ITHACA, N.Y. — Some very substantial changes are in store for Campus Advantage’s $40 million, 240-unit State Street Triangle project at 301 East State Street in downtown Ithaca.

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The Texas-based developer has recruited the assistance of Ithaca architecture firm STREAM Collaborative along with consultant Scott Whitham to help redesign the 240-unit project. And there’s clearly been a lot of work since the previous planning board rendition.

In this revision, a much greater emphasis has been placed on the pedestrian experience and active street uses. Gone is the soaring corner, and in its place is a design with a greater use of horizontal elements (like the decorative belt above the third floor) in order to give the building a more human scale – crucial when you’re planning one of the largest buildings in Ithaca.

Here are some of the new renderings:

The developer is also seeking to remove the northbound turning lane from Aurora onto State Street, and replacing it with a pedestrian area with widened sidewalks, outdoor seating and dining spaces. The land would have to be procured from the city, or some other type of collaboration would have to take place with city officials and engineers.

Click on the Ithaca Voice Story Database to learn more. Stories on this topic are filed under “Trebloc site draws 11-story building plan.”

In a statement sent to the Voice, STREAM Collaborative architect Noah Demarest wrote “We share the concerns of many Ithacans considering the inherent challenge of the project’s scale and what is allowed by right. We believe there can be a more context sensitive approach to the facade than what was originally presented by the developer. STREAM has only been involved for the past 3 weeks and further enhancements are likely as the project moves forward.”

In documents provided in the city’s planning board agenda for next Tuesday, the developer notes that the project remains student-oriented, but 10 4-bedroom units were reconfigured into 40 studio apartments that the developer hopes will be appealing to non-student tenants looking for a less expensive, modestly-sized space.

The State Street Triangle project is also exploring LEED certification.

The project still has a lot of details to be addressed – city transportation engineer Tim Logue has expressed concerns that the traffic study underestimates the number of car trips, and has asked for a revised study. The project is also under close scrutiny because the potential addition of 600 residents into downtown Ithaca would put a greater stress on utilities and infrastructure.

These and other questions are likely to be topics of discussion at next Tuesday’s meeting.

The State Street Triangle may be pursuing a CIITAP tax abatement (so much for my theory a couple weeks ago), but the city has not uploaded the application at the time of this writing.

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Brian Crandall

Brian Crandall reports on housing and development for the Ithaca Voice. He can be reached at bcrandall@ithacavoice.com.