Programmatic taking points derived from Danter Marketing Study.
Architectural Concept Talking points are based on Marketing study, Client requests, site conditions, deed restrictions and budget.
Primary Objectives of the design
Design an upscale condominium community that will attract the target demographic of Professionals, Cornell Alumni and empty-nesters. Primary focus is to take advantage of the unique site and the view of Cayuga Lake to the North West.
Target Audience
Marketing Report
• Over 70% will be age 30 to 50
• Fewer than 10% of the residences will have more than two people living in a unit.
• An estimated 20% to 25% will be seniors.
• 85% or more will be married or widowed.
• 90% will have previously owned a single-family residence.
• 50% to 60% of the buyers will be couples.
• There will be few, if any, school-age children. The exception might be a single
mother with one older child. This category will constitute less than 5% of the total
buyers.
• Buyers will be professional/academically employed including a large number of
self-employed persons, especially women
• Job transfers/relocation/new hires will account for approximately 30% of buyers.
Parking Secure, enclosed parking is desired if possible.
PARKING NOTE: All enclosed parking in an underground garage was tested and was not feasible due to cost. All units having garages was also tested but the garages took up more site space, reducing the unit count below an acceptable count. Currently, 15 units have garages while all other units have one dedicated parking space with the option of leasing more.
Client Requests
• All or the majority of units should have a view towards Cayuga Lake.
• No units can have a primary view East, towards the hillside.
• It was specifically stated that an efficient double loaded corridor building would not be accepted.
• Minimal or no exterior stairs.
Deed Restrictions
• There will be no balconies facing East.
• The units cannot be student rentals.
• There is a height limitation of 585’ which keeps the roof line below the
view of Cayuga Lake for the uphill neighbor. The elevation at Lake
Street slopes between 528’ and 540’. The island bridge is at 528’. This generally limits the buildings to 4 stories.
City Requirements
• Public walkway to future island park. The public are not to walk through the residential site, the walkway must be on public property.
• 2 HC parking spaces for public park with accessible access.
loading space
• ambulance / maintenance vehicular access to bridge to island site.
• Firetruck access
Site Design
Note, From the Danter Report Nov. 2011: “At the subject price point,
buyers have demonstrated a preference for smaller, more intimate
condominium/townhome developments.”
• The development is designed to be urban living in a natural environment. The unique site with views of Cayuga lake to the north, and out over the tree lined views Ithaca and West hill to the south west give the site a park like setting. Combined with the easy access to view Ithaca Falls the site is very attractive. Achieving a park like- serene setting that combines the best of city living - sidewalks for walking, convenient public transportation for easy access to city amenities, Cornell, farmers market, golf course, marina, public parks, etc.
• All units have been laid out to have a view of Cayuga lake from each unit. The east units have a view over the west units from the Deck off of the master suite and the west unit have large windows and balconies facing the lake view.
• The units are laid out in a town home style with focus on the individual units. -The contemporary architecture has many scale elements that provides intimacy and reduces the perception of high density. All materials are long lasting with minimal maintenance required. Primarily, durable fiber cement siding in different colors and textures, with masonry at base.
• In addition to the public walkway, the site has sidewalks that will encourage walking, and provide easy access to the island park and the city sidewalk system, including the bus stop.
• A fitness room / business center ( or home office meeting space) is located off of the public walkway, visible from Lake street.
• A picnic pavilion is provided on site overlooking the falls.
Unit Design ( Requirements from Marketing study)
Note The units can be adapted for accessible living with the inclusion of stair chair lifts.
• The mix should be primarily 2 and 3 bedroom units. No, or minimal
1 bedroom or studios.
• The units should have drama upon entry. Focus on view.
• Ceiling height : 9’ is expected by buyers.
• Separate mechanical systems for each unit. AC required.
•Master bedroom area: 160 – 170 sf
•Walk in closets in master bedroom
•Masters with en-suite bathroom with shower and dual sinks
•Second bedroom area: 150 -160 sf
•Third bedroom area: 130 sf
•Closet space – total required per unit
-1 bedroom unit 22 lf
-2 bedroom unit 35 lf
-3 bedroom unit 40 lf
•Kitchen island with sink with a view over the living room towards the view.
•high efficiency washer and dryer in each unit ( side by side where possible)
East Units - 3 bedroom with Garage
• The east units have individual indoor garages. First floor laundry and storage.
• Main level
-Drama of large window
-open concept living. Kitchen with sink overlooking livingroom to view
-access to small back deck for Grilling
-cross ventilation / operable windows
-Home office with view for Live/Work potential
•Bedroom Level
-Second and Third bedrooms with ample closets
-toilet with bath/shower
•Master suite
-Large bedroom fitting King bed
-Full ensuite with double sinke / privite toilet
-Outdoor private deck with Lake view
-His ahd hers walk in closets.
West Units 2 bedroom units ( lower units)
Main Level
•Units have accessible entrances from parking
•Drama upon entry with window to view straight ahead.
•open concept living for living/ dining/ kitchen.
• kitchen island
•main level bedroom
•main level laundry
Lower level
•master suite
•unfinished bonus room ( could be media room / storage / home office etc.)
•entrance to public walkway for strolls to the island park, fitness center, bus stop.
West Units 3 bedroom units ( Upper Units)
Main level
•Drama upon entry with window to view straight ahead.
•open concept living for living/ dining/ kitchen.
• kitchen island
•main level bedroom with full bath and double sinks
•Balcony off of main living space with Lake view.
Upper Bedroom Level
•3rd bedroom with walk in closet
•separate full bath
•laundry
•Master ensuite with full bath and walk in closet.
• Deck off of master bedroom with lake view.
