“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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The Elephant in the Room: 330 College Avenue

23 07 2014

Note: After Jeff Stein of the Ithaca Voice sent me a photo of the rendering last night, I quickly wrote up and published this entry. Shortly after that, he mentioned that he wished to have the “scoop“, and since it was his photo, I obliged and rescheduled this for noon today. This updated version has the uploaded render from the city website. So if you saw this last night, then saw it was gone, you’re not going crazy. -BC

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Let’s be clear: this will not happen. What Jason Fane was thinking in proposing a 12-story building for the Green Cafe site has everything to do with seeing what he can get away with. The calculating businessman as always, shocking the board and meeting attendees with a massive proposal…my only guess is that he is willing to negotiate down. The likely goal is to end up with something still above the 80′ 6-story limit for that site, and apparently the way to do that is shock and awe.

A copy of sketch plan can be found here. Mostly site photos, but we can see the first floor layout (6,000 sq ft in three retail units, and some apartment space; the building also shares a rear corridor with Fane’s Collegetown Center next door) and a render from the angle of the third floor of the Ciaschi Block, but set too far back from the street to actually exist.

I mean just look at it, it overwhelms the large 312 College and Collegetown Center buildings next to it. This thing is a goddamned behemoth of a building, as Ithaca standards go. It’s a lovely design, I think, I’d love to see this downtown on the old Tetra Tech/Rothschild’s property. Of course, that’s like saying a Mercedes SLS is the car you’d like to buy, but you make only 30K/yr. It’s not reasonable.

For the record, the never-to-be-built design is by Fane’s preferred architect, Jagat Sharma of local firm Sharma Architecture. The current site is that of the vacant Green Cafe, and before that short stint as a restaurant in 2009/2010, the one-story structure was used for meetings and storage by Bank of America. Built in 1998 and occupying 0.97 acres (including the apartment building attached), it has an assessed land value of $2.5 million, as it sits on what is probably the most expensive corner in the city. Everyone expected a redevelopment, just not this large.

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I can hardly believe I’m even writing about this. It’s so spectacularly overboard that it defies all common sense and logic.

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News Tidbits 7/17/14: It’s All About the Materials

17 07 2014

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Given the rate of development exposition and modification, this is becoming a sort of weekly digest. I’m perfectly okay with that.

1. First up, the omnipresent Carey Building addition by Travis-Hyde Properties. This one has been tweaked at least twice already (not counting the initial massing model), and here we have another update, though it looks to be mostly in the materials that the addition would be composed with. revised plans here. Depending on your definition of structural height, the addition would bring the Carey Building to 77’10” to the penthouse roof, 82’10” to the parapet, or 87’10” to the mechanical rooftop. To highlight some of the other changes, the roof-lines were tweaked, as were the windows on the east face. The west face is still blank, though the lighter color does make it seem a little less overbearing in the renders.

Also, contrary to the recent Times article, not all five additional floors are residential. The first floor of the addition (third floor from street level) is additional office space for the business incubator.

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2. Next up is 327 Eddy, owned by Stephen Fontana and designed by local firm Sharma Architecture. Cover letter here, application here, and drawings here. I remember thinking the sketch render looked a little weird with the brick above the courtyard, and the design has been tweaked as this proposal materializes out of the aether. We now have some dates and figures. This one would be starting in May 2015 and completed in August 2016. The estimated cost of construction is $5 million (like the other two Sharma applications for 205 Dryden and 307 College…they may just be making up a nice, round, semi-believable number). It will build up 68′ from the sidewalk of Eddy Street, and 60′ from the rear portion (the building steps up as it extends back into its steep lot). Still 28 units and 64 bedrooms, and it has 1,800 sq ft of ground-floor retail space.

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3. Greenways, the INHS affordable townhouse development off of Honness Lane (site shown in the lead photo), has been approved. Good.

4. Cayuga Ridge, the Biggs Property proposal out on West Hill, is not so lucky. This one has been tied up for a while due to neighbors’ opposition to the site’s development – it’s also turned into a veritable sh*tshow, with those against the development using the standard traffic and sprawl arguments (the latter being a little weird since it’s right next to the hospital and across the street from the Overlook complex), while some of those for the project have played the race card. A neighbors group sued to have the county’s land sale stopped for not following SEQR environmental regulations, and the ruling was upheld. While not dead, the sale of the property to developer NRP/Better Housing for Tompkins County is on hold while the town of Ithaca reviews the project and the SEQR is conducted, with the county as an involved party. It’s not the best location, but on the other hand, the affordable housing issue is rearing its ugly head. On a side note, unlike its city counterpart (INHS), Better Housing has some of the worst luck of any non-profit developer in the county. The Lansing Preserve failure from a few years back comes to mind.

4. Residential tax assessments are up 6.17% (about $1.27 million) in the county year-over-year, about triple the usual 2% rate. The cost of housing is rising much faster than anticipated, which is contributing to the area’s affordability issues. Construction projects such as Collegetown Terrace also help; for instance, that project’s value went up from $19.1 to $26.64 million, which results in an additional $275,000 in tax revenue (the tax revenue at $19.1 million was about $700,000). Don’t expect taxes on existing homes to go down with the increased revenue though, because rising healthcare costs eat away most of the gains.

 

 





The Collegetown Construction Boom

12 07 2014

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Building off of some of the work I’ve done with Jeff Stein over at the Ithaca Voice, this will be done in the form of an explainer.

1. What do you mean by “construction boom”?

Housing proposals have increased in the city of Ithaca in the past couple years, and in no place is it more apparent than Collegetown. The recent proposal for 327 Eddy Street brings the total of proposed developments to five – 327 Eddy, 205 Dryden Road (Dryden South), 307 College Avenue (Collegetown Crossing), 140 College Avenue (the John Snaith House addition), and 202 Eddy Street (a reconstruction of a house that burned down). As proposed, the projects would add 86 units and 223 bedrooms to Collegetown proper, a level of development not seen since before the October 2007 development moratorium.

2. Moratorium? What’s that, and why did Ithaca vote for one?

In its basic definition, a moratorium is a temporary ban on an activity. In Ithaca’s case, a moratorium on all new construction was voted into place by the Common Council for what was traditionally defined as the Collegetown neighborhood. Construction already approved could go forward, but no projects in the neighborhood could be reviewed and approved until the moratorium was lifted. The moratorium was originally for 12 months, then extended to 18 months, finally lifting in April 2009. One might have expected construction to take off at that point, but it didn’t, for the same reason the moratorium was put into place – design and implementation of a new zoning plan for Collegetown, sometimes called the Collegetown Vision, and later, the Collegetown Urban Plan and Conceptual Design Guidelines.

3. It took them seven years to update the Collegetown zoning?

Well, if you count from the time the initiative was announced, it was actually eight years. Initially came a public meeting period from 2006 to 2007 to design an implementation strategy (you could joke they had a meeting on how to set up meetings). Then they selected Goody Clancy, a Boston-based urban planning firm, to design the guidelines based off city and market needs, and public input. When the plan came out in late 2008, a number of local officials and public members were unhappy because they felt it made Collegetown too dense, so they counteracted and endorsed a plan in August 2009 that reduced the proposed zoning, placed emphasis on annual payments in lieu of parking, and instated community incentives to allow for taller structures. For instance, at the corner of College and Dryden, the Goody Clancy plan called for 90′, and the revised plan called for 60′, with 75′ if special incentives were met, like hotel rooms or community space. If you’re really interested, you can view a 239-page PDF that shows the two plans here.

At this point, many of the major property owners in Collegetown were incensed by the complicated zoning plan and balked at having to pay for parking that many of their tenants wouldn’t use. The landowners ran to their lawyers, and faced with an insurmountable legal challenge, the city was unable to affirm their endorsement. For $250,000 in fees and costs, there was nothing changed from when the vision statement was written, because no one could come up with a compromise.

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4. Then why are we seeing a building boom if there was no zoning change? Or did the city actually come up with a plan?

In fact they did. One of the biggest changes to the plan over the past few years was the exploration and adoption of form-based zoning. Traditional zoning focuses on use – residential, industrial, and so forth. Form-based zoning focuses on the design of the structure – how tall it can be, should it have street-level retail, porches, window size, setbacks, and so forth.  There have been many meetings to work out the details, but eventually, a form-based plan was developed. I’m not going to bore you with the zoning details, but if you’re interested, I did a write-up here, and you can find a copy of the new zoning plan here. Perhaps the key detail to developers was that for the most densely zoned parcels, parking would no longer be required. In an area of extremely high land values like Collegetown, that makes all the difference.

5. So you’re telling me this came down to parking?

That was a big part of it, yes. Also, because the zoning’s been in flux for so long, a lot of developers who wanted to build were holding off because they weren’t sure if they would end up spending money designing and planning something that would be prohibited by a change in zoning. Once the new zoning was adopted this past March, it created an attractive, stable structure for those inner Collegetown parcels, and developers have responded in earnest.

6. Whoa, hang on. I’ve seen that huge Collegetown Terrace project going up on East State Street. Why aren’t you counting that?

Because it falls just outside what’s considered to be Collegetown, and was never affected by any of the zoning debate. Not to say that the project wasn’t controversial, but that’s another story.

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News Tidbits 7/9/14: Look Into the Crystal Ball

9 07 2014

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News to peruse and keep you amused.

First, INHS’s Greenways, a project I spend way too much time writing about. The 46-unit affordable townhouse development went up for review with the town of Ithaca at the start of the month (along with a temporary classroom building, a new single-family building lot in Northeast Ithaca, and a YMCA pavilion). Due to a technicality, it was pushed back to the July 15th meeting. Along the agenda attachments are new renders and a simpler site plan drawing. The project will be built in three phases, and if Holly Creek is any guideline, each phase could take a year; so if I had to take a guess, from 2014- October 2015, we’ll see townhouse sections A-E built, a total of 16 units. The subsequent phases (F-K and L-N) would likely be built and sold over roughly 12-month periods.

One thing to note is that Cornell is selling INHS the land for below market-value, with the stipulation that Cornell employees get first dibs on units as they go up for sale. With 7,000 employees, I don’t imagine weak demand from Cornell staff. Cornell is fulfilling a goal it stated way back in June 2008, and one of the first posts I ever wrote for this blog. The image in that entry is one of the very few stock images I’ve ever used, by the way.

As for the townhouse designs, no complaints here. They’re simple and colorful.

I’m going to expand on my old library site ruminations – I don’t see INHS winning the site because they are going to be stretched pretty thin over the next few years, with this and the expansive Neighborhood Pride site, along with smaller builds. While they have shown themselves capable of large projects in recent years, multiple multifamily projects will be a very large undertaking; it’s hard to imagine the county placing another egg in INHS’s already-full basket.

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Next on the whirlwind tour, revisions of the Travis-Hyde’s Carey Building addition in downtown Ithaca (another topic that’s had a lot of keys typed on its behalf). The details are still the same, 18 apartments, most of them tiny, with office space on floors 2 and 3 and retail on the bottom. Compared to the old design, more windows have been placed in the east facade, the top two floors were reworked, and the glass block details are gone, replaced by regular windows. It’s an improvement, though I don’t like the blank wall on the west face.

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Next item on the list, the NYS Dept. of Transportation parcel on the waterfront. Similar to the old library, this site has an RFP for a study and analysis of the relocation of the DOT facility, and a subsequent redevelopment of the parcel. Proposals were due June 26th. Granted, since this involves the state, this won’t move any faster than NYS wants to (i.e. slow and reluctant – they’ve been planning a move to a site in Dryden since 2006; the DOT blames the torpid pace on hang-ups with funding, which is why the RFP is asking someone else to come up with a plan). The feasibility study will be complete by May 2015, with the site re-development expected to begin in early 2017, assuming moving the DOT site is feasible. It’s a large parcel with strong potential for the mixed-use development that the city wants per the comprehensive plan. Who knows, there might actually be something to write about in five years.

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I’ll wrap this up with another potential future development: 215-221 W. Spencer Street, the parcel shown below. The Ithaca Urban Renewal Agency (a city department) sold the 0.47 acre property for $110,000 in April. The buyer intends multi-family housing. 701 Cliff Street, a small parcel left vacant the demolition of a dilapidated house, received multiple offers and was sold for well above asking price. Its buyer intends one or more housing units.

Using the zoning map as a guide, 215-221 West Spencer is in an R-3a zone that allows for a 40′ structure with 35% lot coverage. That’s a max theoretical buildout of 28,662 sq ft (which if you give 20,000 sq ft for the housing units, and 1,000 sq ft per unit, we get a hypothetical 20 units), but whatever does get proposed will likely be somewhat smaller. The site is something to keep an eye on in the long-term.

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Cornell Construction Updates, June 2014

4 07 2014

Three sets of Cornell updates in this post – the law school addition is complete, Klarman Hall excavation is underway, and a picture from the Statler Hall renovation (which Jason just posted about).

The law school addition, by Boston-based Ann Beha Architects and constructed by Welliver, is part of the multi-phased renovation of the law school, which began in 2012. The cost of the renovation is begged at $55-60 million, with 40,000 sq ft of new space and 160,000 sq ft of renovated space. The architects specialize in contemporary additions sympathetic to present facilities – arguably, one of the few parts of Cornell where this was deemed an important matter (looking at you, Hotel School).

The Hotel School addition is phase three of renovations, adding a modern entrance to Statler Hall. The glassy entrance will add 1,619 sq ft at a cost of $2.4 million, and should be complete in time for the fall semester.

Klarman Hall, given its notable location behind Goldwin Smith, is the campus project du jour, sporting 67,500 sq ft of space (33,250 sq ft usable) and a $61 million price tag. Foundation footings will be completed by early august, and foundation pouring by mid September. Final construction will wrap up in December 2015, as posted on the sign below.

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Apparently naming green spaces is fashionable. I thought that Pew Quad and Rawlings Green would be the extent of it.

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Cayuga Place Photo Update, June 2014

3 07 2014

As previously shown by Jason at IB a couple weeks ago, foundation work continues at the Cayuga Place condominium project along Six Mile Creek in Downtown Ithaca. In the couple weeks between his last photo set and this set, work continued with the foundation pouring, and more rebar was laid in place (IB offers a much more through level of foundation construction here). The top down view from the garage gives a pretty strong idea of the footprint of the building, which will be seven stories. Cayuga Place will add 39 residences when complete, contributing to downtown’s rapidly growing residential market. The project is by Cincinnati-based Bloomfield/Schon, and the foundation work by Turnbull-Wahlert Construction, also out of Cincinnati.

By the way, going up to the top of the garage required going the long way up the ramp – a homeless man was sleeping next to the door on the top landing of the west stairwell, and hornets were having a field day in the southeast stairwell.

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Planned Parenthood Update, June 2014

2 07 2014

Over on the west side of the Ithaca, Planned Parenthood’s new building is nearly complete, with just a couple exterior siding left to install (both missing sections appear to be the same type; perhaps there was a shortage or delay of some kind). Jason at IB has done a great job chronicling the construction of this project, and since his photos in early May, some exterior flashing was installed and some windows were placed into their frames. Given the parking lot, it appears that PP has moved in and is fully operational. The 16,000 sq ft project was designed by local architecture firm Chiang O’Brien, and built by LeChase Construction.

The community should be pleased – it’s an attractive project that is helping to revitalize the once run-down streets of West End.

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Belle Sherman Cottages Update, June 2014

1 07 2014

Work continues on the Belle Sherman Cottages on the east end of the city (technically, just over the city line in the town of Ithaca). Homes have sold at a rapid pace this year, going from just six lots/homes in the first two years, to at least eleven more lots/homes sold in the past six months (this count includes at least one townhome that was sold). Only 3 of the 19 single-family home lots are still for sale – lots 9, 11 and 12, on the southwest side of the parcel. Lot 9 will be used to showcase a new “cottage” design that has not yet been built. I don’t know why there’s been a sudden uptick, but at this point, I would not be surprised if the last lots sell before the end of the year (along with several more homes completed before winter arrives).

Since I last came through in late April, lot 13 was completed, and two more are under construction – lot 6, a “craftsman farmhouse”, is the first home built in that style. Lot 4, also underway, is a “classic farmhouse”, recently assembled from its modular pieces. There was no indication of site prep or construction for the townhomes.

 

 

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News Tidbits 6/26: The Carey Building’s Addition, Revealed

26 06 2014

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Okay, so technically, the previous renders shown on this blog were massing studies for the addition proposed for the Carey Building. The newly-released design is here. The design comes courtesy of local firm John Snyder Architects, working with local development firm Travis Hyde Properties.

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Based off the attached floor plans, it looks like there will be 18 apartments, 16 studios (most in the 250-350 SF range), and 2 2-bedrooms. Floors 4 and 5 will have 7 studios each, and 6 and 7 will have one studio and one 2-bedroom each. The “micro-apartments” are definitely small but will allow for more modest rents, tapping into some of the need for affordable housing in the city.

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