SKANEATELES - Commercial condominiums have cropped up all over the United States, and New Seneca Turnpike LLC wants to bring the concept to central New York.
The “condos” are actually suites carved out of an old factory, in this case the former L.A.B. Corp. building at 1326 New Seneca Turnpike in the town of Skaneateles.
Principals in the LLC include Skaneateles resident David Nutting, CEO of V.I.P. Structures Inc., V.I.P. Development Associates and V.I.P. Architectural Associates in Syracuse; Skaneateles resident Charles Wallace, president of V.I.P. Development Associates; and Cazenovia resident James Herr, president of V.I.P. Structures Inc.
The three want to turn what is now an empty, 24,000 square-foot building into 19 units of approximately 800 square feet each, allowing smaller businesses to buy their own space (a business could purchase multiple units if it needed more room).
The LLC purchased the large yellow building in 2006.
Nutting and Wallace presented their idea to the Skaneateles Town Board earlier this month.
The project was referred to the county and town planning boards for further review and will be considered at the town planning board's Sept. 25 meeting.
They are asking the town to grant New Seneca Turnpike LLC a special permit to allow for four uses at the property, which is in the rural residential zone.
Three of those uses - light industry, office and warehouse - had been part of L.A.B. Corp's operations over the last 40 years, Nutting said.
The LLC is also requesting permission to use the building for service business purposes, such as a plumber or heating contractor.
By subdividing an existing building, it becomes economically viable for a small business to own its own space, Nutting said.
Such businesses then don't have to deal with navigating design, construction and property-management issues by themselves.
Nutting said that there is no other place around in which small businesses can purchase their own 800 square-foot space for what he estimated will be around $100,000.
“It just seemed to make an awful lot of sense here,” he added.
It is important that the special permit include the four uses so that the building can be marketed to a variety of businesses, Wallace said.
“It would make it extremely impractical ... if each one would have to come back to go through this process,” he told the town board.
Nutting stressed that the building will have “an identical impact to what's been there for 40 years.”
The size of the parking lot - about 60 to 70 spaces - won't be increased, and if tenants purchase multiple units, this could lower the density even more, Nutting said.
“It wouldn't surprise me if over half of these become heated storage,” Nutting told the town board, noting that several residents could get together and buy space to store their boats.
Each of the units will have its own exterior door and windows, and an interior courtyard will serve as the vehicular access for loading and unloading.
Tenants will have the option of buying the units or leasing. Developers hope to have the building up and running in six months.
Principals in the LLC include Skaneateles resident David Nutting, CEO of V.I.P. Structures Inc., V.I.P. Development Associates and V.I.P. Architectural Associates in Syracuse; Skaneateles resident Charles Wallace, president of V.I.P. Development Associates; and Cazenovia resident James Herr, president of V.I.P. Structures Inc.
The three want to turn what is now an empty, 24,000 square-foot building into 19 units of approximately 800 square feet each, allowing smaller businesses to buy their own space (a business could purchase multiple units if it needed more room).
The LLC purchased the large yellow building in 2006.
Nutting and Wallace presented their idea to the Skaneateles Town Board earlier this month.
The project was referred to the county and town planning boards for further review and will be considered at the town planning board's Sept. 25 meeting.
They are asking the town to grant New Seneca Turnpike LLC a special permit to allow for four uses at the property, which is in the rural residential zone.
Three of those uses - light industry, office and warehouse - had been part of L.A.B. Corp's operations over the last 40 years, Nutting said.
The LLC is also requesting permission to use the building for service business purposes, such as a plumber or heating contractor.
By subdividing an existing building, it becomes economically viable for a small business to own its own space, Nutting said.
Such businesses then don't have to deal with navigating design, construction and property-management issues by themselves.
Nutting said that there is no other place around in which small businesses can purchase their own 800 square-foot space for what he estimated will be around $100,000.
“It just seemed to make an awful lot of sense here,” he added.
It is important that the special permit include the four uses so that the building can be marketed to a variety of businesses, Wallace said.
“It would make it extremely impractical ... if each one would have to come back to go through this process,” he told the town board.
Nutting stressed that the building will have “an identical impact to what's been there for 40 years.”
The size of the parking lot - about 60 to 70 spaces - won't be increased, and if tenants purchase multiple units, this could lower the density even more, Nutting said.
“It wouldn't surprise me if over half of these become heated storage,” Nutting told the town board, noting that several residents could get together and buy space to store their boats.
Each of the units will have its own exterior door and windows, and an interior courtyard will serve as the vehicular access for loading and unloading.
Tenants will have the option of buying the units or leasing. Developers hope to have the building up and running in six months.
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