Library Place (Old Library Redevelopment) Construction Update, 2/2019

17 02 2019

I’ll admit I’ve actively avoided writing this one up because it has more twists and turns than a soap opera, and it ends up being extremely hard to follow as a result. There are over forty articles from local outlets regarding the site, and Travis Hyde Properties compiled about two dozen of the pieces it liked onto their website. The Voice has eighteen Old Library articles on file, but because of a tag mix-ups, it’s more like thirty. Here’s an attempt to distill everything into one post.

The Old Library site refers to the former Tompkins County Library, located at 310-14 North Cayuga Street. From 1967 to 2000, the library was housed there. However, once the library moved downtown in 2000, the building was used for day reporting for low-level criminal offenders, and for records storage. These were eventually relocated to other properties, and the 38,630 SF would be vacant by early 2015. However, the county didn’t like the idea of hanging onto it. Its unusual interior design (a large atrium) was difficult to adapt to other uses, inefficient from an energy standpoint, and the building’s utilities systems were running short on useful life, and would be expensive to replace. As a result, the building was declared surplus.

The idea of a Request for Expressions for Interest (RFEI), was hatched in late 2013. An RFEI is basically a prerequisite to a Request for Proposals (RFP), feeling out interest by asking for less paperwork – an RFP to RFPs in a sense. While the building was no longer useful for the county’s needs, it sits on a site close to downtown Ithaca, next to historic DeWitt Park (and in the DeWitt Park Historic District). It’s walkable, and the city’s 2013 rezoning allows up to four floors and 50 feet. The RFEI stressed mixed uses with an emphasis on senior housing, and compatibility, energy efficiency, and growth of the tax base. The hope was that someone would use the site to help the county meet its goals, though the county was unsure how it would go – an earlier RFP in 2000 garnered no interest in the property.

As luck would have it, there were six responses to the RFEI, which can be found here. Two, INHS and IAD, dropped out before an RFP went out – INHS had acquired the 210 Hancock site and decided to focus on that. The DPI condo proposal declined to respond to the county’s RFP, citing frustrations with the county’s frequent delays, and that had one of the favored proposals in the feedback I received. The other two “reader’s choices” were Cornerstone’s affordable housing plan, and Franklin Properties collaboration with STREAM Collaborative, which called for reusing the structure of the building.

By the time the RFP has been issued and responded to in April 2015, three projects were up for review – Cornerstone’s 73,600 SF 54-unit affordable housing plan (<80% AMI), Travis Hyde’s 72,500 SF, 60-unit market-rate senior apartments plan, and Franklin/STREAM’s 58,000 SF building, with 22 higher-end condominiums and medical office space. All would pay the county $925,000 for the site.

The next few months were not enjoyable. The Cornerstone project asked for a PILOT tax agreement and lost county support. That left Franklin and Travis Hyde and Franklin Properties. The Franklin project had strong public support. But in June 2015, the county Old Library Committee of legislators recommended the Travis Hyde project 3-2. Two legislators genuinely favored Travis Hyde, one voted in favor just to move it out of committee, one liked the Franklin proposal though expressed some unhappiness with all of them, and one thought all three proposals were outright terrible.

A week later came the full county legislature’s vote – 6-6, a hung vote with two absent. Neither proposal had the eight votes of support needed to move forward. That’s when things started to get ugly. The city’s Common Council and Planning Board submitted letters recommending the Franklin proposal, which ruffled some feathers in the legislature. One legislator was accused of an ethics violation because the Travis family donated to her congressional campaign two years earlier, and recused herself from future votes. The Old Library plan was sent back to committee, where the committee was unable to come up with an endorsement. There was a very good chance neither plan would get the required eight votes, and the county would be unable to make a decision on how to sell off a property they didn’t want. More failed votes ensued.

Finally, in early August, the Travis Hyde proposal got the nod in an 8-5 vote. There was definitely some bitterness afterwards, and an air of unscrupulous behavior. A legislator who switched his support to Travis Hyde would lose re-election to a strong advocate for the Franklin project later that year. He moved districts and into Fall Creek just as the other deciding vote retired from the Fall Creek district; there have been accusations it was orchestrated, but nothing was ever proven, and believe me, my then-editor, Jeff Stein who’s now at the Washington Post, had worked hard to find something.

For the record, this is why I have a strong aversion to RFPs. It works well when there’s one clear choice. But here, the disconnect between suburban and rural legislators, and passionate city residents, as well as all of the fighting and accusations that went with it, really created an unpleasant and rancorous experience. I dread the RFP for the NYS DOT site, which will come up in a year or two.

The project wouldn’t begin to move through municipal review until early 2016. The Ithaca Landmarks Preservation Commission (ILPC), who had stated a strong preference for the Franklin proposal, was first up – there was no point in going to the planning board if the ILPC isn’t on board (and the Planning Board is generally the more accommodating of the two). The project they were first presented had 51 units, 6,500 SF of space for senior services Lifelong, community space (2,000 SF), and a modest amount of street-level commercial space (4,000 SF).

There were eight different designs that the development team submitted in an effort to satisfy the ILPC. Here’s the major ones – One. Two. Three. Four. Five. Six. Seven. Eight, the final design. If you want to be picky, there are some minor revisions too, for things like facade materials tweaks. As review continued, it was decided that it would be more efficient to hold the ILPC and Planning Board meetings on the project at the same time in one group, so that one panel wouldn’t contradict the other.

After several months and several major redesigns, it wasn’t looking good. The ILPC felt that every design was simply too big and one called it “an impossible building”. County staff and officials were getting angry because they felt that the city was trying to spite them, and one planning board member’s comment was effectively “you should do what we tell you to do,” so once again, the project site was in an uncertain and acrimonious situation.

By October 2016, the plans had been modified to be 17 percent smaller, 73,400 SF with 57 units. This included a 950 SF ground-floor commercial space and a 1,900 SF community room to be administered by Lifelong, which had made the decision to stay in its building next door and not move into the new building. Some of the indoor parking was moved to an outdoor rear lot to shrink the structure further, and the fourth floor was set back from the rest of the building. This too was turned down, but there was just enough of a window for possible approval that Travis Hyde decided to give it one more shot.

Frankly, this project was hanging by a thread. Travis had informed the county that he was “bruised and battered”, but would make one last attempt. The last shot was February 2017’s meeting. The foundation of the old library would be reused in the latest design, and the third floor was pulled back from the street. It passed, 4-3. One vote essentially made all the difference. That allowed the project to move forward with environmental review SEQR) from the planning board.

This reviewed version called for 54 senior apartment units, 32 parking spaces, a 2,000 SF community room, 1,160 SF of retail, and 86,700 SF of total space, as the interior parking was now underground as part of the reused old foundation. The sale of the site was approved by the county after the project was greenlighted, in September 2017. The 3 no’s in the 11-3 vote were two Franklin proposal advocates and the legislator who said all the projects were terrible two years earlier, so points for consistency.

The actual interior layout at this point, is something of a question mark. In May 2018, it was announced that the project would be partnering with luxury senior services provider Bridges Cornell Heights on the project. As part of that, the design was updated to 67 units, though there was no change in total square footage. According to the press release, “(o)n site, there will be a restaurant, a la carte home health services from an on-site agency, a community room, courtyard gardens, workout facilities, pool and parking. The partners will also work with Lifelong to provide on-site activities and programs.” Units will be a mix of 1-3 bedrooms, market rate and available to renters 55 and older. The name of the project also changed, from “DeWitt House” to “Library Place”.

Continuing the theme of controversy with the project, by the time financing was secured for the now $17 million plan (up from $14 million in 2014), the building’s roof had become structurally unstable. The fear was that construction workers could be inside if it suddenly collapsed. An engineering report filed by Ryan Biggs/Clark Davis Engineering and Surveying in August led the city’s director of code enforcement to condemn the building. The initial demolition plan was to seal the building up and cart out the asbestos in sealed containers, a “contained” demolition. The new plan was to demolish on site with spraying to prevent airborne contaminants, a “controlled” demolition. This led to community protests, and the mayor threatened to torpedo the project unless a second engineering report was carried out by a third party engineer of the city’s choosing, with no affiliation to Travis Hyde. The second report, from Dende Engineering, confirmed the first report’s findings, so the city okayed, if somewhat begrudgingly, the new demolition plan. In response to the demolition, a neighboring couple wrapped their nearby home and rental buildings in plastic as a dramatic show of concern, which caught the attention of broadcast media.

The project is seeking a tax abatement, but the Tompkins County Industrial Development Authority (TCIDA) has yet to schedule a meeting to review the application and take a vote.

Demolition and site prep is expected to last through the winter, and construction will begin during the spring. A fall 2020 opening is anticipated. Alongside Travis Hyde Properties and Bridges Cornell Heights, the project team includes HOLT Architects for the building design (all eight of them), TWMLA for the landscape architecture, LeChase Construction as general contractor, and Hayes Strategy for marketing. Gorick Construction of Binghamton is handling the demolition, with Delta Engineers, Architects and Surveyors doing the air quality monitoring. The project website is here, as are the air quality reports.

December 9th:

January 19th:





Tompkins Center for History and Culture Renovation Update, 12/2018

28 12 2018

The new Tompkins Center for History and Culture is progressing towards its April 2019 opening. There’s not much to see from t he outside, since this is an interior renovation, albeit a major, to-the-studs renovation. Some non-load bearing walls have been removed and the interior has been opened up. Back in October, the History Center spearheaded a community effort, called “Moving History Forward”, to move its thousands of historical artifacts from their old location in Gateway Center to the new TCHC a couple blocks away. Not only did it engage the community (the move required 330 volunteers), it also saved about $40,000 in moving expenses.

According to the building permit from October, LeChase Construction is on board as the general contractor for the $1.8 million project. Although based out of Rochester, LeChase maintains offices throughout the state – the firm opened an office in Ithaca, but the company website does not suggest it’s full-service, if it’s still used at all. Most Ithaca work is overseen by the Syracuse office. Matco Electric Corporation of Vestal is in charge of electrical work and rewiring, Lansing’s DFM Mechanical is doing the plumbing, and Eagle Mechanical of Wolcott (Wayne County) is doing the general mechanical work. Local firm Hayes Strategy is serving as the construction project manager, and STREAM Collaborative is designing the interior renovation. New York’s Tessellate Studio is designing the new exhibit area within the renovated space, and some of those images are included below. From Tessellate’s website:

“The intent of the exhibits at the History Center in Tompkins County is to connect audiences to meaningful history and narratives about the past, present and future of the region through the use of interactive, immersive, media and object-based experiences. For this project, Tessellate designed a flexible series of modular Story Pods to work as a physical, visual, and technical system to accommodate current and future needs of the museum. This allows for an open floor plan, use of vertical space and height, dynamic header text/images, visitor seating, accommodating for groups, and the blend of physical, interactive and media design offered an optimal storytelling experience.”

Quick aside, Marchuska Brothers Construction was the county’s general contractor, Johnson Controls had the mechanical contract and Richardson Brothers the electrical contract for the initial renovation work. Not sure why there was a switch. The switch was because the History Center hired their own set of contractors for their buildout needs. From the architect, Noah Demarest: “The county owns the building so they had a contract to deal with some core facilities issues. Now the History Center is using their own contractors for the tenant build out. So it wasn’t a change, just the result of the open bidding process of two different entities working in the same space.”

A project description and development timeline can be found here.





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).





Tompkins Financial Corporation HQ Construction Update, 4/2018

7 05 2018

It appears that TFC’s new headquarters is just about done – from the outside, paving, landscaping and signage is about all that’s left. The signage plan, a fairly conservative “halo” style courtesy of Ithaca Sign Works, can be seen on the city’s website here.

As these photos were taken, a moving crew was busy carting office materials from TFC’s office space across the street. Corporation staff should be moved into the new building by the end of May. Tompkins Trust Company Division CEO Greg Hartz has said that 119 and 121 East Seneca would be held onto and rented out, with the bank retaking space in those buildings as it needs. Meanwhile, the historic 2 and 3-story buildings on Bank Alley just south of the M&T Building have been sold to the county for use as the new Tompkins Center for History and Culture, which will open in 2019.

On the whole, a project like this is a big net positive for the city. As opposed to the tried-and-true suburban office park route, TFC’s commitment to the city, and the work of city personnel as well as TCAD to keep them in downtown results in a major addition to the city’s tax base ($3,782,311 in new tax revenue over 10 years), the retaining of hundreds of workers downtown who by proximity would be more likely to shop, dine or live nearby, and the prospect of dozens of well-paying jobs being created at the new headquarters over the next several years. It looks like that the company added 22 employees system-wide in 2017, for a total of 1,041. A little over 300 of those will work in the new headquarters, the vast majority moving from the other offices in downtown Ithaca, with another 18 or so from the Lansing office.

Design-wise, it has a solid if conservative appearance, befitting of a stable, button-up corporation. HOLT Architects added a modern touch with the windows, and created visual interest by contrasting the dark grey brick with the tan brick, beige face stone and grey aluminum panels. The building height and dimension occupy an intermediate size between the DeWitt Mall and Seneca Place, which allows it to be imposing without being overbearing.

Other firms involved in the bringing this project from vision to reality include the engineers and surveyors at Elwyn & Palmer, Trowbridge Wolf Michaels Landscape Architects, and Rochester’s LeChase Construction. Credit also goes to JPW Erectors for the steel framework, the Carpenters’ Union Local 277 and the IBEW (International Brotherhood of Electrical Workers) Local 241.

 





Tompkins Financial Corporation HQ Construction Update, 10/2017

27 10 2017

Work continues on the new Tompkins Trust office tower in downtown Ithaca. The official topping-out, which means that the building has reached maximum structural height and framing is complete, was earlier this month. U.S. Gypsum sheathing can be seen on the east and south (front) sides, with fireproofing and interior stud walls clearly visible from street level. You can see some of the HVAC rough-ins on the lower floors. Meanwhile, on the north (rear) and west faces, the exterior facade has been bricked and paneled with aluminum metal, tan brick, dark grey brick, stone sills and aluminum window fittings. It’s a little surprising the sunshades are already up, since exterior details typically don’t come until later in the construction process – and it’s clearly not that far along, given the rough openings still present at ground level. The base will be finished with brick and granite.

To be honest, I was concerned the back side would end up looking cheap, but it seems to be coming up nicely, but I’m holding off on final judgement until I see how the rear stairwell turns out.

About the biggest change at this point is that the $31.3 million, 110,000 SF building may not be finished and completed occupied until mid-May 2018, two months later than initially planned.





The Maplewood Redevelopment, Part I: History and Planning

28 08 2017

Being as large and complex as it is, it was hard to figure out a way to present the Maplewood project clearly and coherently. After some thinking, it seems the best combination of clarity and detail will be to split it into three sections. This section, Part I, will be an overview of the site history and project planning. Part II will examine and break down the site plan with all of its contributing structures. Part III will be the regular construction update, which will be bi-monthly just like all the others.

Quick primer note – Maplewood Park was the name of the old complex. The new one is just called “Maplewood”. With the shorthand for Maplewood Park being Maplewood, it can get confusing.

Let’s start with the background. Love it or not, Cornell University is one of the major defining organizations of the Ithaca area. It employs nearly 10,000 people and brings billions of dollars in investment into the Southern Tier, Tompkins County and Ithaca. That investment includes the students upon which the university was founded to educate.

Traditionally, neither founder Ezra Cornell nor first university president Andrew Dickson White were fans of institutional housing. Their preference was towards boarding houses in the city, or autonomous student housing (clubs, Greek Letter Orgs, etc), where it was felt students would learn to be more independent. This mentality has often underlain Cornell’s approach to housing – it’s not a part of their primary mission, so they only build campus housing if they feel it helps them meet academic and institutional goals. If many potential students are opting for other schools because of housing concerns, or the university is under financial strain because it has to subsidize high housing costs in their scholarships, then Cornell is motivated to build housing in an effort to improve its situation and/or become more competitive with peer institutions.

With that in mind, being one of the top-ranked schools in the world means that, in the historical context of the university’s goals and plans, new housing is rarely a concern. Cornell will update housing in an effort to be more inclusive and to improve student well-being, but with labs, classrooms and faculty offices taking precedence, building new housing is rarely an objective. Only about 46% of undergrads live on campus, and just 350 of over 7,500 graduate and professional students.

From 2002 to present, Cornell has added 2,744 students, with a net increase in Ithaca of about 1900. The net increase in beds on Cornell’s Ithaca campus during that same time period is zero. While Cornell did build new dorms on its West Campus, they replaced the University “Class of” Halls. 1,800 beds were replaced with 1,800 beds. In fact, the amount of undergraduate and graduate housing on campus had actually decreased as units at Maplewood Park and the law school Hughes Hall dorm were taken offline, either due to maintenance issues, or for conversion to office/academic space. When the announcement for further decreases came in Fall 2015, I wrote a rare Ithaca Voice editorial, and even rarer, it brought Cornell out to the proverbial woodshed for poor planning and irresponsibility.

To be fair, while Cornell was the guilty body, removing housing isn’t a problem on its own. It’s when the local housing market can’t grow fast enough to support that, that it becomes a problem. The Tompkins County market is slow to react, for reasons that can be improved (cumbersome approvals process) and some that can’t (Ithaca’s small size and relative isolation poses investment and logistical hurdles). In the early and mid 2000s housing was added at a decent clip, so the impacts were more limited. But housing starts tumbled during and after the recession, and it was unable to keep up. As Cornell continued to add students in substantial quantities, it became a concern, both for students and permanent residents.

By the mid-2010s, Cornell was faced with financial strains, student unhappiness and worsening town-gown relations, all related to the housing issue. As a result, the past couple years have become one of those rare times where housing makes it close to the top of Cornell’s list of priorities.

In weighing its options, one of the long-term plans was to redevelop the 17-acre Maplewood Park property. The property was originally the holdings of an Ellis Hollow tavern keeper and the Pew family before becoming the farmstead of James and Lena (sometimes Lyna) Clabine Mitchell in the early 1800s. In 1802, James was passing through from New Jersey to Canada with plans to move across the border, but stopped in the area, liked it, and bought land from the Pews, then moving the rest of his family up to Ithaca. Apparently there’s a legend of Lena Mitchell attacking and killing a bear with a pitchfork for eating her piglets. Many of the home lots in Belle Sherman were platted in the 1890s from foreclosed Mitchell property.

Like many of the Mitchell lands, it looks like the property was sold off around 1900 – a Sanborn map from 1910 shows a brick-making plant on the property along the railroad (now the East Ithaca Rec Way) and not much else for what was then the city’s hinterland. It’s not clear when Cornell acquired property, but by 1946, Cornell had cleared the land to make way for one of their “Vetsburgs”, also known as Cornell Quarters. The 52 pre-fabricated two-family homes were for veterans with families, who swelled Cornell’s enrollment after World War II thanks to the GI Bill. Once the GIs had come and gone, Cornell Quarters became unfurnished graduate housing, geared towards students with families, and international students.

The Cornell Quarters were meant to be temporary, and so was their replacement. In 1988-89, the university built the modular Maplewood Park Housing, with 390 units/484 beds for graduate and professional students, and an expected lifespan of 25 years. The intent was to replace them with something nicer after several years, but given Cornell’s priorities, and housing typically not among them, it fell to the back burner. As temporary units with marginal construction quality and upkeep, poor-condition units were closed off in later years, and capacity had fallen to about 356 beds when the complex’s closure was announced in May 2015 for the end of the 2015-16 academic year.

Cornell had long harbored plans to redevelop the Maplewood site – a concept schematic was shown in the 2008 university Master Plan. After weighing a renovation versus a rebuild with a few possible partners, the university entered into an agreement with national student housing developer EdR Trust to submit a redevelopment proposal. The partnership was announced in February 2016, along with the first site plan.

The core components of the project were actually fairly consistent throughout the review process. The project would have 850-975 beds, and it would be a mix of townhouse strings and 3-4 apartment buildings, with a 5,000 SF community center to serve it all. The project adheres to New Urbanist neighborhood planning, which emphasizes walk-ability and bike-ability, with interconnected and narrow streets, and parking behind buildings rather than in front of them. Energy-efficient LEED Certification was in the plans from the start.

However, the overall site plan did evolve a fair amount, mostly in response to neighbor concerns raised through the review process. Many residents on or near Mitchell Road were uncomfortable with multi-story buildings near them, so these were pulled further back into the complex, and late in the process the remaining Mitchell Street multi-story buildings were replaced with very-traditional looking townhomes with a smaller scale and footprint. More traditional designs were also rolled out for the pair of townhouse strings closest to Worth Street, since neighbors noted they would be highly visible and wanted them to fit in. The building planned in the city’s side was also pulled inward into the parcel early on due to neighbor concerns – it became an open plaza and bus stop. The university was fairly responsive to most concerns, although the most adamant opposition didn’t want any multi-story units at all, and really preferred as few students and as few families as possible.

For the record, that is every site plan I have on file. Go clockwise from top left for the chronology. So from beginning to end, there were at least five versions made public. The final product settled on 442 units with 872 bedrooms, with units ranging from studios to 4-bedrooms.

It’s also worth pointing out that the town of Ithaca, in which the majority of the property lies (the city deferred the major decision-making to the town), had a lot of leverage in the details. The town’s decades-old zoning code isn’t friendly to New Urbanism, so the property had to be declared a Planned Development Zone, a form of developer DIY zoning that the town would have to review and sign off on. Eventually, the town hopes to catch up and have form-based code that’s more amenable to New Urbanism. The town also asked for an Environmental Impact Statement, a very long but encompassing document that one could describe as a super-SEQR, reviewing all impacts and all mitigation measures in great detail. The several hundred pages of EIS docs are on the town website here, but a more modest summary is here. If you want the hundreds of pages of emailed comments and the responses from the project team, there are links in the article here.

Some details were easier to hammer out than others. The trade unions were insistent on union labor, which Cornell is pretty good about, having a select group of contractors it works with to ensure a union-backed construction workforce. Also, at the insistence of environmental groups, and as heat pumps have become more efficient and cost-effective, the project was switched from natural gas heat to electric heat pumps, with 100% of the electricity to come from renewables (mostly off-site solar arrays).

Taxes were a bit more delicate, but ended up being a boon when it was decided to pay full value on the $80 million project. It was a borderline case of tax-exemption because Cornell would own the land and EdR would own the structures, and lease the land for 50 years; but Maplewood Park was exempt, so it could have been a real debate. Instead, EdR said okay to 100% taxation, which means $2.4 million generated in property taxes on a parcel that previously paid none. Some folks were also concerned if the schools could handle the young child influx, but since Maplewood Park only sent about 4 kids to the elementary school on average, and the new plan would send 10 students when the school has capacity for another 26, so that was deemed adequate.

On the tougher end, traffic is a perennial concern, and Cornell wasn’t about to tell graduate and professional students and their families to go without a car. Streetscape mitigations include raised crosswalks, curbing, and landscaping, EdR is giving the town $30,000 for traffic calming measures (speed humps and signage) to keep the influx of residents orderly and low-speed. A new 600,000 gallon water tank also has to be built (planned for Hungerford Hill Road).

One of the thorniest issues were the accusations of segmentation, meaning that Cornell was falsely breaking their development plans up into smaller chunks and hiding their future plans to make the impacts seem smaller. This has come in the context of the Ithaca East Apartments next door, and the East Hill Village Cornell is considering at East Hill Plaza. However, neither were concrete plans at the time, and still aren’t – to my understanding, Cornell had some informal discussions about Ithaca East but decided against it early on in the process. And they only just selected a development team for EHV.

In the end, many of the concerned neighbors and interest groups were satisfied with the changes, and actually lauded Cornell and EdR for being responsive. The EIS was formally requested in May 2016. The Draft EIS was accepted in August 2016, public meetings on it were held in October, and the Final EIS was submitted at the end of October. After some more back-and-forth on the details (stormwater management plan, or SWPPP), the Final EIS was approved right before Christmas and the project was approved in February 2017, starting work shortly thereafter for an intended August 2018 completion. With the wet summer, the project managers asked for a two-hour daily extension on construction (8 am-6 pm became 7 am -7 pm) to meet the hard deadline, which the town okayed with a noise stipulation of less than 85 decibels.

Rents for the project, which include utilities, wireless and pre-furnished units, are looking to range from $790-$1147 per bed per month, depending on the specific unit. Back of the envelope calculations suggest affordability at 30% rent and 10% utilities, for 40% of income. Cornell stipends currently range from $25,152-$28,998, which translates to $838-$967/month.

On the project team apart from Cornell and Memphis-based EdR are Torti Gallas and Partners of Maryland, New Urbanist specialists who did the overall site plan and architecture. Local firms T.G. Miller P.C. is contributing to the project as structural engineer, and Whitham Planning and Design is the site plan designer, landscape planner and boots-on-the-ground project coordinator for municipal review. Brous Consulting did the public relations work, and SRF & Associates did the traffic study. Although not mentioned as often, STREAM Collaborative did the landscape architecture for the project. The general contractor is LeChase Construction of Rochester.

So that’s part one. Part two will look at the structures and site plan itself. And then with part three, we’ll have the site photos.