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(FEIS) Canoe Place Inn (CPI), Canal & Eastern Properties

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(FEIS) Canoe Place Inn (CPI), Canal & Eastern Properties FINAL ENVIRONMENTAL IMPACT STATEMENT (FEIS) Canoe Place Inn (CPI), Canal & Eastern Properties Maritime Planned Development District (MPDD) Change of Zone Application HAMLET OF HAMPTON BAYS, TOWN OF SOUTHAMPTON SUFFOLK COUNTY , NEW YORK Prepared for: R Squared Development LLC 85 South Service Road Plainview, New York 11803 Contact: Gregg Rechler, President (631) 414-8400 For Submission to: Town of Southampton Town Board 116 Hampton Road Southampton, New York 11968 Contact: Kyle Collins, Planning Director (631) 287-5700 Prepared by: Nelson, Pope & Voorhis, LLC 572 Walt Whitman Road Melville, NY 11747 Contact: Charles J. Voorhis, CEP, AICP; Managing Partner (631) 427-5665 Accepted October 2014 FINAL ENVIRONMENTAL IMPACT STATEMENT (FEIS) MARITIME PLANNED DEVELOPMENT DISTRICT (MPDD) CHANGE OF ZONE APPLICATION CANOE PLACE INN (CPI), CANAL & EASTERN PROPERTIES Hamlet of Hampton Bays, Town of Southampton Suffolk County, New York Prepared for: R Squared Development LLC 85 South Service Road Plainview, New York 11803 Contact: Gregg Rechler, Managing Partner Kristen McCabe, Director of Planning & Land Use (631) 414-8400 Lead Agency: Town of Southampton Town Board 116 Hampton Road Southampton, New York 11968 Contact: Kyle Collins, Planning Director (631) 287-6000 Prepared by: (Environmental Analysis and Planning) Nelson, Pope & Voorhis, LLC 572 Walt Whitman Road Melville, New York 11747 Contact: Charles J. Voorhis; CEP, AICP Phil Malicki, CEP; AICP, LEED® AP (631) 427-5665 (Attorney) Germano & Cahill, P.C. 4250 Veterans Memorial Highway Holbrook, New York 11741 Contact: Guy W. Germano, Esq. (631) 588-8778 (Architect) Arrowstreet 10 Post Office Square, Suite 700N Boston, Massachusetts 02109 Contact: Scott Pollack, Principal (617) 623-5555 Page i (Landscape Architect) Araiys Design LA, P.C. 38 Nugent Street, Suite B Southampton, New York 11968 Contact: Tim Rumph, president (631) 283-1131 (Site Engineer) Sidney B. Bowne & Son LLC 235 East Jericho Turnpike Mineola, New York 11501 Contact: Charles J. Bartha, PE Larry Kuo, PE (516) 746-2350 (Traffic Engineer) Nelson and Pope, LLP 572 Walt Whitman Road Melville, New York 11747 Contact: Osman Barrie, PE (631) 427-5665 (Sanitary Engineer) Lombardo Associates, Inc. 188 Church Street Newton, Massachusetts 02467 Contact: Pio Lombardo, PE (617) 332-5477 (Acoustic Engineer) Cavanaugh Tocci Associates, Inc. 327F Boston Post Road Sudbury, Massachusetts 01776-3027 Contact: Andrew C. Carballeira (978) 443-7871 This document, together with the Draft EIS concerning this proposal, represents a Final EIS. Copies are available for public review and comment at the office of the Lead Agency. Comments on the Final EIS should be submitted to the Lead Agency listed above by to be included in the public record and considered in the Findings Statement. Date Final EIS Accepted: _________________________ Copyright 2014 by Nelson, Pope & Voorhis, LLC Page ii CPI, Canal & Eastern Properties Maritime Planned Development District (MPDD) Change of Zone Application Final EIS TABLE OF CONTENTS Page COVERSHEET i TABLE OF CONTENTS iii 1.0 INTRODUCTION 1-1 1.1 Purpose of this Document 1-1 1.2 Organization of this Document 1-2 1.3 The Revised Plan 1-3 1.3.1 Description of Plan Changes and Features 1-3 1.3.2 Revised Density Exchange 1-7 1.3.3 PBenefits of the Revised Plan 1-9 1.3.4 Overall Site Layout 1-13 1.3.5 Grading and Drainage 1-18 1.3.6 Access, Road System and Parking 1-21 1.3.7 Sanitary Disposal and Water Supply 1-22 1.3.8 Site Lighting and Landscaping 1-27 1.3.9 Open Space and Noise Attenuation 1-28 1.3.10 Construction and Operations 1-29 1.3.11 Permits and Approvals Required 1-32 1.4 Comparative Impact Analysis 1-32 1.4.1 Soils and Topography 1-33 1.4.2 Water Resources 1-33 1.4.3 Ecology 1-34 1.4.4 Transportation 1-34 1.4.5 Land Use, Zoning and Plans 1-34 1.4.6 Community Facilities and Services 1-38 1.4.7 Community Character 1-38 1.4.8 Historic and Archaeological Resources 1-38 1.4.9 Construction-Related Impacts 1-38 1.4.10 Economic Impacts 1-39 1.4.11 Adverse Impacts That Cannot Be Avoided 1-39 1.4.12 Irreversible and Irretrievable Commitment of Resources 1-40 1.4.13 Growth-Inducing Aspects 1-40 1.4.14 Effects on the Use and Conservation of Energy Resources 1-41 1.4.15 Summary and Conclusions 1-42 2.0 PUBLIC COMMENTS AND RESPONSES 2-1 2.1 Opposed to proposed project 2-1 2.2 Support for proposed project 2-1 2.3 Concerns about noise from outdoor events at CPI 2-1 2.4 Future NitrexTM system operation, maintenance and use/occupancy of Eastern Property 2-2 2.5 Consider NitrexTM system on CPI Property 2-3 2.6 Density of units/noise wall will ruin sightlines, community Page iii CPI, Canal & Eastern Properties Maritime Planned Development District (MPDD) Change of Zone Application Final EIS character & aesthetics on Canal Property; 40 units on Canal Property excessive, and will impact the character of the canal 2-5 2.7 Fire Department comments received? 2-7 2.8 Concern over loss of public access/commercial use on Canal Property; prefer development at existing zoning 2-7 2.9 Concerns re: financial future and what if units don’t sell? 2-8 2.10 Suggests alternative design, including swapping uses on CPI & Canal Properties and fewer units on Canal Property, with sewage treatment there 2-8 2.11 Insufficient “foot traffic” generated by rehabilitated CPI 2-8 2.12 Concern re: NitrexTM system effluent on waterways 2-9 2.13 Archaeological Study in DEIS was insufficient 2-9 2.14 Considered CPF purchase? 2-10 2.15 Concerns about odors from NitrexTM system and potential for spills 2-10 2.16 Positive tax & economic/property values 2-10 2.17 Concerns re: impacts on private wells from NitrexTM effluent recharge? 2-11 2.18 “Costs” to public of project not considered, or project benefits insufficient to offset these costs 2-11 2.19 Rehabilitated CPI will not look like prior CPI 2-11 2.20 Provide promenade recommended in “Shinnecock Canal Public Access Plan” 2-12 2.21 $250,000 open space donation not enough 2-12 2.22 Hampton Bays Water District impact 2-13 2.23 Adequate public access to east bank of Canal already exists 2-13 2.24 Non-conformance to Master Plan, et al 2-14 2.25 Fiscal/financial aspects of project questioned 2-17 2.26 Safety concerns 2-19 2.27 Use & maintenance of local private roadways 2-19 2.28 Was “grandfathered” flow approved by SCDHS? 2-19 2.29 Contingency plans for NitrexTM system? 2-20 2.30 Relocate project to a more appropriate site, nearer downtown Hampton Bays 2-21 2.31 Public STP allowed under existing RWB zoning of Eastern Property 2-21 2.32 Preference for Open Space on Eastern Property 2-22 2.33 Opposed to “threat” of as-of-right development on Canal Property 2-22 2.34 Questioning purpose of Radius Study in DEIS 2-22 2.35 Parking on Canal Property may be insufficient 2-23 2.36 Traffic will be “excessive”, and will adversely impact local roadways 2-23 2.37 Rezonings of CPI and Canal Properties should be separated, not combined into an MPDD 2-23 2.38 Subdivision inappropriate 2-24 2.39 Demolish and rebuilt, not “rehabilitate” the CPI 2-24 2.40 Need for additional housing in the area not established 2-24 2.41 Maintenance of CPI Property 2-25 2.42 Noise & sightlines unattractive for potential homebuyers 2-25 2.43 Year-round occupancy and school enrollment impacts 2-26 2.44 Compare impacts of as-of-right vs. proposed sanitary flows 2-27 Page iv CPI, Canal & Eastern Properties Maritime Planned Development District (MPDD) Change of Zone Application Final EIS 2.45 Property insurance and potential impacts of flooding 2-29 2.46 Town review 2-29 2.47 Comparison of taxes generated by as-of-right vs. proposed development 2-30 2.48 School-age children and year-round occupancy 2-31 2.49 CPI and Canal Properties should be self-sustaining 2-31 2.50 Recusal of realtor 2-32 2.51 Ground elevations of buildings on CPI Property 2-32 2.52 Construction-phase impacts and scheduling, and maintenance activities 2-32 3.0 AGENCY COMMENTS AND RESPONSES 3-1 3.1 Town Conservation Board 3-1 3.2 New York State Department of Environmental Conservation 3-24 3.3 Hampton Bays Union Free School District 3-34 3.4 Town Planning Board 3-33 3.5 Town Department of Land Management 3-39 3.6 Town Department of Municipal Works 3-74 3.7 Town Highway Department 3-76 3.8 Hampton Bays Fire District, Board of Fire Commissioners 3-77 Tables 1-1 Comparison of Project Uses and Yields, Proposed Project (Draft EIS) & Revised Plan (Final EIS) 1-6 1-2 Comparison of Values, Public Benefits vs. Increase in Yield 1-8 1-3 Summary of Key Fiscal Findings 1-10 1-4 Summary of Key Economic Findings 1-11 1-5 Site and Project Characteristics, Proposed Project (Draft EIS) & Revised Plan (Final EIS) 1-14 1-6a Design and Sanitary Wastewater Generation, CPI Property 1-24 1-6b Design and Sanitary Wastewater Generation, Canal Property 1-25 1-7 Permits and Approvals Required, Revised Plan 1-32 3-1a Table of Dimensional Standards, CPI Property 3-40 3-1b Table of Dimensional Standards, Canal & Eastern Properties 3-41 Figures (following Section 3.0) 1-1 Preliminary Schematic Layout of Septic System & Nitrex™ PRB, CPI Property 1-2 Revised Nitrex™ System Layout, Canal & Eastern Properties 3-1 Land Use Map, Shinnecock Canal Corridor 3-2a Average Nitrate Concentration - Upper Glacial Aquifer, 2005 3-2b Average Nitrate Concentration - Magothy Aquifer, 2005 APPENDICES: A SEQRA Notice of Complete DEIS, Town Board, June 25, 2013 B Transcript of Public Hearing, Town Board, August 13, 2013 Page v CPI, Canal & Eastern Properties Maritime Planned Development District (MPDD) Change of Zone Application
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