Cayuga Medical Associates Construction Update, 3/2018

22 03 2018

Since January, it looks like all the foundation footers have been poured and the underground utilities connections are in place. At this point comes the foundation slab itself. with a generous helping of steel rebar grid for strength. Being medical office, this is probably a steel frame construction, so visitors to Community Corners can expect that later this spring. McPherson Builders should have the $7.8 million building ready for commercial occupancy by late summer.

In the meanwhile, visitors can also look forward to the new Gimme! Coffee that is planned for the closed Lonacakes Bakery space. That new business will bring 5-10 living-wage jobs; readers might remember that the baristas recently unionized. There is a modest little cafe and catering place nearby and the swanky Heights Restaurant, but it’s probably safe to say that the niches are different enough that Gimme! won’t poach business from the others.

I remain a bit hopeful that eventually, Cayuga Heights and relevant property owners (Tim Ciaschi, Mark Mecenas) might nudge towards the denser if still relatively modest mixed-use plan that was proposed five years ago; Mecenas said at a recent meeting he’s still interested. In other village news, staff say there have been several inquiries into the former Tau Epsilon Phi fraternity property a mile away at 306 Highland Road, but no takers as of yet.

Cornell Veterinary School Expansion Construction Update, 3/2018

21 03 2018

The Cornell College of Veterinary Medicine’s new Community Practice Service is set to open in May, and it certainly appears to be in the home stretch. Exterior finishes are underway. Atop the dark blue water-resistive barrier are rigid foam insulating panels, and what appears to be a combination of corrugated steel panels (probably Morin or a similar brand), Alucobond aluminum composite trim panels and simulated wood fiber cement boards. These materials have made or are making appearances on other recent builds as well – HOLT Architects, the designers of the new CPS Building, also incorporated corrugated metal and flat aluminum panels into 210 Hancock’s multi-story apartment block. Meanwhile, wood-like fiber cement shingles will be used as one of the finishes on The Lux apartments at 232-236 Dryden Road.

It seems a little strange that the “clips” on which the wall panels will be fastened are wood instead of steel. Perhaps since the exterior finishes are light, waterproof and will be sealed tight, it’s an acceptable choice. The frame for the rooftop mechanical screen is in place, and the flag strings suggest that the roof membrane is being laid. If you look closely enough through the windows, you can see steel interior stud walls and HVAC ducts. Compared to the renders, there only seem to be a few minor differences in materials and appearance (the corrugated metal panels, and maybe the fenestration over by the entrance).

According to HOLT’s project webpage, the $7 million project is aiming for LEED Silver Certification. Here’s the building description from their webpage (which, kudos to the HOLT website manager, because not many architects include their buildings currently underway):

“The new 11,000sf Community Practice Service Building, is a stand-alone veterinary clinic and teaching facility that will provide a real-world veterinary practice to the surrounding community.

The new building design includes a welcoming waiting area, as well as veterinary surgery, imaging, and exam rooms; procedure induction/recovery, and animal holding areas; lab and pharmacy spaces; staff and faculty offices, conference rooms, lockers, restrooms, and other support spaces.

Once complete, this building will be a beacon for pet health and wellness in the community and on campus – with the architecture exemplifying the quality of learning and client service that will happen within its walls.”

Cayuga View Senior Living Construction Update, 3/2018

20 03 2018

It looks like Taylor the Builders has started attaching exterior finishes to the Cayuga View Senior Living apartment building. That includes decorative cornices, brick veneer, and what appears to be a few different shades of EIFS panels. EIFS (Exterior Insulation Finishing System), sometimes called synthetic stucco or by commercial brand names such as DryVit, is a lightweight, waterproof finishing material – usually it’s two-inch thick polystyrene (rigid foam) insulating panels with an acrylic finish to mimic the appearance of stucco, along with adhesive and drainage structures. EIFS is low-maintenance; it gained popularity in the 1970s and 1980s, but developed an infamous reputation for water damage due to improper installation, which is why so many building codes are stringent about adequate drainage systems for new builds. The boards can also be damaged fairly easily by blunt-force impacts. It tends to be more common on commercial buildings than residential structures, but it is not an uncommon choice of finishes for wood-frame multi-family buildings. Other recent builds using EIFS include the Holiday Inn Express on Elmira Road, and the Seneca Way Apartments on the edge of Downtown Ithaca.

Interestingly, the top floor’s panel boards are a lighter color than the third floor – renderings have them both being the same color.

Also, note the poles and flags on the roof – that’s a good indicator that some material is being applied, probably EPDM, which is a synthetic rubber. The project team recently announced that the 87,500 SF building will not only host a rooftop garden, but a 46kW, 151-panel solar array courtesy of installer SunCommon NY of Rochester.

Current plans call for the first occupants to begin moving into its 60 apartments by the end of May (the website advertises a summer occupancy, and a leasing office is present on-site). Cornerstone Group, also of Rochester, has been selected to manage the building, whose units are reserved for those aged 55+. I’ve been in touch with the project team, and there might be a sneak preview article in the Voice a few weeks before opening.

City Centre Construction Update, 2/2018

27 02 2018

Looks like the real fun is just starting over at the City Centre construction site on the 300 Block of East State Street. With the piles in and foundation slab poured, work is starting to head skyward. The structural steel frame is being assembled, generally from east to west, beam by beam, and bolted into the concrete-encased structural support columns that will transfer the weight of the upper floors into the foundation and bedrock. Some of the exterior foundation walls are still being formed, but where it’s more further along, the steelwork has progressed far enough with its columns and cross beams that corrugated steel decking has been laid. Meanwhile, work continues on forming and pouring the concrete for the stairwell and elevator columns.

The entrance to the underground parking garage is pretty close to where the Green Street construction entrance is. The ground level will have a courtyard driveway accessed from South Aurora Street, but will not have a direct connection to the garage below (the armchair cynic suspects that will mess around with people for years to come).


Purcell Construction has a webcam set up, which shows the construction progress to date. Steel is rising rapidly on the curved northwest corner. It’s pretty fascinating to watch months of construction in 51 seconds.


One week later (2/18):


Hilton Canopy Hotel Construction Update, 2/2018

24 02 2018

The concrete elevator core and stairwells are on the rise at the Hilton Canopy site on Seneca Way. The center one is the elevator core, the two adjacent to the foundation walls are stair columns. The foundation walls aren’t fully complete yet, forms are in place for future pours towards the southwest corner of the building’s footprint. But all in all, moving along fairly well, and the start of steel structural framing is probably not too far off.

Fun side note, it appears the Canopy brand has a dog-friendly policy. Convenient for the visitor with a four-legged fur child. Canopy, as a “neighborhood-focused lifestyle brand”, is designed to appeal to upscale travelers. It’s described as having a more contemporary focus, with an emphasis on tech-friendliness and local services beyond the hotels themselves. You probably won’t see a Canopy at a suburban highway exit. Urban spaces with a lot of street life are their key geographic segment.

Tompkins Financial Corporation HQ Construction Update, 2/2018

23 02 2018

About the only major exterior facade work left on Tompkins Financial’s new headquarters is the stone veneer on the front face. I don’t have information on file on what kind of stone it is apart from a generic “stone veneer” description. It may be cast stone, a concrete masonry product mixed and molded to resemble natural-cut stone.

Over the blue and black air/vapor barriers, Dow TUFF-R polyiso rigid foam insulating boards are being laid between rails. Atop those, a second set of steel rails, called continuous anchors, are attached to the building. When the polyiso is attached and the rails are screwed on, the stone panels are slid into place, and then they’re mortared or caulked with silicone. There will be a gap between the polyiso and the stone that serves as a drainage cavity for water that gets absorbed and needs to be eliminated. The whole process is about keeping moisture from seeping inward and damaging the more sensitive building materials like the gypsum boards, while allowing any latent moisture in the materials (having been exposed to the elements during construction) to escape outward.

The entrance canopy is up, and steel clasps for the sunshade installs on the front are ready for when the facade is nearing completion. The lights are on, and one can presume that with three months left in the schedule, most of the big interior tasks (utilities, drywall, fixtures) have been completed. Parts of the granite base appear to be in place, but most of the ground floor and its parking area remain a work in progress.

Harold’s Square Construction Update, 2/2018

22 02 2018

Not all cranes come on wheels. Many larger cranes are assembled and disassembled on site. A concrete crane pad is formed and poured to provide a base for the crane, with the pieces assembled upward from the base. That’s what you can see in the photos below. The size can vary depending on the size of the crane required, whether it’s free-standing or tied-in, whether there are rock anchors that can be used, and the soil upon which it and the pad will rest. Here, the crane pad will rest on a thick, firm mud layer beneath, and the concrete will be reinforced with a tied-in (meaning the grid bars are tied together) steel rebar grid. According to the Harold’s Square website, the crane pad itself will rest on a 4’6″ deep concrete, 38′ x 38′. Keep in mind, there will actually be two cranes on-site. The one mounted here will be the heavy-duty 300-ton crane, but they construction team will use a mobile 55-ton crane as well. The elevator pits are also being boxed and formed.

All the piles have been driven in at this point, and the sides of the site have been shored up as necessary with lagging and steel H-beams. The low-rise Commons-facing portion of the building will utilize an 18″ rebar-reinforced mat slab foundation, while the tower portion will have a 30″ rebar-reinforced mat slab. These pours should happen by mid-March. The structure will be anchored into the foundation, which will evenly distribute the weight and support the floors above. After the foundation is in, the only way to go is up.