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

 

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
     

Tiny Timber Homes

Ithaca, NY 

After coming up with the basic design and construction details, Buzz Dolph approached Noah Demarest of STREAM Collaborative. Noah helped work through design issues and helped make sure the new buildings would meet code. It was during these meetings that Noah and Buzz began to realize that they were onto something bigger than the original four rental units for Buzz and Nancy. They saw that there was a unique product in front of them. Tiny Timber came to life. Noah and Buzz are working on 4 different models of small post and beam homes ranging in size from 500 sq ft to 1,100 sq ft. Their plan is to market these homes as kits and sell them through approved local builders who can then erect them. Kits will also be available for homeowner construction, keeping in mind that heavy machinery and know-how are needed to build a Tiny Timber home.

For more information please visit the Tiny Timber Website

  • CLIENT: Buzz and Nancy Dolph
  • DATE: 2016
  • SIZE: 500 - 1,100 sf
  • SERVICES: Architectural

Chain Works District

Ithaca, NY

STREAM Collaborative is overseeing zoning development and approvals for the proposed Chain Works District in Ithaca, NY. The current proposal is to develop this formerly industrial site to become an urban “live, work, play” mixed use neighborhood that will include apartments, office space, small business incubator and flex space; gardens and park, and areas devoted to manufacturing.  By re-purposing existing buildings and honoring the industrial character of the site, this project can serve as a regional model for innovative design and sustainable adaptive use.  Design development is currently underway. For more information about this ongoing project, visit chainworksdistrict.com.

  • DATE: 2015

Form Ithaca

Ithaca, NY

STREAM Collaborative is consulting with Form Ithaca, an initiative to help support the ongoing efforts of the City and Town of Ithaca, NY to update land use regulations to meet the goals and objectives of their comprehensive plans. The project supports a full range of housing and lifestyle options within a framework that facilitates transportation choice, a reduction in greenhouse gas emissions, and a strong economy for the region.

Form Ithaca hosts public events with the goal of encouraging participation in order to help develop a better zoning code for Ithaca, NY. Images shown are the result of the Character Code Charrette. More information can be found at www.formithaca.com.

Several articles about Form Ithaca have been published on the Better! Cities and Towns website, including: “How Zoning Reform Could Help My Town”,“Turning a Barrier into a Boulevard”, “A New Village for Compact Regional Growth“, “A Mixed-Use Waterfront for the City”“Connecting People to Jobs on the Waterfront”, and “Form-Based Codes: What’s the Deal?”

  • 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

705 – 711 Bleecker St.

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Utica, NY

Conceptual drawings for the Utica, NY Bleecker Street Facade Program that show a proposal to renovate the facade of a mixed commercial and residential building, focused on the storefront facade of existing retail locations.

  • DATE: 2015

506 Mohawk St.

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Utica, NY

Conceptual drawings prepared for the Utica, NY Bleecker Street Facade Program that show a proposal to renovate the facade of a mixed commercial and residential building, focused on the storefront facade of an existing bakery.

  • DATE: 2015

510 Albany St.

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Utica, NY

Conceptual drawings prepared for the Utica, NY Bleecker Street Facade Program that show a proposal to refine the circulation pattern and landscaping of an existing auto sales and repair shop.

  • DATE: 2015

701 – 703 Bleecker St.

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Utica, NY

Conceptual drawings prepared for the Utica, NY Bleecker Street Facade Program that show a proposal to renovate the facade of a mixed commercial and residential building, focused on the storefront facade of an existing restaurant supply store.

  • DATE: 2015

108 – 116 Bleecker St.

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Utica, NY

Conceptual drawings prepared for the Utica, NY Bleecker Street Facade Program that show a proposal to renovate the facade of a mixed commercial and residential building, focused on the storefront facade of proposed retail spaces.

  • DATE: 2015

54 – 55 Hotel St.

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Utica, NY

Conceptual drawings prepared for the Utica, NY Bleecker Street Facade Program that show a proposal to renovate the facade of a mixed commercial and residential building, focused on regaining the original character of the upper level windows.

  • DATE: 2015

713 – 717 Bleecker St.

Utica, NY

Conceptual drawings prepared for the Utica, NY Bleecker Street Facade Program that show a proposal to renovate the facade of a commercial building, focused on the storefront facade of an existing bakery and cafe.

  • 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

Ithaca Form-Based Code Study

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Ithaca, NY

In 2013 STREAM Collaborative along with Randall + West completed a demonstration inter-municipal form-based code study for the Town and City of Ithaca, which was funded by a Tompkins County grant with a match from the Town of Ithaca. The study included a full hypothetical calibration of the Smart Code which was applied to a demonstration study area spanning a large contiguous area of the Cayuga Inlet valley between both the Town and City of Ithaca. The conceptual site plans prepared by STREAM demonstrate a practical and intuitive development scenario that very closely matches the intent of the Smart Code and guidelines of LEED ND. The final report was used to leverage a $175,000 NYSERDA Cleaner Greener Communities grant and $25,000 Park Foundation grant for the further development and implementation of an inter-municipal form-based code to begin in summer 2014.

  • DATE: 2014

Belle Sherman Cottages

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Ithaca, NY

Noah Demarest (as a Senior Landscape Architect for Trowbridge Wolf Michaels) led the site design and municipal approvals process for a 29 unit LEED ND (pending) residential development of Belle Sherman Cottages by Agora Homes and Development. The project is within the Town of Ithaca but it is immdediately adjacent to the City of Ithaca’s Belle Sherman neighborhood to the west and the Eastway Recreation trail to the east.

The project included a zoning amendment to allow the level of density sought and a state variance for fire separation distance. The units are modular construction with traditional detailing to fit with the neighborhood context. Noah provided illustrations of all of the homes including elevations, perspectives, and floor plans for the approvals process as well final marketing materials included in printed brochures and online.

The project is currently under construction with the model home complete and several other lots in progress. More information at www.belleshermancottages.com

  • CLIENT: Agora Homes & Development
  • DATE: 2012

Rome Brownfield Study

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Rome, NY

Noah Demarest (as a Sr. Landscape Architect with Trowbridge Wolf Michaels) led the conceptual design phase for a Department of State funded Brownfield Opportunity Area study in Rome, NY. The Rome Brownfield Study was led by Bergman Associates. The goal was to inventory and re-envision several under utilized industrial parcels including pedestrian connections, community enhancements and new mixed-use developments.  Several potential project areas were identified and one of those was the development of a new waterfront village on a vacant parcel along the Mohawk River (an active segment of the Erie Canal). The village would provide a mix of uses including a public promenade, docks, shared open space and new housing in a traditional form to fit in with the surrounding context.

  • DATE: 2010