Ithaca Builds

Mapping, photos and information for Ithaca construction and development projects

Emerson: Chain Works District Meeting

April 12, 2014 // by Jason Henderson

The development team for the former Emerson site held a preliminary public meeting at Cinemapolis this past Thursday to present the project concept to the public. The team is an impressive group of local and upstate firms:

HARTER, SECREST AND EMERY – environmental, land use and zoning law
CHAINTREUIL │JENSEN │STARK ARCHITECTS – architecture and planning
D.I.R.T. STUDIO – landscape and site design
AUSTIN + MERGOLD – architecture, branding and outreach
FAGAN ENGINEERS & LAND SURVEYORS – civil engineering
WHITHAM PLANNING AND DESIGN – project planning approvals
STREAM COLLABORATIVE – zoning development and approvals
LA BELLA P.C. – environmental consulting

The developer is David Lubin, also of L Enterprises, the developer for Harold’s Square.

The presentation went through some history of the site, then talked about their approach and the concepts they’re hoping to use in the re-development. For starters, Emerson is a massive site: the parcels in question total to roughly 94 acres, and it’s no further from the downtown core than collegetown. The floor space of the existing buildings is 800,000 square feet, (the Chrysler Building is about 1.2 million), about the size of 10 football fields of interior space. The project will likely be a decade-long (or more), multi-phase process.

The intent is to open-up the site, and possibly demolish buildings that were built between the 60s and 80s that don’t have a feasible re-use case, but keep the vast majority of structures built in the first half of the 20th Century. This would create open spaces between buildings that could be leveraged as public gathering places, parks, open-air restaurants, and activities. The possible future Gateway Trail (a northern extension of the South Hill Recreation Way) would cut directly through the site.

The existing buildings have different spacial features that allow for a variety of desirable re-development scenarios. The long stretch of buildings 2, 3, and 4 are better for residential since there are reasonable floor spans between windows, whereas 13a, 13b, and 34 are more suited to manufacture and production. The co-location of housing and business space is great, since there would be several ways to walk there to and from downtown (Cayuga, Aurora, possibly Turner), and it presents the possibility of living and working on the same site. The industrial aesthetic also presents nice possibilities for creatively adapting existing spaces to keep the materials and structure exposed. Craig Jensen mentioned that one of the shop floor buildings actually has concrete slab as a supporting floor structure below 8″ solid wood floors that could be re-finished, scuff marks, oil stains and all. There’s no doubt that this could get really cool.

A long series of planning and site plan meetings should commence this Spring. The parcel is split between the City and Town, and of course the DEC will be involved in any further environmental work. Emerson still owns the site, but contracts have been signed to allow for the purchase at the end of a year long due-diligence process.

Cornell’s Sage Chapel Preservation Project

March 29, 2014 // by Jason Henderson

Cornell University has hired a design team that has assessed the current conditions of Sage Chapel in order to carry out a large preservation effort. The primary motivators for the project are the conditions of the slate roof, roof flashing, and brick and stone masonry. The lead architect, John Milner Associates specialize in historic preservation, the same group that has assessed and designed the repairs for the Washington Monument, which will be reopening May 12th this year. Robert Silman Associates has been working on the structural engineering aspects, along with Princeton Engineering Group for mechanical engineering needs.

Photos property of Cornell University

The original Chapel was built in 1873, and was designed by Reverend Charles Babcock, one of the founding members of the American Institute of Architects (AIA), and Cornell’s first Professor of Architecture. It was the first non-denominational chapel built on a college campus in the United States, a gift from Henry William Sage, a lumber-magnate and early benefactor of Cornell. The Chapel has undergone four separate additions, with the Memorial Chapel addition in 1882, the 1898 addition, the 1903 addition, and the 1940 addition (pictured above), all of which maintained a design consistent with the original building.

The planned work is fully detailed in the application to the Ithaca Landmarks Preservation Commission. The design team has documented areas where the ribbon slate is nearing the end of its service life, necessitating replacement, flashing and seams on the roof (especially rake and gable ends) that must be reconstructed, and deteriorated brick and stone masonry on the memorial chapel. There are also a few stained glass windows that have gap seams to repair, work to be done by stained glass conservator E.S. Taylor Studio. Several items will require repainting decorative finishes, work to be done by John Tiedemann, Inc.

Traffic Signals, Signage, Curb Ramps & Marking Upgrades for Five Downtown Intersections

March 21, 2014 // by Jason Henderson

The City of Ithaca has released a bid request for the replacement of five traffic signals, including the installation of new mast arm traffic signals and appurtenances, new sidewalk curb ramps and connections to existing sidewalks, intersection pavement milling and resurfacing, and new pavement markings. The bidding has officially opened this week, and bids will be accepted until April 9th, then read aloud at the Board of Public Works Meeting (probably the 14th). Once the contract is awarded, and notice is given to proceed, the full scope of work must be completed within 85 days, so the target completion will probably land in this summer, perhaps July or August.

Images from the plans along with maps embedded below:

Aurora Street and East State Street Intersection:

Cayuga Street and West State Street Intersection:

North Aurora Street and East Court Street Intersection:

North Cayuga Street and Court Street Intersection:

North Tioga Street and East Court Street Intersection:

128 West Falls Street Heritage Park Townhouses Project

March 9, 2014 // by Jason Henderson

Heritage Builders / Heritage Park Townhomes is proposing to construct a three-building rental project at 128 West Falls Street, at the northern edge of the Fall Creek neighborhood (across the street from McPherson Builders), adjacent to Route 13. The project proposes to subdivide the 128 West Falls Street (16,352 SF) lot into three lots, keep the existing house, and build one house on a 4,054 SF lot, one house on a 4,022 SF lot, and a double-house on the remainder 8,276 SF lot, at a projected cost of $485,000. The anticipated construction schedule is this year, May 2014, going to May 2016.

The Ithaca Journal noted that a petition has circulated in the area to prevent the project from moving forward, and Ron Ronsvalle, the owner of Heritage Park Townhomes, commented on the zoning variance that is required for the project to proceed. Essentially, the required front yard setback of 10′ is not met due to the existing building being too close (5.2′). The lot subdivision triggers a zoning review of all parcels, and since the house is being kept, it falls under that review. The proposed structures meet current zoning requirements.

Heritage Builders has done a few recent rental projects downtown (see Lincoln Street homes), and owns and manages various apartment & townhome buildings, vacation, and commercial properties. In addition to designing this project, Lawrence John Fabbroni of Fabbroni Associates also designed the Lincoln Street buildings.

Google Earth Street View from Route 13 (trees have since been cleared):

Applicant Cover Letter

Site Plan Review Application

Site Plan and Elevations

Full Environmental Assessment Form (FEAF) Part 1

Zoning Appeal Matrix

Amabel Zoning Resolution & Revised Site Plan

March 6, 2014 // by Jason Henderson

The Town Board of Ithaca will be deciding on a resolution at their meeting Monday, the 10th to recommend re-zoning for the parcels of New Earth Living‘s proposed Amabel project from Low Density Residential to Medium Density Residential, in order to allow for 31 housing units on the two parcels, 619 Five Mile Drive, and a 3-acre sub-parcel of 617 Five Mile Drive, which was divested by the City of Ithaca back in December.

The project has a revised site plan, showing that most of the 3-acre sub-parcel that was purchased will be kept as a natural area. Most noticeable is the change in the type of development: the previous plans called for rental or condominium shared housing units in five clusters of six or seven households, whereas the revised plans are for a lot subdivision, much like Belle Sherman Cottages, where the common utilities, roadways, and sitework are developed, then individual lots are developed and built as they are sold. This plan shows two pockets of eight lots each, and an L-shaped line of 15 lots on the southern and western borders, with two sections of parking and a shared roadway heading south off Inlet Road, then east.

The project letter states that the change resulted from consultation with their attorney and numerous bankers, and the financial implications of the previous plans could not be supported by the project, which is understandable: building-out the shared housing units, even in phases, would imply the development entity to hold construction debt obligations that may not have been sustainable, given that quick absorption of the housing units providing adequate revenue is not a sure bet (Belle Sherman Cottages, although a lot development, is a good example- it will eventually fill, but it takes time). In addition, shared housing implies an HOA-arrangement (Homeowner’s Association), a legal entity that shared owners pay into in order to maintain the grounds, common areas, etc.- which is commonly cost-shared with the development entity until a certain absorption percentage is achieved. For condominiums, the legal arrangements are even more complicated and costly, although it’s a novel development concept that has become a norm in urban areas, where strong pre-sales can be guaranteed.

Here’s the full resolution with attachments

339 Elmira Road Independent Hotel Plans

March 1, 2014 // by Jason Henderson

Here are a few shots of the plans for developer Jayesh Patel‘s proposed hotel on 339 Elmira Road, in addition to the Holiday Inn Express he’s developing at 371 Elmira Road. His Cheektowaga development firm (Rudra Management and Rosewood Hotels, 24 hotels) also just recently closed on the purchase of the Dunlop Building on Grand Island, between Buffalo and Niagara Falls, for what seems to be a large renovation undertaking to restore the building to new use; it will take $1.8 million just to get the water and sewage infrastructure back in order to begin the process of remediation.

The plans for the 339 Elmira Road project show a total of 37 rooms, 37 parking spaces, four stories, and a gross floor area of 6,468 SF at a cost of $1.7 million on the 0.59 acre site. At about $46,000 per room, this project should be similar to the Holiday Inn Express, which comes in at $39,500 per room (76 room, $3 million project).

Property Assessment

Site Plans

Project Application

Short Environmental Assessment Form

Holiday Inn Express & Another Hotel in the Pipeline

February 27, 2014 // by Jason Henderson

The proposed 4-story, 11,769 square foot, 76 room and 76 parking space Holiday Inn Express at 371 Elmira Road had its site plan review postponed for next meeting so that the developer Jay Patel could present and answer questions in-person. In addition to this site, Mr. Patel is also planning another hotel development down the road at 339 Elmira, which was sold at auction this past June, 2013. The same team out of Buffalo, NY, Silvestri Architects and Optima Design & Engineering are working on the proposal. The site previously contained the Salvation Army Store, which moved to its new building down the road in 2009.

Demolition Plan (the Elmira Road commercial frontage has sat mostly vacant for some years, and the building on Spencer Road houses Pete’s small engine repair):

Site Layout Plan:

Rendered Elevations:

Coltivare Site Plan Drawings

February 23, 2014 // by Jason Henderson

Tompkins Cortland Community College (TC3) is making a bold expansion in downtown with a farm-to-bistro concept, a fitting launch to their Culinary Arts Program (TC3 currently leases space in the Tioga Place Building for their Extension Center). Here are some shots of the site plan review materials, showing the facade plan for the Cayuga Street Garage ground retail space at the corner of Cayuga Street and Clinton Street. The garage parcel is owned by the City of Ithaca, and was leased to the Ithaca Urban Renewal Agency (IURA) in 2003 for a 40 year term. The IURA partnered with the National Development Council to redevelop as a mixed-use parking garage, in order to fulfill parking demand, but also to provide ground level retail and office space. Bloomfield/Schon’s adjacent Cayuga Place Two Project (also Cayuga Place Residences) will be breaking ground this year, as sub-contractors are currently submitting bids. The designs are done by Andrew Ramsgard of Ramsgard Architectural Design, an architect whom has done design work for a host of projects, especially restaurants, including Agava.

Full Site Plan Docs Here

Dey & Third Streets Crossing Improvements

January 22, 2014 // by Jason Henderson

Crossing improvements for Third Street and Dey Street, along with a connection to the existing Cayuga Waterfront Trail have been in the works, and may commence as soon as this Spring or Summer. Here are the drawings from Fisher Associates for work to be completed, and a map for reference.

The City of Ithaca Board of Public Works authorized a final item last November (to acquire and compensate for necessary real property) to move the project forward, and is expected to release a bid request this month or next, February 2014.

Third Street crossing at Carpenter Circle, Third Street Extension, and the Cayuga Waterfront Trail:

Connection to existing Cayuga Waterfront Trail:

Third Street crossing Route 13:

Dey Street crossing Route 13:

Commons Rebuild Phase Three: Surfaces Part Two

January 15, 2014 // by Jason Henderson

This is a relatively image-heavy post, and there are still so many details I’m leaving out, but I hope these shots taken from Sasaki‘s final presentation and the bid drawings documents give a rough idea of each of these features.

Benches, Tables, and Bike Racks

Part of the new design is focused on providing multiple seating options with fixed benches, fixed swivel chairs and tables, and also some movable seating areas. The previous Commons design relied heavily on wide concrete planters for bench seating, but the new design allow for easier re-configurations over time.
The seats and bike racks will be from Landscape Forms, a company out of Kalamazoo, Michigan (see Parc Centre, Catena, Escofet (benches), and Bola (bike racks))

Plantings

As I’ve stated before, I’m quite far from a working knowledge of plants, but I think these look to be tasteful options, and the angular ground cover designs are certainly interesting. I hope that the trees are trimmed so that they don’t grow to expansive- the view of the facades on the Commons has really grown on me, and all of the tree options max out at heights of 25 feet, and all the way up to 100 feet for the Honey Locust (although there’s probably not enough soil to provide the nutrients to grow that big).

Bernie Milton Pavilion

Named after the much-loved and sorely missed Bernie Milton (1942-2002) the Soul musician, and former DJ at WICB Radio, the proposed pavilion is an interesting steel and glass structure, designed to be situated at the end of Bank Alley. The roof will funnel water onto a shaded drip piece to provide effect, then down into a trench drain. The positioning at Bank Alley is designed to draw interest from Seneca Street, and provide more space for concert venues, since viewers will now have a much longer line of sight.

Gateways

Out of all the features, I have to admit, these are probably my favorite. The former signs were rather small in comparison, but these large gateway structures are perfect for giving visitors a strong first impression. For people that have never been here, it’s not so easy to identify where the Commons is located. Large, tasteful signage goes a long way.

Water Feature

The water feature is a series of stepped-up stone blocks with water misting jets and puddle drains embedded in the crevices, and one under a stone cantilever, inspired by the effect of water streaming over rock layers in the Ithaca’s gorges. The water lines will run south to a main water vault with pumps and drains. It’s no Trevi Fountain, but I think it’s a rather well-planned and inspired design.

Full documents here:
Set Drawings
Set Spec
Soils Report
Contract Part A
Contract Part B

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Aurora Street and East State Street Intersection:

Cayuga Street and West State Street Intersection:

North Aurora Street and East Court Street Intersection:

North Cayuga Street and Court Street Intersection:

North Tioga Street and East Court Street Intersection:

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Benches, Tables, and Bike Racks

Plantings

Bernie Milton Pavilion

Gateways

Water Feature

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