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Category Archives: Image Ads
Snapchat wants to use image recognition to send ads, and it could be a little creepy
By picturegenome-admin | Filters, Image Ads, Image Recognition, Monetization, Research, Snapchat | No Comments
"Snapchat wants to make your photos more useful. –Snapchat"
Written by Ian Kar on Quartz
One of Snapchat's best loved features is its photo filters, which use GPS data and augmented reality to add interactive "lenses" to your photos and videos. Now, the messaging startup wants to make that offering more powerful—and lucrative.
A patent application published on July 14, titled "Object Recognition Based Photo Filters," describes lenses and filters that would be based on the picture you're taking. For example, if you're snapping a photo of the Empire State Building, you'd be given the option of a King Kong filter in which the ape climbs the building. The application also outlines how Snapchat could push you a free coffee offer after you post a photo of a hot cup of java.
Snapchat patent shows it'll recognize the Empire State Building, and push a King Kong filter to a user. (USPTO/Snapchat)
Snapchat would recognize your coffee in your photo, and send you an offer. (USPTO/Snapchat)
Snapchat has 150 million users who send 10 billion videos a day, and they've shown no resistance to using sponsored filters. One by Gatorade during this year's Super Bowl generated 160 million impressions.
But the deep image recognition software needed for the capabilities described in the patent goes further than what's been offered to date and could make users uncomfortable. Based on the application, Snapchat would be looking at what you're sending, where you are, and send you advertisements based on that. Snapchat declined to comment on the application.
The tension between a user's experience and building an advertising business has been a challenge faced by almost every social media company. Facebook and Twitter have had their ups and down, and so will Snapchat. The company is internally projecting sales of $250-$350 million in 2016, and between $500 million and $1 billion in 2017. Snapchat brought in just $59 million in 2015, according to TechCrunch.
Companies file patent applications that go unused all the time, and this patent has not yet been granted. But the bet is on whether or not consumers (especially young ones, like Snapchat's core demographic) are willing to sacrifice their privacy for fun and potentially useful products. And, for Snapchat, the answer is the difference between being a hip trendy app and the next Facebook.
Google Launches Shop the Look to Optimize Advertising for Retailers
By picturegenome-admin | Algorithms, Fashion, Image Ads, Monetization | No Comments
by Genevieve Scarano on: SourcingJournalOnline
Photo: Courtesy of Google
Advertising to consumers is now a more seamless experience thanks to Google.
Last week, the search engine debuted "Shop the "Look," a new apparel and home décor experience for its retail advertisers, allowing them to reach more consumers while helping brands increase visitor traffic and boost digital sales.
As more consumers browse and purchase items on their smartphones, it is crucial for retailers to create mobile-friendly brand strategies. According to a recent Google study, 90 percent of mobile users said they aren't absolutely sure of the specific brands they want to purchase items from when they start shopping.
To help consumers discover products instantly, Google is building on ad experiences, including Showcase Shopping ads and Shopping ads on image search. Both options allow consumers to browse items, compare prices and purchase products without typical digital complications. The new version allows people to explore the world of fashion and shop products directly from curated, inspirational images on google.com.
First, consumers can type a particular wardrobe item, like a little black dress, into Google search. Once they hit enter, a picture of a popular fashion blogger wearing a little black dress, heels and a cross-body bag may pop up on their page. Consumers may then shop for exact or similar products found in the image with a few taps.
Shop the Look images are curated by fashion partners, including Polyvore, that feature content from brands, bloggers, publishers and retailers. Similar to standard shopping ad guidelines on Google, retail advertisers will be charged on a cost-per-click basis. Retailer advertisers interested in shop the look may register with Google Shopping Campaigns.
Via: SourcingJournalOnline
Smile! Marketing Firms Are Mining Your Selfies
By picturegenome-admin | Attribution, Blog, Image Ads, Image Recognition, Monetization | No Comments
Excerpt By DOUGLAS MACMILLAN
and ELIZABETH DWOSKIN
Most users of popular photo-sharing sites like Instagram, Flickr and Pinterest know that anyone can view their vacation pictures if shared publicly.
But they may be surprised to learn that a new crop of digital marketing companies are searching, scanning, storing and repurposing these images to draw insights for big-brand advertisers.
Some companies, such as Ditto Labs Inc., use software to scan photos—the image of someone holding a Coca-Cola can, for example—to identify logos, whether the person in the image is smiling, and the scene's context. The data allow marketers to send targeted ads or conduct market research.
Others, such as Piqora Inc., store images for months on their own servers to show marketers what is trending in popularity. Some have run afoul of the loose rules on image-storing that the services have in place.
The startups' efforts are raising fresh privacy concerns about how photo-sharing sites convey the collection of personal data to users. The trove is startling: Instagram says 20 billion photos have already been shared on its service, and users are adding about 60 million a day.
The digital marketers gain access to photos publicly shared on services like Instagram or Pinterest through software code called an application programming interface, or API. The photo-sharing services, in turn, hope the brands will eventually spend money to advertise on their sites.
Privacy watchdogs contend these sites aren't clearly communicating to users that their images could be scanned in bulk or downloaded for marketing purposes. Many users may not intend to promote, say, a pair of jeans they are wearing in a photo or a bottle of beer on the table next to them, the privacy experts say.
A screenshot of the Ditto Labs site shows the fire hose of photos that it scans for brands. The site filters photos by categories such as beer. ENLARGE
A screenshot of the Ditto Labs site shows the fire hose of photos that it scans for brands. The site filters photos by categories such as beer. DITTO LABS
"This is an area that could be ripe for commercial exploitation and predatory marketing," said Joni Lupovitz, vice president at children's privacy advocacy group Common Sense Media. "Just because you happen to be in a certain place or captured an image, you might not understand that could be used to build a profile of you online."
In recent years, startups have begun mining text in tweets or social-media posts for keywords that indicate trends or sentiment toward brands. The market for image-mining is newer and potentially more invasive because photos inspire more emotions in people and are sometimes open to more interpretation than text.
Instagram, Flickr and Pinterest Inc.—among the largest photo-sharing sites—say they adequately inform users that publicly posted content might be shared with partners and take action when their rules are violated by outside developers. Photos that are marked as private by users or not shared wouldn't be available to marketers.
There are no laws forbidding publicly available photos from being analyzed in bulk, because the images were posted by the user for anyone to see and download. The U.S. Federal Trade Commission does require that websites be transparent about how they share user data with third parties, but that rule is open to interpretation, particularly as new business models arise. Authorities have charged companies that omit the scope of their data-sharing from privacy policies with misleading consumers.
'"Our API only provides public information to a handful of partners intended to help their clients understand the performance of their content on Pinterest."'
The FTC declined to comment.
The photo sites' privacy policies—the legal document enforced by law as promises to consumers—vary in wording but none of them clearly convey how third-party services treat user-posted photos.
For example, the privacy policy of Instagram, which is owned by Facebook Inc., directs its more than 200 million users to a separate document that explains rules for developers. Pinterest and Flickr, owned by Yahoo Inc., have no explicit mention of third-party developers in their privacy policies. Other popular sites for photos, including Twitter Inc. and another Yahoo-owned site, Tumblr, warn users they may share nonprivate content with third parties.
While Facebook is one of the largest photo-sharing sites, the fact that most of its users restrict their photos' access with privacy controls has deterred outside developers from mining those images. Developers commonly use Facebook's API to pull in profile photos of its members but not for marketing purposes.
An Instagram spokesman said its partnerships with developers don't "change anything about who owns photos, or the protections we have in place to keep our community a safe place." Flickr said it takes steps to prevent outside developers from scanning photos on its site in bulk.
Pinterest said "our API only provides public information to a handful of partners intended to help their clients understand the performance of their content on Pinterest."
Spokeswomen for Tumblr and Twitter declined to comment.
Jules Polonetsky, the director of Future of Privacy Forum, an advocacy group funded by Facebook and other tech companies, said users should assume that companies are scanning sites for market research if their photos are publicly viewable.
But the boom in image-scanning technologies could lead to a world in which people's offline behavior, caught in unsuspecting images, increasingly becomes fodder for more personalized forms of marketing, said Peter Eckersley, technology-projects director for the Electronic Frontier Foundation.
Moreover, the use of software to scan faces or objects in photos is so new that most sites don't mention the technology in their privacy policies.
Advertisers such as Kraft Foods Group Inc. pay Ditto Labs to find their products' logos in photos on Tumblr and Instagram. The Cambridge, Mass., company's software can detect patterns in consumer behavior, such as which kinds of beverages people like to drink with macaroni and cheese, and whether or not they are smiling in those images. Ditto Labs places users into categories, such as "sports fans" and "foodies" based on the context of their images.
Kraft might use those insights to cross-promote certain products in stores or ads, or to better target customers online. David Rose, who founded Ditto Labs in 2012, said one day his image-recognition software will enable consumers to "shop" their friends' selfies, he said. Kraft didn't respond to a request for comment.
Ditto Labs also offers advertisers a way to target specific users based on their photos posted on Twitter, though Mr. Rose said most advertisers are reluctant to do so because users might find it "creepy."
Mr. Rose acknowledges that most people who upload photos don't understand they could be scanned for marketing insights. He said photo-sharing services should do more to educate users and give them finer controls over how companies like his treat photos.
Beyond image recognition, some API partners employ a process called "caching," meaning they download photos to their own servers. One of the more common uses of caching is to build a marketing campaign around photos uploaded by users and tagged with a specific hashtag.
The companies don't mention caching in their privacy policies and they vary in how long developers can store photos on their servers. Tumblr, for example, restricts caching to three days while Instagram says "reasonable periods."
Some developers have already overstepped the rules set forth by photo-sharing sites. Last month, Pinterest learned from a Wall Street Journal inquiry that Piqora, one of seven partners in its business API program, launched in May, was violating its image-use policy.
Piqora, a San Mateo, Calif., marketing analytics startup, collects photos into a graphical dashboard that help companies such as clothing and accessories maker Fossil Inc. track which of its own products and those of competing brands are most popular. This violated Pinterest's rules, which restrict partners from using images from the site that were posted by anyone except their own clients.
After Pinterest learned about the violation, the company asked Piqora to discontinue the practice and plans to begin performing regular audits of its business partners, a spokesman for Pinterest said. Fossil didn't respond to a request for comment.
Piqora co-founder and Chief Executive Sharad Verma says he has removed the ability to view competitors' images in the dashboard. He also clarified his company's cached photos policy from Instagram. Rather than keeping photos for an indefinite period of time, Mr. Verna said he will now delete photos from his servers within 120 days.
"We might be looking at doing away with caching and figuring out a new way to optimize our software," Mr. Verma said.
— Lisa Fleisher contributed to this article.
Write to Douglas MacMillan at douglas.macmillan@wsj.com and Elizabeth Dwoskin at elizabeth.dwoskin@wsj.com
http://online.wsj.com/articles/smile-marketing-firms-are-mining-your-selfies-1412882222
Algorithms Attribution Auto Tagging Beginning Curation Filters Mapping Processing
Image Recognition
© 2019 The Picture Genome Project. A Division of LeCompany


"The Costello sofa draws its inspiration from contemporary Italian furniture which is known for its elegant and sophisticated design. Costello's simple shape doesn't compromise on comfort as its plump seat and back cushions are nestled between two soft arms, providing its owner with the perfect spot to take a breather. It has removable cushion covers making them easy to clean or replace and its expertly joined frame is supported on beautiful chrome legs that add to its sleek shape and luxurious finish."
"A simple yet elegant design"


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Q: How to solve error installing kivymd in Pydroid in NOX? I was testing my Kivymd app with Pydroid 3, and then I thought it will be better if I can use Pydroid 3 on PC. So I installed the Nox emulator and installed Pydroid 3 app, and I tried to install kivymd with pip.
Then it said Pydroid repository plugin is missing, so I installed this plugin too.
And then it gives me so many errors, and the start of error, it says
ERROR: Could not install packages due to an EnvironmentError: [Errno 2] No such file or directory: 'Pillow-7.12.dist-info'`, and end of error, it says `FileNotFoundError: [Errno 2] No such file or directory: 'kivymd'

It's the same when I uncheck [Use prebuilt libraries repository] or reinstall Pydroid and plugin. How to solve this error?
I'm using Windows 10.

A: Use Terminal instead of Pip menu. Open Pydroid, then open the side menu, tap on Terminal, then type "pip install kivymd==0.104.1".

A: you can simply use kivymd on windows along with kivy, there is no need for an emulator, but it you want to use an emulator, I recommend BlueStacks

redpajama_set_name: RedPajamaStackExchange


Microcopy may be mini, but it can have a macro impact on user experience. Check out these 10 examples and start writing great UX microcopy.
When was the last time you filled in a form online, subscribed to a newsletter, or even just clicked a button? It's a safe bet that you did at least one of these today and, if you did, you interacted with microcopy. The thing is, you might not even have noticed it. Good microcopy – those snippets of text that guide you through an interface – is often (but not always) unobtrusive and instructive. A phrase or even just a single word that changes your interaction with and your attitude to the interface, making both more positive. Think about it – you land on a 404 error message. Which one gives you a better user experience?
Exactly. And that's good microcopy.
Despite its diminutive size, writing awesome microcopy can be a potent tactic for engaging your users: not only does it nudge them along user flows, but it also allows for better user interaction. Sure, marketing copy is vital for initiating dialogue with your users or potential users, but keeping them onboard with your product during months and years is equally important. As designers, we tend to think about UI, flows, fonts, animations and interactions, but sometimes there's nothing better than actually speaking to your user one to one. Or at least making them feel like you are.
So what exactly is good microcopy?
Defining what makes microcopy successful is a bit like nailing Jell-O to the wall, but there are certain commonalities in the 10 examples we've picked out below. They're short, snappy, user-oriented, and they serve two main functions: to guide users through an interface at moments of potential uncertainty, and to explain certain outcomes. As Kathryn Whitenton writes in her informative piece for the Nielson Norman Group, microcopy can minimize extraneous cognitive load, the amount of brain power a user needs to understand and interact with your interface. Originally a term from psychology, cognitive load is useful to enable UX designers to understand the limitations of our processing abilities and to design accordingly.
That said, good user interface design is always going to be key to creating a stellar user experience, but when it comes to instructional text buttons, dropdown menus, field labels or error messages like Bluegg's above, all of these consitute potential microcopy moments.
If you're running any sort of eCommerce site, your main aim is to generate leads and conversions. It may seem incredible but a few well chosen words can make or break that process. ConversionXL has a great example of this: when Yoast was updating their checkout flow, they added six simple words next to the Total button – "there will be no additional costs". As Yoast's behaviourial scientist explains, hidden costs, or the fear of them, is the number 1 reason why people abandon shopping carts. Using microcopy to make it clear this won't happen played a part in increasing Yoast's conversion by 11.3%.
As Nick Babich points out in his great article on the subject, microcopy can be fundamental in reassuring your users at the point of subscribing or sharing details. Maybe you don't want to provide your birthday when signing up for Facebook; or maybe you want to know why he heck a site needs your phone number when all your doing is ordering a cookbook. Explaining to the user why you need their information, or outlining how you use (and protect) their data, is crucial to successful onboarding. Check out how The Guardian newspaper deals with potential concerns.
We love Bill Beard's sage advice in Smashing Magazine: "Treat every moment like a branding moment. Even when it's not". What this means in practice is knowing when to use your brand 'voice' in microcopy and when it leave it at the door. Hubspot's chief microcopy mastermind Beth Dunn explains that the line between funny and plain annoying can be difficult to tread, but we think Hubspot gets it just right with their playful tone.
Of course, you don't always want to be amused by an interface. Sometimes you just want a little bit of guidance and a button that tells you exactly where to go next. That's good microcopy too.
Your microcopy can also minimize any doubts a user has about website or app processes, i.e. registration or subscription. For instance, Justinmind does this when it says "no need for credit card details". With the help of User testing you can find out what kind of questions users are asking and anticipate them!
Download Justinmind and test your microcopy in interactive prototypes!
Sydney-based designer and self-confessed microcopy fan Richard Sison boils the essence of microcopy down to a few choice one-liners: "good microcopy sets expectations", "good microcopy is a promise", "guide microcopy guides and educates". His blog Good Microcopy is the go-to resource for, you guessed it, examples of good microcopy. We love this example highlighted by Richard, in which clothing site Gitman explains why their packages might take a little longer to arrive than from other companies. This one little phrase avoids a hoarde of angry customers demanding to know where their pants are a week down the line.
And finally use your microcopy to spread good vibes. After all, a study recently showed that YouTube users stuck around with advrts that made them feels happy. Microcopy can do the same – bring a smile to your users faces and their perception of your interfaces functionality will stay high. PhotoJojo accomplishes this with GIFs of puppies falling over on their 404 pages. Because who doesn't love hilarious dog-fails?
Justinmind lets you develop and test high fidelity prototypes, so you can work on getting your microcopy word perfect before your interface goes live. Download it below for free.


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HealthLincoln NewsNebraska News
Fifth Case of Rare AFM Diagnosed in Douglas County
State health officials say a fifth case of a rare, polio-like illness has been confirmed in Nebraska.
The Nebraska Department of Health and Human Services said in a news release Friday that the fifth case of acute flaccid myelitis, or AFM, was confirmed in a child from Douglas County. Officials say the child was hospitalized and later released. No other information about the child has been released.
The state's first case was reported in November. AFM can cause paralysis in the arms and legs and affects mainly children.
READ MORE: Community Blood Bank in Need of Donations

redpajama_set_name: RedPajamaCommonCrawl


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327 Eddy Street (Dryden Eddy Apts) Construction Update 8/2015
Another Collegetown construction project is getting its first real progress report. This time, it's 327 Eddy Street in Collegetown, also known as the "Dryden Eddy Apartments".
Excavation has been underway for a little while now, since the old Club Sudz/Tung Fong Grocery came down earlier this summer. The Club Sudz building had been built around 1910 as a 3-story building, but the structure was partially destroyed by a fire in 1970, and only the bottom two floors were rebuilt.
These photos are nearing two weeks old now, but a more recent photo taken by Mark Anbinder shows steel sheet piles on site. The project will use "flowable fill" to a depth of three feet in its foundation. Flowable fill is an alternative to concrete and is often used in roadwork or as retaining wall backfill.
What comes in its place is a 5-story building broken into three stepped sections. As elevation increases going eastward, the building steps back to another five-story section. Initial plans approved in 2014 called for a 6-story building with a different crown treatment (which looked better, in my opinion). Somewhere along the way, the building lost a floor, and then very shortly before construction began, the crown was changed from a triangular prism to a glass box. Presumably, this doesn't affect the appraisal for the crown projecting into the city's right-of-way.
The new 5-story building will bring 1,800 SF of retail space and 22 new units with 53 bedrooms to the market in August 2016. Longtime Collegetown landlord Steve Fontana (of the Fontana's Shoes family) is the developer, Jagat Sharma is the architect, and GM Crisalli & Associates of Syracuse will be overseeing construction. A construction loan of $4,824,000 is being provided by Tompkins Trust Company.
Tags: 327 Eddy, collegetown, construction, ithaca, news, photos, student housing
Categories : collegetown, construction, ithaca, news, residential life, student housing
205 Dryden Road (Dryden South) Construction Update, 8/2015
Demolition work has commenced at 205 Dryden Road, also known as "Dryden South", in Collegetown. Only a pile of debris indicates where the old Kraftee's building once stood. Once the site is cleared, Excavation work and pile driving for the foundation can begin. When completed in August 2016, 205 Dryden, a 6-story, 65-foot structure, will house Kraftee's in 2,400 SF of retail sapce on its ground floor, and 2 4-bedroom apartments on each of the upper five floors, for a total of 10 units and 40 bedrooms.
Kraftee's is one of the local private college department stores, and opened its second location in Ithaca in December 2002 (the first store opened in Herkimer in 1989, moved to Oswego in 1990, and is still open today). Owner/developer Pat Kraft bought 205 Dryden in August 2004, and in January 2008, moved the store to the old convenience store next door (325 College Avenue, now the home of PopShop). In fall 2011, Kraftee's moved back into the Dryden Avenue space after 325 College was sold to John Novarr, and he decided to not renew Kraft's lease. Now, with the new build underway, Kraftee's is temporarily housed at 315-17 College Avenue, in a space rented from the Lambrou family.
As previously discussed, plans for a new building on the Kraftee's property have been in motion for a while – since at least 2009, according to Dryden South's website. Formal plans, however, were not presented until May 2014, after the new Collegetown zoning went into effect. Plans were approved last August, but given the student renting cycle and rented units in the upper floors, work on the site began only recently.
According to county records, the project was extended a $6,400,000 building loan from Oswego-based Pathfinder Bank on July 14th. Prolific Collegetown architect Jagat Sharma handled the design, and Rochester-based LeChase Contruction is in charge of the build-out.
Tags: collegetown, construction, dryden south, ithaca, news, photos, student housing
Categories : collegetown, construction, ithaca, residential life
News Tidbits 8/1/15: Tempers As Hot as the Temperatures
1. I asked someone familiar with the State Street Triangle how the presentations went this week. "About as well as could be expected" was the diplomatic response received in turn.
The Times, Journal and Voice all devoted coverage to the controversial project this week since its CIITAP application was up for review, as well as revised plans being brought forth to the planning board. The project draws detractors from different angles – some because of size, some because it's student housing, some because of the tax abatement.
The tax abatement is what confuses me somewhat, for reasons related to the theory I wrote up a few weeks ago, which no longer holds water. My own personal thought was that a sort of economy of scale would kick in with greater site efficiency, negating the need for a tax abatement. That isn't to say that they still couldn't try for one, because it meets all the CIITAP requirements, just that they didn't need it (it would have been proverbial "icing on the cake" if granted). But now they're saying it's the only way to move forward. I don't know the financials and what their necessary ROI is (and probably never will), but I'd happily listen to an explanation.
But the point I made in the piece still holds true – if Jason Fane's project a couple blocks away was rejected for not having enough of a community benefit, market-rate student housing, even that which generates an extra $7.36 million in taxes over a decade, is going to be a big stretch, unless they plan on using the sheer size of it as a selling factor. The city planning board doesn't have to worry about the controversy, because the project conforms wholly to a central business district zone. It's going to be the tax abatement issue that makes or breaks this proposal.
2. As part of its 10th anniversary feature, the Lansing Star did a nice retrospective of what's changed in the past ten years in Lansing. When it comes to development, it isn't especially kind:
"Lansing hasn't changed much in ten years. While grand plans for the future of the Town have been explored, not many have been realized."
The article then goes on to detail how after the sewer initiative was defeated by public vote, a few developers banded together to try and fulfill the town center that Lansing was pushing for. Quoting the article, "the town government couldn't get its act together to make that happen, even though it wouldn't be footing the bill for the infrastructure (including sewer)". About the only development initiative that has taken off is the Warren Road corridor, which was spurred mostly by threats of a major employer (Transonic) leaving the town (and Transonic paid for the sewer study). Meanwhile, the Star characterizes the village government as simply existing for "maintenance" purposes.
The paper notes some successes with parks and wildlife initiatives, but the highlight of the piece seems to be that Lansing is routinely failing to achieve its municipal planning and development goals.
3. Back in Ithaca city, plans are underway for the major renovation of a shopping plaza into professional office space for a local architecture firm. According to documents filed with the county, an LLC associated with HOLT Architects is spending $897,500 on the renovation, and another $415,000 for acquisition costs. The renovations will start in late August should be completed by March 2016. Tompkins Trust Company is providing the financing, and local company McPherson Builders is in charge of general construction.
From the press release published late Friday, HOLT chose the West End location for its walk-ability and centralized location. The building will be renovated into a net-zero energy structure for the 30-person architecture firm. No renders yet, but they'll be included in a future news roundup when they become available.
4. As written in the Voice, College Crossings at the corner of East King Road and Rt. 96B in Ithaca town is back to the board for revision number three. This one increases the project by a floor, 13,000 square feet and six more apartments. It's been no big secret that developer Evan Monkemeyer's had difficulties getting the project off the ground (he resorted to Craigslist for marketing the retail spaces), and given a total of 18,000 SF spread among 8 apartments (doing the standard 15% deduction for circulation/utilities, one gets over 1,900 square feet per apartment) these units are almost certainly geared towards IC students. A solid market since they're next door, though not likely to elicit warm fuzzies from the neighbors (although based off the response on the Voice's facebook, most people just don't care; if only 210 Hancock had it this easy). Previous plans can be found here.
Personal opinion, I'm a little disappointed in the revision. The mixed-use aspect is fine, but I was hoping the developer would tap into some of the ideas presented for the land by Form Ithaca instead of plopping a building in the middle of a 120-space parking lot. Monkemeyer owns a lot of acreage in adjacent land parcels, so this doesn't bode well for a "walkable center" in Ithaca town.
5. Ithaca Neighborhood Housing Services (INHS) is armed with more 210 Hancock studies and analysis as it prepares to go in front of the city Board of Zoning Appeals next Tuesday. With the commercial loading space question settled, it leaves the height variance of 6.5 feet (40 feet zoned, 46.5 feet requested), and the parking variance of 20 spaces (84 required, 64 given). Original/full application here, new addendum analyses here.
The board requested additional information about pile driving and the parking situation. In response, INHS has conducted further analysis and shown that, 40′ or 46.5′, piles would be required either way. INHS has offered in its application to use a "vibratory oscillating" method of pile driving, where piles are vibrated into the ground rather than driven. This reduces noise (no hammer-like banging) and produces less overall vibration. Further parking studies found that 210 Hancock offers a greater percentage of parking than similar buildings like McGraw House, the Cayuga Apartments and Lakeview on Third Street, INHS's parking study of its tenants was reiterated, and an analysis of its commercial tenants was given – the occupants will have 16 designated spaces from 7 AM to 5 PM, when the daycare and non-profit offices are in operation. After hours, they'll serve as potential overflow parking.
It's frustrating to think that a suburban market-rate project surrounded by a parking lot has no opposition, but a transparent project with affordable housing and a lot of community benefits gets so much grief.
6. For home-builders or those looking to build a palatial estate, here's your latest opportunity – 5.45 acres at the end of Campbell Avenue in Ithaca city are up for sale. The area's zoned for single-family homes, and the city is encouraging owner-occupied houses in that area. Previously, the property was seen as a potential 10-lot development in the late 1980s/early 1990s, but the plan was never carried out. The biggest barrier is probably that it's West Hill, where neighbors have taken to going after their neighbors to keep them from subdividing and building homes.
7. Initially, this was going to be a Voice article, but when the revised plans were presented, no renders were included. The Voice's more general audience wouldn't be as interested in this piece. But if you've read this far, and you read this blog frequently enough, then you won't mind clickable, expandable site plans (pdf here).
The Hotel Ithaca is once again seeking to expand its offerings.
But this time around, it's proposing to do in phases. Sketch plans presented at the Planning Board last Tuesday evening call for demolition of the two-story wings as before, but then the construction will be broken up into two phases.
The first consists of a five-story, 51,835 SF wing build on the northern side of the property, next to the gas station on the corner; the second phase, at a later, undetermined date, calls for three more floors on the hotel wing (bringing the new wing to eight stories and 81,600 SF), with a two-story, 18,300 SF conference center to be built on the corner of South Cayuga and West Clinton Streets.
The number of rooms in the addition has been unconfirmed, but given previous plans, it is likely to be little to no change from the current hotel, once the two-story wings are demolished. Until phase two is built, a parking lot would sit on the site of the future conference center.
The hotel is operated by Hart Hotels of Buffalo. Like several other Hart Hotels properties throughout the Northeast, the hotel has no chain affiliation, although the property was a Holiday Inn until the end of 2013. The 181-room hotel initially opened as a Ramada Inn in 1972, and the 10-story "Executive Tower" was completed in 1984.
Zoning at the site is CBD-100 (Central Business District), meaning that a proposed structure can be up to 100 feet (two floors at the least) with minimal required setbacks and no required on-site parking.
Under plans previously presented three years ago, the Hotel Ithaca sought to demolish the two-story wings of the hotel, and in their place the hotel would would build a new 9-story, 115-room tower, a kitchen addition, and a 15,000 SF conference center. The demolition would have resulted in a loss of 100 rooms, so the net gain was a total of 15 hotel rooms.
The then-$18 million project had significant local support from business owners, because Ithaca lacks the ability to host mid-size conferences and conventions (midsize meaning about 500 attendees), which sends conventioneers elsewhere. Currently, the lack of meeting space limits conferences to about 250 guests. The addition of a convention facility is seen as a major benefit to downtown retail, as well as other hotels that would handle overflow guest traffic. Convention traffic typically happens during weekdays, when regular tourist traffic is lowest.
However, the project, which was initially slated to start in November 2012, has failed to obtain financing for construction. The project applied for and received a property tax abatement for the new construction, and the Ithaca Urban Renewal Agency (IURA) even offered the possibility of a $250,000 loan if it would create a financial package that would allow the convention center to be built. But until now, there had been no indication of any plans moving forward.
Tags: college crossings, downtown ithaca, HOLT Architects, hotel ithaca, hotels, inhs, ithaca, lansing, news, State Street Triangle, suburbia
Categories : affordable housing, hotels, ithaca, news, residential life, Tompkins County
Carey Building Construction Update, 7/2015
At the Carey Building in downtown Ithaca, work continues on the structural steel beam assembly of the new 5-story vertical addition. It looks like the lowest two floors of the addition have steel decking, and cross beams are being installed on the third floor. The top two floors, which are smaller, have yet to be built, but one can get an impression of their height by looking at the joining plates attached to the vertical steel columns. Note the "kink" in the structural steel above the front entrance, and how it relates to the design of the apartment floors.
The previous estimates of a late summer/early fall completion have been too aggressive, especially since the addition had to sort out fire code issues, as well as anything else that comes up when working on a 90 year-old building. It would seem that late winter or early spring is more likely, but the steel work should be completed by the end of this summer. No word on if the Canopy Hotel developers still plan on sharing the telescoping boom construction crane.
The Carey Building addition will add a third floor and 4,200 SF to the Rev business incubator (nearly doubling it to 8,700 SF), and on floors 4-7, there will be 20 apartments. Floors 4 and 5 will have 16 studio apartment units that average only 400-500 sq ft, their small size enabling them to be rented at a lower price. The 4 units on floors 6 and 7 will be larger 2-bedroom units. The $4.1 million project is being developed by local firm Travis Hyde Companies. LeChase Construction is handling the build-out process.
Tags: carey building, construction, downtown ithaca, ithaca, photos
Categories : construction, ithaca, residential life
News Tidbits 7/25/15: To Reuse and Rejuvenate
1. Let's just outright say it – the Tompkins County Legisltaure's Old Library decision is a complete mess at this point. As covered last week, there were three separate individual resolutions – one from legislator Mike Lane for the Travis Hyde proposal (first image), and one each from legislators Dooley Kiefer and Leslyn McBean-Clairborne for the Franklin proposal (second image).
They all failed. 8 yes's are required. The Travis Hyde proposal failed with 5 yes and 7 no's. The Franklin proposal failed with 5 yes and 7 no's on Kiefer's resolution, and 4 yes and 8 no's on McBean-Clairborne's resolution. Martha Robertson, a supporter of the Travis Hyde proposal, recused herself because she had received donations from Frost Travis during her failed congressional campaign in 2014. Legislator Glenn Morey, also a supporter of the Travis Hyde proposal, was absent from the meeting.
I don't see any way this will ever get the eight votes required. Kathy Luz Herrera voted against the proposals because the resolution has a ground lease (meaning the county still owns the land but leases the property), and Dooley Kiefer has stated she refuses to support any of the projects unless they have a ground lease – in other words, these two have mutually exclusive votes. By voting against McBean-Clairborne, Kiefer's made it clear she will vote against the Franklin project unless it meets her exact specifications. Shinagawa voted against Travis Hyde for not being what the community wanted, but won't vote for the Franklin proposal unless they guarantee Lifelong's involved. And Stein has come out in favor of the Travis Hyde proposal. There's no solution on the horizon.
So now it heads back to the Old Library Committee. Sale to the highest bidder and demolition of the library are real options on the table.
2. Turning to Lansing town, the planning board there has approved plans for the 102-unit Cayuga Farms townhouse project for a 31.4 acre parcel off of North Triphammer Road near Horvath Drive. First reported last Friday by the Lansing Star, the project received negative SEQR determination (meaning that, following the state's environmental review guidelines, that the planning board decided the project will have no serious detrimental impact on the community) and issued preliminary site plan approval.
However, one issue still remains to be resolved before any shovels hit the dirt – sewer. The project currently has a modular package sewer treatment proposal that would work in place of the voter-defeated municipal sewer, and allow for denser development than the town's rule on septic tanks. But the DEC's interest in that type of treatment has been mixed. It could be a while before the situation gets sorted out.
Readers might remember this project because it's one of the few I've openly derided. The 102 units are townhouse-style apartments marketed towards the upper end of the market. They would be built in phases over a period of several years.
3. Now for some eye candy. Included with this week's planning board project review committee agenda are additional renderings for John Novarr's project at 209-215 Dryden Road. Doing a quick visual cross-check with the initial renderings, there don't appear to be any substantial design changes, and the colorful metal cladding appears to retain the same pattern as before. Getting a little poetic here, the cascading metal bars are reminiscent of water running down a wall.
The city's Full Environmental Assessment Form doesn't express many worries about the project; some concerns have been raised about too many pedestrians on the street (the building would add 420 people to Collegetown's sidewalks at the outset, 600 when fully occupied), but that seems to be about it for now.
The $12 million project is moving right along in an effort to start construction this fall. Declaration of Lead Agency and some CEQR discussion (the city's more stringent version of SEQR, State Environmental Quality Review) are expected at the July planning board meeting. Plans call for 76,200 SF building with three floors of classrooms and three floors of offices for Cornell's Johnson School Executive MBA program. The building would be ready for the Big Red's B-students in April 2017. The property would remain on the tax rolls.
4. A couple of interesting news notes courtesy of the Ithaca Urban Renewal Agency (IURA) Agenda:
First, popular downtown restaurant Madeline's is looking to obtain an agency loan as part of a renovation project. The $470,000 project would add three jobs, only one of which pays living wage. The restaurant on the first floor of the Rothschild Building (the two-story building in the above photo) hopes to take advantage of the new hotels going up, and law firm Miller Mayer moving its 60 employees into the Rothschild Building. Previously the firm was in the Chemung Canal Trust Company building further up the Commons.
Second, the Finger Lakes School of Massage has applied for an agency loan to facilitate a move from West Hill to downtown. The school would move its ~34 staff and 75-95 students into 10,804 SF of leased space on the Rothschild Building's second floor, with a further 1,700 SF on the ground level for a retail store and alumni massage clinic. The space would be renovated at a cost of about $194,300.
Although both projects come with risks (Madeline's being a restaurant, FLSM having some worrying financial statements), both projects have been recommended for loan approval. The FLSM and Miller Mayer news suggest that most of the office space in the old Rothschild Building, left vacant when Tetra Tech moved to Cornell's office park in 2010, has now been refilled.
The new window cut out built recently into the Rothschild Building's east facade is part of the space where FLSM is moving into.
5. And now another reuse project – at 416-418 East State Street, currently home to an underused 7,600 SF office and a connected manufacturing/storage building. The house dates from the 19th century, with various additions as recent as the 1970s. According to plans filed with the city, an LLC linked to Argos Inn architect Ben Rosenblum has plans to convert the old manufacturing space into a bar and storage space, with renovated offices and a 2 bedroom apartment in the original house. The project will include an accessory parking lot, revised landscaping and handicap access. Area and setback deficiencies have resulted in the need for a zoning variance, but a parking variances won't be required because the bar will have after hours parking across the street at Gateway Plaza. The building itself won't change dimensions, but the change in use triggers the city zoning laws.
There have been some concerns expressed about this project – at least one neighbor is vociferously opposed to a bar, citing noise problems and concerns about smokers, and the county planning department is not a fan of the traffic and parking arrangement. Offhand, I think a bar is legal in B-4 zoning, but the noise impacts will merit further scrutiny.
The project is definitely something of interest to the Voice's audience, but in an email, Rosenblum said that details are still being worked out and that he'd prefer to discuss the plan at a later date.
Scott Whitham is serving as a consultant, and local architect Jason Demarest is designing the renovation.
6. 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.
The Texas-based developer has recruited the assistance of Ithaca architecture firm STREAM Collaborative 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 street interaction 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.
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.
In documents provided in the city's planning board agenda for next Tuesday, the developer notes that the project remains student-oriented, but in order to play down comments of it being a massive dorm, 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 closer analysis 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.
7. Looks like a busy meeting next week for the Ithaca city planning board. In order:
1. A subdivision at 106-108 Madison Street on the Northside. The applicant wishes to create a new lot on the east side of the existing lot, for the purpose of building a new-single-family home.
2. A. Declaration of Environmental Significance and BZA recommendation for the Dibella's sub shop proposed at 222 Elmira Road
B. Declaration of Environmental Significance, BZA recommendation and potential approval for the 1,100 SF addition to the Maguire Chrsyler/Fiat dealership in Southwest Ithaca
C. Declaration of Environmental Significance, and potential approval for the two duplexes proposed at 112 Blair/804 East State Street
D. Site-plan approval for the first phase of the Tompkins Financial HQ (the new drive-through in the current HQ's parking lot)
E. CEQR (the city's version of SEQR) discussion for 215-221 W. Spencer Street
F. Declaration of Lead Agency and CEQR discussion on 209-215 Dryden (the Novarr project noted above)
G. Declaration of Lead Agency and CEQR discussion on State Street Triangle (
noted above)
H. Sketch Plan – Hotel Ithaca Expansion. Readers might remember a 9-story addition and convention center were approved for the Hotel Ithaca almost two years ago (shown above). Nothing has happened with the expansion plans, for reasons which had been attributed to financing. Dunno what we can expect this time around, but we'll find out next week.
Tags: 209-215 Dryden Road, architecture, collegetown, downtown ithaca, hotels, IURA, lansing, old library proposals, State Street Triangle, suburbia
Categories : architecture, collegetown, Cornell, hotels, ithaca, news, residential life, senior housing, Tompkins County
News Tidbits 7/11/15: Trying to Make A Dent in the Housing Deficit
1. We'll start this off with a brief data map, courtesy of Curbed NY. The Urban Institute, a DC think tank, quantifies the country's affordable housing problem with a detailed study that lays out, county by county across the whole United States just how many units are affordable to what it labels "extremely low-income" (ELI) households, who make 30% or less of county median income. In Tompkins County, this means families of four making $23,200 or less during 2013, the latest year for which data is available. The full report comes with an interactive map.
Nationwide, the numbers aren't very good – in 2013, only 28 of every 100 ELI families could find affordable housing, down from 37 out of every 100 in 2000. In Tompkins County, the situation is even worse – it's gone from affordable housing being available for 19 out of every 100 ELI households in 2000, to 16 out of every 100 ELI households in 2013. There was only two other counties in the northeast that fared worse – Centre County, PA, home to State College and Penn State, and Monroe County, PA, a far-flung NYC commuter county.
While much of the talk about affordability focuses on the middle class getting priced out, it's worth noting that the tight housing market and college-centric rental market have had a continued negative impact on what little housing there is for the poorest tiers.
2. Staying on the topic of affordability, the county is all set to sell a foreclosed vacant lot in Freeville to INHS for the express purpose of affordable housing. This was first mentioned on the blog a couple of weeks ago. The 1.7 acres of land off of Cook Street in Freeville is assessed at $25,000, but the county is generously selling the land to INHS for the low price of $7,320, which is the amount owed on back taxes and "required maintenance". This project would be next to Freeville's other affordable housing complex, the 24-unit Lehigh Crossing senior apartments south of the parcel. Those were built in 1991 and are managed by a for-profit developer out of Buffalo (Belmont Management).
As noted previously, the village of Freeville (population 520) is outside of INHS's usual realm of Ithaca city and town, but INHS expanded its reach when it merged with its county equivalent, Better Housing for Tompkins County (BHTC) last December. This is likely to be the first new rural project post-merger, and the first new affordable housing development outside of Ithaca in several years. BHTC had a string of failures prior to the merger. For INHS, after the controversy with Stone Quarry and 210 Hancock, taking on a development site that's likely to have less opposition will be a welcome change of pace.
3. No full decisions from the Board of Zoning Appeals on the 210 Hancock project, but there was plenty of acrimony. Of the three requested variances (height, parking and commercial loading), only the commercial loading variance was granted at Tuesday's meeting, with the height and parking up in the air until additional information is received about pile driving impacts and winter odd-even parking. INHS has just over two months to submit the additional information.
The same vitriolic sentiment could be applied for the Old Library proposals, where legislator Martha Robertson has been called out for a possible ethics violation, and emails on the Fall Creek Neighborhood Association listserve have turned unpleasant. All in all, it's been a pretty harsh week for anything related to development in or near Fall Creek.
Some of the 210 opposition is upset that they're being perceived as "classist", but when the gentleman leading the opposition posts tweets like this to the #twithaca page for all to see, a negative reaction shouldn't be a surprise. As for the old library debate, the legislature's Old Library Committee met on the morning of the 10th, but no endorsements were made.
4. A couple of details worth noting for ILPC's meeting next Tuesday – "early design guidance" for work planned at 201 W. Clinton Street, and "discussion" about 406 and 408 Stewart Avenue in Collegetown.
201 West Clinton, also known as the Hardy House, was built around 1835, and was previously the home of the local Red Cross chapter from about 1922-2011. After the ARC moved out, it was restored and converted back to a private residence. The house was more recently reviewed/approved for solar panels, and I dunno what's in store for this next round.
As for 406 and 408 Stewart Avenue, those would be the addresses for the historic (ca. 1898) three-story red-shingled apartment house destroyed during the Chapter House fire last Spring, and the fire-damaged but still-standing apartment house to its north. They are/were operated by CSP Management, the same folks tending to the Simeon's project. So let's keep hopes up for a possible rebuild faithful to the original 406.
If you still need your weekly dose of crazy, here's a rather paranoid screed submitted as part of an application to the ILPC. I can only imagine the committee's initial reaction to this.
5. Time to move another Collegetown project into the "under construction" column – 307 College Avenue, a.k.a. Collegetown Crossing, will hold a formal groundbreaking on Monday at 10 AM. The 46-unit, 96-bedroom project was approved last September after a years-long debate over parking; the project was only able to move forward when the new Collegetown zoning went into effect last year. Expect a 12-month construction period, with occupancy likely in August 2016. Collegetown Crossing, which also includes a 4,000 sq ft Greenstar grocery store branch, a pocket park and a TCAT transit hub, is being developed by the Lower family and their company Urban Ithaca.
6. Looks like we're on to another iteration of the proposed pair of duplexes at 112 Blair / 804 East State Street in outer Collegetown. Updated file here, previous plans here. It kinda feels like there's a disconnect going on – the neighbors basically don't like the houses for being boring pre-fab duplexes; the developer, Demos/Johnny LLC (Costas Nestopoulos), doesn't want to change that, but is willing to adjust the site layout and invest in extensive landscaping in an effort to hide them. The two sides have met and they seem close to a compromise.
Rather unusually, the 12-bedroom project (4 units with 3 bedrooms each) will open to student tenants in January 2016, after a construction period of September-December 2015. Being a small project, there will probably be enough intersession shuffling to make it work.
7. Here's another small project getting a revision – the Maguire Fiat/Chrysler addition down in bog box land. Still adding 20 display spaces, but the addition has grown from 1,165 SF in the last version to 1,435 SF, include a small 418 SF second story intended as a lunch room. This project, which will need an area variance, is also looking at September-December 2015 buildout.
Tags: affordable housing, collegetown, collegetown crossing, inhs, ithaca, neighborhood pride site, news, old library proposals, tompkins county
Categories : affordable housing, collegetown, construction (planned), ithaca, news, residential life, Tompkins County
News Tidbits 6/27/15: A Bad week for YIMBYs
1. Starting this off with least controversial news-maker this week – John Novarr's 209-215 Dryden Road project, which I wrote about for the Voice here and with site plan details and SPR/render links here. The first article's a little helter-skelter as a write-up because there was a lot of frantic 11:30 PM fact-checking going on in an effort to get the news out.
The $12 million, 12,000 sq ft proposal is smaller than Collegetown Dryden, but more importantly, the project isn't residential; it's classroom and office space for Cornell's MBA program, three floors for each of those uses. That definitely brings something different to Collegetown and its mostly residential focus. With assurances given that the property will be kept on the tax rolls, the initial opposition appears to mostly be related to the design, which to be honest, is rather avant-garde and an acquired taste (not one I've acquired, to be honest). However, bringing 200 staff and a few hundred professional students into Collegetown would be a real asset for businesses struggling to stay open amid the neighborhood's 32/36-week profit window.
209-215 Dryden Road is within the MU-2 zoning from the looks of it, so a trip to the Board of Zoning Appeals (BZA) seems unlikely at the moment. We'll see what happens moving forward, this one could be a fairly smooth approvals process.
2. For a smaller developer, Ithaca-based Modern Living Rentals has been pretty busy this year. Along with 707 East Seneca Street and 902 Dryden, they have a modular duplex (3 bedrooms each, 6 total) currently under construction at 605 South Aurora Street in Ithaca city. A construction permit was issued back in 2014, according to the city planning report. The orientation is a little odd in that the new duplex is being built in front of the old home on the property, since the house is longitudinally centered but set back on its lot. Taking a guess, the intended market is likely IC students. The new units look like they'll be ready for occupancy in time for the fall semester.
3. Here's an interesting piece of news, courtesy of the Tompkins County Government Operations Committee – plans to sell a vacant lot to non-profit housing developer INHS. In its May minutes, the committee announced intent to sell a vacant, foreclosed parcel in Freeville for affordable housing. The property is described as a 1.72 acre parcel on Cook Street in the village, which through a little deductive searching, turns up the lot in the map above, just north of the Lehigh Crossing Senior Apartments. The minutes state that INHS is in the process of drafting up an acquisition offer for the county attorney.
Freeville is outside of INHS's usual realm of Ithaca city and town, but INHS expanded its reach when it merged with its county equivalent, Better Housing for Tompkins County (BHTC) last December. This might be the first new rural project post-merger. The Lehigh Crossing Apartments have 24 units on 2.3 acres, so if INHS were to build at the same density, this site would be looking at something around 18 units. Not big, but not inconsequential, especially for a 520-person village.
4. A decision to decrease sewer hookup costs in Lansing village also shares some details about a senior housing project in the works. The news comes from the Lansing Star, where the village voted to decrease its sewer hookup fee from $2,350 per unit to $1,000 for the first unit and $500 for each additional unit. Apparently the high fee was the result of the lack of a permitting process in the 1990s.
The article notes that the developer of a mixed-use request had requested a fee waiver because it would have cost $138,650 for their "59 units of senior housing". Now it will be $30,000. Not as good as a waiver, but still pretty good. Lansing village only has one project that meets the description provided, the 87,500 sq ft Cinema Drive project covered here previously. The semi-educated guess back in May was 51 units, so the ballpark estimate wasn't too shabby.
5. It's official, 327 Eddy is under construction. Asbestos removal has been completed and the Club Sudz building is coming down. The Fontanas hope to have the building completed and ready for occupancy by next August. In replacement of Club Sudz' and Pixel's 7 units and 2,500 sq ft of commercial space, the new 5-story building will bring 1,800 of retail space and 22 new units with 53 bedrooms to the market.
Eagle-eyed readers might recall the building was originally going to be six floors, but a floor was lopped off since it was approved.
6. Updated renders for 215-221 West Spencer Street, coming right up. A little more detail on the facades, some window updates from the last version, and…well, honest personal opinion…it's a very attractive design. Materials could underwhelm it, but as presented, it appears to be a lovely addition to South Hill. Good work STREAM Collaborative.
The 12-unit, 26-bed project plans to start construction next year. The project replaces an informal (dirt) parking lot.
7. Touching on the Old Library decision briefly, a public meeting on the two proposals will be held Monday June 29th at 6:30–8:30pm at Greenstar's "The Space" (700 West Buffalo Street). Douglas Sutherland will represent Franklin Properties (first image) and Frost Travis will be presenting for Travis Hyde. Should the County Legislature decide to take another vote to see if the stalemate will be broken, the next chance will be at their July 7th meeting.
EDIT: The public meeting scheduled for the 29th has been cancelled .
8. Onto the thornier topics – Not sure what was worse this week, the reaction to the State Street Triangle project, or the INHS Hancock Street opposition. The objective, non-partisan write-up about the State Street project is on the Voice here. This and news piece #9 are opinion pieces, feel free to ignore them.
At least the State Street objections (latest renders here), I can understand the initial shock and recoil; there's this perception that Ithaca is a small town, and this doesn't jive with that. Regardless, by Ithaca standards it is massive, 11 stories with 289,000 sq ft of space and 620 bedrooms; if this was, say, a four-story building with an 11-story tower on the closest third to the Commons, the reaction would probably be less vitriolic (people would still hate it, but let's entertain this thought exercise).
But that probably won't happen. Not with this developer, or with any developer that purchases the Trebloc site. Here's my theory why, and it goes a little more in-depth than "they want maximum profit".
In December, Jason Fane's 130 East Clinton project was rejected for tax abatements, and one of the reasons cited was that market-rate housing wasn't enough of a community benefit. State Street Triangle is mostly apartments – it contains only a modest amount of retail space, with less than 13,000 sq ft it's not even 5% of its usable space. If it were to apply for an abatement, it would likely be rejected for the same reason.
Arguably, they could try commercial office or even industrial "maker spaces". But the market demand for office space doesn't seem to be growing much, and industrial uses don't tend to be a good fit in heavily populated areas. A developer could even try condos, but if developers knowledgeable with the area are hesitating, than a bank won't hesitate to hold off on financing (aside on that – if the Old Library goes condo, other developers and financiers will view it as an experiment, or more positively, a pioneer; until it's clear that the project is successful, don't expect more condos in Ithaca).
However, nothing changes the fact that building downtown is quite expensive. So, being a for-profit company, if you want to build in an expensive area, you have two options to ensure return on your $40 million investment and get the construction loans you need – build as much as possible, and/or make your units as expensive as possible. If you're a company that specializes in student housing, you're not going to push the latter because there's a lower ceiling on what students can afford. That would be my guess on how State Street Triangle came to be.
There are a few possibilities that might make the project more palatable to community members, such as free bus passes for tenants or a 10% affordable housing requirement within the tower (if the INHS project oppositions are any clue, this is going to be the only way to go from here on), but given the costs, those ideas just might kill the project completely. Which is exactly what some folks are looking for.
At the very least, let's let the Planning Board do their work. If they can help change this:
Let's see what they and the developer can negotiate here.
9. Now for 210 Hancock. Here is a project that's been transparent, incredibly transparent, throughout their whole planning process. At first, there was little opposition. Now, it threatens the proposal, apartments, townhomes and all.
A wise man once told me in when I was preparing a piece, "There's no point in talking about this with you, the public's going to have issues with it either way". At this point, I'm inclined to believe him.
I've read the petition, and I've read the facebook comments. It's regrettable, to say the least.
A lot of the comments just seem to be misinformed. People saw the petition, thought that INHS was only building the apartments, and signed it. The petition was worded with charged and selective language. I'd like to take a few minutes out to refute and argue some of the commentary.
"there must be a safe place for children to play…"
"People need access to green space, yards and the ability to get outside directly from their living space."
"I want my 3 year old to grow up in a neighborhood where he can safely ride a bike, play sports and walk his dog."
You're right. That's why the project, as proposed by INHS and tweaked by the city Planning Board, builds a playground that blends into Conley Park without the threat of vehicular traffic (shown in the plan below). Adams Street and Lake Avenue would be removed, allowing kids living in the apartments and townhomes to go the playground without crossing any street.
"I'm a lifelong resident, and I'm frankly getting tired of seeing all these areas getting bulldozed and developed…especially when we have dozens of empty/condemned houses and buildings just sitting around!"
The rental vacancy rate is 0.5%. A healthy market is 3-5%. Further to that, if there are dozens of homes, even if they were for sale, it's still not enough to handle the demand, which is in the few thousands.
"inadequate parking planned."
"The parking issue is already a problem. This will only make it worse."
"I am a Fall Creek resident and do not want this area in our neighborhood to resemble Collegetown in density or difficulty in parking."
84 parking spaces are required by zoning, 64 are proposed. However, only 22 spaces are expected to be used by the 53 apartments. In the parking study of INHS tenants, 41% of apartment tenants have 1 car, 12% of those have two. One of the reasons why INHS's parking utilization is so low is that many of its apartments are rented by seniors – for example, Breckenridge Place is 60% seniors on fixed incomes. With limited mobility and/or income, many don't maintain personal cars.
In a sense, although the Cornerstone project for affordable senior housing wasn't selected by the Old Library site, the INHS project on Hancock Street may serve in some ways as a reasonable alternative.
"We don't owe any developer a profit on their development."
INHS is a non-profit community developer. The townhouses sold at Holly Creek over the past year were in the $105-$120k range. For comparison's sake, the townhomes in the Belle Sherman Cottages sold for double that, and those aren't even considered high-end (high-end would be the $410,000 townhomes in Lansing's Woodland Park).
The reason why construction won't start until Fall 2016/Fall 2017, with the apartments finishing up in Fall 2017/Fall 2018, is that they are completely reliant on government grants and donations from community supporters. The townhouses won't start for a couple of years (their time frame is 2018-2020) because funding for purchasable units is more difficult to get. Just like with the condominium debate, the government is more likely to disburse a grant if it knows there are buyers waiting in the wings. And for low and moderate-income households, far more are capable of renting versus buying. As for the rent-to-own option suggested by the petition writer, it's speculative, complicated, and NYS/federal HUD will not provide grants for that type of property acquisition. INHS couldn't do it if they wanted to.
"[need]assurance mixed income will be there"
It will. As I wrote in March:
"210 Hancock will have 53 apartments – the 3 bedrooms have been eliminated and split into 1 and 2 bedroom units, so the number of units has gone up but the total number of bedrooms remains the same (64). The units are targeted towards renters making 48-80% of annual median income (AMI). The AMI given is $59,150 for a one-bedroom and $71,000 for a two-bedroom. The one-bedroom units will be rent for $700-1,000/month to those making $29,600-$41,600, and the two-bedroom units will rent for $835-$1300/month to individuals making $34,720-$53,720. Three of the units will be fully handicap adapted."
"A 54 apartment high-rise is not the appropriate place for children to grow up, low income or not."
"It is too dense and not suited to Fall Creek or Northside."
"I moved to Ithaca and settled in Fall Creek to live in a small town."
For starters, it's harder to make housing affordable if there are fewer units on the a plot of land. Secondly, because the INHS project takes lead on the city's right-of-way (ROW) on Lake Avenue and Adams Street, the calculated density per acre is 23.6 units per acre. Cascadilla Green, one block to the north, is 20 units per acre. Also note that units are 1 and 2 bedrooms per unit; most of the houses on blocks in Northside and Fall Creek are 3 bedrooms per unit.
What probably bothers me the most are some of the comments in the online petition for INHS.
"Shame on you "Ithaca Neighborhood Housing" for even thinking of creating something that will breed trouble…"
"This is an uncivilized proposal…"
"if all on welfare, this will invite crime…"
One of the reasons I harp on affordable housing is that I grew up in affordable housing. This 147-unit mixed-income complex in suburban Syracuse. Apartment 28E. I shared a bed with one of my brothers until I was 10, and even after my mother was finally able to buy a small ranch house, we shared a bedroom until he graduated and went to college two years before I did (by that point, we had moved on up to bunk beds). My mother did what she could. We were never more than working class, but she worked hard (still does) and made sure her kids worked hard.
At least some of the comments are kind enough to be "I want affordable housing but". Others really make it sound like that those in need of affordable housing are a contamination of the community. Those statements aren't worth debating. They're just hurtful.
Anyway, this might be the longest news update I've done, so I'm going to wrap this up and detach from the computer for a while. There may or may not be a photo update Monday night, we'll see.
Tags: 209-215 Dryden Road, 215-221 west spencer, 327 Eddy, collegetown, construction (planned), inhs, ithaca, neighborhood pride site, news, old library proposals, ranting, State Street Triangle, tompkins county
Categories : academic buildings, collegetown, construction, Cornell, ithaca, news, residential life, Tompkins County, urban planning


text:
RCAF Station Alsask
RCAF Station Alsask (1963-1986) - A Cold War Canadian Pinetree Line Radar Station constructed in 1961-1962 near Alsask, Saskatchewan. Officially established on 1 Nov 1962 and declared SAGE Operational in May 1963 connected to Malmstrom SAGE Direction Center DC-20 at Malmstrom Air Force Base, Great Falls, Montana. Initially assigned a Permanent ID of C-53 and a Sage ID of C-53. Renamed CFS Alsask in May 1967 as a result of Canadian military forces unification. Closed on 1 Aug 1987.
Established on 1 Nov 1962 and became operational in May 1963 as RCAF Station Alsask manned by the 44 Aircraft Control & Warning (AC&W) Squadron.
Initial equipment included the FPS-7C search radar, one FPS-507 height-finder, and one FPS-26 height-finder radar. The automated SAGE system included the installation of the FST-2 coordinate data transmitter. The FST-2 equipment digitized the radar returns and transmitted the digital returns to the SAGE direction center. Under the SAGE System, interceptor aircraft were directed to their targets by the direction center computers and controllers, greatly reducing the need for local controllers and equipment at every radar station.
The FST-2 was a very large digital system using vacuum tube technology. Over 6900 vacuum tubes were used in each FST-2 requiring 21 air-conditioned cabinets, 40 tons of air conditioning, 43.5 Kva of prime power, and usually a large new addition to the operations building. The FST-2B modification added two more cabinets but with newer solid-state (transistor) technology to process coded responses from aircraft transponders.
SAGE System Operation
Former Malmstrom SAGE Direction Center DC-20
RCAF Station Alsask Direction Centers & Sectors
Direction Center
May 1963 - 1 Apr 1966 Malmstrom SAGE Direction Center DC-20 NORAD Great Falls Air Defense Sector (GFADS)
1 Apr 1966 - 19 Nov 1969 Malmstrom SAGE Direction Center DC-20 NORAD 28th Air Division
19 Nov 1969 - 1 Oct 1979 Malmstrom SAGE Direction Center DC-20 NORAD 24th Air Division (ADC)
1 Oct 1979 - 1 Mar 1983 Malmstrom SAGE Direction Center DC-20 NORAD 24th Air Division (TAC)
Aug 1984 - 1 Aug 1987 North Bay ROCC CAN West Sector
The site began operation as a SAGE site in May 1963. initially feeding the Malmstrom SAGE Direction Center DC-20. The squadron designation was changed from the 44 AC&W Squadron to the 44 Radar Squadron indicating the new SAGE System role.
The original FPS-7C radar was due for an upgrade by the late 1960s. Modifications were designed to simplify the radar and make it more maintainable. The stacked beam capability was removed along with associated receivers and transmitter hardware. The power supply, the transmitter oscillator/driver, and the waveguide pressurization systems were updated. The modified FPS-7C was re-designated an FPS-107 and brought back online on 25 Apr 1972. That same year the massive vacuum-tube FST-2 was replaced with the much smaller, more reliable, and efficient solid-state FYQ-47 Common Digitizer and the GPA-124 Mark XII IFF/SIF crypto-secure system. The new digitizer was operational on 13 Jul 1972. On 1 Apr 1975, the FPS-26 Height Finder was turned off reflecting the increase in aircraft reporting their own altitude via the IFF/SIF equipment. These changes in the 1970s greatly reduced maintenance and logistics requirements enabling significant personnel and support reductions.
On 1 Mar 1983 the Malmstrom SAGE Direction Center DC-20 shut down as a result of the deactivation of the SAGE System. The replacement for SAGE was to be the Regional Operations Control Center (ROCC) system and in the US the new ROCCs were ready to go when SAGE was turned off. In Canada, it was a different story, the ROCCs (East and West) were to be placed in the same underground facility that had housed the SAGE Direction Center so there was a transition period. It is unclear where CFS Alsask was connected during the transition period but it was probably the McChord Regional Operations Control Center at McChord AFB, Washington. In August 1984, both ROCCs Canada East and Canada West (Alsask came under Canada West) were declared operational.
Under the SAGE System, Canada was never able to connect all their radar sites to their single Direction Center but under the ROCC system, they had the ability to do so.
RCAF Station Alsask and the 44 Radar Squadron were deactivated on 1 Aug 1987.
The physical plant of the site was divided into the main site, a cantonment area, a housing area, and a radio site. The main site housed the operations buildings, the radar towers, and the backup generators. The cantonment area housed the enlisted barracks, the bachelor officer's quarters, the orderly room, the dining hall, the motor pool, and other support buildings. Apart from the main site was a housing area for married personnel. Initially, 90 double-wide trailers were installed and ready for occupancy as PMQs by the autumn of 1963.
A separate radio site housed the radio equipment for directing aircraft intercepts. With the SAGE System, the SAGE Direction centers had the primary task of directing intercepts and the local radio site was configured into a single site that was known as the Ground to Air Transmitter Receiver (GATR) site. The GATR site communicated with the interceptors from either the local site or the SAGE direction center via voice commands and/or a digital data link.
RCAF Station Alsask Major Equipment List
Search Radar
HF Radar
Data Systems
IFF/SIF
FPS-7C
FPS-107
FPS-6X
FPS-26
FST-2/A/B
FYQ-47
GRR-7
GRT-3
GKA-5
UPA-35
UPX-14
GPX-7A
GPA-124
Unit Designations
44 Aircraft Control & Warning (AC&W) Squadron (1963-1963)
44 Radar Squadron (SAGE) (1963-1986)
Alsask OPS site was taken over by the Canadian Civil Defence Museum Association/Archives(CCDMA) on 1 Jun 2018. The CCDMA is restoring the tower to its original state and finally, after all these years are allowing tours for the general public.
Location: RCAF Station Alsask in Saskatchewan.
Maps & Images
Lat: 51.36667 Long: -109.98306
Multi Maps from ACME
Maps from Bing
Maps from Google
Elevation: .....'
GPS Locations:
51.4152341, -110.0027883 GATR
51.3920513, -110.0034025 Radome
51.3842631, -109.9906754 Cantonment Area
51.380232, -109.9926066 Housing Area (PMQ)
SAGE System
Permanent System Radar Sites
Pinetree Line
US Radar Sets
US Radio Sets
Malmstrom SAGE Direction Center DC-20
Cornett, Lloyd H. & Johnson, Mildred W., A Handbook of Aerospace Defense Organization (1946-1980), Office of History ADC, Peterson AFB, Colorado, 31 Dec 1980, 179 pages, Pdf
Station Alsask_Air_Force_Station Wikipedia - RCAF Station Alsask
Site Photos
Canadian Cold War Museum - CFS ALSASK
Visited: No
Retrieved from "http://www.fortwiki.com/index.php?title=RCAF_Station_Alsask&oldid=140364"
Not Visited
Saskatchewan All
Saskatchewan Radar Sites
Saskatchewan Not Visited
Starter Page
Canadian Radar Sites
SAGE Sites
FPS-7
GPX-7
This page was last modified 23:56, 2 July 2021 by John Stanton.


No idea if Carrey (who is, of course, playing the devil) or Gyllenhaal (the ballplayer) can sing, but that's what I wondered about Renee Zellweger in "Chicago," and things turned out pretty nicely there. So, another musical to keep an eye on. And, according to IMDB, Babaloo Mandel's real first name is Marc, in case you were wondering. I was.
Here's "Whatever Lola Wants" from the 1958 movie, if you're in the mood; with Gwen Verdon (reprising her Broadway role), Tab Hunter, and Bob Fosse's choreography. Note the excellent partnering work done by a blue bench.


There are many character flaws that can make an otherwise strong leader weak. There is one flaw however which will absolutely kill the opportunity to lead; it makes a person's leadership potential Dead on Arrival upon being promoted to a leadership position.
That flaw, and flaw is almost too small a word to fully describe this catastrophic mistake, but that flaw is believing that you can't be wrong simple because you occupy a position of leadership.
Believing that somehow your position makes you always right, about everything, all the time, will quickly kill the morale of what could have been your team. You will never (I know that never is an incredibly strong word but never is the correct word in this instance) be able to earn the commitment of your people, you will have to settle for their compliance. If you even get that.
Believing that your position makes you right all the time crushes the creativity of your people. They will quickly learn to keep their ideas to themselves since you've "led" them to understand that they can't be right. By the way, this further increases your delusion that your position always makes you right.
Authentic Servant Leaders understand that they can be wrong about almost anything, at almost any time, just like any other human on the planet. Authentic Servant Leaders value thinking different than their own and they understand that if their people are always in full agreement with them then their people aren't really thinking at all.
Authentic Servant Leaders know that their position doesn't make them right about everything, all their position really does is give them the opportunity to have a positive influence on their organization and it's people.
Authentic Servant Leaders let the best idea win, whether it was their idea or not.
If you're a leader who believes for even a minute that your position somehow makes you smarter than the people you try to lead then you should know that you're not only sometimes wrong, you're likely often dead wrong.
Leadership potential is a terrible thing to waste, don't let your potential be DOA!
Great article please contact me I'm interested in featuring you in the next issue of IBA Success magazine. I would like to pull some of your writings expecially this one. I look forward to hearing from you soon. 4074860993.
Hi Jennifer, I'm glad you enjoyed this post. I'm always happy to share when anyone asks if they can pass along some of my posts, I only ask that you credit the source and perhaps direct your readers back to my blog.


-Discover a Temezcal, or Maya Sauna at Joya de Cerén.
-Visit an "obraje" where dying with indigo was done in the Maya and colonial times.
-Walk through a Maya Ceremonial Center.
We will visit Joya de ceren, declared a World Heritage Site in 1993 since it is the only place in the Maya World where you can witness the common way of life of a village preserved by layers of ash from the eruption of a nearby volcano. Then, we will continue to San Andres archaeological site where we will explore its pyramids and its museum.
Recommended: Light clothes, sun glasses, camera, hat, closed shoes.
Conditions: Departures from Tuesday to Sunday, private services, minimum connecting time required: 8 hrs.


Hilton Head Prep's boys put together their most impressive performance thus far with an 82-43 rout of visiting The King's Academy on Friday.
TKA came in with a 5-1 record and wins over SCISA 3A teams Wilson Hall and Laurence Manning, but the Lions had no answer for Prep's balanced attack.
Avern Montaque scored 20 points in his second game back from an ankle injury to lead the Dolphins. Haddith Stewart scored 12 points, and Tyrone Calloway and Stone McDonald added 11 apiece.
HHP (4-2) hosts Memorial Day on Tuesday.


text:
Little Kids
Today's kids are stressed, afraid and feel unheard
By Kelly Baker| 4 years ago
Devastating results of survey highlighted on World Children's Day
Here's a sobering fact. Kids today are not only stressed and fretful, they don't trust us, the adults in their world, to make good decisions for them.
New research released today for World Children's Day from UNICEF has found that children surveyed across 14 countries worry a lot and feel their voices are not heard.
Survey results also show a staggering 45 per cent of children don't trust adults and world leaders to make good decisions for them. Only a third of children feel their opinions are appreciated by world leaders.
The findings are the result of one of the most comprehensive global polls of children's views. UNICEF's World Children's Day survey asked more than 12,200 children, aged nine to 18, about the biggest issues facing them.
Aussie icon, artist and family man Ken Done - determined to do his bit for children worldwide. Image: Supplied by UNICEF.
Children surveyed say they are most worried about violence against children, followed by terrorism, and poor education. Mistreatment and bullying, poverty, and poor health are also significant issues weighing on their minds.
"We are concerned to hear the results of this survey," says Tony Stuart, Chief Executive Officer for UNICEF Australia.
"UNICEF always stands up for children and their rights, and it's important that children feel they are being heard," says Stuart.
Today, as part of World Children's Day, UNICEF Australia has given young people the chance to be heard by encouraging a range of 'takeovers'.
These include children creating art with Ken Done, taking over the kitchen from chef Adam Liaw and even taking over the role of counting house volunteers for the Qantas/UNICEF Change for Good program.
The activities in Australia are kicking-off a wave of action in more than 130 countries as World Children's Day rolls out around the globe.
This will see Australian identities including actor Hugh Jackman, soccer star Tim Cahill, media personality Carrie Bickmore and kids' performers The Wiggles joining well-known international stars Katy Perry, Milly Bobby Brown, David Beckham, and Pink, all helping to give a voice to the millions of children whose voices remain unheard.
Interested in kids, parenting and all things related? Tune into our podcast Honey Mums by clicking the link below. You're sure to learn something and more importantly, laugh too.
UNICEF's World Children's Day celebrates the anniversary of the Convention of the Rights of the Child.
This year the focus is on Article 12 - Respect for the views of the child, which reads as follows; When adults are making decisions that affect children, children have the right to say what they think should happen and have their opinions taken into account.
On World Children's Day (20 Nov) UNICEF Australia is inviting all Australians to speak up against bullying, discrimination and unfairness, by taking a pledge to listen to the children in their world.
Everyone can take the pledge at worldchildrensday.org.au
Despite tremendous progress over the past decades, according to the latest data:
• 385 million children live in extreme poverty
• 264 million children and youth are out of school
• 5.6 million children under the age of five died last year from preventable causes
The biggest emergency affecting children in our region right now is the Rohingya refugee crisis in Bangladesh, says Amy Lamoin, Director of Policy and Advocacy, and child's rights specialist for UNICEF Australia.
UNICEF is working around the clock to vaccinate nearly 360,000 children against the threat of diseases such as measles, adds Lamoin.
One of the artworks co-created by legendary artist Ken Done and budding star Maddison. Image: Supplied by UNICEF.
"We're also carrying out the world's second largest cholera vaccination campaign in Rohingya camps, where there are major fears the lack of clean water and sanitation could cause a cholera outbreak that could kill thousands," she says.
While UNICEF works for children worldwide, we are also working to improve the lives of children in Australia, in important areas such as poverty, violence, justice and education reform, she adds.
"We are working with young people, schools and the community to ensure every child's rights and wellbeing is protected," says Lamoin.
UNICEF does this by asking governments and communities to assist all children to reach their full potential by having their rights recognised.
"We can come together on World Children's Day and take the pledge to hear the concerns of the children in our lives - and to help children and their families in the world's poorest nations to safely access clean water, healthcare, food, and education," adds Stuart.
For more go to unicef.org.au
Auto news: 2022 Maserati SUV lineup due by the end of the year - drive.com.au
Prince William gives royal nod to new film and TV fund


If you are unhappy with your website during the website design phase, you may request a full refund of your deposit paid. If you have signed off on the website design no refund will be available.
The request must be submitted before or during the web design phase of your website stating clearly your reasons for cancelling and why you are unhappy with your website.
If you are eligible for a refund, we will ask for your bank details to process your request within 2-5 working days. Refunds may exclude the cost of non-refundable additional services.


Max California: Sew 'n Style with Lil Luxe Collection: Bright and Bold!
Sew 'n Style with Lil Luxe Collection: Bright and Bold!
This is going to be a really big, really colourful and hopefully really inspirational post! SO, get your scrolly fingers ready and enjoy!
Lil Luxe Collection. You've heard of it yeh? Well you should have because Jess is one of my favourite pattern designers and I loved her style even before I got to sew up the famous Alley Cat Romper (about 95 times because that pattern rules). The rest is pretty much history, I'm in her test group and get to witness firsthand the epic things she designs but also I get to see what an incredibly driven and inspirational woman she is. She really blows my mind! And she's so nice!
Jess came up with a really awesome idea of inviting a bunch of awesome bloggers (and then there's me lol) in designing mini collections using her patterns. SO FUN. Seriously. So Fun. You can read more about the Sew 'n Style Series and visit the contest page with Link up where there are contest prizes totalling over $350 from our gracious sponsors!
Ever since the Nova Dress (specifically the Junk food one!) I've realised that I've really discovered my style. Of course I knew I had a style that was a bit nerdy and a bit weird and a bit all over the place and not like everyone else in the blogosphere, but the things that make me really happy are BRIGHT colours paired with black or white. Which is something I should have maybe realised a long time ago since I dye my hair fluorescent colours and wear pretty much black all of the time (1, 2, 3, 4)? I've only been dressing myself this way for the last seven or so years... It takes me a while to have a revelation I suppose.
I had wayyyyy too much fun designing and sewing up this collection. I barely stuck to my original plan, which was half the fun really. Once I sat down and did a few sketches, I had two very different mini-collection ideas, I figured I was all ready to go. It wasn't until a month or so later when I looked at the sketches and realised I hated them all. So I did what I do best, I knew in my mind what colours & patterns I liked, so I headed to Spotlight and searched (ALONE! NO KIDS! WHAAAA?) and searched and finally found THE fabric. It's the main rainbow fabric.
It's just the way I sew things most times. I'll have half an idea in my head, but it just won't work until I finally find a fabric that gets me excited just by looking at it. I grabbed a few of my favourite Lil Luxe Collection Patterns and just started sewing. I knew I needed a bottom for a top, then a top for a bottom, and I just kept sewing and grabbing fabric from the pile I had of the fabrics until a mini collection was born! Trust me, it really was that random! And then I'd finish a piece and show Eddie and she would ask for something else, so I'd make it.
I came up with seven pieces, and mixed and matched them into ten looks (but I only got seven photographed heh)! Of course I took about seventy million photos of each, so I'm going to do this here post with a few pics of each look but then do separate posts with more detail and more photos on the outfits because otherwise this post will take FOREVER to load!
The first look features the Metropolitan Dress as a cropped top! I lengthened the bodice pattern slightly (is there such a thing as a modest length when we are talking cropped tops?) And then added a band to the bottom of it. The coolest thing about this top is that because it is fully lined, it's reversible. You'll get to see the inside of it for Look 8! I really love the way the back opening that is pretty basic in the dress looks like a feature when cropped!
The skirt is just two rectangles sewn together and attached to a stretchknit waistband with elastic inside. Super simple stuff guys, but always my favourite go-to skirt because it just looks so pretty! Plus it has twirl factor and that is very important in Edison's fashion world!
Look at those pants! LOOK AT THEM! Man they're so cute, but Eddie didn't think so when she tried them on. They fit like leggings but the flared bellbottoms had her all confused. "They're too big!" No baby, they're perfect. They sort of remind me of a pair of work pants I used to have when I was a barista actually. Lol.
I drafted the bellbottoms myself, calling them Jupiter Bellbottoms because of space and stuff. They're quite high-waisted, coming up to her bellybutton but mostly her yummy toddler tummy kinda pushes the waistband underneath her little belly. The top is the Reversible Crop Top and it's fully lined so you know, it could be reversible! I didn't alter the top at all, it's sewn straight from the pattern I just added a fluro green pompom trim at the joining seam. The fabric looks like it is in the same design family as the main rainbow fabric I chose because the colours are literally identical however the fabric content is completely different. While the rainbow paintbrush stroke effect fabric is like a stretch sateen with clearly spandex in it, this colourful tribal print is a printed rayon.
You can get a better look at the back of the Reversible Crop Top down at Look 6.
Oh my gosh I love these so much? I was worried that they would turn out a little like I was designing clownwear, but once she put these on I just fell in love. I love the way they hug her little toddler tummy, I love the flare of the leg and I love that little racerback.
Using the beloved main rainbow fabric which is like a stretch sateen, I drafted up a bib to sew to the top of my bellbottom pattern. Just a few quick measurements to ensure the torso would be the right length (not too long and not too short!) it was really as simple as sewing up the bellbottoms then attaching them to the bib. The bib is fully lined although I think when I sew them up again I'll bring the sides up higher and closer to her armpits. The pointed parts would be more curved too. I'm going to make these up in black stretch denim later!
I hate to play favourites, especially when everything I've sewn for this mini collection has been SO FUN, however. This dress. I started making a regular Metropolitan Dress which hits at about the knee and has a feature hem, however Edison requested a dress allll the way to the floor like a princess so the Metro Maxi was sewn! I used basic purple cotton for the majority of the dress, with black and white stripes from the hem feature and the bodice is also lined in the same black and white stripes.
This was the last thing I sewed and the last thing we photographed and I think it's a really fantastic final piece.
The Alley Cat Crop is made from a scuba knit fabric which is probably my favourite fabric to sew with now. It's very sturdy and thick, the patterns and colours you can buy are just incredible and it's super stretchy!
Like I said earlier, the next few days (or week I guess) I'll be posting each look/piece with more photos and details on each so make sure you check back!
Thank you so much Jessica for not only providing the patterns I used but also being such an inspirational entrepreneurial woman. It's been so great being a part of your test group and watching your ideas come to life.
Don't forget to check out the Lil Luxe Collection site and blog and shop!!
This is just amazing! I love all these pieces and the colors!
OMG I am crazy for this collection! Amazing!
I AM DEAD FROM THE CUTENESS!!! Ari, you have outdone yourself!
This is pure awesomeness. Love the colors and black and white. Definitely your style!
OMG, this is so right up my alley! That maxi dress is FABULOUS!!!! I wish I had a little girl to rock that look, awesome!
So fun and colorful - I love it all! And what an awesome backdrop/wall you have to take pictures!!!
Operation Tee + Mini Tutorial!


version 1.2.1. This is a maintenance release for 1.2.x.
Windows that can be downloaded from http://dev.mysql.com/downloads/installer/.
also creates connections for discovered MySQL services.
and the fix allows for simpler upgrades in the future.
delay when opening the plugin inside additional Excel windows.
CREATE TABLE statement did not contain the AutoPK column.
the generated INSERT statements did (incorrectly) include them.
version 1.2.0 a 30-35% time improvement was achieved.
30-40% time improvement was achieved.
it was done before. This preprocessing also eliminates many blank Excel cells.
On average, an 80% time improvement was achieved.
present, that the data mapped to that column does not contain duplicate data.
the database, and will now properly display connection issues back to the user.
default value for this option was increased from 30 to 60 seconds.
contained data, even when the first row contained header information.
it, and the problematic grid column changes to red.
to an empty schema on Windows XP environments.
access the MySQL for Excel documentation at http://dev.mysql.com/doc/en/mysql-for-excel.html.
find our team's blog at http://blogs.oracle.com/MySQLOnWindows.
also post questions on our MySQL for Excel forum found at http://forums.mysql.com/list.php?172.
follow our videos on our YouTube channel found at http://www.youtube.com/user/MySQLChannel.