Ithaca Builds

Mapping, photos and information for Ithaca construction and development projects

Project Updates

Statler Hall Entry Renovation Begins

June 15, 2014 // by Jason Henderson

Cornell’s Statler Hall Entry renovation has begun, as the western-facing 1987 arched limestone entryway has been removed from the building over the past three weeks, along with the hardscape out in front. The existing floors have been blocked-off with stud walls and fiberglass-mat sheathing on the outside, as the project will commence with building an entirely new entryway vestibule and re-worked hallway that includes additional second-floor space above, with an ample metal-framed glass curtain wall on either side. The new stone base will match the existing, and the facade will contain limestone panels to compliment the existing limestone veneer. In addition to the expanded and renovated space, the project contains significant new HVAC work as one of the primary motivators.

The $2.4 million project was designed by KSS Architects, and M/E Engineering. The plans were presented back in December of last year, with a planned delivery date of August.

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INHS Stone Quarry Apartments Revised Site Plan & Design

June 14, 2014 // by Jason Henderson

Ithaca Neighborhood Housing Services has submitted an updated site plan and designs for the Stone Quarry Apartments project, on the site of the Ithaca Dispatch (behind Cole Muffler on Spencer Street). The updated plans are the result of new information on site conditions (existing soil), and constructability (design issues and cost projection).

The revised site plan shows the same unit breakdown, 6 additional parking spaces, modified site walkways, a new fence along Spencer and no rear doors exiting to Spencer due to the site grading requirements, and Mews (interior courtyards) between the buildings. The loading zones have been reduced in size (allowing for more parking) due to the change in zoning requirements, the balconies have been nixed in favor of windows, and the facades have been updated. The plan outlines the intention to resolve the final review this month, for a building permit issue in August to begin sitework in September this year. The development would build:
16 three-bedroom Townhouses
2 three-bedroom Apartments
11 two-bedroom Apartments
6 one-bedroom Apartments

The design has been completed by HOLT Architects, Trowbridge Wolf Michaels Landscape Architects, and Elwyn & Palmer Consulting Engineers.

Full PDF Here, original November 2012 submission here

Dryden South Project in Collegetown

June 14, 2014 // by Jason Henderson

Pat Kraft, the owner of Kraftees College Town has proposed a new building on the site at which the business resides, 205 Dryden Road at last month’s City Planning and Development Board meeting. The current structure is a remodeled wood-framed house, with a rear addition and storefront. The consulting architect, Jagat P. Sharma, has developed a concept sketch plan showing a six-story building, with a west side centered stairwell and elevator tower, ground floor commercial space, and symmetrical four-bedroom units (two per floor), for a total of 10 four bedroom apartments. The development is allowable due to the Collegetown re-zoning, which does not require minimum parking for MU-2 (Mixed-Use 2) parcels, which 205 Dryden Road was re-zoned to. Sketch plan submission here, with shots below:

Collegetown Re-Zoning (Full Document Here):

140 College Ave 12 Bedroom Addition

June 11, 2014 // by Jason Henderson

Po Family Realty‘s existing 12-bedroom student housing dwelling at 140 College Avenue at the corner of College Ave and Cook Street has a proposal to add-on a 3,800 square foot, 12-bedroom southern addition, matching the architectural style of the existing structure, with a glass transition between (this building is a late 1800s “Second Empire Style,” featuring a slate Mansard Roof, brick exterior, and rectangular massing). The architect on the project is Jason Demarest, whom has designed many projects in the area, perhaps most notably, the iconic 9,000 square-foot renovation for the Kitchen Theatre on State Street downtown about four years ago.

The project originally went up to site plan review a few years ago, but was denied due to minimum parking requirements, but since collegetown has been re-zoned into form districts, with many of the districts now without minimum parking requirements (or less parking required), the project is now allowed under zoning. Site plan review document is here, with images below:

Downtown Marriott Going For Design Revisions

June 9, 2014 // by Jason Henderson

The Downtown Marriott project will be going before the City Planning & Development Board for Design Revisions Review at a special meeting tomorrow (Tuesday, June 10th) at 6pm, and below are the submission documents showing some revised elevations, and the facade materials. The final design submission was posted last year (it’s changed since the initial designs), and here’s the post and set from that time. This set looks the same: 10 stories, 160-room, same massing, but the specific facade materials are being presented; the total development cost was pegged at $32 million. Urgo Hotels and Rimland Equities (owns the parcel and the adjacent Rothschild Building) are developing the project, with design by Cooper Carry.

TC3’s Coltivare Project Updated Photos

June 7, 2014 // by Jason Henderson

Updated photos here for the TC3 Farm-to-Bistro Coltivare project: more framing work complete, and most of the below-slab plumbing work has been closed-up and re-poured- you can see the hot and cold PEX supply lines sticking out, along with the new drains for various fixtures. There’s a nice series of archways framed right at the main entry hallway, and we should be seeing electric rough-ins starting shortly, before the walls are closed-up with sheetrock later this summer. The Ithaca Times featured a great write-up about the culinary program and the space this past week: TC3’s ‘Farm-to-Bistro’ Program Takes Root in Ithaca, Dryden, and the previous post contained the link to the video explaining the program. The buildout is on schedule for an early September opening.

CrossFit Pallas Interior Progress

June 6, 2014 // by Jason Henderson

The CrossFit Pallas project is moving along with the closing-in of the remaining inlet-facing side of the exterior, and much interior progress: the rest of the ceiling panels have been installed, along with lighting fixtures, wall panelling, clerestory windows, plywood wall sheathing, and the bathroom walls are currently being framed-out. The project is being constructed by Fingerlakes Construction Company, specializing in post-frame construction. I’m not sure of the planned opening date, but my guess would be later this summer.

Press Bay Alley is Complete!

June 5, 2014 // by Jason Henderson

Well, this project turned out pretty awesome, and what a great transformation of what was previously a bay of loading garages. Stop by the end of Green Street before crossing Cayuga Street downtown and check-out Boxy Bikes and Amuse: Modern Cottage Industry, retail tenants that have now occupied the building.

The previous surface asphalt has been demoed and taken away, and new sections of sidewalk slab now fill the open space, flanked by steel bollards and planters. The project was completed by John Guttridge and David Kuckuck of Urban Core, LLC, with design by John and Claudia Brenner Architects, garage doors by Overhead Door, metal work by Accufab, masonry by McPherson Builders and general carpentry by RG Builders. The west face of the building is still whitewashed in preparation for a mural artist, but the site is open and ready for business.

Former Neighborhood Pride Site Acquired by INHS

June 3, 2014 // by Jason Henderson

This story popped-up in the news last week, and it’s worth noting due to its size and location. The former Neighborhood Pride grocery store and the next door parcel containing Youth Advocates Inc. of Tompkins County will be sold to Ithaca Neighborhood Housing Services (INHS) for $1.7 million. The total site is 90,530 square feet, zoned B-2a, so a re-development is zoned for mixed-uses (residential and commercial), with a maximum four-story (40 foot) build, and lot coverage of 50%, meaning that the full allowable space is over 200,000 square feet. I’m not sure of the condition of the current buildings, but they don’t seem suited for residential conversion, so I would bet that a full demo and full site redevelopment would make sense here. Given that the immediate area is Fall Creek, this will probably be the largest residential project done in the northern part of town since the Northside Developments were built in the 1950s, but there’s ample demand.

Lehigh Valley House: Condominiums on Ithaca’s West End

June 3, 2014 // by Jason Henderson

There’s a project going on at the former Lehigh Valley House Restaurant (closed in 2010) building to replace the siding, and renovate the interiors into three commercial spaces on the ground floor, and six condominium units on the upper floors, along with covered parking along the western wall. The old exterior siding has been removed, and new HardiePlank fiber cement siding has been added along the southern wall, which will continue around the rest of the building, over top of the existing Atlas Energy Shield and Tuff-R insulation boards. The corner beads and casings are made of composite materials, the ground story will remain veneer brick, and the existing brackets and trim will remain at the roofline.

The project is being completed by Timothy Ciaschi, son of Joseph Ciaschi, remembered for countless historic restoration and preservation projects in the area, including the Boardman House. Architect Claudia Brenner is designing the renovation project. The condominiums have sold quickly, as the three third floor units have been sold, along with Unit B on the second floor. Units A and C are still available.

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