The Lux (232-236 Dryden Road) Construction Update, 9/2018

4 10 2018

Just noting that this project is complete and updated in the Ithaca Project Map accordingly. A lot of folks may not be fans of high-end student housing, but at least the design is attractive (kudos to STREAM Collaborative, they’ve got an open house Friday evening if you want a sneak peak at their latest project designs) and it’s 206 wealthy college kids who won’t be driving the price up on existing housing units elsewhere. Interior shots of the common spaces (gym, study room, rooftop deck lounge) can be found here.

Quick aside, the official street addresses are 112 Summit Avenue for The Lux South, and 114 Summit Avenue for The Lux North.

 

View this post on Instagram

 

Collegetown’s 🆕 apartments! Link in bio for more details.

A post shared by The Lux (@theluxcornell) on

//www.instagram.com/embed.js

 





Press Bay Court Construction Update, 9/2018

3 10 2018

Press Bay Court, a project by local businessmen John Guttridge and David Kuckuk d/b/a Urban Core LLC, is moving along at a good clip. In what could be seen as an expansion of Press Bay Alley, the plan reuses a dilapidated 1920s building and renovates it into several small-scale retail spaces, ranging from 320 – 2,200 square-feet. Among them will be Halal Meat and Groceries, One Ring Donuts, Gee June Bridal Shop and Hair • Color • Art. Bramble, an herbal retailer, will move from its Press Bay Alley slot into one of the Press Bay Court storefonts.

The business websites for Gee June and Hair • Color • Art both indicate October 2018 openings in Press Bay Court (October 16th, in Gee June’s announcement), and there’s a lot of work to be done between now and then. The interior of the building was gutted and new steel stud walls have been erected, as well as fresh gypsum sheathing on the outside. The four second floor one-bedroom apartments are also being renovated, which will be rented at below-market rates (Urban Core is aiming for 75% area median income, which roughly equates to a household salary in the $42,000/year range for a single person, $48,500 for couple). Expansive windows will be installed at ground level to provide a better sense of the activity indoors, and an awning will be erected as the exterior is finished out. The exterior parking lot will be turned into a landscaped pedestrian gathering space for impromptu social events as well as festivals and small concerts or shows.

//www.instagram.com/embed.js

 

View this post on Instagram

 

These are going to be the coolest apartments in downtown…

A post shared by PressBayAlley (@pressbayalley) on

//www.instagram.com/embed.js





107 South Albany Street Construction Update, 9/2018

3 10 2018

I briefly touched on this in the Voice write-up, but a Certificate of Occupancy doesn’t require a property to be finished with construction work – only that it be safe for tenants and meeting codes and standards, meaning utilities are on, interiors are complete to a satisfactory degree, and the exterior work poses no regular threat, neither outside of work hours or during the course of normal labor. It’s not uncommon to see this in Collegetown thanks to the hard deadline of student tenants (and the dread of paying for alternative accommodations if a CO can’t be obtained), but 107 South Albany is a rare case outside of the more student-heavy neighborhoods.

The lights are on and a glance through the common space window suggest that the building is largely complete on the inside. Clearly, work continues on the outside, with fiber cement boards going over the plywood sheathing (both George Pacific and Huber ZIP plywood sheathing varieties, some of which is covered with a Resisto air/vapor barrier). The brick facade work on the front ground-level continues. I’d expect both to be finished before the first snow flies.

Renting Ithaca (Nick Stavropoulos) is the developer, and Flatfield Designs (Daniel Hirtler) is the architect. This is not likely to be their last project. The Stavropoulos Family has undertaken several progressively larger projects over the past several years, and purchased the Alley Cat Cafe building at 312 East Seneca Street for $800,000 in mid-July.

While I can’t say I’m a fan of the demolition of the previous structure, I can appreciate the subtle densification and addition of housing of the State Street Corridor with a contextually-appropriate structure. There will likely be more to come, so if this is setting the bar, it’s a good standard to have. The introductory article, and background about the project, can be found in the June 2017 post here.





Chapter House / 406 Stewart Avenue Construction Update, 9/2018

2 10 2018

Just wrapping this one up with some final photos of the completed project. Both new buildings look nice. It’s a new chapter, without the Chapter House. Even if the storied bar ever did open back up on the corner (the 3,000 SF retail space is still available), it wouldn’t exactly be the same. But one can appreciate it for a design fitting in a historic district, replacement of housing lost in the fire, and at some point, a new commercial tenant to enliven Stewart Avenue.





City Centre Construction Update, 9/2018

2 10 2018

Along with the usual bevy of construction photos, I popped inside the sales office, which opened on the Commons last month. There might have been a little reservation from the two guys staffing the office when I introduced myself and said “I’ve been reporting on the project and do a real estate and construction blog on the side”, but once one of the leasing representatives, Anthony, mentioned he had checked out a blog called “Ithacating” to help him prepare for the job, we hit it off pretty well.

The second photo shows the reserved apartments as of September 23rd. As mentioned in the Voice article, every one of those top-end $3,265/month two-bedroom units facing the Commons are taken, and the project is still over eight months out from completion. 47 of the 192 units have deposits down, about 25% of total. A disproportionate number of those are two-bedroom units, 16 of 39 (41%). According to Anthony, the tenant mix is fairly diverse – some students, some young working professionals with downtown or Cornell jobs, and a substantial number of seniors looking to downsize and be downtown. The office has received a number of calls inquiring if the units are for sale, but unfortunately for those interested, condos are scarce in Ithaca.

The project website has been updated to include a number of interior renderings, included here at the end of the post. The first four in the set are apartment interior images, showing two bathroom finishes (modern aesthetic with a neutral palette), a larger unit’s living room and kitchen, and a studio unit, which they market as a “junior apartment”. The last three images are common spaces, two lounge spaces and the lobby. The lobby will in fact have a circular reception area, as shown in the ground-level floor plan.

Newman Development Group (NDG) had previously mentioned in a response to Green Street Garage questions that they had secured tenants for all three ground-level commercial spaces, the Ale House restaurant and two other tenants whom Anthony was not allowed to discuss per confidentiality agreements, but they hope to go public with the future tenants “in about a month”. The spaces clock in around 10.600 square-feet in total.

“NDG has recently signed three superior quality tenants for the City Centre project and had a high level of interest from a number of additional tenants that had to be turned away. NDG believes that these and other prospective tenants seeking 3,000 to 5,000 square foot spaces will find the Green Street location to be highly attractive based on the high traffic counts, pedestrian activity, mass transit access, proximity to The Commons, adjacency to significant downtown residential neighborhoods and availability of convenient parking, ” said NDG in the Green Street Q&A.

Construction is moving along at a good clip, with most of the windows fitted and work continuing on the aluminum panels and brickwork that will comprise most of the facade. For the sake of brevity, we’ll dig more into the exterior finishes and details in the next update in November.

Side note to the Ithacan – the effort is appreciated in your downtown write-up, but you guys flubbed one critical detail. City Centre and State Street Triangle were two separate projects with two separate development teams. The only common bond is location. The story that I’m familiar with is that the Colberts, who owned the Trebloc site, dropped Campus Advantage as a partner because CA wanted a lower sale price for the land when they were forced to submit smaller project designs, while NDG was willing to pay the premium, and so they were able to snatch themselves the purchase option for the site when it opened for renegotiation.

In keeping with the theme of development controversy, here it’s been the high price of the units – $1,545 – 1,625/month for a studio, $1,745 – 2,595/month for a one bedroom unit, and $2,460 – 3,265/month for a two-bedroom unit. There has been substantial blowback from some local activists and community groups as a result, and even other landlords have expressed off-record that they are incredulous of the asking prices Newman Development Group was aiming for with the City Centre project. So far, however, lease-up seems to be going well. City Centre will open for occupancy in June 2019.

 





Masonic Temple Renovation Update, 9/2018

30 09 2018

To be honest, I had to double-check my older photo sets to make sure there had been progress on the Masonic Temple renovation. Upon close inspection, the short answer is yes. Windows have been replaced with near-replicas of the originals, as is required for a locally-recognized historic landmark. The concrete borders for the basement light wells is fresh, and most of the work at present has moved to the rear of the building, where windows are being replaced and a new concrete ramp is being built for the auditorium space. A new elevator is being installed on the southwest of the building.

There has not been any news regarding commercial tenants signed up to fill the renovated space once it’s complete. This is not a surprise, the Fane Organization tends to be very tight-lipped about their business deals.

 





Harold’s Square Construction Update, 9/2018

29 09 2018

With the Commons Playground issue seemingly settled, the Harold’s Square project continues to rise on the Commons (more specifically, 133-139 East State Street). The full floor area has been built out for the first and second floors, the third floor is partially assembled, and a few steel beams and joints have been erected for what will become the fourth and fifth floors. Note that the floor plate will only cover the full footprint of the building for the lowest four floors – the fifth has some modest setbacks from the Commons to create the impression of multiple structures and break up the massing, while floors six through twelve are the tower portion, where most of the apartments will be located.

Granted, the south views from those apartments are likely going to be for only a limited time. The two proposals that have garnered the most positive feedback and initial scoring for the Green Street Garage Redevelopment are the Vecino proposal and the Visum/Newman proposal, each of which calls for a tower similar in height to Harold’s Square. My impression is that, if forced to advocate for one or the other, the Harold’s Square development team might be slightly warmer to the Visum/Newman proposal because it provides for a wider alley between the buildings as well as aesthetic improvements to that alleyway.

Quick aside, in pitching the Little Commons proposal for the Green Street Garage, I had a mixed reaction to the IURA submission. The elephant in the room was always that whatever design he and his partners submitted would be sufficiently short so that the Harold’s Square owners (L Enterprises and McGuire Development) would retain the ability charge a premium for the upper-story units in the market-rate Harold’s Square building. The proposal’s website, which STREAM Collaborative put together, does a very good job stepping around that and emphasizing other potential benefits of a modestly-scaled structure. The written submission, however, stated the importance of protecting the Harold’s Square viewshed, which is readily recognized, but maybe not something that should have been explicitly acknowledged, because it could easily be twisted and rub reviewers the wrong way – “views are only for those with deep pockets” or “catering to the wealthy tenants next door”. It’s the kind of comment that reads better to developers than to the general public, and my personal take is that, however true, they just shouldn’t have brought it up.

Anyway, as seen in the Harold’s Square photos, once the structural steel is laid out, the corrugated steel decking is attached and a rebar mesh laid atop the decking for the concrete pour of the subfloor. As with foundations, the mesh provides stability and strength to the concrete as it cures. The openings between floors are for elevator cores and stairwells. The skeleton will rise at a fairly quick pace given the effort to take advantage of the relative meteorological calm that early fall provides, but I don’t see anything on the project website that indicates a ballpark estimate of when topping out might occur – the crane isn’t expected to be down until March, if I have my notes right, and after that happens, the structure should be closed up enough / far enough along with exterior work such that the Commons playground can be returned to active use. A mid-2019 opening is planned; no word on potential commercial tenants on the lower floors.

The WordPress for the project can be found here, and the Ithacating project description here.