Design and Site Assessment Discussion

Design Notes 5/5/11

(Discussion led by Joe Schaffer, civil engineer, along with Ben Walmer, architect, Rich Feldmann, our green builder, Paul Miller and the planning staff of the Town, with the Tipping Point team.)

Five areas to site: north lot, south lot, upper lot, roof, street life

Parking Issues
1 space needed for every 200 sq. ft.
For current space and use there are 75 spaces provided and 76 are required

Restaurant

• 1 parking space for every two chairs + one space for every linear 2 feet of service bar (if there is seating at the bar). Desire to have a liquor license. Harry Simon is open to discussion about using two gravel lots on other side of Work n Wear, which connect to the upper lot.
• Guesstimate of 2500 sq ft of seating space, divide by 15 seats= max seating 166= 83 parking spaces needed– 80 spaces needs 25000 sq. ft. of pavement and cost = $500,000 for asphalt parking. This is just the construction cost not including cost of purchase of land for additional parking. If we go for a variance, we now have roughly 1/2 the amount of parking needed.
• A variance could be attained with an agreement with a neighboring owner ofland showing a long-term lease or rental of public parking facility.

ISSUE: people driving on walkway

SUGGESTION: trees, outside dining, sculptures, rain gardens, bio-swales, adopt tip of triangle (which is public) and beautify; talk to land owner about beautifying rest of triangle— Adding vertical additions (trees) will have a traffic “calming affect”, slowing down vehicles

UPPER LOT ISSUES

Slope is not ADA compliant. Slope is greater than 2%, at least 10%. If desiring a bridge from lot to roof, we must level the lot. Otherwise, we might want to level it for user comfort. If used for valet parking, perhaps no need to level.

NORTH PARKING

Not compliant with parking lot geometric design standards.

PRIVATE RIGHT OF WAY AREA
Shared between landlord and Work n Wear. Not on public site plans.

*Desire to eliminate as much parking as possible without decreasing commercial viability. Variances are likely to be granted as long as we don’t go over more than 50% shortage of what is required.

OPTIONS ON VARIANCE
*** there will mostly likely be additional costs in obtaining a variance because they usually require other improvements along with granting the variance.

1. Get variance based on CBD (Central Business District) – if we could get rezoning, the parking requirement would be eliminated. (0 cost) CBD stops just before Wells Rug
2. Get a variance by entering into agreements with neighbors for parking. (Still, if using nearby gravel lots, would need to put on 6 in. of asphalt at $500,000 to meet standards for approved parking lot surface- alternatively, lease spots from existing lot such as the public parking.)
3. Spend $600,000 to purchase land and $500,000 to pave 6 in. asphalt if needed (just for offsite, not including upgrades to existing lots) to build a lot for additional 83 parking spaces.
4. Other option- restaurant parking is all valet. Because of winter safety issues of walking and driving on steep grade, upper lot would not be open for public parking.
5. Alternative suggestion- (rezone process or use variance process) Spot zoning as rehabilitation zone (allows shared parking ordinance: you can demonstrate shared parking on or off site)
– variance
– rezoning with CBD, although this is more restrictive than B zoning which may be a better option for this project
– rehabilitation zoning (pertains to master plan- most challenging -need all politicians involved- would take a long time because master plan is still being reworked)

DEP triggers and standards – appears that DEP permit may not be required with the proposed program

NORTH PARKING LOT ISSUES/IDEAS

• Convert to green space?
• ½ parking, ½ green space?
• Difficult to drive out safely

Afternoon Discussion:
Drainage Issues

Currently at 89% impervious surface

Rain watering harvesting (water holding tank (very large & pumping system) – need to store 5500 cubic feet of water based on rain fall in NJ – $10 per cubic ft for storage= $60,000 for rain water harvesting system (cost in excavating & purchase of tank)
Say $100,000 because costs may go up (good number to use for budgeting) // compare this to cost of water might pay back

Grey water is water from hand washing, laundry- doesn’t include kitchen or “black water” (from toilets) (smaller tank and filter, disinfection); would require separate plumbing system for toilets and sinks

Building Envelope

Roof Concerns (approx. 15,000 sq. ft.) :

Green roof or greenhouses? Both, where green roof might have pavers and public space?
– green roof needs structural analysis to determine feasibility
– what kind of green roof? Intensive is deeper than six inches, extensive is less than six inches growing surface
– enclosed greenhouses: hydroponic? Soil-based?
– green roof choices will affect insulation choices for building; can reduce size of heating and cooling systems- energy modeling will be necessary
– Bright Farms (eco barge along Hudson, experience with hydroponics, aeroponics)
– having both greenhouses and green roofs will provide more growing variety in produce
– ** idea- talk to owner of “triangle” across street to incorporate community gardens
– green house has life cycle cost considerations: insulation, longevity of roof and water conservation
– Modular greenhouses be will more cost effective than custom
– Modular can probably be adapted to photovoltaic glass
– put solar panels on areas where greenhouses won’t fit?
– There are two areas where the southern exposure to the sun is blocked- perhaps build additional indoor space and put greenhouses or green roof on newer structure?
– Existing rooftop dining venues have lines of people waiting to get in
– structural analysis of roof is about $1500
– front area of building could be green roof with walkway and dining

**for LEED certification you need a commissioning agent to come in and inspect at different stages to be awarded LEED certification

New Idea:

• House restaurant on second floor with rooftop dining. Have “annex” to restaurant on first floor selling less expensive lunch/lighter fare items; outdoor seating in front of building and in northern open square area.

Remaining open questions:

• Landscaping & site layout- design details to be worked out within budget constraints
• Structural analysis of roof needed asap both for greenhouses and adding a second floor for restaurant and offices
• Need to prioritize items to be built/housed first
• Code analysis need to be done to determine what and how much can be added on to the building (occupancy, egress, fire issues can be done initially)
• Energy modeling needs to be done

Design ideas from 5/4/11 (see CharrentteDesignIdeas):

IDEAS

• Lighting/ change colors day vs night
• Mural on building
• Alternative energy powered kinetic sclupture
• Vertical gardens
• Espalier – fruit trees against the walls
• Bio Wall
• Rain gardens
• Hydroponics
• Ergonomic designs
• Adaptive reuse – integrated stylistic forms
• Cogeneration
• Daylighting
• Sun control
• Wind power
• Solar
• Increase pervious surfaces
• Dig down
• Geothermal
• Rainwater harvesting
• Reclaimed & recycled materials
• Salvaged materials
• Mural (3D)
• Rotate local artists on display
• Native plants
• Green space
• Track system for spacial flexibility
• Courtyards
• Grey water recycling
• Horizontal geothermal
• Landscape adjacent spaces
• Window farms
• Biofuel from kitchen
• Produce biofuel
• Enter living building challenge
• Passive solar heat
• Solar chimneys
• LEED certification
• Passive house technology
• Animal processing
• Live/work – eco village
• Cutaways and interpretive signage

EXTERIOR ROOMS	PROGRAM	COST	OFFSITE IMPROVEMENTS
ROOF	15,163 sq. ft (existing roof)	$100,000 for rain water harvesting (storage and filtration)
STREET LIFE	2,200 sq. ft.	$40,000 to rehab
NORTH LOT	13 parking spaces (sub standard size)	$100,00 to rehab
SOUTH LOT	25 parking spaces	$175,000 to rehab
UPPER LOT	36 parking spaces	$144,000 to rehab		202 cubic yards of fill