Final Environmental Impact Statement

AvalonBay Harrison Town/Village of Harrison, Westchester County NY DRAFT

LEAD AGENCY

Harrison Planning Board One Heineman Place Harrison, NY 10528 914.670.3077

PREPARED BY

VHB Engineering, Surveying, and Landscape Architecture, P.C. 50 Main Street Suite 360 White Plains, NY 10606 914.617.6600

August 2017

Avalon Bay Harrison Harrison, New York

Final Environmental Impact Statement

Project Location: Halstead Avenue & Harrison Avenue Harrison, NY

Tax Map Designation: Parcels 0182.-12 and 0182.-15

Lead Agency: Town of Harrison Planning Board One Heineman Place Harrison, New York 10528 Contact: Thomas Heaslip, Planning Board Chairman

SEQR Classification of Action: Type I

Applicant: Avalon Bay Companies 1499 Post Road, 2nd Floor Fairfield, CT 06824 (203) 319-4900 Contact: Grant Jaber

Date Submitted: ______Accepted for Distribution: ______Public Hearing Date: ______End of Public Comment Period:______

DRAFT Lead Agency: Town of Harrison Planning Board One Heineman Place Harrison, New York 10528 Contact: Thomas Heaslip, Planning Board Chairman

Applicant: Avalon Bay Communities 1499 Post Road, 2nd Floor Fairfield, CT 06824 (203) 319-4900 Contact: Grant Jaber

Consultants that contributed to this document include:

Project Attorney: DelBello Donnellan Weingarten Wise & Wiederkehr LLP One North Lexington Avenue White Plains, NY 10601 (914) 681-0200 Contact: Peter Wise, Esq.

Planning/EIS Preparation Site Engineering/Traffic Engineering/Natural Resources/Cultural Resources: VHB Engineering, Surveying, and Landscape Architecture, P.C. 50 Main Street, Suite 360 White Plains, NY 10606 914/467-6600 Contacts: Valerie Monastra, AICP

Site Engineering, Architecture, Landscape Design: Milone & MacBroome, Inc. 99 Realty Drive Cheshire, CT 06410 (203) 271-1773 Contact: Tom Sheil, LA Tom Daly, PE

Perkins Eastman 422 Summer Street Stamford, CT 06901 (203) 251-7400 Contact: Meredith Taubin, RA

DRAFT Street-Works Studio 181 Westchester Avenue Suite 302C Port Chester, NY 10573 (914) 914-7177

DRAFT Table of Contents

INTRODUCTION AND PROJECT SUMMARY ...... 1-1

State Environmental Quality Review ...... 1-1 Project History ...... 1-2 Project Description ...... 1-2

INDEX OF COMMENTS AND RESPONSES ...... 2-1

COMMENTS AND RESPONSES ...... 3-1

Project Description ...... 3-1 Land Use and Zoning ...... 3A-1 Visual Resources and Community Character ...... 3B-1 Natural Resources ...... 3C-1 Geology, Soils, Topography, & Steep Slopes ...... 3E-1 Fiscal Impact ...... 3G-1 Community Services ...... 3H-1 Traffic and Transportation ...... 3I-1 Stormwater Management ...... 3J-1 Utilities ...... 3K-1 Noise ...... 3L-1 Hazardous Materials ...... 3N-1 Construction ...... 3O-1 Greenhouse Gases ...... 3P-1 Irretrievable Commitment of Resources ...... 6-1 Growth Inducing Impacts ...... 7-1 Miscellaneous ...... 8-1

i DRAFT APPENDICES

A. Public Hearing #1- Transcript (1/9/17)

Harrison Village/Town Hall, Harrison, NY Speakers: Thomas Heaslip, Planning Board Chairman Pat Cleary, Town/Village Planner, Harrison, NY Kate Barnwell, Planning Board member Anthony Spano, Planning Board member Mark Weingarten, Esq., Attorney, DelBello Donnellan Weingarten Wise and Wiederhehr Stuart Lachs, RA, Architect, Perkins Eastman Valerie Monastra, AICP, Planning Consultant, VHB John Canning, Traffic Engineer, VHB Marshall Donat, Planning Board member Mark Rinaldi, Planning Board member Nonie Reich, Planning Board member Grant Jaber, Applicant, Avalon Bay Communities Steven Kochis, PE, Site Engineer, Milone & MacBroom Jed Parker, Resident, 59 Stratford Road

B. Letters and Written Comments Received on the DEIS Letter #1: Letter from Eileen Mildenbergerm, Acting Commissioner, Westchester County Planning Board (2/6/17) Letter #2: Memo from Pat Cleary, Harrison Town/Village Planner (2/8/17) Letter #3: Memo from Kate Barnwell, Harrison Planning Board (2/9/15)

C. Harrison Parking Inventory and Survey

ii DRAFT

1. Introduction and Description of Proposed Project

A. State Environmental Quality Review

This Final Environmental Impact Statement (FEIS) has been prepared in accordance with the requirements of Article 8 of the NYS Conservation Law, the State Environmental Quality Review Act (SEQRA), and its implementing regulations at 6 NYCRR Part 617 to respond to comments received regarding the Draft Environmental Impact Statement (DEIS) for the proposed Harrison Station Transit Oriented Development (the “Project”) The Lead Agency for review of the proposed Project pursuant to SEQRA is the Town/Village of Harrison Planning Board. The FEIS is organized as follows:

 This initial chapter of the FEIS includes a summary of the Project, including a timeline of the environmental review process.  The second chapter of the FEIS contains the indices of comments and responses.  The third chapter of the FEIS contains all substantive comments regarding the Project received at the DEIS public hearing and during the DEIS comment period, and a response to each comment. Comments have been organized by topic area.  The Appendices include the public hearing transcripts, copies of all written comments received regarding the DEIS, as well as technical reports and data referenced in the responses.

The accepted DEIS in its entirety is incorporated by reference into this FEIS.

AvalonBay at Harrison 1-1 Introduction and Project Description FEIS 7/27/2017 DRAFT

B. Project History

The DEIS was prepared based on a scoping document that was adopted after a public scoping session. Chronology of the SEQRA review of the Project (to date) is as follows:

3/22/16 Lead Agency Declared/Positive Declaration Issued

3/22/16 Scoping document adopted

12/29/16 DEIS accepted as adequate and complete for public review

1/9/17 DEIS public hearing held

2/8/17 End of Public Comment Period on DEIS

C. Project Description

The Project is proposed to be developed on a 3.79-acre site in the southern portion of the Town/Village of Harrison, fronting on Halstead Avenue and adjacent to the Metro-North Railroad (MNR) Station. The site is designated on the Town/Village tax map as Section 18, Block 182, Lots 12 and 15 (the “Site”), and currently contains: 260 parking surface spaces within four parking lots on 2.50 acres of impervious asphalt; 1.05 acres of open space surrounded by the MNR right-of-way to the rear, parking lots on both sides, and Halstead Avenue to the front; and 0.24 acres of undeveloped land that acts as a landscaped buffer strip surrounding the parking lots. The Site is presently owned by the Metropolitan Transportation Authority (MTA). In March, 2015, AvalonBay Communities, Inc. (the “Applicant”), MTA, MNR, and the Town/Village entered into a Joint Development Agreement (the “JDA”) pursuant to which the parties agreed to perform certain preliminary planning and other activities necessary to formulate the Project. The JDA provides that MTA, MNR and the Applicant will upon conclusion of the review of the Project under SEQRA and grant by the Town/Village of the necessary approvals, enter into a Land Disposition and Development Agreement for the sale of the Site to the Applicant, except the parcel on which the Commuter Parking Garage (as defined below) will be located, which will be retained by MTA.

AvalonBay at Harrison 1-2 Introduction and Project Description FEIS 7/27/2017 DRAFT The mixed-use Project would contain 143 multi-family residential units divided between three multi- story buildings, approximately 27,000 square feet of commercial space on the ground floor of the three residential buildings, structured parking in two of the three buildings, including a garage with 475 spaces for use by MNR customers, to be owned by the MTA (the “Commuter Parking Garage”), and utilities and infrastructure improvements, including an underground stormwater management system, and would have a Floor Area Ratio of approximately 1.33. The proposed action which is the subject of this FEIS includes the following related actions: adoption by the Town/Village of a new Transit Oriented Development zoning district (“TOD District”); rezoning of the Site from PB (Professional Business) District to the new TOD District; and TOD special exception permit approval (assuming the new TOD District is established), site plan approval, Architectural Review Board approval, and subdivision of the Site to create a separate lot on which the Commuter Parking Garage would be located (the Project and all such actions together, the “Proposed Action”). The Proposed Action also includes Town/Village Board approval for abandonment of a portion of the Halstead Avenue right-of- way, and approval of conveyance of such portion to the Applicant. Exhibit 1 displays the site plan of the Project.

The Project will have 136 market-rental apartment units and 7 affordable apartment units that comply with HUD’s Affirmatively Furthering Fair Housing “AFFH” rules, and that meet Westchester County affordable housing requirements. There will be 76 one-bedroom units, 59 two-bedroom units and 8 three-bedroom units. The affordable units will be dispersed throughout the development with a unit mix similar to the unit mix of the market-rate apartments.

The Project also includes approximately 27,000 square feet of commercial (retail and/or restaurant) space, currently anticipated to be three separate spaces of 8,000, 7,000, and 12,000 square feet. The commercial spaces will be designed to accommodate future modifications to meet tenant needs.

The Project contains a total of 751 parking spaces of which 475 will be for MNR customer parking, 186 will be for residents of the Project, and 90 will be for the commercial uses of the Project. These parking spaces will be in the Commuter Parking Garage in Building C, and a parking garage in, and surface lot behind, Building A. Parking spaces for the commercial uses are expected to be metered.

There will be pedestrian access from the Commuter Parking Garage to the MNR Harrison Station. Vehicular access to Project parking will be provided via three driveways off Halstead Avenue. Pedestrian access to retail establishments will be from Halstead Avenue as well. Taxi stands will be located in the parking lane on Halstead Avenue and at the entrance to each of the public plazas.

The Project design is intended to complement and enhance the Halstead Avenue streetscape. The scale of the Project is mitigated by dividing the mass of the proposed buildings into visually and materially distinct parts. Materials have been selected that relate to the scale, color and textures of

AvalonBay at Harrison 1-3 Introduction and Project Description FEIS 7/27/2017 DRAFT relevant existing buildings and compliment the established general character of the downtown. Parking is behind and below the buildings to visually screen it from the street, while maintaining easy access to the Project retail spaces as well as nearby retail uses and the MNR Station.

The Project includes two landscaped public plazas that will connect the MNR Station platform with Halstead Avenue, and will be maintained by the Applicant, at its expense. These plazas will contain pedestrian amenities, such as benches, planters, trees, decorative pavement and bicycle racks, and will be accessible at all hours on all days, subject to reasonable use and operational rules and regulations. The plazas will provide pedestrian connections to Halstead Avenue so that train passengers will not need to walk through a parking lot to get to the street. Residents of the Project will use the plazas to access the Station, Halstead Avenue, and the residential lobbies. The plazas will also be designed to provide a safe and inviting waiting area for train passengers and respite for local workers and visitors shopping at the adjacent retail uses.

AvalonBay at Harrison 1-4 Introduction and Project Description FEIS 7/27/2017 DRAFT 2. Index of Comments Responses

Index of Comments and Responses

Comment Source/Key Commenter FEIS Subsection Comment/Response Number Letter # 1 Pg. 2 Anthony Marraccini, Community H2a.2 Harrison Police Facilities and Department Services (Police) Public Hearing #1 Pg. 26 Nonie Reich Land Use and A1 Zoning Public Hearing #1 Pgs. Thomas Heaslip Land Use and A2 44-45 Zoning Letter #1 Pg. 2 Eileen Mildenberger, Land Use and A3 Westchester County Zoning Department of Planning Memo #1 Pg. 3 Patrick Cleary, Land Use and A4 Town/Village of Zoning Harrison Planner Memo #1 Pg. 3 Patrick Cleary, Land Use and A5 Town/Village of Zoning Harrison Planner Memo #1 Pg. 3 Patrick Cleary, Land Use and A6 Town/Village of Zoning Harrison Planner Memo #1 Pg. 3 Patrick Cleary, Land Use and A7 Town/Village of Zoning Harrison Planner Memo #2 Pg. 1 Kate Barnwell Land Use and A8 Zoning Memo #2 Pg. 1 Kate Barnwell Land Use and A9 Zoning Public Hearing #1 Pg. 29 Marshall Donat Visual Resources B1 and Community Character Public Hearing #1 Pg. 37 Nonie Reich Visual Resources B2 and Community Character Public Hearing #1 Pg. 47 Jed Parker Visual Resources B3 and Community Character Public Hearing #1 Pgs. Jed Parker Visual Resources B4 48-49 and Community Character

AvalonBay at Harrison 2-1 Index of Comments and Responses FEIS 7/27/2017 DRAFT Comment Source/Key Commenter FEIS Subsection Comment/Response Number Memo #1 Pg. 3 Patrick Cleary, Visual Resources B5 Town/Village of and Community Harrison Planner Character Memo #1 Pg. 3 Patrick Cleary, Visual Resources B6 Town/Village of and Community Harrison Planner Character Memo #1 Pg. 3 Patrick Cleary, Visual Resources B7 Town/Village of and Community Harrison Planner Character Memo #1 Pg. 3 Patrick Cleary, Visual Resources B8 Town/Village of and Community Harrison Planner Character Memo #1 Pg. 3 Patrick Cleary, Visual Resources B9 Town/Village of and Community Harrison Planner Character Memo #1 Pgs. 3- Patrick Cleary, Visual Resources B10 4 Town/Village of and Community Harrison Planner Character Memo #1 Pg. 4 Patrick Cleary, Visual Resources B11 Town/Village of and Community Harrison Planner Character Memo #1 Pg. 4 Patrick Cleary, Visual Resources B12 Town/Village of and Community Harrison Planner Character Memo #1 Pg. 4 Patrick Cleary, Visual Resources B13 Town/Village of and Community Harrison Planner Character Memo #1 Pg. 4 Patrick Cleary, Natural Resources C1 Town/Village of Harrison Planner Memo #1 Pg. 4 Patrick Cleary, Natural Resources C2 Town/Village of Harrison Planner Memo #1 Pg. 4 Patrick Cleary, Geology, Soils, E1 Town/Village of Topography, & Harrison Planner Steep Slopes Memo #1 Pg. 4 Patrick Cleary, Geology, Soils, E2 Town/Village of Topography, & Harrison Planner Steep Slopes Memo #1 Pg. 4 Patrick Cleary, Geology, Soils, E3 Town/Village of Topography, & Harrison Planner Steep Slopes Memo #1 Pg. 4 Patrick Cleary, Geology, Soils, E4 Town/Village of Topography, & Harrison Planner Steep Slopes Memo #1 Pg. 5 Patrick Cleary, Geology, Soils, E5 Town/Village of Topography, & Harrison Planner Steep Slopes

AvalonBay at Harrison 2-2 Index of Comments and Responses FEIS 7/27/2017 DRAFT Comment Source/Key Commenter FEIS Subsection Comment/Response Number Memo #1 Pg. 5 Patrick Cleary, Geology, Soils, E6 Town/Village of Topography, & Harrison Planner Steep Slopes Memo #1 Pg. 5 Patrick Cleary, Fiscal Impact G1 Town/Village of Harrison Planner Memo #1 Pg. 5 Patrick Cleary, Fiscal Impact G2 Town/Village of Harrison Planner Memo #1 Pg. 5 Patrick Cleary, Fiscal Impact G3 Town/Village of Harrison Planner Memo #1 Pg. 5 Patrick Cleary, Fiscal Impact G4 Town/Village of Harrison Planner Memo #1 Pg. 5 Patrick Cleary, Fiscal Impact G5 Town/Village of Harrison Planner Public Hearing #1 Pg. 23 Marshall Donat Community H1.1 Services (Schools) Memo #1 Pg. 5 Patrick Cleary, Community H1.2 Town/Village of Services (Schools) Harrison Planner Memo #1 Pg. 5 Patrick Cleary, Community H1.3 Town/Village of Services (Schools) Harrison Planner Memo #1 Pg. 5 Patrick Cleary, Community H1.4 Town/Village of Services (Schools) Harrison Planner Memo #1 Pgs. 5- Patrick Cleary, Community H1.5 6 Town/Village of Services (Schools) Harrison Planner Memo #2 Pg. 1 Kate Barnwell Community H1.6 Services (Schools) Memo #2 Pg. 1 Kate Barnwell Community H1.7 Services (Schools) Memo #2 Pg. 1 Kate Barnwell Community H1.8 Services (Schools) Memo #2 Pg. 2 Kate Barnwell Community H1.9 Services (Schools) Memo #1 Pg. 5 Patrick Cleary, Community H2.1 Town/Village of Services (Police) Harrison Planner Memo #1 Pg. 5 Patrick Cleary, Community H3.1 Town/Village of Services (Solid Harrison Planner Waste) Memo #1 Pg. 5 Patrick Cleary, Community H4.1 Town/Village of Services Harrison Planner

AvalonBay at Harrison 2-3 Index of Comments and Responses FEIS 7/27/2017 DRAFT Comment Source/Key Commenter FEIS Subsection Comment/Response Number (Recreation and Open Space) Memo #1 Pg. 5 Patrick Cleary, Community H4.2 Town/Village of Services Harrison Planner (Recreation and Open Space) Public Hearing #1 Pg. 25 Thomas Heaslip Traffic and I1 Transportation Public Hearing #1 Pg. 26 Nonie Reich Traffic and I2 Transportation Public Hearing #1 Pg. 28 Anthony Spano Traffic and I3 Transportation Public Hearing #1 Pg. 29 Kate Barnwell Traffic and I4 Transportation Public Hearing #1 Pg. 30 Kate Barnwell Traffic and I5 Transportation Public Hearing #1 Pg. 30 Kate Barnwell Traffic and I6 Transportation Public Hearing #1 Pg. 31 Thomas Heaslip Traffic and I7 Transportation Public Hearing #1 Pg. 32 Marshall Donat Traffic and I8 Transportation Public Hearing #1 Pg. 43 Thomas Heaslip Traffic and I9 Transportation Public Hearing #1 Pg. 44 Thomas Heaslip Traffic and I10 Transportation Public Hearing #1 Pg. 44 Marshall Donat Traffic and I11 Transportation Public Hearing #1 Pg. 45 Marshall Donat Traffic and I12 Transportation Public Hearing #1 Pg. 45 Mark Rinaldi Traffic and I13 Transportation Public Hearing #1 Pg. 45 Marshall Donat Traffic and I14 Transportation Public Hearing #1 Pg. 46 Jed Parker Traffic and I15 Transportation Letter #1 Pg. 2 Eileen Mildenberger, Traffic and I16 Westchester County Transportation Department of Planning Letter #1 Pg. 2 Eileen Mildenberger, Traffic and I17 Westchester County Transportation Department of Planning Letter #1 Pg. 2 Eileen Mildenberger, Traffic and I18 Westchester County Transportation Department of Planning

AvalonBay at Harrison 2-4 Index of Comments and Responses FEIS 7/27/2017 DRAFT

Comment Source/Key Commenter FEIS Subsection Comment/Response Number Letter #1 Pg. 2 Eileen Mildenberger, Traffic and I19 Westchester County Transportation Department of Planning Letter #1 Pg. 3 Eileen Mildenberger, Traffic and I20 Westchester County Transportation Department of Planning Letter #1 Pg. 3 Eileen Mildenberger, Traffic and I21 Westchester County Transportation Department of Planning Letter #1 Pg. 3 Eileen Mildenberger, Traffic and I22 Westchester County Transportation Department of Planning Memo #1 Pg. 6 Patrick Cleary, Traffic and I23 Town/Village of Transportation Harrison Planner Memo #1 Pg. 6 Patrick Cleary, Traffic and I24 Town/Village of Transportation Harrison Planner Memo #1 Pg. 6 Patrick Cleary, Traffic and I25 Town/Village of Transportation Harrison Planner Memo #1 Pg. 6 Patrick Cleary, Traffic and I26 Town/Village of Transportation Harrison Planner Memo #1 Pg. 6 Patrick Cleary, Traffic and I27 Town/Village of Transportation Harrison Planner Memo #1 Pg. 6 Patrick Cleary, Traffic and I28 Town/Village of Transportation Harrison Planner Memo #1 Pg. 6 Patrick Cleary, Traffic and I29 Town/Village of Transportation Harrison Planner Memo #1 Pg. 6 Patrick Cleary, Traffic and I30 Town/Village of Transportation Harrison Planner Memo #1 Pgs. 6- Patrick Cleary, Traffic and I31 7 Town/Village of Transportation Harrison Planner Memo #1 Pg. 7 Patrick Cleary, Traffic and I32 Town/Village of Transportation Harrison Planner Memo #1 Pg. 7 Patrick Cleary, Traffic and I33 Town/Village of Transportation Harrison Planner

AvalonBay at Harrison 2-5 Index of Comments and Responses FEIS 7/27/2017 DRAFT Comment Source/Key Commenter FEIS Subsection Comment/Response Number Memo #1 Pg. 7 Patrick Cleary, Traffic and I34 Town/Village of Transportation Harrison Planner Memo #1 Pg. 7 Patrick Cleary, Traffic and I35 Town/Village of Transportation Harrison Planner Memo #1 Pg. 7 Patrick Cleary, Traffic and I36 Town/Village of Transportation Harrison Planner Memo #1 Pg. 7 Patrick Cleary, Traffic and I37 Town/Village of Transportation Harrison Planner Memo #1 Pg. 7 Patrick Cleary, Traffic and I38 Town/Village of Transportation Harrison Planner Memo #1 Pg. 7 Patrick Cleary, Traffic and I39 Town/Village of Transportation Harrison Planner Memo #1 Pg. 7 Patrick Cleary, Traffic and I40 Town/Village of Transportation Harrison Planner Memo #1 Pg. 7 Patrick Cleary, Traffic and I41 Town/Village of Transportation Harrison Planner Memo #1 Pgs. 7- Patrick Cleary, Traffic and I42 8 Town/Village of Transportation Harrison Planner Memo #1 Pg. 8 Patrick Cleary, Traffic and I43 Town/Village of Transportation Harrison Planner Memo # 2 Pg. 2 Kate Barnwell Traffic and I44 Transportation Memo # 2 Pg. 2 Kate Barnwell Traffic and I45 Transportation Memo # 2 Pg. 2 Kate Barnwell Traffic and I46 Transportation Public Hearing #1 Pg. 39 Nonie Reich Stormwater J1 Management Letter #1 Pg. 3 Eileen Mildenberger, Miscellaneous 1 Westchester County Department of Planning Letter #1 Pg. 2 Eileen Mildenberger, Miscellaneous 2 Westchester County Department of Planning Letter #1 Eileen Mildenberger, Utilities K1 Westchester County

AvalonBay at Harrison 2-6 Index of Comments and Responses FEIS 7/27/2017 DRAFT

Comment Source/Key Commenter FEIS Subsection Comment/Response Number Department of Planning Letter #1 Pgs. 2- Eileen Mildenberger, Utilities K2 3 Westchester County Department of Planning Memo # 1 Pg. 8 Patrick Cleary, Utilities K3 Town/Village of Harrison Planner Memo # 1 Pg. 8 Patrick Cleary, Utilities K4 Town/Village of Harrison Planner Memo # 1 Pg. 8 Patrick Cleary, Utilities K5 Town/Village of Harrison Planner Memo # 1 Pg. 8 Patrick Cleary, Noise L1 Town/Village of Harrison Planner Memo # 1 Pg. 8 Patrick Cleary, Noise L2 Town/Village of Harrison Planner Memo # 1 Pg. 8 Patrick Cleary, Noise L3 Town/Village of Harrison Planner Memo # 1 Pg. 8 Patrick Cleary, Hazardous N1 Town/Village of Materials Harrison Planner Memo # 1 Pg. 8 Patrick Cleary, Hazardous N2 Town/Village of Materials Harrison Planner Memo # 1 Pg. 8 Patrick Cleary, Hazardous N3 Town/Village of Materials Harrison Planner Public Hearing #1 Pg. 33 Anthony Spano Construction O1 Public Hearing #1 Pg. 34 Mashall Donat Construction O2 Public Hearing #1 Pg. 35 Kate Barnwell Construction O3 Public Hearing #1 Pg. 36 Kate Barnwell Construction O4 Public Hearing #1 Pg. 47 Jed Parker Construction O5 Memo #1 Pg. 8 Patrick Cleary, Construction O6 Town/Village of Harrison Planner Memo #1 Pg. 8 Patrick Cleary, Construction O7 Town/Village of Harrison Planner Memo #1 Pg. 8 Patrick Cleary, Construction O8 Town/Village of Harrison Planner Public Hearing #1 Pg. 42 Nonie Reich Greenhouse Gases P1 Public Hearing #1 Pg. 42 Kate Barnwell Greenhouse Gases P2

AvalonBay at Harrison 2-7 Index of Comments and Responses FEIS 7/27/2017 DRAFT Comment Source/Key Commenter FEIS Subsection Comment/Response Number Greenhouse Gases P3 Letter #1 Pg. 3 Eileen Mildenberger, Greenhouse Gases P4 Westchester County Department of Planning Memo #1 Pg. 9 Patrick Cleary, Greenhouse Gases P5 Town/Village of Harrison Planner Memo #1 Pg. 9 Patrick Cleary, Greenhouse Gases P6 Town/Village of Harrison Planner Memo #2 Pg. 2 Kate Barnwell Irretrievable 6.1 Commitment of Resources Memo #2 Pg. 3 Kate Barnwell Growth Inducing 7.1 Impacts

AvalonBay at Harrison 2-8 Index of Comments and Responses FEIS 7/27/2017 DRAFT 3. Project Description

Comment 3.1:

Where will the 7 affordable units be located? Will they be clustered in a single location, or dispersed throughout the development?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response 3.1:

The affordable units will be dispersed throughout the development. There will be 4 one-bedroom and 3 two-bedroom affordable apartments.

Comment 3.2:

Have tenants been identified for the 3 separate commercial spaces? If specific tenants have not been identified, what tenants can be anticipated in these spaces, given Avalon’s experiences with other developments and relationships with commercial businesses?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response 3.2:

Tenants have not yet been identified. Based on its experience, the Applicant currently anticipates that approximately 50% of the commercial space will be food and beverage related uses, including restaurants and grocery sales. A hypothetical tenant mix is provided in the chart below.

AvalonBay at Harrison 3-1 Project Description FEIS 7/27/2017 DRAFT Table 3-1 Example of Tenants

Tenant Square Foot Bldg A1 Market/Small Format Grocer/Pharmacy 6,000 Coffee 1,500 Bldg A2 Bank 1,500 Restaurant 3,500 Insurance/Medical Office 1,500 Dry Cleaner 1,000 Bldg B Restaurant 3,500 Fitness 2,500 Boutique 1,500 Salon 1,500 Café 3,000 TOTALS 27,000

Comment 3.3:

Is it expected that the 3 commercial spaces will be subdivided to support smaller retail tenants, or is it likely that the larger spaces would be occupied as-is?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response 3.3:

The division of the commercial spaces depends on market demand. At this stage, the Applicant anticipates that the three commercial spaces will be divided over time into smaller spaces, as shown in Table 1. Please see response to Comment 3.3.

Comment 3.4:

How will the retail parking located behind Building A (which requires access through the building itself) be identified? Is signage proposed or some other mechanism to alert patrons of the parking in the rear? The access portal through the building will not be easy to discern to someone unfamiliar with the area.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

AvalonBay at Harrison 3-2 Project Description FEIS 7/27/2017 DRAFT Response 3.4:

The parking behind Building A will be accessed from the driveway off Halstead Avenue. The parking area will be visible from the driveway when you are in the driveway, and signage will be provided to direct retail patrons to the lot. Signage will be finalized during the Site Plan process. Exhibit 1 displays an example of the type of signage that may be installed.

Comment 3.5:

If the primary retail parking is located behind the building, where will the stores “front”? It is imperative that the primary storefronts face Halstead Avenue, and not the rear parking lot.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response 3.5:

The Project design takes cues from existing storefronts opposite Halstead Avenue, and is intended to complement and enhance the Halstead Avenue streetscape. All of the commercial space will front on Halstead Avenue and will have primary entrances along Halstead Avenue.

Comment 3.6:

How will resident parking be assigned? Are spaces included in the cost of a unit, or is parking an extra cost? Will specific parking spaces be assigned to a building tenant?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

AvalonBay at Harrison 3-3 Project Description FEIS 7/27/2017 DRAFT Response 3.6:

It is not anticipated that parking will be assigned. One parking space is provided for and included in the cost of each residential unit, with a second parking space available for lease for an additional fee.

Comment 3.7:

Can tenants with multiple cars purchase/rent additional parking spaces?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response 3.7:

Residents will have the opportunity to lease one additional parking space for an additional fee.

Comment 3.8:

What mechanism will Avalon employ to prevent building tenants from sub-letting their assigned parking spaces to commuters?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response 3.8:

The tenant lease will expressly prohibit sublease of parking spaces.

Comment 3.9:

How will the spaces assigned for patrons of the commercial uses be restricted? How would someone patronizing a commercial space within the project, who also then patronizes other business in the downtown (but continues to park within the projects parking lot) be handled?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

AvalonBay at Harrison 3-4 Project Description FEIS 7/27/2017 DRAFT Response 3.9:

It is expected that the commercial parking will be metered and there will be signage identifying the commercial parking spaces. The Applicant and the Town/Village have not yet developed an enforcement program, although it is likely that the Town/Village will have an easement to access the metered parking and the same enforcement rights it has for any other public parking.

Comment 3.10:

Will public parking be permitted within the MTA designated parking areas after commuter hours (evenings and weekends)?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response 3.10

It is anticipated that the Metro-North customer spaces in the Commuter Parking Garage will be available for public parking on weekends and evenings. The Applicant and MNR are currently discussing the shared parking program.

Comment 3.11:

Will parking spaces for patrons of the commercial uses be metered, or will that parking be free?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response 3.11:

See Response 3.9.

Comment 3.12:

How will access to the various parking areas be controlled?

AvalonBay at Harrison 3-5 Project Description FEIS 7/27/2017 DRAFT (Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response 3.12:

Access to the residential parking will be controlled by parking gates. The MNR customer parking and commercial parking will not be gated or otherwise physically restricted. The commercial parking is expected to be metered, but MNR has not yet determined whether its spaces will be metered or be permitted.

Comment 3.13:

If an access control device is proposed (such as a gate), where would such a device(s) be located? Is an adequate queue length provided to allow vehicles to pull off Halstead Avenue while maneuvering through the controlled access point? A condition where vehicles waiting to enter the site are backed- up onto Halsted Avenue would be problematic and should be avoided.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response 3.13:

Comment noted. The residential parking access gate will be located so that anticipated “worst-case” queues will not interfere with vehicular movement on Halstead Avenue.

Comment 3.14:

What are the sight distances for all three site driveways, taking into account the grade of Halstead Avenue?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response 3.14:

All three driveways will provide the required sight distance for a vehicle speed of 30 mph, except the left turn movement exiting the west Commuter Parking Garage driveway will meet the requirement for 25 mph. The sight distance for 30 mph is 335 ft and the sight distance for 25 mph is 280 ft.

AvalonBay at Harrison 3-6 Project Description FEIS 7/27/2017 DRAFT Comment 3.15:

Given that access to the parking garage may be physically controlled, is there a need, (or would it be beneficial) to incorporate electronic signage indicating the number of available parking spaces in the garage, or to otherwise indicate when the garage is full?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response 3.15:

It is anticipated that only access to the resident parking in the Commuter Parking Garage will be physically controlled. Electronic signage is not expected to be necessary for the Commuter Parking Garage, and is not proposed.

Comment 3.16:

It is noted that taxi stands will be incorporated into the project. How will increasingly prevalent non- traditional services such as Uber and Lyft be accommodated? Will these vehicles be accommodated within the taxi stands?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response 3.16:

The taxis will wait in the designated area. It is expected that Uber and Lyft (and similar future businesses) will pick-up and drop-off in the same manner as private vehicles. See also Response 3.17.

Comment 3.17:

Have accommodations been made for private pick- ups and drop-offs (kiss and ride). Ideally this phenomenon should be addressed comprehensively on both sides on the tracks – Halstead Avenue and Heineman Place (for commuters going to, and coming home from work).

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

AvalonBay at Harrison 3-7 Project Description FEIS 7/27/2017 DRAFT Response 3.17:

An official area for drop-off will be provided curbside on the north side of Halstead Avenue between Purdy Street and Haviland Street for space for 4 cars. It is anticipated that the current pick-up and drop-off on Heineman Place will not change as a result of the Project.

Comment 3.18:

Provide a more thorough description of the architectural treatment of each building.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response 3.18:

The Project is comprised of three separate buildings (Building A, Building B, and Building C) each of which is given a distinct architectural, historically-referenced design vocabulary. The detailing and window types for each building vary. The buildings will vary in height from 62 feet to up to about 75 feet.

Building A: This building is based on American Federalist Style architecture and will have primarily masonry facades, with the tops of all building ends accentuated with copings that follow the roof pitch. To vary the scale of the building, the façade is masonry (typically the ends and center portions) and horizontal plank. The roof material for the masonry portions of the building is standing seam, and the roofing for the horizontal plank portions is shingles. Window designs are a mix of 6 over 1 in the masonry facades and 2 over 1 in the horizontal plank facades. The end gables on the masonry portions are accented with graceful fan lite windows. In keeping with a traditional main street, the ground floor is primarily retail oriented. Gently arched metal and glass storefronts (with individual signage panels above) are found in the masonry portions and sympathetic straight storefronts are in the horizontal plank portions (these will have molded and framed signage panels above).

Building B: This building is reminiscent of the American Carpenter Gothic Style. The overall length of the building follows a symmetrical design pattern with vertical punctuations providing distinctive articulation to the four-story façade. Both the east and west corners of the building have four-sided gable-topped “towers” and two three-storied gabled bay projections provide focal counterpoints to the façade in between the two towers. The building has a masonry base with a mixture of masonry, plank and shingles above on the upper three floors. The roof is a standing seam and the window design is 6 over 1. As in Building A, the ground floor will consist of primarily retail.

AvalonBay at Harrison 3-8 Project Description FEIS 7/27/2017 DRAFT Building C: This building follows a traditional shingle style with a nod to 19th century urban townhouses. As with Building B, there are two “towers” at the east and west corners of the building. Unlike Building B, these “towers’” are eight sided with turreted tops. The façade between these two towers alternates between masonry and horizontal plank. The façade follows a typical 19th century townhouse pattern (with projecting bays covered street entries separating segments). Unlike Buildings A and B, ground floor retail is relegated to the western corner of the building. Window design is a mix of 2 over 1, 6 over 1, and 2 over 2, and the variation is consistent with the architectural identity of each portion of the building.

Comment 3.19:

Describe more fully how the “tactile richness appropriate for the pedestrian scale” is achieved, “particularly at the sidewalk level.”

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response 3.19:

The scale of the buildings is mitigated by dividing the mass of the proposed buildings into visually and materially distinct parts. Materials have been selected that relate to the scale, color and textures of existing buildings and compliment the positive elements of the established character of the downtown. Response 3.18 describes the design elements that are intended to complement and enhance the streetscape, and improve the pedestrian experience compared to the existing condition. The use of dormers and steep-slope roofs, also described in more detail in Response 3.18, soften the street profile and visual scale of the buildings. Parking is behind and below the buildings to visually screen it from the street, so that the sidewalk can be activated by the commercial establishments along Halstead Avenue.

Comment 3.20:

Will access to the plazas be completely unrestricted, and fully available for public use 24/7/365, or will some form of restriction, limitation, hours if operation, etc. be imposed?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

AvalonBay at Harrison 3-9 Project Description FEIS 7/27/2017 DRAFT Response 3.20:

The plazas will be accessible at all times, subject only to reasonable use and operation rules and regulations.

Comment 3.21:

Who will be responsible for the maintenance of the plazas?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response 3.21:

The plazas will be maintained by the Applicant, at its expense.

AvalonBay at Harrison 3-10 Project Description FEIS 7/27/2017 DRAFT 3. Comments and Responses

A. Land Use and Zoning

Comment A1:

Do you project any ideas of what type of retail you see? Is that open for whoever is interested in it? Are you trying to get a market in there, a franchise?

(Public Hearing #1, Nonie Reich, Harrison Planning Board Member, 1/9/17, pg. 26)

Response A1:

The market will determine the commercial uses, although it is currently anticipated that approximately half of the Project’s commercial space will be leased for a variety of food and beverage uses, including restaurants and cafes. The restaurant/cafe uses are intended to be complemented by service-oriented retailers such as salons, boutiques, fitness, and potentially a small format market/grocer. Having a mix of complimentary commercial uses will create a vibrant, walkable downtown. It is anticipated that the commercial tenants will be a blend of national and local merchants and restaurateurs.

Comment A2:

Maximum floor area in proposed code says single retail space shall not exceed 20,000 square feet. So that is about 45% of all of your retail?

(Public Hearing #1, Thomas Heaslip, Harrison Planning Board Member, 1/9/17, pgs. 44-45)

AvalonBay at Harrison 3A-1 Land Use and Zoning FEIS 7/27/2017 DRAFT Response A2:

The commercial floor area will be divided into three primary spaces of 8,000, 7,000, and 12,000 square feet, so no single space will exceed the 20,000 square foot limitation.

Comment A3:

The development concept is consistent with the County Planning Board's long-range planning policies set forth in Westchester 2025 – Context for County and Municipal Planning and Policies to Guide County Planning. adopted by the Board on May 6, 2008, amended January 5, 2010, because it will continue the growth of mixed use development within an existing downtown center. The proposed project will help Westchester continue to meet the increased demand for the "Live, Work, Play" model of mixed use downtown development that will, in turn, help capitalize on many of Westchester's strengths: a skilled and talented workforce, an available and highly competitive real estate market, diversity, access to transportation corridors and quality of life.

(Letter #1, Eileen Mildenberger, Westchester County Department of Planning, 1/6/17)

Response A3:

Comment noted.

Comment A4:

Document how the parking garage, and pubic plaza uses, which are uses that do not currently exist in the CBD, are “consistent with the existing CBD uses.”

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response A4:

The Town/Village Comprehensive Plan provides that “a key goal… is for the CBD to accommodate a wide mix of business types as well as residential uses” (2013 Comprehensive Plan, pg. 83). The Project will activate the northern side of Halstead Avenue, supporting current businesses while also enticing others to locate in the CBD. The Comprehensive Plan also notes that “There are several vacant lots along Halstead Avenue – as well as the Metro-North parking lot – which act to break up the urban fabric and disrupt the pedestrian continuity” (2013 Comprehensive Plan, pg. 80). The Project will remedy this disruption, and reinforce the CBD by adding commercial and retail uses to the north side

AvalonBay at Harrison 3A-2 Land Use and Zoning FEIS 7/27/2017 DRAFT

of Halstead Avenue. The proposed Project would eliminate the void in the urban fabric created by the large surface parking lots, and replace it with vibrant commercial spaces and multi-family residences. The plazas will have direct access to the Metro-North Station, establishing fluid pedestrian circulation between Halstead Avenue and the Station. The proposed residential use will be contextually consistent with the existing land uses located around the perimeter of the CBD, which include single-family, two- family and multi-family residences. The residential density of the Project will be higher than the single- family and two-family residential neighborhoods that surround the downtown, but similar to a number of existing multi-family buildings in the area. Given the Project’s location at the Metro-North Train Station, and the proposed residential and commercial uses, the Project will be compatible with the surrounding mixed-use CBD.

Comment A5:

The 3 proposed commercial spaces are comparatively large in the context of the existing CBD. Are these larger commercial spaces consistent with the character of the CBD, or would subdividing these larger spaces into smaller storefronts be more appropriate?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response A5:

As discussed in Response A1, the commercial spaces will likely be subdivided to accommodate multiple tenancies, depending on the market. See also Responses 3.2 and 3.3.

Comment A6:

The redevelopment of the project site will result in the elimination of the approximately 1-acre existing park areas located between the two parking lots (known as Jilly Flowers Park). The elimination of this park is a land use impact that must be addressed.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response A6:

There is currently on the Site an open space area approximately one acre in size which contains passive recreational amenities including mown grass, benches and walking paths. The area is open to the public, however, it is isolated and bounded by the railroad tracks, Halstead Avenue and parking lots.

AvalonBay at Harrison 3A-3 Land Use and Zoning FEIS 7/27/2017 DRAFT

The open space area is not a dedicated park and, in its current configuration, is not a significant open space or recreational resource. The Comprehensive Plan recommends improvement of the area “as part of the Metro-North TOD project to offer an inviting, accessible and well-supervised open space to the public, in the interest of enhancing the entire downtown experience” (Page 85 of the 2013 Comprehensive Plan).

The Project includes two landscaped publicly accessible plazas totaling 25,000 square feet that will connect the Harrison Station platform with Halstead Avenue. These plazas will contain pedestrian amenities, such as benches, planters, trees, decorative pavement and bicycle racks. The plazas will provide pedestrian connections to Halstead Avenue so that train passengers will not need to walk through a parking lot to get to the street. Residents of the Project will use the plazas to access the Station and Halstead Avenue. The plazas will be designed to provide a safe and inviting waiting area for train passengers and respite for local workers and visitors shopping at the adjacent retail uses. The plazas will be visually appealing breaks in the building wall and will indicate where to enter the Station. It is anticipated that these two new plazas would be used for more intensively than the current open space which is notably underutilized.

A publicly accessible open space area enhanced with landscaping, mown grass, pavers, benches and other amenities, will be located between the plazas and adjacent to the railroad tracks. This open space area will provide passive recreation for residents of the Project and will offer another area of respite for train passengers, shoppers, workers and others. While the new open space areas will be smaller in total size than currently exists on the Site, the new open space is expected to be more utilized because pedestrian movement through the areas will be high.

Comment A7:

Exhibit 3A-3 – Development Sites Map should be updated to include development projects that have recently been approved, or are currently under review; including The Playhouse Lofts (approved), 241- 247 Halstead Ave (approved), Colonial Arms (under review), Land & Sea Mixed-Use Building (under review)

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

AvalonBay at Harrison 3A-4 Land Use and Zoning FEIS 7/27/2017 DRAFT EXHIBIT 3A-3

Harrison Ave

Calvert St

Halstead Ave Oakland Ave Oakland

Hayland St

Land & Sea Mixed-Use Building (approved) 241-247 Halstead Ave Parsons St (approved)

Halstead Ave

Freemont St

Legend Purdy St Potential Short-Term Development Park Ave Opportunities The Playhouse Lofts Potential Long-Term Development (approved) Opportunities Underutilized Building/Parcel Colonial Arms Building Footprint (under review) Primary Downtown Street Frontages Secondary Downtown Street Frontages Residential Only Downtown Street Frontages Developments Underway iC OMPRE HENSIVE PLAN U PDATE Exhibit 3A-3 Potential DevelopmentAvalon Sites at Harrison Town of Harrison, New York H ARRISON , NY Potential Development Sites DRAFT Town of Harrison, Comprehensive Plan, Prepared by BFJ Planning Comment A8:

TOD District regulations 235-90 for off-street parking requirements for "at grade daily metered spaces" to serve "on-site" retail and commercial needs to address the loss of on street and off street at grade daily metered spaces that currently serve all CBD and PB uses.

(Memo # 2, Kate Barnwell, Harrison Planning Board, 2/9/17)

Response A8:

There are currently 40 short-term spaces in Lot #1 on the Site (the use of which is subject to a revocable license from the MTA to the Town) and 42 short-term spaces on the north side of Halstead Avenue in front of the Site. Surveys revealed a maximum of 42 vehicles parked in these 82 spaces during a weekday lunchtime, 54 vehicles between 5:00 and 6:00 p.m. on a weekday and 55 vehicles during a Saturday lunchtime.

The 40 short-term spaces in Lot #1 will be eliminated, and the number of parking spaces on Halstead Avenue in front of the Site will be reduced by 29 spaces, from 42 to 13 (except from 7:00 a.m. to 9 a.m. and 5:00 p.m. and 7:00 p.m., when they will be restricted to drop-off and pick-up activity). The displaced parkers will be accommodated by a total of 269 existing short-term parking spaces available for use by the general public within a three minute walk of the Project (203 on-street parking spaces and 66 spaces in municipal lots). Detailed surveys of weekday midday, weekday afternoon and Saturday midday parking in these 269 existing spaces revealed that there are at least 76 unoccupied parking spaces during a weekday lunchtime, at least 89 unoccupied parking spaces between 5:00 and 6:00 p.m. on a weekday and at least 66 unoccupied parking spaces in these spaces at lunchtime on a Saturday more than enough spaces to serve the displaced parkers.

The MTA has not decided how many of the 475 customer spaces in the Commuter Parking Garage will be permit spaces and how many will be metered, but pursuant to current MNR policy all spaces are free on weekends and designated holidays. If metered spaces are available, then the new Commuter Parking Garage may also accommodate general public parking.

AvalonBay at Harrison 3A-6 Land Use and Zoning FEIS 7/27/2017 DRAFT Comment A9:

TOD District Regulations 235-1 7 U. 13 regarding Special Conditions and Safeguards: language should indicate that the public accessibility to plazas, open space and Metro-North station is to be maintained at all times (24/7/365).

(Memo # 2, Kate Barnwell, Harrison Planning Board, 2/9/17)

Response A9:

Comment noted. The Applicant has agreed that the public plazas and open spaces controlled and maintained by the Applicant will be accessible at all times, subject only to reasonable use and operation rules and regulations.

AvalonBay at Harrison 3A-7 Land Use and Zoning FEIS 7/27/2017 DRAFT

B. Visual Resources and Community Character

Comment B1:

How many levels is the Bronxville development adjacent to the train station?

(Public Hearing #1, Marshall Donat, Harrison Planning Board, 1/9/17, pg. 29)

Response B1:

Avalon Bronxville is three stories plus a loft level.

Comment B2:

In terms of the architectural detail, will the rhythm of the brick versus white that we see on one side of the building be reflected on the other side? Is there a bad side?

(Public Hearing #1, Nonie Reich, Harrison Planning Board, 1/9/17, pg. 37)

Response B2:

Because all sides of the buildings will be visible, all facades will have generally similar design and materials, so that there is no “bad side”.

Comment B3:

Describe how the pedestrian walkways will look? What types of trees and landscaping will be utilized? How will the landscaping look in front of the buildings?

(Public Hearing #1, Jed Parker, 59 Stratford Road, 1/9/17, pg. 47)

AvalonBay at Harrison 3B-1 Visual Resources and Community Character FEIS 7/27/2017 DRAFT

Response B3:

The Project design is still in the conceptual stages and final design of the sidewalk and plaza will be determined during the site plan review and approval process. However, it is intended that the sidewalk will be at least 10 feet wide in front of Building A, at least 20 feet wide in front of Building B, and at least 7 feet wide in front of Building C. Trees will be planted and line the streetscape in front of Buildings A and B. These trees will be selected to have high mature canopies so that they will not obstruct visibility of the commercial establishments.

Comment B4:

Regarding the architectural design, the architecture of this Project will define the architectural style of the area for the next 50 years. What type of thought process went into the architectural design and how did it design process become finalized?

(Public Hearing #1, Jed Parker, 59 Stratford Road, Harrison, 1/9/17, pgs. 48-49)

Response B4:

The architects took cues from the positive design characteristics of the existing building facades in the neighborhood as well as the surrounding area. The design also takes into consideration the guidelines from MNR’s 2011 Request for Proposals for the redevelopment of the Site and the Town/Village’s initial design comments. The design scheme mitigates the scale of the buildings by using different architectural motifs which reflect the historic progress of a downtown area. The intention of this design is to keep the contextual character of the neighborhood by appearing as though the buildings were constructed over time.

Comment B5:

The Project Massing section indicates that “restaurant and retail venues” will be included in the project, however, in the project description, 3 “commercial” spaces were identified. Have more specific restaurant and retail tenants been identified?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response B5:

See Response 3.2.

AvalonBay at Harrison 3B-2 Visual Resources and Community Character FEIS 7/27/2017 DRAFT

Comment B6:

How will the massing of the project specifically compare with the buildings immediately surrounding the Project Site? Gaps in the existing streetscape exist directly across the street from the site, so the impact of the Project’s scale on these properties should be more fully documented.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response B6:

The Project will contain a greater concentration of building mass than existing adjacent buildings. However, the architectural design of the new buildings will complement the existing architecture in the CBD. The architectural design intentionally breaks up the building mass both vertically and horizontally so that it relates appropriately to the scale of the buildings across Halstead Avenue. The two pedestrian plazas will divide the Site into appropriately scaled blocks that generally correspond to the existing pattern on the south side of Halstead Avenue.

The building heights vary on the south side of Halstead with at least two blocks having predominantly three story buildings with several one or two-story structures. The height of the proposed buildings will be four stories, up to approximately 75 feet, which conforms to the design guidelines in MNR’s 2011 Request for Proposals, and the Town/Village’s original design concept study for the Site. The use of dormers and steep-slope roofs soften the Project’s street profile and visual scale.

The commercial space fronts on Halstead Avenue to create a pedestrian experience that complements and enhances the downtown area.

Comment B7:

Photo simulation #7 illustrates the variation between the existing scale of Halstead Avenue immediately adjacent to the site, and the project. What design measures are proposed to mitigate this impact?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response B7:

Since this image was created, the massing of the Project has changed. The buildings have since been designed to include varying textures and articulations to more appropriately respond to the scale of the adjacent structures. See Responses B6 and B8.

AvalonBay at Harrison 3B-3 Visual Resources and Community Character FEIS 7/27/2017 DRAFT

Comment B8:

Provide a more thorough discussion of the architectural details for the project. Address the specific characteristics of each building (all facades), and include all elements; windows, doors, roof, etc.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response B8:

See Responses 3.18, B4, and B6

Comment B9:

Where are mechanical system elements located (fans, vents, compressors, HVAC equipment, etc.)?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response B9:

The location of mechanical system elements will be determined during the site plan review and approval process, but the systems will be located where they are least visible, and have the least noise impact. The HVAC condenser units will be located strategically on the platform sides of the roofs, with visual screening. Through-wall air conditioning units (PTAC’s) will not be utilized.

Comment B10:

Is project identification signage proposed “Avalon Bay Harrison”? If so, where will this be located (on the building(s), free standing? What will this signage look like, how large?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response B10:

All proposed signage will be presented as part of the site plan approval process. It is expected that there will be a blade sign located at the leasing office at the western corner of Building C, which will state “Avalon” with the company logo and branded font. The sign has not been designed yet, but will

AvalonBay at Harrison 3B-4 Visual Resources and Community Character FEIS 7/27/2017 DRAFT

complement the building architecture and comply with Article VIII of the Town/Village Zoning Ordinance. A sample of a blade sign is shown in the picture below:

Comment B11:

Is Project way finding signage, traffic signage, or other functional signage proposed?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response B11:

All proposed signage will be presented as part of the site plan approval process and will comply with Article VIII of the Town/Village Zoning Ordinance. Way-finding signage is anticipated to be placed within the plazas as well as within the Commuter Parking Garage. Signage in the Commuter Parking Garage will also be subject to Metro-North review and approval.

Comment B12:

Site lighting should be further clarified. Are certain illumination levels being specified for various locations (maximum or minimum footcandles)? Are any dark-sky compliant measures proposed? Will illumination levels vary during different periods, for example will lighting levels in the public plazas decrease during the late night so as not to interfere with residents, or be entirely turned-off during late night periods when the trains are not running?

AvalonBay at Harrison 3B-5 Visual Resources and Community Character FEIS 7/27/2017 DRAFT (Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response B12:

The Project will include low-level, pedestrian scaled LED fixtures that complement the light levels of neighboring properties. The intent is to create a welcoming and safe streetscape with appropriate light levels. Because the public spaces and plazas will be accessible 24/7, they will be lit throughout the night for safety purposes. The lighting plan will be presented as part of the site plan approval process.

Comment B13:

Will the new pole lighting fixtures match the existing features in the CBD, or is a separate project standard proposed?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response B13:

The final lighting plan will be presented as part of the site plan approval process but it is expected that pole lighting on Halstead Avenue will complement or match the existing light fixtures.

AvalonBay at Harrison 3B-6 Visual Resources and Community Character FEIS 7/27/2017 DRAFT

C. Natural Resources

Comment C1:

Identify the species of shade trees, flowering ornamental trees, hedge-like trees, understory plantings and seasonal plantings that are likely to be used for the project. Identify non-native species that are proposed, and the basis for utilizing a non-native species instead of a native species.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response C1:

The following types of trees and plantings are proposed for the Project:

 Shade Trees: Honey Locust and Zelkova

They are both non-native. Honey Locust are used because they are urban and light tolerant and are suitable where a high canopy is needed. Zelkova are urban tolerant and are suitable where a high canopy is needed.

 Flowering Ornamental Trees: Shadblow, Flowering Dogwood and Flowering Cherry.

These plantings will include both native and non-native species that are urban tolerant and provide attractive spring flowers.

 Hedge-Like Trees: Hornbeam, Arborvitae

 Understory Plantings: Rhododendron, Azaleas, Hollies, Spiraea, Winterberry and Viburnum.

These will include both native and non-native species.

 Seasonal Plantings, which will be determined at the time of site plan review and approval. These plantings are anticipated to be a combination perennials and flowering annuals in pots. These plantings will include both native and non-native species.

AvalonBay at Harrison 3C-1 Natural Resources FEIS 7/27/2017 DRAFT

Comment C2:

Are any of the species included in the landscaping plan selected to enhance wildlife habitat, or to simply provide an ornamental feature?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response C2:

Given the urbanized setting of the Project, species will be selected primarily for ornamental value. These species will also provide some limited incidental habitat enhancement.

AvalonBay at Harrison 3C-2 Natural Resources FEIS 7/27/2017 DRAFT

E. Geology, Soils, Topography, & Steep Slopes

Comment E1:

It is noted that 1,950 truckloads of soil will be removed from the site, in 4-5 truckloads per day. That results in between 390-487 days of truck traffic to and from the site. Given weekends and holidays, that work will extend over nearly a two-year period.

Will the soil removal actually be evenly distributed about 4-5 trip per day over that period, or will excavation activities be concentrated toward the beginning of each phase (resulting in more acute truck traffic impacts during those periods)?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response E1:

The majority of soil to be removed is related to building foundation excavation, in the early stages of each phase. At its peak, up to 30-50 truckloads of soil may be removed per day. It is anticipated that the peak soil removal will occur over a two to three-month period during Phases I and II.

Comment E2:

Halstead Avenue has been recently repaved. How will the volume of heavily laden truck traffic documented above contribute to roadway wear and tear? How will this wear and tear be repaired?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response E2:

Truck traffic is not expected to cause significant damage to the roadway as Halstead Avenue is heavily traveled in its current state. The Applicant will conduct a photographic survey of Halstead Avenue prior to the start of construction to document the pre-existing conditions. A copy of these

AvalonBay at Harrison 3E-1 Natural Resources FEIS 7/27/2017 DRAFT

photographs will be submitted to the Town/Village. If construction traffic damages the road, the Applicant will make necessary repairs, at its expense.

Comment E3:

Has it been determined that blasting will be required to remove rock from the site? Is it possible that mechanical rock removal methods might still be utilized?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response E3:

While a final determination has not been made, it is anticipated that blasting will be used. Mechanical methods will also be used in confined spaces. The Applicant has significant experience with blasting, and rock removal which will be conducted in compliance with Chapter 135 of the Town/Village Code by a licensed contractor. The Applicant will also have to abide by Metro-North Railroad blasting specifications.

Comment E4:

The DEIS indicates that groundwater should be minimal based on boring tests. It should be noted that The Playhouse Lofts project, located several hundred feet east of the site on Harrison Avenue, encountered groundwater to such a degree that the project as approved was found to be no longer economically feasible given the groundwater mitigation costs. This experience illustrates the necessity to fully and explicitly understand the groundwater conditions beneath the site.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response E4:

Based on the Applicant’s geotechnical study, substantial groundwater is not anticipated to be present because a large portion of the Project Site contains shallow bedrock. In addition, the Site is at a higher elevation than the Playhouse Lofts property.

AvalonBay at Harrison 3E-2 Natural Resources FEIS 7/27/2017 DRAFT

Comment E5:

This is the first time where the need to import soil was noted in the DEIS. How much soil will need to be imported? During what phase of the project? Can this importing be coordinated with the exporting truck trips, to minimize the number of truck trips to and from the site?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response E5:

Import of material may be necessary because much of the cut will be rock, which may not be suitable for re-use. The majority of soil removal is completed in the early stages of each phase, so coordination with export may not be possible. MNR will require that any soil brought onto the property will be properly tested.

Comment E6:

If some of the excavated material (including bedrock) will be reused on the site, will rock crushing and processing equipment be used on the site? This type of equipment has the potential to be quite disruptive in an active downtown setting and adjacent to an active train station.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response E6:

On-site processing is possible during the early phases of each stage, however, as the Project progresses, opportunities for on-site processing will diminish. If any on-site processing is needed, an operational plan will be submitted to the Town/Village Building Department and Metro-North Railroad for approval.

The rock would be processed by a portable track or trailer mounted impact or a jaw style rock crusher. Depending on the phasing the crusher might be relocated several times to accommodate excavation activities. Most of the rock would be processed down to a ¾” inch stone for under slab areas. The portable crusher would be diesel fired and have its own electric generator. The moving parts include a vibrating hopper for the materials, an impact or jaw for the actual crushing or processing of the rock, a screen for different sizes to be processed and a conveyor belt. The equipment typically has cooling fans and requires the operator to view the materials going into the hopper and the screen to ensure

AvalonBay at Harrison 3E-3 Natural Resources FEIS 7/27/2017 DRAFT there no metal or other prohibited materials are introduced. Water is continually sprayed on the hopper and conveyor belt for dust control.

The equipment would operate during the permitted construction hours. The noise from the equipment is similar to the noise generated by excavating equipment, and would be temporary and meet all local construction noise requirements.

AvalonBay at Harrison 3E-4 Natural Resources FEIS 7/27/2017 DRAFT G. Fiscal Impact

Comment G1:

Quantify the “substantial number of construction jobs” that are projected to be created.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response G1:

The Applicant estimates the total construction cost to be $52 million. Based on that cost and U.S. Bureau of Labor Statistics data, it is projected that a total of 287 full time equivalent construction jobs will be created during the entire construction period of 2.75 years (or 33 months).

Comment G2:

What is the source for the 15.8% retail spending figure? Is that figure increasing, decreasing or has it remained steady?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response G2:

The source is the Esri Household Budget Expenditures forecast for 2015. The data shows that 15.8% of disposable income is spent on retail purchases. Data from Esri is only available for the current year. The 2016 retail spending percentage is the same. According to the Urban Land Institute Emerging Trends in Real Estate a shift is occurring for more retail activity as residential populations keep increasing. Much of the growth is related to retail near residential activity, which is exactly what this Project will be providing.

Comment G3:

Explain why IDA financing would not apply to the commuter parking garage.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

AvalonBay at Harrison 3G-1 Fiscal Impact FEIS 7/27/2017 DRAFT

Response G3:

Industrial development agency funding would not apply to the commuter parking garage because under State law, industrial development agencies can only provide financial assistance in connection with eligible commercial projects, and not public facilities, like the Commuter Parking Garage, owned and operated by public benefit corporations and authorities, including the MTA.

Comment G4:

If the project were changed from all rental units, to some form of ownership, such as a co-op or condominium, how would that effect the real estate taxes generated from the project?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response G4:

Under applicable State law, condominiums and cooperatives are required to be valued for real property taxation in the same way that rental apartments are valued (i.e., based on capitalization of income). Given this, conversion to either of these forms of ownership would not be expected to significantly change tax revenues. The Applicant intends to operate this development as a rental project.

Comment G5:

Does the applicant anticipate seeking a PILOT for the project? If so, how would such a mechanism effect the real estate tax projections presented?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response G5:

The Applicant has not yet applied for industrial development agency assistance, but may do so in the future, including for PILOT assistance. There is no way to assess today the possible impact of a PILOT on the projected tax revenues. However, the Applicant would not enter into a PILOT agreement for any amount different than would otherwise be paid as real property tax in the absence of the PILOT without the consent of the Town and School District.

AvalonBay at Harrison 3G-2 Fiscal Impact FEIS 7/27/2017 DRAFT

H. Community Services

1. Schools

Comment H1.1:

There are mention of comparables as to students in the schools. Can you give us the names of some of the areas?

(Public Hearing #1, Marshall Donat, Planning Board, 1/9/17, pg. 23)

Response H1.1:

Comparable multi-family residential developments used to accurately gauge the number of school children generated from the Project are City Place and Bank Street Commons in White Plains, Avalon Willow in Mamaroneck, Avalon Green in Greenburgh, and the Avalon in Bronxville. These comparables were selected based on similar scale and proximity to the Project. Table 3H-5 in the Communities Services Chapter of the DEIS displays the names of the comparable developments used to determine the potential school age children.

Table H-1 Projected Public School Children Based on Comparable Developments

Generation Number of Rate Units at Potential (child/per Proposed School Project School District unit) Project Children One City Place White Plains School 0.029 143 4 District Bank Street Commons White Plains School 0.026 143 4 District Avalon Willow Mamaroneck Union Free 0.070 143 10 SD Avalon Green I Elmsford Union Free SD 0.079 143 11 The Avalon Bronxville Union Free SD 0.060 143 9 Range based on 4‐11 school similar projects age children

AvalonBay at Harrison 3H-1 Community Services FEIS 7/27/2017 DRAFT

Comment H1.2:

To gain a better understanding of the characteristics of the 5 rental apartment projects used to establish comparable school children generation rates, provide a map depicting the location of each, and the surrounding generalized land use, proximity to train stations, etc.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response H1.2:

Exhibit H-1, School Comparables, identifies the five residential developments used in the school analysis and their distance from the closest train station. All are within a short walking distance to public transportation except for Avalon Green, which is owned by Avalon.

Comment H1.3:

Further clarify “similar rental prices.”

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response H1.3:

The Project will be a luxury rental complex that will appeal primarily to young professionals and empty nesters working in the general area, or retirees who have sold a single-family home and wish to remain in the area, either full time or seasonally. The range of monthly rental rates is currently anticipated to be between $2,000 - $3,000 per month for a one-bedroom apartment.

Comment H1.4:

If the “Rutgers” school generation ratio was utilized, how many school children would be generated?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

AvalonBay at Harrison 3H-2 Community Services FEIS 7/27/2017 DRAFT EXHIBIT 3H-1

North Castle

Elmsford !( n¤

One City Place 0.6 mile from Train Station

Irvington Avalon Green I 3.1 miles from Train Station Harrison (nearest is Tarrytown Station) n¤n¤ !( Greenburgh !( Bank Street Commons 0.2 mile from Train Station

White Plains

Ardsley n¤

n¤ Scarsdale

Yonkers n¤!( Avalon Willow n¤ 0.3 mile from Train Station Project Site Eastchester New Rochelle !( Tuckahoe n¤ Rye City n¤ Mamaroneck Town Mamaroneck Village

The Avalon !(n¤ 433 feet from Train Station Bronxville Mamaroneck Village

Mount Vernon n¤

Avalon at Harrison Town/Village of Harrison, NY i 0 1750 3500 7000 Feet

School Comparable Locations DRAFT Source: Westchester County GIS

Response H1.4:

The table below shows the number of potential public school children based on the 2006 Rutgers New York Development Multipliers.

Table H-2 Projected Public School Children Based on Rutgers Numbers

Number of Total Projected Public Unit Type Units Multiplier School Aged Children 1 Bedroom 76 0.07 6.08 2 Bedroom 59 0.16 13.57 3 Bedroom 8 0.36 8 Totals 143 20

Based on the Rutgers numbers, the total number of public school children would be 20.

Comment H1.5:

Can the demographic characteristics of the comparable projects be investigated to ascertain the ages (grades) of the school age children generated? Were the children predominantly elementary school aged?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response H1.5:

The Elmsford Union Free School District, Mamaroneck Union Free School, and Bronxville Union Free School District were contacted, via telephone and email, to obtain the requested information. The Mamaroneck Union Free School District was the only school district to respond and provide current student enrollment (from Avalon Willow) at each grade level. The students in each grade level is broken down in the table below. The majority of students at Avalon Willow (72%) are enrolled in 5th Grade or below.

AvalonBay at Harrison 3H-4 Community Services FEIS 7/27/2017 DRAFT

Table H-3 Number of Students Enrolled at Mamaroneck Union Free School District Who Reside at Avalon Willow

Grade Level Number of Students PK 4 Kindergarten 0 1st Grade 3 2nd Grade 1 3rd Grade 1 4th Grade 1 5th Grade 3 6th Grade 1 7th Grade 2 8th Grade 0 9th Grade 0 10th Grade 1 11th Grade 1 12th Grade 0 Total 18 Source: Correspondence with Joanne Rice, Administrative Assistant to the Superintendent/District Clerk, Mamaroneck Union Free School District, 3/28/2017.

Comment H1.6:

Verbal description of enrollment is a mischaracterization. The Parsons Memorial elementary school district in which the project is located has experienced increasing enrollment and will be further impacted not only by the Avalon proposal but also by the other approved residential developments in the Parsons School catchment area (in form of induced growth). Please address in a more specific and accurate manner.

(Memo # 2, Kate Barnwell, Harrison Planning Board, 2/9/17)

Response H1.6:

The Parsons Memorial Elementary School enrollment data was obtained from the NYSED Student Information Repository System. Students generated by the Project would attend Parsons Memorial School, the Louis M. Klein Middle School and the Harrison High School. Table H-3 lists the total number of students enrolled in the schools that would be affected by this Project. The Parsons Memorial School was also contacted via telephone to obtain the current student enrollment total. As of April 3, 2017, the current student enrollment is 486 students. While this is higher than it was in the 2006/2007 school year (433 students), the

AvalonBay at Harrison 3H-5 Community Services FEIS 7/27/2017 DRAFT

school enrollment has dropped since its peak of 499 students in 2014/2015. Even with the addition of the projected school children as a result of this Project, the number will still be less than the maximum peak of 499 students.

Table H-4 Number of Students Enrolled Since 2006/2007 School Year

School Grade 2006/ 2007/ 2008/ 2009/ 2010/ 2011/ 2012/ 2013/ 2014/ 2015/ Name Levels 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 Parsons Memorial K-5 433 460 467 464 460 488 473 493 499 478 School Louis M. Klein 6-8 812 779 787 808 826 858 862 806 815 822 Middle School Harrison High 9-12 975 968 963 1,003 1,037 1,004 1,013 1,041 1,062 1,085 School Total Enrollment 3,534 3,480 3,482 3,520 3,539 3,541 3,519 3,533 3,542 3,540

Comment H1.7:

Please provide a data and explanation to support the statement "It is anticipated that the Project will appeal to young professionals and empty nesters ... "

(Memo # 2, Kate Barnwell, Harrison Planning Board, 2/9/17)

Response H1.7:

The Applicant bases this on its actual experience in Westchester, access to resident demographics (from ~1,400 owned units) and substantial market research. The Applicant’s experience in their suburban markets is that 43% of apartments are rented by single people, 32% by couples with or without children, and 25% by single parents. Twenty-two percent (22%) are younger than 25 years old, 22% are 25-34 years old, 22% are 34-44 years old, and the remainder are 44 and older.

Comment H1.8:

337 Halstead Avenue is not a new project. Please obtain data on school children for the period of the building's inception to the present.

AvalonBay at Harrison 3H-6 Community Services FEIS 7/27/2017 DRAFT

(Memo # 2, Kate Barnwell, Harrison Planning Board, 2/9/17)

Response H1.8:

According to the Harrison Central School District’s Transportation Office, there were no students at 337 Halstead Avenue during the 2014-15 school year. As of April 5, 2017, there are no students currently enrolled in the Harrison Central School District that reside at 337 Halstead Avenue1.

Comment H1.9:

Table 3H-5, the comps are poor. Neither City Place nor Bank Street Common are within walking distance of a school nor are they TOD developments. Elmsford Avalon Green is not a TOD development. Nor is the project within walking distance of an Elmsford school. Please revisit applicable comps if available. If no comps are available, use a more conservative method of projecting generation of school children.

(Memo # 2, Kate Barnwell, Harrison Planning Board, 2/9/17)

Response H1.9:

Exhibit H-1, School Comparables, identifies the five residential developments used in the analysis and their distance from the closest train station. City Place is less than one mile away from the White Plains Metro-North Station, and Bank Street Commons is only 0.2 miles away from the White Plains Metro-North Station. Both developments are properly characterized as Transit Oriented Development, which is typically defined as mixed-use development that is compact, walkable, and pedestrian-oriented, and centered around high quality public transportation systems. The comparables were selected based on multiple criteria, including scale, density, location in a downtown area, and distance to a train station. Although some of the comparables do not meet certain TOD criteria, they are nevertheless similar to the Project in other respects. For example, although Avalon Green is not in walking distance of a train station, it is a comparable because it is it is similar to the development type proposed here.

 1 Email Correspondence with Christine Beitler, District Clerk, Harrison Central School District, 4/5/2017.

AvalonBay at Harrison 3H-7 Community Services FEIS 7/27/2017 DRAFT

2. Police

Comment H2.1:

What security measures are proposed within the new buildings? Does the applicant plan to coordinate planned security measures with the Police Department?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response H2.1:

All common doors will be key fob access and all individual private apartments will have a key lock entry. The Applicant will coordinate building security with the Police Department.

3. Solid Waste

Comment H3.1:

In order to properly assess solid waste impacts, it is necessary to establish if solid waste will be collected by the Town, or a private carting company.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response H3.1:

It is anticipated that the private carting services will be used for the Project.

4. Recreation and Open Space

Comment H4.1:

Utilizing accepted parkland/population ratios, document how the Town currently complies with these ratios, and then establish if the 1.1% increase in population caused by the project will require the provision of additional parkland.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

AvalonBay at Harrison 3H-8 Community Services FEIS 7/27/2017 DRAFT Response H4.1:

The Town/Village has approximately 240 acres of public open space (not including Project Home Run) and a current population of 27,472 for an open space ratio of 9.4 acres of open space per 1,000 residents. According to the Urban Land Institute Development Impact Assessment Handbook (1994), an accepted planning standard for open space is 5 to 8 acres of community park per 1,000 population. The Project would add an estimated 294 new residents, increasing the population by less than 1 percent, to 27,766. The amount of open space in the Town/Village would remain the same because the existing open space on the Site would be replaced with an almost equal amount of usable open space. Therefore, the open space ratio after Project completion would be 8.6 acres of open space per 1,000 residents, which still exceeds planning standards.

Comment H4.2:

Characterization of Project Home Run is outdated and does not accurately the existing condition. The land is not accessible by public and should not be counted as such. Parkland ratio needs to be recalculated.

(Memo # 2, Kate Barnwell, Harrison Planning Board, 2/9/17)

Response H4.2:

Comment noted. The open space ratio calculated in Response H4.1 does not include Project Home Run.

AvalonBay at Harrison 3H-9 Community Services FEIS 7/27/2017 DRAFT

I. Traffic and Transportation

Comment I1:

When you did your traffic study, did you take into consideration the improved development (including the Playhouse development)?

(Public Hearing #1, Thomas Heaslip, Harrison Planning Board, 1/9/17, pg. 25)

Response I1:

As indicated on page 21 of the Traffic Impact Study, the study includes the trip generations from three (3) proposed vicinity developments, including the Harrison Playhouse Lofts, as part of the future No- Build and Build traffic volumes. Altogether, the three developments are projected to generate only a modest number of trips during peak hours.

Comment I2:

Has Avalon actually developed right along a transit center like this?

(Public Hearing #1, Reich, Harrison Planning Board, 1/9/17, pg. 26)

Response I2:

Avalon has developed a number of TOD projects at transit centers, including but not limited to the following:

The Avalon in Bronxville, NY

 110 apartments, 170 parking spaces in a structured parking garage  Located directly across the street from the Bronxville MNR railroad.  Built in 1999

Avalon Walnut Creek in Walnut Creek, CA

 422 apartments

AvalonBay at Harrison 3I-1 Traffic and Transportation FEIS 7/27/2017 DRAFT

 Located in Pleasant Hill Bay Area Rapid Transit Village (BART)  Mixed-use development with 35,000 s.f. of retail space  AvalonBay, as master developer, constructed 1,550-space parking structure for BART

Avalon Dublin Station in Dublin, CA

 810 apartments  Located in Dublin BART Village  AvalonBay constructed a 1,500-space parking structure for BART

Comment I3:

Do you anticipate any heavy volume retail store like a big shopping center?

(Public Hearing #1, Anthony Spano, Harrison Planning Board, 1/9/17, pg. 28)

Response I3:

Large-scale retail is not envisioned. The three separate commercial spaces (totaling approximately 27,000 sf) are not suitable for large scale retail use. See Section 3.2 of this FEIS, and Responses A2 and A5.

Comment I4:

Regarding the parking scheme, is there retail parking at grade with the retail stores? How is that set up?

(Public Hearing #1, Kate Barnwell, Harrison Planning Board, 1/9/17, pg. 29)

Response I4:

A total of 90 short-term metered spaces for Project commercial uses will be provided behind Building A and in the Commuter Parking Garage.

AvalonBay at Harrison 3I-2 Traffic and Transportation FEIS 7/27/2017 DRAFT Comment I5:

Is parking proposed along the street (Halstead Avenue)? The rest of the downtown relies on the corner of Halstead Avenue and Harrison Avenue.

(Public Hearing #1, Kate Barnwell, Harrison Planning Board, 1/9/17, pg. 30)

Response I5:

Approximately thirteen (13) parking spaces are proposed on the north side of Halstead Avenue for short-term parking in front of the Site. These spaces will be reserved for drop-off and pick-up activity from 7:00 a.m. to 9:00 a.m. and 5:00 p.m. to 7:00 p.m. on weekdays. As discussed in Response I6, the combination of these spaces, the new metered public spaces, and other nearby public parking, will be sufficient to accommodate displaced parking near the corner of Halstead Avenue and Harrison Avenue. No change is proposed to parking on the south side of Halstead Avenue across from the Site.

Comment I6:

Is all of the existing parking, located on the opposite site of Halstead Avenue across from the bank and local merchants, going to be removed because of this development? Will the removed parking be redistricted? The loss on parking on this side of the street is not addressed.

(Public Hearing #1, Kate Barnwell, Harrison Planning Board, 1/9/17, pg. 30)

Response I6:

There are currently 40 short-term spaces in Lot #1 on the Site (the use of which is subject to a revocable license from the MTA to the Town) and 42 short-term spaces on the north side of Halstead Avenue in front of the Site. Surveys revealed a maximum of 42 vehicles parked in these 82 spaces during a weekday lunchtime, 54 vehicles between 5:00 and 6:00 p.m. on a weekday, and 55 vehicles during a Saturday lunchtime.

The 40 short-term spaces in Lot #1 will be eliminated, and the number of parking spaces on Halstead Avenue in front of the Site will be reduced to 13 (except from 7:00 a.m. to 9 a.m. and 5:00 p.m. and 7:00 p.m., when they will be restricted to drop-off and pick-up activity). The displaced parkers will be accommodated by a total of 269 existing short-term parking spaces available for use by the general public within a three minute walk of the Project (203 on-street parking spaces and 66 spaces in municipal lots). Detailed surveys of weekday midday, weekday afternoon and Saturday midday parking in these 269 existing spaces revealed that there are at least 76 unoccupied parking spaces during a

AvalonBay at Harrison 3I-3 Traffic and Transportation FEIS 7/27/2017 DRAFT weekday lunchtime, at least 89 unoccupied parking spaces between 5:00 and 6:00 p.m. on a weekday and at least 66 unoccupied parking spaces in these spaces at lunchtime on a Saturday, more than enough spaces to serve the displaced parkers.

The MTA has not decided how many of the 475 customer spaces in the Commuter Parking Garage will be permit spaces and how many will be metered, but pursuant to current MNR policy all spaces are free on weekends and designated holidays. If metered spaces are available, then the new Commuter Parking Garage may also accommodate general public parking.

Comment I7:

What is the negative loss of public/on-street parking spaces that are currently available to the public now?

(Public Hearing #1, Thomas Heaslip, Harrison Planning Board, 1/9/17, pg. 31)

Response I7:

There will be 29 fewer spaces along the north side of Halstead Avenue during most of the day (see Response I6).

Comment I8:

Where is the drop-off area located and what is its size? If it is off of the curb, cars can back up and hold it up.

(Public Hearing #1, Marshall Donat, Harrison Planning Board, 1/9/17, pg. 32)

Response I8:

Drop-off and pick-up areas are expected to be curbside along the north side of Halstead Avenue in front of the Site. Motorists will also be able to conveniently drop passengers off or pick them up in the lower level of the new Commuter Parking Garage, allowing for a combined total of up to 24 private vehicles to wait to meet commuters as they get off the train. For the peak pick-up period, 7 taxis will be able to wait curbside. Based on the most recent, rainy day surveys which indicated a maximum observed queue of 4 taxis, this will be adequate to accommodate peak demand for current and future needs. Please refer to Exhibit I-1 for a graphic representation of the taxi and private vehicle drop- off/pick-up areas.

AvalonBay at Harrison 3I-4 Traffic and Transportation FEIS 7/27/2017 DRAFT DROP OFF/PICK UP <-ALL DAY I AM + PM -> Room to accommodate another 8 vehicles waiting to pick up on the ramp between the east and west entrances of the commuter garage

7AM to 9AM 5PM NO STANDING 5PM to 7PM to NO STANDING 7PM

HC TAXI DROP OFF & QUICK PICK UP TAXI PICK UP

1 ADA PARKING SPACE

North Side of Halstead Avenue Taxi, Drop-off, Pick-up & Parking Space for 7 Taxi’s to wait all times Drop-Off and Quick Pick-Up space for 2 cars all Day Drop-Off and Quick Pick-Up space for an additional 5 cars from 7:00 am to 9:00 am and 5 pm to 7 pm* Drop-Off and Wait Pick-Up space for an additional 5 cars from 5 pm to 7 pm* (capacity to Accommodate 8 additional cars waiting to pick passengers up on the ramp between the lower and upper entrances of the commuter garage)

Parking for 3 cars all day (2-hour limit) *Parking for 5 additional cars all day except 5 pm to 7 pm (2-hour limit) *Parking for 4 additional cars all day except 7:00 am to 9:00 am and 5 pm to 7 pm (2-hour limit)

DRAFT

Comment I9:

There is some terminology regarding off-street parking and loading requirements in the proposed zoning code amendment. Where are the 45 short-term daily parking spaces serving the commercial uses? Are these parking spaces located in the restricted area? Are these spaces available only for the patrons of the retail spaces onsite?

(Public Hearing #1, Thomas Heaslip, Harrison Planning Board Member, 1/9/17, pg. 43)

Response I9:

A total of 90 short-term metered spaces (including the 45 spaces referenced in the comment) will be provided for Project commercial uses, behind Building A and in the Commuter Parking Garage. These spaces, which are required by the Zoning Code and will be restricted for use to the employees and tenants of the Project’s commercial space, are projected to be adequate to satisfy the parking demand of the Project’s commercial tenants.

Comment I10:

If I am driving into town and pull into that lot and I go to the meter and put my dollar in for the hour am I restricted to using that parking for your 27,000 sq. ft of retail?

(Public Hearing #1, Thomas Heaslip, Harrison Planning Board Member, 1/9/17, pg. 44)

Response I10:

The 90 short-term metered spaces are required by the Zoning Code and will be restricted for use to the employees and tenants of the Project’s commercial space. However, MTA has indicated that the 475 customer spaces in the Commuter Parking Garage (215 more customer spaces than are provided today) will be available for free on the weekends and designated holidays, but no decision has been made at this point as to whether the spaces will be metered, by permit, or a combination. If metered spaces are available, then the new Commuter Parking Garage may accommodate additional general public parking. See Response I9.

AvalonBay at Harrison 3I-6 Traffic and Transportation FEIS 7/27/2017 DRAFT

Comment I11:

So this is meters? It is not for commuters?

(Public Hearing #1, Marshall Donat, Harrison Planning Board, 1/9/17, pg. 44)

Response I11:

As discussed in Response I9, short-term metered parking spaces for Project commercial uses will be provided behind Building A and on the first floor of the Commuter Parking Garage. Because they are short-term metered parking spaces, they will not accommodate commuter use.

Comment I12:

Will commuter parking continue to operate as permit-based?

(Public Hearing #1, Marshall Donat, Harrison Planning Board, 1/9/17, pg. 45)

Response I12:

The existing MNR commuter parking is metered, and not permit-based. MNR has not yet decided whether the commuter spaces in the Commuter Parking Garage will be metered, permitted or a combination.

Comment I13:

Will the proposed parking garage accommodate spaces for the public or residents?

(Public Hearing #1, Mark Rinaldi, Harrison Planning Board, 1/9/17, pg. 45)

Response I13:

The proposed Commuter Parking Garage in Building C will contain parking spaces for Project residents, Project commercial uses and MNR customers. The parking garage in Building A will contain only Project resident spaces. See Responses I6 and I9.

AvalonBay at Harrison 3I-7 Traffic and Transportation FEIS 7/27/2017 DRAFT

Comment I14:

Will these restricted area parking spaces be metered and not available for use by Metro-North train commuters?

(Public Hearing #1, Marshall Donat, Harrison Planning Board Member, 1/9/17, pg. 45)

Response I14:

There will be 186 on-site spaces for Project residents, split between the Commuter Parking Garage, and the Building A garage, and these spaces will be gate access controlled. The 90 metered Project commercial parking spaces will have a short time limit, which should prevent their use by commuters. See Response I9.

Comment I15:

What happens to the parking spaces (behind Building A and C) on the weekends when they are empty?

(Public Hearing #1, Jed Parker, 59 Stratford Road, Harrison, 1/9/17, pg. 46)

Response I15:

The 90 metered parking spaces for Project commercial uses behind Building A and in the Commuter Parking Garage will not be empty on weekends, as the Project commercial space is expected to be active. The MTA has not decided how many of the 475 customer spaces in the Commuter Parking Garage will be permit spaces and how many will be metered, but pursuant to current MNR policy all spaces are free on weekends and designated holidays. If metered spaces are available, then the new Commuter Parking Garage may also accommodate general public parking on weekends.

AvalonBay at Harrison 3I-8 Traffic and Transportation FEIS 7/27/2017 DRAFT

Comment I16:

The proposed project does not accommodate the existing bus stop and shelter on westbound Halstead Avenue at the corner of Harrison Avenue, which is connected to the train station platform via a walkway.

(Letter #1, Eileen Mildenberger, Westchester County Department of Planning, 1/6/17)

Response I16:

The bus stop will remain at its current location. A bus shelter will be provided near the location of the current shelter. Bus riders or other pedestrians can access the train station platform via Harrison Avenue or the public plaza adjacent to Building A, which is an ADA accessible route. The Applicant is working with Westchester County Department of Public Works and Transportation staff on the details of the shelter location and design.

Comment I17:

The project will deteriorate traffic conditions by eliminating the hatched shoulder/bus stop area, forcing the bus to stop in the through travel lane.

(Letter #1, Eileen Mildenberger, Westchester County Department of Planning, 1/6/17)

Response I17:

The elimination of the separate pull-off area has been incorporated into the traffic analyses which indicate that, under Build conditions with the proposed signal timing modifications, a bus stop in the travel lane will not result in a significant increase in delay when compared to No-Build conditions with the separate pull-off area. During the AM and PM peak hours, there are only 5 buses each hour that may stop at the Halstead Avenue bus stop (3 buses for Route #5; 2 buses for Route #61).

An example of a similar situation where a Bee-Line bus stop is situated in a travel lane is along Halstead Avenue westbound at the intersection of Macy Road/Oakland Avenue (see Exhibit I-2). At a meeting at the site, the Westchester County Department of Public Works and Transportation official responsible for the review of bus stops concurred that the bus stop location is acceptable in concept and that bus turning will not be impacted by the project.

AvalonBay at Harrison 3I-9 Traffic and Transportation FEIS 7/27/2017 DRAFT Exhibit I– 2

Example of Existing Bust Stop in the Through Lane at the Intersection of Macy Road at Oakland Avenue

DRAFT

Comment I18:

The adequacy of the turning radii for trucks and buses for the right turn movement from WB Halstead Avenue to northbound (NB) Harrison Avenue must be evaluated due to the elimination of the hatched area.

(Letter #1, Eileen Mildenberger, Westchester County Department of Planning, 1/6/17)

Response I18:

Vehicle turning analyses have been conducted which confirmed that the elimination of the hatched area will not impact the ability of trucks or buses to make the right-turn movement from westbound Halstead Avenue to northbound Harrison Avenue.

Comment I19:

While the existing conditions plans show the location of the bus shelter and the connecting sidewalk, the proposed site plans do not show any bus stops along the site's frontage. The applicant must contact the Westchester County Department of Public Works and Transportation to determine how a bus stop will be integrated into the site plan and how the bus stop will be connected to the train station platforms through the site.

Accommodations for the bus stop and pedestrian needs, while facilitating smooth flow of westbound through traffic, is a requirement of approval.

(Letter #1, Eileen Mildenberger, Westchester County Department of Planning, 1/6/17)

Response I19:

Comment noted. The Applicant will continue to meet with Westchester County Department of Public Works and Transportation to determine how best to integrate the bus stop into the site plan and how the bus stop will be connected to the train station platforms through the Site.

Presently, a bus stop and shelter are proposed near the location of the current shelter. Bus riders or other pedestrians can access the train station platform via Harrison Avenue or the public plaza adjacent to Building A, which is an ADA accessible route. Discussions with Westchester County Department of Public Works and Transportation’s Bus Operations Program Administrator have been productive and it is expected that the stop and shelter can be designed to function effectively.

AvalonBay at Harrison 3I-11 Traffic and Transportation FEIS 7/27/2017 DRAFT

Comment I20:

We are supportive of the proposed TOD district regulations will authorize the Planning Board to allow a shared parking arrangement to reduce the total amount of parking which would ordinarily be required to be constructed under existing zoning.

(Letter #1, Eileen Mildenberger, Westchester County Department of Planning, 1/6/17)

Response I20:

Comment noted.

Comment I21:

We are also supportive of the inclusion of a bicycle parking requirement in the TOD regulations, and we recommend that bicycle parking requirements be considered in other multi-family and non- residential districts in the Town/Village.

(Letter #1, Eileen Mildenberger, Westchester County Department of Planning, 1/6/17)

Response I21:

Comment noted.

Comment I22:

Harrison Avenue (NYS Route 127) is a State highway. The Town/Village should forward a copy of the application to NYS DOT to identify any required permits for the proposed project and to evaluate potential traffic impacts to Harrison A venue.

(Letter #1, Eileen Mildenberger, Westchester County Department of Planning, 1/6/17)

Response I22:

The DEIS was provided to the NYSDOT for review as a SEQR involved agency.

AvalonBay at Harrison 3I-12 Traffic and Transportation FEIS 7/27/2017 DRAFT

Comment I23:

Are other sources available to justify the 33% TOD credit?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response I23:

The source data for the 33 percent TOD credit are provided in the Appendix of the Traffic Impact Study (TIS). As noted in the DEIS (page 3I-20) and in the TIS Appendix, surveys of mass transit usage by residents of two similar residential developments located adjacent to train stations (Hudson Park in Yonkers and the former Avalon on the Sound development in New Rochelle) indicate that 55 to 60 percent of residents in these developments take mass transit to and from work. The traffic study appendix also included the Center for Transit Oriented Development surveys of office workers who live within 0.5 miles of the Harrison train station, 33% of whom commute by transit. Since the Project is right at the train station, it is anticipated that more than half of Project commuters will take mass transit to or from work, however, to be conservative, a 33 percent TOD credit was applied to the residential trips. No reductions were taken for the retail trips, although it is anticipated that a good portion of the trips will be pedestrian-based and/or will be internally generated from the residential component of the Project.

Comment I24:

How many spaces are located in the Harrison Ave./Freemont St. parking lot?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response I24:

A total of 47 spaces are provided in the Harrison Avenue/Freemont Street municipal lot. The parking in this lot is free with a two-hour time limit between 8:00 AM and 6:00 PM.

Comment I25:

The discussion of on-street parking is limited to the areas in front of the site along Halstead Avenue. What are the on-street parking conditions on the south side of Harrison Avenue along Halstead Avenue? A map depicting on-street (as well as off- street) parking in the broader central business district would be useful in more comprehensively documenting parking conditions in the downtown.

AvalonBay at Harrison 3I-13 Traffic and Transportation FEIS 7/27/2017 DRAFT

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response I25:

A parking inventory of public on-street and off-street parking within 500 feet (three-minute walk) of the Site was conducted in March 2017. A map and inventory summary showing the parking locations, number of spaces and parking restrictions are provided in Appendix A. As shown on the parking inventory summary, there are 31 parking spaces on the south side of Halstead Avenue between Harrison Avenue and Oakland Avenue. In the broader area, within a three minute walk of the Site, a total of 353 short-term parking spaces (245 spaces on-street and 108 spaces in parking lots) are available for the use by the public.

Comment I26:

In Table 3I-2, provide the overall intersection LOS for intersections 2, 3, 4 & 5, as was done for all the other intersections. Do this for tables 3I-6 and 3I-10 also.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response I26:

Intersections 2 through 5 are all unsignalized intersections. For unsignalized intersections, Synchro calculates the most critical lane group delay on each approach and the overall intersection level of service (LOS) is not calculated (because it would be disproportionately influenced by the free-flow, through movements). Therefore, the LOS is reported only for left-turns from the main street and for all movements from the side street (the values of which were included in DEIS Tables 3I-2, 3I-6 and 3I- 10).

Comment I27:

How will the school district address bussing if only a portion of the project is within the bussing eligibility radius?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

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Response I27:

It is expected that the school district will make a building by building determination in the ordinary course of business.

Comment I28:

Was the Harrison Police Department consulted to obtain accident data? The Harrison Police Department may maintain additional records beyond those of the NYSDOT.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response I28:

The Harrison Police Department was contacted in March 2017 to obtain accident records for the three- year period (January 2013 to December 2015). A total of 16 (12 crash reports plus 4 non-reportable) additional accident reports were provided, 1 of which was located on Halstead Avenue north of Harrison Avenue and the remainder were at or in the vicinity of the intersection of Halstead Avenue with Harrison Avenue (all but one of which were non-injury accidents). A revised accident summary table was prepared and is provided in Table I-1.

Comment I29:

Was it possible to identify non-traditional taxi cab movements (Uber, Lyft)?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response I29:

Identification of non-traditional taxi cab movements such as Uber and Lyft was not readily discernable for a number of reasons. However, these vehicles drop-off/pick-up in the same manner as private vehicles and, if any were traveling to/from the Harrison Station during the surveys, they have been included as private vehicles.

AvalonBay at Harrison 3I-15 Traffic and Transportation FEIS 7/27/2017 DRAFT Table I-1 Crash History (Jan. 2013 to Dec. 2015)

Accident Severity Manner of Collision Apparent Contributing Factors

Total Passing or Study Intersection Failure Disregard Ped /Bike Driver No Accidents Rear Rt Left Right Over‐ Side Improper Driver Following Backing Unsafe Accelerator Turning Fatal Inj PDO PDI Ped Bike Other to Yield Traffic Error Glare inexperie Factor End Angle turn turn taking swipe Lane Inattention Too Closely Unsafely Speed Defective Improperly R.O.W. Control confusion nce Given Usage

Harrison Ave (NY 127) 2371429 1 64 352 9 3 211 12 13 & Halstead Ave

Halstead Ave & Purdy 3 211 1 1 1 2 St/Lot #1

Halstead Ave & Lot #2 0

Halstead Ave & Lot #3 0

Halstead Ave & 2 1111 111 Haviland St/Lot #4

Halstead Ave & Macy 8 17 12 2 1 2 3 3 1 4 1 Rd/Oakland Ave

Halstead Ave & 3 32 1 1 1 2 Osborne Rd

Halstead Ave & Newport Towers 3 21 111 1 1 1 Driveway

Harrison Ave & Heineman Pl/ Calvert 3 32 1 11 1 St

Total 45 0 10 31 4 17 4 1 5 0 7 4 0 7

Note: PDO = Property Damage Only; PDI = Property Damage and Injury

DRAFT

Comment I30:

How significantly would the retail trip generation estimate vary if other uses were substituted (restaurant for example). Would the retail trip generation number vary if there were multiple smaller tenants rather than 3 large tenants?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response I30:

Peak hour trip generation would not vary considerably if there is restaurant use instead of retail. During the AM peak hour, there is minimal retail and restaurant activity and in the evening, peak restaurant activity occurs after the roadway peak. The retail trip generation would not necessarily vary if there were multiple smaller tenants rather than three (3) large tenants. The total retail proposed is only 27,000 sf in three (or more) separate spaces, therefore, the retail will likely be more neighborhood- oriented than destination-oriented. Based on the current marketing efforts for the Project, it is envisioned that there will be a mix of smaller tenants rather than larger ones and it is expected they will be service/neighborhood-oriented.

Comment I31:

The DEIS indicates that the new parking garage “will attract new commuters to the site.” Table 3I-8 indicates that 16 AM and 37 PM trips will be added, a portion of which are derived from existing pick- ups and drop offs, which were observed at the site, which would now utilize the convenience and available parking in the garage. The balance represents an estimate of new commuters not currently using the site (10 AM and 21 PM trips respectively).

If the 10 additional AM commuter trips were increased by the annual background growth rate used for the traffic analysis of 2%, increased parking demand would grow at approximately 2 cars per decade. It would take several hundred years to fill the additional capacity of 265 spaces constructed in the garage. This suggests that the estimate of 10 and 21 trips is significantly underestimated, or the garage contains far more spaces than are necessary.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response I31:

The 10 additional AM and 21 additional PM trips are the number of new trips that are projected to be drawn to or from the new Commuter Parking Garage during the peak AM Highway Hour and the peak

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PM Highway Hour. The peak Highway Hours and peak commuter hours are not the same, and most commuter activity occurs outside of the peak Highway Hours. The peak Highway Hours are:

AM –peak Highway Hour (8:00 a.m. to 9:00 a.m.)

PM – peak Highway Hour (5:15 p.m. to 6:15 p.m.)

Traffic to the existing commuter parking lots occurs prior to the peak AM Highway Hour, and exiting traffic from the lots peaks after the peak PM Highway Hour.

The estimates of trips to and from the Commuter Parking Garage in the peak Highway Hours excludes new trips to the Commuter Parking Garage by vehicles currently traveling to and from the station during these hours for drop off or pick up and the vast majority of commuters who arrive at the train station before the peak AM Highway Hour and after the peak PM Highway Hour. The suggested calculation - growing the 10 new peak AM Highway Hour commuter trips by the 2% annual background growth rate – would not accurately predict growth in demand for spaces in the Commuter Parking Garage, because the bulk of the new users will arrive and depart during the peak commuter hours, which differ from the peak AM and PM Highway Hours analyzed in the Traffic Impact Study.

To indicate how the new Commuter Parking Garage might fill up, surveys of current activity at the train station were reviewed. Based on this review, it is estimated that there would be 200 new commuter trips arriving prior to the peak AM Highway Hour (plus the 16 additional trips arriving during the peak AM Highway Hour) and 180 new commuter trips that would depart the facility after the peak PM Highway Hour (plus the 37 additional trips departing during the peak PM Highway Hour). As stated in the DEIS, some of these new commuter parkers are expected to be vehicles that currently drop-off and pick-up.

Additionally, the construction of the Commuter Parking Garage on MNR’s property presents a unique opportunity to provide additional parking at the Harrison Station to satisfy normal anticipated ridership growth, and provide for the current commuters. The additional spaces are not meant to induce ridership. Absent the construction of additional spaces now, in the future, MNR would have no means to accommodate the demand from normal ridership growth, and would have to seek other means to accommodate the demand for parking at Harrison Station.

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Comment I32:

The pick-up and drop-off numbers appear to be quite low. When were the observations of pick-ups and drop-offs made? These numbers likely vary seasonally, and should be verified during a worst-case condition (during inclement weather).

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response I32:

The pick-up and drop-off activity was surveyed on a cool, windy day in April 2016 (Friday April 8, High temperature 48 degrees F). Additional observations were conducted during the PM peak commuter period during inclement weather (rain) on Tuesday March 28, 2017. These surveys revealed almost the same level of activity (127 drop-offs from 5:30 to 7:30 p.m., vs 125 previously) although greater queues were observed (see Response I8).

Comment I33:

If excess spaces exist in the parking structure, how will they be utilized? Will the MTA look to lease these excess spaces to private uses, or would they simply remain fallow?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response I33:

The current MNR customer spaces at Harrison Station fill to capacity during peak times. The MTA has not decided how many of the 475 customer spaces in the Commuter Parking Garage will be permit spaces and how many will be metered, but pursuant to current MNR policy all spaces are free on weekends and designated holidays. If metered spaces are available, then the new Commuter Parking Garage may accommodate general public parking. MNR cannot and will not be leasing spaces to private uses.

Comment I34:

If new commuter trips are in fact generated by the additional capacity in the garage, the build trip generation calculations should be revised accordingly.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

AvalonBay at Harrison 3I-19 Traffic and Transportation FEIS 7/27/2017 DRAFT

Response I34:

The new commuter trips will be generated mostly before and after the peak highway hours and have been accounted for in the DEIS traffic analyses. See Response I32.

Comment I35:

If the 2% annual growth factor noted in comment #62 (now Comment I32) above is an invalid measure of anticipated new commuter use of the parking garage, provide an alternative estimate of how the excess spaces will be absorbed. Would all 265 spaces be absorbed as soon as the garage is opened? Will they be absorbed gradually over time? If so, over how long a period? Would the absorption of the spaces be lineal, or would there be a peak? Such patterns would need to be addressed in the build traffic conditions, and may require analysis out beyond the 2019 build year.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response I35:

The 2% annual growth factor was only applied to the existing traffic volumes at the studied intersections. New commuter use of the Commuter Parking Garage was calculated separately, as discussed in Response I32. The Applicant cannot predict with any certainty how long it will take to absorb the additional parking spaces. Therefore, it was conservatively assumed that the 215 additional spaces (in excess of the number of existing MNR customer spaces) would be absorbed by 2019. If the spaces are not absorbed by 2019 (or if they are not all absorbed), traffic operating conditions upon completion of the Project will be better than projected in the DEIS.

Comment I36:

Can a summary table be provided comparing the intersection LOSs of the existing condition, no- build and build conditions?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response I36:

Summary tables are provided in the Traffic Impact Study (TIS) (Tables 6 and 7) and have been included for convenience in on the next page. Table 6 provides a comparison of intersection LOSs for the

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Existing, No-Build and Build conditions. Table 7 provides a comparison of the “Build with Mitigation” LOS results to the No-Build and Build LOS.

Comment I37:

It is noted that a 5 space curb-side “kiss and ride” area is proposed on Halstead Avenue. However, Table 3I-8 indicates that 16 existing PM pick-ups and drop offs occur at the site. How will the additional short-term parking be accommodated?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response I37:

The 16 existing peak PM commuter hour pick-up trips (which may be converted to parkers in the Commuter Parking Garage) are spread out over the course of the corresponding to train arrivals and do not occur simultaneously. According to the Traffic Impact Study, activity peaked at the MTA lots during the 6:15 -7:15 PM hour. Five trains arrive during this hour during the weekday. For the peak pick-up period, 7 taxis will be able to wait curbside at the Site if needed and up to 24 private vehicles waiting to pick up train passengers will be able to be accommodated at the Site. Based on the most recent, rainy day surveys which indicated a maximum observed queue of 4 taxis, this will be adequate to accommodate peak demand for current and future needs. Please refer to Exhibit I-1 for a graphic depiction of the taxi and private vehicle drop-off/pick-up areas.

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Table 6 from the TIS- Capacity Analysis Summary – Weekday Peak AM & PM Highway Hours

Existing No‐Build Build AM Peak PM Peak AM Peak PM Peak AM Peak PM Peak Intersection Lane Hour Hour Hour Hour Hour Hour Approach Group LOS Delay LOS Delay LOS Delay LOS Delay LOS Delay LOS Delay L D 41.3 D 38.7 D 42.8 D 39.3 D 43.4 D 39.3 EB TR D 45.3 D 43.8 D 48.2 D 45.9 D 50.2 D 47.9 L D 35.1 C 34.7 C 35.0 C 34.7 C 34.8 C 34.8 Halstead Avenue WB TR E 60.1 E 72.6 E 62.3 E 79.8 E 64.8 F 103.6 (CR 54) & Harrison Avenue (Rt. 127) NB LTR D 41.7 D 40.6 D 45.2 D 43.2 D 46.3 D 43.8 L C 22.0 C 23.5 C 23.2 C 24.6 C 23.9 C 25.5 SB TR C 25.6 C 31.7 C 27.1 D 35.3 C 27.8 D 35.5 Intersection D 39.6 D 43.7 D 41.9 D 47.1 D 43.3 D 53.5 Halstead Ave & EB LTR A 0.4 A 0.9 A 0.4 A 0.9 A 0.3 A 0.6 Purdy WB LTR A 0.6 A 0.9 A 0.6 A 1.0 A 0.9 A 1.2 Street/Surface Lot C 15.1 C 19.3 C 16.0 C 21.6 # 1 (Building A LT Drwy) (1) SB R A 9.9 B 10.9 A 10.0 B 11.1 (unsignalized) LTR B 13.9 C 18.8 Halstead Ave & EB LT A 0.0 A 0.1 A 0.0 A 0.1 Surface Lot # 2 A 0.0 A 0.0 A 0.0 A 0.0 (MTA) WB TR (unsignalized) SB LR B 10.3 B 14.0 B 10.5 B 14.7 A 0.4 A 0.6 Halstead Ave & EB LT Building C West WB TR A 0.0 A 0.0 Drwy (unsignalized) SB LR B 12.2 C 16.8 A 0.1 A 0.1 A 0.1 A 0.1 Halstead Avenue & EB LT Surface Lot # 3 WB TR A 0.0 A 0.0 A 0.0 A 0.0 (unsignalized) SB LR B 13.2 B 12.6 B 13.7 B 13.1 Halstead Avenue & EB LTR/TR A 0.0 A 0.0 A 0.0 A 0.0 A 0.0 A 0.0 Haviland St/Surface A 0.1 A 0.6 A 0.1 A 0.6 0.1 A 0.9 Lot # 4 WB LTR/LT A (unsignalized) (2) SB LTR A 9.7 C 15.3 A 9.9 C 16.2 A 0.1 A 1.0 Halstead Ave & EB LTR Building C East WB LTR A 0.0 A 0.0 Drwy (unsignalized) SB LTR B 11.3 B 14.9 EB LTR D 36.6 D 35.4 D 37.9 D 36.8 D 38.2 D 39.4 L A 0.3 A 0.6 A 0.3 A 0.7 A 0.3 A 0.8 WB Halstead Ave & TR A 1.9 A 3.3 A 2.1 A 3.6 A 2.2 A 4.0 Macy LT D 45.8 D 46.4 D 46.2 D 46.8 D 46.4 D 47.4 Road/Oakland NB Avenue R A 5.7 A 3.4 A 7.1 A 4.5 A 8.3 A 4.6 SB LTR D 51.3 D 48.2 D 53.2 D 49.6 D 53.6 D 49.6 Intersection C 21.3 B 18.3 C 22.1 B 19.0 C 22.3 C 20.2

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Table 6, cont’d. - Capacity Analysis Summary – Weekday Peak AM & PM Highway Hours

Existing No‐Build Build AM Peak PM Peak AM Peak PM Peak AM Peak PM Peak Intersection Lane Hour Hour Hour Hour Hour Hour Approach Group LOS Delay LOS Delay LOS Delay LOS Delay LOS Delay LOS Delay T A 3.4 A 3.0 A 3.5 A 3.1 A 3.5 A 3.1 EB R A 0.6 A 0.6 A 0.7 A 0.6 A 0.7 A 0.7 Halstead Ave & WB LT A 6.6 A 7.9 A 6.6 A 8.0 A 6.6 A 8.1 Osborne Road NB LR D 39.3 D 40.4 D 39.7 D 41.1 D 39.9 D 41.4 Intersection A 8.5 A 9.9 A 8.5 B 10.1 A 8.6 B 10.0 EB LT A 1.5 A 1.1 A 1.6 A 1.2 A 1.6 A 1.3 Halstead Avenue & WB TR C 29.1 C 29.9 C 29.5 C 30.5 C 29.7 C 30.8 Newport Towers Driveway SB LR E 66.8 D 44.5 E 68.7 D 44.6 E 68.7 D 44.6 Intersection B 16.6 B 19.0 B 17.0 B 19.3 B 17.0 B 19.2 EB LTR D 38.6 D 38.9 D 39.4 D 40.4 D 39.4 D 40.5 Harrison Ave and WB LTR C 33.8 D 38.6 C 34.1 D 39.5 C 34.1 D 39.5 Heineman NB B 13.6 A 9.7 B 15.3 B 10.3 B 15.6 B 10.6 Place/Calvert LTR Street SB LTR B 10.5 B 10.1 B 11.4 B 10.8 B 11.5 B 11.0 Intersection B 16.5 B 16.5 B 17.7 B 17.2 B 17.8 B 17.3 Source: VHB, using Synchro 9 software. Delay is reported in seconds per vehicle. Notes: (1) Under Build conditions, the Lot #1 driveway is eliminated and is replaced with the entrance to the Building A garage. (2) Under Build conditions, this location is a "T" intersection (the Lot #4 driveway is eliminated).

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Table 7 from the TIS – Peak PM Highway Hour Capacity Analysis Comparison – with Signal Timing Modifications PM Peak Hour Intersection No‐Build Build Build w/Mitigation Lane Approach Group LOS Delay LOS Delay LOS Delay L D 39.3 D 39.3 D 40.3 EB TR D 45.9 D 47.9 D 49.8 L C 34.7 C 34.8 C 32.3 WB Halstead Avenue (CR 54) & TR E 79.8 F 103.6 E 75.5 Harrison Avenue (Rt. 127) NB LTR D 43.2 D 43.8 D 43.5 L C 24.6 C 25.5 C 28.3 SB TR D 35.3 D 35.5 D 38.0 Intersection D 47.1 D 53.5 D 48.2 EB LTR A 0.9 A 0.6 A 0.6 Halstead Ave & Purdy WB LTR A 1.0 A 1.2 A 1.2 Street/Surface Lot # 1 LT 21.6 (Building A Drwy) (1) C (unsignalized) SB R B 11.1 LTR C 18.8 C 18.8 EB LT A 0.1 Halstead Ave & Surface Lot # WB TR A 0.0 2 (MTA) (unsignalized) SB LR B 14.7 EB LT A 0.6 A 0.6 Halstead Ave & Building C WB TR A 0.0 A 0.0 West Drwy (unsignalized) SB LR C 16.8 C 16.8 EB LT A 0.1 Halstead Avenue & Surface WB TR A 0.0 Lot # 3 (unsignalized) SB LR B 13.1

Halstead Avenue & Haviland EB LTR/TR A 0.0 A 0.0 A 0.0 St/Surface Lot # 4 WB LTR/LT A 0.6 A 0.9 A 0.9 (unsignalized) (2) SB LTR C 16.2 EB LTR A 1.0 A 1.0 Halstead Ave & Building C WB LTR A 0.0 A 0.0 East Drwy (unsignalized) SB LTR B 14.9 B 14.9 EB LTR D 36.8 D 39.4 D 38.0 L A 0.7 A 0.8 A 0.8 WB TR A 3.6 A 4.0 A 3.9 Halstead Ave & Macy LT D 46.8 D 47.4 D 47.4 Road/Oakland Avenue NB R A 4.5 A 4.6 A 4.6 SB LTR D 49.6 D 49.6 D 49.6 Intersection B 19.0 C 20.2 B 19.8

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Table 7, cont’d. – Peak PM Highway Hour Capacity Analysis Comparison – with Signal Timing Modifications

PM Peak Hour Intersection No‐Build Build Build w/Mitigation Lane Approach Group LOS Delay LOS Delay LOS Delay T A 3.1 A 3.1 A 3.0 EB R A 0.6 A 0.7 A 0.7 Halstead Ave & Osborne WB LT 8.0 A 8.1 A 7.9 Road A NB LR D 41.1 D 41.4 D 42.6 Intersection B 10.1 B 10.0 B 10.1 EB LT A 1.2 A 1.3 A 1.2 Halstead Avenue & Newport WB TR C 30.5 C 30.8 C 29.9 Towers Driveway SB LR D 44.6 D 44.6 D 44.6 Intersection B 19.3 B 19.2 B 18.7 EB LTR D 40.4 D 40.5 D 40.5 WB LTR D 39.5 D 39.5 D 39.5 Harrison Ave and Heineman NB LTR B 10.3 B 10.6 B 10.6 Place/Calvert Street SB LTR B 10.8 B 11.0 B 11.0 Intersection B 17.2 B 17.3 B 17.3 Notes: (1) Under Build conditions, the Lot #1 driveway is eliminated and is replaced with the entrance to the Building A garage. (2) Under Build conditions, this location is a "T" intersection (the Lot #4 driveway is eliminated).

Comment I38:

How will the parking demand vary as the commuter use of the parking structure ramps up over time?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response I38:

The DEIS analysis conservatively assumes that all commuter spaces in the Commuter Parking Garage will be used by the time the Project is completed.

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Comment I39:

Address the impact of the loss of the diagonal parking spaces located on the north side of Halstead Avenue.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response I39:

See Response I6.

Comment I40:

It is assumed that the construction of 265 additional commuter parking spaces is intended to increase ridership on the Metro-North Railroad. This increase in to number of commuters should be added to the number of commuters generated by the project.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response I40:

There will be 215 additional spaces (in excess of the number of existing MNR customer spaces), not 265 spaces. MNR advises that it does not expect the 215 additional spaces to induce increased ridership.

Additionally, the construction of the Commuter Parking Garage on MNR’s property presents a unique opportunity to provide additional parking at the Harrison Station to satisfy normal anticipated ridership growth, and provide for the current commuters. The additional spaces are not meant to induce ridership. Absent the construction of additional spaces now, in the future, MNR would have no means to accommodate the demand from normal ridership growth, and would have to seek other means to accommodate the demand for parking at Harrison Station.

Comment I41:

The relatively modest number of new commuters generated by the project (approximately 30 during the PM peak hour) suggests that the balance of the project’s residents would either commute off-peak (which would be difficult, if not impossible to estimate) or would in the alternative need to rely on

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private cars, which would seem to contradict the car use estimates previously presented. This requires clarification.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response I41:

Project train commuters will mainly commute before the AM peak highway hour or after the PM peak highway hour, as is the case with current rail commuters, in order to be at their place of work during normal business hours. The peak hour for Project residents who drive to work, school, etc. occurs during the highway peak hours. See Response I24 and I32.

Comment I42:

Will there ever be a need to provide for off-site parking for commuters, construction workers, or as the project phasing progresses, project residents or tenants?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response I42:

MTA requires the Commuter Parking Garage to be the first component of the Project constructed. During this phase of construction, most, if not all, of the commuters who park in the 96 spaces in Lot#3 and Lot#4 on the Site will be able to park in the Town lot on the north side of the station which is bounded by Calvert Street, Heineman Place, Sunnyside Avenue, Nelson Avenue and Macy Road. The Town/Village has agreed to maintain at least 338 commuter spaces in the lot at all times during the construction period, and recent surveys indicate that parking is currently available in this lot.. Until the new Commuter Parking Garage is constructed, construction workers will either park within designated areas within the construction area on the Site or, if needed, park off-site and be ferried to and from the Site. Project residents or tenants will not need to use off-site parking at any time during the construction period.

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Comment I43:

With the proposed signal timing mitigation, what is the delay and what LOS will the Halstead Avenue/ Harrison Avenue intersection operate at?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response I43:

During the PM peak highway hour with the proposed signal timing modification, the Halstead Avenue/ Harrison Avenue intersection is expected to operate at an overall LOS “D” with an overall intersection delay of 48.2 seconds. The signal timing modification will mitigate the increase in delay on the westbound approach. The overall intersection delay in the PM peak highway hour will increase by only 1.1 seconds over the No-Build condition.

Comment I44:

Access for private drop-off and pick up must be assessed on both sides of MNR station as part of the project. Measure activity accommodated by the existing surface lot on corner of Halstead/Harrison Avenue AND measure private drop off activity on north side of station. What is mitigation for loss of space to conduct private drop-offs and pickups during construction and when project is completed?

(Memo # 2, Kate Barnwell, Harrison Planning Board, 2/9/17)

Response I44:

The Project is not expected to have an impact on the north side of the station as the Project will provide adequate drop-off and pick-up capacity on the south side of the station. Drop-off/pick-up and taxi activity was surveyed on both sides of the station in April 2016 and on the south side of the station on a rainy day in March 2017. Based on the slightly busier rainy-day surveys, it is projected that 7 taxis and up to 24 private vehicles will wait to pick up passengers when the most-heavily used train arrives which according to the Traffic Impact Study occurs from 6:15-7:15 pm.

During the first phase of construction, it is expected that the existing taxi and private vehicle drop- off/pick-up area in Lot #1 will be available for use, which currently provides for taxi queues of no more than four taxis as observed during the taxi activity surveys. During the second phase of construction, taxi and private vehicle drop-off and pick up will be accommodated curbside on the north side of Halstead Avenue from Parsons Street east, as well as between the entrance ramps on the ground floor of the new Commuter Parking Garage. This will include approximately thirteen (13) parking spaces for

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short-term parking in front of the Site. These spaces will be reserved for drop-off and pick-up activity from 7:00 a.m. to 9:00 a.m. and 5:00 p.m. to 7:00 p.m. on weekdays.

Comment I45:

Existing condition of parking: provide detailed chart with quantity of on street and off-street parking that will be eliminated by the subject project. The parking is currently free. Please identify existing spaces available to daily, short-term use for existing CBD and PB uses. Please describe specific mitigation measures to address the loss including access, signage, shared parking agreements, etc.

(Memo # 2, Kate Barnwell, Harrison Planning Board, 2/9/17)

Response I45:

A detailed parking comparison was prepared to identify the net change in the public parking. The existing parking includes spaces in Lots #1 to #4 on the Site and along the north side of Halstead Avenue, in front of the Site. The future parking includes parking in the Commuter Parking Garage and behind, Building A (exclusive of the spaces restricted to Project resident use) and parking along the north side of Halstead Avenue, in front of the Site. The detailed parking comparison is summarized in Table I-2 and indicates that the Project will result in a net loss of 69 public parking spaces, 40 of which are in Lot #1.

While there will be a reduction in on-site parking spaces during the construction period, there are a total of 269 existing short-term parking spaces available for use by the general public within a three minute walk of the Project (203 on-street parking spaces and 66 spaces in municipal lots). Detailed surveys of weekday midday, weekday afternoon and Saturday midday parking in these 269 existing spaces revealed that there are at least 76 unoccupied parking spaces during a weekday lunchtime, at least 89 unoccupied parking spaces between 5:00 and 6:00 p.m. on a weekday and at least 66 unoccupied parking spaces in these spaces at lunchtime on a Saturday.

In addition, the MTA has indicated that the 475 customer spaces in the Commuter Parking Garage (215 more customer spaces than are provided today) will be available for free on the weekends and designated holidays, but no decision has been made at this point as to whether the spaces will be metered, permitted or a combination. See Response I6.

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Table I-2 Net Change in Public Parking Areas affected by the proposed Project.

Commuter Non‐Commuter Total Spaces Spaces (1) Spaces (2)

Existing Public Parking MTA Lots #1 to #4 220 40 260 Halstead Avenue (north side, in front of site) 0 42 42 Total Existing Public Spaces 220 82 302 Future Public Parking Building A 0 52 52 Building C 475 45 520 Halstead Avenue (north side, in front of site) 0 13 (3) 13 (3) Total Future Public Spaces 475 110 585 Net Change (Proposed ‐ Existing Spaces) 255 28 283

Notes: 1. The MTA has indicated that these spaces will be available for free on the weekends and designated holidays, but that no decision has been made at this point whether the spaces will be metered, permitted or a combination . 2. Non‐commuter spaces = spaces available for short‐term parking (Existing – 40 spaces in Lot #1 and 42 spaces on the north side of Halstead Avenue in front of the Site; Future – 13 Halstead Ave spaces and 97 Project retail parking spaces; does not include Project residential parking spaces). 3. Except from 7:00 to 9:00 a.m. and 5:00 to 8:00 p.m.

Comment I46:

If cost to commuters from Town/Village of Harrison is not equalized with MTA garage, then the north side Town-owned lot will become even more attractive, increasing congestion in and around the lot and possibly impacting nearby residential areas. Please review and discuss.

(Memo # 2, Kate Barnwell, Harrison Planning Board, 2/9/17)

Response I46:

Comment noted. MNR has not yet set rates for parking in the Commuter Parking Garage. The Town currently charges $750 per year for a parking permit in the Town-owned lots and $3 for a daily parking pass. The Town can adjust its rates should it so desire.

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J. Stormwater Management

Comment J1:

Has all of the draining and engineering been correctly evaluated?

(Public Hearing #1, Nonie Reich, Harrison Planning Board, 1/9/17, pg. 39)

Response J1:

The DEIS includes a storm water analysis and a storm water pollution prevention plan (SWPPP). This analysis was reviewed by the Town/Village engineer, Michael Amodeo, PE, before the DEIS was submitted. It was determined that the SWPPP complies with the applicable NYSDEC MS4 Phase I Stormwater Permit requirements, and the requirements of Chapter 130 of the Town Code (Stormwater Management Erosion Control). A more comprehensive SWPPP will be submitted as part of the site plan approval application. See Chapter 3J of the DEIS for additional discussion of stormwater management.

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K. Utilities

Comment K1:

The proposed development will increase sewage flows from this site into the existing infrastructure and will add to the volume requiring treatment at a water resource recovery facility operated by Westchester County. The draft EIS correctly notes the County Department of Environmental Facilities' policy requiring the applicant to identify mitigation measures that will offset the projected increase in flow through the reduction of inflow and infiltration (I&I) at a ratio of three for one.

(Letter #1, Eileen Mildenberger, Westchester County Department of Planning, 1/6/17)

Response K1:

Comment noted.

Comment K2:

The County Planning Board further recommends that the Town/Village implement a program that requires inspection of sewer laterals from private structures for leaks and illegal connections to the sewer system, such as from sump pumps. These private connections to the system have been found to be a significant source of avoidable flows. At a minimum, we encourage the Town/Village to enact a requirement that a sewer lateral inspection be conducted at the time property ownership is transferred and any necessary corrective action be enforceable by the municipal building inspector.

(Letter #1, Eileen Mildenberger, Westchester County Department of Planning, 1/6/17)

Response K2:

Comment noted.

3K-1 Utilities AvalonBay at Harrison FEIS 7/27/2017 DRAFT

Comment K3:

In Table 3K-1, provide the specific water demand ratios for each use.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response K3:

Please see revised Table K-1 for the specific water demand ratio for each residential unit type and each type of commercial use.

Comment K4:

Provide the basis for the 33,405 sewage generation estimate.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response K4:

Please see revised Table K-2, which breaks down the sewer demand for each building and use.

Comment K5:

Has the condition of the existing sewer lines into which the project will connect been ascertained?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response K5:

A downstream wastewater capacity analysis was prepared on April 20, 2016 and was submitted to the Town Engineer. The analysis concluded that the downstream system has sufficient capacity for the flows from the Project. Please see Appendix A for the full analysis.

3K-2 Utilities AvalonBay at Harrison FEIS 7/27/2017 DRAFT Table 1-K Estimated Water Demand Harrison TOD Harrison, NY MMI #1218-74 Harrison TOD

Typical Wastewater Generation Estimated Daily Water Estimated Number of Peak Hourly Size Units Peaking Factor (6) Rates, GPD / Unit (3) Demand, GPD (4) Occupants (5) Demand, GPM (4)

1-Bedroom 79 bedrooms (1) 110 9,559 133 4.07 27.0 2-Bedroom 56 bedrooms (1) 220 13,552 142 4.07 38.3 3-Bedroom 8 bedrooms (1) 330 2,904 34 4.07 8.2 Retail 20,950 sf (1) 20,950 sf 0.1 2,305 4.07 6.5 Restaurant 6,050 sf (1) 200 seats (2) 35 7,700 4.07 21.8 Fitness 2,400 sf (1) 30 patrons (2) 20 660 4.07 1.9 Leasing Office 1,850 sf (1) 4 employees (2) 15 66 4.07 0.2

Total 36,746 309 102

(1) Unit counts based upon architecturals prepared by Perkins Eastman dated 5/1/15 (2) Estimated number of units based upon proposed development (3) Table B-3, Typical Per-Unit Hydraulic Loading Rates, from New York State Design Standards for Intermediate Sized Wastewater Treatment Systems, by New York State DEC, dated March 5, 2014 (4) Estimated daily sewage generation x 110% , which reflects approximately 10% water consumption (5) Conversion rates for 5+ Units-Rent, All Values, from Estimates of the Occupants of New Housing by Rutgers University, Center for Urban Policy Research, dated June 2006 (6) Figure 1, Ratio of Peak Hourly Flow to Design Average Flow, from Recommended Standards for Wastewater Facilities, by Health Research, Inc., Health Education Services Division

DRAFT Table 2-K Estimated Wastewater Generation Harrison TOD Harrison, NY MMI #1218-74 March 2016

Harrison TOD Typical Wastewater Estimated Daily Wastewater Estimated Number of Occupants Peaking Item Size Units Generation Rates, Peak Hourly Demand, GPM Generation, GPD (4) Factor (5) GPD / Unit (3) BLDG A BLDG B BLDG C Total Unit BLDG A BLDG B BLDG C Total BLDG A BLDG B BLDG C Total BLDG A BLDG B BLDG C Total 1-Bedroom 14 21 44 79 bedrooms (1) 110 1,540 2,310 4,840 8,690 24 35 74 133 4.07 4.4 6.5 13.7 24.6 2-Bedroom 39 12 5 56 bedrooms (1) 220 8,580 2,640 1,100 12,320 98 31 13 142 4.07 24.3 7.5 3.1 34.8 3-Bedroom 0 0 8 8 bedrooms (1) 330 0 0 2,640 2,640 0 0 34 34 4.07 0.0 0.0 7.5 7.5 Retail 20,950 sf (1) 14,900 0 6,050 20,950 sf 0.1 1,490 0 605 2,095 --- 0 4.07 4.2 0.0 1.7 5.9 Restaurant 6,050 sf (1) 0 0 200 200 seats (2) 35 0 0 7,000 7,000 --- 0 4.07 0.0 0.0 19.8 19.8 Fitness 2,400 sf (1) 0 0 30 30 patrons (2) 20 0 0 600 600 --- 0 4.07 0.0 0.0 1.7 1.7 (1) (2) Leasing Office 1,850 sf 0 0 4 4 employees 15 0 0 60 60 --- 0 4.07 0.0 0.0 0.2 0.2

11,610 4,950 16,845 33,405 122 66 121 309 33 14 48 94

(1) Unit counts based upon architecturals prepared by Perkins Eastman dated May 1, 2015 (2) Estimated number of units based upon proposed development (3) Table B-3, Typical Per-Unit Hydraulic Loading Rates, from New York State Design Standards for Intermediate Sized Wastewater Treatment Systems, by New York State DEC, dated March 5, 2014 (4) Conversion rates for 5+ Units-Rent, All Values, from Estimates of the Occupants of New Housing by Rutgers University, Center for Urban Policy Research, dated June 2006 (5) Figure 1, Ratio of Peak Hourly Flow to Design Average Flow, from Recommended Standards for Wastewater Facilities, by Health Research, Inc., Health Education Services Division

DRAFT

L. Noise

Comment L1:

Have MTA sponsored Transit Oriented Developments along the New Haven Line (including this project) increased the number or frequency of trains passing the site?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response L1:

MNR advises that it does not increase service specifically to accommodate Transit Oriented Development projects, regardless of who sponsors the project.

Comment L2:

The reference to train noise of 66.5 decibels should be more thoroughly addressed. Beyond typical Metro-North commuter trains, the New Haven line tracks also accommodate freight traffic, as well as high speed rail traffic, such as Amtrak’s Acela Express trains, which operate at much higher speeds as they pass the site (consequently generating higher noise levels). Moreover, train horn soundings and blasts are common occurrences. According to the Federal Railroad Administration, these horn blasts may generate noise ranging from 107 dBA to over 140 dBA measured 1/8 to 1/4 mile from the source.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response L2:

The reference to the train noise of 66.5 decibels was calculated from the US Department of Housing and Urban Development (HUD) Day/Night Noise Level calculator and does not include the noise from train horns. The 66.5 decibels represents both ambient roadway and railway traffic noise. The HUD calculator is a tool that calculates estimates of the Day/Night Noise Level (DNL) from ambient roadway and railway traffic and is used in assessing the environmental impacts of HUD housing projects.

Freight trains operate on the New Haven Line, but they do not operate at high speeds. MNR trains and Amtrak trains must comply with applicable federal regulations, that require a minimum horn

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sound level of 96 dB(A) and a maximum horn sound level of 110 dB(A) at 100 feet forward of the locomotive in its direction of travel.

The new residences on the Site will be sensitive receptors. All buildings will be constructed in accordance with the New York State Uniform Fire Prevention and Building Code, including double- glazed windows, and sound attenuating insulation to dampen the effects of the train noise. The new residential units facing the railroad tracks will be constructed with double-glazed windows rated for a Sound Transmission Class (“STC”) of at least STC-30, and acoustic barrier insulation. As per NYS building code Section 1207.2 and 1207.3, walls must have an STC of not less than 50 (or 45 if field tested) for air-borne noise. The residential buildings will meet all minimum requirements.

Comment L3:

Noise specifically related to rock removal operations should be specifically addressed. Blasting noise should be addressed, but perhaps more impactfully, noise associated with the mechanical removal of rock and the use of a hoe ram, which may be significant and of a far longer duration, should be addressed.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response L3:

All blasting will comply with Chapter 135, Explosives and Blasting, of the Town/Village Code, which limits blasting to the hours of 9 a.m. to 5 p.m., Monday through Friday, and will also observe MNR’s protocols. Mechanical rock removal will be confined to daytime hours and will comply with Chapter 177, Noise, of Town/Village Code. The Applicant will use best management practices during construction to abate noise to the maximum extent practicable. Blasting protocols will be finalized with the Town during the building permit process and must also comply with MNR blasting specifications.

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N. Hazardous Materials

Comment N1:

Generally, describe the soil management plan that will be developed for the project.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response N1:

Soil exported from the Site during development will be tested, per the requirements of the destination and typically every 2,000 cubic yards, in order to determine management and disposal/reuse requirements. Based on the analytical data generated, soil will be managed as either clean fill, or as regulated soil, in which case it will be transported to a proper disposal/reuse facility. All applicable Federal and State regulations and procedures will be followed.

Comment N2:

Generally, describe the anticipated best management practices for handling and disposing of hazardous materials.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response N2:

The soil testing performed to date has not identified any hazardous materials at concentrations which exceed the State’s Restricted Residential Soil Cleanup Objectives. However, as noted in Response N1, excavated soil will be tested during construction and managed/disposed in accordance with applicable laws and regulations.

Comment N3:

Describe the proposed sub-slab venting system.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

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Response N3:

The passive sub-slab venting system is proposed will consist of perforated 4” PVC pipe installed within a gas-permeable layer of crushed stone beneath the building slab. A 20-mil vapor barrier will be installed beneath the slab (on top of the gas permeable layer). The vent piping will be directed to the atmosphere, with solar fan pipe vents attached. The number and locations of the vent stacks will be based on final building designs.

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O. Construction

Comment O1:

During construction, there will be a lot of trucks and heavy equipment being transported to the Project Site. What traffic relief are you giving to Halstead Avenue?

(Public Hearing #1, Anthony Spano, Harrison Planning Board, 1/9/17, pg. 33)

Response O1:

Construction traffic will generally occur during off-peak travel times. Construction worker traffic is not anticipated to significantly impact traffic volumes, as arrival and departure from a work site generally occurs before the weekday AM and PM peak hours. All construction delivery vehicles will be directed to use Exit 19 of I-95 and Halstead Avenue to access the Site.

Comment O2:

What is the sequence of the construction phases and parking redistricting?

(Public Hearing #1, Mashall Donat, Harrison Planning Board, 1/9/17, pg. 34)

Response O2:

There will be three construction phases (See Exhibit O-1). Phase I involves the construction of Building B, C, the Commuter Parking Garage, and the East Plaza. The Commuter Parking Garage and a part of Building C will be the first components to be completed. The remaining portion of Building C, Building B and the East Plaza will follow. Phase I will be completed in 21 months, with the Commuter Parking Garage anticipated to be completed in 18 months.

Phase II includes the construction of Building A and the West Plaza. Phase II will began immediately following the opening of the Commuter Parking Garage. Phase II will be completed in 15 months (33 months from the start of the overall Project).

Phase III will consist of Halstead Avenue roadwork and the installation of final pavements and sidewalks. Phase III will be follow the completion of Phase II.

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Parking will be maintained throughout the construction process. Construction will commence with the use of Lots #1 and 2 along with the north side lot (see Exhibit O-2) to accommodate parking needs while construction of the garage is taking place. When the garage is complete, parking for this project will be transferred to the garage while construction on the rest of the Site takes place.

Comment O3:

The locations of temporary parking (during the construction phases) need to be noted on the plans.

(Public Hearing #1, Kate Barnwell, Harrison Planning Board, 1/9/17, pg. 35)

Response O3:

Comment noted. Please see Reponse O2 and Exhibit O-2.

Comment O4:

From the construction phasing described, is it possible that the parking access at Building A will be maintained throughout the construction process?

(Public Hearing #1, Kate Barnwell, Harrison Planning Board, 1/9/17, pg. 36)

Response O4:

Existing parking located where Building A will be constructed will continue to be available during Phase I. When construction activity begins for Building A, the Commuter Parking Garage will be complete, and all public parking will be transferred and relocated to that garage until the Project is complete.

Comment O5:

Is it a three-year timeline from the finalization of approvals to the start of construction?

(Public Hearing #1, Jed Parker, 59 Stratford Road, 1/9/17, pg. 47)

Response O5:

The Project will take approximately 33 months to construct.

AvalonBay at Harrison 3O-2 Construction FEIS 7/27/2017 DRAFT Exhibit 3O-1

Phase II Phase I (Building A and West Plaza) (Parking Garage, Building B, Building C, and East Plaza)

Phase III (Street and Sidewalk Improvements) GROUND LEVEL PLAN

SPACE LABEL DEFINITIONS

A = AVALONBAY C = COMMUTER Phase I R = RETAIL F = FUTURE RESIDENT Phase II

Phase III

Avalon at Harrison Town of Harrison, New York

3O-1 Construction Phasing Plan

Source: Perkins Eastman DRAFT EXHIBIT 3O-2

i 0 105 210 420 Feet Avalon at Harrison Town/Village of Harrison, NY

Northside parking location

Northside Parking Location Source: Bing Maps DRAFT Comment O6:

It is unclear if Phase I will include all site preparation, earthwork, etc. for the entire project, or just for Phase I.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response O6:

Phase I will include only the site preparation and earthwork for just Phase I which includes the construction of the Commuter Parking Garage, Building B, Buildings C, and the East Plaza.

Comment O7:

It is noted that construction access will be “primarily” from Halstead Avenue. Would there ever be access from another location? Would construction materials ever be brought to the site via train?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response O7:

Direct construction access to and from the Site will be entirely from Halstead Avenue. Vehicular access from Harrison Avenue does not currently exist and is not proposed. Construction materials will not be brought to the site via train.

Comment O8:

Will truck traffic associated with the various construction phases, including material deliveries, and the transportation of soil and fill materials to and from the site, require lane or road closures to Halstead Avenue?

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response O8:

Temporary lane closure may be required for construction of new sidewalks on Halstead Avenue. Any potential lane closure will be finalized during the building permit process with the Town/Village.

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P. Greenhouse Gases

Comment P1:

Is there extraordinary green technology involved with the Project?

(Public Hearing #1, Nonie Reich, Harrison Planning Board, 1/9/17, pg. 40)

Response P1:

As discussed in Chapter 3P, Greenhouse Gases, of the DEIS, the Project will meet New York State Energy Conservation Construction Code requirements. Preliminary energy saving measures that will be incorporated in the Project include the following:

Water Conservation Measures  Water Sense technology plumbing fixtures will be used to minimize water usage.  Energy Star compliant appliances will be provided.  Landscaping with native plants will occur where possible.

Air Quality Measures  Low VOC paints and sealants will be used to improve air quality index.

Material Conservation Measures

 Pre-fabricated floor and roof trusses will be used to minimize material waste and on- site debris.

Energy Saving Measures  A combination of LED and CFL lighting will be used to minimize electric usage.  High efficiency tankless water heaters will be installed in every apartment to provide on demand hot water to save on energy consumption.  Energy Star compliant appliances will be provided in every residential apartment.  Each apartment will have its own HVAC zone with its own equipment and thermostat.  Insulation of R-38 will be installed as well as an insulation sheathing panel of R-6.6 to reduce heat loss in the winter and heat gain in the summer.  The windows will be double paned, insulating glass for winter heating and low emissivity for summer cooling.

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The Project is a Transit Oriented Development in the downtown, with neighborhood shopping area accessible to pedestrians, thereby reducing vehicular trips. In addition, bicycle parking will be provided.

Specific energy saving measures will be finalized during the site plan and building permit approval processes.

Comment P2:

Any information on LEED standards incorporated in the Project?

(Public Hearing #1, Nonie Reich, Harrison Planning Board, 1/9/17, pg. 42)

Response P2:

LEED criteria will be evaluated during the site plan and building permit approval processes. The Applicant is currently assessing whether the Project can meet the LEED for Neighborhood Development (LEED ND) criteria.

Comment P3:

Are the Project’s planned energy efficient elements consistent with other developments by the applicant?

(Public Hearing #1, Kate Barnwell, Harrison Planning Board, 1/9/17, pg. 42)

Response P3:

The energy efficient elements to be incorporated in the Project described in Response P1 are consistent with other recent residential developments completed by the Applicant.

Comment P4:

We encourage the applicant to include as much green building technology possible into the proposed development.

(Letter #1, Eileen Mildenberger, Westchester County Department of Planning, 1/6/17)

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Response P4:

Comment noted. See Response P1.

Comment P5:

The DEIS states that mobile greenhouse gas (GHG) sources are not permanent components of the project. However, the project will increase vehicle trips, which are mobile GHG sources.

The following paragraph in the DEIS states that “Vehicles traveling to and from the parking lots are currently the primary source of GHG emissions.”

Mobile GHG sources should be addressed.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response P5:

The DEIS acknowledges that Project traffic - specifically the additional 73 new trips during the AM Peak Hour and 176 new trips during the PM Peak Hour - will be mobile source of GHG emissions. These include trips from residents, commuters, and commercial business customers. The additional vehicle trips will increase the mobile sources of greenhouse gases above current conditions. As mentioned in DEIS Chapter 3P, since this is a Transit Oriented Development project, the emissions from the Project traffic as a result of the residential uses will be less than a typical, comparable subdivision of single-family residences due to the fact that the Project will generate fewer overall vehicle travel miles. While some of the additional vehicle trips will be related to commuters, those that commute to work by train produce less greenhouse gases than if they only commuted by car. Finally, although some of the additional trips will be related to the commercial businesses, since these businesses will be in a downtown commercial area, a customer will be able to shop at more than one store without the need of the car and commuters and residents will also be able to utilize the commercial businesses without the need of a car. This produces less greenhouse gases than if the commercial businesses were located outside of a downtown business district and isolated from residences and commuters. While there will be additional mobile sources of greenhouse gases, they will be generating less greenhouse gases due to the location of the Site and the proposed mix of uses.

AvalonBay at Harrison 3P-3 Greenhouse Gases FEIS 7/27/2017 DRAFT

Comment P6:

The applicant is encouraged to seek LEED certification under the LEED for Neighborhood Development (LEED ND) category.

(Memo # 1, Patrick Cleary, Town/Village of Harrison Planner, 2/8/17)

Response P6:

Comment noted. See Responses P1 and P2.

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6. Irretrievable Commitment of Resources

Comment 6.1:

This section should address the loss of open space, loss of free and convenient on and off street surface parking serving existing downtown uses, and the view sheds lost to the significant mass of the project.

(Memo # 2, Kate Barnwell, Harrison Planning Board, 2/9/17)

Response 6.1:

The one-acre “Jilly Flowers Park” would be replaced with two publicly accessible plazas and a publicly accessible open space area. The proposed on-site open space would be slightly smaller in size than the existing open space area. However, the new plazas and open space area would be more easily used by the public and would serve the needs of downtown better than the existing open space. The proposed plazas would include pedestrian amenities such as benches, planters, trees, decorative pavement and bicycle racks and would provide a safe and inviting waiting area for train passengers and respite for local workers and visitors shopping at the adjacent retail uses.

The existing open space area is owned by the MTA and open to the public, however, it is isolated underutilized and bounded by the railroad tracks, Halstead Avenue and parking lots. This existing open space area is not a Town park or a significant open space or recreational resource. The Harrison 2013 Comprehensive Plan recommends improvement of the area “as part of the Metro-North TOD project to offer an inviting, accessible and well-supervised open space to the public, in the interest of enhancing the entire downtown experience.” The loss of the existing area is mitigated by the provision of two public plazas and an open space area that meet the recommendations of the Harrison 2013 Comprehensive Plan.

As noted in Response A8, there are a total of 269 existing short-term parking spaces available for use by the general public within a three minute walk of the Project (203 on-street parking spaces and 66 spaces in municipal lots). Detailed surveys of weekday midday, weekday afternoon and Saturday midday parking in these 269 existing spaces revealed that there are at least 76 unoccupied parking spaces during a weekday lunchtime, at least 89 unoccupied parking spaces between 5:00 and 6:00 p.m.

AvalonBay at Harrison 6-1 Irretrievable Commitment of Resources FEIS 7/27/2017 DRAFT

on a weekday and at least 66 unoccupied parking spaces in these spaces at lunchtime on a Saturday, more than enough spaces to serve the displaced parkers. The MTA has not decided how many of the 475 customer spaces in the Commuter Parking Garage will be permit spaces and how many will be metered, but pursuant to current MNR policy all spaces are free on weekends and designated holidays. If spaces are available, then the new Commuter Parking Garage may also accommodate general public parking.

Neither the DEIS (Chapter 3B, Visual Resources and Community Character) nor the adopted DEIS scoping document identify any significant view sheds on or around the Site. The DEIS concludes that the Project would not adversely impact any significant public views and the architectural style would be in character with surrounding uses.

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7. Growth Inducing Impacts

Comment 7.1:

Growth inducing impacts have already been demonstrated by the number of applications for additional development within a 1/2-mile radius of the Project. The sentence that ends " ... would encourage productive reuse of nearby properties" is insufficient. Please specifically identify the growth induced at present and the potential growth based on existing zoning in PB and CBD. Include comps from established TOD projects. Need to fully address the impacts from induced development in Section 3.

(Memo # 2, Kate Barnwell, Harrison Planning Board, 2/9/17)

Response 7.1:

Although the Project would be expected to encourage investment in the downtown, the extent and types of growth cannot accurately be predicted. Growth could take the form of reuse of currently vacant storefronts, expansion of existing businesses to serve new clientele, or it could be the complete redevelopment of existing underutilized buildings. The proposed new TOD zoning will effectively be limited to the Project Site and will not affect other properties in the CBD.

As stated in DEIS Chapter 3A.3., Land Use and Zoning, the Project is consistent with and advances applicable goals and objectives of the Harrison 2013 Comprehensive Plan, which anticipates growth in the downtown based on the assumption that this development will come to fruition. See Response A7 of the FEIS for the identification of current developments and other possible redevelopment sites.

AvalonBay at Harrison 7-1 Growth Inducing Impacts FEIS 7/27/2017 DRAFT

Miscellaneous

Comment 1:

We recommend the Town/Village request the applicant to verify that sufficient space will be available to store recyclables under the recently expanded County recycling program which now includes plastics numbered 1 through 7.

(Letter #1, Eileen Mildenberger, Westchester County Department of Planning, 1/6/17)

Response 1:

The Project will contain sufficient space for all required recycling programs. The current design plan proposes ground level trash and recycling collection areas with dumpsters in each building. Each trash room will contain trash compactors and recycling containers.

Comment 2:

Although the proposal includes 7 affordable affirmatively furthering fair housing (AFFH) units, we note that the Town/Village has not yet adopted the County's Model Ordinance Provisions. We continue to recommend that the Town/Village take steps to incorporate the Model Ordinance Provisions into the Town/Village Code and work with the developer to provide additional affordable housing opportunities in this new development.

(Letter #1, Eileen Mildenberger, Westchester County Department of Planning, 1/6/17)

Response 2:

Comment noted. Comment noted. The Project will include seven affordable units that comply with Westchester County Affirmatively Furthering Fair Housing (“AFFH”) requirements.

AvalonBay at Harrison Miscellaneous FEIS 7/27/2017 DRAFT AvalonBay Harrison Town/Village of Harrison, Westchester County, New York Final Environmental Impact Statement

A Public Hearing Transcript January 9, 2017

DRAFT DELBELLO DONNELLAN WEINGARTEN WISE & WIEDERKEHR, LLP Wanda J, Alston COUNSELLORS AT LAW Connecticut Office [email protected] 1111 SUMMER STREET THE GATEWAY BUILDING STAMFORD, CT 06905 (203) 298-0000 ONE NORTH LEXINGTON AVENUE WHITE PLAINS, NEW Yoruc 10601 (914) 681-0200 FACSIMILE (914) 684-0288

February 6, 2017

Via Ovemight Mail Ms. Valerie Monastra, AICP Director of Planning VHB Engineering, Surveying and Landscape Architecture, P.C. 50 Main Street Suite 360 White Plains, NY 10606

Re: A valonBay Communities - Harrison Station Transit Oriented Development

Dear Ms. Monastra:

Enclosed for your files, please find a copy of the transcript of the DEIS Public Hearing regarding the Harrison Station Transit Oriented Development held on January 9, 2017. Please feel free to contact Peter Wise should you require additional info1mation. i1:1~~ WANDA J. ALSTON LEGAL ASSISTANT

Enclosure

1482404.doc 0127180-013 DRAFT 1 t· 1 2 NEW YORK STATE TOWN OF HARRISON ------x 3 Minutes of The Town of 4 Harrison Zoning Board 5 In the Matter of: 6 HARRISON STATION TRANSIT ORIENTED DEVELOPMENT 7 January 9, 2017 - 7:30 p.m. at 8 Village Hall 1 Heineman Place 9 Harrison, New York 10528 ------x 10 11 BEFORE: 12 13 THOMAS HEASLIP, Chairman 14 KATE BARNWELL, Member 15 MARK RINALDI, Member 16 ANTHONY SPANO, Member 17 NONIE REICH, Member 18 MARSHALL DONAT, Member 19 PAUL GENOVESE, Member 20 21 ALSO PRESENT: 22 PATRICK CLEARY, Planning Consultant 23 DELBELLO DONNELLAN WEINGARTEN WISE & WIEDERKEHR, LLP 24 One North Lexington Avenue White Plains, New York 10601 25 BY: MARK P. WEINGARTEN, ESQ.

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( 1 I PROCEEDINGS 2 CHAIRMAN HEASLIP: Let's start 3 the meeting with pledge of 4 allegiance. 5 (Pledge of allegiance). 6 CHAIRMAN HEASLIP: We have one 7 item on the agenda. Harrison Station 8 Transit Oriented Development. 9 MR. CLEARY: Make a motion to 10 open the public hearing and 11 everything can be on the record. 12 MS. BARNWELL: So move. 13 MR. SPANO: Second. 14 CHAIRMAN HEASLIP: So moved. 15 MR. WEINGARTEN: Good evening, 16 Mr. Chairman, Members of the Board. 17 Nice to see you. My name is Mark 18 Weingarten. I'm a partner in the 19 firm of DelBello Donnellan Weingarten 20 Wise and Wiederkehr. It's my 21 pleasure to be here representing 22 Avalon Bay Community Inc. In 23 connection with the public hearing 24 for DEIS which analyzes Avalon Bay's 25 request to amend the town ordinance

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1 PROCEEDINGS 2 and zoning map to establish a new 3 transit or rented district and to 4 rezone the development site from 5 professional business district to new 6 TOD zone which fronts on Halstead 7 Avenue and consists of what is known 8 as the west, the east and the roadway 9 parcels which we will show you 10 shortly. 11 The ultimate goal for the 12 development is shown in the concept 13 plan which accompanies our petition 14 is to build a mixed use community 15 consisting of three buildings 16 containing 136 luxury apartment 17 homes, also seven work force housing 18 apartment homes, approximately 27,000 19 square feet of neighboring retail, 20 restaurant and other commercial 21 space. A total of 751 parking 22 spaces, 475 of those dedicated to 23 commuter spaces which will be owned 24 by the MTA Metro North. 97 spaces 25 for commercial uses and 179 spaces

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1 PROCEEDINGS 2 which are servicing the apartment 3 homes. We also have two public open 4 space plazas, a direct pedestrian 5 access connecting our site to the 6 train station and we're very excited 7 about it.

8 This project has been discussed 9 in the planning stages of this 10 Village for really decades and it's 11 now time, we believe, to bring this 12 to fruition and we also believe that 13 this project will act as a catalyst 14 for the revitalization of the 15 downtown of Harrison. 16 I'm joined by a number of 17 people tonight. Grant Jaber, Senior 18 Development Director of Avalon Bay. 19 He's sitting in the back, he doesn't 20 feel well. We have Stuart Lachs from 21 Perkins Eastman, our architect and 22 Valerie Monastra from VHB. John 23 Canning is here, our traffic engineer 24 and Steven Kochis of Milone and 25 MacBroom who are our engineers. They

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1 PROCEEDINGS 2 are all here to hear the public 3 questions and Board's questions. 4 This project we believe 5 evidences a true public/private 6 partnership. You have the various 7 ingredients for it. You have a 8 municipality that's done the planning 9 and has set the goals. You have the 10 private sector. You've selected 11 someone who can provide the resources 12 and expertise to execute on those 13 goals and, of course, the most 14 important ingredient, the right spot, 15 the right location and right use and 16 we believe we have met all of those 17 things for that public/private 18 partnership. 19 We talked a little bit about 20 the history of this and how the 21 Village has planned it. The project 22 was identified back in 2013 by the 23 Town in its comprehensive plan. I 24 know you are aware of that history. 25 It goes back to June 2011, the

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1 PROCEEDINGS

2 official start where the MTA

3 requested RFP. November 2012 Avalon

4 and MTA entered into an exclusivity

5 agreement. Avalon was selected as

6 the developer.

7 March 2015 we had a three

8 partner agreement and joint

9 development agreement which allowed 10 us to development a conceptual plan.

11 In December 2015 we submitted our 12 petition. January 2016 the scope was 13 adopted, which is the basis of the 14 table of contents for the studies 15 before you this evening. And today 16 we are at the DEIS public hearing. 17 And there are gaps there. During 18 that period of time, we have

19 negotiated series of documents with 20 both Metro North and the Town. They 21 are not finalized, but a lot of 22 agreements, land disposition 23 agreements, how the parking structure 24 was to be built and operated. All 25 those things were going on behind the

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1 PROCEEDINGS 2 scenes.

3 Now we go forward. Those

4 documents cannot be finalized and

5 entered into until after the SEQRA

6 process is over. That's the so

7 called gap if people ask why so much

8 time to get back before you.

9 So just briefly, I know you are 10 aware of it, Avalon Bay is one of the 11 largest and most successful real 12 estate developers in the nation. 25 13 billion dollar company. Owner of 275 14 apartment communities and over 15 700,000 square feet of retail space. 16 Throughout the country you've seen 17 all this. The most important thing 18 to remember about Avalon Bay, they 19 don't need outside financing or 20 banks. They use their own money and 21 start building immediately which 22 makes them different than other 23 developers and one of the reasons we 24 think they were selected here. They 25 do their own construction. If you

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1 PROCEEDINGS 2 walk around Westchester, Connecticut, 3 this area, we're very proud to have 4 references in other municipalities. 5 They have a wonderful reputation. 6 The other thing we talk about 7 luxury apartment homes. The reason 8 we think this is great for Harrison, 9 it's the type of people that come to 10 this community. You will see in the 11 DEIS but basically you expect these 12 types of developments to have an 13 average of north of $150,000 of 14 income per family, per apartment 15 home. These are the types of people 16 that will live there, residents that 17 choose rental housing for lifestyle, 18 not for economic. It's a new style 19 of living going on and it's happening 20 in the downtown municipalities 21 throughout our area. Three types 22 that renters are professionals and 23 empty nesters and people in 24 transition. 25 So we'll start, I will finish

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1 PROCEEDINGS 2 up with the project description. 143

3 apartment homes; 76 one bedrooms. 59

4 two bedrooms. 8 three bedrooms. 5 27,000 square feet of vibrant street

6 level retail commercial space. We 7 think it looks great for your

8 downtown. Two landscaped public

9 plazas with connection to the MTA 10 platform. Approximately 5,000 square 11 feet for interior amenities, game 12 room, lounge, lobby and the parking 13 spaces. 14 So, in essence, we believe we 15 have three major goals of the TOD 16 district; to encourage a well 17 integrated mixed use within walking 18 distance of transit options such as 19 train or business and we believe 20 we've achieved that and in order to 21 accomplish this we have incorporated 22 into our project public open space, 23 connected our project to transit 24 options, provided convenient parking 25 for all uses and created a high

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1 PROCEEDINGS 2 quality design to attract people with 3 income to live, eat, work and 4 recreate and shop in your downtown. 5 That's a brief beginning. I 6 will turn it over to the architect 7 and show you the site plan. We'll 8 also go through, again we talked 9 about this before, the adoption of 10 the TOD district is one of the 11 elements that happens through the 12 Village Board approval, also the 13 rezoning of the site of TOD and we 14 need a special exception permit, 15 abandonment of a portion of Halstead 16 Avenue right-of-way and approval of 17 the conveyance of the portion, a 18 recommendation of the zoning code and 19 map amendment which we are 20 requesting, site plan approval, 21 subdivision approval, TOD special 22 exception approval. We have an 23 architectural review. None of those 24 can happen until you adopt the 25 findings and conclusions. This is

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1 PROCEEDINGS 2 the next major step. After this

3 hearing and all of your questions and 4 public's questions come in, it's our 5 obligation to at least draft at first

6 the FEIS, the answers to those 7 questions and that's what will 8 precede the adoption findings one way

9 or the other. That's where we are. 10 Thank you for that. And Stuart Lachs 11 from Perkins Eastman will take over. 12 MR. LACHS: Thank you. It's a 13 pleasure to be here. Stuart Lachs 14 principal with Perkins Eastman in 15 Stamford. I'm a New York licensed 16 architect. I'll stand up here on the 17 board. I'm sure you are familiar 18 with the site. Halstead Avenue, Macy 19 Road. The train tracks. Harrison 20 Avenue and Town Hall here where we 21 are now. The site is actually three 22 parcels. There is the west parcel, 23 east parcel and small strip that runs 24 along Halstead Avenue that involves 25 -- we're calling it the roadway

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1 PROCEEDINGS

2 strip.

3 Currently existing about 260 4 parking spaces all together on the 5 whole site. Some photographs here, 6 looking across Halstead. There is 7 the bridge, Harrison Avenue, Town 8 Hall. Again looking here, that is 9 east, and looking back across at the 10 site, this is the western part of the 11 site. 12 And this is what we are 13 proposing. Three lots. One, two and 14 a strip along the road. Three 15 buildings. This has a bridge. This 16 is the ground level plan. This is a 17 single building. Building Band c 18 which is a residential building that 19 wraps on three sides of the commuter 20 garage.

21 And again, an enlargement of 22 the site plan. The big feature of 23 the site plan is the two plazas, 24 public plaza, this is aligned with 25 the bridge over the railroad tracks

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1 PROCEEDINGS 2 and provides pedestrian access from

3 Halstead from a drop off area through

4 the public plaza to the train track,

5 and that will be on both sides with

6 retail. The other plaza has retail

7 in it, provides access to the parking

8 garage and the platform and there are

9 some Avalon leasing office and 10 amenity space. 11 58 units, 167 parking spaces in 12 Building A. 36 units in Building B. 13 49 units in Building C. A total of 14 584 parking spaces within the C 15 garage. From a retail there is 16 12,000 square feet of retail in the 17 base of Building C and 15 at the base 18 of Building A. 19 Here is an enlargement of the 20 elevations. The four sides of 21 Building A this is the main Halstead 22 elevation. Retail on both sides, a 23 parking entrance to the parking 24 behind. That's a view from the 25 platform behind. This is the west

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1 PROCEEDINGS

2 plaza elevation. We've got -­

3 actually that's Harrison Avenue and

4 this is the retail wrapping to make

5 sure the plaza remains an active

6 space.

7 This is Building B, retail

8 faces the plaza as well as on the

9 east plaza. Train platform and 10 Halstead with the retail the full 11 width. 12 At Building C we're taking 13 advantage of the sloping slightly. 14 There is a more than -- about a ten

15 foot grade elevation change. So it 16 slopes down. This has limited public 17 space. There is a leasing office at

18 the corner and wrapping around we are 19 envisioning fitness space and 20 amenities for the residents of Avalon 21 on that side, not actually facing 22 Macy Road, there is a pizza place 23 adjacent to the site. The back of 24 the garage which has been designed to

25 be attractive and not just a utility

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1 PROCEEDINGS 2 kind of elevation. That is for the

3 commuters. There is elevators that

4 deposit right on to the platform

5 level as well as a stair that makes

6 it convenient access for the

7 commuters. And we've got ground

8 floor units that step down to

9 Halstead Avenue and the two garage 10 entrances. 11 And this is a rendering showing 12 what the idea is for the west plaza. 13 Ground floor retail, the existing

14 pedestrian bridge. This is a view, I

15 should warn you, we deleted for 16 architectural purposes the building 17 on the opposite side of Halstead 18 Avenue. One pedestrian plaza here 19 and other here flanking either side

20 of Building B. So there you go. 21 MS. MONASTRA: Good evening. 22 My name is Valerie Monastra and I 23 work for VHB. I will touch on the 24 Direct Environment Impact Statement.

25 The DEIS contains a thorough analysis

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1 PROCEEDINGS 2 of the environmental topics that are

3 identified here, land use and zoning, 4 visual resources and community 5 character, natural resources, 6 cultural resources, fiscal, traffic, 7 storm water, utilities, sewer and 8 water. I will touch on some of these

9 tonight. The first is fiscal. 10 The existing 2016 taxes for 11 both parcels paid a total of $979 12 which is for the refuse district tax. 13 Tax projection at full build-out will 14 be approximately $781,597. That 15 approximately 336,000 would be for 16 the County, Town and Village taxes 17 and approximately 445,000 would be 18 for the Harrison School District. 19 This project will provide a net 20 additional tax revenue increase of 21 $708,000.

22 I want to touch upon the 23 schools and the impact that this 24 project would have on Harrison 25 Central School District. So our

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1 PROCEEDINGS 2 analysis projects a maximum of ten

3 school children based on comparatives

4 based on the area and the type of

5 project proposed. This displays

6 anticipated cost for the school

7 children and estimated tax revenue to

8 the district. There will be a net

9 surplus of $227,000 to the school 10 district. 11 We analyzed school capacity. 12 The three schools on display are the 13 ones associated with this project. 14 The elementary school which is 15 Parsons and middle school have 16 decreased in population since 2011/12 17 year. When you take into account the 18 maximum of ten school children, 19 that's less than one per grade. When 20 including less than one per grade and 21 enrollment, we believe the schools

22 will easily accommodate ten 23 additional school children throughout 24 thirteen grades. 25 MR. WEINGARTEN: Next we will

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1 PROCEEDINGS 2 talk about parking and traffic and I

3 will turn it over to John Canning,

4 our traffic engineer.

5 MR. CANNING: Good evening.

6 John Canning. I'm a professional 7 engineer licensed to practice in the

8 State of New York. I have thirty

9 years of traffic engineering 10 experience. I'm glad to be here on 11 this cold January evening. 12 We provided a detailed traffic 13 impact and parking study that was 14 included in the DEIS. It was based 15 on studies of the existing traffic 16 volumes in the area as well as a 17 review of data for other projects 18 that are similar. TOD is a pretty 19 new but vibrant phenomenon. That's 20 what people did a hundred years ago 21 when they didn't have cars. But it's 22 corning back. Currently, as Mark 23 indicated, there are 260 parking 24 spaces and it's proposed to provide a

25 total of 751. If you subtract 276

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1 PROCEEDINGS 2 that will be provided for the

3 development program, a total of 475

4 parking spaces in the MTA lot which 5 is an increase of 215 parking spaces.

6 A fairly substantial increase. 7 We studied nine intersections 8 from the intersection out here

9 Harrison Avenue down to Halstead, 10 along Halstead Avenue. We conducted 11 traffic counts and we project them 12 forward. 13 And then we looked at how much 14 traffic would be generated by the 15 proposed development. It's built on 16 the TOD concept people live next to 17 transit because they are going to use 18 transit. They are paying a premium 19 for it. There have been numerous 20 studies in the area that showed that 21 traffic volumes are reduced 22 significantly and parking is reduced 23 significantly. Recent studies in 24 Yonkers, there is one-third less 25 parking and two-thirds less traffic

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1 PROCEEDINGS

2 which implies not only do you have 3 less cars but you don't have them to

4 drive every day. You have them as a

5 luxury to use on the weekends when

6 you want to go away.

7 The additional spaces with the

8 MTA lot, most we reviewed the

9 traffic going in and out of the MTA 10 lot. The peak volume in the morning 11 is earlier than the peak hour on the 12 street and in the evening it's after 13 the peak time of traffic. Even 14 though you have more MTA spaces they 15 don't add a lot of traffic to the 16 roadway system during the peak hour. 17 In addition, to the extent 18 there is a shortage of parking right 19 now and people are being dropped off 20 by a spouse or loved one, if you 21 provide more parking and these 22 individuals can drive and park, you 23 are eliminating traffic. You don't 24 have someone driving, dropping off 25 and driving away. So the combination

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1 PROCEEDINGS

2 of having outside peak hour traffic 3 and an off set by a reduction of

4 drop-off pick-up, it's our

5 expectation that the additional MTA

6 spaces will not increase traffic

7 volume significantly in the peak

8 hour.

9 Our traffic study evaluated and 10 it was conservative, we estimated 50 11 or 60 percent reduction in peak hour 12 traffic over typical rates. We only 13 took a 33 percent credit. We don't 14 want to overstep the mark. We 15 estimated approximately 67 trips 16 added to the surrounding roadway 17 system. Basically one a minute. And 18 160 trips to the surrounding roadway 19 system which is approximately three 20 per minute. Some will go eastbound 21 and some westbound. When we added 22 these traffic volumes to the future 23 traffic volumes without the project 24 and compared to the intersection 25 capacities to the volumes, we found

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1 PROCEEDINGS 2 there is an overall intersection

3 delay of an average of 1.4 second per

4 intersection per vehicle. That's 5 modest. We found it higher in the

6 Harrison and Halstead Avenue which is

7 the busiest. We determined a few

8 trips per hour would increase delays 9 up to 6.4 seconds per vehicle if 10 nothing was done. Because right now 11 the timing of that intersection is a 12 little prejudicial against the peak 13 volume of traffic that comes out 14 westbound in the evening. So we have 15 recommended that the signal be 16 retimed to be optimized for the 17 traffic volumes that are projected. 18 With the change in time, we would 19 project the increase in delay would 20 be reduced from 6.4 second to 1.1 21 second. 22 Based on the studies we have 23 done and the data that's provided in 24 the traffic impact study, it's our 25 opinion that the moderate levels of

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1 PROCEEDINGS

2 additional traffic generated by this

3 neighborhood friendly transit

4 development will have a significant

5 adverse impact on traffic conditions.

6 Thank you.

7 MR. WEINGARTEN: That concludes

8 our presentation. If you have

9 questions. 10 CHAIRMAN HEASLIP: Anyone on

11 the Board?

12 MR. DONAT: There are mention 13 of comparables as to students in the 14 schools. Can you give us the names 15 of some of the areas? 16 MR. WEINGARTEN: Public school 17 children when we count children, that 18 doesn't include private school 19 children. 20 MS. MONASTRA: We took a look 21 at-- our analysis took a look at One

22 City Place in the White Plains

23 School, Bank Street Commons and 24 Avalon Willow, Mamaroneck, Avalon

25 Green in the Elmsford District. We

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1 PROCEEDINGS

2 took a look at a couple of the 3 Harrison, just two developments

4 within the Harrison Central School

5 District. One was in West Harrison.

6 We eliminated that as a comparable

7 because it was garden-style

8 apartments and in that one they were

9 not rental, they are co-op. So we 10 wanted to stick with the rentals. 11 Also we looked at 337 Halstead 12 Avenue. That was a new project but 13 because it was such a smaller project 14 and smaller scale we felt it was not 15 comparable. We reported that 16 children in 337 Halstead had no 17 children and the cooperative had a 18 total of 24 students. With the other 19 comparables for the One City Place 20 they had a based on their child per 21 unit we came out with four children 22 for this particular development. 23 Bank Street Commons using their 24 generation only came out with four 25 children. Avalon Willow, Avalon

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1 PROCEEDINGS 2 Green came out with ten children. 3 And Bronxville came out with nine, 4 which is why we were saying we 5 believe there is a maximum of

6 potentially ten children that would 7 be a result of this project. Thank

8 you.

9 CHAIRMAN HEASLIP: John, when 10 you did your traffic study, did you 11 take into consideration the improved 12 development. 13 MR. CANNING: Absolutely. Yes. 14 CHAIRMAN HEASLIP: We have the 15 playhouse. 16 MR. CANNING: 247 Halstead 17 Avenue. And they are listed in the 18 traffic. We contacted the planning 19 department and we said what's going 20 on. 21 MR. RINALDI: There is quite a 22 bit of development going on. 23 MR. CANNING: Yes. It's a good 24 thing. 25 MS. REICH: Do you project any

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1 { PROCEEDINGS 2 ideas of what type of retail you see? 3 Is that open for whoever is 4 interested in it? Are you trying to 5 get a market in there, a franchise? 6 What are you thinking? 7 MR. WEINGARTEN: It is 8 certainly, as we mentioned, it's 9 going to be market driven. One of 10 the things we think makes sense is 11 some type of gourmet market, prepared 12 foods, not just for owner residents, 13 but people coming into the area. 14 Coffee shops. If you look around the 15 successful areas that surround train 16 stations, that's what we expect. We 17 are talking to people, we are not at 18 that stage yet. We have to build it. 19 We are not out looking for tenants. 20 But we also expect a restaurant with 21 outdoor seating. 22 MS. REICH: Has Avalon actually 23 developed right along a transit 24 center like this? 25 MR. JABER: Numerous times.

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1 PROCEEDINGS 2 The Avalon in Bronxville is right 3 across the street from the train 4 tracks. We have several out west 5 where they are developed with the 6 train districts. I don't have the 7 names off the top of my head. We've 8 done partnership with Bart, the Bay 9 area. We developed parking garages 10 for them and transit centers. Retail 11 units, apartment units adjacent to 12 the train. Yes, we do have 13 experience with it. And we have an 14 in-house retail department that's 15 housed out of Arlington, Virginia 16 that focuses only on the design and 17 lease of the retail space. It is a 18 little early. We have been speaking 19 to some brokers in the area. It's a 20 little early to figure out exactly 21 who is going to be in the retail 22 space. We do see a need for a 23 restaurant. We would like to 24 populate our corner stores with 25 restaurant use. We would love to

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1 PROCEEDINGS 2 activate those courtyards and have

3 customers spill out to the courtyard. 4 We spent time segregating space for 5 outdoor seating which is nice which

6 we think would play well in Harrison. 7 Obviously there is going to be

8 local tenants, local retailers and we 9 would like to put in a couple of 10 nationals in there, we love a 11 Starbucks or some coffee as well. 12 It's early. 13 MR. SPANO: You anticipate any 14 heavy volume retail store like a big 15 shopping center? 16 MR. JABER: It is not a big 17 shopping center. No, the footprint

18 is too small for that, like a Stop & 19 Shop. We would love a gourmet food 20 store that would use six to eight 21 maybe nine thousand square foot to 22 drive all day traffic to the area. 23 The train is great. People come 24 early in the morning and are leaving 25 at night. It's great for a coffee

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1 PROCEEDINGS

2 shop or restaurant or a bar but it

3 doesn't drive all day traffic for the

4 other retailers in the area. So

5 early on we would like to target a

6 specialty grocer that would bring

7 your all day traffic to downtown

8 district.

9 MR. DONAT: How many levels is 10 the Bronxville adjacent to the train

11 station? 12 MR. JABER: It's four levels. 13 This is three levels of residential 14 over one level of retail. 15 MS. BARNWELL: The parking 16 scheme for the building, is it one, 17 the closest to Harrison Avenue, there 18 is retail use in that building on the 19 ground floor. Is there retail 20 parking at grade with those retail 21 stores? Is that how it's set up? I 22 remember we walked the site. 23 MR. JABER: There are 52 24 service parking spaces behind the 25 building. You drive through the

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1 PROCEEDINGS 2 building.

3 MS. BARNWELL: I couldn't see

4 with the elevations in the DEIS. 5 MR. LACHS: That's a break.

6 These are all spaces available for

7 retail.

8 MS. BARNWELL: In fact that's

9 the property of Avalon bay. 10 MR. JABER: That's correct. 11 MS. BARNWELL: Is there any 12 was there going to be parking along 13 the street -- the rest of downtown 14 relies on that corner. Will there be 15 street parking? 16 MR. LACHS: No, there is no 17 street parking at this corner because 18 of a turn lane. There is parallel 19 parking along the rest of Halstead. 20 MS. BARNWELL: All the parking 21 spaces located to the bank that's 22 across the street and local 23 merchants, that parking is going to 24 be lost to this development and that 25 retail parking will be restricted?

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1 PROCEEDINGS 2 MR. CANNING: 70 going to be

3 restricted, we envision for our

4 retail use. The parking garage will

5 be shared for the public on weekends

6 and I believe also evenings.

7 MS. BARNWELL: It physically

8 doesn't address that loss on the

9 other side. 10 CHAIRMAN HEASLIP: She's saying 11 it's going to be parallel as opposed 12 to the angle as it is now. 13 MR. CANNING: Correct. 14 CHAIRMAN HEASLIP: Taking off 15 what you are saying, in that lot that 16 you are going to restrict, so what's 17 the negative loss in spots that 18 currently are available to people 19 that park there now? Like the 20 two-hour parking meters. 21 MR. CANNING: They indicated 27 22 parking spaces in that lot. 23 CHAIRMAN HEASLIP: The theory 24 is you are going to give them back, 25 if I go downtown during the day, can

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1 PROCEEDINGS

2 I park in the structure lot.

3 MR. JABER: That's restricted.

4 MR. DONAT: Where is the drop

5 off area? How big is it?

6 MR. JABER: We have several

7 areas for drop off. Two at the head

8 of each plaza.

9 MR. DONAT: Do you pull off the 10 street? 11 MR. JABER: It's like in a 12 loading stop zone. It's off the 13 curb. 14 MR. DONAT: Street side of the 15 curb? Cars can back up and hold it 16 up. 17 MR. JABER: It's out of the 18 driveway. I don't think they would 19 be backing up, it's out of the 20 driveway. We don't have a ton of 21 spaces. 22 MS. REICH: It makes me think 23 of Greenwich train station on 24 Railroad Avenue. That feel. It

25 works.

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1 PROCEEDINGS 2 MR. SPANO: During construction 3 what traffic relief are you giving to 4 Halstead Avenue? 5 MR. CANNING: What relief? 6 MR. SPANO: A lot of trucks and 7 heavy equipment coming in. 8 MR. CANNING: I don't have 9 projections for construction. What 10 we try to do is make sure the 11 construction doesn't coincide with 12 the busy times of day. And if you 13 have heavy equipment being delivered 14 or removed from the site we make sure 15 it doesn't coincide with the busy 16 times of the day. 17 CHAIRMAN HEASLIP: During the 18 time of construction, downtown is not 19 going to be what it is today. 20 Nothing wrong but it's the way it's 21 going to be.

22 MS. MONASTRA: The construction 23 is proposed to be phased. With the 24 existing lot two and three to 25 accommodate 134 spaces. And when

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1 PROCEEDINGS 2 added to the 126 spaces this will

3 provide for a total of 260 spaces.

4 We are trying to keep as much

5 possible the existing parking

6 throughout the construction process.

7 The commuter garage will be

8 constructed which 260 will be made

9 available for commuters while the 10 rest of the construction is taking

11 place. 12 MR. DONAT: Is there a 13 sequence? 14 MS. MONASTRA: We are starting 15 off with Building C. 16 MR. JABER: We are starting 17 with Building C. We will restrict 18 everything on the east side of the 19 plaza or east side of the train 20 station platform and fence off and 21 start construction on these two 22 buildings. The garage will be 23 constructed first. That will take 24 some time, ten, twelve months. When

25 that is done all the commuters can

DIAMOND REPORTING (877) 624-3287 [email protected] DRAFT 34 35

1 PROCEEDINGS 2 come back to that garage. As we

3 build that garage we will build

4 Building C and then on to Building B

5 and when we are done completely with

6 Band C, people living there, the

7 green space will be open and then we

8 will take down this and start

9 constructing this plaza. 10 MR. WEINGARTEN: During our

11 negotiations with MTA they were very 12 focused on this issue to make sure 13 there was no reduction in parking 14 during this period. I don't have the 15 exact location but there is some 16 temporary parking on the north side, 17 the other side of the train tracks 18 which will be temporary and they are 19 going to make sure there is no 20 diminution.

21 MS. BARNWELL: We need to see 22 the location of that. Is it on the 23 plans? 24 MR. WEINGARTEN: If it's not in

25 the DEIS, we will provide it to you

DIAMOND REPORTING (877) 624-3287 [email protected] DRAFT 35 36

1 PROCEEDINGS

2 in the FEIS. That's part of the

3 agreement with them and that was

4 negotiated and discussed with members

5 of the Town to make sure there is

6 parking throughout the process.

7 MR. JABER: It's a Town owned

8 lot.

9 MS. BARNWELL: We still need to 10 see where it is. So by the phasing 11 that you are describing, it's 12 possible will the parking access be 13 maintained on that Building A 14 throughout the process? Until you 15 start construction, will it look 16 virtually the same as it does today? 17 MR. JABER: Yes. 18 MR. DONAT: The roadway piece 19 of property, where is that? 20 MR. WEINGARTEN: It's right in 21 the front. It's along here. It's 22 11,000 feet. It's very thin. We 23 have a very tight area because of the 24 platform. We needed a small amount 25 of area that came out to include it

DIAMOND REPORTING (877) 624-3287 [email protected] DRAFT 36 37

1 PROCEEDINGS 2 within the development parcel.

3 MR. DONAT: Is it street or 4 part of the parking lot? 5 MR. WEINGARTEN: It's the angle

6 parking. 7 MR. LACHS: It does not change 8 the width of the drive lanes on

9 Halstead Avenue. 10 MS. REICH: It goes without 11 saying that the rhythm of the brick 12 versus white and architectural detail 13 is reflected on what we see on one 14 side of the building will be 15 reflected on the other? You are not 16 -- it's not as though there is a bad 17 side? 18 MR. LACHS: We recognize the 19 back side is just as visible as the 20 front side. 21 MS. REICH: Just with massive 22 of this -- 23 MR. LACHS: We continued the 24 same material. This is the back side 25 that faces the platform. We are

DIAMOND REPORTING (877) 624-3287 [email protected] DRAFT 37 38

1 PROCEEDINGS 2 continuing with that.

3 MR. JABER: The colors are yet 4 to be determined. We are working

5 through that. 6 MS. BARNWELL: What's the time 7 frame to submit comments? 8 MR. CLEARY: There is a

9 mandatory written comment period. 10 You will decide this evening if you 11 want to extend ten days or a little 12 longer. You will discuss that. 13 MS. REICH: A lot of this has 14 been thoroughly vetted. You looked 15 at a lot of potential issues. 16 MR. CLEARY: There has been. 17 Many of the elements have been 18 elements that have been negotiated 19 with the Town Board, for example. 20 You heard, we're talking about 21 fifteen or twenty years of work 22 that's brought us to this point as 23 Mark indicated earlier. 24 MS. REICH: And the Town 25 engineers.

DIAMOND REPORTING (877) 624-3287 [email protected] DRAFT 38 39

1 PROCEEDINGS 2 MR. CLEARY: We are commencing 3 technical review. This is your first 4 opportunity to weigh in on comments 5 about the environmental aspects of

6 the project. We have to reach a 7 conclusion and terminate the 8 environmental review before they come 9 back and submit site plans. So if 10 you have concerns and comments that 11 drift beyond that, you should bring 12 them up now. 13 MS. REICH: Mine is not so much 14 the traffic or school, I know that is 15 an issue that is weighing on a lot of 16 people, but it's more thinking 17 literally things we think about 18 drainage, all the engineering is 19 correctly evaluated, not that there 20 is a lot more but that we have an 21 opportunity to make sure it's done 22 correctly.

23 MR. CLEARY: This is the first 24 environmental impact statement done 25 in the downtown area. When the Board

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1 PROCEEDINGS 2 scoped this project we made sure the

3 applicant covered the full spectrum

4 that might affect not only this

5 project but the central business

6 district. The scope is very

7 thorough. The work done in the DEIS

8 has been very thorough. We are

9 covering the bases but now is our 10 chance to make sure.

11 MS. REICH: Is there any 12 extraordinary green technology 13 involved? 14 CHAIRMAN HEASLIP: They wanted 15 to achieve silver. 16 MR. KOCHIS: I'm the 17 professional engineer. I'm one of 18 the site engineers for the project. 19 I was listening to your questions and 20 I could address them. We have been 21 working with town engineer Mike 22 Amadeo for a year or two, having 23 discussions with him about the 24 sanitary connections, the existing

25 drainage in the area. We have been

DIAMOND REPORTING (877) 624-3287 [email protected] DRAFT 40 41

1 PROCEEDINGS 2 working with Waterworks Company. We

3 performed sanitary flow testing.

4 Came to conclusions where we want to

5 take the sanitary from the building.

6 We have proven the existing system

7 cannot support the development

8 without any necessary upgrades.

9 As far as drainage, we've been 10 made aware there has been flooding in 11 the parking lot in the north side of 12 the train tracks. That's where the 13 western half goes today under the 14 train tracks to the storm system in 15 that parking lot. Ultimately goes to 16 the corner of Oakland and Halstead 17 and down to the Beaver Swamp Brook. 18 What we are proposing to do and I 19 spoke to Mike on this, take all the 20 storm drains from the project, there 21 is going to be a storm water 22 detention area between Band C, that 23 treats the water quality, quantity 24 and channel protection all in

25 correspondence with the New York

DIAMOND REPORTING (877) 624-3287 [email protected] DRAFT 41 42

1 PROCEEDINGS 2 Drainage Manual. There is a

3 propriety treatment chambers that 4 will treat the water quality. So the 5 net result from the project is that 6 the peak flows are going to be 7 reduced to the surrounding areas,

8 water quality is going to be treated 9 and we are going to meet all the 10 state requirements. 11 MS. REICH: Any information on 12 the lead? 13 MR. LACHS: As we've stated the 14 intent is to design it to lead silver 15 standards. We will determine whether 16 we will submit to the lead but the 17 design itself will incorporate low 18 flow toilets, LED lighting, low voe 19 sealants and paints. Carpets. 20 Things like that. 21 MS. BARNWELL: Is that 22 consistent with the other 23 developments? 24 MR. JABER: Recent ones, yes. 25 CHAIRMAN HEASLIP: With regard

DIAMOND REPORTING (877) 624-3287 [email protected] DRAFT 42 43

1 PROCEEDINGS 2 to the zoning code change, Pat, do we

3 have to adopt that? 4 MR. CLEARY: Town Board does. 5 CHAIRMAN HEASLIP: So in 6 reviewing it, there was some 7 terminology regarding off-street

8 parking and loading requirements.

9 Where are the 45 short term daily 10 needed parking spaces to serve 11 commercial uses, where is that 12 located?

13 MR. WEINGARTEN: Those are the 14 same spaces we were showing you, it's 15 behind Building A. 16 MR. LACHS: There are fifty 17 some odd spaces here behind A and 18 forty something within this ramp 19 level of the parking structure. 20 CHAIRMAN HEASLIP: Is that in 21 the restricted area? 22 MR. WEINGARTEN: When they say 23 restricted, it's for use of the 24 retail that's on the site, so it's 25 clear when it says daily metered,

DIAMOND REPORTING (877) 624-3287 [email protected] DRAFT 43 44

1 PROCEEDINGS 2 while it's going to be, quote

3 unquote, owned by Avalon Bay and on 4 Avalon Bay land, the revenue from the

5 meters, however it's collected,

6 belongs to the Village. So it's the

7 Village that is at least collecting

8 on the revenue.

9 CHAIRMAN HEASLIP: If I'm 10 driving into town, I pull into that 11 lot and I go to the meter and plug in 12 my dollar for the hour, am I 13 restricted to using that parking for 14 your 27,000 square feet of retail? 15 MR. WEINGARTEN: The plan is to 16 have signage these spaces are for the 17 use of those stores. 18 MR. CLEARY: Like what is 19 behind CVS now. 20 MR. DONAT: So this is meters? 21 So it's not for commuters? 22 MR. WEINGARTEN: Correct'· We 23 believe that plan conforms to the 24 zoning plan.

25 CHAIRMAN HEASLIP: And maximum

DIAMOND REPORTING (877) 624-3287 [email protected] DRAFT 44 45

1 PROCEEDINGS 2 floor area says proposed code single

3 retail space shall not exceed 20,000

4 square feet. So that's about 45

5 percent of all of your retail.

6 MR. WEINGARTEN: Correct. As

7 grant said, we're shooting for an 8

8 or 9,000.

9 CHAIRMAN HEASLIP: You don't 10 want to come back and amend your 11 zoning because you hit a home run 12 after Avalon our biggest footprint is 13 12,000 square feet. 14 MR. DONAT: Commuter parking is 15 by a permit? 16 MR. WEINGARTEN: Yes. Just as 17 it is now. 18 MS. BARNWELL: It's a 19 combination permits and meter. 20 MR. RINALDI: The garage you 21 are putting in, accommodates parking 22 for residents or public? 23 MR. WEINGARTEN: Everything we 24 are building is for the commuters, 25 it's for our retail and it is for our

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1 PROCEEDINGS

2 tenants.

3 MR. RINALDI: No public parking

4 in that garage?

5 MR. WEINGARTEN: That's

6 correct.

7 CHAIRMAN HEASLIP: Is there

8 anybody that would like to come

9 forward or have questions or comments 10 on the presentation?

11 MR. PARKER: Jed Parker. First 12 question. 13 CHAIRMAN HEASLIP: Where do you 14 live? 15 MR. PARKER: 59 Stratford Road, 16 Harrison. 17 We talked about the parking. I 18 understand the retail parking in 19 Building A and Building C. Restricted

20 like CVS. MTA controls majority of 21 the spots. On the weekends there are 22 a lot of empty spots. What happens 23 to the empty spots on the weekends? 24 MR. WEINGARTEN: I can answer 25 that. MTA says those are available

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1 PROCEEDINGS

2 for the public on the weekends. It's

3 unclear, we are trying to get them

4 available after 4 p.m. in the

5 afternoon through some limited period

6 in the evening as well. We are

7 trying to get that as well. I don't

8 know if it's part of our agreement

9 yet. 10 CHAIRMAN HEASLIP: There is 11 some verbiage on that in the zoning 12 task. 13 MR. PARKER: So the plot of 14 land you have diagonal parking, the 15 parallel parking in front of Building 16 C. Can you talk about what the 17 pedestrian walkway is going to be and 18 what sort of tree and landscaping and 19 what the landscaping looks like in 20 front of the buildings. 21 MR. JABER: We worked really 22 hard to at least obtain a minimum of 23 ten foot wide sidewalk in front of 24 all the retail. In front of B we

25 were able to push Building B back,

DIAMOND REPORTING (877) 624-3287 [email protected] DRAFT 47 48

1 PROCEEDINGS 2 there is no parking behind B to get a

3 nice wide 18, 20 feet in front of

4 Building B. Building A tightens up a 5 little bit to 10 feet which our

6 designers believe is a comfortable 7 sidewalk in front of retail. There

8 are going to be trees that line the

9 streetscape in front of A and B. They 10 will be designed with high canopies 11 so they don't hide the retail space. 12 So they will bloom, so when we are 13 walking on the street you can see the 14 retail stores. That's what retailers 15 like and make it attractive. These 16 are schematic drawings. We have not 17 gotten into the nitty gritty with the 18 design of the sidewalk and plaza. 19 That's the next step in the process 20 that will be evaluated during site 21 plan. 22 MR. PARKER: Follow up is on 23 the architectural design this is 24 massive four story but it defines the 25 architecture for the next fifty plus

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1 PROCEEDINGS 2 years. I see the sketches, how

3 finalized, what sort of thought

4 process went into it and we have to 5 go through the Architecture Design 6 Board, either the Planning Board, can 7 you tell me how the architectural 8 design process gets finalized?

9 MR. JABER: That I don't know. 10 The design, we like the elevations as 11 they are right now. We worked pretty 12 hard to develop and design all three 13 buildings. Keeping the buildings 14 separate but having them work 15 together as you walk down the street. 16 Our design intent was to develop 17 something that looks like it's not 18 all brand new but rather a series of 19 buildings built over time. We are 20 calling this our mill building, like 21 you see downtown, they put together 22 some architectural renderings and we 23 did take that into account. It moves 24 over to a more typical building here. 25 I kind of like its appearance. Heavy

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1 PROCEEDINGS

2 corners, mix use, and we move into

3 more of a townhome-type row house

4 building you would see maybe in

5 Boston or something like that.

6 That's how we came up with our

7 architecture.

8 The materials we are using a

9 lot of brick and Hardie panel siding,

10 not vinyl siding on the project which

11 is what Harrison deserves. That was

12 discussed for a while. The colors

13 and some details we are working

14 through as we go through the process.

15 MR. WEINGARTEN: To make the

16 process clear, this is the 17 environmental review process, we are 18 studying land use zoning. When this

19 is done there is a whole site plan

20 process when a lot of these

21 questions, landscaping, all those

22 specifics come in and then there is 23 also an architectural review board 24 where all the architectural --

25 CHAIRMAN HEASLIP: And those

DIAMOND REPORTING (877) 624-3287 [email protected] DRAFT 50 51

1 PROCEEDINGS 2 are public.

3 MR. WEINGARTEN: Again to

4 explain the process.

5 CHAIRMAN HEASLIP: With regard

6 to this project and TOD zoning, there 7 was a statement that said at least

8 five percent of the project must be

9 devoted to open space. It doesn't 10 get into plantings and trees. In our 11 site plan we'll get into landscape 12 plan. And they will have to present 13 one to us and the public to look at. 14 MR. LACHS: To expand a little 15 bit, in one of our overriding things, 16 we did study the architectural of 17 Halstead Avenue, Main Street of 18 Harrison and we felt this fit 19 architecturally. There are some 20 things we don't want to replicate 21 here in Harrison, but we picked up 22 some of the better elements and 23 something we thought would fit in the 24 fabric of the town. It breaks up the 25 buildings and breaks them into

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1 PROCEEDINGS

2 smaller pieces to give them a better

3 sense of scale. And then expanding

4 upon with the approval to come.

5 There will be a far greater level of

6 detail, detailed plantings, site

7 work, where we have enlarged

8 elevations, and bring in the details

9 and colors. That's all still before 10 us. 11 MR. CLEARY: I will explain a 12 little more, you will get detailed 13 responses in the FEIS. I want to 14 explain something, the RFP you heard 15 referred to issued by the MTA and 16 town in 2011. The preparation was 17 built upon work the MTA had done in 18 developing the vision for this 19 project. This was not an RFP that 20 said what do you want to build. The 21 RFP said does anybody want to build 22 this. It was really fleshed out 23 before Avalon came into the project. 24 There was a lot of thought that came 25 into the architecture and goes back

DIAMOND REPORTING (877) 624-3287 [email protected] DRAFT 52 53

1 PROCEEDINGS 2 prior to Avalon's involvement. So we 3 are happy to share with you. There 4 is a lot of work that goes into it. 5 MR. PARKER: Based on the time 6 line, we have procedures and 7 approvals and you can't predict the 8 process, shovel in dirt, I believe I

9 read it's a three year time. 10 MR. JABER: We would love to 11 start tomorrow if everybody would let 12 us. I think we will be in the ground 13 the first quarter of next year, we're 14 hoping. The schedule normally if we 15 had full use of the site and we can 16 take the entire thing down and build 17 would be shorter than three years, 18 but because we have to phase it for 19 MTA and keep parking on the site, we 20 are not allowed to start the second 21 phase until we finish the first phase 22 and third before we finish the 23 second. That's why it will take some 24 time. We are hoping twelve months to 25 finish the garage and maybe a few

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1 PROCEEDINGS 2 more months to finish the buildings

3 on the east side parcel and west side 4 will take another year to construct. 5 CHAIRMAN HEASLIP: Anybody

6 else? 7 MS. BARNWELL: The Board can

8 submit things in writing? 9 MR. CLEARY: Our preference is 10 to have written comments come in. 11 It's up to you to close the verbal 12 portion of the hearing. There is a 13 mandatory ten day written comment 14 period. We typically have done 15 thirty days. Given the significance 16 of the project, you may want to 17 default to a more generous like 18 thirty. 19 MS. BARNWELL: Do we keep the 20 public hearing open for the public? 21 CHAIRMAN HEASLIP: Not on the 22 DEIS.

23 MR. CLEARY: You'll have public 24 hearings on the site plan approval. 25 There are lots more public

DIAMOND REPORTING (877) 624-3287 [email protected] DRAFT 54 55

1 PROCEEDINGS 2 involvement opportunities.

3 MR. WEINGARTEN: Is it possible

4 to calculate the number of days to

5 when the beginning of February is,

6 the next meeting, and you can adopt

7 it at that meeting?

8 MR. CLEARY: Yes. That's

9 plenty of time. 10 MR. WEINGARTEN: If you do

11 thirty.

12 CHAIRMAN HEASLIP: That would 13 put us to the 8th. 14 MR. CLEARY: The February 15 meeting is the 28th.

16 CHAIRMAN HEASLIP: Is that

17 enough time for you?

18 MR. WEINGARTEN: This is just 19 getting comments. We will start on

20 the comments we get today and the

21 sooner the comments come in, the 22 better. We will start working on 23 them. So this is the last day for 24 comments so we know it's closed out. 25 MR. CLEARY: Whether it's ten

DIAMOND REPORTING (877) 624-3287 [email protected] DRAFT 55 56

1 PROCEEDINGS 2 or thirty days, most of those will

3 come in at the last minute. It's the

4 nature of the beast.

5 CHAIRMAN HEASLIP: You've done

6 a tremendous amount of work. It

7 looks very exciting. And with this,

8 we can have a motion to close the

9 public hearing and have a motion for 10 thirty day comment period.

11 MR. CLEARY: Just be clear that 12 written comments will be delivered in 13 any form. Written comments to Town 14 Hall. 15 CHAIRMAN HEASLIP: Do I have a 16 motion? 17 MR. RINALDI: I move on both of 18 those. 19 CHAIRMAN HEASLIP: A second? 20 MR. DONAT: Second. 21 CHAIRMAN HEASLIP: All in 22 favor? 23 MR. GENOVESE: Aye. 24 MS. BARNWELL: Aye. 25 MR. SPANO: Aye.

DIAMOND REPORTING (877) 624-3287 [email protected] DRAFT 56 57

1 PROCEEDINGS 2 MR. RINALDI: Aye.

3 MS. REICH: Aye.

4 MR. DONAT: Aye.

5 CHAIRMAN HEASLIP: Aye.

6 MR. WEINGARTEN: Thank you very

7 much.

8 (Whereupon, at 8:50 P.M., the

9 above matter concluded.) 10

11 0 0 0 0 12 13 14 15 16 17 18 19 20 21 22 23 24

25

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1 PROCEEDINGS 2 C E R T I F I C A T E

3

4 5 I, SUSAN LANZETTA, a Professional 6 Court Reporter for and within the State of 7 New York, do hereby certify:

8 That the above is a correct

9 transcription of my stenographic notes. 10 I further certify that I am not 11 related to any of the parties to this 12 action by blood or by marriage and that I 13 am in no way interested in the outcome of 14 this matter. 15 IN WITNESS WHEREOF, I have hereunto 16 set my hand this 20th day of January 2017. 17 18 19 SUSAN LANZETTA 20 21 22 23 24 25

DIAMOND REPORTING (877) 624-3287 [email protected] DRAFT 58 59 PROCEEDINGS

$ 445,000 [11 - 16:17 add 111 -20:15 appearance [11 - 49:25 45 [21 - 43:9, 45:4 added [31 - 21 :16, 21 :21, applicant (1} - 40:3 $150,000 [11 - 8:13 475 [21 - 3:22, 19:3 34:2 approval 171-10:12, 10:16, $227,000 [11 -17:9 49111-13:13 addition [11 - 20:17 10:20, 10:21, 10:22, 52:4, $708,000 [11 - 16:21 additional [SJ - 16:20, 54:24 $781,597111-16:14 5 17:23, 20:7, 21:5, 23:2 approvals {tJ - 53:7 $979111-16:11 address [2J - 31 :8, 40:20 Approximately [tl - 9:1 O 5,000 [11 - 9:10 adjacenl[31-14:23, 27:11, approximatelyrsJ-3:18, 50111-21:10 1 29:10 16:14, 16:15, 16:17, 52 [11 - 29:23 adopt [31 - 10:24, 43:3, 55:6 21:15, 21:19 1 [11 - 1 :8 58111-13:11 adopted 111 - 6:13 architect [31 - 4:21, 10:6, 1.1111-22:20 584[11-13:14 adoption(2J-10:9, 11:8 11:16 1.4[11-22:3 59 [21 - 9:3, 46:15 advantage [tJ - 14:13 architectural [91 -10:23, 10 [11 - 48:5 adverse [tJ - 23:5 15:16, 37:12, 48:23, 49:7, 10528111-1:9 6 49:22, 50:23, 50:24, 51:16 10601111-1:24 affect 111 - 40:4 after[4[- 7:5, 20:12, 45:12, architecturally r11 - 51 :19 12,000121-13:16, 45:13 6.4 [21 - 22:9, 22:20 47:4 architecture {31 - 48:25, 126 [11 - 34:2 60111-21:11 Afteq11 - 11 :2 50:7, 52:25 134 [11 - 33:25 67 [11 - 21 :15 afternoon 111 - 47:5 Architecture (tJ - 49:5 136111-3:16 again [2J- 10:8, 12:21 area [19J - 8:3, 8:21, 13:3, 143[11 - 9:2 7 Again 121-12:8, 51:3 17:4, 18:16, 19:20, 26:13, 15 [11 -13:17 70111-31:2 against [tJ - 22:12 27:9, 27:19, 28:22, 29:4, 160111-21:18 700,000111 - 7:15 agenda [tJ - 2:7 32:5, 36:23. 36:25, 39:25, 167111-13:11 751 [21 - 3:21, 18:25 ago 111 - 18:20 40:25, 41 :22, 43:21, 45:2 179 [11 - 3:25 76111-9:3 agreement [5J - 6:5, 6:8, areas (4) - 23:15, 26:15, 18 [11 - 48:3 7:30 [11 - 1 :7 6:9, 36:3, 47:8 32:7, 42:7 Arlington [11 - 27:15 2 agreements [21 - 6:22, 6:23 8 aligned {11 - 12:24 around [31 - 8:2, 14:18, 20 [11 - 48:3 allegiance 111 - 2:4 26:14 8 [21 - 9:4, 45:7 20,000 [11 - 45:3 allegiance) (11 - 2:5 ask[11 - 7:7 8:50 [11 - 57:8 2011 [21 - 5:25, 52:16 allowed 121 - 6:9, 53:20 aspects [11 - 39:5 8th [11 - 55:13 2011/12111-17:16 along111-11:24, 12:14, associated 111-17:13 2012 [11 - 6:3 19:10, 26:23, 30:12, attract[1J-10:2 9 2013 [11 - 5:22 30:19, 36:21 attractive12J -14:25, 48:15 2015 [21 - 6:7, 6:11 9 [11 - 1:7 ALSO 111 - 1 :21 available[SJ-30:6, 31:18, 2016121-6:12, 16:10 9,000 [11 - 45:8 Amadeo {11 - 40:22 34:9, 46:25, 47:4 2017 [21 -1:7, 58:16 97 [11 - 3:24 amend 121 -2:25, 45:10 Avalon 1201 - 2:22, 2:24, 20th [11 - 58:16 amendment111-10:19 4:18, 6:3, 6:5, 7:10, 7:18, 215111-19:5 A amenities [21 - 9:11, 14:20 13:9, 14:20, 23:24, 24:25, 24 [11 - 24:18 amenity[1J-13:10 26:22, 27:2, 30:9, 44:3, abandonment [11 -10:15 44:4, 45:12, 52:23 247111- 25:16 amount 121 - 36:24, 56:6 able 111 - 47:25 Avalon's [11 - 53:2 25 [11 - 7:12 analysis [31 - 15:25, 17:2, above {21 - 57:9, 58:8 Avenue [20]-1:24, 3:7, 260 [41 - 12:3, 18:23, 34:3, 23:21 Absolutely [1] - 25:13 10:16, 11:18, 11:20, 34:8 analyzed [11 - 17:11 access [SJ - 4:5, 13:2, 13:7, 11:24, 12:7, 14:3, 15:9, 27111-31:21 analyzes [11 - 2:24 15:6, 36:12 15:18, 19:9, 19:10, 22:6, 27,000 [31- 3:18, 9:5, 44:14 angle 121 - 31 :12, 37:5 accommodate [21 - 17:22, 24:12, 25:17, 29:17, 275 [11 - 7:13 another[1J - 54:4 33:25 32:24, 33:4, 37:9, 51 :17 276 [11 - 18:25 answer[1J - 46:24 accommodates {11 - 45:21 average {2J - 8:13, 22:3 28th 111 - 55:15 answers [11 - 11 :6 aware[3J-5:24, 7:10,41:10 accompanies {1] - 3:13 ANTHONY 111 - 1 :16 accomplish [11 - 9:21 away [2J - 20:6, 20:25 3 anticipate (1] - 28:13 account [21 - 17:17, 49:23 Aye 171 - 56:23, 56:24, anticipated [11 - 17:6 56:25, 57:2, 57:3, 57:4, 33[11-21:13 achieve {1] - 40:15 Anybody 111 - 54:5 57:5 336,000 [11 -16:15 achieved (1) - 9:20 anybody 121 - 46:8, 52:21 across (41 - 12:6, 12:9, 337 [21 - 24:11, 24:16 AnyonepJ-23:10 27:3, 30:22 36111-13:12 apartment[SJ - 3:16, 3:18, B actr11-4:13 4:2, 7:14, 8:7, 8:14, 9:3, back [161 - 4:19, 5:22, 5:25, action {11 - 58:12 4 27:11 7:8, 12:9, 14:23, 18:22, activate [11 - 28:2 4[1[-47:4 apartments {11 - 24:8 31:24, 32:15, 35:2, 37:19, active r11 - 14:5

DIAMOND REPORTING (877) 624-3287 [email protected] DRAFT 59 60 PROCEEDINGS

37:24, 39:9, 45:10, 47:25, brand 11J - 49:18 Carpets (1)- 42:19 commencing [11 - 39:2 52:25 break [11 - 30:5 Cars [11 - 32: 15 comment13J-38:9, 54:13, backing 11J- 32:19 breaks 12J - 51 :24, 51 :25 cars 12J -18:21, 20:3 56:10 bad 11J - 37:16 brick 12J - 37:11, 50:9 catalyst [11 - 4:13 comments [11J - 38:7, 39:4, Bank 121 - 23:23, 24:23 bridge 14] -12:7, 12:15, center131-26:24, 28:15, 39:10, 46:9, 54:10, 55:19, bank 111 - 30:21 12:25, 15:14 28:17 55:20, 55:21, 55:24, banks [1) - 7:20 brief[1J-10:5 centers [11 - 27:10 56:12, 56:13 bar111 - 29:2 briefly 111 - 7:9 central (1) - 40:5 commercial [41 - 3:20, 3:25, BARNWELLl16J-1:14, bring 141 - 4:11, 29:6, 39:11, Central [21 - 16:25, 24:4 9:6, 43:11 2:12, 29:15, 30:3, 30:8, 52:8 certainly[1J- 26:8 Commons (21 - 23:23, 30:11, 30:20, 31:7, 35:21, brokers r11 - 27:19 certify 121 - 58:7, 58:10 24:23 36:9, 38:6, 42:21, 45:18, Bronxville (31 - 25:3, 27:2, CHAIRMAN 1311 - 2:2, 2:6, communities 111 - 7:14 54:7, 54:19, 56:24 29:10 2:14, 23:10, 25:9, 25:14, community[JJ- 3:14, 8:10, Bart {11 - 27:B Brook[1J-41:17 31:10, 31:14, 31:23, 16:4 baS8[2J-13:17 brought 111 - 38:22 33:17, 40:14, 42:25, 43:5, Community [11 - 2:22 Based [2J - 22:22, 53:5 build l'i - 3:14, 16:13, 43:20, 44:9, 44:25, 45:9, Commuteq11 - 45:14 based [41 - 17:3, 17:4, 26:18, 35:3, 52:20, 52:21, 46:7, 46:13, 47:10, 50:25, commuter[3J- 3:23, 12:19, 18:14, 24:20 53:16 51:5, 54:5, 54:21, 55:12, 34:7 bases f1J - 40:9 build-out 111 - 16:13 55:16, 56:5, 56:15, 56:19, commuters [61 - 15:3, 15:7, basically [11 - 8:11 Building 1221-12:17, 13:12, 56:21, 57:5 34:9, 34:25, 44:21, 45:24 Basically [11 - 21 :17 13:13, 13:17, 13:18, Chairman {2J - 1 :13, 2:16 company(1J • 7:13 basis {11 - 6: 13 13:21, 14:7, 14:12, 15:20, chambers (11 - 42:3 Company [11 - 41 :2 Bay111-2:22, 4:18, 7:10, 34:15, 34:17, 35:4, 36:13, chance (11 - 40:10 comparable [21 - 24:6, 7:18, 27:8, 44:3, 44:4 43:15, 46:19, 47:15, change 141 - 14:15, 22:18, 24:15 bay111 - 30:9 47:25, 48:4 37:7, 43:2 comparables 121 - 23:13, Bay's 111 - 2:24 building [14J- 7:21, 12:17, channel [11 - 41 :24 24:19 beast [11 - 56:4 12:18, 15:16, 29:16, characteq1J-16:5 comparatives (11 -17:3 Beaven11 -41:17 29:18, 29:25, 30:2, 37:14, child 11J - 24:20 compared [11 - 21 :24 bedrooms [31 - 9:3, 9:4 41:5, 45:24, 49:20, 49:24, children [13] - 17:3, 17:7, completely [11 - 35:5 before 1~ - 6:15, 7:8, 10:9, 50:4 17:18, 17:23, 23:17, comprehensive (1J - 5:23 39:8, 52:9, 52:23, 53:22 buildings [91 - 3:15, 12:15, 23:19, 24:16, 24:17, concept [21 - 3:12, 19:16 beginning [2] - 10:5, 55:5 34:22, 47:20, 49:13, 24:21, 24:25, 25:2, 25:6 conceptual [11 - 6:10 behind 181 - 6:25, 13:24, 49:19, 51:25, 54:2 choose [11- 8:17 concerns [11 - 39:10 13:25, 29:24, 43:15, built{41· 6:24, 19:15, City 121- 23:22, 24:19 concluded [1] - 57:9 43:17, 44:19, 48:2 49:19, 52:17 clearJ31 - 43:25, 50:16, concludes [11 - 23:7 believe 1121 - 4:11, 4:12, busiest [11 - 22:7 56:11 conclusion 111 - 39:7 5:4, 5:16, 9:14, 9:19, business [3J - 3:5, 9:19, CLEARY 1151 - 1 :22, 2:9, conclusions (21 - 10:25, 17:21, 25:5, 31:6, 44:23, 40:5 38:8, 38:16, 39:2, 39:23, 41:4 48:6, 53:8 busy121- 33:12, 33:15 43:4, 44:18, 52:11, 54:9, conditions 111 - 23:5 belongs 111 - 44:6 BY111-1:25 54:23, 55:8, 55:14, 55:25, conducted [1) - 19:10 belter{31 - 51 :22, 52:2, 56:11 conforms [1J - 44:23 55:22 C close 121 - 54:11, 56:8 connected (11 - 9:23 between 111 - 41 :22 closed [11 - 55:24 calculate [11 - 55:4 Connecticut [11 - 8:2 beyond [11 - 39:11 closest (11 - 29:17 called 111 - 7:7 connecting [1J - 4:5 bigl41 · 12:22, 28:14, 28:16, co (11 - 24:9 calling 12J - 11 :25, 49:20 connection [21 - 2:23, 9:9 32:5 co-op [11 - 24:9 came [81 - 24:21, 24:24, connections [11 - 40:24 biggest{1J - 45:12 code 131 - 10:18, 43:2, 45:2 25:2, 25:3, 36:25, 50:6, conservative [1] - 21:10 billion [11 - 7:13 coffee 121 - 28: 11, 28:25 52:23, 52:24 consideration [11 - 25:11 biti,1-5:19, 25:22, 48:5, Coffee 111 - 26:14 Came[1J-41:4 consistent r11 - 42:22 51:15 coincide [21 - 33:11, 33:15 can't (1J - 53:7 consisting [11 - 3:15 blood [11- 58:12 cold 111 - 18:11 CANNING 1'1 - 18:5, 25:13, consists 111 - 3:7 bloom {1]- 48:12 collected (11 - 44:5 25:16, 25:23, 31:2, 31:13, construct [1) - 54:4 board 121-11:17, 50:23 collecting 111 - 44:7 31:21, 33:5, 33:8 constructed [21 - 34:8, Board (101 - 1:4, 2:16, colors [31 - 38:3, 50:12, Canning 131 - 4:23, 18:3, 34:23 10:12, 23:11, 38:19, 52:9 18:6 constructing (1J - 35:9 39:25, 43:4, 49:6, 54:7 combination (21 - 20:25, cannot121- 7:4, 41:7 construction [10J - 7:25, Board's 111 - 5:3 45:19 canopies [11 - 48:10 33:2, 33:9, 33:11, 33:18, Boston [11 - 50:5 comfortable [11 - 48:6 capacities (1) - 21 :25 33:22, 34:6, 34:10, 34:21, both 15] - 6:20, 13:5, 13:22, coming [3J-18:22, 26:13, capacity[1J-17:11 36:15 16:11, 56:17 33:7

DIAMOND REPORTING (877) 624-3287 [email protected] DRAFT 60 61 PROCEEDINGS

Consultant r11 - 1 :22 delay121-22:3, 22:19 10:10, 16:12, 17:8, 17:10, elevators (tJ - 15:3 contacted [tJ - 25:18 delays{1J-22:8 29:8, 40:6 eliminated [1) - 24:6 containing (1)- 3:16 De1Bello 111- 2:19 districts [1) - 27:6 eliminating [1] - 20:23 contains [11 -15:25 DELBELLO 111 - 1 :23 documents 121 - 6:19, 7:4 Elmsford [11 - 23:25 contentsr11 - 6:14 deleted 111 - 15:15 doesn't ID - 4:19, 23:18, empty {31 - 8:23, 46:22, continued {11 - 37:23 delivered 121 -33:13, 56:12 29:3, 31:8, 33:11, 33:15, 46:23 continuing (tJ - 38:2 department (2J - 25:19, 51:9 encourage [tl - 9:16 controls r11 - 46:20 27:14 dollari21- 7:13, 44:12 engineer(sJ - 4:23, 18:4, convenient [21 - 9:24, 15:6 deposit f1J - 15:4 DONATl13J -1 :18, 23:12, 18:7, 40:17, 40:21 conveyance [tl - 10:17 describing (11 - 36:11 29:9, 32:4, 32:9, 32:14, engineering [21 - 18:9, cooperative [tJ - 24:17 description [11 - 9:2 34:12, 36:18, 37:3, 44:20, 39:18 cornerjsJ- 14:18, 27:24, deserves [1) - 50: 11 45:14, 56:20, 57:4 engineers (3J - 4:25, 38:25, 30:14, 30:17, 41:16 design [tOJ-10:2, 27:16, Donnellan {11 - 2:19 40:18 corners 111 - 50:2 42:14, 42:17, 48:18, DONNELLAN 111 - 1 :23 enlarged 111 - 52:7 correct [31 - 30:10, 46:6, 48:23, 49:8, 49:10, 49:12, down ID - 14:16, 15:8, enlargement [2) - 12:21, 58:8 49:16 19:9, 35:8, 41:17, 49:15, 13:19 Correct[3J-31:13, 44:22, Design [11 - 49:5 53:16 enough [11 - 55:17 45:6 designed 121 -14:24, 48:10 downtown r101 - 4:15, 8:20, enrollment[1J-17:21 correctly[2J-39:19, 39:22 designers (1) - 48:6 9:8, 10:4, 29:7, 30:13, entered [21 - 6:4, 7:5 correspondence [11 - 41 :25 detail 121 - 37:12, 52:6 31 :25, 33:18, 39:25, 49:21 entire 111 - 53:16 cost[1J -17:6 detailed 131 -18:12, 52:6, draft 111 - 11 :5 entrance11J-13:23 count [1J- 23:17 52:12 drainage[3J- 39:18, 40:25, entrances [11 - 15:10 country r1J - 7:16 details 121 - 50:13, 52:8 41:9 Environment(1J-15:24 counts[lJ-19:11 detention 111 - 41 :22 Drainage [11 - 42:2 environmental [51 - 16:2, County11J-16:16 determine [11 - 42:15 drains (1J - 41 :20 39:5, 39:8, 39:24, 50:17 couple 121 - 24:2, 28:9 determined [21 - 22:7, 38:4 drawings [11 - 48:16 envision [11 - 31 :3 course 111- 5:13 develop 121 - 49:12, 49:16 drift11J-39:11 envisioning (1) -14:19 Court 111 - 58:6 developed [31 - 26:23, 27:5, drive [BJ - 20:4, 20:22, equipmentt21- 33:7, 33:13 courtyard (11 - 28:3 27:9 28:22, 29:3, 29:25, 37:8 ESQpJ-1:25 courtyards [11 - 28:2 developer [11 - 6:6 driven [1] - 26:9 essence [11 - 9:14 covered 111 - 40:3 developers [2J- 7:12, 7:23 driveway[2J- 32:18, 32:20 establish (1) - 3:2 covering [11 - 40:9 developing (1) - 52:18 driving [31 - 20:24, 20:25, estate [11 - 7:12 created 111 - 9:25 DEVELOPMENT111-1:6 44:10 estimated [31 - 17:7, 21 :10, creditt1J-21:13 Developmentt21-2:8, 4:18 drop 1,1 - 13:3, 21 :4, 32:4, 21:15 cultural [11 -16:6 development [13) - 3:4, 32:7 evaluated [31 - 21 :9, 39:19, curb 121 - 32:13, 32:15 3:12, 6:9, 6:10, 19:3, drop-offt1J-21:4 48:20 Currently121-12:3, 18:22 19:15, 23:4, 24:22, 25:12, dropped 111 - 20:19 evening [91 - 2:15, 6:15, currently11J-31:18 25:22, 30:24, 37:2, 41 :7 dropping [11 - 20:24 15:21, 18:5, 18:11, 20:12, customers (1) - 28:3 developments {3J - 8:12, 22:14, 38:10, 47:6 CVS 121 - 44:19, 46:20 24:3, 42:23 E evenings [11 - 31 :6 devoted [11 - 51 :9 every {11 - 20:4 earlier [21 - 20:11, 38:23 diagonal [11 - 47:14 everybody [11 - 53:11 D early{SJ-27:18, 27:20, different (11 - 7:22 28:12, 28:24, 29:5 everything 121-2:11, 34:18 daily 121 - 43:9, 43:25 diminution [11 - 35:20 Everything 111 - 45:23 easily (11 - 17:22 data 121 -18:17, 22:23 Direct [1J - 15:24 evidences [11 - 5:5 east [71 - 3:8, 11 :23, 12:9, day 1111 - 20:4, 28:22, 29:3, direct 111 - 4:4 14:9, 34:18, 34:19, 54:3 exact [11 - 35:15 29:7, 31:25, 33:12, 33:16, Directori11- 4:18 eastbound 111 - 21 :20 exactly f1J - 27:20 54:13, 55:23, 56:10, 58:16 dirt 111 - 53:8 Eastman [3J - 4:21, 11 :11, example [11 - 38:19 days{

DIAMOND REPORTING (877) 624-3287 [email protected] DRAFT 61 62 PROCEEDINGS

expect 131 - 8:11, 26:16, food 111 - 28:19 Grant[11-4:17 hereby 111 - 58:7 26:20 foods [11 -26:12 grant 111 - 45:7 hereunto [11 - 58:15 expectation [11 - 21:5 fooll31-14:15, 28:21, great[,1 - 8:8, 9:7, 28:23, hide 111 - 48:11 experience [21 -18:10, 47:23 28:25 high 121 - 9:25, 48:10 27:13 footprint[21 - 28:17, 45:12 greater [11 - 52:5 higher 111 - 22:5 expertise [11 - 5:12 force 111 - 3:17 Green 121 - 23:25, 25:2 history 121 - 5:20, 5:24 explain (3)-51:4, 52:11, form{1J-56:13 green [21 - 35:7, 40:12 hil[1J-45:11 52:14 fortypJ-43:18 Greenwich [11 - 32:23 hold111-32:15 extend [11 - 38:11 forward [31 - 7:3, 19:12, gritty 111 - 48:17 home 121 - 8:15, 45:11 extent [11 - 20:17 46:9 grocer [11 - 29:6 homes (SJ - 3:17, 3:18, 4:3, extraordinary [11 - 40:12 found 121 - 21 :25, 22:5 Ground 111-15:13 8:7, 9:3 fourcsJ-13:20, 24:21, ground 141 - 12:16, 15:7, hoping121- 53:14, 53:24 F 24:24, 29:12, 48:24 29:19, 53:12 hourcsJ - 20:11, 20:16, frame [11 - 38:7 fabric (11 - 51 :24 21 :2, 21:8, 21 :11, 22:8, franchise r11 - 26:5 31 :20, 44:12 faces [21 - 14:8, 37:25 H friendly [11 - 23:3 house 121- 27:14, 50:3 facing 111 - 14:21 half111-41:13 front 191 - 36:21, 37:20, housed [11 - 27:15 fact 111 - 30:8 Hall [4J - 1 :8, 11:20, 12:8, 47:15, 47:20, 47:23, housing [21 - 3:17, 8:17 fairly 111 - 19:6 56:14 47:24, 48:3, 48:7, 48:9 hundred 111- 18:20 familiar [11 - 11 :17 fronts [11 - 3:6 Halstead [211 - 3:6, 10:15, family111-8:14 11:18, 11:24, 12:6, 13:3, fruition [11 - 4:12 farc21 - 41 :9, 52:5 13:21, 14:10, 15:9, 15:17, I full [41-14:10, 16:13, 40:3, favor(11 - 56:22 19:9, 19:10, 22:6, 24:11, 53:15 idea [1] -15:12 feature (11 - 12:22 24:16, 25:16, 30:19, 33:4, further [1] - 58:10 Ideas 111 - 26:2 February [21 - 55:5, 55:14 37:9, 41:16, 51:17 future [11 - 21 :22 identified (21 - 5:22, 16:3 feel 121 - 4:20, 32:24 hand 111 - 58:16 immediately {11 - 7:21 happen [11 -10:24 feet1111- 3:19, 7:15, 9:5, G impact1s1-16:23, 18:13, 9:11, 13:16, 36:22, 44:14, happening 111 - 8:19 22:24, 23:5, 39:24 45:4, 45:13, 48:3, 48:5 game [11 - 9:11 happens 121 - 10:11, 46:22 lmpact111-15:24 FEIS [31 - 11 :6, 36:2, 52:13 gap 111 - 7:7 happy 111 - 53:3 implies [11 - 20:2 feltc21 - 24:14, 51:18 gaps [11 - 6:17 hard 121 - 47:22, 49:12 important [21- 5:14, 7:17 fence (1J - 34:20 garage (13] - 12:20, 13:8, Hardie (11 - 50:9 improved {11 - 25:11 few 121 - 22:7, 53:25 13:15, 14:24, 15:9, 31:4, HARRISON [21 - 1 :2, 1 :6 IN [11 - 58:15 fifteen [11 - 38:21 34:7, 34:22, 35:2, 35:3, Harrison (211-1:4, 1:9, 2:7, in-house (1) - 27:14 fifty [21 - 43:16, 48:25 45:20, 46:4, 53:25 4:15, 8:8, 11:19, 12:7, Inc 111 - 2:22 figure [11 - 27:20 garages [11 - 27:9 14:3, 16:18, 16:24, 19:9, include 121 - 23:18, 36:25 finalized {41 - 6:21, 7:4, garden [1] - 24:7 22:6, 24:3, 24:4, 24:5, included 111 - 18:14 49:3, 49:8 garden-style r11 - 24:7 28:6, 29:17, 46:16, 50:11, including (11 - 17:20 financing (11 - 7:19 generated (21 -19:14, 23:2 51:18, 51:21 income [21 - 8:14, 10:3 findings 121 -10:25, 11 :8 generation [11 - 24:24 He's [11 - 4:19 Incorporate {1J - 42:17 finish [SJ - 8:25, 53:21, generous [11 - 54:17 head 121 - 27:7, 32:7 incorporated {11 - 9:21 53:22, 53:25, 54:2 GENOVESE 121 - 1 :19, hear {11 - 5:2 increase (6]-16:20, 19:5, firm (11 - 2:19 56:23 heard 121 - 38:20, 52:14 19:6, 21:6, 22:8, 22:19 first In - 11 :5, 16:9, 34:23, gets [1] - 49:8 hearing f7] - 2:10, 2:23, indicated [3J - 18:23, 31 :21, 39:3, 39:23, 53:13, 53:21 give [31 - 23:14, 31 :24, 52:2 6:16, 11:3, 54:12, 54:20, 38:23 First11J-46:11 Given [11 - 54:15 56:9 individuals (1) - 20:22 fiscal [21 - 16:6, 16:9 giving 111 - 33:3 hearings (11 - 54:24 information [11 - 42:11 fi1[21- 51:18, 51:23 glad 111 - 18:10 HEASLIP [321 - 1:13, 2:2, ingredient(1J- 5:14 fitness (1] - 14:19 goal 111 - 3:11 2:6, 2:14, 23:10, 25:9, ingredients (11 - 5:7 25:14, 31:10, 31:14, five (11 - 51 :8 goals[Jl-5:9, 5:13, 9:15 integrated [11 - 9:17 31 :23, 33:17, 40:14, flanking (1J -15:19 goes [61 - 5:25, 37:10, intent[2J-42:14, 49:16 42:25, 43:5, 43:20, 44:9, fleshed 111 - 52:22 41:13, 41:15, 52:25, 53:4 interested {2] - 26:4, 58:13 44:25, 45:9, 46:7, 46:13, flooding (11 -41:10 Good13J-2:15, 15:21, 18:5 interior[1J - 9:11 47:10, 50:25, 51:5, 54:5, floor[41-15:8, 15:13, good 111 - 25:23 intersection [SJ-19:8, 54:21, 55:12, 55:16, 56:5, 29:19, 45:2 901[21 - 14:2, 15:7 21 :24, 22:2, 22:4, 22:11 56:15, 56:19, 56:21, 57:5 flow 121 - 41 :3, 42:18 gotten 111 - 48:17 intersections (11 -19:7 heavy[31-28:14, 33:7, flows (11 - 42:6 gourmet[2J -26:11, 28:19 involved (11 - 40:13 33:13 focused r11 - 35:12 grade 1•1-14:15, 17:19, involvement [21 - 53:2, 55:2 Heavy 111 - 49:25 focuses [1) - 27:16 17:20, 29:20 involves (1) - 11 :24 Heineman {1) -1:8 Follow 111 - 48:22 grades [1) - 17:24 issue {21 - 35:12, 39:15

DIAMOND REPORTING (877) 624-3287 [email protected] DRAFT 62 63 PROCEEDINGS

issued {1J - 52:15 29:12, 29:13 mandatory12J-38:9, 54:13 11:12, 17:25, 18:5, 23:7, issues [1J - 38:15 Lexington [11 - 1:24 Manual [11 - 42:2 23:12, 23:16, 25:13, item [11- 2:7 licensed12J-11:15, 18:7 map 121 - 3:2, 10:19 25:16, 25:21, 25:23, 26:7, lifestyle [11 - 8:17 March (1) - 6:7 26:25, 28:13, 28:16, 29:9, J lighting 111 - 42:18 mark[1J-21:14 29:12, 29:23, 30:5, 30:10, limited 121 - 14:16, 47:5 Mark 13) - 2:17, 18:22, 38:23 30:16, 31:2, 31:13, 31:21, JABER[1~ - 26:25, 28:16, line 121 - 48:8, 53:6 32:3, 32:4, 32:6, 32:9, 29:12, 29:23, 30:10, 32:3, MARK121-1:15, 1:25 listed 111 - 25:17 32:11, 32:14, 32:17, 33:2, 32:6, 32:11, 32:17, 34:16, market 131 - 26:5, 26:9, listening (11 - 40:19 33:5, 33:6, 33:8, 34:12, 36:7, 36:17, 38:3, 42:24, 26:11 literally [1J - 39:17 34:16, 35:10, 35:24, 36:7, 47:21, 49:9, 53:10 marriage [11 - 58:12 little 1•1 - 5:19, 22:12, 27:18, 36:17, 36:18, 36:20, 37:3, JabeT[1J- 4:17 MARSHALL 111 -1:18 27:20, 38:11, 48:5, 51:14, 37:5, 37:7, 37:18, 37:23, January[4J -1:7, 6:12, massive [21 - 37:21, 48:24 52:12 38:3, 38:8, 38:16, 39:2, 18:11, 58:16 material [11 - 37:24 live 141 - 8:16, 10:3, 19:16, 39:23, 40:16, 42:13, Jed 111 - 46:11 materials [11 - 50:8 46:14 42:24, 43:4, 43:13, 43:16, John 141 - 4:22, 18:3, 18:6, matteq21 - 57:9, 58:14 living 121 - 8:19, 35:6 43:22, 44:15, 44:18, 25:9 Matter [11 - 1 :5 11,000111 - 36:22 44:20, 44:22, 45:6, 45:14, joined r11 - 4:16 maximum [41 -17:2, 17:18, LLP[1J-1:23 25:5, 44:25 45:16, 45:20, 45:23, 46:3, joint [tJ - 6:8 46:5, 46:11, 46:15, 46:24, loading 121- 32:12, 43:8 meet 111 - 42:9 June 111 - 5:25 47:13, 47:21, 48:22, 49:9, lobby[1J - 9:12 meeting [41 - 2:3, 55:6, 50:15, 51:3, 51:14, 52:11, local 131 - 28:8, 30:22 55:7, 55:15 K 53:5, 53:10, 54:9, 54:23, located 121-30:21, 43:12 Member[sJ-1:14, 1:15, 55:3, 55:8, 55:10, 55:14, KATEpJ-1:14 location (3J-5:15, 35:15, 1:16, 1:17, 1:18, 1:19 55:18, 55:25, 56:11, keep 131 • 34:4, 53:19, 54:19 35:22 members [11 - 36;4 56:17, 56:20, 56:23, Keeping ftJ- 49:13 longeq1J - 38:12 Members 111 - 2:16 56:25, 57:2, 57:4, 57:6 know 1,1 - 5:24, 7:9, 39:14, look {61 - 23:20, 23:21, 24:2, mention (11 - 23:12 Mri11 - 2:16 47:8, 49:9, 55:24 26:14, 36:15, 51:13 mentioned {11 - 26:8 MS !3DJ - 2:12, 15:21, 23:20, Kochis [tJ - 4:24 looked {3) - 19:13, 24:11, merchants [11 - 30:23 25:25, 26:22, 29:15, 30:3, KOCHIS !11 - 40:16 38:14 meteri21 - 44:11, 45:19 30:8, 30:11, 30:20, 31:7, looking 141 - 12:6, 12:8, metered [11 - 43:25 32:22, 33:22, 34:14, 12:9, 26:19 L meters [31 - 31 :20, 44:5, 35:21, 36:9, 37:10, 37:21, looks 141 - 9:7, 47:19, 49:17, 44:20 LACHS l9J -11:12, 30:5, 38:6, 38:13, 38:24, 39:13, 56:7 Metro 121 - 3:24, 6:20 30:16, 37:7, 37:18, 37:23, 40:11, 42:11, 42:21, loss121- 31:8, 31:17 middle 111 - 17:15 42:13, 43:16, 51:14 45:18, 54:7, 54:19, 56:24, lost 111 - 30:24 Mike12J-40:21, 41:19 Lachs{3J-4:20, 11:10, 57:3 lol{24J- 6:21, 19:4, 20:8, mill 111 - 49:20 11:13 MTA 11s1 - 3:24, 6:2, 6:4, 20:10, 20:15, 31:15, Milone [11 - 4:24 land 1s1 - 6:22, 16:3, 44:4, 9:9, 19:4, 20:8, 20:9, 31 :22, 32:2, 33:6, 33:24, Mine 111 - 39:13 47:14, 50:18 20:14, 21:5, 35:11, 46:20, 36:8, 37:4, 38:13, 38:15, minimum [11 - 47:22 landscape [1J - 51 :11 46:25, 52:15, 52:17, 53:19 39:15, 39:20, 41:11, minute[3J- 21:17, 21:20, landscaped 111 - 9:8 municipalities [2] - 8:4, 41:15, 44:11, 46:22, 50:9, 56:3 landscaping (3J - 47:18, 8:20 50:20, 52:24, 53:4 Minutes r11 - 1 :3 47:19, 50:21 municipality [11 - 5:8 Jots 121 - 12:13, 54:25 mix [11 - 50:2 lane [11 - 30:18 lounge [11 - 9:12 mlxed12J-3:14, 9:17 lanes {11 - 37:8 N love 141 • 27:25, 28:10, moderate [1J - 22:25 LANZETTA121 - 58:5, 58:19 28:19, 53:10 modest r11 - 22:5 name (21-2:17, 15:22 largest[1J-7:11 loved 111 - 20:20 Monastra [21 - 4:22, 15:22 names (2] - 23:14, 27:7 last 121 - 55:23, 56:3 low 121 - 42:17, 42:18 MONASTRA!4J-15:21, nation [11- 7:12 lead 131 - 42:12, 42:14, luxuryl3J-3:16, 8:7, 20:5 23:20, 33:22, 34:14 nationals [1] - 28:10 42:16 money [11 - 7:20 natural [11 -16:5 lease (1J- 27:17 M months 13) - 34:24, 53:24, nature [11 - 56:4 leasing [2) - 13:9, 14:17 54:2 necessary(1J - 41:8 leasl{4J-11:5, 44:7, 47:22, MacBroom (1) - 4:25 morning 121 - 20:10, 28:24 need 1s1- 7:19, 10:14, 51:7 Macy121 -11:18, 14:22 motion (41 - 2:9, 56:8, 56:9, 27:22, 35:21, 36:9 leaving [1J - 28:24 main (1J - 13:21 56:16 needed (21 - 36:24, 43:10 LED [1J- 42:18 Main {1J - 51:17 move 131 • 2:12, 50:2, 56:17 negative {11 - 31 :17 Let's 111 - 2:2 maintained [1] - 36:13 moved [1) - 2:14 negotiated [31 - 6:19, 36:4, level 16)- 9:6, 12:16, 15:5, major f2J - 9:15, 11 :2 moves [tJ - 49:23 38:18 29:14, 43:19, 52:5 majority (tJ - 46:20 MR [1021 - 2:9, 2:13, 2:15, negotiations r11 - 35:11 levels [4] - 22:25, 29:9, Mamaroneck [11 - 23:24

DIAMOND REPORTING (877) 624-3287 [email protected] DRAFT 63 64 PROCEEDINGS

neighborhood [11 - 23:3 overall [11 - 22:2 26:17, 31:18, 35:6, 39:16 55:3 neighboring (1) - 3:19 overriding 111 - 51 :15 percent (41 - 21 :11, 21:13, potential [11 - 38:15 nesters (1) - 8:23 overstepr11- 21:14 45:5, 51:8 potentially [11 - 25:6 net[3J -16:19, 17:8, 42:5 owned [31 - 3:23, 36:7, 44:3 performed [11 - 41 :3 practice [11 -18:7 NEW[1J-1:2 owner [1) - 26:12 period (61 - 6:18, 35:14, precede 111 - 11 :8 nexl[Bl • 11:2, 19:16, 48:19, Owner [11 - 7:13 38:9, 47:5, 54:14, 56:10 predict (11 - 53:7 48:25, 53:13, 55:6 Perkins[3J - 4:21, 11:11, preference [11 - 54:9 Nexl[1J - 17:25 p 11 :14 prejudicial [11 - 22:12 nice r21 - 28:5, 48:3 permit [2J - 10:14, 45:15 premium [1J - 19:18 P.M [1J - 57:8 Nice £11 - 2:17 permits [11 - 45:19 preparation (1) - 52:16 night [1J - 28:25 p.m [2] - 1:7, 47:4 petition [2J- 3:13, 6:12 prepared [1] - 26:11 paid[11-16:11 nine [3J - 19:7, 25:3, 28:21 phase [3J - 53:18, 53:21 PRESENT [1J - 1 :21 paintsr11-42:19 nitty £11 - 48:17 phased [1] - 33:23 present [11 - 51 :12 panel [11 - 50:9 None {11 -10:23 phasing [1) -36:10 presentation {2] - 23:8, parallel [3] - 30:18, 31 :11, NONIEp1-1:17 phenomenon [1J- 18:19 46:10 47:15 normally [11- 53:14 photographs [11 - 12:5 pretty121 -18:18, 49:11 parcel [41 - 11 :22, 11:23, north [31 - 8:13, 35:16, physically (11 - 31 :7 principal [1]-11:14 37:2, 54:3 41 :11 pick (11 - 21 :4 prior [11 - 53:2 parcels [31 - 3:9, 11 :22, North £31 - 1 :24, 3:24, 6:20 pick-up {11 - 21 :4 16:11 private (21 - 5:10, 23:18 notes [11 - 58:9 picked [11 - 51 :21 procedures [11 - 53:6 park 131 - 20:22, 31:19, 32:2 Nothing [1J - 33:20 piece111- 36:18 process (13] - 7:6, 34:6, PARKER[SJ -46:11, 46:15, nothing (1] - 22:10 pieces (11 - 52:2 47:13, 48:22, 53:5 36:6, 36:14, 48:19, 49:4, November [11 - 6:3 pizza r11 - 14:22 49:8, 50:14, 50:16, 50:17, Parker(1J- 46:11 numberr21 - 4:16, 55:4 Place[3J -1:8, 23:22, 24:19 50:20, 51 :4, 53:8 parking 1ss1 - 3:21, 6:23, numerouspJ-19:19 place[2J -14:22, 34:11 Professional [11 - 58:5 9:12, 9:24, 12:4, 13:7, Numerous (11 - 26:25 Plains [21 - 1 :24, 23:22 professional [31 - 3:5, 18:6, 13:11, 13:14, 13:23, 18:2, planpsJ - 3:13, 5:23, 6:10, 40:17 18:13, 18:23, 19:4, 19:5, 0 19:22, 19:25, 20:18, 10:7, 10:20, 12:16, 12:22, professionals (11 - 8:22 12:23, 44:15, 44:23, program r11 - 19:3 Oakland [11 - 41:16 20:21, 27:9, 29:15, 29:20, 44:24, 48:21, 50:19, project {30J - 4:8, 4:13, 5:4, obligation (1) - 11 :5 29:24, 30:12, 30:15, 51:11, 51:12, 54:24 5:21, 9:2, 9:22, 9:23, obtain 111 - 47:22 30:17, 30:19, 30:20, planned 111 - 5:21 16:19, 16:24, 17:5, 17:13, Obviously (11 - 28:7 30:23, 30:25, 31:4, 31:20, planning [3J - 4:9, 5:8, 19:11, 21:23, 22:19, odd [1] - 43:17 31:22, 34:5, 35:13, 35:16, 25:18 24:12, 24:13, 25:7, 25:25, OFp1-1:2 36:6, 36:12, 37:4, 37:6, Planning {21 - 1 :22, 49:6 39:6, 40:2, 40:5, 40:18, off-street {11 - 43:7 41:11, 41:15, 43:8, 43:10, plans[2J- 35:23, 39:9 41:20, 42:5, 50:10, 51:6, office [2] - 13:9, 14:17 43:19, 44:13, 45:14, plantings 121 - 51:10, 52:6 51:8, 52:19, 52:23, 54:16 official [11 - 6:2 45:21, 46:3, 46:17, 46:18, platform [BJ - 9:10, 13:8, projected [11 - 22:17 one-third (1] -19:24 47:14, 47:15, 48:2, 53:19 Parsons[1J-17:15 13:25, 14:9, 15:4, 34:20, projection [1] - 16:13 ones (21 - 17:13, 42:24 part[4J -12:10, 36:2, 37:4, 36:24, 37:25 projections [11 - 33:9 op 111 - 24:9 47:8 play [11 - 28:6 projects [2J- 17:2, 18:17 open r1 - 2:10, 4:3, 9:22, playhouse (11 - 25:15 property121 - 30:9, 36:19 26:3, 35:7, 51:9, 54:20 particular 111 - 24:22 parties [11 - 58:11 plaza [13] -12:24, 13:4, proposed [SJ - 17:5, 18:24, operated [11 - 6:24 partner [21 - 2:18, 6:8 13:6, 14:2, 14:5, 14:8, 19:15, 33:23, 45:2 opinion r11 - 22:25 partnership (31 - 5:6, 5:18, 14:9, 15:12, 15:18, 32:8, proposing [2]-12:13, opportunities (11 - 55:2 27:8 34:19, 35:9, 48:18 41:18 opportunity (2J - 39:4, plazas (3) - 4:4, 9:9, 12:23 propriety [11 - 42:3 39:21 Pal[11 • 43:2 PATRICKpJ-1:22 pleasure{2J - 2:21, 11:13 protection {1] - 41 :24 opposed [11- 31:11 PAULp1 -1:19 pledge [21 - 2:3, 2:5 proud r11 - 8:3 oppositef1J-15:17 paying (1]-19:18 plenty [11 - 55:9 proven[1J-41:6 optimized (1] - 22:16 peak [9J - 20:10, 20:11, plot [1J - 47:13 provide [61 - 5:11, 16:19, options121- 9:18, 9:24 20:13, 20:16, 21:2, 21:7, plug [11 - 44:11 18:24, 20:21, 34:3, 35:25 order (1) - 9:20 21:11, 22:12, 42:6 plus 11] - 48:25 provided (41 - 9:24, 18:12, ordinance r11 - 2:25 pedestrian [SJ - 4:4, 13:2, point (11 - 38:22 19:2, 22:23 ORIENTED [11 - 1 :6 15:14, 15:18, 47:17 populate 111 - 27:24 provides [2] - 13:2, 13:7 Oriented [11 - 2:8 People [11 - 28:23 population 111 - 17:16 public 1211 • 2:10, 2:23, 4:3, outcome(1J -58:13 people[14J-4:17, 7:7, 8:9, portion [31 - 10:15, 10:17, 5:2, 6:16, 9:8, 9:22, 12:24, outdoon21 - 26:21, 28:5 8:15, 8:23, 10:2, 18:20, 54:12 13:4, 14:16, 31:5, 45:22, outside[2J-7:19, 21:2 19:16, 20:19, 26:13, possible [31 - 34:5, 36:12, 46:3, 47:2, 51:2, 51:13, 54:20, 54:23, 54:25, 56:9

DIAMOND REPORTING (877) 624-3287 [email protected] DRAFT 64 65 PROCEEDINGS

Public111-23:16 rental {2J - 8:17, 24:9 45:20, 46:3, 56:17, 57:2 Shop 111 - 28:19 public's [11 - 11 :4 rentals 111 - 24:10 Road [31-11:19, 14:22, shop 121 - 10:4, 29:2 public/private [2] - 5:5, 5:17 rented (1) - 3:3 46:15 shopping 121 -28:15, 28:17 pull 121 - 32:9, 44:10 renters [1J - 8:22 road (1)-12:14 shops r11- 26:14 purposes [11 - 15:16 replicate 111 - 51 :20 roadway[sJ-3:8, 11:25, short 111 - 43:9 push 111 - 47:25 reported [11 - 24:15 20:16, 21:16, 21:18, 36:18 shortage [11- 20:18 putting [11 - 45:21 Reporter (11 - 58:6 room 111 - 9:12 shorter 111 - 53:17 representing [1] - 2:21 row f11 - 50:3 shovel (1) - 53:8 Q reputation 111 - 8:5 run (1) - 45:11 show 121- 3:9, 10:7 request [11 - 2:25 runs r11 - 11 :23 showed [11 - 19:20 quality1,1-10:2, 41:23, requested (11 - 6:3 42:4, 42:8 showing [21 - 15:11, 43:14 requesting r11 - 10:20 shown 111 - 3:12 quantity 111 - 41 :23 s requirements[2J -42:10, side[17J-14:21, 15:17, quarterr11 - 53:13 same [3J - 36:16, 37:24, 43:8 15:19, 31:9, 32:14, 34:18, question [11 - 46:12 43:14 residential [21- 12:18, 34:19, 35:16, 35:17, questions [9] - 5:3, 11 :3, sanitary [3] - 40:24, 41 :3, 29:13 37:14, 37:17, 37:19, 11:4, 11:7, 23:9, 40:19, 41:5 residents [4J -8:16, 14:20, 37:20, 37:24, 41:11, 54:3 46:9, 50:21 saying !41 - 25:4, 31:10, 26:12, 45:22 sides [41 - 12:19, 13:5, quote 111 - 44:2 31:15, 37:11 resources[4J-5:11, 16:4, 13:20, 13:22 scale 121- 24:14, 52:3 16:5, 16:6 sidewalk [31 - 47:23, 48:7, scenes [11 - 7:2 R responses [11 - 52:13 48:18 schedule {11 - 53:14 Railroad [11 - 32:24 rest [3J - 30:13, 30:19, siding 121 - 50:9, 50:1 O schematic[1J - 48:16 railroad [11 -12:25 34:10 signage [1]- 44:16 scheme (11- 29:16 ramp £11 - 43: 18 restaurant {51 - 3:20, 26:20, signal [tJ - 22:15 School [41 - 16:18, 16:25, rates[1J-21:12 27:23, 27:25, 29:2 significance (1) - 54:15 23:23, 24:4 reach (11 - 39:6 restrictr21- 31:16, 34:17 significant [1) - 23:4 school[11J-17:3, 17:6, read [11 - 53:9 Restricted [1J- 46:19 significantly [3J- 19:22, 17:9, 17:11, 17:14, 17:15, real [1]-7:11 restricted (61 - 30:25, 31 :3, 19:23, 21:7 17:18, 17:23, 23:16, 32:3, 43:21, 43:23, 44:13 silver [21 - 40:15, 42:14 reason [11 - 8:7 23:18, 39:14 result (21 -25:7, 42:5 similar(tJ-18:18 reasons [11 - 7:23 schools [41 - 16:23, 17:12, Retail 121 -13:22, 27:10 single121-12:17, 45:2 Recent12J-19:23, 42:24 17:21, 23:14 retail [33] - 3:19, 7:15, 9:6, site {251 - 3:4, 4:5, 10:7, recognize [11 - 37:18 scope[2J-6:12, 40:6 13:6, 13:15, 13:16, 14:4, 10:13, 10:20, 11:18, recommendation 11J - scoped [11 - 40:2 14:7, 14:10, 15:13, 26:2, 11:21, 12:5, 12:10, 12:11, 10:18 sealants [1) - 42:19 27:14, 27:17, 27:21, 12:22, 12:23, 14:23, recommended (11 -22:15 seating [21 - 26:21, 28:5 28:14, 29:14, 29:18, 29:22, 33:14, 39:9, 40:18, record (11 - 2:11 second [61 - 22:3, 22:20, recreate [11 -10:4 29:19, 29:20, 30:7, 30:25, 43:24, 48:20, 50:19, 31:4, 43:24, 44:14, 45:3, 22:21, 53:20, 53:23, 56:19 reduced {41 - 19:21, 19:22, 51:11, 52:6, 53:15, 53:19, 45:5, 45:25, 46:18, 47:24, Second 121 - 2:13, 56:20 22:20, 42:7 54:24 48:7, 48:11, 48:14 seconds (11 - 22:9 reduction[3J-21:3, 21:11, sitting 111 - 4:19 retailers l3J - 28:8, 29:4, sectoq11 - 5:10 35:13 six 111 - 28:20 48:14 seen (1) - 7:16 references [1] - 8:4 sketches [11 - 49:2 retimed [1] - 22:16 segregating r11 - 28:4 referred [11 - 52:15 slightly111-14:13 revenue [4J - 16:20, 17:7, selected (31 - 5:10, 6:5, 7:24 reflected [21 - 37:13, 37:15 slopes 111 -14:16 44:4, 44:8 Senioq1J - 4:17 refuse [11 -16:12 sloping [11 -14:13 review[6J-10:23, 18:17, sense{21-26:10, 52:3 regard [21 - 42:25, 51:5 small[31-11:23, 28:18, 39:3, 39:8, 50:17, 50:23 separate [11 - 49:14 regarding r11 - 43:7 36:24 reviewed (11 - 20:8 SEQRA 111 - 7:5 REICH 1121-1:17, 25:25, smaller[3J -24:13, 24:14, reviewing [1} - 43:6 sequence (1) - 34:13 26:22, 32:22, 37:10, 52:2 revitalization {11 - 4:14 series 121 - 6:19, 49:18 37:21, 38:13, 38:24, someone [2] - 5:11, 20:24 rezone 111 - 3:4 serve11J-43:10 39:13, 40:11, 42:11, 57:3 something [5J - 43:18, rezoning r11 - 10:13 service (1J - 29:24 related {1J - 58:11 49:17, 50:5, 51:23, 52:14 RFP [4J- 6:3, 52:14, 52:19, servicing 111 - 4:2 relief [2J - 33:3, 33:5 sooner{1J - 55:21 52:21 seven [1J - 3:17 reliesf1J-30:14 sort121 -47:18, 49:3 rhythm 111 - 37:11 several [21 - 27:4, 32:6 remains (11 -14:5 space [16J-3:21, 4:4, 7:15, right{111 -5:14, 5:15, sewer 111 - 16:7 remember [21 - 7:18, 29:22 9:6, 9:22, 13:10, 14:6, 10:16, 15:4, 20:18, 22:10, share [11 - 53:3 removed (11 - 33:14 14:17, 14:19, 27:17, 26:23, 27:2, 36:20, 49:11 shared (1) - 31 :5 rendering[1J-15:11 27:22, 28:4, 35:7, 45:3, right-of-way11J-10:16 She's 111 - 31 :10 renderings 111 - 49:22 48:11, 51:9 RINALDI 1,1 - 1 :15, 25:21, shooting {11 - 45:7 spaces {261 - 3:22, 3:23,

DIAMOND REPORTING (877) 624-3287 [email protected] DRAFT 65 66 PROCEEDINGS

3:24, 3:25, 9:13, 12:4, 32:14, 51:17 temporary121-35:16, 35:18 together{3J - 12:4, 49:15, 13:11, 13:14, 18:24, 19:4, streeti121- 9:5, 20:12, 27:3, ten 1111-14:14, 17:2, 17:18, 49:21 19:5, 20:7, 20:14, 21:6, 30:13, 30:15, 30:17, 17:22, 25:2, 25:6, 34:24, toilets [1) - 42:18 29:24, 30:6, 30:21, 31 :22, 30:22, 32:10, 37:3, 43:7, 38:11, 47:23, 54:13, 55:25 tomorrow {11 - 53:11 32:21, 33:25, 34:2, 34:3, 48:13, 49:15 tenants [31 - 26:19, 28:8, ton [11 - 32:20 43:10, 43:14, 43:17, 44:16 streetscape [11 - 48:9 46:2 tonight[21 - 4:17, 16:9 SPANO 161 -1:16, 2:13, stripl3J-11:23, 12:2, 12:14 term 111 - 43:9 topics [11 - 16:2 28:13, 33:2, 33:6, 56:25 structure [3J - 6:23, 32:2, terminate [11 - 39:7 total [7]-3:21, 13:13, speaking [1] - 27:18 43:19 terminology [11 - 43:7 16:11, 18:25, 19:3, 24:18, special (21 - 10:14, 10:21 Stuart13J-4:20, 11:10, testing 111 - 41:3 34:3 specialty (11 - 29:6 11:13 Thank1s1-11:10, 11:12, touch 13]-15:23, 16:8, specifics 111 - 50:22 students 121 - 23:13, 24:18 23:6, 25:7, 57:6 16:22 spectrum [1) - 40:3 studied [1J - 19:7 theory 111 - 31 :23 TOWN 111 - 1 :2 spent (11 - 28:4 studies [SJ - 6:14, 18:15, thin 111 - 36:22 town (SJ - 2:25, 40:21, spill 111 - 28:3 19:20, 19:23, 22:22 thing 141 - 7:17, 8:6, 25:24, 44:10, 51:24, 52:16 spoke{1J - 41:19 studyJSJ-18:13, 21:9, 53:16 Town 1121 -1:3, 5:23, 6:20, spot111- 5:14 22:24, 25:10, 51:16 Things 111 - 42:20 11:20, 12:7, 16:16, 36:5, spots 14]-31:17, 46:21, studying 111 - 50:18 things 1n - 5:17, 6:25, 36:7, 38:19, 38:24, 43:4, 46:22, 46:23 style121-8:18, 24:7 26:10, 39:17, 51:15, 56:13 {1J - spouse 20:20 subdivision [1] - 10:21 51:20, 54:8 townhome [1J - 50:3 square [91 - 3:19, 7:15, 9:5, submit[4J-38:7, 39:9, thinkl9J-7:24, 8:8, 9:7, town home-type 111 - 50:3 9:10, 13:16, 28:21, 44:14, 42:16, 54:8 26:10, 28:6, 32:18, 32:22, track [11 - 13:4 45:4, 45:13 submitted111-6:11 39:17, 53:12 tracks[SJ-11:19, 12:25, stage (1] - 26:18 substantial [1]-19:6 thinking 121 - 26:6, 39:16 27:4, 35:17, 41:12, 41:14 stages (11 - 4:9 subtract {11 - 18:25 third 121 -19:24, 53:22 traffiCJ33J-4:23, 16:6, 18:2, staiq1J - 15:5 successful [21 - 7:11, 26:15 thirds 111 - 19:25 18:4, 18:9, 18:12, 18:15, Stamford[1J-11:15 support [11 - 41 :7 thirteen [11 - 17:24 19:11, 19:14, 19:21, stand11J-11:16 sure [101 - 11 :17, 14:5, thirtYl6J • 18:8, 54:15, 19:25, 20:9, 20:13, 20:15, standards [11 - 42:15 33:10, 33:14, 35:12, 54:18, 55:11, 56:2, 56:10 20:23, 21:2, 21:6, 21:9, Starbucks 111- 28:11 35:19, 36:5, 39:21, 40:2, THOMAS 111-1:13 21:12, 21:22, 21:23, start r111 - 2:2, 6:2, 7:21, 40:10 thorough (3] - 15:25, 40:7, 22:13, 22:17, 22:24, 23:2, 8:25, 34:21, 35:8, 36:15, surplus r11 - 17:9 40:8 23:5, 25:10, 25:18, 28:22, 53:11, 53:20, 55:19, 55:22 surround 111 - 26:15 thoroughly 111 - 38:14 29:3, 29:7, 33:3, 39:14 starting [21 - 34:14, 34:16 surrounding [3J- 21:16, thousand [11 - 28:21 Train [1J - 14:9 STATE111-1:2 21:18, 42:7 three [13] - 3:15, 6:7, 9:4, train [15} - 4:6, 9:19, 11 :19, State 121 - 18:8, 58:6 SUSAN 121-58:5, 58:19 9:15, 11:21, 12:19, 17:12, 13:4, 26:15, 27:3, 27:6, state (1J- 42:10 Swamp 111 - 41 :17 21:19, 29:13, 33:24, 27:12, 28:23, 29:10, stated (11 - 42:13 system 1s1 - 20:16, 21 :17, 49:12, 53:9, 53:17 32:23, 34:19, 35:17, Statement [1]- 15:24 21:19, 41:6, 41:14 Three [31 - 8:21, 12:13, 41:12, 41:14 statement{2J-39:24, 51:7 12:14 transcription 111 - 58:9 Station r11 - 2:7 T through[9J-10:8, 10:11, TRANSIT 111 - 1 :6 STATION 111 -1:6 13:3, 29:25, 38:5, 47:5, Transit {11 - 2:8 table11J- 6:14 station {41 - 4:6, 29:11, 49:5, 50:14 transit [81 - 3:3, 9:18, 9:23, take111J-11:11, 17:17, 32:23, 34:20 Throughout(1J- 7:16 19:17, 19:18, 23:3, 26:23, 25:11, 34:23, 35:8, 41 :5, stations [11 - 26:16 throughout [5J - 8:21, 27:10 41:19, 49:23, 53:16, stenographic [1] - 58:9 17:23, 34:6, 36:6, 36:14 transition {11 - 8:24 53:23, 54:4 step [31 - 11 :2, 15:8, 48:19 tight 111 - 36:23 treat {11 - 42:4 taking 121-14:12, 34:10 Steven [11 - 4:24 tightens (11 - 48:4 treated [11 - 42:8 Taking [1J-31:14 stick [1J - 24:10 time(15J-4:11, 6:18, 7:8, treatment [11 - 42:3 talk 131 - 8:6, 18:2, 47:16 Stop111- 28:18 20:13, 22:18, 28:4, 33:18, treats 111 - 41 :23 talked [31 -5:19, 10:8, 46:17 stop 111 - 32:12 34:24, 38:6, 49:19, 53:5, treer11-47:18 talking 121 - 26:17, 38:20 store (21 - 28:14, 28:20 53:9, 53:24, 55:9, 55:17 trees [2J- 48:8, 51:10 target 111 - 29:5 stores [4J - 27:24, 29:21, times [3] - 26:25, 33:12, tremendous [11 - 56:6 task111- 47:12 44:17, 48:14 33:16 trips 131 - 21 :15, 21 :18, 22:8 taX[3J-16:12, 16:20, 17:7 storm[4J- 16:7, 41:14, timing [1J - 22:11 trucks 111 - 33:6 Tax11J-16:13 41:20, 41:21 TOD JSJ - 3:6, 9:15, 10:10, true r11 - 5:5 taxes12J-16:10, 16:16 story 111 - 48:24 10:13, 10:21, 18:18, try111-33:10 technical 111 - 39:3 Stratford 111 -46:15 19:16, 51:6 trying 1,1 - 26:4, 34:4, 47:3, technology [11 - 40:12 Street J4J - 23:23, 24:23, today1s1 - 6:15, 33:19, 47:7 tell 111 - 49:7 36:16, 41:13, 55:20 turn J3J-10:6, 18:3, 30:18

DIAMOND REPORTING (877) 624-3287 [email protected] DRAFT 66 67 PROCEEDINGS

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DIAMOND REPORTING (877) 624-3287 [email protected] DRAFT 67 Diamond Errata Sheet ·

--,mtiff(s): ______,·,

Defendant(s):______

Pue Line Correction · Reason for Correction

~---+----+------+------...,_____ --l

Date: ______Subscribed and swom to before me

:,me of Witness: This ---of ------20--· Signature: Notary Public DRAFT AvalonBay Harrison Town/Village of Harrison, Westchester County, New York Final Environmental Impact Statement

B Comment Letters Received

DRAFT Westchester gov.com

Robert P. Astorino County Executive

County Planning Board

February 6, 2017

Rosemarie Cusumano, Secretary Town/Village of Harrison Planning Board I Heineman Place Harrison, NY 10528

Subject: Referral File No. HAR 17-002-Avalon Bay Harrison Zoning Text and Map Amendments, Special Exception Use Approval, and Site Plan Approval Draft Environmental Impact Statement

Dear Ms. Cusumano:

The Westchester County Planning Board has received a copy of a draft environmental impact statement (EIS) (dated accepted November 29, 2016), site plans (dated July 29, 2016) and proposed amendments to the Harrison Zoning Ordinance and Map for the above referenced proposal to redevelop an existing 3.79- acre surface parking lot associated with the Harrison Metro-North station with a mixed use development that also contains expanded station parking. The site is located along Halstead Avenue (County Road 54), but is also bounded by Harrison Avenue (NYS Route 127) to the east and the Metro-North New Haven Line tracks to the north.

The development as proposed would consist of three buildings containing a total of 143 apartments, 27,000 square feet of ground floor retail space as well as structured parking containing a total of 751 parking spaces. For the residential component, 7 units would be restricted as affordable affirmatively fair housing (AFFH) units, and the unit mix would contain 76 one-bedroom, 59 two-bedroom and 8 three-bedroom apartments. Parking would be provided behind and underneath buildings A and C. Building C would be constructed to wrap around a commuter parking garage with 475 spaces for train station customers. One hundred nine additional spaces would be provided for building residents and the ground floor commercial uses. Building A would have 115 parking spaces for building residents and 52 spaces for the ground floor commercial uses.

The proposed development would also contain two publicly accessible outdoor spaces that are intended to connect the train station overpass to Halstead Avenue as well as to provide pedestrian access to the three new buildings.

To accommodate the proposed development, the application involves amendments to the Harrison Zoning Ordinance to create a new TOD - Transit Oriented Development zoning district and to amend the Zoning Map to rezone the subject site to the new TOD district. The proposal must also receive TOD special exception use approval from the Town Board/Board of Trustees as well as site plan approval from the Harrison Planning Board.

,132 Michoelmn Office Building 1•18 Martine Avenue White Plains, New York 10601 Telephone: (91·1) 995·-MOO Website: westchestergov.com DRAFT Referral File No. HAR 17-002 Avalon Bay Harrison February 6, 2017 Page2

We have reviewed this matter under the provisions of Section 239 L, M and N of the General Municipal Law and Section 277.61 of the County Administrative Code and we offer the following comments on the draft EIS, the site plans and the proposed zoning text and map amendments:

1. Consistency with County Planning Board policies. The development concept is consistent with the County Planning Board's long-range planning policies set forth in Westchester 2025-Contextfor Co11nty and Municipal Planning and Policies to Guide County Planning. adopted by the Board on May 6, 2008, amended January 5, 2010, because it will continue the growth of mixed use development within an existing downtown center. The proposed project will help Westchester continue to meet the increased demand for the "Live, Work, Play" model of mixed use downtown development that will, in tum, help capitalize on many of Westchester's strengths: a skilled and talented workforce, an available and highly competitive real estate market, diversity, access to transportation corridors and quality of life.

2. Affirmatively furthering fair housing. Although the proposal includes 7 affordable affirmatively furthering fair housing (AFFH) units, we note that the Town/Village has not yet adopted the County's Model Ordinance Provisions. We continue to recommend that the Town/Village take steps to incorporate the Model Ordinance Provisions into the Town/Village Code and work with the developer to provide additional affordable housing opportunities in this new development.

3. County road. Halstead Avenue is a County Road (CR BOA). Approval of this work from the Westchester County Department of Public Works and Transportation under Section 239-F of General Municipal Law is required. The proposed project does not accommodate the existing bus stop and shelter on westbound Halstead Avenue at the comer of Harrison Avenue, which is connected to the train station platform via a walkway. The project will deteriorate traffic conditions by eliminating the hatched shoulder/bus stop area, forcing the bus to stop in the through travel lane. Under No-Build conditions the westbound (WB) approach to the Halstead Avenue/Harrison Avenue intersection operates at level of service (LOS) E in No-Build AM & PM weekday peak hours, deteriorating to LOS F in the Build PM Peak Hour although this can be mitigated back to LOS E via signal timing changes. Accommodations for the bus stop and pedestrian needs, while facilitating smooth flow of westbound through traffic, is a requirement of approval. In addition the adequacy of the turning radii for trucks and buses for the right tum movement from WB Halstead A venue to northbound (NB) Harrison A venue must be evaluated due to the elimination of the hatched area.

4. Bee-Line bus stop. As noted above, Bee-Line bus stop #2765 is located on Halstead Avenue immediately before the intersection with Harrison Avenue, in front of the subject site. The bus stop, which is served by Bee-Line Routes 5 and 61, currently contains a shelter, two benches and a garbage can, and is connected to the northbound platform of the Harrison train station via a sidewalk. While the existing conditions plans show the location of the bus shelter and the connecting sidewalk, the proposed site plans do not show any bus stops along the site's frontage.

The applicant must contact the Westchester County Department of Public Works and Transportation to determine how a bus stop will be integrated into the site plan and how the bus stop will be connected to the train station platforms through the site.

5. Sewage flows. The proposed development will increase sewage flows from this site into the existing

DRAFT Referral File No. HAR 17-002 Avalon Bay Harrison February 6, 2017 Page3

infrastructure and will add to the volume requiring treatment at a water resource recovery facility operated by Westchester County. The draft EIS correctly notes the County Department of Environmental Facilities' policy requiring the applicant to identify mitigation measures that will offset the projected increase in flow through the reduction of inflow and infiltration (I&I) at a ratio of three for one.

The County Planning Board further recommends that the Town/Village implement a program that requires inspection of sewer laterals from private structures for leaks and illegal connections to the sewer system, such as from sump pumps. These private connections to the system have been found to be a significant source of avoidable flows. At a minimum, we encourage the Town/Village to enact a requirement that a sewer lateral inspection be conducted at the time property ownership is transferred and any necessary corrective action be enforceable by the municipal building inspector.

6. Parking. We are supportive of the proposed TOD district regulations will authorize the Planning Board to allow a shared parking arrangement to reduce the total amount of parking which would ordinarily be required to be constructed under existing zoning. We are also supportive of the inclusion of a bicycle parking requirement in the TOD regulations, and we recommend that bicycle parking requirements be considered in other multi-family and non-residential districts in the Town/Village.

7. Recvcling. We recommend the Town/Village request the applicant to verify that sufficient space will be available to store recyclables under the recently expanded County recycling program which now includes plastics numbered 1 through 7.

9. Green building technology. We encourage the applicant to include as much green building technology as possible into the proposed development.

9. NYS DOT review. Harrison Avenue {NYS Route 127) is a State highway. The Town/Village should forward a copy of the application to NYS DOT to identify any required permits for the proposed project and to evaluate potential traffic impacts to Harrison A venue.

Thank you for calling this matter to our attention.

Respectfully, WESTCHESTER COUNTY PLANNING BOARD

Eileen Mildenberger Acting Commissioner

EMILH cc: Michael Dispenza, Contract Administrator, County Department of Public Works and Transportation Kevin Roseman, Traffic Engineer, County Department of Public Works and Transportation Andrew Ziegler, Bus Operations, County Department of Public Works and Transportation Ann Darelius, NYS Department of Transportation, Region 8

DRAFT DRAFT TOWN OF HARRISON MEMORANDUM

------To: Chairman Heaslip & Members of the Planning Board From: Patrick Cleary, AICP, CEP, PP, LEED AP, Planning Consultant Date: February 8, 2017 Re: AVALON BAY HARRISON – Halstead Avenue, Draft Environmental Impact Statement, Substantive Review ------The following review comments are offered regarding The Avalon Bay Harrison, Draft Environmental Impact Statement, prepared by VHB, which was accepted by the Planning Board serving as Lead Agency on November 29, 2016:

# PAGE COMMENT Section 2 – Description of the Proposed Action 1 2-2 1. Residential Component – Where will the 7 affordable units be located? Will they be clustered in a single location, or dispersed throughout the development? 2 2-2 2. Commercial Component – Have tenants been identified for the 3 separate commercial spaces? If specific tenants have not been identified, what tenants can be anticipated in these spaces, given Avalon’s experiences with other developments and relationships with commercial businesses? 3 2-2 2. Commercial Component – Is it expected that the 3 commercial spaces will be subdivided to support smaller retail tenants, or is it likely that the larger spaces would be occupied as-is? 4 2-2 2. Commercial Component – How will the retail parking located behind Building A (which requires access through the building itself) be identified. Is signage proposed or some other mechanism to alert patrons of the parking in the rear? The access portal through the building will not be easy to discern to someone unfamiliar with the area. 5 2-2 2. Commercial Component – If the primary retail parking is located behind the building, where will the stores “front”? It is imperative that the primary storefronts face Halstead Avenue, and not the rear parking lot. 6 2-2 3. Parking Component – How will resident parking be assigned? Are spaces included in the cost of a unit, or is parking an extra cost? Will specific parking spaces be assigned to a building tenant? 7 2-2 3. Parking Component – Can tenants with multiple cars

Avalon Bay Harrison 1 DEIS Review February 8, 2017 DRAFT # PAGE COMMENT purchase/rent additional parking spaces? 8 2-2 3. Parking Component – What mechanism will Avalon employ to prevent building tenants from sub-letting their assigned parking spaces to commuters? 9 2-3 3. Parking Component – How will the spaces assigned for patrons of the commercial uses be restricted? How would someone patronizing a commercial space within the project, who also then patronizes other business in the downtown (but continues to park within the projects parking lot) be handled? 10 2-3 3. Parking Component – Will public parking be permitted within the MTA designated parking areas after commuter hours (evenings and weekends)? 11 2-3 3. Parking Component – Will parking spaces for patrons of the commercial uses be metered, or will that parking be free? 12 2-3 4. Site Access – How will access to the various parking areas be controlled? 13 2-3 4. Site Access – If an access control device is proposed (such as a gate), where would such a device(s) be located? Is an adequate queue length provided to allow vehicles to pull off Halstead Avenue while maneuvering through the controlled access point? A condition where vehicles waiting to enter the site are backed-up onto Halsted Avenue would be problematic and should be avoided. 14 2-3 4. Site Access - What are the sight distances for all three site driveways, taking into account the grade of Halstead Avenue? 15 2-3 4. Site Access – Given that access to the parking garage may be physically controlled, is there a need, (or would it be beneficial) to incorporate electronic signage indicating the number of available parking spaces in the garage, or to otherwise indicate when the garage is full? 16 2-3 4. Site Access – It is noted that taxi stands will be incorporated into the project. How will increasingly prevalent non-traditional services such as Uber and Lyft be accommodated? Will these vehicles be accommodated within the taxi stands? 17 2-3 4. Site Access – Have accommodations been made for private pick- ups and drop-offs (kiss and ride). Ideally this phenomenon should be addressed comprehensively on both sides on the tracks – Halstead Avenue and Heineman Place (for commuters going to, and coming home from work). 18 2-3 5. Architectural Design, Landscaping, Open Space – Provide a more thorough description of the architectural treatment of each building. 19 2-3 5. Architectural Design, Landscaping, Open Space – Describe more fully how the “tactile richness appropriate for the pedestrian scale” is achieved, “particularly at the sidewalk level.”

Avalon Bay Harrison 2 DEIS Review February 8, 2017 DRAFT # PAGE COMMENT 20 2-3 5. Architectural Design, Landscaping, Open Space – Will access to the plazas be completely unrestricted, and fully available for public use 24/7/365, or will some form of restriction, limitation, hours if operation, etc. be imposed? 21 2-3 5. Architectural Design, Landscaping, Open Space – Who will be responsible for the maintenance of the plazas? Section 3A – Zoning & Land Use 22 3A-2 Document how the parking garage, and pubic plaza uses, which are uses that do not currently exist in the CBD, are “consistent with the existing CBD uses.” 23 3A-2 The 3 proposed commercial spaces are comparatively large in the context of the existing CBD. Are these larger commercial spaces consistent with the character of the CBD, or would subdividing these larger spaces into smaller storefronts be more appropriate? 24 3A-3 The redevelopment of the project site will result in the elimination of the approximately 1-acre existing park areas located between the two parking lots (known as Jilly Flowers Park). The elimination of this park is a land use impact that must be addressed. 25 3A-9 Exhibit 3A-3 – Development Sites Map should be updated to include development projects that have recently been approved, or are currently under review; including The Playhouse Lofts (approved), 241-247 Halstead Ave (approved), Colonial Arms (under review), Land & Sea Mixed Use Bldg (under review) Section 3B – Visual Resources & Community Character 26 3B-1 Project Massing – This section indicates that “restaurant and retail venues” will be included in the project, however, in the project description, 3 “commercial” spaces were identified. Have more specific restaurant and retail tenants been identified? 27 3B-1 Project Massing – How will the massing of the project specifically compare with the buildings immediately surrounding the project site? Gaps in the existing streetscape exist directly across the street from the site, so the impact of the project’s scale on these properties should be more filly documented. 28 Photo Sim Photo simulation #7 illustrates the variation between the existing #7 scale of Halstead Avenue immediately adjacent to the site, and the project. What design measures are proposed to mitigate this impact? 29 3B-4 Architectural Details – Provide a more thorough discussion of the architectural details for the project. Address the specific characteristics of each building (all facades), and include all elements; windows, doors, roof, etc. 30 3B-4 Architectural Details – Where are mechanical system elements located (fans, vents, compressors, HVAC equipment, etc.)? 31 3B-4 Signage – Is project identification signage proposed “Avalon Bay Harrison”? If so, where will this be located (on the building(s), free

Avalon Bay Harrison 3 DEIS Review February 8, 2017 DRAFT # PAGE COMMENT standing? What will this signage look like, how large? 32 3B-4 Signage – Is project way finding signage, traffic signage, or other functional signage proposed? 33 3B-4 Lighting – Site lighting should be further clarified. Are certain illumination levels being specified for various locations (maximum or minimum footcandles)? Are any dark-sky compliant measures proposed? Will illumination levels vary during different periods, for example will lighting levels in the public plazas decrease during the late night so as not to interfere with residents, or be entirely turned- off during late night periods when the trains are not running? 34 3B-4 Site Lighting – Will the new pole lighting fixtures match the existing features in the CBD, or is a separate project standard proposed? Section 3C – Natural Resources 35 3C-5 Identify the species of shade trees, flowering ornamental trees, hedge-like trees, understory plantings and seasonal plantings that are likely to be used for the project. Identify non-native species that are proposed, and the basis for utilizing a non-native species instead of a native species. 36 3C-6 Are any of the species included in the landscaping plan selected to enhance wildlife habitat, or to simply provide an ornamental feature? Section 3E – Geology, Soils, Topography & Steep Slopes 37 3E-2 Soils – It is noted that 1,950 truckloads of soil will be removed from the site, in 4-5 truckloads per day. That results in between 390 – 487 days of truck traffic to and from the site. Given weekends and holidays, that work will extend over nearly a two-year period.

Will the soil removal actually be evenly distributed about 4-5 trip per day over that period, or will excavation activities be concentrated toward the beginning of each phase (resulting in more acute truck traffic impacts during those periods)? 38 3E-2 Soils – Halstead Avenue has been recently repaved. How will the volume of heavily laden truck traffic documented above contribute to roadway wear and tear? How will this wear and tear be repaired? 39 3E-2 Soils – Has it been determined that blasting will be required to remove rock from the site? Is it possible that mechanical rock removal methods might still be utilized? 40 3E-2 Soils – The DEIS indicates that groundwater should be minimal based on boring tests. It should noted that The Playhouse Lofts project, located several hundred feet east of the site on Harrison Avenue, encountered groundwater to such a degree that the project as approved was found to be no longer economically feasible given the groundwater mitigation costs. This experience illustrates the necessity to fully and explicitly understand the groundwater conditions beneath the site.

Avalon Bay Harrison 4 DEIS Review February 8, 2017 DRAFT # PAGE COMMENT 41 3E-3 Mitigation Measures – This is the first time where the need to import soil was noted in the DEIS. How much soil will need to be imported? During what phase of the project. Can this importing be coordinated with the exporting truck trips, to minimize the number of truck trips to and from the site? 42 3E-3 Mitigation Measures – If some of the excavated material (including bedrock) will be reused on the site, will rock crushing and processing equipment be used on the site? This type of equipment has the potential to be quite disruptive in an active downtown setting and adjacent to an active train station. Section 3G – Fiscal Impacts 43 3G-2 Job Generation – Quantify the “substantial number of construction jobs” that are projected to be created. 44 3G-2 Job Generation – What is the source for the 15.8% retail spending figure. Is that figure increasing, decreasing or has it remained steady? 45 3G-2 Explain why IDA financing would not apply to the commuter parking garage. 46 3G-2 If the project were changed from all rental units, to some form of ownership, such as a co-op or condominium, how would that effect the real estate taxes generated from the project? 47 3G-2 Mitigation Measures – Does the applicant anticipate seeking a PILOT for the project? If so, how would such a mechanism effect the real estate tax projections presented? Section 3H - Community Services 48 3H-2 Mitigation Measures – What security measures are proposed within the new buildings? Does the applicant plan to coordinate planned security measures with the Police Department? 49 3H-5 Potential Impacts – In order to properly assess solid waste impacts, it is necessary to establish if solid waste will be collected by the Town, or a private carting company. 50 3H-8 Utilizing accepted parkland/population ratios, document how the Town currently complies with these ratios, and then establish if the 1.1% increase in population caused by the project will require the provision of additional parkland. 51 3H-10 Potential Impacts - To gain a better understanding of the characteristics of the 5 rental apartment projects used to establish comparable school children generation rates, provide a map depicting the location of each, and the surrounding generalized land use, proximity to train stations, etc. 52 3H-10 Potential Impacts – Further clarify “similar rental prices.” 53 3H-10 Potential Impacts – If the “Rutgers” school generation ratio was utilized, how many school children would be generated? 54 3H-12 Potential Impacts – Can the demographic characteristics of the

Avalon Bay Harrison 5 DEIS Review February 8, 2017 DRAFT # PAGE COMMENT comparable projects be investigated to ascertain the ages (grades) of the school age children generated? Where the children predominantly elementary school aged? Section 3I – Traffic & Transportation 55 3I-1 Description of Existing Roadways – Are other sources available to justify the 33% TOD credit? 56 3I-7 Off-Street Parking – How many spaces are located in the Harrison Ave./Freemont St. parking lot? 57 3I-7 On-Street Parking – The discussion of on-street parking is limited to the areas in front of the site along Halstead Avenue. What are the on-street parking conditions on the south side of Harrison Avenue along Halstead Avenue? A map depicting on-street (as well as off- street) parking in the broader central business district would be useful in more comprehensively documenting parking conditions in the downtown. 58 3I-10 Table 3I-2 – Provide the overall intersection LOS for intersections 2, 3, 4 & 5, as was done for all the other intersections. Do this for tables 3I-6 and 3I-10 also. 59 3I-14 School Bus Transportation – How will the school district address bussing if only a portion of the project is within the bussing eligibility radius? 60 3I-14 Crash Analysis – Was the Harrison Police Department consulted to obtain accident data? The Harrison Police Department may maintain additional records beyond those of the NYSDOT. 61 3I-15 Taxi Cab Circulation – Was it possible to identify non-traditional taxi cab movements (Uber, Lyft)? 61 3I-20 Residential & Retail Trip Generations – How significantly would the retail trip generation estimate vary if other uses were substituted (restaurant for example). Would the retail trip generation number vary if there were multiple smaller tenants rather than 3 large tenants? 62 3I-22 The DEIS indicates that the new parking garage “will attract new commuters to the site.” Table 3I-8 indicates that 16 AM and 37 PM trips will be added, a portion of which are derived from existing pick ups and drop offs, which were observed at the site, which would now utilize the convenience and available parking in the garage. The balance represents an estimate of new commuters not currently using the site (10 AM and 21 PM trips respectively).

If the 10 additional AM commuter trips were increased by the annual background growth rate used for the traffic analysis of 2%, increased parking demand would grow at approximately 2 cars per decade. It would take several hundred years to fill the additional capacity of 265 spaces constructed in the garage. This suggests that the estimate of 10 and 21 trips is significantly underestimated, or the

Avalon Bay Harrison 6 DEIS Review February 8, 2017 DRAFT # PAGE COMMENT garage contains far more spaces than are necessary. 63 3I-22 The pick-up and drop-off numbers appear to be quite low. When were the observations of pick-ups and drop-offs made? These numbers likely vary seasonally, and should be verified during a worst-case condition (during inclement weather). 64 3I-22 If excess spaces exist in the parking structure, how will they be utilized? Will the MTA look to lease these excess spaces to private uses, or would they simply remain fallow? 65 3I-23 If new commuter trips are in fact generated by the additional capacity in the garage, the build trip generation calculations should be revised accordingly. 66 3I-23 If the 2% annual growth factor noted in comment #62 above is an invalid measure of anticipated new commuter use of the parking garage, provide an alternative estimate of how the excess spaces will be absorbed. Would all 265 spaces be absorbed as soon as the garage is opened? Will they absorbed gradually over time? If so, over how long a period? Would the absorption of the spaces be lineal, or would there be a peak? Such patterns would need to be addressed in the build traffic conditions, and may require analysis out beyond the 2019 build year. 67 3I-25 Can a summary table be provided comparing the intersection LOS’s of the existing condition, no-build and build conditions? 68 3I-26 It is noted that a 5 space curb-side “kiss and ride” area is proposed on Halstead Avenue. However, Table 3I-8 indicates that 16 existing PM pick-ups and drop offs occur at the site. How will the additional short-term parking be accommodated? 69 3I-29 How will the parking demand vary as the commuter use of the parking structure ramps up over time? 70 3I-29 Parking Impacts – Address the impact of the loss of the diagonal parking spaces located on the north side of Halstead Avenue. 71 3I-30 Public Transportation Demand – It is assumed that the construction of 265 additional commuter parking spaces are intended to increase ridership on the MetroNorth Railroad. This increase in to number of commuters should be added to the number of commuters generated by the project. 72 3I-30 The relatively modest number of new commuters generated by the project (approximately 30 during the PM peak hour) suggests that the balance of the project’s residents would either commute off-peak (which would be difficult, if not impossible to estimate) or would in the alternative need to rely on private cars, which would seem to contradict the car use estimates previously presented. This requires clarification. 73 3I-31 Construction Parking and Traffic Impacts – Will there ever be a need to provide for off-site parking for commuters, construction workers, or as the project phasing progresses, project residents or

Avalon Bay Harrison 7 DEIS Review February 8, 2017 DRAFT # PAGE COMMENT tenants? 74 3I-31 Mitigation Measures – With the proposed signal timing mitigation, what is the delay and what LOS will the Halstead Avenue/ Harrison Avenue intersection operate at? Section 3K - Utilities 75 3K-2 Table 3K-1 – Provide the specific water demand ratios for each use. 76 3K-3 Provide the basis for the 33,405 sewage generation estimate. 77 3K-3 Mitigation Measures - Has the condition of the existing sewer lines into which the project will connect been ascertained? Section 3L - Noise 78 3L-2 Noise in Relation to Metro-North Railroad Operations – Have MTA sponsored Transit Oriented Developments along the New Haven Line (including this project) increased the number or frequency of trains passing the site? 79 3L-2 Noise in Relation to Metro-North Railroad Operations – The reference to train noise of 66.5 decibels should be more thoroughly addressed. Beyond typical MetroNorth commuter trains, the New Haven line tracks also accommodate freight traffic, as well as high speed rail traffic, such as Amtrak’s Accella Express trains, which operate at much higher speeds as they pass the site (consequently generating higher noise levels). Moreover, train horn soundings and blasts are common occurrences. According to the Federal Railroad Administration, these horn blasts may generate noise ranging from 107 dBA to over 140 dBA measured 1/8 to 1/4 mile from the source. 80 3L-2 Construction Noise – Noise specifically related to rock removal operations should be specifically addressed. Blasting noise should be addressed, but perhaps more impactfully, noise associated with the mechanical removal of rock and the use of a hoe ram, which may be significant and of a far longer duration, should be addressed. Section 3N – Hazardous Materials 81 3N-3 Potential Impacts – Generally describe the soil management plan that will be developed for the project. 82 3N-4 Mitigation Measures – Generally describe the anticipated best management practices for handling and disposing of hazardous materials. 83 3N-4 Mitigation Measures – describe the proposed sub-slab venting system. Section 3O - Construction 84 3O-1 Potential Impacts – It is unclear if Phase I will include all site preparation, earthwork, etc. for the entire project, or just for Phase I. 85 3O-1 Potential Impacts – It is noted that construction access will be “primarily” from Halstead Avenue. Would there ever be access from another location? Would construction materials ever be brought to the site via train?

Avalon Bay Harrison 8 DEIS Review February 8, 2017 DRAFT # PAGE COMMENT 86 3O-3 Construction Traffic – Will truck traffic associated with the various construction phases, including material deliveries, and the transportation of soil and fill materials to and from the site, require lane or road closures to Halstead Avenue? Section 3P – Greenhouse Gas Emissions, Energy Conservation, Green Building and Sustainability 87 3P-1 Existing Conditions – The DEIS states that mobile greenhouse gas (GHG) sources are not permanent components of the project. However, the project will increase vehicle trips, which are mobile GHG sources.

The following paragraph in the DEIS states that “Vehicles traveling to and from the parking lots are currently the primary source of GHG emissions.”

Mobile GHG sources should be addressed. 88 3P-3 The applicant is encouraged to seek LEED certification under the LEED for Neighborhood Development (LEED ND) category.

Avalon Bay Harrison 9 DEIS Review February 8, 2017 DRAFT 2/9/2017

Comments on DEIS - Zoning Text Amendment for Avalon Bay Harrison/MTA TOD Project Planning Board Member Kate Barnwell

General Comment: With the adoption of the TOD Zoning, does CBD and PB zoning need to be modified to equitably and comprehensively address district wide parking issues? The 10-spacc waiver perhaps is predicated on the existence of the current free spaces on the MT A surface lot closest to the corner.

# Page Comment 1 3-A-7 Land Use & TOD District regulations 235-90 for off-street Zoning parking requirements fo r "at grade daily metered spaces" to serve "on-site" retail and commercial needs to address the loss of on street and off street "at grade daily metered spaces" that currently serve all CBD and PB uses. 2 TOD District Regulations 235-1 7 U. 13 regarding Special Conditions and Safeguards: language should indicate that the public accessibility to pl azas, open space and Metro-North station is to be maintained at all times. 2417/365. 3 3H-6 Characterization of Project Home Run is outdated and does not accurately the existing condition. The land is not accessible by public and should not be counted as such. Parkland ratio needs to be recalculated. 4 3H-9 Verbal description of enrollment is a mischaracterization. The Parsons Memorial elementary school district in which the project is located has experienced increasing enrollment and wi II be further impacted not only by the A valo n proposal but also by the other approved residential developments in the Parsons School catchment area. (Induced growth). Please address in a more specific and accurate manner. 5 3H-10 Please provide a data and explanation to support the statement "It is anticipated that the Project will appeal to young professionals and empty nestcrs ... " 6 3H-1 I 337 Halstead Avenue is not a new project. Please obtain data on school children fo r the period of the building's incepti on to the present.

DRAFT 21912017

7 3H-12 Table 3H-5, the comps are poor. Neither City Place nor Bank Street Common arc within walking distance of a school nor are they TOD developments. Elmsford A val on Green is not a TOD development. Nor is the project within walking distance of an Elmsford school. Please revisit applicable comps if available. If no comps are available, use a more conservative method of projecting generation of school children. 8 31 Traffic/Parking Access for private drop-off and pick up must be assessed on both sides of MNR station as part of the project. Measure activity accommodated by the existing surface lot on comer of Halstead/Harrison Ave. AND measure private drop off activity on north side of station. What is mitigation for loss of space to conduct private drop-offs and pickups during construction and when project is completed? 9 31-6, 7 Existing condition of parking: provide dctai led chart with quantity of on street and off-street parking that will be eliminated by the subject project. The parking is currently free. Please identify existing spaces available to daily, short-term use for existing CBD and PB uses. Please describe specific mitigation measures to address the loss including access, signagc, shared parking agreements, etc. 10 31 - Parking If cost to commuters from T/V of Harrison is not equalized with MT A garage, then the north side Town-owned lot will become even more attractive, increasing congestion in and around the lot and possibly impacting nearby residential areas. Please review and discuss. 11 6-1 Irretrievable Commitment of Resources: This section should address the loss of open space, loss of free and convenient on and off street surface parking serving existing downtown uses, and the view sheds lost to the significant mass of the project.

12 7-1 Growth inducing impacts have already been demonstrated by the number of applications for additional development within a 1/2-mile radius of the Project. The sentence that ends " ... would encourage productive reuse of nearby properties." is insufficient. Please specifically identify the growth induced at present and the potential growth based on existing zoning in PB and CBD. Include comps from established TOD projects. Need to fully

DRAFT 2/9/2017

address the impacts from induced development in Section 3.

DRAFT AvalonBay Harrison Town/Village of Harrison, Westchester County, New York Final Environmental Impact Statement

C Harrison Parking Inventory and Survey

DRAFT Inventory of Public Parking within 500 feet of the Avalon Site (< 3-minute walk) (See Inventory Map for location of these spaces, per red letters)

STREET SIDE # OF SPACES SIGNAGE TOTAL # Spaces Harrison Ave WEST 2 (1hr parking) 1 hour park 8am-6pm 21 between Calvin except sat/sun/holidays /Halstead A no parking 12am-6am 11 (1hr parking) 1 hour park 8am-6pm south of Halstead B except sat/sun/holidays no parking 12am-6am

8 (2hr parking) 2 hour park 7am-7pm North of Calvin C EAST 0 No parking 0

Halstead Ave NORTH 42 (1hr parking) in front 1 hour park 8am-6pm 53 East of of Site D except sat/sun/holidays Harrison 5 (1hr parking) to east of no parking 3am-6am Site E mon/wed/fri 5 (1hr parking) no parking 3am-6am West of 3 drop off only no parking mon thru fri 3pm- Harrison 1 Hc F 6pm PO side no parking Saturday 9am-12pm SOUTH 28 1hr parking 1 hour park 8am-6pm 51 East of 3 resv. funeral home except sat/sun/holidays Harrison G no parking 3am-6am

West of 19 1hr Parking 1 hour park 8am-6pm Harrison 1 Hc H except sat/sun/holidays PO side no parking 3am-6am Calvert St NORTH 0 No parking 0

SOUTH 16 4 hr Parking I 4 hour park 8am-6pm 16 west side except sat/sun/holidays no parking 3am-6am Heineman NORTH 0 No parking 15 Place SOUTH 13 1 hr 1 hour park 7am-7pm 2 Hc J no parking 3am-6am Purdy St EAST 4 15min parking 2 hr parking 7am-7pm 17 12 2hr 1 Hc K WEST 18 2hr parking 2 hr parking 7am-7pm 19 1 Hc L

DRAFT Inventory of Public Parking within 500 feet of the Avalon Site (< 3-minute walk) (See Inventory Map for location of these spaces, per red letters)

STREET SIDE # OF SPACES SIGNAGE TOTAL # Spaces Parsons St EAST 15 2hr parking M 2 hour park 8am-6pm 15 except sat/sun/holidays

WEST 16 2hr parking N 2 hour park 8am-6pm 16 except sat/sun/holidays

Haviland st EAST 14 2hr parking O 2 hour park 7am-7pm 14 except sat/sun/holidays

WEST 11 2hr parking P 2 hour park 7am-7pm 11 except sat/sun/holidays

LOT #1 Shopper 38 free parking Free 2 hour parking 40 Portion 2 Hc Q

Commuter 79 metered 78 metered spaces 86 Portion 1 Reserved 1 Reserved 6 Hc R 7 Hc LOT #2 Commuter 38 Metered or Permit S 38 Metered or Permit 38

LOT #3 Commuter 33 Metered or Permit T 33 Metered or Permit 33

LOT #4 Commuter 63 Metered or Permit U 63 Metered or Permit 63

MUNI LOT (Freemont) 45 (2hr) Free 2 hour parking 47 2 Hc 8am-6pm 2 (unlined area where dumpsters used to be) V Fire House Fireman 15 Restricted W Firemen only 15 Lot Yellow Lines

White 19 Free 2 hour parking 21 Lines 2 Hc X 8am-6pm

DRAFT Inventory of Public Parking on and within 500’/3-minute Walk of the Project

C

J I

A U T E S R D Q G

O F P H M N K V L

B There are a currently total of 353 short-term parking spaces W X available for use by the general public within a 3-minute walk of the Project (245 on-street and 108 in parking lots, including 40 in the west lot on the project site, which may or may not be revocable by the MTA). There are also 220 Commuter Spaces.

Upon completion of the project, the number of Commuter spaces will be increased from 220 to 475 and the number of short-term parking spaces will be reduced from 353 to 279. The MTA may have the ability to restore the 40 short-term spaces currently in the commuter lot in the new commuter garage.

DRAFT HARRISON PROJECT Weekday Parking Surveys 12pm-2pm/4pm-6pm 3/21/17 Tuesday Number of Parked Vehicles HALSTEAD AVE HARRISON AVE PURDY St PARSONS ST HAVILAND ST In Front of Site HALSTEAD AVE Not in Front of Site CALVERT ST/HEINEMAN PL Total East side of street West side of street East side of street West side of street East side of street West side of street East side of street West side of street North side of street North side of street South side of street North side of street South side of street Time Parked legal illegal legal illegal legal illegal legal illegal legal illegal legal illegal legal illegal legal illegal legal illegal legal illegal legal illegal legal illegal legal illegal Start space space space space space space space space space space space space space space space space space space space space space space space space space space 12pm 0 15 15 15 7 9 5 7 16 8 41 0 26 164 12:45pm 0 15 16 11 7 7 4 4 16 8 30 0 23 141 1pm-2pm 0 16 17 17 7 7 5 3 19 11 34 0 25 161 4:00pm 0 17 17 17 12 12 6 3 15 7 34 0 25 165 4:45pm 0 19 13 10 13 14 5 4 13 6 29 0 19 145 5-6pm 0 14 13 10 12 12 5 4 17 10 31 0 16 144

Spaces 21 17 19 15 16 14 11 42 11 48 31 245

Max 16 17 17 7 9 5 7 19 11 41 26 175 Reserve 5 0 2 8 7 9 4 23 0 7 5 70 Max 19 17 17 13 14 6 4 17 10 34 25 176 Reserve 2 0 2 2 2 8 7 25 1 14 6 69

Saturday Parking Surveys 12:00 AM - 2:00 PM 3/25/17 Number of Parked Vehicles HALSTEAD AVE HARRISON AVE PURDT ST PARSONS ST HAVILAND ST In Front of Site HALSTEAD AVE CALVERT ST/HEINEMAN PL Total East side of street West side of street East side of street West side of street East side of street West side of street East side of street West side of street North side of street North side of street South side of street North side of street South side of street Time Parked legal illegal legal illegal legal illegal legal illegal legal illegal legal illegal legal illegal legal illegal legal illegal legal illegal legal illegal legal illegal legal illegal Start space space space space space space space space space space space space space space space space space space space space space space space space space space 12pm 0 13 10 8 13 10 4 3 25 6 39 0 15 146 12:45 PM 0 15 10 10 11 10 7 8 29 8 46 0 13 167 1-2pm 0 15 11 10 13 10 6 7 28 8 46 0 14 168

Max 15 11 10 13 10 7 8 29 8 46 15 172 Reserve 6 6 9 2 6 7 3 13 3 2 16 73

DRAFT HARRISON PROJECT WEEKDAY Parking Survey 12pm-2pm/4pm-6pm 3/21/17 Tuesday Number of Parked Vehicles LOT#1 LOT#2 LOT#3 LOT#4 MUNI LOT FIRE HOUSE LOT Short- Shopper Commuter term Total Time legal illegal legal illegal legal illegal legal illegal legal illegal illegal illegal Total Parked Start space Hc space space Hc space space space Hc space Hc space space Hc space 2 hr Hc space firemen 2hr Hc space Parked 12pm 35 0 0 67 3 0 38 0 0 30 0 0 57 0 0 33 2 0 9 10 0 0 80 284 12:45pm 34 0 0 67 3 2 38 0 0 30 0 0 57 0 0 38 0 0 11 11 0 0 83 291 1pm-2pm 33 1 0 68 2 2 38 0 0 30 0 0 57 0 0 38 0 0 9 11 0 0 83 289 4pm 36 0 0 67 3 3 37 0 0 30 0 0 53 0 0 33 1 0 7 12 0 0 82 282 4:45pm 38 1 1 69 3 5 37 0 0 28 0 0 53 0 0 36 1 0 5 11 0 0 88 288 5pm-6pm 36 1 0 61 3 2 33 0 0 27 0 0 46 0 0 34 0 0 6 9 0 0 80 258

Spaces 38 2 79 7 38 33 63 45 2 15 19 2 108 343 Total 40 86 38 33 63 47 21 108 Max 35 1 68 3 38 0 30 0 57 0 38 2 11 11 0 87 294 Reserve 3 1 11 4 0 0 3 0 6 0 7 0 4 8 2 21 49 Max 38 2 74 3 37 0 30 0 53 0 36 1 7 12 0 89 293 Reserve 0 0 5 4 1 0 3 0 10 0 9 1 8 7 2 19 50

SATURDAY12-2pm 3/25/2017 Number of Parked Vehicles LOT#1 LOT#2 LOT#3 LOT#4 MUNI LOT FIRE HOUSE LOT Short- Shopper Commuter term Total Time legal illegal legal illegal legal illegal legal illegal legal illegal illegal illegal Total Parked Start space Hc space space Hc space space space Hc space Hc space space Hc space 2 hr Hc space firemen 2hr Hc space Parked 12pm24 0 0 45 1 0 7 0 0 1 0 0 4 0 0 41 0 1 11 17 0 0 83 152 12:45 PM 26 0 0 45 1 0 9 0 0 1 0 0 7 0 0 45 2 0 12 18 0 0 91 166 1-2pm 26 0 0 44 1 0 9 0 0 1 0 0 6 0 0 45 2 0 12 18 0 0 91 164

Spaces 38 2 78 7 38 33 63 45 2 15 19 2 108 342 Total 40 85 38 33 63 47 21 108 Max 26 0 45 1 9 1 7 45 2 12 18 0 91 166 Reserve 12 2 33 6 29 32 56 0 0 3 1 2 17 176

DRAFT