Hilton Canopy Hotel Construction Update, 6/2019

19 06 2019

In the home stretch now. The exterior is largely complete apart from some minor trim and finishes, with the entrance canopy in the process of being framed out. Inside, it looks like the drywall has been hung based on what little can be seen from the windows. Exterior lighting and landscaping features, as well as paving and plantings, will come later in the summer. As described by the advertisements being posted on local tourism websites:

“The brand-new Canopy by Hilton is a 131 room Downtown hotel inspired by our “Gorges” surroundings, opening Summer 2019.

Enjoy a meal and a handcrafted cocktail at our full-service restaurant, featuring indoor/ outdoor seating.  Or venture out to restaurant row and the Ithaca Commons, located just steps away from our front door.

Delight in the views of Downtown Ithaca from one of our “Just-Right Rooms” and enjoy comforts like a large HDTV, refrigerated drawer, Nespresso® machine, ergonomic workspace, and our exclusive Canopy Bed.

Stay in shape in our state of the art Fitness Center. Filtered water stations on each floor will keep you refreshed.”

It’s not 100% clear when they’ll open, but their new Director of Sales previously worked at the Marriott down the street, so they’re getting knowledgeable staff on board. A hiring event for entry level staff was held at Coltivare at the end of May. While all the signage says Summer 2019, but the Hilton website says it will start taking reservations for the hotel on November 13th, which is not a good time for a new hotel being that it’s right at the onset of the slower winter season. Rates for a standard room are listed as $166 during the week and $246 for weekend nights.

Complimentary features will include (non-electric) bikes available to guests, an airport/college shuttle for guests, free Wi-Fi, 55″ TVs, built-in refrigerator drawers, bathrobes and socks in the suites, filtered water stations on every floor, serviced and to-go breakfasts, and two meeting rooms for up to fifty guests. The hotel will welcome animal guests weighing 50 pounds or less. A full list of features and amenities is here.

The ground-level restaurant, to be called the Strand Cafe after the theater that once stood on the site (the first proposal referred to it as “Ezra”, presumably for Ezra Cornell but probably too vague for its own good), will serve both “American fare and handcrafted cocktails” and feature a retractable garage-style door to let the outside air in on nicer days. A render of the cafe is at the end of the post.

MARKZEFF Design of Brooklyn will be in charge of interior layouts (render at the end of this post) and room furnishings. PID Floors of New York is supplying the hardwood for the flooring.

On a less kind note, the scaffolding incident with the fearless construction worker seems to have netted the general contractor, William H. Lane Inc. of Binghamton, a $4,000 fine for unsafe working conditions. The scaffolding subcontractor, CFI Sales and Service of Pennsylvania, received three fines totaling $22,542, since they were the perpetrators of the incident. The firm was also let go from the project after the violations.

 





City Centre Construction Update, 6/2019

18 06 2019

For my practical purposes, I’m going to call this one complete. The 193 apartments opened for occupancy at the start of the month, and interior framing and utilities installations are underway for the three ground-floor commercial tenants (Collegetown Bagels, Chase Bank, and the Ale House) later this summer. Landscaping and pavement is in, although the underground garage was cordoned off. With no good angles aloft, it’s not clear if the 7.5 kW rooftop solar array is in place yet.

Overall I think this project will be a real asset to Ithaca’s Downtown. It creates an active-use streetwall where there was once dead space, and extends and enhances the activity of the Commons and the other side of the 300 Block of East State. The addition of over 200 new residents downtown (224 if one per bedroom or studio) will also benefit local business owners with a steadier crowd than the workforce 9-5 and hotel guests. The project is a 218,000 SF, $52 million vote of confidence in the future of Ithaca’s urban core.

The design, however, is pretty average. The curved wall facing East State and North Aurora is a nice touch (and good on the Planning Board to push for the cornice), but the mishmash aluminum panels makes me think of an old beater car that had its original fender panels replaced with those a different color. As always with architecture, to each their own.

First person to name all the people in the Ithaca art mural in the photo set below gets a shoutout on the blog.

Background information and the history of the project can be found here. The project team includes Newman Development Group, Humphreys & Partners as architect, Whitham Planning and Design LLC as the team representative and point of contact for the review process, and T. G. Miller PC for civil engineering and surveying work. EC4B Engineering handled the mechanical, electrical and plumbing (MEP) engineering, and Taitem Engineering served as the energy systems consultant.

Before:

After:





Maguire Ford-Lincoln Construction Update, 5/2019

2 06 2019

When the Maguire Carpenter Park proposal was shot down in November 2016, that wasn’t the end of the company’s expansion plans. Maguire is by far the largest auto sales firm in the county, and is the 11th-largest employer with about 440 employees as of 2018. Auto makers expect constant refreshing of facilities to keep up with their designs; a failure to maintain the preferred aesthetics and desired features in a sales facility could result in the loss of privileges to sell the latest models rolling off the assembly line.

There’s also another factor that goes into vehicle sales, that being vehicle service, which is a large share of Maguire’s business (something like 40%). People don’t like to travel far to get their vehicles inspected and repaired. This limits Maguire’s ability to move to just the urban and inner suburban parts of the county; the town of Lansing might have offered them land at the Town Center, sure, but the Town Center site is too far away from most of the county’s population for the Maguires to maintain a viable business operation.

While the Chrysler-Fiat dealership was refreshed and modestly expanded a few years ago, the next phase of projects is more substantial. Maguire Ford-Lincoln-Nissan will be the first of those projects. Located at 504 South Meadow Street on the southwest side of the city, it is a two-story auto dealership on 3.11 acres, originally built in 1983 and expanded in 1999. Maguire will be demolishing some of the older portions and building new additions – the southern half of the building, used more for service, will remain largely intact from the outside, though the interior will be renovated. The northern half is where the bulk of the work will take place. The existing building is 18,500 SF, with 2,265 SF proposed for demolition and 7,865 SF of additions. The new building will be 24,110 SF.

The goals of the project are to meet Ford’s revised corporate standards and customer experience requirements, and improve interior circulation while expanding the Ford/Lincoln sales area (quick note for those unaware, Lincoln is the luxury sister brand to Ford; Mercury was the upscale in-between brand, before it was shut down a decade ago). The Nissan dealership will move to a brand new 25,300 SF location to be built off of Cinema Drive in the village of Lansing.

The western addition includes a service drive through addition to the rear (west side) of the building, including the expansion of the existing second floor for additional offices displaced from the first floor. This addition replaces an existing canopy (open air) structure currently used for car parking. The first floor will be renovated to include a new service waiting area for customers.

The northeastern addition includes expansion of the showroom end of the building (north and east side), aligning the building with the existing service bay portion of the building currently located on the south side of the building. Also included in this addition is a new entrance to the showroom meeting Ford corporate branding requirements. On the outside, Ford corporate requirements dictate new metal exterior panels that will encompass all sides of the building. The showroom (north side) will be differentiated from the service side of the building with differing types of metal panels. The showroom addition also includes the new Ford “foil” curved form vestibule. The interior will also feature new plumbing, electrical, mechanical and HVAC. To quote the application, “(t)his will transform the exterior appearance of the building making the exterior of this “utilitarian” car dealership into a modern, contemporary car showroom and service center.”

On the outside, new striping, LED lighting and landscaping will be deployed. During the review process, the planning board had issues with the lack of green space, so the lot attempts to use as much as possible within the limited size of the lot and Ford’s corporate requirement for parking spaces on-site (brands dictate a lot of the programming). The site will host 311 spaces, the vast majority (207) for new car display, and a smaller number for staff, customers and on-site service parking, but it also meets the 12% green space requirement for the SW-2 zone.

It’s a pretty tight timeline for construction, and Ford was pressuring Maguire quite a bit on the lengthy approvals process (the BZA wasn’t planning meetings in December 2018 or January 2019 due to lack of quorum, so the project team was practically begging the planning board to approve the front yard variance at the same time as preliminary approval). The project is expected to be completed by the end of the fall at the latest (this says September, but I dunno when the permits were issued in March as planned). During review, the project added more windows as requested, but did not employ masonry as suggested by the board because Ford rejected it.

John Snyder Architects of Ithaca is the project architect, and local firm Elwyn and Palmer is the structural engineer for the project. Saratoga Associates (of Saratoga Springs, fittingly) is the site and civil engineer. According to a tipster, G. M. Crisalli of Syracuse is the general contractor – and it’s not their first Ithaca rodeo, as they were GC for the Dryden Eddy Apartments and the Top of the Hill Apartments in Collegetown. The project cost is estimated to be $1.5 million, according to the Site Plan Review filing.

At this time, demolition is underway, and it looks like Bellisario Excavation and Drainage is the demo/site prep subcontractor. Some of the exterior facade has been stripped in the areas to be refaced and/or built out, while the northern wing is largely exposed thanks to the selective tear-downs. Props to the car salesmen who were working while all of this was going on.

 

Gosh, have trucks gotten expensive…

Early site plan.

Final site plan.

 





323 Taughannock Boulevard Construction Update, 5/2019

2 06 2019

If you think these went up fast, it’s because they did. The modular pieces from Bensonwood were installed in just a couple of weeks; the group of three one week, and the group of five the next (note that the two substrings are slightly offset from each other). The units came with windows fitted and ZIP panel plywood sheathing already in place. The wood rails for the lap siding came after installation onto the foundation. The first floor will be faced with brick, the top two floors with fiber cement lap siding.

The 323 Taughannock project has a name “Boathouse Landing on Cayuga Inlet“. It’s a mouthful. The website is full of the typical heavy, pretentious marketing that defines high-end residential real estate – the reference to “private lifts”, for instance, because calling it an elevator is too plebeian. There’s a substantial possibility that STREAM Collaborative designed the website and branding as they’ve done with some of their projects like the Cottages at Fall Creek Crossing, especially since the layouts are similar, but I doubt any of their staff would employ such overly florid language. It might have been someone at the developer (Arnot Realty) office or a marketing team they contracted out to.

Features and amenities include private patios and balconies, cable and high-speed internet, stainless steel Energy Star appliances, off-site solar power, in-unit laundry, LED lighting, plank flooring on the upper levels, radiant floor heating in the bathrooms, A/C and heat that can be controlled for each room in the unit, private elevators and smart video doorbell systems on certain units, and fully accessible units for those who may have mobility or physical impairment issues. Pets are permitted, and there appears to be an on-site fitness center in the works.

The floor plans can be seen here. The eight two-bedroom units come in three flavors, dubbed “Catalina”, “Hinckley” and “Garwood”. Catalinas have the elevators, and are the largest at 1,750 SF.  Hinckleys are slightly smaller at 1700 SF and lack the elevators, while Garwoods are the smallest at 1,360 SF. All are 2 bedroom, 2.5 bath units. The eight studios come in three flavors as well – “Crosby” (670 SF), “Hobie” (630 SF), and “Laser” (600 SF). It is not clear how those names were selected.

According to online listings, the top-of-the-line Catalinas are listed at $3600-$3700/month, while the other two-bedroom units are $3,400-$3,500/month. Studios go for $1,500-$1,850/month. The project team is aiming to be ready for occupancy by July 29th.

More about the project history and features can be found here.

 

Absolutely not.

The Catalina two-bedroom floorplan.

The Laser studio floor plan.





802 Dryden Road Construction Update, 5/2019

2 06 2019

Still clearing the photo cache. From the Voice, with the abridged photo set:

“Next to the Cornell Arboretum, the 42-unit, $7.5 million Ivy Ridge Townhomes are fully framed, and two of the townhouse strings are practically complete from the outside. The website for the project touts that two of the buildings are 100% leased, which doesn’t give any clues about what percentage of all the units are leased — I could tell you the first two houses on my street are occupied, but if the other five are vacant, then that paints a substantially different picture of my street. But hey, apparently they’re giving $20 lunch gift card as a thank you for doing tours, so we know it’s not 100%.

Looking at the website FAQ, it’s clearly geared to Cornell students, and though rents haven’t been posted on most websites, it looks like C.S.P. Management has discreetly posted the figures online. A two-bedroom will be $1,800/month, a three-bedroom $2,500/month, and a four-bedroom $3,200/month. Cable and most utilities (all except electric) are included in the rent, the units come partially furnished, and pets, include large dogs, are allowed. Stainless steel appliances, in-unit washer and dryer, and marble tile are also planned. Exterior features include 70 parking spaces, bike racks, stormwater ponds, bioretention areas, a children’s playground, and a dog park. Occupancy/project completion is expected by mid-August, in time for the fall academic semester.”

***

It looks like once the buildings are framed, sheathed and fitted with windows and doors, wood rails are attached over the housewrap for the vertical siding, which is attached in segments. Two of the seven-unit apartment strings (“E” and “F”, using the earlier nomenclature) are largely complete from the outside with the exception of structural trim and finish work (porches/balconies/awnings), two others (“D” and “C”) have exterior siding being applied, one was sheathed but not fitted with rails (“A”), and the last one, on the right in the first image (“B”), is still in the process of being sheathed, though I believe it started construction before “A” did. This is all work that can be finished in time for the school year. The website FAQ claims June; dunno about that.

While landscaping won’t come until the end, it looks like the wood and concrete bases for the “Ivy Ridge” monument signs are in place out front.

Units will come partially furnished, as many student-oriented and young professional residential facilities do. Bedrooms include a queen-size bed, a four-drawer dresser, a desk and a chair, and a headboard with an integrated shelf and a USB charger. In the commons area, there will be a dining table with chairs, a couch, a living room chair, a coffee table, an entertainment center, and a side table. Included in the rent are water, sewer, high-speed internet, cable, trash, and recycling. Residents are only responsible for electricity. The website seems to be making a bit of an effort to downplay the student side of it, probably for Dryden’s sake, but being right on the eastern edge of Cornell will certainly give them and edge over most of the rentals in the Varna and West Dryden areas.

More information about the project and its recent sale between developers can be found here and here.





TC3 Arthur Kuckes Childcare Center Construction Update, 5/2019

27 05 2019

It’s been just about a year now since ground was broken on the $6.5 million, 9,875 square-foot project over at TC3. Construction continues at its steady pace. The steel rails being installed over the fireproof gypsum panels will allow for the attachment of exterior finishes, metal, and fiber cement panels. The whole process is about keeping moisture from seeping inward and damaging the more sensitive building materials like the gypsum boards while allowing any latent moisture in the materials (having been exposed to the elements during construction) to escape outward. Meanwhile, the doors and windows have been fitted, and the roof membrane has yet to be fully applied.

The new child care facility will serve students and staff first, with community spaces open after that. The doors are expected to open in time for the fall semester.





East Pointe Apartments Construction Update, 5/2019

26 05 2019

Quote: “The first 10-unit apartment strings are ready for occupancy in the 140-unit East Pointe Apartments complex on Bomax Drive in Lansing village. In the typical overwrought, florid language of press releases, Park Grove realty, the developer, states the “East Pointe Apartments offers residents a unique living option away from the compact noisy rentals of downtown Ithaca with comparable prices ranging for $1695 a month for a spacious one-bedroom to just shy of $2,000 a month for a three-bedroom unit,” with “luscious walk-up gardens”, granite counter tops, stainless steel appliances and wall-to-wall carpeted bedrooms with USB outlets.

As the photos make clear, the “luscious walk-up gardens” aren’t a thing just yet, though there were dozens of saplings stacked next to Bomax Drive, waiting to be planted. Rather unusually, the timeline of the project was moved up, from a Spring 2020 completion to a finish by the end of 2019. Glancing around the project site is like a step-by-step walkthrough of the construction process. First comes the excavation and slab foundation pour with underground utilities poking out in various pipes and tubes. Then comes from the wood framing, the felt papering of the roof, and the plywood sheathing and Tyvek wrapping. Next are the roof shingles and insulation, the rough-ins, the vinyl siding and fixtures. Once the trim boards are up and the cabinets, flooring and finishes are in, they’re just about ready for their new renters.”

***

Red boxes overlay townhouse strings that are largely complete from the outside. Green is framed and sheathed (plywood with Tyvek housewrap), but lacks exterior siding, trimboards and architectural details. Blue are townhouse strings where framing is underway. Purple boxes are strings that are undergoing foundation pours and utilities installation. Looking at the site and comparing it to the site plan above, it seems that the community center is actually to the east (right) of the entrance, so there likely going to be two townhouse strings to its left (west), one of which is largely completed and one of which is just a foundation slab at this point.

It appears they’re sticking to just the two color palettes (tan/blue and grey/yellow) and not using the third color combination from the rendering. Although the project states the first units are open for occupancy, it did not appear anyone was living there yet when these photos were taken earlier this month.

Here’s a full copy of the typically puffed-up press release, which appears to quote one of my previous Voice articles:

“Ithaca, New York (March 25, 2019) – East Pointe Apartments, the village of Lansing’s latest property development opens for residence off Bomax Drive in Ithaca, New York. The first apartments are currently available for occupancy.

East Pointe Apartments are in the heart of Lansing, New York – a rural community just North of Ithaca on the shores of Cayuga Lake. The new real estate development will help the historic village gain momentum into the twenty-first century. Rochester, NY developers and property managers, Park Grove Realty hopes to set a standard for luxury living within the community.

With 20 acres and 140 state-of-the-art new construction apartment units the Ithaca Voice rightly reports East Pointe Apartments as, “…one of the largest projects the village of Lansing has seen in many years.”

Lansing’s multi-million dollar property development project will include 42 one-bedroom units, 84 two-bedroom units, and 14 three-bedroom units all nestled within the quaint village of Lansing, New York. East Pointe Apartments offers residents a unique living option away from the compact noisy rentals of downtown Ithaca with comparable prices ranging for $1695 a month for a spacious one-bedroom to just shy of $2000 a month for a three-bedroom unit.

When approaching East Pointe Apartments property development, residents will be greeted by the luscious walk-up gardens upon pulling into their personal attached garage. Each unit includes a private entrance with a choice of oversized patio or deck.

Inside luxuries include a private laundry room with in-unit washer and dryer, granite counter tops wood cabinets and stainless steel appliances in the kitchen, high end electric and plumbing fixtures, and wall-to-wall carpeted bedrooms with USB outlets throughout.

The high-end finishes extend beyond the residences with access to Fiber Optic WiFi throughout the complex, an exclusive dog park, and a luxury community building. The residents will enjoy an in ground pool, fitness center, great room, and kitchen. The community building will also house the leasing office and professional on-site management staff.

DGA Builders, LLC construction will continue to expand the residences throughout 2019 with all 14 buildings scheduled to be completed by the end of the year.

Park Grove Realty has over 35 years of real estate experience in property development, property management, and consulting. Their focus on long-term value and community-centric actions have earned them Western New York’s Landmark Society Award of Merit. They continue to broaden their portfolio in 2019 with upcoming developments all over the Northeast.”