News Tidbits 8/12/17: Two Kinds of Rehab

12 08 2017

1. It looks like some Trumansburg residents want to build a recreational complex. According to the Ithaca Times’ Jamie Swinnerton, for the civic group Trumansburg Community Recration, “{t}he ultimate goal is to build a recreation center, soccer fields, baseball fields, a youth football field, a skate park, and a pool to the community. The first phase of the project would be building the sports fields and possibly a recreational campus. While the group is still searching for space for these amenities, it is raising funds through grants and donations. The fundraising goal right now is $750,000.”

Along with private donations, the community advocacy organization is seeking state funds, which state law requires be obtained via municipal entities, i.e. the village, school district, town and county. It’s not that governing bodies have to commit money, they just have to express support and sign off on applications, and allocate the awarded funds if/when they are received.

Phase two for the non-profit would be a community center, likely a re-purposed building, and phase three would be a pool, which is garnering significant community attention. Although the group hasn’t committed to a location (the rendering is completely conceptual), it is examining the feasibility of different sites in and around Trumansburg. Interested folks can contact or donate to the group here, or sign up for emails if they so like.

2. Cayuga Addiction Recovery Services (CARS) has finally received the money from a July 2016 grant award. Cayuga Addiction Recovery Services (CARS) will be using it toward a new 25-bed adult residential facility. The new facility will be built on the Trumansburg campus adjacent to a 60-bed facility on Mecklenburg Road, near the county line a couple miles to the southwest of Trumansburg. An undisclosed number of jobs are expected to be created. Founded in a Cornell U. fraternity house in 1972, CARS provides treatment, counseling, skills training and support services to help clients overcome addictions and rebuild lives. The current facility was opened in 2004.

While the location is quite rural, the nature of the facility (rehab, focus on opioid abuse) is getting pushback from at least one town board member who doesn’t want it in the town (link, scroll down to 7-25-TB minutes). The plan has yet to go before the Ulysses planning board.

3. INHS made its name on home rehabs, and it looks to be making a return to its roots. The non-profit developer is asking the IURA for $41,378 towards the renovation of an existing 3-bedroom house on 828 Hector Street, which will then be sold to a low-moderate income family (80% AMI, about $41,000/year) and locked into the Community Housing Trust.

The project cost is $238,041. $152,000 to buy the foreclosed property from Alternatives Federal Credit Union, $8,000 in closing/related costs, $60,000 in renovations, $5,000 contingency, $8,141 in other costs (legal/engineering), and $4,900 in marketing/realtor fees. The funding sources would be $144,163 from the sale, $15,000 from INHS’s loan fund (to cover the down payment for the buyer), $37,500 in equity and the $41,378 grant. A for-profit could renovate for cheaper, but federal and state guidelines say INHS has to hire those with a $1 million of liability insurance coverage, which takes many small contractors out of the equation.

Side note, the city’s federal grant funding disbursement was dropped by $50,000, because HUD is an easy target in Washington. Luckily, Lakeview decided to forego its grant funds because they found the federal regulations unwieldy, which freed up a little over $43k to move around to cover most of the losses.

4. Speaking of Hector Street, it looks like Tiny Timbers is rolling out a pair of new spec plans for two lots on the city’s portion of West Hill. The house on the left, for 0.27 acre Lot 1, is a 1,040 SF 2 BD/1BA design listed at 187,900, which is a good value for a new house in the city. 0.26 acre Lot 2 is a 3 BD/2 BA 1,370 SF home listed at $222,900. Taking a guess based on the lot sizes, these are the wooded vacant lots west of 920 Hector. There’s a third vacant lot over there, but no listing yet.

5. On the city’s Project Review Committee meeting agenda, which is the same as the memo…not much. Lakeview’s 60-unit affordable housing project on the 700 Block of West Court Street will have its public hearing and determination of envrionmental significance, the last step in SEQR and the one before preliminary approval. Same goes for INHS’s 13-unit project on the 200 Block of Elm Street.

Apart from related or minor zoning variances and review of proposed historic designation in Collegetown for the Chacona and Larkin Buildings (411-415 College and 403 College), the only other project for review is 217 Columbia, Charlie O’Connor’s. Which, as covered by my Voice colleague Kelsey O’Connor and by Matt Butler at the Times, did not go over well, though Charlie seemed willing to change plans to avert a firestorm. From a practical standpoint, I’d imagine he’s much more focused on his much larger 802 Dryden Road project, and this is small if hot potatoes. The 6-bedroom duplex (three beds each) is designed by Ithaca architect John Snyder.

My own feeling is that a moratorium isn’t the answer, but if they wanted to roll out another TM-PUD so that Common Council gets to review plans as well as the Planning Board, then so be it. My issue with moratoriums is that local municipalities do a terrible job sticking to timelines and have to extend them again and again. Plus, there are projects like the Ithaka Terraces condos, or the new Tiny Timber single-family going up on Grandview, that aren’t the focus of the debate but would be ensnared by a blanket moratorium.

Meanwhile in the town, the planning board discussion for next week will mostly focus on the NRP Ithaca Townhouses on West Hill. The revisions will be up for final approval, which would allow NRP to move forward with their 2018-19 Phase 1 buildout (66 units and a community center). Phase II (39 units) will follow in 2019-20.

6. In sales this week, the big one appears to be 808 East Seneca – 5 unit, 4,125 SF historic property just west of Collegetown in Ithaca’s East Hill neighborhood. List price was $1.575 million, and it sold for modestly less, $1.45 million, which is well above the $900,000 tax assessment. The sellers were a local couple had owned the property since 1982, and the buyer is an LLC formed by the Halkiopoulos family, one of Collegetown’s old Greek families, and medium-sized landlords with a number of other houses in the area.

Perhaps more intriguing is the sale of 452 Floral Avenue for $100,000 to home builder Carl Lupo. The vacant 4.15 acre property had been the site of a 30-unit affordable owner-occupied project back in 1992, but given that the Ithaca economy was faltering in the early 1990s, the plans never moved forward.

7. A quick update from the Lansing Star about the Park Grove Realty lawsuit. While the Jonson family of developers may have lost the village elections by a large margin, their lawsuit accusing the village of an illegal zoning change to permit the project has been reviewed by the state’s court system – and they lost. The state supreme court ruled the zoning change was perfectly legal, appropriate to the revised Comprehensive Plan, and accusations of negative impacts on the Jonsons’ Heights of Lansing project are overblown and speculative.

The Jonsons intend to file an appeal, and have to send in their final draft by September 5th. At this point, the project is left in a waiting pattern – the village is leaving the public hearing open until the appeal is resolved. If the appeal overturns the ruling, than the project can’t proceed regardless of village approval. Given the basis for the initial ruling, an overturning seems unlikely, but it will be a few more months before any approvals can be granted.





News Tidbits 8/5/17: Having the Right Look

5 08 2017

1. Thanks to Dan Veaner at the Lansing Star, we have the first rough site plan for the proposed Cornerstone and Tiny Timbers projects at the Lansing Town Center site at the intersection of Route 34B and Triphammer Roads. Readers may recall that Tiny Timbers has proposed a development of 60 for-sale single-family homes (ten in the first phase) called “Lansing Community Cottages”, and Cornerstone is proposing up to 144 affordable apartments in two phases for the town center site.

Specifically, Tiny Timbers is looking to sell homes averaging about 1,000-1,200 SF in the $175,000-$225,000 range, which is a critical but tough-to-hit segment in the local housing market. With consultation from planner David West, the homes are designed in a traditional urban layout, with congregated parking spaces instead of garages, and community green spaces. None of the homes are more than 150 feet from the roads and parking areas, a safety requirement to ensure access for emergency vehicles. Ten units would be built in phase one, twenty in phase two, and thirty in phase three. About the only concern town officials have expressed at this point is a second means of ingress/egress to keep the traffic down on Conlon Road.

In contrast to Tiny Timbers’ site plan, the Cornerstone plan is a more conventional suburban layout with parking adjacent to each 8-unit structure. In fact, based on the above design, and the need for affordable developers to save on costs and therefore many reuse designs when they can, it’s likely that some of the Cornerstone apartments look something like the above image, which comes from a recent Cornerstone project near Brockport. The detailing and the colors may differ, but it’s a pretty good bet that’s how some of the finished units will look. Like Conifer, Cornerstone appear to be using a mix of their standard designs, and there are two distinct designs on the site plan, as well as a community center.

2. A redevelopment opportunity in downtown Ithaca has sold, but it looks like there are no plans. 110-112 West Seneca Street is a 538 SF salon with a large rental parking lot, and zoning is CBD-60 meaning 60 feet with 100% lot coverage, no parking needed. Tompkins Trust (Tompkins Financial Corp.) picked up the property on Friday the 28th for $600,000, below the $800k asking price but still quite substantial for what’s mostly land.

Unfortunately, it doesn’t look like anything is going to happen here. Tompkins Trust had previously rented the 23 parking spaces on site for use by its own employees – whether they’re hedging bets or don’t trust the parking garage situation, they appear to be buying the property to use as parking. Boo. With any luck, after their new HQ opens up next spring and their parking situation settles down, they’ll find better uses or potential partners for the lot. With no historic attributes but proximity to major services and amenities, a parking lot on this property is a waste of potential.

3. The Harold’s Square project team has given their website a overhaul, and with that comes the official timeline. According to the web page, asbestos abatement is now underway, demolition will start in September, construction will last through January 2019, and marketing/lease-up for the commercial spaces and 108 residential units should will start in January 2019.

The project description web page mentions 100 construction jobs, 50 retail jobs and 200 office jobs, which seems accurate for the square footage of each use (12k retail, 25k office). The estimate of 250 residents is way too generous though – the back-of-the-envelope is one person per bedroom, and there are about 144 bedrooms/studio units.

Side note, I reserve the right to grouse that the media links both go to the Times.

4. Dunno what’s going to happen with the Lansing Meadows senior housing up by the mall. Background story on the Voice here. On the one hand, the wetlands were an arduous and expensive undertaking, and Goetzmann did those to Army Corps of Engineers standards. It does make it tougher for the project to be financially viable. On the other hand, the village has a right to be frustrated, and it’s not unreasonable that they’re feeling that they’re being taken for a ride. Goetzmann received an IDA tax deal for what was largely a retail project, largely a no-no because most jobs in retail are low wage. He also received a variance for a community retail component, and multiple extensions from the IDA on fulfilling the housing component.

An increase in density spreads the fixed costs out among a greater number of units, and it’s encouraged by the village and county, so that’s not the issue. The design is what bothers them – while shared walls and utilities is a cost-saving measure, the village has expected smaller, house-like units since the project was first proposed in the late 2000s. Maybe the happy medium between this and the ten duplexes is a site plan with 3-4 unit structures with 20-24 units, with the buildings designed with pitched roofs, dormers, small porches and other home-like features. Let’s see what happens in the next couple of months.

5. Plans for co-op housing on West State Street have been waylaid, perhaps permanently. New York City businessman Fei Qi had previously proposed to renovate the historic 3,800 SF property at 310 West State Street into office space, and more recently a 12-14 person co-op. However, there have been a couple of issues with both plans – the ca. 1880 building is in need of significant structural renovation. Years of deferred maintenance prior to Qi (who bought it from the Salvation Army for $195k last year) has left the building in rough shape, and asbestos and lead need to be removed. For the housing proposal to be permitted, fire suppression systems would also need to be installed. Some city officials have expressed concern that like the carriage house that once existed at the rear of the property, if the building gets mothballed again, its structural integrity may be at risk. Any external changes would need to be approved by the Landmarks Commission. It appears that Qi recently applied to the commission stating economic hardship, saying he was unaware the building was a historic property and was not communicated to him by the seller or real estate agent, and cannot afford to renovate it to ILPC standards. The designation went into effect in April 2015, a year before sale.

Concurrently, Qi has put the property up for sale. For an asking price of $278,000, one gets the building and the architect’s plans. I’ve seen ball-park estimates of $500k for the renovation into office space, but I never saw an estimate for the co-op. As a result of the structural issues, the building’s assessed value plunged from $250,000 in 2016 to $100,000 last year, most of that being the land. Fingers crossed, someone steps up to the plate to save this building before it’s too late.

6. Last month, I speculated that there was a plan for redeveloping 217 Columbia Street on Ithaca’s South Hill. Turns out there is, and it’s really upsetting the neighbors. The plan by Modern Living Rentals is to preserve the existing building, but build an additional two-family home on the property as well. For the neighbors, this is apparently one student-oriented rental too far. Some are calling for a moratorium, and others a zoning change to prevent rentals without an owner living in the property. Most of South Hill’s zoning is R-2 residential, which is one-and-two family homes, and most of the construction in South Hill these past few years has been one and two-family homes. The issue is that they’re upset they’re rentals, many of which appeal to Ithaca College students further up the hill in the town. In theory, you could make it an approval requirement that the renters be non-students, although I’m not sure that would placate the situation. We’ll see how it goes.





News Tidbits 3/18/17: Shoveling Snow to Dig Foundations

18 03 2017

1. A lot of Lansing stuff this week. Let’s start off with a brief update. It’s been about a year since the Thaler family received approvals for their 60-unit mixed-use Cayuga View Senior Living project on Cinema Drive in the village of Lansing. Well, it looks like they are finally ready to get under construction. The County Office of Aging included the project in their list of projects underway, and a check of the project’s Facebook page says they are starting construction this spring for a Spring 2018 opening. The upmarket project will contain 48 1-bedroom units and 12 2-bedrooms units, on a vacant parcel that is one of the last undeveloped high-density properties left in the village. Taylor the Builders will be the general contractor.

2. For a while now, the town of Lansing has been touting a figure of about 900 housing units being held up by the gas moratorium. Here are the statistics to back that up.

Now, the document from town planner Mike Long suggests that for multi-phase projects with some units already complete, the balance has been applied to the summation. If that’s the case, than Village Solars is shooting for a much larger buildout than originally anticipated. The doucment says that still plan on building 423 units. That’s a lot more than the ~310 currently on file. The first stage was increased from 174 to 206 as the result of unit-splitting, so the second set of phases may now have 217? That seems to be what’s implied here.

Note that the gas moratorium is a complication for the Village Solars, but not a project stopper. The newer buildings use electric heat pumps, which are a little more expensive than conventional gas, but they were able to pass the costs on within the rents (+$50/month) without much issue.

3. On another note with that town study, most of the projects noted have already been aired – Cayuga Farms on North Triphammer Road, the Pinney duplexes off of Scofield Road, Schickel’s Farm Pond Circle, and so on. However, a couple are new.

One appears to be a project called “English Village”. It consists of 59 townhomes and 58 single-family home lots. The other is “Cayuga Farms with Lake View”, which lists 30 units. The next has been cast for information, so watch this space.

4. Eric Goetzmann’s senior housing is finally ready to move forward, according to Dan Veaner at the Lansing Star. Lansing Meadows looks to be aiming for about 20 units of senior housing on Oakcrest Road, and a small commercial retail component that complements the housing – an idea being tossed around in the Star article is a coffee shop.

Technically, a coffee shop isn’t allowed in the 2011 PDA that approved BJ’s and the units, but it’s a minor change from the neighboring zoning, and likely to pass without issue. The senior units have been delayed for several years because Goetzmann bit the bullet and built wetlands to replace those that would be disrupted by construction, as required by state law; the U.S. Army Corps of Engineers had to review and sign off on the newly-created salt marsh as satisfactory. That only happened last October.

5. The Ithaca Landmarks Preservation Commission is looking at options for a Collegetown Historic District. Initially, they wanted the 400 Block of College Avenue, the 100 Block of Oak Avenue, Cascadilla Hall, the College Avenue Bridge and 116 Summit Avenue. Then after consultation, they realized that may be a little too much to try and justify to the rest of the city, so it seems they want to move ahead with two individual designations instead – the CTB Building (403 College, the Larkin Block), and 411-15 College Avenue (Stella’s, the Chacona Block). Both are older buildings in the valuable MU-2 zone. The Avramises, who own the Chacona block, did talk about wanting to redevelop it at some point, but that was almost a decade ago, and there haven’t been any formal plans. I can see some kvetching from the ownership, but it seems unlikely that the city will argue against historic designation for these two properties if it moves forward.

6. Looking at the agendas for local planning boards – the town of Ithaca will be looking at a renovation at East Hill Plaza (former Wings into Sedgwick Office Interiors), a 2-lot subdivision on Bundy Road, and a 10,100 SF warehouse/industrial operation at Greentree Nursery’s new building at 142 Ithaca Beer Drive. The Bundy Road subdivision is the big purcahse mentioned a couple of weeks ago – the buyers want to subdivide a 2.27 acre section and have no plans for other 64.7 acres.





News Tidbits 1/28/17: Helping You Avoid Politics For Five Minutes

28 01 2017

1. Looking at sales, it looks like there were a couple of big ones this week in the Ithaca area. The first was on Friday the 20th, where 402-04 Eddy Street was sold for $913,000. The buyer was an LLC tied to Charles and Heather Tallman, who own several properties in Collegetown. The $913k price is above the 2015 assessment of $880k, but below the 2016 $1 million assessment. The Tallman historically have not been the kind to redevelop property, and the three-story mixed-use building is part of the East Hill Historic District, so don’t expect any big changes.

The next two were on Wednesday the 25th – Parkside Gardens on the Southside at 202 Fair Street, and Lakeside (Grandview Court) on South Hill, were sold for a whopping $10,450,000 from a Long Island landlord (Arbor Hill Homes) to an LLC based out of Delaware. Parkside has 51 units and was built in the 1950s, and is assessed at $2 million. It sold for $4.2 million, about double what the $2.145 million the owner paid in 2007. Lakeside has 58 units and was built in the 1970s. It is assessed at $2.8 million, the previous owner paid $2.58 million in 2007, and just sold it for $6.25 million.

Up until 2014, they accepted housing vouchers, but according to an email from the IURA’s Nels Bohn, The Learning Web handled the vouchers and the IURA has nothing about the complexes on file after 2014. It might be a case similar to Ithaca East, where the affordable housing lease period ran out and the owner converted to market rate. The Voice tried to do a story on it in Fall 2015, but it went nowhere, and then again in January 2016, and it went nowhere. I did research but Jeff and Mike were going to be the respective writers. Here are my notes from September 21, 2015:

The two complexes were recently offered for sale, but the listing was deactivated. According to 2011 IURA minutes, the owner is kind of a sleazeball, uses them as an investment property but doesn’t do maintenance. Another company (Rochester-based Pathstone, they’ve done work with INHS) considered buying Parkside in 2011/12, but backed out when problems arose.

One could argue that the two complexes had a shady owner who just cashed out big. The buyer can be traced through its unique name to a Baltimore company called Hopkins Holding, and a LinkedIn profile of a partner in the company saying their specialty is student housing. At the high price paid for Lakeside, I could easily see a redevelopment happening, though I’m not as certain about Parkside’s future.

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2. There were also a couple of construction loans filed this week. Tompkins Trust lent Collegetown Crossing $500,000 according to a filing on the 23rd, but the type of work is unspecified in the county docs. Tompkins Trust also lent INHS $1,581,796 in a separate filing on the 23rd, to finance the seven for-sale townhouses underway at 202 Hancock Street in Northside, part of the 210 Hancock affordable housing project.

3. A few weeks ago, the pending sale of the former Phoenix Books barn at 1610 Dryden Road came up. Now we what the plans are. It appears a local businessman wants to renovate the barn and use it for automotive trailer sales. The plan requires a special use permit from the town because it’s a residential zone, and the project is seeking a landscaping outdoor area to showcase trailers for sale. It doesn’t read as if the barn itself will be greatly altered in appearance, although its structural stability is in question, so it will need its north wall shored up, and roof repaired so that rainwater stops pouring into the basement. The town will be going through the project over the next couple of months, but there don’t appear to be any big obstacles that will prevent a permit from being issued.

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4. For the sake of acknowledgement, the ILPC approved of Jason Fane’s renovation plans for the Masonic Temple. There was a little back-and-forth about window replacements, and they made sure to note that the “for rent” signage was not grandfathered and would have to come down once the three commercial spaces are rented out, and the signage would not be allowed to go back up even if the spaces were vacated at a later date. The ILPC also seems inclined towards a historic district on the north edge of Collegetown along Oak Avenue and Cascadilla Place, but that still has yet to take form.

5. Out in the towns and villages, there isn’t anything too exciting on the agenda. Cayuga Heights had a one-lot subdivision for a new home site at 1010 Triphammer for their latest meeting. The town of Dryden had a 5-lot subdivision off of 1624 Ellis Hollow Road, and a 7-lot subdivision at the former Dryden Lake Golf Course.Dryden also received the sketch plan for the 12 Megawatt solar array planned by Distributed Solar at 2150 Dryden Road (12 MW is enough for ~2400 homes). Ulysses had to review a special permit for turning a nursery business into a bakery/residence, and a 2 Megawatt array at the rear of 1574 Trumansburg Road. The town of Lansing had a meeting scheduled, but nothing was ever put online, nor was there a cancellation notice.

6. The townhouses at 902 Dryden are starting to rise up. Visum Development’s facebook page notes that the foundations for all structures are complete, and framing is underway; you can see roof trusses on the right of the photo. Looks like a typical wood frame with Huber ZIP sheathing, which has become the popular (and arguably more effective) alternative to traditional plywood and housewrap. According to the hashtag overkill, the 8-unit, 26-bed housing plan is still on track for an August 2017 occupancy.

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7. Quick wrap up, we now have addresses for the two-family homes going up on Old Elmira Road. They will be 125 Elmira Road and 129 Elmira Road. This means the end of the awkward Spencer Road/Old Elmira Road disclaimer in the next (and probably last) update in March, although for the sake of continuity the title of the post won’t change – continuity was the same reason 210 Hancock was co-tagged with neighborhood pride site for about a year. Just trying to make it easier to follow along.





News Tidbits 11/12/16: Oof.

12 11 2016

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1. Starting off this week in Lansing, the village has okayed a zoning change that would allow the planning board to move forward with consideration of a 140-unit upscale apartment project on Bomax Drive. Neighbors came out to oppose the zoning change for the 19.5 acre parcel from office park business/tech to high-density residential, saying it would create additional traffic and hurt property values. The village board, however, responded in dissent, noting a lack of housing, a fit with the 2015 village comprehensive plan, and that this was about the zoning and not the project, which the planning board will critique as a separate action. The zoning change was approved unanimously. Park Grove Realty is now free to submit plans to the village, and planning board review will go from there. Expect it to take at least a few months.

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2. A couple quick notes from the town of Ithaca – Therm Inc. has commenced construction on their 20,000 SF addition at their South Hill plant. It’s a few months later than originally anticipated, but underway nevertheless. The $2.5 million project is expected to create 10 manufacturing jobs, according to the county IDA.

Also underway at this point is the renovation and expansion of the Rodeway Inn on Elmira Road. The plans call for expanding the existing 25 motel units, adding 2 new units on the ends of the main structure, and renovating a house on the property for a 1,146 SF community room to serve guests. Landscaping and lighting would also be updated. The town pegs the construction cost at about $679,000.

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3. Here’s some good news – it looks like someone has taken up the Iacovellis on their offer of a free historic house at 341 Coddington Road, providing that the taker moves it. It appears NYSEG was creating some hangups since the power lines have to be moved out of the way (NYSEG is infamously difficult to work with), but with any luck, the house itself will be saved. My colleague Mike Smith is doing the legwork on a story, so hopefully more details on the “buyer” will come forth shortly.

4. Back in July, several West End properties owned by an out-of-area LLC hit the market. Now, at least one of them has sold. The duplex at 622 West Buffalo (blue in the map above) was sold for $90,000 to a gentleman from suburban Syracuse. Immediately after, paperwork was filed with the county for a $179,145 building loan courtesy of Seneca Federal Savings and Loan, a small regional bank out of Syracuse. The paperwork does not indicate if it will be renovations/additions to the existing building, or a new structure (sometimes the sale price is a part of the building loan, but in this case the buyer paid separately, with $171,187 set aside for hard costs).

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5. Sticking with county filings, the construction loan for the third phase of the Village Solars was filed with Tompkins County this week. $6 million is being lent by Tompkins Trust to fund construction of 42 units, 21 in each building. Initially they were slated to have 18 units each, but because the three-bedroom properties don’t have quite the same appeal as smaller one-bedroom and two-bedroom units, Lifestyle Properties (the Lucente family) has broken up the units without significantly changing the exterior appearance and layout. Actual Contractors LLC, another Lucente company, is the general contractor, with Albanese Plumbing, T. U. Electric, and Bomak Contractors (excavation/foundation) rounding out the construction team.

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6. This is one of those unusual months were the city projects memo and the project review meeting agenda go out in the same week. Apart from the Collegetown Townhouse project, there are no new projects being presented, but there is new information and new renders.

In the projects memo, Novarr’s project is the new shiny, while Amici House, the8-unit project at 607 South Aurora and City Centre are being carried over as old business. Regarding City Centre, it doesn’t look like any particular points of contention have been raised by city planning, the framework for mitigating Historic Ithaca’s design complaint is already included, and most of the other requests are for more information/paperwork. From the Design meeting, it looks like the debate on the townhouses project is minor, mostly with where to locate the trees out front, and window details. They will not be putting windows into the north face because it’s on the lot line, but they will vary the materials for visual interest. The Design Committee requested that City Centre insert more windows in some areas, and less signage, as well as consideration of decorative elements to highlight the curved facade facing Aurora and East State Streets.

The project review committee meeting has all of the above, plus updated submissions from the Maplewood project team. Although no substantial development will occur in the city, the Maplewood project crosses municipal boundaries and the city has deferred to the town for lead agency. The meeting will also have a few zoning variances to comment on. The only notable zoning variance is for local realtor Carol Bushberg, who wants to do a one-story 812 SF rear addition at her office at 528 West Green Street, which is in a WEDZ zone and requires two floors.

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Looking at the Maplewood submission, the new dormer/gable style will be for the building strings that front Mitchell Street, and the two strings most visible from Walnut Street. More modern designs will be used for the remaining structures. Looking closely, the designs do vary from string to string, which will give the site some character and additional visual interest. The project timeline is pretty tight with submissions, meetings and approvals, aiming for preliminary approval from the town on December 20th, demolition to start immediately thereafter, and final site plan approval by January 3rd.

For links, here’s the Collegetown Townhouse updated submission, engineering narrative, site plan render, and cross section render. Here are the updated materials for 607 South Aurora (no significant changes, just a summary of submission materials),  here’s a new site survey for Amici House, and the project update for Maplewood.

7. Meanwhile, there’s nothing too exciting on any of the town boards next week. Lansing town will consider additions to a self-storage facility, a one-lot subdivision and a climbing wall facility next to The Rink. Ithaca town will be conducting their own analysis of Maplewood, and a one-lot subdivision.

Now, after this week’s election news, one might wonder if this has any impacts on local housing/development. Arguably, there are a few. Expect federal funds for affordable funding to be cut drastically, and grants for mass transit projects to also take a major hit. While those are major losses, the state has far greater control, so there will still be some funding available, but definitely not as much as would have been expected under a Democratic administration. Most land use and building issues are decided at the local level, so don’t expect significant impacts there.

More of a question would be infrastructure investments. The president elect wants to launch a massive rebuilding program, but the Republican Senate majority leader has already said that’s not something they’re interested in, so we’ll just have to see if he can force it through or not. If there’s any silver lining to all this, it might come in some form of deregulation, but while he might be a fan of urban environments, most of his cabinet will likely not. We also have to keep in mind the disdain for elite colleges like Cornell, so research funding, and the economy built off it, is probably going to take a hit. For the Ithaca area, the change in administrations is likely a net negative.





Simeon’s Reconstruction Update, 4/2016

28 04 2016

After the metal stud walls and fireproof gypsum board went up, it looks like another layer has been applied to the exterior. On portions of the structure that will be covered by brick, a closed-cell spray foam was used. Architect Jason Demarest provides a link to Goodale Construction of King Ferry on his Twitter account, so that might have been the subcontractor. Closed-cell spray foam, made with polyurethane and applied a few inches thick, provides insulation under the brick. On areas that will be covered by metal panels and details, Huber ZIP panels have been attached. Some of the original cast iron was salvaged after the accident and will be reused, but I haven’t seen anything that indicates if all the exterior trim will be cast iron, or if the exterior will be finished with metal panels that have a similar appearance.

Simeon’s, which is being built under a different contractor, is expected to reopen in June. Five apartments on the upper floors will hit the market later this year.

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News Tidbits 4/2/16: The Walls Come Tumbling Down

2 04 2016

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1. Demolition and site prep work has begun for the Hotel Ithaca’s new 5-story addition. The work appears to be right on schedule, since a March construction start had been planned. The $9.5 million, 90-room project replaces a two-story wing of rooms built in the early 1970s. Hart Hotels of Buffalo hopes to have the new wing open for guests this fall. NH Architecture of Rochester is the firm designing the project, which received some “sweet burns” when it was first presented with cross-hatched panels and “LEED-certified stucco”. Eventually, the planning board and developer settled on a design after review, and the project was approved late last year.

For those who like to see walls a-tumblin’, the Journal’s Nick Reynolds has a short video of the demolition on his Twitter feed here.

2. Looks like there’s a little more information about the 16-unit “small house” subdivision planned in Varna. A Dryden town board document refers to the document as “Tiny Timbers”. Which is a name that has come up before – in STREAM Collaborative’s twitter feed.

Making an educated guess here, STREAM is working with landowner and businessman Nick Bellisario to develop the parcel. It would also explain the huge mounds of material that had been on the site as of late – compressing the very poor soil so that something could be build onto it, even if they’re merely “tiny timbers”. It doesn’t look like these are more than one or two rooms, with an open floor plan on the first floor and either a room or loft space above.

At first impression, these are a great idea – relatively modest sizes tend to be more environmentally sensitive, and with the subdivision, it’s likely they would be for-sale units with a comparatively modest price tag. On the other hand, tiny houses are something that a lot of local zoning laws don’t accommodate well (minimum lot size, minimum house size, septic), so that would be something to be mindful of as the project is fleshed out more and starts heading through the town’s approval processes.

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3. Here’s some good news – the initial reception to Visum’s 201 College Avenue project was favorable. Josh Brokaw at the Times is reporting that apart from debates over a more distinctive roofline and setbacks from the street (which is more ZBA than Planning Board), the board was supportive of the project.

Meanwhile, as for something they were not in support of, the possibility of removing the aesthetic parts of site plan review as a benefit to affordable housing incentive zoning was not something that sat well with them. One thing that does get missed in the article, though, is that that benefit would only be in areas with form zoning guidelines for building appearance and siting (right now, that’s only Collegetown).

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4. Never a fan of being scooped, but the Journal’s Nick Reynolds broke the news of a 3-story, 39,500 SF outpatient medical facility planned for Community Corners in Cayuga Heights. Owner/developer Tim Ciaschi (who also did the Lehigh Valley Condos on Inlet Island) will build-to-suit for Cayuga Medical Associates, with design work by HOLT Architects.

In most towns, this would be fairly cut and dry. But this is Cayuga Heights, which probably has the most stringent board in the county. The village routinely says no to anything that could draw students in (mostly housing, but historically it also included taverns and restaurants), and people prepare multi-page tirades against two-lot subdivisions, let alone what happens when a sorority tries to move in. In the project’s favor are its distance from homes and its modest densification of Community Corners, which the village has been slowly migrating towards in the past few years. The board’s raised concerns with not enough parking, so a traffic study was included with the March materials. We’ll see how this all plays out, a medical office building might work well with Cayuga Heights’ older population.

5. The city decided to take action on the owner of the Dennis-Newton House by fining him $5,000 for building code violations. Steven Centeno, who picked up the property from the Newtons in 1982, was initially charged with over 11,000 violations, and pleaded guilty to 35 counts. According to the city, Centeno was ordered to make repairs in 2012, and got the building permits, but never commenced with repair work. If he fails to bring the property up to compliance within six months, a further fine of $42,000 will be levied. This is not unlike the case last April where the city fined lawyer Aaron Pichel $5,000 for code violations on 102 East Court Street, the “Judd House”. Work on that property is underway.

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6. Likely to be some bureaucratic progress on the Maplewood Park redevelopment next week. The town of Ithaca will be looking at declaring itself Lead Agency for environmental review of the 500-600 unit project. designs and exact plans are still in the formative phases, so no new news on those quite yet. In order to build the new urbanist, form-based project as intended, Cornell will be seeking a Planned Unit Development (PUD), which will give them flexibility in how they can lay out the site. The portion in the city of Ithaca, the two buildings towards the northwest corner (boundary line goes down Vine Street), will be built as-of-right, and it looks like a sketch plan will be presented for the city’s portion during their April Planning Board meeting.

A FEAF is included in the meeting agenda, but since the project will have to undergo a Environmental Impact Statement (much more detailed than a FEAF), it’s not very descriptive.

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7. Ugh. I give credit to the town of Ithaca’s planning board for trying to accommodate a solution where the 170-year old house could at least be moved to a different site. I’m disappointed in both the town of Ithaca’s Planning Committee (members of the town board) and the Iacovellis, neither of which seem to be devoting much thought to an amenable solution. The town’s planning committee chair is hell-bent on keeping students out, and the Iacovellis are now trying to rush the demo permit since they feel their livelihood is threatened. This is an unnecessary loss due to intransigence.