902 Dryden Road Construction Update, 5/2017

27 05 2017

Visum Development/Modern Living Rentals’ project at 902 Dryden Road in Varna is coming along. Dropping by the site a few days ago, one of the things that stands out to be is that the design of the pair of townhouses closest to Forest Home Drive have been redesigned from the render that was shown when the project was approved by the Dryden town board in March 2016. Legally, this isn’t a big deal, since as long as the board stipulations have been met and it doesn’t affect the SEQR determination, then the modification is allowed. To be 100% honest, this armchair critic likes the redesign more, since it avoids the blank space near the party wall. Comparing the render to the other townhouse strings, it looks like there were some elevation adjustments and changes in fenestration, but the general appearance remains the same as approved.

However, one thing that I’m a little concerned about is the siding being all one color. It’s not a critical issue, but I think the monochrome makes the project bland and less pleasing to the eye. All the renders I’ve seen have shown a mixed palate, whether it be the grey/red/orange below, or the beige/blue/brown combination shown on MLR’s website. The mixed forms of siding – vertical, lap and shingle – but I hope that this isn’t the final exterior color.

Anyway, the buildings have all been roofed and sheathed with ZIP panels, doors and windows have been fitted, the interior stud walls are good to go and rough-ins are underway. On the older strings, some of the siding is up and trim boards have been attached. The wiring and tubes coming out of the eaves on the rear face are connections for the electric air-source heat pumps. Although not a part of the initial build-out, Visum is exploring the installation of an offsite photovoltaic grid that would make the project net-zero energy, meaning that all the energy used is generated from renewable resources.

The site will have 26 parking spaces for its 32 bedrooms (2 existing 3-bedroom units, 6 new 3-bedroom units, 2 new 4-bedroom units), well above the one parking space per unit required by zoning. The site will also be a “flag stop” for TCAT buses and have bike racks to serve 20-24 bikes. The units, which are going for about $600-$700/bedroom, will be ready for occupancy in time for the 2017-18 academic year. Bella Faccia Construction, who did 707 East Seneca, is the general contractor, and STREAM Collaborative is the architect. AJH Design and Fine Line Construction also serve on the project team.

Side note, Bella Faccia’s website claims they’re doing a Cici’s Pizza in Ithaca – that would have been news to me, and my editor at the Voice would have been over the moon, but it turns out it was a typo and they meant Horseheads.





Poet’s Landing Phase II Construction Update, 5/2017

26 05 2017

Continuing the theme of affordable housing from Conifer, here’s their other current local project, the $10.8 million second phase of the Poet’s Landing apartment complex in the village of Dryden. Six buildings, eight units per building – it looks like Conifer utilizes three unique two-story designs from NH Architecture with differing unit configurations.

Going counterclockwise, one sees the slab foundation of the latest building (which we’ll call “A”) to begin construction. The next building, “B”, is still being framed, its roof trusses nearly finished, while “C” is further along, roofed in sheets of plywood sheathing. All structures make use of a Tyvek-like housewrap for a vapor and moisture barrier. Building “D”, furthest from the road, is being papered and shingled, and windows have been installed in some of the rough openings. Building “E” and “F” are being sided (probably Saint-Gobain CertainTeed vinyl siding, if it’s like other Conifer projects). Taking a guess at what’s going on indoors, it’s bare stud walls in “B” and “C”, utility rough-ins (plumbing, electrical) in “D”, and drywall, paint priming and perhaps interior fixtures/trim in “E” and “F”.

As with most of Conifer’s affordable housing projects, LeChase Construction serves as general contractor through a joint venture partnership called Conifer-LeChase. Expect the units to come online building-by-building from September 1st through the fall. Information on income limits can be found in the summary post here, and rental inquiries can be sent through the contact page here.

Side note, it’s going to be really nice when they put the new sidewalk in – walking along Freeville Road is a bit of a harrowing experience.

 





Cornell Law School Renovation Update, 5/2017

24 05 2017

Externally, not much has changed since March, although it looks like work is starting on enclosing the north loggia. The Fork and Gavel Cafe is closed for renovations through September, but a carry-out offshoot will serve in its place. Most of the work on this $10.2 million project is internal, converting former dorms into academic office and support space. With any luck, the next visit will be from the inside.





Cornell Veterinary School Expansion Construction Update, 5/2017

24 05 2017

So many projects in the final stretch up on East Hill. The Vet School expansion’s multipurpose atrium is in the process of being closed up with its curtain wall glazing. An interior shot from the start of May shows interior stud walls are up and utilities rough-ins taking place, but drywall, interior trim and fixtures had not been undertaken.The concrete for the “grand staircase” had just been poured.

The atrium will be called “Takoda’s Run“, in honor of a greyhound adopted by alumna Janet Swanson (for whom Cornell’s wildlife rehabilitation center is named). The Swanson family are major university benefactors – Janet, Class of 1963, has given millions of dollars to the Vet School since the mid-2000s. Husband John (BS 1961, B.M.E. 1962, M.M.E. 1963), an engineer and tech executive, has given tens of millions to the university. The atrium in Duffield Hall and a lab suite in Weill are named for him, as well as several endowed professorships, fellowships and scholarships. Not just leaving it to Cornell, the couple has buildings named after them at Washington and Jefferson College in Pennsylvania, and a $41 million donation to the University of Pittsburgh led to the Swanson School of Engineering. My former editor at the Voice is definitely not a fan of this practice, but for those with a lot of money to burn, naming opportunities can be found or scoffed at here.

From the outside, the new administrative and library wing haven’t changed much since March, but at this point all Welliver has left is some window installs, exterior panels and finishes. Since I’m on a kick at the moment, the Flower-Sprecher library is named for former governor Roswell Flower (1892-94) for allocating funding, and in the early 1990s, Dr. Isidor Sprecker ’39 (Americanized from Sprecher) donated a substantial sum for renovation. It looks like some underground utilities work is going on out by the curb, possibly in preparation for the new landscaping and lighting fixtures.

The new Community Practice Service Building is underway, although I don’t have photos – the Poultry Virus Building has been demolished and the site was being cleared and readied for new construction. The timeline for the new 12,000 SF HOLT Architects-designed building is May 2017-May 2018, a couple months later than originally programmed.

The project seems to be a little bit behind schedule. The project team was initially aiming for a June completion, which was a little optimistic. The new schedule calls for an August opening.

 





Gannett Health Center Construction Update, 5/2017

23 05 2017

Another Cornell project in the final stretch is the second phase of the $44 million Gannett Health Services reconstruction, now known as “Cornell Health“. The new entrance is being fleshed out with fiberglass mat sheathing, and will be finished out with stone and brushed aluminum. The silvery material is a Carisle 705FR-A fireproof air/vapor barrier, which is made of aluminum and HDPE (plastic) sheets. The entrance canopy will be enclosed in glass, and the concrete podium will be concealed when the front entrance is backfilled to the height of Ho Plaza. The new northeast wing is being clad in limestone panels atop a continuous anchor system, because stone is dense and it needs a system able to support its weight. OCD-inducing Side note, that “Cornell Health” lettering signage is a different font than the rest of campus, Arial versus the campus’s usual Kabel font.

Like with Upson, the plan is to have the building open by August, although the landscaping could take another couple of months, wrapping up by October 2017.





Tompkins Financial Corporation HQ Construction Update, 4/2017

25 04 2017

I could see the clouds to the north and west, I knew the rain was coming. I even glanced at a radar still on my phone and assumed that, as most fronts tend to do, it was moving west to east in a diagonal SW-NE band – by that logic, I had about fifteen minutes to take photos, run to my car and get my umbrella. As it turns out, the front was pushing north to south. So I did not have fifteen minutes. I had five. Oops.

Anyway, TFC’s new HQ is topped out and decked with corrugated steel (a bit sooner than anticipated), though it’s not built out – the rear (north) flank and the east flank are missing. Those are the portions that will be built over the surface parking. You can make out a couple of the support piles in the pics below, and those will tie into the structural columns in the garage area, and into the structural steel of the upper levels. As noted with 201 College, it’s a bit unexpected that the structure would top out before even a single floor is built out, but it is what it is. The building’s height is there, but in terms of breadth, it’s less than half of the final product. The elevator core is at full height, and the steel stud wall and gypsum sheathing on the back separate the future ground-floor bank branch from the rear parking, which will be reserved for customers and clients. Pipe scaffolding has been erected as workers begin work on the interior (sprinkler system, utilities rough-ins).

Occupancy is intended by March 2018. JPW Erectors, a division of the JPW Companies of Syracuse, is in charge of the framing, while LeChase Construction is the general contractor. HOLT Architects penned the 110,000 SF building’s design.





210 Hancock Construction Update, 4/2017

23 04 2017

There is so much going on at INHS’s 210 Hancock site, this might be the record for most photos in a single construction update. Let’s go counterclockwise from the southwest corner, since that’s the order these photos were taken.

With the apartment building string, Section “A”‘s Blueskin has been mostly bricked over with Redland Heritage Brick. Some Blueskin remains exposed in areas that will be faced with Alpolic exterior metal panels. Fingers crossed that the mustard yellow shown in the elevations looks less jarring in person. It looks like an additional layer of thermal insulation was installed above the windows to go between the Blueskin and the metal panels (mostly dark grey, a few yellow…technically they’re called Alpolic Charcoal and EYL Yellow. the armchair architect in me really wants to harp on the yellow metal panels. I remember a Noah Demarest quote about yellow being a really hard exterior color to pull off. Why not a red or an orange-brown?). The roof is finished and interior fixtures and flooring are being installed.

Then we get to the first string of three for-sale townhouses, which will have addresses for the 200 Block of Hancock (apart from 202, I’m forgetting the exact numbers). They look nothing like the elevations submitted for IURA review, and that is not a bad thing. INHS is using Certainteed clapboard siding on the exterior. The one on the west (left) is “Autumn Red”, and the one on the east (right) is “Mountain Cedar”, both of which were used on the Stone Quarry project. The shades of brown and grey are so similar it’s hard to tell what the middle one is, maybe “Hearthstone”. It looks like a mixture of sizes as well, maybe 4″ on the left and middle, and 7″ Mountain Cedar on the right. The trim pieces are Certainteed vinyl and vary slightly in color, neutral whitish or tannish shades like “Sandstone Beige”, “Natural Clay” and “Desert Tan”.

Circling around to the 400 Block of Lake Avenue highlights a construction contrast between the for-sale units and the five for-rent units further north. The for-sale units are wood-frame, plywood Huber ZIP sheathing, and exterior finishes. The for-rent units are wood-frame, standard plywood sheets, Tyvek Housewrap, and exterior finishes. The difference between the two is really a matter of preference – both are effective water-resistive barriers if installed properly. ZIP panels tend to be easier to install (lower labor cost), but more expensive as a product.

The Certainteed colors on the rentals are “Spruce”, “Sable Brown”, a split-level “Autumn Red/Hearthstone”, “Flagstone” and another “Autumn Red”. Some of these will be 4″ clapboard, others 7″ shingles – all Certainteed, all to give the impression of individual units so they play well with their older, detached neighbors. The Spruce Green unit looks a little odd with that big blank wall above the porch, and in the renders and elevation it appears to be bigger than the final product.

Apartment sections “C” and “D” are still being framed, and “B” has been fully skinned and fitted out with windows. “B” will be faced with will use Carolina Ceramics Teakwood Brick and Morin blue-grey corrugated steel with pearl, EYL yellow and charcoal Alpolic metal panels, “C” will use Redland Whitehall Brick (white brick) as well as Alpolic panels, and “D” will use the same Heritage Red brick as “A” but, with some corrugated steel on the stairwell. “C” and “D” also have a first-floor covered parking garage. The garage will be face in Barnes and Cone Masonry, but the city’s November 2015 filing makes reference to a product that doesn’t appear in their brochures.

The apartment will be ready by August 1st, and the for-sale units will be on the market by the fall. Lecesse Construction is the general contractor.