Boiceville Cottages Construction Update, 5/2015

20 05 2015

With three months filed away since my last trip out to the Boiceville Cottages, it seems like a good time for an update.

The pace of construction has picked up with the onset of the warm half of the year. The stucco homes with pea green timber trim have been completed. Three homes that were sheathed and had only a few windows fitted in February have progressed have now been fully fitted, stucco has been applied, and an attractive canary yellow timber trim is being attached to the new homes. Four more homes (stucco with teal timber trim) have started since last February, and these are not as far along – some of the red waterproof sheathing is still visible while the exterior finishes are being applied. Three concrete slab foundations, outlined with blue waterproofing (the covering might be for cement board being used to protect the slab insulation) are ready for new house construction in the near future. Suffice it to say, given the amount of disturbed land nearby, more slabs and more homes are a likely bet as we press on towards summer. So far, there looks to be at least 17 units completed during this calendar year.

A couple more community features have also been added – a small wooden footbridge now crosses the neck of the pond, and a simple, modern looking bus stop shelter has been built near the meeting house.

Boiceville is in the midst of a 75-unit expansion, which will bring the number of units on the property to 135. Most of the units are 1 and 2-bedroom cottages, built in clusters of three, although a few “gatehouse” rowhouses offer studios and 3-bedroom units. The initial 24 units were built from 1996-97, with another 36 units built in the late 2000s.

20150516_112107 20150516_112121 20150516_112214 20150516_112222 20150516_112226 20150516_112321 20150516_112326 20150516_112403 20150516_112416 20150516_112422 20150516_112526 20150516_113015

20150516_111920 20150516_111924 20150516_111928 20150516_112031 20150516_112107





The Three Proposals for the Old Library

28 04 2015

Hot off the press release, here are the latest renderings of the three remaining contenders for the Old Library site, along with a few details about each. Feel free to pick your favorite and leave a comment.

oldlibe_cornerstone_proposal oldlibe_cornerstone_proposal_2

I. The Rochester-based Cornerstone Group proposal, a 73,600 sq ft building called the “Dewitt Senior Apartments” (link here), would buy the library site for $925,000, build 63 residential units of senior housing (3 studios, 54 one-bedrooms, 6 two-bedrooms), and include 700 sq ft of community space for nutrition education by Cornell Cooperative Extension. Cornerstone is a Rochester based non-profit housing developer, and is working in partnership with non-profit group Cayuga Housing Development (CHD). CHD is directed by the same people as the Ithaca Housing Authority, who operate Titus Towers. The building’s design is by SWBR Architects of Rochester.

The Cornerstone proposal is the only one which features affordable senior housing, targeted at seniors making less than 80% of median local income, meaning less than $44k/year for a single person, or less than $50k/year for an elderly couple. Rents would range from $825/month studios to $1,200/month for a 2-bedroom. The developers would seek affordable housing tax credits, and asked for a non-binding letter of interest from the Ithaca Urban Renewal Agency, in which the IURA could offer a loan of up to $200,000 towards the development. The agency preferred a more nuanced approach of possible financial support if the project was selected, rather than supporting the project during the decision process. The proposal includes a 32-year PILOT (Payment In Lieu Of Taxes, like what Cornell uses) to “ensure rental affordability”.

oldlibe_travishyde_proposal oldlibe_travishyde_proposal_2

II. Ithaca based private developer Travis Hyde Properties proposes a 72,500 sq ft building with 60 senior apartments (21 2-bedroom and 39 one-bedroom), and would include space for senior non-profit group Lifelong, professional offices, and a community room (link here). The building uses a butterfly roof for rainwater collection and to keep the height as minimal as possible, and the three-story section is intended to respect the massing of the neighboring church. Lifelong occupies the first two floors of the western wing, with housing on the top floors. Commercial office space faces Court Street, and a one-story eastern wing holds shared space for both Lifelong and a community room. The units are market-rate. and Lifelong’s space at 121 West Court Street is renovated and kept on as an annex property. No purchase price is given, except to say “fair market value”.

Travis Hyde is currently developing the Carey Building addition, built the Gateway Commons apartment building, and further back, developed Eddygate in Collegetown. Travis Hyde teamed up with Ithaca-based HOLT Architects for their proposal. The project has been designed to achieve LEED Silver at a minimum, with LEED Platinum being considered.

What makes this proposal unique is that it’s the only one that includes space specifically for Lifelong.

oldlibe_franklin_proposal oldlibe_franklin_proposal_3

III. Syracuse-based Franklin Properties of Syracuse have teamed with a group of local firms (STREAM Collaborative and Taitem Engineering, among others) to propose a “wellness center” for the library site, called the “West Court Lofts and Wellness Collective” (link here). This proposal is the smallest of the three proposals at 58,000 square feet and has the fewest number of units at 22, along with medical offices, a café, and a small community room. The first floor would have the cafe and some office space, and the second floor would be all medical offices. Senior housing would be built on the upper floors. In a major change from the previous proposal, the units are now intended to be higher-end condos for empty nesters and retirees.

Notably, this proposal is the only one that reuses the original library, although the building would be extensively modified. Members of the ILPC (Ithaca Landmarks Preservation Council) liked this proposal because it keeps the 1967 library and its “intrinsic historic value”. The library site would be purchased for $925,000.

In sum, we have apartments for low and moderate-income seniors, higher-end senior condos, and market-rate senior apartments. Each is going after a different part of the Ithaca market.

Three previous contenders have pulled out of the process – Ithaca Neighborhood Housing Services pulled out when they purchased the Neighborhood Pride site (the 210 Hancock project) and decided to focus on that. Integrated Acquisition and Development (IAD) dropped out next; their “Library Square” proposal was the largest at 90 units. IAD is, however, involved with the recently-proposed State Street Triangle project in downtown Ithaca. DPI Consultants submitted the only original proposal that included owner-occupied housing, but did not respond to the RFP after expressing frustration with the county’s frequent delays in the evaluation process.

The next meeting of the Old Library committee is scheduled for Thursday, April 30th at 9 AM in the county’s legislative chambers. 5 PM Meetings will be set up during May for developer presentations to the public (the first, a meeting for the Cornerstone proposal, will be held on the 1st; the Travis Hyde proposal will be presented to the public on May 8th at 5 PM, and the Franklin Properties proposal on May 12th at 5 PM. All will be in the legislative chambers). For those unable to attend, comments on the proposals can be emailed to the committee at Legislature@tompkins-co.org with the subject title “Old Library Property”.

For reference, here’s a copy of the criteria used to judge the project, and a rough timeline from here on taken from the county’s documents:

1. Staff score criteria identified in RFP including narrative explanation for each score ( Rank on a scale of 0 to 5 where 0 = did not address and 5 = addressed exceptionally well) – April

A. energy efficiency and carbon footprint, including impacts of proposed
demolition/deconstruction and/or remediation, of the project including any attempt to meet Architecture 2030 standards (e.g., 0 – meets current energy code, 5 – meets LEED Platinum or 2030 district standard)

B. quality of the overall program and conceptual design, including its compatibility with the surrounding historic neighborhood and how it addresses traffic, vehicular and pedestrian circulation and parking ( e.g., 0 – meets zoning code, 5 – setbacks and massing sensitive to adjoining property and street, design includes elements to address historic district, incorporates traffic and pedestrian features that will serve building occupants and minimize neighborhood impact)

C. responsiveness to community needs including housing and other uses, such as a community organization (e.g., 0 – does not specifically address a community need, 5 – provides housing addressing an unserved market segment, including a diverse population, includes mixed uses, provides a community amenity and houses a community organization)

D. positive economic/tax base impact (e.g., 0 – no net positive impact as requested subsidies outweigh benefits, 5 – large net positive impact including impact to tax base and downtown economy)

E. capability of the developer or development team to undertake, finance, and manage the project (e.g., 0 – development team experience doesn’t match project scope and financing plan is questionable, 5 – excellent development team with extensive comparable experience developing successful projects and financing plan is sound with little or no uncertainty)

F. demonstrated market feasibility of the proposed program (e.g., 0 – no evidence that market analysis has been conducted or that market for proposed uses is supported by demand, 5 – market well documented by community-wide and developer studies and costs are in line with market)

G. price/lease payments offered for the property (e.g., 0 – NPV does not meet county’s listed price without any rationale, 5 – NPV greatly exceeds county’s listed price)

H. plan for managing neighborhood impacts including noise and air quality during demolition/deconstruction/remediation and construction. (e.g., 0 – no substantive plan presented, 5 – plan presented that minimizes neighborhood impacts to the maximum extent possible both during construction and after project is occupied)

2. Committee reviews staff scoring and either confirms or revises. Post for public review. – April

3. Optional interviews; public comment period/hearing. – May

4. Committee considers proposals, staff scoring, and public comments and recommends a decision to the Legislature. – May/June

5. Legislature considers committee recommendation and makes a final decision. – June/July





Ecovillage Construction Update 4/2015

21 04 2015

Up on West Hill in the town of Ithaca, work progresses on the “Common House” apartment building for EcoVillage’s third neighborhood, called TREE (Third Residential Ecovillage Experience, following its first two, FROG and SONG). Since the end of December, exterior finishes have made their way onto most of the 4-story building; offhand it looks like some type of composite siding along with wood paneling, which adds character and brightness to the building’s otherwise muted appearance. Some sections have yet to be exterior finishes applied, and the housewrap is still visible. Balconies are being built on the northwest corner, but have yet to begin installation on the southeast corner.

The Common House will hold about 15 units, ranging from studios to 3-bedrooms. My previous back of the envelope calculation suggests 25-30 bedrooms in the building. When the Common House is finished later this spring, the TREE neighborhood, with 25 owner-occupied homes as well as the 15 apartments, will be complete, two and a half years after the first homes started construction.Planning for the TREE neighborhood began in 2007, but financial setbacks and the late 2000s recession resulted in an extended incubation and planning process, including a revision that increased the number of housing units from 30 to 40.

Construction is being handled by a local firm, AquaZephyr, which received an award from the U.S. Dept. of Energy for a “zero energy ready” home constructed as part of TREE. The designs of the Common House and houses are the work of California architect Jerry Weisburd.

20150405_143828 20150405_143852 20150405_144000 20150405_144052 20150405_144116





Dairy One and Binoptics Construction Update, 4/2015

14 04 2015

Neither one is especially pretty, but the local benefits are substantial.

Over on Warren Road in Lansing, two business expansion projects are underway just across the street from each other. The first one is the Dairy One project at 720 Warren Road.

A quick walk-by of the site shows that the exterior of the building is complete, finishes have been applied, and the grass landscaping has been seeded and covered with straw to protect it from the wind and birds. The new research center looks ready for its spring opening.

The new “Northeast Dairy and Food Testing Center” is a 50-50 collaboration between local firm Dairy one Cooperative Inc., and Chestnut Labs of Springfield, Missouri. The  17,000 sq ft building is a $3.5 million investment and will add 11 jobs at the outset, 3 through Dairy One and 8 through Chestnut Labs. 4 more jobs would be added over the following two years if all goes to plan.

According to the TCIDA report, Chestnut opted for Ithaca as its first satellite office because of a desire to expand into the Northeast and its proximity to Cornell. The design by Syracuse-based Dalpos Architects.

20150405_151240

20150405_151148

20150405_151249

Across Warren Road on its west side, the new addition to Binoptics is underway. Technically the address for Binoptics is 9 Brown Road, but the property sits on the corner of Brown and Warren Roads.

The plywood has yet to be sheathed and covered in exterior facade materials, but windows have been fitted into the new one-story, 2,800 square foot addition.  The addition is pegged at a cost of $7.7 million, mostly on new equipment. The design of the addition is by Rochester-based Architectura P.C., who also did the Cayuga Medical Associates Building just south of the Route 13/Warren Road intersection.

BinOptics, a laser developer and manufacturer, sees the addition as part of its plan to add 91 jobs over the next three years, including 35 jobs this year as the new addition is completed.

20150405_151157 20150405_151109





Ithaca Jobs Numbers Revised – Vindication Feels Good

19 03 2015
I predicted between 69,600 and 70,100. Looks like I’m right, for now.
***
March is an important month for the Bureau of Labor Statistics; it’s the month where the previous three years’ of data are revised. For Ithaca, it’s yielded some very interesting results.

First off, the 2013 numbers have been revised from a yearly average of 69,000 to an average of 69,400, a 2.8% increase or 1,900 jobs more than the 2012 averaged job total of 67,500. The 2012 data were not changed.

Secondly, the 2014 total job numbers have also been revised upward, from an initial estimate of 69,150 jobs, to 69,650 in the Ithaca area in 2014. The gain seems paltry compared to 2013’s gains. 250 jobs, a 0.4% increase.

Looking at the data more closely, the 2014 data is, at a glance, alarming – November 2014 lost 1,000 jobs when compared to November 2013. December 2014 lost 1,500 jobs when compared to December 2013.

However, these results aren’t the result of changes in 2014. The Voice looked at archived reports of the initial jobs numbers for 2013 and 2014, which we’ve included below (values shown are in thousands – for example, 69.0 equals 69,000 jobs).

ith_initial_1314

Now here are the revised 2013 numbers and 2014 numbers:

ith_revised_1314

For visual reference, here’s a line plot and bar plot of the numbers.
ith_initial_1314_line
ith_initial_1314_bar

The large drop last Spring has been erased. The drop of 1300 jobs last May is now a gain of 700. Pretty big difference. Spring 2013 job numbers decreased slightly in the revision.Summer employment values were also decreased in both years, which means there is more seasonality to the Ithaca employment cycle than previously estimated.

Fall 2013, by the BLS’s account, had tremendous job growth, with November and December 2013 now tied at 73,700 jobs, the record employment figures in the Ithaca metro. A revision such as December 2013’s, where 2800 more jobs were added, is highly unusual. It is because of this revision that the 2014 numbers look so poorly – compared to the initial fall 2014 values, they were actually increased a little bit, just not as much as 2013’s were.

So what can we expect from the 2014 numbers moving forward? Being the “freshest” data, there is a very good chance they will be revised again next March. For the sake of example, the 2013 numbers were initially 68,000 at the end of 2013, then 69,000 in the March 2014, and now 69,400. We will need to wait and see if the fall 2014 figures are adjusted, and by now much.





Poking At the Jobs Numbers, Again

9 03 2015

11-24-2012 195

Talk about doom and gloom. One look at the Journal’s webpage and the pessimists are in for a treat. It’s no secret that Binghamton, Elmira and to a lesser extent Syracuse and Utica-Rome have suffering, declining economies. Upstate was the factory of the nation a hundred years ago. Now, for a number of reasons, manufacturing has shifted to the south, or more commonly, overseas. Ithaca’s neighboring metros are suffering.

I’m personally not a fan of the way the article is presented. It’s the highlighted piece of the Journal. But the title doesn’t really apply to Ithaca, and they acknowledge that if one reads the article. A lot of folks will only glance at the title, think it applies to Ithaca, and think that the Ithaca economy is tanking. Question dear reader, how many times have you read an article online, scrolled down to the comments and clearly see the comment of someone who read only part of the article, if any of it at all?

Here’s the Ithaca excerpt, which they title the “Ithaca Oasis”:

“Ithaca is the sole economic oasis in central New York. Since the recession, Ithaca’s private-sector jobs have grown by 10 percent. Only New York City has done better in the state, with nearly 15 percent more private-sector jobs in the same period.

“We have come back in terms of jobs in this most recent recovery,” said Elia Kacaypyr, who follows Tompkins County conditions as an economics professor at Ithaca College. “Things are better here than many of our neighbors.”

The reason for Ithaca’s resilience: an economy heavily dependent on education services and far less reliant on manufacturing. Education and health services alone added 6,800 jobs in the Ithaca region over the past 10 years, with 4,600 of those since the recession in 2008.

But that belies some underlying weakness, Kacaypyr said, notably in housing and retail sales.

Median home prices in Ithaca declined slightly in 2014 compared to 2013, and 2014 retail sales increased just slightly ahead of a 1.6 percent inflation rate. Also, the pace of Ithaca’s job growth is slowing.”

I guess if it was me, I’d have pushed for “Ithaca An Economic Oasis in Sputtering Upstate Economy”, or “Upstate Economy Suffers, Ithaca Rare Exception”. But what do I know; I’m a blogger, not a professional journalist.

Anyway, that last paragraph stands out to me – the IJ ran an article about that a couple of days ago, here. The report, prepared by Elia Kacapyr of Ithaca College, is mostly disappointing news, 0% growth in the local economy with most indicators staying steady with inflation. But I do want to make a couple of contrasting points to some of the data.

The jobs number stated in the article, which seems to be a major swaying factor in the ecnomic report, is a net gain of 100 jobs in 2014 (a 2013 annual average of 69,000, and a 2014 annual average of 69,150, which is rounded down). The data comes from the Federal BLS website here. I don’t fault working with the data in it current form, but I will note that the numbers are suspect.

All of the year-over-year job losses are in a period of February to May 2014. I’ve written about this before. This was covered on the Voice. You can darn well bet that a loss of 1300 jobs like the one reported last May would make the news. Then the Voice ran reaction articles from city officials and county officials.

The BLS numbers are up for revision. And because the numbers are generated via random sampling, that for a small community like Ithaca, may not be statistically significant, and the potential for misleading data is large. In Spring 2012, initial reports of a 4,100 job loss were revised to a gain of 1,100, a nearly 10 percent change to the overall total (I made note of the steep drop that time as well). Revisions to the 2014 data haven’t been fully implemented yet, and there’s still no evidence of large layoffs in the education and healthcare sector. Latest numbers from Cornell’s factbook show the university added 73 faculty and staff from November 2013 to November 2014 (1% growth), and Ithaca College’s headcount decreased by 18 (1% loss). No large layoffs in the Ithaca area were noted in the state’s WARN act database.

My honest expectation is that when the numbers are completely final, the number of jobs averaged out over 2014 will come out between 69,600 and 70,100. It still won’t be as much growth as 2012-13, but it’s a roughly 1% increase for the year. I could be wrong, but we’ll see.

The report suggests 400 jobs will be gain in 2015, and economic growth of 0.3%. I think that with Cornell’s recent budget issues, and the resulting slowdown in hiring it may cause, that’s a fair estimate.





The Dark Days of Dryden

3 03 2015

100_6855

In the 1990s, Dryden had a reputation for being the “Village of the Damned“.

That unpleasant moniker was received about fifteen years ago, when the town was afflicted with heinous, blood-chilling crimes. It’s like something Stephen King would have conjured up, as if Dryden was just down the road from Castle Rock. A description of the crimes in Dryden from 1989-1999 would be enough to fill a sordid crime novel. Needless to say, long-time residents of the town don’t take too kindly to the name.

Sometimes the moniker is applied to the Ellis Hollow murders of December 1989, to which I’m just going to supply the New York Times summary:

…a gunman tied up four members of a suburban family on Dec. 22, put pillowcases over their heads, shot them two or three times in the head and then set their bodies on fire.

After the state police rushed into a home on Feb. 7 to arrest two people in connection with the slayings, there was an initial sense of relief, mental health experts in the area said. But because the prime suspect, Michael Kinge, 33, was killed by the police in a shootout, many county residents now feel they will never learn why the Harris family was singled out.

A more explicit New York Times article can be found here. Making the event even worse, an investigator planted Kinge’s mother’s fingerprints at the crime scene, and she was in jail for 2.5 years until she was exonerated. She later sued the state, although the judge only awarded $250k of the requested $500 million because she was guilty of using the Harris family’s credit cards. The details and aftermath of the Ellis Hollow murders could fill a book.

The New York Times noted that it was part of a series of untimely deaths at the start of the 1990s – 9 fatalities in 3 months, 7 of which were homicides. The Ellis Hollow murders were the only cases in Dryden, and are separated from the other killings by a few years.

Dryden’s dark days began in earnest during the mid 1990s. Nothing I write will surpass E. Jean Carroll’s “The Cheerleaders,” a piece detailing Dryden’s suffering in those years, and well worth the read. But I’ll offer a quick rundown here.

– On December 29, 1994, 19-year old J.P. Merchant, angry at his ex-girlfriend, breaks into her family home and shoots her father dead. After the rest of the family escapes his attempt to kill them, he drives to a cemetery and shoots himself. Although in Cortland County, the children attended Dryden High, where the father was a football coach.

– On September 10, 1996, high school senior Scott Pace dies in a car accident. His brother Billy had died in a car crash the previous year.

– On October 4, 1996, High school juniors Jennifer Bolduc and Sarah Hajney are kidnapped, murdered and dismembered by the Hajney family’s next door neighbor, John Andrews. Although he was eventually caught, Andrews hung himself in his jail cell.

– On June 11, 1999, a drunk driving accident claims the life of 19-year old Katie Savino, a classmate of Bolduc and Hajney. Three months later, former classmate Mike Vogt commits suicide.

There’s nothing about Dryden that made it any more or less likely to suffer these crimes and losses; just an unfortunate series of events. The constant loss must have taken quite a toll on the town’s morale. By the end of the 1990s, it’s hard to imagine Dryden had much left in community spirit. Yet, life has gone on, and time has healed the wounds of the 1990s; the scars remain, but today the town is known more for its anti-fracking stance than for tragedies. Today, a memorial garden, scholarships, and a fundraising walk serve as reminders to a dark time the town has thankfully moved past.








Follow

Get every new post delivered to your Inbox.

Join 149 other followers