News Tidbits 8/30/14: There Never Seems To Be Enough Housing

30 08 2014

1. In a glance at the economy, some good news: over in Lansing, a new research building is under construction, and expected to add jobs. 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 new 17,000 sq ft building at 720 Warren Road 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. Although construction was supposed to begin last fall, it looks like we can expect construction to be completed this spring. I have yet to see a rendering, but the design is supposed to be by Syracuse-based Dalpos Architects.

2. Revised renders for 327 Eddy. The 28-unit, 64-bedroom Collegetown project looks nearly the same, except for one crucial detail – the east courtyard and stairwell have been transposed (mirrored), with the east courtyard on the south face and the stairwell on the north face. A few more windows were placed in the west courtyard as well. This is a smart suggestion, whoever’s it was; the 100 Block of Dryden obscures the blank faces of the side wall and stairwell, making it less prominent. The side with more windows faces down the hill, and given the relatively historic building next door, the views are likely to be more protected, and it’s more aesthetically pleasing from most vantage points.

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3. As reported by the IJ last Wednesday, the much-anticipated Harold’s Square project will be getting another revision. The building was originally supposed to be one floor of retail, three floors of office space, and six floors of apartments, with a penthouse level consisting of conference, mechanical and exercise rooms. Now, the top two floors of office space will be apartments instead. Currently, the building has 46 apartments approved, and any changes will likely need to be approved by the planning board. The article also notes that high construction costs in the growing economy are forcing businesses to rethink their development strategies, although the exact same thing happened during the recession due to the tight bank loan market. There’s always a reason.

I really can’t say this change-up in use really surprises me. Ithaca’s office market is not that great. The biggest employers here are colleges (who house offices on or very near campus), research/labs (who need specialized spaces), and tourism (hotels). It’s extremely tough to build office space in the Ithaca market because there’s so little demand for it. Seneca Place downtown was able to be built in 2004-05 partially because they secured Cornell as a tenant. But I’ve heard through the rumor mill that Cornell doesn’t fully use their space post-recession, and the university keeps renting it out as flex space and as a gesture to the community. On the other hand, apartments go like hotcakes, since the residential supply is much less than demand, and the success of recent projects indicates apartments are a safe investment in downtown.

Here’s what I expect – the building will be a little shorter, since residential floors have lower floor-to-ceiling ratios than office spaces. The exterior will be revised, mostly the low-rise section facing the Commons. The massing may change up, but given that there were 46 apartments on six floors initially, at a minimum I think another 20 apartments to be proposed.

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4. The Stone Quarry Apartment project by INHS has been approved. It wasn’t a pretty process, but it’s been greenlighted for construction, which is expected to begin this fall with an intended completion in October 2015.

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5. On the topic of affordable housing, another protested project is coming up for review, the 58-unit Biggs parcel project near Cayuga Medical Center. The project needs an approved SEQR from the town of Ithaca before it can move forward; the sketch plan is to be discussed at the September 2nd meeting, there will be no vote at that time. The working name of the project has gone from Cayuga Ridge to Cayuga Trails; I’m just going to keep calling it the Biggs parcel. There’s only a tenuous little overlap between the opposed parties here and those against Stone Quarry, but if the Ithaca West list-serve is any indication, the argument against the project is one part logic, one part bluster. There have already been allegations thrown around from both sides with this project, which is co-sponsored by the rural equivalent of INHS, Better Housing of Tompkins County, in a partnership with project developer NRP Group of Cleveland. While this Jerry Springer-type showdown continues to unfold, here are some updated renders of the project, courtesy of RDL Architects of suburban Cleveland:

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Nothing to write home about, simple and colorful. But there’s a good chance these never leave the drawing board. If it does somehow get approved, construction will start in Spring 2015 and last 12-14 months.

6. In other West Hill developments, EcoVillage is building their 15-unit apartment building/common house in their third neighborhood, TREE. Article from the Ithaca Journal here, and photo gallery here. I only reach EcoVillage once in a blue moon because it’s so far out of the way from other developments; my last photos are from spring 2013. At that time, the first set of houses were going up for the 40-unit neighborhood. According to the EcoVillage website, the first TREE residents, with homes designed by Jerry Weisburd, moved in last December. When all is complete by next spring, EcoVillage will actually be a fairly sizable village, with virtually 100% occupancy and a population around 240. Unlike many West Hill developments, EcoVillage has had comparatively weak opposition from West Hill residents. Lest they change their mind, EcoVillage adds a neighborhood about once a decade, so they have probably have nothing to worry about until the 2020’s.

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News Tidbits 8/23/14: Soooo Much Rendering

23 08 2014

In the news this week are a bunch of updated renders. The Planning Board meeting is next Tuesday and the city needs to have all their updated building proposal files in order. Let’s take a look.

1. This one was approved in July, but it’s worth noting that Cornell has been given the green light to begin construction with its addition to the Gannett Health Center off of Ho Plaza. This is probably about as smooth as the approvals process for a large project gets. Cornell knows everything the city wants (and vice versa), sending enough detailed renders and assessments to write a book, so the city is left with few questions that need to be asked, and any recommendations or suggestions from the board are addressed promptly. The finalized renders by Ithaca-based Chiang O’Brien can be found here. Looking back at the initial proposal, most of the differences are in the roof/skylight layout, and some of the window and facade banding was tweaked. The $25.5 million project is all clear for its March start date, for a completion in fall 2017.

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2. Hark, developer Josh Lower’s 307 College might be nearing preliminary approval. A few more tweaks to this 46-apartment, 96-bedroom project since last time; the brick has been differentiated in the front and back, and the blank wall on the northwest corner now has slit windows, created by angling the walls slightly inward. As a result, the windows to their east, and the second-floor windows on that corner have been reduced. They look a little odd, and I wonder if they couldn’t have just done an art wall instead. As with many Collegetown midrises, the design is by local firm Sharma Architecture.

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3. Another project getting a mild makeover is Steve Flash’s 323 Taughannock project for the waterfront of Inlet Island. Revised PDF here. Compared to the previous renders, the waterfront side now comes with more balconies, the fourth floor has been redone, and the “first floor” parking area has been tweaked. All-in-all, it’s a fairly substantial design modification by architect STREAM Collaborative. The project seeks to add 20 residential units to Ithaca’s underutilized waterfront. For the naysayers, the argument will need to be something other than ecological; the environmental study was completed by Toxics Targeting (the company run by aggressive environmental activist Walter Hang), and 323 was given the all clear.

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4. You want more renderings? You got it! Here we have revisions for the proposed 120-room Hampton Inn in downtown Ithaca. We also have project details from the Site Plan Review (SPR) – the project will cost $11.5 million, and is aiming for a construction period from Spring 2015 to Spring 2016. This project has been meeting with quite a few city officials, the Board of Public Works for the sale and transfer of the city parking lot to the developer, and the IURA for tax breaks. Looking over architect Scott Whitham’s refreshed design, the massing is still the same,but the facade materials have changed up. Gone is the yellow stucco-like material, and here comes the brick (hopefully not the stamp-Crete kind). At least the brick makes it more compatible with its neighbor the Carey Building.

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5. Last on the list, the 160-room Marriott. I thought this one was good to go, but apparently it still needs the Planning Board’s approval of the, uh, value engineered design, seen here. The protrusions on the top floor and roof have been trimmed back, the materials have been down-scaled, and the LED-light waterfall effect that was such a discussion point at the meeting last month is now being done with what the PDF calls panels (curtains, I think). The top few floors will be light blue, the middle floors medium blue, the lowest floors dark blue. The crown design has also been modified a bit. The start date for this has been pushed back so many times, I’ll sincerely be amazed when they have steel coming out of the ground.

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I should note that a couple other projects, 205 Dryden (Dryden South) and 327 Eddy have also been revised, but it’s just their A/C vents, a very minor detail that I’m going to save the bandwidth and not bother re-hosting. If you’re really interest, revised plans for 205 here, and 327 here.

With all of these projects noted, it would appear that we have nothing brand new on the agenda for the PDC meeting on the 26th. Stone Quarry and the Marriott are up for revised final approval. The Carey Building addition, 205 Dryden (Dryden South) and 307 College (Collegetown Crossing) are under consideration for final approval, and 323 Taughannock is up for preliminary approval. The only project being reviewed and not up for approval is 327 Eddy, which will be undergoing “Declaration of Lead Agency”, which is an obscure way of saying the Planning Board agrees to conduct the environmental and design review. The approvals would result in 160 hotel rooms, and 117 additional housing units in (82+18+40+96+24) 260 bedrooms, if I have my numbers right. With the exception of Stone Quarry’s rumblings, there’s not a whole lot of opposition left at this point, which means this fall and next year could be pretty busy, with a lot of hardhats on the streets.

6. Now for something different. The vacant parcel at 707 East Seneca, discussed here previously, is being offered for sale at $175,000, well above its assessed value of $100,000. The agent makes note the property could allow four units, but does not note that it’s in a historic district subject to stringent design guidelines.





Back To The Future: Collegetown in the 1980s

20 08 2014

Entry #3 in the Collegetown history series.

I’ve gotten to know a few people over the past several years of writing about Ithaca development. One of those is a gentleman who I consider to be the patriarch for the online dispersal of Ithaca development news, the gentleman who goes by the online nom de plume of “Ex-Ithacan”, but by day, he’s mild-mannered Tom Morgan. Tom and I had talked about Ithaca development years before I started the blog; we first chatted online right before I started at Cornell in 2006, and we even met on one occasion, enjoying a late lunch at Viva downtown. He’s a super-terrific guy, and for me, a source of never-ending inspiration. He doesn’t sugarcoat things, but his comments are even-keeled and optimistic. Even though he lives well outside the area these days, he’s appreciative of the city of gorges and its many quirks.

Anyway, Tom’s been around the block many times, and his online flickr albums cover dozens of small cities from Iowa to Florida to Connecticut. After my piece about the “Great Collegetown Auction“, he contacted me, saying that he had some old photos that show what the original house at 400-404 College looked like. My eyes went wide as I looked through the four photos – although he couldn’t remember exactly when he shot them, we deduced a hazy date around fall 1986. There aren’t many online photos of Collegetown from before the 2000s, so these were a treat, from when Collegetown was in its first major redevelopment period. Tom has generously permitted his totally ’80s photos to be used for today’s post, a history tour of sorts.

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Photo courtesy of Tom Morgan (Ex-Ithacan)

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Same angle, nearly 28 years apart. This photo was one of those use to narrow down the years – Snee Hall, built in 1984, sits in the background of both, and the red Jetta in the older photo was first produced in that body style in 1984. More important are the two buildings under construction – on the far right, the Ciaschi Block is underway, replacing a worn-down house seen here in a photo dated September 1985. The Student Agencies building (409 College, second from left) is close to completion, some external scaffolding still up on the otherwise complete-looking structure. It was finished in 1986, the result of the student design competition that was the topic of last week’s post. Using these details, that’s how we came up with 1986 as the year this and the other photos were taken. The eastern half of the 400 block of College Avenue. The ca. 1912 Chacona Block (411-415 College, far left) looks virtually the same, and 403 College Avenue (second from right) only has cosmetic upgrades – an updated entryway and a paint job. Before Stella’s, it was the home of the Triangle Bookstore, and a grocer before that.

The building in the middle, 405-407 College Avenue, looks like a renovation and addition might have taken place; but it wasn’t a wrecking ball that claimed the old building, it was a devastating fire. In October 1998, a fire broke out in the Chang-An Gourmet restaurant on the first floor, and quickly spread through the wood-frame building. Luckily no one was killed, but the building was totally gutted. It was then replaced by the current structure, which was developed by Travis Hyde, designed by HOLT Architects, and opened in 2000.

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Photo Courtesy of Tom Morgan

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Now for the west side of the 400 block of College Avenue. Not as different as in the first photo set; Sheldon Court’s fifth floor was added in 1981, and Bill Avramis built 406-410 College in 1979-1980; there were three floors and a disco planned, but I dunno what happened. The old Papp House at 400-404 house is visible, and this is the only good photo of it online to my knowledge (a slice of it appears in this 1968 photo by Mike Harris). As written about a couple of weeks ago, the Papp house was replaced in the mid 2000s, after Bill Avramis’s son George won it in an auction.

Funny that Porsches are parked on the west side of College Avenue in the present-day photo in set 1, and the old photo here in set 2. Cornell students never tire of having flash to show off their cash.

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Photo Courtesy of Tom Morgan

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Oh my, I have seen the old NYS Liberty Plates since the late 1990s. Probably the last time I saw an early ’80s Mercury Capri, for that matter. Looking west, down the 100 Block of Dryden Road. I know I don’t have a photo from this angle, so google is picking up my slack. Eddygate and its 64 units were brand spanking new in 1986. Most notable are the house with a bump-out on the left, and a woody lot that no longer exist – they would be replaced with Jason Fane’s Collegetown Plaza in 1988-89. The three older buildings down the street are still there, with coats of paint or freakish ornamentation.

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Photo Courtesy of Tom Morgan

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Last but not least, the northeast corner of College Avenue and Dryden Road. Once again, the Ciaschi Block is underway, and the five-story building in back, Jason Fane’s Collegetown Court (208 Dryden), was nearly new, having been completed in 1985.  The makeover of Fane’s building at 202-204 Dryden is a recent event. Johnny’s Big Red Grill sign was still up when I first arrived on the hill, but it was taken down in 2009 when the IFD expressed concerns with the deterioration of the brick facade, and renovations commenced. The sign went up for auction on EBay, and it was bought by a Cornell alum, Carolyn Coplan ’76. She offered it to the university and several local preservation groups, but no one had the money for restoration and storage. It eventually ended up at the American Sign Museum in Cincinnati.

The building on the edge of the old photo, “Collegetown Convenience Store”, is better seen in the September 1985 photo mentioned earlier. Although not a part of this photo set, a Mike Harris photo from 1968 shows a gas station used to be on that site. The building is not long for this world, if John Novarr has his way. It’ll be interesting to see how Collegetown will look in another 28 years.





News Tidbits 8/16/14: Weighing the Arguments

16 08 2014

1. Although there might be five proposals still in the running for the old library space, if one goes off of public sentiment, there are two leading candidates – the DPI proposal for its 84-unit project (76 condos, 8 apartments), and Franklin/O’Shae’s 32-unit mixed use proposal, the one that re-purposes the original 1967 structure. I spent an evening in the office doing work while listening to the entire audio file for the August 12th meeting and its 28 speakers (not something I intend to talk about with my colleagues). The DPI proposal has some heavy hitters speaking on its behalf – former city councilpersons, the former head of Ithaca’s city planning office, Cornell and IC faculty, and so forth, talking about the need for market-rate condos in the city. The Franklin/O’Shae proposal, which has an online petition, went for an ecological tactic, saying that the project would result in less waste (the building wouldn’t be demolished), and it would minimize neighborhood disruptions. Some of the Franklin/O’Shae project supporters said that there were too many units in the other proposals and that they weren’t sustainable; condo proponents countered with the Danter study, which showed very high demand for condos in downtown, and that the DPI proposal recycles materials from the old structure, rather than the structure itself (which has had asbestos issues). Both sides’ arguments have valid points and flaws. We shall see what happens moving forward.

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2. INHS is going up to the BZA for variances for two projects – a single-family home to be built on a slightly too-small lot at “203” Third Street (near Madison Street), and a four-unit set of townhouses at a vacant parcel at 402 S. Cayuga, a piece of vacant land abutting the Y-shaped intersection of South Titus Avenue and South Cayuga Street. As usual for INHS, the five housing units would be marketed as affordable owner-occupied housing to moderate-income households. The townhomes are intended for completion by June 30, 2015, and the single-family home by December 2015.

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3. Over at Collegetown Terrace, a BZA-approved lot tweak is being requested to modify the lots, a split that would separate Buildings 5 and 6 from the lot where 7 would be built. 7 would have lot frontage on a private street rather than public street, which is why the BZA is needed. The whole reason for this split is financing for the massive project. The project is much easier to finance in smaller chunks, especially since it’s being built in phases. The key takeaway from this otherwise minor note is that Building 7 (120 Valentine Place) does not have financing for construction, so who knows when it will start. If the lot tweak is passed (and there’s no compelling reason for it not to be, since no changes to the design will occur), maybe end of summer/early fall; otherwise, it’s anyone guess.

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4. Meanwhile, another student-oriented project is on hold, perhaps indefinitely. The 45-unit project at 7 Ridgewood is being put on hold, as the person directing the proposal for developer CA Living, Cornell alum Stephen Bus, has left the company. Whether this project eventually continues, gets revised, or is cancelled completely has yet to be determined. But this is the second failure for the site, which had a proposal for an attractive 30-unit apartment building in the mid-1990s that also ended up being shelved.

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5. Seems legit this time – the Ithaca metro posted a 400 job increase as compared to June 2013, to 65,600 (0.6%). This is a positive sign and it’s important, because whether pro-development or anti-development, if the local job market tanks, everyone’s in trouble. Manufacturing and Other Services saw slight gains (100 each), while Hospitality/Leisure and Professional/Business Services saw slight losses (100 each). The big factor is that education and healthcare is up 1.2% year-to-year, about 400 jobs. As covered on the Voice, the statistics have had issues before; I wouldn’t be surprised if the same problem is occurring with Syracuse’s massive 3,300 job loss over the same time period.





News Tidbits 8/9/14: Can You Infill Me In?

9 08 2014

1. The city’s trying to balance its budget with the help of some land sales. In this instance, the property in question is 707 E. Seneca, a property just outside inner Collegetown, in the East Hill Historic District. The land was conveyed to the city in 1982 for use as a park/green space (it had been a school playground), but the land wasn’t maintained, and ended up become an unkempt vacant lot. After a few rounds of voting during the spring and early summer, the city has voted to put it to sale through the IURA (Ithaca Urban Renewal Agency). According to the county, the lot’s assessed price is $100,000, not bad for 1/6th of an acre. The site would be sold with deed restrictions to keep it from becoming a parking lot, and any new build (likely a single family or student house) will have to match the rest of the neighborhood. But it’s future infill, it’s money in the city’s pocket, and it’s less tax-exempt property.

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2. Speaking of infill, a project that fell to the back-burner due to neighborhood opposition is making a comeback. Revised 128 West Falls Street plans here (original plans here). Readers might recall this Fall Creek infill project by Heritage Builders hit a wall when neighbors complained that the project was just too much. In the revised proposal, which architect Larry Fabbroni says was designed with neighbor input and support, the number of units remains the same (5), but the two large houses next to 13 have been completely redesigned. House #2 is now designed to look like two separate houses (but they share a foundation, so they aren’t), and House #3 is shorter and less, uh, avant-garde. A lot variance is still required, so if this project finally received approval, expect it to be no earlier than this fall.

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3. More than one person pointed out to me the Ithaca Times’ article regarding the Ithaca hotel boom. It’s actually a pretty thoughtful piece, but for those with not much time or short attention spans, here’s the spark note version:

-There’s still demand for more hotel rooms in Ithaca, but it’s getting closer to market saturation. R0om-nights (occupancies) are down, but rates are up, and compared to neighboring metros, Ithaca is still pretty damn lucrative, and demand is relatively strong for the time being.

-The convention center as part of the Hotel Ithaca is on hold. Major boo. The convention center has major potential to grow Ithaca’s hospitality market by giving the city the ability to host medium-sized (500+ person) conventions, because multiple hotels are required to adequately host those events. It would also help ease the weekend-weekday disparity, where demand is red hot for weekends, and tepid during the week.

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4. On the topic of Times articles, here’s a piece about Fane’s 12-story juggernaut. I’m just curious, do I qualify as the “local media” they cite? If yes, I’m flattered. But, at least their article isn’t just a rehash of what’s already been written. Called “Collegetown Tower”, the building would house 250-300 tenants, easily making it the highest capacity private building in inner Collegetown (I phrase it like that because Cornell’s Cascadilla Hall is in the same range). In an email to the Times, Fane envisions a “high-quality” food retailer and two other stores.

Although Fane says it’s a serious proposal, I still find it curious that there were no interior layouts created for the residential floors yet; I still think he’s just testing the waters to see what reactions are. Whatever the case, I can’t say I’m a fan of this:

“He stressed that if the project does not garner the necessary support at this time, he would wait until that time arrives.”

In other words, get used to that empty storefront. A 12-story, ~140′ building is unlikely to pass in a location where there was very contentious debate over 90′ (and even that had setbacks after 60′). 90′ feet barely passed the Collegetown Committee, and the opposition was so vocal that the city tried to reduce the zoning (and failed).

But don’t my word for it. The Ithaca Times came out against the height increase.

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5. I remember being confused about this when I saw it in the news, and my confusion was merited – the town did not deny Greenways, because it was never formally presented and voted on…also, per the Times article I quoted, I was wrong about it being approved in July, but it has received preliminary approval as of the 5th. The inherent risk in writing about these projects is misinterpretation, and I’m as guilty as the rest.

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News Tidbits 8/2/14: It’s Gotta Go Somewhere

2 08 2014

Here’s the semi weekly digest for your mid-summer doldrums…

1. Yet another round of Carey Building design tweaks. Updated renders and more here. At least now the renders include the proposed Hampton Inn to its north, which shows just how dense this corner will be (not unlike its historical precedent, when the massive Strand Theatre occupied much of the block). Better yet, that blank wall on the west face has windows and will be home to a “art wall” for a mural. The roof and facade have been tweaked since the last update, and I think it’s fair to say that this is a substantial improvement over the initial proposal.

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2. I had the updated PDF of the 323 Taughannock Boulevard proposal stored away for the next news update, but Jason at IB wrote an in-depth article about the development in the meanwhile, which is much better than a blurb on this blog. Most notably this time around is the inclusion of color renders, which is just as much a hodgepodge of influences as the design itself. The 20-unit, 23,000 sq ft, $3.5 million waterfront development would be under construction in the first half of 2015, if approved. Replacing a run-down waterfront bar, it has the potential to pioneer development of Ithaca’s waterfront, where controversial zoning was passed in 2011 to allow for larger projects such as this.

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3. Now for something different. The project on Troy Road in the town of Ithaca is trapped in the red tape. At last check, the developers, the perhaps disingenuously-named Rural Preservation Housing Associates, were trying to figure out where to go, as they’re having difficulties gathering enough support from the town board for a Planned Development Zone. This PDZ is required because the project proposes 166 units; the max under cluster zoning, which doesn’t require a Town Board-approved PDZ, is either 153 or 154. According to a recent town Planning Committee meeting, the alternative to the 154 or so clustered units is up to 104 units of even more sprawling single-family housing (52 lots with two units each), which is within zoning and could be rented out if they have trouble selling. The developers have been considering community meetings to quell public dissent and to learn what would get the PDZ apartment development passed. For the record, they’ve said they are open to prohibiting undergrads from renting and occupying units, which is possible since students are not a protected class under the law.

TL;DR – it’s a mess. I’ll add that in with the Biggs parcel issue, and the (weakening) opposition to INHS’s Greenways in East Ithaca, that the town has achieved the trifecta of development battles on all of its hills.

There was an interesting housing study that I came across for the Troy Road parcel, created by some Cornell City and Regional Planning (CRP) students for a course. The first phase as designed by the students would have 14 affordable (owners making 80% of county median income) housing units with 11 1180 sq ft. 2-bedroom and 3, 1355 sq ft. 3-bedroom homes, utilizing state tax credits to keep sale costs between $140k and 155k. Their proposal would have require changing the current zone from low density to medium density, which would have made such a project a non-starter.

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4. Meanwhile in Lansing, they’re weighing in on 102 townhomes. If Ithaca were an island, anti-development could be great. But since other towns are building housing and adding residents that will travel through the town to get to the employment centers in the city, then the residents of the town of Ithaca had better figure out a more effective strategy to managing growth other than knee-jerk no’s.

5. Some members of Ithaca’s West Hill community listserve is engaged in a thought exercise – seceding from the town and making their own village to specifically oppose any development proposed in their community. This isn’t without precedent; the village of Lansing was founded in 1974 due to fears stirred up by the construction of Pyramid Mall. West Hill, in turn, fears housing, especially low-income housing, due to the negative influence from low-income, high crime apartment complexes such as West Village. The “Minority Report” that they gave to the town planners was described as “a polemic of the proposed [Comprehensive] Plan as a whole, and offers few comments on any specific goals and recommendations“, and the town spent six pages excoriating the bombastic report. It’s another TL;DR for most, but the gist of the West Hill Minority Report is that the town encourages sprawl and ghettos and should only allow very small areas for development, even deconstructing some currently-built areas due to an increasingly unsustainable environment. I understand their angry reaction due to the high crime in southwest Ithaca, but all this is the administrative equivalent of over-correcting a car in a skid.

6. And then there were 5 – Since INHS is focusing on the Neighborhood Pride site, the non-profit is withdrawing from old library competition. Looks like John Schroeder can add DeWitt House to his entries in his “Unbuilt Ithaca” book draft. But don’t worry, they’ve already starting working towards redevelopment of the old grocery store, by issuing a request for qualifications (RFQ) for those interested and capable of designing their new infill project.

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7. At a glance, this call for bids on this parcel of city land at Five Mile Drive would seem to be wide open…except a local green housing developer has been targeting this plot for quite a while. It’s a bit like advertising a job when you already have someone lined up for the position. Oddly enough, I have yet to hear opposition this one; maybe it’s too far south for West Hill to care.

8. Lansing village is getting a mosque, according to the Star. The project, to be built at 112 Graham Road by the Al-Huda Islamic Center of the Finger Lakes, will result in a 4,828 sq ft mosque, with a small minaret if money provides.

Rendering courtesy of Lansing Star

Rendering courtesy of Lansing Star





“Collegetown Dryden” Project Proposed

28 07 2014

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The Manhattanization of Collegetown continues. I’ve been waiting to post this one because the city was taking its time with uploading the supporting documentation; given that they had about eleven different projects at the six-hour marathon Planning Board meeting last Tuesday, I’m not going to fault them for taking a breather.

Anyway, this project, called “Collegetown Dryden”, is yet another addition to the Collegetown Boom. Located primarily in an MU-2 zone (i.e. the densest Collegetown zone, where no parking spaces are required), this project seeks to redevelop the Palms Block, a collection of four run-down structures that includes the brick building on the corner, the old Palms building, and the old Collegetown Candy and Nuts building on the corner of Dryden and Linden (the Kraftee’s Building is not included in this count; it is being redeveloped separately). The Palms building was recommended for historic preservation several years ago, but never gained significant traction. In January 2012, the recently-closed Palms and its two eastern neighbors (213 and 215 Dryden) sold for $3.75 million to local real estate development firm Novarr-Mackesey, the company responsible for Collegetown Terrace on East State Street. The old Tompkins Trust Bank on the corner was sold to Novarr-Mackesey in July 2011 for $1.65 million. Lastly, an adjacent house on Linden (240) that was bought for $475k in 2010 will be torn down and replaced. In sum, the firm has been collecting properties on this block for years and has been biding its time, waiting for the Collegetown zoning issue to sort itself out.

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Onto the proposal itself. Speaking professionally, I’d say it’s something different and visually distinct from Jagat Sharma’s ubiquitous Collegetown designs. Speaking informally, someone referred to it as the “Tron Building“, and I’m inclined to agree. If they changed up the odd window setup, I might like it. The design is by the same firm that did Collegetown Terrace, ikon.5 out of Princeton.

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The design as proposed has three unique structures, referred to as buildings “A”, “B”, and “C”, totaling 107,302 sq ft. Building “A” is the six-story structure at the corner of College Avenue and Dryden Road, and will have 2,000 sq ft of retail on the first floor. “B” is the six-story building fronting Dryden with a 9,000 sq ft “cellar” and 7,800 sq ft of retail space, and “C” is a three story residential building built over a one-story, 11-space parking garage fronting Linden Avenue. Together, they provide 141 units, all studios. This is unusual, but it has merit. Studios are going to be less expensive than units with bedrooms, and will be more accessible to students with less affluent income levels. I’m not saying it’s going to be cheap, definitely not with the high land values here. But it will be cheaper to rent than some of the other properties in inner Collegetown.

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Compared to Jason Fane’s 330 College juggernaut, this one is right at the very edge of legal zoning. It totals six floors and 80′ in the MU zoning sections (Buildings “A” and “B”) and four floors in the CR-4 (Building “C”). It’s all legal, no ZBA required. I’d also say that in comparison to some other developers, John Novarr seems a little more neighborly, which certainly helps in the approvals process. This was the type of development envisioned when the form guidelines were passed, so it should be feasible, unlike the non-starter proposed across the street. Look for this one to go through revisions and discussion, with possible approval by the end of the year. A multi-phased 2015-2017 construction time frame is likely.

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