News Tidbits 3/25/17: Out in the Wild

25 03 2017

1. Let’s start by touching real quick on this past week’s Ithaca town meeting. The Bundy subdivision and the renovation of the former Wings Over Ithaca space at East Hill Plaza were approved, per Matt Butler at the Times. The Greentree project was reviewed and the board granted itself lead agency to conduct environmental review. Greentree owner John Gaunt is still unsure whether he’ll keep the Elmira Road building, which is where Ithaca Beer got its start in the late 1990s. Although primarily a warehouse/ag industry project, there will be some potentially public-friendly features, namely a garden park and picnic area. The board expressed a desire to see Greentree work with neighbor Ithaca Beer for landscaping between the two buildings.

2. I followed up with Lansing town planning consultant Michael Long regarding English Village. As readers might remember from last week, that’s the 58 single-family home lots and 59 townhouses proposed somewhere in Lansing – didn’t know where because that was the first anything has been published about it. Here’s Long’s response:

“The English Village is a concept developed by Jack Young to build a network of single family homes and apts. /condos that surround the existing soccer fields along Water Wagon [sic] Road. It is still very early in the conceptual phase so there has not been an formal application made as yet, but a project that has been talked about for many, many years. We don’t have anything specific yet but is a project “In-progress”.”

Jack Young is a Cayuga Heights businessman (and chair of their zoning board of appeals), who owns a sizable amount of undeveloped land in Lansing; most of it is used for farming. The soccer fields on Waterwagon Road are just east of The Rink, which is putting in a new climbing tower. There’s been plenty of conventional suburban development up this way since the 2000s, although in recent years the new starts have slowed as conventional suburban layout have lost some of their allure to walkable urban or truly rural properties. We’ll have to keep an eye out and see what happens.

3. Now turning attention over to Dryden. Apparently the town of Dryden thinks I’m with the Ithaca Times. Anyway, two new projects have popped up on the radar this week.
The first is a 6,016 SF, 8-unit apartment on the 500 Block of Etna Road just east of the airport. All units will be 1-bedrooms. The developer is Ithacan Salim Kasimov; with partner Yelena Kurbanova, they’ve picked up some properties in and around the area for home construction over the past few years, although this might be their first multi-family building. Simple, maybe a little bland – a floor-separating exterior lap band and two different colors of siding would do wonders.

The project exceeds zoning, where 2 units/acre is allowed, and this is pursuing 8 units on 1.78 subdivided acres (the other lot holds a two-family home). SEAF here, floor plans hereThe argument was that these are all one-bedroom units, and a typical house is 3+ bedrooms, so it’s not a substantial variance. The project was in planning before the rural zoning code was updated, which complicates matters.

According to Dryden town planning director Ray Burger, the ZBA asked for more information, but the application has been withdrawn. This project is in limbo for the time being.

The second is called the “Pineridge Cottages”, and went to the Dryden Planning Board for a sketch plan review this week. This one came up on this blog a long time ago – it’s a proposal for about 20 single-family rental homes on about nine acres on the corner of Dryden Road/Route 13 and Mineah Road. At the time, the logic was that the density requirements would let it slip under the radar, since the project is under 4 units/acre and could have avoided triggering most site plan review regulations. But maybe with the revised zoning laws, that’s no longer the case.

4. It’s a Tiny Timber out in the wild! Not something that was expected while covering the Maple Festival, but there it was on the property. This would be the very first one, according to the Tiny Timbers blog. The TT blog says it’s in Hector (which is correct, it’s 500 feet from the Tompkins/Schuyler County line), but the Wellspring Farm advertises itself with a Trumansburg address, so this was really just fortuitous circumstance. The model is a Model L Lofted with optional green corrugated metal roofing.

It’s looks like sales are off to a good start – the 14 Farm Pond Circle lot is pending, as is the Ellis Hollow Road lot. A Tiny Timber Big Cube is also expected to replace a dilapidated home at 104 Grandview Place on Ithaca’s South Hill. Prospects are so good, Buzz Dolph plans to rent a warehouse on Dryden’s Hall Road to serve as an assembly facility for the modular components, and is looking for construction partners in neighboring markets. Modest, affordable owner-occupied housing is an under-served but big potential market, and to its profit, Tiny Timbers looks to be part of the solution.

5. According to documents filed with the county this week, the construction loan for 607 South Aurora is $1,920,000. Tioga State Bank is the lender on record, with Charlie O’Connor of Modern Living Rentals as developer. The documents give a March-August build-out for the 4-building project; each building will host 2 three-bedroom units, and utilize modular components. These will look pretty similar to the pair that just opened on Old Elmira Road.

The two-family directly on South Aurora is designed with a full-length porch and sculpted brackets, with Hardie Plank fiber cement boards to look more aesthetically pleasing. The trio tucked away from road will use vinyl siding. Advertisements targeting Ithaca College students are already posted on MLR’s website, saying that the 3-bedroom units will rent for $2,250/month, or $750/bedroom.

6. One of those rare interesting things from the slimmed down Ithaca Journal – it appears CFCU has been doing pretty well this decade. Not only were they recently approved for an expansion into Cayuga County and Seneca County (that’s where Geneva is, guys), the Lansing-based credit union and financial services firm has added 40% to its financial holdings and 42 jobs since the start of the decade. Not too shabby at all, keep up the good work.

7. Interesting planning board meeting shaping up. Here’s the March agenda:

1. Agenda Review 6:00

2. Privilege of the Floor 6:01

3. Subdivision Review
A. Project:
Minor Subdivision 6:10
Location: 109 Dearborn Place Tax Parcel 9.-3-11

4. Site Plan Review

A. Project:
Apartments (11 Units) 6:20
Location: 107 S Albany Street
Applicant Stavros Stavropoulos
Actions: Consideration of Preliminary and Final Site Plan Approval

B. Project:
Schwartz Performing Arts Center Plaza Improvements 6:40
Location: 430 College Ave
Applicant: Ram Venkat for Cornell University
Actions: Declaration of Lead Agency .Public Hearing . Determination of Environmental Significance, Consideration of Preliminary & Final Site Plan Approval

C. Project:
Apartments ( 5 Units) 7:00
Location: 118 College Ave
Applicant: Visum Development Group
Actions: Declaration of Lead Agency

D. Project:
Finger Lakes ReUse Commercial Expansion and Supportive Apartments 7:20
Location: 214 Elmira Road
Applicant: Finger Lakes ReUse
Actions: Declaration of Lead Agency

E. Townhomes- 238 Linden Ave – Sketch Plan 7:30

This proposal was removed right before the February meeting. Same details as before: 238 Linden is a non-historic student rental house, and a John Novarr property in a CR-4 zone – 4 floors, no parking required. Further to that, 240 Linden to its north was taken down for staging space for the Breazzano Center, but as that will be finishing up this Spring, it leaves an MU-2 (six floors, no parking) parcel open for development. A townhomes plan suggest one or both of these parcels will host something not unlike the ikon.5-designed townhouses plan Novarr plans to build at 119-125 College Avenue.

F. Apartments 232- 236 Dryden Road – Sketch Plan 7:50

Another CR-4 proposal is slated for what is currently a parking lot at 232-236 Dryden Road. Given that the parking lot address is 232-238 Dryden, it seems plausible a small, remnant component is being kept. The owner is James Rider, the 57-year owner of the Hillside Inn budget hotel in Collegetown. Going out on a limb, it’s likely he is not the developer, but someone else who happens to have a purchasing option. Four floors, no parking required, on a parking lot – seems like a good opportunity for an infill project without much risk to the city’s historic fabric.

5. Zoning Appeals 8:10
#3059, Appeal of Determination, 742 Cascadilla At (Carpenter Bus. Park) – Yes, Maguire has filed the lawsuit and this is related. Carpenter is the Plan B at this point, but they want to make sure that Plan B is legal if that’s what it boils down to.
#3060, Area Variance, 322 Park Place – small addition to an existing house.
#3062, Area Variance, 104 Grandview Place – the Tiny Timber mentioned above.
#3063, Sign Variance, 505 3rd Street (Aldi) – Aldi is renovating and expanding stores across the country, a massive 1,300+ store project that’s liable to cost more than $1.5 billion over the next few years (prototype shown above). Ithaca will be one of the first to get the new layout, adding 2,700 SF to its Aldi outpost. The move is to allow expanded fresh food offerings (meat, dairy and produce), and install new energy-efficient refrigeration units. Note that the expansion is to allow a slightly larger combined store signage area than what’s legally allowed (total 272.9 SF vs 250 SF). Victor-based APD Engineering and Architecture is in charge.

6. Old/New Business 8:30

7. Reports





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.





Village Solars Construction Update, 2/2017

27 02 2017

The Village Solars have made progress on their latest pair of apartment buildings. Building “I” has made more progress on its exterior finishes, while “J” is fully framed, roofed and shingled. Both of these will likely open this spring.

It’s starting to get that point where the second stage of the Village Solars may be getting ready for review by the Lansing municipal boards. The last big phase, Phase 4 with Building “K”, “L” and “M”,is likely to get underway this year for a completion in 2018, and phase 2A, the mixed-use Building “F”, has been something of a question mark for exact timing. That will finish out the initial 206 market-rate units, which range from studios to three bedrooms.

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There’s an early site plan floating around showing a potential buildout second stage expansion, and although it’s outdated, it gives an idea of the general layout of later phases. Most of the later buildings would be built to the east of the initial phases, as infill between existing apartments. The total number of units in the second expansion was initially about 136 units, but given the recent trend of breaking up larger units into smaller studio units to satisfy market demand, the number is likely to be higher when formal plans are submitted.

Right now, they seem to be about the only large-scale solution to Lansing’s development quandry – the first phase uses natural gas, but with the assistance of green advocacy group Sustainable Tompkins, the later phases have been built to utilize all-electric services with air-sourced heat pumps. This led to new utilities layouts, and the merging of “G” and “H” into one building.

According to an Ithaca Times article from last March, for a 12-unit building at the site (construction cost $2 million), the upfront cost increase was $50,000-$60,000, an increase of 2.5-3%. This is balanced out by the 30-year savings on energy costs for the building ($40,000-$80,000), and a premium on the monthly rents of about $50. Units go for $1050-$1650/month, depending on size and location. Six of the Daikin heat pump units can be seen in the third photo from top.

 

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village_solars_2





News Tidbits 2/25/17: Creating a Place to Call Home

25 02 2017

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1. It looks like the homes designed for Tiny Timbers won’t just be limited to Tiny Timbers. The company has partnered with realtor Brent Katzmann for a to-be-built house in Lansing’s Farm Pond Circle housing development touts a Tiny Timbers-based home design by STREAM Collaborative. 1.09 acres and a 2 bed, 2 bath 1,430 SF house for $219,400. The relatively low price compared to most new builds is in part due to Tiny Timbers’ modular approach – the “Big Cube” retails for $156,900 with a finished basement, and the Farm Pond parcels go for $39k-$45k, so not counting the soft costs (permits/marketing), that pretty much sums up the costs.

Farm Pond Circle is a 19-lot subdivision in Lansing town that was the brainchild of the late Jack Jensen. All homes have to exceed state energy code by 20%, cannot exceed 2600 SF, and cannot use aluminum or vinyl siding. A couple lots have been aside for affordable single-family home construction. After Jensen’s passing in 2014, another local homebuilder, Bruno Schickel (Boiceville Cottages), picked up the undeveloped lots (10 of the 19) for about $165k last February, and intends to follow through on Jensen’s plans.

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2. Speaking of Tiny Timbers, it appears the budding modular timber-frame builder is expanding their offerings into a full line of homes. Tiny Timbers now has 16 different models in five series. Prices range from a completed 600 SF model with no basement at $109,900, to a 1,950 SF model with finished basement at $197,900, land and well/septic not included.

In a blog post on their website, Caleb Dolph, builder Buzz Dolph’s son and the guy in charge of marketing, says that the first sold house is underway in Hector (if Ithaca had exurban areas, Hector would be it), at least five others are in contract, though it’s not clear if any of those are for the 15-lot Varna site. Given that they planned for ten houses in 2017, the Tiny Timbers staff might have underestimated the market, which is more a fortunate challenge than a complaint.

3. A local non-profit is looking to expand its real estate footprint a little bit. Tompkins County Opportunities, Alternatives, and Resources (OAR) is seeking to buy a run-down house at 626 West Buffalo Street and renovate it into five beds of transitional housing for those getting out of jail and trying to get back on their feet. The intent is to provide, safe, secure housing to better help with the transition process, which can include education, job training and mental health and/or addiction treatment. The county would provide $100,000 in a one-time allotment – the house is for sale for $99,999, the purchase offer is for $95,000, and a further $60,000 would be spent on renovations. The rest of the money ($55,000) comes from grants, donations and a mortgage. Ultimately, the goal is to provide decent housing that helps reduce the recidivism rate (convicted persons committing more crimes), ideally saving the county on future court and incarceration costs, as well as what they hope pans out to a lower crime rate.

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4. Staying on the topic of special needs housing, the Second Wind Cottages is looking to add another three cottages in Newfield this year. The cottages are modest, ~200 SF and costing $12-$15k each to build. As reported by the Times’ Jaime Cone, every unit provides shelter to a formerly homeless male. Rents are “pay as you can”. A small community facility provides services like a kitchenette, office, washer and dryer. Three more cottages are planned for 2018, which will round out the “campus” with 18 units. A similar facility is planned up the road, one that will house homeless women and children. Although Newfield is a ways out, both sites are on the bus line into Ithaca.

The Second Wind Cottages are a private endeavor by businessman Carmen Guidi, and paid for through grants, fundraisers, and donations (money, furniture, etc). Volunteer labor similar to that used for Habitat for Humanity is utilized and welcomed. Like with the OAR house, by providing a safe, warm space to live, these units may help reduce homelessness and the issues homelessness creates.

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5. Work has yet to start on the new two-family home planned at 123 Eddy Street in Collegetown, but it looks like developer/landlord Nick Lambrou is seeking major changes to the project. Lambrou wants to replace the approved design at top, with the one below, which is copied from a Craigslist posting. The designs are both by Jagat Sharma, but the new plan is a variant of the two-family homes that Sharma’s doing for Charlie O’Connor at the recently-approved 4-building 607 South Aurora project.

The property falls into the East Hill Historic District, which is under the ILPC’s jurisdiction. According to Bryan McCracken, the city’s Historic Preservation Planner, the design will be heading for review within the next month or two.

The design has been used before so there’s familiarity with the design and lower risk, plus there are possible cost efficiencies if using the same contractors as O’Connor, because they’ll move quicker as they’ve done it before. On the other hand, unlike 607 South Aurora, this property is in the East Hill Historic District, and full-time neighbors on Orchard Place have been watching these plans very closely – they’re wary of students, and will likely not be fans of the projecting second-floor porch, as the previous version was tucked into the building. Not sure using a slightly more decorated version of a design being deployed elsewhere will get the ILPC’s blessing, but we’ll see what happens.

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6. Why yes, Lansing town is still hopping mad about the natural gas issue. The town supervisor cites the tap-out as the cause of delay for Robert Weinstein’s 102-unit Cayuga Farms project, although the previous documentation says it’s a sewer issue – the developer has to deploy an Orenco modular sewer system, which has to be approved by the NYS DEC.

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7. Here’s a copy of Maplewood’s buildout timeline. The first Maplewood apartments should start construction in May 2017, pending no issues. Generally, the crews will be working from the outside in; buildings closer to Maple Avenue and Mitchell Street have earlier construction schedules, while those interior to Maplewood will start in the fall or early winter. Also, street names. Veteran’s Place will continue to be the main thoroughfare, but from north to south, it will intersect with “James Lane”, “East Sylvan Mews”, and “Lena Street”. James Lane wraps around to form the secondary N-S thoroughface on the east side of the parcel. James and Lena Mitchell were the original owners of the property when Ithaca was first settled in the early 1800s.

The Stormwater Property Protection Plan (SWPPP) still needs to be okayed by the town of Ithaca, but that’s about the only thing left before final approval is granted.

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8. It looks like the Planning Board meeting should be interested. Not a whole lot being decided, but some sketch plans have been submitted. For rental projects aiming for August 2018 openings, Feb-Apr is going to be the primary submission period, as they seek approvals by May or June so that construction can run on a Summer 2017 – Summer 2018 schedule.
AGENDA ITEM Approx. Start Time
1.Agenda Review 6:00

2. Privilege of the Floor 6:01

3. Subdivision Review
A. Project: Minor Subdivision 6:10
Location: 109 Dearborn Place, Tax Parcel 9.-3-11
Applicant: Lee and Elizabeth Ambrose
Actions: Declaration of Lead Agency, Public Hearing, Determination of Environmental Significance, Recommendation to BZA

4.Site Plan Review
A. Project: Apartments (11 Units) 6:30
Location: 107 S Albany Street
Applicant: Stavros Stavropoulos
Actions: Declaration of Lead Agency, Public Hearing, Determination of Environmental Significance

B. Schwartz Plaza Redesign- Sketch Plan 6:50

More on that here.

C. 238 Linden Avenue – Townhomes – Sketch Plan 7:10

238 Linden is a non-historic student rental house, and a John Novarr property in a CR-4 zone – 4 floors, no parking required. Further to that, 240 Linden to its north was taken down for staging space for the Breazzano Center, but as that will be finishing up this Spring, it leaves an MU-2 (six floors, no parking) parcel open for development. A townhomes plan suggest one or both of these parcels will host something not unlike the ikon.5-designed townhouses plan Novarr plans to build at 119-125 College Avenue.

D. 372 Elmira Road – McDonalds Rebuild – Sketch Plan 7:30

If Ithaca’s lucky, it’ll have upscale features like the one finishing up in Dryden. Otherwise, a modern update to the 1980s design is plausible. A number of older McD’s restaurants nationwide have been upgraded to the new design in the past few years.

E. 301 Eddy Street – Student Apartments 7:50

This is intriguing. 301 Eddy is a Nick Lambrou property in an MU-2 zone – a four-story, 8-unit/37 bed apartment building built in 1995, and it’s also the address for Collegetown Park’s parking lot. One possibility is replacing part of the parking lot with another apartment building – Lambrou may push to six floors, but it’s not his style. He’s described his offerings as “boutique” buildings, properties with less than 20 units and 20-50 bedrooms. Recent examples include 2015’s 116 Catherine Street, and 2012’s 309 Eddy Street. If the past is any precedent, this will be a Jagat Sharma design.

5. Zoning Appeal: #3057, Area Variance, 109 Dearborn Place 8:10

6. Old/New Business: Special Meeting Chainworks District DGEIS – Transportation 8:20

7. Reports
A. Planning Board Chair (verbal) 8:30
B. Director of Planning & Development(verbal)
C. Board of Public Works Liaison (verbal)





News Tidbits 2/18/17: Credits and Loans

18 02 2017

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1. Over in Lansing village, it looks like the new Arleo medical office building is starting to moving forward. A sketch plan of the project was presented at the village planning board’s meeting earlier this week. Although Lansing doesn’t upload accessory docs like site plans and elevations, this one has been floating around for the past several months in marketing material as “Cayuga Ridge”. Quoting the May 7th 2016 news roundup:

“The new one-story building, which appears to be designed by Binghamton-based Keystone Associates, would be off of Warren Road, although it looks like the building would be accessed from a driveway coming off of Uptown Road. The 2.71 acre property north of 100 Uptown Road is zoned “Human Health Services District” by the village, and borders undeveloped land owned by Cornell, and several other suburban medical office buildings built over the past few decades. The resolution on the attached site plan is too low to determine the square footage, though it looks to be in the low tens of thousands.”

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2. For those who like their cottages tiny – it looks like Schickel Construction has begun work on the spiritual successor to their 140-unit Boiceville Cottages project in Caroline. The 40-house rental development is called “La Bourgade on Seneca”, and is located in the town of Hector, in Schuyler County just outside of Burdett village. For the record, Bourgade is a French term for an unfortified village or settlement. More details can be found on the website here. There will be two cottage types available -, “The Classic”, a 2-bedroom, 900 SF plan that will rent at $1,495/month, and “The Spacious”, a 2-bedroom with a dormer loft space totaling 1,000 SF and renting at $1,695 month. The house very much like their Boiceville cousins, but with angled eaves (dunno what the correct term is and google’s not helping – if there’s an architect reading, please chime in). All units will have lake views.

Personally, I see this as a stretch for the Ithaca market, since it’s 25 miles west of the city. But it might tap into a more plebeian contingent the wine country crowd, the wealthier of whom have taken to building grand vacation or permanent homes along the Finger Lakes in recent years. The first 9 units, three clusters of three, are currently under construction, as is a community center. Delivery is expected in May 2017.

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3. It looks like Ithaca College is putting some more thought into their housing needs. The college has been meeting with planning firm U3 Advisors to explore the possibility of new off-campus student housing.

U3 Advisors is already familiar with the area, as they are also under contract with Cornell to formulate their off-campus housing plan. Unlike Cornell, however, Ithaca College has no plans to grow enrollment – the master plan expects it to stay steady around 7,000. However, many of the dorms are reaching the end of their useful lives, meaning that the college can either sink a fair sum into renovation and replacement of utility systems, or tear down and build anew. An off-campus option could either be a private entity on private land, or a deal on IC-owned land like what Cornell and EdR are doing with Maplewood. A 200-300 bedroom off-campus option could mesh with the town of Ithaca’s visions for a walkable South Hill neighborhood on the intersection of Route 96 and King Road.

It’s still just studies and meetings at this point, but as the oldest dorms hit 50 years old on South Hill, there might be something fresh in the pipeline. We’ll see what happens.

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4. Ithaca’s West End will be welcoming a new tenant in the next couple months. Courtesy of Nick Reynolds over at the Times, the USDA is shifting its regional office out of Community Corners in Cayuga Heights, and into Fulton Meadows, a commercial office building at 225 South Fulton Street. the move is being undertaken in anticipation of the construction of Tim Ciaschi’s new Cayuga Medical Associates office building, which is set to get underway at Community Corners later this year.

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5. Looks like we have an idea of the price tag for Visum Development’s 201 College Avenue. According to a construction loan filed with the county on the 15th, S&T Bank loaned Todd Fox’s company $7,870,673 to help cover the costs of the project. The breakdown in the filing says $6,841,038 for hard construction costs (materials/equipment/labor), $507,000 in soft costs (permits/legal/marketing/financing fees), $300k in contigency and $226k in interest reserves. Add in the $2.64 million for the land purchase, and the total comes to $10,514,180.

That’s something of a premium because the project is on an accelerated schedule after the big hullabaloo with Neil Golder and the city Planning Board last fall. Note that the loan doesn’t cover all the costs and that there is money from other sources, like cash equity from Visum itself.

S&T Bank is a regional bank based out of Western Pennsylvania, but they’ve been making inroads into Ithaca’s commercial lending market. S&T Bank also financed the construction of the Holiday Inn Express that recently opened on Route 13, lending $5,973,750 to the hotel developers.

Quick aside, I think this is the first time I’m seeing the square footage calculated out – 201 College will be 33,398 SF.

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6. Hopefully this runs after by INHS refinancing explainer, so it makes more sense. Quick rehash, low income housing tax credits (LIHTCs) are sold to banks and similar financial institutions so that they get the tax credit, and the affordable housing developer gets the money they need to move forward with a project. With that in mind, here’s an interesting though unfortunate tidbit from INHS’s Paul Mazzarella:

“This following may be more than you want to include in this article, but it is relevant.  The pricing of tax credits exists in a marketplace where they rise and fall in value.  In past projects completed by INHS, we’ve received from $0.91 to $1.02 of equity investment for each dollar of tax credit.  The pricing of tax credits has recently plummeted because of the recent election and the uncertainty in DC.  This is mostly due to discussions about changing the corporate tax rate.  A lower corporate tax rate will mean that companies have less profits to shield from taxes and therefore the demand for tax credits will be reduced.  Even though no changes have yet been made to the corporate tax rate, just the discussion about this has reduced the pricing of tax credits to around $0.80.  What does this mean for INHS? It means that the project that we’ve been working on for several years suddenly has a funding gap that didn’t exist a few months ago, due entirely to investor’s fear of risk due to an uncertain future..  This is true for every tax credit project in the country and has all of us struggling to make the pro formas work.”

Sigh. Politics.

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7. The Times has the first render for Habitat for Humanity’s two-family townhouse project at 208/210 Third Street on the city’s Northside. It looks to be the same architect as the 4-unit project for 402 South Cayuga – I can’t seem to find the architect offhand as a few designers have donated time and energy, but local planner George Frantz shepherded the project through the approvals process. Each unit is about 1500 SF. The plan for the $305,000 project is to break ground in April and have the move-in ceremony in Spring 2018. As with all local Habitat projects, a portion of the construction will come from volunteer labor, including 500 hours of “sweat equity”, and homeownership classes that the two recipient lower-income families (making 60% AMI or less, $32,000/year) will need to complete as part of the deal.

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8. Wrapping this up with the local agendas for next week – the town of Ithaca will be looking at a home B&B permit on Bostwick Road, a retaining wall for Ithaca College’s track, and finishes touches on the Maplewood approvals. The city’s project review meeting indicates the city plans to look at the subdivision at 109 Dearborn Place, Declaration of Lead Agency and Environmental Review for the 11-unit 107 South Albany Street plan,  and “Approval of Conditions” for City Centre, which is just making sure they’ve completed everything asked for in the final approval. In sum, nothing too exciting at the moment, but we’ll see if the city has any new projects coming up when the actual PB agenda comes out next week.

9. Quick note to wrap up – the woman behind the Rogues Harbor Inn in Lansing has purchased a prominent and historic building on Freeville’s main drag. Eileen Stout purchased 2 Main Street, a mixed-use building with restaurant space, a tile shop and three apartments, on Thursday for $132,000. The seller was Tompkins Trust and it’s well below assessment – doesn’t look like a foreclosure though. The bank bought the property for almost double the price in May 2016.





News Tidbits 2/11/17: Cooperation Required

11 02 2017

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1. It looks like the plans for 107 South Albany Street are getting a major revision. Readers might recall that previously approved plans called for a rear addition onto an existing house to create a 9-unit, 11-bedroom apartment building. The latest plans are a little more substantial.

For one thing, the existing house would be no more under the new plan. In its place looks to be a 3.5 story, 8,427 SF, 11-unit apartment building, all one-bedroom apartments. Developer Stavros Stavropoulos has once again turned to local architect Daniel Hirtler for design work; for each of them, this is the largest project they’ve worked on to date. Hirtler came up with a design that offer contextual features like a cornice and an orthodox window arrangement, but adds a modern vertical stair element in the middle of the structure to keep the design from being an imitation. Zoning is CBD-60, so no parking is required, 100% lot coverage is allowed, and the 40.5′ proposal is comfortably within the 60-foot height limit.  According to the SPR filing, the construction cost will be about $900k and the construction period will be from September 2017 to June 2018.

As much as I dislike seeing attractive old houses come down, the new design fits well into an older urban context. Plus, if the medical practice on State ever gets redeveloped, 3.5 floors offers a nice transition to the lower-density structures further south. I’m not a super big fan of the blank wall next to the recessed entry, although the intent is to make it interesting with light fixtures, a brick pattern and an iron trellis that will be grown over with vines. Fiber cement will be used on the upper floors, with brick veneer and granite accents at street level.

On another note, it looks like the city will be looking at a one-lot subdivision next month at 109 Dearborn Place in the Cornell Heights Historic District – the owners, a married couple who are renovating the old PRI into a historically appropriate two-family residence, are looking to sell some of the land as part of the “partnership dissolution”. The PRI renovation is expected to continue. The application says a house was previously located on the undeveloped portion of the property (a glance at old maps indicate a schoolhouse was located on-site in the 1920s). It’s worth noting that the wife is also the owner of Bridges Cornell Heights, a high-end senior living facility on the next block. Bridges previously subdivided a Cornell Heights lot in 2005 to build a second residence to serve its deep-pocketed clients. Any new house would need to go through ILPC review.

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2. Meanwhile, the Ithaca Common Council had their monthly Planning and Economic Development Committee meeting. It looks like the revised 323 Taughannock project has been caught up in the TM-PUD, so it will have to get Common Council approval. Apart from a certain councilor’s general objections to housing near or on the waterfront, this one isn’t likely to stir up much controversy. The construction timeline for Steve Flash’s 8-unit , 16,959 SF owner-occupied townhouse project is June 2017 – January 2018, with an estimated value of $2-$3 million. Potentially, there could be 16 units, since each townhouse comes with a live/work space that could be converted to a separate studio apartment unit.

Also included at the meeting was a session on electric car infrastructure, votes to send laws allowing dogs in Stewart Park and a temporary altar to the Common Council, votes to circulate a zoning amendment to allow brewpubs in business zones, and a discussion of tree plantings. The Maguires also discussed possibly shifting their project to Southwest Park behind Wal-Mart, which is covered on the Voice here.

3. The city of Ithaca has been awarded funding to build a replacement bridge for North Aurora Street over Cascadilla Creek. Continuing the city’s heavy infrastructure investments of the past few years (for instance, the bridges as Lake Street, East Clinton Street, and the work planned for Brindley Street/Taughannock Boulevard), the state is giving $1.178 million towards the replacement span. Engineering work and public meetings will take place in 2017 and early 2018, with construction and completion by 2019.

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4. Over in the town of Ithaca, final approval has been granted to Cornell and EdR’s Maplewood project, meaning that everything is good to go and barring any unforseen circumstances, the 441-unit, 872-bed complex should be open for graduate and professional students by the end of July 2018. The difference between preliminary and final approval is that in preliminary, the concept is greenlighted but there needs to be additional filings completed – tree planting schedules, revised labels on diagrams, construction staging plans, and proof of final approval from the city for their portion. For those who are wondering, the 150-200 workers on-site will be parking at a temporary lot behind the Kinney Drugs at East Hill Plaza, and will be walking the five minutes down Mitchell Street to get to the job site. The first building should start to rise in late Spring of this year, with new structures rising in stages as we go through the rest of 2017.

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The town planning board also reviewed revised plans for the Rodeway Inn at 654 Elmira Road, where the old wings will now be torn down and rebuilt on the same footprint and an enclosed corridor will be built into the new wings. The final result will have a net increase of four motel rooms, to 44 (the previous plan added only two motel rooms). The plan for renovating the single-family home on the property into a community center is unaffected by these changes and moving forward as originally planned.

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5. It’s been behind schedule a few months, but DiBella’s Subs is expected to open at 222 Elmira Road on February 16th.

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6. It seemed a little odd when The Computing Center stated in their IDA application that their plans had already been approved, and there was nothing on file. Turns out they’re hoping to get approval for their 4,600 SF HQ from the town of Lansing next week.

The full suite of documents can be found on the town of Lansing’s website here. It looks like the farmhouse next door to 987 Warren Drive will be spared from the wrecking ball; although The Computing Center bought the property, it’s being subdivided and the barn-turned-garage is the only building that will be torn down. Lansing has one of the more lenient planning boards, so although this probably won’t be fully approved next week, there’s a good chance this project will receive final approval by the end of March.

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7. Over on West Hill, a large vacant parcel on Bundy Road just exchanged hands. The 66.98 acre parcel has been marketed for the past few years as a development opportunity – it has municipal water and sewer, and it’s a stone’s throw from Cayuga Medical Center, Overlook and the Conifer/Cornell developments off of Route 96/Trumansburg Road. Its previous ownership, a family that has owned it in some form since 1964 (moving between members in 1984 and 1991), had it on the market for $359,900.

The buyers, a husband-and-wife pair of medical doctors who live nearby, paid $305,000 for the deed, according to a filing on the 9th. An online search for future hints doesn’t really give much guidance – the doctors have donated modest amounts to Finger Lakes Land Trust and have signed some anti-fracking petitions, and while they own undeveloped properties around them, this parcel isn’t adjacent to their house. It doesn’t really fit the Land Trust’s ideal land donations either, since it’s been substantially subdivided with medium-density residential, and borders a growing corridor. So, it’s hard to gauge just what exactly is planned here. For the record, the land is currently zoned medium density residential (max 3 floors, up to 2.9 lots/acre), but the town’s new comprehensive plan sees the property as new urbanist medium density (5-8 units/acre small-scale mixed-use), with undeveloped open space towards the southwest corner of the parcel.

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8. Let’s finish this week off with a talk about energy. Good news first – there might be a solution to the West Dryden pipeline issue. Background here, but the nutshell is, Lansing has tapped out their natural gas capacity, and in order to accommodate new development that would need natural gas, NYSEG needs to build a higher capacity pipeline from their current facilities in the town of Dryden. This new pipeline would go along West Dryden Road, but has run into fierce opposition, mostly because Dryden residents are famous for being anti-natural gas – this was the town that took on the fracking companies and won. Keep in mind, these folks aren’t just disdainful of natural gas, they are adamantly opposed. So using their property to accommodate something they don’t like is a bit like asking to build an abortion clinic next to an evangelical church because that just happens to be where the land is cheapest, but they would have to share a driveway.

Unsurprisingly, the town of Dryden enacted a moratorium on large-scale pipeline installation. The town of Lansing is not happy because it stymies their development, and they’re extra-concerned that their biggest property taxpayer, the Cayuga Power Plant, is about to go belly up and leave the town with $100 million less on its tax rolls. The county wants to move away from fossil fuels, but it also wants to encourage development and not leave Lansing in the lurch.

This week, a plan was put forth that might accommodate both needs. A small compressor station would be built to keep pipe pressure from falling too low during times of peak demand, so that guarantees service for existing customers. The second prong is to wean existing development off natural gas and encourage new development to use other means – electric heat pumps, like those to be used in Maplewood and City Centre. This encouragement would be given through subsidies or tax breaks. The compressor station and the incentives would be in effect by late 2018.

It looks promising, but the feasibility studies are still ongoing, and Lansing is not totally on board. Both Lansing Village and Lansing Town feel they were not represented during these discussions with NYSEG, and that heat pumps are a major financial burden to saddle homebuilders with. They also wonder if the electrical grid would be capable of supporting so many heat pumps.

Speaking strictly from my experience, I’ve visited construction projects with heat pumps, and while they are a cost increase, it’s a couple percent more than the same structure with conventional heating – there’s a recently-built single-family house I can think of offhand where the cost of heat pumps was about $5,000 more on the $200,000 construction cost. If it’s incentivized, one could make it financially sensible, at least for residential options if not all. Also, I’m wary of Lansing’s reasoning because they piddled away the three town center projects five years ago – if they had stayed on top of it, they’d have $50 million more in property value and this wouldn’t be such a pressing issue now.

That being said, there are problems with this area’s approach to alternative energy. Newfield is the big culprit here – they’re about to put in a moratorium on commercial solar panel installations, which is worrying since this is the same town that redesigned their wind turbine law to ban them in essence. If municipalities are limiting residents’ abilities to turn to alternative energy sources (many urban areas have to turn to commercial arrays or turbines because there’s not enough room/too much demand on-site), then the community will be unsuccessful in weaning the population off of fossil fuels. But Dryden, which is in the process of changing their laws to accommodate large-scale solar arrays, is at the forefront of this issue – those panels could provide the electricity for the heat pumps and help turn the tide on energy sources. It only works if everyone cooperates.

 

 





News tidbits 12/24/16: Looking to the Future

24 12 2016

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1. Going to take advantage of this light week to go through some of the photo stash. I thought of doing a Poet’s Landing update, but because LeChase is mostly working on site clearing/prep and excavation at this point, and given the snow on the ground, it didn’t seem like there was a whole lot to be gained from making a unique update. But, rest assured, it’s still underway, there’s just not a whole lot to see at the moment. Once the snow melts off, the slab foundations work should be visible, and there might even be some framing going up by mid-winter. The six new apartment buildings and their 48 units should be ready by the fall of 2017.

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2. 107 South Albany in the city is another one that doesn’t merit its own post just yet, but work should be taking place at some point soon. The building permits have been filed with the city for the 6-unit, 9-bedroom renovation and addition to the rear of the existing building, and from peering inside the existing windows, there’s the impression that interior demolition work could be underway – could explain the broken window on the second floor at least. There was no excavation work yet in the backyard, where the new wing will go. The Site Plan Review document says July 2016 to August 2017. Maybe there will be something to talk about by the next round of downtown updates.

3. Some folks might remember Phoenix Books, the hard-to-miss barn bookstore off of 366 as one approached Ithaca from Dryden. The store closed last year after 30 years of business, and the barn itself is about a century old. Now the property at 1608 Dryden Road is for sale. The barn, a small outbuilding, and 29.3 acres for $229,900. According to the Zillow posting, a sale is already pending.

4. From sales to sold. An industrial property in the Inlet Corridor of Ithaca town has exchanged hands. The property is at 142 Ithaca Beer Drive, next door to the growing brewery and restaurant. According to the listing with Pyramid Brokerage, the property consists of “Two commercial buildings totaling 6,812SF on 2.79 acres at south end and just off of Ithaca’s Elmira Road (NYS Route 13) commercial corridor. Ideal for combo of office (812SF) and industrial/warehouse (6,000SF) with lots of room to expand. All municipal services. Warehouse building has high ceilings, concrete floors, 2 overhead doors and more. Great opportunity for light industrial/manufacturing with array of flex space.”

The Iacovellis used it to house their construction equipment, and had it on the market for $409,000. It sold for just under that, a reasonable $400,000, to Greentree Garden Supply, which has operations a stone’s throw away from the property. Greentree makes their own soil products (potting soils, soil formula), so that may be a potential future use of the warehouse they just picked up. Good for them; they seem to be thriving as well as their garden plants.

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5. Here’s a cool idea – the Lansing School District is planning to build an outdoor classroom as part of $4.95 million in renovations. Cassandra Negley has the full story at the Times. The renovations were approved by a landslide 240-32 vote, which was helped by the fact that the project will be funded with grants and money from the school district’s reserve (rainy day) fund – no additional cost will be assumed by the taxpayers. In advocating for the project, school district staff noted that it would provide for “multi-sensory experiences”, a useful asset during the instruction of natural and environmental science topics, and cited studies that showed students performed better academically when given the opportunity to have classes in outdoor spaces. The space would be used as covered play space during recesses.

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6. Going off into hand-waving territory here. Enter at your own risk.

You might have heard in the news this week that New York State, even though it added 104,500 jobs over the past year, is estimated to have recorded a population loss of about 1,800 people. That’s not a good thing for a number of reasons, but it’s a more acute issue upstate. New York City issued building permits for 101,705 residential units from 2013-2015, with another 13,000-14,000 estimated this year, and the city, just the boroughs and not even counting the suburbs, makes up nearly all the population growth (375,272 through July 2015, vs. 367,179 as the total gain for the state from 2010- July 2016). Upstate continues to hemorrhage people to other states. Not a surprise to anyone who’s travelled outside of Ithaca, Saratoga or the few other bright spots. What can we expect for Ithaca in a bad piece of news for Upstate?

Here are some off-the-cuff tallies for population growth. Ithaca’s estimated to be 30,788 as of July 2015, up 774 since 2010. The estimates due out early next year cover July 1, 2015 to July 1, 2016.  What opened in that time frame?

By my count, Stone Quarry (82 beds), the Lofts at Six Mile Creek (66 beds), 804 East State (18 beds), 707 East Seneca (18 beds), 206 Taughannock (10 beds), the Lehigh Valley House condos (6 units, will assume county average 1.7 occupants per unit, for 10 residents), 116 Catherine Street (17 beds), and the 140 College Avenue (12 bed addition). Allow another half dozen or so units with a dozen beds total, for accessory apartments or new single-family homes. Only one of these projects replaced existing housing units – a one-bedroom bungalow came down for 804 East State. The gross gain is about 244 people, if we assume the standard of one person per bedroom or studio unit.

Now let’s do some subtractions. Hughes Hall closed on Cornell’s campus. -47 off the bat, for 197. Now, the math can’t easily accommodate those who had a household member move in/be born, or move out/pass on. But trends suggest a 2% decrease per decade, so we’ll treat it as negligible. So, my baseline prediction for the 2016 estimate is 30,981.

Just thinking offhand of the projects that have opened since July 1, 2016, expect at least 210 more for the July 1, 2017 estimate, and 670 in 2018, because that’s when Collegetown Terrace phase III (344 bedrooms), Novarr’s townhouses (net gain ~60 bedrooms), 210 Hancock (90 bedrooms) and Todd Fox’s latest trio (net gain ~110 bedrooms) are included in the figures. These drive-by numbers are based just on what’s underway, or approved and financed. The 2017, or more particularly the 2018 numbers could go up. So roughly, 30,981 in 2016, 31,191 in 2017, and 31,861 by July 1, 2018, assuming no major catastrophes and that the local economy’s growth and residential vacancy rate is consistent.

For the record, the purely mental figure I use for a 2020 census is 32,500. That would consider Harold’s Square (146 bedrooms), City Centre (250 bedrooms), the first phase of Chain Works (80+ bedrooms), as well as other proposals that may arise in the next year or two and open before April 1, 2020, the official census date. I do not factor in any new Cornell North Campus dorms in the estimate, since the new dorms will initially function as temporary replacements for existing space that will be concurrently closed and renovated.

Now, when thinking about the town of Ithaca, things get really weird because of Maplewood – a loss of 370-380 beds. The town doesn’t have any large multifamily underway – my partially-imputed count from permit reports gives about five newly-occupied duplex units and 20 or so homes for the July 2015 – June 2016 period, and the 10 Belle Sherman townhouses. That’s probably 100-120 beds total. The town of Ithaca will likely show a decrease in population in the 2016 census estimate because of the Maplewood closure, and it will be bad optics because there’s all this talk of affordable housing issues, and seeing a decline in population in the news will inspire a negative kneejerk reaction – either “if it’s going down do we really need housing”, or “hey, it’s going down, then why are the rents so damned high”. Have that talking point ready, Ithaca town board.

For the 2017 count/2018 release, the partially-educated guess is an increase of 150 given Brookdale, but the 872 new Maplewood residents won’t come into count until the 2018-19 estimation period, at which point we’re pretty much at the next census. I’m thinking around 21,500 for 2020 (from 19,930 in 2010), if the current trends continue and major housing projects are completed.