HomeMy WebLinkAbout900 King Street Revised Project Description 2021-7-2900 King Street Site Plan Application: Project Description
DRAFT 1 07/02/2021
This section of the Site Plan Application provides a brief overview of the procedural history of the
Project, a narrative overview of the Project, as well as responses to some of the operational requirements
of Environmental Findings Statement (EFS).
Table of Contents
1. PROCEDURAL HISTORY ........................................................................................................................... 2
2. DESCRIPTION OF PROJECT ...................................................................................................................... 2
2.1. INDEPENDENT LIVING .................................................................................................................................. 3
2.2. ASSISTED LIVING ........................................................................................................................................ 3
2.3. TOWNHOUSES ........................................................................................................................................... 4
2.4. AFFORDABLE HOUSING ............................................................................................................................... 4
2.5. PARKING & CIRCULATION ............................................................................................................................ 4
2.5.1. Vehicular Circulation .................................................................................................................... 4
2.5.2. Parking of IL and AL Uses ............................................................................................................. 4
2.5.3. Landbank Parking ......................................................................................................................... 5
2.5.4. Pedestrian Circulation .................................................................................................................. 5
3. OPERATIONS........................................................................................................................................... 6
3.1. STAFFING ................................................................................................................................................. 6
3.2. SOLID WASTE & DELIVERIES......................................................................................................................... 6
3.3. LIFT ASSISTANCE ........................................................................................................................................ 7
3.4. EMERGENCY SERVICES SITE & BUILDING DESIGN .............................................................................................. 7
4. EASEMENTS AND COVENANTS................................................................................................................ 7
4.1. EMERGENCY ACCESS ................................................................................................................................... 7
4.2. PEDESTRIAN ACCESS ................................................................................................................................... 8
4.3. UTILITY EASEMENTS ................................................................................................................................... 8
5. OPEN SPACE ........................................................................................................................................... 8
6. INFLOW AND INFILTRATION MITIGATION ............................................................................................... 9
7. HVAC SYSTEMS ....................................................................................................................................... 9
Attachment 1: MEP Design Narrative by OLA Consulting Engineers
Attachment 2: HVAC Acoustical Analysis prepared by AKRF, Inc.
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1. PROCEDURAL HISTORY
Below is a summary of the procedural and environmental review history of the Project.
June 5, 2017 ................... Applicant submitted a Zoning Petition to Board of Trustees (BoT)
June 25, 2017 .................. BoT declared its intent to serve as SEQRA Lead Agency
Aug to Nov ‘17 ............... Planning Board reviewed Site Plans and Environmental Analyses
December 18, 2017 ......... BoT declares itself Lead Agency, requires DEIS, publishes draft DEIS Scope
January 9, 2018 ............... Public Meeting on Draft DEIS Scope
January 23, 2018 ............. BoT Approves Draft DEIS Scope
May 4, 2018 .................... Applicant submits first preliminary DEIS
May to Sept ’18 .............. BoT reviews pDEIS and Applicant revises
September 12, 2018 ........ BoT Issues Notice of DEIS Completion
October 22, 2018 to ........ Public Hearings & Written Comment Period on DEIS and
January 23, 2019 ............. Zoning
November 18, 2018 ........ Planning Board submits Report & Recommendation to BoT
May 14, 2019 .................. Applicant submits first preliminary FEIS
May ’19 to Nov ’20 ........ BoT reviews pFEIS and Applicant revises
January 3, 2020 ............... Applicant submits Site Plan application
November 24, 2020 ........ BoT Accepts FEIS as Complete
January 12, 2021 ............. BoT hearing on Proposed Zoning & PUD Concept Plan
January 26, 2021 ............. BoT closes hearing on Proposed Zoning & PUD Concept Plan
BoT adopts Environmental Findings Statement
BoT adopts Zoning Amendments
BoT adopts PUD Concept Plan
BoT refers PUD Site Plan to Planning Board
January 26, 2021 ............. Applicant submits Updated Site Plan Materials to Planning Board and BoT
June 23, 2021 .................. ARB adopts Report & Recommendation to the BoT
June 24, 2021 .................. Planning Board adopts Report & Recommendation to the BoT
July 2, 2021 .................... Applicant submits Updated Site Plan Materials to BoT
2. DESCRIPTION OF PROJECT
900 King Street Owner, LLC (the “Applicant”) proposes to construct an integrated age-restricted
residential community (the “Project”) that would replace the existing, largely vacant, office building and
surface parking lot at 900 King Street (the “Project Site” or the “Site”) in the Village of Rye Brook, New
York (the “Village”). The Project includes the construction of an integrated age-restricted residential
community consisting of a 126-unit three- and four-story Independent Living (“IL”) facility in the
center of the Site; an 85-unit three- and four-story Assisted Living (“AL”) structure in the northeast
portion of the Site; and, 20 two-story residential townhouses in the western portion of the Site (see
Table 1). All three uses on the Site are considered a “Senior Living Facility” as defined in §250-
Project Description
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7(E)(2)(d)[5] of the Village Zoning Code, and would therefore be age-restricted to those 62 years old
and older, in accordance with the U.S. Fair Housing Act. The IL and townhouse units are “Dwelling
Units,” pursuant to §250-2 of the Village Zoning Code; while the AL units are not Dwelling Units.
Table 1
Project Components
Component Number of Units Gross Floor Area
Independent Living 126 217,600
Assisted Living 85 81,500
Townhomes 20 47,350
Total 231 346,450
Notes: IL and Townhome units are “Dwelling Units;” AL units are not.
2.1. INDEPENDENT LIVING
Independent Living is housing for able-bodied, healthy seniors who can care for themselves within
a setting that provides enhanced support and recreational services. Each IL unit would contain a full
kitchen and full bathroom. The units are designed to accommodate accessibility and aging in place.
The IL building will contain a full commercial kitchen that can provide three meals a day for
residents and also serve the AL building. Other amenity spaces, including a fitness center,
multipurpose room, library, and a personal care suite, are included.
The IL building would have 39 one-bedroom units, 74 two-bedroom units, and 13-three bedroom
units (see Table 2). The overall height of the IL/AL building, pursuant to §250.7(E)(6)(a)[1], is
42.06 feet; less than the maximum permitted height of 45 feet. Section 2.5, “Parking &
Circulation,” discusses the locations of the parking for the Project.
Table 2
Independent Living Unit Details
Average Unit Size 1,093 sf
Number of Bedrooms 226
Largest Unit Size 1,440 sf
(2 units @ 1,440 sf)
3-Bedroom Units
Number of Units 13
Percent of Total 10%
Average Size (sf) 1,368 sf
2-Bedroom Units
Number of Units 74
Percent of Total 59%
Average Size (sf) 1,200 sf
1-Bedroom Units
Number of Units 39
Percent of Total 31%
Average Size (sf) 1,023 sf
Source: PerkinsEastman
2.2. ASSISTED LIVING
The Project includes an 85-unit, 94-bed, three- and four-story AL building attached to the
northeast portion of the IL building. Assisted Living provides care for individuals who need
help with one or more tasks of daily living, but who do not require skilled nursing care. The
AL units will not have a kitchen and therefore do not meet the definition of a “dwelling unit”
as set forth in §250-2 of the Village’s Zoning Code. Twenty-five AL units would be reserved
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for “memory care,” which provides services to those with some form of dementia. All memory
care units would be on the fourth floor and the remaining 57 AL units would be located on the
first, second, and third floors. The AL building would share back-of-house space with the IL
building, including mechanical equipment, housekeeping, kitchen, and receiving facilities. To
the east of the AL building would be a secure “wandering garden” in which AL residents could
safely and securely access the outdoors.
2.3. TOWNHOUSES
Twenty, two-bedroom townhouses are proposed to the west of the IL building. Each unit is two
stories and configured as “master-down” units with the master bedroom on the first floor. The
location, site design, and interior configuration reinforce the intended market for the townhouses
(e.g., senior citizens that desire to live in a lifestyle community) and further differentiates the
townhouses from existing Village housing. Each townhouse unit would include a one-car garage
and driveway space for one additional car. There would also be two, 5-space “visitor” parking
areas proximate to the townhouses.
2.4. AFFORDABLE HOUSING
As required by Section 209-3F of the Village Code, 14 dwelling units would be provided as
affordable units, consistent with the provisions of Section 250-26.1F(3)(d) of the Village Zoning
Code. One of these units would be within the townhouses. The balance of the affordable units, 13
units, would be within the IL building. The same proportion of one-, two-, and three-bedroom
units would be made available under the Village’s affordable housing program as are provided in
the IL building.
2.5. PARKING & CIRCULATION
2.5.1. Vehicular Circulation
The Project would be accessed from Arbor Drive via two access points. Vehicular
access would be provided within a two-way, 26-foot-wide circular access drive
that loops around the Site. Loading for the IL and AL building would be located
on the north side of the IL building and would be screened from off-Site view. The
townhouses would be accessed from a single driveway off the main driveway.
The Project would construct an emergency access driveway in the northeast corner
of the Project Site, connecting to Village Hall / Fire Department. During normal
operation, this driveway would be secured at both ends with a bollard and chain
assembly.
2.5.2. Parking of IL and AL Uses
The Revised Proposed Project would include 230 parking spaces. The number of
parking spaces proposed exceeds that required by §250.7(E)(6)(b)[4] of the Village
Zoning Code (see Table 3).
Primary parking for IL residents would be located under the IL building. Entrance
to the underground parking would be from two entrance points – one in the rear of
the building and one in the front of the building. An additional 52 surface parking
spaces would be located in the northeast portion of the site, around the AL
building. These spaces would primarily be utilized by AL/IL staff. Finally, there
would be accessible spaces in front of the main entrance to the IL facility.
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Table 3
Project Parking
Use
Zoning
Requirement
Proposed
Parking
Independent Living 1 per unit
(126) 128
Assisted Living 0.5 per unit
(43) 52
Townhouse 2.5 per unit
(50) 50
Total 219 230
2.5.3. Landbank Parking
As noted in Section J.1.b of the EFS, the Project is providing parking in an amount
“slightly in excess of the amount required by the [new zoning] and the [previous
zoning] and the Institute for Transportation Engineers guidelines.” Nevertheless,
pursuant to Finding J.3.E and §250.7(E)(6)(b)[4][d] of the Village Code, the
Applicant has included 25 “landbank” parking spaces. As stated in the Findings,
“The landbanked parking areas would be engineered and approved as part of an
eventual site plan approval, but would not be constructed with the rest of the project.
Rather, upon project stabilization, the Applicant would monitor the utilization of the
on-Site parking and provide annual reports to the Village. The Village would
determine, based on the monitoring and other information, whether additional spaces
are required to meet the actual demand.”
The landbank parking spaces would be located in the rear of the IL/AL building. If
eventually needed and constructed, it is anticipated that these spaces would be
utilized by AL/IL staff, who would access the buildings from the existing building
entryways; either within the Loading Area or from the northwest corner of the AL
building.
The Owner will conduct parking utilization counts when the Project is 75 percent
occupied and 90 percent occupied. Upon reaching 90 percent occupancy, the
utilization counts will be conducted annually for three years. The parking utilization
counts will be provided to the Village. Based on the results of these counts, the
Village will determine the actual parking demand and the need for (construction) of
all, or a portion of, the land banked parking.
2.5.4. Pedestrian Circulation
Pedestrian circulation with the Project would include a five-foot-wide sidewalk
around the IL and AL building and extension of the four-foot-wide paved walking
path along the Site’s eastern boundary. In addition paved walking paths would be
created along the Site’s northern boundary and to the west of the proposed
townhouses. These paths would include crosswalks at Site roadways and would
allow residents the opportunity to safely and securely recreate throughout the
landscaped Site.
Access to the walking path on the eastern side of the Site would be provided to the
public pursuant to an easement with the BBRUFSD, which is currently responsible
for its maintenance. Given the integration of this path into the design and operation
of the Project, the Site’s owner/operator will assume responsibility for maintaining
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this path on the Project Site and will preserve public access to the path from the
southern property line to the intersection with the path to the Village Hall/Fire
Department property. The internal Site sidewalk system would connect to the
southern end of this walking path at Arbor Drive.
3. OPERATIONS
3.1. STAFFING
The IL facility is anticipated to have a director, activity/social program staff, as well as
administrative staff during the day. The AL facility would be staffed with resident aides around
the clock. Dining staff would serve both the AL and IL uses and housekeeping, building
maintenance, and site maintenance staff would serve all three project components. The
owner/operator of the Project would coordinate with the Blind Brook-Rye Union Free School
District (BBRUFSD) to ensure that shift changes for Project staff are not scheduled during
morning school drop-off times or afternoon dismissal times. This commitment will help ensure
that the Project does not concentrate trip generation during times of peak roadway congestion
along King Street in the vicinity of Arbor Drive.
3.2. SOLID WASTE & DELIVERIES
The solid waste storage area for the Project would be located within the loading area in the rear
of the IL/AL building, visually screened from neighboring properties. The Loading Area has
been designed to accommodate the turning movements of a semi-trailer; therefore, the turning
movements of a refuse collection truck would also be accommodated. Solid waste from the
townhouses would be collected several times a week by the maintenance/ housekeeping staff
and delivered to this area. Refuse storage containers with food material would be covered. The
Project would contract with a private carting company for refuse and recycling collection.
While not required by Village Code, the Project commits to not having the private carter pick
up waste earlier than 6:00 AM, the time at which municipal refuse collection may begin.
While the Project may not exceed the 100-employee threshold, the Applicant will develop a
solid waste management plan during final site plan approval that meets the requirements of
Westchester County’s Source Separation Law (§825 of the laws of Westchester County). This
plan will be submitted to the Commissioner of Environmental Facilities of the County of
Westchester as well as the Village. This plan cannot be completed at this time as it requires
detailed operational information, including collection and storage practices and storage and
hauling practices. The Project would complete the initial registration form upon
commencement of operations.
The EFS required that the Project consider its ability to serve as a second community drop off
location for food scrap recycling. For the following reasons, the Applicant has concluded that
it cannot serve as a second community drop off location. While the Applicant may, as part of
its to be developed solid waste handling policies, include food scrap recycling; it cannot
commit to that policy at this time. Further, given the community’s concern over traffic, the
Applicant does not wish to introduce policies or procedures that could generate additional
traffic.
The Project would not schedule regular deliveries during overnight hours in order to minimize
potential adverse impacts to neighboring properties. This is consistent with the typical
operations of the facility, which anticipates lower staffing during overnight hours.
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3.3. LIFT ASSISTANCE
The Project would institute policies related to the evaluation of, and assistance provided to,
residents who fall in order to reduce the number of EMS calls. Key among these policies is that
IL and AL residents would be triaged by facility staff prior to calling for EMS services. If a
resident has hit their head, is unsure of how they fell, or seems unsteady, the staff will call 911.
If, however, the resident does not have pain, trained staff will evaluate the resident and will
help the resident up if it is safe to do so without calling 911. Each room will be equipped with
an emergency response system. Activation of this system (e.g., pulling cord or pushing button
on a pendant) will result in notifications being sent to the main desk as well as to a designated
pager/phone, which will be carried by a specified staff person at all times. The facility’s staff,
including concierge, security, and Wellness staff, will coordinate and proceed to the resident’s
room to triage the situation. In the IL facility, the concierge/security may attempt to call the
resident before proceeding to the apartment. In addition, although not required by New York
State regulation, the Project would have a registered nurse on-Site 24 hours a day to assist with
the evaluation of both the IL and AL residents who fall or have another emergency. The main
wellness office would be located on the first floor of the AL building and would house the
facility’s Health and Wellness Director. There will be nursing “touchdown” stations throughout
the AL and MC areas. In addition, a Physical Therapist / Occupational Therapist will be on-
Site most days, as will an Exercise Therapist. These various staff members, as well as all other
on-Site staff, will be available to assist in the event of resident emergencies. It is noted that the
on-Site nurse would be available to both IL and AL residents and would not be limited by
regulation or policy to being physically present within the AL at all times. Prior to receiving a
Certificate of Occupancy, the operator of the facility would submit to the Village a copy of the
detailed policies developed for the operation of this facility to ensure consistency with the
above commitments.
3.4. EMERGENCY SERVICES SITE & BUILDING DESIGN
A dedicated space for emergency vehicles (e.g., ambulance and/or police vehicle) is provided
at the main entrance of both the IL and AL facility.
Each elevator in the IL and AL building will be sized to fit a gurney.
The roof and parapets have been designed to accommodate roof firefighting or rescue
operations, consistent with the ESTF recommendations.
During building permit drawings, the Project would develop, in consultation with the Village’s
first-responders, the specific products, vendors, and locations of equipment necessary to
provide necessary support for emergency communications systems.
4. EASEMENTS AND COVENANTS
4.1. EMERGENCY ACCESS
As required by the EFS, the Project requires an Access Easement over Village property to
facilitate the Emergency Access road in the northeast portion of the Project. This easement
shall be in a form acceptable to the Village Attorney and shall be subject to approval by the
Village Board of Trustees. As part of this easement agreement, the Applicant will assume the
responsibility for maintenance of the emergency access drive, including the provision of snow
removal.
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4.2. PEDESTRIAN ACCESS
The BBRUFSD is the beneficiary of an easement granting access to a pedestrian walkway on
the eastern portion of the Project Site. Pursuant to that easement, BBRUFSD is responsible for
the maintenance of the walkway. As part of the Project, the Applicant will improve, extend,
and modify this walking path. Given the path’s integration into the Site’s overall pedestrian
site design, the Applicant proposes to assume responsibility for maintaining this path in the
future. The Applicant would work with the BBRUFSD to modify the easement such that public
access is retained, but maintenance responsibilities were shifted to the Applicant.
4.3. UTILITY EASEMENTS
Existing easements benefiting electric, gas, and sewer utilities would be modified as necessary
to accommodate the utility design proposed as part of the project.
5. OPEN SPACE
Section 209-14 of the Village Code states that site plans must, when required by the approval authority,
contain “a park or parks suitably located and usable for passive or active recreational purposes.” If such
a park or parks cannot be located on-site, Section 209-15 of the Village Code require that and Applicant
remit a fee in lieu of providing the required open space, or portion thereof.
The Project would preserve approximately 11.02 acres of the Project Site, or 62 percent, as open
space—an increase of 0.7 acres from the current condition.1 Of that space, the Applicant considers that
at least 1.89 acres would be programmed open and recreational space that serves the needs of the project
residents, as shown on the attached figure from the FEIS and summarized in Table 4.
Table 4
On-Site Recreation Areas
Open Space Area Approximate Area Description
East Garden (Memory Garden) 5,155 sf For AL and memory care residents
West Sun Deck Garden 3,539 sf Primarily for IL residents
North Courtyard Garden 12,254 sf Primarily for IL residents
Walking Path 31,950 sf For all Project residents and staff
Backyard 29,830 sf For all Project residents and staff
Total 82,728 sf (~1.89 acres)
The five main areas of open and recreation space are described in more detail below:
A Memory Garden (the East Garden, approximately 5,155 sf) would be located east of the AL
facility for use by the facility’s residents. This secure, outdoor area would be landscaped and
programmed to allow AL residents to safely enjoy the outdoors.
Various landscaped gardens and terraces would be provided adjacent to the IL building. These
spaces would be programmed for a various uses, including passive activities, such as reading or
having a conversation, as well as for slightly more active activities.
The existing Walking Path would be extended to the north within the Site and would terminate
at a landscaped loop in the Site’s northeast corner. This path, and the landscaped area to its
east, would give Project residents the opportunity to enjoy longer walks on the Project Site. In
1 If the landbank parking were constructed, the Project would have approximately 10.86 acres of open space.
Project Description
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addition, this Linear Walking Path would connect to the existing sidewalk that connects the
Project Site to Harkness Park, as well as to the Backyard walking path.
The Backyard walking path would connect to pedestrian paths located at the northern and
southern portions of the Site. This path would meander through a slightly wooded area and
provide residents and staff with a more serene setting to recreate or simply sit and relax.
The Project would conservatively be anticipated to add a population of 386 people to the Project Site.
According to the New York State Office of Parks, Recreation, and Historic Preservation (OPRHP)
standards described in the DEIS, the new population would create a need for approximately 1.25 acres
of open space (see Table 5).
Table 5
New York State Recommended Available Open Space
Facility Type Approx. Size in Acres
Acres per 1,000
Population
Acres Needed for
Incoming Population
Pocket Park 0.25–0.5 0.25 0.10
Play Lot 1–2 2 0.77
Neighborhood Park 4–7 1 0.39
Total 1.25
Source: OPRHP, See FEIS Appendix F.
As the Project would create more programmed open space (1.89 acres) than the population of the
Project would demand in accordance with OPRHP standards (1.25 acres), it is the Applicant’s opinion
that it has fulfilled its requirement under Section 209-14 of the Village Code and does not need to remit
a fee in lieu pursuant to Section 209-15 of the Village Code.
6. INFLOW AND INFILTRATION MITIGATION
As required by the EFS,
“The Applicant shall either cause to undertake at its expense project-based mitigation that
would reduce the amount of inflow and infiltration into the sewer system in an amount equal
to at least 80,000 gpd, which is three times the increase in sanitary flow generated by the
Further Reduced Alternative, or, make a monetary contribution to the Village in an amount
of $100 per unit (IL, AL and townhomes) or such amount as may be included in the Village
fee schedule at the time of payment, that would be spent by the Village to reduce inflow and
infiltration.”
[The Applicant has not determined the method by which it will meet this requirement.]
7. HVAC SYSTEMS
Attachment 1, “900 King Street MEP Design Narrative,” which was prepared by OLA Consulting
Engineers, PC, provides an overview of the HVAC systems for the Project. As stated therein, the
systems would include the following energy efficiency and conservation features:
Building automation control for day/night set back of unoccupied areas;
Core area HVAC system to utilize 100% outdoor air economizer with no mechanical cooling
when weather conditions permit;
Premium efficiency HVAC motors;
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High efficiency condensing gas boilers, rated at 95% or greater, for domestic hot water;
Energy efficient light fixtures;
Occupancy sensor controlled stairway lighting;
Exterior security/entrance lighting operated by photocell and astronomical clock; and,
Variable flow exhaust systems for central laundry and kitchen.
A 750 kw diesel generator will provide backup power to the life-safety systems of the IL/AL. The
generator will only be tested during daytime hours and will have a sound attenuated and weather
protective enclosure.
Section L.2.b of the EFS requires that the Proposed Project’s mechanical systems “will be designed to
avoid producing a combined 6.0 dBA or more increase at nearby receptors. Further, at receptors where
the existing noise level is less than 65 dBA during the daytime hours, the [Proposed Project’s]
mechanical systems would be designed to avoid causing future noise levels to exceed 65 dBA.” To
determine conformance with this requirement, an acoustical analysis of the proposed HVAC systems
was completed (see April 14, 2021 analysis attached to this document). As demonstrated therein, the
Proposed Project’s mechanical equipment and emergency backup generator systems will not cause
future noise levels to exceed 65 dBA and will not contribute to an increase in the existing ambient noise
levels. With respect to stationary sources of noise, there will be no increase in noise levels at the
sensitive receptors closest to the Project Site.
Attachment 1: 900 King Street MEP Design Narrative 3/5/2021
OLA Consulting Engineers, PC 1
50 Broadway Hawthorne
New York 10532
INDEPENDENT LIVING:
Mechanical Systems:
Residential Suites – Individual VRF heat pump units with DX coils will be used to serve the resident suites.
This type of unit will provide individual room by room temperature control for both the cooling and heating
seasons. There will be an associated condensing unit located on the roof, connected to the indoor equipment
with refrigerant pipes. Condensing units will serve multiple apartment heat pump units.
Ventilation air to each suite would be provided by a packaged dedicated outdoor air unit located on the
roof. Ductwork will be routed down through the building in shafts and distributed through the corridor
ceilings. The distribution ductwork will be tapped at each apartment and ducted to the apartment air
handling unit.
Corridors - shall be conditioned and ventilated by means of packaged roof top air conditioners, which will
utilize heat pump heating and cooling. Multiple units will be required, minimum of one per wing. These
units will be ducted from the roof to branch ductwork on each floor.
Amenity Spaces, Common Areas, Storage Spaces, and Back of House areas – shall be conditioned and
ventilated by means of split system heat pump air handling units. The air handling units will be located in
local mechanical equipment rooms and air will be ducted to the space. An associated condensing unit will
be located on the roof, connected to the indoor equipment with refrigerant pipes. Ventilation air will be
provided to the air handling units by outdoor air intake louvers in each MER.
Toilet and General Exhaust - will be ducted from the public areas and toilet rooms up through the building
in central shafts. Toilet exhaust from each apartment will be ducted out the exterior wall of the apartment.
Central Dining - the Main Kitchen will be served by one or more commercial kitchen exhaust hoods. The
hoods will be ducted up through the building and terminate at the roof with commercial exhaust fan(s). The
kitchens will also be served by gas-fired make up air units designed to run in conjunction with the exhaust
fans.
Dryer Exhaust – will be ducted individually out the exterior wall of the apartment. Makeup air will be
provided through the apartment air handling unit.
Garage Exhaust – the Parking garage ventilation system will include multiple supply and exhaust fans
located either on the roof or in areaways. The system controls will include variable speed drives on each
exhaust fan to always run the fans at a minimum speed. The controls will also include Carbon Monoxide
sensors throughout the garage arranged by zones. The controls would be arranged to increase ventilation
through the Garage if Carbon monoxide levels rise. Maximum ventilation will meet the 0.75 cfm/sqft code
requirement.
Natatorium Conditioning – the Natatorium will have a dedicated heating and cooling air handling unit to
control temperature and humidity in the space. The unit will be located in an interior mechanical space near
the pool room, with a split system condensing unit located on the roof. The unit shall be designed to use
economizer cycle with energy recovery in the winter to control space humidity levels.
Building Automatic Controls - all building HVAC equipment will be networked through a building wide
direct digital control system. The system would be web enabled with graphic display of all equipment and
control of common area equipment available to authorized users over the internet.
Attachment 1: 900 King Street MEP Design Narrative 3/5/2021
OLA Consulting Engineers, PC 2
50 Broadway Hawthorne
New York 10532
Screening - all roof top equipment would be located in equipment penthouses or concealed by screening.
The screening would be designed to conceal the equipment and reduce sound power levels from equipment
to acceptable levels.
Energy conservation measures:
Building automation controls will allow day/night set back of unoccupied areas.
Core area HVAC system will utilize 100% outdoor air economizer cycle to provide ventilation
and air conditioning, when weather conditions permit, with no mechanical cooling.
All motors shall be premium efficiency.
Plumbing:
Water Service - two water services, a fire line and a domestic water line from campus main lines, would
serve the building. Refer to site engineering description of this service. Domestic water would be
distributed to all suites and fixtures throughout the building. The domestic water service would have one
meter for the building. Fire service would include a 75 HP fire pump.
Domestic Hot Water – for common areas and amenity spaces would be produced by a central heating system
located in a basement level utility room. The system would include two high efficiency gas fire-condensing
boilers and a water storage tank. Domestic hot water for the apartments will be produced by individual
electric hot water heaters located in each apartment.
Plumbing systems would also include sanitary waste, vent, and storm piping systems.
Natural Gas - the building would be served by natural gas from an underground campus medium pressure
main. The building would have one meter for all gas usage. Gas would be distributed to the domestic hot
water heaters, common area and residential HVAC units, and the commercial kitchen appliances.
Energy conservation measures -
The gas-fired domestic HW heaters will be high efficiency condensing gas boilers rated at 95% or
greater.
Electrical:
Electric Service and Distribution System - The Independent Living building require a 4000A, 480Y/277V,
3-phase, 4-wire service. Underground conductors tapped from the campus 13.2kV primary distribution
will feed a pad-mounted transformer located near the Building. An underground secondary service will be
routed from the utility transformer and terminated on the service equipment in the building’s main electrical
room on the Lower Garage Level. There will be one (1) utility meter for the Independent Living building.
Power will be distributed throughout the building via a 4,000A, main service switchboard at 480V. Step
down transformers will be installed in the electrical closets on floors 1 through 4 (two closets per floor) as
well as mechanical rooms, pool rooms and kitchens. 480Y/277V power will be utilized for central HVAC
equipment, elevators, fire pump and other large motors, as well as common area lighting. 208Y/120V
power will be utilized for plug loads as well as the dwelling units. Each dwelling unit will have a dedicated
load center. The units will not be individually metered. The dwelling units are not required to be metered,
per the NYS Energy Conservation Code for the associated occupancy group (R3).
Attachment 1: 900 King Street MEP Design Narrative 3/5/2021
OLA Consulting Engineers, PC 3
50 Broadway Hawthorne
New York 10532
The main service switchboard will provide a 1,200A 480Y/277V feeder to the Assisted Living building.
The feeder will be routed within the buildings to the electrical room on the first floor of the Assisted Living
Building.
A 750kW diesel generator will provide backup power to select loads in both the Independent Living and
Assisted Living Buildings. The generator will provide back-up power for the buildings’ life-safety systems
loads, such as fire alarm, exit signs, emergency lighting, rescue assistance systems and fire pumps. Possible
optional standby loads to be backed up include elevators, IT equipment, kitchen loads, security system,
heating equipment, water heaters and exhaust fans. The generator shall have an EPA NSPS standard of
Tier 3 with a dual wall subbase tank and a sound attenuated/weather protective enclosure.
Energy conservation measures - Energy conservation measures shall consist of:
Light fixtures shall be energy efficient, energy star rated LED fixtures.
Stairwell lighting shall be occupancy sensor controlled with bi-level lighting fixtures.
Exterior security/entrance lighting shall be operated by photocell and astronomical clock.
ASSISTED LIVING FACILITY:
Mechanical:
Residential Rooms - Individual VRF heat pump units with DX coils will be used to serve the resident rooms.
This type of unit will provide individual room by room temperature control for both the cooling and heating
seasons. There will be an associated condensing unit located on the roof, connected to the indoor equipment
with refrigerant pipes. Condensing units will serve multiple apartment heat pump units.
Ventilation air to each suite would be provided by a packaged dedicated outdoor air unit located on the
roof. Ductwork will be routed down through the building in shafts and distributed through the corridor
ceilings. The distribution ductwork will be tapped at each apartment and ducted to the apartment air
handling unit.
Amenity Spaces, Common Areas, Storage Spaces, and Back of House areas – shall be conditioned and
ventilated by means of split system heat pump air handling units. The air handling units will be located in
local mechanical equipment rooms and air will be ducted to the space. An associated condensing unit will
be located on the roof, connected to the indoor equipment with refrigerant pipes. Ventilation air will be
provided to the air handling units by outdoor air intake louvers in each MER.
Toilet and General Exhaust - will be ducted from the public areas and toilet rooms up through the building
in central shafts. Toilet exhaust from each apartment will be ducted out the exterior wall of the apartment.
Dryer Exhaust – will be ducted from the central Laundry rooms to dedicated fans located on the roof. The
fan systems will have independent controls to maintain exhaust shaft negative pressure.
Building Automatic Controls - all building HVAC equipment will be networked and controlled through a
building wide direct digital control system. The system would be web enabled with graphic display and
control available to authorized users over the internet.
Central Dining - the Main Kitchen will be served by one or more commercial kitchen exhaust hood. The
hoods will be ducted up through the building and terminate at the roof with commercial exhaust fan(s). The
Attachment 1: 900 King Street MEP Design Narrative 3/5/2021
OLA Consulting Engineers, PC 4
50 Broadway Hawthorne
New York 10532
kitchens will also be served by gas-fired make up air units designed to run in conjunction with the exhaust
fans.
Screening - all roof top equipment would be located in equipment penthouses or concealed by screening.
The screening would be designed to conceal the equipment and reduce sound power lever from equipment
to acceptable levels.
Energy conservation measures -
Building automation controls will allow day/night set back of unoccupied areas.
Core area HVAC system will utilize 100% outdoor air economizer cycle to provide ventilation
and air conditioning, when weather conditions permit, with no mechanical cooling.
All motors shall be premium efficiency.
Laundry and kitchen exhaust systems shall be variable flow arranged to modulate speed based on
building demand.
Plumbing:
Water Service - two water services, a fire line and a domestic water line from campus main lines, would
serve the building. Refer to site engineering description of this service. Domestic water would be
distributed to all residence rooms and fixtures throughout the building. The domestic water service would
have one meter for the building. Fire service would include a 50 HP fire pump.
Domestic Hot Water - would be produced by a central heating system located in an equipment room. The
system would include two high efficiency gas fire-condensing boilers and a water storage tank. Heater
vents will terminate a minimum of 3’ feet above the roof of the penthouse.
Plumbing systems would also include sanitary waste, vent, and storm piping systems.
Natural Gas - the building would be served by natural gas from an underground campus medium pressure
service main. The building would have one meter. Gas would be distributed to the domestic hot water
heaters and dryers.
Energy conservation measures -
All domestic HW heaters will be high efficiency condensing gas boilers rated at 95% or greater.
Electrical:
Electric Service and Distribution System - The Assisted Living Facility will require an 1200A, 480Y/277V,
3-phase, 4-wire feeder. This feeder will originate from the main service switchboard located within the
Independent Living building. The feeder will be routed within the buildings to the electrical room on the
first floor of the Assisted Living building. Power for the Assisted Living building will be monitored under
the single utility meter on the Independent Living Building’s service. A sub-meter will be provided to
individually monitor the Assisted Living building’s feeder.
Power will be distributed throughout the building via a 1,200A, main service switchboard at 480V. Step
down transformers will be installed in electrical closets on each floor as well as mechanical rooms.
480Y/277V power will be utilized for central HVAC equipment, elevators, fire pump and other large
Attachment 1: 900 King Street MEP Design Narrative 3/5/2021
OLA Consulting Engineers, PC 5
50 Broadway Hawthorne
New York 10532
motors, as well as common area lighting. 208Y/120V power will be utilized for plug loads as well as the
sleeping units. The sleeping units will not be individually metered. The units are not required to be metered,
per the NYS Energy Conservation Code for the associated occupancy group (I1).
A single generator will be provided backup select loads in both the Independent and Assisted Living
Buildings. See the Independent Living Building section for information.
Energy conservation measures - Energy conservation measures shall consist of:
Light fixtures shall be energy efficient, energy star rated LED fixtures.
Stairwell lighting shall be occupancy sensor controlled with bi-level lighting fixtures.
Exterior security/entrance lighting shall be operated by photocell and astronomical clock.
TOWNHOUSES:
Mechanical:
Living spaces - shall be heated and cooled with ducted VRF heat pump units with DX coils. Each residence
would have a separate heating / cooling air-handling unit. Conditioned air would be ducted throughout
each of the residences. The units would be piped to condensing units located outside the building.
Ventilation air - will be provided to the residences by outside air ducts connected to the heat pump unit.
Toilet/Bathroom Exhaust - will be individually exhaust from each bathroom by local fans. These fans would
be arranged to operate while the bathroom is occupied, and will discharge out the building’s exterior wall.
Dryer Exhaust – will be ducted separately from each residence up through the building to the roof or exterior
wall.
Building Automatic Controls - all HVAC equipment will be locally controlled and operated by unitary
controls and local thermostats.
Energy conservation measures -
Building automation controls will allow day/night set back of unoccupied areas.
All motors shall be premium efficiency.
Plumbing:
Water Service - two water services, a fire line and a domestic water line from campus main lines, would
serve each townhouse building. Refer to site engineering description of this service. Domestic water would
be distributed to all residence rooms and fixtures throughout the buildings. Each townhouse unit would
have an individual water meter. A single fire service would serve the entire townhouse building.
Domestic Hot Water - would be produced locally. Gas-fired hot water heaters with storage tanks would be
utilized in each residence as well common area toilet rooms.
Attachment 1: 900 King Street MEP Design Narrative 3/5/2021
OLA Consulting Engineers, PC 6
50 Broadway Hawthorne
New York 10532
Plumbing systems would also include sanitary waste, vent, and storm piping systems.
Natural Gas - the building would be served by natural gas from an underground campus medium pressure
service main. The building would have one meter. Gas would be distributed to the domestic hot water
heaters, dryers, fireplace, and appliances as applicable.
Electrical:
Electric Service and Distribution System – Each Townhouse will require a 200A, 120/240V, single phase,
3-wire service. Underground conductors tapped from the campus 13.2kV primary distribution will feed
pad-mounted transformer located near the Townhouse buildings. Underground secondary services will be
routed to utility meters on the exterior of the buildings, then underground to load centers within the
townhouses. Each tenant will have their own utility meter.
A generator is not required for these buildings.
Energy conservation measures - Energy conservation measures shall consist of:
Light fixtures shall be energy efficient, energy star rated LED fixtures.
Site Utilities:
Natural Gas:
The campus natural gas service shall be connected to utility service along Broadway. An underground
medium pressure service main shall run through the campus to serve all building on the campus. Each
building would be metered separately. A Gas service rig including meter, regulators and emergency
regulators would be located above ground outside each building.
Electric:
Electrical Site Distribution System
Con Edison will feed the campus with a 13.2kV electric service originating from Arbor Drive. The 13.2 kV
electric service will be distributed within the site underground. Service for the various buildings on the
campus will be tapped from the 13.2kV underground distribution to feed pad-mounted utility transformers
at the individual buildings.
Telephone/Cable/TV Distribution System
Telephone and Cable/TV services will be routed underground from Arbor Drive. Services for the various
buildings on the campus will be terminated at demarcation points in the main electrical room or a
telephone/cable room in each building.
Environmental, Planning, and Engineering Consultants
440 Park Avenue South
7th Floor
New York, NY 10016
tel: 212 696-0670
fax: 212 213-3191
www.akrf.com
Offices in New York ● New Jersey ● Pennsylvania ● Maryland ● Connecticut
April 14, 2021
Peter S. Duncan
900 King Street Owner, LLC
200 Madison Avenue, 26th Floor
New York, NY 10016
Re: 900 King Street Redevelopment – Rye Brook, New York
Outdoor Mechanical Equipment – Acoustical Impact Assessment Report
Dear Mr. Duncan:
AKRF, Inc. (“AKRF”) has completed an acoustical analysis of the noise emissions associated with the
Proposed Project’s outdoor rooftop and ground-mounted Heating, Ventilation, & Air-Conditioning
(“HVAC”) mechanical equipment and emergency backup generator systems currently scheduled for the
Assisted Living (“AL”) and Independent Living (“IL”) Facilities, which are to be located at 900 King Street
in Rye Brook, New York.
EXECUTIVE SUMMARY
The purpose of the acoustical analysis is to determine whether the noise emissions from the proposed
HVAC equipment will comply with the requirements of the Environmental Findings Statement (“EFS”).
Based on the acoustic modelling described below, cumulative noise emissions from the Proposed Project’s
outdoor rooftop and ground-mounted mechanical equipment and emergency backup generator will comply
with the requirements set forth in the EFS. The mechanical and emergency backup generator equipment
associated with the Proposed Project is not anticipated to result in a significant adverse noise impact at
nearby residential and/or commercial receptor sites. Therefore, no further acoustical mitigation measures
beyond what are identified in the EFS are required.
ACOUSTICAL FUNDAMENTALS
Oscillatory fluctuation in air pressure is referred to as sound or airborne sound. Sound pressure levels are
measured in units called “decibels” (“dB”). Unwanted sound is typically referred to as noise. In order to
establish a uniform noise measurement that simulates people’s perception of loudness and annoyance, the
decibel measurement is weighted to account for those frequencies most audible to the human ear. This is
known as the A-weighted sound level, or dBA, and it is the descriptor of noise levels most often used for
community noise. Because the dBA sound pressure level unit describes a noise level at just one moment,
and very few noises are constant, other ways of describing noise that fluctuates over extended periods have
been developed. One way is to describe the fluctuating sound heard over a specific time period as if it had
been a steady, unchanging sound. For this condition, a descriptor called the “equivalent sound level,” Leq,
can be computed. Leq is the constant sound level that, in a given situation and time period (e.g., 1 hour,
denoted by Leq(1)), conveys the same sound energy as the actual time-varying sound. Statistical sound level
descriptors such as L1, L10, L50, L90, and Lx, are used to indicate noise levels that are exceeded 1, 10, 50, 90,
and x percent of the time, respectively.
Attachment 2: HVAC Acoustical Analysis
900 King Street Owner, LLC 2 April 14, 2021
Typically, for evaluations of environmental noise, Leq(1) is the descriptor used to evaluate changes in noise
level as they will be perceived by people experiencing noise. A change in Leq(1) of up to 3 dBA would be
considered barely perceptible. A change of 5 dBA would be considered readily noticeable. A change of 10
dBA represents noise being a perceived as twice as loud, and a change approaching 20 dBA would represent
a perceived quadrupling of apparent loudness. While responses to changes in noise level vary somewhat
from individual to individual, the above relationships are used to describe the expected general perception
of noise as compared to the existing conditions.
PROJECT NOISE REGULATIONS
As required by EFS §L.2.b, the Proposed Project’s mechanical systems “will be designed to avoid
producing a combined 6.0 dBA or more increase at nearby receptors. Further, at receptors where the existing
noise level is less than 65 dBA during the daytime hours, the [Proposed Project’s] mechanical systems
would be designed to avoid causing future noise levels to exceed 65 dBA.”
With respect to emergency generators, §L.3.d requires that “emergency power systems installed exterior to
the building shall be designed to avoid producing a combined 6.0 dBA or more increase in at nearby
receptors using a combination of generator enclosures (Models with Level 1 or 2 sound enclosures shall be
selected), noise barriers, and generator site selection.” The IL and AL buildings will utilize a 750kW
emergency backup generator housed in an acoustical “Level 1” enclosure.
EXISTING SOUND LEVELS
NOISE SURVEY RESULTS
Site-specific background noise measurements were taken by AKRF at six locations near the Site, as
required by the Village and documented in the Draft Environmental Impact Statement (DEIS). The
locations were identified as representative of the noise-sensitive land uses that would be most likely to
experience noise level increases due to the Proposed Project (see Figure 1). Other sensitive land uses in the
area would be expected to experience less noise resulting from the Proposed Project than these sites.
Figure 1 – Noise Monitoring Locations
900 King Street Owner, LLC 3 April 14, 2021
The results from the noise measurements were used to determine the peak noise levels at the sensitive
receptor areas which were used in this analysis. These existing noise levels can be seen in Table 1 below:
Table 1
Existing Noise Levels (in dBA)
Description of Receptor Site Existing Leq
Noise Levels
The Arbor Condos 58.1
Blind Brook High School 59.0
Rye Brook Police Department and Village of Rye Brook Hall 70.0
Rye Brook Fire Department 70.0
King Street Residences 68.7
Note: As documented in the DEIS.
ACOUSTICAL ANALYSIS
ACOUSTICAL MODELLING
Noise emissions associated with the Proposed Project’s mechanical equipment and emergency backup
generator systems were evaluated using Computer Aided Noise Abatement (“CadnaA”) software. CadnaA
is a state-of-the-art software package developed by DataKustik, which allows for the calculation,
presentation, assessment and prediction of environmental noise. CadnaA software can be used for the
analysis of a wide variety of noise emitters, including stationary (e.g., mechanical equipment) and mobile
sources (e.g., roads, railways, etc.).
The CadnaA software takes into account reference sound levels, directivity, and spectrum of the sources
determined above; attenuation due to distance, shielding, foliage, etc.; ground contours; and reflections
from barriers and structures. CadnaA meets the requirements for Quality Assurance of software for the
calculation of sound outdoors according to DIN 45687 and ISO 17534 Series.
The CadnaA model associated with the Proposed Project utilized publically available Geographic
Information System (“GIS”) data including ground contours and street locations, scaled drawings provided
by Perkins Eastman Architects, DPC defining the locations of the different building elements and the
locations of nearby receptors identified in Table 1. Reflections and building shielding were accounted for
in the model. The model produces overall A-weighted noise levels at each receptor location, as well as the
contributions from each individual stationary noise source.
DETERMINATION OF FUTURE NOISE LEVELS
Noise generated by the Project Site’s mechanical equipment (calculated using the CadnaA model as
described above) were added to baseline (i.e., existing) noise levels, including noise generated by traffic on
adjacent roadways, to determine the total noise levels at each receptor location.
EQUIPMENT NOISE LEVELS AND LOCATIONS
Noise emissions associated with the Proposed Project’s mechanical equipment and emergency backup
generator systems were provided to AKRF by the basis-of-design equipment vendors on behalf of OLA
Consulting Engineers, PC. At the time of this report, precise locations of the Proposed Project’s rooftop
and ground mounted mechanical equipment are not known. However, approximate locations of the rooftop
and ground mounted mechanical equipment were provided to AKRF and subsequently used to determine
distances between the stationary noise sources (i.e., mechanical equipment) and the nearby receptors. See
Figures 2 and 3. The precise location of the emergency backup generator, situated on the west side of the
Project Site facing the Parkway, was provided to AKRF. The generator is positioned to avoid direct line of
sight to the surrounding sensitive receptors, including the Arbors Condominiums, Village Hall, Rye Brook
Police Department/Village of Rye Brook Hall, and Rye Brook Fire Department. All mechanical equipment
was assumed to run simultaneously to analyze a worst-case condition.
900 King Street Owner, LLC 4 April 14, 2021
Figure 2 – AL Building Rooftp Mounted HVAC Equipment Approximate Locations
Figure 3 – IL Building Rooftp Mounted HVAC Equipment Approximate Locations
900 King Street Owner, LLC 5 April 14, 2021
RESULTS
The predicted noise levels at each receptor site are provided in Table 2 below. Results from the CadnaA
model indicate that noise emissions associated with the Proposed Project’s mechanical equipment and
emergency backup generator systems will not cause future noise levels to exceed 65 dBA and will not
contribute to an increase in the existing ambient noise levels. With respect to stationary sources of noise
(proposed mechanical equipment), there will be no increase in noise levels at the sensitive receptors closest
to the Project Site.
A color-coded grid representing the noise levels at each site area due to the mechanical equipment is
provided in Appendix A.
Table 2
Predicted Noise Levels at Sensitive Recetpor Sites (in dBA)
Description of Receptor Site
Predicted Noise Levels
(from CadnaA Model)1 Existing Leq Noise
Levels
Increase in
Existing Ambient
Noise Levels
The Arbor Condos 37.2 58.1 0.0
Blind Brook High School 36.4 59.0 0.0
Rye Brook Village Police Department and
Village of Rye Brook Hall 42.0 70.0 0.0
Rye Brook Firehouse 41.7 70.0 0.0
King Street Residences 39.8 68.7 0.0
Notes:
1. Predicted noise levels include the cumulative noise emissions from all mechanical equipment and the emergency backup generator.
Noise levels at The Arbors Townhouses are dominated by traffic on the Hutchinson River Parkway. Since
vehicular traffic on the Hutchinson River Parkway is not expected to change significantly as a result of the
Proposed Project, noise levels with the Project would not result in a noise level increase at that receptor.
Future noise levels at this location are expected to remain below the recommended maximum noise level
for residential uses of 65 dBA.
This completes AKRF’s Acoustical Impact Assessment Report. For questions or comments, please contact
Matthew Manis at mmanis@akrf.com (917-763-7583) or Matthew LeBoeuf at mleboeuf@akrf.com (908-
797-0703).
Sincerely,
Matthew Manis
Technical Director – Acoustics, Noise & Vibration
Matthew LeBoeuf
Acoustical Consultant
cc: Valerie A. Mutterperl, Meredith Taubin, Aline Funari / Perkins Eastman
John Tesser, Dan Smith, Rob Spina / OLA Consulting Engineers, PC.
Peter Feroe, Daniel Abatemarco, Libby Cohen / AKRF, Inc.
326900
326900
327000
327000
327100
327100
327200
327200
327300
327300
327400
327400
327500
327500
327600
327600
9590095900960009600096100961009620096200963009630096400964009650096500966009660096700967009680096800 >= -99.0
>= 35.0
>= 40.0
>= 45.0
>= 50.0
>= 55.0
>= 60.0
>= 65.0
>= 70.0
>= 75.0
>= 80.0
>= 85.0
Appendix A - Color-Coded Grid