Re: Environmental Review for the 210 Hancock Street Redevelopment SEQR Part 3

Transcription

1 May 4, 2015 JoAnn Cornish, Director of Planning and Development Department of Planning and Development City of Ithaca 108 East Green Street Ithaca, NY Re: Environmental Review for the 210 Hancock Street Redevelopment SEQR Part 3 Dear JoAnn: We are pleased to provide the attachments, exhibits, and following information for your consideration and support for the Environmental Review and SEQR Part 3 for the redevelopment of 210 Hancock Street. This information supplements Part 1 of the City of Ithaca s Full Environmental Assessment Form and supporting documentation, which was filed with the City on February 13, 2015 and is based on requests for additional information and/or clarification from the Planning and Development Board during the Board s discussion of the project at its meeting of April 28, Construction Route and Contractor Parking The proposed construction route is described in the attached Construction Route and Contractor Parking diagram. Foundation and Piles The multi family apartment building on First and Hancock is proposed to be supported by driven piles due to existing soil conditions identified via a geotechnical investigation as illustrated by the attached Foundation Plan Diagram. The Geotech Report was submitted February 13, 2015 to the Planning Board appended to the Full Environmental Assessment Form. Pile driving will not be necessary for the Townhomes. Trowbridge Wolf Michaels Landscape Architects LLP 1001 West Seneca Street, Suite 201 Ithaca, New York ph:

2 The site at 210 Hancock Street is underlain by soft clayey and silty soils that extend to below 85 ft from the ground surface. This type of soil is not suitable for supporting the proposed multifamily building on standard footings. If the building was supported on conventional shallow foundations the result would be excessive settlement that would damage the building and inhibit its usefulness. A commonly used method to allow construction of larger buildings on sites like 210 Hancock Street is to support the building on a deeper firmer layer through use of deep foundations or piles. Piles are typically driven into the ground using a crane and hammer and extend from the foundation level of the building, through the soft soils, and into the deeper firmer layer. The load of the building is then transferred via the piles into the deeper layer without increasing the load on the softer soils that would settle. The piles that would be used on this project would likely consist of steel pipe piles that would be filled with concrete. The piles would be driven into the ground using a crane and pile driving hammer. Because most of the soil is soft, we anticipate that much of the installation would go quickly with minimal driving required. Driving would be required once the pile tip entered the firmer soils located below 85 ft. Driving would then continue until the structural capacity of the pile is reached. This capacity is measured in real time. We anticipate the piles would not extend deeper than ft. The anticipated pile driving times for the multi family apartment building will be limited to 7:00 am to 4:00 pm weekdays for a 5 to 6 week duration. Stormwater A Stormwater Management Study was included in the April 1, 2015 submission to the Planning Board, and was submitted directly to Scott Gibson, the City s Stormwater Pollution Prevention Officer. An update to this letter was provided to Scott Gibson on April 9, 2015 and is appended to this transmittal. This study outlines the anticipated stormwater conditions and mitigation measures. This study was executed in advance of the required Full Stormwater Pollution Prevention Plan (SWPPP) which will be developed for the project. Mr. Gibson has reviewed this study and indicated agreement with all of its concepts, analysis, and proposed stormwater strategies and has indicated that he will be providing a review letter to the Planning Board confirming this agreement. We have included earlier correspondence with Mr. Gibson for your reference. 2 of 4

3 Visual Simulations As provided to the Project Review Committee on April 21, 2015, the visual simulations for the project represent architectural and site concepts in the early stages of design. The project has continued to evolve from the date simulations were last generated and submitted. At this time, new visual simulations have not been developed as the changes have been subtle. We anticipate creating new visualizations to be provided to the PRC in advance of May s Board meeting. To supplement the simulations and convey the character of the building, attached are building elevations of the multi family building. Revisions to the buildings have occurred based on comments from Board members at the April 2015 meeting. Parking Lot Screening To more effectively provide visual screening and physical separation between the parking area and the adjacent public way of Hancock Street and Adams Street, a low screening wall has been added to the site plan and supplemented with proposed landscaping as illustrated in the attached updated site plan rendering in response to comments from Board members. Sustainable Design Strategies The planning board referred to a number of potential sustainable design strategies at the April 28 th meeting, including solar power, rainwater storage and re use, and stormwater biofiltration. INHS is planning to investigate the feasibility of those specific practices, and others, through the LEED Certification process. We trust that the Board will find this information helpful as it continues to evaluate the potential environmental impacts of the development. We look forward to appearing before the PRC on May 19, 2015 and, again, before the full Board at its next meeting on May 26, We are hopeful that with this additional information, the Board will be in a position to make the determination of significance. In addition, we will also be asking the Board to make recommendations to the Board of Zoning Appeals on the area variances needed for the project. We anticipate being before the BZA in early June. 3 of 4

4 If you have any questions or require further information, please do not hesitate to call. We are looking forward to presenting the project at the May 26, 2015 meeting. Sincerely, Peter Trowbridge, RLA, FASLA Principal Attachments: 1. Construction Route and Contractor Parking Diagram, May 4, Stormwater management review note from Scott Gibson to Lisa Nicholas, April 30, Memo: Stormwater Management for Hancock Street Redevelopment, April 9, 2015 Exhibits: 1. Site Plan Rendering, May 4, Multi Family Building Elevations, Sheet 1, May 4, Multi Family Building Elevations, Sheet 2, May 4, Foundation Plan Diagram, May 1, of 4

5 Construction Route and Contractor Parking Project Site Contractor Parking and staging Overflow parking if needed

6 Jonathan Peet From: Sent: To: Cc: Subject: Attachments: Scott Gibson Thursday, April 30, :05 AM Lisa Nicholas David Herrick; William Epthimiatos; Skip Schell FW: INHS 201 Hancock Street 210 Hancock Prelim SPR Storm Narrative pdf Lisa, A preliminary review on the stormwater management approach for 210 Hancock street has been conducted by this office. In and of itself, this project meets the definition for a Full Stormwater Pollution Prevention Plan given the large acreage of disturbance anticipated by the work. However, in accordance with the DEC Stormwater Management Design Manual, Chapter 9, Redevelopment Activity, If The plan proposes a reduction of existing impervious cover by a minimum of 25% of the total disturbed, impervious area, a reduction in site imperviousness will reduce the volume of stormwater runoff, thereby achieving, at least in part, stormwater criteria for both water quality and quantity. This project proposes to reduce its cover by up to 28%, which meets this criteria. As such quality and quantity control are waived by definition. That said, the project must still meet four (4) Better Site Design Practices and we have encouraged responsible grading in final design to take advantage of longer flow path runs across green landscaping. The project will require a Notice of Intent sent to the DEC and accompanying municipal certification statements from our office. Should you have any questions or comment concerning this information, please do not hesitate to contact me. Thanks. Scott Gibson, Environmental Engineer 510 First Street Ithaca, NY T: C: F: scottg@cityofithaca.org From: David Herrick [mailto:dah@tgmillerpc.com] Sent: Thursday, April 09, :05 PM To: Scott Gibson Cc: Nathan Brown (nb@holt.com); Scott Reynolds (sreynolds@ithacanhs.org); Joe Bowes (jbowes@ithacanhs.org); Jonathan Peet (jbp@twm.la); Peter J. Trowbridge (pjt@twla.com) Subject: RE: INHS 201 Hancock Street Hi Scott, Attached is an updated summary with revised sheets for the existing/proposed cover types. There is a correction in the Existing Site pervious cover. We also added the cover conditions within the City s rights of way per a recent request of Lisa Nicholas. Although we don t take credit for it, there is a reduction in the existing impervious cover within that portion of Adams Street and Lake Ave being re developed for the pedestrian walk and play area. Let me know if you have any questions. Thanks again. 1

7 David A. Herrick, P.E. Principal T.G. Miller, P.C. Engineers and Surveyors 203 N. Aurora Street, Ithaca, NY T: x226 F: From: David Herrick Sent: Tuesday, March 31, :57 AM To: 'Scott Gibson' Cc: Nathan Brown Scott Reynolds Joe Bowes Jonathan Peet Peter J. Trowbridge Subject: INHS 201 Hancock Street Hello Scott, Attached for your review is a pdf version of our stormwater management summary. The Preliminary SPR application is being submitted this week. The Planning and Development Board could begin the environmental review at their meeting on April 28 th. We would like to submit the formal Full SWPPP document following preliminary approval. In the interim, I can provide any additional information, details or calculations you may want to review. Thank you for this assistance. David A. Herrick, P.E. Principal T.G. Miller, P.C. Engineers and Surveyors 203 N. Aurora Street, Ithaca, NY T: x226 F: dah@tgmillerpc.com 2

8 April 9, N. Aurora Street Ithaca, NY phone fax Mr. Scott Gibson Stormwater Management Officer City of Ithaca 510 First Street Ithaca NY Re: Ithaca Neighborhood Housing Services Storm Water Management for Hancock Street Redevelopment Dear Mr. Gibson, As we ve discussed previously, Ithaca Neighborhood Housing Services is proposing to redevelop the properties at No. 210 Hancock Street and No. 423 First Street in a mix of townhomes, commercial and multi family apartment buildings. The combined area of the two parcels within the adjacent street lines is 2.01 acres. Soil disturbance will occur on nearly all of this area. With respect to Chapter 282 of the City of Ithaca Code that pertains to stormwater management, the type and scale of the proposed project will require the preparation of a full stormwater pollution prevention plan (Full SWPPP), however as stated in Chapter a redevelopment project should follow Chapter 9 of the New York State Stormwater Management Design Manual to address disturbance and reconstruction of existing impervious surfaces (i.e. redevelopment activities). In support of the City Environmental Quality Review and Preliminary Site Plan Review submission we are providing the following information and mitigation strategies for managing stormwater from the redeveloped site. Existing Conditions Specific to this project, the site condition within the limits of the adjacent street lines is roughly 93 percent impervious cover. The majority of the impervious area is attributable to the two commercial building roof tops and the large contiguous parking lot. The areas of pervious cover are limited to small lawn panels at the northwest corner of the site. Based on the site topography, the parking lot drains in a westerly direction toward First Street. The extent of on site storm sewers is limited to two catch basins in the southerly portion of the main parking area. These catch basins are connected by relatively small diameter pipe (less than 12 inch diameter) to the City s storm sewer at the corner of Hancock and First Street. Runoff collected in gutters and downspouts on the two building roofs is directed principally toward Adams Street. The City s storm sewer system in the immediate vicinity consists of curb inlets, catch basins and 12 inch diameter pipe along both Hancock Street and Adams Street. Other than curbed gutters, there are no storm sewers on First Street or Lake Avenue. Runoff collected in the Hancock Street system is ultimately discharged to an open channel at the intersection of Third Street and N. Meadow Street (NYS Route 13). The short length of storm pipe in the Adams Street system discharges into David A. Herrick, P.E. Frank L Santelli, P.E. Andrew J. Sciarabba, P.E. Steven R. Rowe, P.E. Dondi M. Harner, P.E. LEED A.P., C.P.E.S.C. Lee Dresser, L.S. Darrin A. Brock, L.S. Edward D. Ripic, Jr., L.S.

9 Cascadilla Creek just upstream of the footbridge. The invert of the City system at Hancock Street is feet or roughly 4 feet below the mean site elevation of feet. At the east end of Adams Street the invert of the City pipe is approximately 381 feet. Proposed Improvements Redevelopment of the site will include razing the existing buildings and demolishing all other exterior parking and walkway pavements within the property boundary. Select mature trees around the site periphery will be protected and incorporated into the final landscaping. The footprint of new impervious surfaces, inclusive of the multi family and townhouse developments, will decrease by 0.53 acres, or approximately 28 percent. Given the significant conversion of 0.53 acres of impervious surfaces to lawn and pervious landscape features the State requirements, as described in Chapter Sizing Criteria, to provide permanent stormwater management practices for either quality or quantity control are waived. The City Code does require that at least four strategies for Better Site Design be incorporated into the proposed plan for any Full SWPPP project. The preliminary list of Better Site Design Practices that will be considered for this site includes: 1) Building Footprint Reduction; 2) Parking Reduction; 3) Rooftop Runoff Reduction; 4) Tree Planting; and 5) Open Vegetated Channel. Other categories and specific practices will be reviewed with you and described in the completed Full SWPPP. Standard storm sewer improvements will consist of catch basins spaced in the parking lot as needed to support the site grading. Roof drains can either be routed to the proposed catch basins or be disconnected to drain over adjacent lawn panels. HDPE or PVC pipe will connect the new catch basins to the existing City storm sewers on Hancock and Adams Street. Temporary erosion and sediment control practices to be selected for the construction phase will focus on minimizing tracking soil off site, controlling dust and filtering any foundation dewatering discharges. The completed Full SWPPP, prepared in accordance with the City s regulations will be submitted for your review and approval prior to issuance of any building permit. The Notice of Intent will subsequently be filed with the NYSDEC in order to obtain coverage under the SPDES General Permit for Stormwater Activities. Please contact me with any questions or comments. Thank you. Sincerely, David A. Herrick, P.E. Cc: INHS Enclosures: 2 Sheets

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12 LEGEND 1. COMMERCIAL GROUND FLOOR WITH RESIDENTIAL ABOVE 2. COVERED PARKING WITH RESIDENTIAL ABOVE 3. TOWNHOMES 4. BIKE PARKING 5. BUS STOP 6. INTERIOR STREET 7. BICYCLE AND PEDESTRIAN WAY 8. PLAYGROUND KEY MIXED USE BUILDINGS MULTIFAMLY BUILDINGS TOWNHOMES SCALE CE MIL L ER WA Y 60 ALI CONLEY PARK 8 ADAMS STREET WILLOW AVENUE 4 CASCADILLA CREEK 2 LAKE AVENUE ROW 30 FIRST STREET 0 HANCOCK STREET 210 Hancock Street Redevelopment SITE PLAN MAY 4, 2015

13 210 Hancock Street Redevelopment May 4, 2015 ELEVATIONS

14 210 Hancock Street Redevelopment May 4, 2015 ELEVATIONS

15 /1/2015 2:33:57 PM G Architecture Planning Interior Design 217 North Aurora Street Ithaca NY p f G F F ' - 1 3/8" 7' /16" 20' - 2 3/16" 19' - 9 3/16" 8' - 4 5/8" 18' - 4 7/8" 18' - 9 3/4" 18' - 9 3/4" 1' - 1" 11' - 8 3/8" 10' - 0" 6' - 9" 21' - 9" 21' - 9" 21' - 9" 10' - 0" 16' - 0" 16' - 0" 16' - 0" 8' - 0" Elwyn & Palmer CONSULTING ENGINEERS, PLLC 213 East Seneca Street Ithaca, New York E D C B W V U T S Y R Q P O N M L K J I H G F E D C B A 81' - 0 1/8" 7' - 4 1/4" 21' - 3 5/8" 1 40 KIPS 80 KIPS 80 KIPS 120 KIPS 225 KIPS 225 KIPS 90 KIPS 95 KIPS 35 KIPS 25 KIPS 19' - 9 3/16" 30 KIPS 10" SLAB W/ #6 AT 12" O.C. E.W. TOP AND BOT. GB2 265 KIPS 275 KIPS GB2 FOUNDATION PLAN DIAGRAM 3/32" = 1'-0" 105 KIPS 135 KIPS 17' - 6" 32' - 9 1/4" 24' - 4 5/8" 45 KIPS 130 KIPS 165 KIPS 90 KIPS 75 KIPS 130 KIPS 130 KIPS 110 KIPS 110 KIPS 195 KIPS 10" SLAB W/ #6 AT 12" O.C. E.W. TOP AND BOT. 195 KIPS 195 KIPS 195 KIPS 75 KIPS 20 KIPS 135 KIPS 40 KIPS 40 KIPS 135 KIPS 40 KIPS 75 KIPS 110 KIPS 110 KIPS 75 KIPS 17' - 6" 4' - 5 7/16" 12' /4" 12' - 4 1/16" 10' - 7 7/8" 6' /8" 20 KIPS 30 KIPS 70 KIPS 60 KIPS 80 KIPS 40 KIPS 25 KIPS 65 KIPS 50 KIPS 40 KIPS 90 KIPS 10 KIPS 115 KIPS 115 KIPS 115 KIPS 60 KIPS 45 KIPS 85 KIPS 10" SLAB W/ #6 AT 12" O.C. E.W. TOP AND BOT. 130 KIPS 85 KIPS 65 KIPS 70 KIPS 125 KIPS 115 KIPS 80 KIPS 130 KIPS 85 KIPS 125 KIPS 18' - 11" 8' - 8 1/4" 7' - 4 7/8" 11' - 1 5/16" 18' /16" 105 KIPS 75 KIPS 60 KIPS 100 KIPS 10" SLAB W/ #6 AT 12" O.C. E.W. TOP AND BOT. 105 KIPS 120 KIPS 120 KIPS 85 KIPS 25 KIPS 30 KIPS 30 KIPS 25 KIPS 10 KIPS 60 KIPS 75 KIPS 45 KIPS 85 KIPS 90 KIPS 85 KIPS 85 KIPS 95 KIPS 110 KIPS 95 KIPS 110 KIPS 18' /16" 10' - 7 7/16" 6' - 0" 29' - 5 1/4" 14' - 0" 60 KIPS 75 KIPS 55 KIPS 55 KIPS 45 KIPS 45 KIPS 55 KIPS 55 KIPS 95 KIPS 95 KIPS 45 KIPS 70 KIPS 80 KIPS 25 KIPS 50 KIPS 50 KIPS WARNING: It is a violation of New York State Law for any person, unless acting under the direction of a licensed Architect, to alter this document in any way. If a document bearing the seal of an Architect is altered, the altering Architect shall affix to such document his seal and the notation "altered by" followed by his signature, the date of such alteration, and a specific description of the alteration. Revision Schedule Rev. Number HANCOCK STREET REDEVELOPMENT Rev. Descr. ITHACA NEIGHBORHOOD HOUSING SERVICES Rev. Date 210 HANCOCK STREET, ITHACA, NY E D C B DATE: PROJECT: OTHER: DRAWN BY: Issue Date Project Number Author A FOUNDATION PLAN DIAGRAM A S0