Planning & Development Advisors

92 Pages·2015·14.8 MB·English

Planning & Development Advisors
Creating value by unlocking opportunities
April 23, 2015
To: Christine Marin, Saber
From: David B. Smith
Re: Rivertowns Square Environmental Review and Processing
On or about January 25, 2011, Saber Dobbs Ferry LLC (Saber) submitted an application to the Village of Dobbs
Ferry Board of Trustees (the Village Board) for a proposed mixed-use redevelopment project located along
Lawrence Street, Danforth Avenue, Livingstone Avenue and Ogden Avenue to be known as Rivertowns Square.
As part of the submission package a full environmental assessment form was submitted to the Village Board
(see attached). The Village Board conducted a complete environmental review including the preparation of a
Draft Environmental Impact Statement, Final Environmental Impact Statement and concluded on January 8,
2013 with the adoption of an Environmental Findings Statement (see also attached).
Subsequently, in April 2013, Saber submitted a site plan application to the Village of Dobbs Ferry and received
site plan approval on June 25, 2013. During the course of the site plan review the Board determined that a
supplemental environmental review was not necessary. Saber further modified the site plan and was
granted an amended site plan approval on August 25, 2014, again with the Village Board finding that a
supplemental environmental review would not be required.
Between the time of the initial submission to the Village Board in 2011 and Site Plan approval in 2013 several
changes were made to the proposed plan which are summarized below. Please note that the highlighted
changes are related to just the commercial component of the Rivertowns Square development (there is a
separate residential component of Rivertowns Square that was also reviewed by the Village but is not included
in this review).
Table 1
Rivertowns Square Commercial Component
Breakdown Comparison
Project Component EAF Initial Submission Site Plan Approval Amended Site Plan
(6/25/13) Approval (8/25/14)
Hotel 107 rooms 123 room 138 rooms
Supermarket 70,000 s.f. 18,000 s.f. 18,000 s.f.
Retail/restaurant 44,950 s.f. 64,800 s.f. 64,800 s.f.
Specialty Movie Theatre 1,350 seats 650 seats
Should you have any questions or comments on the above or attached please do not hesitate to call me
directly at [phone].
101 Lee Avenue
Yonkers, New York 10705
914.552.8413 |
email: [email protected]
617.20
Appendix A
State Environmental Quality Revhiw
FULL ENVIRONMENTAL ASSESSMENT FORM
Purpa5e: The llJll EAF Is designed Ill help sppllconts and agencies determine, In en orderly manner, whether a project or action may
be significant. The qllestlon or whether on aotlon may be stgnlncent ls not e!Wlys easy to answar. frequol'l!ly, there are aspects of
a proJact that 1110 subjecllv• er unmaasurable. It Is also undcr.ilo<ld wet thosG Who determine slgnlllcanco may have little"' no l'ormal
knowledge of Ille environment or moy not be tecltnl""llY o•pllft In environmental analysl•. In addfllon. many wl1o have knowledgO
In Ol1ft portlcular BfS8 moy not ba aware or th!! brooder cancans .afffll:tlng Iha question of lllgnlticence.
The full EAF Is lnt..n-to provide a method whereby applicants and agencies can ba assured that tha dotennlnetlon process
has been orderly, comprehensive in nowre, yet flmdllle enough ID •llcw lntroduclfon of lnforma<lon to flt a prqlect or ae<lon.
Full EAF CWTiponents: The rull EAF Is comprlsed or three pans:
Part 1 : Provtdo5 objoclive data and Information about a glvon project and Its ske. By lllentlfylng basic plllioct data, It assists
a reviewer In Iha analysis that takes place In Parts 2 and 3.
Part 2: focuses on ldenlifylng the range of posslble Impacts that may occur from a project or ac<lon. It provides guidance
as to whether an Impact Is likely to be considered small to moderate or whether it I• a potentlalfy>lorge Impact. Tile
l'orm also Identifies wh!!lher an lmpac\ can I>• mhigalJ>d or ro<luced.
Pert 3: Ir eny Impact In Part 2 Is Identified as potentially-large, !hen Part 3 ls used to ovaluate whether or not Iha lmpocl Is
acWll!ly lmpoltent.
THIS AREA FOR LEAD AGENCY USE ONLY
DETERMINATION OF SIGNIFICANCE •• Type 1 and Unlisted Actions
[Z] 0 0Part
lden!lfy the Portlons of EAf compfell!{j fnr this project: Part 1 Part 2 l
Upon review of the Information recorded on llis EAF (Parts 1 and 2 and 3 If appropriate), and any other supporting inlormatian. and
considering both the magnttude end Importance Of each lmpaet. it Is reasonably <letermfned by the lead agency that:
The prqleCt win not result In any large and lrnportBnt Impact(•) and, thnrel'ore, Is one which will not he\lll a
significant Impact on the cnvlroMlOlll. thorefnre a l'tellllllve declaration will be prepared.
De-
Although the project could have a significant el'l'8ct on the environment. there wut not be a slgnlllcant effect
for this UnUsted Attlon bacoui• lh• mltlgatlan measures descritled In PART 3 have been required, therefore
e CONDITIONED negative declaretlan will be prepared.•
[Kl
c:. The pr'llect mey result In one or more large end Important lmpocts that may have a slgnlflcant Impact on the
environment, th ....r are e positive declaration wDI be prepored,
•A Condkloned Megaltve Declarallon Is only valid for UnUSl•d Actions
Rlvettewns Square
Name of AcUon
Vnlage Boord •fTrulleeo
Marcus Serrano Village Administrator
Print or Type Name ot Rosponslble Officer In lead Agency Tlllo of Responslble omcer
Sjgnature of Responsible Orrn:er In lead Agency
website
Page 1 0121
PART 1--PROJECT INFORMATION
Prepared by Project Sponsor
NOTICE: This document is designed to assist In determining whether the action proposed may have a significant effect on the
environment. Please complete the entire form, Parts A through E. Answers to these questions will be considered as part of the
application for approval and may be subject to further verification and public review. Provide any additional information you believe
will be needed lo complete Parts 2 and 3.
It is expected lhat completion of the full EAF will be dependent on information currently available and will not involve new studies,
research or investigation. Jr information requiring such additional work is unavailable, so indicate and specify each Instance.
Name of Action Rlvcrtowns Squ11re
Location of Action {Include Street Address, Munlclpality and County)
Lawrence St, Stanley Ave, Danforch Ave, Livingstone Ave, Village of Dobbs Ferry, Westchester County
Name of AppllcanUSponsor a. Saber Dobbs Ferry, LLC b. Lincoln Dobbs Ferry, LLC
Address a. 80 Business Park Dr., Suite 104; b. 483 Boston Post Rd., Suite 5
a.NY a .10504
City I PO a. Armonk b. Weston State b.MA Zip Code b. 02493
Business Telephone a. [phone]; b. {781)398-2223
Name of Owner (if dlHerent) Dobbs Ferry Capital Partners, LLC c/o Corey Rabin, Esq.
Address 44 Church Street, Suite One
City I PO White Plains Slate ...;;.N"""Y...__ ____ Zip Code -106-01- -----
Business Telephone """-(9'J:..4..;_),_ _94_8:...·c:.c22::.;:2""2_ ________
Description of Action:
The Appllcant is pursuing approvals to re-develop an existing commercial property which is approximately 17.7 +-acres in size.
Currently the site Is occupied by a multi-story office/laboratory building with associated parking and loading areas. It is
proposed to demolish and remove all existing site features in order to accommodate the proposed redevelopment. The proposed
redevelopment of the northerly 8.3+-acre parcel wlll consist of a multi-story residential bullding with approximately 223 rental
units and a parking structure within the bullding. The remaining southerly property is proposed as a mixed use commercial
development consisting of an 107 room Inn/hotel, an approximately 70,000 s.f. supermarket and approximately 38,550 s.f. of
.v arious retail space In three buildings. and .approximately 6,400 s.f. of retail/restaurant space in two buildings, all with the
required parking, landscaping, utilllies and stormwater facilities. Ogden Avenue will be extended and reconfigured. and
Improvements will be made to the intersectlon of Lawrence Street and the Saw Mill River Parkway.
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Please Complete Each Question--lndicate N.A. if not applicable
A. SITE DESCRIPTION
Physical setting of overall project, both developed and undeveloped areas.
D 0 [1J D 0
1 , Present Land Use: Urban Industrial Commercial Residential (suburban) Rural (non-farm)
D
[2]Forest Agriculture
2. Total acreage of project area: 17.66 acres.
APPROXIMATE ACREAGE PRESENTLY AF1£R COMPLETION
Meadow or Brushland (Non-agricultural} 0 acres 0 acres
Forested 8.46 acres 4.12 acres
Agrlculcural (Includes orchards, cropland, pasture. etc.) 0 acres 0 acres
Wetland (Freshwater or tidal as per Articles 24.25 of ECL) 0.10 acres 0.10 acres
Water Surface Area Oacres 0 acres
Unvegetated (Rock. earth or fill) 0 acres 0 acres
Roads. buildings and other paved surfaces 6.53 acres 9.72 acres
Other (Indicate type) ...;L::;;a..;.;w..;.;n_ _____________ 2.66 acres 3.82 acres
3. What Is predominant soil type(s) on project site? UhB-Urban Land-Charlton Complex; CsD and CrC-Chatfield-Charlton and
0. Charlton-Chatfield complexes
a. Soil drainage: Elwell drained -1QQ.. % of site Moderately well drained __% of site.
0Poorly drained __ % of site
b. If any agricultural land is involved, how many acres of soil are classified within soil group 1 through 4 of the NYS Land
Classification System? NIA acres (see 1 NYCRR 370).
0
[!]
4. Are there bedrock outcroppings on project site? Yes No
a. What is depth to bedrock 0 to 6.5 (In feet)
s. Approximate percentage of proposed project site with slopes:
[2]
00-10%___g_% [2]10. 15% __7_ % 1s% or greater.!!_%
6. Is project to0. o r contain a building, site, or district, listed on the State or National Registers of
LJ
Historic Places? Yes No
0
7. ls project substantially contiguous to a site listed on the Register of National Natural Landmarks? Yes [!]No
s. What is the depth of the water table? ___6 _._5 (in feet)
Oves
9. Is site located over a primary, principal, or sole source aquifer?
10. Do hunting, fishing or shell fishing opponunities presently exist in the project area?
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0
11. Does project site contain tiny species of plant or animal life that is identified as threatened or endangered? OYes No
Accordinq to:
New York State Department of Environmental Conservation Environmental Mapper
12. Are there any unique or unusual land forms on the project site? (i.e .. cliffs. dunes, other geological formations?
Oves
Describe:
1 3. Is the project site presently used by the community or neighborhood as an open space or recreation area?
Oves 0No ···'
l
1 4 . Does the present site Include scenic vielJ!IS known to be Important to the community?
NIA
1 5. Streams within or contiguous to project ai'ea:
Yes
a. Name of Stream and name of River to.which It.ls tributary
Saw Miii River flows lnto the Hudson R\ver
1 6. Lakes, ponds, wetland areas within or contiguous to project area:
Wetlands located at the northerly most property line of site.
b. Size (in acres):
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1 7. Is the site served by existing public utilities? [!]Yes
a. tr YES, does sufficient capacity exist to allow connection?
b. 1r YES. will improvements be necessary to allow connection?
1 B. Is the site located in an agricultural district certified pursuant to Agriculture and Markets Law. Article 25-AA. Section 303 and
3047 0Yes 0No.
HI. Is the site located in or to a Critical Environmental Area designated pursuant to Article a of the ECL,
and 6 NYCRR 617? 0Yes L!JNO
20. Has the site ever been used for the disposal of solid or hazardous wastes? 0Yes
B. Project Description
1. Physical dimensions and scale of project (fill In dimensions as appropriate).
a. Total contiguous acreage owned or controlled by project sponsor: 17.66 acres.
b. Project acreage to be developed: 13.54 acres initially; 13.54 acres ultimately.
c. Project acreage to remain undeveloped: 4.12 acres.
d. Length or project, in miles: __.N. .... ,.IA... . Clf appropriate)
e. If the project is an expansion, indicate percent of expansion proposed. NIA %
.
"
f. Number of off-street parking spaces existing 441 ; proposed 1032
g. Maximum vehicular trips generated per hour: ___9_ 5_1 (upon completion of project)?
h. If residential: Number and type of housing units:
One Family Two Family Multiple Family Condominium
NIA NIA 223 NIA
Initially
Ultimately NIA NIA 223 NIA
i. Dimensions (in feet) of largest proposed structure: ____ ..6..._5 height; __ length.
j. Linear feet of frontage along a public thoroughfare project will occupy is? 3.800± ft.
2. How much natural material (i.e. rock, earth,.,:tc.) will be removed from the site? TBD tons/cubic yards.
3. Will disturbed areas be reclaimed 0No ON/A
Ia. If yes, for what intended purpose ls the site being reclaimed?
Lands"ped area•
b. Will topsoil be stockpiled for reclamation?
[!]
c. Will upper subsoil be stockpiled for reclamation? Yes
4. How many acres of vegecation (trees, shrubs. ground covers) will be removed from site? 4.34 acres.
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5. Will any mature forest (over 100 years old) or other locally-important vegetation be removed by this project?
0Yes [!)No
6. If single phase project: Anticipated period of months. (including demolition)
7. If multi-phased:
a. Total number or phases (number)
b. Anticipated date or commencement phase 1: __2 month 1Q!.L_ year, (including demolition)
c. Approximate completion date of final phase: _2_ _ month -1.Qli year.
0
[!]
d. Is phase 1 functionally dependent on subsequent phases? Yes No
D
8. Will blasting occur during construction? [!]Yes No
9. Number of jobs generated: during construction 500 ; after project is complete -500- -
10. Number of jobs eliminated by this project _o_ __
D 0
11. Will project require relocation of any projects or facilities? Yes No
If yes, explain:
0
12. Is surface liquid waste disposa I involved? Yes [!]No
a. If yes. indicate type of waste (sewage, industrial. etc) and amount _N_l_A_ ________________
b. Name of water bOdy into which effluent will be discharged N/A
0
13. Is subsurface liquid waste disposal Involved? Yes
Oves
14. Will surface area of an existing water body increase or decrease by proposal? [!:]No
If yes, explain:
15. ls project or any portion of project located in a 100 year flood plain? Oves 0No
0
[!]
16. Will the project generate solid waste? Yes No
a. If yes. what is the amount per month? __9_ 6 tons
0
b. If yes. will an existing solid waste facility be used? [!]Yes No
c. If yes, give name Wheelabrator Westchester a ; location Peekskill, NY a
d. Will any wastes not go into a sewage disposal system or into a sanitary landfill? Oves
Page 6 of 21
e. If yes, explain:
NIA
D
1 7. Will the project involve the disposal of solid waste? Yes [!]No
a. If yes. what is the anticipated rate of tons/month.
b. If yes, what is the anticipated site life? NIA years.
18. Will project use herbicides or pesticides? [!]Yes 0No Landscaping
Oves
19, Will project routinely produce odors (more than one hour per day)? [!]No
D
[!:I
20. Will project produce operating noise exceeding the local ambient noise levels? Yes No
0
21. Will project result in an increase in energy use? [!]Yes No
If yes. indicate type(s)
Electrical and natural gas
22. If water supply is from wells, indicate pumping capacity NIA gallons/minute.
23. Total anticipated water usage per day J22Jlllil gallons/day.
0
[!]
24. Does project involve Local, State or Federal funding? Yes No
If yes, explain:
NIA
Page 7 of 21
25. Approvals Required:
Type Submittal Date
Site Plan Approval 01/13/2011
City, Town, Village aoard 0Yes
D
City, Town, Village Planning Board Yes
City, Town Zoning Board 0Yes
Backflow Prevention TBD
City, C.ounty Health Department 0Yes
D Building/ Signage TBD
Other Local Agencies [!]Yes No
Village Architectural & Historical Review Boa rd Building Permit TBD
Village Building Department
Village Department of Public ROW Permit TBD
NYS General TBD
Other Regional Agencies [!]Yes 0No
Law Referral
0 Highway Work Permit TBD
State Agencies [!]Yes No
NYSDOT
Federal Agencies 0Yes
C. Zoning and Planning Information
0
1. Does proposed action involve a planning 9r zoning decision? [!Jves No
If Yes, indicate decision required:
0 0 0 D
Zoning amendment Zoning variance New/revision of master plan Subdivision
0 0 D
[!]Site plan Special use pennit Resource management plan Other
Page 8 of 21
2. IWh at is the zoning classification(s) of the ·site?
CP-Ch'"n"y Pork n;,1,1<1
3. What is the maximum potential development of the site if developed as pcnnitted by the present zoning?
Varies by use
4. What is the proposed zoning of the site?
5. What is the maximum potential development of the site if developed as permitted by the proposed zoning?
IN/A
6. Is the proposed action consistent with the recommended uses in adopted local land use plans? Oves
NIA
7. What are the predominant land use(s) and zoning classifications within a mile radius of proposed action?
Open Space, residential and educational µses
OS-Open Space District
OF-4 One Family Residential 4 District
El-Educational/Inslitulional District
s. ls the proposed action compatible with adjoining/surrounding land uses with a Y4 mile? [!)Yes
g. If the proposed action Is the subdivision of land, how many Jots are proposed? ...;,N_l_A_ _____________
a. What is the minimum lot size proposed? NIA
Page 9 of 21