Milton Meadows Construction Update, 9/2019

9 09 2019

The buildings are not yet complete, but Milton Meadows is accepting applications for its 71 units (the 72nd is for an on-site manager). Income qualifications are 50-80% of area median income with first preference to veteran’s; specific on the income levels, monthly rent and associated details can be found at the end of this post, and online on the NYS Homes and Community Renewal website here.

The initial application round was from June 9th to July 9th, and applications were selected by a housing lottery. What that means is that once applications are gathered, those that qualify are put in random order and given a log number. From there, the developer begins the review process starting with the lowest log number as well as any preferential applicants. The lower one’s log number is, the more likely one is to hear back from the lottery. If there are any units remaining after the lottery is complete, those will be filled with later applications. If they’re all full, then applicants will be hanging out on a waiting list. That could be a few months, or longer. INHS has been known to take a couple years to make it all the way through its backlog for its more desirable unit sizes and locations.

The nine apartment buildings generally progressed in the same order as their addresses. 1 Robin’s Way (42 Auburn Road), the community center, is essentially done. 2 Robin’s Way, the southeast corner building with eight 1-bedroom units, will be ready for occupancy by the end of the month. In this southern portion, the lighting and sidewalks have been installed/poured and even the grass seed has been laid. From there, buildings go backwards in the construction timeline – vinyl siding (probably Certainteed), a couple varieties of housewrap (Tyvek and a second blue-faced material), window and door fitting, and framing. 10 Robin’s Way, another building with eight 1-bedroom units, is just getting its shingles attached to the roof, and is otherwise fully framed but not much further along than that. 10 Robin’s Way will be ready for occupancy in the December time-frame, about three months later than first anticipated.

To give an idea of the visual differences between the building configurations, which come in eight one-bedroom, eight two-bedroom and eight three-bedroom flavors, the first photo shows a three-bedroom building on the left, a two-bedroom building in the middle, and a one-bedroom building on the right.

One kinda wishes they had gone with a more visually interesting color palate for the vinyl siding, which is two shades of grey and a tan, but chances are, it was whatever they could get that was durable and cheap in bulk. The early renders showed a different if still soft color palate.

Also in progress is the realignment of Woodsedge Drive with Louise Bement Lane, to make them a proper four-corner intersection. This is being paid for with a $75,000 state grant with in-kind labor from the town.

 





Milton Meadows Construction Update, 2/2019

24 02 2019

Out to Lansing for this latest addition to Tompkins County’s deeply underserved affordable housing market.

Here are the spark notes: Milton Meadows, a project by Cornerstone Development Group of Rochester, is a 72-unit, $17.3 million affordable housing complex in the Lansing Town Center consisting of ten buildings, nine eight-unit apartment buildings and a community center. 71 of the units will be set aside for individuals making 50-80% of area median income, and the last unit is for a live-in property manager. Veterans who meet the income guidelines will get preference in the application process. The project will use electric heat pumps and be built to LEED Silver standards.

Now for the in-depth. This apartment project, to be built on 13.5 acres, is the first development to get underway at the 156-acre Lansing Town Center, across from the town hall and near the intersection of Triphammer Road and Route 34B. This location comes with its pros and cons – the pro is, the town’s pretty keen on getting the land developed into a tax-generating, mixed-use environment, and has been generally supportive of development in this area, even though it dropped the ball with the first attempt several years ago. The con is that Milton Meadows is the only project underway, and looks to be the only project underway for some time yet. That means there is not much nearby- the Lansing Market the town library, a gas station, and a few other homes and small businesses.

This puts up in the affordable housing conundrum. It’s easier to get approval in rural areas where there are fewer neighbors, but it also isolates residents from needed goods and services, and often forces them to own and maintain a car, which makes living in these developments on the suburban fringe that much less affordable. However, when your alternatives are Trumansburg residents advocating the village seize land through eminent domain to prevent affordable housing, or going through the wringer down in Ithaca, one can understand why something this far out in Lansing might have some appeal.

This project is a little hard to follow through Google, because its name changed three times. It debuted as Lansing Commons in August 2017, changed to Lansing Trails in September, and then to Milton Meadows a few months later. Milton was actually the original name for Lansing, indirectly – Milton was changed to Genoa in 1808, and Lansing was split off from Genoa in 1817, the same year Tompkins County was established. It’s worth noting that “Lansing Commons” is the name of the housing development at the end of Woodsedge Drive, and “Lansing Meadows” is already taken.

For the sake of pointing it out, there was plenty of opposition here. The chairman of the town of Lansing Planning Board, typically one of the easiest boards to get approval from in the whole county, voted against the customary declaration of lead agency on the affordable apartment complex The reasoning was a fear that its lower-income occupants would create more crime. More appropriate commentary was made about taxes and increases in student enrollment. The chairman recused himself from further discussions after that outburst. Town supervisor Ed LaVigne has spoken in favor of the project as needed workforce housing by a responsible developer and property manager, and the project was approved last November.

Substantial funds were awarded by the state in May, and Cornerstone paid the town $337,500 for 22 acres at the end of October (for the approved phase and potential second phase). Construction work began in December.

Plans for a second phase of 56 units were shelved during the review process; Cornerstone can always revive it later, but it will be a second approvals process if/when that time comes. The reason for this was to provide space for the on-site sewage treatment field. The project will eventually hook into the town sewer when built, which will allows plans for the second phase to move ahead, expected in 3-5 years.

Gross rents (rent plus utilities) will range from $680 to $1,400 a month, with 64 units for households with incomes 50 to 80 percent of the area median income ($29,500-$47,200/year for a single person, $33,700-$53,900 for a two-person household). The remaining units are expected to rent at market rate. Along with veteran’s preference on all available units, five apartments will be set aside for veterans with physical disabilities. More specifically, expected rent ranges are $680 to $750 for one bedroom units, $835 to $850 for two bedroom apartments, and about $950 to $1,100 for three bedrooms. Market rate units may rent as high as $1,400 for a three bedroom unit.

Nine of the structures will be apartment buildings ranging from 6,600-10,200 square feet (SF), with 8 apartment units apiece. The buildings are designed so that all the units in a structure are the same size range, so all one-bedroom buildings (4), all two-bedroom buildings (3), and all three-bedroom buildings (2). The last building would be a 3,100 SF community center with a computer room, laundry room and gym. Also included are 139 parking spaces, a community garden, sidewalks, playground, and stormwater management facilities. SWBR Architects of Rochester is the architect. Cornerstone and its general contractor, Taylor the Builders of Rochester, have deployed this design in other towns, so they have a familiarity with the design, which allows for more efficient deployment of labor and a higher fit and finish because they know the design’s quirks, and where they’ve had issues in the past. Passero Associates served as project engineer.

As it often is for affordable housing, the financing comes from a variety of public and private sources. The project is supported by a NYS Homes and Community Renewal award of federal low-income housing tax credits (LIHTC) that generated about $9.9 million (from $5.1 million in credits; quick rehash, LIHTCs are sold to banks and similar financial institutions so that they get the tax credit, and the affordable housing developer gets the money they need to move forward with a project), and a $4.05 million loan from the Housing Trust Fund. The Community Preservation Corporation is providing a $2 million permanent loan through its funding agreement with the New York State Common Retirement Fund. Additionally, the Tompkins County Community Housing Development Fund is providing $256,875; NYSERDA is providing $63,200; and private firm Column Financial is providing a loan of $850,000.

Separately, Woodsedge Road, just to the south of the project, will be reconfigured to make a four-way intersection with the development. This is a $75,000 grant with in-kind labor from the town.

Site grading and prep work is currently underway at the project site. The access road is crushed stone for now, the asphalt planned are closed for the winter season. It will be paved in the spring, and christened “Louise Bement Lane” after the longtime town historian. The access road will be built by Cornerstone to town standards, and deeded over to the town for public use after the apartments have been finished. The internal road for the apartments will be Robin’s Way, after Robin Rubado, Cornerstone’s Vice-President of Housing. The prep for the interior roads is underway, but it will not be paved until most of the buildings are built. The first buildings will be opened by the end of June, with full occupancy by the end of September 2019.

More formation about the Milton Meadows project canbe found here.

The Frances Apartments in the town of Sweden, a nearly identical design.





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.





Harold’s Square Construction Update, 9/2018

29 09 2018

With the Commons Playground issue seemingly settled, the Harold’s Square project continues to rise on the Commons (more specifically, 133-139 East State Street). The full floor area has been built out for the first and second floors, the third floor is partially assembled, and a few steel beams and joints have been erected for what will become the fourth and fifth floors. Note that the floor plate will only cover the full footprint of the building for the lowest four floors – the fifth has some modest setbacks from the Commons to create the impression of multiple structures and break up the massing, while floors six through twelve are the tower portion, where most of the apartments will be located.

Granted, the south views from those apartments are likely going to be for only a limited time. The two proposals that have garnered the most positive feedback and initial scoring for the Green Street Garage Redevelopment are the Vecino proposal and the Visum/Newman proposal, each of which calls for a tower similar in height to Harold’s Square. My impression is that, if forced to advocate for one or the other, the Harold’s Square development team might be slightly warmer to the Visum/Newman proposal because it provides for a wider alley between the buildings as well as aesthetic improvements to that alleyway.

Quick aside, in pitching the Little Commons proposal for the Green Street Garage, I had a mixed reaction to the IURA submission. The elephant in the room was always that whatever design he and his partners submitted would be sufficiently short so that the Harold’s Square owners (L Enterprises and McGuire Development) would retain the ability charge a premium for the upper-story units in the market-rate Harold’s Square building. The proposal’s website, which STREAM Collaborative put together, does a very good job stepping around that and emphasizing other potential benefits of a modestly-scaled structure. The written submission, however, stated the importance of protecting the Harold’s Square viewshed, which is readily recognized, but maybe not something that should have been explicitly acknowledged, because it could easily be twisted and rub reviewers the wrong way – “views are only for those with deep pockets” or “catering to the wealthy tenants next door”. It’s the kind of comment that reads better to developers than to the general public, and my personal take is that, however true, they just shouldn’t have brought it up.

Anyway, as seen in the Harold’s Square photos, once the structural steel is laid out, the corrugated steel decking is attached and a rebar mesh laid atop the decking for the concrete pour of the subfloor. As with foundations, the mesh provides stability and strength to the concrete as it cures. The openings between floors are for elevator cores and stairwells. The skeleton will rise at a fairly quick pace given the effort to take advantage of the relative meteorological calm that early fall provides, but I don’t see anything on the project website that indicates a ballpark estimate of when topping out might occur – the crane isn’t expected to be down until March, if I have my notes right, and after that happens, the structure should be closed up enough / far enough along with exterior work such that the Commons playground can be returned to active use. A mid-2019 opening is planned; no word on potential commercial tenants on the lower floors.

The WordPress for the project can be found here, and the Ithacating project description here.





News Tidbits 7/21/18

21 07 2018

1.. I rarely check in on Groton, but here’s an interesting little rehabilitation. Back in August 2017, I noted that a historic village church at 113 Church Street was for sale. The buyers last February were David and Delsy DeMatteo, who own and rent out a number of Groton-area properties. The DeMatteos appear to have submitted and received approval for a plan to renovate the structure into a 12-unit apartment building, replacing the religious-turned-commercial space with ten apartment units (two units already exist). From the look of it, the ten new units would consist of eight one-bedroom and two two-bedroom units. The plan was approved in late fall when the DeMatteo likely had a purchase option on the property, and the sale closed on February 8th. Always nice to see new life breathed into a place that played a role in the lives of many.

2. Over in Dryden village, the second phase of the new Rite Aid-turned-Walgreens development site is being marketed. Great Dane Properties is touting 5,700 SF of space for lease, with a drive-thru option should one desire it. The spec site plan can be seen here – the render above is likely the north elevation. Early conversations stated a 3,800 SF restaurant space (typical for a fast food /chain coffee shop), 1,900 SF of other retail space, and 33 parking spaces, but the plan is vanilla box, meaning minimally finished interior – it’s a shell with the exterior complete and all the utilities are good to go, but the build-out of fixtures, finishes and partitions is up to the tenant. A second commercial real estate posting suggests a 2019 build-out, though it’s more likely based on the ability to secure a primary tenant.  That listing also floats a hotel as another possible use of the location.

The first post came from Craigslist, which as a matter of personal opinion, that seems a bit unbecoming for high-value commercial listings, and may not effectively reach the target market of business owners and RE corporate development teams. You’re trying to fill 5,700 SF of new retail space, not sell Grandma’s old couch.

3. Also in Dryden, plans for a new veterinary office building at 1650 Hanshaw Road. Existing site plan here, proposed site plan here, elevations here. It’s not a particularly large project – a one-story metal building 4,800 SF in size, with revised landscaping 14 new parking spaces. The new building would go in front of the existing building on the property, so not much in the way of site prep required. The plans are being drawn up and led through review by local architect George Breuhaus.

4. It looks like the gut renovation and expansion of 1020 Craft Road is complete. The $1.88 million project involved taking the existing 10,500 SF car dealership-turned-industrial building, tearing out everything except the support beams, and fully rebuilding the interior along with constructing an additional 4,400 SF of space. Three commercial office spaces were completed, and it appears Cayuga Medical has leased two of the spaces for medical offices. The project was developed and built by Marchuska Brothers Construction of Binghamton.

 

5. Speaking of renovations, it looks like someone is interested in the former Tau Epsilon Phi house at 306 Highland Road in Cayuga Heights. The plans show 15 “units” and potentially up to 48 beds, which sounds like a group living situation, but the plans do not identify the developer. The first phase would involve exterior and interior renovations for 36 beds in the 3,400 SF building, enclosing the side porch and constructing a small addition on the southeast face to create a new entrance. A second phase is shown in the documents that would seek a 1134 SF, 12-bed addition at what is currently the front entrance of the early 1960s building, the east facade. It was previously noted that 306 Highland was for sale for $1.385 million, which was steadily reduced to $1.025 million before being taken off the market at the start of June. The village will begin site plan review of the project at its Planning Board meeting on July 23rd.

6. On to Lansing. Here’s a little more about the Hillcrest Tiny House project -memo here, application here, drawings by architectural firm SPEC Consulting here,  . The five homes would be built on 16 Hillcrest Road, a parcel split by Hillcrest Road where it intersects with Warren Drive – the developer is the home owner who lives on the other half of the parcel, south of the intersection. The triangular northern piece would host the rather traditional-looking cottages, which would be one-bedroom units, about 450 SF each, and have two parking spaces apiece. The land is zoned industrial/research, which allows commercial and industrial uses – the owners argue that its location on the west side of Warren Road near other residential development along Hillcrest means that a commercial or industrial use would be out of character.

One could make an argument that this is desirable in that their small size would help address the  middle-market for housing demand, which has been lacking in new options, resulting in existing options being pressured upward in price. The project would cost about $200,000 to build and the owner/developer estimates two months to build each cottage, though it’s not clear if construction of each cottage would be concurrent, or one at a time.

Quick side note, Milton Meadows has submitted a construction plan for the new access road in tandem with the town’s realignment of the Woodsedge Drive/Route 34 intersection. Taylor the Builder, the general contractor for the project, is planning for November 2018 – September 2019 for the 72-unit affordable apartment complex.

7. Urban Core LLC has started exterior demolition and reconstruction work for the Press Bay Court project. I’ve been waiting to officially move this into the construction column for a while, could never quite be sure when walking past – the full rundown and description of the project can be found in the October introduction here. To quote part of it:

“What Urban Core’s latest plans would do is expand that “experiential” micro-retail mix eastward towards the corner of Green and Cayuga Streets, the Commons and the downtown core. The parking lot in front of D. P. Dough would be converted into a plaza much like Press Bay Alley’s, and the first floor of 108-110 West Green would be renovated into 5-8 micro-retail units facing the new plaza (the Green Street entrances would be retained), with 320-2200 SF per unit. The second floor would be renovated into four below-market rate one-bedroom apartments with 510-660 SF of living space, and the exterior masonry would be cleaned and repaired. The hawk mural will be preserved. New signage, bike infrastructure, curbing, sidewalks and a parklet are included in the plans. The total square footage in phase two is about 9,000 SF.”

8. 105 Dearborn has received a construction loan to move forward. The 10,930 SF, 12-bedroom, 16-person high-end skilled care facility will cost $4.2 million to build according to the loan filed this Friday the 20th, and over the next year it’ll slowly take form on what is now a vacant corner in leafy Cornell Heights. Bridges Cornell Heights will run the facility, and add a handful of news jobs as a result of the new addition. Tompkins Trust Company is the lender, and the historically-inspired design was penned by Rochester-based Bero Architecture.

7. Looks like a fairly interesting monthly meeting ahead for the Ithaca City Planning Board. Here’s the agenda:

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

3. Subdivision Review

A. Project: Minor Subdivision 6:15
Location: 508-512 Edgewood Place
Actions: Determination of Environmental Significance – Consideration of Preliminary and Final Approval

This subdivision at the end of a private street in the East Hill neighborhood would re-subdivide a double lot that had been consolidated after the original house burnt down in the late 1930s. Any news structure on the newly created .326 acre lot would be subject to Ithaca Landmarks Preservation Commission design review. No specific plans are on file.

4. Site Plan Review

A. Project: Stewart Park Inclusive Playground 6:30
Location: Stewart Park
Applicant: Rick Manning for the City of Ithaca
Actions: Consideration of Project Changes

Project Description: The project was approved by the Planning Board on March 27, 2018. The applicant is now requesting project changes, including relocation and redesign of the bathrooms and parking area, and layout and programming changes to the overall playground.

The bathroom building was to be combined with a pavilion, but that proved to be expensive and the playground architects had bad experiences with the original structural supplier, so local architecture firm STREAM Collaborative stepped in to design a separate 24′ x 24′ bathroom building with utility rooms and storage space. The pre-school playground and sand garden were moved, the splash pad tweaked, some swings were added and the adult wellness area was deleted for this initial buildout.

B. Project: Minor Subdivision & Construction of a Duplex 6:45
Location: 209 Hudson Street
Applicant: Jagat Sharma, architect, for Bia Stavropoulos, owner
Actions: Determination of Environmental Significance

Touched on this one a couple of weeks ago – the project was revised from two duplexes to just one, with three bedrooms per unit. Even development-averse councilwoman Cynthia Brock offered support for the plan (with minor aesthetic tweaks), which is about as good as one can hope for a green light to proceed. Note no approvals are planned because this has to go to the Board of Zoning Appeals for a lot size variance.

C. Project: Major Subdivision (3 Lots), Two Duplexes, One Single Family Home & Site Improvements 7:00
Location: 128 West Falls Street
Applicant: Ron Ronsvalle
Actions: Consideration of Preliminary and Final Subdivision Approval and Site Plan Approval

BZA gave Ronsvalle’s five-unit rental project in Fall Creek the all-clear. This project came up earlier this month in a previous news roundup – a five-unit infill project in Fall Creek, originally approved in February 2015, and revived now that the developer has found a way to continue working after a debilitating accident. Don’t foresee any issues here.

D. Project: North Campus Residential Initiative (NCRI)
Location: Cornell University Campus
Applicant: Trowbridge Wolf Michaels Landscape Architecture on behalf of Cornell
Actions: Intent to Declare Lead Agency

This will be huge – 766,000 SF of space for 2,000 student dormitory beds and associated program space, including a 1,200 seat dining hall. I’ll have more coverage next week. John Novarr favorite ikon.5 is the project architect.

E. Hudson Street Townhomes – 117-119 Coddington Road –Sketch Plan 7:50

One of this week’s new shinies. This project appears to be slated for a parking between two apartment complexes and across the street from the Elks Lodge just north of Ithaca College’s campus. Depending on how they reconfigure the existing parking lot, they could do a high single-digit or low double-digit number of townhomes. Zoning here is R-3b. Up to four floors/40 feet, 40% lot coverage, one parking space per unit of per three bedrooms (two spaces for 4-5 bed units). Lot coverage may end up being based on a subdivision, since this falls into the South Hill Zoning Overlay and no additional primary structures are allowed on a lot. The property has been owned by the Dennis family since 1979, but the developer may be someone else with a purchase deal on the subdivided lot.

F. Falls Park Project – 121-125 Lake Street – Sketch Plan 8:05

This would be whatever Travis Hyde Properties is planning for the former Ithaca Gun site on Gun Hill. I have been told this is “substantially different” from the earlier Ithaca Falls Residences plan. Assume residential. This was rezoned R-3a not long back, up to four floors/40 feet, 35% lot coverage, one parking space per unit of per three bedrooms (two spaces for 4-5 bed units). I would expect a fair number of units for a 1.42 acre property; the IFR plan was 45 units.

5. Zoning Appeals 8:10
#3102, 209 Hudson St., Area Variance
#3103, 216 University Ave., Area Variance
#3104, 737 Willow Ave., Area Variance




Cayuga View Senior Living Construction Update, 6/2018

21 06 2018

We can practically call this project complete – the first tenants move in on July 1st. Somewhere along the way, the number of units was reduced from 60 to 58, and it’s not clear whether those were one-bedroom or two-bedroom units (the initial breakdown was 48 two-bedroom and 12 one-bedroom units). No tenants have been named for the twin 1,340 SF retail spaces either.

Given that this was the last vacant high-density mixed-use parcel in the village of Lansing, it seems like they got a good project out of it. 58 market-rate units to seniors aged 55+ is a welcome addition the the Tompkins County market, especially as the retirement of Boomers only continues to grow (the market will create demand for another 70 senior-focused units per year over the next several years, as well as market-rate and affordable housing for those without specialized care needs). While not exactly an urban location, it is walkable to nearby shops and restaurants at Triphammer Mall and the Bishop’s Mall across the street, and it will have a bit of an active ground-floor presence through its small commercial spaces. 5% of the units will be built handicap-accessbile, but all will be handicap-adaptable, and the rooftop solar panels are a plus.

The project was built and developed by Taylor The Builders in conjunction with the Thaler Family. NH Architecture did the design work, and Cornerstone Group will manage the property.

Some cool aerial shots of the site can be seen here courtesy of Taylor and photographer Mick McKee. Interior photos of the nearly finished units and rental information can be found on Craigslist here.





Harold’s Square Construction Update, 4/2018

10 05 2018

Ithaca weather is not accommodating. Originally, the pour for the concrete slab was supposed to take place on April 3rd. It’s tricky, because this is a large footprint and the building is very heavy, necessitating a thick slab – 30 inches thick. That has to all be poured at once, without any potential interruptions like rain or snow, which can weaken the concrete as it cures (upsets the mix and water balance). That was rescheduled the first time due to winter weather, and was expected to take place on the 11th, which was rained out. 4/16 was also cancelled due to winter weather. Finally the concrete was able to be poured on the 23rd.

In the photos below, you can see some wood forms are still in place for smaller sections (entryway, lower right of site). The vertical concrete column bases are being poured (note the squares of vertical rebar in the sections yet to be encased), with steel plates atop the finished column to tie into the steel beams. The hole in the lower right (southeast) corner is for one of the elevator cores. Taylor the Builders will have this heading skyward in short order.