210 Hancock Construction Update, 7/2016

28 07 2016

At the 210 Hancock property in Ithaca’s Northside neighborhood, site prep is taking place. The site is being graded and excavation is now underway for subsurface utilities installation (water and sewer pipes, the teal tubes stacked in the photos). INHS is conducting vibration monitoring while all this goes on, although the pile installation won’t start for another couple weeks, running foe about three weeks, mid-late August to mid September. Contractor Lecesse Construction will be installing 10-15 piles per day with a hydraulic hammer, between the hours of 8 AM and 4 PM. If the Voice’s Facebook inbox during the demolition phase this past spring was any indication, some very zealous neighbors will be providing breathless live coverage.

All in all, the contractor issue set INHS back about three months, but the grant funding is accommodating and rental agreements won’t be signed until the project is much closer to completion, late spring or summer 2017. For those who meet the affordable income brackets (breakdowns here), the rental interest form is here. The 54 apartments and the 5 rental townhomes should be ready to go by this time next year.

20160717_143140 20160717_143212 20160717_143239 20160717_143304 20160717_143318

20160717_143202

inhs_pride_design_v5_3 inhs_pride_design_v5_2 inhs_pride_v3_elevations_1

inhs_pride_design_v5_1





Maguire Fiat/Chrysler Addition Construction Update, 7/2016

26 07 2016

So this small project slipped under the radar. Back in April 2015, it was mentioned in a weekly news roundup that the Maguires were planning a 1,836 SF addition to their Fiat/Chrysler dealership on 13. Originally, the $360,000 project was slated to build out from September to December of 2015; and when things didn’t start, the assumption was things weren’t moving forward given their Waterfront plans, and that was that.

Well, the expansion is moving forward, albeit later than originally anticipated. The expansion consists of a 1-story, 1,017 SF entry area and showroom space for the Fiat dealership, and a 2-story, 836 SF addition for sales manager offices and a second-floor lunch room. Along with the building expansion, the parking and display lots are being reconfigured for an additional 20 display spaces, a revised entry drive, new landscaping, walkways and a bike rack. The project needed signage and front yard setback zoning variances, which were granted last summer.

At this point, the addition has been framed and sheathed, some with plywood/Tyvek and some with gypsum, which probably has to do with fire ratings. Windows have been fitted in some parts of the additions, while the future doors are currently occupied by plywood placeholders. The housewrap section will eventually be covered up with dark red aluminum panels and a large FIAT logo, while the rest of the addition will use grey panels.

Welliver is the general contractor for the project, and Schickel Architecture is in charge of design.

Personal aside, I had an uncle who was a Chrysler factory foreman back in the day, so there is a certain fondness attached to the old Pentastar logo. But the many mechanics in my family still have a strong aversion to Fiats, whose build quality in the ’70s and ’80s was less than par.

20160717_133832 20160717_133858
maguire_fiat_v2_1

maguire_fiat_v2_2





Brookdale Ithaca Crossings Construction Update, 7/2016

25 07 2016

Over at the Brookdale site on West Hill, work continues on the new transitional wing for the existing assisted living and specialized memory care facilities. The residential areas of the new wing have been framed out and roofed. Shingles have been attached and plywood has been attached, leaving rough openings for windows, doors and A/C units. Sheathing will follow (you can see a little Tyvek housewrap on the far end), and exterior materials will come along in due course.

The connector to the existing wings is not as far along; some exposed roof trusses can be seen, and some of the roof plywood has been installed but not tar papered and shingled.

The buildout appears to differ from the online plans slightly. The plans show standard rectilinear corners. The new wings have chamfered corners.

The 32-unit, 32-bedroom project is expected to open to new residents in the first quarter of 2017.

20160717_141559 20160717_141624 20160717_141658 20160717_141714 20160717_141722 20160717_141734

clarebridgecrossings_2 clarebridgecrossings_1





Holiday Inn Express Construction Update, 7/2016

21 07 2016

The Holiday Inn Express at 371 Elmira Road is looking more like the final product. From the back, you can see what the Exterior Insulation and Finish System (EIFS) installation process looks like – after the first moisture barrier comes insulation foam board, then comes the adhesive, fiberglass mesh, a base coat and the finish coat. On the north face, stone veneer is being installed on the first floor, and it looks like they’re doing the concrete and foundation work for the canopy and planters. The roof is still covered with temporary plastic sheeting, but will be finished with Isogard cover board, and a single-ply EPDM (synthetic rubber coating) finish. The 79-room hotel’s supposed to be open by late August, if the initial construction schedule is still correct.

20160717_132001 20160717_132050

eifs_plywood 20160717_133208 20160717_133231 20160717_133305 20160717_133337 20160717_133355

holiday-inn-express-original-1

20160717_133237





DiBella’s Construction Update, 7/2016

20 07 2016

I get a lot of questions about this one, probably because it’s in such a highly visible location. DiBella’s has made pretty good progress on their new 3,400 SF shop just north of the Ithaca Shopping Plaza on Route 13. The new building has been framed out and sheathed; the dark yellow coating is a spray foam used under brick to provide insulation, and create a protective barrier between the water-absorbing brick, and the layers underneath. The spray foam was also used for the Griffin Building (Simeon’s) reconstruction. Door and window fittings, brick-laying and exterior details will follow.

The inside still needs to be roughed out, it’s just the exposed frame at this point. But A&E Construction has made pretty quick work of it so far, and the dry spring and early summer have been useful from a construction standpoint. Things look to be on schedule for a late fall opening.
20160717_134332 20160717_134350 20160717_134407 20160717_134436 20160717_134508 20160717_134554

DiBellas-Ithaca-NY-rendering-large





Collegetown Terrace Construction Update, 7/2016

19 07 2016

Things are moving along steadily at the Collegetown Terrace site off East State Street. Building 7  snakes it way through the site, with work progressing from west to east. Furthest east, the concrete for the parking area is still being poured and cured.

A little further west towards the middle, the enclosed and finished parking area gives way to steel interior stud walls and unsheathed plywood, with only the lower floors in the middle section, but the steel stud walls and plywood have been built to the full height of the building (fully framed up) in the westernmost part.

The frame of a new skybridge has been installed between buildings 5 and 7, connecting near the elevator shaft/stairwell. Some Paradigm windows have already been fitted into the exterior. Eventually, the exterior will be sheathed, and then the exterior facade materials can be applied. It would honestly not be a surprise if the whole building is fully framed before the first snow flies.

Welliver‘s the general contractor for Novarr-Mackesey’s 247-unit project.
20160717_125557 20160717_125607 20160717_125617 20160717_125747 20160717_125756 20160717_125833 20160717_125838 20160717_125915 20160717_125952





Cayuga Meadows Construction Update, 7/2016

18 07 2016

Safe to say this is under construction. Work has commenced on Conifer LLC’s Cayuga Meadows affordable senior housing project on West Hill.

Cayuga Meadows is a 3-story, 58,500 SF apartment building with 68 units, 59 1-bedroom and 9 2-bedroom. The units will be available to individuals aged 55 and older, with incomes 60% or less or the Area Median Income (AMI). AMI in Tompkins County is about $53,000 per household, so a qualifying senior household would have an annual income of $31,800 or less. 7 units will be accessible to mobility-impaired individuals, and 3 units will be designed to accommodate hearing or visually-impaired occupants. Included in the plans are two covered patios, a community garden, and stormwater, lighting and landscaping improvements. 67 parking spaces will be paved behind the building.

The history of Cayuga Meadows goes back a few years, and has its share of twists. Originally, the project had been conceived as “Conifer West Hill” in 2009 as a component to a Cornell-led mixed-use development on about 36 acres of land across from Cayuga Medical Center. Rochester-based Conifer’s part in the plan has always been the same – affordable housing for seniors. But Cornell had other plans for the rest of the acreage.

In Spring 2010, there were three different site plans being floated – the consistent components were Conifer’s project, a 68-bed assisted living facility called “Terrace at Ithaca”, medical office space, small-scale retail, 106 park-and-ride spaces, and 4,000 SF for a farmer’s market. Depending on the plan, there were townhomes, a hotel school conference center, or other institutional space for Cornell. Mixed-use, definitely, but the plans weren’t that walkable, traditional neighborhood feel that the town is looking for these days – in fact, they were fairly conventional suburban sprawl. Cornell’s approach to planning was different in the late 2000s. By good fortune, Ithaca Builds locally hosted a copy of those site plans here.

For a combination of reasons (financial feasibility, changing priorities), Cornell ended up shelving its plans. However, it would be incorrect to say the university isn’t still interested in the site – they recently bought the house at 1250 Trumansburg Road, whose property had been awkwardly carved out of the rest of the site in a subdivision long ago. In the 2010 plans, Cornell had to plan around the house, not to mention worry about the occupants complaining about Cornell’s plans. So when it came on the market and sat for a couple months, the Big Red decided to pick it up in June for $157,000, probably on the belief that it could pay off through easier site planning and development down the line.

While Cornell filed away their plans, Conifer continued with theirs since the university was still willing to give them land as long as they built affordable housing. Originally, it was conceived as 72 units when it first received preliminary approval in April 2012, but was trimmed to 68 when final approval was granted in November 2013, in order to make the project a little less expensive, and provide a little more space to the community garden. Between preliminary and final approval, Conifer also had to apply for rezoning (Medium-Density Residential to Multiple Residence in May 2012), zoning variances (June 2012, for height and building setbacks), and public works approval for utilities services to be installed.

Then came another few years’ wait while financing was being secured. As covered on the Voice, affordable housing grants are very competitive, so it often takes multiple rounds of applications before a project is finally given grant money. In Conifer’s case, the last piece of the puzzle, tax-exempt bonds, didn’t come through until late January 2016. Cayuga Meadows is a $14.9 million project – about $8.3 million comes from NYS Housing Finance Agency bonds, and another $6.3 million from Community Development Block Grant (CDBG) funds. First Niagara Bank provided the Letter of Credit for the bonds. The project will pay taxes.

With the funding in hand, Cornell and Conifer formally agreed to a subdivision of Cornell’s land – 4.9 acres for the senior housing, and another acre for the Right-Of-Way for the new road. Cornell and Conifer had to agree on a few choices for new road names, which they submitted to Ithaca’s Codes Enforcement Director (Bruce Bates), who checks with the county to make sure there are no issues with the choices, and then the three parties agree on a final selection. Cayuga Meadows’ address will be “108 Aster Lane”.

There’s yet to be a color render hosted online, but the exterior will use fiber cement siding – Certainteed “Savannah Wicker” Dutch Lap Siding and “Cypress Spruce” cedar-like shingle siding. For the sake of examples, the Belle Sherman Cottages and Stone Quarry Apartments have also used Savannah Wicker fiber cement. The roof will be Timberline “Weathered Wood” shingles.

At the project site right now, work is underway on the foundation. The building’s footprint has been cleared, the foundation is excavated, and footers are poured for where the concrete will transfer the weight into the ground. Wooden forms are built along the perimeter for the stem walls, rebar is laid for reinforcement of the concrete, and the concrete is poured and left to harden (cured). Once the concrete has had a chance to harden, the forms are lifted off and work moves onto the next section. The building will be a slab-on-grade foundation, so no worries about excavating a basement here.

As a side note, it seems fitting that the residents with east-facing windows will have some pretty fantastic views of Cornell.

Through a joint venture with Conifer, LeChase Construction of Rochester will be serving as general contractor. The excavating has been subcontracted out to Neally-DeJong Excavating of Corning, and concrete work to Architectural Concrete Plus of Dundee (Yates County, northwest of Watkins Glen). Thanks to “Drill Deep” for the clarification.

20160717_140406 20160717_140444 20160717_140449 20160717_140528 20160717_140557 20160717_140612 20160717_140804 20160717_140815 20160717_140828

Cayuga-Meadows-Shot

Cayuga-Meadows-2








Follow

Get every new post delivered to your Inbox.

Join 226 other followers