News Tidbits 5/27/19

28 05 2019

Just a quick pose here to share and take a look at the city Planning Board Agenda tomorrow evening:

1. Agenda Review 6:00

(there is no Item 2. on the agenda)

3. Privilege of the Floor 6:25

4 Approval of Minutes: April 23, 2019 6:35

5. Site Plan Review


A Project: Greenstar Project Changes 6:40
Location: 770 Cascadilla Street
Applicant: Noah Demarest, Stream Collaborative (for owner)
Actions: Approval of Project Changes

Project Description: This project was approved by the Planning Board on June 26, 2018, with subsequent changes approved by the Board on March 26, 2019. The applicant is now returning to with requested items and to request additional changes. Project materials are available for download from the City website: https://www.cityofithaca.org/DocumentCenter/Index/774

The GreenStar project was halted by the board due to aesthetic concerns related to the value engineering. In response to the concerns about the blank wall that would face Route 13, the mural above has been proposed. The development team is also proposing new signage and replacing the wood bollards in the parking lot with lighted steel bollards.

Few further issues are expected to come up, and approval of these changes would allow the project to continue with construction. GreenStar is certain enough of the Board’s approval that its existing 10,000 SF space at 701 West Buffalo Street has been put up for lease.

B Project: Chain Works District Redevelopment Plan 6:50
Location: 620 S. Aurora St.
Applicant: Jamie Gensel for David Lubin of Unchained Properties
Actions: Presentation of Revised Phase 1, Public Hearing, Potential Preliminary Approval of Conceptual Site Plan

Project Description: The proposed Chain Works District is located on a 95-acre parcel traversing the City and Town of Ithaca’s municipal boundary. It is a proposed mixed-use development consisting of residential, office, commercial, retail, restaurant/café, warehousing/distribution, manufacturing, and open space. Completion of the Project is estimated to be over a seven-to-ten year period and will involve renovation of existing structures as well as new structures to complete a full buildout of 1,706,150 SF. The applicant applied for a Planned Unit Development (PUD) for development of a mixed-use district, and site plan review for Phase 1 of the development in 2014. The project also involves a Planned Development Zone (PDZ) in the Town and subdivision. This project is a Type I Action under the City of Ithaca Code, Environmental Quality Review Ordinance, §174- 6 (B)(1)(i),(j),(k),(n), (2), (6), (7),(8)(a)and (b) and the State Environmental Quality Review Act §617.4 (b)(2),(3), (5)(iii), (6)(i), and (iv), for which the Lead Agency issued a Positive Declaration of Environmental Significance on October 28, 2014. The Lead Agency held subsequently Public Scoping on November 18, 2014. The Lead Agency deemed the Draft GEIS adequate for public review on March 8, 2016, held the public hearing on March 29, 2016 and accepted comments until May 10, 2016. The Lead Agency filed a Notice of Completion for the FGEIS on March 5, 2019. The FGEIS includes the original DGEIS, all comments and responses on the DGEIS, revised information resulting from those comments, and updated information since the publication of the DEIS. The Board adopted findings on March 26, 2019. The applicant is now proposing Phase 1 of the project which entails the rehabilitation of buildings 21 and 24. Project materials are available for download from the City website: http://www.cityofithaca.org/DocumentCenter/Index/119

Doing a cross-check, I don’t quite see what changes have been made with Phase I, though early plans called for more office space (now mixed-use, with office space and 60 apartments). Approval of the concept plan (in relation to the FGEIS) is not the same as approval of the individual renovation plans, which have been submitted but will take a couple more months of the standard retinue of environmental assessment forms and declaration of findings. The approved EIS looks at the concept as a whole, while materials, construction impacts and other details associated with individual building plans still require going through the planning board.

C. Project: North Campus Residential Expansion (NCRE) 7:10
Location: Cornell University Campus
Applicant: Trowbridge Wolf Michaels for Cornell University
Actions: Continuation of Site Plan Review (Jessup Road Elevations & Conditions of Approval)

Project Description: The applicant proposes to construct two residential complexes (one for sophomores and the other for freshmen) on two sites on North Campus. The sophomore site will have four residential buildings with 800 new beds and associated program space totaling 299,900 SF and a 1,200-seat, 66,300 SF dining facility. The sophomore site is mainly in the City of Ithaca with a small portion in the Village of Cayuga Heights; however, all buildings are in the City. The freshman site will have three new residential buildings (each spanning the City and Town line) with a total of 401,200 SF and 1,200 new beds and associated program space – 223,400 of which is in the City, and 177,800 of which is in the Town. The buildings will be between two and six stories using a modern aesthetic. The project is in three zoning districts: the U-I zoning district in the City in which the proposed five stories and 55 feet are allowed; the Low Density Residential District (LDR) in the Town which allows for the proposed two-story residence halls (with a special permit); and the Multiple Housing District within Cayuga Heights in which no buildings are proposed. This has been determined to be a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B.(1)(b), (h) 4, (i) and (n) and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(5)(iii) for which the Lead Agency issued a Negative Declaration on December 18, 2018 and granted Preliminary Site Plan Approval to the project on March 26, 2019. Project materials are available for download from the City website: http://www.cityofithaca.org/DocumentCenter/Index/811

This one’s starting to get a bit long in the tooth – Cornell was hoping to start construction by the beginning of summer, so that the first phase of dorms (Buildings 1 and 2 above) would be ready for occupancy in August 2021. According to Kim Michaels of landscape architect (and project team rep) TWMLA, they’re aiming for preliminary approval at the June 25th meeting, which would allow them to obtain construction permits to start work. The village of Cayuga Heights’ planning board gave their okay last month, and the town has granted preliminary site plan approval as well.

Changes include replacing the concrete retaining wall for Awke:won’s driveway with natural stone, minor grading adjustments, replacing plaza asphalt with concrete and porous pavers, revised plantings (partly at the town’s suggestion, partly because the demolition plans requires the removal of six more mature trees than first anticipated, and the project team is aiming to plant new trees to make up for it), revised sidewalks, bus stops and ADA ramps.

D. Project: Arthaus on Cherry Street 7:30
Location: 130 Cherry Street
Applicant: Whitham Planning & Design (on behalf of Vecino Group)
Actions: Consideration of Preliminary & Final Site Plan Approval

Project Description: The applicant proposes an as-of-right five-story building approximately 63 feet of height with gallery, office and affordable residential space at 130 Cherry Street, on the east side of the Cayuga Inlet. The site is currently the location of AJ Foreign Auto. The program includes ground floor covered parking for approximately 52 vehicles, plus 7,000 SF of potential retail/office and amenity space geared towards artists’ needs. Building levels two through five will house approximately 120 studio, one-bedroom and two-bedroom residential units. The total building square footage is 97,500 SF. All residential rental units will be restricted to renters earning 50 to 80 percent of the Area Median Income. The north edge of the property will include a publicly-accessible path leading to an inlet overlook. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance § 176-4B(1)(k), (h)[2], (n), and the State Environmental Quality Review Act (“SEQRA”) § 617.4(b)(11). Project materials are available for download from the City website: https://www.cityofithaca.org/DocumentCenter/Index/946

The IDA has given its approval on the tax abatement, so all that’s left on the approvals side of things is preliminary and final site plan approval – with those, Vecino can begin work on affordable housing grants to help fund the project. Vecino will be pursuing a less-competitive 4% low-income housing tax credit (the typical, highly-competitive LIHTCs are 9%; quick refresher, these credits are sold to outside investors and the money is then used to fund the project), and the project team seems comfortable stating that construction will start by the end of the year for a 2021 completion.

E. Project: Student Housing 7:50
Location: 815 S. Aurora Street
Applicant: Stream Collaborative, Noah Demarest for Project Sponsors Todd Fox & Charlie O’Connor
Actions: Project Presentation, Potential Consideration for Preliminary Site Plan Approval

Project Description: The project applicant proposes a new 49-unit student housing complex (16,700 SF footprint) comprised of three buildings constructed on a hillside on the east side of Route 96B, overlooking the proposed Chain Works District. The proposed buildings will contain (2) efficiency units, (3) one-bedroom units, (10) two-bedroom units, (20) three-bedroom units and (14) four-bedroom units. Amenities will include a gym and media room, with access to an outdoor amenity space on the first floor of Building B, and a roof terrace and lounge on the fourth floor of Building B. The project site shares the 2.85 acre site with an existing cell tower facility, garages, an office and a one-bedroom apartment. Site improvements will include walkways and curb cuts to be tied into a public sidewalk proposed by the Town of Ithaca. Fire truck access is proposed at the existing site entry at the south end of the property, with a new fire lane to be constructed in front of the ends of buildings A & B at the northern end of the site. The project will include 68 parking spaces, as required by zoning. The property located in the R-3b zoning district. A variance will likely be required for a rear yard setback deficiency. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4(B)(1)(k), (n), (B)(2), and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11). Project materials are available for download from the City website: https://www.cityofithaca.org/DocumentCenter/Index/982

The project description is not accurate. According to the memo from STREAM, the project is 65 units, but still 141 beds, with 2 one-bedroom, 40 two-bedroom, and 23 three-bedroom units. This has created some minor exterior changes, mostly in the window arrangements. A report from TAITEM chimed in to say that the project does meet the city’s Green Building Policy (which is approved in concept but has slowly been trudging through the legal details). Neighbors have expressed concerns with the project

F. Project: Mixed Use Apartments (77 Units) 8:10
Location: 510 W MLK/ State Street
Applicant: Stream Collaborative, Noah Demarest for Project Sponsors Todd Fox & Charlie O’Connor
Actions: Project Presentation, Declaration of Lead Agency, Review – Draft FEAF Parts 2 & 3

Project Description: The applicant proposes to construct a 4- to 6-story building with a footprint of 13,730 SF and a GSA of approximately 74,700 SF. The project will have 2,100 SF of retail space on the first floor facing W State/ MLK Street and 77 housing units, permanently affordable to households making 50-70% Area Median Income (AMI). Building amenities include a community room, bike and general storage, a laundry room and a fifth floor lounge with access to a rooftop terrace. The project site has frontage on three streets (W State/MLK, Corn and W Seneca) and is in two zoning districts: CBD 60 in which the maximum height is 60’ and B-2d in which the maximum height is 40’. Neither zone has a prescribed number of stories. The project is subject to the Downtown Design Guidelines and will likely require an area variance for rear yard setback. This has been determined to be a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance §176-4 B(1)(h)[4], (k) & (n), and the State Environmental Quality Review Act (“SEQRA”) §617.4(b)(11).

Looks like the number of units has settled on 77. The question here remains what to do with the State Street elevation, given the likely zoning change will force a 15′ setback from the 5th floor instead of the sixth as proposed.

G. 312 E Seneca Street – Sketch Plan 8:30

The original design above received the planning board equivalent of a roundhouse kick to the jaw, so we’ll see what happens with round two, for which it is hoped the Stavropoulos family and their architect (presumably Jagat Sharma as before) have read the Downtown Design Guidelines. Given its location on the edge of Downtown Ithaca, this is a CBD-60 site, six floors, 100% lot converge, no parking covering.

A potential wild card here is the recent rumor that the owners of the properties next door on North Aurora have put the assemblage up for sale. A redesign may or may not include those properties.

6. Old/New Business 9:00
-Special Meeting Agenda for 4-30-19
-Board Retreat Topics
-Sexual Harassment Training

7. Reports 9:10
A. Planning Board Chair
B. BPW Liaison
C. Director of Planning & Development

8. Adjournment 9:30





TC3 Arthur Kuckes Childcare Center Construction Update, 5/2019

27 05 2019

It’s been just about a year now since ground was broken on the $6.5 million, 9,875 square-foot project over at TC3. Construction continues at its steady pace. The steel rails being installed over the fireproof gypsum panels will allow for the attachment of exterior finishes, metal, and fiber cement panels. The whole process is about keeping moisture from seeping inward and damaging the more sensitive building materials like the gypsum boards while allowing any latent moisture in the materials (having been exposed to the elements during construction) to escape outward. Meanwhile, the doors and windows have been fitted, and the roof membrane has yet to be fully applied.

The new child care facility will serve students and staff first, with community spaces open after that. The doors are expected to open in time for the fall semester.





Ithaca Tompkins Regional Airport Construction Update, 5/2019

27 05 2019

U.S. Senator Chuck Schumer dropped by earlier this month to make the formal announcement that the U.S. Department of Transportation had awarded the Ithaca-Tompkins Airport a $9,999,990 grant toward the airport renovation and expansion project. This money was not unexpected, though never a given; along with the $14.4 million New York State grant, the county’s portion of the bill is expected to only be about $260,000 (out of $24.7 million) assuming costs remain stable.

Now underway is Phase 2 of the project, which involves renovation and expansion of the passenger screening checkpoint of the departure lounge and the terminal’s gate area. Gone is the airport entrance canopy, and coming soon are a new concourse for arrivals and departures, and new jet bridges to contribute to the 6 gates that will operate at ITH. (Want more details? Click here). Streeter Associates of Elmira, who built Phase 1, will also be in charge of the buildout of Phase 2. The airport project is expected to be finished before the end of the year.

Oof. Hope you have a jack kit in the trunk.





East Pointe Apartments Construction Update, 5/2019

26 05 2019

Quote: “The first 10-unit apartment strings are ready for occupancy in the 140-unit East Pointe Apartments complex on Bomax Drive in Lansing village. In the typical overwrought, florid language of press releases, Park Grove realty, the developer, states the “East Pointe Apartments offers residents a unique living option away from the compact noisy rentals of downtown Ithaca with comparable prices ranging for $1695 a month for a spacious one-bedroom to just shy of $2,000 a month for a three-bedroom unit,” with “luscious walk-up gardens”, granite counter tops, stainless steel appliances and wall-to-wall carpeted bedrooms with USB outlets.

As the photos make clear, the “luscious walk-up gardens” aren’t a thing just yet, though there were dozens of saplings stacked next to Bomax Drive, waiting to be planted. Rather unusually, the timeline of the project was moved up, from a Spring 2020 completion to a finish by the end of 2019. Glancing around the project site is like a step-by-step walkthrough of the construction process. First comes the excavation and slab foundation pour with underground utilities poking out in various pipes and tubes. Then comes from the wood framing, the felt papering of the roof, and the plywood sheathing and Tyvek wrapping. Next are the roof shingles and insulation, the rough-ins, the vinyl siding and fixtures. Once the trim boards are up and the cabinets, flooring and finishes are in, they’re just about ready for their new renters.”

***

Red boxes overlay townhouse strings that are largely complete from the outside. Green is framed and sheathed (plywood with Tyvek housewrap), but lacks exterior siding, trimboards and architectural details. Blue are townhouse strings where framing is underway. Purple boxes are strings that are undergoing foundation pours and utilities installation. Looking at the site and comparing it to the site plan above, it seems that the community center is actually to the east (right) of the entrance, so there likely going to be two townhouse strings to its left (west), one of which is largely completed and one of which is just a foundation slab at this point.

It appears they’re sticking to just the two color palettes (tan/blue and grey/yellow) and not using the third color combination from the rendering. Although the project states the first units are open for occupancy, it did not appear anyone was living there yet when these photos were taken earlier this month.

Here’s a full copy of the typically puffed-up press release, which appears to quote one of my previous Voice articles:

“Ithaca, New York (March 25, 2019) – East Pointe Apartments, the village of Lansing’s latest property development opens for residence off Bomax Drive in Ithaca, New York. The first apartments are currently available for occupancy.

East Pointe Apartments are in the heart of Lansing, New York – a rural community just North of Ithaca on the shores of Cayuga Lake. The new real estate development will help the historic village gain momentum into the twenty-first century. Rochester, NY developers and property managers, Park Grove Realty hopes to set a standard for luxury living within the community.

With 20 acres and 140 state-of-the-art new construction apartment units the Ithaca Voice rightly reports East Pointe Apartments as, “…one of the largest projects the village of Lansing has seen in many years.”

Lansing’s multi-million dollar property development project will include 42 one-bedroom units, 84 two-bedroom units, and 14 three-bedroom units all nestled within the quaint village of Lansing, New York. East Pointe Apartments offers residents a unique living option away from the compact noisy rentals of downtown Ithaca with comparable prices ranging for $1695 a month for a spacious one-bedroom to just shy of $2000 a month for a three-bedroom unit.

When approaching East Pointe Apartments property development, residents will be greeted by the luscious walk-up gardens upon pulling into their personal attached garage. Each unit includes a private entrance with a choice of oversized patio or deck.

Inside luxuries include a private laundry room with in-unit washer and dryer, granite counter tops wood cabinets and stainless steel appliances in the kitchen, high end electric and plumbing fixtures, and wall-to-wall carpeted bedrooms with USB outlets throughout.

The high-end finishes extend beyond the residences with access to Fiber Optic WiFi throughout the complex, an exclusive dog park, and a luxury community building. The residents will enjoy an in ground pool, fitness center, great room, and kitchen. The community building will also house the leasing office and professional on-site management staff.

DGA Builders, LLC construction will continue to expand the residences throughout 2019 with all 14 buildings scheduled to be completed by the end of the year.

Park Grove Realty has over 35 years of real estate experience in property development, property management, and consulting. Their focus on long-term value and community-centric actions have earned them Western New York’s Landmark Society Award of Merit. They continue to broaden their portfolio in 2019 with upcoming developments all over the Northeast.”

 





Village Solars Construction Update 5/2019

25 05 2019

From the Voice, with light editing:

“Quietly plodding along off the 1000 Block of Warren Road, Lifestyle Properties’ Village Solars Apartments continues its steady buildout. This is one of the largest projects in Tompkins County, with 277 apartments approved, with potentially more in the works on the adjacent property to the east. So why doesn’t it get much attention? They build a couple of apartment buildings each year, they don’t have tax abatements or any high-profile review process because they were approved by the town as a Planned Development Area (flexible “D-I-Y” zoning), and they’re in a less-trafficked part of the county north of the airport. They’re low profile, physically and programmatically.

Under construction right now are Buildings “K” (113 Village Circle) and “L” (40 Village Place), which make the 11th and 12th buildings to have been built in the past five years. The 24-unit Building “K” is mostly complete from the outside, and likely to open for occupancy later this spring, adding another 3 three-bedrooms, 6 two-bedrooms, 3 one-bedrooms and 12 studios to the market. 24-unit Building “L”, just to its east, isn’t as far along. It’s framed, sheathed and has had its windows and doors fitted, but the fiber cement siding is only partially finished, and exposed interior stud walls are visible through the windows. If you’re wondering what the rat’s nest of white cables are, those are connections for the air-source electric heat pumps – the units are installed towards the bottom, and the cables are framed in by a bump-out for aesthetic purposes.

The latest two buildings are being funded courtesy of a $5.6 million construction loan extended by Elmira Savings Bank. According to the loan filing, both buildings are expected to be completed and ready for their first tenants by the end of September. But more realistically, given that the local rental market revolves around the academic cycle and that some graduate and professional students make their homes here, expect the new apartments to be ready for occupancy no later than mid-August.”

***

I must have missed the part when “Equinox Way”, the new through road was named. Still waiting a construction start on Building “F”, as seen below the site is just grass at the moment. Offhand, Lifestyle Properties can start one more building before they have to build the mixed-use community building, and regardless, the community center must be complete by the end of 2020.

The timeline and plans for each phase is out of whack because the redevelopment of the existing apartment 1970s buildings was expected before new sites were to get underway. I’d venture a guess the 2019-2020 phase would be 18-unit Building “M” and the Community Center, for an August 2020 completion.

Giving credit where credit is due – the in-house construction crew is moving fast with these. Building “L” hardly had its site cleared and wood foundation forms in back in February. Years of practice pays off, perhaps. Interior walls and insulation is in, but drywall has yet to be hung, so completion is still a couple of months away.





Milton Meadows Construction Update, 5/2019

25 05 2019

From the Voice:

At the site of the future Lansing Town Center, the Milton Meadows affordable housing apartment complex is well underway. Cornerstone Development Group of Rochester is developing the 72-unit, $17.3 million project, which consists of 10 buildings, nine eight-unit apartment buildings, and a community center. The project is being built by Taylor the Builders and was designed by SWBR Architects, both of Rochester.

Gross rents (rent plus utilities) will range from $680 to $1,400 a month, with 64 units for households with incomes 50 to 80 percent of the area median income ($29,500-$47,200/year for a single person, $33,700-$53,900 for a two-person household). The remaining seven units are expected to rent at market rate, with the final one reserved for the live-in property manager. Along with military service veterans’ preference (first dibs) on all available units, five apartments will be set aside for service veterans with physical disabilities. More specifically, expected rent ranges are $680 to $750 for one bedroom units, $835 to $850 for two bedroom apartments, and about $950 to $1,100 for three bedrooms. Market rate units will max out at about $1,400 for a three bedroom unit.

Construction on the property launched last November and is moving along at a fast pace. The community center building is framed, sheathed and has been faced with siding and white trim boards. Two of the apartment buildings are framed and sheathed with windows fitted and Tyvek wrapped, two more buildings are being framed, and foundation work was underway on at least one more building. The unfinished Louise Bement Lane is the only road close to the project site and offers just a limited line of sight, so more apartment buildings could be undergoing excavation or foundation pours.

Cornerstone and Taylor have deployed this design in other towns, so they have a familiarity with it, and that allows for a more efficient deployment of labor, a quicker construction timeline, and a higher fit and finish because they know the design’s quirks and where they’ve had issues in the past. Expect the apartments to start hitting the market this summer, and for completion of the project before the end of the year.

***

Perhaps to add a little more, the building in the foreground with the blue water-resistive barrier is all one-bedrooms, and the one to its north is all two-bedrooms. There are three separate building layouts, one with 8 one-bedroom units, one with 8 two-bedroom units, and one with 8 three-bedroom units (the first of which is being framed to the west/middle of photo four). There will be three of each design here, and you can see what the finished examples look like at the webpage for the practically-identical Frances Apartments in the town of Sweden here.

Note that Woodsedge Drive has yet to be realigned to make a proper four-way intersection with Louise Bement Lane. It’s on the to-do list for this summer. I do not know what the grid of embedded steel pipes on the roadway is used for, as the site plan doesn’t indicate anything unusual here. Maybe it’s where underground utilities diverge from Bement Lane and into the project site.

More information about the Milton Meadows project, including site plan details and project history can be found here.





105 Dearborn Place Construction Update, 5/2019

24 05 2019

We’ll change up the format a bit for this post. Below is a recent email from Ithaca resident Joan Jacobs Brumberg:

I had an opportunity to talk yesterday with Elizabeth Classen Ambrose who is the organizational power behind a growing Bridges community. I wanted to find out more about Library Place interiors but we ended up spending a fascinating hour talking about The Craftsman, a new kind of Ithaca residence for the elderly resembling the group homes in Holland and Denmark.

Four things about this project — to be completed in November 2019– strike me as important for the public to know:
1. This is a new form of independent living for 16 older folks who do not want home or apartment to care for. Each individual room is lovely with private bath and fireplace, small refrigerator. I believe you bring your own furnishings, ie.,  the things you care about most.
2. No upfront payment and no lease.
3. Residents have access to special Car Share vehicles and also Bridges shuttle service if they do not drive.
4. Many amenities for the elderly: warming pool, gym, a trainer, maybe podiatrist and physical therapy. And a special add on: garden space.

I told some people my age about this facility and everyone asked “How did you learn about it?” Even if they are candidates for Library Place, my friends have older parents, relatives, and friends who are burdened with private homes or apartments that are increasingly hard to care for.

***

It came as part of an article pitch for the Voice, but since I did an article about Bridges for the Voice two years ago, I declined. The website for the new house is online, with plenty of rather sumptuous interior renders (a few embeds are below many more are on the website). The twelve bedrooms (eight single-occupancy, four double-occupancy for couples) will feature heated floors, fireplaces in some units, large-screen televisions, optional dry bar with refrigerator and hot beverage maker, and private deck or patio areas. Other planned features include an on-site fitness center, storage room, car share, spa and salon services, on-site concierge, and lush landscaping befitting a high-end independent living facility. Residents are expected to be able to go about their daily activities with little to no assistance, but cooking, cleaning and laundry are taken care of by staff. Pending “interviews” by staff for compatibility, residents may even be allowed to have their pets join them.

Schickel Construction has the house largely finished from the outside. Painting of the cedar shingles continues, and architectural detailing/trim (balconies, porch columns) is ongoing. The stone veneer has yet to be attached to the built-out cinder block basement level, but all of the windows and most of the doors have been fitted. No photos of the back side, because there was a kitchen staffer on break who was clearly uncomfortable with this shutterbug.

More background info about the project can be found here.