Ithaca Builds

Mapping, photos and information for Ithaca construction and development projects

Thurston Avenue Apartments Photo Update

March 2, 2014 // by Jason Henderson

The RABCO Thurston Avenue Apartments project has shown some progress since mid-February. The ground level Fox Block walls have been filled with concrete, western foundation walls have been assembled, some additional grading work has been completed, and stud walls are beginning to take shape on the northern-most structure (Building C).

As shown on the construction fence sign, G.M. Crisalli Construction out of Syracuse is the general contractor on this project. They’ve managed and constructed a lot of projects, most notably within Ithaca: the Taughannock Boulevard Island Health and Fitness Center. The project is designed by all-local firms: architecture by HOLT Architects, whose recently completed projects include Seneca Way and Breckenridge Place Apartments, landscape plan by Trowbidge Wolf Michaels, and survey work by TG Miller.

Collegetown Terrace February Photo Update

February 26, 2014 // by Jason Henderson

The gates were closed, so I didn’t manage any good north-facing shots of Building 6, but here’s a quick photo update for the Collegetown Terrace project. As Ithacating’s Article noted, Building 7 (Phase 3) will be starting shortly (the whopper $70 million bridge loan was approved last August), and Novar-Mackesey has put forward a proposal to the Board of Zoning Appeals to swap-out a parking floor on Building 7 for more apartments, due to the under-utilization of current parking spaces. I’ll admit from visiting the site quite often, there are many spaces always open, and I can’t call myself a fan of zoning regulations requiring minimum parking amounts per housing units built, since it’s generally not an optimal or equitable policy. Since the project already has so many spaces, it would make sense to tailor the remainder of the project to fit the proven absorption, and good news for those walking: the State & Mitchell Intersection was completed back in mid-January, so crossing the street is now much easier.

Thurston Ave Apartments Block Work

February 18, 2014 // by Jason Henderson

The RABCO Thurston Ave Apartments project has begun wall assembly work for the ground stories of Buildings 1, 2 and 3, as the foundations were dug, formed, and poured over the course of late November to early February. As corrected in the previous post, this project is obviously going to be framed on-site, rather than modular, which comes as a surprise to me, since the floor layouts have the dimensions for truck transport, and would lend themselves quite well to that form of assembly. Also, given the timeline (leased for August occupancy), this may be cutting it close, but I imagine with a big enough crew, this can get done.

The walls are being constructed with Fox Blocks, which are an insulated concrete form (ICF) product made of recycled plastic. The walls are assembled block-by-block on top of the foundation walls, then concrete is poured on the inside gap. The tarps on top are covering the gaps so that snow doesn’t make its way in there.

fox-blocks-block-straight.focus

8_straight.large

Seneca Way Interior Photos & Apartments

February 17, 2014 // by Jason Henderson

Seneca Way Apartments hosted a tour last Thursday evening, and I had the opportunity to take some photos of a one bedroom that has been furnished for a model, and a two bedroom unit. Representatives from CSP Management (the building managers) and Newman Development Group explained the features of the building, answered questions, and showed a large crowd around the new building.
The finishes are quite nice, and the units themselves are well laid out, and very modern. The kitchens feature Corian countertops, solid cabinetry, stainless steel Whirlpool appliances, and each unit has its own Whirlpool Duet washer & dryer. The living rooms are all adjacent to the kitchen, with a bar counter in between, and pendant lighting. Some of the bathrooms appear to be ADA-adaptable, with low clearances for entries, and toilets far enough from the wall to install the proper sizing and clearances for grab bars. All bathroom floors are tile, and shower units are fiberglass. The master bedrooms in each two bedroom unit (types C & D) have large walk-in closets, and a private bath off the bedroom.
Warren Real Estate‘s new offices look completed, and by the end of this month, the Park Foundation will begin moving-in.

Floor plans from Seneca Way’s website:

Breckenridge Place Finished Exterior Photos

February 13, 2014 // by Jason Henderson

Well, it’s been a real treat watching this 50-unit, 60,000 square foot project go up a stones throw from where I live, and I think it’s a great addition to downtown. Ithaca Neighborhood Housing Services has pulled off a large, mixed-income affordable housing project in the middle of downtown, desperately needed to fulfill housing demands that go well beyond the existing stock and availability of housing units in Ithaca, so hats off to them for making this a reality. Affordable housing developments in close proximity to downtowns and civic institutions offer residents easier access to local resources, and mixed-income developments have been associated with tangible benefits for residents beyond providing affordable housing. [The Director of INHS, Paul Mazzarella, gave a nice short presentation to the City Planning Committee last night on housing trends and needs in the area, so I’ll post the link and content once it’s available]

I have yet to peek inside, but INHS has some interior shots on their website, and the video on YouTube offers nice explanations of the finishes and amenities. The project was designed by HOLT Architects, and completed by Christa Construction.

Collegetown Terrace Photo Update: January to Early February

February 10, 2014 // by Jason Henderson

Here are some shots of the Novarr-Mackesey Collegetown Terrace Project taken this past Sunday- I last visited in late December. Building 5 has been fully framed, sheathed, and windows have been installed up to the final fifth level, with just a bit more sheathing work to be done on the western end and also the stair tower on the eastern end (which is used for loading-in materials anyway). Building 6 has nearly completed weather wrap installation, and the facade panels are coming along, which began at the top level. The pre-fabricated rectangular steel piece for the elevated walkway towards the center of Building 5’s northern face (the glass-covered common area) has been lifted and secured into place, providing a path from Building 5 to Building 3.4, at the south side of the entry pavilion. From what I can see on the outside through the glass, the work within the units themselves has been progressing well, and even in this cold, the amount of exterior work in the past month is impressive. From the shot of Building 5’s southern face, you can also see the opening for the future elevated walkway from Building 5 to Building 7, which will be the last, largest, and longest building in the project (and it looks as if the retaining wall has already been poured).

The apartment development has a cool new website you can check out, with a bunch of new photos, and floor plans images for each individual floor layout.

Building 5 southern face, at western end:

Building 5 northern face, at eastern end:

Building 6 northern face, at western end:

Building 5 to Building 3.4 elevated walkway:

Thurston Ave Apartments Foundation Work

January 30, 2014 // by Jason Henderson

Rabco’s Thurston Avenue Apartments project is showing more foundation work since last time I swung around in late December. Concrete has been poured and covered for the foundation footers, and vertical rebar is in place for concrete block reinforcement. There are pallets of foam board insulation around the site to be used for foundation wall insulation once the block walls are assembled. The trenches for the foundation usually aren’t backfilled with soil until the ~~modular pieces are secured on top of the foundations.~~
I’ve just learned that in fact, this project is not going to be modular, much to my amazement. An August deadline is going to be quite a difficult task for stick-built, but I suppose where there’s a will, there’s a way.

Here’s a double three bedroom unit floor plate from the site plan review documents:

Collegetown Terrace Buildings 5 & 6 Progress

December 26, 2013 // by Jason Henderson

Novarr-Mackesey‘s Collegetown Terrace project has made some great progress in the past month with Building 5’s eastern section framed-up an additional three levels and the stair tower to its full height. As noted before, Welliver has now taken the reigns for construction.

Building 6 looks fully-framed, and besides a few sections of sheathing to go in, the moisture barrier wrap has made its way around and facade panels have been installed on the top level and western side. On the north side of Building 5 there’s a crane in place and a large pre-fabricated rectangular steel structure sitting on the ground, probably for the elevated walkway off the glass-enclosed common area. Both Building 5 and Building 6 have temporary heating units and ducts going inside, along with plastic wrap on exposed wall frames to keep the spaces above freezing.

Buildings 5 & 6 Western Faces:

Building 5:

Building 5 Northern Face:

Building 6:

Various:

Collegetown Terrace by Air

December 4, 2013 // by Jason Henderson

I found this photo online and I just had to share it, so here it is. The timing coincides a few days after this post back in early November. Nice to see a project of this magnitude in Ithaca by air.

Aerial photo taken November 5th by photographer Frank Borkowski at Foto Forum Imaging in Corning, NY for the ENR New York Best Project Photos Competition, posted by Welliver.

Seneca Way Updated Photos

November 29, 2013 // by Jason Henderson

Still awaiting that section of facade to be finished, and also the column wraps to go around the exposed support columns on the ground and second levels, railings on the steps and along the walkway on the east side, and parking signage. I’m not sure of the status on the interior, but with apartments rented for January, it must be quite far along. Hopefully once Spring arrives, the landscaping along Seneca will come alive, but the building itself creates a nice new visual anchor on the way down State Street.

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