Hotel Ithaca Plans New 5-Story Wing in First Phase

10 09 2015


The Hotel Ithaca is once again seeking to expand its offerings.

In what’s being billed as a “modernization”, owner David Hart of Buffalo-based Hart Hotels is proposing a $9.5 million project that includes a new 5-story addition to the hotel, located at 222 S. Cayuga Street in downtown Ithaca. The 2-story north and west wings of the Hotel Ithaca would be demolished. Site Plan Review documents filed with the city (link here) call for a November 2015 construction start, with the new wing opening in April 2017. NH Architecture of Rochester will be designing the new hotel wing (additional drawings of the new wings can be found here).

The construction would be the first phase of a multi-year project. Once the new wing is opened, the south wing of the hotel would be decommissioned and eventually demolished. Sketch plans presented presented at a Planning Board meeting earlier this summer indicated a second, later phase that adds three more floors on the hotel wing (bringing the new wing to eight stories), with a two-story convention center sitting on the corner of South Cayuga and West Clinton Streets.


Because of the demolitions and decommission of the south wing in favor of later construction plans, the net increase of hotel rooms is actually a decrease – from 180 down to 170 rooms.

Like several other Hart Hotels properties throughout the Northeast, the hotel has no chain affiliation, although the property was a Holiday Inn until the end of 2013. The 180-room hotel initially opened as a Ramada Inn in 1972, and the 10-story “Executive Tower” was completed in 1984.

Zoning at the site is CBD-100 (Central Business District), meaning that a proposed structure can be up to 100 feet (two floors at the least) with minimal required setbacks and no required on-site parking.


Under plans previously presented three years ago, the Hotel Ithaca sought to demolish the two-story wings of the hotel, and in their place the hotel would would build a new 9-story, 115-room tower, a kitchen addition, and a 15,000 SF conference center.

The then-$18 million project had significant local support from business owners, because Ithaca lacks the ability to host mid-size conferences and conventions (midsize meaning about 500 attendees), which sends conventioneers elsewhere. Currently, the lack of meeting space limits conferences to about 250 guests. The addition of a convention facility is seen as a major benefit to downtown retail, as well as other hotels that would handle overflow guest traffic. Convention traffic typically happens during weekdays, when regular tourist traffic is lowest.

However, the project, which was initially slated to start in November 2012, has failed to obtain financing for construction. The project applied for and received a property tax abatement for the new construction, and the Ithaca Urban Renewal Agency (IURA) even offered the possibility of a $250,000 loan if it would create a financial package that would allow the convention center to be built. But until this summer, there had been no indication of any plans moving forward.

Due to the modifications of the original plan, the county IDA will need to re-approve the tax abatement incentive package previously offered to the hotel.

Boiceville Cottages Construction Update, 9/2015

8 09 2015

Out in Caroline, work at the Boiceville Cottages siteseems to have switched gears. Since the last update in May, the blue stucco houses with teal trim have been faced with stucco and had interior and exterior finishing completed (and occupied, judging from the 20-something I saw carrying boxes into one of the houses). Work at the site is less concentrated on cottage construction at the moment, and more focused on laying out where the rest of the homes will go as the loop road circles back around to Boiceville Road/ County Rte. 114.

Three concrete slabs indicate where new cottages are likely to be built in the next few months (I feel like the blog or the Voice should do a reader poll on what colors to use next). Scattered along the rest of the undeveloped area are cleared sites with layers of dirt and gravel. These are the sub-slab bases on which future concrete slabs will be poured. Survey work was enlisted to stake out the corners of the future cottages, with poles inserted into the  to indicate the corners of the planned units. In total, there were at least a dozen bases, and over the following months they will become the next dozen or so cottages.

Schickel Construction / Schickel Rentals of Dryden is developing and building out the project. Developer Bruno Schickel’s unusual design was inspired by cottages in a storybook he read to his daughter. The construction cost of the 75-unit addition (total 135 units) is at least $7.654 million – a loan for $5.454 million was given by Tompkins Trust in April 2013, and an additional loan for $2.2 million ($2,098,479 of which goes towards hard construction costs) was granted by Tompkins Trust in April of this year. The loan granted in April funds up to 15 2-bedroom and 16 1-bedroom units, and the legal date on file for completion is May 1, 2017.

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How House Construction Works

Carey Building Construction Update, 9/2015

7 09 2015

Just a quick update on the Carey Building addition at 314-320 East State Street in downtown Ithaca. As of the end of the month, structural steel has reached the top floor of the five-story addition, though it has yet to fully build out. The lower floors have been decked with corrugated sheet metal, and concrete floor pours might already be underway on the lower levels.

Paperwork filed with the county last Friday indicates that Tompkins Trust is providing the construction loan, with a value of $4,736,000, of which the very precise figure of $4,642,554.46 is going towards “hard” construction costs. Hard construction costs leave out legal fees, permit fees, and other costs not directly related to construction. The paperwork indicates a February 2017 completion date, but that’s more of a legal date than an actual date. The addition is likely to completed early next year.

The Carey Building addition will add a third floor and 4,200 SF to the Rev business incubator (nearly doubling it from 4,500 SF to 8,700 SF), and on floors 4-7, there will be 20 apartments, most of which are studios. Local firm Travis Hyde Companies is developing, John Snyder Architects penned the design, and LeChase Construction is the general contractor.

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Belle Sherman Cottages Construction Update, 8/2015

12 08 2015

Normally, construction workers pay me no notice. This trip was a little unusual.

“Oh my God, is he taking photos of us!?”

“This is not my good side!”

“Worst glamor shots ever!”

Well noted gentlemen.

Workers from Ithaca firm Carina Construction continue on the last stage of the 29-unit Belle Sherman Cottages project just over the city’s eastern boundary line, in the town of Ithaca off the 800 block of Mitchell Street. On the first set of townhouses (lots 25-29), one gentlemen was busy cutting trim boards as exterior finish work was being wrapped up in time for the fall semester. Asked if he knew when the next modular units would arrive, he said “oh, just a couple weeks from now”. Since these photos are almost a couple weeks old now, one could say any day now, if they haven’t arrived already.

Unlike the five units already built, these will have Pacific Blue Certainteed clapboard siding instead of Autumn Red, and the garages will be in the back instead of the front. The Concrete Masonry Unit (CMU) block foundation walls are being assembled in preparation for the arrival of the Simplex modular units (covered in great detail by Ithaca Builds), which will be brought in and fitted before the leaves turn. Interior finishing and exterior work such roofing, siding. and porches will be completed over the next couple months and into the fall. The stand-alone homes, apart from whatever’s going on with lot 9, have been sold and assembled.

A quick glance at the sales records filed with the county shows a nice mix of buyers; retirees moving in from around town and from outside the Ithaca area, and a number of professionals who are making the jump from renters to owners. Prices for the homes started at around $330k, and in the mid $200s for the townhouses.

For those looking to buy in, you might have missed your chance; all the units are sold or reserved, and developer Toby Millman of Agora Homes and Development LLC says there are no current plans at the moment for another BSC-style development in Ithaca.

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News Tidbits 8/8/15: A Shocker on Cayuga Street

8 08 2015


1. As reported by several news outlets, the Tompkins County Legislature came to the surprise conclusion last Tuesday to give preference to the Travis Hyde proposal for the Old Library site at the corner of West Court and North Cayuga Streets. The final vote was 8-5.

I’ll be honest, I was shocked. I figured the county legislature would just never come to a resolution, or that on the off-chance that it did, it was going to be in favor of the Franklin Properties proposal, which had by far the most vocal support of the three proposals (the third being the unloved Cornerstone proposal for affordable senior housing). If this has been the city’s site to sell, the decision would have gone to Franklin, so I think this ordeal highlights the somewhat differing interests of the city and county. Regardless, I feel either proposal would have been successful for the Old Library site, and I am pleased to see something moving forward.

From here, the project is to move into an SEQR (State Environmental Quality Review) assessment coordinated with the city of Ithaca. The project also needs to go forward to the Ithaca Landmarks Preservation Council (ILPC) for a certificate of appropriateness. It is quite possible that the design will be changed during those reviews. Once those are approved, a sales agreement will be drawn up late this fall, the county authorizes sale around Christmas, and the actual sale of the property to Travis Hyde would happen in January 2016. If the Travis Hyde project can’t move forward and the sale hasn’t happened, then the county can authorize the Franklin proposal, which would also have to negotiate the same processes to arrive at the selling stage. In sum, a big hurdle has been jumped, but there’s a lot more that needs to happen before any shovels hit the dirt.

2. For all you would-be developers out there, here’s this week’s opportunity – since the folks that own Felicia’s Atomic Lounge have decided to focus on a new restaurant in Trumansburg, their Ithaca site is closing and the property is for sale. On the surface, you get a 1-story, 1,500 SF building at 508 West State Street for about $350,000. Dig deeper and zoning permits a 60′ tall building with no parking required. The city and county have designated the West State corridor as the place where they would like to focus denser development, and the zoning was revised in 2013 to reflect those desires. If/when the property sells, if it merits further attention you’ll see a news update here.


3. Demolition of the Chapter House’s fire-damaged walls is taking longer than expected because the owner had to apply for a certificate of appropriateness from the ILPC to approve demolition. For those that are interested in reading about how water and fire damage have structurally comprised the structure, the application bundle can be found here. Apart from the usual applications like window and roof treatments, the ILPC is also set to begin discussion of 406 and 408 Stewart Avenue, where a new apartment building is likely to be built to replace the one totally destroyed by the Chapter House (and which I wrote about here on the Voice). For those interested in attending, the meeting is at 5:30 PM in the 2nd floor conference room at Ithaca City Hall.


4. Looking at the city’s planning board projects memo for the month, August is going to have a lot og big decisions in store. Novarr’s academic building at 209-215 Dryden in Collegetown is up for preliminary approval, as is Tompkins Financial Corporation’s HQ (shown above) and the Dibella’s sub shop in southwest Ithaca. If INHS’s 210 Hancock gets zoning approvals at the Board of Zoning Appeals (BZA) meeting next Tuesday, it will be up for final approval at the August planning board meeting as well. The 12-unit “pocket neighborhood” at 215-221 West Sepncer will complete environmental review and possibly granted permission to face the BZA, and the massive State Street Triangle project will have more public discussion and review, with no decisions expected. A very busy month that will hopefully pane out to a busy construction season in 2016.

5. Looks like there’s a potential site being weighed for a new Collegetown fire station. In minutes from the Board of Fire Commissioners, the location is described as being towards Maple Avenue, on land that would either be donated or bought outright. That would place it up by the Fairview Apartments and Cornell facilities, assuming it’s not further out in Ithaca town (services are shared if I remember right). An unidentified consultant has been chosen to review the costs of selling the land in Inner Collegetown and building a new station vs. renovating the current 47 year-old property.

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5. Random house of the week turns back to 203 Pearl Street in Ithaca’s Bryant Park/Belle Sherman neighborhood. I spy with my little eye, a large garage opening, a rough-in for a door to its left, a couple of rough window spaces, and lots of roof trusses. It’s supposed to be a 1,276 SF house, but one could be forgiven for thinking the owners are just building a nice garage. The lot was separate when the neighborhood was first plated, but decades ago 201 Pearl bought the land and used it for an in-ground pool. The pool was eventually filled up, and the land subdivided once again this past spring.

News Tidbits 6/27/15: A Bad week for YIMBYs

27 06 2015


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1. Starting this off with least controversial news-maker this week – John Novarr’s 209-215 Dryden Road project, which I wrote about for the Voice here and with site plan details and SPR/render links here. The first article’s a little helter-skelter as a write-up because there was a lot of frantic 11:30 PM fact-checking going on in an effort to get the news out.

The $12 million, 12,000 sq ft proposal is smaller than Collegetown Dryden, but more importantly, the project isn’t residential; it’s classroom and office space for Cornell’s MBA program, three floors for each of those uses. That definitely brings something different to Collegetown and its mostly residential focus. With assurances given that the property will be kept on the tax rolls, the initial opposition appears to mostly be related to the design, which to be honest, is rather avant-garde and an acquired taste (not one I’ve acquired, to be honest). However, bringing 200 staff and a few hundred professional students into Collegetown would be a real asset for businesses struggling to stay open amid the neighborhood’s 32/36-week profit window.

209-215 Dryden Road is within the MU-2 zoning from the looks of it, so a trip to the Board of Zoning Appeals (BZA) seems unlikely at the moment. We’ll see what happens moving forward, this one could be a fairly smooth approvals process.

2. For a smaller developer, Ithaca-based Modern Living Rentals has been pretty busy this year. Along with 707 East Seneca Street and 902 Dryden, they have a modular duplex (3 bedrooms each, 6 total) currently under construction at 605 South Aurora Street in Ithaca city. A construction permit was issued back in 2014, according to the city planning report. The orientation is a little odd in that the new duplex is being built in front of the old home on the property, since the house is longitudinally centered but set back on its lot. Taking a guess, the intended market is likely IC students. The new units look like they’ll be ready for occupancy in time for the fall semester.

3. Here’s an interesting piece of news, courtesy of the Tompkins County Government Operations Committee – plans to sell a vacant lot to non-profit housing developer INHS. In its May minutes, the committee announced intent to sell a vacant, foreclosed parcel in Freeville for affordable housing. The property is described as a 1.72 acre parcel on Cook Street in the village, which through a little deductive searching, turns up the lot in the map above, just north of the Lehigh Crossing Senior Apartments. The minutes state that INHS is in the process of drafting up an acquisition offer for the county attorney.

Freeville is outside of INHS’s usual realm of Ithaca city and town, but INHS expanded its reach when it merged with its county equivalent, Better Housing for Tompkins County (BHTC) last December.  This might be the first new rural project post-merger. The Lehigh Crossing Apartments have 24 units on 2.3 acres, so if INHS were to build at the same density, this site would be looking at something around 18 units. Not big, but not inconsequential, especially for a 520-person village.


4. A decision to decrease sewer hookup costs in Lansing village also shares some details about a senior housing project in the works. The news comes from the Lansing Star, where the village voted to decrease its sewer hookup fee from $2,350 per unit to $1,000 for the first unit and $500 for each additional unit. Apparently the high fee was the result of the lack of a permitting process in the 1990s.

The article notes that the developer of a mixed-use request had requested a fee waiver because it would have cost $138,650 for their “59 units of senior housing”. Now it will be $30,000. Not as good as a waiver, but still pretty good. Lansing village only has one project that meets the description provided, the 87,500 sq ft Cinema Drive project covered here previously. The semi-educated guess back in May was 51 units, so the ballpark estimate wasn’t too shabby.


5. It’s official, 327 Eddy is under construction. Asbestos removal has been completed and the Club Sudz building is coming down. The Fontanas hope to have the building completed and ready for occupancy by next August. In replacement of Club Sudz’ and Pixel’s 7 units and 2,500 sq ft of commercial space, the new 5-story building will bring 1,800 of retail space and 22 new units with 53 bedrooms to the market.

Eagle-eyed readers might recall the building was originally going to be six floors, but a floor was lopped off since it was approved.



6. Updated renders for 215-221 West Spencer Street, coming right up. A little more detail on the facades, some window updates from the last version, and…well, honest personal opinion…it’s a very attractive design. Materials could underwhelm it, but as presented, it appears to be a lovely addition to South Hill. Good work STREAM Collaborative.

The 12-unit, 26-bed project plans to start construction next year. The project replaces an informal (dirt) parking lot.



7. Touching on the Old Library decision briefly, a public meeting on the two proposals will be held Monday June 29th at 6:308:30pm at Greenstar’s “The Space” (700 West Buffalo Street). Douglas Sutherland will represent Franklin Properties (first image) and Frost Travis will be presenting for Travis Hyde. Should the County Legislature decide to take another vote to see if the stalemate will be broken, the next chance will be at their July 7th meeting.

EDIT: The public meeting scheduled for the 29th has been cancelled .


8. Onto the thornier topics – Not sure what was worse this week, the reaction to the State Street Triangle project, or the INHS Hancock Street opposition. The objective, non-partisan write-up about the State Street project is on the Voice here. This and news piece #9 are opinion pieces, feel free to ignore them.

At least the State Street objections (latest renders here), I can understand the initial shock and recoil; there’s this perception that Ithaca is a small town, and this doesn’t jive with that. Regardless, by Ithaca standards it is massive, 11 stories with 289,000 sq ft of space and 620 bedrooms; if this was, say, a four-story building with an 11-story tower on the closest third to the Commons, the reaction would probably be less vitriolic (people would still hate it, but let’s entertain this thought exercise).

But that probably won’t happen. Not with this developer, or with any developer that purchases the Trebloc site. Here’s my theory why, and it goes a little more in-depth than “they want maximum profit”.

In December, Jason Fane’s 130 East Clinton project was rejected for tax abatements, and one of the reasons cited was that market-rate housing wasn’t enough of a community benefit. State Street Triangle is mostly apartments – it contains only a modest amount of retail space, with less than 13,000 sq ft it’s not even 5% of its usable space. If it were to apply for an abatement, it would likely be rejected for the same reason.

Arguably, they could try commercial office or even industrial “maker spaces”. But the market demand for office space doesn’t seem to be growing much, and industrial uses don’t tend to be a good fit in heavily populated areas. A developer could even try condos, but if developers knowledgeable with the area are hesitating, than a bank won’t hesitate to hold off on financing (aside on that – if the Old Library goes condo, other developers and financiers will view it as an experiment, or more positively, a pioneer; until it’s clear that the project is successful, don’t expect more condos in Ithaca).

However, nothing changes the fact that building downtown is quite expensive. So, being a for-profit company, if you want to build in an expensive area, you have two options to ensure return on your $40 million investment and get the construction loans you need – build as much as possible, and/or make your units as expensive as possible. If you’re a company that specializes in student housing, you’re not going to push the latter because there’s a lower ceiling on what students can afford. That would be my guess on how State Street Triangle came to be.

There are a few possibilities that might make the project more palatable to community members, such as free bus passes for tenants or a 10% affordable housing requirement within the tower (if the INHS project oppositions are any clue, this is going to be the only way to go from here on), but given the costs, those ideas just might kill the project completely. Which is exactly what some folks are looking for.

At the very least, let’s let the Planning Board do their work. If they can help change this:

to this:


Let’s see what they and the developer can negotiate here.

9. Now for 210 Hancock. Here is a project that’s been transparent, incredibly transparent, throughout their whole planning process. At first, there was little opposition. Now, it threatens the proposal, apartments, townhomes and all.

A wise man once told me in when I was preparing a piece, “There’s no point in talking about this with you, the public’s going to have issues with it either way”. At this point, I’m inclined to believe him.

I’ve read the petition, and I’ve read the facebook comments. It’s regrettable, to say the least.

A lot of the comments just seem to be misinformed. People saw the petition, thought that INHS was only building the apartments, and signed it. The petition was worded with charged and selective language. I’d like to take a few minutes out to refute and argue some of the commentary.

“there must be a safe place for children to play…”

“People need access to green space, yards and the ability to get outside directly from their living space.”

“I want my 3 year old to grow up in a neighborhood where he can safely ride a bike, play sports and walk his dog.”

You’re right. That’s why the project, as proposed by INHS and tweaked by the city Planning Board, builds a playground that blends into Conley Park without the threat of vehicular traffic (shown in the plan below). Adams Street and Lake Avenue would be removed, allowing kids living in the apartments and townhomes to go the playground without crossing any street.


“I’m a lifelong resident, and I’m frankly getting tired of seeing all these areas getting bulldozed and developed…especially when we have dozens of empty/condemned houses and buildings just sitting around!”

The rental vacancy rate is 0.5%. A healthy market is 3-5%. Further to that, if there are dozens of homes, even if they were for sale, it’s still not enough to handle the demand, which is in the few thousands.

“inadequate parking planned.”

“The parking issue is already a problem. This will only make it worse.”

“I am a Fall Creek resident and do not want this area in our neighborhood to resemble Collegetown in density or difficulty in parking.”

84 parking spaces are required by zoning, 64 are proposed. However, only 22 spaces are expected to be used by the 53 apartments. In the parking study of INHS tenants, 41% of apartment tenants have 1 car, 12% of those have two. One of the reasons why INHS’s parking utilization is so low is that many of its apartments are rented by seniors – for example, Breckenridge Place is 60% seniors on fixed incomes. With limited mobility and/or income, many don’t maintain personal cars.

In a sense, although the Cornerstone project for affordable senior housing wasn’t selected by the Old Library site, the INHS project on Hancock Street may serve in some ways as a reasonable alternative.

“We don’t owe any developer a profit on their development.”

INHS is a non-profit community developer. The townhouses sold at Holly Creek over the past year were in the $105-$120k range. For comparison’s sake, the townhomes in the Belle Sherman Cottages sold for double that, and those aren’t even considered high-end (high-end would be the $410,000 townhomes in Lansing’s Woodland Park).

The reason why construction won’t start until Fall 2016/Fall 2017, with the apartments finishing up in Fall 2017/Fall 2018, is that they are completely reliant on government grants and donations from community supporters. The townhouses won’t start for a couple of years (their time frame is 2018-2020) because funding for purchasable units is more difficult to get. Just like with the condominium debate, the government is more likely to disburse a grant if it knows there are buyers waiting in the wings. And for low and moderate-income households, far more are capable of renting versus buying. As for the rent-to-own option suggested by the petition writer, it’s speculative, complicated, and NYS/federal HUD will not provide grants for that type of property acquisition. INHS couldn’t do it if they wanted to.

“[need]assurance mixed income will be there”

It will. As I wrote in March:

“210 Hancock will have 53 apartments – the 3 bedrooms have been eliminated and split into 1 and 2 bedroom units, so the number of units has gone up but the total number of bedrooms remains the same (64). The units are targeted towards renters making 48-80% of annual median income (AMI). The AMI given is $59,150 for a one-bedroom and $71,000 for a two-bedroom. The one-bedroom units will be rent for $700-1,000/month to those making $29,600-$41,600, and the two-bedroom units will rent for $835-$1300/month to individuals making $34,720-$53,720. Three of the units will be fully handicap adapted.”

“A 54 apartment high-rise is not the appropriate place for children to grow up, low income or not.”

“It is too dense and not suited to Fall Creek or Northside.”

“I moved to Ithaca and settled in Fall Creek to live in a small town.”

For starters, it’s harder to make housing affordable if there are fewer units on the a plot of land. Secondly, because the INHS project takes lead on the city’s right-of-way (ROW) on Lake Avenue and Adams Street, the calculated density per acre is 23.6 units per acre. Cascadilla Green, one block to the north, is 20 units per acre. Also note that units are 1 and 2 bedrooms per unit; most of the houses on blocks in Northside and Fall Creek are 3 bedrooms per unit.

What probably bothers me the most are some of the comments in the online petition for INHS.

“Shame on you “Ithaca Neighborhood Housing” for even thinking of creating something that will breed trouble…”

“This is an uncivilized proposal…”

“if all on welfare, this will invite crime…”

One of the reasons I harp on affordable housing is that I grew up in affordable housing. This 147-unit mixed-income complex in suburban Syracuse. Apartment 28E. I shared a bed with one of my brothers until I was 10, and even after my mother was finally able to buy a small ranch house, we shared a bedroom until he graduated and went to college two years before I did (by that point, we had moved on up to bunk beds). My mother did what she could. We were never more than working class, but she worked hard (still does) and made sure her kids worked hard.

At least some of the comments are kind enough to be “I want affordable housing but”. Others really make it sound like that those in need of affordable housing are a contamination of the community. Those statements aren’t worth debating. They’re just hurtful.

Anyway, this might be the longest news update I’ve done, so I’m going to wrap this up and detach from the computer for a while. There may or may not be a photo update Monday night, we’ll see.

Village Solars Apartments Construction Update, 6/2015

19 06 2015

Out in Lansing, the first phase of the Village Solars Apartments is starting to allow tenants to move in. Building “A” looks to be substantially complete, with tenant vehicles parked in the gravel lot, and a guy preparing a grill session out back. The unvarnished wood siding was a bit of a surprise, but it goes well with the natural color tones of the siding. Building “B” in the middle is due to receive its first tenants around July 1st, and building “C” on the east end might be planning an August 1st move-in date, based off the dates in the rental advertisements. These dates have been pushed back from the May and June dates that were noted back in the February post, and those had already been a push back from original dates in March and April. Further pushbacks are unlikely, if only because the developers risk losing out on the large and lucrative student market, which revolves around the start of the fall semester in late August.

Building “B” still has some sheathing showing, but is quickly attaching the remaining exterior trim, and building “C”, which is the same configuration as “A”, is still bare sheathing and waterproof wrap, but all of the windows and doors have been fitted. Without looking inside, I’d imagine “B” is polishing up the last interior finishes, while “C” is still installing appliances, flooring and the like. Interior rough-in probably wrapped up during the spring.

Judging from the revised Craigslist postings, Lifestyle Properties has had some success with filling the units, with some of the floor plans sold out. The one-bedroom units will rent for $1050-$1145, two-bedroom unis rent for $1235-$1369, and three-bedroom units will rent for $1565-$1650. Prices vary a little depending on what floor the unit is on, the higher up the more it costs.

Currently, some of the land has been cleared for the next phase (2 and possibly 21, which have 41 units and 10 units respectively). I checked with someone familiar with the project to ask when phase two would begin construction, and they said that there’s been talk of starting the second phase, but he wasn’t sure when it would start.

The Village Solars apartments are a large apartment complex located in the town of Lansing off of Warren Road near the county airport. The complex takes its name from what the Craigslist sales pitch calls “their passive solar design and energy saving features”. The four-phase project calls for an initial build-out of 174 apartment units, with a second addition yet to be approved that would bring the total number of units over 300. With the third phase of Collegetown Terrace yet to start, this is currently the largest residential project under construction in Tompkins County.

The Village Solars are being developed by local company Lifestyle Properties. Lifestyle is run by Steve Lucente of the Lucente family, who have been major builder/developers in Ithaca since the 1950s. No word on the architect. Upstate Contractors of Syracuse appears to be handling the construction work.

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