You are on page 1of 14



This Draft Scope is intended to define the extent of information to be included in the Draft
Environmental Impact Statement (DEIS), required by the Town of Irondequoit Planning Board,
as Lead Agency pursuant to the State Environmental Quality Review Act (SEQRA). This
document will be utilized by the Planning Board to develop a final scoping document for the

The proposed action is the development of residential project on property located north of
Mooring Line Drive, south of the Route 104 Expressway at the eastern terminus of Newport
Road and Irondequoit Bay in the Town of Irondequoit. The project site is approximately 5.9

RSM Irondequoit Bay Development, LLC (RSM) seeks Planning Board approval and other
permits and approvals from the Town of Irondequoit, Monroe County and the State of New
York, for the proposed construction of a mixed-use residential development. The development
will be managed by a Homeowner’s Association, which will operate and maintain the facilities.

The planned uses will include condominiums, accessory structures, gas dock, and the Nautica
(a gathering place for homeowners and member boaters). A variety of building shapes and
sizes are proposed for the development with unifying appurtenances such as façades, lighting
and landscaping treatments. The proposed project will comply with the Town Code, including
development density requirements.

The building footprint will include the construction of approximately 51,100± square feet of
residential space with 2,500± square feet of accessory uses. The DEIS will include a discussion
of all listed topics. All technical appendices, supporting documentation and calculations need
only be referenced.
Table of Contents

I. Cover Sheet Page 1

II. Table of Contents and Summary Page 1
III. Description of the Proposed Action Page 1
IV. Environmental Setting Page 3
V. Environmental Impacts and Mitigation Page 7
VI. Unavoidable Environmental Impacts Page 11
VII. Alternatives Page 11
VIII. Irreversible and Irretrievable Commitment of Resources Page 12
IX. Appendices Page 12
Project No. M224

A. This will identify all required information contained in SEQRA, Section



A. The Table of Contents will identify all main topics with reference to page

B. The Summary section will identify:

• A brief description of both the proposal and the project;

• Significant beneficial and adverse impacts;
• Mitigation measures proposed;
• Alternatives considered; and
• Regulatory requirements


A. Proposal/Project Purpose, Need and Benefits

This section will identify the background of the proposal and project, including
public need, market needs, objectives of the project sponsor, and discussion of
potential social, economic and other benefits related to the proposal/project.

A discussion regarding the allocation and operation of the docking facilities, the
operation of the “Nautica” as an accessory use, and the overall operation of the
Homeowner’s Association will be provided.

Project No. M224

B. Location

This section will establish the geographic location of the project area, using
location map(s) of suitable scale and identifying known landmarks such as street
names, adjacent buildings, and other facilities, etc. This section will also describe
the existing access to the site as well as the zoning of adjacent parcels.

C. Design and Layout

This section will summarize the following:

• Total site area;

• Percentage of impervious surface versus green space;
• Outline of full development potential and description of the proposed
structure(s) including building materials, heights, and square footages;
• Proposed access points including emergency access;
• Potential and proposed parking facilities;
• Anticipated vehicle traffic patterns;
• Provisions for domestic water, sanitary sewer service and stormwater
• Proposed and existing buffers and areas to be preserved;
• Proposed setbacks from steep slopes and the edge of the water;
• Ownership of all proposed public and private amenities and
• Proposed lighting, including spacing, fixture type, height and location;
• Proposed fences, walls and other barriers, including type, height and

Project No. M224
D. Approvals

This section will include a discussion of how the project complies with all
applicable permit and approval standards. This will include provisions under
the Town of Irondequoit Code, freshwater wetland permit requirements, and
compliance with any other required approvals and/or permits.

E. Construction and Operation

This section will identify the proposed schedule for construction for the project,
as well as, providing a discussion of any proposed phasing, maintenance
responsibilities, and funding source.


A. Geology, Topography and Soils

This section will include a detailed description of the existing site conditions
including generalized subsurface geology, surface topography, seasonal high
groundwater depth, and surface soils. Maps will be included showing surface
topographic contours and US SCS soils mapping. Any supplementary soil and
boring data obtained on-site should be summarized.

Surface soils and subsurface soils will be characterized following US SCS

standard terminology including discussion of any development limitations,
hydrologic classification, and the presence of any hydric or potentially hydric

Project No. M224

B. Surface Waters/Drainage

Existing drainage patterns for the site and all upstream areas draining to or
through it will be identified and shown on a map. All discharge points and
downstream receiving waters will be identified.

Projections will be made of stormwater peak rates and total volumes exiting the
site from all discharge points under existing conditions. This will be broken
down so that the contribution of site areas and upstream areas can be identified
separately. In addition, any existing mitigation of peak flow rates or total
volumes will be detailed and quantified. Projections will be made of the existing
annual average stormwater pollutant loads leaving the site using NYSDEC
recommended or other published loading rates, and in accordance with the
Irondequoit Creek Watershed Collaborative criteria.

A portion of the project site lies within a designated floodplain. A description of

the location and size of the floodplain/floodway will be provided. A portion of
the site lies within an existing wetland buffer. A discussion of the location and
size of the buffer will be detailed.

C. Terrestrial and Aquatic Ecology

This section will locate all NYSDEC wetlands and identify the potential for
Federally regulated wetlands on and adjacent to the site, which may be affected
by the proposed action. The primary and secondary benefits derived from and
functions of these wetlands will be generally described. The ecology of Massaug
Cove will be discussed.

A discussion will outline site vegetation (including shrubs, screening and other
habitat growth), habitat, and the type of dominant vegetation found on the site,
as well as, identify amphibians, reptiles, mammals and birds, which are likely to
be present on or near the site. A discussion of the wetland, steep slope, woodlot

Project No. M224
and floodplain EPODs within or immediately adjacent to the project will be
provided. Recent and historical studies that have been done will be addressed.
A review of the water quality of Irondequoit Bay and Masaug Cove will be
provided. The NYSDEC Natural Heritage Program Office will be contacted to
obtain records of reported rare, threatened, or endangered species on or near the
project site and any identified will be noted.

D. Transportation

This section will contain a description of the existing roadway network in the
vicinity of the project, including existing peak traffic volumes and associated
Level of Service (LOS).

Roadways that will be included in this section are the following:

• Newport Road and East Ridge Road;

• Newport Road and Bay Knoll Road;
• Newport Road and Bay Crest Drive;
• Newport Road and Mooring Line Drive;

Existing operating conditions of major signalized and unsignalized intersections

along the above roadways will be included, including existing peak hour
volumes and existing Level of Service (LOS).

A discussion regarding the current condition and maintenance of Newport Road

will be provided. This section will also identify existing access to public
transportation and the use of pedestrian and bicycle pathways.

Project No. M224

E. Land Use, Zoning and Planning

This section will identify the existing land uses and current zoning on the site
and surrounding parcels. Current land use densities of surrounding parcels will
be calculated and presented. Permitted uses consistent with the current zoning
of the site will be listed, including the current uses and structures. This section
will also discuss the usage of the docking facilities, the development density and
the accessory uses of the existing site. This section will also summarize land use
recommendations for the project site as contained in the Town of Irondequoit
Master Plan and all other local and regional planning documents, including the
Harbor Management Plan and Local Waterfront Revitalization Plan.

F. Community Services

This section will include a discussion of the capacity and/or current availability
of each of the following services:

• Water Service;
• Sewer System / Service;
• Utilities;
• Police Service;
• Fire Service;
• Educational Services;
• Health Care Services;
• Current Town and School District tax base, tax rates and budget raised
through property tax levees; and
• Community Recreational Resources

G. Cultural Resources

• Visual

Project No. M224
This section will contain an assessment of the visual setting of the
proposed site, viewsheds from Mooring Line Drive, Route 104 and from
Irondequoit Bay will be described.

Structures located in surrounding areas, will be discussed, including their

relation to the surrounding viewsheds. The location and height of the on-
site structures will be addressed.

• Historic and Archaeological Resources

This section will summarize the results of any historical or archaeological

reviews of the site.


This section will summarize those impacts, which could have a significant effect on the
environment. This section will identify and summarize both adverse and positive

This section will also identify available mitigation measures for all adverse impacts. A
thorough discussion of each measure is required, including any standard details or other
means of clarification, which may be appropriate.

This section will discuss impacts and mitigation in the same order as they are presented
in the Existing Conditions Section. Specifically, this section will be formatted as follows:

A. Geology, Topography and Soils

This section will include a conceptual grading plan. A discussion of the storage
and re-deposition of site topsoil will be included.

Project No. M224

The suitability of the site soils and subsurface conditions to support the planned
use, including roadways, building structural support, utility installation and the
potential for stormwater infiltration, will be evaluated. Setback from the toe of
the slope will be discussed.

This section will also include a detailed discussion of soil erosion control
measures, which will be taken to avoid discharge of sediment down gradient of
the site. These measures will be in compliance current Federal, State and Local
stormwater and erosion control guidelines.

B. Surface Waters/Drainage

This section will contain projections of the post-development peak flow rates and
total runoff volumes from the site as well as the annual average post-
development stormwater pollutant loads. The effect of any proposed mitigation
measures will be estimated and compliance shown with both the Town Code
regarding drainage, Irondequoit Creek Watershed Collaborative, and the
NYSDEC guidelines on stormwater management.

Impacts and mitigation efforts for the wetland buffer will be discussed. All
development areas located within designated floodways and/or flood plain
areas will be identified.

C. Terrestrial and Aquatic Ecology

A quantification of the loss of trees, vegetative cover types (including shrubs,

screening and other habitat growth) and associated wildlife habitats will be
provided. Impacts to wetland areas, including those due to changes in
stormwater quantity and quality, direct encroachment in wetland or adjacent
buffer areas will be detailed. Buffers and preservation areas will be discussed
and quantified. All areas to be preserved will be identified and mapped.

Project No. M224
Methods to ensure protection of existing and proposed habitat, buffers and areas
to be preserved will be identified.

D. Transportation

Descriptions of traffic impacts and proposed mitigation will be provided and

consistent with accepted engineering standards and including an estimate of trip
generation, distribution and projections of impacts on roadway and intersection
operating conditions. The traffic impact and mitigation descriptions will include
the same roadways and intersections as listed in Section IV.D. Any anticipated
improvements to the adjoining streets will be described.

E. Land Use and Zoning

This section will include an analysis of the potential impact to land uses and
development patterns in surrounding lands, including the potential impacts on
land use mix and land use intensity. A detailed density comparison will be
included addressing the proposed project and previously developed lands in the
site vicinity. Consistency of the proposed project (including use of the docks and
Nautica by residents and renters of docks) with the Town Zoning Law (including
density, use, setback, parking and building height requirements), the Town
Master Plan, and other relevant state and local planning documents, including
the Harbor Management Plan and the Local Waterfront Revitalization Plan, will
be demonstrated. Impacts and mitigation for compliance with the Master Plan
will be discussed.

F. Community Services

This section will include a discussion of the demand created by the proposed
project in each of the community service categories listed in Section IV.F. An
analysis of the project’s per year contribution to the tax base (based on the
current town/county/school tax per thousand) will be included. Fiscal impacts
of the project to both the Town and the School District will be quantified.

Project No. M224
Emergency service access to the project, including all necessary improvements
will be discussed.

G. Cultural ResourcesVisual

This section will evaluate the potential visual impacts of the project. It
will present, through renderings, cross sectional profiles or computer-
modified photographs, the visual appearance of the site after
development, as related to specified locations, including 42 Mooring Line
Drive, and from about 275’ ± feet off shore on Irondequoit Bay.
Information will be provided that will show the change in grade
elevation from the existing to the proposed and how the change will
impact sightlines and viewsheds. Impacts and mitigation relative to
building height will be discussed. A detailed description of proposed
building styles, building heights, and lighting will be presented. All
proposed buffers and areas to be preserved would be identified.

The visual simulations and descriptions will specifically include all

landscape modifications proposed.

• Archaeological

This section will summarize the results of all archaeological studies of the
site and address impacts and mitigation measures related to the

H. Construction Impacts

This section will contain a quantitative evaluation of all temporary construction-

related impacts including noise, dust, soil erosion, stabilization control measures,
and the structural performance of Newport Road. Emphasis will be placed on
impacts to residents in adjacent and nearby residences. Suitable mitigation
measures will be recommended to minimize construction impacts. Construction

Project No. M224
traffic impacts and mitigation measures will also be addressed. A description of
the methods to be implemented to maintain and protect traffic during
construction will be discussed.


This section will identify and provide a brief evaluation of those adverse impacts
considered to be unavoidable that can reasonably be expected to occur.


The following alternatives will be identified at a level sufficient to permit a comparative

assessment of costs, benefits, and environmental risk for each alternative. The following
alternatives should be included at a minimum:

A. No Action – Keep the Existing Marina and Party House/Restaurant facility.

B. New development consistent with the Town’s Master Plan (1985), which
recommended waterfront development with a private marina and/or restaurant

C. Modifications to the proposed action based upon input received in the process to

D. A new development with only Townhouse style units.

Project No. M224



All supporting information, reports and documentation will be provided in the

Appendix. These items will include, but may not be limited to the following:

1. Original application
2. SEQRA notices and documentation
3. Traffic analysis
4. Drainage analysis
5. SWPPP Report
6. Geotechnical Reports
7. Draft HOA Rules

f:\jobs\0000-1000\M224\ draft scope.doc