GreenStar Co-Operative Market Construction Update, 9/2019

14 09 2019

Over at the new GreenStar Co-Op at 770 Cascadilla Street, framing for the structural awnings and entrance bump-out are underway, and new windows have been fitted into what had been the windowless (if colorful, thanks to street art) exterior. The Owner Investment Program, which allows Co-Op members to invest in the expansion and receive a share of profits (dividends), has raised $1,659,500 and has a fall 2019 goal of $2 million (the ultimate goal is $2.5 million).

In a blog post, the Co-Op touts the new customer shopping experience to be had starting next spring, including expanded service areas and food offerings, as well as a number of cutting edge features in the name of ecological sustainability (100% solar power, 85% waste diversion through recycling/composting/donation of food, etc.). The accompanying photos show some new interior renders, as well as interior stud wall framing, drywall hanging, and mechanical/electrical/plumbing installation.

For better or worse, GreenStar’s issues haven’t involved the new flagship under construction lately, but potential labor violations and accusations of unfair treatment of workers seeking to form a union. Beyond the purview of a construction blog post, but just pointing it out for the sake of acknowledgement.





323 Taughannock Boulevard Construction Update, 2/2019

25 02 2019

The timber piles are in and the 6″ concrete slab has been formed and poured, thus completing the lion’s share of foundation work for the 323 Taughannock residential project. The orange tarp is to allow curing without snow or rain penetrating and potentially upsetting the curing process and damaging the concrete, and ituility connections poke out through the slab. As previously mentioned, this a modular wood frame, and the pieces will be framed and sheathed off-site by Benson Wood Products, and then assembled on-site by local firm D Squared.

An interesting little note from Matt Butler’s piece at the Times, Flash initially intended for a five-story design, but found it cost-prohibitive. According to co-developer Steve Flash, “(w)hen we did soil samples and had a system for a five-story building, the costs of the foundation were too much for the number of units we could create. That might be different in a larger project where you could spread the costs out a little bit […] None of it was a surprise, we knew it going in […] We knew what we were getting into. It’s a challenge.”

To be a little more explicit, the larger the building, the heavier it would be. Given the waterlogged soils, the heavier the building would be, the deeper the piles would need to be, and likely, the structure would be too heavy for the budget-friendly wood timber pile system. They would have had to use much more expensive steel piles. In general, building denser is going to be more cost-efficient, but if it creates a sudden jump in hard costs, then it’s not in that “sweet spot” for construction costs vs. revenue, and out of the realm of economic feasibility.

Anyway, look for the pieces for the eight townhouse-like units (a studio and 2-BR in each), to start showing up over the next several weeks. Completion is expected this summer.





238 Linden Avenue Construction Update, 9/2018

9 10 2018

The foundation walls are being poured at Novarr-Mackesey’s 238 Linden Avenue project. The footers and some of the foundation walls are poured and cured, with steel rebar sticking out of the surface, waiting to be tied into the skeleton of the structure as it starts to be assembled. Other concrete walls are still being formed and poured. It looks like wood with steel bracing, my first thought was all wood but a closer look shows the bracing is thin steel, with the plywood from Pacific Wood Laminates and likely procured through a supplier, and the bracing probably from the same supplier. Forms are typically plywood, sometimes aluminum or steel, and are braced to resist the pressure from the concrete as it is poured to make the foundation walls – basically, to keep the walls in shape while they cure. And once the wall is cured and checked for any issues, workers move the forms to the next section until the walls are complete.

The sloping rear wall is probably not a part of the building foundation. Looking at the footprint of the building, it’s more likely a retaining wall intended to hold back the soil. 238 Linden will have a habitable basement with lower “courts” to let light and air below ground level (offhand, I think the layout is five studio units per floor on the four floors above ground level, and four studio apartments on the basement level, for a total of 24 units). The front retaining wall will have a similar slope as it is built out.





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.

 

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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.





Hilton Canopy Hotel Construction Update, 9/2018

29 09 2018

The past couple of months haven’t been the best for Ithaca development. Apart from the recent lull, most of the high-profile projects have engendered some animosity or involved in a publicly relations mess. In the case of the Hilton Canopy, that would be the incident with the sure-footed construction work on the scaffolding. My goal when reporting it back in August was to be impartial and thorough and I still I don’t know enough about the work environment to make a comment. From the public comments and my emails, it’s not 100% clear if there were violations and how severe they were; there’s some subjectivity in their application (harnesses are to set up in ways that don’t pose other safety concerns or obstacles, for instance, so if it could be proven that it would have been a risk a harness wouldn’t have been required). OSHA is reviewing and will make their judgement calls as they see fit, even if it takes up to six months to hash out.

On the bright side, the Hilton is moving along, the warehouse-style windows are being fitted and most of the sheathing has been attached to the exterior steel studs. The water-resistive barrier will prevent moisture seepage from damaging the gypsum sheathing panels. The yellowish Behr paint “applesauce cake” colored fiber cement panels were replaced with a somewhat darker and browner tone, “sauteed mushroom” from rival Glidden. As Glidden Paints says, a “(m)id-toned warm beige, this color makes a statement as an exterior body color as well as an interior accent wall or warm meditation space.” I don’t make these names up, I just report them.

There hasn’t been too much news about the project apart from the scaffolding controversy; the Canopy brand has been touting Ithaca-area attractions on its facebook page and the brand website states a mid-2019 opening.

 





Maplewood Construction Update, 9/2018

27 09 2018

Maplewood is an example of a well-intentioned and thoughtfully-designed project whose execution hasn’t been so great. It was clear from the start that the timetable was aggressive, but with 20/20 hindsight, it has come clear just how overly optimistic it was – even with multiple daily and weekly work schedule extensions, six townhouse strings were so far behind they were never even marketed for the fall semester (At, Bt, Ct, Dt, Jt-1 and Kt-1 ~140 beds), and at least one apartment building (Building E, 106 beds) won’t be delivered for a few more weeks. The move-in of over 600 students was delayed. LeChase is taking subcontractors to court. The students aren’t happy, Cornell’s not happy, EdR’s not happy, the contractors aren’t happy, labor groups aren’t happy, local governments aren’t happy.

With the issues of construction well noted, I still think the project was a needed asset that increases the housing supply and provides some relief to the ongoing housing affordability issues. The design team was responsive during the development process and the EIS review was thorough. The project will pay 100% of its property value in taxes. The project uses air-source heat pumps, and is a “living laboratory” experiment because an all electric heat pump project of this scale had yet to be attempted in a colder climate like Ithaca’s. Basically, things started going wrong after approval was granted and the construction work went out for bid. For what it’s worth, the students seem to satisfied with the apartments, construction aside.

The 78 photos below (a blog record) go from south to north along Veterans Place, and back south along James Lane. Some of the units were just starting move-in, a couple strings of townhomes were undergoing a final cleaning, and others are still undergoing finish work on the inside and outside. The townhouses and apartment building E haven’t had all their windows fitted and the roof membrane isn’t complete, so they’re definitely still a few weeks out from completion. The bus stop plaza is still a work in progress with stone walls/seating areas underway, and the landscaping is really only complete south of Sylvan Mews, the small through street north of the Community Center. It’s unpolished and unfinished, but it’s coming along, albeit later than expected.

For project background and planning, click here.

For a site plan breakdown, click here.

For a construction timeline, click here.

Webcam link 1 here (updated ~15 minutes).

Webcam link 2 here (updated ~15 minutes).

Serious question – are these trees going to able to survive down here?

I think someone needs to recheck the base of this lightpole and see if it’s actually plumb.

This space will become a playground.