Collegetown Terrace Construction Update, 3/2016

26 03 2016

So there are really two sets of photos here. The first set contains photos that I’ve taken from outside the fence. The second set of photos are from inside the fence, and come courtesy of Nick Robertson and Jocelyn Garrison at Welliver, the general contractor in charge of the project. Their photos are much more visually telling than mine, and a big thanks goes out to them both.

Currently, work is focusing on drilling piles, and forming and pouring the foundation walls. In some sections, foundation walls are being formed. Concrete pours as liquid and dries into a hard solid; forms are a solid barrier (typically wood or durable plastic) that simply forces the concrete to dry in the shape it’s supposed to. After the concrete has been poured and dries into the desired shape, the forms are removed and moved down to the next section. Work on the foundation walls appears to be progressing from west to east along the excavated and pile-driven footprint for building 7.

If you look closely at the Welliver photos, you can see the steel wire mesh that will be embedded in the concrete and provide stability for the walls. The additional steps on the forms may have to do with stepping the foundation up along the slope of the site.

20160319_154015 20160319_154025 20160319_154036 20160319_154053 20160319_154416 20160319_154420 20160319_154432

Set two:

welliver_ctown_0316_1

welliver_ctown_0316_2

welliver_ctown_0316_3

welliver_ctown_0316_4





News Tidbits 1/30/2016: A Doozy of a Week For All the Wrong Reasons

30 01 2016

I’m not going to lie – this was a rough week. For those who like old buildings, the city tore down 404 West Green and 327 West State this week. For those who are consider themselves eco-activists, Black Oak wind farm is on life support. State Street Triangle is likely cancelled, the Printing Press Lounge is off the table, Cornell continues to pour most of its attention on its new New York City campus, and a grocery store and a downtown shop are closing their doors and putting people out of work. There have been better weeks for news round-ups.

state_st_triangle_v6_1

1. State Street Triangle isn’t dead per se, but it’s indefinitely stalled. I think the best headline goes to the Ithaca Times since they’re the most accurate. From chatting with planning consultant Scott Whitham, who’s involved with the project, it sounds like the impasse is the result of Campus Advantage wanting to pay less for the site since they can’t build as large of a project, which would decrease their revenue. The contract for the land purchase from Greenstate Properties/Trebloc Development (Rob Colbert) was up for re-negotiation after the December expiration, but neither side wants to budge on what they feel the price should be. So nothing can move forward without a deal between the two parties. I reached out to Colbert Wednesday, but the secretary paused for a minute and then said “he’s, uh, busy in a meeting, care to leave a message?” So he’s probably not going to say anything further.

Could it move forward? Possibly, it could be revived if a deal is made. But as things are, it’s stalled and it’s outside the control of any community group or government authority. It’s definitely a shame from the standpoint of Ithaca’s worsening housing crisis because it’s less that will be entering a market flooded with students, people moving here for work, and wealthy retirees who have apparently decided this is the Asheville of the north. And given the battles of “structural racist gentrification” and “uncivilized crime-producing trouble-making affordable housing“, where everything is accused of being one or the other, I’m not especially hopeful at the moment.

416_e_state_v2_1

2. Now for something that is definitely dead in the water – The Printing Press Lounge. Developer Ben Rosenblum had wanted to put a jazz lounge in a 7700 SF industrial warehouse at 416 East State Street, but neighbor objections to noise and traffic proved a little too much for the Board of Zoning Appeals, whose members appeared unlikely to support necessary variances for the vacant facility. So the developer pulled the lounge proposal, but the office space and apartment are still under consideration.

canopy_comparo_elevations_new_1

3. Also from the same phone conversation as State Street and Printing Press – the Canopy revisions were approved, so at least there’s a good chance that will be breaking ground this Spring. The Chain Works review schedule was also approved, although given the couple emails from the Voice article, the public review period is going to be groan-inducing. One of the letters commanded that nothing should be done there and it should be kept as is because it encourages traffic and “its density is ruining Ithaca”. They might have meant size, but density is a buzzword at the moment. Apparently, they also overlooked the fact that it’s already built and won’t be fully cleaned of toxic chemicals until a reuse plan is in place. The development team will have to respond to all of these comments, perceptive or not.

4. In real estate sales, an LLC in suburban Corning picked up the former Tim Horton’s and Cold Stone Creamery space on Elmira Road. 0.74 acre 407 Elmira sold for $640,000 on January 22nd. A little research into the rather exotically-named “Armiri LLC” shows that they were previously registered at an address home to an Econo Lodge, and that the owners have about 70 or so other LLCs related to hotels and the hospitality industry. A little more digging, and the owner turns out to be Corning-based Visions Hotels, a developer of suburban chain hotels with location from Albany to Buffalo. So if I were to make a guess, the five-year old Tim Ho’s building won’t be long for this world, and a suburban hotel is likely to rise in its place in a couple years. But we’ll see what happens.

5. Meanwhile, just up the road, Maines will be shutting down their store at 100 Commercial Avenue. The 26,146 SF building was built for the Binghamton-based grocery chain in 2010. February 7th will be the last day. Although there don’t seem to be any figures online, the move will likely put at least a couple dozen people out of work. A phone call and email to Maine’s asking for employee totals and reasons for closure were not returned.

ctown_terr_phase3

6. Let’s talk about money. The construction loan docs for Collegetown Terrace Phase III were filed with the county this week. The price? A cool $39.25 million, from PNC Bank. That’s just for 247-unit, 344-bed Building 7. Previously Valentine Vision Associates LLC (John Novarr/Philip Proujansky) received $50 million on 8/22/13, $50 million on 7/1/2014, and $50 million on 11/20/14. Do the math out, and $189.25 million in loans is a lot of money. Then again, this is also a 1,200+ bed project.

The latest loan docs require an opening by fall 2018, but expect it to be about a year sooner than that, August 2017.

chapteR_house_reconst_v4_2

7. The Ithaca Landmarks Preservation Council has approved the Chapter House plans. All that’s needed at this point are the Building Department permits, which are technical and just require that everything will be built up to code. Things are looking good for that February construction start.

hughes_cornell_3

8. Something to look forward to at next month’s Planning Board meeting – further discussion of Cornell’s renovations to Hughes Hall. Planning Board Presentation here, drawings here, Site Plan Review application here. KSS Architects, with offices in Philadelphia and Princeton, will be in charge of design. KSS has been to Cornell’s campus before, having designed some of the Hotel School additions and part of the previous phase of law school renovations. Local firm TG Miller is handling the engineering work. The project is expected to cost $10.2 million and construction would go from June 2016 to July 2017.

Quick refresher, the plan is to renovate 4 floors of what were previously student dorms into academic office, admin and student organization space. Cornell anticipates about 200 construction jobs will be created, but nor more than 80 at any one time, and 20-40 on-site most days. No new permanent jobs, limited visibility, and minimal transportation/ground impacts will limit much of the customary Planning Board debate.

cornell_tech_v2

9. Meanwhile, New York City outlets are reporting on the progress of Cornell’s massive new tech campus in New York City. The Real Deal is reporting Snøhetta, an Oslo/NYC architectural firm, will design the Verizon Executive Education Building. The other three buildings underway are the Bloomberg Center, The Bridge, and CornellTECH Residential, which are the work of Morphosis Architecture, Weiss/Manfredi Architecture, and Handel Architects respectively.  300 students and 200 faculty/staff  will move into the new 26-story dorm by August 2017. Verizon paid $50 million for their naming rights, and billionaire former NYC mayor Michael Bloomberg paid $100 million, making up a sizable portion of the $590.6 million donated to Cornell over the past year. Once the initial wave of construction is complete, it’ll be worth seeing how donations break down – years ago, MetaEzra noted that Weill Medical received an outsized proportion of charitable giving.

Not to go all conspiracy theorist, but there are times when Living in Dryden blogger Simon St. Laurent’s thought piece seems uncomfortably relevant.

arpt_pk_1

10. At the county’s PEDEEQ Committee meeting Friday (PEDEEQ being the acronym for the unnecessarily long Planning, Economic Development, Energy, and Environmental Quality Committee; agenda here), the county did two things worth mentioning here. One, they awarded the $35,000 airport industrial park feasibility study to the team of Clark Patterson Lee of suburban Albany, and Saratoga Springs-based Camoin Associates. Two, they passed a resolution calling for “the Timely Development of the Black Oak Wind Farm” project in Enfield.

The Black Oak opposition really seems to have picked up momentum after one the major landowners involved with the project pulled out. Neighbors in the area are actively attacking the project by calling it a danger to human health and a destructive environmental menace financed by wealthy out-of-towners (a shot at Ithaca), and the wind farm’s executive board is struggling to address these accusations in the revised environmental review due to be completed in April. For the local eco-activist crowd, this is an unwelcome and unusual position to be in because more often than not, they’re the ones opposed to development. The county legislature, which has several green activists, is doing what they can by giving verbal support, and a subtle sort of wrist-slap to the opposition. Dunno if it will work, but we’ll see what happens this spring.

elmira_savings_v1

11. Here’s the sketch drawing for Elmira Savings Bank’s new West End Branch at 602 West State Street. It would appear the plans call for a modern addition to the north side of the building, and renovation of the rest of the two-story restaurant into office/service space. Local companies TWMLA and HOLT Architects are handling the design.

According to the Twitter feed of the IJ’s Nick Reynolds, the building plan was received well enough at the Planning Board meeting, but the rest of the plans call for demo of the other buildings, including the affordable housing that had some folks up in arms, for a parking lot. That didn’t go over very well. Demolition of low-cost housing for parking is going to be about as welcome as a Hitler costume at a bar mitzvah. Expect another trip to the board with some revised plans.

12. The Dewitt Park Inn is for sale for $950,000. Owners Tom Seaney and Nancy Medsker are selling the property they purchased for $320k in January 2012 and renovated into a high-end bed and breakfast. The two were vocal advocates for the popular though foregone Franklin/STREAM condo proposal for the Old Library site, although Medsker didn’t do the debate any favors when she decided to trash her rear neighbor, senior services non-profit and Travis Hyde project partner Lifelong in a letter to the Ithaca Journal. The county has the Dewitt Park Inn assessed at $575,000.

st_catherine_v2
13. Nothing too exciting for the town of Ithaca planning board agenda next week. The town’s planning board will choose whether or not to sign off on the review schedule for Chain Works, and they have to re-approved plans for a smaller parish center at St. Catherine of Siena in Northeast Ithaca. According to the provided docs, the parish center has been reduced from 10,811 SF to 8,878 SF due to rapidly rising construction costs (seems to be a common refrain these days).

 

 





Collegetown Terrace Construction Update, 1/2016

17 01 2016

Being a 247-unit, 344-bed project means a lot of earth has to be moved before anything starts to rise from the ground. As a result, the project is undergoing the necessary if not exactly glamorous step of excavation for Building 7. All three phases combines have an estimated construction cost in the range of $70 million. The impression I’m getting from here is that when the time comes, foundation forming and pouring will begin from the west side and slowly make its way east, and so the west side of the curvaceous apartment building will be further along the east side at a given time during construction (similar to how it played out with Buildings 5 and 6 during the previous phase). Local development company Novarr-Mackesey plans to have the apartment building ready for tenants by August 2017.

20160109_132637 20160109_132711 20160109_132725 20160109_132743 20160109_133206 20160109_133401 20160109_133413 20160109_133535 20160109_133627

From December 2015:

20151205_091839 20151205_091917 20151205_092046 20151205_094226 20151205_094229 20151205_094237





Collegetown Terrace Construction Update, 11/2015

10 11 2015

Well, this one can finally be counted as “underway”. Site prep has begun for the last building at the Collegetown Terrace site, on the 900 Block of East State Street south of Collegetown. Being just a few weeks underway (work commenced in late October), the primary tasks in the short-term are clearing the site and building shoring walls (the steel H-beams with wood lagging). The H-beams are drilled or driven in at regular intervals, and hold the soil back while the foundation is excavated. This building is going to have a deep foundation and a large footprint, so foundation work is likely to take a while, we’ll be well into 2016 before steel starts to rise from the ground.

The last phase of Collegetown Terrace (Phase III) is expected to be completed by August 2017. Phase III will focus on the construction on the last building, #7 (formally known as 120 Valentine Place), a long, curving building very similar to  the completed Building #5. Funding for the new building comes from part of a $50 million loan extended to developer Novarr-Mackesey in 2013 by Pittsburgh-based PNC Bank, and revised in December 2014. As this project demonstrates, even though a proposal might be approved, it can take years for something to actually get off the ground — if ever. Initial approvals were granted all the way back in 2011.

Building 7 is expected to have 247 units, and 344 bedrooms once it’s completed. About 80 of the units will be set up “dormitory-style”, where all tenants get their own bedroom and bathroom, but share kitchens and community lounge spaces. Novarr-Mackesey had found after the previous phases were completed that parking was only being utilized by 50% of tenants, so rather than build a floor of parking that would more than likely go unused, the firm applied to the city Board of Zoning Appeals for a parking variance (652 spaces for the whole complex, which is 51 less than required by zoning) to change one floor of parking planned for Building 7 into the “dorm-style” living space. The variance was granted by the BZA in Spring 2014. The dorm-style units are expected to rent at half to two-thirds of the cost of a studio unit, and to appeal to graduate and professional students on a budget. The current layout calls for parking on the first floor, then the dorm floor, then regular studio-3 bedroom units on floors 3-6.

With this project underway, it’s the single-largest residential building under construction in Tompkins County. Hopefully, one that will make a dent in the city and county’s housing crunch.

20151108_131029 20151108_131142 20151108_131223 20151108_131447 20151108_131708 20151108_131713 20151108_131746 20151108_131750 20151108_131756 20151108_131944 20151108_132024 20151108_132033 20151108_132045 20151108_132141 20151108_132223 20151108_132236 20151108_132320

ctown_terr_phase3

 





News Tidbits 10/25/14: It Seems Expensive Because It Is

25 10 2014

belle_sherman_townhouses_2

1. I always appreciate it when people respond to my emails. On a whim, I emailed the realtor in charge of the Belle Sherman Cottages to see which ones were underway with sales, and what the time frame was. She forwarded the request to the developer, Toby Millman of Agora Homes and Development LLC, who wrote back to say that as of the 17th, the front-loading garages on lots 25-29 (render above) were being marketed, and three of the five have been sold. They are planning for an April 2015 completion for those five, with the modules being set into place next year (some site prep work may occur this fall). The five townhomes with the back-loading garages are not being marketed just yet. Who knows, with most of the homes being sold and several under construction, the entire project could be complete by the end of 2015.

2. Oh geez. An Irish-themed Hooters is coming to Ithaca. According to the Post-Standard, Tilted Kilt, a “Celtic-themed sports pub”, is looking at a restaurant for Ithaca. The Syracuse location due to open next month will be 7,000 sq ft, I expect an Ithaca location would be similarly-sized. The chain already has a location in Watertown, and has plans for a Utica restaurant as well. Basically, any city over 30,000 roughly within an hour’s radius of Syracuse. Here’s the chain’s website, featuring a woman preparing to make out with a hamburger. I’m sure the fratty frat boys at Cornell are getting excited. Placing bets on whether they go for Lansing or southwest Ithaca.

carey_rev4_3

3. Per the IJ, The developers of the Carey Building expansion are asking for a tax abatement from the city via the CIITAP application. A primer on CIITAP applications can be found here at the Ithaca Voice; a number of projects in the city’s “density district” have used them in recent years as a way to offset high development costs in downtown and West End. Recently, Jason Fane made news for pursuing a tax abatement via CIITAP for his project on East Clinton Street. The standard abatement is 7 years, with 90% of the increased value being offset in the first year. In this case,the building was assessed in 2014 at $475,000. The new construction will cost $4.7 million according to the IJ, but it says $1.6 million in the city’s site plan application; that gives us assessed values in year one of $945,000 if the IJ is right, or $635,000 if the SPR is still accurate. The abatement tapers off through the latter six years. As with Fane, I suspect Travis Hyde Companies is pursuing an abatement simply because they can, they meet the qualifications so carpe diem. The wide difference in the IJ and SPR numbers could be an indication of rapidly rising project costs. Regardless of reasoning, this definitely isn’t going to do the developers any favors when it comes to community relations.

ctown_terr_phase3

4. Maybe the Novarr interview in the Voice will have run by the time this runs; maybe it won’t. Just in case, straight from the developer himself, Phase III/Building 7, with its 247 units, is planned for a late 2015 construction start, with completion in the summer of 2017. It’s a long construction period; it’s also a very big building.

ctown_crossing_rev2_1

5. From the Cornell Daily Sun, it’s expected that rents at Collegetown Crossing will be around $1,000, per month, per tenant. Students in Cornell’s Student Assembly aren’t exactly pleased, since that number far exceeds even what most Cornellians can afford (but don’t worry; with student population growth far outstripping supply, there’s enough demand for student rentals, even in the luxury segment, that this place will fill up to capacity as soon as it opens). Welcome to Ithaca’s severely under-supplied rental market; open your wallets wide, boys and girls.

It just occurred to me that since I wrote the enrollment column last year with 2012 numbers, I glanced at the 2014 numbers on the University Factbook. Now it’s 21,850, an increase of 426 students in 2 years, and in pace with the 2002-2012 period. 234 of that 426, 55%, were grad and professional students.

There are a number of factors for why it’s so expensive – land values in Collegetown are high, construction labor is expensive because Ithaca is off the beaten path, taxes are high, and the new Collegetown zoning doesn’t allow Lower to build out the rear portion as he initially intended, forcing him to keep the building’s rear flank at 4 floors instead of 6 (the zoning is also what allows him to build in the first place, since it removed the parking requirement).

Let me be clear. Unless something is done to reduce demand or increase supply, this will become the norm, and Cornell students of modest means will be placed in an increasingly precarious situation with the cost of housing. Just like the rest of Ithaca.

6. To wrap things up, here’s looking into the agenda of next week’s Planning Board meeting (and what will probably comprise my mid-week posts). Purity, The Canopy by Hilton, Chain Works, 114 Catherine, and the 15,700 sq ft retail building on the Wegmans pad site. Only the Wegmans parcel is up for final approval.

114_catherine_rev2_1

114 Catherine comes to the board with one major change – the front entrance was moved from the corner to the middle of the front facade. Still 17 bedrooms in 3 units.

As for new projects coming up for sketch plan, we technically have three. As much as I was looking forward to it, Ithaca Gun is not one of them, but I’ll keep my fingers crossed for next month.

402_s_cayuga_st_1

The first is 402 S. Cayuga Street. Eagle-eyed readers will recognize this as INHS’s 4-unit townhome project.

100_2092

The second is Cornell – Upson Hall renovations. Cornell stuff is easy enough to find, they publish veritable novels about projects once they’re cleared by the Board of Trustees. Upson renovations sound like they’re mostly internal work with a facade update. I’m more interested in the proposed biomedical building they have yet to roll out designs for. The Upson renovation is supposed to cost $63 million, so maybe there are additions involved; the new biomedical building, $55 million. The firms involved look to be LTL Architects, Perkins+Will, and Thornton-Tomasetti. In other words, modern glass and steel box, looking for LEED Gold. No renders yet, but I’ll post ’em when I see ’em.

101_4858

The last of the trio is yet another Collegetown project – 302-306 College Avenue, an address which consists of the three architectural stunners above. I’ve been patiently waiting for a proposal here (though to be honest, I’m kinda partial to 302, second from the left). John Schroeder from the Planning Board has wanted a proposal here for years. They sit in an MU-2 zone – 6 floors, 80′, no parking required. All three are owned by the Avramis family, Collegetown’s third-largest property owners. More interestingly, rumor has it that the buildings they own contingent to 302 College on Catherine Street, which are CR-4 zoning (no parking, 4 floors), are involved as well. So this could be a fairly substantial project. My money is on Sharma Arch being involved, since they are Avramis Real Estate’s usual architect-of-choice. I figured that the M&T Bank on the 400 block would get torn down first, but this is no big surprise, the Avramises have been fairly active in redeveloping their properties.





The Collegetown Construction Boom

12 07 2014

6-29-2014 163

Building off of some of the work I’ve done with Jeff Stein over at the Ithaca Voice, this will be done in the form of an explainer.

1. What do you mean by “construction boom”?

Housing proposals have increased in the city of Ithaca in the past couple years, and in no place is it more apparent than Collegetown. The recent proposal for 327 Eddy Street brings the total of proposed developments to five – 327 Eddy, 205 Dryden Road (Dryden South), 307 College Avenue (Collegetown Crossing), 140 College Avenue (the John Snaith House addition), and 202 Eddy Street (a reconstruction of a house that burned down). As proposed, the projects would add 86 units and 223 bedrooms to Collegetown proper, a level of development not seen since before the October 2007 development moratorium.

2. Moratorium? What’s that, and why did Ithaca vote for one?

In its basic definition, a moratorium is a temporary ban on an activity. In Ithaca’s case, a moratorium on all new construction was voted into place by the Common Council for what was traditionally defined as the Collegetown neighborhood. Construction already approved could go forward, but no projects in the neighborhood could be reviewed and approved until the moratorium was lifted. The moratorium was originally for 12 months, then extended to 18 months, finally lifting in April 2009. One might have expected construction to take off at that point, but it didn’t, for the same reason the moratorium was put into place – design and implementation of a new zoning plan for Collegetown, sometimes called the Collegetown Vision, and later, the Collegetown Urban Plan and Conceptual Design Guidelines.

3. It took them seven years to update the Collegetown zoning?

Well, if you count from the time the initiative was announced, it was actually eight years. Initially came a public meeting period from 2006 to 2007 to design an implementation strategy (you could joke they had a meeting on how to set up meetings). Then they selected Goody Clancy, a Boston-based urban planning firm, to design the guidelines based off city and market needs, and public input. When the plan came out in late 2008, a number of local officials and public members were unhappy because they felt it made Collegetown too dense, so they counteracted and endorsed a plan in August 2009 that reduced the proposed zoning, placed emphasis on annual payments in lieu of parking, and instated community incentives to allow for taller structures. For instance, at the corner of College and Dryden, the Goody Clancy plan called for 90′, and the revised plan called for 60′, with 75′ if special incentives were met, like hotel rooms or community space. If you’re really interested, you can view a 239-page PDF that shows the two plans here.

At this point, many of the major property owners in Collegetown were incensed by the complicated zoning plan and balked at having to pay for parking that many of their tenants wouldn’t use. The landowners ran to their lawyers, and faced with an insurmountable legal challenge, the city was unable to affirm their endorsement. For $250,000 in fees and costs, there was nothing changed from when the vision statement was written, because no one could come up with a compromise.

6-29-2014 158

4. Then why are we seeing a building boom if there was no zoning change? Or did the city actually come up with a plan?

In fact they did. One of the biggest changes to the plan over the past few years was the exploration and adoption of form-based zoning. Traditional zoning focuses on use – residential, industrial, and so forth. Form-based zoning focuses on the design of the structure – how tall it can be, should it have street-level retail, porches, window size, setbacks, and so forth.  There have been many meetings to work out the details, but eventually, a form-based plan was developed. I’m not going to bore you with the zoning details, but if you’re interested, I did a write-up here, and you can find a copy of the new zoning plan here. Perhaps the key detail to developers was that for the most densely zoned parcels, parking would no longer be required. In an area of extremely high land values like Collegetown, that makes all the difference.

5. So you’re telling me this came down to parking?

That was a big part of it, yes. Also, because the zoning’s been in flux for so long, a lot of developers who wanted to build were holding off because they weren’t sure if they would end up spending money designing and planning something that would be prohibited by a change in zoning. Once the new zoning was adopted this past March, it created an attractive, stable structure for those inner Collegetown parcels, and developers have responded in earnest.

6. Whoa, hang on. I’ve seen that huge Collegetown Terrace project going up on East State Street. Why aren’t you counting that?

Because it falls just outside what’s considered to be Collegetown, and was never affected by any of the zoning debate. Not to say that the project wasn’t controversial, but that’s another story.

ctown_bounds





Making Room(s) at Collegetown Terrace

21 02 2014

7-26-2013 018

Here’s an interesting concept coming out of Collegetown Terrace: A proposal to exchange some of the interior parking for more housing. This info comes courtesy of the city of Ithaca, which will have to grant a zoning variance in order to let such a change proceed.

The last phase of Collegetown Terrace (phase III)  is slated to begin later this year, with construction complete by summer 2015. Phase III is supposed to focus on the construction on the last building, #7 (formally known as 120 Valentine Place), a long, curving building very similar to  the currently underway #5. The whole complex as-is provides 1177 bedrooms and 699 parking spaces (5 more than legally required). However, the developer (Novarr-Mackesey) has noted that only about 50% of tenants utilize parking, which means about 100 will go unused (guest parking tends to only make up a very small % of lot use). They have put forth a rather unusual proposal where the second floor of parking for building 7 would instead be 80 units of dorm-style housing: all tenants get their own bed and bath, but share kitchens and community spaces. After reconfiguring some two-bedrooms to three-bedrooms, the net gain of units is 69 (from 178 to 247 in Bldg. 7).  The current buildings, #5 (112 Valentine, 167 units) and #6 (113 Valentine, 71 units) would be unchanged. Zoning calls for 703 parking spaces in the new setup, the develop wants to put in only 652, which they claim it would still result in 50 underused spaces. So here we are. I know even the regulated 9 additional spaces for 80 more units seems a little unbalanced, but the unit reconfiguration and the small square footage of those “dorms” allow it to be so. Changes to the exterior are expected to be minimal.

At a glance, this is a nifty idea – the dorm units are expected to rent for about 50-67% the cost of a typical studio or one-bedroom in the complex (which looks to be around $1000, so $500-$670 for these). Since Collegetown Terrace mostly appeals to wealthier echelons, this sort-of mixed-income aspect is appealing, and it gives a different group of landlords increased competition for tenants; also, it makes for a denser parcel, and does a favor to those seeking to buoy business in Collegetown, and avoid more home-to-rental conversions. However, I doubt the neighbors will be amused (some are not fans of having so many college students gathered in one complex), and the parking discussion (which so far is based only off “experience”) will be reviewed with a figurative magnifying glass. I feel like this project could be a major test-bed of the city’s evolving views on parking requirements.








Follow

Get every new post delivered to your Inbox.

Join 218 other followers