Spring 2012 Construction Update

2 05 2012

I’m disappointed, and I’m not disappointed. I can’t be at Slope Day itself because of a morning meeting (and to seal my fate that day, I’m having new tires put on my car). On the bright side, I did get a chance last weekend to go to a Cornell alumni reception for my major, and the traffic, one could assume, was a lot better than it would be with thousands of young alumni driving back to the area. I took the downtime between alumni events as an opportunity to do some construction photo updating.

As nice as it would’ve been to report on some downtown construction, all the sites approved or of buildings “underway” appeared to be dormant from the outside – if they’ve started anything, it might be interior demolition, but there wasn’t any demolition equipment at Seneca Way or Breckinridge Place (which, as I have now discovered, is scheduled for May 15th); the latter had a tarp poster, shown above, but that was about it. As kinda expected, significant work has yet to start at the Holiday Inn, Hotel Ithaca and Cayuga Green II.

That being said, it’s not like there was no progress at all in the area. The Argos Inn is nearing completion of its renovation.

Comparably, construction in Collegetown has been rapid. Here, 309 Eddy is undergoing facade installation, and looks on track for an August completion date.

The progress at Collegetown Terrace has been nothing short of astounding. The following photos try to convey a sense of the size and scope of the construction, but I feel they fail to do so. By Ithaca standards, this project is enormous.

Definitely not a fan of the giant concrete pedestal.Here’s to hoping it gets landscaped into obscurity.

The Ithaca College Boathouse nears completion on Inlet Island.

So, this one I only came around by chance, as I was going out with old friends for dinner. Apart from them thinking I’m nuts for taking photo of a building under construction, I’d say this was a pleasant surprise. The building is Magnolia House, a 14-person women’s homeless shelter.

The Coal Yard Apartments Phase II is virtually complete. The 4-story building holds 25 apartments.

The Vine Street Cottages development continues, with the model unit currently the only building under construction. The project includes 19 houses and 10 townhomes.

Seeing as my computer is lagging substantially with the uploading of all these photos, I think I’ll cut myself some slack and upload the Cornell project photos in a later entry next week.


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A Snowy Ithaca Update

30 12 2011

It’s a running joke that Ithaca is “centrally isolated”. Luckily for me, however, I grew up not too far north of Syracuse, so visiting my family for the holidays can also have “pay a visit to Ithaca to update my photo collection” somewhere on the itinerary.

Unfortunately, although I had the date planned well in-advance (I even wrote a list of places to visit so I wouldn’t miss any of my intended targets), it also happened to be one of the coldest and snowiest days yet of the upstate winter. The lake effect had set itself up in a large and fairly strong band south of Syracuse, enveloping a wide swath of land from about Ithaca up through Lafayette. With the passage of a cold front the night before, a brisk northwest wind kicked up, turning a snow day into a windy and snowy day, with near-whiteouts on the interstate.  Combine that with puddles from the heavy rain of the previous evening freezing over, and the driving was a bit of a harrowing experience. At least the old days of practicing controlled skids in a parking lot came in handy. Anyways, the weather slacked off after lunch and I was able to get some photos.

The BJ’s in Lansing (just north of the mall) is near completion. I did not notice any senior homes being built when I visited.

One of the housing projects nearby, Ivar Jonson’s Heights of Lansing. 6 more units of the 80 unit project are under construction in the background. I took photos of some of the Lansing suburban sprawl, but I figured no one would know the difference between a cul-de-sac of McMansions here vs. any other city. I’ll save the photo for another entry that could better use it.

Not much happening with the Ithaca Gun site. The site is cleared, but no construction has taken place. According to an article in the Ithaca Journal, the project is supposed to finish clean-up this year, and the developer plans to finish clean before starting any redevelopment. So probably no construction until 2013.

The site of the Breckenridge Place project. The Women’s Community Building’s days are numbered. According to a very recent Ithaca Times piece, demolition will occur starting in March.

Rendering Courtesy fo Hart Hotels

 

The Holiday Inn has begun the initial phases of proposal with the planning board. The plan calls for the low-rise portion, shown here, to be demolished, with a new conference area and a few more rooms attached to the mid-rise tower of 10 floors. The new hotel would be built at this street corner. I don’t have many faults with the design, except that the east wall looks cheap. Like 1960’s pre-fabricated cheap.

The Cayuga Green Condos site awaits construction. The project is currently unfunded (and therefore stalled), but with a reorganization and a ground floor tenant secured, the developers hope to secure funds and start construction by next summer.

It seems I’ll have a plentiful supply of “before” images. This is the Hotel Ithaca site. I’m willing to venture this project is much like the Cayuga Condos – tenant secured (Gemstone Hotels), but no funding yet in place as a result of the tight loan market for new projects. Hopefully, we’ll hear positive news in 2012.

Hm. I’m sure things will be much more interesting one year from now. Here’s the Seneca Way Apartments site. The renovation of the Argos Inn (turning a dilapidated house into a LEED-certified boutique hotel) continues in the background. The Seneca Way project will begin demolition of the old Challenge Industries building this spring, and be built on a (slow if steady) 18-24 month time frame.

Moving towards Collegetown, it was hard to fully capture the sheer size and scale of the Collegetown Terrace. Simply put, it’s massive. The house in the background to the left is the Williams House; the project extends further up the street beyond that. In contrast to Seneca Way, the time frame here is brisk – phase one, consisting of 12 of the 16 new buildings, is expected to be completed by August 2012. The other two phases are expected to be completed in 2013 through early 2014.

I did some mental math – the rental market will see Novarr’s 600 beds come online in the next couple of years, which might be around 5% of the total market. That’s quite an impact, most likely to be felt by the student-oriented apartment complexes furthest from campus.

The apartment building under construction at 309 Eddy. Look for a completion date around late summer 2012.

The site of the “Collegetown Crossings” project, formally known as 307 College Avenue. The project is back on the agenda as a sketch proposal, but I’m yet uncertain as to whether it keeps the form of a 6-story 60-unit building with a distinct lack of parking, or if the proposal has been modified.

EDIT 1/23/12: The above rendering (from the Sun, courtesy of the City of Ithaca) is the latest design of the project. The project, if granted approval, will be home to a Greenstar Co-Op Grocery branch. The building would be complete by 2014.

Phase II of the Coal Yard Apartments project off Maple Avenue. The 4-story, 25-unit project looks to be heading towards a spring 2012 completion date.

The site for the Vine Street Cottages project has been cleared. Construction of the model house should be complete by the spring. The 29-unit project (19 homes and 10  townhouses) effectively redevelops the eastern edge of the city (Belle Sherman).


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Construction News Tidbits, 12/18/10

18 12 2010

A few articles have popped up lately that merit a brief writeup.

The BJ’s Wholesale Club and 12 senior apartments planned for the grass lot next to the Shops at Ithaca Mall (behind the YMCA) hit a snag when the county industrial authority voted down a tax break for the residential portion of the project in a 4-3 vote. While this makes the project less likely, it is not entirely dead, and the town of Lansing still supports the project. However, it’s the  village of Lansing that demanded the residential component as a buffer between houses and shopping areas. Some involved with the project contend that the votes against were by Ithaca-centric legislators who’d rather see the potential sales tax dollars go to the city (i.e. build the store on a site in Ithaca City). BJ’s has no interest in any local site except the one currently proposed, so in conclusion everyone’s getting their panties up in a bunch, and the project is at the very least on hold in its current form.

Out in Dryden, a 144-unit apartment complex is being proposed. Called “Poet’s Landing” (perhaps as a nod to John Dryden, the British poet for whom the village/town is named), the project consists of a 72-unit senior living apartment building, 7 other buildings containing a total of 72 units, and a community center. 48 of the 72 non-senior units are proposed low-income housing, which has managed to rile up the locals with fears of higher crime rates and drugs (the project is across the street from Dryden High School). the project is by Conifer Realty, who also own the Linderman Creek complex over on West Hill.

Lastly, a little closer to Cornell, the Collegetown Terrace Project is waiting on three things – site plan approvals, approval of a zoning variance, and a “certificate of appropriateness” from the Landmarks committee, who are not doubt still seething after the city okayed demolition of Delano House in exchange for the restoration of another house on the property and some public signage displays of the site’s history. If the project can clear those final hurdles, a late spring or summer start for site prep is likely.


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News Tidbits 7/22/10: Collegetown Terrace Goes Back to the Drawing Board (UPDATED)

22 07 2010

UPDATED: A sketch rendering of the new design has been released. Small, house-like apartments have designed along East State Street in place of buildings 2 and 4. Building 3 is still one continuous building, but the exterior breaks into subsections to minimize bulk and give the impression of multiple strcutures. The Delano House is still under consideration for preservation, but is more of a suggestion at this point (unless the preservation committee and the Common Council give it historic designation). I actually like it more than I did the original design. 

Also, Ithaca is getting a BJ’s Wholesale Club next to the Shops at Ithaca Mall, and a Tim Horton’s/Cold Stone Creamery is planned to be built near Buttermilk Falls. Which makes me wonder how mainstream Ithaca is going to become over the next few years. 

http://www.theithacajournal.com/article/20100721/NEWS01/7210425/City+reverses+on+Novarr+re-zoning  

So, for those who might’ve been following the news over the past few months, it’s been no big secret that Novarr-Mackesey Group’s Collegetown Terrace project has been rather contentious, drawing crowds of angry neighbors to planning board meetings who were upset with the sheer size and scale of the project. In response, the planning board voted to promote rezoning (which is done by the city council) the part of the property along East State Street, which would heavily alter the project. Plus, it was recommended that historic designation be sought for the Delano House, a former nurses’ dorm. Of course, if these actions were taken, then Novarr’s lawyers would be having a field day filing a lawsuit against the city.  

Well, it seems as if that potential issue has been averted. Talks between the board and John Novarr have resulted in something of a compromise. In exchange for not rezoning the area, Novarr will submit a redesign that will allow thirteen separate structures on East State Street. This has been one of the most contentious aspects on the original design, that the three structures that were originally proposed made State Street feel like “a wall”, “prison” or “fortress”.  The original design schematics and proposal can be found here, in a 645-page PDF.  

  

Delano House, photo property of Novarr-Mackesey Properties

  

Therefore, buildings 2 and 4 will be completely redesigned as designated by the agreement. Building 3 will also be redesigned, but only the north half is affected. To what extent the plans will change regarding the landscape of the development and the other buildings is uncertain. Also, some of the Ithaca preservationists might still be trying to push for special designation for Delano House, which is at 113-115 Valentine Place. That space would be occupied by buildings 6 and 7, so I don’t see the issue being completely settled just yet. But at least the two sides are willing to compromise. Personally, while I like some of the aspects of the project, I’ve kinda felt indifferent due to the sheer size, and the design hasn’t exactly won over my heart (for the record, I still don’t dislike it as much as I dislike anything by Thom Mayne, so I feel no urge to go on a rant like I did with Gates Hall). But trying to make it a smooth transition and trying to at least appease the neighbors while increasing density – I consider that a step in the right direction.  


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News Tidbits 5/20: More Info on the Collegetown Terrace Project

20 05 2009

http://www.theithacajournal.com/article/20090519/NEWS01/905190332/Collegetown+developer+plans+2011+opening&referrer=FRONTPAGECAROUSEL

The proposed Collegetown Terrace Apartments are scheduled to break ground in summer 2010, open in summer 2011 and house primarily graduate students.

On traffic and parking – a major concern for Collegetown residents – the project would provide more parking spaces than required by city zoning, as well as amenities intended to reduce car dependence, such as a shuttle to Cornell and Wegmans.

Ithaca developer John Novarr submitted his full review application report to the city’s Planning and Development Board last week, and he provided a copy to the Journal. Site plan review is scheduled to begin at the city’s Planning Board meeting at 6 p.m. May 26.

Ed Strong, a graduate student representative on the Cornell University Assembly, said graduate student housing is sorely needed and the apartments will be well-received among students.

While Cornell has recently added undergraduate housing on West Campus, on-campus graduate student housing is still inadequate, Strong said. The Maplewood complex is made of modular buildings that are already past their life expectancy, he said.

The Collegetown Terrace project calls for removing all but three buildings in the 16.4-acre area bounded by Quarry Street, East State Street, Valentine Place and Six Mile Creek. The historically designated Quarry Arms, Casa Roma and Boiler Works Apartments buildings would remain.

Seven buildings would be built on the site. The full site, including the three historic buildings, would contain 1,260 bedrooms and 860 parking spots.

The area currently contains 635 bedrooms and 430 spots.

On East State Street, plans call for four-story buildings that meet height restrictions imposed by city zoning.

As the topography slopes downhill toward Six Mile Creek, buildings are proposed to increase to five and then six stories, which would require a zoning variance.

Parking is housed in one or two stories underground and at ground level to minimize surface parking lots. In the initial presentation before the planning board, Novarr said his upper-floor apartments always rent out before ground-floor apartments, because students find them safer and more private.

Novarr plans to charge tenants separate rent for parking spaces and apartments, a measure intended to force people to consider the cost of having a car.

At the Casa Roma complex, parking is rolled into the rent.

Novarr told the planning board rent would be similar to the buildings to remain on-site.

They average between $1,500 and $1,800 for a two-bedroom apartment, according to listings available online.


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News Tidbits 4/29: Massive New Development Slated for Collegetown

29 04 2009

This is a very large project for this area. The proposed location is in southwest Collegetown, an area currently occupied by mostly student houses, with a couple small apartment complexes already in the area.

***

http://www.theithacajournal.com/article/20090429/NEWS01/904290336/1126/NEWS

The Collegetown Terrace Apartment project would remove almost all buildings in the area bounded by Valentine Place, East State Street, Quarry Street and Six Mile Creek, and replace them with 1,100 new rental beds.

Developer John Novarr presented plans for the massive, 16-acre project at Tuesday night’s city Planning and Development Board meeting.

Quantcast

The historically designated Quarry Arms, Casa Roma and Boiler Works Apartments buildings would remain on the site, said Kathryn Wolf, principal with Trowbridge & Wolf. Every other building on the site would be removed, she said.

The area now houses 650 rental beds, and when completed, there would be 1,250 beds and 820 parking spaces, Novarr said.

Novarr explained his long history with East Hill, beginning with growing up in Collegetown, to his purchase of land from Ithaca College in 1982, to his decision in the last couple years to buy the last 14 properties in the site area.

Novarr said that by 2007, he had already purchased several properties on the 800 block of East State Street and planned to begin re-developing them into apartments when the city’s Collegetown moratorium went into effect.

The year-and-a-half moratorium forced him to think about long-term planning, resulting in the Collegetown Terrace Apartments concept, Novarr said.

The project will meet the four-story height limit required by zoning on East State Street, but the developer will seek height variances to allow taller buildings as the land slopes downward toward Six Mile Creek, Wolf said.

The project would “meet or exceed” existing parking requirements, she said.

Parking would be placed in one or two stories on the ground floor, with apartments above, based on drawings presented to the planning board.

Above-ground pedestrian walkways would connect some of the buildings.

The project will come before the Planning Board again in May.

***

The proposed location, with rough boundaries of the site in question.

ctown-terrace1

Trowbridge and Wolf is the firm responsible for the design of West Campus and the Health and Science building at IC, so they’re a fairly reputable choice [1].

In other news, the Ithaca Hotel is up to 124 rooms and 12 stories, according to the April 28, 2009 Planning Board minutes. Two outparcels are to be built near Uncle Wally on the flats (a drive thru restauant and another retail parcel, totaling 11,00 sq. ft and 17,000 sq ft), a 25,000 Maine’s warehouse to be built at the south edge of the city on Commercial Drive, and an eco-friendly three-dwelling development off of the 500 block of Aurora Street that is to be marketed as a co-op.

[1] http://www.twla.com/projects/education/


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