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HomeMy WebLinkAbout01.03.2020 Chapter 01_Revised Proposed ProjectDRAFT 1-1 1/3/2020 Chapter 1: Revised Proposed Project 1.1. SUMMARY DESCRIPTION OF REVISED PROPOSED ACTION 900 King Street Owner, LLC (the “Applicant”) proposes to construct an integrated age-restricted residential community (the “Proposed 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”). To effectuate its proposal, the Applicant has petitioned the Village Board of Trustees (the “Lead Agency”) to amend the Rye Brook Zoning Code to include a section entitled 900 King Street Planned Unit Development as Section 250-7(E)(6) (“Proposed Zoning”). The Proposed Project and Proposed Zoning are together referred as the Proposed Action. Consistent with State Environmental Quality Review Act (SEQRA) regulations at 617.9(b)(8), the Applicant modified the Proposed Project and the Proposed Zoning described in the Draft Environmental Impact Statement (DEIS). The modifications are referred to herein as the “Revised Proposed Project” and “Revised Proposed Zoning”—collectively, the “Revised Proposed Action.” The significant modifications to the Proposed Project are described in further detail in this chapter and include the following:  Raising the age restriction for residents of the Proposed Project from 55 years old and older to 62 years old and older, consistent with the existing Site zoning;  Reducing the proposed gross square feet (gsf) of the Proposed Project by 89,098 square feet (sf), a 20 percent reduction in size, through: - Reducing the number of proposed Independent Living (IL) units by 24 units (15 percent) from 160 to 136; - Reducing the average IL unit size by 100 sf, or 8 percent; - Reducing the number of two- and three-bedroom IL units and increasing the percentage of one-bedroom IL units, thereby reducing the total number of bedrooms in the IL building by 22 percent; - Reducing the size of the amenity and common spaces in the IL and Assisted Living (AL) building; and, - Reducing the number of townhouse units by 16.7 percent from 24 units to 20 units.  Increasing the setback of the IL building from Arbor Drive and from The Arbors, as follows: - Increasing the setback of the three-story portion of the IL building an additional 31 feet from Arbor Drive, for a total setback of 147 feet, and an additional 86 feet from The Arbors, for a total setback of 550 feet from the property line with The Arbors; and, - Increasing the setback of the four-story portion of the IL building an additional 30 feet from The Arbors, for a total setback of 494 feet from the property line with The Arbors.  Reducing the height of the IL roof closest to The Arbors to reduce the potential for visual impacts;  Increasing the setback of the townhouses from The Arbors; 900 King Street Redevelopment 1/3/2020 1-2 DRAFT  Reconfiguring the interior layout of the proposed age-restricted townhouses to more clearly meet the needs of the target population and to differentiate the product from other Village townhouses;  Reducing the amount of grading required during construction of the Revised Proposed Project as well as significantly reducing the amount of fill material required to be imported to the Site by lowering the elevation of the finished floor of the IL and AL building by 18 inches and by reconfiguring the layout and reducing the number of townhouses; and  Expanding the on-Site pedestrian path system and providing an enhanced landscape program, most notably along Arbor Drive. 1.2. PROJECT SITE The Project Site is located at 900 King Street in the Village and is approximately 17.77 acres (see Figure 1-1 and Figure 1-2). The Site is bounded to the north by the Hutchinson River Parkway (the “Parkway”); the east by the Rye Brook Police Department (RBPD), Rye Brook Fire Department (RBFD), Village Hall, and approximately 168 feet along King Street (NYS Rt. 120A); to the south by Arbor Drive, Harkness Park, and the Blind Brook Middle School and High School; and to the west by The Arbors townhouse community. Access to the Site is from Arbor Drive, which connects to King Street at a signalized intersection. Arbor Drive is a private street, owned by The Arbors Homeowner’s Association. The Project Site is the beneficiary of an easement, allowing the Project Site to access an improved Arbor Drive (see DEIS Appendix B-3). The Project Site, The Arbors, and Harkness Park are within the Village’s Planned Unit Development (PUD) zoning district. The schools, municipal buildings, the Parkway, and the area to the north are within residential zoning districts (e.g., R-15 and R-20). The Project Site is dominated by a gently sloping surface parking lot in the eastern and northern portions of the Site and a three-story, 215,000-sf office building in the center of the Site. The existing office building is rectangular in shape and measures approximately 220 feet by 430 feet. The Site ranges in elevation (el.) from a low point of approximately 220 feet at the southeastern corner (Arbor Drive and King Street) to approximately 276 feet at the northwestern corner of the property. The center of the Site contains an abrupt, human-made change in elevation from the relatively flat parking area to the east (~el. 246), to a higher plateau (~el. 260) to the west. A total of 15.35 acres, or 85.9 percent of the Site, is sloped less than 15 percent. The Site’s soils primarily consist of those known as “Urban land,” as described in Chapter 4, “Geology, Soils, and Topography” of the DEIS.1 The exterior of the Project Site contains areas of extensive vegetation, which obscures visibility of the interior of the Site during much of the year. Along the Site’s King Street frontage, extending west into the Project Site and along Arbor Drive for approximately 250 feet, is an area of thick wooded vegetation. Similarly, the area between the Project Site and Village Hall, RBPD, and RBFD contains wooded vegetation that obscures the view into or out of the Project Site. To the north, between the parking lot and the Parkway, is an area of thick wooded vegetation that obscures views into and out of the Project Site from the Parkway. The western edge of the Project Site contains an undeveloped area of thick wooded vegetation in which a stream corridor and wetland are present. This vegetation, along with the rise in topography within the area to the east of the stream, restricts 1 The United States Natural Resources Conservation Service (NRCS) describes urban soil mapping units as areas where the land surface is covered with buildings, structures, or parking lots and where the natural soil layers have been altered or mixed. Chapter 1: Revised Proposed Project DRAFT 1-3 1/3/2020 views into and out of the Project Site from The Arbors community. An approximately 0.72-acre area of maintained lawn on the Project Site is located between this wooded area and the easternmost townhouses within The Arbors. The Project Site’s southern frontage is heavily vegetated with the exception of the area between the Site’s two driveways. As such, the interior of the Project Site is currently only visible from approximately 400 feet along Arbor Drive. Five wetlands were identified on the Project Site (see Figure 1-3). Wetlands B and C are hydrologically supplied by runoff from the Parkway. Wetland E’s hydrology is partially supplied by a drainage pipe from an adjacent residential property. Wetland D was created as a stormwater retention basin when the Site was developed with the current office building. Its hydrology is supplied by stormwater runoff that is conveyed from the developed portion of the Project Site and off-Site parcels to the east. Stream S, which is associated with Wetland D, flows southeast from the retention basin to a culvert under Arbor Drive. Wetland A and Stream A are located in a heavily vegetated corridor in the western portion of the Site. Stream A runs southeast across the lawn in the southwestern corner of the Site and continues under Arbor Drive via a culvert. The Project Site is currently improved with an approximately 215,000-sf office building (see DEIS Appendix B-1) and approximately 595 parking spaces. The Site’s improvements create approximately 7.46 acres of impervious cover, which is approximately 42 percent of the Project Site. The office building is a three-story structure, with an area of covered parking provided on a portion of the building’s lower level. 1.3. REVISED PROPOSED ZONING SEQRA allows for, and in principle encourages, applicants to modify projects in response to public comment on the DEIS, so long as those modifications, and any potential environmental impacts of those modifications, are described and analyzed in the FEIS. In response to comments from the public, Involved and Interested Agencies, and Village officials, staff, and consultants, the Applicant has modified the Proposed Zoning. This section summarizes the Revised Proposed Zoning. Contemporaneous with this FEIS, the Applicant revised the text of the zoning amendment proposed for the Project Site. As with the zoning described in the DEIS, the Revised Proposed Zoning (see Appendix A) would add a new site-specific section to the Rye Brook Zoning Code as Section 250-7(E)(6), entitled 900 King Street Planned Unit Development. Specifically, the Revised Proposed Zoning would include the following:  Permit only the “senior living facility” use on the Project Site, except as otherwise allowed by the existing PUD zoning for other sites in the Village;  Establish site-specific density standards for the proposed “senior living facility” of 13.6 residential units per acre, made up of 8.8 dwelling units per acre and 4.8 AL units per acre;  Establish site-specific setback and area requirements for the Project Site, including a front- yard setback of 42 feet, a side yard setback of 84 feet, and a rear yard setback of 30 feet;  Establish a maximum gross land coverage for the Project Site of 40 percent, which is less than the Site’s currently developed condition (42 percent); and  Increase the maximum permitted height of senior living facilities from 35 feet to 45 feet, consistent with the Comprehensive Plan’s recommendations. 900 King Street Redevelopment 1/3/2020 1-4 DRAFT In response to comments, the Revised Proposed Zoning makes the following changes from the original zoning proposed in the DEIS:  The Applicant is no longer requesting that the Village change the minimum age for residents of senior living facilities from 62 years old to 55 years old. The Applicant is now proposing that the Revised Proposed Project be a 62 years old and older community;  The site-specific density standard for the proposed “senior living facility” has been reduced to match the corresponding decrease in the density of the Revised Proposed Project; and  The site-specific setback and area requirements have been modified to match the changes to the Revised Proposed Project. 1.4. REVISED PROPOSED PROJECT As with the DEIS, the Revised Proposed Project is the construction of an integrated age-restricted residential community that includes IL, AL, and age-restricted residential townhouse units. The Revised Proposed Project proposes 238 residential units, including 136 IL units, 20 townhouse units, and 85 AL units. The community is anticipated to be owned and operated by a single entity that would offer the various units for rent. Residency within the community is proposed to be restricted to those 62 years old or older—a change from the DEIS, which proposed a community restricted to those 55 years old and older. To construct the Revised Proposed Project, the existing 215,000-sf office building and 5.3-acre surface parking lot on the Project Site would be removed. Construction of the Revised Proposed Project would occur on the portions of the Project Site that have been previously disturbed by prior development (see Appendix B for site plans depicting the condition of the Site prior to development of the current office building). The Revised Proposed Project would not disturb the existing vegetation in the western portion of the Project Site, between the Project Site and The Arbors. 1.4.1 BUILDINGS AND USES As with the DEIS, the Revised Proposed Project would include the construction of an integrated age-restricted residential community consisting of a three- and four-story IL facility in the center of the Site; a three- and four-story AL structure in the northeast portion of the Site; and residential townhouses in the western portion of the Site. Figure 1-4 illustrates the layout of the Revised Proposed Project. The full-size PUD Concept Plan2 contains floorplans, elevations, sections, and exterior dimensions of the proposed buildings. As shown in Table 1.4-1, the Revised Proposed Project is 89,098 sf smaller than the original project—a reduction of 20 percent. The majority of the reduction in floor area (i.e., 70,922 sf) was achieved in the IL building by reducing the number of IL units by 24 units (15 percent), the size of the units, incorporating a larger proportion of one-bedroom units, and reducing the size of the common and amenity spaces. 2 The complete PUD Concept Plan, as well as the preliminary site plan for the Revised Proposed Project, is provided in the full-size drawings prepared by JMC Engineering and Perkins Eastman Architects located in Volume 4 of this FEIS. An index of the requirements for submission of a PUD Concept Plan and preliminary site plan and the location of all the required elements therein can also be found in Volume 4. Chapter 1: Revised Proposed Project DRAFT 1-5 1/3/2020 Table 1.4-1 Proposed Building Sizes Project Component Original Project (DEIS) Gross Floor Area (sf)1 Revised Proposed Project (FEIS) Gross Floor Area (sf)1 Town Homes 50,000 41,443 Assisted Living 90,000 80,381 Independent Living 305,000 234,078 Total 445,000 355,902 Note: 1 Gross Floor Area calculated pursuant to Section 250-2 of the Village Code. 1.4.1.1. Independent Living As was proposed in the DEIS, the center of the Site with the Revised Proposed Project would be improved with a three- and four-story IL building. 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. In response to public and Village comments, the Applicant has reduced the number of IL units 15 percent, from 160 units to 136 units), the average size of the IL units, the number of two- and three-bedroom units, and has increased the number of one-bedroom units (see Table 1.4-2). As a result of these reductions, and reductions in the size of the amenity spaces, the IL building was reduced in size by 70,922 sf—a 23 percent reduction. Table 1.4-2 Independent Living Building Size Reduction DEIS Plan FEIS Plan Average Unit Size 1,219 sf 1,119 sf Number of Bedrooms 301 236 Largest Unit Size 1,800 sf (36 units >1,500 sf) 1,440 sf (2 units @ 1,440 sf) 3-Bedroom Units Number of Units 18 13 Percent of Total 11% 10% Average Size (sf) 1,700 sf 1,368 sf 2-Bedroom Units Number of Units 99 74 Percent of Total 62% 54% Average Size (sf) 1,270 sf 1,200 sf 1-Bedroom Units Number of Units 43 49 Percent of Total 27% 36% Average Size (sf) 900 sf 985 sf Source: PerkinsEastman As with the DEIS, the IL building in the Revised Proposed Project 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, may be included. Figure 1-5, Figure 1-6, and Figure 1-7 present the conceptual floor plans and exterior dimensions of the IL and AL building. Additional floorplans, as well as detailed elevations of the IL building, are included in Volume 4. 900 King Street Redevelopment 1/3/2020 1-6 DRAFT The IL building is proposed to be three stories in the front, facing Arbor Drive, and four stories in the back, facing the Parkway (see Figure 1-8 and Figure 1-9). However, as shown in Figure 1-10, the Revised Proposed Project increases the IL building setback from Arbor Drive from the original project. The closest point of the IL building, which is a three-story building, is now 147 feet from Arbor Drive—an increase of 31 feet. While the setback from Arbor Drive to the four-story portion of the IL building was reduced by about 20 feet to 283 feet, the setback between the Site’s western property line with The Arbors and the IL building increased to 550 feet for the three-story portion and 494 feet to the four-story portion—increases of 86 feet and 30 feet, respectively. The overall height of the building in the Revised Proposed Project, pursuant to the PUD zoning regulations, is 41.81 feet, a slight reduction from the DEIS, which was 44.75 feet. However, the change in height as viewed from The Arbors has been more substantially reduced as a result in a change to the proposed roof design from the original project, a slight lowering in the finished floor elevation of the IL building, and an increase in the building’s setback. As shown in Figure 1-11 and Figure 1-12, and the roof plan included as sheet A- 301 in Volume 4, the tallest portion of the peak of the roof facing The Arbors has been lowered in elevation by 10.5 feet from the original project. Together with the 30 foot increase in setback from The Arbors, which makes the closest Arbors unit 550 feet from this location, the reduction in the elevation of the highest portion of the roof has reduced the perceived height of the IL building as viewed from The Arbors. 1.4.1.2. Assisted Living As with the DEIS, the Revised Proposed Project proposes an 85-unit three- and four-story AL building attached to the northeast portion of the IL building. As was the case with the original project, the AL building included in the Revised Proposed Project would provide 94 beds. 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, in the Applicant’s opinion, do not meet the definition of a “dwelling unit” as set forth in the Village’s Zoning Code. Twenty-five AL units would be reserved 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. As shown in Figure 1-4, the AL building has been reconfigured to improve operational efficiency and reduce its size. Figure 1-5, Figure 1-6, and Figure 1-7 illustrate the typical floor plan of the AL building. The reconfigured AL building is approximately 9,619 sf (or 11 percent) smaller than in the original project (see Table 1.4-3). Chapter 1: Revised Proposed Project DRAFT 1-7 1/3/2020 Table 1.4-3 Assisted Living Building Size Reduction DEIS Plan FEIS Plan Gross Square Feet 90,000 sf 80,381 sf Total Number of Units 85 85 Memory Care Units 26 25 Assisted 1-bed units 50 51 Assisted 2-bed units 9 9 Total Number of Beds 94 94 Source: Perkins Eastman Consistent with the original project, in the Revised Proposed Project 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. 1.4.1.3. Townhouses Twenty townhouses, a reduction of 16.7 percent or 4 units from the DEIS, are proposed to the west of the IL building. These 20 townhouses would be age- restricted to those at least 62 years old, an increase in the minimum age of 55 years old proposed in the original project. Each townhouse unit would include a one-car garage and driveway space for one additional car. As with the other components of the Revised Proposed Project, it is anticipated that these units would be rental units. The townhouses in the Revised Proposed Project would be set back farther from The Arbors, especially in the southwest of the Site. The townhouses would be architecturally reconfigured from those proposed in the original project. While each unit would still be two stories, they would be configured as “master- down” units with the master bedroom on the first floor (see Figure 1-13 and Figure 1-14). Together with the change in the site layout of the townhouse buildings, this architectural change reinforces 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. 1.4.1.4. Affordable Housing As required by Section 209-3F of the Village Code, similar to what was included in the original project, 15 dwelling units would be provided as affordable units in accordance with the requirements of Section 250-26.1F(3)(d) of the Village Zoning Code. In the Revised Proposed Project, it is anticipated that one of these units would be within the townhouses. The balance of the affordable units, 14 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. 1.4.2 SITE OPERATION As with the DEIS, the Revised Proposed Project is anticipated to be owned by a single entity. A managing agent and/or operator may be retained to manage and operate the 900 King Street Redevelopment 1/3/2020 1-8 DRAFT Revised Proposed Project, and that party may be an affiliate of the owner. There is no plan to subdivide the Project Site. All units (IL, AL, and townhouse) are anticipated to be rental units and residency will be limited to those 62 years old and older. As with the DEIS, the Revised Proposed Project would contain accessory uses (e.g., library, café, dining, sale of sundries), which would be for the exclusive use by residents of the Project Site and their guests. The facilities would not be open to the public nor would memberships be offered to the public. The Applicant has agreed to 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 Revised Proposed Project does not concentrate trip generation during times of peak roadway congestion. 1.4.3 PARKING AND CIRCULATION With the Revised Proposed Project, parking and circulation would remain similar in layout and operation to the original project. 1.4.3.1. Vehicular Circulation The Project Site would continue to be accessed from Arbor Drive and there would continue to be two access points from Arbor Drive. Vehicular access would be provided within a two-way, 26-foot-wide circular access drive that loops around the Site (see Figure 1-15). Loading for the IL and AL building would continue to be located on the north side of the IL building and would be screened from off-Site view (see Figure 1-16). The townhouses would be accessed from a single driveway off the main driveway. The Applicant proposes to construct an emergency access driveway in the northeast corner of the Project Site, as described in the DEIS. During normal operation, this driveway would be secured at both ends with a bollard and chain assembly. 1.4.3.2. Parking The Revised Proposed Project would include 238 parking spaces, 64 fewer spaces than the original project. As with the original project, the number of parking spaces proposed exceeds that required by the Revised Proposed Zoning and the current PUD zoning (see Table 1.4-4). The adequacy of the parking provided is discussed in Section 2.12.8, “Parking.” Entrance to the underground parking would be consolidated from two entrances with the original project to one entrance in the Revised Proposed Project. This entrance would be located in the rear of the building to minimize impacts to visual resources and to reduce the grading required around the sides of the proposed IL building. Chapter 1: Revised Proposed Project DRAFT 1-9 1/3/2020 Table 1.4-4 Proposed Parking for the Revised Proposed Project Use Original Project Revised Proposed Project Revised Proposed Zoning Current PUD Zoning1 Independent Living 179 136 136 1021 Assisted Living 60 52 43 641 Townhouse 61 50 50 602 Total 300 238 229 226 Notes: 1 “Senior Living Facility” defined in the PUD zoning district as those that provide a range of living accommodations for people age 62 years old and older, requires 0.75 spaces per unit pursuant to Section 250-7E(2)(g). 2 Calculated pursuant to Section 250-6G(1)(c)[3]. 1.4.3.3. Pedestrian Circulation Pedestrian circulation with the Revised Proposed Project has been expanded from the original project. In addition to the 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, paved walking paths would be created along the Site’s northern boundary and to the west of the proposed townhouses (see Figure 1-17). These paths would include crosswalks at all Site roadways and would allow residents the opportunity to safely and securely recreate throughout the landscaped Site. As with the original project, 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 (see DEIS Appendix B-3). Given the integration of this path into the design and operation of the Revised Proposed Project, the Site’s owner/operator will assume responsibility for maintaining 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. As part of the Revised Proposed Project, the Applicant would install standard crosswalk markings on Arbor Drive at this location to better identify the crossing. 1.4.4 LANDSCAPING As with the original project, the Revised Proposed Project is designed to promote health and wellness. As such, the grounds around the building would have pathways for walking within the overall landscaped site. Additional paved walking paths along the Site’s northern boundary and behind the townhouses have been proposed to allow residents the opportunity to recreate throughout the Site. The IL and AL buildings would also feature six landscaped terraces, which would be programmed for use by Site residents. As with the original project, the existing vegetation within the western portion of the Project Site, between the Site and The Arbors, would remain with the Revised Proposed Project, maintaining the buffer between the two properties. In addition, the vegetation along the Site’s King Street frontage, extending west along Arbor Drive to the new Site 900 King Street Redevelopment 1/3/2020 1-10 DRAFT driveway, would also remain, maintaining this significant vegetative buffer between King Street and the interior of the Project Site. Similarly, the majority of the existing vegetation along the Site’s northern boundary and between Arbor Drive and the southernmost townhouse would also be preserved. Most of the vegetation to be removed (a total of 74 trees with a diameter at breast height [dbh] greater than 10 inches) is located along the eastern boundary of the Site, between the Site and the Village-owned land and in the vicinity of the proposed easternmost site access point. The vegetation proposed to be removed between the Site and the Village property would allow for expansion of the stormwater management basin. As shown on sheet L-300 in Volume 4, an extensive landscape plan has been developed for the Proposed Project. In total, a minimum of 438 trees and 309 shrubs are proposed to be planted within the Project Site with emphasis on providing or enhancing the visual buffer between the Site and the properties to the east and west. In addition, the area along the Site’s Arbor Drive frontage has been prioritized for additional buffer landscaping. Specifically, the large planted island between the Site’s two main driveways has been designed to provide an enhanced visual buffer between the interior of the Project Site and Arbor Drive. As a result of the reduction in size of the IL and AL building and the increased setback of that building from Arbor Drive, this landscaped island was also extended approximately 25 feet farther—“deeper”—into the Project Site. As a result, this island is now proposed to be approximately 75 feet wide at its most narrow point. The result would be increased screening of the IL building from Arbor Drive and a visual “framing” of the main entrance to the IL building. Additional trees and shrubs would be planted to the west of the westernmost Site access, to enhance the visual screening of the townhouses from Arbor Drive. Within the interior of the Site, the landscaping would include a variety of deciduous and evergreen trees, ornamental flowering trees, and shrub areas, to present an attractive appearance for the residents and the surrounding community and to provide seasonal interest. Along the Site’s northern site boundary with the Parkway, additional trees and shrubs will be planted. These plantings will serve several purposes, including enhancing the wetland buffers, maintaining the limited wildlife corridor along the Parkway, and helping to screen the views of the interior of the Project Site from the Parkway. The landscaping plan utilizes native species to the maximum extent practicable and carefully avoids the introduction of invasive species. As such, these plantings will require less watering once established. The Applicant has not retained a landscaping or pest management service; however, at the time that such firms are retained, consideration will be given to utilizing an Integrated Pest Management approach. 1.4.5 GRADING, DRAINAGE, AND STORMWATER MANAGEMENT 1.4.5.1. Grading The Site ranges in elevation from a low point of approximately 220 feet at the southeastern corner (Arbor Drive and King Street) to approximately 276 feet at the northwestern corner of the property. The center of the Site contains an abrupt, human-made change in elevation from the relatively flat parking area to the east (~el. 246), to a higher plateau (~el. 260) to the west. A total of 15.35 acres, or 86.4 percent of the Site, is sloped less than 15 percent. The proposed grading for the Revised Proposed Project, similar to the original project, was designed to create a relatively level Site. Age-restricted residential Chapter 1: Revised Proposed Project DRAFT 1-11 1/3/2020 communities seek to provide pedestrian paths and sidewalks with minimal slope so residents can easily walk throughout the Site. However, reducing the number of townhouse units and reconfiguring the layout of that portion of the Site allowed for the townhouses to be located at a slightly higher elevation than the original project, reducing the amount of “lowering” or “cut” required. As with the original project, the Revised Proposed Project includes “raising” the elevation of the eastern side of the Site to level the terrain. The proposed grading also allows for underground parking, which in addition to reducing the adverse visual impact of expansive surface parking lot, reduces the amount of impervious cover on the Site concomitant potential for adverse stormwater impacts. To minimize the impacts of this regrading, the finished floor elevation of the IL and AL building and the underground parking garage, has been lowered by 18 inches, significantly reducing the amount of fill required for the Revised Proposed Project (±36,686 cubic yards) as compared to the original project (±51,600 cubic yards), resulting in a more “balanced” site in terms of cut and fill (±1,472 net export for the Revised Proposed Project compared to ±9,000 cubic yards of import with the original project). As described in more detail in Section 2.4, “Geology, Soils, and Topography,” the Project Site, including the vegetated area that is “up the hill” from the current parking lot, is not indicative of the “native” contours of the Project Site having been heavily disturbed during the Site’s prior development through mass-grading and building construction. As discussed in more detail in Section 2.4, “Geology, Soils, and Topography,” the Proposed Project would disturb approximately 0.95 acres of slopes greater than 15 percent, much, if not all of which, is associated with the human-made slope in the center of the Site. The proposed grading plan would result in a Site that has approximately 3.39 acres of slopes greater than 15 percent, which is 0.94 acres more than the Site has at present. As detailed in Section 2.4, “Geology, Soils, and Topography,” areas of steep slope in the proposed condition that would be similar to the existing condition would occur on the eastern portion of the Site around the existing stormwater basin (i.e., Wetland D) and Stream S to its south, the southern portion of the wooded area between the existing Site building and The Arbors, the northern boundary of the Site, and the Site’s frontage along King Street. New steep slope areas in the proposed condition would be on either side of the entrance drive to the sub- surface parking garage, on the western portion of the Site behind the townhomes, and on the eastern side of the proposed IL building between the building and the proposed interior drive. The potential environmental impacts of the proposed grading plan are discussed in Section 2.4, “Geology, Soils, and Topography,” Section 2.6, “Stormwater Management,” and Section 2.16, “Construction.” In general, with the implementation of Erosion and Sediment Control Plans (ESCP) during construction, it is the Applicant’s opinion that there would be no adverse environmental impacts from disturbance of the Site’s steep slopes during construction. Upon completion of the Revised Proposed Project, the remaining steep slopes of the Project Site would be stabilized and would not be anticipated to create an adverse environmental impact. 900 King Street Redevelopment 1/3/2020 1-12 DRAFT 1.4.5.2. Proposed Stormwater Management As summarized in Section 2.6, “Stormwater Management,” and presented more fully in Appendix D, the general drainage patterns of the Site would not be significantly altered with the Proposed Project. Off-Site areas that currently discharge to the Project Site, including areas from the north (i.e., the Parkway) and east (i.e., Village Hall, RBPD, and RBFD), would continue to do so. The vast majority of the Project Site, including the entire area of the existing building and parking lot, would continue to drain to the southeast. The westernmost portion of the Site that currently drains through Wetland A, in between the Project Site and The Arbors, would not be adversely affected by the Revised Proposed Project. A small area of the Site that currently drains to the west would, with the Proposed Project, instead drain to the east. As described more fully in Section 2.6, “Stormwater Management,” despite the slight increase in area draining to the east, the rate and volume of runoff draining from the Site will be reduced with the Revised Proposed Project. A Stormwater Pollution Prevention Plan (SWPPP) has been developed for the Proposed Project in accordance with State and Village regulations and design guidelines.3 The proposed stormwater management system consists of standard stormwater practices, including vegetated swales, subsurface infiltration systems, and improvements to the existing stormwater detention basin. Implementation of these practices will enhance stormwater quality and reduce peak rates of runoff from the Project Site when compared to the existing condition. In addition, runoff volumes would be reduced in all analyzed storms compared to the existing condition. As such, there would be no off-Site stormwater impacts as a result of the Revised Proposed Project. 1.4.6 IMPROVEMENTS TO ON-SITE WATER AND SEWER INFRASTRUCTURE As described more completely in Section 2.11, “Infrastructure and Utilities,” the Project Site is currently served by a 4-inch potable water line that is connected to an 8-inch water main in Arbor Drive. Sanitary Sewer service to the Project Site is currently provided by a 10-inch sewer line that exits the Project Site to the west. With the Revised Proposed Project, an 8-inch water main is proposed to loop around the IL and AL building, with extensions provided to serve the proposed townhouses. The water main would connect to the existing municipal main within Arbor Drive at two locations. Fire hydrants are proposed within the Project Site in accordance with fire code requirements. A 4-inch domestic water service and a 6-inch fire service are proposed to serve the main building. 3 Applicable stormwater requirements are found in the New York State Department of Environmental Conservation (NYSDEC) State Pollutant Discharge Elimination System (SPDES) General Permit No. GP- 0-15-002, effective January 29, 2015, last modified November 23, 2016, the New York State Stormwater Management Design Manual, last revised January 2015 and Chapter 217 “Stormwater Management” of the Village Zoning Code. Chapter 1: Revised Proposed Project DRAFT 1-13 1/3/2020 With the Revised Proposed Project, an 8-inch sanitary service would connect the IL and AL building to the existing 10-inch private main. Separate connections for the townhouses would be made to the 8-inch main. 1.5. PURPOSE AND NEED The Revised Proposed Project would return the Site to productive use for the benefit of the owner and the Site’s various property taxing jurisdictions with uses that would minimize impacts to the surrounding residential and institutional uses. Specifically, the Revised Proposed Project would dramatically minimize the generation of traffic as compared to the full occupancy of the existing office building.4 In addition, the Revised Proposed Project would maintain the current landscaped buffers between the Project Site and the surrounding uses, including the residential uses to the west. The Revised Proposed Project would also serve a community and market need by providing senior living options in the region—a need documented by the Village’s recently adopted Comprehensive Plan. The current need market need for this type of age-restricted community was confirmed by the demographic studies in the DEIS as well as a recent economic market study by JLL, a leading real estate valuation and advisory firm (see Appendix C). The JLL study concludes, in pertinent part, that within the market area “the assisted living (including memory care) and independent living segments [are] under-supplied at this time. This is supported by the higher occupancies reported throughout each segment (95 percent for assisted living (including memory care), 92 percent specific to memory care, and 93 percent for independent living).”5 The report goes on to note that though there are 399 IL units and 346 AL units forecast to come online within the next three years, including the Revised Proposed Project, there is forecast to be excess demand of 720 AL beds, 319 memory care beds, and 1,417 IL units.  4 The Revised Proposed Project would generate 51 trips in the Weekday Peak AM Hour; 59 trips in the Weekday Peak Midday Hour; and 67 trips in the Weekday Peak PM Hour. This is 19-23 fewer trips per hour than the original project, which would have generated 70, 80, and 90 trips in the respective peak hours analyzed. When compared to the existing conditions at the office building when counted in 2017 and 2018, the Revised Proposed Project would generate only 17 additional trips in the AM Peak Hour, 34 additional trips in the midday hour, and 46 additional trips in the PM Peak Hour. That is to say the Revised Proposed Project is only expected to add one additional car to Arbor Drive every 1.3 to 3.5 minutes during the peak hours. 5 Page 4 of: Market Study: Rye Brook Senior Living, 900 King Street. JLL. October 2017. Included as Appendix C.