Ithaca Builds

Mapping, photos and information for Ithaca construction and development projects

Project Updates

Ports of New York Winery & House Project

June 2, 2014 // by Jason Henderson

If you’ve never visited Ports of New York, head down to 815 Taber Street and try some unique wines Monday through Saturday, noon to 6pm. French winemaker Frédéric Bouché specializes in fortified wines, which are made by adding a distilled spirit, which halts the fermentation process, and creates a sweeter drink, with a higher alcohol content.

Frédéric built this facility about three years ago, and is renovating and re-siding the next door property for a residential rental. The original siding is cedar, and is being covered over with rough-sawn lumber, which will quickly age in the weather and blend into the same color as the Ports building. The foundation of the building had to be reinforced with concrete along the outside about two feet below grade, since the original foundation had been lifted improperly (many buildings in the area dating back further than the 60s have been raised due to past flooding). The backyard will be closed-in with vegetation this summer, and the Ports backyard will soon feature an L-shaped greenhouse connected to the existing garage for growing hydroponic grapes.

Check out Ports of New York on Facebook, and here’s the main website page with tasting, purchasing, and restaurants that feature the winery’s products.

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Downtown Hampton Inn Sketch Plan Submission

June 1, 2014 // by Jason Henderson

A revised sketch plan proposal was presented by Scott Whitham of Whitham Planning and Design at the last City of Ithaca Planning Board Meeting, and below are some shots from the presentation along with a link to the PDF.

The proposed site spans across the former Strand Theatre lot (behind the Carey Building), which is now private parking, and the two lots of municipal parking owned by the City and Ithaca Urban Renewal Agency (the IURA owns the northern portion, and the City, the southern portion). The project team will be moving towards conversations with the IURA and the City with the aim of divestiture so that the land can be developed. Although Hampton Inn projects are typically suburban, there are a few examples around the country that are designed and adapted to a more urban setting, which is the intent of this new project design. The ground floor would have program space for the hotel, and ~2,000 SF retail/restaurant facing Seneca Way, and the upper floors would be hotel rooms.

Ithacating has an article on the first submission here.

 

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Full Sketch Plan Submission PDF Here

Collegetown Crossing Sketch Plan

May 28, 2014 // by Jason Henderson

Since Common Council passed the new Collegetown Area Form Districts back in March, most of Collegetown falls under a re-written form-based zoning ordinance, in which districts determine the massing, accepted uses, setbacks, parking requirements, and various other aspects of what can be built or modified. Form-based zoning seeks to establish allowable building massing as a priority over accepted uses, and emphasizes a logical transition from rural areas to urban centers, mimicking the transitions found in natural geography. More information available here (was once called the Center for Transect Studies, but the concept itself emerged in the 1970s from various individuals, with the first code written for the Florida town of Seaside by Andres Duany and Elizabeth Plater-Zyberk).

307 College Avenue was re-zoned to MU-1, which has no minimum parking requirements (satisfying thing to read on a zoning ordinance), much like the CBD-zones downtown, therefore the project may continue without a zoning variance, which was attempted previously. The proposal is showing demolition of the existing two-story College Ave-fronting structure, and a six-story project with five first floor commercial spaces (one of which may be a Greenstar location), and 43 apartments: 13 studios, 15 two-bedrooms, 5 three-bedrooms, and 10 four-bedrooms.

The Owner/Developer is Josh Lower of Urban Ithaca, and the plans are being designed by Architect Jagat P. Sharma.

Here’s a map and shots of the sketch plan submission:

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Photos of 307 College Avenue:
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Site Plan:
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First and Second Floor Plans:
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Third & Fourth, and Fifth & Sixth Floor Plans:
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Rendered Elevations:
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Collegetown Terrace Late May Photo Update

May 28, 2014 // by Jason Henderson

Novarr-Mackesey‘s 1,226 bed Collegetown Terrace project being constructed by Welliver is showing more progress as spring draws to a close in a few weeks, and the summer construction season gets into full swing: the retaining wall and sidewalk at the east end of Building 5 has been poured, further multicolored vinyl siding has been installed along the northern sides of Building 5 & 6, and the curbing, sidewalk, and drive lane gravel from the end of Quarry Street South (Casa Roma‘s entrance) to about the center of Building 5’s south side is set. There’s also been a lot of landscaping work, giving a sense of what the grounds will look like once the project is complete. The planters have nice big stone retaining walls, and the tree and shrub combinations look balanced.

…And for the time-warp, here are some shots taken around the same time last year: May 2013 Photos of Collegetown Terrace

Besides this project, Novarr-Mackesey is likely developing a project for a collection of parcels on a block in Collegetown, surrounding a recent sketch plan proposal: 200 Block of Dryden Road

North side of Building 5:
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Southwest end of Building 5, new drive lane:
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South sides of Building 5 and 6, these facades look complete:
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Northeast side of Building 5, and Building 6 further back. Building 6’s northern facade looks complete by now:
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Belle Sherman Cottages May Photo Update

May 27, 2014 // by Jason Henderson

Agora Development’s Belle Sherman Cottages Lot #19 (all the way in the back) has been finished-up, along with the foundation, modular placement, interior finish work, and siding on Lot #13 (white and tan front), which sold earlier this year. Lot #5 (Classic Bungalow Style) has also been sold, the foundation dug, footers poured, and Insulated Concrete Form blocks have been assembled for pouring concrete inside to form the foundation walls. Lot #3 has also sold, which will be a Craftsman Farmhouse-style home.

Renderings and pricing information for the townhouses have been posted on the project’s website here: Belle Sherman Cottages Townhomes. The modular homes are sourced from Simplex out of Scranton, PA, with on-site construction by Carina Construction. Carina posted a video about their work online here: Carina Construction Video

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Lot #13 in April:
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April 12th:

Lot #19, and townhouse footprint to the right:
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May 18th:

TC3’s Coltivare Space Plumbing and Framing Work

May 21, 2014 // by Jason Henderson

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Tompkins Cortland Community College‘s 17,000 square foot Coltivare space inside the ground floor of the Cayuga Street Garage has been moving along with a ton of below-slab plumbing work, and metal stud wall framing. Cuts made into the concrete floor slab have been jackhammered out, dug, and pipes laid by HALCO Plumbing & Heating for a slew of drains that will serve bar, prep, kitchen, classroom, and restroom sinks and toilets.

Due to the downward sloping ceiling deck in the back half of the space from south to north, the floor layout utilizes the lower-clearance space for storage, then restrooms, then classroom space towards the southeast. The southwest to center-west portion will comprise the public restaurant, along with ample outside seating along the corner and following East Clinton Street. The plan is to be ready and open this August, in time for the Fall semester. The design for the space is by Ramsgard Architectural Design, with general contracting services by Turnbull-Wahlert. Along with Coltivare, this corner of Ithaca will be seeing quite a transformation with the addition of the 39-apartment unit Cayuga Place Residences over the course of the next year.

There’s a new online video from TC3 explaining the Farm to Bistro program, containing interviews from locals in the food and wine industry:

 

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Thurston Ave Apartments May Photo Update

May 20, 2014 // by Jason Henderson

With a target opening date of August, progress on RABCO Highland House‘s Thurston Avenue Apartments project has advanced along, with envelope framing completion on Buildings C & D and only a small section of tar paper and roofing tiles needed to complete the roof installation on Building D, as the other two buildings have been finished.

The base sections of brick facade were laid last month, and the rest of the facade will consist of a combination of Hardie trim boards, textured synthetic stucco (EIFS) finished in several different colors, and Hardie soffit panels. The windows and doors were reviewed by the Ithaca Landmarks Preservation Commission late last year due to Cornell Heights Historic District considerations, and will include Integrity fiberglass grilled double hung windows, and Marvin commercial doors finished to match the facade colors.

 
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Cayuga Place Residences Foundation Work

May 19, 2014 // by Jason Henderson

The Bloomfield/Schon + Partners‘ 45-unit Cayuga Place Residences project is moving along on foundation work, with a combination of reinforced concrete footings and STELCOR augur grouted steel core displacement piles (the grid of steel tubes with caps sticking out of the ground). I mentioned these in a post back in March; they’re a form of micro-pile whereby the drilling auger goes into the soil, creates displacement, then the reservoir gap is filled with grout, water is poured in for the mixture to cure, then the interior core of the steel auger is filled with grout and stays in the ground. They’re necessary to stabilize the weight of the building in this soil, which is challenging to build on.

The excavation and footings will continue along the footprint of the building, then we should be seeing structural steelwork follow-up to frame the building. There’s also been some sitework for plumbing. The work is being done by Turnbull-Wahlert Construction, the same firm that completed Cayuga Place, the adjacent Cayuga Street Parking Garage, and also the general contractor for TC3’s Coltivare buildout on the ground floor.

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More Photos from May 19th:

Photos from May 8th:

INHS’s Greenways Project

May 18, 2014 // by Jason Henderson

Greenways is a project by Ithaca Neighborhood Housing Services, proposing to build 46 affordable townhouses in a three-phase approach along the East Hill Recreation Way in the Town of Ithaca with a similar style to the Holly Creek Townhomes. Ithacating released details of the plan in 2013, which had formerly been a project between Cornell and a private developer, with the idea of building 67 townhomes for Cornell employees. INHS has since picked up the process, and is planning to tie-in the adjacent Strawberry Hill Road, Harwick Drive, and Eastwood Avenue in woonerf-style roads, with the townhouses clustered at each side. The sketch plan project proposal will be heard at the Town Of Ithaca’s Planning and Development Board Meeting this Tuesday, May 20th, in the Town Hall.

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Cornell Klarman & Goldwin Smith Hall Photo Update

May 18, 2014 // by Jason Henderson

An excavator has been removing soil in front of the shoring wall along East Ave, and re-roofing work on Goldwin Smith has progressed to the west side of the building, facing the Arts Quad. I’m not positive, but in looking at the drawings, there must be another shoring wall to go in closer to East Ave. in order to excavate another section of soil for the future building’s foundation. The project schedule shows rock removal beginning about a week from now, so there’s probably a solid layer of bedrock underneath the excavated area. The lowest floor of Klarman Hall will sit nearly equal with Goldwin Smith’s lowest floor, so the excavation will be going down much further.

Klarman Hall will be a new 33,250 square foot Humanities Building, designed by Koetter | Kim & Associates and built by Welliver to be completed around the end of 2015. Goldwin Smith Hall was built in 1892, designed by Charles Osborne (an architecture professor), Carrère and Hastings (a prominent Beaux-Arts/neo-classical architecture firm).

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