RIVER TOWN HOUSE
433 Warburton Avenue
Hastings-on-Hudson, New York
Sheet 7 Lots 23 & 31 Block 618
Zoning District MR-O



Description of the Project: The property consists of a two-unit condominium townhouse located on a 3,757 SF steeply sloped lot with panoramic views of the Hudson River and Palisades. Unit 1 has 2,003 SF* floor area, and contains Great Room (Living-Dining-Kitchen), Master Bedroom, Master Bath, Child’s Bedroom, Hall Bath, Child’s or Guest Room/Studio, Family or Guest Bath, Library, Laundry, Social Room, Stone Terrace, Garden, and Roof Deck. Unit 2 has 1,554 SF* floor area and contains Great Room (Living- Dining-Kitchen) Master Bedroom, Master Bath, Child’s Bedroom, Hall Bath, Laundry, Child’s or Guest Room/Studio, Home Office, Office Bath, Deck, Roof Terrace and Garden.
*Floor area is taken from the exterior walls of the building.

Building Configuration and Height: The approximate total height, from average grade level at the perimeter of the building to the highest point of the roof, is 35 feet. The building is three stories high at the eastern façade, and a stepped shape facing west to provide roof decks and terraces facing the Hudson River.

Occupancy: The project has two three-bedroom residential dwelling units.

Warranties: Warranties and manuals will be provided upon transfer of property.

Structural System: The NYSBC construction classification is type 5 frame protected throughout with a fire suppression system.

Foundation: The foundation walls are reinforced 10” thick concrete masonry units on reinforced 3,500psi poured reinforced concrete footings. Concrete for the footings and slabs are made with Gran Cem, a recycled content concrete mix using blast-furnace slag (GBFS). All footings are at least 3’-6” below finished grade, which is the NYS Residential Building Code requirement for this climate location.

Plumbing: The sewer main from the building to the street has been replaced with an epoxy resin material, manufactured by Perma-Liner, which has a minimum design life of 50 years. The Guest/Family Bath and Office Bath, located at the lower level, are connected to a sewer ejector pump tied to the new sewer house main. All domestic water pipes are PEX tubing. All plumbing pipe material for waste lines is pvc schedule 40. The water is supplied by United Water of New Rochelle, and the cost is $3.00 per 1,000 gallons.

Waterproofing & Storm Drainage: The entire perimeter of house has underground perforated 4” pvc footing drainpipes and subsurface 4” solid pvc storm drainpipes leading to four Cultec Infiltrator type prefabricated drywells, located below the garden terrace on the western side of the property. Waterproofing is troweled-on bituminous coating. The zero lot line wall has an internal perforated drainpipe leading to the four cultic underground drywells on the western side of the property.

Utilities: The building uses public sewer, water provided by United Water of New Rochelle, electric and gas utilities provided by Con Edison.

Sheathing & Subfloor: The material installed for subfloors, wall and roof sheathing, is AdvanTech high performance moisture resistant structural engineered panels that are made by using sustainable fast growing wood species and an advanced resin technology system. The panels have a 50 year warranty and a Structural 1 rating for resistance to wind and seismic loads.

Structural Framing: All floors and roofs are constructed of 12” TJI engineered joists by TrusJoist, that have a clear span between the outer north and south bearing walls. All stud walls are Douglas Fir No. 2 framing lumber. ACQ pressure treated lumber is used at foundation sills, and for rough framing of decks.

Insulation: The new foundation walls have 2 ½” polyisocyanurate and 1” Styrofoam insulation, which have a total thermal value of R-19.75 on the outer face below grade, plus Heatlok R-11 foam insulation made from recycled plastics and Soya, on the inner face. The total thermal value of the foundation walls is R-30.75. The floors, walls ,and ceilings have R-20 and R-38 Sealaction 500 polyisocyanurate foam insulation. The house is also sealed with these sprayed insulation products and meet the standards for NYS Energy Star rating.

Roofs: Low –sloped roofs are single ply E.P.D.M. rubber roofing with a 25 year warranty. The upper Roof, sloped 5/12, has Certainteed fiberglass roof shingles with a 30 year warranty. All flashing is 16 ounce copper.

Gutters & Leaders: Gutters are factory painted ogee seamless aluminum, continuous along the perimeter of the building, and tied to aluminum leaders. At front yard, rear yard, and roof deck, rain barrels collect water for use in irrigation of the gardens.

Smoke Detectors: Hard wired interconnected smoke detectors are located through the building, one per bedroom, one per hall, one per floor, in accordance with NYSBC. There is a carbon monoxide detector on each floor.

Windows & Glass Doors: Windows and glass doors are as manufactured by Andersen Windows with dual pane, high- performance low E-4, argon blend filled glass, and maintenance free vinyl Terratone cladding. The glass has a U-factor of 0.28, a SHGC Factor of 0.43. Operable windows are casement and awning, with aluminum screens and integral locks. The sliding glass doors have satin nickel hardware.

Stucco: Most of the exterior finish is two-coat Portland cement stucco on self-furring galvanized wire lath, as manufactured by Sonowall, on stucco infiltration barrier, and has a 10 year warranty.

Siding: Hardi-plank preprimed 6 “ exposure cement board siding with painted finish is used Most of the exterior finish is two-coat Portland cement stucco on self-furring galvanized wire lath, as manufactured by Sonowall, on stucco infiltration barrier, and has a 10 year warranty. Certainteed vinyl clapboard siding is used at the zero lot line wall to provide a maintenance free siding material along this wall.

Interior Stairs: All stairs are constructed of 5/4” douglas fir stringers, solid clear oak treads and risers.

Interior Doors: All interior doors are solid core flush luan in prehung clear pine jambs, satin nickel hinges and hardware. Doors are finished with shellac sealer, stain, and polyurethane finish.

Interior Trim: Interior trim is 1” x 4” clear pine casing and 5/4’ clear pine sill with shellac sealer, stain, and polyurethane finish.

Ceramic Tile: All wall tile is Diastone Contempo 4” x 16” glossy ceramic tile with 2” x 8” bullnose, supplied by Best Plumbing Tile & Stone.

Stone Tile: All floor tile is ¼” thick green and grey slated supplied by Bedford Stone & Masonry, and locally harvested from quarries in northern NY State.

Paint: All paint is Benjamin Moore with 2 coats primer, two coats latex finish coat, flat finish at walls and ceilings.

Wood Flooring: Wood flooring is FSC certified ¾” x 2 ¼” tongue and grooved common oak flooring, with two coat clear polyurethane finish.

Hardware: Interior and exterior door hardware is solid brass with satin nickel finish, by Schlage.

Laundry Facilities: Each unit has a stackable electric Energy Star rated Frigidaire Affinity washer and Frigidaire Affinity gas dryer. Each dryer has a metal duct connected to an exterior vent.

Heating & Air Conditioning: Each dwelling units two high efficiency 23 SEER Mitsubishi A/C-Heat pump ductless systems. Unit 1 has a 12,000 BTU unit located at the Great Room, and a 9,000 BTU unit located at the Master Bedroom. Unit 2 has a 12,000 BTU air handler at the Great Room, and a 9,000 BTU at the loft. Each air handler is connected with insulated linesets to compressors located at the exterior utility space.

Hot Water Boiler: The hot water boiler supplying heat to copper baseboard heating elements is a Baxi boiler compact wall hung self modulating gas fueled condensing Energy Star rated 89 % efficiency rating hot water boiler with a 10 year warranty on heat exchanger. The unit is a quiet sealed combustion direct vent that prioritizes domestic hot water over boiler hot water, with unlimited hot water on demand. Unit 1 has a 2 zone boiler, Unit 2 has a three zone boiler.

Sprinkler System: The sprinkler system is a Blazemaster wet pipe system, with concealed head systems connected to flow alarm system and drain valves.

Solar System: Thermal solar panels designed by Your Solar Home are located at the upper sloped roof, and on the south facing zero lot line wall. Ductwork runs from the panel to provide solar heat to each level of the building.

Electrical System: Each unit has a 200 amp electrical main panel and separate electric meter, in compliance with current National Electric Code. AFCI outlets will be installed in all bedrooms. GFCI are installed at exterior outlets, at the kitchens and baths, and as required by NYS Residential Building Code. Tamper resistant receptacles will not be provided.

Kitchen: Cabinets at the kitchen and baths are custom made by G & C Cabinetry, and are constructed from formaldehyde free plywood boxes, and solid flat panel maple doors and drawer fronts. The cabinets have self-closing drawer glides and satin nickel hardware. Appliances consist of Energy Star rated JennAir refrigerator, Bosch undercounter electric oven, Best 800 cfm concealed exhaust fan,Bosch Acycle dishwasher, and Bosch 5 burner stainless steel cooktop.

Toilets: Toilets are TOTO UltraMax one piece 1.6Gpf gravity fed energy efficient fixtures made of vitreous china and have a siphon jet flushing action.

Hall Bath: Pegasus integral 30” sink/countertop, Kohler Tea for Two tub, Toto Ultrmax toilet, AFNY satin nickel Remsen faucet, tub spout, thermostatic mixer, shower head, & handheld shower, Robern medicine cabinet.

Master Bath: Pegasus integral 30” sink/countertop, 36” neoangle tiled shower,with pebble base, Toto Ultrmax toilet, AFNY satin nickel Gotham faucet, thermostatic mixer, massage type shower head, 20”Robern medicine cabinet.

Guest Bath/Family Bath: Pegasus integral 30” sink/countertop, 36” x 48” tiled shower, Toto Ultrmax toilet, AFNY satin nickel Gotham faucet, thermostatic mixer, 20” Robern medicine cabinet.

Office Bath: Pegasus integral 30” sink/countertop, 36” x 48” tiled shower, Toto Ultrmax toilet, AFNY satin nickel Gotham faucet, thermostatic mixer, 20” Robern medicine cabinet.

Refuse Removal/Recycling: Refuse removal, recycling for paper, glass & plastics, provided by local municipality.

Ventilation System: Exhaust fans located in each bathroom, manufactured by FanTech, have timer control and remote fans for silent operation, and have ducts connected to exterior vents.

Cable TV: Cable TV outlets are located at each Great Room, Bedroom, and at the Social Room in Unit 1.

Telephone & Computer Outlets: CAT 5 outlets that can be used for telephone or computer (high speed internet) are located at each Great Room, the Guest Room/Study, Library, the Master Bedrooms, the Loft/Bedroom at the third floor, and the Home Office at the lower level.

Decks: Decks are constructed of composite resin material manufactured by GAF. Railings are constructed of clear cedar posts and handrail, and stainless steel cable.

Terrace: Terrace is constructed of stone recycled from the former foundation walls of the building that were demolished. The terrace surface will be pea gravel on filter fabric, sand and gravel base.

Walks: Walks are 1 ½” slate set in pea gravel on filter fabric, sand and gravel base.

Landscaping: Plant specimens are native or adapted species, drought resistant, and water conservation type to provide shade, plant pockets, and low maintenance to the garden.

Parking Area: There will be a driveway for the use of residents.