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Backers of 11-story building by Ithaca Commons take case to publicNEWS (HTTP:// ITHACAVOICE.COM/CATEGORY/NEWS/), TOP (HTTP:// ITHACAVOICE.COM/CATEGORY/TOP/) ,TREBLOC SITE PROPOSAL (HTTP:// ITHACAVOICE.COM/CATEGORY/STORY-DATABASE/TREBLOC-SITE-PROPOSAL/) / SEPTEMBER 11, 2015 / BY BENEDETTA LUCIANA SARA CARNAGHI(HTTP:// ITHACAVOICE.COM/AUTHOR/BENEDETTA-LUCIANA-SARA-CARNAGHI/)
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ITHACA, N.Y. — After a proposed 11-story building called “The State Street
Triangle Project” was criticized (http://ithacavoice.com/2015/08/it-doesnt-
look-like-ithaca-11-story-building-criticized-at-city-hall/) at City Hall by
several members of Ithaca’s planning board, its developers met with the
community about the proposal. The public meeting was held on Thursday at
Coltivare in downtown Ithaca.
“We thought it would be a good time to hold a meeting away from City Hall,
where we could actually have a dialogue with the community outside of that
process,” said Scott Whitham – of Whitham Planning & Design, LLC,
coordinator of the project.
The project has already undergone several changes. “We began with various
thematic designs about six months ago and then moved forward from there,”
Whitham said.
Noah Demarest from Stream Collaborative presented the project’s
evolution. “Our role here as the local architects is to help Kelly Grossman
architects make the project more contextual to Ithaca,” Demarest said.
Initially the building was fairly modern. Demarest showed the very early
concept they came up with: “What this was trying to do is to break the
building up more horizontally rather than vertically and really try to make a
more traditional 3-part building where there is a strong base and pedestrian
scale,” he said.
“The other thing that we did is the introduction of another type of building on
the corner which would really break this into two different styles. So again
this was an early concept and the building has continued to evolve and we’ll
just talk through some of those evolution.”
He showed the scheme that was sent to the planning board last month. “As
you can see, it retains a lot of the features that the building had initially, but
we have introduced a new building façade along State Street where we broke
this up into three very distinct parts. In addition we also dropped this story to
create a roof terrace, an outdoor space at the very top level, the 11th story,”
he said.
(http://ithacavoice.com/wp-content/uploads/2015/09/Screen-Shot-2015-09-11-at-
9.30.43-AM.png)The new proposed renderings
(http://ithacavoice.com/wp-content/uploads/2015/09/Screen-Shot-2015-
09-11-at-9.31.57-AM.png)
According to Demarest, the local architects’ main goal is “to enhance the
pedestrian experience and carry the same character and amenity of the
Commons across the street and really all the way down in front of the
building.”
After receiving feedback from the planning board, Demarest said they
“worked hard with the development team and with the architects to see what
could do to continue to erode away this building to make it less massive.”
“Earlier this week
we’ve dropped the
corner – what many
would argue is the
most important
corner that faces the
(http://ithacavoice.com/wp-
content/uploads/2015/09/Screen-Shot-2015-09-11-at-
9.39.58-AM.png)Photo of last night's meeting
CONTENT CONTINUED BELOW
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ANNOUNCEMENT
Commons, an entire
story. We dropped
this down to 10
stories, and we’ve
created that outdoor
terrace space which
would have pretty
stunning views of the
lake at this point,”
Demarest said.
The project now
includes six different
buildings with six
different
architectural styles.
“One of the things
we are doing with
these separate
buildings is really
trying to take
inspiration from the
architectural details
downtown of the
Commons and other
really great buildings
around the country,”
Demarest said.
According to Whitham, the planning board had also asked them to work with
the city to examine the intersection as part of their design work, and to look
for ways to improve the pedestrian experience. The new schematic proposal
for the intersection, designed with SRF Traffic Consultants and T.G. Miller
Engineers, “takes away the slip lane and improves the turning radius for large
vehicles, at the same time as increasing the pedestrian area and making an
experiential connection to the Commons,” Whitham said.
Whitham and Demarest answered the questions of the crowd, together with
Vicki Taylor Brous, Communications, Mike Peter, President and CEO of
Campus Advantage of Austin, TX, and Ronnie Macejewski, Senior Vice
President of Development Services.
One of the Ithacans’ main concerns was that this was going to be “a
monocultural building of all students.” According to Whitham, “that was not a
desirable thing for the city to have,” so the developers “went back to the floor
plans and designed 60 % of the units as studios, one bedroom or two
bedrooms, to create the opportunity for a more diverse resident population.”
(http://ithacavoice.com/the-ithaca-voice-series-page-catch-up-with-the-crucial-
ithaca-stories-you-may-have-missed/)Click on the Ithaca Voice Story Database to learn more. Stories on this topic are filed under "Trebloc site draws 11-story building
proposal."
Ronnie Macejewski said that the beds went from 620 to 582. The rents will
range from 980 to 1600 dollars per bed, which includes everything from
Internet and utilities to fitness center.
Despite this move away from the student model, many Ithacans are still
concerned that downtown Ithaca is really not for the people who live there
and have been paying taxes for a long time, and that the Commons is
becoming a “boutique alley.” Furthermore, some expressed concern about the
lack of parking spaces in the area and the possibility of an increased traffic.
The developers reminded the audience that the next appointment will be the
September 22nd Public Hearing at City Hall on the project, where any public
comments will become part of the public record.
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