HomeMy WebLinkAbout900 King Street Project Description 2021-3-11900 King Street Site Plan Application
2/18/2021 2 DRAFT
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
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-
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.
Project Description
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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 222
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
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
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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).
Project Description
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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
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.
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
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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
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
Project Description
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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.
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.
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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.
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)
1 If the landbank parking were constructed, the Project would have approximately 10.86 acres of open space.
Project Description
DRAFT 9 2/18/2021
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
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.]
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7. HVAC SYSTEMS
[Forthcoming]
Figure 1-15
2.12.20
900 KING STREET
N
On-Site Recreation AreasSource: MPFP