Tompkins Financial Corporation HQ Construction Update, 4/2017

25 04 2017

I could see the clouds to the north and west, I knew the rain was coming. I even glanced at a radar still on my phone and assumed that, as most fronts tend to do, it was moving west to east in a diagonal SW-NE band – by that logic, I had about fifteen minutes to take photos, run to my car and get my umbrella. As it turns out, the front was pushing north to south. So I did not have fifteen minutes. I had five. Oops.

Anyway, TFC’s new HQ is topped out and decked with corrugated steel (a bit sooner than anticipated), though it’s not built out – the rear (north) flank and the east flank are missing. Those are the portions that will be built over the surface parking. You can make out a couple of the support piles in the pics below, and those will tie into the structural columns in the garage area, and into the structural steel of the upper levels. As noted with 201 College, it’s a bit unexpected that the structure would top out before even a single floor is built out, but it is what it is. The building’s height is there, but in terms of breadth, it’s less than half of the final product. The elevator core is at full height, and the steel stud wall and gypsum sheathing on the back separate the future ground-floor bank branch from the rear parking, which will be reserved for customers and clients. Pipe scaffolding has been erected as workers begin work on the interior (sprinkler system, utilities rough-ins).

Occupancy is intended by March 2018. JPW Erectors, a division of the JPW Companies of Syracuse, is in charge of the framing, while LeChase Construction is the general contractor. HOLT Architects penned the 110,000 SF building’s design.





Tompkins Financial Corporation HQ Construction Update, 3/2017

25 03 2017

Apparently I forgot to to an update on the Tompkins Financial project last month? It must have slipped off the radar after the Voice received its spark notes version. Funny how it was about 60 F when the February photos were taken, and about 30 F when the March photos were snapped.

Anyway, structural steel framing is underway, giving an idea of the bulk of Tompkins Financial Corporation’s new 110,000 headquarters at 118 East Seneca Street. Framing has started for the first five floors of the seven story building, and mor beams will be built upward and outward – note the indents in the elevator core on the side facing Seneca Place, intended for future steel beams. The lowest floors have also received corrugated steel decking. There are still a couple of floors to go, as evidenced by the wood forms on the elevator shaft. The concrete will extend another two floors before it’s topped out. The building’s ground to rooftop height will be exactly 100 feet.

A May or early June topping out seems plausible. Occupancy is intended by March 2018. JPW Erectors, a division of the JPW Companies of Syracuse, is in charge of the framing, while LeChase Construction is the general contractor.

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602 West State Street Construction Update, 3/2017

21 03 2017

The new addition has risen out of the ground at Elmira Savings Bank’s new $1.7 million branch office at 602 West State Street. The cinder block shaft will host the elevator shaft/stairwell, and the steel framing is underway for the new 1600 SF north extension. The non-historic blue paint is being stripped from the bricks of the existing structure, and from the plastic on the roof, it looks like a new roof is being laid, probably EPDM (synthetic rubber) or something similar. The building’s insulation is being updated, and the plan is to have an all-electric HVAC system (heat pumps).

Although the initial press release called for March opening, June or July seems more likely. Elmira Savings Bank will occupy 3,300 SF on the first floor. The second floor, also about 3300 SF, will host for-rent office space. HOLT Architects is in charge of design, and Edger Enterprises is in charge of the buildout. Based off the signage, it looks like John Mills Electric (IBEW Union, Local 241) is doing the subcontracted electrical work.





602 West State Street Construction Update, 1/2017

13 01 2017

With the sidewalk along Meadow St closed off, getting up close to the Elmira Savings Bank project just became much more difficult. From the front, there hasn’t been much exterior work yet – judging from the dumpster, Edger Enterprises has been more focused on gutting the interior of the hundred year-old building. It does look like that, since November, some of the historically inaccurate blue paint has been stripped from the east facade. It doesn’t look like there’s been much progress on the new wing on the north side, the foundation looks about the same at it did two months ago. Dunno if they’ll be hitting that March 2017 completion date.

More info about the project can be found here.

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Tompkins Financial Corporation HQ Construction Update, 12/2016

18 12 2016

The future headquarters of Tompkins Financial Corporation is starting to rise from the ground at 118 East Seneca Street. The elevator core and south stairwell are being poured section by section. Forms are being put into place to build the next level of the core. It looks like structural steel surrounded by concrete fortified with steel rods (rebar). The small holes within the elevator core are where the structual steel of the superstructure will tie in. The basement appears to be fully excavated with all the wood lagging in place. The four H-shaped steel bars next to the elevator core are piles, which will carry the building load. More on those in a minute.

The basement for the TFC HQ is a bit of an unusual setup. The excavated portion (12-13 feet deep) only encompasses the floor plate for the basement and ground floor. The second to seventh floors will have larger floor plates. The elevator core actually sits at the northeast corner of the ground floor’s floor plate – the area between it and the Hilton Garden Inn will be the driveway, and behind it, the customer parking lot. Stairwells to the upper levels will also rise on the northeastern boundary of the property, and the northwest corner of the first floor, close to the parcel’s lot line with the DeWitt Mall. The upper floors will have the support of additional load-bearing columns along the perimeter of the property (they will tie into the end-bearing steel foundation piles seen here in August, which seem to be capped and at ground level now).

Along with the perimeter piles and the piles within the ground floor plate, four support columns will rise from through the parking area to the floors above. Those appear to be pile caps for two of those support columns in the second to last photo. The four H-shaped steel bars are capped with a thick block of concrete from which the support columns will tie into, and use as their base. The weight of the building will be transferred through the steel structure, through the pile cap and evenly distribute the weight into those piles, which will transfer the load down into very firm soil 65-70 feet below ground level. This is what will give the building its stability.

Anyway, seems like I forgot to take photos of the drive-thru bank branch under construction across the street – which is probably close to completion at this point, if not already. The $31.3 million office building will open in March 2018. LeChase Construction is the general contractor, and HOLT Architects is responsible for the design.

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602 West State Street Construction Update, 11/2016

29 11 2016

It’s been a busy period for construction starts. Elmira savings Bank has started work on their new branch office at 602 West State on Ithaca’s West End.

The project itself isn’t controversial. But the $1.75 million purchase in December 2015, followed by the very controversial eviction of three low-income families so that their homes could be turned into parking lots…well, that didn’t go over very well, nor should it have. Now with the chance to do some retrospective, it appears that the primary malefactor was the previous property owner, who signed new leases with the tenants but didn’t tell Elmira savings Bank when he sold them the properties. Elmira Savings Bank could have saved themselves many headaches if they had done some due diligence by meeting with the tenants of the properties they were purchasing, but, live and learn, sometimes the hard way.

Plans call for renovating the 5,000 SF building that once housed the Pancho Villa restaurant, a 1,600 SF addition on the north side of the building, and a new drive-thru for bank customers. 16 parking spaces will be included. Edger Enterprises of Elmira will be the general contractor for the $1.7 million project, which is expected to be completed in March 2017. HOLT Architects, headquartered just across the street, is the design firm on record. The primary change during the review process was to limit the house demolitions – the board strongly encouraged ESB to find a partner to develop those lots rather than convert them to parking. At the moment, one of the houses has been torn down to make way for the drive-thru, but the other two will be left as-is and vacant for the time being.

The new addition will incorporate a limestone base, red brick similar to that of the existing structure, Alucobond anodic satin mica colored metal panels above and below the aluminum window curtainwall, and Hickman sandstone-colored metal roof coping. The blue painted brick will be restored to more historically accurate grey-green, and the bricked-in windows will be restored. Bronze-colored metal sunshades will be installed over the windows, and the steel drive-thru canopy will be the same color. The roof will be a white single-ply membrane.

In the construction photos, the new addition has had its foundation excavated and it looks like the concrete is in the process of being formed and poured, with subsurface utility lines poking out in the excavated, yet to be poured portion. The small windowless addition and fire escape on the western wall of the existing structure have been removed as the building advances through renovation – the first and second-floor doors will be replaced with appropriately-sized and historically-accurate windows to match the bricked-in window towards the front.

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Tompkins Financial Corporation HQ Construction Update, 10/2016

13 10 2016

Normally, the phrase “wow, what a hole” isn’t a good thing. Here, it’s fine. Since this is a large, heavy building, and the soil near the surface is liable to settle and risk upsetting the building foundation, a deep foundation is required. According to the geotechnical report by Elwyn & Palmer, the end bearing piles will penetrate 65-70 feet into the ground. At this depth, the material is stable enough to allow each pile to handle the required heavy weight. The basement floor slab will be about 12 or 13 feet below street-level.

Across the street, the new 965 SF drive-thru building is moving right along. The much smaller building sits on a much easier, quicker and cheaper concrete slab-on-grade foundation. The metal clips on the west wall are for the limestone veneer, just like the panels on the corners. The wall will have metal screens with which vine-spreading plants will grow up and through, creating a green screen intended to make the otherwise blank wall more attractive to neighbors and passerby. The area by the front will have a glass-encased entryway and dark metal panels overhead.

More information about the project can be found here.

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