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.

 





Hilton Canopy Hotel Construction Update, 3/2019

21 03 2019

It appears that the Hilton Canopy hotel developers put an in-house restaurant back into the mix late in the development process. The new eatery, to be called “Ezra” in what’s ostensibly a nod to Ezra Cornell. Dunno how large the new restaurant will be, but the early designs called for about 2,000 SF of space. In keeping with the Canopy theme, the restaurant logo incorporates Pantone PMS165 orange, with aluminum letters, faced in matte black base vinyl print, and on a wood laminate background intended to mimic Brazilian Walnut. The address for the new 131-room hotel will be 310 East State / Martin Luther King Jr. Street. The signage will be built and installed by Lauretano Sign Group of Connecticut. Outdoor dining spaces will have chic industrial aesthetic tables and chairs and contemporary, durable outdoor furniture.

For those interested, some job openings have been posted for those who wish to be hotel staff. The General Manager has the co-title of “Chief Enthusiast”. Management can expect to make up to $80k/year, but most staff will fall in the $11-$15/hour range, with a bit more for some titles and a bit less ($7.50/hour + tips) for those who will be working in the restaurant. They might be a little higher given those were 2014 figures, but it looks likes only management jobs are being filled at the moment.

As for the construction itself, work on the fiber cement panel and brick veneer installation continues. It looks like a waterproof materials might be going on over the gypsum sheathing, laid over with metal rails and then faced with the exterior material of choice. The rails would allow for any outside moisture absorbed to drain down and off the building. Some of the industrial-style windows are in,with flashing tape surrounding the window to prevent water and air penetration. We also now know what “sauteed mushroom” looks like as an exterior siding color. The hotel is expected to open in “Mid 2019”, probably too late for the May graduations but Q3 2019 looks plausible. The Canopy website comes with a thumbnail interior render, though the resolution isn’t so great:

Further information on the Canopy hotel can be found here.





Hilton Canopy Hotel Construction Update, 12/2018

20 12 2018

We’re starting to see some of the face materials being attached to the Canopy Hilton’s exterior.The brick veneer is Bowerston Shale Company Red Smooth blend. The bumpout with the industrial-style bay windows will use a darker and browner blend called “Pioneer Smooth”. Some of the “Sauteed Mushroom” fiber cement panels are also visible underneath the scaffolding. “Rockport Grey” and “Dark Ash” (light grey and dark grey) fiber cement panels will be used on the upper levels and to provide visual interest being the bricked spaces. Most of the sheathing is in place, as are most of the windows.The bridge blue bands around some of the windows is probably sealant/waterproofing material.

An interesting little detail here – during the excavation, some remnant fragments were found from the former Stand Theater, which occupied the site from 1917 until its demolition in 1993. It was a grand building in its time, designed in an Egyptian Revival theme (which the Carey Building emulated when it was built a few years later) and capable of sitting 1,650 in golden age splendor. But the theater was never well designed for the transition from stage to screen, and after decades of decay, it closed first in 1976, and then reopened for a few years at the end of the 1970s into the 1980s for live shows, but the expense of maintenance proved a burden on shoestring budgets. Although on the tail end of urban renewal, the car was still king in the early 1990s, and a parking lot was deemed a better alternative to a decaying theater whose revitalization attempts had failed. A few of the more decorative pieces that were found will be put on display in an exhibit inside the hotel lobby.

The 131-room hotel, on the east end of Downtown on the 300 Block of East State Street, is expected to open in 2019. Baywood Hotels, the developer, has been quite busy lately, purchasing the five year-old Fairfield Inn at 359 Elmira Road a few weeks ago. Rather curiously, the $5.9 million purchase of the 106-room hotel was $1.1 million below assessment. The sale used a “bargain and sale deed”, which one often sees with foreclosures. Bargain and sale deeds are riskier than standard deeds. It basically means that if the property has an issue or unpaid bill, you’re on the hook, not the seller.

The curious details of that sale makes me think of a never-completed story the Voice was working on involving the Fairfield. Not long after the Voice launched, the then-owners reached out in an email, saying they had constructed and opened the Fairfield, and after being open almost two years, “we can attest that there is no need for hotel rooms since demand is on a downward slide and we are having trouble servicing our debt. We also feel the Ithaca City officials are artificially generating demand hype to attract more hotel developers along with promises of tax abatement.” We had worked out this idea where their story would be part one, and getting the city and business officials to respond would be part two.

I did an interview with the Fairfield owner and manager, but to prove their claim wasn’t just their hotel and that it was a citywide/regional problem, we needed hard data, proprietary information on occupancy rates and things like Revenue Per Available Room (RevPAR). The regional data of all hotels combined did not back up the claim, and with none of the Fairfield’s peer hotels were willing to take part or even support or refute the Fairfield owners’ claims, there was an inability to expand the story beyond the Fairfield’s anecdotal experience, and so it never moved beyond a first draft. It was the first in-depth story I had worked on that failed to pan out.

In retrospect, I suspect the truth was somewhere in the middle. Given that one of the boutique hotels was cancelled, and how much time was needed for the new downtown hotels to obtain financing, there was clearly some concern from lenders about what the market could support. But because those new hotels are opening over a period of a few years, and local economic growth has continued, the worst fears of the hotel “boom” have been avoided.

Further information on the Canopy hotel can be found here.





Hilton Canopy Hotel Construction Update, 9/2018

29 09 2018

The past couple of months haven’t been the best for Ithaca development. Apart from the recent lull, most of the high-profile projects have engendered some animosity or involved in a publicly relations mess. In the case of the Hilton Canopy, that would be the incident with the sure-footed construction work on the scaffolding. My goal when reporting it back in August was to be impartial and thorough and I still I don’t know enough about the work environment to make a comment. From the public comments and my emails, it’s not 100% clear if there were violations and how severe they were; there’s some subjectivity in their application (harnesses are to set up in ways that don’t pose other safety concerns or obstacles, for instance, so if it could be proven that it would have been a risk a harness wouldn’t have been required). OSHA is reviewing and will make their judgement calls as they see fit, even if it takes up to six months to hash out.

On the bright side, the Hilton is moving along, the warehouse-style windows are being fitted and most of the sheathing has been attached to the exterior steel studs. The water-resistive barrier will prevent moisture seepage from damaging the gypsum sheathing panels. The yellowish Behr paint “applesauce cake” colored fiber cement panels were replaced with a somewhat darker and browner tone, “sauteed mushroom” from rival Glidden. As Glidden Paints says, a “(m)id-toned warm beige, this color makes a statement as an exterior body color as well as an interior accent wall or warm meditation space.” I don’t make these names up, I just report them.

There hasn’t been too much news about the project apart from the scaffolding controversy; the Canopy brand has been touting Ithaca-area attractions on its facebook page and the brand website states a mid-2019 opening.

 





Hilton Canopy Hotel Construction Update, 7/2018

15 07 2018

As previously mentioned on the Voice, the new 131-room Canopy by Hilton is one floor short of topping out. Interestingly, the ground level/lobby uses Georgia-Pacific DensGlass fiberglass mat sheathing, while the upper level use National Gypsum eXP boards. I’m not sure why the change – both are fire-rated, mold and water resistant. It probably doesn’t have to do with the exterior finishes (brick veneer is used at both ground level and on some of the wall projections above), but it’s possible it has to do with the construction material. The ground level is composed of poured concrete, while the upper floors are structural steel and accompanying steel stud walls. Regardless of the reason, both are being covered with the same water-resistive barrier. You can see the interior stud walls through the rough window openings, but interior work hasn’t progressed much farther than that on the more recently erected upper floors. The lower floors appear to be undergoing utility rough-ins.

It still isn’t clear what the replacement panel color will be for the yellowish “Applesauce Cake” – not sure if Whitham Planning and the rest of the project team persuaded the city “Dark Ash” grey was okay, or if another color was chosen. If someone knows, feel free to chime in the comments.

Further information on the Canopy hotel can be found here.





Hilton Canopy Hotel Construction Update, 4/2018

5 05 2018

Construction continues on the Canopy, but the plans are in a state of modest flux. The fiber cement panels were changed to a different manufacturer, which uses a different paint supplier. The original Cem5 fiber cement panels use Swiss Pearl paints, while the revision proposes Nichiha panels using PPG paints. The replacement colors are very similar.

However, the dull yellow “Applesauce Cake” accent panels (itself a replacement for Cem5 “Carat Topaz”), was rejected by Canopy. The replacement color, a charcoal grey “Dark Ash”, was disliked by the board, so the project team is still trying to determine a suitable color replacement with enough to get the order filed with the manufacturer without delaying the construction timeline. I wonder if, given the orange Canopy logo and branding, if a soft “rustic” orange shade might be available? The thought being that it would tell visitors quickly that this building is a Hilton Canopy, and a warm, subtle shade would brighten the facade without being obnoxious. From what I see, one can custom order panels, which is no doubt more expensive, but I’m not seeing a list of standard colors anywhere.

While excavating, the project team did find some small fragments of the Strand Theater, which stood on the site until its demolition in 1993. The “most decorative” pieces are going to be used in a display inside the hotel lobby, and further consideration is being made for an exterior mural.

The landscaping is being tweaked to extend a sidewalk through the property to Seneca Way, as well as a curb-cut and smaller planters to fit within the property line. A pair of ginkgo trees planned for the property are being replaced with some dense shrubs and perennial instead. This is the eleventh version of the project I now have on file. Background info and specifications can be found here.

The hotel has completed foundation work and is up to the second floor. The steel skeleton and elevator cores/stairwells continue to rise, with thinner exterior steel stud walls on the ground floor and fireproof gypsum panels on the second floor. The finished product should be coming onto the market in about a year.

 





News Tidbits 4/28/2018

28 04 2018


1. Let’s start with a quick summary of the Planning Board meeting. Generally, it was no big deal. As the Times’ Matt Butler and the Journal’s Matt Steecker relay, the revised City Centre plans were generally acceptable, though in light of the recent Toronto vehicular mass causality event, some concern was expressed about having outdoor spaces without protective bollards in place. Gee, and we all thought runaway trucks were bad enough. It seems the board was also not happy about the “Dark Ash” color on the Hilton, whose revised color palette I called “the embodiment of an Ithaca winter” in last week’s post. Everything else pretty much moved forward to next steps in the approval process with only minor commentary.

I have it on good word next month’s meeting will be more interesting, but let’s see if I eat those words in a few weeks.

2. A pair of news notes courtesy of the Ithaca-Tompkins Regional Airport. For one, the airport is being pressured by airlines to lengthen the Jetways to accommodate larger planes (sorry to thefolks to the email blast, I initially wrote runways). That’s actually a good problem to have in that most airport opt to expand in an effort to lure traffic, they don’t usually have airlines asking them to please expand so they can bring more passengers in and out. Longer Jetways, or jet bridges (apparently Jetway is trademarked the way Kleenex is) allow larger aircraft to be serviced at the terminal.

The other bit is kinda related – Ithaca is a destination for national and international travel, thanks to the colleges (researchers, students and their families) and tourism. The county is also one of the very few east of the Mississippi whose largest minority group identifies as Asian descent, and over 9,000 students at the local higher ed institutions identify as Asian. The county is hoping to grow its share of Asian and especially Chinese international visitors, since they spend an average of $15,000 when visiting the United States, and local businesses would like to encourage their local patronage.  A welcoming event is planned for May 9th, as well as cultural welcoming training and events.

The initiative is being paid for with a $30,000 grant from the local tourism board, as well as money from other organizations like the airport. The airport benefits not just from the travel inbound and outbound, but airlines base their needs on the entire travel route – the more international an airport’s clientele, the more lucrative it is per seat for an airline. That’s a big reason why airlines tend to favor Ithaca-Tompkins for retention and expansion over Elmira-Corning and Binghamton’s more domestic clientele.

3. Let’s take a look at what went on the market this week. For the potential homebuilder, the 9.75-acre “Brian Lane” subdivision in the Eastern Heights neighborhood in the town of Ithaca. To quote the listing from Howard Hanna RE (courtesy post from First Tioga Realty’s Roger Katchuk):

“Prime Development opportunity in one of the great sub divisions in the Ithaca market, Eastern Heights. Area of nice homes. Minutes to Cornell & Ithaca Colleges. Minutes to down town Ithaca. Preliminary approval and document work done by developer with the Town of Ithaca.”

The back story behind this is that it was the larger half of a single-family housing development that never got off the drawing board. The Frandsens, who developed much of Eastern Heights, have owned the land since the 1960s, and developed it out in phases, with John Street being the last major addition. The unapproved plan back in 2007, and then the approved version in August 2012, was to develop this parcel out into sixteen lots, a stormwater lot and a street (called “Brian Lane”, which is a “paper road”. Although originally approved in July 1986 with John Street, a good chunk of Eastern Heights was never built out as intended, but the proposed roads are still shown on maps). The other half was “Edwin Lane”, a six-lot subdivision which also never got off the ground. A neighbor actually did what pro-development folks say neighbors should do if they don’t like a project – make an offer to buy the land. They did, it was accepted, and the land was reconfigured and sold to the town for use as a future park, hence the thin red lot reconfiguration lines in the tax assessor’s map above. There were concerns about the steepness of Brian Lane and the length of the cul-de-sac, though nothing that was insurmountable.

For context, while there has not been any recent attempt to develop the land to the east, the land to the south of the property has been for sale for a few years, and marketed for development potential – in fact, the 26-unit concept sketch shows single-family home lots on Brian Lane. In theory, a very proactive developer could buy both.

However, while the 9.2 acre Slaterville parcel comes with a house (1564 Slaterville Road) and is going for $949,000, the listing price here is only $295,000. For reference, the 2018 Assessment value is $121,100.

By the way, random fact of the week – although she now lives in Penn Yan, NY-23 congressional candidate Tracy Mitrano served for ten years in the late 1990s and early 2000s on the town of Ithaca Planning Board.

4. Now for the other notable new listing of the week. 501-507 South Meadow Street in the city of Ithaca is back on the market. This would be the second time it shows up on the blog. The first was when CFCU bought the 0.63 acre parcel for $1,555,550 back in March 2015. At the time, CFCU planned to eventually redevelop it for its own needs, likely a new headquarters. However, that plan was cancelled when they decided to renovate and move into Bank Tower on the Commons instead. Being excess property they no longer have use for, they’re putting it on the market for $2.49 million, a hefty markup from what they paid. The tax assessment is not so lofty – only $1.2 million.

The one-story, 9,203 SF of strip-style commercial space has housed offices and restaurants, and is in the city’s flexible SW-2 zoning. Mixed-uses allowed, with pp to 5 floors/60 feet, 60% lot coverage, and the only required setbacks are rear yard (10-20 feet depending on parcel). It definitely has potential for something interesting. We’ll see what happens.

5. Let’s take a look on the flip side of the sales coin- actual sales. Visum Development Group’s Todd Fox sold the first building he ever built this week, a duplex on South Hill. Click the link to Visum’s Facebook account for one of those “bootstraps” kinda stories about how he had little money and little idea if it would pan out.

Fox definitely got his money’s worth. 644 Hudson Street and 211 Columbia Street to rental investor Suzanne Roberts for $835,000 – substantially more than the combined assessment of $700,000, but the sale takes into account rental income potential, especially 644 Hudson, which is a stone’s throw from Ithaca College. Being newer buildings (2010 and 2012) also helps, since there’s no long-term deferred maintenance to speak of.

Flash forward to the present, and Fox’s company Visum, by one measure the fastest growing business by revenue in upstate NY, has construction valued in the tens of millions underway, with much grander plans. No doubt the money from this sale would help pay the upfront costs to carry some of the incubating projects through the design, engineering and legal/project review phases.

6. Here’s a quick rundown of planning board items from around the county. The town of Ithaca’s PB will be reviewing a plan to create three new home lots on Orchard Hill Road on West Hill, and a “reaffirmation of SEQR determination” for the Sleep Inn just getting underway at 635 Elmira Road. The reaffirmation is because the zoning variance expires in a couple of months, and that was a close vote they’d rather not repeat. Nothing has changed with the project itself.

Over in Dryden, a few minor projects will be up for review. The United Auto Workers wants to purchase 1495 Dryden Road and do a pair of small office space additions totaling 816 SF that would require board approval. A concept plan will be shown for a “development idea” for 44 acres next to 1502 Ellis Hollow Road that would create an ~10 building, 5-7 dwelling “small-scale intentional community within an ecological paradise“. Some market-rate some affordable at 80% area median income, passive solar timber frame/straw bale homes, micro-enterprise (farm stand) options with minimal land disturbance. The question to be discussed at the meeting is whether for-sale lots under conservation zoning or leased space works better. A contractor yard wishes to expand with a new pole barn and parking at 1756 Hanshaw Road (to be reviewed in May) and Camp Earth Connection at 63 and 129 Hammond Hill Road would like to build a 600 SF cabin for bunking, and potentially 6-8 more small cabins and a small lodge over the next several years. Camp Earth Connection is a hybrid of a campground, a retreat center and passive recreation facility.

Ulysses and Danby have some minor lot subdivisions, and Ulysses also has review of zoning language for an outdoor boating sales and storage operation.