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  #1621  
Old Posted Jan 11, 2014, 10:32 PM
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Here's an interesting housing project in Ithaca which Jason from the IthacaBuilds site posted:

http://ithacabuilds.com/2014/01/06/t...ers-ithaca-ny/

I think this could help the affordable housing issue in Ithaca, increased density.
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  #1622  
Old Posted Jan 12, 2014, 8:26 PM
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Interesting design and concept. I wonder if it will become more popular in Ithaca as a way to increase density, offer affordable housing and to satisfy those with eclectic tastes.
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  #1623  
Old Posted Jan 13, 2014, 3:05 PM
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Quote:
Originally Posted by ckh View Post
Interesting design and concept. I wonder if it will become more popular in Ithaca as a way to increase density, offer affordable housing and to satisfy those with eclectic tastes.
Compared to other nearby cities, I think designs like this will have a greater presence in Ithaca, where there tends to be an appreciation of the eclectic. But these designs will still be in the minority. For kicks, I decided to prowl Craigslist for an idea of some other new, local rental construction.


New units, Kendall Avenue

New units, Coddington Road

New duplex, Wiedmaier Court

Duplex built last year, Lincoln Street

For the record, the first two were previously undeveloped lots in built-up areas on the city-town line near IC. The third is in a small development in the town just southeast of the city-town line, and the fourth a redevelopment in the Fall Creek neighborhood.
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  #1624  
Old Posted Jan 18, 2014, 2:11 AM
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ckh, I hope this type of development can take hold in Ithaca, maybe along the Seneca & Green street sides of the West State street corridor. Seems like it would fit into the new zoning proposal.

Vis, thanks for showing some additional housing options in the city. I really like that duplex on Lincoln Street.
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  #1625  
Old Posted Jan 18, 2014, 2:13 AM
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Here's a news report about a new business incubator proposed for an older building in downtown Ithaca (from WBNG TV)

http://www.wbng.com/news/local/Ithac...240640031.html

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  #1626  
Old Posted Jan 26, 2014, 8:56 PM
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A step forward for the Ithaca/Tompkins Airport:

Video Link
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  #1627  
Old Posted Jan 26, 2014, 9:01 PM
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Great info provided by Jason at Ithacabuilds about where Ithaca College got its start:

http://ithacabuilds.com/2014/01/11/h...e/#comment-100
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  #1628  
Old Posted Jan 30, 2014, 11:18 PM
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Article regarding development in downtown Ithaca (from Ithaca.com):


Downtown Vision in the New Year


Posted: Wednesday, January 15, 2014 12:00 am
Gary Ferguson, Executive director Downtown Ithaca Alliance


Every year about this time we take pause to recount and recall what happened in the past year in downtown Ithaca. There is certainly much to recount. But, let’s not look back this time; rather, let’s look ahead.
First, there will be a new pedestrian mall—a state-of-the-art public space designed by Sasaki Associates, one of America’s leading designers. The new Commons will be open and bright. It will allow for outdoor dining and merchant displays. It will return foliage yet maintain the vistas and views of the hills and historic buildings that have opened up for people to see. The new Commons will have an incredible and dynamic performance space, a community fountain, and a playground. It will look and feel like a top-rate public space. All this will arrive by fall of this year, so this part of the vision is unfolding before our eyes.
Second, there will be more and more people staying at hotels and lodging downtown. The Marriott Hotel, the Hotel Ithaca (former Holiday Inn); the Hilton Garden Inn; the Argos Inn; the Dewitt Park Inn; the William Henry Miller Inn; and a potential future Hampton Inn project total over 550 rooms. This represents a renewable source of customers and pedestrian traffic for downtown shops and eateries and a critical mass of rooms to support conferences and meetings that can take place in the proposed new Hotel Ithaca conference center.
Third, there will be growing number of people who call downtown home. Today some 700 people live in the 22-block Ithaca Downtown Business Improvement District. With over 200 units planned or committed to be built in the next two years, we are creating a new 24/7 neighborhood. This is a place where young professionals and retirees alike will enjoy living in a dynamic urban setting.
Fourth, downtown is taking alternative transportation seriously. Today, you will find Carshare locations, numerous bike racks, and fast, frequent TCAT bus service between Downtown and Cornell. In the future, transit corridors will provide fast, rapid service between Downtown and Cornell, Ithaca College, and the West End/Waterfront area.
Fifth, downtown will continue to grow as a family entertainment center. Today, we feature Cinemapolis, a stadium seating, five screen art film complex; the 1,600-seat historic State Theatre; the Kitchen Theater; CSMA; the public library; and a throw-your-own pottery shop. In the future, this list of entertainment attractions will only continue to grow. Projects such as the new TC3 Cultivare culinary arts center will be a resource for the region.
Sixth, downtown will continue thrive as our community’s living room and rec room. The new Commons will prove to be an excellent host for community events—formal and informal.
Seventh, we will continue our tradition of making downtown Ithaca a center for visual arts. We will redouble our efforts to achieve the goal of engaging each and every visitor to downtown with one or more public art pieces—be they sculptures, murals, or paintings. Downtown will be the place for artists to work, the place to find art, the place to experience art—not only on Gallery Nights but year round.
Eighth, downtown will become the region’s most interesting retail-shopping destination. We are not and will not be where you find big box stores. Rather, downtown is where you find distinct, one-of-a-kind shops and boutiques. In a world increasingly dominated by Internet shopping, downtown will offer experiential shopping—something that the Internet will not be able to master.
Ninth, downtown will grow as a place to for eating and drinking. Today, food and beverage is the number-one draw for bringing people into Downtown. This trend will accelerate. The new Commons will allow for café tables and outdoor dining, adding to the current 16 businesses that currently feature outdoor dining.
Finally, our vision of downtown is that it will be a place for everybody—a place where diversity in age, income, race, ethnicity, gender, physical ability, and sexual orientation are shared and celebrated.
Our downtown will be denser and taller, but will be even more intimate and pedestrian-friendly at the ground level. It will honor and showcase historic preservation while supporting new development and new buildings.
This is our vision of the future of downtown—a future now in the making. Keep visiting downtown in the weeks and months ahead as we build a new and exciting future. •

Here's the link:
http://www.ithaca.com/opinion/downto...a4bcf887a.html
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  #1629  
Old Posted Feb 1, 2014, 12:51 AM
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The Cornell University health center proposes an expansion. (from the Daily Sun)

Gannett Health Services to Expand by 2017

JANUARY 31, 2014 1:05 AM

By NOAH RANKIN


With Gannett Health Services currently unable to “accomodate current campus health needs,” the University plans to more than double the overall size of the center by 2017, according to University officials.

The University will expand the center’s usable space from 25,000 square feet to 52,000 square feet and update the facility to comply with current health standards. As part of a $55 million renovation, the expansion will allow space for patients in crisis, according to Sharon Dittman, associate director for community relations at Gannett.

Gannett’s current building, which dates back to 1956, will expand primarily in the back of the building, Dittman said. Other renovations will include a redesigned lobby area for general information, new visiting and examination rooms and a renovated and relocated entranceway facing Ho Plaza.

The additional space will increase the size of waiting areas, offices and exam rooms, since many existing spaces are too small to accommodate Cornell’s student population, according to Dittman.

Ithaca’s Planning and Development Board reviewed the sketch plan for the renovation — which includes a summary and renderings of the project — Tuesday. The final plan will be reviewed in April, and construction will begin in March 2015 and end in Aug. 2017, according to Dittman.

Dittman said the University has been exploring options to improve the health services facility “since the middle of the last decade,” though the project was originally tabled in 2009 due to the financial crisis.

“The pressures on the Gannett facility had required several health services departments to move out of the building, staff in the building to work in increasingly tight spaces [and] the growing number of patients and clients to crowd into tighter waiting areas, exam rooms and counseling offices,” Dittman said.

According to Dittman, Gannett was last renovated in 1979, when there were 5,000 fewer students, demand per student was lower and there were fewer regulatory compliance requirements.

“The current facility was not designed to accommodate current campus health needs, nor to facilitate the provision of integrated health care services,” Dittman said. “The project is envisioned as a transformation of the university health services facility.”

The project cost will be funded by a “unique partnership among the deans of all of the schools and colleges, the administration and donors,” Dittman said.

Two-thirds of the project funding will be covered by the colleges and administrative units and are already in place, while the remainder is still being raised through philanthropy, Dittman said. Last July, Cornell Board of Trustees Chair Robert S. Harrison ’76 and his wife, Jane Harrison, donated $5 million to the project, The Sun previously reported.

The project will be completed with assistance and design from local architectural firms Chiang O’Brien Architects and Trowbridge Wolf Michaels Landscape Architects LLP. The co-founder and president of Chiang O’Brien Architects, Grace Chiang ’81, studied architecture at Cornell and has worked on projects for the University since the 1990s.

“Chiang O’Brien Architects is delighted to be working on this extremely important project with the University to transform the health center in a way that will allow the physical facility to support their expansive health care services,” Chiang said. “We are extremely pleased that the University chose us to design this facility for them.”

Dittman said the Gannett staff looks forward to working with Chiang’s firm, as well as the prospect of the renovation in general.

“The entire Gannett team shares a sense of excitement and gratitude for this opportunity to engage with the architects, the campus community, and our generous benefactors to build a facility that ­­reflects the centrality of health in Cornell’s values and mission,” she said.

Here's the link (which includes some renderings):

http://cornellsun.com/blog/2014/01/3...xpand-by-2017/
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  #1630  
Old Posted Feb 1, 2014, 9:10 PM
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Fun video about Cornell:

Video Link
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  #1631  
Old Posted Feb 6, 2014, 12:00 AM
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Interesting article about the new Ithaca Neighborhood Housing Services apartment building located in downtown. Breckenridge is a mixed income development. Some pics are included in the article from the Ithaca Journal (http://www.ithacajournal.com/article...nclick_check=1)


Ithaca's Breckenridge apartments a milestone for housing agency, downtown
Six-story apartment building is INHS's largest

8:39 AM, Feb 5, 2014
Written by
David Hill

For 18 years, Carol Rubenstein lived in an apartment on Giles Street. The landlord maintained it well, and it has room, but walking into town was getting dangerous because the route is steep and twisty, and the sidewalks are not so smooth, especially in winter. And with a respiratory condition, she wanted a new apartment less likely to have the dust common in older buildings.

So when she learned in August about rental opportunities at the Breckenridge Place building, then under construction on Seneca at Cayuga streets downtown, she entered the lottery for an interview. She got it. Now, she lives in a one-bedroom unit with a view.

“I thought I’ve got to do this now because I’m looking toward the next phase of my life, may it continue,” Rubenstein said last week during a break from moving in. “It has a nice view. You can even see mountains. And it’s a lot of lovely light.”

And the location can’t be beat: “It’s easier for me to get around, because I can walk to places or take the bus without being afraid of tripping or falling downhill all the way down to the bottom.”

Breckenridge Place opened for occupancy in January on the site of the former Women’s Community Building. At 50 units, it is the largest rental project undertaken by Ithaca Neighborhood Housing Services, a not-for-profit development corporation that promotes affordable rental housing and home ownership.

It is also the first affordable-housing project in downtown Ithaca in four decades, since the McGraw House senior complex was built on Geneva Street, said INHS Executive Director Paul Mazzarella.

The opening is the culmination of the key downtown intersection’s transformation. The Women’s Community Building was owned by the city Federation of Women’s Organizations, founded in 1910, served as a home for many nonprofit organizations and provided community meeting space until the organization decided to sell it. INHS bought it in 2012.

It is named for Juanita Breckenridge Bates, an early leader of the women’s rights movement in Tompkins County and a founding member of the federation.

“We’ve always wanted to put our affordable housing in the most convenient location for people, which is downtown,” Mazzarella said. “It’s very close to transit, it’s very close to all the services that people want to use, restaurants, entertainment.”

Like most INHS rental properties, apartments are reserved for tenants who meet low- or moderate-income requirements. Monthly rents range from $616 to $872 for one-bedroom apartments, and $738 to $1,047 for two-bedroom units. While many of the tenants in the two dozen units rented so far are seniors, it’s not reserved for people of any particular age.

INHS developed the $14 million Breckenridge Place with Pathstone Corp., a Rochester-based, not-for-profit community development organization. Both organizations put up some of their own money, but the main source of funding is the federal low-income housing tax credit program, in which investors receive tax credits on any profit they make, Mazzarella said.

Other funding came from the New York State Housing Trust Fund Corp.; the Federal Home Loan Bank of New York; Tompkins Trust Co.; a local affordable-housing trust fund supported by Tompkins County, city government and Cornell University; and federal community development funds controlled by the City of Ithaca.

City officials for years have been pushing denser downtown development, particularly in housing, and Mazzarella said the business community has supported Breckenridge, including an endorsement for funding from the Downtown Ithaca Alliance, which runs the downtown business improvement district.

“I don’t think you find that in a lot of communities, where the people who own businesses downtown are embracing the idea of putting affordable housing in that downtown,” Mazzarella said. “We think it’s a showcase for how the downtown can develop.”

It’s also a departure in construction for INHS, which up to now has either rehabilitated older structures or built relatively small apartment buildings out of downtown.

Breckenridge is six stories tall, constructed of steel and concrete on pilings driven into the ground beneath. Early plans called for ground-floor retail space, but funders did not support them.

INHS is seeking highest-level platinum certification under the U.S. Green Building Council’s Leadership in Energy and Environmental Design program.

Features include triple-pane windows — many with screens to allow residents to open them — south-side sunshades for summer, and passive-solar heating for winter; and low-emissions paints and carpets. Breckenridge Place uses an air-to-air heat pump system for heating and cooling, of the kind being used in Europe, Asia and some new office buildings.

“It’s basically a refrigerant kind of air conditioning system that runs in reverse,” said Scott Reynolds, INHS director for real estate development. “There are units on the roof that suck heat out of the air on a 10-degree day like today and blow hot air into the units. Everybody controls their own air conditioning, their own heat.”
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  #1632  
Old Posted Feb 12, 2014, 4:16 PM
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Article about the progress of Seneca Way building (there are pics in the link).

Ithaca's Seneca Way building nearly done, filling up

Written by
Simon Wheeler

Half the luxury apartments in the new 140 Seneca Way building in Ithaca are already rented as construction nears completion in a few weeks.

“We expect to be at full occupancy over the next couple of months,” said Marc Newman, of Binghamton, the president of Newman Development. “At this juncture we are very pleased with where we are.”
There are 38 one and two-bedroom apartments on the upper floors and 9,000 square feet of office space on the first floor. The building, a $10 million project, is owned by Bryan Warren of Cayuga Heights and Newman Development Group of Vestal.
The residential tenants are a mix of empty-nesters and professionals who want to live in an urban downtown setting, according to Warren. The commercial space is rented by Warren Real Estate and the Park Foundation, which will move in when their space is finished later this winter. Completion is anticipated in late March if weather cooperates.
Rents range from $1,600 per month for a one-bedroom apartment on a lower floor to $2,800 for a fifth floor two-bedroom.
Among the building’s features is custom cabinet work in the kitchens by Northeast United Corp. of Windsor that run the height of the 9-foot ceilings. The security system in the building can be tied into a smart phone so tenants can let guests in even when they are out of their apartments.
Tenants have the use of a roof terrace, on-site parking, fitness center, bike storage with a work bench. Each apartment has full-size washers and dryers, and stainless steel appliances. There is some underground parking available.
Newman Development has developed more than 10 million square feet nationally.
“We’re very proud to be in Ithaca, excited and truly love the people here,” Newman said.


link:

http://www.ithacajournal.com/article...one-filling-up

A bit out of my price range.
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  #1633  
Old Posted Feb 13, 2014, 10:26 PM
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An article regarding the effort to set new zoning laws for the Collegetown neighborhood in Ithaca. From the Cornell Sun:


A conceptual view of what Linden Ave. could become under proposed zoning changes to Collegetown. The hypothetical view looks towards Dryden Rd. (Courtesy of the City of Ithaca)

Ithaca Officials, Residents Discuss Collegetown Zoning Ordinance

FEBRUARY 13, 2014 1:04 AM
By ANNIE BUI

Ithaca residents and members of the City’s Planning and Economic Development Committee deliberated over changes to Collegetown’s zoning ordinance at a meeting Wednesday.
The proposed changes would help promote high-quality construction and protect the character of established residential neighborhoods in the area, according to Alderperson Graham Kerslick (D-4th Ward), who is also the executive director of the David R. Atkinson Center for a Sustainable Future at Cornell.
Under the plan, the Collegetown area would be split into two types of districts. While four zones are designated for residential use, the remaining two are designated as mixed-use for both residential and commercial purposes. According to a City document, each type of district would be subject to its own specific building regulations and restrictions.
Landlord Jason Fane expressed his support for the zoning of Collegetown, citing the multiple benefits that the ordinance would bring to the area.
“New buildings will provide superior housing and improve the appearance of Collegetown … many existing buildings are over 100 years old,” a representative for Fane said. “New buildings [would also] mean more jobs. [It’s] time for the city to maximize the objectives of this law.”
Jan Rhodes Norman, co-founder of Local First Ithaca, reflected on the importance for the city to adopt a business-friendly zoning ordinance.
“Collegetown rezoning has still not been resolved. We all live in the same city, and therefore there should be some give and take.” — John Novarr
“GreenStar [Cooperative Market] has had plans to open a new satellite store in Collegetown … it fit[s] into this type of new development — smart growth and new urbanism,” she said. “When the project was first brought up, the issue was the on-site parking … [we] encourage the city to adopt a zoning ordinance that doesn’t make it harder to achieve [such a development].”
Norman was referencing developer Josh Lower’s ’05 proposal to construct a housing complex and a GreenStar market on College Avenue, which hit a roadblock due to the city’s parking laws, The Sun reported in May 2012.
Some residents expressed apprehension over the new Collegetown zoning ordinance.
“Collegetown has radically changed in the last 50 years; most residents raising families have disappeared,” Ithacan John Graves said. “Landlords have built large apartment complexes … too much shock has happened too quickly and negatively impacted the city.”
Graves added that he was “anxious” to see “housing diversity being built back into the Collegetown-area plan.”
Other members of the community added that while the ordinance was not “perfect,” it was time for the City to pass the zoning law.
“Collegetown rezoning has still not been resolved,” John Novarr of Novarr-Mackesey Property Management said in a written statement. “We all live in the same city, and therefore there should be some give and take.”
In another written statement submitted to the committee, resident Mary Tomlan ’71 echoed Novarr’s sentiments, saying that while “many of the ideas of the proposal [were] laudable,” several inconsistencies remained.
Members of the Common Council said they were “keen” to move the ordinance forward, hoping to smooth out its details at a later time.
“Pragmatically speaking, given land pressures and where the process is, my gut [feeling] would be to move forward what we have, but with an open mind,” Alderperson Ellen McCollister ’78 (D-3rd Ward) said. “Move this now, and if it’s not working, I think we have a very open group here to revisit it.”
Mike Niechwiadowicz ’68 of the City’s Building Division agreed with McCollister, saying “[he] would personally like to see it go forward even if [he saw] things in there that [he would] want to change right now.”
Common Council members unanimously voted for the ordinance to be moved forward to the March Council Meeting.


Here's the link:
http://cornellsun.com/blog/2014/02/1...ing-ordinance/
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  #1634  
Old Posted Feb 15, 2014, 9:42 PM
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Man, I don't know if I'm going to recognize the city the next time I go down there. A lot of development is occurring and with great results.
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  #1635  
Old Posted Feb 17, 2014, 2:13 AM
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Man, I don't know if I'm going to recognize the city the next time I go down there. A lot of development is occurring and with great results.
Believe me ckh, I feel the same way.

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  #1636  
Old Posted Feb 20, 2014, 11:51 PM
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Nice to see Ithaca's COL is in line with Upstate cities:


Ithaca's cost of living rated third-lowest in NY

6:48 PM, Feb 19, 2014
Written by
| Staff report
@ithacajournal


Ithaca has been ranked as the third-lowest cost urban area in New York state by the Center for Regional Economic Competitiveness, the Tompkins County Chamber of Commerce announced Wednesday.

Ithaca’s index of 103.2 was behind only Buffalo, at 99.5 and Rochester, 102. The Cost of Living Index measures differences in the cost of consumer goods and services such as grocery bills, housing, utility, transportation, health care, and miscellaneous goods and services. Ithaca’s slightly above-average housing and energy costs pushed its index above the 100 norm, according to the chamber.

The index is based on more than 50,000 prices covering 60 different items for which prices are collected three times per year by chambers of commerce, economic development organizations and university applied economic centers in each participating area. The chamber and Tompkins County Area Development have contributed information to the survey since 2006.

Chamber President Jean McPheeters said Ithaca’s housing costs have decreased in comparison to some other communities while food costs are comparable to many areas of the country.

Here's the link:

http://www.ithacajournal.com/article...hird-lowest-NY
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  #1637  
Old Posted Feb 22, 2014, 12:22 AM
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I spotted Ithaca in the new StartUpNY.com commercial. Not much, but it shows the city & Cayuga Lake from Ithaca College at 0:10 and then switches to Cornell campus until0:15,

Video Link


Oh well, I felt a little home sick.
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  #1638  
Old Posted Feb 26, 2014, 5:15 PM
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Interesting info and summary of proposed changes to Collegetown Terrace project provided by our friend Visiteur in one of his website's entries:

http://brancra.wordpress.com/2014/02...etown-terrace/


I am a bit concerned that so many parking spaces being eliminated could be an obstacle to the needed variance pasing. I guess it's a wait and see.
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Old Posted Feb 27, 2014, 3:47 PM
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Quote:
Originally Posted by Ex-Ithacan View Post
Interesting info and summary of proposed changes to Collegetown Terrace project provided by our friend Visiteur in one of his website's entries:

http://brancra.wordpress.com/2014/02...etown-terrace/


I am a bit concerned that so many parking spaces being eliminated could be an obstacle to the needed variance pasing. I guess it's a wait and see.
Hi Ex! The parking issue is going to be tricky. The city has been making moves with revising their zoning such that mandated parking would not be a requirement, but I don't think this parcel is included (it affects the parcels close to the College/Dryden and College/Eddy intersections). If Novarr-Mackesey can provide a third-party study, I think it can be passed. The local sentiment favors this over more student rental home conversions (which, I note, is creating some heated debate near IC). I would love to see this increase commercial activity in the Collegetown and State Street corridors, but C-town is an awful market for commercial rentals (seasonal traffic, expensive), and downtown is out of the way for most of the renters.
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  #1640  
Old Posted Mar 1, 2014, 1:42 AM
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Old Fart Forumer
 
Join Date: Aug 2002
Location: Live in DC suburbs-Maryland
Posts: 22,154
Hey Vis,

I do hope some of the single family residential homes don't convert. Though it does take a determined family to be surrounded by thousands of students.

I guess I was so use to walking between downtown & Collegetown (in my youth) that I figured Cornell students would be able to enjoy both areas.

Of course now I'd be taking the bus instead of that long uphill climb (too old & fat).
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