Ithaca Builds

Mapping, photos and information for Ithaca construction and development projects

327 Eddy Street Mixed-Use Building Proposal

June 30, 2014 // by Jason Henderson

No doubt, more housing for collegetown here as Ithacating noted last week: the Fontana Apartments building (Club Sudz, former Tung Fong, and Pixel bar in back) may be demolished to make way for a stepped-foundation 6-story mixed-use building to contain 28 apartments on the upper floors and probably retail commercial on the ground floors (plus core space for utilities and stairwells/elevator). The sketch plan submission images are below, done by Architect Jagat Sharma.

I can’t help but be reminded of the Old Town/Royal Mile in Edinburgh, Scotland, where some of the earliest-recorded skyscrapers were built to a height up to 14-stories high, aided by stepped foundations along the steep hillside of the ridge below the castle, so many of the floors were partially supported by solid ground, then stepped-down further up or down. Still, in the days before modern concrete and steel framing techniques, it must have been quite a feat, since they were built entirely out of stone for foundations and facades, and wood framing (a fire in 1700 forced many of these down, however, a large amount of great buildings remain in excellent condition, part of the reason it is a UNESCO World Heritage Site).

This parcel shows a lot of 52 x 119 feet, so if we back-out rear-yard setback and the courtyard areas, six stories times ~5,000 SF per floor gets to a rough total of ~30,000 SF. Minus ground floor commercial (5,000 including some mechanical space) and circulation (say around 12% for the remaining floors), average unit size may be around 800 SF.

327 Eddy Street - Mixed-Use Building - Sketch Plan Drawings - 06-24-14_Page_1

327 Eddy Street - Mixed-Use Building - Sketch Plan Drawings - 06-24-14_Page_2


327 Eddy Street - Mixed-Use Building - Sketch Plan Drawings - 06-24-14_Page_4

327 Eddy Street - Mixed-Use Building - Sketch Plan Drawings - 06-24-14_Page_3

Full Plans Here

Dryden South Project Updated Drawings

June 24, 2014 // by Jason Henderson

The drawings of the six-story Dryden South project by Architect Jagat Sharma for Pat Kraft of Kraftees in College Town have been updated for today’s planning board meeting with rendered, dimensioned elevations, and additional three-dimensional renders. The drawings show a 5 foot front yard setback, 10-foot floor-to-floor heights, an inner court area way for light and ventilation on the west side of the proposed building, projected bay windows, and facade materials (light colored brick facade, with limestone and colored metal window projections). The project still shows ten 4-bedroom units, and 2,120 square feet of commercial space.


Full Drawings PDF Here

Dryden South_Page_7

Dryden South_Page_1

Dryden South_Page_6

Dryden South_Page_4

Dryden South_Page_5

323 Taughannock Boulevard Waterfront Project

June 20, 2014 // by Jason Henderson

Rampart Real, LLC (managed by Steve Flash) and Architect Noah Demarest of Stream Collaborative have submitted site plan review materials for the upcoming City Planning & Development meeting this Tuesday, June 24th for what may become the first waterfront inlet project of its kind in Ithaca. Picked-up by Ithacating a couple weeks ago (just turned six years old!), the plan calls for a $3.5 million mixed-use building consisting of 23,000 square feet, with ground-level office, 18 covered parking spaces, and 20 apartment units on the three stories above (total of four stories, 50′ height). The existing parcel contains an asphalt lot and a one-story building, between The Dock (former Castaways) and Kelly’s Dock-Side Cafe, photos below.

Full PDF here



323 Taughannock Boulevard - SPR Application Submission - 06-02-14
323 Taughannock Boulevard - SPR Application Submission - 06-02-14-2
323 Taughannock Boulevard - SPR Application Submission - 06-02-14-6
323 Taughannock Boulevard - SPR Application Submission - 06-02-14-3
323 Taughannock Boulevard - SPR Application Submission - 06-02-14-4
323 Taughannock Boulevard - SPR Application Submission - 06-02-14-5

Photos of the surrounding area:

INHS Stone Quarry Apartments Revised Site Plan & Design

June 14, 2014 // by Jason Henderson

Ithaca Neighborhood Housing Services has submitted an updated site plan and designs for the Stone Quarry Apartments project, on the site of the Ithaca Dispatch (behind Cole Muffler on Spencer Street). The updated plans are the result of new information on site conditions (existing soil), and constructability (design issues and cost projection).

The revised site plan shows the same unit breakdown, 6 additional parking spaces, modified site walkways, a new fence along Spencer and no rear doors exiting to Spencer due to the site grading requirements, and Mews (interior courtyards) between the buildings. The loading zones have been reduced in size (allowing for more parking) due to the change in zoning requirements, the balconies have been nixed in favor of windows, and the facades have been updated. The plan outlines the intention to resolve the final review this month, for a building permit issue in August to begin sitework in September this year. The development would build:
16 three-bedroom Townhouses
2 three-bedroom Apartments
11 two-bedroom Apartments
6 one-bedroom Apartments

The design has been completed by HOLT Architects, Trowbridge Wolf Michaels Landscape Architects, and Elwyn & Palmer Consulting Engineers.

Full PDF Here, original November 2012 submission here

Stone Quarry Apartments - Site Plan Updates - 05-22-14 (dragged) 4

Stone Quarry Apartments - Site Plan Updates - 05-22-14 (dragged)

Stone Quarry Apartments - Site Plan Updates - 05-22-14 (dragged) 2

Stone Quarry Apartments - Site Plan Updates - 05-22-14 (dragged) 7

Dryden South Project in Collegetown

June 14, 2014 // by Jason Henderson

Pat Kraft, the owner of Kraftees College Town has proposed a new building on the site at which the business resides, 205 Dryden Road at last month’s City Planning and Development Board meeting. The current structure is a remodeled wood-framed house, with a rear addition and storefront. The consulting architect, Jagat P. Sharma, has developed a concept sketch plan showing a six-story building, with a west side centered stairwell and elevator tower, ground floor commercial space, and symmetrical four-bedroom units (two per floor), for a total of 10 four bedroom apartments. The development is allowable due to the Collegetown re-zoning, which does not require minimum parking for MU-2 (Mixed-Use 2) parcels, which 205 Dryden Road was re-zoned to. Sketch plan submission here, with shots below:





Collegetown Re-Zoning (Full Document Here):
Proposed CAFD - Stand-Alone Map

Downtown Marriott Going For Design Revisions

June 9, 2014 // by Jason Henderson

The Downtown Marriott project will be going before the City Planning & Development Board for Design Revisions Review at a special meeting tomorrow (Tuesday, June 10th) at 6pm, and below are the submission documents showing some revised elevations, and the facade materials. The final design submission was posted last year (it’s changed since the initial designs), and here’s the post and set from that time. This set looks the same: 10 stories, 160-room, same massing, but the specific facade materials are being presented; the total development cost was pegged at $32 million. Urgo Hotels and Rimland Equities (owns the parcel and the adjacent Rothschild Building) are developing the project, with design by Cooper Carry.

Marriott Hotel - Planning Board Presentation - 06-10-14_Page_2

Marriott Hotel - Planning Board Presentation - 06-10-14_Page_3

Marriott Hotel - Planning Board Presentation - 06-10-14_Page_4

Marriott Hotel - Planning Board Presentation - 06-10-14_Page_5

Marriott Hotel - Planning Board Presentation - 06-10-14_Page_6

Collegetown Crossing Sketch Plan

May 28, 2014 // by Jason Henderson

Since Common Council passed the new Collegetown Area Form Districts back in March, most of Collegetown falls under a re-written form-based zoning ordinance, in which districts determine the massing, accepted uses, setbacks, parking requirements, and various other aspects of what can be built or modified. Form-based zoning seeks to establish allowable building massing as a priority over accepted uses, and emphasizes a logical transition from rural areas to urban centers, mimicking the transitions found in natural geography. More information available here (was once called the Center for Transect Studies, but the concept itself emerged in the 1970s from various individuals, with the first code written for the Florida town of Seaside by Andres Duany and Elizabeth Plater-Zyberk).

307 College Avenue was re-zoned to MU-1, which has no minimum parking requirements (satisfying thing to read on a zoning ordinance), much like the CBD-zones downtown, therefore the project may continue without a zoning variance, which was attempted previously. The proposal is showing demolition of the existing two-story College Ave-fronting structure, and a six-story project with five first floor commercial spaces (one of which may be a Greenstar location), and 43 apartments: 13 studios, 15 two-bedrooms, 5 three-bedrooms, and 10 four-bedrooms.

The Owner/Developer is Josh Lower of Urban Ithaca, and the plans are being designed by Architect Jagat P. Sharma.

Here’s a map and shots of the sketch plan submission:


Photos of 307 College Avenue:

Site Plan:

First and Second Floor Plans:

Third & Fourth, and Fifth & Sixth Floor Plans:

Rendered Elevations:

INHS’s Greenways Project

May 18, 2014 // by Jason Henderson

Greenways is a project by Ithaca Neighborhood Housing Services, proposing to build 46 affordable townhouses in a three-phase approach along the East Hill Recreation Way in the Town of Ithaca with a similar style to the Holly Creek Townhomes. Ithacating released details of the plan in 2013, which had formerly been a project between Cornell and a private developer, with the idea of building 67 townhomes for Cornell employees. INHS has since picked up the process, and is planning to tie-in the adjacent Strawberry Hill Road, Harwick Drive, and Eastwood Avenue in woonerf-style roads, with the townhouses clustered at each side. The sketch plan project proposal will be heard at the Town Of Ithaca’s Planning and Development Board Meeting this Tuesday, May 20th, in the Town Hall.





Commons Rebuild Update & Phasing

May 14, 2014 // by Jason Henderson


The Ithaca Commons Rebuild Project Team gave a presentation this morning on the phasing for this Summer and Fall (Phase 3), as the paving and the bulk of the remaining work wraps up this November. Michael Kuo, the Project Manager has agreed to share slides from the meeting that help to explain the rest of the project.

As was reported in the news and at the meeting, the team was able to value engineer certain portions of the project in order to re-integrate the gateway structures, and playground, which is being designed by Play by Design, a local firm specializing in custom playgrounds that has built hundreds of projects throughout the world. The City of Ithaca has agreed to install the mechanical vault and run plumbing lines for the future water feature, which is expected to attract donor funding to build at a point in the future.


In the last six weeks since work resumed in earnest, the telecom mains and services have been run, along with water service upgrades that have involved digging-up and connecting the mains to water, fire sprinkler system lines, and telecom piping into each building (commonly called “laterals”). Once connected, the piping is tested and then the old services disconnected and taken out. The crews have averaged about 2-3 each day.





A new electric duct bank is currently being installed by NYSEG, along with a new gas main, replacing the old galvanized steel gas piping with high density polyethylene yellow gas pipe (HDPE), a similar material to plastic bottles actually, but much stronger. After the gas main section is replaced on the 200 Block’s north side, NYSEG will then cut open and replace the lines on the south sides of both blocks, then back around the northern side of the 100 Block from the west.





As the underground utilities are completed in each wing of the Commons, the paving program will begin in July, as crews will grade and prep surfaces for pouring a concrete base, on top of which, the concrete surface pavers will be set for the final walkable layer. Because the concrete can be poured section by section, and dry time is relatively fast for concrete, the surfaces will be opened-up to pedestrian traffic, starting with Bank Alley, then the east 200 Block, and west 100 Block.

Per each wing, the concrete base is poured, then pavers set, which should take about 3-4 weeks in each phase
Phase 1: Bank Alley (mid-June to late June)
Phase 2: 200 Block (late July, possibly August)
Phase 3: 100 Block (starting in October)


Here’s the phasing for the Bank Alley wing:



Scenes from the last few weeks:


Human Services Building Expansion Plans

May 5, 2014 // by Jason Henderson

In collaboration with LaBella Associates, Tompkins County Facilities Division is planning an expansion and renovation project for the Human Services Building, which houses the Department of Social Services (DSS). LaBella recently setup an Ithaca office located in the Bank Tower Building on the Commons (they’re originally out of Rochester, NY).

The plans were presented to members of the Tompkins County Legislature back on April 2nd, which included project scopes, elevations, floor plans, and projected costs. The expansion will take place so that the Tompkins County Department of Probation and Community Justice can make the move out of the Old Library, so that the property can be re-developed.

The Phase 1 project shows an expanded footprint at the northeast end of the building to include six interview rooms, a classroom space with 48 to 56 seats, and an existing interior renovation to build-out five interview rooms (for a total of 11), a bathroom, and a visitation room. Phase 2 includes a further renovation of the south end of the building, in order to accommodate room for three offices, an interview room, a multipurpose study lounge, classroom, computer workstation area, bathroom, and a secure entry for day reporting.


Human Services Building:

LaBella Project Presentation: