3105 North Triphammer Construction Update, 3/2020

22 03 2020

This mostly reuses the Voice gallery writeup, but it’s a chance to publish all the unused photos as well.

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S.E.E. Associates/Andy Sciarabba’s new 9,600 square-foot office building at 3095 North Triphammer Road is coming along. The cast stone veneer has been attached, the doors and windows have been fitted, and interior steel stud walls are being built for its tenants (units can be merged if desired). At last check just after the holidays, Sciarabba passed along a note to give an update on the business end.

“We have signed one office tenant already, 1300 square feet and have a verbal commitment from another tenant, primary and acute care physician. We can accommodate up to seven tenants and we are using air source (electric) heat pumps. The shell should be ready for tenant fit up in January with the first occupancy about March. Our goal is to bring services to this part of Lansing which currently do not exist.”

The $500,000 project is expected to be completed by next summer. Local architect George Breuhaus is the creator of the design.

Additional project info can be found here.





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.

 





Harold’s Square Construction Update, 3/2019

24 03 2019

It seems we can move this one back into the under construction column? It’s been a weird few months.

The developers, L Enterprises (David Lubin) and Mcguire Development of Buffalo, parted way with Taylor the Builders, the construction manager, back in January. They were able to line up another construction manager in LeChase Construction of Rochester, which has done its fair share of work around Ithaca and Tompkins County. Issues with transferring control and insurance paperwork of the 300-ton crane, however, delayed the project’s construction by several weeks, but the project did finally resume in early March.

I can tell you that whole “craziness”, as project rep Vicki Taylor Brous put it, gave a lot of city staff and elected officials heartburn. Given the city’s recent policy of advocating for density and downtown development, a hulking, stalled steel skeleton was the type of thing that was going to really make any future project a difficult sell.

It was also very upsetting for neighboring business owners. The project has already created some frustration with its blockading of the Commons playground out of safety concerns. The construction, and lack thereof, created an unattractive nuisance, with people steering away from neighboring businesses and taking their money elsewhere. The abatement was shifted forward a year, but not without significant blowback from members of the general public who had taken the opportunity to air their grievances with the development team. The current plan is to have the office and retail space available for occupancy by the end of the year, with housing occupancy by spring 2020.

At the crux of the issue are claims by Taylor that the project had undergone significant changes and that Taylor wanted to be compensated for the late changes. Although downplayed at the time, it became clear in the months since that there were major programmatic and minor aesthetic changes. The programmatic change was the reduction of 30 micro units (for a new total of 78) to make way for an additional 10,000 SF of office space for an unspecified tech tenant, as mentioned in the revised IDA application. (For those curious, the rumor mill says it’s a growing local tech firm; 10,000 SF is about the right size for a 40-50 person operation). Most of its commercial spaces appear to still be on the market.

There have also been some substantial if overall minor aesthetic changes, partially as a result of transitioning some residential space back to commercial offices. Some of the metal panels are being replaced with a terra cotta exterior finish, elimination of a mechanical screen because the equipment was smaller than first anticipated, the addition of balconies on the corners, the elimination of two windows per floor on the south face in order to comply with International/NYS Building Code, and window revisions on the fifth floor for the new tenant.

The renderings at the end of this post were published in 2018. The designs are for the revisions that were reviewed by the planning board last month, with the exception of the fifth floor office tenants and changes to suit them. The only reasons I can come up for waiting to submit these changes, was that either they didn’t have to (as mentioned before, after approval, the circumstances required for re-approval are rather murky), or that they weren’t sure what was going to happen with the fifth floor and wanted to have all their revisions in one package to avoid further trips to the board. It’s not clear when they began negotiating with the tech tenant, and when Taylor started to have issues working with the developers.

Anyway, work has recommenced on the steel structure, as the eighth floor is built out. Since the upper floors have small floorplates, the building’s steel structure will likely top out before the start of summer. From there, it’s fireproofing, sprinkler systems, exterior and interior wall framing, rough-ins, sheathing, and all the fun stuff that makes a building begin to look like its final product.





Bank Tower Renovation Update, 3/2019

23 03 2019

It looks like interior cabinetry, fixtures and trim are being installed in the renovated Bank Tower’s first floor. As readers may recall, the first and second floors of the building will serve as the new headquarters for CFCU credit union. According to the Fane Organization’s Bank Tower website, renovated office space on the upper levels became available for occupancy in December. It doesn’t look like the website was recently updated, but the Loopnet listing was, and the put they offices on Craigslist as well. Here’s the ad:

“Locate your office in the best space on the Ithaca Commons. Bank Tower Offices, at the intersection of E. State Street and N. Tioga Street. Office suites on floors 3 – 7.

Completely renovated, with energy efficient VRF HVAC throughout, new windows, all LED lighting, high speed internet, luxury marble bathrooms and break room on each floor in a two elevator building. Secure access and security cameras.

Conference rooms with large video displays available.

Floors 6 and 7 feature open floor plan promoting community and collaboration in the workplace.

Floors 4 and 5 utilize historic building features of tall ceilings, big windows and inter-suite door systems so your space can be as large or as small as you need.

Floor 3 is newly configured with the conference rooms, spacious offices, and lots of interior glass for a bright workplace.

Contact us today for your personal showing. Available March 1, 2019.”

Taking a guess here, the webpage hasn’t been updated in a little while. The Loopnet posting is more informative.

“Bank Tower Offices is a rectangular, seven-story building that is constructed in the Art Deco style. The main commercial building was built between 1932-1933, with three additions in 1965, 1974 and 1982. It is being completely renovated, with completion date of March, 2019. The first and second floors are being occupied by CFCU Credit Union, with floors 3 – 7 available for lease. Renovation features include energy efficient VRF HVAC throughout, new windows 3 – 7, all LED lighting, high speed internet, luxury marble bathrooms and break room on each floor in a two elevator building. Secure access and security cameras, conference rooms with large video displays. […]”

The ad then repeats the Craigslist post, which seems like a subtle nod to Loopnet being the place for serious commercial leasing opportunities, while Craigslist is where you go looking for used couches. The attachments on Loopnet show that all five of the upper levels are available, with spaces ranging from 225 SF to 20,000 SF. Internal doorways between office suites give some flexibility on the lower floors for an almost-modular office space approach to expand and contract as needed, while floors six and seven go with the more fashionable open office floorplan. The ads suggest that, if 20,000 SF is the max available, and there’s 37,151 SF of leasable space, then CFCU is taking 17,151 SF. Interior photos below are from the Loopnet post, and show a suite arrangement on the fifth floor and the open plan on the sixth floor. No price per SF is listed, but phone inquiries can be made with Fane’s management firm, Ithaca Renting.

The project website itself, which is a bit hard to find (www.banktoweroffices.us), shows updated renderings for break rooms, bathrooms and state-of-the-art conference space on the third floor. Renders for the new first floor interior and exterior signage/decor are included in this post. The 1970s addition on the north side appears to get a hanging living wall treatment. Doing a cross-comparison, the new windows and cleaned exterior do a nice job sprucing up the nearly 100 year-old building.

 





Bank Tower Renovation Update, 12/2018

27 12 2018

Plodding along here; it’s been a year since the project description and introductory post was written. The Fane Organization, which owns the building, is touting January 2019 availability for office suites on Floors 3-7. Floors 1 and 2 are “the new world headquarters for CFCU Credit Union”. Given the windows opening tarped over and awaiting replacement, and the state of the ground level (drywall and rough-ins ongoing, but fixtures and finishes still a ways out), that seems a bit optimistic. I have not heard of any changes to the original plan for CFCU to open at 202-204 East State Street next spring.

The new building logo, courtesy of the Fane Organization.





Cayuga Medical Associates Construction Update, 11/2018

14 11 2018

Okay, let’s be frank. Given the original plan to open to open this project in Summer 2018, the new Cayuga Medical Associates building is running well behind schedule. It’ll be a substantial effort to have it ready for occupancy by the start of 2019, and given all that still needs to be done, early spring may be more likely for the 28,200 SF medical office building.

Most of the smaller windows are in place, but the storefront-style windows, with expansive panes of clear and translucent glass, have yet to be installed. None of the doors appear to have been installed yet either. Some of the aluminum coping has been attached to the edges of the roof, and most but not all of the standing seam metal roof is in place. The entrance canopy is also on the to-do list. Note that the blue waterproofing around the window openings will be covered over with the same dark grey aluminum coping used on the roof, while those waterproofed areas within the rough window openings will be faced with spandrel glass.

The off-white face brick does seem to make the building appear less imposing. Its size was one of the major concerns when going through the Cayuga Heights planning board. It’s hard to say how the interior is coming along, but I’d guess most utilities rough-ins are either complete or in progress (and many of the rough openings are sheathed in plastic to limit the chill and disruption of November’s winds). Most of the curbing and some of the new parking lot paving has been finished, but no plantings are in place yet, and at this late, cold point inthe season, the development team may just wait until early spring to fill out the landscaping.

Reminds me of my brother’s cars. Don’t drive like my brother.





News Tidbits 7/14/2018

14 07 2018

1. We’ll start of in Dryden with some revisions to the Trinitas project. This project has slowly but steadily been winnowed down in size. The original proposal in late May was 224 units and 663 beds. The June revisions dropped that figure to 22 units and 649 beds. Now with the latest set of revisions, the unit and bed count has fallen to 220 units and 610 beds. In other words, capacity has dropped by about 8% so far. A copy of the presentation Trinitas gave to the town board last month can be found in their minutes on the town website here.

From a site plan perspective, you can see a number of substantial changes – some townhouse buildings were lengthened in the southern corner, other strings shortened or broken up, the clubhouse/community building is now a mixed-use structure, and a couple of townhouse strings were deleted outright. About the only portion that was unchanged was the trio of structures closest to Dryden Road.

The early working name for this project was “Fall Creek Village”, which while referencing Fall Creek just to its north, may not have been a wise choice given the neighborhood of Fall Creek in Ithaca, which has been the epicenter for Ithaca’s gentrification. It was suggested they change the name, ideally to something with “Varna” in it. There’s about a hundred other pros, cons and general thoughts shared during the meeting, which can be read here. The project team would like to have approvals by the end of the fall, for a Spring 2019 – August 2020 construction period. As all the paperwork is filed, reviewed and discussed, expect more revisions to the project before any final approval is considered and granted.

2. Tompkins Financial may have relocated all its operations to its new headquarters, but that doesn’t mean its the end of the road for its old properties. 1051 Craft Road, formerly home to the Tompkins Insurance Agency, was sold to Ithaca Dermatology Associates of Ithaca on June 5th for $1.2 million. The 7,541 SF building was built in 1995 and assessed at $990,000, so Tompkins Trust did okay with the sale price – they purchased the building for $965,000 in 2007.

The new chapter is, as you might’ve already guessed, medical office and service space. With the assistance of a $1.5 million construction loan from Tompkins Trust, the Ithaca Dermatology is renovating the building for its new clinic. The hard cost of the renovations (materials/labor) is $1.025 million, and the spruced up facilities are expected to be open by January. Local architecture firm Chiang O’Brien, who have a specialty in medical facilities (they did Cornell Health’s new building and Planned Parenthood’s new regional HQ) is designing the renovated space, and Hammond Heating and Plumbing is the contractor.

3. If you’re looking for something interesting in local planning board agenda, there isn’t much to see at the moment. The town of Ithaca’s PB will be looking at a vacant lot subdivision between 721 and 817 Elmira Road (no future plans stated), and a lot subdivision on Enfield Falls Road to create three home lots and a large wooded parcel to be conveyed to the state as a conserved natural area. Over in Lansing, they’ll be looking at a plan for five micro-sized rental cottages at 16 Hillcrest Road.

4. The near-waterfront office building at 798 Cascadilla Street has been sold. 798 Cascadilla LLC made a deal with the too-similarly named Cascadilla 798 LLC for $2.55 million on Thursday the 12th.  As reported when then building went on sale, the 18,271 SF office building is home to Palisade Corporation, a software firm specializing in decision making/risk analysis tools. 798 Cascadilla LLC is the managing company for Palisade co-founder Sam McLafferty, who recently passed away. Cascadilla 798 LLC is a bit of a question mark – they were created in May and registered to this address, so maybe someone else associated with Palisade is buying it. The asking price for 798 Cascadilla was $2.7 million, and the tax assessment is for $2 million. Pyramid Brokerage’s David Huckle conducted the sale.

5. Maybe something the infill folks in the city want to watch – 622 West Clinton Street just sold to Jerame Hawkins, who two years ago wanted to do an affordable duplex (60% Area Median Income) to replace the old barn (yes, barn) at the rear of the property, as well as keep the existing house locked in as affordable housing. Carina would have supplied the modular units for the three-bedroom townhomes, and Finger Lakes ReUse would have salvaged the barn. Hawkins had applied for $135k in IURA federal grant funds, but the proposal was not funded. However, his purchase of the property now makes a potential affordable infill project somewhat more likely, though we’ll have to wait and see.

6. Color me intrigued – does Pat Kraft have a tenant lined up for the ground level of his Dryden South building at 205 Dryden Road? I have yet to see paperwork, but we’ll see.

7. It appears the Stavropoulos family, local landlords who have undertaken several smaller-scale projects in recent years, are about to add to their holdings. It would appear they are buying out Jagat Sharma’s properties as the well-known Collegetown architect heads into retirement (since he’s almost 80, I can’t blame him). The Stavropoulos purchased a four-unit house at 208-210 Prospect Street from Sharma this week (for $480k, well above the $350k assessed), and an LLC notice was posted recently for 312 East Seneca LLC, which is registered to the Stavropouloses’ home address. 312 East Seneca is also the office of Sharma Architecture (and the cat cafe), and was eyed as a potential Visum acquisition for its Seneca Flats mixed-use plan at 201 North Aurora Street (Visum has conceptual plans for versions with and without Sharma’s lot, so this sale doesn’t kill their plans, though not having the property shrinks it somewhat).

Slowly but steadily, the Stavropoulos are buying and building their way to significantly-sized landlords. Current projects include the 11-unit building finishing up at 107 North Albany Street, and the infill duplex planned for 209 Hudson Street. Last year, they developed four units at 1001 North Aurora Street, and they have a dozen other properties throughout the city under the business name “Renting Ithaca“.

8. We’ll leave this off with some thoughts from the Tompkins County Housing Committee, with four initiatives it will be pursuing to help address the lack of affordable housing in Ithaca and its surrounding environs:

I. Solicit the state attorney general for ways it might be able to legally expand or enhance its Community Housing Development Fund with Cornell and the city of Ithaca. The CHDF is the only way the county can fund housing development since it can’t legally fund housing development directly, but CHDF is relatively limited in its scale and abilities.

II. Develop a proposal for a municipal matching fund to help with grant writing for affordable housing, zoning improvement and infrastructure to serve affordable housing.

III. Planning staff will conduct an infill site analysis in development focus areas (Downtown, State Street Corridor). This would potentially find opportunities in surplus or underused county property that may be developed as affordable housing through an RFP process.

IV. Planning Staff will participate in the Policy Lab Study (“Jennifer and George’s Study”) to provide data and help inform the client committee. I honestly have no idea what this refers to.