News Tidbits 4/7/18: A Day Late and A Dollar Short

7 04 2018

1. It appears the Sleep Inn hotel is moving forward. Building permits for the 37,000 SF, 70 room hotel at 635 Elmira Road were issued by the town of Ithaca on March 23rd. According to the town’s documentation, the project cost is $4.1 million, though it’s not 100% clear if that’s hard costs (materials/labor) and soft costs (legal/engineering/design work), or just hard costs alone.

The Sleep Inn project was first introduced in Spring 2016, and underwent substantial aesthetic revisions to a more detail, rustic appearance. Even then, the project was barely approved by the Planning Board, which had concerns about its height, relatively small lot size and proximity to the Buttermilk Falls Natural Area. The hotel’s developer, Pratik Ahir of Ahir Hotels, co-owns the Rodeway Inn further down Elmira Road. Both the Rodeway and Sleep Inn are Choice Hotels brands, so although the Sleep Inn brand is new to the area (and uncommon in upstate New York), it’s not as unusual as it seems. Given the size, a 12-month buildout seems reasonable. Look for updates as the project gets underway.

2. In a similar vein, the gut renovation and expansion at 1020 Craft Road now has a building loan on file – $1.88 million as of April 3rd, courtesy of Elmira Savings Bank. The existing 10,500 SF industrial building has been gutted down to the support beams, and will be fully rebuilt with an additional 4,400 SF of space. The project is being developed and built by Marchuska Brothers Construction of Binghamton. According to the village of Lansing and the developer, the project will be occupied by multiple medical tenants.

3. The problem with tight publishing deadlines is that if a quote doesn’t arrive in time, you can either put it in afterward as an updated statement, or it gets left out. So on the heels of the report that Visum Development Group is upstate New York’s fastest growing company in terms of revenue (Inc.com’s guidelines were three-year period 2014-16 and at least $100,000 in revenue to start), I wanted to share this for those who might have missed the article update. The statement comes courtesy of Todd Fox, who was asked for comment and responded the following day.

“I would love to acknowledge the Visum team because without them I would never be able to accomplish what I am doing. I’m blessed to have the most passionate and talented people I have ever met. Chris Petrillose is my longest running team member and is the backbone of operations. I also want to acknowledge Patrick Braga, Matt Tallarico, Marissa Vivenzio, and Piotr Nowakowski. They are all rock stars and deserve so much of the credit for our success!

We are currently looking to expand into several new markets, which are as far south as Sarasota Florida and as far west as Boise Idaho. For the Ithaca market, we are essentially hitting the breaks on student housing for Cornell, as we beginning to experience some softening in the market. Our new focus is on for-sale condos and moderate-affordable rentals. We actually have multiple properties under contract and plan to bring about 1,000 to 2,000 new beds online over the next several years.”
Note the last parts. The market for student housing if softening. Visum will focus on for-sale condos and moderate-affordable rentals, things Ithaca could use more of, and 1,000 to 2,000 beds would certainly make a dent in the housing deficit. Of course, proof is in the pudding, so we’ll see what happens over the next several years.

4. The town of Ithaca was less than pleased about Maplewood’s request to extend indoor working hours until 10:30 PM. Labor, weather and building supply (wood frame) issues were cited as reasons for the needed extension. The Ithaca Times’ Matt Butler, who was at the meeting, provided this quote:

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Yikes. The “happy medium” the board finally gave in to was construction until 9 PM on buildings interior to the project site, away from the main roads. The tradeoff is that EdR and Cornell now expect to not have some of the later structures ready until August 20th, practically move-in day for all of Cornell’s on-campus undergrads.

5. Readers of the Voice and Times will know that the county is pursuing some of the $3.3 billion in federal dollars earmarked but not yet disbursed for opioid crisis treatment. While a temporary addiction facility is being prepared, there are plans in the works to open a detox and stabilization facility in Tompkins County. Unfortunately, it needs much more funding to move forward. The new facility will cost $11 million to build and make operational, and so far about $1 million has been received so far in grants.

For the purpose of this blog, I asked about the design beside Angela Sullivan and Senator Schumer – it is a conceptual design for demonstrative purposes, and a location for a new facility has not yet been fully determined. However, they intend to send a press release once a site has been selected.

By the way, the green logo at lower right is a giveaway on the architect – that would be Ithaca’s HOLT Architects, who are specialists in healthcare facilities.

6. New to the market this week, “Clockworks Plaza” at 402 Third Street in the city of Ithaca’s Northside neighborhood. The 12,821 SF building was one of the few sizable buildings built in Ithaca in the 1990s (1993, to be exact), and is on the market for $2.6 million. The current owner, masked by an LLC, bought the property for $1.5 million in April 2016, the same value for which it is assessed.

That came up on the blog here. The buyer was Steven Wells of suburban Boston, who purchased the property in a buying spree that also included 508 West State Street (former Felicia’s, empty at the time) and 622 Cascadilla Street. 508 West State is now rented by Franco’s Pizzeria. Zaza’s still occupies 622 Cascadilla.

As I wrote at the time of sale:

“They all have different owners, and they’re in varying physical conditions. The only thing that unites these three properties is all that are in areas the city as ripe for redevelopment for urban mixed-use in the Comprehensive Plan. Felicia’s was upzoned in June 2013 to CBD-60, permitting a 60-foot tall building, no parking required. 622 Cascadilla is WEDZ-1a, allowing for five floors and no off-street parking requirement. Lastly, 402-410 Third Street is B-4, 40′ max and 50% lot coverage, but allows virtually any kind of business outside of adult entertainment. Those are some of the city’s more accommodating zoning types, so we’ll see what happens moving forward. At the very least, the public relations game will be starting from behind the proverbial eight ball.”

The reason why the public relations game was ‘behind the eight ball’? He was the guy who sold 602 West State Street and adjacent low-income housing properties to Elmira Savings Bank. There were accusations that the transaction between Wells and the bank was poorly handled, with claims that the lease terms of existing tenants were changed improperly, and tenants not being told their homes were being sold. It’s not clear it that’s accurate, because no one would share their documents to prove their claims. But what is clear is that this created a nightmare situation.

 

7. It looks likely fewer people will be living in City Centre than first intended. The initial 192-unit mix was 61 studios, 78 one-bedrooms and 53 two-bedrooms. The newly-proposed mix is 33 studios, 120 one-bedrooms, and 39 two-bedrooms. It also appears the retail space has been reconfigured from four spaces to three, though the overall square footage appears to be about the same. There are some minor exterior changes proposed as well; paver colors, lighting, the types of metal panel used (Alucoil to Overly Dimension XP and Larson ACM panels), landscaping, and exterior vents. Assuming the PDF is accurate, the panel change is slight, but gives the building a slightly darker grey facade. Some of these changes are in response to code and safety discussions, others are likely value engineering.

8. From the city’s project memo, we see Greenstar’s new store (which is going into the Voice) and a pair of new if small projects.

The first is that it appears Benderson is expanding South Meadow Square again. Along with the pair of endcap additions underway, the Buffalo-based retail giant is looking to add a 3,200 SF addition to the west endcap of one of its smaller retail strings. The addition is on the Chipotle/CoreLife strip, next to Firehouse Subs. The dumpster enclosure currently on-site will be relocated to the Panera strip across the road to make room for the building, which will be flush to the sidewalk with…a blank wall. Seems like a bit of a missed opportunity there. The 35′ x 92′ addition has no announced tenant, though 3,200 SF is reasonable for a smaller restaurant or retail space (Chipotle is 2,400 SF, for instance, and Panera 4,100 SF; the stores in this particular retail strip, which includes a vitamin store, tanning salon and barber shop, are in the range of 1,380-4,089 SF). The total project cost is only $132,000, and no construction period is given in the Site Plan Review document.

The second is a “pocket neighborhood” in Northside. Barken Family Realty of Ithaca is planning to renovate two existing homes at 207 and 209 First Street, and add a new 2,566 SF two-family home behind the properties. They would be set up as a “pocket neighborhood”, consolidated into a single tax parcel with a common area, picnic tables and raised plant beds. The fence would be repaired and the gravel driveways improved. No demolition is planned, but five mature trees would come down to make way for the new home (6-8 new trees will be planted).

Hamel Architects of Aurora designed the new duplex, which is intended to quietly fit into the neighborhood context. Each unit will be two bedrooms. The $265,000 project would be built from October 2018 to March 2019.

9. We’ll finish this week with a potential new build. The above project was first showcased on STREAM Collaborative’s Instagram at an early stage. It is a 3.5 story, 11,526 SF building with 10 units (6 one-bedroom, 4 two-bedroom), and the two one-bedrooms on the first floor are live-work spaces – the front entrances are workspaces for home businesses. It is proposed along West Seneca Street, and only the south side of West Seneca allowed for mixed-uses like live/work spaces. Materials look to be Hardie Board fiber cement lap siding and trim. The design is influenced by other structures along West Seneca, and a bit from STREAM architect Noah Demarest’s time with Union Studio in Providence, Rhode Island, where he worked before setting up his own practice back in Ithaca – there are similarities between here and Union Studio’s Capitol Square mixed-use design in Providence.

The project actually was sent with its name and title, but fingers crossed, it will be part of a bigger article.

 

 

 





Tompkins Financial Corporation HQ Construction Update, 2/2018

23 02 2018

About the only major exterior facade work left on Tompkins Financial’s new headquarters is the stone veneer on the front face. I don’t have information on file on what kind of stone it is apart from a generic “stone veneer” description. It may be cast stone, a concrete masonry product mixed and molded to resemble natural-cut stone.

Over the blue and black air/vapor barriers, Dow TUFF-R polyiso rigid foam insulating boards are being laid between rails. Atop those, a second set of steel rails, called continuous anchors, are attached to the building. When the polyiso is attached and the rails are screwed on, the stone panels are slid into place, and then they’re mortared or caulked with silicone. There will be a gap between the polyiso and the stone that serves as a drainage cavity for water that gets absorbed and needs to be eliminated. 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.

The entrance canopy is up, and steel clasps for the sunshade installs on the front are ready for when the facade is nearing completion. The lights are on, and one can presume that with three months left in the schedule, most of the big interior tasks (utilities, drywall, fixtures) have been completed. Parts of the granite base appear to be in place, but most of the ground floor and its parking area remain a work in progress.





Bank Tower Renovation Update, 12/2017

28 12 2017

Not everything can or should be new construction. Today, it’s a look at the Bank Tower renovation on the Ithaca Commons.

Bank Tower, a seven-story building located at 202 The Commons, dates from 1932, with two two-story additions from the mid-1960s. It suffered from a common issue with older office buildings – as they age, they become less suitable for the needs of today’s businesses. Reasons cited include smaller and less flexible floor plates, fewer amenities, less sustainable and ecologically-conscious structures, accessibility, and utility concerns (telecommunications/integrated wireless networks). A look at your typical office photo gives some insight to the changes –  rows of desks and file cabinets gave way to cubicles and desktops, and in many places those too are being replaced with portables and open office formats. That means that the owner either invests in significant updates to keep a building competitive to its newer peers, or letting it slip downmarket – from Class A (premium/prestige), to Class B (mid-market) and Class C (below-market) space.

However, the first question any owner asks when deciding whether or not to renovate is, will it be worth the investment? In the case of Bank Tower, that answer wasn’t clear. Over the past several years, Bank Tower had lost a number of tenants – law firm Miller Mayer moved into renovated space in the Rothschild Building, which left two floors vacant, and Bank of America sold its local presence to Chemung Canal Trust Company in 2013, which moved out of the building under acrimonious circumstances in the spring of 2016. The average office building is about 90% occupied, and Bank Tower was clocking in with far less than that.

It’s also important to look at the larger trends in the local market. In Ithaca’s case, office space is typically small-scale, and very little is built without a tenant already in mind. Ithaca’s economy is growing steadily, but since meds and eds just build their own space, and tech jobs tend to be “asset light”, the demand for rental office space isn’t growing much. Also, with Tompkins Trust Company building a new headquarters a couple blocks away, which would consolidate several rented spaces into their spacious new digs, it looked likely that there would be a glut of office space by the end of the decade.

The Fane Organization had purchased Bank Tower in 1997, and was well aware of the market’s challenges. They were also aware of the hot apartment rental market. The first plan, announced in July 2016, called for a $4 million conversion of Bank Tower into 32 units of housing with 51 bedrooms (mostly 1-bedroom and 2-bedroom units). Renovations typically don’t require planning board review, but any exterior changes, or changes visible to the inside from the outside, would require Ithaca Landmarks Preservation Council (ILPC) approval, since the building sits in the Downtown Historic District. John Snyder Architects has been retained to design the new interior floorplans. In accordance with the city’s zoning, the first floor has to remain an “active use”, generally retail or commercial services, but some traffic-generating public and community options are permitted.

Around Spring 2017, rumors began to circulate that the residential conversion plan had been cancelled, and that the Fane Organization was in negotiations with a potential tenants. Those rumors panned out when CFCU Community Credit Union announced plans to move into a renovated Bank Tower next year, renting the building for use as their new headquarters. The credit union, established in the 1950s, has ten locations and about 184 staff, and has been in an expansion mode over the past several years. The move is expected to relocate 30 employees to downtown Ithaca from the current HQ in suburban Lansing, and create 20 new jobs as the credit union continues to expand.

According to a press release, the fourth and fifth floors will retain a traditional layout, while floors three, six and seven will move to an open-office format. CFCU will host a service branch on the ground floor. New windows, communications systems, and high-efficient utilities will be installed in the building. The sixth and seventh floors appear to be spec space, with tenants TBD.

On the ground and second floors, it appears the lobby area is being opened up to give it a more spacious feel, and interior demolition work continues, given the rubble chute off the side of 111 North Tioga Street.





Tompkins Financial Corporation HQ Construction Update, 12/2017

19 12 2017

Most of the scaffolding and netting has been taken down on the Tompkins Financial Headquarters in downtown Ithaca. Most of the glazing has been completed, and the Endicott “manganese ironspot” brick veneer is being attached, which isn’t so much a jet black as it is a dark grey. Definitely not as dark as the waterproof coat going on over the gypsum sheathing on the front facade, which will be finished with a grey stone veneer. Not sure why the change of materials on the front facade between U.S. Gypsum panels and Carisle CCW-705 air/vapor barrier, since it doesn’t look like barrier is being applied over the whole of the front before the coating is applied. If someone from HOLT Architects or LeChase Construction knows, feel free to chime in.

It appears there was one design change made late in the process – the rear stairwell, which was initially face with light grey aluminum panels, has instead been faced with the dark Endicott brick. Adds more variety perhaps, but I think the panels made for a less imposing rear face. We’ll be seeing the exact same color and brand of brick on another project, The Lux in Collegetown, where it will face the lower floors of the Dryden Road facade.

There’s still plenty of work left with the exterior finish work, stone veneer and granite base, not to mention interior work like drywall, fixtures and finishes. TFC staff should be moving into the new digs by the end of May.





Tompkins Financial Corporation HQ Construction Update, 10/2017

27 10 2017

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

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

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





Tompkins Financial Corporation HQ Construction Update, 8/2017

25 08 2017

At the new Tompkins Financial Headquarters under construction at 119 West Seneca Street downtown, it looks like most of the structural steel has been erected, and gypsum sheathing has been installed over the skeleton. The top (seventh) floor is set back slightly from the lower levels, and will use light colored aluminum metal panels on all sides except the front, which will use black brick and stone veneer. With the exception of the rear stairwell, the side and rear walls will be faced with a tan brick veneer on the lower floors.

Brick veneer can be tricky because it’s porous. Water can penetrate the brick and make its way to subsurface coatings, where moisture can do damage over time. As a result, builders have to use a water-resistive barrier (WRB) between the sheathing and the brick. This can be done a few different ways – with Simeon’s and DiBella’s, for example, they used a polyurethane spray foam.

In this case, it looks like there’s a bright blue-colored vapor barrier being applied over the sheathing, probably Carisle Coating and Waterproofing (CCW) 705 or similar. CCW-705 is a rubberized-asphalt adhesive laminated with a smooth, durable plastic film. Construction crews spray an adhesive (CAV-GRIP) onto the sheathing, and then roll out the air/water barrier sheets over the top, kinda like wallpaper. These unfurled sheets are then pressed over with a seam roller to ensure it’s firmly and completely applied to the building surface.  The edges of the sheets are then filled in with a liquid mastic, which is a putty-like waterproof filler and sealant. Once the surface is completely sealed by the barrier, tie plates are fastened with washers and screws, and the brick veneer is laid over the top, typically with a 2″ spacing for drainage and ventilation. It appears the brick may be underway on the western wall of the building, as shown in the first image below. Meanwhile, the bottom floor looks like a different sheathing material, some variety of Dow Thermax panels (fiberglass embedded in polyiso) from the looks of it.

Based on building elevations and girder brackets, the JPW Erectors crane located at the southeast corner of the site will eventually be replaced with the last steel sections for the building. The steel decking is in, and there’s ductwork for the HVAC rough-ins. Curious to see if they’ll have the building closed up before the first snow flies.

LeChase is the general contractor, and it looks like they have some union crews doing work on site – the Carpenters’ Union Local 277 and the IBEW (International Brotherhood of Electrical Workers) Local 241 have signage up, as do project team members JPW Erectors, Elwyn & Palmer (structural engineering), TWMLA Landscape Architects, and HOLT Architects.

 





209-215 Dryden Road Construction Update, 8/2017

19 08 2017

The Breazzano Center is occupied, so for practical purposes this project is complete. The interior and exterior finish work is wrapping up (interior moldings, some cosmetic exterior panels), and it looks like the new street seating, curbing and bike racks are in – the development team may hold off on plantings until next spring, depending on how well the project team thinks the new landscaping will grow in to its new environment, and by extension, its ability to withstand the winter months.

The interior is relatively dramatic for an office and academic building. There’s lots of natural light thanks to the glass curtain wall, the natural wood paneling gives it a warmer look, and the lighting underneath the staircases in the multistory atrium is a nice touch. If I have any interior critique, it’s that there’s so much transparent glass and bright light, it can feel a little disorienting, creating a feeling of space that makes the 76,000 SF building seem much larger than it is. Some of the breakout rooms and one of the tiered large-group classrooms are also included in the photos below.

The exterior is a big change of pace from the CMU-faced residential buildings (much of it from Jagat Sharma’s hand) that define much of Collegetown. The glass curtain wall is unique, for the time being. Personally, I’m not a big fan of the aluminum panels on the sides and rear, though I recognize the cost utility provided, and necessary protection of certain interior spaces like the broadcast studio on the fourth floor.

Speaking to some construction workers on-site (the same ones who kindly gestured me to go in and take a look), they were uncertain when construction would start on Novarr’s complementary 24-unit apartment building at 238 Linden Avenue next door. But a timeline from April suggests next month, with completion next summer. That sounds reasonable – finish with one building, transition immediately to the next. Work on Novarr’s 119-125 College Avenue townhouse project has yet to start either; it appears to be a makeshift parking lot for construction crews and company trucks.

Overall, it seems the recent work in this part of Collegetown and Ithaca is a net positive. With projects like the Breazzano, 238 Linden and Dryden South, within just a few years, a corner of Ithaca that once housed a few student-oriented businesses and mostly-rundown/vacant apartments will have been replaced with dozens of beds, office space for hundreds of Cornell staff, and classrooms for deep-pocketed students who visit for only a few weeks a year. Plus, it adds up to an additional $15 million or so in taxable property (and that’s accounting for the reduction as a result of the Tompkins County IDA PILOT agreement).  There’s a clear financial benefit to Collegetown business owners and to the city. Add an aesthetic bonus point for removing the power poles and shifting moving the electrical utilities underground.

The $15.9 million project will be 100% occupied by Cornell on a 50-year lease. Hayner Hoyt Corporation of Syracuse is the general contractor.

Before:

After:

 

The wording on these sheets conjures images of a stuffy, tense maître d’ addressing his staff.