HomeMy WebLinkAbout01 CDA1 30006 210120327 South Geneva StreetIthaca, New York 14850tel/ans 607-277-2701cell 607-275-7000email DRH@DanielRHirtler.comweb site www.danielrhirtler.comDaniel R. Hirtler, Architect PLLC128 Hudson StreetRestoration of Two Family Dwellingand Level 2 Alteration at128 Hudson StreetCity of Ithaca, New YorkConstruction DocumentsA11 of 2300061/20/2021Proposed First Floor PlanP1b1/4" = 1'-0"Proposed First Floor PlanP2b1/4" = 1'-0"Existing First Floor PlanP1b1/8" = 1'-0"Existing Second Floor PlanP2b1/8" = 1'-0"Existing Attic PlanNo Alteration(showing Smoke Alarms)PA1/8" = 1'-0"Replace existing double hung window unitwith a new replacement casement windowwith an insulated double pane Low E, argonfilled glass window unit which meets therequirements of Section R310 of theResidential Code.Minimum Window Requirements:replacement window U Value: .3 maximumglass area: .67 SF minimum (to reach 8% glass)vent area: 5 SF minimum (to reach 4% vent)clear opening area: 5 SF minimum (R310.2.1 exception for ground floor opening)clear opening size: 20" min width x 24" min height (R310.2.1)bottom of clear opening: 44" maximum height (R310.2.2)Existing fixed window shall remain.existing glass area: 9.33 SFBedroom 1Apartment 1Eat-InKitchenApartment 1HallApartment 1Living RoomApartment 2Bedroom 2or Living RoomApartment 132x82Provide new door in existing frame with privacy latchset.Reuse one of the existing door panels which are being removed, if possible.FProvide new 1 hour rated Dwelling Unit Separation Wall.1 hour rated wall shall extend from top of existing finishedwood floor to underside of second floor deck sheathing.Extend the dwelling unit separation from undisturbed wallfinish to undisturbed wall finish. If the wall cavities areexposed, extend the separation to the wall sheathing atthe exterior wall and through the interior partition to thefinish on the opposite side of the partition. Install aminimum of R-10 batt insulation in this partition andair-seal (R402.4.6).See Detail 1 (this sheet).BathroomApartment 1There is no changeto this room.Work AreaFloor 1: 467 SFFloor 2: 400 SFTotal Work Area: 867 SFAggregate Dwelling Area: 2,008 SFWork Area is 43% of Aggregate Dwelling AreaAJ601.6.1 Existing Dwelling Unit Separationdoes not need to be made to extend continuouslyfrom the foundation to the underside of the roofsheathing.Remove existing door and frame.Install 1 hour rated self closingfire rated door in rough openingand repair the existing finishesaround this opening.Provide passage latchset withseparate deadbolt which iskeyed both sides.existing32x82Remove existing door and frame.Provide 1 hour rated infill in existingnon-fire rated dwelling separation wall.10'-5 1/2" x 12'-1 1/2"127 SF - 2 occupants~13% glass~9% vent203 SF8.0% glass4.2% glass166 SFHabitable Area and OccupancyApartment 1:2 occupants (as recorded in Bldg Dept File)395 SF habitable space@ 100SF habitable space associatedwith Eat-In Kitchen.Apartment 2:3 unrelated occupants, 5 related occupants736 SF habitable space153 SF1 hr FPSC30x80The Work Areaof this project is shaded.Dining SpaceApartment 2Bedroom 2Apartment 2Kitchen AreaBedroom 1Apartment 2Bedroom 3Apartment 2BathroomApartment 2Entry HallApartment 2Stair HallApartment 2PantryArea21 SFW/DDWexisting36x80Apartment 1EntryApartment 2Entryexisting36x84existing stair to second floorexisting stair to basementWork in the basement is limited tomechanical and electrical work neededto establish second floor kitchen andfirst floor bedroom.135 SF99 SF255 SFaggregate room area16.7% glass8.7% ventRemove existing closet walls.Provide 84" wide x 92 1/2" highopening in wall.peninsula166 SF2 occupants120 SF2 occupants112 SF1 occupantIf the two tenants in this apartment wish to have separatebedrooms, the Property Maintenance Code of New Yorkdoes not have a requirement for minimum Living Room orDining Room for two occupants, so the habitable spacein the Eat-In Kitchen can serve as the only common,habitable space for Apartment 1.HallApartment 117'-7 3/4"12'-1 1/2"10'-1"16'-7"19'-7 1/4"12'-1 1/2"7'-0 1/2"8'-2"work spaceeating-barrefrangemic / hoodsink9'-3 1/4"12'-1 1/2"8'-1 1/2"1 hour ratedDwelling Separation DetailD11/2" = 1'-0"condition 1:if partition is not in contact withexisting joistcondition 2:if partition lies underexisting joistconditionat bottom of wall(same for both top wall conditions)apt 1bedroomapt 2living roomapt 2kitchenapt 2closetapt 2bedroomapt 1bedroomapt 2living roomapt 2kitchenapt 2closetapt 2bedroomCut existing plaster finish to face of existingjoist to expose three joist spaces within thearea of the new dwelling separation.Fasten 2x4 furring to existing joist.Position furring to cause face of baselayer of 5/8" Type X gypsum board to alignwith plaster finish. Fasten (1) layer5/8" Type X gypsum board to furring.Maintain existing (1) layer of 1/2" gypsumboard over entire ceiling surface.Repaired Ceiling Separation: 65 minutes2x4 planks @ 16" o.c.brace top of partitionand act as furring forgypsum board ceilingExisting Basement Plan(showing areas requiring additional fire protectionas well as smoke and CO alarms)PB1/8" = 1'-0"2x6 bottom plate, fastened to finished wood floor2x6 @ 16"o.c. wood studs(2) 2x6 top plate(typical at both conditions)5/8" Type X gypsum board(1) layer on each side of partitionfiberglass batt insulation: R-10 minimumProvide an air seal at this wallfiberglass batt insulationR-10 minimum in eachopened joist cavityRun kitchen sink drain in closet wallto the position where it can drop intowall below without cutting any joist.Run kitchen sink drain in closet wallto the position where it can drop intowall below and interfere with only thejoist which lies over the partition.Cut as little of the joist as possibleand provide adequate support to thedamaged joist as determined when thecondition is known.fiberglass batt insulationR-10 minimum in eachopened joist cavityFasten 2x4 furring to existing joist.Position furring to cause face of baselayer of 5/8" Type X gypsum board to alignwith plaster finish. Fasten (1) layer5/8" Type X gypsum board to furring.1 hour fire protection of supporting construction:(2) layers 5/8" Type X gypsum board at basement ceilingover the basement ceiling where any joists support thedwelling separation wall.The 8x8 timber beam which supports these joistsand the posts which support this beam shall beprotected by (2) layers 5/8" type X gypsum board as well.The floor system will have a 90 minute rating and the postand beam system will have an 80 minute rating.See Note 1Note 1Apply (1) layer 5/8" Type X gypsum boardto the face of the existing joists to extendseparation through floor to underside offloor sheathing.Note 2The Fire Resistance of the Assembliesof this Project are calculated in accordancewith Section 722.6 of the2020 Building Code of New York.Framing shall not exceed 16" o.c.Tape and spackle all gypsum board joints.wood joists @ 16" o.c.perpendicular to new wall(This construction supportsthe dwelling separation wall)3/4" finished wood floorover 1" wood subfloorVerify the direction of the existingsecond floor joist before construction.The detail of the dwelling separationthrough the floor system will need tobe altered if the joists are perpendicularto the separation wall.(2) layers 5/8"Type X gypsum board80 minute protectionaround posts and beamsupporting construction(2) layers 5/8" Type X gypsum board90 minute protectionsupporting constructionboilerHWHW/Dstair to apt. 1bulkhead stairto rear porchFill exposed joist cavitieswhich are to be coveredin gypsum board withfiberglass batt insulation.25.35% glass13.2% ventexisting32x83SASACOACOASASASASASACOACOASASASACOASASACOASADemonstrate a Smoke Alarm and Carbon Monoxide Alarm Systemwhich is in accordance with AJ601.8 of the Residential Codeof New York. The configuration of Smoke Alarms and Carbon MonoxideAlarms is shown on the plans. Where a Smoke Alarm and a CarbonMonoxide Alarm are shown together, a combination alarm is permissible.Smoke AlarmCarbon Monoxide Alarmsolid 2x blocking over beam toprovide nailing surface for fire protectionto extend to underside of first floor subfloor.