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02 - Project DescriptionDEIS 2-1 9/12/2018 Chapter 2: Project Description 2.1. PROJECT IDENTIFICATION 900 King Street Owner, LLC (the “Applicant”) proposes to construct an integrated age-restricted residential community (the “Proposed Project”) that would replace the existing, largely vacant, office building and surface parking lot at 900 King Street in the Village of Rye Brook (the “Village”), New York (the “Project Site” or the “Site”). To effectuate its proposal, the Applicant has petitioned the Village Board of Trustees (the “Lead Agency”) to amend the Rye Brook Zoning Code as Section 250-7(E)(6), to include a section entitled, 900 King Street Planned Unit Development (the “Revised Proposed Zoning,” see Appendix A-3). This document is a Draft Environmental Impact Statement (DEIS), which has been prepared pursuant to the requirements of the State Environmental Quality Review Act (SEQRA) (Article 8 of the Environmental Conservation Law and its implementing regulations at 6 NYCRR 617). The purpose of this DEIS is to provide an objective analysis of the potential environmental impacts of the Proposed Project and Proposed Zoning, which together is the Proposed Action. As both actions are interrelated, the potential environmental impacts of both actions are evaluated in this DEIS pursuant to Section 617.3(g) of the SEQRA regulations. This Chapter describes the Proposed Action, its purpose and need, and all required approvals. Subsequent chapters of this DEIS analyze the potential environmental impacts, organized by topic, in accordance with the DEIS Scoping Document adopted by the Lead Agency on January, 23, 2018 (see Appendix A-1). 2.2. PROJECT SITE The Project Site is located at 900 King Street in the Village and is approximately 17.77 acres (see Figure 2-1 and Figure 2-2). The Site is bounded to the north by the Hutchinson River Parkway (the “Parkway”), the east by the Rye Brook Police Department (RBPD), Rye Brook Fire Department (RBFD), Village Hall, and approximately 168 feet along King Street (NYS Rt. 120A), to the south by Arbor Drive, Harkness Park, and the Blind Brook Middle School and High School, and to the west by The Arbors townhouse community. Access to the Site is from Arbor Drive, which connects to King Street at a signalized intersection. Arbor Drive is a private street, owned by The Arbors Homeowner’s Association. The Project Site is the beneficiary of an easement, allowing the Project Site to access an improved Arbor Drive (see Appendix B-3). The Project Site, The Arbors, and Harkness Park are within the Village’s Planned Unit Development (PUD) zoning district. The schools, municipal buildings, the Parkway, and the area to the north are within residential zoning districts (e.g., R-15 and R-20). The Project Site is dominated by the gently sloping surface parking lot in the eastern and northern portions of the Site and the three-story, 215,000-square-foot (sf) office building in the center of the Site. The existing office building is rectangular in shape and measures approximately 220 feet by 430 feet. The Site ranges in elevation (el.) from a low point of approximately 220 feet at the southeastern corner (Arbor Drive and King Street) to approximately 276 feet at the northwestern corner of the property. The center of the Site contains 900 King Street Redevelopment 9/12/2018 2-2 DEIS an abrupt, man-made change in elevation from the relatively flat parking area to the east (~ el. 246), to a higher plateau (~el. 260) to the west. A total of 15.35 acres, or 85.9 percent of the Site, is sloped less than 15 percent. The Site’s soils primarily consist of those known as “Urban land,” as described more fully in Chapter 4, “Geology, Soils, and Topography.”1 As shown on Figures 2-2, 2-3, and 2-4, the exterior of the Project Site contains areas of extensive vegetation, which obscures visibility of the interior of the Site during much of the year. Along the Site’s King Street frontage, extending west into the Project Site and along Arbor Drive for approximately 250 feet, is an area of thick wooded vegetation. Similarly, the area between the Project Site and Village Hall, RBPD, and RBFD contains wooded vegetation that obscures the view into or out of the Project Site. To the north, between the parking lot and the Parkway, is an area of thick wooded vegetation that obscures views into and out of the Project Site from the Parkway. The western edge of the Project Site contains an undeveloped area of thick wooded vegetation in which a stream corridor and wetland are present. This vegetation, along with the rise in topography within the area to the east of the stream, restricts views into and out of the Project Site from The Arbors community. An approximately 0.72-acre area of maintained lawn on the Project Site is located between this wooded area and the easternmost townhouses within The Arbors. The Project Site’s southern frontage is heavily vegetated with the exception of the area between the Site’s two driveways. As such, the interior of the Project Site is currently only visible from approximately 400 feet along Arbor Drive. Five wetlands were identified on the Project Site (see Figure 2-5). Wetlands B and C are hydrologically supplied by runoff from the Parkway. Wetland E’s hydrology is partially supplied by a drainage pipe from an adjacent residential property. Wetland D was created as a stormwater retention basin when the Site was developed with the current office building. Its hydrology is supplied by stormwater runoff that is conveyed from the developed portion of the Project Site and off-Site parcels to the east. Stream S, which is associated with Wetland D, flows southeast from the retention basin to a culvert under Arbor Drive. Wetland A and Stream A are located in a heavily vegetated corridor in the western portion of the Site. Stream A runs southeast across the lawn in the southwestern corner of the Site and continues under Arbor Drive via a culvert. The Project Site is currently improved with an approximately 215,000-sf office building (see Appendix B-1) and approximately 595 parking spaces (see Figure 2-6). The Site’s improvements create approximately 7.46 acres of impervious cover, which is approximately 42 percent of the Project Site. The office building is a three-story structure, with some covered parking provided on a portion of the building’s lower level. As shown on the approved building plans (see Appendix B-4), the fascia at the top of the roof of the building rises to an elevation of 294.17 feet from a finished grade of 247.67 feet at the southeastern corner of the building and a finished grade of 248.67 feet at the northeast corner of the building. As such, the top of the fascia is 46.5 feet above the finished grade of the building when viewed from Arbor Drive. 1 The US Natural Resources Conservation Service (NRCS) describes urban soil mapping units as areas where the land surface is covered with buildings, structures, or parking lots and where the natural soil layers have been altered or mixed. Chapter 2: Project Description DEIS 2-3 9/12/2018 2.3. PROPOSED ZONING 2.3.1. EXISTING ZONING The Project Site is located within the Village’s PUD zoning district. The Site is part of a larger PUD district, one of three within the Village, which was established between 1979 and 1981 when the Site was under the zoning jurisdiction of the Town of Rye and prior to the establishment of the Village. The PUD, which includes the Project Site, The Arbors, and Harkness Park, is reflected on the Village’s Zoning Map as a PUD; however, unlike other PUDs within the Village, there is no specific reference to the regulatory scheme adopted in connection with this PUD. For example, the Village Zoning Map, in connection with the BelleFair PUD, references a specific local law, which established the PUD and set up the regulatory scheme for BelleFair, including the permitted uses, density, and bulk and area requirements. The Village’s existing PUD regulations generally allow a variety of land uses, including residential, office, and retail uses. The density and bulk requirements allowed for each use are defined in §250-7E(2)(d) and summarized in Table 2-1. Table 2-1 Existing PUD Requirements Use Allowable Height Allowable Density Notes Residential 30 feet 9,000 sf per acre 6 dwelling units per acre1 Office 35 feet 40 feet–conference center 0.12 FAR 0.164 FAR with Board of Trustees approval Limited Retail/Personal Service 30 feet 3,500 sf total Primarily to serve residents and employees of PUD Senior Living Facilities 35 feet2 Same as residential Age restriction 62 years Notes: 1 1 §250-7E(3)(a) allows the density requirements for residential facilities to be “waived, in whole or in part, to permit additional floor area to be developed in such PUD development, beyond the 9,000-square foot limit, if the development provides affordable housing equivalent to 10% in number of the market-rate dwelling units in such development…” 2 Height is defined as “the weighted average of the building height measured from finished grade adjacent to the exterior walls of the building”. The Project Site is currently improved with an approximately 215,000-sf office building (see Appendix B-1), a use allowed by the PUD zoning district regulations. However, the floor area ratio (FAR) of the existing office building is approximately 0.28, which is more than twice that permitted by the current PUD regulations. In addition, the building is approximately 39 feet high to the top of the roof, which is higher than that allowed by current regulations, and its fascia extends an additional 7.5 feet, which is also more than allowed by current regulations. The land use approvals for the PUD for the Project Site and The Arbors were kept by the Town of Rye. The Applicant understands that those records are no longer available. Therefore, the specific details established by the original PUD approvals cannot be confirmed. The Village Board of Trustees recognized this fact in a May 26, 1998 Resolution with which the Building Inspector at that time, William Gerety, concurred in his cover letter dated June 8, 1998. The Resolution and letter concluded that the existing development of the Project Site is legally conforming to its original site plan; i.e., the Site is zoning compliant (see Appendix B-2). 900 King Street Redevelopment 9/12/2018 2-4 DEIS 2.3.2. PROPOSED ZONING On June 5, 2017, the Applicant petitioned the Village Board of Trustees for zoning amendments to facilitate the adoption of a PUD Concept Plan. Based on comments made by the Board of Trustees, Planning Board, Village staff, and consultants, the proposed Local Law has been revised since its original submittal (see Appendix A-3). The Proposed Zoning Amendment would add a new site-specific section to the Rye Brook Zoning Code as Section 250-7(E)(6), entitled 900 King Street Planned Unit Development. Specifically, the Proposed Zoning would: • Except as otherwise allowed by the existing PUD zoning for other sites in the Village, “senior living facilities” will be the only permitted use on the Project Site; • Change the minimum age for residents of senior living facilities from 62 years to 55 years; • Establish a site-specific density standard for the proposed “senior living facilities,” which, in the Applicant’s opinion, is consistent with the Comprehensive Plan and recognizes the inherent difference in use, and subsequently in impacts, from non-age-restricted residential uses; • Establish additional site-specific setback and area requirements for the Project Site; • Establish a maximum gross land coverage for the Project Site; and, • Increase the maximum permitted height of senior living facilities from 35 feet to 45 feet, consistent with the Comprehensive Plan’s recommendations. The Proposed Project tracks closely with the requirements of the Proposed Zoning. That is, the Proposed Zoning would not allow the development of a project on the Project Site that is meaningfully different from the Proposed Project in terms of the number of units proposed for the senior living facility and each component thereof, the amount of impervious land coverage, the height of the buildings, or the required yards (see Table 2-2). Table 2-2 Bulk and Area Requirements Comparison Proposed Zoning Proposed Project Front Yard (minimum) 42 feet 42 feet Side Yard (minimum) 90 feet 91 feet Rear Yard (minimum) 30 feet 32 feet Gross Land Coverage (maximum) 40% 39% Building Height (maximum) 45 feet / 4 stories 44.75 feet / 4 stories Floor Area per Acre 26,000 sf^ 25,042 sf^ All Units 15.2 per acre^ 15.1 per acre^ Dwelling Units 10.4 per acre^ 10.4 per acre^ Assisted Living Facility Units 4.8 per acre 4.8 per acre Notes: ^ Applies only to senior living facilities, including assisted living facilities, and not to “standard” residential developments. 2.4. PROPOSED PROJECT The Proposed Project is the construction of an integrated age-restricted residential community that includes Independent Living (IL), Assisted Living (AL), and residential townhouse units. The community is anticipated to be owned and operated by a single entity that would offer the various units for rent. Residency within the community is proposed to be restricted to those 55 years or older. Chapter 2: Project Description DEIS 2-5 9/12/2018 To construct the Proposed Project, the existing 215,000-sf office building and 5.3 acre surface parking lot on the Project Site would be removed. Construction of the Proposed Project would occur on the portions of the Project Site that have been previously disturbed by prior development. As such, the existing vegetation in the western portion of the Project Site, between the Project Site and The Arbors, would remain as a physical and visual buffer between the two sites. 2.4.1. NEW BUILDINGS AND USES The Proposed Project would include the construction of an integrated age-restricted residential community consisting of approximately 160 one-, two-, and three-bedroom units (approximately 301 bedrooms total) within a three- and four-story IL facility in the center of the Site; approximately 85 units of AL in a four-story structure in the northeast portion of the Site; and, 24 two-bedroom residential townhouses in the western portion of the Site. Figure 2-7 illustrates the layout of the Proposed Project, while Figure 2-7a and Figure 2-7b provide a longitudinal and transverse site section of the Proposed Project. The full-size PUD Concept Plan2 contains floorplans, elevations, sections, and exterior dimensions of the proposed buildings. Table 2-3 presents the floor area and unit make-up of the proposed buildings. Table 2-3 Proposed Building Sizes Project Component Gross Floor Area (square feet)1 Number of Units Total Bedrooms 1-bedroom Unit 2-bedroom Unit 3-bedroom Unit Town Homes 50,000 242 48 0 24 — Assisted Living 90,000 853 94 76 9 — Independent Living 305,000 1602 301 43 93 24 Total 445,000 269 443 119 102 24 Notes: 1 Gross Floor Area calculated pursuant to §250-2 of the Village Code. 2 Dwelling Units 3 Not dwelling units, in Applicant’s opinion. 2.4.1.1. Independent Living The center of the Site would be improved with a three- and four-story IL building, with 160 age-restricted units. IL is senior housing for able-bodied, healthy seniors who can care for themselves within a setting that provides enhanced support and recreational services. Each IL unit would contain a full kitchen and full bathroom. The building would have approximately 43 one-bedroom units, 93 two-bedroom units, and 24 three-bedroom units for a total of approximately 301 bedrooms. The units are designed to accommodate accessibility and aging in place. The IL building will contain a full commercial kitchen that can provide three meals a day for residents. (As discussed below, this kitchen will also serve the AL building.) It is anticipated that the IL building will provide one or more 2 The complete PUD Concept Plan, as well as the Preliminary Site Plan for the Proposed Project, is provided in the full-size drawings prepared by JMC Engineering and Perkins Eastman Architects. An index of the requirements for submission of a PUD Concept Plan and Preliminary Site Plan and the location of all the required elements therein can be found in Appendix A-2 and the full size plans themselves can be found in Appendix A-4. 900 King Street Redevelopment 9/12/2018 2-6 DEIS meal plans for the residents. In addition to the formal dining room, it is anticipated that the IL building will provide an informal bistro and/or bar for use by the residents. Other amenities for use by residents of the IL building are likely to include an indoor fitness center, multipurpose room (that can be used for Zumba/aerobics or cultural/movie presentations), card rooms, and a library/computer area. There is also likely to be a small clinical space within the building for visiting medical professionals. A personal care suite that includes hair salon, manicure/pedicure, and/or massage therapy, may also be provided. Figure 2-8, Figure 2-9, and Figure 2-10 present the conceptual floor plans and exterior dimensions of the IL and AL buildings. Additional floorplans, as well as detailed elevations of the IL building, are included in Appendix A-4. The IL building is proposed to be three stories in the front, facing Arbor Drive, and four stories in the back, facing the Parkway (see Figure 2-11). The height of the building, pursuant to the PUD zoning regulations, is 44.75 feet, which is in keeping with the Proposed Zoning and the recommendations of the Comprehensive Plan. The height from the ground level to the top of the roof of the three-story section of the building is 33 feet 10 inches and to the top of the roof of the four-story section is 43 feet. As described in Section 2.4.5.1., the Project Site will be graded to create a relatively level building pad, which is necessary for the proper functioning of an age-restricted residential community. The existing parking lot and building are at an elevation ranging from approximately 244 feet to 252 feet above sea level. The first floor elevation of the proposed IL building would be 254.5 feet above sea level. The proposed IL building would be approximately 460 feet from east to west and 423 feet from north to south. As detailed in the Proposed PUD Concept Plans (see Appendix A-4), however, the proposed IL building would be designed with several wings and various building setbacks such that there would not be a 460-foot wall facing Arbor Drive. Rather, the building would be designed to provide visual breaks that, in the Applicant’s opinion, result in a less visually imposing structure than the current building. Architectural roof details, including fully pitched and false roofs, are proposed for various sections of the building to add visual interest (see Figure 2-12). The façade design and materials for the IL building will be varied laterally and vertically. Façade components would include clapboard, brick, and masonry siding. 2.4.1.2. Assisted Living A four-story AL building with 85 units/beds is proposed to be attached to the northeast portion of the IL. AL provides care for individuals who need help with one or more tasks of daily living, but who do not require skilled nursing care. The AL units will not have a kitchen and, therefore, in the Applicant’s opinion, do not meet the definition of a “dwelling unit” as set forth in the Village’s Zoning Code. Some of the AL units would be reserved for “memory care,” which provides services to those with some form of dementia. The AL building would share back-of-house spaces with the IL building, including mechanical equipment, housekeeping, kitchen, and receiving facilities. In the rear of the AL building would be a secure “wandering garden” in which AL residents could safely and securely access the outdoors. Chapter 2: Project Description DEIS 2-7 9/12/2018 The first floor of the AL building would be devoted to residents needing memory care and would include residents’ rooms, a dining room, nurse’s station, and several activity rooms. As stated above, the AL building would be connected to the IL building and would make use of a shared kitchen facility. The second, third, and fourth floors of the AL building would each have approximately 20 units per floor and resident amenity spaces (see Figure 2-8, Figure 2-9, and Figure 2-10). The proposed AL building would be 201 feet from east to west and 236 feet north to south. The proposed AL building would be setback greater than 300 feet from Arbor Drive and would overlap the rear of the IL building by approximately 60 feet, reducing its visibility from Arbor Drive. 2.4.1.3. Townhouses To the west of the IL building would be three clusters of four townhouse buildings, each of which are proposed to contain two dwelling units. These 24 townhouses would be age-restricted to those at least 55 years of age. Each townhouse unit would feature a one-car garage and driveway space for one additional car. Each townhouse cluster would have four dedicated off-street parking spaces for visitors. As with the other components of the Proposed Project, it is anticipated that these units would be rental units. The townhouses would be two stories in height and each unit would have two-bedrooms (see Figure 2-13 for typical floorplans and Figure 2-14 for typical elevations). As described in Section 2.4.5.1., the Project Site will be graded to create a relatively level building pad, which is necessary for the proper functioning of an age-restricted residential community. The existing building and lawn in the area where the townhouse buildings are proposed are at an elevation ranging from approximately 246 feet to 262 feet above sea level. The first floor elevations of the townhouse buildings would range from 249 feet to 257 feet above sea level. This is similar to, though slightly lower than, the current elevation of the Site in this area of between 246 feet to 262 feet above sea level. Each townhouse is proposed to be approximately 32 feet wide and 52 feet deep. 2.4.1.4. Affordable Housing As required by §209-3F of the Village Code, 19 dwelling units (10 percent of dwelling units proposed for the Project Site) would be provided as affordable units in accordance with the requirements of §250-26.1F(3)(d) of the Village Zoning Code. Three of these units would be within the Proposed Project’s townhouses, which are proposed to be the same size. The balance of the affordable units, 16, would be within the IL building. The same proportion of one-, two-, and three-bedroom units would be made available under the Village’s affordable housing program as are provided in the IL building. 2.4.2. SITE OPERATION The Project Site is anticipated to be owned by a single entity. There is no plan to subdivide the Project Site. The IL, AL, and townhouse units are anticipated to be rental units. A managing agent and/or operator may be retained to manage and operate the Proposed Project, and that party may be an affiliate of the owner. 900 King Street Redevelopment 9/12/2018 2-8 DEIS In addition to the dwelling units, the IL building would contain a commercial kitchen, dining room, exercise rooms, housekeeping facilities, laundry facilities, administrative offices, a library and a small café and/or facility for the sale of sundries, personal articles, newspapers, food and similar convenience products. These uses, accessory to the dwelling units, would be for the exclusive use by the residents of the Project Site and their guests. The facilities would not be open to the public nor would memberships be offered to the public. The IL building would also contain rooms where doctors or therapists could meet with residents and provide limited treatment. Such doctors or therapists would not be staff of the Proposed Project, but would be independently contracted by the residents. The IL facility is anticipated to have a director, activity/social program staff, as well as administrative staff during the day. The AL facility would be staffed with resident aides around the clock. Dining staff would serve both the AL and IL uses and housekeeping, building maintenance, and site maintenance staff would serve all three project components. The anticipated approximate staffing levels are presented in Table 2-4. Table 2-4 Anticipated Staffing Levels Staffing Category and Time of Day Approximate Number of Staff IL Administration, Social/ Activity (Day only) 6 AL Resident Aides 7AM–3PM 30 3PM–11PM 25 11PM–7AM 6 Dining Staff (Shared) 5AM–1PM 15 1PM–9PM 15 Housekeeping (Shared) 8AM–4PM 15 4PM–9PM 4 Building and Site Maintenance (Shared) Day 4 Night 1 Source: Anticipated staffing levels provided by the Applicant. Food, linen, and supplies would be delivered to the Project Site, typically by box trucks. Exact daily or weekly delivery schedules are not known at this time; however, deliveries would not be expected to occur during the overnight hours. Based on the experience of operators of similar facilities, the Applicant estimates that three to four deliveries are anticipated each day during the week, with one to two deliveries possible during the weekend. It is likely that landscaping services would be performed by a contracted landscaping service during daytime hours. It is unknown at this time what the precise schedule of the landscaping contractor would be. As discussed in Chapter 10, “Community Facilities” and Chapter 12, “Traffic and Transportation,” the Proposed Project would offer transportation services for residents to off-site locations. Furthermore, depending on the demand, the Proposed Project’s operator may provide shuttle service to and from a local train station (e.g., Port Chester or White Plains). It is likely that this service would also be provided by a contract with a transportation vendor. At this time, it is unknown what the staffing and schedule of the transportation services would be since staffing and scheduling is largely dependent on the demand for such services. Moving vans hired by residents of the IL and Chapter 2: Project Description DEIS 2-9 9/12/2018 townhouse units would be expected to deliver furniture to the Project Site on an intermittent basis. Furniture for AL residents would be provided and only limited amounts of resident-owned furniture would be expected. 2.4.3. PARKING AND CIRCULATION 2.4.3.1. Vehicular Circulation The Project Site would continue to be accessed from Arbor Drive and there would continue to be two access points from the Site to Arbor Drive. The proposed access points would be slightly east of their current location. In between the two, two-way access drives would be a 330-foot long planted island ranging in depth from 55-feet to 105-feet deep. A two-way 26-foot wide circular access driveway would loop around the Site and provide access to all on-Site buildings and parking areas (see Figure 2-15). The IL building would include a porte cochere along its front (southern) façade. The porte cochere would be accessed by an approximately 190-foot long, looped drive. The drive would feature a 29-feet wide planted median island in which five handicapped spaces would be located. Residents or visitors being picked up or dropped off from the IL building would utilize the looped drive and porte cochere for convenient building access. Daily deliveries utilizing small trucks, such as UPS or FedEx, would also utilize the porte cochere. Larger delivery vehicles would utilize the designated loading area located behind the IL building. Parking for the IL building would be accommodated underneath the northern portion of the building. The parking area would be accessed from one of two driveways on either side of the IL building. The underground parking area would accommodate 173 parking spaces, which is more than one per IL unit. Vehicular access to the AL building would be provided from the northeast portion of the main Site driveway. A one-way porte cochere, accessed by an 18-foot wide drive, would be located at the building’s southern façade. The porte cochere would be used for resident pick-up and drop-off and for daily deliveries that utilize small trucks, such as UPS or FedEx. Three parking spaces would be provided at this location. Parking for the AL facility’s employees and visitors would be provided in three separate areas. Twenty-eight spaces would be located immediately to the east of the AL building, 10 spaces would be located to the west of the AL building, along the entrance to the loading area, and 19 additional spaces would be located to the northwest of the AL building, along the interior of the site driveway. In all, 60 parking spaces would be provided for the AL building (or 7 spaces for every 10 units), which is in excess of that required by the Proposed Zoning (5 spaces for every 10 units, as recommended by the Village’s Comprehensive Plan). Loading for the IL and AL building would be located on the north side of the AL building and would be accessed from the main Site road. This loading area would be used by both the IL and AL facilities. The loading area is designed to permit trucks to back in to unload and pull out to return to the main Site road (see Figure 2-16). 900 King Street Redevelopment 9/12/2018 2-10 DEIS Each townhouse cluster would be accessed by its own drive from the western side of the main Site driveway. The interior of each cluster’s driveway would be appropriately sized to allow emergency vehicle access. As described in more detail in Chapter 10, “Community Facilities,” the Applicant proposes to construct an emergency access driveway in the northeast corner of the Project Site. This driveway would connect the existing Village owned parking lot behind the firehouse to the internal Project Site driveway. This drive would provide emergency access to the Project Site and to The Arbors townhouses in the event that Arbor Drive at King Street was blocked. During normal operation, this driveway would be secured at both ends with a bollard and chain assembly. 2.4.3.2. Parking As described above and presented in Table 2-5, 300 parking spaces are proposed for the Site, representing more than are required by the current or Proposed Zoning. Table 2-5 Proposed Parking for the Project Use Proposed Project Proposed Zoning Current PUD Zoning1 Independent Living 179 160 1201 Assisted Living 60 43 641 Townhouse 61 60 602 Total 300 263 244 Notes: 1 “Senior Living Facilities,” defined in the PUD zoning district as those that provide a range of living accommodations for people age 62 and older, requires 0.75 spaces per unit pursuant to §250-7E(2)(g). 2 Calculated pursuant to §250-6G(1)(c)[3]. 2.4.3.3. Pedestrian Circulation A 5-foot-wide sidewalk would be provided around the IL and AL building to connect the building’s entrances and walking paths. Crosswalks would be provided at all internal driveways (see Figure 2-17). The existing 4-foot-wide paved walking path along the Site’s eastern boundary would be extended to the north connecting with a landscaped looped path. Access to this path is currently provided to the public pursuant to an easement with the Blind Brook-Rye Union Free School District (BBRUFSD), which is also responsible for its maintenance (see Appendix B-3). The Proposed Project would not alter the easement and public access to this walking path would be maintained and the path itself would be enhanced as part of the Proposed Project. The internal Site sidewalk system would connect to the southern end of this walking path at Arbor Drive. As part of the Proposed Project, the Applicant would install standard crosswalk markings on Arbor Drive at this location to better identify the crossing. 2.4.4. PROPOSED LANDSCAPING PLAN The Proposed Project is designed to promote health and wellness. As such, the grounds around the building would have pathways for walking within the overall landscaped Chapter 2: Project Description DEIS 2-11 9/12/2018 Site. The rear courtyard of the IL building would contain a terrace, and spaces programmed with active and passive recreation activities. The existing vegetation within the western portion of the Project Site, between the Site and The Arbors, would remain, maintaining the buffer between the two properties. In addition, the vegetation along the Site’s King Street frontage, extending west along Arbor Drive to the new Site driveway, would also remain, maintaining this significant vegetative buffer between King Street and the interior of the Project Site. Similarly, the majority of the existing vegetation along the Site’s northern boundary and between Arbor Drive and the southernmost townhouse cluster would also be preserved. Most of the vegetation to be removed (a total of 129 trees with a diameter at breast height [dbh] greater than 10 inches) is located along the eastern boundary of the Site, between the Site and the Village-owned land and in the vicinity of the proposed easternmost site access point. The vegetation proposed to be removed between the Site and the Village property would allow for expansion of the stormwater management basin. As shown on sheet L-100 in Appendix A-4, an extensive landscape plan has been developed for the Proposed Project. In total, 438 trees and 288 shrubs are proposed to be planted within the Project Site with emphasis on providing or enhancing the visual buffer between the Site and the properties to the east and west. In addition, the area along the Site’s Arbor Drive frontage has been prioritized for additional buffer landscaping. Specifically, the large planted island between the Site’s two main driveways has been designed to provide an enhanced visual buffer between the interior of the Project Site and Arbor Drive. The island would feature a 10-foot rise in elevation and significant clusters of plantings on both its eastern and western edges. The result would be increased screening of the IL building from Arbor Drive and a visual “framing” of the main entrance to the IL building, which would be approximately 285 feet from Arbor Drive. Additional trees and shrubs would be planted to the west of the westernmost Site access, to enhance the visual screening of the townhouses from Arbor Drive. Within the interior of the Site, the landscaping would include a variety of deciduous and evergreen trees, ornamental flowering trees, and shrub areas, to present an attractive appearance for the residents and the surrounding community and to provide seasonal interest. Along the Site’s northern site boundary with the Parkway, additional trees and shrubs will be planted. These plantings will serve several purposes, including enhancing the wetland buffers, maintaining the limited wildlife corridor along the Parkway, and helping to screen the views of the interior of the Project Site from the Parkway. The landscaping plan utilizes native species to the maximum extent practicable and carefully avoids the introduction of invasive species. As such, these plantings will require less watering once established. The Applicant has not retained a landscaping or pest management service; however, at the time that such firms are retained, consideration will be given to utilizing an Integrated Pest Management approach. To mitigate “losses to wetland/watercourse buffers” in accordance with §245-9 of the Village Code, the Applicant will prepare a detailed wetland mitigation planting program as part of final Site Plan approval. As described in Chapter 5, “Wetlands and Waterbodies,” there is more than enough land in the built condition to accommodate what is, in the Applicant’s opinion, required mitigation planting. 900 King Street Redevelopment 9/12/2018 2-12 DEIS 2.4.5. GRADING, DRAINAGE, AND STORMWATER MANAGEMENT PLANS 2.4.5.1. Grading The Site ranges in elevation from a low point of approximately 220 feet at the southeastern corner (Arbor Drive and King Street) to approximately 276 feet at the northwestern corner of the property. The center of the Site contains an abrupt, human-made change in elevation from the relatively flat parking area to the east (~ el. 246), to a higher plateau (~el. 260) to the west. A total of 15.35 acres, or 86.4 percent of the Site, is sloped less than 15 percent (see Figure 2-18 for a graphical representation of the Site’s steep slopes and Appendix A-4 for a topographic survey of the Site). The grading for the Proposed Project was designed to create a relatively level building pad, which is necessary for the proper functioning of an age-restricted residential community. As such, the western portion of the Site, with the exception of the area within the footprint of the existing building, is proposed to be “lowered” in elevation through the removal, or cut, of approximately 42,600 cubic yards of earthen material and the central portion of the Site, with the exception of the area where the underground parking is proposed, is proposed to be “raised” in elevation through the fill of approximately 51,600 cubic yards of earthen material. The grading plan allows for the creation of underground parking, which will be screened from view and which allows for the amount of impervious surface coverage on the Site to be reduced from its current condition. As described in more detail in Chapter 4, “Geology, Soils, and Topography,” the Project Site, including the vegetated area that is “up the hill” from the current parking lot, is not indicative of the “native” contours of the Project Site having been heavily disturbed during the Site’s prior development through mass-grading and building construction. As discussed in more detail in Chapter 4, “Geology, Soils, and Topography,” the Proposed Project would disturb approximately 1.0 acres of slopes greater than 15 percent, much, if not all of which, is associated with the human-made slope in the center of the Site. The proposed grading plan would result in a Site that has approximately 3.17 acres of slopes greater than 15 percent, which is 0.72 acres less than the Site has at present (see Figure 2-19). As detailed in Chapter 4, “Geology, Soils, and Topography,” areas of steep slope in the proposed condition that would be similar to the existing condition would occur on the eastern portion of the Site around the existing stormwater basin (i.e., Wetland D) and Stream S to its south, the southern portion of the wooded area between the existing Site building and The Arbors, the northern boundary of the Site, and the Site’s frontage along King Street. New steep slope areas in the proposed condition would be on the western side of the proposed IL building on either side of the entrance drive to the sub-surface parking garage, on the western portion of the site to the rear of the townhomes, and on the eastern side of the proposed IL building between the building and the proposed interior drive. The potential environmental impacts of the proposed grading plan are discussed in Chapter 4, “Geology, Soils, and Topography,” Chapter 6, “Stormwater Management,” and Chapter 16, “Construction.” In general, Chapter 2: Project Description DEIS 2-13 9/12/2018 with the implementation of Erosion and Sediment Control Plans (ESCP) during construction, it is the Applicant’s opinion that there would be no adverse environmental impacts from disturbance of the Site’s steep slopes during construction. Upon completion of the Proposed Project, the remaining steep slopes of the Project Site would be stabilized and would not be anticipated to create an adverse environmental impact. 2.4.5.2. Proposed Stormwater Management As summarized in Chapter 6, “Stormwater Management,” and presented more fully in Appendix C-1, the general drainage patterns of the Site would not be significantly altered with the Proposed Project. Off-Site areas that currently discharge to the Project Site, including areas from the north (i.e., the Parkway) and east (i.e., Village Hall, RBPD, and RBFD), would continue to do so. The vast majority of the Project Site, including the entire area of the existing building and parking lot, would continue to drain to the southeast. The westernmost portion of the Site that currently drains through Wetland A, in between the Project Site and The Arbors, would not be adversely affected by the Proposed Project. A small area of the Site that currently drains to the west would, with the Proposed Project, instead drain to the east. As described more fully in Chapter 6, “Stormwater Management,” despite the slight increase in area draining to the east, the rate and volume of runoff draining from the Site will be reduced with the Proposed Project. A Stormwater Pollution Prevention Plan (SWPPP) has been developed for the Proposed Project in accordance with State and Village regulations and design guidelines.3 The proposed stormwater management system consists of standard stormwater practices, including vegetated swales, subsurface infiltration systems, and improvements to the existing stormwater detention basin. Implementation of these practices will enhance stormwater quality and reduce peak rates of runoff from the Project Site when compared to the existing condition. In addition, runoff volumes would be reduced in all analyzed storms compared to the existing condition. As such, there would be no off-Site stormwater impacts as a result of the Proposed Project. 2.4.6. IMPROVEMENTS TO ON-SITE WATER AND SEWER INFRASTRUCTURE As described more completely in Chapter 11, “Infrastructure and Utilities,” the Project Site is currently served by a 4-inch potable water line that is connected to an 8-inch water main in Arbor Drive. Sanitary Sewer service to the Project Site is currently provided by a 10-inch sewer line that exits the Project Site to the west. With the Proposed Project, an 8-inch watermain is proposed to loop around the IL and AL buildings, with extensions provided to serve the proposed townhouses. The watermain would connect to the existing municipal main within Arbor Drive at two locations. Fire hydrants are 3 Applicable stormwater requirements are found in the New York State Department of Environmental Conservation (NYSDEC) State Pollutant Discharge Elimination System (SPDES) General Permit No. GP-0-15-002, effective January 29, 2015, last modified November 23, 2016, the New York State Stormwater Management Design Manual, last revised January 2015 and Chapter 217 “Stormwater Management” of the Village Zoning Code. 900 King Street Redevelopment 9/12/2018 2-14 DEIS proposed within the Project Site in accordance with fire code requirements. A 4-inch domestic water service and a 6-inch fire service are proposed to serve the main building. With the Proposed Project, an 8-inch sanitary service would connect the IL/AL building to the existing 10-inch private main. Separate connections for each townhouse cluster would be made to the 8-inch main. 2.5. PURPOSE AND NEED The Proposed Project would return the Site to productive use for the benefit of the owner and the Site’s various property taxing jurisdictions with uses that would minimize impacts to the surrounding residential and institutional uses. Specifically, the Proposed Project would dramatically minimize the generation of traffic as compared to the existing use. In addition, the Proposed Project would maintain the current landscaped buffers between the Project Site and the surrounding uses, including the residential uses to the west. The Proposed Project would also serve a social and market need by providing additional senior living options in the region—a need documented by the Village’s recently adopted Comprehensive Plan (see Chapter 3, “Land Use, Public Policy, and Zoning,” and Chapter 10, “Socioeconomic and Fiscal Impacts”). 2.6. REQUIRED APPROVALS The Proposed Project requires approvals from several governmental agencies, as summarized in Table 2-6. The Proposed Zoning will also be referred to the Westchester County Planning Board, pursuant Chapter 239 of the General Municipal Law and Section 277.61 of the Westchester County Administrative Code, and to the Village Planning Board pursuant to §250-7E of the Village Zoning Code. Table 2-6 Required Approvals Governmental Entity Approval Required Village of Rye Brook Board of Trustees Zone text amendment, PUD Concept Plan approval, site plan approval, tree removal permit Planning Board Wetland/Watercourse buffer disturbance permit, Steep slope permit Department of Public Works MS4 / SWPPP approval Architectural Review Board Site and building plan review Westchester County Health Department Approval of water and sanitary sewer upgrades and modifications New York State Department of Environmental Conservation (NYSDEC) 5-acre waiver New York State Department of Transportation (NYSDOT) Signal retimings New York State Department of Health (NYSDOH) Approval to Operate an Adult Care Facility New York State Historic Preservation Office (SHPO) Section 14.09 review  5/2/2018 Figure 2-1 Project Location 900 KING STREET N E W Y O R K C O N N E C T I C U T Rye Brook Greenwich HUTCHINSON RIVER PKWY LANDS HARKNESS PARK K i n g S t S t a t e H w y 1 2 0 A N Ridge St GlenRidgeRd A r bor Dr Hutchinson River Pkwy Shady Ln GreenwayClose Ettl L n Treetop L n G r e e n w a y Cir Exit 30S B a y b e r r y L n W a l ker C t I v y H i l l C r e s G r e e n w a y L n Ivy Hill Ln Brush Hollow Cres W a l k e r C t Project Site VT NH MANY PA CT RI NJ AREA OF DETAIL 0 580 FEET 5/ 2 / 2 0 1 8 Figure 2-2Project Site Aerial 90 0 K I N G S T R E E T NEW Y O R K CONNECTICU T Pr o j e c t S i t e 0580FEET 5.2.18 900 KING STREET Existing building from Arbor Drive looking east Wetland/vegetative buffer along the Project Site’s western property line Figure 2-3 Existing Site Condition 5.2.18 900 KING STREET Existing Site Condition Figure 2-4 Vegetative buffer along the Project Site’s northern property line Wetland/vegetative buffer along the Project Site’s eastern property line 10.17.17 N E W Y O R K C O N N E C T I C U T Wetland A Wetland B Wetland C Wetland E Wetland D Stream A Stream S So u r c e : A K R F W e t l a n d D e l i n e a t i o n Project Site 0 580 FEET 900 KING STREET Figure 2-5 Wetlands and Waterbodies Wetland Stream 5.2.18 5.2.18 900 KING STREET Figure 2-6 Existing Site Condition Existing parking lot Existing parking lot 5. 2 . 1 8 Figure 2-7 90 0 K I N G S T R E E T AR B O R D R I V E KING STREET HU T C H I N S O N R I V E R P A R K W A Y AR B O R D R I V E AR B O R D R I V E WOOD DECK WOOD DEC K PATIO PATIO PATIO PA T I O PATIO W A L K 10 " S S LA W N WO O D E D LAW N WO O D E D LA W N WO O D E D LAW N WOO D E D LSA LS A LSA LSA W A T E R C O U R S E OF OF OF VP VPOF OF VP VLT VLT VLT VLT VLT VLT VLT VLTVLT TM H (NYS ROUTE 120A) TIMBERRET WALL TIM B E R PLA N T E R CONC WALL SM H TO P 2 4 5 . 9 6 IN V 2 3 3 . 7 0 ( C ) EXISTING BUILDING (VILLAGE HALL)EXISTING BUILDING (FIREHOUSE) EX I S T I N G BU I L D I N G IN D E P E N D E N T LIV I N G (3 & 4 S T O R I E S ) AS S I S T E D LIV I N G (4 S T O R I E S ) REC E I V I N G AR E A TO W N H O U S E S (2 S T O R I E S ) TO W N H O U S E S (2 S T O R I E S ) TO W N H O U S E S (2 S T O R I E S ) ARCHITECT:APPLICANT/OWNER:MCOLOR 16222-MColor Alt Drawing No:Project No:Date:Scale:Drawn:Approved:No.RevisionDate Previous Editions ObsoleteBy LAY.scrPRESENTATION PLAN 900 KING STREET REDEVELOPMENTPERKINS EASTMAN ARCHITECTS, PC 900 KING STREET OWNER LLC 900 KING STREET VILLAGE OF RYE BROOK, NY422 SUMMER STREET STAMFORD, CT 06901 200 MADISON AVENUE, 26TH FLOOR NEW YORK, NY 10016 1622211/06/2017DKJAR DK 1" = 40'C-340 S o u r c e : J M C E n g i n e e r i n g Site Plan 5. 2 . 1 8 Figure 2-8900 KING STREET Independent Living and Assisted Living — First Floor Plan A BC D A-2003 A-2002A-2004 A-202 2 1 A-2023 A-2024 A-203 1 2 3 A-203 4 5 A-204 1 32 A-205 1 2 A-2036 A-2053 A-205 4 900 SF 900 SF 900 SF 900 SF 1180 SF 1350 SF 1360 SF 1040 SF1040 SF 1040 SF 1200 SF 1560 SF 900 SF 1800 SF 900 SF 900 SF 1040 SF 1040 SF 1040 SF 1200 SF 1560 SF 900 SF 1800 SF DINNING KITCHEN STORAGE REC.HOUSE KEEPING MECHANICAL TRASH BUILDING MANAGEMENT STORAGE MEMORY CARE FITNESS MULTIPURPOSE PREFUNCTION CAFE/BISTRO CARDROOM ADMIN LIBRARY ART SALON CLASS MTG. LOBBY MTG. MAILMW M W RECEPTION SERV. 396' - 4" 372 ' - 6 " 318' - 0"81' - 0"201' - 0" 23 8 ' - 1 0 " 56' - 0 " 235 ' - 8 " 1A-301 MC1 MC1 MC1 MC1 MC1 MC1 MC1 STAFF MC1 MC1 MC1 MC1 MC1 MC1 MC1 MC1 MC1 MC1 MC1 MC1 MC1MC1MC1 MC1 RN STATION ACTIVITY DINNING RECEPTION MC1 MC1 MC1 PROJECT ROOM LOBBY 422 Summer Street Stamford, CT 06901 T. +1 203 251 7400 F. +1 203 251 7474 SCALE: SEAL DRAWING TITLE: PROJECT TITLE: PROJECT No: DATENO.ISSUE KEY PLAN Owner: Civil / Site: Planning / Zoning: As indicated 12 / 4 / 2 0 1 7 7 : 1 6 : 0 6 P M C:\ R E V I T L O C A L \ 7 0 7 0 0 _ 9 0 0 K i n g S t r e e t _ A r c h_ R e c o v e r e d _ d e t a c he d _ k . l o b a l b o . r v t FIRST FLOOR PLAN 70700 900 KING STREET 12/4/2017 A-101 900 King St, Rye Brook, NY 10573 PUD CONCEPT PLAN ANDPRELIMINARY SITE PLANS 900 King Street Owner, LLC200 Madison Ave, 26th Floor, New York, NY 10016(212) 481-1122 JMC120 BEDFORD ROAD, ARMONK, NY 10504(914) 273-5225 AKRF, Inc.34 S Broadway # 314, White Plains, NY 10601(914) 949-7336 3/64" = 1'-0"1 FIRST FLOOR PLANSo u r c e : P e r k i n s E a s t m a n 5. 2 . 1 8 Figure 2-9900 KING STREET Independent Living and Assisted Living — Typical Floor Plan A BC D A-2003 A-2002A-2004 A-202 2 1 A-2023 A-2024 A-203 1 2 3 A-203 4 5 A-204 1 32 A-205 1 2 A-2036 A-2053 A-205 4 396' - 4" 372 ' - 6 " 318' - 0"81' - 0"201' - 0" 238 ' - 1 0 " 56 ' - 0 " 244 ' - 6 " 900 SF 900 SF 900 SF 900 SF 1180 SF 1350 SF 1360 SF 1040 SF1040 SF 1040 SF 1200 SF 1560 SF 900 SF 1800 SF 900 SF 900 SF 1040 SF 1040 SF 1040 SF 1200 SF 1560 SF 900 SF 1800 SF 900 SF 900 SF 1180 SF 1360 SF1360 SF1360 SF 1360 SF 1180 SF 1540 SF1540 SF 1540 SF1540 SF 1360 SF1360 SF 1240 SF1200 SF 900 SF 900 SF 900 SF 900 SF 900 SF 1540 SF 1540 SF 900 SF 1040 SF 1240 SF1240 SF 1240 SF 1540 SF 1540 SF 1240 SF ASSISTED LIVING ROOF AL 1 BR AL 1 BR AL 1 BR AL 1 BR AL 1 BR AL 1 BR AL 1 BR AL 1 BR AL 1 BR AL 2 BR AL 1 BR AL 1 BR AL 1 BR AL 2 BR AL 1 BR AL 1 BR AL 1 BR AMENITY SPACE AL 1 BR AL 2 BR AL 1 BR 422 Summer Street Stamford, CT 06901 T. +1 203 251 7400 F. +1 203 251 7474 SCALE: SEAL DRAWING TITLE: PROJECT TITLE: PROJECT No: DATENO.ISSUE KEY PLAN Owner: Civil / Site: Planning / Zoning: As indicated 12 / 4 / 2 0 1 7 7 : 1 6 : 1 3 P M C:\ R E V I T L O C A L \ 7 0 7 0 0 _ 9 0 0 K i n g S t r e e t _ A r c h_ R e c o v e r e d _ d e t a c he d _ k . l o b a l b o . r v t SECOND FLOORPLAN (TYPICAL) 70700 900 KING STREET 12/4/2017 A-102 900 King St, Rye Brook, NY 10573 PUD CONCEPT PLAN ANDPRELIMINARY SITE PLANS 900 King Street Owner, LLC200 Madison Ave, 26th Floor, New York, NY 10016(212) 481-1122 JMC120 BEDFORD ROAD, ARMONK, NY 10504(914) 273-5225 AKRF, Inc.34 S Broadway # 314, White Plains, NY 10601(914) 949-7336 3/64" = 1'-0"1 SECOND FLOOR PLAN So u r c e : P e r k i n s E a s t m a n 5. 2 . 1 8 Figure 2-10900 KING STREET Independent Living and Assisted Living — Fourth Floor Plan A BC D A-2003 A-2002A-2004 A-202 2 1 A-2023 A-2024 A-203 1 2 3 A-203 4 5 A-204 1 32 A-205 1 2 A-2036 A-2053 A-205 4 900 SF 900 SF 1180 SF 1350 SF 1360 SF 900 SF 900 SF 1180 SF 1360 SF1360 SF1360 SF 1360 SF 1180 SF 1540 SF1540 SF 1540 SF1540 SF 1360 SF1360 SF 1240 SF1200 SF 900 SF 900 SF 900 SF 900 SF 900 SF 1540 SF 1540 SF 900 SF 1040 SF 1240 SF1240 SF 1240 SF 1540 SF 1540 SF 1240 SF 26 1 ' - 1 0 " 244 ' - 6 " 318' - 0" 204' - 0" 459' - 5" 80 ' - 4 " 127' - 0" 64' - 0" 133 ' - 6 " ASSISTED LIVING 29' - 6" AL 1 BR AL 1 BR AL 1 BR AL 1 BR AL 1 BR AL 1 BR AL 1 BR AL 1 BR AL 1 BR AL 2 BR AL 1 BR AL 1 BR AL 1 BR AL 2 BR AL 1 BR AL 1 BR AL 1 BR AMENITY SPACE AL 1 BR AL 2 BR AL 1 BR 422 Summer Street Stamford, CT 06901 T. +1 203 251 7400 F. +1 203 251 7474 SCALE: SEAL DRAWING TITLE: PROJECT TITLE: PROJECT No: DATENO.ISSUE KEY PLAN Owner: Civil / Site: Planning / Zoning: As indicated 12 / 4 / 2 0 1 7 7 : 1 6 : 1 6 P M C:\ R E V I T L O C A L \ 7 0 7 0 0 _ 9 0 0 K i n g S t r e e t _ A r c h_ R e c o v e r e d _ d e t a c he d _ k . l o b a l b o . r v t FOURTH FLOORPLAN 70700 900 KING STREET 12/4/2017 A-103 900 King St, Rye Brook, NY 10573 PUD CONCEPT PLAN ANDPRELIMINARY SITE PLANS 900 King Street Owner, LLC200 Madison Ave, 26th Floor, New York, NY 10016(212) 481-1122 JMC120 BEDFORD ROAD, ARMONK, NY 10504(914) 273-5225 AKRF, Inc.34 S Broadway # 314, White Plains, NY 10601(914) 949-7336 3/64" = 1'-0"1 FOURTH FLOOR PLANSo u r c e : P e r k i n s E a s t m a n Figure 2-11900 KING STREET 7. 1 7 . 1 8 Proposed Building Height GROUND FLOOR254' - 0" SECOND FLOOR11' - 6" THIRD FLOOR22' - 0" FOURTH FLOOR32' - 6" C ROOF43' - 0" 11 ' - 6 " 10 ' - 6 " 10 ' - 6 " 9' - 0 " 47 ' - 7 " EQ EQ GROUND FLOOR254' - 0" SECOND FLOOR11' - 6" THIRD FLOOR22' - 0" 4 38 ' - 9 " 2' - 0" EQ EQ 11 ' - 6 " 10 ' - 6 " 9' - 0 " GROUND FLOOR254' - 0" SECOND FLOOR11' - 6" THIRD FLOOR22' - 0" FOURTH FLOOR32' - 6" 4 ROOF43' - 0" 2' - 0" 44 ' - 8 " 11 ' - 6 " 10 ' - 6 " 10 ' - 6 " 9' - 0 " EQ EQ GROUND FLOOR254' - 0" SECOND FLOOR11' - 6" THIRD FLOOR22' - 0" 33 ' - 1 0 " 8' - 1 0 " 10 ' - 6 " 11 ' - 6 " 3 STORY3 STORY 4 STORY 1 STORY 4 STORY COURTYARD A COURTYARD BCOURTYARD C COURTYARD D MIDPOINT OF ROOF 38''-9" MIDPOINT OF ROOF 44'-8" MIDPOINT OF ROOF 33'-10" MIDPOINT OF ROOF 12'-6" AVERAGE HEIGHT LINEAR FEET 548' 2099' 236' 185' MIDPOINT OF ROOF 34'-10" 340' MIDPOINT OF ROOF 47'-7" MIDPOINT OF ROOF 49'-8" TOTAL LINEAR ROOF LINE: 4,038' 510' 120' WEIGHTED AVERAGE: 44.75' 422 Summer Street Stamford, CT 06901 T. +1 203 251 7400 F. +1 203 251 7474 SCALE: SEAL DRAWING TITLE: PROJECT TITLE: PROJECT No: DATENO.ISSUE KEY PLAN Owner: Civil / Site: Planning / Zoning: As indicated 10/26/201712:11:31PM C:\REVIT LOCAL\70700_900KingStreet_Arch_Recovered_detached_k.lobalbo.rvt SECTIONS 70700 900 KING STREET 10/26/2017 A-301 900 King St, Rye Brook, NY 10573 PUD CONCEPT PLAN ANDPRELIMINARY SITE PLANS 900 King Street Owner, LLC 200 Madison Ave, 26th Floor, New York, NY 10016(212) 481-1122 JMC120 BEDFORD ROAD, ARMONK, NY 10504(914) 273-5225 AKRF, Inc.34 S Broadway # 314, White Plains, NY 10601(914) 949-7336 1/4" = 1'-0"1SECTION AT MAIN ENTRY 1/4" = 1'-0"2 TYPICAL SECTION - 3 STORIES 1/4" = 1'-0"3TYPICAL SECTION - 4 STORIES 1/4" = 1'-0"4 TYPICAL FLAT ROOF WEIGHTED AVERAGE DIAGRAM 3-stories 7. 1 7 . 1 8 90 0 K I N G S T R E E T IL/AL Typical Sections GRO U N D F L O O R 254 ' - 0 " SEC O N D F L O O R 11' - 6 " TH I R D F L O O R 22' - 0 " FO U R T H F L O O R 32' - 6 " C RO O F 43' - 0 " 1 1 ' - 6 " 1 0 ' - 6 " 1 0 ' - 6 " 9 ' - 0 " 4 7 ' - 7 " E Q E Q GRO U N D F L O O R 254 ' - 0 " SEC O N D F L O O R 11' - 6 " TH I R D F L O O R 22' - 0 " 4 3 8 ' - 9 " 2' - 0 " E Q E Q 1 1 ' - 6 " 1 0 ' - 6 " 9 ' - 0 " GR O U N D F L O O R 254 ' - 0 " SE C O N D F L O O R 11 ' - 6 " TH I R D F L O O R 22 ' - 0 " FO U R T H F L O O R 32 ' - 6 " 4 RO O F 43 ' - 0 " 2' - 0 " 4 4 ' - 8 " 1 1 ' - 6 " 1 0 ' - 6 " 1 0 ' - 6 " 9 ' - 0 " E Q E Q GROUND FLOOR 254' - 0"SECOND FLOOR 11' - 6"THIRD FLOOR 22' - 0"33' - 10"8' - 10"10' - 6"11' - 6" 3 S T O R Y 3 S T O R Y 4 S T O R Y 1 S T O R Y 4 STORY CO U R T Y A R D A CO U R T Y A R D B CO U R T Y A R D C CO U R T Y A R D D MIDPOINT OF ROOF 38''-9" MIDPOINT OF ROOF 44'-8" MIDPOINT OF ROOF 33'-10" MIDPOINT OF ROOF 12'-6" AVERAGE HEIGHT LINEAR FEET 548' 2099'236'185' MIDPOINT OF ROOF 34'-10" 340' MIDPOINT OF ROOF 47'-7" MIDPOINT OF ROOF 49'-8" TOTAL LINEAR ROOF LINE: 4,038'510' 120' WEIGHTED AVERAGE: 44.75'422 Summer Street Stamford, CT 06901 T. +1 203 251 7400 F. +1 203 251 7474 SCALE:SEAL DRAWING TITLE:PROJECT TITLE:PROJECT No:DATENO.ISSUE KEY PLAN Owner:Civil / Site:Planning / Zoning:As indicated 1 0 / 2 6 / 2 0 1 7 1 2 : 1 1 : 3 1 P M C : \ R E V I T L O C A L \ 7 0 7 0 0 _ 9 0 0 K i n g S t r e e t _ A r c h _ R e c o v e r e d _ d e t a c h e d _ k . l o b a l b o . r v t SECTIONS70700900 KING STREET 10/26/2017A-301900 King St, Rye Brook, NY 10573 PUD CONCEPT PLAN AND PRELIMINARY SITE PLANS900 King Street Owner, LLC 200 Madison Ave, 26th Floor, New York, NY 10016 (212) 481-1122 JMC 120 BEDFORD ROAD, ARMONK, NY 10504 (914) 273-5225 AKRF, Inc.34 S Broadway # 314, White Plains, NY 10601 (914) 949-7336 1/ 4 " = 1 ' - 0 " 1 SE C T I O N A T M A I N E N T R Y 1/ 4 " = 1 ' - 0 " 2 TY P I C A L S E C T I O N - 3 S T O R I E S 1/4 " = 1 ' - 0 " 3 TY P I C A L S E C T I O N - 4 S T O R I E S 1/4" = 1'-0"4 TYPICAL FLAT ROOF WE I G H T E D A V E R A G E D I A G R A M Figure 2-12 5.2.18 Figure 2-13900 KING STREET Townhouse Floorplans UP.. DD SK-0041 SK-0061 SK-0051 BREAKFAST KITCHEN LAUNDRY MECH GARAGE COATS POWDER ROOM LIVING ROOM ENTRY CLOSET DINING ROOM BREAKFAST KITCHEN LAUNDRY MECH POWDER ROOM COATS CLOSET LIVING ROOM GARAGE TERRACETERRACE 51 ' - 7 " 32' - 2" 16' x 21' 14' x 19'-4" 14' x 18' 7' x 10' 7' x 6' PORCH 6'-6" x 7'-6" 115 Fifth Avenue New York, NY 10003 T. +1 212 353 7200 F. +1 212 353 7676 PROJECT: DRAWING TITLE: DATE: PROJECT NO. SCALE: DWG. NO.: 1/8" = 1'-0" 70700.00900 KING STREET TOWNHOUSE - FIRST FLOOR PLAN 2018.04.18 SK-001 1/8" = 1'-0"1 Level 1 FIRST FLOOR - 1,132 SFSECOND FLOOR - 773 SF TOTAL - 1,905 SF 7' - 0 " SK-0041 SK-0061 SK-0051 MASTERBEDROOM WIC MASTERBATHROOM BATHROOM BEDROOM CLOSET OPEN TO BELOW MASTERBEDROOM WIC MASTERBATHROOM BATHROOM BEDROOM CLOSET OPEN TO BELOW 13'-6" x 14' 7' x 9'-6" 12' x 10' 115 Fifth Avenue New York, NY 10003 T. +1 212 353 7200 F. +1 212 353 7676 PROJECT: DRAWING TITLE: DATE: PROJECT NO. SCALE: DWG. NO.: 1/8" = 1'-0" 70700.00900 KING STREET TOWNHOUSE - SECOND FLOOR 2018.04.18 SK-002 1/8" = 1'-0"1 Level 2 First Floor Second Floor So u r c e : Pe r k i n s E a s t m a n 5.2.18 Figure 2-14900 KING STREET Townhouse Elevations Level 10" Level 210' - 0" Level 320' - 0" 115 Fifth Avenue New York, NY 10003 T. +1 212 353 7200 F. +1 212 353 7676 PROJECT: DRAWING TITLE: DATE: PROJECT NO. SCALE: DWG. NO.: 1/8" = 1'-0" 70700.00900 KING STREET FRONT ELEVATION 2018.04.18 SK-004 1/8" = 1'-0"1 FRONT ELEVATION Level 10" Level 210' - 0" Level 320' - 0" 115 Fifth Avenue New York, NY 10003 T. +1 212 353 7200 F. +1 212 353 7676 PROJECT: DRAWING TITLE: DATE: PROJECT NO. SCALE: DWG. NO.: 1/8" = 1'-0" 70700.00900 KING STREET BACK ELEVATION 2018.04.18 SK-005 1/8" = 1'-0"1 BACK ELEVATION Level 10" Level 210' - 0" Level 320' - 0" 115 Fifth Avenue New York, NY 10003 T. +1 212 353 7200 F. +1 212 353 7676 PROJECT: DRAWING TITLE: DATE: PROJECT NO. SCALE: DWG. NO.: 1/8" = 1'-0" 70700.00900 KING STREET SIDE ELEVATION 2018.04.18 SK-006 1/8" = 1'-0"1 SIDE ELEVATION Front Elevation Back Elevation Side Elevation So u r c e : Pe r k i n s E a s t m a n 5. 2 . 1 8 Figure 2-15 90 0 K I N G S T R E E T Proposed Site Circulation AR B O R D R I V E KING STREET HU T CH IN S O N R IV E R P A R KW A Y AR B O R D R I V E AR B O R D R I V E WOOD DECK WOOD DEC K PATIO PATIO P A TI O P A TIO PATIO W A L K 1 0 " S S L AW N W OO DE D L AW N W OO DE D L AW N W OO DED L AW N W OO DE D L SA L SA L SA L SA W A T E R C OU R S E O F O F O F VP VPOF O F VP VLT VLT VLT VLT VLT VLT VLT VLTVLT TM H (NYS ROUTE 120A) TIMBERRET WALL TIM B E R P L AN T E R CONC WALL SM H T OP 2 4 5.9 6 IN V 23 3 .70 (C ) EXISTING BUI L DING (VI LL A G E H A LL )EXISTING BUI L DING (F I R E H O U SE ) EX I S T I N G BU I L DI N G IN D E P E N D E N T LIV I N G (3 & 4 S T O R I E S ) A SSI S T E D LIV I N G (4 S T O R I E S ) RE C EIV I N G A RE A TO W N H O U S E S (2 S T O R I E S ) TO W N H O U S E S (2 S T O R I E S ) TO W N H O U S E S (2 S T O R I E S ) ARCHITECT:APPLICANT/OWNER:MC O L O R 1 6222-M C olor Al t Drawi n g No:Pro j ect No:Date:Scale:Draw n :Approved:No.RevisionDate Previous Editions ObsoleteBy L A Y.s c rPRESENTATION PLAN 900 KING STREET REDEVELOPMENTPERKINS EASTMAN ARCHITECTS, PC 900 KING STREET OWNER LLC 900 KING STREET VILLAGE OF RYE BROOK, NY422 SUMMER STREET STAMFORD, CT 06901 200 MADISON AVENUE, 26TH FLOOR NEW YORK, NY 10016 1 622 211/0 6 /2 0 1 7DKJAR DK 1 " = 4 0 'C -3 4 0 RE C E I V I N G AN D LO A D I N G A R E A S o u r c e : J M C E n g i n e e r i n g Pr i m a r y S i t e C i r c u l a t i o n Un d e r g r o u n d P a r k i n g A c c e s s Em e r g e n c y A c c e s s Pr i m a r y S i t e C i r c u l a t i o n In d e p e n d e n t L i v i n g P i c k - u p / D r o p - o f f As s i s t e d L i v i n g P i c k - u p / D r o p - o f f 5. 2 . 1 8 Figure 2-16900 KING STREET Truck Turning Template AR C H I T E C T : AP P L I C A N T / O W N E R : Drawing No: Project No: Date: Scale: Drawn:Approved: ANY ALTERATION OF PLANS,SPECIFICATIONS, PLATS ANDREPORTS BEARING THE SEALOF A LICENSED PROFESSIONALENGINEER OR LICENSED LANDSURVEYOR IS A VIOLATION OFSECTION 7209 OF THE NEWYORK STATE EDUCATION LAW,EXCEPT AS PROVIDED FOR BYSECTION 7209, SUBSECTION 2. No . Re v i s i o n Dat e B y CO P Y R I G H T © 2016 by J M C All R i g h t s R e s e r v e d . N o p a r t o f t h i s d o c u m e n t m a y b e r e p r o d u c e d , s t o r e d i n a r e t r i e v a l s y s t e m , o r t r a n s m i t t e d i n a n y f o r m o r b y m e a n s , e l e c t r o n i c , m e c h a n i c a l , phot o c o p y i n g , r e c o r d i n g o r o t h e r w i s e , w i t h o u t t h e p r i o r w r i t t e n p e r m i s s i o n o f J M C P L A N N I N G , E N G I N E E R I N G , L A N D S C A P E A R C H I T E C T U R E & L A N D S U R V E Y I N G , P L L C | J M C S I T E D E V E L O P M E N T CON S U L T A N T S , L L C | J O H N M E Y E R C O N S U L T I N G , I N C . ( J M C ) . A n y m o d i f i c a t i o n s o r a l t e r a t i o n s t o t h i s d o c u m e n t w i t h o u t t h e w r i t t e n p e rmi s s i o n o f J M C s h a l l r e n d e r t h e m i n v a l i d a n d u n u s a b l e . So u r c e : J M C E n g i n e e r i n g 5. 3 . 1 8 Figure 2-17 90 0 K I N G S T R E E T Ex i s t i n g a n d P r o p o s e d P e d e s t r i a n P a t h s AR B O R D R I V E KING STREET HU T CH IN S O N R IV E R P A R KW A Y AR B O R D R I V E AR B O R D R I V E WOOD DECK WOOD DEC K PATIO PATIO P A TI O P A TIO PATIO W A L K 1 0 " S S L AW N W OO DE D L AW N W OO DE D L AW N W OO DED L AW N W OO DE D L SA L SA L SA L SA W A T E R C OU R S E O F O F O F VP VPOF O F VP VLT VLT VLT VLT VLT VLT VLT VLTVLT TM H (NYS ROUTE 120A) TIMBERRET WALL TIM B E R P L AN T E R CONC WALL SM H T OP 2 4 5.9 6 IN V 23 3 .70 (C ) EXISTING BUI L DING (VI LL A G E H A LL )EXISTING BUI L DING (F I R E H O U SE ) EX I S T I N G BU I L DI N G IN D E P E N D E N T LIV I N G (3 & 4 S T O R I E S ) A SSI S T E D LIV I N G (4 S T O R I E S ) RE C EIV I N G A RE A TO W N H O U S E S (2 S T O R I E S ) TO W N H O U S E S (2 S T O R I E S ) TO W N H O U S E S (2 S T O R I E S ) ARCHITECT:APPLICANT/OWNER:MC O L O R 1 6222-M C olor Al t Drawi n g No:Pro j ect No:Date:Scale:Draw n :Approved:No.RevisionDate Previous Editions ObsoleteBy L A Y.s c rPRESENTATION PLAN 900 KING STREET REDEVELOPMENTPERKINS EASTMAN ARCHITECTS, PC 900 KING STREET OWNER LLC 900 KING STREET VILLAGE OF RYE BROOK, NY422 SUMMER STREET STAMFORD, CT 06901 200 MADISON AVENUE, 26TH FLOOR NEW YORK, NY 10016 1 622 211/0 6 /2 0 1 7DKJAR DK 1 " = 4 0 'C -3 4 0 Ne w P e d e s t r i a n P a t h Ne w C r o s s w a l k s On - S i t e S i d e w a l k S y s t e m Ex i s t i n g P e d e s t r i a n P a t h 5. 2 . 1 8 Steep Slopes 90 0 K I N G S T R E E T Figure 2-18 Sl o p e : 1 5 % – 2 5 % Sl o p e : 2 5 % – 3 5 % Sl o p e : 3 5 % – V e r t i c a l S o u r c e : J M C E n g i n e e r i n g 5. 2 . 1 8 Figure 2-19 90 0 K I N G S T R E E T Pr o p o s e d S t e e p S l o p e C o n d i t i o n S o u r c e : J M C E n g i n e e r i n g Sl o p e : 1 5 % – 2 5 % Sl o p e : 2 5 % – 3 5 % Sl o p e : 3 5 % – V e r t i c a l