News Tidbits 3/30/19

31 03 2019

original renders

revised renders

1. Let’s start off with an update from the city of Ithaca Planning Board. As reported by the Times’ Edwin Viera, The board was not happy about the proposed changes to the GreenStar project, which were summarized in a previous blog post here. The revised site layout and materials were approved, but the board was unhappy about the loss of windows on the northeast faced and asked for an alternative if windows were no longer feasible, either graphic art or a GreenStar insignia to provide visual interest. The project will be back before the board next month.

Apparently, it was the month to express discontent, as issues were also raised with the City Centre signage and design components of the Vecino Arthaus project, which did away with the grime graphics and went with a marginally better blocky red facade, but I will henceforth call “architectural chicken pox”. Some concerns were also raised with ADA compliance, and the board asked for windows in the stairwells to encourage their use. The environmental review was okayed, and the project will be heading for preliminary approval next month.

The planning board granted preliminary approval to Cornell’s North Campus Residential Expansion, but the project also needs approvals from the town of Ithaca (to be discussed next Tuesday) and the village of Cayuga Heights. The goal is to start construction on the 2,000+ bed project by this summer. The Chainworks District’s final generic environmental impact statement (FGEIS) was also accepted on a unanimous vote – it’s not approval of the 1.71 million SF mixed-use project, but it’s a big step in that direction. The summarized 127-page report is here, and the city report establishing its findings and review of proposed mitigations is here.

This didn’t come up much before, and that’s probably a good thing because it was rather drab, but 402 South Cayuga Street was revised with a larger window on the three bedroom unit (at far left) and some more vibrant colors. However, to stay within budget (something that defeated INHS once before and Habitat for Humanity as well), the project asked to stick with vinyl, to which the board okayed. Expect this 4-unit for-sale low-to-moderate income townhouse project to begin construction later this year, with completion before the year is out.

2. It was a bit surprising to see how far ahead Cardamone Homes has their Woodland Park project planned out. Quick refresher, this is a 65ish unit residential development off of Warren Road in the town of Lansing; the original plan from the early part of the decade was for about 80 units, but it was reduced after initial approvals. The “-ish” part comes from the 25 single-family home lots, since at least one buyer chose to merge with its neighbor. The other part of the development consists of 40 townhomes, and as ecerything Cardamone does, these are high-end “McMansion” style products. A 2,800-4,000 SF Frank Betz-styled home typically goes in the $550k-750k range with a few customized models even higher than that. The 2,500 SF townhouses are priced in the low to mid 400s. This is arguably the only gated community in Tompkins County.

The project began construction around 2014, and it looks like they’re expecting construction to continue through 2026. It looks like 2019 will see four new townhomes (including the two above, 6 and 8 Woodland Way in a photo from last month), and two or three single-family homes along Oakwood Drive. IT’s a bit of a guessing game on the homes because they use “to be developed” (most), “to be built” (2) and “to be constructed” (1). The site also shows three for sale, but it’s dated, as one of those was sold in January. McMansions may not be fashionable as they were fifteen years ago, Woodland Park still sells at a steady enough clip to keep the project moving along. The long story short for Woodland Park is that construction will be continuing at its slow but steady pace for quite some time yet.

3. Just a little something here from the Town of Ithaca Planning Board – the town of Ithaca is looking to build a modest expansion to its Public Works facility. The Public Works department at 106 Seven Mile Drive handles snow removal, paving, yard waste collection, vegetation control, storm water management, and parks/trails/water/sanitary sewer/road maintenance services. The department has been growing in recent years and needs additional space. A feasibility study was commissioned last June, and a plan is now moving forward.

Overall, it’s not a large addition to the 19,400 SF building; 1,425 SF of office space, six parking spaces and minor landscaping and grading. The project is a small institutional addition, and per state guidelines, it will likely not be going through an in-depth environmental review. The addition is a bit unusual in that it’s essentially a bumpout of the existing space, one that creates a completely new face for the public entrance and offices. Expect an unassuming one-story addition with aluminum windows and metal exterior panels. The addition will be designed by HOLT Architects with several engineering and landscaping partners (the usual retinue of T. G. Miller (Civil Engineering), Elwyn Palmer (Structural Engineering), TWMLA Landscape Architects, and a mechanical/electrical engineering firm, Sack Associates). It’s the same group of firms that did the study last year.

4. Quick note to point out that 327 West Seneca Street is nor long for this world, if the plastic and plywood are any indication. They’re indicative of asbestos removal prior to demolition – seal a build up, take the asbestos out, take the building down. Visum Development Group is planning a 12-unit “workforce housing” moderate-income apartment building on the site.

Speaking of Visum, Ithaca’s prolific developer has been scouting new markets for a while, and landed in Boise, Idaho for their next project, “The Vanguard”, an eight-story, 75-unit apartment building in Boise’s downtown. According to local reports, most development projects finish municipal review in two months, something that is flat out impossible for a project of substantial size in Tompkins County. Interestingly, it comes with no parking, and instead hosts bike racks for 75 bikes. Don’t take this to mean that Visum’s no longer interested in Ithaca, however; there have at several projects in the works, including condominiums in Ithaca town, 201-207 North Aurora, 815 South Aurora, 413-15 West Seneca and the State/Corn Street trio.

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5. Dunno if Instagram embeds are going to work here, but click STREAM Collaborative’s post just above if it doesn’t show up. The modular pieces for 323 Taughannock have begun arriving on site and are being assembled. The units were built by Benson Wood Products and are being put together but a local firm, D Squared (the Dakes) of Lansing.





News Tidbits 3/11/19

12 03 2019

1. The city of Ithaca and The Vecino group have come to a tentative agreement. The two have been negotiating since entering into a 90-day Exclusive Negotiating Agreement at the end of last year. While Vecino is still looking at the financial models for the conference center space, it appears that the city is ready to move forward with a formal agreement to be voted on by the Ithaca Urban Renewal Agency (IURA) and the Common Council, and then to have the building plans reviewed by the Planning Board, and then the sale of the property to be brokered by the IURA and agreed to by the Common Council. If approval is granted in good order and state funding is obtained (Vecino is pursuing 4% low income housing tax credits, vs. the more competitive 9% variety), then construction could start on the $95 million mixed-use project by late 2020.

2. GreenStar will be asking the IURA for a $400,000 loan to assist in the construction of their new flagship location at 770 Cascadilla Avenue. It does not seem to be related to their construction woes, as the initial paperwork was filed in January, but it makes for rather awkward timing. The loan is likely to be approved without significant reservation thanks to GreenStar’s reputation and the promise of dozens of living wage jobs, though the IURA is unhappy with what is described as “weak collateral”, and it has some concerns with GreenStar’s ability to fundraise.

Important note – the paperwork mentions one of GreenStar’s funding sources will be the buyer of the current Space A Greenstar at 700 West Buffalo Street, who so happens to be “the owner of the Cascadilla Street property”. This buyer will pay $2 million for the building when GreenStar moves out in early 2020.

At first glance, one might think that’s Guthrie. But Guthrie transferred ownership of the parcel to “Organic Nature LLC” last month. Organic Nature LLC is a company owned by the project team building City Harbor. In short, the City Harbor developers are buying the Space @ Greenstar, and likely have plans for the property.

3. If you’re an urban planner – and I hope this blog is interesting to you if you are – the IURA is issuing a request for qualifications for a parking study. The project will include three major tasks: analysis of the current parking system; determination of possible scenarios of programs and actions for the future direction of the parking system that are financially sustainable; and preparation of a strategy and an implementation plan, with estimated costs and a schedule. TLDR; look at existing operations, describe future directions (ten year period), make parking-related recommendations and implementation recommendations. Knowledge of transportation demand management and experience with designing strategic initiatives to handle parking needs will be a big plus. Submission packets due April 12th to Director of Parking Pete Messmer, more info at the end of the agenda packet here.

4. Quick note – the North Campus housing proposed by Cornell was modified slightly at the request of city boards. The new design adds “break points” in the facade to activate the central wings of the buildings and make the building masses seem less imposing. The general massing and material choices remain unchanged.

5. Mid-sized Collegetown landlords Greg and Mataoula Halkiopoulos (of Matoula’s Houses) have decided to renovate a decrepit 19th century carriage house at the rear of their property at 214 Eddy Street, and turn it into a three-bedroom, 839 SF rental. 214 Eddy is in the East Hill Historic District, so the design, by local architect John Barradas, will need to be approved by the Ithaca Landmarks Preservation Commission. It looks like a practical renovation, respectful of the carriage house’s form but also with a modern touch. Early Design Guidance will be offered at the March ILPC meeting, and any decisions on a Certificate of Appropriateness are still a few months out.

6. There have been some major changes to the Perdita Flats plan at 402 Wood Street. Previous version here. For one, it now has frontage on Fair Street and will have a Fair Street address. The building and garden have been re-positioned, the footprint reduced slightly (38’x36′ to 36’x36′), larger porch, modified exterior cladding materials, and the driveway has been removed at the Planning Board’s suggestion. The building remains 4 units and 7 bedrooms, and STREAM Collaborative penned the redesign.

The wood shiplap siding and standing-seam black metal siding are a bit of an acquired taste, especially with the wood oiled or left to grey naturally. But the house is still planning to be a net-zero energy showcase of what can be done with environmentally sustainable multifamily housing, and that’s the real statement to developers (Courtney Royal and Umit Sirt) are trying to make. The owners will be applying for incentives from the NYSERDA Low-Rise Residential New Construction Program and are hoping to attain the Zero Carbon Petal of the Living Building Challenge.





News Tidbits 3/10/19

11 03 2019

1. Next Tuesday, Tompkins County is planning to present a “progress report” on its study on whether or not to buy 408-412 North Tioga Street and redevelop the site. First, let’s not be coy – Tompkins County isn’t really considering any other sites, and staff and officials are pretty strongly inclined towards purchase of the vacant site.

That doesn’t mean they want to tick off the city in the process. It looks like a few different configurations are being considered, but the plans crafted by HOLT Architects essentially call for a new 3-story, 37,000 square-foot building (10,500 SF floor plates with basement space) to replace the 11,000 SF 1950s office structure on the site, restoration of the 19th century building at 408 North Tioga, at least 27 parking spaces in an internal lot, and the selling of land along Sears Street for the construction of two, two-family homes. The county has been in talks with potential developers for those homes, which are likely to be affordable housing since they’ve been in touch with INHS as well as an undefined “others”.

The county has to make its decision by next month, and while there are no hard plans, chances are looking good that the county will be buying the property. A bit more mild speculation off that, I’d wager HOLT will have an inside track in getting the contract to design of the new office building, because they’ll already have an intimate familiarity with the site. While HOLT tends towards modern design, I’d imagine that an office proposal that borders a historic district, whether from their drawing boards or someone else’s, will be more toned town in an effort to fit into the neighborhood.

2. Although speculating is never a good idea, looking at the features of the Immaculate Conception School Redevelopment, I think INHS is in very good shape for getting a Planned Unit Development zone approved by the Ithaca Common Council. Right now, it’s 75 units of affordable housing, with four of those for-sale (if there are unit changes moving forward, it seems to be for more for-sale units and fewer rentals), ~5% will be enabled for physical handicap, ~15% set aside for a special needs group (previously homeless and units for the developmentally disabled is one idea being floated),  non-profit office space for family and childrens’ social services, protection of the Catholic Charities Building, sale of the school gymnasium to the city for use by the Greater Ithaca Activities Center, and changes to design (reduction of a floor and inclusion of a few larger 3-4 bedroom rental units) that demonstrate responsiveness to community concerns as well as transparency with its pre-application community meeting process. Probably the one thing that will remain a sore spot is parking, but this is within several blocks of Downtown Ithaca and close to existing community services, and

Reading down that list, there are a lot of community benefits involved with this plan, and honestly, I think this is exactly what the city hoped to achieve with the PUD Overlay District. The existing zoning would not be amenable to the design as-is, or to the office space alongside the housing. But INHS is putting something out there that appears to make the PUD review process well worth the city’s time and effort.

 

3. Here is the February redesign of the Arthaus Ithaca project by the Vecino Group. This is the 120-unit affordable housing project planned for 130 Cherry Street, a mostly industrial/post-industrial area that’s starting to see some major reinvestment as attention turns towards the waterfront and the new mixed-use zoning that makes projects like this possible.

I’ve already taken to Twitter to vent about this, but this is just a flat-out unattractive design. The windows are a tough reality of affordable housing – larger window areas raise utilities costs and construction costs, so affordable housing tends to have lower wall-to-window ratios. But the paneling, which can easily be swapped out for different colors and patterns, is just downright ugly. I know it’s a light industrial area, but faux-grunge/faux-decay is not a good look for affordable housing, whether “artistically-inclined” or not. Plus, it’s mostly whites and greys, which for anyone who’s been through a long, dreary Ithaca winter, knows that’s a very depressing combination. So, long story short, like the intended use/program, don’t like the “aesthetics”.

4. In the finishing stretch, the Hilton Canopy Hotel and City Centre have submitted sign packages to the city for approval. The Hilton has something called “Ezra”, ostensibly a nod to Ezra Cornell, but unclear from the submission if Ezra is the name of the hotel or something else; pretty sure the restaurant space was omitted late in the approvals process, so I don’t think it’s an eatery of some sort. Correction: per phone call from project representative Scott Whitham, they added a restaurant back into the plans late in the design process, so Ezra is the small in-house restaurant within the hotel.

As for City Centre, its signage for the Ale House, Collegetown Bagels and Chase Bank. Although two of three are cannibalizing other Downtown locations, the move comes with some benefits – it’s an expansion for CTB and the Ale House, and the Ale House is expecting to add 20 jobs, and CTB will likely add a few new positions as well. Chase is totally new, and if the average bank branch is 2,000 SF and 6.5 staff, it seems safe to assume that a 5,357 SF branch/regional office is probably 12-15 staff. Ithaca’s own HOLT Architects is engaged in some minor building design work and Whitham Planning and Design is doing the landscaping (including the heat lamps, string lighting and fire pits), Saxton Sign Corporation of Auburn will make the signage, Trade Design Build of Ithaca and TPG Architecture of New York will flesh out the interiors, and East Hill’s Sedgwick Business Interiors will provide furnishings. Clicking here will allow you to scroll through the interior layouts for the retail spaces.

5. Now for some bad news. The GreenStar project is in bad financial straits because the construction bids came in well over budget. As a result, they’re rebidding the construction contracts, and “value-engineering”, the dreaded “V” word. Deleted farm stand, deleted forklift shed, deleted some windows and awnings, cheaper siding, reduced Electric Vehicle chargers, smaller mezzanine, and reconfigured trees and dumpster areas at NYSEG’s request. These changes will be reviewed by the city Planning Board at this month’s meeting, and are likely to pass without much issue; it’s frustrating but no one wants to see GreenStar’s project fail.

6. A few interesting notes from the IURA’s Neighborhood Investment Committee meeting:

7. Here’s a project that was submitted the IURA for possible grant funding, but later withdrawn: the second coming of 622 West Clinton Street.

The first time around in 2016, applicant Jerame Hawkins applied to build an affordable, modular duplex at the rear of the property, but the plans weren’t fleshed out and secure enough for the IURA to consider funding. Since then, Hawkins has bought the property and is once again considering a partially-affordable duplex, this time an infill addition by local architecture firm Barradas Partners and construction by Rick May Builders. One unit would be 2 BD/1.5 BA and fair-market value (another way to say market-rate), and a 4 BD/1.5 BA targeted at 60% LMI. The request was $37,000 towards a $237,000 project. In my mind, the issue is the same as the old proposal – the LMI unit was officially limited to one year, which means he could make it market-rate afterward. The IURA would want more bang for their buck, and long-term affordability would be necessary for funding. Still something to keep an eye on in case Hawkins pursues it further.

8. The Amabel project is still being worked out, but there is movement. the plan for 31 units of sustainable for-sale housing has been beset with issues. The city of Ithaca is planning to sell land to New Earth Living to let the project move forward, but that sale is contingent on the politically distinct town of Ithaca’s approval. Back in the 1990s, when Southwest Park was designated for development, 26 acres of land was bought in the town of Ithaca as substitute park land. That includes the eastern third of the Amabel property, which was bought with the parcel on the other side of the Lehigh Valley Railroad, but not intended as park space. However, when the deed was written in 1999, it had a restriction saying that all 26 acres could only be used as park space. It now needs to get straightened out, with the town lifting the restriction on the Amabel subsection so that the sale can move forward, and hopefully, Amabel can finally get underway.

 





323 Taughannock Boulevard Construction Update, 2/2019

25 02 2019

The timber piles are in and the 6″ concrete slab has been formed and poured, thus completing the lion’s share of foundation work for the 323 Taughannock residential project. The orange tarp is to allow curing without snow or rain penetrating and potentially upsetting the curing process and damaging the concrete, and ituility connections poke out through the slab. As previously mentioned, this a modular wood frame, and the pieces will be framed and sheathed off-site by Benson Wood Products, and then assembled on-site by local firm D Squared.

An interesting little note from Matt Butler’s piece at the Times, Flash initially intended for a five-story design, but found it cost-prohibitive. According to co-developer Steve Flash, “(w)hen we did soil samples and had a system for a five-story building, the costs of the foundation were too much for the number of units we could create. That might be different in a larger project where you could spread the costs out a little bit […] None of it was a surprise, we knew it going in […] We knew what we were getting into. It’s a challenge.”

To be a little more explicit, the larger the building, the heavier it would be. Given the waterlogged soils, the heavier the building would be, the deeper the piles would need to be, and likely, the structure would be too heavy for the budget-friendly wood timber pile system. They would have had to use much more expensive steel piles. In general, building denser is going to be more cost-efficient, but if it creates a sudden jump in hard costs, then it’s not in that “sweet spot” for construction costs vs. revenue, and out of the realm of economic feasibility.

Anyway, look for the pieces for the eight townhouse-like units (a studio and 2-BR in each), to start showing up over the next several weeks. Completion is expected this summer.





Tompkins Center for History and Culture Renovation Update, 12/2018

28 12 2018

The new Tompkins Center for History and Culture is progressing towards its April 2019 opening. There’s not much to see from t he outside, since this is an interior renovation, albeit a major, to-the-studs renovation. Some non-load bearing walls have been removed and the interior has been opened up. Back in October, the History Center spearheaded a community effort, called “Moving History Forward”, to move its thousands of historical artifacts from their old location in Gateway Center to the new TCHC a couple blocks away. Not only did it engage the community (the move required 330 volunteers), it also saved about $40,000 in moving expenses.

According to the building permit from October, LeChase Construction is on board as the general contractor for the $1.8 million project. Although based out of Rochester, LeChase maintains offices throughout the state – the firm opened an office in Ithaca, but the company website does not suggest it’s full-service, if it’s still used at all. Most Ithaca work is overseen by the Syracuse office. Matco Electric Corporation of Vestal is in charge of electrical work and rewiring, Lansing’s DFM Mechanical is doing the plumbing, and Eagle Mechanical of Wolcott (Wayne County) is doing the general mechanical work. Local firm Hayes Strategy is serving as the construction project manager, and STREAM Collaborative is designing the interior renovation. New York’s Tessellate Studio is designing the new exhibit area within the renovated space, and some of those images are included below. From Tessellate’s website:

“The intent of the exhibits at the History Center in Tompkins County is to connect audiences to meaningful history and narratives about the past, present and future of the region through the use of interactive, immersive, media and object-based experiences. For this project, Tessellate designed a flexible series of modular Story Pods to work as a physical, visual, and technical system to accommodate current and future needs of the museum. This allows for an open floor plan, use of vertical space and height, dynamic header text/images, visitor seating, accommodating for groups, and the blend of physical, interactive and media design offered an optimal storytelling experience.”

Quick aside, Marchuska Brothers Construction was the county’s general contractor, Johnson Controls had the mechanical contract and Richardson Brothers the electrical contract for the initial renovation work. Not sure why there was a switch. The switch was because the History Center hired their own set of contractors for their buildout needs. From the architect, Noah Demarest: “The county owns the building so they had a contract to deal with some core facilities issues. Now the History Center is using their own contractors for the tenant build out. So it wasn’t a change, just the result of the open bidding process of two different entities working in the same space.”

A project description and development timeline can be found here.





118 College Avenue Construction Update, 12/2018

14 12 2018

This is another case of where the exterior of the building isn’t finished, but the interior is complete enough such that a certificate of occupancy may be issued. Visum Development has been advertising the units online, and they’re not cheap, $1200-$1300/bedroom. 118 College has 5 units, four six-bedroom and one four-bedroom unit. For that high-end price, they come fully furnished, and with washer/dryer, stainless steel appliances, microwaves, dishwashers, quartz countertops and private balconies. Wi-fi is including in the rent, and tenants can use the fitness center and media lounge at Visum’s property at 201 College at no extra cost. The units are all smoke-free, which might seem quirky to older readers, but it was already pretty common by my Cornell stint in the late 2000s. Interior photos can be found here. This one moves into the “complete” column on the Ithaca/Tompkins County project map.

The yellow fiber cement siding really makes this building pop. The basement-level is finished with stucco mixed with Sherwin-Williams (S-W) “Sawdust” paint, the first level is a combination of Belden face brick (Belcrest) and S-W “Truepenny” fiber cement clapboards, more fiber cement clapboard on the mid-section in S-W “Overjoy“, trimboards, balcony trim and window casing colored S-W “Svelte Sage”, black window frames, stucco (in S-W “Favorite Tan”) with more fiber cement trim and frieze boards on the top level, and the pyramidal roof caps will be standing seam metal, Pac-Clad “Aged Copper”.

As a related, humble opinion, the bamboo siding on 201 College is not ageing gracefully. The rain shadows just don’t reflect well for a luxury building. Also note the Lambo Huracan. 99% of the Lamborghinis I’ve seen in my life have been in architectural renders with no hope of matching such opulence in the final product. At $200k, that car is worth as much as a well appointed, local starter home.

210 Linden Avenue is, like 118 College, still finishing up on the exterior work, but further along. The landscaping won’t go in until the spring, which given the winter weather, is probably when the building will be truly complete.

All the building designs and eventual landscaping designs are courtesy of STREAM Collaborative, and the construction itself is the work of Romig General Contractors.

 





323 Taughannock Boulevard Construction Update, 12/2018

3 12 2018

Some projects have clear, concise histories. This is not one of them.

323 Taughannock started off in the summer of 2014 as a $3.5 million, 23,000 SF mixed-use building with ground-level office, 18 covered parking spaces, and 20 apartment units on the three stories above (total of four stories, 50′ height). The firm proposing the building was Rampart Real LLC, managed by local lawyer Steve Flash, who partnered with businesswoman Anne Chernish to develop the plan.

Flash had long had an interest in Inlet Island. He was an original co-owner of the Boatyard Grill restaurant on the island, and is an owner and co-manager of the nearby Finger Lakes Boating Center. In 2007, he sought to build a five-story condo/hotel on Inlet Island, and was shot down. If you think Ithacans are opposed to development now, take a look at the previous link. Current affairs don’t hold a candle to how anti-development the community and many local elected officials were for much of the 2000s. But Flash continue to scout out opportunities where he might be able to do something in time. He picked up the vacant, rundown former bar at 323 Taughannock Boulevard for $280,000 in July 2011.

The apartment plans, which were designed by STREAM Collaborative, were reviewed, revised, and approved by the city. Although the original plan was to build the apartments out from January – August 2015, the project had been unable to move off of the drawing board and into reality due to cost concerns related to “parking, soft soil, and relatively tight space,” according to Flash. Being on the waterfront means that the soils have a high water table and are easily compressed, making multi-story construction difficult. The challenges faced with the apartment building were complicated by the proposed first-floor parking, which posed constraints on the building’s structuring, and raised construction costs beyond feasibility. Long story short, although the approvals were in place, the cost projections became too steep for the developers to follow through, and the site sat quiet.

With the original plan no longer feasible, a replacement development plan was submitted in December 2016. This was a proposal for eight for-sale townhouses. Totaling 20,174 SF it’s effectively 16 units in eight townhomes – the first floor will consist of 8 studio type apartments that could also be used as commercial space. The second and third floors, which have separate entrances, will be occupied by 8 townhome style 2-story units. The original idea was that they could be live/work spaces, or that renters would live in the studio units and their rents would help cover the mortgages of the townhouse owners. Offhand, I remember they were to be in the upper 300s to low 400s price range.

The general aesthetics of the design remained the same – as with the apartments, the for-sale townhouses are being designed by local architecture firm STREAM Collaborative. The facade “features historic and contemporary elements of rustic bricks, steel, traditional clapboard siding, and window casings”, per STREAM’s website. Five of the townhomes are larger – 645 SF studios with 2 bed/2 bath 1,608 SF units above, for a total of 2,253 SF in the “Unit A” townhouses. “Unit B”, with three examples, is a little smaller, with 514 SF studios and 2 bed/2 bath 1,384 SF upper-level units, for a total of 1,898 SF (the IDA application shows slightly different square footages for each unit, probably due to design revisions). Four units will have private elevators. The property will be landscaped and include eight on-site parking spaces with access to nine more next door. The public will have access to the waterfront on a paved promenade.

During this second round of review, 323 Taughannock received some visual tweaks. Gone are the cute sprial staircases leading to the waterfront, and in their place are more standard treatments. The group of five had their balconies moved from the second floor to the third floor. The changes on the front are more subtle, with the window fenestration now centered on each unit, and the front doors rearranged (old version here). Overall, the design was still roughly the same, the changes were only in the details.

The second set of reviews did get drawn out a bit because the project was caught up in the city’s TM-PUD affair, their fight to keep the Maguires from moving forward with their dealership at Carpenter Business Park. But the design fit zoning and was in line with the city’s desire for a more active, denser waterfront. The project was approved in May 2017.

Six months later in November, Flash and Chernish sold a $203,000 stake in 323 Taughannock plan to Arnot Realty of Elmira, who own the Arnot Mall and some commercial and multi-family properties in the Elmira/Horseheads area. As 323T LLC, the new joint venture gave Arnot a 75% stake to Flash and Chernish’s 25%, meaning Arnot is now the primary developer. For Flash and Chernish, it gives them a much bigger partner with experience and connections to contractors; for Arnot, it gives them a toehold in the burgeoning Ithaca market, their first step into the city.

One of the decisions made in this change of ownership was that the units went back to being rentals – very expensive rentals, to the tune of $3,400-3,500/month for the upper-level units. By HUD guidelines, that’s affordable to someone making $140,000/year. The studios will go for $1,400-$1,500/month. Seeking a ten-year tax abatement, sales tax exemptions and mortgage tax exemptions proved to be the most controversial part of this project, and to be fair, it’s a tough sell from a public relations perspective to say your ultra-luxury units deserve a $605,855 tax abatement. But the IDA decided that the long-term property tax increase would be worth it, and the project could potential spur development elsewhere on the island and the West End, and granted the exemptions in January 2018. One of the people who raked the developers and the IDA over the coals was Amanda Kirchgessner, back when she was a well-meaning citizen and before she became a highly controversial state senatorial candidate.

Tompkins Trust Company has lent the development team $4.061 million to finance work on the 16-unit townhouse project on Inlet Island. 323 T LLC partner equity was expected to be $1.153 million at the time of the IDA application, but that may have changed, since the bank loan was only expected to be $3.461 million at the time – total project cost was $4.615 million.

Ithaca’s Taitem Engineering is in charge of mechanical, electrical, plumbing, and structural design services. The builder looks like a newcomer – Benson Woodworking Company, working with applicant contractor D Squared Inc. (Doug Boles and Doug Dake) of Lansing. Benson’s primary work is as a modular and timber-frame builder for properties in and around southern New Hampshire where they’re based. With 323, the wood-frame wall system will actually be framed and sheathed off site by Benson, and transported over to be assembled by D Squared like pieces of a puzzle. The modular approach potentially saves on materials and labor costs makes the construction itself more energy efficient, and may make the logistics of the construction site easier to manage. The plan is to have the project be “nearly net-zero”, meaning it’s efficient in its energy use, and close to having all of its energy needs met by renewable sources (the project will be powered by an off-site solar array). For the record, yes it will use heat pumps.

Taitem also designed the rather unusual timber-based pile system deployed at the project site. The project itself is relatively light as building go, but because of the waterlogged soils, a deep foundation is still required for structural stability. Instead of heavy-duty steel, treated timber can do the job for a fairly modestly sized project like this, an affordable, lighter-load alternative. As long as the timber isn’t exposed to high levels of oxygen (open air, there isn’t enough dissolved in groundwater), they can last for hundreds of years. You can see the piles in the photos below, and watch the pile driving process in the embedded Twitter video courtesy of Ithaca second ward councilman Ducson Nguyen. All the piles are in place, and a 6″ concrete slab will be formed and poured over the top.

Construction is expected to take about eight months, roughly placing a timeline for completion at summer 2019.

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