Loading...
HomeMy WebLinkAboutPBA-11/06/2006 KENNETH L. EDWARDS MARTIN H. SIDOR GEORGE D. SOLOMON JOSEPH L. TOWNSEND MAIliNG ADDRESS: P.O. Box 11 79 Southold, NY 11971 PLANNING BOARD MEMBERS JERILYN B. WOODHOUSE Chair OFFICE LOCATION: Town Hall Aonex 54375 State Route 25 (cor. Main Rd. & Youngs Ave.) Southold, NY Telephone: 631 765-1938 Fax: 631 765-3136 PLANNING BOARD OFFICE TOWN OF SOUTHOLD RECEIVi:D AGENDA NOV 8 2006 Special Meeting November 6, 2006 4:30 p.m. Southoid Tc.VID Clerk SITE PLANS - STATE ENVIRONMENTAL QUALITY REVIEW ACT Adoption of Final Scope Gaia Holistic Circle: This proposed action requires a special exception and site plan to construct a holistic health center with a total of 114 transient motel rooms consisting of 23 guest lodges totaling 87 accessory motel units (14 lodges containing 3 unit motel rooms & 9 guest lodges containing 5 unit motel rooms). The remaining 27 motel units are to be located in the main spa building along with a 185 seat restaurant (103 private guest seats, 72 public guest seats), 10 public bar seats, office space, retail gift shop, 27 personal service treatment suites and accessory uses. The proposed action also involves a 3,864 sq. ft. private restaurant annex with 45-99 private guest seats and a covered 758 sq. ft. deck, 1,987 sq. ft. manager's residence with a 687 sq. ft. deck, pool, a 7,205 sq. ft. maintenance and utility building, a sanitary waste treatment facility, 1,160 sq. ft. for three (3) gazebos, man-made water features, replacement of the existing bulkhead, dredging of the 16 slip private marina basin, and various outdoor amenities on an 18.7-acre parcel in the Mil Zone located approximately 3,278 ft. slo NYS Road 25 at the sle end of Shipyard Lane, known as 2835 Shipyard Lane, in East Marion. SCTM#1000-38-7-7.1 I KENNETH L. EDWARDS MARTIN H. SIDOR GEORGE D. SOLOMON JOSEPH L. TOWNSEND MAIUNG ADDRESS: P.O. Box 1179 Southold, NY 11971 OFFICE WCATION: Town Hall Annex 54375 State Route 25 (cor. Main Rd. & Youngs Ave.) Southold, NY Telephone: 631 765-1938 Fax: 631 765-3136 I PLANNING BOARD MEMBERS JERILYN B. WOODHOUSE Chair PLANNING BOARD OFFICE TOWN OF SOUTHOLD November 6, 2006 Patricia C. Moore, Esq. 51020 Main Road Southold, NY 11971 Re: Proposed Site Plan for Gaia Holistic Circle, Oki-Do Ltd. Located approximately 3,278 ft. slo New York State Road 25 at the sle end of Shipyard Lane known as 2835 Shipyard Lane in East Marion SCTM# 1000-38-7-7.1 Zone: M-II, Marine II District Dear Mrs. Moore: The following resolution was adopted at a meeting of the Southold Town Planning Board on Monday, November 6, 2006: WHEREAS, this proposed action requires a special exception and site plan to construct a holistic health center with a total of 114 transient motel rooms consisting of 23 guest lodges totaling 87 accessory motel units (14 lodges containing 3 unit motel rooms & 9 guest lodges containing 5 unit motel rooms). The remaining 27 motel units are to be located in the main spa building along with a 185 seat restaurant (103 private guest seats, 72 public guest seats), 10 public bar seats, office space, retail gift shop, 27 personal service treatment suites and accessory uses. The proposed action also involves a 3,864 sq. ft. private restaurant annex with 45-99 private guest seats and a covered 758 sq. ft. deck, 1,987 sq. ft. manager's residence with a 687 sq. ft. deck, pool, a 7,205 sq. ft. maintenance and utility building, a sanitary waste treatment facility, 1,160 sq. ft. for three (3) gazebos, man-made water features, replacement of the existing bulkhead, dredging of the 16 slip private marina basin, and various outdoor amenities on a 18.7 acre parcel in the Mil Zone located approximately 3,278 ft. south of New York State Road 25 at the south east end of Shipyard Lane known as 2835 Shipyard Lane in East Marion. SCTM # 1000-38-7-7.1, and WHEREAS, on July 11, 2006, the South old Town Planning Board, pursuant to Part 617, Article 6 of the Environmental Conservation Law acting under the State Environmental Quality Review Act, initiated the SEQR lead agency coordination process for this Type I action pursuant to Part 617.4 (b) (6) (i); and WHEREAS, on August 14, 2006, the South old Town Planning Board assumed lead agency for this Type I action; and WHEREAS, on September 11, 2006, the South old Planning Board adopted a Positive Declaration for the proposed action; and GAIA Holistic Circle (OKI-DO) Page Two November 6, 2006 WHEREAS, on September 11, 2006, that pursuant to Article 617.13 of the 6NYCC, Part 617 State Environmental Quality Review Act the applicant agents will be financially responsible for costs incurred for the review and posting of the draft and final Environmental Impact Statements by the Town of Southold; and WHEREAS, on October 16,2006, the South old Planning Board pursuant to Article 617.8 held a public scoping meeting from 4:30p-6:00pm and allowed for comments to be received at the Planning Department up to October 26, 2006; be it therefore RESOLVED, pursuant to Article 617.13 of the 6NYCC, Part 617 State Environmental Quality Review Act the applicant will be financially responsible for costs incurred for the review and website posting of the draft and final Environmental Impact Statements by the Town'of Southold as reflected in the estimate of Nelson Pope & Voorhis dated October 30, 2006, subject to modification; and be it further RESOLVED, that the Southold Town Planning Board pursuant to Article 617.8 adopts the FINAL SCOPE FOR DRAFT ENVIRONMENTAL IMPACT STATEMENT prepared by Nelson Pope & Voorhis, LLC dated November 6, 2006 and require that the agent address all issues. If you have any questions regarding the above, please contact this office. Very truly yours, ~,&J~ <?e'rilyn B.'Woodhouse Chairperson cc: Southold Town Zoning Board of Appeals South old Town Building Department Southold Town Clerk for Southold Town Board Scott Russell, South old Town Supervisor South old Town Board of Trustees Southold Town Engineer Mark Terry, LWRP Coordinator Commissioner, NYS DEC New York State Department of State Environmental Notice Buffiletin Ene: Final Scope Suffolk County Department of Health Services NYSDEC - Stony Brook New York State Department of Transportation Suffolk County Water Authority Suffolk County Planning Department Architectural Review Committee Army Corps of Engineers Suffolk County Department of Public Works Suffolk County Department of Health Services Department of Ecology, Kimberly Shaw File KENNETH L. EDWARDS MARTIN H. SIDOR GEORGE D. SOLOMON JOSEPH L. TOWNSEND MAIUNG ADDRESS: P.O. Box 1179 Southold, NY 11971 OFFICE WCATION: Town Hall Annex 54375 State Route 25 (cor. Main Rd. & Youngs Ave.) Southold, NY Telephone: 631 765-1938 Fax: 631 765-3136 PLANNING BOARD MEMBERS JERILYN B. WOODHOUSE Chair PLANNING BOARD OFFICE TOWN OF SOUTHOLD November 6, 2006 Patricia C. Moore, Esq. 51020 Main Road Southold, NY 11971 Re: Proposed Site Plan for Gaia Holistic Circle, Oki-Do Ltd. Located approximately 3,278 ft. slo New York State Road 25 at the sle end of Shipyard Lane known as 2835 Shipyard Lane in East Marion SCTM# 1000-38-7-7.1 Zone: M-II, Marine II District Dear Mrs. Moore: The following resolution was adopted at a meeting of the South old Town Planning Board on Monday, November 6, 2006: WHEREAS, this proposed action requires a special exception and site plan to construct a holistic health center with a total of 114 transient motel rooms consisting of 23 guest lodges totaling 87 accessory motel units (14 lodges containing 3 unit motel rooms & 9 guest lodges containing 5 unit motel rooms). The remaining 27 motel units are to be located in the main spa building along with a 185 seat restaurant (103 private guest seats, 72 public guest seats), 10 public bar seats, office space, retail gift shop, 27 personal service treatment suites and accessory uses. The proposed action also involves a 3,864 sq. ft. private restaurant annex with 45-99 private guest seats and a covered 758 sq. ft. deck, 1,987 sq. ft. manager's residence with a 687 sq. ft. deck, pool, a 7,205 sq. ft. maintenance and utility building, a sanitary waste treatment facility, 1,160 sq. ft. for three (3) gazebos, man-made water features, replacement of the existing bulkhead, dredging of the 16 slip private marina basin, and various outdoor amenities on a 18.7 acre parcel in the Mil Zone located approximately 3,278 ft. south of New York State Road 25 at the south east end of Shipyard Lane known as 2835 Shipyard Lane in East Marion. SCTM # 1000-38-7-7.1, and WHEREAS, on July 11, 2006, the Southold Town Planning Board, pursuant to Part 617, Article 6 of the Environmental Conservation Law acting under the State Environmental Quality Review Act, initiated the SEQR lead agency coordination process for this Type I action pursuant to Part 617.4 (b) (6) (i); and WHEREAS, on August 14, 2006, the Southold Town Planning Board assumed lead agency for this Type I action; and WHEREAS, on September 11, 2006, the Southold Planning Board adopted a Positive Declaration for the proposed action; and GAIA Holistic Circle (OKI-DO) Page Two November 6, 2006 WHEREAS, on September 11, 2006, that pursuant to Article 617.13 of the 6NYCC, Part 617 State Environmental Quality Review Act the applicant agents will be financially responsible for costs incurred for the review and posting of the draft and final Environmental Impact Statements by the Town of Southold; and WHEREAS, on October 16, 2006, the South old Planning Board pursuant to Article 617.8 held a public scoping meeting from 4:30p-6:00pm and allowed for comments to be received at the Planning Department up to October 26, 2006; be it therefore RESOLVED, pursuant to Article 617.13 of the 6NYCC, Part 617 State Environmental Quality Review Act the applicant will be financially responsible for costs incurred for the review and website posting of the draft and final Environmental Impact Statements by the Town of Southold as reflected in the estimate of Nelson Pope & Voorhis dated October 30,2006, subject to modification; and be itfurther RESOLVED, that the Southold Town Planning Board pursuant to Article 617.8 adopts the FINAL SCOPE FOR DRAFT ENVIRONMENTAL IMPACT STATEMENT prepared by Nelson Pope & Voorhis, LLC dated November 6, 2006 and require that the agent address all issues. If you have any questions regarding the above, please contact this office. Very truly yours, ~&J~ (ferilyn B.' Woodhouse Chairperson cc: South old Town Zoning Board of Appeals South old Town Building Department Southold Town Clerk for South old Town Board Scott Russell, Southold Town Supervisor Southold Town Board of Trustees Southold Town Engineer Mark Terry, LWRP Coordinator Commissioner, NYS DEC New York State Department of State Environmental Notice Buffiletin Ene: Final Scope Suffolk County Department of Health Services NYSDEC - Stony Brook New York State Department of Transportation Suffolk County Water Authority Suffolk County Planning Department Architectural Review Committee Army Corps of Engineers Suffolk County Department of Public Works Suffolk County Department of Health Services Department of Ecology, Kimberly Shaw File . . Environmental Consultant to the Planning Board Town of South old, New York NELSON, POPE & VOORHIS, LLC ENVIRONIvlENT AL . PLANNING . CONSULTING 572 WALT \VHITMAN ROAD, MELVILLE, NY 11747 -2111S (631) 427.5665 FAX (631) 427-5620 npv@nelsonpope.com FINAL SCOPE FOR DRAFT ENVIRONMENTAL IMPACT STATEMENT "GAIA HOLISTIC CIRCLE" Proposed Special Exception Permit for Transient Motel Shipyard Lane, East Marion, Town of Southold Suffolk County, New York Prepared for: Town of Southold Planning Board Town Hall, 53095 Main Road P.O. Box 1179 Southold, NY 11971 (631) 765-1938 Prepared by: Nelson, Pope & Voorhis, LLC 572 Walt Whitman Road Melville, New York 11747 (631) 427-5665 Contact: Charles J. Voorhis, CEP, AICP Date: November 6, 2006 1.0 Introduction This document is the Final Scope of the issues and analyses to be included in the DEIS for the proposed transient motel on a 17.325-acre parcel located at the southerly end of Shipyard Lane on Gardener's Bay, in the hamlet of East Marion, Town of Southold, County of Suffolk known as Gaia Holistic Circle. The analysis of the Gaia Holistic Circle project in a DEIS has been required by the Town of Southold Planning Board, as Lead Agency for administration of the subdivision review and as required by the New York State Environmental Quality Review Act (SEQRA). The requirement for a DE IS was contained in a Positive Declaration issued by the Planning Board on September 11,2006. The information prepared in conformance with this scope and the SEQRA process is intended to provide comprehensive input in the decision-making process for use by involved agencies in preparing their own findings and issuing decisions on their respective permits. The document . Gaia Holistic Circle Preliminary Draft Scope for the Draft Environmental Impact Statement must be concise but thorough, well documented, accurate and consistent. Figures and tables will be presented in support of the discussions and analyses contained in the document. Technical information will be summarized in the body of the DEIS and attached in their entirety in an appendix. 2.0 Brief Description of the Proposed Proiect The proposed action requires a special exception and site plan to construct a holistic health center with a total of 114 transient motel rooms consisting of 23 guest lodges totaling 87 accessory motel units (14 lodges containing 3 unit motel rooms & 9 guest lodges containing 5 unit motel rooms). The remaining 27 motel units are to be located in the main spa building along with a 185 seat restaurant (103 private guest seats, 72 public guest seats), 10 public bar seats, office space, retail gifl shop, 27 personal service treatment suites and accessory uses. The proposed action also involves a 3,864 sq. ft. private restaurant annex with 45-99 private guest seats and a covered 758 sq. fl. deck, 1,987 sq. ft. manager's residence with a 687 sq. fl. deck, ),.1, a 7,205 sq. fl. maintenance and utility building, a sanitary waste treatment facility, 1,160 ''1' [I. for three (3) gazebos, man-made water features, replacement of the existing bulkhead, dredging of the 16 slip private marina basin, and various outdoor amenities on a 18.7 acre parcel in the MIl Zone located approximately 3,278 fl. south of New York State Road 25 at the south east end of Shipyard Lane known as 2835 Shipyard Lane in East Marion. A parking area containing 162 spaces is proposed along the length of the western property line and extending into the northwest portion of the site. A total of 27 stalls will be landbanked for future parking area expansion. The practicality and adequacy of the proposed parking lot location is not known at this time, and may vary based on the proposed site uses and duration of guest stay. Three (3) ingress/egress points are proposed along Shipyard Lane. An additional gated ingress/egress point is proposed from Cleaves Point Road along the eastern property boundary. A loading dock will be provided at the transient hotel building and will be accessible from the proposed access point located at the southwestern comer of the property. A 20-foot wide interior, gravel roadway is proposed along the northern and eastern property line to connect the parking lot area to the Cleave Point Road entrance. It is not known if the Cleave Point Road access will be utilized for emergency access only, or if this access will be utilized for through traffic and maintenance vehicles. Ornamental landscaping is proposed throughout the site, including the required minimum twenty-foot buffer of supplemental landscaping and natural vegetation maintained along the eastern and northern property perimeters and required minimum 15- foot buffer is proposed along the western property line. The proposed project also includes repairing/replacing the existing wooden bulkhead that extends along the western half of the boat basin and adding boat slips along a new dock. This portion of the bulkhead is in fair to poor condition. The wooden bulkhead indicated on the Site Plan along the southwest property boundary fronting Gardiners Bay is dilapidated and no longer functioning. This portion of bulkhead will be replaced with a rock revetment to match that located on the adjacent Cleaves Point Village property. Information regarding NYSDEC jurisdiction and permitting is discussed in the Wetlands section below. Any dredging or removal of fill from the access channel or the boat basin will require acquisition of all the applicable iIitoV. .Nl;l!.;Bt)'l:.~..6;..\fl::lOl"It-ll6LLC ~Al... ~.CONBl,".T1NG Page 2 .. Gaia Holistic Circle Preliminary Draft Scope for the Draft Environmental Impact Statement permits from the Town Board of Trustees, the Army Corps of Engineers, the NYSDEC, and the NYS Department of State (discussed in the Wetlands section below). A large manmade pond, containing a landscaped island, several recreational bridges and wooden decks are proposed in the central portion of the property. The water feature will be accessible from several different paths throughout the site and will be surrounded by Japanese Gardens and native landscaping. A drainage system of catch basins, leaching pools and piping is proposed throughout the site. A wastewater treatment facility is proposed for the northwest comer of the site. However, no sanitary calculations are provided in the plans. Additionally, a series of leaching pools and catch basins are proposed for Cleaves Point Road, in the vicinity of the proposed entrance. The proposed density and design will be subject to review and approval by the Suffolk County Department of Health Services. Site Historv The subject property was improved with an oyster-processing facility circa 1964, together with three smaller detached wooden and metal buildings. One or more of these detached buildings was used for maintenance and/or repair activities, since equipped with waste oil and other oil USTs, and as a machine shop. In addition, an existing metal storage and maintenance building, likely used for boat maintenance, was completed in 1983 and East End Diesel, Inc., a diesel engine repair and remanufacturing company, occupied the southernmost building from the late 1980s to circa 1996. The oyster-processing facility ceased operations circa 1988 and the subject property is currently vacant. Single-family homes and crop fields historically surrounded the subject property. Approvals In order to develop the site as proposed, the following approvals are required: Town of Southold Board of A eals Town of Southold Planning Board Town of South old Hi hwa De artment Town of Southold Town Trustees Suffolk County Department of Health Services S ecial Exce tion Use Site Plan Road Work Permit Wetlands Permit Article 4 Water Supply Article 6 Sewa e Treatment Plant Water Su I Connection I. Notice of Intent - SPDES General Permit for Stormwater Discharges During Construction Activities 2. SPDES Discharge Permit 3. Tidal Wetlands Permit 4. Mining Permit for Ponds (if a licable) Coastal Consistency Individual Permit Suffolk Coun Water Authori NYS Department of Environmental Conservation ... ~_PI::lPE:$VOC)FHs;. LLC ~AL...I"I~'CO'.lSl._._T1NG Page 3 ~ Gaia Holistic Circle Preliminary Draft Scope for the Draft Environmental Impact Statement 3.0 Potentiallv Si!!nificant Adverse Impacts The following description of the potential adverse impacts of the proposed project has been taken verbatim from the Planning Board's Positive Declaration of September 11,2006: I. The site has been evaluated in accordance with the Criteria for Determining Significance as contained in SEQRA 6NYCRR Part 617.7 (c). The proposed action has been evaluated through review of the following materials: . Site and architectural plan and architectural elevation drawing prepared by Butt, Otruba- O'Connor Architects, . Part I and II of the Environmental Assessment Form (EAF), . Site plan application, . Traffic Impact Study prepared by Dunn Engineering, . Environmental Site Assessment (ESA) Report prepared by Longshore Environmental, . Site plan use diagram, . Informational letter from Butt, Otruba-O'Connor Architects, . Independent site inspection, . Planning Board deliberation on materials supplied by the applicant, the consultant, and planning staff. Based upon this thorough review, the Planning Board identified potential significant adverse environmental impacts in connection with the proposed project. Additional supporting findings are provided below. 2. The Criteria for Determining Significance are specifically evaluated with respect to this action, as follows: a. Substantial adverse change in existing ground or surface water quality or quantity, traffic or noise levels; increase in solid waste production; leaching or drainage problems. The proposed action may significantly change the subject site such groundwater or surface water quality. traffic, noise levels, solid waste production, leaching or drainage problems may occur. Insufficient information has been provided in which to accurately assess these impacts. b. The removal or destruction oflarge quantities of vegetation or other significant adverse impact to natural resources. The NYS Heritage Program Database Records indicates there are no known rare species or ecological communities located within the project area; however, historical and recent records indicate the presence of several threatened and endangered vascular plants and birds in the vicinity of the project site. c. The impairment of the environmental characteristics of a Critical Environmental Area as designated pursuant to subdivision 617 .14(g). The EAF indicates that the subject site is not located within a Critical Environmental Area (CEA). However, due to the site's location on Gardiners Bay / Orient Harbor, potential ~ ~:-~&~mLLC ~;,a,L.~.~....~ Page 4 Gaia Holistic Circle Preliminary Draft Scope for the Draft Environmental Impact Statement significant adverse impacts were identified as a result of the proposed project, particularly as it relates to water quality, harbor use and scenic resources. d. The creation of a material conflict with a community's current plans or goals as officially approved or adopted. The proposed project had a preliminary evaluation in terms of land use, zoning, and land use plans that establish a community's plans and goals. The overall size and scope of the project appears to be in conflict with adjoining land uses and zoning. The project's consistency with the East Marion Hamlet Study, Local Waterfront Revitalization Program, State Coastal Management Program, etc. shall also be evaluated. e. The impairment of the character or quality of important historical, archeological, architectural, or aesthetic resources or of existing community or neighborhood character. NYS OPRHP has noted that the area of the proposed project has not been comprehensively surveyed and recommended that a Phase I archeological survey be conducted unless sufficient evidence of substantial prior ground disturbance can be documented. f. A major change in the use of either the quantity or type of energy. The proposed project involves a significant increase in energy use. Impacts to local facilities shall be analyzed. g. The creation of a hazard to human health. The proposed project may result in unsafe pedestrian movement throughout the site in addition to use of public streets for site operations. h. A substantial change in the use, or intensity of use, of land including agricultural, open space or recreational resources, or in its capacity to support existing uses. The proposed project significantly increases the intensity of use on the site, resulting in potential adverse impacts to traffic, sanitary and water generation/use, water quality, noise and visual resources, as well as community character. I. The encouraging or attracting of a large number of people to a place or places for more than a few days, compared to the number of people who would come to such place absent the action. It is expected that the proposed action would attract a significant number of people for more than a few days; however, proposed site uses, possible public access to site facilities like the restaurants and duration of guest stay have not been specified. J. The creation of a material demand for other actions that would result in one of the above consequences. The proposed project is not expected to create a material demand for other actions that would exacerbate or create other impacts. .. Na.:SbN~ '" V~.S 1.l...C SNVlF\ClN~T.Al... F>\..~. C:CI".F.ill...TJN:::o Page 5 Gaia Holistic Circle Preliminary Draft Scope for the Draft Environmental Impact Statement k. Changes in two or more elements of the environment, no one of which has a significant impact on the environment, but when considered together result in a substantial adverse impact on the environment. The proposed project does propose a significant physical site alteration and the intensity of proposed use may have combined adverse impacts on the environment. 1. Two or more related actions undertaken, funded or approved by an agency, none of which has or would have a significant impact on the environment, but when considered cumulatively would meet one or more of the criteria. There are no other pending projects in the vicinity of the project site which when considered cumulatively with the proposed project would result in significant adverse environmental impacts. 3. The site's sensitive waterfront location and area resources may be affected by the proposed project and insufficient information has been provided in which to accurately assess significant environmental impacts that may be associated with the proposed project. Anticipated adverse impacts do not appear to be minimized or mitigated to the maximum extent practicable. Alternatives to the proposed action that will reduce potential impacts shall be examined. 4.0 Orl!anization and Overall Content of the DEIS Document The DE IS must conform with the basic content requirements as contained in 6NYCRR Part 617.9 (b)(3). The outline of the DEIS shall include the following sections: COVER SHEET TABLE OF CONTENTS SUMMARY 1.0 DESCRIPTION OF THE PROPOSED ACTION 1.1 Project Background, Need, Objectives and Beuefits 1.1.1 Background and History 1.1.2 Public Need and Municipality Objectives 1.1.3 Objectives of the Project Sponsor 1.1.4 Benefits of the Project 1.2 Location and Site Conditions 1.3 Project Design and Layout 1.3.1 Overall Site Layout 1.3.2 Grading and Drainage 1.3.3 Access, Road System and Parking 1.3.4 Sanitary Disposal and Water Supply 1.3.5 Site Landscaping and Lighting 1.3.6 Open Space 1.4 ConstructIon and Operation 1.4.1 Construction 1.4.2 Operation 1.5 Permits and Approvals Required *", ~:~ig'~.liSLLC ~,A,l.'f'l\..~'C~l.T1NGI Page 6 Gaia Holistic Circle Preliminary Draft Scope for the Draft Environmental Impact Statement 2.0 NATURAL ENVIRONMENTAL RESOURCES 2.1 Soils and Topography 2.1.1 Existing Conditions 2.1.2 Anticipated Impacts 2.1.3 Proposed Mitigation 2.2 Water Resources 2.2.1 Existing Conditions 2.2.2 Anticipated Impacts 2.2.3 Proposed Mitigation 2.3 Ecology 2.3.1 Existing Conditions 2.3.2 Anticipated Impacts 2.3.3 Proposed Mitigation 3.0 HUMAN ENVIRONMENTAL RESOURCES 3.1 Transportation 3.1.1 Existing Conditions 3.1.2 Anticipated Impacts 3.1.3 Proposed Mitigation 3.2 Land and Water Use, Zoning and Plans 3.2.1 Existing Conditions 3.2.2 Anticipated Impacts 3.2.3 Proposed Mitigation 3.3 Community Facilities and Services 3.3.1 Existing Conditions 3.3.2 Anticipated Impacts 3.3.3 Proposed Mitigation 3.4 Aesthetic Resources and Community Character 304.1 Existing Conditions 304.2 Anticipated Impacts 304.3 Proposed Mitigation 3.5 Historic and Archaeological Resonrces 3.5.1 Existing Conditions 3.5.2 Anticipated Impacts 3.5.3 Proposed Mitigation 4.0 OTHER REQUIRED SECTIONS 4.1 Construction Related Impacts 4.2 Cumulative Impacts 4.3 Adverse Impacts That Cannot Be Avoided 4.4 Irreversible and Irretrievable Commitment of Resources 4.5 Growth-Inducing Aspects 5.0 ALTERNATIVES 5.1 No Action Alternative 5.2 Alternative Site Designs 6.0 REFERENCES ApPENDICES ~ ~~&VQ:::Jry-'S,l.,LC ~Al...~.~-l.TNGI Page 7 Gaia Holistic Circle Preliminary Draft Scope for the Draft Environmental Impact Statement 5.0 Extent and Oualitv ofInformation Existin!! and Needed As required under SEQRA, the DEIS shall include "a statement and evaluation of potential significant adverse impacts at a level of detail that reflects the severity of the impacts and the reasonable likelihood of their occurrence". Included in this evaluation shall be reasonably related short-term and long-term impacts, with other required sections identified in the Section 6.0 of this scoping document. This section further describes the level of analysis and the type of analysis expected with respect to the key environmental impacts of the project as outlined in the Positive Declaration. Each major section is followed by a description of the extent and quality of information needed to perform the evaluation of each of the impacted resources. Description of the Proposed Proiect Background and History · There shall be a brief description of the site and application history; this shall include a full description of the existing and historic use of the site, dredging and site improvements, status of current use, site ownership and related background and history. · Phase I and Phase II Environmental Site Assessments related to site conditions shall be summarized and attached or excerpts attached to establish background conditions; site remediation shall be identified. Public Need and Municipality Objectives · Include justification of proposed project in terms of Town goals for site. · Public need for the project shall be discussed; indicate market study used to assess the need and viability of the facility; indicate potential for conversion of site to other use based on non-viability of facility or lack of need. . Population served by the project shall be identified. . Public access to the waterfront shall be discussed. Objectives of the Project Sponsor · The objectives of the project sponsor shall be included and discussed. · The objectives of the project sponsor shall indicate the Gaia Holistic Circle form of treatment/lifestyle as related to site use and design. Benefits of the Project · Include a discussion of the community benefits expected to accrue from the proposed project. Location and Site Conditions · Using appropriate mapping and/or tables, describe location of site, in terms adjacent/nearby significant properties, zoning and service districts, available services, etc. · The existing conditions of the site in terms of bulkheads, mean high water, mean low water, site survey, structures, vegetative cover shall be provided as an overall background of existing site conditions. · A summary of subsurface conditions and features, suspected contamination on the site and in the area proposed for development, as well as remediation initiatives. ... ~..t.~~('""~TNll Page 8 Gaia Holistic Circle Preliminary Draft Scope for the Draft Environmental Impact Statement Project Design and Layout · Overall Site Layout - include a brief description of the site and project layout; describe basis for site yield, proposed structures, services, utilities, access points, road system, drainage, marina and include a site quantities table. · Use Design/Description - address breakdown of use areas from a structural standpoint; indicate if the "patio" will be covered; describe any retail activities on site (sale items, access to public). · Architecture - the architecture, height and appearance of structures shall be identified. · LEED - Details on the LEED green building certification being sought for this project. · Regulations - ADA compliance features and FEMA Flood Plain development compliance as related to structural improvements; indicate requirements, design parameters and proposed design; indicate first floor elevations of buildings required and proposed. · Dredging - details on dredging and bulkhead project; dredge spoil, volume and quality; dredge spoil dewatering, dredge spoil disposal. · Marina and Bulkhead/Revetment - the marina installation shall be fully described including bulkheading and revetment (including cross sections, materials used, stone size, bulkhead type, backfill, etc.), dredging, piles and floats, access, function; etc.; indicate if fuel tanks will be installed anywhere on premises and who will have access. · Grading - the grading program and associated areas disturbed shall be discussed along with volumes of soil excavated, cut/filled, removed from site and maximum depths of cut/fill; fill needed for sanitary, drainage or structures shall be identified; grading for the proposed access to the managers residence shall be outlined; quantity of fill behind proposed bulkhead. . Drainage - site drainage and proposed drainage system and provide capacity and function information shall be provided along with a discussion of conformance to NYSDEC SPDES stormwater and erosion control regulations for construction and post-construction conditions; use of the lake/stream system for drainage shall be identified if intended as well as function, capacity and viability in view of depth to groundwater constraints. · Lake/Stream System - details on the lake and stream system, method of construction/lining; water supply; soil removal/re-grading, design and depth of features, make-up water and source, vector control, filtration/treatment equipment, stocking with fish and species, wildfowl control, stormwater retention qualities if applicable; vegetation and landscaping. · Access - the vehicle access points, internal roadway layout and traffic circulation shall be identified. . Parking - the adequacy of on-site parking shall be discussed; required parking as required by a breakdown of parking requirements for each sub-use shall be provided; this will establish the basis for the parking variance; the amount and adequacy of proposed parking shall be determined; use of permeable pavement shall be described in detail in terms of location and use; identify the location of loading docks and dumpster locations. · Water Supply - include a description of water supply source, infrastructure and availability, water main routing to access the site; irrigation well water supply, lake/stream "make up" water, and proposed wastewater handling and corresponding use of water supply and sanitary design flow. .. ~F'C:PE6:VO':FiI'.S1.-LC EN'''''.~ONVEr,rrAl..' PL~~. <::OI'Jl'i!il..l.T""':; Page 9 Gaia Holistic Circle Preliminary Draft Scope for the Draft Environmental Impact Statement · Utilities - the sizes and locations of all utilities and services shall be described along with the status of future possible connection. · Lighting - the Town lighting requirements, proposed lighting and an illumination analysis shall be provided and described for all aspects of the project including parking areas, the restaurant and other site improvements; compliance with "dark skies" shall be identified. · Landscaping - information on the type, amount and location of landscaping proposed shall be provided as well as information on maintenance requirements such as irrigation and fertilization under operation and maintenance; information on buffers around the site perimeter, retention of existing trees and other buffering techniques shall be identified; the plant list shall be reviewed and described to ensure that "invasive" species are not introduced to the site; screening of dumpsters, recreational activities and parking shall be addressed. · Amenities - describe all amenities on site including outdoor use, tennis courts, arenas, playgrounds, use of beach and limits on off-site use of facilities, etc. · Open Space Management - include a discussion on retained open space areas; areas of dedication, areas of retention by applicant; easements or restrictions to ensure retention of open space. Construction · The construction and operation/maintenance of the site shall be fully discussed. · Demolition of the existing buildings including safety and protection of neighboring properties. · Remediation based on the Phase I/II ESA. · Project phasing (if applicable). · Method of construction, construction schedule/timetable, days of the week; indicate Town code restrictions of nuisance activities and compliance. · Construction management, equipment storage/staging, delivery routes, hours of operation, workers' parking, protection of natural and sensitive areas. · Protection of workers and worker safety during construction shall be evaluated. . Need to modify overhanging trees on Shipyard Lane for construction or operation. · Quantity of soil import/export, truck routes, management and mitigation. · Dredging and bulkhead project details; staging areas; construction methods; dewatering areas; disposal areas; dredge removal truck trips; time frames for construction. Operation · In terms of operation, describe the management and protection of open space; describe Organization management and operation; describe road, landscape and open space maintenance practice, describe any special conditions which may apply. · Detailed description identifying which of the site uses (if any) will be open to the public (i.e., the marina, restaurant, spa, etc.) and which will be exclusive for hotel guests. · Uses expected of various locations and facilities within the site; seasons of use, intensity of use, whether the site will be open to special events such as weddings, conferences or catering events, retail sales. · Projected number of employees required for the various uses for weekdays, weekends and seasonal peak periods. _~.'.. ........_..l.. III~' ~~'~'~'fil-LLC ~.A!.-,."",~.~...'1"lt'..G Page 10 Gaia Holistic Circle Preliminary Draft Scope for the Draft Environmental Impact Statement · Indicate activities such as outdoor parties, placement and use of loudspeakers, concerts or special events including frequency, location time periods and schedule. · Truck sizes expected for deliveries and delivery routing, delivery times and truck unloading areas. · Location of dumpsters, truck access to dumpsters, hours of dumpster pickup shall be addressed; indicate if trash compactors will be used. · Details on internal traffic circulation plan, use of gravel road and general on-site activities. · Description of use of golf carts on site. . Valet parking shall be fully described. · Description of any generators proposed for the facility. · Description of operation of the proposed marina, users, frequency of use, etc. · Seasons of operation of various components of the facility. · Lighting operations in terms of type, hours lit and controls shall be discussed. · Snow removal shall be described as related to parking surfaces and operation. · Entity responsible for site operations. · Restrictions on Emergency Access (if proposed) and how the restrictions will be ensured. · Lake/stream system operation and maintenance; lake "make-up" water; fish stocking; wildfowl population control; nutrient influx control; mosquito/vector control; aesthetics. · Water use shall be fully described including: maximum size of vessels, turning radius, depths, vessel speeds in marina, potential for increased number of private vessels docking, channel enhancements (increased dredging potential, navigation aids), and access to existing navigation channels. · Use and management of open space areas. · Operation of the marina shall be identified; indicate if fuel storage will occur for marina patrons. Permits and Approvals Required · Identify all required permits and reviews · Indicate the filing date and status of submissions to the lead and involved agencies. Natural Environmental Resources Soils and Topography · Existing soil, subsoil and topographic conditions shall be analyzed in terms of existing conditions, proposed conditions and measures which may be employed to minimize potential significant adverse environmental impacts. · The existing soil types shall be determined pursuant to the Suffolk County Soil Survey. · Soil borings shall be described to determine subsurface soil quality and depth to groundwater. · The topography of the site shall be determined using site specific topographic surveys of the property. · The soil quality shall be described in terms of analytical results from Phase II sampling. ... ~~.~..$.v'Ql;::lFIt-SG LLC ~Al......:~.ct.~.~ Page 11 Gaia Holistic Circle Preliminary Draft Scope for the Draft Environmental Impact Statement · Impact to soils shall be discussed in terms of soil constraints pursuant to the Suffolk County Soil Survey based on the type of land use proposed and the constraints for each soil type. · Constraints in terms of depth to groundwater shall be evaluated by establishing that sanitary and drainage systems can function property; vertical profiles of these systems establishing minimum surface elevation, maximum groundwater elevation and system installation to required design standards shall be included. · Topographic alteration of the site shall be determined through evaluation of the grading proposed for the site and determination of resultant slopes, volume and disposition/origin of cut or fill, and proposed changes to topographic elevations; impact of fill for sanitary, drainage and buildings shall be evaluated; evaluation may include description, profiles, contour maps and/or other methods to perform effective evaluation; impact of grading for the proposed managers residence road shall be evaluated. · Mitigation in terms of soil remediation, erosion control, retention of soils, fugitive dust and related impacts shall be identified. Water Resources · The groundwater management zone as classified under Article 6 of the Suffolk County Sanitary Code shall be referenced. · The depth to groundwater in key development locations of the site shall be determined by use of on-site soil borings; soil borings in all areas of proposed leaching must be included given constrained site soils, fill, oyster shell, etc. · The expected direction of groundwater flow based on hydrologic interpolation shall be identified. · The existing groundwater quality shall be referenced from existing literature. · The water supply source, infrastructure and availability, service provider and capacity of systems shall be established through communication with the water district and analysis of impacts; water main routing and growth impacts must be evaluated; irrigation water, well installation and impacts must be examined. · The expected impact of the project with respect to water quality shall be fully examined in terms of sanitary discharge compliance, wastewater treatment system operation and regulatory requirements. · Applicable Suffolk County Department of Health Services (SCDHS) regulations and requirements will be identified in terms of density and current policy on the proposed wastewater system, and the compliance of the action with same will be evaluated. · Calculations of projected sanitary flow and consistency with the Suffolk County Sanitary Code will also be provided. · The nitrogen budget for the site (considering all potential sources of nitrogen) shall be determined using mass-balance modeling methods. · Other water quality impacts related to pesticides, snow melt chemicals (if applicable), chemical storage and any other sources shall be analyzed. · The consistency of the proposed action with the findings ofthe Nationwide Urban Runoff Program (NURP) and Nonpoint Source Management Handbook will be evaluated as related to stormwater management and discharge. · The existing stormwater management system and surface drainage conditions on the site ..,. -~~.fO}~',~Ll.,C ~.IlL,.~.~..'TlNr;l Page 12 Gaia Holistic Circle Preliminary Draft Scope for the Draft Environmental Impact Statement will be described. This will include, but not be limited to: stormwater generated, available information relative to collection and management systems, and system capacity. In addition, post-development stormwater management conditions will be evaluated. This evaluation will include: calculations of stormwater to be generated, details of the proposed collection and management systems, system capacity, future maintenance practices for storm water collection and leaching structures and analysis of how the proposed storm water management system will comply with applicable regulatory requirements, including the NYSDEC SPDES GP 02-01 Phase 2 stormwater regulations. · The change in hydrology of the site in terms of quantity of recharge under existing and future conditions shall be established using appropriate hydrologic analysis methods; use of the irrigation well, drawdown and potential for salt-water intrusion shall be included; drought conditions water consumption and impact to neighboring private wells; issues regarding increased water table elevations, functioning of sanitary/drainage recharge systems and potential to increase flooding in the area shall be addressed. · Constraints and impacts related to depth to groundwater must be evaluated; depth of leaching structures (sanitary and stormwater) placement to ensure minimum 2-3' above the water table, capacity and function shall be considered. · The DEIS will provide calculations of projected water consumption for each use proposed and, in consultation with the Suffolk County Water Authority, will evaluate the ability to meet this projected water demand; the evaporative loss of water from new surface water features, pond "make up" water, irrigation and all water use shall be included. · As the proposed action includes the installation of an irrigation well, the yield of the well must be provided to determine the need for a Long Island Well Permit and to evaluate the potential impacts associated therewith. · Area conditions in terms of drainage and potential for or reported flooding shall be described. · As the site is situated in Zone AE, base elevations as promulgated by the Federal Emergency Management Agency (FEMA) would be identified, and a consistency analysis with same would be included; the Flood Zone line shall be interpolated based on "on-site" topography and shall align with the nine (9) foot contour. . Impact of flooding on sanitary system function, generator function, and restaurantlhotel/cottage evaculation. · Mitigation measures which may reduce potential water quality impacts shall be identified; measures to correct existing flooding and assurance that flooding will not be exacerbated shall be included; resurfacing of Shipyard Lane and installation of drainage in the Town right-of-way shall be considered as mitigation; drainage mitigation for area of Cleaves Point Road near east part of site. Ecology · Existing upland habitats shall be inventoried through an inspection of the site by a qualified biologist/ecologist to determine the vegetation, wildlife, and general habitat character. An inventory of flora and fauna observed and expected will be provided in this section of the DEIS. ~ ~:_~U;CON9.""T1"G Page 13 Gaia Holistic Circle Preliminary Draft Scope for the Draft Environmental Impact Statement · In addition, protected native plants, plant and animal species listed as endangered, threatened, special concern (or with other protective status) and significant habitat areas on or in the vicinity of the project site will be identified. · The NY Natural Heritage Program shall be contacted for site file information concerning habitats, plant and animal species. · Impact to upland habitats shall be quantified and discussed qualitatively in terms ecological impact to plants and animals. · The type, quantity and quality of wetlands present on, adjoining, or in the vicinity of the site shall be mapped and described using current site conditions and recognizing that the location of high water has moved landward; wetland jurisdiction of the Federal government, State and Town shall be established; existing biological conditions of proposed dredging areas including submerged aquatic vegetation. · The jurisdiction, regulatory framework and controls of the Federal government, State and Town shall be established. · Hydrologic systems supporting these wetlands shall be presented. · Federal and State wetland maps indicate that the proposed action would be under the Jlilisdiction of the U.S. Army Corps of Engineers (ACOE) and the NYSDEC as well as the Town Trustees. As such, all required wetland permit applications to the ACOE, NYSDEC and Trustees must be made. Copies of all existing wetland permits would also be provided (e.g., the existing maintenance dredge permit) and a discussion of each permit will be included. · Potential impacts to wetlands shall be evaluated in terms of maintaining or enhancing all wetlands, maintaining adequate setbacks and ensuring that the hydrology of the systems (sanitary, stormwater, erosion control, etc.) supporting wetlands is not degraded in quality or quantity. · Water use impact must be evaluated including: marina impacts associated with installation and operation, adequacy of navigation channels and boat access to site as well as boat maneuvers within site; include assessment of available pumpout facilities. · Historical dredging of the basin and historical depth of the basin shall be documented to establish pre-existing conditions to support the proposed "maintenance" dredging; impact of dredging on vegetation and wildlife including osprey nests shall be evaluated. · Dredging and bulkhead project impacts of construction; installation/spoil removal; dewatering (odor and vector control); dredge spoil placement/disposal; dredge spoil quality (grain size, organic content, volatile/semivolatile organic compounds, metals, PCB's and related contaminants) shall be included; impact of the proposed revetment on surrounding properties shall be determined; analysis shall include physical and biological littoral processes and impact on submerged aquatic vegetation. · Setbacks required by State and Town wetland review shall be located and evaluated in terms of compliance with maintaining setbacks for disturbance/fertilized vegetation, structures and sanitary installation. · Management of the land within wetland setback areas shall be formulated to ensure conformance with the code requirements. · Mitigation measures to reduce potential impacts shall be identified and method ofSimplementation determined; details on erosion control to protect site ecology shall be included. .. N;!l,~:'l'Q"e.& ~..~ LLC ~.AL'1=L.ANNlNJI'~.l.TlNGI Page 14 Gaia Holistic Circle Preliminary Draft Scope for the Draft Environmental Impact Statement Human Resources Transportation · Provide a thorough analysis of the traffic impacts of the proposed development on the area's roadway system. The study shall consider future traffic associated with employees, guests, visitors, and all aspects of site operations. · Include analyses of the proposed plan and internal roadway system and a full traffic impact study assessing the proposed development's impact on the surrounding roadways. · Sight distance at site and Shipyard Lane and Route 25, road/lane width, circulation and parking shall be included in this analysis. · The Traffic Impact Study will include: collection of data regarding planned roadway improvements and other developments, field surveys and counts of existing traffic volumes, estimates of future traffic volumes, analyses of existing and future traffic volumes and identification and timing of required roadway improvements and the entity responsible for initiating those improvements. The following specific tasks will be undertaken and documented in the traffic and transportation section of the DEIS: 1. Several personal, on-site field observations to observe the traffic movements under various conditions. 2. A physical inventory of the adjacent street network. 3. The hourly volume report of the NYSDOT traffic count on Main Road shall be obtained and included in the traffic study. A review of the count should be performed and the peak hours occurring on the weekday and weekend should be identified. 4. The following should be included as study intersections with turning movement counts and analysis conducted during all the time periods: . Shipyard Lane and Main Road; . Gillette Drive and Main Road; . Cleaves Point Condominium driveway and Shipyard Lane. 5. In addition to weekday AM and PM peak period counts, Saturday peak period intersection turning movement counts at the study intersections should be conducted during the afternoon and/or evening peak periods identified by review of the Main Road hourly volumes. Sunday is not typically the busiest weekend day. However, the hourly volumes should identify which day should be included in the study. 6. Hourly volumes for a seven day period should be collected on Gillette Drive and Shipyard Lane. 7. Perform a gap study at the study intersections during the peak periods to record available gaps in traffic along Main Road. 8. The accident analysis should include a request for accident records along Shipyard Lane and Gillette Drive, at both intersections with Main Road and along Main Road for an appropriate distance in either direction from each intersection. The accident records should be reviewed and tabulated. 9. The trip generation calculation should be conducted based upon each of the separate uses on the site, such as, the restaurant, marina, spa and hotel. The hours of operation, size of each facility, maximum employees during peak activity, and whether the facility is open to the public should be identified. Any credit assumed for internal trips should be supported with documentation. The data from the Hotel Land Use Code provided by ITE is not appropriate. 10. A directional distribution analysis to distribute the site-generated traffic onto the -- ~:;~&.Vt':iOF\i:"lIS:LLC ~JU..'~'CONElL.t_TlNtiO Page 15 Gaia Holistic Circle Preliminary Draft Scope for the Draft Environmental Impact Statement surrounding street network. II. A trip assignment analysis to examine the composite traffic volumes that would result due to the addition of the site-generated traffic to the existing traffic volumes in order to determine the traffic impacts on the surrounding roadways. 12. Capacity analyses at the study intersections and site accesses should be prepared using the most recent version ofHCS software available. 13. Analyze and evaluate the following alternative site access configurations: · Alternative driveway configuration to consolidate two driveways into one located farther north from the Cleaves Point Condominiums. . Alternative south end driveway location to avoid conflicts with public access to the road end. . Consideration for the use of the Gillette Drive driveway for alternate access in addition to employee access to distribute vehicle trips. · Consideration for the use of the Gillette Drive driveway for emergency access only. · Consideration for use of the combination of Shipyard Lane and Gillette Drive as a separate ingress and egress from the site. 14. An evaluation of the adequacy and convenience in terms of practical parking operations related to the proposed parking shall be evaluated to determine if it will meet the demands of the proposed use. Evaluate potential for parking needs to spill to off-site locations. 15. Conclusions of the traffic impact of the development as a result of the data and facts gathered in this study. · The following potential impacts shall be included in the traffic study: ~ Day use of on-site facilities such as the spa. ~ Public occupancy of restaurant seats; feasibility of restricting public use to 72 of 98 seats. ~ Accurate trip generation factor more specific to proposed use than hotel due to intense support for amenities specific to this use and not characteristic of a hotel. ~ Justify any credit taken for LEED certification rideshare or public transportation. ~ Impact of driveway locations and specifically impact to the Cleaves Point Condominiums shall be assessed and disclosed. Land and Water Use, Zoning and Plans · This section of the DEIS will describe existing land use and zoning on the subject site and in the surrounding area. · A physical description ofthe property (size, boundaries, etc.) will be provided. · This section of the DEIS will also provide information on the development history of the site and surrounding area; the existing land use character of the site and surrounding area within 1,000 feet shall be described and mapped. · The zoning which applies to the site and the area within 1,000 feet shall be described and mapped, and a description of zoning regulations for the project site and surrounding area zoning shall be provided. · Land use plans which pertain to the project site shall be outlined and discussed in terms of their general intent and applicability to the project site. · This section of the DEIS will also describe the proposed action in detail including each of the proposed uses and their proposed location on the subject property. The DEIS will present a site plan that will clearly identify all areas to be developed with buildings, parking areas, walkways, etc. as well as all impervious areas and their use. ... ~~'&~.~LLC ~~_.Pl.'.Af\I'\IlN'iI'~LTINt;;I Page 16 Gaia Holistic Circle Preliminary Draft Scope for the Draft Environmental Impact Statement o Once the above information is compiled, the DEIS will assess the impacts of the proposed action on land use and zoning. The impact assessment will concentrate on evaluating the consistency of the proposed action with prevailing land use and zoning. The compatibility of the proposed action with area land use will be assessed. Information on buffers, retention of existing trees and other buffering techniques shall be identified as well as adequacy of screening of dumpsters, recreational activities and parking; impact of the manager residence access road on adjacent properties shall be evaluated. o Impact associated with the marina operation shall be evaluated in terms of activity, lights, noise and community land use compatibility impacts. o Noise of the operation of the project shall be included as an impact analysis related to land use compatibility, specifically the parking areas, dumpster locations and pickup and internal site circulation as related to residential receptors in proximity to the site. o The existing zoning, requested special permit, zoning requirements, parking requirements, and special permit criteria shall all be evaluated in detail including required parking, loading docks and other related zoning dimensional and use parameters. o The conformance of the project with land use plans shall be evaluated and discussed. The DEIS shall address and demonstrate compliance with all applicable rules, regulations and policy guidelines found within the Town Comprehensive Plan, the Comprehensive Implementation Strategy, 208 Study, Suffolk County Sanitary Code, Long Island Groundwater Management Program, USEP A Phase I Rule as administered by NYSDEC under SPDES GP-02-01; NURP Study and Nonpoint Source Management Handbook, NYSDEC SPDES regulations and local objectives to include Town of Southold Code requirements. The intent of these studies and applicability to the project site shall be determined. o Local Waterfront Revitalization Program (LWRP) conformance shall be evaluated in a detailed stand-alone subsection addressing relevant policies; the Town LWRP coordinator letter of October 25,2006 is attached for guidance. o Measures which may be used to mitigate potential land use, zoning or impacts with respect to land use plans shall be provided. Community Facilities and Services o The existing community services and the ability of these services to accommodate the proposed project will be described. The services include: > School District > Police; > Fire and Ambulance Services; > Water supply; > Sanitary; and > Solid Waste. o The impact analysis contained in the DEIS will include consultations with service providers regarding existing demand for services and capacity such that the DEIS will objectively analyze the impact of the proposed action on community facilities and services; ability of services to address emergency needs of site. o The document shall address job creation and the number of employees, and determine the impact if a large number of employees from outside of the area may be necessary to ... ,~;~$\iC:itIfY-~,Sl;LC: ~~. ~.'C::ONB..L'f1N(';l Page 17 Gaia Holistic Circle Preliminary Draft Scope for the Draft Environmental Impact Statement operate the facility (housing, schools, etc.). · The DEIS will include detailed projections of service demand with supporting documentation. · The existing tax revenue of the site shall be established. · The DEIS shall consider future taxes, and if it is expected that the use will not be taxed, a determination shall be made to determine if payment in lieu of taxes (PILOT) is necessary to offset potential impact to community service providers. · The emergency services (ambulance, police and fire) which serve the site shall be identified and contacted for input with respect to continued ability to serve the site. · Changes associated with the proposed project shall be evaluated in terms of emergency service access; a practical approach shall be taken to ensure that safe and efficient emergency service vehicle access to the site can be provided to the site. · Hydrant installation/location and other development considerations which assist in addressing emergency services shall be included. · Mitigation for emergency service access to ensure that equipment can ingress/egress the site shall be included. iIPaIf. ~:.:t,~L':~...TING Page 18 Gaia Holistic Circle Preliminary Draft Scope for the Draft Environmental Impact Statement Aesthetic Resources and Community Character o The importance of the site in terms of open space character in the community shall be established; the type of open space which the site represents and locations of other open space in the community shall be used in this evaluation. o The visual character ofthe existing site conditions shall be identified through ground and aerial photography using a key for locations of all ground photography. o The significance of visual character shall be established in terms of the viewing public and view accessibility. o Other aspects of the existing visual character in terms of vegetation, lighting, utilities, etc. shall be identified. "Dark sky" compliance shall be addressed. o Impacts of the proposed project in terms of community character and visual setting shall be determined by discussion as well as graphic methods. Locations shall be determined through analysis of significance to the viewing public, but at a minimum shall include the view of the site from Gardiners Bay. "To scale" photographic and architectural renderings are anticipated, with supporting cross-section evaluation and descriptive text to fully disclose the change of visual character ofthe site. o Impact of shadows of large buildings shall be evaluated. o The impact of use of fill, increase in site elevations, and visual appearance of structures will be evaluated. The significance of visual impacts will be assessed and mitigation proposed. Lighting impacts will be discussed from a visual impact perspective; the "dark sky" compliance shall be evaluated as well as the potential for a "glow" or "halo" effect from parking areas, the restaurant or other site improvements shall be addressed. o The change in character and visual setting shall be determined in terms of landscape vegetation, lighting and utilities. o Impact associated with the marina operation shall be evaluated in terms of activity, lights, noise and community land use compatibility impacts. o The existing noise enviromnent will be evaluated in terms of ambient noise, sensitive receptors and community character. The potential noise impacts of the project will be assessed through identification of source areas, traffic circulation/volume, golf carts, car doors, backup alarms, building/grounds maintenance, restaurant, waterfall, generator use, dumpster location, trash compactors (if used) and use, proximity to receptors, distance and other attenuation, and the significance of potential noise impacts will be assessed. o Impact of special events (if proposed) shall be evaluated in terms of community character. o Impact of gas dock (if proposed) on community safety and pollution potential in consideration of the surrounding area. o Population/demographic impacts associated with the use of the site. o Measures to minimize the impact of loss of open space and change in visual character and the means for their implementation shall be provided. Historic and Archaeological Resources o The historic and archaeological resources of the site will be addressed through a determination of historic and archaeological sensitivity and preparation of a Stage IAlIB Cultural Resources Assessment (CRA). The site is within an area of archaeological .... ~..~..~~..SLLC ~AL'F'LANNINGI'~TNGI Page 19 Gaia Holistic Circle Preliminary Draft Scope for the Draft Environmental Impact Statement sensitivity and therefore a Stage INIB is required, unless significant ground disturbance is documented to the satisfaction of the OPRHP. Any mitigation which may be needed shall be identified. 6.0 Other Required Sectious In addition to the key resources identified in the Positive Declaration, SEQRA identifies other required sections for a complete DEIS as included in 6NYCRR Part 617.9 (b)(3). Mitigation measures shall be included with respect to each key impact area as noted in Section 5.0. Alternatives to be studied are identified in Section 7.0. The following Other Required Sections and evaluations shall be provided in the DEIS. · Construction hnpacts (Describe the impacts related to construction demolition, construction, dredge operations, dredge spoil disposal, noise, dust, erosion and sedimentation, area receptors, applicable nuisance regulations, applicable agency oversight and safeguards, phasing of the proj ect, staging areas, parking areas, operation areas, duration, hours, and related mitigation measures to reduce construction impacts). · Cumulative hnpacts (Describe other pending or approved projects in vicinity (East Marion), determine potential for impacts due to implementation of proposed project in combination with others and discuss/analyze impacts). · Adverse hnpacts That Cannot Be Avoided (Provide brief listing of those adverse environmental impacts described/discussed previously which are anticipated to occur, which cannot be completely mitigated). · Irreversible and Irretrievable Commitment of Resources (Provide brief discussion of those natural and human resources which will be committed to and/or consumed by the proposed project). · Growth- Inducing Aspects (Provide brief discussion of those aspects of the proposed project which will or may trigger or contribute to future growth in the area). 7.0 Alternatives to be Studied SEQRA requires a description and evaluation of the range of reasonable alternatives to the action that are feasible, considering the objectives and capabilities of the project sponsor. As noted in SEQRA, "The description and evaluation of each alternative shall be at a level of detail sufficient to permit a comparative assessment of the alternatives discussed". The following alternatives and methods of evaluation are anticipated: · No Action Alternative - Alternative whereby the site remains in its current condition). · Potential Acquisition of the site. · Alternative Design(s) - Design(s) which incorporate(s) features or combinations of features to provide the following reduced impact alternatives: > Alternative which conforms to L WRP. > Alternative design to conform to a 75 foot impervious/structure setback from current location 'of wetlands and placement of the rock revetment above mean high water. .... ~"~&~IISl-L.C ~AL..p\~.C:;ClNEII._I._T1NC;l Page 20 Gaia Holistic Circle Preliminary Draft Scope for the Draft Environmental Impact Statement ~ Alternative parking layout to provide convenience to proposed use areas and reduce impact to neighboring residential properties (more interspersed parking). ~ Conversely, consider an alternative to centralize parking and provide internal operations to provide access to user access to site uses in order to better locate and buffer parking and reduce off-site impacts. ~ Alternative design to reduce impervious surface area (particularly the pool patio area) to increase indigenous landscaping and reduce stormwater, groundwater and wetlands impacts. ~ Alternative to remove separate cottages near east property line. ~ Alternative with reduced building mass of the large building to reduce visual impact. ~ Reduction in site lighting design to reduce perimeter lighting, impact to Town roads and adjacent properties. ~ Alternative building locations to ensure FEMA compliance with less use of fill. ~ Alternative dumpster locations to reduce impact on neighboring properties. ~ Alternative driveway configuration to consolidate two driveways into one located farther north from the Cleaves Point Condominiums. ~ Alternative south end driveway location to avoid conflicts with public access to the road end. ~ Consideration for the use of the Gillette Drive driveway for alternate access in addition to employee access to distribute vehicle trips. ~ Consideration for the use of the Gillette Drive driveway for emergency access only. ~ Consideration for use of the combination of Shipyard Lane and Gillette Drive as a separate ingress and egress from the site. ~ Removal of entire length of bulkhead extending seaward of upland property. Attachments Useful in Document Preparation · Town Engineer Review Letter of August 25, 2006 · Town LWRP Coordinator Review Letter of October 25,2006 · Department of State Review Letter of October 17, 2006 Comments, Issues and Scope Items Deemed Not Relevant · Increase in sea level due to global warming. · Eminent domain issue. . . . . . This document is intended to fulfill the lead agency requirements for issuance of a Final Scope in accordance with SEQRA Part 617.8. The document assists the lead agency in evaluating the DEIS for content and adequacy for public review and assists the applicant in understanding the extent and quality of information needed to evaluate the proposed project and allow the lead agency and involved agencies to obtain the information necessary to reach an informed decision on the proj ect. ..,. ~:~~L?c'~TlNQ Page 21