East Pointe Apartments Construction Update, 8/2018

6 08 2018

No one can say DGA Builders is wasting time. A visit on Friday showed three sets of CMU foundation walls have been assembled and mortared, each for a ten-unit townhouse string. A few crewmen kept an eye on a material placement truck, also known as a stone slinger, as it launched rocks into the footprint encased by the foundation walls. This may be a crushed stone base (hardfill) for a concrete slab pour, given the stacks of rebar with surface rust sitting nearby. A shallow foundation would work fine here because two-story buildings aren’t especially heavy as structures go, and it would be less expensive and time consuming than a deep foundation. Elsewhere around the site one sees PVC sanitation pipes (sea green), water pipes (blue), and pieces for utility junctions.

Meanwhile just a stone’s sling away on Nor Way, Forest City realty continues work on the six-unit string (hexplex?) of townhouses. Two are fully framed and roofed, two have had their first floor framed though not fully sheathed, and the other two are only partially framed on the first floor. As with all the townhouse strings, these will incorporated some unique design features while keeping the general unit layout the same. I know they’re not happy about the East Pointe townhomes, but it could be a good synergy – the price points ($1,400-$2,000/month fr East Pointe, $350k for the Heights of Lansing townhouses) are such that renters who may wish to stay in that neighborhood may look at the Heights townhomes as an option.

A website is now up and running for East Pointe. It’s mostly stock images and bland corporate-speak, but they do have floor plans and some new renders. Here’s the advertising pitch:

“This apartment community is located on 20 acres in Lansing, NY, which is part of the Ithaca, NY, market. This is new construction of 140 state-of-the-art apartments. There will be 36 one-bedroom units, 90 two-bedroom units, and 14 three-bedroom units. The project will include fourteen apartment buildings with 10 units in each building that will be walk-up garden style with private entrances and a community building. All units will have high end finishes and amenities, including stainless finish appliances, microwave, dishwasher, washer and dryer, ice maker, granite counter tops, wood cabinets, vinyl plank flooring and wall-to-wall carpeting, tile showers, high end plumbing fixtures and lighting fixtures. All apartments will include a patio or deck. The community building will include the leasing and maintenance office, Great Room and warming kitchen for gatherings, and a fitness center. The project also includes an outdoor pool with changing rooms and shower.”

I have no idea what a warming kitchen is, but my very Sicilian mother is pretty good at turning kitchens into warming spaces around the holidays. A photo of the community center is included below.

UPDATE: I’m just going to add this here since the timing was ever so slightly off- on Monday the 6th, the construction loan was filed with the county. M&T Bank is lending Park Grove (represented by an LLC) $22.6 million for construction of the East Pointe project.





802 Dryden Road Construction Update, 8/2018

5 08 2018

Not a high-profile project here, but sizable. 802 Dryden Road, also called “Ivy Ridge”, is the latest project to come out of Modern Living Rentals (MLR). MLR is led by local developer Charlie O’Connor, and as I noted previously, “[h]e is arguably one of the most reticent developers in Ithaca, preferring unobtrusive projects that he hopes will create as little debate as possible. It’s kinda funny in a way, because although he’s a business partner with Todd Fox (Visum’s property management is handled by MLR), the two of them are near-opposites in that regard.”

True to form, while 802 Dryden is a sizable 50,000 SF, $7.5 million project, it was the subject of relatively little public debate during its approvals process. It’s located next to arboretum, replaces four rental houses and a motorcycle repair shop, and the number of residences within 500 feet could be counted on two hands. The project consists of 42 two-story townhouse rental units on three acres, six strings of seven units in a right trapezoid layout. Each string contains four two-bedroom units, two three-bedroom units and a four-bedroom unit (108 beds total). It’s a two-minute drive from the east end of Cornell’s campus (B Lot), and an easy sell to students and staff looking to live in a quieter location near campus.

Zoning on the site is fairly dense, all things considered. Although rather far from Varna’s core, the project does fall under Varna Hamlet Mixed Use District zoning, which allows ten units per acre. A redevelopment bonus of dilapidated properties gave another two units per acre, and a green bonus of two units an acre was also permitted. The green features part required some debate and confirmation. The project seeks LEED Certification and will apply LEED standards for neighborhood design.

The project was first proposed in June 2017. At the time, its design was a virtual clone of another MLR project, 902 Dryden Road, albeit with different colors. The designs were revised at least three times. The design work was passed from STREAM Collaborative to John Snyder Architects, who did substantial alterations, and then again, and then STREAM once again did some work on it. The final set of renders are here, with the site plan docs here. Originally there were three townhouse string designs, but it looks like it was reduced to two in the final round. The six buildings are generally but not exactly the same – the gables are mirrored, some additional trim pieces are used on the gables for the Dryden Road pair, and they alternate between a dark blue vertical fiber cement panel (probably HardieBoard), and a dark green panel. Original approvals may have been issued in November 2017, but the last revisions were approved this past May.

Exterior features include 70 parking spaces, bike racks, trash/recycling enclosure, stormwater ponds, bioretention areas, signage, a childrens’ playground, pavilion and a dog park split up for large and small breeds. Planned interior features include granite counter tops, stainless steel appliances, a washer and dryer in each unit, contemporary lighting, and marble tile. Expect these to be in the same price range as the other recent MLR units, which have been in the $650-$750/bedroom range. The units are expected to be ready for occupancy by June 2019.

There’s a little bit of pre-building infrastructure work that had to take place before construction, because this is a sort of no man’s land between the settled parts of the town of Ithaca and the town of Dryden where no municipal water service was available. The public water main had to be extended to service the project, and the main will be deeded over to the town. At this time, the existing buildings have been removed, but the land has yet to be cleared; we’re really just at the initial phases of the project.

Along with MLR, STREAM and John Snyder Architects, GMB Consulting Services did the LEED score analysis, T.G. Miller P.C. handled land surveying and Marathon Engineering tackled the civil engineering work – Marathon’s Adam Fishel shepherded the project through the town boards. I don’t have a contractor listed, but will share it when I do.

Pre-construction (Google Maps, Nov. 2015)

Renders:

August 3rd:





107 South Albany Street Construction Update, 7/2018

18 07 2018

107 South Albany is a curious mix of sheathing. The front and part of the sides consists of standard Huber ZIP System plywood panels, while the sides use GP DensElement fiberglass mat sheets with maroon liquid flashing. Atop that, wood furring is being attached, and trimboards and fiber cement lap siding (or panels, for the wall next to the central staircase) are added to finish out the exterior. The front entry will have a brick veneer, but only on the first floor, so that doesn’t explain the difference in sheathing. The windows are fitted, but the front entry is not.

These apartments should be open for occupancy in time for the new academic semester. Advertisements say August 1st, but that might be a stretch. Still, these are coming in at a more modest cost than other new market additions ($1,100/month), and adds some density to the State Street Corridor.

Background information on the project and its specifications can be found here. Renting Ithaca (Nick Stavropoulos) is the developer, and Flatfield Designs (Daniel Hirtler) is the architect.





News Tidbits 7/14/2018

14 07 2018

1. We’ll start of in Dryden with some revisions to the Trinitas project. This project has slowly but steadily been winnowed down in size. The original proposal in late May was 224 units and 663 beds. The June revisions dropped that figure to 22 units and 649 beds. Now with the latest set of revisions, the unit and bed count has fallen to 220 units and 610 beds. In other words, capacity has dropped by about 8% so far. A copy of the presentation Trinitas gave to the town board last month can be found in their minutes on the town website here.

From a site plan perspective, you can see a number of substantial changes – some townhouse buildings were lengthened in the southern corner, other strings shortened or broken up, the clubhouse/community building is now a mixed-use structure, and a couple of townhouse strings were deleted outright. About the only portion that was unchanged was the trio of structures closest to Dryden Road.

The early working name for this project was “Fall Creek Village”, which while referencing Fall Creek just to its north, may not have been a wise choice given the neighborhood of Fall Creek in Ithaca, which has been the epicenter for Ithaca’s gentrification. It was suggested they change the name, ideally to something with “Varna” in it. There’s about a hundred other pros, cons and general thoughts shared during the meeting, which can be read here. The project team would like to have approvals by the end of the fall, for a Spring 2019 – August 2020 construction period. As all the paperwork is filed, reviewed and discussed, expect more revisions to the project before any final approval is considered and granted.

2. Tompkins Financial may have relocated all its operations to its new headquarters, but that doesn’t mean its the end of the road for its old properties. 1051 Craft Road, formerly home to the Tompkins Insurance Agency, was sold to Ithaca Dermatology Associates of Ithaca on June 5th for $1.2 million. The 7,541 SF building was built in 1995 and assessed at $990,000, so Tompkins Trust did okay with the sale price – they purchased the building for $965,000 in 2007.

The new chapter is, as you might’ve already guessed, medical office and service space. With the assistance of a $1.5 million construction loan from Tompkins Trust, the Ithaca Dermatology is renovating the building for its new clinic. The hard cost of the renovations (materials/labor) is $1.025 million, and the spruced up facilities are expected to be open by January. Local architecture firm Chiang O’Brien, who have a specialty in medical facilities (they did Cornell Health’s new building and Planned Parenthood’s new regional HQ) is designing the renovated space, and Hammond Heating and Plumbing is the contractor.

3. If you’re looking for something interesting in local planning board agenda, there isn’t much to see at the moment. The town of Ithaca’s PB will be looking at a vacant lot subdivision between 721 and 817 Elmira Road (no future plans stated), and a lot subdivision on Enfield Falls Road to create three home lots and a large wooded parcel to be conveyed to the state as a conserved natural area. Over in Lansing, they’ll be looking at a plan for five micro-sized rental cottages at 16 Hillcrest Road.

4. The near-waterfront office building at 798 Cascadilla Street has been sold. 798 Cascadilla LLC made a deal with the too-similarly named Cascadilla 798 LLC for $2.55 million on Thursday the 12th.  As reported when then building went on sale, the 18,271 SF office building is home to Palisade Corporation, a software firm specializing in decision making/risk analysis tools. 798 Cascadilla LLC is the managing company for Palisade co-founder Sam McLafferty, who recently passed away. Cascadilla 798 LLC is a bit of a question mark – they were created in May and registered to this address, so maybe someone else associated with Palisade is buying it. The asking price for 798 Cascadilla was $2.7 million, and the tax assessment is for $2 million. Pyramid Brokerage’s David Huckle conducted the sale.

5. Maybe something the infill folks in the city want to watch – 622 West Clinton Street just sold to Jerame Hawkins, who two years ago wanted to do an affordable duplex (60% Area Median Income) to replace the old barn (yes, barn) at the rear of the property, as well as keep the existing house locked in as affordable housing. Carina would have supplied the modular units for the three-bedroom townhomes, and Finger Lakes ReUse would have salvaged the barn. Hawkins had applied for $135k in IURA federal grant funds, but the proposal was not funded. However, his purchase of the property now makes a potential affordable infill project somewhat more likely, though we’ll have to wait and see.

6. Color me intrigued – does Pat Kraft have a tenant lined up for the ground level of his Dryden South building at 205 Dryden Road? I have yet to see paperwork, but we’ll see.

7. It appears the Stavropoulos family, local landlords who have undertaken several smaller-scale projects in recent years, are about to add to their holdings. It would appear they are buying out Jagat Sharma’s properties as the well-known Collegetown architect heads into retirement (since he’s almost 80, I can’t blame him). The Stavropoulos purchased a four-unit house at 208-210 Prospect Street from Sharma this week (for $480k, well above the $350k assessed), and an LLC notice was posted recently for 312 East Seneca LLC, which is registered to the Stavropouloses’ home address. 312 East Seneca is also the office of Sharma Architecture (and the cat cafe), and was eyed as a potential Visum acquisition for its Seneca Flats mixed-use plan at 201 North Aurora Street (Visum has conceptual plans for versions with and without Sharma’s lot, so this sale doesn’t kill their plans, though not having the property shrinks it somewhat).

Slowly but steadily, the Stavropoulos are buying and building their way to significantly-sized landlords. Current projects include the 11-unit building finishing up at 107 North Albany Street, and the infill duplex planned for 209 Hudson Street. Last year, they developed four units at 1001 North Aurora Street, and they have a dozen other properties throughout the city under the business name “Renting Ithaca“.

8. We’ll leave this off with some thoughts from the Tompkins County Housing Committee, with four initiatives it will be pursuing to help address the lack of affordable housing in Ithaca and its surrounding environs:

I. Solicit the state attorney general for ways it might be able to legally expand or enhance its Community Housing Development Fund with Cornell and the city of Ithaca. The CHDF is the only way the county can fund housing development since it can’t legally fund housing development directly, but CHDF is relatively limited in its scale and abilities.

II. Develop a proposal for a municipal matching fund to help with grant writing for affordable housing, zoning improvement and infrastructure to serve affordable housing.

III. Planning staff will conduct an infill site analysis in development focus areas (Downtown, State Street Corridor). This would potentially find opportunities in surplus or underused county property that may be developed as affordable housing through an RFP process.

IV. Planning Staff will participate in the Policy Lab Study (“Jennifer and George’s Study”) to provide data and help inform the client committee. I honestly have no idea what this refers to.

 

 

 





News Tidbits 7/7/2018

7 07 2018

1. The infill project at 209 Hudson has been revised and reduced in size. The new plan from the Stavropoulos family of developers calls for just one new duplex at this time, on the existing lawn and swimming pool of the extra-large lot. The rear duplex was eliminated in the revised plan. A small zoning variance is still required for the subdivision (side yard deficiency), but it’s less likely to catch the ire of BZA members this time around because more mature trees are preserved in this reduced-size iteration. Modest bay window projections, fiber cement panels and wood trim will help create a higher quality product.

The duplex would be a quick build since it’s modular, but it’s not going to be ready in time for fall semester – spring (January) would be feasible, if the individual units are assembled before the snow flies. The Planning Board will make their recommendation this month, and the BZA will have their vote in early August, with potential final approval in late August. Quick note, as this has fallen under the threshold for the Ithaca project map (3 units or more), it has been removed.

Also due for review this month are final approvals for 128 West Falls Street (above) and a 3,200 SF endcap addition at South Meadow Square, and approval of a subdivision at 508-512 Edgewood Place.

2. Recently, Visum Development posted photos on their Facebook/Instagram taken during setup for an interview with Park Productions, and Ithaca College student media group. Normally, that’s not something to write about, but this caught my attention:

327 West Seneca is the new all-affordable project they introduced at last month’s planning board meeting. As for the others, I don’t have much of a clue. Ithaca does not have a Main Street, so that’s likely another community. 409 State may refer to an older building at 409 West State or 409 East State, but 409 East State is Travis Hyde’s Gateway Center property (and who at last check had no plans to sell).

As for the others, it looks like the first number was erased. Also of note, there is no East Cayuga, it’s just North and South. So I dunno quite what to make of it – hints of projects with some red herrings, it seems. Worth a look, but it’s not much to work with just yet.

3. Time for a little more speculation. A vacant lot east of 404 Wood Street in the city of Ithaca’s Southside neighborhood sold for $70,000 on June 26th. The buyers were a husband-and-wife pair who also happen to work for Taitem Engineering, a prominent local consulting engineering firm with specialties in structural engineering and associated branches in the context of green/sustainable building operation. The pair previously did a LEED Platinum, net-zero energy home in Ulysses two years ago. The likely guess here is that they’ll be building their next net-zero energy residence on this lot.

As previously noted when the property went up for sale in January 2016 (it was later subdivided from 404 Wood, which was sold a while ago), “(p)laying with some numbers a little bit, there are a couple of options if a buyer wanted to build something. The first and probably easier option would be to subdivide the lot and build on the vacant corner parcel. That would give, per R-3b zoning regulations of 40% lot coverage and 4 floors, about 1400 SF per floor. That gives 5600 SF, and if one assumes 15% off for circulation/utilities and 850 SF per unit, you get a 5 or 6 unit building at theoretical maximum.”

TL;DR – if they want to do a small infill net-zero apartment building, they can. If they want to do a sizable single-family residence, they can do that as well. We’ll just have to wait and see what happens.

4. On the policy side, the Ithaca Common Council voted Wednesday night to move forward with a CIITAP stipulation stating projects pursuing the tax abatement must have a mandatory affordable housing component of 20%, available to those making 75% Area Median Income, affected all residential projects with ten units or more.The extension of CIITAP applicable properties along the Waterfront was also approved.

The policy comes forth after considerable debate over the right percentage and right income to apply. It’s the Goldilocks principle – too little and you don’t add an appreciable amount of affordable housing and may even decrease the amount once redevelopment occurs in lower-income blocks, too much and developers just won’t build (the Portland problem), and those who stick around will renovate existing buildings instead, meaning less supply overall, fewer existing lower-income units and accelerated gentrification. Among things discussed Wednesday night, a proposal to modify the mandatory size requirement of affordable units from a minimum of 80% the square-footage of the market-rate to 100% failed 5-4 (needed six), the % of affordable units went from 10% to 25% (the 25% was the First Ward’s George McGonigal, who has a history of being opposed to new market-rate and affordable housing, and did not get a second to open discussion).

It’s too early to say if this is too much or not enough – the City Harbor folks were in attendance for the discussion (they were at the meeting for a different topic), but didn’t raise concerns to 20%, so it seems likely their project is able to continue. The county IDA is the grantee of abatements with the city in an advisory role only, so they’ll have the final say on the application of the new law.

5. Tompkins Cortland Community College’s Childcare Center has the funds it needs to move forward. The project, first proposed in February 2016, calls for an 8,000 SF, $4 million building, plus a $1.5 million endowment for operating costs. State funds support much of the cost, as well as a $2 million donation from Ithaca CEO and major TC3 donor Arthur Kuckes, for whom the center will be named.

According to Jamie Swinnerton over at Tompkins Weekly, the project includes six classrooms with two infant rooms, three playgrounds, and be, in part, staffed by students studying to be teachers and childcare providers. 12 jobs will be created, and since it’s for faculty, students and staff, those jobs are expected to be full-time and all year-round. The building is expected to be partially opened by the start of the Spring semester, and fully occupied by the Fall 2019 semester.

Design-wise, the latest design in Tompkins Weekly shows smaller windows and the loss of some hipped roof bumpouts at the rear of the building (older version here). Value engineering noted, but the goal of helping students with children stay in school, and get the degrees they want to build their professional foundations on outweighs any shade thrown at the design changes.

6. Also finally moving forward – Lansing Meadows. There was an 11th-hour holdup for the 20-unit senior housing project when the village expressed discomfort with accepting future ownership of Lansing Meadows Drive, feeling the turns were too sharp and posed a liability. Developer Eric Goetzmann relented and agreed to maintain the road as a private road, and the village board approved the project 3-2; there are still a lot of sore feelings about the often-delayed and arguably underwhelming final proposal. Goetzmann has until July 31st to obtain permits to begin construction, or else the county IDA will recommence seeking clawback reparations from abated taxes, most of which went toward the BJ’s that was built in 2011-12.

7. Let’s slay some inbox rumors. East Hill Village is not cancelled. Nor is Trinitas’ Dryden Townhomes project. I checked with the project teams – both are still active projects. However, East Hill Village is waiting on the town of Ithaca to finish updating its zoning to a more form-based code, and the project will not move forward until that happens.

8. For fun: here’s a Google Docs spreadsheet on how the Ithaca metropolitan area lines up with other metros on new home construction permits since 1980. Key takeways – Ithaca/Tompkins County was in the top 10% of metros in 2017 for multi-family housing permits per capita (30th of 381), but it lags quite a bit in the construction of single-family homes, so its overall rank is only the 64th percentile (137th of 381). Even then, it’s still one of the fastest growing housing markets per capita in the Northeastern United States. 2016 and 2017 have been strong years, while 2015 and earlier were generally well below the national average.

The multi-family number per capita is arguably skewed higher than a typical year thanks to large projects like 441-unit/872-bed Maplewood, but the message seems to be that the community is seeing real results from its push for housing. However, with a lack of single-family being built, Ithaca and Tompkins County need to figure out ways to compensate for what single-family provides (i.e. home ownership). It’s not necessarily “we should build more single-family homes” although that is part of the answer. It’s also encouraging suitable single-home substitutes (condos) in desirable areas while maintaining a strong, steady flow of new units as the local economy continues to grow.

 





East Pointe Apartments Construction Update, 6/2018

24 06 2018

If the name doesn’t sound familiar, that’s okay. For the past two years, the common reference to these was either “The Bomax Drive Apartments” or the “Park Grove Realty Apartments”, either of which was used interchangeably. The official name according to Park Grove Realty’s webpage is “East Pointe Apartments”. East of what, I dunno.

Park Grove Realty is a new company headed by a group of long-time developers and real estate professionals. Andrew Crossed and Andrew Bodewes cut their teeth at Conifer Realty, a regional affordable housing developer based out of Rochester (readers might be familiar with some of their local projects, including Linderman Creek, Cayuga Meadows, and Poet’s Landing). They knew their way around development and had familiarity with the area. Not only that, they were working with Tom LiVigne, who has been on the board of many local projects and recently retired as the president of real estate operations at Cornell.

While LiVigne was at Cornell in 2008, the university purchased a 19.46 acre parcel on Bomax Drive. The property was zoned for business and technology, which is intended for commercial office, warehousing or tech-focused industrial space, which is what Cornell originally had in mind. But, with the onset of the Great Recession, and a re-assessment of Cornell’s needs, nothing ever came forth for the property.

A little bit of speculating here, but because Conifer’s Cayuga Meadows had been floating around since the late 2000s, LiVigne would have been professionally familiar with Crossed and Bodewes. It seems likely that as LiVigne retired in early 2015, and Crossed and Bodewes launched their company a few months later, they might have approached him with the idea of an Ithaca project, knowing the market’s strong economics and housing deficit. LiVigne was familiar with Cornell’s excess holdings, and whatever discussions he had with Park Grove post-retirement led to the idea of a project on this property.

The project was first conceived and brought before the village of Lansing in July 2016. East Pointe is a 140-unit townhouse complex, fourteen strings of ten units, plus a community building, situated on a wooded vacant parcel on Bomax Drive. The intent was to explicitly avoid Collegetown and Downtown, and do a project geared towards the upper-middle class market segment, more specifically empty nesters and young professionals who may be moving in for work, but have yet to buy a house (this is exactly the same sub-market and words used by the developers of the 102-unit Cayuga Orchard project over in the town of Lansing, and even bears a passing resemblance). Arguably, a modest slice of graduate/professional students is possible as well.

To make the project possible, the zoning would have to be changed to high-density residential – the village planning board wanted a traffic study and wasn’t excited that there was no affordable housing here (the project team argued the asking price Cornell wanted made affordable housing infeasible), but was otherwise open to the idea of the zoning change; no one had developed a business and technology space since 2005, and residential was seen as a downzoning from what could have been done there, should Cornell have really pushed for a large office of research building. The neighboring developer, however, was not okay with the rezoning.

I don’t intend to rehash Forest City Realty and the Jonson family’s attempt to stop the project, but the argument was that it was a “spot rezoning” and that it was illegal. The Jonsons felt the units would decrease the desirability of their own project, the luxury for-sale townhomes in the Heights of Lansing. It became so impassioned that Lisa Bonniwell (Ivar and Janet Jonson’s daughter) ran herself and allies to try and take over the village Board of Trustees and mayorship last year in an effort to stop the proposal – they lost by a large margin. They also took the village to state court, lost, appealed, and lost again. The village estimates, with considerable distaste, that although they won, the court cases cost them close to $50,000.

It’s because of the lawsuit that the timeline gets a little muddled. The rezoning request was filed in September 2016, the public hearing in October, and the zoning change was made in November 2016 – to make it clear, that was the rezoning, not the project. The project wasn’t approved until November 2017, after the lawsuit was rejected and had gone to an appeals court. For a little while, Park Grove had a “continue at your own risk” for preparing final drawings and legal paperwork, given that the appeal was not declined by the state court until February 2nd 2018. The first real sign the project was moving forward came on March 16th of this year, when Cornell sold the land to Park Grove for $1.5 million, $300,000 more than what the university paid in August 2008.

Each string will have four units on the first floor, and six units on the second floor. Each unit has their own entrance, and the project is being described by the developer as “walk-up garden style“. The mix of units is 36 one-bedroom units, 90 two-bedroom units, and 14 three-bedroom units – since 36 and 90 don’t break down evenly by 14, I’d expect slightly difference unit mixes per building, and perhaps that will result in some slight design differences for things like window and door placement. However, they’ve only ever shown one apartment string in their official renders. The renders above are from early in the process (top), and the one they uploaded to the company website last week (bottom) – note the differences in the end garages and in the second floor/roof on the right side of the image. it may be a change in design, or it may be two different building designs they plan to utilize depending on unit layout. Have to wait and see on that one.

The one-bedrooms will be about 900 square feet and go for $1,400/month, according to an early interview with the Ithaca Times. The 1,300 SF two-bedroom units will go for $1,700/month, and the three-bedrooms, which will be about 1,400 SF, will for $1,900/month. The Lansing Star gives similar stats. Renters will get “high end finishes and amenities”, with possible amenities including  the community building with swimming pool, bocce ball court, walking trails, a community garden and a dog park.

I have not seen any building costs or local lending activity associated with the project, but if it’s in the ballpark of the nearby Village Solars (which is $2-$3 million per building), then it would not be unreasonable to expect something in the range of $30 million (of course, I am not the county tax assessor, so don’t take my word as gospel).

The architect, James Fahy Design Associates of Rochester, has a lot of experience with newer suburban developments, both single-family and multi-family. A google search (their website hasn’t been updated) shows similar gable-loving, shake siding and stone veneer embracing projects in the Buffalo, Rochester, Syracuse and Albany areas. Jess Sudol of Passero Associates is the engineering consultant.

Right now, the site is being cleared and graded, with subterranean utilities installs (water/sewer) and early foundation excavation work is underway. The first two apartment strings are expected to be ready by Spring 2019. DGA Builders of Pittsford (suburban Rochester), a division of Pennsylvania-based DGA Construction Group, appears to be the general contractor, and A.E.Y. Enterprises of Macedon (Wayne County) is the site work subcontractor.

 

 





Village Solars Construction Update, 6/2018

16 06 2018

It looks like there’s a lull in the construction at the moment. Both 102 Village Place and 116 Village Circle appear to be complete, though a quick guess would be that 102 Village Place is already occupied, and 116 Village Circle will be ready for its first tenants at the end of the month. The two have a total of 42 units, 24 in the former and 18 in the latter. TCAT is in discussions to add or modify a bus route to service the growing apartment complex, which has already added a couple hundred residents to the area since 2013, with plans for hundreds more over the next several years.

According to the phasing plan, the next phase is to replace 2 Village Circle and 22 Village Circle with a pair of 18-unit buildings. Those would be twelve studios and six two-bedrooms each, replacing two ten one-bedroom unit buildings (net gain of 28 residents, for those keeping in track). Demolition has not yet started on the existing structure, but the most likely plan is to start a little later in the early summer, and have the new pair of buildings ready for a spring 2019 occupancy.