Town Administrator Faiella submits comments on Chappaqua Crossing DEIS

October 2, 2009
by Christine Yeres

Last Friday, September 25, Town Administrator Gennaro Faiella submitted his comments on issues that were not specifically assigned to consultants or other involved or interested parties in the environmental review process for Chappaqua Crossing. In his submission, Faiella’s comments are listed in the order in which the issues appear in the developer’s draft environmental impact statement, or DEIS. NCNOW.org has kept Faiella’s citations to the DEIS, but has grouped the comments here for your convenience according to subject matter.

Affordable housing

Faiella asked that the developer clarify the assertion contained in the DEIS that the County’s Affordable Housing Allocation Plan “obligates” New Castle to develop 255 units of affordable housing by the year 2015. The goal of 255 units was set by Westchester County as New Castle’s share of its 10,000-unit county-wide goal. Faiella requested that the developer to add a footnote indicating where in the county’s report the word “obligates” appears. Sec. II A.2. Par. H. Pg. 14.

In another of his comments, Faiella asked the developer to explain the lottery system by which homeowners would be selected for the affordable housing units in light of the county’s recent settlement with HUD. Sec. II.9.b(2)(b) Pgs. 33 and 76.

See “Westchester legislators approve affordable housing settlement,” NCNOW.org, Sept. 25, 2009. 

Faiella noted that the developer “intend[s] to provide $2500 to the Town for enforcement of the affordability restrictions on the [workforce housing] units.”  He continued, “I believe that normally these units are managed by a not-for-profit agency to ensure income eligibility and sale price accuracy if deed restricted.  I am not sure how the applicant envisions enforcement being accomplished and the DEIS has not attributed a Town cost to this service.”  Faiella asked for clarification. Sec. II.13.c 1 Pg. 78-79.

Faiella noted that the developer states in his DEIS that “the Housing Action Council is under contract with the Town.” He pointed out in his comments that “the source of this information should be identified since the Town does not have a contract with the HAC.” Sec.III.B 1.b(6) Pg.22.

Faiella also pointed out in his comments that the DEIS does not explain “how the applicant intends to fund or partially offset the costs for developing the affordable housing. Are they seeking HUD funds?  If the residential component of the project is to be internally subsidized, that should be explained in the financial section of the DEIS.” Secs. II.9.b (2)(b) Pgs. 33 and 76.

Reader’s Digest bankruptcy and number of employees

Faiella wrote in his commentary that the developer estimated that his 520,000 square feet of commercial space will be occupied by 1,658 employees. Faiella explained that in arriving at this figure, the developer uses a 370 square foot per employee ratio for the 296,000 square feet of Reader’s Digest space and a 250 square foot per-employee ratio for the remainder of the commercial space. Faiella noted that if Reader’s Digest renegotiates its lease and reduces its occupancy, the amount of square footage occupied by tenants other than Reader’s Digest would be at the ratio of 250 square feet per employee, resulting in an increase in the total number of employees. Sec. II.C.8 Pg. 28.

In a related comment, Faiella asked whether support staff for the cafeteria, Reader’s Digest store and fitness center are included in the employee count for Reader’s Digest, since “their space occupancy is included in the [Reader’s Digest] 296,000 square foot lease.” Sec.II.C.8 Pg. 28.

A separate village?

The town administrator asked whether by providing amenities, a recreation center and fitness center as well as a dry cleaner, a newspaper stand and coffee shop the developer intends “to make this a self-contained village.”  If so, wrote Faiella, “its impact on the Chappaqua hamlet commercial district should be discussed.”  Sec.II.C.5 Pg.27.

Commercial and residential mix

The developer asserted in the DEIS, commented Faiella, that “the mix of residential and office complex” is “good since people have an opportunity to reside where they work and avoid driving [to work].  Any data to support that this actually takes place?” Sec. III. A.3.j Pg. 45.

Demographics

Faiella asked the developer to explain his assertion that the number of households in the 55-to-64-year age bracket in New Castle exceeds the county and state averages for this age group.  Yet other charts in the DEIS show growth in households with children.  “If the two indicators are overlapped,” Faiella noted, “it would seem that the number of households with children are growing in the 55-64 age group, in direct contradiction to the applicant’s statement that an over 55 population will result in fewer school age children.  This should be explained by the applicant.” Sec. III. 3.b.1.a (1)(2) Pgs. 6-8

Pedestrian connections required for multi-family planned development zoning

Considering that a component of designating the [Reader’s Digest] site for multi-family planned development, or MFPD, use is access to commercial areas, Faiella asked the developer to address the possibility of a walkway between the Reader’s Digest campus and the Chappaqua hamlet making use of Westchester County’s sewer easement that runs from north of the Digest campus, behind Horace Greeley High School, and into the town. Sec. III. H 4 I (3) p. 65.

Faiella also suggested that the DEIS section on pedestrian circulation “should also examine off-site improvements to link the MFPD site with the commercial area, which is a requirement under the code for siting the MFPD district in the first place.” Sec.II.3.c Pg. 48.

Sidewalk from Bedford Road entrance to Greeley entrance

In his comments, Faiella noted that the developer offered to construct a sidewalk from the Bedford Road entrance of Reader’s Digest south along Route 117 to Roaring Brook Road, then west along the north side of Roaring Brook Road to the high school entrance.  However, Faiella observed, “A school-age person is not going to walk this route to get to the high school. They will cut through the woods. The link needs to follow the shortest path. There should be a sidewalk to the bus stop with shelter at the corner of Roaring Brook Road and Route 117.” Sec. II.3.c Pg. 47-48.

Traffic light at high school entrance

Faiella suggested that the developer consult the Saccardi & Schiff report [on municipal uses LINK HERE] recommending a driveway and signaled intersection opposite the entrance to the high school. He asked, “With a sidewalk and crossing as suggested in the DEIS, will a school crossing guard be required?” Sec. II.3.c Pg. 47-48.

Also mentioned as requiring clarification:

• the handling of demolition materials

• tree removal and replacement

• dumpster capacity with one-day-a-week refuse collection

• greenhouse gas emissions both from new construction and from construction vehicles

• drainage of storm water

• measurement of dust due to construction that could impact neighbors, as well as

  noise impacts on neighbors

• light trespass on neighbors

• the logistics of a jitney service

• effect on parking permits at the train station

• demolition of the Bedford Valley House and its possible historical significance

• the effects of short cutting to reach Route 128 when traffic is backed up from Roaring

  Brook Road north along Route 117

Suggestions in Faiella’s comments:

• run sewers to end of property so that neighbors can connect

• conduct an additional time-distance analysis “under peak hour traffic conditions and further discussed.”

To see the town administrator’s memorandum in its entirety, click here. 

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Find DEIS documents here.

Find other documents, such as those on alternative (town) uses, the finances of the project, and the school board’s report on the effects of the project on the school district, here.

Want to catch up?  From NCNOW’s archives:  Click here for access to links to all our articles on this subject.