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.

20150727_102705 20150727_102720 20150727_102735 20150727_102743 20150727_102801

20150727_102942

belle_sherman_townhouses_1





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

8 08 2015

travis_hude_libe_libe_v3

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.

chapter_house_1905

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.

tfc_v3_1

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.

20150727_102527 20150727_102600

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

cornell_novarr_1

cornell_novarr_2 cornell_novarr_3

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.

cinema_drive_1

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.

327_eddy_rev3_1

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.

215-221_spencer_v3_1

215-221_spencer_v3_2

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.

oldlibe_franklin_proposal

travis_hude_libe_libe_v3

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 .

state_st_triangle_v2_1

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:
hampton_new_1

to this:

canopy_hampton_rev4_1

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.

inhs_pride_playground

“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.

20150613_171008 20150613_171012 20150613_171016 20150613_171053 20150613_171106 20150613_171248 20150613_171254 20150613_171316 20150613_171331

village_solars_2

village_solars





Belle Sherman Cottages Construction Update, 6/2015

16 06 2015

At the Belle Sherman Cottages project site, the first five townhouses (lots 25-29) have had their modular units delivered and craned into place. Waterproofing sheathing can be seen on some of the dormers where the “Autumn Red” and “Savannah Wicker” Certainteed clapboard siding has yet to be installed. and some of the front-facing garages still have unsheathed plywood showing, with rough garage openings. taking a guess, it looks like the work crews are working from north to south (29 to 25) on the two-bedroom townhomes.

The units have a slightly staggered elevation, with the units decreasing a few inches as the row progresses southward. The change in profile makes each unit a little more visually distinct.

A couple walking by as I was taking photos pointed out how curious it was that only the center unit, lot 27, has a rear deck. But, optional features are optional features; que sera sera.

Next to lots 25-29 are the lots for the second set of townhouses, 20-24. The foundation for those homes has been excavated, and at some point soon, the water will be pumped out, footers poured, and the CMU block foundations will be laid for the new units.

On the other side of the property, the last of the marketed homes is under construction. Lot 11 is a “Classic Farmhouse” with Autumn yellow siding and the usual white trim. The four Simplex modular units have been delivered and hoisted onto the foundation (Jason at Ithaca Builds offers a great rundown of the modular units here). Over the next few weeks, the house will be sided, the interiors will be finished out, and the porch and remaining trim will be attached.

The first set of townhomes should be ready for occupancy this summer, and the second set might be ready by August but that seems like a stretch; I’d wager that early fall is more likely. One more single-family house, lot 9, is due to be marketed and built at some point in the near future; the project will then be fully built out, about 3.5 years after the model house was built.

The Belle Sherman Cottages project on East Hill consists of 19 single-family detached homes and 10 townhouses, developed by Skaneateles-based Agora Development and built by local company Carina Construction.

20150613_182058 20150613_182122 20150613_182129 20150613_182209 20150613_182323 20150613_182343

belle_sherman_townhouses_2

belle_sherman_cottages_102714





140 College Avenue Construction Update, 6/2015

11 06 2015

Just up the street from 114 Catherine and a couple blocks from 202 Eddy is 140 College Avenue, also known as the John Snaith House. Since last fall, work has been underway on a 3,800 sq ft, 12-bedroom addition to the 1874 structure.

John Snaith was an English builder, stone cutter and architect who came to Ithaca in 1869 to do work on Ezra Cornell’s Llenroc mansion (under construction at the time) and other buildings for the nascent university. Snaith lived in Ithaca for over a decade. He built the original Ithaca High School (destroyed by fire in 1912) and did work on the Sage Mansion, where he was fired by the ever-impatient Henry Sage.

After Snaith moved to Albany, the house was used as a boarding house, a B&B in the 1980s, and a private single-family home. The house was rented out to a landlady and her boarders when it was partially destroyed by fire in 1894. Snaith rebuilt the home shortly before his passing in 1896, but redesigned the top floor with mansard trusses and added dormer windows. Today, it’s student-oriented housing.

The addition is a sympathetic design approved by the Ithaca Landmarks Preservation Council (the house was designated a historic structure in 2011), separated from the original house by a glass “hyphen” connector. In the photos below, the exterior work is virtually complete, with the lap siding fully installed, as are all the windows and doors. Interior finishing is seemingly all that is left. This one should be ready for its first 12 occupants shortly. As someone who had reservations about the addition, I will admit that it came out nice.

The project is designed by local architect Jason Demarest and developed by Po Family Realty, a smaller Collegetown landlord.

None of the larger projects in Collegetown are underway just yet. Hopefully in the next few months we’ll see work start at 307 College (96 beds), 327 Eddy (64 beds) and 205 Dryden (40 beds), and Collegetown Terrace is expected to start construction of its 300+ bed phase III this year. A quick check of the neighborhood showed that construction has not yet started on a 6-bedroom duplex planned behind 424 Dryden.

Then of course, we have Novarr’s demolition work on the 200 Block of Dryden Avenue. Once demolition is complete, the site will remain empty until whatever he proposes is approved and financed.

20150605_155313 20150605_155333 20150605_155416 20150605_155435





202 Eddy Street Construction Update, 6/2015

9 06 2015

Work is progressing at 202 Eddy Street in Collegetown, where a reconstruction is underway to replace a historic building destroyed by fire in March 2014. Owner/developer Nick Lambrou announced plans to rebuild on the site shortly after the fire, with every intent of capturing the original home’s character. Being a part of the East Hill Historic District, the design of the replacement structure had to be approved by the Ithaca Landmarks Preservation Council (ILPC). After thorough review, the ILPC approved plans for a new 12-bedroom apartment building that completely replaces the fire-damaged building.

The new structure is a faithful interpretation of the original building, though it’s not an exact copy. An entrance door was repositioned, exterior emergency stairs will be internalized, and a chimney will not be rebuilt, but otherwise, its a close approximation of the original 19th century home. The architect is Ithaca-based Jagat Sharma, who has previous experience from the reconstruction of Sigma Pi’s house when it burnt down in 1995.

In these photos from Friday, most of the windows at least one of the doors have been fitted, and the exterior plywood is sheathed in Tyvek. The third floor, with its distinctive cupola, gives us a preview of the trim and siding – HardiePlank lap siding and half-round shingle siding, both in shades of green reminiscent of the original house, and “Arctic White” trim boards. Looking through the third floor window, there might be some drywall hanging underway, and judging from the first floor rough door opening, the interior lower floors may still be rough-ins phase.

202 Eddy is on the agenda this month by the ILPC; the council will conduct an inspection of materials just to make sure all is in good order, and as a prerequisite for issuing a Certificate of Appropriateness in July.

County records indicate the cost of construction is estimated at $750,000. Plans call for the new building to be completed and ready for occupancy by August, in time for the fall 2015 semester.

20150605_155608 20150605_155636 20150605_155702 20150605_155712

202_eddy








Follow

Get every new post delivered to your Inbox.

Join 173 other followers