210 Hancock Construction Update, 10/2017

17 10 2017

One last walk around the block. It looks like only minor exterior finishes and landscaping/playground and basketball hoop installations left. TCAction’s daycare center has been dedicated the “Sally G. Dullea Childcare Center”, in honor of Sally Dullea, a longtime Ithacan and retired M&T Vice President who led TCAction’s Board of Trustees. Next door, The balance of the first-floor commercial space for a “Free Science Workshop”, which is a part of the Ithaca Branch of the Physics Factory, non-profit exhibition program that engages children with science. The “Physics Bus” in the parking lot is the mobile exhibit.

It also appears that either the multi-use path or the project itself has been dedicated to outgoing INHS Executive Director Paul Mazzarella. Not a bad way to say thanks after 27 years of service. As for his replacement, Johanna Anderson, best of luck, and I look forward to being a constructive nuisance.

It’s never been a secret that I was an advocate for this project, given the clear need for affordable housing, and the transparency and responsiveness of the project team during early planning. I continue to hold the project in high regard. It is a real improvement over the vacant Neighborhood Pride grocery store that was once here. It helps to fill a crucial deficit in a well-thought out, contextual, urban-friendly package. While walking around, I saw a young woman moving furniture into an apartment, a man and his son heading into one of the homes, and an older gentleman walking a dog. I think that, as the dust settles, it’ll blend seamlessly into Northside’s urban fabric, and be a worthy asset of the Ithaca community.

Before (image courtesy of Jason Henderson of Ithaca Builds):

After:






News Tidbits 8/24/17: Early Start

24 08 2017

1. The Old Library redevelopment is creeping forward. The Old Library Committee of the Tompkins County Legislature voted to recommend the sale of the property for the previously stated amount of $925,000 to Travis-Hyde. With that vote, it goes forward to the full legislature for a vote on September 5th, where there are no major challenges expected. The Library Committee vote was 4-1, with legislator Dooley Kiefer (D-Cayuga Heights) opposed. Kiefer has always been opposed to any sale, and has long advocated for a lease of the land – and the only way the lease made any practical sense was by being 50 years in length, so that any investment could have the possibility of being recuperated. Given that she’ll probably vote no again for consistency’s sake, and perhaps a rejection from legislator Anna Kelles (D-Ithaca) because she was a long-time proponent of the condo plan, there aren’t likely to be any other opposition votes from the 15-member legislature. Once the sale is okayed, site prep for the 58-unit mixed-use senior facility at 310-314 North Cayuga Street can begin by the end of the year, with a spring 2019 opening expected.

2. So when is an expansion truly an expansion? That’s the question raised by the Times’ recent coverage of a proposed renovation of the county jail, which faces issues with overcrowding, but whose expansion of holding cells is strongly opposed by a number of advocacy groups. The jail is shared with the Sheriff’s Department offices at the moment, and the combined facility at 779 Warren Road is collectively referred to as the Public Safety Building.

The ideal concept as pitched by the Sheriff’s Office would create an additional 13,000 square-foot administrative facility adjacent to the jail that would provide office space, conference space and locker rooms for officers. This would free up programmatic space in the PSB to be used for support functions like classrooms and counseling/meeting rooms, with the ultimate goal of reducing recidivism (the tendency of a convicted criminal to re-offend, and thus take up space in the jail). So,it’s  not a jail expansion per se, but a support services expansion, which would probably drive debate among advocacy groups. The proposal is strictly conceptual, but the county is prepared to move forward with a formal study from LaBella Associates if requested.

3. At the latest Planning Board meeting, Lakeview’s 60-unit supportive and affordable housing plan was granted the green light to go forward to the next step, though not without reservation and concern from some local business owners and elected officials. Per the Times’ Matt Butler, 1st Ward councilors Cynthia Brock and George McGonigal spoke in opposition to the current plan, feeling it was too large and unattractive, while nearby business owners were uncomfortable with the population who would live there. 30 units would be set aside for those who are mostly independent but may need some degree of mental health support, 22 units are general affordable housing, and eight are for formerly homeless individuals. All units are one bedrooms. Lakeview will provide office and support space for services on the first floor of the 62,700 SF building.

In other news, the debate over South Hill continued with the airing of grievances against student housing, Finger Lakes ReUse earned approval for its Elmira Road project, and someone must have left early, because the planning board failed to reach quorum (minimum attendance) to vote on recommendation of historic designation for the Chacona Block at 411-415 College Avenue.

4. Here’s an interesting little proposal out of Danby – a 10-unit pocket neighborhood. The project would be located on 2.2 acres at the rural intersection of Brown Road and Short Road, northeast of the hamlet of West Danby. The houses would be modular and modestly-sized with two basic styles, a 1.5-story cape and 1-story ranch. Additionally, they would be designed for aging-in-place, Net Zero Energy (zero net energy consumption), and have a shared common space (courtyard, lawn or similar), parking lot and septic system. The project, which has access to municipal water service, would require a zoning variance. The project is similar to the Amabel and Aurora Street pocket neighborhoods in Ithaca, though it’s a different developer – here, it’s Mike McLaughlin, a business owner from Newfield, and Danby residents Esther and Brooke Greenhouse. Esther was a team member in the condo proposal for the Old Library site.

Although not explicit, these are likely for-sale units, possibly with a push towards seniors. With shared spaces, modular components and modest sizes, the cost for these is likely to be modest as well – they would likely be similar to the Lansing Community Cottages price range of $175k-$225k.

5. After much debate, the Sun8 Dryden solar projects have been approved by the town planning board. The sites include a nearly 11 MW facility at 2150 Dryden Road, and an 18 MW facility along Turkey Hill and Dodge Roads. The projects will produce approximately 28 MW of electricity, which is enough to power the approximately 7,500 households. The project will utilize a Payment In Lieu of Taxes (PILOT) of $8,000/MW, or about $224,000 in year one of operation, and with built-in inflation, about $8 million over 20 years.

Meanwhile, the town has begun review on a much smaller solar project at 2243 Dryden Road. Delaware River Solar is seeking approval to construct a 2.4 MW array on the interior portion of a farm property just west of the village near Ferguson Road. About 35 acres of the 115 acre parcel would be impacted during construction, with five acres used for the panels themselves.

6. In real estate listings, here’s something unusual for those who dare to be different – a Groton church, already renovated with living space and studio space. Aptly-located 113 Church Street is listed at $174,900 and 9,490 square feet on Zillow, but a check of county records says 9,166 SF – a 1,000 SF apartment, a 1,344 SF office, 4,078 SF “non-contributing space”, and 2,744 SF “cold storage”. The property was built in either 1881 or 1883 (county record) for a Congregational denomination, and after some mergers in the 1960s it became the Groton Community Church. From records and county file photos, it looks like the church building was re-purposed in the late 1990s or early 2000s. Previous tenants include a head start program, massage therapy, and art gallery. The tax assessment is for $100k, which seems to account for the old and somewhat mothballed condition of the property, such as the boarded up windows on the steeple tower. Should one be interested, contact info can be found in the first link.

7. This week’s news round-up is running a little early because I wanted to get the latest Trumansburg Hamilton Square materials out before the planning board meeting Thursday evening. Over the past few weeks, there haven’t too many changes to the project site plan, but the daycare center was moved from inside the loop road to outside, exchanging locations with a string of for-sale market-rate townhomes. The resulting move also seems to have decreased the number of market-rate units (some townhome, some detached single-family) down by one, to 14. 11 affordable for-sale townhomes and 47 affordable rental units are still in the mix.

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A copy of the traffic study from SRF Associates has also been made available on the project website. The traffic study aims to be thorough, and will likely be expanded in response to neighbor concerns about slower traffic like garbage trucks and school busses, snow impacts, and a possible sampling and estimation of school-focused but non-peak hours and a couple other intersections further from the project site (Rabbit Run Road, and Whig/South Streets). The meeting tomorrow will be at 7 PM at the Trumansburg Fire Hall. The actual submission of the project for formal board review is not expected until late next month, after incorporating feedback from the upcoming meeting.

 





210 Hancock Construction Update, 8/2017

22 08 2017

210 Hancock is nearly complete from the outside. On the apartment buildings, the brick veneer has been attached over the Blueskin, as have most of the Alpolic aluminum pearls (dark-grey “charcoal”, off-white “pearl”, and intensely bright “EYL Yellow”). Early drawings also had lime green panels in the mix, but this was later deleted. The finalized elevation drawings suggests some more yellow panels will be attached between the ground-floor windows under the awning. In fact, it’s mostly the EYL yellow panels that have yet to be installed on Building “A” and Building “B”, the southernmost pair (and the first buildings shown in the parade of pics below). The northern buildings, which are built over a ground-floor garage, are partially faced with Barnes & Cone architectural masonry – upscale and arguably more attractive versions of concrete masonry units (CMUs).

The large expense currently being paneled on Building “D” (the northern end of the building string) will be more EYL Yellow, although this will be Morin corrugated metal panels, custom painted to match. The corrugated metal, which is used elsewhere (ex. top of building “B”) in blue-grey color, will add a little more visual interest to an otherwise featureless wall. According to the 210 Hancock website, occupancy is slated for September 1st. It looks like they have a one-bedroom available, which seems odd given the lottery, but the price tag suggests this one-bedroom is one of the moderate-income units (those with annual income in the $41,000 – $60,500 range). Offhand, 11 of the 54 units were designated moderate-income, in order to provide a mixed-income development. Similarly, the handicap-accessible three-bedroom townhouse (the one-story red one) is still for rent, but the other four rental townhomes are spoken for.

The townhouses are mostly finished, and marketing has started for the seven for-sale units. Three are already under contract. The cutoff for maximum annual income is 80% of Tompkins County’s area median income or less – $42,380 for a 1-person household, $48,400 for a 2-person household, $54,450 for a 3-person household, and so on. The wood lattice screening below the porches will be painted to match the trimboards, which come in three shades of Certainteed vinyl – “Natural Clay”, “Sandstone Beige” and “Flagstone”, or to the layman, dark tan, tan and light grey.

Outside of the building, the new lightpoles are in. RGL Inc. of Binghamton, a subcontractor for Lecesse, is laying down the new curbing and sidewalks, with road paving/striping, landscaping and the new playground to follow. For the record, the playground will be open to all neighborhood children regardless of whether their families live in the Hancock complex. As a plus, the play area connects directly with Conley Park without the need to cross any streets. Personal aside, in the affordable apartment complex I grew up in, June 25, 1997 was one of the most memorable days of my childhood because that was when they replaced a field dumpster pad with a playground — and I can remember how absolutely packed it was for weeks afterward.





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 7/15/17: Ess Ess, Dee Dee

15 07 2017

1. Hamilton Square. There’s a lot to say here.

First, the neutral segment. The website is up, www.southstreetproject.org. Plenty of renders (definitely not cookie-cutter), site plans, housing prices, everything one needs for a fair assessment. The units are no more than 2 floors, mostly townhouse format. 47 affordable rentals units, 11 affordable for-sale units, and 15 market-rate for-sale units for a total of 73 on a 19 acre site. That’s less than 4 units per acre (0.26 acres/unit, comparable to the older 0.25-0.5 acre lots on Pennsylvania and South Streets), and fits zoning. The units are interspersed throughout the property. Parking ratio is 2 spaces per units, units are a mix of 1-3 bedrooms. There will be aging-in-place and energy efficient home options for sale, as well as in the rentals. The project will host a playground and nursery/daycare facility geared towards low and moderate-income households. Much of this comes from the result of constructive community feedback.

But what started off on a polite note is getting really ugly, really quickly. It is not a good sign when my editor calls me and tells me that, as a person of color, she felt uncomfortable at the latest meeting.

Given the transparency of this process, which still hasn’t even been submitted for formal planning board review, I find comments about this being “hidden” or rushed through to be a stretch. The project hasn’t submitted anything for formal review yet. Nothing but a sketch plan has been done, and multiple community meetings, and 30-minute small group listening sessions. It really does not get much more personal than that.

One of the questions that was raised was that people are unable there are many more affordable rentals than for-sale units. There are two reasons why that is. For one, funding for purchasable units is more difficult to get. The government is more likely to disburse a grant if it knows there are buyers waiting in the wings. That’s why the buildout for the for-sale units is 2-8 years. For two, for low and moderate-income households often don’t have much money saved for a big expense such as down-payment, and far more are capable of renting versus buying.

There are valid concerns that need to be addressed. For example, traffic. A study is being conducted with a third party. The typical thing I hear, affordable housing, or any project really, is that “they’ll lie, they’re in XYZ’s pocket”. If no one trusts you to do your job properly, no municipal board will sign off on accepting your study, and you’re finished as a firm. Likewise with stormwater analysis and civil engineering. School system capacity is checked with the district, which basically just sends a letter saying “yes, we have room” or “no, we don’t have room”. The study is being conducted and will be made public long before any approvals are granted, people can weigh in after reading it to say whether it’s comprehensive and adequate, and feel free to say something and explain why it may not be. That’s the purpose of SEQR, to determine impacts and mitigate unavoidable impacts.

On a related note, a board’s job is to review the objective components of a project. It is not appropriate, or legal, to decide on a subjective trait like whether the people who will live there fit the “Trumansburg way of life” or that the project is “too Ithacan”. Who decides what those things are? Because too quickly, it degenerates into a look or an image, and a train of thought that should never be a part of any development conversation. Because it’s subjective, those terms meant something quite different in 1997, and something quite different in 1977.

Also, there seems to be this idea that poor people in urban neighborhoods will be forced out here, and they will be a burden on TrumansburgThere are plenty of people who live and work in Trumansburg who need affordable options in a rapidly-appreciating real estate market. The one bedrooms will be rented to individuals making $22k-$48k. That could be a store manager, a barista, a school teacher or a retiree. Tenants are screened, visited at their current home and interviewed before being offered a unit. Qualified affordable home buyers will mostly be in the $42k-$64k range (80-120% AMI). Think nurses, office workers, tradespeople (following INHS’s sales deeds, I actually see a lot of ICSD teachers). The market rate units will offer whatever the market allows price-wise; new townhouse-style housing in Trumansburg would likely fetch $250k+, so think upper-middle income.

It would be nonsensical to make people in Ithaca move into housing in Trumansburg that they don’t want and would drive up their costs; however, those who want to live there, whether because they admire Trumansburg, work there, or both, will seek the opportunities it provides.

For a county that seems keenly aware of its housing issues, there tends to be an uncomfortable amount of pushback against affordable housing, whether it be Fall Creek, South Hill, Lansing or Trumansburg. Does that qualify as being “too Ithacan”?

2. Taking a look at the county’s records this week, it looks like 210 Linden Avenue’s construction loan has been filed. Elmira Savings Bank is lending Visum Development (Todd Fox and associates) $3.15 million, with $2,358,783 towards the hard costs (materials/labor) of replacing the existing 12-bedroom student apartment house with a 9-unit, 36-bedroom apartment building. Elmira Savings Bank is one of the biggest single-family construction loan lenders in Tompkins, but they have only been the lender for a few multi-family projects. The only other multi-million project in the past few years was the 18-unit Rabco Apartments at 312 Thurston Avenue in Cornell Heights – a project that, along with the cancelled 1 Ridgewood, so incensed deep-pocketed permanent residents nearby that they petitioned and succeeded in getting the city to downgrade the zoning.

Also filed this week was a $415,000 construction loan from Tompkins Trust to the owner of Hancock Plaza on the 300 Block of Third Street in Ithaca’s Northside neighborhood. The 19,584 SF shopping plaza, built in 1985, is assessed at $1.485 million and has been under its current ownership since 2002. Most might know it for the DMV, but it also hosts Istanbul restaurant, a bookkeeping service, and a gas station and convenience store that opened in renovated space in 2015. There’s no indication in the loan as to what kind of work will be performed, about $363,000 has been set aside for hard costs like materials and labor, and the work is required to be finished by March 2018.

3. Also filed in both sales and construction loans this week was paperwork for 306 North Cayuga Street, right next to DeWitt Park on the edge of Ithaca’s downtown. Also known as the C. R. Williams House, the 8,798 SF, ca. 1898 property was assessed at $900,000 and on the market for $1.4 million last year. The sale price was $1.3 million.

I was privy to an email chain that engaged an out-of-state condo developer to look at the property, but that person was not the buyer.  The LLC traces back to Travis Hyde Properties, just a few blocks away.

According to Frost Travis of THP, the plan is to renovate the live/work space to allow for more space for THP, which is outgrowing its North Tioga Street location, and four apartment units. Exterior changes will only be cosmetic, but any substantial changes will be subject to ILPC approval, as the property sits in the DeWitt Park Historic District. Elmira Savings Bank is lending $1.24 million for the renovation, of which $1,204,752 is going towards the actual construction (so apparently, this was a big week for ESB). The project is expected to be complete by next summer, according to the loan filing.

4. For the aspiring homebuilder or developer – new to the market this week, a run-down though salvageable 1830 home at 1975 Dryden Road just east of Dryden village, and 101 acres of developable vacant land currently rented out for agricultural use. The sale price is $795,000. The county GIS lists the property at 112.4 acres, but without a map in the listing, it’s hard to tell if there’s a typo or if there might be a subdivision somewhere. The assessment is for $531,900, $401,300 of which is the land. It appears the property has been in the ownership of the same family since 1968. The property is listed as a rural agricultural district, which is geared towards ag uses, but permits office, one-family and two-family homes as-of-right; multi-family and box retail require special use permits. Zoning is one unit per two acres, but in the case of a conservation subdivision that preserves open/natural space, it’s one unit per acre – either way, only about 50 units allowed here. Technically, a PUD (aka DIY zoning) is also an option, but would need adequate justification. Kinda hoping it doesn’t become conventional suburban sprawl, but will reserve judgement for when this sells.

 

5. Ithaca is once again competing for $10 million in state funds as part of the regional Downtown Redevelopment Initiative. The funds are intended to spark investment in urban cores and improve infrastructure for communities throughout the state, ten cities selected each year, one in each region. Readers may recall Elmira won last year. This year, Ithaca is competing against two of its Southern Tier peers – Watkins Glen, with which it competing with last year as well, and Endicott, a struggling satellite city over by Binghamton, that is entering the competition for the first time. Reports suggest the Ithaca submission is largely the same as last year’s. Winners will be announced in the fall.

 

 

 





210 Hancock Construction Update, 6/2017

18 06 2017

210 Hancock is chugging towards completion later this summer. Lecesse Construction has all four sub-components of the apartment building have been framed and sheathed. Building A is almost finished from the outside, with some exterior finished and trim still on the to-do list. The Blueskin will be faced with Alpolic aluminum panels, some of which have already been installed. Masonry work is underway on Building C, using Redland Whitehall Brick (it’s not often one sees unpainted white brick). More information on the exterior materials can be found in April’s post.

Note that the buildings are all elevated at least a few feet from ground level, and it’s particular noticeable with the five rental townhouses on the northeast corner. This is because of floodplain restrictions – several blocks of Fall Creek and Northside have the unfortunate luck of being in the 100-year floodplain, and most of Northside except for few blocks around Lewis and Jay Streets are in the 500-year floodplain. This approximated frequency is at risk of decreasing as the inlet gets clogged and layered with fresh silt, and with less volume and capacity, the un-dredged inlet would be more likely to have a high water event overflow its banks. It’s one of many reasons why the city is pressing for state dredging of the inlet before disaster strikes.

WHCU reported a few weeks ago that INHS has had no shortage of applicants for the 210 Hancock rentals. After receiving over 200 applications, they set up a lottery in which 122 “made it through” , and then selected the top 60 (there are 59 rental units though…might be a just in case there’s a drop-out, or it could just be conversational rounding). If it’s anything like New York City’s lottery, what happens is that each application is validated, sorted for requested unit type, and is assigned a randomized log number – those who get 1-48 for the one-bedroom subset, and 1-11 for the two-bedrooms subset, are awarded dibs on a unit, so long as they pass the income check and background check. In previous measures, about 86% of rental applicants, six out of every seven, came from inside Tompkins County, with just under half from other parts of the city of Ithaca.

The seven for-sale units are also just beginning sales marketing. The three on Hancock are, from east to west, 204, 206 and 208 Hancock Street, and the four for-sale units on Lake Street going south to north are 406, 408, 410 and 412 Lake Street. 206 Hancock, 408 Lake and 410 Lake will be 910 SF 2 bedroom, 1.5 bath units that will sell for $112,000 to qualified buyers. 406 Lake and 412 are 1088 SF, 2 bed 1.5 bath units priced at $129,000. The largest units, 204 Hancock and 208 Hancock, are 1300 SF, 3 bed 1.5 bath units that will sell for $145,000. The plan is to have buyers lined up for all seven units by the end of the year.





News Tidbits 6/10/17: In High Demand

10 06 2017

1. Start off this week with some eye candy. Here are the latest renders for Visum Development’s 191-bed, 60-unit project at 232-236 Dryden Road. The biggest change here is the Dryden Road facade – revised fenestration, and the addition of shingle-style balconies. STREAM Collaborative’s intent is to give the south building a little more historical sensitivity – when the Cascadilla school still had a dorm in the late 1800s and early 1900s, it included a 4-story shingle-style dormitory complete with dining room and gym. The balconies are throwbacks to the dormitory’s balconies.

However, given that this building will date open in 2018 and not 1898, instead of wood shingle, the balconies will use Allura “Redwood” fiber cement shinglewood pulp mixed with sand and cement, shaped for a wood-like appearance, but with the durability of concrete. Fiber cement is also more expensive to buy and install vs. materials like vinyl, which is why only more expensive or visible structures tend to use it. Other planned materials include Endicott manganese ironspot velour brick veneer, fiber cement panels with LP smart trim painted in Sherwin-Williams Pure White and Anonymous (actual name), lap siding in SW Pure White and Marigold, granite grey stucco (*real* stucco, not DryVit), a metal canopy and Andersen windows.

2. Business is good for STREAM Collaborative. So good that they’re expanding both in staff and space. The young, prolific architecture firm led by Noah Demarest will be moving out from its location in the City Hall Annex at 123 Sough Cayuga Street, and into a larger downtown space in the ca. 1872 Gregg Block at 108-112 West State Street, across from the State Theatre. The new digs are being renovated now, and are expected to be ready for occupancy by July 1st.

On another note, the owner of the city hall annex has taken to advertising the office space on Cragislist, which seems like the wrong choice to me. An apartment, sure. A house for sale or offices to rent? My impression is that folks prefer a more professional medium than what Craigslist offers. Kinda the same with jobs – servers or dog-sitters, sure. Accountants or architects? Ehh.

Maybe I’m just behind the times. Here’s the posting for the former Hal’s Deli on the 100 Block North Aurora Street. $5500/month.

3. WHCU is reporting that INHS has had no shortage of applicants for the 210 Hancock rentals. After receiving over 200 applications, they set up a lottery in which 122 “made it through” , and then selected the top 60 (there are 59 rental units though…might be a just in case there’s a drop-out, or it could just be conversational rounding). If it’s anything like New York City’s lottery, what happens is that each application is validated, sorted for requested unit type, and is assigned a randomized log number – those who get 1-48 for the one-bedroom subset, and 1-11 for the two-bedrooms subset, are awarded dibs on a unit, so long as they pass the income check and background check. Unit occupancy is expected late this summer, and marketing for the seven for-sale units will start…

4. …pretty much now. The three units in the first image are 204, 206 and 208 Hancock Street, the four for-sales in image two are from L to R, 406, 408, 410 and 412 Lake Street. 206 Hancock, 408 Lake and 410 Lake will be 910 SF 2 bedroom, 1.5 bath units that will sell for $112,000 to qualified buyers. 406 Lake and 412 are 1088 SF, 2 bed 1.5 bath units priced at $129,000. The largest units, 204 Hancock and 208 Hancock, are 1300 SF, 3 bed 1.5 bath units that will sell for $145,000. The plan is to have buyers lined up for all seven units by the end of the year.

5. The county legislature has approved the Heritage Center acquisition. The county will pay $2 million for the 18,500 SF property, about $400,000 below assessment. Tompkins Financial Corporation is parting with its former offices next spring as it moves into a new HQ a block away. The plan is to have the heritage center, which will host tourism and history-focused non-profits, open for occupancy by the end of 2018, just as The History Center’s lease at 406 E. State runs out.

6. Seems like Lakeview is serious about their West End mixed-use project. The mental health services organization just purchased three properties on Thursday the 8th – 326 North Meadow for $150,000, 711-13 West Court Street for $525,000, and 329 North Meadow and 709 West Court (same owner) for $550,000.

Lakeview is planning a mixed-use 5-story building with a small amount of first-floor retail and 50 apartment units, all of which would be affordable, and half of which would be set aside for those with mental health ailments who are generally independent, but will have Lakeview staff to turn to in times of need. The project team requested $250,000 from the city IURA to help finance the $20.1 million project, but were only awarded $50,000 since it’s still at a relatively stage without detailed plans. The project team expects to submit their project for review later this year, with a 2018 construction start.

7. Tiny Timbers is doing well. In an update to their website, they note the completion of their first house, a “lofted L” model just over the county line in Hector, and a new house planned in Enfield (given that Enfield permitted just one new house last year, there’s probably a joke in there somewhere). There is another home just getting underway in Lansing’s Farm Pond Circle development, and a fourth will start soon on Grandview Drive in the city of Ithaca’s portion of South Hill. All the new units will be “big cubes” like the render shown above.

8. Looking at the city of Ithaca’s planning department memo this month, there’s nothing new to note for June. Smaller projects tend to show up in the memo, since the sketch plan for feedback isn’t as big of a deal for a small proposal, like a new store or a modest apartment building. Finger Lakes ReUse’s 22 studio units for vulnerable/formerly homeless populations will have its public hearing and Determination of Environmental Significant (step before prelim approval), the McDonald’s rebuild will have Declaration of Lead Agency, public hearing, BZA recs and DoES, 232-236 Dryden will have its DoES vote, and the Old Library redevelopment and 238 Linden will be up for approval.

9. Finishing off this week with a word of approval – the Dryden town board gave approval to Gary Sloan’s 36-unit Evergreen Townhouses at 1061 Dryden Road, per Cassie Negley at the Ithaca Times. At the boards’ (both planning and town) encouragement, the solar panels were replaced with electric heat pumps, which could utilize off-site solar and open up the possibility of a more environmentally sustainable project overall, given the proliferation of solar arrays underway in Tompkins and the region (my off the cuff estimate has at least enough solar arrays planned in Tompkins in the next 18 months to power over 10,000 homes). A play structure and 11 more parking spaces were also added.