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HomeMy WebLinkAbout01 - Full Expanded EAF - 2024-12-03 - Pages 1-64FULL ENVIRONMENTAL ASSESSMENT FORM (PARTS 1 & 2) FIELD HOME ACTIVE-ADULT COMMUNITY DEVELOPMENT 2300 CATHERINE STREET TOWN OF YORKTOWN, WESTCHESTER COUNTY, NEW YORK DATED: December 3, 2024 TABLE OF CONTENTS SEQR FULL–ENVIRONMENTAL ASSESSMENT FORM (PARTS 1 & 2) PROJECT NARRATIVE FOR THE FULL-EAF FIELD HOME ACTIVE ADULT COMMUNITY DEVELOPMENT FIGURES 1 THROUGH 3 ATTACHMENTS TO FULL-EAF NARRATIVE FIELD HOME ACTIVE ADULT COMMUNITY DEVELOPMENT TRAFFIC IMPACT STUDY (UNDER SEPARATE COVER) PROJECT CONTRIBUTORS: ADS ENVIRONMENTAL SERVICES CMG ENGINEERRING, SURVEYING, LANDSCAPE ARCHITECTURE COLLIERS ENGINEERING & DESIGN CRONIN & CRONIN, LAW FIRM, PLLC SITE DESIGN CONSULTANTS TOLL BROTHERS (APPLICANT) ZARIN & STEINMETZ, LLP CARLIN – SIMPSON & ASSOCIATES, LLC. ATTACHMENTS •FULL EAF NARRATIVE •A – SITE PLAN •B – EXISTING CONDITIONS PLAN •C - STORMWATER MANAGEMENT PLAN – SEPARATE DOCUMENT •D – WETLAND FUNCTIONAL ANALYSIS, PREPARED BY ECOLOGICAL ANALYSIS, LLC, DATED JUNE 24, 2024 •E – CORRESPONDENCE FROM THE TOWN OF YORKTOWN CONSOLIDATED WATER DISTRICT DATED MAY 5, 2022 •F – NEW YORK STATE DEPARTMENT OF ENVIRONMENTAL CONSERVATION DIVISION OF FISH AND WILDLIFE, NEW YORK NATURAL HERITAGE PROGRAM CORRESPONDENCE DECEMBER 8, 2022; NEW YORK STATE DEPARTMENT OF ENVIRONMENTAL CONSERVATION DIVISION OF FISH AND WILDLIFE EMAIL CORRESPONDENCE FROM LISA M. MASI DATED FEBRUARY 1, 2024; WILDLIFE HABITAT ASSESSMENT FOR NEW YORK STATE OR FEDERALLY LISTED THREATENED OR ENDANGERED SPECIES AND SPECIES OF SPECIAL CONCERN – PREPARED BY ECOLOGICAL ANALYSIS, LLC, DATED JUNE 24, 2024 •G – 2300 CATHERINE STREET, TREE INVENTORY DATA, 2023 – PREPARED BY BARTLETT TREE EXPERTS •H – AESTHETIC RESOURCE ANALYSIS •I – NEW YORK STATE OFFICE OF PARKS, RECREATION & HISTORIC PRESERVATION (NYS-OPRHP) CORRESPONDENCE; HISTORICAL ANALYSIS, CONDITIONS & ADAPTIVE REUSE, PREPARED BY STEPHEN TILLY, ARCITECT, DATED AUGUST 20, 2023 •J – RECREATIONAL IMPACT ANALYSIS, PREPARED BY ESE CONSULTANTS, DATED OCTOBER 5, 2023 •K- TRAFFIC IMPACT STUDY – SEPARATE DOCUMENT •L – YORKTOWN NY TB REPORT BY ADS ENVIRONMENTAL SERVICES – CORRESPONDENCE FROM THE TOWN ENGINEER DATED APRIL 20, 2022 •M – REAL ESTATE PROPERTY TAX PROJECT REPORT - PREPARED BY CRONIN & CRONIN, PLLC •N – SUPPLEMETAL ENVIRONMENTAL REVIEW LETTER, PREPARED BY SESI CONSULTING ENGINEERS, DATED DECEMBER 18,2023 •O – LETTER REPORT ON SUBSURFACE SOIL AND GROUNDWATER INVESTIGATION, PREPARED BY CARLIN – SIMPSON & ASSOCIATES, LLC., DATED DECEMBER 20, 2023 UNDER SEPARATE COVER •PRELIMINARY STORMWATER MANAGEMENT PLAN REPORT (SWPPP), PREPARED BY SITE DESIGN CONSULTANTS, DATED AUGUST 17, 2023 •TRAFFIC IMPACT STUDY, PREPARED BY COLLIERS ENGINEERING & DESIGN, DATED OCTOBER 19, 2022 FULL–ENVIRONMENTAL ASSESSMENT FORM (PART 1) PROJECT NARRATIVE FOR THE FULL-EAF FIELD HOME ACTIVE ADULT COMMUNITY DEVELOPMENT PROJECT NARRATIVE FULL-ENVIRONMENTAL ASSESSMENT FORM FIELD HOME ACTIVE ADULT COMMUNITY (November 2022; Revised August 2023, February 2024 & May 2024 & December 2024) PART 1 - PROJECT AND SETTING Item A - Project and Applicant/Sponsor Information (continued): The Applicant is contract-vendee to purchase two parcels totaling 50.51 acres, currently split zoned in the RSP-3 and R1-40 Districts. The parcels were the subject of a prior site plan review process, culminating in the Planning Board approving the development of a 145-unit independent living community. The Applicant is proposing to rezone the two parcels into the RSP- 2 District. Upon the rezoning, the Applicant is proposing to re-subdivide the parcels into two new parcels: (i) the 118-unit residential development would be constructed on approximately 48.06 acres; and (ii) a 2.45-acre parcel on which the existing Field Home Building would remain. State- of-the-art storm water management practices and controls, including two storm water bio- infiltration basins, are incorporated in the design of the project to retain, treat, and infiltrate storm water generated on-site by the development. The Applicant is proposing to convey the Field Home Building to the Town of Yorktown for reuse, as well as to contribute to the Town $150,000 towards the maintenance of the Field Home Building in the event the Town accepts the Field Home Building. The proposed development will demand 38,940 gallons of water supply which is proposed to be obtained from the Yorktown Consolidated Water District. Sanitary wastewater generated by the development (approximately 38,940 gallons/day) will be piped to the Town of Yorktown Sewer Department. It should be noted that the projected sewer and water demands are not net of existing demands generated by the existing use on site. Sanitary wastewater pipe connections will be extended to existing on-site sewer lines, which currently route wastewater generated by the Field Home Foundation and the Yorktown Rehabilitation and Nursing Center to the Yorktown Sewer Department Treatment Plant. The topography of the project site ranges from 0 to greater than 25 percent slopes, portions of which will be developed on slopes greater than 15 percent. An unnamed stream, including adjoining freshwater wetlands, lie along the eastern portions of property site. See Wetlands Functional Analysis, prepared by Ecological Analysis, LLC, last revised June 24, 2024, included herewith as Attachment D. The stream flows both north and south and is a sub-tributary of the Hunter Brook (a NYSDEC Class B stream with a B(TS) standard), situated 0.70 miles south of the site. Most of the property is comprised of a hardwood deciduous forest including forested wetland areas. An existing soccer field lies within the southwest portion of the site which is currently used by area youth groups and soccer clubs for practice. A historic subsurface sanitary wastewater leach field that is no longer in use exists below the soccer field which will be removed as part of planned development of the site. The abandonment of the sanitary wastewater system will be performed in accordance with the “Guidelines for Abandoning Subsurface Sewage Treatment Systems (SSTS)” published by Westchester County. A plan sheet entitled “Existing Conditions” is provided as Attachment B which depicts site conditions. 2 4917-4820-9155, v. 2 Item D.2. – Project Operations (d.) (iii): As noted, the project will require connection with existing on-site sewer mains located in proximity to the proposed project. During the Spring of 2022, the Applicant retained the services of ADS Environmental Services of Huntsville, Alabama to conduct a preliminary flow monitoring evaluation of the existing amount of system inflow and infiltration at four (4) locations. The area of focus was near the Yorktown Rehabilitation and Nursing Center in proximity to the proposed development. Flows were measured during wet and dry weather to assist Toll Brothers in determining the magnitude of rainfall derived infiltration and inflow (RDII). A report entitled “Yorktown NY TB” is provided under Attachment L to further explain the technology and analyses completed for monitoring observed flow conditions. The four locations monitored are depicted on a plan sheet entitled “Sewer Monitoring Plan,” also contained under Attachment L. Based on a preliminary flow monitoring evaluation completed on behalf of the Applicant, the existing amount of inflow and infiltration is not considered to be significant. Overall, the sewer system was determined to be in good repair with no notable defects. Further, the existing 8-inch PVC piping network showed sufficient available capacity with minimal extraneous flows from seasonal rainfall. Based on the preliminary flow monitoring activities and analyses completed by ADS Environmental Services, the amount of existing inflow and infiltration within existing area sewer mains presents a suitable opportunity to facilitate sewer line connections with the proposed project. Correspondence received from the Town of Yorktown Town Engineer (dated April 20, 2022) indicates that wastewater sanitary sewage generated by Field Home project can convey wastewater to the Hunterbrook Pump Station (HBPS) by way of existing gravity sewers. In addition, the sewer collection system that will connect the project to the HBPS appears to have adequate capacity, and the Peekskill Treatment Plant will likely have adequate treatment capacity for the volumes of wastewater generated by the project. It is important to note that the HBPS has capacity issues during storm events due to inflow and infiltration (I&I). As such, acceptance of wastewater generated by the project will be based on project sewer flows and the effectiveness of I&I remediation. A copy of the Town Engineer’s letter is also contained in Attachment L. The Town Engineer is currently assessing receiving facilities located off-site, downstream of the project site. The Town Engineer has expressed concern regarding current capacity issues related to I&I during storm events. Notably, such I&I issues are systemwide and must be addressed by the Town pursuant to a Consent Order issued by the NYSDEC in May 2019. In light of this, the Applicant is working with their engineering consultants jointly with the Town Engineer’s office to address service needs for the development so that the Project can feasibly be connected to the system. In particular, the Applicant is proposing to contribute $170,500 towards I & I mitigation to remove approximately 60,000 gallons of stormflow from entering the Town sewer system, which meets the Town’s requirement of 1:1.5 mitigation. 3 4917-4820-9155, v. 2 Item E.2.– Depth to Bedrock (a.): Bedrock was encountered in some areas of the site from 6.0 to 10.0 feet. These depths were confirmed by Carlin-Simpson & Associates of Sayreville, New Jersey who was retained by the Applicant to complete a geotechnical investigation (by way of test pit excavations) of the proposed development site. The Carlin-Simpson data has been included in Attachment O. During construction, rock will be encountered in certain areas of the site. The removal of rock where possible will be done by “ripping” which is done by a large excavator where the rock is extracted by using the teeth of the bucket pulling apart rock at the fractures. A second potential method would be hammering the rock. Again, the large excavator will be fit with a pneumatic hammer and will chip away rock in large fragments. In the event blasting is necessary a permit will be applied for as required by the Town Code Section 124 Blasting and Explosives. All procedures and requirements set forth in Section 124 will be adhered to. PART 2 – IDENTIFICATION OF POTENTIAL PROJECT IMPACTS Item 1-Impact on Land (b)(d)(e)(f): Grading / Cut and Fill More than 1,000 tons of natural material will be excavated, moved around the site, or removed to off-site locations for use at other project sites controlled by the Applicant. These activities will result in the disturbance of existing vegetation, thereby resulting in increased erosion 4 4917-4820-9155, v. 2 potential for the site. Treatment by herbicides will not be performed for the project. While the project will consist of a single phase, its overall construction period will be more than 1-year. A summary of an initial Earthwork Analysis was completed for the Project is tabulated below: DESIGN REGION TOPSOIL SITE EARTHWORK AREA (SF) STRIP (CY) REPLATE (CY) EXCESS (CY) CUT (CY) FILL (CY) NET (CY) SITE 1,260,667 (20,676) 19,871 805 (197,514) 178,506 (19,008) SW BASINS 160,072 (5,929) 6,734 (805) (7,188) 25,606 18,418 TOTAL 1,420,739 (26,605) 26,605 0 (204,702) 204,112 590 Subsequently, the Applicant refined the site plan to reduce the overall Project disturbance from 1,420,739 square feet to 1,290,683 square feet. This was accomplished by reorganizing the site plan and shifting the amenities further towards the northern end of the development footprint, as well as corresponding changes to grading and infrastructure, as shown on Preliminary Site Plan, prepared by Site Design Consultants, last revised November 15, 2024. A revised Earthwork Analysis for the Project is below: DESIGN REGION TOPSOIL SITE EARTHWORK AREA (SF) STRIP (CY) REPLATE (CY) EXCESS (CY) CUT (CY) FILL (CY) NET (CY) SITE 1,130,611 (20,283) 13,239 7,044 (154,798) 161,111 (6,313) SW BASINS 160,072 (5,929) 6,734 (805) (8,364) 9,256 (892) TOTAL 1,290,683 (26,212) 19,973 6,239 (161,986) 174,067 (7,205) While, the Project will be designed to have a balanced amount of cut and fill which will result in generating no excess soil material, the Project is projected to result in a slight shortage of soil thereby needing no material to be exported from the site. Current projections show a shortage of 7,205 CY for site earthwork. However, there is an excess of 6,239 CY of topsoil from stripping, which will be used in non-structural fill areas of the site to offset and balance the overall site earthwork. This then results in a net shortage of 966 CY. Despite the shortage, the goal is to balance all materials on the site. Where that is not achievable, material will be imported as necessary. All soil will be imported from a known source and will be clean natural soil that has not been exposed to contamination. Given the above quantities and the need to conduct development activities in a staged sequence necessary to avoid potential project impacts related to land disturbance, the construction duration will extend beyond a year’s time. In addition, in conjunction with a request of the Watershed Inspector General’s Office (WIG), the Applicant refined the Project phasing to break up the grading into phases. As illustrated 5 4917-4820-9155, v. 2 on the Preliminary Erosion and Sediment Control Plan, last revised November 15, 2024, the Applicant projects it could implement clearing and grading in three phases, thereby further reducing the potential for adverse water quality impacts when compared to conducting such work in a single phase. With respect to tree removal during the grading process, a preliminary Erosion and Sediment Control Plan has been developed for the Project Site in accordance with the New York State Standards and Specifications for Erosion and Sediment Control. This plan specifically considers the initial phase of the Project, where the trees will be cleared, and large areas will need to be managed to prevent erosion and sediment transport. As part of this plan, large sediment basins will be constructed along with diversions such as swales and dikes installed which will ensure that all cleared / disturbed areas are captured. In addition, extensive perimeter controls will be employed to ensure that no sediment escapes the disturbed area. These measures will be implemented throughout all phases of the construction. Given the above quantities and the need to conduct development activities in a staged sequence necessary to avoid potential project impacts related to land disturbance, the construction duration will extend beyond a year’s time. Steep Slope Disturbance Of the 50.51 area project site, approximately 29 acres will be disturbed and developed for the Project. Approximately 8 acres of the disturbance area would consist of slopes greater than 15%, of which only approximately 1.64 acres are 25% slopes or greater. The Applicant has prepared several maps of the Property identifying the location and extent of these steep slope areas. This includes a map, entitled the “Overall Existing Slope Disturbance and Proposed Grading Plan,” prepared by Site Design Consultants, last revised November 15, 2024, showing three classifications of existing conditions on the Property: (i) 15-25% slopes, (ii) 25-35% slopes, and (iii) slopes greater than 35%. It has been submitted under separate cover. Overall, a total of 8.32 acres of disturbance would occur within areas where these slopes are currently located. As the map shows, approximately 6.68 acres of the disturbance would occur in areas that currently consist of 15-25% slopes, 0.82 acres of the disturbance would occur in areas that currently consist of 25-35% slopes, and the remaining 0.82 acres of slope disturbance would occur in areas that currently consist of slopes 35% and greater, most of which is associated with the soccer field sidelines and areas of prior disturbance close to Catherine Street. These slopes – approximately 0.77 acres – are not naturally occurring features, but rather, follow the outline of the soccer field and other cleared areas on the Property created as a result of historic disturbance at the Project Site. The Preliminary Stormwater Pollution Prevention Plan (“SWPPP”) (submitted under separate cover) identifies Project Site conditions, potential sources of stormwater impacts associated with the Project, as well as the Applicant’s regulatory obligations from the State Department of Environmental Conservation (“NYSDEC”), New York City Department of Environmental Protection (“NYCDEP”) and Town to ensure impacts are avoided or reasonably minimized. The Preliminary SWPPP also identifies potential measures that would be utilized during construction to avoid or minimize stormwater impacts. In addition, the Preliminary SWPPP 6 4917-4820-9155, v. 2 sets forth installation and maintenance practices to undertake during construction to ensure stormwater management would remain effective. At the request of an interested agency (the Watershed Inspector General (“WIG”)), the Applicant subsequently prepared a Preliminary Erosion and Sediment Control Plan (“E & S Control Plan”), to demonstrate the various measures that will be implemented into the Project to control stormwater runoff velocity and ensure sediment and other materials would not reach streams or other waterbodies flowing to off-site water sources, including the New York City Watershed (“Watershed”). The E & S Control Plan identifies the various measures – consistent with the best practices successfully utilized throughout the Watershed – that the Planning Board and Applicant can select during the site plan review process to ensure that sediment or other materials are not transported to watercourses or other sensitive areas on the Property during disturbance of the approximately 8-acres of steep slopes. This includes various protections consistent with the design standards in the Stormwater Manual to stabilize slopes during construction that will be incorporated into the Final SWPPP, which, as a matter of course consistent with the permitting process for all applications in the Town and Watershed, will be completed during the site plan review process before the Planning Board, as well as during the permitting processes before the NYSDEC and NYCDEP. Specifically, these measures available to the Applicant during construction include: silt fencing and haybales to control and contain sediment within disturbed areas; sediment fencing around temporary soil stockpiles to prevent movement of soil; temporary vegetative cover applied in accordance with NYS Erosion and Sediment Control standards; permeable barriers around drainage inlets to reduce sediment in runoff; erosion blankets and seeding to stabilize slopes 3:1 or greater; hydroseed and mulch; and sediment basins to collect sediment from runoff to be removed once the site is stabilized. In general, grading throughout the Project Site would be limited to a maximum of 2H:1V, which is consistent with standard practices throughout the State. Grading of the steep slope areas would occur early in the construction process in order to accommodate the subsequent construction of homes, meaning that the period of potential risk associated with slope disturbance would be relatively short. Throughout construction, slopes would be continually stabilized using one, or a combination of, the aforementioned measures from the NYS Erosion and Sediment Control Manual. The perimeter of all areas of disturbance would be defined by sediment fences and other protective barriers to prevent the potential transport of sediment laden surface runoff from reaching sensitive areas on the Project Site. As the E&S Control Plan and the “Overall Existing Streep Slopes Disturbance Map” illustrate, the steepest slopes on the Project Site are located to the southwest where the soccer field is located. Sediment and other materials in stormwater would have to flow hundreds of feet and breach multiple layers of controls to reach any wetland, stream or other feature that could discharge it into the Watershed or other sensitive areas. Based on this material, it is reasonable to conclude that the risk of adverse water quality, pollutant loading or runoff velocity impacts associated with Project construction on slopes is not significant. Again, it should also be noted that the Project incorporates various design measures identified in the NYS Erosion and Sediment Control and Stormwater Manual as proper approaches for stormwater management and water quality protection during and post-construction – e.g., the condensed development footprint and the preservation of 14.3 acres of the eastern portion of the Property (including various streams and wetlands) as undisturbed conservation area. The 7 4917-4820-9155, v. 2 Applicant followed this guidance by reducing the number of units from 130 to 118, condensing the development footprint and agreeing to conserve over 14 acres of sensitive environmental area on the Project Site in perpetuity through a conservation easement. Such measures fulfill the NYSDEC’s guidance in the Stormwater Manual to “steer[] development to areas of the site that are less sensitive to land disturbance or have a lower value in terms of hydrologic function. . . . sensitive areas can be set aside as natural open space areas.” See Stormwater Manual, at 5.1.5 (“Open Space Design”). It is also consistent with the NYSDEC’s guidance in the Stormwater Manual to “delineate and define natural conservation areas” in order to preserve “natural terrain,” wetland and other sensitive areas on the Property. Id., at 5.1.1. (“Preservation of Undisturbed Areas”). Item 3-Impacts on Surface Water (d)(e)(h)(h)(i)(j): As noted, portions of the northeastern storm water basin and a southwest section of the southern access driveway/road (including fill placement) will encroach within a Town freshwater wetland adjacent area (100-foot buffer) denoted on the survey as Wetland H, which is a small forested wetland fed by hillside runoff. The disturbance is necessary to create a pocket wetland stormwater management system. The total area of disturbance to Wetland H and its buffer necessary to create the wetland stormwater management feature is 1.84 acres of buffer encroachment and the alteration of 0.07-acres of the existing Wetland. As set forth in the Wetland Functional Analysis prepared by Ecological Analysis, LLC, last revised June 24, 2024, the primary benefits and function of these wetlands are groundwater recharge and flood attenuation. Nonetheless, the 1.84 acres of buffer encroachment and 0.07-acre alteration of Wetland H will be mitigated on-site as enhancement of an existing waterway and creation of wetlands. Therefore, the proposed buffer encroachment and minimal (.07-acre) wetland disturbance is not anticipated to significantly impact the function and benefit of the wetlands on site. The Applicant will file an application for a Town Wetlands Permit including a mitigation plan for Town Planning Board review and approval. In addition, the Applicant will obtain a General Nationwide Permit for the alteration of 0.07-acres of Wetland H. Additionally, the applicant will require a permit from the U.S. Army Corps of Engineers (“USACOE”) for minor fill associated with creating the wetland stormwater management feature on the 0.07-acre portion of Wetland H. The Applicant has contacted the USACOE to make them aware of the project and the status of SEQRA review. The USACOE is also listed as an involved agency on the EAF. The Project has the potential to create turbidity in on-site and off-site downgradient waterways, as well as result in erosion, sedimentation (including siltation) within streams and on- site wetlands, and water quality impact potentials for on-site or off-site, downgradient streams. These potential impacts will be avoided by implementation of the various measures identified in the Preliminary (and subsequent Final) SWPPP. A detailed construction sequence will be contained in the SWPPP to guide the sequence of construction activities which will focus on implementation of several components aimed at avoiding and continuously avoiding erosion, sedimentation, and water quality impact potentials for the project. A plan sheet entitled “Stormwater Management Plan” is provided as Attachment C, which depicts the location of two sedimentation (bio-infiltration) basins, as well as green infrastructure practices with provisions for rainwater harvesting. 8 4917-4820-9155, v. 2 In particular, these materials demonstrate that throughout Project construction, stormwater will be conveyed and collected via swales and curbs to inlets and then piped to the stormwater practices. The system will be comprised of water quality practices and attenuation. Runoff reduction will be addressed through the implementation of rainwater harvesting which will store the initial runoff volume for reuse as irrigation for the Project and/or sub-surface infiltration into the soil. Additional water quality treatment will take place in two Pocket Wetlands which the NYSDEC identified in the Stormwater Manual as standard acceptable practices. In the same practices, additional volume is provided for attenuation of storm events up to the 100-year storm. In each of the storm events, the peak flow at the given design points do not exceed the existing peak rates. All the above noted Plans, and especially the SWPPP, will address potential impacts during and after construction including use of both temporary and permanent state-of-the-art controls (including two sedimentation basins) and practices necessary to avoid such impact potentials. The Plans will be reviewed by the Town Planning Board and the Town Engineer as part of the Site Plan Approval process, as well as by the NYCDEP as the project lies within the Watershed. The Town of Yorktown Engineer will sign-off on the SWPPP for implementation prior to commencing any construction activities. Further, the NYSDEC will review a Notice-of-Intent for coverage under the Construction General Permit (CGP) and grant acknowledgement of coverage under the General Permit (GP-0-20-001). Given the above, potential impacts to surface waters will be mitigated on-site. Post-Construction Stormwater Management The Stormwater Plan was designed in consideration of the overall impervious surfaces to be developed on-site as a result of the Project. As shown on the Plan, the currently proposed practices are varied and spread throughout the site to ensure runoff is controlled and to prevent flooding, erosion, and water quality/quantity impacts to downgradient water resources. These practices include the following: cisterns, catch basins, drainage pipes, vegetated swales, rainwater harvesting systems, and pocket wetlands. Some of the captured stormwater will even be reused on-site, such as for irrigation purposes, through the use of cisterns. In response to a comment received during the SEQRA review process concerning cisterns shown on the Plan, the cisterns are designed based on a water budget which considers standard factors or projections for this region, including the amount of planted area requiring hydration, cycles of use of sprinklers, and projected rainfall data. This is based on mean theoretical assumptions that are similarly used in the design of other stormwater practices. Because the Project is located in the East of Hudson Watershed, the cisterns are sized for the one year 24-hour storm event (2.7-inch rainfall) which is not the typical statistical event. Outside of the East of Hudson Watershed (for example, in the northwest quadrant of Yorktown), the cisterns would be designed based on the 90-percentile storm (1.4-inch rainfall) event, which is the most common and most likely to occur at the Project site. In effect, the cisterns are designed to have the capacity for rainfall from two typical storms. It is unlikely that the cisterns would capture more water than is needed for irrigation. With scheduled irrigation water usage, the cisterns would most likely not maintain the required supply to continuously service the Project, requiring the development to supplement with the domestic water supply. This is most evident considering recent drought conditions. The NYSDEC Stormwater Manual standards for the use of rainwater harvesting include an 9 4917-4820-9155, v. 2 understanding that there may be some overflow on the occasion when there might be several significant successive storm events. However, this would be far from the norm. Overall, cisterns provide effective water quality treatment. The final Stormwater Plan that will be completed during the site plan review process before the Planning Board will incorporate the aforementioned features to ensure that there will be no increase in peak runoff above current conditions, or other impact to the capacity potential of pipes, culverts, streams, or water bodies that are downstream from the development, including those associated with the nearby Catskill Aqueduct. The final stormwater design will be based on the performance of a full analysis, including water budgeting, and is subject to review and approval by NYCDEP. Additionally, application of pesticide, herbicides, and other chemicals as part of lawn care and landscaping will be applied by a qualified and permitted firm experienced with New York State Integrated Pest Control Management practices. These practices will serve to avoid potential impacts to people, property, and the environment. Item 4 – Impact on Groundwater (b.): As noted, the proposed development will demand 38,940 gallons of water per day (gpd). Water supply source distribution lines are available in proximity to the proposed project site. The Yorktown Consolidated Water District will be the water supply for the proposed project, which obtains supplies from the Amawalk Reservoir and the Catskill Aqueduct. These sources have and continue to provide Yorktown with a reliable volume of potable water supplies for existing and future residents. The Yorktown Consolidated Water District is part of the Northern Westchester Joint Water Works (NWJWW) which is a collaboration between the Town of Yorktown, Somers, Cortlandt and the Montrose Improvement District. The NWJWW utilizes two conventional surface water treatment plants to produce 7.46 (seasonal range of 3.4 to 11.7 MPG) Million Gallons per Day of water supply. With a combined maximum of 15.0 MGD, the NWJWW has sufficient capacity for future growth. Based on correspondence received On May 5, 2022, from the Yorktown Consolidated Water District-Assistant Distribution Superintendent, the Yorktown Consolidated Water District can certify that there is adequate pressure and supply to service the proposed Field Home project. The Applicant will be responsible for making appropriate connections to supply water into the development. A copy of the correspondence is contained in Attachment E. The Applicant undertook geotechnical explorations on-site, which have identified certain areas of the site (particularly the eastern, downhill areas) where groundwater is shallow. See Letter Report on Subsurface Soil and Groundwater Investigation, prepared by Carlin-Simpson & Associates, LLC, included as Attachment O. There are also other areas on-site (uphill areas) where groundwater is deeper. The Applicant also submitted a Preliminary SWPPP to describe the Project’s pre- and post-development stormwater management improvements and its sediment and erosion control improvements to be utilized during construction. The SWPPP establishes that the Applicant’s proposed permanent improvements, and the interim improvements to be utilized during construction, have been designed in accordance with the requirements of the New York State Department of Environmental Conservation (NYSDEC) SPDES General Permit No. GP-0- 20-001, effective January 29, 2020, and the Town’s “Tier 3” Requirements contained in Chapter 10 4917-4820-9155, v. 2 130 “Stormwater Management and Erosion and Sediment Control” of the Town Code. The SWPPP establishes that development of the Project will employ a variety of practices to enhance stormwater quality and reduce peak rates of runoff associated with the proposed improvements. As set forth above in the sections summarizing grading, slope disturbance and wetland/watercourse impacts, the Project will incorporate numerous erosion and sediment controls and other measures consistent with the Stormwater Manual, as well as demonstrate compliance with NYSDEC, NYCDEP and Town standards, to ensure Project construction will not result in a significant impact upon groundwater or other water resources in the area. This includes various protections consistent with the design standards in the Stormwater Manual to stabilize slopes during construction that will be incorporated into the Final SWPPP, which, as a matter of course consistent with the permitting process for all applications in the Town and Watershed, will be completed during the site plan review process before the Planning Board, as well as during the permitting processes before the NYSDEC and NYCDEP. Specifically, these measures available to the Applicant during construction include: silt fencing and haybales to control and contain sediment within disturbed areas; sediment fencing around temporary soil stockpiles to prevent movement of soil; temporary vegetative cover applied in accordance with NYS Erosion and Sediment Control standards; permeable barriers around drainage inlets to reduce sediment in runoff; erosion blankets and seeding to stabilize slopes 3:1 or greater; hydroseed and mulch; and sediment basins to collect sediment from runoff to be removed once the site is stabilized. Similarly, as summarized above, the Applicant and the Planning Board have various design measures to ensure the Project would not result in any significant adverse impacts to groundwater or other water resources in the area post-construction. This includes infiltration with pre-treatment, as well as bioretention practices, to ensure pollutants in runoff are sufficiently captured and treated. It also includes designing outlets to maintain the hydrology of the existing design points that were identified. The existing culverts that cross the aqueduct property have been identified as the design points serving as the basis for the drainage analysis. Accordingly, the drainage analysis shows that the peak rate of runoff will be reduced at the discharge point for each storm analyzed. See Preliminary Stormwater Management Plan, included as Attachment C. In addition, rock outlet protection will be designed at each outlet to ensure non-erosive velocities at the discharge points. All of these measures are consistent with the Stormwater Manual, and must comply with NYSDEC, NYCDEP and Town permitting standards. In addition, consistent with all projects subject to the General Permit and in the NYC Watershed subject to NYCDEP jurisdiction, prior to the issuance of state and local permits a stormwater pollutant loading analysis will be prepared for each drainage area under existing and proposed conditions, The analysis will confirm the loading rates of several pollutants including total phosphorus (TP) and fecal coliform (FC). Total Phosphorus loading rates and removal efficiencies will be calculated using the East of Hudson Watershed Corporation publication “Stormwater Retrofit Project Design Manual Project Years 6-10”. The Fecal Coliform loading rates will be calculated in accordance with Table 2.6 of the publication “Fundamentals of Urban Runoff Management” dated August 1994. The Pollutant Loading Coefficient Method will be utilized to calculate the estimated loads. 11 4917-4820-9155, v. 2 Again, there are a variety of stormwater management practices available to the Applicant to incorporate into the final SWPPP which will provide treatment for stormwater pollutants. Practices utilized throughout the NYC Watershed, such as infiltration practices, bioretention / filtration practices, extended detention basins, vegetated swales, as well as the preservation of existing buffers and filter strips, can be utilized for the Project. Below is a summary of the removal capability of Standard Stormwater Management Practices (SMPs) as outlined in the Stormwater Manual, which are available to be incorporated into the Project during site plan review before the Planning Board and the NYCDEP permitting process to ensure the Project will not result in significant adverse water quality impacts as a result of phosphorus and fecal coliform loading: Infiltration Practices • Solids (TSS) - >80% Removal • Phosphorus (TP) - >40% Removal • Nitrogen (TN) - >30% Removal • Metals – 30-60% Removal • Pathogens (including FC) – 35-70% Removal Bioretention Practice • Solids (TSS) - >80% Removal • Phosphorus (TP) - >40% Removal • Nitrogen (TN) - 15-30% Removal • Metals – >60% Removal • Pathogens (including FC) – >70% Removal Detention Basin • Solids (TSS) - >80% Removal • Phosphorus (TP) - >40% Removal • Nitrogen (TN) - >30% Removal • Metals – 30-60% Removal • Pathogens (including FC) – 35-70% Removal Vegetated Swales • Solids (TSS) – 30-80% Removal • Phosphorus (TP) – 15-40% Removal • Nitrogen (TN) – 15-30% Removal • Metals – 30-60% Removal • Pathogens (including FC) – <35% Removal In addition to, but not in lieu of the standard practices, premanufactured treatment devices (proprietary products) can also be used which are listed by the NYSDEC per manufacturer and product name. These products vary by manufacturer and provide different levels of pollutant removals. 12 4917-4820-9155, v. 2 Item 7-Impacts on Plants and Animals: Plants and Animals Based on a review of the NYSDEC Hudson Valley Natural Resource Mapper, there are no known important areas of rare terrestrial animals on the proposed development site. See Appendix A to Wildlife Habitat Assessment, prepared by Ecological Analysis LLC, last revised June 24, 2024, included as Attachment F. Considering this indication, the Applicant has contacted the NY Natural Heritage Program (NYNHP) with a request for the Program to provide a detailed review of their files for the project site. On December 8, 2022, a letter of determination was received from the NYNHP which indicates that the Program has no record of rare or state-listed animals and plants, or significant natural communities at the project site, or in its immediate vicinity (Attachment F). In addition to the NYNHP file search, a search of the site and adjoining areas was performed using the New York State Department of Environmental Conservation (NYSDEC) Hudson Valley Natural Resource Mapper. Based on the resource mapper, none of the proposed development site contains areas of known important rare terrestrial animals. Further, the site and vicinity are not mapped as Bat foraging area and no Hudson Valley Core Forests or Forest Linkage Zones exist for the site. Forest Core and Linage areas are regarded as important habitat areas that sustain and allow sensitive wildlife to exist and move or disperse across the landscape. In addition to reviewing state resource mappers, Ecological Analysis, LLC prepared a Wildlife Habitat Assessment of the project site. Ecological Analysis confirmed that the site does not contain protected wildlife species or habitat. In addition, Ecological Analysis concluded that the proposed development would not result in any significant adverse impacts to area-wide plant and animal habitat, particularly since a large portion of the site will remain as wooded area and/or wetland. See Attachment F, Wildlife Habitat Assessment at 8. While no Bat foraging areas are mapped for the site and vicinity, the Applicant has consulted with the NYSDEC to confirm whether there is a need to implement tree cutting restrictions during certain periods of the year. By email, dated February 1, 2024, the NYSDEC confirmed that there are no records of documented bat roosts on or near the project site and that a time of year restriction on tree removal is not necessary. A copy of this email confirmation is provided herewith. See Attachment F. Tree Inventory A tree inventory and summary data report were completed for the proposed development site by Bartlett Tree Experts of Elmsford, New York. Attachment G contains a document entitled “2300 Catherine Street, Tree Inventory Data, 2023”, (dated August 25, 2023) which presents a breakdown of 2,086 trees determined to be in good, fair, moderate and poor condition for the site. A total of 1,283 trees are regarded as being in good and fair condition; 803 trees were determined to be of poor condition, or dead. This data and other tabulated statistics are included in the data summary report to aid in the development of mitigation measures to minimize and avoid unnecessary tree impacts. Based on the results of the tree inventory, the Applicant will work with Bartlett Tree Experts and Site Design Consultants to evaluate for implementation of Best 13 4917-4820-9155, v. 2 Management Practices to avoid, and minimize impacts to on-site trees, specifically trees of good and fair condition situated in the limits of the proposed development. In addition, a Tree Mitigation Plan will be developed as part of obtaining a Town Tree Permit for the removal of regulated trees. The mitigation plan will comply with Town Code, Section 270-20. The Town Code allows for several types of mitigation to offset tree removal. The chosen mitigation will most likely be a combination of applications to best accommodate the project limitations and needs of the Town. The Town Code approaches to mitigation as mentioned in Chapter 270 are as follows: • On site mitigation • Tree replacement • Visual impacts to adjoining properties • Use of native plantings • Replacement of function The likely approach would be a combination of different types of mitigation. This process will involve working with the Planning Board to meet the goals that best fit the Project and the Town ’s needs. The following is directly as listed in Section 270-10 D(4): (a) Planting replacement trees, understory shrubs and or herbaceous ground cover on-site and/or on Town-owned land, Town right-of-way lands or other public land subject to the owner's permission pursuant to this chapter. (b) Removal of invasive species from the site, and/or on Town-owned land, Town right-of-way lands or other public land subject to the owner’s permission. (c) Installation of fencing designed to prevent deer from overgrazing existing or newly-planted or naturally regenerating trees and shrubs (“deer enclosures”), consistent with Town regulations, and so long as wildlife corridors are not obstructed. (d) Planting new trees and/or shrubs along stream corridors on the site, and/or on Town-owned land, Town right-of-way lands or other public land subject to the owner's permission. (e) Implementation of other measures on Town-owned land pursuant to an approved forest management plan. (f) Payment into the Tree Bank Fund. In lieu of replacing a lost protected tree or disturbance to a protected woodland, the payment shall be $100 for every protected tree removed and $300 for every 5,000 square feet of protected woodland disturbed. Item 9-Impact on Aesthetic Resources Town Staff has questioned whether portions of the Field Home residential development will be visible from the Old Croton Aqueduct Trail located approximately 100 to 200 feet north of the proposed project limits, and from the Sylvan Glen Nature Preserve, which is located downhill and across Route 202 from the project site. 14 4917-4820-9155, v. 2 The Applicant has drafted sectional analysis related to the Old Croton Aqueduct Trail, and spatial and sectional analyses related to the Sylvan Glen Nature Preserve to investigate potential viewshed impacts. The spatial and sectional analyses are included herewith as Attachment H to the EAF. The analysis demonstrates that there are already several areas of dense and semi-dense development in the viewshed to the Project Site from the Old Croton Aqueduct Trail and Sylvan Glen Nature Preserve. This includes commercial uses along Route 202, as well as several residential subdivisions in the vicinity. The addition of the Project at the Site, therefore, will not result in a significant adverse impact to the viewsheds from these locations, particularly due to the nature of existing vegetation to remain and the proposed grade relationships between the Project site and the aesthetic resources in question. However, in an effort to further reduce the potential for aesthetic impacts to users of the Trail, the Applicant plans to provide vegetation screening along the northern boundaries of the site to supplement the existing buffer to remain. The vegetation will consist of native trees and shrubs of various heights and diameters to screen views of the development as one traverses on the trail to offset potential visual impacts for visitors to the Old Croton Aqueduct Trail and Sylvan Glen Nature Preserve. A vegetative screen will be incorporated into a Landscape Plan which will be provided to the Planning Board for approval during the Site Plan review process. Additionally, Town Staff has requested that the Applicant consider potential impacts to Old Crompond Road, which is located to the north of the site. The Applicant anticipates that there will be no adverse visual impact here because of the topographic relationship between Old Crompond Road and the Project Site, in addition to the existing tree canopy and vegetation to remain between the two. Item 10-Impact on Historical and Archeological Resources State Historic Preservation Office The State Historic Preservation Office (SHPO) was contacted on October 25, 2022 with a request to conduct a review of their files pertaining to the presence of historical and/or archeological resources for the site and surrounding area. On October 28, 2022, SHPO provided correspondence indicating that based on their review, it is the opinion of the Office of Parks, Recreation and Historic Preservation (OPRHP) that no properties, including archeological and/or historic resources, listed in or eligible for the New York State and National Registers of Historic Places will be impacted by the project. A copy of State’s correspondence is contained as Attachment I. Field Home The on-site Field Home was constructed during the late eighteenth and early nineteenth centuries by Cortlandt dePeyster Field, a prominent businessman and philanthropist, to serve as a home for the poor. Initially, the home was used for summer retreats by episcopal missionaries and priests before becoming a home. The building was used as a residential home up to 1998, and it has since been used as offices for the Field Home Foundation. According to the 2006 Yorktown Reconnaissance-Level Historic Resource Survey, the Field Home Mansion is considered a “notable example of architecture” and a potential candidate for local/National Register designation. Consistent with the prior proposed redevelopment for the Site, the Applicant’s Project would leave the Field Home building in place. 15 4917-4820-9155, v. 2 Although the Field Home building would not be disturbed in connection with the Project, the Town asked the Applicant to evaluate the integrity of the structure, as well as to identify potential reuses in the event the Town decided to acquire the Field Home Building. During July 2023, the Applicant retained the services of Stephen Tilly, Architect (STA), of Dobbs Ferry, New York, to conduct an investigation of the exterior and interior of the Home and provide a historic analysis (including historic conditions) and an adaptive reuse plan for the Town Planning Board’s review and recommendation to the Town Board. A report entitled, “Field Home, Yorktown New York-Reports: Historic Analysis, Conditions & Adaptive Reuse” has been prepared by STA and is included in Attachment I. The report notes that while portions of the Field Home displays signs of wear and deterioration, all portions of the building are solidly constructed of concrete with wood and steel structure. The original exterior and interior date back to its earliest construction, representing a timeless historical resource determined to be worthy of reuse. The report further notes that the Town of Yorktown is interested in the preservation of the Building. The Town has listed the Field Home as a historic resource within the Town’s Comprehensive Plan due to its “association with Town history.” (2010 Comprehensive Plan at 6- 8). In accordance with this policy and report, there are several potential reuse concepts that the Town could explore. Adaptive use options outlined for the Field Home include: 1) “Work/Live Here” Incubator Work/Live Option – reuse of the entire building to provide duplex units and apartments for startups, artists and light industrial establishments. This option would require the greatest amount of historic renovation including structural treatments, reinforcements and potentially addressing vulnerable joints/planes identified where various structural systems and roofs connect; 2) “Make Here” Mixed Light Industrial/Studio Option – this option focuses on prioritizing incubator and independent workplaces including light industrial workshops and perhaps a child-care facility. The existing floor layouts and access doors throughout serve to facilitate this option; 3) “Work Here” Office Option – This option prioritizes offices and independent work spaces, whereby a variety of sizing in space can serve different occupants. This will involve a considerable amount of building demolition including deeper basement areas, resulting in limited structural repairs overall compared to options 1 and 2. The removal of existing building space by demolition will provide area parking space behind the remaining building and retains the front lawn and small sport courts. The above options represent suitable adaptive reuse of the Field Home, which will attract public and private entities to continue a tradition of supporting residential growth and culture within the local community. The Applicant proposes to offer the Field Home building to the Town for future reuse, and in the event that the Town accepts the offer to acquire the Field Home Building within one year of rezoning the Site, the Applicant would contribute $150,000.00 to the Town to use towards maintenance while it determines how to reuse the building. 16 4917-4820-9155, v. 2 Item 11- Impact on Open Space and Recreation The proposed development will require the demolition of an existing on-site 7 v. 7 practice field located near the west boundary of the project site, which is accessed from Catherine Street. The town currently leases this field from the Field Home. The lease will expire in January 2026. The loss of this field (whether through the expiration of the lease or the proposed redevelopment) will result in an impact on existing recreational demands for the field which have been experienced by members of the community for several years. Based on characteristics and demands for the on- site Field Home field, the Applicant, in collaboration with the Yorktown Recreation Department, has proposed use of the upper field at the Hunterbrook Recreation Area as mitigation for the loss of the Field Home field. The Hunterbrook upper field is of similar size with ideal parking and is located in suitable proximity to service existing recreational demands within the vicinity of the existing field. Representatives of the Town Recreation Department have indicated that the upper field, with improvements, can accommodate the loss of the existing Field Home field. A copy of the Recreation Impact Analysis, prepared by ESE Consultants, last revised October 5, 2023 is included as Attachment J. The Applicant has voluntarily offered $150,000 for improvements to the Hunterbrook upper field to facilitate the Town Recreation Department’s improvement project. In addition, improvements to the upper field at the Hunterbrook Recreation Area could be derived from a portion of the additional $1,017,702 of annual net surplus tax revenue generated by the Project split between the taxing jurisdictions. Overall, the recreation fees and surplus revenue generated by the project, and the Applicant’s voluntary contribution will provide sufficient mitigation for the loss of the Field Home field with surplus revenues to service other recreational needs within the Town of Yorktown. In addition, the Applicant is providing various on-site recreational amenities to accommodate the 55+ demographic that will be living in the development. This includes a clubhouse with pool and pickle-ball courts. The adequacy of these amenities to accommodate the added demand on the Town’s recreational resources associated with the addition of 118 age restricted units will be evaluated by the Planning Board during the Site Plan review process in accordance with Section 195-35 of the Town Code. To the extent that the Planning Board finds that these on-site amenities would not wholly accommodate the residents’ demand for recreational space and would result in an increased demand on Town recreational and parkland resources, the Applicant could be required to pay the Town another $472,000 as a “fee in lieu.” Accordingly, the potential total contribution of $622,000 towards the Town’s recreation budget, plus a portion of the $1,017,702 annual tax revenue attributable to the redevelopment, should ensure that any potential impacts to the Town’s open space and recreational resource inventory are not significant. In an effort to mitigate the reduction of existing open space within the limits of the proposed development, the Applicant is offering an approximate 14.3-acre Conservation Easement within the eastern portions of the site. The easement area will encompass the most naturally diverse areas of the site which include wetlands and adjoining buffer habitat areas. The conservation easement area near the eastern boundary of the site is depicted on the Preliminary Site Plan Set, prepared by Site Design Consultants, last revised November 15, 2024. 17 4917-4820-9155, v. 2 Item 13 - Impact on Transportation: To evaluate potential traffic impacts generated by the proposed development, the Applicant retained the services of Colliers Engineering & Design of Valhalla, New York to complete a Traffic Impact Study for 120 units. Since the completion of the Study, Toll Brothers decided to revise the plan to minimize environmental impacts associated with the development which led to a reduction of density by 2 units. The document entitled “Traffic Impact Study-Proposed Active Adult Residential Development, 2300 Catherine Street, Town of Yorktown, Westchester County, New York”, has been provided under separate cover with this Full-EAF. The Study utilized a design year of 2026 for completing traffic generation analysis in order to determine future traffic conditions, in addition to determining current traffic operating conditions (Year 2022 Existing Traffic Volumes). A 2% annual growth factor was applied to Year 2022 Existing Traffic Volumes to obtain and compare to 2026 Design Year in order to determine area background traffic growth. In addition, traffic generation for other specific potential or approved development in the area was estimated and were considered in development Year 2026 No-Build Traffic Volumes. Estimates of Project related traffic potentials were then developed for peak hour volumes; the resulting site generation traffic volumes were then added to the roadway system and combined with the Year 2026 No-Build Traffic Volumes thereby resulting in the year 2026 Build Traffic Volumes. Existing, No-Build and Build Traffic Volumes were then compared to capacities in accordance with the Highway Capacity Manual to determine existing and future Levels-of-Service and operating conditions. Subsequently, recommendations for traffic-related improvements were provided to minimize potential impacts of existing and future traffic volumes. The roadways considered under the Study included internal development access roads, NYS Route 35/US Route 202 (Crompond Road), Catherine Street, Jacob Road, Old Crompond Road and Garden Lane. Manual traffic counts were obtained during May 2022 for AM and PM Peak Hour periods at study intersections. Based on traffic counts, Weekday Peak AM Hour was 7:30 to 8:30 AM and Weekday Peak PM Hour was 5:00 to 6:00 PM. Estimates of the amount of traffic generated by the proposed development during Peak Hours were also developed. It was also necessary to establish arrival and departure traffic distributions to assign site generated traffic to the surrounding roadway network as well as complete a capacity analysis to determine existing and future traffic conditions for study area intersections, for both signalized and un-signalized intersections. Capacity analyses of truck percentages, pedestrian activity, roadway grades and other factors were completed to determine Level-of-Service and average vehicle delays. RESULTS OF ANALYSIS The following presents a summary of existing and future Levels-of-Service for the intersections evaluated, as well as some recommended improvements: 1) US Route 202 (Crompond Road) and Garden Lane: capacity analysis indicates that the existing left-turn from Garden Lane is currently operating at a Level-of- Service “D” and “E” during AM and PM Peak Hours, respectively. Using 2026 Build and No-Build Traffic Volumes, the left turn is expedited to operate at Levels-of-Service “D/E and F” during AM and PM Peak Hours, respectively. Based upon a review of the site generated traffic volumes shown on Figures 8 18 4917-4820-9155, v. 2 and 9 of the Study, which are based on the more conservative “non age-restricted residential” trip generation data, the Project would add approximately 10 total peak hour trips to this intersection. This intersection is projected to handle in excess of 2100 and 2200 vehicles per hour, during the AM and PM peak hours respectively, under the No-Build conditions, as shown on Figures 6 and 7 of the Study. This represents an increase of less than 0.5%, which is not considered significant. In fact, using the less conservative and more appropriate “age- restricted” trip generation rates, which have been found to be generated by this type of age-restricted development (e.g., the Glassbury Court development), the actual peak hour trip generation would be even lower. Specifically, 5-6 peak hour trips are expected during the peak hour period, which would be even less significant and would not significantly impact the overall operation. Therefore, it is not anticipated that the Project would add to the diminishment of the LOS at this intersection, nor that there would otherwise be any significant adverse impact. A traffic signal would be required to improve these conditions; however, the NYSDOT traffic signal warrants are not satisfied for this location. The intersection of Garden Lane and Route 202 is an intersection that currently experiences delays due to the lack of a turning lane or traffic signal on Route 202. The Project is expected to add minimal traffic to this location. A review of the NYSDOT 8-Hour Traffic Signal Warrant criteria indicates that a traffic signal is not warranted at this location under the No-Build or Build Traffic Volumes. A copy of the Signal Warrant Analysis performed for this intersection is included with the FEAF; 2) Catherine Street and Depeyster Drive: capacity analysis indicates that this intersection is operating at an overall Level-of-Service “A” during AM and PM Peak Hours. This intersection is expected to operate at Level-of-Service “B” or better during the AM and PM Peak Hours under future conditions; 3) Catherine Street and Jacob Road: capacity analysis indicates that current conditions are operating at a Level-of-Service “A” during AM and PM Peak Hours. Analysis indicates that this intersection would operate at a Level-of- Service “B” or better during future AM and PM Peak Hours; 4) Catherine Street and Old Crompond Road: capacity analysis indicates that current conditions are operating at a Level-of-Service “B” or better during AM and PM Peak Hours. Analysis indicates that this intersection would operate at a Level-of-Service “B” or better during future AM and PM Peak Hours; 5) Garden Lane and Old Crompond Road: capacity analysis indicates that current conditions are operating at a Level-of-Service “B” or better during AM and PM Peak Hours. Analysis indicates that this intersection would operate at a Level- of-Service “B” or better during future AM and PM Peak Hours; 6) Catherine Street and Existing Site Access: capacity analysis indicates that current conditions are operating at a Level-of-Service “A” during AM and PM Peak Hours. Analysis indicates that this intersection would operate at a Level- of-Service “A” during future AM and PM Peak Hours. 19 4917-4820-9155, v. 2 FINDINGS AND RECOMMENDATIONS 1) Project Specific Findings: • Capacity analysis indicates that traffic generated by the project will not cause any significant changes in Level-of-Service for surrounding intersections; • The Study substantiates that trip generation associated with senior/age restricted housing is generally lower than non-age restricted developments; • It is recommended that at each proposed site driveway, clearing of vegetation should take place within the right-of-way and along the site frontage to ensure adequate sight distances doe entering and existing vehicles. 2) Non-specific Related Findings and Recommendations: (to be performed by the Town) • Vegetation clearing and pruning should be performed at each of the intersections analyzed along Old Crompond Road to ensure and maintain adequate sight distances; • At the intersection of Jacob Road and Catherine Street, sight distance improvements and the installation of a double yellow centerline, solid white stop line and a double yellow centerline along Jacob Road should be provided, regardless of the proposed project being built; • A painted stop bar should be installed at the intersection of Catherine Street and Old Crompond Road; • Sight distances should be improved (vegetation clearing and pruning) at the intersection of Garden Lane and Old Crompond Road within the right-of-way looking both east and west. In addition, a “stop” line should be provided on the Garden Lane approach; • An analysis of potential signalization at the intersection of Garden Lane and US Route 202 indicates that under current conditions, signal warrants are not satisfied. Based on the above analysis, similar Levels of Service and delays will be experienced at the area intersections under the future No-Build and future Build Conditions; 2026 Build Peak AM and PM levels will also be similar in that expected Weekday Peak Hour traffic conditions will occur 7:30 AM to 8:30 AM and 5:00 PM to 6:00 PM, respectively. Given the Study findings, the proposed active adult residential development traffic is not expected to cause any significant impact in overall operation. 20 4917-4820-9155, v. 2 Additionally, the Applicant proposes certain offsite improvements to Catherine Street, including construction of a 6” rolled asphalt curb on Catherine Street along the Project Site’s frontage, the adjustment of existing catch basins as necessary, and the installation of rip rap behind the new curb as needed at the direction of the Town Highway Superintendent. The Applicant would also clear and prune vegetation as needed along the Catherine Street frontage and along site frontage at the proposed site driveways, to ensure adequate sight distances for entering and exiting vehicles. A Preliminary Concept Plan, prepared by Colliers Engineering & Design, dated August 27, 2024, showing these proposed improvements is submitted under separate cover. Item 14 – Impact on Energy The amount of electricity demand generated by the proposed development is estimated at 1,345 megawatt-hours to 2,549 megawatt-hours annually. Both New York Con-Edison and the New York State Electric & Gas Corporation service the Town of Yorktown. Given the recognized need to provide services to area demands for the Town, including allowances for new land use development, the service providers are expected to meet the demand for electricity demanded by the proposed development. It is important to note that Toll Brothers plans to utilize state-of-the- art lighting and equipment (i.e., lighting fixtures and appliances) which has and continues to meet the goal of State energy efficiency programs, as well as provide suitable construction materials manufactured to reduce energy waste and thereby conserve energy. This usage excludes charging of electric vehicles. The amount of usage depends on the type of vehicle and the size of the battery. For example, a Tesla may have a 50 kWh battery. The average home EV charger has a power rating of 7.2 kW with the average usage of an EV driver being over 400 kWh monthly. Item 15 – Impact on Noise, Odor and Lighting (a.) Noise & Odors As noted, operation of heavy equipment and trucks for hauling earth and housing construction materials during construction development hours will occasionally result in exceedances of existing noise levels for immediately surrounding area properties. Also, building construction activities including carpentry and masonry trades will generate noise, but to a much lesser degree than the operation of heavy equipment and trucks. As with typical housing construction, these activities will be staged at varying durations and locations within the development during noted hours of construction. As such, noise will not always be generated on a continuous basis, thereby serving to minimize potential noise (nuisance) impacts. As development construction continues, beyond site preparation and utility installations, the use of heavy equipment and material transport trucks will be reduced and both indoor and outdoor home site construction activities will generate much less noise levels compared to heavy equipment and transport truck traffic. It is important to note that all heavy equipment and material transport trucks will operate with muffler devices to further minimize noise potential. Backup safety peepers on equipment and vehicles will be activated to a much lesser degree than that of equipment and vehicle operations. Existing remaining forested vegetation along the northern, eastern limits of the development will serve to buffer and distance construction noise to a significant extent. Overall, the timing and 21 4917-4820-9155, v. 2 various types of construction noise will be reduced over the single-phase period the development is proposed to be completed. It is not anticipated that the Project will result in significant odor or noise impacts upon occupancy of the residences. Odor and noise levels will be typical of residential subdivisions in the area. In addition, the Applicant will limit the hours of operation on outdoor recreational facilities in the community, such as pickleball, so that noise generated by these activities will not be significantly above the ambient noise levels in the area. Lighting Design Dark Sky Compliant Street fixtures and typical residential lighting fixtures (lighted pathways and security lighting) will be incorporated into the development which will consist of state-of-the-art LED fixtures designed to significantly reduce off-site glare and excessive brightness. The overall lighting design will adhere to Town standards for required footcandle values, with no overfill onto adjoining properties, in accordance with Town Code, Chapter 200, Lighting, Outdoor. The proposed design will be incorporated into a Utility Plan for Town Planning Board review and approval. Item 17 - Consistency with Community Plans (c.): A vision of the Town’s Comprehensive Plan, adopted June 15, 2010, seeks in part to promote housing diversity, including age-restricted developments, to serve a growing demographic in Yorktown and surrounding area of empty nesters and active adults to “age in place.” (2010 Comprehensive Plan at 5-25). The proposed Project will satisfy an important demand for housing within the Town of Yorktown and Westchester County for 55+ age restricted housing, as well as minimize impacts to on-site natural resources. Another important aspect of the project is to preserve and protect the historic resources of the Field Home. According to the 2006 Yorktown Reconnaissance-Level Historic Resource Survey, the Field Home Mansion is considered a “notable example of architecture” and a potential candidate for local/National Register designation. The Town has listed the Field Home as a historic resource within the Town’s Comprehensive Plan due to its “association with Town history.” (2010 Comprehensive Plan at 6-8). The Applicant has retained an Architect to investigate and document the various timeless historic aspects of the Field Home building and recommend options for the adaptive reuse of the Field Home to continue its historic tradition to support the local community. This will encourage the ongoing use and re-use of the Field Home, an important historic structure, by either the Town of Yorktown or private property owners, while protecting the historical and architectural attributes of this structure. The Applicant has also offered to contribute $150,000 towards maintaining the Field Home building should the Town take title to the building in the near future. Potential preservation actions for the Field Home can advance the Town’s objectives in preserving structures, including the Field Home, that have been identified as eligible for listing on National and State registers. (2010 Comprehensive Plan at 6-8). With respect to recreational resources, Goal 9-K of the 2010 Comprehensive Plan encourages the Town to “[u]se innovative funding mechanisms to pay for park expansion and maintenance, helping to keep park costs under control.” (2010 Comprehensive Plan at 9-2). The Applicant’s proposal to contribute $150,000 towards improvements at the Upper Hunter Brook 22 4917-4820-9155, v. 2 Field so that the Town will have a significantly upgraded - and permanent - field to accommodate soccer games and other active recreation would facilitate this goal. The Comprehensive Plan also calls for protecting natural resources and protecting scenic resources by ensuring development is sited in manner protects critical resources and open space. (2010 Comprehensive Plan at 6-12; 7-1; 7-7). The project would facilitate these goals by limiting development to a portion of the Site away from existing wetlands and watercourses. By way of example, the Applicant has modified its development plan to reduce disturbance of an intermittent stream and significantly reduce buffer encroachment, as discussed with the Town’s Wetland Consultant during a field visit. In addition, the modification served to eliminate any impervious surfaces within the buffer. The Applicant is also proposing to record a conservation easement against an approximately 14.3-acre portion of the Site where a wetland and other environmentally sensitive areas are located to ensure no development may occur in this area in the future (2010 Comprehensive Plan at 7-18). The Applicant also recognizes the importance to mitigate potentials for aesthetics impacts to the Aqueduct Trail and the Sylvan Glen Nature Preserve located beyond the northern boundaries of the development. This will be accomplished by providing supplemental native vegetation screening along the northern boundaries of the site, consistent with policy 7-15 of the Comprehensive Plan. (2010 Comprehensive Plan at 7-11). Sewer and Water Services The proposed sewer and water supply systems are currently being confirmed by the Applicant, in consideration of the Town Engineer’s recent review findings that the systems may not provide service for the development. In light of this, the Applicant will work with their engineering consultants jointly with the Town Engineer’s office to address service needs for the development. Item 18 - Consistency with Community Character; (b.): The proposed development would be consistent with the existing pattern of development in the area along Catherine Street. The Project Site is across Catherine Street from the Glassbury Court at Hunterbrook development, which is also a 55+ community. This community consists of 64 townhouse units, covering approximately 45 acres with two curb cuts along Catherine Street, which is also proposed by the Field Home development. Similar to the proposed development, Glassbury offers various on-site recreation amenities for its residents, such as a clubhouse and pool. The east side of Catherine Street is also developed with several senior living health facilities and related uses, covering approximately 48.06-acres. This includes the Yorktown Rehabilitation and Nursing Center, a three-story residential and out-patient health center. It also includes the Yorktown Assisted Living Residence, an 85-bed senior living community on approximately 27.0-acres. In addition, the Field Home Building is used as offices for the Field Home Foundation, a private entity focused on improving the lives of older adults and their 23 4917-4820-9155, v. 2 caregivers. Moreover, the Project Site was previously approved to be developed with an independent living faciality consisting of 102 apartments. Fiscal Analysis In addition, tax revenues generated by the development are expected to meet the demand for Town services including schools which are least demanded by 55+ housing developments. The proposed project will result in an additional demand for community services including Town and County and schools. During May 2022, the Applicant retained the service of Cronin & Cronin, Law Firm, PLLC to prepare a real estate property tax projection evaluation for the Field Home project. The evaluation was based on its physical condition on May 1 with a valuation date of July 1 of the previous year (fiscal period January 1st through December 31st 2023). All estimates were based on current New York State law; the tax projection evaluation did not include any exemptions the subject property may be eligible to receive. An Assessment Equalization Rate of 1.93 (dated 2022) was utilized for the tax projection. Further, an anticipated annual tax rate of 2 to 5 percent was considered for the Town, Cunty, School and Special District tax jurisdictions evaluated (considering a 2% tax cap); each Townhouse unit was assumed to be on its own tax lot. The average sale price determined by the Applicant for the assessment was $862,995. Two parcels which comprise the property site were considered, 35.12-1-2 and 35.08-1-45. The projected project build date was 2023 for the proposed 118 units (age-restricted, 3-bedroom townhouse units) on the 50.51-acre site. Section 508 of the New York Consolidated Laws, “Tax Law” was considered for the assessment. A report entitled “Real Estate Property Tax Project Report,” prepared by Cronin & Cronin, PLLC is provided under Attachment M which provides additional assumptions and applicable New York State laws considered. The following three properties were used in the Assessment Analysis, which are in the same area as the subject property site: Comp 1: Property Address: Glassbury Court: 2265 Dalton Drive Tax Map # 35.12-1-1.27-54 Property Type: Condo Assessment: 7,100 Full Market Value: $334,905 SF: 2,265 Value per SF: $148 Taxes 21/22: $8,074 Taxes per SF: $3.56 Comp 2: Property Address: Glassbury Court: 1806 Summerhill Court Tax Map # 35.12-1-1.19-37 Property Type: Condo Assessment: 6,800 Full Market Value: $320,754 SF: 2,265 Value per SF: $142 Taxes 21/22: $7,733 Taxes per SF: $3.41 24 4917-4820-9155, v. 2 The annual tax projections assessed by Cronin & Cronin, PLLC, with and without the project, are as follows: Projected Tax Burden as Fully Constructed: Year Total Projected Assessed Value Combined Tax Rate Est. Taxes Est. Taxes Per Unit 2023 895,939 1,440.422 $1,290,529.83 $10,936.69 Portion Total Projected Assessed Value Current Tax Rate Est. Annual Taxes Est. Annual Per Unit Town/County 895,939 439.267740 $393,557.10 $3,335.23 School 895,939 1,001.154 $896,972.73 $7.601.46 Total 895,939 1,440.422 $1,290,529.83 $10,936.69 A summary of the Income Approach Analysis completed by Cronin & Cronin, PLLC, for generating the above tabulated projected taxes, is as follows: LAND ACRES: 50.51 = 2,200,215.6 SQ.FT. TAX MAP # 35.12-1-2 35.08-1-45 ADDRESS: 2302 CATHERINE STREET 2021/22 VALUATION DATE: July 1st TENANT/TYPE: Condos Units 118 Rental Rate $4,500 Gross $6,372,000 TOTAL UNTIS: 118 POTENTIAL GROSS INCOME $6,372,000 VACANCY: 5% EFFECTIVE GROSS 6,053,400 EXPENSES: 25% NET OPERATING INCOME: 4,540,050 CURRENT TAXES 184,806 25 4917-4820-9155, v. 2 TOTAL CAP RATE INCLUDING TAX FACTOR: 9.78 FULL VALUE: 46,421,718 EQUALIZATION RATE: 0.0193 NEW AV. 895,939 VALUE PER UNIT: 393,404 Presented below is a detailed summary of Annual Property Tax Revenues compared to Total Annual Public Cost jurisdictions and resulting total annual net surpluses. ANNUAL FISCAL IMPACTS The following calculations model the impact of the proposed development on the 2021/22 Town of Yorktown, Westchester County, and Yorktown School District budgets, as though the homes were already built out and occupied. See attached spreadsheets for detailed calculations. Annual Property Taxes Total Annual Public Revenues Annual Net Surplus Costs TOTAL TOWN SERVICES: (General Fund, Highway Fund, + all Special Districts) $271,685 ($163,676) $108,010 COUNTY SERVICES: (All Westchester County Operations) $121,874 ($109,151) $12,724 SCHOOL SERVICES: (Yorktown School District) $896,969 $0 $896,969 TOTALS: $1,290,529 ($272,826) $1,017,702 TOTAL ANNUAL NET SURPLUS (PUBLIC) REVENUE $1,017,702 Average Net Surplus Per New Home (Average of 118 Units) $8,625 Based on the above assessment, a considerable amount of taxes will be generated by the proposed project which will off-set the cost of the tax jurisdictions considered. As such, potential fiscal impacts are expected to result in a positive impact for the Town, County and School district whereby an annual net surplus of $1,017,702, representing $8,625 per unit, will be realized with the Project to offset the additional demand for community services attributable to the addition of 118 age-restricted residential units at the Property. 26 4917-4820-9155, v. 2 Additionally, although it is not anticipated that the Project will have a significant adverse impact on services such as police, fire, and EMS, the Applicant would contribute approximately $55,000 to the Voluntary Ambulance Corps (Mohegan EMS) in furtherance of the VAC acquiring four CPR units for its vehicles. FIGURES FIGURE 1 – SITE LOCATION MAP FIGURE 2 – FIELD HOME CONCEPTUAL ARCHITECTURE FIGURE 3 – ZONING ANALYSIS OF PREFERRED BUILDING HEIGHT ENVIRONMENTAL COMPLIANCE SERVICES, INC. Environmental Consulting NOT-TO-SCALE FIELD HOME PROPERTY SITE N FIGURE – 1 SITE LOCATION MAP FIELD HOME 2300 CATHERINE STREET TOWN OF YORKTOWN, WESTCHESTER COUNTY, NEW YORK F RONT ELEVATIONS SOURCE: TOLL BROTHERS, 2022; FIGURE-2 FIELD HOME CONCEPTUAL ARCHITECTURE 2300 CATHERINE STREET TOWN OF YORKTOWN, WESTCHESTER COUNTY, NEW YORK ENVIRONMENTAL COMPLIANCE SERVICES, INC. Environmental Consulting SOURCE: TOLL BROTHERS, 2022; FIGURE-3 ZONING ANALYSIS OF PREFERRED BUILDING HEIGHT FIELD HOME 2300 CATHERINE STREET TOWN OF YORKTOWN, WESTCHESTER COUNTY, NEW YORK ENVIRONMENTAL COMPLIANCE SERVICES, INC. Environmental Consulting