Carey Building Construction Update, 6/2016

14 06 2016

Another project that’s nearing the finishing line. Travis Hyde Properties will be wrapping up their Carey Building overbuild over the next several weeks. The target move-in day for tenants is June 15th, but there have been some last minute hang-ups with NYSEG and getting the utility services all ready to go, so I’m not 100% positive that date is still accurate. Side note, NYSEG is also the same reason why Tompkins Trust has been unable to commence with their new headquarters project.

I can finally affirm that the brown tinted glass looks different than the plywood placeholders. Actually, it’s a nice bronze shade that complements the synthetic stucco and terra cotta quite nicely. The bronze glass will also be used in the unfinished vertical section in the east facade.

Also, a really cool detail – the overhang of the fourth floor has been outfitted with color-changing LED lights, which will make going out onto Rev’s third floor rooftop patio that much more interesting. I’m willing to bet they can be programmed for standard white light, and for special occasions.

As mentioned in the weekly roundup a couple weeks back, rents on the units are going from $1,225/month for the microunits to $2,699/month for a high-end penthouse 2-bedroom. At the time of the WSKG newspiece (May 22nd), 5 of the 20 units already had claims staked. The THP webpage still lists all the units as available in the list of vacancies (although the list doesn’t look like it’s been updated since some time in May), but on another part of the website, only the lowest-price studios, the $1,225/month units, are listed as still available. There are 4 $1225/month studios, 2 $1250/month studios, 2 $1300/month studios, 6 $1325/month studios, and 2 $1350/month studios. So, assuming the website information is fully-encompassing, that would imply that at least 12 of the 16 micro-units are rented, and an unknown number of the 4 2-bedroom units, which range from $2337-$2699/month.

Apart from the specialty glazing on the exterior, a potential future wall mural, and whatever finishing work is left inside, this one’s wrapped up. John Snyder Architects and LeChase Construction have left their mark on the downtown Ithaca skyline.

However, work on this block isn’t likely to stop anytime soon – just as the Carey wraps up, the Hilton Canopy hotel will be getting underway. The Canopy is targeting an early 2018 opening.

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Carey Building Construction Update, 4/2016

28 04 2016

The Carey overbuild is in the home stretch. Travis Hyde properties has started advertising the units on their webpage, with listings ranging from $1,300 for the micro-apartments to $2,800/month for the upper level two-bedroom units. There hasn’t been any move-in date posted, but presumably it’s before the fall semester starts.

One thing that hasn’t been 100% clear is whether or not those panels inset with the curtain wall are the glass that’s supposed to in, or plywood placeholders. But apart from that, most of the work on the outside is complete – balconies and sunshades have been attached, but the sixth floor railing is still installing glass panels, and the ceiling to the third-floor patio has yet to be finished. The decision to apply the synthetic stucco was a good one, the color helps the overbuild blend in and gives it a more finished look.

Local firm John Snyder Architects penned up the design, and the buildout was handled by LeChase Construction.

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Carey Building Construction Update, 2/2016

28 02 2016

To be 100% honest, I was a little worried about how the building would look before the exterior materials started to go on. But thankfully, those worries seem to have been overblown. The terra cotta that graces the front and side looks good, and being a similar color to the original mid 1920s building allows the new five-story overbuild to pay its respects without mimicking the original brick.  The peach-colored material is NuTech Direct Applied Finishing System (DAFS) stucco. While not as visually interesting perhaps, the rear of the building will be mostly hidden by the new Hilton Canopy hotel when that begins construction later this spring. There have been plans for a mural on the Carey’s western wall as well.

Many of the new windows have been fitted, although in some areas like the third floor, the window openings were more likely to be covered in plastic sheets rather than panes of glass. Someone familiar can correct me if I’m wrong, but the boards on front of the curtain wall are placeholders a brown or dark brown-tinted glass. The small openings on the west face will have a clear, marble-block glass. Roofing still needs to be taken care of, and taking a guess, drywall and interior finishing is underway in the more complete areas (I want to write lower floors, but I wonder if the lower residential floors are actually further along than Rev’s third-floor space), and utilities rough-ins on the floors/spaces that aren’t as far along.

Although it’s a fairly modern shape in a city that loves its historic designs, it looks like it will be a nice addition to the downtown skyline.  Local firm John Snyder Architects penned up the design, Travis Hyde Properties is the developer, and those guys hoisting the Old Glory are either direct or indirect employees of general contractor LeChase Construction.

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Carey Building Construction Update, 12/2015

15 12 2015

Over at the Carey Building on the 300 Block of East State Street, much of the action is hidden behind layers of scaffolding, swaddling the building while construction work continues through this unseasonably warm (but much appreciated) December Ithaca’s having.

Some of the exterior has been furred out, meaning thing metal strips have been attached to the reflective surface cover (Hunter XCI polyisocyanurate exterior insulation) to help with facade installation. Documents filed with the project plans indicate that terra cotta panels will be installed over the gypsum sheathing boards, and in other less prominent sections of the building, NuTech Stucco (DAFS – Direct Applied Finished System) will be used.

Being that it is December, plastic sheeting has been hung over the future glass curtain wall, in an effort to keep winter’s (normally) icy breezes from making their way in. Looking at the backside, the dark material might be some type of waterproofing cover being applied under the exterior insulation. It looks like the new aluminum windows still have yet to be fitted into the vertical addition.

The Carey Building addition will add a third floor and 4,200 SF to the Rev business incubator (nearly doubling it from 4,500 SF to 8,700 SF), and on floors 4-7, there will be 20 apartments, most of which are studios. Local firm Travis Hyde Companies is developing, John Snyder Architects penned the design, and LeChase Construction is the general contractor. Look for a completion date sometime in spring of 2016.

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Carey Building Construction Update, 10/2015

22 10 2015

It looks like the Carey Building overbuild has topped out. Corrugated metal decking now covers all five floors of the addition. Interior metal stud walls have been roughed-in on the third through fifth floors, and some fiberglass-mat gypsum sheathing is even starting to show up on the exterior metal stud walls of the third floor. Look closely and you can see the window openings.

Looking at the Rev Business Incubator’s photo from the 19th, plastic sheeting now covers the front of the addition, and a little more progress has been made on those stud walls. Like the Lofts project, they project may end up looking like it’s trapped in a plastic bubble as the cool air gets frostier, and the need to keep those chilly winds at bay becomes more urgent. They also help in water proofing.

From October 11th:

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From Rev, October 19th:

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Carey Building Construction Update, 9/2015

7 09 2015

Just a quick update on the Carey Building addition at 314-320 East State Street in downtown Ithaca. As of the end of the month, structural steel has reached the top floor of the five-story addition, though it has yet to fully build out. The lower floors have been decked with corrugated sheet metal, and concrete floor pours might already be underway on the lower levels.

Paperwork filed with the county last Friday indicates that Tompkins Trust is providing the construction loan, with a value of $4,736,000, of which the very precise figure of $4,642,554.46 is going towards “hard” construction costs. Hard construction costs leave out legal fees, permit fees, and other costs not directly related to construction. The paperwork indicates a February 2017 completion date, but that’s more of a legal date than an actual date. The addition is likely to completed early next year.

The Carey Building addition will add a third floor and 4,200 SF to the Rev business incubator (nearly doubling it from 4,500 SF to 8,700 SF), and on floors 4-7, there will be 20 apartments, most of which are studios. Local firm Travis Hyde Companies is developing, John Snyder Architects penned the design, and LeChase Construction is the general contractor.

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Carey Building Construction Update, 7/2015

28 07 2015

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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.





Carey Building Construction Update, 6/2015

15 06 2015

At a quick stop at the Carey Building Friday before last, workers at the Carey Building site were busy preparing a utility duct line for the new Hilton Canopy Hotel next door, according to one gentleman I spoke with at the site. Building contractor LeChase Construction has completed the underpinning work on the Carey Building, strengthening the foundation to support the five-floor vertical addition. LeChase will also be handling the construction of the Canopy Hotel next door.

The Carey Building itself has sidewalk scaffolding up, and a section of the rear facade has been removed. I think that would be for the construction hoist, and the swing cab telescoping boom construction crane in the second photo is the one that’s being used for assembly of the structural steel. Quick disclaimer, if I’m wrong, please call me out. My day job of studying pollutants and puffy clouds isn’t helpful here.

I also had the good fortune to run into developer Frost Travis while having lunch, and he happily stated that steelwork would begin the week of June 8th (which is about two weeks behind schedule, but let’s not begrudge him given that whole issue with the building design that arose a couple months back).

So of course, swinging by to take updated photos was a must. One week later, there’s steel columns five stories high (the height of the addition), with steel crossbars for stability, and joining plates to secure the steel framing for the floors. My marginally-educated guess is that this is the frame for the elevator shaft, based off the floor plans.

The Carey Building addition will add a third floor and 4,200 sq ft to the Rev business incubator (nearly doubling it to 8,700 sq ft), 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.

Expect this project to finish sometime in the very late summer-early fall timeframe.

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Carey Building Construction Update 4/2015

20 04 2015

Readers living or working in downtown might have noticed the lack of progress on the Carey Building, where a five-story addition is underway on top of the two existing floors.

A look at the site shows that the underpinning (foundation-strengthening) process has been completed and covered up, but work doesn’t appear to have moved much farther than that.

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Well, there’s a reason for that. The building plans can’t move forward as approved.

The currently approved design calls for interstitial space between the second and third floors. Interstitial space is an intermediate space between floors sometimes used for housing mechanical equipment. These type of designs, while expensive, are often employed in multi-floor lab or hospital space, where remodeling or re-purposing of floor space is common. The existing second and new third floors of the Carey Building are used/will be used for business incubator space, where that type of flexibility is a huge asset.

Unfortunately, it also doesn’t comply with code, which no one realized until recently.

The new plan is to put in what’s called a plenum space between the third and fourth floors. A plenum space is between the structural floor and a dropped ceiling or raised floor, and it’s used to house HVAC, communication cables, or other mechanical equipment. The change in layout will result in an increase in building height from 77 feet 10 inches to 83 feet.

A few other modifications are also planned – a glass railing on the third floor will be changed to metal, and juliet balconies are being removed from the northern facade (back side, facing the new hotel) because the removal of an old chimney during the foundation-strengthening forces the need for an area variance that the developer doesn’t want to pursue. The old chimney encroached on the rear setback, but with it gone, that grandfathered privilege went with it. The top floor southern balcony (front side) may also be removed as a cost-cutting measure down the line. An emergency stairway for the sixth and seventh floor has been moved from the exterior to the interior.

These changes have to be approved by the Planning and Development Board, as well as the Board of Zoning Appeals. The Planning Board is set to review and make its decision later this month; the BZA, probably early May.

Here are some new renders with the proposed revisions (more in the link):

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And here are the old ones for reference:

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The Carey Building addition will add a third floor and 4,200 sq ft to the Rev business incubator (nearly doubling it to 8,700 sq ft), 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 Properties and built by LeChase Construction.





Carey Building Construction Update, 2/2015

9 02 2015

I was originally going to schedule this for later in the week, but I figure I’ll run it now, since the recent twitter chatter is observant but mistaken. The Canopy Hotel is not under construction. At least, not yet. The hotel is expected to start in early Spring. But the work on the Carey Building addition is just beginning.

According to Jason Henderson at Ithaca Builds, building contractor LeChase Construction is currently conducting underpinning work on the Carey Building. Underpinning is the name of the process by which a foundation is strengthened – certainly necessary when one is about to add five floors onto a 2-story building. The second to last photo here shows some of the underpinning work on the eastern foundation wall, and the tarp is on the roof indicates prep-work for the upcoming expansion. LeChase will also be handling the construction of the Canopy Hotel next door.

It’s quite unusual in a place like Ithaca to have two separate large projects right next to each other under construction at the same time. This will be logistically complicated. In a letter to the Canopy developers, LeChase’s large trucks will have their brakes inspected before entering State Street, and will be escorted down the hill to a designated area on Seneca Street, and will leave the city via Seneca Street. According to construction phase diagrams, The steel for the Carey Building will be erected first; then, using the same crane, LeChase will begin installing steel for the new hotel. Sharing the crane will result in a cost savings to both owners.

When most of the western side of the hotel has had its steel structure craned into place, LeChase will transition to a smaller crane and switch the material unloading and staging area to East State Street. This is because the hotel occupies most of the site, so the crane is reduced and East State street will be closer to the location of the new crane. Cladding and interior materials will continue to be fed in via E. State Street through the project’s completion in Spring 2016. The Carey Building will have been completed by then, finishing by the end of summer 2015.

The Carey Building addition will add a third floor and 4,200 sq ft to the Rev business incubator (nearly doubling it to 8,700 sq ft), 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.

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