HomeMy WebLinkAbout20260175 33-35 Caroline St Construction Modification Application
One Commerce Plaza Charlie J. Gottlieb
Albany, New York 12260 Partner
518.487.7600 phone 518.487.7612 phone
518.487.7777 fax cgottlieb@woh.com
March 5, 2026
VIA EMAIL & FEDERAL EXPRESS
Chair Tamie Ehinger
Design Review Board
City of Saratoga Springs
474 Broadway
Saratoga Springs, NY 12866
Re: 33-35 Caroline Street, Mixed Use Development – DRB Modification
Project Site: 33-35 Caroline Street (SBL 160-1-27/28/29)
Dear Chair Ehinger:
Our Firm represents Oldest Lighthouse, LLC (“Applicant”), the owner of property located
at 33-35 Caroline Street in the City of Saratoga Springs, New York (SBL 160-1-27/28/29)
(“Project Site”), related to its approved mixed-use project. The Applicant respectfully submits this
application for a modification to its previously approved mixed use project. See Exhibit A [DRB
Application]. Pursuant to the City of Saratoga Unified Development Ordinance (“UDO”) §
13.9(G)(2)(i), the Applicant requests that you, as Chair of the Design review Board (“DRB”),
administratively approve the proposed minor modification to comply with the New York State
Building Code because such modifications are not material, substantial, or substantive in nature
and are not contrary to the intent of the original decision.
The Applicant has previously received DRB architectural approval for the Project on
March 5, 2025. See Exhibit B [DRB Meeting Approval Minutes] and Exhibit C [Previously
Approved Architectural Set]. The Planning Board granted final site plan approval on November
5, 2025. Exhibit D [Planning Board Notice of decision]. During the building permit review
process, the City found that the New York State Building Code requires a 5-foot separation
between the northern elevation windows and the northern lot line, which does not exist. As such,
the Applicant’s architect has proposed balconies on the northern elevation that will be identical to
those approved by the DRB elsewhere on the building to comply with the New York State Building
Code. See Exhibit E [Correspondence from William Christopher-Architect and Modified
Chair Tamie Ehinger
Design Review Board
March 5, 2026
Page 2 of 2
4910-4667-2720, v. 1
Elevations]. It is worth noting that the northern elevation is not adjacent any existing structure.
Given that the Applicant is looking to start construction as soon as possible, we respectfully
request that you review the enclosed materials and make a determination in accordance with UDO
§ 13.9(G)(2)(i). Given that the additional balconies are identical to those already approved on the
building and are required for compliance with the New York State Building Code, we submit that
any additional or prolongated DRB review is not necessary. In addition, the proposed action is
Type II under the State Environmental Quality Review Act and, therefore, is exempt from any
environmental review.
We look forward to a timely determination on this matter and please do not reach out to
contact us with any questions.
Very truly yours,
/s/ Charles J. Gottlieb
Charles J. Gottlieb
Enclosures
cc: Susan Barden, AICP, Office of Planning & Economic Development (via email)
Oldest Lighthouse, LLC (via email)
William Christopher (via email)
Exhibit A
Exhibit B
DESIGN REVIEW BOARD
MINUTES FINAL
WEDNESDAY, MARCH 5, 2025
6:00 P.M.
CITY COUNCIL ROOM
CALL TO ORDER: Tammy Ehinger, Chair called the meeting of
the Design Review Board to order at 6:00 P.M.
PRESENT: Tamie Ehinger, Chair, Rob DuBoff, Co-Chair,
Chris Bennett, Leslie DiCarlo, Jeff Gritsavage, Geoff Wood.
ABSENT: Tad Roemer
STAFF: Susan Barden, City Planner, Julia Destino, Junior Planner, Anthony (Tony)
Izzo, City Counsel.
A. APPROVAL OF MEETING MINUTES:
Rob DuBoff made a motion to accept the minutes from January 29,2025. The motion
was seconded by Tamie Ehinger. Vote: R. DuBoff-Y, T. Ehinger-Y, C. Bennett-Y, J.
Gritsavage-Y, L. DiCarlo-Y, G. Wood-Y. 6-0 in favor, Motion carried.
B. POSSIBLE CONSENT AGENDA ITEMS:
NOTE: The intent of a consent agenda is to identify any "approvable" applications
without the need for further evaluation or discussion. If anyone wishes to further
discuss any proposed consent agenda item, that item would then be pulled from the
Consent Agenda and considered individually.
1. #20250064 125 Church St. Architectural Review of roof replacement in the Urban
Residential-3 (UR-3) District.
2. #20250069 160 South Broadway roof replacement. Architectural review of roof
replacement in the Neighborhood Center (NC) District.
3. #20250110 35 Maple Ave. Signage. Historic Review of wall mounted and blade
signage within the Urban Core (UC) District.
Tamie Ehinger, Chair asked if there were any concerns or comments from the board or
audience regarding the consent agenda items. There were none.
Tamie Ehinger made a motion to approve the applications for 125 Church St. roof
replacement, 160 S. Broadway roof replacement, and 35 Maple Ave. signage, Saratoga
Springs NY. The motion was seconded by Jeff Gritsavage. Vote: T. Ehinger-Y, R.
DuBoff-Y, C. Bennett-Y, J. Gritsavage-Y, L. DiCarlo-Y, G. Wood-Y. 6-0 in favor.
Motion carried.
City of Saratoga Springs – Design Review Board Minutes – March 5, 2025 - Page 5 of 24
Rob DuBoff made a motion to approve construction of an addition at 128, 132
Washington Ave., Saratoga Springs NY with the following conditions: This approval
does not include fencing or the ramp, items to be reviewed at a later date. Windows on
the north and west elevations are to remain. Existing siding and trim to be retained and
may be replaced in-kind where it’s too deteriorated to repair and the bracket and front
door details are to be submitted administratively. The motion was seconded by Leslie
DiCarlo. Vote: T. Ehinger-Y, R. DuBoff-Y, C. Bennett-Y, J. Gritsavage-Y, L. DiCarlo-Y,
G. Wood-Y. 6-0 in favor. Motion carried.
6. #20240713 33 to 35 Caroline Construction. Architectural review of new mixed-use
development within the Urban Core (T-6) District.
Tamie Ehinger, Chair said the board has seen this application many times and
provided feedback. The applicant has returned with revisions to the project.
Charles Gottlieb, Attorney with Whiteman, Osterman & Hanna represented the
applicant, Oldest Lighthouse, LLC. Also present for the applicant; Cronan Dempsey,
Eric Brodwin and project architects William “Buddy” Christopher and James
Christopher. Charles said they are responding to comments from the January 29th
meeting. He said the applicant is eager to get to the planning board for site plan review
and are seeking approval with conditions if necessary from the DRB tonight.
Some of the proposed changes are as follows:
• Change the name of the building to the Kearney Block.
• Reducing the wall width that’s separating the balconies on the pavilion elevation.
• Signage boards added to the canopies.
• Doorways to commercial entrances have been changed to standard glass.
• The plan set provided includes additional construction details and building
sections.
Buddy showed slides regarding the changes mentioned above and asked the board if
they had any questions.
Tamie said the project has come a long way and reflects and lives up to the historic
standards that it should in terms of its location within this very special area of the city.
She thanked the applicant for listening to and working with the board to come up with a
much better product than what was originally presented. She had no objections to
anything presented at the meeting. The mechanical details will be needed at some point
and there will be a condition for approval at tonight’s meeting. Regarding the reduction
in width of the brick pilaster, Tamie said she’s okay with it either way. The new version
does help to emphasize the main entrance. Rob feels the separation between the
balconies is for the better. It was discussed in the workshop that maybe the separation
could be metal instead of brick (double length). Buddy said if they used the metal clad
they would want to use a darker color. Chris agreed with Rob regarding the separation
being metal and asked what material would be on the balconies where people would be
standing. Buddy said they are considering two materials: a synthetic composite or
flooring tiles. The underside is a cement fiber board that will be recessed and painted
City of Saratoga Springs – Design Review Board Minutes – March 5, 2025 - Page 6 of 24
sepia, grey. Jeff said the double width brick for the pilaster looks like it could buckle
(visually). He would like to see the metal as well.
Tamie Ehinger, Chair asked if there were any comments or concerns from the
audience regarding this application. There were no comments.
Tamie Ehinger made a motion to approve architectural review of new mixed-use
development at 33 to 35 Caroline St., Saratoga Springs, NY with the following
conditions: The applicant is to replace the double-wide brick feature with a metal
product. The applicant is to submit a mechanical plan, venting plan, and lighting details
for administrative approval. The motion was seconded by Chris Bennett. Vote: T.
Ehinger-Y, R. DuBoff-Y, C. Bennett-Y, J. Gritsavage-Y, L. DiCarlo-Y, G. Wood-Y. 6-0 in
favor. Motion carried.
7. #20240720 30-301/2 Caroline St. Building Expansion. Determination of Significance
and discussion of partial demolition of an existing building within the Urban Core (T-6)
District
Tamie Ehinger, Chair said the board will make a Determination of Significance and
based on that, they can discuss demolition, perform SEQRA review and give the
applicant an opportunity to present any changes that have been made to the proposed
new building.
Tamie Ehinger, Chair asked if the applicant had provided any information regarding
the Determination of Significance.
George Olsen, Olsen Associates Architects represented the applicant and said they
do not have anything new to submit other than photos of the back of the building.
Tamie said she doesn’t see anything of historic or architectural significance and the
remaining board members agreed.
Tamie Ehinger made a motion finding that the structure noted for partial demolition at
30-30 ½ Caroline St., Saratoga Springs, NY does not have historical or architectural
significance. The motion was seconded by Leslie DiCarlo. Vote: T. Ehinger-Y, R.
DuBoff-Y, C. Bennett-Y, J. Gritsavage-Y, L. DiCarlo-Y, G. Wood-Y. 6-0 in favor.
Motion carried.
Tamie Ehinger, Chair said she has no concerns regarding demolition of this portion of
the property. There were no concerns among the board members regarding the
demolition of this portion of the property.
Tamie Ehinger, Chair asked if there were any comments or concerns from the
audience regarding demolition of this structure. There were no comments.
Tamie Ehinger, Chair moved on to SEQRA Review:
SEQRA, Part 2:
Exhibit C
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
THIS PROJECT IS DESIGNED UPON THE BASIS OF THE IBC CODE, LATEST EDITION AND CURRENT REGULATIONS AS WELL AS LOCAL, STATE AND
FEDERAL REGULATIONS REGARDING HEALTH AND SAFETY IN THE WORKPLACE.
THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING AND POSTING ALL NECESSARY VALID CONSTRUCTION/DEMOLITION PERMITS FROM ALL
LOCAL, STATE AND FEDERAL AUTHORITIES HAVING JURISDICTION PRIOR TO THE START OF ON-SITE CONSTRUCTION.
THE CONTRACTOR IS SOLELY RESPONSIBLE FOR ALL CONSTRUCTION ACTIVITIES, MATERIALS, MEANS AND METHODS. THE CONTRACTOR IS TO
COORDINATE ALL SEPARATE SUBCONTRACTORS TO COMPLETE THE FULL SCOPE OF WORK AS INDICATED IN THE CONSTRUCTION DOCUMENTS.
THE CONTRACTOR SHALL KEEP ALL BUILDING MEANS OF EGRESS CLEAR OF ANY OBSTRUCTIONS AT ALL TIMES.
THE CONTRACTOR SHALL NOT OBSTRUCT TRAFFIC OUTSIDE OF THE AUTHORIZED CONSTRUCTION SITE OR ANY ADJACENT RIGHT OF WAY
DURING CONSTRUCTION, UNLESS PRIOR APPROVAL IS OBTAINED FROM THE NECESSARY LOCAL GOVERNING AUTHORITIES.
ALL CONSTRUCTION MATERIALS AND EQUIPMENT ARE TO BE STORED NEATLY WITHIN THE SCOPE OF WORK AREA ONLY.
ACCESS TO THE WORK AREA IS TO BE RESTRICTED BY THE CONTRACTOR. ENTRANCES ARE NOT TO BE LEFT UNATTENDED AT ANY TIME.
DOORS/GATES ARE NOT TO BE LEFT OPEN OR UNLOCKED. THE CONTRACTOR IS RESPONSIBLE FOR SECURING THE AREA AND EQUIPMENT
WITHIN THE LIMIT OF WORK AND SITE OF THE BUILDING AS REQUIRED.
ALL DEBRIS IS TO BE PROPERLY REMOVED FROM THE WORK AREAS, LEAVING THE WORK AREAS BROOM CLEAN. ALL DEBRIS IS TO BE STORED
ON SITE IN REFUSE DUMPSTERS, REMOVED PERIODICALLY, AND DISPOSED OF IN ACCORDANCE WITH ALL LOCAL, STATE AND FEDERAL
GUIDELINES AND LAWS.
THE CONTRACTOR IS TO PROVIDE ALL NECESSARY TEMPORARY WEATHER PROTECTION FOR THE BUILDING DURING THE FULL SCOPE OF
CONSTRUCTION ACTIVITY ON THE PROJECT.
THE CONTRACTOR IS FULLY RESPONSIBLE FOR THE REMOVAL OF SNOW, RAINWATER, ICE AND MUD FROM THE CONSTRUCTION SITE DURING THE
FULL SCOPE OF CONSTRUCTION ACTIVITY ON THE PROJECT.
ALL INTERIOR/EXTERIOR FINISHES, COLORS, TILES, FIXTURES, ETC... ARE TO BE SELECTED AND/OR APPROVED BY OWNER PRIOR TO PURCHASE
AND CONSTRUCTION.
PLUMBING/MECHANICAL/ELECTRICAL/HVAC INTERIOR WORK SHALL BE SEPARATELY PERMITTED.
THE BUILDING DESIGN BY RCA DOES NOT INCLUDE THE DESIGN OF ANY ROOF TOP POOL, HOT TUB OR OTHER WATER FEATURE. THE OWNER
SHALL COORDINATE ANY ADDED ROOFTOP WATER FEATURE WITH THE STRUCTURAL ENGINEER PRIOR TO CONSTRUCTION.
GENERAL NOTES
ALIGN
1
A1.1
TITLE
SCALE
ELEVATION INDICATOR
Partition
Number
Elevation Letter
Drawing Shown On Sheet Number
Elevation Number
One Door Into Space
Letter Used If More Than
Indicates Floor (letter or number)
1
1001A
A
B
C
D 1
A-1 DOOR NUMBER
INTERIOR ELEVATION INDICATOR
PARTITION TYPES
Indicates Door Number
1
A12
Detail Number
Drawing Shown On
(Only If NOT Same Dwg.)
1
A12
DETAILS
WALL SECTION
1
A12
1
A12
(Only If NOT Same Dwg.)
Drawing Shown On
Detail Number
BUILDING SECTION
1
A12
CEILING HEIGHTS
NORTH ARROW
DRAWING TITLE DESIGNATION
EXTERIOR WINDOW/LOUVER TYPE
1
REVISIONS
A
Finish Ceiling Elevations
Revision
Number
Above Finished Floor
Project North
True North
Room or Title Designation
Room or Title Number
OVERHEAD PROJECTIONS
SLOPE DESIGNATION
ALIGNMENT DESIGNATION
Line of Object or Building
Above
Designates Surfaces to Align
Slope Dn.Arrow Indicates Direction of
Slope
Window Type
ROOM NAME/NUMBER DESIGNATION
Room Name
Room Number
Indicates Floor
Indicates Elevation
ELEVATION DATUM
1ST FLR SLAB
ELEV.10.0'
107
BATH
WALL TO BE REMOVED
PROPOSED WALL
EXISTING WALL TO REMAIN
7'-6" A.F.F.
DOOR TO BE REMOVED
PROPOSED DOOR
EXISTING DOOR TO REMAIN
GRAPHIC SYMBOLS
(Only If NOT Same Dwg.)
Drawing Shown On
Detail Number
(Only If NOT Same Dwg.)
Drawing Shown On
Detail Number
(Only If NOT Same Dwg.)
Drawing Shown On
Detail Number
CONCRETE
Misc. sized wood
Dimensional Lumber Only
Small Scale
Large Scale
PLYWOOD
BLOCKING
ROUGH WOOD
FINISHED WOOD
EARTH
BATT INSULATION
RIGID INSULATION
CARPETING
GYPSUM BOARD
Small Scale
Large Scale
GLASS
MATERIAL SYMBOLS
FIRST FLOOR: 2 - RETAIL
RETAIL 1 ONE RETAIL 2,396 S.F.
RETAIL 2 ONE RETAIL 2,670 S.F.
TYPICAL FLOOR: 18 UNITS: 15 - TWO BEDROOMS AND 3 - ONE BEDROOM
SECOND FLOOR: 6 UNITS: (5 - TWO BEDROOMS AND 1 - ONE BEDROOM) 9,440 S.F.
THIRD FLOOR: 6 UNITS: (5 - TWO BEDROOMS AND 1 - ONE BEDROOM) 9,440 S.F.
FIFTH FLOOR: 5 UNITS: 2 - THREE BEDROOMS AND 3 - TWO BEDROOMS
FIFTH FLOOR: 5 UNITS: (2 - THREE BEDROOMS AND 3 - TWO BEDROOMS) 6,250 S.F.
PENTHOUSE: 2 UNITS: 2 - THREE BEDROOMS
PENTHOUSE 2 PENTHOUSES: 2 - THREE BEDROOMS 3,920 S.F.
FOURTH FLOOR: 6 UNITS: (5 - TWO BEDROOMS AND 1 - ONE BEDROOM) 9,440 S.F.
UNIT MIX TALE
UNIT TYPE QUANTITY AREA (S.F.)
KEARNEY BLOCK
35 CAROLINE
RESTAURANT
A
PROJECT #
DATE:
SCALE:
DRAWN BY:
CHECKED BY:
CR
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35
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1
2
8
6
6
VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO
COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF
ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH
CONSTRUCTION.
GENERAL NOTE:
10
F
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3
0
As indicated
6/24/2025 3:09:02 PM
CO
V
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23-135
06-20-2025
DK
WC
C1
REV. DATE DESCRIPTION
35 CAROLINE STREET, SARATOGA
SPRING, NY 12866
C aroli ne Street
Pavil
i
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P
lace
APPLICABLE CODES
INTERNATIONAL BUILDING CODE 2015 (IBC 2015)
INTERNATIONAL ENERGY CONSERVATION CODE 2015 (IECC 2015)
BUILDING AREA
BASEMENT:10,152 GROSS SQ.FT.
FIRST FLOOR:9,315 GROSS SQ.FT.
SECOND FLOOR:9,392 GROSS SQ. FT.
THIRD FLOOR:9,392 GROSS SQ. FT.
FOURTH FLOOR:9,392 GROSS SQ. FT.
FIFTH FLOOR PENTHOUSE: 6,250 GROSS SQ. FT.
SIXTH FLOOR PENTHOUSE:3,920 GROSS SQ. FT.
BUILDING TOTAL 57,813 GROSS SQ. FT.
ALLOWABLE BUILDING AREA
ALLOWABLE BUILDING AREA PER STORY: 72,000 S.F. ALLOWABLE PER 2021 IBC STORY PER TABLE 506.2 FOR
R-2, TYPE IIIA CONSTRUCTION :THE MAXIMUM AREA PER STORY IS 10.152 S.F.
THE MAXIMUM NUMBER OF STORIES ABOVE GRADE PLANE PER 2015 IBC TABLE 504 IS 5 (SEE PROVISIONS
OF 510.5 BELOW). MAXIMUM HEIGHT ABOVE GRADE IS 85 (SEE PROVISIONS OF 510.5 BELOW).
2021 IBC 510.5 - FOR BUILDINGS OF TYPE lllCONSTRUCTION IN GROUPS R1 AND R2, THE MAXIMUM
ALLOWABLE HEIGHT IN TABLE 504.3 SHALL BE INCREASED BY 10 FEET AND THE MAXIMUM ALLOWABLE
STORIES IN TABLE 504.4 SHALL BE INCREASED BY ONE WHERE THE FIRST FLOOR ASSEMBLY ABOVE THE
BASEMENT HAS A FIRE-RESISTANCE RATING OF OF NOT LESS THAN 3 HOURS AND THE FLOOR AREA IS
SUBDIVIDED BY 2-HOUR FIRE-RESTIANCE RATED WALLS INTO AREAS OF NOT MORE THAN 3,000 SQUARE
FEET. IF THESE CONDITITONS ARE MET, THE MAXIMUM HEIGHT IS 95 FEET AND THE MXIMUM NUMBER OF
STORIES ABOVE THE GRADE PLANE IS 6.
CONSTRUCTION TYPE llIA.
FIRE RESISTANCE RATING REQUIREMENT FOR ELEMENTS PER 2015 IBC TABLE 601.
PRIMARY STRUCTURAL FRAME 1 HOUR
INTERIOR BEARING WALLS 1 HOUR
EXTERIOR BEARING WALLS 2 HOUR
INTERIOR NONBEARING WALLS 0 HOUR
EXTERIOR NON BEARING WALLS 1 HOUR
FIRST FLOOR CONSTRUCTION 3 HOUR
OTHER FLOOR CONSTRUCTION 1 HOUR
ROOF CONSTRUCTION 1 HOUR
TYPE III CONSTRUCTION IS THAT TYPE OF CONSTRUCTION IN WHICH THE EXTERIOR WALLS ARE OF
NONCOMBUSTIBLE MATERIALS AND THE INTERIOR BUILDING ELEMENTS ARE OF ANY MATERIAL PERMITTED
BY THIS CODE. FIRE RETARDANT-TREATED WOOD FRAMING COMPLYING WITH SECTION 2303.2 SHALL BE
PERMITTED WITHIN THE EXTERIOR WALL ASSEMBLIES OF A 2-HOUR RATING OR LESS.
EXTERIOR WALLS
FIRE RESISTANCE RATING REQUIRED FOR ELEMENTS IN IIIA CONSTRUCTION PER 2015 IBC TABLE 601.
EXTERIOR BEARING WALLS 2 HOURS
2 HOUR EXTERIOR WALLS REQUIRED FOR TYPE IIIA CONSTRUCTION. SUBMIT PROPOSED EXTERIOR WALL
ASSEMBLY DETAILS TO ARCHITECT FOR APPROVAL PRIOR TO ANY CONSTRUCTION.
SEPARATION WALLS
SEPARATION WALLS PER SECTION 420.2 OF THE IBC 2021: " WALLS SEPARATING DWELLING UNITS IN THE
SAME BUILDING, WALLS SEPARATING SLEEPING UNITS IN THE SAME BUILDING AND WALLS SEPARATING
DWELLING UNITS AND SLEEPING UNITS FROM OTHER OCCUPANCIES CONTIGUOUS TO THEM IN THE SAME
BUILDING SHALL BE CONSTRUCTED AS FIRE PARTITIONS IN ACCORDANCE WITH SECTION 708."
2021 IBC 708.3.2 "FIRE PARTITIONS SHALL HAVE A FIRE-RESISTANCE RATING OF NOT LESS THAN 1 HOUR.
NOTE: UNIT DEMISING PARTITION WALLS ARE CONSTRUCTED SIMILAR TO A 2-HOUR FIRE RATED
PARTITION TO MEET ACOUSTICAL REQUIREMENTS. THIS PROVIDES ENHANCED FIRE SAFETY ABOVE THE 1-
HOUR MINIMUM REQUIREMENT.
HORIZONTAL SEPARATION
HORIZONTAL SEPARATION PER SECTION 420.3 OF THE IBC 2021: " FLOOR ASSEMBLIES SEPARATING
DWELLING UNITS IN THE SAME BUILDING, FLOOR ASSEMBLIES SEPARATING SLEEPING UNITS IN THE SAME
BUILDING AND FLOOR ASSEMBLIES SEPARATING DWELLING UNITS AND SLEEPING UNITS FROM OTHER
OCCUPANCIES CONTIGUOUS TO THEM IN THE SAME BUILDING SHALL BE CONSTRUCTED AS FIRE
PARTITIONS IN ACCORDANCE WITH SECTION 711"
SECTION 711.2.4.3 OF THE IBC 2021: "HORIZONTAL ASSEMBLIES SERVING AS DWELLING UNIT OR SLEEPING
UNIT SEPRARATIONS IN ACCORDANCE 420.3 SHALL BE NOT LESS THAN 1- HOUR FIRE-RESISTANCE-RATED
CONSTRUCTION. 1 HOUR SEPARATION PROVIDED.
OCCUPANT LOAD PER TABLE 1004.1.2 :
BASEMENT FLOOR :
PARKING 9,642 GROSS SQ. FT. DIVIDE BY 200 = 49
MECHANICAL 510 GROSS SQ. FT. DIVIDE BY 300 = 2
BASEMENT FLOOR SUBTOTAL = 51
FIRST FLOOR:
RETAIL USE 5,497 GROSS SQ. FT. DIVIDE BY 60 = 92
RESIDENTIAL 1,301 GROSS SQ. FT. DIVIDE BY 200 = 7
PARKING GARAGE (OPEN)2,517 GROSS SQ. FT. DIVIDE BY 200 = 13
FIRST FLOOR SUBTOTAL = 112
SECOND FLOOR:
RESIDENTIAL USE 9,392 GROSS SQ. FT. DIVIDE BY 200 = 47
THIRD FLOOR:
RESIDENTIAL USE 9,392 GROSS SQ. FT. DIVIDE BY 200 = 47
FOURTH FLOOR:
RESIDENTIAL USE 9/392 GROSS SQ. FT. DIVIDE BY 200 = 47
FIFTH FLOOR:
RESIDENTIAL USE 6,250 GROSS SQ. FT. DIVIDE BY 200 = 32
SIXTH FLOOR PENTHOUSE:
RESIDENTIAL USE 3,920 GROSS SQ. FT. DIVIDE BY 200 = 20
TOTAL BUILDING OCCUPANT LOAD = 356
EGRESS
PER TABLE 1006.2.1 OF IBC 2021 SPACES WITH ONE EXIT OR EXIT ACCESS DOORWAY: IN GROUP
R-2 OCCUPANCIES, ONE MEANS OF EGRESS IS PERMITTED WITHIN AND FROM INDIVIDUAL
DWELLING UNITS WITH A MAXIMUM OCCUPANT LOAD OF 20 (LESS THEN 4,000 S.F.) AND A
MAXIMUM COMMONPATH OF EGRESS TRVEL DISTANCE OF 125 FEET WHERE THE UNIT IS
EQUIPPED WITH AN AUTOMATIC SPRINKLER SYSTEM. ALL UNITS ARE LESS THAN 4,000 S.F. THE
BUILDING IS EQUIPPED WITH AN AUTOMATIC SPRINKLER SYSTEM. THE MAXIMUM COMMON
PATH OF EGRESS TRAVEL IS ___.
PER SECTION 1006.3.4.5 IINDIVIDUAL SINGLE STORY OR MULTISTORY DWELLING UNITS SHALL
BE PERMITTED TO HAVE A SINGLE EXIT OR ACCESS TO A SINGLE EXIT FROM THE DWELLING
UNIT PROVIDED THAT BOTH OF THE FOLLOWING CONDITIONS ARE MET:
5.1 THE DWELLING UNIT COMPLIES WITH SECTION 1006.2.1 AS A SPACE WITH ONE MEANS
OF EGRESS.
5.2 EITHER THE EXIT FROM THE DWELLING UNIT DISCHARGES DIRECTLY TO THE
EXTERIOR AT THE LEVEL OF EXIT DISHARGE OR THE EXIT ACCESS OUTSIDE THE DWELLING
UINIT PROVIDES ACCESS TO NOT LESS THAN TWO APPROVED INDEPENDANT EXITS.
ALL DWELLING UNITS COMPLY WITH SECTION 1006.2.1 AS A SPACE WITH ONE EXIT. ALL
DWELLING UNITDS HAVE ACCESS TO TWO APPROVED MEANS OF EGRESS FROM THE EXIT
ACCESS OUTSIDE THE DWELLING UNIT.
MINIMUM WIDTH FOR EGRESS STAIRS PER 2021 IBC 1011.2: 44 INCHES WIDTH.
MAXIMUM LENGTH OF EXIT TRAVEL PER 2015 IBC TABLE 1017.2: 250 FEET.
REQUIRED STAIR EGRESS WIDTH PER 2021 IBC 1005.3.1 STAIRWAYS: FOR OTHER THAN H AND
I-2 OCCUPANCIES, THE CAPACITY, IN INCHES, OF MEANS OF EGRESS STAIRWAYS SHALL BE
CALCULATED BY MULTIPLYING THE OCCUPANT LOAD SERVED BY SUCH STAIRWAYS BY A MEANS
OF EGRESS CAPACITY FACTOR OF 0.2 INCH PER OCCUPANT IN BUILDINGS EQUIPPED
THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM INSTALLED IN ACCORDANCE WITH
SECTION 903.3.1.1 OR 903.3.1.2 AND AN EMERGENCY VOICE/ALARM COMMUNICATION SYSTEM IN
ACCORDANCE WITH SECTION 907.5.2.2. PER 1005.3.1 WHERE STAIRWAYS SERVE MORE THAN
ONE STORY, ONLY THE OCCUPANT LOAD OF EACH STORY CONSIDERED INDIVUALLY SHALL BE
USED IN CALCULATING THE REQUIRED CAPACITY OF THE STAIRWAY SERVING THAT STORY.
THE LARGEST STORY IS ___ SQUARE FEET AND HAS AN OCCUPANT LOAD OF ____. THE
OCCUPANT LOAD OF ___ SQUARE FEET x 0.2 INCHES PER OCCUPANT = ___ REQUIRED
STAIRWAY WIDTH. A TOTAL OF __" OF STAIRWAY WIDTH HAS BEEN PROVIDED. PROVIDED.
REQUIRED DOOR EGRESS WIDTH PER 2021 IBC 1005.3.2 FOR OTHER THAN H AND I-2
OCCUPANCIES, THE CAPACITY, IN INCHES, OF MEANS OF EGRESS COMPONENTS OTHER THAN
STAIRWAYS SHALL BE CALCULATED BY MULTIPLYING THE OCCUPANT LOAD SERVED BY SUCH
COMPONENT BY A MEANS OF EGRESS CAPACITY FACTOR OF 0.15 INCH PER OCCUPANT IN
BUILDINGS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM INSTALLED IN
ACCORDANCE WITH SECTION 903.3.1.1 OR 903.3.1.2 AND AN EMERGENCY VOICE/ALARM
COMMUNICATION SYSTEM IN ACCORDANCE WITH SECTION 907.5.2.2. PER 1005.3.1 WHERE
STAIRWAYS SERVE MORE THAN ONE STORY, ONLY THE OCCUPANT LOAD OF EACH STORY
CONSIDERED INDIVUALLY SHALL BE USED IN CALCULATING THE REQUIRED CAPACITY OF THE
STAIRWAY SERVING THAT STORY.
ITEM 2: WITHIN 30 FEET DISTANCE OF TRAVEL FROM COMMERCIAL COOKING EQUIPMENT
AND FROM DOMESTIC COOKING EQUIPMENT IN GROUP I-1; I-2, CONDITION 1; AND R-2
COLLEGE DORMITORY OCCUPANCIES.
ITEM 2 IS NOT APPLICABLE TO THE INITIAL BUILDING CONSTRUCTION. IF THE
COMMERCIAL/RETAIL SPACES ON THE FIRST FLOOR INCLUDE COMMERCIAL
COOKING FACILITIES, THEN THE PROVISIONS OF ITEM 2 MUST BE FOLLOWED.
ITEM 3: IN AREAS WHERE FLAMMABLE OR COMBUSTIBLE LIQUIDS ARE STORED, USED OR
DISPENSED.
ITEM 3 IS NOT APPLICABLE TO THE INITIAL BUILDING CONSTRUCTION. IF THE
COMMERCIAL / RETAIL SPACES ON THE FIRST FLOOR INCLUDED THE STORAGE, USE OR
DISPENSING OF FLAMMABLE OR COMBUSTIBLE FLUIDS, THEN THE PROVISIONS OF ITEM 3 MUST
BE FOLLOWED.
ITEM 4: ON EACH FLOOR OF STRUCTURES UNDER CONSTRUCTION EXCEPT GROUP R3
OCCUPANCIES, IN ACCORDANCE WITH SECTION 3315.1 OF THE INTERNATIONAL FIRE CODE.
ITEM 4 IS APPLICABLE TO THE BUILDING WHILE UNDER CONSTRUCTION.
ITEM 5: WHERE REQUIRED BY THE INTERNATIONAL FIRE CODE SECTIONS INDICATED IN
TABLE 906.1.
ITEM 5 IS APPLICABLE TO THIS PROJECT AND INCLUDES A NU,BER OF DIFFERENT
SUBJECTS THAT REQUIRE ADDITIONAL PORTABLE FIRE EXTINGUISHERS, MOST OF WHICH
ARE NOT APPLICABLE TO THIS PROJECT. SOME, BUT NOT NECESSARILY ALL, SUBJECTS THAT
MAY BE APPLICABLE TO THIS PROJECT INCLUDE DRY CLEANING PLANTS, INDUSTRIAL OVENS,
AND REPAIR GARAGES IF INCLUDED IN THE BUILD OUT OF THE RETAIL / COMMERCIAL SPACES
AND PORTABLE GENERATORS, ASPHALT KETTLES, AND ROOFING OPERATIONS DURING
CONSTRUCTION. THE GENERAL CONTRACTOR SHALL REVIEW TABLE 906.1 AND FOLLOW THE
REQUIREMENTS AS APPLICABLE TO THE PROJECT CONSTRUCTION
ITEM 6: SPECIAL HAZARD AREAS, INCLUDING BUT NOT LIMITED TO LABORATORIES,
COMPUTER ROOMS AND GENERATOR ROOMS, WHERE REQUIRED BY THE FIRE CODE
OFFICIAL.
ITEM 6 IS NOT APPLICABLE TO THE INITIAL BUILDING CONSTRUCTION. IF THE
COMMERCIAL/RETAIL SPACES ON THE FIRST FLOOR AND BASEMENT ARE
DEVELOPED TTO INCLUDE THESE USES OR ANY OTHER USE WHERE THE FIRE
CODE OFFICAL REQUIRES, THEN THE OPROVISIONS OF ITEM 6 MUST BE FOLLOWED.
TYPE 2 - A FIRE EXTINGUISHERS ARE REQUIRED AND THE MAXIMUM TRAVEL DISTANCE TO AN
EXTINGUISHER SHALL NOT EXCEED 75 FEET PER TABLE 906.3 (1) OF IBC 2021.
INTERIOR FINISH REQUIREMENTS PER IBC 2021
2021 IBC SECTION 803 WALL AND CEILING FINISHES SECTION 803 WALL AND CEILING FINISHES
TABLE 803.13 INTERIOR WALL AND CEILING FINISHES BY OCCUPANCY
OCCUPANCY: R-2 RESIDENTIAL - SPRINKLER.
WALL AND CEILING FINISHES IN EXIT STAIRWAYS AND EXIT PASSAGEWAYS: CLASS B.
WALL AND CEILING FINISH IN CORRIDORS AND ENCLOSURE FOR EXIT ACCESS
STAIRWAYS AND RAMPS: CLASS B.
ROOMS AND ENCLOSED SPACES: CLASS C
PER IBC 2021 803.1.1:
CLASS BE: FLAMESPREAD INDEX 26-75; SMOKE DEVELOPED INDEX 0-450.
CLASS C: FLAMESPREAD INDEX: 76-200; SMOKE DEVELOPED INDEX 0-450.
PER IBC 2021 804.4.2 INTERIOR FLOOR FINISH REQUIREMENTS
INTERIOR FLOOR FINISHES SHALL COMPLY WITH DOC FF1 "PILL TEST" AND ASTM D 2859.
SPRINKLER
BUILDING IS EQUIPPED WITH AN AUTOMATIC SPRINKLER SYSTEM.
FIRE EXTINGUISHERS
FIRE EXTINGUISHERS ARE REQUIRED IN NEW R-2 OCCUPANCIES PER 906.1 OF IBC 2021. IN GROUP
R2 OCCUPANCIES, PORTABLE FIRE EXTINGUISHERS SHALL BE REQUIRED ONLY IN LOCATIONS
SPECIFIED IN ITEMS 2 THROUGH 6 WHERE EACH DWELLING UNIT IS PROVIDED WITH A PORTABLE
FIRE EXTINGUISHER HAVING A MINIMUM RATING OF
1-A:10-B:C.
ACCESSIBILITY - GENERAL REQUIREMENTS
1. SEE THE ENLARGED BATHROOM AND KITCHEN PLANS AND ELEVATIONS AND ASSOCIATED
NOTES FOR ACCESSIBILITY REQUIREMENTS IN THOSE AREAS.
2. ELECTRICAL OUTLETS
A. ELECTRICAL OUTLETS SHALL BE MOUNTED BETWEEN 15 INCHES AND 48 INCHES
ABOVE THE FLOOR AND NO LESS THAN 18 INCHES FROM INTERIOR CORNERS.
B. AT LEAST ONE ELECTRICAL OUTLET SHALL BE LOCATED ON THE SAME WALL AS
THE TELEPHONE OUTLET AND DOOR CHIME.
C. WHEREVER EXTERIOR DECKS, PATIOS OR BALCONIES ARE PROVIDED, AN
EXTERIOR OUTLET SHALL ALSO BE PROVIDED.
3. OPERABLE PORTIONS OF ALL CONTROLS, ALARMS AND INTERCOMS SHALL BE LOCATED
BETWEEN 36 INCHES AND 48 INCHES ABOVE THE FINISH FLOOR AND 18 INCHES MINIMUM
FROM INTERIOR CORNERS.
PROJECT #
DATE:
SCALE:
DRAWN BY:
CHECKED BY:
CR
O
N
A
N
D
E
M
P
S
E
Y
35
C
A
R
O
L
I
N
E
S
T
R
E
E
T
SA
R
A
T
O
G
A
S
P
R
I
N
G
,
N
Y
1
2
8
6
6
VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO
COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF
ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH
CONSTRUCTION.
GENERAL NOTE:
10
F
o
r
b
e
s
R
o
a
d
W
e
s
t
-
S
u
i
t
e
2
1
0
B
r
a
i
n
t
r
e
e
,
M
a
s
s
a
c
h
u
s
e
t
t
s
0
2
1
8
4
T
e
l
:
6
1
7
-
2
8
2
-
0
0
3
0
As indicated
6/24/2025 2:51:48 PM
BU
I
L
D
I
N
G
C
O
D
E
23-135
06-20-2025
DK
WC
T1
REV. DATE DESCRIPTION
BUILDING CODE ANALYSIS
UP
UP
CAR ELEVATOR
ELEV.
MECH.
ROOM
1 x
2 x
3 x
4 x
5 x
6 x
7 x
12 x 11 x
10 x
9 x
13 x
14 x
15 x
19
16 x
18
PARKING ON SLAB 19 SPACES
( x ) CAR LIFT +17 ADDITION
SPACES FOR TOTAL 36
VEHICLES.
3 EV CHARGER STATIONS WILL
BE PROVIDED.
NOTE:
ELEVATOR
EV
C
H
A
R
G
E
R
EV
C
H
A
R
G
E
R
EV
C
H
A
R
G
E
R
17 x
8 x
CAR ELEVATOR
10
'
-
2
"
211 SF
SPRINKLER
ROOM 166 SF
ELECTRIC ROOM
177 SF
COMMON170 SF
BIKE STORAGE
THIS LEVEL IS FULL VALET
PARKING ONLY.
NOTE:
9' - 0"
9'
-
2
"
9'
-
0
"
9'
-
0
"
9'
-
0
"
9'
-
0
"
9'
-
0
"
9'
-
0
"
9'
-
2
"
9'
-
0
"
9'
-
0
"
9'
-
0
"
9'
-
0
"
9'
-
0
"
9'
-
0
"
9'
-
2
"
9'
-
0
"
001
001
001 001
001
001 001
001
1
1
1
1 1
1
1
1
6
F
F
F F
F
FF
F
9'
-
0
"
3'
-
1
"
11' - 1" 11' - 9"64' - 3"
4'
-
1
"
11
'
-
2
"
11
'
-
2
"
66
'
-
4
"
107' - 7"
71
'
-
7
"
21
'
-
2
"
92
'
-
9
"
107' - 7"
88
'
-
8
"
PROJECT #
DATE:
SCALE:
DRAWN BY:
CHECKED BY:
CR
O
N
A
N
D
E
M
P
S
E
Y
35
C
A
R
O
L
I
N
E
S
T
R
E
E
T
SA
R
A
T
O
G
A
S
P
R
I
N
G
,
N
Y
1
2
8
6
6
VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO
COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF
ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH
CONSTRUCTION.
GENERAL NOTE:
10
F
o
r
b
e
s
R
o
a
d
W
e
s
t
-
S
u
i
t
e
2
1
0
B
r
a
i
n
t
r
e
e
,
M
a
s
s
a
c
h
u
s
e
t
t
s
0
2
1
8
4
T
e
l
:
6
1
7
-
2
8
2
-
0
0
3
0
3/16" = 1'-0"
6/24/2025 2:50:27 PM
BA
S
E
M
E
N
T
F
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O
O
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P
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A
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23-135
06-20-2025
DK
WC
A0 3/16" = 1'-0"1 BASEMENT
REV. DATE DESCRIPTION
DN
UP DN
DN UP
DN
DN
ELEVATOR 199 SF
BIKE PARKING
OFFICE
RAMP UP 1/12
ELEV.276.5
ELEV. 277
ELEV. 275.3
ELEV. 277.7 ELEV. 277
ELEV. 276.2
RAMP UP 1/12
ELEV. 274.39
ELEV. 275.5
ELEV. 274.7
ELEV. 278ELEV. 278
ELEV. 274.7
665 SF
COMMON
199 SF
TRASH
2396 SF
RETAIL - 1
2670 SF
RETAIL - 2
RAMP
UP
1/12
RESIDENTIAL
ENTRANCE
92 SF
MAIL ROOM
LOBBY
8' - 8"7' - 6"
16' - 11"
7'
-
1
0
"
12' - 0"
5'
-
0
"
20' - 6"
8'
-
0
"
25' - 8"5' - 0"
CAR ELEVATOR
CAR ELEVATOR
58
'
-
4
"
10' - 11"
Caroline Street
Pa
v
i
l
i
o
n
P
l
a
c
e
B
B
F D
F D
E
C
D
D
C F G G
001A
002
002
002
001
002
005
002
003
005
003 003
101A
100A
101A 101ABB
A
A
B B B B101A
A1
2
A1
A1 A1
A1
3
3
6
A1
2
2
3
2
2
3
A1
A1
2
3
3
A1
3
A A
A
A A
A A
A
A
AA
AA
A
A
A
A
A
A
A
A
A
A1
11
'
-
1
"
10
'
-
1
0
"
8'
-
5
"
23' - 8"8' - 1"20' - 2"11' - 6"15' - 5"11' - 6"17' - 3"
53' - 4"53' - 4"
22
'
-
1
0
"
5'
-
4
"
10
'
-
8
"
26
'
-
0
"
7'
-
4
"
20
'
-
8
"
88' - 5"19' - 2"
107' - 7"
88
'
-
8
"
4'
-
1
"
107' - 7"
92
'
-
9
"
PROJECT #
DATE:
SCALE:
DRAWN BY:
CHECKED BY:
CR
O
N
A
N
D
E
M
P
S
E
Y
35
C
A
R
O
L
I
N
E
S
T
R
E
E
T
SA
R
A
T
O
G
A
S
P
R
I
N
G
,
N
Y
1
2
8
6
6
VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO
COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF
ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH
CONSTRUCTION.
GENERAL NOTE:
10
F
o
r
b
e
s
R
o
a
d
W
e
s
t
-
S
u
i
t
e
2
1
0
B
r
a
i
n
t
r
e
e
,
M
a
s
s
a
c
h
u
s
e
t
t
s
0
2
1
8
4
T
e
l
:
6
1
7
-
2
8
2
-
0
0
3
0
3/16" = 1'-0"
6/24/2025 2:50:28 PM
FI
R
S
T
F
L
O
O
R
P
L
A
N
23-135
06-20-2025
DK
WC
A1
3/16" = 1'-0"1 FIRST FLOOR
REV. DATE DESCRIPTION
D
W
DW
D
W
DW
UP
DN
UP
D W
REF.
REF.
REF.
RE
F
.
REF.
RE
F
.
D
W
ELEVATOR
MASTER
BEDROOM
BEDROOM
MASTER
BEDROOM
MASTER
BEDROOM
BEDROOM
1263 SF
UNIT 201 - TWO
BEDROOMS
1696 SF
UNIT 204 - TWO
BEDROOMS
1403 SF
UNIT 205 - TWO
BEDROOMS
1364 SF
UNIT 206 - TWO
BEDROOMS
BEDROOM
CLOSET
CLOSET
WALK-IN
CLOSET
1434 SF
UNIT 203 - TWO
BEDROOMS
BEDROOMBEDROOM
CLOSET
431 SF
COMMON
MASTER
BEDROOM
847 SF
UNIT 202 - ONE
BEDROOM
BEDROOM
CLOSET
CLOSET
DEN
CLOSET
DEN
13' - 2"10' - 7" 8' - 0" 3' - 2" 15' - 10"9' - 0"15' - 5"13' - 3"14' - 3"
13
'
-
3
"
2'
-
4
"
8'
-
1
0
"
11
'
-
5
"
8'
-
0
"
8'
-
0
"
17
'
-
1
"
2'
-
5
"
17
'
-
5
"
22' - 7"14' - 7"38' - 0"15' - 0"12' - 7"
17
'
-
7
"
11
'
-
1
1
"
16
'
-
1
1
"
11
'
-
5
"
11
'
-
5
"
3
'
-
3
"
20
'
-
3
"
102' - 8"
88
'
-
8
"
92
'
-
9
"
102' - 8"
H H H H H
H
H
H
H
H
HHHHHG
H
I
H
G
H
H
H
G
A
A
A A A
A
A
A
A
A
A
A
A
A
A
A
A
A
102A
102A
102A
102A
102A
102A102A
002
003
2
2
1
2
2
1
2
2
2
1
002
003
PROJECT #
DATE:
SCALE:
DRAWN BY:
CHECKED BY:
CR
O
N
A
N
D
E
M
P
S
E
Y
35
C
A
R
O
L
I
N
E
S
T
R
E
E
T
SA
R
A
T
O
G
A
S
P
R
I
N
G
,
N
Y
1
2
8
6
6
VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO
COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF
ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH
CONSTRUCTION.
GENERAL NOTE:
10
F
o
r
b
e
s
R
o
a
d
W
e
s
t
-
S
u
i
t
e
2
1
0
B
r
a
i
n
t
r
e
e
,
M
a
s
s
a
c
h
u
s
e
t
t
s
0
2
1
8
4
T
e
l
:
6
1
7
-
2
8
2
-
0
0
3
0
3/16" = 1'-0"
6/24/2025 2:50:29 PM
TY
P
I
C
A
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F
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O
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P
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A
N
23-135
06-20-2025
DK
WC
A2
3/16" = 1'-0"1 TYPICAL FLOOR PLAN
REV. DATE DESCRIPTION
DNUP
UP
D
W
DW
D
W
DW
D W
REF.
REF.
REF.
RE
F
.
REF.
RE
F
.
D
W
ELEVATOR
427 SF
COMMON
G
H
G
H
H
H
H
H H H H H
H
H
H
H
H
HHHHHG
H
I
H
13' - 2"10' - 7" 8' - 0" 3' - 2" 15' - 10"9' - 0"15' - 5"13' - 3" 1' - 6" 12' - 9"
13
'
-
3
"
2'
-
4
"
8'
-
1
0
"
11
'
-
5
"
8'
-
0
"
8'
-
0
"
17
'
-
1
"
2'
-
5
"
17
'
-
5
"
22' - 7"14' - 7"14' - 9"11' - 6"11' - 9"15' - 0"12' - 7"
20
'
-
3
"
3'
-
3
"
11
'
-
5
"
10
'
-
1
1
"
17
'
-
5
"
11
'
-
1
1
"
17
'
-
7
"
88
'
-
8
"
88' - 5"14' - 3"
92
'
-
9
"
102' - 8"
PROJECT #
DATE:
SCALE:
DRAWN BY:
CHECKED BY:
CR
O
N
A
N
D
E
M
P
S
E
Y
35
C
A
R
O
L
I
N
E
S
T
R
E
E
T
SA
R
A
T
O
G
A
S
P
R
I
N
G
,
N
Y
1
2
8
6
6
VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO
COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF
ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH
CONSTRUCTION.
GENERAL NOTE:
10
F
o
r
b
e
s
R
o
a
d
W
e
s
t
-
S
u
i
t
e
2
1
0
B
r
a
i
n
t
r
e
e
,
M
a
s
s
a
c
h
u
s
e
t
t
s
0
2
1
8
4
T
e
l
:
6
1
7
-
2
8
2
-
0
0
3
0
3/16" = 1'-0"
6/24/2025 2:50:29 PM
TH
I
R
D
F
L
O
O
R
P
L
A
N
23-135
06-20-2025
DK
WC
A3 3/16" = 1'-0"1 THIRD FLOOR
REV. DATE DESCRIPTION
UP DN
UPDN
D
W
DW
D
W
DW
D W
REF.
REF.
REF.
RE
F
.
REF.
RE
F
.
D
W
ELEVATOR
427 SF
COMMON
G
H
G
H
H
H
H
H
H H H H H
H
H
H
H
H
HHHHHGH
I
H
13' - 2"10' - 7" 8' - 0" 3' - 2" 15' - 10"9' - 0"15' - 5"13' - 3" 1' - 6" 12' - 9"
88' - 5"14' - 3"
102' - 8"
22' - 7"14' - 7"14' - 9"11' - 6"11' - 9"15' - 0"12' - 7"
17
'
-
5
"
2
'
-
5
"
1
7
'
-
1
"
8'
-
0
"
8
'
-
0
"
1
1
'
-
5
"
8
'
-
1
0
"
2
'
-
4
"
1
3
'
-
3
"
88
'
-
8
"
102' - 8"
20
'
-
3
"
3'
-
3
"
11
'
-
5
"
10
'
-
1
1
"
17
'
-
5
"
11
'
-
1
1
"
17
'
-
7
"
92
'
-
9
"
PROJECT #
DATE:
SCALE:
DRAWN BY:
CHECKED BY:
CR
O
N
A
N
D
E
M
P
S
E
Y
35
C
A
R
O
L
I
N
E
S
T
R
E
E
T
SA
R
A
T
O
G
A
S
P
R
I
N
G
,
N
Y
1
2
8
6
6
VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO
COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF
ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH
CONSTRUCTION.
GENERAL NOTE:
10
F
o
r
b
e
s
R
o
a
d
W
e
s
t
-
S
u
i
t
e
2
1
0
B
r
a
i
n
t
r
e
e
,
M
a
s
s
a
c
h
u
s
e
t
t
s
0
2
1
8
4
T
e
l
:
6
1
7
-
2
8
2
-
0
0
3
0
3/16" = 1'-0"
6/24/2025 2:50:30 PM
FO
U
R
T
H
F
L
O
O
R
P
L
A
N
23-135
06-20-2025
DK
WC
A4 3/16" = 1'-0"1 FOURTH FLOOR
REV. DATE DESCRIPTION
UP
UP DN
DN
REF.
RE
F
.
D
W
REF.REF.
D
W
D
W
REF.
D
WD
W
ELEVATOR
459 SF
COMMON
1095 SF
UNIT 501- THREE
BEDROOMS
1234 SF
UNIT 502- THREE
BEDROOMS
876 SF
UNIT 503 - TWO
BEDROOMS
973 SF
UNIT 504 - TWO
BEDROOMS
934 SF
UNIT 505 - TWO
BEDROOMS
BEDROOM
BEDROOM MASTER
BEDROOM BEDROOM
MASTER
BEDROOM
MASTER
BEDROOM
MASTER
BEDROOM BEDROOM MASTER
BEDROOM
BEDROOMBEDROOM
BEDROOM
12' - 1" 8' - 10"15' - 3" 4' - 4" 4' - 4" 15' - 4"8' - 9" 12' - 7"
11
'
-
6
"
2'
-
6
"
24
'
-
1
0
"
20
'
-
1
"
2'
-
7
"
14
'
-
1
1
"
11' - 5" 2' - 6" 12' - 6"10' - 7" 10' - 5" 11' - 11" 11' - 10" 10' - 10"
14
'
-
1
1
"
22
'
-
8
"
24
'
-
1
0
"
2'
-
6
"
1
1
'
-
6
"
81' - 11"
76
'
-
5
"
81' - 11"
76
'
-
5
"
10' - 0"
5'
-
1
0
"
9' - 9"
9'
-
6
"
10' - 0"
1'
-
9
"
H H H H H H H H
H
H
H
H
H
HHHHH
H
H
H
H
H
H
H
PROJECT #
DATE:
SCALE:
DRAWN BY:
CHECKED BY:
CR
O
N
A
N
D
E
M
P
S
E
Y
35
C
A
R
O
L
I
N
E
S
T
R
E
E
T
SA
R
A
T
O
G
A
S
P
R
I
N
G
,
N
Y
1
2
8
6
6
VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO
COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF
ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH
CONSTRUCTION.
GENERAL NOTE:
10
F
o
r
b
e
s
R
o
a
d
W
e
s
t
-
S
u
i
t
e
2
1
0
B
r
a
i
n
t
r
e
e
,
M
a
s
s
a
c
h
u
s
e
t
t
s
0
2
1
8
4
T
e
l
:
6
1
7
-
2
8
2
-
0
0
3
0
3/16" = 1'-0"
6/24/2025 2:50:30 PM
FI
F
T
H
F
L
O
O
R
P
L
A
N
23-135
06-20-2025
DK
WC
A5 3/16" = 1'-0"1 FIFTH FLOOR
REV. DATE DESCRIPTION
DN
DN
REF.
WDWD
RE
F
.
LADDER
ELEVATOR
236 SF
COMMON
BEDROOM BEDROOM MASTER
BEDROOM
MASTER
BEDROOM
1396 SF
PENTHOUSE - 101
1530 SF
PENTHOUSE - 102
MECHANICAL ROOM
22' - 8"26' - 0"22' - 2"
18
'
-
8
"
2
'
-
5
"
34
'
-
5
"
14' - 8"15' - 4" 5' - 6" 5' - 6" 15' - 3"14' - 9"
18
'
-
8
"
2
'
-
5
"
34
'
-
5
"
BEDROOM BEDROOM
CLOSETCLOSET
5' - 6"
10
'
-
6
"
10
'
-
6
"
10
'
-
0
"
10
'
-
0
"
LINE OF TYPICAL
FLOOR BULD BELOW
10
'
-
6
"
6'
-
4
"
10' - 3"5' - 6"
10' - 3"
5' - 6"
10' - 6"
5' - 6"10' - 6"
10
'
-
6
"
6'
-
4
"
KJK
K
K
K
K K K K
K
K
K
J KK
PROJECT #
DATE:
SCALE:
DRAWN BY:
CHECKED BY:
CR
O
N
A
N
D
E
M
P
S
E
Y
35
C
A
R
O
L
I
N
E
S
T
R
E
E
T
SA
R
A
T
O
G
A
S
P
R
I
N
G
,
N
Y
1
2
8
6
6
VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO
COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF
ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH
CONSTRUCTION.
GENERAL NOTE:
10
F
o
r
b
e
s
R
o
a
d
W
e
s
t
-
S
u
i
t
e
2
1
0
B
r
a
i
n
t
r
e
e
,
M
a
s
s
a
c
h
u
s
e
t
t
s
0
2
1
8
4
T
e
l
:
6
1
7
-
2
8
2
-
0
0
3
0
3/16" = 1'-0"
6/24/2025 2:50:31 PM
PE
N
T
H
O
U
S
E
P
L
A
N
23-135
06-20-2025
DK
WC
A6 3/16" = 1'-0"1 PENTHOUSE
REV. DATE DESCRIPTION
SITE USE PLAN0' - 0"
TYPICAL FLOOR
PLAN12' - 0"
THIRD FLOOR22' - 0"
FOURTH FLOOR
32' - 0"
FIFTH FLOOR42' - 0"
PENTHOUSE52' - 0"
ROOF63' - 0"
0 2'-0" 4'-0"8'-0"
SCALE: 1/4" = 1'-0"
12
'
-
0
"
10
'
-
0
"
10
'
-
0
"
10
'
-
0
"
10
'
-
0
"
11
'
-
0
"
KEARNEY BLOCK
35 CAROLINE
RESTAURANT
3
4
1
2KEY PLAN Caroline Street
Pa
v
i
l
i
o
n
P
l
a
c
e
PROJECT #
DATE:
SCALE:
DRAWN BY:
CHECKED BY:
CR
O
N
A
N
D
E
M
P
S
E
Y
35
C
A
R
O
L
I
N
E
S
T
R
E
E
T
SA
R
A
T
O
G
A
S
P
R
I
N
G
,
N
Y
1
2
8
6
6
VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO
COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF
ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH
CONSTRUCTION.
GENERAL NOTE:
10
F
o
r
b
e
s
R
o
a
d
W
e
s
t
-
S
u
i
t
e
2
1
0
B
r
a
i
n
t
r
e
e
,
M
a
s
s
a
c
h
u
s
e
t
t
s
0
2
1
8
4
T
e
l
:
6
1
7
-
2
8
2
-
0
0
3
0
As indicated
6/24/2025 3:02:26 PM
BU
I
L
D
I
N
G
E
L
E
V
A
T
I
O
N
S
1
M
A
I
N
EN
T
R
A
N
C
E
23-135
06-20-2025
DK
WC
A7
1/4" = 1'-0"1 ELEVATION 1 MAIN ENTRANCE
REV. DATE DESCRIPTION
SITE USE PLAN0' - 0"
TYPICAL FLOOR
PLAN12' - 0"
THIRD FLOOR
22' - 0"
FOURTH FLOOR32' - 0"
FIFTH FLOOR42' - 0"
PENTHOUSE52' - 0"
ROOF
63' - 0"
0 2'-0" 4'-0"8'-0"
SCALE: 1/4" = 1'-0"
35 CAROLINE
SHOP KEARNEY BLOCK SHOP
3
4
1
2KEY PLAN Caroline Street
Pa
v
i
l
i
o
n
P
l
a
c
e
PROJECT #
DATE:
SCALE:
DRAWN BY:
CHECKED BY:
CR
O
N
A
N
D
E
M
P
S
E
Y
35
C
A
R
O
L
I
N
E
S
T
R
E
E
T
SA
R
A
T
O
G
A
S
P
R
I
N
G
,
N
Y
1
2
8
6
6
VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO
COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF
ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH
CONSTRUCTION.
GENERAL NOTE:
10
F
o
r
b
e
s
R
o
a
d
W
e
s
t
-
S
u
i
t
e
2
1
0
B
r
a
i
n
t
r
e
e
,
M
a
s
s
a
c
h
u
s
e
t
t
s
0
2
1
8
4
T
e
l
:
6
1
7
-
2
8
2
-
0
0
3
0
As indicated
6/24/2025 2:51:01 PM
BU
I
L
D
I
N
G
E
L
E
V
A
T
I
O
N
S
2
23-135
06-20-2025
DK
WC
A8
1/4" = 1'-0"1 ELEVATION 2
REV. DATE DESCRIPTION
SITE USE PLAN0' - 0"
TYPICAL FLOOR
PLAN12' - 0"
THIRD FLOOR22' - 0"
FOURTH FLOOR
32' - 0"
FIFTH FLOOR42' - 0"
PENTHOUSE52' - 0"
ROOF63' - 0"
0 2'-0" 4'-0"8'-0"
SCALE: 1/4" = 1'-0"
3
4
1
2KEY PLAN Caroline Street
Pa
v
i
l
i
o
n
P
l
a
c
e
PROJECT #
DATE:
SCALE:
DRAWN BY:
CHECKED BY:
CR
O
N
A
N
D
E
M
P
S
E
Y
35
C
A
R
O
L
I
N
E
S
T
R
E
E
T
SA
R
A
T
O
G
A
S
P
R
I
N
G
,
N
Y
1
2
8
6
6
VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO
COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF
ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH
CONSTRUCTION.
GENERAL NOTE:
10
F
o
r
b
e
s
R
o
a
d
W
e
s
t
-
S
u
i
t
e
2
1
0
B
r
a
i
n
t
r
e
e
,
M
a
s
s
a
c
h
u
s
e
t
t
s
0
2
1
8
4
T
e
l
:
6
1
7
-
2
8
2
-
0
0
3
0
As indicated
6/24/2025 2:51:17 PM
BU
I
L
D
I
N
G
E
L
E
V
A
T
I
O
N
S
3
23-135
06-20-2025
DK
WC
A9
1/4" = 1'-0"1 ELEVATION 3
REV. DATE DESCRIPTION
SITE USE PLAN
0' - 0"
TYPICAL FLOOR
PLAN12' - 0"
THIRD FLOOR22' - 0"
FOURTH FLOOR32' - 0"
FIFTH FLOOR
42' - 0"
PENTHOUSE52' - 0"
ROOF63' - 0"
0 2'-0" 4'-0"8'-0"
SCALE: 1/4" = 1'-0"
3
4
1
2KEY PLAN Caroline Street
Pa
v
i
l
i
o
n
P
l
a
c
e
PROJECT #
DATE:
SCALE:
DRAWN BY:
CHECKED BY:
CR
O
N
A
N
D
E
M
P
S
E
Y
35
C
A
R
O
L
I
N
E
S
T
R
E
E
T
SA
R
A
T
O
G
A
S
P
R
I
N
G
,
N
Y
1
2
8
6
6
VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO
COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF
ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH
CONSTRUCTION.
GENERAL NOTE:
10
F
o
r
b
e
s
R
o
a
d
W
e
s
t
-
S
u
i
t
e
2
1
0
B
r
a
i
n
t
r
e
e
,
M
a
s
s
a
c
h
u
s
e
t
t
s
0
2
1
8
4
T
e
l
:
6
1
7
-
2
8
2
-
0
0
3
0
As indicated
6/24/2025 2:51:31 PM
BU
I
L
D
I
N
G
E
L
E
V
A
T
I
O
N
4
23-135
06-20-2025
DK
WC
A10
1/4" = 1'-0"1 ELEVATION 4
REV. DATE DESCRIPTION
PROJECT #
DATE:
SCALE:
DRAWN BY:
CHECKED BY:
CR
O
N
A
N
D
E
M
P
S
E
Y
35
C
A
R
O
L
I
N
E
S
T
R
E
E
T
SA
R
A
T
O
G
A
S
P
R
I
N
G
,
N
Y
1
2
8
6
6
VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO
COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF
ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH
CONSTRUCTION.
GENERAL NOTE:
10
F
o
r
b
e
s
R
o
a
d
W
e
s
t
-
S
u
i
t
e
2
1
0
B
r
a
i
n
t
r
e
e
,
M
a
s
s
a
c
h
u
s
e
t
t
s
0
2
1
8
4
T
e
l
:
6
1
7
-
2
8
2
-
0
0
3
0
6/24/2025 2:51:38 PM
RE
N
D
E
R
I
N
G
23-135
06-20-2025
DK
WC
A20
REV. DATE DESCRIPTION
Exhibit D
Exhibit E
FIRST FLOOR
STAIR
0' - 0"
SECOND FLOOR12' - 0"
THIRD FLOOR22' - 0"
FOURTH FLOOR32' - 0"
FIFTH FLOOR
42' - 0"
PENTHOUSE52' - 0"
ROOF.63' - 0"
0 2'-0" 4'-0"8'-0"
SCALE: 1/4" = 1'-0"
TOP OF PARAPET64' - 7"
12
'
-
0
"
10
'
-
0
"
10
'
-
0
"
10
'
-
0
"
10
'
-
0
"
11
'
-
0
"
1'
-
7
"
ALLOWABLE UNPROTECTED OPENING
2ND, 3RD, AND 4TH FLOOR WALL AREA = 71.5 X 10 = 715 SF.
715 SF × 25%* = 178.75 SF ALLOWABLE UNPROTECTED OPENINGS.
178.75 SF ÷ 19.55 SF PER WINDOW = 9.14 WINDOWS.
*SEE TABLE 705.8 - 5'-10' ALLOW 25% UNPROTECTED = 178.75 SF/FL.
AREA PER
WINDOW
= 19.55 SF
AREA PER
PATIO DOOR
= 42 SF
71' - 6"
AR
E
A
O
F
W
A
L
L
P
E
R
F
L
.
7
1
5
S
.
F
.
4'
-
0
"
3
4
1
2KEY PLAN Caroline Street
Pa
v
i
l
i
o
n
P
l
a
c
e
PROJECT #
DATE:
SCALE:
DRAWN BY:
CHECKED BY:
CR
O
N
A
N
D
E
M
P
S
E
Y
35
C
A
R
O
L
I
N
E
S
T
R
E
E
T
SA
R
A
T
O
G
A
S
P
R
I
N
G
,
N
Y
1
2
8
6
6
VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO
COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF
ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH
CONSTRUCTION.
GENERAL NOTE:
86
T
u
t
t
l
e
S
t
r
e
e
t
,
D
o
r
c
h
e
s
t
e
r
,
M
a
s
s
a
c
h
u
s
e
t
t
s
0
2
1
2
5
T
e
l
:
8
5
7
-
2
6
4
-8
0
8
5
As indicated
2/18/2026 2:34:08 PM
BU
I
L
D
I
N
G
E
L
E
V
A
T
I
O
N
-
4
23-135
09-22-2025
DK
WC
A11 1/4" = 1'-0"1 ELEVATION 4
Proposed
FIRST FLOOR
STAIR
0' - 0"
SECOND FLOOR12' - 0"
THIRD FLOOR22' - 0"
FOURTH FLOOR32' - 0"
FIFTH FLOOR
42' - 0"
PENTHOUSE52' - 0"
ROOF63' - 0"
0 2'-0" 4'-0"8'-0"
SCALE: 1/4" = 1'-0"
TOP OF PARAPET64' - 7"
12
'
-
0
"
10
'
-
0
"
10
'
-
0
"
10
'
-
0
"
10
'
-
0
"
11
'
-
0
"
1'
-
7
"
3
4
1
2KEY PLAN Caroline Street
Pa
v
i
l
i
o
n
P
l
a
c
e
PROJECT #
DATE:
SCALE:
DRAWN BY:
CHECKED BY:
CR
O
N
A
N
D
E
M
P
S
E
Y
35
C
A
R
O
L
I
N
E
S
T
R
E
E
T
SA
R
A
T
O
G
A
S
P
R
I
N
G
,
N
Y
1
2
8
6
6
VERIFY AND CONFIRM ALL CONDITIONS AND/OR DIMENSIONS SHOWN PRIOR TO
COMMENCING CONSTRUCTION OR ORDERING MATERIALS. NOTIFY ARCHITECT OF
ANY INCONSISTENCIES FOR REVIEW AND APPROVAL BEFORE PROCEEDING WITH
CONSTRUCTION.
GENERAL NOTE:
10
F
o
r
b
e
s
R
o
a
d
W
e
s
t
-
S
u
i
t
e
2
1
0
B
r
a
i
n
t
r
e
e
,
M
a
s
s
a
c
h
u
s
e
t
t
s
0
2
1
8
4
T
e
l
:
6
1
7
-
2
8
2
-
0
0
3
0
As indicated
11/4/2025 11:48:08 AM
BU
I
L
D
I
N
G
E
L
E
V
A
T
I
O
N
4
25-030
10-30-2025
DK
WC
A11
1/4" = 1'-0"1 ELEVATION 4
Original