News Tidbits 11/11/17: It’s Back

12 11 2017

1. One of the reasons for the lull in weekly round-ups has been the lack of smaller news items to fill it with. A few larger items made it into Voice articles, but there wasn’t much of a middle ground between “expand into article” and “not newsworthy”. I’m happy to take comments here about Voice articles, although the blog is intended to cover topics that may not be ready for a full write-up.

As noted in the Voice, there isn’t much before the city of Ithaca at the moment. A sketch plan for infill rental housing at 209 Hudson Street is likely dead in the water as a result of the new South Hill Overlay, and a modest infill plan calls for a duplex at 601 South Aurora on the corner with Hillview Place, which can only be an improvement from the informal parking lot currently there. The modular unit design is thoughtful (varied materials, plenty of windows) if unexciting, and the sidewalks are a plus. The units are physically structured as townhouses, but technically they aren’t, since townhouses are defined by International Building Code as strings of units of three or more.

Meanwhile, things are so slow in the town at the moment that they cancelled their last Planning Board meeting. Before that, the only notable item on the agenda was the Cayuga Ridge renovation, which is primarily internal. Their October Building and Codes Department report indicates a single two-family home was approved, in the Cleveland Estates housing subdivision; virtually all of those duplexes have been intended as student housing.

2. If there is one town that is rather busy next week, it would have to be Lansing. The surface facilities for the new Cargill mine shaft are up for final approval at the Planning Board meeting next Tuesday, more discussion is expected about the Milton Meadows affordable housing plan at the town center, and a couple of minor projects (communications tower, illuminated free-standing sign) are up for review and vote. Neither Cargill not Milton Meadows appear to have changed significantly since their last presentations.

Also scheduled is review of public comments regarding the Comprehensive Plan, which cover several topics, with the most frequent being the Bell Station zoning (park vs. lakeshore low density) and some individuals unhappy with the potential for mixed-use or residential development near their homes or farms. Joe Wetmore has a pretty thorough critique, ranging from unrealistic expectations to discomfort with what he calls “segregated housing” based on income and age. Going political for a moment, I suspect if it weren’t for many progressive town and village boards rushing to join the Article 78 on Cargill, with less than careful thought and discussion of Cargill’s blue-collar workers and their family/friends, Wetmore would be an incoming town councilman (and to be fair, he may end up winning when the absentee ballots are counted and tallied next week).

3. Over in Dryden, just about everything is good to go with Modern Living Rentals’ 42-unit rental complex planned for 802 Dryden Road, next to the Cornell arboretum. The November tweaks were for lighting, landscaping and sidewalk details. The designs of the townhouse strings were reworked in October to include three different designs, to be used twice each (six buildings, seven units each, 42 units/108 bedrooms total). While the materials remain the same, the designs differ substantially in roof lines, architectural detailing and fenestration pattern. At this point, no one would mistake for a recycling of 902 Dryden as they started off as; John Snyder and his team have had the chance to express themselves, and the designs are contemporary and visually interesting. It looks like final approval will be coming potentially soon, which will permit a Spring 2018 – Summer 2019 construction time-frame.

Other than that, the town is reviewing another Tiny Timbers subdivision, this one for 1540 Ellis Hollow Drive. Similar to its counterpart just down the street at 1624 Ellis Hollow Drive, the long, narrow lot would be serviced with an internal driveway for five homes with a little over an acre each, and the rear (northern) 5 acres would be granted a conservation easement, to remain natural space and help protect the Fall Creek watershed. The original plan was a deed restriction, but the town’s conservation board is pushing the easement so that future owners of the land can’t just lift the restriction. They also requested an S-shaped driveway because they feel the slope is greater than Dolph states; an S-shape would also throw the plans out of whack, so let’s see what happens.

On a final brief note, review and discussion is ongoing for a pair of solar arrays off of 2243 Dryden Road, one of 1.3 MW and one of 2 MW.

4. Looking at what’s on the market this week, here’s something for the deep-pocketed investor/landlord who wants to start with an all-new, low-maintenance building. 6-unit 707 East Seneca Street is on the market for $2,999,000. The 6,469 SF apartment building was built just two years ago, after developer Todd Fox bought city surplus land that was once a playground for the closed East Hill Elementary, deeded to the city in 1982 and promptly forgotten for decades until potential liability risks convinced the city to put it up for sale. Each unit is three bedrooms, and according to the advertisement, it generates over $220k in revenue each year, which is not shabby.The property is assessed at $1 million.

It’s a bit surprising that Fox would want to part with a nearly-new building with solid rental potential, and it makes me curious if the funds would be used to fund other Visum projects planned or approved. While Fox did take a financial hit from the cancelled 311 College Avenue project, the amount invested was far less than the sale price for 707 here.

5. Also worth noting, though it’s not good news – The Computing Center’s plans to build a new 4,600 SF headquarters appear to be over. The building site and the approved building plans at Lansing’s 987 Warren Road are up for sale. $499,000 gets you 1.57 acres, the plans, and a single-family home on the eastern end of the property that generates $2,000/month. The project had received an $85,084 tax abatement for the $1.394 million project, which was expected to create six new jobs. For the record, any buyer would need to re-apply for an abatement; the one granted will go unused. At least offhand, it looks like they may have added the jobs (retain 14, add 6, and the website shows nineteen plus the retired founder, and two job postings), but it’s uncertain – they acquired a competitor (Sherpa Technologies) in September, which increased staff to 22. Based off the time of the listing, with the acquisition of Sherpa they may have just led TCC to go a different direction with a new headquarters. What will be, will be.

6. According to construction loan documents filed with Tompkins County, the new 11,180 SF Rite Aid being built at 79 North Street carried with it a $2.71 million price tag. Chemung Canal Trust Company, an Elmira-based bank with branches in Tompkins County, is providing the loan to Dryden Group LLC/Ellicott Development. Ellicott, a major developer out in Buffalo, will be using an in-house contractor team to build out the retail space.

A couple of emails came in asking if this would be a Walgreen’s. On paper, that’s a no – everything filed and documented says Rite Aid, and this was confirmed with the town planning staff. However, Walgreen’s is in the process of acquiring 1,932 Rite Aid stores (leaving Rite Aid with 2,600), and closing several hundred stores that are within close proximity to existing Walgreen’s. It’s possible that the existing Dryden Rite Aid is one of those to be “shut down as part of the sale” as the new Rite Aid-turned-Walgreen’s is being built on the north end of the village. Keep an eye on it.

7. Quick little side note – Ithaca Associates LLC, the development team behind the $110 million Green Street Garage project, is apparently in talks with INHS to manage its affordable housing component. That’s according to Ithaca Urban Renewal Agency (IURA) meeting minutes. So they are serious about meeting the city’s demand for affordable housing with some undetermined percentage of the 365 units. Heck, 60 or 70 units would be a sizable contribution, should it pan out, and it would make the project more palatable since it would clearly have a mixed-income aspect to go with its mixed uses.

8. The Ithaca Landmarks Preservation Commission will be taking up discussion again on the Nines, though they are less than pleased with the recent 5-5 tie vote the Common Council had on the Chacona block, broken by the mayor’s vote against historic designation. For me, the fascinating part was having someone like Cynthia Brock, typically opposed to greater density, speak in favor, while pro-development councilors like Ducson Nguyen and Seph Murtagh voted in favor of historic designation. So, it was an unusual breakdown of votes that I would not have predicted, although I had heard before the meeting that it would likely be a close vote.

There is no doubt that anything Student Agencies submits will be scrutinized extra closely, especially if they try to maximize square footage or incorporate design features that don’t mesh with neighboring structures. It’s fair to say that while they lucked out with being allowed to redevelop, the resentment already stirred up means anything proposed will be starting behind the proverbial eight ball, and they would be wise to really put their best foot forward and not rush plans.

Interestingly, it looks like someone, likely but not confirmed to be the Reach Project social service group, plans to submit concept designs for the carriage house that once stood behind the house at 310 West State Street. This is a historic district, so any designs for the drug treatment and potential safe heroin injection “harm reduction” site would need to be approved by the ILPC.

It’s been amusing and a bit excruciating to see some of the comments on the Voice – some people are all about historic buildings; but it tortures them to see these venerable structures used for what they see as a less-enlightened cause than a high-end B&B or boutique office. If zoning laws (and higher authorities, in this case) okay it, so be it. Many historic buildings have humdrum or low-brow histories as factories, home businesses or tenements, and to say they can’t be used for something permitted just because it seems icky is not only illegal, it denies part of the historical element.

7. Intriguing, though I have questions – the city is looking at expanding the use of PUDs from beyond the few industrial zones to city-wide so long as properties are 2 acres. They’re also looking at expanding CIITAP to allow 1-story industrial and waterfront projects, as well as an affordable housing component of 20% on all residential or mixed-use projects with residential components of 10 units or more.

The PUD plan comes on the heels of the new Waterfront zones, which allow residential uses on a greater number of parcels, and is in fact the recommendation of the Waterfront Working Group (WWG), a 17-member group of staff and public who reviewed planned zoning changes to the Waterfront. The city planning staff are amenable, though they suggest a minimum acreage of 2 acres.

With the proposed CIITAP change, the reasoning makes sense, although its effectiveness is questionable. Industrial construction is locally limited and is usually build-to-suit for a specific client. There’s also a strong preference to less dense areas with easy access with lower land values, like Lansing or Dryden. More power to the city I guess, I just don’t see it being utilized. As for the housing component, the intent is good, but the issue always ends up being an issue of “moreness”. Developers often have to build bigger to re-balance expenses and revenue within mixed-income structures. This can make it tougher for them to get financing since it’s a larger, more costly build-out (a bigger financial risk, all other things being equal). Residents in turn balk at a bigger project with the traffic, aesthetic changes and other impacts it creates, not to mention some still instinctively sneer at affordable housing, mixed-income or not. It’s not an outright deal-breaker, but it is something to keep in mind.

The PUD can be troublesome since it’s a sort of “DIY zoning”, which would make existing rules pointless and a lot of upset voters if allowed without some big stipulations. 2 acres would limit many projects in the core of the city, but if you happen to be, say, a major landowner along the Waterfront or in the vicinity, like Guthrie or Cayuga Medical Center, it’s basically a red carpet invitation, as it allows them to set the bounds for a project. Notably, neither of those two fall within CIITAP’s boundaries, so while they wouldn’t be eligible for the tax abatement, they also don’t have to worry about the affordable housing component if they choose to do something with housing in the mix.

 





Cayuga View Senior Living Construction Update, 9/2017

2 10 2017

The official groundbreaking for the Cayuga View Senior Living project was back on August 9th. Since that time, the basement level of the Cayuga View Senior Living project has been built out work has begun on the ground level floorplate, and the construction of masonry stairwells and elevator cores. It looks like the big supplier for the CMUs is Zappala Block out of Rensselaer (“REN-suh-lur”).

The Taylor the Builders (general contractor) press release alternately states 50 units and 60 units in the mixed-use project, but the number I’ve long heard is 60, 48 2-bedroom and 12 1-bedroom. The 2,680 SF of first-floor retail is split evenly between the two wings of the building’s ground floor. One of the things that pops up fairly often in the marketing literature is the attempt to sell it to snowbird retirees who leave the area during the cooler and cloudier months for more pleasant climes, which the Thaler family co-developing Cayuga View has long done.

“We are proud to partner with Manley Thaler and Rochester’s Cornerstone Group, to bring this scenic mixed-use development to the Village of Lansing,” said Taylor president Karl Schuler at the groundbreaking. “This project addresses a specific niche and community need for market-rate senior housing, while doing so with an overall development that more than satisfies a lifestyle choice among the growing populous {sic} of mature adults in this market.” It’s going to be a busy time for Rochester-based Taylor, as work is also getting underway in Downtown Ithaca on the 12-story Harold’s Square project this month.

Noting the gaps above the window and door rough openings, my semi-educated guess would be that it’s set aside for later architectural finishes, maybe polished stone or similar. It’s a little hard to cross-check with renders because 1) only one render of the project has ever been formally released, and 2) that render does not really show the slope of the site of the walkout basement level. An earlier render from a couple years ago predates the current window layout, but lends credence to the possibility. The below-grade base of the concrete foundation (or will be, once backfilled) looks to be insulated with Dow rigid foam board insulation with a black waterproofing membrane over the top.

The project timeline calls for a Spring 2018 opening. A synopsis of the project can be found here.

 





Village Solars Construction Update, 9/2017

1 10 2017

It looks like the Village Solars are moving along, albeit at the slowest pace in years. Since 102 Village Place was torn down back in June, the site was cleared, the foundation and underground utilities reconfigured, and framing has begun on its replacement. The wood frame was up to the top floor by the time of this late September site visit, and erection of the roof trusses was due to take place in just a few days. The housewrap is already in place, and as the interior receives its frames, pipes, wiring and rough-ins, work will being on window and door fittings. Probably looking at an early spring finish here.

Note that it’s not uncommon to just housewrap over the rough openings, and cut out the holes later. The excess will be trimmed off and the edges will be fastened back to the inside wall, allowing for a tight and complete wrapping of the rough opening.

Interestingly, none of the other tear-downs or new building sites have started, meaning that only one building is currently under construction. That’s rather unusual for Lifestyle Properties, whose in-house construction crew typically works on 2 or 3 buildings at a time. There was a dirt pile near one of the future building sites, but it’s been that way for a while, so it’s likely being used as a staging area. The limited construction suggests that the Lucentes may be falling behind their anticipated construction timeline, which generally calls for two or three buildings a year in order to stay on track.





News Tidbits 9/23/17: It’s All In The Hips

23 09 2017

1. Points for being open and blunt, one supposes. The chairman of the town of Lansing Planning Board, typically one of the easiest boards to get approval from in the whole county, voted against the customary declaration of lead agency on the Lansing Trails affordable apartment complex planned for the town center. The reasoning was a fear that its lower-income occupants would create more crime. Rather surprising that it wasn’t veiled behind the usual guise of “concerns about neighborhood character”.

Other PB members did raise more appropriate concerns that the 581-a tax abatement to be pursued by the project may end up offsetting the property tax increase enough to cost the town, mostly through the enrollment of new students in the Lansing school district. A third-party study explained that there would likely be 43 students in the roughly 200-bedroom complex, of whom 14 would be relocations from other parts of town, and 29 who would be new to the district. Reflecting national demographic trends, local school enrollments have been in decline as Millennials are replaced with their less numerous Gen Z peers, so it’s not really a question of capacity since the schools were designed for larger class sizes, but a concern about the tax obligations and avoiding the burdening of other taxpayers. Town supervisor Ed LaVigne has spoken in favor of the project as workforce housing by a responsible developer and property manager.

The Star’s Dan Veaner takes the middle road in his editorial, noting the project fills a need, but worried about the tax impact. I’d argue that’s while it’s a fair question, it’s probably a bit premature. There have been discussions for the other parcels in the town center that just have yet to come forward. Tiny Timbers is potentially 60 units of mid-priced owner-occupied housing (at $200k per home, that would be $12 million without counting site-wide improvements like sidewalks and community greenspace), and there are possibilities for the other parcels that are being drafted up and fleshed out before being made public. We the public don’t know what those are – there could be market-rate senior housing, patio homes and mixed-uses like the projects submitted in 2014. If three or four are affordable housing, sure, be concerned. But the town knows all the proposals, and hopefully its committee selected its choices for each lot with sound logic in mind.

2. Speaking of Lansing Trails, according to the new planning board comments, its name has been changed to “Milton Meadows”. Milton was actually the original name for Lansing, indirectly – Milton was changed to Genoa in 1808, and Lansing was split off from Genoa in 1817, the same year Tompkins County was established. It’s worth noting that “Lansing Meadows” is already taken. This would be name number three, since they had previously changed Lansing Commons to Lansing Trails.

The updated documents note that the second phase and its 56 units aren’t likely to start construction for 3-5 years, depending on external factors such as the availability of affordable housing grants, and how well the local market absorbs phase one.

3. Staying on the topic of affordable housing and taxes, the town of Ithaca will be reviewing a PILOT proposal from NRP Group to offset some of the property taxes with the Ithaca Townhouses project approved for West Hill near the hospital. Readers may recall the Ithaca Townhouses are a 106-unit, two-phase project that will be rented to households making 50-130% of area median income, with an option for renters to purchase units after a 15-year period.NRP Group is asking for the PILOT to offset the higher initial cost of using electric heat pumps in place of conventional gas heating, the difference of which they estimate to be about $300,000 upfront.

The town utilizes a few PILOT agreements, either with some of its 55+ affordable housing (Ellis Hollow Apartments, Conifer Village), the College Circle Apartments that Ithaca College purchased a few years ago, and Ithaca Beer. The combination of a lower assessed value and a PILOT generally seems to take about 25-30% off the total property tax bill.

4. Here’s a little more info on the the proposed Brown Road Pocket Neighborhood in Danby. The above image appears to be the preferred cluster housing that the development team (led by Newfield businessman Mike McLaughlin), but conventional zoning only allows for the layout shown here. Small-scale cluster zoning has found a market in the Ithaca area over the past few years with projects like New Earth Living’s Aurora Street Pocket Neighborhood and the long-planned Amabel project, and Danby’s take on the concept would benefit from lower land costs, which would help keep the overall costs down and make the for-sale homes available to a wider swath of the county’s potential homeowners. The homes, which are modest 1,000 SF one and two-story plans that share a communal parking lot, are designed for residents who wish to age in place.

5. Some revisions have been made to the design of Modern Living Rentals’ 42-unit townhouse project at 802 Dryden. To create a little more visual interest, the townhouse strings have been diversified a bit – the rooflines were modified on two of the six strings to create a hipped roof, while the other four remain gable roofs. The fenestration was also updated, and sections of the building faces were bumped-out modestly, distinguishing individual units within the strings. The overall effect gives them a distinct appearance from their counterparts up the road at 902 Dryden, and allows the team at John Snyder Architects to give the recycled design their personal touch. Other documents, like the cover letter, utilities plan, and landscaping plan can be found here.

The public hearing is scheduled for next week, but to be honest, these haven’t generated much attention, let alone controversy. The biggest issue right now is water supply, which relies on the Bolton Point system shared by both Ithaca and parts of Dryden. 802 Dryden can get its water issue remedied by tapping a segment in the town of Ithaca’s jurisdiction, and Ithaca is interested in transfer control and maintenance of the control valve that allows that to Dryden. Given Charlie O’Connor’s South Hill debate currently underway, the relative shrug this project has received from the public might be a welcome relief.

6. Nothing new on the Ithaca City Planning Board agenda next week. That’s not to say there aren’t several projects in the works, they just aren’t ready to submit formal proposals at this time. Lakeview’s special needs and affordable housing is up for approval, as is Charlie O’Connor’s duplex at 217 Columbia (even if the South Hill overlay goes into effect, this project would be grandfathered in because it started review under existing zoning). It looks like Lakeview will use the same kind of vibratory pile-driving used at INHS’s 210 Hancock, subcontracted to Ferraro Pile and Shoring by general contractor Hayner Hoyt.

Speaking of INHS, they will be taking part in the public hearing for their 13-unit Elm Street reconstruction on West Hill, and public hearings are planned for the Nines replacement at 311 College, and Elizabaeth Classen’s ILPC-approved 16-bedroom senior mansion in Cornell Heights. The Nines inspired several letters of protest, and first ward aldermen George McGonigal chimed in his hopes that the affordable housing would be reduced for Lakeview and INHS (the planning board disagrees).

Here’s what the board has to look forward to on Tuesday:

AGENDA ITEM Approx. Start Time

  1. Agenda Review 6:00
  2. Special Order of Business- Draft Design Guidelines for Collegetown and Downtown– Megan Wilson 6:01
  3. Privilege of the Floor 6:30
  4. Site Plan Review

A. Project: 709 West Court Street 6:40

Location: 326 & 328 N Meadow St. and 709 – 713 West Court St.

Applicant: Trowbridge Wolf Michaels for Lakeview Health Services Inc.

Actions: Consideration of Preliminary and Final Approval

Project Description:
The applicant proposes to construct a five-story L-shaped building with footprint of 10,860 SF and GFA of 62,700 SF on the .81 acre project site comprising four tax parcels (to be consolidated). The building will contain sixty (60) one-bedroom apartments plus associated shared common space (community room, laundry facilities, lounges, and exterior courtyard), support staff offices, program spaces, conference room, utility rooms, and storage. The siting of the building allows for a small landscaped front yard, a south-facing exterior courtyard, and a 16 space surface parking lot in the rear of the site. Site development will require the removal of five structures and associated site elements. The project is in the WEDZ-1 Zoning District. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1) (k) and (n), and the State
Environmental Quality Review Act (“SEQRA”) § 617.4 (11) and is subject to environmental review.

B. Project: Elm St Apartments 7:10

Location: 203-211 Elm St

Applicant:Lynn Truame for Ithaca Neighborhood Housing Services Inc. (INHS)

Actions: Public Hearing, Determination of Environmental Significance

Project Description:
The proposed project consists of the demolition of a two single family homes and one duplex and the construction of a single 12,585 SF apartment building with 13 dwelling units, parking for six vehicles, and other associated site improvements. Due to the slope of the site, the building will have 2 stories facing Elm Street and three stories in the rear. The project requires the consolidation of three tax parcels. The project is in the R-3a Zoning district and is seeking two area variances for relief from rear yard setback and parking requirements. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1)(h)[3], and the State Environmental Quality Review Act (“SEQRA”) §617.4 (11) and is subject to environmental review.

C. Project: Duplex 7:30

Location: 217 Columbia Street

Applicant: Charlie O’Connor for 985 Danby Rd LLC

Actions: Declaration of Lead Agency, Determination of Environmental Significance, Potential Consideration of Preliminary & Final Approval

Project Description:
The applicant is proposing to install a duplex with one 3- bedroom apartment on each floor. The
new structure is proposed to be sited directly behind the existing duplex on the property. As the project will increase the off-street parking required from two to four spaces, the applicant is proposing to shift the existing curb cut to the east and install an expanded parking area and drive aisle along the eastern property line. The project also includes removing a 30”dbh oak and one street tree, closing the existing curb cut, installing a fence, landscaping and walkways. The project is in the R-2a Zoning District. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) and the State Environmental Quality Review Act (“SEQRA”) and is subject to environmental review.

Project: Apartments 7:50

Location: 311 College Ave (The Nines)

Applicant: Jagat P Sharma for Todd Fox

Actions: Declaration of Lead Agency, Public Hearing, Review of FEAF Parts 2 & 3

Project Description: The applicant is proposing to construct a six story, 80’ high building plus basement. The first floor will have an approximately 825 SF commercial space and five studio apartments, upper floors will have a combination of 21 studio and 24 loft apartments for a total of 45 dwelling units. The applicant’s intended market is students. Project development will require the removal/ demolition of the existing structure and all associated site features. The existing building incorporates the original Number Nine Fire Station and was identified as a structure worthy of further research in a 2009 study titled Collegetown Historic Resources Worthy or Detailed Research; Icons of Collegetown, Individual Buildings, Architectural Ensembles and Landscape Features. The project is in the MU-2 Collegetown Area Form District (CAFD) and requires Design Review. This is a Type I Action under the City of Ithaca
Environmental Quality Review Ordinance (“CEQRO”) §176-4 B.(1)(k) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(11) and is subject to environmental review.

Project: Bridges Cornell Heights Residence (Senior Housing) 8:10

Location: 105 Dearborn Place

Applicant: Elizabeth Classen Ambrose

Actions: Declaration of Lead Agency, Public Hearing, Review of FEAF Parts 2 & 3

Project Description:
The applicant is proposing to construct a two story single family residence with 12 bedrooms
to house up to 16 people on the .446 acre lot. The building will have a footprint of approximately 4,150 SF, including porches. Site improvements include a porte couchere, a driveway and parking area for nine cars, three patios, walkways and landscaping plantings. The site is currently vacant. Site development will require the removal of approximately 25 trees of various sizes. The applicant is proposing to use the Landscape Compliance method, which requires Planning Board approval for placement of the parking area. The project is in the R-2a Zoning District and the Cornell Heights Local Historic District and has received a Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission (ILPC). This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1)(h)(4) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(11) and is subject to environmental review.

4. Zoning Appeals 8:30

5. Old/New Business 8:40
A. Planning Board Report Regarding the Proposed Local Historic Landmark Designation of 411-415
College Avenue- The Chacona Block
B. Upcoming Planning Board Recommendation to Approve Draft Design Guidelines for Collegetown &
Downtown – discussion





News Tidbits 9/9/17: Shopping for Sales

9 09 2017

1. As Dan Veaner at the Lansing Star reports, the new owners of the Shoppes at Ithaca Mall (aka Pyramid Mall) are planning to roll out new tactics to counter the ongoing, nationwide retail apocalypse currently underway. Instead of leasing locations, the mall owner would like to subdivide retail spaces within the mall under a Planned Development Area (DIY zoning, in essence) so that tenants could potentially own their spaces instead of renting them, under the hope that when they own a store location, they are less likely to close it and will opt for closing rented spaces elsewhere. Because customary use-based (Euclidean) zoning is not suited for this unusual arrangement, a PDA has been suggested, and the village of Lansing seems amenable to the idea.

On a related note, another subdivision of the mall properties would open up a portion of the parking lot behind the Ramada Inn for the development of an extended-stay hotel. This would probably play out over a few years, given the time to design a project, secure a brand and ask for village review/approvals. Market-wise, it’s not implausible, since the other hotels planned, like the Canopy downtown or the Sleep Inn at 635 Elmira Road in Ithaca town, are geared towards the overnight crowd, and the overall market is growing at a sustainable pace. As long as the local economy continues its modest but steady growth, a medium-sized specialty property that opens in two or three years would probably be absorbed by the local hospitality market without too much fuss.

2. Meanwhile, over in the the town of Lansing, a couple of minor notes and some name changes. From the town of Lansing Planning Board agenda, it appears the 102-unit Cayuga Farms development is now going by the name “Cayuga Orchard”. The project, which has been stuck in red tape due to the stringent review of modular sewage treatment systems, is seeking modifications to their plans, which was summarized in the Voice here. The short story is that the project has the same number of units, but the impermeable area has been decreased and the number of bedrooms is down from about 220 to 178. That should help reduce stormwater runoff, and if the town sewer isn’t through yet, it could make the modular system more feasible.

Secondly, Cornerstone’s Lansing Commons Apartments are being rebranded as the “Lansing Trails Apartments”, which makes sense since there aren’t any “Commons” in the town, but the town center property is traversed by numerous recreational foot trails. The town has endorsed Cornerstone’s two-phase, 128-unit development plan for affordable rental housing, though the planning board did express concerns with the impact of dozens of additional school children on a property with 581a property tax breaks, which may result in a 4% increase in school taxes in the default scenario. The number could vary given the number of kids that actually live there – the board ballparked 80 for their back-of-the-envelope analysis, which given 128 units and roughly 208 bedrooms in the project, isn’t unreasonable.

3. On that note, it appears Cornerstone and NRP have applied to the county’s affordable housing funding grant for a bit of financial assistance towards their respective projects. Cornerstone is seeking funds for qualified units within the 72-unit first phase of its Lansing Trails project, and NRP is seeking funding for qualifying units within the 66-unit first phase of its Ithaca Townhomes project on West Hill. Each organization would receive $256,975, mostly in Cornell-donated funds, if approved by the county legislature. The money may be leveraged and with less needed from traditional affordable housing funds, it may make each project more appealing from a federal or state grant perspective, with demonstrated municipal interest and more “bang for the buck” on the grantor’s end.

4. The two-building apartment complex planned at 232-236 Dryden Road is one step closer to construction. According to Tompkins County records, Visum Development bought the two properties on which the project was proposed (114 Summit Avenue and 232-238 Dryden Road) for $7.65 million on Monday the 5th. The properties are only assessed at $2.55 million, but sellers tend to enjoy a hefty premium when developers have intent for their parcels.

The following day, the building loan agreement was filed. The loan, for $16,354,628, was granted by S&T Bank, a regional bank based in Pennsylvania that has no retail banking presence in Ithaca, but has served as the financier for several projects, including the Holiday Inn Express that recently opened on Elmira Road, and Visum’s just-opened 201 College Avenue project.

A breakdown of the costs shows the total project cost is $22,780,334. There’s $13,020,010 in hard costs (materials/labor), $7.65 million for the purchase, $475,000 in soft costs (architect/engineering/legal), $250,000 for the demolition, and the rest is for taxes during construction, interest reserve (interest on the construction loan during construction). $650,000 (5% of the hard cost) is set aside as contingency funds just in case the expenses clock in higher than expected.

Along with the loan, Visum and its investor appear to be putting up $6.325 million in equity. With these hefty sums, one has to be pretty certain of their investment. In Collegetown, they often are.

Visum CEO Todd Fox has previously stated construction is expected to start this month on the 191-bed apartment property, with an eye towards an August 2018 completion.

5. The Old Library property sale is official, on an 11-3 vote. Legislators Kiefer, Chock and McBean-Claiborne voted no, none of which are an big surprise since, as members of the Old Library Committee, they found something to dislike with every proposal back in 2014. If anything, the surprise might have been legislator Kelles, who while not a fan, supported the mixed-use project. Travis Hyde Properties will bring 58 senior apartments, community space administered by Lifelong senior services, and a small amount of commercial space when the building opens in 2019.

6. So this is interesting. Josh Brokaw is reporting over at Truthsayers that Cayuga Medical Center wants to move the Community Gardens off the land. That is a story being covered further by my colleagues at the Voice, but notable to this blog’s purview are two nuggets of information.

One, Guthrie and CMC had *a bidding war* for the property, which explains a couple of things. It explains why CMC paid $10 million for a property the Maguires only paid $2.75 million for, and it offers a clue as to why Guthrie purchased the neighboring Cornell warehouses. They both have had plans for that area, and working together isn’t a part of them.

Two, Park Grove Realty is involved with CMC. They’re a young Rochester-based company generating lots of news in Lansing with a lawsuit-laden 140-unit townhouse project, and they purchased the Chateau Claire apartments and renovated them into the upmarket Triphammer Apartments, which generated its own share of controversy.

Anyway, it makes the commotion down by Carpenter Business Park that much more interesting. Nothing has come public yet, but keep an eye on it.

7. On a related note, it’s not much of a physical change, but Maguire is using some of that cash windfall to officially acquire the former Bill Cooke Chevy-Olds-Caddy dealership on Lansing’s Cinema Drive. The franchise rights were transferred over ten years ago, but the property itself was still under the ownership of the Cooke family. Thursday’s sale was for $2,015,000. The 4 acres and 19,857 SF building was assesses at $1.8 million, so it appears the sale price was a fair deal for both sides.

I would be remiss not to point out that the buyer was “Maguire Family Limited Partnsership”. No LLCs cloaking this purchase like with Carpenter Business Park.

7. Now that the state has okayed the Cargill expansion, the above-ground portion of the project has to go before the Lansing planning board. The surface facilities, expected to cost $6.8 million, consist of a 10,000 SF administration building, a 2,100 SF maintenance building, a 2,600 SF hoist house, parking, landscaping and signage. A hoist house is essentially an industrial-strength engine room for operating the lift that brings people and equipment up and down from the shaft. It’s likely the primary cost contributor in the surface portion of the project.

As seen in the renders above, it’s designed for functionality rather than aesthetics, though Cargill did attempt to make the shaft building barn-like to blend in better with the farms. Construction on the above-ground structures is expected to start next year and run for about 18 months (the mine is being built from the bottom up). Although not shown in the renders, trees will be planted around the developed area to provide a green screen and help dampen noise.





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

12 08 2017

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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





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

5 08 2017

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

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

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

2. A redevelopment opportunity in downtown Ithaca has sold, but it looks like there are no plans. 110-112 West Seneca Street is a 538 SF salon with a large rental parking lot, and zoning is B-1a, meaning 4 floors 50% lot coverage, parking requirements in effect of about one space per unit or one space per 250 SF of commercial use. Tompkins Trust (Tompkins Financial Corp.) picked up the property on Friday the 28th for $600,000, below the $800k asking price but still quite substantial for what’s mostly land.

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

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

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

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

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

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

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

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

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