Ithacating in Cornell Heights

I held off on posting anything last week (opting instead to post early), because of a hectic work schedule. It seems wrong at first glance that a meteorologist should have a day off during what will be by most accounts a powerful snowstorm; but I work weekends and I already hit my OT limit for the week. So seeing as how most of my “weekend” plans are cancelled, here’s a smattering of news tidbits.

– 70 new units of eco-friendly housing are planned for West Hill. The complex would be a mixed-income development of townhomes and apartments, clustered for pedestrian ease. Notably in the article, a town councilman asserts that the land was intended for industrial development under the comprehensive plan, not residential, and “it’s not clear to me at this point how it (the proposed housing development) fits in with our overall concept of development in that area”.

Fine and all, except the town put the parcel out to bid six months ago with the goal of residential development of an eco-friendly, mixed-income nature. With a starting bid of $500,000. I guess someone ponied up. I also guess there would be a very costly lawsuit if the town tried to change the rules now. But then, this councilman has always been a notable opponent of West Hill development, so we’ll see how this plays out with the planning board.

– Funds are in place to purchase property for the construction of Ithaca’s first mosque; the Sun article suggests a small parcel near the mall. Kudos, Ithaca, and best of luck to the future house of prayer. I have every faith in Ithaca’s residents and culture to avoid another Murfreesboro from happening.

– An ensemble of small projects form some minor blips on the radar. Two duplexes to built in the Eastern Heights neighborhood. The Palms’s water pipes burst, furthering the building’s inexorable move towards demolition, probably when Novarr-Mackesey’s time frees up with the completion of Collegetown Terrace in 2014. Lansing’s new fire station is near completion, and in a total failure on my part, I had no clue what it was when I took a photo of it in trying to find the senior housing that was supposed to be built with the new BJ’s.

It seems downtown Ithaca is in a building frenzy, even beyond sleepy upstate standards. From the Ithaca Times:

At its meeting December 20, the Ithaca Urban Renewal Agency unanimously approved the designation of Lighthouse Hotel, LLC as “a qualified and eligible sponsor” for acquiring properties at 320-324 East Martin Luther King Jr./East State Street through a negotiated sale for the purpose of an urban renewal project. The proposal by Lighthouse Hotel is to develop a $16 million, six-story Hampton Inn & Suites with 92 rooms. The project site would cover four parcels including parking lots owned by the city and the IURA, the Carey Building and 310-312 E. MLK Jr./E. State Street.

Now, this could be a little contentious. The area covered is highlighted below:

Of the four parcels, two have been parking lots for a long time, and I would not be surprised to see a garage of some sort would be a component of this project (probably above ground, given the water table…otherwise, there is a rather underutilized garage a few blocks south, if the city presses them enough and the developers are willing to play along).

Then there’s the Carey Building. The Carey Building is a two-story structure built in 1922 and named for its developer, broker Henry A. Carey. The building, with its Egyptian Art Deco accents, was designed to match the Strand Theatre to its west.  The Strand Theatre, or what was the Strand, comprises the last parcel. The theatre was built in 1917, closed in 1975, and although attempts were made to save the building, it was torn down in 1993, a victim of poor maintenance. As seen in the aerial, the site is now a parking lot. For practical purposes, the Carey Building is in good structural shape, and is maintained by the locally prominent Travis Hyde properties. The Eagles Building on the SE corner is not a part of the project.

Now, I tend to not be a big fan of Hampton Inns, a middle-rung hotel chain infamous for half-assed design on the cheap. Although a slight improvement over the years, most Hamptons built in the past decade could be described as beige boxes with oversized pillasters and raised parapets. One only has to look towards big-box land for an example – The Hampton Inn “designed” by Sharma Architecture and built in 2003.  Chain hotels are often the architectural equivalent of “fill-in-the-blank”, and as cheaply as possible. Still, one can hope – the average Hampton cost $6-8 million (~$60,000/room) to develop in the mid 2000s, and the budget for this project is $16 million. Hopefully, some of that will go towards something fitting for the city of gorges. In my mind’s eye, it has a more unique look, subtle or off-site parking, and incorporates the Carey Building, or at the very least its street-facing facade.

So in sum, any proposed demolition of the Carey Building might cause a lot of problems for the developer. The IURA’s decision a couple days ago only makes the developer a qualified buyer for the IURA parcel, and does not guarantee any development. And I’m sure there will be many, many meetings ahead for this one before any approvals are granted.

Update 1/9: And courtesy of the agenda comes this rendering and site plan, hosted online by “Ex-Ithacan”:

So much for preserving the Carey Building and subtle parking.

While the city debates the details of the Collegetown Crossing and Cascadilla Landing projects, here’s a couple of new interesting little news tidbits from this month’s planning board agenda:

Planned Parenthood, the bane of most social conservatives’ existence, is building a new Ithaca (Southern Finger Lakes) facility. The two-story, 9,000 sq ft building will be built on half an acre of land occupying 616-626 West Seneca Street (WHCU claims 16,000 sq ft – I trust the planning board more). The new structure, its 27-space parking lot and landscaping will require the demolition of four homes. I’m still having trouble wrapping my head around the configuration of this, since the Iacovelli apartment building is going up next door, and AFCU’s new accessory lot on the vacant property on the corner of Fulton and Seneca. I had to check the photos I took last month to verify there were still two homes on the Seneca side of the proposed property, and since there are in fact two homes, I think the diagram below looks about right. The photo above is one of the homes, which I had initially intended in a gritty Ithaca photo blog entry somewhere down the line.

On to the other piece of news, INHS, the NPO developer of affordable housing in the city and town, is in the initial stages of its latest project, a 35-unit complex at 400 Spencer Street. This is on the edge of big box land, and the southern edge of residential Ithaca, in an area best described as low-density commercial/industrial hodge-podge. The project as proposed offers up two rows of townhomes (16 units), and a 3-story apartment building (19 units). INHS has been on a roll the past couple years, with the 39-unit Cedar Creek project completed, the 50-unit Breckinridge Place project downtown, and 11 townhomes underway in the town of Ithaca (with 11 more planned in a second phase of the “Holly Creek” project). This is in complement to their normal single-family renovation/new-construction work.

So, “affordable” housing projects, and a new building for Planned Parenthood. I’d say those fit the political interests of left-wing Ithaca fairly well.