The Chain Works District DGEIS, Part One: Introduction

20 04 2016

chain_works_rev3_3

Chain Works is, without a doubt, the single largest project currently being considered in the Ithaca area. It’s a very large project in terms of square footage, in terms of cost, in terms of length of build-out. Being such a large and important, it needs to be examined carefully – it could help propel Ithaca’s economy and ambitions to a higher quality of life, or it could serve as 95 acres of dead weight.

Between March 29th and May 10th, the city is receiving public comments on the Draft Generic Environmental Impact Statement, the DGEIS. The city’s website appears to be outdated, but the Chain Works District website is up to date – any comments readers might have, any questions or concerns, are submitted to the City of Ithaca Planning Board as lead agency for environmental review. UnChained Properties LLC, the developer, offers a blank form here, or if one prefers, comments can be sent directly to Ithaca senior planner Lisa Nicholas at lnicholas@cityofithaca.org.

What a DGEIS does is evaluate the potential impacts of growth on local resources and facilities, such as traffic, water supply systems, utilities infrastructure, social and aesthetic impacts. The DGEIS, which will need to be finalized, is part of New York State’s Enviromental Quality Review (SEQR, pronounced “seeker”) and a necessary precursor to any planned/contemplated construction and development of the site.

So, the DGEIS main body is 422 pages, with about 3 GB’s worth of appendices. Although 45 days is allotted for public comment, not a whole lot of people want to read through 422 pages, but the table of contents allows people to jump around if there’s one or two thing they’re more keen to read about. A link to the DGEIS is offered by project partner Fagan Engineers here, but you might need to submit an email and name before being able to see it.

chain-works-map

So, basic details, per the “Description of Action”:

Chain Works District Project is a proposed mixed-use development consisting of residential, office, commercial, retail, restaurant/café, warehousing/distribution, manufacturing, and open space within the existing 95-acre Site which traverses the City and Town of Ithaca’s municipal boundary . Completion of the Project is estimated to be over a seven-to-ten year period. The first phase, referred to henceforth as Phase I, will consist of redeveloping four buildings generally located at the northernmost and southernmost ends of the complex of existing buildings. These first four buildings are approximately 331,450 square-feet (SF), and will house office, a mix of office and residential, and industrial uses. Subsequent phases of development will be determined as the Project proceeds and will include new structures to complete a full build-out of 1,706,150 SF.

So, just based off that, anything that gets developed, is as the market and NYS Dept. of Environmental Conservation (DEC) allows. If the market isn’t amenable or the cleanup plan isn’t approved, don’t expect the plans to move forward all that fast, if at all. If the market is good and the DEC signs off on plans, expect the build-out to be on the shorter end of the 7-to-10 year time-scale.

chainworks-before-771x441

chainworks-after-771x441

Related infrastructure work for the Project will include: (1) removing select buildings to create courtyards and a network of open spaces and roads; (2) creating pedestrian, bicycle, and vehicular connections through the Site from South Hill to Downtown Ithaca; (3) improving the existing roads within the Site while creating new access points into the Site; (4) mitigating existing environmental impacts from historic uses; (5) fostering the development of a link, the Gateway Trail, to the Black Diamond Trail network; and (6) installing stormwater management facilities, lighting, utilities, and plantings.

No big surprises – some buildings in the interconnected complex will come down, shared road concepts will dominate the internal transportation system of the neighborhood, the site will be more fully integrated into South Hill and trails, and usual site details like stormwater plans and landscaping are going to be incorporated into the project.

Given its complexity, the project team is pretty broad – eleven organizations, from the Ithaca, Elmira, Corning and Rochester areas. Local firms include STREAM Collaborative, which helped draw up the design standards and rezoning, Randall + West for more rezoning work, and Brous Consulting, which is handling public outreach. UnChained Properties is headed by David Lubin of Horseheads (suburban Elmira). From what I’ve been told, project development to-date has cost somewhere around $2 million dollars.

Likewise on the approvals – the project will need something like fifteen approvals from a dozen different government groups and agencies.

chain_works_history

Let me share an introduction and summary comparable but maybe more approachable than theirs – a background primer on why this is happening can be found on the Voice in my introduction article here, and Mike Smith’s summary article here.

Much of Chain Works reuses what was once the Morse Chain / Emerson Power Transmission (EPT) factory, which employed thousands from the 1900s, up until the last workers were let go and the facility shut its doors in 2011. During the mid 20th century, industrial processes used chemicals and compounds that are known to be toxic – Trichloroethylene (TCE) being the best known, but also heavy metals and oils. These not only affect the site and its building, they’re also in the soil and groundwater of South Hill.

chain_works_contamination

The site is classified as Class 2 Superfund site, which the DEC describes as “a significant threat to public health and/or the environment and requiring action”. While EPT is responsible for clean-up, they’re only responsible for the bare minimum (the industrial standard, what can be safely exposed to for 8 hours) unless otherwise specified by a proposed reuse, in which case they have to clean to a higher standard like residential use.

So that leaves us at present – a vacant 95.93 acre, 800,000 SF industrial site split between municipalities and with varied terrain and conditions. One of the most basic goals of CWD is to get the city and town to rezone the land to allow a mix of uses – PUD/PDZ, which give flexibility in site development based off of standards the developer, the city/town, and in this case NYSDEC mutually agree to.

 

chain_works_form_districts_1

So, in the PUD/PDZ, one of the broad takeaways is that each of the four form code has its own design standards – height, width, window-spacing, setbacks and most physical details, even signage. Unlike typical zoning, it’s the appearance that is more thoroughly managed, not the use. Those can be found in detail here. The design standards utilize what’s called LEED ND (Neighborhood Development), design standards created for large-scale green, well-integrated and sustainable development. A gated community it ain’t.

The goal of these design standards is to mitigate some of the adverse impact the new and renovated buildings will have on the community – promoting alternate transit reduces traffic, limiting floors and floor heights reduces visual impacts, and so on.

Build-out falls under four general form zones: (1) CW1- Natural Sub-Area, 23.9 acres of old woodland to be limited to passive recreation. (2) CW2- Neighborhood General Sub-Area, 21.2 acres of townhouses, stacked flats and similar moderately-dense development, mostly in Ithaca town; (3) CW3- Neighborhood Center Sub-Area, 39.7 acres of mixed-use, in a combination of renovated and new buildings towards the northern end of the property in the city, and (4) CW4, Industrial Sub-Area, a 10.3 acre zone for industrial uses in existing buildings at the Emerson site. The site borders Route 96B, single-family and multi-family homes, natural areas and steep terrain.

About 0.91 acres will be subdivided off and maintained by Emerson for active groundwater treatment. The other 95.02 acres would be sold to UnChained Properties.

chain_works_form_districts_2

The re-development is fairly multifaceted. Some buildings will be renovated, a few will come down, a couple will receive additions, an quite a few others, like those in the all-residential CW2 zone, will be brand-new. Specifically in Phase One, four buildings – 21, 24, 33 and 34, will be renovated.

In Part Two, we’ll take a closer look at the neighborhood design standards and detailed plans for Phase One.

 

 

 





In the Long Run: The Chain Works District

8 06 2014

chain_works_4

This blog is due to celebrate its sixth anniversary in about a week (which will gets its own post, per tradition). This means that it’s seen, and written about a lot. When this blog, started, Emerson Power Transmission was still in business in Ithaca. But, it was already on its way out; in April 2007, the headquarters shifted from Ithaca to suburban Cincinnati, taking about 55 jobs with it. At the time, about 400 people were still employed at their South Hill facility.

That wasn’t to last long. I dunno, maybe it was bound to happen – Emerson ended up bleeding 25,000 jobs worldwide during the recession, nearly 20% of its workforce. But for the 228 employees who were at the Ithaca facility in August 2009, it was no less unpleasant when the closure was announced. The last folks closed up shop in 2011, but the facility’s polluted legacy lives on.

It was about 16 months ago when it was announced that the property, which has been for sale for $3.9 million, found a buyer. A lot of things were hush-hush, but it was seen as auspicious.

Fast forward a year – we have a name and a firm – David Lubin, the developer of the Harold’s Square mixed-use tower approved for downtown, and his LLC, the amusingly named “UnChained Properties”. A cadre of architecture, planning and environmental firms are also involved. Lubin et al. is currently asking the town to make the 95-acre parcel a PDZ, Planned Development Zone (likewise, they’re requesting the city make their portion its zoning equivalent, PUD, for Planned Urban Development), which is fairly generous in its uses and form (i.e. conveneient for mixed-use projects). Both city and town portions are zoned industrial. The development firm received money (forfeited by Emerson for failing to meet their IDA tax incentives) to conduct a feasibility study for reanalysis of the site.

The redeveloped property would be a mixed-use neighborhood called the “Chain Works District“. A lot of big numbers are being tossed around. 800,000 sq ft of redeveloped space. $100 million invested. 1,000 permanent jobs on site. 10 to 15 years for build-out. By any Ithaca-centric measurement, this is a huge undertaking. UnChained Properties hosted a public meeting in April (attended by Jason at IB), with a second planned during this summer. A copy of the April presentation can be found here.

10 to 15 years seems like a long time. It is. But the current Emerson site is a hodge-podge of decades of random additions.

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Not all of these additions will be making their way into the final product. Most of the post-war additions will be removed, save for a section on the southwest side that will be reserved as a future manufacturing facility.

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The site calls for office space, artists studios, workshops, a healthy dose of residential loft-style units, and a generous smattering of open-spaces in the form of courtyards and terraces, created by the removal of some of the newer factory additions. The Gateway Trail will run through the site, and it will host some amenities, like event/concert space and a cafe. According to the details submitted to the town, the developer is shooting for LEED certification as the phases are built-out.

chain_works_3

Perhaps just as interesting is that they aren’t solely seeking to build within the perimeter of the old factory spaces. The submission to the town shows multiple sites considered for new construction, with “T4” and “T5” PDZ zoning that would allow for 4-story and 6-story mixed use structures respectively.

Does seem all very pie-in-the-sky-ish? Perhaps. It’s a lot of big dreams and it’s going to take a lot of time, money and manpower to make it come to fruition. But I’ll be interested in watching it all evolve as it slowly moves towards reality.

Photo property of UnChained Properties LLC

Photo property of UnChained Properties LLC

 

 

 





News Tidbits 8/11/13: Emerson’s Powerful Possibilities

12 08 2013

Image property of Welch Construction Inc.

Following up on Ithaca Times and Ithaca Builds, the big development news of the week is that a potential buyer is about to close on the Emerson Power Transmission property on South Hill. The discussions have been going on for quite a while; the last Emerson entry I wrote six months ago notes that a member of the Chamber of Commerce was dropping hints that negotiations for the sale of the property were ongoing.

The “sleeping giant” term the Times uses is certainly fitting. At nearly 94 acres and 800,000 square feet of space, the property is one of the most massive in the Ithaca metro. For the sake of comparison, the Collegetown Terrace project is redeveloping 12.4 acres (with another 4 acres of apartments being left as-is), has 610 units and about 629,000 square feet. Certainly, zoning would allow for demolition and reconstruction to suit the developer’s plan, and for this market, the possibilities are comparably limitless.

The article notes that the buyer has 12 to 18 months to choose to execute the purchase option, but they’ve committed for the time being by paying out for a multi-million dollar master plan and feasibility study. Given the span of the site, it’s no big surprise that the developer is looking into mixed use, with some residential components, and some industrial/manufacturing components. With 94 acres, there’s definitely a wide range of possibilities, and buildout will take years. But a redevelopment of Emerson could effectively mark an expansion of downtown Ithaca southward.

It appears Ithaca’s development boom has some big projects still coming down the pipeline. Or more links in the chain, if you will.





Can a Polluted Past Have A Future?

21 02 2013
Image Property of Welch Construction Inc.

Image Property of Welch Construction Inc.

Real estate in Ithaca is fairly warm as markets go (I refuse to call it hot). But there are still some gaping issues in the metro market.  One of the biggest examples is one that can be seen from just about any southward vantage point above the lake lowlands – Emerson Power Transmission.

The property started as Morse Chain, which dates back to 1880 and began the manufacture of automobile chains in 1906.  Morse Chain was acquired by locally prominent BorgWarner in 1929, and the facility continued industrial production until BorgWarner built a new facility near the airport in 1983, selling the factory to Emerson Power Transmission. Throughout the 1960s and 1970s, several chemicals were used for “cutting oils”, removing oils from the manufactured automotive gears, shafts and chains at the tail end of the process. One of those was trichloroethylene, or TCE. TCE is a known carcinogen, and I’ll come back to this in a moment.

Unfortunately, the era of traditional manufacturing was fading in the Ithaca area. Emerson Power Transmission moved about 55 of its corporate senior staff to a suburban Cincinnati facility in 2007 (and I remember reading about it while a student at Cornell). The death knell came in August 2009, when Emerson announced it was closing up shop in Ithaca, putting 228 people out of work (the factory had over 500 people on site as recently as the mid-2000s, and had received tax incentives not long before closure). The closure was recent enough that this blog was already going, and the original entry is here.

At first glance, the property would appear to be potentially salable. It’s a large property in a well-populated and growing area with a substantial uptick in the real estate market. However, there’s one very, very big issue – the TCE contamination.

Although TCE use stopped by the late 1970s, the damage was done, and unknown quanities of it leaked into the groundwater and sewers. The site was declared contaminated by the state in 1988.

Since then, it’s been a series of long and contentious debates about who to hold responsible for what degree of clean-up. The city, the state DEC, and BorgWarner and Emerson had volleyed back and forth on who pays for what. 35 years after the chemical usage is stopped, yet nearby sewers have had to be replaced, soil tested constantly and excavated if contaminated, and groundwater / vapor testing in nearby properties. Essentially, a major environmental headache.

Although the brunt of the burden has fallen on government and Emerson to clean up (BorgWarner gets blame but seems to carry little if any of the cleanup cost), the site has been marketed for sale – $3.9 million for 94 acres plus structures (note that just the groundwater is contaminated, not the structures themselves – this isn’t Ithaca Gun). It was no surprise that with the remediation and continual testing, the site has been a tough sell.

All the more interesting, then, that the local chamber of commerce announced at a recent luncheon that someone is agreeing to purchase the property. Emerson’s in the final steps of reviewing the offer.  The property could be host to a variety of activities – the IJ article mentions a possible small business incubator like the one at the South Hill Business Campus (itself a former factory). Given the location, any number of industrial or commercial applications are possible, maybe even partial/total tear-down and redevelopment. The biggest obstacle apart from the lingering environmental concerns might be the fact that the property is split along the city and town of Ithaca, so both would have to accept any proposed redevelopment.  But still, any progress on the looming, decaying facility would be one of the surest signs of a “reinvention” of the area.








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