Ithacating in Cornell Heights

From the Ithaca Journal:

“Ithaca Neighborhood Housing Services and not-for-profit housing developer PathStone Corporation have received enough commitments for funding needed to build the $14.5 million Breckenridge Place in downtown Ithaca.

Breckenridge Place is planned for where the Women’s Community Building is now, at the northwest corner of Seneca and Cayuga streets, and would consist of 52 one- and two-bedroom apartments in a six-story building.”

Some readers might recall that this building was placed on hold after the initial round of state grants passed them over for funding last year. Now that the funding gap has been cleared, the project should have a relatively steady path to construction and completion (one can hope). The building is still the design of Ithaca-based HOLT Architects, though from the rendering in the paper, it appears to have undergone a revision. The site of the building is currently occupied by the Women’s community Building (shown below).

So, it looks like the development of downtown Ithaca is starting off the autumn season on a strong note this year.

Image property of visitithaca.com

Doing my usual perusing of the city planning board pre-agenda (the “project review committee”) turned up this piece of information slated for discussion:

Minor Subdivision Approval, Two‐Lot Subdivision Pertaining to City of Ithaca Tax Parcels 70.‐4‐4.2, 70.‐4‐4.3, and 70.‐4‐4.4 , Jeffrey Rimland, Applicant for Ithaca Properties, LLC. The applicant is proposing to create two lots. The applicant will subdivide the existing 60,095 SF parcel currently containing the Rothschild Building and vacant land fronting East Green Street (represented as Parcels A and B‐2 on the accompanying plat or Tax Map Parcels 70.‐4‐4.2 and 70.‐4‐4.4) into two separate parcels. Parcel A will measure 53, 805 SF and retain the footprint of the existing Rothschild Building. Parcel B‐2 will be combined with the 2,140 SF Parcel B‐1 on the plat or 70.‐4‐4.3 (formerly surplus city land which was conveyed to the applicant) to make a 8,430 SF parcel which will front E. Aurora and Green Streets and will contain the proposed new hotel.

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On the surface, it’s nothing special, just a lot subdivision. But more importantly, it’s consolidating the lot to be used for the Hotel Ithaca, which has been on hold since gaining approvals due to an inability to land financing in the recession-ravaged bank loan market (the development cost is expected to be around $27 million). The consolidation of the property suggests to me that the project may finally have procured funding to begin development of the 10-story, 140-room hotel. Or at least, one can hope.

The other bright piece of news is that it looks like Seneca Way, the 5-story building proposed for the former Challenge Industries site on the eastern edge of downtown, has received all necessary zoning variances through mitigation (moving two apartments from the north to the south side of the building, moving the fitness center from the top floor to the bottom floor, moving and resizing of the roof terrace, and lastly, a deed restriction that prevents any other building over 40 feet from being built within 70 feet of the northern property line). The last mitigation tactic seems a bit controversial to me, but most of the zoning in that area has a 40-ft. maximum as it is. I suppose if someone ever wanted to redevelop the insurance building on the corner though, it would suck for them. But at least this project is moving forward. I imagine with this under construction and the Collegetown Terrace project up the road, East State Street is going to see a lot of construction traffic for the next two years.

…which depending on your stance, the addition could be a blessing or a curse. Planning board minutes from the last meeting indicate that a formal proposal is underway for a 4-story, $10-million dollar hotel to be built in Ithaca. If it was just that vague piece of news, everyone would smile, nod, and keep right on going.

However, some of the recalcitrant locals may find some issues with the project. For one, it’s a Fairfield Inn, which is a national chain (more specifically, it’s Marriott’s budget brand). The proposal is also slated for construction on Meadow Street (Elmira Road), which is as close as the city of Ithaca has to suburbia. The proposal is targeted for a parcel of land between Elmira and Spencer Roads next to Manos Diner, which I’ve taken the liberty of copying from google maps and pasting below:

The location puts it in fairly close proximity to the Hampton Inn built about eight years ago. Also, a four-story building here would be one of the tallest in this part of the city. The minutes indicate that one of the planning board members asked why it couldn’t be built taller, to which the reply was it would need to be a masonry building, i.e. much more expensive. The project would require the demolition of one house at the corner of the property. UPDATE: and according to the Ithaca Journal’s 7/26 edition the redevelopment will also tear down Manos Diner. The planning board has stated this is incorrect, Manos is adjacent to the hotel and will not be demolished.

Since the developer says this will be among the very first of a new generation of Fairfield Inns, it’s hard to guess what the building may look like, as it may be a new corporate design scheme. The developer has already secured funding and is anticipating an opening in late 2012 if the approvals are earned quickly.

So, on the plus side, it adds density and provides a modest shot in the arm to the economic health of the community. Plus, the extra hotel rooms wouldn’t hurt around graduation time.

College Crossing Shopping Center - Image Property of Ithaca Estates Realty

I’ve been locked away in my office recently, so I haven’t had a whole lot of time to devote to anything but being an evil TA and doing research. But there have been a couple of Ithaca developments of note.

The Holochuck project (106 townhomes on West Hill) and the 82,000 sq ft. BJ’s Store next to the Ithaca Mall have both received approvals. Site work on the BJ’s could start as early next week. Neither project was without its drama, however – the BJ’s uses a tax abatement in order to finance the construction of 12 senior housing units, some wetland and a bird sanctuary on the west side of the lot, behind the future store. Since abatements are typically issued for industrial projects and not retail, there was some controversy about it setting a bad precedent. After playing with the construction materials to ask for a smaller abatement, the project finally received approval from the IDA, only to rejected by the school board initially, then accepted at a meeting a few days later. So, that was a mess. Regardless, the company plans on starting work on the approved project this Spring, with a fall opening.  As for the Holochuck project, the big issue there was traffic. By incorporating mandatory bus passes and some other traffic mitigation features, the project received preliminary approval, meaning it jumped the main hurdle. However, some residents have expressed anger and concern that the project and a 70-unit senior apartment building be allowed to move forward, even as the town is making steps towards a moratorium.

As for today’s Ithaca Journal – the College Crossings shopping center has been on the boards for at least five years. The only thing new about it is that it’s finally being marketed and that the developer hopes to start this spring, with a fall opening. For those on East Hill, the new shopping center will be of little use because it’s just south of Ithaca College, and well out of the way for most Cornellians.

So, it looks like there will be some work underway as Ithaca transitions into the warm half of the year. Nothing wrong with that.