DRAFT ENVIRONMENTAL IMPACT STATEMENT (DEIS) MARITIME PLANNED DEVELOPMENT DISTRICT (MPDD) CHANGE OF ZONE APPLICATION CANOE PLACE INN (CPI), CANAL & EASTERN PROPERTIES Hamlet of Hampton Bays, Town of Southampton Suffolk County, New York Prepared for: R Squared Development LLC 85 South Service Road Plainview, New York 11803 Contact: Gregg Rechler, President Kristen McCabe, Director of Planning & Land Use (631) 414-8400 Lead Agency: Town of Southampton Town Board 116 Hampton Road Southampton, New York 11968 Contact: Kyle Collins, Planning Director (631) 287-5700 Prepared by: (Environmental Analysis and Planning) Nelson, Pope & Voorhis, LLC (Attorney) 572 Walt Whitman Road Germano & Cahill, P.C. Melville, New York 11747 4250 Veterans Memorial Highway Contact: Charles J. Voorhis; CEP, AICP Holbrook, New York 11741 Phil Malicki, CEP; AICP, LEED® AP Contact: Guy W. Germano, Esq. (631) 427-5665 (631) 588-8778 (Architect) (Engineer) Arrowstreet Sidney B. Bowne & Son LLC 212 Elm Street 235 East Jericho Turnpike Somerville, Massachusetts 02144 Mineola, New York 11501 Contact: Scott Pollack, Principal Contact: Charles J. Bartha, PE (617) 666-7017 (516) 746-2350 Date of Acceptance by Lead Agency: Date of SEQRA Public Hearing: Comments to the Lead Agency are to be submitted by: __ ________________ Copyright 2013 by Nelson, Pope & Voorhis, LLC Page i CPI, Canal & Eastern Properties Maritime Planned Development District (MPDD) Change of Zone Application Draft EIS TABLE OF CONTENTS VOLUME I OF II Page COVERSHEET i TABLE OF CONTENTS ii SUMMARY S-1 Introduction S-1 Description of the Proposed Project S-3 Anticipated Impacts S-5 Proposed Mitigation S-6 Alternatives Considered S-9 Permits and Approvals Required S-10 1.0 DESCRIPTION OF THE PROPOSED PROJECT 1-1 1.1 Project Background, Need, Objectives and Benefits 1-4 1.1.1 Project Background and History 1-4 1.1.1.1 CPI Property 1-4 1.1.1.2 Canal & Eastern Properties 1-9 1.1.2 Public Need and Municipality Objectives 1-10 1.1.2.1 Project Need 1-11 1.1.2.2 Public Need 1-14 1.1.2.3 Municipality Objectives 1-14 1.1.3 Objectives of the Project Sponsor 1-16 1.1.4 Benefits of the Project 1-16 1.1.4.1 Beneficial Re-Use and Improved Aesthetic Conditions 1-16 1.1.4.2 Conformance to the Goals of the Town’s PDD and MPDD Ordinances 1-17 1.1.4.3 Conformance to the Goals of the Pertinent Land Use Plans 1-20 1.1.4.4 Economic Benefits 1-20 1.2 Location and Existing Site Conditions 1-24 1.2.1 CPI Property 1-24 1.2.2 Canal Property 1-25 1.2.3 Eastern Property 1-26 1.2.4 General Discussion of Existing Area Conditions 1-26 1.3 Project Design and Layout 1-27 1.3.1 Proposed Density Exchange 1-27 1.3.2 Overall Site Layout 1-29 1.3.3 Grading and Drainage 1-33 1.3.3.1 CPI Property 1-33 1.3.3.2 Canal Property 1-36 Psage Page ii CPI, Canal & Eastern Properties Maritime Planned Development District (MPDD) Change of Zone Application Draft EIS 1.3.3.3 Eastern Property 1-38 1.3.4 Access, Road System and Parking 1-38 1.3.4.1 CPI Property 1-38 1.3.4.2 Canal Property 1-39 1.3.4.3 Eastern Property 1-39 1.3.5 Sanitary Disposal and Water Supply 1-39 1.3.5.1 Sanitary Wastewater Disposal 1-39 1.3.5.2 Water Supply 1-41 1.3.6 Site Lighting and Landscaping 1-41 1.3.6.1 Site Lighting 1-41 1.3.6.2 Landscaping 1-42 1.3.7 Open Space and Noise Attenuation 1-43 1.4 Construction and Operations 1-43 1.4.1 Construction 1-43 1.4.1.1 CPI Property 1-44 1.4.1.2 Canal Property 1-44 1.4.1.3 Eastern Property 1-45 1.4.1.4 Erosion Control Measures 1-46 1.4.2 Operations 1-47 1.4.2.1 CPI Property 1-47 1.4.2.2 Canal & Eastern Properties 1-48 1.5 Permits and Approvals Required 1-48 2.0 NATURAL ENVIRONMENTAL RESOURCES 2-1 2.1 Soils and Topography 2-1 2.1.1 Existing Conditions 2-1 2.1.1.1 Soils 2-1 2.1.1.2 Topography 2-11 2.1.2 Anticipated Impacts 2-13 2.1.2.1 Soils 2-13 2.1.2.2 Topography 2-16 2.1.3 Proposed Mitigation 2-19 2.2 Water Resources 2-20 2.2.1 Existing Conditions 2-20 2.2.1.1 General Information 2-20 2.2.1.2 CPI Property 2-25 2.2.1.3 Canal Property 2-28 2.2.1.4 Eastern Property 2-29 2.2.2 Anticipated Impacts 2-29 2.2.2.1 CPI Property 2-29 2.2.2.2 Canal Property 2-31 2.2.2.3 Eastern Property 2-34 2.2.3 Proposed Mitigation 2-37 2.3 Ecology 2-38 Psage Page iii CPI, Canal & Eastern Properties Maritime Planned Development District (MPDD) Change of Zone Application Draft EIS 2.3.1 Existing Conditions 2-38 2.3.1.1 CPI Property 2-38 2.3.1.2 Canal Property 2-46 2.3.1.3 Eastern Property 2-54 2.3.1.4 Regulatory Conditions 2-60 2.3.1.5 Rare and Endangered Species Potential 2-62 2.3.2 Anticipated Impacts 2-63 2.3.2.1 CPI Property 2-63 2.3.2.2 Canal Property 2-65 2.3.2.3 Eastern Property 2-66 2.3.2.4 Regulatory Conditions 2-67 2.3.2.5 Rare and Endangered Species Potential 2-68 2.3.3 Proposed Mitigation 2-68 3.0 HUMAN ENVIRONMENTAL RESOURCES 3-1 3.1 Transportation 3-1 3.1.1 Existing Conditions 3-1 3.1.2 Anticipated Impacts 3-5 3.1.3 Proposed Mitigation 3-9 3.2 Land Use, Zoning and Plans 3-9 3.2.1 Existing Conditions 3-9 3.2.1.1 Land Use 3-9 3.2.1.2 Zoning 3-11 3.2.1.3 Land Use Plans 3-14 3.2.2 Anticipated Impacts 3-19 3.2.2.1 Land Use 3-19 3.2.2.2 Zoning 3-21 3.2.2.3 Land Use Plans 3-29 3.2.3 Proposed Mitigation 3-37 3.3 Community Facilities and Services 3-37 3.3.1 Existing Conditions 3-37 3.3.1.1 Fiscal Considerations and Tax Revenue 3-37 3.3.1.2 Educational Services and Facilities 3-41 3.3.1.3 Police Protection 3-42 3.3.1.4 Fire Protection 3-43 3.3.1.5 Public Water Supply 3-43 3.3.1.6 Solid Waste Removal and Disposal 3-44 3.3.1.7 Energy Services 3-44 3.3.1.8 Recreation Facilities 3-45 3.3.2 Anticipated Impacts 3-45 3.3.2.1 Fiscal Considerations and Tax Revenue 3-45 3.3.2.2 Educational Services and Facilities 3-51 3.3.2.3 Police Protection 3-54 3.3.2.4 Fire Protection 3-54 Psage Page iv CPI, Canal & Eastern Properties Maritime Planned Development District (MPDD) Change of Zone Application Draft EIS 3.3.2.5 Public Water Supply 3-55 3.3.2.6 Solid Waste Removal and Disposal 3-55 3.3.2.7 Energy Services 3-56 3.3.2.8 Recreation Facilities 3-56 3.3.3 Proposed Mitigation 3-56 3.4 Community Character 3-57 3.4.1 Existing Conditions 3-57 3.4.1.1 Aesthetic Resources 3-57 3.4.1.2 Noise 3-59 3.4.2 Anticipated Impacts 3-64 3.4.2.1 Aesthetic Resources 3-64 3.4.2.2 Noise 3-68 3.4.3 Proposed Mitigation 3-71 3.5 Historic and Archaeological Resources 3-71 3.5.1 Existing Conditions 3-71 3.5.1.1 Archaeological Resources 3-72 3.5.1.2 Historic Resources 3-78 3.5.2 Anticipated Impacts 3-80 3.5.2.1 Archaeological Resources 3-80 3.5.2.2 Historic Resources 3-80 3.5.3 Proposed Mitigation 3-81 4.0 OTHER REQUIRED SECTIONS 4-1 4.1 Construction-Related Impacts 4-1 4.2 Cumulative Impacts 4-3 4.2.1 Other Pending Projects 4-3 4.2.2 Land Use Plans and Regulations 4-5 4.2.3 Resource Impact Assessment 4-7 4.2.3.1 Soils and Topography 4-7 4.2.3.2 Water Resources 4-7 4.2.3.3 Ecology 4-8 4.2.3.4 Transportation 4-8 4.2.3.5 Land Use, Zoning and Plans 4-8 4.2.3.6 Community Facilities and Services 4-8 4.2.3.7 Community Character 4-9 4.2.3.8 Historic and Archaeological Resources 4-9 4.2.3.9 Construction-Related Impacts 4-9 4.2.3.10Economic Impacts 4-10 4.3 Adverse Impacts That Cannot Be Avoided 4-10 4.4 Irreversible and Irretrievable Commitment of Resources 4-11 4.5 Growth-Inducing Aspects 4-11 4.6 Effects on the Use and Conservation of Energy Resources 4-12 5.0 ALTERNATIVES CONSIDERED 5-1 Psage Page v CPI, Canal & Eastern Properties Maritime Planned Development District (MPDD) Change of Zone Application Draft EIS 5.1 Alternative 1: No Action 5-1 5.1.1 CPI Property 5-1 5.1.2 Canal Property 5-3 5.1.3 Eastern Property 5-3 5.1.4 Assessment of Alternative 1 Impacts 5-3 5.2 Alternative 2:Full As-of-Right Build-Out 5-4 5.2.1 CPI Property 5-4 5.2.2 Canal Property 5-5 5.2.3 Eastern Property 5-6 5.2.4 Assessment of Alternative 2 Impacts 5-6 5.3 Impact Comparison 5-7 6.0 REFERENCES 6-1 TABLES 1-1 Tax Lots 1-1 1-2 Summary of Key Fiscal Findings 1-21 1-3 Summary of Key Economic Findings 1-22 1-4 Comparison of Values, Public Benefits vs.