DRAFT. Expanded Full Environmental assessment Form. Town of Amsterdam Zoning Revision. SEQRA Type 1 Action

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1 DRAFT Expanded Full Environmental assessment Form Town of Amsterdam Zoning Revision SEQRA Type 1 Action Lead Agency: Town of Amsterdam Town Board 283 Manny s Corners road Amsterdam, NY Contact: Supervisor Thomas DiMezza Prepared by: Delaware Engineering, P.C. 28 Madison Ave. Extension Albany, NY April 15, 2009

2 The TOWN OF AMSTERDAM ZONING REVISION FULL ENVIRONMENTAL ASSESSMENT FORM TABLE OF CONTENTS PREFACE...i 1.0 FULL ENVIRONMENTAL ASSESSMENT FORM PART FULL ENVIRONMENTAL ASSESSMENT FORM PART FULL ENVIRONMENTAL ASSESSMENT FORM PART NEW USES ZONING MAP CHANGES BUILD OUT ANALYSIS Methodology Assumptions Results TRAFFIC ASSESSMENT Existing Conditions Forecasting Potential Transportation Network Impacts Conclusions PUBLIC SERVICES IMPACTS Educational Impacts Public Services Impacts PUBLIC UTILITIES IMPACTS Water Impacts Sewer Impacts LIST OF TABLES Table 3.1 New Uses Table 3.2 Permitted Zoning Densities Table 3.3 Typical Zoning Mix Assumptions Table 3.4 Multi-Family Zone Build-Out Analysis Table 3.6 Rutgers Residential Demographic Multipliers Table 3.7 Population and School Aged Children Projections Table 3.8 GASD Five Year Enrollment Projections Table 3.9 Estimated Water Demand Table 3.10 Estimated Sewer Demand LIST OF FIGURES Figure 3.1 Existing Zoning Map Figure 3.2 Proposed Zoning Map Figure 3.3 School Districts Map Figure 3.4 Fire Districts Map APPENDICES APPENDIX A Detailed Multi-Family Zone Build-Out Analysis Table APPENDIX B Creighton-Manning Traffic Assessment APPENDIX C Northeast States Outdoor Wood Furnace Regulations Summary

3 PREFACE The Environmental Review Process Changes in zoning or adoption of a new or amended zoning code are Type I Actions under the State Environmental Quality Review Act (SEQR) requiring an environmental review prior to the municipality formally adopting the zoning as a local law. Categorization as a Type I Action under SEQR requires preparation of a Long Environmental Assessment Form, coordination with other involved agencies, and serious consideration of potential impacts. The Town of Amsterdam is the only agency that has discretionary authority over the adoption of a new zoning code from a SEQR perspective, so the Town is automatically the Lead Agency and coordination with other involved agencies is not necessary. However, under 239(m) of General Municipal Law, the Montgomery County Planning Board is an interested agency and was involved in the review of the draft law. An Expanded Long Form Environmental Assessment (EAF) has been prepared by the Town Board with the assistance of professional consultants to evaluate the potential impacts and mitigation measures resulting from the adoption of the proposed zoning. The Town of Amsterdam has been engaged in the planning effort for many years, now culminating in an amended zoning code. The Town Planning Board prepared revisions to the existing zoning regulations at public workshops during 2007 and referred a draft document to the Town Board in December The Town Board developed further revisions and additions to the zoning document throughout The Expanded EAF was prepared during the fall of 2008 and revised in early 2009 in conjunction with final revisions to the proposed zoning code. At the October 15, 2008 regular meeting of the Town Board, the draft zoning regulations and EAF components were presented. The draft zoning regulations were filed with the Town Clerk and made available for public inspection. The draft Expanded EAF was presented at the November 19, 2008 regular Town Board meeting, filed with the Town Clerk and made available for public inspection. Delaware Engineering, P.C. i

4 A public workshop on the proposed law was held on December 8, 2008, and the Town Board conducted a public hearing on December 17, 2008 with a written comment period concluding in early January The draft law and Expanded EAF were also referred to the Montgomery County Planning Board for 239(m) review in December The County Planning Board requested an extension of time to review the law and issued a recommendation of approval with comments on January 26, The Town made further revisions to the proposed regulations in response to the County and public comments, and the revised draft zoning regulations were filed with the Town Clerk and placed on the Town website for public review around March 19, Section 36 of the Town of Amsterdam Zoning Ordinance requires referral of all proposed zoning amendments, supplements or changes originating by petition or by motion of the Town Board to the Town Planning Board for a report and recommendation. The Town Board issued a resolution on March 18, 2009 referring the revised document to the Planning Board for review and recommendation. The Planning Board reviewed the Town Board initiated revisions and issued a report and recommendation on April 1, The Town Board made several final modifications to the document at the April 15, 2009 regular board meeting. The final zoning regulations and revised EAF were filed with the Town Clerk and posted on the Town website for public review around April 17, The Town Board has scheduled the second public hearing on the proposed zoning amendments for May 20, Delaware Engineering, P.C. ii

5 Background Prior Zoning Regulations and Comprehensive Plans The Town of Amsterdam adopted their initial Zoning Ordinance in This regulation underwent various amendments over the ensuing years, including a major revision in However, this revision was challenged and the objection was upheld by a court, thus, the original zoning ordinance was reinstated. The Town Planning Board worked on subsequent revision during the mid 1990s but this version was never adopted. The Town s original Comprehensive Plan was adopted in The Planning Board began work on revising the Comprehensive Plan in 1995 and it was finally adopted in However, an Article 78 proceeding kept the Plan in litigation until 2006 at which time the Article 78 challenge was dismissed. The Comprehensive Plan The purpose of the Town of Amsterdam s Comprehensive Plan is to provide a coherent vision of the future. The Comprehensive Plan is not a law, ordinance or regulation. The Plan forms the basis for land use regulations and assures that zoning, site plan and subdivision laws are designed to achieve legitimate community objectives. In the spring of 2004, the Town of Amsterdam adopted a revised Comprehensive Plan that embodied a Vision Statement and Goals. The Town s Vision Statement incorporated the concept that the Town of Amsterdam should be attractive to families and businesses by providing a safe and healthy environment, sound economic growth, recreational and employment opportunities, and preservation of the Town s historic, cultural and natural resources. The goals of the Comprehensive Plan included the desire to preserve and enhance the Town's rural character and open spaces, preserve the natural environment, provide adequate recreational opportunities in the Town, enhance and encourage preservation of the Town's historical character and maintain and enhance the aesthetics of the Town. Delaware Engineering, P.C. iii

6 Furthermore, the Comprehensive Plan encourages commercial and industrial development that is compatible with existing land use as well as the development of affordable housing in the Town and promotes a safe and efficient transportation system throughout the Town. The Town s Comprehensive Plan encourages cooperation with the Town's adjacent municipalities and Montgomery County and continuing an open dialogue on the future of the Town of Amsterdam. During development of the Comprehensive Plan, it was determined that it was critical to update the existing land use regulations of the Town in order to effectively implement the wishes of the community and recommendations in the Comprehensive Plan. The planning process identified the need to improve the framework under which development in the Town is considered to ensure that the wishes of the community guide its future growth. Based on the Comprehensive Plan, a number of goals have guided the development of the new zoning. These goals, objectives and implementation measures include: GOAL: Preserve the Town's rural character and open spaces The objective of this goal is to encourage and enhance the preservation of open space in the Town. To implement this goal, the Comprehensive Plan recommends promoting lowdensity development throughout most of the Town where sewer and water is not available or feasible, allowing higher density development in areas served by public or private infrastructure, and limiting commercial and industrial development to areas proximate to existing development where it will have the least impact on rural character. GOAL: Preserve the natural environment The Comprehensive Plan s objectives are to protect the Town s natural resources through project review and the adoption and enforcement of land use regulations. Implementation tasks include making the Planning Board s consideration of natural resource protection explicit in site plan and subdivision review, complying with SEQRA requirements, amending the density and minimum lots sizes in areas without sewer or Delaware Engineering, P.C. iv

7 water to recognize the poor carrying capacity of Town soils, requiring professional engineering for all new wastewater collection and treatment systems, and prohibiting uses that are detrimental to the environment such as dumps and strip mining. GOAL: Encourage commercial and industrial development that is compatible with existing land use Objectives of this goal are to concentrate new professional business, commercial, and industrial development in areas already supporting these uses that are served by, or are able to be served by, adequate infrastructure, and buffering existing single-family residential neighborhoods from commercial and industrial areas. Implementation tasks include working with the City of Amsterdam to implement phased development of infrastructure consistent with the Town s future development needs, developing the M-1 Zone as a mixed use zone, permitting light industrial as a special use in the commercial zone and creating B-2 and R-2 transition zones between residential and commercial or industrial areas. GOAL: Encourage the development of affordable housing in the Town The Comprehensive Plan seeks to provide a variety of housing in the Town through the development of residential districts that protect existing neighborhoods, but also permit new types of housing patterns. Implementation tasks include preserving the character of existing single family zones, permitting and encouraging the construction of townhouses, condominiums and senior citizen housing in areas close to existing infrastructure, shopping and health services, and establishing a mobile home residential district. GOAL: Maintain and enhance the aesthetics of the Town The objectives of this goal are to ensure that the new development enhances the Town s character through effective land use regulations and to provide for site planning and landscaping that are compatible with the Town's character. Implementation tasks include simplification of the Site Plan review process to a single tier review, developing design review guidelines for commercial and industrial development, ensuring that building codes are adequately enforced and requiring landscaping screening between residential and commercial or industrial development. Delaware Engineering, P.C. v

8 Draft Zoning Code In the spring of 2007 the Planning Board commenced work with a consultant on the current revision to the Zoning Regulations, with the intent to bring them into compliance with the goals and objectives of the Comprehensive Plan. Public workshops were held over the summer and fall of 2007 and a draft version was forwarded to the Town Board for review in December The Town Board reviewed the draft and requested that several new sections be added to the regulations. These additions and revisions of the zoning regulations were prepared during 2008 and The proposed zoning code is intended to reflect the principals of Smart Growth, a concept that focuses on concentrating development in core areas near existing development and available infrastructure, while preserving open space and more rural environments. The proposed zoning reduces the density of dwelling units in rural areas of the Town and provides greater land areas for more intense development along Route 30 and Route 67. Although the proposed zoning regulations permit more areas of multifamily housing, the overall maximum density of the Town will remain stable due to the reduction in permitted density in multi-family zones. Zoning in Accordance with a Comprehensive Plan The Town has taken into consideration the 2004 Comprehensive Plan, a number of studies and projects conducted in and by the Town, studies supporting this EAF and the evolution of the economic and social environment in the Town since The 2004 Comprehensive Plan provides a number of recommendations aimed at achieving the stated goals and objectives of the Town. The proposed zoning embodies many of these recommendations without modification, but not all of the proposals within the Comprehensive Plan are embodied in the proposed zoning. The New York State Department of State (DOS) publishes the James A. Coon Local Government Technical Series which provides guidance regarding a number of issues including planning and zoning. In the document entitled Zoning and the Comprehensive Delaware Engineering, P.C. vi

9 Plan originally published in December 1999 herein after referred to as the Coon Series on Zoning, the DOS addresses the need for zoning to be based on comprehensive planning. Town Law in New York State requires that zoning is undertaken in accordance with a well considered plan or a comprehensive plan. According to the Coon Series on Zoning, the way proposed must be capable of being discerned and it must be inclusive and case law has agreed (pg. 3). The document also states that inclusive with respect to a zoning law or amendment is demonstrated when the law has been enacted after and in accordance with careful study and consideration and when it carries out a greater purpose of the community (pg. 4). Furthermore, the Coon Series on Zoning states that the Court of Appeals in Town of Bedford v. Village of Mount Kisco held that: zoning change must indeed be consonant with a total planning strategy, reflecting consideration of the needs of the community What is mandated is that there be comprehensiveness of planning, rather than special interest, irrational ad hocery. The obligation is support of comprehensive planning, not slavish servitude to any particular comprehensive plan. Indeed sound planning inherently calls for recognition of the dynamics of change. [citations omitted] Through the multitude of planning workshops conducted in 2007, the on-going review in 2008, and the studies and information provided in this EAF among other documents, the Town has provided evidence that the proposed zoning law is the result of consideration of the 2004 Comprehensive Plan as well as the community s land use problems. Delaware Engineering, P.C. vii

10 Implementation The adoption of an amended zoning code for the Town of Amsterdam requires a number of steps. The Town Board must both consider and provide public input opportunity for the potential environmental impacts that could result from adopting the revised zoning code, and the Town Board must adopt the new zoning code as a local law in conformance with applicable statute. The adoption of a local law requires that the board consider the law for a period of time, that a public hearing is conducted, referral to the County Planning Board as required by General Municipal Law Section 239(m), that public input is considered and that the law is adopted by resolution of the board and filed with the clerk and the New York State Secretary of State s office. The Town Board must first make a SEQR determination and conclude the SEQR process prior to adopting the zoning code as a local law. This environmental review discusses the potential impacts of the act of adopting a revised zoning code. All future actions, such as development proposals that conform to the new zoning, are subject to full environmental review pursuant to 6 NYCRR Part 617. Delaware Engineering, P.C. viii

11 Full Environmental Assessment Form Part 1

12 (9/95) 7c SEQR Appendix A State Environmental Quality Review FULL ENVIRONMENTAL ASSESSMENT FORM Purpose: The full EAF is designed to help applicants and agencies determine, in an orderly manner, whether a project or action may be significant. The question of whether an action may be significant is not always easy to answer. Frequently, there are aspects of a project that are subjective or unmeasureable. It is also understood that those who determine significance may have little or no formal knowledge of the environment or may not be technically expert in environmental analysis. In addition, many who have knowledge in one particular area may not be aware of the broader concerns affecting the question of significance. The full EAF is intended to provide a method whereby applicants and agencies can be assured that the determination process has been orderly, comprehensive in nature, yet flexible enough to allow introduction of information to fit a project or action. Full EAF Components: The full EAF is comprised of three parts: Part 1: Provides objective data and information about a given project and its site. By identifying basic project data, it assists a reviewer in the analysis that takes place in Parts 2 and 3. Part 2: Focuses on identifying the range of possible impacts that may occur from a project or action. It provides guidance as to whether an impact is likely to be considered small to moderate or whether it is a potentially-large impact. The form also identifies whether an impact can be mitigated or reduced. Part 3: If any impact in Part 2 is identified as potentially-large, then Part 3 is used to evaluate whether or not the impact is actually important. DETERMINATION OF SIGNIFICANCE -- Type 1 and Unlisted Actions Identify the Portions of EAF completed for this project: X Part 1 X Part 2 X Part 3 Upon review of the information recorded on this EAF (Parts 1 and 2 and 3 if appropriate), and any other supporting information, and considering both the magnitude and importance of each impact, it is reasonably determined by the lead agency that: A. The project will not result in any large and important impact(s) and, therefore, is one which will not have a significant impact on the environment, therefore a negative declaration will be prepared. B. Although the project could have a significant effect on the environment, there will not be a significant effect for this Unlisted Action because the mitigation measures described in PART 3 have been required, therefore a CONDITIONED negative declaration will be prepared.* C. The project may result in one or more large and important impacts that may have a significant impact on the environment, therefore a positive declaration will be prepared. *A Conditioned Negative Declaration is only valid for Unlisted Actions Town of Amsterdam Zoning Revision Name of Action Town of Amsterdam Town Board Name of Lead Agency Thomas DiMezza Print or Type Name of Responsible Officer in Lead Agency Supervisor, Town of Amsterdam Title of Responsible Officer Signature of Responsible Officer in Lead Agency Signature of Preparer (If different from responsible officer) Date 1

13 PART 1--PROJECT INFORMATION Prepared by Project Sponsor NOTICE: This document is designed to assist in determining whether the action proposed may have a significant effect on the environment. Please complete the entire form, Parts A through E. Answers to these questions will be considered as part of the application for approval and may be subject to further verification and public review. Provide any additional information you believe will be needed to complete Parts 2 & 3. It is expected that completion of the full EAF will be dependent on information currently available and will not involve new studies, research or investigation. If information requiring such additional work is unavailable, so indicate and specify each instance. NAME OF ACTION Town of Amsterdam Zoning Revision LOCATION OF ACTION (INCLUDE STREET ADDRESS, MUNICIPALITY AND COUNTY) Town of Amsterdam, Montgomery County NAME OF APPLICANT/SPONSOR BUSINESS TELEPHONE Town of Amsterdam Town Board ADDRESS 283 Manny s Corners Road CITY/PO STATE ZIP CODE Amsterdam NY NAME OF OWNER (IF DIFFERENT) BUSINESS TELEPHONE ADDRESS CITY/PO STATE ZIP CODE DESCRIPTION OF ACTION Revision of the Town of Amsterdam Zoning Ordinance to bring it into compliance with the goals and objectives of the Comprehensive Plan. Major changes include the creation of multi-family zones in areas proximate to available infrastructure in order to encourage development while preserving open space and rural character, revisions to the Planned Unit Development, Site Plan Review and Home Occupations regulations, and the addition of new sections regulating outdoor furnaces, solar collectors and wind energy facilities. Please Complete Each Question--Indicate N.A. if not applicable A. SITE DESCRIPTION Physical setting of overall project, both developed and undeveloped areas. 1. Present Land Use: Urban X Industrial X Commercial X Residential (suburban) X Rural (non-farm) X Forest X Agriculture Other 2. Total acreage of project area: 17,952 acres. APPROXIMATE ACREAGE N/A PRESENTLY AFTER COMPLETION Meadow or Brushland (Non-agricultural) acres acres Forested acres acres Agricultural (Includes orchards, cropland, pasture, etc.) acres acres Wetland (Freshwater or tidal as per Articles 24,25 of ECL) acres acres Water Surface Area acres acres Unvegetated (Rock, earth or fill) acres acres Roads, buildings and other paved surfaces acres acres Other (Indicate type) acres acres 3. What is predominant soil type(s) on project site? Lansing, Wassaic, Mosherville, Appleton, and Broadalbin Loams a. Soil drainage: Well drained ~30 % of site Moderately well drained ~60 % of site. Poorly drained ~20 % of site b. If any agricultural land is involved, how many acres of soil are classified within soil group 1 through 4 of the NYS Land Classification System? ~14,360 Acres (see 1NYCRR 370). 4. Are there bedrock outcroppings on project site? X YES NO a. What is depth to bedrock? 0-6 (in feet) Varies Town-wide 2

14 5. Approximate percentage of proposed project site with slopes: 0-10% 80 % 10-15% 7 % 15% or greater 13 % 6. Is project substantially contiguous to, or contain a building, site, or district, listed on the State or National Registers of Historic Places? X YES NO 7. Is project substantially contiguous to a site listed on the Register of National Natural Landmarks? YES X NO 8. What is the depth of the water table? 0 to >6 feet Varies Town-wide 9. Is site located over a primary, principal, or sole source aquifer? YES X NO 10. Do hunting, fishing or shell fishing opportunities presently exist in the project area? X YES NO 11. Does project site contain any species of plant or animal life that is identified as threatened or endangered? YES X NO According to: NYS DEC Natural Heritage Program has been contacted for an updated determination. Identify each species: 12. Are there any unique or unusual land forms on the project site? (i.e., cliffs, dunes, other geological formations) Describe: YES X NO 13. Is the project site presently used by the community or neighborhood as an open space or recreation area? X YES NO If yes, explain: Recreation areas at Town Hall, Greater Amsterdam High School, Tecler Elementary and Old Truax Road Schools 14. Does the present site include scenic views known to be important to the community? X YES NO 15. Streams within or contiguous to project area: Kayaderosseras, McQueen, Dove, Bunn, N. Chuctanunda, and a. Name of Stream and River to which it is tributary DeGraff Creeks, Eva s and Compaanan Kills, Mohawk River. 16. Lakes, ponds, wetland areas within or contiguous to project area: a. Name: Harrower Pond, Kellogg Reservoir, McLachlan Pond, and NYS DEC and Federal Wetlands b. Size (in acres): Vary in size 17. Is the site served by existing public utilities? Electric and gas service, limited water and sewer service X YES NO a. If YES, does sufficient capacity exist to allow connection? N/A YES NO b. If YES, will improvements be necessary to allow connection? N/A YES NO 18. Is the site located in an agricultural district certified pursuant to Agriculture and Markets Law, Article 25-AA, X YES NO Section 303 and 304? Parts of the Town are within Montgomery County Ag District #2 19. Is the site located in or substantially contiguous to a Critical Environmental Area designated pursuant to Article 8 of the ECL, and 6 NYCRR 617? YES X NO 20. Has the site ever been used for the disposal of solid or hazardous wastes? Old Eastern Landfill site X YES NO B. Project Description 1. Physical dimensions and scale of project (fill in dimensions as appropriate). a. Total contiguous acreage owned or controlled by project sponsor 17,952 acres. b. Project acreage to be developed: N/A acres initially; N/A acres ultimately. c. Project acreage to remain undeveloped N/A d. Length of project, in miles: N/A (if appropriate) e. If the project is an expansion, indicate percent of expansion proposed N/A % f. Number of off-street parking spaces existing N/A ; proposed N/A g. Maximum vehicular trips generated per hour N/A (upon completion of project)? h. If residential: Number and type of housing units: One Family Two Family Multiple Family Condominium Initially N/A N/A N/A N/A Ultimately N/A N/A N/A N/A i. Dimensions (in feet) of largest proposed structure N/A height; N/A width; N/A length. j. Linear feet of frontage along a public thoroughfare project will occupy is? N/A ft. 2. How much natural material (i.e. rock, earth, etc.) will be removed from the site? N/A tons/cubic yards. 3

15 3. Will disturbed areas be reclaimed? X N/A YES NO a. If yes, for what intended purpose is the site being reclaimed? b. Will topsoil be stockpiled for reclamation? YES NO c. Will upper subsoil be stockpiled for reclamation? YES NO 4. How many acres of vegetation (trees, shrubs, ground covers) will be removed from site? N/A acres. 5. Will any mature forest (>100 years old) or other locally-important vegetation be removed by this project? 6. If single phase project: Anticipated period of construction N/A months, (including demolition) 7. If multi-phased: a. Total number of phases anticipated N/A (number) YES X NO b. Anticipated date of commencement phase 1 N/A month N/A year, (including demolition) c. Approximate completion date of final phase N/A month N/A year. d. Is phase 1 functionally dependent on subsequent phases? N/A YES NO 8. Will blasting occur during construction? YES X NO 9. Number of jobs generated: during construction N/A ; after project is complete N/A 10. Number of jobs eliminated by this project N/A 11. Will project require relocation of any projects or facilities? YES X NO If yes, explain: 12. Is surface liquid waste disposal involved? YES X NO a. If yes, indicate type of waste (sewage, industrial, etc) and amount b. Name of water body into which effluent will be discharged 13. Is subsurface liquid waste disposal involved? Type YES X NO 14. Will surface area of an existing water body increase or decrease by proposal? YES X NO If yes, explain: 15. Is project or any portion of project located in a 100 year flood plain? X YES NO 16. Will the project generate solid waste? YES X NO a. If yes, what is the amount per month tons b. If yes, will an existing solid waste facility be used? YES NO c. If yes, give name ; location d. Will any wastes not go into a sewage disposal system or into a sanitary landfill? YES NO e. If yes, explain: 17. Will the project involve the disposal of solid waste? YES X NO a. If yes, what is the anticipated rate of disposal? tons/month. b. If yes, what is the anticipated site life? years. 18. Will project use herbicides or pesticides? YES X NO 19. Will project routinely produce odors (more than one hour per day)? YES X NO 20. Will project produce operating noise exceeding the local ambient noise levels? YES X NO 21. Will project result in an increase in energy use? YES X NO If yes, indicate type(s) 22. If water supply is from wells, indicate pumping capacity N/A gallons/minute. 23. Total anticipated water usage per day N/A gallons/day. 24. Does project involve Local, State or Federal funding? YES X NO If yes, explain: 4

16 25. Approvals Required: TYPE SUBMITTAL DATE City, Town, Village Board X YES NO Final Zoning Law Adoption April 2009 City, Town, Village Planning Board X YES NO Draft Zoning Law Referral March 2009 City, Town Zoning Board YES NO City, County Health Department YES NO Other Local Agencies YES NO Other Regional Agencies X YES NO County Planning Board GML 239-m November 2008 State Agencies YES NO Federal Agencies YES NO C. Zoning and Planning Information 1. Does proposed action involve a planning or zoning decision? X YES NO If Yes, indicate decision required: X Zoning amendment Zoning variance New/revision of master plan Subdivision Site plan Special use permit Resource management plan Other 2. What is the zoning classification(s) of the site? A Agricultural, R-1 Residential, R-2 Residential, B-1 Business, B-2 Restricted Business, M-1 Manufacturing, PUD Planned Unit Development, PWSF Overlay, and Historic Overlay. 3. What is the maximum potential development of the site if developed as permitted by the present zoning? See attached Part 3 Build-Out Analysis. 4. What is the proposed zoning of the site? Same as above with additional R-2 and B-2 Districts, and new R-M Mobile Home Residential District. 5. What is the maximum potential development of the site if developed as permitted by the proposed zoning? See attached Part 3 Section 3.3 Build-Out Analysis. 6. Is the proposed action consistent with the recommended uses in adopted local land use plans? X YES NO 7. What are the predominant land use(s) and zoning classifications within a ¼ mile radius of proposed action? Predominant Land Uses: Agricultural, Residential, Vacant Land; Predominant Zoning: R-1 and A Agricultural 8. Is the proposed action compatible with adjoining/surrounding land uses with a ¼ mile? X YES NO 9. If the proposed action is the subdivision of land, how many lots are proposed? N/A a. What is the minimum lot size proposed? N/A 10. Will proposed action require any authorization(s) for the formation of sewer or water districts? YES X NO 11. Will the proposed action create a demand for any community provided services (recreation, education, police, fire protection? Proposed zoning will create no greater demands than existing zoning. a. If yes, is existing capacity sufficient to handle projected demand? YES NO 12. Will the proposed action result in the generation of traffic significantly above present levels? YES X NO a. If yes, is the existing road network adequate to handle the additional traffic? YES NO D. Informational Details Attach any additional information as may be needed to clarify your project. If there are or may be any adverse impacts associated with your proposal, please discuss such impacts and the measures which you propose to mitigate or avoid them. E. Verification I certify that the information provided above is true to the best of my knowledge. Applicant/Sponsor Name Town of Amsterdam Town Board Date YES X NO Signature Title Supervisor 5

17 Full Environmental Assessment Form Part 2

18 PART 2 - PROJECT IMPACTS AND THEIR MAGNITUDE Responsibility of Lead Agency General Information (Read Carefully) In completing the form the reviewer should be guided by the question: Have my responses and determinations been reasonable? The reviewer is not expected to be an expert environmental analyst. The Examples provided are to assist the reviewer by showing types of impacts and wherever possible the threshold of magnitude that would trigger a response in column 2. The examples are generally applicable throughout the State and for most situations. But, for any specific project or site other examples and/or lower thresholds may be appropriate for a Potential Large Impact response, thus requiring evaluation in Part 3. The impacts of each project, on each site, in each locality, will vary. Therefore, the examples are illustrative and have been offered as guidance. They do not constitute an exhaustive list of impacts and thresholds to answer each question. The number of examples per question does not indicate the importance of each question. In identifying impacts, consider long term, short term and cumulative effects. Instructions (Read carefully) 1. Answer each of the 20 questions in PART 2. Answer Yes if there will be any impact. 2. Maybe answers should be considered as Yes answers. 3. If answering Yes to a question then check the appropriate box (column 1 or 2) to indicate the potential size of the impact. If impact threshold equals or exceeds any example provided, check column 2. If impact will occur but threshold is lower than example, check column Identifying that an Impact will be potentially large (column 2) does not mean that it is also necessarily significant. Any large impact must be evaluated in PART 3 to determine significance. Identifying an impact in column 2 simply asks that it be looked at further. 5. If reviewer has doubt about size of the impact then consider the impact as potentially large and proceed to PART If a potentially large impact checked in column 2 can be mitigated by change(s) in the project to a small to moderate impact, also check the Yes box in column 3. A No response indicates that such a reduction is not possible. This must be explained in Part 3. IMPACT ON LAND 1. Will the Proposed Action result in a physical change to the project site? X NO YES 1 Small to Moderate Impact 2 Potential Large Impact 3 Can Impact be Mitigated by Project Change Examples that would apply to column 2 Any construction on slopes of 15% or greater, (15 foot rise per 100 foot of length), or where the general slopes in the project area exceed 10%. Construction on land where the depth to the water table is less than 3 feet. Construction of paved parking area for 1,000 or more vehicles. Construction on land where bedrock is exposed or generally within 3 feet of existing ground surface. Construction that will continue for more than 1 year or involve more than one phase or stage. Excavation for mining purposes that would remove more than 1,000 tons of natural material (i.e., rock or soil) per year. Construction or expansion of a sanitary landfill. Construction in a designated floodway. Other impacts 2. Will there be an effect to any unique or unusual land forms found on the site? (i.e., cliffs, dunes, geological) X NO YES Specific land forms 6

19 IMPACT ON WATER 1 Small to Moderate Impact 2 Potential Large Impact 3 Can Impact be Mitigated by Project Change 3. Will Proposed Action affect any water body designated as protected? (Under Articles 15, 24, 25 of the Environmental Conservation Law, ECL) X NO YES Examples that would apply to column 2 Developable area of site contains a protected water body. Dredging more than 100 cubic yards of material from channel of a protected stream. Extension of utility distribution facilities through a protected water body. Construction in a designated freshwater or tidal wetland. Other impacts 4. Will Proposed Action affect any non-protected existing or new body of water? X NO YES Examples that would apply to column 2 A 10% increase or decrease in the surface area of any body of water or more than a 10 acre increase or decrease. Construction of a body of water that exceeds 10 acres of surface area. Other impacts 5. Will Proposed Action affect surface or groundwater quality or quantity? X NO YES Examples that would apply to column 2 Proposed Action will require a discharge permit. Proposed Action requires use of a source of water that does not have approval to serve proposed (project) action. Proposed Action requires water supply from wells with greater than 45 gallons per minute pumping capacity. Construction or operation causing any contamination of a water supply system. Proposed Action will adversely affect groundwater. Liquid effluent will be conveyed off the site to facilities which presently do not exist or have inadequate capacity. Proposed Action would use water in excess of 20,000 gallons per day. Proposed Action will likely cause siltation or other discharge into an existing body of water to the extent that there will be an obvious visual contrast to natural conditions. Proposed Action will require the storage of petroleum or chemical products greater than 1,100 gallons. Proposed Action will allow residential uses in areas without water and/or sewer services. Multi-family projects must have public or community water and sewer systems. X Proposed Action locates commercial and/or industrial uses which may require new or expansion of existing waste treatment and/or storage facilities. Other impacts 7

20 1 Small to Moderate Impact 2 Potential Large Impact 3 Can Impact be Mitigated by Project Change 6. Will Proposed Action alter drainage flow or patterns, or surface water runoff? X NO YES Examples that would apply to column 2 Proposed Action would change flood water flows. Proposed Action may cause substantial erosion. Proposed Action is incompatible with existing drainage patterns. Proposed Action will allow development in a designated floodway. Other impacts IMPACT ON AIR 7. Will Proposed Action affect air quality? X NO YES Examples that would apply to column 2 Proposed Action will induce 1,000 or more vehicle trips in any given hour. Proposed Action will result in the incineration of more than 1 ton of refuse per hour. Emission rate of total contaminants will exceed 5 lbs. per hour or a heat source producing more than 10 million BTU s per hour. Proposed Action will allow an increase in the amount of land committed to industrial use. Proposed Action will allow an increase in the density of industrial development within existing industrial areas. Other impacts IMPACT ON PLANTS AND ANIMALS 8. Will Proposed Action affect any threatened or endangered species? X NO YES Examples that would apply to column 2 Reduction of one or more species listed on the New York or Federal list, using the site, over or near the site, or found on the site. Removal of any portion of a critical or significant wildlife habitat. Application of pesticide or herbicide more than twice a year, other than for agricultural purposes. Other impacts 9. Will Proposed Action substantially affect non-threatened or nonendangered species? X NO YES Examples that would apply to column 2 Proposed Action would substantially interfere with any resident or migratory fish, shellfish or wildlife species. Proposed Action requires the removal of more than 10 acres of mature forest (over 100 years of age) or other locally important vegetation. 8

21 IMPACT ON AGRICULTURAL LAND RESOURCES 1 Small to Moderate Impact 2 Potential Large Impact 3 Can Impact be Mitigated by Project Change 10. Will Proposed Action affect agricultural land resources? X NO YES Examples that would apply to column 2 The Proposed Action would sever, cross or limit access to agricultural Land (includes cropland, hayfield, pasture, vineyard, orchard, etc.) Construction activity would excavate or compact the soil profile of agricultural land. The Proposed Action would irreversibly convert more than 10 acres of agricultural land or, if located in an Agricultural District, more than 2.5 acres of agricultural land. The Proposed Action would disrupt or prevent installation of agricultural land management systems (e.g., subsurface drain lines, outlet ditches, strip cropping); or create a need for such measures (e.g. cause a farm field to drain poorly due to increased runoff). Other impacts IMPACT ON AESTHETIC RESOURCES 11. Will Proposed Action affect aesthetic resources? (If necessary, use the Visual EAF Addendum in Section , Appendix B.) X NO YES Examples that would apply to column 2 Proposed land uses, or project components obviously different from or in sharp contrast to current surrounding land use patterns, whether manmade or natural. Proposed land uses, or project components visible to users of aesthetic resources which will eliminate or significantly reduce their enjoyment of the aesthetic qualities of that resource. Project components that will result in the elimination or significant screening of scenic views known to be important to the area. Other impacts IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES 12. Will Proposed Action impact any site or structure of historic, prehistoric or paleontological importance? X NO YES Examples that would apply to column 2 Proposed Action occurring wholly or partially within or substantially contiguous to any facility or site listed on the State or National Register historic places. Any impact to an archaeological site or fossil bed located within the project site. Proposed Action will occur in an area designated as sensitive for archaeological sites on the NYS Site Inventory. Other impacts IMPACT ON OPEN SPACE AND RECREATION 13. Will Proposed Action affect the quantity or quality of existing or future open spaces or recreational opportunities? X NO YES Examples that would apply to column 2 The permanent foreclosure of a future recreational opportunity. A major reduction of an open space important to the community. Other impacts 9

22 IMPACT ON CRITICAL ENVIRONMENTAL AREAS 14. Will Proposed Action impact the exceptional or unique characteristics of a critical environmental area (CEA) established pursuant to subdivision 6NYCRR (g)? X NO YES List the environmental characteristics that caused the designation of the CEA. 1 Small to Moderate Impact 2 Potential Large Impact 3 Can Impact be Mitigated by Project Change Examples that would apply to column 2 Proposed Action to locate within the CEA? Proposed Action will result in a reduction in the quantity of the resource? Proposed Action will result in a reduction in the quality of the resource? Proposed Action will impact the use, function or enjoyment of the resource? Other impacts IMPACT ON TRANSPORTATION 15. Will there be an effect to existing transportation systems? NO X YES Examples that would apply to column 2 Alteration of present patterns of movement of people and/or goods. Proposed Action will result in major traffic problems. Other impacts Potential Traffic Impacts along Rt. 30 and 67 X IMPACT ON ENERGY 16. Will Proposed Action affect the community s sources of fuel or energy supply? NO X YES Examples that would apply to column 2 Proposed Action will cause a greater than 5% increase in the use of any form of energy in the municipality. Proposed Action will require the creation or extension of an energy transmission or supply system to serve more than 50 single or two family residences or to serve a major commercial or industrial use. Other impacts New regulations concerning Solar & Wind Energy X Yes Yes No No NOISE AND ODOR IMPACT 17. Will there be objectionable odors, noise, or vibration as a result of the Proposed Action? X NO YES Examples that would apply to column 2 Blasting within 1,500 feet of a hospital, school or other sensitive facility. Odors will occur routinely (more than one hour per day). Proposed Action will produce operating noise exceeding the local ambient noise levels for noise outside of structures. Proposed Action will remove natural barriers that would act as a noise screen. Other impacts 10

23 IMPACT ON PUBLIC HEALTH 18. Will Proposed Action affect public health and safety? X NO YES Examples that would apply to column 2 Proposed Action may cause a risk of explosion or release of hazardous substances (i.e. oil, pesticides, chemicals, radiation, etc.) in the event of accident or upset conditions, or there may be a chronic low level discharge or emission. Proposed Action may result in the burial of hazardous wastes in any form (i.e. toxic, poisonous, highly reactive, radioactive, irritating, infectious, etc.) Storage facilities for one million or more gallons of liquefied natural gas or other flammable liquids. Proposed Action may result in the excavation or other disturbance within 2,000 feet of a site used for the disposal of solid or hazardous waste. 1 Small to Moderate Impact 2 Potential Large Impact 3 Can Impact be Mitigated by Project Change Other impacts IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD 19. Will Proposed Action affect the character of the existing community? NO X YES Examples that would apply to column 2 The permanent population of the city, town or village in which the project is located is likely to grow by more than 5%. The municipal budget for capital expenditures or operating services will increase by more than 5% per year as a result of this project. Proposed Action will conflict with officially adopted plans or goals. Proposed Action will cause a change in the density of land use. X New areas w/permitted higher density, Town-wide density stable. Proposed Action will replace or eliminate existing facilities, structures or areas of historic importance to the community. Development will create a demand for additional community services (e.g. schools, police and fire, etc.) Change in concentration X Proposed Action will set an important precedent for future projects. X Proposed Action will create or eliminate employment. Other impacts Increased density along Rts 30 & 67 may potentially create traffic, public service and infrastructure impacts. X 20. Is there, or is there likely to be, public controversy related to potential adverse environment impacts? X NO YES If Any Action in Part 2 Is Identified as a Potential Large Impact or If you Cannot Determine the Magnitude of Impact, Proceed to Part 3 11

24 Full Environmental Assessment Form Part 3

25 3.0 FULL ENVIRONMENTAL ASSESSMENT FORM PART 3 Part 3 of the (EAF) is prepared if one or more impacts is considered potentially large, even if the impacts may be mitigated. This section provides a description of the potential impacts as determined in Part 2 of the EAF and provides a determination if it is reasonable to conclude that the impact is important. This section does not discuss changes to the project that could reduce or eliminate an impact, since there is no project under consideration. With respect to determining the importance, the probability of the impact occurring was considered, together with the duration, irreversibility, ability to control, regional consequence, and any known objections. The action under consideration is the adoption a revised zoning code and the code is based on an adopted Comprehensive Plan that takes into account local needs and goals. Part 2 of the indicates that the proposed revisions to the Town of Amsterdam Zoning regulations may have potential impacts on the Town s transportation network, public infrastructure, and public services such as education and emergency services. In order to determine the magnitude of these impacts, new uses and zoning districts were examined and a build-out analysis was performed. 3.1 NEW USES The uses listed in the proposed zoning law incorporate the uses recommended in the 2004 Comprehensive Plan, with several modifications and additions due to changing needs in the Town. Table 3.1 summarizes these new uses and categorizes them into three types: Existing (uses currently permitted within the Town in other locations), Terminology (updated name or creation of a new name/category for an existing use) New (uses that are entirely new to the regulations) Delaware Engineering, P.C. 12

26 The analysis also divides new uses into uses permitted as of right in a particular zone, meaning without any special use permit, and those that inherently may create potential neighborhood impacts and therefore require a special use permit. New uses that are allowed by special use permit shall be subject to detailed review by the Town Planning Board on a case by case basis, focusing on potential environmental and neighborhood character impacts. If potential impacts cannot be satisfactorily mitigated or are unacceptable as unavoidable impacts, a special use permit will not be issued. Several permitted uses in the existing code which could potentially create neighborhood impacts will now require special use permits. Table 3.1 does not list these as new uses because they have simply changed columns and require a higher level of review. Existing Uses The majority of the new uses listed in the proposed zoning law are existing uses that are currently permitted in the Town in other districts. The Town reviewed existing land use patterns, environmental restraints and community character during development of the Comprehensive Plan and zoning revisions, and then made their best decision on the appropriate mix of uses for each zoning district using Smart Growth concepts. All of these newly introduced uses will require a special use permit in residential zoning districts as an added level of review and protection for existing homeowners. Terminology Changes Many new uses are simply updates in terminology which reflect current development types. For example, the existing ordinance permits Nursing Homes and Homes for the Aged, while the proposed law permits Nursing Homes, Assisted Living Facilities and Senior Housing. Given the aging demographics of the Town, it is important to include these new housing models for senior citizens. Several other new use categories where created for existing uses that are currently permitted in the Town but are not specifically addressed in the regulations. For example, Shopping Centers, Wholesale Businesses, Car Washes and Family Day Car Homes are all permitted in the Town, but are not listed as separate uses in the existing regulations. Delaware Engineering, P.C. 13

27 New Uses The addition of most completely new uses in the proposed zoning law was spurred by recent developments in technology, such as outdoor furnaces, solar installations and wind energy facilities. NYSDEC is currently working on statewide regulations for outdoor furnaces but it may take several years before they are finally adopted. The Town wishes to be proactive and regulate these devices in order to protect neighborhood air quality. The Town conducted extensive research on outdoor wood furnace laws in other northeastern United States (see Appendix C for a summary table) and then drafted regulations which strive to balance individual property rights with community health, safety and welfare. The required setbacks, stack heights and seasonal limitations have been structured to encourage the use of new EPA Phase 1 and 2 qualified furnaces, which are much cleaner and more efficient that conventional furnaces. The Town recognizes that New York State has a commitment to developing alternate energy sources and heavily endorses wind power. The Town researched NYSERDA s comprehensive information on wind energy facilities and laws from other communities. The section of the law has been tailored so small wind towers intended as an on-site supplementary power source for residences and farms undergo a less arduous review process than large commercial wind energy facilities which generate electrical power for the grid. However, even small towers will require special use permits and must meet stringent setback, noise and public notification requirements. Other completely new uses in the proposed zoning include Accessory Dwelling Units in residential zones to accommodate aging family members, Self Storage Units in the B-1, M-1, and Ag zones, and Research and Development Centers in the M-1 zone. None of these uses are anticipated to create any environmental or community character impacts. In summary, the Town carefully considered the potential impacts of proposed new uses while preparing the Comprehensive Plan and zoning amendments, and believes that any impacts that arise will be addressed and mitigated during the project review process. Delaware Engineering, P.C. 14

28 Table 3.1 Town of Amsterdam Proposed Zoning Law New Uses New Zone New Use "As of Right" New Special Permit Use Type In Comp Plan Comments R-1 Family or Group Family Day Care Home T Yes New definition, facilities must be permitted in residences, regulated by NYS Law Outdoor Furnace N New technology Assisted Living Facility, Sr. Housing T Yes Updated terminology. Hospital, Nursing Home, Home for the Aged permitted in existing R-1 w/special permit Accessory Dwelling Unit N Yes New use Bed and Breakfast Establishment T Yes New terminology, called Tourist Home in existing text Kennels E Yes Permitted in existing B-1 and with special permit in Ag Wind Measurement Tower, Small Wind Energy Fac. N New technology R-2 Family or Group Family Day Care Home T Yes New definition, facilities must be permitted in residences, regulated by NYS Law Outdoor Furnace N New technology Townhouses, Condominiums T Yes Permitted in existing R-2 and Ag as Multi-Family Public Utility Station or Structure E Yes Clarification, permitted in existing R-1 with special permit Hospital, Nursing Home, Asst Living Fac., Sr. Housing T Yes Updated terminology. Hospital, Nursing Home, Home for the Aged permitted in existing R-1 w/special permit Accessory Dwelling Unit N Yes New use Funeral Home E Yes Permitted in existing B-1, B-2 Bed and Breakfast Establishment T Yes New terminology, called Tourist Home in existing text Wind Measurement Tower, Small Wind Energy Fac. N New technology R-M One Family Dwelling E Yes Permitted in existing R-1, R-2 and Ag Two Family Dwelling E Yes Permitted in existing R-2 and Ag Mobile Home E Yes Permitted in existing R-2 and Ag Mobile Home Park E Yes Permitted in existing R-2 and Ag Customary accessory use or building E Yes Permitted in all existing districts Community park or playground E Yes Permitted in existing R-1, R-2, and Ag Farm operation, nursery or truck garden E Yes Permitted in existing Ag Public Utility Station or Structure E Yes Permitted in existing Ag Ag Bed and Breakfast Establishment T Yes New terminology (Tourist Home mentioned in prior text) Family or Group Family Day Care Home T Yes New definition, facilities must be permitted in residences, regulated by NYS Law Outdoor Furnace N New technology Animal/Veterinary Hospital E Yes Permitted in existing B-1 Accessory Dwelling Unit N Yes New use Funeral Home E Yes Permitted in existing B-1 Junkyard E Existing law includes Junkyard Section, but does not specify permitted zones Self-Storage Units N New use Private Airfield T Airports permitted in existing Ag, private airfield is less intensive use Wind Measurement Tower, Sm/Lg Wind Energy Fac. N New technology B-1 Wholesale Business T Yes New terminology, facilities currently permitted in B-1 as retail stores Shopping Center T Yes New definition, facilities currently permitted in B-1 as retail stores Child Day Care Center T Yes New definition, facilities currently permitted in B-1 and B-2, regulated by NYS Law Car Wash T Yes New definition, facilities currently permitted in B-1 Warehouse E Yes Permitted in existing B-2 with special use permit Self-Storage Units N Yes New use Light Manufacturing T Yes New definition, Manufacturing permitted in existing M-1 B-2 One Family Dwelling E Yes B-2 now mixed use, residences permitted in existing R-1, R-2, Ag Two Family Dwelling E Yes B-2 now mixed use, residences permitted in existing R-1, R-2, Ag Multiple Family Dwelling E Yes B-2 now mixed use, residences permitted in existing R-1, R-2, Ag Customary Home Occupation E Yes B-2 now mixed use, residences permitted in existing R-1, R-2, Ag Customary accessory use or building E Yes Permitted in all existing districts Restaurant E Yes Permitted in existing B-1 Community Park or Playground E Yes Permitted in existing R-1, R-2, Ag Townhouses, Condominiums T Yes Permitted in existing R-2 and Ag as Multi-Family Bed and Breakfast Establishment T Yes New terminology, called Tourist Home in existing text Family or Group Family Day Care Home T Yes New definition, facilities must be permitted in residences, regulated by NYS Law Child Day Care Center T Yes New definition, facilities currently permitted in B-1 and B-2, regulated by NYS Law Public Building E Yes Permitted in existing R-1, R-2, Ag Hospital, Nursing Home, Asst Living Fac., Sr. Housing T Yes Updated terminology. Hospital, Nursing Home, Home for the Aged permitted in existing R-1 w/special permit M-1 Research and Development Center N Yes New use Warehouse/Distribution Center T Yes Warehouse permitted in existing B-2 Self-Storage Units N Yes New use E Existing - Use is allowed under existing zoning in other districts T Terminology - Update of name, or creation of a new name and category for an existing permitted use N New - Entirely New Use

29 3.2 ZONING MAP CHANGES The Existing Zoning Map for the Town, included as Figure 3.1, was adopted in 1972 and amended over the years with the addition the Mt. Loretto and Amsterdam Memorial Hospital Planned Unit Developments, several extensions of B-2 districts, and creation of Personal Wireless Services and Historic Overlay Districts. The 2004 Comprehensive Plan included a Future Land Use Plan reflecting its goals and objectives and intended to serve as the basis for a revised zoning map. The Future Land Use Plan created several new R-2 and B-2 transition zones to accommodated multifamily residential units and act as buffers between high impact commercial or industrial zones and existing R-1 neighborhoods. A new R-2 district was created north of the Rt. 67 commercial strip, mirroring the one to the south. New mixed use B-2 zones were created along the western edge of the Rt. 30 commercial strip, and at the southern end of Rt. 30 including the medical complex, professional buildings and former Sanford Farm. The existing Wallins Corners B-2 zone was extended northward between the M-1 zone and the Midline Road R-1 district. A Mobile Home Residential Zone was created to accommodate new mobile homes in the Town, encompassing an expanded area around the existing Rt. 67/Waite Road mobile home park. In addition, the tiny R-2 zone located by Rogge Road at the northern Town line was changed to R-1, as was the isolated Riverview Road B-1 zone, which never developed as a commercial strip. The Proposed Zoning Map, included as Figure 3.2, closely follows the Future Land Use Plan, but refines the generalized district boundaries to follow parcel boundaries wherever possible. This will reduce the number of parcels split between adjacent zoning districts and clarify code enforcement and site plan review decisions. In addition, the existing B-1 zones along Mohawk Dr. and Rt. 67 were changed to less intensive mixed use B-2 zones. B-1 zones are intended for large scale commercial establishments. B-2 zones permit a mix of small scale commercial and residential dwellings, and are more in keeping with the existing character of these two areas. In addition, Amsterdam Memorial Hospital informed the Town that it does not intend to pursue development of the PUD that was adopted in 2000, and it was therefore removed from the proposed zoning text and map. Delaware Engineering, P.C. 16

30 NOONAN Figure 3.1 Town of Amsterdam Zoning Map Amended August 16, 2006 CHURCH CORNERS RTE 67 W WILDS LOG CITY RTE 30 MAPLE AVE. MIDLINE 300' ROGGE 300' McDONALD LEPPER WALLINS CORS. 800' 300' Village of Hagaman HAMMONDTOWN MORROW SACANDAGA 300' ANTLERS STEADWELL McKAY GOLF COURSE 1500' RTE ' MIAMI 150' RTE 67 E RTE 67 E 200' 200' 200' RTE 5 Village of Fort Johnson 1000' NORTHERN BLVD. MANNY CORNERS JONES WAITE 600' City of Amsterdam 500' 500' RTE ' McQUADE RTE 67 E BELFANCE CRANES HOLLOW SPRING Legend WIDOW SUSAN 500' WATERSTREET MacLACHLAN 600' A Agriculture B-1 Business TRUAX McQUADE CRANES HOLLOW BALDWIN B-2 Restricted Business M-1 Manufacturing R-1 Residential ROBB R-2 Residential RIVERVIEW 500' SWART HILL PUD Planned Unit Development RTE 5 H Historic Overlay District TOUAREUNA Prepared by: Delaware Engineering, P.C. July 2006 Source: Town of Amsterdam Zoning Ordinance, Amended July 19, 2006 Montgomery County Real Property Tax Service Agency, ,000 2, ,000 8,000 Feet

31 NOONAN STEADWELL RTE 30 Figure 3.2 Town of Amsterdam Proposed Zoning WILDS LEPPER ROGGE RTE 67 W 300' McDONALD LOG CITY MAPLE AVE. MIDLINE SACANDAGA 300' ANTLERS McKAY GOLF COURSE WALLINS CORS. MIAMI Village of Hagaman HAMMONDTOWN MORROW RTE 67 E RTE 67 E 200' 200' 200' RTE 5 Village of Fort Johnson NORTHERN BLVD. MANNY CORNERS JONES WAITE City of Amsterdam McQUADE RTE 67 E BELFANCE CRANES HOLLOW SPRING Legend Zoning Districts A Agriculture WIDOW SUSAN TRUAX WATERSTREET McQUADE MacLACHLAN CRANES HOLLOW 600' 600' BALDWIN B-1 Business B-2 Restricted Business M-1 Manufacturing/Mixed Use ROBB R-1 Residential R-2 Residential RIVERVIEW SWART HILL R-M Mobile Home Residential RTE 5 PUD Planned Unit Development H Historic Overlay District TOUAREUNA Prepared by: Delaware Engineering, P.C., Nov. 2008, rev. April 2009 Source: Montgomery County Real Property Tax Service Agency, 2008 Town of Amsterdam Comprehensive Plan, ,000 2, ,000 8,000 Feet

32 3.3 BUILD OUT ANALYSIS Methodology Part 2 of the indicates that the proposed revisions to the Town of Amsterdam Zoning regulations may have potential impacts on the Town s transportation network, public infrastructure, and public services such as education and emergency services. In order to determine the magnitude of these impacts, a build-out analysis was performed. The purpose of this analysis was to estimate the maximum realistic number of new housing units that could be constructed in the revised zoning areas under both the existing and the proposed zoning. The results of the analysis were then be used to estimate population, numbers of school age children, peak automobile trips, and water and sewer demands. The Existing and Proposed Zoning Maps are attached as Figures 3.1 and 3.2. The following methodology was used: A base map was created using ESRI ArcMap GIS software. The 2008 Montgomery County digital tax parcels were overlaid on the 2004 NYS panchromatic orthoimagery of the Town. Vacant parcels were identified using Real Property Classification Codes. Partially developed parcels capable of further subdivision and development were identified using a combination of minimum permitted lot size from the zoning regulations and a visual survey of the aerial photography. The existing and proposed zoning district boundary layers were added to identify areas that will have a change in permitted density under the proposed zoning regulations. Table 3.2 shows the maximum permitted densities under the existing and proposed zoning regulations. Note that the existing zoning only includes density regulations for single/double family residences and multiple family dwellings, but the proposed zoning includes density regulations for a wider variety of housing types. Delaware Engineering, P.C. 19

33 Table 3.2 Permitted Zoning Densities Existing Zoning Single Family (no water or sewer) 1 DU/65,000 SF or 0.67/acre Single Family (with water or sewer) 1 DU/20,000 SF or 2.18 DU/acre Two Family (no water or sewer) 2 DU/65,000 SF or 1.34/acre Two Family (with water or sewer) 2 DU/20,000 SF or 4.36/acre Proposed Zoning Single Family (no water or sewer) 1 DU/65,000 SF or 0.67/acre Single Family (with water or sewer) 1 DU/20,000 SF or 2.18 DU/acre Two Family (no water or sewer) 2 DU/3 acres or 2.18/acre Two Family (with water or sewer) 2 DU/20,000 or 4.36/acre Multi Family 10 DU/acre, 3 stories Multi Family 16 DU/acre, 6 stories Townhouses/Condominiums 4 DU/acre, 2 ½ stories (DU means Dwelling Unit, SF means Square Feet) Mobile Home Park 6 DU/acre Zones with a higher permitted residential density under the proposed zoning are: 1. The new R-2 zone west of Route The new R-2 zone north of Route The new B-2 zone along Route 67 (former B-1) 4. The expanded B-2 zone west of Midline Road 5. The new B-2 zone on the former Sanford Farm 6. The new MH zone at the intersection of Route 67 and Waite Road Zones with a lower permitted density under the proposed zoning are: 1. The existing R-2 zone south of Route The three existing Agricultural zones Delaware Engineering, P.C. 20

34 The environmental constraints were then superimposed on the parcel base map. These constraints include NYS DEC wetlands and buffers, NYS DEC stream corridors, and USGS topography and soil classifications used to determine areas of steep slopes. The net developable land areas were determined by subtracting the area with environmental constraints from the vacant and partially developed land in each Zone, and calculating the GIS acreage. Several adjustments were then made to the raw GIS acreage to calculate a net buildable acreage in each Zone. 10% was subtracted to account for other environmental constraints such as hydric soils, and small wetlands that fall under Army Corps of Engineers Jurisdiction (NYSDEC maps only those wetlands that are 12.4 acres or larger.) An additional 20% was subtracted to compensate for lot inefficiencies and new infrastructure, such as roads, in newly developing areas Assumptions The next step was to calculate the actual residential build-out in each Zone. Calculating the build-out using the maximum number of dwelling units per acre permitted under the zoning regulations does not give a realistic picture of the Town s future residential fabric or an accurate indication of potential impacts. For example, the Agricultural and R-2 Zones currently permit multi-family dwellings at a density of 16 dwelling units per acre. But to extrapolate that all vacant land in the Ag and R-2 zones will eventually be developed as multi-family residential is extremely unrealistic, especially given the lack of water or sewer infrastructure in these areas, the presence of existing farmsteads and the popularity of single family residences in the Town. Therefore, prototypical mixes of uses and densities were created for each Zone based on existing housing trends in the Town and realistic projections for the future. Creating a mix of uses is inherently subjective, however care was taken to apply assumptions to both zoning scenarios that are as similar as possible given the differing regulations in the existing and proposed zoning codes. Delaware Engineering, P.C. 21

35 Under both scenarios, it was assumed that the Ag District will remain primarily open space (60%) with most development as single family homes (30%). Under the existing zoning, the remaining 10% was split between multi-family (9%) and mobile homes (1%); under the proposed zoning it was split between multi-family (5%) and townhouses (5%). Because single family homes are the predominant housing type in the Town, a conservative approach was taken in allocating new multi-family units to the R-2 District under the existing zoning. 70% of the Widow Susan R-2 zone was allocated to single family homes, 29% to multi-family and 1% to mobile homes. The new R-2 districts in the proposed zoning are intended to accommodate a wide variety of housing types, therefore the mix is 20% single family, 20% two-family, 30% townhouses and 30% multi-family. The B-2 zone was assumed to be developed as 50% commercial under both scenarios. Under the existing zoning, the remainder was allocated to multi-family, while under the proposed zoning it was split between 10% two-family, 20% townhouses, and 20% multifamily. It was assumed that the new Mobile Home Residential District will be developed as 65% mobile home park, and 25% individual mobile homes. Table 3.3 illustrates the assumptions that were used to create the prototypical mix of uses that were applied in the build-out analysis. Table 3.3 Typical Zoning Mix Assumptions Existing Zone Agricultural Zone R-2 Zone B-2 Zone Existing Zoning Mix Assumptions 60% remains Ag 30% Single Family 9% Multi-Family 1% Mobile Homes 70% Single Family 29% Multi-Family 1% Mobile Homes 50% Commercial 50% Multi-Family Proposed Zone Agricultural Zone R-2 Zone B-2 Zone Proposed Zoning Mix Assumptions 60% remains Ag 30% Single Family 5% Townhouse 5% Multi-Family 20% Single Family 20% Two Family 30% Townhouses 30% Multi-Family 50% Commercial 10% Two Family 20% Townhouses 20% Multi-Family Mobile Home Zone 25% Single Mobile Home 75% Mobile Home Park Delaware Engineering, P.C. 22

36 3.3.3 Results Table 3.4 summarizes the Build-Out Analysis results for the revised zoning areas. A more detailed build-out analysis spreadsheet is attached as Appendix A. In the interest of predicting the highest density of dwelling units at full build-out, it was assumed that water infrastructure is provided to areas proximate to the Route 30 corridor and Route 67 near the City Line. Table 3.4 Multi-Family Zone Build-Out Analysis LOCATION Net Buildable Acres Proposed Zoning Build-Out New Zone Max Buildout (DU) Existing Zoning Build-Out Ex. Zone Max Buildout (DU) Rt 30 (S Log City) R B R-2 45 R-1 18 Rt 30 (N Log City) R B R-2 32 R R R Rt 67 N B-2 63 B B-2 11 R-1 8 Rt 67 S 8.02 B-2 24 B B-2 12 R-1 9 Widow Susan R R Midline (S Maple) B-2 68 M 0 Midline (N Maple) B-2 42 M 0 Sanford Farm B R Wallins Corners B B Eastern Ag MH 164 Ag 58 Eastern Ag Ag 515 Ag 942 Central Ag Ag 365 Ag 668 Western Ag Ag 31 Ag 57 TOTAL NEW DU Delaware Engineering, P.C. 23

37 Existing Zoning The Town of Amsterdam s existing Zoning Ordinance currently permits only single family homes in the R-1 zone which covers the vast majority of the Town. There are several multi-family zones (the Widow Susan R-2, Wallins Corners B-2, and three dispersed Agricultural Zones) which permit extremely high density multi-family dwellings (16 DU/acre with a maximum height of 6 stories.) This density is not realistic without water or sewer infrastructure, or desirable given the suburban/rural character of the Town. Using the zoning mix assumptions described above, 3,150 new dwelling units were calculated as the realistic build-out in the areas of revised zoning under the Town s existing zoning regulations. Proposed Zoning The proposed zoning regulations create more areas for development of multi-family housing proximate to existing infrastructure and major transportation corridors. These new zones are intended to act as transition zones between commercial/industrial zones and existing R-1 residential zones. The proposed regulations reduce the permitted density of multi-family dwellings to 10 DU/acre for Multi-family Units and 4 DU/acre for Townhouses. (Development proposals submitted to the Town over the past several years were reviewed to determine that the maximum proposed density, which was less than 8 DU/acre.) In addition, the minimum lot size for two family homes was increased to 3 acres in areas without sewer or water. Using the zoning mix assumptions described above, 3,010 new dwelling units were calculated as the realistic build-out in the areas of revised zoning under the Town s proposed zoning regulations. Conclusion In conclusion, although the proposed zoning regulations permit more areas of multifamily housing, the overall maximum density of the Town will remain stable due to the reduction in permitted density in the multi-family zones. The pattern of new development will follow Smart Growth standards and be concentrated in the core areas of the Town near existing development and available infrastructure, while preserving open space and the rural character of the Town. Delaware Engineering, P.C. 24

38 3.4 TRAFFIC ASSESSMENT Creighton Manning Engineering, LLP (CME) completed a qualitative assessment of transportation impacts associated with the potential zoning changes in the Town of Amsterdam, in November As part of the assessment, CME visited the Town and traveled roads likely to be impacted by the potential zoning changes. The results of the CME traffic assessment are summarized in this section and attached as Appendix B. The Town subsequently made several revisions to the proposed zoning law which affected the number of dwelling units in the build-out analysis. CME reviewed the revised build-out analysis and issued a letter, included in Appendix B, which states that these changes will not impact the results of their original qualitative assessment Existing Conditions The Town of Amsterdam is a primarily agricultural and residential community with commercial corridors along NY Route 30 and NY Route 67. The existing zoning for the Town of Amsterdam primarily focuses commercial development along the NY Route 30 and NY Route 67 corridors with residential and agricultural uses in the other parts of town. These two corridors lead directly into the City of Amsterdam. Traffic volumes along NY Route 30 range from about 15,000 vehicles per day (vpd) near the City of Amsterdam and the northern Amsterdam Town line to about 21,000 vpd in the retail core between Miami Avenue and Wallins Corners Road. Traffic volumes on NY Route 67 near the eastern Amsterdam Town line are about 5,000 vpd Forecasting Delaware Engineering provided potential build-out estimates for several locations throughout the Town for two scenarios: existing zoning and the proposed future zoning. Trip generation is the quantity of traffic expected to travel to/from a given site. The number of residential units with maximum build-out under the existing and proposed zoning plans is comparable. Delaware Engineering, P.C. 25

39 The PM peak hour trip generation for the two scenarios was estimated using the Institute of Transportation Engineers (ITE) Trip Generation, 7th edition which provides trip generation data for various land uses based on studies of similar existing developments located across the country. Trips were estimated for the PM peak hour using Land Use Code (LUC) 210 for Single-Family Detached Housing, LUC 220 for Apartments, LUC 230 for Condominium/Townhomes, and LUC 240 for Mobile Home Park. A detailed trip generation table providing trip generation estimates by location is included in Appendix B. Due to the change in the type of units proposed, the number of trips associated with the proposed zoning changes is about 15% less than with the existing zoning. Typically, apartments and condominium/townhouse units generate trips at a lower rate than single-family homes Potential Transportation Network Impacts The proposed zoning changes focus development closer to the NY Route 30 and NY Route 67 corridors while minimizing development in the outlying agricultural zones. This type of focused development serves to reduce the overall impacts to the Town s transportation system by concentrating the traffic in specific areas. The proposed zoning changes could result in the following: A decrease of about 320 PM peak hour trips in the A Agriculture zone in the west side of the town. It is noted that although the proposed zoning results in a decrease in the number of trips, this area is expected to generate about 300 PM peak hour trips. An increase of about 200 PM peak hour trips in the R-2 Residential zone west of NY Route 30 near Log City Road and Golf Course Road. An increase of about 35 trips in the B-2 Restricted Business zone east of NY Route 30 near Maple Road and Wallins Corners Road. Delaware Engineering, P.C. 26

40 An increase of about 325 PM peak hour trips in the R-2 Residential zone north of NY Route 67. A decrease of about 175 PM peak hour trips in the R-2 Residential zone south of NY Route 67 between Widow Susan Road and Truax Road. Although the proposed zoning results in a decrease in the number of trips, this area is expected to generate about 390 PM peak hour trips. A decrease of about 415 PM peak hour trips in the A Agriculture zone on the east side of town. Although the proposed zoning changes result in a decrease in the number of trips, this area is expected to generate about 390 PM peak hour trips. There is generally sufficient capacity on NY Route 30 to accommodate additional development. However, the unsignalized three-leg Log City Road/NY Route 30 intersection requires upgrading to accommodate the anticipated future growth west of NY Route 30. The roadway improvement project currently under construction by the New York State Department of Transportation includes realignment of Log City Road directly across from Maple Road, designation of northbound and southbound left-turn lanes on NY Route 30, and installation of a traffic signal. These improvements will accommodate the potential future growth in the area. It is noted that the proposed zoning changes in the R-2 zone south of NY Route 67 result in a decrease in the number of trips associated with build-out of the area. However, the 775 PM peak hour trips that could be generated at build-out under the proposed zoning include an additional 1,350 residential units located in the R-2 zones north and south of NY Route 67. Widow Susan Road is a narrow two-lane road with crumbling shoulders, a relatively steep grade on the southern end near Chapman Drive, and is generally in poor condition. It is unlikely that access to all 1,350 units will be provided directly to Widow Susan Road. However, due to the existing condition of this road, further development of this area will require upgrading the existing roadway and reconstructing or resurfacing the Widow Susan Road/Chapman Road intersection. The needs for any specific improvements on Widow Susan Road and the Chapman Road intersection to prevent Delaware Engineering, P.C. 27

41 deterioration due to new development will be evaluated during the SEQR and site plan review process for each project. Depending on the projects proposed, capacity improvements such as exclusive left-turn lanes on NY Route 67 may also be needed at the NY Route 67/Mannys Corners/Truax Road and NY Route 67/Widow Susan Road intersections. These improvements would be needed to accommodate developments to the north and south of NY Route 67 since these developments would likely access NY Route 67 at these two locations. Again, these needs would be evaluated during the project and environmental review process and specific improvements required as a condition of SEQR findings or site plan approval Conclusions The existing zoning for the Town of Amsterdam primarily focuses commercial development along the NY Route 30 and NY Route 67 corridors with residential and agricultural uses in the other parts of town. The proposed zoning changes shift additional development closer to the NY Route 30 and NY Route 67 corridors while minimizing development in the outlying agricultural zones. This type of focused development serves to reduce the overall impacts to the Town s transportation system by concentrating the traffic in specific areas. A comparison of the build-out scenarios for the existing zoning and proposed zoning changes shows that the number of residential units in the two scenarios is comparable. However, the number of trips associated with the proposed zoning changes is 336 trips (15%) less than under the existing zoning. There is generally sufficient capacity on NY Route 30 and NY Route 67 to accommodate future growth. However, there are some roads and intersections providing access to these major corridors that may require upgrades that will be evaluated on a project specific basis during the site plan and environmental review process for each future project. Delaware Engineering, P.C. 28

42 3.5 PUBLIC SERVICES IMPACTS Educational Impacts The Town of Amsterdam is currently served by five School Districts, which are shown on the attached School District and Zoning Map (Figure 3.3). The vast majority of the Town, approximately 16,775 acres, is covered by the Greater Amsterdam School District (GASD). The Broadalbin-Perth District covers approximately 1,620 acres in the northern area of the Town and the Fonda-Fultonville District covers 865 acres in the Tribes Hill area. The Galway District encompasses 100 acres in the Town s northeast corner and the Scotia-Glenville District covers 26 acres in the southeast corner. Two of the GASD s six schools are located within the Town. Amsterdam High School was built on Miami Avenue in 1977, and Tecler Elementary School is located off Northern Boulevard. All of the new areas of increased zoning density fall within the GASD, except for two small R-2 and B-2 areas within the Broadalbin-Perth District at the northern end of Route 30. The increased density permitted in these areas will be more than balanced by the decreased density permitted in the Agricultural zone north of the Village of Fort Johnson. Therefore, the proposed zoning revision will have no net impact on the Broadalbin-Perth District, or on any of the other outlying School Districts. In order to determine what impacts, if any, the proposed zoning revision could have on the GASD, a population projection of school age children was performed. Demographic multipliers are used to predict the populations that result from new housing developments. The multipliers are estimates of the total number of persons and school-age children who typically occupy newly constructed housing of varying types. The total number of new housing units estimated in the build-out analysis was multiplied by demographic multipliers from Residential Demographic Multipliers Estimates of the Occupants of New Housing, published by Rutgers University Center for Urban Policy Research in Delaware Engineering, P.C. 29

43 NOONAN RTE 30 WIDOW SUSAN Figure 3.3 Town of Amsterdam School Districts with Proposed Zoning SACANDAGA RTE 67 W Amsterdam School District ANTLERS McDONALD WILDS Broadalbin-Perth SD LEPPER McKAY LOG CITY GOLF COURSE MAPLE AVE. WALLINS CORS. MIAMI MIDLINE Village of Hagaman ROGGE HAMMONDTOWN MORROW RTE 67 E Galway SD RTE 67 E Fonda-Fultonville SD RTE 5 Village of Fort Johnson STEADWELL NORTHERN BLVD. MANNY CORNERS JONES Amsterdam School District WAITE City of Amsterdam RTE 67 E BELFANCE CRANES HOLLOW SPRING McQUADE Legend Zoning Districts School Districts TRUAX WATERSTREET McQUADE MacLACHLAN CRANES HOLLOW BALDWIN A Agriculture Amsterdam B-1 Business Broadalbin-Perth B-2 Restricted Business Fonda-Fultonville ROBB M-1 Manufacturing/Mixed Use R-1 Residential Galway Scotia-Glenville RIVERVIEW SWART HILL R-2 Residential RTE 5 R-M Mobile Home Residential TOUAREUNA PUD Planned Unit Development Prepared by: Delaware Engineering, P.C., Nov. 2008, rev. April 2009 Source: 2004 School District Boundaries, NYS Office of Real Property Services Montgomery County Real Property Tax Service Agency, 2008 Town of Amsterdam Comprehensive Plan, ,000 2, ,000 8,000 Feet Scotia- Glenville SD

44 Table 3.5 illustrates the Rutgers Demographic Multipliers used to calculate population and school aged children. Three bedroom single-family residences, two-family residences and mobile homes, and two bedroom townhouses and apartments were chosen as typical sizes in the calculations. Table 3.5 Rutgers Residential Demographic Multipliers Single Family Detached Total Persons School Aged Children 2 BR BR BR Two Family Attached 2 BR BR BR Townhouse/Condo (2-4 units) 1 BR BR BR Apartment (5+ units rent) 1 BR BR BR Mobile Home 2 BR BR Using the chosen multipliers, Table 3.6 calculates the Total Persons and School Aged Children (SAC) projected in the new housing units in the areas of revised zoning. Table 3.6 Population and School Aged Children Projections Existing Zoning Units Persons/ Total School Age Total Unit Persons Children/Unit SAC Single-Family Home 2, Apartments Mobile Home Total 3,150 9,194 2,060 Delaware Engineering, P.C. 31

45 Proposed Zoning Units Persons/ Total School Age Total Unit Persons Children/Unit SAC Single-Family Home Two-Family Home Townhouse/Condo Apartments Mobile Home Total 3,010 8,430 1,773 Table 3.6 illustrates a slight reduction in the overall population of school aged children under the revised zoning. The Junior and Senior High Schools serve district wide areas, and therefore will not be impacted by the proposed zoning revisions. A traditional elementary school districting plan could be impacted by density changes in their respective neighborhoods. However, the Greater Amsterdam elementary schools are run under a Magnet school system based on different disciplines, with attendance determined by a lottery system rather than geographic distribution. Students apply to their school of choice: William B. Tecler Arts in Education, William H. Barkley MicoSociety, Marie Curie Institute of Engineering and Communication, and Raphael J. McNulty Academy for International Studies and Literacy. If the student is chosen in the lottery, bussing is provided by the District to their school of choice. Thomas Perillo, GASD Superintendent, reports that enrollment at the elementary schools has remained relatively stable over the past few year, although the High School fluctuates due to people moving in and out of the area. Mr. Perillo provided the District s 5-year enrollment projections, which are based on Montgomery County birth rates. Grade Level Table 3.7 GASD Five Year Enrollment Projections Kindergarten Grades Grades Grades ALL Delaware Engineering, P.C. 32

46 St. Mary s Institute (SMI) is a private elementary school located in the City of Amsterdam. SMI experienced a surge in students after the closing of St. Stanislaus and Bacon Elementary Schools, with a peak enrollment of 342 students in The current enrollment is 215 students. Principal Giovanni Virgiglio projects their enrollment will remain stable over the next few years Public Services Impacts The proposed zoning changes will concentrate residential and commercial development in the core Route 30 and western Route 67 areas, while reducing the permitted density of future development in the more rural districts of the Town. Increased development in the core areas may create localized demands for police, fire and emergency services, however these will be balanced by fewer potential demands in the outlying areas. The build-out analysis indicates that there will be no net increase in the total number of dwelling units or population on a town-wide basis, and therefore no net increase in the overall demand for public services. Police Services The Town of Amsterdam has contractual agreements with the Montgomery County Sheriff s Department and the New York State Police to provide police services. The Sheriff s Department has established a county wide E-911 system to route incoming police calls to the most appropriate responder. In an emergency, the call is dispatched to the police car that is closest to the incident. In a non-emergency, calls are primarily routed to the Sheriff s Department, with the State Police providing secondary support. The Montgomery County Sheriff s Department currently operates a satellite office in the Hagaman Volunteer Fire Department facility in the Village. This office is located approximately 1 mile from Route 30 and is well located to provide police services to the commercial corridor and the proposed higher density zoning districts in the Town. Delaware Engineering, P.C. 33

47 Fire Protection The Town of Amsterdam is separated into four fire districts and maintains contracts for fire protection services with four volunteer fire companies: the Fort Johnson Volunteer Fire Company, the Hagaman Volunteer Fire Department, the Cranesville Volunteer Fire Department, and the Tribes Hill Volunteer Fire Department. The fire districts are shown on the attached Fire Protection map (Figure 3.4). Each Fire Department operates on a mutual aid basis, supporting other fire companies in the Town and region when needed. The Fort Johnson Volunteer Fire Company (FJVC), established in 1935, provides fire service to approximately 8.5 square miles of the Town. The district includes the Village of Fort Johnson and most of the Town west of Route 30, except for the Tribes Hill area. The FJVC operates two stations: Station #1 is located on Fort Johnson Road in the Village, and Station #2 is located on Golf Course Road approximately one block west of Route 30. The fire company currently owns and operates nine vehicles including Engine/Rescue 5, Engine/Ladder 6. Tankers 2 and 3, Rescue 8, Brush 9 and Tower 10. Station #2 is well located to handle fire emergencies in the new R-2 area west of Route 30. The potential increased density in this new R-2 area is balanced by the decreased density permitted in the two western Agricultural Zones in the Town. The Hagaman Volunteer Fire Department (HVFD), incorporated in 1926, serves approximately 10 square miles in the Town of Amsterdam. Their service area includes the Village of Hagaman and the portion of the Town east of Route 30 and north of Route 67. Their apparatus includes Engine 3, Engine 5, Rescue 4, Rescue 8, Tanker 7, Tower 9, Utility 2 and a Fire Prevention and Safety Training Trailer. The Fire Station is located on Pawling Street in the Village and is well located to handle fire and emergency calls in the proposed B-2 districts near Route 30 and the R-2 district north of Route 67. The potential increased density in these multi-family districts is balanced by the decreased density permitted in the eastern Agricultural Zone. The Cranesville Volunteer Fire Department, founded in 1949, provides fire service to approximately 10 square miles of land south of Route 67 in the eastern end of the Town. Delaware Engineering, P.C. 34

48 The Cranesville Fire Station, located on Riverview Drive, houses 1 engine, 2 engine/tankers, 1 rescue and 1 brush truck. The build-out analysis indicates that there will be a net decrease in potential future housing units in this area due to lower permitted densities in the Widow Susan R-2 District and eastern Agricultural Zone. The Tribes Hill Volunteer Fire Department, established in 1917, serves approximately 1 square mile in the Town of Amsterdam around the hamlet of Tribes Hill. The proposed zoning changes will have no impact on fire services in this district. Emergency Services Emergency services in the Town of Amsterdam are provided by the Greater Amsterdam Volunteer Ambulance Company (GAVAC). In addition, each volunteer Fire Department provides emergency medical services as first response units utilizing trained Emergency Medical Technicians and specialized equipment. GAVAC was initiated in 1966 in response to a New York State mandate that ambulances be staffed by trained and certified technicians. GAVAC s primary coverage territory spans 114 square miles with an additional 200 square miles of mutual aid territory. This service area includes the Greater Amsterdam Area, including the Town of Amsterdam, and Villages of Fort Johnson and Hagaman. In the past 30 years, GAVAC has averaged over 4,000 patients and 120,000 miles annually. The agency is now one of the largest emergency medical service providers in Montgomery County, with over 50 members including nationally registered and state certified paramedics, and a group of volunteers ranging from critical care technicians to emergency medical technicians, attendants and drivers. The build-out analysis indicates that the number of future dwelling units and the total projected population will remain relatively stable under the proposed zoning. Therefore the proposed changes will not create an increase in the demand for emergency services in the Town of Amsterdam. Delaware Engineering, P.C. 35

49 NOONAN WIDOW SUSAN Figure 3.4 Town of Amsterdam Fire Districts with Proposed Zoning WILDS LEPPER ROGGE RTE 67 W McDONALD LOG CITY MAPLE AVE. MIDLINE SACANDAGA ANTLERS Fort Johnson 214 McKAY GOLF COURSE WALLINS CORS. RTE 30 MIAMI Village of Hagaman HAMMONDTOWN Hagaman 218 MORROW RTE 67 E RTE 67 E Tribes Hill 223 RTE 5 Village of Fort Johnson STEADWELL NORTHERN BLVD. MANNY CORNERS JONES WAITE City of Amsterdam RTE 67 E BELFANCE CRANES HOLLOW SPRING McQUADE Legend Zoning Districts A Agriculture B-1 Business Fire Districts District Boundary Fire Station TRUAX WATERSTREET McQUADE MacLACHLAN CRANES HOLLOW Cranesville 211 BALDWIN B-2 Restricted Business ROBB M-1 Manufacturing/Mixed Use R-1 Residential R VERVIEW I SWART HILL R-2 Residential RTE 5 R-M Mobile Home Residential TOUAREUNA PUD Planned Unit Development Prepared by: Delaware Engineering, P.C., Nov. 2008, rev. April 2009 Source: Fire District Boundaries, Montgomery Co. Planning Dept. Montgomery County Real Property Tax Service Agency, 2008 Town of Amsterdam Comprehensive Plan, ,000 2, ,000 8,000 Feet

50 3.6 PUBLIC UTILITIES IMPACTS Water Impacts Portions of the Town of Amsterdam located along the Route 30 corridor and in close proximity to the City of Amsterdam are within Town Water Districts. These water districts allow the Town to provide potable water service to homes and businesses, and the provision of public water has shaped past development and will guide future growth in concert with the proposed zoning. The existing conditions for water supplies as well as the potential impacts of the proposed zoning have been evaluated. Mitigation measures will be recommended on a project specific basis once the new zoning is adopted. Existing Conditions The Town of Amsterdam purchases treated drinking water from the City of Amsterdam. The City of Amsterdam s water sources are the Steele Reservoir, Ireland Vly Reservoir and Round Lake Reservoir which are located in Saratoga County, New York. The treatment process at Amsterdam Water Works consists of pre-disinfection with chlorine dioxide to protect against contamination from harmful bacteria and other organisms and reduce the formation of disinfection byproducts; microfloculation using alum and poly aluminum chloride to cause small particles to stick together when the water is mixed; filtration that removes smaller particles by trapping them in sand filters; ph adjustment using lime for corrosion control, and post chlorination to prevent bacterial contamination. The Town of Amsterdam provides drinking water to approximately 273 service connections (about 208 residential/65 commercial) with a population of approximately 2,200 people. The average daily demand for the 2007 calendar year was 94,359 gallons. The total water pumped in 2007 was 34,440,992 gallons. Figures for 2008 are not yet available; however, demand is not expected to have increased appreciably in Delaware Engineering, P.C. 37

51 Potential Impacts The proposed zoning is intended to reflect the principals of Smart Growth, a concept that focuses on concentrating development in areas of existing development and available infrastructure, while preserving open space and more rural environments. The proposed zoning reduces the density of dwelling units allowed in the Ag and R-1 zones and allows for more area in the R-2 and B-2 zones. This shift is reflected in the Build-Out Analysis discussed in Section 3.3 and further illustrated in Table 3.8. Table 3.8 Estimated Water Demand PROPOSED ZONING BUILD-OUT EXISTING ZONING BUILD-OUT Location New Zone Max Res Buildout (DU) Res. Water Demand (GPD) Comm. Water Demand (GPD) Existing Zone Max Res Buildout (DU) Res. Water Demand (GPD) Comm. Water Demand (GPD) Rt 30 R ,700 B ,514 (S Log City) R ,500 R ,400 Rt 30 R ,900 B ,022 (N Log City) R ,600 R ,900 R ,000 R ,700 RT 67 N B ,900 11,369 B ,738 B ,300 2,064 R-1 8 2,400 Rt 67 S B ,200 4,367 B-1 0 8,734 B ,600 2,189 R-1 9 2,700 Widow Susan R R Midline S B-2 68 M 0 Midline N B-2 42 M 0 Sanford Farm B ,800 26,288 R ,500 Wallins Corners B ,500 6,169 B ,700 6,169 Eastern Ag MH 164 Ag 58 Ag 515 Ag 942 Central Ag Ag 365 Ag 668 Western Ag Ag 31 Ag 57 Subtotal 3, ,000 52,446 3, ,300 89,177 Total GPD 427, ,477 * Residential demand calculated using 300 gpd/du ** Commercial demand calculated using 0.1 gpd/sf Delaware Engineering, P.C. 38

52 The Build-out Analysis indicates that the total potential number of new dwelling units that could be constructed under the proposed zoning is balanced with the potential homes that could be constructed under the existing zoning. The number of dwelling units combined with the commercial water demand equates to the potential demand for water service. Commercial demand was calculated by converting buildable acres into buildable square feet, applying the appropriate maximum building coverage provided in the zoning and multiplying the result by 0.1 gpd per square foot, which is a standard used by NYSDEC to estimate water demand for commercial uses. In the interest of predicting the highest water demand at full build-out it was assumed that water infrastructure is provided to areas proximate to the Route 30 corridor and Route 67 near the City Line. Therefore, a projection of potential demand for water with the existing zoning in place at build-out shows a total potential demand of 257,477 gpd including 89,177 gpd in potential commercial demand. With the new zoning in place, the water demand increases to 427,446 gpd with 52,446 gpd in commercial demand. These figures represent a hypothetical full build-out water demand, not actual values. Analyses of this nature are designed to be conservative to look at the greatest potential impact. A demand of nearly one half a million gallons per day of potable water is not anticipated; however it is illustrative of the potential magnitude of demand under the existing and proposed zoning. The increase in potential demand under the new zoning is expected. The new zoning seeks to employ the principal of Smart Growth, concentrating development in areas of available infrastructure. The primary cause for the increase in potential demand is the shift from single family homes to multi-family homes and townhouses along Routes 30 and 67. It should be noted that the potential number of overall housing units allowed under the existing and proposed zoning is comparable; however, a great deal of the demand for water under the existing zoning is in areas of the Town not served by public water and not in close proximity to public water. This has the potential to result in the proliferation of small, private water systems which is undesirable from both a regulatory and environmental impact standpoint. The proposed zoning shifts the demand for public water to areas of the Town within existing Town water districts or in close proximity to Delaware Engineering, P.C. 39

53 this infrastructure. The proposed zoning takes into account this type of demand on the environment and recognizes the practical reality that concentrations of population are best served by public water. In order to meet these demands, additional water lines and potentially new storage tanks and booster pump stations would need to be constructed in the Town. The Town is not advocating the construction of additional infrastructure; however, where development occurs that is consistent with the new zoning and located in proximity to the existing water system, the Town would form new water districts as necessary and regulate the installation of water lines and appurtenance and provide safe and adequate water. In order to assess the impact of the total potential demand for water service, the capacity of the City of Amsterdam s water system as well as the agreement between City and Town must be reviewed. The City of Amsterdam receives raw water supply from three impounding reservoirs at the foothills of the Adirondack Mountains in Saratoga County. Total raw water capacity is reported to be 2.4 billion gallons and the safe yield has been reported as 10 million gallons per day. Safe yield is the amount of water that can be withdrawn from a water source without an impact on the environment (e.g. health of the water body or floral and fauna) or depleting the water source. The City s water system provides approximately 21,700 people with potable water. Currently, the system's water demand is approximately 5 million gallons per day. The treated water storage capacity of the City s system is approximately 12 million gallons. The greater Amsterdam region is fortunate that there is an abundant water supply that can be treated and supplied to support economic development and sound community growth. Given a safe yield of 10 million gallons per day and an existing demand of 5 million gallons per day, there is more than adequate raw water capacity to provide service in the Town at full build-out under the new zoning. There is also more than adequate storage Delaware Engineering, P.C. 40

54 capacity within the City s system since applicable regulatory guidance recommends a minimum of one day demand storage plus necessary fire flows. Potential impacts to provide the build-out demand of potable water to the Town of Amsterdam could include the need to modify operations or add equipment at the City s water plant and the need to construct new pipelines in the Town. With respect to storage, the Town would need to evaluate the hydraulics of the system to determine pressures and study the potential fire flows to determine storage volumes. These impacts would be addressed on a water district or project basis and would not result directly from the action of adopting the new zoning code. Additionally, new demands in excess of the amount of water available to the Town described in the existing intermunicipal agreement between City and Town would require amendment to the agreement. This is a ministerial act under SEQR and is not considered to have an impact on the environment. Conclusion In conclusion, the action of adopting the new zoning will not have a direct impact on potable water supply. The number of potential housing units allowed at build-out under the existing zoning is similar to the number proposed under the new zoning. The primary change is that the new zoning concentrates development in areas were infrastructure exists or is accessible. This principal is supported from an environmental standpoint as it serves to preserve open space and reduce sprawl. Individual projects or the creation of new water districts will require SEQR review and site specific impacts, such as the construction of new lines, storage tanks, and pumping facilities will be evaluated on a project specific basis with appropriate mitigation measures implemented as needed. Delaware Engineering, P.C. 41

55 3.6.2 Sewer Impacts Similar to the provision of public water, portions of the Town of Amsterdam located along the Route 30 corridor and in close proximity to the City of Amsterdam are within Town Sewer Districts. Homes and businesses in the districts are connected to a sewerage collection system that is comprised of piping and pump stations. Public sewer service together with public water has shaped past development and will guide future growth in concert with the proposed zoning. In order to determine the potential impacts of adopting the proposed new zoning, the wastewater conveyance and treatment system capacities as well as the projected demands for sewer service have been evaluated. Mitigation measures will be recommended on a project specific basis once the new zoning is adopted. Existing Conditions The Town of Amsterdam has an intermunicipal agreement with the City of Amsterdam for the treatment of sewage. The Town owns and operates a wastewater collection system within the Town s sewer districts. The Town s collection system conveys sewage to the City of Amsterdam s Wastewater Treatment Plant through a primary connection point at the intersection of Henrietta Boulevard and Harvard Street. Originally constructed in 1973, the City of Amsterdam owns and operates a wastewater treatment plant located in the City along the Mohawk River. The City received federal funding for the initial construction of the wastewater treatment plant and use of the federal aid required regional planning with the goal of reducing the potential number of treatment plants and discharges in the region. As such, the interceptor system that was constructed to convey sewage to the plant was designed with pipes large enough to serve the needs of the City as well as areas of the surrounding towns and villages. And, the plant, which has been upgraded several times since 1973, is permitted to treat up to 10 million gallons of sewage a day and discharge secondary treated and disinfected effluent into the Mohawk River. The WWTP serves a population of approximately 20,000 30,000. The plant has excess treatment capacity; however, combined sewers as well as Delaware Engineering, P.C. 42

56 infiltration and inflow result in high flows during wet weather events. To that end, the City has engaged in an extensive program of separating combined sewers and eliminating extraneous flows. The Town of Amsterdam provides sewage service to approximately service connections with a population of approximately 2,500 people. The Town presently generates about 100,000 gpd of wastewater. Potential Impacts As discussed with respect to potable water service, the proposed zoning is intended to reflect the principals of Smart Growth, a concept that focuses on concentrating development in areas of existing development and available infrastructure, while preserving open space and more rural environments. The proposed zoning reduces the density of dwelling units in areas with no sewer and water service, and provides greater land areas for more intense development along Route 30 and Route 67 as shown in the Build-out Analysis (Section 3.3) and further illustrated in Table 3.9. The Build-out Analysis indicates that the total potential number of new dwelling units as that could be constructed under the proposed zoning is balanced with the potential homes that could be constructed under the existing zoning. In the interest of predicting the highest wastewater demand at full build-out it was assumed that sewer service is provided to areas proximate to the Route 30 corridor and Route 67 near the City Line. The number of dwelling units combined with the commercial sewer generation equates to the potential demand for sewer service. Analogous to the water analysis, commercial demand was calculated by converting buildable acres into buildable square feet, applying the appropriate maximum building coverage provided in the zoning and multiplying the result by 0.1 gpd per square foot, which is a standard used by NYSDEC to estimate water demand for commercial uses. For each gallon of water used, there is a consumptive loss or use that does not end up as sewage. This consumptive use is generally ten percent of the water demand. Delaware Engineering, P.C. 43

57 Table 3.9 Estimated Sewer Demand PROPOSED ZONING BUILD-OUT EXISTING ZONING BUILD-OUT Location New Zone Max Res Buildout (DU) Res. Sewer Demand (GPD)* Comm. Sewer Demand (GPD)** Existing Zone Max Res Buildout (DU) Res. Sewer Demand (GPD)* Comm. Sewer Demand (GPD)** Rt 30 R ,430 B ,514 (S Log City) R ,150 R ,860 Rt 30 R ,510 B ,022 (N Log City) R ,640 R ,510 R ,600 R ,230 RT 67 N B ,010 11,369 B ,738 B ,970 2,064 R-1 8 2,160 Rt 67 S B ,480 4,367 B-1 0 8,734 B ,240 2,189 R-1 9 2,430 Widow Susan R R Midline S B-2 68 M 0 Midline N B-2 42 M 0 Sanford Farm B ,120 26,288 R ,350 Wallins Corners B ,350 6,169 B ,930 6,169 Eastern Ag MH 164 Ag 58 Ag 515 Ag 942 Central Ag Ag 365 Ag 668 Western Ag Ag 31 Ag 57 Subtotal 3, ,500 52,446 3, ,470 89,177 Total GPD 427, ,647 * Residential demand calculated using 270 gpd/du ** Commercial demand calculated using 0.1 gpd/sf The projection for potential wastewater generation under the existing zoning at build-out results in the need to treat 240,647 gpd of sewage including 89,177 gpd of commercial flows. The new zoning results in a projected generation of 427,446 gpd with 52,446 from commercial uses. As previously stated, these figures represent a hypothetical full buildout demand for sewer services, not actual values. Analyses of this nature are designed to be conservative to look at the greatest potential impact. Delaware Engineering, P.C. 44

58 The increase in potential demand under the new zoning is expected. The new zoning seeks to employ the principal of Smart Growth, concentrating development in areas of available infrastructure. The primary cause for the increase in potential demand is the shift from single family homes to multi-family homes and townhouses along Routes 30 and 67. It should be noted that the potential number of overall housing units allowed under the existing and proposed zoning is comparable; however, a great deal of the demand for sewer under the existing zoning is in areas of the Town not served by public water and not in close proximity to publicly owned sewers. This has the potential to result in the proliferation of small, private sewer systems which is undesirable from both a regulatory and environmental impact standpoint. The proposed zoning shifts the demand for sewer service to areas of the Town within existing Town sewer districts or in close proximity to this infrastructure. The proposed zoning takes into account this type of demand on the environment and recognizes the practical reality that concentrations of population are best served by public sewers. To the extent that new development demands sewer service in areas where no sewer mains exist, the developer will be responsible for the cost of the extensions including any pump stations. New development would be consistent with the new zoning, thus it should be located in proximity to existing sewage infrastructure. The Town would form new sewer districts as necessary and regulate the installation of lines and pump stations to reduce the introduction of groundwater and rainwater into the wastewater collection system. The potential impacts of an increase in potential sewer demand may include reduced capacity of the City of Amsterdam s wastewater treatment plant as well as changes to the agreement between City and Town must be reviewed. The City s wastewater treatment plant provides the greater Amsterdam region with a value resource to support a clean environment and foster economic development. The wastewater treatment plant has excess capacity to accommodate the potential sewer demands under the new zoning and the existing intermunicipal agreement between the Town and the City provides for the treatment of up to 500,000 gpd of wastewater. That Delaware Engineering, P.C. 45

59 volume nearly accommodates the projected build-out demand for sewer services under the new zoning. As previously stated, the build-out analysis and demand projections are conservative and should be considered maximum potentials. Each project that requires sewer service and the formation of a new sewer district would be reviewed by the Town in comparison to the intermunicipal agreement with the City. New demands in excess of the value available to the Town described in the existing intermunicipal agreement between City and Town would require amendment to the agreement. This is a ministerial act under SEQR and is not considered to have an impact on the environment. New development in the Town would be required to meet appropriate construction standards to ensure that there is no infiltration or inflow allowed in new collection system areas. As such, new sewer service areas in the Town will not contribute existing high flow conditions during wet weather events and will not contribute to dry weather overflows in sections of the City s system that are combined sewers or sewers subject to the introduction of excessive groundwater. In conclusion, the action of adopting the new zoning will not have a direct impact on sanitary sewer services. The build-out analysis demonstrates that the number of potential housing units allowed at build-out under the existing zoning is similar to the number proposed under the new zoning. As discussed in the section on water impacts, the primary change is that the new zoning concentrates development in areas were infrastructure exists or is accessible. The concept of a regional wastewater treatment facility together with the application of Smart Growth principals reduces the potential number of discharges of treated wastewater to receiving streams and protects open space. Individual projects or the creation of new sewer districts will require SEQR review and site specific impacts, such as the construction of new lines and pump stations will be evaluated on a project specific basis with appropriate mitigation measures implemented as needed. Delaware Engineering, P.C. 46

60 Appendix A

61 LOCATION Net GIS Acres (Less Steep Slopes, DEC Less 10% NWI, other Net Buildable APPENDIX A Town of Amsterdam Multi-Family Zone Build-out Analysis PROPOSED ZONING BUILD-OUT EXISTING ZONING BUILD-OUT Less 20% Infra- Wetlands) Envir. structure Acres NEW ZONE Max Buildout Mixture of Uses Assumptions: EXISTING ZONE Max Buildout Mixture of Uses Assumptions: Rt 30 (S Log City) R % Single Family and 20% Two Family w/water, 30% Townhouses, 30% Multi-Fam B-1 0 Rt 30 (S Log City) R-2 45 " R-1 18 Single Family w/water Rt 30 (N Log City) R % Single Family and 20% Two Family w/water, 30% Townhouses, 30% Multi-Fam B-1 0 Rt 30 (N Log City) R-2 32 " R-1 13 Single Family w/water RT R % Single Family and 20% Two Family w/water, 30% Townhouses, 30% Multi-Fam R Single Family w/water RT R " R-1 92 " Widow Susan R % Single Family and 20% Two Family w/water, 30% Townhouses, 30% Multi-Fam R % Single Family no water, 1% MH, 29% Multi-Family Midline (S Maple) B % Comm, 10% Two Family no water, 20% Townhouses, 20% Multi-Family M 0 Midline (S Maple) B-2 5 " M Midline (N Maple) B % Comm, 10% Two Family no water, 20% Townhouses, 20% Multi-Family M 0 Midline (N Maple) B-2 28 " M Sanford Farm B % Comm, 10% Two Family w/water, 20% Townhouses, 20% Multi-Family R Single Family w/water Wallins Corners B % Comm, 10% Two Family w/water, 20% Townhouses, 20% Multi-Family B % Comm, 50% Multi-Family Wallins Corners B-2 18 " B-2 45 " 68 Wallins Corners Apts. Approved 68 Wallins Corners Apts. Approved RT 67 N B % Comm, 10% Two Family w/water, 20% Townhouses, 20% Multi-Family B-1 0 RT 67 N B-2 11 R-1 8 Single Family w/water 74 8 RT 67 S B % Comm, 10% Two Family w/water, 20% Townhouses, 20% Multi-Family B-1 0 RT 67 S B-2 12 R-1 9 Single Family w/water 36 9 Eastern Ag MH 21 75% Mobile Home Park, 25% single Mobile Homes no water Ag 7 60% remains Ag, 30% Single Family no water, 1% MH, 9% Multi-Fami Eastern Ag MH 66 " Ag 23 Eastern Ag MH 77 " Ag Central Ag Ag 45 60% remains Ag, 30% Single Family no water, 5% Townhouses, 5% Multi-Family Ag 82 60% remains Ag, 30% Single Family no water, 1% MH, 9% Multi-Fami Central Ag Ag 37 Ag 68 Central Ag Ag 195 Ag 357 Central Ag Ag 10 Ag 18 Central Ag Ag 34 Ag 63 Central Ag Ag 44 Ag Western Ag Ag 31 60% remains Ag, 30% Single Family no water, 5% Townhouses, 5% Multi-Family Ag 57 60% remains Ag, 30% Single Family no water, 1% MH, 9% Multi-Fami Eastern Ag Ag 20 60% remains Ag, 30% Single Family no water, 5% Townhouses, 5% Multi-Family Ag 37 60% remains Ag, 30% Single Family no water, 1% MH, 9% Multi-Fami Eastern Ag Ag 170 Ag 310 Eastern Ag Ag 56 Ag 102 Eastern Ag Ag 64 Ag 118 Eastern Ag Ag 46 Ag 84 Eastern Ag Ag 25 Ag 45 Eastern Ag Ag 13 Ag 25 Eastern Ag Ag 113 Ag 207 Eastern Ag Ag 7 Ag TOTAL NEW DU 3,010 3,149 Maximum Densities: Maximum Densities: Single Family (no water 1 DU/65,000 SF or 0.67 DU/ac Single Family (no water) 1 DU/65,000 SF or 0.67 DU/ac Single Family (w/water) 1 DU/20,000 SF or 2.18 DU/ac Single Family (w/water) 1 DU/20,000 or 2.18 DU/ac Two Family (no water) 2 DU/3 ac or 0.67 DU/ac Two Family (no water) 2 DU/65,000 SF or 1.34 DU/ac Two Family (w/water) 2 DU/20,000 SF or 4.36 DU/ac Two Family (w/water) 2 DU/20,000 SF or 4.36 DU/ac Townhouses/Condos 4 DU/ac Multi-Family 10 DU/ac Multi-Family 16 DU/ac Mobile Home Park 6 DU/ac Mobile Home Park Not Specified

62 Appendix B

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64 Attachment A Traffic Assessment Comparison Town of Amsterdam, New York

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