Appendix 1.2 - Carvel Property Development

Transcription

CARVEL PROPERTY DEVELOPMENT
Pine Plains and Milan,
Dutchess County, New York
APPENDIX 1.2 – FULL ENVIRONMENTAL
ASSESSMENT FORM
January 11, 2008
Prepared for:
1133 Taconic, LLC
1155 Avenue of the Americas
New York, NY 10036
&
Landmark Land Company, Inc.
2817 Crain Highway
Upper Marlboro, MD 20774
Prepared by:
Matthew D. Rudikoff Associates, Inc.
427 Main Street, Suite 201
Beacon, NY 12508
(845) 831-1182
www.rudikoff.com
[This page is left blank intentionally.]
FULL ENVIRONMENTAL ASSESSMENT FORM
FOR
THE HUDSON VALLEY CLUB
Town of Pine Plains, Dutchess County, New York
Town of Milan, Dutchess County, New York
PART 1 EAF AND ATTACHMENTS
June 6, 2003, Revised July 2, 2003
FOR
LEAD AGENCY
PLANNING BOARD
TOWN OF PINE PLAINS
TOWN HALL 199 EAST
PO BOX 955
PINE PLAINS, NY 12567
LEAD AGENCY CONTACT
EDWARD J. CASAZZA, JR.
PLANNING BOARD CHAIRMAN
TEL: (518) 398-7155
FAX: (518) 398-6444
PREPARED FOR
1133 TACONIC, LLC
C/O LANDMARK NATIONAL
2817 CRAIN HIGHWAY
UPPER MARLBORO, MARYLAND 20773
JUNE 6, 2003, REVISED JULY 2, 2003
FOR
CONSULTING TEAM
LANDMARK NATIONAL
2817 CRAIN HIGHWAY
UPPER MARLBORO, MARYLAND 20773
TEL (301) 574-3330 • FAX (301) 574-3301
landmarknational.com
CORBALLY, GARTLAND & RAPPELYEA, LLP
BARDAVON BUILDING
35 MARKET STREET
POUGHKEEPSIE, NEW YORK 12601-3285
TEL (845) 454-1110 • FAX (845) 454-4857
MATTHEW D. RUDIKOFF ASSOCIATES, INC.
BEACON BUILDING
427 MAIN STREET • SUITE 201
BEACON, NEW YORK 12508
TEL (845) 831-1182 • FAX (845) 831-2696
rudikoff.com
THE CHAZEN COMPANIES
21 FOX STREET
POUGHKEEPSIE, NEW YORK 12601
PHONE (845) 454-3980 • FAX (845) 454-4026
chazencompanies.com
JUNE 6, 2003, REVISED JULY 2, 2003
PART 1
Project Information
EAF Attachments
EAF Attachments
The Hudson Valley Club
TABLE OF CONTENTS
EAF ATTACHMENTS
Attachment
Attachment A
Attachment A.3
Attachment A.4
Attachment A.5
Attachment A.6
Attachment A.9
Attachment A.11
Attachment A.15
Attachment A.16
Attachment A.17
Attachment A.18
Description of Action
Site Description
Soil Description
Geology
Topography
Cultural Resources
Hydrology
Terrestrial Ecology
Streams
Aquatic Ecology
Existing Public Utilities
Agricultural District
Attachment B.1
Attachment B.8
Attachment B.12
Attachment B.16
Attachment B.18
Attachment B.22
Attachment B.23
Project Description
Blasting
Wastewater
Solid Waste
Herbicide and Pesticide Use (Golf Course Maintenance)
Anticipated Pumping Capacity
Anticipated Water Usage
Attachment C.1
Attachment C.2
Attachment C.3
Zoning, Planning and Land Use
Zoning Classification Of The Site
Maximum Potential Development By Present Zoning
EAF FIGURES
Figure 1
Location Map
EAF APPENDICES
Appendix A
Conceptual Site Plan and Existing Conditions Plan
Appendix B
Tax Parcel List
Appendix C
Correspondence
The Hudson Valley Club / EAF / HV02320 / June 6, 2003, Revised July 2, 2003
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EAF Attachments
ATTACHMENT – DESCRIPTION OF ACTION
PROPOSED ACTION
The proposed action, The Hudson Valley Club (HVC), is a 2,025 acres development located
partially within the Town of Milan and the Town of Pine Plains, Dutchess County, New York,
just south of the Columbia County boundary. The Taconic State Parkway passes through the
western portion of the project in a north/south direction, Ferris Road/Woodward Hill Road
crosses the northerly portion of the site and NYS Route 199 crosses the southerly portion of the
site (Refer to Figure 1: Site Location Map).
The HVC is a proposed vacation and second home community for people who live and work in
the greater New York City metropolitan area. The Club is designed as a sophisticated complex
of recreational amenities, community facilities and a range of residential housing types. The
HVC will provide a place and an atmosphere for relaxation and active recreation in the scenic
Hudson Valley landscape. The proposed family lifestyle community will include a high-quality
private golf club, a nine-hole academy club, an equestrian center, riding and hiking trails and a
wide variety of other passive and active recreational amenities. To ensure quality, a nationally
recognized Master-planned community and golf course developer, Landmark National, which
has created many of the most highly ranked golf courses and communities in the world, will
design, develop and manage the project.
As proposed, at full buildout, the proposed project will include a renovated 125(+/-) acre golf
course plus a new 90(+/-) acre golf course with a 61(+/-) acre golf academy. Also included are
975(+/-) single family homes, including approximately 75 five-bedroom homes, approximately
694 four-bedroom homes, and approximately 206 three-bedroom homes. A 7(+/-) acre lake front
aquatic recreation area is proposed and an equestrian riding academy on 16(+/-) acres. These
two facilities will be accessible to residents only. The project site includes a partially developed
and approved 230-lot subdivision which will be reconfigured.
The center of this vacation and second home community will be the Family Club with three main
areas:
<
The Village is planned as a vernacular Hudson Valley styled farm center, with a collection of
new and existing buildings configured around a common green space. The one and two story
residentially scaled structures are laid out in a pedestrian friendly manner and will provide a
variety of services for the residents, spa, health and fitness center, arts & crafts studios,
theater, the academy golf course, tennis courts, sports fields, swimming pool and a small
store for sundry items.
<
The Equestrian Center, located south of NYS Route 199 on Hicks Hill Road, will be built
from remodeled farm buildings and barns. The facility will have two fenced in riding arenas
and access to extensive on-site bridle trails.
<
The Lakefront Aquatic Recreation Area, located on the thirty-acre Lake Carvel, is planned
as a facility with picnic tables, canoes, paddleboats, a swimming platform and a fishing pier.
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EAF Attachments
The golf course design will consist of a 9-hole Academy Course, which will be part of the
Homeowner’s Club and available to all project residents, and an 18-hole private Golf Club with
memberships available to the general public. The 9-hole Academy Course will be created from
the back nine of the existing Carvel Course south of Ferris Road, as a teaching course for
beginners. The Clubhouse of the private Golf Club will be located across from Lake Carvel,
north of Woodward Hill Road. The front nine holes will be a reconstruction of the existing
Carvel Golf Course north of Ferris Road and the back nine will be a new nine holes extending
around Lake Carvel.
The residential development will include 975 (+) proposed housing units in a variety of
configurations and densities, as follows:
<
Large Equestrian Estate Lots, River Estate Lots and Estate Lots, with a density ranging
from 1.5 to 9 acres per dwelling unit on approximately 44% of the project site;
<
Custom lots with a density of 1 acre per unit on approximately 24% of the project site; and
<
Conservation Subdivision Lots with approximately 275 conservation subdivision lots on
approximately 3% of the project site.
The large lot sizes, clustered development and planned open space are intended to preserve the
rural character of the property.
Lot Inventory
Approx. # of Lots
Equestrian Estate Lots, River Estate Lots
and Estate Lots
150
Custom Lots
550
Conservation Subdivision Lots
275
Total Number of Lots
975
Other communities developed by Landmark National have incorporated sophisticated and natural
resource sensitive subdivision layout design and site planning considerations in their plans.
Landmark National has developed over 19 golf course communities in 6 states nationwide
creating:
< 414 holes of golf;
< 152 tennis courts; and
< 12,804 homes.
Individual house and site design standards and covenants are rigorous in their efforts to minimize
construction disturbance, locate house sites to maintain privacy and preserve natural vegetation
and screening, and to control materials, colors and design elements to create a cohesive sense of
place which best fits in to and protects the existing ambiance and environmental compatibility of
the project in light of the facilities being developed.
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EAF Attachments
ATTACHMENT A - SITE DESCRIPTION
SITE DESCRIPTION
The project site consists of 2,025 acres located partially within the Town of Pine Plains (1,625
acres, 80%) and partially within the Town of Milan (400 acres, 20%), Dutchess County, New
York, just south of the Columbia County boundary (for Tax Map information Refer to Appendix
B). The Hamlet of Pine Plains is located approximately 2.5 miles east of the project site on NYS
Route 199.
The Hudson Valley Club (HVC) will require a variety of planning and zoning decisions from the
relevant Boards and jurisdictions in the Towns of Pine Plains and Milan. Local site plan and
subdivision approvals will be required, as well as sewer and water utility approvals and
districting. Other local and State approvals and the form of those approvals will be further
determined during the application and environmental review process.
The proposed action and the size of the site are at a scale that is larger than the immediate
environs. However, the component uses consist of existing uses found in the immediate area,
including residential, golf, equestrian activities, water related recreation, second homes and open
space. The site contains a partially developed 230-lot subdivision located within both Towns,
south of Ferris Lane/ Woodward Hill Road, around Lake Carvel. At this time, only 17 of these
lots are developed.
The portion of the site located in the Town of Milan is zoned 5 acres residential. The Town of
Pine Plains does not have zoning, but does have a Comprehensive Plan, which is currently in the
process of being updated. The proposed Comprehensive Plan’s Future Land Use Concept
proposes an Agriculture District for the area around Lake Carvel and for the farmland south,
southeast and northeast of the Lake. The golf course and the wooded areas are defined in the
Plan as Conservation District and Non-Constrained District.
The existing land uses on
the site consist of farms
and non-active farmland
(mainly pasture), wooded
and forested land, the
Carvel Golf Course and
scattered residences. Lake
Carvel,
an
artificial
dammed pond, is located in
the center of the site.
Hamm Brook and several
smaller
streams
flow
across the easterly part of
View of Carvel Golf Course Clubhouse
the project site. Two other
View of Carvel Golf Course
smaller streams flow in the
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EAF Attachments
northwesterly part of the proposed site. Wetlands exist in various areas of the project site, three
of these are classified as NYSDEC regulated wetlands.
Topographically the site varies from nearly level terrain (where open agricultural fields and the
golf course are located) to moderate and steeply sloped hillsides separated by narrow valleys.
The existing 18-hole Carvel Golf Course is located east of the Taconic State Parkway. The
course starts at the Clubhouse with 9 holes of golf south of Ferris Road and continues north of
Ferris Road with an additional 9-hole course around a wooded hill. The golf club’s maintenance
facility is located in the northwestern part of the course directly east of the Taconic Parkway.
There are three former farms located on the
proposed project site, which are not in active
use. Hicks Hill Road Farm is located at the
site’s southern boundary; the Hedge Farm is
located north of NYS Route 199, at the
southwestern project site’s boundary; and
Rosenthal Farm is located south of
Woodward Hill Road, east of Lake Carvel.
These farms are surrounded by inactive
farmland.
Approximately half of the proposed project
site is designated as an “Agricultural
View of Hicks Hill Road Farm
District” according to Article 25AA of the
Agriculture and Markets Law, as amended
through February 1, 2003. The Agricultural District includes open meadows, brushland and
forested areas in the southeastern part of the proposed project site, as well as the adjacent lands
to the south and east of the project boundary.
The Antique & Vintage Woods of America building (a two-story building) is one of the largest
structures on the project site, located south of NYS Route 199 at the project site’s western
boundary (a supplier of previously used lumber, beams, etc.). A small number of one- or twostory residential buildings exist in the subdivision west and south of Lake Carvel and a number
of single residences are scattered over the entire project site.
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EAF Attachments
SURROUNDING PROPERTIES
The land use pattern of the surrounding properties is similar to that of the project site, as is
dominated by farms and farmland, wooded and forested hills and scattered residences.
Two State Multiple Use Areas (Roeliff Jansen Kill and
Lafayette) are located adjacent to the project site. Roeliff
Jansen Kill at the northwest project boundary offers
camping, fishing, hunting and hiking opportunities.
Lafayette, located southwest of the site provides camping,
cross country skiing, fishing, hunting, hiking and horseback
riding opportunities.
View of Farm on Sherwood Rd.
Wilcox County Park and Stissing Mountain State Multiple Use Area are located approximately
two miles southeast of the site. Stissing Mountain is 1,403 feet high with a 90-foot high,
renovated fire tower providing scenic views from its observation deck. Views from this deck
extend as far as Hunter Mountain.
Stissing Mountain
View of Stissing Mountain
The Roeliff Jansen Kill, located approximately 600 to 1,500 feet north of the project site, is a
popular trout fishing stream.
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EAF Attachments
ATTACHMENT A.3
SOIL DESCRIPTION
According to the 2002 Dutchess County Soil Survey (US Department of Agriculture Natural
Resources Conservation Service, in cooperation with Cornell University Agricultural Experiment
Station), the following major soils types overlie the project site:
Soil Series
Dutchess-Cardigan complex
Nassau-Cardigan complex
Stockbridge silt loam
Soils Map Symbol
DwB, DwC, DwD
NwB, NwC, NwD
SkB, SkC, SkD
Dutchess-Cardigan complex series (DwB, DwC, DwD)
This mapped soils unit consists of about 40 percent Dutchess soils, 30 percent Cardigan soils,
and 30 percent other soils and rock outcrop. Rock outcrop covers 0.1 to 2 percent of the surface.
These soils consist of very deep, well-drained Dutchess soils and moderately deep, well drained
Cardigan soils, both of which have formed in glacial till deposits. Slopes for soils of this series
range from 1 to 30 percent. This soils complex occurs on hilltops and side slopes that are
underlain by folded shale bedrock. Dutchess soils are commonly on lower concave slopes and
Cardigan soils are commonly on upper slopes, hilltops, and near areas of rock outcrop. The
Dutchess and Cardigan soils and rock outcrop are in such an intricate pattern that they were not
mapped separately. Areas are oval or irregularly shaped. They commonly range from 5 to 500
acres. These soils occur primarily in the central and southern portions of the project site.
Dutchess soils
Permeability of the Dutchess soils is moderate. Depth to seasonal high water table is more
than 6 feet. Depth to bedrock is more than 60 inches. Available water capacity is moderate.
Cardigan soils
Permeability of the Cardigan soils is moderate. Depth to seasonal high water table is more
than 6 feet. Depth to bedrock is 20 to 40 inches. Bedrock, which is comprised of folded
shale, occurs within 30 inches of the surface. Available water capacity is low.
Nassau-Cardigan complex series (NwB, NwC, NwD)
This mapped soils unit consists of about 40 percent Nassau soils, 40 percent Cardigan soils, and
20 percent other soils and rock outcrop. Rock outcrop covers 2 to 10 percent of the surface.
These soils consist of shallow, somewhat excessively drained Nassau soils and moderately deep,
well drained Cardigan soils that formed in glacial till deposits. Slopes for soils of this series
range from 1 to 30 percent. This soils complex occurs on hilltops and side slopes that are
underlain by folded shale bedrock. Nassau soils are commonly on upper slopes, hilltops, and
near areas of rock outcrop and Cardigan soils are commonly on lower concave slopes. Nassau
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EAF Attachments
and Cardigan soils and rock outcrop are in such an intricate pattern that they were not separated
in mapping. Areas are oval or irregularly shaped. They commonly range from 5 to 750 acres.
These soils occur predominantly in the southern and northern portions of the project site.
Nassau soils
Permeability of the Nassau soils is moderate. Depth to seasonal high water table is more
than 6 feet. Bedrock, which is comprised of folded dark gray shale, occurs within 16 inches
of the surface. Depth to bedrock is 10 to 20 inches. Available water capacity is very low.
Cardigan soils
Permeability of the Cardigan soils is moderate. Depth to seasonal high water table is more
than 6 feet. Depth to bedrock is 20 to 40 inches. Bedrock, which is comprised of folded
shale, occurs within 30 inches of the surface. Available water capacity is low.
Stockbridge silt loam series (SkB, SkC, SkD)
This mapped soils unit consists of very deep, sloping, and well drained Stockbridge soils that
formed in glacial till deposits. Slopes for soils of this series range from 3 to 25 percent. This
unit occurs in the central and western portions of the site with slight to moderate slopes. This
soils series occurs on hills and side slopes. The areas are oval, elongated, or irregularly shaped.
They commonly range from 5 to 400 acres. Slopes are smooth.
Depth to bedrock is more than 60 inches. Depth to seasonal high water table is more than 6 feet.
Permeability is moderate in the surface layer and subsoil, slow to moderately slow in the
substratum. Available water capacity is high.
Other soils present to a lesser degree on the site include:
Hydric soils: These soils occur along stream corridors and underlie site wetlands
Fredon silt loam (Fr)
Halsey mucky silt loam (Ha)
Massena silt loam (MnA, MnB)
Sun silt loam (Su)
Wayland silt loam (Wy)
Non-hydric soils: These soils occur in nearly level to very steeply sloped uplands of the site.
DuC B Dutchess silt loam (DuC)
Georgia silt loam (GsB, GsC)
Hoosic gravelly loam (HsB, HsC, HsD)
Nassau-Rock outcrop complex (NxE, NxF)
Udorthents (Ud)
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DRAINAGE PATTERNS
The site contains several streams which are tributaries to the Roeliff Jansen Kill, located just
north of the project site. A prominent hill near the center of the project site forms a major
drainage divide, with site streams east of the divide generally draining in a northerly direction
toward the Jansen Kill. Site streams west of the divide drain predominantly in a northwesterly
direction toward the Jansen Kill.
The Roeliff Jansen Kill, located approximately 600 to 1,500 feet north of the site, is a popular
regional trout fishing stream containing both wild and stocked trout.
Table 1: Soil Description
Soil
Abbrev.
Soil Name
Approx.
Acreage
% of
Site
Depth To Bedrock
Depth To Water
NwD
Nassau-Cardigan complex, hilly,
very rocky
410
18.3%
Nassau 10 to 20"
Cardigan 20 to 40"
>6'
DwC
Dutchess-Cardigan complex,
rolling, rocky
320
14.3%
Dutchess >60"
Cardigan 20 to 40"
>6'
DwD
Dutchess-Cardigan complex,
hilly, rocky
190
8.5%
Dutchess >60"
Cardigan 20 to 40"
>6'
NwC
Nassau-Cardigan complex,
rolling, very rocky
161
7.2%
Nassau 10 to 20"
Cardigan 20 to 40"
>6'
SkD
Stockbridge silt loam, 15 to 25%
slopes
130
5.8%
>60"
>6'
Sun silt loam
110
4.9%
>60"
+1.0-0.5 NovApr
SkC
slopes
100
4.5%
>60"
>6'
NxE
Nassau-Rock outcrop complex,
steep
90
4.0%
10 to 20"
>6'
HsB
Hoosic gravelly loam, undulating
75
3.4%
>60"
>6'
MnB
Massena silt loam, 3 to 8%
slopes
75
3.4%
>60"
1.0-1.5' NovMay
Halsey mucky silt loam
70
3.1%
>60"
0-0.5' Sep-Jun
GsB
Georgia silt loam, 3 to 8% slopes
60
2.7%
>60"
1.5-3' Nov-May
DuC
Dutchess silt loam, 8 to 15%
slopes
45
2.0%
>60"
>6'
NwB
Nassau-Cardigan complex,
undulating, very rocky
45
2.0%
Nassau 10 to 20"
Cardigan 20 to 40"
>6'
MnA
Massena silt loam, 0 to 3%
slopes
40
1.8%
>60"
1.0-1.5' NovMay
NxF
Nassau-Rock outcrop complex,
very steep
40
1.8%
10 to 20"
>6'
SkE
slopes
35
1.6%
>60"
>6'
Su
Ha
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EAF Attachments
Soil
Abbrev.
Soil Name
Approx.
Acreage
% of
Site
Depth To Bedrock
Depth To Water
W
Water (per soils map)
35
1.6%
Fr
Fredon silt loam
30
1.3%
>60"
0.5-1.5' Oct-Jun
SkB
slopes
28
1.3%
>60"
>6'
HsD
Hoosic gravelly loam, hilly
26
1.2%
>60"
>6'
DwB
Dutchess-Cardigan complex
21
0.9%
Dutchess >60"
Cardigan 20 to 40"
>6'
Wy
Wayland silt loam
21
0.9%
>60"
+0.5-1.0' NovJun
HsC
Hoosic gravelly loam, rolling
18
0.8%
>60"
>6'
DuB
Dutchess silt loam, 3 to 8%
slopes
15
0.7%
>60"
>6'
GsC
Georgia silt loam, 8 to 15%
slopes
14
0.6%
>60"
1.5-3' Nov-May
Ud
Udorthents, smoothed
12
0.5%
>60"
>3' Nov-Jun
HtB
Hoosic channery loam, fan, 3 to
8% slopes
10
0.4%
>60"
3.0-6.0' MarApr
Ca
Canandaigua silt loam
4
0.2%
>60"
+1-1.0' NovMay
Hoosic gravelly loam, nearly
level
4
0.2%
>60"
>6'
Pits, gravel
3
0.1%
>60"
>6'
HsA
Ps
Source: Soil Survey of Dutchess County, New York, 2002, USDA & Natural Resources Conservation Service in
cooperation with Cornell University Agricultural Experiment Station.
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EAF Attachments
ATTACHMENT A.4
GEOLOGY
According to Fisher et al. (1971), the project site is underlain by Walloomsac formation, a rock
type comprised of phyllite, schist and metagrawacke. These are metamorphic rocks derived by
heat-alteration and remineralization of siltstone, mudstone and sandstones.
The Dutchess
County Natural Resources (Thomas 1985) uses the term pelitic rock (rock formed from finegrained sediments of predominantly clay or mud-sized particles showing varying degrees of
metamorphism) to refer to this and similarly textured rocks of the County.
The Walloomsic formation originated during the Middle Ordovician Period (450 million years
before the present). The formation is 1,500 meters thick and is exposed on steep slopes, hill tops
and along deep road cuts of the area.
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EAF Attachments
ATTACHMENT A.5
TOPOGRAPHY
The project site is located near the north-central boundary of Dutchess County within the Valley
and Ridge physiographic province. This province is characterized by moderately low elevation
rolling relief with narrow to broad valleys framed by generally moderate to occasionally steeply
sloped hills oriented along a northeast to southwest trending axis. Correspondingly, site
topography encompasses areas of nearly level ground to rolling fields and golf links and
moderate to steeply sloped wooded hillsides separated by generally narrow valleys. The highest
elevation on the site, 810 feet above sea level (ASL), occurs on a prominent elongate hill, which
occupies the approximate central area of the site just east-southeast of Lake Carvel. The central
hill divides the site into two distinct southeasterly and northwesterly water sheds. Several other
steeply sloped hills (elevations generally 700- 800 feet ASL) frame the Site boundary and
descend into the Site, forming two principal valleys, namely: the northeast valley drained by
Hamm Brook and its tributaries and the south-southwest valley drained by Lake Carvel and
associated streams. The lowest Site elevations (generally 450 to 410 feet ASL) occur along these
valleys.
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EAF Attachments
ATTACHMENT A.6
CULTURAL RESOURCES
State and National Register of Historic Places
The New York State Office of Parks, Recreation, and Historic Preservation (OPRHP) response
to an inquiry by the applicant regarding the potential for historic and archaeological resources on
the project site, indicated (Refer to Appendix C):
<
No concerns regarding potential impacts of the
proposed project on archaeological resources
and does not consider an archaeological survey
of the project site to be warranted.
<
With regard to Buildings, Structures and
Districts: The Taconic State Parkway, located
near the western boundary of the project site, is
eligible for inclusion on the State/National
Register of Historic Places and a submission of
data on all buildings over 50 years old was
requested.
View of the Hedge Farm Barn (not in active
use)
An assessment (survey) of existing buildings and structures in and adjacent to the project area is
currently being prepared. The SEQR process will incorporate a planning evaluation addressing
the condition of pertinent buildings with project design and feasibility regarding the reuse of
these buildings as part of the HVC. Structural and safety concerns will continue to be addressed.
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EAF Attachments
ATTACHMENT A.9
HYDROLOGY
Groundwater
According to Bugliosi and Trudell (1988), a finger-like extension of a large unconfined aquifer
located east of Stissing Mountain occurs along the north side of NYS Route 199 just east of its
northernmost arc at the east end of the property. This unconfined aquifer also extends offsite in a
north-northwestward direction along NYS Route 82. The potential yield of this aquifer is
indicated as 10 to 100 gpm. This aquifer contains sand and gravel deposits with the saturation
zone generally less than 10 feet thick, or thicker but with less permeable silty sand and gravel.
The yields in areas adjacent to streams may exceed 100 gpm through pumping-induced
infiltration. Approximately one-half mile southwest on NYS Route 199 from its junction with
NYS Route 82, an area of glacial outwash or alluvium is present. This sand and gravel deposit at
this location is of unknown thickness and saturation.
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EAF Attachments
ATTACHMENT A.11
TERRESTRIAL ECOLOGY
Vegetation and Plant Communities
The distribution and extent of site vegetation and plant communities is determined largely by
exposure, slope, various soil features (e.g., depth, drainage, moisture, chemical make-up, etc)
microclimate and land use history. Site vegetation communities consist largely of agricultural
fields (hayfields), oldfields in various successional stages, shrub thickets, several forest
community types, and several types of aquatic and semi-aquatic communities. Uplands of varied
slopes support both Mixed Conifer-Deciduous Forest and various Mixed Deciduous Forest
elements (e.g., several species of conifers, oaks, maples, ashes, birches, and hickories).
Aquatic and semi-aquatic communities of the site include streams, ponds, and several wetland
community types; e.g. wet meadow, freshwater marsh, and scrub-shrub wetland.
Wildlife
The pattern of agricultural fields, oldfields, shrub thickets, forest edges, upland forests, and
diversity of aquatic and semi-aquatic communities of the site provide year-round and seasonal
habitats to a broad spectrum of wildlife, for example:
<
Oldfields are important habitat for many bird species, including several sparrows; e.g., field
sparrow, chipping sparrow, and song sparrow. Other birds know to use oldfields include
American goldfinch (which nests mid-to-late summer, taking advantage of field thistledown
for nesting material), bobolink, blue-winged warbler, house wren, kingbird, northern
mocking bird, several flycatchers, and tree swallow. Many small to large mammals use
oldfields, particularly rodents including meadow voles, white-footed mouse, and meadow
jumping mouse. Other small-to-large mammals that use oldfields include shrews, moles,
woodchuck, red fox, eastern cottontail, coyote and white-tailed deer.
<
Forest edges bordering fields or grasslands, including the site golf course, provide habitat
for a diversity of small mammals, birds and reptiles. Numerous raptors such as American
kestrel, red-tailed hawk and owls use treerows for perching and searching for prey. Snakes
such as black rat snake, eastern milk snake, and eastern garter snake may den in and hunt
along forest edges or treerows, particularly those with stonewalls, in search of small rodents
such as eastern chipmunk and white-footed mouse. Weasels and red fox are also known to
hunt along similar treerows.
<
Shrub thicket and upland forests are used by many birds; e.g., bluejay, common crow, robin,
tufted titmouse, black-capped chickadee, rufous-sided towhee, dark-eyed junco, and various
woodpeckers, thrushes, and warblers. Several small-to-large mammals also use this habitat;
e.g. meadow vole, eastern chipmunk, gray squirrel, and white-tailed deer.
Page 14
EAF Attachments
<
Aquatic and semi-aquatic communities (ponds, streams, and various wetland communities)
collectively provide extensive habitat for the greatest diversity of wildlife; including
amphibians (frogs and salamanders; e.g., bullfrog, green frog, spring peeper, wood frog,
pickerel frog, toads, spotted newt, and spotted salamander); reptiles (water snake, snapping
turtle, painted turtle, spotted turtle, and wood turtle); birds, particularly wetland associated
species, e.g., woodcock, wild turkey, wood duck, great blue heron, little green heron, belted
kingfisher and several groups of birds associated with wooded wetlands, e.g., certain
waterthrushes, woodpeckers, and nuthatches; and mammals, particularly muskrat, southern
flying squirrel, southern bog lemming, masked shrew, smoky shrew, meadow vole, raccoon,
red fox, coyote, white-tailed deer and possibly beaver.
RARE SPECIES AND ECOLOGICAL COMMUNITIES
The New York Natural Heritage Program (NHP) in response regarding the location of rare
species and significant habitats on and in the vicinity of the project site indicates that (Refer to
Appendix C):
<
The NHP has no records of State or Federally listed rare plants or animals, or significant
habitats occurring on the project site.
<
NHP’s data files currently contain records of eighteen rare plants (mostly pre-1900’s
records), two rare animals and five significant natural communities, all located southsouthwest of the project site at Stissing Mountain and Thompson Pond.
<
The NHP response letter also noted that given the large size of the project site and the extent
of open space, it is possible that significant wildlife resources and habitat are present.
An assessment (survey) of rare species and significant natural communities is currently under
investigation. During a site inspection on May 14, 2003, several locations on the property were
examined for the presence of Carolina Whitlow Grass (Draba reptans), a state listed threatened
species. This species is a spring flowering annual which is most readily identifiable from April
through May. Based on the limited site review, MDRA did not find this species.
Page 15
EAF Attachments
ATTACHMENT A.15
STREAMS
NYSDEC in response to an inquiry regarding the State classification of streams on the project
site indicated that Hamm Brook is the only State protected stream (NYSDEC classified as Class
Ct; suitable for adult trout, fish propagation and fishing) on the project site (Refer to Appendix
C). Hamm Brook flows in a north-northeasterly direction across the easterly one-third of the
project site. All other streams on the project site are non-State protected streams classified Class
D (generally support fish life, suitable for fishing) by the NYSDEC.
Page 16
EAF Attachments
ATTACHMENT A.16
AQUATIC ECOLOGY
Site Surface Waters
Approximately thirty distinct aquatic resources on the project site are regulated as “waters of the
U.S.”, including surface water bodies (ponds and lakes), streams, and wetlands. Freshwater
surface waters (e.g., streams, ponds and lakes) in New York State are classified according to
their present quality (e.g., pH, degree of turbidity, suspended solids, coliform bacteria levels and
dissolved oxygen) and the Abest@ permitted uses of surface waters of a particular water quality
classification.
The general classification categories for State surface waters (e.g., lakes and ponds), as well as
streams, are as follows:
<
<
<
<
<
Class A
Class B
Class C
Class Ct
Class Cts
- suitable or feasible for use as potable water with proper pretreatment
- suitable for bathing or other forms of primary contact use
- suitable for general fish propagation, and fishing
- suitable for use by trout and the stocking of trout
- suitable for the spawning of trout
The designations At@ (suitable for trout) and Ats@ (suitable for trout spawning) may also be
assigned to Class A and Class B designated waters, indicating that in addition to their primary
Abest uses@, such waters are also suitable for use by trout or the stocking of trout, or spawning by
trout.
Surface waters classified Class A, B (or At, Ats, Bt or Bts), Ct or Cts are designated as protected
by the New York State Department of Environmental Conservation (NYSDEC) and any
activities which would alter the flow or disturb the bed or banks within 50 feet of such streams,
requires a NYSDEC AProtection of Waters@ Permit.
The main surface water resource on
the project site is Lake Carvel, an
artificial dammed pond.
Lake
Carvel is a NYSDEC classified
Class D (unprotected by the State)
pond. A number of streams occur
on site, but only Hamm Brook is
classified as class Ct, all others are
classified as Class D (refer to
Attachment A.15).
View of Lake Carvel
Page 17
EAF Attachments
Wetlands
State Regulated Wetlands
The following NYSDEC regulated wetlands (all Class II) occur on the project site.
Wetland Identification
Location
PP-2
PP-3
PP-55
Immediately south of Lake Carvel
Eastern half of site
Western boundary of site adjacent to Taconic State Parkway
The NYSDEC regulates all freshwater wetlands that are 12.4 acres or larger, or less
frequently, smaller wetlands of exceptional importance or value. Article 24 of the
Freshwater Wetlands Act of 1975 (Environmental Conservation Law) establishes indicator
plants, wetland community types and other criteria for determining the boundaries of these
wetlands which are defined as Alands and submerged lands which support wetland
vegetation.@ State regulated freshwater wetlands are also designated by class type, ranging
from Class I (highest ecological value) to Class IV (lowest ecological value). The particular
class designation depends on specific attributes of the flora and/or fauna (e.g., habitat for an
endangered species), water quality (e.g., associated with a public water supply or troutbreeding streams), or features of historical or archaeological importance. The NYSDEC also
regulates the Adjacent Area (the wetlands buffer zone), a 100-foot wide strip of land which
extends outward and upland of the perimeter of the wetlands boundary.
Federally Regulated Wetlands
Wetlands regulated by the U.S.
Army Corps of Engineers exhibit
a predominance of hydrophytic
vegetation, hydric soils, and direct
or substantial indirect evidence of
wetland hydrology. Under normal
conditions, areas lacking one or
more of the above wetland
criteria, do not qualify technically
as Federal jurisdictional wetlands.
Federal jurisdictional wetlands can
be of any size and are closely
associated with tributaries to
navigable waters. It should be
noted that NYSDEC-regulated
wetlands are also subject to
regulation by the Army Corps.
View of Wetland PF01E
Some areas on the project site have been mapped by the U.S. Fish and Wildlife Service on
the National Wetland Inventory (NWI) maps as Federal jurisdictional wetlands. This
includes a number of excavated ponds that occur on site.
Page 18
EAF Attachments
ATTACHMENT A.17
EXISTING PUBLIC UTILITIES
Utilities - Water
The project site is located near the north-central boundary of Dutchess County within the Valley
and Ridge physiographic province. The site contains several streams which are tributaries to the
Roeliff Jansen Kill. According to Bugliosi and Trudell (1988), a finger-like extension of a large
unconfined aquifer located east of Stissing Mountain occurs along the north side of NYS Route
199 just east of its northernmost arc at the east end of the property. This unconfined aquifer also
extends offsite in a north-northwestward direction along NYS Route 82. The potential yield of
this aquifer is indicated as 10 to 100 gpm. The yields in areas adjacent to streams may exceed
100 gpm through pump-induced infiltration.
Records indicate that according to a decision regarding a Water Supply Application (WSA; No.
5536; July 25,1968) that was filed with the New York State Department of Conservation on
behalf of All American Sports City, Inc., the proposed water supply system for the property was
to consist of:
<
<
<
<
<
<
<
<
<
two wells;
4,000 linear feet of 4” asbestos concrete transmission lines;
two storage tanks with combined storage capacity of 40,000 gallons;
two 140 gpm booster pumps;
a 15,000 gallon hydropneumatic tank;
a 140 gpm gas-driven pump for standby service during power outages;
a distribution system consisting of 4,200 linear feet of 6” asbestos concrete watermain;
10,600 linear feet of 8” asbestos concrete watermain; and
a series of 8” hydrants.
The approved service area was approximately 120 acres consisting of 170 single family lots, and
the anticipated average daily flow for full development was 68,000 gpd.
Despite the above referenced decision regarding the WSA, plans and specifications for the water
supply system were never submitted to the New York State Health Department for approval.
There is uncertainty regarding the existing components and/or their current conditions.
Though no as-built of the system exists, it is believed that the majority, if not all, of the
distribution system was constructed, and a portion of it is currently in service. Two wells are in
service (Well 1 and 2), and according to site personnel, each is believed to have a yield of
approximately 40 gpm. There are two small pump stations in use, one located adjacent to the
clubhouse, and the other located along Shore Drive West. According to the monthly Operator’s
Report from August 1999 to July 2000, the average daily demand is 3,830 gallons.
A complete survey of the current conditions of the existing water supply system will be prepared
during the application and environmental review process.
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EAF Attachments
Utilities - Wastewater
In July 1968 a subdivision plat was approved for Stage I development by the New York State
Health Department that showed individual subsurface sewage disposal systems for the 63 Stage I
lots. However, a condition of the approval was that the individual systems could no longer be
constructed or used after public facilities became available. It is believed that only a few of the
existing homes and the golf course Clubhouse made use of individual systems for sewage
disposal.
An 8,000 gpd package wastewater treatment plant was constructed on the project site in the early
1970’s, and the State Pollutant Discharge Elimination System (SPDES) Permit for the plant was
issued by NYDEC in 1974. The plant is operated as an extended aeration plant, with the
application of a bar rack to screen large solids, an aeration basin for biological treatment, a
clarifier to allow smaller solids to settle, and a chlorine contact tank for disinfection prior to
discharge.
The plant was intended to be temporary to serve approximately 15 homes until such time that a
plant that could handle the entire development’s wastewater needs was constructed.
The 8,000 gpd plant described above is still in use and it is believed that the majority of the
wastewater collection system was installed for the entire development. An as-built of the Stage I
collection system exists, but there are no known as-builts of the plant or Stage II collection
system. According to the monthly Operator’s Report from July 1998 to July 2000 the current
wastewater discharge exceeds the SPDES limits.
The high flow problem is believed to be a direct result of infiltration and inflow of groundwater
into the wastewater collection system. Infiltration is typically defined as groundwater flow
entering the system through cracked pipes, displaced pipe joints and leaky manholes, while
inflow can include interconnections with storm sewers, basement sump pump connections, and
leaking manhole covers. The plant was not designed to buffer the seasonal high flows.
A complete survey of the current conditions of the existing wastewater system will be prepared
Page 20
EAF Attachments
ATTACHMENT A.18
AGRICULTURAL DISTRICT
Approximately half of the proposed project site is designated as an “Agricultural District”
according to Article 25AA of the Agriculture and Markets Law, as amended through February 1,
2003. The portion of the site within the designated agricultural district includes open meadows,
brushland and forested areas in the southeastern part of the project site, as well as the adjacent
lands to the south and east of the site boundary.
Page 21
EAF Attachments
ATTACHMENT B.1
PROJECT ACREAGE TO BE DEVELOPED
The project acreage to be developed is approximately 1,000 acres. However, not all this land
will be physically altered, as it includes residential development, golf courses and open space.
Approximately 1,025 acres remain undeveloped.
LENGTH OF PROJECT
The length of existing and future roadways will be determined as the development plans are
refined during the application and environmental review process.
OFF-STREET PARKING
Existing parking has not been determined. Also, the total parking requirement for the HVC has
not been determined. However, it is known that each proposed residential dwelling will be
provided with adequate space for parking for at least two vehicles. Precise numbers of parking
spaces have not been determined for the proposed golf course clubhouses, golf academy, riding
academy and lake front aquatic recreation area since the plan is conceptual at this time.
MAXIMUM VEHICULAR TRIPS GENERATED BY PROJECT
Current traffic on the site is mainly generated by the existing golf course, 17 residences within
the existing partially developed 230-lot subdivision and approximately 13 additional residences
in other areas of the site. The existing farms on the site are inactive. In addition, there is through
traffic along the Taconic State Parkway, NYS Route 199, Ferris Road and Woodward Hill Road.
The main entrance to the site is designed to be off the Taconic State Parkway at Ferris Road.
Secondary ingress and egress will be from various points along NYS Route 199 and Woodward
Hill Road.
As proposed, at full buildout, the proposed project will include a renovated golf course plus a
new golf course with a golf academy. Also included are 975(+/-) single family homes, including
approximately 75 five-bedroom homes, approximately 694 four-bedroom homes, and
approximately 206 three-bedroom homes. In addition, a lake front aquatic recreation area and an
equestrian riding academy are proposed, which will be accessible to residents only.
The future traffic pattern will mainly consist of seasonal traffic generated by future home
residents, their guests, employees and service personnel at the various recreational facilities. In
addition there will be traffic between the residences and the recreational facilities, as there are
the golf courses, the beach club, the equestrian center and other recreational amenities.
Page 22
EAF Attachments
A complete Traffic Report will be completed to confirm existing conditions, traffic counts,
distribution, trip generation rates, intersection levels of service and potential impacts.
DIMENSIONS OF LARGEST PROPOSED STRUCTURE
The largest proposed structure is likely to be the clubhouse associated with the proposed private
golf course.
LINEAR FEET OF ROAD FRONTAGE
The project site contains approximately 60,400 linear feet of existing road frontage.
includes:
Road
NYS Route 199
Taconic State Parkway
Ferris Road / Woodward Hill Road
Stissing Mountain Road
Sherwood Road
Hicks Hill Road
Fish Woods Road
Along the streets within the subdivision which
surrounds Carvel Lake
This
Linear Feet
15,600 (+/-)
5,000 (+/-)
11,200 (+/-)
2,700 (+/-)
1,700 (+/-)
4,500 (+/-)
3,400 (+/-)
16,300 (+/-)
Page 23
EAF Attachments
ATTACHMENT B.8
BLASTING
Blasting is likely to be required due to the presence of rock outcrops on the site and the depth to
bedrock based on the soil types present on the site.
If blasting is found necessary, all blasting operations will adhere to New York State and local
ordinances governing the use of explosives. The State regulations are contained in 12 NYCRR
39 and include such requirements as licensing of operators, magazine (explosive storage)
certification, and rules for conducting operations in a safe manner. Proper program guidelines
will be established between the State, the Towns and the blasting contractor prior to undertaking
this activity.
Page 24
EAF Attachments
ATTACHMENT B.12
WASTEWATER
As shown in the following analyses, future development could result in a maximum daily
wastewater flow of approximately 370,640 gallons. Wastewater will be collected and treated
prior to being discharged back to the environment. A new treatment facility will be strategically
designed and located in order to protect existing environmental conditions. Also, wastewater will
be utilized for irrigation of the golf course.
The analyses include only areas north of NYS Route 199. The project area south of NYS Route
199 will likely be addressed by individual wastewater treatment systems. However, potential
options for including all homes into the sewer district will be explored.
The proposed project includes 975 single-family residential dwellings plus several recreational
facilities. The lots are divided into several categories as follows:
# OF LOTS
LOT INVENTORY
Equestrian Estate Lots, River Estate Lots and Estate
Lots
150
Custom Lots
550
275
Total Number of Lots:
975
For the Estate Lots, it is assumed that 50% of the lots are four-bedroom (BR) and 50% are fivebedroom; for Conservation Subdivision Lots and Custom Lots, it is assumed that 25% of the
homes are three-bedroom and 75% are four-bedroom. Thus, the overall site may contain 75 fivebedroom dwellings, 694 four-bedroom dwellings, and 206 three-bedroom dwellings, for a total
of 3,769 bedrooms.
The anticipated wastewater loading is based on the following information:
Number of Bedrooms
Wastewater Loading
Flow rate per unit 1 (gal/day)
1
1
2
3
4
5
150
300
400
475
550
Based on Table 3 Expected Hydraulic Loading Rates, NYDEC Design Standards for Wastewater Treatment Works (1988),
p. 12.
Page 25
EAF Attachments
Wastewater Loading
Expected Wastewater Loading from residential dwellings:
453,300 gpd
Expected Wastewater Loading from recreational facilities:
10,000 gpd
Total Expected Wastewater Loading
463,300 gpd
Section 15-0314 of the Environmental Conservation Law mandates the use of water-saving
plumbing facilities in new and renovated buildings. Hydraulic loading may be decreased by 20
percent in those installations serving premises equipped with certified water-saving plumbing
fixtures. Therefore, wastewater loading can be decreased to: 370,640 gpd.
The site as it exists contains a 74(+/-) acre golf course and a partially built upon 230-lot
subdivision. The water usage and wastewater generation of the existing golf course and
residences and the 230-lot subdivision will be considered in the complete Wastewater Report
that will be prepared to confirm existing conditions and future requirements.
Page 26
EAF Attachments
ATTACHMENT B.16
SOLID WASTE
Solid waste generated at the site will be transported by a licensed solid waste hauler to the
Dutchess County Resource Recovery Facility located on Sand Dock Road in Poughkeepsie, New
York. According to the Comprehensive Solid Waste Study, Dutchess County, New York, 1972,
a commercial use generates a median of 1.2 lbs. of solid waste per person per day and a
residential use generates a median of 2.4 lbs. of solid waste per person per day.
The site as it exists contains a 74(+/-) acre golf course and a partially developed 230-lot
subdivision. At full buildout, the project site is expected to contain approximately 75 fivebedroom homes, approximately 694 four-bedroom homes, and approximately 206 three-bedroom
homes. According to The New Practitioner’s Guide to Fiscal Impact Analysis2, the estimated
total household size for a 5-bedroom house is 4.853, the total household size for a 4-bedroom
home is 4.061 persons and the total household size for a 3-bedroom home is 3.287.
Thus, the residential portion of the proposed project would be expected to house approximately
3,859 residents at full buildout, which would be expected to generate approximately 9,261.6 lbs
of solid waste per day or 139(+/-) tons per month. However, many of the proposed residential
dwellings will be utilized as vacation or weekend homes, and thus, less solid waste would be
produced.
In addition, the daily and day to day visitors of the various recreational facilities, its employees
and service personnel, will generate solid waste.
Therefore, the total estimated solid waste generation resulting from the proposed project is
approximately 141 to 200 tons per month.
Further refinement to solid waste generation will be undertaken during the approval and
environmental review process. Additional discussion of this matter will incorporate the seasonal
nature of the development to more accurately portray the long-term solid waste generating
project impacts on the County’s waste processing facilities.
2
The New Practitioner’s Guide to Fiscal Impact Analysis, Center for Urban Policy Research, 1990, Exhibit 12.
Page 27
EAF Attachments
ATTACHMENT B.18
HERBICIDE AND PESTICIDE USE (GOLF COURSE MAINTENANCE)
The golf course development and maintenance will be based on the knowledge and past
experience of the developer with the incorporation of local aspects such as soils, weather and
vegetation/grasses. The moderate use of herbicides and pesticides is unavoidable to develop and
maintain a professional golf course. However, to minimize and manage the use of chemicals, a
“Integrated Pest Management Plan” will be generated.
This “Integrated Pest Management Plan” will be planned and prepared during the application and
environmental review process and will be administered by licensed golf course employees. It
will include a maintenance schedule, quality control measures and information on application
and storage of herbicides and pesticides and required permits.
Page 28
EAF Attachments
ATTACHMENT B.22
ANTICIPATED PUMPING CAPACITY
In order to provide central water for future development, roughly 332,000 gallons per day (gpd)
of water will be needed on an average day (664,000 gpd maximum). It is envisioned that a new
wellfield will be developed with a new treatment facility near the wells to provide necessary
treatment. Based upon New York State Department of Health and New York State Department
of Environmental Conservation criteria, a wellfield with a pumping capacity of 230 gpm with the
largest well out of service will be required for the project. A new storage tank and additional
distribution infrastructure might then be established to provide treated water to future users. The
above analysis includes only areas north of NYS Route 199.
A complete Hydrological Assessment is underway and will be completed to confirm existing
conditions and future requirements.
Page 29
EAF Attachments
ATTACHMENT B.23
ANTICIPATED WATER USAGE
The proposed project includes 975 residential dwellings plus several recreational facilities. The
lots are divided into several categories as follows:
Lot Inventory
# of Lots
Equestrian Estate Lots, River Estate Lots and
Estate Lots
150
Custom Lots
550
275
Total Number of Lots:
975
Water Supply
975 Dwellings (per bedroom)
Gallons Per Day
330 gpd3
Estimated Water Supply for dwellings
321,750 gpd
Estimated Water Supply for recreational
facilities (excluding golf courses)
10,000 gpd
Total Estimated Water Supply
332,000 gpd
Both the New York State Department of Health and the New York State Department of
Environmental Conservation require that facilities be capable of meeting the average daily
demand with the largest well out of service.
Golf course water requirements and availability will be determined once rainfall, groundwater
and effluent water quantities have been established.
A complete Report on Water Usage will be prepared to confirm existing conditions, including
consideration of the partially developed 230-lot subdivision, and future requirements.
3
Based on Table 2 Guide for Water Use, NYS DOH Rural Water Supply (1995), p. 17.
Page 30
EAF Attachments
ATTACHMENT C.1
ZONING, PLANNING AND LAND USE
The Hudson Valley Club (HVC) will require a variety of planning and zoning decisions from the
relevant Boards and jurisdictions in the Towns of Pine Plains and Milan as described above in
EAF Part 1, B. 25.
The Town of Pine Plains does not have zoning. However, there are both subdivision regulations
and site plan standards in place. The portion of the project in the Town of Milan is on lands
zoned as 5 acre residential. The HVC will require a variety of planning and zoning decisions
from the relevant Boards and jurisdictions in the Towns of Pine Plains and Milan. Local site
plan and subdivision approvals will be required, as well as sewer and water utility approvals and
districting. Other local approvals and the form of those approvals will be further determined
Both Towns have adopted Comprehensive Plans. The Town of Pine Plains is in the process of
amending its Plan. A Town Board appointed Special Comprehensive Plan Board has provided a
report to the Town Board, which is currently under review by the Town Board.
The proposed action and the size of the site are at a scale that is larger then the immediate
environs. However, the component uses consist of existing uses found in the immediate area,
including residential, golf, equestrian activities, water related recreation, second homes and open
space and the existing approved 230 lot subdivision.
The HVC plan is proposing 975 (+) residential units ranging from equestrian estate lots, river
estate lots, estate lots, custom lots and conservation subdivision lots in a variety of sizes and
configurations together with parcels designed to properly provide for the array of amenities and
support facilities associated with the HVC.
Page 31
EAF Attachments
ATTACHMENT C.2
ZONING CLASSIFICATIONS OF THE SITE
Town of Pine Plains
The Town of Pine Plains (1,625 acres, 80%) does not have zoning. However, a portion of an
existing 230-lot subdivision exists on the site within the Town of Pine Plains.
Town of Milan
The portion of the project in the Town of Milan (400 acres, 20%) is located within an R5A Very
Low Density Residential Zoning District. However, a portion of an existing 230-lot subdivision
exists on the site within the Town of Milan.
Permitted Uses of the R5A Very Low Density Residential Zoning District
The R5A Zoning District has been established to maintain the Town’s rural character in areas
distinguished by the presence of both small and large farms, sparse residential development, and
where limitations on developments are designed to protect both natural resources and open
space. Clustering of residential dwellings is encouraged to maintain traditional agricultural
settlement patterns and to support farming in the community.
The following permitted uses are allowed in the R5A Zoning District, pursuant to the Town of
Milan Zoning Ordinance:
Land Use and Supplementary Regulations Reference
Residential Uses:
Agricultural Uses:
Recreational Uses:
Public/Institutional
Uses:

1-family dwelling
Alternative care facilities
Family day-care homes
Mobile home on individual lot
Agriculture
Animal husbandry
Farm
Forest management
Forest nurseries
Forest services
Timber tracts
Wildlife preserve
Golf Club*
Park, private*
Library*
Place of religious worship*
§ 200-19
§ 200-24
§ 200-34
Page 32
EAF Attachments
Commercial Uses:

Bed-and-Breakfast*
Commercial greenhouse and nursery,
including offices and sales yard*
* Site Plan approval required
The following additional principal uses are allowed by Special Permit in the R5A Zoning
District, subject to review and approval by the Town of Milan Zoning Board of Appeals:
Residential Uses:
Agricultural Uses:
Recreational Uses:
Uses:
Commercial Uses:

2-family dwelling
Accessory apartments
ECHO units
Roadside Stand
Membership club
Rod and gun club
Cemetery

Kennel, commercial and private*
§ 200-17
§ 200-28
§ 200-33
* Site Plan approval required
The following additional principle uses are allowed by Special Permit in the R5A Zoning
District, subject to review and approval by the Town of Milan Planning Board:
Residential Uses:
Agricultural Uses:
Recreational Uses:
Uses:
Commercial Uses:

*
**
Conversion of existing
buildings/structures
Mobile home developments*
Multiple dwellings*
Riding academy**
Stable, public or private**
Club house*
Playground*
Animal hospital or veterinary
Educational institution*
Hospital*
Nursing or convalescent home*
School (elementary, nursery,
secondary, vocational)*
Wireless communication facility*
§ 200-42
§ 200-42
§ 200-29
Site Plan approval required
The minimum acreage for a riding academy and private
stable shall be 10 contiguous acres.
Page 33
EAF Attachments
ATTACHMENT C.3
MAXIMUM POTENTIAL DEVELOPMENT BY PRESENT ZONING
Town of Pine Plains
The Town of Pine Plains does not have zoning.
Town of Milan
According to the Town of Milan Zoning Map, the portion of the project in the Town of Milan is
located within an R5A Very Low Density Residential Zoning District.
R5A Zoning District Area and Bulk Regulations
The schedule of Area and Bulk Regulations for permitted uses in the R5A Zoning District are
defined in §200-12 of the Town of Milan Zoning Ordinance.
Zoning Requirement
District Requirements
Minimum lot area
5 acres
Minimum lot width
400 feet
Minimum required yard setbacks:
Front*
Side
Rear
85 feet
50 feet
50 feet
Maximum lot coverage
Maximum height**
5%
35 feet
Footnotes:
*
All front yard setbacks are from the front lot line or from the boundary of the road in the event that the
premises description extends to the road
** Minimum roof pitch shall be 7 in 12 (7:12).
Page 34
EAF
APPENDICES
EAF
APPENDIX A – MAPS
CONCEPTUAL SITE PLAN AND
EXISTING CONDITIONS PLAN
EAF Appendix B
APPENDIX B
PROJECT SITE - TAX PARCEL LIST
Town of Milan:
6672.00-359795
6672.00-583233
6672.10-495714
6672.10-496705
6672.10-497693
6672.10-499681
6672.11-501630
6672.11-501669
6672.11-502614
6672.11-503645
6672.11-503658
6672.11-509598
6672.11-518623
6672.11-519586
6672.11-525609
6672.11-527573
6672.11-535561
6672.11-548508
Tax Map Grid Numbers:
6672.11-548519
6672.15-501440
6672.15-502429
6672.15-503415
6672.15-504403
6672.15-505390
6672.15-507376
6672.15-507459
6672.15-517470
6672.15-520389
6672.15-522427
6672.15-524408
6672.15-525479
6672.15-528442
6672.15-534391
6672.15-534417
6672.15-534489
6672.15-537453
6672.15-541498
6672.15-542431
6672.15-545463
6672.15-546397
6672.15-550441
6672.15-553472
6672.15-554493
6672.15-557407
6672.15-558450
6672.15-558482
6672.15-563421
6672.15-564460
6672.15-570434
6672.15-572443
6672.15-575412
6672.15-576421
6672.15-577399
Town of Pine Plains: Tax Map Grid Numbers:
6672.00-800943
6672.00-566940
6672.00-920321
6672.11-509719
6672.11-509730
6672.11-511706
6672.11-516648
6672.11-516681
6672.11-517656
6672.11-518669
6672.11-525696
6672.11-526626
6672.11-532639
6672.11-534604
6672.11-535587
6672.11-539618
6672.11-545715
6672.11-546560
6672.11-546664
6672.11-546702
6672.11-547630
6672.11-548733
6672.11-549538
6672.11-552574
6672.11-555590
6672.11-557516
6672.11-558505
6672.11-558605
6672.11-559642
6672.11-561527
6672.11-564552
6672.11-568563
6672.11-570727
6672.11-571574
6672.11-571603
6672.11-572587
6672.11-576658
6672.11-577643
6672.11-578671
6672.11-579615
6672.11-580684
6672.11-582723
6672.11-583698
6672.11-587522
6672.11-592716
6672.11-593546
6672.11-595558
6672.11-596609
6672.11-598621
6672.11-599571
6672.11-602644
6672.11-606380
6672.11-606644
6672.11-607511
Page 1 of 3
EAF Appendix B
6672.11-611525
6672.11-613668
6672.11-615534
6672.11-616680
6672.11-619553
6672.11-621691
6672.11-622501
6672.11-625589
6672.11-627510
6672.11-627703
6672.11-633520
6672.11-634574
6672.11-638531
6672.11-641541
6672.11-641565
6672.11-642553
6672.11-651504
6672.11-660515
6672.11-671513
6672.11-681513
6672.11-690521
6672.11-693506
6672.11-696531
6672.11-703540
6672.11-704504
6672.11-710510
6672.11-714545
6672.11-717517
6672.11-722556
6672.11-723527
6672.11-727709
6672.11-728569
6672.11-731512
6672.11-731538
6672.11-733579
6672.11-736549
6672.11-739589
6672.11-741562
6672.11-744597
6672.11-746573
6672.11-749657
6672.12-746506
6672.12-749517
6672.12-751527
6672.12-751605
6672.12-752614
6672.12-753541
6672.12-753623
6672.12-753714
6672.12-754633
6672.12-754644
6672.12-756562
6672.12-756581
6672.12-765518
6672.12-768643
6672.12-770529
6672.12-772603
6672.12-773590
6672.12-774570
6672.12-774580
6672.12-775560
6672.12-776540
6672.12-776550
6672.12-778519
6672.12-783506
6672.15-566480
6672.15-570490
6672.15-572458
6672.15-574468
6672.15-577437
6672.15-583417
6672.15-584431
6672.15-586447
6672.15-587405
6672.15-592479
6672.15-599491
6672.15-601407
6672.15-602420
6672.15-602434
6672.15-605448
6672-15-608433
6672.15-608468
6672.15-611480
6672.15-615413
6672.15-615429
6672.15-616490
6672.15-617442
6672.15-620462
6672.15-630473
6672.15-630492
6672.15-635412
6672.15-635424
6672.15-635435
6672.15-636445
6672.15-638482
6672.15-639456
6672.15-645492
6672.15-647466
6672.15-650453
6672.15-651420
6672.15-651432
6672.15-651442
6672.15-662484
6672.15-663471
6672.15-665417
6672.15-667460
6672.15-669450
6672.15-670493
6672.15-674471
6672.15-676434
6672.15-679421
6672.15-680452
6672.15-681485
6672.15-682496
6672.15-683474
6672.15-688463
6672.15-689432
6672.15-692455
6672.15-698438
6672.15-698480
6672.15-698491
6672.15-703425
6672.15-703470
6672.15-708460
6672.15-717482
6672.15-718427
6672.15-719448
6672.15-720493
6672.15-724437
6672.15-724473
6672.15-729497
6672.15-735460
6672.15-739491
6672.15-741440
6672.15-743454
6672.15-746476
6672.16-751449
6672.16-751449
Page 2 of 3
EAF Appendix B
6672.16-755472
6672.16-755487
6672.16-758437
6672.16-760499
6672.16-763466
6672.16-771490
6672.16-772438
6672.16-772460
6672.16-778450
6672.16-784491
6672.16-790468
6772.00-005766
6772.00-350650
Page 3 of 3
EAF Appendix B
APPENDIX B
LIST OF ABUTTING PROPOERTY OWNERS
HUDSON VALLEY CLUB - ADJACENT OWNERS
Name
Tax Parcel ID
Number
Address
Agrest, Jeffrey & Susan
6671-00-818791
138 Rokeby Rd
Red Hook NY 12571
Angelo, Nicholas and Loretta
6672-11-616680
2 Salisbury Manor
S. Nyack NY 10960
Arcadipane, Mildred
6672-11-546677
222 Crestwood Ave
Crestwood NY 10707
Bahamonde, Ivan S. and Blanche N.
6672-11-559732
308 Woodward Hill Rd
Pine Plans NY 12567
Blahat, Adam
6671-00-710810
(240 Rural Res)
6671-00-763753
(323 Vacant Rur)
609 Hicks Hill Rd
Stanfordville NY 12581
Brittis, Robert and Mary P.
6672-11-570620
8 Wood Place
Harstdale, NY 10530
Burnett, Robert and Phyllis
6671-00-870978
Box 398 RR1
Hicks Hill Rd
Byron, Sidney W. and Patricia A.
7071-00-001522
(Listed as Marion
E. c/o Sid Byron)
P.O. Box 172
Millerton NY 12546
Calaboro, Dominick and Margret
P.O. Box 547
6772-00-258755
(311 Res Vac Land) Pine Plains NY 12567
6772-00-279795
(240 Rural Res)
Cazza, Edward J., Jr. (SUNY)
6772-00-697201
6772-00-769359
P.O. Box 778
Pine Plains NY 12567
Chang, Lucy, J.
6772-00-101015
3 Turtle Case Lane
Kings Point NY 11024
Page 1 of 4
EAF Appendix B
Name
Tax Parcel ID
Number
Address
Clancy, James P. and Kathleen
6672-11-513694
86-21 261st St
Floral Park NY 11001
Curto, Vincent C. and Mary L.
6672-11-546690
1581 74th St
Brooklyn NY 11228
Daly, James A. and Ruthann
6672-11-536584
816 Wile Dunes Circle
Wilmington DE 28411
Elsohn, Leon & Gertrude
6672-00-320917
c/o Neil R. Elsohn
13 Delaware Ave
Del Haven NJ 08251
Funk, Lester and Gloria
6672-00-739780
P.O. Box 159
Grassi, Louisa
6771-00-408725
215 Woods Rd
Hoffman, Jeffrey
140 W. End Avenue
6771-00-249942
(101 Vac Farmland) New York NY 10023
6772-00-255084
(240 Rural Res)
Ianotti, Frank (87)
6672-11-582511
79 Lake Shore Dr. W.
Jackson, Helen
6771-00-599770
2365 County Rt 83
King, Richard and Virginia (2 listings)
6672-11-561540
Rd 1, Box 276G
Shore Drive W.
Red Hook NY 12571
Kreps, Marvin
(*You noted two grid numbers on the
paper; there was only one listing)
6671-00-939784
640 Hicks Hill Rd
Lappin, Patrick J.
6672-11-597598
38 Victor Dr.
E. Northport NY 11731
Lartrym Services, Inc.
6672-11-535735
Pasea
Rd. Town
P.O. Box 3149
Tortola BVI 0340
Page 2 of 4
EAF Appendix B
Name
Tax Parcel ID
Number
Address
Mattes, Raymond (25)
6672-11-590534
10 Spur Road
Redding CT 06896
McHugh, Frances and Anna (52)
-----------------------------------------*There was a listing for an Ann and
Margaret McHugh
.............
6672-11-541650
..................
129 Winnebago Rd
Yonkers NY 10710
McKay, Robert J. and Elizabeth G.
6672-11-610656
5 Stanwich Rd
Greenwich CT 06830
McQuade, John H.
6772-00-285218
22 Woods Drive
Mirto, Nicholas (86)
6871-00-360870
(& Vincenza)
6672-11-577501
(& Janina)
275 Ferris Rd
Mrowzinski, Edward and Catherine
6672-11-599586
12 Antoine Court
Huntington NY 11743
Murphy, James, A.
(*There were an additional 20 listings for
this name - this was the one with the grid
number you had written down on the back
page)
6673-00-995054
465 Carpenter Hill Rd
O’Reilly, Michael (32)
6872-11-598621
398 Bear Ridge Road
Pleasantville NY 10570
Box 304B
Pine Plains, NY 12567
Wilkinson, Robert C and Marc A.
Peaceable Kingdon
6772-00-476306
(110 Livestock)
6772-00-549345
(240 Rural Res)
6772-00-625068
(343 Vac Rur)
27 Jingle Lane
Bedford CT 10506
Pilla, Joseph and Donato Pozzuto
6672-00-702798
375 Woodward Hill Rd
Red Hook NY 12571
Page 3 of 4
EAF Appendix B
Name
Tax Parcel ID
Number
Address
Popp, Carl, J.
6673-00-330300
(323 Vac rural)
6673-00-441193
(323 Vac rural)
6673-00-554250
(105 Vac Fmland)
6673-00-514133
(322 Rur Res)
6673-00-705050
(240 Rur Res)
327 Mt. Ross Rd
Pugh, Frank, Jr.
6672-11-602709
P.O. Box 833
Santopadre, Mary T.
6672-11-602632
26 Arnold Boulevard
Poughkeepsie NY 12603
Tanawanda Rod & Gun
6771-00-208695
c/o R & L Fiorio
15-62 Murray St
Whitestone NY 11373
Travelco, Inc.
6672-00-927785
c/o Ray Fugazy
12th Floor
555 Madison Ave
New York NY 10022
Vito, Carole and Constantine
6673-00-742002
(311 Res vac ld)
6673-00-784082
(210 1 Fam Res)
8
Volz, Frank (96)
6672-15-584472
1537 13th St
W. Babylon NY 11704
Weinrach, Michael
6673-00-817015
780 Longhill Rd. W.
Briarcliff Manor 10510
Weinshank, Elaine (85)
RD 1
Box 277A
Red Hook, NY 12571
Page 4 of 4