Traffic Signals, Signage, Curb Ramps & Marking Upgrades for Five Downtown Intersections

March 21, 2014 // by Jason Henderson

The City of Ithaca has released a bid request for the replacement of five traffic signals, including the installation of new mast arm traffic signals and appurtenances, new sidewalk curb ramps and connections to existing sidewalks, intersection pavement milling and resurfacing, and new pavement markings. The bidding has officially opened this week, and bids will be accepted until April 9th, then read aloud at the Board of Public Works Meeting (probably the 14th). Once the contract is awarded, and notice is given to proceed, the full scope of work must be completed within 85 days, so the target completion will probably land in this summer, perhaps July or August.

Images from the plans along with maps embedded below:

Aurora Street and East State Street Intersection:

Cayuga Street and West State Street Intersection:

North Aurora Street and East Court Street Intersection:

North Cayuga Street and Court Street Intersection:

North Tioga Street and East Court Street Intersection:

Carey Building VI: Ceiling Demo Done, ACM Removal

February 28, 2014 // by Jason Henderson

The plaster ceiling demolition has been completed by Compass Builders, and asbestos-containing material (ACM) remediation began earlier this week, so the space is completely closed-off. There’s about 366 linear feet of pipe-wrap and sections of old 9×9 floor tile being removed on the second floor by Sunstream Corp, out of Binghamton, NY. The supply loop for the radiators runs up from the basement, then around the perimeter of the second floor roughly 12-13 feet off the floor, above where the plaster ceiling hung. The pipe was insulated wherever it was not exposed to finished space, so basically above the ceiling, and within exterior wall chases.

The ACM assessment survey was done by Microbac Laboratories out of Cortland, NY, and they stay on-site during the remediation phase to monitor air quality. Here’s the second floor map, indicating materials found in the survey:

John Snyder Architects is currently working on the details for the final incubator design in collaboration with the team from Cornell University. Here’s the demolition plan, showing all the walls that have been removed from the second floor:

Coltivare Site Plan Drawings

February 23, 2014 // by Jason Henderson

Tompkins Cortland Community College (TC3) is making a bold expansion in downtown with a farm-to-bistro concept, a fitting launch to their Culinary Arts Program (TC3 currently leases space in the Tioga Place Building for their Extension Center). Here are some shots of the site plan review materials, showing the facade plan for the Cayuga Street Garage ground retail space at the corner of Cayuga Street and Clinton Street. The garage parcel is owned by the City of Ithaca, and was leased to the Ithaca Urban Renewal Agency (IURA) in 2003 for a 40 year term. The IURA partnered with the National Development Council to redevelop as a mixed-use parking garage, in order to fulfill parking demand, but also to provide ground level retail and office space. Bloomfield/Schon’s adjacent Cayuga Place Two Project (also Cayuga Place Residences) will be breaking ground this year, as sub-contractors are currently submitting bids. The designs are done by Andrew Ramsgard of Ramsgard Architectural Design, an architect whom has done design work for a host of projects, especially restaurants, including Agava.

Full Site Plan Docs Here

Carey Building V: Plaster Ceiling Demo

February 23, 2014 // by Jason Henderson

Throughout past week, Compass Builders have made quick work of the old plaster ceiling demolition, and now that the ceiling is exposed, Sunstream Corp will be commencing remediation on the pipe wrap material starting mid-week. The current piping above the former plaster ceiling provides the supply loop for the radiators, which are returned via separate runs to each unit from below. We found an old heating system drawing from the 1926 installation- the second floor sketch is below.
Once the ceiling was exposed, it confirmed the design intent for the finished space, which would be to leave the concrete ceiling slab, beam and column work exposed in the finished space. One of the more popular renovation (especially office & residential space) trends is to leave old structural elements exposed- the leasing term thrown around is called “brick and beam” space, which implies leaving brick walls, and typically, reinforced concrete columns, beams, and floor slabs exposed. In addition to adding a characteristic style, there are some practical advantages as well: electrical conduit runs and HVAC (heating, ventilation, and air conditioning) ductwork are visible, providing a transparent view of where services lead, and eliminating the additional time, materials, and complexity of working around finished walls or drop ceilings. There’s about 14 feet of headspace on this level, so the high ceilings provide another desirable advantage.

Historic Structures: First Presbyterian Church

February 20, 2014 // by Jason Henderson

First Presbyterian Church (1900), southeast corner of Cayuga Street and Court Street

From Ithaca and its Past:

Presbyterians organized the first permanent church in Ithaca in 1804. On this spot in 1816 they built the first church building, a Federal structure that faced the park. In 1853 they replaced it with a Gothic structure designed by James Renwick, who designed Grace Church in New York City [his first major design commission- he went on to design many other famous works in America, perhaps best known for the landmark St. Patrick’s Cathedral in New York City]. The current Romanesque building is thus the third church to occupy this site. It was designed by New York City architect J. Cleaveland Cady [South End, American Museum of Natural History] and is most noted for the stained-glass windows in the western apse.

And, concerning DeWitt Park: When Simeon DeWitt began laying out the area, he planned for a town green… and gave some of his land to religious denominations and donated a lot for the courthouse in 1817. Around the green he laid out a few very desirable house lots. In the late 1810s he sold about half of the present park area to the Presbyterian Church, which actually built the first park here. (The church acquired the rest of the land in an exchange with DeWitt.) The park became known as the Publick Square, but the name was later changed to honor DeWitt. The original deed contained the stipulation that the land be maintained as a public walk and promenade. In 1856 the church and the village made an agreement whereby the village took over the care and control of the park but the church retained the title, an agreement still in force.

Courtesy of The History Center in Tompkins County

Photographs of the previous churches built in 1816 and 1853 from the history page of the First Presbyterian Church website:

Church Buildings 1816

Press Bay Alley: Retailer “Boxy Bikes”

February 19, 2014 // by Jason Henderson

A retailer has been set for one of the Press Bay Alley spaces, and it’s Ithaca’s Boxy Bikes, a company that makes custom electric bicycles. They contain a battery, a motor, and are plugged-in at night to charge. “E-bikes” as they’re called, are generally intended as a biking aid, to help climb hills and steep inclines, or for transporting cargo. A couple articles, one last September and another in 2011 noted that E-Bikes are gaining considerable popularity, especially in Europe, where now in the Netherlands (legitimately described as the Western bike capital of the world), every one in six bikes sold is an E-bike. China is an established exporter, as well as having its own strong E-bike market. High-end finished factory models can be quite expensive, so there’s ample room for customizers and DIY-ers. The move-in for Boxy Bikes should be sometime this Spring.

Carey Building IV: More Demolition Photos

February 18, 2014 // by Jason Henderson

Here are some more photos, taken near the end of last week, when the remainder of the walls had been demolished. The old plaster ceiling is coming out these next few days, so I’ll post photos of that later on this week and next. One of the interior (formerly an exterior, see photo of piece below) walls was a combination of cinder block, then terra cotta block, with steel rebar rods run all the way through, then filled with concrete- I guess with older buildings, you never really know what you’re going to run into. The concrete has been quite a challenge as well; it’s probably 5,000 to 7,000 PSI based on how it has behaved with a power chisel. Most foundation, slab, and wall concrete mixes are now typically in the range of 3,000 to 5,000 PSI, so the pours done here in 1922 are probably portland cement with a coarse stone aggregate, which is commonly used for applications where the concrete is exposed to freeze-thaw cycles, so in this case, it would make sense for the exterior walls and structural elements.
Interesting fact- the concrete mix for One World Trade Center’s supporting columns and walls (the building has a central concrete tower, like a vertical bunker) was invented solely for the project, and the higher-range pours have a tested strength of 14,000 PSI.

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.

New Park Foundation Offices in the Seneca Way Building

February 7, 2014 // by Jason Henderson

roypark I was kindly invited to take a tour of the future office space for the Park Foundation in Seneca Way, and here are some photos and descriptions of the space, which is being finished-up near the end of this month.
For a brief history overview: The Park Foundation was established by Roy Hampton Park, Sr. in 1966. Roy H. Park had humble beginnings, as the son of a tenant farmer in North Carolina. He had a knack for writing, and began reporting for local newspapers at the age of 12, finished high school, and went to study at North Carolina State University. He worked his way up to a reporter’s position at the local Associated Press bureau by the time he graduated, and also editor-in-chief of his college paper. He pioneered ways of promoting cotton as public relations director for the North Carolina Cotton Growers Cooperative Association, then in 1942, moved to Ithaca to work for the Grange League Federation (which later became Agway). In the late 1940s, he teamed-up with food critic Duncan Hines to launch Hines-Park Foods, and their runaway success product “Duncan Hines Cake Mix.”
The company was acquired by Proctor & Gamble, and Park stayed on until 1962, around the time he began building a communications business, “Park Broadcasting, Inc.”, which was renamed Park Communications for a public offering in 1983. By the time of his passing in 1993, the company owned 21 radio stations, seven television stations, and 144 publications. He developed close relations with Ithaca College (Roy H. Park School of Communications), Cornell’s Johnson School, and North Carolina State University, serving in board and advisory roles. He left 70 percent of his holdings to the foundation, which provides support through scholarships in higher education, quality media that heightens public awareness of critical issues and protection of the environment.
I’ll gladly admit, I’m a big fan of Bill Moyers/ Moyers and Company and PBS FRONTLINE, both of which the foundation has supported over the years, along with hosts of scholars, public broadcasting agencies, environmental, social justice, and policy groups.

The move into this new space is a big upgrade for the foundation team, and I particularly like the work that has been done to design and lay out the space. LeChase Construction is working on this project, HOLT Architects is providing the design services, and the space is aiming for LEED Platinum Commercial Interiors certification. The HVAC system is a combination baseboard hot water and cooling units (above the drop ceiling), with LED lighting, occupancy sensors, and variable air volume duct fanning. The duct sizing is huge- ideal for saving energy since operating and circulation time is drastically reduced.

The main arterial hallway drives through the space, with offices and a couple meeting rooms along the outside walls, mainly work, utility, and bathrooms along the inside walls, and the reception area is in the middle of the action, providing visitors with a wide open space and view of the outside, opposed to many waiting room layouts that can feel tucked-away. The tile will be going in over the weekend, with carpeting following-up next week. The walls are mostly complete, and there are beautiful sets of wooden door and light-box/clerestory window frames that are being installed. All the glass should help light shine through the space, eliminating the need for electric lighting on sunny days. A total of twelve thermostats control the air service in the space, only kicking heat or cooling at the appropriate time to the areas necessary.

Shot of the layout here:

All in all, it’s going to be quite a nice office space once completed, and the location is impeccable. I should be following-up with photos from a tour of the apartment interiors next week.