119-125 College Avenue (College Townhouses) Construction Update, 10/2019

10 11 2019

Probably the last update for this one. All that’s left is some landscaping, at least until the power lines are buried. Definitely one of the stranger projects I’ve covered. Practically no online presence apart from city documents and what I’ve written for the Voice and here. As far as I’m aware, these are just privately-owned Cornell faculty apartments.

“John Novarr and Phil Proujansky’s latest Collegetown development appears to be in the home stretch. The glass and steel facade is basically complete, the concrete entry stairs have been poured and cured, and railings, trim and other exterior finish work is ongoing. Interestingly, these appear to come pre-furnished. Peering inside the windows, unopened mattresses were laid out on new frames and tables and chairs had been stocked in the apartment units.

Part of the reason for that might be the intended market – during the approvals process, the project team stated that the 67 units of rental housing geared towards Cornell visiting faculty and researchers. Reasonably, many of those folks would arrive in Ithaca with little in the way of furniture, and given the relatively short appointments for visiting faculty and staff (a year typically, maybe two), it would make sense to offer units pre-furnished. It would also probably explain why these units aren’t advertised online. Welliver and their partners should have the apartments ready for their first tenants by the end of this year.”

A history of the project can be found here.





Library Place Construction Update, 10/2019

10 11 2019

Quoting the roundup at the Voice:

“With the foundation piles in place, wood forms have been erected for the pouring of the concrete footers and exterior foundation walls for the four-story building. Part of the old library’s foundation is being reused in the project, but the two buildings have somewhat different footprints, so some new foundation walls are necessary. The rebar extended from the steel piles is encased in concrete and capped, and the steel bolts rising out of the cap will tie into the structural skeleton of the building above. Underground water pipes are being connected from the building to the city’s water system this week.

You might notice some similarities with the Cornell project with the forming and pouring walls, but also note some big differences as well – some of the building sites in Cornell (the sophomore village buildings) don’t require deep foundations. The soil on the hills is in better shape than it is in the more low-lying areas, and can generally handle a heavier load. This gives Cornell the benefit of being able to do quicker, less expensive foundation work in those areas where a shallow foundation is feasible.

The $17 million mixed-use building, which will contain commercial space, space administered by Lifelong and 66 senior apartments, is anticipating opening at the tail end of 2020 or early 2021.”

One thing that’s not readily apparent quite yet is that there’s a partially underground parking garage below the primary structure. That garage does not extend all the way to the street except for the entrance, which is where the fence gates are (and where these photos start from). You can eyeball the perimeter walls from the three concrete wells partitioned off in various boxes – the northern one, seen in the fourth photo, will house an elevator, mechanical room and stairwell, the middle one next to the excavator will house the trash room, and the southern one, next to the huge stack of masonry blocks, will house a maintenance room and southern stairwell.





Harold’s Square Construction Update, 10/2019

10 11 2019

One of these days, we’ll get a tour to line up. Harolds Square’s project team does allow tours on a limited basis, if one can do Thursdays. Trying to get myself, the Voice staff photographer, and the project team to get all our schedules to align has so far not panned out. Maybe after Thanksgiving.

With that in mind, these photos were originally intended for use in the Harold’s Square feature, but after the second time it fell through, they ended up in the construction gallery instead. To quote that:

“It’s a boxy yellow giant. That bright material going over the exterior steel stud walls is the outer layer for Georgia-Pacific DensGlass fiberglass mat-faced gypsum sheathing. Fire-proof and mold-proof, DensGlass is common for commercial and mixed-use structures. The blue material around the rough window opening is likely a water-resistive barrier to prevent any rain or outside moisture from getting in under the window frames. Then a more general waterproof coating is applied over the structural walls, mineral wool insulation is attached, and then rails and clips for the aluminum exterior finishing panels.

On the inside, utilities rough-ins (mechanical, electrical and plumbing) are probably underway, but interior walls have yet to be fully built out on the uppermost levels. The large opening facing the Commons (to be a glass curtain wall section with decorative metal panels and fins) only shows fireproofing and sprinkler systems in place.

Completion of the 78 apartments, 52,000 SF of office space, and 14,400 SF of retail space is planned for summer 2020 – a little earlier on the office space and retail, a little later on the apartments. There have been rumors of an office tenant lined up, but no official announcement, and there have been neither rumors or announcements for potential occupants of the Commons-facing retail space.”

 

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The terra cotta used on the exterior, seen in the Commons-dacing photos, is Avenere Cladding’s NeaCera Rain Screen Terra Cotta product. Thanks for the shout-out on Twitter guys, but you got the city wrong by about sixty miles. Henderson-Johnson, the terra cotta installer / cladding subcontractor, is based out of Syracuse.

It still amazes me just how much this building is visible from other parts of the city and county. Granted, the DensGlass stands out, but 139 feet and 4 inches is enough to be readily visible from parts of South Hill, West Hill and the flats.

The design of the project’s been tweaked a bit (northwest corner windows, top floor panel color, entries and facade details on the Commons-facing portion), and some new renders, interior and exterior, can be found on CJA Architects’ website alongside floor plans. Initially I thought the paneling had changed on the northeastern wall, but it appears it’s always been a darker color, it just didn’t show up well in the older renders.

OLD:

NEW:





Maguire Ford-Lincoln Construction Update, 10/2019

8 11 2019

Over at 504 South Meadow Street, the concrete foundation pad is in, and the exterior masonry block wall and steel frame appear to be built out. Fireproof gypsum sheathing board are being attached to the structural steel at the back – interestingly enough, the building doesn’t appear to have exterior stud walls, so it’s not 100% clear if the west windows as depicted in the renders will make it into final product. Lighter gauge steel at the front denotes future architectural details like the curved foil vestibule and the modern, clean image Ford wants its franchisees to project. That part’s not really negotiable. Maguire is required to follow a preset design language and the architect (John Snyder Architects) has to keep the design within those bounds. Some interior steel stud walls can be seen in the building’s interior, though it doesn’t appear much progress has been made on the utilities rough-ins (mechanical, electrical, plumbing).

To give an idea of that corporate design language, the recently renovated Maguire’s Ford Lincoln in Palmyra Pennsylvania also has the curved foil vestibule, large glassy facade facing out into the public lot, and muted light and dark greys with aluminum (Alpolic) metal composite panels. The architects can decide where those features go and how they fit together, so long as they fit together in a way Ford approves (and Ford does weigh in – they rejected some of the Planning Board’s ideas, so Maguire had to sort of meet the two stakeholders halfway with details like the rear/west wing masonry. It’s not Ford’s particular desire, and it’s less than what the Planning Board wanted, but they accepted the compromise).

It’s always struck me as a little odd to put in curbing while heavy duty vehicles are still coming in and out of the construction site given the possibility of crushing the newly-laid curbing, but it’s not all that unusual. The new curbing (laid by machine, kinda mesmerizing to watch) gives an idea of where the new greenspaces will be on site. The planning board was very adamant about having a certain percentage of green space on the dealership lot when reviewing the project, which will be filled in with a number of trees and ornamental shrubs much later, when construction is nearly complete.

The last I checked, although approvals have been granted, the Maguire Nissan on Cinema Drive in Lansing village did not yet appear to be underway. The Nissan brand will move to that new 25,200 square-foot location when it is complete.

I’d expect this $1.5 million, 24,110 SF project to be ready sometime next spring. Background writeup and project description here.