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$17M student housing proposal ignites debate
YSU and Stambaugh Auditorium oppose the project.
YOUNGSTOWN — A major collegiate residency development company wants to demolish dilapidated and vacant structures that front Fifth Avenue and build a 109-unit, $17 million housing project.
The project, proposed by Place Properties of Atlanta, would be marketed toward and designed for Youngstown State University students and medical residents at St. Elizabeth Health Center.
“A reputable company investing $17 million in Youngstown sounds outstanding to me,” said William D’Avignon, the city’s community development agency director, who oversees its planning department.
But YSU strongly opposes the proposal because, YSU officials say, say its location poses a danger for students and Place Properties has declined to work with the university, said Hunter Morrison, the university’s executive director of the office of campus planning and community partnerships.
“We expect developers of student housing to work with us,” he said. “... They didn’t bother to see how their plan fits with ours.”
Also, the location “puts students at risk,” Morrison said.
If built, the project, to be called Park Place, would be on the city’s North Side on Fifth Avenue, between Westbound Service Road and Park Avenue, and next to the Stambaugh Auditorium.
YSU opposes building there “for the perceived safety of the neighborhood and the physical safety of students walking back and forth” between the university and Park Place, Morrison said.
To get to and from YSU and the housing project location would require students to walk on Fifth Avenue and cross U.S. Route 422 on a thin walkway, Morrison said. If there is snow on the ground, students would have to walk on the street rather than the small walkway, he said.
“It’s an unacceptable location,” Morrison said.
Repeated attempts to contact Stephen L. Freeman, Place Properties’ senior development manager and the point of contract for Park Place, were unsuccessful.
YSU works with private developers for student housing complexes that make sense for those attending the university, Morrison said. An example, he said, is USA Parking Systems, a Cleveland company owned by Louis A. Frangos, that plans to renovate the Erie Terminal on Commerce Street, near YSU.
In a letter to Youngstown City Council members, Freeman touts the project and his company, which developed, financed and manages over 15,000 beds of student housing.
He also wrote that the company is seeking a property tax abatement before it begins construction. Approval by council is required for the tax abatement, Freeman wrote.
Place Properties is seeking a 75-percent, 10-year real property tax abatement from the city, D’Avignon said.
If approved, the project would start construction in the fall, D’Avignon said.
The proposal was initially in front of the city’s board of zoning appeals because it didn’t have enough parking f or the size of the project under the Youngstown housing code, D’Avignon said.
But the company has an option to buy a property on Ford Avenue, just west of the proposed Park Place. That property would be used for 148 parking spots.
The proposed Park Place property included 154 spaces. City code requires the project — that has 374 beds divided into 78 four-bedroom units and 31 two-bedroom units — to have 198 parking spaces. There would be 302 spaces if the company purchased the other parcel.
If the project proceeds and Place Properties buys both parcels, it wouldn’t need a variance for parking, D’Avignon said.
William Conti, president of Stambaugh Auditorium, said his board of trustees opposes the student housing complex because it isn’t a good fit for the area, it will “drastically increase an already serious parking problem” for Stambaugh, and the four-story structure would make it hard for those driving north to Stambaugh to see the auditorium.
Stambaugh has a deal with the current property owner to park 85 vehicles at the rear of the land.
Not only would Stambaugh lose those spots, but Conti expects residents of Park Place to park on the street causing further complications.
D’Avignon said Place Properties has a tentative deal to buy the parcel where Park Place is to be built for $1.2 million from Select Specialty Hospital. The latter purchased the property about two years ago for more than $2 million.
Select Specialty had planned to build a 56-bed long-term acute-care facility on the parcel. The company had a facility at St. Elizabeth, but Medicare regulations require such facilities to be at least 750 feet from short-term, acute-care hospitals.
When St. Elizabeth started building a medical campus in Boardman, Select Specialty decided to open there, leaving boarded-up vacant houses at the Fifth Avenue site.
If the Place Properties deal falls through, D’Avignon said the city will take legal action against Select Specialty to clean up the Fifth Avenue property.
skolnick@vindy.com
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Comments
This makes no sense to me!
So, some private business wants to invest $17,000,000 in the City of Youngstown to improve a nieghborhood that has more rats than residents and YSU and Stambaugh want to stop it?
This would improve the cooridor between many Greek Life houses and YSU.
My University, which often lacks vision, needs to think about this. $17,000,000 -- none of it from taxpayers -- invested in the Northside of Youngstown -- THINK ABOUT IT!
If Stambaugh needs more parking for its events, then they need to get a grand to level houses near Turning Point Counseling or develop land behind Park Vista.
Turning down this GIFT... a true gift to the northside of Youngstown.
If YSU wants to worry about the students "security," then maybe they should think about our financial security with the astronomical prices they charge for their on-campus housing on Wick Oval -- also lacking appropriate sidewalks and access to security.
What is this really about? YSU doesn't want competition for its newly developed housing project and attendence at events at Stambaugh continues to decline.
If anything, this development will HELP Stambaugh and YSU, not hurt it.
DEAL WITH IT -- We, the students and taxpayers, WANT THIS TO HAPPEN!
This makes no sense to me!
So, some private business wants to invest $17,000,000 in the City of Youngstown to improve a nieghborhood that has more rats than residents and YSU and Stambaugh want to stop it?
This would improve the cooridor between many Greek Life houses and YSU.
My University, which often lacks vision, needs to think about this. $17,000,000, none of it from taxpayers, invested in the Northside of Youngstown, THINK ABOUT IT!
If Stambaugh needs more parking for its events, then they need to get a grand to level houses near Turning Point Counseling or develop land behind Park Vista.
Turning down this GIFT, a true gift to the northside of Youngstown would be foolish.
If YSU wants to worry about the students security, then maybe they should think about our financial security with the astronomical prices they charge for their on-campus housing on Wick Oval, also lacking appropriate sidewalks and access to security.
What is this really about? YSU doesn't want competition for its newly developed housing project and attendence at events at Stambaugh continues to decline.
If anything, this development will HELP Stambaugh and YSU, not hurt it.
DEAL WITH IT! We, the students and taxpayers, WANT THIS TO HAPPEN!
A ten year tax abatement at 75 percent does not sound like a gift to me. Who will cover the cost when the building goes over budget as it most certainly will?
There is no doubt that YSU is one of, if the not the, most improtant asset the city has right now. Can the building guarantee at least 95% occupancy? What will the rent be? Can campus security adequately cover the new needs of this building? Will it be privately owned or in conjunction with city or YSU? There are sevral other questions that need answered.
The taxpayers want this to happen? Do they realize they will cover the revenue lost through the abatement?
I am not for or against this building because all of the material details have not been divulged, although the un-supported vigor of frat guy is entertaining.
I have first hand knowledge of this deal and to answer DoctorGonzo, I can tell you it will be privately funded, owned and managed by Place Properties who is the second largest developer/manager of off campus student housing in the country. The city and the university will have no stake in the housing. It will not go over budget as Place's current funding entity, Blue Vista, has rigorous standards that must be met. Place has a proven track record of developing Class-A student property at low costs. Place also has their own security on the property and will not require campus police. The rents will be less than on-campus rents and the property will be full of amenities. Place has a proven track record in providing first class student apartments at affordable rates and has one of the best management teams in the country.
The reason that the University objects to the deal is because the entity that was previously under contract to buy the land had promised to let YSU share their parking lot and Place won't give them parking. They isn't enough acreage their for them to build the housing and parking for the residence and to donate parking spaces to the university. This is what they are referring to when they say they won't work with the university.
You can view a list of Place's current properties here: http://www.theplacetolive.com/
You can read about Place Properties funding deal with Blue Vista here: http://atlanta.bizjournals.com/atlanta/s...)
Are they demolishing the buildings or restoring? If it’s the first then there might be some reason to hesitate. Ugly housing spells a city on the ropes as much as abandoned buildings – come to Youngstown and you can throw up any piece of crap, is kind of what that says. I understand why the university would be upset over it, but don't understand Stambaugh's problem, unless they had plans of their own for that strip. If that's the case, then they should implement those plans more quickly than they have.
I know this area well and am quite heartened to hear that someone is willing to clean up after the mess that was left when the hospital deal concerning these properties fell through last year leaving these buildings to rot.
I am disheartened, however, to see Hunter Morrison, someone who usually works against the negative perceptions of the city, refer to the location as one that “puts students at risk”. Currently, yes, I agree with him 100% that the neighborhood is a bit frightening. What is needed is exactly this kind of development to make the area less "risky".
Once the apartments are there, this neighborhood will be as safe as any other near campus. If the previous poster is correct and YSU is upset because it won't get to use the area for parking, then tough luck. Fifth Ave. does not need another YSU parking lot.
As for the 75 year tax abatement...I don't know. Maybe someone else will step up to the plate for that corner for less money/perks but as a Y-town taxpayer I think it's worth the money not to have to drive by those sorry, disgusting buildings anymore.
I'm sure there's more to the story, but from what I've heard/read so far, I'm for it.
Sorry, I misread the article earlier. It's only a 10 year tax abatement at 75%. Even better as far as I can tell.