HomeMy WebLinkAboutBZA 3257 - 510 W State Street - Board Copy-rzs Mew 8/11/23
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 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.
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.
CITY OF ITHACA
Board of Zoning Appeals ― Notice of Appeal
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
Applicant Ithaca Office Space, LLC Owner Ithaca Office Space, LLC
Application Type:Area Variance
507 W. Seneca Street
Column
Number 2 3 4 5 6 7 8 9 10 11 12 13 14/15 16
Column Title Use Accessory
Use
Off-Street
Parking
Off-Street
Loading
Lot Area
(Sq. Feet)
Lot Width
(Feet)
Number of
Stories Height in Feet % of Lot
Coverage Front Yard Side Yard Other Side
Yard
Rear yard:
% of depth
or number
Minimum Building
Height
Existing
Condition
and Use
Two-Family
Dwelling 4 0 8,146 66'2 ~25'22%4'32'2.9'58'2; 25'
District
Regulations
for Existing
Office,
Retail,
Restaurant,
Multiple
Dwellings
B-2d:
N/A;
CBD-50:
None
B-2d:
N/A;
CBD-50:
None
3000 (B-
2d); None
(CBD-50)
40' (B-2d);
10' (CBD-
50)
None B-2d: 40';
CBD-50: 52'
B-2d:
75%;
CBD-50:
100%
B-2d: 10';
CBD-50:
0'
B-2d: 5';
CBD-50:
0'
B-2d: 5';
CBD-50:
0'
CBD-50:
10'25' min 2 stories
Note Non-
Conforming
Conditions
OK OK OK OK OK OK OK OK Def.OK Def.OK OK
Column
Number 2 3 4 5 6 7 8 9 10 12 13 14/15 16
Column Title Use Accessory
Use
Off-Street
Parking
Off-Street
Loading
Lot Area
(Sq. Feet)
Lot Width
(Feet)
Number of
Stories Height in Feet % of Lot
Coverage Front Yard Other Front
Yard Side Yard Other Side
Yard
Rear yard: % of depth
or number of feet,
whichever is less
Minimum
Building
Height
Existing
Condition
and Use
Commercial 9,801 33.22'1 ~18'43%~2'N/A 7.6 0 10' 1
District
Regulations
for Existing
Office,
Retail,
Restaurant,
Multiple
Dwellings
None None None 10'None 52'100%0'0'0'0'10' 25' min 2
stories
Note Non-
Conforming
Conditions
OK OK OK OK OK OK OK OK OK OK OK OK Def.
September 12, 2023
11
510 W. State Street
City of Ithaca Board of Zoning Appeals Worksheet
Appeal Number BZA 3257 Address 510 W. State Street
Use District B-2d & CBD-50 Date
Applicant Ithaca Office Space, LLC Owner Ithaca Office Space, LLC
Application Type:Area Variance
Column
Number 2 3 4 5 6 7 8 9 10 12 13 14/15 16
Column Title Use Accessory
Use
Off-Street
Parking
Off-Street
Loading
Lot Area
(Sq. Feet)
Lot Width
(Feet)
Number of
Stories Height in Feet % of Lot
Coverage Front Yard Other Front
Yard Side Yard Other Side
Yard
Rear yard: % of depth
or number of feet,
whichever is less
Minimum
Building
Height
Existing
Condition
and Use
District
Regulations
for Existing
Office,
Retail,
Restaurant,
Multiple
Dwellings
B-2d:
N/A***;
CBD-
None
B-2d:
N/A***;
CBD-
None
3000 (B-
2d); None
(CBD-50)
40' (B-2d);
10' (CBD-
50)
None B-2d: 40';
CBD-50: 52'
B-2d:
75%;
CBD-50:
100%
B-2d:
10'**;
CBD-50:
0'
B-2d:
10'**;
CBD-50:
0'
B-2d: 5';
CBD-50:
0'
B-2d: 5';
CBD-50:
0'
B-2d: 15% or 20',
but not less than 10'
25' min 2
stories
Note Non-
Conforming
Conditions
Proposed
Condition
and/or Use
Retail &
Multiple
Dwelling
0 0 19,747 33.2'
B-2d: 4;
CBD-50:
5
B-2d: 44' 6";
CBD-50:
52' 7"
B-2d:
59.3%;
CBD-50:
93.2%
0 27.2'
B-2d:
10.43';
CBD-50:
6.11'
B-2d:
5.93';
CBD-50:
5.99'
14.3% or 10'44.5'; 4
stories
District
Regulation
for Proposed
Office,
Retail,
Restaurant,
Multiple
Dwellings
None None
3000 (B-
2d); None
(CBD-50)
10' (CBD-
50)None B-2d: 40';
CBD-50: 52'
B-2d:
75%;
CBD-50:
100%
B-2d:
10'**;
CBD-50:
0'
B-2d:
10'**;
CBD-50:
0'
B-2d: 5';
CBD-50:
None
B-2d: 5';
CBD-50:
None
B-2d: 15% or 20',
but not less than 10'
25' min 2
stories
Note Non-
Conforming
Conditions
for Proposal
OK OK OK OK OK OK Def.OK OK OK OK Def.OK
Notes:
* 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 B-2d zone.
September 12, 2023
Existing deficencies noted in blue; new or exacerbated deficencies noted in red.
11
3257
71179
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 B2d 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 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 B2D 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
julia@visumdevelopment.com 226 Cecil Malone Dr. Suite 3, Ithaca – NY14850
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
julia@visumdevelopment.com 226 Cecil Malone Dr. Suite 3, Ithaca – NY14850
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 buildi ng 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 f acing 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.
CITY OF ITHACA
108 E. Green Street — 3rd Floor Ithaca, NY 14850 -5690
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Division of Zoning
Megan Wilson, Secretary to the Board of Zoning Appeals
Telephone: 607-274-6550 Fax: 607-274-6558 E-Mail: mwilson@cityofithaca.org
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 -l & -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 Determination of Environmental
Significance on July 27, 2021.
Planning & Development Board Recommendation:
The Planning Board does not identify any negative long-term 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 thru 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
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 affor dable 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 finds 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 wi th
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 fr om 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
7/28/23
3257
8/22/23
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 B2d 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 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 B2D zone allows for a maximum building height of 40’-0”. The proposed
julia@visumdevelopment.com 226 Cecil Malone Dr. Suite 3, Ithaca – NY14850
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
julia@visumdevelopment.com 226 Cecil Malone Dr. Suite 3, Ithaca – NY14850
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 116 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 # 19
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 1A 116 W Buffalo St, Ste 1A
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 1191 Ellis Hollow Rd
Ithaca NY 14850 Ithaca NY 14850
500700 72.-3-23.2 500700 72.-3-24
Lam Fam, 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 Pl
Charlotte NC 28241 Ithaca NY 14850
BUILDING CODE SUMMARY- 510 W. State St
Building Code: 2020 Building Code of NYS
Occupany Type: R-2
Construction Type: 3A
Area Increase Frontage: N/A
Allowable Fire Area: 72,000 SF
NFPA Sprinkler Provided: NFPA 13
Stories Allowed with Sprinkler Type: 5
Height Allowed with Sprinkler Type: 60'
Total Area Allowed: 72,000 SF
Building Height: 52'-7" (State St.), 44'-5" (Seneca St.)
Fire Resistance Rating Requirements: One Hour Fire Partions at unit separations
Floor Areas:
First Floor Area: 12,587 SF
Second Floor Area: 12,756 SF
Third Floor Area: 12,756 SF
Fourth Floor Area: 12,756 SF
Fifth Floor Area: 9,942 SF
Building Gross Area: 60,797 SF
Roof Area (footprint): 9,942 SF
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STREAM Collaborative
architecture + landscape
architecture dpc
123 S. Cayuga St Suite 201
Ithaca, New York 14850
ph: 607.216.8802
www.streamcolab.com
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SITE PLAN REVIEW
510 WEST STATE/MLK ST
VISUM DEVLOPMENT GROUP
CITY OF ITHACA, NY
REVISIONS
Δ DESCRIPTION DATE
PROJECT TEAM
Architect:
STREAM Collaborative
Architecture & Landscape Architecture DPC
Noah Demarest RA, RLA, LEED AP
ph: 607.216.8802
noah@streamcolab.com
Owner/ Developer:
VISUM Development
119 S Cayuga St
Ithaca, NY 14850
607 269 7300
Co-Developer:
Providence Housing
1150 Buffalo Road
Rochester, NY 14624
585 529 9569
Civil Engineer:
Marathon Engineering
840 Hanshaw Rd #12
Ithaca, NY 14850
607 241 2917
Geotechnical Engineer:
Elwyn & Palmer Consulting Engineers, PLLC
213 East Seneca Street
Ithaca, NY 14850
607 272 5060
Structural Engineer:
Elwyn & Palmer Consulting Engineers, PLLC
213 East Seneca Street
Ithaca, NY 14850
607 272 5060
MEP Engineer:
Taitem Engineering
110 S Albany St
Ithaca, NY 14850
607 277 1118
Construction Manager:
LeCesse Construction
15 Circle St
Rochester, NY 14607
585 334 4490
Energy Consultant:
Sustainable Comfort
146 Main Street
Suite 301
Worcester, MA 01608
508 713 6680
DRAWING LIST
DRAWING
NUMBER DRAWING NAME
00- GENERAL
G000 COVER SHEET
01- SITE
L001 NEIGHBORHOOD PLAN
L101 SITE LAYOUT
L201 SITE ELEVATIONS
02 - AREA PLANS
A1.0 INTERIOR AREA - 1ST FLR
A2.0 INTERIOR AREA - 2ND FLR
A3.0 INTERIOR AREA - 3RD FLR
A4.0 INTERIOR AREA - 4TH FLR
A5.0 INTERIOR AREA - 5TH FLR
A6.0 AREA SCHEDULES
A7.0 EGRESS PLANS
06 - ARCHITECTURE
A107 TYPICAL UNIT PLANS
A201 EXTERIOR ELEVATIONS
A202 EXTERIOR ELEVATIONS
A301 SECTIONS
A302 WALL SECTIONS
A401 ENLARGED PLANS
A901 3D PERSPECTIVES
1/4 MIILER 1320'
VACANT
VACANT
VACANT
VACANT
VACANT
VACANT
VACANT
VACANT
VACANT
VACANT
Project #
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STREAM Collaborative
architecture + landscape
architecture dpc
123 S. Cayuga St Suite 201
Ithaca, New York 14850
ph: 607.216.8802
www.streamcolab.com
A
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2
3
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1" = 160'-0"
1/
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L001
NEIGHBORHOOD
PLAN
2018040
51
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01/07/2021
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SITE PLAN REVIEW
REVISIONS
Δ DESCRIPTION DATE
NORTH
1" = 160'-0"1 NEIGHBORHOOD PLAN
WEST STATE STREET
NORTH CORN STREET
WEST SENECA STREET
C.O.
C.O.
0.7'±
GRAVEL PARKING & DRIVE
CURB CUT
GRAVEL LANE SHARED IN COMMON
E.E.=392.1'
E.E.=391.7'
12"
12"
12"
12"
12"
SAPLING
12"
8"
30"
No. 510
BUILDING
0.36' NLY
OF INT.
BLDG. FACES.
CORNER IS 0.66' ELY
. AND
CONCRETE WALK
CURB CUT
PARKING
GRAVEL
WOOD FENCE
WOOD FENCE
PATIO
STONE
GARAGE
No. 507
HOUSE
WEST STATE STREET
NORTH CORN STREET
WEST SENECA STREET
TOP OF P.K.
ELEVATION=393.35'
NAIL IN UTILITY POLE
*BENCHMARK*
"vacant"0.023 Acres112 NORTH CORN STREET
0.044 Acres
0.023 Acres
bw=391.1'
tw=392.6'
bw=391.0'
tw=392.5'
BORING
BORING
BORING
FAC
E OF
CURB
FACE OF CURB
ASPHALT
CURB CUT
EAVES 0.4'± OVER L
FACE OF BLDG. ALONG P
WOOD FENCE
WALL
R.R. TIE
TAX MAP No. 72-3-16
515239-001
506 WEST STATE, LLC (R.O.)
TAX MAP No. 72-3-17
2016-03803
508 STATUM, LLC (R.O.)
GRAVEL PARKING
TAX MAP No. 72-3-18.1
2018-00622
WOOJIN COMPANY, LLC (R.O.)TAX MAP No. 72-3-19
557154-003
ALPERN & MILTON, LLC (R.O.)
TAX MAP No. 72-3-9
HUGHES/ADAMS (R.O.)
TAX MAP No. 72-3-9
443131-001
PICCIRILLI (R.O.)
TAX MAP No. 72-3-10
2017-02190
FUND CORPORATION (R.O.)
HOUSING DEVELOPMENT
ITHACA CITY APARTMENT
TAX MAP No. 72-3-14
2017-14845
No. 108
HOUSE
SWLY' OF CORNERFOUND 0.3'±
BENT PIN
TAX MAP No. 72-3-11
TAX MAP No. 72-3-12
PORCH
GRAVEL PARKING
FACE OF CURB
No. 501
HOUSE
FOUND
BENT PIN
OF CORNER
0.3'± SLY
PIPE FOUND
No. 503
HOUSE
No. 512
BUILDING
33'
OF CORNER
0.4'± ELY
PIPE FOUND
FACE OF CURB
LALONG S
BLDG. FACE
SEE 247/332
IN COMMON
ALLEY SHARED
6.5' WIDE
1 STORY
MASONRY
MASONRY
1 STORY BRICK
3 STORY
No. 502
BLDG.
No. 504
BLDG.
No. 506
BLDG.
No. 508
BLDG.
698/235
PEWORCHIK (R.O.)
OF CORNER
0.2' WLY
FENCE POST
OF CORNER0.3' NLY & 0.6' ELYPIPE FOUND
OF CORNER
1.0' WEST
PIN FOUND
No. 505
HOUSE
No. 511-513
HOUSE
24"
24"
24"
E.E.=394.3'
E.E.=393.7'
E.E.=391.5'
E.E.=392.2'E.E.=392.5'
0.1'±
12.0'±
17.9'±
2.6'±
1.8'±
3.5'±
7.6'±
2.5'±
0.4'±
2.4'±
0.8'±
2.6'±
2.7'±
2.9'±
12.1'±
12.1'±
33.00'
N 87°58'03" E
S 02°20'55" E 123.83'
S 87°27'23" W 66.00'
N 02°09'32" W 124.18' TOTAL
7.00'
S 02°09'32" E33.34'
N 87°33'15" E
N 02°09'32" W 43.18'
32.59'
N 87°33'15" E
N 02°15'02" W 123.53'
33.22'
S 87°40'41" W
S 02°28'08" E 65.00'
33.00'
S 87°40'41" W
S 02°28'08"
E 59.00'
S 87°25'04" W 66.43'
35.70'
S 02°16'18" E
N 87°33'15" E 66.17'
30.42'
N 02°16'18" W
33.17'
30.42'
S 02°09'32" E
N 02°09'32" W 57.58'
33.11'
S 87°33'15" W
33.00'
N 87°33'15" E
S 02°16'18" E 57.58'
394.18
392.09
391.73
392.55
392.20
EE
EE
FF
EE
EE
360
262
205
113
110
CONCRETE WALK
CONCRETE WALK
MASONRY STEP
WOOD FENCE
STREET LINE
STREET LINE
G
G
G
PROPOSED
BUILDING
10.2
1'
10.46'
(5 STORIES)
(4 STORIES)
5.93'
5.99'
6.11'
27.2'
PLAY AREA
GRAVEL
PLANTING
LA
W
N
PLANTING
GRAVEL
CONCRETE
CO
N
C
R
E
T
E
PLANTING
LAWN
CONCRETE
PAVERS
GR
A
V
E
L
GR
A
V
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L
D05
D02
D05 D02
D01
D01
D01
BIKE RACK PER MANUFACTURER
INSTALLATION INSTRUCTIONS
CORE INTO PAVERS AND CONCRETE, FILL
WITH POR-ROK OR EPOXY GROUT, SET
RACK LEVEL TO GRADE
CONCRETE PAVEMENT
PITCH 1:12 MAX
PITCH 1:12
PLAN
CONCRETE
OR PAVERS
WHERE
SHOWN PLANTING WHERE
SHOWN DROP CURB
DETECTABLE WARNING PLATES
ISOMETRIC VIEW
PITCH 1:12
1 12
1
12
6'
-
0
"
T
Y
P
6' TYP
6' TYP
8' TYP
6' TYP NOTES
1. SEE LAYOUT PLAN FOR
LOCATION OF CURB PLANKS
2. GRADE CHANGES TO BE
SMOOTH AND EVENLY PITCHED
3. INSTALL DETECTABLE WARNING
PLATES AS PER
MANUFACTURER'S WRITTEN
INSTRUCTIONS
SUBBASE COURSE MATERIAL, TYPE
4
SOIL STABILIZATION FABRIC
SAW-CUT AND 2" DEEP MILL
12" WIDE BOTH SIDES PRIOR TO
INSTALLING ASPHALT TOP COURSE
TACK COAT
EXISTING PAVEMENT
PAVEMENT RECONSTRUCTION
OR FULL DEPTH MILLING
1'-0"
SEAM SEALER MUST BE APPLIED TO
ALL JOINTS
GRAVEL BACKFILL PER TRENCH DETAIL
NOTES:
1. PRIOR TO DEMOLITION ADJACENT ASPHALT MUST BE SAW-CUT FULL DEPTH OF
PAVEMENT
2. TACK COAT MUST BE APPLIED TO ALL HORIZONTAL AND VERTICAL SEEMS PRIOR TO
PLACEMENT OF TOP-COURSE
NYSDOT TYPE 7 TOP COURSE
ITEM 403.198902
NYSDOT TYPE 3 BINDER
ITEM 403.138902
0.
1
7
'
0
.
2
5
'
1'
MEDIUM BROOM FINISH
WIDTH AS SHOWN ON PLAN
WI
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H
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S
H
O
W
N
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P
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A
N
NOTES
1. BROOM PERPENDICULAR TO LINE OF
TRAFFIC
TOOLED EDGE AROUND EACH SCORE
JOINT AND EACH EXPANSION JOINT
2"
NOTES
1. TOOL JOINTS EVERY 5'-0" MAX TYPICAL OR EQUALLY
SPACED BETWEEN SITE FEATURES.
2. EXPANSION JOINTS ARE REQUIRED EVERY 50' AND AT
FIXED FEATURES LIKE BUILDINGS, LIGHT POSTS, PADS, ETC.
3. OVERLAP MESH SHEETS 1'-0" MIN
1/2" EXPANSION JOINT (EJ) AND
JOINT SEALANT
1/2" S.S. DOWEL x24" W/ PLASTIC
SLEEVE AT 18" O.C.
CONCRETE WALK
SUBBASE
SUBGRADE
1' DEEP TOOL JOINT (TJ)
W/ 1/4" RADIUS
CONCRETE SLAB
(2) 6 X 6 X W2.9 X W2.9, 2" MIN. CLR.
TOP AND BOTTOM
COMPACTED SUBBASE
COMPACTED SUBGRADE
NOTES
1. SEE PLANS FOR TOOL JOINTS (TJ),
EXPANSION JOINTS (EJ), LAYOUT WIDTHS,
RADII AND FINISHES
2. 2" MINIMUM CONCRETE COVERAGE ON
MESH AND TIES
1'
-
0
"
8"
WIDTH AS SHOWN ON PLAN
CROSS SLOPE AS SHOWN
ON GRADING PLAN
CONCRETE SLAB
6 X 6 X W1.4 X W1.4 MESH, FLAT SHEETS
ONLY SET ON CHAIRS
COMPACTED SUBBASE
COMPACTED SUBGRADE
NOTES
1. SEE PLANS FOR TOOL JOINTS (TJ),
EXPANSION JOINTS (EJ), LAYOUT WIDTHS,
RADII AND FINISHES
2. 2" MINIMUM CONCRETE COVERAGE ON
MESH AND TIES
8"
5"
WIDTH AS SHOWN ON PLAN
CROSS SLOPE AS SHOWN
ON GRADING PLAN
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STREAM Collaborative
architecture + landscape
architecture dpc
123 S. Cayuga St Suite 201
Ithaca, New York 14850
ph: 607.216.8802
www.streamcolab.com
A
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As indicated
1/
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L101
SITE LAYOUT PLAN
2018040
51
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01/07/2021
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SITE PLAN REVIEW
1" = 20'-0"C2 SITE LAYOUT PLAN
0'20'10'
NORTH
GENERAL SHEET NOTES - SITE LAYOUT
1 Refer to Specifications, DIVISION 01, for additional information and requirements.
2 General contractor shall notify all utility owners having underground utilities on site prior to excavation.
Contractor shall contact utility locating company and locate all utilities prior to any excavation.
3 See civil drawings for layout of underground utilities.
4 See electrical drawings for layout of underground electrical and lighting.
5 Install expansion joints every 30' in concrete and in areas where concrete abuts curbs and other fixed objects.
6 Verify dimensions and accept conditions before proceeding with work. Report discrepancies to landscape
architect before proceeding.
7 Do not scale drawings.
8 Walks, drives, curbs, parking, and building locations to be laid out in the field by a licensed surveyor.
9 Dimensions to curbs are to exposed faces unless otherwise noted.
REVISIONS
Δ DESCRIPTION DATE
1" = 20'-0"E2 SITE DEMO PLAN
0'20'10'
NORTH
1/2" = 1'-0"A1 BIKE RACK
1/4" = 1'-0"B1 CURB RAMP - TYPE A
1" = 1'-0"C1 TYPICAL ASPHALT PATCH DETAIL
1/2" = 1'-0"D1 TYPICAL CONCRETE BROOM FINISH
1" = 1'-0"E1 TYPICAL CONCRETE JOINTS
1" = 1'-0"A2 TYPICAL HEAVY DUTY CONCRETE WALK
1" = 1'-0"A3 TYPICAL LIGHT DUTY CONCRETE WALK
Project #
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STREAM Collaborative
architecture + landscape
architecture dpc
123 S. Cayuga St Suite 201
Ithaca, New York 14850
ph: 607.216.8802
www.streamcolab.com
A
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BCD
1/8" = 1'-0"
1/
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5
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L201
SITE ELEVATIONS
2018040
51
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01/07/2021
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SITE PLAN REVIEW
1/8" = 1'-0"D1 STATE STREET ELEVATION
1/8" = 1'-0"D2 CORN STREET ELEVATION
REVISIONS
Δ DESCRIPTION DATE
1/8" = 1'-0"D3 WEST SENECA STREET ELEVATION
539 SF+/-
OFFICES
740 SF+/-
LOBBY
759 SF+/-
COMMUNITY ROOM
1440 SF+/-
CORRIDOR 1
200 SF+/-
SHARED ENTRY
145 SF+/-
STAIR 1A
153 SF+/-
BIKE ROOM
292 SF+/-
TRASH/JAN
876 SF+/-
RETAIL
INTERIOR GROSS AREA LEGEND
Non-Residential
Residential
Residential Common
Shared
751 SF+/-
UNIT 1G
2-BED A
758 SF+/-
UNIT 1F
2-BED A
750 SF+/-
UNIT 1E
2-BED A
732 SF+/-
UNIT 1H
2-BED C
583 SF+/-
UNIT 1J
1-BED B
596 SF+/-
UNIT 1D
1-BED A
598 SF+/-
UNIT 1C
1-BED A
475 SF+/-
UNIT 1B
STUDIO
798 SF+/-
UNIT 1A
2-BED E
550 SF+/-
MECHANICAL
99 SF+/-
LAUNDRY
156 SF+/-
LAV.
79 SF+/-
ELEV 1
ACCESSIBLE
ADAPTED VHU
* ALL UNITS ARE VISITABLE
Project #
Date
PR
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STREAM Collaborative
architecture + landscape
architecture dpc
123 S. Cayuga St Suite 201
Ithaca, New York 14850
ph: 607.216.8802
www.streamcolab.com
A
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3
4
BCD
1/8" = 1'-0"
1/
1
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/
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1
3
:
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8
:
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3
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A1.0
INTERIOR AREA - 1ST
FLR
2018040
51
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S
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01/11/2021
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SITE PLAN REVIEW
1/8" = 1'-0"1 INTERIOR GROSS AREA - 1ST FLOOR
REVISIONS
Δ DESCRIPTION DATE
751 SF+/-
UNIT 2G
2-BED A
757 SF+/-
UNIT 2F
2-BED A
750 SF+/-
UNIT 2E
2-BED A
731 SF+/-
UNIT 2H
2-BED C
584 SF+/-
UNIT 2J
1-BED B
182 SF+/-
LAUNDRY
596 SF+/-
UNIT 2D
1-BED A
599 SF+/-
UNIT 2C
1-BED A
642 SF+/-
UNIT 2B
1-BED C
874 SF+/-
UNIT 2A
2-BED F
797 SF+/-
UNIT 2N
2-BED E
803 SF+/-
UNIT 2M
2-BED E
868 SF+/-
UNIT 2L
2-BED D
754 SF+/-
UNIT 2K
2-BED B
2007 SF+/-
CORRIDOR 2
97 SF+/-
UNASSIGNED
BULK
28 SF+/-
UNIT 1H
BULK
28 SF+/-
UNIT 2K
BULK
28 SF+/-
UNIT 2L
BULK
27 SF+/-
UNIT 2G
BULK
28 SF+/-
UNIT 2H
BULK
28 SF+/-
UNIT 2J
BULK
27 SF+/-
UNIT 2A
BULK
26 SF+/-
UNIT 2B
BULK
26 SF+/-
UNIT 2C
BULK
26 SF+/-
UNIT 2D
BULK
INTERIOR GROSS AREA LEGEND
Residential
Residential Common
127 SF+/-
TRASH/JAN
78 SF+/-
ELEV 2
ACCESSIBLE
ADAPTED VHU
ADAPTED VHU
ACCESSIBLE
* ALL UNITS ARE VISITABLE
Project #
Date
PR
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STREAM Collaborative
architecture + landscape
architecture dpc
123 S. Cayuga St Suite 201
Ithaca, New York 14850
ph: 607.216.8802
www.streamcolab.com
A
1
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3
4
BCD
1/8" = 1'-0"
1/
1
1
/
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3
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8
:
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A2.0
INTERIOR AREA - 2ND
FLR
2018040
51
0
W
E
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01/11/2021
VI
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O
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H
A
C
A
,
N
Y
SITE PLAN REVIEW
1/8" = 1'-0"1 INTERIOR GROSS AREA - 2ND FLOOR
REVISIONS
Δ DESCRIPTION DATE
751 SF+/-
UNIT 3G
2-BED A
757 SF+/-
UNIT 3F
2-BED A
750 SF+/-
UNIT 3E
2-BED A
731 SF+/-
UNIT 3H
2-BED C
584 SF+/-
UNIT 3J
1-BED B
182 SF+/-
LAUNDRY
596 SF+/-
UNIT 3D
1-BED A
599 SF+/-
UNIT 3C
1-BED A
642 SF+/-
UNIT 3B
1-BED C
874 SF+/-
UNIT 3A
2-BED F
797 SF+/-
UNIT 3N
2-BED E
803 SF+/-
UNIT 3M
2-BED E
868 SF+/-
UNIT 3L
2-BED D
754 SF+/-
UNIT 3K
2-BED B
2007 SF+/-
CORRIDOR 3
97 SF+/-
UNASSIGNED
BULK
28 SF+/-
UNIT 1G
BULK
28 SF+/-
UNIT 3K
BULK
28 SF+/-
UNIT 3L
BULK
27 SF+/-
UNIT 3G
BULK
28 SF+/-
UNIT 3H
BULK
28 SF+/-
UNIT 3J
BULK
27 SF+/-
UNIT 3A
BULK
26 SF+/-
UNIT 3B
BULK
26 SF+/-
UNIT 3C
BULK
26 SF+/-
UNIT 3D
BULK
INTERIOR GROSS AREA LEGEND
Residential
Residential Common
127 SF+/-
TRASH/JAN
78 SF+/-
ELEV 3
ACCESSIBLE
ACCESSIBLE
* ALL UNITS ARE VISITABLE
Project #
Date
PR
E
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NO
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STREAM Collaborative
architecture + landscape
architecture dpc
123 S. Cayuga St Suite 201
Ithaca, New York 14850
ph: 607.216.8802
www.streamcolab.com
A
1
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3
4
BCD
1/8" = 1'-0"
1/
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A3.0
INTERIOR AREA - 3RD
FLR
2018040
51
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01/11/2021
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O
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H
A
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A
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N
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SITE PLAN REVIEW 1/8" = 1'-0"1 INTERIOR GROSS AREA - 3RD FLOOR
REVISIONS
Δ DESCRIPTION DATE
751 SF+/-
UNIT 4G
2-BED A
757 SF+/-
UNIT 4F
2-BED A
750 SF+/-
UNIT 4E
2-BED A
731 SF+/-
UNIT 4H
2-BED C
584 SF+/-
UNIT 4J
1-BED B
182 SF+/-
LAUNDRY
596 SF+/-
UNIT 4D
1-BED A
599 SF+/-
UNIT 4C
1-BED A
642 SF+/-
UNIT 4B
1-BED C
874 SF+/-
UNIT 4A
2-BED F
797 SF+/-
UNIT 4N
2-BED E
803 SF+/-
UNIT 4M
2-BED E
868 SF+/-
UNIT 4L
2-BED D
754 SF+/-
UNIT 4K
2-BED B
2007 SF+/-
CORRIDOR 4
97 SF+/-
UNASSIGNED
BULK
28 SF+/-
UNIT 1J
BULK
28 SF+/-
UNIT 4K
BULK
28 SF+/-
UNIT 4L
BULK
27 SF+/-
UNIT 4G
BULK
28 SF+/-
UNIT 4H
BULK
28 SF+/-
UNIT 4J
BULK
27 SF+/-
UNIT 4A
BULK
26 SF+/-
UNIT 4B
BULK
26 SF+/-
UNIT 4C
BULK
26 SF+/-
UNIT 4D
BULK
INTERIOR GROSS AREA LEGEND
Residential
Residential Common
127 SF+/-
TRASH/JAN
78 SF+/-
ELEV 4
ACCESSIBLE
* ALL UNITS ARE VISITABLE
Project #
Date
PR
E
L
I
M
I
N
A
R
Y
NO
T
F
O
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C
O
N
S
T
R
U
C
T
I
O
N
STREAM Collaborative
architecture + landscape
architecture dpc
123 S. Cayuga St Suite 201
Ithaca, New York 14850
ph: 607.216.8802
www.streamcolab.com
A
1
2
3
4
BCD
1/8" = 1'-0"
1/
1
1
/
2
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2
1
3
:
3
8
:
2
6
P
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A4.0
INTERIOR AREA - 4TH
FLR
2018040
51
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01/11/2021
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O
F
I
T
H
A
C
A
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N
Y
SITE PLAN REVIEW
1/8" = 1'-0"1 INTERIOR GROSS AREA - 4TH FLOOR
REVISIONS
Δ DESCRIPTION DATE
750 SF+/-
UNIT 5E
2-BED A
182 SF+/-
LAUNDRY
597 SF+/-
UNIT 5D
1-BED A
600 SF+/-
UNIT 5C
1-BED A
642 SF+/-
UNIT 5B
1-BED C
862 SF+/-
UNIT 5A
2-BED F
799 SF+/-
UNIT 5J
2-BED E
806 SF+/-
UNIT 5H
2-BED E
870 SF+/-
UNIT 5G
2-BED D
754 SF+/-
UNIT 5F
2-BED B
27 SF+/-
UNASSIGNED
BULK
28 SF+/-
UNIT 5G
BULK
28 SF+/-
UNIT 5F
BULK
27 SF+/-
UNIT 5A
BULK
26 SF+/-
UNIT 5B
BULK
26 SF+/-
UNIT 5C
BULK
26 SF+/-
UNIT 5D
BULK
1709 SF+/-
CORRIDOR 5
255 SF+/-
UNASSIGNED
BULK
285 SF+/-
BOILER ROOM
INTERIOR GROSS AREA LEGEND
Residential
Residential Common
28 SF+/-
UNIT 1D
BULK
28 SF+/-
UNIT 1C
BULK
127 SF+/-
TRASH/JAN
78 SF+/-
ELEV 5
ROOF
* ALL UNITS ARE VISITABLE
Project #
Date
PR
E
L
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I
N
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NO
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F
O
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O
N
S
T
R
U
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T
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O
N
STREAM Collaborative
architecture + landscape
architecture dpc
123 S. Cayuga St Suite 201
Ithaca, New York 14850
ph: 607.216.8802
www.streamcolab.com
A
1
2
3
4
BCD
1/8" = 1'-0"
1/
1
1
/
2
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2
1
3
:
3
8
:
3
3
P
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\
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8
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4
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A5.0
INTERIOR AREA - 5TH
FLR
2018040
51
0
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01/11/2021
VI
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O
F
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H
A
C
A
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N
Y
SITE PLAN REVIEW
1/8" = 1'-0"1 INTERIOR GROSS AREA - 5TH FLOOR
REVISIONS
Δ DESCRIPTION DATE
Project #
Date
PR
E
L
I
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I
N
A
R
Y
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
STREAM Collaborative
architecture + landscape
architecture dpc
123 S. Cayuga St Suite 201
Ithaca, New York 14850
ph: 607.216.8802
www.streamcolab.com
A
1
2
3
4
BCD
1/
1
1
/
2
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2
1
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:
3
8
:
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5
P
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A6.0
AREA SCHEDULES
2018040
51
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01/11/2021
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F
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H
A
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A
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N
Y
SITE PLAN REVIEW
AREA GROSS BUILDING
NAME
UNIT
TYPE AREA SPACE
UNIT 3L 2-BED D 940 SF Residential
UNIT 3L BULK 29 SF Residential
UNIT 3M 2-BED E 826 SF Residential
UNIT 3N 2-BED E 837 SF Residential
3RD FLOOR: 28 12763 SF
CORRIDOR 4 2063 SF Residential Common
ELEV 4 78 SF Residential Common
LAUNDRY 182 SF Residential Common
TRASH/JAN 127 SF Residential Common
UNASSIGNED BULK 100 SF Residential Common
UNIT 1J BULK 28 SF Residential
UNIT 4A 2-BED F 933 SF Residential
UNIT 4A BULK 27 SF Residential
UNIT 4B 1-BED C 664 SF Residential
UNIT 4B BULK 26 SF Residential
UNIT 4C 1-BED A 617 SF Residential
UNIT 4C BULK 26 SF Residential
UNIT 4D 1-BED A 613 SF Residential
UNIT 4D BULK 29 SF Residential
UNIT 4E 2-BED A 788 SF Residential
UNIT 4F 2-BED A 781 SF Residential
UNIT 4G 2-BED A 790 SF Residential
UNIT 4G BULK 30 SF Residential
UNIT 4H 2-BED C 767 SF Residential
UNIT 4H BULK 28 SF Residential
UNIT 4J 1-BED B 602 SF Residential
UNIT 4J BULK 28 SF Residential
UNIT 4K 2-BED A 777 SF Residential
UNIT 4K BULK 28 SF Residential
UNIT 4L 2-BED D 940 SF Residential
UNIT 4L BULK 29 SF Residential
UNIT 4M 2-BED E 826 SF Residential
UNIT 4N 2-BED E 837 SF Residential
4TH FLOOR: 28 12763 SF
BOILER RM 307 SF Residential Common
CORRIDOR 5 1775 SF Residential Common
ELEV 5 78 SF Residential Common
LAUNDRY 182 SF Residential Common
TRASH/JAN 127 SF Residential Common
UNASSIGNED BULK 30 SF Residential Common
UNASSIGNED BULK 264 SF Residential Common
UNIT 1C BULK 28 SF Residential
UNIT 1D BULK 28 SF Residential
UNIT 5A 2-BED F 920 SF Residential
UNIT 5A BULK 27 SF Residential
UNIT 5B 1-BED C 662 SF Residential
UNIT 5B BULK 26 SF Residential
UNIT 5C 1-BED A 616 SF Residential
UNIT 5C BULK 26 SF Residential
UNIT 5D 1-BED A 613 SF Residential
UNIT 5D BULK 29 SF Residential
UNIT 5E 2-BED A 785 SF Residential
UNIT 5F 2-BED A 776 SF Residential
UNIT 5F BULK 28 SF Residential
UNIT 5G 2-BED D 927 SF Residential
UNIT 5G BULK 28 SF Residential
UNIT 5H 2-BED E 825 SF Residential
UNIT 5J 2-BED E 834 SF Residential
5TH FLOOR: 24 9942 SF
Grand total: 139 60954 SF
AREA GROSS BUILDING
NAME
UNIT
TYPE AREA SPACE
UNIT 2G BULK Not Placed Residential
UNIT 2H BULK Not Placed Residential
UNIT 2J BULK Not Placed Residential
UNIT 3G BULK Not Placed Residential
UNIT 3H BULK Not Placed Residential
UNIT 3J BULK Not Placed Residential
UNIT 4G BULK Not Placed Residential
UNIT 4H BULK Not Placed Residential
UNIT 4J BULK Not Placed Residential
Not Placed: 9 0 SF
BIKE ROOM 157 SF Residential Common
COMMUNITY ROOM 782 SF Residential Common
CORRIDOR 1 1474 SF Residential Common
ELEV 1 79 SF Residential Common
LAUNDRY 99 SF Residential Common
LAV.166 SF Residential Common
LOBBY 781 SF Residential Common
MECHANICAL 561 SF Residential Common
OFFICES 589 SF Residential Common
RETAIL 1022 SF Non-Residential
SHARED ENTRY 265 SF Shared
STAIR 1A 153 SF Residential Common
TRASH/JAN 297 SF Shared
UNIT 1A 2-BED E 846 SF Residential
UNIT 1B STUDIO 494 SF Residential
UNIT 1C 1-BED A 617 SF Residential
UNIT 1D 1-BED A 615 SF Residential
UNIT 1E 2-BED A 788 SF Residential
UNIT 1F 2-BED A 781 SF Residential
UNIT 1G 2-BED A 790 SF Residential
UNIT 1H 2-BED C 768 SF Residential
UNIT 1J 1-BED B 601 SF Residential
1ST FLOOR: 22 12724 SF
CORRIDOR 2 2063 SF Residential Common
ELEV 2 78 SF Residential Common
LAUNDRY 182 SF Residential Common
TRASH/JAN 127 SF Residential Common
UNASSIGNED BULK 100 SF Residential Common
UNIT 1H BULK 28 SF Residential
UNIT 2A 2-BED F 933 SF Residential
UNIT 2A BULK 27 SF Residential
UNIT 2B 1-BED C 664 SF Residential
UNIT 2B BULK 26 SF Residential
UNIT 2C 1-BED A 617 SF Residential
UNIT 2C BULK 26 SF Residential
UNIT 2D 1-BED A 613 SF Residential
UNIT 2D BULK 29 SF Residential
UNIT 2E 2-BED A 788 SF Residential
UNIT 2F 2-BED A 781 SF Residential
UNIT 2G 2-BED A 790 SF Residential
UNIT 2G BULK 30 SF Residential
UNIT 2H 2-BED C 767 SF Residential
UNIT 2H BULK 28 SF Residential
UNIT 2J 1-BED B 602 SF Residential
UNIT 2J BULK 28 SF Residential
UNIT 2K 2-BED A 777 SF Residential
UNIT 2K BULK 28 SF Residential
UNIT 2L 2-BED D 940 SF Residential
UNIT 2L BULK 29 SF Residential
UNIT 2M 2-BED E 826 SF Residential
UNIT 2N 2-BED E 837 SF Residential
2ND FLOOR: 28 12763 SF
CORRIDOR 3 2063 SF Residential Common
ELEV 3 78 SF Residential Common
LAUNDRY 182 SF Residential Common
TRASH/JAN 127 SF Residential Common
UNASSIGNED BULK 100 SF Residential Common
UNIT 1G BULK 28 SF Residential
UNIT 3A 2-BED F 933 SF Residential
UNIT 3A BULK 27 SF Residential
UNIT 3B 1-BED C 664 SF Residential
UNIT 3B BULK 26 SF Residential
UNIT 3C 1-BED A 617 SF Residential
UNIT 3C BULK 26 SF Residential
UNIT 3D 1-BED A 613 SF Residential
UNIT 3D BULK 29 SF Residential
UNIT 3E 2-BED A 788 SF Residential
UNIT 3F 2-BED A 781 SF Residential
UNIT 3G 2-BED A 790 SF Residential
UNIT 3G BULK 30 SF Residential
UNIT 3H 2-BED C 767 SF Residential
UNIT 3H BULK 28 SF Residential
UNIT 3J 1-BED B 602 SF Residential
UNIT 3J BULK 28 SF Residential
UNIT 3K 2-BED A 777 SF Residential
UNIT 3K BULK 28 SF Residential
UNIT MATRIX
UNIT
NAME
GROSS
AREA UNIT TYPE BEDS VISITABLE ACCESSIBLE VHU TYPE B TUB
ROLL-IN
SHOWER
UNIT 1A 846 SF 2-BED E 2 Yes Yes No Yes
UNIT 1C 617 SF 1-BED A 1 Yes Yes Yes
UNIT 1D 615 SF 1-BED A 1 Yes Yes Yes Yes
UNIT 1E 788 SF 2-BED A 2 Yes Yes Yes
UNIT 1F 781 SF 2-BED A 2 Yes Yes Yes
UNIT 1G 790 SF 2-BED A 2 Yes Yes Yes
UNIT 1H 768 SF 2-BED C 2 Yes Yes Yes
UNIT 1J 601 SF 1-BED B 1 Yes Yes Yes
1ST FLOOR: 8 5805 SF 13
UNIT 2A 933 SF 2-BED F 2 Yes Yes Yes
UNIT 2B 664 SF 1-BED C 1 Yes Yes Yes
UNIT 2C 617 SF 1-BED A 1 Yes Yes Yes
UNIT 2D 613 SF 1-BED A 1 Yes Yes Yes Yes
UNIT 2E 788 SF 2-BED A 2 Yes Yes Yes Yes
UNIT 2F 781 SF 2-BED A 2 Yes Yes Yes
UNIT 2G 790 SF 2-BED A 2 Yes Yes Yes
UNIT 2H 767 SF 2-BED C 2 Yes Yes Yes
UNIT 2J 602 SF 1-BED B 1 Yes Yes Yes Yes
UNIT 2K 777 SF 2-BED A 2 Yes Yes Yes
UNIT 2L 940 SF 2-BED D 2 Yes Yes Yes
UNIT 2M 826 SF 2-BED E 2 Yes Yes Yes
UNIT 2N 837 SF 2-BED E 2 Yes Yes Yes No
2ND FLOOR: 13 9933 SF 22
UNIT 3A 933 SF 2-BED F 2 Yes Yes Yes
UNIT 3B 664 SF 1-BED C 1 Yes Yes Yes
UNIT 3C 617 SF 1-BED A 1 Yes Yes Yes
UNIT 3D 613 SF 1-BED A 1 Yes Yes Yes Yes
UNIT 3E 788 SF 2-BED A 2 Yes Yes Yes
UNIT 3F 781 SF 2-BED A 2 Yes Yes Yes
UNIT 3G 790 SF 2-BED A 2 Yes Yes Yes
UNIT 3H 767 SF 2-BED C 2 Yes Yes Yes
UNIT 3J 602 SF 1-BED B 1 Yes Yes Yes
UNIT 3K 777 SF 2-BED A 2 Yes Yes Yes
UNIT 3L 940 SF 2-BED D 2 Yes Yes Yes
UNIT 3M 826 SF 2-BED E 2 Yes Yes Yes
UNIT 3N 837 SF 2-BED E 2 Yes Yes Yes No
3RD FLOOR: 13 9933 SF 22
UNIT 4A 933 SF 2-BED F 2 Yes Yes Yes
UNIT 4B 664 SF 1-BED C 1 Yes Yes Yes
UNIT 4C 617 SF 1-BED A 1 Yes Yes Yes
UNIT 4D 613 SF 1-BED A 1 Yes Yes Yes No
UNIT 4E 788 SF 2-BED A 2 Yes Yes Yes
UNIT 4F 781 SF 2-BED A 2 Yes Yes Yes
UNIT 4G 790 SF 2-BED A 2 Yes Yes Yes
UNIT 4H 767 SF 2-BED C 2 Yes Yes Yes
UNIT 4J 602 SF 1-BED B 1 Yes Yes Yes
UNIT 4K 777 SF 2-BED A 2 Yes Yes Yes
UNIT 4L 940 SF 2-BED D 2 Yes Yes Yes
UNIT 4M 826 SF 2-BED E 2 Yes Yes Yes
UNIT 4N 837 SF 2-BED E 2 Yes Yes Yes
4TH FLOOR: 13 9933 SF 22
UNIT 5A 920 SF 2-BED F 2 Yes Yes Yes
UNIT 5B 662 SF 1-BED C 1 Yes Yes Yes
UNIT 5C 616 SF 1-BED A 1 Yes Yes Yes
UNIT 5D 613 SF 1-BED A 1 Yes Yes Yes
UNIT 5E 785 SF 2-BED A 2 Yes Yes Yes
UNIT 5F 776 SF 2-BED A 2 Yes Yes Yes
UNIT 5G 927 SF 2-BED D 2 Yes Yes Yes
UNIT 5H 825 SF 2-BED E 2 Yes Yes Yes
UNIT 5J 834 SF 2-BED E 2 Yes Yes Yes
5TH FLOOR: 9 6960 SF 15
Grand total: 56 42564 SF 94
AREA INTERIOR GROSS BY TYPE
NAME AREA
RETAIL 876 SF
Non-Residential: 1 876 SF
UNIT 1A 798 SF
UNIT 1B 475 SF
UNIT 1C 626 SF
UNIT 1D 624 SF
UNIT 1E 750 SF
UNIT 1F 758 SF
UNIT 1G 779 SF
UNIT 1H 760 SF
UNIT 1J 611 SF
UNIT 2A 901 SF
UNIT 2B 668 SF
UNIT 2C 625 SF
UNIT 2D 621 SF
UNIT 2E 750 SF
UNIT 2F 757 SF
UNIT 2G 779 SF
UNIT 2H 759 SF
UNIT 2J 612 SF
UNIT 2K 782 SF
UNIT 2L 896 SF
UNIT 2M 803 SF
UNIT 2N 797 SF
UNIT 3A 901 SF
UNIT 3B 668 SF
UNIT 3C 625 SF
UNIT 3D 621 SF
UNIT 3E 750 SF
UNIT 3F 757 SF
UNIT 3G 779 SF
UNIT 3H 759 SF
UNIT 3J 612 SF
UNIT 3K 782 SF
UNIT 3L 896 SF
UNIT 3M 803 SF
UNIT 3N 797 SF
UNIT 4A 901 SF
UNIT 4B 668 SF
UNIT 4C 625 SF
UNIT 4D 621 SF
UNIT 4E 750 SF
UNIT 4F 757 SF
UNIT 4G 779 SF
UNIT 4H 759 SF
UNIT 4J 612 SF
UNIT 4K 782 SF
UNIT 4L 896 SF
UNIT 4M 803 SF
UNIT 4N 797 SF
UNIT 5A 888 SF
UNIT 5B 668 SF
UNIT 5C 626 SF
UNIT 5D 623 SF
UNIT 5E 750 SF
UNIT 5F 782 SF
UNIT 5G 898 SF
UNIT 5H 806 SF
UNIT 5J 799 SF
Residential: 104 42276 SF
BIKE ROOM 153 SF
BOILER ROOM 285 SF
COMMUNITY ROOM 759 SF
CORRIDOR 1 1440 SF
CORRIDOR 2 2007 SF
CORRIDOR 3 2007 SF
CORRIDOR 4 2007 SF
CORRIDOR 5 1709 SF
ELEV 1 79 SF
ELEV 2 78 SF
ELEV 3 78 SF
ELEV 4 78 SF
ELEV 5 78 SF
LAUNDRY 829 SF
LAV.156 SF
LOBBY 740 SF
MECHANICAL 550 SF
OFFICES 539 SF
STAIR 1A 145 SF
TRASH/JAN 508 SF
UNASSIGNED 572 SF
Residential Common:
32 14799 SF
SHARED ENTRY 200 SF
TRASH/JAN 292 SF
Shared: 2 492 SF
Grand total: 139 58444 SF
AREA GROSS BY TYPE
NAME AREA
RETAIL 1022 SF
Non-Residential: 1 1022 SF
UNIT 1A 846 SF
UNIT 1B 494 SF
UNIT 1C 645 SF
UNIT 1D 643 SF
UNIT 1E 788 SF
UNIT 1F 781 SF
UNIT 1G 818 SF
UNIT 1H 796 SF
UNIT 1J 629 SF
UNIT 2A 959 SF
UNIT 2B 690 SF
UNIT 2C 643 SF
UNIT 2D 642 SF
UNIT 2E 788 SF
UNIT 2F 781 SF
UNIT 2G 820 SF
UNIT 2H 795 SF
UNIT 2J 630 SF
UNIT 2K 805 SF
UNIT 2L 969 SF
UNIT 2M 826 SF
UNIT 2N 837 SF
UNIT 3A 959 SF
UNIT 3B 690 SF
UNIT 3C 643 SF
UNIT 3D 642 SF
UNIT 3E 788 SF
UNIT 3F 781 SF
UNIT 3G 820 SF
UNIT 3H 795 SF
UNIT 3J 630 SF
UNIT 3K 805 SF
UNIT 3L 969 SF
UNIT 3M 826 SF
UNIT 3N 837 SF
UNIT 4A 959 SF
UNIT 4B 690 SF
UNIT 4C 643 SF
UNIT 4D 642 SF
UNIT 4E 788 SF
UNIT 4F 781 SF
UNIT 4G 820 SF
UNIT 4H 795 SF
UNIT 4J 630 SF
UNIT 4K 805 SF
UNIT 4L 969 SF
UNIT 4M 826 SF
UNIT 4N 837 SF
UNIT 5A 947 SF
UNIT 5B 688 SF
UNIT 5C 642 SF
UNIT 5D 642 SF
UNIT 5E 785 SF
UNIT 5F 804 SF
UNIT 5G 955 SF
UNIT 5H 825 SF
UNIT 5J 834 SF
Residential: 104 44116 SF
BIKE ROOM 157 SF
BOILER RM 307 SF
COMMUNITY ROOM 782 SF
CORRIDOR 1 1474 SF
CORRIDOR 2 2063 SF
CORRIDOR 3 2063 SF
CORRIDOR 4 2063 SF
CORRIDOR 5 1775 SF
ELEV 1 79 SF
ELEV 2 78 SF
ELEV 3 78 SF
ELEV 4 78 SF
ELEV 5 78 SF
LAUNDRY 829 SF
LAV.166 SF
LOBBY 781 SF
MECHANICAL 561 SF
OFFICES 589 SF
STAIR 1A 153 SF
TRASH/JAN 508 SF
UNASSIGNED 594 SF
Residential Common:
32 15255 SF
SHARED ENTRY 265 SF
TRASH/JAN 297 SF
Shared: 2 562 SF
Grand total: 139 60954 SF
VHU = Visual & Hearing Impaired Unit
6 3
REVISIONS
Δ DESCRIPTION DATE
EXIT PATH 1-A
EXIT PATH 1-B
EXIT PATH 2-A
EXIT PATH 2-B
EX
I
T
P
A
T
H
2
-
C
*EGRESS PATHS FOR
FLOORS 2-4 ARE THE SAME
EX
I
T
P
A
T
H
5
-
A
EXIT PATH 5-B
Project #
Date
PR
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L
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M
I
N
A
R
Y
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
STREAM Collaborative
architecture + landscape
architecture dpc
123 S. Cayuga St Suite 201
Ithaca, New York 14850
ph: 607.216.8802
www.streamcolab.com
A
1
2
3
4
BCD
1/16" = 1'-0"
1/
1
1
/
2
0
2
1
3
:
3
8
:
4
3
P
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C:
\
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2
0
1
8
0
4
0
-
5
1
0
W
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S
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-
B
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A7.0
EGRESS PLANS
2018040
51
0
W
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S
T
S
T
A
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/
M
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S
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01/11/2021
VI
S
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D
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V
L
O
P
M
E
N
T
G
R
O
U
P
CI
T
Y
O
F
I
T
H
A
C
A
,
N
Y
SITE PLAN REVIEW
1/16" = 1'-0"1 1ST FLOOR PLAN
1/16" = 1'-0"2 2ND FLOOR - EGRESS
1/16" = 1'-0"3 5TH FLOOR - EGRESS
EGRESS PATHS
EXIT ROUTE EXIT DISTANCE
PATH 1-A 16' - 6"
PATH 1-A 7' - 0"
PATH 1-A 39' - 6"
PATH 1-A 12' - 6"
PATH 1-A 6' - 0"
PATH 1-A 7' - 0"
PATH 1-A 3' - 0"
PATH 1-A 3' - 0"
PATH 1-A 2' - 6"
PATH 1-A 97' - 0"
PATH 1-B 8' - 6"
PATH 1-B 3' - 6"
PATH 1-B 7' - 6"
PATH 1-B 49' - 6"
PATH 1-B 2' - 0"
PATH 1-B 18' - 0"
PATH 1-B 5' - 0"
PATH 1-B 7' - 6"
PATH 1-B 101' - 6"
PATH 2-A 17' - 0"
PATH 2-A 34' - 0"
PATH 2-A 8' - 6"
PATH 2-A 6' - 6"
PATH 2-A 7' - 0"
PATH 2-A 6' - 6"
PATH 2-A 4' - 0"
PATH 2-A 5' - 0"
PATH 2-A 3' - 6"
PATH 2-A 92' - 0"
PATH 2-B 7' - 0"
PATH 2-B 3' - 6"
PATH 2-B 8' - 0"
PATH 2-B 50' - 6"
PATH 2-B 2' - 0"
PATH 2-B 26' - 0"
PATH 2-B 5' - 6"
PATH 2-B 8' - 6"
PATH 2-B 111' - 0"
PATH 2-C 9' - 0"
PATH 2-C 10' - 0"
PATH 2-C 17' - 0"
PATH 2-C 13' - 0"
PATH 2-C 79' - 0"
PATH 2-C 39' - 6"
PATH 2-C 6' - 6"
PATH 2-C 174' - 6"
PATH 5-A 8' - 6"
PATH 5-A 10' - 0"
PATH 5-A 17' - 0"
PATH 5-A 13' - 0"
PATH 5-A 80' - 0"
PATH 5-A 38' - 0"
PATH 5-A 167' - 0"
PATH 5-B 8' - 6"
PATH 5-B 3' - 6"
PATH 5-B 7' - 6"
PATH 5-B 49' - 6"
PATH 5-B 2' - 0"
PATH 5-B 27' - 6"
PATH 5-B 5' - 0"
PATH 5-B 7' - 6"
PATH 5-B 111' - 6"
REVISIONS
Δ DESCRIPTION DATE
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
110 SF
BEDROOM 1
53 SF
BATH
327 SF
LIVING/KITCHEN/DINING
REF
30X48
130 SF
BEDROOM 1
123 SF
BEDROOM 2
53 SF
BATH
432 SF
LIVING/KITCHEN/DINING
REF
30X48
359 SF
LIVING/KITCHEN/DINING
114 SF
BEDROOM 2
95 SF
BEDROOM 1
53 SF
BATH
REF
30X48
100 SF
BEDROOM 1
120 SF
BEDROOM 2
366 SF
LIVING/KITCHEN/DINING
53 SF
BATH
REF
30X48
304 SF
LIVING/KITCHEN/DINING
52 SF
BATH
21 SF
BULK
REF
30X48
116 SF
BEDROOM 1
55 SF
BATH
337 SF
LIVING/KITCHEN/DINING
REF
30X48
119 SF
BEDROOM 1 110 SF
BEDROOM 2
52 SF
BATH
28 SF
BULK
356 SF
LIVING/KITCHEN/DINING
REF
30X48
130 SF
BEDROOM 1
29 SF
WIC
136 SF
BEDROOM 2
428 SF
LIVING/KITCHEN/DINING
53 SF
BATH
REF30X48
357 SF
LIVING/KITCHEN/DINING
95 SF
BEDROOM 1
123 SF
BEDROOM 2
53 SF
BATH
REF
30X48
370 SF
LIVING/KITCHEN/DINING
128 SF
BEDROOM 1
53 SF
BATH
REF
30
X
48
Project #
Date
PR
E
L
I
M
I
N
A
R
Y
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
STREAM Collaborative
architecture + landscape
architecture dpc
123 S. Cayuga St Suite 201
Ithaca, New York 14850
ph: 607.216.8802
www.streamcolab.com
A
1
2
3
4
BCD
1/4" = 1'-0"
1/
1
1
/
2
0
2
1
3
:
3
8
:
5
1
P
M
C:
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d
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\
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2
0
1
8
0
4
0
-
5
1
0
W
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A107
TYPICAL UNIT PLANS
2018040
51
0
W
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S
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A
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/
M
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01/11/2021
VI
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D
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V
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N
T
G
R
O
U
P
CI
T
Y
O
F
I
T
H
A
C
A
,
N
Y
SITE PLAN REVIEW
1/4" = 1'-0"C2 ENLARGED UNIT- 1 BED B
1/4" = 1'-0"A3 ENLARGED UNIT- 2 BED D
1/4" = 1'-0"A2 ENLARGED UNIT- 2 BED A
1/4" = 1'-0"B2 ENLARGED UNIT- 2 BED C
1/4" = 1'-0"A1 ENLARGED UNIT- STUDIO
1/4" = 1'-0"B1 ENLARGED UNIT- 1 BED A
1/4" = 1'-0"C1 ENLARGED UNIT- 2 BED E
1/4" = 1'-0"D1 ENLARGED UNIT- 2 BED F STATE ST- END UNIT
1/4" = 1'-0"B3 ENLARGED UNIT- 2 BED B
0'4'2'
REVISIONS
Δ DESCRIPTION DATE
1/4" = 1'-0"C3 ENLARGED UNIT- 1 BED C
1ST FLOOR
0.00'
2ND FLOOR
12.00'
10
'
-
1
3
/
4
"
10
'
-
1
3
/
4
"
10
'
-
1
3
/
4
"
10
'
-
1
3
/
4
"
12
'
-
0
"
3RD FLOOR
22.15'
4TH FLOOR
32.29'
5TH FLOOR
42.44'
ROOF
52.58'
BU
I
L
D
I
N
G
H
E
I
G
H
T
A
T
S
T
A
T
E
S
T
52
'
-
7
"
+
/
-
FIBER CEMENT PANEL
CORRUGATED METAL PANEL
FIBER CEMENT LAP SIDING
BLACK WINDOWS
BRICK CMU BLOCK
1ST FLOOR
0.00'
2ND FLOOR
12.00'
3RD FLOOR
22.15'
4TH FLOOR
32.29'
5TH FLOOR
42.44'
ROOF
52.58'
FIBER CEMENT PANEL
CORRUGATED METAL PANEL
FIBER CEMENT LAP SIDING
BRICKCMU BLOCK
BLACK WINDOWS
Project #
Date
PR
E
L
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M
I
N
A
R
Y
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
STREAM Collaborative
architecture + landscape
architecture dpc
123 S. Cayuga St Suite 201
Ithaca, New York 14850
ph: 607.216.8802
www.streamcolab.com
A
1
2
3
4
BCD
1/8" = 1'-0"
1/
1
1
/
2
0
2
1
3
:
4
1
:
2
6
P
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C:
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2
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1
8
0
4
0
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5
1
0
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B
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A201
EXTERIOR
ELEVATIONS
2018040
51
0
W
E
S
T
S
T
A
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/
M
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S
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01/11/2021
VI
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T
G
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Y
O
F
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H
A
C
A
,
N
Y
SITE PLAN REVIEW
1/8" = 1'-0"2 ELEVATION - SOUTH
1/8" = 1'-0"1 ELEVATION - EAST
(STATE/MLK ST)
(CORN ST)REVISIONS
Δ DESCRIPTION DATE
1ST FLOOR
0.00'
2ND FLOOR
12.00'
3RD FLOOR
22.15'
4TH FLOOR
32.29'
5TH FLOOR
42.44'
ROOF
52.58'
12
'
-
0
"
10
'
-
1
3
/
4
"
10
'
-
1
3
/
4
"
10
'
-
1
3
/
4
"
10
'
-
1
3
/
4
"
BU
I
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D
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N
G
H
E
I
G
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T
A
T
S
E
N
E
C
A
S
T
44
'
-
5
"
+
/
-
FIBER CEMENT PANEL
CORRUGATED METAL PANEL
FIBER CEMENT LAP SIDING
BLACK WINDOWS
1ST FLOOR
0.00'
2ND FLOOR
12.00'
3RD FLOOR
22.15'
4TH FLOOR
32.29'
5TH FLOOR
42.44'
ROOF
52.58'
FIBER CEMENT PANEL
CORRUGATED METAL PANEL
FIBER CEMENT LAP SIDING
BLACK WINDOWS
BRICK
Project #
Date
PR
E
L
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M
I
N
A
R
Y
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
STREAM Collaborative
architecture + landscape
architecture dpc
123 S. Cayuga St Suite 201
Ithaca, New York 14850
ph: 607.216.8802
www.streamcolab.com
A
1
2
3
4
BCD
1/8" = 1'-0"
1/
1
1
/
2
0
2
1
3
:
4
4
:
3
7
P
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A202
EXTERIOR
ELEVATIONS
2018040
51
0
W
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01/11/2021
VI
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F
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A
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,
N
Y
SITE PLAN REVIEW 1/8" = 1'-0"1 ELEVATION - NORTH
1/8" = 1'-0"2 ELEVATION - WEST
(SENECA ST)
REVISIONS
Δ DESCRIPTION DATE
1ST FLOOR
0.00'
2ND FLOOR
12.00'
3RD FLOOR
22.15'
4TH FLOOR
32.29'
5TH FLOOR
42.44'
ROOF
52.58'
10
'
-
1
3
/
4
"
10
'
-
1
3
/
4
"
10
'
-
1
3
/
4
"
10
'
-
1
3
/
4
"
12
'
-
0
"
52
'
-
7
"
3'
-
0
"
55
'
-
7
"
1ST FLOOR
0.00'
2ND FLOOR
12.00'
3RD FLOOR
22.15'
4TH FLOOR
32.29'
5TH FLOOR
42.44'
ROOF
52.58'
Project #
Date
PR
E
L
I
M
I
N
A
R
Y
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
STREAM Collaborative
architecture + landscape
architecture dpc
123 S. Cayuga St Suite 201
Ithaca, New York 14850
ph: 607.216.8802
www.streamcolab.com
A
1
2
3
4
BCD
1/8" = 1'-0"
1/
1
1
/
2
0
2
1
3
:
4
4
:
5
3
P
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C:
\
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8
0
4
0
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5
1
0
W
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B
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A301
SECTIONS
2018040
51
0
W
E
S
T
S
T
A
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/
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01/11/2021
VI
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D
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V
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P
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N
T
G
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O
U
P
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O
F
I
T
H
A
C
A
,
N
Y
SITE PLAN REVIEW
1/8" = 1'-0"1 BUILDING SECTION A
1/8" = 1'-0"2 BUILDING SECTION B
REVISIONS
Δ DESCRIPTION DATE
FIRST FLOOR
SECOND FLOOR
THIRD FLOOR
1 HR RATED FLOOR/ CEILING ASSEMBLY
UL L570 SYSTEM 2 (STC 59)
• 3/4" GYP CEMENT UNDERLAYMENT*
• 1/8" SOUND ATTENUATION MAT
• 3/4" OSB SUB-FLOOR
• 11 7/8" I-JOISTS
• 3 1/2" FIBERGLASS BATT INSULATION
• 1/2" RESILIENT CHANNEL @ 12" O.C.
• TWO-LAYER 5/8" TYPE 'X' GWB
* UNDER SHOWERS AND TUBS PROVIDE
5/8" GP DENSHEILD PRODUCT IN LIEU OF
GYP CEMENT UNDERLAYMENT
8"
FOURTH FLOOR
FIFTH FLOOR
3'
-
0
"
8"
FIRST FLOOR
SECOND FLOOR
THIRD FLOOR
FOURTH FLOOR
FIFTH FLOOR
3'
-
0
"
FIRST FLOOR
SECOND FLOOR
THIRD FLOOR
EXTERIOR 2HR. LOAD BEARING
WALL ASSEMBLY UL V332
• FIBER CEMENT SIDING (LAP OR
PANEL)
• 3/4" RAINSCREEN
• 1.6" HUNTER Xci NB SHEATHING
(R-6)
• 2X6 WOOD STUDS
• R-19 BATT INSULATION
• TWO-LAYER 5/8" TYPE 'X' GWB
8"
FOURTH FLOOR
FIFTH FLOOR
3'
-
0
"
1 HR RATED FLOOR/ CEILING ASSEMBLY
UL L570 SYSTEM 2 (STC 59)
• 3/4" GYP CEMENT UNDERLAYMENT*
• 1/8" SOUND ATTENUATION MAT
• 3/4" OSB SUB-FLOOR
• 11 7/8" I-JOISTS
• 3 1/2" FIBERGLASS BATT INSULATION
• 1/2" RESILIENT CHANNEL @ 12" O.C.
• TWO-LAYER 5/8" TYPE 'X' GWB
* UNDER SHOWERS AND TUBS PROVIDE
5/8" GP DENSHEILD PRODUCT IN LIEU OF
GYP CEMENT UNDERLAYMENT
1 HR RATED FLOOR/ CEILING ASSEMBLY
UL L570 SYSTEM 2 (STC 59)
• 3/4" GYP CEMENT UNDERLAYMENT*
• 1/8" SOUND ATTENUATION MAT
• 3/4" OSB SUB-FLOOR
• 11 7/8" I-JOISTS
• 3 1/2" FIBERGLASS BATT INSULATION
• 1/2" RESILIENT CHANNEL @ 12" O.C.
• TWO-LAYER 5/8" TYPE 'X' GWB
* UNDER SHOWERS AND TUBS PROVIDE
5/8" GP DENSHEILD PRODUCT IN LIEU OF
GYP CEMENT UNDERLAYMENT
EXTERIOR 1HR. NON-LOAD
BEARING WALL ASSEMBLY UL V302
• FIBER CEMENT SIDING (LAP OR
PANEL)
• 3/4" RAINSCREEN
• 1.6" HUNTER Xci NB SHEATHING
(R-6)
• 2X6 WOOD STUDS
• R-19 BATT INSULATION
• ONE-LAYER 5/8" TYPE 'X' GWB
EXTERIOR 4HR. WALL ASSEMBLY
UL U901
• 8" NOMINAL CMU
EXTERIOR 2HR. LOAD BEARING
WALL ASSEMBLY UL V332
• FIBER CEMENT SIDING (LAP OR
PANEL)
• 3/4" RAINSCREEN
• 1.6" HUNTER Xci NB SHEATHING
(R-6)
• 2X6 WOOD STUDS
• R-19 BATT INSULATION
• TWO-LAYER 5/8" TYPE 'X' GWB
EXTERIOR 2HR. LOAD BEARING
WALL ASSEMBLY UL V332
• FIBER CEMENT SIDING (LAP OR
PANEL)
• 3/4" RAINSCREEN
• 1.6" HUNTER Xci NB SHEATHING
(R-6)
• 2X6 WOOD STUDS
• R-19 BATT INSULATION
• TWO-LAYER 5/8" TYPE 'X' GWB
EXTERIOR 1HR. NON-LOAD
BEARING WALL ASSEMBLY UL V302
• FIBER CEMENT SIDING (LAP OR
PANEL)
• 3/4" RAINSCREEN
• 1.6" HUNTER Xci NB SHEATHING
(R-6)
• 2X6 WOOD STUDS
• R-19 BATT INSULATION
• ONE-LAYER 5/8" TYPE 'X' GWB
EXTERIOR 1HR. NON-LOAD
BEARING WALL ASSEMBLY UL V302
• FIBER CEMENT SIDING (LAP OR
PANEL)
• 3/4" RAINSCREEN
• 1.6" HUNTER Xci NB SHEATHING
(R-6)
• 2X6 WOOD STUDS
• R-19 BATT INSULATION
• ONE-LAYER 5/8" TYPE 'X' GWB
Project #
Date
PR
E
L
I
M
I
N
A
R
Y
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
STREAM Collaborative
architecture + landscape
architecture dpc
123 S. Cayuga St Suite 201
Ithaca, New York 14850
ph: 607.216.8802
www.streamcolab.com
A
1
2
3
4
BCD
1/2" = 1'-0"
1/
1
1
/
2
0
2
1
3
:
4
4
:
5
5
P
M
C:
\
U
s
e
r
s
\
B
r
a
n
d
o
n
\
D
o
c
u
m
e
n
t
s
\
2
0
1
8
0
4
0
-
5
1
0
W
S
t
a
t
e
S
t
-
B
u
i
l
d
i
n
g
A
_
b
r
a
n
d
o
n
@
s
t
r
e
a
m
c
o
l
a
b
.
c
o
m
.
r
v
t
A302
WALL SECTIONS
2018040
51
0
W
E
S
T
S
T
A
T
E
/
M
L
K
S
T
01/11/2021
VI
S
U
M
D
E
V
L
O
P
M
E
N
T
G
R
O
U
P
CI
T
Y
O
F
I
T
H
A
C
A
,
N
Y
SITE PLAN REVIEW
1/2" = 1'-0"1 WALL SECTIONS
REVISIONS
Δ DESCRIPTION DATE
Project #
Date
PR
E
L
I
M
I
N
A
R
Y
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
STREAM Collaborative
architecture + landscape
architecture dpc
123 S. Cayuga St Suite 201
Ithaca, New York 14850
ph: 607.216.8802
www.streamcolab.com
A
1
2
3
4
BCD
1/
1
1
/
2
0
2
1
3
:
4
7
:
3
5
P
M
C:
\
U
s
e
r
s
\
B
r
a
n
d
o
n
\
D
o
c
u
m
e
n
t
s
\
2
0
1
8
0
4
0
-
5
1
0
W
S
t
a
t
e
S
t
-
B
u
i
l
d
i
n
g
A
_
b
r
a
n
d
o
n
@
s
t
r
e
a
m
c
o
l
a
b
.
c
o
m
.
r
v
t
A901
3D PERSPECTIVES
2018040
51
0
W
E
S
T
S
T
A
T
E
/
M
L
K
S
T
01/11/2021
VI
S
U
M
D
E
V
L
O
P
M
E
N
T
G
R
O
U
P
CI
T
Y
O
F
I
T
H
A
C
A
,
N
Y
SITE PLAN REVIEW
1 PERSPECTIVE - NE2PERSPECTIVE - NW
3 PERSPECTIVE - SE4PERSPECTIVE - SW
REVISIONS
Δ DESCRIPTION DATE