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.

 





City Centre Construction Update, 6/2019

18 06 2019

For my practical purposes, I’m going to call this one complete. The 193 apartments opened for occupancy at the start of the month, and interior framing and utilities installations are underway for the three ground-floor commercial tenants (Collegetown Bagels, Chase Bank, and the Ale House) later this summer. Landscaping and pavement is in, although the underground garage was cordoned off. With no good angles aloft, it’s not clear if the 7.5 kW rooftop solar array is in place yet.

Overall I think this project will be a real asset to Ithaca’s Downtown. It creates an active-use streetwall where there was once dead space, and extends and enhances the activity of the Commons and the other side of the 300 Block of East State. The addition of over 200 new residents downtown (224 if one per bedroom or studio) will also benefit local business owners with a steadier crowd than the workforce 9-5 and hotel guests. The project is a 218,000 SF, $52 million vote of confidence in the future of Ithaca’s urban core.

The design, however, is pretty average. The curved wall facing East State and North Aurora is a nice touch (and good on the Planning Board to push for the cornice), but the mishmash aluminum panels makes me think of an old beater car that had its original fender panels replaced with those a different color. As always with architecture, to each their own.

First person to name all the people in the Ithaca art mural in the photo set below gets a shoutout on the blog.

Background information and the history of the project can be found here. The project team includes Newman Development Group, Humphreys & Partners as architect, Whitham Planning and Design LLC as the team representative and point of contact for the review process, and T. G. Miller PC for civil engineering and surveying work. EC4B Engineering handled the mechanical, electrical and plumbing (MEP) engineering, and Taitem Engineering served as the energy systems consultant.

Before:

After:





Tompkins Center for History and Culture Renovation Update, 3/2019

25 03 2019

The Tompkins Center for History and Culture is on track to open in a few weeks. I have not seen a specific date, but it will be sometime in April.

I stopped by to take a few quick photos, when The History Center’s Executive Director (and candidate for town of Ithaca supervisor) Rod Howe opened the door and asked if I wanted a tour. Unfortunately, it was not going to work with my schedule that day. Luckily, a sneak peak of the interior can be found on the TCHC’s Facebook page.

***

Throwback time. This photo comes courtesy of Terry Harbin. This was once the 100 Block of North Tioga (across the street from the TCHC. The Blood Building, 109-113 North Tioga, was built in 1870 and also known as the Old Masonic Block.

This photo appears to come from the mid 1960s. For one, the Cornell library to the north (left) has been demolished, and that happened in 1960. For two, the car in the foreground is a 1963 Plymouth Fury, which had a unique slantback front end (growing up in a family of mechanics had to come in handy for something). The car behind it is a 1963 Chevrolet, since most Chevy models upgraded to three tail lights on each side for 1964, and that body style was ’62-’64 only. The truck, eh, not so good with, I don’t remember so many of those in my family’s shops. It’s a Chevy in the same mid 1960s time frame.

Even in Ithaca’s salty winters, the cars probably outlived the building. It would come down in 1966 and, several years later, be replaced by the new Bank Tower addition, which was built from 1974-75. The little third-floor addition on top of that came along in the early 1980s. You can still its outline on Bank Tower’s north face.

Also, note the building that once stood where the Seneca Garage is. It was a last ditch effort to revive downtown, but Urban Renewal removed a lot of tired but attractive buildings that Ithaca and many other communities are trying to recreate (in form if not necessarily style) today.





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.





City Centre Construction Update, 3/2019

24 03 2019

All of City Centre’s retail occupants have been identified – The Ale House, Collegetown Bagels and Chase Bank. Although two of three are cannibalizing other Downtown locations, the move comes with some benefits – it’s an expansion for CTB and the Ale House, and the Ale House is expecting to add 20 jobs, and CTB will likely add a few new positions as well. Chase is totally new, and if the average bank branch is 2,000 SF and 6.5 staff, it seems safe to assume that a 5,357 SF branch/regional office is probably 12-15 staff. Ithaca’s own HOLT Architects is engaged in some minor building design work and Whitham Planning and Design is doing the landscaping (including the heat lamps, string lighting and fire pits), Saxton Sign Corporation of Auburn will make the signage, Trade Design Build of Ithaca and TPG Architecture of New York will flesh out the interiors, and East Hill’s Sedgwick Business Interiors will provide furnishings. Clicking here will allow you to scroll through the interior layouts for the retail spaces.

A glance at their Instagram suggests that as of a week ago, about 100 of the 192 apartment units have been reserved. There don’t appear to be any particular trends in the unit selection, an off-the-cuff suggests a similar occupancy rate for studios, one-bedroom and two-bedrooms, and there’s no strong preference in floors, though perhaps there’s a slight preference towards interior-facing units (I wouldn’t call it statistically significant). It appears they’re filling at a good clip now that graduate and professional students are making their commitments to Cornell (professional students, for example business/MBA and law/JD students, tend to be older and wealthier, and are one of the target markets for the project). If trends continue, the project will be in good shape for its June opening, with full retail occupancy and high residential occupancy, even at City Centre’s decidedly upmarket prices.

On the exterior, some of the Overly and Larson ACM metal panels have yet to be installed (mostly on the back./interior side), trim and exterior details are partially in place, and the ground level is still being built out with commercial doors and utility fixtures (garage doors for commercial deliveries, for example). The roof membrane doesn’t appear to be in place yet either. Overall, though, the exterior is substantially complete, and it looks like the will finish out over the next several weeks on schedule, which is a pretty big deal for a 218,000 SF $53 million project. Kudos to Purcell Construction and their subcontractors on that. Signage and landscaping will also go in this spring. I’m not big on the patterning of the metal panels (which looks like design by MS Paint), but it seems to be the go-to exterior material of choice.

Background information and the history of the project can be found here.

 





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.

 





Masonic Temple Renovation Update, 3/2019

23 03 2019

This project continues to crawl along at its slow if steady pace. It appears that the deteriorated concrete steps are being replaced. Seems reasonable to think the door is covered over because there happens to be a gaping hole on the exterior side; sure, there’s a slapstick comedy aspect to that, but I still remember when two workers fell through an elevator shaft at the Fairfield Inn when that was under construction six years ago, and not only were there severe injuries, the lawsuit put the local living-wage contractor out of business.

It also appears that new historically-appropriate windows have been installed, and the railings have been installed for the new cellar stairs and the wheelchair ramp to the auditorium space. The graffiti has been there. It’s not clear if the roof membrane has been replaced yet, and the exterior will be cleaned at a later date. The outside is fairly far along, but from the windows there appear to be few if any signs of significant interior work underway.

As before, there has not been any news regarding commercial tenants signed up to fill the renovated space once it’s complete – a January posting on Loopnet listed a 4,000 SF space on the first floor, a 6,668 SF space on the first floor, and 6,666 SF space split between the second and third floors. A retail renter of the whole building gets a discounted price of $8 per square foot for a five-year lease, whilerenting just one of the spaces will cost $10-$14 per square foot for a five-year lease. The Fane Organization tends to be very tight-lipped about their business deals, so no word on any potential tenants. The $1.5 million renovation is being designed by architectural preservation specialists Johnson-Schmidt & Associates of Corning, and renovated by McPherson Builders of Ithaca.