307 College Avenue (Collegetown Crossing) Construction Update, 8/2016

24 08 2016

Although Greenstar had yet to open this weekend when these photos were taken (it opened Tuesday), it’s safe to say that this project is complete. The plantings and outdoor benches for the pedestrian walkway are seeking the planning board’s approval for tweaks (straight benches vs. curvy benches, large shrubs in place of trees), and assuming they’re granted, those will be installed and rooted in a few weeks.

We could look at this project as a lot of numbers. Four years of planning. Six floors. $10.5 million construction loan. 46 units. 96 bedrooms. $1,000/month rent. 3,200 SF grocery store. 14 living-wage jobs created by said store. Two bus pull-off spaces. One parking space for delivery. Zero parking spaces for residents.

We could also get qualitative with it. Collegetown Crossing really was the pioneer of the new urban movement that has become more popular in recent years, both from livability and walkability standpoints as well as the financial perspective. Students have trended away from vehicle ownership in the past 15 or so years, from 50% in 2000 to 27% in 2012. Concurrently, there’s been a bigger emphasis on denser, mixed-use neighborhoods – malls and suburban apartment complexes are less popular than they were, and street-front shops with apartments above are making a resurgence, as the Commons and downtown Ithaca are demonstrating. Collegetown Crossing really helped to catalyze the conversation already underway, and no doubt had an influence on Collegetown’s hybrid form-based zoning code that did away with parking in the valuable core of the neighborhood. So the other new apartment buildings with active-use ground floors, Cornell’s Breazzano Center, and whatever else comes forth, they owe a hat tip to Collegetown Crossing and its developer, Josh Lower.

And speaking of hat tips, for all of the problems Hayner Hoyt has had this year, they deserve a big round of applause for finishing this project within its tight deadline, even with the other construction and logistical issues currently plaguing Collegetown. Jagat Sharma also deserves recognition for a project that looks pretty nice. When I was writing about the Collegetown delays in the Voice and speaking with Lower on the phone, he asked what I thought, and I said it came out better than I expected. Cue the awkward phone pause. What I meant was that the flat-looking perspective drawing doesn’t do the building justice, the built product is much more interesting to look at.

It looks good, the grocery and pedestrian alley enhance the quality of life for neighborhood residents, it replaces an unappealing two-story building, and it helps build the tax base. This project is a big positive.

Before:
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After:

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209-215 Dryden Road Construction Update, 08/2016

23 08 2016

Structural steel is rising at 209-215 Dryden Road, the site of the new Breazzano Family Center for Executive Education. In the past month, the steel frame has been built out to street-level and decking is being attached to what will be the ground floor. A 90-seat tiered classroom will be in the basement below the decking, and a second 90-seat tiered classroom will be built on top of the decking. In the third-to-last photo, you can see a large open space between the steel columns, which is where the building’s four-story atrium will be. Those steel columns next to Dryden South (205 Dryden) really are as close as they look – the finished walls of the buildings will be separated by just two inches.

Like much of Collegetown, the project hasn’t been without its problems. A construction worker was injured last month when his leg was pinned against a concrete form. Thankfully, it doesn’t sound like the injury was too serious.

The six-story, 76,200 SF building is expected to open in summer 2017. Given the issues surrounding and delaying 201 College Avenue, this might be the only major building opening in inner Collegetown next year. About 200 Cornell staff will occupy the fourth through sixth floors at opening, and 350-400 Executive MBA students will attend week-long instruction sessions in the building during off-season academic periods (summer intercession and winter break).

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Village Solars Construction Update, 8/2016

23 08 2016

Continuing to take photos during a pouring rain is not one of my wiser choices.

The Village Solars project in the town of Lansing continues its forward march. Phase II, which consisted of three buildings (D, E, G/H) and 41 units, has been completed and has welcomed its first tenants. Skipping over Phase IIA’s mixed-use building (F), construction is underway on Phase III and its two 18-unit buildings. Building “I” is the one further along, the foundation poured and the first floor framed out and sheathed in Croft Lumber housewrap. Building “J” is a little farther behind, with excavation and concrete forms still being used to hold the pours in place. Once the foundation walls are complete, the slab will be poured, left to cure, and if the cured concrete is satisfactory, then wood frame construction can begin. Construction of “I” began after “D” was completed in May, and “J” looks to have started work as “E” and “G/H” wrapped up more recently in June and July.

The Village Solars project appears to have inspired a similar project in the Albany suburb of Latham, consisting of an office building and two buildings with 21 apartment units. According to the Lucentes (the family that runs Lifestyle Properties and the developers of the Village Solars), the president of Sunrise Management is an old family friend, so the inspiration isn’t as unusual as it looks at first glance.

Expect buildings “I” and “J” to be ready late next spring or summer. Phase IIA is an unknown, and Phase IV and its 3 buildings/51 units will probably be on a 2017-18 construction timeframe. Long-term plans call for a second set of phases that would result in another 140 or so units, for a total of over 300.

According to Lifestyle Properties’ facebook page, there a few units left in the current build-out: a one-bedroom at $1105/month, some two-bedroom units starting at $1275/month, and three-bedroom units starting at $1580/month.

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News Tidbits 8/20/16: Another Campus Coming?

20 08 2016

Fairly quiet week, but still a few things going on-

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1. The Journal’s Nick Reynolds followed up on the pile-driving underway at the 210 Hancock site in Ithaca’s North Side neighborhood. Admittedly, no one wants to live next to a site while hearing and feeling the bang of the pile-driver against the piles being inserted into the ground. Thankfully, this phase of the affordable housing project should be wrapped up by the end of the month. Lecesse Construction’s subcontractor, Ferraro Piling and Shoring of rural Erie County, is inserting 10-15 piles per day between the hours of 8 AM and 4 PM, and about 170 piles will be used in the project. Not fun for the neighbors, but this too shall pass.

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2. The town of Ithaca’s planning board had their close look at the Sleep Inn proposal for Elmira Road. They were not impressed. The primary complaints were that it was a one-sided design (meaning the front received significantly more cosmetic attention than the rear and sides), that it was big and that it was ugly.

The architect of the 70-room hotel, Joe Turnowchyk of HEX 9 Architects, responded with “all corporate hotels are basically ugly”, which isn’t the kind of response that will be well-received. It was followed with “[He thinks] that if they’re going to put more money into the front of the building, they shouldn’t need to address the rear”, which isn’t a good response either, because the rear faces the Black Diamond Trail.

Outsider looking in, one interpretation of the board’s commentary is that the stone and brick is fine, but they want less of a slab and more articulation – the recently-opened 64-room Best Western Plus in Cortlandville comes to mind. The massing is broken up, and architectural details and brickwork add visual interest, giving it aesthetic appeal even though the road is 40 or 45 MPH over there. The minutes note a comparison to an Arizona Sleep Inn to show what can be done with Choice Hotels brands. Anyway, the decision was tabled, with a revised design presentation planned for a September meeting.

3. New to the market this week – a duplex and five-unit mobile home park in Varna being marketed for “development potential”. The site is a one acre parcel at 10 Freese Road in Varna, touted as “perfect for townhouses or apartments”. Since the late 1980s, the “Wayside Mobile Home Park” has been the property of Ithaca attorney Ray Schlather, who was an ardent opponent of West End density and waterfront rezoning a few years back.

Zoning is Varna Hamlet Traditional District (VHTD), and it gets a little weird density-wise – per the guidelines, and being one acre, a developer could do four single-family homes, six townhouses, six condos, or three rental apartments, max 30% lot coverage. If LEED Certified, add 2 S-F homes, 2 townhouses, 1 condo, or 4 apartment units respectively. Lastly, there’s a redevelopment bonus, which honestly appears to be at the town’s discretion. If awarded, add another home, 2 townhouses, condo or 4 apartments. So in theory, max build-out for a green redevelopment is either 7 single-family houses, 10 townhouses, eight condos or eleven rental apartments on that acre of land. No idea what happens if they’re combos thereof.

Anyway, the property is being offered at $219,000, just a little over the $192,500 tax assessment.

4. So this is intriguing – the city of Ithaca Common Council will be taking a vote next Wednesday to take $150,000 from the $500,000 Capital Project fund to relocate and build a new Fire station #9, and fund two consolidation studies. One would consolidate the city hall, the Central Fire Station, Station No. 9, and Police HQ into a government campus at the site of the Central Fire Station at 310 West Green Street; the second is to study a centralized facility shared by water/sewer and streets/facilities. There’s a lot that need to be considered as part of the government campus study, which would likely involve buying neighboring properties, or building skyward. Also worth noting, the fire station parking lot is part of the Downtown West historic district. Anyway, look for a lot more discussion if the money is awarded and the study gets underway.

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5. This week’s eye candy. Folks on Orchard Place asked for more detailed renders of the proposed two-family home at 123 Eddy Street, and here they are. Medium yellow Hardie board with white trim was the original plan. It appears that after the original drawing was submitted, the roof was realigned and one of the west-facing (front) second-floor windows was removed.

Note that this is just the planning board lot subdivision approval – although a single two-family home is typically too small to trigger planning board’s site plan review qualifications, the design still has to be approved by the ILPC and the Board of Zoning Appeals.

6. Case in point – If you live in Fall Creek, you might notice a new two-family house in the coming months. The Stavropoulos family, owners of the State Street Diner, just purchased the house for sale at 1001 North Aurora Street (above asking price, which is, for better or worse, quite common in Fall Creek) and plans to replace it with a duplex. Tompkins Trust gave them a $400,000 construction loan on the 18th. It’s a little different from the Stavropoulos’ typical M.O., which is to buy an existing house and do major renovations, as they did at 318-320 Pleasant Street and 514 Linn Street. This one looks like it will be a completely new build. No BZA, ILPC or Planning Board approval is required here, just staff level approval from the city.

7. Somewhat interesting Planning Board meeting next Tuesday. Here’s what in the bullpen:

1. Agenda Review 6:00
2. Privilege of the Floor 6:01
3. Subdivision Review 6:20

A. 123 & 125 Eddy St. (shown above)
Applicant: Nick Lambrou
Actions: Declaration of Lead Agency PUBLIC HEARING Determination of Environmental Significance Recommendation to BZA

4. Site Plan Review 6:40
A. Project: Mixed-Use Building (Harold’s Square)
Location: 123-139 E. State St. (The Commons)
Applicant: David Lubin for L Enterprises, LLC
Actions: Consideration of Project Changes

So I wrote about these changes for the Voice. The Planning Board resolution calls for modifications to the new design. The board mandates glass block for the elevator shaft on the north and lower west facades, restoration of the terra cotta cap and vertical bands on the Commons-facing facade, and restoring a deleted window from the East facade above the Sage Building. Could really used some updated renders right about now.

B. Project: Mixed-Use Building — Collegetown Crossing 6:55
Location: 307 College Ave.
Applicant: Scott Whitham for
Actions: Consideration of Project Changes (Landscape)

Project Description: Some slight tweaks here to the pedestrian walkway, mostly changes “simplifying and altering materials for the landscape”. The curvy benches are now straight, and the trees were eliminated in favor of shrubs because of concerns of branches extending onto the fire station’s property.

C. Project: Apartment Building 7:05
Location: 201 College Ave.
Applicant: Noah Demarest, STREAM Collaborative, for Visum Development Group
Actions: Consideration of Amended Negative Declaration of Environmental Significance, Request for Zoning Interpretation & Appeal Consideration of Final Site Plan Approval

Dunno what to say about this one at this point, since this is unfamiliar territory for everyone involved. We’ll see what happens.

D. SKETCH PLAN: 607 S. Aurora St. 7:35

The new project of the month is for 607 South Aurora Street on South Hill. It’s a single-family home on a 0.7 acre lot owned by Lou Cassaniti, the hot dog vendor on the Commons, but rumor mill says the applicant is Charlie O’Connor of Modern Living Rentals. Zoning is R-2a, which is detached single-family and duplex. Semi-educated guess, given lot size, zoning and rumored developer, the plans are small-scale infill, maybe subdividing the existing lot to build a duplex or two.

4. Zoning Appeals 7:50

5. Old/New Business 7:55

A. Chain Works District Redevelopment Project DGEIS: Special Planning Board Meeting, August 30, 2016, 6:00 p.m. to Review Comments/Responses
B. Maguire/Carpenter Business Park Temp. Mandatory Planned Unit Development (PUD): Public Information Session, Wednesday, August 31, 2016, 6:00 p.m., Common Council Chambers





News Tidbits 8/13/16: The Forward Advance

13 08 2016

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1. In the news, Neil Golder’s lawsuit against the planning board and the 201 College project was dismissed on technicality. The Tompkins County State Supreme Court decided that since the lawsuit was based on preliminary site plan approval and not final site plan approval, the project was subject to further changes and that it wasn’t appropriate for the court to hear this case at this time. So in other words, Neil will probably file his lawsuit again if/when final approval is granted, since changes between preliminary and final are unlikely to be significant. The scorched earth approach will likely continue.

It’s going to be a couple of weeks before that happens. In what the Times described as “an odd move”, the project is heading before the BZA for a zoning interpretation. Even the city’s planning department director, JoAnn Cornish, thinks it was a strange move on the board’s part, and one that kind of upends her department’s authority since they had looked at the facade length and decided it fit the zoning. More about the planning board’s (John Schroeder’s) odd decision and reasoning here.

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2. Looks like there’s a twist in Tompkins County’s plans to redevelop the NYS DOT site on the Ithaca waterfront. The DOT is no longer looking at moving to Enterprise Drive in Dryden, even though they bought the land there in 2005. Now they’re looking at a site along Warren Road up by the airport. So close to the airport, in fact, they apparently needed the Federal Aviation Administration (FAA) to sign off on it. The FAA has agreed to a location and the DOT is working out a long-term property lease. The cost of moving is now estimated at $11-$12 million, slightly less than the $14 million estimated for the Dryden location in the Fisher Associates study, but estimates being as they are, it would be prudent to keep an eye on those projections.


3. The Dryden town planning board recently reviewed plans to convert the former Stevens Furniture at 2085 Dryden Road into an auction house specializing in books. The 10,000 SF would be renovated with no substantial exterior modifications. It’s a fairly small, unobtrusive plan, and by itself not much of a write-up.

However, this project is being proposed by Danby’s David Hall. The same David Hall who wanted to create the Summit Enterprise Center on Danby’s Gunderman Road, and led to all sorts of rancor among town residents and officials. His company, National Book Auctions, was to be one of the tenants of the business center. Danby’s planning board notes are online up to June only,  so the question is, is the Danby plan still moving forward and this is a case of filling a pressing need, or is the Summit project done and out?

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4. For this week’s eye candy, here’s the first image of the two-family home that Collegetown landlord Nick Lambrou wants to build at 123 Eddy Street. Jagat Sharma is the architect. The land is currently a double lot with 125 Eddy, and at present it’s part of the lawn. A planned subdivision would create a building lot on which Lambrou could put up the home. As part of the East Hill Historic District, the design has to pass ILPC muster, and at a glance, the projecting window bays (not sure they meet the definition of bay windows?), porch and comparably-pitched roof should help.

Note the lack of a garage. The street is up to 13 feet below the houses on that block, and there are no off-street parking spaces planned for either of the 3-bedroom units. The BZA would have to grant a zoning variance for a deficiency of two spaces.

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5. Tiny Timbers and the Evergreen Townhouses were both up for review by the town of Dryden’s Planning Board. Tiny Timbers once again had only a few minor quibbles among board members, who voted to approve the sketch plan and send it to the Dryden ZBA. The Evergreen Townhouses had much more resistance, but the PUD concept was approved with some stipulations on fleshing out the project further before it may continue in the process. In Dryden, the town board gives final approval to project proposals, so both of these are moving along, but not fully approved just yet. In the meanwhile, Tiny Timbers is finishing construction on prototype #2.

6. Someone’s had a busy week. On Wednesday, a Rochester-based LLC picked up the Chateau Claire Apartments, a ca. 1960 64-unit apartment complex in the village of Lansing, for $5.3 million. The same day, a second Rochester-based LLC picked up the adjacent 37,400 SF shopping center for $1.3 million. The properties are collectively assessed at just under $6 million, so the purchase price seems pretty reasonable for a decent if not especially desirable stretch of property.

With a little digging, it turns out under the LLCs, the sellers were the same for both, and the buyers the same for both. The sellers were the Goldberg family who owned Bishop’s of Ithaca, a home improvement store. After enjoying success with growing Bishop’s into a small chain, Stan Goldberg turned to development and was a major local developer from the ’60s through the early ’90s. He sold Bishops to his employees in 2003, and passed away last year. The buyer was Park Grove Realty, a startup real estate firm out of Rochester staffed by former Conifer LLC employees and making waves for proposing a 140-unit apartment complex on Bomax Drive two miles away. A little piece of old Ithaca fades, and a newcomer makes their first foray into the region.

Park Grove has taken out a $1.14 million construction loan to renovate the Chateau Claire units – kitchen and bathroom remodeling, washer-and-dryer installations, roof repair, new balconies, gutters, landscaping and lighting.

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7. And the other big sale(s) of the week, also from Wednesday – Ithaca Downtown Associates LLC, the Patel family, finally purchased the properties for the 131-room Hilton Canopy hotel project. $1.8 million to the IURA for the parking lots at 320-324 East State Street, and $2.05 million to local landlord Joe Daley for the parking lots on the former Strand property at 310-312 East State Street. This marks a big step in moving the 77,800 SF, $20+ million project forward.





News Tidbits 8/6/16: Big Ideas and Small Additions

6 08 2016

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1. Some of you might remember that Chemung Canal Trust Company was embroiled in a legal battle with Ithaca Renting (Jason Fane) over the terms of their lease of 12,000 SF on the first floor of Bank Tower on the Commons. Welp, the courts have issued their decision, and it looks like Chemung Canal lost. The Elmira-based bank had to revise their quarterly earnings report after losing the dispute with their former landlord. The terms of the payout have yet to be determined, but Fane was seeking $4 million, which is in the same ballpark as the cost of Fane’s renovation of the top floors into 32 apartments. CCTC is still looking into an appeal.

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2. It hasn’t been a secret that the price of real estate in Collegetown is getting enormously expensive. First John Novarr dropped $5.3 million on 215 College Avenue. Then Todd Fox forked over $2.65 million in June for 201 College Avenue. Now it’s Novarr’s turn again, handing over $4.75 million on the 2nd for 119, 121 and 125 College Avenue (or more specifically, an LLC filed to an address used by Novarr for his many LLCs). The three houses are collectively worth about $1.655 million, per the county assessor. Here’s a tip for readers – if you’re looking at a built property that’s recently sold, if it was purchased for more than double the existing tax assessment, the property was most likely sold based on its development potential. Less than that but still well above assessment, and it’s more likely major renovations/gentrification/Fall Creek/not being torn down.

Anyway, we already have an idea what’s planned – Novarr wants to do 50-60 units of faculty townhouses on the site, a 3-4 story, $10 million project.

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3. The other big sale this week (using that term subjectively, since someone just paid $1.25 million for a Cayuga Heights mansion) was 1015 Dryden Road out in Varna. Modern Living Rentals (Todd Fox/Charlie O’Connor) has had this 5-unit rental property on the market for a little while now, initially for $650,000, then $599,000.  The buyer “Finger Lakes Wrestling Club Inc.”, agreed to purchase the property on August 2nd for $555,000. MLR purchased the property for $425,000 in 2014. The wrestling club is listed as a non-profit serving youth training and competing in wrestling, and their plans for the property are unknown – the sale comes with plans for a pair of duplexes (4 units total), and the triplex designed by STREAM Collaborative shown above. I’ve heard of non-profits renting out real estate assets to fund their endeavors, so maybe that’s the plan.

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4. A pair of housing newsbits. Per the ILPC, the former Paleontological Research Institute  at 109 Dearborn is ready for its next phase of renovation into a rather swanky two-family residence. Background on the property from last August here. Long story short, it’s a gut renovation of a non-contributing structure of a historic district, the commission didn’t have much to say when it presented last year. This time around, the applicant wants to trade out the lower-level shingles for stucco, and the west entrance bump-out has been eliminated; anecdotal evidence says the ILPC won’t be excited, but it’s probably acceptable, since non-contributing buildings generally have an easier go with the commission.

A little further south on East Hill, local landlord Nick Lambrou wants to subdivide the large lot of 125 Eddy Street in order to build a new two-family residence. Jagat Sharma is the architect-of-record for the proposed 123 Eddy Street, which is a part of the East Hill Historic District and would have to go through ILPC approval. It will also need to pay a visit to the BZA because it’s proposed without parking (although the CPOZ was removed last year, an East Hill property still requires a parking space every 3 bedrooms) and will need a variance. Offhand, the Planning Board likely won’t be roped in on this one, since one-and-two family homes usually only need to be approved by planning department staff. Lambrou and Sharma are frequent contributors, and have faced the ILPC together before, for the reconstruction of 202 Eddy Street after it was destroyed by a fire in early 2014. The focus right now is just getting the subdivision approved, the ILPC presentation and vote will come at a later date.

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5. STREAM Collaborative sent out their bi-annual newsletter, and there are a couple of interesting pieces worth re-sharing. There were brief items about the “Urban Cottage” at 228 West Spencer, Tiny Timbers and 409 College Avenue, as well as some info about 215-221 West Spencer. STREAM writes that Ed Cope has broken ground on the STREAM-designed 12-unit, 26-bedroom condominium complex. This must have been fairly recent, as the hillside was undisturbed during a site check a couple weeks ago. Anecdotally, a condo project in Ithaca needs 50% pre-sales (i.e. 6 units) in order to secure a construction loan, but there isn’t any loan on file with the county yet, so I can’t say with any certainty what the funding arrangement looks like. On the fully revamped webpage are some nifty interior renders, including the image above. Anyone interested in the 1-3 bedroom condos can contact Ed Cope at PPM’s website here.

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Also in the newsletter was an image from the latest set of Form Ithaca charrettes. “Buttermilk Village”, a working title for the South Hill neighborhood plan. The render above is looking northeast from the intersection of 96B and East King Road, with Ithaca College’s Circle Apartments to the upper left. Among the design features are a walkable town square, 2-4 story buildings, complete streets, and mixed uses with less dense residential further from the main roads. Some of the businesses like Sam Peter and Dolce Delight are in there to give that sense of familiarity. Most of this land is owned by Evan Monkemeyer, who’s still fuming from the College Crossings debacle. But rumor has it he’s working with another developer on a plan. It would be quite a feather in Form Ithaca’s cap if it looked something like this.





Upson Hall Construction Update, 7/2016

1 08 2016

There are two different facade installations going on here – the terracotta, and the aluminum. For the terracotta, the process goes like this. First, we have the gypsum sheathing, coated with a turquoise-colored water-resistive barrier. The ends of the aluminum clips are installed onto the sheathing, and then mineral wool insulation is attached between the clip. Then, the rest of the aluminum clip is attached over the mineral wool. From there, terracotta panels are hung up and secured to the clips. The aluminum window surrounds don’t need this type of work, so the panels are just hung as-is over the sheathing.

According to Cornell’s Upson Hall webpage, Phase I is nearing completion at this point. That means that floors 3, 4 and 5 are nearly finished inside and out, and work will shift towards the basement, the first and second floor. Some work has already been done in the basement with utility and infrastructure upgrades. It’s really quite a feat that the building is continues to be occupied while all the construction is going on, the work split between the top half and bottom half. Also, kudos to the faculty, staff and students who have to put up with the noise and multiple moves while the work takes place. The fully-renovated Upson Hall should be ready by next August.

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