Hilton Canopy Hotel Construction Update, 2/2018

24 02 2018

The concrete elevator core and stairwells are on the rise at the Hilton Canopy site on Seneca Way. The center one is the elevator core, the two adjacent to the foundation walls are stair columns. The foundation walls aren’t fully complete yet, forms are in place for future pours towards the southwest corner of the building’s footprint. But all in all, moving along fairly well, and the start of steel structural framing is probably not too far off.

Fun side note, it appears the Canopy brand has a dog-friendly policy. Convenient for the visitor with a four-legged fur child. Canopy, as a “neighborhood-focused lifestyle brand”, is designed to appeal to upscale travelers. It’s described as having a more contemporary focus, with an emphasis on tech-friendliness and local services beyond the hotels themselves. You probably won’t see a Canopy at a suburban highway exit. Urban spaces with a lot of street life are their key geographic segment.





Tompkins Financial Corporation HQ Construction Update, 2/2018

23 02 2018

About the only major exterior facade work left on Tompkins Financial’s new headquarters is the stone veneer on the front face. I don’t have information on file on what kind of stone it is apart from a generic “stone veneer” description. It may be cast stone, a concrete masonry product mixed and molded to resemble natural-cut stone.

Over the blue and black air/vapor barriers, Dow TUFF-R polyiso rigid foam insulating boards are being laid between rails. Atop those, a second set of steel rails, called continuous anchors, are attached to the building. When the polyiso is attached and the rails are screwed on, the stone panels are slid into place, and then they’re mortared or caulked with silicone. There will be a gap between the polyiso and the stone that serves as a drainage cavity for water that gets absorbed and needs to be eliminated. The whole process is about keeping moisture from seeping inward and damaging the more sensitive building materials like the gypsum boards, while allowing any latent moisture in the materials (having been exposed to the elements during construction) to escape outward.

The entrance canopy is up, and steel clasps for the sunshade installs on the front are ready for when the facade is nearing completion. The lights are on, and one can presume that with three months left in the schedule, most of the big interior tasks (utilities, drywall, fixtures) have been completed. Parts of the granite base appear to be in place, but most of the ground floor and its parking area remain a work in progress.





Harold’s Square Construction Update, 2/2018

22 02 2018

Not all cranes come on wheels. Many larger cranes are assembled and disassembled on site. A concrete crane pad is formed and poured to provide a base for the crane, with the pieces assembled upward from the base. That’s what you can see in the photos below. The size can vary depending on the size of the crane required, whether it’s free-standing or tied-in, whether there are rock anchors that can be used, and the soil upon which it and the pad will rest. Here, the crane pad will rest on a thick, firm mud layer beneath, and the concrete will be reinforced with a tied-in (meaning the grid bars are tied together) steel rebar grid. According to the Harold’s Square website, the crane pad itself will rest on a 4’6″ deep concrete, 38′ x 38′. Keep in mind, there will actually be two cranes on-site. The one mounted here will be the heavy-duty 300-ton crane, but they construction team will use a mobile 55-ton crane as well. The elevator pits are also being boxed and formed.

All the piles have been driven in at this point, and the sides of the site have been shored up as necessary with lagging and steel H-beams. The low-rise Commons-facing portion of the building will utilize an 18″ rebar-reinforced mat slab foundation, while the tower portion will have a 30″ rebar-reinforced mat slab. These pours should happen by mid-March. The structure will be anchored into the foundation, which will evenly distribute the weight and support the floors above. After the foundation is in, the only way to go is up.





107 South Albany Street Construction Update, 2/2018

20 02 2018

The wood frame for the eleven-unit 107 South Albany Street project is now up to the second floor. ZIP panel sheathing has started to be attached and interior stud walls have been erected. It does not appear utilities rough-ins have started on the ground floor yet.

The project recently underwent a last-second but substantial design change. It doesn’t affect the interior square footage (something that would have sent it back to the Planning Board), but the aesthetic have changed up quite a bit.  The tall mid-building stair column and flat roof with cornice have been ditched in favor of a less prominent stairwell with a small gable, and a large hipped roof. The fenestration and ground floor details remain largely the same. Before and after renders are at the bottom of this post.

Marketing for the eleven one-bedroom units has started, with units starting at $1,395/month – pricey, but not Collegetown pricey. The advertisement for a “luxury unit” reads as such:

“Brand new luxury 1 bedroom apartment in Ithaca’s newest development available August 1, 2018. One block from the Ithaca Commons and a bus stop with multiple routes at your door.

The Unit:
– Is beautifully furnished
– Boasts high end finishes throughout including: custom cabinetry, quartz counter-tops, stainless appliances and a beautiful tiled bath.
– Has laundry in building
– Includes indoor bike storage
– Water, high speed internet, common area maintenance and snow removal included in this professionally managed 11-unit building

The exterior, with cornice and orthodox windows are additional architecturally designed items that add to the beauty of the building. No detail has been overlooked. A must see as downtown Ithaca continues to grow. Photos are from other recent projects and are for illustrative purposes. They represent the types of finishes you will find within apartment.”

It’s a bit of a risk, since the real estate waters are generally untested west of Ithaca’s downtown, although a couple other small projects are planned along the State Street Corridor. Long-time residents also worry about gentrification encroaching on the edge of the Southside neighborhood. However, city planners are pushing development westward from the downtown core, and the possibility of a government center on the Central Fire Station site a block away means that there may soon be a large employer practically at its doorstep. The Facebook ads are pitched with an eye to students, but that seems a stretch; even with the buses, this is a bit too far out for many Cornell or Ithaca College kids to consider, and it’s double the per bedroom price of shared South Hill, Fall Creek or outer Collegetown units.

The developers, the Stavropoulos family, don’t seem especially inclined towards any one neighborhood. Previous projects include a pair of duplexes in Fall Creek, a new home on Linn Street, and home additions on South Hill. The Stavropoulos family’s next project after this would potentially be the duplex pair at 209 Hudson Street on South Hill, if approvals are granted. Arguably, South Hill is a safer bet financially thanks to Ithaca College, though becoming less amenable due to the concerns from permanent residents regarding quality-of-life manners, which has led to a new zoning overlay to rein in infill in that neighborhood.





Maplewood Redevelopment Construction Update, 2/2018

19 02 2018

There is so much going on here – it kinda blows my mind because a development of this acreage and number of units is extremely rare in a place like Ithaca, where highly subdivided lands make large acreages difficult to find or assemble, the financial and labor capacity for a large build is limited, and review processes are stringent and rather burdensome. With the exception of a few townhouse strings towards the middle and the community center, it looks like almost everything else has moved into the framing stage. In contrast to the renders, the townhouse strings are showing greater color variation in their brick and fiber cement panels – some are navy blue boards and orange-red brick , while others are jade green boards with maroon brick. Same goes for the apartments, some of which have a navy/orange-red scheme, while others are faced in different shades of grey panels. This helps to create more visual interest and differentiation between otherwise similar structures.

Embedded below are a couple of mock-ups from the on-site display unit inside the leasing trailer. It’s not a bad setup, though on a random note, no one in their right mind would hang a picture frame so close to the top of their bed. The units will come furnished. For those interested, the rental website can be found here. Also included below at the end are a few interior renders, of the community center, a study lounge, the fitness room and a bathroom (not a part of the walk-through mock-up).

For project background and planning, click here.

For a site plan breakdown, click here.

For a construction timeline, click here.

Webcam link here (updated ~15 minutes).





The Lux (232-236 Dryden Road) Construction Update, 2/2018

19 02 2018

Things continue to move at a good clip over at “The Lux” at 232-236 Dryden Road. It looks like the insulated concrete forms (ICFs) have acquiesced to standard wood framing and ZIP panels on the upper floors. The building facing Dryden Road, 232/The Lux South, has commenced with framing of four of its five floors, and the elevator core/stairwell stands at full height (zoning only allows four floors/45 feet, but its a sloped site, so technically that bottom floor is a partially exposed basement level). 236/The Lux North has begun work on its basement level with the construction of ICFs covered with a vapor and water-resistant barrier (Resisto), and it appears that the first blocks for an elevator core/stair column are being assembled.

There might have been some internal reconfiguration. Site plan review documents noted that 232 Dryden will have 20 units and 53 bedrooms, and 236 Dryden will host 40 units and 138 bedrooms. But, a recent post on Visum’s facebook page suggests the project will have 207 bedrooms, not 191 as originally conceived. Everything appears to be on track for an August 2018 occupancy.

Even with the expected Cornell dorm additions in the next three years, the Lux’s location in inner Collegetown gives it an advantage over more remote housing options – students/parents with deep pockets will often pay more to be next to campus, while the amenities and worry-free living help seal the deal (worry-free in the sense that there’s no “deferred maintenance” to be concerned with when the units are brand new). Rents here are going for $1,200-$1,300 per bedroom, though they have a promotional running right now for 10% off rent for the first month.

It appears there was an unusual but interesting contest held by Visum that invited students to compose interior designs for the three common rooms in the complex. Registered applicants (individual or group) received floor plans and interior documents to aid in their designs, and had about eight weeks to submit their final plans (December 2nd – January 21st). The winning team gets $2,500 and a building lounge will be named in their honor. Snagged from the website and included below are some mockups of the gym, a study room and a commons space.





400-404 & 406 Stewart Avenue Construction Update, 2/2018

18 02 2018

This pair appears to be coming along quite nicely. 400-404 Stewart Avenue is looking good. GAF asphalt roof shingles are being laid over the Raptor brand underlayment. The trim has been attached, with some of the ornamental board starting to go up aside the brackets. The cornice and bracket trim is to be painted grey and black, as are the gables on the dormers (I guess they do technically count as gable dormers on a mansard roof, even with the pitch as steep as it is). It has a vaguely Georgian colonial feel to it; the design is a heavy nod to the original building design from a century ago.

Most if not all of the Redland Heritage SWB brick is attached, and the overhangs have been framed and sheathed, with some underlayment applied – these will actually be finished with more expensive but historically appropriate (simulated) slate shingles. The transom windows and picture windows of the first floor retail/bar/restaurant space have been fitted, but the trim has yet to be attached. The bluestone veneer at the base is largely complete. The doors have yet to be fitted, as do the heavy brackets and ornate detailing of the first floor exterior.

Advertisements for the upstairs apartments has yet to make an appearance, but there are ads going around for the retail space (3,000 SF, $35/SF).

As for the new 406 Stewart Avenue, the mismatched rough window openings on the front facade appears to have been fixed. The recessed front porch is framed, and if I’m seeing it right, the stonework is already in place at the base. The construction crew is starting to cut out the openings from the Huber ZIP panels on the third floor. It is definitely a different interior layout than they had in mind when the renderings were presenting – there are substantial differences in the fenestration of the building’s north face.  The gable roof and dormer has yet to be framed, but if they’re aiming for a Q2 and Q3 opening, they look to be on track from a glance.