News Tidbits 9/2/18

2 09 2018

1. For lovers of old houses and those trying to restore them, the 1880 Queen Anne-style house at 310 West State Street, dubbed “The Tibbetts-Rumsey House”, is offering a tour of the renovations later this month. The tour, which starts at the front entrance at 11 AM on September 22nd, is free, but registration is required; if you’re so inclined, and since late September in Ithaca is generally a pretty nice time of the year for weekend outings, you can register here. The plan is to restore the house into a nine-bedroom co-op style living space, with a new six-bedroom co-op unit in the rear of the property.

The 3,800 SF residence was designed by local architect Alvah B. Wood and built by contractor John Snaith (of Snaith House) in 1880. Wood, a Cornell classmate of the more famous architect William Henry Miller, designed a number of prominent local structures, including the old Ithaca town hall at 126 East Seneca Street (built 1881, demo’d 2003, now the site of Tompkins Financial brand new HQ), the Immaculate Conception Church (1896) and the railroad/bus depot at 701 West State Street (1898). Union Army Captain J. Warren Tibbetts and his family were the first residents of the home. It was sold to the Rumsey family in 1885, and they owned it until 1966.

2. The medical office building near the intersection of Warren and Uptown Roads looks like it’s one step closer to happening. An LLC associated with Marchuska Brothers Construction, an Endicott-based firm that has been making inroads into the Ithaca market, bought the 2.71 acre lot and the plans from Arleo Real Estate LLC for $470,000 on the 27th. A sketch plan was presented to the village of Lansing in February 2017 for the one-story medical office building, but no formal review was carried out after the site and plans went up for sale for $500,000. Marchuska is free to change the design as they see fit, so don’t treat the renders as final. The firm recently completed the renovation of a former manufacturing facility on Craft Road into medical office space primarily leased by Cayuga Medical Center, and are the general contractors for the Tompkins Center for History and Culture project.

3. The tiny houses project at 16 Hillcrest Road in the town of Lansing is over for the time being. The town Zoning Board of appeals shot down the variance required for the lot, which is zoned industrial/research due to what is essentially a boundary line quirk. The reason cited isn’t that they don’t like the project, but rather that they don’t think it meets the intent of ZBA variances. The neighbors were opposed to the 421 SF homes, but were okay with a duplex, which could arguably be worse for them because one could build a pair of 2,000 SF, three-bedroom units that could generate more traffic and have a greater environmental impact. Even moreso, if one fully utilized the 1.26 acre lot for an office or industrial structure, that would have much greater environmental impact than either residential option because the lot could be fully utilized within standard setbacks, meaning a larger structure and parking lot, greater stormwater runoff, commuter/work-related traffic, industrial noise and related activities. An argument can also be made that these small homes would have been provided a new affordable option in an area plagued with affordability issues.

The Lansing Star seems cognizant of those arguments, and in the write-up sounded disapproving of the vote. “The denial of the variance does not mean the project has been killed. But in a sense the project is before it’s time, or zoning ordinances are behind the times. With small individual houses growing in popularity, building small scale neighborhoods defies zoning laws that were designed for conventionally sized homes.”

It’ll be a while before any zoning change is approved, and any challenge to the ZBA ruling is unlikely to go anywhere, so this proposal has been deleted from the Ithaca project map until a revival seems plausible.

4. Exxon Mobil is set to auction off a trio of parcels in the hamlet of Jacksonville. Tying into the story of the old Methodist church I wrote for the Voice last March, a major gas spill fifty years ago contaminated the groundwater and made the properties practically unlivable; after years of attempting to bring Exxon Mobil to task, the multinational energy firm purchased the properties, tore down most of the buildings except the church (after the town’s pleading), and basically sat on the lots with minimal upkeep. A municipal water line was later laid through the hamlet to provide clean water, and the gas has disintegrated and diffused with decades of time to safe levels, per the state DEC’s analysis. The town of Ulysses picked up three of the six lots, selling two to architect Cameron Neuhoff to restore the church into a residence and community space, and holding onto the third for the time being as it figures out what to do with it. The other three still owned by Exxon Mobil are the ones going up for auction. There is no reserve and the auction is set for 5 PM on October 17th. More information is available from Philip Heiliger of Williams & Williams Real Estate Auctions here.

5. Cayuga Heights is continuing with its review of the renovation and conversion of 306 Highland Road from a fraternity into a 15-unit apartment building. The plans have been slightly modified so that with the addition, the building grows from 3,400 SF to 4,542 SF (previously it was 4,584 SF).  GA Architects PLLC of Dryden is the architect of record; their online presence appears to be bare bones, and may have previously gone by the name Guisado Architects – it looks like principal Jose Gusiado has done a few homes in the Dryden and Lansing areas. Former Cornell professor and startup CEO John Guo is the developer.

6. Here’s a rough timeline for the Green Street Garage preferred developer decision – the Ithaca Urban Renewal Agency’s Economic Development Committee is expected to rank the projects in order of preference by September 14th, discuss it at the September public hearing, hold an Executive Session with Common Council in October, and formally designate a preferred developer by October 25th. From 11/1/2018 to 2/1/2019 there will be an Exclusive Negotiation Agreement (ENA) between the preferred developer and the city, which is a designated time to negotiate details regarding sales and development of the site. This serves as the basis for a Disposition and Development Agreement (DDA), which would be reviewed and approved by the IURA EDC by the end of February. From there, the Planning and Economic Development Committee of the Common Council will hold their public hearing and vote in March, and the full Common Council at their April 3, 2019 meeting.

It’s a long and complex process, but the goal is to have the major details sorted out by that preferred developer designation on October 25th – given the garage’s degraded state and limited life span remaining (two, three years at most) and the time needed to stabilize the structure and determine continent measures for any rebuild, having either side pull at late in the negotiation would be very problematic (suing the city during any stage in this process is never a good idea). Hopefully everything works out between the city and its choice of developer.

6. Not a whole lot of new and interesting coming public at the moment. A new “Dutch Harvest Farms” wedding barn at 1487 Ridge Road in the town of Lansing looks interesting. Tapping into the trend of using barns for wedding receptions, the 50.44 acre property would host a 7,304 SF pole barn, pond and associated parking and landscaping improvements. The facility would be capable of hosting up to 160 people on-site. The plans are being drawn up by local architecture firm SPEC Consulting, and the intent would be to build out the $750,000 project in the spring and summer of 2019.

7. Bad news for the Ithaca Gun site; a remedial investigation by the state DEC indicated that there is still enough lead present on the property that it poses a significant threat to public health. This doesn’t necessarily derail plans for the redevelopment by Travis Hyde Properties, but the DEC will need to conduct a review, make recommendations for cleaning, and sign off on any cleanup effort THP proposes.

8. A follow-up on the Ongweoweh Corporation news note from a couple weeks back – although they didn’t respond to my inquiry, they did respond to the Journal. And the move to the larger digs in Dryden comes with 25 to 50 new jobs in Dryden over the next few years, so while it may not have been my article, I’ll gladly share positive news.





Cayuga Medical Associates Construction Update, 8/2018

7 08 2018

The new Cayuga Medical Associates office building at Community Corners is topped out – I’m a little hesitant to call it fully framed since it appears some minor work remains at the southwest corner of the new 28,000 SF building. Steel stud walls are being sheathed in Saint-Gobain CertainTeed GlasRoc, one of the major suppliers of fiberglass mat gypsum board. True to name, the boards consist of a sheet of woven fiberglass sandwiched between gypsum panels; brands like GladRoc and Georgia-Pacific DensGlass are fairly common for commercial construction where fire-rated walls are a necessity, like medical spaces, offices and hotels, and it does show up in some apartment buildings. The exterior will be finished with an off-white brick veneer, a nod to neighboring structures. Interestingly, the entirety of the gable roof sections appears to be standing seam metal over some kind of base layer. More expensive, but definitely making it such that in the event of fire, there is as minimal ability to spread and put vulnerable individuals at risk. Ward Steel of Liverpool appears to be the subcontractor for the structural steelwork.

The interior work doesn’t seem to be too far along yet, with interior framing underway, and maybe fireproofing of the structural steel or sprinkler installation underway. The construction work hanging out by the rough window opening in the photos below said that they hoped to have the building finished by late fall. McPherson Builders of Ithaca is the general contractor for this project, and Chemung Canal is financing it to the tune of $7.8 million – a better use of funds than the million bucks they had to pay out to Jason Fane when they lost the Bank Tower lawsuit last year.

 





News Tidbits 7/21/18

21 07 2018

1.. I rarely check in on Groton, but here’s an interesting little rehabilitation. Back in August 2017, I noted that a historic village church at 113 Church Street was for sale. The buyers last February were David and Delsy DeMatteo, who own and rent out a number of Groton-area properties. The DeMatteos appear to have submitted and received approval for a plan to renovate the structure into a 12-unit apartment building, replacing the religious-turned-commercial space with ten apartment units (two units already exist). From the look of it, the ten new units would consist of eight one-bedroom and two two-bedroom units. The plan was approved in late fall when the DeMatteo likely had a purchase option on the property, and the sale closed on February 8th. Always nice to see new life breathed into a place that played a role in the lives of many.

2. Over in Dryden village, the second phase of the new Rite Aid-turned-Walgreens development site is being marketed. Great Dane Properties is touting 5,700 SF of space for lease, with a drive-thru option should one desire it. The spec site plan can be seen here – the render above is likely the north elevation. Early conversations stated a 3,800 SF restaurant space (typical for a fast food /chain coffee shop), 1,900 SF of other retail space, and 33 parking spaces, but the plan is vanilla box, meaning minimally finished interior – it’s a shell with the exterior complete and all the utilities are good to go, but the build-out of fixtures, finishes and partitions is up to the tenant. A second commercial real estate posting suggests a 2019 build-out, though it’s more likely based on the ability to secure a primary tenant.  That listing also floats a hotel as another possible use of the location.

The first post came from Craigslist, which as a matter of personal opinion, that seems a bit unbecoming for high-value commercial listings, and may not effectively reach the target market of business owners and RE corporate development teams. You’re trying to fill 5,700 SF of new retail space, not sell Grandma’s old couch.

3. Also in Dryden, plans for a new veterinary office building at 1650 Hanshaw Road. Existing site plan here, proposed site plan here, elevations here. It’s not a particularly large project – a one-story metal building 4,800 SF in size, with revised landscaping 14 new parking spaces. The new building would go in front of the existing building on the property, so not much in the way of site prep required. The plans are being drawn up and led through review by local architect George Breuhaus.

4. It looks like the gut renovation and expansion of 1020 Craft Road is complete. The $1.88 million project involved taking the existing 10,500 SF car dealership-turned-industrial building, tearing out everything except the support beams, and fully rebuilding the interior along with constructing an additional 4,400 SF of space. Three commercial office spaces were completed, and it appears Cayuga Medical has leased two of the spaces for medical offices. The project was developed and built by Marchuska Brothers Construction of Binghamton.

 

5. Speaking of renovations, it looks like someone is interested in the former Tau Epsilon Phi house at 306 Highland Road in Cayuga Heights. The plans show 15 “units” and potentially up to 48 beds, which sounds like a group living situation, but the plans do not identify the developer. The first phase would involve exterior and interior renovations for 36 beds in the 3,400 SF building, enclosing the side porch and constructing a small addition on the southeast face to create a new entrance. A second phase is shown in the documents that would seek a 1134 SF, 12-bed addition at what is currently the front entrance of the early 1960s building, the east facade. It was previously noted that 306 Highland was for sale for $1.385 million, which was steadily reduced to $1.025 million before being taken off the market at the start of June. The village will begin site plan review of the project at its Planning Board meeting on July 23rd.

6. On to Lansing. Here’s a little more about the Hillcrest Tiny House project -memo here, application here, drawings by architectural firm SPEC Consulting here,  . The five homes would be built on 16 Hillcrest Road, a parcel split by Hillcrest Road where it intersects with Warren Drive – the developer is the home owner who lives on the other half of the parcel, south of the intersection. The triangular northern piece would host the rather traditional-looking cottages, which would be one-bedroom units, about 450 SF each, and have two parking spaces apiece. The land is zoned industrial/research, which allows commercial and industrial uses – the owners argue that its location on the west side of Warren Road near other residential development along Hillcrest means that a commercial or industrial use would be out of character.

One could make an argument that this is desirable in that their small size would help address the  middle-market for housing demand, which has been lacking in new options, resulting in existing options being pressured upward in price. The project would cost about $200,000 to build and the owner/developer estimates two months to build each cottage, though it’s not clear if construction of each cottage would be concurrent, or one at a time.

Quick side note, Milton Meadows has submitted a construction plan for the new access road in tandem with the town’s realignment of the Woodsedge Drive/Route 34 intersection. Taylor the Builder, the general contractor for the project, is planning for November 2018 – September 2019 for the 72-unit affordable apartment complex.

7. Urban Core LLC has started exterior demolition and reconstruction work for the Press Bay Court project. I’ve been waiting to officially move this into the construction column for a while, could never quite be sure when walking past – the full rundown and description of the project can be found in the October introduction here. To quote part of it:

“What Urban Core’s latest plans would do is expand that “experiential” micro-retail mix eastward towards the corner of Green and Cayuga Streets, the Commons and the downtown core. The parking lot in front of D. P. Dough would be converted into a plaza much like Press Bay Alley’s, and the first floor of 108-110 West Green would be renovated into 5-8 micro-retail units facing the new plaza (the Green Street entrances would be retained), with 320-2200 SF per unit. The second floor would be renovated into four below-market rate one-bedroom apartments with 510-660 SF of living space, and the exterior masonry would be cleaned and repaired. The hawk mural will be preserved. New signage, bike infrastructure, curbing, sidewalks and a parklet are included in the plans. The total square footage in phase two is about 9,000 SF.”

8. 105 Dearborn has received a construction loan to move forward. The 10,930 SF, 12-bedroom, 16-person high-end skilled care facility will cost $4.2 million to build according to the loan filed this Friday the 20th, and over the next year it’ll slowly take form on what is now a vacant corner in leafy Cornell Heights. Bridges Cornell Heights will run the facility, and add a handful of news jobs as a result of the new addition. Tompkins Trust Company is the lender, and the historically-inspired design was penned by Rochester-based Bero Architecture.

7. Looks like a fairly interesting monthly meeting ahead for the Ithaca City Planning Board. Here’s the agenda:

1. Agenda Review 6:00
2. Privilege of the Floor 6:01

3. Subdivision Review

A. Project: Minor Subdivision 6:15
Location: 508-512 Edgewood Place
Actions: Determination of Environmental Significance – Consideration of Preliminary and Final Approval

This subdivision at the end of a private street in the East Hill neighborhood would re-subdivide a double lot that had been consolidated after the original house burnt down in the late 1930s. Any news structure on the newly created .326 acre lot would be subject to Ithaca Landmarks Preservation Commission design review. No specific plans are on file.

4. Site Plan Review

A. Project: Stewart Park Inclusive Playground 6:30
Location: Stewart Park
Applicant: Rick Manning for the City of Ithaca
Actions: Consideration of Project Changes

Project Description: The project was approved by the Planning Board on March 27, 2018. The applicant is now requesting project changes, including relocation and redesign of the bathrooms and parking area, and layout and programming changes to the overall playground.

The bathroom building was to be combined with a pavilion, but that proved to be expensive and the playground architects had bad experiences with the original structural supplier, so local architecture firm STREAM Collaborative stepped in to design a separate 24′ x 24′ bathroom building with utility rooms and storage space. The pre-school playground and sand garden were moved, the splash pad tweaked, some swings were added and the adult wellness area was deleted for this initial buildout.

B. Project: Minor Subdivision & Construction of a Duplex 6:45
Location: 209 Hudson Street
Applicant: Jagat Sharma, architect, for Bia Stavropoulos, owner
Actions: Determination of Environmental Significance

Touched on this one a couple of weeks ago – the project was revised from two duplexes to just one, with three bedrooms per unit. Even development-averse councilwoman Cynthia Brock offered support for the plan (with minor aesthetic tweaks), which is about as good as one can hope for a green light to proceed. Note no approvals are planned because this has to go to the Board of Zoning Appeals for a lot size variance.

C. Project: Major Subdivision (3 Lots), Two Duplexes, One Single Family Home & Site Improvements 7:00
Location: 128 West Falls Street
Applicant: Ron Ronsvalle
Actions: Consideration of Preliminary and Final Subdivision Approval and Site Plan Approval

BZA gave Ronsvalle’s five-unit rental project in Fall Creek the all-clear. This project came up earlier this month in a previous news roundup – a five-unit infill project in Fall Creek, originally approved in February 2015, and revived now that the developer has found a way to continue working after a debilitating accident. Don’t foresee any issues here.

D. Project: North Campus Residential Initiative (NCRI)
Location: Cornell University Campus
Applicant: Trowbridge Wolf Michaels Landscape Architecture on behalf of Cornell
Actions: Intent to Declare Lead Agency

This will be huge – 766,000 SF of space for 2,000 student dormitory beds and associated program space, including a 1,200 seat dining hall. I’ll have more coverage next week. John Novarr favorite ikon.5 is the project architect.

E. Hudson Street Townhomes – 117-119 Coddington Road –Sketch Plan 7:50

One of this week’s new shinies. This project appears to be slated for a parking between two apartment complexes and across the street from the Elks Lodge just north of Ithaca College’s campus. Depending on how they reconfigure the existing parking lot, they could do a high single-digit or low double-digit number of townhomes. Zoning here is R-3b. Up to four floors/40 feet, 40% lot coverage, one parking space per unit of per three bedrooms (two spaces for 4-5 bed units). Lot coverage may end up being based on a subdivision, since this falls into the South Hill Zoning Overlay and no additional primary structures are allowed on a lot. The property has been owned by the Dennis family since 1979, but the developer may be someone else with a purchase deal on the subdivided lot.

F. Falls Park Project – 121-125 Lake Street – Sketch Plan 8:05

This would be whatever Travis Hyde Properties is planning for the former Ithaca Gun site on Gun Hill. I have been told this is “substantially different” from the earlier Ithaca Falls Residences plan. Assume residential. This was rezoned R-3a not long back, up to four floors/40 feet, 35% lot coverage, one parking space per unit of per three bedrooms (two spaces for 4-5 bed units). I would expect a fair number of units for a 1.42 acre property; the IFR plan was 45 units.

5. Zoning Appeals 8:10
#3102, 209 Hudson St., Area Variance
#3103, 216 University Ave., Area Variance
#3104, 737 Willow Ave., Area Variance




Cayuga Medical Associates Construction Update, 6/2018

21 06 2018

McPherson Builders is continuing work on the $7.8 million Cayuga Medical Associates Building at 903-09 Hanshaw Road in Community Corners. The concrete masonry block stairwells have been assembled, steel framing is complete on the first floor (with interior framing and some early utilities rough-ins underway), and exterior wall assembly is ongoing for the second floor and the roof – structural steel beams will be bolted together, and the stud walls will follow. Interestingly, it looks like HOLT Architects incorporated large diagonal structural beams into the building frame, perhaps for extra stability.

Most of the steel gable trusses are stacked neatly off to the side, and they’ll be craned into place as the second floor is built out. Note that most of the roof is flat, but the gables are to go up along the exterior edge. This adds a traditional design to an otherwise modern building, and better complements the existing structures at Community Corners. Early in the permit process, the target was a late summer (August/September) delivery, but it seems more likely to be early fall (October?) at this point.

Background info and specs for the project can be found here.





Cayuga Medical Associates Construction Update, 3/2018

22 03 2018

Since January, it looks like all the foundation footers have been poured and the underground utilities connections are in place. At this point comes the foundation slab itself. with a generous helping of steel rebar grid for strength. Being medical office, this is probably a steel frame construction, so visitors to Community Corners can expect that later this spring. McPherson Builders should have the $7.8 million building ready for commercial occupancy by late summer.

In the meanwhile, visitors can also look forward to the new Gimme! Coffee that is planned for the closed Lonacakes Bakery space. That new business will bring 5-10 living-wage jobs; readers might remember that the baristas recently unionized. There is a modest little cafe and catering place nearby and the swanky Heights Restaurant, but it’s probably safe to say that the niches are different enough that Gimme! won’t poach business from the others.

I remain a bit hopeful that eventually, Cayuga Heights and relevant property owners (Tim Ciaschi, Mark Mecenas) might nudge towards the denser if still relatively modest mixed-use plan that was proposed five years ago; Mecenas said at a recent meeting he’s still interested. In other village news, staff say there have been several inquiries into the former Tau Epsilon Phi fraternity property a mile away at 306 Highland Road, but no takers as of yet.





Cayuga Medical Associates Construction Update, 1/2018

26 01 2018

At the Cayuga Medical Associates site in Community Corners, the foundation has been excavated and the forms have been assembled. These are Symons Steel-Ply forms, steel with plywood facing that has been erected and braced along the perimeter of the building footprint.

Unlike the downtown properties, the foundation here is a slab, so the footers will go in along the perimeter and the slab will be poured atop the cleared and leveled footprint of the structure, distributing the weight of the building. The steel rebar sitting along the fence will be laid within the building footprint and poured over with the concrete mix, providing additional strength to the concrete as it cures. It looks like some walls have already been poured, cured and interspersed with rebar topped with OSHA orange safety caps.

Meanwhile, it looks like the adjacent site where the former bank building was torn down has been fully cleared. This will be part of the parking lot, along with associated curbing and landscaping.





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.