Ithaca Builds

Mapping, photos and information for Ithaca construction and development projects

Historic Structures: St. Paul’s United Methodist Church

December 24, 2013 // by Jason Henderson

Ithaca is awash in historic structures with fascinating stories. This site was setup with the intention of providing information on current construction projects, however, there’s just too much to appreciate in the downtown area to ignore, so here’s the first installment in a series about some of Downtown Ithaca’s historic structures, and one appropriately timed for Christmas. As a basic source of information, I’ll be drawing from Ithaca and its Past, a great resource written by Daniel R. Snodderly, and published in 1982 by the DeWitt Historical Society of Tompkins County, now the History Center in Tompkins County. I’ll do my best to provide links to further information available online about the architects, the parcels, politics, and any pertinent history that has transpired since the book was published.

St. Paul’s United Methodist Church (1907)

This Romanesque church structure was originally built back in 1907, designed by Architects William R. Brown and David D. Davis, or Brown & Davis, of Cincinnati. The pair worked together from around 1901 to 1907, designing a handful of Methodist churches (in upstate NY and also NJ) and educational buildings. Brown was a specialist in church design, and the church in Ithaca is probably one of the most ambitious structures in the downtown area. Although I’m unaware of any official verification, it’s commonly been said that the main sanctuary is the largest enclosed space in downtown Ithaca by air volume- I definitely wouldn’t doubt it.

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The site itself was home to two church structures previous, one built in 1820 after the formation of the First Methodist Episcopal Church in 1819, and then a brick building in 1866. The towers seen in the photo of the drawing and old photograph (from an Ithaca Journal scrapbook) here were removed after the main tower began to succumb to awkward settling in the 1920s, shortly after being built. As the story goes, the concern began after the enormous section of stained glass forming the roof for the sanctuary dome underneath the tower began to crack and break under pressure- what a sight it must have been before that happened though.
The Church just recently underwent some interior renovations along the Aurora Street side (two bathrooms, some offices and classrooms), as well as new copper gutters, window cleaning, and additional exterior work that looks to be ongoing. The interior has been redone in certain areas, and you wouldn’t know it from looking at it, but there’s actually a gymnasium on the second floor. It’s quite a large building, with all sorts of hallways, offshoots, and rooms you’d never guess were going to be there once inside.

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Below, instead of showing some photos of the sanctuary, I wanted to share this marvel that is the attic (but definitely peek into the sanctuary if you get a chance- it’s amazing). Since the main tower had to be carefully disassembled, the majority of the entire roof structure had to be supported and re-framed to accommodate the demolition work, as well as the addition of a new section of roof. Pictures here don’t quite do it justice- it’s a lot like being on a movie set actually. The previous tower roof was supported by those open columns, and beneath that, a series of arcades that would allow light from the Sun to cascade through and over the horizontal dome of stained glass on the interior roof, illuminating the sanctuary from above. If only it had survived- structural engineering has come a long way since then, so everything tended to be overbuilt (especially in the early days of reinforced concrete), but with a structure as ambitious as this was, the main tower didn’t make it. Still, it’s a tremendous structure, and certainly worth the visit.

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The New Google Maps

December 17, 2013 // by Jason Henderson

If you haven’t had a chance to check it out, I’d highly recommend doing so- as has been expected for a while now, Google Maps is now in 3D: terrain, buildings, everything. Here’s a screenshot of a view over Ithaca, but you can see the new map engine by going to Google Maps, then hit the lower left for “Earth view”, then bottom right for “Tilt” to see varying degrees of view. Just make sure you’re free for several hours before doing so.

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Some screenshots here, updated January 22nd, 2014:

Core Downtown
Core-Downtown

Cornell North Campus:
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Cornell Main Campus:
Cornell-Campus

East Hill Plaza:
East-Hill-Plaza

Ithaca College:
Ithaca-College-South-Hill

The Route 13 Strip:
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Lakefront:
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Breckenridge Place Paving, Landscaping, Windows & Pillars

November 12, 2013 // by Jason Henderson

INHS’s Breckenridge Place site has new paving, striping, landscaping, pillars at the entry, and the windows for the central popped-out bay along Seneca Street are going in. The two locust trees between Breckenridge and the property next door have been removed, giving a better view of the eastern facade. The 50 new units are still slated to open-up for early 2014.

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Markles Flats Site Photos

November 11, 2013 // by Jason Henderson

I was in the area so I took a few photos of this site. Most of the fencing has been installed along the edges, along with the section for the baseball diamond and asphalt basketball court. Poured and tamped gravel form the pathways along with sections of concrete walkways, benches are in place, and some shrubs and saplings have been sunk in the soil. The parking lot was finished a little while back, and all the exposed soil has straw spread over it.

For the better part of the past two years, this site was remediated along with sections of adjacent roadway due to coal tar contamination from the former New York State Electric & Gas (NYSEG) operations that processed coal tar to fuel gas (coal tar is carcinogenic due to the chemicals generally found in high concentrations). There was an enormous tent over the site, lots of trucks, and street closures. The Ithaca City School District (ICSD) owns the block, and sought plans to demolish the former industrial Markles Flats building back in late 2009, but lost that initial decision in a ruling before the Ithaca Landmarks Preservation Commission (ILPC). Two subsequent rulings (an appeal before the Tompkins County Court, then the State Supreme Court Appellate Division) allowed the demolotion to move forward due to the conclusion that the ILPC could not determine what the school district could do with its property. There was considerable local discussion on the disagreement (one, two, and three). I never took a photo of the building myself, but here’s an image link of the former building.

The old remedial plan PDF from the NYSDEC is embedded below, along with a shot of the groundwater results- the plan presents some maps towards the end showing where contamination had to be removed or neutralized.

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Press Bay Alley Photo Update

November 6, 2013 // by Jason Henderson

Here are some photos taken today of the Press Bay Alley site. The steel-framed glass panels have been installed along each of the bay headers, and within the past couple weeks, stud walls have been framed onto the cinder block walls. Next up, I imagine electrical runs will be made, then insulation batts will be stuffed into the stud cavities, and sheetrock to finish.

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Press Bay Alley Updated Progress Photos

October 28, 2013 // by Jason Henderson

Overhead Door was on site last week to install the upper sections of each bay opening. The roof now has a membrane layer, which will be covered-over with fascia trim along the edges. It will be interesting to see how the individual spaces are built out, mostly dependent on the tenants that rent them out. The immediate area gets plenty of foot traffic, and there have been regular pop-up gallery events (Art in the Alley), along with activities hosted by Ithaca Generator, located down the stairs past Life’s So Sweet, the chocolatier next door.

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Breckenridge Sidewalks Nearly Complete

October 22, 2013 // by James Douglas

Downtown pedestrians will have noticed that sidewalk work at Breckenridge has essentially been completed over the past several weeks. I’ve gotta say, it’s really nice to start imagining this location being a functional intersection again, after months of construction activity and disruption.

 

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Press Bay Alley Demolition Prep for Steel

October 1, 2013 // by Jason Henderson

Press Bay Alley’s old garage doors have been completely removed in preparation for Accufab‘s steel work on each of these bays for micro-retail spaces. Accufab’s work will be going on this week, and then Overhead Door will be installing new roll-up doors. The owner John Guttridge said that the integration of the steel garage door roll-up headers on the top of each bay will match the steel work all the way down, so the retail facade will essentially look like one integrated steel face. See the project page for previous renders.

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Press Bay Alley Large Green Street Window In-Place

September 18, 2013 // by Jason Henderson

Our upcoming urban micro-retail project has its floor to deck window in-place on the Green Street side now, and there’s been some work on the back wall patching pre-existing block wall penetrations. There’s a render of this project posted back in May showing the future steel-framed glass panels along the garage bays, and new entry doors to the spaces. Accufab is doing the custom metal framing work, so I have no doubt it will look quite polished when complete.

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Hart Hotels, Holiday Inn Project, Taxes

August 13, 2013 // by Jason Henderson

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The Ithaca Journal has announced that the City will be hosting a public information session on Hart Hotel’s new tower project, now no longer a Holiday Inn-branded project. Hart Hotels has done mostly Holiday Inn-branded projects, but has several homegrown-branded hotels under management. What’s more, they will be applying for a tax abatement (much like the Hotel Ithaca Marriott project) through the Community Investment Incentive Tax Abatement Program.

One of the factors at play may be mortgage interest rates. This project is going from about 3.5% to a likely 4.2-4.4% within the next year, so for a $17.8 million project, that’s about an extra three million in financing costs over the course of a 30-year mortgage. The seven-year tax abatement program would save about $1.24 million in tax expenses (see chart, not counting inflation), assuming taxable improvement equals project cost, and we hold the total mill rate constant. Since the Marriott got an abatement, Hart Hotels would be wise to go for it.

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Taxes are awfully high in the City. If the parcel’s total value at the end of construction is assessed at $25 million and they financed $17.8 million at 4.3% for 30 years, debt service payments would be $1.057 million per year, City + County + BID taxes (22.16985 mill rate) would be about $554,246 per year, and School taxes (16.9534 mill rate) would be $423,835 per year holding current rates constant.

Real Estate Taxes: $978,081 per year
Debt Service: $1,057,000 per year

So for this example, real estate taxes are not far from being equivalent to the 30-year financing costs of this project per year. If taxes were significantly lower, there may not be so much financial pressure to participate in the tax abatement programs.