209-215 Dryden Road Construction Update, 4/2017

17 04 2017

Work on the new Breazzano Center continues in Collegetown, with the exterior plastic sheets slowly being replaced by the metal and glass facade. On this particular windy day, the tarp was flapping enough to reveal a bit of the exterior metal stud walls underneath. On the rear of the building, the salmon-orange and dark grey panels now cover most of the exterior wall. The recently proposed 238 Linden townhouses will come up to about the top of the third floor, where the salmon panels change over to grey. 238 Linden will be roughly the same color as the lower-level panels, probably with the same metal finish. Note the clips on the exterior wall, which are for aluminum sunshades.

I’ve had contractors tell me that one of the ways you can tell the quality of the curtain wall glass is by how much distortion one sees in the reflection (optical distortion). Based off that criterion, the glass used on the entry level appears to be a fairly high grade. The opaque glass panels are called spandrel glass, and are used to conceal the floor slabs.  It looks like the thin vertical steel panels will be installed over the curtain wall, though not in all places – The northeast corner and ground floor will not have the steel panels, nor will the atrium at the front of the building.

One can barely see the interior work in these photos, but the interior stud walls were up and drywall has been hung on the lower floors, which means that most of the utilities rough-ins have been completed.

The last photo, which comes courtesy of Tom Schryver, gives an idea of the scale of the building in context – at six floors and 80 feet, it is the tallest that the Collegetown form zoning allows without a variance. At 76,200 SF, it’s the fifth-largest by square footage, after Cascadilla Hall (77,913 SF), The Schwartz Center (80,989 SF), Eddygate (95,000 SF) and 312 College Avenue (112,392 SF).





209-215 Dryden Road Construction Update, 2/2017

1 03 2017

Admittedly, when the entire building is sealed up in opaque plastic covers, it makes for a less-than-interesting construction update. The plywood doors are for the loading and unloading of materials via lifts, and apart from those, there isn’t much to break up the monotony of white plastic sheets. Note that the access doors are not the same as the elevator shaft, which is located about midway along the west wall next to 205 Dryden/Dryden South.

However, it does look like some exterior facade work is starting to get underway. Brown and grey metal panels are beginning to be installed on the building’s rear face – this is the side that will have the least amount of glass, as occupants won’t have much to see if developer John Novarr moves forward with his plans for townhomes on the double-lot of a house that came down to allow a construction staging area for the Breazzano Center. With the new home to the Executive MBA expected to open up this Spring, Novarr can proceed with options for that double-lot. 238 Linden is zoned CR-4, four floors with no required parking. The proposed townhouses could provide a visual transition between the 80-foot Breazzano and the 2.5 story houses that comprise most of the housing stock on this block of Linden Avenue, some of which are for pending sale.

In further detail, the rear facade windows are 1″ insulated glass with aluminum frames, and translucent insulated spandrel glass below the panes. The metal panels are insulated aluminum and are installed using a framing system – you can see the grey insulated panels with clips along the top edge of the panels. The plastic covers on the panels are to protect against scratches and scuffs prior to installation. ikon.5 sought to provide differentiation with mahogany brown panels on the south (Linden Avenue) side, with lighter salmon-peach panels planned for the north (Dryden Road). The west and east sides will be a little bit of of both. The first floor the street facing sides, and the atrium will be glass curtain walls. The dark panels are intended “to differentiate upper from lower and facilitate a relationship with the smaller scale of adjacent buildings,” per the application. Some of the later documents show a lighter shade of gray for the south side of the top floors, but to be frank, I am uncertain what is accurate.

Note that the fourth floor’s back side will have few windows because that is where the 1,990 SF video production studio will be located, and this requires a controlled-light environment. Presumably, with the green room and studio rooms, the intent is to have a comfortable and efficient interview space for live videos recorded for or streamed to students at remote campuses. The large flank of plywood panels at ground level is the service exit, with future loading dock and trash/recyclables enclosure.

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209-215 Dryden Road Construction Update, 12/2016

14 12 2016

Cornell’s Breazzano Family Center at 209-215 Dryden Road is closed up for the winter. Literally, with white plastic sheeting, as a protective measure against the elements while interior work moves along. The plywood holes on the front and back sides are removable so that a lift can deliver materials to different floors of the 6-story building. One can make out the dramatic entry foyer above the steel stretching out the sheeting above the ground floor. Note that the height of the building, 80 feet, is the maximum permitted under Collegetown’s form zoning (MU-2, up to 6 floors or up to 80 feet).

The plan is to have the new 76,300 SF building open by Summer 2017. Hayner Hoyt Corporation of Syracuse is the general contractor.

After the last Breazzano update a couple months ago, I had contacted Cornell to do a piece about the expanding Executive MBA program, what’s driving the growth, why Collegetown, and so on…but after being led around or misled by several emails over a few weeks, I gave up on the piece. For what it’s worth, Poets and Quants did a thoughtful article and interview here with the Johnson School Dean, Soumitra Dutta, talking about the future of the MBA program and the business school merger with the Dyson/AEM program and the Hotel School. Maybe I’d have had better luck if I just sidestepped Cornell’s PR unit.

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209-215 Dryden Road Construction Update, 10/2016

14 10 2016

With the rise of the structural steel, 209-215 Dryden Road (aka the Breazzano Family Center for Business Education) is starting to make a significant dent in the Collegetown skyline.

The floorplates are up to the fourth level, and the vertical steel columns indicate just how tall the building will be when the steel skeleton is built out. The concrete floor has been poured on the ground level, and corrugated steel decking has been laid on the upper floors – note that only the first and second floors have reached their full dimensions, the upper floors are waiting for the delivery of additional steel columns and cross beams for the crane to hoist into place. The sheets of wire grid seen outside the fence are for future concrete floor pours, providing strength and rigidity for the concrete, just as rebar does for foundations.

The large gap in the front of the building is the multi-story atrium space – the lower three floors are academic class space, while the upper three floors are academic office functions for the Cornell Executive MBA program. The smaller gap towards the north (right) side is for a stairwell.

Nice touch with the subtle commemoration of 9-11 emergency responders. It’s not uncommon to see these tributes when steel work is underway during the fall.

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209-215 Dryden Road Construction Update, 08/2016

23 08 2016

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

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

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

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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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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.