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  #1581  
Old Posted Aug 20, 2013, 2:26 PM
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Though the new tower is only 8 stories instead of 9 (previous plan), I hope the tax credit application gets OK'd From the YNN television news:

Updated 08/19/2013 11:16 PM

New hotel project draws praise, raises concerns

By: Tamara Lindstrom



ITHACA, N.Y. -- Neighbors got their first look Monday night at what could be the future of the downtown Ithaca Holiday Inn.
"It's going to attract people who are eating at our restaurants, shopping at our local shops and walking around our downtown as opposed to staying up near the mall or near the airport," said Ithaca Mayor Svante Myrick.
Plans for the new "Hotel Ithaca" include demolishing the older wings, renovating the existing tower and building a second one and even providing on-site housing for employees.
"The extra space that we had on the first floor of the tower, we could actually build to suit units that would be adapted for entry level associates and offer significantly subsidized rental on a short term basis," said David Hart, President and CEO of Hart Hotels, Inc.
But the main attraction is the 20,000 square feet of meeting space.
"We have a lot of people who would like to come to Ithaca and bring their conferences, whether it's teachers or scientists or parents or weddings. But they're not able to find space for their events," Myrick said. "So we're excited that this could be that space."
Community members who attended the presentation had few complaints about the project itself. But helping to pay for it is a different story.
"Do we need a meeting place? Probably we do. But do we have to pay for it? That's where I object to it," said Ithaca resident James Orcutt, citing the more than 60 percent of tax exempt properties already in the city.
Hart is hoping to get in on the city's Community Investment Incentive Tax Abatement Program, or CIITAP. The new hotel would pay reduced property and mortgage taxes for seven years after completion, as well as reduced sales tax.
"All of the competitors have to pay that," Orcutt said. "Especially if they have to retrofit their existing buildings. Totally unfair."
The hotel owner doesn't see it that way.
"Of course we're talking about public dollars here, the incentive," Hart said. "But I really think the payoff over a long period of time for the community is going to be very handsome."
He says if he doesn't get the tax breaks, he's not going to build.
"No, I'm not going to do this. We would sell."
An ultimatum left for city leaders to decide.
Hart estimates the program would save the company two and a half million in taxes.
The project next goes before the mayor and the city review committee.
The Ithaca Marriott is the only other project to be granted the Community Investment Incentive Tax Abatement so far.

Here's the link:
http://centralny.ynn.com/content/top...ises-concerns/
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  #1582  
Old Posted Aug 22, 2013, 3:27 PM
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The annual ritual in Ithaca this time of year (From the IJ)


Students flooding back to Ithaca
Move-in days at IC, CU this weekend

1:52 PM, Aug 21, 2013
Written by
D.W. Nutt


ITHACA — They’re almost back. Are you ready?

This weekend will see the return of thousands of college students in an annual migration of moving trucks, wide-eyed freshmen, bewildered parents and — watching it all from the sidelines — equally bewildered locals.
In a rare overlap, move-in days for Cornell University and Ithaca College fall in the same weekend, which means busier streets, slower traffic and longer lines at Wegmans.
Whether it’s keeping a close eye on pedestrians around Aurora Street’s restaurant row or navigating tricky intersections, such as Martin Luther King Jr./East State and Mitchell streets, Ithacans will need to prepare themselves.
Happily, there’s some breathing room between move-in days, with Cornell’s incoming class arriving on campus Friday, and Ithaca College’s freshmen unloading on Sunday.
The rest of Ithaca College’s returning students will move into residence halls on Monday. Cornell’s sophmore, junior, senior and graduate students are already back.
In an e-mail to the university community, Cornell University Police Chief Kathy Zoner said that “extra time” and “extra caution” are her buzzwords for the week.
Anyone traveling through Cornell’s campus on Friday — whether by bicycle, bus, foot or Ferrari — should expect delays and heavy traffic. Traffic is expected to be heaviest around 8 a.m., 11 a.m. and 2 p.m., but the roads will be busy well into the evening hours and throughout the weekend.
According to Cornell’s Fall Opening Committee, 3,700 new students and their families will be arriving at Cornell. The committee asked faculty to allow staff to take vacation or personal days Friday and encouraged Cornellians to use TCAT and carpools or avoid driving on campus if possible.
TCAT will be resuming regular campus service on Sunday, with some routes beginning Friday to accommodate Cornell’s new arrivals.
Ithaca College’s student influx will be less extensive due to the college’s smaller size, but anyone leaving town via Route 96B should be braced for congestion.

“There is bound to be a lot of traffic around the South Hill area, and it’s especially important when there are new people coming into Ithaca that local residents be aware that some of those people are unfamiliar with the traffic patterns, particularly one-way streets,” said David Maley, associate director of media relations for Ithaca College.

Other locations where year-round residents may want to exercise caution when approaching: the Shops at Ithaca Mall, Triphammer Road, the strip of big-box stores along Route 13 and the infamous Octopus, where state Routes 13, 79, 89 and 96 tangle together.
There is a silver lining to such a high density of students: Cornell’s annual Dump and Run sale, a campus-wide waste-reduction and recycling program, in which items left behind by students at the end of last semester are resold to the general public. Everything from clothing and electronics to shelves, bookcases and, presumably, lots of uneaten Ramen noodles.
The sale runs from 8:30 a.m. to 4 p.m. Saturday and 9 a.m. to 2 p.m. Sunday in Helen Newman Gym on North Campus, with proceeds benefitting local nonprofits.
So head out to work a little bit earlier Friday morning and take a few deep breaths before stepping into Target. And if you’re planning on dining out downtown this weekend? You may want to think about making a reservation.



Here's the link:

http://www.ithacajournal.com/article...ng-back-Ithaca
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  #1583  
Old Posted Aug 24, 2013, 2:30 PM
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While the news is positive, it almost feels like being the smartest kid in the dumb class (from the IJ):

Tompkins leads N.Y. in job growth

Govt., service jobs see largest local growth; manufacturing declines

5:17 PM, Aug 23, 2013
Written by
Joseph Spector


ALBANY — Jobs grew three times faster in Tompkins County between 2002 and 2012 than in New York State, a report released Friday by state Comptroller Thomas DiNapoli shows.
Total employment in Tompkins County was up 12 percent, while jobs grew 4 percent in New York state from 2002 to 2012. The Ithaca area’s job growth was the largest increase in the state. New York City was the second-fastest area for job growth, with an 8.3 percent increase.
Employment was up 3 percent in the Poughkeepsie area, up 2 percent in the lower Hudson Valley and flat in Rochester.
Total employment was down 6.5 percent in Binghamton and down 4 percent in Elmira over the decade, the report showed.
Tompkins County’s job growth for the 10-year period saw its greatest expansion in government and service jobs. About half the county’s 64,000 jobs are in the education and health care services.
Government employment in Tompkins County grew 15.1 percent from 2002 to 2012, while across New York state government employment declined 2 percent for that period. For the United States, government employment grew 1.8 percent in those 10 years.
Service sector jobs in Tompkins County grew by 14.8 percent for the 10-year period, outpacing the state’s 9.4 percent growth in service jobs and the nation’s 8 percent growth, the report showed.
Tompkins County saw a 13.7 percent decline in manufacturing jobs from 2002 to 2012, a rate lower than the 20 percent reduction in New York State manufacturing jobs and an 18 percent decline in the nation.
New York has made gains in job growth since the recession in 2009, but the pace is still behind the national average, the report found.
DiNapoli said that for the first time in six years, national job growth rates have exceeded those in New York.
“The good news is that New York’s job count has increased above its pre-recession levels,” DiNapoli said in a statement. “The bad news is that, over the past year, we have fallen short of the national growth rate in several major employment sectors.”
New York added 110,000 jobs between June 2012 and June 2013, but the national job growth rates exceeded New York’s in nearly every major employment sector, DiNapoli said.
Gov. Andrew Cuomo, who took office in 2011, has made the upstate economy a top priority, and his administration has touted that the state has regained all the jobs lost during the recession. New York’s unemployment rate in July was 7.5 percent, its lowest level since February 2009.
DiNapoli, however, painted a different picture. New York outperformed the nation in job growth in the education and health-care sectors, but government jobs decreased in New York by 1.1 percent as local governments and schools grappled with budget woes.
Overall, New York’s job growth declined to 1.8 percent in 2012 from 2.1 percent in 2011, while the national rate increased.
The numbers are a change from previous years, DiNapoli said. Between 2007 and 2011, New York outpaced the nation in job growth — in large part because of the housing bubble that hurt other states more than in New York.
New York per capita personal income also exceeded the national rate: $52,095 in 2012 compared to a national average of $42,693.
DiNapoli pointed out that the state’s recovery from the recession has been uneven across the state. Private employment rebounded in New York City, the Ithaca area, the Capital region and the Buffalo area.
But Binghamton, Kingston, Utica, Syracuse and Elmira saw declines in private-sector employment.



The link:
http://www.ithacajournal.com/article...Local%20News|p
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  #1584  
Old Posted Sep 19, 2013, 10:53 AM
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Looks like my old hood is changing from bars to stars.

From the Cornell Daily Sun:

Boutique Owner Aims to Bring Variety to Collegetown
September 17, 2013 12:36 am

By SARAH CUTLER

Natalie Sweeney has long believed that students in Collegetown needed some new places to shop.
Even before she moved from Utica to Ithaca, she was “not impressed” with The Shops at Ithaca Mall, and although the Commons are “neat,” they do not offer the average, everyday clothes students are looking for, she said. This fall, Sweeney is helping to fill that hole in the market with a new boutique she has opened on Dryden Road, Natalia’s Boutique.
Sweeney describes the style of Natalia’s Boutique’s as “bohemian chic glam.”
“You can get those relaxed-fit, cute outfits here, but you can also get the pieces you would wear if you want to glam it up to knock the guys over,” she said.
Her goal? To help her customers.
“I’m not one of those people that will lie to them,” she said. “I want to give them an honest price, and if you look like hell in your clothes, I will tell you, because you’re representing my clothes. I want you to look good.”
Natalia’s Boutique targets young women aged between 18 and 30 years old, Sweeney said. Although she anticipates many of her customers will be Cornell students, she said she is also hoping to attract customers from other corners of Ithaca.
“A lot of the townies say they won’t come to [Collegetown] unless they need to come here,” Sweeney said. “I’m trying to give them a reason to come.”
In moving to Ithaca, Sweeney said she was not quite prepared for the rainy Ithaca climate and is looking into stocking up on more raingear. Still, she said, she has seen both college and high school students dropping in to shop since the store opened Sept. 9.
Cameron Griggs ’15, who visited the boutique Sunday, said the boutique was more reasonably priced than others in the area.
“Other boutiques can be crazy expensive, but this was good, a very cute store and had clothes you could wear every day,” she said. “Speaking with [Sweeney], it seemed like she knew what it was like to be a girl college student.”
Sweeney said she chose her store’s location partially in an attempt to bring back what she says Collegetown has lost. Years ago, when she lived nearby and came to Ithaca to get her hair done, Collegetown had several salons and boutiques — but all of a sudden, “you guys had nothing,” she said.
She said she believes high rents in the area is part of the problem.
“In Collegetown, the rent is just like New York City prices,” she said. “I think you guys would have so much more available to you if the rent wasn’t so high. A lot of people would be happy to come here, but they can’t afford the rent.”

Here's the link:
http://cornellsun.com/blog/2013/09/1...o-collegetown/
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  #1585  
Old Posted Sep 19, 2013, 11:15 AM
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Guess I'll wait to get a more complete plan before deciding whether this is going to help things or not. From the Ithaca Times online:

City of Ithaca moves forward with form-based zoning

Posted: Wednesday, September 18, 2013 12:00 am
By Erin Barrett

The City of Ithaca zoning code is onerous and outdated. According to Phyllis Radke, director of zoning administration, the current code grew out of a format initially developed in 1943 and has been amended so often that the supplementary regulations section is now the largest of the entire ordinance. The overall document, she said, has numerous inconsistencies and lacks clarity.
Three projects are underway to revise, clarify, or replace the current zoning code. The first project is the rewrite of the ordinance, undertaken by Radke and the Zoning Working Group. The goals of the zoning rewrite are to assist the development process; replace outdated regulations; allow for design standards to be added to zoning districts at a later date; create a readable document; and correct existing errors.
According to JoAnn Cornish, director of planning, “The rewrite of the zoning ordinance will focus on correcting textual errors, updating practices, and adding text for clarity, and/or adding text to improve the regulations and enforceability of the zoning requirements. It is not meant to completely change the current Euclidian-type zoning approach, but to make the format of the ordinance conducive to adding design standards or guidelines for the use districts, over time.”
At the same time, the planning department is preparing to roll out the revised Collegetown Area Form Districts. The Collegetown districts are a hybrid of Euclidian and form-based zoning. The revised districts will be presented to a workshop of building division staff, before moving on to a special session of the Common Council. Once approved by Common Council the form districts will be presented at a neighborhood meeting to residents and property owners of Collegetown and the Belle Sherman and Bryant Park neighborhoods.
Noah Demarest, of Stream Collaborative, an architecture and landscape architecture firm, is working on the third project, developing a uniform form-based zoning ordinance for both the City and Town of Ithaca.
The city’s current Euclidian zoning divides an area into districts and defines permitted uses and standards for each district. Any use not permitted in a district by the ordinance, such as a proposed coffee shop in a zoned residential district, requires a use variance.
Form-based ordinances have fewer zones, typically six expanding circular zones, which start at the urban core and move out to agriculture areas. These zones are primarily based on density, however. Within each zone neighborhood character is decided individually.
“A major component of the form-based code is walkability, encouraging development to happen either closer to downtown cores or in existing neighborhoods” explained Demarest, “or if it’s done in new development, to do it in clusters; it’s the reverse of sprawl. Any house should be within a ten-minute walk of either existing services, stores, or transportation and employment.”
“The ‘form’ aspect is not about architectural details,” explained Demarest, “but more about their disposition on the site.” Rather than dictate what architectural elements new development should include, form-based zoning stipulates where it should sit in the lot, how much of the lot can be developed and how high the development can rise. He cites the Fall Creek neighborhood as an example, “The current zoning is very suburban in character, with larger push-backs. Currently even in Fall Creek it is illegal to build a house up to the street. The porches right on the street are part of what makes the neighborhood so unique.”
Demarest, who has worked with developers in the city and the town, believes a uniform code for both municipalities would clarify zoning for residents and developers. Form-based zoning would also clarify the intent of zoning, making it clear what types of developments are encouraged.
Demarest received a Tompkins County grant to complete a demonstration study of form-based zoning for the city and town, with the consent of Town of Ithaca supervisor Herb Engman and city mayor Svante Myrick. “We took an area in the inlet valley and applied the code to that area as phase one of the study, the next phase would be to take what we’ve done and apply it to the city.”
Phase two of the project will be spearheaded by Robert Steuteville, of Better! Cities & Towns, Inc. who recently applied for a Cleaner Greener Communities grant to take form-based zoning in Ithaca to the next level. According to Demarest, the $400,000 grant, if received, would be used for education, outreach, drafting language of code, and working with neighborhood groups to define the variations in the form-based ordinance.
“This is about options, not about demanding a certain level of density or saying what you can’t do. It’s about creating options that allow certain things to happen that have always happened,” said Demarest, “a lot of the neighborhoods that we love were built when there was no zoning so we’re trying to undo some of the wrongs of the current code.”

For more information on current city zoning visit: www.cityofithaca.org


Here's the link:

http://www.ithaca.com/news/city-of-i...a4bcf887a.html
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  #1586  
Old Posted Sep 19, 2013, 11:02 PM
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I didn't see this coming. Hope it works out OK. From the IJ:

Ithaca Holiday Inn withdraws application for tax breaks

Owners back off plan to shut down for renovations but stick to upgrade

2:12 PM, Sep 19, 2013
Written by
David Hill

The company that owns the Holiday Inn in downtown Ithaca has withdrawn its application for city, county and school tax abatements because it has reworked the plans and timing of its extensive renovation and construction of a conference center.
Hart Hotels of Buffalo asked that its application under the City of Ithaca’s downtown density incentive program be withdrawn from consideration at Thursday’s meeting of the Tompkins County Industrial Development Agency.
The company indicated it’s not abandoning the project and expects to reapply, but that it has significantly changed the scope and sequence of the construction project. Specifically, it will do the major first round of upgrades while staying open, keeping revenue coming in, staff employed and customers served, instead of shutting down for nearly seven months as first planned.
“Thus our application does not accurately reflect how and when we will proceed with the project,” Hart said in a letter sent late Wednesday to Tompkins County Area Development, which administers the county development agency. “I respect that these factors are critical for the board and other community stakeholders to know when the project is reviewed at the board level.”
Hart Hotels originally planned to close the hotel completely from November to mid-May, then partially reopen until new construction is done in mid-2015. The full and partial closure would cost the company significant revenue but it’s worth it because the hotel is outdated and the conference space would mean more business for the hotel and all of downtown, Hart Hotels President David Hart said at an Aug. 19 public information project on its abatements application.
The two-story portions of the 181-room hotel, at Cayuga and Clinton streets in the heart of downtown, would be torn down, the existing tower renovated, another high-rise tower built, and convention and meeting space expanded to 15,000 square feet, including room that could seat up to 400 people.
City officials and downtown business leaders have enthusastically welcomed the conference-center plan for the potential to host meetings and conventions and even large weddings and social events that have no adequate downtown space now.
Now, instead of closing, Hart Hotels will continue to operate during renovations, according to Hart’s letter.
Hart Hotels’ franchise license with Holiday Inn expires Nov. 4, and the hotel will open Nov. 5 as the Hotel Ithaca. The tower guestrooms and suites, lobby, ballroom and pool will be renovated through the coming winter, Hart wrote. He said staying open will be better for hotel staff and customers, and enhance the hotel’s long-term viability.
Hart did not address the conference center and tower plans. The company has not submitted any revised plans to the city.

Here's the link:
http://www.ithacajournal.com/article...nclick_check=1
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  #1587  
Old Posted Sep 20, 2013, 12:13 AM
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Originally Posted by Ex-Ithacan View Post
Looks like my old hood is changing from bars to stars.

From the Cornell Daily Sun:

Boutique Owner Aims to Bring Variety to Collegetown
September 17, 2013 12:36 am

By SARAH CUTLER

Natalie Sweeney has long believed that students in Collegetown needed some new places to shop.
Even before she moved from Utica to Ithaca, she was “not impressed” with The Shops at Ithaca Mall, and although the Commons are “neat,” they do not offer the average, everyday clothes students are looking for, she said. This fall, Sweeney is helping to fill that hole in the market with a new boutique she has opened on Dryden Road, Natalia’s Boutique.
Sweeney describes the style of Natalia’s Boutique’s as “bohemian chic glam.”
“You can get those relaxed-fit, cute outfits here, but you can also get the pieces you would wear if you want to glam it up to knock the guys over,” she said.
Her goal? To help her customers.
“I’m not one of those people that will lie to them,” she said. “I want to give them an honest price, and if you look like hell in your clothes, I will tell you, because you’re representing my clothes. I want you to look good.”
Natalia’s Boutique targets young women aged between 18 and 30 years old, Sweeney said. Although she anticipates many of her customers will be Cornell students, she said she is also hoping to attract customers from other corners of Ithaca.
“A lot of the townies say they won’t come to [Collegetown] unless they need to come here,” Sweeney said. “I’m trying to give them a reason to come.”
In moving to Ithaca, Sweeney said she was not quite prepared for the rainy Ithaca climate and is looking into stocking up on more raingear. Still, she said, she has seen both college and high school students dropping in to shop since the store opened Sept. 9.
Cameron Griggs ’15, who visited the boutique Sunday, said the boutique was more reasonably priced than others in the area.
“Other boutiques can be crazy expensive, but this was good, a very cute store and had clothes you could wear every day,” she said. “Speaking with [Sweeney], it seemed like she knew what it was like to be a girl college student.”
Sweeney said she chose her store’s location partially in an attempt to bring back what she says Collegetown has lost. Years ago, when she lived nearby and came to Ithaca to get her hair done, Collegetown had several salons and boutiques — but all of a sudden, “you guys had nothing,” she said.
She said she believes high rents in the area is part of the problem.
“In Collegetown, the rent is just like New York City prices,” she said. “I think you guys would have so much more available to you if the rent wasn’t so high. A lot of people would be happy to come here, but they can’t afford the rent.”

Here's the link:
http://cornellsun.com/blog/2013/09/1...o-collegetown/
What was Collegetown like in the past?
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  #1588  
Old Posted Sep 21, 2013, 11:05 PM
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^ckh,
Collegetown was still dominated by students while I was growing up there (the 50's & 60'S). But there were a lot more permanent residents there. Many of the smaller apartment buildings had year round owners living on the first floor (my family for instance), and there was a more diverse selection of retail options. As now there were tons of bars (actually probably more back then) and restaurants, but there were also barber shops, a sporting goods store, more food markets, clothing stores, and other shops providing goods and services found in many urban neighborhoods or small towns. We even had an elementary school a couple of blocks from my building. A couple of blocks further south was a hospital. Now both the hospital and school have been converted to student housing.
There are still some year round residents, but all the families I knew have moved on. I do believe it was a great place to live and grow up. As a kid I got to meet people from all over the world, and learned about other cultures and such. Of course I'm looking back with mostly fond memories and probably forgetting some of the less enjoyable issue which may have occurred.
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  #1589  
Old Posted Sep 24, 2013, 8:57 PM
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^ckh,
Collegetown was still dominated by students while I was growing up there (the 50's & 60'S). But there were a lot more permanent residents there. Many of the smaller apartment buildings had year round owners living on the first floor (my family for instance), and there was a more diverse selection of retail options. As now there were tons of bars (actually probably more back then) and restaurants, but there were also barber shops, a sporting goods store, more food markets, clothing stores, and other shops providing goods and services found in many urban neighborhoods or small towns. We even had an elementary school a couple of blocks from my building. A couple of blocks further south was a hospital. Now both the hospital and school have been converted to student housing.
There are still some year round residents, but all the families I knew have moved on. I do believe it was a great place to live and grow up. As a kid I got to meet people from all over the world, and learned about other cultures and such. Of course I'm looking back with mostly fond memories and probably forgetting some of the less enjoyable issue which may have occurred.
Interesting....University Hill in Syracuse was/is similar, as much of the two family housing that was left recent near the West Lots near Syracuse University/SUNY-ESF is now gone. There are still some housing with single families/long time residents on the other side of the hill and Westcott Street isn't too far away.

Are there any other neighborhoods in Ithaca that had or have a similar set up that Collegetown once had? I know that there are neighborhoods north and south of Downtown that are close to such services either in Downtown or along Elmira Road on the South Side, but I wasn't sure if there were others.
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  #1590  
Old Posted Sep 27, 2013, 12:02 PM
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Are there any other neighborhoods in Ithaca that had or have a similar set up that Collegetown once had? I know that there are neighborhoods north and south of Downtown that are close to such services either in Downtown or along Elmira Road on the South Side, but I wasn't sure if there were others.
I don't think the other neighborhoods had the same concentration of people or the amount of businesses/services as Collegetown (outside of the downtown area). There are some much smaller commercial sections in the city. Of course the Meadow Street-Elmira Road corridor is full of commercial options, but not really much in the way of residential. The Northern Belle Sherman neighborhood does share a border with Collegetown and has access to all the commercial that go with that. But the year-round residents of Belle Sherman have often fought any expansion of Collegetown into their environs. The Lower East Hill neighborhood is located in several blocks between downtown and Collegetown, and is somewhat overshadowed by both.
I feel a bit out of my element trying to answer this because I haven't lived in Ithaca in over 30 years though I do try to get back for visits as often as I can. Perhaps a current resident or more frequent visitor could fill in the blanks.
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Old Posted Sep 29, 2013, 1:31 PM
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This looks like a decent development, at least better than some of the other affordable housing options in Ithaca. From Ithaca.com:

Different kind of affordable housing on West Hill

Posted: Wednesday, September 25, 2013 12:00 am | Updated: 9:03 am, Sat Sep 28, 2013.
By Erin Barrett

The Buffalo office of the NRP Group, a national development and management firm, is working with Better Housing for Tompkins County (BHTC) on a proposed affordable housing development on the Biggs property north of Cayuga Medical Center on West Hill in the town of Ithaca.
NRP and BHTC have responded to the county’s request for proposals for the land, but discussions with the town so far have been informal. “They’ve been to the planning committee, presented a few alternative proposals and that’s the last time they’ve come to a town board or committee,” said town Director of Planning Susan Ritter.
Tompkins County Commissioner of Planning Edward Marx explained the project would be significantly different from other affordable housing projects in a number of ways. The sixty-unit townhouse project is planned to house a wide range of incomes, including those earning from 30 to 90 percent of the median income. “There’s been a pretty strong consensus about the need for more affordable housing, but that it’s best if we can mix incomes and rental prices in neighborhoods,” said Marx “It tends to create a more stable environment for everyone, more successful with fewer problems, and people are better able to age in place.”
With an external parking lot and extensive internal walkway system, the development is designed to create a pedestrian neighborhood. Unlike many affordable housing projects that feature rows of buildings, the townhomes are configured to create a sense of community.
The proposed project features a community garden, a common house or community center, shared-use facilities, recreation trails that might one day be connected to the Black Diamond Trail, and a protected open-use natural area.
The units will have one to four bedrooms, some a single story and most two stories. The single-story units will be designed for accessibility and “aging in place.” All of the homes will have southern orientation for passive solar gain. The garden will be watered by harvested rain, and sidewalks will be made of porous pavement to minimize storm-water run-off. The developers have expressed a commitment to making the project at least 50 percent more efficient than code requires. According to Marx, “NRP has a very good record, they have won awards for being one of most successful affordable housing developers in the country.”
The project is part of a planning trend towards income-integrated communities that are developed as neighborhoods as opposed to sprawling housing projects. In 2011, Tompkins County was awarded an EPA Climate Showcase Communities grant to document the achievement of the Aurora Street Pocket, the Ecovillage TREE neighborhood, and this new proposed project. “We’re working with Ecovillage to translate some of the lessons they’ve learned, particularly with their TREE neighborhood,” said Marx.
Another notable feature of the project is that the units are designed to transfer to ownership in fifteen years at which time the occupants would have the option of buying their unit. Until then the apartments are expected to rent at 30 percent of the income of the resident, translating to a range of $300 to $1300 per month depending on unit size and the resident’s income.
When asked if NRP and BHT plan to use local labor for the project, Marx said, “the developer has expressed interest in utilizing local labor, but we’re not far enough in the process to know that for sure.”
The potential developers held a general info meeting for West Hill residents in July to explain the concept behind their proposed development. Some West Hill residents have expressed concern over a new affordable housing development in an area that already hosts the Overlook Apartments and, within city limits, West Village.
Both Ritter and Marx explained that West Hill is attractive to developers because there is more undeveloped land there than elsewhere in the town, and there is access to in-place infrastructure. Another attractive feature of the property, according to Marx, is that “one of the largest employers—over 1000 employees—is just next door at Cayuga Medical Center, with not much affordable housing nearby. We know they work long shifts and overnight hours, so that would make it more attractive to live closer.” Ritter echoed the sentiment, suggesting the new development would be ideal for nurses, medical technicians, and administrative support staff.
Under the town’s current comprehensive plan (dating from 1993), the area is zoned for suburban or urban residential use, as well as for use by public institutions. “So what’s being proposed would be consistent with the 1993 plan,” said Ritter.
“The county is close to authorizing the agreement with the proposed developers after certain contingencies are met, meeting with the town and getting approval, and securing funding,” said Marx. “The project should be considered at the town level some time this fall.” If everything goes as planned, the project could break ground as soon as next year.
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Something different, an article about a place in my old hood to eat and socialize when the bars close. It wasn't there when I lived in C-town, so I can't vouch for the food. From the Cornell Sun:



Students say Collegetown Pizza has become a staple of nightlife at Cornell.
Photo: Riley Yuan / Sun Contributing Photographer

Collegetown Pizza an Essential Part of Any Night, Student Say

SEPTEMBER 24, 2013 12:07 AM
By SARAH CUTLER

A year after Collegetown Pizza moved into a bigger space on Dryden Road, some students say the restaurant has become Collegetown’s “after-party” — the place to go when bars close, parties are over and students are hungry.
Students say Collegetown Pizza has become a staple of nightlife at Cornell.
“Late at night, it’s loud there. It is exploding — there’s like 200 people there,” Alejandro Perez ’15 said. “When all the bars close, that’s where everything is. That’s where we regroup.”
That was not the case at the restaurant’s old location at 401 College Ave., Perez said. The new location is larger, more centrally located and has picnic tables outside, making it a good location for meeting up with friends, according to Devon Horton ’15.
“I live right down the street [from CTP] on Collegetown Plaza, so whenever I’m walking home from Collegetown, I see friends at CTP,” she said.
Horton added that she has recently seen CTP become more popular during the day too.
“I definitely see more people there all the time,” she said.
Mike Herman ’15 said he sees the restaurant as a “co-destination,” somewhere he goes to with the intention of going out somewhere else later that night.
Will Moore ’16 also said CTP has “definitely” become its own scene — one he frequents during weekend journeys from his fraternity’s house on West Campus, where he lives, to Collegetown.
“I go early in the evening, because it gets way too crowded later on, and it’s a little less crowded beforehand,” he said.
He is not the only one trying to beat the crowds: Darah Barnes ’15, who lives on Dryden Road, said CTP is “a destination” for her friends. Barnes and her friends aim to arrive earlier in the evening, when fewer people are there.
Still, most students — especially those living in Collegetown — head to CTP later in the evening, after they have already been out elsewhere, according to Dan Cohanpour ’15.
“People go to bars, they party and then they come to CTP, eat and hang out with friends,” he said. “If you’re in the Collegetown area, you go for a late-night CTP, but it’s not something you trek for.”
Laila Judeh ’16 echoed Cohanpour’s sentiments, saying CTP is a popular venue for people who have been out for the night.
“It’s a place I go after a night out, usually once a weekend,” she said. “There’s always a party there.”
Though students say the Collegetown staple has become much more popular, Michelle Green, the owner of Acute Style — located two doors up from the restaurant — said there does not seem to have been much of an increase in noise on Dryden Road since CTP moved in. She said she has seen more foot traffic in the area, however, particularly late at night.
Caleb Balbera ’16 said he believes students are attracted to the restaurant’s location more than its food since there are not many other places to gather late at night.
“I think any place open at 3 a.m. will get people to go there because it’s better than hanging out on the streets of Collegetown,” Balbera said.


Here's the link:
http://cornellsun.com/blog/2013/09/2...-students-say/
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Can't wait to see what this will look like (from The Daily Sun):


Cornell Vet School Will Expand With $63-Million Project

October 3, 2013 12:37 am

By: GABRIELLA LEE



The design of a $63-million project for the College of Veterinary Medicine that will renovate facilities and allow the school to accommodate a larger pre-clinical class is in its final stages.
According to Paul Streeter, assistant dean of finance and administration at the vet school, the idea for the project arose out of the college’s strategic plan several years ago.
The pre-clinical years, or the first three years at the veterinary school, currently have classes of 102 students. However, Streeter said, the teaching hospital has the capacity to teach 120 students, and the new project aims to help the hospital achieve that goal.
The hospital has, until now, used this extra space for students who completed their pre-clinical years at other institutions and then trained their final clinical year at Cornell. The ultimate goal, however, is to have Cornell students who completed their pre-clinical years at the veterinary college fill the 120 spots in the hospital, Streeter said.
“The most expensive part of a veterinary education is the fourth year, the clinical year, but our hospital right now has that capacity,” said Streeter. “So what we want to do is take advantage of that capacity and really take advantage of that with all Cornell students and that will allow us to increase our class size for [the first] three years.”
Streeter added that, “from our standpoint we’ll be training the same number of veterinary students each year.”
While the idea for the project has been in the works for a while, it did not take concrete form until last year when the university hired the architecture firm Weiss/Manfredi to help design the project.
“We didn’t get funding to hire an architect until last summer, so the detail design and the real detailed planning for the project really began a year ago,” Streeter said.
Of the $63 million raised for the project, approximately $59 million is coming from New York State through the State University Construction Fund, Streeter said. The remaining $4 million will come from college resources.
Streeter explained that money was identified in the summer of 2012 that enabled the planning for the project to begin. The vet school currently aims to have capital funding available by next summer so construction can begin.
With construction scheduled to begin during the summer of 2014 and be completed in the fall of 2017, the college hopes to enroll its first expanded class size of 120 students by 2017, Streeter said.
According to a University press release, the project will demolish “68,000 square feet of existing space, replacing it with 65,000 square feet of new space, and [renovate] 33,00 square feet.” Some of the buildings and spaces that will be affected by this construction include the James Law Auditorium, which will be replaced by a new three-story structure.
In a press release, Michael Kotlikoff, dean of veterinary medicine, stated that in addition to allowing the college to admit more students, the project would also result in many other benefits.
“The program will also benefit regional veterinary technician programs, who need greater hands-on opportunities,” Kotlikoff said. “Having access to Cornell’s facilities will empower the State University of New York and other veterinary technician training programs to attract the most promising students to their programs, provide them with the most effective training and facilitate their ongoing success in practice.”
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Glassy with random structural cutouts, if Cornell Facilities documents are still accurate...

http://www.fs.cornell.edu/file/edite...%2013%2018.pdf
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Thanks for the link Vis. Doesn't look very impressive from that rendering. But I'll wait for the more detailed stuff to come out.
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Old Posted Oct 8, 2013, 10:24 PM
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Another "Best of..." list Ithaca made. I know they don't really mean anything, but I gotta grab for anything positive I can.

From the Cornell Sun.


Ithaca Named Best College Town in America

OCTOBER 7, 2013 9:07 PM0 COMMENTS
By AKANE OTANI

Yet again, Ithaca has been named the best college town in America.

“Natural beauty, intellectual stimulation and small-town charm” catapulted Ithaca past the likes of Athens, Ga. and Boulder, Colo. to the top of HomeInsurance.com’s list of America’s best college towns. The city boasts 150 waterfalls within 10 miles of its downtown area, 17.6 arts and entertainment venues per 10,000 people and a workforce that leans heavily toward the creative fields, the website said.

The website also noted that Ithaca has snagged spots on Grandparents.com’s “Best college towns for retirees” list and The Daily Beast’s “Smartest college towns” list.

Below, the full list of college towns recognized by HomeInsurance.com:

Here's the link:

http://cornellsun.com/blog/2013/10/0...-college-town/
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Old Posted Oct 18, 2013, 2:45 PM
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Cornell Heights is a great neighborhood in wonderful location. Possible zoning changes coming. My Aunt & Uncle use to live there. From the Ithaca Times:

Cornell Heights zoning catches up with historical designation

Posted: Wednesday, October 16, 2013 12:00 am
By Erin Barrett


At a Wednesday, Oct. 9 meeting, Director of Planning, Building and Economic Development JoAnn Cornish and historic preservation planner Lynn Truame, presented a proposal to the city Planning and Economic Development Committee (PEDC) that would amend zoning districts in and around the Cornell Heights Historic District. The purpose of the zoning change is to relieve tensions among developers, residents, and the Ithaca Landmarks Preservation Committee (ILPC), over proposed developments that are in keeping with the current RU zoning but are complicated or disallowed by the historic district designation.

In the 1970s, Cornell Heights, which is immediately north of the university’s North Campus, was designated RU, which allows for high-density dwellings, up to four stories high, at a maximum height of 40 feet and no more than 30 percent lot coverage. According to a memo circulated by Cornish, this led to high-density developments in Cornell Heights that did not take into account the historic character of the area. In 1989, in an attempt to preserve the character of the area—it was developed as a “residence park” for faculty between 1898 and 1942—Cornell Heights was designated an historic district, but the underlying RU zoning remained.

According to Cornish, “When the historic district was designated in 1989, a review of the underlying zoning within its boundaries should have been conducted to ensure compatibility between the zoning and landmarks ordinances. Unfortunately, this did not occur. It is likely the issue did not rise to prominence until recently because intense development for student housing has, historically, been focused primarily on Collegetown. We are now seeing that intense development move out both to the north and south of campus and it is likely to continue to do so. Therefore, the time is now to address the conflict between the zoning ordinance and the landmarks ordinance in the Cornell Heights district, as it is unfair to the residents of the district and to potential developers alike.”

The planning department proposal would shift most of the current RU zone in Cornell Heights to R-3aa, with small areas south of the gorge changing to R-3a. An R-3aa designation would allow for the same high-density residential developments allowed under RU, but there would be more restrictions placed on building design to ensure new developments are in keeping with the historic character of Cornell Heights. New regulations include setback, height, and building footprint restrictions that are more cohesive with the surrounding neighborhood. Development in R-3a is generally restricted to one- and two-family dwellings.

According to zoning information available on the city’s website, R-3aa zoning limits structures to three stories at no more than 35 feet high, with a maximum of 35 percent lot coverage. R-3aa also restricts new development to a footprint no more than 120 percent of the average footprint of surrounding buildings. Alderperson Ellen McCollister, D-3rd, a member of the PEDC, saw this as an important feature of the proposed zoning change, as it “requires proposed developments to be broken up a bit more, so you don’t get a long, unbroken apartment complex that would be totally out of character with the surrounding neighborhood.”

Truame explained to the committee that the current zoning causes undue frustrations for developers who believe they are proposing appropriate development under RU zoning, only to find out the historic district places physical and procedural restrictions on their proposed development. Truame stated, “the underlying zoning remains RU which encourages large development, but the historic district conflicts with some RU allowances; the proposed rezoning would help bring higher density development that would be consistent with the character of historic districts.”

The committee voted unanimously to circulate the proposals, which PEDC Chair Seph Murtagh, D-2nd, explained is standard procedure. “The proposal will be circulated to pertinent boards, committees, staff and agencies of the city, and they will have a chance to weigh in, and then the proposal will come back to the committee in November with any comments it receives.” The committee plans to vote on the proposal at the Nov. 13 meeting. If it passes it will move on to Common Council in December.


Here's the link:
http://www.ithaca.com/news/cornell-h...9bb2963f4.html
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^ Sorry for not responding sooner ckh, been kind of busy lately. Always nice to see positive news about Ithaca and its economy. Thanks.
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Old Posted Oct 29, 2013, 11:32 PM
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Not the kind of news I like about my old neighborhood. From the Daily Sun:


Many Reasons for Empty Storefronts in Collegetown, Landlords say

OCTOBER 29, 2013 12:12 AM
By SARAH CUTLER


Landlords and tenants agree: commercial vacancies in Collegetown are on the rise. But there is no such consensus among parties on the reasons behind the increase.
Green Café, a former 24-hour eatery in Collegetown, has been closed since April 2010. The space, which sits on prime real estate on the corner of College Avenue and Dryden Road, is not the sole empty storefront in Collegetown.
While landlords blame national economic trends, city politics and business practices for vacancy, tenants accuse landlords of charging excessively high rent prices and having lease agreements that Chuck Cooley, owner of Classic Optical on Dryden Road, called “hostile.”
“If people are going out of business, the question is, what’s driving them out?” Cooley said. “Is it a poor business model, or are franchise fees too high, or is it the person who talked them into the lease who said there’d be more foot traffic than there is? There’s a ton of different things that go into it.”
Jason Fane, a Collegetown landlord and developer for the Ithaca Renting Company, said excessive available retail space, extensive regulations and competition with online businesses are behind vacancies in Collegetown.
He noted that much of the vacancy is in what landowners see as “development sites,” where landlords must choose between long-term rentals to “good tenants” — who “stay for a long time, pay their rent on time, honor all the provisions of the lease and don’t cause noise or other problems” — and short-term rentals, which tenants with strong businesses likely don’t pursue since they won’t have time to make up their investment during the course of the lease.
Fane also blamed some of the vacancy in Collegetown on novice businessowners.
“Many tenants in Ithaca rent a store and underestimate the cost to properly open the business, have a poor operation and go out of business quickly,” he said in an email. “Some confuse knowing how to cook with knowing how to run a restaurant business.”
In development sites in Collegetown, he said, landlords are waiting for the City to pass a form-based zoning code for Collegetown that has been in the works for four years. While he does not keep retail vacancy statistics, he said, it appears there has been an upward trend in vacancies since the City announced its plan to rezone central Collegetown.
“Until it is passed, landlords either can’t comply with the existing law or don’t know what to tell their architects to design,” Fane said. “Retail vacancy in Collegetown has increased due to many stores on development being held off the long-term market while owners wait for a new zoning law.”
Common Council member Graham Kerslick (D-4th) disagreed with Fane, saying that landlords should not wait for the new code to start filling their properties.
“I don’t know why people would be waiting on a zoning law. Though there is a Collegetown plan being developed, it’s not suddenly going to change the structure of Collegetown overnight — these processes take many years, and in the meantime, these vacant properties are going to be staying vacant,” he said. “To be frank, I don’t really buy that argument. Presumably, it’s better to have two years of rent than two years of vacancies.”
Though he does not know the cause of vacancies in Collegetown, Kerslick said he does not think the number of vacancies is worse than it has been in the past, he said.
Still, he said he is interested in “digging deeper” into the reasons that some streets are thriving, while others have more vacancies.
“Sometimes, people suggest that it’s a particular owner that is the reason spaces are vacant. We should find out if there are correlations with vacancy rate and how people do business,” Kerslick said.
Collegetown tenants, however, seem to agree that what is keeping buildings empty are forbiddingly high rent prices.
Natalie Sweeney, owner of the new Natalia’s Boutique on Dryden Road, said rent is “absolutely” the reason for vacancies. For her 1,010 square-foot store, she pays $2,000 each month for rent. Anywhere else, for the same amount of space, Sweeney said she would be paying $1,000 per month. The rent just gets higher as stores get closer to the “main drag” of Collegetown, she said, with some of the stores there paying more than twice her rent.
Michelle Green, the owner of Acute Style, added that, “the biggest thing is that the rent is super high — it’s getting to the point where you can’t keep up with your profits.”
Cooley called the number of vacancies in Collegetown “atypical,” pointing out the disproportionate number of vacancies across the street from his store in the spaces owned by the Ithaca Renting Company.
The nationwide economic downturn has not helped matters, said Matthew Taylor, general manager of Stella’s. Restaurants in particular are suffering because people do not have as much disposable spending money to go out, he said.
All Collegetown business also struggle with the “ebb and flow” of Cornell’s schedule, Taylor added.
“Our business is closely tied to student population, and when there are breaks, that hurts us,” he said.
While it is possible to own a successful business in Collegetown, it is not easy to balance the long breaks in the academic calendar, according to Cooley, who noted that some businesses, including Plum Tree, simply shut down during breaks.
“Most restaurants are trying to survive on nine months of income and 12 months of expense — it’s an awful business model,” Cooley said. “There are success stories — Aladdin’s been there for 25 years — but it’s difficult to get it done. You have to have the right business, and you have to do all the right things for marketing.”



Here's the link:

http://cornellsun.com/blog/2013/10/2...collegetown-2/
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