News Tidbits 7/25/15: To Reuse and Rejuvenate

25 07 2015

travis_hude_libe_libe_v3 oldlibe_franklin_proposal

1. Let’s just outright say it – the Tompkins County Legisltaure’s Old Library decision is a complete mess at this point. As covered last week, there were three separate individual resolutions – one from legislator Mike Lane for the Travis Hyde proposal (first image), and one each from legislators Dooley Kiefer and Leslyn McBean-Clairborne for the Franklin proposal (second image).

They all failed. 8 yes’s are required. The Travis Hyde proposal failed with 5 yes and 7 no’s. The Franklin proposal failed with 5 yes and 7 no’s on Kiefer’s resolution, and 4 yes and 8 no’s on McBean-Clairborne’s resolution. Martha Robertson, a supporter of the Travis Hyde proposal, recused herself because she had received donations from Frost Travis during her failed congressional campaign in 2014. Legislator Glenn Morey, also a supporter of the Travis Hyde proposal, was absent from the meeting.

I don’t see any way this will ever get the eight votes required. Kathy Luz Herrera voted against the proposals because the resolution has a ground lease (meaning the county still owns the land but leases the property), and Dooley Kiefer has stated she refuses to support any of the projects unless they have a ground lease – in other words, these two have mutually exclusive votes. By voting against McBean-Clairborne, Kiefer’s made it clear she will vote against the Franklin project unless it meets her exact specifications. Shinagawa voted against Travis Hyde for not being what the community wanted, but won’t vote for the Franklin proposal unless they guarantee Lifelong’s involved. And Stein has come out in favor of the Travis Hyde proposal. There’s no solution on the horizon.

So now it heads back to the Old Library Committee. Sale to the highest bidder and demolition of the library are real options on the table.

cayugafarms_2

cayuga_farms_1
2. Turning to Lansing town, the planning board there has approved plans for the 102-unit Cayuga Farms townhouse project for a 31.4 acre parcel off of North Triphammer Road near Horvath Drive. First reported last Friday by the Lansing Star, the project received negative SEQR determination (meaning that, following the state’s environmental review guidelines, that the planning board decided the project will have no serious detrimental impact on the community) and issued preliminary site plan approval.

However, one issue still remains to be resolved before any shovels hit the dirt – sewer. The project currently has a modular package sewer treatment proposal that would work in place of the voter-defeated municipal sewer, and allow for denser development than the town’s rule on septic tanks. But the DEC’s interest in that type of treatment has been mixed. It could be a while before the situation gets sorted out.

Readers might remember this project because it’s one of the few I’ve openly derided. The 102 units are townhouse-style apartments marketed towards the upper end of the market. They would be built in phases over a period of several years.

cornell_novarr_5 cornell_novarr_6

3. Now for some eye candy. Included with this week’s planning board project review committee agenda are additional renderings for John Novarr’s project at 209-215 Dryden Road. Doing a quick visual cross-check with the initial renderings, there don’t appear to be any substantial design changes, and the colorful metal cladding appears to retain the same pattern as before. Getting a little poetic here, the cascading metal bars are reminiscent of water running down a wall.

The city’s Full Environmental Assessment Form doesn’t express many worries about the project; some concerns have been raised about too many pedestrians on the street (the building would add 420 people to Collegetown’s sidewalks at the outset, 600 when fully occupied), but that seems to be about it for now.

The $12 million project is moving right along in an effort to start construction this fall. Declaration of Lead Agency and some CEQR discussion (the city’s more stringent version of SEQR, State Environmental Quality Review) are expected at the July planning board meeting. Plans call for 76,200 SF building with three floors of classrooms and three floors of offices for Cornell’s Johnson School Executive MBA program. The building would be ready for the Big Red’s B-students in April 2017. The property would remain on the tax rolls.

20150605_114431

4. A couple of interesting news notes courtesy of the Ithaca Urban Renewal Agency (IURA) Agenda:

First, popular downtown restaurant Madeline’s is looking to obtain an agency loan as part of a renovation project. The $470,000 project would add three jobs, only one of which pays living wage. The restaurant on the first floor of the Rothschild Building (the two-story building in the above photo) hopes to take advantage of the new hotels going up, and law firm Miller Mayer moving its 60 employees into the Rothschild Building. Previously the firm was in the Chemung Canal Trust Company building further up the Commons.

Second, the Finger Lakes School of Massage has applied for an agency loan to facilitate a move from West Hill to downtown. The school would move its ~34 staff and 75-95 students into 10,804 SF of leased space on the Rothschild Building’s second floor, with a further 1,700 SF on the ground level for a retail store and alumni massage clinic. The space would be renovated at a cost of about $194,300.

Although both projects come with risks (Madeline’s being a restaurant, FLSM having some worrying financial statements), both projects have been recommended for loan approval. The FLSM and Miller Mayer news suggest that most of the office space in the old Rothschild Building, left vacant when Tetra Tech moved to Cornell’s office park in 2010, has now been refilled.

The new window cut out built recently into the Rothschild Building’s east facade is part of the space where FLSM is moving into.

416_e_state_1

5. And now another reuse project – at 416-418 East State Street, currently home to an underused 7,600 SF office and a connected manufacturing/storage building. The house dates from the 19th century, with various additions as recent as the 1970s. According to plans filed with the city, an LLC linked to Argos Inn architect Ben Rosenblum has plans to convert the old manufacturing space into a bar and storage space, with renovated offices and a 2 bedroom apartment in the original house. The project will include an accessory parking lot, revised landscaping and handicap access. Area and setback deficiencies have resulted in the need for a zoning variance, but a parking variances won’t be required because the bar will have after hours parking across the street at Gateway Plaza. The building itself won’t change dimensions, but the change in use triggers the city zoning laws.

There have been some concerns expressed about this project – at least one neighbor is vociferously opposed to a bar, citing noise problems and concerns about smokers, and the county planning department is not a fan of the traffic and parking arrangement. Offhand, I think a bar is legal in B-4 zoning, but the noise impacts will merit further scrutiny.

The project is definitely something of interest to the Voice’s audience, but in an email, Rosenblum said that details are still being worked out and that he’d prefer to discuss the plan at a later date.

Scott Whitham is serving as a consultant, and local architect Jason Demarest is designing the renovation.

state_st_triangle_v3_1 state_st_triangle_v3_2 state_st_triangle_v3_3

6. Some very substantial changes are in store for Campus Advantage’s $40 million, 240-unit State Street Triangle project at 301 East State Street in downtown Ithaca.

The Texas-based developer has recruited the assistance of Ithaca architecture firm STREAM Collaborative to help redesign the 240-unit project. And there’s clearly been a lot of work since the previous planning board rendition.

In this revision, a much greater emphasis has been placed on the street interaction and active street uses. Gone is the soaring corner, and in its place is a design with a greater use of horizontal elements (like the decorative belt above the third floor) in order to give the building a more human scale – crucial when you’re planning one of the largest buildings in Ithaca.

The developer is also seeking to remove the northbound turning lane from Aurora onto State Street, and replacing it with a pedestrian area with widened sidewalks, outdoor seating and dining spaces. The land would have to be procured from the city, or some other type of collaboration would have to take place with city officials and engineers.

In documents provided in the city’s planning board agenda for next Tuesday, the developer notes that the project remains student-oriented, but in order to play down comments of it being a massive dorm, 10 4-bedroom units were reconfigured into 40 studio apartments that the developer hopes will be appealing to non-student tenants looking for a less expensive, modestly-sized space.

The State Street Triangle project is also exploring LEED certification.

The project still has a lot of details to be addressed – city transportation engineer Tim Logue has expressed concerns that the traffic study underestimates the number of car trips, and has asked for a revised study. The project is also under closer analysis because the potential addition of 600 residents into downtown Ithaca would put a greater stress on utilities and infrastructure.

These and other questions are likely to be topics of discussion at next Tuesday’s meeting.

The State Street Triangle may be pursuing a CIITAP tax abatement (so much for my theory a couple weeks ago), but the city has not uploaded the application at the time of this writing.
7. Looks like a busy meeting next week for the Ithaca city planning board. In order:

1. A subdivision at 106-108 Madison Street on the Northside. The applicant wishes to create a new lot on the east side of the existing lot, for the purpose of building a new-single-family home.

2. A. Declaration of Environmental Significance and BZA recommendation for the Dibella’s sub shop proposed at 222 Elmira Road

B. Declaration of Environmental Significance, BZA recommendation and potential approval for the 1,100 SF addition to the Maguire Chrsyler/Fiat dealership in Southwest Ithaca

C. Declaration of Environmental Significance, and potential approval for the two duplexes proposed at 112 Blair/804 East State Street

D. Site-plan approval for the first phase of the Tompkins Financial HQ (the new drive-through in the current HQ’s parking lot)

E. CEQR (the city’s version of SEQR) discussion for 215-221 W. Spencer Street

F. Declaration of Lead Agency and CEQR discussion on 209-215 Dryden (the Novarr project noted above)

G. Declaration of Lead Agency and CEQR discussion on State Street Triangle (

noted above)

holiday_inn_expansion_1

H. Sketch Plan – Hotel Ithaca Expansion. Readers might remember a 9-story addition and convention center were approved for the Hotel Ithaca almost two years ago (shown above). Nothing has happened with the expansion plans, for reasons which had been attributed to financing. Dunno what we can expect this time around, but we’ll find out next week.





The Cornell Fine Arts Library

6 05 2015

fine_arts_2

Here we go, renders of the Cornell Fine Arts Library, courtesy of the Ithaca Landmarks Preservation Council (ILPC) Agenda. Additional renders here, project narrative here. Apparently, the ILPC does get to review the addition, although looking at the agenda for the 14th, it doesn’t look like they’re making any decisions (and being just outside the Arts Quad Historic District, they may not be able to).

fine_arts_3

Quoting the front page of the narrative, “rather than acting as a physical symbol, it radiates activity and occupation”. The university wanted the new superstructure, which they’re calling a “lantern”, to be as visible as possible from campus entry points, and it is claimed that the addition will bring “distinction and excellence to the campus”.

fine_arts_4

The building will have two entrances, one public and one for AAP only. The interior will consist of four levels of mezzanine shelving for the Fine Arts Library’s collection, as well as interspersed work/study spaces. Floor-to-ceiling space will range from 48 feet on the north side of the reading room to 7.5 feet in some sections of the library stacks. Long, unobstructed hallways will run the length of Rand Hall. The large variation is meant to convey both grand spaces and “private engagement” with the books. The lantern will have a catwalk as well as working spaces.

fine_arts_5

The design replaces Rand’s multi-pane daylight-factory windows with single panes, removes the east stairwell, and is purposely designed to overhang above Rand, acting as a sort of canopy for rain and sunlight protection.

fine_arts_1

As previously covered, the architect is a Cornell alum, Vienna-based Wolfgang Tschapeller M.A. ’87. More of Tschapeller’s very avant-garde designs can be found at his website here. The project is being funded in part by a multi-million dollar donation from Cornell alumna, architect and UC-Berkeley professor Mui Ho ’62 B. Arch ’66. No construction time frame or total cost have been given at this time.

I’ll call a spade a spade. Rand Hall is getting an ugly hat. One that the rest of campus will be subjected to looking at for years to come.

 

 





News Tidbits 4/25/15: Long Week, Long Reads

25 04 2015

Grab the popcorn and sodas, folks, this will be a long one.

inhs_pride_design_comparo_v1_v3_1

1. Let’s start with some new and updated renders for the evolving 210 Hancock Street development that INHS has planned for the Northside neighborhood.

In each image, the top half is the old version, the bottom half the newest version. The lead image, an aerial rendering, shows that the houses haven’t changed much, though at the city and neighborhood’s insistence, Lake Street has now been closed off to all vehicular traffic in the refined proposal. The biggest structural changes have been in the apartment buildings – the color scheme of materials has been changed up quite a bit, and the partitions between the buildings have been re-worked to try and make the buildings appear less connected (one of the complaints raised was that they were too much like a wall; for this same reason, the buildings are slightly offset from each other, so no continuous face is presented towards the street).

inhs_pride_design_comparo_v1_v3_2

inhs_pride_design_comparo_v1_v3_5

Looking closer at the individual apartment buildings themselves, the designs have been pretty thoroughly reworked. Different window layouts, different window sizes, different colors – about the only thing that’s been kept the same is the overall massing of each building. The plan calls for 53 1 and 2-bedroom apartments and about 65,000 square feet of space, of which 7,500 square feet will be covered parking. The included commercial space has been expanded from 8,200 sq ft in the initial proposal, to about 10,000 sq ft now. More renders of the newest iteration can be found here.

inhs_pride_design_v3_7

No real changes yet in the for-sale houses that will be included in the project, apart from a palette change (previous render here – the new one is less bright, with darker earth tones). These are designed to blend in with the surrounding homes, and fall in INHS’s typical 2-3 bedroom, 1,100-1,400 sq ft range. The houses are townhomes in rows of 2-4 units, All sporting one or two-story porches. These will be built in a phase separate from the apartments. Certain affordable housing grants are geared towards owner-occupied units specifically, so the Neighborhood Pride lot will be split up into two parcels, one with the apartment rentals, one for the homeowners.

Questions and comments can be directed to the City Planning Office at dgrunder@cityofithaca.org.

2. Up in Lansing village, it looks like a proposed mixed-use project may finally be moving forward after years of incubation. “CU Suites”, a 3-story, 43,000 square foot project proposed by the Thaler family for a vacant lot on Cinema Drive, is asking the village to waive sewer connection fees. Presumably, this is about getting their finances in order before moving into the construction phase; there has been no news if funding has been secured yet. Something to keep an eye on this summer, certainly.

The Cinema Drive site was previously approved for a project of those parameters in fall 2012, consisting of two commercial spaces and a 39-unit apartment building, but that plan has not been carried out. The CU Suites proposal went before the village for “alterations and possible clarification” last December. No updated renders on the village website, but a site plan of the previously approved plan can be found here.

20150405_141933

3. Here’s some more details on the “not feasible as presented” Flatiron project. Readers might recall the 12-unit affordable housing proposal at 910 West State Street was given low priority for HUD Entitlement Grant funding.

From the presentation notes recently posted online:

“The project application is not fully developed, but probably represents more of an effort to start a conversation about the project. There is a great need for affordable housing in the community. The project was conceived to address the high cost associated with typical renovations to properties which make them unaffordable. The project would be located in an oddly-shaped trapezoidal building which [Ishka Alpern] would like to renovate to match its prior condition. It would be a very nice, unique addition to Inlet Island. Inlet Island has historically been a location for affordable housing and it is important to maintain that, before too many unaffordable projects are built there. Unfortunately, it is difficult to build affordable housing units without some form of funding assistance.”

In the Q&A the committee had with developer Ishka Alpern, no time table was given, and Alpern said he was open to waiting a year to refine it. It was also noted that once a commercial lease on the property expires in four years, an even larger project could be proposed, though it could be limited by the poor soils. While it appears renovating is the most feasible approach, the city was not impressed with the cost of investment per beneficiary – larger projects like 210 Hancock mentioned above have economies of scale going for them, costing less to build per unit. Smaller projects like the Flatiron need proportionately more assistance, making them less attractive for grant money. The city’s looking for the greatest good for the greatest number, in a sense.

In other news from the Ithaca Urban Renewal Agency (IURA), a private developer, Viridius Property LLC, is buying five duplexes with 10 units of affordable housing from non-profit Community Housing of Ithaca with the intent of keeping them low-to-moderate income, but retrofitting the buildings to run on renewable energy sources. Viridius, a company run by computer scientist and tech CEO Stuart Staniford and his wife, was established in early 2014, and has been on a buying spree as of late. They own $1.7 million in rental real estate assets now, these duplexes will raise it $2.7 million, and the goal expressed in a letter to the IURA is $5 million.

Quoting the letter sent to the IURA:

“Viridius is oriented to the “triple-bottom-line.” Although as a privately owned business
we will look to return on investment, we also seek to improve the environment and society. We
are particularly focused on contributing to the solution to climate change by converting the
existing building stock to be appropriate for continued use in the twenty-first century. At each of our properties, Viridius is removing the propane, natural gas, coal, or oil heating systems and replacing these with systems based on renewables. The specifics depends on the particular
building; to date, we have used pellet boilers and air source heat pumps. Viridius is also
developing our first solar panels at one of our buildings, and elsewhere acquires commercial
renewable power for electricity. Also, at our own residence we have deployed geothermal heat
pumps for heating and cooling and have all our electrical needs taken care of by solar panels on site. Viridius is certified as a living wage employer by the Tompkins County Worker’s Center
and has five full time staff at present in addition to the owners.

So it’s eco-friendly and/or affordable housing. Most residents will welcome the new fish into the local pond, even if all the property being acquired is a bit eye-raising.

Lastly from the IURA, the Carpenter Business Park on the north side is on the market for $2.85 million. Four vacant parcels on Third Street and Carpenter Park Road on the north side of the city recently sold for $2.216 million from “Templar LLC” based in Ithaca to “Ithaca Lender LLC” out of New Jersey, in what may have been a foreclosure sale. The address on file is associated with a company called “Kennedy Funding Financial LLC”, which is described as “one of the largest direct private lenders in the country, specializing in bridge loans for commercial property and land acquisition, development, workouts, bankruptcies, and foreclosures.” A google search turns up a legal notice between the two entities a few months ago.

gannett5

4. Construction is gearing up for the Gannett Health Center’s addition on Cornell’s Central Campus. Work on the project officially launched March 30th, according to the Cornell Daily Sun. Expect site clearing, excavation, and pile driving as we move through the spring and into the summer. The project will be broken into phases – Phase I focuses on new construction, Phase II on renovation of the current building, and Phase III concludes the project with reconstruction of the Ho Plaza entrance. About 75% of the material removed from the old building is expected to be recycled.

The architect of record is local architecture/Cornell alumni-filled firm Chiang O’Brien. There will be two additions, the four-story, 55,000 square-foot building featured above, and an additional 18,600 square foot addition that replaces the northeast side of the current building. The project also includes a new entrance and substantial renovations to the original 1950s structure (22,400 square feet of the existing 35,000), as well as landscaping, site amenities, and utilities improvements. The projected cost is $55 million, and the target completion date is October 2017.

The Gannett Health Center expansion has been a long time coming. Initial plans in the late 2000s called for a completely new building on site. HOLT Architects prepared a plan for a 119,000 square foot building, and an all-new building was also included in Cornell’s 2008 Master Plan. But once the Great Recession waged its battle on Cornell’s finances, the Gannett redevelopment was scaled back to its current form. According to a statement given by Gannett Director Dr. Janet Corson-Rikert to the Sun, the earlier plan had a budget of $133 million; the new addition and renovations are expected to cost $55 million.

The project is expected to create about 175 construction jobs and 40 permanent jobs (additional doctors, counselors and support personnel) when completed.

5.  According to next week’s Board of Public Works agenda, the approved 327 Eddy apartment project has been pretty heavily modified.

Here’s the old design:
327_eddy_rev2_1

Here’s what the developer is planning to build:

327_eddy_rev3_1

I must have missed something? All the sources I’ve seen have referred to this as a six-story building, not five. The side windows were added late in the approvals process, I think. Anyway, the project is going to the BPW because the developer wants to project the top centerpiece window as a bay window rather than having it set back from the front facade. This would push two feet (2′ x 12′ isoceles triangle) into the city’s right-of-way over Eddy Street,  and the board is recommending to the council that the mayor authorize (he says she should he should, sheesh) the intrusion for an appraised value of $3,073.84, based on an appraisal value from Pomeroy Appraisal Associates in Syracuse.

The decrease in size also comes with a decrease in units and rooms – from 28 units and 64 beds to 22 units and 53 beds. This is a double-edged sword – some might cheer the loss of size or like that the roofline is continuous with its northern neighbor, but it will be harder to stem the tide of single-family home conversion to student apartments if Collegetown’s core isn’t as capable of absorbing Cornell’s student population growth.

The included email in the agenda says the planning board recommended an overhang bay window. Personally, I feel it would make the building look clunky. But that’s just me.

maguire_fiat_1

6. Here’s another project being served up to the Planning Board this Spring. Additions and renovations to a car dealership down in southwest Ithaca’s suburbia. Site Plan Review and drawings here. The dealership is Maguire Fiat Chrysler. Plans call for combining two show lots into continuous lot and adding 20 spaces, adding a 1,165 square foot showroom addition, and new landscaping and signage, including a second freestanding sign for Fiat that requires a sign variance (the max allowed by zoning is one freestanding sign). Documents indicate all the work will cost about $360k and run from September to December of 2015.

Observant readers might remember that Maguires proposed a delaership/headquarters compound in Ithaca town late last year; but due to irreconcilable differences regarding standard zoning vs. Planned Development zone, the plan was tabled.

100_1474

7. Woof. Almost to the end. The Ithaca Planning and Development Board is going to have their hands full at next Tuesday’s meeting. Agenda here. Here’s a rundown of what’s in store:

– A minor subdivision to create a new home lot at 201-203 Pearl Street.

A. Approving the adjustment to the Carey Building design discussed earlier this week

B. Enhancements to the pocket park next to the Lake Street bridge (landscaping, paving)

C. Declaration of Lead Agency and discussion on INHS’s 210 Hancock project

D. Declaration of Lead agency, Public Hearing and Determination of Environmental Significance for the proposed Texas Roadhouse on Meadow Street

E. Declaration of Lead agency for the Tompkins Financial HQ – hopefully, we’ll get some detailed renders at the meeting

F. “State Street Triangle Project (Trebloc Building site)” – This will be huge. I cannot stress by excitement enough at seeing the Trebloc Building demolished – I have not hidden my dislike of it, and in nearly seven years of writing this blog, it’s the only building I’ve ever called an “architectural turd“.  Located at 301 East State Street, the Trebloc Building was built in 1974 during the age of Urban Renewal, and was originally supposed to be two floors. The city has been quietly desiring redevelopment of the prominent corner for years, and the site was upzoned from 60 to 120 feet in late spring 2013.

According to some praise-worthy sleuthing by David Hill at the Ithaca Journal, the developer is Robert Colbert in cooperation with Austin Texas-based Campus Advantage, a large-scale developer of student apartments. plans call for a 120-foot building on site, with first floor retail and student-oriented apartments above.

This will be a tremendous project by Ithaca standards. The developer clearly states on its website that it’s only interested in working with sites that will provide at least 100 units of housing. Assuming the Trebloc Building’s footprint of 13,569 sq ft, one story retail followed by eleven floors of apartments yields almost 150,000 square feet of residential space. Figure a loss of 15% for utlities and circulation space, and an average size of about 980 square feet for an average residential apartment unit, and one gets 130 units and an unknown number of beds that could conceivably add a couple hundred students to downtown Ithaca’s population, not to mention millions of dollars of taxable real estate.

There’s a lot that will need to looked at – utility loads, parking, vehicle circulation, aesthetic impacts, and numerous other attributes. But the city’s holding the door open about as wide as it can for this site, and it’ll be an exciting process.

G. “Sketch Plan: Cornell Fine Arts Library – Rand Hall Addition”

Written about previously, it looks like the city will get its first chance to review the project. But someone with a insider’s look has some pretty harsh comments for the plan to renovate Rand hall.

Cornell Architecture professor Jonathan Ochshorn wrote in to tell readers here about the plans for the Fine Arts Library. I’m including a link to his blog post on the project here.

To try and sum up Prof. Ochshorn’s post would do him an injustice, but suffice it to say, the library plans will only keep the brick shell of Rand – the windows will be replaced, and a large “hat” will be placed on the roof. One that bears strong scrutiny from the Planning Board, since there could be significant visual aesthetic impacts on the Arts Quad Historic District.

I’m gonna tie up this post here and sit on the other items until next week. More weeks like this and I’ll need an intern.





News Tidbits 4/18/15: Where Will Ithaca Grow From Here

18 04 2015

20150207_152026

1. Leading off this week’s news round-up, here’s a thorough piece by the Ithaca Journal’s David Hill looking at the boom in local construction. Many developers had good things to say about the city’s even hand on the market, but then there’s this gem from Jason Fane:

The new Collegetown zoning isn’t universally praised in all aspects. Major Collegetown and downtown landlord and developer Jason Fane welcomed the removal of parking-space minimums from much of the neighborhood. But he said the rezoning added other rules that run up costs, such as requirements for high ceilings and adding “further retail space to a market that already has too much retail space.”

Hmm. Too much retail space, or a notoriously poor landlord to retail tenants?

From the IJ article, we also learned that Jason Fane’s 12-story 330 College project has been mothballed, Travis Hyde’s Ithaca Gun redevelopment will be called “Falls Park”, and Frost Travis himself isn’t optimistic about condos in Ithaca:

No owner-occupied units are in the plans for the gun-factory site. It’s a challenging site, Travis said. “I have not found a way to support condominiums in Ithaca yet,” Travis said. “But I’m not going to stop trying.”

Mayor Myrick expresses optimism that some of the more far-flung outer Collegetown housing might revert back to family housing, but with Cornell’s rapidly growing student population, don’t count on it.

2. Following up my January post, it looks like Cornell’s AAP school is releasing the first rendering of the new Fine Arts Library. At a glance, it looks like the form of Rand Hall will be kept the same as it is now, although there’s no real indication at this point what the exterior will look like after the new library is built.

The architect is a Cornell alum, Vienna-based Wolfgang Tschapeller M.A. ’87. Herr Tschapeller has made some pretty wild looking staircases before (definitely not for the faint-of-heart), so this avant-garde design seems well within his normal repertoire.

100_1872

One concern I have is that Rand’s windows are reduced to single panes in the rendering. It may be an intention of the design or it might be because the windows aren’t the focus of the render, but I always thought one of the charms of Rand Hall was the many-paned windows are a characteristic of the early 20th “daylight factory” industrial style that Rand (built 1911) is representative of. I am surprised that Rand Hall is not a part of the Arts Quad Historic District as designated by the city, but at this point I wish it was.

12-29-2011 016

3. On a brighter note for historic structures, some work is finally getting done on the forlorn house at 102 East Court Street, just north of downtown Ithaca. Unfortunately, it’s not because the owner suddenly had a change of heart about the decaying 187-year old house, which sits in the DeWitt Park Historic District. It’s because the city finally had enough of this crap and fined the owner, Ithaca lawyer Aaron Pichel, $5,000 last month, with threats to fine him another $15,000 if he didn’t bring the house up to code within six months.

I first wrote about this house in April 2012. Quoting that entry:

“Historically, the house is the “Judd House“. The house was built in 1828 – the same year Ezra Cornell had arrived in the budding town of Ithaca, which has hardly twenty years old. An estimate establishes the house as having about 3,100 sq ft, 4 bedrooms and 1.5 bathrooms. Furthermore, the assessed value of the house is $190,000, although given its condition the land it sits on is probably worth more then the physical plant itself.

A casual online search reveals a photo from Cornell’s A.D. White Collection, which shows the house in a much better state of affairs in what the vehicle to the left suggests is the 1920s. Furthering searching indicates the house was most likely designed by Ira Tillotson, the same architect for the Clinton House, which is a contemporary to this home. The once-stately residence was built for Capt. Charles Humphrey, a veteran of the War of 1812, on what was then the corner of Cayuga and Mill Streets. The house and a long-removed barn were constructed for a cost of $2,105.56, which places the cost of construction likely somewhere in the upper six digits to $1 million-plus today. The name Judd House comes from long-time owners of the house in the 1900s, who apparently took great pains to keep the house in good shape. Sadly, that is not the case today.”

Plans filed with the Ithaca Landmarks Preservation Council (ILPC) by local company McPherson Builders indicate plans to restore the front porch to an “acceptable condition”, with new roofing and rafters, cornice reconstruction, replacement of the semicircle window above the porch columns, porch column stabilization and repaint, and restoration the northwest chimney to its original configuration (full length with capping, as seen with the other two chimneys in the above photo).

Yes, please and thank you. It’s a shame it had to come to this to get the needed repairs addressed, but at least the historic home won’t be at risk of destruction. The plans underwent review at the ILPC’s April 14th meeting.

4. Touching real quick on this week’s Chapter House disaster – it’s hard to say what will happen with the site moving forward. It and 406 Stewart Avenue were contributing members to the East Hill Historic District. Probably the best solution at this point would be a sympathetic new build, like the one happening with 202 Eddy Street a few blocks away. But there’s no guarantee that will occur.

Notably, the two buildings exchanged hands only a couple weeks ago. On April 2nd, two sales for $615k and $835k were recorded for two tax parcels consisting of the Chapter House and the apartment buildings on either side (the tax parcel for the Chapter House building is combined with 406 Stewart, the apartment building that burned down). An LLC in suburban Orlando sold them to an LLC in suburban Philadelphia. I doubt there’s anything nefarious here, but the new owner is probably feeling a bit shell-shocked at the moment.

friends_hall_1

5. Nothing big going on at Ithaca College, but there will be a small project to keep an eye on this summer: a small addition to house an elevator between Textor Hall and Friends Hall. Being a small project without significant impacts, the town is prepared to waive certain requirements for preliminary and site plan approval – this should be a pretty quick approvals process.The planning board will review the project next Tuesday the 21st. Comments on the project can be made here.

 





Design Competition Announced for Collegetown Apartment Building

19 02 2015

12-29-2011 079

Back in August, I wrote a story about how a student competition was held in the early 1980s to design the mixed-use building currently standing at 409 College Avenue. It appears that someone liked the idea and decided to launch a competition of their own.

According to the Cornell Daily Sun, the competition is to design a replacement for 313-317 College Avenue, a property owned by local developer/landlord Lambrou Real Estate since the late 1970s. Cornellians of my late 2000s vintage will remember this building for housing Dino’s Bar and Grill. In previous years, it’s also held a grocer (1920s), a furniture store (1950s), a record store (1970s), and the Cosmopolitan Restaurant (1990s). Finding the original construction date of the building has been difficult (I’d guess ca. 1910, since it’s missing from this 1906 photo but it’s definitely an older style), and it appears substantial renovations occurred in the mid 1970s, likely the porthole windows on the fourth floor. Because of the heavy alterations borne by the storefronts and top floor over the years, the building has lost much of its historic value.

From a zoning standpoint, the building is in the densest Collegetown zone, MU-2. That entails a mandatory mixed-use component (usually interpreted as commercial space on the first floor), the building can occupy almost all the lot except for a rear setback of 10 feet, and no required parking. The building must be between 4 and 6 floors, and 45′-80′ tall, with a flat roof. 313-317 College already occupies most of its lot footprint, so the area of the new building wouldn’t be a big change, but the addition of a few more floors would make for a greater visual impact. More likely than not, there will be student apartments from floors 2-(4 or 5 or 6).

Speaking specifically about the competition, it’s open to any member of the Cornell community, student, faculty or staff, and has been underway for a couple weeks. Sketch plans were due Wednesday the 18th, final plans/schematics April 7th, and the winner will be announced May 17th. The call for proposals asks for sustainability as a design theme, so an emphasis on “green” features is expected in the submissions. The judges panel will consist of Lambrou Real Estate, AAP professors yet to be chosen, and Ithaca Student Housing, which is also staffed by the Lambrou Family (different branch maybe?). No word yet if there’s a cash prize for the winner.

Just like 409 College over 30 years ago, this is a win-win for everyone involved. The winner gets exposure and a pretty big project to claim on their resume. The Lambrous get a project at a fraction of the design cost of an architectural firm. I hope to see and share some of the proposals as they become available.





A New Home For Cornell’s Fine Arts Library

27 01 2015

100_1870

News of this project comes from the city Planning Department’s annual report, rather than Cornell. There was a time when Cornell used to do a reasonably good job sharing brief summary PDFs of its capital projects, but that ended a couple of years ago.

The project is just a single line, line item B. 17 on the 2015 Work Plan: “Rand Hall Reconstruction”. Those words themselves didn’t pull up anything in google, but a couple related searches pulled up this archived July 2014 email from a Cornell employee announcing the announcement article the chosen architect for Cornell’s new Fine Arts library.

From the AAP website, the Fine Arts Library seems to be more of a renovation than a new construction, moving the FAL from neighboring Sibley Hall and into the top two floors of Rand Hall. The new library is planned for a Fall 2016 opening. The architect is a Cornell alum, Vienna-based Wolfgang Tschapeller M.A. ’87, and the press release credits a $6 million dollar gift from architect and UC-Berkeley professor Mui Ho ’62 B. Arch ’66. From the July 2013 gift annoucement, it sounds like the exterior of Rand will be preserved while the interior is substantially revamped for the new library. There was a great pushback from alumni the first time Cornell tried to demolish Rand Hall, when early versions of Milstein called for the ca. 1911 building’s demolition. Rand Hall sits just outside the Arts Quad Historic District, so any exterior changes would not be subject to review by the very stringent Ithaca Landmarks Preservation Council (ILPC).

If I’m to end this the news article-friendly way, I’d just say “we’ll see what happens with this project moving forward”. But I’m going to do this the blog way, so strictly subjective editorial here on – I can only hope the exterior is preserved. I’m too much of a philistine to appreciate architecture like this:

tschapeler_1tschapeler_2

tschapeler_3

Apart from some close calls with lighthouses and fire towers I’ve visited, I’ve never experienced nausea-inducing staircases before, but there’s a first time for everything.

There’s plenty more on the architect’s website for those who are interested. But they all follow the same, very abstract architectural theme. A fine Arts Library tends to be more avant-garde than most buildings, but this is really pushing the envelope. Cornell, I don’t care if the inside looks like a goddamned funhouse, do the rest of campus a huge favor and leave the exterior alone. Students already deal with Bradfield and Uris Halls, please do not make things worse.

100_1872





Picturesque Ithaca

20 01 2015

Images from “Picturesque Ithaca”, an 1896 photobook of the city of gorges. Photocopy courtesy of the Tompkins County Public Library.

ith_1896_6

The recently-incorporated city of Ithaca, 1896. At this time, the city was home to about 12,000 people, and Tompkins County had only 33,000 people, less than a third of what it is today. Ithaca College was just starting as a small conservatory downtown, while Cornell had a little over 2,000 students.

ith_1896_1

4-13-2014 078

I never knew the Colonial Building used to be home to the city post office (but now that I check, it served that role from 1882-1910). That, the Sage Block (orange brick) and the Miller Building (red brick) seems to be the only ones standing and still recognizable 119 years later. The lower photo is easier to recognize – the “American Crafts by Robbie Dein” store now sits in the foreground building, and most of the other buildings are still present. One could call that block of the Commons one of the most historic in all of Ithaca.

ith_1896_2

It wouldn’t be a good picture book if it didn’t have at least a couple Cornell photos, and its students and alumni were likely the target audience for this publication. In the top photo, once can make out McGraw Tower, The pyramidal steeple of McGraw Hall, and the windows of the now-demolished Boardman Hall in the distance. The lower photo shows the Ithaca trolley (defunct 1935) that once ran past the college library (renamed in 1962 to Uris Library, for donor/trustee Harold Uris ’25). Both photos also show a relatively lush quad and library entrance, likely lost to the Dutch Elm epidemic that ravaged the campus in the mid-20th century.

ith_1896_3

The old old Ithaca High School, the Ezra Cornell Library, the old Masonic Block, and the Trust Company and Ithaca savings Bank Building. All ornate, all lost to history. The old high school burned down in February 1912 and was replaced with the old high school (now DeWitt Mall). The Cornell Library fell victim to urban renewal; it was demolished in 1960 for a drive-thru bank extension and is now a parking lot. The Masonic Block (old old Masonic Temple) dated from the 1870s and seems to have been demolished along with the library (they both were still standing in 1959). The Ithaca Savings Bank building was designed by William Henry Miller and built in 1887, but the building was destroyed in a fire in the early 1920s, and replaced by Tioga Place (M&T Bank) in 1924.

ith_1896_4

Upper right, the old Triphammer foot bridge. Not heated, wooden, and probably as safe as standing under a flagpole during a thunderstorm. The bridge at lower left looks to be the College Avenue Stone Arch bridge looking northward to Cornell campus.

ith_1896_5

Of the four mansions above, three still stand. Ezra Cornell’s is now the Llenroc (Delta Phi) Fraternity House, A.D. White’s House still sits on Cornell’s campus, and the Henry Sage residence was donated to Cornell, used as an the school infirmary for several decades and is now Sage House, home of the Cornell University Press. Schurman’s residence at lower right was torn down in the early 1920s to make way for Baker Lab.








Follow

Get every new post delivered to your Inbox.

Join 174 other followers