HomeMy WebLinkAbout2024-3-27 975 Anderson Hill Road Draft DEIS Scoping Outline1
975 ANDERSON HILL ROAD REDEVELOPMENT
975 Anderson Hill Road
Village of Rye Brook, NY DRAFT DEIS Scoping Outline 2024-03-27
Introduction
The Applicant, Cohen Purchase Building Company LLC, proposes to redevelop the Project
Site, located at 975 Anderson Hill Road in the Village of Rye Brook (the “Village”) (see
Figure 1 and Figure 2). The Project Site consists of approximately 84 acres of the former
PUD that was approved for Doral Arrowwood and Doral Greens. The Project Site's 84 acres
are situated primarily on the western side of the prior PUD where the hotel and conference
center is located, and also include the former golf course holes that are directly adjacent to
and around the Site and the Doral Greens residences. The Project Site does not include
the Doral Greens residences on the eastern side of the former PUD, which are to remain.
The Project Site does not include the land owned by the Applicant in Connecticut.
The proposed redevelopment project (“Proposed Project”) includes, but is not limited to, the
construction of:
• A health and wellness lodge with approximately 220 hotel rooms for guests and 40
residential units, along with a grand ballroom and conference center for banquets and
events, spa and fitness facilities, restaurants, pools, pavilions, tennis and pickleball
courts and other recreational amenities and site improvements. The lodge would consist
of 7 levels above ground and 2 garden levels. It would replace the existing 360-room
hotel/conference center building, which has been vacant since 2019.
• A separate residential multifamily building containing approximately 75 units, including
12 affordable housing units, as well as amenity rooms, lounges, and fitness
facilities/outdoor pool for residents. The multi-family building would consist of 5 levels
above ground and a parking level below ground.
• A medical/wellness office building with 2 levels above ground, approximately 6
workforce housing units, and parking garden level semi below ground.
• Additional at-grade surface parking areas.
• Reconfiguration of the existing access drive from Anderson Hill Road, as well as a new
access drive from Anderson Hill Road.
• A boathouse pavilion building adjacent to the east of the existing waterbody. Expansion
and enhancement of existing waterbody.
• Refurbishment of the landscaping of the former golf course holes directly adjacent to
and around the existing Doral Greens residences to the east.
• Other site improvements (such as stormwater management facilities, utilities, and
lighting).
The Site is within a Planned Unit Development (PUD) District, Airport Zoning District Z-1
(Instrument Approach Zone), Airport Zoning District 2-4 (Outer Turning Zone), and the
Village’s Anderson Hill Road Scenic Road Overlay District. To allow for the redevelopment
of the Project Site, the Applicant has petitioned the Village Board of Trustees (“Board of
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Trustees” or “BOT”) to amend the Zoning Code to establish a new PUD known as the “975
Anderson Hill Road Planned Unit Development” (“Proposed Zoning”). While the Project
would comply with most of the existing PUD regulations, the new PUD would establish
certain use and bulk regulations applicable to the Project Site to ensure zoning compliance.
The redevelopment also requires a PUD Concept Plan, Site Plan Approval (and possibly
Subdivision), tree removal, wetland/watercourse buffer disturbance and steep slopes
permits, and certain other approvals.
Pursuant to the rules and regulations of the State Environmental Quality Review Act
(SEQRA, Article 8 of the Environmental Conservation Law and its implementing regulations
at 6 NYCRR 617), the Village BOT, acting as Lead Agency, has determined that the
Proposed Project and Proposed Zoning (together, the “Proposed Action”) have the potential
to result in one or more significant adverse environmental impacts. To identify appropriate
measures to mitigate potential impacts and allow the public the greatest opportunity to
comment on the potential impacts of the Proposed Action, the Board of Trustees
adopted a “Positive Declaration” on ______, 2024, requiring the preparation of an
Environmental Impact Statement (“EIS”). This Scoping Document was prepared to
establish the scope of analysis for the preparation of the DEIS.
Description of the Proposed Action
The Proposed Action to be evaluated in the DEIS includes (1) the Proposed Rezoning,
and (2) the approval of the physical redevelopment of the Project Site in accordance with
the PUD Concept Plans and inclusive of all State, County and local discretionary approvals
necessary for the Proposed Project. Together, the Proposed Zoning and the Proposed
Project constitute the “Proposed Action” for evaluation in the DEIS pursuant to SEQRA.
Proposed Zoning
On _______, 2024, the Applicant submitted a Verified Petition to the Board of Trustees
for the Proposed Zoning. A copy of the proposed Zoning Amendment is annexed to
this Scoping Document as Exhibit A.
Proposed Project
As described above, the Applicant’s proposed mixed-use Project would include a new lodge
(containing a hotel and conference center, approximately 40 residential units, ballrooms and
other uses), a separate multifamily residential building (containing approximately 75 units, 12
of which would be affordable housing units), and a wellness center/medical office building
that would contain approximately 6 workforce units for employee housing, together with
related amenities, landscaping, parking and other site improvements, on approximately 84
acres.
The Project is designed to attract visitors to the Village from around the region to enjoy the
Project’s expert wellness, dining, hospitality, and recreational activities. This will be both a
tourist destination and an opportunity to offer a unique housing type in the Village that differs
from a traditional single-family home. The Project will also be a community amenity that could
host weddings and other life-cycle events, charity banquets, fundraisers, and similar
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celebrations. The former Doral Arrowwood was a sought-after destination for these types of
uses, and the Project’ grand ballrooms and related facilities will once again provide a home
for such events.
All the Project elements are envisioned to complement each other, resulting in substantial
economic and other significant public benefits for the Village and its residents. The
Development Site has been dormant since 2019, when Doral Arrowwood closed. The Site
used to generate hundreds of thousands of tax dollars for the Village. The Project would once
again generate tax revenues in a meaningful way for the Village.
The Project would also constitute an aesthetic enhancement for the Site and surrounding
community. The vacant Doral Arrowwood Hotel and Conference Center would be
replaced with state-of-the-art buildings as shown on the enclosed concept drawings. The
Project’s attractive “lodge-like” architecture is inspired largely by an Adirondack camp
style that has an important connection to the area.
Purpose and Need
Description of the Applicant’s needs and objectives for the development, and the benefit to
the public.
Required Approvals
The Proposed Action requires the approvals listed below. The agencies responsible for
those approvals are considered “Involved Agencies” pursuant to SEQRA.
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Table 1
Required Approvals
Reviewing Agency Approval Required
Village of Rye Brook Board of Trustees PUD Concept Plan Approval
PUD Subdivision Approval (if required)
PUD Site Plan Approval
PUD Zoning Text Amendment
Tree Removal Permit
Village of Rye Brook Planning Board Wetland/Watercourse Buffer Disturbance Permit
Steep Slope Work Permit
Village of Rye Brook Board of
Architectural Review
Architectural Review Approval
Village of Rye Brook Department of
Public Works/Building Department
MS4/SWPPPApproval, Floodplain Development
Permit; Building Permit, SWMC Permit
New York State Department of
Environmental Conservation (NYSDEC)
SPDES General Permit GP-0-20-001
5-Acre Waiver
New York State Division for Historic
Preservation (SHPO)
NYS Section 14.09 Review
Westchester County Department of
Health (WCDOH)
Realty Subdivision Approval (if required)
Water Main, Sewer Main, and Backflow
Prevention Ap Westchester County Planning Board NYS Chapter 239 Municipal Law Referral
Westchester County Department of
Public Works & Transportation
Building Approval
Road Permit
Required Elements of the DEIS
The DEIS will conform to requirements for preparation and content of environmental impact
statements as stipulated in 6 NYCRR 617.9, which include, but are not limited to, the
following:
● A description of the proposed Project and its environmental setting;
● A statement of the potential significant adverse environmental impacts of the
proposed Project, including its short- and long- term effects, and typical associated
environmental effects;
● An identification of any significant adverse environmental effects that cannot be
avoided if the proposed Project is implemented;
● A description of mitigation measures proposed to minimize or avoid any significant
adverse environmental impacts of the proposed Project to the maximum extent
practicable;
● A discussion of alternatives to the proposed Project; and
● An identification of any irreversible and irretrievable commitments of resources that
would be involved in the proposed Project should it be implemented.
Organization and Content of the DEIS
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General Guidelines Regarding Organization and Expected Content Of DEIS
• The DEIS shall cover all items in this Scoping Document and will conform to the format
outlined in this document. Each impact issue (e.g., land use, traffic, etc.) shall be
presented in a separate subsection which includes a discussion of existing conditions,
impacts associated with the proposed action and any mitigation measures designed to
minimize identified issues. For purposes of the SEQRA analyses, when establishing the
existing or baseline conditions, the analysis shall assume the presence and full operation
of the former Doral Arrowwood Hotel and Conference Center building. If appropriate,
impact issues listed separately in this document may be combined in the DEIS, as long
as all issues described in this Scoping Document are addressed.
• The current conditions on the Project Site, with the existing former hotel and conference
center in place (and prior to any demolition that may occur during the SEQRA process),
shall be considered the existing conditions for purposes of conducting the technical
analyses identified in this Scoping Document.
• Narrative discussions shall be accompanied by appropriate tables, charts, graphs and
figures whenever possible. If a particular subject can be most effectively described in
graphic format, the narrative discussion shall summarize and highlight information
presented graphically.
• Information shall be presented in a manner that can be readily understood by the public.
• The document shall be written in the third person (i.e., the terms “we” and “our” shall not
be used). The Applicant’s conclusions and opinions, if given, shall be identified as those
of the “Applicant”. When describing the project and its potential impacts, the DEIS should
use the word “would” rather than “will”.
• The entire document shall be checked carefully to ensure consistency with respect to the
information presented in the various sections.
The DEIS shall contain the following information and address the following issues as they
relate to the proposed action:
Cover Sheet and General Information
The Cover Sheet shall identify: the proposed project; its location; the name, address, and
phone number of the Lead Agency; the name, address, and phone number of the
Preparer of the DEIS including a Contact Person; the document as a Draft Environmental
Impact Statement; the Date of Acceptance of the DEIS by the Lead Agency; the website
address at which the DEIS is posted; and the date of the Public Hearing and the closing of
the Public Comment Period.
Additional information, to be provided on pages following the Cover Sheet, shall list: the
name(s) and address(es) of the applicant and its representatives; the name(s) and
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address(es) of all consultants involved in the project and their respective roles.
The DEIS shall include a list of all Involved and Interested Agencies, Village Departments,
and Village Consultants to whom copies of the DEIS and supporting material will be
distributed.
A Table of Contents followed by a List of Tables, List of Figures and List of Appendices
shall be provided.
1. EXECUTIVE SUMMARY
A. Description of the proposed action.
B. A table listing all local, County, State, and other agency approvals/permits required.
C. List of all Interested and Involved Agencies.
D. Statement of project purpose and need.
E. Summary of potential significant adverse environmental impacts identified in each
subject area and mitigation proposed for significant adverse environmental
impacts.
F. Description of alternatives analyzed, and a table comparing the impacts of the
proposed Project with the impacts of the various alternatives.
2. PROJECT DESCRIPTION
A. Introduction
The introduction should identify the document as the Draft Environmental Impact
Statement for the proposed action and describe the location of the proposed action
and development program proposed.
B. Project Description
1. Location and Site Definition - include local and regional geographic
descriptors, tax map designation(s), size of parcel(s) affected by proposed
action, existing and proposed zoning designation(s), adjoining streets and land
uses, and natural features or habitats on-site or contiguous (physically,
hydrologically, or otherwise) to the site. Include a description of the existing
buildings and public street character and physical dimensions of each of the
existing adjoining neighborhood streets, rights-of-way, pavement and sidewalk
width, street trees, architectural themes, landscape diversity, and
arrangements of homes, driveways and off-street parking.
2. Project Description - include all information necessary to describe the project
and its component parts. Information to be provided will include a description
of: the proposed site layout, proposed buildings; proposed amenities;
operational information including vehicular access, on and off-site parking, and
loading requirements; site improvements including grading, roadways, parking
areas, right-of way planting strips, landscaping, drainage features, and
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pedestrian improvements; a description of improvements to be undertaken by
the applicant and any improvements to be undertaken by the Village of Rye
Brook; and the construction/phasing schedule for the proposed project. Project
Description will include the environmental setting of the Proposed Project,
sufficient to understand the impacts of the Proposed Project and the
alternatives, including stormwater and water, sewer and public utilities.
Describe new environmentally sensitive features created by the project, such
as steep slopes and waterbodies. Describe the nature and location of any
known easements on the Project Site.
3. Statement of Project Purpose and Need – Analysis of local housing market
and demand for the type of new housing being proposed for this Project.
Discuss demand for hotel/conference centers and medical office buildings.
4. A complete list of all required reviews and approvals, and all Involved and
Interested Agencies that will receive the DEIS.
3. ZONING, LAND USE AND PUBLIC POLICY
3.1. INTRODUCTION
Summarize the land use, public policy, zoning issues, and potential
impacts to be presented and analyzed in the section, and the zoning and
land uses proposed for the site. Identify and discuss the applicable public
policies to be reviewed and analyzed, including those of New York State,
Westchester County, and the Village of Rye Brook.
3.2. ZONING AND LAND USE
3.2.1. Current Conditions
Describe the existing zoning and land uses of the Project Site and study
area within 1/2-mile of the Project Site. Describe the consistency of the
existing development on the Project Site with the Village’s current PUD
Zoning District. Describe the history of land use approvals for the Project
Site. Describe all existing easements, covenants and restrictions on the
Project Site.
3.2.2. Potential Impacts of the Proposed Action
Describe the compatibility and differences of the Proposed Zoning with
existing PUD zoning on the Site and the zoning within 1/2-mile of the Project
Site.
Describe the compatibility and differences of the land uses of the Proposed
Zoning with existing land uses within 1/2-mile of the Project Site.
Analyze the compatibility and differences of the Proposed Action (i.e., the
Proposed Zoning and Proposed Project) with the legislative intent and
requirements of the existing PUD zoning district and the existing development
within the district, including other PUD district development in Rye Brook.
Analyze the conformance and differences of the Proposed Action (Zoning
and Project) with other existing Village zoning, land use and site plan
requirements, including, but not limited to, recreation fees, minimum setbacks,
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maximum building height, maximum total impervious surface coverage,
allowable gross floor area (GFA) per acre, allowable building coverage per
acre, and maximum residential units per acre.
Analyze the conformance or differences of the Proposed Action with the
requirements of the Scenic Roads Overlay District. Identify other Rye Brook
properties that might be rezoned to accept a similar project, including Hilton
Westchester.
3.3. PUBLIC POLICY
Analyze consistency and differences of the Proposed Action with the:
Village’s Comprehensive Plan
Village’s Affordable Housing policies
Analyze and discuss the conformance of the project with the Rye Brook
affordable housing requirements and how the AFFH units will be included
and distributed in the project. Discuss the positive impacts of these units to
the project and the community. Describe the number of units, floor areas of
the units, the locations of the units and types of units to be included. Also
discuss and describe the proposed workforce housing units for on-site
employee housing, which are distinct from the AFFH units.
Applicable Policy Documents of Westchester County
3.4. MITIGATION
Describe the zoning and project changes that would reduce or eliminate the
significant adverse impacts of the Proposed Action on zoning, public policy
and land use. Describe measures that would mitigate any impacts not
reduced or eliminated.
4. GEOLOGY, SOILS, TOPOGRAPHY
4.1. INTRODUCTION
Summarize the existing conditions regarding the geology, soils and topography
of the site. Summarize the disturbance to subsurface geology, and site soils
and topography caused by the PUD Concept Plan. Summarize the potential
impacts of the Proposed Project and how the PUD Concept Plan avoids or
minimizes the impacts of the Proposed Project. Summarize proposed
measures to mitigate the impacts that are not avoided or minimized.
4.2. EXISTING CONDITIONS
Identify the soil mapping units present on the Project Site using the Natural
Resources Conservation Service (NRCS) Soils Survey. Identify the
topographical conditions on the Project Site using a site-specific
topographical survey. Categorize the steep slopes of the Site pursuant to
Chapter 213 of the Village Code. Discuss the location and elevation of
the water table and the locations where the water table elevation is at 3
feet or closer to the surface of the land. Describe the methodology and
results of all subsurface soil and geological investigations of the site. Map
and discuss the geology and soils of the site.
4.3. POTENTIAL IMPACTS OF THE PROPOSED PROJECT
Describe and discuss how the geology, soils, topography, and the depth of
the water table on the Site affect the layout, grading and construction of the
PUD Concept Plan.
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Describe and discuss the estimated cut/fill required for development of the
Proposed Project. Discuss how the Concept Plan avoids or minimizes the
impacts of cut and fill and the loss of mature vegetation. Describe and
analyze the impacts of filling and the loss of mature vegetation, on the Site.
Describe and discuss the proposed conceptual grading plan of the
Proposed Project and its disturbance of existing steep slopes, and creation
of new steep slopes on the site. Provide graphic analyses of the existing
and proposed steep slopes. Analyze the conformance of the Concept Plan
with the requirements of Chapter 213, Steep Slope Protection of the Rye
Brook Code. Discuss how the Concept Plan avoids or minimizes the
impacts of disturbing and creating steep slopes.
Describe the construction of proposed subsurface structures with the
subsurface conditions of the site, including blasting and rock removal, cut
and filling, on-site processing of excavated materials, and dewatering.
Based on the results of the subsurface investigations, the elevation of
the water table, the presence of subsurface rock, and the cut and filling
proposed, analyze the suitability of the Site for the Proposed PUD
Concept Plan. Describe and analyze the impacts to groundwater.
Materials processing on-site during construction will require a permit
from the Westchester County Department of Health. Describe and discuss
the requirements for the permit and any air quality monitoring required for
the permit.
Identify the measures included in the Proposed Project (e.g., Erosion and
Sediment Control Plan) to minimize or eliminate the potential for adverse
impacts to geology, soils, and topography from construction of the
Proposed Project.
4.4. MITIGATION MEASURES
Identify and describe measures that would mitigate any adverse impacts
not minimized or eliminated.
5. WATERS AND WETLANDS
5.1. INTRODUCTION
Summarize the results of the existing conditions survey, and the wetlands
delineations and functional analyses. Wetland delineations will be performed
in accordance with the definition of wetlands and the delineation methodology
requirements of Chapter 245 Wetlands and Watercourses, of the Rye Brook
Code. Summarize the disturbance to streams, wetlands and wetland buffers
caused by the PUD Concept Plan. Summarize the potential impacts of the
Proposed Project and how the PUD Concept Plan avoids or minimizes the
impacts. Summarize proposed mitigation measures.
5.2. EXISTING CONDITIONS
Identify and describe on-Site streams, wetlands, and wetlands buffers
meeting the definitions of Chapter 245 of the Village Code.
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Based on delineations and functional analyses, describe and discuss the
existing conditions of, and existing encroachments into, the streams,
wetlands, and wetland buffers on the site and near the site.
Discuss the existing drainage related to wetlands on neighboring properties.
5.3. POTENTIAL IMPACTS OF THE PROPOSED PROJECT
Based on delineations and functional analyses, describe and discuss the
proposed PUD Concept Plan encroachments into wetlands, streams and
wetland and stream buffers. Discuss proposed grading, drainage and
stormwater management and the effect of these on the hydrology of the
wetlands and streams. Discuss and quantify the disturbance and alterations
of wetlands, and wetland and stream buffers of the PUD Concept Plan,
including grading, changes to vegetation, and loss of mature buffer
vegetation due to grading and filling. Quantify and describe proposed
impervious surface coverage and land disturbance for grading or other
construction within wetlands, and wetland and stream buffers.
Describe the direct and indirect impacts of the Proposed Project to the on-
Site and off-site wetlands, streams, and stream and wetland buffers.
5.4. MITIGATION MEASURES
Describe and discuss compliance of the PUD Concept Plan with the
requirements of Chapter 245 of the Rye Brook Code. Discuss how the
Concept Plan minimizes and avoids direct and indirect impacts to wetlands
and wetlands buffers, including loss or disturbance of buffers, and changes
to the hydrology or functionality of buffers, streams and wetlands on and off
the site. Describe the proposed mitigation measures for impacts that cannot
be avoided or minimized with the requirements of Chapter 245.
Describe the permit(s) required for work in wetlands and wetland buffers and
analyze the consistency of the Proposed Project with the criteria for granting
a wetland/buffer permit as defined in Section 245-8(A) of the Village Code.
Using the mitigation requirements for wetland buffer disturbance contained in
Section 245-9 of the Village Code, calculate the amount of wetland buffer
mitigation that would be required as a result of the Proposed Project.
Describe and discuss the specific mitigation measures proposed.
6. STORMWATER MANAGEMENT
6.1. INTRODUCTION
Summarize the existing conditions, the analysis of the potential impacts
of the Proposed Project, and measures proposed to mitigate impacts
resulting from the Proposed Project.
6.2. EXISTING CONDITIONS
Identify, describe, and illustrate with one or more figures, the existing
drainage patterns on the Site and within surrounding off-Site areas
located within the same drainage basin(s), including the Village-owned
properties that have an easement to discharge stormwater to the Project
Site.
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6.3. POTENTIAL IMPACTS OF THE PROPOSED PROJECT
Summarize the preliminary Stormwater Pollution Prevention Plan (SWPPP)
for the Site, inclusive of infrastructure and easements that relate to Doral
Greens that are pertinent to the Proposed Project. Describe the green
infrastructure included in the Proposed Project and water-quality measures
to be provided.
Analyze and compare the existing and proposed conditions incorporating
upstream tributary watersheds as well as existing downstream drainage
infrastructure capacity and conditions, and the overall adequacy of the system.
Provide soil testing to determine the infiltration characteristics, groundwater
elevations and the presence of ledge rock to determine the stormwater
practices that are feasible as per the current NYSDEC Stormwater
Management Design Manual.
Describe the SWPPP’s compliance with Chapter 217 “Stormwater
Management” of the Village Code.
6.4. MITIGATION MEASURES
Discuss appropriate mitigation measures to reduce identified impacts.
7. VEGETATION AND WILDLIFE
7.1. INTRODUCTION
Summarize the existing conditions, the tree survey, tree preservation plan,
vegetation to be removed, and existing wildlife on the site. Summarize how
the PUD Concept Plan minimizes and avoids removal of mature trees and
vegetation from the site, preserves existing trees, and minimizes long-term
effects to wildlife. Discuss short and long-term displacement of wildlife during
and after construction.
Summarize the potential impacts of the Proposed Project, and measures
proposed to mitigate impacts that cannot be avoided or minimized.
7.2. EXISTING CONDITIONS
Identify and characterize on-Site habitat types and typical wildlife to be
found.
Prepare a tree inventory and tree preservation plan of the Project Site that
identifies the species, location, size, and condition of regulated trees as
defined and described in Chapter 235, Trees, of the Rye Brook Village Code.
Identify protected and specimen trees, as defined in the Code. Indicate the
trees to be removed and the trees to remain that will be protected during
construction.
List any known rare, threatened, or endangered species, or species of special
concern located within or adjacent to the Project Site. The EAF Mapper states
that no known significant natural communities are present within or adjacent
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to the Project Site. No New York State- listed or federally listed plants or
animals were observed on-Site during the wetland delineation and tree survey.
No further analysis of rare, threatened, or endangered species, or species of
special concern, or significant natural communities is warranted.
7.3. POTENTIAL IMPACTS OF THE PROPOSED PROJECT
Describe changes to on-Site vegetation and habitat that would be created by
the PUD Concept Plan, and potential short-term and long-term impacts to
wildlife from the Proposed Project.
Identify impacts to on-Site surveyed trees, pursuant to Chapter 235 of the
Village Code and to other vegetation on the site. Describe and discuss the long-
term and short-term impacts of vegetation and tree removal.
7.4. MITIGATION MEASURES
Describe and discuss proposed mitigation measures for long and short-term
impacts to wildlife.
Using the requirements of Chapter 235 of the Village Code, calculate the
number of trees that are required to be planted to mitigate the impacts of the
Proposed Project. Discuss the concepts and measures included in the PUD
Concept Plan related to plantings to mitigate the removal of mature trees and
other vegetation. Discuss tree sizes at planting, use of native species and
species beneficial to wildlife, areas to be naturalized and areas to be restored.
Compare the number and species of trees required to be planted to the planting
program included in the Proposed Project. Generally discuss how the
mitigation plantings will be monitored and maintained post- construction.
Describe the protective measures to be undertaken to avoid or correct impacts
to on- Site trees that are proposed to remain.
8. VISUAL RESOURCES AND COMMUNITY CHARACTER
8.1. INTRODUCTION
Summarize existing conditions survey, the existing visual resources and
community character of the site and the surrounding area. Summarize how the
PUD Concept Plan minimizes and avoids impacts to the visual resources and
community character of the surrounding area, including to the Village’s
Anderson Hill Road Scenic Road Overlay District. Summarize the potential
impacts of the Proposed Project, and the measures proposed to mitigate the
visual and community character impacts of the Proposed Project that cannot
be avoided or minimized.
8.2. EXISTING CONDITIONS
Describe and document, with photographs, the existing visual resources of the
Project Site and the visual character of its existing buildings. Discuss the visual
character of open space on the project site and the ratio of open space to
building on the site. Describe the existing Doral Greens residences.
Representative photographs of the site shall be taken.
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Discuss the Village’s Anderson Hill Road Scenic Road Overlay District, and its
development guidance and requirements.
Describe and document with photographs the current visual character of the
Project Site from off-site vantage points. Photographs taken from of these
locations must be taken during the “leaf off” condition.
Generally describe and document with photographs the visual and
architectural character, and scale of the buildings and properties in the
immediate neighborhood within 1/2-mile of the project site. Generally,
describe and characterize the mix of properties within such neighborhood
(for example, single family residential, municipal, commercial, etc.), including
those that are open space.
Describe with text and images the visual and architectural character of other
buildings and developments in the Village that are of similar scale, gross floor
area and height to the buildings of the Proposed Project.
8.3. POTENTIAL IMPACTS OF THE PROPOSED PROJECT
Describe and document, with renderings, elevations, sections and site plans, the
visual and architectural character, and scale of the all the buildings of the
Proposed Project. Identify and discuss building types, building heights,
building scale, and the approximate ratio of open space to the total proposed
built area of the project site.
Prepare photo simulations that depict all the proposed buildings of the PUD
Concept Plan and the Project Site in the “leaf off” condition. Describe the
changes in the views of the Project Site from each of these vantage points.
Photo simulations during the “leaf-on” conditions may also be presented, but
do not obviate the need for the leaf-off analysis.
Identify and analyze the potential impacts of the Proposed Project to the visual
and community character of the surrounding area related to the building types,
building scale, building mass, height, and the ratio of open space to the total
proposed built area of the project site. Discuss the visual impact of removal
of mature vegetation from the site and the proposed. Analyze the visual impact
of the Project from the viewpoints. Discuss in detail how the PUD Concept Plan
minimizes and avoids impacts on the visual resources and the community
character of the surrounding area.
8.4. MITIGATION MEASURES
Identify and describe the proposed measures to mitigate adverse visual and
community character impacts of the Proposed Project.
9. SOCIOECONOMIC AND FISCAL IMPACTS
9.1. INTRODUCTION
Summarize the existing conditions, summarize the proposed conditions with
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the Proposed Action, and summarize the analysis of the potential impacts of the
Proposed Project and measures proposed to mitigate impacts from the
Proposed Project.
9.2. EXISTING CONDITIONS
Describe the current relevant demographic characteristics of the Village based
on the information in the latest Rye Brook Comprehensive Plan Base Studies
and the Comprehensive Plan report.
Identify the property taxes and fees attributable to the Project Site over the
past 5 years. Document the current status of tax certiorari proceedings on the
Site.
9.3. FUTURE WITHOUT THE PROPOSED PROJECT
Describe the other relevant demographic trends that are expected to occur in
the Future without the Proposed Project.
Qualitatively and quantitatively describe the changes in property and other taxes
and fees attributable to the Project Site that would be expected to occur in
the Future without the Proposed Project.
9.4. POTENTIAL IMPACTS OF THE PROPOSED PROJECT
Identify and discuss the potential impacts on municipal and emergency
services, operations, services, equipment, manpower and costs.
Estimate the changes in property taxes and fees attributable to the Project
Site as a result of development under the Proposed Project. Seek an estimated
assessed value from the Town of Rye Tax Assessor. For all estimated property
values, provide the methodology and calculations for the estimate.
If an estimated assessed value is not provided by the Town, the Applicant
may estimate the assessed value based on similar comparable facilities that
are identified and that have their relevant characteristics described.
Discuss the following potential fiscal impacts to the Village of the Proposed
Action:
• Discuss if the applicant will seek IDA financing, and if so, what tax relief
would be requested? (i.e. mortgage tax, sales tax, etc.). Indicate if a
PILOT will be requested.
• In determining the estimated assessment, provide the approximate rental
price for rental units. Describe how these prices were determined.
• The applicant should provide the estimated Village revenue for “fee in lieu
of parkland”.
The applicant should evaluate the overall impact on the Blind Brook-Rye Brook
School District taxable assessment roll.
9.5. MITIGATION MEASURES
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Identify and describe measures to avoid or mitigate significant adverse
socioeconomic or fiscal impacts that may result from the Proposed Project.
10. COMMUNITY FACILITIES
10.1. INTRODUCTION
Summarize the existing conditions, the analysis of the potential impacts of
the Proposed Project, and measures proposed to mitigate impacts from the
Proposed Project.
10.2. EMERGENCY SERVICES RESPONSE
10.2.1. Existing Conditions
Generally describe the call history of Police, Fire, and EMS to the Project Site,
and Rye Brook for the last three (3) years of operation based on information
provided by the relevant service providers. Include type of call and the service
provided. Describe existing staffing, budgets, equipment inventory, and
services provided for the Police, Fire and EMS Departments.
10.2.2. Future without the Proposed Project
Describe and analyze potential changes to the services provided, the number
of calls and other relevant changes to the Village’s emergency service
providers that are expected to occur in the Future without the Proposed
Project based on information provided by the Village.
10.2.3. Potential Impacts of the Proposed Project
Through consultation with the Police, Fire, and EMS departments, determine
the potential impacts of the Proposed Project to the departments as well as the
ability of the departments to respond to the Proposed Project. Discuss and
quantify the potential for an increased number of calls, different types of
services, increased staffing, higher costs, and the need for more or different
equipment and vehicles.
10.2.4. Mitigation Measures
Describe the measures required, if any, to mitigate significant adverse impacts
of the Proposed Project to the ability of the Village’s emergency services to
respond to the Project Site. This section shall identify and quantify the potential
municipal costs that may be incurred to serve the Proposed Project and
compare these costs to the estimated increase in taxes and fees estimated to
be generated by the Proposed Project.
10.2.5. Emergency Services Access and Response
Discuss and demonstrate graphically code compliant access to all on-Site
buildings and facilities for emergency service vehicles, fire department
apparatus, and emergency service personnel. Include information showing
the Proposed Project is capable of compliance with national standards for fire-
fighting and extrication operations including ground-ladder access and roof
access. Also include information regarding elevator car size for EMS
operations. The discussion will include fire apparatus building access in
compliance with IBC and IFC.
Graphic demonstration of compliance will superimpose the fire department
apparatus manufacturers’ recommended turning radii on the PUD Concept
Plan. In consultation with fire department, identify any specialized equipment
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needed to facilitate firefighting operations at the Proposed Project. Provide a
list of the equipment needed that is not currently held by the department.
Analyze the feasibility and the adequacy of the secondary access to the Project
Site for emergency vehicles as proposed on the PUD Concept Plans.
10.3. SCHOOLS
10.3.1. Existing Conditions
Based on publicly available information, and supplemented with any information
directly provided by the School District, if any, describe the current capacity and
yearly cost per pupil of the Blind Brook-Rye Union Free School District
(BBRUFSD).
10.3.2. Future without the Proposed Project
Based on publicly available information, and supplemented with any information
directly provided by the School District, describe expected changes to student
enrollment of the School District expected to occur in the Future without the
Proposed Project.
10.3.3. Potential Impacts of the Proposed Project
Evaluate the potential for school-age children to live in the Proposed Project
based on information provided by the BBRUFSD, and relevant case-study
data from comparable projects.
10.3.4. Mitigation Measures
Identify and describe measures, if any, needed to avoid or mitigate significant
adverse impacts on the BBRUFSD as a result of the Proposed Project.
10.4. OPEN SPACE
10.4.1. Existing Conditions
Identify and describe the parks, recreation and open spaces in proximity to the
Project Site.
10.4.2. Potential Impacts of the Proposed Project
Describe and locate on a figure the on-site open space and recreation areas
included in the Proposed Project.
Analyze the consistency of the amount of open space and recreation areas
provided by the Proposed Project with the requirements of both Section 209-15
of the Village Code and Section 250-7E(2)(f) of the Village Code.
Indicate the space that would be set aside for a recreation dedication and
discuss the requirement for the recreation dedication. Discuss the possibility
of a “fee-in-lieu” instead of the land dedication.
10.4.3. Mitigation Measures
Describe the measures required, if any, to mitigate significant adverse impacts
of the Proposed Project on open spaces and recreational areas.
10.5. SOLID WASTE AND RECYCLING
10.5.1. Existing Conditions
Describe the generation and collection of solid waste and recycling from the
Project Site in the current condition.
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Describe existing Village solid waste and collection services.
Based on publicly available information, identify the transfer station and
Westchester County Refuse District to which solid waste is transported from
the Project Site. Will a private carter be used?
10.5.2. Future without the Proposed Project
Based on publicly available information and information provided by the
Village, if any, describe planned changes to Village or Westchester County
solid waste and recycling handling and disposal practices. Describe the
generation and collection of solid waste and recycling from the Project Site
that could occur in a future condition in which the existing office building was
fully occupied.
10.5.3. Potential Impacts of the Proposed Project
Estimate the amount of solid waste and recycling that would be generated
from the Proposed Project using industry standard multipliers.
Identify which portions of the Project will be served by the Village’s sanitation
service for solid waste pickup, if any, and which portions of the Project will
be served by a private collection service.
Discuss the potential for food waste composting to reduce the waste stream
from food services at the Project.
Describe potential impacts to Village and Westchester County solid waste
services from the Proposed Project. Discuss the Westchester County waste
management reporting requirements for businesses of 100 or more
employees.
Describe how solid waste and recycling would be stored and collected at the
Project Site with the Proposed Project. Describe how solid waste and
recycling vehicles would access and maneuver on the Project Site with the
Proposed Project, including hours and frequency of collection.
10.5.4. Mitigation Measures
Identify measures required, if any, to mitigate significant adverse impacts
from the Proposed Project’s generation of solid waste.
11. INFRASTRUCTURE AND UTILITIES
11.1. INTRODUCTION
Summarize existing conditions survey, the analysis of the potential impacts
of the Proposed Project, and measures proposed to mitigate impacts from
the Proposed Project.
11.2. WATER SUPPLY
11.2.1. Existing Conditions
Describe the current usage of potable water on the Project Site.
11.2.2. Future without the Proposed Project
Using the multipliers in the 2014 NYSDEC Design Standards for Intermediate
Sized Wastewater Treatment Systems, estimate the potential potable water
usage that could occur in a future condition.
11.2.3. Potential Impacts of the Proposed Project
Using the multipliers in the 2014 NYSDEC Design Standards for Intermediate
Sized Wastewater Treatment Systems that account for the required low-
flow fixtures that would be installed in the Proposed Project, calculate the
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estimated demand for potable water from the Proposed Project. Compare with
the water usage of the previous hotel/conference center on the site.
Calculate the incremental increase in water usage of the Proposed Project
from the existing condition and from the condition in the Future without the
Proposed Project.
Use actual fire flow test results to determine the available capacity of the
existing water supply and an analysis of the capacity available while
firefighting is occurring in the vicinity. Discuss the potential for impacts to
water quantity and pressure and the service interruptions in Westchester Water
District 2 that receives water supplied by Veolia Water that originates from
sources in Connecticut, which can be affected by drought conditions in that
state.
Describe where the water supply system of the Proposed Project will be
joined to existing water main.
Provide a “willing to serve” letter from Veolia Water.
11.2.4. Mitigation Measures
Describe measures, if any, that are required to mitigate potentially adverse
impacts from the Proposed Project.
11.3. SANITARY SEWER
11.3.1. Existing Conditions
Describe the current generation of sanitary waste from the Project Site.
11.3.2. Future without the Proposed Project
Using the multipliers in the 2014 NYSDEC Design Standards for Intermediate
Sized Wastewater Treatment Systems, estimate the potential generation of
sanitary waste that could occur in a future condition.
11.3.3. Potential Impacts of the Proposed Project
Using the multipliers in the 2014 NYSDEC Design Standards for Intermediate
Sized Wastewater Treatment Systems that account for the required low-
flow fixtures that would be installed in the Proposed Project, calculate the
estimated generation of sanitary waste from the Proposed Project.
Calculate the incremental increase in sanitary waste of the Proposed Project
from the existing condition and from the condition in the Future without the
Proposed Project and calculate the increase with the Proposed Project.
Determine the adequacy of the existing sanitary sewer infrastructure to
serve the Proposed Project using relevant information from any recently
completed sewer flow monitoring conducted by the Village’s consulting
engineer, if any; and record drawings of the relevant portions of the sanitary
main serving the Project Site. If recent sanitary sewer flow monitoring, CCTV
inspection and smoke testing information is not available, these inspections
will be performed by the Applicant in consultation with the Village’s consulting
engineer to determine the capacity and condition of the municipal sewer
system. The areas of the sanitary sewer system to be inspected and tested
will be determined in consultation with the Village.
Provide a “willing to serve” letter from WCDEF.
11.3.4. Mitigation Measures
Describe measures, if any, which are required to mitigate adverse impacts of
the Proposed Project on sanitary sewer service.
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Discuss Inflow and Infiltration (I&I) mitigation at the rate of 3:1
recommended by Westchester County Planning. Areas of mitigation will be
identified by sanitary sewer investigations by the Applicant or through the
use of existing information supplied by the Village. Actual I&I removal by
the Applicant or the placement of funds into an account to be determined
by the Village are acceptable.
11.4. ENERGY USAGE (ELECTRICITY AND GAS)
11.4.1. Existing Conditions
Describe the existing electricity and gas service and infrastructure, including
location and condition, of the electricity and gas infrastructures that serve the
Project Site. Describe existing electricity and gas demand.
11.4.2. Future without the Proposed Project
Using information provided by the Village and/or electric and gas service
providers, identify improvements to the electric or gas systems planned or
expected to be undertaken in the Future without the Proposed Project.
Estimate the electricity and gas demand that could occur in a future condition
in which the existing office building is fully occupied.
11.4.3. Potential Impacts of the Proposed Project
Estimate the anticipated electric and gas demand from the Proposed Project.
Based on information received from the electric and gas providers, determine
if the capacities of the electric and gas systems are adequate to meet the
projected demands of the Project.
11.4.4. Mitigation Measures
Describe measures, if any, which will be implemented to mitigate potentially
adverse impacts from the Proposed Project.
Describe the potential use of environmental building and mechanical
equipment design technologies as part of the building design of the Proposed
Project to maximize energy efficiency and reduce greenhouse gas (GHG)
emissions.
12. TRAFFIC AND TRANSPORTATION
12.1. INTRODUCTION
Summarize the existing conditions, the analysis of the potential impacts of the
Proposed Project, and measures proposed to mitigate impacts from the
Proposed Project on the traffic and transportation systems.
12.2. METHODOLOGY
Describe the methodology used to evaluate the potential impacts of the
Proposed Project on Traffic and Transportation.
12.3. EXISTING CONDITIONS
Describe existing conditions of surrounding roadway network within the study
area
Conduct traffic counts at the below listed intersections between 7:00 and 9:00
AM as well as between 2:00 and 6:00 PM to determine the existing weekday
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AM and PM peak hours of the existing roadway.
• King Street (Route 120A) and Anderson Hill Road
• King Street (Route 120A) and Hutchinson River Parkway/Merritt Parkway
SB Off Ramp
• King Street (Route 120A) and N. Ridge Street (Hutchinson River
Parkway/Merritt Parkway SB On/Off Ramp)
• ·King Street (Route 120A) and Glen Ridge Road (Hutchinson River
Parkway/Merritt Parkway NB On/Off Ramp)
• King Street (Route 120A) and Hutchinson River Parkway/Merritt Parkway
NB On/Off Ramp
• Anderson Hill Road & Existing Site Driveway
• Anderson Hill Road & Proposed Medical Office Driveway
• Anderson Hill Road & Purchase College Driveway
• Anderson Hill Road & Lincoln Avenue
Conduct capacity analyses for the two peak hours under Existing Conditions at
each of the above intersections.
Summarize the existing capacity analyses in tabular format and
include Volume/Capacity ratios, Delays, Levels of Service.
12.4. FUTURE CONDITIONS WITHOUT THE PROPOSED PROJECT (NO BUILD
CONDITIONS)
The Existing Traffic Volumes will be projected to a future design year (2030)
utilizing a background growth factor of 0.5% per year compounded annually. In
addition, traffic from other pending or approved projects in the area, based on
discussions with Village Staff, will be estimated and added to the roadway
network to obtain the Design Year No Build Traffic Volumes.
Conduct capacity analyses for the two peak hours under No Build Conditions
at each of the above intersections. The no-build capacity analyses will also
incorporate improvements by other pending or approved projects in the area.
Summarize the No Build capacity analyses in tabular format, as noted above.
12.5. FUTURE CONDITIONS WITH THE PROPOSED PROJECT (BUILD
CONDITIONS)
Estimates of site generated traffic will be based on information published by
the Institute of Transportation Engineers (ITE) as contained in their report
entitled Trip Generation, Latest Edition. Site generated traffic will be provided
in tabular format comparing the reoccupancy of the prior use to the Proposed
Project.
The Site Generated Traffic Volumes for the Proposed Project will be assigned
to the roadway network based on the anticipated arrival and departure
distributions.
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The Site Generated Traffic Volumes will be combined with the No Build Traffic
Volumes to obtain the Build Traffic Volumes for each of the peak hours.
Conduct capacity analyses for the two peak hours under Build Conditions at
each of the above intersections.
Figures shall be prepared showing the Existing, Projected, No Build,
Site Generated, and Build Traffic Volumes for each of the peak hours.
12.6. MITIGATION MEASURES
Based on the results of the traffic analyses, identify improvements to the
roadway network and/or the Project site internal circulation patterns, if any,
necessitated by the Proposed Project.
13. HAZARDOUS MATERIALS
13.1. INTRODUCTION
Summarize the existing conditions survey, the analysis of the potential impacts
of the Proposed Project, and measures proposed to mitigate impacts from
the Proposed Project.
13.2. EXISTING CONDITIONS
Conduct Environmental Site Assessments (Phase I and Phase II), identify
potential for the presence of hazardous materials and known locations of
contamination. Discuss the types of contaminants likely to be found on the
Project Site. This should include the potential for hazardous materials to be
present within structures to be demolished, and the potential for hazardous
materials to be present in subsurface areas where new development would
occur as part of the Proposed Project.
Discuss the potential for the development of a remediation plan for the
building and the site prior to demolition.
13.3. POTENTIAL IMPACTS OF THE PROPOSED PROJECT
Identify the potential impacts of the Proposed Project with respect to
hazardous materials as a result of the Proposed Project, both during Project
construction and during the Proposed Project’s operation. Discuss medical
waste that may be generated by the health care services provided at the
medical office facility.
13.4. MITIGATION MEASURES
Identify and describe measures, required to avoid or mitigate potential
significant adverse impacts from hazardous materials that may result from
the construction or during the operation of the Proposed Project. Discuss the
handling and protocols for disposal of medical waste that may be generated
by the health care services provided at the medical office facility.
14. CONSTRUCTION
14.1. INTRODUCTION
Summarize the major phases of construction, potential significant adverse
impacts expected to result from construction, and measures proposed to
mitigate those significant adverse impacts.
14.2. CONSTRUCTION PHASING
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Generally describe the construction schedule and sequencing. Discuss the
estimated length of construction and the construction phasing for the duration
of construction. Identify preliminary construction staging areas, material
stockpile areas, and areas for construction worker parking. Discuss the
potential for rock removal, blasting, and material processing activities on-Site,
and the impacts of such activities.
Describe the Westchester County Department of Health permit requirements
for on- site materials processing.
Describe and discuss compliance with all applicable State, County, and
Village regulations regarding construction.
Discuss surveys of structures on and surrounding the site to determine
condition before construction and vibration monitoring during construction.
Discuss the contents of a Construction Management and Logistics Plan
that will include a phasing plan, limits to open disturbance, construction traffic
management, truck routes, number of trucks trips anticipated for each
phase, locations and management of worker parking, location of staging
areas, pedestrian and vehicle safety procedures, erosion and sediment
control, limits of construction, non- construction traffic handling,
construction site security, construction lighting, the daily construction hours
of operation, coordination with the school district regarding minimizing
impacts to the operation of the high school and middle school and impacts to
students. If warranted based on potential impacts of the Proposed Project,
the discussion will also include the contents of a worker health and safety plan,
hazardous materials handling protocols, blasting and rock removal
protocols, and materials processing practices.
Provide a detailed phasing and construction sequencing plan that
includes best management practices in each phase.
14.3. CONSTRUCTION PERIOD IMPACTS AND MITIGATION
14.3.1. Erosion and Sediment Control Plan
Summarize the Erosion and Sediment Control Plan and compliance with
NYSDEC and Village regulations.
14.3.2. Traffic and Transportation
Qualitatively discuss the estimated construction traffic routes.
Include information regarding the types of trucks and vehicles expected
and the number of vehicles during each phase of construction, including
workers’ vehicles arriving to and leaving the site.
Discuss the potential for structural impacts to the surrounding roads and
infrastructure due to heavy construction vehicle traffic.
Discuss traffic impacts and the mitigation for the impacts.
14.3.3. Air Quality
Qualitatively analyze the potential for temporary air quality impacts from
stationery and mobile sources, i.e., construction equipment, worker and
delivery vehicles, and fugitive dust emissions, blasting, rock removal and
materials processing. Discuss how potential air quality impacts during
construction will be avoided or mitigated, including any potential for an air
quality monitoring program.
Discuss air quality impacts and the mitigation for the impacts.
14.3.4. Noise
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Qualitatively analyze the potential for temporary noise impacts from each
phase of construction activity and describe the Village’s requirements and
limitations on hours of construction work in residential areas and compliance
with the requirements and limitations. Discuss mobile and stationary sources
of noise, i.e., construction vehicles, mobile heavy equipment, blasting, rock
removal, materials processing.
Discuss the potential for pre-construction noise monitoring to establish a
local noise profile, for assessment of noise impacts during construction.
Discuss noise impacts and the mitigation for the impacts.
15. ALTERNATIVES
SEQRA requires a description and evaluation of a range of reasonable alternatives
to the Proposed Action that are feasible, considering the objectives and capabilities of
the Applicant. The description and evaluation of each alternative should be at a level
of detail sufficient to permit a comparative assessment of the alternatives discussed
and a comparison with the Proposed Action.
This Chapter should provide a narrative description of each alternative listed below and
should include schematic development plans for each alternative. For each
alternative, this Chapter should evaluate the potential environmental impacts of each
impact category addressed in the DEIS. If the impacts of the alternative for a given
environmental impact category are expected to be the same as the Proposed Action,
a description of why should be provided. Detailed, quantitative analyses of each
environmental impact category for each alternative are not required; rather, the level
of analysis should be sufficient to characterize the relevant relative difference in
environmental impacts from the Proposed Project and the Proposed Action.
The alternatives section should include a table that includes all the attributes of each
alternative and the Proposed Action and all the relevant data analyzed, organized for
ease of comparison.
15.1. NO ACTION
This alternative analyzes the environmental impacts of not approving the
Proposed Action. In this case, not approving the Proposed Action
would result in the Proposed Zoning not being adopted, the Proposed
Project not being implemented, and the property remaining in its current
condition.
15.2. MAXIMUM RESIDENTIAL DEVELOPMENT UNDER THE EXISTING PUD
REGULATIONS
This alternative develops the Project Site with townhome residential uses
in accordance with the existing PUD regulations.
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16. UNAVOIDABLE ADVERSE IMPACTS
Identify those adverse environmental impacts that cannot be avoided or
adequately mitigated if the Proposed Action is implemented.
17. IRREVERSIBLE AND IRRETRIEVABLE COMMITMENTS OF RESOURCES
Identify irreversible and irretrievable commitments of environmental resources that
would be associated with implementation of the Proposed Action.
18. GROWTH-INDUCING IMPACTS
Identify and analyze the growth-inducing impacts of the Proposed Action.
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