209-215 Dryden Road Construction Update, 08/2016

23 08 2016

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

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

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

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Upson Hall Construction Update, 7/2016

1 08 2016

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

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

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209-215 Dryden Road Construction Update, 06/2016

15 06 2016

At the site of the new Breazzano Family Center for Business Education, work continues on the foundation. It looks like excavation is mostly complete at this point and they’re putting in concrete footings, with digging for a new footing taking place at left in the first photo. The rebar doweled into the concrete will be tied into the walls as they’re built up. The footings closest to 205 Dryden (westernmost section) will hold the elevator shaft, stairwell and restrooms for each floor.

For those wanting a glimpse of the future, Cornell has put up a video render on Youtube showing the new building (exterior and interior) and advertising some of its features. There is an embedded copy of the video clip below.

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Gannett Health Center Construction Update, 5/2016

29 05 2016

Work on the exterior of the new wing of the Gannett Health Center is in the final stretch. The bluestone veneer is being attached, and the rails (also called “continuous anchors“) are on for the limestone veneer. It looks like insulation panels are still being installed on the upper levels of the west stairwell. When the insulation is attached, the rails are screwed on, the limestone panels are slid into place, and then they’re mortared or caulked into place with silicone.

Most of the work has shifted towards the completion of rough-ins and interior finishing, and the new wing should open for occupancy sometime later this summer (July/August). All operations will shift over into the new wing so that the next phase, renovation of the existing wings, can begin in earnest. The whole $55 million project will wrap up by October 2017.
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Upson Hall Construction Update, 5/2016

26 05 2016

Taking a gander at Upson Hall, it looks like the renovation project is coming along nicely. The bump-outs are built out, sheathed and covered with the turquoise water resistant barrier. It looks like an insulation layer is going on top of the barrier, and then clips for the grey terra cotta panels. Many of the windows have been fitted, and the south windows of the west wing have had white aluminum surrounds installed, but the west face of the west wing is still metal stud walls, and neither of the bump-outs have received glazing.

Note that the building renovation is in two phases – the work set to wrap up this August focuses on floors 3, 4, and 5. Floors 1, 2 and what’s left in the basement will be finished over the following 12 months. There’s a third phase after those two, mostly dealing with enhanced landscaping.

According to Cornell’s project update page, mechanical rough-ins are underway for the rooftop equipment, and then the interior work (rough-ins, drywall, painting, ceiling installation) which is generally further along the farther up in the building one goes.

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Cornell Veterinary School Expansion Construction Update, 5/2016

25 05 2016

From Tower Road, it doesn’t appear a whole lot has changed since the last construction update in March. Work has shifted away from new construction somewhat, and towards the demolition of underused academic space to make way for the rest of the Vet School reconfiguration and expansion. The reinforced concrete frame of the new library and dean’s wing has advanced a bit, and new curtain wall glazing appears to be going in on the Vert Research Tower. The project is a bit disjointed because of the needs of academic space and surging at various times of the year.

Thanks to the kindness of a woman in blue scrubs, I was able to enter the building. While trying to find a good angle of the new demolition (couldn’t, but there’s a photo on the Vet School website here), I stumbled upon a model and timeline of the project, pictures below. According to the timeline here, the project completion is January 2018, not June 2017 as reported on the website. Dunno which one is more accurate. The model does a great job illustrating the full breadth of the project in relation to the rest of the vet school complex.

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Looking east from Tower Avenue. Rendering property of Cornell.

Looking east from Tower Avenue. Rendering property of Cornell.

Looking west from new courtyard. Rendering property of Cornell.

Looking west from new courtyard. Rendering property of Cornell.





News Tidbits 5/21/16: Building Bridges, or Burning Bridges

21 05 2016

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1. 209-215 Dryden Road has a name: the Breazzano Family Center for Business Education. Let’s just call it the Breazzano Center for short. The name comes as part of a $25 million donation from Cornell MBA alum David Brezzano ’80, and is named in honor of him and his three sons, all recent Johnson School graduates. According to the Cornell Chronicle, the donation will “substantially support” the building’s construction, which construction loans on file with the county have pegged at $15.9 million. Breazzano is the president of money management and investment firm DDJ Capital Management, and did his undergrad at Union College in Schenectady, where he serves as trustee.

John Novarr is the developer for the 6-story, 76,200 sq ft building, and Cornell will occupy 100% of the structure on a 50-year lease.

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2. So, something weird is going on. The city BPW is set to discuss an encroachment for the Chapter House reconstruction at their meeting on the 23rd. However, all the paperwork included in the agenda dates from before the sale and refers to the previous owner. So either the new owner is pursuing the encroachment and the information hasn’t been updated, or this is outdated/no longer being pursued and no one’s updated the BPW paperwork. I tried calling the project architect (Jason Demarest) but he’s out of town until Saturday, and this publishes Friday night, so…dunno. Hopefully someone can provide some insight. For the record, the encroachment is for the first-floor roof overhang over the sidewalk, and will cost the developer $33,812.28.

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Open question, would a brick-for-brick rebuild had to have paid for this encroachment as well? It existed with the original structure, this was designed with heavy ILPC input, and given that project costs seem to be why this is in jeopardy…it just seems like an unnecessary obstacle. I know it’s a new build, but it’s replicating a previous encroachment for the sake of character. It seems like the project is being financially punished for that.

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3. For this week’s eye candy, the above image appears to be the city’s proposed redesign for the Brindley Street Bridge over on the West End. Pretty similar to existing newer or renovated bridges in the city (Clinton Street, South Aurora Street), with older-style lamp posts and stylized concrete railings.

Alternative 2 calls for a pedestrian bridge to replace the existing Brindley Street Bridge, which was last renovated in 1952. A new bridge for vehicle traffic would be built south from the intersection of Taughannock and West State Streets, over the inlet, and intersecting with Taber Street. The project is expected to go out to bid next year, and completed in 2018.

4. Per the Ithaca Times, the Taughannock Farms Inn out in Ulysses has some expansions and renovations planned since new ownership purchased the property back in February. Along with a bistro for lighter fare, an electric car charging station and a dock, the Times introduced plans for a 2-story, 200-person event center that would be built on the Inn’s property. The purpose of the event center is to provide additional space for events like weddings and formals, and to capture a bit of the mid-week business meeting and convention crowd. The inn itself has 22 guest rooms in five buildings.

The original inn building dates from 1873, when it was a “summer cottage” for John and Molly Jones of Philadelphia. The Joneses also owned Taughannock Falls at the time, though they would eventually deed it over to the state in the mid 1930s to create the park. The current owners are only the fourth in the 143-year history of the property.

5. A couple of big sales in Tompkins County this week. The first one was 308 Eddy Street, a 12-bedroom apartment house in Collegetown. The Lambrou family, one of Collegetown’s medium-sized landlords at ~400 beds, sold the property to the O’Connor family (a smaller landlord family) for $1,225,000 on the 18th. The O’Connor don’t tend to develop their own properties, and 308 Eddy was receently re-roofed anyway, so don’t expect any changes here, but take it as a demonstration of what a captive rental market, high land values and high taxes will do.

The other big sale was outside of Ithaca, at 1038-40 Comfort Road in Danby. A purchaser bought several land and cabin properties being touted as a high end B&B for $1,300,000. The purchases are a couple from Florida, one of which founded the Finger Lakes School of Massage in the 1990s and now heads an aromatherapy institute.

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6. According to a report from the Dryden town board liaison to their planning board, the Varna Community Association’s reception to “Tiny Timbers” at the corner of Freese and Dryden Roads has been mostly positive, apart from minor traffic concerns to the 16-house project. More lukewarm was the reception to the 36-unit Evergreen Townhouses proposal at 1061 Dryden, where concerns were raised about having enough green space, and whether it was too far outside Varna to be an appropriate location.

The neighbor two doors down has already started to fight the project, and this is probably going to play out like 902 Dryden did over the past several months. Here’s a pro tip when you’re writing up that angry screed – please stop arguing that renters are second class citizens. Just stop.

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7. Therm Incorporated will be presented plans for a stand-alone 20,000 SF manufacturing facility to the town board next week. The addition will be located at their property at 1000 Hudson Street Extension, between its main building and the quonset huts. In a rarity, the industrial-zoned property won’t need to heard to a zoning board – no variances required. The new building will replaces a 3,434 SF ceramics studio. As previously reported on the Voice, Therm expects to create 10 jobs with the expansion. Therm, located at its current facility since its founding in 1935, specializes in custom machining, primarily for the aerospace and industrial turbine industries.

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8. Not a very exciting agenda for the Ithaca city planning board this month.

1. Agenda review
2. Floor Privilege
3. Special Order of Business: Incentive Zoning & Site Plan Review Discussion (Lynn Truame)

4. Subdivision Review
A. Minor Subdivision, 312-314 Spencer Road, Charlie O’Connor (MLR)

5. Site Plan Review
A. Sketch Plan, Two Duplexes at 312-314 Spencer Road

This came up back in March – Charlie O’Connor plans on re-configuring vacant street-facing property behind two houses to build two duplexes near Lucatelli’s. STREAM Collaborative is the architect.

Originally, this was at the end of the agenda as sketch plans usually are, but the agenda was revised so that the sketch plan would be allowed to go first.

B. 201 College Avenue – Declaration of Lead Agency, Public Hearing, Determination of Environmental Significance, recommendation to the BZA

C. Elmira Savings Bank, 602 West State Street – Declaration of Lead Agency, Public Hearing, Potential Determination of Environmental Significance, recommendation to the BZA

D. Brindley Street Bridge, seen above – revised FEAF review (parts 2 and 3), recommendations to lead agency (BPW).

6. Umpteen million zoning appeals, none especially contentious
7. Chain Works DGEIS Review, Update Schedule and Special Meeting Schedule.








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