City Centre Construction Update, 12/2018

28 12 2018

Facade installation continues on the exterior of the City Centre project on the 300 block of East State Street. According to project representatives, all three commercial retail spaces on the ground level have been reserved. Along with the Ale House, the other spaces will be “a financial institution and a new dining experience from a beloved local restaurateur”. The rumor mill has suggested a couple of names for that restaurateur, and that the initial concept was to be Italian, but with the opening of Pasta Vitto across the street, the tenant is taking the restaurant in a new direction.

For those interested (and not necessarily looking for a new apartment), City Centre has finished out a few model units for hard hat tours. You can stop by the leasing office on the Commons to schedule a walkthrough.

Some of the project team members have started to tout their involvement with the project, which is generally a good sign (it means they’re proud of their work). The image above comes from Whitham Planning and Design, of which I’m kinda jealous. Meanwhile, the regional Carrier equipment dealer is touting the project’s use of a Toshiba-Carrier VRF HVAC systemVariable Refrigerant Flow, the technical name for the electric heat pumps the building utilizes. The heat pump system and its units are being installed by Petcosky and Sons, a heating and plumbing subcontractor out of Vestal. Purcell Construction is the general contractor (and their City Centre webcam is here).

The project is still on target for a June 2019 opening. The project background and description can be found here.





Hilton Canopy Hotel Construction Update, 12/2018

20 12 2018

We’re starting to see some of the face materials being attached to the Canopy Hilton’s exterior.The brick veneer is Bowerston Shale Company Red Smooth blend. The bumpout with the industrial-style bay windows will use a darker and browner blend called “Pioneer Smooth”. Some of the “Sauteed Mushroom” fiber cement panels are also visible underneath the scaffolding. “Rockport Grey” and “Dark Ash” (light grey and dark grey) fiber cement panels will be used on the upper levels and to provide visual interest being the bricked spaces. Most of the sheathing is in place, as are most of the windows.The bridge blue bands around some of the windows is probably sealant/waterproofing material.

An interesting little detail here – during the excavation, some remnant fragments were found from the former Stand Theater, which occupied the site from 1917 until its demolition in 1993. It was a grand building in its time, designed in an Egyptian Revival theme (which the Carey Building emulated when it was built a few years later) and capable of sitting 1,650 in golden age splendor. But the theater was never well designed for the transition from stage to screen, and after decades of decay, it closed first in 1976, and then reopened for a few years at the end of the 1970s into the 1980s for live shows, but the expense of maintenance proved a burden on shoestring budgets. Although on the tail end of urban renewal, the car was still king in the early 1990s, and a parking lot was deemed a better alternative to a decaying theater whose revitalization attempts had failed. A few of the more decorative pieces that were found will be put on display in an exhibit inside the hotel lobby.

The 131-room hotel, on the east end of Downtown on the 300 Block of East State Street, is expected to open in 2019. Baywood Hotels, the developer, has been quite busy lately, purchasing the five year-old Fairfield Inn at 359 Elmira Road a few weeks ago. Rather curiously, the $5.9 million purchase of the 106-room hotel was $1.1 million below assessment. The sale used a “bargain and sale deed”, which one often sees with foreclosures. Bargain and sale deeds are riskier than standard deeds. It basically means that if the property has an issue or unpaid bill, you’re on the hook, not the seller.

The curious details of that sale makes me think of a never-completed story the Voice was working on involving the Fairfield. Not long after the Voice launched, the then-owners reached out in an email, saying they had constructed and opened the Fairfield, and after being open almost two years, “we can attest that there is no need for hotel rooms since demand is on a downward slide and we are having trouble servicing our debt. We also feel the Ithaca City officials are artificially generating demand hype to attract more hotel developers along with promises of tax abatement.” We had worked out this idea where their story would be part one, and getting the city and business officials to respond would be part two.

I did an interview with the Fairfield owner and manager, but to prove their claim wasn’t just their hotel and that it was a citywide/regional problem, we needed hard data, proprietary information on occupancy rates and things like Revenue Per Available Room (RevPAR). The regional data of all hotels combined did not back up the claim, and with none of the Fairfield’s peer hotels were willing to take part or even support or refute the Fairfield owners’ claims, there was an inability to expand the story beyond the Fairfield’s anecdotal experience, and so it never moved beyond a first draft. It was the first in-depth story I had worked on that failed to pan out.

In retrospect, I suspect the truth was somewhere in the middle. Given that one of the boutique hotels was cancelled, and how much time was needed for the new downtown hotels to obtain financing, there was clearly some concern from lenders about what the market could support. But because those new hotels are opening over a period of a few years, and local economic growth has continued, the worst fears of the hotel “boom” have been avoided.

Further information on the Canopy hotel can be found here.





Hilton Canopy Hotel Construction Update, 9/2018

29 09 2018

The past couple of months haven’t been the best for Ithaca development. Apart from the recent lull, most of the high-profile projects have engendered some animosity or involved in a publicly relations mess. In the case of the Hilton Canopy, that would be the incident with the sure-footed construction work on the scaffolding. My goal when reporting it back in August was to be impartial and thorough and I still I don’t know enough about the work environment to make a comment. From the public comments and my emails, it’s not 100% clear if there were violations and how severe they were; there’s some subjectivity in their application (harnesses are to set up in ways that don’t pose other safety concerns or obstacles, for instance, so if it could be proven that it would have been a risk a harness wouldn’t have been required). OSHA is reviewing and will make their judgement calls as they see fit, even if it takes up to six months to hash out.

On the bright side, the Hilton is moving along, the warehouse-style windows are being fitted and most of the sheathing has been attached to the exterior steel studs. The water-resistive barrier will prevent moisture seepage from damaging the gypsum sheathing panels. The yellowish Behr paint “applesauce cake” colored fiber cement panels were replaced with a somewhat darker and browner tone, “sauteed mushroom” from rival Glidden. As Glidden Paints says, a “(m)id-toned warm beige, this color makes a statement as an exterior body color as well as an interior accent wall or warm meditation space.” I don’t make these names up, I just report them.

There hasn’t been too much news about the project apart from the scaffolding controversy; the Canopy brand has been touting Ithaca-area attractions on its facebook page and the brand website states a mid-2019 opening.

 





News Tidbits 8/11/18

11 08 2018

News Tidbits 8/11/18

1. It looks like the Mettler-Toledo facility has a buyer. Ongweoweh Corporation bought the 27,000 SF property at 5 Barr Road in Dryden for $3.24 million on August 3rd. Readers may remember that Mettler-Toledo decided to consolidate the Hi-Speed Dryden plant with a new facility in the Tampa Bay metro, taking 185 jobs with it. Founded in 1978 in Spencer, Ongweoweh Corporation is a Native American-owned pallet management company providing pallet & packaging procurement and design services, recycling services and supply chain optimization programs. The firm had only recently bought its existing 17,577 SF headquarters at 767 Warren Road in Lansing, for $2 million in September 2016 – as Ongweoweh moves to the larger space, it’s putting 767 Warren up for sale for $2.3 million. It’s not clear if this physical expansion will add jobs, and a request for comment was not returned. The company employs a little over 100 people according to a third-party profile, and 58 are based in the Ithaca area.

2. Let’s talk about another business expansion – Emmy’s Organics. The organic cookie producer’s new warehouse and HQ came one step closer to reality this week when the city’s Planning Committee gave its approval to let the full Common Council vote on the sale of 2.601 acres of IURA land to Emmy’s for $242,000. The land is towards the south end of Cherry Street, it’ll be the terminus of the extended Cherry Street, which will be lengthened 400 feet and create two new one-acre lots to sell to business that contribute to the IURA’s goals of job creation for LMI individuals. Examples include drilling tech firm Vector Magnetics, lab electronics manufacturer Precision Filters and the Crossfit Pallas gym. A fourth lot on the west side of the newly extended road would be deeded to the city as a natural buffer between development and the waterfront/Black Diamond Trail.

The initial phase of the $1.25 million development includes 4,000 SF of office/breakroom/entrance area, a 4,500 SF production area, and a 5,500 SF warehouse (14,000 SF total). If growth continues as it has, the plan is to implement a second phase in 2-3 years for a 20,000 SF expansion. The new facility will create at least five new jobs (total staff 24), and the potential expansion would likely add at least another twenty given that phase two called for the parking lot to grow from 22 to 41 spaces.

The rendering of the new HQ above, which is a STREAM Collaborative design, shows both phases. The section in the foreground is phase one, the shed roof structure at back is phase two. The section of parking lot towards the left is a phase two addition as well. No zoning variances are required. Whitham Planning and Design is leading the project through the city review process.

3. Let’s linger on Whitham for a moment. From their website is likely one of the runner-up proposals for the North Campus Residential Expansion over at Cornell. They were partnered with Ann Beha Architects and Baltimore-based Design Collective for a competing design that was ultimately not selected. Cornell interviewed four development teams before going with their final choice, Integreated Acquisition and Development, a firm associated with John Novarr and Phil Proujansky who did the Breazzano in Collegetown. Although owned and operated by Cornell, there is a developer’s fee IAD will earn for developing the NRCE project on behalf of Cornell. That fee varies per project and is usually confidential, but 3-6% is common in commercial builds, and by that yardstick, for a $175 million project IAD stands to make several million dollars.

With nothing more than a site plan, I’d be willing to guess that given the team members, the plan would have been a contemporary design, though perhaps more conservative than ikon.5 – Ann Beha designed the elegant if subdued first phase of the Cornell Law School addition.

4. The Hotel Ithaca is moving forward with the next phase of plans for its South Cayuga Street property. The next project is to tear down the vacated south wing, a 2-story structure built in the 1970s, and replace it with a surface parking lot. At a glance, this is not at all a welcome proposal for a downtown street corner. However, it comes with some promise of a hotel addition down the line. A development pad will be created for a “future market-driven addition”, meaning that if business grows and they decide to expand the hotel, they’ll have a level, stable, shovel-ready site. Until then, it’s seventeen fewer parking spaces the hotel will need in the Cayuga Street parking garage. The $550,000 project would be carried out from August to November, and NH Architecture is handling the landscaping, refinishing of the tower wall and overall application on behalf of owner Hart Hotels.

5. Visum’s not wasting any time on its affordable housing proposal for 327 West Seneca Street. The three-story, 12-unit building is planned for an October start and an April 2019 finish, and will be going before the planning board this month Declaration of Lead Agency and review of Parts 2 and 3 of the Environmental Assessment Form.

The project is an interesting little case study of how maximum height isn’t necessarily optimal. The zoning allows four floors; they want to serve 70-80% area median income, which requires 18 bedrooms for economic feasibility at this site. But to have four floors, the materials need to be fire-rated, and the units would need either emergency exit stairs, or an elevator. Since it’s a small building lot, an elevator would eat into the square footage of units, about a bedroom per floor, so there’s no net gain in rentable space with a fourth floor, but there would be an increased project cost. One could save costs by putting in the stairs vs. the elevator, but the fourth floor units would be harder to fill because they would pose greater access difficulties – ask around and see how many people want to walk up four flights everyday. This is actually one of the major reasons why the Village Solars in Lansing are also three floors, the expense of elevators would have driven their budget higher than the mid-market segment Lifestyle Properties wanted to serve.

Net-zero energy use is being explored (electric heat pumps powered by off-site renewables), and yard and setback variances are being sought after the city seemed receptive to a variant sketch plan with a few more square feet in the units for the sake of livability. STREAM penned a traditional design fitting with the block, and the revisions added a few more windows into the sides of the structure.

Also in the projects memo for this month are final approval for Benderson’s 3,200 SF addition at 744 South Meadow Street and the Declaration of Lead Agency for Cornell’s new north campus dorms. The Benderson project’s landscaping plan was modified slightly, and a new rear exit door and front awning are being considered.

6. Out in the towns there’s not much going on next week. A special meeting of the Town of Ithaca’s Planning Board will decide whether or not to defer to the city as lead agency in the environmental review of Cornell’s north campus expansion. The town of Lansing will be holding public hearings for a one-lot subdivision and a four-lot subdivision for single-family homes.

7. The Lansing Village Cottages plan has its work cut out for it. The design has been tweaked such that the first two home clusters were combined, and the road connecting to Craft Road was realigned. The Millcroft Way connection will have a vegetative buffer and the road would be for emergency vehicle only. However, Millcroft Way residents are still seething – they have $500,000-$700,000, 2,500 SF+ homes locked under a covenant, while the same person who sold their lots is now selling to a developer planning 800-1200 SF cottages. Concerns include traffic, home values, density, and too many senior housing developments, which is a bit of an odd one. Logan’s Run isn’t just a street in Dryden.

The village is pretty hesitant to support this – the Board of Trustees sent the proposal back over to the Planning Board, hoping that they could make some recommendation as to whether it meets the goals of the village. On the one hand, that would seem an easy yes at a glance, it’s senior housing close to urban areas in an affordable price range. However, after shelling out close to $50,000 for lawyers to fight Lisa Bonniwell over her lawsuit to stop the East Pointe Apartments, money that won’t be paid back (perhaps indirectly in property taxes in a few years), the village is afraid of another Article 78 lawsuit, and the residents of Millcroft are very deep-pocketed and willing to go to court. This is vaguely reminiscent of a study that shows wealthier areas are much more adept at stopping density and new housing in general because they have more leverage – one of those being that a fear of costly litigation is a strong municipal deterrent.

8. We’ll end on a positive note – after eight years of back and forth, it appears site prep has begun on the 20 senior housing units planned as part of the Lansing Meadows project. Since developer Eric Goetzmann had until July 31st or else face significant legal action (Goetzmann applied for and received a tax abatement for the BJ’s that was contingent on the housing, and it was at risk of being clawed back), I had dropped by August 3rd. After looking around, it did not seem to be under construction; a bit of upturned dirt and a bulldozer on site. The village decided it was, if barely, according to the Lansing Star:

Yes, he scratched the earth. Yes, he does have the soil fencing in,” {Village Code Enforcement Officer Adam} Robbs said. “He has hired a dedicated contractor at this time to do the site work. He has a culvert permit and approval to install a temporary culvert for construction use. I do have a preliminary set of plans. I am hesitant to say he has begun a significant amount of work… but he has begun work.”

>We’ll see if it merits an update in October.





Hilton Canopy Hotel Construction Update, 7/2018

15 07 2018

As previously mentioned on the Voice, the new 131-room Canopy by Hilton is one floor short of topping out. Interestingly, the ground level/lobby uses Georgia-Pacific DensGlass fiberglass mat sheathing, while the upper level use National Gypsum eXP boards. I’m not sure why the change – both are fire-rated, mold and water resistant. It probably doesn’t have to do with the exterior finishes (brick veneer is used at both ground level and on some of the wall projections above), but it’s possible it has to do with the construction material. The ground level is composed of poured concrete, while the upper floors are structural steel and accompanying steel stud walls. Regardless of the reason, both are being covered with the same water-resistive barrier. You can see the interior stud walls through the rough window openings, but interior work hasn’t progressed much farther than that on the more recently erected upper floors. The lower floors appear to be undergoing utility rough-ins.

It still isn’t clear what the replacement panel color will be for the yellowish “Applesauce Cake” – not sure if Whitham Planning and the rest of the project team persuaded the city “Dark Ash” grey was okay, or if another color was chosen. If someone knows, feel free to chime in the comments.

Further information on the Canopy hotel can be found here.





City Centre Construction Update, 4/2018

12 05 2018

Mostly just clearing out my stash at this point; as the webcam shows, exterior framing is up to the third floor.

A number of changes have been made to the City Centre project, inside and out. Whitham Planning and Design shepherded the alterations through the planning board, which was generally okay with them. Among the revisions:

-Landscaping Changes. Among them, street tree species and layout, and tree grates are being replaced with FlexiPave porous paved covers. The number of shrubs was decreased, perennial flowers increased. Bike racks were relocated, street lights, curbing and curb ramps were adjusted, concrete planters were added by the parking drop-off area, a pergola with string lights was added, bollards were added, the sidewalk width along East Green Street was reduced from 6′ to 5′, and pavers were changed to a slightly darker shade of grey.

-On the first floor, the lobby layout was reconfigured, and some exterior doors were relocated for ease of access. The number of retail spaces was reduced from four to three, but the total square footage for the retail is about the same (11,000 SF). A storm water vault and fire pump room were added in the underground garage, and the parking spaces were reconfigured slightly to accommodate (still about 71 spaces).

-The unit mix has changed from 61 studios, 78 one-bedrooms, and 53 two-bedrooms, to 33 studios, 120 one-bedrooms, and 39 two-bedrooms. Still 192 units total, but with fewer studios and two-bedrooms and more one-bedrooms, basically. This might have to do with what’s easiest to rent to the target market (young professionals, a few downsizers, deep-pocketed students). Perhaps studios aren’t seen as having enough space for the upmarket market segment.

-The exterior facing materials have been changed from Nichiha aluminum panels to Overly Dimension XP Metal Systems, and Alucoil Larson ACM aluminum panels. The color palette is generally the same, perhaps slightly greyer with the revised paneling. Air intake vents were added to the building facade. Fenestration (window size/arrangement) was also changed up.

The floor buildout is a rather interesting process, because they’re practically building from the inside-out as each floor is added. The interior steel stud walls and structural steel supports go up first, then roof decking overhead, and then what appear to be prefabricated modular exterior wall panels with Marvin Windows already fitted. The dark panel is Dow Thermax Xarmor, which apart from sounding like a Star Wars extra, is a heavy-duty fire-rated fiberglass insulation board covered with a dark exterior facer that serves as a water barrier. These panels can be set into place very quickly, saving time and labor costs. The ground-level is more typical fireproof gypsum sheathing. The steel rails on the upper floors are likely for the aluminum exterior panels, so they may clipped into place.





Hilton Canopy Hotel Construction Update, 4/2018

5 05 2018

Construction continues on the Canopy, but the plans are in a state of modest flux. The fiber cement panels were changed to a different manufacturer, which uses a different paint supplier. The original Cem5 fiber cement panels use Swiss Pearl paints, while the revision proposes Nichiha panels using PPG paints. The replacement colors are very similar.

However, the dull yellow “Applesauce Cake” accent panels (itself a replacement for Cem5 “Carat Topaz”), was rejected by Canopy. The replacement color, a charcoal grey “Dark Ash”, was disliked by the board, so the project team is still trying to determine a suitable color replacement with enough to get the order filed with the manufacturer without delaying the construction timeline. I wonder if, given the orange Canopy logo and branding, if a soft “rustic” orange shade might be available? The thought being that it would tell visitors quickly that this building is a Hilton Canopy, and a warm, subtle shade would brighten the facade without being obnoxious. From what I see, one can custom order panels, which is no doubt more expensive, but I’m not seeing a list of standard colors anywhere.

While excavating, the project team did find some small fragments of the Strand Theater, which stood on the site until its demolition in 1993. The “most decorative” pieces are going to be used in a display inside the hotel lobby, and further consideration is being made for an exterior mural.

The landscaping is being tweaked to extend a sidewalk through the property to Seneca Way, as well as a curb-cut and smaller planters to fit within the property line. A pair of ginkgo trees planned for the property are being replaced with some dense shrubs and perennial instead. This is the eleventh version of the project I now have on file. Background info and specifications can be found here.

The hotel has completed foundation work and is up to the second floor. The steel skeleton and elevator cores/stairwells continue to rise, with thinner exterior steel stud walls on the ground floor and fireproof gypsum panels on the second floor. The finished product should be coming onto the market in about a year.