Crews start transforming former Post-Standard building into VIP HQ

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SYRACUSE, N.Y. — Work is underway on the former Post-Standard building at 101 N. Salina St. in Syracuse, which will soon become the new headquarters for VIP Development Associates, the development arm of VIP Structures. Moving forward, the facility is now known as the Post, VIP revealed during an Oct. 22 event inside the building. […]

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Moving forward, the facility is now known as the Post, VIP revealed during an Oct. 22 event inside the building. VIP Structures, a national design-build firm, currently operates at 1 Websters Landing in Syracuse.

“The decision to purchase the Post-Standard [building] in 2017 felt deeply personal, not only to be able to expand VIP Structures and our current footprint in the city but to give back to the city that welcomed me,” Dave Nutting, a Massachusetts native and executive chair of VIP Development Associates, said in his remarks. Nutting founded VIP Structures in 1975, and since that time the company has grown to include architecture and construction, development, and engineering. It has 130 employees.

VIP Structures paid $4 million for the building, according to the website of the Onondaga County Office of Real Property Tax Services. The overall project will cost $20 million, the company tells CNYBJ.

Sub-contractors on the project will include Century Heating + Cooling of DeWitt, which handles maintenance and service of heating, ventilation, and air conditioning; Phoenix Electric of CNY, Inc. an electrical contractor in DeWitt; and Burns Bros Contractors of Syracuse, a mechanical contractor.

“Moving to the Post gives us the opportunity to have all of our operating entities on one single floor plate … increasing our efficiencies and enabling the collaboration and innovation necessary to solve our clients’ greatest space needs,” Meg Tidd, CEO of VIP Structures, said in her remarks.

Besides VIP Structures, Chase Design will also be a tenant in the building. VIP has worked with Chase Design, which has been a VIP tenant in Skaneateles.

Chase Design employs more than 100 people between offices in Skaneateles and Cincinnati, Ohio.

“We’re real excited … to kind of start a new chapter and come back home to Syracuse,” Joe Lampertius, president of Chase Design, said in his comments at the Oct. 22 event.

Dave Chase launched Chase Design in Syracuse in 1957 and decided to move the business to Skaneateles a few years later, according to Lampertius.

In addition, Advance Media will lease the remaining square footage of the existing building to continue printing the Post-Standard, VIP said.

VIP Structures will occupy a 25,000-square-foot space on the building’s first floor, Charlie Wallace, Jr., president of development, tells CNYBJ. The second floor has about 51,000 square feet of additional office space on the second floor. Chase Design is taking 40,000 square feet of the second-floor space, leaving about 11,000 of additional office space available for lease, according to Wallace.

“The building will be occupied in April on these floors and in October in our space down below, so things are moving along quickly,” said Nutting.

“We cannot wait to experience the festivals in Clinton Square; invite folks to our common area café; and just be that much closer to the heart of it all,” Tidd said.

Small area airports to use state funding for construction projects

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The state has awarded funding for infrastructure improvements and some construction projects at some smaller airports in Central New York, North Country, and the Southern Tier. New York State has allocated a total of nearly $21 million for improvements at 24 public-use airports. The funding amounts include $2.4 million at facilities in Central New York, $5.2

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The state has awarded funding for infrastructure improvements and some construction projects at some smaller airports in Central New York, North Country, and the Southern Tier.

New York State has allocated a total of nearly $21 million for improvements at 24 public-use airports. The funding amounts include $2.4 million at facilities in Central New York, $5.2 million at some airports in the North Country, and $3.1 million at facilities in the Southern Tier.

The state money seeks to improve safety, facilitate innovation, leverage existing resources, advance business development, and “promote sustainability and resilience” at these airports, according to a news release from Gov. Kathy Hochul’s office.

Administered by the New York State Department of Transportation, projects funded through the aviation capital-investment program include the construction of new security and access-control improvements; deployment of new automated weather monitoring systems; and the construction and rehabilitation of new and existing hangars and aircraft-refueling facilities. These investments will serve to make the surrounding communities “more economically competitive with neighboring states,” Hochul’s office contends.

Central New York

The Hamilton Municipal Airport in Madison County will use $1.3 million toward the safe removal/disposal of the existing aged fueling facility and construction of a new, “environmentally friendly” refueling facility.

Chase Field Airport in Cortland County will use a $1.1 million grant to help pay for the replacement and relocation of existing underground fuel-storage tanks, located over a single-source aquifer, with above-ground fuel spill containment tanks.

North Country

The state also awarded $900,000 for the rehabilitation of the Massena International Airport in St. Lawrence County for New York State Police and New York State Power Authority operations.

The Potsdam Municipal Airport in St. Lawrence County will use $500,000 to deploy new security technologies, including new gates, access control and security-camera systems, and to help pay for parking-area improvements.

A $1.5 million grant award will help the Watertown International Airport pay for the safe removal/disposal of the existing aged fueling facility and construction of a new above-ground refueling facility.

The Ogdensburg International Airport in St. Lawrence County will use $900,000 toward the purchase of emergency backup generators; enhancements to security, access and communications systems; and safety related equipment.

Southern Tier

The Greater Binghamton Airport will use $1.5 million in state funding toward the installation of energy-efficient lighting and replacement of its revenue-control system.

In addition, a $200,000 grant will help the Lt. Warren E. Eaton Airport in Norwich pay for energy-efficient jet hangar improvements, including high-efficiency heating and LED (light-emitting diode) lighting and general hangar-rehabilitation activities.

The Corning-Painted Post Airport will use an award of $100,000 to help pay for the acquisition of service equipment to maintain operations during inclement weather events.

The Elmira Corning Regional Airport will use a $1.3 million grant toward reconstruction of an existing building into a U.S. Customs and Border Protection facility to retain international passenger flights.

Work begins on $96M Asteri Ithaca project

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ITHACA, N.Y. — Gov. Kathy Hochul recently announced that work has begun on a new $96 million affordable-housing development and conference center in downtown Ithaca. Dubbed Asteri Ithaca, the project will be constructed on the western portion of the Green Street Parking Garage, which will be demolished as part of this urban-renewal project. The highly

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ITHACA, N.Y. — Gov. Kathy Hochul recently announced that work has begun on a new $96 million affordable-housing development and conference center in downtown Ithaca.

Dubbed Asteri Ithaca, the project will be constructed on the western portion of the Green Street Parking Garage, which will be demolished as part of this urban-renewal project. The highly energy-efficient, all-electric building will feature 181 affordable apartments with 40 homes reserved for people in need of supportive services to live independently, the governor’s office said in late September.

The Ithaca Urban Renewal Agency released a request for proposals in 2017 for an urban-renewal project to renovate the Green Street Parking Garage. The project consists of three portions: affordable housing, a conference center, and the Green Street Parking Garage’s renovation and construction. All three components are being financed separately.

The affordable apartments and 55,000-square-foot conference center will occupy the same 12-story building. The $62 million residential portion on the top nine floors will include 78 studio, 87 one-bedroom, eight two-bedroom, and eight three-bedroom apartments. Rents are structured to be affordable to households earning up to 80 percent or less of the area median income, per the governor’s office.

Forty apartments are reserved for people in need of supportive services. They will benefit from an Empire State Supportive Housing Initiative (ESSHI) grant to Tompkins Community Action, Inc., which will be administered by the Office of Temporary and Disability Assistance (OTDA).

All residents of the development will be provided with free internet service, with each unit hard-wired for 5G access, including routers for Wi-Fi. amenities will include a 12th-floor sky terrace, outdoor space, and a fourth-floor fitness center and community room. Residents will also have access to a common laundry room on every other floor, and indoor bike storage on the ground floor.

The eastern portion of the Green Street Parking Garage will be renovated and expanded to include 350 parking spaces, with spots available for building residents to lease.

Located at 118 East Green St., Asteri Ithaca is within walking distance of the Ithaca Commons, City Hall, restaurants, shops, medical offices, and professional offices.

State funding for the $62 million residential portion of the Asteri Ithaca includes $11 million in permanent tax-exempt bonds, federal low-income housing tax credits that will generate $26.3 million in equity and $19.8 million in subsidies from New York State Homes and Community Renewal (HCR). NYSERDA will provide $550,000 in support. Empire State Development (ESD) is also supporting the Conference Center with $5 million through a Regional Council Capital Grant.

Asteri Ithaca’s developer is the Vecino Group. The City of Ithaca, Tompkins County, the Tompkins County Industrial Development Agency, and the Downtown Ithaca Alliance are providing “significant financial support” for the conference center and renovation of the remaining portion of the garage, the governor’s office said.

Upstate Medical breaks ground on Upstate Cancer Center in Verona

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VERONA, N.Y. — Upstate Medical University on Oct. 20 broke ground on its new Upstate Cancer Center in Verona. The upcoming 30,000-square-foot facility will provide cancer care for residents of Madison and Oneida counties, Upstate Medical said. It’ll offer expanded diagnostic and treatment services in a location just off Exit 33 of the New York

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NYSDOT seeking contractors to begin first phase of I-81 project in Syracuse

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SYRACUSE, N.Y. — The New York State Department of Transportation (NYSDOT) is seeking firms interested in the first contract of the initial phase of the Interstate 81 (I-81) viaduct-replacement project in downtown Syracuse. NYSDOT on Oct. 21 issued a formal letter of intent for the first contract. The contract has an estimated value of between

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Three CNY construction-related companies certified as SDVOBs

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New York Office of General Services (OGS) Commissioner JoAnn Destito recently announced that three construction-related Central New York businesses were certified as service-disabled veteran-owned business (SDVOBs). The New York OGS Division of Service-Disabled Veterans’ Business Development (DSDVBD) issued the certification to Crossett Construction and Property Management LLC, a Syracuse-based full-service property management firm; Equip-Co Unlimited of New

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VIEWPOINT: How New York Contractors Can Reduce Risk of Being Audited

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Top audit triggers and most-common pitfalls for contractors Under New York sales-tax law, contractors have the unusual burden of being considered the consumer of building materials, making them prime targets for audits. As a general rule, contractors must pay sales tax on all building materials, for both repairs and maintenance (R&M) and capital-improvement (CI) purchases, unless an

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Top audit triggers and most-common pitfalls for contractors

Under New York sales-tax law, contractors have the unusual burden of being considered the consumer of building materials, making them prime targets for audits. As a general rule, contractors must pay sales tax on all building materials, for both repairs and maintenance (R&M) and capital-improvement (CI) purchases, unless an exemption applies (e.g., purchasing building materials for tax-exempt entities).

Understanding the distinction between R&M and CI projects is critical when dealing with contracts involving real property in New Yok state: it’s either one or the other. Getting this distinction wrong can negatively impact contractor relationships with clients and result in substantial penalties and loss of profits.

Repairs and maintenance

Because New York state contractors have the unusual burden of being considered the consumer of building materials, a resale exemption does not apply, and sales tax is due to the vendor. Contractors pay the sales tax on building materials upfront and after charging and collecting sales tax from the customer on the R&M project, contractors become eligible for a credit for the sales tax they paid on the materials purchased.

Capital improvements

If the work is a capital improvement, contractors pay the sales tax on building materials upfront (just like R&M) and can only recoup the sales tax by incorporating it into the price for the CI. The sales tax cannot be a separate charge to the customer on the invoicing, and the contractor cannot claim a credit from New York for the sales tax paid (unlike R&M).

What is tax-exempt?

If the work is for a tax-exempt organization or an Industrial Development Agency (IDA) no sales tax applies to building materials. The contractor must provide its vendor with a properly executed exemption form. However, if a contractor is an appointed agent of the IDA, additional tax exemptions are available (please review the IDA agreement).

The top audit triggers for contractors

Given the information above, no wonder contractors are a prime target for a New York State sales-tax audit. Make no mistake: to cash-hungry tax authorities, a contractor’s business presents a potential revenue-stream opportunity. An auditor’s job is to maximize that stream, and a sales-and-use tax audit is one of their primary tools. Contractors need to know what issues are likely to prompt an audit, including nexus but no registration, misuse of resale certificates, use-tax reporting, a significant change in quarterly gross sales, higher than normal exempt sales, and ignoring a nexus/business-activity questionnaire.

Understanding the ins and outs of New York sales-and-use tax applicability, along with the proper usage of exemption and resale certificates (issued or received), can play a significant role in helping contractors reduce the risk of being audited.

The best defense is a good offense

There are ways contractors can reduce the risk of being audited, minimize the economic impact of an audit, and cut the costs of compliance and audit defense. Preparing and simplifying documents in advance can streamline the audit process and help prevent audit-sampling methods that may be at a disadvantage.

Finally, too often the goal in sales and use tax compliance is focused on making sure that enough tax has been paid. Consulting with a CPA for an analysis of sales-and-use tax procedures may reveal that the company is paying too much in taxes.

John Fontanella, CPA, is a principal in The Bonadio Group’s tax department, with a focus on taxes for privately held businesses and their owners. He also specializes in sales taxes for contractors and manufacturers.

Author’s note: The summary information presented in this article should not be considered legal advice or counsel and does not create an attorney-client relationship between the author and the reader.

Project partners mark completion of $22M Winston Gaskin Homes project

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SYRACUSE, N.Y. — State and local officials on Oct. 25 joined Housing Visions to cut the ribbon on the home at 1540 E. Genesee St. in Syracuse, which is part of a multi-home renovation project called the Winston Gaskin Homes. It’s a $22 million development that renovated 20 buildings on both the east and north

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It’s a $22 million development that renovated 20 buildings on both the east and north sides of Syracuse, according to a document from Housing Visions.

Housing Visions is a Syracuse–based nonprofit developer of affordable housing.

The 66 newly rehabilitated apartments offer affordable and energy-efficient homes for families and individuals. Of those apartments, 20 units are reserved for homeless victims of domestic violence and their families, per Housing Visions.

Housing Visions Construction Co. Inc. was the general contractor on the project, Elizabeth Wierbinski, development project manager with Housing Visions, tells CNYBJ in an email.

The work on the project began in May 2019.

Several subcontractors assisted Housing Visions on the effort, including Pella Windows & Doors of DeWitt; Angelo Chiodo Heating & Air Conditioning of Syracuse; Butler Fence Co. Inc. of Syracuse; Bruce Electric of DeWitt; and J. Lindsley Roofing, LLC of Fulton, Wierbinski said.

Financing for Winston Gaskin Homes included federal and state low-income housing tax credits that generated about $14.2 million in equity and $2 million in subsidies from New York State Homes and Community Renewal (HCR).

The New York State Office of Temporary and Disability Assistance (OTDA) provided nearly $3 million through the Homeless Housing Assistance Program. NBT Bank (NASDAQ: NBTB) and the Federal Home Loan Bank’s affordable-housing program provided additional financing.

About the project

Originally constructed between 1900 and 1930, the buildings underwent moderate rehabilitation funded by the state in the early- and mid-1990s. The development is comprised of 14 buildings on the eastside of Syracuse, mostly along East Genesee Street, and six buildings on the northside near the corner of Catherine and Hickory Streets. The reconstruction was designed to complement the community’s architecture and enhance revitalization efforts in Syracuse.

The project is named for Winston (Win) Gaskin, an African American Syracuse resident, pharmacist, Army veteran, and community leader who died in 2009. He chaired a committee at University United Methodist Church that established the Neighborhood Linking Project, an outreach to the church’s neighborhood on Syracuse’s east side. His leadership of that committee helped lead to the formation of Housing Visions in 1992.

“Win was a pretty powerful but quiet guy,” Ben Lockwood, CEO of Housing Visions, said in his remarks.

The project is the preservation and upgrade of five of the first affordable housing developments of Housing Visions, per its document on the project. Partners in the effort include HCR, New York State Office of Temporary and Disability Assistance, Empire State Supportive Housing Initiative, CREA, NBT Bancorp, Corporation for Supportive Housing, Holmes King Kallquist & Associates, YWCA of Syracuse & Onondaga County, and Housing Visions Construction Co. Inc.

The Winston Gaskin Homes project is part of the state’s $20 billion, five-year housing plan, HCR said. It involves making housing accessible and combating homelessness by building or preserving more than 100,000 affordable homes and 6,000 homes with supportive services.

Over the last decade in Central New York, HCR has invested more than $300 million to create or preserve 4,100 affordable apartments in multifamily developments, the agency noted.

“This is an amazing example of what the power of a housing plan and resources at the state level combined with federal resources combined with resources from municipalities can do that will allow families to be able to live and shop and work and raise their families in vibrant neighborhoods that are affordable where they want to call home,” RuthAnne Visnauskas, commissioner of New York State Homes and Community Renewal (HCR), said in her remarks at the Oct. 25 event.

Colgate to embark on building fifth residential commons after $10M gift

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HAMILTON — Colgate University is gearing up to build its fifth residential commons and it recently received a large gift to kick it off. Trustee emeritus Robert Fox has donated $10 million to build Fox Hall at Colgate, the first residence hall of the university’s fifth residential commons. The gift was acknowledged by the university’s

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HAMILTON — Colgate University is gearing up to build its fifth residential commons and it recently received a large gift to kick it off.

Trustee emeritus Robert Fox has donated $10 million to build Fox Hall at Colgate, the first residence hall of the university’s fifth residential commons. The gift was acknowledged by the university’s board of trustees during its fall meeting, Sept. 30–Oct. 1.

“Today, Colgate takes a significant step forward in its plans to fundamentally enhance student residential life,” Brian W. Casey, university president, said in a news release on the Colgate website. “It is the remarkable generosity of Bob Fox that makes it possible, and on behalf of our community, I offer him my profound gratitude.”

Fox Hall will be located between Burke Hall and the ALANA Cultural Center in an area now occupied by Gate House. The university contends the building’s “design will reflect both the careful planning and creativity that allow leading residential liberal arts universities like Colgate to foster the integration of living and learning on campus.” The new facility will also help the university in completing the implementation of the residential-commons system, a first initiative within the Third-Century Plan.

Residential commons, started at Colgate in 2015 with Ciccone Commons, serve as communities within a community, Colgate says. Each one — Ciccone, Brown, Dart Colegrove, and Hancock — occupies a series of residence halls, where first-year and sophomore students live and take courses together.

Students transition down “the Hill” on campus as juniors and seniors to live in a variety of residences on Broad and College streets, but they “retain their connection to their commons through social and intellectual programming as well as peer mentorship with incoming classes,” the release stated.

Fox, former CEO and president at companies such as Del Monte and Revlon International, has been making donations to Colgate for decades. He is the namesake of the university’s Robert A. Fox ‘59 Institute for Leadership, which offers Colgate students leadership development training through a process of self-reflection and experience. Fox also helped to establish the Mark S. Randall Jr. Endowed Chair for swimming and diving in honor of his coach and mentor. In 2015, Fox committed $10 million to launch the Fox Partnership, a financial-aid challenge that Colgate says inspired an additional $17 million in gifts from alumni and friends.

ASK RUSTY: Is It Always Best to Wait Until Age 70 to Claim Social Security?

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Dear Rusty: I’m 66 years old and still (self) employed as a home builder. I have not taken Social Security benefits yet, and don’t need to at this time. If relevant, my business struggled when I first started it five years ago, but did well last year, and I’ll have my highest earning year in

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Dear Rusty: I’m 66 years old and still (self) employed as a home builder. I have not taken Social Security benefits yet, and don’t need to at this time. If relevant, my business struggled when I first started it five years ago, but did well last year, and I’ll have my highest earning year in my life this year and possibly next year as well. My question is, and it may be dumb, is it always best to delay Social Security until age 70, if there is no current financial need for it? Also, are benefits calculated by total dollars earned over a lifetime, or is an average or mean computation used? I’ve enjoyed excellent health throughout my life, and I have longevity in my family. I’m single if that’s relevant.

Signed: Planning Ahead

Dear Planning Ahead: There is never a dumb question about Social Security (SS) because it’s a highly complex program. No, it isn’t always best to delay claiming SS until age 70, but yours might be a typical example of why waiting until age 70 to claim is a smart move. Here’s why:

• Your benefit at age 70 will be about 31 percent more than it would be at your full retirement age (FRA), which is 66 years and 2 months if you were born in 1955.

• If you are still working and don’t urgently need the money, your SS benefit will grow by 8 percent for each full year you delay claiming (but you can still claim at any time if necessary and get all Delayed Retirement Credits (DRCs) earned to the point you claim).

• Your benefit amount will be computed using the monthly average of your lifetime 35 highest earning years, so if your current and more recent earnings are among your highest, they will be included in your benefit computation when you claim. Your earnings in the early years will be adjusted for inflation, and if you don’t have a full 35 years of earnings, the Social Security Administration will still use 35 (putting zeros in to make 35). So, if you don’t have a full 35 years of lifetime earnings, your current earnings now will eliminate some of those “zero earnings” years, resulting in a higher benefit.

• If you’re in good health now and you enjoy at least an “average” longevity (about 84 for a man your age), you will receive more in cumulative lifetime benefits by waiting until age 70 to claim and enjoy that higher monthly benefit for the rest of your life. If you wish to estimate your life expectancy, you can use this tool we use here at the AMAC Foundation: https://socialsecurityreport.org/tools/life-expectancy-calculator/.

• Since you’re single, you don’t need to worry about maximizing a survivor benefit for your spouse, but if you marry or have an ex-spouse who outlives you, then waiting until age 70 to claim would give your spouse the maximum survivor benefit to which they are entitled.

So, in your specific circumstance, waiting until you are 70 to claim appears to be a wise choice. For others who don’t enjoy good health and don’t expect to make average longevity, or for those who urgently need the money earlier, claiming before age 70 is often a better choice.

Russell Gloor is a national Social Security advisor at the AMAC Foundation, the nonprofit arm of the Association of Mature American Citizens (AMAC). The 2.4 million member AMAC says it is a senior advocacy organization. Send your questions to: ssadvisor@amacfoundation.org.

Author note: This article is intended for information purposes only and does not represent legal or financial guidance. It presents the opinions and interpretations of the AMAC Foundation’s staff, trained and accredited by the National Social Security Association (NSSA). The NSSA and the AMAC Foundation and its staff are not affiliated with or endorsed by the Social Security Administration or any other governmental entity.

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