APPLICATION (FULL PROPOSALS) 2016-2017 Strategic Tourism Implementation Funding Opportunity
I. BASIC INFORMATION Project/Proposal Name: Tompkins Center for History and Culture Applicant Organization: The History Center in Tompkins County on behalf of the project partners Contact Person: Rod Howe Phone: 607-273-8284, ext. 222 Email: [email protected] Request: $128,000 ($28,000 in 2017 and $100,000 in 2018) Instruction: You may use up to 10 pages to answer the questions in the narrative section. II. PROPOSAL DESCRIPTION Describe your proposed project. Include a description of project deliverables and date of delivery.
The Tompkins Center for History and Culture (TCHC) will bring several complementary non- profits together to become a dynamic center for Ithaca and Tompkins County. This new collaborative entity will serve as a community hub that celebrates our rich history, heritage and culture in an exciting, synergistic way.
TCHC will be located on the Ithaca Commons, in the heart of Tompkins County, welcoming visitors as a gateway to the area’s many cultural destinations and serving as a gathering place for community members. The center will include staff to greet residents and visitors and to orient them to visitor services, exhibits, the library and archival resources, scheduled programs, multi- media presentations covering the history of the City and County, and a retail space.
Three main goals are to 1) build community by offering opportunities to deepen connections among County residents through sharing of narratives and place based initiatives; 2) engage the public in a vibrant exploration of our unique community through history, heritage and cultural lenses; and 3) orient visitors to tourism, specifically heritage tourism, opportunities.
We envision a center that celebrates our cultural heritage by offering exhibits and curated learning experiences that inspire and motivate residents and visitors to experience sites throughout the County that personally interest them. The center will offer a compelling narrative of the county’s key historical themes, in essence telling the story of who we are as a community. The center will also provide a place for programs and gathering opportunities to share narratives and personal histories.
The History Center in Tompkins County has a long tenure in the community (going back to 1863
Page 1 of 7, 2016-2017 Strategic Tourism Implementation Funding Opportunity. Final 10/3/16 when Ezra Cornell helped initiate the first Ithaca historical society). Their lease ends December 2018 and the trustees decided that to be a premier local history education and research center for residents and visitors, they would be better served in a different location and setting. Conversations about a potential new center started in 2015 and for the 18 months there have been several meeting among co-location partners. A partnership between The History Center and with the downtown visitors’ center of the Convention & Visitors Bureau, which is a division of the Tompkins Country Chamber, has emerged as a key component. This partnership will provide an opportunity to more fully support heritage tourism and provide a focal point for connecting with other tourism strategies, e.g., agri-tourism and nature based tourism. Other key partners include the Community Arts Partnership, the Discover Trail, Historic Ithaca, Dorothy Cotton Institute, Ithaca Aviation Heritage Foundation, Wharton Studio Museum and the Sustainability Center.
The center’s location is the Tompkins Trust Company building located on Bank Alley on the Commons. The building’s location, architectural character, and visibility are important advantages for the proposed heritage education center. There are preliminary floor plans (Stream Collaborative) and engineering and code reports (Tetra Tech). The County Legislature approved a $15,000 appropriation to undertake a structural, mechanical, and codes assessment of the building. The County Legislature has entered an agreement with Tompkins Trust Company to purchase the building. The purchase of the building is tied to the County’s longstanding role of providing space for a museum that preserves the records and artifacts that document the County’s history. The County is seeking ways to minimize its cost while also maximizing The History Center’s role as a community attraction, tourism destination, and anchor for a heritage education center housing several other non-profits involved in promoting the area’s history, heritage, and culture.
The work plan for the next three months involves more detailed architectural drawings, exhibit design planning, partnership agreements, continued work on branding and naming, operational guidelines, and a capital campaign.
Renovation costs will come from a capital campaign and other funds, including hoped for NYS funds (CFA NYSCA-ESD and Upstate Revitalization Initiative funding).
III. STRATEGIC TOURISM IMPLEMENTATION Document how your proposal responds to goal(s) and action(s) of the Tompkins County 2020 Strategic Tourism Plan and/or a Strategic Priority of the STPB. Identify under which STI funding category you are applying. Describe how your proposal aligns with the aims and policies of the Tompkins County Tourism Program.
This proposal relates to the Tompkins County Heritage Tourism Implementation Plan (Category B) and to that plan͛s following goals: -increase overall visitation, length of stays and spending associated with heritage tourism in Tompkins County; -deepen appreciation and awareness of Ithaca and Tompkins County͛s history, so that visitors and residents alike take away a richer understanding of and connection to this place; -improve access for visitors to the area͛s rich heritage stories, notable people, historic themes and sites, natural history and public art; -increase coordination and collaboration locally and regionally on heritage tourism initiatives; -strengthen protection and preservation of sites and intangible assets as the basis for heritage
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This proposal relates to the Tompkins County Heritage Tourism Implementation plan͛s following strategies and action items: Institutional Development: -improve heritage tourism organizations, sites and attractions -explore the establishment of a new Heritage Center Interpretation: -package underdeveloped stories, themes, and assets into visitor experiences and amenities -establish a shared platform for tour development and promote the development of additional tours. -develop regional interpretation themes, such as UGRR, early film, early aviation, etc. Capacity Building: -enhance the community͛s capacity for heritage tourism development -organize a heritage tourism exchange between Ithaca/Tompkins County and another community -assist in the integration of heritage themes and activities in events and tourism projects Marketing: -promote heritage tourism offerings for success -create a 'Heritage Ambassadors' program
The proposal also relates to the following two critical areas referenced in the 2020 Tompkins County Strategic Tourism plan: 1) Develop walking, cycling and driving tours across multiple media (brochures, online maps, apps, audio tours, etc.) of historic sites; historic architecture; local and academic black history sites (including the Underground Railroad/ Freedom Trail in Ithaca); Native American archaeological sites; local industrial history sites (airplanes, guns, typewriters, etc.); homes of local authors (e.g., Nabokov), artists, playwrights; etc. The center will be a hub for multiple heritage tours and will orient visitors to the wide range of options for exploring the county͛s history and heritage. 2) Provide advocacy, collaboration, and funding to help rebuild The Ithaca Commons with feature elements serving visitors. The center will be a destination that will draw more people to the recently fully renovated Ithaca downtown area.
Cities rich in arts and culture attract people because of their quality of life, character, and opportunities for participation and investment. The co-located partners collectively bring strong resources and experience in exhibit, program and cultural development. The center will become a key community hub that will spur new and creative ways to promote Ithaca and Tompkins County as a heritage tourism destination, will afford new opportunities for interpreting our past, and provide a venue for county residents to see aspects of their history collected, archived, and interpreted.
NY Senator Gillibrand has proposed designation of the Finger Lakes region as a national heritage area/corridor. Ithaca is a natural hub to orient visitors to the range of what the region has to offer. We expect the center will instill pride of place and we will encourage the development of formal heritage ambassadors. With heritage tourism as an increasing component of tourism in
Page 3 of 7, 2016-2017 Strategic Tourism Implementation Funding Opportunity. Final 10/3/16 general, this center will help promote quality visitor experiences which will have an economic impact. Equally important is the role that the center will play in building connections within the county. We are a diverse community and the center will be a place for all to come and share their histories. We see Ithaca and Tompkins County as a place where history is made every day. We see wonderful opportunities for engaging historians, artists and theater representatives to interpret aspects of our history in new and creative ways. As one example, Ithaca and Tompkins County have a long history of being involved in social movements and we foresee highlighting that history using multiple media.
IV. EXPECTED BENEFITS Describe, in as much detail as possible, the specific economic and quality of life benefits that you expect this project to deliver.
Tompkins Center will be a nucleus to achieve three main goals: 1) build community by offering opportunities to deepen connections among County residents through sharing of narratives and place based initiatives; 2) engage the public in a vibrant exploration of our unique community through history, heritage and cultural lenses; and 3) orient visitors to local tourism opportunities. The co-location of the Downtown Visitors Center generates additional opportunities for the CVB͛s visitor services staff to engage more visitors in exploring the community. Visitors will deepen their connection and appreciation of this unique place, which in turn, will lead to longer stays, more return visits and more tourism revenues. Visitor spending in Tompkins County currently exceeds more than $195 million annually, and this project is expected to support continued growth in visitor spending, along with related jobs and local tax revenues. We expect 30,000 visitors at the center in 2019.
Other anticipated benefits of the Tompkins Center for History and Culture include: Places a visitor ͞destination͟ attraction right in the heart of our community generating vitality and interest; Enhancement of our shared capacity to inspire visitors to experience and learn about our whole community; Positions Tompkins County to be a key player in Senator Gillibrand͛s proposed Finger Lakes National Heritage Area; Residents will have enhanced opportunities for connecting via the local history research library, programs and sharing life narratives; Retail space, managed by CVB, will address the Ithaca Commons͛ three primary markets: local residents, visitors and students; Marketing: the collective aspect of the center will utilize websites, newsletters, posters, radio & television, broadcast e-mail, magazine advertisements and social media.
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V. ORGANIZATION DESCRIPTION Provide a description of the applicant organization(s), its mission, board/governance, annual budget, year founded, key staff, how this proposal fits with other activities, and record in implementing similar types of projects.
This represents a private-public partnership. Tompkins County will own the building and lease it out to partners involved with the Tompkins Center for History and Culture. Partners involved in the development of the center include The History Center in Tompkins County, the Tompkins County Convention & Visitors Bureau, Historic Ithaca, Dorothy Cotton Institute, Ithaca Aviation Heritage Foundation, Wharton Studio Museum, Community Arts Partnership, Discovery Trail and the Sustainability Center. The partners are working with the Project Leadership Team to develop a governance structure for how to manage the Tompkins Center for History and Culture. Tompkins County government will have a lease with each of the partners.
Mission: The History Center in Tompkins County helps people use the tools of history to understand the past, gain perspective on the present, and make informed decisions about the future. In order to accomplish this mission, we preserve and encourage access to The History Center͛s unique collections, seek out the diverse needs and interests of our community, design learning experiences and provide services that respond to those needs, create opportunities for people to learn about themselves and their place in the world, and provide a neutral environment for public discussions that bring historical perspective to current issues.
Background The History Center in Tompkins County traces its origin back to 1863 when Ezra Cornell, founder of Cornell University, formed a local historical society. The DeWitt Historical Society was first formed in 1899 to promote Tompkins County History, and was named in honor of Simeon DeWitt, a prominent early Ithacan. In 1935, the Society was reorganized ͚to encourage research into local history and preserve objects and documents of historical significance.͛ Its charter was granted by the State University of New York on November 21st, 1947. In 2004, the DeWitt Historical Society was renamed The History Center in Tompkins County. This name change and a new strategic plan resulted in more focused attention on the educational and research activities of the organization.
VI. BUDGET NARRATIVE Describe how you propose to use the requested funds.
Based on the results of an engineering study commissioned by the County, one of the significant costs associated with the entire project buildout is $900,000 in costs associated with code compliance. The County has committed to contributing to $450,000 of those costs with the other half being embedded in the capital campaign. This is a unique public-private partnership. There is a project advisory committee comprised of representation of the partners co-chaired by Mack Travis and Jean McPheeters. Mack and Jean will also be working with a leadership team that includes Rod Howe, Jennifer Tavares, Rich John and Tom Knipe. The Leadership Team, on behalf of the project advisory committee, seek $100,000 in Strategic Tourism Implementation funding to help with the code compliance costs (which will reduce from $450,000 to $350,000 the County͛s
Page 5 of 7, 2016-2017 Strategic Tourism Implementation Funding Opportunity. Final 10/3/16 obligation specific to these costs). The overall anticipated project costs are $3,685,500 with approximately half expected to be raised through a capital campaign and half through state funding.
We are also seeking funding to cover expenses related to: -Project Team Leadership. Jean McPheeters, for 13 months, December 1, 2017 – December 31, 2018. Seeking: $20,000 for this grant request. Jean is the principal of Jean McPheeters Consulting LLC, which was founded in 2014. Her consulting practice focuses on board development, strategic planning and contract administration.
-Development of a Tompkins Center for History and Culture website. (Iron Design, December 1, 2017 – January 31, 2018. Seeking $8000 for this grant request. Design, development and launch of 10-30 page website. Includes dynamic calendar tool, general about pages, spotlights on member organizations, content about funding/donations with link to fundraising partner site (PayPal or other), Testimonials, vision/mission section, partners’ page, contact form, and leadership team page. Will also include wire framing, sitemap development, all design and graphic production, and all CSS and HTML coding. Site will be based in WordPress to allow for easy client maintenance and updating.
This is a multi-year request, with $28,000 in STI Funding Requested in 2017, and $100,000 requested in 2018.
The plan is to ask for an additional $100,000 from the Tourism Capital Grant Program in March 2018 to help cover additional costs related to the build-out of the project.
If this grant and a 2018 Tourism Capital Grant are funded, this would bring total funding from the Tompkins County Tourism Program for this transformative project to $288,500:
- 2017 Tourism Capital Grant (Feasibility) - $25,000 - January 2017 STI Grant - $35,500 - 2017-2018 STI Grant (this proposal) - $128,000 - 2018 Tourism Capital Grant (future request) - $100,000
This is a little less than 8% of the total value of this $3,685,000 project, not counting the County's 2.0 million dollar investment from the General Fund to purchase the building on behalf of the History Center and its partners.
VII. IMPACT OF FUNDING What would be the specific impact(s) on the project of receiving less funding than you are requesting
The funding is very important to help us with the necessary code improvements. The County would have to fund anything less than the $100,000 from its general fund.
The funding also assists with quality leadership and a website that will serve as an orientation to the Tompkins Center for History and Culture. Both of these aspects, leadership and a website, will serve as integrative forces. Anything less than the $25,000 would increase the fundraising burden.
Page 6 of 7, 2016-2017 Strategic Tourism Implementation Funding Opportunity. Final 10/3/16 This is a complex project that is in-sync with Tompkins County’s tourism goals. This funding, along with the Regional Economic Development Council’s NYSCA funding, will help set the stage for an Upstate Revitalization Initiative proposal.
Making an Investment: Investments in the Tompkins Center for History and Culture will continue to revitalize downtown, give Ithaca and Tompkins County a place that welcomes visitors and gives them an initial sense of what is special about this place. This dynamic center will bring our community together, instilling a pride in our community, while giving visitors a base from which to launch their personal adventures in Ithaca and Tompkins County leading to staying longer, supporting the economy, and sharing their experience to promote the area more widely.
Page 7 of 7, 2016-2017 Strategic Tourism Implementation Funding Opportunity. Final 10/3/16 STI Project Name: Strategic Tourism Implementation Grant Application - Budget/Expense Report Form Instructions: Complete this form and submit it with the application. If awarded a grant, the applicant must also fill in this form after project is complete with actual expenses and submit the document with the narrative report within 60 days of the completion of the project to:
Tom Knipe, Principal Planner / Tourism Program Director, [email protected] or Tompkins County Planning,121 East Court St., Ithaca, NY 14850. Email submission is strongly preferred. DIFFERENCE to be EXPENSES - CASH DESCRIPTION ESTIMATED ESTIMATED USE made up with USE (provide details) AMOUNT IN $ OF GRANT other resources List all major cash expenses Personnel Wages $ $ $ Add or delete rows & categories as needed Personnel Fringe $ $ $ Materials $ $ $ Services ringing the building into code compliance $900,000 $100,000 $800,000 Occupancy & Utilities $ Travel $ $ $ Administration Project Leadership $25,000 $20,000 $5,000 Other (name) TCHC web development $14,000 $8,000 $6,000 SUBTOTAL (cash expenses) $939,000 $128,000 $811,000 DESCRIPTION ESTIMATED IN-KIND SUPPORT USE/SOURCE (provide details) AMOUNT IN $ List all major sources of in-kind support Donated goods $ Add or delete rows & categories as needed Donated services ner/leadership time spent on the project $40,000 Other Other $ Other SUBTOTAL (in-kind support) $40,000 TOTAL EXPENSES (cash expenses and in-kind support) $979,000 STI Grant Share of Total Expenses* 0.130745659 DESCRIPTION ESTIMATED REVENUES - CASH SOURCE (provide details) AMOUNT IN $ List major sources of cash support Strategic Tourism Implementation (STI) Grant $128,000 Add or delete rows & categories as needed Other Grant (name) NYS 400000 Other (name) Capital Campaign 411000 Other (name) $ SUBTOTAL (cash revenues) $939,000 CASH REVENUES LESS CASH EXPENSES (Profit) $0
Note: this form is available as an Excel spreadsheet file. Email [email protected] Tompkins CENTER for History & Culture
Project Plan
A place to understand the past, experience the present and imagine the future of Tompkins County The Project
The Tompkins Center for History and Culture is an exciting, innovative collaboration between partners to:
• Celebrate and better understand our community and heritage • Highlight numerous cultural assets, the arts, and Discovery Trail partners • Welcome and orient visitors to Tompkins County and the region; offer a new retail experience on the Commons • Share knowledge, resources, and gain efficiencies • Create a “spectacular”, accessible space in a historic building downtown which will engage the community, attract more visitors, and enhance the offerings of all partners. The Partners
The History Center in Tompkins County – featuring exhibits, library, Eight Square Schoolhouse
Convention and Visitors Bureau (CVB) - Downtown Visitors Center
Wharton Studio Museum – honoring Ithaca’s silent movie heritage Historic Ithaca – education, preservation, and advocacy Community Arts Partnership – arts council and gallery Dorothy Cotton Institute – advancing knowledge, sharing, and protection of human rights Sustainability Center – educating about our environment, climate, and human impacts Ithaca Aviation Heritage Foundation – Historic Tommy Plane, manufactured in Tompkins Co.
Discovery Trail – Cayuga Nature Center, Cornell Lab of Ornithology, Cornell Botanic Gardens, The History Center, Johnson Museum of Art at Cornell, Museum of the Earth, Sciencenter, and the Tompkins County Public Library Valuing History, Heritage, Culture, & the Arts
The center will celebrate our cultural heritage through a mosaic of perspectives and by weaving together the past, present and future.
The center will offer exhibits and curated learning experiences to inspire and motivate residents and visitors to explore sites throughout the County that personally interest them.
The center will offer a compelling narrative of the county’s key historical themes, in essence telling the story of who we are as a community and what we value. The Center’s themes dovetail into Path Through History themes established by I Love NY cultural heritage programming. The Building – Historic and Centrally Located
Tompkins County legislators unanimously voted to purchase the Tompkins Trust Company building to be used as the Tompkins Center for History & Culture. The building’s location on the Commons, architectural character, and visibility are important advantages for the center. Tompkins Trust Company Building (1895). 110 N. Tioga. Vivian and Gibb designed this structure for the Ithaca Trust Company, which was organized in 1891. The Ithaca Trust Company merged in 1935 with the Tompkins County National Bank (founded in 1836). The building has Palladian windows, Ionic and Corinthian pilasters, and elaborate brackets under the roof. County Clerk’s Office Building (Italianate style, 1863). 106 N. Tioga. The County Clerk’s office occupied this spot for almost a century, starting circa 1851. The Tompkins Trust Company has occupied the building from around 1949. Project Goals
Three main project goals: 1) Increase Tourism: by orienting visitors to local tourism opportunities and increase overnight stays to Tompkins County; to add to the numerous tourism assets offering visitors reasons to lengthen their stays, extend their weekend trips, and in particular, for families of students and our transient university population to better understand and integrate into our community.
2) Build community: by offering opportunities to deepen connections among County residents through sharing of narratives and place based initiatives;
3) Engage the public: in a vibrant exploration of our unique community through history, heritage, and cultural lenses. Audience – Tompkins Center will serve three audiences
• Visitors will experience a compelling orientation to Ithaca and Tompkins County. This new tourism asset has the potential to increase room nights and lengthen overnight stays by adding to the numerous Discovery Trail attractions available to visitors.
• Co-located organizations will work together in new ways. Consistent interactions ensure innovative programs building on a mosaic of perspectives, and new opportunities to promote heritage tourism.
• Residents will also have enhanced opportunities for connecting through the local history research library, programs on timely issues, and a space for sharing life stories. Work Plan - Timeline
We have an ambitious 18 month timeline that includes a capital campaign, detailed architectural drawings, a branding and communication plan, developing operational and governance agreements, exhibit and space planning, construction documents, engaging contractors, construction, preparing for a move, moving and a soft opening early in 2019.
The Project Advisory Team, comprised of representatives of the TCHC, is partnering with City and County representatives, Tompkins County Area Development, and the Downtown Ithaca Alliance. Work Plan - Timeline
Project Component Timeline/Deadline Responsible Party
Planning/Architectural/Engineering In Progress History Center/Project Advisory
State Funding Requests July 2017 History Center/Project Advisory Cap Campaign Capital Campaign June 2017 – June 2018 Committee/Project Partners
Branding/Marketing & Communications Plan Completed Complete by December 2017 Project Advisory/Consultants
Business Plan – Retail & Visitors Center Complete by March 2018 Visit Ithaca/CVB & Partners
Exhibit Design & Planning Complete by December 2017 History Center/Project Partners
Governance Structure/Partner Agreements October 2017 – December 2017 Project Advisory/Subcommittee
Construction Documents Final / RFP / Bid Award October – December 2017 | January 2018 Project Manager/Architect
Construction/Renovation Phase March – November 2018 Contractor/Project Manager
Construction Complete – Move In Nov – December 2018 Project Partners/Community Tompkins Center for History & Culture Opens January 2019 Investments
Investments in TCHC will continue to revitalize downtown, give Ithaca and Tompkins County a place that welcomes visitors and gives them an initial sense of what is special about this place. TCHC will position us to be a key player in Senator Kirsten Gillibrand and Congressman Tom Reed’s effort to establish a Finger Lakes National Heritage Region. Estimated Expected attendance Project Costs: in 2019:
Including purchase of building $5.685 Million 30,000-40,000+ Project Budget:
The complex project budget includes:
• Significant local government support from Tompkins County (acquisition, code updates) • Local Tourism Program investments in fundraising feasibility, planning, engineering, and project implementation • Local Foundation support from four foundations • A Capital Campaign to raise over $1.75 million in private funding from local individuals and businesses • Capital project support from NYS NYSCA and ESD Market NY funding sources • Plus: Partner investments in expansion & relocation, capacity building, and annual operations Sources of Funds Uses of Funds
Source Purpose Amount Use Amount County/local Acquisition 2,000,000 Acquisition 2,000,000 County/local Support for code enhancements 450,000 Construction/Renovations/Code Upgrades 2,830,000 Private – Capital camp Construction/Renovation, misc 1,784,000 Furniture, Fixtures & Equipment 447,000
NYSCA Planning grant 28,500 Design, Architecture, Engineering soft costs 193,000 County Marketing & Outreach 35,000 Tourism Planning, Implementation 42,500 Contractual/Consultant/Implementation 80,000 Local/Private Design/planning phase 20,000 NYSCA Construction & renovation, 1,060,000 Other/Contingency 100,000 Market NY exhibits, furn, fixtures & equip 300,000 Total 5,685,000 Total 5,685,000 Capital Campaign:
The silent phase of a capital campaign began in June 2017 with an overall target of raising $1.784 million. The Campaign Committee includes several campaign partners and community leaders. Numerous local funders have expressed interest in making substantial gifts to the project, and significant support is anticipated from the business community. New York State Grant Proposals:
• NYSCA/ESD CFA Facilities Improvement Program - >19% of total project
• Market NY CFA Tourism Facility Funding – 5% of total project (6.5% w/out other state funding included) Community and Economic Impacts
By combining the CVB Downtown Visitors Center, The History Center, and history/heritage/cultural related organizations we are creating a destination spot for residents and visitors alike. Given that the center will be on the Ithaca Commons, the economic benefit will come from increased visitors to that area—anticipated to increase visitation on the Commons by between 20-30,000 individuals annually from existing Visitor Center traffic of about 9,000. The center will become a key community hub that will spur new and creative ways to promote Ithaca and Tompkins County as a heritage tourism destination, will afford new opportunities for interpreting our past, and provide a venue for county residents to see aspects of their history collected, archived, and interpreted. CVB Visitor Center & Retail Store
Included in the full service Visitors Center will be retail space, featuring “Gorges Gear” and also highlighting the Discovery Trail partner merchandise—a retail mix attractive to visitors/tourists, but which also allows the CVB to showcase all that these entities have to offer at their primary locations. From our new downtown home, our talented and knowledgeable Visitor Experience Team will direct visitors to our numerous agriculinary tourism assets, heritage tourism opportunities, the Discovery Trail partners, outdoor recreation trails and waterfalls, and our higher education partners. Information for regional tourism assets throughout Southern The CVB is managing a successful new retail operation at the Taughannock Falls Tier, Finger Lakes, and elsewhere in New York Overlook Visitors Center— State will also be highlighted. a partnership with NYS Parks & Recreation. Marketing, Branding, & Promotion
A New Brand, Logo, and Website…in the Works The Tompkins Center for History & Culture project partners have commissioned the support of a local firm with branding & design expertise to create a brand identity that represents all partners while reflecting history and culture of Tompkins County.
The marketing plan includes the creation of a website for the Center, which will highlight all exhibit offerings, project partners and programs being offered in the space. The CVB will also support the marketing efforts of the Center, as well as advertise its own Visitor Center & retail shop. The Discovery Trail offers a solid initiative to build from in terms of marketing. New York State heritage and history related venues will be fully utilized.
The comprehensive marketing plan will be completed by mid-2018, and will utilize the website, SEO, email marketing, print advertisements and social media to share the offerings of the Center and its partners. Finger Lakes & Southern Tier Regional Impact
The Tompkins Center for History & Downtown Visitor Culture will be a gateway to the Center Demographics region and NYS. Top 5 Countries: US, Canada, UK, Israel, Given the number of visitors to Ithaca and the County Germany from all over the state, nation and the world, the Top 5 States: Tompkins Center for History & Culture NY, PA, NJ, MA, OH will be marketed as a destination and have the opportunity to share tourism assets from the Age Demographic: Southern Tier and Finger Lakes Regions with our visitors. 43% Boomers 25% Gen X We are a diverse community and TCHC will be a place 17% Millennials for all to come and share their histories, explore the past, 17% Retirees engage in the present, and plan for the future. Exploring the Past, Present & Future Together
Tompkins Center for History & Culture Tompkins Center for History and Culture Capital Campaign 24.07.2017 Totals Expenditures Budget Capital Cam County NYSCA REDC TourImp TourCap Triad Park CommFdn Legacy URI/DRI/CFA Share of campaign toward $900,000 improvements $450,000 $450,000 $450,000 Tompkins County share of $900,000 improvements $450,000 $450,000 $450,000 Demolition $50,000 $50,000 $50,000 Construction of public-access and office areas $1,500,000 $750,000 750000 $1,500,000 Construction Contingencies $150,000 150000 $150,000 Exhibit Infrastructure and Furniture $500,000 $250,000 250000 $500,000 Architect (Schem, Const & Exhibit Drawings) $100,500 $55,000 $10,500 $5,000 $25,000 $5,000 $100,500 Capital Campaign Expenses $30,000 $18,500 $11,500 $30,000 Sustainability $100,000 $100,000 $100,000 Interest on Loans $20,000 $20,000 $20,000 Exhibit planning $25,000 $16,000 $4,000 $5,000 $25,000 Archives and Collections $10,000 $5,000 $5,000 $10,000 Technology Infrastructure $20,000 $5,000 15000 $20,000 Furnture $150,000 $50,000 100000 $150,000 Retail planning and infrastruture $100,000 $50,000 50000 $100,000 Building partner community $7,500 $1,500 $1,000 $5,000 $7,500 Branding, Communication and Marketing $17,000 $12,000 $5,000 $17,000 Supplies and Materials $5,000 $2,500 $2,500 $5,000 Total Expenditures Budget $3,685,000 $1,774,000 $455,000 $28,500 $17,500 $25,000 $5,000 $5,000 $5,000 $5,000 $1,365,000 $3,685,000
Phase 1: preliminary work March-Sep. 2016 $5,000 5000 $5,000 Phase 2: mtgs, plans, building assessent, Oct-Mar 2017 $10,000 $0 $5,000 $5,000 $10,000 Phase 3: Schematic Design, April-July 2017 $46,000 $0 $28,500 $17,500 $46,000 Phase 4: Development Design, July-Dec 2017 $105,000 $75,000 $25,000 $5,000 $105,000 Phase 5: Construction & Implementation 2018 $3,519,000 $1,699,000 $455,000 $1,365,000 $3,519,000 $3,685,000 $1,774,000 $455,000 $28,500 $17,500 $25,000 $5,000 $5,000 $5,000 $5,000 $1,365,000 $3,685,000
Adding in the cost of the building adds another 2,000,000 to overll budget
THE PARTNERS COMMUNITY AND The History Center in Tompkins County ECONOMIC IMPACTS Tompkins County Convention and By combining the CVB downtown Visitors Bureau (CVB)- Downtown Visitors Center, the History Center in Visitors Center & Chamber of Tompkins County, and other history, Commerce heritage, and cultural organizations, we are creating a destination spot for Wharton Studio Museum residents and visitors. Visitors will be Historic Ithaca oriented to go out from the center and explore the ‘corners’ of the county. Community Arts Partnership Visitors will deepen their connection and Dorothy Cotton Institute appreciation of this unique place, which in turn, will lead to longer stays, more Sustainability Center return visits, and more tourism revenues. Ithaca Aviation Heritage Foundation RETAIL Associated with the Visitors Center there Discovery Trail will be retail space managed by the CVB and will address the Commons’ three LOCAL CULTURE. GLOBAL primary markets: local residents, visitors IMPACT. and students. The Center’s exhibit space will connect MARKETING Tompkins County’s past, present and The collective aspect of the Center future. It will also engage the public will utilize websites, newsletters, by highlighting how our history aligns media releases, radio and television, with other communities in the region posters, broadcast e-mail, magazine and how, at times, our history took a advertisements and social media posts. different course. Those variations are New York State heritage and history due to interesting national and global related venues will also be fully utilized. interactions. Exhibits will include a timeline, artifacts including maps and THE FINGER LAKES REGION photographs, and interactive displays. Ithaca is a key gateway to the region. The center will offer a compelling Given the number of visitors to Tompkins narrative of this area’s key historical County from all over the world, the themes, in essence telling the story Center will be marketed as a destination, of who we are as a community and and as a place that makes history what we value. every day.
JOIN OUR CAPITAL CAMPAIGN Find out more by contacting Rod Howe at [email protected]
CONNECTING OUR PAST, PRESENT AND FUTURE
106-110 North Tioga Street | The Commons | Ithaca, New York | 14850 | [email protected] ESTIMATED PROJECT COSTS: 3.7 MILLION
EXPECTED ATTENDANCE IN 2019: 30,000
THE BUILDING The new location will be at the current Tompkins Trust Company building located on Bank Alley on the Building renderings provided by STREAM Collaborative Commons. The building’s location, architectural character, and visibility, GOALS WORK PLAN are important advantages for the • Enhance our community by offering We have an ambitious 15 month Center. The current structure is a opportunities to deepen connections timeline that includes a capital collection of two buildings: among county residents through campaign, detailed architectural sharing of narratives and place-based drawings, a branding and comm- The Tompkins Trust Company initiatives unication plan, developing operational and governance building at 110 N. Tioga St., designed • Engage the public in a vibrant agreements, exhibit and space by Vivian and Gibb for the Ithaca exploration of our unique community planning, constructions doc- Trust Company. The Ithaca Trust through history, heritage, and cultural uments, lining up contractors, Company had merged in 1935 with lenses the Tompkins County National Bank, construction, preparing for a original doorway on the left. Building • Orient visitors to local tourism move, moving and a soft opening details include beautiful Palladian opportunities early in 2019. windows, Ionic and Corinthian INVESTMENTS pilasters, and elaborate brackets OUR AUDIENCES The Project Advisory Team, comprised Investments in the Center will continue of representatives of the Center, to revitalize downtown by providing under the roof. • County and Commons visitors is partnering with City and County Ithaca and Tompkins County a robust who will experience a compelling representatives, Tompkins County Area place to welcome visitors and orient County Clerk’s Office Building orientation to Ithaca and Tompkins Development, and the Downtown them to our community. The Center (Italianate style, 1863) at 106 N. County Tioga St. The County Clerk’s office Ithaca Alliance. will be an important occupied this spot for almost a • Regional residents will have enhanced destination century, starting from at least 1851. opportunities for engaging and factoring into The Tompkins County Trust Company connecting through exhibits, research the proposed has occupied both buildings starting library, programs, art, and a space for ‘TOMMY’ Finger Lakes CAPITAL circa 1949. sharing life narratives PLANE National CAMPAIGN: Heritage The silent phase of a • Partnering organizations will COMES collaborate to offer innovative history Region. capital campaign began and culture programming from a HOME in June 2017 with mosaic of perspectives an overall target of raising $1.75 million. Tompkins Center of History and Culture Brand Design Round 2: 8.24.17
Iron Design Tompkins Center for History and Culture Brand Identity: 8.21.17 607-275-9544 Concept One Connecting our past, present and future
Our community has deep and unique roots that extend far and wide around the globe. With a history that extends back millennia, the Tompkins County that we know today is rich with stories that many in our community have yet to discover. The new Center will become a central destination in the heart of our county, encouraging visitors to explore the diverse and plentiful connections throughout our county in Connecting our past, the arts, culture, and society that form our present and future. renown character.
Iron Design Tompkins Center for History and Culture Brand Identity: 8.25.17 607-275-9544 Logos Partner Logo Arrangements
Alternate Treatment
at the Tompkins Center for History & Culture
at the Tompkins Center for History & Culture
at the Tompkins Center for History & Culture
at the Tompkins Center for History & Culture
at the Tompkins Center for History & Culture
Iron Design Tompkins Center for History and Culture Brand Identity: 8.25.17 607-275-9544 Companion Brand Elements Support Graphics: Fonts & Color Palette
Primary colors are sea green and a deep green-blue for good contrast. Secondary colors are bright energized tones to help compliment the primary palette.
Primary Colors Secondary Colors Logo Font: Core Sans 55 Bold
Support fonts: Pluto The quick brown fox jumped over the lazy dog The quick brown fox jumped over the lazy dog The quick brown fox jumped over the lazy dog
Support Web fonts: Sans Source Pro Family The quick brown fox jumped over the lazy dog The quick brown fox jumped over the lazy dog The quick brown fox jumped over the lazy dog The quick brown fox jumped over the lazy dog
Iron Design Tompkins Center for History and Culture Brand Identity: 8.25.17 607-275-9544 Applications
Explore our past our Explore
Connecting our present Connecting
Imagine the future the Imagine
Explore our past our Explore
Connecting our present Connecting
Imagine the future the Imagine
BUILDING FACADE
Iron Design Tompkins Center for History and Culture Brand Identity: 8.25.17 607-275-9544 Applications CENTER EVENTS WhartonWharton StudiosStudios MovieMovie NightNight
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The Great White Trail Starring Lorem ipsum dolor sit amet, conse ctetur adipiscing elit. Vivamus id lorem velit. Nulla in sodales est.
SEPTEMBER 10 7-10PM at the Tompkins Center of History and Culture
WHARTONSTUDIOMUSEUM.ORG
Connecting our past, present and future.
EVENT POSTER
Iron Design Tompkins Center for History and Culture Brand Identity: 8.25.17 607-275-9544 Jean McPheeters Consulting LLC PO Box 93 Brooktondale, NY 14817 607.592.6869 [email protected]
Jean McPheeters is the principal of Jean McPheeters Consulting LLC, which was founded in 2014. Her consulting practice focuses on board development, strategic planning and contract administration. She also serves as the Development Director of the Legacy Foundation of Tompkins County.
From 2000 to July 2014 Jean served as the president of the Tompkins County Chamber of Commerce in Ithaca, New York. In that position she managed a staff of 17 people, a budget approaching $2 million, and a myriad of programs for a membership of more than 680, as well as overseeing Chamber contracts with Tompkins County and New York State governments. Jean also worked as a congressional aide and district administrator for two members of Congress, Matthew F. McHugh and Maurice Hinchey, respectively from 1986 to 1994. As the coordinator of Community Education for Tompkins-Seneca-Tioga BOCES from 1995 to 2000, she created and managed more than 150 classes a year ranging from oil painting to auto maintenance. Jean has also worked as a labor organizer, a postal carrier, and a library clerk.
Jean McPheeters currently serves as a board member for Cayuga Area Plan, Inc., and the Tompkins County Area Development Foundation. She is a trustee emerita of Tompkins Cortland Community College (TC3) where she served as a director for 18 years and as the board chair for five of those years. She has also served as a director of the TC3 Foundation, the Paleontological Research Institution, Cayuga Medical Center and Cayuga Health System, the Industrial Development Agency of Tompkins County, and Tompkins County Area Development.
As the president of the Tompkins Chamber, she was also active in her state and national industry organizations serving on the boards of the Chamber Alliance of New York (CANYS) and the American Chamber of Commerce Executives (ACCE). While a community college trustee, she was board president of New York Community College Trustees (NYCCT) and served on the Association of Community College Trustees board of directors.
Jean and her husband, Daniel McPheeters, live in Brooktondale in a log home which they built. Jean is an avid reader, a mediocre birder, and an incredibly slow knitter. She enjoying canoeing, gardening, and discussing almost anything at a great dinner party.
Recent clients include:
Cancer Resource Center of the Finger Lakes Tioga County Chamber of Commerce Ithaca Tompkins Regional Airport Challenge Workforce Solutions Communique Design and Marketing, Inc. Jean McPheeters Consulting LLC PO Box 93 Brooktondale, NY 14817 607.592.6869 [email protected]
Proposal for Co-Chair of Project Advisory Committee Tompkins Center for History and Culture
September 11, 2017 through December 31, 2018 (16 months)
Partnering with Mack Travis and under the direction of the Leadership Group, I will:
Work with the members of the Project Advisory Committee; County representatives; and the proposed tenants of the Tompkins Center for History and Culture (TCHC) to: . Decide upon a cohesive decision-making process for the Project Advisory Committee. . Activate committee members and bring in more people for needed sub- committees. . Ensure that accurate minutes are written for all PAC meetings and that sub- committees submit notes of their meetings to the Project Manager. . Work with the PAC to determine points of tension between and among future tenants, the County, etc. and help them find ways to discuss and come to agreement. . Produce, with the County attorney and county representatives, a complete Memorandum of Understanding is written for the partner/tenants and the County for approval by the boards of the partner/tenants.
Reporting:
Preparing reports from Mack and myself as needed. I suggest monthly at first, and then every two months. Keeping the Time Line or Progress Chart up to date on a bi-monthly basis.
Fundraising:
Advice to the committee from time-to-time.
Work Products:
Attendance at all Project Advisory Committees and Executive Committee meetings in person or by telephone to the extent possible considering potential travel. Complete minutes of all meetings I attend in person or by telephone, submitted to committee chairs (and members, if that becomes the system) within seven days of the meeting. Creation (if needed) of a Google Docs group or Dropbox system for sharing documents and keeping files. Creation of a written and agreed upon Governance System for the PAC and for the TCHC. Activating the sub-committee system. Communicating with members about meetings, necessary work and timelines, in consultation with Mack Travis and members of the Leadership Group and PAC.
Fees: $85 per hour, not to exceed $20,000 over the life of the contract. I anticipate that the first few months will be the busiest.
Tompkins Center for History and This is being converted into a timeline/phasing Culture matrix Tompkins County Actions County approval for building purchase County building purchase complete Telecommunications Infrastructure Security infrastructure City of Ithaca Parking discussions Tompkins Trust Company what furniture are they leaving Capital Campaign Finalize giving chart and making the case documents preliminary discussions and house gatherings Develop naming opportunities silent phase individual conversations with major donors conversations with banks conversations with businesses conversations with Cornell and IC and TC3 matching program set up with major donor 450,000 raised 900,000 raised 1,300,000 raised arrange for loan via TTC or Park multi-year donations public phase 1,500,000 raised 1,750,000 raised hold talks around the county at interesting sites develop plan for families to give in honor of Giving website Tracking gifts Project Budget Draft ready for review by leadership team Finalize draft budget Finalize budget and mechanism for updates Branding, Marketing and Communications Name for new center Mission, Vision and positioning statements Logo created Develop material to use for capital campaign Website created Signage Communication plan for overall project Implement communication plan NYS/Federal Funding State funding application - DRI State funding application - CFA NYSCA Submit reports for REDC NYSCA 2017 funding Connect with State representatives Connect with Federal representatives Federal Funding Appalachian Regional Commission funding app? Tompkins County Tourism Funding Tourism funding applications Floor Plans and Construction Documents Finalize floor plans Permanent exhibit design Complete floor plans Demolition and Construction Code compliance Renovations Governance and Operations Formalize project advisory committee's roles Develop governance model / partner agreements Rental agreements with partners completed Agreements about Gallery/Program Room Governance structure in place The History Center - specific to Contact Travis/Hyde Properties Communication plan Mobilize for THC move Deaccessioning Streamlining archival task processes Updating archive & collections databases Building robust donor database Volunteer Recruitment Designing library and archive space Designing exhibit space Additional input from key partners re: exhibit space Planning for appropriate collections storage Furniture needs The move Developing staffing plan Retail Space business plan retail agreements with partners Defining the heritage tourism experience Involve the heritage tourism network Partners Furniture assessments Moving Involving TC3, Cornell and Ithaca College Follow up w/each institution about their involvement
TO: COUNTY LEGISLATORS FROM: JOE MAREANE RICH JOHN DATE: MAY 2, 2017 RE: ACQUISITION AND IMPROVEMENT OF TOMPKINS TRUST BUILDING
As we’ve discussed, several things have converged that have led us to explore the County’s acquisition of the Tompkins Trust Building on Bank Alley to serve as a Heritage Education Center which will be home to the History Center and several other non-profits. The facts and circumstances we have been considering over the past several months include: 1. The History Center relies on the County to support its occupancy costs. 2. The Center’s lease expires at the end of 2018. Its landlord (Travis-Hyde) has indicated the rent will double if the Center stays in its current space. In the absence of alternatives, it is likely the Center will ask the County for an additional $90,000 per year—a total of over $200,000 annually—if the Center is to maintain current levels of space, quality, and service. 3. The County therefore has an interest in pursuing alternatives that minimize its cost and, in the process, leveraging the impact of its support for the History Center. 4. An opportunity exists to purchase the current Tompkins Trust building on Bank Alley at a price of $2 million, or $400,000 less than the property’s assessed value. The History Center has long- identified the building as the best of the alternative locations it has considered. 5. With funding from the Legislature, an assessment of the building’s structural and mechanical condition and code-compliance identified approximately $900,000 in improvements that should be made in mid-2018, prior to turning it over to tenants for interior renovations. Leaders of the Capital Fundraising Campaign for the History Center estimate that $1.5- $1.75 million can be raised to support the Center, and that $450,000 of the proceeds would be made available to offset the County’s building improvement costs (see attached); The STPB has indicated that $100,000 in room tax support may also be available to assist with these costs (see attached). It is therefore anticipated that while the County may need to provide initial support for the improvements, the County’s net cost to bring the building into code compliance and undertake other necessary improvements would ultimately be $350,000. 6. The Tompkins Trust building has sufficient space to house the History Center and several other non-profits, including the downtown Visitor Center, CAP, the Dorothy Cotton Institute, the Discovery Trail offices, the offices of the Wharton Studio Museum, the Ithaca Aviation Heritage Foundation, and the Sustainability Center. 7. Rent levels of approximately $15.50-$16.00 per square foot (per year) would cover the cost to operate and maintain the building, and also generate a 2% rate of return on the County’s $2- $2.4 million investment--a modest ROI, but better than we receive on our investments of cash. 8. Given the potential to earn a superior return on our investment, it may benefit the County to convert a liquid asset (cash) into a property asset (the building) by purchasing the property with available cash attributable to the del Lago and Tioga Downs Casinos. The County has already received $1.9 million in licensing fees in 2016 and $369,000 in unbudgeted recurring revenue through the first quarter of 2017. It is estimated that an additional $631,000 in casino revenue will be received in 2017. The cash purchase approach would not seek to recover actual or imputed debt service costs from the tenants through their rent. It would look at the property asset as we do cash—as a stable, appreciating investment that bears a reasonable return for the taxpayers. 9. The History Center, CAP, the Chamber/Visitors Center, the Wharton Studio Museum, the Ithaca Heritage Aviation Foundation, the Dorothy Cotton Institute, the Discovery Trail, the Sustainability Center, and Historic Ithaca (library) remain interested in taking space in the building (see attached). 10. The History Center hired STREAM Collaborative to prepare a space study that is now being used to plan the interior layout of the of the museum and office spaces. 11. A retreat attended by all of the potential tenants occurred on April 21st. The half-day event helped to develop a common vision of the project and its ultimate operation. 12. All parties understand that the County will not provide funding for renovations. This element of the project must come through grants and giving. The County will, however, provide its full assistance to those efforts. 13. As indicated earlier, leaders of the History Center’s Capital Campaign estimate the effort will yield of $1.5-$1.75 million; all but $450,000 for the initial County improvements will be targeted for interior renovations. 14. The Downtown Ithaca Alliance will be including the Heritage Education Center in an upcoming grant application, and will seek $2.5 million for the project (see attached). 15. A steering committee comprised of potential occupants and the County (Tom Knipe is representing the County) has been formed to begin coordinating implementation plans and developing a governance model. 16. Discussions are underway with TC3 facilities officials to determine if it can expand its building management services from the next door Tioga Place building to include the Tompkins Trust Building 17. There is risk associated with going forward. The anchor tenant for the project is the History Center, and the project is the product of its Executive Director’s vision. As years pass, the Center’s leadership will change and management commitment and competencies could diminish; Given its expanded role, the History Center has agreed to strengthen the connections with the County in the form of either seats on the Center’s Board or engaging the Legislature in the selection of Board members. The architectural details and the costs of renovating the building to suit the needs of tenants and realize the goal of a spectacular facility are unknown. Without a significant infusion of funds, the renovation could be modest and the desired wow factor may not be achieved. The operating challenges to run a vibrant, multi-use public facility may exceed current expectations and cost estimates. While well-maintained, the building is old and may put a burden on the County’s maintenance staff and capital maintenance budget. 18. In the worst case, the County’s acquisition of the property will result in the History Center relocating to the Tompkins Trust Building without achieving the vision of a Heritage Education Center and even without much in the way of renovations. If that occurred, the County would expect to spend $152,000 to operate and maintain the building and forego a cash return on its $2.35 million investment. However, the building’s value would continue to appreciate. That cost compares to an expected $200,000 needed to keep the Center in its current quarters at the Gateway Building. Recommendation: We recommend the County proceed with the acquisition and improvement of the building. Based on current estimates, the portion of the building’s costs borne by the History Center (through a County appropriation) will be approximately $150,000—which is $40,000 more than its current occupancy cost, but $50,000 less than what is expected if the Center stays in its current location. We also believe that the value of the building will only increase over time. It is further recommend that the County Administrator, or his designee, regularly report to the Facilities and Infrastructure Committee on the status of the project, particularly prior to the major milestones in the acquisition and improvement process such as issuing bids, applying for grants, receiving funding from other entities, and the like. Finally, it is recommend that the continuing a steering committee process that is now underway and which serves as a coordinating mechanism for all involved in this project both as it is planned and when it begins operation. To ensure a constant connection with the Legislature, it is recommended that the Legislature designate a liaison to that Committee. Therefore, a resolution has been submitted that would ament the 2017-2021 Capital Plan and authorize the purchase and improvement of the Tompkins Trust Building. A related negative declaration resolution has also been submitted.
Resolution 2017- Authorize Acquisition and Improvement of the Tompkins Trust Building at 106-112 North Tioga Street on the Ithaca Commons to Serve as the Home for the History Center and Other Complementary Organizations and Amend 2017-2021 Capital Improvement Program to Incorporate the Tompkins Trust Building Acquisition and Improvement Project
WHEREAS, Tompkins County is a long and steadfast supporter of The History Center ( Center ) which serves as the community’s museum of local history and the repository of historic materials and artifacts; and
WHEREAS, the County’s commitment to the History Center is reflected in a long-standing County annual appropriation to support the Center’s costs of occupancy; and
WHEREAS, the History Center’s 25-year lease of space in The Gateway Building will expire at the end of 2018, and the Center needs to relocate as a means to contain its cost of occupancy and increase its visibility, impact, and accessibility to the public; and
WHEREAS, as the traditional underwriter of the Center’s occupancy costs, and beneficiary of its ability to educate residents and attract tourists, the County has a direct fiscal and programmatic interest in identifying a suitable location for the Center; and
WHEREAS, as a part of its consideration of new locations, the History Center put forward and has continued to develop a plan to locate several complementary not-for-profit organizations into a common location, which it has called a Heritage Education Center , where residents and visitors can learn about and explore our unique community; and
WHEREAS, several local agencies have expressed strong interest in such a co-location plan, including the Historic Ithaca Library, the Convention and Visitor’s Bureau’s Visitor Center, the Community Arts Partnership, the Wharton Studio Museum, the Dorothy Cotton Institute, the Discovery Trail, the Sustainability Center, and the Ithaca Aviation Heritage Foundation; and
WHEREAS, because of the size, character, and location of the Tompkins Trust Building (the Building ) located at 106-112 North Tioga Street, and in light of the fact that the Building will be vacated in 2018 when the Trust Company relocates to a new downtown facility, the Building was identified as a preferred location by the History Center and other Heritage Education Center participants; and
WHEREAS, Tompkins Trust has expressed a willingness to sell the building to the County at a cost of $2,000,000, subject to final approval by its Board of Directors, and has worked in good faith with the History Center and the County to allow both to undertake necessary due diligence; and WHEREAS, by Resolution 2016-232, this Legislature authorized the County Administrator to explore the acquisition and re-use of the Building and, as a part of that exploration, to undertake an engineering assessment of the Building’s structural and mechanical systems and any code-related improvements that may be required to accommodate re-use of the Building; and
WHEREAS, the engineering assessment of the Building identified approximately $900,000 in improvements needed to make the Building code-compliant and ready for tenant renovations; and
WHEREAS, to help offset these costs, the County has received a $450,000 pledge from the leaders of the History Center/Heritage Education Center’s capital fundraising campaign and has also received assurances from the Strategic Tourism Planning Board that the project qualifies, and will be considered for, a $100,000 capital grant that would, together, reduce the County’s net cost to acquire and improve the building to $2,350,000;
WHEREAS, it is understood that all costs of interior renovations, tenant improvements, and exhibits shall be borne by the tenants of the building, and that future structural repairs and maintenance shall be the responsibility of the County; and
WHEREAS, to support the costs of interior renovations, improvements, and exhibits, the History Center and other prospective tenants of the Building are collaborating to raise capital funds through a local fundraising campaign and are also working with the Downtown Ithaca Alliance to prepare an application for a $2.5 million grant from New York State; and
WHEREAS, the projected cost to operate and maintain the building, and to generate a two percent return on the County’s investment in the building, can be fully recovered through competitive rents charged to the occupants of the Building; and
WHEREAS, it is the County’s intent to apply unanticipated 2016-2017 revenues from the Tioga Downs and del Lago Casinos to finance the acquisition and improvement of the Building, including $1.9 million in licensing fees already received plus additional unbudgeted casino revenue expected in 2017; now therefore be it
RESOLVED, That upon recommendation of the Facilities and Infrastructure Committee and the Budget, Capital, and Personnel Committee, the County’s 2017-2021 Capital Improvement Program be, and hereby is, amended to include the Acquisition and Improvement of the Tompkins Trust Building at a total cost of $2,900,000, with an expected net local cost of $2,350,000 after receipt of grants and contributions; and be it further
RESOLVED, that the County Administrator be, and hereby is, authorized to negotiate the acquisition of the Tompkins Trust Company Building at 106-112 North Tioga Street at a cost not to exceed $2,000,000 plus any associated closing costs, and on such other terms and conditions as the County Administrator may approve in his reasonable discretion and upon consultation with the County Attorney; and be it further RESOLVED, that the Director of Finance be, and hereby is, authorized and directed to make the following budget adjustments:
A Fund-General Fund
Decrease Fund Balance A30909000 – General Fund Unassigned Fund Balance $2,900,000
Increase Expense Account A9576.54802 – Contribution to Construction $2,900,000
HB Fund-Building Improvements Fund
Increase Revenue Account HB1617.45031.16.17 – Interfund (A) $2,900,000
Increase Expense Account HB1617.59239.16.17 – Heritage Education Center $2,900,000
SEQR Action: Short Form EAF
RENTABLE AREAS # NAME AREA 001 PARTNER STORAGE 926 SF 002 THC WORK AREA 508 SF 003 CLIMATE CONTROLLED STORAGE 2683 SF 100 RECEPTION 720 SF 101 VISITOR'S CENTER & GIFT SHOP 1124 SF 103 EXHIBITION 2617 SF 104 REST. 40 SF 001 105 REST. 52 SF NOAH.rvt 106 THC ‐ CAROLE 180 SF 107 TC HISTORIAN 156 SF Center 002 108 THC ‐ DONNA 204 SF 109 LIBRARY 1066 SF 003 110 NEW RESTROOMS 260 SF ELEV. Education 112 PROGRAM 1084 SF 113 SMALL CONFERENCE 227 SF 114 FRONT CIRCULATION 730 SF 114 REAR CIRCULATION 352 SF 115 TOMMY PLANE 596 SF MECH. SLAB ON GRADE 116 ARCHIVE 1337 SF 201 COMMUNITY PLANNING ROOM TENT. 331 SF Center\REVIT\Heritage 202 STAFF LOUNGE 405 SF 203 DOROTHY COTTON 477 SF 204 KITCHENETTE 111 SF Education 205 LARGE CONFERENCE 440 SF 206 MEN'S REST. 151 SF 207 THC 148 SF SLAB ON GRADE CRAWLSPACE 208 SUSTAINABILITY CENTER 137 SF 209 THC 442 SF 210 THC 177 SF 211 THC 161 SF Sync\PROJECTS\Heritage 212 THC 193 SF NORTH 301 CAP 643 SF 302 WHARTON 74 SF 303 OFFICE 136 SF 304 TEXTILE ARCHIVES 184 SF BASEMENT 0' 8' 16' 305 VISITOR CENTER OFFICE 194 SF C:\Users\Noah\Box 1 1/16" = 1'‐0" 306 FRIENDS OF STEWART PARK 90 SF 307 RESTROOM 33 SF M01 THC STORAGE 154 SF M02 THC STORAGE 106 SF Grand total: 40 19650 SF
TOMPKINS CENTER FOR HISTORY AND CULTURE AREA PLAN ‐ BASEMENT 110 NORTH TIOGA ST. JULY 27, 2017 A0 1/16" = 1'‐0" CITY OF ITHACA, NY 2016045 ©STREAM Collaborative Architecture + Landscape Architecture DPC p: 607.216.8802 | WWW.STREAMCOLAB.COM RENTABLE AREAS # NAME AREA 001 PARTNER STORAGE 926 SF 002 THC WORK AREA 508 SF 003 CLIMATE CONTROLLED STORAGE 2683 SF 100 RECEPTION 720 SF 101 VISITOR'S CENTER & GIFT SHOP 1124 SF 103 EXHIBITION 2617 SF 104 104 REST. 40 SF DN VAULT VAULT 110 105 REST. 52 SF NOAH.rvt 101 106 THC ‐ CAROLE 180 SF 107 TC HISTORIAN 156 SF Center 108 THC ‐ DONNA 204 SF UP SECURITY GATE 109 LIBRARY 1066 SF 105 103 110 NEW RESTROOMS 260 SF Education
ELEV. DN 112 PROGRAM 1084 SF 113 SMALL CONFERENCE 227 SF ADD GLASS 114 FRONT CIRCULATION 730 SF 114 WALLS 114 REAR CIRCULATION 352 SF UP 115 100 115 TOMMY PLANE 596 SF 116 ARCHIVE 1337 SF VAULT RAMP UP 201 COMMUNITY PLANNING ROOM TENT. 331 SF Center\REVIT\Heritage
UP 202 STAFF LOUNGE 405 SF 106 BOOKS 109 203 DOROTHY COTTON 477 SF 204 KITCHENETTE 111 SF Education 113 205 LARGE CONFERENCE 440 SF 114 SECURE HALLWAY 206 MEN'S REST. 151 SF 107 BOOKS 112 207 THC 148 SF PROJ. SCREEN 208 SUSTAINABILITY CENTER 137 SF 209 THC 442 SF 116 210 THC 177 SF 211 THC 161 SF Sync\PROJECTS\Heritage MOVEABLE ARCHIVES 212 THC 193 SF 108 NORTH 301 CAP 643 SF 302 WHARTON 74 SF 303 OFFICE 136 SF STORAGE AND STACKABLE 304 TEXTILE ARCHIVES 184 SF KITCHENETTE CHAIRS (80) 1ST FLOOR 0' 8' 16' 305 VISITOR CENTER OFFICE 194 SF C:\Users\Noah\Box 1 1/16" = 1'‐0" 306 FRIENDS OF STEWART PARK 90 SF 307 RESTROOM 33 SF M01 THC STORAGE 154 SF M02 THC STORAGE 106 SF Grand total: 40 19650 SF
TOMPKINS CENTER FOR HISTORY AND CULTURE AREA PLAN ‐ 1ST FLOOR 110 NORTH TIOGA ST. JULY 27, 2017 A1 1/16" = 1'‐0" CITY OF ITHACA, NY 2016045 ©STREAM Collaborative Architecture + Landscape Architecture DPC p: 607.216.8802 | WWW.STREAMCOLAB.COM RENTABLE AREAS # NAME AREA 001 PARTNER STORAGE 926 SF 002 THC WORK AREA 508 SF 003 CLIMATE CONTROLLED STORAGE 2683 SF 100 RECEPTION 720 SF 101 VISITOR'S CENTER & GIFT SHOP 1124 SF 103 EXHIBITION 2617 SF DN 203 UP 104 REST. 40 SF 204 M01 M02 105 REST. 52 SF NOAH.rvt 106 THC ‐ CAROLE 180 SF 107 TC HISTORIAN 156 SF Center 205 UP 108 THC ‐ DONNA 204 SF 201 109 LIBRARY 1066 SF 110 NEW RESTROOMS 260 SF Education ELEV. 112 PROGRAM 1084 SF 113 SMALL CONFERENCE 227 SF 114 FRONT CIRCULATION 730 SF DN ROOF 114 REAR CIRCULATION 352 SF 202 115 TOMMY PLANE 596 SF OPEN TO 116 ARCHIVE 1337 SF BELOW 201 COMMUNITY PLANNING ROOM TENT. 331 SF RAMP Center\REVIT\Heritage 202 STAFF LOUNGE 405 SF 203 DOROTHY COTTON 477 SF DN 204 KITCHENETTE 111 SF Education 206 212 205 LARGE CONFERENCE 440 SF 206 MEN'S REST. 151 SF 207 THC 148 SF 207 211 208 SUSTAINABILITY CENTER 137 SF COPY 209 THC 442 SF 209 210 THC 177 SF 211 THC 161 SF Sync\PROJECTS\Heritage 208 210 212 THC 193 SF NORTH 301 CAP 643 SF 302 WHARTON 74 SF 303 OFFICE 136 SF 304 TEXTILE ARCHIVES 184 SF 2ND FLOOR 0' 8' 16' 305 VISITOR CENTER OFFICE 194 SF
C:\Users\Noah\Box 1/16" = 1'‐0" 1 306 FRIENDS OF STEWART PARK 90 SF 307 RESTROOM 33 SF M01 THC STORAGE 154 SF M02 THC STORAGE 106 SF Grand total: 40 19650 SF
TOMPKINS CENTER FOR HISTORY AND CULTURE AREA PLAN ‐ 2ND FLOOR 110 NORTH TIOGA ST. JULY 27, 2017 A2 1/16" = 1'‐0" CITY OF ITHACA, NY 2016045 ©STREAM Collaborative Architecture + Landscape Architecture DPC p: 607.216.8802 | WWW.STREAMCOLAB.COM RENTABLE AREAS # NAME AREA 001 PARTNER STORAGE 926 SF 002 THC WORK AREA 508 SF 003 CLIMATE CONTROLLED STORAGE 2683 SF 100 RECEPTION 720 SF 302 101 VISITOR'S CENTER & GIFT SHOP 1124 SF 103 EXHIBITION 2617 SF DN 306 104 REST. 40 SF ROOF 303 105 REST. 52 SF NOAH.rvt 304 307 106 THC ‐ CAROLE 180 SF 301 107 TC HISTORIAN 156 SF Center 108 THC ‐ DONNA 204 SF DN 109 LIBRARY 1066 SF 305 110 NEW RESTROOMS 260 SF
Education ELEV. 112 PROGRAM 1084 SF 113 SMALL CONFERENCE 227 SF 114 FRONT CIRCULATION 730 SF 114 REAR CIRCULATION 352 SF 115 TOMMY PLANE 596 SF ROOF GLASS ROOF 116 ARCHIVE 1337 SF BELOW 201 COMMUNITY PLANNING ROOM TENT. 331 SF Center\REVIT\Heritage 202 STAFF LOUNGE 405 SF 203 DOROTHY COTTON 477 SF 204 KITCHENETTE 111 SF Education 205 LARGE CONFERENCE 440 SF 206 MEN'S REST. 151 SF 207 THC 148 SF 208 SUSTAINABILITY CENTER 137 SF ROOF 209 THC 442 SF 210 THC 177 SF 211 THC 161 SF Sync\PROJECTS\Heritage 212 THC 193 SF NORTH 301 CAP 643 SF 302 WHARTON 74 SF 303 OFFICE 136 SF 304 TEXTILE ARCHIVES 184 SF 3RD FLOOR 0' 8' 16' 305 VISITOR CENTER OFFICE 194 SF C:\Users\Noah\Box 1 1/16" = 1'‐0" 306 FRIENDS OF STEWART PARK 90 SF 307 RESTROOM 33 SF M01 THC STORAGE 154 SF M02 THC STORAGE 106 SF Grand total: 40 19650 SF
TOMPKINS CENTER FOR HISTORY AND CULTURE AREA PLAN ‐ 3RD FLOOR 110 NORTH TIOGA ST. JULY 27, 2017 A3 1/16" = 1'‐0" CITY OF ITHACA, NY 2016045 ©STREAM Collaborative Architecture + Landscape Architecture DPC p: 607.216.8802 | WWW.STREAMCOLAB.COM NOAH.rvt
Center
Education
Center\REVIT\Heritage
Education
Sync\PROJECTS\Heritage
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EXTERIOR
TOMPKINS CENTER FOR HISTORY AND CULTURE EXTERIOR VIEW 110 NORTH TIOGA ST. JULY 27, 2017 A4 CITY OF ITHACA, NY 2016045 ©STREAM Collaborative Architecture + Landscape Architecture DPC p: 607.216.8802 | WWW.STREAMCOLAB.COM NOAH.rvt
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TOMPKINS CENTER FOR HISTORY AND CULTURE LOBBY VIEWS 110 NORTH TIOGA ST. JULY 27, 2017 A5 CITY OF ITHACA, NY 2016045 ©STREAM Collaborative Architecture + Landscape Architecture DPC p: 607.216.8802 | WWW.STREAMCOLAB.COM NOAH.rvt
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EXHIBIT ROOM
TOMPKINS CENTER FOR HISTORY AND CULTURE EXHIBIT VIEW 110 NORTH TIOGA ST. JULY 27, 2017 A6 CITY OF ITHACA, NY 2016045 ©STREAM Collaborative Architecture + Landscape Architecture DPC p: 607.216.8802 | WWW.STREAMCOLAB.COM NOAH.rvt
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LIBRARY
TOMPKINS CENTER FOR HISTORY AND CULTURE LIBRARY 110 NORTH TIOGA ST. JULY 27, 2017 A7 CITY OF ITHACA, NY 2016045 ©STREAM Collaborative Architecture + Landscape Architecture DPC p: 607.216.8802 | WWW.STREAMCOLAB.COM PROJECT BUDGET # NAME AREA COMMENTS COST/SF TOTAL BASEMENT 001 PARTNER STORAGE 926 SF Shelving storage by partners 25.00 23,161 002 THC WORK AREA 508 SF Painting, lighting, finishes 25.00 12,706 003 CLIMATE CONTROLLED STORAGE 2683 SF Extensive HVAC and MEP work, storage fixtures, lighting 125.00 335,435 4118 SF 371,302 1ST FL. SUBFLOOR 100 RECEPTION 720 SF Remove/relocate glass partition wall and planters. Total make over. 150.00 107,976
NOAH.rvt 101 VISITOR'S CENTER & GIFT SHOP 1124 SF Install check in/out counter, lighting, painting, retail fixtures by VC 100.00 112,402
103 EXHIBITION 2617 SF Painting, lighting, finishes, exhibits 100.00 261,665 104 REST. 40 SF Painting, lighting, finishes 25.00 989
Center 105 REST. 52 SF Painting, lighting, finishes 25.00 1,294
106 THC ‐ CAROLE 180 SF Painting, lighting, finishes 25.00 4,500 107 TC HISTORIAN 156 SF Painting, lighting, finishes 25.00 3,909 108 THC ‐ DONNA 204 SF Painting, lighting, finishes 25.00 5,088 109 LIBRARY 1066 SF Painting, lighting, finishes, exhibits 100.00 106,645 Education 110 NEW RESTROOMS 260 SF Painting, lighting, finishes 25.00 6,505 112 PROGRAM 1084 SF Demo partitions, new lighting and finishes 100.00 108,373 113 SMALL CONFERENCE 227 SF Painting, lighting, finishes 25.00 5,675 114 FRONT CIRCULATION 730 SF Painting, lighting, finishes 25.00 18,245 114 REAR CIRCULATION 352 SF Painting, lighting, finishes 25.00 8,802 115 TOMMY PLANE 596 SF Painting, lighting, finishes, exhibits 100.00 59,642 116 ARCHIVE 1337 SF Painting, lighting, finishes, exhibits 100.00 133,718 10745 SF 945,429 2ND FL. SUBFLOOR 201 COMMUNITY PLANNING ROOM TENT. 331 SF Painting, lighting, finishes 25.00 8,273 Center\REVIT\Heritage 202 STAFF LOUNGE 405 SF Extend floor to create mezzanine 100.00 40,546 203 DOROTHY COTTON 477 SF Painting, lighting, finishes 25.00 11,916 204 KITCHENETTE 111 SF Painting, lighting, finishes, kitchenette 25.00 2,766 205 LARGE CONFERENCE 440 SF Demo partitions, new lighting and finishes 100.00 44,004 206 MEN'S REST. 151 SF Painting, lighting, finishes 25.00 3,784 Education 207 THC 148 SF Painting, lighting, finishes 25.00 3,695 208 SUSTAINABILITY CENTER 137 SF Painting, lighting, finishes 25.00 3,427 209 THC 442 SF Painting, lighting, finishes 25.00 11,052 210 THC 177 SF Painting, lighting, finishes 25.00 4,420 211 THC 161 SF Painting, lighting, finishes 25.00 4,017 212 THC 193 SF Painting, lighting, finishes 25.00 4,814 M01 THC STORAGE 154 SF Shelving 25.00 3,847 M02 THC STORAGE 106 SF Shelving 25.00 2,657 3432 SF 149,215 3RD FLOOR 301 CAP 643 SF Demo partitions, new lighting and finishes 25.00 16,077 Sync\PROJECTS\Heritage
302 WHARTON 74 SF Painting, lighting, finishes 25.00 1,841 303 OFFICE 136 SF Demo restroom, new lighting and finishes 25.00 3,412 304 TEXTILE ARCHIVES 184 SF Demo, install new partitions, lighting and finishes 25.00 4,609 305 VISITOR CENTER OFFICE 194 SF Painting, lighting, finishes 25.00 4,860 306 FRIENDS OF STEWART PARK 90 SF Painting, lighting, finishes 25.00 2,255 307 RESTROOM 33 SF Painting, lighting, finishes 25.00 829 1355 SF 33,884 Grand total: 40 19650 SF 1,499,831 C:\Users\Noah\Box
Note: Budget is for architectural interiors only and does not include general upgrades to mechanical, electrical, plumbing or life safety features necessary to bring building into compliance with current building codes. Those upgrades are estimated to be an additional $900,000+/‐.
TOMPKINS CENTER FOR HISTORY AND CULTURE PROJECT BUDGET 110 NORTH TIOGA ST. JULY 27, 2017 A0.1 CITY OF ITHACA, NY 2016045 ©STREAM Collaborative Architecture + Landscape Architecture DPC p: 607.216.8802 | WWW.STREAMCOLAB.COM
FACILITY EVALUATION TOMPKINS TRUST COMPANY BUILDING 110 NORTH TIOGA STREET ITHACA, NEW YORK
Date: February 2017
TOMPKINS TRUST COMPANY BUILDING TETRA TECH ARCHITECTS & ENGINEERS FACILITY EVALUATION FEBRUARY 2017
CONTENTS
Pages
EXECUTIVE SUMMARY ...... 1 - 4
INTRODUCTION ...... 5 - 6
EVALUATION
General ...... 7 -14 Mechanical ...... 15 - 24 Plumbing ...... 25 - 30 Electrical/Technology ...... 31 – 36
Appendix A
Appendix B
TETRA TECH TOMPKINS TRUST COMPANY BUILDING ARCHITECTS & ENGINEERS TABLE OF CONTENTS TOMPKINS TRUST COMPANY BUILDING TETRA TECH ARCHITECTS & ENGINEERS FACILITIES EVALUATION FEBRUARY 2017
EXECUTIVE SUMMARY
he subject property, referred to as the Tompkins Trust Company Building, is located at 110 North Tioga Street, Ithaca, New York. The current facility is occupied by Tompkins Trust Company. The facility consists Tof multiple interconnected structures/buildings. The current facility, originated as two separate structures one built circa 1863, the Tompkins County clerk’s office, and the other circa 1895, the Ithaca Trust Company. A structure to join the two buildings was constructed circa 1920. Extensive renovations were performed in the 1950’s, and in 1980 a moderation project occurred which included additions and the current corridor link to the adjacent Seneca Street building. The facility is on the National Register of Historic Places. Total square footage of the building is approximately 20,458 square feet, broken down as follows:
Basement: ~4,992 square feet First Floor: ~10,417 square feet Second Floor: ~3,313 square feet Third Floor: ~1,736 square feet
Representatives from Tetra Tech Architects & Engineers conducted an initial walk through of the property on December 16, 2016 and then completed an in –depth survey of the property on January 4, 2017 with Mr. Steve Seymour, Tompkins Trust Company representative. The team reviewed conditions throughout the building, on the roof, and around the perimeter of the building. In addition to an assessment of existing conditions, Tetra Tech’s base services included a preliminary level identification of code improvements that may be required based on the planned future use of the facility by the History Center; these preliminary findings are limited in nature to those code requirements that could be reasonably determined without completing more in-depth services that would typically be completed by the design consultant for the future proposed work. The following report documents the team’s findings; photographs of existing conditions are included as well to support written commentary.
Tomkins County’s interest in acquisition of the property is centered on possible occupancy of the facility by The History Center. Discussions with representatives from the History Center on their proposed use of the facility have identified that such usage will required a change in the code specified occupancy classification of the building from the current occupancy classification of Group B (based on current use by the Tompkins Trust Company) to occupancy Assembly Group A-3. Per the 2015 International Existing Building Code (IEBC), as adopted by New York State, the proposed occupancy classification change will required numerous code driven improvements/updates to the facility; reference IEBC, in particular section 1012. Working within the constraints of our base services, Tetra Tech is of the opinion that we have been able to identify a majority of probable code required improvements due to the occupancy classification change. However, Tetra Tech cautions that the full extent and complete list of code improvements and associated costs must be quantified and confirmed by the design consultant working for the History Center; detailed analysis (code and otherwise), is required by the design consultant based on their final proposed conceptual design/plans in regards to those items identified in this report plus other code elements including but not limited to egress, structural, interior finishes classifications, etc.
Two of the identified more costly code required improvements are the installation of a sprinkler system and additional plumbing fixtures (addition of a 2 gang toilet room). The sprinkler system will require an upgrade to the existing 1” water service line which enters from the Commons. To control costs and avoid impact on the recently completed Commons, it was decided after consultation with the County, that the proposed new 4” water service line will be connected from East Seneca Street. Specifics from the City of Ithaca regarding the main water line along East Seneca Street were provided by the County, and confirmed the proposed plan. Should the County proceed with acquisition of this property, further coordination with the City of Ithaca will be required.
TETRA TECH TOMPKINS TRUST COMPANY BUILDING ARCHITECTS & ENGINEERS EXECUTIVE SUMMARY - 1 Further identified code improvements required based on the occupancy classification change, include the installation of a fire alarm system, improvements to the building ventilation, and elevator controls and conditioning of the elevator machine room.
It should be noted that the subject property is immediately adjacent to other properties owned by Tompkins Trust Company and properties owned by other private entities, and a number of existing agreements (some of which may be unwritten) may affect the subject property. The western portion of the First Floor of the subject property consists of a one story corridor link structure that provides access to the facility from the parking area accessed off of Seneca Street. This corridor structure also provides a point of connection to a Seneca Street building occupied by Tompkins Trust Company. Preliminary discussions between Tompkins County and Tompkins Trust Company representatives have occurred regarding the need to provide a separation within this corridor structure while still allowing access as needed by occupants of both buildings; further discussions and a specific agreement related to this separation, will need to be part of any transaction for this property.
The building is in overall good condition. Our assessment did uncover a few systems or components that are deemed current code deficiencies, and those items are identified in detail in the report. Issues that were identified during the evaluation are identified below along with associated remedial costs; further detail is included in the body of the report. Some items may be a lesser priority than others, and some items have less costly options; the more costly option is included in the summary below. Recommended testing and studies are also identified.
CODE REQUIRED IMPROVEMENTS BASED ON OCCUPANCY CHANGE & FUTURE PLANS GENERAL WORK $ 10,000 Elevator Controls Work $ 16,000 Handicapped Accessibility -interior door hardware and stair handrail extensions.
MECHANICAL WORK $ 77,500 Code Required Improvements – miscellaneous work associated with ventilation and fire dampers
PLUMBING WORK $ 220,000 Sprinkler System- code required based on proposed change in occupancy/usage. $ 100,000 Plumbing Fixtures- code required based on change in occupancy/usage. Adding a 2 gang toilet room
ELECTRICAL WORK $ 13,500 Code Required Improvements related to wiring and emergency lighting. $ 25,000 Fire Alarm System, cost noted is for system in association with new sprinkler system. Required by code based on proposed occupancy change.
$ 462,000 SUBTOTAL CONSTRUCTION COSTS FOR CODE REQUIRED IMPROVEMENTS BASED ON OCCUPANCY CHANGE $ 100,000 PROJECT SOFT COSTS
$ 562,000 TOTAL PROJECT COSTS FOR CODE REQUIRED IMPROVEMENTS BASED ON OCCUPANCY CHANGE
TETRA TECH TOMPKINS TRUST COMPANY BUILDING ARCHITECTS & ENGINEERS EXECUTIVE SUMMARY - 2
CODE DEFICIENCIES MECHANICAL WORK $ 10,000 Code deficiencies – miscellaneous work associated with piping insulation
PLUMBING WORK $ 1,100 Miscellaneous health and safety code deficiencies.
ELECTRICAL WORK $ 12,500 Code deficiencies related to telecomm wiring and rooftop convenience outlets
$ 23,600 SUBTOTAL CONSTRUCTION COSTS FOR CODE DEFICIENCIES $ 6,400 PROJECT SOFT COSTS
$ 30,000 TOTAL PROJECT COSTS FOR CODE DEFICIENCIES
OTHER RECOMMENDATIONS PRIORITY 1 GENERAL WORK $ 61,000 Miscellaneous roof work. $ 5,000 Recommended Hazardous material testing in preparation for planned interior improvements. $ 62,500 Exterior wall masonry restoration and painting. $ 12,500 Chimneys- miscellaneous work. $ 50,000 Exterior Windows and Doors- miscellaneous work and energy conservation measures.
MECHANICAL WORK $ 60,000 Recommend the installation of a Building Management System /Controls.
ELECTRICAL WORK $ 2,000 Lighting upgrades for energy conservation.
$ 253,000 SUBTOTAL CONSTRUCTION COSTS FOR OTHER RECOMMENDATIONS PRIORITY 1 $ 52,000 PROJECT SOFT COSTS
$ 305,000 TOTAL PROJECT COSTS FOR OTHER RECOMMENDATIONS PRIORITY 1
OTHER RECOMMENDATIONS PRIORITY 2 GENERAL WORK $ 20,000 Attic cleaning. $ 7,500 Interior floor finishes, replace aging flooring.
MECHANICAL WORK $ 40,000 Miscellaneous HVAC unit upgrades/modifications.
PLUMBING WORK $ 15,200 Miscellaneous piping work- painting exterior gas piping, adding pie supports at roof, replace gas shut off valves.
TETRA TECH TOMPKINS TRUST COMPANY BUILDING ARCHITECTS & ENGINEERS EXECUTIVE SUMMARY - 3
ELECTRICAL WORK $ 82,500 Miscellaneous Electrical upgrades, upgrading electrical service, panels, wiring.
$ 165,200 SUBTOTAL CONSTRUCTION COSTS FOR OTHER RECOMMENDATIONS PRIORITY 2 $ 37,000 PROJECT SOFT COSTS
$ 202,200 TOTAL PROJECT COSTS FOR OTHER RECOMMENDATIONS PRIORITY 2
TOTAL REQUIRED AND RECOMMENDED WORK – PROJECT COSTS
$ 562,000 TOTAL PROJECT COSTS FOR CODE REQUIRED IMPROVEMENTS BASED ON OCCUPANCY CHANGE
$ 30,000 TOTAL PROJECT COSTS FOR CODE DEFICIENCIES
$ 305,000 TOTAL PROJECT COSTS FOR OTHER RECOMMENDATIONS PRIORITY 1
$ 202,200 TOTAL PROJECT COSTS FOR OTHER RECOMMENDATIONS PRIORITY 2
$ 1,099,200 GRAND TOTAL REQUIRED & RECOMMNEDED WORK – PROJECT COSTS
TETRA TECH TOMPKINS TRUST COMPANY BUILDING ARCHITECTS & ENGINEERS EXECUTIVE SUMMARY - 4 TOMPKINS TRUST COMPANY BUILDING TETRA TECH ARCHITECTS & ENGINEERS FACILITIES EVALUATION FEBRUARY 2017
INTRODUCTION
URPOSE: This Facilities Evaluation Report was compiled for use by a prospective purchaser of the above mentioned property. It should be viewed as a planning tool to assess the current condition of the facility and Pas a framework around which an Owner may build or modify a master plan for maintaining and upgrading the facility. The report format is structured such that it will allow the Owner to review an entire body of work and assign priority rankings to the various work items as the need is perceived. The listing is then easily transformed into a construction program statement which then becomes the basis for molding an action plan.
PROCEDURE: The building information presented in this report was obtained through a review of available building drawings as well as by on-site inspections of the buildings by a team of Architects and Engineers. Inspections consisted of an interview with the current Owner’s representative and a walk-through tour of the building and surrounding grounds.
FORMAT OVERVIEW: The report is divided into three major sections: General Building Information, Facility Evaluation, and District Summary.
General Building Information: A listing of Owner’s information and data. Includes an overview of current conditions and subsequent recommendations.
Facilities Evaluation: Information gathered from the study of each building are presented by trade; General, Mechanical, Plumbing, Electrical, Technology. Within each trade are four categories; I. Description of Existing Conditions, II. Code Requirements, III. Architect and Engineers Recommendations, and IV. Owner Requests. Within the scope of Architects and Engineers Recommendations the following areas will be addressed; Health and Safety, Facility Improvements, Energy Conservation, Handicapped Accessibility, and Studies and Testing. A detailed description of the aforementioned categories is included in the Appendix.
Specific attention should be paid to the category of Studies and Testing. Information obtained from recommended additional studies or tests may have a significant impact on overall project scope and cost.
In the left margin adjacent to each individual recommendation, a space is provided for use by the Owner to insert a priority ranking.
Individual recommendations are preceded by a statement of probable construction cost. Costs associated with each work item represent direct construction material and labor cost projected ahead one construction season at the current inflation rate. The construction costs presented are based on the limited information able to be gathered within the constraints of the facility assessment, and should only be used for preliminary planning purposes only. Additional “Soft Costs” such as project incidentals, design fees, contingencies, insurance and bond fees, must be added to the Construction costs for planning an actual project.
In some instances recommendations include an alternative or option. These are presented for consideration by the Owner as an alternative to implementing the "primary" recommendation offered in the report. If costs for alternative recommendations are presented, they will appear in brackets within the recommendation text and are not included in calculations of total cost.
While striving to be accurate and precise, this report also attempts to avoid using complicated explanations and technical jargon so as to be easily readable by non-technically oriented persons. It is our belief that a clear and
TETRA TECH TOMPKINS TRUST COMPANY BUILDING ARCHITECTS & ENGINEERS INTRODUCTION - 5 thorough understanding of this report will lead to informed and insightful decisions. Please feel free to contact us if we could be of any further assistance in achieving that end.
During the initial facility evaluation kick-off meeting, representatives from the Tompkins Trust Company indicated they have no knowledge/information on any asbestos containing materials (ACM) present in the building and did not recall any previous abatement work. During our walk through immediately after that meeting, Tetra Tech was able to locate documents in the basement which indicate previous abatement of some materials did occur circa 1998. Tetra Tech (at that time doing business as Thomas) was involved in that work and since that meeting we were able to locate other relevant documents from that project. The documentation that was located indicates that survey work performed for the specific work planned at that time did confirm asbestos in the wall plaster and in specific linoleum flooring tested. Based on the construction documents for that project, the abatement of the asbestos containing material (ACM) was limited only to the specific areas that were disturbed by the work. Based on visual observations, it is likely that the remaining plaster is still in place and should be considered ACM.
It is important to note that sampling and testing requirements for asbestos has changed considerable from 1998, and samples that previous testing negative for asbestos may now test positive. Based on the information uncovered, and the lack of any current survey information from the Tompkins Trust Company, it is recommended that the Client should consider retaining the services of a qualified professional to assist in formulating a comprehensive asbestos report to address asbestos materials specific to the proposed capital project. In some cases it may also be desirable to remove asbestos containing building materials that are not impacted by a renovation project. In general however, if an ACBM is not to be disturbed during renovation, or is not damaged or deteriorated to the point that particles become airborne, then there is no imminent health risk to the building occupants from the material, and no real need to conduct an abatement project. In our General Recommendations, we have included cost for a general asbestos survey to be performed.
The report, specifically costs associated with the various recommendations, does not take into account removal of or encapsulation of any asbestos containing building materials that may be present in the building and impacted by that specific recommended work/scope, unless specifically mentioned. Once individual items are selected for renovation, an asbestos survey should be completed as part of that review (as noted above). Estimates for asbestos related work would then be added to the project costs.
Recommendations presented in this document reflect conditions observed at a point in time. That point in time is the date that our field evaluation was performed and appears in the heading of each section of the book. As architects and engineers it is important for us to note when this evaluation occurred and understand that this document represents a snapshot of the facilities as they existed during our evaluation. For that purpose the date appearing in the heading will not change even if the book is revised and a “final” document issued. The date appearing on the cover of this document represents the publication date. The cover date will be changed if the book is revised and reprinted to distinguish it from earlier versions.
TETRA TECH TOMPKINS TRUST COMPANY BUILDING ARCHITECTS & ENGINEERS INTRODUCTION - 6
TOMPKINS TRUST COMPANY BUILDING TETRA TECH ARCHITECTS & ENGINEERS FACILITIES EVALUATION FEBRUARY 2017
APPENDIX A
NDIVIDUAL BUILDING RECOMMENDATIONS: The information for each building is presented within an established format designed to facilitate retrieval of specific items. Recommendations for each building are I broken down by trade: General Construction Systems, Mechanical, Plumbing, Electrical and Technology Systems similar to the method by which facility improvements are contracted for. Within each trade, information and/or recommendations are presented under one of eight potential headings. Following is a listing and description of each heading:
I. EXISTING CONDITIONS: This is a summarized listing of types and characteristics of existing materials, assemblies, equipment, and systems for the original building and any subsequent additions. This information was obtained by review of the existing building drawings and verified where possible by site inspection. Information which was not available or incomplete was assumed and is stated as such or is left blank.
The "Construction Type" category indicated is the term used by the Building Code of New York State to describe the fire resistivity of various elements of the building or addition. The use of the term here is meant to indicate the general intent of the original designer as interpreted from our review of the drawings. In actuality, poor fire resistance of one structural component of the building can reduce the Construction Type classification of the entire building or addition. Construction Type classifications are as follows: Type 1 - Fire Resistive (usually concrete), Type 2- Non-Combustible (usually steel), Type 3 - Heavy Timber, Type 4 - Ordinary Construction (usually masonry with wood), and Type 5 - Wood Frame.
Below ground spaces are identified consistent with code terminology as being either a cellar, basement or ground floor depending on the distance between the floor level and the average adjacent exterior ground level. A floor is considered occupied if building users work or normally remain there for an established period of time. Only occupied floors are identified as stories.
II. CODE REQUIREMENTS: Recommended work items in this category are for the correction of violations of current codes applicable to existing buildings (excluding Handicapped Accessibility work which is addressed under a separate heading). These codes include: The Building Code of New York State, specific sections of O.S.H.A. Safety and Health Standards, the Public Health Law, State Sanitary Code. Selected portions were chosen on the basis of the requirements pertaining to a fixed or integral part of the building. Requirements which are predominantly administrative or of a housekeeping nature are generally not reviewed or reported on unless a specific request has been made to do so.
III. ARCHITECTS AND ENGINEERS RECOMMENDATIONS
III.A. HEALTH AND SAFETY IMPROVEMENTS: Compares the existing building to selected present day code standards set for new buildings, and reviews the building and grounds for general safety concerns. The codes referenced here generally (with some exceptions) are not mandated for existing buildings and were selected on the basis of the standard's ability to enhance the health and safety of the occupants. These codes include: The Building Code of New York State and NFPA 101 Life Safety Code. Non-code related items may suggest opportunities to improve hazardous, unsafe, or potentially unsafe conditions.
III.B. BUILDING IMPROVEMENTS: This section presents recommendations in response to observations of the building's physical condition and usage patterns. Recommendations are also made in this section which in the opinion of the reviewer would enhance the building's aesthetic quality, work environment, and/or user comfort, operation and function.
TETRA TECH TOMPKINS TRUST COMPANY BUILDING ARCHITECTS & ENGINEERS APPENDIX A
III.C. ENERGY CONSERVATION: Lists opportunities to save energy costs through investment in more efficient systems, assemblies, and equipment. Recommendations reflect energy conservation measures which will pay back within 20 years.
III.D. HANDICAPPED ACCESSIBILITY: Makes recommendations to provide for the social and educational needs of physically handicapped users in conformance with State and Federal mandates and codes. This section assumes the Owner has or will modify the facility to the extent possible in order to accommodate disabled users of that facility. At a minimum this would mean providing accessible parking, building entry and toilet room facilities. General recommendations may not always respond to the unique needs of specific individuals.
III.E. RECOMMENDED STUDIES AND TESTING: Makes recommendations for further studies and testing where visual observation techniques are insufficient to verify the existence or extent of a potential problem, or are beyond the scope of this report. An example of this is destructive sampling and testing of mechanical or plumbing piping to evaluate pipe wall condition for the purpose of determining if replacement is necessary. Another example would be structural problems that may not manifest themselves externally and would generally go undetected in the absence of a comprehensive structural investigation. ** The importance of additional recommended studies or tests should not be overlooked.
IV. OWNER REQUESTS: This section evaluates the cost impact to various improvements specifically requested by the Owner. These items would not typically have been addressed elsewhere in our recommendations. An example of this may be evaluating the potential to install additional parking spaces in an existing parking lot, or air conditioning a building or portion of a building where no air conditioning previously existed.
BASIS FOR ESTIMATED WORK ITEM COSTS: The costs associated with each work item represent direct material and labor construction costs for the local areas projected ahead one construction season at the current escalation rates. Costs are based on the Architect or Engineer’s estimation of the best solution to the problem after considering a number of the potential alternatives. Costs data is obtained from both commercially published, and historical data compiled from projects completed by this firm.
TETRA TECH TOMPKINS TRUST COMPANY BUILDING ARCHITECTS & ENGINEERS APPENDIX A TOMPKINS TRUST COMPANY BUILDING TETRA TECH ARCHITECTS & ENGINEERS FACILITIES EVALUATION FEBRUARY 2017
APPENDIX B
TETRA TECH TOMPKINS TRUST COMPANY BUILDING ARCHITECTS & ENGINEERS APPENDIX B
G-01 G-02
G-04 G-03
G-05 G-06
G-07 G-08
G-09 G- 10
G-11 G-12
G-13 G-14
G-15 G-16
G-17 G-18
G-19 G-20
G-21 G-22
G-24 G-23
G-25 G-26
G-27 G-28
H-01 H-02
H-03 H-04
H-05
H-06
H-07 H-08
H-09 H-10
H-11 H-12
P-01 P-02
P-03 P-04
P-05 P-06
P-07
E-01 E-02
E-04 E-03
E-05 E-06
E-07 E-08
E-09 E-10
E-11 E-12
E-13
TOMPKINS TRUST COMPANY BUILDING TETRA TECH ARCHITECTS & ENGINEERS FACILITIES EVALUATION APRIL 06, 2017
SUPPLEMENTAL REPORT: EVALATION OF BASEMENT FOR ARCHIVE STORAGE
After the completion of the facility evaluation and report, Tompkins County requested Tetra Tech perform an additional evaluation of the Tompkins Trust Company Building. This additional evaluation focuses on the proposed future use of the basement, by the History Center, for archive storage.
As established with the County, the specific objectives of this additional evaluation and supplement report are: 1. Review information provided to us by the History Center on the climate control requirements for such space. 2. Evaluate existing basement mechanical systems in regards planned future use and provide preliminary costs associated with any recommended upgrades. 3. Determine preliminary options to provide new mechanical systems as required to properly condition space, and confirm viability of options to extent possible, and provide preliminary costs associated with these recommended upgrades. 4. Review existing piping/plumbing in intended archive area, and develop preliminary options to re- route or consolidate in one corridor. 5. Review interior walls to determine which walls are non-load bearing and can be removed in the intended archive area.
Don Porteus and Roger Vandepoel (Tetra Tech Architects and Engineers) conducted additional field work on March 23, 2017 at the Tompkins Trust Company building. In addition, Kevin Terry (Tetra Tech Architects and Engineers) conducted supplemental field work on March 30, 2017. For both fieldwork visits, Steve Seymour (Trust Company) accompanied the Tetra Tech staff. The purpose of this additional fieldwork was to collect information relative to the above noted objectives relative to future usage of the basement for archive storage. Based on the findings from this additional fieldwork and the associated supplemental analysis, the following represents our findings, recommendations and applicable associated estimated costs. A summary of the recommendations/costs is included at the end of this report.
1. Climate Control Requirements:
Information and publications provided by Rod Howe (The History Center) and Noah Demarest (consultant to The History Center), indicate the following climate conditions/controls:
• Temperature stable and less than 70 degrees. • Humidity stable at a level between 30% and 50%.
Further study of nedcc.org and other Federal Government publications on archival storage recommend the following:
A. Space temperatures should be minimized and stabilized. Temperatures in the 60’s are favorable to 70 degrees F. with stability being the predominate factor.
TETRA TECH TOMPKINS TRUST COMPANY BUILDING ARCHITECTS & ENGINEERS SUPPLEMENTAL REPORT - 1
B. Relative humidity should be kept at a maintainable and stable level near 40% annually.
C. Under the presumption that an Archival Storage Area is not normally occupied, the air changes/hour should be minimized in the range of .5 down to 0 in effort to minimize exposure to pollutants and increased oxidation rates. Space ventilation should be available at all times to prevent growths of mold, etc.
2. Evaluation of Existing Mechanical/Plumbing Systems:
A. Ventilation/Boiler Combustion Air: Continuous operating combined fan forced system terminating outside 12” above grade in 4” PVC intake and exhaust points. As indicated in the original report the existing systems do not provide adequate ventilation. As such, it would not be sufficient for additional requirements associated with rigorous climate control for archive storage. (Photo DSCN 8490)
B. Boiler Hot Water Piping: Combination of iron and copper piping in sizes from 1-1/2 and smaller. Some sections of iron piping are not in use and can be removed. All piping serves heating units (fin tube/radiators) around the perimeter.. Iron piping has a recommended useful life of 50 years; although much of this is past that recommended life, this piping may well last an additional 20 years due to the dry environment and favorable water conditions. Most copper heating piping is less than 20 years old and should provide an additional 40 years of useful life.
$5,000 C. Heating Piping Insulation: Most of the piping lacks proper insulation, including some portions that were insulated with inappropriate material which is now failing.. This current lack of proper insulation creates the current need to air condition the basement in the winter only. Recommend adding pipe insulation.
D. Plumbing Sanitary (DWV) Piping: Primarily hubbed and hubless cast iron has not yet reached its recommended useful life of 80 years. Some extensions and branch piping are of copper. All are in good condition and can be expected to outlive recommended useful lives.
E. Domestic Water Piping: All active domestic water piping is 1” and smaller copper and reduces to ½” very near the water service. The existing private toilet room fixtures are tank type which are fine with the reduced piping size. If new public toilets are built upstairs, all existing code water piping from the service to them will require replacement with 1” copper. Costs to be included in the Toilet Rooms.
$3,000 F. Domestic Water Piping Insulation: Currently none of the piping in the basement is insulated. Code requires insulation on hot water piping, it is not required for cold water piping. To avoid any condensate dripping on cold water piping, we would recommend insulating all domestic water piping.
G. Domestic Water Heater: The installation is 12 years old and is code compliant. No recommendations.
H. Boiler: The installation is 12 years old and is code compliant. No recommendations.
TETRA TECH TOMPKINS TRUST COMPANY BUILDING ARCHITECTS & ENGINEERS SUPPLEMENTAL REPORT - 2
I. Sump Pump Boilers: Existing sump is a 5 gallon bucket sealed in the floor with a residential submersible pump connected to sanitary sewer. It is in working order, but will only handle boiler maintenance and equipment leaks as intended.
$20,000 J. Sump Pump (Flooding): No system exists. It was reported by the present Owner representative that this basement has taken on no water in the last 40 years or more. However, if a sprinkler system is installed, a sump pump system of responsible capacity should be installed. Recommended system would incorporate duplexed 3” discharge pumps in a 200 gallon (minimum) sump located in the lower level Main Electrical/Boiler Room area. There currently does not exist a permanent emergency power generator to operate this system in the event of a power failure. This will need to be further considered and evaluated, and is not included in this recommendation cost.
K. Air Conditioning: Three 6,000 BTU portable air conditioning units are installed in three separate locations with their waste heat discharge ducting connected to the powered exhaust system referred to in Section 2.A Because of that systems deficiencies, likely very little heat is actually removed from the building but rather redistributed.
L. Ductless Mini Split AC in Coin Vault: System is thought to be in operating condition, but may be in poor condition as it is tasked to provide AC in winter, outside of its operating specs. System may or may not be of value to future system configurations.
3. Preliminary Options to Condition Space:
System Design Guidelines: The purpose of this system would not be to heat or cool the space but rather to temper ventilation air and control the humidity in the continually recirculated air. To control the humidity, it will be necessary to heat and cool that air. Refer to the following examples:
• If a design temperature of 62 degrees is selected, it is likely that cooling space temperature in the summer would not be required. However, AC and heat would still be required for humidity control and for tempering ventilation supply air.
• Presently, the Owner air conditions the basement space only in the winter in effort to keep the space temperature below 75 degrees. This is due to the operation of both boilers (as discussed in Section 3.B) and the lack of insulation on the heating piping. They are not concerned with the relative humidity in the space.
$20,000 A. New Heating, Ventilation, Dehumidification, and Cooling: We recommend providing new air handling equipment to serve heating, ventilation, and dehumidification requirements of the entire basement space. A new air conditioning coil and rooftop condensing unit is also recommended as part of this system to provide for space cooling and dehumidification requirements of the entire basement space.
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B. Outside Ventilation Air, Exhaust Air Discharge, Boiler Combustion Air: The existing chimney is comprised of three passages approximately 30” x 30”. The center section is a square clay tile flue which encompasses an insulated stainless steel liner for the current boiler exhaust. The cavities on either side are apparently open from the basement to the top of the chimney on either side (separated by 10’ minimum) with louvers and bug screens. These passages were intended for makeup/ventilating air in and exhaust air out and apparently are not in use at all today. (Photo DSCN 8493) It is noted that additional investigation and design will be required by the design consultant(s) to confirm these recommendations and associated costs.
$5,000 Option 1: These passages could provide a path for intake and exhaust air to the new boiler room, old boiler room and the old incinerator location adjacent to both. This should facilitate the installation of a furnace or air handler in one of the three locations to provide conditioned air and ventilation air to the basement space. Assuming the limited rates for ventilation air as stated in Section 1.c., the outside air for basement ventilation would become adequately tempered enroute through the interior chimney to be above freezing at the basement level.
$15,000 Option 2: If it is determined that these passages are not available to use, it will be necessary to make a duct path through the boiler room to the exterior at the garden (West exposure) and building an air way approximately 24” x 48” to accommodate the ventilation and make up air requirements. Tempering of ventilation make up air will demand special attention with this option.
$3,000 C. Boiler Combustion Air: Via one of the duct paths discussed above, it will be necessary to provide a minimum 130 square inch (12” x 12” duct) fan to assist outside air for each boiler. Currently, both boilers are in use simultaneously in the coldest weather which would require a 12” x 24” duct to outside air. If the roof top units were used (as originally designed) to provide heat and ventilation to the main floor, the need for both boilers could be reduced to 1 and the combustion air requirements cut in half.
$7,500 D. Ductwork: Assuming the furnace/air handler were installed in one of the three locations listed in Section 3.A, Option 1. The supply air duct (approximately 6” x 24”) would be run parallel to the main pipe rack behind the coil vault and telephone room. The trunk duct would have side registers to the south and 3” x 7” oval duct taps to the north to serve the isolated rooms and smaller areas. The return air would be free air to a low wall or unit mounted return louver. The only associated return duct would be to install the return louver in a common area. (Photo DSCN 8464)
4. Rerouting of Heating/Plumbing Piping and Other:
$10,000 A. Refer to attached conceptual drawing of basement area indicating:
1) Existing fixed piping corridors that likely cannot be easily relocated. 2) Points (areas) of piping risers to floors above at perimeter. 3) Piping that can potentially be relocated to the main piping corridors. Estimated costs shown includes this work.
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4) Existing walls that based on the limitations of this study, appear to be non-load nearing and may be easily removed. Further investigation and confirmation will be required by the design consultants. 5) Existing and new ventilation duct paths with potential HVAC unit locations.
B. Sanitary (DWV): In order to maintain slopes between established points, minimal opportunities exist to modify or alter this system.
C. Domestic Water Piping: All live piping generally follows DWV piping in areas of interest so no relocations should be expected unless a sprinkler system is added/installed.
D. Hot Water Heating Piping:
1) Three 1-1/2” pipes in the south storage area that head toward Tioga Street and the crawlspace under the Southern Building (platform) can be relocated to the main piping corridor in the same space. (Photo DSCN 8445). Estimated cost is included under costs shown for 4.A
2) A single 1-1/2” heating line running in the E/W corridor in front of the coin vault. This line is active but covered in some locations so its exact function cannot be determined without further investigation. This pipe can likely not be eliminated but may be able to be consolidated with other piping that must remain in place.
3) Two 1-1/2” heating lines wrap the east and north outside of the North Building. These are serving radiators and fin tube radiation above. It would be of little benefit to relocate these two branch main piping as no matter where they were located, lateral piping would still have to pass through the same spaces to access the existing riser piping.
E. Ventilation Ductwork: The existing duct system would be removed in its entirety and a new uninsulated duct system be installed in virtually the same location, south/above main east/ west piping corridor in the south storeroom. For pricing see Item 3.D.
5. Interior Wall Removal in Archive Area:
Most walls in the proposed Archive Area appear to be load bearing walls, supporting at the very least the first floor structure. Based on our visual observations, a few of the walls appear to be non- load bearing and are indicated as such on the attached schematic conceptual drawing of basement area. In order confirm both the non-load bearing and bearing walls the design consultant should plan on more destructive investigations during design to confirm.
Beyond the scope of the additional services requested, the following items related to the basement should be further evaluated/considered by the County:
• Area Lighting: The basement lighting is a haphazard collection of fluorescent and incandescent fixtures with switching locations to match. All is in poor condition and in some area (vaults), the wiring should be replaced. This condition will be exacerbated when some existing walls are removed. A new lighting/switching system should be installed.
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• Phone Removals: The existing phone/data room is no longer in use and will be of no use in the future. Telephone distribution is now centralized in a closet on the main floor. 98% of the phone wiring in the basement is not being used and can be removed. However, there is fiber optic cable connecting this building and passing through to another building. The Owner needs to correct this condition upon departure. Removal of the existing phone wiring will be at a cost to someone and needs to be done
• Other Removals: Dead piping exists throughout the basement, primarily domestic water and heating piping. After lighting removals and the phone room demolition, there will be a quantity of electrical conduits to removal as well. In some cases abandoned piping was used to support what will become abandoned communications wiring.
______RECOMMENDATIONS FOR CONDITIONING OF BASEMENT SPACE $ 5,000 Heat piping insulation $ 3,000 Domestic Water piping insulation $ 20,000 Sump pump $ 20,000 New heating, ventilation, dehumidification and cooling equipment. $ 15,000 Outside ventilation air, exhaust, combustion air (Option 2 costs included) $ 3,000 Boiler combustion air fan $ 7,500 Ductwork $10,000 Piping relocation $ 83,500 SUBTOTAL CONSTRUCTION COSTS FOR RECOMMENDATIONS $ 16,500 PROJECT SOFT COSTS $ 100,000 TOTAL PROJECT COSTS FOR RECOMMENDATIONS FOR CONDITIONING OF BASEMENT SPACE
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DSCN 8490
DSCN 8493
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DSCN 8464
DSCN 8445
END OF SUPPLEMENTAL REPORT
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