DRAFT SUPPLEMENTAL ENVIRONMENTAL IMPACT STATEMENT Type I Action HIGHGATE-WOODLANDS AT NORTH SALEM Reed Road TOWN OF NORTH SALEM, WESTCHESTER COUNTY, NEW YORK Volume I Tax Lot Numbers Sheet 2, Block 1734, Lots 15, 16, 19 Lead Agency: TOWN OF NORTH SALEM TOWN BOARD Town of North Salem 266 Titicus Road North Salem, New York, 10560 Contact: Veronica Howley, Town Clerk Telephone: (914) 669-5577 Fax: (914) 669-8670 Owner of Subject Property: Project Owner/Applicant: JoFlo of North Salem Box 20720 Cherokee Station New York, NY 10021-0074 (212) 988-8253 Lead Agency Acceptance Date:_April 23, 2013__ SEQR Public Hearing Date:__June 25, 2013____ Deadline for comments to be submitted to Lead Agency__July 25, 2013_ April 22, 2013 Consultants, Organizations, and Individual Contributors to the DSEIS Prepared By: TIM MILLER ASSOCIATES, INC. 10 North Street Cold Spring, New York, 10516 Attention: Jon Dahlgren (845) 265-4400 Fax: (845) 265-4418 email: [email protected] Project Engineer: Keane Coppelman Gregory Engineers, P.C. 113 Smith Avenue Mount Kisco, New York, 10549 Attn: Peter Gregory (914) 241-2235 Fax: (914) 241-6787 email: [email protected] Project Hydrogeologist: SSEC 4 Deer Trail Cornwall, New York, 12518 Attn: Sergio Smiriglio (845) 534-3816 Fax: (886) 334-1883 email: [email protected] Hydrogeologic Engineer: Leggette, Brashears & Graham, Inc. Research Drive, Suite 301 Shelton, CT 06484 Contact: Kenneth Taylor, CPG www.lbgweb.com Tel. (203) 929-8555 Fax. (203) 926-9140 Project Consulting Engineer: Insite Engineering, Surveying & Landscape Architecture, PC 3 Garrett Place Carmel, NY 10512 Contact: Rich Williams, P.E. www.insite-eng.com Tel. (845) 225-9690 Fax. (845) 225-9717 Cultural Resource Consultant: STRATA Cultural Resource Management, LLC P.O. Box 145 Craigmoore, NY 12420 Contact: Jim Turner [email protected] Tel. (845) 647-1390 Highgate-Woodlands at North Salem Draft Supplemental Environmental Impact Statement Town of North Salem, Westchester County, New York Volume I Page 2.1 EXECUTIVE SUMMARY 2-1 3.0 DESCRIPTION OF THE PROPOSED ACTION 3.100 Project Purpose, Need, and Benefits 3.110 History and Background 3-1 3.120 Relationship of the Project to the County and Town Plans and Zoning Objectives 3-3 3.130 Revised Objectives of the Project Sponsors 3-7 3.200 Location 3.210 Geographic Boundaries 3-10 3.220 Description of Site Access 3-11 3.300 Design and Layout 3.310 General Site Description 3-11 3.320 Proposed Uses and Project Site Layout; Area and Setback Design Standards 3-17 3.330 Sewage Treatment 3-22 3.340 Water Supply 3-26 03.350 Structures 3-28 3.360 Roads 3-29 3.370 Parking 3-33 3.380 Other Amenities and Improvements for Highgate-Woodlands Site 3-35 3.400 Construction and Operation 3.410 Construction 3-38 3.420 HOA Operation and Maintenance of Water and Sewer Facilities, Roads, and Open Space 3-41 3.500 Approvals and Permits 3.510 All Approvals Necessary in Order to Begin Site Construction 3-43 Highgate-Woodlands at North Salem DSEIS TOC-1 Table of Contents April 22, 2013 4.0 ENVIRONMENTAL SETTING, IMPACTS AND MITIGATION 4.100 Geology, Soils, and Topography 4.110 Subsurface 4.1-1 4.120 Surface 4.1-2 4.130 Topography 4.1-12 Impacts and Mitigation 4.1-13 4.200 Water Resources 4.210 Groundwater 4.2-1 4.220 Surface Water 4.2-7 Impacts and Mitigation 4.2-11 4.300 Air Resources 4.310 Air Quality 4.3-1 Air Quality Impacts and Mitigation 4.3-5 4.320 Noise Levels 4.3-7 Noise Level Impacts and Mitigation 4.3-8 4.400 Terrestrial and Aquatic Equality 4.410 Vegetation 4.4-1 4.420 Fish and Wildlife 4.4-7 4.430 Wetlands 4.4-20 Impacts and Mitigation 4.4-28 4.500 Transportation 4.510 Existing Conditions 4.5-1 4.520 Future Traffic Volumes 4.5-9 Impacts and Mitigation 4.5-9 4.600 Land Use and Zoning 4.610 Existing Land Use and Zoning 4.6-3 4.620 Conformance with County and Local Land Use Plans 4.6-10 4.630 Development Trends 4.6-23 Impacts and Mitigation 4.6-25 4.700 Demography 4.710 Population Characteristics 4.7-1 Impacts and Mitigation 4.7-2 Highgate-Woodlands at North Salem DSEIS TOC-2 Table of Contents April 22, 2013 4.800 Community Services 4.810 Educational Facilities 4.8-1 4.820 Police Protection 4.8-2 4.830 Fire Protection/Emergency Services 4.8-3 4.840 Utilities 4.8-7 4.841 Water 4.8-7 4.842 Sewer 4.8-8 4.843 Electric, Telephone, and Lighting 4.8-13 4.850 Solid Waste Disposal 4.8-13 4.860 Fiscal Impact Analysis 4.8-14 4.870 Recreational Facilities 4.8-19 4.900 Cultural Resources 4.910 Visual Resources 4.9-1 4.920 Historic Resources 4.9-1 4.930 Community Character 4.9-4 5.0 ADVERSE ENVIRONMENTAL EFFECTS THAT CANNOT BE AVOIDED OR ADEQUATELY MITIGATED IF THE PROJECT IS IMPLEMENTED 5-1 6.0 ALTERNATIVES 6.100 Alternative Design/Layouts 6-3 6.200 Alternative Central Sewage Treatment Connection 6-7 6.300 Alternative Size/Density 6-8 6.400 Alternative Uses 6-10 6.500 Alternative Access 6-15 6.600 Alternative Drainage Plan 6-16 6.700 Alternative Construction Plan 6-16 6.800 Previous Proposed Action 6-18 6.900 All Active Adult 6-18 6.10 No Action 6-19 7.0 IRREVERSIBLE AND IRRETRIEVABLE COMMITMENT OF RESOURCES 7-1 8.0 APPENDICES Appendix 1 SEQR Documentation (includes EAF and Wetlands Application) Appendix 2 Correspondence Appendix 3 Stipulation of Settlement; Amendment #1 to Stipulation Appendix 4 Draft Homeowner Association Agreement Appendix 5 Wastewater Treatment Report/Water Facilities Report Appendix 6 Soil Testing Report Appendix 7 Highgate-Woodlands at North Salem Water Supply Report Appendix 8 Blasting Protocol Appendix 9 The Woodlands Pesticide Soil Sampling Investigation Results Appendix 10 Phase IA/IB and Phase II Cultural Resources Report Highgate-Woodlands at North Salem DSEIS TOC-3 Table of Contents April 22, 2013 Appendix 11 Draft R/AMF-2 Zoning Appendix 12 Traffic Impact Study Appendix 13 Stormwater Pollution Prevention Plan Appendix 14 Septic System Mounding Analysis Appendix 15 Surface Water Sampling Results List of Tables Page Table 2-1: Proposed Parcels in Highgate-Woodlands Development 2.1-4 Table 2-2: Summary of Required Permits and Approvals - Highgate Woodlands 2.1-5 Table 2-3: Summary of Required Permits and Approvals - Moderate Income Housing Property 2.1-6 Table 2-4: Alternative Comparison Chart 2.1-43 Table 3-1: Proposed R-1 (Medium Density Residential) Zoning District Bulk and Area Requirements for Single-Family Detached Dwellings 3-5 Table 3-2: Proposed R-AMF/2 (Residential-Adult Multi-Family/Medium Density Zoning District Bulk and Area Requirements for Multi-Family Dwellings 3-6 Table 3-3: Bulk Requirements for GB - General Business (Use group “o”) 3-7 Table 3-4: Proposed Parcels in Highgate-Woodlands Development 3-9 Table 3.5: Development Impacts -- Highgate-Woodlands 3-15 Table 3.6: Lot Area Calculations Special Bulk Requirements - 250-16A Minimal Lot Area Requirement: 1 Acre 3-19 Table 3-7: Bulk and Area Data for Individual Single Family Lots 3-20 Table 3-8: Effluent Standards 3-23 Table 3-9: Town of North Salem Roadway Standards and Specifications 3-30 Table 3-10: Construction Phasing Plan 3-40 Table 3-11: Annual Budget Estimate Highgate-Woodlands Water Works Corporation 3-42 Table 3-12: Annual Budget Estimate Highgate-Woodlands Sewage Works Corporation 3-43 Table 3-13: Summary of Required Permits and Approvals - Highgate-Woodlands 3-44 Table 3-14: Summary of Required Permits and Approvals - Moderate Income Housing Property 3-46 Table 4.1-1: Soil Acreage 4.1-2 Table 4.1-2: Soil Characteristics 4.1-6 Table 4.1-3: Soil Limitations for Selected Uses 4.1-7 Table 4.1-4: Pesticide Sampling Result 4.1-11 Table 4.1-5: Slope Distribution 4.1-10 Table 4.1-6: Proposed Slope Impacts 4.1-15 Table 4.1-7: Erosion Control Measures 4.1-22 Table 4.2-1: Highgate-Woodlands Well Summary 4.2-2 Table 4.2-2: Highgate-Woodlands Property Soils Recharge Rates 4.2-4 Table 4.2-3: On-site Aquifer Recharge Calculations 4.2-4 Table 4.2-4: Summary of Pre-Development Peak Discharge Rates 4.2-8 Table 4.2-5 Highgate-Woodlands Surface Water Sampling Results 4.2-10 Table 4.2-6 Surface Water Quality Standards 4.2-11 Table 4.2-7: Wastewater Discharge Limitations Prior to Subsurface Discharge 4.2-12 Table 4.2.8: Summary of Post-Development Peak Discharge Rates 4.2-18 Table 4.2-9: Comparison of Pre- and Post-development Peak Discharge Rates 4.2-19 Highgate-Woodlands at North Salem DSEIS TOC-4 Table of Contents April 22, 2013 Table 4.2-10: Summary of Water Quality Volumes 4.2-22 Table 4.3-1: Principal Sources of Community Air Pollutants 4.3-1 Table 4.3-2: Federal and State Air Quality Standards 4.3-3 Table 4.3-3: 2008 Regional Air Quality Summary 4.3-4 Table 4.3-4: Construction Noise Impacts 4.3-10 Table 4.4-1: Upland Vegetative Plots 4.4-3 Table 4.4-2: Successional Northern Hardwood Forest Community Observed On-site 4.4-4 Table 4.4-3: Trees to be Removed 4.4-7 Table 4.4-4: Wildlife Having Potential to Occur On-site 4.4-10 Table 4.4-5: Wetland Summary 4.4-24 Table 4.4-6: Summary of Wetland Functions 4.4-26 Table 4.4-7: Summary of Wetland Impacts and Mitigation 4.4-29 Table 4.4-8: Red Maple Hardwood Swamp Wetland Community Vegetation Observed On-site 4.4-34 Table 4.4-9: Emergent Marsh Wetland Community Vegetation Observed On-site 4.4-37 Table 4.5-1: Unsignalized Intersections Level of Service Criteria 4.5-3 Table 4.5-2: Signalized Intersections Level of Service Criteria 4.5-4 Table 4.5-3: Collision Frequency - Hardscrabble Road and Reed Intersection 4.5-7 Table 4.5-4: Recommended Sight Distance Standards 4.5-8 Table 4.5-5: Traffic Volume Comparisons, 1994 and 2004 4.5-9 Table 4.5-6: Traffic Volume Comparison of Baseline to 2009/2010 Counts 4.5-10 Table 4.5-7: Arrival and Departure Traffic Distribution Projected Trips Generated by the Proposed Project 4.5-11 Table 4.5-8: Baseline Condition Level of Service Summary 4.5-12 Table 4.5-9: No Build Condition Level of Service Summary 4.5-13 Table 4.5-10: Build Condition Level of Service Summary 4.5-14 Table 4.5-11: Build Condition with Improvements Level of Service Summary 4.5-15 Table 4.6-1: Proposed Parcels in Highgate-Woodlands Development 4.6-2 Table 4.6-2: Easements and Rights for the Property Owned by JOFLO of North Salem Inc.