Cornell Fine Arts Library (Rand Hall) Construction Update, 12/2018

22 12 2018

Cornell’s new Fine Arts Library (FAL) is coming along. The Mui Ho Fine Arts Library will occupy the top floors of Rand Hall, a ca. 1911 structure that long housed the design studios of the Department of Architecture. My own memories of Rand were relegated to the outside, usually a small throng of architecture students getting their nicotine fix just beyond the entrance (and on a few occasions, substances more illicit).

Rand has always been the workhorse of the Architecture School and a fine example of early 20th century industrial architecture, but for the past twenty years Cornell actively made one attempt or another to get rid of it – in their attempts to build Milstein, the university proposed to tear down Rand not once, but twice. However, there was significant pushback by alumni and historic preservation groups against the idea, and it was one of the factors that weighed into the Koolhaas design for Milstein Hall, which functions as more an addition to the AAP School than a replacement.

The interior will consist of three levels of mezzanine shelving for the 125,000-volume Fine Arts Library’s collection, as well as interspersed work/study spaces. The library stacks will consist of “inverted ziggurats” accessed by stairs and walkways. Floor-to-ceiling space will range from 48 feet on the north side of the reading room to 7.5 feet in some sections of the library stacks. Long, unobstructed hallways will run the length of Rand Hall. The large variation is meant to convey both grand spaces and “private engagement” with the books. 8,000 square feet of shop space for the AAP program will occupy the first floor. Other features will include reading carrels with built-in monitors and lockable book storage, public computing stations and a seminar room. The roof will host a 1,500 square-foot structural deck, outfitted with base plates for temporary structures as well as power, water and digital connections. The semi-elliptical roof pavilion will be built at a later date.

In this renovation and expansion, Rand’s daylight-factory windows were replaces with single panes, the east stairwell was removed, and a steel canopy is going up over the roof. The building will have two entrances, one public and one for AAP only. In an attempt to limit energy use, the building utilizes rigid foam insulation, installing double-glazed windows and all mechanical systems are being replaced. Like Cornell’s other Central Campus building, Rand/FAL is tied into the Combined Heat and Power system, which uses a mix of renewable and conventional fuel (mostly natural gas) sources.

As previously covered, the architect is a Cornell alum, Vienna-based Wolfgang Tschapeller M.A. ’87. More of Tschapeller’s very avant-garde designs can be found at his website here. The project is being funded in part by a  $6 million dollar donation from Cornell alumna, architect and UC-Berkeley professor Mui Ho ’62 B. Arch ’66.

The $21.6 million project is expected to be completed in June 2019, after a construction period of 18 months. Welliver is the general contractor.

Now at about the two-thirds mark, most of the new windows are in, with clips still in place for the newly installed windows on the east facade. The area of “damage” was the result of the teardown of the eastern stairwell, which was a much more recent construction and not original to the structure. The Carisle VP 705 on the roof is a self-adhering waterproof and fireproof fabric to limit moisture penetration from the aluminum panels.





News Tidbits 12/17/18

18 12 2018

Here’s a look at the agenda for the city of Ithaca Planning and Development Board meeting this month. It’s a week earlier than usual due to the Christmas holiday. Notes and comments in italics below.

1. Agenda Review 6:00
2. Special Order of Business – Presentation of the Greater Southside Plan 6:05
3. Privilege of the Floor 6:20
4. Approval of Minutes: November 27, 2018 6:35

5 Special Permits 6:40

A. Project: Bed & Breakfast Special Permit
Location: 130 Coddington Road
Applicant: Noah Demarest
Actions: Declaration of Lead Agency, Public Hearing, Determination of Environmental Significance, Potential Consideration of Special Permit Approval

Project Description: The applicant is seeking a Special Permit for use of the property as a homeowner occupied Bed and Breakfast. The property was originally issued a Special Permit in 1998 for operation of the five bedroom home as a homeowner occupied Bed and Breakfast; the Special Permit was not renewed in 2003, as required by §325-9c(4)(g)[3], and has therefore expired. During a recent home inspection, it was discovered the property had continued to operate absent a Special Permit, necessitating a new Special Permit application. No physical alterations to the building or the site are proposed. Issuance of a Special Permit is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) and the State Environmental Quality Review Act “(“SEQRA”)

This is a simple case of where the previous owner never renewed the five-year permit and didn’t tell the new buyer, who planned to continue using the home as a live-in Bed & Breakfast. No letters of opposition are on file. Approval, with the proper completion of all necessary forms, is likely to be straightforward.

B. Project: Bed & Breakfast Home Special Permit 6:50
Location: 2 Fountain Place
Applicant: Jason K Demarest
Actions: Declaration of Lead Agency, Public Hearing, Determination of Environmental Significance, Potential Consideration of Special Permit Approval
Project Description: The applicant is seeking a Special Permit to operate the existing 4,492 SF nine (9) bedroom residence located at 2 Fountain Place as a Bed and Breakfast Home. The owner is proposing to utilize four (4) of the nine (9) bedrooms as guest bedrooms for a period not to exceed 21 consecutive days, with a fifth bedroom utilized for home-owner occupancy. Guest occupancy will be limited to two persons or one family per guestroom. No exterior modifications are proposed to the existing home to establish the B&B use, and the existing house is compatible with the character of the neighborhood. Existing parking for seven (7) vehicles exists in the turnaround off Willets Place. The applicant does not propose cooking facilities in the guestrooms, and food service is to be limited to guests of the B&B. No other B&B Homes exist within 500 feet of the property. One sign that is five (5) SF maximum in area and not self-illuminated will be installed in compliance with Chapter 272 of the City Code, “Signs.”

Under city zoning code, B&Bs, which are to be owner-occupied, are allowed to four bedrooms to be used for the guests. A zoning code variance to use eight bedrooms as guest occupancy seemed unlikely, but the new owners believe the B&B may still be viable. Local architect Jason K. Demarest (brother of STREAM’s principal architect, Noah Demarest) is known for his historic restorations and historically-inspired design work, so his involvement is auspicious for those who hope that the century-old mansion and former Ithaca College president’s house retains its character.

6 Site Plan Review

A. Project: Chain Works District Redevelopment Plan (FGEIS) 7:00
Location: 620 S. Aurora St.
Applicant: Jamie Gensel for David Lubin of Unchained Properties
Actions: Review FGEIS & Town Comments – No Action
Project Description: The proposed Chain Works District seeks to redevelop and rehabilitate the +/-800,000 sf former Morse Chain/Emerson Power Transmission facility, located on a 95-acre parcel traversing the City and Town of Ithaca’s municipal boundary. The applicant has applied for a Planned Unit Development (PUD) for development of a mixed-use district, which includes residential, commercial, office, and manufacturing. The site’s redevelopment would bridge South Hill and Downtown Ithaca, the Town and the City of Ithaca, by providing multiple intermodal access routes including a highly-desired trail connection. The project will be completed in multiple phases over a period of several years with the initial phases involving the redevelopment of the existing structures. Current redevelopment of this property will focus on retrofitting existing buildings and infrastructure for new uses. Using the existing structures, residential, commercial, studio workspaces, and office development are proposed to be predominantly within the City of Ithaca, while manufacturing will be within both the Town and City of Ithaca. Project materials are available for download from the City website: http://www.cityofithaca.org/DocumentCenter/Index/119

Hey, they’re starting to include documentation links in the agenda descriptions now! Most of the town’s comments are minor modifications and a possible correction on one of the traffic lane analyses. There’s a boatload of paperwork to dig through, so this meeting is just a chance for the planning board to look at the town’s comments, digest some of the supplemental files, and make sure there are no red flags or major concerns within that subset of information.

B. Project: North Campus Residential Expansion (NCRE) 7:20
Location: Cornell University Campus
Applicant: Trowbridge Wolf Michaels for Cornell University
Actions: Determination of Environmental Significance
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 59,700 SF, 1,200-seat, 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). Project materials are available for download from the City website: http://www.cityofithaca.org/DocumentCenter/Index/811

This is likely to be the most contentious part of the meeting. The planning staff have conducted their analysis. Some traffic mitigation measures are sought, including circulation and mass transit / multi-modal transit improvements. The city will make sewer system upgrades a stipulation of project approval, and being next to the Cornell Heights Historic District, the board as Lead Agency wants a more sensitive use of materials and material colors, and extensive vegetative screening to be reviewed further before approval. But the most debated component, the energy use impacts, the city feels is effectively mitigated through the proposed measures by the applicant team.

I’m going to raise one point of correction though – the number of beds is going up to 2,079, but the planning staff should note that a campus-owned fraternity house, the former Sigma Alpha Mu building at 10 Sisson Place (the chapter moved to 122 McGraw Place), is coming down to make way for the project, so the gross number of beds is at least 30 less that that figure.

C. Project: Falls Park Apartments (74 Units) 7:50
Location: 121-125 Lake Street
Applicant: IFR Development LLC
Actions: Review of FEAF Part 3 – No Action
Project Description: The applicant proposes to build a 133,000 GSF, four-story apartment building and associated site improvements on the former Gun Hill Factory site. The 74-unit, age-restricted apartment building will be a mix of one- and two-bedroom units and will include 7,440 SF of amenity space and 85 parking spaces (20 surface spaces and 65 covered spaces under the building). Site improvements include an eight-foot wide public walkway located within the dedicated open space on adjacent City Property (as required per agreements established between the City and the property owner in 2007) and is to be constructed by the project sponsor. The project site is currently in the New York State Brownfield Cleanup Program (BCP). Before site development can occur, the applicant is required to remediate the site based on soil cleanup objectives for restricted residential use. A remedial investigation (RI) was recently completed at the site and was submitted to NYSDEC in August 2018. The project is in the R-3a Zoning District and requires multiple variances. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B(1) (h)[2], (k) and (n) and the State Environmental Quality Review Act (“SEQRA”) §617-4 (b) (11). Project materials are available for download from the City website: http://www.cityofithaca.org/DocumentCenter/Index/852

Part III of FEAF is the city planner-written review of impacts, proposed mitigations, and whether the lead agency feels the mitigations are appropriate and effective. Some stormwater, remediation plan and other supplemental materials are still needed before a declaration of significance can be made. 

D. Project: New Two-Family Dwellings 8:10
Location: 815-817 N Aurora
Applicant: Stavros Stavropoulos
Actions: Public Hearing
Project Description: The applicant proposes to demolish an existing two-family residential structure and construct two new 1,290 SF two-family dwellings on a 9,590 SF lot. The existing residential building is a legally non-conforming building with a side setback deficiency (2.9 feet instead of the required 5 feet). The proposed redevelopment will include four parking spaces for four three-bedroom apartments. The applicant is requesting the Board’s approval to use the landscaping compliance method for parking arrangement. The project site is located in the R-2b Zoning District and meets all applicable zoning lot and setback requirements. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) and the State Environmental Quality Review Act (“SEQRA”). Project materials are available for download from the City website: http://www.cityofithaca.org/DocumentCenter/Index/859

City staff were really unhappy about this plan last month, and it was implied that this was one of the examples of “bad” infill that may lead to the new single primary structure overlay. However, barring extreme circumstances (think Maguire at Carpenter Park), review will continue under the current regulations. No new materials appear to have been submitted since the last meeting. 

E. Project: Maguire Ford Lincoln Additions and Improvements 8:30
Location: 370 Elmira Road
Applicant: John Snyder Architects PLLC
Actions: Public Hearing, Potential Determination of Environmental Significance

Project Description: The applicant proposes to demolish a portion of the existing building and construct two additions with updated exterior materials. The existing building is 18,500 GSF, with 2,265 GSF proposed for demolition. The new building will be 24,110 GSF. Site improvements include incorporation of a new pedestrian walking path, and site connections to Wegmans. Approximately 311 parking spaces are proposed to accommodate customer, service parking, employee, and display parking. The project site is located in the SW-2 Zone, is subject to the 2000 Southwest Design Guidelines, and will require a zoning variance for a front yard that exceeds the maximum permissible in the SW-2 district (34 feet maximum permitted, 69-feet 3-inch setback proposed). This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) and the State Environmental Quality Review Act (“SEQRA”); however, it will be treated as a Type I Action for the purpose of environmental review. Project materials are available for download from the City website: http://www.cityofithaca.org/DocumentCenter/Index/860

The revised plans include modified architectural features (more windows, a green wall), and a greater amount of vegetated landscaping to comply with zoning. On-site solar panels are being considered per board recommendation, but the old building was not designed to hold the weight of solar panels. The new wings will be designed to host panels. Heat pumps are being evaluated for some functions, but some of the heavy-duty components like the service bay will likely rely on modified conventional fuel systems. The building will meet or exceed NYS Energy Code requirements.

F. West Hill- Tiny Timbers – Sketch Plan 8:50

This one has been a long time coming. Tiny Timbers bought a 5.45 acre parcel on the south end of Campbell Avenue’s 400 block back in September 2016, and has long planned one of its cluster home developments on the vacant lot. As noted at the time on the blog:

“Dolph et al. are looking to do a similar development to the one in Varna on a 5.45 acre parcel at the south end of the 400 Block of Campbell Avenue, which was noted in a weekly news roundup when it hit the market back for $195k in August 2015. The Journal’s Nick Reynolds touched on it in a through write-up he did earlier this week. The comprehensive plan calls this portion of West Hill low-density residential, less than 10 units per acre. Current zoning is R-1a, 10000 SF minimum lot size with mandatory off-street parking, although maybe a cluster subdivision would come into play here. The Varna property is a little over 6 units per acre. If one assumes a similar density to the Varna project, the ballpark is about 35 units, if sticking to the 10000 SF lot size, then 23 units.

On the one hand, expect some grumbling from neighbors who won’t be thrilled with development at the end of their dead-end street. On the other hand, these small houses are modestly-sized and priced, they’ll be owner-occupied, and if the Varna site is any indication, the landscaping and building design will be aesthetically pleasing.”

G. 112-114 Summit Ave – Sketch Plan 9:10

This one required some fact-checking, because 114 Summit Avenue was the former Cascadilla school dorm that came down last year to make way for the Lux apartment project at 232-236 Dryden Road. A better address for this project might be “238 Dryden”, and the rumor mill says it’s by Visum Development Group, who developed the Lux. Although the exact positioning seems uncertain, the parcel north of the Lux is CR-3 (three floors, 40% lot coverage, parking and houselike features such as gables and porches required), and the remaining adjoining parcels are CR-4 (four floors, 50% lot coverage, no parking required). With student housing experiencing a little more slack in the market lately, it’s not clear if this is student housing, or another use.

7. Old/New Business PRC Meeting Time/ Date 9:30

8. Reports
A. Planning Board Chair
B. BPW Liaison
C. Director of Planning & Development 9:40

9. Adjournment 9:50





Maplewood Construction Update, 9/2018

27 09 2018

Maplewood is an example of a well-intentioned and thoughtfully-designed project whose execution hasn’t been so great. It was clear from the start that the timetable was aggressive, but with 20/20 hindsight, it has come clear just how overly optimistic it was – even with multiple daily and weekly work schedule extensions, six townhouse strings were so far behind they were never even marketed for the fall semester (At, Bt, Ct, Dt, Jt-1 and Kt-1 ~140 beds), and at least one apartment building (Building E, 106 beds) won’t be delivered for a few more weeks. The move-in of over 600 students was delayed. LeChase is taking subcontractors to court. The students aren’t happy, Cornell’s not happy, EdR’s not happy, the contractors aren’t happy, labor groups aren’t happy, local governments aren’t happy.

With the issues of construction well noted, I still think the project was a needed asset that increases the housing supply and provides some relief to the ongoing housing affordability issues. The design team was responsive during the development process and the EIS review was thorough. The project will pay 100% of its property value in taxes. The project uses air-source heat pumps, and is a “living laboratory” experiment because an all electric heat pump project of this scale had yet to be attempted in a colder climate like Ithaca’s. Basically, things started going wrong after approval was granted and the construction work went out for bid. For what it’s worth, the students seem to satisfied with the apartments, construction aside.

The 78 photos below (a blog record) go from south to north along Veterans Place, and back south along James Lane. Some of the units were just starting move-in, a couple strings of townhomes were undergoing a final cleaning, and others are still undergoing finish work on the inside and outside. The townhouses and apartment building E haven’t had all their windows fitted and the roof membrane isn’t complete, so they’re definitely still a few weeks out from completion. The bus stop plaza is still a work in progress with stone walls/seating areas underway, and the landscaping is really only complete south of Sylvan Mews, the small through street north of the Community Center. It’s unpolished and unfinished, but it’s coming along, albeit later than expected.

For project background and planning, click here.

For a site plan breakdown, click here.

For a construction timeline, click here.

Webcam link 1 here (updated ~15 minutes).

Webcam link 2 here (updated ~15 minutes).

Serious question – are these trees going to able to survive down here?

I think someone needs to recheck the base of this lightpole and see if it’s actually plumb.

This space will become a playground.





Martin Y. Tang Welcome Center Update, 8/2018

6 08 2018

I don’t typically follow renovations, but figured I’d play the role of curious alumnus and drop in to the newly renovated Martin Y. Tang Welcome Center at Noyes Lodge on the north shores of Cornell’s Beebe Lake.

The 7,646 SF Noyes Lodge originally opened in 1958 as a womens’ dining hall, and over the years was re-purposed to become the Language Resource Center, with audio carrels and other equipment for those with linguistic coursework. Cornell decided to shift facilities, moving the LRC to Stimson Hall and renovating the lodge into a campus welcome center, which opened in June. This is now where student tour guides gather their broods, vs. the old days when they would congregate at Day Hall. The lower level hosts conference space, utility rooms and offices.

The Tang family have long been trustees and major donors to the university. The $3 million gift in October 2016 was in response to a challenge grant created by mega-donor Atlantic Philanthropies (funded by Charles Feeney ’56), which offered up to $3 million in matching funds to donations towards the new welcome center – so with $6 million secured, the renovation’s financing was secured and will be able to move forward. Cornell has long considered a reception and exhibition space by the gorges, having mulled over but ultimately backing away from a plan penned by architect Richard Meier in the late 1980s. Tang, Class of 1970 and now retired, was a venture capitalist based in Hong Kong, and the regional chairman of a recruitment firm for business executives.

JMZ Architects of Glens Falls, a favorite of the SUNY System, was the design firm in charge of the renovation and re-purposing. The exhibition space is the work of Poulin and Morris Inc. of New York City.

With that all said, here’s a story.

When I first visited Cornell, it was for Cornell Days: cold, windy and kinda desolate. My mother and my uncle made the trip with me, since I had just been accepted to the university – my family did not have the money or time to visit schools unless I was already given an offer. Out first stop was RPCC on North Campus. On a Powerpoint on a TV screen were two sailors kissing; it was part of a promotion for a campus LGBTQ organization.

Having come from a blue-collar and fairly conservative town north of Syracuse, my mother was shocked into silence, and my uncle proceeded to have a crisis of moral conscience on whether his nephew should attend such a school. You have to keep in mind, it was still controversial for many of our town’s older generation that the high school A.P. Government teacher was openly gay. The kids didn’t care, and I couldn’t have cared less that day either.

Anyway, what warmed my mom up to Cornell were “the castles”. Sage Hall. The Arts Quad. Uris Library. But as for me, I didn’t feel like I fit in. My tour group was a bunch of wealthy kids, one of whom loudly grumbled his disappointment that he didn’t get into Yale and his mother didn’t like Dartmouth. Why would a 17 year-old want the constant reminder that he’s not cut from that cloth or a part of that world?

So I wrote out a deposit check with my money from waiting tables to SUNY Geneseo. And Geneseo was the check that had been put out in the mail. Until my mom took the envelope out of the mailbox and tore it up, putting one out to Cornell in its place. We had some fights after that. She wanted me to give “that big money Ivy League school” a chance, I was not as keen.

When I first arrived at Cornell, I was pretty sure I’d transfer to Geneseo after the first semester. I didn’t feel comfortable there. But then I started to meet other people who didn’t feel comfortable there or fit that upper-crust Cornell image, and we became friends. Suddenly, the urge to leave was much weaker. Mom had resigned herself to the idea of me transferring by Thanksgiving, but when she found out I hadn’t completed the paperwork, she was pretty happy.

As for me, well, I was required to attend a fancy dinner a few weeks earlier where an older gentleman who had funded one of my scholarships urged me to visit his old Cornell fraternity, and I went to their Thanksgiving dinner as a polite gesture. I found it to be a down-to-earth place filled with people with backgrounds like mine, that’s how I ended up coming back for rush week and in Greek life – something I managed to hide from my mom until graduation day. I steadily came to know more people, get involved in different activities on campus, and things went from there. And a growing fascination with “the castles” and their history led to Ithacating. I guess in some sense it all worked out eventually.

 





Maplewood Redevelopment Construction Update, 6/2018

15 06 2018

There was an interesting story going around that Maplewood was in serious trouble due to water pressure issues, to the point where its ability to legally house its residents was at risk (no water pressure would have made for a hazardous fire risk). That would have been a huge story had it panned out, but a little bit of checking with the town of Ithaca codes department and the development team turned up no dire situations unfolding, all is going as planned (a welcome change given all the weather and contractor issues that have plagued the project’s tight work schedule so far). There was some worry about water pressure back when the project was first proposed, which is why a new 600,000 gallon water tower is going up on Hungerford Hill Road.

It’s a little sad to see the French Lavender florist and gift shop is closing down after eleven years. It’s not clear if it’s related to construction, or if the timing was coincidental. Coal Yard Cafe was doing a brisk mid-day business at the opposite end of the Maplewood site. With 872 new residents expected by the end of the summer, the site will have appeal to retailers and service providers.

For project background and planning, click here.

For a site plan breakdown, click here.

For a construction timeline, click here.

Webcam link 1 here (updated ~15 minutes).

Webcam link 2 here (updated ~15 minutes).





Cornell Veterinary School Expansion Construction Update, 6/2018

14 06 2018

Looks like we can move this project into the “completed” column. The 12,000 SF, $7 million building is open and occupied – in fact, there appeared to be a couple of folks transferring crates of paperwork into the building as these photos were being taken.

HOLT Architects designed a modest LEED Silver structure with clean, modern lines, and G. M. Crisalli and Associates Inc. did a bring job bringing that design into reality. At this point, the four years of construction at the Cornell University Veterinary School appears to finally be complete. The school will gradually build up to its expanded size (102 to 120 students per class), expand its lab and research capabilities, and through the Community Practice Service building, serve the community in which it resides. The state released its press announcement calling the Vet School Expansion complete last week – and noted that the final price tag for all the phases was $91.5 million.

Before:

Render:

After:





Maplewood Redevelopment Construction Update, 4/2018

30 04 2018

Maplewood has not had the best of luck during the construction. A wet fall, and an unusually wet and cold spring have really dampened efforts to move the project along at a clip that the development team would have liked. Supply issues (framing walls) and concerns from subcontractors about steady, non-weather interrupted work have also made things more complicated. The developer (EdR Trust, with local project representative Scott Whitham of Whitham Consulting) approached the town of Ithaca with a request to extend the working hours again from 7 AM to 10:30 PM for interior work, on top of the four-hour extension (from 9 AM – 5 PM to 7 AM – 7 PM) and the Saturday 8 AM – 4 PM hours previously granted.

It did not go over well. After getting a tongue lashing from members of the board about incompetence, the planning board did offer a partial concession to 9 PM on a 4-3 vote. As a result, barring no further major issues, most of the units are expected to be delivered in July, though some of the later-scheduled townhouse strings will likely not be complete before August. Ostensibly, there’s a fear that the units won’t be ready in time for incoming Cornell graduate and professional students, in which case EdR will incur the substantial cost of putting them up in a hotel, as some of the Collegetown developers had to do a couple of years ago (325 Eddy’s opening was especially rough). The current plan is three phases of move in, on July 1st, July 31st and August 20th.

From what I’ve heard, at least half the units are spoken for in the 441-unit, 872-bed development. Advertisements have been showing up pretty regularly on websites like Craigslist, as well as their own website.

Walking around the site, construction is in just about every stage imaginable, from framing to sheathing to fit-outs to exterior siding and even trim work on the units facing Mitchell Avenue. There have been some changes in the plans, and I’d argue for the better – more color variations in the apartment buildings and the townhouse strings. The southwest corner building on Mitchell was initially supposed to be shaded of blue, but is finished with red fiber cement panels, and the panels on one of the gabled “Ht” strings next to the Belle Sherman Cottages. The apartments also show varying brick and panel ensembles, from navy panels and red brick, light grey panels and maroon brick, dark grey panels with tan brick….it makes for a more colorful and arguably more attractive site.

Quick aside, a second project webcame has been installed. This one looks over the three apartment blocks on the northern (Maple Avenue) end of the site. Link below, along with the southward camera.

For project background and planning, click here.

For a site plan breakdown, click here.

For a construction timeline, click here.

Webcam link 1 here (updated ~15 minutes).

Webcam link 2 here (New! updated ~15 minutes).