Whatever Happened to the CU ERL Project? (UPDATED)

14 07 2010

Renderings have been released through the Ithaca Journal’s website:


For reference, Riley-Robb Hall is in the upper level. This rendering is looking to the northeast. The cryogenic facility is to the upper right. More renderings can be found in the document attached to the main article.

***

About two years ago, I wrote an entry discussing the proposal of the Cornell University Energy Recovery Linac (ERL) X-Ray machine and how it was sechduled to start operation in 2011. Well, things kinda stalled when the Great Recession reared its ugly head far above Cayuga. In between compiling at my work computer, I decided to look at the the town of Ithaca’s latest planning board agenda. Lo and behold, it appears the project is back on. From the agenda:

Consideration of a revised sketch plan for the proposed Cornell University Energy Recovery Linac (ERL) project located north of the Pine Tree Road and Dryden Road (NYS Route 366) intersection, Town of Ithaca Tax Parcel No.’s 63-1-8.2, 63-1-2.2, 63-1-12, 63-1-3.1 and 63-1-3.3, Low Density Residential Zone. The proposal involves construction of an underground accelerator tunnel (14-foot diameter and +/- 1 km long), a cryogenic facility, and an extension to the existing Wilson Laboratory (+/- 185,000 gross square feet of building space). The project will also involve new stormwater facilities, parking, outdoor lighting, and landscaping. The Planning Board may also discuss the draft scoping document for the Environmental Impact Statement.

Now, long story short, the project consists of a massive extension to the Wilson Synchrotron and a large addition to the Wilson Lab, illustrated in the diagram (which I am virtually certain sure was designed by Munier Salem, as it shares similarities to his previous works and it’s part of an article he wrote for the Daily Sun back in the fall of 2008):

The article also goes into much greater detail about how it’s supposed to work; much more detail than I am going to go into here. Economically speaking, the project has considerable potential for the region: the University and project affiliates estimate over 200 jobs would be created and the facility would bring nearly a billion dollars in economic contribution in the five years of construction and ten years of operation. It’s certainly much better than the alternative, which would be the Synchrotron unit shutting down and taking away 200 jobs.

So, it’s good to see things are moving forward once again. Let’s hope that things can stay on track from here on out.





News Tidbits 7/9/10: Thom Mayne to Design Gates Hall

9 07 2010

I consider this a very bad sign.

http://www.news.cornell.edu/stories/July10/GatesHallArchitect.html

According to the Chronicle, Gates Hall will be located on the parking lot north of Hoy Field. This may or may not include demolition of the Grumman Squash Courts, as the article doesn’t clarify that. It will also be about 100,000 square feet and have a construction cost around $60 million. So, among other things, this means I shouldn’t pay attention to Cornell’s budget statements as they relate to building size, since it suggested 70,000 sq ft. More importantly, the site has been moved from its original location behind Thurston Hall. Schematic designs are expected by December, with completion by early 2014.

Now, Thom Mayne is another “starchitect”; which is nice, but shouldn’t be the big idea that’s being touted. Mayne’s firm is a rather small but highly respected company named Morphosis Architects. Morphosis has made their name doing really edgy, deconstructivist designs.

Uh oh.

For those unfamiliar with architecture, here’s the proposal that Morphosis submitted for Milstein Hall:

 That’s Lincoln Hall on the left. This proposal called for the demolition of Rand Hall and this…monstrosity to be built in its place. This isn’t pretty. It won’t even grow on you. This is outright hideous. It reminds me of Lady Gaga’s outfits — screams for attention, but wholly lacking in taste and functionality. This building actually makes me like Uris Hall.

Some might argue that they were purposely edgy since it was an architecture school building they were designing. I would love to believe that, but unfortunately that’s untrue.

 

This is one of their tamest designs, the Cahill Center for Astrophysics at Caltech. It’s bearable maybe. It sure as hell isn’t attractive. I wouldn’t dare point this out to prospective students and visitors if I were a tour guide. At least Weill and Milstein are inoffensive. This is analogous to mooning a bus full of orphans.

The San Francisco Federal Building? Another statement-maker of the unattractive kind. Thom Mayne is a great architect, but his designs are more for making statements than for being attractive. I want to know why Cornell thinks edgy design is the way to go. Many people have a strong avoidance of deconstructivism, and if MIT’s Stata Center is any clue, these buildings are so much more prone to rapid deterioration. To each their own I suppose. But I have a sinking feeling that Gates Hall is going to be a architectural blight onto the campus.





Collegetown Construction Project Watch: 309 Eddy Street

20 05 2010

So, reviewing monthly planning board agendas turned up a proposal for 309 Eddy Street in Collegetown set to be discussed this month. Unfortunately, I can never make it to the meetings and Ithaca is terrible at posting the minutes online. However, applying a little knowledge and logic, we can get a good idea of what is proposed for the site.

First, let’s go over the site itself. This is a little ways down from Dunbar’s on the east side of the street, next to Souvlaki House. The current building is a large student apartment house dating from about 1900:

The house sits the in the middle of a series of large apartment buildings – the Fontana Apts (327-407 Eddy), and the four buildings that make up the Collegetown Park Apts. (301 Eddy-307 Eddy). All of these buildings were built in a time period from the late 1980s to early 2000s (the last was about 2002). All properties, including the house, are owned by Lambrou Real Estate, one of the major players in the Collegetown rental market with a couple dozen properties in the area (not all properties are shown in the map below).

Lambrou Real Estate seems to have a figurative love affair with the local architecture firm Jagat Sharma, which has a very distinct style but its readily apparent in all their buildings (postmodernist with extensive brick work and subtle contrasts within the facade, but otherwise not really daring). All of Collegetown Park, as well as the Fontana Apts, was designed by Sharma & Associates. It would be logical to assume that a future Lambrou project would have Sharma as the architecture firm in charge.

From a zoning and massing perspective, a review of the Collegetown zoning (which I’m not even completely sure it it was ever changed according to the guidelines of the $150k clusterf*ck that was the Collegetown Vision Draft Plan)

Assuming it is, the lot is zoned for a 4 or 5 story building with a maximum height of 60 feet, and at least 45 feet encouraged. Street-front commercial retail is virtually a must for approval.

So, here’s my verdict. Within the next few months, there will be a full proposal for a 4 to 5 story building pushing between 50 and 60 feet, with retail in its base and apartments on the upper floors. It will most likely be designed by Sharma Architects, and as I’m checking the Lambrou website and not seeing this place for rent next year (possibly because it has not been updated), this place could get final approvals and construction permit for fall of 2010 with construction lasting at least six months (if it does turn out to be rented, a construction start date of summer 2011 will be far more likely).

UPDATE 9/29/10: Now we have renderings:

Not a bad design. Fits in rather well with the immediate surroundings. A little more work on that street and it could become as popular as the 400 block of College Avenue.





Cornell Proposes Further Development for West Hill

14 05 2010

http://www.theithacajournal.com/article/20100514/NEWS01/5140326/1126/news/Cornell-proposes-senior-center–hotel-school-institute-on-West-Hill

Cornell University is developing plans for a major new project on Route 96 that could include senior housing, offices, small-scale commercial, and an institute for its hotel school.

Town planners have been discussing the idea with Cornell for several months, and Thursday afternoon, Ithaca’s town planning committee voted unanimously to recommend the town board consider re-zoning the parcel to accommodate the development.

Cornell owns 35.86 acres on Route 96 between Overlook apartments and the West Hill fire station. Though plans are still preliminary, Cornell is looking to partner with developers Conifer LLC to build 72 senior living apartments and 60 assisted-living units for low-income seniors, Town Supervisor Herb Engman said.

“And this would be Medicaid eligible, which we badly need in this community because we have lots of places where people can age in place … but none that I know of for those who are Medicaid-eligible,” he said.

Link to site proposal options:

In late 2007 and early 2008, developers Paul and Chris Vitale asked the town to rezone a parcel they purchased across from Robert H. Treman State Park to accommodate a Medicaid-eligible assisted living center, but town board members declined. The Vitales will likely operate the proposed West Hill assisted living center, Town Planning Director Jonathan Kanter said.

Cornell Real Estate Director Tom LiVigne said the hotel school has not yet been decided on the exact size and shape of a new institute building, but it would study issues related to seniors in terms of food service and housing, and likely interact with the on-site senior housing.

To maintain “maximum flexibility,” LiVigne said he hoped the town would rezone based on the maximum possible build-out. John Caruso, senior vice president of Passero Associates, presenting Cornell’s plans, suggested a planned development zone should allow 130 to 170 senior and multi-family units, up to 90,500 square feet for the Hotel School institute, 10,000 to 15,000 square feet of office space, and 20,000 to 28,000 square feet of small-scale commercial and retail development.

The parcel is currently zoned medium-density residential, which allows approximately 3.5 homes per acre, Kanter said. That’s roughly 122 units.

The northern entrance to the development would join the traffic-signaled light that intersects Overlook and Cayuga Medical Center, plans show. A southern entrance road would be built just north of the West Hill fire station, directly across from the road proposed to enter the 106-unit Holochuck Homes development. That development is still undergoing environmental review with the town’s planning board, Kanter said.

Cornell’s plans also include a 106-space park-and-ride lot, “which, again, we feel is badly needed for West Hill, so people coming in from Trumansburg, as well as people who might live on this site and nearby people could park their cars there and then take the bus down through town, rather than clogging up the Route 96 corridor from there on down,” Engman said.

The small-scale commercial component is very important to the town, and the town board could make that piece of the development a requirement, Kanter said.

Cornell’s proposal is scheduled to come to the full town board June 7 at 5:30 p.m. in Town Hall, 215 N. Tioga St.

***





A Preview of Future Construction Projects

14 05 2010

A look at Cornell’s Capital Plan is a good source for the vague beginnings of any large-scale construction projects to occur down the Cornell pipeline in the next four to five years. Looking at the projects approves or under way, most have already been covered by this blog in previous entries (the ones that aren’t just renovations anyway — Warren Hall’s going to be virtually gutted over the next few years, but there will be no extensive changes to its exterior appearance). I know that Weill Cornell (WCMC) is about to start on a new 14-story, $650 million biomedical building down in the city, but I’ve always preferred to focus on the Ithaca area (because honestly, most Ithaca-based Cornellians could care less about the facilities in Geneva or New York City).

Projects seeking approval for FY (Fiscal Year) 2010 are clearly underway. The initial steel frame just went up for Milstein and the Statler’s rooms are being renovated. The Johnson Museum expansion is well underway (still in the giant hole in the ground stage, which makes sense since it’s mostly an underground expansion) and the Plantations Welcome Center is currently starting to undergo external facade work now that the frame and much of the insulation have been applied. Under the projects for future consideration section, the Olin Library improvements are in the pipeline as are the feasibility studies for the Cornell Rowing Center Renovation and Expansion and the Central Avenue Parking Garage (renders included below).

Central Ave. Parking Garage Proposal

Perhaps the most intriguing projects are the deferred major projects. Granted, they’re deferred, but they’ll likely come back online once budget conditions improve. One of these major projects is a $183 million engineering building. This could quite possibly be the one shown on the Cornell Master Plan that replaces Hollister and Carpenter Halls, especially since the master plan indicates the project is underway in some form.

However, the only probably with that theory is that there’s three buildings, all in the planning stages, in the vicinity of the engineering quad. Based off of old press releases, Site 2 as numbered in the image (the smallest circle) is almost certainly Gates Hall, which is described as a $65 million dollar project in the capital plan (makes sense; smaller building = lower cost). So, the question is, is the approved project number 1 or number 3? I doubt it’s both because then they would have to be filed separately since they are separate structures.

Another project of question is the East Hill Data Center, a $100 million project. Unfortunately, there are no rendering anywhere, and it’s impossible to use the master plan to figure out which building this might be, as the master plan totally redevelops this area, so this one is anyone’s guess.

The University Health Building and the Helen Newman expansion have been bandied about for some time. The new health building will have roughly the same footprint as the current structure, but maybe a floor taller. Helen Newman has been awaiting an expansion that will add a second pool and additional exercise space, but the original price tag was $15 million, instead of the $30 million listed in the capital plan. One wonders whether this is due to rising costs or more ambitious plans.

Hughes Hall and Myron Taylor Hall (the Law School) are due for $28 million in expansion and upgrades. If it’s anything like what is suggested in the master plan, it’s a modern-looking (i.e. clashes with everything around it) building with alot of below-grade parking. However, I have yet to see any true renderings for this project.

Last on the deferred list is an addition to the 4th floor of Phillips Hall, worth almost $6 million. Don’t expect this to be more than a few thousand square feet at most.

Well, my time at Cornell may be almost complete, but it seems like the construction will never be. It’s okay, I could always use another excuse to come back when I’m an alumnus.





News Tidbits 4/14/10: South Hill Expands

15 04 2010

Two things, one dealing with IC and the other with the neighboring South Hill business campus. IC is looking to expand student housing (partially due to the record number of students they enrolled) by adding 280 units of apartment housing to its South Hill campus. Meanwhile, the South Hill Business Campus is seeking approval to construct three buildings totalling 190,000 square feet, which would be built as needed. The business campus was once the regional headquarters of the National Cash Register company (NCR) and was completed in 1957 with an addition in 1975. While it once housed over 1,000 employees, the building was sold to a French company (Axiohm) in 1991, and in a fine showing that they never really cared for local interests, outsourced most of the manufacturing work. By 2004, the factory was only 25% occupied, so a group of investors made an offer to buy the place and operate it as a sort of business incubator for company needing a varying amount of office and maufacturing space. Today, the facility is 84% occupied, so it looks like they did a good job marketing and updating the building. One building would be up by 96B, the second attached to the west end of the current building, and the last just south of the current building.

***

From the Ithaca Town Planning Board agenda:

Consideration of a sketch plan for the proposed South Hill Business Campus Master Plan located at 950 Danby Road (NYS Route 96B), Town of Ithaca Tax Parcel No.’s 39-1-1.2 and 39-1-1.1, Planned Development Zone No. 12 and Office Park Commercial Zone. The Master Plan includes the development of three new buildings (totaling +/- 197,000 GSF), a new loop road, additional storm water facilities, and new landscaping. The new buildings would contain a mix of office, manufacturing, and research and development uses, and would be phased in one at a time as needed. South Hill Business Campus LLC, Owner/Applicant; Miles G. Cigolle, A.I.A., HOLT Architects, P.C., Agent.

Consideration of a sketch plan for the proposed Circle Apartments Expansion located at 1033 Danby Road (NYS Route 96B), Town of Ithaca Tax Parcel No.’s 43-1-2.2, 43-1-2.3 and 41-1-30.2, Multiple Residence and Medium Density Residential Zones. The project includes the demolition of four existing apartment buildings (32 bedrooms) along with the removal of multiple existing parking spaces on the property to allow for the construction of 78 four bedroom apartment units in nine new buildings (net increase of 280 bedrooms), construction of an approximately 2,500 square foot expansion to the Community Building, and a net addition of 106 parking spaces on the property. The project will also include new storm water facilities, walkways, drives and landscaping. College Circle Associates, LLC and Ithaca College. Owners/Applicants; Herman Sieverding, Integrated Acquisition & Development Corp., Agent.





News Tidbits 9/19/09: Stocking Hall’s Long Awaited Reconstruction is Approved — Dairy Plant to Shut Down

19 09 2009

The Dairy Bar as we know it will soon be no more. According to Cornell, the new Stocking Hall will start construction next September. The $105 million project will last approximately four years (meaning that no current student will see it through to its full fruition while an undergrad…probably not even the kids in the class of 2014). The project calls for tearing down the east portion of the building and building a new glass-fronted modernist four-story structure. The older portion of the building (the part that actually looks attractive) will be refurbished. In the meanwhile, the Dairy Bar will temporarily be moved to Trillium while construction is in progress.

The project was originally slated to begin this year, but was pushed back amid concerns with state budget cuts (i.e. lass money allocated to CALS programs) and adequate funding for the project.

MINOR UPDATE: I think this is the first time I ever heard the project come up in a fraternity meeting, but it was announced at the end of the meeting with the same tone one would expect to hear that Christmas has been cancelled until 2014. I have underestimated people’s love of the Dairy Bar. I also did not account for the fact that Cornell is laying off all Cornell Dairy employees.

***

http://www.news.cornell.edu/stories/Sept09/StockingHall.html

CALS plans major renovation of Stocking Hall

With $105 million from the State University Construction Fund, Cornell’s College of Agriculture and Life Sciences (CALS) will build a new four-story building to replace Stocking Hall’s “runway” and refurbish Stocking Hall, starting September 2010, to give the Department of Food Science and the landmark Cornell Dairy Bar state-of-the art homes.

The innovative design — including a glass-fronted Dairy Bar and dairy plant and ground-floor laboratories for wine production and sensory studies of food — will invite the public to learn more about food and dairy processing. From an observational balcony above the Dairy Plant, visitors will have a bird’s-eye view as Cornell ice cream, milk, pudding and yogurt move from processing to pasteurization to packaging.

The four-year project calls for demolishing and rebuilding the middle “runway” portion of Stocking Hall, the Dairy Bar and dairy plant along Tower Road with the new four-story building; the Stocking Hall “tower” on Wing Drive will be refurbished. The more modern Food Science Lab, at Tower and Judd Falls roads, will operate as a food processing research facility while reconstruction occurs.

Stocking Hall, which dates to 1923, will be outfitted with new laboratories for the study of connections between foods and human health, food safety, and food and biomaterial processing. Other highlights include a campus teaching winery and crush pad for viticulture and enology students, and modern classrooms and networked meeting spaces.

“The Stocking Hall renovation project presents a timely opportunity for Cornell’s nationally top-ranked food science program to provide the campus and Ithaca communities with a better understanding of how food moves from the field to the marketplace,” said Kathryn Boor, food science chair. “Citizens around the globe are increasingly interested in where their food comes from and how it is handled, processed and marketed.”

Boor said the overhaul would improve research and extension directed at dairy and food processors, and expand training for inspectors from the New York Department of Agriculture and Markets, as well as state-authorized certified milk inspectors. A modernized facility will also allow CALS to compete for more food safety, quality and processing research funds from federal and state agencies and private companies.

“Because our program conducts research and outreach aimed at improving dairy product quality and safety and wine quality, this renovation project will directly contribute to improving the viability of the New York dairy and wine industries, which are typified by family-owned and -operated businesses,” Boor said.

The Dairy Plant’s ice cream freezer, outdated tanks and pasteurization equipment will be replaced with computer-controlled machinery capable of transmitting data directly from the floor of the plant to the Web for access by employees, researchers and students.

“The redesign of Stocking Hall will make our day-to-day operations more efficient, allowing us more time and resources to focus on our core mission of supporting teaching, research and extension,” said Jason Huck, general manager of the Dairy Plant.

Next summer, the Cornell Dairy Bar will move to a temporary scooping station in Kennedy Hall’s Trillium Express to make way for construction. Once the first phase of construction is complete in 2013, the iconic Dairy Bar will reopen in Stocking Hall with a revived look and an expanded menu and seating.

Each year, the dairy processes 1.5 million pounds of raw milk from cows at the Cornell Dairy Teaching and Research Center in Harford, N.Y. It produces 140,000 gallons of milk, 20,000 gallons of ice cream, and 4,000 gallons of yogurt and pudding annually. About 80 percent of these products are featured at Cornell Dining locations, while the remainder is distributed to Cornell group houses and departments.

***

Dear Food Science Faculty, Staff and Students,

With the Stocking Hall renovation project entering the last third of the design phase, and with project time lines becoming firm, we are beginning to prepare for ground-breaking for our new building, now less than 12 months away.

The fact is that the current Dairy Bar and Dairy Plant stand in the direct path of a wrecking ball.  In September 2010, the building in which these operations reside will be razed to make room for a new, state-of-the-art Food Science building. The finished renovation project will reveal a new dairy research and manufacturing facility as well as a new food service facility that will serve Cornell Dairy ice cream and more.
Together with CALS senior leadership, the Food Science Department has developed plans for continuing our core teaching, research and outreach programs during the renovation period.  As you know, the Dairy Operations is an integral component of our Food Science program, contributing to undergraduate and graduate instruction in food science; to basic and applied dairy foods research; to public service through extension programs; and as a designated training facility for New York State Certified Milk Inspectors, the New York State Department of Agriculture and Market Inspectors, and the dairy industry.  In addition, the Cornell Dairy supports many other academic programs (including many College of Engineering courses) and serves as an icon to much of the Cornell community, old and new, in Ithaca and beyond.

Due to budgetary constraints, it is not feasible nor practical to construct an interim dairy manufacturing plant or Dairy Bar during the renovation period. Therefore, we are facing at least 3-4 years from the time when demolition starts until we have a new dairy plant and food service operation up and running.  Specifically, as of June 18th, 2010, the Dairy Bar in Stocking Hall will close its doors and the Dairy Plant in Stocking Hall will eliminate its manufacturing operations.  The staff positions associated with these operations will also end, and those holding these positions will be laid off.

Although it is more than 9 months until the Dairy Bar and Dairy Plant activities will be directly affected by the renovation project, it is our intent to openly communicate the future direction of the Dairy Operations to our entire team and to the community. Our goal is to provide our staff with appropriate resources and support. The Department and CALS Human Resources will assist our staff through this difficult transition.

As our department embarks on a challenging period of change and uncertainty in the face of hope for a better future, our vision is to provide long-term sustainability to our dairy foods research and outreach program within CALS.  We believe that we’re moving in that direction, but it will come at considerable cost to our team.  We appreciate your assistance in helping us to support our staff and our program through this challenging and emotionally difficult period.
Please do not hesitate to let me, Matt Stratton or Jason Huck know if you have any questions about our situation.

Sincerely,

~~~





News Tibits 9/18/09: New Six-Story Apt. Building Proposed

18 09 2009
  Proposed Building on Left, DeWitt Mall on Right

 

ecproject ithaca

100_1607

The site is on the corner of Seneca and Cayuga Streets, currently the 1960s era Women’s Community Building. The six-story building is to hold 50 units of affordable apartment housing. As proposed, the building would require a zoning appeal, but local officials seem receptive to the project.

http://www.theithacajournal.com/article/20090917/NEWS01/909170385&referrer=FRONTPAGECAROUSEL

ITHACA — Ithaca Neighborhood Housing Services has proposed a plan to demolish the Women’s Community Building and replace it with a six-story, affordable housing apartment complex, with community meeting space on the bottom floor.

Plans were first presented to Common Council’s planning committee Wednesday night.

The move would require the city to change zoning on the lot. Current zoning allows four stories and requires one off-street parking space per unit.

INHS is asking that the lot be changed to match the zoning on the other three corners — the Clinton House, the Masonic Temple and the DeWitt Mall — which allows six stories and requires no off-street parking.

Planning committee members were supportive of the change, saying it would help the city meet goals for downtown density and affordable housing. They also urged INHS to maintain the community meeting space currently provided in the Women’s Community Building.

INHS Executive Director Paul Mazzarella said it’s certainly the organization’s intention to keep the space, but that financing and other issues may make it difficult.

One of the reasons the property’s current owner, the City Federation of Women’s Organizations of Ithaca, has agreed to sell is because they make so little money renting the meeting space, he said.

“They’re empty probably 90 percent of the time,” he said. “Quite honestly, it costs money to build and maintain that space.”

If built as proposed, the property would come back onto the tax rolls, based on a state formula for affordable housing complexes, Mazzarella said. The entire property is currently tax exempt.

As proposed, INHS would build 25 one-bedroom and 25 two-bedroom units, with rents ranging from $300 to $1,000 per month.

City Planning Director JoAnn Cornish said the zoning change “makes sense” and Alderman Dan Cogan, D-5th, said the proposed project is “ideal.”

Though parking wouldn’t be required under the proposed zoning, Mazzarella said INHS plans to build 15 spaces on site.

Planning Committee Chairwoman Jennifer Dotson, I-1st, supported the zoning change and encouraged INHS to create green space rather than on-site parking.

To meet state funding deadlines, Common Council would have to approve the zoning change, and the city Planning Board would have to grant site plan approval, before next February, Mazzarella said.

The planning committee agreed to circulate a memo with more information on the project, and address the issue again next month.





News Tidbits 9/14: Old People and Hippies Like Ithaca

15 09 2009
100_2009

Conifer Village

Two little planning tidbits of note. One is that a company that specializes in senior citizen housing complexs is scouting sites in the town of Ithaca near the Cayuga Medical Center [1]. The company is currently beginning work on a $10 million, 120-unit complex in Horseheads, which is effectively suburban Elmira (yes, people actually live in Elmira, and it’s a lot like Ithaca, just without the prosperity and colleges). The parcels the company is checking out aren’t too far from one senior citizens’ facility already located on West Hill, a 36-bed facility known as Alterra [2]. None of the company’s facilities are subsidized, so it’s unlikely to be different if an Ithaca location was constructed. This comes on the heels of the Conifer Village senior housing, which was also built on West Hill (72 units, completed last year). In the same vein, McGraw House in downtown Ithaca is planning a 25-50 unit expansion, and is currently in the development stages [3].

So yeah. Old people like Ithaca. I think it’s part of a trend of retirees moving to college towns to enjoy a “higher quality of life” and increased educational and cultural venues that are often associated with such communities. The New York Times did a story on it not too long ago [4].

In other news, Ecovillage is planning its third community, TREE. This goes with the previous two facilities in that area, SONG and FROG. The 30-unit addition, with a new “education facility”, has a tentative construction start in 2010, and for completion in early 2011 [5]. Ecovillage currently has 60 units at its West Hill location; White Hawk, another ecovillage, has plans for 30 total units over the next few years at its Danby location (for the record, Danby is a town just south of Ithaca). Hippies like Ithaca too. But, I s’pose that’s not really news.

[1] http://www.theithacajournal.com/article/20090914/NEWS01/909140356/New+senior-housing+center+may+be+coming+to+Ithaca

[2] http://www.health.state.ny.us/facilities/adult_care/county/tompkins.htm

[3] http://www.mcgrawhouse.org/expansion-project/

[4] http://www.nytimes.com/ref/realestate/greathomes/GH-Retire.html

[5]http://tree.ecovillageithaca.org/





News Tidbits 8/27/09: Phase Two of Coal Yard Apartments Planned

28 08 2009

From the Ithaca Planning Board’s August agenda:

Coal Yard Apartments – Phase 2, 143 Maple Avenue, Steven & David Beer Owner/Applicant.

Declaration of Lead Agency, Public Hearing, Determination of Environmental Significance, Consideration of Preliminary & Final Approval. The applicant is proposing to construct an Energy Star-rated, 25 unit apartment building located between the existing coffee shop and the existing 10 unit apartment building that was constructed in 2007. The new building will have four residential stories built on top of a 16-space underground parking garage. The new building will have four 3 bedroom units, seven 2 bedroom units and fourteen 1 bedroom units and will have an elevator. The applicant anticipates that the majority of the bedrooms will be singly occupied. It will have a flat roof, and will include many of the design elements of the 10 unit building. Lower levels of the façade will be brick and upper levels will use similar fiber cement clapboard and solid board panels used on the 10 unit building. Colors will match or complement the existing building. The target market for the building will be graduate and profession students, professional academic staff and faculty, and seniors. The project is in the R3b Zoning District and will require a variance for height. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance in accordance with §176-4 B (k) and an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review.

The property is part of the Beer Properties portfolio, which includes the Grandview House in central Collegetown. The trick here will be getting the height variance approvalas Ithacans are very protective of their sight lines. Here’s a picture of the 10-unit building taken from their website:

 

 

 

The apartments are aptly named, since this used to be the coal yard for the city of Ithaca back in the day [1]. Prior to discontinuation of passenger train traffic in 1963, the site was also home to the East Lehigh Valley Railroad Depot. The coffeeshop referenced in the city agenda is the “Queen of Tarts”, which sounds like a great name for a madam as well as being a cute pun.

The project falls outside of the Collegetown Vision area and would not be affected by any zoning changes as a result of the Collegetown plan.

 

[1]http://www.beerproperties.com/cya.html