Ithaca Marriott Construction Update, 10/2016

11 10 2016

Home stretch for the Marriott. Official opening is November 15th. Although that means they’ll be opening towards the start of the slow season for the local hospitality industry, the general manager says they hope that it’ll give them a chance to work out any wrinkles in service before the lodging season perks up again in March. Hiring has been underway for service staff, with full employment expected to be somewhere between 50 and 60, 75% full time, with wages starting at $10 plus tips for restaurant wait staff, up to $18-$19/hour for other service positions.

From what can be found by playing on the Ithaca Marriott Downtown on the Commons webpage, a mid-week one-night stay in a king or double queen will set you back $195 at a minimum, while the weekends start around $269/night. A run-down of some of the amenities can be found on the website, or in the August construction update. The hotel will have 151 regular guest rooms and 8 suites, which are the rooms with the floor-to-ceiling glass at the corner of State and Aurora.

The Nichiha metal panels are almost complete, with just the west face exposed at this point. I did not expect them to be so bright, beyond the unintended gleam-o-vision of my camera. The rooftop mechanical penthouse has been framed but has yet to have its exterior panels attached. Some of the Marriott signage has been attached already. Most of the stone veneer has been attached, although the finishes for the Commons entrance are still a work in progress. Judging from the plastic sheets on the roof, the synthetic rubber membrane still has yet to be applied. Photos on the hotel’s facebook page show that the front desk is in and sheetrock has been hung and mudded in some places (the “mud” is a premixed joint compound used to cover joints and seams and to allow for a smooth finish for painting). The banner at the top of the penthouse says “The Place To Be”, with the Marriott logo at top.

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Ithaca Marriott Construction Update, 8/2016

27 08 2016

If all had happened to plan, the hotel would have opened this past Tuesday. Unfortunately, things did not work out as planned, as it often happens with large construction projects. Marriott’s website gives an October 2016 opening. A few simulations of the room interiors are included below. If I remember right, a while back someone told me that the rooms are a little smaller than Marriott’s standard (which looks to be true – the king-sized rooms are 300 SF, and comparables that I’m finding at other Marriotts are 360 SF), so the interiors were designed to be more plush and higher-quality to compensate. Among the amenities include 49″ TVs, Wi-Fi, mini-fridges, a business center, a fitness center, an “M Club Lounge“, laundry service, complimentary coffee/tea, down comforters, and a bunch of other things that are staples of premium hotels. The in-house restaurant will be called “Monks on the Commons”, and serve American comfort food, breakfast, lunch and dinner. Kinda interesting to see which local restaurants they chose to highlight on their website.

Of the 159 rooms (finally, a confirmation it’s not 160!), 8 will be suites, and the hotel’s 3 meeting rooms total just under 2,500 SF. I tried to set up a reservation to see the prices, but the website wasn’t allowing bookings. The “largest event space” can hold 198 guests, along with the ridiculously cheesy line of “Reserve our wedding venue in Ithaca, NY and say ‘I do’ in a ceremony as unique as your love. ”

So, those are to-be’s, now to the what-are’s. On the outside rear, the Nichiha metal panels are being attached to the waterproofed sheathing. The brick is done, but the stone veneer on the lower floors has yet to be applied. You can get an idea of the interior work underway by peering through the suite rooms, which face the Commons and State Street; notice the work on the ceilings progressing as one works their way down from the top floors.

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News Tidbits 7/16/16: Summer Storms of a Different Kind

16 07 2016

1. It looks like the first round of funding has been filed for INHS’s 210 Hancock project. The $7,790,511 construction loan was filed with the count on July 11th, with the lender of record listed as “CPC Funding SPE I LLC”. CPC is the Community Preservation Corporation, a non-profit lending institution funded by 69 different lenders in a revolving loan fund in New York, New Jersey, and Connecticut. This includes big banks like Citi and wells Fargo, and smaller regional banks like Chemung Canal Trust. Since affordable housing isn’t intended to be a moneymaker, it’s difficult to get lenders to cover the construction costs of a project. CPC serves as a middleman, allowing multiple private lenders to engage in modest amounts of financing for affordable, multi-family housing.

The 54 apartments and 5 townhouses partially funded by this loan are expected to be ready for occupancy next summer.



2. Things aren’t going well with the Old Library redevelopment. In Tuesday’s joint meeting between the ILPC and the Planning Board, some felt the current design of Travis Hyde’s DeWitt House proposal was too dull, some felt the previous design was best, and some fell in between. But, it seems like none of the three approaches has enough support to get a Certificate of Appropriateness, with a few of the members feeling that no design will work for the site because they feel they’re all too big. Frost Travis replied that the project can’t afford a major size reduction and still be feasible. Now the county’s getting involved since they selected the Travis Hyde proposal, and things are getting quite contentious.

Doing a quick check, for at least the previous iteration, the Travis Hyde proposal was about 85,600 SF, and the Franklin/STREAM condo proposal was 5 floors and 58,000 SF. Would residents have pushed Franklin/STREAM to reduce floors and potentially make the condo project infeasible? Who knows. If folks start clamoring for three floors or less, that will likely eliminate any proposals due to the cost of rehabilitation and reconstruction, and the county will have no viable options for a building in need of expensive repairs just to be usable. We’ll see what happens next month.

3. Namgyal Monastery has officially sold its city property. The house they owned at 412 North Aurora Street sold for $275,000 on the 13th, which is the same price it’s assessed at. Namgyal has purchased for the property for $150,000 in November 1992. A 2006 assets assessment placed the value of the Aurora Street house at $300,000, which might have been a bit generous.

On the one hand, the sale nets the monastery funds to continue construction of the new 13,000 SF facility on South Hill, which was recently selected to be a site of the Library of the Dalai Lamas. On the other hand, their webpage states they intended on keeping the Aurora Street house.


4. The Ithaca Times’ Jaime Cone, new wind turbine laws in Newfield may effectively prohibit their construction. The town of Newfield decided to expand the radius of legally required unoccupied space from 1.5x the height of the turbine, to three times the radius of the propellers. In the case of the turbine that Black Oak Wind Farm (BOWF) was looking to put there, that raised the necessary easement support area from within 750 feet of the base, to 1,760 feet. Also, instead of 750 feet away from occupied structures, it’s 1,760 feet from any property line – in case anyone wanted to build on vacant land. Quoting Marguerite Wells, the beleaguered project manager of BOWF, “It makes it unbuildable…It’s a common way to outlaw wind farms in a town, to make the setback impossible.”

Apparently, things are so bad now, the town of Newfield voted to block a BOWF driveway that routed through Newfield to get to one of their Enfield sites. Given that a Tompkins County town is actively preventing and being malignant towards alternative clean energy sources and providers, it’s surprising there hasn’t been grater push-back from the sustainability proponents.

Overall, it’s been a rough month or so for green energy producers in Tompkins County – Ulysses is furious at Renovus and their solar panel installations, and Lansing’s planning board wants to vote in a moratorium on commercial solar panels.

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5. The county’s PEDEEQ (Planning et al.) Committee is voting next week to take $2,500 from the county’s contingency fund to host a housing summit this fall. Another $2,500 will come from the Planning Department. The purpose of the $55,000 summit is to take all the updated plans and housing needs assessments (the county’s, which is the big one, is due out next week) and figure out way to incorporate them into an updated county housing strategy. $45k comes from a Park Foundation grant. From the tone of the summit description, it doesn’t sound like the county’s affordable housing issues have improved since 2006, but we’ll see just how severe the housing issue has become when the study comes out later this month.

On a separate note, the county is looking to award the 23-bed Amici House project $225,000 in affordable housing grants, plus a loan forgiveness of $75,000 in pre-development costs.


6. To round out this week of mostly unpleasant news, Mark Anbinder at is reporting that the Marriott’s opening will be delayed from August 23rd to a likely opening in October, according to the director of sales. However, as extra padding in case of further delays, it appears won’t be taking further reservations for dates before mid-November. Unfortunately, this is well past Ithaca’s big tourist season, so it’s a safe bet to say neither Marriott nor the folks who had August and September reservations are pleased.

Ithaca Marriott Construction Update, 6/2016

16 06 2016

The Marriott is moving right along. Ten stories of reinforced concrete topped out at the beginning of May, with the mechanical penthouse being the last component. Exterior steel stud walls have been erected, fire-proof gypsum sheathing is being installed, and the black waterproofing material has been sprayed all along the front (east) face, and most of the back (west). Work on the brick veneer is steadily progressing up the north and south faces. The first floor facing South Aurora will have a stone veneer, while the top floor and the overhanging portion of the west face will use a few different shades of grey Nichiha fiber cement panels.

Work is also continuing inside as well – interior stud walls, electrical, plumbing, and HVAC. Specialty projects such as utilities are typically handled by various sub-contractors selected from bids.

In case you missed it, I did an interview with contractor W.H. Lane Inc. about the project for the Voice here. Plans still call for an August 23rd opening. During a debate on diversity at the latest city PEDC meeting, TCAD’s Heather McDaniel mentioned that Marriott has already hired four staff for the new hotel, of which three are women, including the general manager.

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Ithaca Marriott Construction Update, 4/2016

29 04 2016

Just clearing out the photo stash. An interview with Marriott contractor Mark Lane of W. H. Lane Inc. can be found on the Voice here.

Also, in the first photo, that’s probably the third-ugliest BMW in the world.

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Ithaca Marriott Construction Update, 2/2016

1 03 2016

Now that the fairly complicated foundation work has been completed, things are moving along at a good pace over at the Marriott construction site in downtown Ithaca. Concrete has now been poured up to the seventh floor of the ten-story building. USG Securock glass-mat sheathing panels are being attached to exterior metal stud walls erected over the lowest levels. The floors are covered in plastic sheets from about the fourth level down, a sign of sprinkler fitting and major utilities roughs-in underway (given the major heat wave in the medium-range forecast, they may not be needed much longer).

A story I’ve heard through the grapevine is that Marriott worked with developer Urgo Hotels to design a new room design format for this Ithaca project. The rooms will be at a premium price point, but somewhat smaller than most comparable hotel rooms, so Marriott is approaching the hotel and the rooms themselves with new styling concepts that make efficient use of the space while maintaining a high-end look and feel to each hotel room. Marriott has a history of working with Urgo for new design areas, so if done well, this will be yet another proverbial feather in their cap.

This project gets a lot of flack from certain angles for not being “Ithaca-like”, but given that the site had been a small, awkwardly-accessed parking lot since the Green Street garage was erected in the early 1970s, it’s a huge, huge improvement. The hotel’s 160 rooms are expected to average occupancy between 70 and 80% (the market average is closer to 60%, but new hotels and downtown locations tend to have higher occupancy rates). That translates to 112 to 128 travelers on any typical day who will literally be able to walk right out onto the Commons, eating at restaurants, shopping at the boutique stores and spending their dollars on the “Ithaca-like” businesses that people hold near and dear. Not only does the project create dozens of jobs downtown, it has a real stabilizing effect on other businesses by offering a steady stream of well-heeled customers that will buoy bottom lines and be an asset to shopkeepers and restaurateurs as they ride out slow periods. For nearby businesses, there’s reason to look forward to its August opening.

The $32 million hotel was designed by  Cooper Carry Architecture of Atlanta, and Binghamton-based William H. Lane Inc. is the general contractor.

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Ithaca Marriott Construction Update, 12/2015

14 12 2015

With the foundation work completed, the downtown Ithaca Marriott is heading skyward, now up to the third floor as of these photos from last week. From Green Street, one can see the rising south stairwell, the future trash and recycling room (basement floor), future restrooms and offices on the lobby floor, and hotel rooms on the floors above the lobby. Also on the basement floor are the fitness center, maintenance and linen rooms, storage space and utilities. Delivery trucks will pull in and unload under the cavernous space on the left side of the second photo.

The lobby area facing Aurora Street may just be a concrete shell with some temporary lighting rigs at the moment, but in a year or so, that space will host a new 80-seat restaurant, which will be combination of lounge seats, bar seats and traditional tables. The kitchen and prep area will be set back from the street, facing the Green Street garage.

The second floor facing Aurora Street, which will have a glass curtain wall (or as it’s called in the elevations, a “thermally broken translucent linear channel glazing system”), will contain two large meeting rooms. 4 guestrooms will also be located on the second floor. Above that, the third floor will have 14 guestrooms, assuming the 2013 construction docs are still accurate.

The 10-story, 159 room hotel is expected to cost over $32 million and. According to the Ithaca Times, a general manager has been named and the hotel will officially open for its first guests on August 23rd, 2016. Suburban D.C.-based Urgo Hotels is the developer, Atlanta’s Cooper Carry Architecture is the designer, and William H. Lane Inc. of Binghamton (with a new Ithaca office as of last year) is the general contractor.

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Ithaca Marriott Construction Update, 10/2015

21 10 2015

Over at the site of the new downtown Ithaca Marriott, the foundation has been dug and set, and the project is now about level with North Aurora Street. The rebar (reinforcing steel bars) that sticks out of the concrete footings will be used to tie-in the hotel’s walls as they’re constructed. Wooden forms are in place to provide rigidity and shape while newly-poured concrete hardens, and they give support to the rebar rods embedded in the concrete. The forms will move further upward as more concrete is poured and cured. On the side closer to the commons, caisson tubes, massive open pipes, encase the rebar up to 30 feet below ground level. These will transfer the heavy load of the upper floors down to the bedrock below, providing structural stability for the future 10-story hotel. Some of the materials have been supplied by UFP Concrete Forming Systems.

The foundation walls vary in thickness depending on the weight they’re designed to hold. The newly-poured section next to the Green Street garage will hold the elevator shaft, stairwell and space for utilities.

Contractor William H. Lane of Binghamton has a crane on site, and steel erection above the foundation walls will start fairly soon from the looks of it. The 159-room hotel should open next summer if all stays to schedule.

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From August 29th:

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Ithaca Marriott Construction Update, 8/2015

4 08 2015

Over at the Marriott Construction site at downtown Ithaca’s 120 South Aurora Street, all of the caissons have been drilled and work is continuing on the foundation of the new 10-story hotel. Concrete foundation footers have been have been set on top of the caisson piles, with rebar sticking out to tie-in the walls as they’re built up. The foundation walls are being poured in a range of sizes, depending on how much weight they’re going to hold. A couple footings with much taller re-bar likely indicates the location of future stairwells, elevator shafts, and utility space.

Note the plywood on the Green Street parking garage in the first photo. As workers were drilling the last caisson, the rig broke, tipped over and smashed into the wall of the garage. Thankfully, that section had already been closed off due to the construction, and no one was hurt.

Maryland-based Urgo Hotels plans on opening the $32 million, 159-room hotel during the third quarter of 2016 (July-September time frame). The hotel will include a host of amenities, a fitness center, a restaurant with indoor and outdoor seating, and 3,000 sq ft of meeting space. Atlanta-based Cooper Carry Architecture did the design, and W.H. Lane of Binghamton is the general contractor.

The project, which replaces a small parking lot. could be considered the culmination of an effort to bring a hotel to this site since 2008, when Rimland Development proposed the “Hotel Ithaca”. The previous Hotel Ithaca once stood on part of this site and the Rothschild’s Building, before it (and every other building in its city block) was demolished during 1960s urban renewal.

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Ithaca Marriott Construction Update, 6/2015

14 06 2015

The pile driving work continues at the Marriott project site downtown. Quoting an anonymous source familiar with the project, about 10 more caissons are left to be piled, and grade beams are being built.  Per wikipedia, a grade beam is a reinforced concrete beam that transmits the load from a bearing wall into spaced foundations such as pile caps or caissons; a grade beam spans the the space between the caissons, distributing the weight among the caissons and ensuring the hotel’s structural stability. In image three, you can see the pile driver at work drilling a caisson, using a rotary bore so that it can more easily penetrate deep into the soil. The expectation is that the project will begin to rise starting in just a couple weeks, and builds its way skyward over the course of the summer and fall.

On a side note, check out that new window inserted into the Rothschild Building. Much better than the blank brick wall that was previously there.

The $32 million, 10-story, 159-room hotel is slated for an opening in Q3 of 2016 (July-September). The hotel will include a fitness center, a restaurant with indoor and outdoor seating, and 3,000 sq ft of meeting space.

The hotel has been designed by Atlanta-based Cooper Carry Architecture and development is a joint venture of Urgo Hotels of Bethesda and Ensemble Hotel Partners, a division of Ensemble Investments. Urgo’s portfolio includes at least 32 other hotels totaling 4,500 hotel rooms. Interior design will be handled by Design Continuum, W.H. Lane of Binghamton is the general contractor, and Rimland Development contributed the land to the joint venture and is a partner. Long Island-based Rimland was the original firm that pitched the project in 2008 as the “Hotel Ithaca”, before the old Holiday Inn downtown went independent.

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