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HomeMy WebLinkAboutPeconic landing �h NELSON, POPE 6 VOORHIS, LLC ENVIRONMENTAL • PLANNING C O N S U L T I N G CHARLES J.VOORHIS,CEP.AICP•ARTHUR J.KOERBER,PE. VINCENT G.DONNELLY.PE. •VICTOR BERT,P.E.•JOSEPH R.EPIFANIA,P.L.-ROBERT G.NELSON,JR,PE •CHRISTOPHER W.ROBINSON.P.E. November 14 1997 "' •�'"' Mr. Bennett Orlowski, Chairman Southold Planning Board Town Hall, 53095 Main Road ;? NX IT lei ' P.O. Box 1179 'J Southold, NY 11971 Re: Review of Long EAF, Parts 1 and 3 Peconic Landing at Southold SCTM No. 1000-035-1-25 N&P No. 97291 Dear Mr. Orlowski: As per your request, we have completed a review of the Long EAF, Parts 1 and 3 for the above referenced project, which were submitted together. The parcel has been field inspected by NP&V, and the LEAF, Part 1 has been reviewed and amended as necessary. A copy of the revised Part 1 and a Part II LEAF checklist prepared by our office are attached. A narrative report of our findings is presented below. The parcel has been inspected, and environmental references concerning the site and area have been consulted. The site consists of 144.77 acres of land in the hamlet of Greenport, in the Town of Southold. The proposed project, which is described as a residential lifecare community, would offer a variety of living options for senior citizens ranging from independent living to spilled nursing care. The site plan shows a total of 118 detached single family cottages, 132 attached apartments, 24 assisted living units and a 32 bed Skilled Care Center. A previous application for the project site involved a 350 unit condominium development known as the Breakers at Lands End, which is referenced for comparison throughout the Long EAF, Part 3. The Peconic Landing property is located to the east of the Village of Greenport, on the north side of New York State Route 25 (Main Road). The site is immediately west of the Islands End Golf Course, and extends from Route 25 to Long Island Sound. A swale runs through the center of the site from south to north, although the topography to the east and west of the swale is relatively flat. There are two groundwater fed kettle ponds within the swale, with associated wetland habitats. The northern wetland is located at a low point between the bluffs, just above the beach. The bluffs rise to a maximum height of fifty feet, with only a slight dune at the base of Page I 572 WALT WHITMAN ROAD, MELViLLE, NY 11747-2188 (51 61 427-5665 FAX (516] 427-5620 0 Peconic Landing @ Greenport Long EAF,Part 3 Review the swale near the wetland. Most of the site is characterized by early successional species and was historically used for agricultural crops and pasturing of livestock. The northern pond and adjacent dune have been disturbed by human activity, and the wetland vegetation is dominated by the opportunistic common reed (Phragmites australis). The southern pond is relatively pristine, with a wide wooded buffer. Areas of woodland are also found along the eastern border of the site. There are several historic and recent buildings on the southern portion of the site, including Brecknock Hall, a large stone mansion built in the early 19th century by the Floyd family. In addition, the Village of Greenport maintains a water pump station in the central portion of the site, which will remain under the proposed plan. Sand mining has also occurred on the property, and there is a large exposed pit to the west of the pump station. Dirt trails and pathways are found throughout the parcel, and vehicle access to the beach is possible from a trail along the eastern bluff. A poured concrete foundation is present to the southeast of the northern wetland. This foundation appears to be fairly recent and was likely intended for a large home which was never completed. A large pile of excavated fill remains near the foundation. The project site contains a variety of important environmental resources, including unusual geologic features, surface water features, wetlands, a variety of ecological habitats, and historic resources. This review will discuss the proposed project and its potential impact on these resources. Geologic Resources The project site contains a variety of important local geologic features, including high bluffs along Long island Sound and a swale with kettle ponds running through the center of the property. In addition, there are limited areas of steep slopes elsewhere on site, although the steepest slopes are associated with the wetland borders. The Long EAF Part 3 does not provide a slope analysis for the property, however it is clear that some construction in areas of steep slopes over 15 percent will occur. This construction will include excavation and expansion of both wetland areas, as well as construction of roads and buildings. There is a high potential for erosion impacts as a result of the proposed project, particularly near the southern, more pristine wetland. It should be possible to mitigate these potential geologic impacts of the project, however, appropriate documentation has not been provided. A slope analysis and erosion control plan should be provided by the applicant so that the impacts can be assessed. The site plan does include the proposed grading for the project, but erosion control measures are only discussed in brief within the Long EAF, Part 3. It appears as though slopes as great as 25 percent will be created adjacent to the newly restored wetland areas. A slope analysis would also be useful in determining if relocation of building or other site amenities might be useful in minimizing erosion impacts. For instance, the proposed community center and apartment building will N � Page 2 NELSON. POPE 6 VOORHIS. LLC ENVIRONMENTAL + FLANNING • CONSULTING Peconic Landing @ Greenport Long EAF,Part 3 Review be located in the swale between the two wetlands, which contains steep slopes as well as slight depressions. Location of these buildings as proposed may result in erosion and significant changes to the drainage patterns within the swale, and alternative locations and/or mitigation might be considered which minimizes disturbance between the wetlands. One of the benefits of the proposed project is that the existing sand mine on site will be the location of a newly created stormwater wetland retention basin. This will minimize the need for off site disposal of sediments from the property, and is a creative use of the excavated pit. The proposed plan also provides adequate protection of the bluff to minimize erosion. A 100 foot setback would be maintained, with the exception of the proposed pedestrian footpath. The path follows the existing earth road where possible, and would require only minimal clearing of vegetation. In addition, the proposed gazebos will be located in areas which are already cleared, allowing residents to overlook the Sound, while minimizing disturbance to the bluff. The proposed plan does not show a beach access point, although the proposed footpath descends to the dune on the north side of the northernmost pond. To the east, the footpath would follow the existing earth road, and would not require additional erosion control measures. The slope is relatively gentle in this area, and would allow handicapped accessibility. To the west, grading and erosion control for the proposed path would be necessary, and more detailed plans should be required as part of the ongoing review process to insure that erosion in this area is minimal. The dune at the base of the swale is currently unvegetated, and restoration of beach grass in this area and installation of a boardwalk would help limit future storm impacts. Water Resources The project site is located within Groundwater Zone IV, and there is an existing water supply pump station on site. Groundwater resources are only briefly discussed in the Part 3, Long EA1F as impacts are expected to be minimal. The proposed retirement community will be served by the both the local water authority and by the Greenport sewer district, and thus sanitary flow from the site will not impact local groundwater quality. The permanent utility easement shown on the boundary survey should be shown on the site plan to ensure this easement is maintained. The Town may wish to consider asking the applicant to develop best management strategies for limiting use of fertilizer and pesticides on site, which would further reduce the groundwater impacts of the proposed project. Of greater concern are the potential impacts to surface water resources on site, which include two freshwater ponds within the swale which drains towards Long Island Sound. The proposed project will involve extensive engineering - of a positive overflow, stormwater detention, basin with a biofiltration system. The biofiltration system is intended to minimize the pollution load in both groundwater and surface water. Stormwater runoff would be directed into a micropool to allow settling of sediments, and would then flow along a meandering channel vegetated with wetland species. The Page 3 NELSON, POPE 6 VOORHIS. LLC EMARC NIVIENTAL PLANNING • CONSULTING • • Peconic Landing(g Greenport Long EAF,Part 3 Review vegetation is intended to slow the velocity of stormwater flow to filter sediments and reduce pollutant loads. Overflow from extreme storm events would be directed to the existing southern wetland. This wetland would be expanded to include a plunge pool at the stormwater outlet and a channel flowing into the existing pond. While this system appears to be well designed, the impacts on the relatively pristine existing wetland have not been analyzed. Drainage calculations were not included in information received by this office, so a determination of capacity can not be made. This information should be submitted to the Town Board for drainage review and would be useful in a revised Long EAF, Part 3. Additional information on the impact of the proposed project on this wetland is needed. An alternative might explore other options for the discharge of overflow stormwater. In addition, the hydrology of the existing wetlands, including an analysis of the contributing drainage should be included to ensure that neither wetland is adversely affected by the diversion of stormwater which would otherwise enter the existing basins. Ecological Resources The existing vegetation of the project site is predominantly successional old field and successional shrubland. There are limited areas of oak-beech and early successional woodland, as well as wetland, beach, and maritime shrubland habitats. As currently proposed, the project would preserve almost all of the wetland and maritime shrubland vegetation, as well as portions of the existing woodlands. The applicant has not provided a habitat map within the Long EAF. It is recommended that the-applicant provide such a map in a revised Long EAF. This would help with the identification of areas of woodland on site which might be preserved as clusters within the proposed landscaping areas. There is an extensive area of oak-beech woodland along the eastern border of the property, as well as buffers of woodland around the perimeter of the wetlands. Although this is not virgin forest, there are trees of significant size and a well established understory of mountain laurel. These areas should be retained where possible and incorporated into the landscaping design for the site. In general, the impacts to the vegetation along the top of the bluff and along the beach should be minimal under the proposed plan. The vegetation along the top of the bluffs has been described as maritime shrubland, and will be almost entirely protected within the proposed 100 foot setback from the bluff. This area would be maintained as natural vegetation, with the exception of a narrow pedestrian path for use by community residents. Three gazebos are proposed along the top of the bluffs, but would be located in areas which are already cleared. The dune to the north of the northern wetland is a partially cleared. The Town may wish to require revegetation of this area, which might also include a boardwalk or similar structure for beach access, as access is not provided under the current plan. Page 4 NELSON, POPE 6 VOORHIS. LLC ENVIRONMENTAL • PLANNING . CONSULTING • • Peconic Landing Q Greenport Long EAF,Part 3 Review The proposed plan would involve excavation to expand both of the existing wetlands. This expansion and the creation of the proposed stormwater wetland will substantially increase the area of wetlands on site, however, the applicant must ensure that impacts to the native wetland habitats are not significant. The northern existing wetland is already somewhat disturbed, and consists of a pond with a fhnge of common reed to the north and a large area dominated by common reed to the south. Under the proposed plan, this southern area would be excavated to create a second pond, reducing the total area of common reed and creating an additional open water environment. The Long EAF, Part 3 does not discuss the applicants rationale for this proposal, and it would not be advisable if the area were not already disturbed. There is an opportunity to improve the ecological value of the wetland, and the Town may wish to require that the applicant consider removal of all of the common reed, with replanting to create a more diverse wetland. While it is not expected that the removal of the common reed and creation of a pond would have an adverse impact if properly and carefully constructed, the benefits of such a pond creation could be expanded through the development of a better wetland restoration plan. The southern existing wetland is more pristine, and consists of a glacial kettle with red maple and understory shrubs growing out of a shallow pond. Under the proposed plan, the southern border of the wetland would be expanded for the creation of a plunge pool and channel, which would carry overflow from the newly created stormwater basin to the south to the existing pond. The border of the wetland is relatively abrupt due to the presence of steep slopes, and thus the proposed expansion would not require extensive removal of existing wetland species, however, the impact of the proposed plan on the existing wetland should be studied in greater detail, particularly in view of the proposed grading and slopes. The submitted Long EAF only briefly discusses the hydrology of the wetland and impact to wetland species. The Town may wish to ask the applicant to consider other options for the handling of stormwater overflow from the proposed detention basin. Although it is expected that the biofilter of the stormwater basin will reduce the level of pollutant in runoff, the changes in hydrology, grading, and removal of wetland species is expected to have a significant adverse impact on this wetland based on the information currently available. Most of the remainder of the site consists of early successional shrubland and old field habitats, which are unlikely to contain significant numbers of rare species. These habitats are common in the vicinity of the site, and thus the proposed development of the upland portion of the site is not expected to result in a significant impacts. In addition, the existing successional habitats and landscaping around Brecknock Hall would be retained and would continue to provide visual screening of the interior of the site. It is not known whether the site contains rare or endangered species. The applicant contacted the New York State Natural Heritage Program, but the sheet listing endangered species found in the vicinity is missing from the Appendix of the Long EAR A single sentence referencing these species is also missing on page 18 of the text of the Page 5 NELSON, POPE 6 VOORHIS, LLC ENVIRONMENTAL • FLANNING • CONSULTING • Peconic banding @ Greenport Long EAF,Part 3 Review Long EAF. The Long EAF does state that Lamont (1997) did not find any of these species on site, but there is no reference for this citation. Given the high level of disturbance on site, it is unlikely that these species are present, however, the applicant should provide this information in a revised Long EAF. Traffic A separate review of the traffic sections of the Long EAF has been prepared by a traffic engineer at Nelson & Pope, LLP, and is attached. The traffic study should be revised in response to these comments. The most substantial comment is that the applicant's engineer did not project the future "No Build" conditions, which should be utilized as a baseline rather than existing conditions. Preliminary results do suggest that traffic impacts will be minimal, and that a signal would not be required; however, substantiation should be provided based on sound traffic engineering principles. Land Use and Zoning The project site is located to the east of Greenport Village along the New York State Route 25 corridor, which contains a mix of residential and retail uses. Immediately east of the site is the Islands End Golf Course, and residential properties are present to the west and along the southern border. The site is zoned for Hamlet Density residential development (HD) with a small area of Limited Business (LB) zoning along Route 25. The maximum development allowed on the HD portion of the site would be approximately 350 condominium units, and the proposed development is an allowed use within the zoning district. Brecknock Hall is located on the LB portion of the site, which could be developed with approximately 108,000 square feet of retail space. The Long EAF suggests that this area would not be developed, as there are tentative plans for use of Brecknock Hall as a performing arts center, stating that this would be a benefit of the proposed plan as compared with the Breakers proposal. While this would be desirable, there is no assurance under the proposed plan that this portion of the parcel would not be developed for business use in the future. As development rights would remain on the LB portion of the property, the Town may wish to explore placement of covenants on the property which would ensure the preservation of Brecknock Hall and minimize the potential for incongruent uses on the remaining LB portion of the site. The proposed retirement community will be in keeping with the development in the surrounding area and is a contemplated used within the zoning district. Thus, as long as development of the LB portion of the site is controlled, the land use impacts of the proposed project are expected to be minimal. Page 6 NELSON. POPE 6 VOORHIS. LLC ENVIRONMENTAL • FLANNING • CONSULTING Peconic Landing @ Greenport Lang EAF,Part 3 Review Visual Resources The project site is most visible from NYS Route 25, although a limited number of viewers observe the site from the adjacent golf course and residences. The proposed site plan includes preservation of a wooded buffer along the eastern border of the site, as well as retention of the landscaped and overgrown areas along Route 25. This area includes several large trees and ornamental species surrounding Brecknock Hall. Shrubby vegetation could also be retained along the western border, and would eventually grow to screen use of the site. Thus, the visual impacts of the proposed project will be minimal and will not intrude into the rural character of the area. Screening vegetation may be necessary along the border of the residence to the east of Brecknock Hall and the caretaker cottage, which is not part of the project site. Although landscaping is not discussed in detail in the Long EAF Part 3, it would be expected that the proposed retirement community will be attractively designed with well developed landscaping. The Town may wish to require a landscaping plan at a later stage of the review process, and such a plan might include use of native species which would reduce the need for fertilization and use of pesticides on site. Native maritime species are readily available, and could easily be included in the landscaping design for the proposed retirement community. Cultural Resources The proposed project site includes a 19th Century mansion, as well as several out buildings, some of which may have historical significance. Brecknock Hall will be retained under the proposed project, but the other buildings would be removed. In addition, the presence of surface water on site suggests that the site could contain prehistoric artifacts in addition to these historic resources. The value of these resources should be investigated more fully. In addition, the site is in an area of general archaeological significance. The combination of these factors indicates that a Stage 1A and 1B archaeology survey would be appropriate as part of a revised Long EAF. Economics The proposed project should result in significant tax generation to local districts. There will be no school children generated as under the previous condominium proposal, and the community will have on site security and health services which should reduce the need for these services within the local community. The Long EAF suggests that up to 80% of residents may come from outside the local area, although the project will accommodate local residents. Thus, the proposed project is desirable, particularly if the environmental impacts of the proposed project can be substantially mitigated. M � Page 7 NELSON. POPE 6 VOORHIS. LLC ENVIROWENTAL . FLANNING • CONSULTING • Peconic Landing @ Greenport Long EAF,Part 3 Review In conclusion, the proposed Peconic Landing Retirement Community appears to be well designed, and includes substantial mitigation, particularly of surface water and groundwater impacts; however, there is a need for an additional environmental study of the site. In order to make an informed decision on the proposed plan, the Town may wish to ask for an expanded Long EAF which would include the following: • A topographic survey with slope analysis, • A hydrological study of the rainage basins on site, with discussion of the potential impacts to the existing wetlands, • Further information on the planting design of the proposed stormwater detention basin, • Further discussion of mitigation of impacts to wetland vegetation, • Exploration of options for wetland restoration and design, • Exploration of alternative stormwater systems which would not involve extensive grading in and adjacent to and within the existing wetland, • Documentation from the Natural Heritage Program on rare species, • Further discussion of the archaeological and historic resources on site, • Delineation of water supply utility easement, and • Preparation of a vegetation/habitat map. A reference list of sources of environmental documentation should also be required, as none is provided in the submitted Long EAR We believe that additional information in the form of a revised Part 3, Long EAF is necessary to demonstrate that a "hard look" has been taken with regard to the potential environmental impacts of the proposed project. This information will be used as a basis for a determination of significance. If you have any questions or wish any further input with regard to this matter, please do not hesitate to call. Very truly yours, NEL , & s, Charles J. oorhis, CEP, AICP enc: Long EAF Parts I& II Page 8 NELSON. POPE 6 VOORHIS. LLC ENVIRONMENTAL . PLA 4NING . CONSULTING 42 0- Peconic Landing r@ Southold Traffic Impact Analysis Review N&P#97291 November 17, 1997 1. LEAF Page 19 • Provide the comparison to the counts obtained from the.municipal agencies. + Typically, traffic counts for use in a Traffic Impact Study are not pzrformed on a Friday, as it is generally not representative of an average or typical day. In this case however, the volumes collected appear reasonable. In addition, August volumes typically represent the worst case scenario as stated in the OF report. 2. LEAF Page 20 * Tho traffic analysis should include a trip generation comparison to the previous studv prepared for the Breakers application to substantiate their claim. 3. EmsiM T_n inee PC Au 12 199? letter - Pae 1 Refer to ronunent 1. above_ • Based on page 1 of rhe LEAF, the proposed breakdown of the project is to be as follows: Single Farnily Detached Residential Collage 118 Units Attached Apartment Units 132 Units 250 Units Assisted Living Center Units 24 Units Skilled Care 32 Units 56 Units The report properly references the LTE Trip Generation Manual, but iniproperly uses the data presented therein. The report trip generation should be revised to rcilec: flits 5ollow.'"U g breakdown: 250 Units Retirement Community, Land Use 250 56 Units Congregate Care facility, Land Use 252 4, Ensign Eplia"i ing, PC Auggst_12. 1997 letter-_Page 2 a. The latest revision of the Highway Capacity Software should be utili?,:,J during the preparation of Traffic Impact Analyses. b. A "No Build" traffic volume condition should be prepared using approv,"i �yowth rate factors and other planned projects This condition would address future t)-ffic renditions in the vicinity of the site without the proposal. Re'.Peconic Landing Ca:,>Southold November 17, 1991 Page 2 C. The traffic gen=ted by the proposal should be superimposed onto the "No Build" condition and the analyses performed_ In this manner,traffic conditions in the future, upon full occupancy of the proposal can be dctcmuned_ d. Level of Senice C is acceptable for left turn movements from the minor street aq)proach of an w signalized intersection. Route 25 is under the jurisdiction of the NYSDOT During their review of the project,the NYSDOT will provide input. i:1972911wrhrevirw TOTNL P.O-,