Here are the proposed subdivision maps for the Emerson site, showing the proposed “OU-1” (0.9 acres off South Cayuga Street, contains two underground storage tanks, and a treatment building) and “OU-2” (95 acres, the rest of the site). The split looks like a deal-maker to sell the site to the potential developer in order to relinquish an overburden of remedial work on the entire parcel. Emerson’s operations here closed for good back in 2009, so it’s nice to see some forward motion on a site this massive.
Emerson Subdivision Map & Surveys
August 29, 2013 // by Jason Henderson
College Crossings Final Site Plans
August 28, 2013 // by Jason Henderson
I haven’t swung by this project in a few weeks, but here are the College Crossings final site plans, memorandum and resolution (courtesy of Chris Balestra, Planner at the Town of Ithaca). The project no longer includes a drive-thru retail space for Dunkin’ Donuts, as was proposed in earlier iterations, and the parking lots have been re-configured to allow for an expansion lot instead of a continuation of the lot in the northwest area.
The Ithaca Estates Realty site now includes a page for this property, offering 500 to 3,500 square feet commercial spaces (there are five total on the ground floor, plus an office and bank branch on the east side). In addition to the commercial space, the project will include a four bedroom apartment and a five bedroom apartment on the second level.
Final Site Plans:
Final Memo and Resolution:
Planning Board Meeting Tonight 6pm: Emerson Subdivision, 130 Clinton, Harold’s Square, Cayuga Green II
August 27, 2013 // by Jason Henderson
There’s a City of Ithaca Planning Board Meeting tonight in the Common Council Chambers at 6pm. On the agenda (embedded below): the Emerson Subdivision (Journal article here), 130 E Clinton Street apartment project, Harold’s Square revised plans, and Cayuga Green II’s revised plans.
130 East Clinton Street Additional Plan Materials
August 22, 2013 // by Jason Henderson
Here are some additional plan materials that will be presented at the next Planning Board meeting on the 27th. These do a good job of showing the cross-section views of the slope and retaining walls, as well as an erosion and sediment control plan for the demolition and construction phase, and the stabilization phase. There are also updated detail drawings on the landscaping, and additional elevations and site sections.
Benderson Development Seeking a Retail Expansion
August 20, 2013 // by Jason Henderson
Benderson Development is proposing a 14,744 SF retail expansion next door to where Hobby Lobby is going in (adjacent to Staples). The existing parking lot would stay just about the same, albeit some curb refitting, and there has been no disclosure of a prospective tenant. The previous semi-structure there before was the garden center for K-Mart, which closed back in 2011.
Harold’s Square Revised Drawings
August 20, 2013 // by Jason Henderson
Harold’s Square released some revised drawings here for review at the next Planning Board meeting on the 27th. I don’t spot too much difference, besides some minor changes in the separation of retail spaces on the ground floor (now it just shows it wide open), and the southern hallways and atrium spaces. The previous post with the project schedule shows structural demolition beginning two months from now, so we’re closing-in on some planned start dates.
The Draft FEAF is citing a start in Spring 2014 though, which seems more likely:
Cayuga Green II Revised Plans, Going Higher
August 14, 2013 // by Jason Henderson
Here’s what we’ve been waiting for: revised plans from Bloomfield/Schon + Partners on their new project next door to Cayuga Place, (an apartment building they put up back in 2008 containing 68 apartments). This new building’s proposal is higher than the previous plan, and contains an additional six units, bringing the total to 45 planned units. The total Gross floor space is nearly 50,000 SF on a footprint of 6,920 SF at seven stories (was previously four).
What I like right off the bat is the fact that the new plan completely conceals a bare concrete wall of the parking garage. It probably would have looked a bit odd if it were done at four stories and you could still see it from the east. As far as unit breakdowns and floor plans, everything is contained in the site plans below, and the application letter spells out the major revisions. The footprint has been re-configured to have one cut-in instead of the previous three to accommodate the curve of the parcel, and it has also shrunk by 2,480 SF, which will allow for more green space along the Six Mile Creek Walk.
State & Mitchell Intersection Images and Traffic Data
July 27, 2013 // by Jason Henderson
Out of all the intersections in Ithaca, this is probably one of the most commonly misunderstood. The yield sign applying to traffic inbound from Route 79 is often mistaken as applying to inbound traffic from Mitchell, and inbound traffic from Route 79 often mistakes left-turning traffic outbound onto Mitchell as not having the right-of-way to turn.
Congestion is a clear issue during rush hours. Take a look at the plan overlay and the traffic count data. Over 17,000 automobile trips per day occur at this intersection, so it’s becoming vital to redevelop. In addition, cyclists and pedestrians have a tough time fighting traffic at this section. The sheer amount of traffic makes crossing the street as a pedestrian a challenge, and although there’s a bike route, taking the left turn at Mitchell on a bike is dangerous. The bicycle “jug handle” is a common design to separate cycling traffic for the purpose of turning. The idea is to separate bikes that are turning from bikes that are not turning, as well as from automobiles. See the last image in this post for a high-capacity example.
Klarman Hall Final Site Plan Presentation
July 18, 2013 // by Jason Henderson
Here’s the final site plan presentation to the City of Ithaca Planning Board back in May. This one focuses on material finish selections, and various specific exterior and interior elevations. The interior Atrium elevation is interesting, showing how the Klarman Hall atrium supports will hang just slightly above the top of Goldwin Smith’s rotunda, and as seen in earlier presentations, some sections of the rotunda wall will be punched-through and the rotunda itself will be completely renovated for a cafe counter and ample seating arrangements, an inventive re-use of the structure . Lots of granite, sandstone, concrete, glass, and acoustical wall panels; all very modern and high-end.
This PDF is quite large, so some slides may look like gibberish until it fully loads.
130 E Clinton St Updated Site Plan
July 16, 2013 // by Jason Henderson
Here are some updated site plans for 130 E Clinton St. Looks as if the parking has increased along the western edges and there are revisions along the interface with Prospect Street to account for the new retaining wall (and the bridge is now open again).
Also addressed in the correspondence here between David Herrick at TG Miller and Tim Logue at the City of Ithaca: there’s a possibility that the tie-backs from a previous retaining wall along Prospect St. extend up to 70 feet into the adjacent slope (into where 130 E Clinton St is proposed- see this previous post for a few details).