602 West State Street Construction Update, 7/2017

19 07 2017

The new Elmira Savings Bank is open in Ithaca’s West End, and this project is done. A former restaurant is now 5,000 SF of renovated space plus 1,600 SF in a contemporary addition. Design-wise, it’s a smart re-use of a century-old structure, modernizing it but maintaining the integrity the original structure. Kudos to HOLT Architects for a successful blend of old and new. Elmira’s Edger Enterprises brought the $1.7 million project from the drawing board and into reality.

There’s no doubt that the project is further proof in the increased vitality and attraction of Ithaca’s long-forsaken West End, and another step on the the path to turning it into a stronger neighborhood. Within just a block, one has the new Planned Parenthood (2014), the 17-unit Iacovelli Apartments (2013), the renovated HOLT Architects office (2016), a gas station renovated into the Jade Garden restaurant (2015), and the new microbrewery opening up in the rear of the Cornell Laundry warehouse.

If there is one thing I wish had gone different with this project, it was the sale of the property and removal of three low-income families. That got ugly, and it tarnished what was otherwise a decent project. The story I’ve been told in the two years since is that the bank were mislead by the previous owner, who gave them old rental paperwork saying tenants were month-to-month, and ESB mistakenly assumed it was still accurate. So there’s something to be said about due diligence and taking a couple hours out to meet with tenants before any notices go out.

The northern end of the property has preserved a few mature trees, and in the long-run ESB would like to partner with a developer, affordable or otherwise, to do something along West Seneca. Plus, there are organizations like Lakeview, who coincidentally looked at doing a development where ESB is nowand are moving forward with affordable housing in the West End. More opportunities for mixed-use plans with market-rate and affordable housing will open up as properties go on the market and Ithaca’s economy continues to develop – and plans like Cayuga Med’s are big if auspicious question marks.

While it’s great to have new housing plans brought forward, it’s also important to maintain existing affordable housing (and programs to assist) while adding those new options. With Lakeside and Parkside scooped up and pushed upmarket, and Maple Hill now market-rate Ithaca East, that takes hundreds of units out of the equation, and this is a significant concern. It’s no surprise that tensions boiled over given the difficulties in preserving existing LMI housing options, and in approving and building new ones.

Anyway, enough with the final thoughts. Enjoy the photos.

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