FINAL SCOPE DRAFT ENVIRONMENTAL IMPACT STATEMENT FOR COUNTRY POINTE AT PLAINVIEW OLD COUNTRY ROAD AND ROUND SWAMP ROAD PLAINVIEW, TOWN OF OYSTER BAY

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1 FINAL SCOPE DRAFT ENVIRONMENTAL IMPACT STATEMENT FOR COUNTRY POINTE AT PLAINVIEW OLD COUNTRY ROAD AND ROUND SWAMP ROAD PLAINVIEW, TOWN OF OYSTER BAY Overview This document is a Final Scope for the Draft Environmental Impact Statement (DEIS) for the proposed development of Country Pointe at Plainview. The proposed action involves changes in the zoning classifications of certain parcels designated on the Nassau County Tax Maps as Section 47- Block E-Lots 747B, 747D, 747E, 748A and 748D now classified in the OB zoning district and the R1-1A (hereinafter the subject property ) so as to include such parcels in the RMF-16, RSC-25 and GB zoning districts (and to maintain a portion of same in the R1-1A and OB zoning districts), the rescission of declaration of restrictive covenants, and the redevelopment of the aforesaid parcels, which comprise the subject property, in accordance with such zoning districts. The subject property, located in Plainview, consists of acres, and is situated on the south side of Old Country Road, west of Round Swamp Road, Town of Oyster Bay, Nassau County, New York. To ensure that the DEIS will address all significant issues, the Town Board of the Town of Oyster Bay, as lead agency, has issued a Positive Declaration and has elected to conduct formal scoping pursuant to 6 NYCRR This Final Scope provides a description of the proposed action and the applicant s proposed content for the DEIS. This Final Scope has been prepared in accordance with 6 NYCRR 617.8(f) and sets forth the following: Brief description of the proposed action Potentially significant adverse impacts Extent and quality of information needed to adequately address potentially significant adverse impacts Initial identification of mitigation measures Reasonable alternatives to be considered Identification of Information/Data to be Included in the Appendix Prominent Issues Raised During Scoping and Determined to be Not Relevant, Not Environmentally Significant or that have been Adequately Addressed in a Prior Environmental Review Description of the Proposed Action The proposed action consists of a change of zone, rescission and replacement of the declaration of restrictive covenants, site plan approval, area variances and subdivision approval to allow the construction of 800 marketrate residential units (within the RMF-16 Residential District), 90 senior affordable units (within the RSC-25 District) and 114,330 square feet of retail development (within the General Business [GB] District) on a ±acre parcel located at the intersection of Old Country Road and Round Swamp Road in Plainview, Town of Oyster Bay, Nassau County. The site is currently zoned R1-1A and Office Building (OB). The proposed development includes the construction of the following residential units: 536 age-restricted market rate units; 90 age-restricted affordable units; and 264 non-age-restricted market rate units, for a total of 890 units. The commercial portion of the site, located along the south side of Old Country Road, west of Round Swamp Road, is proposed to contain approximately 114,330 square feet of retail space a 67,330-square-foot supermarket, a 3,000-square-foot bank and 44,000 square feet of general retail space. Overall, approximately 52.0 acres of property would be dedicated to the Town of Oyster Bay. Of this total, approximately 43.0 acres of parkland, including soccer fields, a baseball field, a softball field, associated parking and other appurtenances, are proposed to be dedicated to the Town of Oyster Bay. In addition, a 1.0±acre parcel, located at the corner of Old Country Road and Round Swamp Road is proposed to be dedicated to the Town. Also, an approximate 100-foot-wide buffer along the westerly side of Round Swamp Road, totaling 8.0± acres, would be dedicated to the Town of Oyster Bay. Therefore, approximately 36 percent of the ±acre site is proposed to be dedicated, with the remainder developed with residential and commercial uses. 1

2 The proposed residential component would include 1,697 parking spaces, while the retail development would include 603 parking spaces. Access to the site retail and residential portions of the development would be from three access points on Old Country Road, while access to the parkland would be from the existing driveway located on Old Country Road at the westernmost portion of the subject property. The proposed development would be connected to the municipal sewer (Nassau County) and water (Plainview Water District) systems, and stormwater would be collected and recharged on-site via a recharge basin as well as detention ponds. The site is located in the Plainview-Old Bethpage School District, the Plainview Volunteer Fire District and Nassau County Police Precinct No 8. In order to implement the proposed action, the following approvals are required: Agency Town of Oyster Bay Town Board Town of Oyster Bay Planning Board Town of Oyster Bay Board of Zoning Appeals Permit or Approval Required Change of Zone/Site Plan Approval/Rescission and Replacement of Declaration of Restrictive Covenants Waiver of Maximum Number of Units per Building (RMF-16 and RSC-25) Area Variances Maximum Building Height in Feet (RMF-16 and RSC-25) Maximum Building Height in Stories (RMF-16) Minimum Distance Between Buildings (RMF-16 and RSC-25) Minimum Garage Setback (RMF-16) Acreage of active recreation/child play areas (RMF-16) Percentage of site reserved for open space and recreational purposes (RMF -16) Use of basements for habitable space 1 by residents of unit (RMF-16) Plainview Water District Nassau County Planning Commission Nassau County Department of Public Works Nassau County Department of Health New York State Department of Transportation New York State Department of Environmental Conservation Water Connection 239-m Referral and Subdivision Approval 239-f Review Stormwater, Highway Work Permit, Sewer Connection Realty Subdivision Review, Sanitary Disposal, Water Supply Traffic Signal Permit/Highway Work Permit SPDES General Permit for Stormwater Discharges for Construction Activities (GP ) and Notice of Intent The section of the DEIS entitled Description of the Proposed Action will provide a thorough description of the proposed action and of the existing conditions on the ±-acre site. The Description of the Proposed Action section of the DEIS will specifically include information relating to: Description of the proposed action. 1 Habitable space does not include living quarters or cooking facilities. 2

3 Site and project history (including description of most-recent, prior mixed-use proposal) and current level of activities on the project site. Project purpose, need and benefits, including examples of benefits derived from mixed-use communities. In addition, the DEIS will discuss the applicants goals and objectives with regard to the specific mix of uses of the proposed development. In addition, as the proposed action requires a change of zone, the need for the commercial and residential components will be discussed along with measures to be incorporated into the proposed action to minimize the potential for buildings to be constructed and not occupied in a timely manner. Mix of housing types proposed, including details regarding the unit sizes, numbers of bedrooms, housing market segments that are being targeted for the various unit types, anticipated prices, cost-controlled versus market-rate units, any restrictions (e.g., senior and senior affordable housing). Non-residential uses (existing and proposed), including commercial and recreational/open space uses. Breakdown and description of the various open space areas to be provided, including acreages, and any other relevant factors. Physical characteristics of the site, such as the boundaries, size, and existing pervious and impervious areas. Utilities and existing on-site and adjacent infrastructure systems. Surrounding land uses and road/highway network. Information on the proposed conceptual development, including zoning and build-out data (e.g., areas of buildings, pavement, natural areas, landscaping, buffers, any proposed gated or restricted access, etc.). Item-by item evaluation of prior Declaration of Restrictive Covenants and proposed new Declaration of Restrictive Covenants. Discussion of proposed traffic and circulation plan, which encompasses on-site vehicular and pedestrian circulation, parking, and access and roadway information. Infrastructure requirements, including water supply, wastewater treatment, stormwater management, and energy supply. Demolition requirements and any hazardous materials related thereto. Project phasing and schedule. Construction activities and the time when full build-out is anticipated. Site operations upon completion of construction. Public outreach conducted by the applicant. Required Local, County and State approvals. 3

4 Potentially Significant Adverse Impacts The DEIS will be prepared in accordance with this Final Scope and in accordance with 6 NYCRR 617.9(b). Based upon review of the site, the proposed plan and the Environmental Assessment Form (EAF), a Positive Declaration has been issued by the Town Board of the Town of Oyster Bay. The identified potential adverse impacts, as well as other relevant issues, will be fully addressed in various DEIS sections, as briefly outlined below. Soils and Topography The Soil Survey of Nassau County will be used to determine the soil types on the site, and the characteristics of such soils. This information will be supplemented with test hole data. The suitability of the soils (stability, quality, etc.) and potential engineering limitations for the proposed site alterations and proposed uses on the site will also be examined. The DEIS will also include topographic information obtained through review of relevant USGS maps and site-specific topographic surveys. The DEIS will include the mapping and quantification of the existing steep slopes on the site. The DEIS will also summarize and present the results of the Phase I/Phase II Environmental Site Assessments (ESAs) that have been performed for the property, and any remedial actions that may be required. A thorough narrative description of potential impacts to soils and topography and strategies to minimize such impacts will be included in the DEIS. A description of measures that will be implemented to mitigate impacts due to potential erosion and off-site sediment transport will be presented. The DEIS will also discuss the changes in topography that would result from the proposed action as well as provide quantification of the steep slope areas that would be disturbed by the proposed action. In addition, the DEIS will provide estimates of the cut and fill required. The site grading analysis will include mapping to show the extent and depth of proposed cut and fill. Water Resources Areas to be cleared, developed with impervious surfaces, planted with fertilizer-dependent vegetation, planted with low-maintenance vegetation, and preserved in a natural state will be calculated. Projections will then be made of post-development recharge and water budget to evaluate changes from the pre-development condition. In addition, this section of the DEIS will include a quantitative assessment of the loading of contaminants (e.g., nitrogen compounds) to the groundwater aquifer under existing and proposed conditions. Water use and sanitary flow for both the residential and commercial portions of the site will also be projected. It is expected that the site will be served by public water, and sanitary flow is proposed to be accommodated via connection to the Nassau County municipal sewer system. The DEIS will include documentation confirming consultations with the Plainview Water District and the Nassau County Department of Public Works, and service availability. Regional and local hydrogeological conditions and water quality will be discussed. Depth to groundwater will also be determined. The existing stormwater management system on the site will be described. In addition, postdevelopment stormwater management conditions will be evaluated. This evaluation will include calculations of stormwater to be generated, discussion of the proposed collection and management systems, proposed future maintenance practices for stormwater collection and leaching structures, discussion of anticipated changes in drainage patterns, and analysis of how the proposed stormwater management system will comply with applicable regulatory requirements, including the Phase II Stormwater Regulations, as well as prevailing Town and County regulations and standards for on-site storage volume. To adequately assess the potential impacts associated with the proposed development, a consistency analysis with the recommendations and standards for development within the relevant hydrogeologic zone, as set forth in the 208 Study, will be performed. In addition, the consistency of the proposed 4

5 action with the findings of the Nationwide Urban Runoff Program (NURP), Nonpoint Source Management Handbook and Special Groundwater Protection Area Plan will be evaluated. The DEIS will assess the proposed action s consistency with the Town s Groundwater Protection and Open Space Preservation Plan. Ecology The prior analyses of natural resources existing on the site will be summarized and an updated site inspection by a qualified biologist/ecologist will be conducted to determine any changes in the vegetation, wildlife, and general habitat character of the property. An inventory of flora and fauna observed and expected will be provided in this section of the DEIS along with a vegetation map. Protected native plants, and plant and animal species listed as endangered, threatened, or of special concern, if any, will be identified. As part of the ecological assessment, the New York State Department of Environmental Conservation (NYSDEC) Natural Heritage Program (NHP) will be consulted to update available information on significant natural resources on the site and in the surrounding area. NYSDEC Freshwater wetland maps and National Wetland Inventory maps will be consulted as to the presence of wetlands on the site or in the vicinity thereof. Once the existing conditions data are obtained, future changes expected to impact natural resources on the site and/or in the surrounding area will be assessed. Specifically, this section of the DEIS will evaluate potential impacts of the proposed redevelopment plan on the site and area ecology. Using the tree survey prepared for a prior application, a tree preservation plan will be presented in the DEIS. Buffer areas, landscaping and landscaping maintenance practices will also be described. Land Use and Zoning This section of the DEIS will describe existing land use and zoning on the subject site and in the surrounding area. As part of this section, relevant land use (comprehensive) plans and policies, including but not limited to, the Nassau County Comprehensive Plan, Nassau County Open Space Plan, and Special Groundwater Protection Area Plan will be reviewed. This section will describe the proposed changes of zone being requested as well as provide a detailed description of the proposed development. The DEIS will describe and quantify the areas to be developed with buildings, parking areas, roadways, walkways, etc. as well as other impervious areas and their use and will compare these data to the existing conditions. In addition to examining the proposed uses, the DEIS will describe existing on-site uses that would be displaced (if any) and, as appropriate, will discuss provisions to accommodate such uses elsewhere (e.g., soccer fields, parking). With respect to the residential uses, the DEIS will describe, among other things, the demographic market that is being targeted and the ability to accommodate seniors who wish to age in place. With respect to the proposed supermarket, the DEIS will discuss measures to ensure stable occupancy by that proposed use (i.e., measures to avoid potential vacancy). Based on the foregoing information, the DEIS will assess the impacts and compatibility of the proposed requested changes of zone and site development on land use, zoning (including bulk requirements), and will examine the established development policies, patterns and neighborhood character, especially with respect to the existing single-family residential neighborhood to the south. The suitability of the proposed uses and level of development will be assessed, given existing neighborhood character. Transportation and Parking This section of the DEIS will describe the existing traffic conditions and evaluate the effects of the proposed action on the surrounding area roadways and public transportation systems. A Traffic Impact Study will be prepared for the study area, which will include the following items: Existing roadway features in the study area, including the number, direction and width of travel lanes, posted speed limits, maintenance jurisdiction, parking regulations, signs and traffic control devices will be identified. 5

6 Right-of-way widths fronting the subject property on Old Country Road and Round Swamp Road and for a distance of 1,000 feet beyond the property frontage on these roadways will be indicated. Vehicle classification sampling counts will be collected at the following intersections for (two-tothree-hour periods) during the AM, midday and PM peak periods on a typical weekday and during a Saturday midday peak period: 1. Old Country Road at Plainview/Manetto Hill Road 2. Old Country Road at Round Swamp Road 3. Long Island Expressway North Service Road at Round Swamp Road 4. Long Island Expressway South Service Road at Round Swamp Road 5. Round Swamp Road at Old Bethpage Road Manual turning movement counts will be conducted on one typical weekday during the AM commuter peak period (7:00 a.m. to 9:00 a.m.) and PM commuter peak period (4:00 p.m. to 6:00 p.m.) and mid-day on a typical Saturday (10:00 a.m. to 2:00 p.m.) at the following intersections: 1. Old Country Road at NYS Rte. 135 Southbound Exit Ramp 2. Old Country Road at NYS Rte. 135 Northbound Exit Ramp 3. Old Country Road at Plainview Road/Manetto Hill Road 4. Old Country Road at East Bethpage Road 5. Old Country Road at Newtown Road 6. Old Country Road at Westerly Driveway Opposite Site (Mergenthaler Drive) 7. Old Country Road at Easterly Driveway Opposite Site (Amfesco Drive) 8. Old Country Road at Round Swamp Road (South of Long Island Expressway [LIE]) 9. LIE North Service Road (NSR) at Round Swamp Road 10. LIE South Service Road (SSR) at Round Swamp Road 11. Round Swamp Road at Old Bethpage Restoration Village 12. Round Swamp Road at Old Bethpage Elementary School Northerly Driveway 13. Round Swamp Road at Melissa Lane 14. Round Swamp Road at Old Bethpage Elementary School Southerly Driveway 15. Round Swamp Road at Hay Path Road 16. Round Swamp Road at Old Bethpage Road/Bethpage-Sweet Hollow Road 17. LIE SSR at Newtown Road 18. Plainview Road at Old Bethpage Road 19. Plainview Road at Junction of NYS Rte. 135 NB Exit Road 20. Hay Path Road at Old Bethpage Road 6

7 21. Old Country Road at Existing Site Driveway 22. Manetto Hill Road at Washington Avenue Automatic Traffic Recorder (ATR) traffic volumes will be collected as follows: 1. Old Country Road East of Manetto Hill Road EB 2. Old Country Road East of Manetto Hill Road WB 3. Manetto Hill Road North of Old Country Road NB 4. Manetto Hill Road North of Old Country Road SB 5. Old Country Road East of Amfesco Drive (West of Round Swamp)- WB 6. Old Country Road East of Amfesco Drive (West of Round Swamp) EB 7. Old Country Road West of NYS Rte. 135 WB 8. Old Country Road West of NYS Rte. 135 EB 9. Old Country Road East of Rte. 135 WB 10. Old Country Road East of Rte. 135 EB 11. Former Nassau County Facilities Access onto Round Swamp Road 12. Former Nassau County Facilities Access onto Old Country Road (in & out) 13. Round Swamp Road North of LIE NB 14. Round Swamp Road North of LIE SB 15. Round Swamp Road South of LIE NB 16. Round Swamp Road South of LIE SB 17. Round Swamp Road North of Old Bethpage Restoration Village NB 18. Round Swamp Road North of Old Bethpage Restoration Village SB 19. Round Swamp Road North of Sweet Hollow Road NB 20. Round Swamp Road North of Sweet Hollow Road SB 21. Plainview Road between intersections with Old Country Road & Old Bethpage Road NB 22. Plainview Road between intersections with Old Country Road & Old Bethpage Road SB The collected data, as described above, will be compiled and an analysis will be conducted of the existing operating conditions during the peak weekday a.m. and p.m. periods and the mid-day Saturday period using the appropriate methodology presented in the latest edition of the Highway Capacity Manual. As appropriate, seasonal variations will be discussed. The ATR data will be utilized to conduct a qualitative assessment of mid-day traffic conditions in the immediate vicinity of the site and at the study locations. Because mid-day traffic volumes are lower than the weekday a.m. and/or p.m. peak period volumes, no mid-day manual turning movement counts or detailed analyses will be performed. 7

8 Current traffic accident data for the most-recent three-year period available for the study intersections and roadway segments will be obtained from the Nassau County Department of Public Works (NCDPW) and/or New York State Department of Transportation (NYSDOT). Accident data will include the segments of Old Country Road between NYS Rte. 135 and the LIE, Round Swamp Road between Melbourne Lane and Old Country Road, Plainview Road between NYS Rte. 135 NB Exit Ramp and Old Country Road, and Hay Path Road between Plainview Road and Round Swamp Road. These data will be summarized and any significant trends/patterns that might be impacted by the proposed development will be identified and the need for corrective measures evaluated. The latest available information from appropriate governmental agencies will be obtained regarding any planned roadway/intersection improvement projects in the study area. Specifically, the applicants will contact the Town of Oyster Bay, the NCDPW, the NYSDOT, the Suffolk County Department of Public Works (SCDPW), as well as the Towns of Huntington and Babylon in writing via U.S. Certified Mail Return Receipt Requested regarding such projects and their estimated time of commencement and completion. Any such improvements, based upon responses received, will be incorporated into the future "No-Build and Build analyses. The "No-Build" base traffic conditions will be estimated by applying a background traffic growth factor using NYSDOT s LITP rates to the existing traffic volumes. In addition, traffic generated by other planned developments in the vicinity of the site will be included in the No-Build base condition. The location and nature of such proposed projects will be determined through consultations with the Towns of Oyster Bay, Huntington and Babylon, in writing, via U.S. Certified Mail Return Receipt Requested, based upon responses received. Trip generation estimates will be prepared for the proposed project based upon information obtained from the Institute of Transportation Engineers (ITE) Trip Generation manual, 8th edition. Appropriate internal trip capture credits and/or pass-by credits, if applicable, will be applied to the site generated traffic upon agreement with the Town and/or its consultant. Using previous studies, market research provided by the applicant, census data, the population distribution in the vicinity of the site, and existing travel patterns, trip distribution patterns will be determined and site-generated traffic will be assigned to the roadway network in the study area. The site generated traffic will be added to the No-Build volumes at each of the study intersections to determine the Build" conditions. Build conditions will be conducted for full occupancy at the build year of The Build conditions will then be analyzed using SYNCHRO, version 7 to determine the relative impacts of the proposed project on surrounding roadways. The impact of the proposed action on the operation of the LIE eastbound exit ramp at Round Swamp Road, Exit 48, will be assessed. An assessment of impacts related to construction traffic will be performed. An evaluation of the proposed site driveway configurations, parking layout and overall site layout with regard to access and internal circulation will be conducted. A discussion of potential impacts at driveway intersections to commercial centers proximate to the site will be presented. The adequacy of the proposed parking on the project site, will be evaluated in the context of Town of Oyster Bay code requirements, as well as in the context of actual anticipated demand based on ITE Parking Generation. An inventory of available public transportation within the study area will be provided. Specifically, bus routes serving the site, and the frequency of such service, will be provided. In addition, Long Island Bus, Suffolk County Transit and HART will be contacted to assess the potential for future public transportation connection between the proposed development and major employment centers and shopping along the Route 110 corridor and other nearby major shopping areas and employment centers. 8

9 An evaluation of potential impacts on parking at the Bethpage LIRR Station and Hicksville and Farmingdale LIRR Stations, as appropriate, including a projection of increases in demand due to this project, will be performed, using U.S. Census data or data from a similar development, if available. The walkability of the proposed development, (including a discussion of internal and external pedestrian circulation and pedestrian and bicycle safety) will be evaluated. Special attention will be paid to the residential areas to the south of the site along Round Swamp Road. Any school crosswalks in the vicinity of the site will be noted. The need for mitigation measures (e.g., signals, acceleration/deceleration lanes), their estimated construction cost, potential responsible parties, and project timing will be determined based upon the results of the analysis. Air Quality and Noise Air Quality The existing air quality of the area will be evaluated in this section of the DEIS. Monitoring data available from the NYSDEC will be used to define existing air quality levels. Existing levels will be compared to Federal and State air quality standards. Since the project is located in a non-attainment area for ozone and a maintenance area for carbon monoxide, air quality emission analysis to satisfy the Transportation Air Quality Conformity Regulations will be undertaken under the guidance of the NYSDOT. The DEIS will describe the methods and procedures specified by the NYSDOT Environmental Procedures Manual (EPM) air quality chapters and will list sources identified as necessary to perform the air quality analysis. In addition, since Nassau County is a non-attainment area for PM 2.5, the DEIS will address transportation conformity hot-spot requirements for this pollutant, as described in the Transportation Conformity Guidance for Qualitative Hot-Spot Analysis in PM 2.5 and PM 10 Nonattainment and Maintenance Areas and subsequent FHWA/EPA guidance documents. The DEIS will address emissions of Mobile Source Air Toxics (MSATs) that may result from the proposed action as described in the FHWA document Interim Guidance Update on Mobile Source Air Toxic Analysis in NEPA Documents, dated September 30, Following NYSDOT procedures, a screening analysis will be used to determine the intersections requiring a detailed microscale air quality analysis. The proposed development will generate site traffic, and its impact on air quality levels will be assessed. Once traffic engineering data are available, intersections with significant increases in traffic or significant decreases in level of service will be identified. From that list of intersections, select intersections will undergo detailed air quality analyses following NYSDEC protocols and will follow guidance presented in the NYSDOT EPM air quality chapters. The list of intersections undergoing detailed analysis will be presented for approval to the lead agency, prior to undertaking the analyses. The analyses will contain existing, build and no-build scenarios. Where air quality impacts are projected to exceed Federal or State guidelines, the traffic engineers will be consulted, and mitigation measures will be proposed to address such impacts. The construction activity air quality impacts will be qualitatively addressed. Dust controls during construction will be presented. Other sources of air emissions will also be qualitatively evaluated as part of the environmental review process. Alternatives to the proposed action will also be evaluated using a screening methodology, and the alternative analyses will be compared to analysis of the proposed project. The analyses will then be integrated, and all pertinent data and analyses will be provided in the DEIS. Noise The DEIS will document existing noise levels and sources on the subject property and in the surrounding area. In addition, a noise impact assessment will be conducted to evaluate the noise levels with the proposed project (both short-term construction-related noise, and long-term 9

10 operational noise). The assessment of project-induced traffic, stationary sources and construction will follow the methodologies outlined in the NYSDOT Environmental Policy Manual. Using land use and zoning maps, noise-sensitive land uses adjacent to traffic count locations and other noise-sensitive land uses will be candidate locations for noise monitoring and impact analysis. It is estimated that up to four locations will be selected for noise monitoring during the relevant study periods. The Federal Highway Administration s (FHWA) Traffic Noise Model (TNM) will be used to calculate sound levels associated with the proposed action. The noise monitoring data will be used to validate the TNM model. The TNM input data will include peak noise period traffic volumes, vehicle speeds, and roadway and receptor geometry. The attenuation effects of vegetation, trees, and building structures will also be included in the modeling analysis. Based upon this information, TNM will calculate sound levels at each receptor location within the study area for existing and future build conditions. Information provided in the Long Island Expressway Capacity Improvement Project (1996) will also be considered in the DEIS. The proposed action s stationary source sound levels will be calculated using manufacturer s reference sound levels for the mechanical equipment. Sound levels will be projected to receptor locations based upon noise paths, distances, building geometry, and surrounding terrain. Stationary source sound levels will be added to the motor vehicle sound levels to develop total sound levels which will be compared to the existing sound levels. Project noise levels will be compared to applicable standards and guidelines including those of the Town of Oyster Bay, Federal Highway Administration, NYSDOT and the United States Department of Housing and Urban Development. At locations where impacts are expected, mitigation measures will be identified to minimize noise impacts. Mitigation measures for avoidable impacts will be examined, and feasible abatement measures will be recommended, as necessary. Community Facilities and Services As the proposed action includes both residential and commercial development, the expected impact on community services will be evaluated. Specifically, the DEIS will assess the impacts of the proposed action on educational facilities, recreational resources, solid waste, the Plainview Water District, the Nassau County DPW, utilities (gas, electric) and emergency services. The impact assessment will include consultation with the various service providers to determine the existing facilities and ability to serve the proposed development. The DEIS will analyze the ability and capacity of the existing physical infrastructure to serve the proposed project. The DEIS will also assess whether it will be necessary to set aside a portion of the subject property for utility infrastructure. In addition, any applicable regulatory limitations (e.g., water pumpage caps) will be analyzed. In addition, the DEIS will describe the parkland dedication proposed, and will compare the proposed dedication to the requirements of the existing relevant Restrictive Covenants on the property. Socioeconomics This section of the DEIS will provide the following information, and will briefly describe the various methodologies used to conduct the below-described analyses: Existing Demographics Existing demographic characteristics of the project including the size and age composition of the population, number, type and average size of households. Existing characteristics of the housing stock, including mix of owner vs. renter units. Existing employment information, including employment by industry and employment by occupation. 10

11 Projected Demographics Following Development of the Site Demographic breakdown (including projected population size, age distribution, and number of households) at completion of the proposed project. Projected number of kindergarten through twelfth grade public school enrollments and the schools likely to be affected by these enrollment increases. Projected Employment Projected job creation during the construction phase of the proposed development. Projected number of permanent jobs and types of jobs likely to be provided. Tax Analysis Estimated property taxes to be generated by each component of the development. Allocation of projected property taxes to all relevant taxing districts. Cost of Services Additional costs to the school district and other relevant taxing districts caused by the proposed development. Comparison of additional costs vs. additional property taxes generated by the proposed development for all relevant taxing districts. Aesthetics and Cultural Resources This section of the DEIS will provide depictions of the site from proximate residential areas and roadways and other public areas, under both existing conditions and post-construction. These will provide an evaluation of the potential changes to visual character from various vantage points. This section will also provide descriptions and graphics showing the proposed architectural features of the proposed development. In a letter dated April 29, 2005, the New York State Office of Parks, Recreation and Historic Preservation (OPRHP) indicated that based upon its review of the information submitted as part of the November 2006 Draft Environmental Impact Statement for Old Plainview, the project would have no impact on cultural resources in or eligible for inclusion in the State or National Register of Historic Places. Such correspondence will be included in the current DEIS. Use and Conservation of Energy This section of the DEIS will contain a description of the energy sources to be used during the construction and operational phases of the proposed project. Anticipated levels of demand will be estimated. The DEIS will also discuss and provide an analysis of energy consumption by the proposed development, including conformance with the standards of the Town s EnergyStar legislation, 2 as well as mitigation measures proposed to minimize energy consumption. Finally, this section of the DEIS will provide a greenhouse gas (GHG) emissions analysis in accordance with NYSDEC policy and protocols. The NYSDEC policy requires projects to evaluate their GHG emissions and to identify measures to avoid, minimize, and mitigate those emissions. The DEIS will include an estimate of the GHG emissions following the NYSDEC guidance, by reviewing traffic and emissions data and performing mobile source and stationary source GHG analyses. 2 Section of the Town Code. 11

12 Extent and Quality of Information Needed to Adequately Address Potentially Significant Adverse Impacts In order to conduct the analyses of potential adverse impacts, available information will be collected and reviewed and empirical information will be developed. Relevant information from the previous Draft Environmental Impact Statement entitled Nassau County Plainview Complex, May 1995, the August 1996 Final Environmental Impact Statement and the November 2006 Draft Environmental Impact Statement Old Plainview will be incorporated, as necessary. While it is not possible to determine all information sources to be used, the following represent sources/research that have been preliminarily identified as necessary to perform the required analyses in the DEIS. Impact on Soils and Topography Existing reports regarding subsurface conditions and demolition activities Soil Survey of Nassau County Soil borings USGS Maps and site-specific topographic surveys Impact on Water Long Island Comprehensive Waste Treatment Management Plan Nationwide Urban Runoff Program (NURP) Nonpoint Source Management Handbook Long Island Comprehensive Special Groundwater Protection Area Plan Groundwater Protection and Open Space Preservation Plan Consultations with the NCDPW and the Plainview Water District Impact on Ecology Site inspections by a qualified biologist/ecologist Consultations with the NYSDEC Natural Heritage Program Impact on Land Use and Zoning Available and relevant zoning codes and maps and comprehensive plans (master plans, planning documents, such as the Nassau County Comprehensive Plan, Nassau County Open Space Plan, and Special Groundwater Protection Area Plan) of the Town of Oyster Bay and Nassau County Site and area inspections Impact on Transportation and Parking Traffic counts Accident data review Projections of site generated traffic using the ITE publication entitled Trip Generation, Eighth Edition ITE Shared Parking Guidelines Available data from similar uses Highway Capacity Manual, latest edition Synchro 7 American Association of State Highway and Transportation Officials (AASHTO) Policy on Geometric Design of Highways and Streets New York Metropolitan Transportation Council (NYMTC) 2010 to 2035 Regional Transportation Plan Consultations with NCDPW, Town of Oyster Bay, NYSDOT, SCDPW, Town of Huntington, Town of Babylon Impacts to Air Quality and Noise Local air quality data Air Quality Emissions and Dispersion Models and data from NYSDEC regarding analytical protocols 12

13 Traffic analyses Regulatory standards Noise monitoring Noise standards/guidelines of the Town of Oyster Bay and the Federal Highway Administration Impact Community Facilities and Services Consultations with community service providers (police, fire departments/districts, ambulance services, water purveyors, sanitary and solid waste facilities, school district, utility providers and parks and recreation departments) Impact on Socioeconomics 2000 Census of Population and Housing 2010 Census Data, where available Consultations with Town Tax Assessor Impact on Aesthetics and Cultural Resources Site and area inspections and photographs Prior Correspondence from OPRHP Initial Identification of Mitigation Measures As the DEIS analyses have not yet been conducted, no specific mitigation measures have yet been developed. Nonetheless, where the impact analyses conducted in the DEIS indicate the potential for significant adverse impacts, this section of the DEIS will set forth measures to mitigate those impacts. Although no specific mitigation measures have been identified, a preliminary evaluation has indicated the following: under the soils and topography section there will be a discussion of erosion and sediment control, under the visual resources section there will be a discussion of landscaping and architectural treatments, and under the water resources section there will be a discussion of stormwater management measures and adherence to the Phase II Stormwater Regulations as well as the prevailing Town and County regulations regarding stormwater volume requirements. Energy conservation measures will also be discussed. In addition, dedication of parkland will be discussed. Actions required and parties responsible to implement the mitigation measures will be identified. Reasonable Alternatives to Be Considered Pursuant to 6 NYCRR Part 617, the DEIS must contain a description and evaluation of reasonable alternatives to the proposed action. Thus, the DEIS will analyze the impacts of the following alternatives and quantitatively and qualitatively compare these impacts to those associated with implementation of the proposed action, based upon the specific issues outlined above: No-Action (site remains as it currently exists) Development Pursuant to Prevailing Zoning (Office and Residential) Development of Previously-Proposed Planned Unit Development: Mixed Use Project Organization of DEIS Although not required as part of a Final Scope, so that involved agencies and interested parties can comment on the proposed sections of the DEIS, a proposed table of contents follows: 1.0 Executive Summary 2.0 Description of the Proposed Action 2.1 Introduction 2.2 Project Description 2.3 Brief History of the Property and Summary of Existing Conditions 2.4 Purpose, Need and Benefits of the Proposed Project 2.5 Demolition and Construction 13

14 2.6 Required Permits and Approvals 3.0 Existing Environmental Conditions 3.1 Soils and Topography 3.2 Water Resources 3.3 Ecology 3.4 Land Use and Zoning 3.5 Transportation and Parking 3.6 Air Quality and Noise 3.7 Community Facilities and Services 3.8 Socioeconomics 3.9 Aesthetics and Cultural Resources 4.0 Probable Impacts of the Proposed Action 4.1 Soils and Topography 4.2 Water Resources 4.3 Ecology 4.4 Land Use and Zoning 4.5 Transportation and Parking 4.6 Air Quality and Noise 4.7 Community Facilities and Services 4.8 Socioeconomics 4.9 Aesthetics and Cultural Resources 5.0 Mitigation Measures 6.0 Unavoidable Adverse Effects 7.0 Alternatives and Their Impacts 7.1 No-Action 7.2 Development Pursuant to Prevailing Zoning (Office and Residential) 7.3 Development of Previously-Proposed Planned Unit Development: Mixed Use Project 8.0 Irretrievable and Irreversible Commitment of Resources 9.0 Growth-Inducing Aspects 10.0 Use and Conservation of Energy Identification of Information/Data to be Included in the Appendix The DEIS will include, as an appendix, relevant support studies, correspondence and data used to prepare the analyses in the DEIS. The information to be contained in appendices includes, but is not limited to: Positive Declaration and Final Scope Project plans Documentation regarding Phase I/Phase II environmental site assessments Traffic study and supporting data/analyses Data supporting air quality and noise analyses Site and area photographs Consultations with service providers Prominent Issues Raised During Scoping and Determined to be Not Relevant, Not Environmentally Significant or that have been Adequately Addressed in a Prior Environmental Review All relevant comments received during the formal scoping process have been incorporated into the Final Scope. However, a few comments received related directly to competition and property values, which are not appropriate inquiries in accordance with SEQRA and its implementing regulations. 14

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