Village Solars Construction Update, 6/2018

16 06 2018

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

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





News Tidbits 6/10/2018

11 06 2018

1. For those of you looking out for something interesting next week, here’s your notice. In the village of Lansing Monday night, a sketch plan is set to be shown involving a cluster home development on the remaining phases of the Millcroft property, about 40 acres off of Millcroft Lane and Craft Road. According to the agenda, the proposal comes from Ithaca-based landlord/developer Beer Properties in partnership with Hunt Engineers.

The back story here is that the Millcroft subdivision was approved in the mid 2000s as a three-phase, 31-lot development for high-end ($500k+ homes). As it turns out, the market for that, absent lake views and on relatively small lots, isn’t so great. The Great Recession didn’t help either. The first phase of 14 lots is mostly built out, and the second phase was approved and shows up on town maps, but no construction has taken place. The village has been aware of a project in the works since at least February.

Unfortunately, I can’t seem to find the property listing for the land, which was on Zillow for quite a while – I recall a figure around $850-$950k. The property falls in the village’s medium density residential zone, Cluster zoning means the lots themselves are smaller to preserve natural space. However, the maximum number of units is the same as maximum allowed by regular zoning – 40 acres in sewered Lansing village MDR means up to 87 units, if I’m doing the math right. Not sure if single-family, townhome or otherwise, so keep an eye out for a follow-up.

2. For sale, 15.31 acres off of Wellsley Drive in the village of Dryden. Sewered, watered, and originally planned for 36 homes but never approved. Price of the land $149,900.

Here’s maybe the more interesting part – this borders Maple Ridge. Maple Ridge’s first phase is built out, and the developer, Paul Simonet, would like to build the roads and lay out phase two (and eventually phase three). However, the village’s issue is that there’s only one entry and exit into the development – something they’ve been hesitant to sign off on because of possible safety/access issues.

Now, this may have already been resolved – the village of Dryden has only updated their website twice since February, with legal paperwork for keeping fowl – but if not, there’s the option of buying the Wellsley Drive property and routing a road through there. Maybe $150k plus the extra road work isn’t in Simonet’s price range, but it’s at least an option.

3. The village of Trumansburg commissioned an independent study from Camoin Associates (the same folks who did the Airport Business Park study) looking at the financial impacts of 46 South (formerly Hamilton Square) on the village. I’ve been told this wasn’t public yet, but it’s on the village’s planning board webpage, so I dunno about that.

Quick refresher: 73 units. 56 affordable, 17 market-rate. 6 affordable rental townhomes, 40 apartments, 10 affordable for-sale townhomes, and 17 market-rate units, single-family and townhome style. 140 residents at full buildout in 2023, assuming one per bedroom.

Here’s the TL;DR on the finances. The net income to the village itself is -$23,757/year when fully built out. The unfortunate truth of residential development is that, frankly, people have needs. They use roads, they call police and fire, they use municipal power lines and water pipes and sewer mains. It is not offset by the village’s share of property taxes, here in this mixed-income example, or in the vast majority of cases. This is a reason to advocate housing density, because the impacts on, say, building new roads or infrastructure is often less per unit.

On the flip side, the school district, which makes up a greater share of the property taxes, sees a net increase of $97,669/year when fully built. Tax revenue more than offsets the expenditure of approximately 33 new students. Not everyone living in has a child, but everyone pays school taxes. This money not only helps the district, the incoming students help ameliorate concerns that declining enrollment may soon lead to consolidation with a neighboring district.

Economic impacts can be broken down into three components – the construction jobs, long-term operation/maintenance, and growth induced by the new residents, who will not just live locally, they will also shop, dine and spend money in the village. There will be an estimated $18.17 million spent on construction, $1.45 million will be spent within the County, creating 20 construction job-years in total (note there are multiple guys on site once, the project is expected to be fully complete within five years), and nearly $695,000 in total earnings. Operation/maintenance in perpetuity creates the equivalent of two jobs, creating $60,732 in earnings and $229,782 in sales. The households will spend nearly $1.7 million yearly within the County, which will support 20 total jobs with over $676,500 in earnings per year. In other words, $2 million spent in the county, 22 jobs and $737,500 in net new earnings from having those 140 more residents in the village.

By the way, if one was inclined to read 289 pages of public comments about 46 South, that can be found here. The project will be discussed at the village board’s meeting Monday evening.

4. Let me note this before I forget again – Park Grove’s Bomax Drive Apartments have started construction. The first two strings of 10-unit, three-bedroom townhomes are expected to be completed by Spring 2019. I’ll make a site visit soon for a longer write-up.

5. Meanwhile, the Triphammer Row townhomes are on pause until the road situation gets worked out. The village won’t sign off on using M&T Bank’s parking lot as an entry route, and the Sevanna Park condos don’t want to allow access to the 15 units through their private road. As a result, the village is seeking to have the road turned over to them, in part to encourage this for-sale plan, and in part because will ownership of the entry road to Sevanna Park will allow them to install better curb cuts and traffic control.

6. Here’s a for-sale property with some small-scale redevelopment potential, this one in the city of Ithaca. A dilapidated house is for sale at 815-17 North Aurora Street in Fall Creek. thanks to unsympathetic additions, the historic value is marginal. A buyer could restore it, or if interested, since it’s a double-lot, they could split the lot in two and do a two-family home on each property. Given other recent projects in the area such as 202 and 204 Queen Street and 128 West Falls Street, it appears to be an opportunity to do some modest densification keeping with Fall Creek’s fabric without upsetting the community too much in the process. The property is for sale for $269,000.

7 Let’s tie this up with something intriguing. Next week, the city’s Planning and Economic Development Committee is being asked to support a grant application by the Downtown Ithaca Alliance to the New York Main Street (NYMS) grant program. They are seeking $322,500 from the state to leverage work on four downtown projects – a commercial project in the Clinton House, a commercial project in the Boardman House, a “commercial and housing project” at 108 West State Street (the Ithaca Agency Building), and a 12-unit development by Visum Development in the West State Street Corridor. Any rehabbed housing units will be required to be 90% area median income for at least five years, but I dunno if either housing plan has existing units, I think the Ithaca Agency Building was all office space. STREAM Collaborative just moved into the second floor, so they would know best.

Quick postscript here – there’s nothing but an outline according to the DIA’s Gary Ferguson, so no Voice writeups for a while yet.





News Tidbits 4/7/18: A Day Late and A Dollar Short

7 04 2018

1. It appears the Sleep Inn hotel is moving forward. Building permits for the 37,000 SF, 70 room hotel at 635 Elmira Road were issued by the town of Ithaca on March 23rd. According to the town’s documentation, the project cost is $4.1 million, though it’s not 100% clear if that’s hard costs (materials/labor) and soft costs (legal/engineering/design work), or just hard costs alone.

The Sleep Inn project was first introduced in Spring 2016, and underwent substantial aesthetic revisions to a more detail, rustic appearance. Even then, the project was barely approved by the Planning Board, which had concerns about its height, relatively small lot size and proximity to the Buttermilk Falls Natural Area. The hotel’s developer, Pratik Ahir of Ahir Hotels, co-owns the Rodeway Inn further down Elmira Road. Both the Rodeway and Sleep Inn are Choice Hotels brands, so although the Sleep Inn brand is new to the area (and uncommon in upstate New York), it’s not as unusual as it seems. Given the size, a 12-month buildout seems reasonable. Look for updates as the project gets underway.

2. In a similar vein, the gut renovation and expansion at 1020 Craft Road now has a building loan on file – $1.88 million as of April 3rd, courtesy of Elmira Savings Bank. The existing 10,500 SF industrial building has been gutted down to the support beams, and will be fully rebuilt with an additional 4,400 SF of space. The project is being developed and built by Marchuska Brothers Construction of Binghamton. According to the village of Lansing and the developer, the project will be occupied by multiple medical tenants.

3. The problem with tight publishing deadlines is that if a quote doesn’t arrive in time, you can either put it in afterward as an updated statement, or it gets left out. So on the heels of the report that Visum Development Group is upstate New York’s fastest growing company in terms of revenue (Inc.com’s guidelines were three-year period 2014-16 and at least $100,000 in revenue to start), I wanted to share this for those who might have missed the article update. The statement comes courtesy of Todd Fox, who was asked for comment and responded the following day.

“I would love to acknowledge the Visum team because without them I would never be able to accomplish what I am doing. I’m blessed to have the most passionate and talented people I have ever met. Chris Petrillose is my longest running team member and is the backbone of operations. I also want to acknowledge Patrick Braga, Matt Tallarico, Marissa Vivenzio, and Piotr Nowakowski. They are all rock stars and deserve so much of the credit for our success!

We are currently looking to expand into several new markets, which are as far south as Sarasota Florida and as far west as Boise Idaho. For the Ithaca market, we are essentially hitting the breaks on student housing for Cornell, as we beginning to experience some softening in the market. Our new focus is on for-sale condos and moderate-affordable rentals. We actually have multiple properties under contract and plan to bring about 1,000 to 2,000 new beds online over the next several years.”
Note the last parts. The market for student housing if softening. Visum will focus on for-sale condos and moderate-affordable rentals, things Ithaca could use more of, and 1,000 to 2,000 beds would certainly make a dent in the housing deficit. Of course, proof is in the pudding, so we’ll see what happens over the next several years.

4. The town of Ithaca was less than pleased about Maplewood’s request to extend indoor working hours until 10:30 PM. Labor, weather and building supply (wood frame) issues were cited as reasons for the needed extension. The Ithaca Times’ Matt Butler, who was at the meeting, provided this quote:

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Yikes. The “happy medium” the board finally gave in to was construction until 9 PM on buildings interior to the project site, away from the main roads. The tradeoff is that EdR and Cornell now expect to not have some of the later structures ready until August 20th, practically move-in day for all of Cornell’s on-campus undergrads.

5. Readers of the Voice and Times will know that the county is pursuing some of the $3.3 billion in federal dollars earmarked but not yet disbursed for opioid crisis treatment. While a temporary addiction facility is being prepared, there are plans in the works to open a detox and stabilization facility in Tompkins County. Unfortunately, it needs much more funding to move forward. The new facility will cost $11 million to build and make operational, and so far about $1 million has been received so far in grants.

For the purpose of this blog, I asked about the design beside Angela Sullivan and Senator Schumer – it is a conceptual design for demonstrative purposes, and a location for a new facility has not yet been fully determined. However, they intend to send a press release once a site has been selected.

By the way, the green logo at lower right is a giveaway on the architect – that would be Ithaca’s HOLT Architects, who are specialists in healthcare facilities.

6. New to the market this week, “Clockworks Plaza” at 402 Third Street in the city of Ithaca’s Northside neighborhood. The 12,821 SF building was one of the few sizable buildings built in Ithaca in the 1990s (1993, to be exact), and is on the market for $2.6 million. The current owner, masked by an LLC, bought the property for $1.5 million in April 2016, the same value for which it is assessed.

That came up on the blog here. The buyer was Steven Wells of suburban Boston, who purchased the property in a buying spree that also included 508 West State Street (former Felicia’s, empty at the time) and 622 Cascadilla Street. 508 West State is now rented by Franco’s Pizzeria. Zaza’s still occupies 622 Cascadilla.

As I wrote at the time of sale:

“They all have different owners, and they’re in varying physical conditions. The only thing that unites these three properties is all that are in areas the city as ripe for redevelopment for urban mixed-use in the Comprehensive Plan. Felicia’s was upzoned in June 2013 to CBD-60, permitting a 60-foot tall building, no parking required. 622 Cascadilla is WEDZ-1a, allowing for five floors and no off-street parking requirement. Lastly, 402-410 Third Street is B-4, 40′ max and 50% lot coverage, but allows virtually any kind of business outside of adult entertainment. Those are some of the city’s more accommodating zoning types, so we’ll see what happens moving forward. At the very least, the public relations game will be starting from behind the proverbial eight ball.”

The reason why the public relations game was ‘behind the eight ball’? He was the guy who sold 602 West State Street and adjacent low-income housing properties to Elmira Savings Bank. There were accusations that the transaction between Wells and the bank was poorly handled, with claims that the lease terms of existing tenants were changed improperly, and tenants not being told their homes were being sold. It’s not clear it that’s accurate, because no one would share their documents to prove their claims. But what is clear is that this created a nightmare situation.

 

7. It looks likely fewer people will be living in City Centre than first intended. The initial 192-unit mix was 61 studios, 78 one-bedrooms and 53 two-bedrooms. The newly-proposed mix is 33 studios, 120 one-bedrooms, and 39 two-bedrooms. It also appears the retail space has been reconfigured from four spaces to three, though the overall square footage appears to be about the same. There are some minor exterior changes proposed as well; paver colors, lighting, the types of metal panel used (Alucoil to Overly Dimension XP and Larson ACM panels), landscaping, and exterior vents. Assuming the PDF is accurate, the panel change is slight, but gives the building a slightly darker grey facade. Some of these changes are in response to code and safety discussions, others are likely value engineering.

8. From the city’s project memo, we see Greenstar’s new store (which is going into the Voice) and a pair of new if small projects.

The first is that it appears Benderson is expanding South Meadow Square again. Along with the pair of endcap additions underway, the Buffalo-based retail giant is looking to add a 3,200 SF addition to the west endcap of one of its smaller retail strings. The addition is on the Chipotle/CoreLife strip, next to Firehouse Subs. The dumpster enclosure currently on-site will be relocated to the Panera strip across the road to make room for the building, which will be flush to the sidewalk with…a blank wall. Seems like a bit of a missed opportunity there. The 35′ x 92′ addition has no announced tenant, though 3,200 SF is reasonable for a smaller restaurant or retail space (Chipotle is 2,400 SF, for instance, and Panera 4,100 SF; the stores in this particular retail strip, which includes a vitamin store, tanning salon and barber shop, are in the range of 1,380-4,089 SF). The total project cost is only $132,000, and no construction period is given in the Site Plan Review document.

The second is a “pocket neighborhood” in Northside. Barken Family Realty of Ithaca is planning to renovate two existing homes at 207 and 209 First Street, and add a new 2,566 SF two-family home behind the properties. They would be set up as a “pocket neighborhood”, consolidated into a single tax parcel with a common area, picnic tables and raised plant beds. The fence would be repaired and the gravel driveways improved. No demolition is planned, but five mature trees would come down to make way for the new home (6-8 new trees will be planted).

Hamel Architects of Aurora designed the new duplex, which is intended to quietly fit into the neighborhood context. Each unit will be two bedrooms. The $265,000 project would be built from October 2018 to March 2019.

9. We’ll finish this week with a potential new build. The above project was first showcased on STREAM Collaborative’s Instagram at an early stage. It is a 3.5 story, 11,526 SF building with 10 units (6 one-bedroom, 4 two-bedroom), and the two one-bedrooms on the first floor are live-work spaces – the front entrances are workspaces for home businesses. It is proposed along West Seneca Street, and only the south side of West Seneca allowed for mixed-uses like live/work spaces. Materials look to be Hardie Board fiber cement lap siding and trim. The design is influenced by other structures along West Seneca, and a bit from STREAM architect Noah Demarest’s time with Union Studio in Providence, Rhode Island, where he worked before setting up his own practice back in Ithaca – there are similarities between here and Union Studio’s Capitol Square mixed-use design in Providence.

The project actually was sent with its name and title, but fingers crossed, it will be part of a bigger article.

 

 

 





News Tidbits 3/31/18: A Bit of a Lull

31 03 2018

1. In Lansing, a local developer seems to have gotten the message when it comes to a small senior housing project. As reported by Dan Veaner at the Lansing Star, the latest version of Eric Goetzmann’s Lansing Meadows calls for 20 2-bedroom units ~1500 SF (square feet) each in ten buildings along a loop road, “Lansing Meadows Drive”. The project uses the entire parcel, with the eastern end set aside for a small (less than 2500 SF) neighborhood retail component.

Goetzmann is less than happy with the latest version, saying that financially it doesn’t work, but he needs to get something built to fulfill the requirements of the BJ’s tax abatement in 2011 – the senior housing component of the project has been delayed so long, the county has prepared legal action to recuperate abated taxes if Goetzmann doesn’t get the senior housing started ASAP. The answer at the last pair of meetings went from “I just want to get this done” to “We’re looking to build 12 units and if we’re successful we’re looking to build some more, which really didn’t bode well for negotiation – at this point, a low or breakeven ROI is a price Goetzmann is willing to pay over paying the county and village millions. The Planning Board is satisfied with the newest design, and a vote to approve a special permit to start construction could be as soon as April 9th. The actual construction docs would take ten weeks and the project has to go out to bid contractors, but Goetzmann is optimistic the units will be built this year.

It’s a quiet month otherwise for the village, with a cell tower and a parking lot expansion the only other things on the latest agenda.

2. Let’s take a quick look at some noteworthy sales from the past month:

The Belleayre Apartments at 702 Stewart Avenue sold for $5,434,500 on the 22nd. The seller was Sebastian Mascaro, who some readers might remember because he previously owned the Chapter House before it burnt down. The buyer was Kimball Real Estate. The 44-unit building, which retains classic Collegiate Gothic details popular when it opened in 1933, is assessed at $3.85 million. Mascaro had paid $4.25 million for the building in November 2011. Don’t expect any big changes here, but it’s evidence of the strength of the local multi-family market.

9 Dart Drive, a 4.56-acre vacant parcel in the village of Lansing, sold for $52,500 to VPA Development on March 22nd. Yes, there is something planned here – the village Board of Trustees is aware. VPA Development’s mailing address is the same as local businessman Nick Bellisario, who is building warehouses on Hall Road in Dryden, and is a partner in the Varna Tiny Timbers (The Cottages at Fall Creek) project. Zoning here is the village’s Medium Density Residentialsingle-family and two-family homes, schools and religious facilities. Zoning is one unit per 20,000 SF for a single-family home, 25,000 SF for a duplex. So in theory, perhaps 8 or 9 home lots if single-family.

3. One of the questions that makes a fairly regular appearance in the inbox – will Maplewood finish on time in July 2018? It’s a good question, one that Cornell and EdR are damn determined to give a yes answer for. To make up for weather delays and other issues, the Maplewood construction team is requesting to do interior work to as late as 10:30 PM Monday-Friday. Keep in mind, this is on top of the Saturday hours and previous workday extension (four hours, two on both sides, to 7 AM – 7 PM). The town of Ithaca, which has to approve these changes, seems amenable to it so long as no generators are operating, doors and windows are closed, and supervisory staff is present – basically, don’t disturb the neighbors.

At last check, unseasonably cold and wet weather over the past several months had led the project to fall behind, and subcontractors to move to steadier jobs elsewhere. The project has fallen as much as 25 days behind schedule. The extensions, if approved, would create an 85.5 hour construction week, manned by different crews.

Side note, the town of Ithaca hasn’t had much else to review lately – the planning board has only had two meetings out of the scheduled six so far this year. The other projects were a single-family home lot subdivision on Trumansburg Road, and renewing the approvals for New Earth Living’s 31-unit Amabel single-family ecohousing development on Five Mile Drive. I have not seen anything underway when I’ve driven by, and the website has not been updated in a while, so it’s nice to know that something is still in the works.

4. For good housekeeping – things are slow in Dryden, so slow they cancelled their monthly planning board meeting. Things are also fairly slow in the town of Lansing, where the big controversy is a plan to relocate the shooting range for Lansing Rod & Gun. The issue is that environmentalists have criticized the gun shot’s proposal for lead shot remediation, as well as saying the range is too close to Salmon Creek. The town is still reviewing documents and has yet to make a decision.

5. Recently, the Collegetown Neighborhood Council floated a Business Improvement District (BID) similar to the Downtown Ithaca Alliance. The reception was lukewarm, according to the Times’ Matt Butler. It’s not that the concept is disliked, although some smaller property owners are a bit nervous about being outvoiced by bigger players. It’s more a concern that a BID would likely be financed by a property tax surcharge, something that the county’s (and arguably, one of upstate’s) most expensive neighborhoods would rather not have to deal with. A DIA-type group may engage in security, local beautification, event planning, or other needs as the business owners as we see fit; as of now, it’s still just a hazy idea, but we’ll see what happens with it.

6. The relative quiet in the project pipeline extends to Ithaca City. At the February planning board meeting, U-Haul corporate had submitted plans for a 5-story building that, in the words of Matt Butler, “they kicked that idea to the curb….just bludgeoned the dude.” Apparently it was too much – too big, too tall, no attractive. Also, the project for 207-209 First Street is not as bad as initially feared. Both existing two-families will be renovated, but not torn down, and a new duplex would be built at the rear of the property lots. The board says it could be similar to the Aurora Street Pocket Neighborhood, and was supportive of the plan overall.

This month was one of the quietest meeting agendas I’ve seen in years – the only project up for formal review and approval was the Stewart Park Inclusive Playground, as well as updates on the Chain Works District zoning, and the City Harbor plans. City Harbor was a late addition. There is plenty in the pipeline, some of which will come forward in the next few months; just seems there’s a bit of a lull at the moment.

7. Just a reminder – meetings for the East Hill Village neighborhood-scale proposal will be held at the The Space @ Greenstar on Monday 4/9 (an update of the past several months, 4/11 (workshops for concept designs), and 4/12 (presentation of preferred concept designs and alternatives). All meetings will be 6-8 PM, and the public is encouraged to attend.

Here’s a copy of the presentation from last May’s meeting – not anything groundbreaking, but it makes it clear that Cornell’s land holding are much more patchwork than folks might realize. I suppose the owner of the East Hill Car Wash stands to make a pretty penny at some point.





Cayuga View Senior Living Construction Update, 3/2018

20 03 2018

It looks like Taylor the Builders has started attaching exterior finishes to the Cayuga View Senior Living apartment building. That includes decorative cornices, brick veneer, and what appears to be a few different shades of EIFS panels. EIFS (Exterior Insulation Finishing System), sometimes called synthetic stucco or by commercial brand names such as DryVit, is a lightweight, waterproof finishing material – usually it’s two-inch thick polystyrene (rigid foam) insulating panels with an acrylic finish to mimic the appearance of stucco, along with adhesive and drainage structures. EIFS is low-maintenance; it gained popularity in the 1970s and 1980s, but developed an infamous reputation for water damage due to improper installation, which is why so many building codes are stringent about adequate drainage systems for new builds. The boards can also be damaged fairly easily by blunt-force impacts. It tends to be more common on commercial buildings than residential structures, but it is not an uncommon choice of finishes for wood-frame multi-family buildings. Other recent builds using EIFS include the Holiday Inn Express on Elmira Road, and the Seneca Way Apartments on the edge of Downtown Ithaca.

Interestingly, the top floor’s panel boards are a lighter color than the third floor – renderings have them both being the same color.

Also, note the poles and flags on the roof – that’s a good indicator that some material is being applied, probably EPDM, which is a synthetic rubber. The project team recently announced that the 87,500 SF building will not only host a rooftop garden, but a 46kW, 151-panel solar array courtesy of installer SunCommon NY of Rochester.

Current plans call for the first occupants to begin moving into its 60 apartments by the end of May (the website advertises a summer occupancy, and a leasing office is present on-site). Cornerstone Group, also of Rochester, has been selected to manage the building, whose units are reserved for those aged 55+. I’ve been in touch with the project team, and there might be a sneak preview article in the Voice a few weeks before opening.





News Tidbits 2/26/2018: One, Two, Many Tweaks

26 02 2018

1. Let’s start off with some bad news. Than Lansing Star is reporting that developer Eric Goetzmann is in serious trouble. The village of Lansing Planning Board rejected his latest request for the Lansing Meadows senior housing component, which was to build twelve units on a fraction of the lot, and leave the rest vacant. Frankly, they liked the units, but the vacant and potentially saleable lot was too much for them to overlook. To be honest, they and the village Board of Trustees have been fairly accommodating to his other requests, but this seems to be the last straw, and they let him know it.

They will consider the latest revision, but only as a major revision, not as the minor change Goetzmann had hoped for. That means it will take months to go through the procedural review and vote. Meanwhile, the IDA has initiated legal action because Goetzmann failed to hold up his end of the deal they agreed to when he received his abatement back in 2011.

Some projects are successes. Some break even, some don’t turn out as well as hoped. But as Lansing Meadows goes, this is neigh close to a disaster.

2. On a more positive note, Lansing will be considering, coincidentally, another 12-unit townhouse project. Called “Triphammer Row”, the market-rate units are planned for the vacant rear portion of a Cornell-owned parcel at 2248 North Triphammer. This blog reported on the parcel in a news roundup back in July 2016, when it went up for sale:

“Hitting the market this week is a potential opportunity for the deep-pocketed investor/developer. The property is 2248 North Triphammer Road in the village of Lansing. The sale consists of two parcels totaling 3.42 acres – a 1.53 acre parcel with a 2,728 SF M&T Bank branch built in 1992 and holding a long-term triple-net (NNN) lease; the other, an undeveloped 1.89 acre parcel to the rear that the listing notes could be developed out into 13 housing units. The price for the pair is $2,125,000.”

The plan calls for roughly 1,350 SF units with ground-floor garages. They’re intended to be marketed towards seniors looking to downsize, and young families. The developer is Robert Poprawski, who runs a small hotel group (Snooze Hotels) in metro Fort Lauderdale, Florida. Poprawski is a 2005 Cornell graduate, so there’s the likely local connection.

The planning board is supportive, but the big issue will be the driveway – they would prefer the townhomes share Sevanna Park’s driveway. That’s tricky because Sevanna Park’s road is privately owned. Not impossible to make a deal, and it would likely have the village’s benediction, but it’ll take a little while to see if a deal can be made between Sevanna Park’s HOA and Poprawski (all things considered, given that a much larger retail/office building and parking lot could be built on the combined lots, 12 more homeowners doesn’t sound like a bad option).

The village is also reporting there are development plans for the balance of the Millcroft property (the 32-acre remainder of the parcel, once intended for luxury single-family homes, has been for sale for a while), and vacant 4.56-acre 9 Dart Drive. The Ramada Inn (correction: the new extended-stay hotel proposed behind the Ramada) and Target are the only businesses interested in buying their properties from the mall’s owner, and Bon-Ton’s on deathwatch. The town’s code and planning officer notes that if it weren’t for Namdar Realty buying the mall, it would have failed, which would have forced the remaining tenants out and turned the mall into a vacant husk, to say nothing of the property tax implications.

3. Let’s shift over to Dryden. It’s been rumored for a little while that 1061 Dryden, aka the “Evergreen Townhouses”, would be trying to shift towards a smaller footprint – here’s the plan. The approved proposal calls for 36 3-bedroom units, six strings of six units. The reduced size plan still has six strings of six units, but the middle four have been reduced to two-bedroom units. The total occupancy goes from 108 to 84, and the footprints have shrunk as bit. Old render at top, new renders at middle, new site plan at bottom with new footprints in red. HOLT Architects’ design is generally the same, though I have an armchair critique with the rear flanks of the strings – a window opening would do a lot for aesthetics, if the floor plans permit.

(You can check the town’s website for docs, but some webpages have been hacked and replaced with a phishing scam, so use caution).

According to Dryden town planner Ray Burger, the developer, Lansing businessman Gary Sloan, would like to start construction this summer. That would put these units on track for an opening in time for the 2019-2020 academic year (in other words, about 12-14 month constriction timeline).

4. Another project moving forward – 118 College Avenue in Collegetown. This is a Visum proposal to replace a five-bedroom house with a 5-unit, 28-bedroom apartment building. The project was approved by the city early last year. According to the advertisements on Zillow, rents are expected to be $1,200/person, plus utilities.

I asked Visum’s Patrick Braga to confirm, and he replied that building permits would be approved “any day now”, so they’re probably looking at an August 2018 opening. With regards to a follow-up inquiry about its near-identical twin planned for 126 College Avenue, Braga replied they he does not “have any information on the status” for that project.

5. The new Greenstar West End store. Maybe coming soon. According to the news release, if the membership approves the move, the new store would be open at 750 Cascadilla Street by November 2019. The expansion would more than double their floor space, and add sixty living-wage jobs. Membership will vote on the plan next month.

The above render is courtesy of STREAM Collaborative – even without their logo, their software relies on the same pack of white Priuses, Volvos, and Touraegs to fill parking spaces (my family of mechanics would be proud I use vehicle models as a telltale attribute). The design is attractive for a big box – it has shed roofs and exposed wood trusses that give it a warmer, less industrial appearance. For the record, STREAM also did 118 College Avenue in the previous tidbit.

6. Honda of Ithaca has been sold to the Maguires for $3.5 million. The sale was recorded with the county clerk on the 20th. The acquisition means that Maguire represents just about every major vehicle make in the Ithaca area. It also drew some impassioned responses regarding customer service experiences, which given Maguire’s very visible presence, is not to be unexpected.

According to county records, the 27,558 SF dealership was built in 1985 as Cutting Motors Buick-Pontiac-GMC, and sold for $1.8 million in 2009. It was renovated and expanded in 2012; the portion closest to Elmira Road is the expansion space.

7. The Lambrou family’s latest project is coming along. Being built at 123 Eddy is a contextually-sensitive two-family home at 123 Eddy Street. While modular, the home was designed to have features respectful to its location in the East Hill Historic District – this includes a double-decker porch, roof brackets, shake siding and decorative columns and railings. The new three-bedroom units should be ready in time for the 2018-19 academic year.

8. Quick note – building permits for both the Amici House residential and head start/daycare buildings have been filed and granted by the city. The Harriet Giannellis Childcare Center’s hard costs are estimated at $1,267,479, while the 23-unit residential portion’s hard costs are estimated at $3,627,333. Welliver will be the general contractor.

9. Looks like a pretty quite planning board agenda for this month. A pair of new projects, but they’re small ones. Let’s have a look:

I. Agenda Review 6:00

II. Privilege of the Floor 6:05

III.A. Stewart Park Inclusive Playground 6:15

B. College Townhouses – Modified Site Plan approval 6:35

C. Proposed U-Haul Self-Storage Project – Sketch Plan 7:10

Although vague, this is like for the former Salvation Army property at 339 Elmira Road. U-Haul purchased the lot in January 2016 from the development group that planned and cancelled a hotel for the property. As noted on the Voice recently, there’s been a building boom in self-storage facilities lately.

The most plausible guess for this corporate-owned property is that this will likely take after the chain’s default design for self-storage facilities, with maybe some modest aesthetic differences. Not especially pretty, but the city would probably prefer that over a parking lot for U-Haul trucks.

D. Proposed duplex and parking – 207 and 209 First Street 7:30

207 and 209 are a pair of run-down rental two-family homes in Ithaca’s Northside. After the previous owner passed away, they were sold to local businessman David Barken in June 2017. Barken previously caused a stir in Fall Creek when he bought, renovated and sold a Utica Street home for a much higher price (he said on the list-serve it wasn’t intended to be a flip, it was intended for a family member who decided to live elsewhere). Barken purchased the home for $160,000 in September 2016, and it sold for $399,500 in June 2017. He also rents out a couple other units in Fall Creek.

EDIT 3/8: Rather than a tear-down and replacement, the scope of the project appears to be that the homes would be renovated, and a new duplex would be built towards the rear of the lots. Per email after the meeting from David Barken:

“While in its beginning phases and still taking shape, I have no intention to tear down the existing homes. Instead, I plan to steadily improve these properties, working on both the exteriors and interiors as the planning phases for any future project moves forward.

Rather than de-densification, my aim is to add more fair market rate, non-student housing to the downtown market and add to urban density in our city’s core. I am designing the site for a total of 6 apartments, with an emphasis toward communal interaction, landscaping, and urban gardening. I envision a pocket community for renters, complete with the 4 renovated units in the front of the lot and an additional duplex placed in the rear of the parcel.”

IV. Old/New Business 8:00

A. Chainworks FGEIS

B. Planning Board Report Regarding the Proposed Local Historic Landmark Designation of 311 College Avenue – The Number Nine Fire Station

6. Reports 8:20

7. Approval of Minutes (1/23 and 1/30) 8:40

8. Adjournment





News Tidbits 2/10/18: It’s In The Minutes

10 02 2018

1. It’s round four of the senior housing proposed as part of the Lansing Meadows PDA. This time, developer Eric Goetzmann is proposing two six-unit strings, two stories, all units two-bedrooms with enclosed garages. The Lansing Star notes that the site plan is very unusual in that all the housing is clustered at one end of the property, leaving a big vacant space that could in theory be sold off. Apparently it also caught the Lansing village planning board’s attention.

“It just looks too obvious,” said Planning Board Chair Mario Tomei. “There’s got to be some other thought going through your head about what that green area is going to be. Are you willing to share it?”

Goetzmann replied, “I don’t have anything, Mario. I need to get these 12 built. To get these things done, and then I’m going to be done with this. I don’t have any other plans for the future. I’ve listened to what you’ve said. I’ve never pushed anything. The last plan I brought here was 100% within the code. If I wanted to come back and fight it I could have done that. You had a reaction to it, and I understand. I do commercial development, not residential. But I agreed to it as part of (the overall plan to build BJ’s). I made a commitment to get these things done, and I want to get them done.”

That much is correct. The county IDA granted Goetzmann a tax abatement on the construction of BJ’s in 2011, on the provision of the wetlands and senior housing being built. After several extensions, the IDA had told him no more, the housing either starts this year, or they’ll consider him to have breached their contract. So if Goetzmann doesn’t start work on the senior housing soon, they’ll consider legal action, possibly a “clawback” on the abated taxes. As a result, this has a whiff of desperation, although the vacant land is still a question mark to just about everyone. The planning board will continue to review the plans later this month.

2. So here are a few other interesting little tidbits out of the village of Lansing:

– At the Crystal’s Salon and Spa site at 2416 North Triphammer Road, there is an early concept plan being considered for redevelopment into mixed uses with about sixty housing units. There are wetlands on the property, which the developers (as yet unknown) have said will be avoided. Zoning for the property is Commercial Low Traffic (CLT), which allows multi-family housing with a special permit. CLT is otherwise limited to office space and low-traffic operations, non-retail and non-food service. The spa might be permitted as a “clinic” health facility, the code’s a little vague at points. Crystal’s is 3.42 acres, which seems a little small for a Lansing project, though not impossible, and it’s certainly more plausible if it includes the vacant 5.61 acres next to it. Maximum height is 3 floors/35 feet., no limit on lot coverage so long as it meets setbacks and parking requirements.

1020 Craft Road, a former manufacturing facility, is being renovated by Marchuska Brothers Construction for a medical office tenant. Pyramid Brokerage has a site plan concept sketch up on their website.

The 140-unit Bomax Road apartments plan had a litigation hearing on February 2nd. It appears the developer of the proposed complex has won? If so, the plan could legally move forward.

Cayuga View might be a summer or even an early fall opening, rather than Spring 2018.

3. Over in Dryden, not a whole lot going on at the moment. The town will be reviewing the plans for Nick Bellisario’s second warehouse at 57 Hall Road. The 10,800 SF structure is a 60′ x 180′ x 20′ pole barn with a corrugated metal finish, garage bays, four parking spaces and some modest landscaping. It’s designed to complement the 12,000 SF warehouse next door, which is used by Tiny Timbers for manufacturing the components of their modular home kits. However, it’s not clear if there is a tenant in mind here.

4. It appears that there’s been some movement on the Cornell North Campus dorms. From the Student Assembly’s Campus Planning Committee fall notes:

Aspiration – 2000 new beds, 275 new freshman/year for 4 years

Process

  • Housing Master Plan will be shared with CPC in two weeks
  • Early site review: North Campus the area of focus – existing freshman and number of sophomores, and area with developable sites
  • RFP Process: 24 developers, 9 responses,  interviewed 4
  • Cornell funding decision: this will be owned and operated by Cornell
  • Fee developer to construct
  • Board of Trustees approved this early portion of the process over summer

Paul Stemkowski, serving as the North Campus Housing Expansion project manager reported:

  • We have a developer
  • Site analysis has commenced, reviewing municipal zoning and boundaries in the site areas, natural features, and a noted historic district   
  • Phase 1: proposed as 800 beds on CC Lot (1200 beds initial studies) 4 and 5 story buildings and new dining element
  • Sophomore and freshman villages
  • Appel Fields: housing proposed here for 3 to 4 stories

Timeline: August 2020 goal for phase 1 phase 2: 2021

Phase I will open spaces for deferred maintenance work- Balch Hall needs lots of restoration, rehabilitation

So, we’re looking at 4-5 floors and at least 800 beds in multiple structures on what is CC lot (the leftmost blue patch in the map), and 3-4 stories in multiple structures on the Appel Fields (rightmost blue patch). It will be Cornell owned and operated, but that makes the RFP part a bit confusing – tapping someone to build and sell Cornell the final product, or what exactly? If August 2020 is the goal, then summer 2019 is probably the hard deadline for a construction start, so expect formal site plan review to begin this fall at the latest (sooner if an in-depth Environmental Impact Statement (EIS) is expected by city planning staff). The only commercial component appears to be new dining facilities, though they are considering additional carryout food service options. No new parking will be added, and work on the Helen Newman Hall athletic facility is not a part of the expansion plans.

The October minutes cover plans for the College of engineering, with a gut renovation of Hollister and demolition of Carpenter Hall and Ward Labs. However, these appear to already be outdated, given Cornell’s state-funded plans to renovate Ward into the CEPSI+ business incubator.

5. Lansing is finally getting that sewer line, though it won’t be along North Triphammer Road. According to the Lansing Star, the new sewer will go along East Shore Drive and Cayuga Heights Road because it appeared more feasible, and gave the village of Lansing an opportunity to reconfigure a difficult intersection. The current treatment facilities are not far from maximum capacity, and as a result, the village is expanding the lot size needed for a single-family home with a sewer connection, from 30,000 SF to 45,000 SF (just over an acre). An unsewered lot requires 60,000 SF. for the record.

Relevant to this blog, the line will terminate at a trio of lots under development or redevelopment in the town – the RINK, which is adding a climbing wall, as well as the 117-unit and 102-unit English Village and Cayuga Orchard housing developments. The village mayor, Donald Hartill, says the sewer project is in good financial shape, and that a revised land survey will allow final engineering to commence, ultimately leading to construction later this year.

 

6. City Harbor updated its website with additional info. Most of it has been shared previously, but the developers note that the project would create 120 new jobsGreenstar would be responsible for about 60 of those positions, while Guthrie, the waterfront restaurant and a few management/maintenance roles would compose the rest.

7. Not a whole lot going on at the moment. The city of Ithaca Landmarks Preservation Commission (ILPC) will host its monthly meeting next Tuesday evening to continue consider of historic designation of the Nine, and provide design guidance to a smaller proposal for the adult co-op planned at 314 West State Street. The original nine-bedroom proposal was considered too big to adequately defer to this existing historic building, so the structure was reduced to a similarly-designed six-bedroom building.

Meanwhile, the city planning board will host its Project Review meeting next week as well, but only two projects are on the agenda – Novarr’s revised College Townhouses project at 119-125 College Avenue (on the Voice here) and the Stewart Park inclusive playground.