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.





238 Linden Avenue Construction Update, 7/2018

22 07 2018

Might be jumping the gun a bit on this, but the fence encroachment into the street, pile driving equipment and steel/caisson tube liners on site are leading me to believe this one is in site prep.

Consider this project thr second half of a 2-for-1 package deal from developer John Novarr. Novarr and his business partner, Phil Proujansky, own a fairly large and widespread set of local properties, with the massive Collegetown Terrace project being the best known ($190 million investment, 1,250+ beds, 16 acres). Most of the rentals operate under Novarr-Mackesey Property Management. Their latest development was on behalf of Cornell, the 76,000 SF Breazzano Family Center for Business Education, which was dedicated last fall, an imposing six-story building at 209-215 College Avenue in Collegetown.

When Novarr first bought the properties that would be demolished to make way for the Breazzano, he bought a ramshackle six-bedroom house at 238 Linden Avenue for $1.35 million – this was in December 2010, before he had assembled his final, full group of properties (and realized Pat Kraft was flatly not interested in selling to him, later doing his own redevelopment at 205-07 Dryden), so the purchase of 238 Linden could be seen as a secondary purchase to give room for flexibility, and a place for construction staging in the notoriously tight spaces of inner Collegetown. In its last few years, Novarr did not rent out the house, which was in poor shape and torn down in June 2015. A redevelopment was always intended at some point, through it was only as the Breazzano plans were drafted did Novarr and Proujansky settle on a concept.

Inner Collegetown is a captive rental market – regardless of economic recessions, there will always be students willing to pay a premium to live near Cornell’s campus. The Breazzano project presented a unique opportunity – the project will serve up to 420 Executive Education students, who tend to be older, deep-pocketed, and infrequent visitors to campus, coming up for a few weeks of the year.

The new 238 Linden is designed to tap those Executive Education students who might come up more frequently, or prefer to have a second place to call home during their matriculation with the Johnson School. The project is a 13,715 square-foot building with 24 efficiency units (studios). It will be 4 stories with a habitable basement, just under 50% lot coverage, and is fully compatible with the site’s CR-4 zoning.  Each fully above-ground floor will host 5 efficiency units, with four in the partially-exposed basement. While intended for Johnson Executive Education students, it does not appear it would have provisions limiting the units to E-MBAs.

The design intent was to create a townhouse-like appearance, in form if not in function. The exterior includes fiber cement panels to complement the colors of the Breazzano, aluminum windows and a glass curtain wall with energy-efficient glazing. A number of green features are included in the project, such as LED lighting, low-water plumbing fixtures, and a sophisticated VRF high-efficency HVAC system, which uses air-source heat pumps.

Plantings, walkways, steps and retaining walls are planned, with decorative entry stair bridges and little landscaped courtyards to provide a pleasing aesthetic for the basement units. As with all inner Collegetown projects, no parking is required so long as a transportation demand management plan (TDMP) is filed and approved by city planning staff. During Site Plan Review, the project cost was estimated to be about $2 million.

The project had a pretty quick trip through the planning board – it was proposed in March, there were very few suggested aesthetic changes, and since everything conforms with the size and intent of zoning, the board was pretty comfortable with the proposal. However, while it was approved in July 2017, the project was unable to move forward because of a change in state fire codes that essentially made construction along Linden Avenue illegal for any building taller than 30 feet (and 238 Linden is 45 feet tall), because Linden is too narrow. The way around this was to petition the city Board of Public Works to treat the parking space on the street in front as a loading zone, creating a “wider” street since a fire crew would no longer have to worry about parked cars along the street frontage. This made it easier for the project to obtain a fire code variance from the state. Normally, BPW would reject this, but 238 Linden and Visum Development’s 210 Linden had already been approved when the code was changed, so they got a special, rare accommodation. Suffice it to say, any other Linden project would be difficult if not impossible under the revised state fire code.

As with all of his other projects, the architect is ikon.5 of Princeton, with local firm Trowbridge Wolf Michaels Landscape Architecture serving as the project team representatives, and T.G. Miller P.C. providing the civil engineering work. The modern design may not be to everyone’s taste, but Novarr likes the architecture firm’s work so much, he asked them to design an addition to his property in Cayuga Heights. Beauty is in the eye of the wallet-holder. No word on who the general contractor will be, but Novarr has often turned to Welliver for his construction work. The original buildout period was estimated at ten months, so a plausible occupancy for 238 Linden would be complete by Summer 2019.





118 College Avenue Construction Update, 7/2018

16 07 2018

The last of Visum’s trio of Collegetown projects underway is the 5-unit, 28-bedroom building at 118 College Avenue. Officially, one other Visum project has city approvals and is permitted to start construction, a close fraternal twin to 118 College just a few houses up at 126 College Avenue. However, the existing house is rented out for the academic year, so any build-out there (and Visum seems to have deep enough pockets to eventually do it, all things considered) will not begin until June 2019 at the earliest.

As with 210 Linden, Romig General Contractors is in charge of the buildout, and Taitem Engineering is doing the structural engineering – as with Visum’s other projects designed by STREAM Collaborative, the building is built to be net-zero energy capable. Using electric heating and appliances, energy efficient fixtures, low-E windows, double-stud exterior walls and high grade insulation creates a very high degree of energy efficiency that they hope to tie into an off-site solar array, offsetting the carbon footprint of the building and its use.

118 College still has another floor to go before it’s topped out, and the mechanicals will be hidden inside the historically-inspired “Italianate cupola” penthouse. Water and sewer service was installed this past week. I’m uncertain this one will be ready in time for returning Cornell students late next month, though it’s not impossible given that it’s a relatively small wood-frame structure. So far, with the rough window openings I’m seeing one substantial difference from the renders – the windows on the wings of the front facade are smaller than originally planned.