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Release Date: January 29, 2016

Dear neighbor:
  The Greenburgh Town Board will hold the second Scoping Hearing on the Jefferson application on Wednesday evening February 10th beginning at 7:30 PM at Town Hall.  Our meetings are streamed live on the internet: www.greenburghny.com and are also archived on the website. We televise our meetings on  cablevision channel 75 and Verizon channel 35.
  The purpose of a scoping hearing is not to decide whether we are going to approve or reject the application. It’s to determine what issues will be studied. I asked the Commissioner of Planning, Garrett Duquesne, to summarize the issues that were brought up at our last Scoping Hearing a few weeks ago. This is the summary.  Please review the following and feel free to bring to our attention additional concerns/study suggestions.
  I look forward to your participation. 
Topics that will be studied in the Environmental Impact Statement (as established in the current draft Scoping Document) of the Jefferson at Saw Mill:
Land use
Soils, Topography and Geology
Vegetation and Wildlife
Stormwater Management/ Saw Mill River Flooding
Traffic and Parking
Noise and Lighting
Visual/Aesthetics/Neighborhood Character
Socio-Economic Resources
Resident Health and Safety and Emergency Response
Community Facilities and Services
Hazardous Materials
Sub-areas within topics to be studied (as established in the current draft Scoping Document):
Land Use
·         Define and map the study area utilizing available GIS data with in-field spot-checks as necessary. Study area shall include properties within a ¼ mile of the project Site.
·         Inventory and map existing land uses in the study area. Describe existing conditions within a ¼ mile study area including photographs.  Analyze land use compatibility with adjoining uses and with the overall land use character of the study area.
·         Discuss Project’s consistency with the Town of Greenburgh’s 2015 Third Draft Unincorporated Town Comprehensive Plan, the County’s 1996 “Patterns for Westchester” and updated “Westchester 2025” planning documents.
·         Describe any land use impacts on the existing South County Trailway.
Additional Land Use sub areas to be considered for the scope as a result of comments from the public

  • Alternatives
i.Use permitted in GI district
ii.Commercial/retail use
iii.50 unit development
iv.Development of site at Saw Mill River Lofts density (66 units (12 affordable) on 6.68 acres, net of underwater land)
  • Project consistency with:
i.Mid Hudson Sustainability Plan
ii.The Regional Plan Association’s Third Regional Plan for NY, NJY and CT Metropolitan Area
iii.FEMA Flood Insurance Program
iv.NYSDEC Stormwater Management Program
v.NYS Office of Emergency Management Agency Hazard Mitigation Plan
vi.USEPA & NYSDEC Climate Action Plan
vii.Comprehensive Plan of Hastings-on-Hudson
Zoning (as established in the current draft Scoping Document)
·         Identify and map all existing zoning districts within the study area and provide a clear summary of the existing zoning regulations and any pending zoning actions and/or Comprehensive Plan changes proposed.
·         Describe the permitted uses, lot height and bulk requirements, parking and loading requirements, etc. within the General Industrial District.
·         Analyze the impact of proposed Special Permit on General Industrial District zoned areas in the Town.
·         Describe and show graphically the site development potential (e.g., lot coverage, height, setbacks) under existing zoning vs. under the proposed special permit.
·         Discuss potential options for increasing the number of affordable housing units in the Town. Note: the Town’s General Industrial District does not require affordable units set aside and the Town is not an eligible community under the HUD Settlement agreement.
Additional Zoning sub areas to be considered for the scope as a result of comments from the public
SOILS, TOPOGRAPHY AND GEOLOGY (as established in the current draft Scoping Document)
·         Identify and map soils on the site in accordance with Westchester County Soil Survey.  Delineate soil characteristics including texture, soil bearing capacity, erodibility, depth to water table, drainage characteristics, limitations of/suitability for excavation, and construction of buildings, roads and utilities.
·         Describe existing site topography and steep slopes through site cross-sections running east-west and north-south. Include portions of adjacent properties for context. Topographic information for neighboring properties may be obtained from the Westchester County GIS database.
·         Describe proposed site grading and use of retaining walls through site cross-sections running east-west and north-south. Provide all cut and fill calculations for site grading; describe disposal of excess material and the number and route of trucks for removal.
·         Using USGS or other available information identify bedrock formations, depth to bedrock, potential susceptibility of on-site and surrounding rock structure to blasting.  Describe purpose, location and amount of any rock removal and blasting, if necessary, and use/disposal of rock to be removed. Describe all plans and protocols, including any Town blasting ordinance requirements to be met, to be employed during rock removal or blasting, if necessary.
·         Identify any increases in impervious surface on the site.  Identify where, if any, pervious pavement is to be located.
·         Identify and discus any wetland adjacent area disturbance, mitigation and plans to ensure proper delineation in accordance with and as agreed upon by the regulating agencies.
VEGETATION AND WILDLIFE (as established in the current draft Scoping Document)
·         Describe proposed landscape plan, including use of native species.  Identify any Town ordinance or requirements to be met.
·         Discuss the mechanism (e.g., conservation easement) to preserve open space and lawn area.
·         Discuss the impact of construction activities and ongoing use on adjacent vegetation including trees and their root systems, shrubs, and plant materials, and on wildlife and terrestrial and aquatic ecosystems.
·         Describe proposed maintenance practices for lawn or other plantings, including potential use of any herbicides or pesticides, and opportunities for integrated pest management and leaf mulching.
STORMWATER MANAGEMENT/ SAW MILL RIVER FLOODING (as established in the current draft Scoping Document)
·         Describe existing surface water drainage patterns within the site and any off-site drainage patterns that ultimately drain to the site.  Identify discharge points of existing stormwater runoff.
·         Analyze off-site/downstream stormwater systems and the final stormwater destination location for run-off from the site.
·         Provide calculations to show that post-construction stormwater runoff quantity and quality will be in conformance with all requirements of the NYSDEC.
·         Describe the impacts of the Proposed Action on off-site/downstream stormwater systems and final stormwater destination location for run-off from the site.
·         Provide a stormwater management plan and describe any permanent improvements to be made to the site, including any green infrastructure practices to be implemented.
·         Describe the necessary maintenance of the permanent stormwater and erosion management controls and identify the responsible entities.
·         Describe sediment and erosion control procedures for the site during and after construction.
·         Include flood plain delineation and mapping within the site locations with elevations clearly defined in accordance with the latest FEMA mapping.
Additional Stormwater/flooding sub areas to be considered for the scope as a result of comments from the public
  • Increased flooding
  • Impacts of exposing contaminated soils
  • Map all steep slope and excessively steep slope categories
  • Describe amount of fill required for project, number of trucks and routes to site
  • Flooding to elm street
  • Increased flooding potential to downtown Ardsley
UTILITIES (as established in the current draft Scoping Document)
·         Water service: Existing capacity, projected peak water consumption, and ability to service proposed redevelopment. Indicate potential location, size, and operation of new water service. Identify any opportunities for water conservation methods, including restrictions on site irrigation. Reach out to utility providers for comment on potential impacts to facilities, staffing and budget; document same.
·         Sanitary service: Existing capacity, projected peak sewage generation, and ability to service proposed redevelopment. Indicate potential location, size, and operation of new sanitary sewer lines. Reach out to utility providers for comment on potential impacts to facilities, staffing and budget; document same.
·         Electric and gas, telecommunications: Existing capacity, projected peak consumption, and ability to service proposed redevelopment. Reach out to utility providers for comment on potential impacts to facilities, staffing and budget; document same.
TRAFFIC & PARKING (as established in the current draft Scoping Document)
·         Describe roadway network and local intersections.
·         Traffic Data Collection - Automatic Traffic Recorder
·         24 hour Automatic Traffic Recorder counts will be performed on Route 9A approximately 400 feet north of Lawrence Street for seven consecutive days.
·         Manual Traffic Counts on a weekday from 7:00-9:00 AM & 4:00-6:00 PM.
•        Route 9A & Ashford Avenue
•        Route 9A & Interstate 87 Exit 7 off-ramps
•        Saw Mill River Parkway & Lawrence Street
•        Route 9A & Lawrence Street
•        Route 9A & Jackson Avenue/Ravensdale Road
•        Manual Traffic Counts on a weekend Saturday from 12:00-2:00 PM.
•        Route 9A & Ashford Avenue
•        Route 9A & Jackson Avenue/Ravensdale Road
•        Discussion of traffic safety mechanisms.
•        Discussion of Public Transportation, Bicycle, and Pedestrian patterns.
•        Discussion of traffic operating conditions.
Future Traffic Conditions without the Proposed Project.
•        Background Traffic Growth – No-Build Year 2023 – to include other development traffic (for Applications that have already submitted an EAF as of May 2015) and an annual growth factor.
•        Discussion of planned, proposed or underway traffic improvements.
•        Traffic Operating Conditions.  Capacity and Level of Service (LOS) analysis using the latest highway manual reference.
Potential Impacts of the Proposed Project
•        ITE Trip Generation – Build Year 2023.
•        Proposed Trip Distributions.
•        Intersection LOS and Capacity Analysis – using the latest highway capacity manual reference.
•        Site Distance Analysis for Proposed Driveway on Lawrence Street and Western Avenue.
•        Internal Site Traffic Circulation.
•        Parking Facilities On-site.  Identify parking requirements based on municipal code and compare with estimated parking demand.  Describe method for providing sufficient parking.
•        Loading, Trash & Delivery Areas On-site. 
•        Public Transportation, Bicycles, and Pedestrians. Proposed Metro-Pool Commuter Bus.
•        Provide a transportation management plan that evaluates potential traffic reduction measures that can be applied by the applicant such as: shuttle bus service to the train station, bike/pedestrian amenities, expanded car-pool programs, etc.
Additional traffic sub areas to be considered for the scope as a result of comments from the public
  • Right turn exit lane on Saw Mill River Pkwy at Lawrence Street
  • Left hand turn from 9A onto Lawrence Street
  • Traffic on Route 9A/Saw Mill River Road in downtown Ardsley
  • Impacts to parking in downtown Ardsley
  • Impacts to parking at Dobbs Ferry, Scarsdale and Hartsdale train stations
  • Utilization of shuttle bus, schedules, guarantee of continued service
  • Crowding on Metro North trains
  • Feasibility of additional rush hour service
  • Impact of closure of Ashford Avenue Bridge on traffic/construction traffic/emergency vehicle access
  • Widening Jackson Avenue, Ashford Avenue and Route 9A
  • Impacts to Broadway
  • Intersection at Ashford Avenue/Ardsley Road and 9A/Ashford Avenue
  • Add intersection at Lawrence Street & Stanley Avenue and Route 9A & Ridge Road
  • Cumulative traffic impacts from:
  • Rivertowns Square
  • Saw Mill River Lofts
  • Water Wheel Complex
  • Study on utilization of bike trails for commuting by residents – destinations (work, shopping, etc.), utilization rates (during all weather scenarios), safety for trips not on trails
  • Impact of traffic on ability to reach religious institutions in area
  • Pedestrian safety
  • Along 9A/Saw Mill River Road
  • Crossing 9A/Saw Mill River Road
  • Across Saw Mill River Pkwy at Lawrence Street
  • Feasibility of adding biking lanes to 9A/Saw Mill River Road and surrounding area
  • Safety of biking along this corridor
  • Defer traffic study until after other approved developments are opened
  • Study parking provided on-site at 1.8 spaces/unit ratio
  • School bus traffic and patterns, including stops locations
  • Truck traffic impacts, including local truck deliveries, trucks associated with Rivertowns Square and by-pass truck traffic on 9A
  • Traffic safety data from local, County and State police records
  • Right on red at 9A/Lawrence Street intersection
  • Impacts to I-87 intersections – residential and commercial traffic
  • Overpass from Lawrence Street westbound to Saw Mill River Road Parkway southbound
  • Impacts of traffic on 9A bypassing I-87 tollbooth
  • Impacts of new Tappan Zee Bridge on traffic
  • What traffic/road improvement will be made by this development – who will pay for them
  • Scoping review of the EIS Documents for recently approved projects in the area that summarizes their traffic issues in particular and the mitigation solutions chosen and reviews how effective their mitigations have been
  • Utilize Ardsley data for percentage commuting by mass-transit vs. car
  • Study widening  of  both  Lawrence  Street  and  Saw  Mill  River  Road  to  include  turning  lanes  as appropriate from Lawrence Street to the entrance  of  the  thruway.
  • determine whether the entire length of the Saw Mill River Road from Jackson Avenue to Ardsley downtown would have to be widened to address some of the parking concerns.
  • study  of construction of sidewalks and  bike  lanes on both Lawrence and Saw Mill River Road from Jackson to downtown Ardsley to promote safe pedestrian bicycling.
  • study the possibility of construction of an overpass  from  Lawrence Street  westbound  to  Saw  Mill  River  Parkway southbound.  
  • a  study  of construction  of  additional  parking  in  downtown Ardsley to address the shortage of parking in the Business District.
  • A study that frequent shuttle  service be provided to  train stations  in  downtown  Ardsley.
  • Look at northbound lane on the Saw Mill River Parkway, because it has been removed.
  • study the costs, benefits and negatives of requiring  a  northbound  entrance  to  the  New York thruway.
NOISE & LIGHTING (as established in the current draft Scoping Document)
•        Describe potential sources of noise (including vehicle ingress and egress, building mechanical equipment, delivery activities, solid waste removal, and emergency vehicles). 
•        Examine impacts on sensitive land uses (including neighborhoods, residences and parkland) that would be adversely affected by noise resulting from the Proposed Action and identify methods to minimize impacts.
•        Describe proposed lighting, resulting illuminance levels on the Project Site and beyond the site boundaries, standards used for evaluation, compliance with applicable standards, and methods to reduce sky glow and minimize impacts to neighboring roadways and properties.
Additional air/noise sub areas to be considered for the scope as a result of comments from the public
  • Air quality impacts – macro and micro scale, cumulative with Rivertown Square, at intersections with LOS of D or worse
VISUAL/AESTHETICS/NEIGHBORHOOD CHARACTER (as established in the current draft Scoping Document)
•        Document existing visual character of on-site development through photographs taken from the following locations during periods when leaves are off the trees:
o   Route 9A (North-South)
o   Saw Mill River Parkway (North-South)
o   Adjacent Residences
o   Adjacent Commercial Properties
o   South County Trailway
•        Document existing visual character of abutting uses, including Route 9A, Saw Mill River Parkway, the South County Trailway and the adjacent properties to the north and south through photographs.
•        Demonstrate visibility of the Proposed Project (using leaf off conditions) through Site sections, digitally manipulated photography and renderings showing proposed structures and proximate properties, buildings, roadways, from:
o   Route 9A (North-South)
o   Saw Mill River Parkway (North-South)
o   The South County Trailway
o   Adjacent Properties        
o   Hillside residential areas in Ardsley and Dobbs Ferry
•        Prepare a three-dimensional model of the Proposed Project demonstrating proposed grading and site improvements as well as the massing of the proposed building. The model should demonstrate how the Proposed Project relates to adjacent properties along the Saw Mill River Parkway and Route 9A corridors.
•        Use both north-south and east-west cross-sections to demonstrate massing of the proposed building in relation to existing and proposed grading.
•        Undertake a shadow study to assess the potential impact of shadows from the new structure(s) on adjacent properties with a focus on impacts to the adjacent South County Trailway or other adjacent sunlight-sensitive resources that are dependent on natural light. 
•        Describe the architectural design, including materials, colors, characteristic details and dimensions of proposed structures (elevations and perspectives) for each façade. Show consistency or compatibility with architecture in the area.
•        Describe proposed mitigation including buffers, and landscaping plan including any proposed vegetative screening, boundary walls, fencing, and signage.
Fiscal Impacts (as established in the current draft Scoping Document)
•        Existing tax revenues for each taxing jurisdiction.
•        Anticipated tax revenues for each taxing jurisdiction.  Provide methodology for estimate.  Juxtapose with costs to the Town/County for utilities and services provided (cross reference with other sections as needed).
•        Anticipated recreation fees.
•        Effect on water rates paid by the Town to water providers and any changes to the excess water rates paid by the Town.
•        Using accepted methodology, estimate the secondary (off-site) real estate and sales tax revenues and/or multiplier economic benefits associated with the Proposed Action for the Town of Greenburgh and surrounding Villages.  Additionally estimate secondary spending impacts by tenants after housing is complete.
•        Using accepted methodology, estimate construction expenditures and economic impacts of construction activities.  Estimate multiplier impacts associated with the construction of the Proposed Action, e.g. secondary spending during construction.
Additional fiscal impact sub areas to be considered for the scope as a result of comments from the public
  • Impact to property values (Greenburgh vs. Ardsley) due to traffic and school impacts
  • Union vs. non-union labor for construction
  • Taxes – long term (post 10-year)
  • Tax impacts Greenburgh vs. Ardsley
  • Taxes on a per unit basis
  • Will a PILOT or other tax abatement program be requested by the Applicant
  • What percent of units will be affordable, for what Area Median Income population
  • Will project cause Ardsley to have to no longer be services by volunteer emergency services
Jobs (as established in the current draft Scoping Document)
•        Estimate the number and types of full and part-time jobs to be generated and/or lost from the Proposed Action.  Describe any efforts planned to employ local labor or firms during construction.
RESIDENT HEALTH & SAFETY AND EMERGENCY RESPONSE (as established in the current draft Scoping Document)
•        Describe on-site systems and services related to site security & life safety.
•        Demonstrate compliance of the Proposed Site Plan with New York State Fire Code. Identify location of existing and proposed fire hydrants on and off the project site. Demonstrate adequacy of water pressure for fire-fighting purposes.
•        Describe access routes (including width, turning radii, and grade) for emergency service vehicles and demonstrate sufficient access for fire truck traffic by applying appropriate turning templates.
•        Describe the facility’s emergency evacuation plan, resident assembly and emergency response staging areas, and backup power generation plan.
•        Assess potential impact of the Proposed Project on Town of Greenburgh Police, Fire Department, local Ambulance Corps and Hospital.  Reach out to service providers for comment on potential impacts to facilities, staffing and budget.
COMMUNITY FACILITIES AND SERVICES (as established in the current draft Scoping Document)
•        Estimate the population to be generated by the Proposed Action over time.  Based upon accepted multipliers or similar rental projects developed by the Applicant, and in the area, project age cohorts for prospective tenants, including school age children, elderly, etc.
•        Based upon the socio-economic conditions analyzed in Section XIII, compare the costs and benefits of the Proposed Action on the following community facilities and services: Town library, parks and recreation programs and the likely utilization of Town facilities and services.
•        Describe impacts to the use of the South County Trailway.
•        Compare the costs and benefits of the Proposed Action on the municipal vendor for garbage collection and recycling. Determine impacts of solid waste generation on collection needs and disposal capacity, as well as traffic, safety and noise. Note: proposed private vendor for snow removal.
•        Impacts on schools – using standard and/or locally-based multipliers and experience based upon similar projects, project the number of school age children to be generated by the Proposed Action as well as the cost of educating these students vs. tax revenues projected. Prepare a cost benefit analysis regarding same juxtaposing costs vs. benefits. Analyze the impacts of the Proposed Action on the Ardsley School District and any cumulative impacts, based on available data, for other nearby developments currently under construction or proposed.  Reach out to Ardsley School District for comment on potential impacts to school facilities, staffing and budget; documentation of same.
Additional community facilities areas to be considered for the scope as a result of comments from the public
  • Ardsley School District capacity report for current enrollment
  • Impacts to classroom size and teacher/student ratio
  • Feasibility to expand school buildings – additional classrooms, new building
  • Feasibility of redistricting
  • Impacts to District taxes
  • Utilize Ardsley School District numbers for cost of educating per student
  • Costs for hiring new teachers, build additional facilities
  • Cumulative impacts of other approved/proposed developments on Ardsley School District:
  • Rivertowns Square
  • Saw Mill River Lofts
  • Water Wheel Complex
  • Feasibility of lifting tax cap to finance additional students
  • Capital payment by developers to school district to expand facilities
  • Look at student generation rates in rental multi-family buildings in Dobbs Ferry, Bronxville, Scarsdale and Hastings school districts
  • Look at student estimates for Saw Mill River Lofts
  • Impacts to emergency services: overburden on Ardsley volunteer forces, traffic delays, need for new equipment
  • ADA accessibility for people with disabilities
  • Impacts to library, parks and recreational facilities in Village of Ardsley
CONSTRUCTION (as established in the current draft Scoping Document)
•        Potential impacts related to the construction phase associated with noise, dust, and lighting from activities such as blasting/rock removal and truck traffic.  Cross-reference with Section XVII.
•        Describe potential impacts of truck/worker/delivery traffic, including trucks removing excess material and any large trucks that would be required to deliver building materials.  Describe any traffic routing plans proposed and their impacts on local traffic.
•        Examine any cumulative impacts related to construction of other nearby projects. Include the impact of the construction of any needed road improvements.
•        Identify mitigation measures as needed, including any controls (e.g. dust control and blasting plans) that are proposed.
HAZARDOUS MATERIALS (as established in the current draft Scoping Document)
•        Provide a Summary of the Phase I Environmental Assessment Report and any Brownfield Remediation Activities and NYSDEC correspondence and concurrence reports.
•        Describe recommended actions based on the approved Brownfield Remediation Plan.

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