DRAFT ENVIRONMENTAL IMPACT STATEMENT (DEIS) Greybarn- Sayville Planned Development District (PDD-GS) Change of Zone Application #CZ2017-009 458 Lakeland Avenue Hamlet of Sayville, Town of Islip Suffolk County, New York NPV No. 16130 Volume 1 of 2 Main Text, Figures and Plans Prepared for Submission to: Town Board, Town of Islip c/o Town Department of Planning and Development 655 Main Street Islip, New York 11751 Contact: Ron Meyer, Commissioner (631) 224-5450 Prepared by: 70 Maxess Road Melville, NY 11747 Contact: Charles J. Voorhis, CEP, AICP, Partner o: 631.427.5665 | [email protected] May 2021 DRAFT ENVIRONMENTAL IMPACT STATEMENT (DEIS) Greybarn-Sayville Planned Development District (PDD-GS) Change of Zone Application #CZ2017-009 458 Lakeland Avenue Hamlet of Sayville, Town of Islip Suffolk County, New York Prepared for: 385 IH LLC 85 South Service Road Plainview, New York 11803 Contact: Kristen McCabe, Director of Planning and Land Use (631) 414-8400 [email protected] For Submission to: Town Board, Town of Islip (Lead Agency) c/o Town Department of Planning and Development 655 Main Street Islip, New York 11751 Contact: Ron Meyer, Commissioner (631) 224-5450 [email protected] Prepared by: Nelson Pope Voorhis (Environmental Planning & Analysis) 70 Maxess Road Melville, New York 11747 Contact: Charles J. Voorhis, CEP, AICP; Partner (631) 427-5665 [email protected] Germano & Cahill, P.C. (Project Counsel) 4250 Veteran’s Memorial Highway, Suite 275 Holbrook NY 11741 Contact: Guy Germano, Esq. (631) 588-8778 [email protected] Arrowstreet (Project Architect) 10 Post Office Square, Suite 700N Boston, Massachusetts 02109 Contact: Scott Pollack, Principal (617) 666-7017 [email protected] Page i Greybarn-Sayville PDD-GS Change of Zone Application DEIS P.W. Grosser Consulting, Inc. (Civil Engineering) 630 Johnson Avenue, Suite 7 Bohemia, New York 11716 Contact: Paul W. Grosser, PhD., PE, President/CEO (631) 589-6353 [email protected] Nelson + Pope (Traffic Engineering) 70 Maxess Road Melville, New York 11747 Contact: Osman Barrie, PE [email protected] Tracker Archaeology Services, Inc. (Cultural Resources) 62 Pickerel Road Monroe, NY 10950 Contact: Al Cammisa, President (845) 783-4082 [email protected] Breslin Appraisal Co., Inc. (Real Estate Market Value Analysis) 44 Elm Street, Suite 5 Huntington, New York 11743 Contact: John J. Breslin, Jr., President (631) 271-7277 [email protected] bae urban economics (Market Analysis) 215 Park Avenue S., 6th Floor New York, New York 10003 Contact: Mary Burkholder, Vice President (212) 683-4486 [email protected] B. Laing Associates, Inc. (Air Quality Modeling) 103 Fort Salonga Road, Suite 5 Fort Salonga, New York 11768 Contact: Danna Cuneo, CPESC; Partner (631) 261-7170 [email protected] Page ii Greybarn-Sayville PDD-GS Change of Zone Application DEIS MPFP PLLC (Landscape Architecture) 120 Broadway, Floor 20 New York, New York 10271 Contact: Hugues Fournier Le Ray, FFP; Associate (212) 477-6366 [email protected] Date of Acceptance by Lead Agency: Comments to the Lead Agency are to be submitted by: Copyright © 2021 by Nelson Pope Voorhis Page iii Greybarn-Sayville PDD-GS Change of Zone Application DEIS TABLE OF CONTENTS Volume 1 of 2 Page COVER SHEET i TABLE OF CONTENTS iii SUMMARY S-1 Introduction S-1 Project Design, Layout and Operations S-1 Anticipated Impacts S-3 Soils and Topography S-3 Water Resources S-5 Ecology S-9 Air Quality S-12 Vehicle Traffic, Transportation and Roadways S-13 Land Use, Zoning and Plans S-18 Community Facilities and Services S-24 Community Character S-27 Cultural Resources S-31 Emergency Preparedness S-32 Open Space and Recreation S-32 Local Economy S-33 Construction-Related Impacts S-33 Proposed Mitigation S-37 Soils and Topography S-37 Water Resources S-38 Ecology S-38 Air Quality S-39 Vehicle Traffic, Transportation and Roadways S-39 Land Use, Zoning and Plans S-41 Community Facilities and Services S-42 Community Character S-43 Cultural Resources S-43 Emergency Preparedness S-43 Open Space and Recreation S-43 Local Economy S-44 Construction-Related Impacts S-44 Alternatives Considered S-45 Permits and Approvals Required S-46 1.0 DESCRIPTION OF THE PROPOSED PROJECT 1-1 1.1 Introduction 1-1 Page iv Greybarn-Sayville PDD-GS Change of Zone Application DEIS 1.2 Project Background, Need, Objectives and Benefits 1-3 1.2.1 Description of the Town’s PDD Ordinance 1-3 1.2.2 Project Background and History 1-5 1.2.3 Public Need and Municipality Objectives 1-13 1.2.4 Objectives of the Project Sponsor 1-14 1.2.5 Benefits of the Proposed Project 1-17 1.3 Project Location and Existing Site Conditions 1-22 1.3.1 Project Location 1-22 1.3.2 Existing Site Conditions 1-22 1.4 Project Design, Layout and Operations 1-26 1.4.1 Overall Site Layout 1-26 1.4.2 Structures 1-29 1.4.3 Clearing, Grading and Drainage System 1-31 1.4.4 Vehicle Access, Internal Road System and Internal Circulation 1-34 1.4.5 Utilities 1-36 1.4.6 Site Landscaping, Lighting and Recreational Amenities 1-41 1.4.7 Open Space System 1-43 1.4.8 Site Management 1-44 1.5 Permits and Approvals Required 1-44 1.6 Construction Process and Operations 1-46 1.6.1 General Description of the Construction Process 1-46 1.6.2 Construction Schedule 1-48 1.6.3 Designated Construction Areas 1-49 1.6.4 Trip Generation, Vehicle Access and Public Roadway Use 1-49 1.6.5 Soil and Materials Management Plan 1-49 1.6.6 Erosion and Sedimentation Controls 1-54 1.6.7 Excess Soil Disposition 1-55 2.0 NATURAL ENVIRONMENTAL RESOURCES 2-1 2.1 Soils and Topography 2-1 2.1.1 Existing Conditions 2-1 2.1.2 Anticipated Impacts 2-7 2.1.3 Proposed Mitigation 2-19 2.2 Water Resources 2-20 2.2.1 Existing Conditions 2-20 2.2.2 Anticipated Impacts 2-39 2.2.3 Proposed Mitigation 2-47 2.3 Ecology 2-47 2.3.1 Existing Conditions 2-47 2.3.2 Anticipated Impacts 2-60 2.3.3 Proposed Mitigation 2-64 2.4 Air Quality 2-65 2.4.1 Existing Conditions 2-65 Page v Greybarn-Sayville PDD-GS Change of Zone Application DEIS 2.4.2 Anticipated Impacts 2-67 2.4.3 Proposed Mitigation 2-70 3.0 HUMAN ENVIRONMENTAL RESOURCES 3-1 3.1 Vehicle Traffic, Transportation and Roadways 3-1 3.1.1 Existing Conditions 3-2 3.1.2 Anticipated Impacts 3-16 3.1.3 Proposed Mitigation 3-28 3.2 Land Use, Zoning and Plans 3-30 3.2.1 Existing Conditions 3-30 3.2.2 Anticipated Impacts 3-36 3.2.3 Proposed Mitigation 3-47 3.3 Community Facilities and Services 3-48 3.3.1 Existing Conditions 3-49 3.3.2 Anticipated Impacts 3-53 3.3.3 Proposed Mitigation 3-60 3.4 Community Character 3-61 3.4.1 Existing Conditions 3-61 3.4.2 Anticipated Impacts 3-68 3.4.3 Proposed Mitigation 3-74 3.5 Cultural Resources 3-75 3.5.1 Existing Conditions 3-75 3.5.2 Anticipated Impacts 3-79 3.5.3 Proposed Mitigation 3-80 3.6 Emergency Preparedness 3-80 3.6.1 Existing Conditions 3-80 3.6.2 Anticipated Impacts 3-83 3.6.3 Proposed Mitigation 3-84 3.7 Open Space and Recreation 3-84 3.7.1 Existing Conditions 3-84 3.7.2 Anticipated Impacts 3-84 3.7.3 Proposed Mitigation 3-85 3.8 Local Economy 3-85 3.8.1 Existing Conditions 3-85 3.8.2 Anticipated Impacts 3-88 3.8.3 Proposed Mitigation 3-94 4.0 OTHER REQUIRED SECTIONS 4-1 4.1 Construction-Related Impacts 4-1 4.1.1 Noise 4-1 4.1.2 Odors and Dust 4-3 4.1.3 Trip Generation, Vehicle Access, Parking, and Loading/Unloading & Staging Areas 4-4 Page vi Greybarn-Sayville PDD-GS Change of Zone Application DEIS 4.1.4 Excess Soil Disposition 4-5 4.1.5 Proposed Mitigation 4-5 4.2 Cumulative Impacts 4-6 4.2.1 Other Pending Projects 4-7 4.2.2 Resource Impact Assessment 4-8 4.2.3 Summary and Conclusion 4-14 4.3 Adverse Impacts that Cannot be Avoided 4-14 4.4 Irreversible and Irretrievable Commitment of Resources 4-15 4.5 Effects on the Use and Conservation of Energy Resources 4-15 4.6 Growth-Inducing Aspects 4-16 5.0 ALTERNATIVES CONSIDERED 5-1 5.1 Alternative 1: No Action 5-5 5.1.1 Description of Alternative 1 5-5 5.1.2 Comparison of Impacts to Proposed Project: Alternative 1 5-5 5.1.3 Conclusions 5-5 5.2 Alternative 2: Development per Existing Zoning 5-7 5.2.1 Description of Alternative 2 5-7 5.2.2 Comparison of Impacts to Proposed Project: Alternative 2 5-8 5.2.3 Conclusions 5-9 5.3 Alternative 3: Proposed Project at Reduced Yield 5-9 5.3.1 Description of Alternative 3 5-9 5.3.2 Comparison of Impacts to Proposed Project: Alternative 3 5-10 5.3.3 Conclusions 5-11 5.4 Alternative 4: Rezone to Residence AA District with Recreational Use 5-11 5.4.1 Description of Alternative 4 5-11 5.4.2 Comparison of Impacts to Proposed Project: Alternative 4 5-13 5.4.3 Conclusions 5-14 5.5 Alternative 5: Multi-Generational Housing 5-14 5.5.1 Description of Alternative 5 5-14 5.5.2 Comparison of Impacts to Proposed Project: Alternative 5 5-16 5.5.3 Conclusions 5-17 5.6 Alternative 6: Rezone to Recreational Service G District 5-17 5.7 Alternative 7: Rental Multi-Family and Townhouse Project with On-Site Golf Course 5-18 5.7.1 Description of Alternative 7 5-18 5.7.2 Comparison of Impacts to Proposed Project: Alternative 7 5-19 5.7.3 Conclusions 5-20 5.8 Comparison of Anticipated Impacts, Alternatives 1, 2, 3, 4, 5, & 7 5-20 5.8.1 Soils and Topography 5-20 5.8.2 Water Resources 5-22 5.8.3 Ecology 5-22 5.8.4 Air Quality 5-23 Page vii Greybarn-Sayville PDD-GS Change of Zone Application DEIS 5.8.5 Vehicle Traffic, Transportation and Roadways 5-23 5.8.6 Land Use, Zoning and Plans 5-27 5.8.7 Community Facilities and Services 5-28 5.8.8 Community Character 5-29 5.8.9 Cultural Resources 5-30 5.8.10 Emergency Preparedness 5-31 5.8.11 Open Space