DOWNTOWN ITHACA BUILDING A NEXT GENERATION CITY
ROUND 4 DRI APPLICATION FOR THE SOUTHERN TIER REDC BASIC INFORMATION & T.O.C. 2 EXECUTIVE SUMMARY 3
A. VISION 4 B. JUSTIFICATION 6 C. PROJECTS SUMMARY 12 PART 1 14
BOUNDARIES
PART 2 18
A. PAST INVESTMENT B. FUTURE POTENTIAL INVESTMENT PART 3 39 TABLE RECENT OR IMPENDING JOB GROWTH PART 4 45 OF ATTRACTIVENESS OF OUR PHYSICAL ENVIRONMENT
PART 5 54
CONTENTS QUALITY OF LIFE POLICIES PART 6 57
ROUND 4 PUBLIC SUPPORT DOWNTOWN ITHACA DRI APPLICATION CITY OF ITHACA PART 7 62 DOWNTOWN ITHACA ALLIANCE TRANSFORMATIVE OPPORTUNITIES TOMPKINS COUNTY PART 8 80 CONTACT INFORMATION Gary Ferguson ADMINISTRATIVE CAPACITY Executive Director, Downtown Ithaca Alliance [email protected] PART 9 82
Tom Knipe LETTERS OF SUPPORT Director Economic Development, City of Ithaca [email protected] APPENDICES 113
Svante Myrick A. 2030 DOWNTOWN STRATEGIC PLAN Mayor, City of Ithaca B. DANTER HOUSING REPORT C. HUNDEN FEASIBILITY REPORT D. CLARITAS DATA
DOWNTOWN ITHACA: A NEXT GENERATION CITY /// 2019 SOUTHERN TIER DRI APPLICATION /// page 2 EXECUTIVE SUMMARY BUILDING A NEXT GENERATION CITY
DOWNTOWN ITHACA: A NEXT GENERATION CITY /// 2019 SOUTHERN TIER DRI APPLICATION /// page 3 OUR VISION FOR DOWNTOWN ITHACA A VISION WITH LEGACY In 1997, a vision statement was created for Downtown Ithaca that has served the community for more than two decades. Created by the Ithaca Downtown Partnership, now known as the Downtown Ithaca Alliance, along with help from the City of Ithaca, this vision statement has been guiding redevelopment and revitalization and is reprinted below:
“Downtown Ithaca is the economic, social, and cultural heart of Tompkins County. The Downtown Ithaca Alliance will strive to preserve and develop the central downtown core as the region’s center for banking and finance, business and professional offices, government and community services, downtown residences, and as a retail destination highlighted by unique specialty shops, restaurants, and arts and entertainment.
Downtown serves people who live and work Downtown, City and County residents, college communities, and visitors and tourists.”
As our DRI planning committee worked on this grant application we wanted to acknowledge and affirm this longstanding vision and then suggest that the Ithaca community is prepared to go beyond … to go to another level of downtown revitalization. This is a level that requires DRI support and assistance. The following represents our evolving Downtown vision, being clarified both for the 2019 DRI application and for our 2030 strategic planning work.
We want our revised vision to be aspirational… something that will not come easily and will succeed only with a partner- ship with the REDC and State of New York:
We aspire for Ithaca, Tompkins County, and our Southern Tier region to be regarded as one of the most desirable places for people to live in America. To achieve this aspiration, we need to create and nurture our Downtown center, the place people look to judge and evaluate our attractiveness as a place to live, work, and visit.
WHILE AFFIRMING THE ORIGINAL, CORE VISION FROM 1997, WE SEEK A FUNDAMENTAL TRANSFORMATION OF DOWNTOWN THAT WILL MAKE ITHACA:
zz A visibly diverse and inclusive place that welcomes all; zz An attractive and entertaining place that will serve as a magnet for prospective new residents and visitors alike; zz A regional neighborhood that provides housing options for all incomes; zz A place that businesses, especially technology and creative businesses, seek out to locate and grow;
DOWNTOWN ITHACA: A NEXT GENERATION CITY /// 2019 DRI - VISION /// page 4 zz A place that draws people who love the Southern Tier and New York State back to the area, for oppor- tunities, and to retire. zz A center that is fully and efficiently connected with other key destinations in Ithaca, such as Cornell University, Ithaca College, and the waterfront, and is likewise connected to the balance of Tompkins County as well as the surrounding counties that provide the broad workforce we need to sustain businesses; zz A place that graduating students and young professionals as well as alumni look to as a real and viable option for living and raising families; and zz A place that leads and inspires the continued economic resurgence of the Southern Tier and Upstate NY.
AS WE SEEK TO MOVE TO A NEW AND HIGHER LEVEL OF REVITALIZATION, THE FOLLOWING APPLIES:
We want Downtown Ithaca to be a regionally significant, next generation city, a place that honors its history and culture while boldly anticipating and planning for the future.
DOWNTOWN ITHACA: A NEXT GENERATION CITY /// 2019 DRI - VISION /// page 5 OUR JUSTIFICATION BUILDING A NEXT GENERATION CITY
Like the Downtown Revitalization Initiative (DRI) itself, Downtown Ithaca is all about transformation. In recent years we have worked to build a Downtown that is welcoming, attractive and prosperous – a place that offers a high quality of life and serves as a magnet for Southern Tier tourism and innovative new businesses that spin out from our esteemed institutions of higher education. With the help of strong, collaborative public-private partnerships, we have worked to build a downtown environment and community that is frequently cited Statewide and nationally as a model for smart and successful urban redevelopment.
We are now at a crossroads, a moment in our history when we will either take a major leap forward – a truly generational transformation – or we will stand still. We believe a major DRI investment in Downtown Ithaca is the key to unlocking our full potential and realizing the aspirational vision that we can see just ahead of us.
Our DRI application for Round Four is a compelling template for transformational change in Downtown Ithaca. It outlines the critical infrastructure improvements, placemaking enhancements, and major economic development projects that represent the missing links along our path from being a good downtown to a great one. Individually, the projects proposed herein, would add new increments of strength, vitality and diversity to our downtown. Taken together, they represent a quantum leap, a catalyzing combination that will propel Downtown Ithaca to a new level of excellence while helping the Southern Tier soar as never before.
For the Southern Tier to reach its full potential, all regional partners must work in harmony to leverage every available asset, in the process creating a whole that is greater than the sum of its individual parts. We are indeed stronger together, especially when we work shoulder-to-shoulder to advance our shared interest in a growing, thriving Southern Tier. With bold and visionary leadership from the Southern Tier REDC, we are moving in the right direction, thanks in part to DRI strategic investments in Elmira, Watkins Glen and Owego in the first three rounds.
Yet achieving our lofty aspirations as a region depends on creating and sustaining a world-class symphony of cooperation and collaboration that includes every aspect of our region’s unique character, from our charming small towns that serve as gateways to our extraordinary natural attractions, to our growing centers of education and knowledge economy, to our powerful engines of innovation in next-generation advanced manufacturing.
That’s why the time is ripe to supercharge Downtown Ithaca, to put us on a transformational trajectory that unlocks our highest potential. The continued growth and success of Downtown Ithaca is inextricably linked with the Southern Tier’s continued ascension as a State and national tourism destination, as a hotbed of innovation and entrepreneurial investment, and as a welcoming, inclusive place to call home for young professionals, families and seniors alike.
DOWNTOWN ITHACA: A NEXT GENERATION CITY /// 2019 DRI - JUSTIFICATION /// page 6 OUR ABILITY TO REFINE, REFOCUS AND RECHARGE DOWNTOWN ITHACA’S MOMENTUM DEPENDS ON OUR SUCCESS IN OVERCOMING THREE KEY CHALLENGES:
1) Solving our long-simmering infrastructure limitations, especially parking availability, to support current and future business growth and to improve ease of access that enhances the Downtown Ithaca visitor experience;
2) Ramping up key placemaking initiatives and Downtown infill developments, many of which are stalled and at risk of failure due to significant financing gaps that require public investment to move forward; and
3) Expanding our available housing stock to include a more diverse mix of living options, especially in the affordable, workforce and middle market segments, to mitigate the effects of a growing trend toward gentrification that makes living and working in Downtown Ithaca an increasingly expensive proposition.
Overcoming these challenges through a partnership with DRI will indeed propel us from good to great, ushering in a new era of dynamic, transformational growth fueled by both public and leveraged private investment that will make Downtown Ithaca a Next Generation City and a key driver of regional prosperity for the Southern Tier. ABOUT DOWNTOWN ITHACA Downtown Ithaca is one of the significant attractions of the Southern Tier. Nestled between Cornell University and Ithaca College, our downtown is home to an impressive variety of specialty shops, Ithaca Commons a diverse mix of fine dining and casual restaurants, extraordinary theaters, world-class lodging, and historic architecture.
Anchored by The Ithaca Commons, our car-free pedestrian mall, Downtown Ithaca hosts a multitude of year-round arts, cultural and entertainment events, including four annual festivals, monthly art gallery nights, culinary tours, free live music at our Summer Concert Series, and much more.
We define Downtown Ithaca as the walkable core of our community. If the Ithaca Commons is the central hub, the balance of downtown stretches a mere 3-6 blocks in any direction. Then our downtown is Tompkins Center for History & Culture eminently walkable and compact. For the purpose of this applica- tion, our downtown area is identical to the city of Ithaca Downtown Comprehensive Plan study area (see Part 1: Boundaries).
We selected this area because it serves as the geographic footprint of the Next Generation City we aspire to build with the help of a transformational investment from the DRI.
State Theatre of Ithaca
DOWNTOWN ITHACA: A NEXT GENERATION CITY /// 2019 DRI - JUSTIFICATION /// page 7 The Ithaca Commons is a unique three-block pedestrian shopping area jam packed with more than 100 independently owned and operated shops and boutiques, restaurants, art galleries, service providers, street vendors, and entertainers. In addition, the Commons is lined with some of the city’s most interesting and historic architectural facades, and features the beautifully designed Raimondo DeVincentis Water Fountain, the newly constructed Bernie Milton Pavilion, and a playground. The Commons is truly the centerpiece of Ithaca’s engaging social and civic life.
Tompkins Center for History and Culture, which recently opened this month with REDC and NYS support, has already Cinemapolis become a vibrant cultural destination on the Commons, delivering engaging multimedia exhibits and program experiences on local and regional history and on Tompkins County’s impact on the world.
Ithaca’s Historic State Theatre offers a calendar of events featuring performances of nationally recognized performers, outstanding regional groups, dance companies and theatre troupes. With the non-profit theatre’s dedication to historic preservation, the building continues to be renovated while hosting dozens of events each year. Carl Sagan Planet Walk Cinemapolis, Ithaca’s independent first-run movie theater, hosts evening movies, Saturday and Sunday matinees and an array of special events. A staple in Ithaca’s downtown community for 25 years, Cinemapolis debuted a brand new, stadium seating theater in 2009. The combination of beautiful space and new programming has made it Ithaca’s premier movie theater.
Carl Sagan Planet Walk, a scale model of the Solar System, is named in memory of Carl Sagan, a respected scientist and member of the Ithaca community for nearly 30 years. The Sagan Planet Walk seeks to inspire wonder about the immense scale of the cosmos and our precious and fragile relationship with it. The model, at 1 to 5-billion Cascadilla Gorge Trail scale, just exactly fits in the 1,200-meter distance between the Ithaca Commons and the Sciencenter.
The Cascadilla Gorge Trail connects downtown Ithaca with the Cornell University campus among one of the most picturesque gorges in the Finger Lakes Region. Ascending over 400 feet, this historic set of stone trails and staircases was originally constructed in the late 1920’s, and takes visitors through the gorge formed from ancient bedrock and past six waterfalls. At a leisurely pace, this 1/3-mile section of the trail takes less than an hour from the Treman Triangle Park in downtown to the upper entrance by the College Avenue Stone Arch Bridge. Dewitt Park Historic District Dewitt Park Historic District, Ithaca’s first designated local historic district, consists of 45 contributing buildings and De Witt Park, which was known as Town Square until 1869. The district includes the area developed by one of Ithaca’s founders, Simon De Witt, in the early 19th century. The district includes the historic Boardman House and the Second Tompkins County Courthouse.
DOWNTOWN ITHACA: A NEXT GENERATION CITY /// 2019 DRI - JUSTIFICATION /// page 8 TEN STEPS TO TRANSFORMATION
To achieve and sustain transformational change in Downtown Ithaca, we have iden- tified our current limitations and charted a clear path to overcoming key obstacles. DRI investment will help catalyze transformational change in Downtown Ithaca in ten ways:
1. IT IS NOT ENOUGH TO CONSTRUCT NEW BUILDINGS. We must curate a place that will be a magnet for people and business, one that is competitive on a national stage. Our proposal integrates placemaking, new community amenities, diverse housing opportunities and new economic development projects that together create just such a magnet.
2. DOWNTOWN RETAIL IS FRAGILE. Today’s national retail economy makes it difficult for independent businesses. Changing shopping habits and the rise of Internet commerce has seized an important part of the brick and mortar retail marketplace. Today’s retail must be all about experience. DRI investment will allow us to curate and create a holistic shopping & dining experience in our downtown.
3. RETAINING YOUNG PROFESSIONALS IS KEY TO OUR FUTURE PROSPERITY. Graduates from Cornell and Ithaca College have tickets to go almost anywhere, yet the great research and development generated at Cornell – and the associated spinoff entrepreneurial opportunities - doesn’t have to migrate to China, India, Silicon Valley, Boston, and NYC. Young professionals want engaging career opportunities, a contemporary, experiential lifestyle, and the amenities of a large metropolitan area with the convenience of a small sized city. Do we provide them enough? We can do better, and we will with the help of DRI’s investment.
4. LET’S NOT FORGET THE BABY BOOMERS, WHO REPRESENT A MAJOR SHARE OF OUR REGION’S WEALTH. Where is it written that when you turn 55 or 65, you leave New York and migrate to Florida or other southern locales? DRI investment will help us create a place that baby boomers appreciate and enjoy, a place they can feel comfortable, a place that allows them to experience big city amenities in a small city setting.
5. ATTRACTING MORE FOOT TRAFFIC IS KEY TO THE FUTURE GROWTH OF OUR DOWNTOWN. Downtowns live off foot traffic. Growing online purchasing opportunities have significantly reduced the time people spend shopping at local retail establishments. With DRI investment, many of our proposed projects will grow Downtown’s foot traffic to benefit retailers, restaurants, entertainment venues, and services. A renovated Downtown without foot traffic is not a successful Downtown. 6. WE MUST CREATE A SUSTAINABLE, RESILIENT DOWNTOWN POISED FOR FUTURE GROWTH. In an ever-changing real estate and economic landscape, we must have the structure in place for Downtown Ithaca to sustain itself, even when times get tough, when the national economy sours, when the next new trend arrives, when suburban growth re-energizes. DRI investment will drive sustainability and resilience in our downtown. 7. WE MUST MEET THE DIVERSE HOUSING NEEDS OF OUR ENTIRE POPULATION. We cannot build housing for all who work in Ithaca/Tompkins County, yet we know that people are being forced out of our community due to the lack of housing opportunities. With funding from DRI, we will build new housing for key market segments – middle, workforce, and affordable – and overcome the funding hurdles that make this such a difficult task. 8. DOWNTOWN ITHACA MUST BE THE BACKBONE FOR OUR CITY’S GROWTH AND DEVELOPMENT. It is inefficient and costly to extend transportation services, sidewalks, police and fire protection, water and sewer to the edges of our community. Yet we do not have the adequate backbone facilities to accommodate DOWNTOWN ITHACA: A NEXT GENERATION CITY /// 2019 DRI - JUSTIFICATION /// page 9 the growth we desire in Downtown Ithaca. DRI can provide critical funds to help Ithaca create a modern infrastructure backbone that will meet the needs of new growth and development for years to come. 9. DRI IS ALL ABOUT BUILDING GREAT PLACES WHERE PEOPLE WANT TO LIVE, WORK, AND VISIT. People want to live in Downtown Ithaca, businesses want to locate here, young professionals want to put down roots here, baby boomers desire to remain here, and tourists are poised to visit. DRI investment will help us attract all of these groups to Downtown Ithaca by creating the dynamic, inclusive place they want and expect. 10. UNLEASHING ENTREPRENEURIAL INNOVATION AND CREATIVITY IS VITAL. Cornell University is a world-class institution with global programs and groundbreaking research. Capturing more of the spin-off economic activity generated at Cornell is key to our future prosperity. Downtown innova- tion and creativity is driven by entrepreneurs who have stayed or returned from both Cornell and Ithaca College. With DRI investment, we will enhance our Downtown environment to improve the rate of retention and investment in these next-generation enterprises.
If we can accomplish these ten steps, we will indeed transform Downtown Ithaca. DRI can provide the funding that enables us to achieve this transformation.
OUR UNMET NEEDS
Downtown Ithaca faces five key challenges that must be overcome to become a Next Generation City: INSUFFICIENT HOUSING FOR ALL. Downtown Ithaca is chronically short of housing in key market segments. We struggle to build affordable, middle market and workforce housing due to financing gaps driven by the economics of these segments. Our challenge is not with student housing, which does not require subsidy. Without public support to fill financing gaps, the middle market, workforce and affordable sectors will continue to lag. INSUFFICIENT INFRASTRUCTURE TO ACCOMMODATE FUTURE GROWTH AND DEVELOPMENT. It’s simple: we have run out of parking in the urban core. Increasing our inventory of public parking is critical to the future growth and success of Downtown Ithaca.
INSUFFICIENT FOOT TRAFFIC TO SUPPORT COMMERCIAL GROWTH. We must continually seek to increase opportunities for foot traffic because retail, restaurants, and enter- tainment – the core of any successful downtown – live and die on foot traffic. The educated and younger demographics of Ithaca are online shoppers; we must provide them and others with experiential opportuni- ties to patronize and enjoy downtown.
PLACEMAKING LACKS KEY ATTRIBUTES. It is not enough to build buildings. We must create a dynamic and diverse place that appeals to every demographic, from young professionals to seniors. In downtown revitalization, the “place” is key. DRI invest- ment in our placemaking projects, from a new wayfinding system to downtown WiFi and enhanced recre- ational trails, will take Downtown Ithaca’s sense of place to the next level.
DIVERSIFYING OUR BUSINESS BASE AND CREATING AN INCLUSIVE ENVIRONMENT FOR ALL IS A CORE VALUE. Our strength lies in our diversity and that diversity needs to be fully reflected in the Downtown experience. DRI funding will help us create a more diverse Downtown, both in the composition of its residents and our commercial offerings.
DOWNTOWN ITHACA: A NEXT GENERATION CITY /// 2019 DRI - JUSTIFICATION /// page 10 WHY ITHACA?
DRI’s strategic investment in Downtown Ithaca will allow us to finally put in place the missing pieces of our prosperity puzzle: supercharging new private investments in affordable, workforce and middle-range housing, helping us finance the critical infra- structure that is the essential foundation of our future growth, and driving forward a series of placemaking and community-building initiatives that are vital to creating and connecting the spaces and experiences the next generation of talent demands of the place they call home.
OUR VISION FOR DOWNTOWN ITHACA IS ASPIRATIONAL, TRANSFORMATIONAL AND ACHIEVABLE. We aspire to build a “Next Generation City” that caters to young professionals and families alike by preparing and building the infrastructure and amenities needed to attract, retain and service a diverse population in a livable, walkable, and bikeable community.
We aspire to be a growing regional center that is interconnected to the entire region and that continues to be a powerful engine of talent and business development.
We aspire to a future where diversity and inclusiveness are part of our community fabric and are viewed as compelling reasons to live and work here, with a vibrant downtown that is regarded as a dynamic, attractive, and experiential place.
We can best achieve this vision with DRI assistance in fundamentally transforming Downtown Ithaca to meet these aspirations. WE ARE READY.
The people of Ithaca and our community stakeholders are ready and fully engaged in developing our vision and strategic plan to become a Next Generation City. Our implementation team is deeply talented, creative and collaborative, with a proven track record of meticulous planning followed by incisive execution. For all these reasons and more, Downtown Ithaca should be awarded the Round Four DRI grant.
DOWNTOWN ITHACA: A NEXT GENERATION CITY /// 2019 DRI - JUSTIFICATION /// page 11 DOWNTOWN ITHACA’S 2019 DRI APPROACH A SUMMARY OF POSSIBLE PROJECTS THAT WILL TRANSFORM DOWNTOWN INTO A NEXT GENERATION CITY. A comple description of each transformative project and its impact can be found in Part 7, starting on page 64. A.PLACEMAKING/LIVEABILITY/WALKABILITY PROJECTS A MAJOR COMMUNITY CONFERENCE & MEETING CENTER A 49,000 SF facility with a 12,300 SF ballroom located in the heart of Downtown COMMONS EXPANSION Making the 100 West State block an expansion block for the pedestrian mall DOWNTOWN WAYFINDING SIGNAGE Building a wayfinding signage program that guides visitors to key destinations, including parking BUS DEPOT IMPROVEMENTS Providing the intercity bus depot with amenities to serve the 100,000 annual travelers B.SUPPORTIVE INFRASTRUCTURE PROJECTS REBUILD THE GREEN GARAGE Replace and expand this critical piece of downtown infrastructure that will have a 450 car garage INTEGRATING PROJECTS INTO THE COMMONS SUPERBLOCK With 475 new housing units proposed for this block, we need the connecting infrastructure to support this tight urban development REMOTE PARKING INFRASTRUCTURE Providing assistance to access up to 100 remote spaces for commuters and residents NEW TRAVIS/HYDE GARAGE 400 car garage that would be part of a new housing project at the Gateway complex GREEN GARAGE EAST NEW PARKING 130 car garage that would be part of a new housing project on the east end of the Green garage site WINTER VILLAGE TRAIL (EAST AND WEST) Trail/walkway linking Downtown with the Six Mile Creek gorge to the west and the Southside neighborhood and Route 13 big box district to the east DOWNTOWN UNIVERSAL WIFI Creating the infrastructure to provide universal free WIFI to our visitors and patrons of Downtown
DOWNTOWN ITHACA: A NEXT GENERATION CITY /// 2019 DRI - PROJECTS SUMMARY /// page 12 C. HOUSING PROJECTS & DOWNTOWN AMENITIES GREEN GARAGE EAST- NEW HOUSING A new housing project creating 170 apartment units, along with garage parking VECINO AFFORDABLE HOUSING PROJECT A new 209-unit affordable housing project, along with garage parking, a conference center, and retail BUSINESS STOREFRONT GRANT/LOAN PROGRAM A fund to provide matching grants and/or reimbursed loans to storefront business for improvements and upgrades SENECA/GREEN CORRIDOR AMENITIES Streetscape amenities for the two main vehicle arteries through Downtown Ithaca TRAVIS/HYDE HOUSING PROJECT A new 150-unit housing project to be located in the Gateway complex, along with new garage parking 510 STATE STREET WORKFORCE HOUSING PROJECT A new 50-unit workforce housing project, along with corporate offices and retail 409 STATE/508 GREEN STREET WORKFORCE HOUSING PROJECT A new 50-unit workforce housing project spanning the State/Green block 333 STATE STREET WORKFORCE HOUSING PROJECT A new 50-unit workforce housing project with street retail INNOVATION DISTRICT PLANNING A new City led initiative to create and market an Ithaca innovation district RETAIL INCUBATOR/MAKER SPACE A new project to attract micro-retail in a retail incubator format FOOD HALL (CENTER ITHACA) Creation of a new, contemporary food hall in the Center Ithaca project WEST STATE STREET AMENITIES Streetscape amenities for the main shopping & commerce street in downtown
DOWNTOWN ITHACA: A NEXT GENERATION CITY /// 2019 DRI - PROJECTS SUMMARY /// page 13 PART ONE: BOUNDARIES OF OUR PROPOSED 2019 DRI Geography and city planning help define Downtown Ithaca. Located at the base of East Hill (home to Cornell University) and South Hill (home to Ithaca College), Downtown Ithaca has traditionally been known as the flat, walkable area of the city bisected by State Street.
The target area for our DRI application consists of the BID (Part 1, Fig. 1) plus the West End/West Downtown. This is a walkable, flat, area that comprises the commercial properties up to 5 blocks west of the Commons. Moreover, the West State Street corridor has been rezoned as central business district (CBD) to better allow for the expansion of Downtown into this abutting area. CBD zoning eliminates parking requirements and allows for more height, land coverage, and density.
The Downtown area is projected to be the growth area for Downtown in the years ahead. At just half a mile distant, or a nine minute walk, from the Ithaca Commons, this area is close and directly connected to the Commons via State Street. The area hosts several large commercial lots in transition and underutilized areas and has been experiencing gradual redevelopment over the past several years. It is also the most heavily trafficked transportation corridor, and as such serves as a crucial gateway which is poised for investment and improvement.
The City adopted Phase I of the City’s Comprehensive Plan, Plan Ithaca, in September 2015. The Phase I plan included a City-wide vision and broad goals for the entire community. Phase II of the plan includes the preparation of specific neighborhood and thematic plans.
In the spring of 2019, the City Department of Planning & Development and the Downtown Ithaca Alliance began working jointly to develop an updated strategic plan for Downtown. The result will be a new ten year 2030 Strategic Plan for Downtown Ithaca which will also be the City’s neighborhood plan for the Downtown area, as a Phase II component of Ithaca’s Comprehensive Plan, Plan Ithaca. The boundaries for this Downtown strategy and our 2019 DRI application Downtown Ithaca Alliance are congruent to align with the Comp Plan’s definition BID DISTRICT MAP of Downtown so that the efforts may be coordinated and mutually supportive. Part 1, Fig. 1, DIA Business Improvement District Boundaries.
City planning policies reflect the small, compact characteristic of Downtown. Downtown zoning has been modified over time to allow for dense urban development and encourages in-fill, mixed-use development that is essential for a Downtown with limited geography. In-fill is difficult and expensive but extremely rewarding when done well. The Marriott Hotel is one such example. The 159-room, full service hotel sits on a mere 8,000 SF parcel abutting the Green Garage and the Commons. A former surface parking lot and vacant hillside has become a key part of Downtown Ithaca.
The existing land-use of our traditional Downtown area is linked to these forward thinking planning policies. Unlike many downtowns across America, there are relatively few open surface parking lots. The community has sought to promote development of surface parking, resulting in a downtown profile resembling a larger DOWNTOWN ITHACA: A NEXT GENERATION CITY /// Part 1: Boundaries /// page 14 city --- taller buildings, reliance on public garage parking rather than expansive surface parking lots, and dense development that is set on the sidewalk. The result is a Downtown with strong ground floor and street level pedestrian experiences. With DRI support and continued planning, we expect the density and growth of commercial activity that have been hallmarks of the traditional Downtown area to continue and to expand to the western parts of Downtown.
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S E A V E N U E Part 1, Fig. 2, City Comprehensive Plan, Plan Ithaca - Downtown Sub Area boundaries map.
The City and the Downtown Ithaca Alliance carefully track sites conducive to development. Even with the extensive coverage by existing retail, office, entertainment, and housing properties, there still remain 14 candidate sites for development (or reuse) in the DRI target area. Our proposed projects list for the DRI application uses 6 of these 14 parcels.
The Downtown Ithaca DRI boundaries were created to facilitate new growth and development. Significant public investment is required to create strong physical and psychological connections between the West End and the Commons.
2019 Downtown Ithaca DRI BOUNDAR MAP
Part 1, Fig. 3, 2019 DRI Boundaries.
DOWNTOWN ITHACA: A NEXT GENERATION CITY /// Part 1: Boundaries /// page 15 From Ithaca Bakeryto Tompkins County Public Library 7 min. bike ride 0. mi
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Part 1, Fig. 4, Approximate walking & biking distances within the 2019 Downtown Ithaca DRI Boundaries.
A WALKABLE DOWNTOWN Even with our expanded boundaries, Downtown Ithaca remains a very walkable, pedestrian scale place. Our Walk Score is 97 (out of 100) . One characteristic trait of Downtown Ithaca that facilitates walkability is the proximity and connectivity of Downtown with its surrounding neighborhoods. In many urban places, the downtown is often geographically separated from other residential areas. In Ithaca, the neighborhoods physically abut Downtown, creating the easy flow DOWNTOWN 97walkscore.com is a national site of residents into the Downtown core ITHACA’S that measures the level of walkability of places WALKABILITY throughout the United States, utilizing such This trait also exists in the West State factors as availability of medical, groceries, SCORE transit, and food & beverage. At 97, Down- Street corridor and West End area as town Ithaca’s score is one of the highest in well. Figure 5 shows this relationship New York State. between our Downtown boundaries and the surrounding neighborhoods: East Hill Historic District, Fall Creek, Northside, Southside, South Hill. The national walk score (walkscore.com) measures the level of walkability of places throughout the United States, utilizing such factors as availability of medical, groceries, transit, and food & beverage. At 97, Downtown Ithaca’s score is one of the highest in the state.
DOWNTOWN ITHACA: A NEXT GENERATION CITY /// Part 1: Boundaries /// page 16
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0 E N D 40 O DEWITT VERIZON R T A S MALL IR 200 M L E 0 10 COLLEGETOWN AREA Part 1, Fig. 5: Neighborhoods that connect with Downtown Ithaca A CONNECTED DOWNTOWN A downtown should be well connected to its nearby neighborhoods and other commercial districts. This DRI proposal is designed, in part, to help Downtown Ithaca better make these connections.
Two important connections are crucial to the future of Downtown Ithaca--- the connection with Cornell and Collegetown and the connection with the emerging waterfront area along Ithaca’s flood control channel into Cayuga Lake. Linking this area to Downtown is a logical and essential need for the community in the years ahead. Those connections will happen through the expanded Downtown boundary that forms the basis of our Strategic Planning work and this DRI.
DOWNTOWN ITHACA: A NEXT GENERATION CITY /// Part 1: Boundaries /// page 17 PART TWO: PAST INVESTMENT, FUTURE INVESTMENT POTENTIAL
Downtown revitalization is all about investments, both public and private. It is about syncing these investments so that public investment can stimulate and leverage additional private investment. It is also about building upon the works of the past, using prior development as a foundation for future growth.
In Downtown Ithaca, we have a history of in-fill development, achieved slowly but steadily over the years. This investment has been private development catalyzed by strategic public investments which did indeed achieve their aims of encouraging private investment.
As we survey the past and look ahead to the future, we realize that this prior development has helped us overcome the historic losses and downturns that affected our community. They have helped to make Downtown Ithaca a relevant and resilient place once again in our community and region. But, if we aspire to be a great place and a powerful magnet for next generation young profes- sionals and baby boomers deciding whether to remain in New York or depart for warmer climates, we realize that we must move to a higher level of development and investment. This is a level only accessible with the help of a transformational investment by DRI.
SUMMARY OF DOWNTOWN GROWTH - PAST, PRESENT & FUTURE POTENTIAL
NEW NEW NEW NEW NEW SF ADDED INVESTMENT HOUSING LODGING OFFICE ($) UNITS UNITS SF zz PAST DOWNTOWN (2004 - 2018) 1,378,500 $308,000,000 775 446 257,500 zz CURRENTLY UNDER CONSTRUCTION 216,000 $45,000,000 108 125 24,000
Up To zz FUTURE DOWNTOWN - IN THIS DRI 592,000 $212,000,000 735 -0- 20,000
A. PAST INVESTMENTS: LEARNING FROM OUR PAST Let’s review the peaks and valley, successes and heartbreaks of past investment in Ithaca. For this application we have broken this discussion into topical sections based first on history and then on a sector-by-sector analysis.
DOWNTOWN ITHACA: A NEXT GENERATION CITY /// Part 2: Past & Future Investment Potential /// page 18 HISTORY OF DOWNTOWN ITHACA GROWTH & DEVELOPMENT To understand Downtown Ithaca’s needs and priorities, it is essential to comprehend our history of growth and development, challenges, and our efforts to overcome them.
POSITIVE STEPS NEGATIVE STEPS THE 1800S FOR DOWNTOWN FOR DOWNTOWN 1820’s – Commercial BeginniNGs
The community of Ithaca was founded in 1804 when settlers arrived at the headwaters of Cayuga Lake and encamped in the area that would now be considered the eastern end of downtown at the base of East Hill. Early industry consisted of sawmills for lumber and hostelries for overnight lodging. The remaining 1820 Clinton ✓ House is an example of development from that period. Mills lined Six Mile Creek, making use of its water power. At its founding, the physical location of the hamlet was on dry ground at the edge of the swampland at the southern tip of Cayuga lake.
1800’s – Filling in of the flats
Throughout the early decades of the community, a massive reclamation project was undertaken to fill in the southern swamp land and create the area we know today as “the flats”. This effort spanned several decades, and resulted in the developable land ✓ that today is home to the greater Downtown area, and surrounding Downtown residential neighborhoods of Southside, Northside, the West End, and Fall Creek.
1860’s – Cornell University
Ithaca’s big break as a community came in 1865 (opened 1868) when Ezra Cornell established Cornell University on East Hill overlooking the small city. The impact of the institution was immense and the University soon became a fixture of the community, providing jobs, ✓ leadership, and commerce.
1890’s – Development Wave
Throughout the 1800’s the community added industry, aided first by the Erie Canal and access via Cayuga Lake and later from railroad spurs. In Downtown, a wave of commercial development occurred in the 1890’s, with many of the storefronts on the Commons created at ✓ that time.
DOWNTOWN ITHACA: A NEXT GENERATION CITY /// Part 2: Past & Future Investment Potential /// page 19 POSITIVE STEPS NEGATIVE STEPS THE 1900S FOR DOWNTOWN FOR DOWNTOWN Streetcars and Suburban/Park Development
At the turn of the century, streetcars were the mode of transportation, connecting downtown to new development plots on East Hill and along the lake. The trolley companies created Renwick Park at the southern base of Cayuga Lake, which was soon converted ✓ into the Wharton silent picture studios for several decades. The communities of Cornell Heights and Cayuga Heights were created during this period.
1920’s – Commercial Development Wave
Another wave of commercial development occurred in Downtown Ithaca in the 1920’s. Among the buildings constructed that remain today are the 202 The Commons Bank Building and the historic State ✓ Theatre.
1945 – 1950 – First Shopping Center
Following World War II, the rise of the automobile gave way to the region’s first shopping center- Ithaca Shopping Center, located south of Downtown on the Elmira Road. This was the apex of Downtown as ✓ a commercial hub, with numerous department stores.
1960 – Rt. 13 ByPass
Civic leaders, responding to the national trends, created a Downtown by-pass that moved the main entrance road from Downtown Cayuga Street to what is today known as Route 13. Even though it successfully moved people through the city, this bypass cut off Downtown from ✓ the waterfront.
1960’s – ITHACA COLLEGE MoveS to South Hill
Around the same time as the Rt. 13 bypass, the growing Ithaca Conservancy of Music (Ithaca College) opted to relocate out of Downtown and build new several miles away atop South Hill. The ✓ former campus area surrounding Dewitt Park was deactivated and later became a site for County government.
DOWNTOWN ITHACA: A NEXT GENERATION CITY /// Part 2: Past & Future Investment Potential /// page 20 POSITIVE STEPS NEGATIVE STEPS THE 1900S FOR DOWNTOWN FOR DOWNTOWN
1960/70’s – Urban Renewal
Following the national and federal funding opportunities, Ithaca embarked on its own urban renewal efforts. Nearly one third of the historic Downtown was razed, including all of the properties from Six Mile Creek to Green Street. Some suburban style infill did occur, ✓ but the last vacant parcels from urban renewal were not rebuilt until 2006.
1970’s – Regional Mall
Plans for Ithaca’ s regional mall were unveiled in the early 1970’s with the mall opening on Route 13 on top of East Hill in the village of Lansing in 1976. Over the ensuing years, the Mall pulled retail commerce out of the Downtown core and the Northeast area land ✓ surrounding the Mall became the community’s hottest growth hub, attracting new subdivisions, new strip retail, and new jobs.
1975 – Ithaca Commons
Recognizing the threat posed by the new regional mall, City leaders opted to create a car-free pedestrian mall in Downtown to compete with the new retail challenge. The three block Downtown attraction ✓ was called the Ithaca Commons and served as a hub of commerce and recreational activity for a generation.
1975 –1980 – the Dewitt Mall, Rothschild, Center Ithaca, Parking Garages
Soon after the Commons was completed, work also was undertaken to produce other impactful Downtown projects that would serve to keep Downtown Ithaca strong up to 1990. Key new projects were Center Ithaca, the renovation of former Rothschild Department store, ✓ the rehabilitation of the former high school into Dewitt Mall, and the creation of two new parking garages to serve the needs of Downtown shoppers and workers.
DOWNTOWN ITHACA: A NEXT GENERATION CITY /// Part 2: Past & Future Investment Potential /// page 21 POSITIVE STEPS NEGATIVE STEPS THE 1900S - 00S FOR DOWNTOWN FOR DOWNTOWN
1980’s – Loss of YMCA; loss of department stores and theaters
Just like elsewhere across New York as well as the nation, the 1980’s and 1990’s proved to be rough on Downtown Ithaca. The major department stores bolted from Downtown, preferring the modernity and convenience of the regional mall. At the same time, Downtown’s ✓ seven historic theaters and movie houses began closing, as movie theatre complexes became suburban features. Today only one historic theater remains, the State Theatre.
1990’s – County investment in public buildings; loss of Woolworths
During the 1990’s private sector Downtown investment slowed to a trickle, as the bulk of private investment occurred at the edges of the community. Tompkins County made a concerted effort to invest in the central core—building three new projects Downtown rather than ✓ ✓ moving them to suburban locations (Mental Health, Social Services, the County Library).
1997 – THE BUSINESS IMPROVEMENT DISTRICT WAS created
Recognizing that Downtown was facing a precarious future, the city and business leadership agreed to create the Ithaca Downtown Partnership (now known as the Downtown Ithaca Alliance) to bolster ✓ retail vacancies, and market and promote Downtown.
2000 – Southwest ITHACA opened for big box retail
In 2000, the City agreed to rezone a vast swath of southwest Ithaca bisected by Route 13 to accommodate big box retail. Over the next few years, over 1,000,000 SF of new strip and suburban retail was added to the community. ✓
2001 – CIITAP tax abatement program
Recognizing that Downtown development had been shuttered for a generation, community leaders agreed to create a special Downtown tax incentive program to encourage private developers to invest ✓ in Downtown projects. The CIITAP program has proven to be a key catalyst for urban development since its inception.
DOWNTOWN ITHACA: A NEXT GENERATION CITY /// Part 2: Past & Future Investment Potential /// page 22 POSITIVE STEPS NEGATIVE STEPS THE 2000S FOR DOWNTOWN FOR DOWNTOWN 2004 – First of modern wave of development
Beginning in 2004, the first new wave of development began in Downtown, with the development of Seneca Place, a project catalyzed by Cornell University pledging to occupy 70,000 SF of office space. The project included office, retail, and a new Hilton Garden Inn. Seneca ✓ Place was immediately followed by Gateway Center and Gateway Commons, projects that created new office and non-student housing.
2005 – Cayuga Garage opened
The opening of Seneca Place was also accompanied by the creation of new Downtown garage, Cayuga Garage. Built to complement Seneca Place, this garage has served to provide much of the needed parking for Downtown projects for subsequent 15 years. ✓ 2008 – 2011 – The Great Recession
The great recession of 2008 that struck the nation brought the wave of Downtown development to a screeching halt for over three years. A proposed Marriott Hotel stood idle for over 5 years as developers ✓ waited for financing opportunities to come back.
2013 – Commons rebuild launched
By 2010, it was clear that the 1975 Ithaca Commons had lost its luster. The physical aspects of the Mall were old and in need of replacement. In 2013, with the support of the Southern Tier REDC, the City embarked on a bold plan to rebuild the pedestrian mall. Scheduled ✓ ✓ to take 18 months, the construction lasted three years, causing stress and pain to Downtown businesses.
2015 – Commons rebuild completed
The new Commons was completed and dedicated in Summer 2015 and the project sparked new interest in development from the ✓ private sector--- including Harold’s Square, City Centre, and Tompkins Financial.
DOWNTOWN ITHACA: A NEXT GENERATION CITY /// Part 2: Past & Future Investment Potential /// page 23 POSITIVE STEPS NEGATIVE STEPS THE 2000S FOR DOWNTOWN FOR DOWNTOWN
2015 – Downtown rezoning
To help capitalize on the momentum created by the new Commons, the City undertook a major review of Downtown zoning and created new higher and denser zoning opportunities. Developers responded. ✓ 2012 – 2019 – 2nd wave of modern development
The second wave of Downtown development benefited from this rezoning, the CIITAP incentive program, and the new Commons. ✓ 2018/2019 – The lack of Infrastructure
The aging parking infrastructure built in the 1970’s is threatening to bring development to a halt. There is a need to take Downtown revitalization to a new level—to focus on place making, to create the ✓ environment that will encourage people to want to live, work, and visit Downtown.
DOWNTOWN ITHACA: A NEXT GENERATION CITY /// Part 2: Past & Future Investment Potential /// page 24 HISTORY OF HOUSING DOWNTOWN Downtown Ithaca has historically had a connection with housing, thanks to the impact and presence of our higher education institutions. From its earliest days, Cornell adopted a principle that caused their students to seek housing in the community, creating a student housing market that has lasted to this day. Upper-class Ithaca College students are permitted to live off campus, creating additional demand. Downtown and the surrounding neighborhoods were recipients of these student boarders. PRE 2004 2004 -2008 2012- 2019 Prior to 2004, Downtown Ithaca Between 2004 and 2008, Following the lull created by the was estimated to have 643 units Downtown Ithaca experienced its 2008 great recession, another of rental housing, with little new first substantial growth in residen- wave of residential development activity or investment. Using tial units in a generation. Spurred occurred. This development the metric 1.5 people/unit, we by the CIITAP incentive program occurred thanks to several factors: estimated 965 people lived in the and by a residential market study the availability of Downtown DRI target area prior to 2004. by the Danter Company commis- parking in the new Cayuga Garage, sioned by the Downtown Ithaca the CIITAP tax abatement program, Alliance, several new projects were the new denser zoning opportuni- added during this time period: ties, and additional market study updates commissioned by the zz Gateway Commons 35 units Downtown Ithaca Alliance. During
zz Seneca Way 38 units this time period, several additional projects were added: zz Cayuga Place 64 units zz Breckenridge Place 50 units
TOTAL: 137 units zz City Centre 192 units ADDITIONAL NEW zz Harold’s Square 80 units RESIDENTS: 206 Harold’s Square is under construction
zz Press Bay Court 4 units
zz Carey Building 20 units
zz Lofts @ Six Mile Creek 45 units WN NTO OW P S D RI NIT OR TOTAL: 391 units U TO 7 4 EST. ADDTIONAL NEW E : T A 4 RESIDENTS WHEN HAROLD’S E U R N C I SQUARE IS COMPLETED: T D S L D U O W O N 587* C T O S N *1.5 people/unit T
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