News Tidbits 7/4/19

4 07 2019

1. According to the village of Lansing Code Enforcement office, IJ Construction (the Jonson family) will be starting construction on another “6-plex”, or another six-unit string of for-sale townhomes on the southwest corner of the intersection of Bomax Drive and Nor Way. The units being completed now have sold at a decent clip, with two units sold and a third pending. I believe offhand they have to do streetscape / street lighting improvements before the other three can be sold.

In all probability, while the finishes and details will likely differ as they have in all of the townhome strings at the Heights of Lansing development, these will likely be 3-bedroom, 3.5 bath 2200-2400 SF units intended for sale in the upper 300k – lower 400k range. Previous units have included granite countertops, stainless steel appliances, electric heat pumps and other premium and/or eco-friendly features. Expect these stick-built units to be ready for occupancy sometime next spring.

Meanwhile, the Pizza Hut at 2301 North Triphammer Road is for sale, and the code enforcement officer had heard a rumor a hotelier was looking at it. However, at present, the 3,003 SF 1990s building is still for sale, with a listing price of $995,000. At 1.29 acres, the property could comfortably accommodate a 60-80 room hotel provided it was 3 floors, which is what the village allows. The more recent minutes suggest that the owners are looking for ideas, and that Pizza Hut will be calling it quits regardless.

https://platform.twitter.com/widgets.js

2. The proposed downzoning for the 300-500 Blocks of West State Street is being sent back to the Planning and Economic Committee for further revisions. The Common Council voted 8-2 (1st Ward councilors Cynthia Brock and George McGonigal opposed) to explore proposed amendments by councilor and 2nd Ward/State Street Corridor rep Ducson Nguyen. The amendments include maximum facade length, a hard limit on maximum footprint, and a 4 floor setback / 6 floor max vs. the 3 floor setback / 5 floor allowed.

3. Common Council also voted unanimously to support the INHS PUD for the Immaculate Conception Site. While some quibbles were had for more for-sale units and for larger apartment units for families (3 bedroom+ units are historically the hardest units to fill because of the limited number of applicants), the board expressed appreciation for the project on its merits and gave them the green light to go ahead with review by the Planning Board. The $17 million mixed-use project, which will include several thousand square feet of non-profit office space (the exact amount is in flux) and 78 housing units, is aiming for a Q4 2019 – Q1 2022 buildout, pending grant funding.

4. Also unanimous votes – a vote to support City Harbor’s funding application to the state for grants to fund the public proemande to be built at the development; the award of $70,000 in CHDF affordable housing grant funds to the 4-unit 402 South Cayuga Street for-sale townhome project by Ithaca Neighborhood Housing Services (INHS); cleanup of accessory dwelling code language and some law tweaks (not the same as infill), and a resolution to continue looking at a joint city-county police facility.

5. In potentially big news, thanks to a bipartisan effort of Democratic Assemblywoman Barbara Lifton and Republican State Senator Tom O’Mara, Tompkins County (and only Tompkins County) is now legally permitted to use county funds to support affordable housing development and preservation.

Here’s why that matters. Some of you might be familiar with the joint city-county-Cornell Community Housing Development Fund, which disburses a few hundred thousand dollars each year towards affordable housing projects, up to $400k for an owner-occupied project, and $300k for a rental, supporting the renovation or construction of 556 units since the program launched in 2009. A year might see $600-800k in grants disbursed.

Now here’s the caveat to the city and county contribution; it’s limited because those are federal and state grant funds. They were never allowed to fund a project directly, another government body was the middleman, and it takes time and effort to get those grant dollars back down the line. That slows down the development of affordable housing, and if the grants aren’t awarded for whatever reason, it could greatly curtail the CHDF, which creates the kind of uncertainty that developers seek to avoid, and less likelt to hash out a plan if they think the fund is ever at risk.

CHDF funds are often seed money; they’re hardly ever large enough to fund the development of an affordable housing project on their own. But the awarding of funds shows the community is interested in a certain project, and that development team can then pursue complementary (and usually much bigger) funding sources with a greater chance of being awarded grants. Typically, the funds aren’t disbursed until the project has all of its funding assured and is ready to go – for example, the county’s $100k portion of the $250k awarded to Lakeview Health Services for their 60-unit West End Heights projects in Round 16, is only being voted on to be disbursed now since the project has finally obtained all the funding it needs.

So what does this change mean? The county is expecting to have several applicants with affordable housing plans over the next few years, seeking up to $2.5 million in CHDF funds. Tompkins County is looking to put together a $3 million Housing Capital Reserve Fund with dollars from the county’s general fund, which could then be used as grant money to support infrastructure, development of affordable housing, studies to examine where it would best be built and make the greatest contribution (i.e. bang for the buck) and so forth. Potentially, this new fund that they are now to legally allowed to set up could assist in the development and preservation of another 400 units of affordable housing across the county.

6. On that note, the latest CHDF funding round appears to be a modest one; $80,000 to Habitat for Humanity for the construction of two new homes (30-60% area median income, or AMI) alongside the property under renovation at 1932 Slaterville Road in Dryden, $38,940 to INHS for the renovation of an existing house at 28 Crystal Drive in Dryden, which will sell to a family making 80% AMI and incorporated into the Community Housing Trust to keep it affordable, and $27,800 for an 80% AMI rental unit to be built in the back yard of 622 West Clinton Street in the city of Ithaca.

Quick update on the soon-to-be-built INHS apartment development at 203-209 Elm Street. They’re calling it “Cayuga Flats”. Sure, British English is hip/cosmopolitan, but there’s a bit of well-deserved eye roll. Also, play on words here, that site is by no means flat. The building two stories in the front, three in the back.

The project replaces 14 housing units of varying age and ownership, four of which were condemned because the foundation was crumbling, with a 12,585 SF, 13-unit apartment building containing ten one-bedroom and three two-bedroom units, in the 30-60% AMI range. The project cost for this development comes in at around $2.76 million and the design is by SWBR Architects of Rochester. Build out will take about 12 months.

On a related note, as INHS grows into a regional affordable housing developer, it will be tackling its second project outside of Tompkins County, a mixed-use project on a large vacant lot in the village of Watkins Glen. The project on Second Street will include 34 apartments for those making 47-80% county AMI, and a 7,341 early childhood education center on the ground level.





News Tidbits 6/23/19

23 06 2019

1. The good news in Lansing is that there’s a future for the power plant, though not as a power plant. The former coal plant would be reconfigured into a data center powered by renewable energy. Data centers use a lot of energy and have heavy energy loads, so old power plants are surprisingly suitable choices. The center’s computing power would demand about 100 megawatts at full capacity, according to reports, roughly equivalent to the power demand of 75,000 homes. They also produce large amounts of heat, so having a cold water intake from the lake comes in handy for supplying cooling systems. 15 megawatts would be produced on site, and the rest from off-site solar arrays. According to the Cayuga Operating Company’s memo, the conversion would provide $100 million in capital investments, 30 to 40 full-time jobs in the $40-60,000 range, as well as about 100 construction jobs.

In an interesting twist, the other plant slated to become a data center, in the town of Somerset in Niagara County, was the “Plan B” plant built after years or local protests and stonewalling shelved plans for a nuclear power plant in the town of Lansing near the Cayuga plant. The discovery of an ancient fault line near the Somerset site led to the operating company switching out its nuclear plans for coal. Suffice it to say, this data center plans also nullifies the plan to convert the power plant to a natural gas-fired facility.

While it’s a lower number of permanent jobs than the power plant (which was around 70 staff in 2016), it does provide a viable future for the town of Lansing’s biggest taxpayer, and comes as something of a relief in that regard. The county supports the proposal but the town is tabling support at the moment at the insistence of its Democratic bloc, which wants to ask questions at an informational meeting Wednesday before offering a voice of support. The state is not likely to support the plan unless the town has voiced support, so the vote is a rather urgent matter. It’s a bit tricky due to public notice guidelines, but the town board will hold a special meeting right after the presentation to vote on whether or not to support the plan.

For the record, the informational meeting is open to the general public – Lansing Town Hall at 29 Auburn Road, 6 PM Wednesday 6/26.

2. The bad news in Lansing is that the Lansing Meadows senior housing is in limbo. Unsurprisingly, the requested change from 20 to 30 units was considered a major change to the Planned Development Area. Developer Eric Goetzmann’s argument is that the 20-unit proposal proved too costly to build, and is seeking 30 units on roughly similar footprints. No dice, the IDA and village planning board would have to reopen their process to approve the changes, and the project is legally bound to be completed by the end of next July; another few months of review would cause it to miss that deadline.

Then came the latest proposal. Twelve units (four triplexes), just as originally intended when first proposed nine years ago. But the plan is clearly designed to be filled out with more units, the U.S. Army Corps of Engineers permits that required years to obtain have been left to expire. This too, would be a major change to the PDA, which is 20 units in 10 duplexes. A minor change would be shifting garages or marginal adjustments to building footprints. This is not minor.

This project has been before the planning board 57 times over the years and nine iterations. The village and the IDA have been very accommodating, from the unusual retail-building abatement for BJ’s, to the commercial space on the eastern end of the parcel, and all the residential changes over the years. I will be the first to acknowledge that some of the communities, Lansing village included, can be bureaucratically burdensome. But it’s time to point out that this developer is acting in bad faith. The village and the IDA have tried to make this work, bending over backwards to accommodate Goetzmann. He did not hesitate to get BJ’s built, which he sold in 2015 for a healthy $16.8 million. But the housing and the wetlands protection have always been afterthoughts, boxes checked in an effort to get that BJ’s abatement. It’s time that the village and IDA put their feet down and demand he either start building, or start making plans to pay back his tax abatement. The years of dickering have gone on long enough.

The concern is that by pursuing a clawback, the housing may never happen. But honestly, nine years on, is there an expectation that it will ever get done?

 

3. Sticking with bad faith for the moment – the IAWWTF proposal creates some uncomfortable questions. The first proposal was everything within a 1200 foot radius of the plant. The new one is everything west of Route 13 within that 1200 foot radius.

That doesn’t logically make sense. the prevailing wind direction for the offensive odors that the disclosure ordinance seeks to inform buyers and renters about? It’s NW-SE, due to a combination of storm tracks and the local topography, the hills create a channeling effect. Most of the areas covered under the new bounds aren’t in the downstream path of the winds, and odors carried by those winds.

Why were the established neighborhoods to the southeast of the plant left out, even if they are in one of the more prone locations? Officially, “because they’re already aware of the risks”, according to the explanation provided by the councilor spearheading the ordinance proposal, West Hill’s Cynthia Brock. That explanation neglects the fact that over time, tenants move and homeowners sell. As proposed, the cutoff is an excuse because existing homeowners in Fall Creek and Northside would have likely seen their home values and rental prices take a hit from her mandatory disclosure document, which another councilor described as “terrifying”. It would quickly lead to a lawsuit and the perception that Common Council is actively undermining the home equity and financial well-being of working class Northsiders and politically active Creekers. No other councilor on the committee would likely support the proposal in those circumstances.

So what does the IAWWTF disclosure ordinance impact as currently proposed? The revised version targets the Carpenter Park property, City Harbor, the NYS DOT site the county wants to have developed, the Farmer’s Market and a few other waterfront and near-waterfront properties. In general, mixed-use developments or potential developments that councilor Brock has regularly spoken out against.

This is being carried out on the auspices of health and welfare concerns, but as designed, the IAWWTF disclosure ordinance doesn’t adequately protect health and welfare, and appears to explicitly target waterfront projects councilor Brock dislikes. How would this withstand  the inevitable lawsuit filed by either the City Harbor developers, the Carpenter Park development group, or the county?

Literally and figuratively, this doesn’t pass the smell test.

4. Here’s a look at the Planning and Development Board agenda for next Tuesday. Apart from a one-lot subdivision for a new home at 243 Cliff Street, everything else is a familiar item:

AGENDA ITEM
1. Agenda Review 6:00
2. Privilege of the Floor 6:05
3. Approval of Minutes: May 28, 2019 6:20
4. Subdivision Review


Project: Minor Subdivision and Construction of a Single Family Home 6:25

Location: 243 Cliff Street
Applicant: Laurel Hart & Dave Nutter
Actions: Declaration of Lead Agency, Public Hearing, Determination of Environmental Significance

Project Description: The applicant proposes to subdivide the .36 acre site into two parcels and build one single family home. The subdivision will result in Parcel A measuring .152 acres (6,638 SF) with 66 feet of frontage on Cliff Street and containing an existing single family home and garage, and Parcel B measuring .218 acres (9,484 SF) with 97 feet of frontage on Park Road. The property is in the R-3a Zoning District, which has the following minimum requirements: 5,000 SF lot size and 40 feet of street frontage for single-family homes, 10-foot front yard, and 10- and five foot side yards and a rear yard of 20% or 50 feet, but not less than 20 feet. Access to the proposed home on Parcel B will be via a new access drive connecting to Park Road. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(2), and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11).

Project materials are available for download from the City website:
https://www.cityofithaca.org/DocumentCenter/Index/1028 (Site Plan Review)
https://www.cityofithaca.org/DocumentCenter/Index/1030 (Subdivision)

The property owners want to build a new home that will allow them to age in place; their current century-old home isn’t adaptable for the wheelchair accessibility they seek, but they want to stay in their neighborhood, so the plan is to work with local homebuilder Carina Construction to build a new modular unit (2 floors + partially built-out basement, 26’x28′ footprint) on a subdivided piece of their land. It’s a multistory home, but the upstairs can be converted into a unit for a live-in caretaker, and all their living needs can be handled on one floor. The home will be solar-powered. The new home, downslope from the existing house, will be accessed from Park Road.

5. Site Plan Review

A. Project: North Campus Residential Expansion (NCRE) 6:45
Location: Cornell University Campus
Applicant: Trowbridge Wolf Michaels for Cornell University
Actions: Consideration of Final Site Plan Approval

Project Description: The applicant proposes to construct two residential complexes (one for sophomores and the other for freshmen) on two sites on North Campus. The sophomore site will have four residential buildings with 800 new beds and associated program space totaling 299,900 SF and a 1,200-seat, 66,300 SF dining facility. The sophomore site is mainly in the City of Ithaca with a small portion in the Village of Cayuga Heights; however, all buildings are in the City. The freshman site will have three new residential buildings (each spanning the City and Town line) with a total of 401,200 SF and 1,200 new beds and associated program space – 223,400 of which is in the City, and 177,800 of which is in the Town. The buildings will be between two and six stories using a modern aesthetic. The project is in three zoning districts: the U-I zoning district in the City in which the proposed five stories and 55 feet are allowed; the Low Density Residential District (LDR) in the Town which allows for the proposed two-story residence halls (with a special permit); and the Multiple Housing District within Cayuga Heights in which no buildings are proposed. This has been determined to be a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B.(1)(b), (h) 4, (i) and (n) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(5)(iii) for which the Lead Agency issued a Negative Declaration on December 18, 2018 and granted Preliminary Site Plan Approval to the project on March 26, 2019.

Project materials are available for download from the City website: http://www.cityofithaca.org/DocumentCenter/Index/811

Cornell’s 2,079-bed North Campus Residential Expansion looks ready for final approval. Apart from some details regarding the planting plan and rooftop fans, there are no changes to report. Cornell would start construction shortly after approval is granted, with the first phase (sophomore housing, west/left) ready by August 2020, and the second phase (freshman housing, east/right) complete by August 2021.

B. Project: Arthaus on Cherry Street 7:05
Location: 130 Cherry Street
Applicant: Whitham Planning & Design

Actions: Consideration of Amended Negative Declaration of Environmental Significance, Potential Consideration of Preliminary & Final Site Plan Approval

Project Description: The applicant proposes an as-of-right five-story building approximately 63 feet of height with gallery, office and affordable residential space at 130 Cherry Street, on the east side of the Cayuga Inlet. The site is currently the location of AJ Foreign Auto. The program includes ground floor covered parking for approximately 52 vehicles, plus 7,000 SF of potential retail/office and amenity space geared towards artists’ needs. Building levels two through five will house approximately 120 studio, one-bedroom and two-bedroom residential units. The total building square footage is 97,500 SF. All residential rental units will be restricted to renters earning 50 to 80 percent of the Area Median Income. The north edge of the property will include a publicly-accessible path leading to an inlet overlook. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance § 176-4B(1)(k), (h)[2], (n), and the State Environmental Quality Review Act (“SEQRA”) § 617.4(b)(11).

Project materials are available for download from the City website: https://www.cityofithaca.org/DocumentCenter/Index/946

Project approval was delayed by a month because the city wanted to make sure that the Weitsman scrap metal facility wouldn’t pose any air quality risks. In a letter to the city, the firm doing the environmental work says the did some outreach to Ben Weitsman, and the Ithaca facility doesn’t do many of the processing, it just collects, sorts and transports the scrap metal out to other sites. Also, Weitsman states the facility will be be closing soon – it’s been rumored for a while that another mixed-use project in the works for the Weitsman site.

C. Project: Student Housing 7:25
Location: 815 S. Aurora Street
Applicant: Stream Collaborative, Noah Demarest for Project Sponsors Todd Fox & Charlie O’Connor
Actions: Project Updates, Review of FEAF Part 3

Project Description: The project applicant proposes a new 49-unit student housing complex (16,700 SF footprint) comprised of three buildings constructed on a hillside on the east side of Route 96B, overlooking the proposed Chain Works District. The proposed buildings will contain (2) efficiency units, (3) one-bedroom units, (10) two-bedroom units, (20) three-bedroom units and (14) four-bedroom units. Amenities will include a gym and media room, with access to an outdoor amenity space on the first floor of Building B, and a roof terrace and lounge on the fourth floor of Building B. The project site shares the 2.85 acre site with an existing cell tower facility, garages, an office and a one-bedroom apartment. Site improvements will include walkways and curb cuts to be tied into a public sidewalk proposed by the Town of Ithaca. Fire truck access is proposed at the existing site entry at the south end of the property, with a new fire lane to be constructed in front of the ends of buildings A & B at the northern end of the site. The project will include 68 parking spaces, as required by zoning. The property located in the R-3b zoning district. A variance will likely be required for a rear yard setback deficiency. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(1)(k), (n), (B)(2), and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11).

Project materials are available for download from the City website: https://www.cityofithaca.org/DocumentCenter/Index/982

At the last meeting, the board and the city planning director had issues with the facade materials and that given the small size of the units, the project was “too focused on profit” (generally it’s not a good idea to make these comments because of their subjective nature, but here they were qualified with the concerns over facade material and unit size). In the updated submission document, the design stays the same, and it’s not clear if the materials were updated. It does not appear the unit sizes were changed.

D. Project: Commercial Building – 3,450 SF 7:45
Location: 410 Elmira Road
Applicant: PW Campbell for Visions Credit Union
Actions: Project Presentation, Declaration of Lead Agency

Project Description: The applicant proposes to construct a 3,450 SF commercial building with a drive-through, parking area for 20 cars, a 940 SF amphitheater, and associated site improvements on the 1.56 acre project site. The site is currently vacant. The project site is in the SW-3 Zoning district and will likely require an area variance. The project is subject to the Southwest Area Design Guidelines. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(2), and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11).

Project materials are available for download from the City website: https://www.cityofithaca.org/DocumentCenter/Index/1019

This is the Visions Federal Credit Union branch proposal. Generally, the public reaction has been favorable to the plan, which includes an amphitheater for outdoor shows and events. The Voice article about the project is here.

E. Project: Immaculate Conception Redevelopment Project (Mixed Use Housing) 8:00
Location: 320 W Buffalo Street
Applicant: Ithaca Neighborhood Housing Services Actions: Project Presentation, Declaration of Lead Agency

Project Description: The project involves the renovation/conversion of the existing two-story former school building into a mixed-use building with a two-story addition along North Plain Street, a new four-story apartment building, (2) three-unit townhome buildings, (1) four-unit townhome building, the renovation/conversion of a single family home into a two-family home, and the renovation of the “Catholic Charities” Building. The overall project will contain 78 dwelling units with 127 bedrooms. Total increase in square footage on the site will be 49,389 SF, from 62,358 to 111,747 SF. 9,274 SF of new and existing space in the former school will be commercial use. Site development will require demolition of one wing of the existing school building and one single-family home. The project also includes greenspace areas, 45 surface parking spaces, and other site amenities. The property is located in the R-2b zoning district; however the applicant has applied to Common Council for a Planned Unit Development (PUD). This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(1)(k), (n), (B)(6), and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11).

Project materials are available for download from the City website: https://www.cityofithaca.org/DocumentCenter/Index/1016

INHS’s $25.3 million redevelopment of the Immaculate Conception School has had some design tweaks, but the general site program remains the same. The Planning Board will be seeking answers regarding energy use/sources, pile driving, and aesthetic impacts on the neighborhood/consistency with neighborhood architectural character.

 

F. Project: Carpenter Circle Project 8:20
Location: Carpenter Park Road
Applicant: Andrew Bodewes for Park Grove Realty LLC
Actions: Project Presentation, Declaration of Lead Agency

Project Description: The project seeks to develop the existing 8.7-acre vacant parcel located adjacent to Route 13 and off of Third Street. The proposal includes a 64,000 SF medical office; two mixed-use buildings, which will include ground-level retail/restaurant/commercial uses of 23,810 SF, interior parking, 166 market-rate apartment units, and 4,652 SF of amenity space; and a residential building offering +/-42 residential units for residents earning 50-60% AMI. Site amenities will include public spaces for residents and visitors, bike parking, transit access for TCAT, open green space, a playground, and access to the Ithaca Community Gardens. The project includes 400 surface parking spaces and an internal road network with sidewalks and street trees. The project sponsor is seeking a Break in Access from NYS DOT to install an access road off of Rte 13. The property is located in the Market District; however, the applicant has applied to Common Council for a Planned Unit Development (PUD). The project will require subdivision to separate each program element. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §1764(B)(1)(d), (i), (k), and (B)(6) and (8)(a) and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11).

Project materials are available for download from the City website: https://www.cityofithaca.org/DocumentCenter/Index/1014

Interesting note from Part 1 of the Full Environmental Assessment Form (FEAF) – the phased buildout. Phase one is Cayuga Medical Center’s new office building. It would start construction in the fall and be completed in Spring 2021. The mixed-use building would begin construction the winter of 2019-20 and take about 20 months complete (so, a summer/fall 2021 timeframe). The affordable housing is phase three, and contigent on an affordable housing grant from the state. Once awarded, it would take about a year to build out.

The updated site plan indicates more tree plantings throughout the site, and the addition of a playground and plaza next to the affordable housing structure on the northern end of the site.

5. Old/New Business: July PRC, PRC Meeting start time 9:00
6. Reports 9:10
A. Planning Board Chair
B. BPW Liaison
C. Director of Planning & Development

7 Adjournment 9:30





East Pointe Apartments Construction Update, 5/2019

26 05 2019

Quote: “The first 10-unit apartment strings are ready for occupancy in the 140-unit East Pointe Apartments complex on Bomax Drive in Lansing village. In the typical overwrought, florid language of press releases, Park Grove realty, the developer, states the “East Pointe Apartments offers residents a unique living option away from the compact noisy rentals of downtown Ithaca with comparable prices ranging for $1695 a month for a spacious one-bedroom to just shy of $2,000 a month for a three-bedroom unit,” with “luscious walk-up gardens”, granite counter tops, stainless steel appliances and wall-to-wall carpeted bedrooms with USB outlets.

As the photos make clear, the “luscious walk-up gardens” aren’t a thing just yet, though there were dozens of saplings stacked next to Bomax Drive, waiting to be planted. Rather unusually, the timeline of the project was moved up, from a Spring 2020 completion to a finish by the end of 2019. Glancing around the project site is like a step-by-step walkthrough of the construction process. First comes the excavation and slab foundation pour with underground utilities poking out in various pipes and tubes. Then comes from the wood framing, the felt papering of the roof, and the plywood sheathing and Tyvek wrapping. Next are the roof shingles and insulation, the rough-ins, the vinyl siding and fixtures. Once the trim boards are up and the cabinets, flooring and finishes are in, they’re just about ready for their new renters.”

***

Red boxes overlay townhouse strings that are largely complete from the outside. Green is framed and sheathed (plywood with Tyvek housewrap), but lacks exterior siding, trimboards and architectural details. Blue are townhouse strings where framing is underway. Purple boxes are strings that are undergoing foundation pours and utilities installation. Looking at the site and comparing it to the site plan above, it seems that the community center is actually to the east (right) of the entrance, so there likely going to be two townhouse strings to its left (west), one of which is largely completed and one of which is just a foundation slab at this point.

It appears they’re sticking to just the two color palettes (tan/blue and grey/yellow) and not using the third color combination from the rendering. Although the project states the first units are open for occupancy, it did not appear anyone was living there yet when these photos were taken earlier this month.

Here’s a full copy of the typically puffed-up press release, which appears to quote one of my previous Voice articles:

“Ithaca, New York (March 25, 2019) – East Pointe Apartments, the village of Lansing’s latest property development opens for residence off Bomax Drive in Ithaca, New York. The first apartments are currently available for occupancy.

East Pointe Apartments are in the heart of Lansing, New York – a rural community just North of Ithaca on the shores of Cayuga Lake. The new real estate development will help the historic village gain momentum into the twenty-first century. Rochester, NY developers and property managers, Park Grove Realty hopes to set a standard for luxury living within the community.

With 20 acres and 140 state-of-the-art new construction apartment units the Ithaca Voice rightly reports East Pointe Apartments as, “…one of the largest projects the village of Lansing has seen in many years.”

Lansing’s multi-million dollar property development project will include 42 one-bedroom units, 84 two-bedroom units, and 14 three-bedroom units all nestled within the quaint village of Lansing, New York. East Pointe Apartments offers residents a unique living option away from the compact noisy rentals of downtown Ithaca with comparable prices ranging for $1695 a month for a spacious one-bedroom to just shy of $2000 a month for a three-bedroom unit.

When approaching East Pointe Apartments property development, residents will be greeted by the luscious walk-up gardens upon pulling into their personal attached garage. Each unit includes a private entrance with a choice of oversized patio or deck.

Inside luxuries include a private laundry room with in-unit washer and dryer, granite counter tops wood cabinets and stainless steel appliances in the kitchen, high end electric and plumbing fixtures, and wall-to-wall carpeted bedrooms with USB outlets throughout.

The high-end finishes extend beyond the residences with access to Fiber Optic WiFi throughout the complex, an exclusive dog park, and a luxury community building. The residents will enjoy an in ground pool, fitness center, great room, and kitchen. The community building will also house the leasing office and professional on-site management staff.

DGA Builders, LLC construction will continue to expand the residences throughout 2019 with all 14 buildings scheduled to be completed by the end of the year.

Park Grove Realty has over 35 years of real estate experience in property development, property management, and consulting. Their focus on long-term value and community-centric actions have earned them Western New York’s Landmark Society Award of Merit. They continue to broaden their portfolio in 2019 with upcoming developments all over the Northeast.”

 





News Tidbits 5/4/19

4 05 2019

1. Generally speaking, when the opposition is opposed to the aesthetics rather than the purpose, then a project is in good shape for IDA approval. That looks to be the case with the Vecino Group’s Arthaus project. The 124-unit all-affordable (50-80% area median income) project at 130 Cherry Street will be seeking IDA approval for an abatement at the May meeting, after hosting its public hearing this month (minutes here). As noted by the Ithaca Times, apart from complaints about it being too big or ugly, there wasn’t much in the way of opposition to the premise of the project, which is what the IDA is more interested in. As far as the IDA is concerned, aesthetics are something to be handled by the Ithaca Planning Board; if it’s okay with the PB, then it’s okay with them. Chances are pretty good that the abatement will be granted. The abatement is worth about $3.73 million towards the $28.8 million project.

2. It may have taken two tries to get the zoning variance approved, but Habitat for Humanity is moving forward with its redevelopment and new builds at 1932 Slaterville Road in the town of Dryden. The existing 19th century farmhouse will be renovated into a four-bedroom home, a first for the local chapter. The land will be subdivided into two additional one-acre parcels for a new three-bedroom home on each lot, about 1,100 SF each. Each home will cost about $70-$75,000 to build, and the goal is to have them ready for occupancy by mid-2020.

Habitat homes are typically sold to families making under 60% of Area Median Income (AMI), or about $36,000/year. The homes would have built with a combination of professional contractors and volunteer labor, including 350+ hours of “sweat equity”, where the future homeowners actively work as members of the construction crew. In a market starved for affordable housing, every little bit helps.

3. We don’t tend to see many big commercial or industrial buildings listed for sale (if in part because there aren’t many), but it looks like the TransAct Technologies building at 20 Bomax Drive in Lansing is now for sale. Now, before anyone gets nervous, the business isn’t going anywhere; they’ve always leased the space since the building opened in 1998 and have a triple-net lease.

A triple-net lease means the tenant pays everything – insurance, maintenance and real estate taxes (formally, net insurance, net maintenance and net real estate taxes on the leased asset – the three nets).  As a result, the rent is substantially lower than it otherwise might be. It may not be all that lucrative, but the property ends up being a fairly safe investment (though with a lot of fine print to determine who pays for things like if a tornado hits or the foundation cracks), generating a modest amount of rent and functioning like an inflation-protected bond, but guaranteed by the lessee rather than the government. All the better when the tenant is stable and signed on for the long-term as TransAct has been.

For just under $6 million, the buyer gets a fairly new industrial building on 7.54 acres with 18,066 SF of office space, 55,759 SF of warehouse and manufacturing space, and the security of a long-term tenant. This will not be an exciting sale, but it’ll be interesting to see who the buyer is. Warren Real Estate is the seller’s agent, and the offering description with financial data is here.

https://platform.twitter.com/widgets.js

https://platform.twitter.com/widgets.js

4. A little bit of soapboxing. I’ve been seeing and getting some messages to this effect lately. First, I’ll note that the first comment is a bit disingenuous. That’s the highest-priced three-bedroom unit. To quote the range of prices from the Ithaca Times:

“Affordable in this case will include rents for people making 50-80 percent of Area Median Income (AMI), which means that rents for studios will be between $737 and $1180 per month, to 1,095 and 1,752 [per month] for a three-bedroom apartment, the highest price.”

Anyway, the comments tend to be to the effect of “this isn’t affordable enough, so I can’t support it”. That’s a textbook case of letting the perfect getting in the way of the good. Here is a project with 124 affordable housing units, with 40 of the units set aside for formerly homeless youth and families with on-site supportive services from TC Action. It would do a lot of good to have this project available to the community.

Honestly, the argument feels like the next evolution of the arguments against affordable housing in general. Now that it’s firmly ingrained that there is a lack of affordable housing in Tompkins County and it does negatively affect the community, the next step is to say, essentially, that nothing is good enough. From a pragmatic stadnpoint, since these projects aren’t something banks and credit unions will fully finance because of the lack of a sizable return on investment, it falls to NYS to award grants. The state will not dispense larger tax credits to make a unit drop from 60% AMI to 30% AMI, that’s up to the developer to make up the bigger financial gap. To do that, either they add in higher-priced units to compensate, or the project doesn’t happen. Which is probably the end goal for many of the complainers anyway. It’s kinda like saying you’re available for a date, but only to those who are millionaire PhDs.

Anyway, weigh each project on its merits. But set reasonable goals.

5. As reported by Dan Veaner at the Lansing Star, developer Eric Goetzmann is seeking changes to the senior housing to be included as part of the Lansing Meadows project. The primary changes are making Lansing Meadows Drive into a one-way street (thus allowing it to be slightly narrower while still able to host on-street parking), and making each duplex into a triplex – three senior housing units per string, for a total of thirty. As a result, the units will be slightly smaller, though still two-bedroom apiece. The two end units in each building will be 1252 SF with a 395 SF garage. The center unit will be 1114 SF with a 251 SF garage. The third change is that Goetzmann and his project team want to amend the approvals to allow the sale of units in the future (the initial plan still calls for market-rate rentals).

This comes with a set of issues that need to be sorted out. The project has to be complete by July 2020 as required by the village in their approval resolution. The village planning board now has to consider the proposed amendments and consider whether they constitute a major change from the approved Planned Development Area (PDA, the village’s DIY zoning). Doing so would either cause the plan to be delayed and violate the resolution, or if declined for further consideration, the resolution would likely trigger a lawsuit between the village, Goetzmann, and the county IDA, who granted an abatement to Lansing Meadows. If they say the changes are minor in the context of the PDA, then construction is expected to start as soon as the amended PDA is granted (May 13th at the earliest).

The plan is to build the northern triplexes first, and then the southern units. The planning board’s not a fan from an aesthetics perspective, but the village’s code officer that the northern half is more elevated, so this reduces stormwater risks. With construction underway and loose soil on the site, if built later the exposed northern half could result in runoff and flash flooding downhill, into the southern half and its new homes. The commercial component on the east side of the property cannot legally be built until all residential units are completed.

It’s been nine years since this project was first pitched, and most stakeholders just want to get this project out of their hair. It’s not clear when that will happen.





News Tidbits 4/24/19

25 04 2019

1. Here’s a real estate sale worth noting. A vacant 25-acre parcel of land between 1758 and 1786 Trumansburg Road (just south of Jacksonville) sold for $140,000, according to a deed filed with the county today. What makes this sale interesting is that the buyer is an LLC associated with the operating address of Classen Home Health, the senior healthcare firm run by local businesswoman Patty Classen. The Classen family has not been shy about investing in development projects, though her sister Elizabeth is the more active one at present. Elizabeth owns the Bridges Cornell Heights skilled care facility, and  is also involved as a partner in Travis Hyde Properties’ 66-unit Library Place Development. Taking a semi-educated guess, there’s a good chance this property will be developed out into senior housing at a later date, so it’s worth keeping an eye on.

2. Meanwhile, over in the village of Lansing, the former Autodesk Building has exchanged hands. The 19,470 SF office building on 2.37 acres sold for $4.14 million, from the Colbert family of commercial landlords (Greenstate Properties) to an LLC led by local businessman and developer Bryan Warren of Warren Real Estate. The Colberts developed the property and opened the building in 2002. The price was substantially more then  the assessment of $3.15 million, but that’s probably not because of a planned redevelopment. It likely has more to do with having a tenant lined up for the building, the Alcohol and Drug Council of Tompkins County, who will build out and operate a 40-bed detox facility at the site. A stable, long-term tenant is a strong asset to have when selling a property. The village of Lansing has not been a fan of the project (the argument being, those in treatment “don’t belong [here]” and pose a safety threat), but since it’s just an interior renovation and medical uses are permitted in its zoning, there’s not much the village can do as long as everything remains in compliance with code. The sale may be finished, but the facility won’t host overnight stays until at least the summer, and the renovations won’t be finished until late 2020.

3. How often do I report things out in Enfield? Practically never. But the town planning board is reviewing a pair of small apartment projects this month. Patrick Head, owner of Head’s Excavating, plans to build a pair of four-unit apartment buildings, each on a different site in the town. The first would be at 1795 Mecklenburg Road, and the other on the southwest corner of Enfield Center Road and Van Dorn Road. All of the units would be rentals, two bedrooms each, and according to the Environmental Assessment Forms, it looks like each unit will be about 1200 SF, with either two floors or one floor with a finished basement. Both properties are currently vacant; the former used to host a farmhouse but was destroyed by fire in September 2015, and the later is a vacant 5-acre lot that was created through the subdivision of a larger property.

4. Sticking with the rural towns for now – out in Danby, plans are underway for a new mixed-use project at 1839-1849 Danby Road. The development calls for a small commercial retail plaza and a space for a cafe or restaurant, as well as additional residential rental space. 1839 Danby Road is a two-family house with six bedrooms, and 1849 Danby Road is a four-unit apartment house with six bedrooms, along with a couple of garages and sheds.The historic portions of the homes would be saved and incorporated into the development, which is designed to incorporate sustainable building practices (green roofs, alternative energy sources), and create a “town center” like sense of place in the hamlet of Danby. That includes a small B&B, a seasonal food market, and the small market/cafe. Ultimately, if successful the project would expand out to fifteen housing units and two more commercial spaces. It’s not big by most standards, but it’s notable for a 3,500-person town. Property owner Olivia Vent is the developer, and the plans are being designed by Ben Rosenblum Studio.

5. According to the town of Dryden’s planning department, the medical project at 2141 Dryden Road will be fairly modest in size – two floors, 3600 SF. The 908-acre Mill Creek subdivision on Caswell Road is listed as 40 lots, up one from the previous 39, though it could just be something like a stormwater parcel. Also of note, the Route 13 development study from Warren Road to the western boundary of the village of Dryden. With several large development floated for the corridor, the county has an RFP out to do a study for “strategic guidance” so as to allow development while minimizing potential negative impacts (traffic, environmental degradation from in-commuters, etc.) The RFP for that closed on the 22nd.

6. Will the Lansing Meadows senior housing ever happen? Developer Eric Goetzmann of Arrowhead Ventures is trying to change the senior housing in the Lansing Meadows project again. Given that the village and the county have had it up to their proverbial necks with his shenenigans, this has the potential to be very poorly received. The approved plan as it stands is for twenty two-bedroom units. It was supposed to start construction last year, but was delayed a year due to construction bids coming in higher than anticipated. Either the bids have come in too high again and he’s trying to value engineer the project, or some other issue has arisen. We’ll see how this one goes next Monday.





News Tidbits 4/11/19

12 04 2019

1. Chances are very good that the county legislature will approve the purchase of the former orthodontics office on the 400 Block of North Tioga at their meeting next week. At least two subcommittees are recommending it, the feasibility study came back with reasonably positive results, and there appear to be no significant hurdles to moving forward. Representatives of the neighborhood sent in a letter with 25 or so signatories requesting the county build or deed away some land to build affordable housing on the Sears Street (rear) frontage of the lot, which is something the county is actively exploring but has yet to make a firm commitment to. It could range from townhouses, to three single-family homes, to two duplexes and a single-family home, to nothing, so 0-5 units, but the city and neighbors would appreciate at least a few homes to maintain neighborhood character. It’s doubtful the county would build the housing, but could deed lots to INHS or another affordable developer for the purpose of building out.

In terms of the project dimensions, there’s still a lot to be sorted out. The new office building could range from 32,000 SF to 46,000 SF, 3-4 floors, and 25-42 parking spaces. The historic building at 408 North Tioga may be renovated and repurposed for county offices, or sold off as-is. Concept site plans can be seen on the county website here. The vote on the evening of the 16th will only be for the county to purchase the property, and not to choose which development scenario is preferable. To be specific, there are actually three votes planned, one after another – the vote saying the environmental impacts are mitigated, the vote saying that the project is a public resource project exempt from zoning, and the vote to purchase.

The timeline on this project is very quick as local projects go. The county plans to break ground on the office building by this July, and have it occupied by the end of 2020 (this probably means HOLT Architects has concept drawings ready to go right now). The renovation or sale of the historic neighbor would also occur by December 2020. The housing, if any, would be a third phase after the other two components are completed.

The county estimates the total cost of a possible eventual project (designed to LEED Silver standards) to be $18.55-$19.55 million.  That estimate includes new building development ($12.8 to 14.5 million), land acquisition, and related renovation to 408 North Tioga, for which they would allocate $1 million for the 3,800 SF building. The initial acquisition costs would be covered by general county funds re-allocated in an amended Capital Program, and although it’s not clear in this agenda, it seems likely a municipal bond issue would be used to cover the construction costs.

Quick aside, it turns out the county did conduct a feasibility study back in 2011 to see if they could repurposed the Old Library into a county office building. That study, also conducted by HOLT, found that because of the library’s open atrium and unusual layout, the renovation costs made the project infeasible. It’s actually cheaper to build new than it would have been to rebuild the old library’s interior.

2. The Carpenter Business Park development held another community meeting in its quest for a PUD, and the Times’ Edwin Viera described it as “a firm shakedown”. The project has garnered some controversy as it had to shift to above ground parking (the result of soil tests indicating that the soils were in poor condition as they are along much of Ithaca’s West End) and no longer conformed to the site zoning. First ward council member Cynthia Brock made several swings at it for height, density, and the placement of affordable housing on the northern end of the site, for which she has made clear she will not support the PUD request. This is not a surprise, as Brock has not been circumspect with expressing her dislike of any proposed residential uses for the site. Her ward colleague George McGonigal likewise expressed concerns, and the fifth ward’s Laura Lewis noted concerns about traffic – there would be three access points to the 411,600 square-foot project.

Quick refresher – PUD stands for “Planned Unit District”, or as I often call it on the Voice and here on the blog, “Do-It-Yourself (DIY) zoning”. A project need not follow zoning code if it offers certain community benefits. The city recently expanded it for certain non-industrial properties, with Common Council now getting to vote on projects alongside the planning board to determine if community benefits are worth the variance from the legal zoning for a site.

3. It’s been almost two years since it was first proposed, but the mixed-income 46 South (formerly Hamilton Square) project is inching forward in Trumansburg. The Tburg Planning Board is down to the nitty-gritty at this point, exterior finishes, plantings, parking and fencing. The zoning variances have been approved, though the number of parking spaces per unit was bumped up from 1.2 to 1.4 spaces per unit to satisfy zoning board concerns (there will be 144 parking spaces on-site). According to the Times’ Jaime Cone, there was spirited debate over the use of wood trim vs. a lumber composite material (Trex), which is wood fiber mixed with plastic, the plastic cousin of fiber cement. There are still some lingering concerns from the board, but it’s possible that preliminary approval for the project could be granted in May.

The basic project specs have stayed the same in recent revisions – a mix of 17 market rate for-sale homes, 10 affordable for-sale townhomes, six affordable rental townhomes and 40 affordable rental apartments, plus a nursery school. The school, designed by HOLT Architects,has been redesigned to invoke a “barn” aesthetic.

While this may very well come to fruition, this contentious and drawn-out process was effective at repelling other potential developers in the village, so in a way those opposed still got some of what they ultimately wanted. The mixed-income housing may be approved, but it seems very unlikely anyone else will be taking interest in building much in Trumansburg for a while.

4. Normally the Times’ Edwin Viera does a good job as their go-to guy for real estate reporting, but the headline on this piece is a little misleading: “Old Library, Arthaus projects will have to try again for tax abatements”. They weren’t rejected. The IDA was only supposed to review applications this month, the vote is scheduled for next month.

That noted, there is still useful information in his article. We now have some potential rent figures for Arthaus: $737/month for a studio at the 50% area median income (AMI) price point, to $1,752 for a three-bedroom at the 80% AMI price point. At 124 units, the project would be the largest single addition to Ithaca’s affordable housing scene in over 40 years.

As expected, the 66-unit Library Place project garnered the lion’s share of attention and public criticism. Most were opposed, but a few members of the public spoke in favor. I had heard a rumor that Frost Travis offered to set aside three units for 80% AMI, but have yet to confirm. Ithaca mayor Svante Myrick did expressed some reservations with the project for its lack of affordable housing – the CIITAP mandatory affordable housing policy became law shortly after the CIITAP application was filed, so it fell into a legal grey area that the city didn’t want to fight a legal battle over. Travis Hyde also plans to pursue an abatement for Falls Park in due course, and that would have to have an affordable housing component.

5. Quick note – the College Townhouses project at 119-125 College Avenue has a construction loan on file with the county. $18.3 million, courtesy of NBT Bank of Norwich. That’s a heck of a lot than the $10 million estimate first reported when the project first went public. The project unit count is revised upward slightly, from 67 units to 72 units, still a mix of studios, one-bedrooms and two-bedrooms. The unit breakdown is not listed in the loan document, but previously the full occupancy would have been about 90 residents if one per bedroom or studio. Co-developer Phil Projansky signed the loan, which notes that he, John Novarr and any other investors involved have put up $4.47 million towards development of the project.

NBT Bank is a regional bank with a limited Ithaca presence but a major player in other upstate markets. This is their second major project they’ve financed in Tompkins County, the first being a $33.8 million loan for Harold’s Square.

6. The Maguires have reason to be optimistic in Lansing. While the review process has taken longer than anticipated due to concerns over lighting and signage, the village planning board looks likely to sign off on their new 25,235 SF Nissan dealership at 35 Cinema Drive.

7. Dear diary – the Common Council was “excited” and “praised” a project, according to my Voice colleague Devon Magliozzi. One hopes that bodes well for INHS’s Immaculate Conception School PUD application. As previously noted, the project hosts a number of community benefits, including 78-83 units of affordable housing (at least four owner-occupied),  the sale of the former school’s gym to the city for use as a community gym by the Greater Ithaca Activities Center, office space for family and children’s social services group, special needs housing and the renovation and preservation of the Catholic Charities building, which would continue to be used by the organization. The board also praised the outreach by INHS in designing the site, reducing the school addition from five floors to four at neighbors’ request (INHS was able to compensate the loss of housing elsewhere on the site).

This is a good sign, but the city has never issued a major PUD. The only two recent PUDs were the Temporary Mandatory PUDs (TMPUDs) on the West End and Waterfront, which were used in effect to stop the Maguire Waterfront dealership, and the Cherry Artspace, which was incidentally roped into it. Those were 2-8 and 8-2 votes respectively, a denial and a approval. The fact that a rather pedestrian 1,900 SF building in an industrial area got two “nay” votes leads me to be cautious until the ICS documents are signed and filed.

8. On that note, the CDBG and HOME fund disbursals are posted. INHS would get $200k of the $350k requested for the ICS project. The other economic development and housing-related submissions were also mostly or fully funded. Most of the public service ones were not.





News Tidbits 3/31/19

31 03 2019

1. A couple items of note from the latest Dryden Planning Board agenda – one is a new housing subdivision called Mill Creek, but the number of lots and location is not disclosed. The other appears to be plans for a new medical office building at 2141 Dryden Road, which is currently a vacant lot near near Willow Glen Cemetery. Google Maps seems to struggle with locating the 3.3 acre lot, so the screenshot is from the county’s map. The parcel is zoned “Mixed Use Commercial” and appears to be outside the sewer service areas. This still allows for a pretty substantial building – 40 foot setback from the front, 25 feet from the rear, 7.5 feet on either side, maximum 60% lot coverage and up to 35 feet in height, which for a medical office is typically two floors (13-14′ feet per floor). Put it this way, a building built to maximum dimensions would have a gross square footage of about 86,000 SF per floor, though whatever is planned here is likely to be much less than that. Anyway, it’s something to keep an eye on as plans develop.

2. A sign of the times. The property value of the Shoppes at Ithaca Mall plunged this year, from $31 million to $19.35 million, a 38% drop. This is the result of high vacancy rates and a deteriorating long-term outlook. Downtown boosters will note with some schadenfreude that’s quite a different picture than the state of business affairs a generation ago, when downtown was in the doldrums and the mall (always in my mind the Pyramid Mall) was the center of activity.

This poses a substantial problem for the village of Lansing, but luckily, other development around the village was more than enough to offset the loss of valuation in the mall. Overall property value in the village inched up from $476.3 million to $479.5 million. Borg-Warner’s property value jumped a million dollars, and projects such as the East Pointe Apartments and Cayuga View Senior Living have also contributed to the growing property tax base.

There’s been a persistent rumor that Maguire or Guthrie are buying the mall. The short answer is some outreach was done, and no, they’re not. It’s not even possible for them to do that because Namdar’s mode of operation is to sell off the mall in sections. The long answer, with quotes, will be an article in the Voice next week.

3. When the state wants something, it can move very fast – the request for contractor bids is already out for the new proposed NYS DOT facility off of Warren Road in the town of Lansing. The bids on the $13.8 million project close April 24th. Here are the specs in brief:

“This project includes new building construction of the NYSDOT Tompkins County Sub‐Residency Building as well as site development and construction that includes asphalt concrete pavement, drainage, water & sanitary sewer work. The new NYSDOT facility will consist of office space, workshop space, truck parking and salt storage. The approximate square footage of the various structures are as follows: subresidency
maintenance building (30,000 SF), cold storage (5,000 SF), salt barn (8,200 SF), hopper building/covered lean-to (2,500 SF).

The proposed maintenance building will have vehicle storage for 10 trucks, a loader and tow plow, with one additional double depth mechanical bay and single depth, drive-thru truck washing bay. It also includes an office area (three rooms), lunch/break room (30 people), toilet/shower/locker rooms, storage rooms and mechanical/electrical rooms.

The site will also contain stockpile areas for pipe, stone and millings, and ancillary site features including a fueling station, parking for 40 vehicles, and storm water management facilities. The project will require construction of an access drive from Warren Road and the extension of utilities.”

I have not seen an updated site plan for the project. The image in last week’s Tompkins Weekly is from the SEQR Review, which is outdated. In February, a $1.5 million grant was awarded to build a refueling station closer to the airport, which has resulted in significant site plan changes to the DOT site (I’m not able to find the document offhand, but the written description stated a rotation of the main building and movement of other structures away from the residential properties to the north).

4. Word, or rather warning, to the wise. Local businessman Andrew LaVigne defrauded investors in his “Cascadilla Landing” project, to the tune of $4.6 million. Now he’ll be going to jail for 20 years, which at 66 years old, is most likely the rest of his life. So comes to an ingnomoius end to one of Ithaca’s first major projects of the decade. The 183-unit mixed-use project was proposed in the summer of 2012,  received preliminary approval that September, and did not move any further than that. Plans by local architect John Snyder included a small amount of neighborhood retail space, and covered ground-floor and outdoor surface parking. The land, owned by the Cleveland family, was sold in November 2017 and is now the site of the City Harbor development. There hasn’t been much news about City Harbor recently, but the rumor mill says that a new architect is revising the project design and site plan.

5. I accidentally dropped the ball on the Fall Creek County Office Building study. During the March PEDC meeting in which the concept was being presented, I tuned in online and had taken screenshots for my own reference, and my Voice colleague Devon Magliozzi wasin the meeting doing the official writeup. However, I never checked to see what she was covering and had assumed a big roundup. Her focus, though, was on the Lime Scooters, and it was an excellent piece, but the county office building didn’t make the news.

Anyway, the county presented about eight separate plans, seven of which had the same interpretation for the office building – a 10,500 SF that would be built to include the historic structure at 408 North Tioga in its footprint. Most of the plans differed in the amount of housing and parking, from one single family homes to three single family homes to two duplexes (two two-family units, total of four) to five townhouses. This also impacts the total amount of parking ,which ranged from 27 to 48 spaces depending on the housing footprint and whether tandem parking was used. The last plan was a proposal with no housing on-site, and selling off 408 North Tioga for an office building with an 8,400 SF footprint. All plans assumed a three-story office building plus basement, and housing designs compatible with Sears Street (1.5-2.5 floors). The mix of county occupants is still being determined, and any housing plan would likely involve an affordable housing developer like Conifer or INHS.

The county legislature is expected to get an update on the plans at their meeting on the 2nd, and make a decision on whether or not to buy the Fall Creek property at their April 16th meeting.