210 Hancock Construction Update, 7/2016

28 07 2016

At the 210 Hancock property in Ithaca’s Northside neighborhood, site prep is taking place. The site is being graded and excavation is now underway for subsurface utilities installation (water and sewer pipes, the teal tubes stacked in the photos). INHS is conducting vibration monitoring while all this goes on, although the pile installation won’t start for another couple weeks, running foe about three weeks, mid-late August to mid September. Contractor Lecesse Construction will be installing 10-15 piles per day with a hydraulic hammer, between the hours of 8 AM and 4 PM. If the Voice’s Facebook inbox during the demolition phase this past spring was any indication, some very zealous neighbors will be providing breathless live coverage.

All in all, the contractor issue set INHS back about three months, but the grant funding is accommodating and rental agreements won’t be signed until the project is much closer to completion, late spring or summer 2017. For those who meet the affordable income brackets (breakdowns here), the rental interest form is here. The 54 apartments and the 5 rental townhomes should be ready to go by this time next year.

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Collegetown Terrace Construction Update, 7/2016

19 07 2016

Things are moving along steadily at the Collegetown Terrace site off East State Street. Building 7  snakes it way through the site, with work progressing from west to east. Furthest east, the concrete for the parking area is still being poured and cured.

A little further west towards the middle, the enclosed and finished parking area gives way to steel interior stud walls and unsheathed plywood, with only the lower floors in the middle section, but the steel stud walls and plywood have been built to the full height of the building (fully framed up) in the westernmost part.

The frame of a new skybridge has been installed between buildings 5 and 7, connecting near the elevator shaft/stairwell. Some Paradigm windows have already been fitted into the exterior. Eventually, the exterior will be sheathed, and then the exterior facade materials can be applied. It would honestly not be a surprise if the whole building is fully framed before the first snow flies.

Welliver‘s the general contractor for Novarr-Mackesey’s 247-unit project.
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Cayuga Meadows Construction Update, 7/2016

18 07 2016

Safe to say this is under construction. Work has commenced on Conifer LLC’s Cayuga Meadows affordable senior housing project on West Hill.

Cayuga Meadows is a 3-story, 58,500 SF apartment building with 68 units, 59 1-bedroom and 9 2-bedroom. The units will be available to individuals aged 55 and older, with incomes 60% or less or the Area Median Income (AMI). AMI in Tompkins County is about $53,000 per household, so a qualifying senior household would have an annual income of $31,800 or less. 7 units will be accessible to mobility-impaired individuals, and 3 units will be designed to accommodate hearing or visually-impaired occupants. Included in the plans are two covered patios, a community garden, and stormwater, lighting and landscaping improvements. 67 parking spaces will be paved behind the building.

The history of Cayuga Meadows goes back a few years, and has its share of twists. Originally, the project had been conceived as “Conifer West Hill” in 2009 as a component to a Cornell-led mixed-use development on about 36 acres of land across from Cayuga Medical Center. Rochester-based Conifer’s part in the plan has always been the same – affordable housing for seniors. But Cornell had other plans for the rest of the acreage.

In Spring 2010, there were three different site plans being floated – the consistent components were Conifer’s project, a 68-bed assisted living facility called “Terrace at Ithaca”, medical office space, small-scale retail, 106 park-and-ride spaces, and 4,000 SF for a farmer’s market. Depending on the plan, there were townhomes, a hotel school conference center, or other institutional space for Cornell. Mixed-use, definitely, but the plans weren’t that walkable, traditional neighborhood feel that the town is looking for these days – in fact, they were fairly conventional suburban sprawl. Cornell’s approach to planning was different in the late 2000s. By good fortune, Ithaca Builds locally hosted a copy of those site plans here.

For a combination of reasons (financial feasibility, changing priorities), Cornell ended up shelving its plans. However, it would be incorrect to say the university isn’t still interested in the site – they recently bought the house at 1250 Trumansburg Road, whose property had been awkwardly carved out of the rest of the site in a subdivision long ago. In the 2010 plans, Cornell had to plan around the house, not to mention worry about the occupants complaining about Cornell’s plans. So when it came on the market and sat for a couple months, the Big Red decided to pick it up in June for $157,000, probably on the belief that it could pay off through easier site planning and development down the line.

While Cornell filed away their plans, Conifer continued with theirs since the university was still willing to give them land as long as they built affordable housing. Originally, it was conceived as 72 units when it first received preliminary approval in April 2012, but was trimmed to 68 when final approval was granted in November 2013, in order to make the project a little less expensive, and provide a little more space to the community garden. Between preliminary and final approval, Conifer also had to apply for rezoning (Medium-Density Residential to Multiple Residence in May 2012), zoning variances (June 2012, for height and building setbacks), and public works approval for utilities services to be installed.

Then came another few years’ wait while financing was being secured. As covered on the Voice, affordable housing grants are very competitive, so it often takes multiple rounds of applications before a project is finally given grant money. In Conifer’s case, the last piece of the puzzle, tax-exempt bonds, didn’t come through until late January 2016. Cayuga Meadows is a $14.9 million project – about $8.3 million comes from NYS Housing Finance Agency bonds, and another $6.3 million from Community Development Block Grant (CDBG) funds. First Niagara Bank provided the Letter of Credit for the bonds. The project will pay taxes.

With the funding in hand, Cornell and Conifer formally agreed to a subdivision of Cornell’s land – 4.9 acres for the senior housing, and another acre for the Right-Of-Way for the new road. Cornell and Conifer had to agree on a few choices for new road names, which they submitted to Ithaca’s Codes Enforcement Director (Bruce Bates), who checks with the county to make sure there are no issues with the choices, and then the three parties agree on a final selection. Cayuga Meadows’ address will be “108 Aster Lane”.

There’s yet to be a color render hosted online, but the exterior will use fiber cement siding – Certainteed “Savannah Wicker” Dutch Lap Siding and “Cypress Spruce” cedar-like shingle siding. For the sake of examples, the Belle Sherman Cottages and Stone Quarry Apartments have also used Savannah Wicker fiber cement. The roof will be Timberline “Weathered Wood” shingles.

At the project site right now, work is underway on the foundation. The building’s footprint has been cleared, the foundation is excavated, and footers are poured for where the concrete will transfer the weight into the ground. Wooden forms are built along the perimeter for the stem walls, rebar is laid for reinforcement of the concrete, and the concrete is poured and left to harden (cured). Once the concrete has had a chance to harden, the forms are lifted off and work moves onto the next section. The building will be a slab-on-grade foundation, so no worries about excavating a basement here.

As a side note, it seems fitting that the residents with east-facing windows will have some pretty fantastic views of Cornell.

Through a joint venture with Conifer, LeChase Construction of Rochester will be serving as general contractor. The excavating has been subcontracted out to Neally-DeJong Excavating of Corning, and concrete work to Architectural Concrete Plus of Dundee (Yates County, northwest of Watkins Glen). Thanks to “Drill Deep” for the clarification.

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News Tidbits 7/9/16: Land Ho

9 07 2016

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1. Starting off this week, a couple of new pieces regarding Ithaca’s waterfront. First, the city’s chances of picking up some prime waterfront real estate at a low, low price are gone, though not any fault of their own. Readers might recall that back in late May, the properties were about to be foreclosed on for unpaid taxes, and the county was discussing selling the parcels, worth over $630,000, to the city if the city paid off the $42,844 tax bill. Pretty sweet deal for the city, right?

But the owner, an LLC that has held the parcels since the late 1990s, managed to pay off the tax bill and an attached penalty fee, which means they get to keep the land. So, if the city had any plans for those parcels, they’ll be filing those away for a long while.

2. However, it looks like several properties are being put up for the sale in the city’s West End near the Waterfront. Local realtor Brent Katzmann has four properties listed – 321 N Fulton, a duplex on 0.11 acres for $144,800; 319 N Fulton, a single family on 0.04 acres for $109,875; 626 W Buffalo, a single family on a narrow and deep 0.15 acre lot, for $124,999; and 622 W Buffalo, a duplex on a narrow and deep 0.19 acre lot, for $134,800. The prices generally run at or up to 10% over the tax-assessed value ($130,000/$100,000/$125,000/$125,000). The currently owner is a Long Island-based LLC, led by a pair of New York City real estate lawyers, who acquired the properties from 2010-2012. Prior to them, many of the properties have been through a merry-go-round of owners over the past 10-15 years.

The properties are in fair to rough shape, and the marketing tactic being used isn’t renovation, but rather development potential. The four properties all fall within WEDZ-1a zoning, which is the city’s attempt at encouraging development on the West End. WEDZ-1a permits residential, commercial and mixed-use 2-5 story buildings, 90% lot coverage (100% if less than 50 feet on two sides – the Buffalo parcels and 319 N Fulton), and no parking requirement. The properties are not affected by the city’s TM-PUD.

The West Buffalo lots could be tough since the house in-between is owned by someone else, but deep lots and the corner of North Fulton and West Court offer some potential. Worth keeping an eye on, if only to see who they sell to.

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3. One less homebuilder around. Avalon Homes is closing up shop. The Ithaca-based company is selling off its lots and trying to wrap up the homes they have underway. Rumors abound as to why, but if firm, verifiable information can be obtained, there will be more to follow.

Avalon made its name doing stick-built built, with a focus on affordability and green construction. Avalon, a certified Living Wage employer, was the general contractor for INHS’s Holly Creek townhomes (shown above), and employed at least a dozen back in 2010.

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4. The Planning Board and the Ithaca Landmarks Preservation Commission will be conducting another joint meeting on Tuesday the 12th at 5:30 regarding the Travis Hyde Properties’ proposal for the Old Library. HOLT Architects responded to comments from the ILPC at its last meeting that the design needed to be “quiet” by submitting the revised elevations seen below.

Mission accomplished? Armchair architect comment here, but the revised design is too far the other way. There’s a joke about the color beige, coincidentally similar to the new brick, being an adjective for “dull, boring, indistinctive“. I like the previous design with its wood-like fiber cement and characterful roofline, and I wonder if perhaps a revised color palette of that design, with maybe a few less full-sized balconies, would be a happy medium.

5. As announced on city of Ithaca Mayor Svante Myrick’s Facebook page, the Namgyal Monastery Institute of Buddhist Studies will be the site of a library and museum of the Dalai Lamas, the first of its kind outside of Tibet. The facility would be located on the 28 acres Namgyal owns on South Hill at its Du Khor Choe Ling monastery complex. Architectural plans and costs are still being determined, but a quote from Ngawang Dhondup, administrator for Namgyal’s facility, says that it will be larger than Namgyal, which has been underway since 2007 and will be about 14,500 SF when completed.

All in all it’s a great feather in Ithaca’s cap, but two things to be a bit wary of moving forward are the reactions and possible opposition from neighbors to what will be a very high profile religious facility, and given geopolitical issues, the reception to the Library of the Dalai Lamas may not be so warm from some denizens of cosmopolitan Ithaca.

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6. Way back in 2010 and early 2011, when the BJ’s Wholesale club was proposed in Lansing, one of the components of the proposal was to build 12 units of senior housing on land north of the then-proposed store. The project also called for wetlands, walking trails and a bird sanctuary on the undeveloped portion of the 11-acre property. Developer Eric Goetzmann (Arrowhead Ventures/Triax Group) faced considerable opposition to the plan since it involved big box retail and was housing outside of the density corridor, but after the IDA initially voted the project down in December 2010, a revised application calling for a smaller PILOT was passed by the IDA in April 2011 (some of the logic being that the county was in a financial bind during the recession, and some increase in taxable property was better than none).

Well, the BJ’s was built and opened the following year, but the wetlands and housing have had a much longer slog. The U.S. Army Corps of Engineers in in charge of new wetland permits, and the process is a complex, arduous one (man-made wetlands are difficult to build, and the Army Corps would rather they be done right than done fast). Goetzmann teamed up with The Upper Susquehanna Coalition and The Wetland Trust to design the “Inland Salt Marsh Bank”, which was just approved by the Army Corps, and the final permits expected shortly. With the wetlands taken care of, Arrowhead can begin to look towards the housing component, which they plan to put forward later this year for a 2017 construction date. As part of these plans, they want a one-year extension on the legal construction start for the housing from the IDA. Given that Arrowhead has met the other criteria and can demonstrate proof of progress on the wetlands, this probably won’t face much opposition. But eventually, it looks as if the village of Lansing will finally get those 12 units of senior housing.

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7 It looks like the Biggs Parcel is officially listed for sale. Local realtor CJ DelVecchio was selected by the county to manage the listing for the 25.52 acres near Cayuga Medical Center. The asking price is $275,000. The land comes with a conservation easement on the northwest side due to its proximity to a stream, and the wetlands near the center would be tricky to work with, because wetlands typically can’t be developed unless new wetlands are created, which is not cheap or easy to do.

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Readers might remember that this parcel has quite a history behind it. Declared surplus land by Tompkins County, the county had set up a tentative deal for a 58-unit affordable housing complex on the property, but the deal fell through after the wetlands were discovered to cover more area than previously thought.

Neighbors, via the Indian Creek Neighborhood Association (ICNA), have tried to force the county to hold onto the land to keep it from being developed. One of the big sticking points had been whether or not the 25.5 acres would be taxable – the county isn’t especially concerned at this point if the land gets developed or not, but they have made it clear that they want to sell it to a private owner that will pay taxes. The problem is, proposals to preserve the land often dovetailed with plans to donate it to an organization like Finger Lakes Land Trust, which would render the property tax-exempt. The ICNA did end up making a closed bid for the property, but the offer was rejected.

A neighbor to the south did propose reconfiguring the property to preserve the woods and build cottages on his back lot – by adding the Biggs land, he could have built more units under the regulations of the cluster zoning. But the plan fell through due to “size and complexity”, according to the ICNA’s Linda Grace-Kobas.

The land had been valued at $340,000 before the discovery of the additional wetlands, and the revised 2016 assessment brings that down to $240,000.





St. Catherine of Siena Parish Center Construction Update, 7/2016

6 07 2016

This one’s a little tough to swing since it’s a jaunt from most of the other construction projects underway, but the drive over was worth the effort. St. Catherine of Siena Church in Northeast Ithaca is progressing with work on its new Parish Center.

The 8,878 SF, one-story building, vaguely in the shape of a cross, is being built to replace the existing one-story, 10,273 SF parish center, which was built in 1963 and designed by local architect Victor Bagnardi. Bagnardi also did Trinity Lutheran on Honness Lane, and the old county library a couple of years later. At over fifty years of age, with alterations, outdated interior layouts and with many of its mechanical and utility systems worn out and in need of replacement, the church opted to build a new structure rather than renovate the existing building. The centerpiece of the site, the 1961 church, was renovated in the late 2000s.

Plans originally approved in summer 2015 called for a 10,811 SF building with roughly the same overall shape and appearance as the building underway. However, that plan was trimmed down as a result of rising construction costs. An earlier plan by Ithaca architect Pamela Kingsbury was also shelved for similar reasons.

The project is expected to cost in the range of $3-$3.5 million, all of which must come from church funds and philanthropy. The Diocese of Rochester does allow bridge loans, but it does not allow any parish in its jurisdiction to carry long-term debt. A similar debt-free approach is also in place for the Al-Huda mosque planned on Graham Road in Lansing. Along with donations, St. Catherine of Siena used funds from a late pastor’s bequest, sale of land near its entrance, and leftover funds from previous budgets and campaigns to bring the construction project to fruition.

At this point, the foundation has been formed, poured and back-filled. Subsurface (under-slab) utilities, such as plumbing and electrical, have been laid for the new building. Framing should commence shortly.

Plans call for a late 2016 opening. Once the new parish center is occupied, the old parish center will be taken down and its footprint converted into new parking spaces to replace those lost to the construction of the new facility. The new center will be physically connected to the church, directly to the church’s west by about 40 feet.

Richard McElhiney Architects of New York City is the project architect. Local firms T.G. Miller PC (surveying/engineering work), Trowbridge Wolf Michaels Landscape Architects (landscaping), and TAITEM Engineering PC (rooftop solar panels) are also playing a role in the buildout.

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News Tidbits 7/2/16: Not the (City Centre) of Attention

2 07 2016

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1. Let’s start this off with the big news of the week – the proposal for 201 College Avenue was approved by the Planning Board. The debate was spirited, to put it most politely; catty, to use the official write-up in the Voice; and in the follow-up phone call I had with my editor, who attended the meeting with a Voice summer intern, she described it by saying “both sides were pretty awful”. I am sympathetic to Neil’s predicament, although I think it’s also a fairly unique case; I hope some sort of arrangement with the solar panels is worked out.

The observations regarding age and view of the project is actually pretty similar to a conversation the Journal’s Nick Reynolds and I had on Twitter about the City Centre project – older Ithacans often have starkly different views on density and urban development than younger residents, who tend to be more pro-density and pro-urban infill/growth. The young aren’t naive and more so than the old are obsolete; but they are products of different times. Today’s older Ithacans are the same ones who were frowned upon by the old Ithacans of their youth (the Silent Generation and the Greatest Generation), who were much more politically conservative and made up the large majority of the city’s Republicans from when Ithaca was once a contested city, and the Boomers were moving in and tilting it leftward. A sociologist could probably make a good research paper studying Ithaca’s generational views of urban environments.

Anyway, construction on this project is supposed to start in short order; funding has already been secured, and Binghamton-based W. H. Lane Inc. will be the general contractor for the $6 million project.

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2. Meanwhile, City Centre’s sketch plan was also reviewed at the Planning Board meeting. The initial reaction seems muted, gauging from Nick Reynolds’ Twitter and the lack of comment from my Voice colleagues.

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According to the sketch plan submission, the vast majority of units (240 of the 255) will be studios (120) ranging from 457-563 SF, and one-bedrooms (120) ranging from 580-754 SF. The other 15 will be two-bedroom units, eight 914 SF units and seven 1,370 SF units. All units are market-rate, with target demographics including young professionals and downsizing empty nesters. Students are allowed, though the units won’t be marketed to them. Ground floor retail will be 10,700 SF at the corner of State and Aurora. 7,220 SF fronting State Street will be “Leasing/Club Space” for building and tenant functions. The 71-space parking garage will be accessed via East Green Street, car share membership will be included in the rent, and there will be indoor bike racks.

With the mild initial reaction noted, we’ll see how the project details shape up as the summer progresses, and the board potentially launches formal project review (Declaration of Lead Agency) as soon as late July.


3. Hitting the market this week is a potential opportunity for the deep-pocketed investor/developer. The property is 2248 North Triphammer Road in the village of Lansing. The sale consists of two parcels totaling 3.42 acres – a 1.53 acre parcel with a 2,728 SF M&T Bank branch built in 1992 and holding a long-term triple-net (NNN) lease; the other, an undeveloped 1.89 acre parcel to the rear that the listing notes could be developed out into 13 housing units. The price for the pair is $2,125,000.

A triple-net lease means the tenant pays everything – insurance, maintenance and real estate taxes (formally, net insurance, net maitenance and net real estate taxes on the leased asset – the three nets).  Because of this, the rent is substantially lower than it otherwise might be. There are certain cases where a landowner might want to do triple-net – like when they’re a tax-exempt entity leasing out to a for-profit company. A quick check of the records shows the properties are owned by Cornell, and were acquired in 1953 and 1960. What the property has been to Cornell is 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 is the case here.

The county has the bank parcel assessed at $635,000, the undeveloped parcel at $140,000.  Lansing village zoning has Commercial High Traffic for the bank property, and High Density Residential for the vacant parcel. HDR zoning requires 6,000 SF of land per dwelling unit in a 35′ tall multi-unit building, and 1.89 acres = 82,215 SF, so that’s where the 13 units comes from. For comparison’s sake, single family is 12,000 SF, and duplexes 15,000 SF (or, doing the math, one could in theory carve out six home lots, or 5 duplex lots for 10 units, though with lot setbacks, the property’s triangular shape probably lowers those figures).

4. On the other end of the sales process, the former Maine’s supermarket has been sold. The six year-old, 26,146 SF building at 100 Commercial Avenue in the city of Ithaca was purchased for $4,150,000 on Thursday the 30th, by Illinois-based Agracel Inc., well above its $3.1 million assessment. Agracel is an industrial space and warehouse developer, fitting for a property once described as a “food and party warehouse”. The former Maine’s appears to be a little on the small side compared to the rest of their portfolio, but there is the possibility of expansion, or even a teardown and rebuild if they really felt the need.

Readers may recall that Maine’s closed its Ithaca store in February, which along with a closing in suburban Rochester reduced its stores from six to four.

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5. Work on the new Storage Squad facility has begun on the 1400 Block of Dryden Road east of Varna. Right now, the focus is on site clearing; the house was used by local fire departments for training exercises, and will come down in a controlled burn later this summer. The 79,000 SF storage facility should be ready for use by February 2017. One full time and a few part-time jobs will be created.

And for the record, I think that’s my middle finger.

6. So this is curious. The city recently uploaded a couple of older documents detailing development plans off of Floral Avenue on the southern tip of Ithaca’s West Hill neighborhood.

The first dates from Febraury 1992, and is a filing to create a 27-lot cluster subdivision on 4.15 acres at 452 Floral Avenue. The paperwork indicates that the intent was affordable housing, by a company named House Craft Builders. The city’s then-Planning Director, H. Matthys Van Cort, wrote a recommendation for negative declaration of environmental significance, and the project was approved in June 1992, but it never moved forward, and 452 remains vacant land today. It appears House Craft was dissolved in 2012; the officer was an architect for Ecovillage who has since retired and moved out of state.

The second is a subdivision requested by INHS in 1987. The filing requested 236 Floral Road be split into two parcels, with the intent of renovating a decrepit 236 into a for-sale affordable single-family home, and build a new house on 224. This was approved, and eventually, 236 was renovated and transferred to its owner in 1996, and 224 was built in 1994.

Now, as interesting as this all is, the city doesn’t upload decades-old subdivision files just to amuse nerds. The $64,000 question is, why were they uploaded now?





News tidbits 6/26/16: The Odd Time Out

26 06 2016

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1. In what was ostensibly the biggest news of the week, Newman Development Group (NDG) of Vestal announced plans for the Trebloc site in downtown Ithaca. “City Centre” includes nine floors total, with roughly 250 apartments from studios to 2-bedrooms, about 10,000 SF (square feet) of retail space, 3,200 SF of amenities like a business center, and an underground garage of 70 spaces (the site is zoned CBD-120, which has no parking requirement). Readers might recall that Texas-based student housing developer Campus Advantage had proposed the State Street Triangle project, but their purchase option was not renewed by the owner of Trebloc.

Looking at their portfolio, Ithaca is NDG’s odd market out – most of their projects involve suburban retail centers and chain hotels, with shopping plazas from coast to coast. A smaller division, NDG Student Living, focuses on acquiring and building student housing, with their most recent projects in Binghamton and Oneonta. Ithaca seems to be the only metro where they’ve built general housing; earlier this decade, they worked with local businessman Bryan Warren on the Seneca Way mixed-use project on the east end of downtown.

The gut reaction to Newman as a developer is that, although they’re not very accustomed to urban mixed-use, there is one market where they do know what they’re doing, and that would be Ithaca’s.

Let’s just start right off the bat with one big difference between NDG and CA – the way the news was broken. CA was caught off-guard when the Journal’s David Hill broke the news of a 120-foot building a few days before the Planning Board meeting. NDG, working with local consultant Scott Whitham, emailed the same press release to each of the three major news organizations in Ithaca, which gave them the upper hand on the way information was delivered. The Times ran their copy first with almost no additional details, the Voice came a little later in the afternoon with more details such as unit total and retail space, and the Journal’s version came in the evening with even more details, such as the 70-space underground garage, and plans for the project to pursue CIITAP, the city’s property tax abatement program.

We’ll see what happens next week. The garage, not removing the turn lane, the general housing focus as opposed to students, and an initial design by Humphreys and Partners Architects that doesn’t repulse people are all cards that NDG holds that CA didn’t. But, there will still be sizable opposition. Playing your cards correctly is just as important to a winning hand as having them.

2. It looks like Gimme! Coffee is percolating something new out in Trumansburg. Through an LLC, the local coffee chain picked up 25-27 West Main Street for $350,000 on the 20th. The building is the former Independent Order of Odd Fellows Temple, a fraternal organization which established a chapter in Trumansburg in 1839, with ties to an older fraternal organization going further back to 1818. The 19th century temple is now about 1,700 SF of retail space, and 3 apartments totaling 3,300 SF on the upper floors; recent tenants have included Life’s So Sweet Chocolates and a barber shop.

Ithaca also had a location, first in downtown, and then on West Hill from the late 1920s. The older location was demolished to build the county library in the 1960s, while the West Hill location is a mix of uses today, one of which is the Museum of the Earth.

Gimme! has had a 1,200 SF shop at nearby 7 East Main Street since 2002, but they rent the space from Interlaken businessman Ben Guthrie. Logical guess here would be, they like Trumansburg, they wanted to buy a space and stay near where they are now, this opportunity came up down the street and they went for it. The sale price on 25-27 W Main is a substantial climb from the $288,000 it sold for in June 2010; I guess they call Trumansburg “little Ithaca” for a reason.

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3. So, documents filed with the 201 College project this week were quite intriguing. First off, no action was taken at the zoning board meeting, but the developer of 201 College modified the project so that it no longer needs the setback variance or the entryways design variance. The planters were shrunk down in order to keep the sidewalk 12′ wide as requested by the Planning Board. Some additional 3-D drawings were also sent along, and site elevations and utilities plan here.

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One of the images sent along was a “future context” file of potential nearby projects in the next couple of years. This document likely stems from the Planning Board debate of just what is likely to get developed in the vicinity over the next 5 years or so. There are four massings, merely following what zoning allows.

302-306 College Avenue – “Avenue 302”, by the Avramis family. Two buildings, one of six floors, one four, possibly in the 2017-2019 timeframe. Nothing formal has been discussed since the 2014 sketch plan, but the houses currently there are leased through May 2017.

215 College Avenue – A Novarr project. All that is publicly known at this stage is that Novarr wants to start construction in Summer 2017. Zoning allows 5 floors.

202 College Avenue – 202, 204, 206 and 210 College Avenue are all Novarr properties (there is no 208), as is the adjacent 118 Cook Street, which is not included in the massing outline. The College Avenue parcels allow 5 floors, 118 Cook 4. There hasn’t been any news with these properties lately.

119-125 College Avenue – three houses (there is no 123) owned by an Endicott-based landlord. I had to put out some inquiries on these houses, and there may be a sale in the works, although nothing’s on file with the county yet. These are CR-4, allowing 4 floors, but they could be tough to redevelop because these houses are seen as potentially historic resources.

Anyway, a vote on the project’s approvals is set for Tuesday. Neil Golder has created a group called “Save the Soul of Collegetown” to stage a rally in front of city hall that evening and try and halt the plans, but the last I checked on Facebook, three of the five people going were reporters.

 

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4. Going more into briefs now, the Amici House funding plan for building a housing facility for 23 at-risk youth, and a second structure for five head-start classrooms and 42 students, was approved by the county this week. Once the sale is finalized, expect the official plans to be presented to city officials not long thereafter. Once those are approved, additional grant applications can be filed and hopefully, construction will be completed no later than 2018. According to the county’s press release, the Amici plan will create about 25 living wage jobs.

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5. Starting on the 27th, Gannett Health Services will begin to transition over to the new addition, while work begins on renovating the older wings of Cornell’s healthcare facility. This marks the rough completion of phase one, and the halfway point for the $55 million project. The Gannett webpage says the whole facility will be known as “Cornell Health” upon completion.

6. Back in November, Ithaca’s second ward saw a competitive election between candidates Ducson Nguyen and Sean Gannon. One of the big differences between the two was on development – Nguyen advocated for urban development in downtown, and Gannon thought there was too much building going on and it needed to be slowed down. Nguyen won by a hefty margin on election night.

A building loan agreement was inked next week to build a new duplex (two-unit semi-detached house) behind an existing property at 512-514 West Green Street. $330,000, Ithaca’s Carina Construction will be the contractor (expect a Simplex modular duplex). The property is bisected by zoning, with the rear falling into the State Street development corridor, so no parking is required for the new rear duplex. At a glance, it looks like a winning plan – it will be modest-sized, it’s in a walkable area, and it supplies much-needed housing. The Ciaschi family is developing the units.

The property also happens to be next door to Mr. Gannon. I’m sure he will be all kinds of amused.

 








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