For questions or comments, contact Alec Ciesluk, NYS DEC, at (845) 256-3014 or afcieslu@gw.dec.state.ny.us
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Project Description
Crossroads Ventures, LLC is proposing to develop a recreation-oriented resort development that would be located south of New York Route 28 and on either side of Belleayre Mountain Ski Center. The area that comprises the project site consists of approximately 2,000 acres, 1,200 acres that are located east of the ski center and 800 acres west of the ski center. Of this 2,000 acres, approximately 500 acres would be affected by the proposed project and approximately 1,500 acres will remain undeveloped.
Overall, the project consists of a mix of uses including recreational, residential and hotel with associated limited commercial development.
The lands to the west of Belleayre Mountain Ski Center consist of three areas known as Wildacres, Highmount, and Leach. One of the project's two 18-hole golf courses will be constructed at Wildacres. Development at Wildacres will also include two lodges with a combined 250 suites, 10 hotel-contained shops totaling approximately 20,000 square feet, and four restaurants/bars. Also proposed at Wildacres are 25 timeshare buildings to house 200 units, a conference center, a golf clubhouse, an interfaith chapel, golf course maintenance building(s), and a building for receiving/storage. The existing buildings at the former Highmount ski area will be adaptively re-used to provide a family activities center. A 20-lot residential subdivision is proposed on the former Leach property west of the old Highmount ski area. Central water and sewer is proposed for all of these components. All proposed internal roads will be private roads.
Two areas would be developed east of the ski center. East of Giggle Hollow the Big Indian Country Club is proposed. In addition to a signature championship 18-hole golf course, development in this area would include a 150-suite lodge including the golf clubhouse, 2 restaurants, meeting rooms, and a pool/spa. Sixty-five (65) detached lodging units would be built around the golf course. A golf course maintenance building is also proposed. West of Giggle Hollow and in the vicinity of the existing Turner Mansion 120 dwelling units are proposed within 30 timeshare buildings. Central water and sewer is proposed for all of these components. All proposed internal roads will be private roads.
DEIS Content
EXECUTIVE SUMMARY
Table of Contents
Section.1.0 INTRODUCTION
1.1 Project Location
1.2 General Project Description
1.3 Project Purpose, Need and Benefits
1.3.2 Public Need for the Project
1.3.3 Objectives
1.3.4 Benefits of the Proposed Action
1.4 Environmental Review, Permits and Approvals
1.4.2 County
1.4.3 Regional
2.1 Overall Project Design and Layout
2.2 Project Components
2.2.2 Buildings
2.2.3 Potable Water Supply
2.2.4 Wastewater Disposal
2.2.5 Irrigation Water Supply
2.2.6 Site Drainage and Grading
2.2.7 Traffic, Parking and Pedestrian Circulation
2.2.8 Lighting
2.2.9 Landscaping and Open Space Management
2.2.10 Signage
2.2.11 Utilities
2.3 Construction Activities
2.3.2 Construction Stage Activities
2.4 Operational Stage Activities
3.1 Geologic and Topographic Resources
3.2 Surface Water Resources
3.3 Groundwater Resources
3.4 Climate and Air Resources
3.5 Terrestrial and Aquatic Ecology
3.5.2 Wetlands (other waters of the US discussed in Surface Waters)
3.5.3 Wildlife
3.6 Soils
3.7 Traffic Patterns
3.8 Land Use and Community Character
3.8.2 Adjacent Land Uses and Community Character
3.8.3 Local and Regional Land Use Plans
3.8.4 Visual Resources and Aesthetics
Visual Resources
3.9 Community and State Facility Services
3.10 Socio-Economic Setting
• Fiscal and Economic Benefits Analysis
• Existing Conditions
• Construction Phase
• Operations Phase
• Evaluate Potential Community-Related Costs.
3.11 Cultural Resources
5.1 Alternative Locations
5.2 Alternative Use of the Site
5.3 Alternative Layouts
5.4 Alternative Water Supply
5.5 Alternative Wastewater Disposal
5.6 Alternative Site Access
5.7 Alternative Golf Course Management Practices
5.8 Alternative Stormwater Management Practices
MAPS
EXHIBITS
APPENDICES
Appendix SEQRA Documentation including, Environmental Assessment Form, Positive Declaration and Final Scope for the DEIS
Appendix Wetlands Delineation Report and Ecological Communities Descriptions
Appendix Water Supply Report
Appendix Wastewater Disposal Report
Appendix Stormwater Management Plan
Appendix Visual Impact Study
Appendix Traffic Impact Study
Appendix Stage 1A and Stage 1B Cultural Resources Investigations
Appendix Fertilizer and Pesticide Risk Assessment
Appendix Integrated Pest Management Plan
Appendix Draft Construction Stormwater Pollution Prevention Plan
Appendix Letters of Record from Regulatory Agencies and Local Service Providers
Appendix Draft Homeowners Association Agreement
Appendix Secondary and Cumulative Impacts
COVER SHEET
The cover sheet shall state that the document is a Draft Environmental Impact Statement (DEIS), and also include the title of the action, the project location, the name and address of the Lead Agency, the names of the authors of the DEIS, a list of Involved Agencies, and the date of completion and date by which comments must be submitted.
The executive summary shall provide a synopsis of the DEIS. The Executive Summary shall include summaries of the environmental setting, proposed actions, impacts and proposed mitigation measures, and alternatives to the proposed actions. A description of the permits and approvals required for completion of the proposed project shall also be included.
List of Tables
List of Figures
List of Appendices
1.3.1 Background and History
1.4.1 Local
1.4.4 State
1.4.5 Federal
Section 2.0 DESCRIPTION OF THE PROPOSED ACTION
2.2.1 Golf Facilities
2.3.1 Construction Schedule
Section 3.0 ENVIRONMENTAL SETTING, POTENTIAL IMPACTS AND MITIGATION MEASURES
3.5.1 Vegetation
3.8.1 Existing Use of Site
Sound Resources
3.9.1 Emergency Services (including fire, ambulance and medical)
3.9.2 Police
3.9.3 Potable Water (if not on-site)
3.9.4 Wastewater (if not on-site)
3.9.5 Solid Waste / Recycling
3.9.6 Utilities
3.9.7 Schools
3.9.8 Recreation Facilities (including Belleayre Mountain Ski Center and other surrounding Catskill Park State Lands as well as demands on local (municipal) recreational facilities)
The project will generate substantial employment opportunities, new economic activity, and tax revenues during both the construction and operation periods. The following tasks would be performed to generate a complete profile of fiscal and economic costs and benefits within the study area.
Provide Existing Demographic and Economic Profile.
A demographic and economic profile of the communities within the study area will be compiled and described in terms of population and employment patterns. Based on information available from local, county, state, and federal sources, employment and economic baseline information by key industries (i.e., mining, agriculture, tourism) will be summarized and described. Any potential new commercial development projects that could affect local employment patterns in the region would be identified through discussions with local and county government representatives.
Estimate Construction Generated Economic Activity.
Based on the estimated capital investment for Belleayre Resort, the economic analysis will summarize the key economic benefits associated with the Project. These benefits include direct activity associated with construction wages and salaries and the purchase of goods and materials, as well as the ripple- or multiplier-effect generated as this economic activity is felt in the larger regional economy (including tax revenues generated by the construction project). The analysis will utilize the econometric model, Regional Input-Output Modeling System (RIMS II), developed by the U.S. Department of Commerce and customized for the project area.
Estimate Potential Economic Benefits.
Based on anticipated employment generated by the project once it is completed and operational, a similar evaluation of the total economic effects would be Prepared also using the RIMS II model. This effort would summarize the estimated number of jobs to be generated during operation of the proposed resort (along with anticipated wages and salaries) and how much this increased expenditure in the local economy will create demand for goods and services and labor in the regional economy. The study will evaluate whether the existing labor supply can meet the expected increased demand. Where demand for labor exceeds the local and regional supply, some secondary impacts may occur from new residential development (see Growth Inducing Aspects, below).
The proposed resort will be described in terms of future employment, annual payroll, and property taxes to each of the taxing jurisdictions. Property taxes would be calculated based on current tax rates and assessment practices within each of the taxing jurisdictions.
Changes in property tax revenues will be summarized and evaluated in comparison with the potential increases in the cost of providing municipal services such as provision of emergency services to the new facility and any public infrastructure improvements required to service the facility. In coordination with Section 7.9, the projected demand for police, fire, and ambulance services and any public infrastructure would be used to estimate new potential costs to municipal governments based on the project and any projected new population within the residential communities.
Section 4.0 UNAVOIDABLE ADVERSE ENVIRONMENTAL IMPACTS
Section 5.0 ALTERNATIVES
5.9 No-Action Alternative
Section 6.0 IRREVERSIBLE AND IRRETRIEVABLE COMMITMENT OF RESOURCES
Section 7.0 GROWTH INDUCING, SECONDARY AND CUMULATIVE IMPACTS OF THE PROPOSED ACTION
In order to perform this analysis, the following specific tasks are required:
Section 8.0 EFFECT OF THE PROPOSED ACTION ON THE USE AND CONSERVATION OF ENERGY
Section 9.0 CONSULTATION AND COORDINATION
| a) | USGS geologic, NRCS soils maps, and onsite soils mapping prepared to 0.5 acre accuracy will be studied to identify potential physical formations that Would be likely well locations, such as bedrock fracture zones, and areas of high permeability soil. |
| b) | Investigate existing groundwater supplies (wells and springs) to determine depth of wells, yield, and water quality. This will include: consultation with local well drillers and/or property owners; metering flow from springs; water sampling and analysis to determine compliance with Part 5 water quality standards; investigating water company records to determine historic capacity of existing springs; performing hydrogeologic assessment of existing springs to determine seasonal impacts on capacity, and potential for influence by surface water. |
| c) | Investigate existing surface water supplies for capacity, water quality and impact of water use on downstream users. This will include: an analysis of the drainage basin to determine estimated recharge and impacts of variation in rainfall (water budget). Water samples will be collected and analyzed to determine compliance with Part 5 water quality standards, including the testing requirements in tables 1 through 12 in 10NYCRR Part 5-1. |
| d) | Perform yield tests on new wells to determine well capacity and sustainability. Conduct water sampling for Part 5 standards to determine water quality. |
| e) | USGS historical surface water monitoring data will be obtained and extrapolated to determine the potential impact of water draw to surface waters within the project vicinity including potential impacts to water availability for snowmaking at Belleayre Mountain ski center. |
| f) | Determine the need to protect groundwater and surface water supplies from potential sources of contamination based on NYS DOH and Recommended Standards for Water Works (Ten States Standards for Water Works), 1997 ed. standards. Identify Best Available Practice protective measures as recommended by NYSDOH and Ten States Standards. |
| g) | Estimate potable water demand by determining, anticipated number of consumer units and multiplying by anticipated per unit usage based oil US EPA "Planning Guide for Water Use." Estimates of water demand will be made for each development area. |
| h) | Requirements of water treatment will be assessed as mandated by US EPA Guidance for Compliance with Filtration and Disinfection Requirements for Public Water Systems, Ten States Standards for Water Works, and NYS DOH guidance as well as Ulster and Delaware county health department requirements. |
| Describe components of any proposed water conservation program and provide estimates of the quantities how any such components could decrease potential demands. |
| a) | USGS maps, Soil Conservation Service maps, and on-site soils maps prepare to 0.5 acre accuracy will be studied to identify those areas within the proposed developments that are amenable to the installation of subsurface disposal systems. |
| b) | Investigate existing surface water bodies to determine if they are suitable as receiving streams for effluent discharged from wastewater treatment systems. This will include the review of USGS historical surface water monitoring data to determine the potential impact to surface waters within the project vicinity. |
| c) | Estimate volume and quality of wastewater generated by determining anticipated number of wastewater generating units (i.e. lodging and residential units, clubhouse dining seats, etc.) and multiplying by anticipated per unit usage based on New York State Department of Environmental Conservation (NYSDEC) Design Standards for Wastewater Works and New York City Department of Environmental Protection (NYCDEP), Rules and Regulations for the Protection from Contamination, Degradation and Pollution of the New York City Water Supply and its Sources. |
| d) | Requirements of wastewater treatment will be assessed as mandated by Recommended Standards for Wastewater Facilities (Ten States Standards); NYSDEC rules and regulations relating to the collection, treatment, disposal and monitoring of wastewater; and NYCDEP, b. |
| e) | Investigate the feasibility of treatment of wastewater from all or some of the proposed developments at nearest Publicly Owned Treatment Works (POTW). This will involve an evaluation of treatability, available treatment capacity, State Pollution Discharge Elimination System (SPDES) permit compliance, and cost. |
| f) | Determine the best location for on-site treatment facilities based on such factors as topography, geology, environmental assessment, and effluent discharge points. |
| g) | Investigate the feasibility of recycling treatment plant effluent for non-potable uses such as golf course irrigation. |
| h) | Determine best practical treatment technologies for each proposed development area by evaluating: administrative implementability, technical feasibility, compliance with regulatory requirements, constructability, ability to recycle effluent for non-potable use, and cost. |
Attachment 3. Stormwater and Sediment and Erosion Control
| 1. | The methodologies for the assessment of potential for impacts associated with stormwater and sediment and erosion control and design of mitigation measures will be consistent with the following; | ||
| HydroCAD Stormwater Modeling System (V 5.01). Applied Microcomputer Systems. 1998. | |||
| Reducing the Impacts of Stormwater Runoff From New Development. NYSDEC. 1992. | |||
| Guidelines for Urban Erosion and Sediment Control. US Department of Agriculture National Resources Conservation Service. 1997. | |||
| Storm Water Management For Construction Activities, Developing Pollution Prevention Plans and Best Management Practices. USEPA. 1992. | |||
| SPDES General Permit for Stormwater Discharges tom Construction Activities that are Classified as "Associated with Construction Activity Permit No. GP-93-06. NYSDEC. 1993. | |||
| Rules and Regulations for the Protection tom Contamination, Degradation and Pollution of the New York City Water Supply and its Sources. New York City. 1997. | |||
| 2. | Stormwater analysis of pre-construction and post-construction conditions will be performed using the USDA SCS TR-20 based HydroCAD (V 5.01) analysis. This will include the following. | ||
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| 3. | Grading plans at five foot contour intervals will be used to develop sediment and erosion control plans. | ||
| 4. | Erosion control measures will be designed for all areas of disturbance and will include the following. | ||
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| 1. |
The methodology for assessing the potential impacts from traffic generated by the construction and operation of the Belleayre Resort at the Catskill Park will follow the procedures provided in the following, document:
Transportation Research Board, National Transportation Resources Council. Third Edition 1994, Highway Capacity Manual (with 1997 updates). |
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| 2. | The roadways to be evaluated in the DEIS will be NY Route 28, Ulster County Route 47, Ulster County Route 49A, Main Street in Pine Hill, and Bonnieview Avenue. | ||
| 3. | Existing data on vehicle traffic and use levels will be obtained from the New York State Department of Transportation and County Highway Departments. Historical attendance records and trends will be obtained from Belleayre Mountain Ski Center. | ||
| 4. | Following the review of information discussed in paragraph 3, the documented existing conditions will be compiled to determine use levels and physical characteristics for the roadways identified in paragraph 2. | ||
| 5. | The existing data will be supplemented with a traffic study. The traffic study will consist of the following components: | ||
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| 6. |
The Project-related impacts will be determined by conducting a comparison of projected future traffic conditions with existing conditions as determined in paragraphs 4 and 5 under two scenarios: one with the Project and one without the Project. These projections will be performed for the full build out of the proposed project, assuming it is in full operation. Background traffic levels will be projected for the year of full build out using NYSDOT projected growth rates up to the design year. Also included will be a Table listing trip generation rates used in the study. If sources other than ITE are used, they will be explained and documented.
The projections of future conditions will incorporate data from the local planning board regarding any other approved projects that will affect roadway use levels and traffic patterns. NYSDOT's annual traffic information from Route 28 will be used to establish the annual rate of traffic growth for the design year. |
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| 7. | The results of the Traffic Impact Study will be used to determine the adequacy of the road system to accommodate potential Project vehicle needs. A check at unsignalized intersections to determine if a traffic signal installation is warranted will be performed. | ||
| 8. | Estimates will be prepared to illustrate expected traffic conditions. A trip generation estimate will be prepared and will take into account the total number of expected (peak period) vehicular trips, including employees, visitors, etc. The anticipated vehicular distribution of these trips will also be estimated based on existing traffic distributions. Local intersections where traffic levels are expected to increase 10% or more will be discussed. | ||
| 9. | Figures illustrating the improvements required to offset unacceptable operating conditions caused by the development will be prepared. If a location operates acceptably without the development, it must also operate acceptably with the development. |
Attachment 6. Visual Resources and Aesthetics
| 1. |
The methodology for the assessment of potential visual and aesthetic impacts will be consistent with the following guidelines.
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| 2. | Digital terrain modeling shall be utilized to create viewshed mapping. within a five mile radius of the site. |
| 3. | Use the digital terrain modeling to identify the potential viewshed areas for each of the development areas. The areas that are blocked from view by landforms and/or vegetation shall then be plotted to produce zones of visibility maps for the areas proposed to be developed. |
| 4. | Within each viewshed identify receptor locations listed in publications included in item 1 above and also including public roads and hiking trails, public recreation areas, and areas of historical significance that have potential views into the project development areas. |
| 5. | Determine the zone of visibility based on topography and identify potentially sensitive receptors for the proposed development footprints. Sensitive receptors shall include all public roads, public parking areas, public gathering areas, public recreational areas, and public hiking trails within a five-mile radius. |
| 6. |
Potential vista views from peaks, including any operational fire towers, and overlooks on public hiking trails outside of the five-mile radius will also be examined including the following locations
a. Balsam Mountain |
| 7. | Field verify the zone of visibility for the proposed development footprints from all identified receptors including public roads and trails within a five-mile radius, as well as potential vista views from public areas outside of the five-mile radius. |
| 8. | Existing structures and features on and around the property, including the Turner Mansion, Wildacres Hotel, Highmount Ski Area and Belleayre Ski Mountain Ski Center shall be used for orientation. |
| 9. | ±4 foot diameter colored balloons (red and blue) shall be flown near the lower elevation of development or location of proposed buildings to provide orientation when assessing visibility within the 5 mile radius. Balloons shall be flown at a measured height sufficient to be above the existing tree line. |
| 10. |
On a clear day with good visibility examine each area identified as having the potential for views into the project. Examinations shall take place during both leaf-on conditions and leaf-off conditions. Examinations shall consist of driving roads, walking hiking trails, and visiting sensitive receptors identified as having potential views. Evaluate the amount of screening provided by forest cover as it may reduce the duration of views or obscure views.
On viewshed maps identify where views do exist and photograph the view into the project. Photographs shall be taken using 50 mm lenses which best simulates the perception of the human eye. |
| 11. | Prepare and include in the DEIS the actual zone of visibility map for the project components based upon leaf-on and leaf-off investigations. |
| 12. | Include in the DEIS a minimum of five paired photograph-based representative views of visual conditions with and without the development of the project. Paired photographs shall include visualization of all project components including (when visible) structures and site improvements, clearing and grading, and any proposed visual mitigation measures. The selection of representative views to be simulated shall be based on the relative importance of public viewing points, level of viewer exposure and geographic distribution. Representative views shall include the most significantly affected near views as well as affected vista views. The number and location of representative views shall be approved by the Lead Agency upon completion of tasks 2-11 described above. |
| 13. | Illustrations of developed conditions shall consist of existing view photographs enhanced either with suitable computer software (i.e. Photoshop®). |
| 14. | The DEIS shall include a discussion of the numbers and types (hiking, driving, existing land uses, etc.) of people to be affected, the durations of views that can be expected, and how views may vary between leaf on and leaf off conditions. This shall include a brief discussion concerning the nature of the visual change and the public's probable reaction to such change. |
| 15. | The DEIS shall discuss suitable measures to mitigate potential impacts. The discussion shall include measures such as project component locations, structure heights, use of earth tone colors, non-reflective glass, cut-off light fixtures, and other similar type measures. |
Attachment 7. Cultural Resources
| 1. | The methodology for assessing cultural resources will follow the procedures outlined in the Standards for Cultural Resource Investigations and the Curation of Archaeological Collections in New York State (New York Archaeological Council, 1994); | ||
| 2. | The Project cultural resource Investigation will be conducted by a professional archaeologist, qualified according to the standards of the New York State Archaeological Council, and the National Park service 36 CFR 61 and 36 CFR 800 Section 14.09 guidelines (hereinafter "the archaeologist"). The OPRHP Coordinator will be consulted throughout the course of the investigation. The methodology to be followed for each of these studies is presented below. | ||
| 3. | The Applicant shall conduct Phase IA and Phase IB cultural resource investigations to identify archaeologically sensitive areas, cultural/sacred areas, and standing structures that are at least 50 years old that may be affected by the Project, and to locate prehistoric and historic cultural/archaeological resources that may exist within the proposed Project Area. | ||
| 4. | The Phase IA investigation will gather information concerning the environmental/physical and cultural settings of the Project Area through a literature search. The Phase IA investigation will consist of the following elements: | ||
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| 5. | The Phase IB field investigation will be conducted in areas considered to be sensitive for the location of significant cultural resources. The Phase IB investigation will be conducted as follows: | ||
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| 6. | If the Phase IA and IB investigations identify cultural resources within the areas of Project alteration, a Phase II investigation will be designed to obtain detailed information on the integrity, limits, structure, function, and cultural/historical context of an archeological site, sufficient to evaluate its potential National Register eligibility. Phase II field methods and procedures will be developed in consultation with OPREP and conducted by the archaeologist in general accordance with the standards previously cited. The scope of work for the Phase II will be reviewed with NYSDPS and OPRHP prior to implementation. | ||
| 7. | Any Phase II investigation will be designed to obtain detailed information on the integrity, limits, structure, function, and cultural/historical context of an archaeological site, sufficient to evaluate its potential National Register eligibility. Phase II field methods and procedures will be developed in consultation with OPRHP and conducted by the archaeologist in general accordance with the standards previously cited. The scope of work for the Phase II will be reviewed with NYSDPS and OPRHP prior to implementation. | ||
| 8. | Any required artifact processing will be performed by the archaeologist in accordance with OPREP standards. Data will be analyzed for specific stylistic and chronological indicators pertaining to the Northeast region. The type and period of occupation will be described, based on 2nialysiis of the artifacts recovered. Analysis of recovered lithic materials may involve microscopic wear analysis, when appropriate. |
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