Executive Summary

A. INTRODUCTION WP Mall Realty, LLC (the “Petitioner”) with SWD II LLC (collectively the “Applicant”) have petitioned the City of White Plains, NY, (the “City”) for an amendment to the Zoning Ordinance of the City of White Plains (the “Proposed Action”), and are requesting Conceptual Development Plan (CDP) approval of a mixed-use transit-oriented development (“Hamilton Green”) on a 3.74 acre site located at 200 Hamilton Avenue, White Plains, NY (the “Site”) replacing the existing outdated and underperforming ±170,000 square foot, 2-story mall. Hamilton Green is proposed to be new vibrant, mixed-use community that would serve as a model for future development within the White Plains Transit District Strategic Plan1 study area, and would be consistent with the proposed Transit Development 1 (TD-1) District. Setting it apart from much other urban development, the foundation of Hamilton Green would be a “Public Platform” that connects all components of the development to the public realm that surrounds it. This interweaving of public and private spaces strengthens its connection to the City, as it anchors a new dynamic neighborhood that bridges between the TransCenter and the Downtown Core. The Public Platform would incorporate a unique, food-centric destination—an upscale Food + Craft Hall (42,000 GSF)—as well as innovative and active open space totaling 57,000 GSF (35 percent of the Site). The Petitioner requests to rezone Section 125.67, Block 5, Lot 1 on the City of White Plains Tax Map from the Neighborhood Business (B-2) Zoning District to a new TD-1 District. This proposed new zoning district would be consistent with the City of White Plains Transit District Strategic Plan (the “Strategic Plan”) to enable innovative development adjacent to the City’s transit hub and encourage a more walkable and less vehicle dependent community. The purpose of this Draft Environmental Impact Statement (DEIS) is to assess the potential environmental impacts of the Proposed Action and development approvals for Hamilton Green, as required under the State Environmental Quality Review Act (SEQRA) and its implementing regulations (6 NYCRR Part 617). The City of White Plains Common Council (“Common Council”) is the designated Lead Agency for the SEQRA process. The Common Council declared itself Lead Agency and adopted a Positive Declaration requiring the preparation of an Environmental Impact Statement on March 6, 2017. This DEIS has been prepared in accordance with the environmental analysis required by the Scoping Document

1 In December 2016, the City of White Plains published the White Plains Transit District Strategic Plan which sets forth a transit oriented development vision for the area surrounding TransCenter, including the subject Site.

Hamilton Green | Executive Summary S-1 approved by the Common Council acting as Lead Agency on May 1, 2017 (“Adopted Scope”). A copy of the Adopted Scope and all relevant SEQRA documents can be found in Appendix A. B. DESCRIPTION OF THE PROPOSED PROJECT Hamilton Green has been designed to exemplify the qualities prioritized by the City’s Strategic Plan—it would be a dense, vibrant, mixed-used community with varied architecture proximate to public transportation. The entire block is organized around a central elevated green space— the Hamilton Green—a transformative extension of the City’s “public realm.” The Site is strategically located within the central business district (CBD) of the City of White Plains, positioned between and potentially as the connecting knuckle between the City’s retail core at Main Street and Mamaroneck Avenue and the TransCenter, a short 5 minute walk away. More specifically, the Site is situated on an entire block bounded by Dr. Martin Luther King Boulevard (MLK Blvd) to the west, Hamilton Avenue to the south, Barker Avenue to the north, and Cottage Place to the east. The Site is currently occupied by the ±170,000 square foot White Plains Mall (the “Mall”), and is fully developed with the existing mall building and associated parking, sidewalks, and other impervious surfaces. The limited landscaping surrounding the building is primarily within the City of White Plains right-of-way, and is comprised of street trees. The Site is essentially completely impervious with no wetlands, steep slopes, or other sensitive environmental features. The City of White Plains recognizes the opportunity for the downtown to become an example of a sustainable community with pedestrian-friendly sidewalks and streets, a balanced mix of land uses, and activated and exciting public spaces—all proximate to a variety of transit options. Downtown White Plains has the potential to be a place where people enjoy the convenience of living within walking or biking distance to everything essential to meeting the hierarchy of daily needs, and all with New York City and the greater metropolitan area just a short train ride away. To enhance the City’s urban core and capitalize on its wealth of transportation facilities, the City of White Plains prepared the Strategic Plan that identifies opportunities and strategies to create a sustainable and exciting downtown. What has always been an important element of a successful city and urban environment is a public realm that serves the community in a meaningful way, day in and day out. The public realm is defined as those streets, sidewalks, alleyways and vias, parks, and places that are accessible to all, independent of ownership. In the Applicant’s opinion, it is the quality, not just the quantity of this realm that is vital to the creation of urban environments that successfully establish a place for people to work, meet, congregate, and live. This requires a hierarchy of streets that articulate a balance of pedestrian and vehicular priorities, including active sidewalks and streetscapes that connect a series of meaningful public spaces, and places that welcome the resident, visitor, consumer, and public in general. In the Applicant’s opinion, a successful and active public realm in partnership with sufficiently diverse, residentially driven mixed-use neighborhoods, can be a proven formula for creating enduring 24/7 urban environments. Those environments, when woven together by a series of non-traditional demand generators like libraries, civic centers, entertainment venues, institutions of higher education, and centers of wellness, create vital and relevant urban districts. Those districts become ever more potent and enduring when anchored by a successful mass transit center tied to a regional system.

S-2 Hamilton Green | Executive Summary Hamilton Green has been designed around a Public Platform—a street related physical “base” to the development program that could immediately become a key component of White Plains’ public realm. The Public Platform incorporates street level amenities including retail and sidewalk cafés, and 22,400 gross square feet (GSF) of street-level public open space leading to a stepped park on the corner of MLK Blvd and Hamilton Avenue that draws the pedestrian up to an additional 29,600 GSF of elevated open space in the form of the Hamilton Green public plaza. Given the change in grade across the site, the Hamilton Green elevated open space would be accessible at street level from Cottage Place as one passes through the upscale Food + Craft Hall. The Public Platform would be activated by street retail and a fully developed program of events and activities: a place to meet, gather, and experience the urban fabric and all it has to offer. This revitalizing concept could become the centerpiece of the public realm within the Strategic Plan study area. Above the Public Platform would be a series of residential buildings totaling approximately 900 dwelling units that are fully integrated into the Hamilton Green experience—without limiting the public's access to the full open space program—reflecting that this place is for everyone. Each of the five residential buildings that comprise Hamilton Green is conceived to have its own identity in terms of architecture and design, branding, and address. This serves several functions: (1) it gives the development the perceived appearance of being developed over time, which aids in the authenticity of place; (2) it breaks down the massing of the development, which makes the project more identifiable and intimate; and (3) it aids in navigation for residents, the public, and first responders. In this way—between the massing, varied scale, pedestrian connections through the Site, and the required separation of the buildings under the proposed TD-1 District—Hamilton Green would break up the existing superblock. CONCEPTUAL DEVELOPMENT PLAN The Hamilton Green CDP has been designed as a mixed-used community that capitalizes on its location near the TransCenter, and would serve as a local and regional destination for retail, dining, and sidewalk cafes with a dynamic public open space at its core. It is designed to enhance the public realm of the City of White Plains and act as a catalyst for transit forward development within the Downtown Core. Hamilton Green’s new multifamily residential units are targeted to a diversity of residents looking for a more urban lifestyle with suburban amenities. Above and around the podium level retail, sidewalk cafés, Hamilton Green open space, and Food + Craft Hall would be approximately 900 multifamily residential units meeting a diverse housing market in five buildings ranging from approximately 125 feet to 280 feet in height. Each building would provide a variety of residential opportunities, all with easy access to downtown amenities including the City of White Plains TransCenter with its regional train service via the MTA Metro-North Railroad and regional bus service through the Westchester County Bee-Line Bus Terminal located two blocks away. In addition to having direct access to the public open space, residents of Hamilton Green would also have access to private residential green space. Structured parking with 1,060 parking spaces and loading would be located out of view and within the interior of the development. The Hamilton Green CDP includes two 280-foot towers: Building 1 would front on Hamilton Avenue and would contain 290 units; and Building 2, would be at the corner of Hamilton

Hamilton Green | Executive Summary S-3 Avenue and Cottage Place, and would contain 240 units. Building 3 would contain 80 units and Building 4 would contain 70 units and each would be 145 feet tall, and would be located at the corner of Cottage Place and Barker Avenue. Building 5, at 125 feet, would wrap around the corner of Barker Avenue and MLK Blvd and would contain 220 units. These buildings would be constructed above the Public Platform, and would serve as “liner buildings” around the parking structure. The Public Platform would contain all retail, residential lobbies, parking, loading, and public functions of Hamilton Green. This platform design would allow the development to be phased without disrupting the establishment of the all-important street-level environment. The internal loading and parking areas would be fully enclosed within the development and would be accessed from Barker Avenue (parking and loading) and Hamilton Avenue (parking only). FOOD + CRAFT HALL A unique Food + Craft Hall distinct from any other in Westchester County, NY would be the centerpiece of the retail component of Hamilton Green. This diverse, chef-driven concept, tied into the local food culture, would tap into a fast-growing phenomenon. Led by pioneers such as New York City’s Urbanspace and Brooklyn’s Gotham Market at the Ashland as well as Italian import Eataly, Hamilton Green’s carefully curated food hall would become a lasting and iconic culinary and craft destination. THE VIA Hamilton Green would introduce an “interior street” that would physically connect Cottage Place to the Hamilton Green elevated open space at the same grade. More than a simple thoroughfare, the approximately 28 foot wide Via would be a series of experiences that becomes a destination unto itself. With varied seating arrangements, artistic expressions, and varied lighting, the Via would provide a connection to almost every public element (Hamilton Green plaza, street retail, event space, valet, parking, loading) of the development—and would be an all-weather gathering place for residents, commuters and residents to enjoy. Weather permitting, operable facades would open the Via directly onto the Hamilton Green plaza. The Via would invite residents, locals, commuters, and visitors to walk through Hamilton Green from MLK Blvd to Cottage Place as an alternative and engaging connection between the TransCenter and Downtown Core. HAMILTON GREEN OPEN SPACE In the Applicant’s opinion, Hamilton Green can be expected to become a landmark community space and public plaza. This four-season outdoor destination would be the largest active open space within the White Plains downtown—and an expansion of its public realm. Located adjacent to the Food + Craft Hall, the Hamilton Green would host café seating, a place for informal recreation and public gathering. As a privately owned public space, Hamilton Green would host periodic and seasonal events. Readily accessible from the street level, it would tie into a series of pedestrian amenities (plantings, street furniture, and café seating) from Cottage Place to MLK Blvd designed to promote and foster community. Great public spaces are the “living rooms” of a city—the places where people come together to enjoy the city and each other. Great public spaces make high quality life in White Plains accessible and visible. In addition, Hamilton Green would include a range of sustainable features, including approximately 10,600 square feet (SF) of intensive green roof to meet stormwater quality treatment requirements with a combination of green infrastructure and mechanical treatment

S-4 Hamilton Green | Executive Summary devices. This green roof area, in conjunction with other on-site stormwater facilities, would substantially improve stormwater management over existing conditions, as analyzed in Chapter 10, “Stormwater Management.” RESIDENT AMENITIES Residents of Hamilton Green would have access to two private “Community Greens,” which comprise two courtyards totaling 5,000 SF. These courtyards would be nestled between Buildings 4 and 5, which front on Barker Avenue, and between Buildings 1 and 2, which front on Hamilton Avenue. These raised, private, outdoor amenity spaces would be reserved for the residents of Hamilton Green and their guests. The Community Greens would be used for formal recreation, relaxing, and for hosting private events. In addition, Hamilton Green would have a wide variety of indoor amenity spaces throughout the complex. The types of amenities being considered for Hamilton Green (interior and exterior) include: • Spa and fitness center (massage room, yoga room, tanning salon, etc.) • Hot tubs and dry sauna • On-site child daycare • Bike storage rooms • Rock climbing walls • Golf putting greens • Dog park • Lawn chess • Movie theater • Grills, fire pits, and pizza oven fire place • Community kitchen • Wine refrigerators SITE ACCESS, PARKING, AND CIRCULATION Hamilton Green has designed its enclosed parking to be as invisible as possible from the street. The primary vehicular access to the Site would be from Hamilton and Barker Avenues. These entrances would lead visitors and residents into the interior parking structure which would be enclosed on three sides (Hamilton Avenue/South, Cottage Place/East & Barker Avenue/North) and exposed on the fourth side, facing the Hamilton Green (MLK Blvd/West). A screening element would be introduced on the west face to mask the concrete spandrels of the parking levels. This open-air parking structure would rely primarily on natural ventilation but would have a mechanical assist as less than the required 40 percent of the perimeter is open. The parking levels would be accessed by two ramps: one servicing Hamilton Avenue, the other servicing Barker Avenue. The loading dock area, which would be completely enclosed within the building, would also be accessible from Barker Avenue by a separate dedicated driveway leading to an area below the building. MLK Blvd and Cottage Place would be reserved for pedestrian access. MLK Blvd would provide access to street level retail, Building 5 residential units, and the stepped park to the Hamilton Green plaza. Cottage Place would provide access to residential Buildings 2 and 3, as well as direct pedestrian access to the proposed Food + Craft Hall.

Hamilton Green | Executive Summary S-5 PROPOSED REZONING The Proposed Action, which would create the new TD-1 Zoning District through a Zoning Ordinance text amendment (see Appendix B), would facilitate the construction of Hamilton Green. The proposed TD-1 Zoning District includes applicable design guidelines to encourage an appropriate mix and density of development within a reasonable radius of the TransCenter and Central Parking Area (CPA) of the City of White Plains. Specifically, the TD-1 District would be a mixed-use district required to be located within a one- third mile radius of the TransCenter and within the CPA of the City of White Plains. This is intended to encourage an appropriate mix and density of development consistent with promoting alternative modes of transportation to the automobile; integrate pedestrian, bicycle, and transit supportive uses with a complementary mix of land uses; incentivize developments that activate sidewalks; and have a high level of connectivity with the adjacent uses all within a comfortable walking and bicycling distance from the City’s TransCenter. The TD-1 District is designed to promote transit use, walking, and biking, and to reduce the reliance on motor vehicles and the demand for parking. In addition, the TD-1 District would implement design guidelines to be consistent with the height and massing of existing, adjacent properties. The TD-1 District seeks to create social and cultural interest, and promote the development of meaningful destinations within the transit area of the CPA. Developments within the TD-1 District are intended to have active ground-floor uses that in turn create an appealing experience for pedestrians on the sidewalks. One of the premier features of the CDP is a Food + Craft Hall that would provide an expansive array of food venues and shops, connected to Hamilton Green where residents and visitors could enjoy fine foods and drinks in an open air setting. To allow for greater creativity and flexibility in design, the proposed zoning text amendment would permit the Common Council discretion in the application of dimensional regulations. Specifically, within the TD-1 District, “uses” including ancillary and “accessory uses” and dimensions, including but not limited to “lot area,” “frontage,” “building coverage,” “floor area ratio,” “yard” setbacks, and building “height” would be reviewed and approved by the Common Council. “Design Guidelines” would give the Common Council the authority to exercise reasonable judgment and discretion to substantially achieve the stated goals of the TD-1 District. As such, the Common Council would determine what aspects of TD-1 District developments should be approved and developed under the terms of this Ordinance. As part of the TD-1 Zoning District a CDP would be required to be appended to the initial zoning petition. That has been done with this petition and details have been submitted to confirm that Hamilton Green meets the spirit and intent of the TD-1 District. In addition, a number of development amenities would be required under the proposed zoning. These include sidewalk improvements, pedestrian and cycle amenities, landscaping, open space, and the encouragement of street level retail and café type uses that serve to activate the street life. As noted, a CDP has been prepared for Hamilton Green and is the subject of this DEIS (see Appendix B).

S-6 Hamilton Green | Executive Summary C. REQUIRED APPROVALS Table S-1 identifies the Involved and Interested Agencies and the approvals/reviews required for Hamilton Green. Table S-1 Involved and Interested Agencies Involved Agencies Approval/Review Zoning Text and Map Amendment, Site Plan, and City of White Plains Common Council Special Permit Approval City of White Plains Planning Board Comment upon referral by Common Council Approval of Stormwater Pollution Prevention Plan City of White Plains Department of Public Works (SWPPP), and approval of water/sewer connections City of White Plains Zoning Board of Appeals None anticipated Westchester County Department of Transportation Roadway modifications Westchester County Department of Planning Referral per General Municipal Law §239-m Westchester County Department of Health Water/Sewer Connections New York State (NYS) Office of Parks, Recreation and Historic resources review Historic Preservation NYS Department of Transportation Traffic signal modifications State Pollutant Discharge Elimination System (SPDES) NYS Department of Environmental Conservation General Permit Interested Agencies Approval/Review City of White Plains Conservation Board TBD City of White Plains Traffic Commission TBD

D. PROJECT PURPOSE AND NEED The existing White Plains Mall is strategically located between the TransCenter and the center of downtown White Plains. Since it was constructed in the 1970s, the tenancy of the White Plains Mall has changed from traditional CBD retail to a non-integrated assortment of community service, retail, and personal service uses. With competing retail hubs such as the Galleria Mall and The Westchester, patronage of the White Plains Mall has steadily declined. The current façade of the White Plains Mall lacks visual interest and connection to the street. Consequently, as further discussed in Chapter 7, “Socioeconomic and Fiscal Impacts,” it is an “underperforming” property in a competitive urban downtown market. Current development trends support communities, such as White Plains, to become walkable places with shopping, dining, employment, and recreation destinations easily accessed by foot, bicycle, and transit. Hamilton Green would be a catalyst to realizing the City’s vision of transforming an underperforming property within the CBD to a vibrant mixed-use development with excellent transit options. The location of Hamilton Green is such that it can provide a connection between the TransCenter and the core of downtown, linking the two and strengthening both. The vibrant open space network that makes up the Public Platform of Hamilton Green would broadly expand the City’s public realm within downtown White Plains. Hamilton Green would further the City of White Plains’ vision as a progressive city with a walkable, vibrant, and mixed-use development with high quality transit.

Hamilton Green | Executive Summary S-7 However, the existing B-2 zoning on the Site is inadequate to incentivize a property owner to make the investment needed to transform this site from an underperforming site to a vibrant and exciting project. In fact, the existing development exceeds the allowable development under the existing B-2 zoning. Therefore, a new and contemporary zoning district is being proposed—the TD-1 District—to encourage the kind of development envisioned by the City of White Plains Strategic Plan. In addition, Hamilton Green would generate new economic activity and tax revenue for the City of White Plains, Westchester County, and New York State, through construction activity and long-term operation. As further discussed in Chapter 7, “Socioeconomic and Fiscal Impacts,” it is anticipated that Hamilton Green would generate a total of $6.5 million of tax revenues annually, benefiting the City, County, and State, and other local taxing and assessment jurisdictions. E. SUMMARY OF POTENTIAL IMPACTS ANALYZED LAND USE, ZONING, AND PUBLIC POLICY The Proposed Action would be consistent with land use and public policy documents of the City of White Plains, and is not anticipated to result in any adverse effects on land use, zoning, or public policy. The Proposed Action would not introduce any new land uses that do not exist within the study area under existing conditions, while defining a combined retail and restaurant use to be known as the Food + Craft Hall, and would retain the mixed-use, multifamily, and commercial land use character of the surrounding neighborhood. The Proposed Action and Hamilton Green would improve the connection between the transportation network and Downtown Core. The Proposed Action would ensure an appropriate scale of buildings, mix of uses, and density of development for the area based upon the proximity of the Site to the TransCenter and its relationship to the downtown. While the proposed TD-1 Zoning District would change allowable uses and increase the permitted height of the Site, Hamilton Green would be comparable to other building heights in the vicinity of the site. The Proposed Action would be consistent with applicable public policy documents such as the 2006 revision of the 1997 Comprehensive Plan for the City of White Plains, 1992 White Plains Open Space Inventory, White Plains Complete Streets Policy, Westchester County’s Patterns for Westchester, Westchester 2025, and City’s Strategic Plan. The Proposed Action and development of Hamilton Green would act as a catalyst for the forward thinking development envisioned by the Strategic Plan and is not anticipated to result in any significant adverse impacts to public policy. Therefore, no mitigation measures are anticipated to be required. VISUAL AND COMMUNITY CHARACTER Potential visual impacts of Hamilton Green from public view points identified in the adopted Scoping Document have been assessed. While some visibility of Hamilton Green is anticipated from the selected Vantage Points, this visibility is not anticipated to result in a significant adverse visual impact as the new buildings would be located within an already densely developed area of the City of White Plains. The visual assessment was based on the New York State Department of Environmental Conservation (NYSDEC) Program Policy DEP-00-2, “Assessing and Mitigating Visual Impacts.” While the Proposed Action is not subject to NYSDEC

S-8 Hamilton Green | Executive Summary review for visual impact, and DEP-00-2 does not replace local discretion for determination of significance under SEQRA, the policy does provide useful guidelines for assessing potential visual impact of Hamilton Green and the Proposed Action. In addition, potential shadow impacts from Hamilton Green to streets and properties surrounding the Site were assessed using three-dimensional (3D) computer mapping software to calculate and display Hamilton Green’s shadows on individual representative days of the year. In general, a significant adverse shadow impact could occur if the incremental shadow added by a proposed project falls on a sunlight-sensitive resource and substantially reduces or completely eliminates direct sunlight exposure, thereby significantly altering the public’s use of the resource, or threatens the viability of vegetation or other resources.2 Given the limited extent and duration of new shadows throughout the spring, summer and fall, Hamilton Green is not anticipated to result in significant adverse shadow impacts to the surrounding properties in those seasons. In winter, shadows are longer and project-generated shadows would fall on nearby properties throughout the day. However, winter shadows move fairly quickly over the course of the day, and no individual property would receive substantial incremental shadows for more than a limited portion of the day. Therefore, Hamilton Green is not anticipated to result in significant adverse shadow impacts, and no mitigation measures are anticipated to be required. CULTURAL RESOURCES As construction of Hamilton Green would require a New York State permit (stormwater pollution prevention plan [SWPPP]), a submission to the New York State Office of Parks, Recreation and Historic Preservation Office (OPRHP) was made to initiate consultation so that historic and cultural resources may be identified and potential project impacts assessed. This consultation was pursuant to New York State Historic Preservation Act of 1980 (Section 14.09 of the New York State Park Recreation and Historic Preservation Law) and SEQRA (New York Environmental Conservation Law Article 8) and its implementing regulations (6 NYCRR Part 617). In a comment letter dated March 24, 2017, OPRHP determined that the construction of Hamilton Green will have no impact on archaeological and/or historic resources listed in or eligible for the New York State and National Registers of Historic Places (see Appendix C). GEOLOGY, SOILS AND TOPOGRAPHY The DEIS describes existing geology, soils, and topography on the Site and addresses potential adverse impacts to these resources from the Proposed Action and construction of Hamilton Green in Chapter 5, “Geology, Soils, and Topography.” Bedrock geology, surface soils, and topography are described based on published data from the National Resources Conservation Service (NRCS). Potential adverse impacts are based on the potential for the construction of Hamilton Green to cause soil erosion, and to impact geology resources, and steep slopes due to cut and fill activities during site earthwork. The construction of Hamilton Green would require the excavation of a minimal amount of soil, and would involve a net export of soils. No significant water resources lie within close proximity of the site, and stormwater runoff would be intercepted. Through implementation and inspection of erosion control measures

2 New York City 2014 CEQR Technical Manual

Hamilton Green | Executive Summary S-9 throughout construction, and preparation of a SWPPP for Hamilton Green, significant adverse impacts to onsite soils would be avoided and no significant adverse impacts to geology, soils, topography, or groundwater are anticipated. Therefore no further mitigation is anticipated to be required. VEGETATION AND WILDLIFE The DEIS describes the potential impacts of Hamilton Green and the Proposed Action on natural resources on and in the immediate vicinity of the Site in Chapter 6, “Vegetation and Wildlife.” The Site is located in a highly urbanized area and is fully developed with an existing two-story mall and associated impervious surfaces. A site inspection to document the limited existing vegetation and potential urban species was conducted on February 8, 2017. In addition, published information on existing ecological resources was consulted, including the New York Natural Heritage Program (NYNHP) database. From these sources, the habitat functions of the Site and potential use by wildlife are described. As further described in Chapter 6, “Vegetation and Wildlife,” no significant vegetative or wildlife habitats would be disturbed by the construction of Hamilton Green, which would be facilitated by the Proposed Action. As such, no significant adverse impacts are anticipated. Any “shade trees” removed from or adjacent to the Site impacted by the construction facilitated by the Proposed Action would be removed in accordance with City Code Chapter 7-5 “Trees.” Overall, Hamilton Green, which would be facilitated by the Proposed Action would significantly increase the amount of vegetation on the Site from present conditions and would have a beneficial effect on urban wildlife and habitat diversity. SOCIOECONOMIC AND FISCAL IMPACTS The DEIS describes the current conditions on the Hamilton Green Site and provides an overview of existing demographic and housing trends in Chapter 7, “Socioeconomic and Fiscal Impacts.” It also estimates the socioeconomic impact of the development, including potential future tax revenues generated by Hamilton Green, and estimates potential construction-related benefits in terms of jobs, employee compensation, and overall economic output. Hamilton Green would introduce an estimated 1,895 new residents, contributing to a larger growth trend for the City of White Plains, which is projected to add nearly 12,000 people by 2025. Hamilton Green is also projected to generate property tax revenues of $6.5 million annually, of which: • The City of White Plains would receive $1,392,495 annually; • White Plains Public Schools (WPPS) would receive $4,257,397 annually; • Westchester County would receive a total of $784,969 per year, which includes general taxes to the county and the county refuse tax; and • Bronx Valley Sewer District would receive $102,457 annually. Other revenues to the City would be in the form of fees related to the construction and operation of the facility, the largest of which are building permit fees, estimated to be approximately $5.09 million. Economic benefits from construction would result in new jobs and new economic activity, including: • Total direct, indirect, and induced employment in Westchester County totaling 2,316 person-years of employment during the construction period.

S-10 Hamilton Green | Executive Summary • Total direct, indirect, and induced employee compensation in Westchester County in the amount of $181.00 million, and total economic activity generated within Westchester valued at $526.82 million during the construction period. • Additional employment, employee compensation, and economic activity within the broader New York State and national economies. • Hamilton Green would generate full- and part-time employment, as well as substantial tax revenues to the State, Westchester County, the City of White Plains, and the Metropolitan Transit Authority (MTA). • Post construction retail sales tax revenues to the City of White Plains in the amount of approximately $1.4 million annually. Besides economic and tax revenues generated directly by Hamilton Green, the development would also have a catalytic function for the downtown area. Offering new and diverse retail options and adding an active residential population would help to simulate other retail businesses in downtown. Therefore, no significant adverse socioeconomic or fiscal impacts are anticipated to result from the Proposed Action or Hamilton Green, and no mitigation is anticipated to be required. COMMUNITY FACILITIES The potential impacts on community facilities and services from the Proposed Action and Hamilton Green are assessed in Chapter 8, “Community Facilities.” Community facilities and services include police protection services, fire protection services, emergency medical services (EMS), schools, open space and recreation facilities, and solid waste and/or recycling services. The Proposed Action and Hamilton Green are not anticipated to result in any significant adverse impacts to emergency service providers. It is anticipated that the City’s emergency service providers will be able to adequately serve the residents of Hamilton Green, and that any incremental costs would be offset by the anticipated increase in tax revenue to the City of White Plains. Hamilton Green would generate approximately 132 students that would be expected to attend schools within the WPPS District. However, the annual cost to the school district to educate these students ($3,469,728) would be less than the annual property taxes to the school district that would be generated ($4,257,397). As further discussed in Chapter 8, there is sufficient capacity within the existing WPPS District facilities to accommodate the anticipated number of children. Therefore, no significant adverse impacts to the school district are anticipated as a result of the Proposed Action or Hamilton Green. Hamilton Green would result in additional public and semi-private open space that will enhance the livability of downtown White Plains through the expansion of open space opportunities. The development of Hamilton Green would result in approximately 1.31 acres of public and semi-public open space—approximately 35 percent of the Site. The inclusion of open space as part of the project substantially mitigates the demand for open space that would be generated by the residents of Hamilton Green. There is an existing deficiency of open space

Hamilton Green | Executive Summary S-11 within the City of White Plains.3,4 However, the existing open space deficit identified by the City would be reduced with development of Hamilton Green (9.29 acres) as it would be less than the future open space deficit without the Proposed Action (9.87 acres). Therefore, the Proposed Action is not anticipated to result in significant adverse impacts on parks, recreation, and open space. Solid waste would be handled by private haulers and disposed within the applicable Westchester County facilities. It is anticipated that the affected facilities would have sufficient capacity to handle the additional solid waste resulting from the development of Hamilton Green. INFRASTRUCTURE AND UTILITIES Existing infrastructure and utilities on the Site, and potential adverse impacts to these resources from the construction of Hamilton Green and the Proposed Action, are addressed in Chapter 9, “Infrastructure and Utilities.” Potential impacts to these resources are based on the potential for Hamilton Green to adversely increase demand on public utilities, including water supply and sanitary sewers. WATER SUPPLY It is anticipated the City’s Department of Public Works (DPW) would evaluate the capacity of the existing water supply lines serving the Site given the proposed fire, domestic, and irrigation water demands. The City would then identify any necessary capital improvements to the existing water supply lines serving the Site that would be completed by the Applicant to meet flow/demand requirements. SANITARY SEWER Prior to connecting to the municipal sewer system, sewage generated by food services would be collected and directed to fats-oil-grease (FOG) collectors located within the building limits. FOGs are routinely used to improve the quality of sewage thereby decreasing the adverse impacts on the municipal sewer system. Material collected by a FOG would be disposed of at regular intervals in accordance with applicable regulations. Floor drains for interior parking areas would be collected and directed to oil-water separators (OWS) located within the building limits prior to discharging to the municipal sewer system. Similar to a FOG, an OWS improves wastewater quality, thereby decreasing the adverse impacts on the municipal sewer system. The OWS would be routinely inspected and collected material disposed of in accordance with applicable regulations. The Applicant is currently coordinating with the DPW to conduct sanitary flow testing to determine existing flow conditions and remaining capacity of the sanitary sewer network. The

3 NYS Office of Parks, Recreation, and Historic Preservation (OPRHP) 4 Memorandum to the Honorable Mayor and Members of the Common Council from Christopher Gomez, Commissioner of Planning, "60 South Broadway Reservation of Parkland on Site Plan or Payment of Money in-lieu thereof," dated on or about February 1, 2016, http://www.cityofwhiteplains.com/AgendaCenter/ViewFile/Agenda/02012016-502

S-12 Hamilton Green | Executive Summary results of this analysis will determine the extent of public utility improvements necessary to support the development of Hamilton Green, such as increasing the size of sewer lines. Necessary improvements would be undertaken by the Applicant at the Applicant’s expense, and will be determined prior to Site Plan Approval. STORMWATER MANAGEMENT Existing and proposed stormwater management on the Site is described in Chapter 10, “Stormwater Management.” Runoff quality and quantity from Hamilton Green would meet or improve existing conditions. Through the implementation of a section of green roof, on-site improvements associated with Hamilton Green would produce no increase in impervious area. Open space area, which would include green roofs and landscape features, is an integral part of the design of Hamilton Green. However, the exact limits, type and location of the open space have not been fully designed and would be completed as part of the Site Plan Approval process. A minimum of 10,600 SF of green roof, designed in accordance with the specifications of Chapter 5 of the New York State Stormwater Management Design Manual (SMDM), would be included as part of Hamilton Green which would enable Hamilton Green to be considered a full redevelopment project with no net conversion of pervious area to impervious area. The on- site improvements for Hamilton Green would therefore decrease impervious surface area and no onsite detention would be required. ENERGY USAGE (ELECTRICITY AND GAS) The existing energy and gas utilities on the Site and potential impacts to these resources from the Proposed Action are addressed in Chapter 11, “Energy Use.” Potential impacts to these resources are based on the potential for Hamilton Green, which would be facilitated by the Proposed Project, to increase demand on public utilities including energy and telecommunications. Electricity and natural gas service to the Site would be provided by Consolidated Edison of New York. Energy use for Hamilton Green is estimated to be approximately 122.1 Billion British Thermal Units (BTU) per year for all heating, cooling, and electric power. This figure is calculated using 216,300 BTU per square foot for retail space; and 126,700 BTU per square foot for residential apartment use. Retail space figures include all restaurant and general retail uses. A project of this size is not anticipated to result in any significant adverse impacts to energy delivery or generation systems. However, new transformer vaults and conduits may be required to provide electric service to the Site. Gas service would be provided to the Site by tying in to an existing gas service line which runs adjacent to the Site in the vicinity of Cottage Place and Hamilton Avenue. All utility lines serving Hamilton Green would be buried. In addition, Hamilton Green would be well positioned to integrate energy and communication systems with the proposed “Smart City ComPACT” smart growth initiative. The Smart City ComPACT is anticipated to introduce gigabyte broadband at a citywide level within White Plains within the next three to five years. Therefore, it would be anticipated that there would be a significant beneficial impact to telecommunication and energy facilities with the Proposed Action. Hamilton Green and the Proposed Action are not anticipated to have any significant adverse impacts on the surrounding energy and telecommunications services and therefore, no mitigation measures are proposed.

Hamilton Green | Executive Summary S-13 TRAFFIC AND TRANSPORTATION Existing transportation conditions within the Study Area as well as those in the future without the Proposed Action (the “No Build” analysis), and in the future with the Proposed Action (the “Build” analysis) are assessed in Chapter 12, “Traffic and Transportation.” The analysis year for the No Build and Proposed Action is 2022, when Hamilton Green is anticipated to be completed. Potential impacts of Hamilton Green were analyzed using the 2010 Highway Capacity Manual (HCM) methodology and Trafficware’s Synchro 9 software was used to calculate existing and future traffic operating conditions (level of service and average delay) at each of the study area’s intersections. The periods analyzed include the weekday morning and evening peak hours and the Saturday midday peak hour. Traffic anticipated to be generated by Hamilton Green was forecast based on published trip generation data, and modified based on surveys of similar local projects to reflect the Transit Oriented Development (TOD) aspect of the development. Hamilton Green is projected to add 198 new vehicular trips to the area roadways during the AM peak hour, 464 new vehicles trips during the PM peak hour, and 574 new vehicle trips during the Saturday midday peak hour. Based on the detailed analyses conducted for Hamilton Green it was determined that Project traffic can be accommodated and potential impacts mitigated by modifying the signal timings and offset at key intersections. No physical improvements are required to mitigate project impacts, indicating that Hamilton Green’s design and composition will integrate almost seamlessly into the City’s downtown environment, with much of the activity at the new development centered on the TransCenter. As detailed in Chapter 12, “Traffic and Transportation,” Hamilton Green is not projected to have any significant traffic impacts during the weekday AM or Saturday midday peak hours. During the weekday PM peak hours, it is recommended that the following traffic signal timing and offset changes be implemented: • Reallocate two seconds to the northbound left-turn phase from the southbound Broadway phase at Hamilton Avenue. • Reallocate 1 second from the northbound Bank Street phase to the eastbound Main Street phase. • Reallocate 1 second from the northbound Bank Street phase to the westbound Hamilton Avenue. • Reduce the maximum split for the eastbound left-turn movement from Hamilton Avenue to Cottage Place to reflect the elimination of the existing White Plains Mall Driveway on Cottage Place and reallocate 1 second from the Hamilton Avenue through phases to the Court/Cottage left-turn phases. • Reduce the maximum split for the northbound and southbound left-turn movements from Court Street and Cottage Place, respectively, to Hamilton Avenue. • Optimize the signal offsets along Hamilton Avenue and Main Street (changes of seven seconds or less at any location). With the recommended signal timing changes, the analysis indicates that overall intersection delays will increase by 4.5 seconds or less at all locations. Therefore, with these improvements, Hamilton Green’s impacts will effectively be mitigated.

S-14 Hamilton Green | Executive Summary AIR QUALITY The potential for stationary and mobile source air quality impacts resulting from Hamilton Green is examined in Chapter 13, “Air Quality.” Stationary sources include gas-fired heating, ventilation and air conditioning (HVAC) and hot water systems, such as those anticipated to be used by Hamilton Green. Mobile sources include vehicle emissions, such as project-generated traffic which is discussed in Chapter 12, “Traffic and Transportation.” A stationary source screening analysis was conducted to evaluate potential future pollutant concentrations with the proposed HVAC and hot water systems. The potential for mobile source air quality impacts from Hamilton Green was analyzed using the screening procedures found in the New York State Department of Transportation (NYSDOT) The Environmental Manual (TEM). Hamilton Green is not anticipated to result in significant adverse air quality impacts from HVAC or hot water systems (stationary sources). Similarly, traffic generated by Hamilton Green is not anticipated to result in an exceedance of NYSDOT’s screening criteria for mobile source air quality impacts. Therefore, Hamilton Green is not anticipated to have any significant adverse air quality impacts, and no air quality mitigation measures are anticipated to be required. NOISE An assessment of the noise levels that would be produced by the operation of Hamilton Green and therefore facilitated by the Proposed Action is provided in Chapter 14, “Noise.” The assessment examines noise associated with Hamilton Green due to vehicular traffic (and HVAC equipment) and considers each noise individually and cumulatively. Noise is measured in decibels which increase logarithmically with sound source strength. The assessment utilized the traffic weekday PM time period, and a description of potential noise impacts is included in Chapter 17, “Construction.” The assessment determined that predicted noise levels associated with Hamilton Green would not exceed NYSDEC’s threshold for significant noise level increases, and the maximum noise level associated with Hamilton Green would not exceed the threshold established by the City of White Plains Noise code. In addition, the mechanical equipment in Hamilton Green would be designed to comply with the restrictions in the White Plains Noise Control Law and no mitigation would be warranted. HAZARDOUS MATERIALS Chapter 15, “Hazardous Materials”, assesses the potential for increased exposure to environmental contamination or hazardous materials during construction and operation of Hamilton Green which would be facilitated by the Proposed Action. A “hazardous material” is generally defined as any substance that poses a threat to human health or the environment. Chapter 15, “Hazardous Materials,” notes specific measures that would be employed to protect public health, worker safety, and the environment. Although the potential for subsurface contamination has been identified in some areas of the Site, the Proposed Action and construction of Hamilton Green is not anticipated to result in significant adverse impacts, provided that these areas of potential subsurface contamination are appropriately investigated prior to construction and a variety of standard measures contained in a Remedial Action Plan and Construction Health and Safety Plan are implemented during construction. Although some hazardous materials could still remain in the subsurface following construction, new buildings would incorporate elements (such as vapor barriers) as

Hamilton Green | Executive Summary S-15 necessary to avoid adverse impacts from any such vapors. As such, no significant adverse impacts are anticipated to occur, and no mitigation is anticipated to be required. WIND ANALYSIS A screening-level estimation of potential wind conditions and a qualitative assessment is provided in Chapter 16, “Wind Analysis.” The assessment was prepared based on a review of the regional long-term meteorological data from the nearby Westchester County Airport; Design drawings and 3D model of Hamilton Green; wind-tunnel studies undertaken by Rowan Williams Davies & Irwin Inc. (RWDI) for similar projects in the area and around the world; and use of software developed by RWDI (Windestimator) for estimating the potential wind conditions around generalized building forms. Hamilton Green includes several positive design features for wind control. As a result, wind conditions in the surrounding areas would not be altered significantly. On the Site, suitable wind conditions are predicted for sidewalks and the Hamilton Green public open space throughout the year. Higher-than-desired wind speeds are anticipated for exposed entrances, tower corners, and passageways. However, wind conditions at these locations can be mitigated through the use of design features such as recessed entrances, canopies, landscaping, and parapets. A wind tunnel test will be conducted at a later design stage to quantify these wind conditions and to develop wind control solutions for Hamilton Green. CONSTRUCTION The potential for significant adverse impacts during the construction process is evaluated in Chapter 17, “Construction” together with the techniques and procedures that would be employed to avoid or minimize such impacts. As with any large construction project, construction-related activities associated with Hamilton Green and therefore the Proposed Action, may have temporary impacts on neighboring properties related to noise, air quality, erosion and sedimentation, and disruption of vehicular and pedestrian traffic on local roadways, impacts on roadway infrastructure conditions, stormwater flow and management, and impacts of delivery of services, such as police and fire. Construction-related activities is not anticipated to result in permanent impacts and it is the Applicant’s belief that temporary impacts would be mitigated by the preparation and enforcement of the Construction Management Plan prepared in accordance with the City of White Plains Construction Management Protocol. SUSTAINABILITY The use and conservation of energy in addition to other sustainable measures of Hamilton Green and the Proposed Action are discussed in Chapter 20, “Sustainability.” A number of construction techniques, materials, and operational practices can be utilized to reduce Hamilton Green’s consumption of energy during construction and operation. Hamilton Green’s consumption of energy during operation may be eligible to qualify for sustainable energy standards such as the United States Green Building Council Leadership in Energy and Environmental Design (LEED) to integrate the principles of smart growth, urbanism and green building into a national system for neighborhood design. A description of LEED certification is provided in more detail in Chapter 20, “Sustainability”, and outlines the specific areas of consideration LEED may provide including smart locations and linkages, neighborhood pattern

S-16 Hamilton Green | Executive Summary and design, green infrastructure and buildings, innovation and design processes, and regional properties. The greatest energy saving measure of the Hamilton Green is its location and design as a TOD. The Hamilton Green would be designed as a mixed-use pedestrian oriented development that would activate existing streets, enhance the walkability of the Site, as well as acts as a catalyst for improving the walkability of the surrounding downtown neighborhood. It would be located in close proximity to the White Plains TransCenter offering local and regional train and bus service and would anchor a new dynamic neighborhood bridging the TransCenter and the White Plains Downtown Core. GROWTH-INDUCING IMPACTS The aspects of the Proposed Action that would contribute to growth are outlined in Chapter 21, “Growth-Inducing Impacts.” No significant adverse growth-inducing impacts from the Proposed Action are anticipated. Hamilton Green would include a new site design and pedestrian amenities, and would emphasize complete streets and public transit utilization. Hamilton Green is not anticipated to result in adverse growth inducing impacts related to community facilities, socioeconomic conditions, density, or new populations. While Hamilton Green, and therefore the Proposed Action, would result in possible increases in patronage and residential demand in the City of White Plains, it is not anticipated to generate significant growth-inducing impacts. IRREVERSIBLE AND IRRETRIEVABLE COMMITMENTS OF RESOURCES A discussion of any natural and manmade resources that would be expended in the construction and operation of Hamilton Green, are provided in Chapter 22, “Irreversible and Irretrievable Commitments of Resources.” Resources are considered irretrievably committed because it is highly unlikely that they would be used for some other purpose. The use of land on the Site is the most basic of irretrievably committed resources, as the development of the Hamilton Green requires the commitment of land. Other irretrievably committed resources would be the energy, building materials, financial funding, and motor vehicle uses to facilitate the construction and operation of Hamilton Green. None of these impacts to these resources for the construction or operation phase are considered significant and therefore no mitigation associated with the Proposed Action would be warranted. F. SUMMARY OF MITIGATION MEASURES PROPOSED Hamilton Green, which would be facilitated by the Proposed Action, has been designed to avoid significant adverse environmental impacts. As described in each DEIS Chapter and summarized in Chapter 19, “Mitigation,” the primary mitigation measures included as part of the Proposed Action are those related to infrastructure, utilities, and traffic. The Applicant would be responsible for necessary improvements to the water and sewer service lines to support the proposed development. In addition, signal timing changes would be required at study area intersections to accommodate increases in traffic generation. With these mitigation measures in place, no significant adverse impacts are anticipated to result from the Proposed Action or Hamilton Green.

Hamilton Green | Executive Summary S-17 G. DESCRIPTION OF ALTERNATIVES ANALYZED As outlined in Section 617.9(b)(5)(v) of SEQRA regulations, the DEIS shall provide a narrative description of each impact issue and evaluation for each alternative identified below. The description and evaluation of each alternative should be at a level of detail sufficient to permit a comparative assessment of the alternatives discussed. The range of alternatives must include the No Action Alternative. Site alternatives may be limited to parcels owned by, or under option to, a private project sponsor. Alternative 1: No Action Alternative – Analyze the environmental impacts of not approving Hamilton Green. Alternative 2: Development under Existing Zoning – Analyze the environmental impacts of developing the Site according the Site’s existing, “as-of-right” zoning. Alternative 3: Re-Use of Existing Site Building – Describe the potential for re-use of the Site’s existing building. If the Site’s existing building can be re-used to meet the objectives of the Applicant, describe the environmental impacts of such re-use. Alternative 4: Lower Density Alternative – The Hamilton Green CDP considers the environmental impacts of developing the Site according to the maximum floor area ratio (FAR) of the Proposed Zoning. Therefore, this alternative would consider a lower density development on the Site. Alternative 5: At-Grade Open Space – Analyze the environmental impacts of developing the Site in accordance with the proposed TD-1 Zoning, but with 15 percent at-grade open space.

S-18 Hamilton Green | Executive Summary