HomeMy WebLinkAbout2024-5-17 975 Anderson Hill Road Hardesty & Hanover Draft DEIS Scoping Document Memorandum555 Theodore Fremd Ave, Suite C-301
Rye, NY 10580
T: 914.967.6540
www.hardestyhanover.com
MEMORANDUM
To: Jason A. Klein, Mayor, and the
Village of Rye Brook Board of Trustees
Date: May 17, 2024
Subject: 975 Anderson Hill Road Redevelopment – Review of Draft DEIS Scoping
Outline
As requested, we have reviewed the Draft DEIS Scoping Outline dated March 27, 2024, submitted
to the Village of Rye Brook Board of Trustees by Cohen Purchase Building Company LLC, as part
of the petition to amend Section 250-7(E), the Planned Unit Development (PUD) regulations of the
Zoning Law, and the application for a PUD Concept Plan regarding the property located at 975
Anderson Hill Road. The Proposed Action would include a new lodge that contains a hotel and
conference center (approximately 220 hotel rooms), residential units (40 units), ballrooms,
restaurants, and recreational and other facilities, a separate multifamily residential building, including
affordable units, and a wellness center/medical office building that would also contain workforce
units, together with related amenities, landscaping, parking and other site improvements.
Based on our review of the Draft DEIS Scoping Outline, we recommend the following revisions to
the document:
Required Approvals
1. Table 1 should be corrected to note that Anderson Hill Road is a Village Road. Any required
approvals would be issued by the Village of Rye Brook.
Section 2. Project Description
Project Description B.2
2. The reference to “any improvements to be undertaken by the Village of Rye Brook” should
be removed.
Section 3. Zoning, Land Use and Public Policy
3. For Section 3.2.2, in addition to the zoning within ½ mile of the site, the analysis should
include the Airport Zoning Districts.
Section 4. Geology, Soils, Topography
4.3 Potential Impacts of the Proposed Project
4. Paragraph 3 should be revised to specifically note that the areas of disturbance to steep
slopes and the areas of the creation of new steep slopes will be quantified.
5. Paragraph 5 regarding materials processing on-site during construction should also include
any noise mitigation measures that may be required.
Section 7. Vegetation and Wildlife
7.2 Existing Conditions
6. Paragraph 3 should be revised to remove the following sentences – “The EAF Mapper states
that no know significant natural communities are present within or adjacent 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 Action
7. Add a paragraph regarding any potential impacts to rare, threatened, endangered species,
or species of special concern.
Section 8. Visual Resources and Community Character
8.2 Existing Conditions and 8.3 Potential Impacts of the Proposed Project
8. The Scoping document notes that photos will be taken from off-site vantage points. The
specific vantage point locations need to be identified.
9. The Scoping document does not contain any sections that discuss potential impacts from
post-development noise and lighting. If the Proposed Action will include outdoor activities or
announcement systems that may create noise or amenities that will require bright, outdoor
lighting, the Scoping document should be revised to include discussion of the potential
impacts and proposed avoidance or mitigation of those impacts.
Section 10. Community Facilities
Section 10.5.2
10. The last sentence that refers to the existing office building should be removed.
Section 12. Traffic and Transportation
12.3 Existing Conditions
11. Traffic counts should also be conducted from 11:00 AM to 2:00 PM Saturday at the listed
intersections to identify existing Saturday Midday peak conditions.
12. The Applicant should also analyze a worst-case event condition such as maximum
occupancy of the proposed event spaces for a Weekday and Saturday in the determination
of existing conditions.
13. The intersections of North Ridge Street at Hutchison River Parkway Southbound Ramps,
Anderson Hill Road and Purchase Street, and King Street (Route 120A) at International Drive
should be added to the list of intersections studied for the existing conditions.
14. The intersection of Anderson Hill Road and Purchase College Driveway should be clarified
to include PepsiCo Driveway.
15. The summarization of the existing capacity analysis should include the 95th percentile queue
and storage.
16. The Existing Conditions section should include accident data provided and analyzed in a
tabular format for the latest three years available at all Study Area intersections and the links
between intersections. Any high accident locations should be identified.
12.4 Future Conditions Without the Proposed Project (No Build Conditions)
17. The analysis of other pending or approved projects should be based on discussions with the
Rye Brook Village staff and the staff of the Town/Village of Harrison, and the Town of
Greenwich Connecticut.
12.5 Future Conditions with the Proposed Project (Build Conditions)
18. Figures shall be prepared showing the Existing, Projected, Other Developments, No Build,
Site Traffic Distribution, Site Generated, and Build Traffic Volumes for each of the peak hours.
12.7 Intersection Sight Distance (ISD) Analysis
19. An ISD analysis should be performed for the proposed driveway to the Medical Office
Building following NYSDOT Standards for ISD. A speed study should be performed at the
proposed driveway location and the 85th percentile speed identified to determine the ISD
requirements.
If you have questions, please feel free to contact us. We look forward to discussing our comments with
you at your May 28, 2024, meeting.
Sarah L. Brown, AICP
Associate, Principal Planner
Steven T. Cipolla, PE
Senior Traffic Engineer
cc: Christopher Bradbury, Village Administrator
Michal Nowak, Superintendent of Public Works/Village Engineer
Jennifer L. Gray, Esq., Village Attorney
Anthony Oliveri, PE, Village Engineering Consultant