00 Cover900 King Street Redevelopment
preliminary Final Environmental Impact Statement (pFEIS)
DEIS Acceptance Date: September 12, 2018
DEIS Public Hearings: October 22, 2018
November 8, 2018
December 11, 2018
January 8, 2019
DEIS Comments
Accepted Through: January 23, 2019
pFEIS Submission: May 14, 2019
Lead Agency:
Village of Rye Brook Board of Trustees
Applicant/Petitioner:
900 King Street Owner, LLC
Prepared by:
AKRF, Inc.
Electronic files of pFEIS documents can be downloaded from: http://bit.ly/900KingpFEIS
Volume 1 - FEIS Chapters
900 KING STREET REDEVELOPMENT
Preliminary Final Environmental Impact Statement (pFEIS)
May 14, 2019
Lead Agency: Village of Rye Brook Board of Trustees
938 King Street
Rye Brook, New York 10573
Contact: Christopher Bradbury, Village Administrator
Phone: 914-939-1121
SEQRA Classification: Type I Action
Project Location: 900 King Street, Rye Brook, New York (SBL: 129.68-1-13)
Applicant/Petitioner: 900 King Street Owner, LLC
c/o George Comfort & Sons, Inc.
200 Madison Avenue
New York, New York 10016
Contact: Peter Duncan
Phone: 212-481-1137
Prepared by: AKRF, Inc.
34 South Broadway
White Plains, New York 10601
Contact: Peter Feroe, AICP
Phone: 914-922-2350
DEIS Acceptance Date: September 12, 2018
DEIS Public Hearing: October 22, 2018, November 8, 2018, December 11, 2018,
January 8, 2019
DEIS Comments Accepted
Through: January 23, 2019
pFEIS Submissions: May 14, 2019
Electronic copies of pFEIS documents can be downloaded from: http://bit.ly/900KingpFEIS
This document is a preliminary Final Environmental Impact Statement (pFEIS) for the 900 King
Redevelopment project.
DEIS Preparer: AKRF, Inc.
34 South Broadway
White Plains, New York 10601
Contact: Peter Feroe, AICP
Phone: 914-922-2350
Legal Counsel: Veneziano & Associates
84 Business Park Drive, Suite 200
Armonk, New York 10504
Contact: Anthony Veneziano, Esq.
Phone: 914-273-1300
Architect: Perkins Eastman
422 Summer Street
Stamford, Connecticut 06901
Contact: Richard Rosen, AIA, LEED AP
Phone: 212-353-7650
Site/Civil Engineer: JMC Engineering
120 Bedford Road
Armonk, New York 10504
Contact: James Ryan, RLA
Phone: 914-273-5225
Traffic Engineer: Maser Consulting, P.A.
400 Columbus Avenue, Suite 180E
Valhalla, New York 10595
Contact: John Collins, Ph.D., P.E.
Phone: 914-347-7500
This FEIS will be sent to the following Involved and Interested Agencies:
Involved Agencies
Village of Rye Brook Board of Trustees, Lead Agency
Village of Rye Brook Building Department
Village of Rye Brook Department of Public Works
Village of Rye Brook Planning Board
Village of Rye Brook Architectural Review Board
Westchester County Department of Health
New York State Department of Environmental Conservation, Region 3
New York State Department of Environmental Conservation, Division of Environmental Permits
New York State Department of Health
New York State Department of Transportation, Region 8
New York State Office of Parks, Recreation and Historic Preservation
Interested Agencies
Blind Brook-Rye Union Free School District
Rye Brook Emergency Services Task Force
Town of Greenwich Planning and Zoning Department
Westchester County Planning Board
Village of Port Chester
The Arbors Homeowner’s Associations
Rye King Associates, LLP, Applicant
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Table of Contents
VOLUME 1—FEIS CHAPTERS AND FIGURES
Introduction ...................................................................................................................... 1
Procedural Context ....................................................................................................... 1
Purpose of the FEIS ..................................................................................................... 1
FEIS Structure .............................................................................................................. 2
1: Revised Proposed Project ........................................................................................ 1-1
1.1. Summary Description of Revised Proposed Action ....................................... 1-1
1.2. Project Site ..................................................................................................... 1-2
1.3. Revised Proposed Zoning ............................................................................... 1-3
1.4. Revised Proposed Project ............................................................................... 1-4
1.4.1. Buildings and Uses ................................................................................... 1-4
1.4.1.1. Independent Living .......................................................................... 1-5
1.4.1.2. Assisted Living ................................................................................ 1-6
1.4.1.3. Townhouses ..................................................................................... 1-7
1.4.1.4. Affordable Housing ......................................................................... 1-7
1.4.2. Site Operation ........................................................................................... 1-7
1.4.3. Parking and Circulation ............................................................................ 1-8
1.4.3.1. Vehicular Circulation ...................................................................... 1-8
1.4.3.2. Parking ............................................................................................. 1-8
1.4.3.3. Pedestrian Circulation ..................................................................... 1-9
1.4.4. Landscaping.............................................................................................. 1-9
1.4.5. Grading, Drainage, and Stormwater Management ................................. 1-10
1.4.5.1. Grading .......................................................................................... 1-10
1.4.5.2. Proposed Stormwater Management ............................................... 1-11
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1.4.6. Improvements to On-Site Water and Sewer Infrastructure ................... 1-12
1.5. Purpose and Need ........................................................................................ 1-12
2: Environmental Analysis .......................................................................................... 2-1
2.1. Procedural Context ........................................................................................ 2-1
2.2. Summary of Environmental Analysis ............................................................ 2-2
2.3. Land Use, Public Policy, and Zoning ............................................................ 2-2
2.3.1 Land Use .................................................................................................. 2-2
2.3.2 Proposed Density ..................................................................................... 2-3
2.3.3 Zoning ...................................................................................................... 2-4
2.3.4 Public Policy ............................................................................................ 2-8
2.3.4.1. Comprehensive Plan ....................................................................... 2-8
2.3.4.2. Village’s Affordable Housing Policies ......................................... 2-10
2.3.4.3. Applicable Documents of Westchester County ............................ 2-10
2.4. Geology, Soils, and Topography ................................................................. 2-11
2.4.1 Soils ....................................................................................................... 2-11
2.4.2 Topography ............................................................................................ 2-13
2.4.3 Construction of Subsurface Structure .................................................... 2-14
2.5. Waters and Wetlands ................................................................................... 2-14
2.5.1 Direct Impacts to Wetlands and Waterbodies ........................................ 2-15
2.5.2 Direct Impacts to Wetland and Waterbody Buffer Areas ...................... 2-15
2.5.3 Indirect Impacts to Wetland and Waterbody Hydrology ....................... 2-20
2.5.4 Wetland Buffer Mitigation ..................................................................... 2-20
2.5.4.1. Wetland Buffer Mitigation Plan .................................................... 2-20
2.5.4.2. Applicant’s Interpretation of Village’s Wetland Buffer Ordinance 2-21
2.6. Stormwater Management ............................................................................. 2-22
2.6.1 On-Site Storwmater Management ......................................................... 2-23
2.6.2 Off-Site Stormwater Management Facilities ......................................... 2-25
2.6.3 Mitigation Measures .............................................................................. 2-25
2.7. Vegetation and Wildlife ............................................................................... 2-25
2.7.1 Habitat .................................................................................................... 2-25
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2.7.2 Wildlife ................................................................................................... 2-26
2.7.3 Threatened and Endangered Species ...................................................... 2-26
2.7.4 Trees ....................................................................................................... 2-26
2.7.5 Mitigation Measures ............................................................................... 2-27
2.8. Visual Resources and Community Character ............................................... 2-28
2.8.1 On-Site Visual Character........................................................................ 2-28
2.8.2 Visibility of Project Site ......................................................................... 2-29
2.8.3 Consistency of the Revised Proposed Project With the Existing Visual and
Community Character ............................................................................ 2-29
2.9. Socioeconomic and Fiscal Impacts ...............................................................2-32
2.9.1 Demographics ......................................................................................... 2-32
2.9.2 Fiscal Conditions .................................................................................... 2-33
2.10. Community Facilities ....................................................................................2-35
2.10.1 Emergency Services ............................................................................... 2-35
2.10.1.1.EMS—Municipal Contribution to Budget ......................................... 2-35
2.10.1.2.EMS—Increase in Call Volume ................................................... 2-36
2.10.1.3 Police Services ............................................................................... 2-37
2.10.1.4Fire Services................................................................................... 2-38
2.10.1.5.Emergency Service Site Access .................................................... 2-38
2.10.2 Schools ................................................................................................... 2-39
2.10.3 Open Space ............................................................................................. 2-39
2.10.4 Solid Waste and Recycling..................................................................... 2-41
2.10.5 Senior Services ....................................................................................... 2-42
2.11. Infrastructure and Utilities ............................................................................2-43
2.11.1 Water Supply .......................................................................................... 2-43
2.11.2 Sanitary Sewer ........................................................................................ 2-44
2.11.3 Energy Usage (Electricity and Natural Gas) .......................................... 2-45
2.12. Traffic and Transportation ............................................................................2-46
2.12.1 Site-Generated Traffic ............................................................................ 2-46
2.12.2 Traffic and Capacity Analsysis for the Revised Proposed Project ......... 2-46
2.12.3 No-Build Sensitivity Analysis ................................................................ 2-48
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2.12.4 Signal Retimings .................................................................................... 2-49
2.12.5 Public Transportation ............................................................................. 2-49
2.12.6 Pedestrian Circulation ............................................................................ 2-50
2.12.7 Accident Patterns ................................................................................... 2-50
2.12.8 Parking ................................................................................................... 2-50
2.12.9 Mitigation ............................................................................................... 2-51
2.13. Air Quality .................................................................................................... 2-51
2.13.1 Stationary Sources ................................................................................. 2-51
2.13.2 Mobile Sources ...................................................................................... 2-53
2.13.3 Parking Analysis .................................................................................... 2-53
2.14. Noise ............................................................................................................. 2-55
2.14.1 Mobile Sources ...................................................................................... 2-55
2.14.2 Stationary Sources ................................................................................. 2-56
2.15. Hazardous Materials ..................................................................................... 2-56
2.16. Construction ................................................................................................. 2-59
2.16.1 Construction Phasing ............................................................................. 2-59
2.16.2 Construction Period Impacts and Mitigation ......................................... 2-59
2.16.2.1. Erosion and Sediment Control ............................................................ 2-60
2.16.2.2. Traffic and Transportation ................................................................... 2-62
2.16.2.3. Air Quality ........................................................................................... 2-65
2.16.2.4. Noise .................................................................................................... 2-67
2.16.2.5. Vibration .............................................................................................. 2-75
3: Response to Comments ............................................................................................ 3-1
3.1. Introduction .................................................................................................... 3-1
3.2. Project Description ......................................................................................... 3-1
Age Restriction ................................................................................................... 3-1
Site Plan Details ................................................................................................. 3-3
Proposed Program .............................................................................................. 3-6
Purpose and Need ............................................................................................... 3-8
3.3. Land Use, Public Policy, and Zoning ........................................................... 3-12
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Land Use ........................................................................................................... 3-12
Zoning ............................................................................................................... 3-18
General .............................................................................................................. 3-18
Prior Approvals and Resolutions ....................................................................... 3-21
Proposed Zoning ................................................................................................ 3-24
Comprehensive Plan ......................................................................................... 3-29
3.4. Geology, Soils, and Topography ..................................................................3-31
3.5. Waters and Wetlands ....................................................................................3-36
3.6. Stormwater Management ..............................................................................3-43
Stormwater ........................................................................................................ 3-43
Erosion and Sediment Control .......................................................................... 3-46
3.7. Vegetation and Wildlife ................................................................................3-48
3.8. Visual Resources and Community Character ...............................................3-50
Visual Character of Project Site ........................................................................ 3-50
Consistency of Proposed Project With Community Character ......................... 3-54
3.9. Socioeconomic and Fiscal Impacts ...............................................................3-58
Demographics ................................................................................................... 3-58
Fiscal .............................................................................................................. 3-59
General .............................................................................................................. 3-59
Property Assessment and Property Taxes ......................................................... 3-60
Off-Site Impacts ............................................................................................................... 3-63
3.10. Community Facilities ....................................................................................3-63
General .............................................................................................................. 3-63
EMS .............................................................................................................. 3-64
Police .............................................................................................................. 3-67
Fire Services...................................................................................................... 3-67
Schools .............................................................................................................. 3-69
Open Space ....................................................................................................... 3-71
Solid Waste and Recycling ............................................................................... 3-73
Senior Services .................................................................................................. 3-74
3.11. Infrastructure and Utilities ............................................................................3-75
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Water Supply .................................................................................................... 3-75
Sanitary Sewer .................................................................................................. 3-77
Energy Usage (Electricity and Gas) ................................................................. 3-78
3.12. Traffic and Transportation ............................................................................ 3-79
Methodology .................................................................................................... 3-79
Traffic Impacts ................................................................................................. 3-85
Traffic Mitigation ............................................................................................. 3-91
Pedestrians ........................................................................................................ 3-93
Parking .............................................................................................................. 3-94
3.13. Air Quality .................................................................................................... 3-96
General ............................................................................................................. 3-96
Existing Conditions—Methodology ................................................................. 3-96
Analysis ............................................................................................................ 3-99
Mitigation ....................................................................................................... 3-102
3.14. Noise ........................................................................................................... 3-103
Existing Conditions—Methodology ............................................................... 3-103
Impacts and Analysis ...................................................................................... 3-104
Mitigation ....................................................................................................... 3-106
3.15. Hazardous Materials ................................................................................... 3-106
3.16. Construction ............................................................................................... 3-110
General ............................................................................................................... 3-110
Traffic and Transportation .................................................................................. 3-112
Air Quality .......................................................................................................... 3-117
Noise and Vibration ............................................................................................ 3-119
3.17. Alternatives ................................................................................................ 3-129
General ............................................................................................................... 3-129
Comments On Specific DEIS Alternatives ........................................................ 3-133
3.18. Unavoidable Adverse Impacts .................................................................... 3-137
3.19. Irretrievable and Irreversible Impacts ........................................................ 3-138
3.20. Growth-Inducing Impacts ........................................................................... 3-138
3.21. Cumulative Impacts .................................................................................... 3-138
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3.22. Comments Not Requiring Response ...........................................................3-139
Duplicate ......................................................................................................... 3-139
Not Substantive ................................................................................................ 3-140
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List of Figures
Figures follow end of chapter text
1-1 Project Location 1-2 Project Site Aerial
1-3 Wetlands and Waterbodies 1-4 Revised Proposed Project 1-5 Independent Living and Assisted Living—First Floor Plan
1-6 Independent Living and Assisted Living—Typical Floor Plan 1-7 Independent Living and Assisted Living—Fourth Floor Plan 1-8 Proposed Building Height
1-9 IL/AL Typical Sections 1-10 Site Plan Comparison 1-11 Site Section 1-12 Site Section 1-13 Townhouse Floorplans 1-14 Townhouse Elevations 1-15 Proposed Vehicular Circulation 1-16 Truck Turning Template 1-17 Existing and Proposed Pedestrian Paths 2-1 Soil and Steep Slope Disturbance 2-2 Proposed Steep Slope Condition
2-3 Wetland Buffer Disturbance 2-4 Potential Wetland Buffer Mitigation Areas 2-5 Proposed Drainage Areas
2-6 Setback Comparisons - Revised Proposed Project 2-7 Setback Comparisons - Doral Arrowwood 2-8 Setback Comparisons - Hilton Westchester
2-9 Setback Comparisons - 800 Westchester Avenue 2-10 Setback Comparisons - Atria/ Belle Fair 2-11 On-Site Recreation Areas
Table of Contents
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List of Tables
1.4-1 Proposed Building Sizes ................................................................................................ 1-5 1.4-2 Independent Living Building Size Reduction ................................................................ 1-5 1.4-3 Assisted Living Building Size Reduction ...................................................................... 1-7
1.4-4 Proposed Parking for the Revised Proposed Project ...................................................... 1-9 2.2-1 Changes in Environmental Impacts With the Revised Proposed Project ...................... 2-2 2.3-1 Comparative Project Density ......................................................................................... 2-3
2.3-2 Zoning Comparison ....................................................................................................... 2-6 2.4-1 Proposed Disturbance By Soil Type ............................................................................ 2-12 2.4-2 Cut-and-Fill Analysis ................................................................................................... 2-12
2.4-3 Steep Slope Analysis ................................................................................................... 2-13 2.4-4 Proposed Steep Slopes ................................................................................................. 2-14 2.5-1 Cumulative Changes to Wetland Buffers By Wetland Area ........................................ 2-15 2.5-2 Impacts to Wetland Buffers By Current Coverage Type ............................................. 2-16 2.6-1 Proposed Peak Runoff Rate ......................................................................................... 2-24 2.6-2 Proposed Peak Runoff Volume .................................................................................... 2-24 2.7-1 Habitats of the Project Site .......................................................................................... 2-26 2.7-2 Tree Removal ............................................................................................................... 2-27 2.7-3 Tree Removal Mitigation ............................................................................................. 2-27 2.8-1 Setback Comparison .................................................................................................... 2-30 2.8-2 Parcel Coverage Comparison ....................................................................................... 2-31
2.9-1 Projected Property Tax Revenue of the Revised Proposed Project ............................. 2-34 2.10-1 2019 EMS Municipal Contribution ............................................................................. 2-35 2.10-2 Potential Increase in EMS Municipal Contributions ................................................... 2-37
2.10-3 New York State Recommended Available Open Space .............................................. 2-40 2.10-4 On-Site Recreation Areas ............................................................................................ 2-40 2.10-5 Revised Proposed Project Solid Waste Generation ..................................................... 2-41
2.11-1 Estimated Water/Sanitary Generation .......................................................................... 2-43 2.12-1 Anticipated Site-Generated Traffic .............................................................................. 2-46 2.12-2 Level of Service Summary........................................................................................... 2-47
2.12-3 Sensitivity Analysis—Level of Service Summary....................................................... 2-49 2.12-4 Comparison of Parking Spaces for the Revised Proposed Project ............................... 2-51 2.13-1 Maximum Modeled Pollutant Concentrations HVAC Systems: Original (DEIS) Project ... 2-52
2.13-2 Maximum Modeled Pollutant Concentrations HVAC Systems: Townhouses ............ 2-53 2.16-1 Construction Noise Receptor Areas ............................................................................. 2-68 2.16-2 Estimated Maximum Construction Noise Summary (in dBA) .................................... 2-70 3.3-1 Comparative Project Density ....................................................................................... 3-16 3.3-2 Parcel Coverage Comparison ....................................................................................... 3-28 3.4-1 Cut-and-Fill Analysis ................................................................................................... 3-34 3.5-1 Cumulative Changes to Wetland Buffers By Wetland Area ........................................ 3-37 3.5-2 Impacts to Wetland Buffers By Current Coverage Type ............................................. 3-37
3.7-1 Tree Removal ............................................................................................................... 3-49 3.8-1 Setback Comparison .................................................................................................... 3-55 3.9-1 Independent Living Building Size Reduction .............................................................. 3-59
3.10-1 On-Site Recreation Areas ............................................................................................ 3-73 3.12-1 Comparison of Parking Spaces for the Revised Proposed Project ............................... 3-95
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3.13-1 Representative Monitored Ambient Air Quality Data.................................................. 3-97 3.13-2 Maximum Modeled Pollutant Concentrations from Townhouses .............................. 3-101
3.16-1 BBRUFSD Construction Noise Receptor Areas ........................................................ 3-122 3.16-2 BBRUFSD Estimated Maximum Construction Noise Summary (in dBA) ............... 3-123 3.17-1 Parcel Coverage Comparison ..................................................................................... 3-131
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VOLUME 2—FEIS APPENDICES
Appendix A ................Revised Proposed Zoning
Appendix B ................Site Plan for Current Office Building
Appendix C ................JLL Market Study
Appendix D ................Stormwater Pollution Prevention Plan (SWPPP) and Erosion and Sediment Control Plan (ESCP)
Appendix E ................Emergency Services
Appendix E-1 – 2018 EMS Service Agreement Extension
Appendix E-2 – Fire Services Agreement
Appendix E-3 – Rye Brook Fire Department Response Times to Project Site
Appendix F.................NYS OPRHP Open Space Guidelines
Appendix G ................Water System Capacity Analysis from Suez
Appendix H ................Correspondence from Con Edison
Appendix I .................Revised Traffic Analysis
Appendix I-1 – Attachment A: Revised Traffic Impact Analysis
Appendix I-2 – Attachment B: Sensitivity Analysis Without the Re-occupancy of the Existing Office Building
Appendix J .................Construction Period Noise Analysis
VOLUME 3—PUBLIC COMMENTS ON THE DEIS
(provided in electronic copy only)
VOLUME 4 —ENGINEERING AND ARCHITECTURAL PLANS
(provided in full size, half size, or electronic copy)