Chapter 1: Project Description

A. INTRODUCTION WP Mall Realty, LLC (the “Petitioner”) with SWD II LLC1 (collectively the “Applicant”) have petitioned the City of White Plains, NY, 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Green”) on a 3.74 acre site located at 200 Hamilton Avenue, White Plains, NY (the “Site”) replacing the existing outdated and underperforming ±170,000 square foot, 2-story mall (see Figure 1-1). 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 Transit Development 1 (TD-1) District. This proposed new zoning district would be consistent with the City of White Plains Transit District Strategic Plan2 to enable innovative development adjacent to the City of White Plains’ (the “City”) transit hub and encourage a more walkable and less vehicle dependent community. Hamilton Green is a new vibrant, mixed-use community that would serve as a model for future development within the White Plains Strategic Plan study area, and would be consistent with the proposed 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.3 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 gross square feet [GSF])—as well as innovative and active open space totaling 57,000 GSF (35 percent of the Site).

1 SWD II LLC dba Street-Works Development is an experienced and award-winning urban mixed-use development and consulting company that has created, executed, and/or revitalized 100 neighborhoods nationwide—including Santana Row (San Jose, CA), Rockville Town Square (Rockville, MD), and Blue Back Square (West Hartford, CT). 2 In December 2016, the City of White Plains published the White Plains Transit District Strategic Plan (the “Strategic Plan”), which sets forth a transit oriented development vision for the area surrounding TransCenter, including the subject Site. 3 The “Public Platform” includes all publically accessible elements of Hamilton Green, such as the street level and elevated open space (which is also referred to as the public plaza), retail areas, Food + Craft Hall, the Via, and parking garage.

Hamilton Green | Project Description 1-1 A focal point of this innovative open space is a wide stepped park at the corner of Dr. Martin Luther King Jr. Boulevard (MLK Blvd) and Hamilton Avenue that would draw pedestrians up 12 feet4 to the Hamilton Green public plaza (29,600 GSF). This elevated plaza with public programming and gathering space would also be accessible at grade through the Food + Craft Hall from Cottage Place. An additional 5,000 GSF of resident open space would be provided adjacent to the public plaza. Surrounding the Site, Hamilton Green would expand the at grade open space by adding an additional 12–30 feet of width beyond the City’s sidewalk, which results in sidewalks and public plazas ranging in width from 18–57 feet around the Site. The Hamilton Green CDP achieves a street level building coverage of 86 percent and 14 percent street level privately-owned open space (22,400 GSF). Coupled with street level retail (48,000 GSF), the Hamilton Green Public Platform would be a destination for White Plains neighborhoods to connect with each other and would appeal to locals, commuters, and visitors alike. Many residents and visitors would approach via the White Plains MTA Metro-North Station and Westchester County Bee-Line Bus Terminal (collectively known as the TransCenter) a mere two blocks away. Rising above the Public Platform would be 900 multifamily residential units (810,000 GSF), ten percent of which would be affordable under the City’s affordable housing program. A 1,060 space parking garage (370,000 GSF) shielded from view from the surrounding streets would support the development (see Figures 1-2 and 1-3). The purpose of this 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 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. In preparing the “Maximum Build-out under Proposed Action Alternative” required by the Scoping Document the Applicant developed a new layout and building program that better meets the goals of the Project Sponsor, as well as provides greater access to the Hamilton Green Public Platform. This new layout, which includes the stepped park on the corner of MLK Blvd and Hamilton Avenue, is only achievable with a higher density of residential units due to the additional construction costs associated with its development. Therefore, this DEIS considers a revised CDP (900 units and 5.5 floor area ratio [FAR]) based on the layout and development program described above, and which maximizes the development potential under the proposed TD-1 Zoning. The initial CDP (640 units and 4.1 FAR) described in the Adopted Scope is evaluated in Chapter 18, “Alternatives,” as the “Lower Density Alternative.”

4 Due to the change in elevation between Cottage Place and MLK Blvd, the height of the podium is 7 feet when measured from the average grade around the building. However, it is street level from Cottage Place and a 12 foot (or one story walk up) from MLK Blvd.

1-2 Hamilton Green | Project Description 7 1 0 2 / 4 / 5

C o t ve t r A a ke g ar e B P l

M L TransCenter K B l v d e Av ton mil Ha

Main St

0 500 FEET Project Site

Project Location Hamilton Green Figure 1-1 6.4.17

Hamilton Green Hamilton Green Figure 1-2 7.5.17

CDP 5/24/2017 900 DU / 90K RETAIL / 1,060 PARKING SPACES 200 H MASSING AND DEIS STUDIESRESMAXIDENTIAL DEVELOPME NTF AR SCHEME BUILDING 1 290 Units BUILDING 2 240 Units BUILDING 3 80 Units BUILDING 4 70 Units 900 DU / 90K RETAIL / 1,060BUILDING 5 PARKING S220PUniAts CES Total Units 90 0 Units RESIDENTIAL Total Residen�al Area 810,000 GSF +/-

RETAIL DEVELOPMENT RETAIL CDP SCHEME 4/10/2017 MAXIMUM FAR SCHEME 4/10/2017 Retail @ MLK 30 ,000 GSF +/- Retail @ Co�age 18 ,000 GSF +/- GREEN SPACE 2 RESIDENTIAL DEVELOPMENT RESIDENTIAL DEVELOPMENFood/Cra� THall @ Co�age (29K NSF ) 42 ,000 GSF +/- G IN Total Units 640 Units Total Units Total Retail Area 900 Units 90 ,000 GSF +/- LD UI Total Residen�al Area 580,000 GSF +/- Total Residen�al Area 810,000 GSF +/- B TOTAL DEVELOPMENT (ZONING) BU RETAIL DEVELOPMENT RETAIL DEVELOPMENWPMT Site Area 163 ,255 GSF +/- I LD Retail @ MLK 35,000 GSF +/- Retail @ MLK Total Development Are a 30,000 GSF +/ - 900,000 GSF +/- IN Proposed FAR 5.5 G Retail @ Co�age 18,000 GSF +/- Retail @ Co�age 18,000 GSF +/- 1 Food/Cra� Hall @ Co�age 42,000 GSF +/- Food/Cra� Hall @ Co�age 42,000 GSF +/- LOADING (LOWER) REQUIRED Total Retail Area 95,000 GSF +/- Total Retail Area Loading 90,000 GSF +/ - 40 ,000 GSF +/- Total Loading Area 40 ,000 GSF +/- TOTAL DEVELOPMENT (ZONING) TOTAL DEVELOPMENTLoadin (ZONING)g Bays for Food/Cra� Hall 1 BAYS WPM Site Area 163,255 GSF +/- WPM Site Area 8,000-50-000 SQ FT: 1 163,255 GSF +/- Total Development Area 675,000 GSF +/- Total DevelopmentLo aAreading Bays for Retail 900,000 GSF +/ - 2 BAYS Proposed FAR 4.1 Proposed FAR 16,000 - 50,000 SQ FT: 1 ADD I T I O N A L 5.5 Loading For Residen�al 1 BAYS LOADING (LOWER) LOADING (LOWER)Total Loading Bays 4 BAYS 3 Loading (7 Bays) 40,000 GSF +/- Loading (7 Bays) 40,000 GSF +/- G IN Total Loading Area 40,000 GSF +/- Total Loading AreaLOADING (LOWER) PRO V I D E D 40,000 GSF +/- LD Loading 40 ,000 GSF +/- UI B PARKING REQUIRED/PROVIDED PARKING REQUIRED/PROVIDEDTotal Loading Area 40 ,000 GSF +/- Residen�al: 640 du @ 1/DU 640 Spaces Residen�al: 900 duLo @ad i.9/DUng Bays for Food/Cra � H a ll 810 Spaces 1 BAYS Loading Bays for Retail 2 BAYS Retail: 95k GSF @ 2.74/SF 260 Spaces Retail: 90k GSF @ 2.74/SF 250 Spaces Loading For Residen�al 4 BAYS Total Parking Spaces Required 900 Spaces Total Parking Spaces Required 1,060 Spaces BU Total Loading Bays 7 BAYS IL DI NG Provided Spaces 900 Spaces Provided Spaces PARKING REQUIRED 1,060 Spaces 4 Spaces Per Level @ 5 Levels 190 Spaces Spaces Per LevelRe @sid 6e nLevels�al: 900 du @ 1/ D U 190 Spaces 90 0 Spaces Area Per Floor 60,000 GSF +/- Area Per Floor Food/Cra� Hall: 29K GSF @ 3 . 3 / 1000 60,000 SF GSF +/ - 96 Spaces HA Total Parking Area MI 300,000 GSF +/- Total Parking AreaRetail: 48k GSF @ 3.3/1000 S F 370,000 GSF +/ - 15 8 Spaces LT Total Parking Spaces Required 1 ,154 Spaces ON . A 20% TOD Parking Reduc�on 92 3 Spaces PL TOTAL CONSTRUCTION AREA V TOTAL CONSTRUCTION AREA E E. AG Total Construc�on Area 1,015,000 GSF +/- Total Construc�onPA AreaRKING PROVIDED 1,310,000 GSF +/- T 5 OT Provided Spaces 1,060 Spaces C NG DI OPEN SPACE PROVIDED OPEN SPACE PROVIDED Spaces Per Level @ 6 Levels 190 Spaces IL BU Open Space At Street Level 17,400 GSF +/- Open Space At Street Level 22,400 GSF +/- Percentage of Total Site 10.7% Percentage of Total Site 13.7% Open Space At Podium 26,300 GSF +/- Open Space At PodiumOPEN SPACE REQUIRED 29,600 GSF +/- Percentage of Total Site 16.1% Percentage of TotalOpen SiteSpace At Street Level 18.1% 24 ,500 GSF +/- D. Percentage of Total Site 15% Resident's Open Space LV 2,400 GSF +/- Open Space At Podium 5,000 GSF +/- Percentage of Total Site. B 1% Percentage of Total Site 3% JR OPEN SPACE PROVIDED NG Open Space At Street Level 22 ,400 GSF +/- Total Open SpaceKI Area 43,700 GSF +/- Total Open Space Area Percentage of Total S i t e 52,000 GSF +/- 14% PercentageER of Total Site 27% Percentage of TotalOpen SSitepace At Podium 32% 29 ,600 GSF +/- BA H R UT Percentage of Total Site 18% KE L R BUILDINGIN HEIGHTS BUILDING HEIGHTSResidents Open Space 5,000 GSF +/- A T Percentage of Total Site 3% V AR BUILDING 1 120 FEET +/- BUILDING 1 280 FEET +/- E M . . BUILDING 2 280 FEET +/- BUILDING 2 280 FEET +/- DR Total Open Space Area 57 ,000 GSF +/- BUILDING 3 150 FEET +/- BUILDING 3 Percentage of Total S i te 150 FEET +/- 35% BUILDING 4 120 FEET +/- BUILDING 4 150 FEET +/- BUILDING 5 (N) 70 FEET +/- BUILDING 5 BUILDING HEIGHTS 130 FEET +/- BUILDING 5 (S) 70 FEET +/- BUILDING 1 28 0 FEET +/- PODIUM 20 FEET +/- PODIUM BUILDING 2 12 FEET +/ - 28 0 FEET +/- PARKING 79 FEET +/- PARKING BUILDING 3 89 FEET +/ - 14 5 FEET +/- BUILDING 4 14 5 FEET +/- BUILDING 5 12 5 FEET +/-

{3D} Copy 1 PODIUM 7 FEET +/- 1 PARKING 84 FEET +/-

Source: Street-Works Source: 04/10/2017 - STRICTLY CONFIDENTIAL - 10

3D Conceptual Development Plan Hamilton Green Figure 1-3 B. LOCATION AND SITE DEFINITION The Site is centrally 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 (see Figure 1-1). More specifically, the Site is situated on an entire block bounded by MLK Blvd to the west, Hamilton Avenue to the south, Barker Avenue to the north, and Cottage Place to the east. This property is identified as Section 125.67, Block 5, Lot 1 on the City of White Plains Tax Map. The Site is currently occupied by the ±170,000-square–foot (SF) White Plains Mall (the “Mall”). Primary tenants are the New York State Department of Motor Vehicles (NYSDMV) and the Kam Sen Asian Market. Smaller tenants include a hardware store, a variety of personal service uses, restaurants, and retail services. The Site is currently 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 and some planting beds. The Site is substantially impervious (94 percent coverage) with no wetlands, steep slopes, or other sensitive environmental features. As further discussed in Chapter 2, “Land Use, Zoning, and Public Policy,” the present zoning of the Site is B-2 Neighborhood Business. Immediately adjacent to the Site are properties classified in the CB-4 Core Business 4, CB-3 Core Business 3, and RM-0.35 Residential Multi- Family Zoning Districts. To facilitate the construction of Hamilton Green, the Applicant has proposed creation of a new Zoning District (TD-1) and Zoning Ordinance text amendment to encourage sustainable development with connections to transit and to promote a walkable Downtown Core. Land uses immediately to the north, south, and west are commercial offices; and to the east are a mix of high-rise multifamily residential, small commercial, Berkeley College dormitory, and a gas station. The Site is two blocks or approximately ¼ mile from the TransCenter, and the Bronx River Parkway Reservation; ½ mile from the White Plains Hospital; ¼ mile from government office buildings; and ¾ mile from entrance onto Interstate 287. The surrounding area is generally built out with a mix of office, residential, community, and commercial uses including both smaller retail posts and three (3) regional malls. C. DESCRIPTION OF THE PROPOSED ACTION 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 White Plains Transit District Strategic Plan (the “Strategic Plan”) that identifies opportunities and strategies to create a sustainable and exciting downtown. The Zoning Ordinance text amendment and the proposed Hamilton Green, as described below, are inextricably linked as the proposed TD-1 Zoning requires that a CDP be submitted with the

Hamilton Green | Project Description 1-3 zoning amendment application prior to Site Plan Approval. Hamilton Green as analyzed in this DEIS constitutes the CDP that is proposed in conjunction with the TD-1 Zoning District. The proposed TD-1 Zoning District includes design standards and guidelines to ensure an appropriate scale of buildings, mix of uses, and density of development for this area, in relation to the TransCenter and the White Plains downtown. As shown in Figure 1-4, the height of Hamilton Green fits within the context of downtown White Plains. Unlike the CB-3 and CB-4 Zoning Districts, which surround the site and also permit heights up to 280 feet, the Proposed Action would restrict the maximum height of 280 feet to locations within 200 feet of a “primary street,” which in this case would be Hamilton Avenue and MLK Blvd, and a maximum height of 150 feet would be permitted on “secondary streets.” As such, the massing of Hamilton Green would allow for a transition between the taller buildings within the Downtown Core, to the more mid-rise buildings on Barker Avenue. 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.” 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, to meet, to congregate, and to 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, the visitor, the consumer, and the 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 vibrant 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. 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 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 (see Figures 1-5 through 1-7).

1-4 Hamilton Green | Project Description 200 H MASSING AND DEIS STUDIES MAX FAR SCHEME: IN CONTEXT 6.4.17

350' / 35 stories

490' / 44 stories

280' / 26 stories

120' +

280' + 280' / 26 stories Source: Street-Works Source: 04/10/2017 - STRICTLY CONFIDENTIAL - 11 CDP in Context Hamilton Green Figure 1-4 The Public Realm - ‘CDP’ Platform

6.4.17

Cottage Place 25’ Sidewalk

Market Hall Passage Way Pedestrian Connection Hamilton Green Public Open Space Market Hall Entrance at Grade

COTTAGE PLACE

BARKER AVE

MLK BLVD MLK PLAZA 38’-57’ Public Open Space HAMILTON AVE

Market Hall Food + Craft Hall

Pedestrian Connectivity The alternative path of travel Hamilton Terrace extends through the Hamilton Public Green Connection Green, down to the Hamilton w/ ADA Vertical Connection Terrace and distributes along a revitalized MLK plaza. Source: Street-Works Source:

Hamilton Green Public Platform Hamilton Green Figure 1-5 6.4.17

BUILDING TWO ‘CDP’ Platform - Levels “COTTAGE SOUTH” +280’ Top of the Project BUILDING THREE “COTTAGE NORTH” +135’ Above the Community Green BUILDING ONE “200H” +85’ BUILDING FOUR Community Green “THE BARKER”

STRUCTURED PARKING +29’ Liner / Residential PARKING RAMP Floor (2) + Parking FROM BARKER PARKING RAMP THE VIA FROM HAMILTON +25’ Top of Food COTTAGE RETAIL + Craft Hall

COTTAGE PLACE

BARKER AVE HAMILTON GREEN PARKING ACCESS +7’ @ HAMILTON Hamilton Green HAMILTON TERRACE MLK BLVD HAMILTON AVE FOOD + CRAFT HALL PARKING ACCESS @ BARKER COTTAGE PLACE MECHANICAL Project BARKER AVE

BARKER AVE Average Grade LOADING ACCESS LOADING + SERVICE

@ BARKER MLK BLVD MLK RETAIL HAMILTON AVE -5’ Street Level MLK PLAZA MLK BLVD HAMILTON AVE HAMILTON RETAIL @ MLK Source: Street-Works Source:

CPD Platform - Levels Hamilton Green Figure 1-6 Proposed6.4.17 Proposed Proposed

Proposed

Cotte Pe Entrne ood Crt Entrne LK rer Corner LK P Sde ton Green Pu pen Spe

Current

Cotte Pe Entrne LK rer Corner Prn n Top o P

Current Current Current

Existing Versus Proposed Conditions Hamilton Green Figure 1-7 Above the Public Platform would be a series of residential buildings totaling 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 would 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. The Proposed Action has been designed to accommodate changing market conditions within the City of White Plains and thus permits a maximum FAR of 5.5. The Hamilton Green CDP presented in this DEIS represents the full build-out of the Site under the Proposed Action. As detailed in the City’s Strategic Plan, there is currently minimal demand for office use and strong demand for amenity-rich multifamily residential and experiential retail. Therefore, the Hamilton Green CDP represents a viable and reasonable development program given the current market conditions. CONCEPTUAL DEVELOPMENT PLAN As described above, the CDP for Hamilton Green 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 White Plains 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 900 multifamily residential units meeting a diverse housing market in five buildings ranging from approximately 125–280 feet in height. Each building would have a separate identity, thus providing 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, at the corner of Hamilton Avenue and Cottage Place, would contain 240 units. Building 3 would contain 80 units and Building 4 would contain 70 units would each 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

Hamilton Green | Project Description 1-5 above the Public Platform, and would serve as “liner buildings”5 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) (see Figures 1-8 through 1-11). Hamilton Green is envisioned as a local and regional destination for exciting sidewalk cafés, an artisanal Food + Craft Hall, retail, and new public open space. The MLK Blvd frontage would be the focal point for the sidewalk café environment (see Figures 1-12 and 1-13). On the corner of MLK Blvd and Hamilton Avenue would be a signature stepped park that would serve as an iconic gathering place leading up to Hamilton Green, a public plaza that would offer active and passive recreation, community event space, and a variety of dining opportunities. The open space would be furnished with tables, chairs, game sets, etc., and would be able to be moved and stored by the building management. This newly created public park would be a place for community events, such as small concerts and other public gatherings (see Figures 1-14 and 1- 15). Along the Hamilton Avenue frontage, constrained by the sloping grade, Hamilton Green would incorporate elements designed to provide a human scale to the street, including generous landscaping, attractive pedestrian features, and bike amenities—all designed for Hamilton Green to be a place where it is easy for people to gather, walk, and bike. Hamilton Green could be the catalyst to transition Hamilton Avenue from a vehicle-centric boulevard to a “complete street” that integrates other modes of transportation to improve the human scale of the street, and facilitate more people walking and biking within White Plains’ downtown. Hamilton Green would become a focal point for bicycling, with facilities along the Hamilton Avenue frontage to include bicycle rentals and sales, bike repairs, and bike share spaces. As a result, Hamilton Green would benefit from favorable walk, bike, and transit scores.6 FOOD + CRAFT HALL A Food + Craft Hall like no 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 + Craft Hall would become a culinary and craft destination (see Figure 1-16). The Food + Craft Hall is a far cry from the suburban shopping mall food courts that hit their stride in the 1970s and are now falling into decline. These multifaceted market-type halls showcase a variety of local and regional food vendors and artisans. Having long been a tradition in Europe, the Food + Craft Hall, by combining a multitude of restaurants, artisan products, and

5 A “liner building” is a building specifically designed to mask and enliven the edge of a parking garage or similarly large facility along a public frontage. 6 Walk, bike, and transit scores are used to measure the walkability, access to bicycle amenities, and access to public transit for any address. https://www.walkscore.com/

1-6 Hamilton Green | Project Description 6.4.17

+/- 375' - 0" 0 TOTAL BUILDING COVERAGE ABOVE 90': BARKER AVE.

5 65,000 GSF (40% OF TOTAL SITE) 191' - 0" 191' - 0"

= 195' - 0"

" +/- 25' - 0" 1

191' - 0"

+/- 30' - 0" - 0" +/- 29' +/- 24' - 0" +/- 24' +/- 17' - 0" +/- 17'

+/- 12' - 0" +/- 12' +/- 15' - 0" Scale: BUILDING 5 @ +125' +/- 30' - 0" BUILDING 4 & 3 @ +145' +/- 57' - 0" 20,500 GSF BUILDING COVERAGE 20,500 GSF BUILDING COVERAGE

ABOVE 90' ABOVE 90' 196' - 0"

OPEN SPACE AT STREET LEVEL (BUILDING 4) +/- 22,400 GSF (14%)

197' - 0"

PROPOSED OPEN SPACE 198' - 0"

E (BUILDING 3) (BUILDING COTTAGE PL.

+/- 38' - 0" S 199' - 0"

PODIUM @ +7' PARKING @ +85' E

O DR. MARTIN LUTHER KING JR. BLVD JR. KING LUTHER MARTIN DR.

A +/- 25' - 0" +/- 25' +/-391' - 0"

200' - 0" P 191' - 0"

OPEN SPACE AT PODIUM I

+/- 29,600 GSF (18%) S

201' - 0" M

LEGEND 202' - 0" RESIDENTIAL ENTRANCE BUILDING 1 @ +280 12,000 GSF BUILDING COVERAGE +/- 25' - 0" VEHICULAR ENTRANCE ABOVE 90' +/- 60' - 0" BUILDING 2 @ +280' @ 2 BUILDING COVERAGE BUILDING GSF 12,000 90' ABOVE 203' - 0" OPEN SPACE ACCESS +/- 15' - 0" M

3 FOOD/CRAFT HALL ENTRANCE 191' - 0" :

:2 +/- 12' - 0" +/- 12'

4 OPEN SPACE - 0" +/- 18'

+/- 25' - 0" +/- 25' 204' - 0" 199' - 0" 191' - 0" 7 195' - 0" 197' - 0" +/- 25' - 0" 201' - 0"

193' - 0" 1

HAMILTON AVE. 0 COVERAGE OF BUILDING

5 Source: Street-Works Source:

CDP Public Open Space Hamilton Green Figure 1-8 6.4.17

+/- 375' - 0" 0 BARKER AVE. '- 191' - 0" 191' - 0" 0

195' - 0"

+/- 30' - 0" +/- 25' - 0" "

191' - 0"

+/- 30' - 0" - 0" +/- 29' +/- 24' - 0" +/- 24' +/- 17' - 0" +/- 17'

+/- 12' - 0" +/- 12' +/- 15' - 0"

BUILDING 5 @ +125' BUILDING 4 & 3 @ +145' Scale: +/- 57' - 0" 20,500 GSF BUILDING COVERAGE 20,500 GSF BUILDING COVERAGE

ABOVE 90' ABOVE 90' 196' - 0"

(BUILDING 4)

197' - 0"

PROPOSED OPEN SPACE 198' - 0" (BUILDING 3) (BUILDING COTTAGE PL.

+/- 38' - 0" S 199' - 0"

PODIUM @ +7' PARKING @ +85' E

O DR. MARTIN LUTHER KING JR. BLVD JR. KING LUTHER MARTIN DR.

T +/-391' - 0"

200' - 0" E 191' - 0"

201' - 0" A

M RESIDENT'S OPEN SPACE +/- 5,000 (3%)

LEGEND 202' - 0" RESIDENTIAL ENTRANCE BUILDING 1 @ +280 12,000 GSF BUILDING COVERAGE +/- 25' - 0" VEHICULAR ENTRANCE ABOVE 90'

BUILDING 2 @ +280' @ 2 BUILDING COVERAGE BUILDING GSF 12,000 90' ABOVE 203' - 0" OPEN SPACE ACCESS +/- 15' - 0"

FOOD/CRAFT HALL ENTRANCE 191' - 0" 3

4 +/- 12' - 0" +/- 12' +/- 18' - 0" +/- 18'

+/- 25' - 0" +/- 25' 204' - 0" 191' - 0" 199' - 0" 4 195' - 0" 197' - 0" +/- 25' - 0" 201' - 0"

193' - 0" 7

HAMILTON AVE. 1

5 Source: Street-Works Source:

CDP Resident Open Space Hamilton Green Figure 1-9 6.4.17

+/- 375' - 0" 0 TOTAL BUILDING COVERAGE ABOVE 90': BARKER AVE. 5 191' - 0" 191' - 0" 65,000 GSF (40% OF TOTAL SITE) = 195' - 0" "

1 +/- 25' - 0"

191' - 0"

+/- 30' - 0" - 0" +/- 29' +/- 24' - 0" +/- 24' +/- 17' - 0" +/- 17'

+/- 12' - 0" +/- 12' +/- 15' - 0" Scale:

BUILDING 5 @ +125' +/- 30' - 0" BUILDING 4 & 3 @ +145' +/- 57' - 0" 20,500 GSF BUILDING COVERAGE 20,500 GSF BUILDING COVERAGE

ABOVE 90' ABOVE 90' 196' - 0"

(BUILDING 4)

197' - 0"

PROPOSED E 198' - 0" OPEN SPACE E

T COTTAGE PL. (BUILDING 3) (BUILDING

S BUILDING COVERAGE AT STREET LEVEL

+/- 138,800 GSF (85%) @

+/- 38' - 0" E

199' - 0" G

PODIUM @ +7' PARKING @ +85' R

V DR. MARTIN LUTHER KING JR. BLVD JR. KING LUTHER MARTIN DR.

O +/- 25' - 0" +/- 25'

C +/-391' - 0"

200' - 0" G 191' - 0"

F 201' - 0"

OPEN SPACE ACCESS P

: 191' - 0" FOOD/CRAFT HALL ENTRANCE 3

4 +/- 12' - 0" +/- 12'

OPEN SPACE - 0" +/- 18' +/- 25' - 0" +/- 25' 204' - 0" 7 191' - 0" 199' - 0" 195' - 0" 197' - 0" +/- 25' - 0" 201' - 0" 1 193' - 0" HAMILTON AVE. 0

COVERAGE OF BUILDING /2

Source: Street-Works Source: DEIS SITE PLAN BC @ ST

CDP Building Coverage at Street Hamilton Green Figure 1-10 6.4.17

+/- 375' - 0" 0 TOTAL BUILDING COVERAGE ABOVE 90': BARKER AVE. 5 191' - 0" 191' - 0" 65,000 GSF (40% OF TOTAL SITE) =

195' - 0" "

1 +/- 25' - 0"

191' - 0"

+/- 30' - 0" - 0" +/- 29' +/- 24' - 0" +/- 24' +/- 17' - 0" +/- 17'

+/- 12' - 0" +/- 12' +/- 15' - 0" Scale: BUILDING COVERAGE AT PODIUM BUILDING 5 @ +125' +/- 30' - 0" BUILDING 4 & 3 @ +145' +/- 65,000 GSF (40%) +/- 57' - 0" 20,500 GSF BUILDING COVERAGE 20,500 GSF BUILDING COVERAGE

ABOVE 90' ABOVE 90' 196' - 0"

(BUILDING 4)

197' - 0"

PROPOSED M

198' - 0" U OPEN SPACE I

O COTTAGE PL. (BUILDING 3) (BUILDING

+/- 38' - 0" E

199' - 0" G

PODIUM @ +7' PARKING @ +85' R

V DR. MARTIN LUTHER KING JR. BLVD JR. KING LUTHER MARTIN DR.

O +/- 25' - 0" +/- 25' +/-391' - 0"

200' - 0"

G 191' - 0"

F 201' - 0"

OPEN SPACE ACCESS P

5 191' - 0" :

FOOD/CRAFT HALL ENTRANCE 3

:2 +/- 12' - 0" +/- 12'

4 +/- 18' - 0" +/- 18'

+/- 25' - 0" +/- 25' 204' - 0" 199' - 0" 7 191' - 0" +/- 25' - 0" 201' - 0" 195' - 0" 197' - 0" 1 193' - 0" HAMILTON AVE. 0

5 Source: Street-Works Source:

CDP Building Coverage Above Podium Hamilton Green Figure 1-11 200 H MASSING AND DEIS STUDIES MAX FAR SCHEME: SIDEWALK PLAN

6.4.17

BARKER AVE. "

1 191' - 0" 191' - 0"

195' - 0"

191' - 0" Scale:

BUILDING 5 @ +130' BUILDING 4 @ +150'

196' - 0"

197' - 0" BUILDING 3 @ +150' @ 3 BUILDING 198' - 0"

N COTTAGE PL.

199' - 0" A

PODIUM @ +12' PARKING @ +89' W

ID DR. MARTIN LUTHER KING JR. BLVD JR. KING LUTHER MARTIN DR.

200' - 0" R

191' - 0" A

LEGEND 201' - 0"

RESIDENTIAL ENTRANCE

VEHICULAR ENTRANCE +280' @ 2 BUILDING

FOOD/CRAFT HALL ENTRANCE 202' - 0"

BUILDING 1 @ +280' M

6 203' - 0"

191' - 0" 6

204' - 0" 2 191' - 0" 199' - 0" / 195' - 0" 197' - 0" 201' - 0" 193' - 0" 0 HAMILTON AVE. 1

4 Source: Street-Works Source:

04/10/2017 - STRICTLY CONFIDENTIAL - CDP Sidewalk Plan 16 Hamilton Green Figure 1-12 6.4.17

Ntur Lndsped Sde Generous Sde Ce Enronent Pu Gtern Spe t rer Supportn Urn Aessores Planted Tree Pits, Large Caliper Trees Including Unique Tenant Storefronts Generous Paved Area for Special Events Support for Other Urban Activities Bethesda Row by SWD Santana Row by SWD Bethesda Row by SWD Bethesda Row by SWD

Elements of MLK Sidewalk Plaza Hamilton Green Figure 1-13 6.4.17

Ntur Lndsped Pr rdsped Gtern Pes Se Seure ned Enronent Lawn, Planters and Shade Provisions Including Urban Furnishings Excellent Lighting+Security Rockville Town Square by SWD Santana Row by SWD Rockville Town Square by SWD

Elements of Hamilton Green Hamilton Green Figure 1-14 6.4.17

PEDESTRIAN RIENDL DIENSINS ADDITINAL PULIC ACTIIT ACTIATIN Wider Stairs with Short Height Work as Performance Seating

ARDSCAPPED LANDING GATERING AREAS SUPPRTED ADAACCESSILE ACILITIES NATURALL LANDSCAPED STEPS ADDITINAL CERCIAL ELEENTS Including Urban Furnishings Associated with Adjacent Development Plantered Steps Reduce Visual Challenge Independent Adjacent Retail ue ck Sure SW ue ck Sure SW ue ck Sure SW

Hamilton Green Stepped Park Hamilton Green Figure 1-15 The CDP Platform – Elements of Food+Craft Market 6.4.17

At-grade Cottage Entrance Central Hall Large, wide Street Level Entrance Connects the Whole Site

Series of Common Seating Areas and Places Outdoor Spill-out Areas Unique Places for Citizens Gathering Hamilton Green is Activated by Adjacency

Elements of Food + Craft Hall Hamilton Green Figure 1-16 varied communal dining and gathering spaces under one roof, would offer a convenient, stylish way to both shop and eat. During favorable weather, the Food + Craft Hall would be open to Hamilton Green, creating a unique place to taste, share, and enjoy the best of urban and suburban lifestyles. In the Applicant’s opinion, Food + Craft Halls have positive impacts beyond their fare—serving as an artisanal food incubator. Opening a brick–and-mortar restaurant can cost hundreds of thousands of dollars, and these costs continue after the doors open to the public. Food + Craft Halls break down that barrier—they create an economy of scale for talented local and regional upstarts. The Food + Craft Hall would create a great space for food and craft entrepreneurs to grow their businesses while keeping rent costs down. This new intermediate step between a food truck and restaurant is well positioned to respond to a new evolution in American food culture—know your artisan maker. 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 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 visitors 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 (see Figures 1-17 through 1-19). 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 private 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 the City of 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 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.”

Hamilton Green | Project Description 1-7 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 and Cottage Place, respectively. 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 (see Figure 1-20): • 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 By design, 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. 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 (see Figures 1-17 and 1-18).

1-8 Hamilton Green | Project Description ‘CDP’ Platform - Connectivity 6.4.17 Primary Components of the “VIA” Mid-Block Pedestrian Connection

Retail Connections Cottage Place Access The VIA is an extension of the Large, Street Level Entrance various retail environments This important physical and visual with operators sharing connection will be the primary select common areas entrance of the Central Hall

COTTAGE PLACE

BARKER AVE HAMILTON GREEN

MLK BLVD HAMILTON AVE Hamilton Green Access Central Hall Large, Park Level Entrance This Temperature Controlled, This important physical and visual Interior Retail Environment connection will make the Central Hall Physically and Emotionally open directly onto the Hamilton Green Connects the Entire Village Green Site

Primary Components of the Via Hamilton Green Figure 1-17 ‘CDP’ Platform - Connectivity 6.4.17 Primary Components of the “VIA” Mid-Block Pedestrian Connection

Parking Garage Access The VIA The speed ramps required to get As an alternate path of travel, the visitor and guest vehicles up to the pedestrian VIA at Hamilton Green structured parking garage ABOVE will bring value to the project and the Central Hall will restrict ceiling the community in the form of public heights within the Central Hall to conviviality, physical connectivity approx. twelve feet (~12’) and economic activity. in select areas

COTTAGE PLACE

BARKER AVE HAMILTON GREEN

MLK BLVD HAMILTON AVE Hamilton Green Connectivity Central Hall In addition to the Large, Park Level This Temperature Controlled, Entrance connecting the Central Hall to Interior Retail Environment the Hamilton Green these areas will also Physically and Emotionally open directly onto the Hamilton Green, Connects the Entire further connecting the public spaces Village Green Site

Primary Components of the Via Hamilton Green Figure 1-18 ‘CDP’ Platform - Elements of the VIA

6.4.17

VIA PEDESTRIAN PASSAGEWAY COMMON SITTING AREAS THROUGHOUT Pedestrian Access from Cottage to the Hamilton Green Sitting and Eating Areas

ACCESS TO FOOD STALLS ACCESS TO FOOD STALLS Integrated Space Connects Everything Food Stalls of Various Kinds

ACCESS TO CRAFT STALLS AREAS FOR PERFORMANCE + ACTIVATION Integrated Craft Stalls are Mixed-In Flexible Areas for Changeable Social Uses

Elements of the Via Hamilton Green Figure 1-19 The ‘Resident’ Realm - Private Resident Amenities on Top of Parking Garage

6.4.17

POOL AND / OR WATER SUN DECK RESIDENTS EXERCISE + GATHER DECK Private Residents Community Place w/ Pool Private Green Outdoor Community Space

SMALL TRACK + GAME PLATFORM PRIVATE RESIDENTS GARDEN Private Residents Workout Place Private Green Outdoor Places

PRIVATE RESIDENTS LAWN RESIDENTS COMMUNITY GROUP SPACE Private Outdoor Places to Play Flexible Areas for Various Social Uses

Resident Amenities Hamilton Green Figure 1-20 STREET CHARACTER The streets surrounding the Site would accommodate bicycles and pedestrians as well as vehicles. Further street improvements would focus on connecting downtown White Plains to the TransCenter in a memorable and meaningful way. By concentrating pedestrian-friendly environments around moderate density development the Hamilton Green perimeter sidewalks and street environment would act as an exemplar to the strategies set forth in the Strategic Plan. For the Strategic Plan study area vision to be maximized, the ground floors of all buildings would connect with the surrounding sidewalks and public spaces. Together they would provide an integrated and evocative network of pathways and experiences that are active, safe, comfortable, and engaging. Hamilton Green sidewalks would accommodate active public space and accessible pedestrian travel. Features and amenities such as large-caliper trees with substantial landscaping, dynamic lighting, café and other seating, and merchandise displays would work to stimulate street level activity. The quality and diversity of storefronts and signage would significantly shape the character of the Site and adjacent neighborhood. The sidewalks, which range from a minimum of 18 feet in width along Hamilton Avenue to 57 feet in width along MLK Blvd, would be designed in conjunction with the City to reflect the vision established in the Strategic Plan. It is anticipated that the sidewalks would include “zones.” From property line to curb these zones would include: • Frontage Zone: The area adjacent to the property line where the Site transitions between the public sidewalk and the space within the buildings; • Throughway Zone: The portion of the sidewalk for pedestrian travel along the street; • Furnishing Zone: The portion of the sidewalk used for street trees, landscaping, transit stops, street lights, and site furnishings; • Edge Zone: The area used by people getting in and out of vehicles parked at the curbside; and • Extension Zone: The area where pedestrian space may be extended into the parking lane, via features such as bulb-outs with mid-block plazas and bike amenities, as approved by the City of White Plains. Another potential off-site improvement that would be subject to the approval of the City of White Plains is the conversion of the Barker Avenue/MLK Blvd northwest corner to a pedestrian plaza. This corner could be reconfigured from its present “highway off ramp” shape to a more compact, lower traffic speed, lower radius right hand turn lane. This would significantly increase pedestrian safety while adding beautiful landscape and wider sidewalks to the streets that benefit the community. Redesigning the street would significantly shorten the distance when a pedestrian crosses the street. The space accumulated by reconfiguring this lane can be reallocated for various other uses including street parking and/or pedestrian crossing islands and bike lanes. Each bounding street has a distinct character. Cottage Place, a tree-lined block to the east of the Site, would be the primary residential and Food + Craft Hall entrance to Hamilton Green.

Hamilton Green | Project Description 1-9 Hamilton Avenue, to the south of the Site, connects to the TransCenter. Bicycle-related retail amenities (racks, bike-share, and bike retail) are contemplated to serve both the residents and the public. A parking access ramp would also be located along Hamilton Avenue. Along MLK Blvd, to the west of the Site, would be the new “restaurant row” of White Plains with numerous full-service restaurants facing a substantial street-level café environment. The tree-lined block would be the primary access point to the Hamilton Green and a secondary entrance to residential and the Food + Craft Hall. Traffic-calming measures along MLK Blvd, such as curb extensions, could slow down vehicular traffic and indicate a high pedestrian-traffic area. The MLK Blvd streetscape would be an extension of the Hamilton Green and a distinctively White Plains arrival beacon from the nearby TransCenter. Barker Avenue, to the north of the Site, would be the Hamilton Green neighborhood street. The corner of Barker Avenue and Cottage Place would likely house convenience retail to serve the residents of Hamilton Green and the surrounding neighborhood. Hamilton Green would include service and parking access ramps along Barker Avenue. INFRASTRUCTURE AND UTILITIES Water The City of White Plans Department of Public Works (DPW), Bureau of Water provides water service to the Site at Hamilton Avenue. According to records provided by the White Plains Department of Public Works (DPW), water mains exist in all of the adjacent streets. Based on the City’s Annual Drinking Water Quality Report for 2014, “one hundred percent (100%) of the water delivered by the City of White Plains is purchased from The New York Department of Environmental Protection through Westchester County Water District No. 1.” According to the report, the City is in the process of retrofitting the existing water filtration plant to accept and utilize raw water from the Kensico Reservoir and three existing City-owned wells. Hamilton Green would increase demand on the municipal water system as compared to existing conditions. As design of Hamilton Green progresses, a fire flow test would be conducted to determine current pressure in the water system near the Site. If pressures are not adequate, on-site booster pumps would be incorporated into the design. An onsite water storage tank for fire service may also be incorporated into the design. Test results and mitigation measures would be shared with the City. Necessary improvements would be undertaken by the Applicant at the Applicant’s expense and will be determined prior to Site Plan Approval. Sanitary Sewer The Site is currently served by public sewers in the Westchester County Bronx Valley sewer shed. Sanitary sewers maintained by the DPW connect to Westchester County owned trunk lines leading to the Yonkers Joint Treatment Plant. According to records provided by DPW, sanitary sewers exist in all of the adjacent streets around the Site. The Westchester County Department of Environmental Facilities 2014 Annual Report states that the Yonkers Joint Treatment Plant has a design flow and permitted flow capacity of 120 MGD (million gallons per day). The 2014 actual flow average was 80.2 MGD, 67 percent of the permitted flow. A peak flow occurred in May 2014 with 104 MGD, 87 percent of the permitted

1-10 Hamilton Green | Project Description flow. Therefore, the Yonkers Joint Treatment Plant’s pumping stations’ average operation flows were well below their design capacities. 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 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 City DPW to conduct sanitary flow testing to determine existing flow conditions and remaining capacity of the sanitary sewer network. The 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. Energy Due to an increase in scale compared to existing conditions, Hamilton Green would increase demand on energy utilities. However, Hamilton Green is located in the center of a highly developed urban area. It is unlikely the local energy and telecommunication providers would be unable to provide the additional service requirements for Hamilton Green. Additionally, because all surrounding energy and telecommunication services are buried, no utility pole relocations would be required. Existing gas, electrical and telecommunication connections would be capped and abandoned in accordance with City requirements. New connections would be constructed as required by the development. In addition, the City of White Plains is one of four cities to create a compact to spearhead Smart Growth initiatives by bringing gigabyte broadband citywide within the next three to five years—Smart City ComPACT. This initiative is significant and supportive of downtown development as an optimal tool to facilitate the convenience of living within walking or biking distance to everything essential to meeting the hierarchy of daily needs. The Smart City ComPACT would bring gigabyte broadband service to White Plains to improve the efficiency of municipal infrastructure such as controlling traffic patterns in real time, enabling businesses and households to download large files in significantly less time, and positioning White Plains as a national leader in smart growth and digital infrastructure. Hamilton Green would be well positioned to integrate its energy and communication systems with the proposed Smart Growth ComPACT. Stormwater Management In accordance with the New York State Department of Environmental Conservation (NYSDEC) State Pollutant Discharge Elimination System (SPDES) General Permit for Stormwater Discharges from Construction Activity (GP-0-15-002), a stormwater pollution prevention plan (SWPPP) is being prepared for Hamilton Green. The SWPPP includes plans detailing the erosion

Hamilton Green | Project Description 1-11 control measures to be used during construction to avoid impacts from soil erosion and/or sedimentation. Through implementation and inspection of erosion control measures throughout construction, significant adverse impacts from on-site soils would be avoided. As discussed above, Hamilton Green would include approximately 10,600 SF of intensive green roof within the plaza area to meet stormwater quality treatment requirements with a combination of green infrastructure and mechanical treatment devices. This green roof area, in conjunction with other on-site stormwater facilities, would substantially improve stormwater management over existing conditions. SUSTAINABILITY It is the intention of Hamilton Green to design to a silver level of Leadership in Energy and Environmental Design (LEED) for Neighborhood Development (LEED•ND). LEED certification would not necessarily be sought, however. LEED is a national rating system that integrates the principles of smart growth, urbanism, and green building into a national system for neighborhood design. LEED criteria set design standards for high levels of environmentally responsible and sustainable development by: • Promoting the location and design of neighborhoods that reduce vehicle miles travelled (VMT); • Creating developments where jobs and services are accessible by foot or public transit; and • Promoting an array of green building and green infrastructure practices, particularly for more efficient energy and water use. Specific areas of consideration would include, but would not be limited to: • Smart Location and Linkage • Encourage alternatives to private passenger vehicles. • Neighborhood Pattern and Design • Encourage vibrant, equitable communities that are healthy, walkable, and mixed•use. • Green Infrastructure and Buildings • Encourage the design and construction of buildings and infrastructure that reduce energy and water use, while promoting more sustainable use of materials, reuse of existing and historic structures, and other sustainable best practices. • Innovation and Design Process • Encourage exemplary and innovative performance reaching beyond the existing LEED ND credits in the rating system, including an accredited professional on the design team. • Regional Priority • Encourage a focus on earning credits of significance to the Project’s local environment. CONSTRUCTION PHASING Full build-out of Hamilton Green would occur over two phases. The sequencing would first focus on the creation of the interior parking and loading structures, and the setting of foundations for the residential buildings and towers. Phase One is defined as 30 months (excluding some tenant fit up) and would include: 600 to 700 units of housing; all of the retail,

1-12 Hamilton Green | Project Description including the Food + Craft Hall; 1,060 parking spaces; and the entire Public Platform. The remaining 200–300 units of housing would take place in Phase Two, and would be completed in another 25 months. Certain interior tenant improvements (e.g., within individual retail spaces and apartment units) may continue past this construction period. The total construction period would be 55 months and the entire development is expected to be completed and occupied by the end of 2022. 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. The proposed zoning defines the Food + Craft Hall as follows: “Craft Food Market Hall” A curated collection of individual vendors marketing food, beverage, and crafts in a space operated by a single management entity leasing vendor spaces (for terms of six (6) months or more), which collection markets new products in a variety of types, primarily consisting of specialty foods and beverages (including alcoholic beverages, subject to New York State licensing requirements), hand-made products, high- quality crafts and other non-mass produced items exhibited in display areas, not exceeding 1,200 square feet of floor area, including both private and common dining space for its patrons, provided that: (a) the retail sale of food and beverage products for consumption or use outside of the premises shall be permitted only as subordinate and accessory use, since consumption on the premises is the principal use; (b) no more than thirty-five percent (35%) of the floor area shall be dedicated to the sale of non-food or kitchen related items, or similar house ware or hospitality merchandise; (c) the sale of boot-leg, or knock-off items shall not be permitted; (d) no flea market, swap meet, or bartering for merchandise shall be permitted; and (e) the Craft Food Market Hall shall not sell only a single type of product.

Hamilton Green | Project Description 1-13 In addition to defining the character and nature of a “craft food market hall,” the proposed TD- 1 Zoning District would add several new definitions to ensure that building design and development program of a development within the TD-1 District meets the following criteria: “Primary Street” – A public “street” that has a right-of-way of at least 75 feet in width. “Secondary Street” – A public “street” that has a right-of-way of less than 75 feet in width. “Street Wall” – A wall or portion of a wall of a building facing a street. “Tower” – That portion of a “building” above 90 feet in “height” that penetrates the sky exposure plane. A “tower” typically rests on a multiple story base covering the majority of the development site. A “tower” may be occupied by residential, commercial, or community facility uses. “TD Sidewalk Improvements” – Moveable or permanent improvements in the TD-1 District that may be situated between the “street wall” of the adjacent building and the curb of the nearest “street” on the improved sidewalk, whether public or private, which “TD Sidewalk Improvements” may include but shall not be limited to “cafés,” information kiosks, landscaping planters, architectural fountains, street trees and landscaping, seating, tables, bicycle racks, awnings, and umbrellas. To allow for greater creativity and flexibility in design, the proposed zoning text amendment would provide the Common Council with 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 so as to substantially achieve the stated goals of the TD-1 District. As part of the TD-1 Zoning District a CDP would be required to be appended to the initial zoning petition to ensure 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 described above, a CDP has been prepared for Hamilton Green and is the subject of this DEIS (see Appendix B). D. PURPOSE AND NEED AND BENEFITS The 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 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 Mall has steadily declined. The current façade of the 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 the City of White Plains, to become walkable places with shopping, dining, employment, and recreation destinations easily

1-14 Hamilton Green | Project Description 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’s vision as a progressive city with a walkable, vibrant, and mixed-use development with high quality transit. However, the existing B-2 Zoning District of 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 District. 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. REQUIRED APPROVALS Table 1-1 identifies the Involved and Interested Agencies and the approvals/reviews required for Hamilton Green. Table 1-1 Involved and Interested Agencies Involved Agencies Approval/Review City of White Plains Common Council Zoning Map and Text Amendment, Site Plan, and Special Permit Approval City of White Plains Planning Board Comment upon referral by Common Council Approval of SWPPP, and approval of water/sewer City of White Plains Department of Public Works 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 NYS Office of Parks, Recreation and Historic Preservation Historic resources review NYS Department of Transportation Traffic signal modifications NYS Department of Environmental Conservation SPDES General Permit Interested Agencies Approval/Review City of White Plains Conservation Board TBD City of White Plains Traffic Commission TBD

Hamilton Green | Project Description 1-15