Developer readies Hampton Inn & Suites to replace Ramada Syacuse

SALINA —  Construction of a new Hampton Inn & Suites, proposed to replace the soon to be shuttered Syracuse Ramada at 1305 Buckley Road in Salina, is one step away from moving forward.

The Ramada Syracuse will be demolished and its 74 jobs lost later this year, according to Anthony Mangano, who co-owns the 150-room Ramada and five other hotels with his cousin, Carmen Emmi, Jr. 

He says securing the right financing package is the only major hurdle that remains after they received site-plan approval from the Salina planning board for their proposal.

Mangano estimates the project to construct the 5-story, 124-room Hampton Inn & Suites would cost between $15 million and $16 million.

The pair have spoken with several local banks about financing and are close to signing one of the offers they have received, according to Mangano. He maintains that the proposal is still not guaranteed to move forward because there is always the chance that an unexpected problem could arise.

The developers hope to sign an offer in the next two months, but Mangano says they can wait until the end of the year, emphasizing that they want the right package. The pair are currently fine-tuning the project budget and exploring different tax incentives they may receive.

Should the proposal move forward, Mangano would like to break ground on the Hampton Inn & Suites in early 2016. If that happens, the hotel would open either later that year, or in early 2017. He says construction typically takes a year.

The Ramada will close its doors on Sept. 7, Labor Day. It will be demolished, most likely in October, according to Mangano. The closure has been in the planning process for about a year.

“A lot of customers are sad to see it go,” he says.

Building details

The proposed Hampton Inn & Suites would be smaller than the current two-story hotel, comprising about 78,000 square feet as opposed to the Ramada’s 100,000, Mangano estimates. It would also use up less land thanks to its additional stories, according to Mangano, projecting that it would rest on about two acres instead of the six acres the Ramada currently covers.

The developers have only recently begun exploring uses for the saved space, he says.

Despite the smaller size of the building, the rooms would be larger. Mangano says a typical hotel room is 12 feet wide and 28 feet deep, which is about the size of the Ramada’s rooms. The Hampton Inn & Suites’ rooms would be 14 feet wide and about 29 feet deep, which makes them much more comfortable for working or relaxing in, according to Mangano. Bathrooms would be larger as well.

About 30 percent of the rooms would be suites, which Mangano says are about 24 feet by 21 feet, making them almost 100 square feet larger than the regular rooms.

Prices would vary from $140 a night for some smaller rooms, up to $170 for suites, he says. The Ramada’s room prices average about $100 a night. All prices fluctuate throughout the year, Mangano adds.

The Hampton Inn & Suites would also have a meeting room for groups up to 50 people in size, a fitness room, and a business center with computers and a small conference room that could fit about six people, according to Mangano. An indoor pool facility built in 2009 for the Ramada would also be part of the new hotel’s amenities, rather than be demolished with the rest of the Ramada, he adds.

The plot of land the developers are working with is comprised of three different parcels they own, totaling about 8 acres, says Mangano. Two businesses — The Flat Iron Grill restaurant and an auto mechanic shop called Hill Brothers Service Center — are tenants on the plot, situated at 1333 and 1313 Buckley Road, respectively.

The decision to close and tear down the Ramada didn’t come easy, says Mangano. He declined to give specific financial information, but says that the hotel’s revenue has held steady over the years. However, costs have gradually increased due to “the reality of the world,” says Mangano, and raising the room rates hasn’t been successful in making up the difference.

“We have to do what reality forces us to do in order to maintain our future,” he says. “It seems rather bold, but when we look at our financial situation and our economic situation within our family, we think this is the best move.”

Improving efficiency

One of the outstanding issues with the Ramada is how energy inefficient it is, says Mangano. The building is nearly 50 years old, built in an era not known for quality structure or efficiency designs, he notes.

When Mangano’s family bought the Ramada in 1982, he says the building had no insulation, even in the attic. The owners have changed that and instituted about half a dozen renovations since the purchase, he says.

The proposed Hampton Inn & Suites would be much more efficient simply by the nature of the construction method and materials, Mangano says. The developers are also looking into additional energy-saving methods, such as solar panels and cogeneration, a method of producing multiple forms of energy through one process. In the case of the Hampton Inn & Suites, Mangano says they have looked into an electricity generator that runs on natural gas, whose heat byproduct is used to make hot water.

Mangano doesn’t know yet if either of these methods will be incorporated should the project move forward. The building’s structural design is complete, but other areas have yet to be finished.

There is no general contractor for the project yet. Mussachio Architects P.C., which is based in the Buffalo area, is the architect, while Camillus–based TDK Engineering Associates, P.C., serves as the site engineer for the proposed hotel, according to Mangano.

Mangano is working to help as many Ramada employees as possible transfer to one of his other hotels, or possibly land a job at a hotel he doesn’t own, he says. He is also working with the state Department of Labor to provide job retraining and counseling services. About half of the employees work full time.

“I’ve had a lot of people reach out,” says Mangano, about interviewing some of the Ramada staff for open positions, some of them outside of the hotel industry.

If the Hampton Inn & Suites is built, Mangano says former employees will be given preference during the hiring process.

Mangano and Emmi own three other hotels in Salina: the Homewood Suites at 275 Elwood Davis Road, the Super 8 at 421 Seventh North St., and the Hampton Inn at 417 Seventh North St. The Hampton Inn would be rebranded under a different hotel chain after the completion of the new, proposed Hampton Inn & Suites, says Mangano. He doesn’t know which hotel chain.

The pair also own two hotels in the city of Watertown — the Comfort Inn & Suites and the Hampton Inn, located at 110 and 155 Commerce Park Drive, respectively.         

SALINA —  Construction of a new Hampton Inn & Suites, proposed to replace the soon to be shuttered Syracuse Ramada at 1305 Buckley Road in Salina, is one step away from moving forward.

The Ramada Syracuse will be demolished and its 74 jobs lost later this year, according to Anthony Mangano, who co-owns the 150-room Ramada and five other hotels with his cousin, Carmen Emmi, Jr. 

He says securing the right financing package is the only major hurdle that remains after they received site-plan approval from the Salina planning board for their proposal.

Mangano estimates the project to construct the 5-story, 124-room Hampton Inn & Suites would cost between $15 million and $16 million.

The pair have spoken with several local banks about financing and are close to signing one of the offers they have received, according to Mangano. He maintains that the proposal is still not guaranteed to move forward because there is always the chance that an unexpected problem could arise.

The developers hope to sign an offer in the next two months, but Mangano says they can wait until the end of the year, emphasizing that they want the right package. The pair are currently fine-tuning the project budget and exploring different tax incentives they may receive.

Should the proposal move forward, Mangano would like to break ground on the Hampton Inn & Suites in early 2016. If that happens, the hotel would open either later that year, or in early 2017. He says construction typically takes a year.

The Ramada will close its doors on Sept. 7, Labor Day. It will be demolished, most likely in October, according to Mangano. The closure has been in the planning process for about a year.

“A lot of customers are sad to see it go,” he says.

Building details

The proposed Hampton Inn & Suites would be smaller than the current two-story hotel, comprising about 78,000 square feet as opposed to the Ramada’s 100,000, Mangano estimates. It would also use up less land thanks to its additional stories, according to Mangano, projecting that it would rest on about two acres instead of the six acres the Ramada currently covers.

The developers have only recently begun exploring uses for the saved space, he says.

Despite the smaller size of the building, the rooms would be larger. Mangano says a typical hotel room is 12 feet wide and 28 feet deep, which is about the size of the Ramada’s rooms. The Hampton Inn & Suites’ rooms would be 14 feet wide and about 29 feet deep, which makes them much more comfortable for working or relaxing in, according to Mangano. Bathrooms would be larger as well.

About 30 percent of the rooms would be suites, which Mangano says are about 24 feet by 21 feet, making them almost 100 square feet larger than the regular rooms.

Prices would vary from $140 a night for some smaller rooms, up to $170 for suites, he says. The Ramada’s room prices average about $100 a night. All prices fluctuate throughout the year, Mangano adds.

The Hampton Inn & Suites would also have a meeting room for groups up to 50 people in size, a fitness room, and a business center with computers and a small conference room that could fit about six people, according to Mangano. An indoor pool facility built in 2009 for the Ramada would also be part of the new hotel’s amenities, rather than be demolished with the rest of the Ramada, he adds.

The plot of land the developers are working with is comprised of three different parcels they own, totaling about 8 acres, says Mangano. Two businesses — The Flat Iron Grill restaurant and an auto mechanic shop called Hill Brothers Service Center — are tenants on the plot, situated at 1333 and 1313 Buckley Road, respectively.

The decision to close and tear down the Ramada didn’t come easy, says Mangano. He declined to give specific financial information, but says that the hotel’s revenue has held steady over the years. However, costs have gradually increased due to “the reality of the world,” says Mangano, and raising the room rates hasn’t been successful in making up the difference.

“We have to do what reality forces us to do in order to maintain our future,” he says. “It seems rather bold, but when we look at our financial situation and our economic situation within our family, we think this is the best move.”

Improving efficiency

One of the outstanding issues with the Ramada is how energy inefficient it is, says Mangano. The building is nearly 50 years old, built in an era not known for quality structure or efficiency designs, he notes.

When Mangano’s family bought the Ramada in 1982, he says the building had no insulation, even in the attic. The owners have changed that and instituted about half a dozen renovations since the purchase, he says.

The proposed Hampton Inn & Suites would be much more efficient simply by the nature of the construction method and materials, Mangano says. The developers are also looking into additional energy-saving methods, such as solar panels and cogeneration, a method of producing multiple forms of energy through one process. In the case of the Hampton Inn & Suites, Mangano says they have looked into an electricity generator that runs on natural gas, whose heat byproduct is used to make hot water.

Mangano doesn’t know yet if either of these methods will be incorporated should the project move forward. The building’s structural design is complete, but other areas have yet to be finished.

There is no general contractor for the project yet. Mussachio Architects P.C., which is based in the Buffalo area, is the architect, while Camillus–based TDK Engineering Associates, P.C., serves as the site engineer for the proposed hotel, according to Mangano.

Mangano is working to help as many Ramada employees as possible transfer to one of his other hotels, or possibly land a job at a hotel he doesn’t own, he says. He is also working with the state Department of Labor to provide job retraining and counseling services. About half of the employees work full time.

“I’ve had a lot of people reach out,” says Mangano, about interviewing some of the Ramada staff for open positions, some of them outside of the hotel industry.

If the Hampton Inn & Suites is built, Mangano says former employees will be given preference during the hiring process.

Mangano and Emmi own three other hotels in Salina: the Homewood Suites at 275 Elwood Davis Road, the Super 8 at 421 Seventh North St., and the Hampton Inn at 417 Seventh North St. The Hampton Inn would be rebranded under a different hotel chain after the completion of the new, proposed Hampton Inn & Suites, says Mangano. He doesn’t know which hotel chain.

The pair also own two hotels in the city of Watertown — the Comfort Inn & Suites and the Hampton Inn, located at 110 and 155 Commerce Park Drive, respectively.