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HomeMy WebLinkAboutBZA 3257 - 510 W State Street - Board Copy-rzs CITY OF ITHACA Board of Zoning Appeals — Notice of Appeal APPEAL #3257 510 W. STATE STREET Appeal of property owner Ithaca Office Space, LLC for an area variance from Section 325-8, Column 9, Maximum Building Height in Feet, and Column 14115, Rear Yard, requirements of the Zoning Ordinance. The applicant proposes to consolidate the lots at 507 W. Seneca Street and 510 W. State Street and construct a new 4-5 story mixed-used building on the combined lot. The consolidated property will be a through-lot that spans the block and connects W. State Street, N. Corn Street, and W. Seneca Street. It will be located in two zoning districts,with the northern 70 feet of lot depth in the B-2d district and the remainder of the property in the CBD-50 district. The proposed building will be in both zones, and the building must meet the zoning requirements for the district in which it is located. The portion of the building in the CBD-50 district will be 5 stories and 52' 7"in height, exceeding the maximum building height by 7". The portion of the building in the B-2d district will be 4 stories and 44.5' in height, exceeding the maximum building height by 4.5'. The applicant is seeking a variance from the Heigh in Feet requirements for an additional 7" in the CBD-50 and an additional 4.5' in the B-2d. The purpose of the requested variance is to align the floor plates throughout the building while meeting the story height requirements of the CBD-50 zone; to provide taller ceiling heights in the apartments; and to address changing topography across the site. In addition, the applicant is seeking a variance from the Rear Yard requirements. The property will have frontage on three streets, with front yards on W. State Street and N. Corn Street and the rear yard facing W. Seneca Street. The applicant is proposing to treat this yard as a third front yard, and the proposed building will be located 10' from the property line. The B-2d zoning regulations require a 10.5' rear yard on this property, and the applicant requests an area variance for the 0.5' rear yard deficiency. This project came before the Board of Zoning Appeals in 2021, and the area variances were approved by the Board on August 3, 2021. However,the applicant did not proceed with construction within two years, as required by the Zoning Ordinance, and the variances became void. The applicant is now seeking new variances for the project. No changes have been made to the August 2021 proposal. The property is located in both the CBD-50 and B-2d use district in which the proposed uses are permitted. However, Section 325-38 requires that an area variance be granted before a building permit is issued. Mew 8/11/23 City of Ithaca Board of Zoning Appeals Worksheet Appeal Number BZA 3257 Address 510 W.State Street Existing Use District B-2d&CBD-50 Date September 12,2023 Applicant Ithaca Office Space,LLC Owner Ithaca Office Space,LLC Application Type: Area Variance 507 W.Seneca Street Column 2 3 4 5 6 7 8 9 10 11 12 13 14115 16 Number o Rear yard: Minimum Title Use Accessory Off-Street Off-Street Lot Area Lot Width Number of Height in Feet �o of Lot Front Yard Side Yard other Side oho of depth Minimu Building Use Parking Loading (Sq.Feet) (Feet) Stories Coverage Yard Height or number Existing Two-Family o Condition 4 0 8,146 66' 2 —25' 22/0 4' 32' 2.9' 58' 2;25' and Use Dwelling office B 2c1 21: B-2d: District Retail, 30tlCi B- 40'(13-2d Bµ2d-lot, Ili/A, N/A,- 13 2c1,40 75lux CBD-5U: Regulations, Restatirarrt� 2d)'None 10'{CBD- Node C D7�50: CBI - £I. CBD-507 2 rein 2 stories ,for Existing stirs lrliti le 03D- 0: CBD-Stl: P--5fl;$2' C W50. 1(l' t Br� S j W" 0' ' E)uvllin Iion done 100° Note Non- Conforming OK OK OK OK OK OK OK OK Defw OK Del', OK OK Conditions 510 W.State Street Column 2 3 4 5 6 7 8 9 10 11 12 13 14/15 16 Number Accessory Off-Street Off-Street Lot Area Lot Width Number of %of Lot Other Front Other Side Rear yard: %of depth Minimum Column Title Use Use Parking Loading (Sq.Feet) (Feet) Stories Height in Feet Coverage Front Yard Yard Side Yard Yard or number of feet, Building whichever is less Height Existing Condition Commercial 9,801 33.22' 1 —18' 43% —2' N/A 7.6 0 10, 1 and Use Offite,' Dr trice" " Retail"" 2 `min 2 legulaticans Restaurant, None None, None 10' None 5 ' 10(10 0= tI'- ' " stories for Existing Muttiple Dwellin " Note Non- Conforming OK OK OK OK OK OK OK OK OK OK OK OK Def. Conditions City of Ithaca Board of Zoning Appeals Worksheet Appeal Number BZA 3257 Address 510 W.State Street Use District B-2d&CBD-50 Date September 12,2023 Applicant Ithaca Office Space,LLC Owner Ithaca Office Space,LLC Application Type: Area Variance Column 2 3 4 5 6 7 8 9 to 11 12 13 14/15 16 Number Accessory Off-Street Off-Street Lot Area Lot Width Number of %of Lot Other Front Other Side Rear yard: %of depth Minimum Column Title Use Use Parking Loading (Sq.Feet) (Feet) Stories Height in Feet Coverage Front Yard Yard Side Yard yard or number of feet, Building whichever is less Height Existing Condition and Use fficei B-2d: Bu2d: B-2d: B-2d: B-2c1: Pzi trice Retail, "" 000,(I-- '41)'(B 2d}, B-2c1:-�";. �- c1:. N/A* * 1+If * =2d:4[)r 75 Flu, 10+**a W** B- d:1 °l�of l`, 5'shin Regulation 12�staurant 20 l�on 1�'(CBD "Dane C�3 -50 CBI)- 0, ore istin 1 lulu le CDD_' CID-50:52' CBI -50 Cl()-5E1: CUD-50- but,not less than 1t?' tones (CBI 50) 5(}) 0' jlt DWellttt Zone None 100°n 01, Clr Note Non Conforming Conditions 13-2d: B-2d: 13-2d: Proposed Retail& 13-2d:4; B-2d:44'6', 59.3%; 10.43; 5.93'; 44.5;4 Condition Multiple 0 0 19,747 33.2' CBD-50: CBD-50: 0 27.2' 14.3%or 10' and/or Use Dwelling5 52'7" CBD-50: CBD-50: CBD-50: stories 93.2% 6.11' 5.99' t #iee,, B-24 134 B-2d. I7itricT.":" Ttetail0t7 "(B- -2d:5', B-2d::5' " I0'(CBO= 1-2d.401- 75°/n- ,110'**� 10'**. B- 15°fin or 20', 25'", 2. Regulation I� taurant, Novo Nolte 2d Tt pe ]lone ' Ci 12-50 CBI -50: 50) CBI)=50.- ' OD-50; CITP-r5, , CB 1 -5Oi but nol less#han 10" stories fair I?roposed.". lUlnitilile. (CBIS 503 10(1 0 (} 0'' Norte Norte " "Dwellin Note Non- Conforming OK OK OK OK OK OK Def, OK OK OK OK Def. OK Conditions for Proposal Notes: Existing def:cen6es noted in blase;new or exacerbated def"sc,t,n ie s noted in red, *The project site is a through-lot that connects W.State Street,N.Corn Street,and W.Seneca Street. The parcel is located in both the CBD-50 and B-2d districts. In such a situation, each portion of the new building must meet the district regulations for the zone in which it is located. The majority of the proposed building is located in the CBD-50 zone on W.State Street and N.Corn Street but the rear portion of the building is located in the B-2d zone. **The property has front yards and side yards in the CBD-50 zone;the property has side yards and the rear yard in the 13-2d zone. CITY OF ITHACA 10 E. reen t.-c-Tbirct Floor ltbaca,NY t- fi t} DEPARTMENT OF PLANNING,, U 1_DING.ZONINC& E t NOMIC DEVELOPMENT Megan Wilson,Secretary to the scar of Zoning Appeals Telephone:play n 6()7-27I-6 it Fax: 607-74-6558 I:-Mail: taacaiilson"ei,cityofiltaaaca,aar BOARDNING APPEALS (BZAI,,APPLICATION L. TYPE OF APPEAL: AREA VARIANCE APPEAL#: 3257 (FILLED INBY STAFF) USF VARIANCE E IJEA RIN DATE:9i'1 t?3 SIGN VARIANCE BUILDING PERMIT 38691 lUQUIRED) E AC'TION,DECISION,OR RECEIPT : 71179 INTERPRETATION OF ZONING (FILLED rya BY SIAFF) OFFICER . property Address: 510 W. Mate Street, Ithaca,NY 14850 Use District: :BD50 & 132D Ithacan Office Space,e, LLB 7 Cecil Malone I r, Suite 3 Owner's Name: 1' ' �wvrrer��s Address: City. Ithaca State: DIY Zile: 14850 3. p ellant's Name: Ithaca Office Space, LL Appell nt"s Address: 226 Cecil Malone Tyr. Suite 3 City: Ithaca State: NY Zip: 14850 Telephone: 07-269-7 0 L-Mail: todd( visurrrdeveloprrrent.crarn . Are there any existing zoning variances ltsr this property? Yes YeSFJ No . Has a previous appeal been tirade for this proposal? Yes : o . Appellant Certification- I eer°tily the r/6rin ation srrlrrnitted with the crl)I�earl is trite to the best- ra ' rr t, knave u,ledgelb ligf,- and I laar.e read and canifirrrriliar ivith Cily rr 'Ithac ci Zonhit;r Ordinance sections that apply to this atl7pe al (ina'l: Section.325-40, describing the powers and duties rif the Board of`Zonin .4pj7ecals). I also caekr oivledge the licrrl qf'Zoniraa, Appealsmay visit the lrafialrcrts carrel I ;txcc°iflt.¢ctllt}Icr°rnr"t sr.rc;1 v. Is. 'Appe last Signature C IIEC LIs T=`I"his application is complete,with the tsallcming attachments. EI Na rrativc n Survey Plans & Elevations ; Renderings or Photos S[l AIa(if required) ® Notarized Owner Authorisation F1 Notice of Appeal Appeal Narrative List txl"C)wners 200' Certification of Mailing Appeal Fee Appellant Initials From: Ithaca Office Space, LLC To: City of Ithaca Board of Zoning Appeals Megan Wilson, Secretary 108 E. Green St. —Third Floor Ithaca,NY 14850 mwilson@cityofithaca.com Date: July 28, 2023 Re: 510 W State St Zoning Appeal The applicant, Visum Development Group, is proposing to develop a building on a thru-block parcel with an address on West State Street. The parcel extends to Corn Street to the east, and to West Seneca Street to the north. The zoning officer has determined that the State Street and Corn Street frontages are front yards,but that the Seneca Street frontage,being the furthest lot line from the address side of the lot, is considered a rear yard. This rear yard of the thru-block lot is in the 132d zoning district. The depth of the lot that exists within that zone is 70'. The required 15% rear yard setback is therefore 10.5'. The proposed setback is 1.0', which is the minimum rear yard required in the district. A variance is being requested to reduce the setback from 10.5' to 10'. The applicant asserts that the yard should be treated as a front yard because it faces a street. The minimum front yard setback in the B2d district is 10', and the applicant is proposing to respect this required setback. Furthermore, setting the building further back from the street line would be inconsistent with the adjacent buildings which front the street, most of which are actually closer to the street line than the 10' minimum required by zoning. Additionally, the applicant is requesting two height variances due to the nature of the building spanning across two zones and the topographical conditions that occur. In zone CBD-50 to the south and of the 5-story portion of the building the allowable height is 52'-0". The proposed building height in that zone is 52'-7"resulting in 7" of excess building height in the zone. The building height is determined by maintaining the required first floor to floor height of 12' and the necessary floor structure and a desired ceiling height of 9' to help create better living units for low income tenants who often times are left with the bare minimums in their housing options. With the higher ceilings we feel this will result in a higher quality living experience. The second height variance occurs in the 4-story portion of the building that sits in the B2D zone to the north on West Seneca St. The 1321) zone allows for a maximum building height of 40'-0". The proposed building height in that zone is 44'-5" resulting in 4'-5" of excess building height in the zone. The reason for this excess height is that there is a 2 foot topographical drop from West State St. to West Seneca Street. There is also a required first floor to floor height of 12' in zone CBD-50 that in order to create structural efficiency in the building is necessary to maintain consistent floor levels across the length of .., _ . a. ���, .. �w w . 4r the building resulting in the first floor on West Seneca St. starting 2'-0" above grade level and maintaining a first floor to floor height of 12' and in addition to maintaining the desired ceiling height of 9' throughout all 4 levels. Julia Bucher Senior Development Manager Visum Development Group LLC CITY OF IT ACA T 108 E.Green Street—3rd Floor Ithaca,NY 1450-5690 a-� DEPARTMENT OF PLANNING,BUILDING,ZONING,& ECONOMIC DEVELOPMENT Gad ©® Division of Zoning Megan Wilson, Secretary to the Board of Zoning Appeals Telephone: 607-274-6550 Fax: 607-274-6558 E-Mail: inwilson@cityofithaca.org CITY OF ITHACA BOARD of ZONING APPEALS Area Variance Findings & Decision Appeal No.: 3193 Applicant: Ithaca Office Space,LLC,Property Owner Property Location: 510 W. State Street Zoning District: CBD-50&B-2d Applicable Section of City Zoning Code: §325-8,Columns 9 and 14/15. Requirement for Which Variance is Requested: Building Height in Feet;Rear Yard. Publication Dates: July 29, 2021 and July 31, 2021. Meeting Held On: August 3,2021. Summary: Appeal of property owner Ithaca Office Space, LLC for an area variance from Section 325-8, Column 9,Maximum Building Height in Feet, and Column 14/15, Rear Yard,requirements of the Zoning Ordinance. The applicant proposes to consolidate the lots at 507 W. Seneca Street and 510 W. State Street and construct a new 4-5 story mixed-used building on the combined lot. The consolidated property will be a through-lot that spans the block and connects W. State Street, N. Corn Street, and W. Seneca Street. It will be located in two zoning districts, with the northern 70 feet of lot depth in the B-2d district and the remainder of the property in the CBD-50 district. The proposed building will be in both zones, and the building must meet the zoning requirements for the district in which it is located. The portion of the building in the CBD-50 district will be 5 stories and 52' 7"in height, exceeding the maximum building height by 7". The portion of the building in the B-2d district will be 4 stories and 44.5' in height, exceeding the maximum building height by 4.5'. The applicant is seeking a variance from the Heigh in Feet requirements for an additional 7"in the CBD-50 and an additional 4.5'in the B-2d. The purpose of the requested variance is to align the floor plates throughout the building while meeting the story height requirements of the CBD- 50 zone; to provide taller ceiling heights in the apartments; and to address changing topography across the site. In addition, the applicant is seeking a variance from the Rear Yard requirements. The property will have frontage on three streets,with front yards on W. State Street and N.Corn Street and the rear yard facing W. Seneca Street. The applicant is proposing to treat this yard as a third front yard,and the proposed building will be located 10' from the property line. The B-2d zoning regulations require a 10.5' rear yard on this property, and the applicant requests an area variance for the 0.5' rear yard deficiency. The property is located in both the CBD-50 and B-2d use district in which the proposed uses are permitted. However, Section 325-38 requires that an area variance be granted before a building permit is issued. Public Hearing Held On: August 3,2021. Members present: Stephen Henderson Stephanie Egan-Engels David Barken,Acting Chair There were no comments in support of or in opposition to this appeal. Tompkins County Review per Section 239 -I& -m of New York State General Municipal Law: The Tompkins County Department of Planning& Sustainability had no recommendations or comments on the proposal. Environmental Review: This variance is a component of an action that also includes subdivision and site plan review. Considered together, this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act for which the Planning and Development Board, acting as Lead Agency, made a Negative Detennination of Environmental Significance on July 27,2021. Planning& Development Board Recommendation: The Planning Board does not identify any negative long-tern planning impacts and supports this appeal. They determined that the height variances are not impactful to the site as there is a two-foot drop on the site and it is important to maintain consistent floor levels across the building and ample ceiling heights for future tenants; as well, the rear yard variance is not impactful as it is a tbru site and the character of the neighborhood is such that houses are close to the street line. Ithaca Landmarks Preservation Commission Recommendation: Not applicable Motion: A motion to grant variance#3193 for 510 W. State Street was made by D. Barken. Deliberations &Findings: The proposed project will create 57 affordable units with high ceiling heights. The requested height variance is not an attempt to add additional units, and the appellant is not attempting to reduce ceiling heights to uncomfortable heights to meet zoning. None of the requested variances are significant,and the Board does not identify any potential impacts from granting the variances. The Board noted that the floor-to-floor height requirements for the CBD-50 zone are causing construction difficulties on larger lots in two zones,resulting in either impractical building design or a need for an area variance. The Board recommended that the City revisit this requirement and evaluate the impacts. Factors Considered: 1. Whether an undesirable change would be produced in the character of the neighborhood or a detriment to nearby properties: Yes ❑ No FJ This area is an evolving neighborhood with several new mixed-use buildings. The proposed building will be in keeping with this changing character, and the building design and treatment of street frontages will create a positive change. 2. Whether the benefit sought by the applicant can be achieved by a feasible alternative to the variance: Yes ❑ No This particular site face several challenges including topography and a location split between two zones. The variance is required due to the different zoning requirements, particular the CBD-50 floor-to-floor requirement, and the grade change across the block. In addition, the funding for the affordable housing project requires additional ceiling heights that are difficult to accommodate with the zoning without negatively impact design and construction. 3. Whether the requested variance is substantial: ® Yes ❑ No The Board fords the 7" height variance in the CBD-50 and the 6"rear yard variance to be unsubstantial. The 4.5' height variance in the B-2d is more significant but is warranted in this particular case and the impacts are mitigated by the project as a whole. 4. Would the variance have an adverse impact on the physical or environmental conditions in the neighborhood: Yes❑ No The Planning Board has completed appropriate environmental review and has determined that there will be no significant impacts on the physical environment. In addition,the appellant has worked extensively with the Planning Board to ensure less impactful construction practices. 5.Whether the alleged difficulty was self-created: Yes ® No❑ The alleged difficulty is self-created, as the appellant could build a smaller building or pursue a different design. However, the Board finds that the benefits of the project to the community and the appellant outweigh any impacts of the requested variances. Second Motion to Grant Variance: Made by S. Henderson. Vote: 3-0-0 Stephen Henderson YES Stephanie Egan-Engels YES David Barken,Acting Chair YES Determination of the BZA Based on the Above Factors: The BZA,taking into the five factors for an area variance, finds that the benefit to the applicant outweighs the detriment to the neighborhood or community. The BZA further finds that the variances from the Zoning Ordinance, §325-8, Columns 9 and 14/15 are the minimum variances that should be granted in order to preserve and protect the character of the neighborhood and the health,safety,and welfare of the community. August 3,2021. Megan Wilson, Senior Planner Date Secretary,Board of Zoning Appeals CITY OF ITHACA to 108 East Green Street 3rd Floor It ac , lew 'ork 14850-56 t1 DEPARTMENT OF PLANNING,BUILDING,ZONING & ECONOMICDEVELOPMENT Megan Wilson,Secretary to the Board of Zoning Appeals t ' Telephone: 607-274-6550Fax: 607-274- i58 Lana.il: niwilsonr� ?tcity fith ca.ortg ORDINANCENOTICE OF APPEAL REGARDING ZONING OR SIGN CITY OF ITHACA, NEW YORK APPEAL ATE o. 3257 TO: Owners of Property within 200 beet of 510 West Mate Street, Ithaca, NY 14850 and others interested. (property address) FROM: Ithaca Office Space, LLC applicable to property narnned above, inCBD50& 132Dzonc. manse or persoa or orµarniAation making appeal) REGARDING:I ('check appropriate ho ) 0 area Variance1:1 Use Variance R Sign Variance1:1 Action, Decision,or Interpretation of Zoning Officer City regulations require you be notified of this appeal to the Board of Zoning Appeals (BZA), as described; in the attached narrative and provide the opportunity for you to comment on it and/or attend the meetings listed below. Anyone considered an interested party may speak for or against the appeal at the meetings' listed below, or submit a 'Written statement to the BZA before its designated meeting. Interested parties are defined as persons who live,work,or own property within 7 0' of an appeal; designated representatives of neighborhood or civic associations; and elected City officials. There is a time limit of three(3) minutes for each interested party to address the BZA during;the Public Hearing portion of the meeting. The oard of Zoning Appeals bases its decision primarily on the written evidence submitted and presented to it, the testimony of interested parties, and zoning and legal considerations. The written case record will e available for review on the City"s websit under"Most Recent Agenda," beginning; one week before the scheduled BZA meeting. 'Phis arse has also been referred to the City's Planning and'Development Board that will advise the BZA,if granting the relief sought by the appellant will affect long-term planning objectives. The PLANNING BOARD will consider this ease:. on 8/22/23 at 6.-00 P.M. in Common Council Chambers of City Hall, A live stream is available at l f'rtF 21N,CnTrDi . To provide comments to the Planning Board on. this appeal, please submit written comments to Anya Harris at aharr ns�t cit\-odthaca."EL, and your comments will be forwarded to the Board members for their review. The BOARD OF ZC,tI*a`ING APPEALS will consider this case on /12/23 at 5:300 P.E'vi. in one mon Counch Chambers of City Hall. A live stream is available at lntt s // ° t .von tnnl nRnocrn/chr rrnnci/tit 71tt1' ll R aFW21VCnTr ­. 'There will be a public hearing on this appeal, and there are two options to participate in the prtblic hearing l� Subunit comments by entail no later than 3 p.m. on the day of the meeting to can iln di ;rsinnar=erj st o9 that a; nn° and they will be distributed to the Board or read aloud at the meeting. You must provide your name and address: 2, To spear at the meeting, sign up and receive instructions by contacting zoninadiyjaign,. t a or the Ilan vision at(6,07) 274-65501 YOU trust provide your nar ne and address. 226 Cecil Malone Drive,Suite 3 Ithaca,NY 14850 7/28/23 ,`i ttrc o,nCAppellant Address [)ate From: Ithaca Office Space, LLC To: City of Ithaca Board of Zoning Appeals Megan Wilson, Secretary 108 E. Green St. —Third Floor Ithaca,NY 14850 mwilson@cityofithaca.com Date: July 28, 2023 Re: 510 W State St Zoning Appeal To the City of Ithaca Board of Zoning Appeals and to all property owners within 200 feet of the parcel located at 510 West State Street in Ithaca, New York: The applicant, Visum Development Group, is proposing to develop a building on a thru-block parcel with an address on West State Street. The parcel extends to Corn Street to the east, and to West Seneca Street to the north. The zoning officer has determined that the State Street and Corn. Street frontages are front yards, but that the Seneca Street frontage,being the furthest lot line from the address side of the lot, is considered a rear yard. The same area variances outlined below were approved in August 2021 but expired as construction did not begin within two years. No changes have been made on the previously approved project. This rear yard of the thru-block lot is in the 132d zoning district. The depth of the lot that exists within. that zone is 70'. The required 15%rear yard setback is therefore 10.5'. The proposed setback is 10', which is the minimum rear yard required in the district. A variance is being requested to reduce the setback from 10.5' to 10'. The applicant asserts that the yard should be treated as a front yard because it faces a street. The minimum front yard setback in the 132d district is 10', and the applicant is proposing to respect this required setback. Furthermore, setting the building further back from the street line would be inconsistent with the adjacent buildings which front the street, most of which are actually closer to the street line than the 10' minimum required by zoning. Additionally, the applicant is requesting two height variances due to the nature of the building spanning across two zones and the topographical conditions that occur. In zone CBD-50 to the south and of the 5-story portion of the building the allowable height is 52'-0". The proposed building height in that zone is 52'-7"resulting in 7" of excess building height in the zone. The building height is determined by maintaining the required first floor to floor height of 12' and the necessary floor structure and a desired ceiling height of 9' to help create better living units for low income tenants who often times are left with the bare minimums in their housing options. With the higher ceilings we feel this will result in a higher quality living experience. The second height variance occurs in the 4-story portion of the building that sits in the 1321) zone to the north on West Seneca St. The 1321) zone allows for a maximum building height of 40'-0". The proposed . �w w . 4r building height in that zone is 44'-5"resulting in 4'-5" of excess building height in the zone. The reason for this excess height is that there is a 2 foot topographical drop from West State St. to West Seneca Street. There is also a required first floor to floor height of 12' in zone CBD-50 that in order to create structural efficiency in the building is necessary to maintain consistent floor levels across the length of the building resulting in the first floor on West Seneca St. starting 2'-0" above grade level and maintaining a first floor to floor height of 12' and in addition to maintaining the desired ceiling height of 9' throughout all 4 levels. Julia Bucher Senior Development Manager Visum Development Group LLC 500700 59.-5-5 500700 59.-6-12 Campagnolo,Benedetto McLinn,Colleen M 4 Spruce Ln 502 W Seneca St Ithaca NY 14850 Ithaca NY 14850 500700 59.-6-13 500700 59.-6-14 Barradas,John Avram Family Rev Decl of Tru 404 E Seneca St 4B Cove Ln Ithaca NY 14850 North Bergen NJ 07047 500700 59.-6-15 500700 59.-6-16 Ellis,Robert R Duvall,Ethan 510 W Seneca St 512 Seneca St W Ithaca NY 14850 Ithaca NY 14850 500700 59.-6-17 500700 71.-1-22 Matosich,Louise M CW Continuations Corp 516 W Seneca St 1.16 West Buffalo St Ithaca NY 14850 Ithaca NY 14850 500700 71.-1-3 500700 71.-1-4 Arnot Ithaca 2,LLC Thayer,Douglas J 230 Colonial Drive 417 W Seneca St#1.9 Horseheads NY 14845 Ithaca NY 14850 500700 71.-6-1 500700 72.-3-10 Russell-Cook Properties,Inc Shannon,Nicholas M 435 W State St 503 Seneca St W Ithaca NY 14850 Ithaca NY 14850 500700 72.-3-11 500700 72.-3-12 CW Continuations Corp CW Continuations Corp 116 W Buffalo St, Suite l A 116 W Buffalo St, Ste 1 A Ithaca NY 14850 Ithaca NY 14850 500700 72.-3-14 500700 72.-3-15 Apartments Housing Dev Fund,Ithaca City Cayuga Flats Hsng Dev Fund 115 West Clinton St 115 W Clinton St Ithaca NY 14850 Ithaca NY 14850 500700 72.-3-16 500700 72.-3-17 506 West State,LLC 508 Statum,LLC 1203 W Glass Ave 24 Cavanaugh Rd Spokane WA 99205 Wellesley MA 02481 500700 72.-3-18.1 500700 72.-3-18.2 Woojin Company,LLC Ithaca Office Space,LLC 24 Rosina Dr 226 Cecil.A Malone Dr,Ste 3 Ithaca NY 14850 Ithaca NY 14850 500700 72.-3-19 500700 72.-3-20 Alpern&Milton,LLC Wilent Properties,LLC 901 Seneca St W 1.191 Ellis Hollow Rd Ithaca NY 14850 Ithaca NY 14850 500700 72.-3-23.2 500700 72.-3-24 Lam Earn,LLC State Street of Ithaca,LLC 103 Kay St 530 W State St Ithaca NY 14850 Ithaca NY 14850 500700 72.-3-6 500700 72.-3-7 Iglesia De Jusucristo,Palabra Meil Ithaca Peworchik,Kenneth A 106 Fifth St 4037 West Bluff Dr Ithaca NY 14850 Keuka Park NY 14478 500700 72.-3-8 500700 72.-3-9 Ithaca Office Space,LLC Hughes,Beverlee A 226 Cecil A Malone Dr,Ste 3 511 Cliff St Ithaca NY 14850 Ithaca NY 14850 500700 72.4-13 500700 72.4-4 Becker,Wilma J Time Warner Cable NE LLC 604 West Green St PO Box 7467 Ithaca NY 14850 Charlotte NC 28241 500700 72.4-5 500700 72.4-9 Time Warner Cable NE LLC Brumsted,David E PO BOx 7467 105 Cottage PI Charlotte NC 28241 Ithaca NY 14850 CITY OF IT14ACA R" 108 East Green Street— r Floor It a a,3" w Fork 14850-5690 DEPARTMENT OF PLANNING, BUILDING,ZONING & ECONOMIC DEVELOPMENT Gino Lon rdi,Secretary to the Board of Zoning Appeals 7 'Feleplione; 607-274-6550 i Fax: 607-274- 55 Email- gfeon rdi(c cit otit a a.org ZONING SAL CERTIFICATION OF MAILING RE: City of Ithaca Board of Zoningpeals Zoning Appeal tI 1, affirm all property owners within two hundred (200) feet of the boundaries of the loos under consideration have been mailed a copy of the enclosed notice on or before 1 116 --rS . l affirm the Notice was mailed to the property owners at the addresses shown on the attached list of owners, by depositing the, copy in a;post-paid properly addressed envelope, in a past office or an official depository under the exclusive care and custody ofthe United States Post Office. I further atfirtn` the n tnes and addresses ofthe property owners are the same as the most recent assessment roll. AppellantsSignature) PLEASE SUBMIT THIS `T" City of Ithaca Zoning Division Rhone: ( 7) 27 -6550 108 E. Green t., " F 1. Fax (607) 274-6558 Ithaca, NY 14850 NOTES: LEGEND 1.) HORIZONTAL DATUM OF MAPPING IS APPROXIMATE NAD 83 AND VERTICAL DATUM IS "° OVERHEAD WIRES APPROXIMATE NAVD 1988 PER NYSnet CORS NETWORK. so SANITARY SEWER MAIN 2.) UNDERGROUND UTILITIES HAVE BEEN LOCATED FROM AVAILABLE RECORDS, FIELD W WATER MAIN LOCATIONS OF ABOVE GROUND STRUCTURES AND ANY MARKINGS PROVIDED BY THE UTILITY AUTHORITY. THEREFORE, THESE LOCATIONS MUST BE CONSIDERED APPROXIMATE. GAS MAIN THERE MAY BE OTHER UNDERGROUND UTILITIES AND/OR STRUCTURES, THE LOCATION St STORM SEWER MAIN AND EXISTENCE OF WHICH IS NOT PRESENTLY KNOWN. LOCATIONS, SIZES AND MATERIALS OF UNDERGROUND UTILITIES ARE BASED ON BEST AVAILABLE EVIDENCE AS — — — — PROPERTY LINE NOTED ABOVE. VERIFY ALL UTILITIES PRIOR TO DESIGN OR CONSTRUCTION. O MANHOLE 3.) IN THE EVENT THAT THERE IS A DISCREPANCY BETWEEN THE CONTENTS OF THE + SOIL BORING SIGNED AND SEALED HARD COPY DRAWING AND THE CORRESPONDING DIGITAL DRAWING El CATCH BASIN FILE, THE HARD COPY WITH AN ORIGINAL STAMP AND SIGNATURE SHALL BE THE DECIDUOUS TREE CONTROLLING DOCUMENT. N WATER VALVE 4.)THIS SURVEY MAP PREPARED WITHOUT BENEFIT OF AN ABSTRACT OF TITLE FIRE HYDRANT PROVIDED, SUBJECT TO ANY STATE OF FACT THAT AN UPDATED ABSTRACT OF TITLE -& E.E=100.0 ENTRANCE ELEVATION MAY SHOW. O C.O. CLEANOUT }( IRON PIN FOUND KG GAS VALVE IRON PIPE FOUND ,pr UTILITY POLE 0 CALCULATED POINT W W W So Su s So s So S. So Sa WEST SENE CA T EE T 5t 3 FACE OF CURB 3 O.H. O.H. FACE OF CURB CURB CUT N Fq 4- ro O.H. p O.H. O.H. 4" ---- 4" i oe CONCRETE WALK ./ N r » 2 �,�I _ _ t CONCRETE WALK -- _ - - 3 .00, p - STRE LIN - STREET LINE i S 7-27'2S W 66•00 24 1 1 1 TITLE INFORMATION 1 } I O N (No. 507 West Seneca Street) ITHACA OFFICE SPACE, LLC i \ GRAVEL jSE ` INSTRUMENT No. 2018-03661 1 / PARKI No. 503 jNo 501 3 TAX MAP No. 72-3-8 1 ' U N HousE AREA= 0.187 ACRES If p � � � No. 505 1 '.r► L _ � o r 1IOUSE11 1 507 HOUSE 1 z.4't V ORING 1 ORCH 1 / TITLE INFORMATION AX MAP No. 72-3-11 Acres o (No. 510 West State Street) tq / nl tw=392.5' ��� 87-33_15" W i ITHACA OFFICE SPACE, LLC bw=391.0' 11, W y INSTRUMENT No. 2018_03734 PICCIRILLI (R.O.) TAX MAP'No 7y-3-12 / m TAX MAP No. 72 3 18.2 1v 1 HUGHES ADAMS R.O. 2017-02190 0.023 Acres o AREA=0.225 ACRES O / ( ) TAX MAP No. 72-3-10 R.R. TIE 1, -4 443131-001 WALL / - O TAX MAP No. 72-3-9 ( tw=392. o t71 SAPLING \ "1 bw=391.1' 112 NORTH CORN STREET CA j. Cj "�ocont" 0.023 Acres o o TITLE INFORMATION+ m 0 --- "1 , » PIPE FOUND 'p (+J GRAVEL I PARKING N -A * O Na. 501 West Seneca Street l N 8733 15 E 0.4'f ELY _ Oo a \ ( � STONE f _.33.34- _ OF CORSR O2 09 32 E \ '0- L / IN un POLE No. 112 North Corn Street) r TOP OF P.K. PEWORCHIK ((R.O.) N PATIO _ ® _ 7.00' ' --�' M1 7 -FOUND ATIOi► 93.35' CW CONTINUATIONS CORP 698/235 W 12" - WOOD FENCE 33.17 INSTRUMENT No. 2016-09659 TAX MAP No. 72-3-9 O o Z _ — -.39Z0'- 33' - \ \ �'' PTA'stpU ^' - 33_ 15 F.l 66.17' N TAX MAP No. 72-3-11 & 1 0 7 OF CORNER t TAX MAP No. 72-3-12 ' Q \ ► f�I / �12" 1' ' TOTAL AREA=0.067 ACRES o 3 �, t2 a/ �I J = ou / 30 BORING �) y ` J/ 12" GRAVEL PARKING & DRIVE V o /1 �t GARAGE PIN ' o ..r FOUND 0.3't 8 25'04_"_W 66.43_� s LY' o7 CORN WOOD E PIN FOUND\ E POST 8'O3" E OF CORNER w ' 32>5ST 9' � FENCE N 8T5 2.6't jj , 0.2' WLY B0171NG ASPHALT 3.5't OF CORNER PIPE FOUND \ HOUSE Z 0.3' NLY& 0.6 ELY No. 108 OF CORNER 1 ( 1 0 �a O ---.-1 7.6't Iv , GRAVEL PARKING00 557154-003 ALPERN & MILTON, LLC (R.O.) 0 ----- - ____ O HOUSINGITHACA DEVELOPMENT APARTMENT (� TAX MAP No. 72-3-19 �MOOJIN COMPANY, LLC (R.O.) FUND CORPORATION (R.O.) I 2018-00622 ( 2017-14845 TAX MAP No. 72-3-18.1 1 nl TAX MAP No. 72-3-14 ( \ ' 1 � t 2.5.± x / Z O O N I -+ 1 , 1 CJ1 N S 87'40 41" W ; � oo 33.00'1 N A m.m m y OD N �o O I A w 1 z ALLEY SHARED j IN COMMON/ 3,STORY p O/SEE 247/33 , BRICK 1 STORY , 1 p O /�ONRY z 1, STORY 1 O MASONRY BLDG. 1 �� BLDG. SLOG. No. 502 � I BLDG, ( No. 508 No. 506 No. 504 BLDG. FACE MASONRY STEP ALONG S -- -- S 87-40�'41 W 33.22' C.O. FACE OF CURB ; CU CUT WEST STATE STR ET $ w w w w w � w w w w w WARNM ALTERATION OF IM MAP NOT 5, 50 SUB041SION$NEW YORK STAX EDWA71ON LAW,ARE PROMBnED ^s° BY LAW. N1 CERWIG1TIONS HEREON ARE VALO FOR 7W AMP AND COPES 7HEREOF ONLY F SAID AMP OR COPIES BEAR THE Nei SEAL OF 7HE UCV=LAND SIA44EYOR WHOSE-%V MnW APPEARS HEREON. TITLE: REVISED CERTIFICATION T BOUNDARY & TOPOGRPAHIC MAP I hereby certify to NO. 507 WEST SENECA STREET that I am a licensed land surveyor, New York State License N0. 5 0 WEST STATE S TREE T No.050096, and that this map correctly delineates an actual survey on the ground made by me or under my direct T. G. MILLER P.C. NO. 501 WEST SENECA STREET supervision and that I found no visible encroachments either way across property lines except as shown hereon. ENGINEERS AND SURVEYORS NO. 112 NORTH CORN S TREE T 203 NORTH AURORA STREET CITY OF ITHACA, TOMPKINS COUNTY, NEW YORK SIGNED: DATED: ITHACA, NEW YORK 14850 DATE: F LE: TEL. (607)272-6477 12/26/2018 1"=20' S181061 ftmmllll� STREAM 510 WEST STATE / MLK ST COLLABORATIVE DRAWING LIST DRAWING STREAM Collaborative architecture+landscape NUMBER DRAWING NAME architecture dpc VISUM DEVLOPMENT GROUP 00-GENERAL 123 S. Cayuga St Suite 201 G000 COVER SHEET Ithaca, New York 14850 ph: 607.216.8802 4 01-SITE www.streamcolab.com CITYOF I T H ACA NY L001 NEIGHBORHOOD PLAN L101 SITE LAYOUT L201 SITE ELEVATIONS 02-AREA PLANS A1.0 INTERIOR AREA- 1ST FLR TEAM A2.0 INTERIOR AREA-2ND FLR PROJECT TEAM A3.0 INTERIOR AREA-3RD FLR A4.0 INTERIOR AREA-4TH FLR H FLR INTERIOR A6.0 AREASCHEDUL T ES Architect. A7.0 EGRESS PLANS f 06-ARCHITECTURE STREAM Collaborative i A107 TYPICAL UNIT PLANS Architecture & Landscape Architecture DPC A201 EXTERIOR ELEVATIONS ti 4 r S t a Noah D e m a rest RA R LA L E E D AP A202 EXTERIOR ELEVATIONS A301 SECTIONS AI p h: 607.216.8802 A302 WALL SECTIONS 00 f A401 ENLARGED PLANS noah@streamcolab.com "' A901 3D PERSPECTIVES w, Owner/ Developer: f Y L VISUM Development 6 Aim. :, 4YI xi+ii riffi i 119 S Cayuga St BUILDING CODE SUMMARY-510 W.State St � ����� ��� �. Building Code: 2020 Building Code of NYS Ithaca, NY 14850 �� ae. p Occupany Type: R-2 �, r. Construction Type: 3A 607 269 7300 �' Area Increase Frontage: N/A ' Allowable Fire Area: 72,000 SF un ..,..-,m.� .... �...., . NFPA Sprinkler Provided. NFPA 13 Stories Allowed with Sprinkler Type: 5 m.., m. ,, _ .,,u , - _.�.. Height Allowed with Sprinkler Type: 60 � m _ Co e eDvI r.o e m m ... Is t Total Area Allowed. 72,000 SF .._...._m_...... _n_.... __....�_ ...._.._�..w�- _ _.._- .. .. _Providence Housing .-. � n e .. Building Height: 52 7 tatSt.),44 5 (Seneca t. _ - ...- Fir Resistance Rating Requirements: n Hour Fir P r ns at unit separations . .._1150 Buffalo RoadFloor Areas: x ..,... �.,�n...._. First Floor Area. 12,587 SF Rochester, NY 14 24 �..��- e .w ..6 x Second Floor Area. 12,756 SF h ;... t ... �;: ..�....�_.. � Third Floor Area: 12,756 SF 585 529 9569 f I a i i��; Fourth Floor Area: 12,756 SF Fifth Floor Area: 9,942 SF Building Gross Area. 60,797 SF Civil Engineer: -: .o .a� Roof Area (footprint): 9,942 SF Marathon Engineeringt do a 840 Nanshaw Rd #12 -�- _ -m_: �bM1 �� Z Ithaca, NY 14850 �-®- .___._- ....�����...._. 607 241 2917 OC � Geotechnical Engineer Q aC � Z ~ Elwyn & Palmer Consulting Engineers, PLLC z 213 East Seneca Street O Ithaca, NY 14850 W V DC � 607 272 5060 p. 0 3 F— Structural Engineer: O Elwyn & Palmer Consulting Engineers, PLLC Z 213 East Seneca Street Ithaca, NY 14850 607 272 5060 V) MEP Engineer: Taitem Engineering 110 S Albany St Ithaca, NY 14850 607 277 1118 L Construction Manager: °- 0 E LeCesse Construction < 0 2 15 Circle St V) C.7 Rochester, NY 14607 585 334 4490 w Q� m Energy Consultant: Ll.l N Sustainable Comfort ., Ln 146 Main Street w Suite 301 0 a Worcester, MA 01608 0 00 508 713 6680 o v E Ln - U > 0 0 c REVISIONS ca A DESCRIPTION DATE L N 1 a Pro'ect # 2018040 m Date 01/11/2021 SITE PLAN REVIEW c» N O COVER SHEET G 000 12"= V-0" D C B A soft— 0 STREAM COLLABORATIVE STREAM Collaborative architecture+landscape architecture dpc 123 S. Cayuga St Suite 201 Ithaca, New York 14850 ph: 607.216.8802 4 www.streamcolab.com 4 =zIZZ111 11, 1 Z� U, M 7m 0, ez��I =Z-7 H J— Vvi CANT C) 50U N4 ET Ti S T r� S,T 5� nn NMTT-014 fRIENDSOFTUE ..........— 0 It LIMARY C)RN E t L F E DE RAL 12 D Wn 101) UNION Vil �A' ITHACA z a SAKERY if t 0 �j I 111111.!"i I i� )I I 1 11 P W co veterjIlaly Cate IL i, 1�s VA i I-� 1, i 1 —1 Z:� r- 46 uRT ST C,OU R T ST 'OP417 Ithaca 2 P-0— BODY SH r a J I Q�,- N1, �6 iJ R T S T ='%, SSYTE R1 A j U =�4 U . ............. q.; N' C P 7 COUR I �.,4Z , , z ,=,&77. ............. VVV, T �FHUR 760 W COUIR,T S,T- W cc ;;;:P, 1 0RT S,1 "0 P0, 44411-, 1 G,1,A,C. 7, L WEST END UFE ON is j 1 )""V J, HEIGHTS r 00- 0 �77,1� 00 .......... r'-13 00 -'-... ........ WS DO ....... 4, T 0 4 30g =Z1 flil Ill, W17 S t,",Ult,C't F U,I k 'clik P I, 'I M 190E AURAt T5 If 5 Z �JUDLEY C H ARTWU z p -Z' JU V. I A Jr- VACANT P R1 WING ........... A Z"t 1z 1,i i �� I �! I x"- -a� C) CHEMUNG V NOL Z 4 ........... 0 PT 14L P > C AL Ho C'01(.T- N 8 J MARTI� Z jr t TRU ST C01m 'Y > S(HOOL L CC Z > o Z IL P "j, FFAL011ST r- JOES cc T' 00 300 EN STAR F F RE STAU RA 14 10OW BUF LIZ) ST E 5 kJ qVV IN RUFFA 0 ST a --------- )'ST 71'...... ST J M IVS E P I SCO 50 04UFKH 6-Al BUFFALO ST U N r� D WAT T W WJFfAL0 ST 4 J 800 LO ST 1 7 UFFA 0 s r Tj 600 00 MALL 200 FAST 0 N I., I I BYRNE ho" - IEWYS 4 1�1- !,4206 0 GREE N STAR COOPERATIVE KFTCHEN DAIRY 00 Z!t P101 g FA�t T R'�, Z, 'I " DRECKENRI 1, Z�l 7:1,111 TH CID CK ir-IfURCH P r 2 -1 N P LA Cr r- A" L , H e, 01 -2 00SUPERIC-0 1,GLASS TE'S PLANNED S ECA ST SENE SFN 00 P Vi SFNE,(-A ST 300 tHERMINE 11 PARENT 1400 0 IL L SENECA ST APARTMENTS "4 -=, ;;� 400 W U SE, MAS-t*IC SENECA ST z TON HO, OACA tA M 500 W "2P Fy VACANT -- 1 00, 0 W S ENE CA S 1, 1 U00 1, 1 11 i 111, il ta--................ FCA TOBACCO/ .......... U Tdwxt tj s co u j, ion --4 0, CUNTON END LIQUORS -H 5SAIVATI DEPT OF SCICIAL Wffi �S SALVATI KINSCOUNTY WYLIE DRY Ui ir N IN G BISHOPS 1" 00 '4- AF4 S fr"ftVt,1-,-,-, n Horn 40 10,0 rk ffHACABUS [U ST AT E 0 AF( A S I I'll I i po 1 0 ii 11 1 TERMNAL VACANT Wait DINER -111 11=�."� ," 0 z TROMBLEY TIRE P rx. 200 ANDAUTO F- 30 P,* F� 3 UK q. ,ATE THEATRI---, i 6o 500"11`11�<---' la !, , V 'M F, F IT, rmT J IA I W , -t U J, I 700 CAR SEA ANE,,'!! VFW ........... 10 0 y Z 0 JA D E GARD E N J TINI WARNER (IT Y CHINESEIRESTAJ , CAUE 10 Oil 11H At 4�j P 1 t I I 'a, I RE 5 CAYUGA CORNELL q it, A TATION I UfjCL[J LUNWER 10b 11 --1 I I I I I �� I- IV I CENTRAL C3 LAUNDRY 00 VACANT ........... 'ANT V� VAC T E GREE h !S,T So VACANT L ­6 � ) W GREEN S -_4 200 1 1,0 -�01 400 14000 'A, L.............. 600 GREf",N, ST (AS PU SUN( REEN Vi 76 =C=,", 577,4 �KINSCOUNT U C LIBRARY DUNIM DONUTS L 74D,` f P J 00, E Of THA I q- JA ME S A-M,E AGWAY J 21C)N CHURCM 200 H OTE, HA CA f p,, 'GRAA A 00 120 EL ANDAVE ' R I MC A,HOUS 200, x; q r e.LE,,'VEGANQ AVt 4 SIDE — 200 )LTON MEA N ITY C ENT t R C PRY LOA S-T 77- > 11DEWELECT omm 1 111, "1, J1 r 7- 1-77 IJ G-1 R,A CZ CENTE R -AGUIRE RESALE TRAUNI ENT p t) 3 1-7- "N X E 0 �1 I W,11 11 0 nro \*AkC ORI .......... 0 7-1 V, ''TON ST 0 SAFEUTE AUTO f RUGS 71 AREHOUSE 8"LEHE URC14 VACANT V154TINGNUME E CAASS LIN OF')ESP S CHR VACANT I V i; : �1, I -- INN SERVICES OF ff"MCA Ln 400 711--1 1,1111 pRr PCHAR'Ull W 4 1! AU @j 0 100 200ft N ST Mf� TOMOTI LU 0 L? 41 LU z 0 0 U 0 1:t 0 NORTH 00 -i L: 0 r1j NEIGHBORHOOD PLAN U- 0 4� 1" 160'-0" Lmn E :3 > U U 0 0 REVISIONS ca A DESCRIPTION DATE Z) U Project # 2018040 01/07/2021 Date SITE PLAN REVIEW NEIGHBORHOOD C14 r- PLAN 4 j 4 r7!W L001 1" = 1601-01' D C B A GENERAL SHEET NOTES SITE LAYOUT 1 Refer to Specifications, DIVISION 01,for additional information and requirements. STREAM 2 General contractor shall notify all utility owners having underground utilities on site prior to excavation. COLLABORATIVE Contractor shall contact utility locating company and locate all utilities prior to any excavation. 3 See civil drawings for layout of underground utilities. STREAM Collaborative 4 See electrical drawings for layout of underground electrical and lighting. ----- architecture+landscape 5 Install expansion joints every 30' in concrete and in areas where concrete abuts curbs and other fixed objects. architecture dpc 6 Verify dimensions and accept conditions before proceeding with work. Report discrepancies to landscape architect before proceeding. 123 S. Cayuga St Suite 201 7 Do not scale drawings. Ithaca, New York 14850 8 Walks,drives,curbs, parking,and building locations to be laid out in the field by a licensed surveyor. 07.216.8802 4 I - - - — -- — -- - _ -- - ---- --- -- - -- ----------------------------- www.streamcolab.com 9 Dimensions to curbs are to exposed faces unless otherwise noted. D05 D02 --- --------- -------------------------I ------ ----- -- WE S T SFNF CA S TF� � � T WE'S T SE'NE' S �'�'T — L ----- - — T- --- ----- - ----- ------------------------ ---- ------- ------- -CONCRETE0 ° _ - a 4 a _ --- ---------------- L „ tt / / / I //// �r�l}fps, - I i / // / /�/// /% / (4 STORIES) I r � /,' Y' I � �1 I �Yj�J}t£� kt tt —_� / �� I I O Ott;Jz{;i tti£�t I I i N I J / r3}J X;1 I i I,£ n ' G O 2 { t£I 2 ° 5.93' � �\ i � I � jtttfk��l�itJt# ° ,_' PROPOSED DO s � ° BUILDING, t , £t Ir t.. •#t # . r -a t ..}rt}. }. ~s...1 st.f ttt.i... ?.. it t.} ,f .r t£t 'i.l sl.?;t}t !ti 1. �t sit. nt sl >t..?4.{t �.�£.tfrs{ 7 s I}t�41�s�1 t?tt�it.}s- �t tt�tt•.£�ltt#., .,;tttf 4 .r 7{ {t,tr £sti zt3r t;t�tt r�1, d t£t�l } - + - t 1; 4} f�.1�d...rtt 4.��~}{.a}iSi S?S}t t.��.. 2S � .tfS4St�ir�t� sf����S ,:u§tint,<��,},t.• t,. ..,� D05 t}Jftt# t£t i ',+ t p {� l�tttitvtjlts ',tl£�titt{fly{E. 'stttt�4t}fi I3s,'�.Ttf�`lttr'ih}�tJt Si�tlitJ}ut,.':'s ilt�Sl{ji�lit£ —�� --------—-------------- J i t.., A' { ° } h I j I I NOTES 1�— -_-'_'__'- �, �, ,,•,a; � � �� �� � _ � �'{t��£t„ �--------------------� I 1. SEE PLANS FOR TOOL JOINTS(TJ), (5 STORIES) €�,} EXPANSION JOINTS(EJ) LAYOUT WIDTHS, , i I k Jt �� I $it'Ity(}`%s�il� __-_ I I RADII AND FINISHES - 4 % {,rs,Jit` ------- -------- 1�{,# C 2. 2 MINIMUM CONCRETE COVERAGE ON -------- I _ t MESH AND TIES - i I I I I \ I WIDTH AS SHOWN ON PLAN DO --- --- ----------- —- - -- -- - - I I s£ei CROSS SLOPE AS SHOWN CONCRETE SLAB --------- ON GRADING PLAN ° £ 6 X 6 X W1.4 X W1.4 MESH FLAT SHEETS V ;,�%i ONLY SET ON CHAIRS j / // // I.fl / � COMPACTED SUBBASE CO SU S X// 00 tA COMPACTED SUBGRADE ° UjLL £ I 3 ; _ TYPICAL LIGHT DUTY CONCRETE WALK NOTES 1. SEE PLANS FOR TOOL JOINTS(TJ), 77- ------ EXPANSION JOINTS(EJ), LAYOUT WIDTHS, I -- RADII ND FINISHES 2. 2" MINIMUM CONCRETE COVERAGE ON -- --- --_-_-- - - WIDTH AS SHOWN ON PLAN — __-- — MESH AND TIES -------- ---- --- ------ I — CROSS SLOPE AS SHOWN �� CONCRETE SLAB WEST STATE STREE T i Y � Cy D I ° 4 ° G ;t TAT � TRFF T ON GRADING PLAN WEST�� T I � 9—°� TOP AND BOTTOM 2 6 X 6 X W2.9 X W2.9, 2 MIN. CLR. I ° -------- ° I '_._._._._._._. q 4 - a ° 4 d ° COMPACTED SUBBASE --- 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 = o00000000000000 0 0 0 0 0 0 0 0 0 0 0 0 0 COMPACTED SUBGRADE NORTH SITE LAYOUT P LAN z /VV ,/V��/V��i E C� 1" =20'-0" 0 ° SITE DEMO PLAN UNO E2 -- 2--0-'--0-- ---_ - 0 1" = " U E M @j L d-+ 0 z ° w TYPICAL HEAVY DUTY CONCRETE WALK A2 1" = 1'-0" NOTES: 41 0 v NOTES 1. PRIOR TO DEMOLITION ADJACENT ASPHALT MUST BE SAW-CUT FULL DEPTH OF 1. TOOL JOINTS EVERY 5'-0" MAX TYPICAL OR EQUALLY PAVEMENT > L' 2. TACK COAT MUST BE APPLIED TO ALL HORIZONTAL AND VERTICAL SEEMS PRIOR TO 6'TYP 6'TYP NOTES } � SPACED BETWEEN SITE FEATURES. Uj 2. EXPANSION JOINTS ARE REQUIRED EVERY 50'AND AT PLACEMENT OF TOP-COURSE g'TYP �� 1. SEE LAYOUT PLAN FOR \ SEAM SEALER MUST BE APPLIED TO Q ,.n NOTES 6'TYP ��,�, LOCATION OF CURB PLANKS �� � BIKE RACK PER MANUFACTURER Q FIXED FEATURES LIKE BUILDINGS, LIGHT POSTS, PADS, ETC. 1'-0" ALLJOINTS A ° � 1. BROOM PERPENDICULAR TO LINE OF PAVEMENT RECONSTRUCTION T 2. GRADE CHANGES TO BE INSTALLATION INSTRUCTIONS U a a ° Jam'1' DEEP TOOL JOINT(TJ) 3. OVERLAP MESH SHEETS 1'-0" MIN — - -- -- - - Cy1 a Q 00 W/ 1/4" RADIUS TRAFFIC OR FULL DEPTH MILLING o 1 SMOOTH AND EVENLY PITCHED " a ° o 0 3. INSTALL DETECTABLE WARNING H 1/2" EXPANSION JOINT(EJ)AND _ — 2�� NYSDOT TYPE 7 TOP COURSE SAW-CUT AND 2" DEEP MILL �� ` o 12 ORT e = JOINT SEALANT ¢ ITEM 403.198902 ----- -------- -------------- 12"W ° --- ER'S WRITTEN PLATES AS PER 0 s ___ �_ _- a INSTALLING OASPHA T TOP COURSE 1 INSTRUCTIONS 01 10' 20' CORE INTO PAVERS AND CONCRETE, FILL >- ---- - - a �, z MEDIUM BROOM FINISH . - 1/2" S.S. DOWEL x24 W PLASTIC - - DER WITH POR-ROK OR EPDXY GROUT, ET Ln — .� 12 � F- L) / / p NYSDOTTYPE 3 BIN o T S > U ITEM 403.138902 EXISTING PAVEMENT - RACK LEVEL TO GRADE o° SLEEVE AT 18" O.C. ISOMETRIC VIEW ccCccccccc O TOOLED EDGE AROUND EACH SCORE CONCRETE WALK LnJOINT AND EACH EXPANSION JOINT a REVISIONS N ---- a , , °PITCH 1:12 MAX a DETECTABLE WARNING PLATES v, �- a d �-- TACK COAT N _. _ > o 0 0 0 0 0 0 0 0 0 0 0 o c a °"CONCRETE ° e DESCRIPTION DATE /X ---- ---- 0 0 0 0 0 0 0 0 0 0 0 0 o SUBBASE COURSE MATERIAL,TYPE �� \ `� \� \� \� \� SUBBASE ___� c > v c 4 0 R PAVER �� �� �� �� �� �� �� / - WHERE S ° c 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ° PLANTING WHERE CONCRETE PAVEMENT o 0 0 0 0 0 o 0 0 0 0 0 0 °�.'/SH. ° ° 0�000�0o 0 0 SHOWN DROP CURB OWN" - SOIL STABILIZATION FABRIC � �� �� �� �� SUBGRADE o 0 0 0 0 0 0 0 0 0 0 0 0 0 a� PITCH 1:12 �" �o0 0 0o0o0 0 O' a P U U O O U U O ���\ \���\������ ���� GRAVEL BACKFILL PER TRENCH DETAIL Project # 2018040 WIDTH AS SHOWN ON PLAN � iV� iV� iV� iV� iV� iV� iV� /V� i\ /��� -- PLAN Date o1/07/2021 N SITE PLAN REVIEW ri N AW :iT—Tl� O SITE LAYOUT PLAN TYPICAL CONCRETE JOINTS TYPICAL CONCRETE BROOM FINISH TYPICAL ASPHALT PATCH DETAIL CURB RAMP - TYPE A BIKE RACK L101 1" = 1'-0" 1/2" = 1'-0" C 1 1" = 1'-0" 1/4" = V-0" Al 1/2" = 1'-0" As indicated D I C B I A - I ­ � - - I I I I I I I I � � I I I I I I I I I I I I I I I I I I I I I I I �� I I I I I I I I I I I I I I I I I I I I I I I I I I I I I . � I I . 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Cayuga St Suite 201 Ithaca, New York 14850 ph: 607.216.8802 4 www.streamcolab.com Ll ------------------------- 2-BED D UNIT 2 868 SF+/ BULK INTERIOR GROSS AREA LEGEND 'UNIT 2A-- 0 0� 27 SF+/- 00 Residential z - -1 LJ 0 BULK Residential Common F_ UNIT 2B---- 26 SF+/- M BULK UNIT 2C--- 2-BED B L Z tA 26 SF+/- UNIT 21K 91 ------------ ALL UNITS ARE VISITABLE z 754 SF+/- 0 0 0 BULK F1 00 F-1 Ll 1-1 Uj UNIT 2D D I 26 SF+/- --------------------- 0 2-BED E 2-BED E LL 3 UNIT 2M BULK J803 SF+/- 797 SF+/Z I UNIT 2.1------- ---------------------- C z 28 SF+/- o 11-:11 ACCESSIBLE BULK F1711 UNIT 2H---------------- 28 SF+/- V) BULK --------------- 0 0 BULK UNIT 2G---------- --- ------- 00 UNASSIGNED 0 0 0 1E] Id 27 SF+/_ FIL�0 0 OF 01 97 SF+/- E�Q' 0=00 L\ ACCESSIBLE El A 2-BED I-BED A Ej] 1-BED A 1-BED C L UNIT 2 1 E:Z= ------------- N T UNIT 2B 874 SF+/- ORRIDOR 2 599 SF+/- 642 SF+/- ELEV 2 596 SF+/- 2C L UNIT 2D --------------------- -------------- 78 SF+/_ 2007 SF+/- LL� F ----------- ------- .................. 1-BED B UNIT 2.1 LIN ------------------------ o 17 584 SF+ -------------------- 0 0 ---------------------------- TRASH/JAN U 2 ADAPTED VHU nro E M 2-BED C SF+/- V) (.D 4- ,n UNIT 2H 07E] 0 731 SF+/- 0 BULK U-1 --------------- -LINIT 21. tX0 El 0 0 ELI 1 28 SF+/- 00 0 0 L L FEII 1:1 ADAPTED VHU BULK 0 Ln 2� `-UNIT 2K > Ln 28 SF+/- U.J 0 z 2-BED A 0 2-BED A 2-BED A U UNIT 2E UNIT 2F[:] BULK 0 00 50 SF+/ F UNIT 1H 51 SF+/ 757 ;F+/- U_ 28 SF+/- 0 E Ln > 0 0 REVISIONS ca A DESCRIPTION DATE a) U INTERIOR GROSS AREA - 2ND FLOOR 75 1/8" 11-01' Project # 2018040 Date 01/11/2021 66 in SITE PLAN REVIEW INTERIOR AREA - 2ND C14 FLR A2 .0 1/81' = V-01' D C B A 0=011lWIW STREAM COLLABORATIVE STREAM Collaborative architecture+landscape architecture dpc 123 S. Cayuga St Suite 201 Ithaca, New York 14850 ph: 607.216.8802 4 www.streamcolab.com L ---------- ----------------------L 2-BED D UNIT 3L BULK 868 SF+/-�"� INTERIOR GROSS AREA LEGEND ,UNIT 3A-- 00 27 SF+/- 00 Residential z 0 BULK Residential Common UNIT 3B 26 SF+/- ------------ BULK UNIT 3C----- 2-BED B ------------- ------- Z tA 26 SF+/- UNIT 31K ALL UNITS ARE VISITABLE z 754 SF+/- 0 E U BULK 00 LAj UNIT 3D---------------- 00 CC 26 SF+/- 0 LL BULK 2-BED E 2-BED EE 0 UNIT 3M UNIT 3N E 2-BE UNIT 3.1------- ------------------------ 0 z 28 SF+/- 803 SF+/- 0 0 797 SF+/- ACCESSIBLE BULK F1711 0 0- -------- F- ----- ---- - --I UNIT 3H------------ -0 C11 0 28 SF+/- V) BULK 0 BULK UNIT 3G 1 0_0 ----------- OAO _j UNASSIGNED---------- 27 SF+y. .................................. F I J F000l L L I 97 SF+/- ACCESSIBLE E�J� A LLJ �3 2-BED ------------------- ---------------- 1-BEDA��j ��EFJ —----- I-BED C L---- ----I UNIT 3 UNIT 3D UNIT 3C UNIT 3B 874S +/- ELEV 3 ORRIDOR 3 596 SF+/- 599 SF+/ 642 SF+/- F1 -_/A V — ------------1 78 SF 2007 SF+/- L 'q-- --------------------- L F ----------------- E F I I-BED B ------------------------------ UNIT 3.1 ------------ ------ ------ L L _ _ _ LIN L ----------- 0 584 SF+/_ E 182 < 0 0 2-BED C TRASH/JAN LLLJ UNIT 3H SF E 2 V) @j C 731 SF+/- 0 C BULK LU 0 0 �UNIT 31. 0 0 __F00_00[ 0 CG 28 SF+/- L j --------------- 0 [EI] 1:1 41 BULK ---UNIT 31K 41 > Ln IF -I U.J 28 SF+/- z 0 2-BED A 2-BED A 2-BED A U UNIT�31` UNIT 3E BULK _T111 11 00 E UNIT 1G 51 SF+/ 57S U_ 50 SF+/ _T-------FF1 28 SF+/- Lmn E U 0 0 REVISIONS ca A DESCRIPTION DATE a) U 75 Project # 2018040 0- INTERIOR GROSS AREA - 3RD FLOOR 01/11/2021 Date 66 in SITE PLAN REVIEW C14 0 INTERIOR AREA - 3RD C14 FLR A3 .0 1/81' = V-01' D C B A STREAM COLLABORATIVE STREAM Collaborative architecture+landscape architecture dpc 123 S. Cayuga St Suite 201 Ithaca, New York 14850 ph: 607.216.8802 4 www.streamcolab.com ------------------------------ ----------------------------- 2-BED D UNIT 4L BULK 868 SF+/-, INTERIOR GROSS AREA LEGEND UNIT 4A-------------- 00 27 SF+/- 00 Residential z IL 0 BULK Residential Common UNIT 4B 26 SF+/- ---------- BULK 2-BED B tA U NIT 4C--- UNIT 4K 0z 26 SF+/- 754 SF+/- ALL UNITS ARE VISITABLE BULK 00 Ljj UNIT 4D---------------- 00 F-1 11 CC 26 SF+/- 0 U. 2-BED E UNIT 4N UNIT 4.1----- allNIT 4M z BULK ------------------------------- 2-BED E 797 SF+/ 28 SF+/- 803 SF+/- 11-:11 El BULK --1 0 0 0 0 0 0 UNIT 4H---------------- 28 SF+/- V) BULK 0 0 BULK L 0 0 UNIT 4G— UNASSIGNED---------- 27 SF+)(- 10 021 1 97 SF+/- [0 ACCESSIBLE 2-BED 1-BED A 1-BED A 1-BED C UNIT 4 L--]E-1 1---J L ----------- UNIT 4D UNIT 4C UNIT 4B 874 SF+/- 596 SF+/- 599 SF+/- 642 SF+/- ELEV 4 ORRIDO IL------------------------ 78 SF+/- 2007 SF+/- ---------------------- 1-BED B ------i I UNIT 4.1 0 E:1 --- ------- ------------------- E:U 584 SF+/- ------ 182 - 0 0 U El TRASH/JAN nro E 2 2-BED C - ---- -- 0 0 SF - V) UNIT 4H 0 0 0 731 SF+/- ---------- --5-r 7 z ca BULK Uj o :j:77 UNIT 4L F n LEI]L' J1 F A01 1 28 SF+/- j L C—:U— — ---- ----- El 0 Ln UBULK 2� NIT 4K > Ln U.J 28 SF+/- z 2-BED A 2-BED A 0 2-BED A U UNIT 4 UNIT 4F F BULK UNIT 4E 00 rH - - UNIT 1.1 0 1:1751 SF+/ 57 SWE 50 SF+/ U- 28 SF+/- 0 Lmn -1 E::]IM] El E t= U 0 0 REVISIONS ca A DESCRIPTION DATE a) U INTERIOR GROSS AREA - 4TH FLOOR 1/8" 11-0" 75 Project # 2018040 0- - kD 01/11/2021 IN Date 00 in SITE PLAN REVIEW INTERIOR AREA - 4TH FLR A4.0 1/811= V-01' D C B A STREAM COLLABORATIVE STREAM Collaborative architecture+landscape architecture dpc 123 S. Cayuga St Suite 201 Ithaca, New York 14850 ph: 607.216.8802 4 www.streamcolab.com E-- E ---------------- -------- ------ 2-BED D UNIT 5G 70 S F+/- BULK INTERIOR GROSS AREA LEGEND ,UNIT SA---------- 00 27 SF+/- 00 Residential z E: 0 BULK LLaQ Residential Common UNIT 513 26 SF+/- BULK 2-BED B z UNIT 5C---- UNIT 5F z 26 SF+/- 754 SF+/- Li ALL UNITS ARE VISITABLE 0 00 U BULK Uj UNIT 5D---------------- 00 Ll 11� CC 26 SF+/- ---------------------- ---------------------- 0 LL BULK UNIT 5F------- 2-BED E 2-BED E F- UNIT SH UNIT SJ 28 SF+/- 806 SF+/- 799 SF+/- BULK UNIT SG----------------- 7 0 28 SF+/- V) BULK 0 0 L El 0 0 UNASSIGNED 1E] EI 0 0 101 0 27 SF+/- 0 0 E) :01 -------------- 77 .......... I 2-BED 1-BED A LIFID 1-BED A 1-BED C ------ ----- UNIT 5 UNIT SDI UNIT SC UNIT 513 862 SF+/- ELEV 5 ORRIDOR 5 597 SF+/- LL-p 600 SF+/- 642 SF+/- 78 SF+/- 709 SF+/- Li-------- --- ---------------- I L ----------------- BU -------------------------- ----------- 0 NED T :D E-1 L 182 SF-1-/- 0 2 5SF U E 2 127S nro (.D 4- ,1 V) @j C BULK 0 UNIT 1D z ROOF U-1 <1 28 SF+/- 0 0 4MI, 2 1) 0 BULK 0 Ln UNIT 1C 2� (z 28 SF+/- 41 > BOILER ROOM z 285 SF+/- 0 2-BED A U UNIT 5E 0 00 50 SF+/ U- ------------ 0 E > t= Ln 0 0 REVISIONS ca A DESCRIPTION DATE a) U INTERIOR GROSS AREA - 5TH FLOOR 75 1/8" V-011 Project # 201 040 01/11/2021 Date 00 in SITE PLAN REVIEW INTERIOR AREA - 5TH C14 FLR A5 .0 1/81' = V-01' D C B A UNIT MATRIXVHU =Visual & Hearing Impaired Unit AREA GROSS BY TYPE AREA INTERIOR GROSS BY TYPE AREA GROSS BUILDING AREA GROSS BUILDING STREAM UNIT G ROSS ROLL-IN NAME AREA NAME AREA UNIT UNIT COLLABORATIVE NAME AREA UNITTYPE BEDS VISITABLE ACCESSIBLE VHU TYPE B TUB SHOWER NAME TYPE AREA SPACE NAME TYPE AREA SPACE RETAIL 11022 SF RETAIL �876 SF STREAM Collaborative UNIT 1A 846 SF 2-BED E 2 Yes Yes No Yes Non-Residential: 1 1022 SF Non-Residential: 1 876 SF UNIT 2G BULK Not Placed Residential -UNIT 3L 2-BED D 940 SF Residential architecture+landscape UNIT IC 617 SF 1-BED A 1 Yes Yes Yes UNIT 2H BULK Not Placed Residential UNIT 3L BULK 29 SF Residential architecture dpc UNIT 1D 615 SF 1-BED A 1 Yes Yes Yes Yes UNIT 1A 846 SF UNIT 1A 798 SF UNIT 2.1 BULK Not Placed Residential UNIT 3M 2-BED E 826 SF Residential 123 S. Cayuga St Suite 201 UNIT 1E 788 SF 2-BED A 2 Yes Yes Yes UNIT 1B 494 SF UNIT 1B 475 SF UNIT 3G BULK Not Placed Residential UNIT 3N 2-BED E 837 SF Residential Ithaca, New York 14850 UNIT 1F 781 SF 2-BED A 2 Yes Yes Yes UNIT 1C 645 SF UNIT 1C 626 SF UNIT 3H BULK Mot Placed Residential 3RD FLOOR: 28 12763 SF ph: 607.216.8802 4 UNIT IG 790 SF 2-BED A 2 Yes Yes Yes UNIT 1D 643 SF UNIT 1D 624 SF UNIT 3.1 BULK Not Placed Residential www.streamcolab.com UNIT 1H 768 SF 2-BED C 2 Yes Yes Yes UNIT 1E 788 SF UNIT 1E 750 SF UNIT4G BULK Not Placed Residential CORRIDOR 4 2063 SF Residential Common UNIT 1.1 601 SF 1-BED B 1 Yes Yes Yes UNIT 1F 781 SF UNIT 1F 758 SF UNIT4H BULK Not Placed Residential ELEV 4 78 SF Residential Common 1ST FLOOR: 8 5805 SF 13 UNIT 1G 818 SF UNIT 1G 779 SF UNIT 4.1 BULK Not Placed Residential LAUNDRY 182 SF Residential Common UNIT 1H 796 SF UNIT 1H 760 SF Not Placed: 9 OSF TRASH/JAN 127 SF Residential Common UNIT 2A 933 SF 2-BED F 2 Yes Yes Yes UNIT 1.1 629 SF UNIT 1.1 611 SF UNASSIGNED BULK 100 SF Residential Common UNIT 2B 664 SF 1-BED C 1 Yes Yes Yes UNIT 2A 959 SF UNIT 2A 901 SF BIKE ROOM 157 SF Residential Common UNIT 1.1 BULK 28 SF Residential UNIT 2C 617 SF 1-BED A 1 Yes Yes Yes UNIT 2B 690 SF UNIT 2B 668 SF COMMUNITY ROOM 782 SF Residential Common UNIT4A 2-BED F 933 SF Residential UNIT 2D 613 SF 1-BED A 1 Yes Yes Yes Yes UNIT 2C 643 SF UNIT 2C 625 SF CORRIDOR 1 1474 SF Residential Common UNIT4A BULK 27 SF Residential UNIT 2E 788 SF 2-BED A 2 Yes Yes Yes Yes UNIT 2D 642 SF UNIT 2D 621 SF ELEV 1 79 SF Residential Common UNIT413 1-BED C 1664 SF Residential UNIT 2F 781 SF 2-BED A 2 Yes Yes Yes UNIT 2E 788 SF UNIT 2E 750 SF LAUNDRY 99 SF Residential Common UNIT413 BULK 26 SF Residential UNIT 2G 790 SF 2-BED A 2 Yes Yes Yes UNIT 2F 781 SF UNIT 2F 757 SF LAV. 166 SF Residential Common UNIT4C 1-BED A 617 SF Residential UNIT 2H 767 SF 2-BED C 2 Yes Yes Yes UNIT 2G 820 SF UNIT 2G 779 SF LOBBY 781 SF Residential Common UNIT4C BULK 26 SF Residential UNIT 2.1 602 SF 1-BED B 1 Yes Yes Yes Yes UNIT 2H 795 SF UNIT 2H 759 SF MECHANICAL 561 SF Residential Common UNIT41) 1-BED A 613 SF Residential UNIT 2K 777 SF 2-BED A 2 Yes Yes Yes UNIT 2.1 630 SF UNIT 2.1 612 SF OFFICES 589 SF Residential Common UNIT4D BULK 129 SF Residential UNIT 2L 940 SF 2-BED D 2 Yes Yes Yes UNIT 2K 805 SF UNIT 2K 782 SF RETAIL 1022 SF Non-Residential UNIT4E 2-BED A 788 SF Residential UNIT 2M 826 SF 2-BED E 2 Yes Yes Yes UNIT 2L 969 SF UNIT 2L 896 SF SHARED ENTRY 265 SF Shared UNIT4F 2-BED A 781 SF Residential UNIT 2N 837 SF 2-BED E 2 Yes Yes I 1Yes lNo UNIT 2M 826 SF UNIT 2M 803 SF STAIR 1A 153 SF Residential Common UNIT4G 2-BED A 790 SF Residential 2ND FLOOR: 13 9933 SF 22 UNIT 2N 837 SF UNIT 2N 797 SF TRASH/JAN 297 SF Shared UNIT4G BULK 30 SF Residential UNIT3A 959 SF UNIT3A 901 SF UNIT 1A 2-BED E 846 SF Residential UNIT4H 2-BED C 767 SF Residential UNIT 3A 933 SF 2-BED F 2 Yes Yes Yes UNIT313 690 SF UNIT313 668 SF UNIT 113 STUDIO 494 SF Residential UNIT4H BULK 28 SF Residential UNIT 3B 664 SF 1-BED C 1 Yes Yes Yes UNIT3C 643 SF UNIT3C 625 SF UNIT 1C 1-BED A 617 SF Residential UNIT 4.1 1-BED B 602 SF Residential UNIT 3C 617 SF 1-BED A 1 Yes Yes Yes UNIT 3D 642 SF UNIT 3D 621 SF UNIT ID 1-BED A 615 SF Residential UNIT 4.1 BULK 28 SF Residential UNIT 3D 613 SF 1-BED A 1 Yes Yes Yes Yes UNIT 3E 788 SF UNIT 3E 750 SF UNIT 1E 2-BED A 788 SF Residential UNIT4K 2-BED A 777 SF Residential UNIT 3E 788 SF 2-BED A 2 Yes Yes Yes UNIT 3F 781 SF UNIT 3F 757 SF UNIT 1F 2-BED A 781 SF Residential UNIT4K BULK 28 SF Residential UNIT 3F 781 SF 2-BED A 2 Yes Yes Yes UNIT3G 820 SF UNIT 3G 779 SF UNIT IG 2-BED A 790 SF Residential UNIT4L 2-BED D 940 SF Residential UNIT 3G 790 SF 2-BED A 2 Yes Yes Yes UNIT 3H 795 SF UNIT 3H 759 SF UNIT 1H 2-BED C 768 SF Residential UNIT4L BULK 29 SF Residential UNIT 3H 767 SF 2-BED C 2 Yes Yes Yes UNIT 3.1 630 SF UNIT 3.1 612 SF UNIT IJ 1-BED B 1601 SF lResidential UNIT4M 2-BED E 826 SF Residential UNIT 3.1 602 SF 1-BED B 1 Yes Yes Yes UNIT3K 805 SF UNIT 3K 782 SF 1ST FLOOR: 22 12724 SF UNIT4N 2-BED E �837 SF Residential UNIT 3K 777 SF 2-BED A 2 Yes Yes Yes UNIT 3L 969 SF UNIT 3L 896 SF 4TH FLOOR: 28 12763 SF UNIT 3L 940 SF 2-BED D 2 Yes Yes Yes UNIT3M 826 SF UNIT3M 803 SF CORRIDOR 2 2063 SF Residential Common UNIT 3M 826 SF 2-BED E 2 Yes Yes Yes UNIT3N 837 SF UNIT3N 797 SF ELEV 2 78 SF Residential Common BOILER RM 307 SF Residential Common UNIT 3N 837 SF 2-BED E 2 Yes Yes I 1Yes jNo UNIT4A 959 SF UNIT4A 901 SF LAUNDRY 182 SF Residential Common CORRIDOR 5 1775 SF Residential Common 3RD FLOOR: 13 9933 SF 22 UNIT413 690 SF UNIT413 668 SF TRASH/JAN 127 SF Residential Common ELEV 5 78 SF Residential Common UNIT4C 643 SF UNIT4C 625 SF UNASSIGNED BULK 100 SF Residential Common LAUNDRY 182 SF Residential Common UNIT4A 933 SF 2-BED F 2 Yes Yes Yes UNIT41) 642 SF UNIT41D 621 SF UNIT 1H BULK 28 SF Residential TRASH/JAN 127 SF Residential Common UNIT413 664 SF 1-BED C 1 Yes Yes Yes UNIT4E 788 SF UNIT4E 750 SF UNIT 2A 2-BED F 933 SF Residential UNASSIGNED BULK 30 SF Residential Common UNIT4C 617 SF 1-BED A 1 Yes Yes Yes UNIT4F 781 SF UNIT4F 757 SF UNIT 2A BULK 27 SF Residential UNASSIGNED BULK 264 SF Residential Common UNIT4D 613 SF 1-BED A 1 Yes Yes Yes No UNIT4G 820 SF UNIT4G 779 SF UNIT 2B 1-BED C 664 SF Residential UNIT 1C BULK 28 SF Residential UNIT4E 788 SF 2-BED A 2 Yes Yes Yes UNIT4H 795 SF UNIT4H 759 SF UNIT 2B BULK 26 SF Residential UNIT ID BULK 28 SF Residential UNIT4F 781 SF 2-BED A 2 Yes Yes Yes UNIT 4.1 630 SF UNIT 4.1 612 SF UNIT 2C 1-BED A 617 SF Residential UNIT 5A 2-BED F 920 SF Residential UNIT4G 790 SF 2-BED A 2 Yes Yes Yes UNIT4K 805 SF UNIT4K 782 SF UNIT 2C BULK 26 SF Residential UNIT 5A BULK 27 SF Residential UNIT4H 767 SF 2-BED C 2 Yes Yes Yes UNIT4L 969 SF UNIT4L 896 SF UNIT 2D 1-BED A 613 SF Residential UNIT 5B 1-BED C 662 SF Residential UNIT 4.1 602 SF 1-BED B 1 Yes Yes Yes UNIT4M 826 SF UNIT4M 803 SF UNIT 2D BULK 29 SF Residential UNIT 5B BULK 26 SF Residential UNIT4K 777 SF 2-BED A 2 Yes Yes Yes UNIT4N 837 SF UNIT4N 797 SF UNIT 2E 2-BED A 788 SF Residential UNIT 5C 1-BED A 616 SF Residential UNIT4L 940 SF 2-BED D 2 Yes Yes Yes UNIT5A 947 SF UNIT5A 888 SF UNIT 2F 2-BED A 781 SF Residential UNIT 5C BULK 26 SF Residential UNIT41VI 826 SF 2-BED E 2 Yes Yes Yes UNIT 5B 688 SF UNIT 5B 668 SF UNIT 2G 2-BED A 790 SF Residential UNIT 5D 1-BED A 1613 SF Residential UNIT4N 837 SF 2-BED E 2 Yes 1yes 1yes UNIT 5C 642 SF UNIT 5C 626 SF UNIT 2G BULK 30 SF Residential UNIT 5D BULK 29 SF Residential z 4TH FLOOR: 13 9933 SF 22 UNIT SID 642 SF UNIT SID 623 SF UNIT 2H 2-BED C 767 SF Residential UNIT 5E 2-BED A 785 SF Residential 0 UNIT 5E 785 SF UNIT 5E 750 SF UNIT 2H BULK 28 SF Residential UNIT 5F 2-BED A 776 SF Residential UNIT 5A 920 SF 2-BED F 2 Yes Yes Yes UNIT51F 804 SF UNIT51F 782 SF UNIT 2.1 1-BED B 602 SF Residential UNIT 5F BULK 28 SF Residential UNIT 5B 662 SF 1-BED C 1 Yes Yes Yes UNIT 5G 955 SF UNIT 5G 898 SF UNIT 2.1 BULK 28 SF Residential UNIT 5G 2-BED D 927 SF Residential UNIT 5C 616 SF 1-BED A 1 Yes Yes Yes UNIT 5H 825 SF UNIT 5H 1806 SF UNIT 2K 2-BED A 777 SF Residential UNIT 5G BULK 128 SF Residential UNIT 5D 613 SF 1-BED A 1 Yes Yes Yes UNIT 5.1 834 SF UNIT 5.1 1799 SF UNIT 2K BULK 28 SF Residential UNIT 5H 2-BED E 1825 SF Residential UNIT 5E 785 SF 2-BED A 2 Yes Yes Yes Residential: 104 44116 SF Residential: 104 42276 SF UNIT 2L 2-BED D 940 SF Residential UNIT 5.1 2-BED E 1834 SF Residential UNIT 5F 776 SF 2-BED A 2 Yes Yes Yes UNIT 2L BULK 29 SF Residential 5TH FLOOR: 24 9942 SF Z UNIT 5G 927 SF 2-BED D 2 Yes Yes Yes BIKE ROOM 157 SF BIKE ROOM 153 SF UNIT 2M 2-BED E 826 SF Residential Grand total: 139 60954 SF z UNIT 5H 825 SF 2-BED E 2 Yes Yes Yes BOILER RM 307 SF BOILER ROOM 285 SF UNIT 2N 2-BED E 837 SF Residentia 1 0 UNIT 5.1 834 SF 2-BED E 2 Yes 1yes 1yes COMMUNITY ROOM 782 SF COMMUNITY ROOM 759 SF 2ND FLOOR: 28 12763 SF U 5TH FLOOR:9 6960 SF 15 CORRIDOR 1 1474 SF CORRIDOR 1 1440 SF Uj ,Grand total: 56 42564 SF 94 6 3 CORRIDOR 2 2063 SF CORRIDOR 2 2007 SF CORRIDOR 3 2063 SF Residential Common CORRIDOR 3 2063 SF CORRIDOR 3 2007 SF ELEV 3 78 SF Residential Common 0 CORRIDOR 4 2063 SF CORRIDOR 4 2007 SF LAUNDRY 182 SF Residential Common U. 3 CORRIDOR 5 1775 SF CORRIDOR 5 1709 SF TRASH/JAN 127 SF Residential Common ELEV 1 79 SF ELEV 1 79 SF UNASSIGNED BULK 100 SF Residential Common 0 ELEV 2 78 SF ELEV 2 78 SF UNIT 1G BULK 28 SF Residential ELEV 3 78 SF ELEV 3 78 SF UNIT 3A 2-BED F 933 SF Residential z ELEV 4 78 SF ELEV 4 78 SF UNIT 3A BULK 27 SF Residential ELEV 5 78 SF ELEV 5 78 SF UNIT 3B 1-BED C 664 SF Residential LAUNDRY 829 SF LAUNDRY 829 SF UNIT 3B BULK 26 SF Residential LAV. 166 SF LAV. 156 SF UNIT 3C 1-BED A 617 SF Residential LOBBY 781 SF LOBBY 740 SF UNIT 3C BULK 26 SF Residential V) MECHANICAL 561 SF MECHANICAL 550 SF UNIT 3D 1-BED A 613 SF Residential OFFICES 589 SF OFFICES 539 SF UNIT 3D BULK 29 SF Residential STAIR 1A 153 SF STAIR 1A 145 SF UNIT 3E 2-BED A 788 SF Residential TRASH/JAN 508 SF TRASH/JAN 508 SF UNIT 3F 2-BED A 781 SF Residential — _F572 SF UNASSIGNED 594 SF UNASSIGNED UNIT 3G 2-BED A 790 SF Residential Residential Common: 15255 SF Residential Common: 14799 SF UNIT 3G BULK 30 SF Residential 32 32 UNIT 3H 2-BED C 767 SF Residential UNIT 3H BULK 28 SF Residential SHARED ENTRY 265 SF SHARED ENTRY 200 SF UNIT 3.1 1-BED B 602 SF Residential TRASH/JAN 1297 SF TRASH/JAN 1292 SF UNIT 3.1 BULK 28 SF Residential Shared: 2 562 SF Shared: 2 492 SF UNIT 3K 2-BED A 777 SF Residential .Grand total: 139 60954 SF Grand total: 139 58444 SF IUNIT3K I BULK 128 SF Residential 0 0 0 U nro E 2 V) @j 0 LU 41 > U.J z 0 U 0 00 U_ 0 E Ln > 0 0 REVISIONS ca A DESCRIPTION DATE U 75 Project # 2018040 0- - Ln 01/11/2021 In Date 00 in SITE PLAN REVIEW AREA SCHEDULES A6.0 D C B A STREAM COLLABORATIVE EGRESS PATHS STREAM Collaborative architecture+landscape EXIT ROUTE EXIT DISTANCE architecture dpc PATH 1-A 161-61l PATH 1-A 71 -011 123 S. Cayuga St Suite 201 PATH 1-A 391-611 Ithaca, New York 14850 ph: 607.216.8802 4 PATH 1-A 121-611 www.streamcolab.com PATH 1-A 61 -011 PATH 1-A 71 -011 PATH 1-A 31 -011 PATH 1-A 31 -011 PATH 1-A 21 -611 PATH 1-A 971-01' PATH 1-13 81 -611 PATH 1-13 31 -611 PATH 1-13 71 -611 PATH 1-13 491-611 PATH 1-13 21 -011 PATH 1-13 181-01l ------------ PATH 1-13 51 -011 0 PATH 1-13 71 -611 PATH 1-13 101' -6" ....... .. -oil PATH 2-A 17' PATH 2-A 341-011 P................. j PATH 2-A 81 -611 PATH 2-A 61 -611 PATH 2-A 71 -011 PATH 2-A 61 -611 ------------------------- ------ ----- PATH 2-A 41 -011 PATH 2-A 51 -011 PATH 2-A 31 -611 U ........... PATH 2-A 921-01l ........... PATH 2-13 71 -011 PATH 2-13 31 -611 ......... *EGRESS PATHS FOR PATH 2-13 81 -011 P ................. I'M ....................................... lu PATH 2-13 501-61l FLOORS 2-4 ARE THE SAME P J, PATH 2-13 21 -011 -------------------------- .................. 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J cc J EXIT-PATH-1 A A DESCRIPTION DATE ............... ------------------------------------------------------------- ........................... .........................rll=.............. ---------------------------- ........... D ............. U ----------- R 75 Project # 2018040 01/11/2021 Date N . .............. ....................................... 00 .............. in SITE PLAN REVIEW C14 C14 EGRESS PLANS j 3 _5TH_F LOO_R_-__E_G R ESS 1STROOR PLAN 1/1611= 11-011 1/16"= V-011 A7.0 1/161- = 11-0" D C B A 11 --------------------- STREAM BEDROOM 2 123 SF L Li STREAM Collaborative architecture+landscape architecture dpc 123 S. 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U � __ I I' ll ,l,­­,,,il, 1,__ 0 -11, -____ - - 1111 --- 0.00, I _1 in ig��= _! :�;;i -.- �_____ I �, � C "I'll, 0 -0 REVISIONS C -------/ \_ BRICK \------- CORRUGATED METAL PANEL ro CMU BLOCK ELEVATION - EAST (CORN ST) I ca �, 1 1/81' = V-01' A � DESCRIPTION � DATE " " a) v) D ­� � I I � � � ' ' I ' ' I � � � ' ' I . I � I I � I U1 1 11, ' 'I � ­ I � I I 1- ' 'I I 1- ' 'I � ­ I � I I 1- ' 'I I � I I � I - - - - � - __ __ __ 1,_ - ­ 1,_ 1,1- - 11, 1,_ I __ I ­� I __ I - I "'' I __ I . I I � I I I I I I I � , � � , � 75 "I'll, "I'll, "I'll, "I'll, ­­­ "I'll, Project # 2018040 0- - 1Z 01/11/2021 IN Date -i 115: SITE PLAN REVIEW ro -1 C14 0 1 � I I � I EXTERIOR C141 1 1 1 � � � � I I I I I I I I � � � � I I I I rH I I � I I I I I � I I I -1 I ­_ I � ­� I I ­_ I I ­_ I ­� I ­_ I ELEVATIONS um=x=pummmmpw=w 4 �I,-1 ",';� - __ -1 -- -- -- -- -- -- 1,�- - I 1, 1,�- 1,I- - I 1, 1,�- � , � � , � I _ I ... I _ I - I ... I _ I � I I � I I I I I I I � , � � , � "I'll, ­11­ "I'll, "I'll, ­11­ "I'll, A201 1/81' = 11-01' I I i I D I C I B I A STREAM COLLABORATIVE STREAM Collaborative architecture+landscape architecture dpc 123 S. Cayuga St Suite 201 Ithaca, New York 14850 ph: 607.216.8802 4 www.streamcolab.com BLACK WINDOWS FIBER CEMENT LAP SIDING --------—------------------ FIBER CEMENT PANEL ROOF 52.58' "Jim "j" STH FLOOR Q.44 4TH FLOOR ...... 32.29' 3RD FLOOR 22.15 _2ND FLOOR i 2 ZO F_ tA 1ST FLOOR CORRUGATED METAL PANEL BRIC Uj LEVATION - WEST 1/811 1 1_011 LL 3 V) BLACK WINDOWS FIBER CEMENT LAP SIDING FIBER CEMENT PANEL ......... ROOF 52.58' STH FLOOR lid 42.44' ,14 E 2 nro V) 4TH FLOOR U-1 32.2�9 rn V) 41 U LU (z 3RD I Ln 41 FLOOR Ln 12.15' UJ z U ro r 00 Z D LL co 2ND FLOOR 12.0�0 E Ln U REVISIONS A DESCRIPTION DATE 1ST FLOOR ca D 0.00, U ----------- CORRUGATED METAL PANEL 75 Project # 2018040 01/11/2021 ELEVATION - NORTH (SENECAST) Date 1/811 11-011 SITE PLAN REVIEW EXTERIOR C14 ELEVATIONS ;T7::7 A202 1/81' = 11-01' D C B A STREAM COLLABORATIVE STREAM Collaborative architecture+landscape architecture dpc 123 S. Cayuga St Suite 201 Ithaca, New York 14850 ph: 607.216.8802 4 www.streamcolab.com ROOF 52.58 < 5TH FLOOR 42.44' ------------------------------ ------------------------- ------ ----------— 4TH FLOOR _& 32.29 K > 3RD1 FLOOR 22.15� -T > > < > K I I I 2ND FLOOR ------------------------------- ------ ------------------------- ----------- ............. V > 12.00' K > > < 1 7 > > a> > ME Im > 1ST FLOOR ................. 7 ............... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .... ... BUILDING SECTION B 2 1/8" V-0" tA z 0 Uj 0 LL 3 0 z V) ROOF F7 >>>1 ft! STH FLOOR S�- 42.44' nro E 2 < > El 4TH FLOOR U-1 ............... 32.29' Ln Ln ---------------- ---------- > 41 El 0, A Ln L H r > 00 2ND FLOO U- 2 1 .00 E Ln 0 > A DE RIPTION DATE El 11 1ST FLOOR AL U U Project # 2018040 75 01/11/2021 Date SITE PLAN REVIEW BUILDING SECTION A 1/81' V-01' SECTIONS HE] HE] 1� A301 1/81' = 11-01' D C B A mmmmm� STREAM COLLABORATIVE STREAM Collaborative architecture+landscape architecture dpc 123 S. Cayuga St Suite 201 Ithaca, New York 14850 ph: 607.216.8802 4 www.streamcolab.com —IF-F-F-F-Fl 7-FF-F-F-F_F7_T_F_ FT-T-1-1-F-F-F-F] I" r I rl N rl r-1-1 rl r-l' Ilk FIFTH FLOOR FIFTH FLOOR FIFTH FLOOR EXTERIOR 2HR. LOAD BEARING ----------------------- EXTERIOR 2HR. LOAD BEARING -----------------------— EXTERIOR 2HR. LOAD BEARING -----------------------------— WALL ASSEMBLY UL V332 WALL ASSEMBLY UL V332 WALL ASSEMBLY UL V332 * FIBER CEMENT SIDING (LAP OR * FIBER CEMENT SIDING (LAP OR * FIBER CEMENT SIDING (LAP OR PANEL) PANEL) PANEL) z * 3/4" RAINSCREEN FOURTH FLOOR * 3/4" RAINSCREEN FOURTH FLOOR * 3/4" RAINSCREEN FOURTH FLOOR * 1.6" HUNTER Xci NB SHEATHING ci ci 0 (R-6) (R-6) (R-6) * 2X6 WOOD STUDS 2X6 WOOD STUDS 2X6 WOOD STUDS * R-19 BATT INSULATION R-19 BATT INSULATION R-19 BATT INSULATION * TWO-LAYER 5/8"TYPE 'X'GWB TWO-LAYER 5/8"TYPEX GW13 TWO-LAYER 5/8"TYPE'X' GWB EXTERIOR 1HR. NON-LOAD EXTERIOR 1HR. NON-LOAD EXTERIOR 1HR. NON-LOAD 0z BEARING WALL ASSEMBLY UL V302 BEARING WALL ASSEMBLY UL V302 BEARING WALL ASSEMBLY UL V302 * FIBER CEMENT SIDING (LAP OR FIBER CEMENT SIDING (LAP OR * FIBER CEMENT SIDING (LAP OR PANEL) PANEL) PANEL) * 3/4" RAINSCREEN 3/4" RAINSCREEN * 3/4" RAINSCREEN Uj 1.6" HUNTER Xci NB SHEATHING * 1.6" HUNTER Xci NB SHEATHING 1.6" HUNTER Xci NB SHEATHING (R-6) T HIR D FLOOR (R-6) THIRD FLOOR (R-6) THIRD FLOOR 0 2X6 WOOD STUDS * 2X6 WOOD STUDS * R-19 BATT INSULATION > 1 HR RATED FLOOR/CEILING ASSEMBLY * R-19 BATT INSULATION .................................... 1 HR RATED FLOOR/CEILING ASSEMBLY R-19 BATT INSULATION 1 HR RATED FLOOR/CEILING ASSEMBLY 3 * ONE-LAYER 5/8"TYPE X GWB * ONE-LAYER 5/8"TYPE X GWB ONE-LAYER 5/8"TYPE X GWB UL L570 SYSTEM 2 (STC 59) UL L570 SYSTEM 2 (STC 59) UL L570 SYSTEM 2 (STC 59) 3 4" GYP CEMENT UNDERLAYMENT 6 3 4 GYP CEMENT UNDERLAYMENT 0 1/8"SOUND ATTENUATION MAT * 1/8"SOUND ATTENUATION MAT 6 1/8"SOUND ATTENUATION MAT z 3/4" OSI3 SUB-FLOOR o 3/4" OSI3 SUB-FLOOR * 3/4" OSB SUB-FLOOR 117/8" I-JOISTS * 117/8" I-JOISTS 6 117/8" I-JOISTS 3 1/2" FIBERGLASS BATT INSULATION o 3 1/2" FIBERGLASS BATT INSULATION * 3 1/2" FIBERGLASS BATT INSULATION o 1/2" RESILIENT CHANNEL @ 12" O.C. ...................................... 1/2" RESILIENT CHANNEL @ 12" O.C. * 1/2" RESILIENT CHANNEL @ 12" O.C. I TWO-LAYER 5/8"TYPEXGWB * TWO-LAYER 5/8"TYPEXGWB * TWO-LAYER 5/8"TYPEXGWB �mmm EXTERIOR 4HR.WALL ASSEMBLY ---------------- UNDER SHOWERS AND TUBS PROVIDE * UNDER SHOWERS AND TUBS PROVIDE * UNDER SHOWERS AND TUBS PROVIDE V) UL U901 5/8" GP DENSHEILD PRODUCT IN LIEU OF 5/8" GP DENSHEILD PRODUCT IN LIEU OF 5/8" GP DENSHEILD PRODUCT IN LIEU OF 8" NOMINAL CMU GYP CEMENT UNDERLAYMENT GYP CEMENT UNDERLAYMENT GYP CEMENT UNDERLAYMENT ECOND FLOOR SECOND FLOOR SECOND FLOOR > > 0 > 0 0 U nro E 2 fu FIRST FLOOR FIRST FLOOR FIRST FLOOR V) bo 00 00 1 1177� - ------ 1: C��c C LU LL-�7 41 41 V) Uj a a a -LP a a z 1 00 LL E Lr) 0 0 REVISIONS ca A DESCRIPTION DATE WALL SECTIONS —--------- U 75 Project # 2018040 0- - Ln 01/11/2021 Date SITE PLAN REVIEW WALL SECTIONS A302 1/21' = V-01' D C B A STREAM COLLABORATIVE STREAM Collaborative architecture+landscape architecture dpc 123 S. Cayuga St Suite 201 Ithaca, New York 14850 ph: 607.216.8802 www.streamcolab.com ................. ................ PERSPECTIVE - NW PERSPECTIVE - NE tA Uj LL 3 V) E nro V) @j LU tX0 41 41 U.J z U 01 r 00 LL E LnU REVISIONS A DESCRIPTION DATE U 75 Project # 2018040 0- PERSPECTIVE SW PERSPECTIVE SE Ln Date 01/11/2021 3 SITE PLAN REVIEW C14 C14 3D PERSPECTIVES A901 D C