City Centre Construction Update, 12/2018

28 12 2018

Facade installation continues on the exterior of the City Centre project on the 300 block of East State Street. According to project representatives, all three commercial retail spaces on the ground level have been reserved. Along with the Ale House, the other spaces will be “a financial institution and a new dining experience from a beloved local restaurateur”. The rumor mill has suggested a couple of names for that restaurateur, and that the initial concept was to be Italian, but with the opening of Pasta Vitto across the street, the tenant is taking the restaurant in a new direction.

For those interested (and not necessarily looking for a new apartment), City Centre has finished out a few model units for hard hat tours. You can stop by the leasing office on the Commons to schedule a walkthrough.

Some of the project team members have started to tout their involvement with the project, which is generally a good sign (it means they’re proud of their work). The image above comes from Whitham Planning and Design, of which I’m kinda jealous. Meanwhile, the regional Carrier equipment dealer is touting the project’s use of a Toshiba-Carrier VRF HVAC systemVariable Refrigerant Flow, the technical name for the electric heat pumps the building utilizes. The heat pump system and its units are being installed by Petcosky and Sons, a heating and plumbing subcontractor out of Vestal. Purcell Construction is the general contractor (and their City Centre webcam is here).

The project is still on target for a June 2019 opening. The project background and description can be found here.





Harold’s Square Construction Update, 12/2018

27 12 2018

Just noting that the structural steel frame is fully built out up to the fifth floor and that fireproofing and sprinkler system installation is underway. The project utilizes SidePlate Systems for lateral steel connections, which utilizes a lighter frame design that is still durable. This has a higher upfront cost in design, but may balance out much of that with reduced materials and labor costs, as well as being able to stick to a tight buildout schedule. The IBEW (International Brotherhood of Electrical Workers) Local 241 is proudly touting their involvement with the buildout, and local labor advocates will be pleased by the commitment to local union labor. Taylor the Builders is the general contractor.

The apartment units have begun showing up online, though they are not able to be reserved just yet and no prices are given. The units come in the following sizes:

Studio 1 Bath 42 units 435 SF
1 Bed 1 Bath 32 units 686 SF
2 Beds 2 Baths 34 units 945 SF

Retail and office spaces are available for lease through Pyramid Brokerage’s David Huckle. The first floor Commons-facing units are being offered at $24/square foot (3-5 year lease), and the second and third floor office space is being offered for $22.50-$24/square foot. The retail spaces are 2,674 SF, 2,900 SF and 9,210 SF, which can be combined by a deep-pocketed lessee for a maximum of 16,241 SF. The minimum leaseble office space is 2,900 SF (which Pyramid describes as being about enough for seven people in a Class A environment), and the maximum is 33,832 SF (enough for 135 workers). The online as says a 2022 completion, which is overly, overly conservative. I would take a guess at Q4 2019 or Q1 2020. Obviously not the Spring 2019 they originally hoped for, but there have been numerous weather issues that delayed the concrete pours for weeks. The rest of the steel frame should rise faster since the tower portion (floors 6-12) is only a fraction of the building’s overall footprint.





Press Bay Court Construction Update, 12/2018

21 12 2018

For practical purposes, I’m calling this one complete as of the end of this year. At least one of the new stores was set up and ready for opening (Gee June Bridal) while a couple others were just starting to fit out their spaces with equipment for their own launches. Among them will be Halal Meat and Groceries, One Ring Donuts, Hair • Color • Art and Bramble, an herbal retailer, moving from its Press Bay Alley slot. Calzone restaurant D.P. Dough will move from the rear storefront to the front of the 108-114 West Green retail strip, right along West Green Street in the former Hausner’s Garage. The hawk mural was given a touch up courtesy of Connecticut-based street artist Ryan ‘ARCY’ Christenson.

The fitting out of the West Green Street retail units is ongoing, but the four apartment units are nearly complete with only minor finishing details left, and based off Press Bay Alley’s Instagram, it’s quite the transformation. From their facebook page:

Beautiful historic spaces with modern amenities. These apartments are truly unique. Original 1914 wood rafters and exposed wood deck ceilings, steel beams, and brick surfaces paired with completely new utilities and modern design features

• super-efficient air source heat pumps (heat and AC)
• all LED lighting
• brand new appliances (including dish washer and garbage disposal)
• tasteful modern cabinets with soft close hardware
• beautiful tile bathrooms with modern frameless glass shower enclosures
• freshly refinished original distressed hardwood floors
• Air tight spray foam insulation and high-performance rigid foam on the roof
• Sprinkler system for fire safety

Prices range from $1200-1300/month plus electric*

Included in the rent:

• WiFi Internet**
• Garbage and recycling disposal
• Water service

Apartments are substantially complete and available for a January 1 occupancy

*heat/AC and cooking are all electric, this is a fossil fuel free building

**building is NOT equipped with cable, internet is provided by high speed fiber optic line

$1200-$1300/month is more than the 75% AMI below-market units they were originally aiming for, but not by much – $1200/month works out to $48k-$52k/year, or 80-90% of the local AMI of $59k. “Workforce housing”, to borrow a Visum Development Group term for the 80-90% bracket.

The biggest deviation from the plans appears to be that the passage into the former Ithaca Journal press building has not been built, and instead of vegetation and hardscaping for the amphitheater and court pavers, it’s only vegetation. It’s not clear if the amphitheater and west entry to the press building will be built at a later time.

All in all, this is a great project to have in Ithaca’s Downtown. It extends the vitality of the Commons westward in a form sympathetic to the neighborhood and physical surroundings, making use of a vacant building. It also enhances Press Bay Alley by generating more foot traffic next door. It will provide complementary attractions to make downtown a more engaging place for visitors, and supplies a bit of new moderate-income housing. A big win for the city of gorges.

More info on the development of the project can be found here.

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News Tidbits 11/26/18

27 11 2018

Just to get this out in time, he’s a look at what will be a rather long but very interesting city of Ithaca Planning Board meeting tomorrow evening.

1 Agenda Review 6:00

2 Special Order of Business – Planning Report on ILPC recommendation to designate the former Delaware, Lackawanna, & Western Railroad Station at 701 West Seneca Street. 6:05

3 Privilege of the Floor 6:20

4 Approval of Minutes: October 23, 2018 6:35

5 Site Plan Review

A. Project: Chain Works District Redevelopment Plan (FGEIS) 6:40
Location: 620 S. Aurora St.
Applicant: Jamie Gensel for David Lubin of Unchained Properties
Actions: Distribution of FGEIS & Review of Schedule – No Action
Project Description: The proposed Chain Works District seeks to redevelop and rehabilitate the +/-800,000 sf former Morse Chain/Emerson Power Transmission facility, located on a 95-acre parcel traversing the City and Town of Ithaca’s municipal boundary. The applicant has applied for a Planned Unit Development (PUD) for development of a mixed-use district, which includes residential, commercial, office, and manufacturing. The site’s redevelopment would bridge South Hill and Downtown Ithaca, the Town and the City of Ithaca, by providing multiple intermodal access routes including a highly-desired trail connection. The project will be completed in multiple phases over a period of several years with the initial phases involving the redevelopment of the existing structures. Current redevelopment of this property will focus on retrofitting existing buildings and infrastructure for new uses. Using the existing structures, residential, commercial, studio workspaces, and office development are proposed to be predominantly within the City of Ithaca, while manufacturing will be within both the Town and City of Ithaca.

No decisions expected tonight, but the distribution of the FGEIS (Final Generic Environmental Impact Statement) is a major step forward. From here, the Planning Board will review and critique the document, and when satisfied, it will vote for a resolution of completion. A recommendation to adopt the Chainworks PUD zoning and the FGEIS findings will follow, and if successful, the Common Council will also vote to adopt the PUD zoning. That would complete generic review for the site – new builds would still come to the board as necessary, but renovations could potentially begin not long afterward. Timing-wise, the final approvals are still a few months out, but this massive 910+ unit project is slowly closing in on approvals, and potentially, construction.

B. Project: North Campus Residential Expansion (NCRE) 6:55
Location: Cornell University Campus
Applicant: Trowbridge Wolf Michaels for Cornell University
Actions: Review of FEAF Part 3
Project Description: The applicant proposes to construct two residential complexes (one for sophomores and the other for freshmen) on two sites on North Campus. The sophomore site will have four residential buildings with 800 new beds and associated program space totaling 299,900 SF and a 59,700 SF, 1,200-seat, dining facility. The sophomore site is mainly in the City of Ithaca with a small portion in the Village of Cayuga Heights; however, all buildings are in the City. The freshman site will have three new residential buildings (each spanning the City and Town line) with a total of 401,200 SF and 1,200 new beds and associated program space – 223,400 of which is in the City, and 177,800 of which is in the Town. The buildings will be between two and six stories using a modern aesthetic. The project is in three zoning districts: the U-I zoning district in the City in which the proposed five stories and 55 feet are allowed; the Low Density Residential District (LDR) in the Town which allows for the proposed two-story residence halls (with a special permit); and the Multiple Housing District within Cayuga Heights in which no buildings are proposed. This has been determined to be a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B.(1)(b), (h) 4, (i) and (n) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(5)(iii). All NCRE materials are available for download at: http://www.cityofithaca.org/DocumentCenter/Index/811

Materials provided indicate that city planning staff are reasonably satisfied that the energy impacts of the massive North Campus housing plan have been mitigated. The only new letter on record this month is a letter of concern from the City Historic Preservation Planner about the project’s visual and aesthetic impacts on the Cornell Heights Historic District to the west.

C. Project: Apartments (12 Units) 7:25
Location: 327 W. Seneca Street
Applicant: Noah Demarest for Visum Development
Actions: Consideration of Preliminary & Final Site Plan Approval
Project Description: The applicant is proposing to construct a three-story apartment building with 12 units. Project development requires the removal of the exiting building and parking area. The project will include exterior bike storage, a trash enclosure, walkways, landscaping, signage, and lighting. The project is in the B2-d Zoning District and has received the required variances for front-, side-, and rear-yard setbacks. A small portion at the rear of the property is in the CDB-60 District. The project has received Design Review. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) and the State Environmental Quality Review Act (“SEQRA”), for which the Lead Agency made a Negative Determination of Environmental Significance on September 25, 2018.

Not much to add regarding Visum’s workforce housing (80% area median income) proposal for the State Street Corridor. The project is expected to receive $200,000 from the latest round of the Community Housing Development Fund, the affordable housing fund jointly paid into by the city, county and Cornell. In this case, Cornell will cover $170,000 and the city $30,000. Cornell doesn’t have any hand in this project, but having one entity pay most of the grant for a given project makes it less complex to administer. 

D. Project: Falls Park Apartments (74 Units) 7:35
Location: 121-125 Lake Street
Applicant: IFR Development LLC
Actions: Public Hearing, Review of FEAF Parts 2 & 3
Project Description: The applicant proposes to build a 133,000 GSF, four-story apartment building and associated site improvements on the former Gun Hill Factory site. The 74-unit, age-restricted apartment building will be a mix of one- and two-bedroom units and will include 7,440 SF of amenity space and 85 parking spaces (20 surface spaces and 65 covered spaces under the building). Site improvements include an eight-foot wide public walkway located within the dedicated open space on adjacent City Property (as required per agreements established between the City and the property owner in 2007) and is to be constructed by the project sponsor. The project site is currently in the New York State Brownfield Cleanup Program (BCP). Before site development can occur, the applicant is required to remediate the site based on soil cleanup objectives for restricted residential use. A remedial investigation (RI) was recently completed at the site and was submitted to NYSDEC in August 2018. The project is in the R-3a Zoning District and requires multiple variances. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B(1) (h)[2], (k) and (n) and the State Environmental Quality Review Act (“SEQRA”) §617-4 (b) (11).

Note that IFR is a Travis Hyde Properties business entity. The attempt to gain approval for an environmentally compromised project site is likely going to be more heavily scrutinized given the recent controversy regarding proposed demolition procedures for the Old Library site.

E. Project: New Two-Family Dwellings 7:55
Location: 815-817 N Aurora
Applicant: Stavros Stavropoulos
Actions: Declaration of Lead Agency, Review of SEAF Parts 2 & 3
Project Description: The applicant proposes to demolish an existing two-family residential structure and construct two new 1,290 SF two-family dwellings on a 9,590 SF lot. The existing residential building is a legally nonconforming building with a side setback deficiency (2.9 feet instead of the required 5 feet). The proposed redevelopment will include four parking spaces for four three-bedroom apartments. The applicant is requesting the Board’s approval to use the landscaping compliance method for parking arrangement. The project site is located in the R-2b Zoning District and meets all applicable zoning lot and setback requirements. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) and the State Environmental Quality Review Act (“SEQRA”).

F. Project: Maguire Lincoln 8:15
Location: 370 Elmira Road
Applicant: John Snyder Architects PLLC
Actions: Declaration of Lead Agency, Review of FEAF Parts 2 & 3
Project Description: The applicant proposes to demolish a portion of the existing building and construct two additions with updated exterior materials. The existing building is 18,500 GSF, with 2,265 GSF proposed for demolition. The new building will be 24,110 GSF. Site improvements include incorporation of a new pedestrian walking path, and site connections to Wegmans. Approximately 311 parking spaces are proposed to accommodate customer, service parking, employee, and display parking. Landscape design will improve vegetative cover; however, it will not meet the City of Ithaca’s impervious/pervious requirements (12%). The project site is located in the SW-2 Zone, is subject to the 2000 Southwest Design Guidelines, and will require a zoning variance for a front yard that exceeds the maximum permissible in the SW-2 district (34 feet maximum permitted, 69-feet 3-inch setback proposed). This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) and the State Environmental Quality Review Act (“SEQRA”); however, it will be treated as a Type I Action for the purpose of environmental review.

G. Sketch Plan – 312 E Seneca Street, Jagat Sharma 8:35

312 East Seneca is a 4,482 SF three-story mixed-use building on the edge of Downtown Ithaca. The building was long-owned by Ithaca architect Jagat Sharma, who ran his practice from the building (1416 SF), the Alley Cat Cafe (1926 SF), and a four-bedroom apartment (1140 SF) on the upper floors.

A few years ago, the site was floated as part of the potential footprint for Visum Development’s Seneca Flats mixed-use project, though at the time it was made clear that it was not an essential property to the development, and simply a possibility if Sharma chose to sell to Visum. Sharma didn’t – in September, he sold the building to an LLC associated with the Stavropoulos family for $800,000, double the assessed value. That lofty price relative to assessed value was a big clue something was planned here, and it looks like the first glimpse of that will come tomorrow night. The Stavropoli of West Hill have been growing their assets through acquisition or development for the past several years, including the 4-unit North Aurora project in item E. above.

Normally, the Stavropoulos family is low-key about development, preferring lower-profile infill builds in established neighborhoods – the largest project of theirs to date is the 11-unit 107 South Albany project. They often turn to local architect Daniel Hirtler, but this time, Collegetown favorite Jagat Sharma will have a hand in redeveloping the building that housed his office for so many years. This would be Sharma’s first building downtown since the Greenstate Building (127 West State Street) in 1991. For the record, this would be their second Sharma commission, with a duplex planned for 209 Hudson Street being the other (granted, that’s also a modular structure).

Zoning-wise, this is CBD-60. Within that zone, Sharma can design a five-story building up to 60 feet tall, no parking required, with any variety of commercial or residential uses. Any design will have to conform with the recently-adopted Downtown Design Guidelines. The Stavropoli are likely to do all-residential or residential with ground-floor retail. The current building is quite narrow, but it also only occupied the east half of the lot – a new structure could practically touch the neighboring building at 308 East Seneca.

H. Sketch Plan – 114 Catherine Street, Jagat Sharma 8:55

Things are about to get a bit confusing. A few years ago, the Lambrou family, mid-sized Collegetown landlords and developers of Collegetown Park, presented and built an infill project at 114 Catherine Street – while all the working docs used 114 Catherine Street, the address of the existing building set back into the lot, the new 3-unit, 17-bedroom building was christened 116 Catherine Street.

This new building is expected to be a replacement for the existing 114 Catherine Street, the Mission Apartments, and is expected to complement 116 Catherine in appearance (Jagat Sharma designed that as well). Zoning here is CR-4, up to four floors, with a maximum of 50% lot coverage (but not parking required). Expect this to be student housing – probably not too big, a few dozen beds at most, but something to take note of nevertheless.

I. Sketch Plan – 130 Cherry Street, Residential, Vecino Group 9:15

130 Cherry Street is a 4,600 SF auto body shop that’s been for sale for quite a while now. The rumor mill says Vecino CEO Rick Manzardo was walking around the area a couple of weeks ago, and it looks like there was a reason for that. The plan being floated is affordable “artist housing”. This wouldn’t be a new concept to Vecino, who renovated a vacant warehouse in Troy into the 80-unit Hudson Arthaus. What makes the Arthaus unique among affordable housing is that it offers on-site amenities geared to artists, as well as income-based rents for those who make only a modest living while engaged in their creative pursuits.  Those amenities include a wood shop, on-site storage units, gallery spaces managed by a local non-profit, and a computer/digital work suite.

Zoning here is “Cherry Street District” Waterfront Zoning. Since it’s north of Cecil Malone Drive, housing is allowed – but not on the first floor. The first floor is for light industrial and many commercial uses, including restaurants, stores and offices. No ground-level storage permitted, however. In this “artist housing” format, the first floor would likely be the exhibition/gallery.workshop space. The building may be up to five floors with 100% lot coverage once setback requirements are met. Bonus for this site, the Cherry Artspace is a few hundred feet away. With about 179,000 SF in building capacity offered by the site and zoning before setbacks are considered, a potential project could be fairly sizable.

6. Old/New Business 9:35

7. Reports 9:40
A. Planning Board Chair
B. BPW Liaison
C. Director of Planning & Development

8. Adjournment 10:00





Press Bay Court Construction Update, 9/2018

3 10 2018

Press Bay Court, a project by local businessmen John Guttridge and David Kuckuk d/b/a Urban Core LLC, is moving along at a good clip. In what could be seen as an expansion of Press Bay Alley, the plan reuses a dilapidated 1920s building and renovates it into several small-scale retail spaces, ranging from 320 – 2,200 square-feet. Among them will be Halal Meat and Groceries, One Ring Donuts, Gee June Bridal Shop and Hair • Color • Art. Bramble, an herbal retailer, will move from its Press Bay Alley slot into one of the Press Bay Court storefonts.

The business websites for Gee June and Hair • Color • Art both indicate October 2018 openings in Press Bay Court (October 16th, in Gee June’s announcement), and there’s a lot of work to be done between now and then. The interior of the building was gutted and new steel stud walls have been erected, as well as fresh gypsum sheathing on the outside. The four second floor one-bedroom apartments are also being renovated, which will be rented at below-market rates (Urban Core is aiming for 75% area median income, which roughly equates to a household salary in the $42,000/year range for a single person, $48,500 for couple). Expansive windows will be installed at ground level to provide a better sense of the activity indoors, and an awning will be erected as the exterior is finished out. The exterior parking lot will be turned into a landscaped pedestrian gathering space for impromptu social events as well as festivals and small concerts or shows.

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These are going to be the coolest apartments in downtown…

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Chapter House / 406 Stewart Avenue Construction Update, 9/2018

2 10 2018

Just wrapping this one up with some final photos of the completed project. Both new buildings look nice. It’s a new chapter, without the Chapter House. Even if the storied bar ever did open back up on the corner (the 3,000 SF retail space is still available), it wouldn’t exactly be the same. But one can appreciate it for a design fitting in a historic district, replacement of housing lost in the fire, and at some point, a new commercial tenant to enliven Stewart Avenue.





City Centre Construction Update, 9/2018

2 10 2018

Along with the usual bevy of construction photos, I popped inside the sales office, which opened on the Commons last month. There might have been a little reservation from the two guys staffing the office when I introduced myself and said “I’ve been reporting on the project and do a real estate and construction blog on the side”, but once one of the leasing representatives, Anthony, mentioned he had checked out a blog called “Ithacating” to help him prepare for the job, we hit it off pretty well.

The second photo shows the reserved apartments as of September 23rd. As mentioned in the Voice article, every one of those top-end $3,265/month two-bedroom units facing the Commons are taken, and the project is still over eight months out from completion. 47 of the 192 units have deposits down, about 25% of total. A disproportionate number of those are two-bedroom units, 16 of 39 (41%). According to Anthony, the tenant mix is fairly diverse – some students, some young working professionals with downtown or Cornell jobs, and a substantial number of seniors looking to downsize and be downtown. The office has received a number of calls inquiring if the units are for sale, but unfortunately for those interested, condos are scarce in Ithaca.

The project website has been updated to include a number of interior renderings, included here at the end of the post. The first four in the set are apartment interior images, showing two bathroom finishes (modern aesthetic with a neutral palette), a larger unit’s living room and kitchen, and a studio unit, which they market as a “junior apartment”. The last three images are common spaces, two lounge spaces and the lobby. The lobby will in fact have a circular reception area, as shown in the ground-level floor plan.

Newman Development Group (NDG) had previously mentioned in a response to Green Street Garage questions that they had secured tenants for all three ground-level commercial spaces, the Ale House restaurant and two other tenants whom Anthony was not allowed to discuss per confidentiality agreements, but they hope to go public with the future tenants “in about a month”. The spaces clock in around 10.600 square-feet in total.

“NDG has recently signed three superior quality tenants for the City Centre project and had a high level of interest from a number of additional tenants that had to be turned away. NDG believes that these and other prospective tenants seeking 3,000 to 5,000 square foot spaces will find the Green Street location to be highly attractive based on the high traffic counts, pedestrian activity, mass transit access, proximity to The Commons, adjacency to significant downtown residential neighborhoods and availability of convenient parking, ” said NDG in the Green Street Q&A.

Construction is moving along at a good clip, with most of the windows fitted and work continuing on the aluminum panels and brickwork that will comprise most of the facade. For the sake of brevity, we’ll dig more into the exterior finishes and details in the next update in November.

Side note to the Ithacan – the effort is appreciated in your downtown write-up, but you guys flubbed one critical detail. City Centre and State Street Triangle were two separate projects with two separate development teams. The only common bond is location. The story that I’m familiar with is that the Colberts, who owned the Trebloc site, dropped Campus Advantage as a partner because CA wanted a lower sale price for the land when they were forced to submit smaller project designs, while NDG was willing to pay the premium, and so they were able to snatch themselves the purchase option for the site when it opened for renegotiation.

In keeping with the theme of development controversy, here it’s been the high price of the units – $1,545 – 1,625/month for a studio, $1,745 – 2,595/month for a one bedroom unit, and $2,460 – 3,265/month for a two-bedroom unit. There has been substantial blowback from some local activists and community groups as a result, and even other landlords have expressed off-record that they are incredulous of the asking prices Newman Development Group was aiming for with the City Centre project. So far, however, lease-up seems to be going well. City Centre will open for occupancy in June 2019.