Ithaca Tompkins International Airport Construction Update, 12/2019

29 12 2019

With the new Customs and Border Patrol station opening this spring, the airport will be able to receive charter flights from Canada, so that makes it an “international” airport. The other news outlets popped in for opening day, and these photos are from a couple of days before, which gives an idea of the mad dash construction crews were doing to have everything ready in time. Give a hand to Streeter Associates and their subcontractors for getting the job done.

The $34.8 million expansion and modernization includes a larger terminal, six new passenger gates and three new boarding bridges (for a total of four), upgraded dining, seating and amenity spaces, tech improvements, a solar canopy system in the parking lot, and a 5,000 square-foot customs facility outside the main terminal. The expansion creates about sixteen new permanent jobs and is expected to provide a boost in tourism and general business revenue. When your community is “centrally isolated” from the main highways, it helps to have a top-notch airport.

The sources of funding for the $34.8 million project include $14.2 million in state funding, $10 million in federal funding and $10.6 million from Tompkins County. The total is well above the $24.7 million initially estimated, so the additional costs are being covered by the feds and as the Ithaca Times reports, a small fee on all tickets through the airport.





3105 North Triphammer Construction Update, 12/2019

28 12 2019

S.E.E. Associates/Andy Sciarabba’s new office building at 3095 North Triphammer Road was approve for construction last spring and started construction this past fall. What’s there right now is the basic frame of the building, a fairly utilitarian clear span one-story wood-framed design with a large gable roof atop an insulated concrete slab. A projection of the front eave will give space for porch columns and smaller gables advertising five of the seven tenant spaces being built in the 9,600 square-foot building, and the exterior will be finished out in vinyl siding and cast stone veneer. Also included are landscaping improvements, stormwater facilities and parking for 48 vehicles. Alternative/renewable energy sources, likely air-source electric heat pumps, are being explored for the project.

The commercial spaces are intended for either office or commercial retail tenants. The $500,000 project is expected to be completed by next spring. Per an email from Sciarabba that came in after the Voice article:

“We have signed 1 (unnamed) office tenant already, 1300 sf and have a verbal commitment from another tenant, a primary and acute care physician. We can accommodate up to 7 tenants and we are using air source heat pumps. The shell should be ready for tenant fit up in January with first occupancy about March. Our goal is to bring services to this part of Lansing which currently do not exist. We are very flexible as to tenant sf size since the bldg is clear span.”

Local architect George Breuhaus is the creator of the design, and Lansing construction firm D Squared (Doug Dake and Doug Boles), who just wrapped up the construction of the Boathouse Landing project, are in charge of the buildout.

 





East Pointe Apartments Construction Update, 12/2019

22 12 2019

Going to go ahead and say these are substantially complete. All 14 townhouse strings appear to be occupied or at least ready for occupancy. According to the rental advertisements, the prices will be in the upper/premium side of the market, though not as high as some of the luxury units in Ithaca: one-bedrooms are $1,695-$1,795/month, two-bedrooms $1,895-$1,995/month, and three-bedrooms $2,445/month. Units come with fiber optic internet connections, cable TV, USB ports in outlets, vinyl plank flooring, 42 inch cabinets, fitness room and lounge access, pool/clubhouse, granite countertops, stainless steel appliances, washer/dryer, ample parking and smaller dogs and cats (for a $299 initial fee plus another $35/month).

DGA BuildersĀ made quick work of what is a relatively large project by Tompkins County standards. It’s not clear if they’ll be a part of Park Grove Realty next local project, the multi-family and mixed-use buildings at the Carpenter Business Park / Cayuga Gardens site. Park Grove’s 51-unit Downtown Elmira building just opened and a Buffalo project is expected to launch in the next couple months.





Village Solars Construction Update, 12/2019

22 12 2019

Over at the Village Solars site off of Warren Road in Lansing, phase five of apartment construction is underway. 24-unit 36 Village Circle North (3 three-bedrooms, 6 two-bedrooms, 3 one-bedrooms and 12 studios), which replaces an older 12,000 SF 10-unit structure, is fully framed, sheathed with ZIP Panels, shingled and fitted with doors and windows. The installation of exterior fiber cement trim boards is just getting underway. The sets of wires dangling from below the eaves are utility lines for the air-source electric heat pumps, as construction continues they’ll be bundled together and boxed up into the exterior siding (the heat pumps themselves will be boxed in with a decorative screen in a bump-out).

Building M is a new build on previously vacant land. It is an 18-unit building with 12 studios and 6 two-bedroom units. It is undergoing framing now and has yet to top out with roof trusses. If I had to take a guess, I’d say 36 Village Circle North will be ready by the end of April, and Building M will be ready by the end of July.

So, avoiding the political question of whether the town supervisor should have voted on approving the PDA amendment on the community center because that’s not this blog’s wheelhouse, it was granted, but the outcome for the community center is still murky. As previously discussed back in September, it could either be built at its original location in its original ground-floor community/commercial with 20 one-bedrooms above, or with a different design in a location further east, more central to the property next door for sale by Rocco Lucente Sr.’s estate.

A few weeks ago, an ad showed up on commercial real estate website Loopnet advertising Lucente Sr.’s holdings, listing the property for $10 million. For that price one gets 96.44 acres and 42 existing units in four buildings, as well as plenty of development potential. Now, my gut is that the negotiations between Steve Lucente and his father’s estate were either not going well or had fallen through completely, but no one in the family is talking, so it’s anyone’s guess as to whether or not that big merger of the two sites will happen. If it doesn’t, Steve Lucente will start work on the originally-planned community center building next year, as the modified Planned Development Area states.

I did not realize TCAT Bus Route 37 now passes through here (it appears to have started to make stops here earlier this year) but it makes sense given the population growth. At the start of the decade there were about 56 bedrooms here and about 30 on the elder Lucente’s property next door. When the latest building open next year, it will be 420 or so bedrooms on this site and 54 next door (the elder Lucente built a final 12-unit building with two-bedroom units in 2011-12). When all approved construction is complete in about 2022 (the three remaining rebuilds and the community center mixed-use), that will be up to 507 bedrooms in 333 units, not considering future growth on the property next door. It’s not quite the scale of Cornell’s dorm projects or Collegetown Terrace, but it’s probably the next largest single development site after those, it’s just no one notices because it’s rather out of the way and the build-out has been modest but steady.

According to a county deed filing just after this post went up, Northwest Bank, a regional bank mainly operating in Western Pennsylvania, is lending $4,935,000 for the construction of the two buildings.





Lansing Meadows Construction Update, 12/2019

21 12 2019

In the interest of brevity, I’m going to hold off on writing most of the backstory – as Dan Veaner at the Lansing Star noted, the project had at least nine major changes over nine years, and was a discussion topic at no less than 58 meetings. Several articles can also be found on the Voice here.

Lansing Meadows is a $14 million mixed-use project consisting of the BJ’s Wholesale Club that opened in 2012, wetland creation (done outside the area in the Cayuga County town of Montezuma), and a residential component on Oakcrest Road that was a stipulation of the village of Lansing as part of the creation of the Planned Development Area. The senior housing on Oakcrest is being built on wetlands created by an overflowing culvert in the 1970s, when the mall was built. The rest of the site was a vacant, unofficial dumping ground for materials. Whether they’re new or old, by law wetlands removed by development have to be replaced.

The project also has a payment in lieu of taxes (PILOT) with the Tompkins County IDA, which was controversial when granted (PILOTS and abatements for retail projects are generally discouraged), and as the years went on and the sentiment was that the developer, Eric Goetzmann of Triax Management Group d/b/a Arrowhead Ventures LLC, was dragging his feet on the residential and the county had started to take legal steps to “claw back” the $2.32 million in benefits before Goetzmann finally put something forth. Even then, the residential portion had to go through a few iterations in order to come to a mutually-acceptable plan with the village. The final set of plans were approved in June 2019.

As approved, the residential components consists of two phases. Four one-story triplexes (12 units total) will be ready for occupancy by the end of July 2020. Two more triplexes (6 units) will be built in a second phase to be ready for occupancy in December 2020. All units are senior rental housing, set aside for those aged 55+.

The two end units in each building will be 1252 square feet with a 395 square foot garage. The center unit will be 1114 square feet with a 251 square foot garage. Although not explicitly stated, the square footage appears to be in the ballpark for new two-bedroom or two-bedroom plus den apartments. The units all face a one-way private loop road, called “Lansing Meadows Drive”. Being a one-way allows it to be narrower, yet still meet the village’s specifications and allowing on-street parking. Project planning/design/construction services are being provided by an all-in-one firm, McFarland Johnson of Binghamton.

Framing and sheathing has been completed for one of the 1.5 story triplexes, with framing underway on a second and foundation work ongoing with the next two. The framing is standard wood frame on a concrete slab foundation with underground utility hook-ups, and the sheathing is the ever-popular Huber ZIP plywood panels. Windows and doors have been fitted into the most complete unit, and the roof has been shingled. Rather interestingly, it looks like vinyl trim boards are already in place on the eaves of the structure, something that usually doesn’t come along until much later in the construction process. On the inside, it appears that mechanical, electrical and plumbing rough-ins are ongoing.

The space on the easternmost end of the parcel is intended to be developed at a later date for a small-scale (~2,000 SF) commercial retail component, possibly a small restaurant or coffee shop.

 

 

 

 





Milton Meadows Construction Update, 12/2019

19 12 2019

Not completely done, but substantially complete enough that this will be the last visit. Only landscaping, paving, and exterior and interior finish work (trim pieces, carpeting) Three of the nine eight-unit apartment buildings have been opened for occupancy. The others will open over the next month or so. The units are by and large spoken for already, having been awarded through a housing lottery to screened but otherwise randomly selected income-qualified tenants (making 50-80% area median income).

This $17.3 million, 72-unit project is wrapping up, and with the confusion over Tiny Timbers it may be the only residential component of the Lansing Town Center for some time yet. A further 56 units may be built as a “Phase II” 2-3 years from now when the sewer is in. There will be at least one commercial neighbor moving in next year – the Salt Point Brewing Company has started site prep for their new 4,000 SF restaurant and tap room next door.

Project background and history can be found here. SWBR Architects of Rochester is the architect. Cornerstone Development Group is the developer, and the Taylor the Builders of Rochester served as the general contractor. Passero Associates served as project engineer.

The history and details of the project can be found here.





Cornell North Campus Residential Expansion Construction Update, 10/2019

31 10 2019

I’ve been intended to do a formal introduction piece for Cornell’s enormous North Campus Residential Expansion, but the sheer breadth of it makes it an arduous task – I’ve estimated the full write-up will push about 10-12 pages, and it’s one of the reasons why the blog has gone quiet. For now, here are monthly photo updates from the site. For now, background reading and history can be found by reading the Voice archive here and here.

The sophomore village (Site 1) will have four residential buildings with 800 new beds and associated program space totaling 299,900 SF, and a 1,200 seat, 66,300 SF dining facility.This is being built on what was the CC Parking Lot and the former Sigma Alpha Mu fraternity on Sisson Place, now Northcross Road. All buildings in the sophomore village are in the City of Ithaca. The bounds of the sophomore village extend into the village of Cayuga Heights, but only the landscaping.

The freshman village (Site 2) will have three new residential buildings (spanning the City and Town line), with a total of 401,200 SF and 1,200 new beds and associated program space. Site Plan Review Documents indicate about 223,400 SF is in the City, and 177,800 SF is in the Town. At both sites, the buildings will be between two and six stories using a modern aesthetic. The project has an estimated price tag of $175 million and will result in the disturbance of about 25.6 acres at the two sites. The 250-page Site Plan Review (SPR) application can be found here, with supplemental reports here.

As previously noted, Cornell has grown substantially while its housing options have not. The application provides further insight by saying that one of the goals isn’t just to have housing available to 100% of freshman and sophomores, it’s to mandate they live on campus – currently, there is no requirement to live on campus, though freshmen are strongly urged to do so. 800 beds will be sophomores, 1,200 beds for freshmen, and 75 beds for live-in faculty, RAs and support staff. The growth in campus housing from 8,400 beds to 10,400 will also allow Cornell to address long-deferred maintenance to older residential halls and increase its undergraduate enrollment by another 900 (the current undergraduate enrollment is 14,900).

Water will come to the new dorms via Fall Creek and the Cornell filtration plant, sewer sustems will connect to joint city/town/village facilities, and the loss of 396 parking spaces is mitigated in part by the observation that the CC’s Lot inconvenient location and expensive parking permits meant only about 110 spaces were regularly used, and a surplus of parking in other North Campus parking lots means users will be assigned spaces nearby, with enough spaces left over for the few hundred additional vehicles 2,000 on-campus students may bring.

The dorms will tie into Cornell’s centralized energy system, which is primarily fed by the Cornell’s Combined Heat and Power Plant (CHP), which is powered primarily by natural gas and reuses waste heat, as well as an increasing set of renewable energy resources, like solar arrays and the lake source cooling program. Since the CHP system relies on natural gas as its primary energy source, it became a major source of contention during review. Cornell has stressed that more renewable sources are in the pipeline and the plan is to have all their energy be renewable by 2035, but that far-flung timeline has not been welcome news to many local environmental advocates.

The project falls in three municipalities and in three zoning districts: the U-I zoning district in the City in which the proposed 5 stories and 55 feet are allowed; the Low Density Residential District (LDR) in the Town, which allows for the proposed two-story residence halls (with a special permit); and the Multiple Housing District within Cayuga Heights, but only for landscaped areas. Technically, any one of six governmental bodies could have been lead agency – the city, the village, the town, the NYS Dormitory Authority, the Tompkins County Department of Health, or the NYS Department of Environmental Conservation. However, for the sake of coordination, the others consented to allowing the city to be Lead Agency for the project with decision-making authority on the environmental review, while offering their concurring critiques and subordinate reviews.

The buildings are being designed by ikon.5 Architects, the general contractor is Welliver of Montour Falls, and TWMLA is handling the landscape architecture. T.G. Miller is the civil engineer for the project, and Thornton Tomasetti is doing the structural engineering. Taitem Engineering served as an energy consultant for the project, which is pursuing LEED Gold Certification. Canadian firm WSP Global Inc. is in charge of the design of fire protection and mechanical/electrical/plumbing systems, and Ricca Design Studios will handle the interior design and fitting out of the food service areas within the new dining hall. SRF & Associates of Rochester did the traffic study, and John P. Stopen Engineering of Syracuse did the geotechnical work. Intergrated Acquisition and Development (IAD) is the co-developer (non-owner) with Cornell.

Since receiving approval in late June 2019, the project has progressed at a quick pace, with the sophomore village underway just a few weeks later. As of this week, the excavation work and concrete footer pours are already underway. Wood forms are in place to hold the concrete in place as it cures, and rebar, for structural strength, is ready for the pour, capped with orange plastic toppers for safety reasons. Underground utilities installations and excavation work are ongoing at the freshman village site, which started a little later in the fall.

Plans are to have the sophomore village open by August 2021, and the freshman village by August 2022. A project of this size will require a sizable number of workers. The project team expects that 75-100 construction workers will be employed at any one time, 140 on average, and 280 at peak construction periods. The new dorms would create 85-110 jobs after opening, mostly in maintenance and program support roles.

August 4th:

Freshman village site:

Exterior wall mock-up:

September 6th / Sophomore Village Only

 

October 27th: Freshman village

Sophomore village: