Village Solars Construction Update, 4/2017

19 04 2017

At the never-ending Village Solars apartment complex in Lansing, Building “I” is nearly complete from the outside. It sports a few details that make it stand apart from earlier phases – the balconies railings are a different design, a dark-colored fiber cement board is being used for some of the balcony alcoves, and the heat pumps have been hidden away under a wood lattice screen. Given how clean the immediate project site is, it would not be a surprise if this building is aiming for a May 1 occupancy.

Meanwhile, Building “J” is a little further behind – the windows and doors have been fitted and the roofing is complete, but the exterior wood grain and fiber cement panels are still a work in progress, as is the building trim. The doors on the upper levels will likely lead to small juliette balconies like those seen here. Inside, it’s stud walls and rough-ins, and there did not appear to be any drywall hung yet.You can see the unscreened Daikin heat pumps in the fourth photo below. It looks like the roofing was done by T and J Associated Contractors out of Auburn.

It doesn’t look like work has started on Phase 4 yet, which should consist of the last three buildings in the first stage of build-out (“K”, “L”, and “M”). If it’s anything like the previous phases, the construction team will start with the Phase 4 site clearing this summer. The later stages of development call for multiple phases to the east, and possible replacement of some of the older 1970s apartment buildings with newer structures [3/22 Town Board Minutes]. Potentially, the complete build-out would be around 423 units, from 400 SF studio micro-units to 1,185 SF three-bedroom two-bath apartments. Keep in mind, that would be several years out, well into the next decade. Along with those units come community space, retail components, expanded trail and outdoor components and a bus stop.

Rents look to be in the middle of the market – the micro-unit studios start at $865/month, going all the way up to top-of-the-line three-bedroom units at $1680/month. One-bedrooms and two-bedrooms start at $950/month and $1260/month respectively.

While looking around, an older gentlemen walking his dog went in and out; dunno if it was a relative of the Lucente family (the owner/developers, d/b/a Lifestyle Properties), or a curious onlooker.

 





News Tidbits 4/8/17: Please Don’t Document-Dump on Fridays

8 04 2017

1. Let’s start off with some bad news. The town of Dryden planning board did not take too kindly to the Evergreen Townhouses proposal at 1061 Dryden Road outside Varna. The board denied recommendation for approval unless some stipulations are met first; some might be easier, like a vegetative buffer with the neighbors and a shared driveway. Others will be trickier – the board recommended removing all the solar panels and replacing them with electric heat pumps, and board members strongly encouraged reducing the number of units.

Not to downplay the value of heat pumps since they’ve become the preferred sustainable feature for projects going before local boards these days, but there is a substantial initial cost involved for their installation, and it takes a few decades for the energy savings to pay off. Some of the cost for the pumps can be balanced out through density of units, because some flat development costs (for example, the cost of land acquisition) can be distributed out; but fewer units with a more expensive feature is the classic “do more with less money” conundrum.

Let’s take a look at some numbers. Disclaimer, these are ballpark figures and every project has its nuances or other factors to consider, like tax rates, contractor bids and logistical costs.

The Village Solars heat pumps are a $50,000-$60,000 cost, $4,000-$5,000 per unit. Phase 1 didn’t have the heat pumps, but the later phases do, and those later phases are about $2 million-$3 million per 15,000-20,000 square-foot building, with 12-22 units depending on configuration. In the case of 1061 Dryden, each 6-unit string is about 10,800 SF (1800 SF per unit, no common areas), and given the $4.5 million total cost, we’re talking a ballpark estimate of around $750,000 per townhome string. If one assumes proportional costs for the heat pumps based off square footage, that’s $30,000-$40,000 per 6-unit string. So it is a higher incremental cost per string, and more of a burden per tenant. The Village Solars rent for $1600-$1650 for a three-bedroom, and the going rate for new units in Varna is about $1950 for a 3-bedroom, if the new townhomes at 902 Dryden is any indicator. The rent increase for the Village Solars was about $50/unit, but those units are smaller, so you’re probably looking at a larger amount, conservatively $75/unit, for the Evergreen units.

Going off those numbers, it looks like heat pumps are possible, although the units will likely be somewhat less affordable as a result. It isn’t clear if that disables the proposal, because it depends on imputed vacancy rates at different income levels, and whatever the required income is to make the necessary Return on Investment. However, the project would become less feasible if there are substantially fewer units and the construction cost per unit shoots up – because of the combination of flat vs. incremental expenses, taking away six units won’t drop the cost $750,000, it’ll be less. The cost of the solar panels is also an unknown, as are the costs of doing these revisions to please the board. The development team was not at the meeting, which is unfortunate; we’ll have to wait and see how this moves forward.

2. Speaking of the Village Solars, according to the latest minutes from the Lansing Town Board, Lifestyle Properties is exploring taking down some of the old Village Circle Apartments, and replacing them with new buildings. These older, 8,000-12,000 SF structures date from the early 1970s through the early 1980s, and have 8-10 units per building. Since the newer buildings are about 15,000-20,000 SF and tend to have 18-22 units, that could explain where the 423 units statistic came from last month – some of it comes from buildings on new sites, some are replacement buildings for existing structures.

3. The city Common Council held their monthly meeting, and signed off on the IURA sale of 402 South Cayuga to Habitat for Humanity with little debate, and while the TM-PUD for 323 Taughannock was a bit problematic due to some confusion with the minutes from the public hearing, the approval was carried unanimously. The project is now free to go before the Planning Board for State/City Envrionmental Quality Review, and the Design Review is considered complete.

Side note, the city’s four fire stations were renumbered. The old numbers hailed from the days before the stations consolidated in the 1960s and 1980s, and were confusing for many. Fire Station No. 9 (309 College Avenue in Collegetown) is now No. 2, insert joke here. Central Station (310 West Green Street) becomes Station 1- Central, Station 5 (965 Danby Road) becomes Station 3- South Hill, and Station 6 (1240 Trumansburg Road) becomes Station 4- West Hill.

4. Bucket list objective achieved – an interview with Jagat Sharma. Some will be in the Voice, maybe Friday afternoon of Monday morning; but rather than leave the excess on the proverbial cutting room floor, here were some portions left out of the piece for the sake of brevity, or because they’re too technical for the general audience:

Q: So, what’s your thought process when designing a building? Apart from necessities like zoning and client requirements, do you take cue from surrounding buildings, the environment…what are you thinking about as you sketch the first concepts of a new building?

JS: For infill projects, the sites are very narrow. My project at 409 Eddy, if I recall correctly, is a very narrow site. My clients had never hired an architect before, and it was a challenge to convince them. Most of them, they think how many rooms they can rent, so you give them a number, and you work it out, and you figure out the design from the surrounding context, how the buildings line up, how the window patterns line up, symmetry, scale. You lay out a plan for how the windows would fall, how would it match with the existing window lines on surrounding buildings. Frankly, back then (409 Eddy was built in the mid-1980s) there was not much context, many buildings were in poor condition, you had some brick buildings, but otherwise not much. You try to relate it to what you’ve done before, the streetscape, you try to change up things with color, bay windows, you play with that, organize everything in a symmetrical way. Later on, my later buildings in the past 10-12 years, I’ve begun to take more liberty, play with them [the designs] more, 3-D effects, projections, penthouses, balconies, corner windows and more glass. And at the street level, they’re more urban, they have colonnades, like 309 Eddy, it looks very nice. But all of them…if you’re the only actor on the stage, you’re playing your own thing. If you look at Collegetown, Eddy Street and up, 309, 303, 301, some are angled, they’re different materials – if you’re in the middle of those, you feel like you’re in a hill town, it’s a good feeling.

Q: And how would you describe your experience with working with the city and its various interests?

JS: You earn respect from them by being honest and sincere. I deliver what I say I do, we don’t change things at the last minute. The city is happy with that. I have a good relationship with the Planning Board, what they are looking for, they want good materials, detailing. The building department wants to make sure you meet the codes; we sit down and meet if we have different interpretations on how the code reads – but you have to work on it from day one. It takes time, building inspectors, commissioners come and go and you have to earn their respect each time by doing the right thing, don’t hide anything.

5. According to Matt Butler over at the Times, Lakeview Ithaca might be a little larger than initially anticipated. In a report on homelessness, he mentions a meeting attended by Lakeview’s CEO, who said the new building would have 56 affordable units (vs. the 50 previously reported in the IURA application), with 28 reserved for those with mental disability. A time frame of fall 2018 – fall 2019 is given for construction, somewhat slower than the April 2018 start reported in the IURA application.

6. A couple of interesting things to note from the ILPC Agenda for next Tuesday, apart from the usual stairs, porches and windows. One, 123 Eddy got a revamp in accordance with the commission’s design guidance – gone is the porch, and more detail was strongly encouraged. I still prefer the previously-approved design, but this is an improvement from the Craigslist ad.

Meanwhile, downstate businessman Fei Qi is finally heading back to the board with a plan for the historically significant but structurally deficient 310 West State/MLK Street. Previously, he wanted to do 3,800 SF of office space in a renovation partially financed by state tax credits, but it wasn’t funded and the office market is a bit lackluster in Ithaca anyway. At the time, residential was ruled out due to fire safety issues.

However, this new plan is a residential project. It’s a proposed 12-bedroom “co-op” living arrangement (Co-op? SRO [Single Room Occupancy]? Neither one is a terrible idea, although SROs have negative connotations). JSC Architects of suburban NYC (Fresh Meadows) would remove a rear chimney, put in new shingles, add a wheelchair ramp and skylights, along with the to-the-studs internal renovation. It’s an interesting plan, though the ILPC might be iffy on some of the details. We’ll see how it goes over.

7. If you all could pardon me on this, the city document-dumped Friday morning, and I don’t have the time at the moment for a full write-up. But the projects memo is one of the busiest I’ve ever seen. Here’s the brief summary:

A. McDonald’s would replace their existing 4,800 SF restaurant at 372 Elmira Road with a new 4,400 SF building.

B. Benderson Development wishes to renew approvals for a 14,744 SF addition to their shopping plaza at 744 South Meadow Street (this would be on the south end next to Hobby Lobby, where KMart’s garden center was years ago), and build a new 7,313 SF addition at the north end of the strip. Apparently, Ithaca’s a safe harbor in the ongoing “retail apocalypse”.

C. 323 Taughannock as noted above

D. DeWitt House is moving forward. With ILPC Design Approval (Certificate of Appropriateness) in hand, envrionmental review still needs to be conducted. Site plan review docs note it’s a $17 million project with a December 2017 – March 2019 construction timeframe.

E. Novarr/Proujansky’s 24-unit 238 Linden apartment project

F. 118 College Avenue, carried over from the previous month, and

G. Finger Lakes Re-Use, carried over from the previous month.

 

 





News Tidbits 3/18/17: Shoveling Snow to Dig Foundations

18 03 2017

1. A lot of Lansing stuff this week. Let’s start off with a brief update. It’s been about a year since the Thaler family received approvals for their 60-unit mixed-use Cayuga View Senior Living project on Cinema Drive in the village of Lansing. Well, it looks like they are finally ready to get under construction. The County Office of Aging included the project in their list of projects underway, and a check of the project’s Facebook page says they are starting construction this spring for a Spring 2018 opening. The upmarket project will contain 48 1-bedroom units and 12 2-bedrooms units, on a vacant parcel that is one of the last undeveloped high-density properties left in the village. Taylor the Builders will be the general contractor.

2. For a while now, the town of Lansing has been touting a figure of about 900 housing units being held up by the gas moratorium. Here are the statistics to back that up.

Now, the document from town planner Mike Long suggests that for multi-phase projects with some units already complete, the balance has been applied to the summation. If that’s the case, than Village Solars is shooting for a much larger buildout than originally anticipated. The doucment says that still plan on building 423 units. That’s a lot more than the ~310 currently on file. The first stage was increased from 174 to 206 as the result of unit-splitting, so the second set of phases may now have 217? That seems to be what’s implied here.

Note that the gas moratorium is a complication for the Village Solars, but not a project stopper. The newer buildings use electric heat pumps, which are a little more expensive than conventional gas, but they were able to pass the costs on within the rents (+$50/month) without much issue.

3. On another note with that town study, most of the projects noted have already been aired – Cayuga Farms on North Triphammer Road, the Pinney duplexes off of Scofield Road, Schickel’s Farm Pond Circle, and so on. However, a couple are new.

One appears to be a project called “English Village”. It consists of 59 townhomes and 58 single-family home lots. The other is “Cayuga Farms with Lake View”, which lists 30 units. The next has been cast for information, so watch this space.

4. Eric Goetzmann’s senior housing is finally ready to move forward, according to Dan Veaner at the Lansing Star. Lansing Meadows looks to be aiming for about 20 units of senior housing on Oakcrest Road, and a small commercial retail component that complements the housing – an idea being tossed around in the Star article is a coffee shop.

Technically, a coffee shop isn’t allowed in the 2011 PDA that approved BJ’s and the units, but it’s a minor change from the neighboring zoning, and likely to pass without issue. The senior units have been delayed for several years because Goetzmann bit the bullet and built wetlands to replace those that would be disrupted by construction, as required by state law; the U.S. Army Corps of Engineers had to review and sign off on the newly-created salt marsh as satisfactory. That only happened last October.

5. The Ithaca Landmarks Preservation Commission is looking at options for a Collegetown Historic District. Initially, they wanted the 400 Block of College Avenue, the 100 Block of Oak Avenue, Cascadilla Hall, the College Avenue Bridge and 116 Summit Avenue. Then after consultation, they realized that may be a little too much to try and justify to the rest of the city, so it seems they want to move ahead with two individual designations instead – the CTB Building (403 College, the Larkin Block), and 411-15 College Avenue (Stella’s, the Chacona Block). Both are older buildings in the valuable MU-2 zone. The Avramises, who own the Chacona block, did talk about wanting to redevelop it at some point, but that was almost a decade ago, and there haven’t been any formal plans. I can see some kvetching from the ownership, but it seems unlikely that the city will argue against historic designation for these two properties if it moves forward.

6. Looking at the agendas for local planning boards – the town of Ithaca will be looking at a renovation at East Hill Plaza (former Wings into Sedgwick Office Interiors), a 2-lot subdivision on Bundy Road, and a 10,100 SF warehouse/industrial operation at Greentree Nursery’s new building at 142 Ithaca Beer Drive. The Bundy Road subdivision is the big purcahse mentioned a couple of weeks ago – the buyers want to subdivide a 2.27 acre section and have no plans for other 64.7 acres.





Village Solars Construction Update, 2/2017

27 02 2017

The Village Solars have made progress on their latest pair of apartment buildings. Building “I” has made more progress on its exterior finishes, while “J” is fully framed, roofed and shingled. Both of these will likely open this spring.

It’s starting to get that point where the second stage of the Village Solars may be getting ready for review by the Lansing municipal boards. The last big phase, Phase 4 with Building “K”, “L” and “M”,is likely to get underway this year for a completion in 2018, and phase 2A, the mixed-use Building “F”, has been something of a question mark for exact timing. That will finish out the initial 206 market-rate units, which range from studios to three bedrooms.

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There’s an early site plan floating around showing a potential buildout second stage expansion, and although it’s outdated, it gives an idea of the general layout of later phases. Most of the later buildings would be built to the east of the initial phases, as infill between existing apartments. The total number of units in the second expansion was initially about 136 units, but given the recent trend of breaking up larger units into smaller studio units to satisfy market demand, the number is likely to be higher when formal plans are submitted.

Right now, they seem to be about the only large-scale solution to Lansing’s development quandry – the first phase uses natural gas, but with the assistance of green advocacy group Sustainable Tompkins, the later phases have been built to utilize all-electric services with air-sourced heat pumps. This led to new utilities layouts, and the merging of “G” and “H” into one building.

According to an Ithaca Times article from last March, for a 12-unit building at the site (construction cost $2 million), the upfront cost increase was $50,000-$60,000, an increase of 2.5-3%. This is balanced out by the 30-year savings on energy costs for the building ($40,000-$80,000), and a premium on the monthly rents of about $50. Units go for $1050-$1650/month, depending on size and location. Six of the Daikin heat pump units can be seen in the third photo from top.

 

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Village Solars Construction Update, 12/2016

13 12 2016

The latest two buildings at the Village Solars apartment complex are moving along. Building J is nearly fully framed, the roof trusses are being lifted (literally, by a lift) into place, and the lower floors have been covered in housewrap, with windows fitted into their openings. You get the idea of how the exterior buildout process works by looking at Building J – the exterior wood frame is built, plywood sheets are sealed over the top of the stud walls, housewrap gets applied as a moisture barrier, and then the exterior finishes go on over the house wrap. One can just make out some of the interior wood stud walls through the panes.

Meanwhile, Building “I” is a little further along, but it tells us how the roofing process goes. First the roof trusses are attached, then the Huber ZIP sheets are set into place and the eaves are closed up, the underlayment and tar paper goes on, and finally shingles and trim boards. The wires dangling from the side of Building “I” are electrical wires for the Daikin wall-mounted heat pumps.

Initially, the plans called for 36 units, but with the splitting of some of the larger three-bedroom units into smaller arrangements, the actual number is likely higher. The Lansing town board approved changes to the complex that raised the number of units permitted/to be built from 174 to 206, although the change in overall square footage is negligible. Although not listed on Lifestyles Properties’ webpage, units range from $1050-$1650/month, depending on size and location. Craigslist tends to have the most up-to-date info, but those links stop working when the ad expires.

As with the other phases, the buildout for phase III received a $6 million loan from Tompkins Trust Company. According to the architects’ website, after phase III opens, work is expected to commence on a community building, retail options and walking paths. A bus stop is also in the works.
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News Tidbits 11/12/16: Oof.

12 11 2016

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1. Starting off this week in Lansing, the village has okayed a zoning change that would allow the planning board to move forward with consideration of a 140-unit upscale apartment project on Bomax Drive. Neighbors came out to oppose the zoning change for the 19.5 acre parcel from office park business/tech to high-density residential, saying it would create additional traffic and hurt property values. The village board, however, responded in dissent, noting a lack of housing, a fit with the 2015 village comprehensive plan, and that this was about the zoning and not the project, which the planning board will critique as a separate action. The zoning change was approved unanimously. Park Grove Realty is now free to submit plans to the village, and planning board review will go from there. Expect it to take at least a few months.

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2. A couple quick notes from the town of Ithaca – Therm Inc. has commenced construction on their 20,000 SF addition at their South Hill plant. It’s a few months later than originally anticipated, but underway nevertheless. The $2.5 million project is expected to create 10 manufacturing jobs, according to the county IDA.

Also underway at this point is the renovation and expansion of the Rodeway Inn on Elmira Road. The plans call for expanding the existing 25 motel units, adding 2 new units on the ends of the main structure, and renovating a house on the property for a 1,146 SF community room to serve guests. Landscaping and lighting would also be updated. The town pegs the construction cost at about $679,000.

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3. Here’s some good news – it looks like someone has taken up the Iacovellis on their offer of a free historic house at 341 Coddington Road, providing that the taker moves it. It appears NYSEG was creating some hangups since the power lines have to be moved out of the way (NYSEG is infamously difficult to work with), but with any luck, the house itself will be saved. My colleague Mike Smith is doing the legwork on a story, so hopefully more details on the “buyer” will come forth shortly.

4. Back in July, several West End properties owned by an out-of-area LLC hit the market. Now, at least one of them has sold. The duplex at 622 West Buffalo (blue in the map above) was sold for $90,000 to a gentleman from suburban Syracuse. Immediately after, paperwork was filed with the county for a $179,145 building loan courtesy of Seneca Federal Savings and Loan, a small regional bank out of Syracuse. The paperwork does not indicate if it will be renovations/additions to the existing building, or a new structure (sometimes the sale price is a part of the building loan, but in this case the buyer paid separately, with $171,187 set aside for hard costs).

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5. Sticking with county filings, the construction loan for the third phase of the Village Solars was filed with Tompkins County this week. $6 million is being lent by Tompkins Trust to fund construction of 42 units, 21 in each building. Initially they were slated to have 18 units each, but because the three-bedroom properties don’t have quite the same appeal as smaller one-bedroom and two-bedroom units, Lifestyle Properties (the Lucente family) has broken up the units without significantly changing the exterior appearance and layout. Actual Contractors LLC, another Lucente company, is the general contractor, with Albanese Plumbing, T. U. Electric, and Bomak Contractors (excavation/foundation) rounding out the construction team.

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6. This is one of those unusual months were the city projects memo and the project review meeting agenda go out in the same week. Apart from the Collegetown Townhouse project, there are no new projects being presented, but there is new information and new renders.

In the projects memo, Novarr’s project is the new shiny, while Amici House, the8-unit project at 607 South Aurora and City Centre are being carried over as old business. Regarding City Centre, it doesn’t look like any particular points of contention have been raised by city planning, the framework for mitigating Historic Ithaca’s design complaint is already included, and most of the other requests are for more information/paperwork. From the Design meeting, it looks like the debate on the townhouses project is minor, mostly with where to locate the trees out front, and window details. They will not be putting windows into the north face because it’s on the lot line, but they will vary the materials for visual interest. The Design Committee requested that City Centre insert more windows in some areas, and less signage, as well as consideration of decorative elements to highlight the curved facade facing Aurora and East State Streets.

The project review committee meeting has all of the above, plus updated submissions from the Maplewood project team. Although no substantial development will occur in the city, the Maplewood project crosses municipal boundaries and the city has deferred to the town for lead agency. The meeting will also have a few zoning variances to comment on. The only notable zoning variance is for local realtor Carol Bushberg, who wants to do a one-story 812 SF rear addition at her office at 528 West Green Street, which is in a WEDZ zone and requires two floors.

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Looking at the Maplewood submission, the new dormer/gable style will be for the building strings that front Mitchell Street, and the two strings most visible from Walnut Street. More modern designs will be used for the remaining structures. Looking closely, the designs do vary from string to string, which will give the site some character and additional visual interest. The project timeline is pretty tight with submissions, meetings and approvals, aiming for preliminary approval from the town on December 20th, demolition to start immediately thereafter, and final site plan approval by January 3rd.

For links, here’s the Collegetown Townhouse updated submission, engineering narrative, site plan render, and cross section render. Here are the updated materials for 607 South Aurora (no significant changes, just a summary of submission materials),  here’s a new site survey for Amici House, and the project update for Maplewood.

7. Meanwhile, there’s nothing too exciting on any of the town boards next week. Lansing town will consider additions to a self-storage facility, a one-lot subdivision and a climbing wall facility next to The Rink. Ithaca town will be conducting their own analysis of Maplewood, and a one-lot subdivision.

Now, after this week’s election news, one might wonder if this has any impacts on local housing/development. Arguably, there are a few. Expect federal funds for affordable funding to be cut drastically, and grants for mass transit projects to also take a major hit. While those are major losses, the state has far greater control, so there will still be some funding available, but definitely not as much as would have been expected under a Democratic administration. Most land use and building issues are decided at the local level, so don’t expect significant impacts there.

More of a question would be infrastructure investments. The president elect wants to launch a massive rebuilding program, but the Republican Senate majority leader has already said that’s not something they’re interested in, so we’ll just have to see if he can force it through or not. If there’s any silver lining to all this, it might come in some form of deregulation, but while he might be a fan of urban environments, most of his cabinet will likely not. We also have to keep in mind the disdain for elite colleges like Cornell, so research funding, and the economy built off it, is probably going to take a hit. For the Ithaca area, the change in administrations is likely a net negative.





News Tidbits 10/29/16: Envision Small Spaces

29 10 2016

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1. The heated debate over the Park Grove project in the village of Lansing continues. The primary opposition to rezoning continues to be the Jonson family of Ithaca Home (Forest City Realty / IJ Construction), and residents of their Heights of Lansing development at the end of Bomax Drive. Reasons cited include loss in property values, increased traffic, and slowing the completion of their own project.

Pardon the incredulity when hearing about property value concerns in a community with well-documented property appreciation. Furthermore, only two houses have been built in the Heights of Lansing development in the past couple of years. Since the project first launched in 2006, they have sold 17 townhouses and homes, in a development that planned for about 80. They’ve been moving at a snail’s pace for years, and it;s hard nothing to do with the zoning of nearby property. Another angry speaker asked why Lansing has to shoulder the county’s housing burden, but it’s not just Ithaca that has housing issues. In short, while I’m critical of this specific proposal, the zoning change makes sense. The board may consider a zoning change at its November 7th meeting.

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2. Thanks to the county planning department, we have a little more information about NRP Groups’ revival of the Holochuck Homes project on West Hill. It appears Tompkins is intending to award $300,000 in Community Housing Development Funds to the development team. The CHDF funds go towards affordable housing projects intended for households making 80% of Area Median Income or less (AMI is about $54,000/year, so roughly $43,000/year and less). It looks like 89 of the 106 units in this townhouse proposal will qualify for the funds; most likely the other 17 will be priced in the 80-100% AMI range. Like 210 Hancock and other larger projects, units typically aren’t restricted to one specific income bracket, there tends to be a mix of lower and lower-middle incomes. It also appears that Arbor Housing and Development, an affordable housing developer based out of Corning, will be partnering with NRP Group on the project. Ithaca would be new territory for Arbor Housing, whose next closest site is an apartment building in Odessa in Schuyler County.

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3. Looks like Tiny Timbers is one step closer to reality. The property at 5 Freese Road, once known as “Mt. Varna”, was sold on the 25th by Nick Bellisario to “VTT LLC” for $184,122.59. Presumably, VTT is short for Varna Tiny Timbers. Bellisario and co-owner Otis Phillips had purchased the land for $90k in 2006, and considered a couple different development plans for the site, including a 20-unit modular townhouse project for the site several years back. The land was most recently assessed at $100k. Philips is bowing out of ownership, but county documents show Bellisario and Tiny Timbers creator Buzz Dolph are co-partners in the LLC. The 15-unit Tiny Timbers project will be hosting an open house Saturday the 29th, and may be considered for final approval by the town of Dryden in November.

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4. Up on Ezra’s former farm, a hefty donation will finance the renovation of Noyes Lodge into a campus welcome center. The family of trustee Marvin Tang ’70 is donating $3 million to partially finance the creation of what will be the Marvin Y. Tang Welcome Center, pending approval by the Board of Trustees. The gift responds to a challenge grant created by mega-donor Atlantic Philanthropies (funded by Charles Feeney ’56), which offered up to $3 million in matching funds to donations towards the new welcome center – so with $6 million secured, the renovation’s financing is secured and will be able to move forward. Cornell has long considered a reception and exhibition space by the gorges, having mulled over but ultimately backing away from a plan penned by architect Richard Meier in the late 1980s. Tang, now retired, was a venture capitalist based in Hong Kong, and the regional chairman of a recruitment firm for business executives.

The Noyes Lodge, a 9,100 SF building that opened in 1958 as a womens’ dining hall, is currently used for language classes and training. Those functions would be moved into newly renovated space in Stimson Hall. JMZ Architects of Glens Falls, a favorite of the SUNY System, will be the design firm in charge of the renovation and re-purposing. The exhibition space will be the work of Poulin and Morris Inc. of New York City. Cornell plans to open the new welcome center by Summer 2018.

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5. There seem to have been some changes to the Village Solars project up in Lansing. According to the newly-uploaded planning board minutes, the site plan has been revised from 174 units to 206 units, but most of that is tied up in unit reconfiguration. Reaching out for specifics, here’s the response from Rocco Lucente the younger:

We have found that the micro unit floor plans are very, very popular and the three bedroom units have been the only units we’ve had any problems with getting rented in a timely manner (like most companies we like to be rented out by the end of Cornell’s season if possible), so we will be modifying the three bedroom floor plans to become micro units and our new junior one bedrooms, which are slightly larger than the micro unit and includes a separate bedroom and living room/kitchen area. The total number of bedrooms goes up very, very slightly and the square footage should remain relatively unchanged.”

The micro units he’s referring to are the units created during phase two, when two larger units were split into smaller units as a sort of testing of the waters – apparently it worked out quite well. It’s worth noting that three-bedroom units had the highest vacancy rate in the Danter study. We’ll see if this creates significant design changes, but one thing’s for certain, it drives up the unit count per building – for instance, Building M, slated to be built in the next phase, has increased from 17 to 24 units.

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Modern Living Rentals has started advertising units for 201 College Avenue. Business partner Visum is shooting for August 2017, which will be a very quick pace – hopefully William H. Lane Inc., the general contractor, is up to the challenge. With heat included in the rent, a three-bedroom will run anywhere from $3,250-$4,170/month, a two-bedroom for $2,170/month, and a one-bedroom with top-floor patio access will cost $1,670/month,  which puts it pretty close to the high end of the Collegetown market. The “New York City-style loft apartments”, as the ads boast, come with such building amenities as a high-end gym, media lounge, bike room, and high-end security system. Apartment amenities include full furnishings, stainless steel appliances, granite countertops, in-unit dishwasher machines, washer and dryers, 16′ ceilings, and cargo nets. Yes, cargo nets – they extend from the bedroom and over the living room, and are billed as “the perfect place to relax and study”, capable of holding up to five people. I asked architect Noah Demarest about them, and he said the idea came from developer Todd Fox, and that examples can be found on Pinterest.

Meanwhile, Charlie O’Connor’s three-bedroom two-family houses underway on Old Elmira Road will be ready by February, and come in at $2,100/month per unit.

 

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X. For those who might be interested, sign up for the Tompkins County Housing Summit can be found here. Attendance is free, and comes with a meet and greet on the night of Wednesday November 30th at the Greenstar workspace (“The Space”), and a day-long summit on Thursday December 1st (attendees can choose whether to attend one or both). It appears that there’s a wait-list already for the Thursday summit, but the Wednesday night reception still has space for new registrants.