kendal at ithaca | Ithacating in Cornell Heights

Kendal at Ithaca Construction Update, 12/2015

11 12 2015

This will probably be the last update for this project, since it’s slated to open next month. The new 24-unit apartment wing is completed from the outside, the carports are ready, and the new skilled nursing wings (48 beds, 16 in each wing) are mostly if not completely done. Originally, it appeared the skill nursing wings would have some decorative roof element (second image), but that appears to be from an early site plan of the design and may have been dropped. The landscaping has been prepared, with new saplings planted and hay strewn over the new grass seed.

More information about the project and Kendal can be found in the October update here, and the June update here.

Local architecture firm Chiang O’Brien partnered with the NYC office of Perkins Eastman to design the Kendal expansion. National contractor Lecesse Construction, with an office out of suburban Rochester, handled the build-out. The $29.3 million dollar expansion will create an estimated 20 to 25 new jobs. The project will be applying for LEED Gold certification.

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Tags: construction, kendal at ithaca, photos, senior housing, tompkins county
Categories : construction, photos, senior housing, Tompkins County

Kendal at Ithaca Construction Update, 10/2015

13 10 2015

In Cayuga Heights, work is ongoing at the Kendal at Ithaca site as the project marches steadily towards its January 2016 opening date. The senior apartment wing is nearly complete, with just some minor exterior trim (balcony railings) and facade work left. New garages have been built for future tenants of the apartments. The skilled nursing facilities are largely finished from the outside, but are missing the decorative roofs and trusses, which will be installed later this fall. At least from the outside looking in, the new entrance circle/porte-cachere (photos four and five) looks like it has the most work left on its to-do list – windows have been fitted but the new entry and second-floor administrative offices have yet to have trim or facade materials installed. However, given that’s it’s one of the smaller additions, the project should pose no huge hurdle moving forward.

With the January opening date, landscaping work may not finish until the spring, when new trees and grass seeding can be done without fear of inclement weather.

Kendal at Ithaca is currently in the midst of a $29.3 million expansion. Three new wings will be built on the northeast side of the property as part of a new 48-bed skilled nursing center, an increase from the 35 beds currently available. On the southeast side of the complex, a new 2-story, 24-unit apartment wing is being built for independent seniors (16 one-bedroom, 8 two-bedroom). A new entrance, cafe, fitness center, and health center are also included in the additions, as well as major interior renovations. Landscaping additions and a 26-car parking lot are also planned. The construction project is aiming to achieve LEED Gold certification.

Construction began this past January. An estimated 20 to 25 new jobs will be created by the expansion, most of those in service positions that pay $24-$45k. The Kendal website seems to sidestep the discussion of costs, but a New York Times piece from when it opened in 1996 stated the entry fee was about $80,000 for a single person in the smallest unit, rising up to $267,000. Strictly calculating from inflation, the entrance fee may start around $120,000-$125,000 today.

Kendal was granted the privilege to issue tax-exempt municipal bonds by the county legislature to finance the construction of their new wings, but is not seeking any property tax abatement.

Local architecture firm Chiang O’Brien has partnered with the NYC office of Perkins Eastman to design the Kendal expansion. National contractor Lecesse Construction, with an office out of suburban Rochester, is in charge of general construction.

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Tags: construction, ithaca, kendal at ithaca, photos, senior housing, tompkins county
Categories : construction, ithaca, senior housing, Tompkins County

Kendal at Ithaca Construction Update, 6/2015

22 06 2015

There’s a bit of a story behind this one. Originally, there was photo update planned for April, but it was going to be an article for the Voice. The plan was to do an interview with the operators of Kendal. Photos were taken and the bare bones were drafted, but then after the initial phone call, there was no response. Finally shrugging my shoulder (and the Voice having moved on to other article ideas), the photos were going to be posted here.

That was when the marketing director responded. She gave a bunch of dates that worked for her, I tried to select a date, but she never responded back. But I did take a second round of photos in prep for the second interview. And now all the photos are finally going up.

The neat thing about these photos is that, since the construction schedule for the new wings is staggered, multiple stages of construction can be seen at once.

First, there’s the initial wood framing, followed by the installation of the roof trusses. This is followed by what appear to be two separate types of sheathing. One is Georgia-Pacific DensGlass sheathin g, the yellow boards seen below. These are gypsum panels coated with fiberglass mats, designed to limit heat loss and keep moisture out. The dark red panels are plywood ZIP system roof and wall sheathing, which uses seams and tape to save time vs. traditional sheathing such as Tyvek housewrap. The difference between the two appears to be that gypsum is fire-rated. The Kendal expansion has both apartments for independent seniors, and a skilled nursing facility (comparable to a nursing home in its level of care; the three degrees of independence are independent living, assisted living, and skilled nursing). It seems likely that regulations mandate fire-rated construction for skilled nursing facilities, but not so in the case of senior apartments for independent living. Hence the two different sheathing types.

A sample wall on-site shows how the window installation and siding will look – the new addition will be designed to blend in with the original 20 year-old building. The newer photos are about a month old now, and since then many more windows have likely been installed in the rough openings of the apartment wing, and interior rough-in will kick in as the walls are framed out.

In the earlier photos from April, cinder block stairwells poke out from the first floor of framed and sheathed walls. The skilled nursing wing had yet to rise from ground-level.

Kendal at Ithaca is currently in the midst of a $29.3 million expansion. Three new wings will be built on the northeast side of the property as part of a new 48-bed skilled nursing center, an increase from the 35 beds currently available. On the southeast side of the complex, a new 2-story, 24-unit apartment complex is being built for independent seniors. A new entrance, cafe, fitness center, and health center are also included in the additions, as well as major interior renovations. Landscaping additions and a 26-car parking lot are also planned.The construction project is aiming to achieve LEED Gold certification.

Construction began this past January, and is supposed to wrap up in January 2016. An estimated 20 to 25 new jobs will be created by the expansion, most of those in service positions that pay $24-$45k.

Kendal was granted the privilege to issue tax-exempt municipal bonds by the county legislature to finance the construction of their new wings, but is not seeking any property tax abatement.