State
Environmental Quality Review
Draft Scoping Document
Holochuck Homes Subdivision
Town of
Project Number 07-05-612
Date:
Prepared by:
David P. Bors, AICP
Director of
Planning
Keystone
Associates, LLC
Description of Proposed Action
The Project Sponsor, Holochuck Homes, LLC,
proposes the construction of the Holochuck Homes Subdivision on a 111 acre
project site which is located between
Approximately 75 acres occupying the eastern
portion of the property consists of steeply sloping and forested terrain which
will remain undeveloped. This
undeveloped portion of the property will be conveyed to the New York State
Office of Parks, Recreation and Historic Preservation with the understanding
that it will be maintained as undeveloped park land with pedestrian and hiking
trails.
Potential Significant Environmental Impacts
On
1. Physical Change to Project Site relating to construction on slopes in
excess of 10 percent, disturbance of highly erodable soils, and physical
disturbance of approximately 26 acres of undeveloped land that will continue
for more than one year and may involve more than one phase or stage.
2. Non-protected Body of Water relating to the potential disturbance of numerous
intermittent steams which traverse the project site.
3. Water Resources, Drainage and Surface Water
Runoff relating to the creation
of potable water demand in excess of 20,000 gallons per day and to potential
storm water runoff impacts during and after construction.
4. Wildlife and
plants associated
with the removal of approximately 26 acres of forest and meadows that serve as
habitat for local wildlife and which may also contain important or locally
scarce plant species.
5. Aesthetic Resources relating to changes in the visual landscape
as seen from
6. Historic and Archeological Resources concerning proximity of nearby buildings
that may be eligible for listing on the State and National Registers of
Historic Places, and also concerning potential impacts on an area designated by
the New York State Office of Parks and Historic Preservation as sensitive
for archeological sites on the New York State Inventory.
7. Transportation relating to proximity of proposed access
roads to existing intersections, impacts on the level of service of existing
roads and intersections, implications for mass transit service (bus stop), need
for highway modifications and traffic control devices, need for bicycle and pedestrian trails and linkages.
8. Noise relating to potential construction related noise impacts to
surrounding areas.
9. Community Character relating to an increase in development
density which will create additional demand for community services.
DEIS Format and Contents
The format and content of the DEIS for this
project will be prepared in accordance with the provisions of 6 NYCRR
617.9(b). The DEIS will assemble
relevant and material facts, analyze significant adverse impacts and evaluate
reasonable alternatives. The DEIS will
be clearly and concisely written in plain English that can be understood by the
general public. The DEIS will address
the specific impact categories that have been identified through the Scoping
Process. Detailed technical studies will be performed as necessary to identify
and analyze the potentially significant environmental impacts. These technical studies will be summarized
and referenced in the body of the DEIS and also included as an Appendix to the
document.
Narrative discussions will incorporate
graphic illustrations such as tables, charts, and maps to describe the project,
its location, the affected environment, potential impacts and mitigation
measures. Qualitative discussions will
be supplemented with quantitative data where appropriate to thoroughly
identify, describe and evaluate potential environmental impacts. Full scale site and subdivision plans will
accompany the DEIS as an appendix, with pertinent and appropriate drawings and
figures reduced and incorporated into the body of the DEIS.
Following is the Project Sponsor’s proposed
DEIS format and content to address all of the potential significant
environmental impacts that have been identified through the scoping process.
Cover Sheet will identify the DEIS, name of project,
project location, contact information for the lead agency, list of preparers
and dates relating to lead agency acceptance, public hearing and when comments
are due.
Table of Contents including list of figures, list of tables,
appendices and any separately bound documents to be incorporated by reference.
I.
EXECUTIVE SUMMARY
The executive summary will provide a brief
overview of the proposed action, a summary of reasonable alternatives, summary
of all potential environmental impacts and proposed mitigation measures, any issues
of controversy, and a listing of federal, state and local permits and approvals
that will be required.
II.
DESCRIPTION OF PROPOSED ACTION
This section of the DEIS will include a
concise description of the proposed action, its purpose, public need and benefits,
and objectives of the project sponsor.
The project schedule and phasing of the proposed development will also
be discussed. Included in this section
will be a detailed description of the proposed buildings including the overall
layout, size, height, dimensions, and
configuration of the buildings on the project site, typical building floor
plans, and architectural renderings of the proposed buildings detailing the colors, finishes and architectural theme
of the proposed buildings. The description will also include a detailed analysis of
the justification of the number of dwelling units proposed in the project, and
an analysis of the target market for the proposed subdivision and how the
development relates to the
III.
ENVIRONMENTAL SETTING, IMPACTS
This section will be structured to describe
each component of the environment where potential impacts have been identified,
describe the nature and magnitude of anticipated impacts at a level of detail that reflects the severity of the
impacts and the reasonable likelihood of their occurrence, and the
proposed mitigation measures to reduce these impacts as specifically detailed
below.
A.
Project Site
The proposed development will result in a
physical change to the project site and will occur in areas with slopes as
great as 15 percent and may involve disturbance of areas with highly erodable
soils. Construction activities may occur
for more than one year and may involve multiple phases. As such, appropriate interim and permanent measures
will be taken to stabilize the impacted portions of the project site during,
between and following periods of active construction. In order to properly
address these concerns this section will include a discussion of the topography
and soils of the project site, identify potential impacts and describe propose
mitigation measures to reduce impacts.
1.
Topography
a. The topography of the project site will be
described based upon the topographic survey that was prepared for the proposed
project.
b. Mapping will be prepared to illustrate
slopes in the following percent ranges: 0 to 10, 10 to 20 and slopes greater
than 20%.
c. Proposed construction in areas of moderate
to steeply sloping terrain will be identified and described.
d. Proposed cut and fill areas will be
identified and described and a cut and fill analysis will be prepared to
identify whether there will be a need to bring in additional fill or dispose of
excess cut off site.
e. Impacts of importing fill or disposing of
excess cut materials will be described including identification of haul routes,
impacts on the affected roadways and the number of equivalent truckloads to
import fill or export excess material from the project site.
f.
A
grading plan will be prepared to show existing contours and proposed earth work
and grading contours. The goal of the grading plan will be to balance the
amount of cut and fill to minimize the import or export of materials to and
from the project site. Side slope grades
of all cut and fill areas will be set to minimize potential for future erosion.
2.
Soils
a. Soils on the project site will be identified
and mapped based upon soils data and mapping contained in the ‘Soil
b. Describe the suitability of on site soils to
support the proposed construction of roads, buildings, and storm water
management facilities.
c. Identify and map soils that are susceptible
to high rates of erosion and discuss their likelihood of being impacted by the
proposed development.
d. Potential for short and long term erosion
impacts will be discussed.
e. Describe the mitigation measures to reduce
erosion and sedimentation during and after construction. Cite specific details and provisions of
erosion and sedimentation control plan and the stormwater pollution prevention
plan and compliance with NYSDEC Phase II Stormwater Regulations.
B.
Streams/Non-protected
Bodies of Water
This section will focus on the potential
impacts of construction and development on the numerous non-regulated
intermittent streams that traverse the project site. This section will involve the following:
1.
Consultation
with NYSDEC and US Army Corps. of Engineers concerning regulatory status of all
streams that may be affected by the proposed development.
2.
Identification
and description of streams, and associated watersheds on and in the vicinity of
the project site including stream name and regulatory classification in
accordance with federal, state and local laws.
3.
Discussion
of pre- and post-development drainage patterns, proposed drainage structures, impacts
to streams including number and type of proposed stream crossings, proposed
stream modifications and amount of physical disturbance to existing streams.
4.
Discussion
of physical measures to avoid or minimize stream impacts including proposed
grading details, stream bank stabilization, and erosion control measures such
as seeding and mulching of disturbed areas along or within drainage swales and
stream banks.
C.
Surface and Groundwater Resources, Drainage
Characteristics and Surface Water Runoff
The proposed development will result in
increased water consumption and will create additional impervious surfaces
which can lead to an increase in stormwater runoff volumes and associated
erosion and sedimentation impacts. As
such, this section will include a discussion of the following:
1.
Quantify
the projected water consumption associated with the proposed development and
describe how this demand will be met.
2.
Consult
with representatives of the municipal water and sewer districts and document
capability of existing municipal systems to serve the proposed development. Describe any improvements that will be
required to extend municipal water and sewer service to the proposed
development.
3.
Discuss
and reference the engineering report of the proposed water supply and
distribution system that will be included as an appendix to the DEIS.
4.
Describe
pre-development conditions including on-site and off-site watershed mapping,
hydrologic characteristics of the watershed, drainage patterns and, location,
size and capacity of existing storm drainage facilities.
5.
Describe
and quantify the amount of additional impervious surfaces that will be created
by the proposed development.
6.
Evaluate
the potential impacts associated with construction activities and creation of
additional impervious surfaces as they relate to changes in surface water
quality and quantity, on and downstream of the project site, including any impacts to Cayuga Lake.
7.
Calculate
post-development stormwater rates and volumes for various design year storms
and compare to pre-development conditions.
8.
Describe
post-development stormwater runoff quality and compare to pre-development
conditions.
9.
Analyze
potential for downstream flooding.
10.
Describe
measures that will be taken to mitigate potential impacts.
11.
Discuss
compliance with NYSDEC and Town of
12.
Discuss
and reference the SWPPP including all proposed stormwater management facilities
and measures required to attain a zero increase in stormwater runoff from the
subject property following development.
13.
Discuss
mitigation measures required to meet SPDES stormwater discharge requirements
for water quality.
D.
Wildlife and Plant Resources
This section will discuss the potential
impacts to plant and wildlife habitat associated with the removal of
approximately 26 acres of forest and meadow for the construction of the
proposed development.
1.
Consult
with NYSDEC and US Fish and Wildlife Service concerning existing databases and
files regarding plant and animal species and wildlife habitats relative to the
project site.
2.
Perform
field surveys of the project site by a qualified biologist to inventory
existing wildlife flora and fauna with special attention given to presence of
important habitat for local wildlife and the presence of important or locally
scarce plant species.
3.
Summarize
the findings of the field surveys including any significant, important,
threatened, endangered or rare plant or animal species or wildlife habitats
that may have been identified. Include in the summary the length of the surveys and the
time of year the surveys are performed.
4.
Quantify
the amount of wildlife habitat that is subject to disturbance or removal as a
result of the proposed development.
5.
Discuss
potential impacts to wildlife resources and habitats.
6.
Consult
with NYSDEC and US Fish and Wildlife concerning any special mitigation measures
that may be required to address any significant impacts.
7.
Discuss
the applicable mitigation measures identified as necessary or required by the
NYSDEC, US ACOE or by the Town.
8.
Include a reference and description of the Tompkins County Unique
Natural Area number 97 "Indian Creek Gorge and
9.
Prepare a tree preservation and landscaping plan including areas
of existing trees to be preserved and cut and a preliminary approach to
landscaping.
E.
Aesthetic Resources
This section will address the impact of the
proposed development upon views from
1.
Provide
narrative and photographic documentation of the existing visual landscape.
2.
Prepare
a view shed map to illustrate areas from which the site may be visible based
upon topography and line of sight analysis.
3.
Discuss
line of sight and existing visual buffers that affect views of the site from
various vantage points. Specific vantage points to
consider include Cornell University on east hill, Village of Cayuga Heights,
going south on NYS Route 13 from the Pyramid Mall, Myers Point Park in Lansing,
Stewart Park in the City of Ithaca, Ithaca College/NYS Route 96B on south hill.
4.
Identify
critical receptor points where the visual environment is considered an
important aspect of the site. It is
assumed that critical receptor points will be identified along Trumansburg and
the east and west shores of
5.
Describe
project components that may result in a change in the views from the critical
receptor points, including building colors,
materials, height, roof pitch. Discuss
possible variations in architectural styles and features to encourage
architectural diversity.
6.
Prepare a visual impact analysis that will include
the following:
a. Photographs of existing views of the project
site during leaf off conditions.
b. Photographic simulations of the full
build-out conditions from each critical receptor point.
c. Provide description of views from critical
receptors of the proposed development using, photographs and graphic
illustrations.
d. Discuss compatibility of the proposed
development with the surrounding visual landscape.
7.
Discuss
appropriate mitigation strategies to minimize any adverse visual impacts. These strategies may include architectural
treatments and themes consistent with adjacent properties, visual screening and
landscaping, and/or modification or relocation of specific project components
to reduce impacts.
8.
Discuss project lighting, including street lights and other
residential lights, and the possible impacts of lighting on the surrounding
areas.
F.
Historic and Archeological Resources
The project site is located adjacent to some
buildings that may be eligible for inclusion on the State and National
Registers of Historic Places. In
addition, the proposed development may impact an area designated as sensitive
for archeological sites on the New York State Site Inventory. This section will document the following:
1.
Consult
with NY State Historic Preservation Office (SHPO) to determine the potential
impact on historic and archeological resources. Determine the need to perform a
Phase 1A Cultural Resources
2.
Conduct
a Phase IA Cultural Resources
3.
Summarize
the results of consultation with SHPO and the Phase IA Cultural Resources
survey, if required.
4.
Conduct
a Phase 1B Report, if required.
5.
Discuss
impacts as a result of development within or adjacent to sensitive historic or
archeological resources.
6.
Develop
a plan to implement mitigation measures needed or required by SHPO and/or as
recommended in the Phase 1A Cultural Resource
G.
Transportation
The applicant has prepared and submitted to
the Town Planning Board a Preliminary Transportation Study to address traffic
and transportation related impacts associated with the proposed project. In light of review comments provided by the
Planning Board and included in the Positive
Declaration, the transportation study in the
DEIS will include additional analysis which will form the basis of the
discussion in this section of the DEIS. This
section of the DEIS will include the following.
1.
Assemble
and review available traffic data from NYSDOT,
2.
Describe
existing roadway system serving the project site including number of lanes,
roadway conditions, traffic controls and signal timing.
3.
Describe
the internal road network for the proposed development.
4.
Provide
a comparison of existing traffic conditions with conditions under the full
build out of the proposed development.
5.
Perform
capacity analysis under existing and proposed conditions to address the
following.
a. NYS Route 96 intersection with proposed
access drives.
b. Route 96 / Bundy Road Intersection (secondary access analysis).
c. Route 96 /
d. Route 96 /
e. Route 96 (
f.
Route
96 /
g. Impact on access from minor streets and
driveways to Route 96 from
6.
Capacity
analysis will consider average daily and a.m. and p.m. peak hour volumes under
existing and proposed conditions and will factor traffic generated from
7.
Project
additional demand from the proposed development for transit service and
potential for additional bus stops or shelters.
8.
Impact
of additional pedestrian and bicycle traffic that may be generated from the
proposed development and description of provisions to accommodate this traffic.
This will include detailed locations and descriptions
of sidewalks, bicycle lanes, trails, and walkway connections to the
9.
Discussion
of the routes, frequency and duration of construction vehicular traffic and
impacts on traffic operation. Discuss proposed measures for maintenance and
protection of traffic.
10.
Description
of proposed mitigation strategies to minimize traffic impacts including the
need for additional turning lanes and traffic control devices at impacted
intersections.
11.
Provide a general neighborhood livability analysis that considers
existing driveway delays and traffic conditions for area residents and how the
proposed development will relate to the existing livability conditions.
H.
Noise Impacts
This section will include a description of
the existing ambient noise levels in the vicinity of the project site and will
discuss increased noise levels associated with construction activities. A discussion of proposed mitigation
strategies to reduce construction related noise impacts will be provided. Possible strategies may include but are not
limited to the scheduling of major construction activities to less sensitive
periods of the day, limiting construction activities to typical workday hours,
and routing construction vehicle traffic away from residential areas to the
extent possible.
I.
Community Character
The proposed action will result in increased
population density and will create additional demand for public services and
facilities. This section will include
the following.
1.