707 E. Seneca St.

Ithaca, NY

This 3 story multi-family building was a collaboration between Schickel Architects and STREAM Collaborative. Schickel was the design architect for the project and responsible for municipal approvals including the Certificate of Appropriateness from the Ithaca Landmarks Preservation Commission. The building sits in Ithaca's infamously steep East Hill historic district and created several challenges with retaining walls and accessibility. STREAM initially collaborated on the site design but was later commissioned by the developer to produce the final detailed construction documents for the 18 bedroom multi-family building. The project was originally conceived as modular construction but was changed at the last minute to a conventionally framed structure. With an incredibly tight timeline and spring start date, STREAM was able to deliver construction documents as the Architect of Record and help secure the building permit in time for an August deadline. 

  • DATE: 2015
  • COLLABORATORS: Schickel Architects
  • BUILDER: Bella Faccia Construction
  • DEVELOPER: Modern Living Rentals

 

336 Forest Home Dr.

Ithaca, NY

One of STREAM's earliest projects was the 2012 addition to the wonderfully quirky stone home in the historic Forest Home community. The home was originally built in 1937 by a stone mason who salvaged materials from various projects at Cornell. The goal was to add a master bedroom on the second level with an additional living room space on the main level, which included an outdoor dining terrace overlooking Fall Creek. The original stone garage with terrace was in need of serious structural repairs due to years of moisture problems. The garage was fortunately salvaged in the process and would become the foundation for the new work. The objective was to use similar materials and forms to blend old with new in a seamless way while maximizing living space without changing the footprint of the home.

  • DATE: 2012
  • BUILDER: Latipac Builders

 

201 College Ave.

Ithaca, NY

The 201 College Ave. project involves the construction of a 5 story apartment building at the corner of College Avenue and Bool Street, in the Collegetown district of Ithaca, NY. As a primarily student-housing building the complex will contain 44 dwelling units with 76 bedrooms.

The project proposes four 3‐bedroom, 3 bath units, four 4‐bedroom, 2 bath units, twenty-four 1‐bedroom loft units, and twelve 2‐bedroom loft units. The mix of units can appeal to a wide demographic of potential renters, however the location is likely to attract mostly student renters. The basement level features a fitness room with windows overlooking the street-level. There will also be a basement bicycle garage for approximately 30 bikes with ramp access from a doorway on Bool Street. The space will have an air station and ebike charging stations.

STREAM is currently in development of full architectural designs, planning, and site design.

  • DATE: 2016

902 Dryden Rd.

Ithaca, NY

902 Dryden Road will be a new multi‐family townhome development on a 1.9 acre plot along Dryden Road, built around an existing duplex. The project will add twelve townhomes clustered around landscaped grounds and a central landscaped parking area. Site amenities will include a central trash and loading area, covered bike parking, landscaped grounds and open space fronting on Fall Creek.

This site is situated adjacent to Fall Creek so special attention is paid to filtering stormwater runoff from buildings and the parking area. Landscaped areas between buildings will utilize rain gardens and bioswales to allow roof drainage to infiltrate with larger areas being intercepted by a large vegetative swale and infiltration basin.

Developed by STREAM for Modern Living Rentals, this project features architectural designs, planning, and landscape design.

  • DATE: 2016
  • CLIENT: Modern Living Rentals

 

815 S. Aurora St.

Ithaca, NY

815 South Aurora Street is a conceptual design for a new four story apartment building constructed on a steep hillside on the east side of Danby Road, overlooking the proposed Chain Works District. It will share the site with an existing cell tower facility. 

The proposed building will contain apartments primarily serving Ithaca College students. There will be an amenity room and outdoor roof terrace accessible to all residents, with spectacular views to the north and west. 

  • DATE: 2016
     

201 N. Aurora St

Ithaca, NY

STREAM has prepared preliminary sketch plans for a 6 story mixed-use building at the corner of North Aurora and Seneca Streets.

Seneca and Aurora is the first place traffic stops on its way into downtown, so this corner is a significant part of the initial impression visitors from the East have of the central business district. It is the intention of the proposed project to extend the open, active character of the Aurora Street streetscape around the block, enhancing the pedestrian experience at this key gateway to downtown. Currently, the streetscape along North Aurora is quite pleasant, with active glazed storefronts and a continuous façade. Recessed entries, outdoor dining, and a cornice at the second floor level give the façade an intimate scale, a characteristic which STREAM intends to preserve with this project.

By completing numerous studies in form and local characteristics, STREAM has developed conceptual designs to demonstrate the developer's intention to bring more housing downtown while respecting the traditional urban form and creating visual interest through artful façade composition. 

  • DATE: 2016
     

301 East State Street

Ithaca, NY

STREAM Collaborative worked as a design consultant with Kelly Grossman Architects out of Austin, TX on the proposed State Street Triangle development in downtown Ithaca, NY.

Coordinated by Whitham Planning and Design, STREAM was added to the team to  provide facade design and 3D visualization assistance to better illustrate how a building of this scale relates to the existing urban fabric. Our objective was to help Kelly Grossman Architects develop a context-sensitive approach with a rich pedestrian experience and vibrant streetscape. The images shown here are from the early stages of design.

  • DATE: 2015

 

Ithaka Terraces

Ithaca, NY

A proposed new multi-family pocket neighborhood comprised of four smaller buildings, two fronting West Spencer Street and two fronting West Cayuga Street. They will be connected by a landscaped series of stairs and terraces going up the hill, effectively creating a new pedestrian connection between the two streets. Each of the four buildings will be three stories tall and contain three dwelling units, for a total of 12 units. Pocket neighborhood developments are dense, small-scale residential projects that fit within the existing neighborhood context while offering an alternative and sustainable lifestyle choice for residents.

  • DATE: 2015

Troy Road Residential

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Ithaca, NY

STREAM Collaborative is working with Rural Housing Preservation Associates on a planned community just two miles outside the City of Ithaca along Troy Road. The project sits on a 68 acre former farm, crossed by overhead utility lines. The landscape includes a wooded knoll in the center with open fields and two small glens. Consolidating the two utility lines into one corridor `significantly opens up the parcel for new development. However, the current zoning only allows for low density residential, which would have a significant impact on this beautiful piece of land if homes were to be distributed across the entire parcel. Instead, the developer’s approach is to cluster the homes on less than one-third of the parcel leaving the remaining two-thirds as protected open-space for active and passive recreation. The project would provide much needed housing in the middle income demographic.

  • DATE: 2014

Tompkins County Library Reuse

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Ithaca, NY

STREAM Collaborative is working with Dr. Marne O’Shea on an adaptive reuse proposal to repurpose the Old Tompkins County Library into a dynamic center of lifelong health and community resources for all ages including much needed housing. The building’s location within walking distance of numerous amenities makes it an ideal location for mixed-use development. The proposal includes a complete renovation and deep energy retrofit with an entirely new building envelope. If the proposal is selected by the County, the building will accommodate two floors of community/commercial spaces, and three floors of market rate housing.

  • DATE: 2014

TREE at EcoVillage Ithaca

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Ithaca, NY

STREAM Collaborative has been invited to finalize the building permit applications for all 40 homes designed by Coterre who is based in California. The design of the community focuses on small homes complemented by the social dimensions and shared common facilities of Co-housing. This is the third and final neighborhood of the world renowned EcoVillage at Ithaca. STREAM Collaborative is managing the design modifications along with Taitem Engineering during the construction administration phase of the project and serving as the architect of record. The projects feature Passive House construction techniques with 90% reduction of energy use compared to average homes. Several of the homes have achieved LEED Platinum certification. Renderings courtesy of Coterre.

  • DATE: 2014

9182 South Rhodes Rd.

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Lodi, NY

This stunning piece of property on the east side of Seneca Lake was designed by Noah Demarest over a period of several years beginning in 2008. The project began with a 200 ft long dry laid seawall, deck and landscape design. A new beach house and extensive renovations on the existing house were designed by Peter Steer AIA, beautifully executed by Bruno Schickel and his team. Work on the site design continued, adding several stone retaining walls, pathways, steps, and a waterfall fountain constructed by Kevin Reilly. Final lighting and planting design was completed with Kim Michaels from TWMLA. A comprehensive planting plan was installed over several seasons as construction ended. Plantings feature ornamental grasses, expansive carpets of sedums, Asian-influenced evergreen rock gardens, woodland plantings of ferns and hostas, and much more.

  • DATE: 2014

323 Taughannock Blvd.

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Ithaca, NY

STREAM Collaborative is leading the design of the first mixed-use building on Inlet Island, scheduled to be constructed in early 2015. The 20-unit market rate apartment building includes ground floor commercial space and 18 covered parking spaces. The building sits directly on the old Cayuga Inlet with a public promenade enhanced with boat slips, improved hardscape and plantings. The project is conceived as a catalyst for future redevelopment of the island per the city’s urban design plan. The building design is inspired by the industrial waterfront history of what was once known as “The Rhine” district. The new facade features historic and contemporary elements of rustic bricks, steel, traditional clapboard siding, and window casings. The building is designed with private balconies as well as a rooftop terrace, greenhouse, and extensive solar roof panels.

  • DATE: 2014