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Carnwath- Grant Fund For GreystoneDUTCHESS COUNTY OPEN SPACE & AGRICULTURAL PROTECTION MATCHING GRANT FUND TOWN OF WAPPINGER FEE SIMPLE PURCHASE ACQUISITION OF THE GREYSTONE PROPERTY WHEELER HILL ROAD TOWN OF WAPPINGER DUTCHESS COUNTY, NEW YORK July 13th, 2000 PREPARED BY: PAGGI, MARTIN & DEL BENE LLP CONSULTING ENGINEERS & LAND SURVEYORS 56 MAIN STREET POUGHKEEPSIE, NEW YORK 12601 TABLE OF CONTENTS SECTION PAGE A. COVER SHEET ............................................ 1 B. PROJECT SUMMARY ...................................... 2 - 6 C. PRIMARY FUNDING SOURCE ............................. 7 D. MAPS AND VISUAL DOCUMENTATION .................... 8 E. PROJECT BUDGET, ................ , ..................... 9 F. DOCUMENTATION OF FUNDING AWARDS ................ 10 G. ENVIRONMENTAL ASSESSMENT FORM ................... 1 I H. STEWARDSHIP / MONITORING PLAN ..................... 12 J. LETTERS OF SUPPORT .................. . ............... 13 APPENDICES: 1. FULL ENVIRONMENTAL ASSESSMENT FORM, DATED MAY 4T'4,2000 2. ENVIRONMENTAL PROTECTION FUND 1999 ACQUISITION GRANT APPLICATION DATED AUGUST 9T", 1999 -TC- DUTCHESS COUNTY OPEN SPACE & AGRICULTURAL PROTECTION MATCHING GRANT FUND A. COVER SHEET • Title of Proposed Project: Purchase Acquisition of the Greystone Property by the Town of Wappinger • Category: Open Space • Location of Proposed Project: The Greystone Property is located on the south side of Wheeler Hill Road adjacent to the Hudson River in the Town of Wappinger, • Parcel Number and Acreage: 19-6057-03-487186; 99,6+ Acres • Name of Land Owner: Greystone Programs, Inc. (Current Owner) 24 Delavergne Avenue Wappingers Falls, New York 12590 • Municipality and Contact Person: Town of Wappinger Attention: Supervisor Constance O. Smith 20 Middlebush Road P.O. Box 324 Wappingers Falls, New York 12590 Telephone: (914) 297-2744 Fax: (914) 297-6 • Total Estimated Cost of Proposed Project: $2,085,300,00 (Purchase Only) • Amount and Source of Primary Funding: 1,397,150.00*; Town of Wappinger Serial Revenue Bonds • Amount of Matching Grant Requested: $688,150.00 • Signature of Land Owner: . 'Z , 14/ * The Town of Wappinger applied for a grant of $350,000 under the 1999 Environmental Protection Fund (EPF). Unfortunately, the project was not selected for funding. The Town has initiated another funding request for the 2000 EPF. Any funds realized from said Project would reduce the Town of Wappinger share accordingly, -1- B. PROSECT SUMMARY: *NOTE: The Environmental Assessment Form for the Purchase Acquisition of the Greystone Property as prepared by Matthew D. Rudikoff Associates, Inc., contains extensive text and visual material regarding the site and its surroundings. Said document is included herein as Appendix 1. For the purpose of brevity, only the following brief passages from said document are included under this project Summary: PROPOSED ACTION: "The proposed action consists of the purchase acquisition in fee simple of the Greystone Property by the Town of Wappinger. The Greystone Property consists of triangularly shaped parcel of approximately 99.6 acres with extensive rolling fields, Hudson River views, and historic buildings located on the westerly side of Wheeler Hill Road in the Town of Wappinger (Parcel ID 6057-03-487186). The property was developed in the mid -1800's by the Willis family as a residential estate, and later was converted in the early 1900's for religious uses. Since the early 1980's, the property has been owned and operated by Greystone Programs, Inc. as a residential care facility for developmentally disabled adults. Following the acquisition of Greystone by the Town, there are no immediate plans to change or expand the existing use of the property, except that the purchase will primarily provide for the conservation and preservation of the existing site resources, open space areas and historical buildings, and secure the opportunity for public use, including, but not limited to: placement ofadministrative offices; storage ofgovernment records and equipment; meeting space; publicly accessible passive and active open space and recreational resources; etc. Furthermore, the Greystone Property represents a significant opportunityfor the Town of Wappinger to acquire a crucial component of the Hudson River Valley Greenway and ensure the future protection and preservation of this unique, large parcel overlooking the Hudson River, particularly from the adverse impacts associated with its residential development if left in private ownership and control. " Existing Site Uses: "The subject property was developed in the mid -1800's by the Willis family as a residential estate, and later was converted in the early 1900's for religious uses. The property is currently in use by Greystone Programs, Inc., as a residential care facility for approximately 30 residents. The site contains several buildings, including a multi person residential structure with an attached former chapel (the Chapel/Dormitory Building), a 19`h Century mansion, a barn and other buildings used far administrative and site maintenance purposes. With the exception of the original residence (the Mansion) which is not in use, the site buildings are used for the operation and maintenance of the above - noted institutional residential care facility. Existing on-site recreation facilities include a ballfreld, swingset, outdoor swimming pool, basketball court, and fields for passive recreation. " -2- POTENTIAL SITE USES: "The primary purpose for acquiring the Greystone Property is to ensure its conservation and preservation, thereby preventing the residential development (and related adverse impacts) of this unique, large parcel overlooking the Hudson River, Generally, the Town expects to make the property accessible to the public forpassive open space and recreational purposes (it should be noted the property includes some existing provisions for persons with disabilities). " Historical: "Historically referred to as Carnwath Farms, the subject property is one of six estate parcels listed on the State and National Historic Register as part of the 1991 designation of the Wheeler Hill Historic District. The propertyfeatures a number ofbuildings representing various architectural styles from the 19`x' and 20`x' centuries. According to the National Register of Historic Places, the Italian Villa style brick residence at Carnwath Farms "best epitomizes the Romantic Period in the Wheeler Hill Historic District". The Carriage House Administration Building and a small brick storage building are considered as "contributing buildings", while the remaining site structures are considered "non-contributing". The property's designed landscapingfeatures including the stone pillars, winding drive, and randomly planted specimen trees are considered contributory features to the site's historical designation. The acquisition of the property by the Town will allow for the continued preservation of this historical Hudson Valley estate, No construction or renovation of any building is proposed by the Town at this time. Prior to any such action, the proposed activities will be evaluated and subject to additional environmental assessment " Significant Habitats: "An area of the Hudson River (west of the site and adjacent to MTA property) is designated by the New York State Department of Environmental Conservation (NYSDEC) as a Significant Coastal Fish and Wildlife Habitat. The designated area includes the New York Natural Heritage Program's Wappinger's CreekMouth (located north of the subject property) and extends along the shallows of the Hudson River, parallel to the subject property. The Wappinger's CreekMouth habitat has been designated as a protected area due to the presence ofsuch rare wildlife as osprey (during spring migrations) and plant species including grassleaf arrowhead, subulate arrowhead, kidney leaf mud plantain and Maryland bur -marigold. Also present are important spawning areas for anadromous fish including alewife, blueback herring, white perch, tomcod, and striped bass. Resident fish species include largemouth bass, bluegills, brown bullhead, and red -breasted sunfish. The area is also a productive feeding area for herons, waterfowl, and turtles. " -3- "The Town's purchase of the Greystone Property will have positive impacts on this habitat in that the property and its habitat resources will be protected and preserved in substantially their current state. Purchase of the property by the Town will prevent the potential adverse and irreversible impacts associated with the residential development of this unique, large estate parcel if left in private ownership and control; the potential environmental impacts associated with the residential development of the property could have significant adverse effects on the Hudson River and the designated Coastal Fish and Wildlife Habitat therein. " OPEN SPACE AND RECREATION: "The majority of the site includes expansive scenic views of the Hudson River, including substantial undeveloped acreage of unprotected open space land which has been privately held since the mid 1800's with no public access. The subjectproperty also includes passive hiking trails and open playing fields. " Greenway Connection and Future O ortunities: "A primary benefit of the proposed acquisition will be the preservation of a significant open space parcel, as well as the establishment of increased public access to scenic views of the Hudson River, and additional areas ofpassive and potentially active recreational resources. Given the open space, natural, and historic resources on the site, in combination with the property s focus on the Hudson River and its location in an area of Dutchess County with limited existing publicly accessible Hudson River viewpoints, the Greystone Property represents a crucial component of the Hudson River Valley Greenway. Immediate outdoor recreational uses would include potential picnic areas, access to trails along the Hudson River blufjline, and low -impact recreational activities such as sledding or cross-country skiing. Other outdoor recreational opportunity potentially include ballfields, basketball courts, and a swimming pool. Site buildings will provide future opportunities for indoor recreational use as well. However, the Town use of the facilities will not be possible during the ongoing lease period with Greystone Programs, Inc. However, once the facility is no longer leased, the indoor recreation areas could be made available for public uses as determined appropriate by the Town. " Recreation Opportunities for the Ph sicall Disabled: "Improvements made to the property to accommodate the current site use of a residential care facility provide unique future recreational opportunities for the Town's physically challenged citizens. While no ADA accessibility evaluation has been conducted, an existing gazebo overlooking the Hudson River is apparently accessible with no modifications required. Additional potential outdoor opportunities could be provided with the construction of boardwalks, or other suitable paths, along existing wooded site trails leading to other Hudson River overlooks. Future indoor recreational opportunities are significantly in place, as the Chapel/Dormitory Building includes wheelchair -accessible recreation and meeting areas and restroom facilities. Future Town uses of the property could provide additional passive recreation facilities which preserve and enhance the property's scenic and recreational value. Future indoor and outdoor opportunities, active recreation facilities and other uses of the site, and its existing facilities will be determined according to the Town's future needs, and upon further determination and study. " -4- "Acquisition of the subject property by the Town also prevent the possibility of a substantial residential subdivision (up to 45 single family homes) which would forego the opportunities noted above, while placing increased demand for such services on the Town. " Master Plan Consistent : "The Town of Wappinger's acquisition of the subject property will firmly satisfy the goals and recommendations set forth in the Town's 1988 Comprehensive Plan by preserving the site and existing historic buildings from future residential development. Furthermore, acquisition of the Greystone Property by the Town will "preserve environmentally significant features" and provide a significant open space/recreation resource. Steep slopes and ridgelines located parallel to the Hudson River will be preserved. Consistent with the Town's recommended Open Space Plan, purchase of the property will provide an opportunity to create open space corridors that will be established and preserved to provide visible access to the River. Future Town use of the property will provide "recreational activities that meet the needs of the Town residents ". The acquisition of the property will also provide appropriate locations for community facilities and recreation areas in anticipation of the Town's future governmental and recreational needs. " In addition, the project is in substantial compliance with the provisions of "Directions.— The Plan for Dutchess Coun ", particularly the following policies: Policy 1.5: Dutchess County supports efforts to maintain the visual distinctiveness of communities as a means of conveying a sense of cohesiveness and, consequently, reinforcing a sense of place. Policy 3.2: Dutchess County supports continuing work to maintain a regional distinctiveness in its use of land and natural resources. Policy 3.7: Dutchess County views the Hudson River and its shorelines as the centerpiece for activity among counties in the Mid -Hudson region and supports efforts to increase public access to the river and preserve its visual appeal. Policy 5.10: Dutchess County encourages local and regional involvement in all issues that affect the Hudson River, and advocates improved protection of the river's quality. Polic 5.20: Dutchess County advocates the preservation of the county's scenic resources and significant natural areas. -5- Policy 5.24: Dutchess County encourages the preservation of woodland "greenbelt" corridors through communities, especially along streams, floodplains, wetlands, and other sensitive areas, to provide recreational space, wildlife habitat natural buffers aquifer protection, Policy 7.11: Dutchess County encourages the provision of open space areas and greenbelt corridors as a fundamental land use that is carefully planned as part of the land use pattern. Policy 11.1: Dutchess County encourages the development and implementation of county and municipal recreation plans that include provisions for the systematic acquisition and development of park lands based on the growth and distribution ofpopulation. Policy 11.6: Dutchess County encourages the siting and design of recreational facilities in a manner that maximizes their accessibility to all income groups, the elderly, and the handicapped. Policy 11.7: Dutchess County encourages the development of recreational trail systems throughout the county. Policy 11.11: Dutchess County encourages the location ofnew recreational areas where they will also contribute to the preservation ofopen space, historic sites, or unique natural resources such as the Hudson River shorelands, streams and wetlands. Policy 11.12: Dutchess County encourages the location of recreational facilities in areas that promote public access to the county's significant inland water bodies and the Hudson River. Policy 11.22: Dutchess County encourages the preservation ofsignifrcantscenic resources, such as the Hudson Highlands, Stissing Mountain, the Hudson River Shorelands, and Tivoli Bays. Policy 12.1: Dutchess County encourages the preservation and adaptive reuse of historic properties. Policy 12.8: Dutchess County encourages driving and walking tours ofhistorie and cultural resources. Policy 14.22: Dutchess County supports the accessibility ofsites and buildings to all persons. C. PRIMARY SOURCE: • The Town of Wappinger applied for a grant of $350,000 under the 1999 Environmental Protection Fund (EPF) Acquisition Grant Program. Unfortunately, the project was not selected for funding. The Town has initiated another funding request for the 2000 EPF Program, Any funds realized from said Program would reduce the Town of Wappinger share accordingly. A complete copy of the August 9`h, 1999 EPF Acquisition Grant Program Application is included herein as Appendix 2. • It is anticipated that funding for the fee simple purchase acquisition of the Greystone Property will be accomplished via issuance of Town of Wappinger serial revenue bonds. -7- D. MAPS AND VISUAL DOCUMENTATION: The following maps and visual documentation are included under the referenced Appendices herein: Appendix]: Full Environmental Assessment Farm: • Site Vocation Map ................ . ......... Figure A.1-1 • Publicly Accessible Hudson River Viewpoints .... Figure A,1-2 • Soils Map ................... . ............. Figure A.3-1 • Wheeler Hill Historic District ....... . .......... Figure A.6-1 • Significant Coastal Fish & Wildlife Habitat... , ... Figure A.11-1 • Scenic View Sheds.. ....................... Figure A.13-1 • Site Photographs ........... . ................ Figure A.13-3 thru A,13-6 • NYSDEC Wetlands Map . . .................... Figure A,15-1 • National Wetlands Inventory Map ............... Figure A.15-2 • 100 Year Floodplain Map ..................... Figure A,15-3 • Zoning Map ..... . .......................... Figure C.2-1 • i Survey Map ................................ Appendix D Appendix 2: EPF1999Acquisition GrantAp,Plication: • 3" x 5" Photographs of Existing Structures........ C-1 thru C-9 • USGS Topographic Map ............. . . . ...... D-1 -g- E. PROJECT BUDGET: • The appraised value of the property is $2,200,000.00, A copy of the certified appraisal performed by McGrath, Basciani and Associates, Inc. is included herein under Section "F" of Appendix 2 (EPF 1999 Acquisition Grant Program Application). • The following is the total estimate of costs for the Greystone purchase: ■ Land .................. $ 1,200,000.00 • Buildings .... $ 900,000.00 Purchase Price $ 2,000,000,00 • Phase I Environmental .... $ 3,500.00 • SEQRA................ $ 10,000.00 • Title/Recording ......... $ 7,200.00 • Legal ................. $ 5,500.00 • Engineering/Surveying.... $ 3,800.00 ■ Appraisal ............... $ 2,500.00 • Bond Advisor ........... $ 10,000.00 Bond Counsel ........... $ 9,000.00 ■ Architecture ............. $ 22,800.00 ■ Moody's................ $ 6,000.00 • Miscellaneous ........... $ 5,000.00 TOTAL S 2,085,300.00 • The yearly operating budget as prepared by the Wappinger Town Recreation Department is estimated to be $185,700.00. R DOCUMENTATION OF FUNDING AWARDS: The Town of Wappinger applied for a grant of $350,000.00 under the 1999 Environmental Protection Fund (EPF), Unfortunately, the Project was not selected for funding. The Town has initiated another funding request of $350,000,00 for the 2000 EPF. Any funds realized from said Program would reduce the Town of Wappinger share accordingly. A copy of the 2000 EPF Acquisition Grant Program Application is included herein as Appendix 2. -10- G. ENVIRONMENTAL ASSESSMENT FORM: A Full Environmental Assessment Form (EAF) for the Purchase Acquisition of the Greystone Property as prepared by Matthew D. Rudikoff Associates, Inc. and dated May 4'h, 2000 is included herein in Appendix 1, -11- H. STEWARDSHIP 1 MONITORING PLAN: • The Town of Wappinger will own, operate and maintain the Greystone Property, insuring public access to the last large, undeveloped Town parcel with unobstructed Hudson River views. • The yearly operating budget as prepared by the Wappinger Town Recreation Department is estimated to be $185,700.00, -12- LETTERS OF SUPPORT; While the opportunity for public comment on the proposed purchase has only recently begun (the first Town Board informational meeting was held on June 26h, 2000), the initial reaction from both the public and the Town's elected officials appears to be very positive. Additionally, the Poughkeepsie Journal editorial on the following page indicates their enthusiastic support for the project. - 13 - HERE SHALL THE PRESS THE PEOPLE'S RIGHT MAINTAIN EDITORML BOARD Richard K. Wager, publisher Margaretta A. Downey, executive editor Dolores Pinto, human resources director John Penney, editorial page editor James David Audlin, assistant editorial page editor jpenney@poughkee.gannett.com QA MONDAY, JULY 3, 2000 EDITORIALS Three cheers T o Town of Wappinger residents, for coming together to save 99 acres of land near the Hudson River. This once -private land owned by the Grey- stone Program Inc. will be easily converted into a park for all to enjoy. The psychiatric hospital has erected only a few buildings on the parcel over the years. . Recently, the town board authorized Supervisor Con- stance Smith to begin negotiations with Greystone for an estimated $2.3 million. It's impressive that town taxpay- ers authorized negotiations, realizing the importance of land preservation — even though Wappinger will lose some tax revenues. As Dutchess County continues to recover from a severe economic setback about a decade ago, balance must be maintained between. development and land preservation. Open space generates numerous positive attributes for a community. It provides a home for wildlife, helps maintain an ecological balance and a healthy environment for citizens. FULL ENVIRONMENTAL ASSESSMENT FORM Town of Wappinger Town Board Purchase Acquisition of Greystone Property Wheeler Hill Road, Town of Wappinger MAY 4, 2000 Prepared by: MATTHEW D. RUDIKOFF ASSOCIATES, INC, 7-11 Beekman Street, PO Box 271 Beacon, New York, 12508 phone (914) 831-1182 fax (914) 831-2696 JAY P*6I FULL ENVIRONMENTAL ASSESSMENT FORM Town of Wappinger Town Board Purchase Acquisition of Greystone Property Wheeler Hill Road, Town of Wappinger MAY 412000 Revised May 22, 2000 Pftp bC L1VW6- EAF INTRODUCTION USE OF THIS EAF PURCHASE ACQUISITION OF GREYSTONE PROPERTY WHEELER HILL ROAD, TOWN OF WAPPINGER, DUTCHESS COUNTY, NEW YORK PROPOSED ACTION The proposed action consists of the purchase acquisition in fee simple of the Greystone Property by the Town of Wappinger. The Greystone Property consists of a triangularly shaped parcel of approximately 99.6 acres with extensive rolling fields, Hudson River views, and historic buildings located on the westerly side of Wheeler Hill Road in the Town of Wappinger (Parcel ID 6057-03-487186, Refer to Figure A.1-1, Site Location Map). The property was developed in the mid -1800's by the Willis family as a residential estate, and later was converted in the early 1900's for religious uses. Since the early 1980's, the property has been owned and operated by Greystone Programs, Inc. as a residential care facility for developmentally disabled adults. Following the acquisition of Greystone by the Town, there are no immediate plans to change or expand the existing use of the property, except that the purchase will primarily provide for the conservation and preservation of the existing site resources, open space areas and historical buildings, and secure the opportunity for public access to such. Town acquisition will also provide additional resources and building space for potential Town use, including, but not necessarily limited to: placement of administrative offices; storage of government records and equipment; meeting space; publically accessible passive and active open space and recreational resources; etc. Furthermore, the Greystone Property represents a significant opportunity for the Town of Wappinger to acquire a crucial component of the Hudson River Valley Greenway (refer to Figure A.1-2, Publicly Accessible f Hudson River Viewpoints) and ensure the future protection and preservation of this unique, large parcel overlooking the Hudson River, particularly from the adverse impacts associated with its residential development if left in private ownership and control. The Town's purchase contract allows for continued use of the site by its current owner, Greystone Programs, Inc., for up to 24 months. The cessation of future operations and provisions of services offered on the site by Greystone Programs Inc. is not considered herein, as the current residents will be transferred to similar facilities owned and operated by Greystone Programs, Inc. EAF METHODOLOGY The proposed action consists of a property acquisition by the Town of Wappinger, as contrasted to a construction or development project on a specific site. No construction or change in land use is proposed or planned at this time. Accordingly, many of the questions on the State Environmental Quality Review (SEQR) Full Environmental Assessment Form (EAF) are inapplicable. Therefore, where the questions on the forms do not pertain, the response indicates that the question does not apply ("NIA"). Attachments have been provided to respond to key questions and sections on the EAF forms to properly explain the nature of the proposed action and to describe the specific details and issues associated with the implementation of the proposed Town of Wappinger acquisition action. Following acquisition of the Greystone Property, any applicable change in the intensity or type of use, or any alteration/modification of existing site resources, open spaces or historic buildings, will be required to be evaluated pursuant to SEQR 6 NYCRR Part 617. Town of Wappinger /Acquisition of Greystone Property/EAF I TW00100 /May 4, 2000 TABLE OF CONTENTS USE OF THIS RAF ................................................... i TABLE OF CONTENTS ..................................................... LIST OF TABLES AND FIGURES ........................................ . ....iii EAF PART 1, Project Information ............................................... 1 RAF PART 2, Project Impacts and Their Magnitude ............................... 6 ATTACHMENT DESCRIPTION OF ACTION .................................. 12 PROPOSED ACTION .................................................. 12 SITE DESCRIPTION..................................................15 ATTACHMENT A.3, PREDOMINANT SOILS .................................. 18 ATTACHMENT A.6, HISTORIC AND ARCHAEOLOGICAL RESOURCES ........ 21 ATTACHMENT A. NATURAL RESOURCES ................................ 24 ATTACHMENT A.13, OPEN SPACE AND RECREATION ........................ 27 ATTACHMENT A.15, WATER RELATED RESOURCES ......................... 34 ATTACHMENT B.13, EXISTING SEWAGE DISPOSAL FACILITIES ............. 38 ATTACHMENT B.14, EXISTING STORMWATER FACILITIES .................. 39 ATTACHMENT B.16, EXISTING SOLID WASTE ............................... 40 ATTACHMENT B.21, EXISTING SITE UTILITIES ............................. 41 ATTACHMENT B.22, EXISTING WATER SUPPLY FACILITIES ................. 43 ATTACHMENT B.24, FUNDING SOURCES .................................... 44 ATTACHMENT C.1, ZONING ................................................ 45 ATTACHMENT C.11, COMMUNITY SERVICES ............................... 48 ATTACHMENT C.12, TRAFFIC ASSESSMENT ................................ 51 Town of Wappinger/Acquisition of Greystone Property/EAFI rwowoo /May 4, 2000 H TABLES AND FIGURES TABLES TABLE A.3-1, Predominant Soils Properties .......... Greystone Property ................." ' 20 TABLE A.6-1, Gre y p rty Site Buildings ................... . 21 TABLE C11-1, Town General Fund - Tax Rate Impact .... , . , . TABLE C.11-2, Bonded Indebtedness Principal .......... . . .......... ' ' ' ' ' ' ' ' • • .. 49 FIGURES FIGURE A.1-1, Site Location Map ............................................. 13 FIGURE A.1-2, Publicly Accessible Hudson River Viewpoints ............... FIGURE A.3-1, Soils Map ................. . ... . FIGURE A.6-1, Wheeler Hill Historic District ........................... I ........ 22 FIGURE A.11-1, Significant Coastal Fish and Wildlife Habitat ........... ...........26 FIGURE A13-1, Scenic Viewsheds............................................. 28 FIGURE A13-2, Site Photographs .............................................. 29 r FIGURE A.13-3, Site Photographs . 30 FIGURE A.13-4, Site Photographs .............................................. 31 FIGURE A.13-5, Site Photographs .............................................. 32 FIGURE A.13-6, Site Photographs ........................ . .................... 33 FIGURE A.15-1, NYSDEC Wetlands .... _ .. , , . 35 FIGURE A.15-2, NWI Wetlands ............................................... 36 FIGURE A.15-3, 100 -Year Floodplain .................................... ...... 37 FIGURE C.2-1, Zoning Map ......................................... APPENDICES APPENDIX A- Summary Pages of Phase I Environmental Site Assessment APPENDIX B- Soils APPENDIX C- Correspondence APPENDIX D -Survey i Town of Wappinger /Acquisition of Greystone Property /EAF /TW00100 / May 4, 2000 1ir ENVIRONMENTAL ASSESSMENT FORM EAF PART I PROJECT INFORMATION Town of Wappinger Purchase Acquisition of Greystone Property Wheeler Hill Road 14-16-2 (9195)-7c SEQR 617.20 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 unmeasurable. It Is also understood that those who determine significance may have little or no formal knowledge of the environment or may 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 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 dates, 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: ■ Part 1 ■ Part 2 ❑ 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. D 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 Purchase Acquisition of Greystone Property Name of Action Town of Wappinger Town Board Name of Lead Agency Constance O. Smith Supervisor Print or Type Name of Responsible Officer In Lead Agency Title of Responsible Officer Signature of Responsible Officer in Lead Agency Signature of Preparer (If different from responsible officer) May 4, 2000 Date Town of Wappinger/Acquisition of Greystone Property /EAF/TW00100/May 4, 2000 Page I PART 9 - 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 and 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, NAMF OF ACTION Purchase Acquisition of Greystone Property LOCATION OF ACTION (Include Streel Address, Municipall(yand County) Wheeler hill Road, Town of Wappinger; Dutchess County NAME OF APPLICANTISPONSOR BUSINESS TELEPHONE Town of Wappinger Town Board (914) 297-2744 ADDRESS P.O. Box 324, 20 Middlebush Road CITYIPO STATE 1 ZIP CODE Wappingers Falls New York 12590 NAME OF OWNER (If different) BUSINESS TELEPHONE Greystone Programs, Inc (formerly known as Greystone House, Inc.) (914) 297-9127 acres ADDRESS 24 Delavergne Avenue CITYlPO STATE ZIP CODE Wappingers Falls New York 12590 DESCRIPTION OF ACTION Fee simple purchase acquisition of the Greystone Property by the Town of Wappincier. Refer to Attachment Description of Action emase complete tacn wuestlon - indicate WA. it not applicable A. Site Description Refer to Attachment Description of Action. Physical setting of overall project, both developed and undeveloped areas. 1. Present land use: ❑ Urban ❑ Industrial ❑ Commercial ❑ Residential (suburban) ❑ Rural (non-farm) ■ Forest ❑ Agriculture ■ Other Institutional (Refer to Attachment Description of Action) 2. Total acreage of project area: 99.6 acres. APPROXIMATE ACREAGE No changes proposed PRESENTLY AFTER COMPLETION Meadow or Brushland (Non-agricultural) 0 acres 0 acres Forested 29 acres 29 acres Agricultural (includes orchards, pasture, etc.) 0 acres 0 acres Wetiand 2 acres 2 acres Water. Surface Area 0 acres 0 acres Unvegetated (rock, earth or fill) 0 acres 0 acres Roads, buildings and other paved surfaces 1.5 acres 1.5 acres Other (indicate type) Landscaping 5 acres 5 acres Lawnsimaintained fields 62.1 acres 62.1 acres 3. What is predominant soil type(s) on project site? Refer to Attachment A.3, Predominant Solis. a. Soil drainage: ■ Well drained 100 % of site ❑ Moderately well drained of site _% ❑ Poorly drained % 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? 7 acres. (See 1 NYCRR 370). Town of Wappinger /Acquisition OfGreystone Property /EAF / TW00100 /May 4, 2000 Page 2 4. Are there bedrock outcroppings on project site? ❑ Yes ■ No None observed during site visit on 2/17/2000. a. What is depth to bedrock? more than 5 (in feet) Refer to Attachment A.3 Predominant Soils. 5. Approximate percentage of proposed project site with slopes: ■ 0-10: 20% ■ 10-15: 30% ■ 15% or greater: 50% 6. Is project substantially contiguous to, or contain a building, site, or district, listed on the State or the National Registers of Historic Places? ■ Yes ❑ No Refer to Attachment A.6, Historic and Archaeological Resources. 7. Is project substantially contiguous to a site listed on the Register of National Natural Landmarks? ❑ Yes ■ No 8. What is the depth of the water table? February through April 1.5 to 2 feet and Greater than 6 feet (in feet), Refer to Attachment A.3, Predominant Soils. 9. Is site located over a primary, principal, or sole source aquifer? ❑ Yes ■ No 10. Do hunting, fishing or shell fishing opportunities presently exist in the project area? ■ Yes ❑ No Hudson River adjacent to site. 11. Does project site contain any species of plant or animal life that is identified as threatened or endangered? ❑ Yes ■ No According to Refer to Attachment A.11, Natural Resources. Identify each species NIA 12. Are there any unique or unusual land forms on the project site? (i.e., cliffs, dunes, other geological formations)? ■ Yes ❑ No Describe Overlooks to the Hudson River which will be preserved. 13. Is the project site presently used by the community or neighborhood as an open space or recreation area? ❑ Yes ■ No If yes, explain. Refer to Attachment A.13, Open Space and Recreation 14. Does the present site include scenic views known to be important to the community? ■ Yes ❑ No Hudson River views not currently accessible_to_the public 15. Streams within or contiguous to project area: Refer to Attachment A.15, Water Related Resources. a. Name of Stream and name of River to which it is tributary Hudson River. 16. Lakes, ponds, wetland areas within or contiguous to project area: a. Name Unnamed on-site wetlands. b, Size (in acres) Approximately 2 acres. Refer to Attachment A.15, Water Related Resources. 17. Is the site served by existing public utilities? ■Yes ❑ No a. If Yes, does sufficient capacity exist to allow connection? EYes ❑ No Existing connection b. If Yes, will improvements be necessary to allow connection? ❑ Yes ■ No 18. Is the site located in an agricultural district certified pursuant to Agriculture and Markets Law, Article 25 -AA, Section 303 and 304? ❑ Yes ■ No 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 IN No According to Dutchess County Planning Department. 20. Has the site ever been used for the disposal of solid or hazardous wastes? ❑ Yes ■ No B. Project Description Refer to Attachment Description of Action. 1. Physical dimensions and scale of project (fill in dimensions as appropriate): a. Total contiguous acreage owned or controlled by project sponsor 99.6 acres. b. Project acreage to be developed: NIA acres initially; NIA acres ultimately. c. Project acreage to remain undeveloped NIA acres. No construction proposed d. Length of project, in miles: NIA (If appropriate). e. If the project is an expansion, indicate percent of expansion proposed NIA. f. Number of off-street parking spaces existing 60 ; proposed No change. g. Maximum vehicular trips generated per hour Refer to Attachment C.12, Traffic Assessment h. If residential, number and type of housing units: Existing 30 Residents One Family Two Family Multiple Family Condominium Institutional Initially NIA NIA NIA NIA Existing Res Care Units Ultimately NIA NIA NIA NIA No Change I, Dimensions (in feet) of largest proposed structure NIA height; NIA width; N1A length. j. Linear feet of frontage along a public thoroughfare project will occupy is? 1,920 ft. Town of Wappinger / Acquisition of Greystone Property / EAF / TW00100 / May 4, 2000 Page 3 2. How much natural material (i.e., rock, earth, etc.) will be removed from the site? 0 tons/cubic yards No Construction Proposed 3. Will disturbed areas be reclaimed? ❑ Yes ❑ No ■ N/A a. If yes, for what intended purpose is the site being reclaimed? NIA b. Will topsoil be stockpiled for reclamation? ❑ Yes ❑ No ■ N/A c. Will upper subsoil be stockpiled for reclamation? ❑ Yes ❑ No ■ NIA 4. How many acres of vegetation (trees, shrubs, ground covers) will be removed from the site? None. 5. Will any mature forest (over 100 years old) or other locally -important vegetation be removed by this project? ❑ Yes ■ No 6. If single phase project: anticipated period of construction NIA months (including demolition). 7. if multi -phased: NIA. a. Total number of phases anticipated NIA (number). b. Anticipated date of commencement phase 1 NIA month N/A year (including demolition). c. Approximate completion date of final phase NIA month NIA year. d. Is phase 1 functionally dependent on subsequent phases? ❑ Yes ❑ No 8. Will blasting occur during construction? ❑ Yes ❑ No ■ WA 9. Number of jobs generated: during construction NIA after project is complete NIA. 10. Number of jobs eliminated by this project 0 . 11. Will project require relocation of any projects or facilities? ❑ Yes ■ No If yes, explain Town's Purchase Contract with owner provides for its continued use of the site for up to 24 months Use beyond this eriod is undetermined at this time. 12, Is surface liquid waste disposal involved? ❑ Yes ■ No a. If yes, indicate type of waste (sewage, industrial, etc.) and amount NIA b. Name of water body into which effluent will be discharged NIA 13. Is subsurface liquid waste disposal involved? ❑ Yes ■ No Type Existin Septic-, Refer to Attachment B.13 Existing Sewage Disposal Facilities. 14. Will surface area of an existing water body increase or decrease by proposal? ❑ Yes ■ No Refer to Attachment B.14 Existinci Stormwater Facilities. 15. Is project or any portion of project located in a 100 year flood plain? ❑Yes ■ No Refer to Attachment A.15, Water Related Resources 16. Will the project generate solid waste? ❑ Yes ■ No Refer to Attachment B.16 Existing Solid Waste a. If yes, what is the amount per month NIA tons. b. If yes, will an existing solid waste facility be used? ❑ Yes © No NIA c. If yes, give name NIA ; location NIA . d. Will any wastes not go into a sewage disposal system or into a sanitary landfill? ❑Yes ❑ No NIA e. If yes, explain. NIA 17. Will the project involve the disposal of solid waste? ❑ Yes ■ No a. If yes, what is the anticipated rate of disposal? NIA tons/month. b. If yes, what is the anticipated site life: NIA years. 18. Will project use herbicides or pesticides? ❑ Yes ■ No 19. Will project routinely produce odors (more than one hour per day)? ❑ Yes ■ No 20. Will project produce operating noise exceeding the local ambient noise levels? ❑ Yes ■ No 21. Will project result in an increase in energy use? ❑ Yes ■ No If yes, indicate type(s): Refer to Attachment B.21 Existing Site Utilities. 22. If water supply is from wells, indicate pumping capacity 38 gallons/minute, Refer to Attachment B.22, Existing Water Supply Facilities. 23. Total anticipated water usage per day Refer to Attachment B.22, Existing Water Supply Facilities. gallons/day. 24. Does project involve local, State or Federal funding? ■ Yes ❑ No If yes, explain Refer to Attachment B.24, Funding Sources. Town of Wappinger /Acquisition of Greystone Property / EAF / TW00100 / May 4, 2000 page 4 25. Approvals Required: Type Submittal Date G4y, Town, Village Board ■ Yes ❑ No Purchase/Bonding City, Town, Village Planning Board ❑ Yes ■ No l City, Town, Village Zoning Board ❑ Yes ■ No City, County Health Department ❑ Yes ■ No Other Local Agencies ❑ Yes ■ No Other Regional Agencies ❑ Yes ■ No State Agencies ❑ Yes ■ No Federal Agencies ❑ Yes ■ No C. Zoning and Planning Information 1. Does proposed action involve a planning or zoning decision? ❑ Yes ■ No Refer to Attachment C.1, Zoning If yes, indicate decision required: NIA ❑ zoning amendment ❑ zoning variance ❑ special use permit ❑ subdivision ❑ site plan ❑ new/revision of master plan ❑ resource management plan ❑ other 2. What is the zoning classification (s) of the site? R-80 One -Family _Residence District: Refer to Attachment C.1, Zoning. 3. What is the maximum potential development of the site if developed as permitted by the present zoning? 43 to 46 slinale-family residential lots. 4. What is the proposed zoning of the site? No Change. 5. What is the maximum potential development of the site if developed as permitted by the proposed zoning? NIA. 6. Is the proposed action consistent with the recommended uses in adopted local land use plans? ■ Yes ❑ No Refer to Attachment CA, Zoninq 7. What are the predominant land use(s) and zoning classifications within a 114 mile radius of proposed action? R-80. R-40, R-20, One -Family Residential, Utility Uses, Railroad River, 8. Is the proposed action compatible with adjoining/surrounding land uses within a 1/4 mile? ■ Yes ❑ No Refer to Attachment Description of Action 9. If the proposed action is the subdivision of land, how many lots are proposed? NIA. i.. a. What is the minimum lot size proposed? NIA. 10. Will proposed action require any authorization(s) for the formation of sewer or water districts? ❑ Yes ■ No 11. Will the proposed action create a demand for any community provided services (recreation, education, police, fire protection)? ■ Yes ❑ No Refer to Attachment C.11, Community Services 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 ■ No a. If yes, is the existing road network adequate to handle the additional traffic? ■ Yes ❑ No Refer to Attachment CA 2. Traffic Assessment 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 Constance O. Smith Date Signature Title Supervisor, Town of Wappinger If the action is in the Coastal Area, and you are a state agency, complete the Coastal Assessment Form before proceeding with the assessment. Toivn of WappingerlAcquisiiiou ofGreysroneProperty 1 AF1TW00I001May 4, 2000 Page 5 FULL ENVIRONMENTAL ASSESSMENT FORM EAF PART 2 PROJECT IMPACTS AND THEIR MAGNITUDE Town of Wappinger Purchase Acquisition of Greystone Property Wheeler Hill Road 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 2 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) a, Answer each of the 20 questions in PART 2. Answer Yes if there will be any impact. b. Maybe answers should be considered as Yes answers, c, 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 1. d. 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. e. If reviewer has doubt about size of the impact then consider the impact as potentially large and proceed to PART 3. f 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? Examples that would apply to column 2 ONO ❑ YES • Any construction on slopes of 15% or greater, (15 foot rise per 100 foot of length), or where 1 Small to Moderate Impact z Potential Large Impact 3 Can Impact Be Mitigated By Project Change ❑ ❑ ❑ Yes ❑ NO the general slopes in the project area exceed 10%, • Construction on land where the depth to the water table is less than 3 feet. .....................................................................................................................................................................................................................1...1...1....1. ❑ ❑ ❑ Yes ❑ No • Construction of paved parking area for 1,000 or more vehicles. ❑ ❑ ❑ Yes ❑ No • Construction on land where bedrock is exposed or generally within 3 feet of existing ground ❑ ❑ ❑ Yes ❑ No surface, .................................................................................................................................................................................................................................... • Construction that will continue for more than 1 year or involve more than one phase or stage. .................................................................................................................................................................................................................................... ❑ ❑ ❑ Yes ❑ No • Excavation for mining purposes that would remove more than 1,000 tons of natural material ❑ ❑ ❑ Yes ❑ No (i.e., rock or soil) per year. • Construction or expansion of a sanitary landfill. .............................................................................................................................................................................................................................. ❑ ❑ ❑ Yes ❑ No • Construction in a designated floodway. ...................................................................................................................................................................................................................................I ❑ ❑ ❑ Yes ❑ No • Other impacts ❑ ❑ ❑ Yes ❑ No 2. Will there be an effect to any unique or unusual land forms found on the site? (i.e., cliffs, ❑ ■ ❑ Yes :]No dunes, geological formations, etc.) ❑ NO ■ YES BENEFIT • Specific land forms; Overlooks to the Hudson River will be preserved and open for public access. Large, undeveloped parcel will be preserved. Town of Wappinger /Acquisition of Greystone Property /,EAF/TW00I00 /May 4, 2000 Pag IMPACT ON WATER 1 2 s 3. Will proposed action affect any water body designated as protected? (Under Articles 15, 24, Small to Moderate Potential Large Can Impact 8e Mitigated 25 of the Environmental Conservation Law, ECL) Impact Impact By Project Examples that would apply to column 2 :2 NO ■ YES ❑ Yes ❑ NO Change ............................ ....................... I....................................................................................... • Developable area of site contains a protected water body. ❑ ❑ ❑ Yes ❑ NO ................. ...................... I ............ ..... .................................................................................................. • Dredging more than 100 cubic yards of material from channel of a protected stream. ❑ ❑ ❑ Yes LINO ...........I ...... ................................................. I ....... I ............... .. • Extension of utility distribution facilities through a protected water body. ❑ ❑ ❑ Yes LINO ...................................................................................................................................................................................................................................... • Construction in a designated freshwater or tidal wetland. ❑ ❑ ❑ Yes LINO .............. .... ..................................... ........ .......................................................................... .................. • Other impacts: Large, undeveloped parcel will be preserved, preventing its residential . ❑ ■ ❑ Yes ❑ No development and potential adverse stormwater impacts to the Hudson River. ❑ BENEFIT ❑ NO ............ 4. Will proposed action affect any non -protected existing or new body of water? ❑ ❑ ❑ Yes Examples that would apply to column 2 ■ NO ❑ YES .............................................................. ........................ ..................................................................................................................................................................................................................................... • Proposed Action will adversely affect groundwater, ❑ ❑ A 10% increase or decrease in the surface area of any body of water or more than a 10 acre ❑ ❑ ❑ Yes ❑ NO increase or decrease. ❑ Yes ❑ NO inadequate capacity, ............................................................................................................ . .................................................................... • Construction of a body of water that exceeds 10 acres of surface area. ❑ 1J ❑ Yes ❑ NO ...... ..............................I....................... . • Other impacts- ❑ ❑ ❑ Yes ❑ No 5. Will Proposed Action affect surface or groundwater quality or quantity? Examples that would apply to column 2 ❑ NO ■ YES ...................................................................................................................................................................................................................................., • Proposed Action will require a discharge permit. ❑ ❑ ❑ Yes ❑ NO .................................................................................................................................................................................................................................... • Proposed Action requires use of a source of water that does not have approval to serve ❑ ❑ ❑ Yes ❑ NO proposed (project) action. ................................................................................................ • Proposed Action requires water supply from wells with greater than 45 gallons per minute ❑ ❑ ❑ Yes ❑ NO pumping capacity. ....................................................................................................... • Construction or operation causing any contamination of a water supply system, ❑ ❑ ❑ Yes ❑ NO ................................................................................................... . • Construction or operation causing any contamination of a water supply system. ❑ ❑ ❑ Yes ❑ N4 ..................................................................................................................................................................................................................................... • Proposed Action will adversely affect groundwater, ❑ ❑ ❑ Yes ❑ NO ......................................................................................................... • Liquid effluent will be conveyed off the site to facilities which presently do not exist or have ❑ ❑ ❑ Yes ❑ NO inadequate capacity, ............................................................................................................ . • Proposed Action would use water in excess of 20,000 gallons per day. ❑ ❑ ❑ Yes I .... ... I .............. ❑ NO I...... .................................................................................................................................................................................................... • Proposed Action will likely cause siltation or other discharge into an existing body of water to ❑ ❑ ❑ Yes ❑ NO the extent that there will be an obvious visual contrast to natural conditions. ....................................................................... ........................................................................................................................................................... • Proposed Action will require the storage of petroleum or chemical products greaterthan 1,100 ❑ ❑ ❑ Yes ❑ Nc gallons, ............................................................................................................... . • Proposed Action will allow residential uses in areas without water and/or sewer services. ❑ ❑ ❑ Yes ❑ NG ................................................................................................................................ . • Proposed Action locates commercial and/or industrial uses which may require new or ❑ ❑ ❑ Yes ❑ Nc expansion of existing waste treatment and/or storage facilities. ......................................... I............................... ......................................................... • Other imp.... acts :Lar a undeveloped parcel will be reserved reventing its residential ❑ ■ IJ Yes ❑ Nc development and potential adverse surface and groundwater impacts thereon. BENEFIT Town ofWappinger/Acquisition of Greystone Properiy/EAF/TW00100/May4, 2000 Pa, 2 6. Will proposed action alter drainage flow or patterns, or surface water runoff? Small to Potential 3 Can impact Be Moderate Large Mitigated Examples that would apply to column 2 0 NO ❑ YES Impact Impact By Project Change ................................................. .......................................................................................................... • Proposed Action would change flood water flows. ..................................................................... ❑ ❑ .......................... ❑Yes ❑ No ............................................................................ ❑ ❑ ❑ Yes NO Proposed Action may cause substantial erosion. ................................................... ......... .................................................................... ..........................❑ Proposed Action is incompatible with existing drainage patterns. ................... ❑ .............. ❑Ye5 ❑ NO ..................................................................................................................... Proposed Action will allow development in a designated floodway, ............................................I............. ❑ ❑ ❑ Yes ❑ No ..................................................... ❑ ❑ ❑YeS NO • Other impacts: IMPACT ON AIR 7, Will proposed n affect ir quality? 0 NO ❑ YES t.i. o... Examples that would apply to column 2 .................... ..a. • Proposed Action w!It induce 1,000 or more vehicle trips in any given hour. .............................. ❑ ❑ ❑ Yes No ........................................... ................................................................................................................ • Proposed Action w!I! result in the incineration of more than 1 ton of refuse per hour, ❑ ❑ ❑Ye5 NO ..a.c..I'.................................................................................... • Emission rate of total contaminants will exceed 5 lbs. per hour or a heat source producing ❑ ❑ ❑ Yes No more than 10 million BTUs per hour. .......................................................................... .. ... ................................................... in the amount of land committed to industrial use. ❑ ❑ ❑ NO YeS • Pro used action will allow an increase .... ............. . ............................... ............................................................................................................................................. • Proposed action will allow an increase in the density of industrial development within existing ❑ ❑ ❑ Yes ❑ NO industrial use..................... ............................... ................................................. ❑ ❑ ❑Yes NO • Other impacts: 1.. IMPACT ON PLANTS AND ANIMALS l Proposed Action affect any threatened or endangered species? ❑ NO ■ YES mples that would apply to column 2 .............................••.•.••••• ••••••••••••• •••.......•• ...................... g listed the New York or Federal list, using the site, over or ❑ ❑ ❑YES N[ duction of one or more species on ar site or found on the site.1. ..................• ..... •�••••...••"•••••"•••• .....................Yes or srgmficant wildlife habitat. ❑ ❑.................................................................................................................................................................................plication Nc moval of any portion of a critical F of pesticide or herbicide morethan twice a year, other than for agricultural ❑ ❑ ❑YeS NI rposes. ...................•.............................I_................................................................... .........................her impacts: Large, undeveloped arcel will be preserved substantially in its current ❑ ❑YeS❑ N SE•FI7 ate....................................................................... .ill Proposed Action substantially affect non -threatened or non -endangered pNOs U YES Examples that would apply to column 2 .................... ......I......I.. .I.......• ••••••• •••••• ........................................................................................................ • Proposed Action would substantially interfere with any resident or migratory fish, shellfish, or ❑ ❑ ❑ Yes ❑ wildlife species............................................................................. ....................... • Proposed Action requires the .... re.moval . .of more than 10 acres of mature forest (over 100 years ................................................................... ❑ ❑ ❑ Yes r of age) or other locally important vegetation. Town of Wappinger /Acquisition of Greystone Property /EAF/TW06100 /May 4, 2000 1 2 3 ON AGRICULTURAL LAND RESOURCES small to Potential Can Impact Be the Proposed Action affect agricultural land resources? Moderate Large Mitigated ❑ NO ■ YES Impact Impact By Project Change mples that would appiy to column 2 ........................................... ...................... oposed action would sever, cross, or limit access to agricultural land (includes cropland, ❑ ❑ ❑ Yes No FMPACT lds, pasture, vineyard, orchard, etc,) ...................................................................... ..........................................................................................................................p p gruction activity would excavate or com act the soil rofile of a ricultural land, ❑ ❑ Yes N0 .............................................................................................................................roposed action would irreversibly convert more than 10 acres of agricultural land or, if ❑ ❑ ❑ Yes ❑ NO din an Agricultural District, more than 2.5 acres of agricultural land. ..... ............................................................................................................................................................................... • The proposed action would disrupt or prevent installation of agricultural land management ❑ ❑ ❑ Yes Ll No 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: Althou h not active) used as a ricultural lands ro osed action would ❑ ❑ Yes ❑ No reserve 7 acres of prime agricultural soils from residential develo ment. BENEFIT IMPACT ON AESTHETIC RESOURCES 11. Will proposed action affect aesthetic resources? Appendix B.) Visual F�1F Addendum in Section 617.20, App (If necessary, use the ❑ NO YES Examples that would apply to column 2 ......................................... "' iand uses, or components obviously different from or In sharp contract to ❑ ❑ ID Yes ❑ No • Proposed project current surrounding land use patterns, whether man-made or natural.......................... . ................... . ....... ......................lan.................................................................................................................... ................. • Proposed d uses, or project components visible to users of aesthetic resources which will ❑ ❑ ❑ Yes ❑ No eliminate or significantly reduce their enjoyment of the aesthetic qualities of that resources . . . ................. ................. ........................................................... • Project components that will result in the elimination or significant screening of scenic views ❑ ❑ ❑ Yes ❑ No known to be important to the area. ••.....I...••• ............. I ...... I........... • Other impacts: Preservation and rovision of public o ens ace and access to ❑ ❑YE5 ❑ No si nificant aesthetic resources Including the Hudson River, BENEFIT IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES 12. Will Proposed Action impact any site or structure of historic, pre -historic, or paleontolgical importance? ❑ NO 0 YES Examples that would apply to column 2 .......... .......... .............. I................... ........................................................................................................................... .................... or part . . . ng wholly .... • Proposed Action occurr...i.. ially within . . . .or substantially contiguous to any facility or ❑ ❑ ❑ Yes ❑ No site listed on the State or National Register of historic places. .. ..................................................... .......................................................... • Any impact to an archaeological site or fossil bed located within the project site. ❑ ❑ ❑ Yes ❑ No ........... Proposed Action will occur in an area designated as sensitive for archaeological sites on the ❑ ❑ ❑Yes D No NYS Site Inventory. ..........................Site......................_...................................... ..................................................................... • Other impacts: Continued reservation of existinghistoric buildings and site and C]❑ Yes No provision of public access to said resources. BENEFIT IMPACT ON OPEN SPACE AND RECREATION 1s, Will Proposed Action affect the quantity or quality of existing or future open spaces or recreational opportunities? ❑ NO ■ YES Examples that would apply to column 2 ..................................••••• .... ....... �••��• ........... ................................................................. future recreational oppoRunity. ❑ ❑ ❑ Yes ❑ No • The permanent foreclosures of a ..................... . ...................... ............................................................................................................................................................ ❑ ❑ ❑YeS o • A major reduction of an open space important to the community. ........................................ . ................................ —.... • Other impacts: Preservation and n of ubiic access to sign open s ace rovisio ❑ ❑YES ID No and recreational Opportunities. BENEFIT Page 9 Town ofWappinger/Acquisition of Greysione.Property/EAF/TW00100/May 4, 2000 IMPACT ON CRITICAL ENVIRONMENTAL AREAS SjE s Can Impact Be 14. Will Proposed Action impact the exceptional or unique characteristics of a critical M Mitigated environmental area (CEA) established pursuant to subdivision 6 NYCRR 617.14(g)? I By Project ■ NO ❑ YES ................... Change ........ I ........... ..................................................................................... List the environmental characteristics that caused the designation of the CEA. Examples that would apply to column 2.................... .......................................................................... ........................................................... ......................... ...... .. .............................. •....Proposed ........ Action to l.ocate within the CEA? ❑ ❑ . ❑ Yes ❑ NO .......................................................................................................... Proposed Action will result in a reduction in the quantity of the resource? ❑ ❑ .. ❑Yes ❑ NO .............................................................................................. • Proposed Action will result in a reduction in the quality of the resource? ❑ C)❑ Ye5 ❑ NO ................................................................... • Proposed Action will impact the use, function, or enjoyment of the resource? ........ ❑ ❑ ......... I.......... . ❑ Yes ❑ NO .................................................................................... ................................................. . ❑ ❑ ❑ Yes ❑ No • Other impacts: IMPACT ON TRANSPORTATION 15. Will there be an effect to existing transportation systems? ■ NO ❑ YES Examples that would apply to column 2.......................... .......... .......... -„ ............................... ............................................................................... ..................................................... • Alteration of present patterns of movement of people and/or goods. .............. .......................... ❑ ❑ ........... ❑ Yes 0 No ......................................................................................... ...................... Proposed Action will result in major traffic problems. ❑ ❑ . ❑ Ye5 ❑ NO .......................................................................................................... ❑ ❑ ❑Yes D Na • Other impacts: IMPACT ON ENERGY 16. Will Proposed Action affect the community's sources of fuel or energy supply? ` NO ❑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 ❑ ❑ ❑Ye5 ❑ NO municipality. I............I. .......................................................................... ..................................................................................................................... • Proposed Action will require the creation or extension of an energy transmission or supply ❑ ❑ ❑ Yes ❑ NO system to serve more than 50 single or two family residences or to serve a major commercial or industrial use. ............................................................. ....................................................................................................................................................... ❑ ❑ ❑Ye5 No • Other impacts: NOISE AND ODOR IMPACTS 17. Will there be objectionable odors, noise, or vibration as a result of the Proposed Action? Examples that would apply to column 2 ■ ❑ YES NO ............................................ .... . ................................................ Blasting within 1,500 feet of a hospital, school, or other sensitive facility. ................................. ❑ ❑ ...... ❑ Yes ❑ NO .......than .................. .... .............. Odors will .... ......... occur routinely (more one hour per day). ❑ ❑ ........................................................................ ❑Yes ' Proposed Action will produce operating noise exceeding the local ambient noise levels for ❑ ❑ ❑Yes D No noise outside of structures, ..................................................... ......................................................................... • Pro..posed . . Action will remove natural barriers that would act as a noise screen. .................................... ....... ❑ ❑ ❑ Yes ❑ NO ..... .......................................................................... ............................................. ❑ ❑ ❑ Yes Q NO • Other impacts: Town of Wappurger/Acquisition of Greystone Property/EAF'/TW00100/May 4, 2000 Page 10 IMPACT ON PUBLIC HEALTH Small to 2 s Potential Can Impact Be 18. Will Proposed Action affect public health and safety? Moderate Large Mitigated Examples that would apply to column 2 NO ❑ YI=S Impact Impact By Project Change ........................................................................................................................................................... • Proposed Action may cause a risk of explosion or release of hazardous substances (i,e„ oil, ❑ ❑ ❑ Yes ❑ No 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, ❑ ❑ ❑ Yes ❑ No poisonous, highly reactive, radioactive, irritating, infectious, etc,) . ........................ ........................................................................................................................................ • Storage facilities for one million or more gallons of liquified natural gas or other flammable ❑ ❑ ❑ Yes ❑ No liquids. . ................................................................................................................................................................ • Proposed Action may result in the excavation or other disturbance within 2,000 feet of a site ❑ ❑ ❑ Yes ❑ No used for the disposal of solid or hazardous waste. ........ ..................................................................................................................................❑ ............................. • Other impacts ❑ ❑ Yes ❑ No IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD 19. Will Proposed Action affect the character of the existing community? Examples that would apply to column 2 ❑ NO EYES ........................... I.................... . ............. ....... ................................................ ........................................ • The permanent population of the city, town or�village in which the project is located is likely to ❑ ❑ ❑ Yes ❑ No grow by more than 5%. .........................................................................................................................................................I.. • The municipal budget for capital expenditures or operating services will increase by more than ❑ ❑ ❑ Yes ❑ No 5% per year as a result of this project. .................................................................................................................................................................. Proposed Acton will conflict with officially adopted plans or goals. ❑ ............... ❑ ❑Yes ❑ No ........................................................................................................................................................ • Proposed Action will cause a change in the density of land use. ❑ ❑ ❑Yes D No ................................................................................ • Proposed Action will replace or eliminate existing facilities, structures or areas of historic ......... ❑ ❑ ❑ Yes ❑ No importance to the community. ............................................................................................................................................................. • Development will create a demand for additional community services (e,g., schools, police ❑ ❑ ❑ Yes ❑ No and fire, etc.) ................... ........................... .................................................................................................................................. • Proposed Action will set an important precedent for future projects. ❑ .... I............... ❑ ❑ Yes ❑ No .................... ................................................................ ........................... ................................................ . ............. • Proposed Action will create or eliminate employment. ❑ ❑ ❑ Yes ❑ Nc .............................................................................................................................................................................. • Other impacts: Preservation of existing neighborhood character by precluding the ❑ ❑ Yes ❑ NC development of the roe for residential uses. BENEFIT 20. Is there, or is there likely to be, public controversy related to potentW adverse environmental impacts? ■ NO ❑ YE 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. Town of Wappinger /Acquisition of Greystone ,Properly /EAF/TW00I00 /May 4, 2000 pa' ENVIRONMENTAL ASSESSMENT FORM EAF ATTACHMENTS Town of Wappinger Purchase Acquisition of Greystone Property Wheeler Hill Road ATTACHMENT DESCRIPTION OF ACTION PROPOSED ACTION The proposed action consists of the purchase acquisition, in fee simple, of the Greystone Property by the Town of Wappinger for its recreational and governmental needs, while preserving the historic character and resources of the property, its panoramic vistas, and the Town's historical and geographical association with the Hudson River. Currently, the Town does not own any property from which the public can access Hudson River views. The Greystone Property consists of a triangularly shaped parcel of approximately 99.6 acres with extensive rolling fields, Hudson River views, and historic buildings located on the westerly side of Wheeler Hill Road in the Town of Wappinger (Parcel ID 6057-03-487186, Refer to Figure A.1-1, Site Location Map). The Town has no immediate plans for the use of the property except that the purchase will primarily provide for the conservation and preservation of the existing site resources, open space areas, and registered historical buildings. Town acquisition will also provide additional resources and building space for potential Town use, including, but not necessarily limited to; placement of administrative offices; storage of government records and equipment; meeting space; publically accessible passive and recreational resources, etc. Furthermore, the Greystone Property represents a significant opportunity for the Town of Wappinger to acquire a crucial component of the Hudson River Valley Greenway (refer to Figure A.1-2, Publicly Accessible Hudson River Viewpoints and Attachment A. 13, Open Space and Recreation,) and ensure the future protection and preservation of this unique, large parcel overlooking the Hudson River, particularly from the adverse impacts associated with its residential development if left in private ownership and control. SEQR Classification The proposed action is classified as an Unlisted action pursuant to SEQR 6 NYCRR Part 617. It is noted that the Type I Action list (those actions which generally are expected to result in significant impacts) includes Unlisted actions that occur wholly or partially within, or substantially contiguous to, any historic building, structure, facility, site or district listed on the National or State Register of Historic Places, but not if the action is "designed for the preservation of the facility or site". As such, the proposed action is classified only as an Unlisted action. The proposed action does not include construction or other physical impacts to the site. Only the acquisition of the property is proposed or planned at this time. The future use of the property and its buildings by the Town has yet to be determined, with the exception of preserving the property from potential residential development. The existing residential care facility use will continue following the purchase of the property, while future use of the property by the Town, and the potential environmental impacts of any such changes in use, will be evaluated prior to changes in the current use of the site. Town of Wappinger/Acquisition of Greystone Property /EAF/TW00100 /May 4, 2000 Page 12 SOURCE USGS Wappingers Falls, NY Quadrangle, dated 1956, photo revised 1980 MATTHEW D. RUDIKOFF ASSOCIATES, INC RIVERSIDE AT BEACON 7-11 BEEKMAN STREET • P.O. BOX 271 (' BEACON, NEW YORK 12508 TEL (914) 831-1182 • FAX (914) 831-2696 SITE LOCATION MAP GREYSTONE PROPERTY TOWN OF WAPPINGER, NEW YORK 17 NORTH DATE May 2000 SCALE 1" = 2000' FILE # TWO0100 FIGURE A.1-1 fa \ Sub, skamme� az � o � o Li"gfits / r r0/ i Motihef / 60 City of New Yor1 $M l / DeEaware Water Suppl / tic SOURCE USGS Wappingers Falls, NY Quadrangle, dated 1956, photo revised 1980 MATTHEW D. RUDIKOFF ASSOCIATES, INC RIVERSIDE AT BEACON 7-11 BEEKMAN STREET • P.O. BOX 271 (' BEACON, NEW YORK 12508 TEL (914) 831-1182 • FAX (914) 831-2696 SITE LOCATION MAP GREYSTONE PROPERTY TOWN OF WAPPINGER, NEW YORK 17 NORTH DATE May 2000 SCALE 1" = 2000' FILE # TWO0100 FIGURE A.1-1 > TOWN OF WAPPINGER P PROPOSED ACQUISITION 'I 1 j OF GRE YSTONE .PROPERTY y as �v fs if a ''✓i ':, a°/ � �,. ,, , ILL I I `I 5 it ,_ / 1 ,j ° 4 '. v n ecv q rhnp HUDSON RIVER F ti �i, r{ta l MOUNT GILLIAN ` HISTORIC SITE r s yen Lnl.m s� r 7f v • '. f sI ii., -., 01 L' R, NEWBURGI-I-BEACON BRIDGE ,,.fnl �.r �/d p • v J r;� ur j�j II CITY OC BEACON WATERFRONT PARK SCENIC HUDSON'S BE, LANDING 'I Fki' ^ L� ��(s� ,:• ' DENNINGS POINT } m HUDSON 1-11 S, an`NORTH BASE MAP SOURCE USGS Wappingers Falls, NY Quadrangle, dated 1956, photo revised 1980 MATTHEW D. RUDIKOFF ASSOCIATES, INC. PUBLICLY ACCESSIBLE DATE May 2000 RIVERSIDE AT BEACON HUDSON RIVER VIEWPOINTS 7-11 BEEKMAN STREET • P.O. BOX 271 SCALE NTS BEACON, NEW YORK 12508 GREYSTONE PROPERTY TEL (914) 831-1182 • FAX (914) 831-2696 TOWN OF WAPPINGER, NEW YORK FILE # TW00100 FIGURE A.1-2 SITE DESCRIPTION The approximately 99,6 acre site overlooking the Hudson River consists mostly of rolling fields interspersed with some heavily wooded segments, located in the southwesterly portion of the Town of Wappinger. The approximately 2 acres of the developed area of the site (consisting of buildings, roads, and parking areas) are concentrated in the level southwesterly portion of the property. The westerly portion of the property also contains steep wooded land (greater than 20 %) sloping towards the Hudson River. The remaining terrain is mostly maintained sloping fields (up to 25% slopes) providing significant area and river views. Surrounding Properties To the south, the Greystone property adjoins lands owned by Central Hudson Gas and Electric Corporation which include utility -related improvements. To the west, the property adjoins lands owned by the Metropolitan Transit Authority (MTA) which include active train tracks. West of the MTA land is the Hudson River (Refer to AttachmentA.15, Water Related Resources). To the north and east, the property is adjacent to single family residential properties, all significantly smaller than the Greystone Property, Existing Site Uses The subject property was developed in the mid -1800's by the Willis family as a residential estate, and later was converted in the early 1900's for religious uses. The property is currently in use by Greystone Programs, Inc., as a residential care facility for approximately 30 residents. The site contains several buildings (Refer to AttachmentA.6, Historic and Archaeological Resources), including a multi -person residential structure with an attached former chapel (the Chapel/Dormitory Building), a 19" Century mansion, a barn, and other buildings used for administrative and site maintenance purposes. With the exception of the original residence (the Mansion) which is not in use, the site buildings are used for the operation and maintenance of the above -noted institutional residential care facility. Existing on-site recreational facilities include a ballfield, swingset, outdoor swimming pool, basketball court, and fields for passive recreation. Pursuant to the Town's purchase contract, the existing use of the site as a residential care institution by Greystone Programs, Inc. may continue for up to 24 months. According to Greystone Programs, Inc. facilities personnel, the number of residents is expected to decline during the lease period. Eventually, all residents will be transferred to similar facilities owned and operated by Greystone Programs, Inc. POTENTIAL SITE USES The primary purpose for acquiring the Greystone Property is to ensure its conservation and preservation, thereby preventing the residential development (and related adverse impacts) of this unique, large parcel overlooking the Hudson River. Generally, the Town expects to make the property accessible to the public for passive open space and recreational purposes (it should be noted the property includes some existing provisions for persons with disabilities). Towne ofWappinger/Acquisition of Greystone Property 1EAF1TW001001May 4, 2000 Page 15 Other potential uses may include storage of Town records and equipment, active recreational facilities, administrative offices, meeting spaces and other uses as may be needed or deemed appropriate by the Town in the future, Future use of the property and the potential environmental impacts of such uses will be evaluated prior to any changes in the current use of the site. Revenue generating or self supporting public uses which might be considered in the future include a museum, interpretative center, or an art center similar to the Torpedo Arts Center in Alexandria, VA. Appropriate financial analysis and projections to evaluate the feasibility of the development and its operating costs (including determination of the appropriate party to incur such responsibilities) would be considered as part of the environmental review associated with changes in the current use of the site. Maintenance of Property During the ongoing lease period by Greystone Programs, Inc., the Town will determine the immediate use (if any) of the site's structures, and prepare a transition schedule along with an interim management plan. Following the cessation of the lease period, the Town will implement the predetermined transition schedule. This may include properly securing and/or closing buildings for which no immediate use has been determined, in order to protect the public and the historic integrity of the buildings. Heating and other maintenance costs would be minimized during the period it takes the Town to determine a feasible future use. A maintenance budget which includes insurance, quarterly inspections, periodic repairs, electricity for the operation of fire and security systems, exterior and emergency lighting, etc., is likely to be less costly then continuing to maintain the buildings in their existing state. As maintenance needs are related to the building's conditions, it should be noted that (according to Greystone Programs Inc. facilities personnel) the site's largest structure, the Chapel/Dormitory Building, includes such infrastructure improvements as a new heat/hot water system (1992-`93), replacement windows (1993), roof repairs (1994), and a new well (2000). The scope of this EAF does not include the preparation of operating budgets or cost projections of that detail. However, the conclusion that a professional and efficient interim management program is feasible for the Town of Wappinger, in its' consideration of the action is reasonable from the perspective of the size of the Town, it's professional and efficient management of it's current facilities, the probable modest and controllable costs involved, and most importantly the permanent environmental and public benefit of the proposed action. Additional Analyses As part of the Town's evaluation of the subject property, a building assessment was completed entitled, The Greystone Report, dated October 26, 1998. This report was prepared by the architectural firm of Cerniglia & Swartz to evaluate the conditions of the existing site buildings and to suggest possible adaptive reuses, including use as a senior center, which was a consideration at that time. Town of Wappinger/Acquisition of Greysione Property /EAP'/TW00100/May 4, 2000 Page 16 While no decisions on ultimate reuses have been made, the report evaluates the conditions of the buildings in light of prospective reuses, but does not address the costs of operating or maintaining the buildings in any capacity. The Greystone Report indicates that the buildings are in generally fair overall condition. However, since no specific building reuse is being considered at this time, development and operating costs associated with possible adaptive reuses are not evaluated herein. A Phase I Environmental Site Assessment performed by the Chazen Companies in April 2000 evaluated the extent to which the Greystone property and its buildings contained environmental and/or hazardous materials conditions which might create legal or financial obligations for the Town. With the exception of various floor tiles and mastic containing asbestos, surfaces painted with lead-based paint, and both above and underground oil storage tanks, the assessment revealed no signs of recognized environmental conditions. Refer to Appendix A for the Phase I Environmental Site Assessment Report Summary. Town ofWappinger/Acquisition of Greystone Property /EAF/TW00100/May 4, 2000 Page 17 ATTACHMENT A.3 PREDOMINANT SOILS In accordance with the United States Department of Agriculture Soil Conservation Service's Soil Survey Sheet for Dutchess County, New York (1984-85 aerial photography), the predominant soil type within the subject property site area is Bernardston silt loam. Other site soils include Dutchess-Cardigan complex and Nassau -Rock outcrop complex. Refer to Figure 2, Soils Map; Table A.3-1, Predominant Soils Properties; and Appendix B, Soils. Bernardston Silt Loam Bernardston silt loam soils are present on approximately 74 acres (or approximately 74%) of the site. These soils are well drained, loamy soils formed in till, with moderate permeability in the solum and slow permeability in the dense substratum. Slopes associated with these soils on the subject site range from 3 to 25 percent. Approximately 4 acres of the Bernardston soil indicated in the eastern area of the property is classified as prime farmland (New York State Land Class 2) soils. Haven loam is another prime farmland soil (New York State Land Class 1) present on approximately 3 acres in the northern area of the site. However, no agricultural activity presently occurs on the site. Haven soils are nearly level, very deep, well drained loamy over sandy soils formed in outwash, with moderate permeability in the surface and subsurface layer, and very rapid in the substratum. Dutchess-Cardigan Complex Dutchess-Cardigan complex soils are present on approximately 13 acres (or approximately 13%) of the site. This complex is composed of approximately 40% Dutchess soils, 30% Cardigan soils, and 30% other soils and folded shale rock outcrop covering approximately 0.1% to 2% of the surface. Dutchess soils are very deep, well drained loamy soils formed in till with moderate permeability. Cardigan soils are moderately deep, well drained loamy soils formed in till, with moderate permeability, underlain by folded shale bedrock. Slopes associated with this soil range from 1% to 15%. Nassau -Rock Outcrop Complex Approximately 10 acres (or approximately 10%) of the site running parallel to the Hudson River consists of Nassau -Rock outcrop complex. This complex is about 45% Nassau soils, 30% folded shale rock outcrop, and 25% other soils. Nassau soils are shallow, somewhat excessively drained loamy soils formed in till underlain by folded shale bedrock, with moderate permeability. Rock outcrops are common exposures of folded shale bedrock or areas with soils to thin to support plant growth. However, it should be noted that no exposed bedrock was observed during a site visit conducted on February 17, 2000. Town of Wappinger/Acquisition of Greystone Property /EAF 1TW00100/May 4, 2000 Page 18 V F,y ul V1 V1 ice" O is fi:A ti C7 C7 C7 'b b O Q U Q U 0 Cd ca F Q 0 ID v In Cd o ddlu cu o CIO a, N � o aw IP u o o O O O y O DO V-1 A � A � O V R M C en M O O d. v, v O h O Cd O V o V ...�.,. y On O C) qo U o�'o U w v OLD 0 CL. -v o o °' 3 r� v r V ono � 0 y `tl 0 cd O O > > �4 > A o �,.5 Q° o >� x> ��L Z o a ATTACHMENT A.6 HISTORIC AND ARCHAEOLOGICAL RESOURCES Historical Historically referred to as Carnwath Farms, the subject property is one of six estate parcels listed on the State and National Historic Register as part of the 1991 designation of the Wheeler Hill Historic District (Refer To Figure A.6-1, Wheeler Hill Historic District), The property features a number of buildings representing various architectural styles from the 19`h and 20'h centuries (Refer below to Table A.6-1, Greystone Property Site Buildings), According to the National Register of Historic Places, the Italian Villa style brick residence at Carnwath Farms "best epitomizes the Romantic Period in the Wheeler Hill Historic District". The Carriage House, Administration Building and a small brick storage building are considered as "contributing buildings", while the remaining site structures are considered "non- contributing". The property's designed landscaping features including the stone pillars, winding drive, and randomly planted specimen trees are considered contributory features to the site's historical designation, For further information regarding the existing site buildings, refer to The Greystone Report, dated October 26, 1998 as prepared by the architectural firm of Cerniglia & Swartz for the Town. The acquisition of the property by the Town will allow for the continued preservation of this historical Hudson Valley estate. No construction or renovation of any buildings is proposed by the Town at this time. Prior to any such action, the proposed activities will be evaluated and subject to additional environmental assessment. Town of Wappinger /Acquisition of Greystone Property / EAF/ TW00100 / May 4, 2000 Page 21 3. Edcq Whoolar Hill Historic District Whasler Hill Road, Wappinger Dutchazz County New York arlas SITE N* SOURCE 7 Tax may,ahowinq boundariem of a Wheeler I, III III, , D I 0411V In I: . nuAl* 1 Inch o , %miss non New York State Office of Parks, Recreation and Historic Presentation NORTH MATTHEW D. RUDIKOFF ASSOCIATES, INC. WHEELER HILL HISTORIC DISTRICT DATE May 2000 RIVERSIDE AT BEACON 7-11 BEEKMAN STREET - P.O. BOX 271 GREYSTONE PROPERTY SCALE NTS BEACON, NEW YORK 12508 TOWN OF WAPPINGER, NEW YORK IL TEL(914)831-1182 - FAX(914)831-2696 SCALE # TW00100 # FIGURE A,6A Archaeological Recent correspondence from the New York State Office of Parks, Recreation and Historic Preservation. (OPRHP) indicates that the subject property "may contain an archeological site" and that "a Phase I Archeological Survey is warranted if ground disturbing activities are planned for the property (Refer to Letter from OPRHP, Appendix C, Correspondence). At this time, no construction activities are under consideration. Thus the recommended study has not been completed as part of this evaluation, Should a construction project be proposed in the future, an archaeological survey will be conducted as appropriate. Town ofWappinger/Acquisition of Greystone Property /EAF/TW00I00/May 4, 2000 ,Page 23 ATTACHMENT A.11 NATURAL RESOURCES The approximately 99.6 acre site overlooking the Hudson River consists mostly of rolling fields interspersed with some heavily wooded segments, located in the southwesterly portion of the Town of Wappinger. Existing site improvements consist of approximately 2 acres of buildings and paved areas, concentrated in the level southwesterly portion of the property. The westerly portion of the property contains steep wooded land (greater than 20 %) sloping towards the Hudson River. The remaining terrain is mostly maintained sloping fields (up to 25% slopes) providing significant area and river views. The majority of the site's woodlands are located along the bluff area overlooking the Hudson River, This woodland, a relatively closed canopy deciduous hardwood forest, contains the following representative woody species: Trees Sugar maple (Acer saccharum) Norway maple (Acer platanoides) Red maple (Acer rubrum) Tulip tree (Liriodendron tulipifera) Northern red oak (Quercus rubra) White oak (Quercus alba) Black cherry (Prunus serotina) Black birch (Betula lenta) White ash (Fraxinus americana) Red elm (Ulmus rubra) Shrubs and Vines Maple -leaved viburnum (Viburnum acerifolium) Honeysuckles (Lonicera spp) Black haw (Viburnum prunifolium) Grape (Vitis sp) spicebush (Lindera benzoin) Tree species generally range in size from approximately 10 - 16 inches diameter -at -breast height (DBH) with a substantial number of larger individuals of tulip tree and oaks with DBHs of 24 to 30 inches. Relatively undisturbed stands of large trees along this reach of the eastern Hudson River shoreline and adjacent uplands are uncommon. The site's fields are mowed each growing season by a local farmer. As a result, large areas of upland slopes, including the site's high point, are maintained in an open condition. These open grasslands provide unobstructed panoramic views of several miles of the Hudson River and its western shoreline, as well as habitat for a broad spectrum of wildlife which utilize open grasslands. Town of Wappinger/Acquisition of Greystone Property /EAF/TW007001May4, 2000 Page 24 In addition to the above forest and open field resources, approximately two acres of freshwater wetlands have been identified by Joseph T. Bridges, PhD, Senior Biologist with Matthew D. Rudikoff Associates, Inc., during a site visit on February 17, 2000. Identification of the precise limits of the wetlands and their component flora, particularly the ground -cover herbs, was not possible on the date of the site visit because of the season and extent of snow cover. Since no construction or site alteration is proposed, a formal delineation and wetland survey were not conducted. The Town's purchase of the Greystone Property will not have any adverse impact on the site's natural resources, as no construction or development of the site is proposed. Furthermore, the Town's acquisition of the property will preserve the site's resources, as well as provide increased opportunities for public appreciation of such resources. Significant Habitats An area of the Hudson River (west of the site and adjacent to MTA property) is designated by the New York State Department of Environmental Conservation (NYSDEC) as a Significant Coastal Fish and Wildlife Habitat (Refer to Figure A.11-1, Significant Coastal Fish and Wildlife Habitat). The designated area includes the New York Natural Heritage Program's Wappinger's Creek Mouth (located north of the subject property) and extends along the shallows of the Hudson River, parallel to the subject Property (Refer to Letter from tl: e New York Natural Heritage Program, Appendix C, Correspondence), The Wappinger's Creek Mouth habitat has been designated as a protected area due to the presence of such rare wildlife as osprey (during spring migrations) and plant species including grassleaf arrowhead, subulate arrowhead, kidney leaf mud plantain and Maryland bur -marigold. Also present are important i, spawning areas for anadromous fish including alewife, blueback herring, white perch, tomcod, and striped bass. Resident fish species include Iargemouth bass, bluegills, brown bullhead, and red -breasted sunfish. The area is also a productive feeding area for herons, waterfowl, and turtles. The Town's purchase of the Greystone Property will have positive impacts on this habitat in that the property and its habitat resources will be protected and preserved in substantially their current state. Purchase of the property by the Town will prevent the potential adverse and irreversible impacts associated with the residential development of this unique, large estate parcel if left in private ownership and control; the potential environmental impacts associated with the residential development of the property could have significant adverse effects on the Hudson River and the designated Coastal Fish and Wildlife Habitat therein. Town of Wappinger/Acquisition of Greystone Property 1 EAF/TW00100 /Mayo, 2000 Page 25 MAP LEGEND Cowmaaity T)pc D : epwater S - 2Aows F -.xA and sand flats B sandy beach R T-cky shore L -.wer marsh U sper marsh 1V :cal swamp forest CEshwater creek Exotic Plants WC .sten chestnut CR ,mmon reed PL _vVe loosestrife Major Features AR --andoned ruins BH --ukhead 8L _car launch ramp BR _edge DA . �m or barrier DB ark blind DR edged reach DS c-dge disposal site £L electric lines FJ asam and jetsam IN rdustrial building LF 1z�l or junkyard MA r. arina PI per or causeway PK ming lot PP power plant RB RR bridge or culvert RS radio antenna or tower RV rxreational vehicle trai SC slapping channel SP szxage plant TF f=ete farm TH seasonal residences WI vrater intake Land Uses AG agfictIlture CP county park IN MR mRiary reservation NA rural area PA pici* or camping area NH kauooal Historic Site QU quarries RH residential housing TP town park SK state park a f x r x ' Yo 0 w G Awful ace lt/� n . Cedar Clift f ne,i I bi— / Cfdar Blulf 1R fit J. W a P , '1 ^quaDanskammer 02 •�1,�� Point Ofweyor L ig" / f s r ss / / Mother SITE M W1 ofi,W,Ifw,re$Y/lr''l JJ i �4 SOURCE New York National Heritage Program, Fish and Wildlife Service MATTHEW D. RUDIKOFF ASSOCIATES, INC. WAPPINGERS CREEK RIVERSIDE AT BEACON SIGNIFICANT COASTAL FISH AND 7-11 BEEKMAN STREET • P.O. BOX 271 WILDLIFE HABITAT BEACON, NEW YORK 12508 TEL (914) 831-1182 • FAX (914) 831-2696 GREYSTONE PROPERTY TOWN OF WAPPINGER, NEW YORK Lr%:! NORTH DATE May 2000 SCALE NTS FILE # TWO0100 FIGURE A.11-1 ATTACHMENT A.1 OPEN SPACE AND RECREATION The majority of the site includes expansive scenic views of the Hudson River, including substantial undeveloped acreage of unprotected open space land which has been privately held since the mid 1800's with no public access. The subject property also includes passive hiking trails and open playing fields. Greenway Connection and Future Opportunities A primary benefit of the proposed acquisition will be as well as the establishment the preservation of a signif cant open space parcel, of the public access to scenic views of the Hudson River, and additional areas of passive and potentially active recreational resources, Given the open space, natural, and historic resources on the site, in combination with the property's focus on the Hudson River and its location in an area of Dutchess County with limited existing publicly accessible Hudson River viewpoints, the Greystone Property represents a crucial component of the Hudson River Valley Greenway, Refer to Figures A.13-1 through A.13-6. Immediate outdoor recreational uses would include potential picnic areas, access to trails along the Hudson River bluffline, and low -impact recreational activities such as sledding or cross-country skiing. Other outdoor recreational opportunities potentially include ballfields, basketball courts; and a swimming pool. Site buildings will provide future opportunities for indoor recreational use as well. However, Town use of the facilities will not be possible during the ongoing lease period with Greystone Programs, Inc. However, once the facility is no longer leased, the indoor recreation areas could be made available for public uses as determined appropriate by the Town. Recreational Opportunities for the Physically Disabled Improvements made to the property to accommodate the current site use of a residential care facility provide unique future recreational opportunities for the Town's physically challenged citizens. While no ADA accessibility evaluation has been conducted, an existing is apparently accessible with no modifications required. Additional potential loutdoor opportun tiesooking the Hudsoniver could be provided with the construction of boardwalks, or other suitable paths, along existing wooded site trails leading to other Hudson River overlooks. Future indoor recreational opportunities are significantly in place, as the Chapel/Dormitory Building includes wheelchair -accessible recreation and meeting areas and restroom facilities. Future Town uses of the property could provide additional passive recreational facilities which preserve and enhance the property's scenic and recreational value. Future indoor and outdoor opportunities, active recreation facilities and other use of the site, and its existing facilities will be determined according to the Town's future needs, and upon further determination and study. Acquisition of the subject property by the Town also prevents the possibility of a substantial residential subdivision (up to 45 single family homes) which would forego the opportunities noted above, while placing increased demand for such services on the Town. Town Of Wappinger /Acquisition of Greystone Property /EAF/ TW00100 /Mayo, 2000 Page 27 o� y\V :' SEE � � SEEFIGURE A.13-4 City of N ork. FIGURE A.i3-3 �` 6 � Delawar ater Supply f ti BASE MAP SOURCE USGS Wappingers f=alls, NY Quadrangle, dated 1955, photo revised 1980 NaRTI MATTHEW D. RUDIKOFF ASSOCIATES, INC. SCENIC VIEWSHEDS DATE May 2000 RIVERSIDE AT BEACON SCALE NTS 7-11 BEEKMAN STREET • P.O. BOX 271 GREYSTONE PROPERTY BEACON, NEW YORK 12508 TOWN OF WAPPINGER, NEW YORK FILE # TW00100 TEL (914) 831-1182 • FAX (914) 831-2696 FIGURE A.13-1 All ? „o �vSub 'Da nskammer �= Point r oo w Lights r n J I-IUDSON RIVER / SEE FIGURE A J3-5 Mother ' el y\V :' SEE � � SEEFIGURE A.13-4 City of N ork. FIGURE A.i3-3 �` 6 � Delawar ater Supply f ti BASE MAP SOURCE USGS Wappingers f=alls, NY Quadrangle, dated 1955, photo revised 1980 NaRTI MATTHEW D. RUDIKOFF ASSOCIATES, INC. SCENIC VIEWSHEDS DATE May 2000 RIVERSIDE AT BEACON SCALE NTS 7-11 BEEKMAN STREET • P.O. BOX 271 GREYSTONE PROPERTY BEACON, NEW YORK 12508 TOWN OF WAPPINGER, NEW YORK FILE # TW00100 TEL (914) 831-1182 • FAX (914) 831-2696 FIGURE A.13-1 3 S N w O o W T� _ F rn V F �}.."F9 ❑ Cn LL �u �� a W z Lu Y 1,1 iA S� w F.. 1 O 0. 33 l W O R.A. cri C7 z � { z �r LLI CO F- N N T i, v 00 0 �;b zm� 3� O 'IT `M1 Ft�R I'A ,3 O. 'N /f1 co a a: y wmo x u 11 LL F- w /' LU LL Ywww �� ixl h, r,�.._ ❑ 0 z z t" i ; Q M v YQ � }Er ' rr_wua ' - 1 ❑ W m v T y } i m Q Hudson River view to the west MATTHEW D. RUDIKOF RIVERSIDE A 7-11 BEEKMAN STRL BEACON; NEWS TEL (914) 831-1182 Town of Wappinger/Acquisition of Greystone Propertyf May 18, 2000 NTS TW00100 FIGURE A.13-3 l Mountainous view towards MATTHEW D. RUDIKC� May 18, 2000 RIVERSIDE E NTS 7-11 I3EEKMAN ST BEACON, NEV# TW00100 TEL (914) 831-4182 Town Of Wappinger/Acquisition of Greystone Property FIGURE A.13-4 Y i d 1 t �5 a y Y 71E, grr �4 P w 73 $ 'Fills highly accessible gazebo site oft( rs significant views west towards the Hudson River, -f➢t'b l i .r k � E Y View from one orthe Site's high points loolcirl� west across the Hudson River towards NYSDEC-conlirmed Baid Cagle roosting and feeding arca, MATTHEW D, RUDIKOFF ASSOCIATES, INC. SITE PHOTOGRAPHS DATE May 2000 RIVERSIDE AT BEACON 7-11 BEEKMAN STREET • P.O. BOX 271 GREYSTONE PROPERTY SCALE NTS BEACON, NEW YORK 12508 TOWN OF WAPPINGER, NEW YORK TEL (914j 831-1182 • FAX (914) 831.2696 FILE # TW0010q FIGURE A.13-5 w. W-1 uL ujc swunnune hoof witn the rtziuson KIVer un the background. 1.1n,1,11% suuui Mve aver we CNISung DHi111e1u94o 4vp�'US ZI year-round Hudson River Vivw' MATTHEW D. RUDIKOFF ASSOCIATES, INC. SITE PHOTOGRAPHS RIVERSIDE AT BEACON 7-11 BEEKMAN STREET • P.O. BOX 271 GREYSTONE PROPERTY BEACON, NEW YORK 12508 TOWN OF WAPPINGER, NEW YORK TEL (914) 831-1182 • FAX (914) 831-2696 DATE May 2000 SCALE NTS FELE # TWO0100 FIGURE A,13-6 ATTACHMENT A.15 WATER RELATED RESOURCES f! The Hudson River is located approximately 150 feet west of the property boundary, beyond the MTA lands adjacent to the subject site. According to the New York State Department of Environmental Conservation (NYSDEC) Freshwater Wetlands Map relating to the project area (USGS Wappingers Falls Quadrangle), the closest NYSDEC Freshwater Wetland (NYS Wetland F-10) is east of Old State Road, approximately 1,500 linear feet east and upgradient of the project site. Similarly, according to the National Wetlands Inventory Map prepared by the U.S. Department of the Interior, Fish and Wildlife Service, no freshwater wetlands or watercourses are shown within the project site area. Refer to Figure A.15-1, NYSDEC Wetlands Map and Figure A.15-2, National Wetlands Inventory Map, respectively. Notwithstanding the above, approximately two acres of on-site freshwater wetlands were identified by Joseph T. Bridges, PhD, Senior Biologist with Matthew D. Rudikoff Associates, Inc., during a field visit on February 17, 2000. Since no construction is proposed, a formal wetland delineation and survey were not completed, and no impacts to the wetland areas will occur. The Town's purchase of the property will help preserve and protect these resources. 100 -Year Floodplain According to Federal Emergency Management Agency's (FEMA) Flood Insurance Rate Map, (Panel 9361387 0010A, June 15, 1979) the subject property does not lie within an area mapped as 100 -year floodplain associated with the Hudson River, which is located to the west of the project site. A substantial change in grade occurs from the adjacent MTA lands up to the subject property, which grade change confines the limits of 100 -year floodplain along this section of the Hudson River. Refer to Figure A.15-3, 100 -Year Floodplain. Town of Wappinger/Acquisition of Greystone Property /EAF/TW00100/May a, 2000 Page 34 pA Ptd 130 _jW i CO iS CtNE RANG CO Awful f Y -S' C Oil1E. Od= ,p Cedar Cliff TidalB IVIRONM!Diamond 2 / Cedar Bluff f Reel r PileoG c KORO + ! MAGI` — 61 [I Soap 8 j Hill r, 3 o '.g�ac Danskammer ez (� Point onveyor o° Lights B it Lady uf7sLereg ;', 5 5 56 SITE ••► =� ✓.� Mother ; • ,— / Counsel tlat � o 60 BM a City of New York Delaware Water Suppl lsubstation atehou, — SOURCE NYSDEC Freshwater Wetlands Map, Map 4 of 14, October 7, 1987 USGS Wappingers Falls, NY Quadrangle, Second Edition, 1973 MATTHEW D. RUDIKOFF ASSOCIATES, INC. NYSDEC WETLANDS MAP RIVERSIDE AT BEACON 7-11 BEEKMAN STREET • P.O. BOX 271 GREYSTONE PROPERTY BEACON, NEW YORK 12508 TOWN OF WAPPINGER, NEW YORK TEL (914) 831-1182 • FAX (914) 831-2696 WF- SOURCE . NORTH DATE May 2000 SCALE 1 "=2000' FILE # TW00100 FIGURE A.15-1 +/�'� f G-✓ 1, Cl'� . kitlI •JR ��Q•. Mfr ,U .li: �. Awful 75 ��!• f...� Cedar Cliff �Tidal8! 1 u s (Diamond Cedar Bluff 7 •Reel P;le- k,'•, }�\k.k u fill3 Gi ' Su D.afhskammer 8' t er 5,�tiasi5 % fi P11 5G SITE �►` Mother / Cqufayel kyr t EIOBL6 r City of New York / Detaware Waller Suppl �P�yflC— Mr SOURCE U.S. Department of Interior, Fish and Wild[ife Service National Wetlands Inventory 1995 USGS Wappingers Fails, NY Quadrangie MATTHEW D. RUDIKOFF ASSOCIATES, INC. RIVERSIDE AT BEACON 7-11 BEEKMAN STREET • P.O. BOX 271 BEACON, NEW YORK 12508 TEL (914) 831-1182 • FAX (914) 831-2696 NATIONAL WETLANDS INVENTORY MAP GREYSTONE PROPERTY TOWN OF WAPPINGER, NEW YORK PSS+C E Pro< V, �R3uP PFol4 3F4,� MIF Q DIE PLCt irVcsic PFaE DATE IMay 2000 SCALE 1"=2000' FILE # TWO0100 FIGURE A.15-2 SOURCE Federal Emergency Management Agency Flood Insurance Rate Map VORT, H Town of Wappinger, NY, Panel #361387 0010A, Effective June 15,1979 MATTHEW D. RUDIKOFF ASSOCIATES, INC. 900 -YEAR FLOODPLAIN MAP DATE May 2000 RIVERSIDE AT BEACON 7-11 BEEKMAN STREET • P.O. BOX 271 GREYSTONE PROPERTY SCALE 1" = 1,000' BEACON, NEW YORK 12508 TOWN OF WAPPINGER, NEW YORK FILE # TW00100 TEL (914) 831-1182 • FAX (914) 831.2696 FIGURE A.15-3 ATTACHMENT B13 EXISTING SEWAGE DISPOSAL FACILITIES y The existing sewage disposal system for the subject property serves all buildings currently in use and consists of a 10,500 gallon per day flow galley subsurface sewage disposal system (SSDS) with manholes, distribution boxes, and on-site leach fields. The system is entirely gravity fed and has been regularly maintained, The system was installed approximately 10 years ago and is of adequate capacity for the current on-site use of the property as an institutional residential care facility. Pursuant to the Town's purchase contract, the existing use of the site as a residential care institution by Greystone Programs, Inc. may continue for up to 24 months, According to Greystone Programs, Inc, facilities personnel, the number of residents is expected to decline during the lease period. Currently there are approximately 30 residents. It is expected that the rate of use for the existing SSDS during the continued lease period will be the same, or decrease proportionate to the reduction in residents. Immediate uses by the Town during the lease period (such as passive recreation or storage) will not contribute additional wastes to the system. Prior to any change of use on the property, the existing system will be reviewed and evaluated for compatibility with any proposed use by the Town. Town of Wappinger/Acguiskion of Greystone Property /EAF/ TW00I00 /May 4, 2000 Page 38 ATTACHMENT B14 EXISTING STORMWATER FACILITIES The site is improved with a fairly extensive curbing and storm drain system. According to Greystone Programs, Inc. facilities personnel, all of the existing drains empty to the west into several subsurface dry -wells located on the property. As no construction is proposed at this time, no changes to the existing stormwater drainage control facilities are needed or proposed. ,Prior to any change of use on the property, the existing stormwater drainage system will be reviewed and evaluated for compatibility with any proposed use by the Town. Town of Wappinger /Acquisition of Greystone Property /EAF/TWOOIOO /May 4, 2000 Page 39 ATTACHMENT B.16 SOLID WASTE Solid waste generated on-site is picked up by Royal Carting of Wappingers Falls and disposed of at an approved landfill. According to Royal Carting personnel, solid waste generation from the existing residential care facility consists of approximately 8 cubic yards per week, or approximately 1,400 pounds (at approximately 175 pounds per cubic yard). The facility currently recycles all materials accepted by the carter. Royal Carting estimates that approximately 2 cubic yards of cardboard is recycled weekly, as well as approximately 285 gallons of mixed recyclables. Pursuant to the Town's purchase contract, the existing use of the site as a residential care institution by Greystone Programs, Inc, may continue for up to 24 months. Thus, it is expected that solid waste generation will continue at its current rate during the continued lease period, or decrease proportionate to the reduction in residents, as noted elsewhere in this EAF. Immediate uses by the Town during the lease period (such as passive recreation or storage) are not anticipated to contribute significant increases in the amount of solid waste generated at the site. Recreational users will be expected to carry out all solid waste upon completion of activities. Potential solid waste generation from future potential Town uses will be evaluated during the environmental review of any such future proposed uses. Town of Wappinger/Acquisidah of Greystone Property /EAF/TW00100/May 4, 2000 Page 40 ATTACHMENT B.21 EXISTING SITE UTILITIES Existing site utility services include above ground telephone, electric and cable. On-site provisions include heating oil, propane and diesel. Pursuant to the Town's purchase contract, the existing use of the site as a residential care institution (including approximately 30 residents) by Greystone Programs, Inc. may continue for up to 24 months, with the number of residents expected to decline during the lease period. It is anticipated that utility usage will continue at its current rate during the ongoing lease period, or decrease proportionate to the reduction in residents. Immediate uses by the Town (such as passive recreation or storage) will not significantly affect existing site utilities. Furthermore, utility usage from future potential Town uses will be evaluated during the environmental review of any such future uses. Any need for on-site improvements and upgrades will also be determined prior to any subsequent change of use proposed by the Town. Telephone and Cable Overhead wires provide telephone and cable service. The existing multi -line telephone system serves all buildings except the Mansion. Cable is provided only to the Chapel/Dormitory Building. No changes are planned at this time. is Electrical Power Service All buildings and outbuildings on the site are serviced by electricity. The reported peak demand for the facility under its present use and configuration is 69kw. The existing demand will remain unchanged during the term of the residential care facility's lease. Any need for on-site improvements and upgrades will be determined prior to any subsequent change of use proposed by the Town. The "Greystone Report" prepared by Cerniglia & Swartz for the Town of Wappinger, indicates that the Chapel/Dormitory Building has a 400 amp, 1201208 volt, 3-phase system which has been adequate for the existing residential care use, according to the facility's maintenance personnel. The building is also serviced by a 100kw, 120/240 volt, 3-phase diesel -powered generator that is mounted in a weather protected housing and located east of the building. The Administration Building has 200 amp 120/240 volt, 1 -phase electrical service which is adequate for the current residential care use, according to the facility's maintenance personnel. It was noted in the Greystone Report that the distribution panel is full and upgrading would be required if additional circuits were to be installed within the building. The Carriage House is serviced by a 125 amp, 120/240 volt, 1 -phase electrical service which is adequate for the current residential care use, according to the facility's maintenance personnel. The distribution panel can accommodate additional circuits. Town of Wappinger /Acquisition of Greystone Property /EAF/ TW00100 /Hay 4, 2000 Page 41 The Mansion is served by electric, but no further information is available at this time as the Greystone Report did not provide a detailed review of the building's existing conditions. The Mansion is currently not in use, and the Town has no immediate plans for its use, Heating Oil The Chapel/Dormitory Building, the Administration .Building and the Mansion all include facilities for oil heat and hot water. The fourth building, the Carriage House, is not heated. According to the Greystone Report, the Chapel/Dormitory Building is heated by means of two oil -fired boilers each with a gross output of 1,904,000 btuh each, with an oil input of 16.6 gallons per hour. Both are in good condition according to the Greystone Report, Greystone Programs, Inc. maintenance personnel have indicated that only one boiler is required at a time, so complete backup exists. Hot water is provided by three oil -fired hot water heaters. Oil storage for the Chapel/Dormitory Building consists of a 10,000 gallon underground tank installed in 1959 (located below the parking area between the Chapel/Dormitory Building and the Mansion). According to a Phase I Environmental Site Assessment conducted by the Chazen Companies dated April 20, 2000, this tank passed a tightness test conducted in March of 1998, but needs to be brought into compliance with NYSDEC Petroleum Bulk Storage Regulations, including leak detection, corrosion protection, and spill/overflow prevention. Refer to Appendix A for the Summary of the Phase I Environmental Site Assessment. Heat and hot water are provided to the Administration Building by an oil -fired hot water boiler with a gross output of 180,000 btuh. Fuel storage consists of two 275 gallon above ground tanks located in the building's basement. There is also a 12 gallon domestic electric hot water heater installed as a back-up for this building. There is a 3,000 gallon partially -buried fuel tank which has not been used since 1995, located within the basement of the Mansion. Propane Gas A 500 gallon above ground propane tank located west of the Chapel/Dormitory Building is used to fuel the building's kitchen equipment. No other propane provisions exist on site. Diesel Fuel A 275 gallon above ground diesel tank with a hand pump is currently used for maintenance vehicles and equipment located behind the Carriage House. The ChapeMormitory Building's back-up generator includes a 75 gallon diesel storage tank mounted at its base. Town of Wappinger/Acquisition of Greystone Property 1EAF/TW00100/May 4, 2000 Page 42 ATTACHMENT B.22 EXISTING WATER SUPPLY FACILITIES The subject property includes a private water supply system consisting of six wells, with four (Wells #2, 4, 5, and 6) in use at this time, ranging in depth from 400 feet to 1,050 feet. Refer to Appendix D, Survey, for well locations. According to the Greystone Report prepared by Cerniglia & Swartz for the Town of Wappinger, the two pump houses located east of the site buildings are in generally good condition, as well are the fairly new pumping and control systems (with the exception of one well depth meter which is inoperable due to a lightning strike). There are two below -ground storage tanks with a total capacity of 20,000 gallons that provide gravity -fed water to all of the site buildings. According to Greystone Programs, Inc. maintenance personnel, the system's static water pressure is approximately 40 PSI. The newest well (Well 46) located in the southwesterly portion of the site was recently installed. According to the facility's maintenance personnel, the well is approximately 400 feet deep, with a pumping capacity of 38 gallons per minute. Given the other known well capacities of approximately 3,000 gallons per day (Well #2), and approximately 8,000 gallons per day (Well #5), a more than adequate water supply exists for the current residential care facility. Pursuant to the Town's purchase contract, the existing use of the site as a residential carer institution by Greystone Programs, Inc. may continue for up to 24 months. Water supply demand is not anticipated to change during the ongoing lease period. Prior to any future potential changes in site use, the water supply system will be evaluated by the Town and modified as deemed appropriate or necessary. Town of Wappinger/Acquisition ofCreystoneProperty /EAF/TWOOTOO/May 4, 2000 Page 43 ATTACHMENT B.24 FUNDING SOURCES The proposed action involves the issuance of Town of Wappinger serial revenue bonds, and funding under the Environmental Protection Fund (EPF) 1999 Acquisition Grant Program. The acquisition price is $2,000,000. An award of $350,000 is anticipated from the EPF. The remaining costs will be financed through generation of Town of Wappinger serial revenue bonds. Funding Opportunities The Town can continue to pursue additional private foundation and public grants to support improvements or programs at the Greystone Property (such as funding available under the Environmental Bond Act or the Hudson River Investment Fund). The extent to which the facility is accessible to the physically disabled will create a funding prioritization which can be significant, if not instrumental, in securing outside financial assistance for the future uses. Funding opportunities for potential future uses on the site would fall under a number of different categories including open space funding, historic funding, HUD Community Development funding, ADA funding (or other disabled persons service agencies), etc. Town of Wappinger/AcquishionafGreysloneproperty /EAF/TW00100/May4,2000 Page 44 ATTACHMENT C.1 ZONING The subject property is located within an R-80 One -Family Residence District. Refer to Figure C.2-1, Zoning Map. Land Use The existing use "institutional" use of the site is considered a non -conforming use that pre -dates the adoption of the Town's Zoning Law (1990) and is therefore a "grandfathered" use. Future "municipal use" of the property by the Town is a permitted principal use of the underlying R-80 One -Family Residence District, pursuant to §420,1 of the Town's Zoning Law. Additional future site recreational uses such as municipal parks and playground facilities are also permitted pursuant to a Special Use Permit Approval from the Town Board, Additionally, as the subject property is listed on the State Register, any "construction alterations, additions or restorations" on the subject property requires advisory review and approval by the Planning Board pursuant to the Architectural or Historic Advisory Powers set forth in §410 of the Town's Zoning Law, Off -Street Parking Existing off-street parking facilities consist of two paved parking lots separated by a grade change, as well as a number of individual spaces immediately adjacent site buildings. The upper lot consists of approximately 25 individually -striped parking spaces, while the lower lot provides approximately 35 individually -striped parking spaces. Both lots have provisions for storm water drainage and are sufficiently lit by commercial. -type, shoe -box style street lights. These parking areas include stair access only to the road, and no additional formal provisions (i.e., sidewalks, crosswalks, etc.) for pedestrian access to the buildings are in place. The Administration Building provides approximately 4 parking spaces, with one designated handicap accessible space. There is also an informal parking area located outside the Dormitory Building which appears to support parking for approximately 6 cars, as well as 1 handicap accessible space, which appears to be used as short-term parking. This area could easily provide designated handicap parking, although the sight distance is limited and current users have been observed to sound their horns to warn any approaching vehicles before pulling onto the site road. A loading area is provided to the rear of the Dormitory Building and appears to be of sufficient size to accommodate the current use and facilities. Master Plan Consistency The Town of Wappinger's acquisition of the subject property will firmly satisfy the goals and recommendations set forth in the Town's 1988 Comprehensive Plan by preserving the site and existing historic buildings from future residential development. Town of Wappinger /Acquisition of Greystone Property /EAF/TW00100 /May 4, 2000 Page 45 Furthermore, acquisition of the Greystone Property by the Town will "preserve environmentally significant features " and provide a significant open space/recreational resource. Steep slopes and ridgelines located parallel to the Hudson River will be preserved. Consistent with the Town's recommended Open Space Plan, purchase of the property will provide an opportunity to create open { space corridors that will be established and preserved to provide visible access to the River. Future Town use of the property will provide "recreational activities that meet the needs of the Town residents ". The acquisition of the property will also provide appropriate locations for community facilities and recreation areas in anticipation of the Town's future governmental and recreational needs. Town ofWappinger/Acquisition of Greystone Property /EAF/TW00100/May 4, 2000 Page 46 SOURCE Town of Wappinger Zoning Map NORTH MATTHEW D. RUDIKOFF ASSOCIATES, INC RIVERSIDE AT BEACON 7-11 BEEKMAN STREET • P.O. BOX 271 BEACON, NEW YORK 12508 TEL (914) 831-1182 • FAX (914) 831-2696 ZONING MAP GREYSTONE PROPERTY TOWN OF WAPPINGER, NEW YORK DATE May 2000 SCALE NTS FILE # TW00100 FIGURE C.2-1 ATTACHMENT C.11 COMMUNITY SERVICES According to the Town's purchase contract, the existing use of the site as a residential care institution by Greystone Programs, Inc. may continue for up to 24 months, during which time Greystone Programs, Inc, will maintain the site and buildings. While no decisions on ultimate reuses have been made, the Greystone Report evaluates the conditions of the buildings in light of prospective reuses (including a senior center), but does not address the costs of operating or maintaining the buildings in any capacity. Following the cessation of the lease period, the Town will implement the predetermined transition schedule. This may include properly securing and/or closing buildings for which no immediate use has been determined, in order to protect the public and the historic integrity of the buildings. Heating and other maintenance costs would be minimized during the period it takes the Town to determine a feasible future use. A maintenance budget which includes insurance, quarterly inspections, periodic repairs, electricity for the operation of fire and security systems, exterior and emergency lighting, etc., is likely to be less costly then continuing to maintain the buildings in their existing state. As maintenance needs are related to the building's conditions, it should be noted that (according to Greystone Programs Inc. facilities personnel) the site's largest structure, the Chapel/Dormitory Building, includes recent infrastructure improvements such as a new heat/hot water system (1992-`93), replacement windows (1993), roof repairs (1994) and a new well (2000). Since no specific building reuse is being considered at this time, development and operating costs associated with possible adaptive reuses are not evaluated herein. However, subsequent to the lease period, an increased demand on Town maintenance department resources is expected in order to maintain the site and its buildings. t Fiscal Impacts As the facility is currently owned by a nonprofit tax exempt organization, there is no loss of property tax revenue to the relevant taxing jurisdictions as a result of the proposed action. However, three potential areas of fiscal impact to the Town of Wappinger as a result of the proposed action were identified as follows: The financing costs of the purchase acquisition; The cost to the Town for future operating and maintenance costs of the subject property and its buildings; and The impact on municipal services as a result of the proposed action. Town of Wappinger /Acquisition of Greystone Property /.EAP/TW00100/May 4, 2000 Page 48 The increase in the tax rate to support a Town General Fund cost of debt service to the Town of Wappinger for issuance of $2,500,000 of serial bonds at an estimated interest rate of 5.75 % amortized over 20 years is summarized below in Table C.11-1. TABLE C.11-1 TOWN GENERAL FUND - TAX RATE IMPACT Purchase Acquisition of Greystone Property, Wheeler Hill Road Town of Wappinger, Dutchess County 3 DB P T OWAS� $ 170 425 2002 CxP4opPrtle3�Aist6ad� Mle Years 1-2 0.11 per $1,000 0.22 per $1,000 Years 3-20 SO. 19 er $1,000 $ 0.38 per $1,000 Annual debt service is estimated at $214,000 per year. An income from Greystone of $ 90,000 per year is assumed for the first two years. These figures are exclusive of operating costs. An additional important factor in evaluating the impact of the project is the current rate of debt retirement. As of April 15, 2000 the Town's debt limit is approximately $ 86.5 million. Current indebtedness is $ 21.5 million. Outstanding principal reductions for the years 2001 and 2002 are summarized in Table C.11-2 below. The analysis of future capital investments to the property by the Town and the costs of operation and maintenance are not included. TABLE C.11-2 TOWN OF WAPPINGER BONDED INDEBTEDNESS PRINCIPAL REPAYMENT YEARS 2001-2002 Purchase Acquisition of Greystone Property, Wheeler Hili Road Town of Wappinger, Dutchess County a .ry. a Fna, a•x-A...s u ....All— .imp ..-F «....enc...,.... _::... A Fund 2001 $ 170 425 2002 170 425 BAN 70,000 B Fund 2001 385,500* 2002 135,500 Highway Fund 2001 10,200 2002 10,200 BAN 151,500 TOTAL $ 1,103,750 * Includes $ 250,000 Landfill Bond retirement Town of Wappinger/Acquisition of Greystone Property /EAF/TW00100/May 4, 2000 Page 49 Recreation The Town's purchase and control of the property will make available currently inaccessible and private passive recreational facilities and open space areas to the public. Subsequent plans for on-site recreational activities will be evaluated to determine the capacity of the Town's Recreation Staff as well as any impacts on the Town Budget. Even passive recreational uses would necessitate proper grounds maintenance, snow removal, insurance, signage, etc. Refer to Attachment B.24, Funding Sources. Education The proposed action will not generate any increased demand for educational services, and in fact will prevent the residential development of the site which would generate substantial increases in new students. Preservation of the property and its historic and scenic resources will also make available these unique and important resources for student programs. Police and Fire No significant changes in demand for services is anticipated during the ongoing lease period, except to the extent the Town would have shared responsibility for the property in conjunction with Greystone as a tenant. As no specific uses are proposed, the extent of involvement of the Town Police Department and it's impact on Department operations was not evaluated. Increases in demand for police patrol services of the newly -acquired public property following public acquisition will be mostly to discourage unauthorized use, particularly after hours. An on-site caretaker (or other Town employee) could reduce the need for such services. According to the Greystone Report prepared by Cerniglia and Swartz for the Town of Wappinger, the Chapel/Dormitory Building, the Maintenance Barn, and the Administration Building are equipped with an existing fire and smoke detection system which provides comprehensive coverage and manual pull stations, and appears to be in general conformance with the NYS Uniform Fire Prevention and Building Code requirements for such an installation. The Chapel/Donriitory Building also contains a sprinkler system (which is limited to heads in the boiler and laundry rooms in the lower level), and a standpipe system in the stairwells. The system is supplemented by a Siamese -type connection to the Dutchess County Bureau of Fire for alarm transmission, All buildings, whether in operation or secured down, will include appropriate police and fire alarms. Future demands will be evaluated at the time of any proposed change in site use. Town of Wappinger /Acquisition of Greystone Property /EEAF/TW00100 /May 4, 2000 Page 50 ATTACHMENT C.12 TRAFFIC ASSESSMENT Site Location and Existing Conditions The subject property is located on the westerly side of Wheeler Hill Road, off of Old State Road, and west of New 'York State Route 9. A portion of Wheeler Hill Road, located east of the property, is of varied width, has sight limitations due to a significant hill, and includes various signage indicating "Limited Sight Distance", "Keep Right", and "Speed Limit 15 mph". The site's access on Wheeler Hill Road is approximately 30 feet wide, and is marked with bluestone pillars. The majority of the roadways within the site are paved and provide a width of approximately 20 - feet, in good condition. Site roadways are improved with concrete curbing and storm drains along the east, and wood guardrails along the west. Once the internal site roadway passes the Dormitory Building, it continues past the Administration Building with a width of pavement approximately 12-15 feet wide. The on-site speed limit is posted at 15 mph. Future Conditions No significant changes to site traffic is anticipated during the ongoing lease period. Initial Town and public use as a passive recreation facility will generate minimal and intermittent weekend traffic. Frequency of Town use for storage and type of vehicles are expected to be minimal. Capacity limitations on Wheeler Hill Road due to limited width and vertical curves, are a significant factor in planning the property's future use, Prior to any changes in the site uses, an appropriate traffic evaluation will be conducted. The cost of any required improvements to Wheeler Hill Road (and its intersections) would be addressed as part of the costs and feasibility analysis of such future uses. Town of Wappinger/Acquisition of Greystone Property 1EAF1TW001001May 4, 2000 Page 51 ENVIRONMENTAL ASSESSMENT FORM EAF APPENDIX A -SUMMARY Phase I Environmental Site Assessment prepared by The Chazen Companies Town of Wappinger Purchase Acquisition of Greystone Property Wheeler Hill Road ase IEnvironmental Site Assessment Report tystone Programs, Inc. Property vn of Wappingers, New York 1.0 SUMMARY Page - 1 - lie Chazen Companies (TCC) have performed a Phase 1 Environmental Site Assessment in accordance with the scope and limitations set forth in ASTM Practice E1527-97 of the Greystone Programs property, located on Wheeler Hill Road in the Town of Wappingers, New York. Any exception to, or deletions from, this practice are described in Section 2.0 of this report. The assessment, performed during March and April of 2000, was comprised of interviews with the property owner, local officials familiar with the site, regulatory and historical information review, and a site reconnaissance by TCC personnel. The site reconnaissance was performed on March 14, 2000 by George Minervini. Except for the following, the assessment has revealed no signs of recognized environmental conditions regarding the subject property: • Asbestos containing materials (ACM) have been identified in materials of construction in the Mansion and in the Maguire building. ACM include various floor tiles and mastic on the first, second and third floors of the Mansion, and in floor tiles and mastic in the kitchen area and facilities maintenance office in the Maguire building. • Lead-based paint was determined to be present on certain materials in the Mansion and Administration buildings at levels that exceed Regulatory Limits as established by the New York State Department of Health (NYSDOH). The following surfaces were identified as containing lead: door casings, window components, baseboards, walls, stairwell components, and exterior components (railings, header, porch, etc.) • Above ground storage tanks (ASTs) and underground storage tanks (UST's) for fuel oil are present on the property and the facility is properly registered with the NYS Department of Environmental Conservation (NYSDEC). The active 10,000 gallon UST was tested for tightness in March of 1998 and passed the test. This UST is due for testing in March of 2003. This tank is reported to have been installed in 1959 and needs to be brought into compliance with NYSDEC Petroleum Bulk Storage Regulations including leak detection, corrosion protection, and spill/overfill prevention. 2.0 INTRODUCTION 2.1 Purpose The purpose of this site assessment is to reasonably identify potential or known sources of hazardous waste, hazardous substances, and petroleum or chemical The Chazen Companies April 20, 2000 Job ## 20010 ENVIRONMENTAL ASSESSMENT FORM EAF APPENDIX B - SOILS Town of Wappinger Purchase Acquisition of Greystone Property Wheeler Hili Road NAoO-I I o I L I N T E R I A E T A T 1 0 N S R E C' O R O eE RNARDS T ON SERI CS MLRL111: 142, 1446, lase, Ia5 'y I-1l {l TTlIC OTSTROCMR[PTS, COARSE•LO AMY, MIXED , NESSC T.,C ■ERNaRpSTON SERIES CONSIYT df VERV DEEP WELL DRAINED UPLAND SOILS UNDERLAIN YBEENSE 1LAC141TILL AT A DEPTH OF AeOVT IS {LACHES. THEY FORMED IN GLACIAL TILL D ERIVED MAINLY FRON FNY CLI TE, SHALE, SLATE, OR SCkIST. TYPICALLY THEY NAVE A V[RY DARK GgAYISN BROWN SItT LRAM SURFACE LA YER c INCHES THICK. THE SILT LOIN SVeSOiL fRoM G TO 10 7NCHE5 Il OgRK Y ILLOWISN GROWN IN THE UIIER PART AND OLIVE BROWN IN THE LOWER PART. TME SLLeSTRATVN, FROM 20 TO GG INCHES, IS OLIYE GRAY CHaNNERY SILT LOAN. SLOPES RANGE FROM o TO SO PERCENT. FRUST FREE DAYI OEPTN FRACI, FRACT.IPIR CENT OF MATERIAL LESS i[LAY ; I(IN 11 usb► TEXTURE UNIFIED AASHTO 1210 &MIS-lOiNl THPN ]" rASS C SIEyE HO, I 1 I I I Fcr I ►cT I 10 4o xoo i PCT 1, O -G SIL, L, VFSL IHC, CL•ML A-1, A -f, A•T D•S O•S LP -100 7D•!S f5-91 SO -LS , 2•l2j i O•a CN•SII, EX•L- GR-Sll ML,CL-HL,LM,OM•LC iA-2, 4•a, L•c, A•T' O.10 I o-10 IFS -a0 SO -Tv as -TO ]O -c5 2.121 i-201CN -S [L, Sil. L SHL, CL-Nt,SN, SC•S, `A•2, A -a j O•IO I 0-l0 =cS-lS Sv-f0 a5 -!O ]O -lo 7.1x1 I •ML, CL -ML, SM, SC •SN iA•I. A-1 O.10 = 0-10 ;15-90 SO -15 15.65 ]0 -TS 1•tIi 20-iS,CN-SIL, L, CN -L s I i i �OEITNILIOVIO PLaS• MOIST OULK IERMEA- ' AVAILAsLE Solt , SALIN ITV , SAA CEC I CA[01 14YPSUM ; �(IN.Ii LIMIT �I ICITY; DENSI TV e1Li TY 1WATEA CAPACITY& REACTION 'INDEX SEM' IN NR iN IN I PH I MMXOS CM I I ME (OOG I PCT& I (PCT o -G ' Sl -as a -1a 1 oo-t. IToOs•••1c212.a5 `a= --10a ; 1 DO, 20 Ii o, cc•2..o ,I 0,,.1]-0o,Is O.c•.27 x01o 5 220]6x 2-a 1 to 02,o2 0337-OIo7 i,1 aaa,,.s55---ccc,,,oo00 ; - 1cEPTH� ORGANIC'& SNIIMK- �E R OS IOH:WINO WIND CORROSIVITY , I(t4. 1:MATTER SWELL IFACTORS;EROD, EROb. &PCT IIDTENiIAI' K T GROUP' INOE% 0•a 7•sLCW Ial 3 S Sc P -c 2-S i tOW IL' ] 1 1-201 - lbw ]1, �20•i5� - LOW is: FLOCDING HIG DEPT., ■REOUENCY DvRA Y ION �HONTNi (FTI NONE '1,!•2,0 SANtrRRY ra[IL ITIEs le! i0lS: S!Y[RE-PERCS IL DwLY ,SF►TIC TALAR IIS•..S[YER[•PFRCS SLDWLY,SLOPE _SSORP710N FIEtos ,0.2='SLLGHT SEWAGE i2•T::MoDEq AT I.st-" LAGOON �1•L'SEYERf •SLOPE AREAS ' ,O-1:,MODERAIE-wEiNESS i SANITARY X1.15: MODERATE•W[TXESS,SLOPE LANDFIII ;1S•t SEVER[-SLaPE IIACNCNI i0•L: MOOS RA T C -WE T NEIL SANITLAY iL'1Sx. MO 17 ERA TE- WC TX F SS,SLOra L AADF ILL IS '4 S[YERE-fl Or[ IREAI i 0-4x. FAIR -SMALL STONES,WETMESS GAILY ia-�S:, FAIR-SHATL ST O NESS L OF E,WCTNEIS COYER FOR i1S•i: PPD. -SLOIt LANOIILL 1 Su[LOIXG SITE DEVELOPMENT (al o•It MDO[RATE•OENSE LArER,WCTNE55 INALLOW ia-iSL MO O[R ATCO•ENSE LA YER, wITHES&, SLOPE ;£XC4Y ATI 0NS ;IS•L, SI VER.-SLO►E I MODCAATE•WETNE IS DWELLINGS "Q0,11111 -WITNESS SLOPE w1TNOuT ;+S•: S[VERE -SLOE[ cASCMEMTS t 'IS DWELLINGS DWELLINGS a-�S: MPp[RA1F•WETN ESS,SCOPE w17N �IS•t FCVER[•lI OIE eA5[Mf XTs i p•aS MOOCRAT[•WETXFSS SMALL Il -1 S . MOOCRA LE•WCTNESS,SLOPf CO MMEACIAL =arL SEVERE•SLOPC IT IL 01 N L S• •0•/_.MOOERATE•WETNESS, FROST ACTION LOCALIA ISL: NOOE RASE- WE TNESS, SLO►E, FROST ACY ION 110 a01 AND i1S•i SFr[R[•SL OPE STRf ETS LAw NS. 'D•1 LS I L, L,YFiI .SL I L HT AN OSCAlING 11.1S251L L. VFIL: MOOE RATE- SL O►E COLI IO�ILCN, NCR.MCDERATE-S M A L L STONE& I` FAIRWAYS IE- I'IiC , G R:MDDERA7 E - S M 1 ,SL ALL -1 -OP[ + IIS-% SEVER[•SLO►E KIHO ;MONTHS IOEPT ARONESS'OEPTN ;HARDNESS;IN RC.,ED 'FEe-APR� >cD � T CONSTRuCTTON MATER •� o-Isx:000 X15-SSX:f41R-SlOrf ROAOF{LL `2Sat;POOR•SLO►E ii IHPR00AeLE-EXC9SS FINES iSAND ii 11HPRDeAeLE•EXCESS FINES NC�OTENT'Li UTAL.GRP FROST IXIACTION ' C !MODERATE; lel ' �i GRAVEL i 0.1fx:P0aR•SMALL STONES i 15a4;PO •SMALL STOR ES,SLOPE TOPSOIL . WATER -MANAGEMENT (e} O-]X;SLIGNi POND Il-aX:laOD[RATE•SLOPE RESERVOIR A. ;SEVERE -SLOPE �i ■RE4 i :SEVERE-PIPINC t1EMsANKN1CNT5 i DIKES ANO i SLEVEES = IEV ERE -110 WATER �I E%CAYATfO ►DN05 ='AOu1FER IED i =1 ,OEEI TO WATER �= DRAINAGE II I ;0-]T.:PERCS SLOWLY,ROOTING DEPTH S1 I3-1•PERCS SLOWLY,ROOTING OEPTH.SLO►E IRRIGATION ; O-ax:PERCS SLOWLY TERRACES =aax:SL OPC,PFRCS SLOWLY LN0 DIVERSIONS io=aX:ROOTIMG OErTN,►ERCS SLOWLY GRASSED ;1at:ILOPE,►ERCS %LOWLY.ROOTING OEFTN WAT[RWArS Dutchess County Soil Survey DRAFT, September, 1991 Page 56 S o l L S N T C R► R E. T A T I O M s R' •E C a R D CARDIGAN 3eRies NN0022 MlRAI51 1a/►, is/E f RCP. NRM,vLY, 3'AE MCSIC ` iTFIC OTY TROCHR CP T,S, CO ARSC-LOAMY. MICED. THE CA IDIGAN SERIES CONSISTS DF MODERATELY DfEP. WELL DR\,NEO SOILS FORMED IM GLACIAL TILL UNDERLAIN R AEDROCK. TNCSE SILTS L WAVE RAD DLRGN TRDL IY EL■ROWMANI S URFACE I LTELOAM'NTNE UHOE RLYtNGCHES T ICK. EHOR IIONLFROVM22 TO Iv INCHES IS DARK WRAY[SNS OROWNWN CNAMN[RA SILT LOlN. GRAY 0. LITE SEDROCK IS AT Io SACXC3. iL0►CS RANG[ ►ROM O TO EO PERCENT. ' RCE , ^.ANNUAL_._.. i E MN I. M T,4 TlK7VRE UNIFIED = AASMTD ; a -a fIL, L ML. SM °-a 1 i O -a ICN -L, CH -SIL. GR -L ISM. ML j�,� I a-2zIsIL. L, CM •S IL �,SM, ML �A-t' °•x• A -a I 22-Zo1SIL. L. CN-Slt I { ]o1. UW9 { 19EPYMIl10V10 PL AS- MO IS'T aUIK rERMEA- AERILA6LE SOIL �IIH.Ii LIMIT ;TICITY` OCNCM3Y i E[LI TY `,//PYERNC'NACIYY� RCAPHID INOf% iX HR f 1 60.1.20 o.i•3.o O.iS-o,21 1 a•s-i.0 ,N► -S 1 I,oO-1.20 { o.f-2.v I 0.10-0 IT i p•a 473 =Nr -S { 1.20-I ao i O_t-2.0 i o.10-o,x0 { a'.s-E.0 a-221 <13 ,MP -S i , a.S-i.0 122.30, c33 imp -5 { I, SO -1.T0 i O.i•2.0 i 0,10 •o,ia I { { I I COR0.O1 IYlTY i ,DEPTH ORGANICi SHRINK- ,ER05ION,W IND I WIRD illM.IIMATTCR SWCLL FACTOnSIEROO.I EROo_ I ;ICEL .Ca NCRETEI' PCT I►OTENTlAtI K �T 'GROUP I INDE% LOW O -a , 3-L I LOW 37, 2 I- { i1 0.■ ]-A L0W 1.371 3 I 1 a-22 ,22-304 0, I LDW .3T` i I 1 I NICK WA TEA T FLOODING I DEPTH i KING DURATION MO "TNT 1 FY F11 EOUEHCY X6,0 NONE SANITARY FACILITIES A p•ISL:s EV ERE - D Er TO ROCK LOfE iSEPTtC TANK Ili•%:s EVE0.0-oE►TN TD R9CK,S = A1150 R►T10N FIEL05 i p•T%;SEYER,,IIPTK TO ROCK SLOIE SEWAG! i7•%tSCYERE•DE►YN TO ROCK, tAG6aM i ' ARIAS I i `O-15L:SE VERE•DEPTN TD ROCK SANITARY ,IS L:SEVERC-O[ITM TO ROCK,SLOPE { LA NDFItL { )TRENCH) i O. 15 L: S EYl Re -DEPTH TO ROCK SLO►E 'SANITARY iIS�%:SEVERE-Dl►TN to ROCK. LANoFLLL i [AREAI 1 0-ISL:►OOR•ARlA 0.E CLAIM 1 DAILY ;1Ss L:/OOR-ARE► [CLAI M slOPE COYER FOR i LRMDFI4L I EUSLOINC SITE DEVELOPMENT E I ,p.$S , SCYER9-gtP7R TO ROCKYLDPE SHALLOW ,15•%:SEVEXe.o CPTH To 0.0CK, ex, AVATIONS ! Io-aL;Mo0E1lATE-DCPTH TD ROCK Ia•IS%:M ODERATE•SLOPE.DEPTH TO ROCK 0.f LLtNcs I wITNOUT `i3•%:SeVCRE•SLW►[ /AS[MENTS , p-IS%:SEVERE-DE►TM TO ROCK DWELLINGS it 5.%:SEYCRE•OEPTH TO ROCII.SLOPF I WITH A: EMCMTS t DERATE•OCPTN TD ROCK I SMALL I]•a%:MO O ER A T[• SI OFL, OC►TH To ROCK {;A•%: SEYCRE•SLOPC COMMCRCIAL IAUILDINCS I O-A%:MO O ERATE•OEFTN TO ROCK ,f*DST ACT Ii LOCAL {a•/ODERATC•oEPTH TO ROCK,SLOPE, iROADS AND I FROST ACT IOM i LIAL C TS ;IS•%:3 EV[RE•SLO►C I LAWNS, O•A%SIL,L:MOD[RATC-THIN LAYER �LINDSCA►IXG Io•I% CH.GR:IaOD[RAT[-S MALL }TON CS AMO GOLF Ii•1Y%S I L, L: MOO E RATE-SLO►[,TTONHIN LATER IAIRWA TS I`i•% 3EYERC~SLOrET[-SMAII STD NfS.SLO►[ Dutchess- County' Soil Survey TRACT• FRACT.,,CMCENT OF MATERIAL LESS ,CLAY ; '►Co TIN13r[TINi TH:M 7" POSSING a50OO 7EYE T ( PCT i I o•s I►o•ASD 7o•5s co•Ts 3s -7o ; a-tAI O -l0 IAO•f5 70 -IS 60-73 ]S•TO a-Ia� D-10 1.0.15 60.70 40-73 xo-TO i a -1[i i I { I SALINITY I SA0. CACO2 I GYPSUM A I MMHOS CM I ME IOOG I PCT I PGT I I RDNES�DEPTH iHARONE55ilN11 IN ([N1 120-t0 I HARD - COHSTRVCTION MATERIAL Io•25L:►ODR•AREA RECLPIM :25•Y;►OOR•AREA RECLA[M,SLDPE ROADFILL •EKCEsi TIN iiSAND i i{ I GRAVEL j HYD POTENT't{ GRP; FRD$T. O•ALSIL .l:FA1R-AREA RECL AIM,SM6LL S I iO-IS%CM.GR:109R-SMALL STONES j �a-15XS1L, L:►AIR-AREA RECLA TOPSOIL IM. SLOPE I its♦%SIC,L:FOOR-,LOPE CI 115•%CM GR'h60R•SMALL STONES SLO7E I{ w\TER MANAGEMENT E IO.3Z:NODERATE-SEErAGE,OEITX TO ROCK S FOND 3•,Z:MODERCATE- SEEPAGE. DE P TH TO RDCK,StOPE { II RESERYOIR .R�;:SCYE0.-SL*PE , I, AREA 11 I ISfVKRC-PIPIN4 i 11EMOANKMENTS i I, DIKES AND i )I LEVEES i I ,SCYERE-MO WATER li lKCAVATEO i 11 PONOS i =�AoulleR FED I I ,DEEP TO WATER II DRAINAGE 1 II ISiL.L:6LF TH TO ROCK.SLO►E,EROOES EASILY = SI =CH.GR:OEPTM TO ROCK.Sto►E i i; IRRIGATION i I ) O•A%SIL.LIDEPTN TO ROCK.EROOES EASILY t 11 it TERRACES ID a%cH,GR:D[rTN TD nocR , SI °ND I1•SS1L.L:SLW►[, D�S� RDC K, ERODESEAfILPpRACKOjVlKS10N5R•LCNCR:SLo►[,S9Er TH TD ROCK GRA3iED `o-aYCN.G R:DlP TN TO ROCK WATCRWAYS a•%SIL.L:SLDI [.ERODES EA SILY.DEFTM TO ROCK II I..%cm.GR:SLOPC, CPT" To ROCK DRAFT, September, 1991 Page 58 E C O R D OUTCKESS SERI E' VTOOS2 MLRAISI RE : 142, 144° V. CWSMESIC TYP 1C DYSTRPCNREPTS. c. -LOAMY. MI%E0, TME OVTCNESS SER7ES C9NSISTS PF VERY OEf P, WELL OR4lNED SV. OBS fO0.MEDURiH GL 0.CIAL TILL UNDE0.LAlX BY LNTERBEDOED FOLDED pHYLLITE AND SLATE. YnESE SOILS a0.! OX VpLAN05, OVYCNESs SOl/f TYP [CdI LY NAPE ANDqG AXIL MAT 2 INCHES THICK OYER 4 Y[RY SILTLOAM!STMERSu 4S0[LTYOR0.MOEP7NAOf 16Y IHCNES {SCYELLOWlS HTBAOw NRA HOFeROW MAST LTF LO4M2A#4 CH0.NX ERV SIL TAlOAHRAT NEN BROW SUBSTRATUM FROM Zf TP f5 SNCHES IS OLIVE VCRY CHANXERY FIRE SAND Y L9AM, SLOPES 0.ANGE FROM 0 YO 70 PERCENT. LANDSCAPE AN0 CLIMATE PROPERTIES DR AIXAGE I SLOE aNNU4l ELEVATION I [LASS PCTI PMNU AL P10. t FROST FREE I FT GAYS I 9RECIPtTATIDN 50.1000 W 0.70 T£MPERA71RE ___ ___ 30-90 _ EST[NIATEO SOIL FRDPONII.� , 1 11 fRACT.IfRACT (PERCENT Of HATERIAL LESS ICLA t)IO LN ]-10 IN THAN ]^ PASSING S7 EYE N0. UNIF IED I AASNTD PCY I PCT I 4 10 a0 ]Do PCT ``EµTi; USDA TEXTURE ` I 4 ' 0 0•IS 45.100 90.95 60-95 55-a3 1 ' HL I°-4 ' Ic0•ts SS -30 SO -a0 35-1C 4.1 O.1 ,Sit, L .GR -L IML, SM, CM IA"4 I 0 S - YS ]0.400 65-15 SS -95 40.85 o-4 CN -SIL. CH -L, AML. sM, GM °"4 I O 15 -YS i55 -s0 SO•]S 30.75 i 4.2ajSIL, Ch -SIL. GR•L iA-., A-2.4, a -1•B I I GRV•SL AML, sM, GM 2G-651CN•SIL, CNY-FSL, - I j I , sdtlnlTv saR eE[ cacD3 .rsuN AVAILABLE sOfl I iOEPTNl1 IOViD 1PLA5- MO75T U. , PERMEA• i I CTI PEHS7YY elLITV II T E0. CAFACfTY� REACTION MMH95/CM ME110oG)� [PCTI '(I,, LIMIT ITICITYi I (IN HR IIN IN ' PN 1 S -IS I �INIfI G CH3 0,6.2 0 0,20-0.24 4.5 •f .0 ; - - 1 0.4 f73 NP -4 4.5.6 1.v0.10.1a-0.27 I o I E I -s 10.4 I 4 O 6.2 0 0.14.0.20 4,5-6.0 4.261 (3] IHF-4 1.315 so -D.1b s.I S IY6.55; f15 �NP-4 i f.40•I,fO I i 1 1 I I 0.051GN WINO WIND I CORROS IYIYY i s 10 I ORGANIC SHRINK- E (ENTIIMATTER i SWELL jf ACS_ T_iEAOD.� ERDO. MATTER IPO TENT IAL' K T GRDLII INOK I STEEL CONCRETE LOW .lZ', 3 - LOW MODERATE LOW 2a 3 I o -A 3-a I 4-16 O-1 I LOW ]7 - 16-55� O.1 LOW .321• I CEMENTED PAN BE❑0.0CK 15VBSIDI SCE FLOODING HIGH WATER TABLE 17CTAL;CRP'' `ROST tlEPTH , N3ND ,MONTHS (DEPTH iN ARONESSI D;PN; iHARONE55 LiNN;LIN1 -TIC FREOUEHCV DURATION 16.0 HD XE 1 SANITARY FAC1L1[IES 571 O- s%:MOOERATE• PERC S SLOWLY I (SEPTIC TANK �la•15Z:MODERATE-FERCS SLOWt Y,SLOPE ABSORPTION -I IS+Y :SEVERE •SLOPE FIELDS I Ia-2x:MO0ERATE•sEEP AGE,LARGE STONES II SEE PAGE, SL O PE,L A ALE STONES , SEWAGE 2•Tx;MOD ERAT E• `I I LAGOON Y;5EVERE-SLO PE AREAS E I i O-ax1:MDOERATE-LgRG E STORES ' SZ:MDOE0.ATE•SL OPE I SANITARY a•,LARGE STONES , LANDFILL ,15+%;SEVERE-SLOFE k ETAENCH! I lio-LY:SLSGNT SANITARY Ia•1 s%:Moo ER I LANDFILL jIS+x;SEYfRE"SLOPE i(AREA) I i 10-ISx:PO0R-3HALL STONES 1 OA[LY ;75+%;FOOR-SMALL STONf S, SLOPE COYER FDR LANOFILL BUILDING SITE DEVELOPMENT O-A1:5LLIAT 514ALLOW 1a-15Z:MOOEILATE"SLOPE EXCAYATIONS 11%.%:SEVERE•SLOPE 1 I o-ax:sLtGHr DWELLINGS Ia• 1SY:MOOERATE-SLOFE WITHOUT X15+x: 5EYERE-SLOPE iBASEMENTS �o-ax:SLIGHT OWELLINOS ia•Is%:MO OERATE•SLOPE WI 711 I15+%:SEYERE'SLOPE i BASEMENTS ) 10'a};SLIGHT SMALL '4-aY:M00ERgTE •SLOPE I COMMERCIAL ja%X s EYERE"SLOPE 6UILO1NG5 lo•aY: MDOERA T E -FROST ACTION LOCAL A•.%%:MOOERATE-SLRPE,FRD5T ACT ON R. ADS ANO '15:StyEA" LOPE iSTREETS i I LAWNS. io-aZ5[L.L: MOOER0. TE -LARGE STONES iL4NOSCAPiNG �a-lSxSlt, L:M 00ER4TE-LnALE SiON ES,SLOPf I AHO GOLF o-6xCH,GR:MDOERAT E"SMALL ST)KES,LARGE STONES I FAIRWAYS 'a-15%CN.GA:MODERATE-SMALL STONES - 'l5 .25Y:FA[0.-SLOPE ROAOFLLL j25♦Y:POOP•SLOPE I IIMP0.04ABLE•E KCE55 FINES SAND j MPROBASLE-ESCE55 FLNES GRAVEL O-ISx:POOR-SM0.LL STOHES,AREL RECL AIN }S+Y;P000.-S HALL STONE5,40.EA RECLAIM S. -PE TOPSOIL FO --3%;M On:RATE-SEEPAC_ I POND 3-a ; MOO RATE- SEEPAGE, SLOPE ' RESERVOIR 's+%;SEVERE-SLOPE AREA i iSEVERE -SEEPAGE, P I P SNG :EMBANKMENTS i PIKES AN LEVEES i 1 ISSYERE-IQ WATER EXCAVATED I PONOS i �;gOUlFER fED I �OEEP Tp WATER DRAINAGE i7 I 0.3-:f AVORAeLE I3+%:SLOPE II IRRIGATIGN 1 la -a Z:LARGE STONES , EKODfS EASlLy d5lt� ii TERRACES `A+Y:SLOPE,LARGE STDNES,ERoOEi i AND It DIV Efts IRNS S O-aY:LARGE STDNES,ERODE5 EAsiLY I, GRASS EO is♦Y.:LA RGE S T D N E S,S t O P E.E ROO ES EASIL. WATERWAYS putchess County Soil Survey DRAFT, September, 1991 pagE I NYoo o2 S O f L I N I E R P R E T A T I D N S R f C D A D MAYEN 3fRIES MLA►ISJ= I— A, la{, IAO, I+S, I11e KEY. HEW,./LYW, 5-i1 TYPIC OYSTROCHKEPTs- COARSE -LOAMY OVER SANDY OR SANDY -SKELETAL, MIAEO, MESIC THE HAY EN SERIES CONSISTS of DEEP, WELL ORAI NCD SOILS ON OUTWASH PLAINS, VALLEY TRAINS, AND MOR61WEI, TN EY FORMED IN WATER SORTED LOAMY MATERIAL OYER SYRA'T IFIEO CRAY EL AN SAND, TY►IGAILY THESE Sa1LS iN A WOODED AREA NAPE L O►AK GRAYISN BROWN LOAM SURFACE LAYER ] INCHES TN[CK. TNI SUR SOIL FROM 3 TO y0 1NCK_ IS BROWN LOAM, FADN 10 TO t1 IMCHES IS STRONG BROWN LOAM, AND FROM 11 TO 21 1111.05 IS YELLOWISH SROWN CRAVEtLV LOAM, THE SUISTRATUN FROM 29 TO So IN. IS SIRITIf IEv GRAVELLY SAND. $tor E5 RANGE FROM O TO IG PERCENT. LANDSCAPE AND GLIM►TE PROPERTIES I ANNUAL ALR FROST FRE! ANNUAL ELEVATION DRAINAGE SLOPE 1EM►ERATUAE DAYS I ►RFCIF[YATLON ! [FTI CCA35 I [PCtI W ESTIMATED SOIL PROPERTIES _1A)_ DEPTH FILACT.T►RACT. IFERCENT OF MATERIAL,LESS iCLAY flN.)i USDA TE%TURF i UNIFIED i AAS NTO i>10 IN j> 3 IN` THAN 7' PASSING $fFYE N9. PCT PCT a l0 a0 20o PCT 0-11 L, SIL, YFSL ML, 111 A•4 O o Go -loo TV.- Loo GL -1D1 10-1 0 S•f{', 11R-2tIGR-L, SLL, GR -Sl IML. SM IA -1, 'A-2, A-1 I O 1 O IGD -100 SS -7S RO-7S 70 -Lf 2-+a' =IA -to; SR-LFS-G iSF, T.W. O►, SN iA-1, A-3, A-2i3o-7o 23•{S 10-RO 1 -IS 0-3 I t I t I I I I f !OChTN,l10U1D IPLAS- MOIST OUIK i PERMEA• I AYA[LA%E I SO" I SALINITY SAK I CEC i CAC03 GYPSUM f IN.J1 LIMIT TICITY; DENSITY 11LI TY WATER CAPACITY' RE4CTIO11 1 i IINOEY • IG/CH31 I fIN/Hot : IiN/IMI I►HI IIMMNoS/CMI! ;IME/1000I� IPCTI = IPCTI I O -ISE <Ic NP -a ItO. 1.10 O.i•2.O O. 15-o,IS , a,5 It1-zaI Yes IN► -4 I 1,zs-I.ss o.c-z,o I o.0{-o.1I a.s-c ;xa-t0� 010 ; NP 1 I.as-I ds 120 i D.0I-0.03 I I I I 1 I I 1 i I I I I I I IDEPTN�ORGAHIC' SHRIXK• ERO3fON!"INO WIND CORAOSSYITY �I 1N.IIM6 TTfR I 5WFlL iFACTOAS EA00.� EROD. I I IFCTI IPO T ENTIAL'� f �CROU,i INDIK I STEEL CO_IICRETEI I s x -c LOw .32; 3 I ,Low t NtaH I13•xa Low .21; 1 ;21.601 LOW Dutchess County Soil Survey DRAFT, September, 1991 Page 7� SEYf RE•S EE►PGE,TDo 3AN0Y PROBAaLE SAITARY N I 'I +I I LANDFILL I GRAYEL 1 I (TRENCN} I II I SEVERE -SEEPAGE POOR -TDO SAMOY,AREA RECLAIM sAMITARY I II I LANDFILL } I' TOPSOIL I 'ARE►I ►DOq•SEE►aG E,SMALL 5TONE5,T00 SANDY I GAILY = II WATER MANAGEMENT IBI I CQY[R FOR 1 II l0•GY:3EYERE-SEEPAGE LANDFILL i i= POND Ia•%!SEVERE-S EEPACE,SLOPE RESERVOIR AR A BUILDING_ STYE_ O%E_LOPMENT (11_____ II I _ SEVERE•COTRANKS CAPE T SEY Et RE•SEE►0.GE 1 SHALLOW i ''EMBANKMENTS IE%C►VAT IONS = I' DIKES AND i ii LEVEES O -&%'SLIGHT I{-15%!MOOERATE•SLCPf tI ,SEVERE -NO WATER DWELLINGS EXCAVATED WITHOUT I SI PONDS I BASEMENTS i ==AOUIFlR ►EO 0•AS:SLIGMI II•ISY;MDOERATE•SLOPE OEEF TO WATER I DWELLINGS i WLTN i �I DRAINAGE ■ASCMENTS I ,O•aX;SLIGNT ; 1 t I{-IS:MODERATf-SLO►E 'I O-3Y;EROOES EA51LI IXaY�54vPE, SMALL I I{+i:SEYF II ERODES EA51LI COMMC RCiAi AE-SLO►E = fRRIGATION IL DINGS II I D-a%:MODEKA7E•f AOST ACTION o•sY;ERoO[s En1[L Y,TOO $ANDY LOCM I{ -7s Y;MOOERATE•SLOPE, FROST ACTION 'I TERRACES I{aI;SLOF[,f RDDES EAS ILY./00 SnNOr ROADS AND I II 6N0 iI I12*%:SLOPE.EROOEf EASILY STREETS i OIYERSIONS I LAWNS, O-a1:51[CRT O•{Y:FRODES EASILY 'LAX OSCArt i -If S:MO DEAATF•SLOPE it GRASSED +I 14.%1SLOPE,EKDOES EASILY } ANO GOLF 1 WATERWAYS I FASRWATS ( II I Dutchess County Soil Survey DRAFT, September, 1991 Page 7� NY0o5] S O l L I N T E R P R E T A T I O N S R •E C O A 0 NLRAISI loo, l0l, 14o is 2. 144A HAS I R REV, KAW, 4-66 LITHIC OYSTROCHREPTS, LOAMY -SKELETAL, MIXED, MESIC THE NASSAU SERIES CONSISTS DF SHALLOW, SOMEWHAT EXCESSIVELY DRAINED SOILS ON UPLANDS, THEY FORMED IN SSLTY CLACI: TYPICALLY 7NESE SOILS KATE p VERT DARK GRAY [SH RROWH CHA HNE0.Y SILT LOAM SURFACE LAYER L INCHES TH[CK- THE SUESDII TD IL INCHES IS YELLOW{SH EROW14 AND FROWN VERY tNANNERY 51LT LOAM. "ARO SHALE ANO SLATE ■EOROCK IS AT Ii INCHES, RANCE FROM O TO cs PERCENT. LgHOf CAPE AHO CLIMATE IROPERTIES ANNUAL AIR FROST fREE ANNUAL ELEVATION TCNf ERA}URE OgY3 PRECIPTTATIpN I FT 1 O[LALSCE i sLOI SE PC1 0. IS OEP 7H ESTIMATED SOIL PROPERTIES A IIIN.1� USDA TEXTURE I UKIFIEDI FAACT, FRAC T. PERCENT Of MATERIAL LESS 1 AASKTO I)PC7iNisFCT[Ni IAN 71 FA__ SSINC SIEVE NO. O.7 till, L ML, SM A,4 t0 a0 200 O-] CH -SSL, CH -L iMt, Gk. SH I O•S q0 -f0 75 •AS 65^Lo 45-75 i o-] CNY•S IL, CNV - L =CM lA 2' p f-70 ass-qs as•Lo ]o -}s 2s -to ]-ITILNY-SIL, CHY-L 1A 2, A-4. A -I , S-20 30-S0 2s•SS IO -SS IS•SD ( 1 LM, CM -CL A-2, A-4, a-1 I I 17 tUwe I i i 110.25 ,]D -c0 1s •ss 20-15 Is -so 1 I I 0fP7H;lIpU10 1PLA5- M013T BULK PER14f A- AYAILAXLE SO[L SALINITY 540. (IN,ji LIMIT iT[CIYI; OE NS I TT ; 01LITV ,WATER CAPACiTYi REACiIaN 1 CEG 1 EAC03 i C 1 INDEN G CM] IN HR IN IN PT I I 0-2 1 25-]T 1 -IO 1.10-1,40 0.6-2MMHOS CM .0 L P 0,1]•0,17 .,5.5,5 1 ME IDO1 CT q -]so -1,4q i D.6•x.o i o.00..O,Ic ', q•] ' zs-Is 1 -Ip soo.OT•p,,x 7 -Il, xo-]5 ,-10 , 1,20-I So 0.6 •T.O ; 0.07•x.$2 ; 4 S.- S-1 -S ;OEPFHIOALANIL' SHRINK- EROSION WIN❑ WINO i CORROSIVITY ;IIN. $;MATTER SWELL IFACTORSIEROO I ER➢O, j IPCTI 'pOTENTiAL1 K T �CROUPI 7NDEN STEEL COHLAE7E� 0-] ]•s i 0.3 ]-s LOW i,20 2 _ Low xlc" i 0-] ]-5 I LOW 20 2 i 1-17� LOW2 ' 17 1 11- ING , HIGK W4TER TA etE CEMENTED I OEFTN KING MONS PAN EEOROCK SUES[OENCE kYO PO iFREQUENCY OURAT ION NONTks I FT j NS iiiMTN;HARPNESS;DEP iH IIIA RONE'SS'INI T,;TO TALI t R P' F NOME )L,0 IN i IN IN I a 1 I SANITARY FACIL..IES [E 110 -IO NdgO ' t 'Mp O-ISX:SEVERE-DEPTH TO ROCK [ON 1. TR UC TION MpTELI (E- !SEFTIC TANK (t5•Y;SEYERE-SLDPE,OEPTH TO ROCK ;O-IS%:POOR-THIN LgV[R,ARIAREA RECLAIM aE FIELDS ON I ROAOF ILL ;xSaY;R00R-SLOPE,TNIN LAY(R,gRE0. RECl 41M I i Ii 1 O-TY:SEVERE-DEPTH TO ROCK 1 SEWAGE `T+X:SEY ERE-SLgP E,O EPTH TO POCK ;� ;IMPROEAELE-EXCESS FINES LAGOON 1 0.A(A5 1 ; %AND i `D-,sY;SEYERE•➢EPTN TO ROCK (i SANITARY 1154%;SEVERE-SLOPE,OE►TN TO ROCK IMPROEAELE•EXCESS FIRES LakDFlll ; ITA ENCNI j CRAYEL 'O-IS%;SEYERF-DEPTH TO ROCK 1I SAN[TnRY ; IS1X_ SEVERE•SLOPE, DEPTH TO ROCK 0-lSX;POOR-AREA RECLgi M,SMAIL STONES { LANOf [LL iiS+X:FODR•S LO►E, AREA RECLAIM,SMALL STONI f AAEAj TOPSOIL I 10-151:POOR-AREA 0.ECLAIM,SM0.LL STONES DAILY 115+%:PDDR-SLOT E,gRE0. RE LAIM,SHALL STONES COYER 1OA 1 WITEq MANAGEMENT 6 LANDFILL i I' O 1D- A X:SEYERE•OEPiH TO ROCK !O I, N ;L+X:SEYERE-DEPTH TO AGCk,SLOPE i1 RESERVOIR A EV(LD IMG SITE AEA OLVELOPMENF e 0•fSY:SEYERE•DEPTH TO ROCK SHALLOW =1St ::SEVERE-SLOPE-DEPYK TO ROCK ,SEVER[-SEEIAGE,TNIN LAYGA jEXCAYgT10Ni ;EMEAMKMENTS i DIKES ANO i LEVEES 1 0-I%T;SEVERE•OEPTN TO ROCK ' OWELLINOS i15•:SEVERE•SLOIE,DEPTM TO ROCK ISEYERE •NO WA tot t WITNOVi ii EXCAVATED 1 EgSEMCN TS I PONOS jI �A001fER FEO I 10.1S1:SEVERE-OE►iN TO ROCK 1 OWE LI INGS IS•%: SEYE RE-SLD►[,O EPTN TD ROCK ,i `DELI YO WAT[R WITH I EASEMENTS ` DRAINAGE O•tY:fEVERC-OEPTN 7O ROCK i SMALL �1•Y:SEYEPE-SLOI E,oEPTH TO ROCK i0.7%:00.0 UGHTY,DlPTH TO ROCK 1 COMMERCIAL ii+Y:OR000MTY,DEPTM TO ROCK,SLOpc EUILO INCS i IRRIGATION ; 10-ISY:SEYCRe-DEPTH TO ROCK 1I 1p-eY; LOCAL IIS+Y:SEYlRE•SLOPE.DEP TM TO ROCK I LARCE STONES TO ROCK ROADS NO 1 TERRACES 10.+%:SLOP E,L ARGE STONES,OEPTM TO ROCK STREETS 1 i ANO I i ji DIVERS IONS i I LAWNf. O-ISXS[L,L,CN:sE %ERE• TN I N LAYER O -1Y •LARGE STONES,OROVL NT Y,DEPTN TO gaCk IANOSCAPING i15•YS {L,L,C N:SEYERf •SLO►E,TMIN LAYER 1 GRASSED I0..S:SLO►[,4ARGE SiONEs, DROUGHTY AND GOLF o•Is%CNV:SEYERE-SMALL STONES,TNSN LAYER 1I Wq 7ERWgYi 1 (AIRWAYS IS •1ONV;SEVERE-SMALL STONE ;LOO' LOO' E, THIN LAYER I 1 Dutchess County Soil Survey DRAFT, September, 1991 Page ENVIRONMENTAL ASSESSMENT FORM EAF APPENDIX C - CORRESPONDENCE Town of Wappinger Purchase Acquisition of Greystone Property Wheeler Hill Road Letter form New York State Office of Parks, Recreation and Historic Preservation, dated February 25, 2000 Letter from New York Natural Heritage Program, dated February 22, 2000 e���,rtotv.y�r 4 a $ A New York State Office of Parks, Recreation and Historic Preservation Historic Preservation Field Services Bureau WYORK STATE Peebles Island, PO Box 189, Waterford, New York 12188-0189 Bernadette Castro commissioner February 25, 2000 Hilary Smith Planner Matthew D. Rudikoff Associates 7-11 Beekman Street, P,O. Box 271 Beacon, NY 12508 518-237-8643 Re: Info. Request (NIDRA file TWOO 100) Acquisition of Greystone (Carnwath Farms), Wheeler Hill Rd. Wappinger, DutchessCounty OOPRO609 Dear Ms. Smith: Thank you for requesting the comments of the Office of Parks, Recreation and Historic Preservation (OPRHP). It is gratifying to learn that this historic property will be preserved. The Greystone property was listed on the State and National Registers of Historic Places in 1991 as part of the Wheeler Hill Historic District. Please see the enclosed registration form (sorry about the poor copy - it is the best one I could find). It refers to the property by what is apparently a historic name - Carnwath Farms. It appears the dormitory and chapel are considered non-contributing buildings. Regarding archeological sensitivity of the property, OPRHP has determined that a Phase 1 archeological survey is warranted if ground disturbing activities are planned for the property (see attachment). If any state or federal agencies are involved in future work at the park, a review of the project by this office may be required in accordance with section 14.09 of the New York State Parks, Recreation and Historic Preservation Law or Section 106 of the National Historic Preservation Act of 1966. Please let me also remind you of the grants available from a variety of sources that may be of interest to the town (see enclosed brochure). For further information about the grants available through the Environmental Protection Fund and Clean Water -Clean Air Bond Act, please contact Ron Rader at the Taconic Regional Office, 914-889-4100 Pyt301 An Equal opportunity/Affirmative Action Agency 0 printed on recycled paper r WIR i 3 200'6 5 H. Smith page 2 Please call Peter Shaver 518-237-8643, ext. 3264, if you have any further questions about the National Register nomination. For questions about archeology, please call Cynthia Blakemore at ext. 3288. Sincerely &614AIOU2�✓ Ruth L. Pierpont Director, Historic Preservation Field Services Bureau Enc. New York State Department of Environmental Conservation Division of Fish, Wildlife & Marine Resources Wildlife Resources Center - New York Natural Heritage Program 700 Troy -Schenectady Road, Latham, New York 12110-2400 Phone: (518) 783-3932 FAX: (518) 783-3916 February 22, 2000 Joseph T. Bridges Matthew D Rudikoff Associates Inc Riverside at Beacon 7-11 Beekman St, PO Box 271 Beacon, NY 12508 Dear Mr. Bridges: Am NRW John P. Cahill Commissioner In response to your recent request we have reviewed the New York Natural Heritage Program databases with respect to the proposed possible Acquisition of the Greystone Propem, by the Town of Wappinger for public park purposes, area as indicated on the map you provided, including a one -mile radius, located in the Town of Wappinger, Dutchess County. Enclosed is a report of rare or state -listed animals and plants, significant natural communities, and other significant habitats, which our databases indicate occur, or may occur, on your site or in the immediate vicinity of your site. The information contained in this report is considered sensitive and may not be released to the public without permission from the New York Natural Heritage Program. Your project location is within, or adjacent to, a designated Significant Coastal Fish and Wildlife Habitat. This habitat is part of New York State's Coastal Management Program (CMP). which is administered by the NYS Department of State (DOS). Projects which may impact the habitat are reviewed by DOS for consistency with the CMP. For more information regarding this designated habitat and applicable consistency review requirements, please contact: Greg Capobianco or Steven C. Resler - (518) 474-6000 NYS Department of State Division of Coastal Resources and Waterfront Revitalization 162 Washington Avenue, Albany, NY 12231 For most sites, comprehensive field surveys have not been conducted; the enclosed report only includes records from our databases. We cannot provide a definitive statement on the presence or absence of all rare or state -listed species or significant natural communities. This information should not be substituted for on-site surveys that may be required for environmental impact assessment. -z - Our databases are continually growing as records are added and updated. If this proposed project is still under development one year from now, we recommend that you contact us again so that we may update this response with the most current information. This response applies only to known occurrences of rare or state -listed animals and plants, of significant natural communities, and of other significant habitats. For information regarding regulated areas or permits that may be required under state law (e.g., regulated wetlands), please contact the appropriate NYS DEC Regional Office, Division of Environmental Permits, at the enclosed address. Sincerely, a. Teresa Mackey Information Services NY Natural Heritage Program Encs. cc: Reg. 3, Wildlife Mgr. Reg. 3, Fisheries Mgr_ Peter Nye, Endangered Species Unit, Delmar ENVIRONMENTAL ASSESSMENT FORM EAF APPENDIX D - SURVEY Town of Wappinger Purchase Acquisition of Greystone Property Wheeler Hill Road APPENDIX 2 ENVIRONMENTAL PROTECTION FUND 1999 ACQUISITION GRANT APPLICATION DATED AUGUST 9TH, 1999 PAGGI, MARTIN & DEL BENE LLP Consulting Engineers & Land Surveyors 54-56 Main Street Poughkeepsie, New York 12601 914-471-7898 914-471-0905 (FAX) August 9, 1999 New York State Office of Parks, Recreation & Historic Preservation Taconic Region Mills Mansion Staatsburg, New York 12580 Attention: Mr, Ron Rader Reference: 1999 Acquisition Grant Programs Environmental Protection Act of 1993 Greystone Property Town of Wappinger Dutchess County Dear Mr. Radar: On behalf of the Town of Wappinger, please accept this letter as a formal request to participate in the Environmental Protection Fund (EPF) 1999 Acquisition Grant Program for the purchase of the Greystone Property located on Wheeler Hill Road in the Town of Wappinger, Dutchess County. The Greystone property comprises 99.6± acres of land overlooking the Hudson River, including five (5) buildings with a total gross floor area of 41,000± square feet. The grant request is for fee simple acquisition of the land and buildings with the intent of utilizing the parcel as a multi -use Town Park. The fair market value of the parcel is $2,200,000, Pre -development costs of $22,500 and Administration costs of $27,500 make the total Project cost $2,250,000, The proposal requests $350,000 from the Grant Program, with the remaining $1,900,000 being financed by the Town of Wappinger. Enclosed please find five (5) sets of all required information as detailed in the EPF Acquisition Grant Program instruction booklet, including: 1. Application Pages 1 — 4. 2. Project Narrative 3, 4, ,= 5. �... 6. Joseph E. NO, Jr., P.E. 3" x 5" Photographs USGS Location Map Signed Authorization Resolution Written Estimate of Fair Market Value Ernst Martin, Jr., P.E., L.S. Charles E. Del Bene, Jr., P.E. NYSOPR & HR - 2 - August 9, 1999 RE: Greystone Property/1999 Grant '., 7. January 24`i', 1990 correspondence from the New York State Department of Environmental Conservation indicating an adjacent Significant Habitat area. 1 8. February 21 s, 1990 correspondence from the New York State Office of Parks, Recreation and Historic Preservation indicating eligibility of the property for inclusion on the State/Nation Historic Register, 9. Please note the SEQR process has not been completed as of this date. On behalf of the Town of Wappinger, we thank you for your consideration in this matter, and we look forward to participating in the Program. If you have any questions or comments, please feel free to contract this office. Thank you. Very truly yours, Peter J. P ggi 'Enclosure cc: Hon. Constance O. Smith, Supervisor Hon. Vincent Bettina, Councilman Hon. Joseph Paoloni, Councilman Hon. Joseph Ruggiero, Councilman Hon. Robert Valdati, Councilman Hon. Elaine Snowden Albert P. Roberts, Esq, Ralph Holt Joseph E. Paggi, Jr., P.E. 1999 APPLICATION ACQUISITION Check Appropriate Category: X Environmental Protection Act of 1993 Clean Water/Clean Air Bond Act of 1996 Either Check as appropriate: —XNew Applicant X` New Project APPLICANT Name: Town of Wappinger Mailing Address: P.O. Box 324, 20 Middlebush Road Wappingers Falls State: NY Federal ]D �4-6002488 N/A Charities Registration f Description: Property or Historic Register Name: Local Historic Designation: Site Address: State: Minor Civil Division: County: Zip Code: 12590 PRAT Acquisition of the Greystone Property N/A (State/National Register Eligible) Formerly known as the Reeves Mansion Wheeler Hill Road Wappingers Falls NY Zip Code: 12590 Town of Wappinger Dutchess Legislative Districts: Senate4l st Assembly 97 th Hon. S. Saland Hon. Joel Miller Program Type: i Heritage Areas Historic Preservation -X— Parks Project Type: X Acquisition 4 — Acquisition with Development 4 Ac n' t Type: XFee Simple _ Lease (25+ years) Easement A- i Application # (AGENCY USE ONLY) ;' AUTHORIZED OFFICIAL Name: Constance 0. Smith Tid Wa in ex Town Su ervisor Telephone #: (914) 297 — 2744 FAX #- (91.4) 297 — 4558 Business Address: P.O. Box 324, 20 Middlebush Road. Wa gingers Falls State: NY 12590 Zip Code: CONTACT Name: Constance 0. Smith Title: Wappinger Town Supervisor Teiephone#: (914) 297 — 2744 FAX #: 914 297 — 4558 Business Address: P.O. Box 324, 20 Middlebush Road Wa in ers Fa11s State: NY 125 90 Zip Code: BUDGET SUMMARY: (from Project Schedule) Pre -Development Costs: $ 22,500 Acquisition Costs: s2,200,000 Construction Costs: $ 0 Administration: ')7 q nn PROTECT TOTAL: $2,250,000 GRANT REQUEST: $ 350,000 APPLICANT SHARE: $ 1,900,000 A-2 Cote, .2nt °Engineer/Architect Study Subtotal: PROJECT SCHEDULE (Eligible project costs are listed on pages vii -viii) Pre -development Completion ongoing Acquisition (Include the value of any property that will be donated or transferred from other purposes) Description Acres Completion 'Acquisition of 99.6± acre 99.61 pending parcel improved with five buildings with a total gross floor area of 41,000 ± sf Subtotal: Component r of Units Outdoor N/A Indoor N / A Ancillary N/A Construction Completion Cost $ 22,500 22,500 Cost $ 2,200,000 2,200,000 Cost 0 Subtotal: Administration Component Completion Cost 'Legal ongoing $ 6,000 °Environmental. Testing ongoing 5,500 °Title Insurance ongoing 9,000 °Town Force Account Labor (Rec., Comptroller, etc) ongoing 7,000 Subtotal: 27,500 Total Project Cost: $ 2,250,000 Attach a project narrative as described on Page ix At -3 APPLICANT SHARE AND SOURCES (Eligible forms of applicant share are listed on page viii) Identify all funding for the project, whether eligible or ineligible as matching funds, according to source (Federal, State, non- Cer�Tnentai), amount, kind (i.e., cash, force account, donations, real property, etc.) and date used, available or requested. Include all fund support in -hand, committed or anticipated for this project. Please note any restrictions that may apply to any funds used as match. Source: Town of Wappinger Tax Revenues Source: Amount: $ 11900,000 Amount: Kind: Serial Bonds Kind: Date Used: NIA Date Used: Date Available: A Date Requested: As required Date Available: Restrictions: NSA Date Requested: Restrictions: Restrictions: None Source: Source: Amount: Amount: Kind: Kind: Date Used: Date Used: Date Available: Date Available: Date Requested: Date Requested: Restrictions: Restrictions: Source: Source: Amount: Amount: Kind: Kind: Dat- T Tsed: Date Used: Da, vailable: Date Available: Date Requested: Date Requested: Restrictions: Restrictions: Source: Source: Amount: Amount: Kind: Kind: Date Used: Date Used: Date Available: Date Available: Date Requested: Date Requested: Restrictions: Restrictions: Source: Source: Amount: Amount: Kind: Kind: Date Used: Date Used: Date Available: Date Available: Date Requested, Date Requested: Restrictions: Restrictions: Source: Source: Amount: Amount: Kind: Kind: Date Used: Date Used: Date Available: Date Available: Dat( quested: Date Requested: Resti...dons: Restrictions: Q-4 1999 ACQUISITION GRANT PROGRAM ENVIRONMENTAL PROTECTION FUND ACQUISITION OF THE GREYSTONE PROPERTY Wheeler Hill Road Town of Wappinger Dutchess County, New York A. SUS; This application is being submitted by the Town of Wappinger for the purpose of acquiring fee simple title to the 96.6± acres Greystone Property on Wheeler Hill Road, including five (5) existing structures with a total gross floor area of 41,000f square feet. Acquisition of the parcel is important to the Town because it will insure continued public access to the largest remaining undeveloped Hudson River front property within the Town. Additionally, acquisition of the property by the Town will satisfy both short and long term recreation goals; preserve and protect the natural, scenic, historic, and cultural aspects of the parcel; and prevent inappropriate use of the property. B. OVERALL CONDITION: The conclusions of an October 26th, 1998 report on the condition of the Greystone Buildings prepared by Cerniglia & Swartz, RE., Architects, Planners and Interior Designers, indicates generally good condition for the onsite structures. Said report does indicate several instances of dilapidation and/or disrepair, but these faults seem to be attributable more to age and neglect rather than serious structural problems. The buildings were also inspected by McGrath, Basciani & Associates, Inc. — Real Estate Appraisers & Counselors, who also concluded that the buildings were in average to good condition. A copy of their July 7"', 1998 Report is enclosed herein. It should also be noted that the property has been identified as being directly adjacent to significant Habitat 4173589 —a striped bass spawning and nursery area (see enclosed letter dated January 24th, 1990 from Mr. Joel L. Hermes, Senior Wildlife Biologist for the New York State Department of Environmental Conservation (N.Y.S.D.E.C.). 6 -1 C. NATURAL SCENIC RECREATION, HISOTRICAL & CULTURAL RESOURCES: Acquisition of the parcel by the Town will allow for protection of the natural and scenic resources of the Town by insuring public ownership and access to the last remaining, large, undeveloped parcel that offers unparalleled Hudson River views. The historical and cultural significance of the property is unquestionable, as evidenced by the conclusions of the New York State Office of Parks, Recreation & Historic Preservation (See enclosed letter dated February 21s`, 1990 from Mr. David Gillespie, Director — Field Services Bureau). Specific criteria noted by the State included: • "Associated with events that have made a significant contribution to the broad patterns of our history" • "Embodies the distinctive characteristics of a type, period, or method of construction." • "The Greystone House is architecturally and historically significant as a representative example of an Italianate style house that recalls the Hudson River Estates tradition of the mid to late nineteenth century." E D. USAGE: The subject property was originally part of a large Hudson River Estate, at one point referred to as the Reeve's Mansion. The current use is as an intermediate care facility for the developmentally disabled, operated by Greystone, Inc. The proposed future use is to consolidate the multi -use recreational needs of the Town of Wappinger. E. THREATS TO THE PROPERTY; The immediate threat to the property is that development pressure will result in the parcel being purchased by private concerns, thus eliminating forever public access to the last remaining, large undeveloped parcel in the Town of Wappinger that offers unparalleled Hudson River views. Additional Short and Long Term threats to the property include: continued dilapidation of historic structures; loss of historic and cultural resources, and other inappropriate uses. F. PUBLIC BENEFITS AND SUPPORT: Acquisition of the subject property will allow the Town to consolidate it's current recreational uses as well as allow for the fixture recreational needs of a growing Town. Suggestions by the Town Recreation for immediate use of the property include: new senior center; departmental office space; meeting rooms for activities; swimming pool; picnic areas; walking trails; children's playground; teen center; and winter sports. Suggestions for future use include: tennis courts, basketball. courts; summer camp, town swimming pool; camping shelters; small 9 hole golf course. G. PLANNING: The town is currently in the early stages of planning for this project. The availability of Grant funds is likely to have a significant impact on the Town's willingness and ability to complete the project. STORAGE BUILDING (EAST ELEVATION) STORAGE BUILDING (SOUTH ELEVATION) 2.0-1 k t ION k t 'J.. L '_ L � ..yorat - - �, * �� �y:4�' "y'�. . -� � .a _ .; i":�.� � - �. - �• �� "�� �, a .'�.tyi. ._� e .n "F_ ,r, � ... ..-_. _. r�w�� yy ''�•'A. e. x ' �� .��� r � - r:.� _ . ;�_:�. :�, `, .+„ _r�� . � ��„ `f. 'a. � _ � . -� � .a _ .; i":�.� � - �. - �• �� MANSION EXTERIOR VIEW (NORTH ELEVATION) MANSION EXTERIOR VIEW (SOUTH ELEVATION) 2.1-1 C -t CHAPEL EXTERIOR VIEW (NORTH ELFVATTc»v1 CHAPEL EXTERIOR VIEW (EAST ELEVATION) 2,2-1 DORMITORY EXTERIOR VIEW (EAST ELEVATION) DORMITORY EXTERIOR VIEW (WEST ELEVATION) EXTERIOR VIEW (WEST ELEVATION) EXTERIOR VIEW (SOUTH ELEVATION) 13-1 C-7 :x. EXTERIOR VIEW (NORTH AND EAST ELEVATIONS) EXTERIOR VIEW (SOUTH WEST ELEVATION) 2,4-1 0 Y• •I' J_ - EXTERIOR VIEW (SOUTH WEST ELEVATION) 2,4-1 ` llil 4 �_ i � �I �, 7rf +' 11 ' 1 j l i 1J+1 ` :,.__ ! J � i � ` �f� r � �✓r•l 30 ! .� `r' J M y, t � t f � e .� r�l r � � 41 E. ,,'!' ` � � / !•� � IY "='• .•• wi �\ t L - 4IQ7 �_- rlf� � -,\ + -. ol. �',/_ i 11-, 1• ` �\` - � y � J ti� •1�• .1 � J �f r `1`/J r:�� � ! �'� ^ I/� • � •``_'�1 4 � "'. I �� U• .,.ri .��j�' •r�l �l.' • i4 � fl. I!'�� .,`_' �,'�-+t \ 1 ! 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I r � 1 � C ��s�5 Il-iv9 77P, WLL ��� t�� rri tlt�,•� �t `�iyy� i �,, '/f��4'+��ja�'On+_ ,��'�3%�;�•r rr •� •r��l`aiP/ ��j "�A�� ., -'K- W. � Y,. _ t +I I 1 it � + n�65 _ ` r��f ,'i ��''��S'1 t ' ���� � -1 � .r 5 iir tJ � \�i �=�• _ } rf .f! 1�, /. vUi:l '�~r ��{11• 'j , •s{I•• i rte._ '.' ' lyr� r`. / � ,4 f Np 't\1 �/� � ., L• �V 1 // ~'„ � lr. 1c 14"X ,t�i QO J/ 1 ,O. (% _ - .r �': 'r ry o;}},l I /��., .rp,'..` : �4 I / `!�/�a0 { ! J _ • d/! ! V1' f'i�l r' t•5 • M� . �,�R{�-^...��•,� - ! 1•/L 7 t�, 1 • 1� 1�� 1� '•'3"r ! 1 `n'_ /^ +�1�� Int' r/' 'iII �! y�� tr �Ili�1.� .! k ���`, �� � 11'� I; ,11� •" ''}1Ij //� 1, 5V �!' �1 t', �,' ''i,; :2 - f"�ri\�'�\ ,[: I/!n/rl. / V,�,Q //•'A•, � i. 1 .� "� 4804 GRWI 41,�• ,� �. , _ ''I' Zj� PX --�r!1 ., y � ,Q I/ 156_ L rl�. fl +..+} ,�0; �-, ? Cr • .'%• � • I � �,•- � t �I A. �� �; 1 _r= rif,�� 1 r' � 1 .,✓�, - r � ! ! y ° r,..ti , 11,,�y � �'I�•1 !r rP •'� A. �.. � ,i/lr� V. Y-`„'�:j /� ' I � +���i t', t s m r • .7Q ' � � i 1 "O a 'i t '� � r / tl : X192 � !i a--» :r 1 �\; q ni} th 1 \ ''� / /•' �'” y \• n iii �� [/� '! �,€ � �� , i_ t�1602 city of i Delawwe-�A' USGS MAP >✓/- r / .���. �'� / Wappingers Falls Quadrangle 3b 37 14 Scale 1" - 2000' o 3 . ;moi /• A .2. j MUNICIPAL RESOLUTION 1999 ACQUISITION GRANT PROGRAM ENVIRONMENTAL PROTECTION FUND AND CLEAN WATER/CLEAN AIR BOND ACT I, Elaine Snowden, the duly elected and qualified Town Clerk of the Town of Wappinger, New York, does hereby certify that the following resolution was adopted at a regular meeting of the Town Board held on July 26 , 1999, and is incorporated in the original minutes of said meeting and that said resolution has not been altered, amended or revoked and is in full force and effect. RESOLVED: That Constance O. Smith, as Supervisor of the Town of Wappinger, is hereby authorized and directed to file an application by on behalf of the Town of Wappinger, for funds from the New York State Office of Parks, Recreation and Historic .Preservation in accordance with the provisions of Title 9 of the Environmental Protection Act of 1993 and/or Title 3 of the Clean Water/Clean Air Bond Act, in an amount not to exceed $ 350,000 , and, upon approval of said request, to enter into and execute a project agreement with the State for such financial assistance to the Town of Wappinger for acquisition of the Greystone Property, Date: July 27, 1999 Print Name: Elaine H. Snowden Signature of Town Clerk:G>u�l�S d fn "Seal541 "ZV1lk. nlc .ra , }r. l;� `� r�`�r?`,`n�a%�•�..�ny�`�'".�µ^��tiS''� 'H .iY " � _ ` •. .. � ' • �' , � '; .. �' 'r, �f«r�.F�7�. Y5.i5 New York,State: Department of EnvironmenW Conservation .. 1 F egy may, ��.. .+u,� + µ �_ �y; YI I . { .. '• t f - l� :i =`"+'M."�f-+.M_"'"S�%y .1� 4Yr.Y+,^%i.�'�5i b 21 South Putt Corners Road • New Paltz NYA 256 X1696 } 4 January 24, 1990 'Mr. Lawrence -J. 'Paggi 42 Catharine Street Poughkeepsie, NY 12601, RE: Grestone House Dear Mr. Paggi: I have reviewed both our Significant Habitat and Endangered Species files. 1 found that Significant Habitat 4173589, a striped bass spawning and nursery area, is located adjacent to the above referenced project area. �incerely,n I ; Joel L. Hermes Senior Wildlife Biologist Region 3 JLH:sw t C- E: `JAN 2 10190 ~ ` �"�"'PNCE J. O!v",^ M; New York State Office of Parks, Recreation and Historic Preservation The Governor Nelson A. Rockefeller Empire State Plaza a Agency Building 1, Albany. New York 12238-0001 Y' Mr.: Lawrence J. Paggi, PF Catharine Street .'` Poughkeepsie,• New York 12601. Dear Mr. Paggi: February 21, 1990 Re: Information Request Greystone House Driveway Wappingers Falls, Dutchess County 90PRO165 We have received your request for information regaling cultural resources within your project area. Based on your information and a file search, we have determined that this property meets the criteria for inclusion in the state and National Registers of Historic Places. Please refer to tha attached sheet for comments on eligibility. Based on reported resources, it is the opinion of 'she OPRHP that your Project area may contain an archeological site. Therefore, it is our reccmendation that unless substantial ground disturbance can be docLmtented, an archeological survey is warranted. Our office can provide you with a list of qualified archeologists. Doctnentation of ground disturbance should include a description, illustration and photographs keyed to the project map. If you have any questions, please call Shirley Dunn at our Project Review Unit at (518) 474-0479. DSC/SD:tr Enc: A Word About Archeological Surveys Sincerely yours, David S. Gill -p'e Director Field Services Bureau RECEIVED yB 2:.6.1990 LAWRENCE I PAGGI• �i An Equal Opportunity /Affirmative Action Agency Historic Preservatian Field Services Bureau zTFO .REU= (Agency). =STONE HOUSE (Project Name) WAPPINGERS, UUIC= (Location) X Property appears NR/SR eligible. PRE SRB X POST SRB SPECIFIC CRTTF.RTA: A. X Associated with events that have made a significant contribution to the broad patterns of our history; OR B. Associated with lives of persons significant in our past; OR C. X Embodies the distinctive characteristics of a type, period, or method of construction; OR represents a significant and distinguishable entity whose components may lack individual distinction; OR D. Have yielded, or may be likely to yield, information important in pre -history or history. II. Property appears to be within the boundaries of a potential. historic ,daitrict. PRE SRB POST SRB ( map attached) Property contributes does not contribute (to the historic district). DISCUSSION: The Greys -tone House is architecturally and historically significant as a ret�resentative example of an I_tal.ianate style estate house that recalls the Hudson River Estates tradition of the raid to late nineteenth con The buildiM retains characteristic features of the Italianate style including Zits arish flat roofed mass' brick construction ired arched windows with stone lintels and aver- _hanctinq roofline with heavy brackets. The residence was built as the focal point of a large Hudson River Estate in circa 1860. III. ADDITIONAL 1 I'S : Related outbuildings and landscape from the estate period, and buildings constructed during the properties later use as a. novitiate remain unevaluated at this time. More information an these other resources - will need to be provided before the SHPO can assess the eligibility of these potential contributing resources. �t� McGRATH, BASCIANI &ASSOCIATES,Nc. Real Estate Appraisers & Counselors Westchester Office 141 North State Road Briarcliff Manor, N.Y. 10510 9141762-2808 FAX: 9141762-2780 SUMMARY APPRAISAL REPORT GREYSTONE HOUSE, INC. Wheeler Hill Road Town of Wappinger Dutchess County, New York intermediate Care Facility Submitted Albert Roberts, Esq. Vergilis, Stenger, Roberts & Pergament 1611 Route 9 Wappingers Falls, New York 12591 Valuation Date July 7, 1998 Dutchess Office 1481 Route 52 Hopewell Junction, N.Y. 12533 9141896-5333 FAX: 914/895-5340 M-3 McGRATH, BASCIANI &ASSOCIATES, INC. Real Estate Appraisers &Counselors Westchester Office 141 North State Road Briarcliff Manor, N.Y. 10510 9141762-2608 FAX: 9141762-2780 July 16, 1998 Albert Roberts, Esq. Vergilis, Stenger, Roberts & Pergament 1611 Route 9 Wappingers Falls, New York 12591 Re: Greystone House, Inc. Wheeler Hill Road Town of Wapprnger Dutchess County, New York Dear Mr. Roberts: Dutchess Office 1481 Route 52 Hopewell Junction, N.Y. 12533 9141896-5333 FAX: 914/896-5340 As requested, we have completed an inspection and analysis of the captioned property for the purpose of estimating a market value as of July 7, 1998. This letter does not in itself constitute an appraisal. Rather, it serves to transmit the following appraisal report. The appraisal report describes the scope of the appraisal, the techniques of valuation and summarizes the reasoning leading to the opinion of value. The report is subject to the enclosed limiting conditions and assumptions. The following is a Summary Report of a Limited Appraisal, which is intended to comply with the reporting requirements set forth under Standards Rule 2-2(b) of the Uniform Standards of Professional Appraisal Practice of a Summary Appraisal Report. As such, it presents only summary discussions of the data, reasoning, and analyses that were used in the appraisal process to develop the appraiser's opinion of value. Supporting documentation concerning the data, reasoning, and analyses is retained in the appraiser's file. The depth of discussion contained in this report is specific to the needs of the client and for the intended use stated within. Mz] Furthermore, in accordance with prior agreement between the client and the appraiser, this report is the result of a limited appraisal process in that certain allowable departures from specific guidelines of the Uniform Standards of 1 Professional Appraisal Practice (USPAP) were invoked. The intended user of this report is warned that the reliability of the value conclusion provided may be impacted to the degree there is departure from specific guidelines of USPAP. The subject property consists of a 99.6± acre parcel of land situated on the west side of Wheeler Hill Road in the Town of Wappinger. The site is improved with an intermediate care facility for the developmentally disabled, consisting of five buildings with a total gross floor area of 41,000+ square feet. Based upon our familiarity with the subject property, our knowledge of property values in Wappinger area, as well as our knowledge of the Dutchess County real estate market in general, it is our opinion that the market value of the subject property, as of July 7, 1998, can be estimated as follows: TWO MILLION TWO HUNDRED DOLLARS ($2,200,000) Further, it is our opinion that the marketing period for the subject property will be one to two years. We hope the foregoing summary analysis is sufficient for your immediate needs. If you should have questions concerning the content of this report, please call. Thank you for providing us with the opportunity to assist you with this matter. Sincerely yours, Gerald M. Carey State Certified General Real Estate Appraisal No. 46-26238 Reviewed and Approved by: Donald M. McGrath, Jr., MAL ASA State Certified General Real Estate Appraiser No.46-2839 MCGRATH, BASCIANI ' & ASSOCIATES, TABLE OF CONTENTS Title Page Letter of Transmittal Table of Contents Salient Facts Regional/Location Maps Maps Objective Purpose of the Appraisal Scope of the Appraisal Process Real Property Interests Appraised Statement of Ownership Site Description Description of Improvements Approaches to Value Sales Comparison Approach Income Approach Summary of Values Reconciliation Value Conclusion Estimated Marketing Period Restricted Exposure Time Assumptions and Limiting Conditions Appraiser's Certification Professional Qualifications Representative List of Clients Addenda I IT IV 1-2 3-4 5 5 6-7 7 7 5-11 12-18 19 20-25 26-25 29 29 29 30 31 32-34 35 WGRATH, BASCIANI & ASSOCIATES Property Owner Address: WORM Property T e: Pro e Size: Improvement A e: Construction: SALIENT FACTS Greystone House, Inc. Wheeler Hill Road TMappinger, Dutchess County, New York Grid 419-6057-03-487186 intermediate Care Facility Site: 99.6± Acres Building 41,000± SF Varied ranging from 1880's to 1950's Masonry, wood and steel frame with brick and precast concrete exterior; slate roof. Tenancy: Owner occupied Interest Appraised: Fee Simple Estate "As Is" Highest & Best Use: As Vacant - with residential development As Improved - readaptive use and expansion as multi- family affordable housing Zoning: "R-80; Residential" with a limited range of pernvtted uses including single family homes, buildings owned and operated by the T/Wappinger and public schools on lots of at least 80,000 SF. Numerous special permit uses for cultural, recreational, educational and other special services. Present use predates the current zoning although, in our opinion, the property would qualify as a special permit use. WGRATH, BASCIANI & ASSOCIATE; 1 Assessment & Taxes: Current assessment of $900,000 with tax-exempt status (if taxable, taxes would be approximately $34,000). Flood Map: The subject parcel is not situated in a flood plain according to Panel #361387 0010A (6115179) Town of Wappinger. Appraisal/ Inspection Date: July 7, 1998 2 McGRATH, BASCIANi & ASSOCIATES If—rinrrr f ` Falfi VY ; ... — . 4 rsa54Yn �� �uuri. n........ Mettacahonts s cn Park i (r'lllll]rDDI{ f/ Ra A11i ervtlle � _ h da Park Wash Rl fn MabbellsvHle Pataukunk East Park Hollow 22 L,::;kawack ,► Accord ° w Rnosr•veit Nolne 1 I5 �rL 1 4 South 343 343 •Kerhonk Q!d 5ro n � +I L4a�.A Millbrook , son Mohonk W over 55 Granite Lake u9''ste; * N Paltz io d �, 11 PI'easant Valley 8 ,� Plains 3 1 5 s4 Wawarsrng 1p + atrvtew .L .r I 44 / Poughkeepsie N2 Verbank ZZ Kent � Napa 1) 299 2 � o # Mrnr,nwat ., s * '� High and II � rl �iienYllle 5t Pb.. S } _ 6 3 �44 * 2 Arilrigtan Moores Mills � I'd I * I i 44 r r� 1 Dover 1' . _ 55 [2Da a 11 55 Jamas ❑airy furnace Ire Caves fi I * 4 Q9 Mt. !.. trcn.crrnq Gardiner Clinton ale * esiltngs Clove 1 rCragsmoor Ganahgote g 55 r, We a ck p Bru nswrck * M ena Red Oaks ~ i j 2255 Y LaIlln• g 'G- Mi to I I j 0 4 rti Lagr nPe• * .6 55 SoRrs Dwaari,rll 32 town i Mlll s vllle WingdMe Parnr rD8 16 _ 22 7 �L )2 Walker Valley /� L /4 Arlhursburp Beekman Pougl,guag �f1 1~ Platiek,il �', "' 04 + 31 ti '� IN 55 >_ Z 39 Pine Bush �'J- ' >> 7 �' * tiSonehouse Z tJlst.erviue f Marlb ro ' _ Wappingers a Is �, zlb ( { ]r `Wallkill '' Hopewell Jct.. 55 Quaker H,11 She nam -. ti 15 Ne•w Urg Q 41'in,1r�' {J _ 'in�,rnv � �.. 1.i lSter mvilie 1 5 t ,. 3DU f �uFhSUnvrtrp -1,1110. 302 Walden ' i Sloomingburg * 52 5Z �� D ! E.F ankrn :♦ �. 297 7 i * 1f Bullwlle Mont orae 208 Cotden- /� F'rshkiil /j 7' Holmes — Ct & ry * .? h r" i +2 7 .Pecksvrlie. - 9 �\ 302 x _ ? _ palterse�rtiI �. IT t Circleville 11 I � 7 �P `'.,`..Beacon _ :�4 --=-- - h . 311 3 � CtARENCE iowncrs {;ghlancl.Lales_. — * I�eµirg - . • iG4f.8eacon SI. P4 (Un{!nv) r� R ]2 I ''.leoz F.Me+fSroCK'w J+r;,•rr 1 4 ��``� n , MEM. SF. PK. Sl, * 15 4 Ncty 211 416 MaybrZUk 1 L,111e. Brst n 9+v W izlnd5flr�udson #[rnlrr ('rrrnrr.s �!I Far�sefd } I a>�-0 Islands 1;,•t ! 7 Bur"' Salrsburls Gate rotswuasr,n F1 4 nriry Kent r 30152 /�1 312 Z c.� 39 L} 301 ClitIs Carme + 4ti �11ti 6 Campbell * side Mills rY N ! {r I Till osier Znr Washingtonville r 3� w JAI ZIA� ColgSPr' Nam ors �` RR�`rl,I B100m,r,q r1 ■� Lnk`e wfwrr6 { Il Brewster Gr Ove .k ZOR � Mow nlasnvdl'c ashen 94 Mtn u S and A,.d o } Garrison s° Mahapac o (•rrrrr,r, I } l,rrnrlrnr 1I1A I `I 7k'. 1''rr•✓t I•. Lodge o r trl—, P-1! b h'nli,<j' `� 121 /14us, 11 P1 CralRv,lle { ', i'. 4n �a 6 �� t;,., n /� + Hi Mand Fajjls n :{ } ro (6, rChesterl,4' Kiryas i; . 44 hrub Crotdfti•Falls l tlfi N•5alem }ocl I Rhland Mslls Somers )u_fland' � �1" � - h a Oak- * r r ,- ;}a # 94 ,i • ff ( •ntr;71 Valley Fort �. dam mrrh lS 1 H s �� r'si MontRomer�lr' Cen. 41rrc r,m V. Toll , N Y N G 202 Purdys satcml 1161` t�rida Monroe 6 it Pans vnf7 1 til IZI South ' SuKar �y arnman s8rar Mtn � Amawaik ',C1 Salem � o 144 Loal GOOSfPON O - 35 j • IE ,land MtN, ST. Px.1 1 PAZISADES� sl I * -'+rPeekskiii 35 _J; I 1 0 35 J ., .� Yorktowrrl/ Cross yJ Arden fiarnfi Tomkins �ti Fiuehanan 118 Hts.�� rich �� ,River 123 Covd f (� Nrrr ('r•�Inn� ' ) 124 * !. Snulnlr , INTERSrATE WarWIC 1A! 17 r15 1�(Harr,mac St Pk r O w.5tony Pt Jrr 129 aaltlerrnl „+ X94 Greenwood 211) A U ony P o r have Ifo Croton- Mt. Kisco O 121 112 Pound R,dRe_ '•lirw M,4lord Lake t7 PARK vJe5� h o on. 133 1TZ Bedlor l 17 �`'S l.nlr. �HoYEr t]r'i� 12 I !.5' rSohnn 2 I * straw 9 9A ^1 4 f 1D ,' , � �, 1 ,� / V' r; Mspwo I N• f.lNr•s Co,"i"Ir 1 fi TlJ%QdO 1 'Q 304 \(, '( *' 126 ( Banks•lL pr1� 1 r Sloatsburg Park 2U2 for j Ossining ! �� 1N 22 v'ilc lI``� New Canaan it i,a v' r J06 �''II• New ^ 1liSt ° Pleasant '' rr,•t.V 104 II rrr r ti511 } f 1`z J It i%)'sriarco Vill 45 } I �. Spring Y 3[t3 j Manor �x Hsllbur * i M�� Va ley Armo k / r a, h. r ,�'.', 1 *,.� � 05 b 77 k 4481 5 Mi. Soften 59 , U Mahwah off. ¢r o se n Tarry�o s`r 22 VV IsnAL DRAFTING Co„ INC. I O Na el hlYacK 'taws tri•. _ rs111' PAPP t //�,� o Fit 3113 1, r�r m ' rrorrr * H2 son} Cos Cab n . �i 11 17 River ,9 a Newlound- Wan.3que F{amsey �< land o 202 -j-�Ir� ti Drra `ehur q Otd l Sad to River }� Dobbs' rJ .White Uakland W ldwsCk l f ,i''r'••r s Ferry 2 I . I.. a REGIONAL LOCATION MAP 3 MCGRATH, BASCIANI r & ASSOCIATE! w LOCATION MAP :3 McGRATH, BASCIANI & ASSOCIATES, OBJECTIVE The objective of this appraisal assignment is to undertake the investigations and f as of Jul analyses required to reach the "as is,, market value of the subject property, y 7 1998 (date of inspection). The nction of the appraisal report is to provide Albert fu Roberts, Attorney for the Town. of Wappinger, our estimate of market value. PURPOSE OF THE APPRAISAL The purpose of the appraisal is to estimate the market value of the subject property as of the July 7, 1998 date of appraisal. For the purpose of this appraisal market value is defined as follows: The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: 1, buyer and seller are typically motivated; 2. both parties are well informed or well advised, and acting in what they consider their best interests; 3. the property is exposed for a reasonable time on the open market; 4. payment is made in cash in United States dollars or in terms of financial arrangements comparable thereto; and 5. the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale. Source: Uniform Standards of Appraisal Practice, The Appraisal Foundation, 1997 Edition :1 McGRATH, BASCIANI & ASSOCIATE 5 SCOPE OF THE APPRAISAL PROCESS McGrath, Basciam & Associates has prepared an independent and impartial appraisal of the property in conformance with the requirements of the USPAP and specifically invoking the Departure Provision. While every effort has been made to produce a credible market value estimate, the limited scope of the assignment limits the reliability of the result. As part of this appraisal, a number of independent investigations and analyses were required. The appraisal process performed and departures taken are as follows: Appraisal Process: • Identified the real estate being appraised • Identified the real property interest being appraised • Researched the purpose and intended use of the appraisal • Stated and defined market value • Inspected the property, and set forth the effective date of the appraisal. and the date of this report • Set forth all assumptions and limiting conditions that affect the analyses, opinions and conclusions, as stated in the addenda of this report • Limited the collection, verification, analysis and reconciliation of comparable market data to information available within the REARU database • Considered and analyzed any prior sales of the property within three years of the valuation date, and considered any option or listing of the property • Provided a signed certification in accordance with Standards Rule 2-3 It is important to note that the "Limited" appraisal process does not include the following: • An in-depth review of the zoning ordinances which govern the property • In-depth market and highest and best use analysis • Review of environmental, survey or engineer's report WGRATH, BASCIANI & ASSOCIATES, IN( 6 Departures Taken Given the "Limited" nature of this appraisal assignment, the appraiser has invoked the Departure Provision which permits limited exception to sections of the Uru orm Standards that are classified as specific guidelines rather than binding guidelines. These specific guidelines are as follows (copies of USPAP are on file within. the REARU and are available upon request): • A complete market analysis- was not made (SR I. 4g). The appraiser has presumed for the purpose of this "Limited" appraisal that the existing use of the improved property is the highest and best use of the property (SR 1-3a). • This "Limited" appraisal report relies on two approaches to value, with no support from the income approach (SR 1-4b). REAL PROPERTY INTERESTS APPRAISED This appraisal is made with the understanding that the present ownership of the subject property includes all of the rights that may be lawfully owned and is, therefore, title in "fee simple." Fee Simple is defined as: "Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat." Source: The Dictionary of Real Estate A raisal, 3rd Edition, American Institute of Real Estate Appraisers, cago, moss, , rage 1.40 STATEMENT OF OWNERSHIP As of the date of valuation, title to the property was vested with: Greystone House, Inc. Based upon our research and analysis, there has been no transfer of the site during the past five years. McGRATH, BASCIANI & ASSOCIAT 7 SITE DESCRIPTION The subject property consists of a triangular shaped, 99.6 acre parcel located on the west side of Wheeler Hill Road. The west boundary is a distance of 2,001.21 lf, approximately 1,920 feet of this boundary consists of frontage along Wheeler Hill Road. The south property line (depth) is a distance of 2,217.2 feet. The north property line is a distance of 502.42 feet and the west boundary is in several courses totaling 4,312.84 feet. Approximately 1,220 feet of the west boundary adjoins lands owned by Central Hudson Gas and Electric Corporation and unproved with utility related improvements and equipment. The remainder of the west boundary (3,0934 feet) adjoins lands improved with railroad trackage, part of the Metropolitan Transit Authority (Hudson Division) system. West of the railroad land, is the Hudson River. The topography of the site is gradually sloping, except in the northwest segment where the land descends more sharply. Generally level and rolling areas are located throughout the parcel, particularly in the southwest and southeast segments. The terrain generally consists of lawned or cleared pasture areas, with some heavily wooded segments interspersed throughout the 99.6 acre parcel. The property enjoys panoramic views of the Hudson River from all points on the site. The only drawback to the area is the Orange & Rockland Utility Power Plant situated directly across the Hudson River from the subject property. Public utilities serving the site include electric and telephone. In the absence of public systems, on-site sanitary disposal and water system are utilized. in 1989 a 10,000 gallon per day flow galley septic system was installed. In addition, in 1990, the main well was improved and 2 new wells were established on the site. McGRATH, BASCIANI & ASSOCIATE 8 TAX MAP OF SUBJECT PROPERTY McGRATH, BASCIANI 9 ' & ASSOCIATES, Zo �eLs�A ZONE B ... S o SAM D r FLOOD MAP McGRATH, BASCIANI & ASSOCIATE! 10 lid% up r. do ;4 , F% or OPP awry ZONING MAP McGRATH, BASCIANI & ASSOCIATES, DESCRIPTION OF IMPROVEMENTS As of the date of inspection, the 99.6± acre site was improved as follows: Maguire Pavilion: Three story, 20,3000 square foot residence hall (including portion of basement) erected in 1958; good quality construction. The first level consists of (3)± offices, (7) bedrooms, (2) dining areas and (2) living areas/lounges. The second and third levels each include approximately (14) bedrooms, (2) offices, (3) living areas, (2) dining rooms, (1) kitchen, (1) storage room and (2) institutional style bathrooms. The basement level, above grade in sections, comprises 6,150+ square feet and includes a dining hall, adjoining fully equipped commercial kitchen, a laundry room, maintenance office, washroom, and various utility rooms. The structure has (2) stairwells and (1) 1,200 lb. capacity passenger elevator. As of the date of inspection, the structure was in average/good condition. Two oil -fired hot water furnaces ("Weil McLain"), three large oilfired hot water heaters ("Bock"). Annex Building: One story with basement, masonry structure erected in 1950. On the main level, the 3,200 square foot former chapel consists of an open auditorium utilized as a recreational room. The full basement (3,200 SF) includes day program room, fitness center, recreation office and boiler room. As of the date of inspection, the structure was in average/good condition. Administration Building: Two and one-half story former residence converted to general office space in 1985/86. The 2,900+ square foot masonry structure was erected in 1927 and is in average condition. Construction. details include brick exterior walls, asphalt shingle roofing, wood double hung windows, plaster walls, wood flooring and oil -fired forced warm air heat. No hot water. The interior layout includes approximately 10 rooms/offices and (2) washrooms. Mansion: Three-story brick structure with basement, originally a residence hall. As of the date of inspection, the 9,000 square foot structure was vacant, in poor condition, and required extensive renovation or demolition_ Maintenance Barn: Two and one-half story brick barn erected in 1900+. The first level comprises open utility space and a horse stall stable area. The upper levels utilized for storage. Total floor area estimated at 4,000 square feet. WGRATH, M : BASCIANI IZ & ASSOCIATES, m Site Improvements: Site improvements include a macadam paved driveway*, stone { retaining walls, (2) staff parking lots, (3) walls*, sanitary septic systems*, an inground pool, a basketball court, ballfields, wood and chain link fencing, walkways, etc. The site is adequately landscaped and well maintained. * New or recently improved. { McGRATH, BASCIANI & ASSOCIA 13 SUBJECT PROPERTY MacGuire Pavillion SUBJECT PROPERTY MacGuire Pavillion 14 McGRATH, BASCIANI & ASSOCIATES, it SUBJECT PROPERTY Old Mansion SUBJECT PROPERTY Old Mansion 15 McGRATH, m :1 BASCIANI & ASSOCIATES, ... gee ti -4v, ev, FIR SUBJECT PROPERTY Ballfields SUBJECT PROPERTY Excess Land 17 McGRATH, BASCIANI & ASSOCIATE; SUBJECT PROPERTY Excess Land SUBJECT PROPERTY Excess Tared 18 McGRATH, BASCIANI & ASSOCIATES,! APPROACHES TO VALUE Highest and Best Use The subject property is current utilized by the owners as an intermediate care facility. It represents a pre-existing use which requires special permit. The subject improvements are of mixed utility, utilized for residential, office, and recreational purposes and are considered to varied condition, ranging from average/good to poor. Due to a change in philosophy, the occupancy is decreasing and the functional utility of the site has diminished, and readaptive use must be considered. Based upon the location, the amount of supporting land and the panoramic views of the Hudson, the recent demand for developable sites for affordable housing for low income and/or seniors, and the present on-site water and septic systems, it is our opinion that the highest and best use of the subject property is for readaptive use and expansion with multi -family development. Valuation Process The continued use as an intermediate care facility seems unlikely. A review of the real estate market activity indicates several sales of large institutional, religious or educational properties for readaptive use in recent years. The present improvements lends itself to redevelopment and there is ample land for expansion. Given the above, and the objective of the assignment, we will utilize the Sales Comparison and Cost Approaches to value. McGRATH, M :3 BASCIANI & ASSOC1ATEE 19 W SALES COMPARISON APPROACH The sales comparison approach is a process of comparing prices paid for comparable, or similar properties which have sold or have been recent to the date of appraisal. The comparable data is then compared to the subject property, with appropriate adjustments applied, to account for any differences between the comparable sales and the subject property. Such differences may involve time, location, zoning, physical characteristics, construction, land size, accessibility to utilities, etc. The Sales Comparison Approach is based on the principle of substitution which implies that a prudent person will not pay more for a property than it would cost to purchase a comparable substitute property. In estimating the value of the subject land, we have researched and analyzed six sales in the southwest portion of Dutchess County with similar utility or sales with Hudson River views. Our analysis took into consideration the size, location, zoning, access and topography of the comparables in relation to the subject site. The following sales indicate a range of value from $5,689 to $9,911 per acre. Particular attention was given to sale #6 since it afforded similar views of the Hudson River which is considered comparable to the subject. CONCLUSION OF LAND VALUE Based upon our familiarity with the subject site our experience in the current real estate market and our familiarity with the Wappinger area, it is our opinion that the land value of the subject property, as of July 7, 1998, can be estimated as follows: 99.6+ Acres @ $8,000/Acre or EIGHT HUNDRED THOUSAND DOLLARS ($800,000) McGRATH, BASCIANI 20 & ASSOCIATES, 1N1 .1 m G m Z m LU � Q � m S N 0 o a 4 co LLI U J r- < a co q J m m ° a E 2 O U ¢ 21 fp C N f C d O_ O u7 CL it ;,-.b ,CQ c� ° j� ti 2 I � d m ` o isi ; v o P, LL .. LL m w 0 O m O Lo 0 O 0 LD : m Y v y m eb N m o m h 3 00 00 0 W :`.'. a -110 a Q [L ,� Q"A }, is C L m W O d W m ,Oj, m. .-. i6 4 O M Q to V1 f9 L H C m N O V 0 O IA M O O Utl u, fA>� : m o m a m o d j U m d a >; r~ w N 0 0 O Lo O O 0 M1 Y �Llm #, m N N m O U') �4 LUm yt J Il '1 Q ett Uco Ys afY O {M1A r j m W r M1 O N r O O O .k N Nub = c9>ia m m O m -,-,o vE',im O 0 5: W: �.� N:E E °a�,: O I U, ir L6 iA t 0 I W 7, gym„ ii LL Q G N LL{ W N G J a L a N G s [r atS % m +n a. o L. CC Q m C N 4Y N Vi Y 0 7 a 0 0 m ° 60 II+ iii q m Y WO G G W u L u m G D° a`i5¢� NLL� c ID cc C I I o � r L 0 0 W m S: Ute] ` 7i C CL ;- 0 ° w x co i; U w LU Z x ui fW d ¢ra p J� U Z CL .1 m G m Z m LU � Q � m S N 0 o a 4 co LLI U J r- < a co q J m m ° a E 2 O U ¢ 21 fp O lry d O O_ O u7 O � I C I P, Iq 0 0 O m O Lo 0 O 0 ui 69 M Q to f9 07 0 0 O IA M O O Utl m r~ w N 0 0 O O O O 0 [p N N 04 N sa I } j r M1 O N o O O O O N N I I L6 iA ii G W N G J 0 a G m ° 60 II+ iii q m Y WO G G W u u u m G D° a`i5¢� NLL� c CO z 7 v d c 01 LT w r � Ln 7 O co Ln t T an PJ N N N t0 M1 iq iA 0 uc07 m 0 40 N to c t4 o m i3 r N N N U5 — w McGRATH, m :3 BASCIANI & ASSOCIATES, `.' % -w 21 1v% ."'0 d From 4 low` �s 3 Willow }J +°res Al ills hao��! '" Elniok 51artturdville o F 1 Union Ulster S Plc sant Clinton 4* 17 ? R Center Park +n°cKnss� Plaint 14 Rowland lio!!ow b17 sA.. a 4AerAR[I _ t.A. r r Rilton �9 tr.wisnORRit 1 Clinton SIAL[ PARK lyFrA 16 = c0ruers ,µor■� �� F g 16 Shunpike A)ashviile g sr�` .D Jti Ilihcrnia irJ snit IIS? R° DJ5 fl Poini n t -t}'(iC o Nether N,ety� Ne Parst Park *oiK t ° woad 4 Park 4 i $2) f4 l' j fast 41 tiYu.tihinglon 44 alrh Plutarch T ark r IIullow MA? 0. , � Gretna na o �^` N cA.,drA,. t"fi �44'� '62 "Millbrook99 t.A, pv1 a 39 72 Mnrslree n 'v1 s r 1 E 2a Gartrens 5 o ui h 4 • ( A rnKt rr 73 ; ? itilllllrronk 'rte as Little "0 16 0 4° n+A +°+r =" Rcst 29 93trnr� q �i 'a r;° w Ameea 40 %IT o R°rsr 71 ,?G D14 6 i.c ! a�`' lOak w,°UR5 A c1 Picasani ° ". a,RO Summit C 12 LA 9G�fAttKltl1 +° Valley °+r. �p >" Lloyd FAILtr +D Vrrlrurrk 90 Fair- PARK � 15 44d t Village 7 \ view h,` F�4 47 D1 Verbank °*aar Camhy ( Highland/ 3 b1 �) H ,,+���1 v►� Rochdale 44 Al9 trtSr"q° cN Rea Arrin�ton 43 ��ri*" oores 89 n Mill '' 14 It r V. RO 44 55 9 �. '�°*r Vassar goo. 46 D t7vcrl<rok - Nnrlh 'Ar { 55 Manchester ` M, Clnvc ease ' 9 $ ( 9 37 Flriditic 4 I'reedom I Pough- d9 Z1 Pin55 ins D 1 10 b 5� giilinl Clove keepsie 49 ranD "Rt Milton Crouse-, SPALIFNAf♦I i I3 14 'D R° Store An an iter! [)ak La grange. neusr.ul Preas, a� t8 Mills +D21 villc 21 21 id W-7 9 37 Clove 9 7] New 42 1 Volley 11 ,* Hackensack 33 L, Arthurs- F9 � - ttowoout ,? ! .1 AO Diddell 11111side Natud, burg 32 couKrr Lake L'A' 10 -55) PARR 90; Myers 37 Corn rs 3 ishkill 82� Ialns D7 erwARons Reek. 7 rq; 93 Clove k� mnn Pough- r` 14 Marl- i$ 4 79 1 f3 ranch Lai. 'T.r..i0 $ 91 ;Dual; L.A, bore 93 'sem W'r""' jet. 9 roma Haan Nwrr., UR LSTECO' zs"M St am Olm E Co' Coda' 28 f Ile ewelr 9 D5 Wes son- Jct.d R l6 w Green x Pawl ilie 28 haven - r 2 3 yo_ Stormvirle 0[P01 Wood. Middle sett[ inr Ilr Hope O 3I 37 [ORES) WAr),r 55 ' Chelsea hel eai 35 82 52 rn+''s a "A, tHN. °i9 "0 34 HrinkerhoFr , East D3 �° '` ` 29 6T'Ar 32 re jrF 90 J Flshkill yni r�'' o Balm- nil f 3 W 52 s�h� u� 16 Ville FTshkill 2 84 15 6 � r 52 12 13 eo Ko Nod r 5h ���.h LAND SALES MAP 22 McGRATH, BASCIANI & ASSOCIATES, INC In estimating the overall value of the subject property, we have researched and analyzed several transfers or contracts on institutional type facilities in the Hudson Valley. From each of the sales we have deducted our estimate of the land value to arrive at a sale price for the :improvements. The price per square foot of improvements range from $8.35 to $44.35 per square foot. The low end is comprised of a vacant former nursing home in Hyde Park in poor condition, having only a "shell" value. The second lowest is a former hospital that has been on the market for several years. In our opinion, the overall value of the subject improvements would be towards the middle of the range of the remaining sales, reflecting the overall average condition of the improvements. CONCLUSION OF VALUE Utilizing the various improved sales (91 through 99), considering the foregoing discussion, and based upon this appraiser's experience in the real estate market in Dutchess County and the Mid -Hudson area over the past several years, it is our opinion that the market value of the subject property by the Sales Comparison Approach as of July 7, 1998, can be estimated as follows: 41,000+ SF Intermediate Care Facility @ $34/SF Value of Subject Land Total Value of Subject Property (R) 23 $1,394,000 800,000 $2,200,000 McGRATH, "M3 BASCIANI & ASSOCIATES, PM =c McGRATH, BASCIANI 24 m :1 & ASSOCIATES, it w¢z Um CL w0�:Y :N :N :N N :� N T Iw J W U W : VP : W K : 49 :44 . 0 iA rox w ; >bLU z a iao o :(D o :m in In o iO o :m in :' o u� cD ¢ w m w m N w a Na w 49 z't w cip w N m m r N h m os W) o v w I/1 a G w :N Lo W :Ot w iN :Q1 T :m a � i �O V..� 3' ' w 4' ' 44 N 4 w 'J Lu Qw° Q cpm: J ;co w �"O U)z ujo i7m w �¢ v� z �z �z Q ':'.'ate Hn zi oz �uzi z z za zD w LU CL s p .O J=w w rr 0 a u¢. LL a w a w LL w p O Z O C7 LL a 0 ¢ C7 ¢ a a '¢ a. V J LL p to : OP - M co h ' m N O LA R f0 h o 0) N co P Z :� CIDn m v c90r, v W mQ Jo N G : If) :a, �, t- o : O to .16 M m N cl) co v :, m rr W 04 Q o o o 0 a 0 o 0 '.o 0 a : o 0 a o o a LLJ w :J U N : Lf) 'N c�9_ Ul � � M O - iH :44 V3 : i9 W : H- 4 i9 U Oi T Of : O7 m V Qt V ` m U UL. Opw w � :O 07 �p p pp i z w r Z cn ¢z Z Q w O U 0 J a: z }} II F G w m Q H �, ¢ Z W a �QP map D W U w[i --I W JOZ p U) DDo O e V fizz Ods Z W }Z ¢ZZ fLs}Z a Z u] s'd�LU a O (r}_w< (rzQ ¢U.dw wa p s�vi U�� ¢¢w Uod }�U:O�N',� cod =(=o ¢mU L -do zrj U o o s OO �rr atn ¢ 'J.0 7: �V tZitoU:Q�(w7 U► :s�z:�rn S=m V~iU 0 � ,�0o z C) nw(D <w� 20 ;a . Z 0 LLJ CO a- � ���:¢d� J 2 f.. ' Z d p�� � � :r: wxz X = - J } 1U- wab:zZw P �:w azo O Uro ��a 0 0 ¢a7:�t� Uma r�0:in w?� r CV W U, :J .J '� iJ'J,J :J :J �J co McGRATH, BASCIANI 24 m :1 & ASSOCIATES, it .. •. Melld�ei rvr„s ', Falls } IWe r l - , + � p1 ' 44 I ll1 ervllle i ] I Park I g ae Park 5"lt Mll�bl00( Wa5531C II Soup Arnenla Pataukunk / � 1 ' Wash'ngton Mabbettsvdle 1- 1 1.,ckawack * ' Accord O 9 .� fast Park Hollow 22 Kerhonk- w l�nosrveY! lTv1+e 115 / �fL South J47 343 j Son Mohonk (�1dSro l� 44A Millbrook j { Granite Lake Ilo'rses * Paltz I�I 1 over / * Wawarsirsg fi " Llo 1 10 * alrvlew „1„ � Preasa+r;tVaiiey R Plains 341 � Napanoch 44. 299 / k 7 t o Verbank I 1 Mrnr, w7, * High and l Poughkeepsie k2 / 22 Kent Inville SI Pl,� X44 h 3 }-44 * 1< Arlie on 2x18 z 1 ! n ! Moores.Mills Caves S5 $ 11 5g r 1gmgs Baird hover 3_ 1 Mt. !• ri'r'nsrrnR % rardiner * I * Furnace Q / fi . 0 Clinton ale ,4 �C,agsmoor Ganahgote 9 (J 55 W Billing s Clove 1Y I M d 2255 Bruynswtck * Wel3a ck Soml ' M ena Latl,n- Mi tori Red Oaks 4 - Point Dwaark,tl 32 town }i Mill r Lagr ngv' W,n dale 'k' 6 55 Gaylol i2 208 16 J" v111e g PW -; Valley r' ` Arthursburp, 22 vrA1 ' \ Platlekill `; /qq n Beekmrn Poughquag 7 20 1 e sir 5 S' Pine Bush 1—�h C } � 3TEi 61 Z 39 'rlslerv,lle l rv, Marlbr rD— 4appin ers a is '?216 '}� Ctonehouse rlt nam wal[kill : 1 Z 3T 15 '�'e+« purg - t ll HopeweJc.. O � � n'1:.,lr•, 55 pucker Hdt U Sherma 3BB1, h ` Sl ormvdlc T. 1 k 302 Walden ; r jonvu+r 82 �' Sz 3wling 9laomingburg * 52 // j9 52 " jrS 7 ►r I c' 39 Bullv+lleMont * 7 olden- - FlRmey/208 S9hklil ��� g E.Ffsnkrn �, 292 ' I lir I4 \c'> 302 1 I ? .�' Petk�vsll� l Circleville f� K r i CP _ PatkerSCln_ _� ,.Beacon o I �rgf�land. Lal es.. — — 1 St Pt (l.1n! 1 NewbUrg * 4 / CtaRErrca"'C. 4S J 311 7owners nv r 11, BeoconAHNE5r6Ct'�� i 5 - . ;. n� 607 - * / ' �, �'l�I '2tt 4tI; Maybrook o / MEM sr. rt. Sk lir,vr! * l 4 4 L,1tle Brtl 3 W �llnd50r}iudson t Kent I'{ !t" "rs 52 h 7 1 64 Z ,+� h Fa Cl Id L,� 1 br r a1�.On �entrr ! ' 1 ��x �* burn. Sal+sbulYsGate �1otr�}lu8son EII(Uinrl��) -A 1 301 L 6 Campbeft * side ry \, 301 Cs o lvarme 31 Z t. t 39 3 T Hat- l3 M+115 I �" � lilt aster Washingtonvilie 9 Cold Spr. 1, � I' PJ lt, I1\ t I l Ham Ort r w // 21A r. fl,rni: nrrn� ti 13rnnr'i+l ir1 6 �' t)� 1 61 rove 3] 1 9 Grove � l.nl:ti !i,•.s � { �,* � ashen I Mauntainvrlir l B'Qw$} er 94 Mtn M.1 Ar.d, !` Garrison c Mahopac ,r;nl t.nr 1 IM _ ��--I u 5 7' a. Laage �° r w.,r 7n. r : �, 7lC 1', r,r h !.• f I Ij Mars IA7 11 r+ Cra1Qv<il^_ i �'. i 1 in '\au 6 T•'rrlie ^' (6. f Highland Falls / , !r," 0 r. Kirygs ✓� .y Ju,land Chrsler , J'e1 1 Rhland Mills p 9� PQa hrtlb Croto7fFalYs N. Salem 1e lir 94 J s 5' �(jI litr:ll Valley Forl /,, G �im Sm,�Oak- # I1R Somers r16, !' M:ran:rm V,: Tollr- �9l�Mnnlgnr^rr)F ' F ' � 202 h,.. Salem 116 � N Y ,V' C Purdys Fl rt r Monroe .9 6l* * ` " r / 61� "' F l). } { Gcn. 1 r5 reI, Sugar /If .., \ .} I::--oswill I I IIID i 1,0 121 SOUIh I 1IA Loa' GO45E✓'Ot4c arrrman iSe+r Idtr. Amawalk Salem n �1,\, �lC +\ R r`ldl -IC .land 94 kirN SI, PK.1 I I s ?rt102 r. ? 1 I M 1, .-' PALISADES,: s1 - % Peeksklil aYorktown• 35 1°` 35 Bran L j Arden - ]'in rn fi /? ,.y. / + Tomkifts �� Such "13 7 }i i'S, KatOrSah - "�,' Cross \ vit warwic y l 11 !' Snulh4elp 1NTERS lA' TE o Cov� ! f V • r• ('r,,,'Mr l i, `;. River r' 24 1 23 s r94 A 1 T ,�I Harrrmac 51 Pk + 1 '/��,Srnny Pi i(:'. 12yl 1 %� f� 37 Greenwood A Uat Iie'Anl �f' L' /�' { IE !: 'i I 1. 21 ! r yr {)) !!! .t4r— Millard Lake N UPARK any P o ' es Y'av \tf o Croton Mt. }Osco 0 121 Ir J Pound RidR i rrr n �+•1r1 l.n lir % I Z N �i� 1. *L• I (r� on-kudSon FI / I . 1 h' maser- 133 lit Bedtor X11 f% •\210 j, ; i. cnhnXo r * straw 9 gA * t,li, i/ 124 c Tuxedo * 11ro, y f t' 7vtrtlwo �' ` 3U4 9� V 1 11 C�� flirts ! 123 r Park 202 Tor \�SSlnln (� 178 1 Banks.i �� r Sloatsbu g .� i., g �� 22 v,1" iia -� \� ° Pleasant New Canaan J 4) I`$riarClitf itr•.:. 104 / r iVew tt�1 M 5Pr1ng n5 r si) Q l o, vitt .I. j 7i, < N, Manor i Hlilbur _F., VA ley 303 Td, Armonk 24 _ j h' i n ti 1 1 + m r ; I � �4 4 tt �' rr:•sl� � 1 3I 0`2 * of ' rs aAL pRAF71NC Cp., INC. Mawah 59 Tarry o 22 'rFMahwahv , y ?0 Na e1 Nyack town,,' 5 L \j 1' l Q Pearl 303 �olr Gan Ha son ` Cos Cob I lrl Newfound- Wanaquef �.' Harnsey 17 R+Yef ,y m I K , v land �.�l vv - �'- ^1 Orarlgebur it * 4'9 - O �5tjnzo2 �d Ie R,ve1,: wIt lt$f- � ) � `ala Grek nd `Sa 7 Dobbs y eljwic -- !; Fer r•• Waldwick ` 1' , /4r , t� rY IMPROVED SALES MAP MMcGRATH, BASCIMCGRANI 25 & ASSOCIATES, IN( ti COST APPROACH The cost approach is based on the premise that market value is indicated by the replacement or reproduction cost new of the improvements (less depreciation) added to the value of the land. This assumes the improvements represent the highest and best use of the land. The. cost of constructing an improvement on the date of the appraisal may be made as the cost to reproduce the improvements or the cost of replacement. Reproduction cost is the cost of construction at current process of an exact duplicate, or replica, using the same materials, construction standards, design, layout and quality of workmanship, and embodying all the deficiencies, superadequacies, and obsolescence of the subject building. Replacement cost is the cost of construction at current prices of a building having utility equivalent to the building being appraised but built with modern materials and according to current standards, design and layout. For the subject valuation the appraisers used the estimate of replacement cost new. In applying the cost approach, the appraisers took the following steps: 1. Estimated the cost of replacing the 'improvements. We used the Marshall Valuation Cost Handbook, a national cost estimating service, and also considered local building costs if available. 2. Added entrepreneurial profit. 3. Estimated and deducted depreciation from all causes. Wry 4. Added the estimated value of the land to the depreciated replacement cost of the improvements. The value of the land was separately estimated in the sales approach. .:. 5. Added the estimated contributory value of the site improvements. MCGRATH, BASCIANI s 26 & ASSOCIATES, in EXPLANATION OF DEPRECIATION Physical depreciation is evidenced by wear and tear, decay, dry rot, cracks, encrustation's, or structural defects, and may be considered curable or incurable. Functional obsolescence is the adverse effect on value resulting from defects in design. It can also be caused by changes that, over time, have made some aspect of a structure, material, or design obsolete by current standards. External obsolescence is an external influence which can cause a loss in value to any property. It is the result of the diminished utility of a structure due to negative influences from outside the site. In our valuation of the subject property by the Cost Approach, we have considered all forms of depreciation. For the subject property, we considered the age of the present improvements and the current utility as a community service type structure. Physical depreciation is estimated at between 25% and 70% depending on the subject building. In addition, we have calculated the functional and economic obsolescence resulting from the current economic conditions, the construction of the buildings and their overall utility in the market place. { COST APPROACH Based upon the following analysis, the overall value of the subject property, by the Cost Approach, as of July 7, 1998, can be estimated as follows: TWO MILLION TWO HUNDRED FIFTY THOUSAND DOLLARS ($2,250,000) McGRATH, ' BASCIANI r 27 & ASSOCIATES, t Greystone House, Inc. Wheeler Hill Road Town of Wappinger, New York REPLACEMENT COST APPROACH MARSHALL & SWIFT COST MANUAL MAIN LEVEL & UPPER FLOORS Base Cost/Sq.Ft. Current Cost Multiplier Local Multiplier Adjusted Base Cost/Sq.Ft. Entrepreneurial Profit @ 15% COST/SF - Main Level & Upper Floors Main Leve: & Upper Floors (Total Area) X Sub- Total LOWER LEVET. Base Cost/Sq.FL, Current Cost Multiplier Local Multiplier Adjusted Base Cost/Sq.Ft. Entrepreneurial Profit @ 15% COST/SF - Lower Level Lower.Level (Total Area) X Sub- Total TOTAL REPLACEMENT COST DEPRECIATION Physical Depreciation - Physical Depreciation Amount Physically Depreciated Building Value Functional & Economic - % Functional & Economic Amount (see previous page) Total Depreciated/Sound Building Value Total Depreciated/Sound Value of Buildings Land Value - Sales Comparison Approach Enhancement Value of Site Improvements Total Value of Subject Property - Cost Approach MacGuire Pavillion Chapel Admmislratioh Mansion Maint. Barn Sect 11 Pg 13 Sect 16 Pg 8 Sect 12 Pg 18 Sect 11 Pg 21 Sect 17 Pg 20 Dormitory Church SF Residence Rectory General Purpose Good Class C Ave Class C Ave Class C Good Class C Ave Class C $78.00 $67.78 $54.05 $73.37 $15.51 1.050 1.050 0.990 1.050 1.050 1.160 1,160 1.160 1,160 1,160 $95.00 582.56 $62.07 $89.36 $18.89 S14.25 512.38 5931 $13.40 $2.83 $1119.25 594.94 $71.38 $1112.77 $21.72 18,450 3,2001 2,900 9,000 4,000 $2,016,000 $304,000 5207,000 5925,000 $87,000 $47.62 $26.65 $12.53 $16.19 $0.00 1.050 1.050 1.050 1.050 1.050 1.160 1.160 1.160 1.160 1.160 $58.00 532.46 515.26 $19.72 50.00 $8,70 54.87 52.29 S2.96 50.00 $66.70 537.33 517.55 $22.68 50.00 6,150 3,2001 1200 2,500 0 $410,000 5119,000 $21,000 $57,000 $0 52,426,000 $423,000 $228,000 $982,000 $87,000 30%n 25% 30% 75% 50%a $727,800 $10_5_,750 $68,400 $736,500 S43,5 $1,698,200 $317.2501 $159,600 5245,500 $43-500 50% I 60% 30% 50% 20% $849,100 S19__. 4- $47,880 $122,750 $8,700 5849,100 $126,9001 $111,720 $122,750 $34,800 S1,243.270 $800,000 $200,000 (R) $2,250,000 McGRATH, Mto BASCIANI 28 : & ASSOCIATES, rn SUMMARY OF VALUES Value of Subject Property - Sales Comparison Approach $2,200,000 Value of Subject Property - Cost Approach $2,250,000 RECONCILIATION In arriving at the final estimate of value, careful consideration has been given to each of the three approaches. The Sales Comparison Approach utilized several sales of institutional properties in the Hudson Valley area to arrive at a value of $2,200,000. In our opinion, the sales are indicative of prices paid for properties with similar utility throughout the surrounding area. Our conclusion reflects the condition of the comparables at the time of sale in relation to the present condition of the subject. The Cost Approach arrived at a value of $2,250,000. The methodology is relevant when the property being appraised involves new or nearly new improvements which represent the highest and best use of the land. The weakness of this approach lies in the difficulty of accurately estimating the reproduction cost new and the various forms of depreciation in the buildings at the subject property. VALUE CONCLUSION Based upon the foregoing data and analysis, it is our opinion that the market value of the entire subject property, as of July 7, 1998, can be estimated as follows: TWO MILLION TWO HUNDRED THOUSAND DOLLARS ($21,200,000) McGRATH, BASC{ANI & ASSOCIATES, i 29 ESTIMATED MARKETING PERIOD In estimating a market period for the subject property, we have considered the current situation in the Dutchess County real estate market, and the location of the subject property. Our analysis of the real estate market indicates that, although there is a decreasing amount of developable land with the location and utility on the market, there are only a limited number of improved properties currently listed for sale, due to the recent sales activity. The current offerings are older and less functional. All of the comparables utilized in our analysis sold (see improved sales summary) after marketing periods ranging from 1 to 3 years. In our opinion, an end user would most likely choose the subject property because of the accessibility and the functional utility of the structures as a mixed use facility with ample supporting office area. In addition, there is ample land area for expansion, subdivision, and/or sale. Finally, we have given special consideration to the previously estimated value of the subject property. It is our opinion that, based upon the foregoing conclusion of market value, the estimated marketing period will be one to two years. MCGRATH, BASCIANi 30 & ASSOCIATES, ci RESTRICTED EXPOSURE TIME Exposure time precedes the effective date of appraisal, and may be defined as: The estimated length of time the property interest being appraised would have been offered on the market prior to the hypothetical consummation of a sale at market value, on the effective date of the appraisal; it is a retrospective estimate based upon an analysis of past events, assuming a competitive and open market. In arriving at an estimate of reasonable exposure time, the appraiser assumes an adequate, sufficient and reasonable effort to sell the real property. Owing to market conditions, preceding the effective date of this valuation, that were slightly worse to present market conditions, i.e., similar supply and demand factors, similar regional economic conditions, similar availability and cost of financing, etc., and based upon information gathered through sales verification (see improved sales summary), our daily activity in the real estate market and interviews with market participants, it is our opinion that a reasonable exposure time for the subject real property, would have been 24 to 36 months. McGRATH, BASCIANI 3 M :1 & ASSOCIATES, IN ASSUMPTIONS AND LIMITING CONDITIONS This is a Summary Appraisal Report which is intended to comply with the reporting requirements set forth under Standard Rule 2-2(b) of the Uniform Standards of Professional Appraisal Practice for a Summary Appraisal Report. As such, it might not include full discussions of the data, reasoning, and analysis that were used in the appraisal process to develop the appraiser's opinion of value. Supporting documentation concerning the data, reasoning, and analyses is retained in the appraiser's file. The information contained in this report is specific to the needs of the client and for the intended use stated in this report. The appraiser is not responsible for unauthorized use of this report. No responsibility is assumed for legal or title considerations. Title to the property is assumed to be good and marketable unless otherwise stated in the report. The distribution of values estimated herein for land and/or improvements where separately scheduled are values applicable to each such respective element of the subject property under the program(s) of utilization defined herein by virtue of the definition and description of highest and best use. Such individual values may not be applicable under other alternative use programs, and are invalid in conjunction with any other appraisal. If this appraisal report contains a valuation relating to an estate that is less than the whole fee simple estate, then (i) the value reported for such estate relates to a fractional interest only in the real estate involved, and (ii) the value of this fractional interest plus the value of all other fractional interests may or may not equal the value of the entire fee simple estate considered as a whole. Any sketch(s), map(s), drawing(s), and/or diagrams) prepared by the appraiser and includedin this report have been offered only for the purpose of providing visual assistance. No engineering survey or analysis of the property has been made by the appraiser, and no responsibility is assumed in connection therewith. MCGRATH, BASCIANI 32 & ASSOCIATES, m If this appraisal report contains a valuation relating to a geographical portion of a larger parcel or tract of real estate, then (i) the value reported for such geographical portion relates to such portion only and should not be construed as applying with equal validity to other portions of the larger parcel or tract, and (ii) the value reported for such geographical portion plus the value of all other geographical portions may or may not equal the value of the entire parcel or tract considered as an entity. The subject property has been considered to have been held under responsible _. ownership and competent management, unless otherwise specifically stated. In the absence of a statement herein to the contrary, it is assumed that such quality ownership and management will continue for the remaining economic and useful life estimated thereof Any representation, indication, and/or description herein as to the physical condition and/or content of the unseen, underlying land or the indiscernible improvements included in this report is intended solely as an expression of the general visual impression gained by the appraiser upon inspection of the property. No representation is made as to any technical and/or engineering expertise of such observations, and no technical and/or engineering professional responsibility is assumed thereof, or for any conditions not observable or specifically mentioned herein. Unless otherwise stated in this report, the existence of hazardous material, which may or may not be present on the property, was not observed by the appraiser. The appraiser has no knowledge of the existence of such materials on or in the property. The appraiser, however, is not qualified to detect such substances. The presence of substances such as asbestos, urea -formaldehyde foam insulation, or other potentially hazardous materials may affect the value of the property. The value estimate is predicated on the assumption that there is no such material on or in the property that would cause a loss in value. No responsibility is assumed for any such conditions, or for any expertise or engineering knowledge required to discover them. The client is urged to retain an expert in this field, if desired. McGRATH, M : BASCIANI 33 & ASSOCIATES, IN To the extent, if any, that information, estimates, and/or opinions have been obtained from others, and to the extent, if any, that such information, estimates, and/or opinions have been utilized and/or included herein, the sources) of such information, estimates, and/or opinions may be deemed to have been sound, responsible, and reliable. However, no responsibility or liability thereof is assumed by the appraiser. Possession of this report, or a copy thereof, does not confer any right of disclosure as to the value conclusions, identity of the appraiser, or any part of the contents hereof, or of publication, nor may it be used for any purpose by anyone other than the committee without the prior written consent of the appraiser or the committee, and then only subject to such qualification(s) as may be imposed in connection therewith. Exception to this condition is granted for appraisal reports submitted to any court of competent jurisdiction, or other duly constituted official body by, or on behalf of the committee, pursuant to duly instituted legal proceedings. The appraiser by reason of this appraisal is not required to give further consultation, testimony, or be in attendance in court with reference to the property in question unless arrangements have been previously made. We have not made a specific compliance survey and analysis of the property to determine whether or not it is in conformity with the various detailed requirements of the Americans with Disabilities Act (ADA), which became effective January 26, 1992. It is possible that a compliance survey of the property, together with a detailed analysis of the requirements of the ADA, could reveal that the property is not in compliance with one or more of the requirements of the act. If so, this fact could have a negative effect upon the value of the property. Since we have no direct evidence relating to this issue, we did not consider possible non-compliance with the requirements of the ADA in estimating the value of the property. McGRATH, BASCIANI r 34 & ASSOCIATES, APPRAISER'S CERTIFICATION We certify at, to the best ot our knowledge and belief; • The statements of fact contained in this report are true and correct. • The reported analyses, opiuuons, and conclusions are limited only by the reported assumptions and limiting conditions, and are our personal, unbiased professional analyses, opinions, and conclusions. • We have no present or prospective interest in the property that is the subject of this report, and we have no personal interest or bras with respect to the parties involved. • Our compensation is not contingent upon the reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value estimate, the attainment of a stipulated result, or the occurrence of a subsequent event. • This approval was not based on a requested minimum valuation, a specific valuation, or the approval of a loan. • Our analyses, opinions, and conclusions were developed, and this report has been. prepared in conformity with the Uniform Standards of Professional Practice. • Gerald M. Carey made a personal inspection of the property that is the subject of this report. Donald McGrath did not. • No one provided significant professional assistance to the person signing this report (except where noted). • The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Code of Professional Ethics and the Standards of Professional Appraisal Practice of the Appraisal Institute. • The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. • As of the date of this report, Donald M. McGrath has met the requirements of the continuing education program of the Appraisal Institute. 'Z' 41� Gerald M. Careyy State Certified Creneral Real Estate Appraisal No. 46-26238 Donald M McGrath, Jr. MAI ASA State Certified General Real tstate Appraiser No. 46-2839 McGRATH, BASCIANI w 35& ASSOCIATES, INC. DONALD M. McGRATH, JR., MAT, CRE, ASA Vice President Professional Affiliations American Society of Real Estate Counselors (CRE) j Appraisal Institute (MAI) #8839 American Society of Appraisers (ASA) New York State Appraisal Society (NYSAS) Westchester County Board of Realtors New York State Association of Real Estate Boards National Association of Realtors Dutchess County Board of Realtors Westchester County Land Trust - Advisory Board State of New York - Department of State Division of Licensing Service #46-2839 Education College of the Holy Cross, Worcester, Massachusetts, B.A. (1971) New York University, Real Estate Institute, Certificate in Real Estate Appraisal New York State Realtors Institute, G.R.I. Designation American Institute of Real Estate Appraisers: Successful completion of the following courses: Real Estate Appraisal Principles - 1A1 Basic Valuation Procedures - IA2 Capitalization Theory & Techniques - 1BA Capitalization Theory & Technique - IBB Case Studies in Real Estate Valuation - 2-1 Report Writing & Valuation Analysis - 2-2 Litigation Valuation - 4 Conservation/Preservation Easements Standards of Professional Practice - Part A USPAP (41 0) Standards of Professional Practice - Part B SPP (420) Ex erience Staff Appraiser - Appraisers & Planners (Formerly, Estates Management, Inc.), New York, New York. 1974-1976: Staff Appraiser and General Manager of Brokerage Division - Don McGrath Associates, Katonah, New York. 1976-1984: Vice President and Senior Appraiser - Albert Appraisal Company, Croton -on -Hudson, New York. 1984-1987: Vice President and Assistant Pro'ect Manager of "The Meadows at Cross River" a 174 unit co0omin.ium development in Cross River, New Yort. 1984-1987: President of McGrath & Company (Real Estate Appraisal and Consulting). 1987 -Present: Partner - McGrath, Basciani & Associates, Inc., Real Estate Appraisers & Counselors, Briarcliff Manor and Hopewell Junction, New York. WcGRATH, ' BASCIANI ' & ASSOCIATES, tn� N Experience l Over 24 years experience in the real estate appraisal business in the New York Metropolitan area. Market analysis and counseling services to major developers and property owners, conservation groups and municipalities in Westchester, Putnam, Dutchess, Orange, Ulster and Columbia Counties. Assignments include commercial and industrial properties, apartment projects, cooperative buildings, condominium developments, special use properties, hotels, tennis clubs, golf courses, vacant land, shopping centers, nursing homes, service stations, theaters, and farms. The appraisals have been prepared for purposes of mortgage security, tax certiorari, condemnation, estate tax, gift tax, purchase and sale, project feasibility, investment analysis and conservation easements. Called as a real estate valuation expert, and qualified as such to testify at proceedings of the New York State Supreme Court, New York State Court of Claims, Bankruptcy Court, various municipalities, municipal boards and agencies in tax reduction, zoning and condemnation proceedings. Certified as an instructor of Real Estate Appraisal and Investment Real Estate for the New York State License Law Course, and Continuing Education. Primary professional territory comprises Westchester, Putnam, Dutchess, Orange, Rockland, Sullivan, Ulster and Columbia Counties and the five counties of New York City. Major assignments completed in other parts of New York State, Connec- ticut, New Jersey, New Hampshire and Vermont. WGRATH, BASCIANI & ASSOCIATES, IN Gerald M. Carey Staff Appraiser l Education University of Connecticut Stamford, Connecticut - M.B.A. Pace University, Pleasantville, New York - B.B.A., Accounting A.S.A. Courses BV T - Introduction to Business Valuation BV H - Business Valuation Methodology BV SIT - Case Study in Business Valuation Appraisal Institute Courses E". Course 91A1 - Real Estate Appraisal Principles Course 41A2 - Basic Valuation Procedures Course 1BA - Capitalization Theory & Techniques Part A Course 1BB - Capitalization Theory & Techniques Part B Course 410, 420 - Standards of Professional Practice, Part A & B Course 540 - Re ort Writing and Valuation Analysis Course 5'50 - Advanced Applications State of New York - Department of State Division of Licensing Service #46-26238 1973 - 1978: Staff Accountant - R.T. Vanderbilt Co., Inc. Norwalk, CT. Inventory Control, Supervision of Accounting Services and Senior Cost Accountant. 1978 - 1984: Assistant Controller and Controller, American Felt and Filter, Inc., Newburgh, New York. 1983 - 1985: Adjunct Lecturer, Dutcbess Community College, Poughkeepsie, New York. 1985 - 1986: Vice President Finance, Delta Education, Inc., Nashua, New Hampshire. 1986 -Present: Staff appraiser with McGrath, Basciani and Associates, Inc. (formerly McGrath & Company), Hopewell. Junction, and Briarcliff Manor, N.Y. Appraisals specializing in offices, retail and industrial properties in the Westchester, Putnarn Orange Dutchess, Greene, and Ulster Counties in New Fairfield, Connecticut. Additional ssignments in the area of tax certiorari, condemnation and project feasibility analysis. Over 14 years experience in the business environment, involved in all facets of the accounting and financial environment including acquisition and merger, employee stock options, taxation and insurance matters. McGRATH, BASCIANI s & ASSOCIATES, FINANCIAL INSTITUTIONS Albany Savings Bank Apple Bank for Savings Arbor National Bank Astoria Federal Savings & Loan Assoc Bankers Trust Co. Bank of New York Boston Safe Deposit & Trust Center Bank Chase Manhattan Bank Chemical Bank Citibank, N.A. Consolidated Asset Recovery Corp. Crossland Savings Bank Dime Savings Bank European American Bank First Boston Capital Group First Fidelity First Hudson Valley Bank Fleet Bank Hudson Valley National Bank Key Bank Lincoln Savings Bank Lloyds International Mahopac National Bank Marine Midland Bank Morgan Guaranty Trust Co. M&TBank National Westminster Bank Pawling Savings Bank Poughkeepsie Savings Bank Putnam County Savings Bank Recoll Management Resource Funding Group Resolution Trust Corporation Rhinebeck Savings Bank Riverside Bank Ulster Savings Bank Union State Bank COMMERCIAL & INDUSTRIAL Big V. Corp. (Shoprite) Borden Company Chrysler Corporation Consolidated Edison Company of New York, Inc. Exxon Corporation General Foods Corp. Gulf & Western Industries, Inc. Hipotronics, Inc. Houlihan Lawrence Real Estate McDonald's Restaurants Mobil Oil Corporation NYNEX Properties NYS Electric & Gas Corp. Orange & Rockland Utilities PepsiCo Phelps Dodge Industries Pizza Hut Precision Valve Corporation Robert Mark Realty Serls Commercial Realty Group Star Industries Transcrit Corp. Union Carbide Corporation Vassar Co WGRATH, BASCIANI #A:]& ASSOCIATES, it LEGAL Anderson, .Banks, Moore & Curran Bleakley and Schmidt, P.C. Neal Brown Albert Butzel Corbally, Gartland & Rappleyea Cuddy & Feder Deckert, Price & Rhoads Epstein, Epstein & Epstein Farrauto, Berman & Fontana Finger & Finger, P.C. Fink, Weinberger, Fredman, Berman & Lowell, P.C. Gary Friedland Gellert & Cutler, P.C. Gellert & Rodner Goodhue Banks Griffin, Coogan & Veneruso, P.C. Hanig, Hankin, Stall & Caplicki Judy LaBelle Levine & Levine Meiselman, Farber, Stella & Eberz Millbank, Tweed, Hadley & McCloy Pagones, Cross & VanTuyl Pirro and Monsell Plunkett & Jaffee Gary Rick Rothschild, Himmelfarb, Sher, Pearl & Giacomo Joel Russell Shamberg, Marwell Cherneff & Hockerman, P.C. Richard M. Sussman, P.C. David A. Swope Mark Tullis Van DeWater & Van DeWater Vergilis, Stenger, Lucia & Roberts Herbert Wallace John E. Watkins Thomas Wyall CONSULTING SERVICE TO DEVELOPERS Caryle Associates Mery Blank Enterprises, Inc. Joseph Cicocolanti Midland Construction Company Corbetta Construction Corp. Nadler & Philopena Continental Wingate Nursing Home NYNEX Properties Clark DeTraglia OTS Corp. Burton Gold Page Development Corp. Ginsburg Development Corp. Pizzagalli Development Corp. Hanig, Hankin & Stall The Helmes Group, Inc. Judelson Development Corp. Unicorn Developers Lee, Harris, Pomeroy, PC. Vernon Realty Co. Liberty Bus Associates, Inc. Westchester Modular Homes Liversani & Associates Yonkers Contracting Corp. Anthony Lucera WGRATH, BASCIANI & ASSOCIATES, im MUNICIPAL AGENCIES City of Beacon, New York City of Mount Vernon City of New York City of Poughkeepsie, New York City of Rye, New York City of White Plains, New York County of Dutchess, New York County of Putnam, New York County of Westchester, New York Town of Bedford, New York Town of Clinton, New York Town of Cortlandt, New York Town of Eastchester, New York Town of East Fishkill, New York Town of Fishkill, New York Town of Goshen, New York Town of Greenburgh, New York Town of LaGrange, New York Town of New Castle, New York Town of North Castle, New York Town of North Salem, New York Town of Orangetown, New York Town of Ossining, New York Town of Patterson, New York Town of Pawling, New York Town of Philipstown, New York Town of Poughkeepsie, New York Town of Southeast, New York Town of Wappinger, New York Village of Ardsley Village of Briarcliff Village of Bronxville, New York Village of Irvington, New York Village of Nyack, New York Village of Pleasantville, New York NYS Housing Finance State of New York United States Postal Service ENVIRONMENTAL AGENCIES AND LAND TRUSTS New York State Department of Environmental Conservation New York City Department of Environmental Protection Scenic Hudson Open Space Institute Westchester Land Trust American Farmland Trust The Conservation Fund Columbia Land Conservancy Dutchess Land Conservancy Croton Land Conservancy Mohonk Preserve Beaverkill Conservancy Trust for Public Land Hudson Highlands Land Trust k. MCGRATH, BASCIANI & ASSOCIATES, IN ADDENDA MCGRATH, BASCIANI & ASSOCIATES, IN LEGAL DESCRIPTION OF SUBJECT PROPERTY All that certain piece or parcel of land situate in the Town of WAPPINGERS, State o£ New York bounded and described as follows: County of-DiITCHESS and BEGINNING at a;point{ said point being on the northerly'face of a mortared stone wall, and said pointbeing the southeasterly corner of lands, now and formerly J & R Kemmis (Liber 1231, page 202), and said -point being on the westerly line of Wheeler Hill 'Road;, thence leaving said southeasterly corner and running along said stone wall along., -the southerly line of Wheeler dill Road the following courses and distances: South 196 12'.00" East 6.27 feet to the corner of a stone pillar, thence leaving said stone pillar and crossing a blacktop driveway South 18- 32' 15" East 15.92 feet to the corner of a stone pillar; thence leaving said stone pillar and running along the northerly face of a mortared stone wall South 19- 31' 20" East 217.55 feet, thence leaving said northerly face and runiiing along a stone wall fence South :11' 57' 05" East 63.66 feet, South 196- 04' 55" East 535.56 feet, South 19- 36"'. 04n -East 277,. f feet "Soiithr '20- 81'^.10"�Easf 231'4' feet,'South`21' 07' 30" East,•217'.'82'feet; South 19`-19-' -15•"East;185.21 feet;` South 21- 98'`T 05" East 183 96and South 19� 5b' 45" East 60.09'feet�`'to a'point being the' northeasterly*'corrier of lands now' or iorrr.e Vitale (Liber "1497+ page 749) ; thence leaving 'said nort�easte ly dorner," said stone` wall' fence' and"said., westerly line 'of Wheeler Hill Road and running along: the` northerly line" of Vitale South "71- 4b' � 50" West 209.00 feet to �a po'int'`belhi '. the` #iorthWesterly corner of "said 'Vitale'an'd said point being the'northea5terly coxner�of the Riverdale Subdivis2on, Filed Map No., 5422, thence Leaving aid norfhWesterTjr corner ai,d 'ruririinS `along .tie northerly' fine' of said'subdivision: followlr�g Cot�ses: and diSstances: -'South 7i ' 46 5D. .West 26:16 feet°, oath 71� 38' 30" West 698.64 feet, Sou�.199.,7.3 feet,'South 71� South 72-109' 50" West 31'; 30" West ' 7a. 4 � feet South 71� 22'_ .0'; West„ 5z1: i9, .feet, 'South 72' QE' OQ" �rlest�'67'.x9S�ee't {and'~South r7 UP 44'' ' 00" :JestF_:5`. 30 : feet{ to''a, point being file soiitiia'sterly to.i-her °oL lams' now + F fo'xinerlY'Central'`Hudson�Gas` and Electric Com. Liber '663, page:412; 'said point' being distLht North -7D' 44' QO" East 172.80 feet .from the northwesterly corner of said ,subdivision map; Y: • ... along the easterly line th" ice ,leavi.ng. -said sdui-heasterly corner and Turning said Central" Hi.idson 'Gas rand' Electric Coi'g'.., North'- 28-c 23' :15" ,West' 1215:15 feet 'to a point' being `ari the- sauthea'sterly lie' ofland"s"formerly of the New YorkYCeutral ailroad'tonipanY '(Hudson' Division) now' andcformerlY Metso'pol"it:aii' ?`ransi} 'Authoiify; the` ce` running' along' 58.1 Tsouttieasterly railroad line`as"shocfii on railroad �ap No.'V6Q/29.'and-V6Q/30 the following courses and distances': North 356 22' 30" East'! 58.70 feet, North 264 24': 15" North5205" 2Q°East' 334.01 feet�Northi 4,06:-31' 10",°East East 32.48 `feet,- a „� 40� `'31' 40" East 51.15 588'.09' feet; Nortli• X8-'"09 SD Wes '°b7.02 feet, North" feet, North 546 51' 35" East 44.39) Nroth 416 13' 20" Eaft .57.00, North 47- 31' 50" East 100.75 feet, North 43` 05' 35" East 100.10, North 416 13' 00" East 75.00 feet, North 326 45' 50" East 25.22 , Ncrth,40'- 48' 10" East 100.01, Borth 316 2�l,.;.55".,East 168.19 feet, North 401 31;' (10" East 100.00 McGRATH, BASCIANI & ASSOCIATES, it LEGAL DESCRIPTION OF SUBJECT PROPERTY {cont.} feet, thence along a curve to -the left With a radius of 62.38 feet and an arc length of 460.02 feet and chord North 38- 24'' 25" East 459:92 feet and _ South 53�2' 2Q" East 40.00 feet and North 35- 35' 10",East 92.15 feet to a � point being the southwesterly corner of said Kemmis; thence leaving said southeasterly railroad line and runningsaid along the southetl.Y li�ie'of Kb=ds South 60� 'S3' 40" East 502.42 feetoad a point beih:g on' tl e northerly face of said mortared stone wall; thence continuitig:alorig'said'lands of Kersmis, along said northerly face of said wall South 19' 12' 00"East 60'00 feet to the point'of beginning: ; ALSO, a'seven (7) foot'right-�of�Way (ROW) running over lands now and formerly, d'arci•Bai5ley:(Liber�1488, page 90) running from the 'southerly side of the property to River Road, the centerline more parti.ct'laSly describe& as follows: BEGINNING ata point, said point being on the northerly line'of the Riverdale Subdivision. Filed Map No. 5422, said point being distant North 70' 44' 00" East 229.10 feet and North 72� QS' 00" East 467:95 feet from the aid northerly northwesterly corner,'of said subdivision, thence leaving's , subdivision line and running the following courses and distances: South 30- East 104.86 feet, South 28- 23' 20" East 69.03 feet, South 43- 29' 12' 10" E 00" East ast 1 feet, South 71' 'to' '00" East 53.01 feet;' SOuth­ 810' 34' '10" East 453.35 feet,' South 75a 25''30"'East 42.07 feet; South 50- D4`'20" East 33.b0 feet;' lith '25 14'' 00" East 62.04 feet, South 30b 24' 30" East 71:13 -- feet, South 33- 01 20" East 88.06''fPet., Sou ith''29d X13' - 00" 'EastR6.D0 feet and South''28Q 25' 04" East 271.46`eet to a point ,on the northerly, line of River Road. _ i... 17y. t: WGRATH, BASCIANI & ASSOCIATES, in