McDonald’s Rebuild Construction Update 11/2017

21 11 2017

The new 4,552 SF Ithaca McDonald’s is framed, waterproofed and faced in a couple different shades of Belden Brick and Boral USA stone veneer. The aluminum metal accents have yet to be applied. Much of the work has shifted inward with plumbing, electrical and HVAC installation. The McDonald’s signage, including the modern take on the “golden arches”, will help to break up the blank spaces at the front (east) and side (north) faces. Shirt brick walls have also been mortared together for decorative landscaping, and to block off the parking and patio areas from South Meadow Street. Mulvey Construction seems to be motoring through this project quickly. The plumbing subcontractor appears to be Donofrio Mechanicals of Auburn.

If one really wants to dig around for something that makes this McDonald’s unique from all the others with the new design language, it appears that many incorporate Dry-Vit (artificial stucco) or architectural aluminum panels, but neither of those finishes are present here. The version with an elevated arch canopy and glazing is a design language feature that didn’t make the cut for the Ithaca location. Maybe it’s just too cloudy.

The new $1.375 million restaurant should be open by Christmas. Project information can be found in the introductory post here.





Cornell Law School Renovation Update, 11/2017

20 11 2017

With the loggia enclosed, the exterior work now focuses on the bump-out staircase on the southwest face of Hughes Hall. The structural steel frame is finally attached, but the window glazing has yet to be installed. I tried to enter the building to take a look at the interior progress, but the doors I used last time were locked. The $10.2 million project is due to finish sometime during the late winter.





Cornell Veterinary School Expansion Construction Update, 11/2017

19 11 2017

The new 12,000 SF Community Practice Service building is fully framed, sheathed in plywood, and appears to be coated in a dark blue water resistive barrier (WRB). Most of the structure is wood frame, with some lightweight structural steel used to frame the canopies over the front and rear entries. Windows have yet to be fitted in the rough openings, and the plastic sheet covers might be for worker protection from the elements as G. M. Crisalli and its subcontractors work on interior rough-ins. HVAC roof equipment is in place, but the sheets on the roof suggest the final material has yet to be applied (perhaps EPDM synthetic rubber or a similar membrane). The front parking lot is already paved and striped, and as shown back in September, the concrete sidewalk has been poured and is nearly complete. Variations in facade materials (flat and corrugated aluminum, wood panels/wood-like fiber cement panels) will help to break up the structure’s bulk as it heads towards completion. The new CPS Building, designed by Ithaca’s HOLT Architects, should be open by May 2018.





Cayuga Medical Associates Construction Update, 11/2017

8 11 2017

According the the federal Bureau of Labor Statistics, medical and educational services are the largest component of Ithaca’s economy, and among its fastest growing. While the colleges are growing incrementally, medical services have boomed as people live longer (up 5.2 years in Tompkins County from 1980-2014), and Baby Boomers’ need for medical services grows – Cayuga Medical Center has added several hundred jobs in the past decade alone.

In March 2016, Cayuga Medical Associates, a for-profit business partnered with Cayuga Medical Center, announced plans to build an outpatient facility at Community Corners, an early-suburban style shopping and office center located at the five corners intersection of Cayuga Heights (the official project address is 903-909 Hanshaw Road). While the core of the plaza dates from the late 1940s, additions such as the Chemung Canal branch and the renovated Island Fitness gym branch have been built in the past several years. CMA had been looking for sites in northeast Tompkins County, and found that Community Corners was the best choice for their needs.

Initial plans called for a 3-story, 39,500 SF building designed by local architecture firm HOLT Architects, which has a well-known specialty in highly technical medical structures. the first floor would host cardiology and cardiac care services (later revised to neurological services), and internal care (prevention, diagnosis and treatment of adult diseases) on the second floor. The third floor was still rather speculative when first proposed. The building was expected to host about 72 staff and 400 patients per day. The project was going to be a bit of a slog – Cayuga Heights has what’s likely the most stringent planning board of any municipality in Tompkins, and the project would need variances for height, setbacks and lot coverage. Landscape architecture firm TWMLA’s Kim Michaels would represent owner Tim Ciaschi and the project team at meetings.

After a few months of back and forth, it became clear the the village was not going to be comfortable with the 3-story plan, and having no tenants locked down for the top floor, the scale of the project was decreased to 2 floors and 28,200 SF (23,200 SF lease-able space) in July 2016. Now only expecting 300 patients per day, the variances needed were generally more minor – while the height was contentious, a few percent over the maximum lot coverage isn’t as much of a concern. The village has eyed a denser, mixed-use Community Corners, if not necessarily the traffic and people that go with it; neighboring property owner Mark Mecenas has been mulling over plans for several years. The more modern-looking original design was replaced by one that better fit the plaza’s 1940s building, with gables and dormers.

Although concerns were raised over traffic, aesthetics, and those who felt Community Corners was the wrong place for a medical facility (they wanted street-level shops with condos above), the board was reasonably pleased with the changes, and after a few more months of SEQR review, the project was approved in November 2016. However, it was approved on the stipulation that parking demand mitigation measures be prepared and approved by the village first, as well as a customary submission of planned exterior finishes. Since parking had been underused at the rear of the site, only fifteen parking spaces are being added, for a total of 300, which brings it close to capacity (estimated daily use upon full occupancy was 262 spaces for the 3-story version). The submitted and approved parking plan allows for a small amount of overflow into neighboring lots, a partnership with the Gadabout bus service for seniors, talks with TCAT and a shower station for those who wish to bike to work. The parking plan was approved by the village back in August.

Along with the building, the project provides revised internal circulation with new driveways and sidewalks, landscaping, and stormwater facilities.  A one-story 1950s office building and a 1960s former Tompkins Trust bank branch were demolished to make room for the new building. The exterior will be faced with off-white brick and a grey brick header course, with a metal roof and aluminum windows. Current plans call for the building to open during summer 2018.

According to county filings, Chemung Canal Trust Company is providing the $7.8 million construction loan. McPherson Builders of Ithaca is the general contractor, which is offhand the largest project I can recall for which a local firm has served as GC. Along with HOLT Architects designing the building and TWMLA doing the landscaping, Ithaca’s T.G. Miller P.C. provided civil engineering and surveying work.

As of the end of October, demolition of existing structures has been mostly completed, with only the slab foundations remaining. The new building will also use a slab foundation, four feet thick according to the elevation drawing below.

Pre-development, April 16th 2017:

October 24th, 2017

 

August 2016 revision. The version approved in 2016 used fiber cement boards, later revised to brick.

 





Hilton Canopy Hotel Construction Update, 10/2017

31 10 2017

Tompkins County benefits from being a regional tourism destination. A combination of amenities like the colleges and wineries, scenic gorges and and convenient location have made it a popular weekend getaway from the big cities of the Northeast and Mid-Atlantic, as well as some of the major Great Lakes cities. In the past ten years, the hospitality and tourism sector of the economy has grown over 20 percent, adding several hundred jobs even after seasonality is taken into account. An additional benefit is that the room taxes are used to fund arts and culture grants, community festivals and part of TCAD, the economic development agency.

Representative of that growth has been the growth in the local hotel industry. Around 2014 or so, one of the big questions was, how many hotel rooms is too many? The Marriott was in the works, the Hilton was in an earlier stage, two hotels were planned on the Route 13 corridor, and the Hotel Ithaca had its plans. For practical purposes, it was a good question.

However, the situation evolved over time. As is often the case, the hotels opened later than anticipated. The 159-room Marriott finished late last fall, the 76-room Holiday Inn Express was completed a couple months earlier, the Hotel Ithaca went with an expansion that actually reduced the available number of rooms by ten and opened earlier this year, and one of the suburban hotels, a 37-room independent boutique hotel, was cancelled. They all came onto the market later than expected. and the number of rooms added was less than originally planned. All the while, the economy continued to grow at a consistent 1.5-2% annual pace, Cornell continued to add students and the population slowly grew. Had all the hotels opened at once with their original plans, the impact might have been a big problem. But the reality was that the Hotel Ithaca’s impact was modest, and the HIE’s and Marriott’s supply is being absorbed (though the market does need over a year to fully adjust to a 12.8% growth in supply). For the record, Airbnb and similar services have their impacts as well, but the county estimates it’s the equivalent of roughly 40-60 hotel rooms.

With the market still adjusting to the influx, it’s probably a good thing that the Canopy Hilton isn’t opening until Spring 2019, well after a new equilibrium is achieved. However, it’s been a long road to get to this point.

First, a brief history of the site. In recent years, the Hilton site was a mix of private and municipal parking. From 1916-1993, the Strand Theater occupied the site. The Carey Building was designed to match the Egyptian Revival motif of the theater, but unlike the Carey, the theater closed in the late 1970s, attempted and failed at a reopening as a community theater, and after being vacant for over a decade, the building was deemed too far gone to save, leveled by the wrecking ball during the deep recession of the 1990s.

The first mention of a hotel on the 300 Block of East State/MLK Jr. was back in December 2012. Lighthouse Hotels LLC (Neil Patel) proposed a six-story, $16 million Hampton Inn on the site (v1). The 92-room hotel, designed by Jagat Sharma, would have resulted in the demolition of the Carey Building – recall this was before the Carey overbuild.

However, Patel violated an important rule when it comes to development – unless you have made previous arrangements, don’t propose something for someone else’s property. The proposed Carey demo caught Frost Travis by surprise, and he and parking lot owner Joe Daley were less than amused. Nor were Planning Board members, who were fond of the Carey and not fond of the surface parking proposed with the hotel. The project went nowhere, and a major reworking was required. Negotiations with the city and neighbors were needed to acquire the necessary land, and the IURA and Common Council agreed to have the IURA represent the city on divestiture discussions.

Fast forward 18 months to June 2014. Having hired on Whitham Planning and Design to handle the review process on behalf of Lighthouse Hotels, a new six-story sketch plan was presented (v2). This plan did not impact the Carey (by then undergoing review for the overbuild), and opted for a more modern design by Boston’s Group One Partners Inc., which specializes in urban hotel plans. By August 2014, a site plan review request was formally submitted, along with a modestly revised design (v3) – at the time, the six-story, 120-room hotel was pegged at $11.5 million. These early plans also called for a 2,000 SF retail or restaurant space on the ground level. By this time, Patel was a vice president at Baywood Hotels, a national hotel developer and management firm with over $1 billion in assets, and regional offices in suburban Rochester. The firm is so large, they have 26 hotels currently under development from Miami to Minnesota, but that might be conservative. Their planned downtown Syracuse Hampton Inn isn’t even listed, and the render for the Hilton Canopy Ithaca is out of date.

Technically the phrasing is “Canopy by Hilton Ithaca”. It will be either Canopy or Canopy Hilton on the blog.

The Canopy brand was launched in October 2014 to be the lifestyle brand geared towards younger leisure travelers. Of the eleven locations announced at launch, Ithaca was the only one not in a major city, and is arguably the only one still not planned for a major city. A month earlier, the newest 74,475 SF, 123-room, 7-story design rolled out (v4), with industrial warehouse-style aluminum windows, buff and “dark blend” brick veneer, stone base with precast concrete accents, and grey fiber cement and metal panels carried over from the previous design. The second floor would open up onto a terrace overlooking the front of the hotel, and the first floor had folding windows that could open the lobby area to the outdoors on nice days. 

By January 2015, the designed had been tweaked some more (V7 in the link, but the changes were pretty minor from V5-V7, facade materials and window treatments), the cost had risen to $19 million, and LeChase Construction was signed on to be the general contractor. In fact, Patel and Frost Travis has even worked out a clever plan to share construction equipment as both their buildings were underway. However, Patel and Baywood’s schedule fell behind Travis’s, so the plan never panned out.

During this time, the project had applied for the IDA’s enhanced tax abatement, and underwent Common Council review after its public hearing in November 2014. While concerns were raised about not paying a living wage to all staff, the council decided the pros outweighed the cons and endorsed the project. Baywood planned to hire 33 to 47 staff, of whom 11-20 would make living wage (multiple sources with different figures). Room rates were expected to be $160/night.

According to the 2015 application, the project’s combined hard and soft costs were $24.17 million, and the property tax abatement (the enhanced 10-year abatement) was $3,528,081. Another $980,928 was waived in sales taxes, and $45,000 from the mortgage tax, for a total tax abatement of $4.55 million. About $3.28 million in new taxes will be generated on top of the existing taxes on the land, along with room taxes and payroll taxes. During the public hearing, attendees went after the project for union labor, living wage and sustainable energy concerns, but the project was still approved by the IDA. They might have switched over to heat pumps, I’ll need to check into that.

After the original project was approved in March 2015, the city voted to approve the sale of its land in April 2015, and the IDA approved a tax abatement in July 2015, the Hilton plan sat dormant for a while before undergoing a major redesign in January 2016 courtesy of Philadelphia’s spg3 Architects, now Bergmann Associates. It turned out the project had struggled to obtain financing due to rapidly rising construction costs, and underwent some “value engineering”. The general shape was kept the same, but the exterior materials were swapped, the building increased in size to 77,800 SF, the room total was brought up to 131, and the restaurant space was omitted, among other changes. This required re-approval by the city. The much longer comparison is here.

The very last version of the project, V9 in February 2016, added inset panels in the northwest wall, and some cast stone was added to the base. The second floor roof deck was tweaked, a cornice element was added to the mechanical screen, and the trellis and driveway pavers were revised.

The final form is faced with a few different shades of red brick veneer, topaz yellow and grey fiber cement panels, metal coping and cast stone trim. Floor height (ceiling of seventh floor) is 80 feet, while structural height (top of mechanical penthouse) is 92 feet. It’s not really a big impact on the downtown skyline, but it broadens the city’s shoulders a bit.

After approval and IDA approval, things were slow to start. Ithaca Downtown Associates LLC, representing the Patel family, was reorganized slightly to include other family members in the ownership, and afterward it purchased the properties for the hotel project in August 2916. $1.8 million went to the IURA for the parking lots at 320-324 East State Street, and $2.05 million to local landlord Joe Daley for the parking lots on the former Strand property at 310-312 East State Street. A $19.5 million construction loan from ESL Federal Credit Union (formerly Eastman Saving and Loan of Rochester) was received at the end of September 2016, but things were stalled for a while, and only now is the project on its way to a Spring 2019 opening, two and a half years later than initially planned. William H. Lane Inc. of Binghamton will be the general contractor.

Long story, but at least someone wrote it up. Goes to show that property development can be a very complicated process.

It looks like foundation excavation is currently underway – I had head many of the underground utility work was taken care of when the Carey was under construction next door. A plausible schedule has foundation work done by the end of winter, with structural steel framing underway during the spring and summer.

October 15th:

October 28th:





Tompkins Financial Corporation HQ Construction Update, 10/2017

27 10 2017

Work continues on the new Tompkins Trust office tower in downtown Ithaca. The official topping-out, which means that the building has reached maximum structural height and framing is complete, was earlier this month. U.S. Gypsum sheathing can be seen on the east and south (front) sides, with fireproofing and interior stud walls clearly visible from street level. You can see some of the HVAC rough-ins on the lower floors. Meanwhile, on the north (rear) and west faces, the exterior facade has been bricked and paneled with aluminum metal, tan brick, dark grey brick, stone sills and aluminum window fittings. It’s a little surprising the sunshades are already up, since exterior details typically don’t come until later in the construction process – and it’s clearly not that far along, given the rough openings still present at ground level. The base will be finished with brick and granite.

To be honest, I was concerned the back side would end up looking cheap, but it seems to be coming up nicely, but I’m holding off on final judgement until I see how the rear stairwell turns out.

About the biggest change at this point is that the $31.3 million, 110,000 SF building may not be finished and completed occupied until mid-May 2018, two months later than initially planned.





City Centre Construction Update, 10/2017

26 10 2017

As described in the Voice summary, City Centre is digging deep.

“Unlike the Hilton Canopy, City Centre will have a basement, or more specifically, a 71-space underground garage. The plan here is to use a mat foundation, which is a shallow foundation that doesn’t make use of piles or pile drivers. The company that did the geotechnical report for City Centre reported that a 26-inch mat foundation was feasible based on soil borings, and would be less expensive than a deep pile foundation like the one being used for the Canopy. So basically, excavate some trenches, build some big footers with a lot of rebar, and pour a 26″ concrete slab. Support columns will transfer the weight of the building through the garage and into the slab beneath.

Going past the site right now, excavation work continues, with timber lagging, steel H-beam soldier piles, and steel tieback anchors that extend underneath the streets. The whole point is to reinforce the soil, because no one wants East State or South Aurora Street collapsing into the construction site. Foundations can be complex and time-consuming, and the building may not rise above street level until sometime late in the winter or early next spring. Occupancy of the eight-story mixed-use building won’t be until 2019. According to a construction loan filed with the county this week, M&T Bank is lending $47.9 million to Newman Development Group to complete the project.”

On a hunch while exploring Newman’s project-specific websites, I was able to find City Centre’s website. Morgan Communities of suburban Rochester will be the site manager, and is apparently also hosting the webpages; they’re live, but you can’t find City Centre on their search page yet.

Units will range from a 508 SF studio unit, to a 2 bed/2 bath 1319 SF units with coveted Commons views. Apartment features include quartz countertops, electric stove, microwave, dishwasher, and stainless steel appliances. On-site amenities include fitness center, “E-Lounge”, bike storage, controlled access, optional garage space rentals, electric car charging stations and furnished apartments if requested. Dogs and cats will be allowed. Rents have yet to be listed, though they’re expected to be on the medium-high side (premium, not luxury). The webpage touts Summer 2019 occupancy, which seems to be a split of the Spring 2019 and November 2019 dates used previously. Inquiries are being taken to CityCentreIthaca@morgancommunities.com, if you know someone planning that far ahead.

On another note, while poking around the geotechnical report, it turns out that early plans called for the entirety of the first floor to be occupied by a 19,900 SF “Target Express“, the smaller urban cousin to the Target general merchandise retail chain. This had to have been early on, because the parking had a much different configuration than the formal site plan, with an East State Street entrance vs. the South Aurora entrance in all the later revisions. With only nine stores as of mid-2016, Target is pretty selective about new Target Express locations. Why it was removed from City Centre is unclear.