DALEY FARM PLANNED DEVELOPMENT DISTRICT Town of LaGrange, New York

Transcription

1 DALEY FARM PLANNED DEVELOPMENT DISTRICT Town of LaGrange, New York DRAFT ENVIRONMENTAL IMPACT STATEMENT Volume 1 Town of LaGrange Daley Farm Development, LLC Saccardi & Schiff, Inc. May 2009

2 Daley Farm PDD Town of LaGrange, New York DRAFT ENVIRONMENTAL IMPACT STATEMENT Volume 1 Lead Agency: Town of LaGrange Planning Board 120 Stringham Road LaGrangeville, New York Contact: Eileen Mang, Planning Secretary Prepared For: Daley Farm Development, LLC PO Box 310 LaGrangeville, New York DEIS Preparation: Saccardi & Schiff, Inc. 445 Hamilton Avenue White Plains, New York Contact: Syrette Dym, AICP Submission Date: March 2007 Revisions: September 26, 2007 December 2008 Date of Acceptance: April 21, 2009 Public Hearing Date: May 19, 2009

3 Participating Consultants: DEIS Coordination and Report Preparation: Saccardi & Schiff 445 Hamilton Avenue, Suite 404 White Plains, New York Engineering: Morris Associates 9 Elks Lane Poughkeepsie, New York Contacts: Richard Harper, Pete Setaro Traffic Engineering: John Collins Associates 11 Bradhurst Avenue Hawthorne, New York Contact: Phil Grealy Environmental Science: Ecological Solutions 1248 Southford Road Southbury, Connecticut Contact: Mike Nowicki Cultural Resources: CITY/SCAPE: Cultural Resource Consultants 166 Hillair Circle White Plains, New York Contact: Gail Guilet Legal: Cuddy & Feder 300 Westage Business Center Suite 380 Fishkill, New York Contact: Dan Leary

4 TABLE OF CONTENTS Daley Farm PDD 1.0 Executive Summary Description of Proposed Action Purpose, Need and Public Benefit Potential Significant Impacts / Mitigation Measures Project Alternatives Considered Involved and Interested Agencies / Reviews and Approvals Description of Proposed Action Site Location Site Use Description of Action Phasing, Construction and Operation Potential Environmental Impacts Land Use and Zoning Visual Resources Soils and Geology Vegetation Wildlife Surface Water Resources Groundwater Resources Utilities Water Supply Utilities Wastewater Generation Transportation Fiscal Resources School District Services Police, Fire and Emergency Medical Services Recreation and Open Space Resources Cultural Resources Adverse Unavoidable Significant Environmental Impacts If Project is Implemented Short-Term Construction Impacts Long-Term Impacts Alternatives No-Build Cluster Subdivision Alternatives Includes an Entrance from Daley Road Does Not Include an Entrance from Daley Road Lower Density Alternative Anticipated Impacts Among Alternatives i

5 6.0 Irreversible and Irretrievable Commitment of Resources Growth Inducing Aspects Effects on the Use and Conservation of Energy Resources Appendices A. SEQRA Documentation Daley Farm Application Including Final EAF Full EAF Town of LaGrange Planning Board Intent to Be Lead Agency Town Planning Board Letter, dated March 27, 2006, informing of action to declare themselves as Lead Agency SEQR Positive Declaration of Significance Notice of Intent to Prepare DEIS; dated March 21, 2006 Final Scoping Document; 7/18/06 Adoption of Final Scoping Document; 7/18/06 B. Correspondence Letter from Eileen Mang, Secretary Planning Board re: Planning Board vote to establish as-of-right count of 91 Lots; dated February 16,2006 DBH and Road Requirements Waiver Meeting Minutes Letter to LaGrange Fire District; dated August 11,2006 Letter to Dutchess County Sheriff s Office; dated August 9,2006 Response From NYS Police; dated August 15, 2006 Letter to NYS Police Troop K Headquarters; dated August 9,2006 C. Natural Resource Reports Wetland Delineation Report Natural Resources Survey D. Traffic Impact Study E. Phase 1A Literature Review and Sensitivity Analysis And Phase 1B Archaeological Field Reconnaissance Survey F. Preliminary Stormwater Pollution Prevention Plan G. Engineering Drawings (See set of plans included in submission) H. ACSD School Bus Routes I. Agricultural Data Statement Revised Agricultural Data Statement Letter from Patrick Hooker, Commissioner of Agriculture and Markets of the State of New York to Patricia J. Hohmann, Clerk Dutchess County Legislature, April 16, 2008 J. Water and Sewer Agreement Between the Town of LaGrange and Daley Farm K. Proposed Amended Verified Petition for the Establishment of the Daley Farm PDD ii

6 Tables Table Page 1-1 Properties Abutting Project Site or Separated By A Street Impact/Mitigation Summary Involved and Interested Agencies and the Approvals/Review Required R-40/60/80 Permitted Uses R-40/60/80 Dimensional Requirements Street Design Standards R-40/60/80 Dimensional Requirements and Proposed Dimensions Townhouse as Multifamily Parking Requirement Total Net Acreage Available for Single-Family and Multifamily Use Required / Proposed Street Design Standards Hydrologic Soil Group (HSG) for On-Site Soils On-Site Soil Limitations Soil Classification of the Project Site Site Disturbance per Slope Category Cover Types Identified on the Daley Farm Project Site Cover Type Impacts Existing Condition Peak Flows Pre- and Post-Development Wetland Area Proposed Conditions Peak Flows (w/smp) Comparison of Existing & Proposed Peak Flows (w/smp) Existing Conditions Level of Service Summary Hourly Trip Generation Rates (HTGR) and Anticipated Site Generated Traffic Volumes Level of Service Summary Table a Hourly Trip Generation Rates (HTGR) and Anticipated Site Generated Traffic Volumes for Phase Taxing Districts per Tax Parcel Assessed Value per Project Site Tax Parcel Tax Distribution and Total Taxes Anticipated Average Tax Generation for Estate Homes Anticipated Average Tax Generation for Single-Family Homes Anticipated Average Tax Generation for Townhouses Total Projected Tax Generation Projected Tax Generation Summary Only Phase 1 Projected Tax Generation Only Phase 1 Projected Tax Generation Summary Only Phase 1 and 2 Tax Generation Only Phase 1 and 2 Tax Generation Summary Total Tax Generation with Average $50,000 Reduction in Sales Price Proposed Residential Unit Price Ranges Annual and Monthly Housing Costs for Households Earning 80% of the 2006 Area Median Income iii

7 3-36 Arlington Central School District Capacity and Enrollments Enrollment Projections for the Arlington Central School District (High Forecast) Case Studies in DCEDC s Cost/Benefit Analysis Public School Generation from DCEDC Case Studies School Age Children Generation for Daley Farm PDD School Age Children Generation for Phase 1 Only Daley Farm PDD School Age Children Generation for Phase 1 and 2 Only Daley Farm PDD Anticipated Impacts Among Alternatives iv

8 Exhibits Exhibit After Page 1-1 Site Location Tax Parcels PDD Site Plan Adjacent Parcels Regional Location Aerial Photograph Other Area Developments Typical Elevation Single-Family Typical Elevation Townhouse Typical Elevation Estate Home Phasing Plan Existing Land Use Existing Zoning Open Space and Conservation Easements Agricultural Districts Agricultural Tax Parcels Existing Condition Photographs View Point Locations and Photographs Cross Sections A-A, and B-B Cross Sections C-C, and D-D Cross Sections E-E, and F-F Existing Soils Slopes Analysis Wetlands Existing Floodplain Floodplain Project Overlay Existing Traffic Volumes Weekday Peak AM Hour Existing Traffic Volumes Weekday Peak PM Hour Projected Traffic Volumes Weekday Peak AM Hour Projected Traffic Volumes Weekday Peak PM Hour Other Development Traffic Volumes Weekday Peak AM Hour Other Development Traffic Volumes Weekday Peak PM Hour No-Build Traffic Volumes Weekday Peak AM Hour No-Build Traffic Volumes Weekday Peak PM Hour Arrival Distribution Departure Distribution Site Generated Traffic Volumes Weekday Peak AM Hour Site Generated Traffic Volumes Weekday Peak PM Hour Build Traffic Volumes Weekday Peak AM Hour Build Traffic Volumes Weekday Peak PM Hour ACSD School Locations in the Town of LaGrange Area Parks v

9 3-32 Areas of Potential Sensitivity Cluster Subdivision Alternative Lot Conventional Plan vi

10 1.0 EXECUTIVE SUMMARY 1.1 Description of Proposed Action The Project Site is located between Titusville Road and Davis Road to the north, Noxon Road to the east, Colleen Court to the south and Daley Road and the County-owned Maybrook Rail Trail to the west in the Town of LaGrange, Dutchess County, New York. (See Exhibit 1-1, Site Location.) The site comprises a total of ± acres within three tax lots, including: Section, block and lots , (87.45± acres); (55.76± acres); and (90.15± acres). (See Exhibit 1-2, Tax Map.) The site is zoned Residential 40/60/80 (R-40/60/80), with a 2.17± acre portion just south of Titusville Road, (part of acre lot ) zoned Commercial-2 (C-2). The Proposed Action calls for the establishment of a Planned Development District (PDD) for the residentially zoned portion of the site to be known as Daley Farm PDD, to allow for the construction of 126 new residential units and the preservation of the existing farm site and residence, for a total of 127 residential units. The 127 units comprising the Proposed Action involve the construction of 64 detached single-family residences, 56 townhomes, six estate homes on lots ranging from two to eight acres in size and the existing farm residence. The Proposed Action is compatible with the surrounding neighborhood, which includes residential and commercial uses to the north, east and south, and the Maybrook Rail Trail to the west, which is tree-lined along both sides. Access to the existing farm site is from Daley Road. According to the recorded deed which conveyed the strip of land that currently consists of the Maybrook Rail Trail, an easement to cross this strip of land was granted to current and future owners of the subject property. However, the Proposed Action will provide primary access from Titusville Road. (See Exhibit 1-3, PDD Site Plan.) The main project roadway will run south from Titusville Road, to the two northernmost estate lots, and then head further east. The roadway comprises 0.51 acres road right-of-way of the 2.17 acres commercially zoned land. A roadway ending at a cul-de-sac will serve the six estate lots, each lot having an individual driveway off of this road. The main road then heads further east and then southeast providing frontage for the 56 townhomes. The main road continues southeast and then southwest until it connects with Colleen Court at the terminus of the existing cul-de-sac. This southern and southeastern road leg, with two eastern loop roads are the organizing elements of the 64 lot single family home portion of the proposed PDD community. Secondary access to the site will be provided from Colleen Court to the south. The existing cul-de-sac at Colleen Court will be reconfigured and the roadway will be extended north into the Project Site, connecting to the project roadway system. The Project Site is primarily vacant, with the exception of a cluster of farm buildings on the existing farm site. Much of the site comprises existing tree coverage, with cleared areas along the southeastern portion of the site. (A complete discussion of the vegetative cover can be seen in Section 3.4 of this DEIS.) A 10.96± acre pond is located in the northeastern portion of the site, south of Davis Road. The following table lists all properties (as shown Saccardi & Schiff, Inc. 1-1

11 0 1000' MAYBROOK RAIL TRAIL 1/4-Mile SITE COLLEEN COURT Exhibit 1-1 SITE LOCATION DALEY FARM Town of LaGrange, New York BASE MAP SOURCE: USGS - Pleasant Valley, NY Quadrangle Saccardi & Schiff, Inc. - Planning and Development Consultants

12 TITUSVILLE RD DAVIS RD NOXON ROAD 0 500' * DAVIS RD RD DALEY MAYBROOK RAIL TRAIL SIMONE DRIVE BRAYFARM LANE COLLEN COURT MALONEY ROAD * 266 Titusville Road Exhibit 1-2 TAX PARCELS DALEY FARM Town of LaGrange, New York Saccardi & Schiff, Inc. - Planning and Development Consultants

13 0 200' Single-Family Residential ROAD A 121 Estate Lot Townhouse Open Space -84 D D S 65 LOT ROA S 93 LOT LOTS Pond ACOE Wetland Area DEC Wetland Area Wetland Buffer SWMB RO AD RO AD B Trail A O R 48 D A 13 B D ROA C SOURCE: Morris Associates, P.S., LLC Exhibit PDD SITE PLAN DALEY FARM Town of LaGrange, New York Saccardi & Schiff, Inc. - Planning and Development Consultants

14 Executive Summary on Exhibit 1-4, Adjacent Parcels) that directly abut the subject Project Site or are separated by a road: Table 1-1 Properties Abutting Project Site or Separated By A Street Tax Parcel Address Titusville Road* Davis Road Davis Road Davis Road Davis Road Davis Road Davis Road Davis Road Davis Road Davis Road Davis Road Davis Road Davis Road Noxon Road Noxon Road Noxon Road Scenic Hills Drive Noxon Road Noxon Road Simone Drive Simone Drive Simone Drive Simone Drive Simone Drive Simone Drive Simone Drive Simone Drive Simone Drive Maloney Road Maloney Road Bray Farm Lane Bray Farm Lane Colleen Court Colleen Court Colleen Court Bray Farm Lane Bray Farm Lane Daley Road Daley Road Daley Road Daley Road Titusville Road Titusville Road Titusville Road Titusville Road The abutting parcel, 266 Titusville Road (Lot ) identified on Exhibit 1-4, is a commercial development, which includes 11,000 square feet of retail space and a 7,800 square foot restaurant, served by 94 surface parking spaces. Saccardi & Schiff, Inc. 1-2

15 0 500' Exhibit 1-4 ADJACENT PARCELS DALEY FARM Town of LaGrange, New York BASE MAP SOURCE: (As of 12/19/06) Saccardi & Schiff, Inc. - Planning and Development Consultants

16 Executive Summary The Town Subdivision Regulations, Chapter 203 of the Town Code, specifies procedure and regulations for subdivision of land within the Town. That Chapter does not have a definition of net density. However, there are references to the need to consider environmental features. Section A. states that land to be subdivided shall be of such character that it can be used safely for building purposes without danger to health or peril from fire, flood or other menace. Section B. states that proper provision shall be made for drainage, water supply, sewerage and other needed improvements and utilities. Section also indicates that plans should identify the certified wetlands boundary and associated buffers, all existing watercourses, the approximate foliage line, and other natural features. The standard subdivision plan prepared by the Applicant and submitted to the Town for determination of allowable density, identified all of the above features required in the subdivision regulations. Based on the determination of these features and their analyses by the Planning Board, the maximum allowable lot count of 91 lots was established. The Town s Zoning Code does define net density as the density allowed by permitting only those lots that would be accepted by the Planning Board for a Standard Plan. Said layout will consider limitations caused by steep slopes, wetlands, floodplains other constraints and will meet the requirements for a preliminary layout under Chapter 203, Subdivision of Land. The Applicant submitted an application and subdivision plat for a proposed 91 lot subdivision to establish lot count, which was sensitive to the Site s natural environment and avoided development in steep slopes, wetlands, and floodplains to the maximum extent practicable. The preliminary subdivision plat was required to meet all the provisions of Section , Subdivision of Land, of the Town Code and all requirements of the Town Zoning Ordinance with regard to development within the R-40/60/80 district, including all bulk and other regulations, such as those pertaining to deductions for natural features and net buildable area. The Applicant also had to prove that the as-of-right lot count could be built with a stormwater management plan that meets all current regulations. The plan was reviewed by the Planning Board s engineering consultant to verify such compliance. On February 14, 2006, 1 the Planning Board approved the as-of-right lot count for the Project Site as 91 single-family lots. With regard to the cluster subdivision, as shown in the Alternatives section of this DEIS, the Zoning Code is more specific in Open Space Subdivisions. The cluster subdivision plan provided is based on the allowable 91 standard lot count and avoids impacts to natural features as does the standard plan. Currently, there are no future plans for the commercially-zoned portion of the Project Site along Titusville Road. If a commercial use were to be requested in the future, the applicant would be subject to required Town approvals. 1 See Appendix B, letter to Peter Setaro, Morris Associates from Eileen Mang, Planning Board Secretary, dated February 16, Saccardi & Schiff, Inc. 1-3

17 Executive Summary 1.2 Purpose, Need and Public Benefit The primary purpose of the proposed project is the establishment of a PDD to provide a high quality residential development with different housing types, conservation of the existing farm site and provision of significant permanent open space in the Town of LaGrange. The ± acre parcel is private property that could otherwise be developed with 91 single-family dwellings as-of-right. It is the Applicant s objective to provide a mix of housing types on-site, while preserving a significant portion (approximately 56%) of the site as open space through conservation easements. In addition to the preservation of open space, the project would add significant taxes to local and regional taxing jurisdictions. The provision of 126 new units will add to the Town s property tax base, and will generate additional taxes for the School District, fire district, County and State. The proposed units will also add to the housing options for local and regional residents. One of the land use objectives listed in the Town Comprehensive Plan is the continued provision of a range of housing types for a diverse population. As stated in the Town Plan, there is a lack in diversity in the Town s housing stock, the Town appears best suited to families with two parents. 2 The Dutchess County plan, Directions, which also advocates the provision of a wide range of housing opportunities, indicates a need for smaller units, including those for one- and two-person households. 3 In addition to single-family homes, a mix of two- and three-bedroom townhouses are included in the proposed development, which often cater to residents other than the traditional two-parent household. A discussion of the anticipated range in housing prices per housing type, affordability, and the relationship of proposed sales prices to HUD standards is discussed in Section 3.11 Fiscal Resources of this DEIS. 2 Town of LaGrange Comprehensive Plan, July 13, 2005; p Directions: The Plan for Dutchess County, February 1987; p.108. Saccardi & Schiff, Inc. 1-4

18 Executive Summary 1.3 Potential Significant Impacts / Mitigation Measures Table 1-2 Impact/Mitigation Summary Impact/ Impact Mitigation Category Land Use and Zoning The proposed development is consistent with the local and regional land use objectives. The establishment of a PDD is consistent with the Town s Zoning Ordinance which sets forth that PDD s are appropriate for lands within the R- 40/60/80 zoning districts. While the creation of the PDD would potentially allow for the development of up to 182 lots (100% above the asof-right lot count of 91), as identified in Section C.2(l) of the Zoning Ordinance, the Proposed Action calls for the construction of only 126 new lots in addition to the remaining farm house, totaling 127 lots. The Plan includes the preservation of over 130 acres of land in the form of open space and conservation easements, including the preservation of the existing farm operation. The Plan calls for the inclusion of an on-site trails system, potentially linking into the adjacent Maybrook Rail Trail, to be available for use by the public. The Plan proposed that the pond be available for public use. The residential character of the proposed Daley Farm PDD will be compatible with the surrounding residential neighborhood. Proposed Improvements/ Mitigation Measures No significant adverse impacts to land use and zoning are anticipated and, therefore, no mitigation is required. Saccardi & Schiff, Inc. 1-5

19 Executive Summary Impact/ Mitigation Category Visual Resources Impact The viewsheds from different points along the Maybrook Rail Trail and from the Raymour and Flannigan Building have limited views of the proposed residential units. Much of the boundary along the Maybrook Rail Trail is heavily treed. The views into the Project Site from the intersection of Noxon Road and Scenic Hills Drive looking southwest, and from Davis Road looking south across the Pond, are also primarily obstructed by existing trees. While views from Colleen Court to the north into the Project Site will reveal some of the proposed residences, these residences will be single-family homes (as are the homes along the adjacent Colleen Court) and will be landscaped to soften the viewshed and any visual impact. The typical Colonial-style singlefamily homes will have four bedrooms and range in size between 2,800 and 3,200 square feet. There will be 28 two-bedroom townhouse units, and 28 three-bedroom townhouse units, ranging in size between 1,400 and 2,000 square feet. The six farmhouse-style estate lots will range in size between two and eight acres. These homes will have four bedrooms and will average 3,500 square feet. Earth tones and white and cream colors will mainly be used for the proposed homes. Homes will be landscaped with plant material accustomed to local weather conditions, including flowering and coniferous trees and an assortment of shrubs which will be varied to avoid uniformity. Attractive building materials, signage and lighting will be incorporated into the design. Specific design details will be provided as part of site plan review with the Town Planning Board. Proposed Improvements/ Mitigation Measures No further mitigation is necessary. Saccardi & Schiff, Inc. 1-6

20 Executive Summary Impact/ Mitigation Category Soils and Geology Vegetation Impact The largest soil type that will be disturbed is the Bernardston silt loam. The majority of the soil disturbance will be associated with the construction of roads, stormwater control structures, and the excavation of house foundations. The impacts of the proposed development on the site s agricultural soils have been greatly reduced by the Planned Development District design from that in a regular subdivision. Removal of some existing vegetation is an unavoidable impact of developing this site. The proposed plan utilizes, to the maximum extent practicable, existing cleared areas for development. As proposed, approximately acres of land will remain in its current condition. The proposed development will require a NYSDEC Article 24 permit for the proposed road crossing into the bulk of the property. Proposed Improvements/ Mitigation Measures Slopes for developed areas will generally not exceed five percent, with side slopes generally not exceeding three horizontal to one vertical. Slopes on the internal roads will not exceed the Town requirement of ten percent. The Planned Development District layout was chosen to conserve the maximum amount of agricultural soils on the site. Impacts to soils and geology will be minimized through erosion and sediment control measures and the establishment of Stormwater Management Practices. To minimize loss of habitat, the developer will minimize removal of natural vegetation as much as possible to preserve natural cover types on the site. Vegetation clearing will be minimized in all cover types. Natural vegetation clearing has been minimized by the establishment of undisturbed, naturally vegetated buffers and open space areas and through arrangement of lots to take advantage of previously disturbed cover types and lower value cover types, such as early successional old fields. A Federal Section 404 Permit (Nationwide Permit #29 Residential Subdivisions) for development activities associated with the placement of 0.19 acres of fill for a road crossing will be required. Saccardi & Schiff, Inc. 1-7

21 Executive Summary Impact/ Mitigation Category Wildlife Impact Direct impacts to wildlife from the proposed development will primarily be short-term displacement during construction activities. Some species found on the site are typically found in suburban settings and do not need to adapt to proximal human habitation. These species will remain on the developed portion of the site in similar numbers as currently exist. There will still be sufficient wildlife habitat in, on, and surrounding the development areas. No direct impacts to Blanding s Turtle or Bog Turtle will occur from the proposed development since there is no habitat or specimens from either species located on the site. No impacts to Wood Turtle habitat located along the lake outlet will occur, therefore, no impacts to the critical habitat for this species is anticipated. Impacts to Indiana Bat roost trees will be avoided by constructing the development in mainly old-field habitat, and timing tree removal on the site to the Indiana Bat hibernation period from October 1 through March 30. Proposed Improvements/ Mitigation Measures The Project Site was surveyed for the presence of Blanding s Turtle habitat and specimens but no captures were made. The Project Site was surveyed for the presence of Bog Turtle habitat via a Phase 1 visual habitat survey. No Bog Turtle habitat was located on the property. The Daley Farm property is considered to possess potential habitat for the Indiana Bat. It is understood that most of the development will occur on the oldfield portion of the property and will avoid impacts to potential habitat. To further avoid direct impacts to individual Indiana Bats, removal of trees and snags with exfoliating bark or crevices for construction activities or within building envelopes will occur during the time period from October 1 to March 30. A portion of the property will remain as green space that will remain for wildlife. (See Appendix C for the complete Natural Resources Survey.) Saccardi & Schiff, Inc. 1-8

22 Executive Summary Impact/ Mitigation Category Surface Water Resources Groundwater Resources Impact The proposed development of the property will require a NYSDEC Article 24 permit for the proposed road crossing into the bulk of the property. A Federal Section 404 Permit (Nationwide Permit #29 Residential Subdivisions) for development activities associated with the placement of 0.19 acres of fill for a road crossing will be required. Existing condition drainage areas have been revised to reflect the new drainage patterns of the project. The proposed stormwater management systems are intended to provide sufficient detention of additional runoff such that the peak discharge rates at the design points do not exceed the existing condition or predevelopment rates. Potential impacts to groundwater quantity within the Project Site may include decreasing groundwater recharge with the introduction of impervious surfaces and the loss of vegetation. Potential impacts to the groundwater quality on the Project Site may include fine sedimentation from construction activities as well as groundwater contamination from chemical compounds that may be used during construction. Proposed Improvements/ Mitigation Measures The ACOE will review the PCN within 45 days of receipt and will either comment on the PCN and review the site in the field (Jurisdictional Determination) for authorization of the proposed wetland fill and establishment plan, or will allow the 45-day Notification period to expire without comment. The proposed Daley Farm development has been engineered such that the unavoidable impacts will be minimized and mitigated by the implementation of a Stormwater Pollution Prevention Plan and a detailed Erosion and Sediment Control Plan. The proposed development incorporates a comprehensive stormwater management plan that has been designed to provide water quality and quantity controls meeting the standards set forth in the New York State Stormwater Management Design Manual, 2003, NYSDEC SPDES General Construction Permit GP and Chapter197 of the Code of the Town of La Grange including the NYSDEC regulated Municipal Separate Storm Sewer System (MS4) policies and procedures. (See Appendix F.) A Stormwater Maintenance District is proposed to ensure continued proper maintenance of the stormwater management facilities. The annual fee per unit will be established by accepted formulas. The Project Site will be serviced by the Town of LaGrange Water and Sewer Districts, thereby eliminating any potential impacts that on-site sewage disposal systems and on-site wells would have on the groundwater resources. The Stormwater Pollution Prevention Plan, Erosion and Sediment Control Plan and construction phasing will minimize the potential impacts to the groundwater resources during and after construction. Saccardi & Schiff, Inc. 1-9

23 Executive Summary Impact/ Mitigation Category Water Supply Wastewater Generation Impact The proposed project s water system will connect to the existing 8-inch line on Titusville Road. The water main throughout the Project Site will be 8-inch ductile iron pipe with hydrants located at all high and low points. Additional hydrants will be located at strategic locations. Water valves will be located at all intersections and at maximum 800- foot intervals to provide shut-off capabilities to perform future maintenance with the least amount of water service disruption. As the project will be served by a municipal water system, there are minimal potential environmental impacts. The average daily water usage for the development is estimated at up to 44,740 GPD. Using a peaking factor of 1.5, the peak hourly flow rate is approximately 47 GPM. As the Town is constructing new sewage treatment and collection systems, and given the fact that the Applicant has coordinated with the Town in entering into a contract to be served by these new facilities, there are no adverse impacts on municipal sewer facilities. There are two additional 500,000 GPD expansions planned, with the first expansion being able to serve Daley Farm. The developers of Daley Farm have entered into a contractual agreement with the Town of LaGrange to provide the project with a maximum reserved sewer capacity of 44,740 GPD. There are, however, other small potential impacts such as, a NYSDEC wetland crossing, and short term traffic impacts along Titusville Road for final sewer connection. Proposed Improvements/ Mitigation Measures The drilling of an additional well at the Town s well site to serve the project will not result in any adverse impacts. The well must be drilled and pump tested in accordance with DCDOH and NYSDOH requirements. This testing will include the monitoring of the existing wells, along with alternating and simultaneous testing of both the new and existing wells. This procedure will ensure that the existing wells are not impacted, and that the Daley Farm development can be adequately served by the Town system. Erosion control and de-watering measures will be utilized during the installation of the infrastructure improvements to avoid any environmental impacts. The NYSDEC wetland crossing will include all required underground water, sewer, electric, telephone, and cable facilities to serve the project. The crossing was discussed at a preliminary meeting with NYSDEC, and the details of the crossing will be reviewed and approved by them as part of the NYSDEC Permit process. The sewer main will be located as close as possible to the roadway crossing structure to limit wetland disturbance, and will likely be encased in a larger pipe to provide secondary protection. Plans will include measures to limit traffic interruption during heavy traffic periods, and other measures such as signage and flag persons to facilitate motorists through the construction area. Saccardi & Schiff, Inc. 1-10

24 Executive Summary Impact/ Mitigation Category Transportation Fiscal Resources Impact The Traffic Impact Study estimated trip generation rates as a result of the proposed development. The Study estimated a total of 92 Peak AM Weekday trips, a total of 115 Peak PM Weekday trips, and a total of 133 Peak Saturday trips. Based on the field inspections and the results of the analyses contained in Section 3.10 of the DEIS, a summary of recommendations relative to nine of the 14 area roadways are provided. With the exception of the access related improvements, the recommendations should be completed regardless of the proposed Daley Farm subdivision. (See Appendix D for the complete analysis.) There will be no impacts if only Phase 1 is built without a connection to Colleen Court. If only Phase 1 and 2 are built, connection to Colleen Court will be complete, and traffic will be less than that of proposed full buildout. The total potential Project cost ranges between $67,152 and $90,720. As determined in the projected tax generation analysis, the total Project 2008 revenues distributed to the Town are estimated to be $106,685. Therefore, after costs, there is an approximate surplus of $15,965 to $39,533, sufficient to cover any extraordinary costs. It should be noted that revenues and, therefore, surplus could be greater if the agricultural exemption is not applicable to farmland that is part of the conservation easement. No adverse impacts with respect to tax revenue generation are anticipated. If only Phase 1 or Phase 1 and 2 are built, there will be no fiscal impacts because taxes generated will exceed phased project costs to all jurisdictions. Proposed Improvements/ Mitigation Measures With the completion of the recommended improvements, the proposed development will not result in a significant negative traffic impact on the surrounding roadway network. Completion of access related improvements on Titusville Road must be completed by Applicant with only Phase 1 or only Phase 1 and 2. No further mitigation is necessary. Saccardi & Schiff, Inc. 1-11

25 Executive Summary Impact/ Mitigation Category School District Services Impact The proposed project would generate an estimated $813,809 in total taxes for the school district, a surplus of $73,290 over costs to educate new students and the School District can use this surplus to offset anticipated administrative costs for enrollment growth as a result of this project. The approval of the bond referendum to expand the high school will help to relieve current overcrowding and provide additional capacity for students to be generated by this and other area projects. Phased project school children generation from only Phase 1 or only Phase 1 and 2 and their associated costs, will be more than offset by new tax revenue to the district. Proposed Improvements/ Mitigation Measures No further mitigation is necessary. Saccardi & Schiff, Inc. 1-12

26 Impact/ Mitigation Category Police/Fire/EMS Impact No significant impacts on the Town s emergency services, including police service (provided by the State and County) and fire service (provided by the LaGrange Fire District), are anticipated. Two personnel positions are needed per 1,000 people in the population. As such, the projected 399 persons resulting from the Daley Farm Project would not warrant the hiring of another police officer personnel positions are needed per 1,000 people in the population. The projected 399 persons resulting from the Daley Farm Project would not warrant the hiring of additional fire department personnel. It is estimated that 4.1 EMS personnel positions are needed per 30,000 people in the population. In addition, a population of 1,000 people would produce 36.5 EMS calls per year. Based on this ratio, it can be estimated that the projected 399 persons residing at Daley Farms would generate approximately 15 calls per year. The projected 399 persons resulting from the Daley Farm Project would not warrant the hiring of additional EMS personnel. Fire hydrants will be installed throughout the Project Site and all construction will meet Building Code standards. The development will provide new tax ratables to the Fire District and the County (a portion of which is distributed to the Police Department). Proposed Improvements/ Mitigation Measures No further mitigation is necessary. Saccardi & Schiff, Inc. 1-13

27 Impact/ Impact Mitigation Category Recreation and Open Space The proposed Daley Farm development incorporates 130± acres of permanent open space or conservation easement, and provides an approximate two-mile trail network potentially connecting to the Maybrook Rail Trail. Due to the provision of open space in excess of the minimum requirements, as well as the provision of a trail network expanding that which is currently open to the public, the Applicant meets the recommendations of the Parks Master Plan. As such, there are no significant open space or recreation impacts of the project. The Applicant will also provide a recreation fee to the Town, to be determined during the review and approval process. All open space and conservation easements will be established as part of the approval and filing of Phase 1of the project. Cultural Resources A thorough review of the existing body of archaeological data relevant to the project area was undertaken. Areas possessing the potential to yield cultural remains were subjected to systematic subsurface archaeological testing. A total of 777 shovel tests were excavated in areas considered to have potential to yield prehistoric cultural material, and none yielded cultural material of any kind. Based on these findings, it was recommended that no further archeological investigations be undertaken in the project area. (See Appendix E for the complete Phase 1 Cultural Resource Survey.) Proposed Improvements/ Mitigation Measures No further mitigation is necessary. No mitigation is necessary. 1.4 Project Alternatives Considered This DEIS analyzes four project alternatives to the Proposed Action, as specified in the approved Scope of July 18, 2006, including: 1) a no-build scenario; 2) a cluster development which includes the existing access from Daley Road to the existing farm residence; 3) a cluster development without the provision of access from Daley Road; and 4) a lower density development. Saccardi & Schiff, Inc. 1-14

28 Executive Summary No-Build Under the No-Build scenario, the property would remain primarily undeveloped, and would have none of the negative or positive impacts of the proposed development, such as: no generation of new traffic, population or school-age children, and no new tax revenues to the Town or school district would be generated by the new residential units. In addition, on-site conservation easements would not be established. The Town s objectives for balancing opportunities for development to enhance the economic diversification of the Town s tax base with the need to protect natural resources and open space, and for the provision of a variety of housing types would not be met. Cluster development with an entrance from Daley Road The cluster subdivision alternative includes 91 single-family lots including the pre-existing farm operation which would continue to be accessed off of Daley Road. As is the case in the Proposed Action, six of the single-family lots in the western portion of the site would be estate lots. While the interior roadway network would be primarily consistent with that of the Proposed Action, and the configuration of the single-family homes leading up from Colleen Court would be similar to that of the Proposed Action, many of the lots would be significantly larger in size. The townhouses which are included in the Proposed Action are not part of the cluster subdivision alternative, and this land would be occupied by additional single-family homes. The cluster subdivision alternative would set aside a total of acres in open space and conservation easements, as compared with the acres of open space and conservation easements as part of the Proposed Action. Cluster development without an entrance from Daley Road An alternative to the cluster subdivision alternative which continues to provide access to the existing farm site, would comprise the same lot count and plan, but would eliminate access to the farm from Daley Road. In this scenario, a new road connection could be built, either by connecting southeast toward Colleen Court, or through the estates lots. Lower Density Development Ninety-one units are permitted as per the standard plan. Therefore, a maximum of 182 units are permitted in the PDD as per C.2(l), which states that in a PDD the number of single-family residential units permitted will be no greater than 100% above the number that would be determined by the Board to be the net density as defined in this chapter in The proposed plan comprises 127 total units (including the existing farm site), an additional 35 units over the permitted total in the standard plan. These additional units are only a 39.6% increase, instead of the permitted 100% in a PDD. The Proposed Action is, therefore, a lower density alternative to what is permitted as part of the Planned Development District under C.2(l). Saccardi & Schiff, Inc. 1-15

29 Executive Summary 1.5 Involved and Interested Agencies / Reviews and Approvals Table 1-3 Involved and Interested Agencies and the Approvals/Reviews Required Involved Agencies Agency Address Approval/Review Town Board Planning Board Highway Superintendent Dutchess County Health Department Dutchess County Department of Public Works New York State Department of Environmental Conservation New York State Department of Health Army Corp of Engineers (ACOE) 120 Stringham Road Lagrangeville, NY Stringham Road Lagrangeville, NY Stringham Road Lagrangeville, NY Main Street Poughkeepsie, NY Route 55 Poughkeepsie, NY Region 3 21 South Putt Corners Rd New Paltz NY Corning Tower Empire State Plaza Albany, NY NY District Regulatory Branch--Room Federal Plaza New York, NY Zoning Amendment (establishment of PDD) Site Plan and Subdivision Approval; Town Wetland Permit as part of resolution; Town of LaGrange MS4 approval; Town of LaGrange SWPPP Application approval Road Plan Approval Water and Sewer Access Permit; Work Permit SPDES Permit; Article 24 Freshwater Wetland Permit Water line Extension Approval; Amendment of Water Supply Permit Approval Nationwide Permit Interested Agencies Agency Address Approval/Review Town of LaGrange Fire Department Conservation Advisory Committee 120 Stringham Road Lagrangeville, NY Stringham Road Lagrangeville, NY Review Turning Radius; Hydrant Placement Environmental Input Dutchess County Planning Department Dutchess County Water and Wastewater Authority Dutchness County Soil & Water Conservation District New York State Office of Parks, Recreation, and Historic Preservation FEMA Region 2 27 High Street Poughkeepsie, NY High Street Poughkeepsie, NY Route 44 Suite 3 Millbrook, NY Peebles Island Resource Center P.O. Box 189 Waterford, NY Federal Plaza Suite 1307 NY, NY Advisory Role under GML 239m Water and Sewer review Agricultural Soil District Review Historic and archaeological resources review Review Establishment of New Flood Plain Line Saccardi & Schiff, Inc. 1-16