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Home My WebLink About11-17-10 Planning & EDC Meeting Agenda (1)MEETING NOTICE City of Ithaca Planning & Economic Development Committee Wednesday, November 17, 2010 – 7:00 p.m Common Council Chambers, City Hall, 108 East Green Street A. Agenda Review B. Special Order of Business C. Public Comment and Response from Committee Members D. Announcements, Updates and Reports 1. MLK Freedom Walkway Launch Report E.Action Items 1. Designation of the Jane A. Delano House as a Local Historic Landmark – Resolution (report distributed previously; ILPC and Planning Board resolutions enclosed; resolution to be distributed under separate cover) 2. Restore NY Round III Grant – Downtown Commons Upper Story Housing – Modification to Project at Petrune Building, 126-128 E. State/MLK Street – Resolution (resolution and supporting proposal and financials enclosed) F.Discussion Items 1. Implementation of Collegetown Plan – General Progress Report and Draft Timeline 2. Collegetown Area Form District Zoning Ordinance – Discussion 3. Collegetown Overlay Zone – Height Incentive – Discussion G.Approval of Minutes H. Adjournment Questions about the agenda should be directed to Jennifer Dotson, Chairperson, (jdotson@cityofithaca.org or 351-5458) or to the appropriate staff person at the Department of Planning & Development (274-6550). Back-up material is available in the office of the Department of Planning & Development. Please note that the order of agenda items is tentative and subject to change. If you have a disability and require accommodations in order to fully participate, please contact the City Clerk at 274-6570 by 12:00 noon on Tuesday, November 16, 2010. ILPC Meeting – 9/14/10 Resolution - RA RE:Local Landmark Designation of the Jane A Delano Home, 113-115 Valentine Place RESOLUTION: Moved by S. Jones, seconded by N. Brcak WHEREAS,as set forth in Section 228-4 of the Municipal Code, the Ithaca Landmarks Preservation Commission may designate landmarks and districts of historic and cultural significance, and WHEREAS,a special public hearing for the purpose of considering a proposal to designate the Jane A. Delano Home at 113 – 115 Valentine Place as a City of Ithaca local landmark has been concluded, and WHEREAS,the proposal is a Type II action under the NYS Environmental Quality Review Act and the City Environmental Quality Review Ordinance and as such requires no further environmental review, and WHEREAS, the Jane A. Delano Home is one of several surviving structures associated with the former Ithaca City Hospital, the others being the hospital itself and the former hospital boiler works. The latter two buildings were included in the East Hill Historic District, listed on the National Register of Historic Places in 1988 and designated a local historic district in 1990, and WHEREAS, the Commission has reviewed the determination of potential eligibility of the Jane A. Delano Home for listing on the National Register of Historic Places prepared by Anthony Opalka, New York State Office of Parks, Recreation and Historic Preservation, and dated 7/26/10, and WHEREAS, the Commission has heard the expert testimony about the architectural value of the Jane A. Delano Home provided by Christine O’Malley, Ph.D. Architectural History and dated September 13, 2010, and WHEREAS, Section 228-3 of the Municipal Code defines a Landmark as follows: A structure, memorial or site or a group of structures or memorials, including the adjacent areas necessary for the proper appreciation of the landmark, deemed worthy of preservation, by reason of its value to the city as: A.An outstanding example of a structure or memorial representative of its era, either past or present. B.One of the few remaining examples of a past architectural style or combination of styles. C.A place where an historical event of significance to the city, region, state or nation or representative activity of a past era took place or any structure, memorial or site which has a special character, special historical and aesthetic interest and value as part of the development, heritage and cultural characteristics of the City of Ithaca, including sites of natural or ecological interest, now, therefore be it RESOLVED, that the Commission adopts as its own, the documentation and information more fully set forth in the expanded New York State Building Structure Inventory Form dated June 25, 2010, and be it further RESOLVED, that the Commission has made the following findings of fact concerning the proposed designation. The Jane A. Delano Home is a structure which has a special character, special historical and aesthetic interest and value as part of the development, heritage and cultural characteristics of the City of Ithaca for the following reasons: 1) The Jane A. Delano Home is an important building in the evolution of health care in Ithaca and the surrounding region through its association with the Ithaca City Hospital and the hospital’s affiliated school of nursing. 2) The Delano Home has special character, special historical and aesthetic interest and value as a representative building adapted in local response to the development of the nursing profession that occurred across the United States from the late 19th to the early 20th century. During an era when nurses’ training was often an adjunct function of local medical facilities, the Ithaca City Hospital operated a nursing school. Needing facilities to house not only nurses staffing the hospital, but also the student nurses and desiring to consolidate accommodations for nurses who had been housed across the city, the Ithaca City Hospital purchased 113 Valentine Place from Walter Williams in 1922 and named the building the Jane A. Delano Home. The Delano Home provided accommodations for 20 nurses. Four years later, concerns over the shortage of housing for nurses, and its effect on successful recruitment of new nursing students, resurfaced. In response a five-story, masonry addition to 113 Valentine Place, designated as 115 Valentine Place, was constructed in 1929. Together, 113 and 115 Valentine constitute the Jane A. Delano Home. 3) The building has special character and special historical and aesthetic interest and value through its dedication to the memory of Jane A. Delano. Though not directly associated with the building (Delano died in 1919), Jane A. Delano was a Schuyler County native who achieved national recognition for her work to regularize nurses’ training and for her role as an early participant in the founding of the American Red Cross. Ithaca sought to memorialize the life and work of Jane A. Delano as did many communities across the nation. 4) The Jane A. Delano Home has special character and special historical and aesthetic interest and value as an example of the work local architect J. Lakin Baldridge and to a lesser degree through its association with local architects Arthur Gibb and Ornan Waltz. The 1925 Annual Report of the Ithaca City Hospital included a rendering of a proposed addition prepared by the Gibb and Waltz firm. The final design, however, though similar to the Gibb and Waltz building, was completed by J. Lakin Baldridge, the firm of Gibb and Waltz having dissolved after the death of Ornan Waltz in 1927. It is not known how Baldridge was selected to complete the work. All three men designed many local buildings of the period: examples by J. Lakin Baldridge included the office building 100 Seneca Street, the Cayuga Apartments at the corner of Buffalo and Cayuga Streets 1930, and the Tompkins County Court House 1931-33. Although Gibb and Waltz were not directly responsible for the final design, it’s apparent from Baldridge’s design that he drew heavily from their early work. Examples by Gibb and Waltz include the Ithaca City Hospital 1912, Delta Chi Fraternity, 102 the Knoll 1914- 15, Cornell’s Rand Hall 1911. 5) The Jane A. Delano Home has special character, special historical and aesthetic interest and value as a surviving element of the pre-South Hill history of Ithaca College. After the Ithaca City Hospital left the site in 1 958, the entire hospital campus was sold to Ithaca College. The Jane A. Delano Home was used as the freshmen’s dormitory, the first male housing facility in the history of the college. 6) The Jane A. Delano Home has special character and special historic and aesthetic interest and value by virtue of the architecture of its separate components, the earlier wood frame Colonial Revival style residence at 113 Valentine Place and the 1929 addition at 115 Valentine Place with elements suggestive of the Mediterranean Revival style popularized during the era of its design and construction. Together these two buildings constitute the Jane A. Delano Home. 7) The building at 113 Valentine Place possesses special character and special historical and aesthetic interest and value as a representative example of an early Colonial Revival style residence with its hipped roof, deep eave overhangs, wide decorative wood cornice, front door surmounted with a heavy, swan’s neck broken pediment, two story pilasters, and pediment dormer windows. The building retains its wood lot setting and the design responds well to the steep topography of the site. Though the building has seen some alteration, most of these changes, such as window replacements, are reversible. The building retains sufficient integrity to convey its architectural significance. 8) The building at 115 Valentine Place possesses special character and special historic and aesthetic interest and value as a representative example of the Mediterranean Revival style as evidenced by its simple massing, hipped roof, tripartite wall treatments, and combination of stucco, brick, and stone materials. Other character-defining features of the building include: flashed hand-formed brick with rough finished mortar joints; buttresses at the entrance pavilion; large decorative iron window grates; arcaded arched windows; red roofing tiles; narrow eaves; and rustic decorative brickwork at the belt courses, sills, arches, and corners. The building exhibits many fine details testifying to quality craftsmanship. The detailed stone columns at the arched windows, the chamfered foundation wall, and decorative masonry are all details that embody this attention to detail. 9) The Jane A. Delano Home is of special character and special aesthetic and historical interest and value for the manner in which the two buildings tell a story at once common place and unique as an example of how buildings were designed, used and then reused. The connecting bridge allows the two buildings to function as one and still retain their individual architectural integrity. RESOLVED,that the Ithaca Landmarks Preservation Commission, determines that based on the findings set forth above, the Jane A. Delano Home meets criterion C defining a Local Landmark as set forth in Section 228-3 of the Municipal Code, Landmarks Preservation, and be it further RESOLVED, that the Commission hereby designates the Jane A. Delano Home as a City of Ithaca landmark. RECORD OF VOTE: Approved 5 – 0 - 0 Yes N. Brcak E. Finegan S, Jones D. Kramer S. Stein No 0 Abstain 0 PLANNING AND DEVELOPMENT BOARD REPORT CONCERNING THE ITHACA LANDMARKS PRESERVATION COMMISSION’S DESIGNATION OF THE JANE A.DELANO HOME AS A LANDMARK —approved at October 26,2010 meeting of City of Ithaca Planning and Development Board — At its September 14,2010 meeting,the Ithaca Landmarks Preservation Commission voted to designate the Jane A.Delano Home at 113-115 Valentine Place as a City of Ithaca landmark.Per Section 228-4 of the City of Ithaca Municipal Code,“Within sixty (60)days of designation by the Commission,the Planning and Development Board shall file a report with the [Common]Council with respect to the relation of such des- ignation to the Master Plan,the zoning laws,projected public improvements and any plans for the renewal of the site or area involved.”The designation would only take effect if,within ninety days of the ILPC desig- nation,Common Council voted to approve the designation. RELATION OF DESIGNATION TO THE MASTER PLAN:No references to the Jane A.Delano Home appear with- in the City of Ithaca comprehensive plan.While the recently endorsed 2009 Collegetown Urban Plan & Conceptual Design Guidelines mentions Collegetown historic resources,the site of the Delano Home falls outside that plan’s study area. RELATION OF DESIGNATION TO THE ZONING LAWS:The designation is compatible with current zoning laws.Any nonconformance of the Jane A.Delano Home with respect to zoning area requirements is grandfathered. RELATION OF DESIGNATION TO PLANNED PUBLIC IMPROVEMENTS:The designation does not conflict with, or relate to,any planned public improvements of which the Planning Board is aware. RELATION OF DESIGNATION TO PLANS FOR THE RENEWAL OF THE SITE OR AREA INVOLVED: The Jane A.Delano Home stands on the site of the proposed Collegetown Terrace project which is cur- rently undergoing site plan review by the Planning Board.Environmental review for this project concluded with the Planning Board’s adoption of a Findings Statement on October 26,2010. The Collegetown Terrace project is a new rental apartment development targeted to graduate students proposed for a 16.4 acre project site (of which approximately 12.1 acres will be disturbed for construction). The project site is located on the south side of Route 79 between South Quarr y Street and Valentine Place. The project anticipates providing approximately 589 net additional bedrooms for a maximum of 1,260 bed- rooms in new and existing apartment buildings.The project involves the demolition of 29 buildings (includ- ing the Delano Home),all roads and some landscaping on site.Three existing apartment buildings to remain —Quarr y Arms,Casa Roma and Boiler Works —include 162 beds and are all located within the East Hill Historic District.No work is proposed to these buildings.The George C.Williams House at 901 East State Street is also to remain.The 16 proposed new buildings (not including the retained and renovated George C.Williams House)will have up to four stories of residential use and up to two stories of parking under the buildings.Some of the parking will be below grade. The Planning Board agrees that the Jane A.Delano Home has historic significance.In a Resource Evaluation form dated July 26,2010,the New York State Department of Parks,Recreation and Historic Preservation (OPRHP)determined that the Jane A.Delano Home is eligible for listing on the National Register of Historic Places (NRHP)in accordance with NRHP Criterion A:“Association with events that have made a significant contribution to the broad patterns of our histor y,”and Criterion C:“Embodies the dis- tinctive characteristics of a type,period or method of construction,or represents the work of a master;or possesses high artistic values;or represents a significant and distinguishable entity whose components may lack individual distinction.”This evaluation form states that “The property at 113-115 Valentine place is eli- gible for the National Register as an important building in the evolution of health care in Ithaca and the sur- rounding region.The earlier part of the property is a representative example of the Colonial Revival Style (113),and the addition,constructed in 1929,is an important example of early-twentieth-centur y Mediterranean-influenced design (115)…The property retains a high degree of integrity of location,setting, design,materials,craftsmanship,feeling,and association.”The ILPC also concluded that the Jane A.Delano Home “possesses considerable historic and architectural significance at the local level and in contrast to some of the other buildings proposed for demolition,retains a high level of integrity that enables a thorough appreciation of its historic significance.”In its September 14,2010 designation resolution,the ILPC states specific reasons why the Delano Home “has a special character,special historical and aesthetic interest and value as part of the development,heritage and cultural characteristics of the City of Ithaca.”OPRHP staff con- cluded that the demolition of these buildings [113-115 Valentine Place]“will have an adverse impact on his- toric resources”and recommended “that the developer retain and reuse these buildings.” Based on all of the above,the Planning Board believes that —considered in isolation —the Jane A. Delano Home merits City of Ithaca designation as a landmark.However,when placed within the context of the Collegetown Terrace project (the current “plans for the renewal of the site or area involved,”as Municipal Code Section 228-4 states),the Planning Board must consider broader planning principles and goals,one of which is the need for increased density of housing within the City of Ithaca in appropriate locations.The Planning Board believes that the Collegetown Terrace site is,overall,an appropriate location for such increased residential density. The Planning Board would have preferred an alternative that would have avoided demolishing the Jane A.Delano Home by incorporating the structure into the proposed Collegetown Terrace project.But alternate building scenarios that could accommodate retention of the Jane A.Delano Home (while attempting to main- tain the proposed Collegetown Terrace site program)are impracticable because of significant site constraints related to the existing topography (including areas with significant slopes),the need to maintain a buffer along the Six Mile Creek gorge,the location of the existing buildings,the location of an existing water main, parking requirements and the need to maintain fire safety access on all sides of the Delano Home.Because of all these factors,the effect of retaining the Jane A.Delano Home on the Collegetown Terrace project would be to significantly reduce the number of bedrooms to the point where the proposed project would not be feasible,considering the objectives and capabilities of the project sponsor. If the project were to remain feasible,retention of the Delano Home (which stands in the southeast area of the project site)would require that increased density be accommodated at other locations on the overall project site.However,important environmental constraints limit where density can be located within the Collegetown Terrace project site without incurring significant adverse impacts to aesthetic resources,cultur- al resources or the character of the community.Specifically: 1.The need to minimize visual impacts and avoid impacts related to the stability of the Six Mile Creek gorge,stormwater run-off and drainage requires that a forested buffer (with no development what- —2 — —3 — soever)be provided along the upper gorge rim; 2.The need to avoid impacts to cultural resources within the East Hill Historic District,about 3.5 acres of which is located on the western portion of the project site,limits development options there;and 3.The need to address significant environmental concerns related to the character of the communi- ty,the setting of adjacent portions of the East Hill Historic District,and preservation of views into and through the project site constrains increased density fronting the East State Street /Martin Luther King Street corridor. Therefore,the most appropriate location for increased density within the site is in the middle and south- eastern parts of the project site (with due respect for the eastern lot line shared with an R-1b residential dis- trict).The removal of the Jane A.Delano Home,which allows construction of Buildings 6 and 7 as current- ly proposed,keeps the large,institutional buildings that provide the greatest density for the project away from the principal public right-of-way (East State Street /Martin Luther King Street)while enabling a viable project. The Planning Board,having balanced relevant considerations,acknowledges that the demolition of the Jane A.Delano Home is a significant,large adverse impact to historic resources but has determined that this impact is preferable to the significant impacts to community character,aesthetics,public health and safety, environmental impacts (related to slopes,erosion,and stormwater),and loss of project benefits that would result from other project alternatives.Furthermore,the Planning Board has identified appropriate measures to mitigate for the Collegetown Terrace project’s impacts to historic resources,including the proposed dem- olition of the Jane A.Delano Home. The mitigations relevant to the Delano Home include: 1.Thorough,professional documentation of the histor y and architectural details of the Delano Home consistent with the Secretar y of the Interior ’s Standards for Architectural and Engineering Documentation (NPS 2005).Specifically,the structure is to be recorded in accordance with the standards of the Historic American Buildings Survey (HABS)Documentation Level II.At minimum, HABS Level II documentation will include: •Drawings:Select existing drawings,where available,photographed with large-format negatives or photographically reproduced on Mylar; •Photographs:Photographs with large-format negatives of exterior and interior views,or historic views,where available;and •Written Data:Histor y and description; 2.The rehabilitation of 901 East State Street (the George C.Williams House)in its current location at the intersection with Mitchell Street,and adaptive reuse of the structure within the proposed project program.This will include restoration of the exterior of the structure to its historic appear- ance,including the removal of inappropriate additions and features that compromise the charac- —4 — ter and integrity of the structure.The Williams House is another residential structure on the proj- ect site that is architecturally significant and that has important associations with Ithaca cultural histor y;its octagonal tower,furthermore,is an important urban element marking the East State / Mitchell Street intersection.Due to its prominent location,the Williams House (and its restora- tion)will be much more visible to the general public than preservation of the Delano Home would have been;and 3.The preparation of one or more interpretive displays that will be accessible to the public and locat- ed within the Collegetown Terrace project,which will depict the (proposed to be demolished) buildings within the project site,including the Delano Home,and provide information about his- torically significant residents,builders,architects,and associations with local institutions,includ- ing the Ithaca City Hospital and the nursing profession in Ithaca,both of which are relevant to the Delano Home.Historical research will be conducted sufficient to document the significance of notable persons associated with the site,including Jane A.Delano.Distinctive architectural ele- ments from the existing buildings,such as a triplet arcade from the Jane A.Delano Home,could be used as components of the interpretive presentations. Moved by Boothroyd Seconded by Snyder In Favor:Boothroyd,K ay,Marcham,Schroeder,Snyder,Tripp Against:Rudan Abstain:0 Absent:0 Vacancy:0 Proposed Resolution Planning & Development Committee November 17, 2010 Restore NY Round III Grant – Downtown Commons Upper Story Housing – Modification to Project at Petrune Building, 126-128 E. State/MLK Street Whereas, the City of Ithaca submitted a $2.5 million Restore NY III application to the Empire State Development Corporation for funding assistance to rehabilitate three downtown buildings, and Whereas, the City was awarded $1.15 million through Restore NY III for rehabilitation of the following buildings: $900,000Plantations, 130-132 E. State/MLK Street Sponsors: Lex Chutintaranond & Flaminia Cervesi, managing members $250,000Petrune, 126-128 E. State/MLK Street Sponsors: Domenica Brockman & Justin Hjortshoj Whereas, the City authorized the IURA to administer and implement the Restore NY III grant, and Whereas, Justin Hjorshoj and Domenica Brockman dba Petrune, have been unable to secure bank financing for their project to renovate upper floors for two market-rate apartments and one affordable apartment, and Whereas, Petrune proposes to modify their project to renovate the vacant upper floors of the their building for textile production and craft studio use in lieu of housing, thereby reducing the overall project cost and eliminating the need for a large bank loan, and Whereas, the revised project will position Petrune for continued growth and is projected to create at least 2 full-time equivalent jobs and significantly localize Petrune’s supply chain thereby reducing the amount of inventory purchased from international sources, and Whereas, at their October 28, 2010 meeting, the IURA Economic Development Committee reviewed this matter and recommended that the Common Council approve the requested project modification; and Whereas, the Empire State Development Corporation has authorized the requested project modification subject to Common Council approval; now, therefore, be it RESOLVED, that the Common Council of the City of Ithaca hereby approves the sponsor’s request to modify their Restore NY III project to renovate the third and fourth floors of the Petrune Building at 126-128 E. State/MLK Street for textile production and commercial use. j:\community development\restore ny\restore ny3\reso p&ed approve modification to 126-128 e. state - restore iii 11-17-10.doc 1 PROPOSAL PETRUNE WORKSHOPS 126-128 E. State St. Ithaca, NY OUTLINE The ground floor of 126-128 E. State street currently houses Petrune, a retail clothing store, and Brötchen, a Viennese sandwich shop. The West side of the second floor consists of additional retail space for Petrune, including a concession of Volume Records and 700sf. of clothing manufacturing space. The East side of the second floor is currently leased to Comet skateboards for business offices with space for future screen printing capabilities. The third and fourth floors, historically used as a photo studio since the 1870s, comprise a total of 3,500sf. and have been partially gutted. They have been vacant since the 1970s. The purpose of this project would be to perform necessary code upgrades to the third and forth floors, making them usable for light manufacturing and studio space. Funding would utilize a combination of private loans, owner equity, Restore NY funds, and Ithaca Urban Renewal Agency loans, as well as sweat equity. MANUFACTURING The renovated third and fourth floors will initially be occupied by four tenants: Petrune Manufacturing, Comet Skateboard, One Swell Gal, and Touch Graphics Inc. PETRUNE MANUFACTURING- Approximately $60k of Petrune’s new inventory costs currently go towards imported merchandise. Petrune currently manufactures a small line of clothing in-house, as well as showcasing several local designers of clothing, jewelry, and handbags with the intent of replacing imported inventory with locally produced items. With the development of the upper floors, Petrune would be able to set up a large operation for screen printing bolts of fabric with custom designs. The final product would be similar to Marimekko fabric (which sells for $75/yd at Contemporary Trends) but would have more local appeal. The printed yardage would be sold in Petrune, offered wholesale to other retail outlets, and sold online. The fabric would also be used for Petrune’s in-house clothing line, and used by local craftspeople for making accessories and household items such as table linens, pillows, etc. Studio space would be offered on a rotational basis for artists “in residence” who would create limited edition textile designs, copyrighted and distributed by Petrune. Production would be done using green practices, 2 such as water based, solvent free inks, organic unbleached fabrics, and using a high pressure washer to reduce water usage when cleaning screens. At least one full time equivalent position would be created by the textile manufacturing operation (printing fabric requires two people- see photo). Initial production costs with one printing table and two employees would be: Organic cotton yardage blank: $6 per yard Cost to print: $ 6 yd printed fabric: $ 24 yd/$ 48 yd for wholesale/retail Print time/capacity to start- 1table -4yd/ 1 hour min X 8 hours =32 yd day Cost per day: Blank organic yardage: $6 x 32 yd = $192 Water based ink 1/2gal = $ 25 2 employees making $12 per hour $24 x 8 hrs=$ 192 Total: $409 $768 - $409= $ 359/day net wholesale Expansion potential: As production gets streamlined, and sales increase, a second table could be added. With an additional assistant production would increase by 50%, with two assistants production would double. Increased production would also necessitate a full-time employee to manage online sales for fabric and other Petrune products. A typical fabric printing operation 3 COMET SKATEBOARDS- Relocated to Ithaca in 2007, Comet recently leased space on the second floor of Petrune for business offices, shipping and receiving, and assembly. Comet makes skateboard decks at their Newfield, NY factory from sustainable hardwoods laminated with soy-based resin and natural fibers. Boards are printed with water based inks and clear coated with low V.O.C. acrylic sealant. All of Comet’s sales are online with approx. 20% of sales overseas. Comet will set up a large professional screen printing operation with screen-making equipment and power washing sinks to be shared with Petrune Manufacturing. One full time employee will be hired for screen printing. Rent is currently $600/mo for office and shared printing space. Rent will increase to $800/mo after one year based on current use of the space. Expansion potential-Comet: Once renovations are complete, Comet will open a retail outlet on the second floor in the space currently used by Petrune and One Swell Gal for clothing manufacture. Page example from Comet’s online store ONE SWELL GAL- In-house clothing manufacture for Petrune is performed by Natasha Keller and an assistant in the sewing studio on the second floor. Petrune has provided equipment and space to One Swell Gal to develop Petrune’s clothing line, encourage manufacturing and to help One Swell Gal be make it as a profitable business. In addition to the Petrune clothing line, One Swell Gal also produces a line of screen printed clothing, and hand bags. Items are sold at Petrune, the Ithaca Farmers Market and online. 4 Expansion potential: One Swell Gal will move production facilities to the fourth floor. Much of what Natasha makes is made of imported printed fabric which could be made in- house. Natasha would act one of the designers for the fabric line, and she would continue to develop her own business and product line. Two dresses from the petrune line TOUCH GRAPHICS INC.- Is a NYC based company that Justin Hjortshøj of Petrune has worked with since 2001 doing design, assembly, and prototyping. Its primary product is currently the Talking Tactile Tablet, or TTT. The TTT is an interactive teaching device for the blind that won a gold medal at the Industrial Design Excellence Awards in 2006. The parts of the TTT are manufactured by Accufab in Ithaca, and it is assembled in Jacksonville, NY. When renovations take place, TTT assembly will move to a work space on the fourth floor and one part-time employee will be hired to assemble circuit boards for the first 50 prototypes of an infra-red sensing track that will be used to instruct the blind to use canes for navigation. $10,000 has been budgeted for an assistant for the circuit board assembly. 5 Expansion potential: There are a number of products currently being developed by Touch Graphics that could be manufactured in the Petrune building. At a minimum, the space will be used for $10,000 worth of TTT assembly a year. The Talking Tactile Tablet, or TTT 6 An illustration showing the infra red track and cane hardware to be assembled in the Petrune building STUDIOS, GALLERY, CLASSROOM Studio space on the third and fourth floor would be available for rent at the rate of $1.00 a square foot. With the third and fourth floors developed, Petrune can use the space left vacant on the second floor for gallery and class room space. Coordinating the classes, and planning the shows in the gallery would constitute a part time job. - The class room space would be used for short term seminars in a variety of topics ranging from creative writing, to figure drawing, photography, etc. Classes would be offered at an approximate rate of $20 an hour, and would be held for groups of five or more. Teachers would be paid 50% of the funds collected for the course offered. Based on our calculations, the classes can generate $400 - $800 a month profit for the building, and an equal amount for the teachers. - The gallery space would be available on a rental basis, to organizations and individuals. Ithaca College has rented gallery space for student shows from Petrune at the rate of $500 a week. Past art shows in the second floor gallery CONSTRUCTION COSTS and FINANCING 7 Estimated construction costs to complete code upgrades such as sprinklers, fire escapes and roughed-in utilities would total $250k. Architect fees and other soft costs and contingencies would total 90k. Finish work and equipment would total another 50k, for a total project cost of $390k. Project financing would be as follows: Restore NY $250K IURA loan $35K Private loan $50K Owner/sweat equity $55K Total $390K REVENUE/JOB CREATION Immediate full-time positions would be created for screen printers and part-time assistants. As the fabric manufacturing develops, an online store will need to be implemented, creating yet another part time position. As Comet skateboards develops their proposed clothing line and retail space, and Petrune continues to expand their manufacturing and online store, more hiring would be necessary. In addition, some studio space may be offered in exchange for inventory which would benefit local craftspeople by offering them affordable workspace and a retail outlet. The addition of upgraded electric, water, and sprinkler hoods would allow Brotchen to build a desired full restaurant kitchen, creating a need for more kitchen staff. New Jobs Created: 1yr 3yr Petrune Manufacturing 1 FTE 2 FTE Internet Sales .5FTE 1FTE Comet Skateboards 1 FTE 2 FTE One Swell Gal 1.5 FTE 2 FTE Gallery/Class space .5 FTE 1 FTE Brötchen 1 FTE 8 Touch Graphics .5 FTE 1 FTE Total 5 FTE 10 FTE Net Revenue Generated after Payroll and Expenses Petrune Manufacturing $900/mo net $1800/mo+ net Comet Skateboards rent $600/mo $800/mo+ One Swell Gal $400/mo+ net $800/mo+ net Gallery/Class space $400/mo $800/mo Touch Graphics income $600/mo $900/mo Total $2900/mo $5100/mo ABOUT PETRUNE Both Petrune and the “Petrune Building” are owned by Justin Hjortshoj and Domenica Brockman, a husband and wife team. More or less native Ithacans (both arrived at age two), they returned in 2002 after owning two stores in Brooklyn for a number of years. Petrune was opened on Cayuga St. and moved to the Commons when they purchased the building in 2008. In addition to their retail experience, both Justin and Domenica have backgrounds in fine art, textiles, gallery management, and as art educators. City of ithaca 9/12/2010 Downtown Commons Upper Story Housing 126‐128 E State Street, Petrune Building Project Budget ‐ Uses of Funds Notes Renovate 3rd & 4th Floors Demolition & Construction$250,000 per estimate ‐ JBM Construction Equipment & finishes$50,000 per estimate ‐ Petrune Arch/Engin. Fees$50,000 per contract ‐ J. Snyder Architects Other soft costs$40,000 per estimate ‐ Petrune $390,000 Total Funding Sources Private Lender$50,00013% Restore NY $250,00064% IURA/Private Lender$35,0009% Equity$55,00014% $390,000100% Uses & Sources Table TotalFunding Sources Uses of Funds(by use)LenderRestoreIURA EquityTotal Renovate 3rd & 4th Floors Demolition & Construction$250,000$250,000$250,000 Equipment & Finishes$50,000$30,000$20,000$50,000 Arch/Engin. Fees$50,000$35,000$15,000$50,000 Other soft costs$40,000$20,000$20,000$40,000 Cost Allocation Above:$390,000$50,000$250,000$35,000$55,000$390,000 Prepared by N. Bohn, latest revision 9‐12‐10