Courtesy Paul Post
By Paul Post
Glens Falls’ revitalization is progressing to the East End where a historic 1920 brick warehouse is being converted to 20 market-rate apartments called Maple and Rail at the corner of Maple and Cooper streets.
Saratoga Springs-based Green Springs Capital Group purchased 178-180 Maple St. for $619,000 and is completing the $5 million project with help from a $1 million state Restore NY grant and $1.4 million in state and federal historic tax credits.
“Locally, Glens Falls Industrial Development Agency approved a tax PILOT (payment-in-lieu-of-taxes) along with mortgage recording tax and sales tax exemptions. This project doesn’t happen without that support,” said Jeff Keado, the firm’s capital and investor relations director.
Rents will start at about $1,300 and a model unit will be ready for showings by mid-November.
“We should be substantially complete by the end of this year,” Keado said. “Then it’s just finishing touches. We’ll have people moving in, in early 2027. They’re aimed at people who want quality housing within walking distance of downtown, which is in short supply in Glens Falls.”
Work is being handled by Green Springs’ construction arm, CG Construction Group, which built Glens Falls Hospital’s new emergency department. It’s hoped that nurses and other medical staff will be attracted to the apartments.
Most units are two-bedroom and each one is fully furnished with kitchen appliances, a washer and dryer, a full bath and ample closet space. High ceilings, exposed brick and hardwood hallway floors create a welcoming atmosphere.
There are basement apartments in addition to both floors of the two-story building.
“Working with an old building, it’s a fight to the end, making all the mechanicals and architectural plans line up and work. That’s been the hardest part,” said Trevor Barcomb, on-site construction manager. “But these units came out fantastic. It was in rough shape when we first started. I’m amazed at how good it looks in here.”
A former garage on the side is being made available for commercial space such as a coffee shop or brewery, “something that could act as a nice little amenity,” Keado said. “This is a full historic rehabilitation, so every scope of work was coordinated with the State Historic Preservation Office and the National Park Service.”
“We look for buildings other people pass on,” he said. “This one had no income and significant capital needs, but it sits in the First Ward, a corridor the city has formally designated for redevelopment.”
A 16-member East End Rising steering committee, which began work early this year, is seeking inclusion in the state’s Brownfield Opportunity Area program, which would open the door to a variety of funding and technical assistance for economic development.
The rear of 178-180 Maple abuts The Shirt Factory on Lawrence Street, which is home to dozens of studios and small businesses. Popular Rock Hill Bakehouse & Café is in a Shirt Factory annex.
In summer, The Shirt Factory hosts a series of Thursday evening music and food events that draw hundreds of people.
So Maple and Rail is conveniently located in this hub of activity.
“I’m really pleased and excited to see Green Springs nearing completion of their mixed-use conversion of this long-vacant building,” said Jeff Flagg, Glens Falls director of economic development. “In addition to providing important new housing stock, this project anticipates the larger scale redevelopment that we hope and expect will come in the wake of the East End Rising planning process, which is itself nearing completion and will guide the city in identifying and providing resources for underutilized facilities throughout the First Ward.”
“The Maple and Rail building is a key anchor in the reimagining of the neighborhood, given its close proximity to downtown as well as other East End anchors like The Shirt Factory, Hyde Museum and East Field,” he said.
Last spring, Glens Falls High School students came up with an idea for converting a long former brick railroad building at 160 Maple St. into an open-air market. The proposal, by seniors in a college-level public policy class, does not reflect an actual planned project and was not developed with the property owner, Finch Paper Co., which uses it for storage.
But if pursued, it could be a major economic boon for the city and transformative for the East End.
Students based their design on Jean-Talon Open Market in Montreal’s Little Italy, a major destination for food lovers, known for its vast selection of fresh local produce, specialty foods, artisan goods and a lively atmosphere that attracts locals and tourists alike.
The Montreal mart features numerous vendors selling fruits, vegetables, flowers, meats, cheeses and baked goods alongside surrounding shops and eateries. Their redevelopment concept also included streetscape and public-space improvements such as lighting, seating, street trees and stormwater management elements.
Warren County Economic Development Corp. President Jim Siplon said the East End represents the “next wave of opportunity for the city,” building on momentum from the revitalization of South and Glen streets.
Siplon is on the East End Rising steering committee.
“We’ve been identifying parcels that are prime for redevelopment and have several active inquiries from entities that are looking at the East End as a place to either build or relocate a business,” he said. “This particular project promises to provide housing that’s aligned with the architecture and aesthetics of that part of town.”
Brothers Brian and Gregory Green founded Green Springs Capital Group in 2015. Its partners are Matthew Guidarelli and Matthew Crudo, who is also CG Construction Group’s chief executive officer.
“We’ve done 21 projects over 11 years, mostly in Saratoga Springs,” Keado said. “They include The Ridge at 182 Excelsior, a 42-unit development that preserved an 1883 farmhouse and carriage house; and Annandale Mansion, a 16-unit historic redevelopment near Skidmore College. We’re also converting a 52-unit motel in Valatie into apartments.”
“And yes, we’re committed to Glens Falls,” he said. “Our next project there is 34 apartments across four Victorian-era homes, and we’re actively looking at more.”