Design Competition Announced for Collegetown Apartment Building

19 02 2015

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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.





Klarman Hall Construction Update, 2/2015

17 02 2015

Time to take another look at Cornell’s Klarman Hall for a progress report. It was low 50s F when I stopped by in late December and I thought that was pretty awesome. I completely and totally regret saying anything and will next time reserve to complaining about how cold it is, in an effort to spite Mother Nature.

Anyway, construction firm Welliver has been busy craning the new steel atrium trusses into place, with at least four installed when these photos were taken the weekend before last. My laymen’s mind would call the shape almond-like or a pinched oval, but wikipedia tells me the proper terms are “vesica piscis” or “mandorla”, both of which sound like alien species doing battle with Captain Kirk. One of the site cranes has completed its work and has been removed, while the other will stay in place until all the structural steel has been erected. On the lower floors, fireproofing, mechanical and electrical rough-in (plumbing and wiring) is underway, while concrete pouring is taking place in parts of the upper levels. Some of this work would be visible from the fences, were it not for the plastic sheeting put up to keep the frigid winds at bay.

Over the month of February, construction schedules indicate that fireproofing will wrap up on the south side of the ground level, leading the way for sheetrock installation and exterior and interior wall framing. At the same time, fireproofing will begin on the north side of the ground level, and concrete will continue to be poured for the auditorium space and upper levels.

The 33,250 sq ft building was designed by Koetter | Kim & Associates, and is due to open in December 2015. Construction cost is estimated at $61 million.

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News Tidbits 2/7/2015: It Snows In Ithaca, But Verizon Makes It Rain In NYC

7 02 2015

1. As relayed by several outlets, Cornell just received a very generous $50 million donation from telecommuncations giant Verizon. I might make more news about this, but this donation is strictly for the shiny new tech campus down in New York City. The “Verizon Executive Education Center”, in the left of the above render, will be part of the first phase of the campus, set to open in 2017. This goes along with a 6-story, 236,000 sq ft building design by Weiss/Manfredi, and a 4-story, 188,600 sq ft building by Morphosis Architects, both of which are already underway. The skyscraper on the right of the render is a 26-story, 500-room dormitory for students and staff designed by Handel Architects; while not yet underway, it is also slated for a 2017 opening. A design for the tall building on the far left has not been released.

I’d like to see a breakdown of what proportion each campus received from Cornell’s $546.1 million in donations.

2. Looks like some Sun writers decided to do some digging regarding the potential Fine Arts library relocation and expansion. There’s not a whole lot more to add since the Ithaca Voice article; just that the timeline and final design haven’t been set, although the renovation is a “key academic priority”. Students of the AAP school also have mixed opinions about the growth of the library and the possible loss of studio space. But don’t fret dear readers, if a render comes out, it and any pertinent info will be shared here.

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3. A subdivision filed with the city of Ithaca indicates plans for a new two-family, 6-bedroom home at the intersection of Oak Avenue and Oneida Place. The house would be built on land that currently serves as a rear parking lot for 424 Dryden Road. Application here, drawings here. The site falls into the CR-2 Zone of the Collegetown Form District, meaning 2-3 floors, and pitched roofs and porches are required. The architect is Daniel Hirtler of Ithaca, and the developers are William and Angie Chen, also of Ithaca. While not particularly notable, it’s an example of how the form-based zoning applied to Collegetown helps maintain the character of the less-dense outer neighborhood, while still allowing for new construction.

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4. As with virtually every other sizable project in downtown Ithaca, the canopy Hotel by Hilton is filing an application requesting a tax abatement through the CIITAP program, making it the sixth applicant since the revised program was put into affect in 2013. Application here, and the notice of  public meeting, set for 5 PM February 9th at City Hall, is here. A refresher/review of CIITAP can be found here.

The applicant, “Ithaca Downtown Associates LLC”, a.k.a. the Patel Family of the Baywood Hotels Inc., notes that the 7-story, 123-room hotel project has an estimate cost of $20.15 million. Although the value of the tax abatement is not recorded in the city’s application (it will be written out, when reviewed by the county IDA), it looks like they’re seeking the standard 7-year abatement, which will save them something in the ballpark of a couple million dollars over those 7 years.

As with the previous Marriott and Hotel Ithaca applications, the applicant will only pay one-third to one-half of its projected employees a living wage, which is probably going to earn them the scorn and opposition of the Tompkins County Worker’s Center. But the city and Downtown Ithaca Alliance have been supporters of the project. Neighboring businesses seem to be have mixed opinions about the project, with some seeing a potential business source, and others mourning the loss of a convenient parking lot.

The 74,475 sq ft project is expecting to start construction during the spring, with completion in Spring 2016. Local firm Whitham Planning and Design is the architect.

For those already planning a stay, expect room rates of $160+/night, according to the Journal.

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5. It’s PSA time again – INHS is planning meeting #4 for its proposed Neighborhood Pride redevelopment at 4:30 PM Wednesday the 11th, inside the vacant Neighborhood Pride grocery store. The one and only final design concept, shaped by community feedback, will be presented at this meeting. Keep an eye on the Voice for an article (and maybe a rerun here) next Thursday or Friday.

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6. Looking at the city’s project memo going out to its departments, it doesn’t look like a whole lot needs to be reviewed this month. Cornell’s Upson hall renovation, the 6-unit building at 707 E. Seneca, and the 4 for-sale townhomes INHS wants to build at 402 S. Cayuga Street are ready for final approval this month. The 3-building, 6-unit project for 804 E. State (112 Blair) still needs to be reviewed by the zoning board, and will be completing environmental review (SEQR determination of significance).

The only new projects of note are the new house at 424 Dryden, and renovations to the Lake Street Bridge. The bridge project consists of rebuilding the current deteriorated bridge with a new deck and refurbished abutments (base supports), as well as scour reinforcements (to protect from creek erosion), a bumpout for viewing Ithaca Falls, some cute light-posts, and a bridge span that isn’t so degraded that it’s liable to collapse into the creek. That project has a $1,000,000 price tag, and is expected to run from June to November of this year.

For those that use this bridge, start prepping for a detour route – the bridge will be closed during construction, to both vehicles and pedestrians. The city estimates the detour will be an extra 1.7 miles for cars, and 0.7 miles for bikes and walkers.





A New Home For Cornell’s Fine Arts Library

27 01 2015

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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:

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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.

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The Cornell Logo That Failed

13 01 2015

Let me start with a rhetorical question: What makes a college? Academics? Athletics? The physical facilities themselves? The logo?

The last one doesn’t really seem like it should be a contributing factor. But there have been claims that it made all the difference for Cornell, causing it to lose prestige in the late 1990s and early 2000s.

It seems like the silliest thing in the world, but here’s the argument. In 1999, Cornell was 6th. By 2004, it had dropped to 14th. One of the reasons for this was brand image – a clunky website, bland brochures, and the logo.  Quote:  “Imagine a flag of the old Soviet Union: a field of red, and in the middle in plain white letters, Cornell.”

Most folks familiar with the 1999-2004 logo not-so-fondly describe it as the one that looks like a J.C. Penney knockoff (J. C. Penney had a similar logo from 2000-2006). Well, funny story about that. From the 2006 NPR interview:

Ms. HEATHER GRANTHAM (co-chair, Cornell image committee): The company that designed that logo originally was the same company that designed the almost identical big red box for J.C. Penney. It’s not Cornell. It’s not Ivy, it doesn’t have that history, and so we really wanted to make that push to revert back to some form of the original crest.

It must have been a busy week for the logo designer (who oddly enough, I can’t even find the name of online). Given the complaints above, and J.C. Penney’s market tumble, I’d be hesitant to hire this company.

The student-led Cornell Image committee made it a priority in the mid-2000s to bury that logo in favor of something more traditional and “Ivy” – the simplified emblem by Chermayeff and Geismar Inc. that Cornell still uses today. It was hoped that it would make Cornell look less like Michigan and more like Harvard. The committee also had goals of reducing class sizes, limiting enrollment and increasing financial aid to minorities, all ways to game the rankings.

Some of those things may have happened (Cornell improved its financial aid, but enrollment has climbed), but rankings haven’t really changed much, hovering between 12th and 16th since the logo was changed at the end of 2004 (for the record, Cornell is currently ranked 15th by U.S. News & World Report). The rankings the NPR interview used were cherry-picking anyway. Cornell spent most of the 1990s hovering between 10th-14th; 1999 was an anomalously good year. So the change isn’t very effective on paper, but I do prefer the current logo to the old one.





News Tidbits 1/10/15: Where Will All the Students Go?

10 01 2015

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1. I’ll lead off with this supplement to the Voice opinion article I wrote. Here’s the work sheet I used for the bedroom tally for student-centric housing. I chose to leave it out of the submitted article because 95% of readers checking the Voice would find it obscure or just wouldn’t be interested. If you’re coming here, then you’re probably in the other 5%. Question marks are present because the county’s online records provide total number of units in mixed-use buildings, but not bedrooms (yet residential-only structures have bedroom numbers, go figure). Anyway, there is the off-chance that enough new projects will be proposed in the next 12-18 months that we could still meet the projected need by 2018, since it’s about 500 rooms short at the moment…but I’m not optimistic. There are few large sites left in Collegetown, and even fewer sites in other adjacent neighborhoods. If Fane comes back down to Earth with a project that fits zoning for 330 College Avenue, and Travis Hyde’s Ithaca Gun apartment project ends up being student-centric, then perhaps there will be another 200 or 250 bedrooms to the total. The rest of the balance will need to come from small or medium-sized projects. Anyway, that’s all speculation. We’ll just have to wait and see what happens.

I wasn’t being totally facetious with the suggestion of Cornell building more dorms though. A few hundred rooms could take some of the edge of the housing problem, and it’s less Cornell has to pay out in rent stipends to financial aid recipients. But even if Cornell was mulling it over, it would take years to go through planning and construction.

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2. If this were in Ithaca, I’d have splurged pages of writing over it. But it’s not. Construction permits have been filed for Cornell’s second academic building at its new tech campus on Roosevelt Island in NYC – a 189,000 sq ft structure designed by some of Cornell’s favorite alumni architects, NYC firm Weiss/Manfredi. They’re the same ones who are handling the Vet School renovation, and who designed the Sesquicentennial Commemorative Grove that opened last fall. The building is the one on the right in the above image, the one that looks like an ice cube breaking apart. Building number one, the design in the left foreground, is already underway.

For the record, I’m still not a fan of the tech campus.

3. The Ithaca Times has done an interview with Bill Manos that’s worth a read. It has your standard anti-regulation rant (the same one you get from your retired Fox News-watching uncle), and he calls the sale an “opportunity from Heaven” that he didn’t see coming. He says the sudden closure was so the new lessees could renovate the diner and have their new restaurant (called “Old Mexico“) ready for the Spring. I don’t think that exonerates the “bad manners” of giving his employees only eight days’ notice, but hopefully they’ve all been able to move on like he claims in he interview.

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4. Looks like the 6-unit, 18-bedroom project for 707 E. Seneca has seen some slight revisions as it goes to the ILPC (Ithaca Landmarks Preservation Council) for further review (agenda here). About the only notable change I can find from the previous render is in the spacing of the dormer windows. Although the lot is undeveloped, it’s in a historic district, hence the extra step of ILPC approval. A lot of the major details have already been hashed out, so I imagine the council will only have minor suggestions, but we’ll see what happens. The ILPC is also set to review the Old Library proposals, and given their exacting approach, my inner cynic tells me it will be less about which project they like the most, but rather which one they dislike the least.

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5. On another note, the two duplexes proposed for 804 E. State Street (formerly 112 Blair) has been upped to three. Details and drawings here. All are two units each with three bedrooms in each unit, so 18 total. They also look about as utilitarian as one can get away with; the easternmost house (building “D”) has a chamfered corner, and that’s about the only interesting architectural detail I see. Parking will now be shoehorned into the basement level  of all three buildings (12 spaces total; it’s a hilly site). The construction cost has been upped to about $600,000, but the construction timeframe of late Spring/summer 2015 is still the same. Although the lot is being cobbled together from slices of adjoining properties, it will still require an area variance from the zoning board because of how close the houses are to each other. Looking on the bright side, this development will replace a parking lot and works as appropriate infill for lower Collegetown.

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6. I finally received an email response from the Zaharises regarding what’s underway at their old furniture store at 206 Taughannock Boulevard. Unfortunately, it’s not very descriptive:

We’re renovating the building into apartments. It looks quite different doesn’t it?!

Yes. Yes it does.

 





Cornell Construction Updates, 12/2014

6 01 2015

Funny How the November photos are snow-covered, and the December photos were taken when the temperature was in the low 50s F. Work continues on the future Klarman Hall, pushing onward to its intended opening in December 2015. Construction firm Welliver is plodding making slow if steady progress, with steel work and metal decking underway above ground, and utility installation and door framing in the basement. Some interior and exterior wall framing has begun on the basement, ground and first floors. The 33,250 sq ft building was designed by Koetter | Kim & Associates.

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On the other side of campus, renovation work continues on Stocking Hall, the home of the food science department. The porous concrete in front of the new wing didn’t fare as well as hoped, and is being replaced. In the old building, installation of new, energy-efficient windows is underway, and should be completed in the near-term. Interior work continues as labs and academic spaces are fitted out, and the old building and new building connectors have been sealed from the element, making them water-tight. The work will wrap up this summer, weather and schedule permitting; the two-phase renovation was launched in September 2010, and the new wing (phase one) opened in July 2013. The 136,000 sq ft rebuild and renovation is nearly a year behind schedule. Contracting is being taken care of by the Syracuse office of The Pike Company, and the design of the new building is a product of a SUNY Construction Fund favorite, Mitchell Giurgola Architects of New York City.

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