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Home My WebLink About2026-06-25 Local81_Preliminary PlansCV COVER SHEET BSM AS NOTED SYMBOLSNOTES GENERAL NOTES: 1.ALL WORK SHALL CONFORM TO APPLICABLE NATIONAL, STATE AND LOCAL CODES. 2.ONE SET OF CURRENT, APPROVED DRAWINGS SHALL BE KEPT ON SITE AT ALL TIMES DURING CONSTRUCTION. 3.NO WORK SHALL COMMENCE UNTIL APPROVAL HAS BEEN GRANTED FROM THE BUILDING DEPARTMENT HAVING JURISDICTION. CONTRACTOR IS RESPONSIBLE FOR SECURING ALL PERMITS AND INSPECTIONS REQUIRED BY THE AGENCIES HAVING JURISDICTION. 4.DRAWINGS SHALL NOT BE SCALED. CONTRACTOR SHALL VERIFY ALL CONDITIONS, DIMENSIONS, ELEVATIONS AND OPENINGS PRIOR TO COMMENCING ANY WORK. DISCREPANCIES OR OMISSIONS FROM THE PLANS AND/ OR SPECIFICATIONS MUST BE BROUGHT TO THE ATTENTION OF THE ARCHITECT. 5.CONTRACTOR IS RESPONSIBLE FOR CLEANUP AND HAULING AWAY ANY TRASH, CONSTRUCTION OR DEMOLITION DEBRIS GENERATED FROM THEIR WORK. CONTRACTORS SHALL CONFORM TO ALL LOCAL RECYCLING AND HAULING GUIDELINES. 6.CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING A COMPLETE SCOPE OF WORK. 7.CONTRACTOR SHALL COORDINATE THE WORK OF ALL TRADES, AND PROVIDE REQUIRED CHASES AND POCKETS AS SHOWN AND/OR REQUIRED TO COMPLETE THE WORK. 8.CONTRACTOR SHALL PROTECT ANY SURFACES/ CONSTRUCTION TO REMAIN FROM DAMAGE. CONTRACTOR SHALL PATCH EXISTING SURFACES DAMAGED OR AFFECTED BY THE WORK. 9.CONTRACTOR SHALL BE RESPONSIBLE FOR THE MEANS, METHODS, TECHNIQUES, SEQUENCES AND PROCEDURES OF CONSTRUCTION, INCLUDING JOB SITE SAFETY MEASURES, TEMPORARY SHORING AND/OR SUPPORT OF IN PLACE CONSTRUCTION. 10.CONTRACTOR SHALL VERIFY THE LOCATIONS OF ALL UTILITIES PRIOR TO COMMENCING WORK. 11.ALL DRAWINGS ARE THE PROPERTY OF THE ARCHITECT, AND THEIR USE SHALL BE LIMITED TO THE PROJECT NOTED. 12.IT IS A VIOLATION OF THE NEW YORK STATE EDUCATION LAW, ARTICLE 145, SECTION 7209, FOR ANY PERSON, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED PROFESSIONAL ARCHITECT, ENGINEER OR LAND SURVEYOR, TO ALTER ANYTHING ON THESE DRAWINGS. 2 3 4 1 A1.2 A3.2 3 A3.1 4 A1.1 1 A2.1 2 S CV COVER SHEET SITE L1 SITE PLAN ARCHITECTURAL A001 CODE REVIEW PLAN A100 FLOOR PLAN A101 MEZZANINE PLAN A102 ROOF PLAN A200 PRELIMINARY SECTIONS & ELEVATIONS DRAWING INDEX LIMITED ARCHITECTURAL SERVICES ASM Engineering Engineering ning n eign 6744Townline Road Tel: 315.455.2107 Syracuse, NY 13211 Fax: 315.455.7101 ir Engineering Engineering ning n eign DESIGN TEAM ABBREVIATIONS CODE SUMMARY CODE REVIEW APPLICABLE CODES: ·2025 EXISTING BUILDING CODE OF NEW YORK STATE ·2025 ENERGY CONSERVATION CONSTRUCTION CODE of NEW YORK STATE OCCUPANCY: M-MERCANTILE (ACCESSORY) CONSTRUCTION TYPE:Vb EXISTING SPRINKLER AND FIRE ALARM SYSTEMS TO REMAIN OCCUPANT LOAD: VILLAGE MARKET 750sf@60 =13 SERVING COUNTER 170sf@200 =2 TOTAL OCCUPANT LOAD 15 CLASSIFICATION of WORK:ALTERATION, LEVEL 2 REQUIREMENTS: ·COMPLY WITH CHAPTERS 7 & 8 OF EBCofNYS ·MAINTAIN EXISTING EGRESS PATH. ONE EXIT REQUIRED/ PROVIDED. ·ENERGY CONSERVATION COMPLIANCE NOT REQUIRED (809.1). CO P Y R I G H T 2 0 2 6 PRE L M I N A R Y P L A N NOT F O R C O N S T R U C T I O N 6.25 . 2 0 2 6 25 JUNE 2026 LOCAL 81 PLUMBERS & STEAMFITTERS UNION NEW TRAINING FACILITY near to 919 Elmira Rd ITHACA, NY 14850 Tax Map No. 035.-1-9.21 & 10.2 LOCAL 81 PLUMBERS & STEAMFITTERS UNION NEW TRAINING FACILITY near to 919 Elmira Rd ITHACA, NY 14850 Tax Map No. 035.-1-9.21 & 10.2 x x x x 25'-4 316" x x x x x x xx CODE ANALYSIS: APPLICABLE CODES ·BUILDING CODE OF NEW YORK STATE 2025 ·ENERGY CONSERVATION CODE OF NEW YORK STATE 2025 ·TOWN of ITHACA ENERGY CODE SUPPLEMENT (ECS) ·2010 ADA STANDARDS for ACCESSIBLE DESIGN ·ICC/ ANSI A117.1- 2009 STANDARD for ACCESSIBLE and USABLE BUILDINGS and FACILITIES ·CHAPTER 11 of the 2015 INTERNATIONAL BUILDING CODE FOR ACCESSIBILITIY AUTHORITY HAVING JURISDICTION CODE ENFORCEMENT OFFICE TOWN OF ITHACA, NY USE and OCCUPANCY CLASSIFICATION OCCUPANCY:BUSINESS B (TRAINING and SKILL DEVELOPMENT NOT WITHIN A SCHOOL or ACADEMIC PROGRAM) ACCESSORY OCCUPANCIES: ASSEMBLY (A-3)LARGE CONFERENCE RM BUSINESS (B)OFFICES, CONF RM, ETC CONSTRUCTION TYPE OFFICE/ CLASSRM AREAS TYPE IIIb WELD LAB TYPE IIIb CMU WITH STEEL JOISTS AND BEAMS AT THE WELD LAB/ RECEIVING AREA. BUILDING HEIGHT & AREA LIMITATIONS BUILDING HEIGHT: (TABLE 504.3): MAX 40ft (NOT SPRINKLERED) BUILDING HEIGHT, NUMBER of STORIES:ONE (MAX 2) (TABLE 504.4) MEZZANINE AREA LIMITATION (505.2.1):MEZZANINE <13 AREA OF LAB ROOM AREA. STORAGE MEZZANINE IN LAB IS LESS THAN 13 THE WIDTH OF THE ROOM OF WHICH IT IS A PART. THE WALL ON THE MEZZANINE OVERLOOKING THE LAB IS OPEN, WITH A GUARD RAIL. BUILDING AREA: WELD SHOP, TYPE IIIb CONSTRUCTION 7,534sf OFFICE/ CLASSROOM/ MTG 16,160sf ACCESSORY ASSEMBLY A3:832sf TOTAL BUILDING AREA ±23,694sf BASE ALLOWABLE FLOOR AREAS, (TABLE 506.2) GROUP B, TYPE Vb, NON-SPRINKLERED=At=19,000sf FRONTAGE INCREASE (506.3): 0.50 per TABLE 506.3.3.1 MAXIMUM ALLOWABLE BUILDING AREAS TYPE IIIb =BASE + FRONTAGE INCREASE = 28,500sf FIRE PROTECTION FIRE RESISTANCE RATING REQUIREMENTS, (TABLE 601): CONSTRUCTION TYPE IIIb STRUCTURAL FRAME 0 HOURS EXTERIOR BEARING WALLS 2 HOURS INTERIOR BEARING WALLS 0 HOURS NONBEARING INTERIOR WALLS 0 HOURS FLOOR CONSTRUCTION 0 HOURS ROOF CONSTRUCTION 0 HOURS CORRIDOR WALLS- FIRE RATED PARTITIONS 0 HOUR (>30 OCCUPANTS SERVED PER EXIT, SPRINKLERED) (TABLE 1020.2). FIRE SEPARATION TO ACCESSORY OCCUPANCIES NOT REQUIRED (508.2.4) EXTERIOR WALLS & OPENINGS: ·2 HOUR FIRE RATED BEARING WALLS BASED ON CONSTRUCTION TYPE ·OPENING SIZE in EXTERIOR WALLS NOT RESTRICTED BASED ON FIRE SEPARATION DISTANCE GREATER THAN 30ft TO THE PROPERTY LINE (TABLE 705.9) ·OPENINGS IN EXTERIOR WALLS ARE NOT REQUIRED TO BE PROTECTED (TABLE 705.9). FIRE ALARM SYSTEMS:NOT REQUIRED (OCCUPANT LOAD <500 PER 907.2.2.) SPRINKLER SYSTEM:REQUIRED (903.2.1.3- FIRE AREA>12,000sf) *(ITHACA CODE 225-3 STANDPIPES:NOT REQUIRED (FLOOR ELEVATION <30ft ABOVE GRADE 905.3.1) OCCUPANT LOAD (TABLE 1004.5) BUSINESS OCCUPANCY:22,423sf/150sf/PERSON =143 PEOPLE ASSEMBLY A3 OCCUPANCY:2,271sf/15sf/PERSON = 151 PEOPLE =294 PEOPLE MEANS of EGRESS 1st FLOOR EXITS REQUIRED:2 REQ'S; 5 PROVIDED MAX DEAD END PERMITTED 20ft PROVIDED MAX DEAD END 0ft MAXIMUM EXIT ACCESS TRAVEL DISTANCE 200ft (TABLE 1017.2) PROVIDED MAX. EXIT ACCESS TRAVEL DIST.106ft MAX. COMMON PATH OF EGRESS TRAVEL 75ft PROVIDED MAX. COMMON PATH OF TRAVEL 69FT ACCESSIBILITY: PER BCofNYS CHAPTER 11, ENTIRE GROUND FLOOR IS ACCESSIBLE. MEZZANINE FLOOR ACCESSIBILITY IS NOT REQUIRED IN ACCORDANCE WITH 1104.4 (FLOOR AREA <3,000sf). PLUMBING (TABLE 2902.1) OCCUPANT LOAD FROM ABOVE:294 REQUIRED PROVIDED BUSINESS W+M+UNISEX= TOILETS 1:25 FOR 50; 1:50 THEREAFTER @294=7 5+5+2=12 LAVATORIES 1:40 FOR 80; 1:80 THEREAFTER @294=5 4+4+2=10 DRINKING FOUNTAINS ONE, DUAL HEIGHT 2 MOP SINK ONE 1 ENERGY CODE/ DESIGN R-VALUES NYS ENERGY CONSERVATION CONSTRUCTION CODE 2025 TOWN of ITHACA ENERGY CODE SUPPLEMENT LOCAL LAW 5-2021 VESTIBULE NOT REQ'D (<3,000 SF), BUT PROVIDED ECS REVIEW: ·144-C401.2 PRESCRIPTIVE COMPLIANCE METHOD ·144-C404.7 NET-ZERO COMPLIANCE REQUIRED ··NO FOSSIL FUELS PERMITTED FOR SPACE HEATING, WATER HEATING OR CLOTHES DRYING. FOSSIL FUELS ARE PERMITTED FOR PROCESS ENERGY AND COOKING (144-C404.7.2) ··ZERO CODE COMPLIANCE REQUIRED (VERSION 2.0, 2020). REFER TO COMCHECK REPORT FOR DETAILED COMPLIANCE INFORMATION. ENVELOPE 10% BETTER THAN REQUIRED. ASSEMBLY A-3 OCCUPANCY 2,338sf EXIT ACC E S S T R A V E L D I S T A N C E 200ft MA X ; 1 0 6 f t A C T U A L CO M M O N P A T H O F T R A V E L D I S T A N C E 75 f t M A X ; 6 9 f t A C T U A L GROUNDSNOW LOAD( from 2017SUPPLEMENT) WIND DESIGN SPEEDFIGURER301.2(4)A TOPOGRAPHICAL EFFECTS WIND-BORNE DEBRIS ZONE CLIMATE AND GEOGRAPHICAL DESIGN CRITERIA SPECIAL WIND REGION SEISMIC DESIGN CATEGORY SUBJECT TO DAMAGE FROM WEATHERING PROBABILITY (FIG. 301.2(3)) FROST LINE DEPTH TERMITE (FIGURE R301.2(6)) WINTER DESIGN TEMP ICE BARRIER UNDERLAYMENT REQUIRED FLOOD HAZARDS AIR FREEZING INDEX (100 YEAR) MEAN ANNUAL TEMP SNOW LOAD DESIGN PROJECTSITEELEVATION ELEVATIONADJUSTMENT(=+2psf/100'>1000') 40psf ±470ft +0 ADJUSTEDGROUNDSNOWLOAD 40psf CLIMATEZONE PRESCRIPTIVE COMPLIANCE REQUIREMENTS (REFER TO TYPICAL WALL SECTIONS FOR PROJECT SPECIFIC COMPONENTS WHICH MAY EXCEED THESE MINIMUM REQUIREMENTS) ENERGY CODE COMPLIANCE REVIEW: TESTING, LABELING & NOTES THOMPKINSCOUNTY ZONE 5 FOUNDATION WALL/ BELOW SLAB INSULATION SLAB EDGE INSULATION REQUIRED by NYS ECCC 2025 PROVIDED FENESTRATION MAXIMUM WINDOW U-FACTOR PROPOSED HEATING SYSTEM -- GEOTHERMAL HEAT PUMP SYSTEM N/A INSULATION UNDER SLAB on GRADE, HEATED PROVIDE EXPANSIONJOINTMATERIAL ATBASEMENT&CRAWLSPACESLABPERIMETER SKYLIGHT MAXIMUM WINDOW U-FACTOR FENESTRATION SHADING COEFFICIENT (SHGC) MINIMUM CEILING/ ROOF R-VALUE R33ci R21+4ciorR19+5cior R11+10ci EXTERIOR WALLS WOOD FRAMED WALLS MASS WALL R-VALUE R13.3ci FLOORS OVER UNHEATED AREAS R-VALUE N/A BASEMENT WALL INSULATION R-VALUE R-10ci to 4ft BELOW GRADE PROVIDE R10 UNDER FULLSLAB WHEN IT ISHEATED OWNER/ GC PROVIDE PRODUCT DATA FOR SELECTED WINDOWS & DOORS N/A R-49 CLOSED CELL SPRAY FOAM AT UNDERSIDE of ROOF DECK R-20 BIBS + R5 INSULATED ZIP SHEATHING N/A N/A R15ciorR19 CAVITYor R5ci+R13CAVITY OWNER/ GC PROVIDE PRODUCT DATA FOR SELECTED WINDOWS & DOORS NOT PROVIDED INSULATE RIM JOIST AREA WITH SPRAY FOAM AS SHOWN PROVIDE CONTINUOUS AIR BARRIER PER CODE TABLE R402.4.1.1 PROVIDE SEALANT AT MULTIPLE FRAMING MEMBERS, ON INTERIOR SIDE, AND BETWEEN FLOOR PLATE AND SUBFLOOR. B-SITE CLASS D SEVEREULTIMATE:115NOM.: 89 mph SLIGHT-MOD.YES NO0 DEGREES 4'-0" PROVIDER20 for 48"+R5 FULL SLAB R15ciorR19 CAVITYorR5ci+R13CAVITY R15ciorR19 CAVITYorR5ci+R13CAVITY REQUIRED by ZERO CODE 2.0 2020 INSULATION UNDER SLAB on GRADE, UNHEATED PROVIDER15 for 24"BELOW ---- 46.1°1367 A001 PLAN BSM 1/8"=1'-0" CODE REVIEW CO P Y R I G H T 2 0 2 6 PRE L M I N A R Y P L A N NOT F O R C O N S T R U C T I O N 6.25 . 2 0 2 6 25 JUNE 2026 LOCAL 81 PLUMBERS & STEAMFITTERS UNION NEW TRAINING FACILITY near to 919 Elmira Rd ITHACA, NY 14850 Tax Map No. 035.-1-9.21 & 10.2 LOC A L 8 1 x x x x SANDBOX 1178 SF 48'-5"45'-10" RIGGING 576 SF 32'-9"32'-9" PLUMBING LAB 1006 SF 34'-0"29'-7" PIPEFITTER LAB 562 SF 30'-0"20'-0" ORBITAL WELDING CLASSROOM 443 SF 23'-1"20'-0" MECH. 590 SF 34'-11"27'-4" CLASSROOM 777 SF 33'-11"23'-7" CLASSROOM 1369 SF 39'-3"39'-10" MEETING RM 1856 SF 39'-11"46'-10" STAGE 415 SF 34'-4"12'-1" COMPUTER LAB 1069 SF 45'-10"23'-4" OFFICE 248 SF 23'-1"12'-6" WELD SHOP 5084 SF 67'-3"111'-8" OFFICE 194 SF 15'-4"12'-8" STORAGE 194 SF 15'-4"12'-8" RECEIVING 409 SF 15'-4"26'-8" STORAGE 299 SF 22'-1"13'-8" STORAGE 122 SF 11'-8"10'-5" STAIR 235 SF 16'-0"18'-6" CONFINED SPACE TRAINING 235 SF 15'-4"15'-4" LOCKER 191 SF 13'-11"13'-8" STORAGE 439 SF 19'-1"24'-7" COPY RM 101 SF 7'-7"13'-9" T. 46 SF 7'-4"6'-3" T. 46 SF 7'-3"6'-3" CONFERENCE RM 486 SF 27'-2"18'-11" OFFICE 140 SF 13'-0"10'-9" OFFICE 151 SF 13'-0"11'-7" OFFICE 151 SF 13'-0"11'-7" OFFICE 151 SF 13'-0"11'-7" OFFICE 151 SF 13'-0"11'-7" MEN 254 SF 24'-0"11'-7" WOMEN 254 SF 24'-0"11'-7" JC 50 SF 6'-0"8'-3" LOBBY 1065 SF 42'-3"37'-3" CIRCULATION 587 SF 69'-2"14'-8" VEST 78 SF 7'-7"10'-4" VES T 67 S F 10' - 1 1 " 11' - 6 " VEST 53 SF 8'-1"6'-7" 1 1/8"=1'-0" FLOOR PLAN SCALE: 1/8" = 1'-0" 4'8'0 16' MECH. 61 SF 13'-4"4'-7" SHOWER RM 71 SF 5'-11"11'-11" SHOWER RM 71 SF 5'-11"12'-0" LOBBY 1509 SF 74'-4"28'-6" 25'-4316" TOOL CRIB 194 SF 12'-8"15'-4" x x x x x x xx CYLINDER STORAGE 80 SF 20'-0"4'-0" BBQ PIT 248 SF 8'-0"31'-0" UP 21r. A100 PLAN BSM 1/8"=1'-0" FLOOR CO P Y R I G H T 2 0 2 6 PRE L M I N A R Y P L A N NOT F O R C O N S T R U C T I O N 6.25 . 2 0 2 6 25 JUNE 2026 LOCAL 81 PLUMBERS & STEAMFITTERS UNION NEW TRAINING FACILITY near to 919 Elmira Rd ITHACA, NY 14850 Tax Map No. 035.-1-9.21 & 10.2 x x x x x x x x x x x xx x x x x x x xx x x x x DN21r. CONFINED SPACE TRAINING 352 SF 22'-0"16'-0" TOOL CRIB 187 SF 17'-0"11'-0" TOOL CRIB 187 SF 17'-0"11'-0" STORAGE 409 SF 26'-8"15'-4" 1 1/8"=1'-0" MEZZANINE PLAN North 28'-4 " 56'-0 " 84'-4 " 17 ' - 0 " 64 ' - 0 " 60'-918" 12 0 ° 97'-812" 56 ' - 1 1 38" MANHOLE GUARD RAIL 8ft H. EXPANDED METAL FENCING A101 BSM 1/8"=1'-0" PLANMEZZANINE CO P Y R I G H T 2 0 2 6 PRE L M I N A R Y P L A N NOT F O R C O N S T R U C T I O N 6.25 . 2 0 2 6 25 JUNE 2026 LOCAL 81 PLUMBERS & STEAMFITTERS UNION NEW TRAINING FACILITY near to 919 Elmira Rd ITHACA, NY 14850 Tax Map No. 035.-1-9.21 & 10.2 1 1/8"=1'-0" ROOF PLAN North A102 BSM 1/8"=1'-0" PLANROOF CO P Y R I G H T 2 0 2 6 PRE L M I N A R Y P L A N NOT F O R C O N S T R U C T I O N 6.25 . 2 0 2 6 25 JUNE 2026 LOCAL 81 PLUMBERS & STEAMFITTERS UNION NEW TRAINING FACILITY near to 919 Elmira Rd ITHACA, NY 14850 Tax Map No. 035.-1-9.21 & 10.2 FFE 2 1/8"=1'-0" WEST ELEVATION b/o DECK at CLASSRMs 14 ' - 0 " +/-94'-9" 122 FFE b/o DECK 24 ' - 0 " 20 ' - 0 " FFE WINDOW HEAD 2 1/8"=1'-0" WEST ELEVATION b/o DECK 24 ' - 0 " +/-84'-5"+/-73'-3" FFE 16 ' - 0 " b/o DECK at MTG RM 12 2 2 1/8"=1'-0" WEST ELEVATION FFE 16 ' - 0 " b/o DECKat MTG RMb/o DECKat OFFICE 14 ' - 0 " FFE b/o DECK 24 ' - 0 " FFE BAGHOUSE CANOPY OVER CYLINDER STORAGE SANDBOX SOLAR PANELS 1 1/8"=1'-0" WEST ELEVATION 10 ' - 0 " 12 312 16 ' - 0 " +/-41'-0"+/-33'-8" b/o DECK at MTG RM 14 ' - 0 " b/o DECK at CLASSRM 12 2 64'-0" x x x x x x x x x x x x x x x x x x x xxx x x WINDOWWINDOW 12 ' - 0 " 12 ' - 0 " x x x 3'- 4 " 1 3/16"=1'-0" SECTION THRU WELD SHOP 8'- 0 " 1 1/32"=1'-0" ROOF AREA ZONE DIAGRAM North CO P Y R I G H T 2 0 2 6 PRE L M I N A R Y P L A N NOT F O R C O N S T R U C T I O N 6.25 . 2 0 2 6 25 JUNE 2026 LOCAL 81 PLUMBERS & STEAMFITTERS UNION NEW TRAINING FACILITY near to 919 Elmira Rd ITHACA, NY 14850 Tax Map No. 035.-1-9.21 & 10.2 A200ELEVATIONS BSM AS NOTED SECTIONS & PRELMINARY A IMAGE REPRESENTING SOLAR PANEL COVER OVER SANDBOX C IMAGE REPRESENTING METAL PANEL SIDING at OFFICE AREA B IMAGE REPRESENTING MASONRY WELD SHOP PORTION of BLDG D IMAGES REPRESENTING SIDING at ROADSIDE ENTRANCE E IMAGE REPRESENTING LOADING DOCK