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1992-07-20 .- ALPINE36.RES PLANNING BOARD TOWN OF WAPPINGER NY RESOLUTION ADOPTING STATEMENT OF FINDINGS Alpine Shopping Center RESOLUTION NUMBER: DATE: JUly 20. 1992 At a regular meeting of the Planning Board of the Town of Wappinger. held at the Town Hall. 20 Middlebush Road. Wappingers Falls NY on the 20th day of JUly 1992. The meeting was called to order by Chairman Keller. and upon Z"oll being called the fOllowing were: 1 . PRESENT: Chairman. Donald Keller William Parsons Phil DiNonno Michael Franzese Hugo Musto Chris Simonetty ABSENT: John Perillo The following resolution was offered for adoption by Mr. Parsons. who moved this adoption. seconded by Mr. Franzese. to wit: WHEREAS. the Town of Wappinger Planning Board. as lead agency for the environmental quality review of the ALPINE SHOPPING CENTER adopted a STATEMENT OF FINDINGS on November 19. 1990 and a Resolution granting conditional approval of the Site Plan for Phase 1 on May 2. 1991. and . ,-J,...'..; WHEREAS. the Applicant has submitted revised maps (June 1992) which include site development on an adjacent parcel and documents indicat~ng that all significant adverse environmental effects were addressed in the origtnal DEIS/FEIS. and . ~..,.- WHEREAS. the professional staff has indicated to this Board that all Significant environmental effects have been reviewed. and WHEREAS. the Board concurs with the Professional Staff. ~- RESOLUTION ADOPTING STATEMENT OF FINDINGS Alpine Shopping Center July 20. 1992 Page 2 NOW THEREFORE BE IT RESOLVED. that pursuant to Article 8 ECL and Title 6 Part 617 NYCRR. the Town of Wappinger Planning Board hereby adopts the modified Statement of Findings. EDITION OF JULY 20. 1992. based upon the plans of June 1992. reserving the right. under the Site Development Plan approval process authorized by Section 450 of the Town of Wappinger Zoning Law to require modifications to the June 1992 plans to achieve site development that meets the design standards and aesthetic requirements of the Town of Wappinger Zoning Law and mitigate the various impacts associated with the development of the expanded site of 70 acres. BE IT FURTHER RESOLVED that this statement of findings rescinds and supersedes the Statement of Findings adopted on November 19. 1990. BE IT FURTHER RESOLVED that. pursuant to Article 8 ECL and Title 6 Part 617 NYCRR. the Town of Wappinger Planning Board. as lead agency. shall distribute this Statement of Findings to the involved agencies and shall maintain a certified copy of this Statement of Findings on file and available for public inspection. The question of the adoption of the foregoing resolution was duly put to a vote on roll call. which resulted as follows: Donald Keller William Parsons Phil DiNonno Michael Franzese Hugo Musto John Perillo Chris Simonetty voting AYE voting AYE voting AYE voting AYE voting AYE ABSENT voting AYE tion was thereupon declared duly adopted. ?~ Iffl--- Wa pingers Falls New York. -,. ,,~. ~- EDITION of July 20. 1992 Town of Wappinger Planning Board Lead Agency Findings Statement on the Final Environmental Impact Statement for the Alpine Shopping Center ALPINE36.sof AS REVISED for Plans dated June 1992 HISTORY The Planning Board. on November 19. 1990. adopted a Statement of Findings for the above captioned development. consisting of a gross leasable area (GLA) of 202.600 sq ft on 60 + acres. " The proposed project was to be built in two phases. with the first phase being constructed on lands outside the controlled area of the on-site wetlands. while the second phase proposed construction within the wetlands. thereby requiring extensive permits (from NYS DEC) for construction activity within the wetlands. The Planning Board. on May 2. 1991. adopted a Resolution granting conditional approval of the site plan for phase 1. containing a proposed floor area not to exceed 105.000 sf on a site of 60.4+ acres. The applicant has acquired an interest in some adjacent property that will allow a total development (of 210.000 sq ft) to be constructed with no disturbance to the on-site wetlands. The applicant has submitted revised maps (June 1992) which includes site development on the adjacent 10 acre parcel (the Ivanoff parcel) recently rezoned to SC (Shopping Center). The revised application proposes the construction of 210.000 sf. of retail development on a site totaling 70 acres. incorporating q~odified layout of the originally approved plan (Phase I). and relocating tne.proposed phase 2 building and some of its associated parking onto the adjacent 10 acres. . -'\'- ~- Statement of Findings The Alpine Companies - Shopping Center July 20. 1992 Page 2 The applicant has also submitted the following documents to facilitate the SEQRA review and determination: a) ENVIRONMENTAL ASSESSMENT REPORT [EAF] Completion of Site Plan Review Alpine Shopping Center May 18. 1992 b) SUPPLEMENT TO - ENVIRONMENTAL ASSESSMENT REPORT Completion of Site Plan Review Alpine Shopping Center June 12. 1992 Such documents were submitted to show that all significant adverse environmental effects associated with the construction of 210.000 sf tif retail development on an expanded site of 70 acres. were addressed in the original DEIS/FEIS. The applicant. in the documents submitted. contended that a supplemental EIS was not required. The professional staff agreed. based upon the information submitted. the review of the scoping session. the information on hand. and the proposed mitigation measures. The information utilized to form that opinion is contained in a summary report (Consisting of 5 pages. including the letter of transmittal) dated June 25. 1992. prepared by Raymond H. Arnold. AICP. Planning Consultant. The Planning Board concurs. and adopts this modified Statement of Findings. based upon the plans of June 1992. reserving the right. under the Site Development Plan approval process authorized by Section 450 of the Town of Wappinger Zoning Law to require modifications to the June 1992 plans to achieve site development that meets the design standards and aesthetic requirements of the Town of Wappinger Zoning Law and mi~~ate the various impacts associated with the development of the expanded site of 70 acres. ~~- This statement of findings rescinds and supersedes the Statement of Findings adopted on November 19. 1990. ~- Statement of Findings The Alpine Companies - Shopping C~nter July 20, 1992 Page 3 I. BACKGROUND 1. The Applicant proposes to construct and operate a shopping center to be known as Alpine Shopping Center (the "Project"). The Project, as proposed, is to consist of a gross leasable area (GLA) of 210,000 square feet. The review of construction impacts were made on the basis of 202,600 square feet of construction, while the traffic impacts were based upon an original plan of 238,000 square feet of development. 2. The proposed site for Alpine Shopping Center consists of two individual parcels (of 60+ and 10+ acres) which will be combined into a single parcel of land totalling 70+ acres, generally bounded by U.S. Route 9 and various highway conunercial uses to the west, vacant. commercial land to the north, residential uses to the east and highway businesses to the south. Original site was zoned SC (Shopping Center) at the time of the application. Effective 1/1/91 the Town Board adopted revisions to the Zoning Law, which rezoned the site COP (Conservation Office Park). In consideration of the efforts and expenditures made in furtherance of the applications being processed during the review and adoption of the Zoning Law, Section 411.82 exempted certain parcels from the requirements of the Zoning Law, provided they were passed a certain stage in the process. The original parcel (60 acres) is exempt from the 1991 amendments to the Town of Wappinger Zoning Law, under the provisions of Section 411.82 (A). (The DEIS was accepted as complete on July 28, 1989). The additional parcel (10 acres - Ivanoff parcel) was rezoned to SC (Shopping Center) District by the Town Board on April 27, 1992, so that both parcels would be subject to the same zoning regulations. The Project site, is being reviewed and can '0-' approved under the":'- Shopping Center (SC) District Regulations. The Project is an allowed use in the SC district upon site plan approval by the Town of Wappinger Planning Board. 3. Originally this project was to be constructed in two phases, with the first phase confined to the westerly portion of the property. entailing no construction within the "wetlands" area or its "controlled area" (bUffer zone), and the second phase. on the more easterly and northerly section, proposing some construction within a State designated wetlands area. With the acquisition of the additional 10 acres (to the southeast) the construction originally proposed in phase two, will be shifted to the southerly site, away from the sensitive wetlands. .- Statement of Findings The Alpine Companies - Shopping Center JUly 20. 1992 Page 4 4. Access to the Project will be furnished by a "T" style intersection onto U.S. Route 9. approximately 150 feet south of an eXisting culvert for Hunter Creek. Off-site road improvements. necessary to mitigate traffic impacts will be provided by the Applicant subject to review by the New York State Department of Transportation as part of the Highway Work Permit process. Details of the parking areas and ring road will be subject to the subsequent site plan review process. 5. Alpine Shopping Center. including parking areas and_ boundaries. is proposed to be landscaped with a variety,-of tree and plant species compatible with local soils and climate. The overall effect will be to create a suitable buffered and attractive visual environment. All landscaping and bUffering is subject to review and approval at time of site plan review. as per the report from the Planning Consultant. dated June 25. 1992. 1- 6. The environmental review of Alpine Shopping Center has afforded the Planning Board and other involved agencies an understanding of the potential environmental impacts that might arise from the construction and operation of the Project. The applicant has presented detailed information regarding potential impacts. most notably slope and wetland impacts. and including many other impacts which can be reasonably anticipated and analyzed. Analysis of other details. such as traffic. parking. landscaping. drainage. and implementation of stormwater management controls identified in the EIS have been disclosed and proposed mitigation measures identified. and will receive further consideration as part of the subsequent detailed site plan approval process by the Planning Board. 7. Based upon a review of the DEIS and FEIS. construction of the project with no intrusion into the wetland area. and with temporary intrusion into its associated buffer area. will have no significant impact on such wetland areas. The general impacts with the project are the normal. short term impacts associated with construction. .~'." .i 6. The adoption by The Planning Board of these~indings will allow the D.E.C. to continue their review including the new;pQrtion of the project~- and act on such application. ~- Statement of Findings The Alpine Companies - Shopping C~nter July 20. 1992 Page 5 II. LAND USE AND ZONING 1. The property is in an area of "highway commercial" development. The Waldbaums shopping center. as well as the Imperial Plaza Shopping Center are located on the easterly side of Route 9 between Middlebush Road and New Hackensack Road. The remaining development along both sides of Route 9 consists of automobile sales lots. Grossman's Home Improvement Center. gas stations. restaurants. a tool & equipment rental facility and an office bUilding. 2. The site is being processed under the regulations for an SC. Shopping Center district in which retail shopping centers and restaurants are uses permitted by right subject to site plan review by the Town Planning Board. 3. The site is predominantly vacant with the exception of one single family home and bam under the control of the Applicant. 4. The proposed Project will provide a shopping facility for the benefit of area residents. will increase the taxable value of the Project site. and will provide numerous jobs to area residents. FINDINGS The Planning Board therefore finds that: A-i. The project is consistent with surrounding land uses and zoning. -,.. ''1'- .- Statement of Findings The Alpine Companies - Shopping Center July 20, 1992 Page 6 III. TRAFFIC AND ROADWAYS 1. A traffic study was prepared by John Collins Engineers, P.C. to evaluate the traffic impacts from the Project at full buildout on the surrounding road network. The traffic study evaluated impacts from a Project larger (238,000 s.f. GLA) than the fully developed project that is now proposed 210,000 s.f., and therefore provided a conservative estimation of impacts. The study formulated recommendations for highway improvements which would be required upon full buildout to avoid or mitigate, to the maximum extent practicable, such impacts. 2. The traffic study took into account existing traffic volumes on the roadways and intersections in the vicinity of the Project and then projected those volumes to a 1992 design year utilizing a 2% background growth factor. The traffic study thus provides a sufficient basis for a reasoned determination of future impacts and mitigation ,. measures required. 3. The New York State Department of Transportation (NYSDOT) has reviewed the traffic study and determined in their comment letter of 9/18/89 that the eXisting traffic, area growth factor, site -generated volumes and distribution were all reasonable. 4. The NYSDOT has indicated that it prefers that the Site access driveway be constructed as a "T" intersection rather than as an "English Couplet" intersection. Analysis of the "T" intersection has demonstrated that acceptable levels of service will be achieved with this configuration and it is therefore proposed to be implemented. The following improvements as contained in the NYS DOT letter of July 16, 1992, to John Collins Engineers, will be implemented by the Applicant at the Site access driveway and Route 9 prior to completion of the Project. a. Construct a full movement driveway connection to Route 9 consisting of two entering and ~~ee exiting lanes. ~":'- b. Construct a separate left turn land southbound and a separate right turn lane northbound at this new intersection. c. Install a new, actuated traffic signal to be coordinated with the traffic signals at Myers Corners Road and Old Hopewell Road. 5. A NYSDOT Improvement Contract for reconstruction of the intersection of Route 9 and Middlebush/Myers Corners Road has been completed, whereby improved levels of service have been achieved, including the traffic generated by the Project. 6. A traffic signal is required at the intersection of Middlebush Road and Route 90. In order to assure its installation, the applicant shall post an appropriate performance bond, secured by a letter of credit, for such construction. Such bond~shall be posted prior to the endorsement on the .- Statement of Findings The Alpine Companies - Shopping Center JUly 20, 1992 Page 7 map. 7. Improvements to Route 9 and Old Hopewell Road will be required. These improvements include the provision of separate right turn lanes on the northbound and southbound approaches of Route 9. In addi tion the eastbound approach will have to be modified to provide a three-lane section inclUding a separate left turn lane, one through lane and a separate right turn lane. Also, the westbound approach will have to be coordinated with the improvements on the opposite approach and should consist of a separate left turn lane and a combined through/right turn lane. Improvements to this intersection will be required for the Project. The responsibility for these improvements will be determined by the NYSDOT during the Highway Work Permi t process. It is expected that the Applicant will be responsible for constructing these improv~ments. as determined during the Highway Work Permit process. 8. The Applicant will construct turn lanes on all approaches to the intersection of Old Hopewell Road and Route 9D as part of the improvements required for the Project as determined by the New York State Department of Transportation. In order to assure construction. the applicant shall post an appropriate performance bond. secured by a letter of credit, for such construction. Such bond shall be posted prior to the endorsement on the map. 9. Construction traffic impacts, by their nature, will be temporary, short term and local in nature. Deli very of construction equipment and materials will be scheduled for off-peak traffic hours to avoid conflicts. A Maintenance and Control of Traffic Plan will be implemented during construction to mitigate impacts on traffic disruption from construction activities. 10. The Project site plan provides for the construction of a future road between Old Hopewell Road and Route 9 to be lo~ated through a portion of the Applicant I s property. The applicant will it'ake available, lands'\'- of sufficient width (at least 50 feet). to accommodate this road. The location of the proposed road will be determined during the site plan approval process. Fee title to such road shall be deeded to the Town upon demand. The applicant shall post an "offer of cession", which "offer" shall be recorded prior to the endorsement of the map. FINDINGS The Planning Board makes the follOWing findings with respect to traffic. B-1. Traffic impacts from the Project will be adequately mitigated with implementation of the above listed improvements. ~- Statement of Findings The Alpine Companies - Shopping Center July 20, 1992 Page 8 IV. AIR QUALITY 1. Data from air monitoring stations within the Hudson Valley Air Quality control Region indicate that Dutchess County's air quality is quite good, with all stations reporting measured pollutant levels below established thresholds. 2. Analysis of the impacts of additional traffic on the existing levels of carbon monoxide (CO) at the site was performed. Results of this analysis indicate that computed levels of CO for the existing conditions are 6.2 ppm, while the expected level after project completion would be 6.6 ppm. These CO levels are all below the New York State Department of Environmental Conservation (NYSDEC) standards, and therefore no adverse air quality impacts are anticipated as a result of the project. 3. The Planning Board has found that the increase in airborne particulates generated by construction at the site will be mitigated by the use of emission control and anti-pollution devices on all construction equipment and by rapid revegetation and landscaping which will retard off-site migration of fugitive dust. Conventional water spray trucks will be used to maintain optimum grading conditions, minimize disturbed area, insure proper control of compaction and minimize dust dispersion. FINDINGS The Planning Board makes the following findings with regard to impacts on air quality. C-1. Construction activity generation of airborne particulates will be mitigated. C-2. Exhaust emissions will be mitigated and are considered short-term, temporary and local in nature. V. NOISE 1. The Project site is located directly adjacent to -rl':S. Route 9. As. iJ.,"t- result, highway traffic is the predominant noise source affecting the area. 2. Noise produced during construction will be intermittent in nature and of short duration, and will not exceed Government Service Administration standards. Construction noise is specifically exempted from Town of Wappinger noise regulations in Article IV, Section 483.1 of the Town Zoning Ordinance. 3. Cutting and filling will be balanced as much as possible to reduce the need for blasting. Buildings and other improvements will be located so as to minimize the need for blasting to the maximum extent practicable. Rippable material will be maintained over the area to be blasted, or blasting mats may be used if overburden is not available. A blasting plan will be developed which will incorporate use of the correct size shot, the use of Closely spaced, drilled holes located near free faces, delay blasting caps. a sequential timer and notification of nearby residents. ~- Statement of Findings The Alpine Companies - Shopping Center July 20, 1992 Page 9 4. Other than residences, there are no sensitive receptors near the site (schools, hospitals, etc.). To reduce potential noise impacts on nearby residents, the Applicant has agreed to construct sound absorbing barriers such as fences or tree buffers. The need and location of such buffers will be determined during the site plan review process. 5. Construction equipment will be properly muffled and maintained to reduce noise and vibration. 6. Noise resulting from increased traffic would account for an approximately 0.5 dBA increase over existing noise levels at the site. Therefore, traffic generated noise will not cause a significant increase in ambient noise levels in the area. FINDINGS I' With respect to project generated impacts related to noise, the Board finds: 0-1. Construction noise due to traffic will not significantly impact surrounding land uses. 0-2. Noise control measures will be implemented during blasting. 0-3. Construction noise will be temporary, short term and local in nature. 0-4. Traffic noise impacts on surrounding residential uses will not be significant. 0-5. Noise at project completion will be within established federal guidelines. D-6. Noise buffers such as wooden barriers or tree plantings will utilized if necessary to further reduce noise impacts on surrounding residential uses. The location_of such buffers will be determined during the site plan review proceitS. ''\'" ~- Statement of Findings The Alpine Companies - Shopping Center JUly 20. 1992 Page 10 VI. HISTORICAL AND ARCHAEOLOGICAL RESOURCES 1. The Planning Board has examined a Stage 1A archaeological analysis of the Project site. The site is not listed on either the State or Federal Registers of Historic Places. The New York State Museum and State Historic Preservation. Office do not report any archaeological sites on the Alpine Shopping Center site. 2. The applicant has completed and submitted a Stage 1B Report on the site. No sites were identified. Artifacts that were tound did not represent significant or valuable information regarding the site. No further study was recommended at this time. FINDINGS . With regard to archaeological resources. the Planning Board finds that: E-1. The Project will have archaeological resources on Historic Places. no impact on historical or the State or National Registers of E-2. The Stage 1B Field Survey recommends that an archaeologist remain on call during construction in the event of deeply buried resources coming to light during such construction. -,.- . ..". ~- Statement of Findings The Alpine Companies - Shopping Center JUly 20. 1992 Page 11 VII. WETLANDS 1. Approximately 25 acres of the northern portion of the Project Site is located in a DEC classified wetland. The wetland is designated by the DEC as WF-3 and is a Class III wetland. 2. The DEIS and FEIS contained detailed descriptions of the wetlands functions and benefits provided by the portion of WF-3 on the Project Site. The wetland is dominated by purple loosestrife. The major function and benefit provided by the wetland is flood and stormwater control. 3. The Project has been designed to eliminate major construction within the wetlands. 4. The Applicant has developed a mitigation plan to protect the qUality of the wetlands. Stormwater basins will be constructed to hold the first "flush" of runoff from the paved areas. 5. The Applicant has made application to NYSDEC for a permit for minor intrusion. for construction purposes. of portions of the wetlands buffer (controlled) area. It is recognized that before any activities may occur in the buffer area. a permit must be obtained from the DEC. Further. the DEC. during the permit review process. may require additional mitigation or alterations to the project to mitigate impacts. The Planning Board recognizes DEC' s expertise in the area of wetlands and further recognizes that site plan approval for any portion of the project requiring wetlands intrusion will also require DEC approval. FINDINGS The Planning Board finds that: F-l. Construction of the Project will have no impact on the on-site wetland. except for some minor intrusion into the buffer area for the construction of the storm water basins. -iJIo' "II:'- F-2. Such intrusions into the wetlands buffer area are subject to approval by NYSDEC. The Planning Board specifically recognizes DEC's expertise in this matter and further recognizes that additional mitigation or alterations to the Project may be required by the DEC. Planning Board approval of intrusion into such portions of the site are contingent on such NYSDEC approval. F-3. The Applicant must demonstrate during the Site Plan review that the proposed stormwater mitigation measures will result in no increase in downstream and/or upstream floodwater levels as a result of any construction proposed by the site plan. .- Statement of Findings The Alpine Companies - Shopping Center JUly 20. 1992 Page 12 VIII. SEWAGE DISPOSAL 1. The preferred method of sewage disposal for the Project involves connecting into the Town Trunk Sewer Line (in the Route 9 right of way) which is anticipated to be constructed and operational by December 1995. 2. The applicant has applied to NYS DEC for a SPDES permit to construct an on-site sewage treatment plant. as an interim measure; and has agreed to connect to the Town system as s09n as it is available. and dismantle the interim plant. FINDINGS The Planning Board finds that: I' G-1. Construction of an on-site sewage treatment plant. approved by the NYS DEC. is sufficient as an interim measure for the disposal of project waste. G-2. The applicant will be required to abandon and dismantle such treatment facility. and connect to the Town Trunk Line. within 6 months of its availability. IX. WATER SUPPLY 1. The Project will be supplied with potable water by on-site wells. Three drilled wells were tested and demonstrated a safe yield of 11. 12 and 8 gpm each (31 gpm. total). The anticipated daily water use for the Project at full build-out is apprOXimately 13.000 gpd. 2. Fire flows will be provided by connection to the Central Wappinger Water Improvement Area (CWWIA). at the comer of Myers Comers Road and Spook Hill Road. plus the construction of on-site storage and pumping facil! ties. as set forth in the EAR. Howe~r . the CWWIA is not..... presently in a position to extend potable water service to outside customers. When the CWWIA is able to provide potable water to the site. the Applicant will abandon its well supply. Other users could also tie into the system at that point in time. 3. A fourth well will be required in order to provide a reliable supply. .' .- Statement of Findings The Alpine Companies - Shopping Center July 20. 1992 Page 13 FINDINGS The Planning Board finds: H-l. With a properly sized pipe and construction of an adequate on-site storage/pumping facility: adequate water pressure and flow exist to serve the fire flow demands of the Project via connection to the CWWIA system. H-2. Based upon the information supplied pertaining to the current usage experiences/factors of the proposed tenants the proposed on-site well water supply system appears to be adequate to provide the Project with a reliable supply of potable drinking water. in compliance with all applicable State and local standards. H-3. Since the availability of a potable water supply is limited at the present time. approval of the site plan should be limited to or conditioned on the tenant types listed in the application and supporting documentation. (i.e. uses with low demand for potable water) . H-4. Connection to the CWWIA system will be limited to emergency fire use only. inCluding sprinkler & hydrant supply. X. SOLID WASTE 1. Solid waste generated during construction of the Project will be transported by a contract hauler to an approved construction and demolition debris landfill. 2. Operations at the Project will generate approximately 1/2 ton of solid waste per day. The waste will be transported to the Dutchess County Resource Recovery Facility by a private contract wastehauler. The facility presently handles approximately 400 tons of solid waste per day. The increase due to the Project will be minimal. FINDINGS -".' ''\'' The Planning Board finds: I-i. Construction debris will be disposed of in an approved disposal faCility off-site. I-2. Solid waste generated will be transported by a private contract waste hauler to an approved disposal facility. I-3. Construction and operation of the Project will have no adverse impact on solid waste disposal in Dutchess County. ~- Statement of Findings The Alpine Companies - Shopping Center July 20. 1992 Page 14 XI. SOIL EROSION AND SEDIMENT CONTROL 1. A total of approximately 28 acres of land on the southern portion of the site will be disturbed during the construction of the Project upon completion. 2. Deep hole test pits were excavated on the project site to determine the location and extent of various soil types. water table levels and bedrock depths. 3. The Applicant has prepared grading plans and erosion control plans which will limit the amount of sediment leaVing the site both during and after construction. These plans call for soil stockpiling during construction and the use of haybales or filter fabric fences and jute mesh. Soil amendments and rapid revegetation will help reduce erosion. Filter barriers will be periodically cleaned and repaired as required~- 4. Zoning Administrator should/will inspect the site for compliance with erosion control requirements on a bi-weekly schedule and report findings to the Planning Board. FINDINGS The Planning Board finds that: J-1. Implementation of the controls identified in the Grading Plan. and erosion control and the mitigating measures listed under Section 4.01.09. of the DEIS will adequately limit the amount of sediment leaVing the site both during and after construction. J-2. Use of water trucks will reduce wind and water erosion on disturbed areas. . ,-j.,.'.-.: J-3. A maintenance program of sediment con~~l devices will ensure proper functioning of such devices. ''>t- ~- Statement of Findings The Alpine Companies - Shopping Center July 20. 1992 Page 15 XII. VISUAL CHARACTER 1. During construction the site will be maintained in a neat orderly manner. Crews will remove waste for collection prior to disposal on a regular basis. All construction debris will be promptly removed from the site by a private wastehandler and disposed of in an approved construction and demolition debris landfill. 2. The site is presently vacant. except for a single residence and driveway. The shopping center and associated"parking will replace this existing use. 3. The proposed shopping center buildings are to be reviewed during the site plan review process. Existing trees will be retained where possible and the site will be extensively landscaped. .subject to site plan review. with various plantings on the northern. eastern and southern boundaries to buffer the existing residential areas. The western boundary will be partially landscaped to provide screening of the parking area from u.S. Route 9. and in such a way as to maintain optimum site distances at driveway intersections. 4. Timers will be used to mitigate visual impacts from the lighting. which will be directed downward. to minimize "splash" off the site. FINDINGS The Planning Board finds: K-1. With respect to the visual impact of the project. that mitigation measures to be used during construction. inclUding landscaping screening and lighting. will mitigate impacts on the visual character of the area. ..,. . "'lr. ~- Statement of Findings The Alpine Companies - Shopping Center July 20, 1992 Page 16 XIII. COMMUNITY SERVICES, FISCAL AND ECONOMIC IMPACTS 1. The Project will have no adverse impacts on local services and utilities during construction. 2. The Project site is located approximately three minutes from the firehouse at Hughsonville. Internal fire protection will be provided by fire fighting sprinklers, and external fire hydrants around the buildings. Fire water will be provided by connection to the CWWIA system and on-site storage. Adequate fire flows and pressures will be provided per National Fire Insurance Standards. 3. The Sloper-Willen Community Ambulance Service has indicated that there is no problem responding to the emergency needs of a new shopping center. ," 4. The County Sheriff and the NYS Police have indicated that they can furnish adequate police protection to the site. 5. The Applicant will make a series of improvements to the existing roadway network to mitigate any potential traffic impacts. resulting from the Project. 6. The Project is expected to generate revenues for the Town of Wappinger, Wappinger's Central School District and Dutchess County. Municipal revenues include the collection of Land Tax in the amount of $90,467. One time permit fees are estimated at $195,097. School district taxes to the Wappinger Central School District are estimated at $135,183 annually. Sales taxes are estimated at $1,789,234 annually, with $340,806 going to the County. 7. The construction of the Project will generate approximately 400 full time equivalent jobs both on and off-site. Employment resulting from'""'i the Project is estimated at 400 positions, and $3,000,000 per year in wages. FINDINGS -,.. ...",- With respect to community service, fiscal and economic impacts, the Planning Board finds: L-1. The Projects' construction and operation will have a significant beneficial impact on area employment opportunities. ~- Statement of Findings The Alpine Companies - Shopping Center July 20, 1992 Page 17 XIV. PUBLIC SAFETY 1. The on-site fire protection system will meet the approval of the local Fire Advisory Board, as well as all local, State and Federal (NFPA) insurance company specifications. System plans will be presented to the Fire Advisory Board during site plan review. 2. The site, at the present time, has only one point of access to a public road. 3. The Town Comprehensive plan, and prior Planning Board policy, has proposed and provided for additional access to lands abutting the east side of Route 9, by the proposed construction of a connecting road between Old Hopewell Road and the Middlebush Road/Route 9 environs. A segment of the proposed road is provided for on the submitted plans, and will be addressed during the site plan review. " 4. Blasting may be necessary in order to grade the site. Blasting will conform with Town of Wappinger Local Law Number 6 of 1981. Section 4.01.08 of the DEIS provides mitigating measures to be taken to minimize impacts from blasting. FINDINGS The Planning Board finds: M-1. That public safety services are available and appropriate safety measures will be implemented during and after construction to ensure public safety and the general welfare of the Town of Wappinger. XV. S'l'ORMWATER AND STREAKS 1. In order to mitigate changes in stormwater runoff from impervious surfaces, such as buildings and parking lots, a stormwater management system incorporating detention ponds is proposed to be constructed on the site. "..,-". .' -".. -..... 2. A detailed statement from the applicants engineer, relative to any rise or increase in flood plain elevation shall be required prior to site plan approval. FINDINGS The Planning Board finds: N-1. Erosion and sediment control measures to be undertaken during construction will prevent adverse impacts on Wappinger Creek from construction activities. N-2. The proposed stormwater management plan to be implemented after construction will prevent adverse impacts on Wappinger Creek from sediment loading and will prevent an increase in stormwater discharge off-site after the construction of the Project. . .- Statement of Findings The Alpine Companies - Shopping Center July 20. 1992 Page 18 XVI. ALTERNATIVES 1. Alternative uses which were examined for the site included a 40.000 square foot motor vehicle sales and service facility. a 550.000 square foot professional office complex. a 238.500 square foot office complex and a 525.000 square foot Conservation Office Park. The Planning Board has determined that each of these alternative uses would have adverse impacts on the area similar to the project: however. these alternatives would not provide the degree of positive impacts as would the project. including employment and tax opportunities,.to be generated by Alpine Shopping Center. 2. A smaller scale retail facility was examined (95.000 square feet). Such a facility would generate demands on local services and utilities similar to the Project at full bUild-out. but would produce less sales tax revenue and provide fewer jobs. I 3. A larger scale shopping center is not considered feasible due to environmental and site constraints. FINDINGS The Planning Board finds: 0-1. That alternative land uses and alternative project scales have been adequately examined 0-2. That the proposed Project represents a reasonable and viable use and scale. XVII. ADVERSE IMPACTS WHICH CANNOT BE AVOIDED 1. The Board finds that impacts which cannot be avoided consist primarily of short term activities which are local in nature and have no significant effect on the environment. -/II" -'\"- 2. It is recognized that NYSDEC may require additional mitigation and project alteration as part of its permitting process. Impacts of stormwater runoff and flood control will be adequately mitigated by the proposed stormwater control plan. .' . .- Statement of Findings The Alpine Companies - Shopping Center July 20, 1992 Page 19 Accordingly, the Planning Board, having considered the Draft and Final EIS, and having considered the preceding facts and conclusions relied upon to meet the requirements of 6 NYCRR Part 617, certifies that: These findings are based upon the following: 1. The Planning Board has given consideration to the FE IS 2. The requirements of Part 617 NYCRR have been met and complied with 3. Consistent with social, economic and other essential considerations from among the reasonable alternative thereto, the action to be carried out, funded or approved, is one which minimizes or avoids adv~rse environmental effects to the maximum extent practicable; including the effects disclosed in the relevant environmental impact statement. 4. Consistent with social, economic and other essential considerations, to the maximum extent practicable, adverse environmental effects revealed in the environmental impact statement process will be minimized or avoided by incorporating as conditions to the decision those mitigating measures which were identified as practicable; 5. This statement contains the facts and conclusions in the EIS relied upon to support its decision and indicates the social, economic and other factors and standards which formed the basis of its decision. -~, ~.