Collegetown Terrace Construction Update, 3/2017

22 03 2017

From the outside, Collegetown Terrace’s third and final phase is nearly complete. Some cement panels and clapboards are still being attached at the ends and the south face, and the entry areas need to be finished out, but otherwise it looks like the exterior is mostly finished.

Peering through the windows as the lights clicked on, it looks like drywall has been hung in most of the units, and closet doors and cabinetry are or are being installed, meaning they’re pretty far along and that finishing work is all that’s left for some units (there are 344 units, so it could take a while to do them all). All in all, things look on track for the expected summer completion. Kudos to Welliver for keeping such a massive building on schedule.

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209-215 Dryden Road Construction Update, 2/2017

1 03 2017

Admittedly, when the entire building is sealed up in opaque plastic covers, it makes for a less-than-interesting construction update. The plywood doors are for the loading and unloading of materials via lifts, and apart from those, there isn’t much to break up the monotony of white plastic sheets. Note that the access doors are not the same as the elevator shaft, which is located about midway along the west wall next to 205 Dryden/Dryden South.

However, it does look like some exterior facade work is starting to get underway. Brown and grey metal panels are beginning to be installed on the building’s rear face – this is the side that will have the least amount of glass, as occupants won’t have much to see if developer John Novarr moves forward with his plans for townhomes on the double-lot of a house that came down to allow a construction staging area for the Breazzano Center. With the new home to the Executive MBA expected to open up this Spring, Novarr can proceed with options for that double-lot. 238 Linden is zoned CR-4, four floors with no required parking. The proposed townhouses could provide a visual transition between the 80-foot Breazzano and the 2.5 story houses that comprise most of the housing stock on this block of Linden Avenue, some of which are for pending sale.

In further detail, the rear facade windows are 1″ insulated glass with aluminum frames, and translucent insulated spandrel glass below the panes. The metal panels are insulated aluminum and are installed using a framing system – you can see the grey insulated panels with clips along the top edge of the panels. The plastic covers on the panels are to protect against scratches and scuffs prior to installation. ikon.5 sought to provide differentiation with mahogany brown panels on the south (Linden Avenue) side, with lighter salmon-peach panels planned for the north (Dryden Road). The west and east sides will be a little bit of of both. The first floor the street facing sides, and the atrium will be glass curtain walls. The dark panels are intended “to differentiate upper from lower and facilitate a relationship with the smaller scale of adjacent buildings,” per the application. Some of the later documents show a lighter shade of gray for the south side of the top floors, but to be frank, I am uncertain what is accurate.

Note that the fourth floor’s back side will have few windows because that is where the 1,990 SF video production studio will be located, and this requires a controlled-light environment. Presumably, with the green room and studio rooms, the intent is to have a comfortable and efficient interview space for live videos recorded for or streamed to students at remote campuses. The large flank of plywood panels at ground level is the service exit, with future loading dock and trash/recyclables enclosure.

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Collegetown Terrace Construction Update, 1/2017

8 01 2017

And to think that a year ago about this time, Collegetown Terrace’s Building 7 was just an excavated trench.

On the outside, facade installation continues. It looks like that, along with the fish scales and aluminum panels, there might be a dark blue fiber cement siding not unlike that seen on the smaller buildings lining East State Street. The east cinder block stairwell seen in November’s photos has been wrapped in waterproofing and is now receiving its exterior finishes. Most of the windows have been fitted at this point. The AC units have yet to be installed, and from what could be seen through the windows and openings, the inside has had drywall hung in some locations, but is still down to the stud walls in other sections. There are a couple of architectural quirks that give the building a little bit of visual interest – for instance, the reverse-pitch on the roof where Valentine Place terminates, probably indicating a stairwell or landing area, breaks up the monotony of the wall. I really like the curtain-wall glass used for the amenities/common area at the southwest corner of the structure.

A pine tree on the roof is a traditional way to celebrate the “topping out” of the building.

By the way, I have been wrong – the fish scales are in fact metal, their finish coat just makes them feel like vinyl. According to a trade industry website, they are “0.032-aluminum (0.032” thickness), diamond-shaped, flat metal CastleTop Shingles from ATAS International Inc. of Allentown, Pennsylvania. ikon.5 architects selected three standard colors-Hartford Green, Patina Green and Hemlock Green-and four designer colors-Adobe Dust, Metallic Gold, Acorn Yellow and Louisburg Green.” It looks like the shingles are more commonly advertised for roofing, although their interlocking tabs allow them to be used for walls as well. The three shades of green on Building 7 are the three standard colors, logic being that designer color shingles likely cost more and were used more sparingly. The other four show up on Building 3 where it approaches East State Street.

 

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209-215 Dryden Road Construction Update, 12/2016

14 12 2016

Cornell’s Breazzano Family Center at 209-215 Dryden Road is closed up for the winter. Literally, with white plastic sheeting, as a protective measure against the elements while interior work moves along. The plywood holes on the front and back sides are removable so that a lift can deliver materials to different floors of the 6-story building. One can make out the dramatic entry foyer above the steel stretching out the sheeting above the ground floor. Note that the height of the building, 80 feet, is the maximum permitted under Collegetown’s form zoning (MU-2, up to 6 floors or up to 80 feet).

The plan is to have the new 76,300 SF building open by Summer 2017. Hayner Hoyt Corporation of Syracuse is the general contractor.

After the last Breazzano update a couple months ago, I had contacted Cornell to do a piece about the expanding Executive MBA program, what’s driving the growth, why Collegetown, and so on…but after being led around or misled by several emails over a few weeks, I gave up on the piece. For what it’s worth, Poets and Quants did a thoughtful article and interview here with the Johnson School Dean, Soumitra Dutta, talking about the future of the MBA program and the business school merger with the Dyson/AEM program and the Hotel School. Maybe I’d have had better luck if I just sidestepped Cornell’s PR unit.

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Collegetown Terrace Construction Update, 11/2016

24 11 2016

The last phase of Collegetown Terrace is fully framed up. Novarr-Mackesey‘s 344-bed project is mostly closed up, just in time it seems. The maroon waterproofing material covers nearly all of the structure, windows have been fitted in most of the openings, the vinyl “fish scales” are still being applied and the aluminum metal panels are slowly making their way from west to east. One critique I have about the grey panels is that they are not perfectly flat – bumps, dimples and seam pressure spots are visible in direct light (see second-to-last photo for reference). Getting the rest of the water-resistant wrap and exterior materials will progress more slowly now that winter’s set in, but the meat of the work at this point will be focused on the interior – getting the utilities installed, stud walls assembled, drywall hung, and fixtures in place. Work on the roof (EPDM synthetic rubber most likely) will have to wait for spring as well. Welliver is expected to have phase III ready for occupancy by August.

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News Tidbits 10/22/16: Seal of Approval

22 10 2016

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1. In yet another twist in the 201 College Avenue saga, the project will be moving forward. The Board of Zoning Appeals sided 3-1 with the city Zoning Director and denied the Planning Board’s consideration that the building be considered illegal due to facade length. According to a report from former Times reporter Josh Brokaw (now operating as an indy journalist),  the board was swayed by arguments of time and ambiguity in the code. Brokaw’s reading makes it sound like there’s still some raw feelings between staff and board. The way to solve the most pressing issue would be to clarify the code based on the facade debate, and have the common council ratify those changes over the next few months. All in all, the Form District code works pretty well, and a number of projects have been presented without big discussions over semantics. But in the case of 201, it’s clear that the CAFD wording and imagery could use further refinement, so that everyone is on the same page. With 201 resolved, now is a good time to do that.

Dunno what the completion date will be offhand (August 2017 would be a breakneck pace, but we’ll see). Neighbor Neil Golder has refiled his lawsuit, but the case isn’t especially strong.

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2. Also getting underway this week is the renovation of the former Pancho Villa restaurant at 602 West State Street into the West End branch of Elmira Savings Bank. This is quite a bit earlier than initially planned – Site Plan Review docs suggested a July-December 2017 construction/renovation. Edger Enterprises of Elmira will be the general contractor for the 6,600 SF, $1 million project, which is expected to be completed in March 2017.

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3. The Dryden town board has approved 4-1 the concept of the Evergreen Townhouses plan for 1061 Dryden Road just east of Varna. This means that they accept a PUD can be appropriately applied for the site, but the project will need to submit a formal, more detailed development plan before any final approvals will be considered. One of the major changes that is being requested is a 15-foot setback between the property line and the units at the southeast side of the parcel (25-36), so expect those to get a little trim off of the rear side (the dissenting vote, Councilwoman Linda Lavine, was because she preferred a 25-foot setback). If the setback and the other stipulations are accommodated, its chances of approval are pretty good. Developer and local businessman Gary Sloan has 270 days to submit detailed plans for review.

Meanwhile, Tiny Timbers will be up for Dryden Zoning Board of Appeals review in early November. Since an internal road will be used to access some of the home lots, the town board will be viewing the site as an “Open Development Area” (ODA), which by Dryden’s definition is development with no direct road access. The town board will hold their public meeting on the 20th to approve the ODA, the planning board’s acceptance on the 27th. The ZBA is the last or second-to-last step in the approvals process (not sure offhand if the town will need to vote again to give a final approval).

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4. The senior housing next to the BJ’s in Lansing might finally be moving forward this spring. Dan Veaner has the full story here at the Lansing Star. The issue stems from working with the U.S. Army Corps of Engineers to determine what parts of the land can and cannot be developed – delineating the wetlands, basically. Apparently, the wetlands were created by an overflowing culvert back when the mall was built in the 1970s. But regardless of how they were created, the USACE deems they have to be protected, especially since it developed into a rare wetland environment called an “inland salt marsh”. Since then, it’s been back-and-forth on units – I’ve heard as few as 9 and as many as 18. A portion of the wetlands would still need to be relocated. The PDA boundaries were changed slightly by the board at the request of developer Eric Goetzmann earlier this month to accommodate the USACE determination. The tax break Goetzmann received to build BJ’s is contingent on the senior housing getting built, though at this point, one has to wonder just how much this wetlands tangle has cost him. Hope it was worth it.

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5. From the sound of it, the Maplewood Park DEIS public hearing was fairly positive. Many of the neighbors are pleased with the changes, although some are still opposed to the density or have concerns about traffic. In response, it’s worth pointing out that the commute of Maplewood’s residents will almost entirely be bus, bike and foot during normal business/school hours, and its convenience to bus routes and services will also help minimize overall traffic impacts. As for density, well, if you want Cornell to house its students and reduce the burden on the open market, promoting density on the existing Maplewood site may result in a more sustainable, more cost efficient project if planned properly, with less of a neighborhood impact than building several hundred beds on an undeveloped parcel elsewhere (since the Maplewood site has been inhabited in some form since the 1940s, the growth in density would not be as prominent – about 490 beds, vs. 872 beds).

Should readers feel inclined, comments are still being accepted by town planners up until October 31st. The materials and submission email can be found here.

6. It looks like there were a couple big sales in the local real estate market this week. The first one was the Tops Plaza in big box land, just south of Wegmans. National retail developer DDR Corp. sold the property to another large firm, NYC-based DRA Advisors LLC, for $20 million on the 18th. The sale included three addresses – 710-734 South Meadow, 614 South Meadow, and 702 South Meadow – The Tops Plaza, The smaller strip to its south (called Threshold Plaza), and the pad parcels like Chili’s and Elmira Savings Bank. Perhaps the most notable part of this sale is that it’s slightly below the total assessed value of $20,941,000. However, DRA picked up the property as part of a bundle sale of 15 shopping centers in Western and Central New York, so maybe it was a bulk discount, or compensating for weaker properties.

The other big sale was between a long-time local landlord and a newer, rapidly growing one. The Lucente family (as Lucente Homes) sold 108, 116, 202 and 218 Sapsucker Woods Road to Viridius LLC for $1.276 million on the 18th. According to county records, each is a 4-unit building built in the 1970s and worth about $275k – meaning, Viridius just acquired 16 units for a little above the $1.1 million assessed. Viridius’s M.O. is to buy existing properties, do energy audits to determine what needs to be done where to maximize energy efficiency, disconnect them from fossil fuel heating and energy sources, install pellet stoves, heat pumps and the like, renovate/modernize the properties, and connect the more efficient house to a solar grid or other renewable energy sources. If Sustainable Tompkins were a developer, they’d look like Viridius.


7. This last one isn’t so much a big sale, but worth noting for future reference – 126 College Avenue sold for $510,000 on the 19th. The buyer was an LLC at an address owned by Visum Development’s Todd Fox.

126 College is a 2-story, 6-bedroom house that might have been attractive long ago, but someone’s beaten it with an ugly stick and paved much of the front lawn (growing up near Syracuse, we called paved front lawns “Italian lawns”, with my uncle one of the many offenders). The purchase price is a little below the asking price of $529k, but more than double the assessment. Zoning at the property is CR-4 – up to 50% lot coverage, 25% green space, up to 4 floors and 45 feet in height, a choice of pitched or flat roofs, and required front porches, stoops or recessed entries. This is the lowest-density zone for which no parking is required. The city describes the zoning as “an essential bridge” between higher and lower density, geared towards townhouses, small apartment buildings and apartment houses.

Granted, not everything Visum/MLR does is new, some of their work focuses on renovation. But given the location, and given that frequent design collaborator STREAM had “conceptual” CR-4 designs on display during the design crawl earlier this month, it’s not a big stretch of the imagination.

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8. Interesting agenda for the city planning board next week, if nothing new. Here’s the schedule:

AGENDA ITEM                 APPROX. START-TIME

1. Agenda Review                6:00
2. Privilege of the Floor         6:01

3. Subdivision Review
A. Project:  Minor Subdivision           6:15
Location: 404 Wood St.
Actions: Consideration of Final Subdivision Approval
A minor subdivision to split a double-lot in Ithaca’s South Side neighborhood into two lots, one with the existing house and one that would be used for a new house or small apartment building. A variance for an existing rear year deficiency of the house would need to be approved (the rear deficiency wouldn’t be affected by the new lot which is on the east side, but it’s a legal technicality).
B. Project:  Minor Subdivision             6:25
Location: 123 & 125 Eddy St.
Actions:  Consideration of Final Subdivision Approval
Collegetown landlord Nick Lambrou is planning subdivision of a double lot to build a new 2-unit, 6-bedroom house designed to be compatible with the East Hill Historic District. CEQR has been given neg dec (meaning, all’s mitigated and good to proceed), and zoning variances for deficient off-street parking have been granted.
C. Project:  Minor Subdivision                6:35
Location: 1001 N. Aurora St. (Tax Parcel # 12.-6-13)
Actions:  Consideration of Final Subdivision Approval
One of those small infill builds, this proposal in Fall Creek takes down an existing single-family home for two two-family homes on a subdivided lot. The design has been tweaked, with more windows, a belly band, more varied exterior materials, and additional gables to provide visual interest.

4. Site Plan Review

A. Project:  City Centre — Mixed Use Project (Housing & Retail)           6:45
Location: 301 E. State/M.L.K., Jr. St.
Applicant: Jeff Smetana for Newman Development Group, LLC
Actions:  Declaration of Lead Agency  │ Review of Full Environmental Assessment Form (FEAF), Part 2

The 8-story mixed-use proposal for the Trebloc site. Comes with one letter of support, and a letter of opposition from Historic Ithaca, who have previously stated they will oppose anything greater than four floors on State Street, and six floors overall.
B. Project:  Amici House & Childcare Center            7:15
Location: 661-701 Spencer Rd.
Applicant: Tom Schickel for Tompkins Community Action (“TCAction”)
Actions: No Action — Review of Full Environmental Assessment Form (FEAF), Parts 2 & 3
C. Project:  Four Duplexes                               7:30
Location: 607 S. Aurora St.
Applicant: Charles O’Connor
Actions:  Declaration of Lead Agency  │ PUBLIC HEARING  │ Review of FEAF, Part 2
MLR’s four-building, 8-unit plan for South Hill. Comes with a letter of neighbor support saying the scale is appropriate.
D. 371 Elmira Rd. (Holiday Inn Express) — Approval of Project Changes      7:45
The debate over the Spencer Road staircase and rip-rap continues.
E. 312-314 Spencer Rd. — Satisfaction of Conditions: Building Materials   7:55
F. 119, 121, & 125 College Ave. (College Townhouse Project) — Update        8:05
Novarr’s 67-unit townhouse project geared towards Cornell faculty. No decisions planned, just an update on the project. Keeps your fingers crossed for some renders.
G. Maplewood Redevelopment Project — Planning Board Comments on Draft Generic Environmental Impact Statement (DGEIS)     8:20
The city’s deferred judgement to the town, but the board can still have their say. The comments will be recorded and addressed as part of the EIS review process.
5. Zoning Appeals                          8:35
• #3047, Area Variance, 123 Heights Court




News Tidbits 10/15/16: Stoops and Stumbles, Growth and Gables

15 10 2016

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1. The Maguire proposal for Carpenter Business Park will be heading to the Common Council next month, but the prognosis isn’t good. The city council’s Planning Committee voted 4-0 to say that the proposal didn’t fit with the city’s Comprehensive Plan for the near-Waterfront property – the plan calls for walkable, urban mixed-uses, preferably with residential components. The discussion wasn’t unanimous in its logic – 2nd Ward Councilmen Nguyen and Murtagh were stronger adherents to the plan, while the 1st Ward’s Cynthia Brock doesn’t think housing is appropriate – but they all disagreed with the multi-brand car dealership plan as-is. Maguire has asked for a delay in vote so that the plan could be tweaked, but the Committee voted to move forward.

Because of the 18-month TMPUD in place, the Common Council has to vote to approve all projects in the waterfront area, so the resolution to decline further review of the project will be voted on at the next non-budget Council meeting. It will not be unanimous – the 3rd Ward’s Donna Fleming wrote a letter of support for the project, and the 1st Ward’s George McGonigal voiced support for the concept though not this particular plan. But the chances of approval are pretty slim at this point.

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2. Judging from the site photos John Novarr’s project team sent along, it looks like environmental remediation has already commenced at the site of his faculty townhouse project at 119-125 College Avenue in Collegetown. 121 College, in particular, is already in the early stages of remediation. It’s a pretty extensive photo documentation, one that might have to do with historic preservation aspects, like determining what can be salvaged and reused. It’s pretty clear that the properties, which were recently acquired from an Endicott-based landlord who held the properties for decades, are in rough shape. Novarr seems to have a preference for prepping sites before plans are approved (ex. 209-215 Dryden), so it’s uncertain how much time these three boarding houses have left.

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3. Courtesy of the Ithaca Urban Renewal Agency’s Neighborhood Investment Committee, we get to see a pretty thorough breakdown of the expenses and revenues of an owner-occupied affordable housing project.

The details come as part of INHS’s application for $314,125 in Federal HUD HOME funds, to be used for the 7 for-sale townhouse units included with the 210 Hancock project, collectively called 202 Hancock. The funds would be used to cover soft costs, like project management, engineering and architecture fees, legal fees, and site inspections.

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The 202 Hancock project construction cost is estimated at $1,754,860, about $344,000 per unit, or about $198/SF. That’s expensive, but not unusual – 203 Third Street was about $190/SF. The cost is high due to rapidly rising construction costs, and due to federal guidelines and lender specifications, INHS is required to hire contractors with extensive insurance. Add in soft costs and it jumps to $2,408.371.

Now let’s consider the sales. The five two-bedroom units are expected to sell for $130,052 to a household making no more than $38,046. The two three-bedrooms will sell for $164,979, to households making $42,428/year or less. Those incomes don’t meet the rule-of-thumb of 3.4x annual income, but HOME funds cover part of the cost ($24,000 for the 2-bedrooms, $36,000 for the three-bedrooms). INHS gets $960,218 in the project sales – and that’s the same amount Tompkins Trust Company is willing to cover with a construction loan. So the initial gap is $1,448,155. Now we’re starting to see why new housing can be so expensive.

INHS gets $7,000 in revenue from Energy Star rebates on appliances, and has up to $351,153 equity they can put towards the project, most of that being the value the of 202 Hancock’s land. The IURA would issue a low-interest bond for $215,875 to be paid back by INHS, and the non-profit has secured $280,000 in grants directly from the state (NYS AHC), and $280,000 in NYS CDBG funds awarded by local governments (this tactic is known as “subsidy layering“). This complicated puzzle of funding sources is why so many developers are not interested in doing affordable housing.

Side note, one of the pre-development costs is market analysis. Might seem silly, but grant reviewers want proof the housing crisis isn’t just bluster, and that these units won’t sit empty. An analysis by Randall/West determined that at a sale price of $136,000 for a 2-bedroom, and $162,000 for a 3-bedroom, qualified buyers would be found and under contract within 4.6 months. The units should be available for occupancy by June 2017.

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Secondly, thanks to a legal settlement between the state and Morgan Stanley, a $4 million affordable housing grant is available for renovations of existing INHS scattered site rentals (98 units in 44 buildings across the city). Most of these units are rented to individuals making 60% or less of the area’s median income (about or less than $32k/yr). The funds would go towards major, long-term renovations, such as new roofs, windows, siding, and energy efficiency improvements. INHS could also use the funds, disbursed via the city, to refinance its portfolio, acquiring some of the properties and paying off $1.8 million in loans on already-purchased properties.

Here’s the short of it – the goal is to buy/pay off the scattered rental sites they manage, renovate and make them energy efficient and comfortable, lock them into the Community Housing Trust so that they become permanently affordable, transfer the land to a wholly-owned Housing Development Fund Corporation, and then sell some of the buildings to an LLC while INHS continues as property manager. The funds from sales would finance new affordable housing. This is all set up as it is to take advantage of legal and tax benefits of different corporate tax structures, while minimizing the drawbacks. Potentially, the Morgan Stanley settlement money could be used to leverage an additional $15 million in tax credits and affordable housing grants from the state.

Correction, per INHS’s Scott Reynolds in the comments section: rentals aren’t in the Community Housing Trust, but affordability would be required for 50 years.

Rochester-based SWBR would be in charge of renovation design plans, and 2+4 Construction will be general contractor. Tenants may need to be relocated as renovations occur, which will be coordinated by INHS staff. The goal is to have the settlement money accepted by the city by the end of the year, financing by April 2017, and renovations completed by the end of 2018.

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4. It’s another one of those special meetings – the city Planning Board will be sitting down next Tuesday to go over comments and sort another batch of public comments regarding the Chain Works DEIS, this time on public health. Once you get past the few pages of “this will never work and don’t bother trying”, there’s actually some interesting back and forth about remediation and what that entails. Also on the agenda are revisions to the Holiday Inn Express down in Southwest Ithaca – namely, they’re trying to avoid building the stairs to Spencer Road, as well as some other landscaping issues. At the second meeting later this month, the board is expected to Declare Lead Agency, open public hearings and review parts of the FEAF for TCAction’s Amici House, 8-unit 607 South Aurora, and the 8-story City Centre project on the Trebloc site downtown.

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5. The plans for Maplewood have been modified yet again, in a change that the project team hopes will please neighbors and the town of Ithaca planning board. In revised plans submitted this past Wednesday, the 4-story apartment building planned for Mitchell Road has been replaced with a few sets of 2.5 and 3.5-story townhouses and stacked flats, and Building B to its north was extended slightly to compensate for the loss of bedrooms. Even so, the accompanying letter from Scott Whitham states that the unit and bed count have decreased slightly, from 473 units and 887 beds, to 442 units and 872 beds.

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Also modified was their appearance – stoops, porches, dormers and gable roofs were added to give them a more harmonious appearance with the rest of the neighborhood. It’s not clear if the rest of the units were aesthetically modified as well.