HomeMy WebLinkAboutUpland Heights Rezoning Petition E-Filing_LOI and Exhibits(4625113.1) Phillips Lytle LLP
Via Electronic Filing and FedEx December 9, 2019
Mayor Linda Woodard
Village of Cayuga Heights Board of Trustees
836 Hanshaw Road
Ithaca, New York 14850
Re : Upland Heights Mixed-Use Development
Petition for Rezoning to Planned Development Zone
Dear Mayor Woodard and Members of the Village Board of Trustees :
This firm represents 109 Quarry St. / Ithaca LLC and Upland Road Estates (collectively
" Applicant" ) in connection with the proposed development of a 6 . 07-acre site (" Site ")
near the Community Corners area on East Upland Road in the Village of Cayuga
Heights (" Village" ) . The development entails the proposed rezoning of the Site to
enable the construction of a three building, mixed-use condominium complex with
" Village Center" retail/ commercial development (" Project" ) . At full buildout, the
Project will include approximately 30,000 square feet of building space, in addition to
associated parking areas, installation of required utilities, and stormwater retention
ponds . The Project will provide a total of 46 new housing units and have space for 12
retail/ commercial tenants .
On behalf of the Applicant, and as set forth more fully below, we submit this letter of
intent, with supporting documentation (" Petition" ) , along with four (4) copies, to
complete Applicant' s request that the Village Board of Trustees (" Trustees" ) rezone the
Site to Planned Development Zone (" PDZ" ) and formally commence the rezoning
process . A PDZ filing fee of $500 . 00 will be submitted by Applicant under separate
cover . The following exhibits are attached hereto and made part hereof:
Exhibit A. Permit Application Form Dated February 20, 2019
Exhibit Be Survey of Parcels to be Designated PDZ
Exhibit Co Project Concept Site Plan
Exhibit D : Building Elevations
Exhibit E: Building Floor Plans
ATTORNEYS AT LAW
ADAM S . WALTERS , PARTNER DIRECT 716 847 7023 AWALTERSOPHILLIPSLYTLE . COM
ONE CANALSIDE 125 MAIN STREET BUFFALO , NY 14203 =2887 PHONE 716 847 8400 FAX 716 852 6100
NEW YORK : ALBANY, BUFFALO , CHAUTAUQUA, GARDEN CITY, NEW YORK, ROCHESTER I WASHINGTON , DC I CANADA : WATERLOO REGION I PHILLIPSLYTLE . COM
Mayor Linda Woodard December 9 , 2019
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Exhibit F: Project Rendering
Exhibit G : Village Zoning Map
Exhibit H: Wetland Delineation Report
Exhibit I: Village Natural Resources Map
Exhibit J: Tompkins County Natural Resources Map
Exhibit K. Village Existing Sidewalks Map
Exhibit L: Analysis of Consistency with Tompkins County Energy Recommendations
PROTECT DETAILS
Applicant. 109 S . Quarry St. / Ithaca LLC and
Upland Road Estates
Applicant Address : c / o Mark Mecenas
188 West Haven Drive
Ithaca, New York 14850
Attorney Contact: Phillips Lytle LLP
Attention: Adam S. Walters, Esq.
One Canalside
125 Main Street
Buffalo, New York 14203
(716) 847-7023
E-mail : awalters@phillipslytle . com
Project Location: East Upland Road
Tax Parcels : 104-1 .31; 104-1 . 32; 1044 .4; 104-9 . 11 ; 104 -9 . 12; 104-9 . 13 ;
10-4-9 . 14; 10-4-9 . 15; 10-4-9 . 16910-4-9 . 17
Property Owner : 109 S. Quarry St . / Ithaca LLC and
Upland Road Estates
a
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Zoning District : Parcel : R District ( Applicant is seeking to rezone to PDZ
District)
PROTECT NARRATIVE
The Site, which is currently zoned " R" and is immediately adjacent and contiguous to
the Village' s commercial district, is located on East Upland Road near the intersection of
East Upland Road, Hanshaw Road and Pleasant Grove Road in the heart of the Village .
Applicant proposes to construct three buildings in phases . Phase I will include the
main building, Building A, situated on the northernmost portion of the Site . See Exhibit
C. Building A is the largest building at 17,875 square feet. See Exhibit C. Building A is
an L-shaped building that is three stories tall and has a height of 35 feet measured from
the average finished grade to the highest point of the flat roof. See Exhibit D .
Decorative cornices that are consistent with the aesthetics of the Village extend an
additional two feet above the flat roof . See Exhibit D . Building A is surrounded on all
sides by a sidewalk . See Exhibit E. The long side of Building A is parallel to East
Upland Road and the shorter side of Building A is parallel to the existing commercial
development in the Community Corners area. See Exhibit C. The first floor of Building
A has space for 12 retail / commercial tenants and also features an outdoor terrace and
lobby entrance to the residential units on Building A' s upper floors . See Exhibit E.
Building A' s second and third floors each have 13 residential units, for a total of 26
residential units, which may be accessed from an interior hallway . See Exhibit E. The
residential units are one and two bedroom units that range in size from 820 square feet
to 1500 square feet. See Exhibit E. On the exterior of Building A, between East Upland
Road and Building A, is a parking lot with space for 63 vehicles and two access points
that provide access from East Upland Road to the Site . See Exhibit C . The exterior of
the Building also features landscaping and stormwater management practices . See
Exhibits C and F.
Phase II will include the smaller buildings, Building B and Building C, situated in the
center of the Site . Both Building B and Building C are nearly identical rectangular
buildings, each 6,175 square feet in size . See Exhibit C . Buildings B and C are two
stories tall and have a height of 25 feet, measured from the average finished grade to the
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highest point of the flat roof . See Exhibit D . In keeping with Building A' s design,
Building B and Building C are also adorned with decorative cornices that are consistent
with the aesthetics of the Village and extend an additional two feet above the flat roof.
See Exhibit D . The first floor of each building has space for a welcoming entry lobby
and 5 residential units, which may be accessed from the interior hallway . See Exhibit E .
The residential units on the first floor of Buildings B and C also have direct outdoor
access via double doors that lead from the unit to the surrounding sidewalk . See
Exhibits E and F . The residential units are one and two bedroom units and range in
size from 770 square feet to 1150 square feet. See Exhibit E . The second floor of each
building also has space for 5 residential units, both one and two bedroom options,
ranging in size from 770 to 1200 square feet. Buildings B and C each have their own
parking lots, with a total of 32 spaces, that are connected to Building A' s parking lot by
a short roadway . See Exhibit C . The exterior of the buildings features landscaping
and stormwater management practices . See Exhibits C and F.
The Site is bordered to the south and west by single-family homes and a cemetery . See
Exhibit B . To the north, the Site is bordered by commercially zoned parcels improved
with stores, restaurants, a gym, a dance studio, a bank, a florist and medical offices . See
Exhibit B . To the east of the Site are additional commercially zoned parcels that include
the local fire department, a multi-family housing development, and a real estate office .
See Exhibit B . Despite the Site' s present zoning classification in the R District, the Site is
presently vacant land . Due to the mixed-use aspects of the Project, the Applicant seeks
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a rezoning of the Site to PDZ, as such zoning classification permits mixed-use
development like that contemplated here . Moreover, PDZ is intended to provide
flexibility in conventional land use and zoning regulations to promote imaginative and
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innovative development . (See PDZ Law § 8 . 1 . A) .
It is important to note that the Site is immediately contiguous to the Community
Corners area, which is home to retail and dining options, as well as a number of
community businesses . See Exhibit B . This bustling area has long been a hub of Village
life; however, in recent years, there have been discussions as to how to enhance the
Community Corners area and cement its identity as the heart of the Village .
Suggestions have included unifying the existing space, making the area more walkable
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for pedestrian traffic, and increasing housing density in the area to better support the
retail, dining, and community businesses that call the Community Corners area home .
Applicant has had extensive discussions with the Village about the Site and the
opportunity to develop the Site in a way that furthers the Village' s long-term vision for
the Community Corners area . Thus, Applicant is proposing to add 30,000 square feet of
mixed-use commercial and residential space in an area of vacant land that separates the
Community Corners area from surrounding residential development. Not only is the
Project a logical bridge between the surrounding residential and commercial uses, but it
stands to substantially improve the Community Corners area by bringing exciting new
retail and dining opportunities and expanding the local customer base through
increased housing density .
PROPOSED REZONING AND AMENDMENT OF THE TOWN' S ZONING MAP
Pursuant to New York State Village Law § 7-708, and Local Law #1 of the Year 2019
(" PDZ Law' ) the Trustees have jurisdiction to rezone property to Planned
Development Zone or PDZ . The express purpose of the PDZ Law is to permit, where
appropriate, a degree of flexibility in conventional land use and zoning district
regulations that will encourage development in an imaginative and innovative way in
order to facilitate development not expressly permitted by the terms of the Village' s
Zoning Code, but which promotes the objectives of the Village' s Comprehensive Plan if
such development adheres to specific performance and design standards and
conditions . See PDZ Law § 8 . 1 .
The Applicant respectfully submits, as detailed herein, that the Project is an imaginative
and innovative mixed-use design otherwise prohibited by the Zoning Code that, in fact,
promotes the objectives of the Village' s Comprehensive Plan and adheres to other
specific performance and design standards and conditions set forth in the PDZ Law.
Accordingly, the Applicant hereby respectfully petitions the Trustees to rezone the Site
from R to PDZ . See Exhibit G .
The precise area to be rezoned is bounded on the east by East Upland Road, to the north
and east by the Village' s commercial zoning district, and to the south by residential
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development . See Exhibit B . Accordingly, the requested rezoning permits
development that is very consistent with the surrounding land uses . _
CONSISTENCY WITH PDZ CRITERIA
As noted above, the purpose of the PDZ is to permit a degree of flexibility in
conventional land use and zoning district regulations . The PDZ Law enumerates ten
factors that the Trustees may consider in determining whether to establish a Planned
Development Zone . See PDZ Law § 8 . 2 . B . Below is a listing of each of the factors along
with a narrative from the Applicant explaining the Project' s consistency with each of the
factors .
• Preserving and Enhancing Neighborhood Character
The Project is proposed for the Community Corners area, immediately adjacent to the
Village' s existing commercially zoned area . Community Corners is the hub of the
Village and is home to a number of local businesses, including dining and retail, fitness
and dance studios, and a florist. It is an area of vital social and economic importance .
Recently, though, the Comprehensive Plan noted that " new retail development beyond
the Village has eroded [Community Corners' ] traditional place in the fabric of Village
life . " Accordingly, the Comprehensive Plan recognizes that " [t] he Village needs to take
action in the coming years to maintain and enhance the Community Corners area as a
desirable, economically vibrant retail and government center . " Consistent with these
long-term concerns, the Project infuses new life into the Community Corners area by
bringing new retail and dining to the area and expanding the existing customer base
through increased housing density . The Project is designed to complement and
j enhance surrounding development .
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F
• Compatibility with Adjacent Development and Land Uses
The Project is planned for a 6 . 07-acre tract of land that borders the western side of the
Commercial Zone . See Exhibit B . Residential development generally is located to the
east and south of the Site, with both single-family and multi-family housing nearby . As
depicted in the Project Renderings at Exhibit C, the Project is a mixed-use development
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that will bring together residential and commercial space in one cohesive development,
consistent with surrounding housing and commercial development . The Project is also _
of a scale that increases density in the Community Corners area while maintaining
reasonable height limitations . See Exhibits C and D .
• Mitigating Negative Impacts on Traffic, Parking, and Stormwater
Management
Traffic - The Project is located on East Upland Road, near the intersection of East Upland
Road, Hanshaw Road, and Pleasant Grove Road . During peak commuting hours,
heavy commuter traffic is found on these roads . According to the Comprehensive Plan,
" commuting traffic into the Village is concentrated in the Community Corners area'
and one of the Village' s priorities involves implementing traffic control measures to
alleviate congestion in the area . Although the Project will bring new development to
the Community Corners area, due to the somewhat limited size and scope of the
proposed development, there are only a limited number of residential units (total of 46) .
For purposes of the State Environmental Quality Review Act (" SEQR" ) environmental
assessment form, the New York State Department of Environmental Conservation
(" NYSDEC" ) assumes that fewer than 100 peak hour vehicle trips will not result in any
significant increases in traffic . See NYSDEC Full EAF Workbook. In terms of the new
commercial and retail establishments, there are only 12 spaces available at the proposed
development. Though this new commercial activity will certainly generate some
limited levels of new traffic, such traffic will not typically be during peak commuting
hours . The Project also increases residential density in the Community Corners area,
which will reduce vehicle trips for new residents patronizing Community Corners
businesses and service providers .
Parking - The Project will add a total of 95 parking spaces . See Exhibit C . These spaces
will be shared between residents of the 46 residential units and visitors to the 12
commercial tenants . The parking specifications comply with current Village Zoning
requirements . See Village of Cayuga Heights Zoning Laws (" Zoning Laws" ) § 12 . 3 .
Additionally, it should be noted that there is already parking in the area that serves the
existing commercial development and is more than sufficient for current use .
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Stormwater Management - Information regarding stormwater management will be
submitted under separate cover .
• Avoidance of an Undue Burden on the Village 's Infrastructure
The Project will serve to expand the Village' s tax base, both with new residents and new
commercial activity . However, the scale of the proposed development will not unduly
burden Village infrastructure . Based on discussions with Village officials, Applicant
understands that there is adequate water and sewer capacity to serve the Project. In
fact, adding new rate-payers will actually help maintain such infrastructure long-term.
In addition, the Project plans to erect streetlights, features appropriate space for trash
and recycling receptacles, and will install sidewalks that will tie into the Village' s
existing network of sidewalks, all at no cost to the Village . See Exhibits C, E, and K.
• Protection of Natural Resources
The Project contains 0 . 6 acre of emergent wetland that is regulated by the U . S . Army
Corps of Engineers (" Corps " ) and the Village, based on a wetland delineation by
Terrestrial Environmental Specialists, Inc . and confirmation by the Corps . See Exhibits
I and J . The Tompkins County Natural Resource Inventory documents water bodies
such as streams that are regulated and identified by the New York State Department of
Environmental Conservation. The NYSDEC surface water classification map shows
that there are no streams located on the project Site . See Exhibit H . A Tompkins
County Natural Resources Inventory Map inaccurately shows a stream buffer on the
Site, but a disclaimer on the figure states that " data layers that appear on this map may
or may not be accurate, current, or otherwise reliable . " See Exhibits H and J .
Applicant' s natural resources expert, Territorial Environmental Specialists, did not find
any streams on the Site during multiple visits to the Site . See Exhibit H .
The wetland on the Site provides for some water storage and sediment trapping
functions . These functions and ecosystem services are provided for the surrounding
multifamily housing and existing developments that do not currently contain any
stormwater management practices . The existing multifamily housing complex was
built within 50 feet of the existing wetland boundary on the Site . The size of the wetland
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on the Site has grown due to unregulated discharge of stormwater from the
surrounding developments .
Through numerous iterations of the Project design, wetland impacts have been reduced
for the proposed development from over 0 . 50 acre to 0 . 128 acre, which is slightly higher
than the 0 . 1 acre threshold requiring mitigation by the Corps . The current preference
for wetland mitigation by the Corps is to use the in-lieu-fee program to provide
mitigation in the same watershed . The Corps has the ability to provide flexibility for
the mitigation option if the Village has an acceptable alternative .
The proposed design keeps much of the wetland intact and minimizes wetland
disturbance . Loss of wetland functions on the Site will be mitigated by the use of
biofilters, which provide for stormwater filtration functions . In addition, a stormwater
detention basin if designed as a wet basin could provide open water or emergent
wetland habitat at the project site that will be larger than the impacted wetland .
Upland Road Estates contains a steep sloping forested hillside on the southern portion
of the site . The majority of this area will remain undeveloped and will continue to
provide open space and urban wildlife habitat. The majority of the wetland on the
project site will remain and continue to provide wetland functions .
• Promoting Environmental Sustainability
The Project has been designed to maximize efficiency and utilize renewable energy
sources . In accordance with the Tompkins County 2018 Energy Recommendations for
New Construction (" Recommendations" ) , the Project will be highly environmentally
sustainable . A detailed analysis of the Project' s compliance with .the Recommendations
is attached hereto as Exhibit L.
• Provision of Safe and Convenient Vehicular, Bicycle, and Pedestrian
Circulation
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k The Project stands to improve the Community Corners area and enhance it as a
destination for Village residents . Accordingly, the Project must facilitate vehicular,
bicycle, and pedestrian traffic in an orderly manner . Acknowledging that people move
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through the Village in various modes of transportation, the Comprehensive Plan states
that " [e] xpeditious vehicle movement for residents and non-residents should continue _
to be provided, but greater attention should be given as well to reducing the number of
vehicles on Village streets by encouraging the use of public transit and creating a more
pedestrian and bicycle friendly environment. " Germane to this recommendation, the
Project aims to make the Community Corners area more pedestrian friendly by
cultivating a more centralized retail corridor that features engaging storefronts and has
pedestrian-only spaces . Additionally, the Project will tie into the existing network of
sidewalks that currently serve the Site . See Exhibits C, E and K.
• Provision of Space for Recreation and Other Public Use
The Project will invigorate the Community Corners area and help reinforce the area' s
identity as a Village hub of social and economic activity . The new businesses that will
occupy the proposed development, particularly new restaurants, which will be a key
focus of the Applicant, will provide community space where Village residents may
gather to shop, dine and engage with one another . See Exhibits C and F . In addition,
the Project retains a large green space area at the southern end of the Site, which enables
Village residents, whether they live in the residential units or are visiting the retail
options, to enjoy the natural area remaining on the Site . See Exhibit C . These
improvements to the Community Corners area will re-shape the public corridor and
make it a desirable public space that will draw Village residents . Reimagining this area
for increased public use is crucial to the future of the Community Corners area and will
solidify the identity of the Community Corners area as the heart of the Village .
• Coordination with the Requirements of County State and Federal Statutes
The Project will fully comply with all applicable County, State and Federal statutes and
the Applicant sees no potential conflicts between County, State and Federal
requirements and the proposed development.
• Consistency with the Village ' s Comprehensive Plan
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The Village' s Comprehensive Plan enumerates seven goals that are intended to address
specific issues related to the future of the Village : (1 ) quality of life; (2) community
character; (3) ecology and scenic assets; (4) economy; (5) housing; (6) transportation; (7)
public services and utilities . Underlying each of these goals is the desire to balance the
historic, residential character of the Village with forward-looking efforts that position
the Village for a successful future . Each of these goals are specifically addressed in turn
below .
• Quality of Life - The Comprehensive Plan states that this goal is to " [e] nsure
retention of the Village' s residential character, and improve upon the quality of
life and economic viability of the Village . " To meet this goal, the Comprehensive
Plan sets out various objectives that among other things; aim to balance the need
for future growth in the Village with the Village' s historic residential character
and encourage responsible, sustainable development . The Project serves these
objectives because it offers new mixed-use development in the Village center,
which the Village has long sought to enhance . The Comprehensive Plan even
discusses the need for development in the Community Corners area, noting that
there is a need " future multi-family and commercial development," but cautions
that such development must complement the existing development and have
minimal adverse impact on existing residential neighborhoods . The Project is
thus in line with the exact type of development contemplated for the Community
Corners area because the proposed development is both appropriately scaled for
the Village setting and planned so that the new construction is consistent with
the existing architecture and adjoining land uses . See Exhibit C .
• Community Character - The Comprehensive Plan states that this goal is to
" [p] reserve and enhance the rich collection of natural, architectural, cultural,
historic and scenic resources that make the Village a distinctive community . " To
meet this goal, the Comprehensive Plan sets out various objectives aimed at
" preserving the aspects of the Village that contribute to its historic character" and
" [b] etter defin[ing] the Village of Cayuga Heights as a distinct place within the
overall Ithaca urban area . " The Project serves both objectives because it seeks to
enhance the Village' s main commercial district, simultaneously making the area
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more distinctive with new commercial destinations and enhancing its traditional
place as the hub of the Village .
• Ecology and Scenic Assets - The Comprehensive Plan states that this goal is to
" [p] reserve the Village' s scenic, naturalistic setting while protecting natural
resources and improving recreational opportunities . " Specifically, in the
Community Corners area, the objectives recommend exploration of
opportunities to create additional park space in the Community Corners . The
Project is consistent with this recommendation in that it retains a large green
space area at the southern end of the Site that enables Village residents, whether
they live in the residential units or are visiting the retail options, to enjoy the
natural area remaining on the Site . See Exhibit C . The objectives also
recommend making the Community Corners area more pedestrian friendly . The
Project is entirely aligned with this recommendation and similarly endeavors to
create a more pedestrian-friendly retail corridor, which the Applicant recognizes
as a key, strategic aspect of any successful development in the area .
• Economy - The Comprehensive Plan states that this goal is to " [m] aintain and
enhance the economic vitality of the Village and in particular its retail and
commercial center . " To meet this goal, one of the objectives outlined in the
Comprehensive Plan is to " [r] e-invigorate the Community Corners area as the
economic and social hub of the Village . " Within this objective, the
Comprehensive Plan recommends that the Village encourage mixed-use
development in the Community Corners area, incentivize new neighborhood
retail services, make zoning decisions to " encourage development of housing as
part of a mixed-use district in the Community Corners area, " and make the area
more pedestrian friendly . The Project is aligned with every one of these
recommendations and is precisely the kind of Village-scale, mixed-use
development envisioned for the area in the Comprehensive Plan.
• Housing - The Comprehensive Plan states that this goal is to " [e] nsure that a
variety of high-quality housing options are available to persons wishing to reside
in the community . " As outlined in the Comprehensive Plan, one of the
objectives aimed at achieving this goal is to " [e] ncourage residential
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development in the Community Corners area to attract new homeowners and
renters, " which may be achieved, in part by " [i] ncreas [ing] the resident
population in the Community Corners area to increase provision of commercial
services, walkability . " This is precisely what the Project intends to do . By
adding 46 new residential housing units to the Community Corners area, the
Project will expand the customer base for new and existing commercial
development in the area . Additionally, in recognition of the fact that a
pedestrian-friendly retail corridor is essential to the long-term success of the
commercial tenants and will make the Community Corners area a more
engaging public space, one of the Project' s main focuses is to create engaging
storefronts and a central corridor all of which will serve to enhance the
Community Corners area and solidify its identity as the hub of the Village . See
Exhibit F .
• Transportation - The Comprehensive Plan states that this goal is to " [m] aintain a
transportation system that meets the needs of both residents and non-residents,
encourages the, use of public transit, creates an environment that is more
pedestrian and bicycle friendly, and preserves the character and quality of life in
the Village . " To this end, one objective in the Comprehensive Plan is to
" maintain of an effective and efficient street network . " Towards this objective
the Comprehensive Plan recommends that new development " address impacts
to the street network and traffic flow . While the Project will bring new
development to the Community Corners area, due to the somewhat limited size
and scope of the proposed development, there are only a limited number of
residential units . 46 in total — and only 12 commercial spaces . See Exhibit E .
From a residential perspective, this is not a significant level of new traffic and
while the new commercial activity will certainly generate some limited levels of
new traffic, such traffic will not typically be during peak commuting hours . The
Project also increases residential density in the Community Corners area, which
I` will reduce vehicle trips for new residents patronizing Community Corners
businesses and service providers . Additionally, the Comprehensive Plan has
identified the " main[tenance] , expan[sion] and improve [ment] of the sidewalk
network in the Village" as an objective . The Project is consistent with this
Tit
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objective as it provides new sidewalks that tie into the existing sidewalk network
already present in the area . See Exhibits C, E and K .
• Public Services and Utilities - The Comprehensive Plan states that this goal is to
" [m] aintain and improve as necessary a system of services and supporting
infrastructure that meets the needs of the residents in the Village, improves
energy efficiency in Village operations and facilities and reduces greenhouse gas
emissions . " Each of the objectives within this goal seeks to maintain and
upgrade existing infrastructure . To this end, the Project will serve to expand the
Village' s tax base, both with new residents and new commercial activity, and
add new rate-payers for existing public infrastructure (water & sewer) . Thus, the
Project will help the Village maintain and improve its infrastructure .
CONSISTENCY WITH PDZ REQUIREMENTS AND REQUESTS FOR WAIVERS
PDZ Law § 8 . 3 sets out various requirements that development in the PDZ must meet .
Below is a listing of each of the requirements along with a narrative from the Applicant
explaining the Project' s consistency with each of the requirements .
• Tract Size - A minimum tract size of five acres is required for the establishment
of a PDZ . PDZ Law § 8 . 3 . A .
Applicant 's Response : The Site is 6 . 07 acres in size, zvhich exceeds the minimum tract size
requirement for a PDZ . See Exhibit B .
• Land Use - Residential land use is permitted in a PDZ . Commercial land use is
also permitted in a PDZ; however, if the area proposed for a PDZ is not
ordinarily in the Commercial Zone, the commercial use must be integral with,
but clearly ancillary to, residential use of the area to be permissible . PDZ Law §
8 . 3 . B .
Applicants Response : The Project proposes a mixed-use development that combines residential
and commercial land uses . Specifically, Building A features space for 12 retail/commercial
tenants on the first floor, with 26 residential units on the upper floors . See Exhibit E .
mom
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Buildings B and C are solely residential zvith a total of 20 residential units betzveen the tzvo
buildings . See Exhibit B . As the Site is zoned R District, commercial land use is not typically
permitted at the Site . See Exhibit G . Therefore, Applicant respectfully requests a zvaiver,
permitting commercial use at the Site for purposes of the Project. See Exhibits C, E, and F.
Such commercial use is integral to the residential uses of the Project, but is clearly ancillary to
such uses because the mixed-use character is consistent with the varied surrounding land uses
and enables to the Project to achieve the Village 's long term goals for the Community Corners
area .
• Density - The number of dwelling units' in a PDZ shall not exceed the number of
units that would ordinarily be permitted in the underlying zoning area unless
the Trustees determine that an exception to this requirement is justified and the
Trustees specify the nature and scope of such exception in its Final Approval .
PDZ Law § 8 . 3 . C .
Applicant 's Response : The underlying zoning area in this instance is Residence District, zvhich
permits a maximum of tzvo dzvelling units per parcel . See Zoning Lazvs, Article 5, § 5 . 1 . The
Site encompasses 11 tax parcels and therefore 22 total dzvelling units are permitted on the Site .
See Exhibit B. The Project plans to add 46 dzvelling units total . Applicant respectfully requests
a zvaiver of the density requirement, permitting 24 additional dzvelling units on the Site .
Applicant respectfully submits that this increase is appropriate, especially considering the
adjoining land uses, zvhich includes a large multifamily residential development. Moreover,
increasing housing density in this manner is an essential aspect of the Project and enables the
Project to better support nezv and existing commercial development in the Community Corners
area in a manner that supports the goals of the Village 's Comprehensive Plan .
• Yards - Buildings in a PDZ must be at least 75 feet from any public road right-of-
way line existing at the time of the PDZ application. PDZ Law § 8 . 5 . Buildings
must be 100 feet from any other existing property line bordering the PDZ, unless
the Trustees determine that an exception to this requirement is justified and the
Trustees specify the nature and scope of such exception in its Final Approval .
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1 As defined in Section 3 .3 of the Zoning Laws, dwelling unit means a single living unit providing
kitchen, sleeping, and bathroom facilities for one or more persons .
Mayor Linda Woodard December 9, 2019
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PDZ Law § 8 . 5 . Parking spaces must be 25 feet from any existing property line .
PDZ Law § 8 . 10 .C . _
Applicant's Response : Building A is 30 feet from the property lines on the northern and eastern
edge of the Site . See Exhibit C. Additionally, Building A is 30 feet from the public road right of
Way on East Upland Road. See Exhibit C. Building B and Building C are 30 feet from the
property lines in the center portion of the Site . See Exhibit C. The small parking lot between
Building B and Building C is within 25 feet of the property lines in the center portion of the site .
See Exhibit C. Applicant respectfully requests a zvaiver of the yard requirements, permitting
the Project to be situated on the Site as depicted in Exhibit C . Given the unusual shape of the
Site, a different configuration is not practical . Further, relocating the Project to a different area
of the Site that could accommodate the yard requirements zvould require the Project to sacrifice
proximity to the existing commercial development in the Community Corners area, zvhich is
essential to the Project 's purpose .
• Building Height - No building in a PDZ may be more than two stories high and
may not exceed a height of 35 feet. For buildings with a pitched roof, this is
measured from the average finished grade to the average height between the
eaves and ridgeline . For buildings with a flat roof, this is measured from the
average finished grade to the highest point of the building. These height
restrictions do not apply to chimneys, ventilators, skylights, or other necessary
features that ordinarily extend above roofs . PDZ Law § 8 . 6 .
Applicant 's Response : Building A is 35 feet high, measured from the average finished grade to
the highest point of the roof. See Exhibit D . Building A is a three story building, and its design
features decorative cornices that extend an additional tzvo feet above the roof. See Exhibit D .
Applicant respectfully requests a zvaiver of the Building Height requirement to accommodate
this modest increase in height and the three story design . The decorative cornices are
aesthetically pleasing and consistent with the appearance of the Communih Corners area and
Village architecture . See Exhibit F.
f -
• Lot Coverage - The total lot coverage for all buildings in a PDZ may not exceed
the lot coverage requirements of the underlying zoning district. PDZ Law § 8 . 7 .
I �
Mayor Linda Woodard December 9, 2019
Page 17
As relevant here, Section 5 . 6 of the Zoning Laws states that the maximum
allowable lot coverage in the Residence District is 12 % .
Applicant's Response : The Project complies zvith this requirement. See Exhibit C .
• Natural Features - Existing natural features within a PDZ must be preserved to
the maximum extent feasible and incorporated into the site design. PDZ Law §
8 . 8 .
Applicant's Response : The Site is currently vacant land that consists of open field, mixed
forested upland, and a 0 . 6 acre emergent zvetland. See Exhibit H and I. The majority of the on-
Site zvetland zvill remain and continue to provide zvetland functions . The Project zvill impact
only a 0 . 128 acre portion of the zvetland and zvill otherzvise result in minimal disturbance of the
wetland. The forested upland is concentrated in the southern portion of the Site zvhere the
Project plans to maintain a large green space area . See Exhibit C . The majority of this area and
Will remain undeveloped and continue to provide open space and urban wildlife habitat.
• Stormwater Runoff - The rate of stormwater runoff in a PDZ must not exceed the
rate of stormwater runoff that would occur under a natural undeveloped
! condition, calculated for a 100 year storm event. Further, stormwater runoff
must otherwise comply with applicable State and local law and regulation. PDZ
Law § 8 . 9 .
Applicant 's Response : The Project will implement stormwater management practices such that
stormwater runoff does not exceed the rate of stornizvater runoff that would occur under a
natural undeveloped condition, calculated for a 100 year storm event. The Project zvill otherzvise
comply zvith all applicable State and Local lazv and regulation . Further detail regarding
stormzvater management will be submitted under separate cover.
• Natural Resources Overlay - Zoning Laws § 9 . 6 states that disturbance or
damage to wetlands or associated buffer areas must be avoided wherever
possible and prohibits regulated activity, including excavation, filling and
erecting structures or roads, within a wetland area greater than 500 square feet or
within a buffer area of 50 feet . See Zoning Laws § 9 . 6 . D . Notwithstanding such
Ell
Mayor Linda Woodard December 9, 2019
Page 18
prohibition, a regulated activity may be permitted provided that regulated
activity disturb only the minimum wetland area that is reasonably necessary for
completion of the activity . See Zoning Laws § 9 . 6 . E .
Applicant 's Response : As identified in the zvetland delineation, conducted July 19, 2018, there is
a 0 . 6 acre zvetland located in the central portion of the Site . See Exhibit H. Such zvetland is also
shown on the Village 's Natural Resources Map . See Exhibit I. The Project calls for Building
A, its associated parking lot, Building B, Building C and the road connecting Buildings B and C
to be located on or near the zvetland. See Exhibit C . Such development zvill impact 0. 128 acres
of the zvetland, including filling in a portion of the zvetland, covering the filled area zvith an
impervious surface, erecting buildings within the buffer zone, filling in areas within the buffer
zone, and covering the filled area zvithin the buffer zone zvith an impervious surface . See
Exhibits C. Applicant, as part of its rezoning application, respectfully requests waiver of the
Natural Resources Overlay requirements, permitting it to conduct regulated activities in an area
of the zvetland greater than 500 square feet and zvithin 50 feet of the zvetland. Through
numerous iterations of the project design, wetland impacts have been reduced for the Project
from an impact of more than 0 . 5 acres to an impact of only 0 . 128 acres . See Exhibit C.
Although, this impact is still greater than 500 square feet and does not provide a buffer, such
impact has been dramatically curtailed so as to keep much of the zvetland intact and minimize
zvetland disturbance . Given the size and irregular shape of the Site, it is not feasible to further
reduce impacts to the zvetland, and particularly difficult to do so zvithout causing loss of other
resources on the Site, such as the forested hillside that is an important urban wildlife habitat.
See Exhibit C. Additionally, proximity to the Community Corners area is critically important
to the success of the Project because such strategic location is essential to the Project 's purpose —
to enhance the Community Corners area .
As described above, Applicant is seeking waivers of certain requirements including:
density, yard, building height, commercial use, and natural resources overlay . Waivers
of the PDZ requirements may be granted if the Trustees determine such exception is : (1 )
! warranted based on the physical features, location, proposed use, relationship to other
sites, or physical features of other sites; and (2) justified because the exception achieves
a specific objective or recommendation of the Comprehensive Plan or promotes the
public health safety and general welfare of the Village and its residents to an extent
i
I
Mayor Linda Woodard December 9, 2019
Page 19
greater than could be achieved or promoted if the site were developed in accordance
with the underlying zoning requirements for such site .
Accordingly, in light of the Site' s strategic location adjoining the Community Corners
area and in furtherance of the goals outlined in the Comprehensive Plan, the Applicant
respectfully requests the following waivers, modifications or exceptions from the
Trustees :
Building Category Requirement Proposed Waiver/Modification
PDZ Law § 8 . 3 . 0 - Two Exceed number of dwelling units
Density dwelling units per parcel (22 permitted by underlying zoning use
total)2 to permit 46 dwelling units
Yard PDZ Law § 8 .5 - Buildings must Decrease yard size to permit
be 75 feet from public road Buildings located within 30 feet of
right of way and 100 feet from property lines and public road right
property line; parking spaces of way
must be 25 feet from property
line Decrease yard size to permit parking
for Buildings B and C within 25 feet
of property line
Building Height PDZ Law § 8 . 5 - Maximum Increase building height by 2 feet to
height of 35 feet and two stories permit decorative cornices and permit
a three story design for Building A.
Commercial Use PDZ Law § 8 .3 . B .3 - If
underlying use is not
Commercial, Commercial is Permit Commercial use in PDZ where
underlying zoning is Residence
only permitted in PDZ where
because such use is integral with, but
the commercial use is integral
with, but clearly ancillary to
and
to residential use
residential use in the PDZ
2 Two of the parcels, 10-4A .5 and 1044 . 17, are extremely narrow, so to the extent that such lots
may not be buildable lots and such determination could alter the density calculation, Applicant
respectfully requests a waiver of the density requirement to permit development of 46 dwelling units .
Ell
Mayor Linda Woodard December 9, 2019
Page 20
Natural Resources Zoning Laws § 9 . 6 - Prohibits
Overlay regulated activity in an area of Permit regulated activities in an area
a wetland greater than 500 of wetland greater than 500 square
square feet or within 50 feet of feet and within 50 feet of the wetland
a wetland
GENERAL MUNICIPAL LAW REFERRAL ( " GML " )
This Petition requires referral under GML 239-m to the County Planning Department
for review and recommendation. As such, we ask that this Petition be so submitted to
the County Planning Department.
STATE ENVIRONMENTAL QUALITY REVIEW ACT
Prior to taking action on this Petition, SEAR requires the Trustees to undertake an
environmental review to assess whether the Project has the potential to have a
significant adverse environmental impact. The Applicant respectfully requests that the
Trustees declare their intent to act as lead agency for the purposes of a coordinated
environmental review pursuant to SEQR. As part of this Petition, the Applicant
submits Part 1 of the Short Environmental Assessment Form (" EAF" ), submitted under
separate cover . The Applicant believes that in light of the nature of the proposed use
and surrounding uses and the information presented, the Project will not have a
significant adverse environmental impact and a negative declaration should be issued .
CONCLUSION
On behalf of the Applicant, we respectfully request that the Trustees rezone the Site
from R to PDZ and approve all necessary waivers as identified herein including
approvals necessary under the Natural Resources Overlay . We ask that the Trustees
i
initiate the formal rezoning process by declaring their intent to act as lead agency for
purposes of conducting a coordinated environmental review pursuant to SEQR at its
December 16, 2019 meeting. We also request that the Trustees refer this Petition to the
County Planning Board . We look forward to appearing before the Trustees at its
11
December 16, 2019 meeting to discuss the Petition. In the meantime, please do not
Mayor Linda Woodard December 9, 2019
Page 21
hesitate to contact us if there are any questions regarding this Petition or if the Town
requires any additional information or documentation in support of the Petition. -
Very truly yours,
Phillips Lytle LLP
By
Adam S . Walters
ASW
Enclosure (s)
cc : Randy Marcus, Village of Cayuga Heights Attorney
Village of Cayuga Heights Planning Board, c / o Fred Cowett
Tompkins County Planning Department, c / o Katherine Borgella
Brent Cross, Village Engineer
Mark Mecenas, Upland Heights
T . G . Miller, P . C . Engineers and Surveyors, c / o David Herrick
Barry Hamel Architect PLLC, c / o Barry Hamel
Doc #4620982.1
I
I
EXHIBIT A
y it age of Clapp heights
MARCHAM HALL
836 HANSHAW ROAD Telephone
#THACA,N.Y. 14850 607-257-123$
"s J F `rn
Office Hours
-� PERMIT APPLICATION FORM
9 A.M. 4 P.M.
PART A: PROJECT INFORMATION 00 BE FILLED OUT BY APPLICANT
PROPERTY USE TYPE OF PERMIT REQUESTED
NEW ONE FAMILY#101 ZONING PERMIT #Z
NEW TWO FAMILY#103 BUILDING PERMIT #B
NEW MULTIPLE DWELLING#104 ROW PERMIT #R
EXISTING RESIDENTIAL#434 SITE PLAN REVIEW
COMMERCIAL#437 SUBDIVISION OF LAND
DEMOLITION#600 OTHER
IMAM ADDRESS PHONE
PROJECT QAv� iXD,
APPLICANT `'�,� -
OWNER ' scT
CONTRACTOR
PROJECT SCRIPT N:
VALUE OF WORK:1A W
SIGNED BY: DATE:
PART B: DETERMINATION O BE FILLED OUT BY CODE OFFICER
APPLICABLE ZONING SECTION: TAX PARCEL NO.
I.RESIDENCE DISTRICT
2.MULTIPLE HOUSING DISTRICT
4.COMMERICAL DIST jIC I�,, V l� % W L FRONT YARD =
5.HEIGHT OF BUILDIING SIDE YARDS
B.YARDS »»»»»»»»»»»»»»» REAR YARD
7.BUILDING COVERAGE »»»»»»»»»»»»> BUILDING AREA
8.PORCHES,DECKS,AND CARPORTS LOT AREA
.FENCES AND WALLS COVERAGE =
10.BUILDING FLOOR AREA
11.-16.OTHER
17.SIGNS
APPLICABLE BUILDING CODE:
RESIDENTIAL CODE OF NEW YORK STATE(see attached plan review form)
BUILDING CODE OF NEW YORK STATE(see attached plan review fours)
PLUMBING CODE, MECHANICAL CODE,AND FUEL GAS CODE OF NEW YORK STATE
FIRE CODE AND PROPERTY MAINTENANCE CODE OF NEW YORK STATE
ENERGY CODE OF NEW YORK STATE(see attached REScheck form)
APPLICABLE ROW CONTROL:
STREET OPENING(INCLUDING UTILITIES,DRIVEWAYS, ETC.)
EASEMENT bd -
—
DETERMINATION: APPROVE OR DENIED/ 6 FEE AND RECEIPT D E
ZONING PERMIT
BUILDING PERMIT 77
ROW PERMIT
THER ��
EXHIBIT B
/ -WATER VALVE
PIN SURVEY MAP ^' LANDS OF
TIE: ALONG CENTERLINE TO / UPLAND ROAD ESTATES
THE CENTERLINE OF HANSHAW ROAD. THE CORNERS COMMUNITY CENTER, INC. ti R.O.
�2,z / INSTR. N0. L340/P.4
'�A' / TAX MAP NOS.: 10.-4-9.11, 9.12, 9.13, 9.14, 9.15, 9.16 AND 9.17
DEED REFERENCE: INSTR. NO. 492158-006
�;5� s
-4 0 1�0 AND LANDS OF
�s���' PAVED PARKING 10 0 S. QUARRY S T. ITHACA LLC
CENTERLINE OF PAVEMENT / i ���� % ss `L /
TAX MAP NOS.: 10.-4-1.31, 1.32, 1.4 AND 1.5
aTE�s DEED REFERENCES: INSTR. NOS. 597008 001 AND 2014-04990
%'`CA??pN�ss SANITARY MANHOLE VILLAGE OF CAYUGA HEIGHTS ^� TOWN OF ITHACA
PIPE s00• ,b, � //�w�� �♦ G
w"�� �,N� U� COUNTY OF TOMPKINS STATE OF NEW YORK
12" DIA PVC CULVERT
TAX MAP NO. 10.-4-1.31
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INSTR. NO. 597008-001 / ♦�
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/ , . ��,• ��♦ N 0' 40' 80' 120'
�fb�� 190 PLEASANT GROVE ROAD, LLC R.O.
�/ �/ �/ ♦ INSTR. NO. 2014-05676
GRAPHIC SCALE
'W GABION 109 S. QUARRY ST./ITHACA LLC SEE T.G. MILLER SURVEY
HEADWALL INSTR. NO. 2014-04990 /
WETLANDS
SANITARY MANHOLE
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10'
SANITARY MANHOLE / / �� _ EASE14fENTUTO M LITY EXISTING MONUMENT AS SHOWN
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0 UTILITY POLE
=�SS S BOARD FENCE R.O. REPUTED OWNER
- SSA 29 (....) RECORD DISTANCE
17 / `� 414 TOTAL AREA: 6.07 ACRES f T PIN ( 4 ps')
CO S 0/H OVERHEAD UTILITIES
�Cb 1 293.721 E X FENCE
mDE NYTEL EAS - - - 72
O L 85� _
4�P•153 TELEPHONE MANHOLE
/ TAX MAP NO. 10.-4-9.11 \ \ may- - - - - - O/H OVERHEAD UTILITIES
FIRE HYDRANT AND WATER VALVE / yo I / - - _ _ - - _ _ (VIF) VERIFY IN FIELD
WATER VALVE sv�A* \ \ I � PIPE T T UNDERGROUND TELEPHONE
SANITARY MANHOLE \ �4'" \ \
1�/ -W-W- WATER LINE
\ \ /
PIP �_. TAX MAP N0. 10.-4-9.16 WETLANDS � G G GAS LINE
�/ I SS SS SANITARY SEWER LINE
I CONCRETE DRII'E ?2 0 23�0 I 1�/
WALK �` ` N 77°20,3 „ 17/
/ (23_ � W - I REFERENCE SURVEYS:
7) IPE \ \ I *1. "PROPERTY MAP - PEARL G. SHELDON ESTATE...", MADE BY CARL CRANDALL, C.E.,
DATED NOVEMBER 30, 1966, LAST AMENDED SEPTEMBER 4, 1986.
\ \ I TAX MAP N0. 10.-4-9.15 I 2. "SURVEY FOR DAVID D. AND E. REGINA RECTOR... MADE BY GEORGE C. SCHLECHT,
� � P.E., L.S., DATED DULY 7, 1989.
JEFFREY S. AND CAROLINE W. RUSTEN R.O. \ \
L647/P.815 �1 / I 1
12' O � \ VERIZON NEW YORK, INC. �• R.O. 3. "SURVEY MAP, CARRIAGE HOUSE APARTMENTS...", MADE BY T.G. MILLER, P.C., DATED
L�o��p ♦ \ � L4
C)* 4.
FEBRUARY 15, 1995.
SEE SCHLECHT SURVEY °oj O \ cp o0
4. "MAP OF LANDS OF PEARL SHELDON TO WALTER C. HEASLEY...", MADE BY CARL
CRANDALL, C.E., DATED OCTOBER 10, 1949.
/ \ 44P NO \ I , 5. "SUBDIVISION PLAT, UPLAND ROAD ESTATES...", MADE BY LAWRENCE FABBRONI, P.E.,
10. \ I L.S., DATED NOVEMBER 11, 2006, LAST REVISED DECEMBER 2, 2011.
\ \ 81°37 42° E UPLAND ROAD ESTATES \ \ \ \
\ N INSTR. NO. 492158-006 \
/ I
/ \ NOTE:
- - � PIN \
UNDERGROUND UTILITIES WERE DRAWN ACCORDING TO FIELD EVIDENCE AND
/ AVAILABLE MAPPING. OTHER UNDERGROUND UTILITIES MAY EXIST ON THE SITE.
I
JOHN F. YOUNG, ETAL - R.O.
INSTR. NO. 565394-001 �I ♦ TAX MAP N0. 10.-4-9.12 _ - _ - - - - -
PIPE -
� O
NO
C�♦ TAX MAP N0. 10.-4-9.14 1
CV ~ OWASCO LAND SURVEYING NOTE: Any revisions to this map must comply with section 7209, Subdivision 2 of
/ TAX MAP N0. 10.-4-9.13 I I 106 RAILROAD STREET the New York State Education Law. All certifications hereon are valid for this
/ 1/? GROTON, NEW YORK map and copies thereof only if said map or copies bear the embossed seal of the
p PHONE: (607) 898-5051 licensed land surveyor whose signature appears hereon. This map is not valid
email: owascols®outlook.com when used in conjunction with a "Survey Affidavit" or "Certificate of No-Change".
/ tV o Drawn „- , Drawing File:6042C.DWG
Scale: Job No.:
o By BMK 1 -40 6-042 Coordinate File: 6042.CRD
i / =
� I hereby certify to UPLAND ROAD ESTATES;
tr]PIPE 109 S. QUARRY ST./ITHACA LLC
/ I
that I am a licensed land surveyor, New York State License No. 050380 that this map
c5, ~ ~ correctly delineates an actual survey on the ground made by me or under my direct
PAMELA HUTCHINGS - R.O. N`S�s 9` S 89 35 00" W S 89 46 19' W PLEASANT GROVE CEMETERY R.O. supervision, and that I found no visible encroachments either way across property lines
� 3' . - / 421.44' - � - - - - - - PIPE - -63.63'- - �
INSTR. N0. 2016-09983 (� \1Q, PIPS 1 - - - - - - - - except as shown hereon. MAR. 1, 2018
- � � - � - - � - - � - - � - � - � � - - PIPE
c?g�J lY 210.72' T PIN 210.72' � i
JUDITH A. HOPCROFT R.O. �� JUDITH A. VIRGILIO R.O. DONALD B. CAMPBELL AND ANITA L WATKINS R.O. i i PETER J. AND DORIS L WALSH R o. Signed: Dated.
L834/P.12 �{-� L841/P.284 INSTR. NO. 2016-00526 �� INSTR. NO. 493524-002 "Copyright 2018: All Rights Reserved, Owasco Land Surveying"
EXHIBIT C
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PINLd
TIE: 652't ALONG CENTERLINE TO / 1�6
THE CENTERLINE OF HANSHAW ROAD. G fy
10 / THE CORNERS COMMUNITY CENTER, INC. R.O.
INSTR. NO. L340/P.4 w
a
T.G. MILLER, P.C.
w
ENGINEERS AND SURVEYORS
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ITHACA, NEW YORK 14850 Z
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/ / Tract Area NA 6.07 acre Article 8 Section 8.3.A: 5-acre (L
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Permitted Principal Use 1- and 2-Family Residence Multi-family Residential w.Ancillary Retail Z
PQ
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Size of Lot 125 ft x 150 ft NA P a C.5 0
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100 ft from all Property Line
24" DIA. SICPP CULVERT / X --
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STORMWATER QUALITY X 15 190 PLEASANT GROVE ROAD, LLC R.O. a o 1y ZZ
( ) G O / 15 �� / INSTR. NO. 2014-05676 Lot Coverage 12%Of Lot 12/of Lot PA � O a
PRACTICES BIOFILTER � Signs NA Consistent/ w. Article 10, Section 10.8 Commercial Article 8, Section 8.10.H:G I / SEE T.G. MILLER SURVEY Z
A Zone 1@16 square ft
Off-Street Parking 2 Spaces per DU Multi-family 1.33 Spaces per DU = 62 Current plan shows 95 spaces. Z g
X 1��--11 S �
Retail Store 1.0 Space per 200 square ft= 64 Building A—63 spaces It
Shared Parking Discount 33%_ (41) Building B&C—32 spacesLL
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FIRE HYDRANT AND WATER VALVE oo / (6,175SF) • / �� �j l�/ — — — — — — m o
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PAMELA HUTCHINGS — R.O. PEE I�� PLEASANT GROVE CEMETERY R.O. SHOWN Q
INSTR. N0. 2016-09983 DATA GRAPHIC SCALE DRAWN BY: SHEET
40} \ PIN PIPE
JUDITH A. HOPCROFT R.O. JUDITH A. VIRGILIO R.O. DONALD B. CAMPBELL AND ANITA L. WATKINS R.O. PETER J. AND DORIS L WALSH R.O. 0 40 80 120 TRT C 1 0 1 Z
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EXHIBIT G
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EXHIBIT H
WETLAND DELINEATION REPORT
UPLAND ROAD ESTATES
VILLAGE OF CAYUGA HEIGHTS
TOMPKINS COUNTY,NEW YORK
Prepared for:
Mr. Mark Mecenas
P.O. Box 81
Ithaca, New York 14851
Prepared by:
TERRESTRIAL ENVIRONMENTAL SPECIALISTS,INC.
23 County Route 6, Suite A
Phoenix,New York 13135
September 2018
TABLE OF CONTENTS
Page
1.0 INTRODUCTION............................................................................................................ 1
2.0 BACKGROUND INFORMATION REVIEW.............................................................. 1
3.0 METHODS....................................................................................................................... 1
4.0 RESULTS .........................................................................................................................2
4.1 Site Description.........................................................................................................2
4.2 Site Ecology..............................................................................................................4
4.3 Wetland Descriptions................................................................................................4
5.0 SUMMARY......................................................................................................................5
6.0 REFERENCES.................................................................................................................6
FIGURES
APPENDIX A—Photographs
APPENDIX B—Field Data Sheets
LIST OF FIGURES
(all figures follow text)
Figure 1. NYS DOT Topographic Map
Figure 2. NYS Freshwater Wetlands Map
Figure 3. National Wetlands Inventory Map
Figure 4. Soil Survey Map
Figure 5. Surface Water Classification Map
Figure 6. Aerial Photograph of Site
Figure 7. Wetland Location Map
Figure 8. Wetland Boundaries with Sample Plot and Photograph Locations
1.0 INTRODUCTION
Terrestrial Environmental Specialists, Inc. (TES) was contracted by Mr. Mark Mecenas
to perform a wetland delineation in the Village of Cayuga Heights, Tompkins County, New
York, for the proposed Upland Woods project. The Uplands Woods study area is approximately
6.1 acres in size and located near the intersection of E. Upland Road, Hanshaw Road, and
Pleasant Grove Road in the Village of Cayuga Heights. TES conducted this wetland delineation
on July 19, 2018.
The wetland delineation was conducted following the methods outlined in the U.S. Army
Corps of Engineers (Corps) Manual (Environmental Laboratory 1987), the Regional Supplement
to the Corps of Engineers Wetland Delineation Manual North Central and Northeast Region
(U.S. Army Corps of Engineers, 2012).
This report includes a review of the background information, a methods section, results,
which include site ecology, wetlands, and a summary of our findings.
2.0 BACKGROUND INFORMATION REVIEW
Prior to the field investigation at the site, TES assembled and reviewed available
background information. This information included:
• the New York State Department of Transportation (NYSDOT) Topographic Map (Ithaca
East Quadrangle) (Figure 1);
• the New York State Department of Environmental Conservation (NYSDEC) NYS
Freshwater Wetlands Map (Figure 2);
• the National Wetlands Inventory (NWI) Map (Figure 3) published by the United States
Fish and Wildlife Service (USFWS);
• the Soil Survey Map (Figure 4) prepared by the Natural Resources Conservation Service
(MRCS);
• the Surface Water Classification Map (Figure 5)published by the NYSDEC; and
• a 2015 NYSGIS Clearinghouse aerial photograph (Figure 6).
The background resource maps were developed into figures with the site outlined.
3.0 METHODS
TES performed a detailed field review for wetlands on July 19, 2018. Wetland
boundaries were delineated using the federal criteria for vegetation, soils, and hydrology
(Environmental Laboratory 1987, U.S. Army Corps of Engineers 2012, Lichvar, Banks, et al.
2016, and USDA NRCS 2016).
Surveyor's ribbons were placed along the wetland boundaries based on observations of
vegetation, soils, and hydrology conditions. Each wetland flag was labeled with a letter
identifier of the wetland and was numbered consecutively (e.g. A-1, A-2, A-3, etc.). Lawrence
Fabbroni P.E., L.S. surveyed the flagged wetland boundaries and determined the acreages.
1
Vegetation data was collected in all of the sample plots. Ocular estimates of the percent
(%) areal cover by plant species for each vegetation layer (tree, shrub, woody vine, and
herbaceous layers) were recorded. The sample plots varied in size by the vegetation layer
sampled. The sizes were a 30-foot radius for the trees and woody vines, a 15-foot radius for the
shrubs, and a 5-foot radius for the herbaceous layer.
The presence of wetland vegetation was determined when more than 50% of the
dominant species in a sample plot had an indicator status of obligate (OBL), facultative-wet
(FACW), or facultative (FAC). The dominant species for each layer in a plot were determined
by ranking the species in decreasing order of percent cover and recording those species which,
when cumulatively totaled, immediately exceeded 50% of the total cover of that layer.
Additionally, any plant species that comprised 20% or more of the total cover for each layer was
considered to be a dominant species.
Scientific nomenclature for plant species generally follows A Checklist of New York State
Plants (Mitchell and Tucker 1997) and Catalogue of the Vascular Plants of New York State
(Werier, 2017). The indicator status for each dominant plant species was determined using the
North American Digital Flora: National Wetland Plant List, version 2.4.0 (Lichvar and Kartesz
2016). Species not listed were considered to be upland. Principal technical guides to determine
species identification were Manual of Vascular Plants of Northeastern United States and
Adjacent Canada (Gleason and Cronquist 1991), New Britton and Brown Illustrated Flora
(Gleason 1952), and Gray's Manual of Botany (Fernald 1950).
Soil and hydrology data were collected in soil borer holes within each sample plot. Soil
characteristics were noted along the soil profile at the depth specified by the Corps criteria (U.S.
Army Corps of Engineers 2012). Procedures for identifying hydric soils as outlined in the Field
Indicators of Hydric Soils in the United States (USDA NRCS 2016) were also followed. Soil
colors were determined by using the Munsell color chart. Primary and secondary indicators of
hydrology were also noted at each sample plot.
4.0 RESULTS
The following section of the report provides a description of the project setting and the
delineated wetlands.
4.1 Site Description
The New York State Department of Transportation (NYSDOT) topographic map (Figure
1) shows that the site is located south of the intersection of E. Upland Road, Hanshaw Road, and
Pleasant Grove Road in the Village of Cayuga Heights, Tompkins County, New York. A steep
hillside is found on the northern portion of the site. The site is primarily open field and forested
areas. The site is surrounded by commercial developments to the north, and residential areas to
the east, south, and west.
The NYS Freshwater Wetlands map (Figure 2) shows that there are no state-regulated
freshwater wetlands on site.
2
The National Wetlands Inventory (NWI) map (Figure 3) prepared by the United States
Fish and Wildlife Service (USFWS) shows no mapped wetlands on site. The NWI map is
intended as an advisory map and is not intended as a map of regulated wetlands.
The Soil Survey map (Figure 4) obtained from the Tompkins County Soil Survey shows
that the site is an unsurveyed area.
The Surface Water Classification map (Figure 5) prepared by the NYSDEC shows that
there are no mapped surface waters on the site.
The aerial photograph of the project site (Figure 6) shows that the site is primarily open
field and forested areas. Residential homes, apartment houses, and commercial development
surround the site.
4.2 Site Ecology
The study area consists of open field, mixed forested upland, and emergent wetland.
The open field areas were located in the northern and western central portions of the site.
The dominant species in the herbaceous layer included tall goldenrod (Solidago altissima) and
burdock(Arctium minus).
On the southern portion of the site, the open field area is dominated by grasses and forbs,
including fine-leaved sheep fescue (Festuca filiformis), smooth brome (Bromus inermis),
Kentucky bluegrass (Poa pratensis), Canada thistle (Cirsium arvensis), and milkweed (Asclepias
syriaca).
Bordering Upland Road, there is a planted stand of conifers, which included Norway
spruce (Picea abies), white pine (Pious strobus), and other ornamentals.
The mixed forest upland areas were located in the southern portion of the site. The
dominant species in the tree layer were eastern white pine (Pious strobus) and black cherry
(Prunus serotina). Commonly seen species in the shrub layer were (Lonicera morrowii). Garlic
mustard (Alliaria petiolata) and Virginia creeper (Parthenocissus quinquefolia) were common
herbaceous species. Oriental bittersweet (Celastrus orbiculatus) and Virginia creeper were
dominant vines.
4.3 Wetland Descriptions
TES delineated one wetland. This wetland is shown on Figure 7. This wetland is
identified as Wetland A. Field data sheets and photographs are provided in Appendix A and B
respectively. Plot and photograph locations are shown on Figure 8.
Wetland A
TES delineated Wetland A in the central portion of the site (Figure 7). Wetland A is 0.60
acre in size and is noted primarily as emergent wetland.
3
In the emergent wetland, broad-leaf cattail (Typha latifolia), sensitive fern (Onoclea
sensiblis), and reed canary grass were the dominant species in the herbaceous layer. A weeping
willow (Salix babylonica)was also found within the wetland.
Soils in this area are listed as unsurveyed. These soil samples fit the NRCS indicators for
Depleted Matrix (173) and Redox Dark Surface (176).
Wetland hydrology was indicated by Surface Water (A1), Water Marks (B1), Drift
Deposits (133), Drainage Patterns (B10) and Microtopographic Relief(D4).
Wetland A continues off-site via a culvert to the west and also off-site to the east. Water
from the site appears to continue underneath Upland Road to the west, in the vicinity of a
mapped unnamed tributary of Cayuga Lake, which is identified as a Class C with C standards.
The unnamed tributary continues west to Cayuga Lake, which is a traditional navigable water.
Wetland A may be considered jurisdictional.
4.0 SUMMARY
Terrestrial Environmental Specialists, Inc. was contracted by Mr. Mark Mecenas to
delineate wetlands on the Upland Woods site. The 6.1-acre site is located near the intersection of
E. Upland Road, Hanshaw Road, and Pleasant Grove Road in the Village of Cayuga Heights,
Tompkins County, New York. TES conducted this wetland delineation on July 19, 2018,
following Corps methodology.
The project site consists of primarily open field and forested areas. There are no mapped
NYSDEC freshwater wetlands on the site. There are also no mapped wetlands on the NWI map
of the site.
TES delineated one wetland on the project site. Wetland A (0.60 acre) is primarily an
emergent wetland and is located in the central portion of the site. Wetland A continues off-site
via a culvert to the west and also continues off-site to the east. Wetland A may be considered
jurisdictional, as water from the site appears to continue to the west, in the vicinity of an
unnamed tributary of Cayuga Lake. Cayuga Lake is a traditional navigable water. The Corps
will determine the jurisdiction of wetlands on the site.
4
5.0 REFERENCES
Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation Manual. Technical
Report Y-87-1, U.S. Army Engineer Waterways Experiment Station, Vicksburg, MS.
Fernald, M. L. 1950. Gray's Manual of Botany, 8th Edition. American Book Company, New
York,NY.
Gleason, H. A. 1952. The New Britton and Brown Illustrated Flora of the United States and
Adjacent Canada. Haffner Press,New York,NY (3 vols).
Gleason, H. A. and A. Cronquist. 1991. Manual of Vascular Plants of Northeastern United
States and Adjacent Canada. The New York Botanical Garden, Bronx NY.
Robert W. Lichvar, D. L. Banks, W. N., G. Kirchner, and N.C. Melvin. 2016. Northcentral and
Northeast 2016 Regional Wetland Plant List. The National Wetland Plant List: 2016
Wetland Ratings. Phytoneuron 2016 30: 1-17 published 28 April 2016.
Mitchell, R. S. and G. C. Tucker. 1997. A Revised Checklist of New York State Plants. The
State Education Department,NYS Museum Bulletin No. 490, Albany,NY.
NYSDEC. 1995. Freshwater Wetlands Delineation Manual. New York State Department of
Environmental Conservation Division of Fish and Wildlife, Albany,NY.
United States Army Corps of Engineers. 2012. Regional Supplement to the Corps of Engineers
Wetland Delineation Manual: Northcentral and Northeast Region (Version 2.0), ed. J. S.
Wakeley, R. W. Lichvar, C. V. Noble, and J. F. Berkowitz. ERDC/EL TR-12-1.
Vicksburg, MS: U.S. Army Engineer Research and Development Center.
United States Department of Agriculture Natural Resource Conservation Service. 2016. Field
Indicators of Hydric Soils in the United States, Version 8.0. L.M. Vasilas, G.W. Hurt,
and J.F. Berkowitz (eds.). USDA, NRCS, in cooperation with the National Technical
Committee for Hydric Soils.
United States Department of Agriculture Natural Resource Conservation Service. 2012. List of
Hydric Soils: National List; All States. Available online at: soils.usda.gov/use/hydric.
United States Department of Agriculture Natural Resource Conservation Service. Soil Survey
for Clinton County,New York. Available online at:
https://www.nres.usda.gov/wps/portal/nres/surveylist/soils/survey/state/?stateld=NY.
Accessed June 2018.
Werier, D. 2017. Catalogue of the Vascular Plants of New York State. Memoirs of the Torrey
Botanical Society: Volume 27. The Torrey Botanical Society. Bronx,New York.
5
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APPENDIX A — Photographs
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APPENDIX B — Field Data Sheets
WETLAND DETERMINATION DATA FORM - Northcentral and Northeast Region
Project/Site: Upland Road Estates City/County: Cayuga Heights,Tompkins Sampling Date: 19-Jul-18
Applicant/Owner: Mark Macenas State: NY Sampling Point: A-1U
Investigator(s): BC/EM Section,Township,Range: S. N/A T. N/A R. N/A
Landform(hillslope,terrace,etc.): Hillside Local relief(concave,convex,none): convex Slope: 20.0 0/0 / 11.3
Subregion(LRR or MLRA): LRR L Lat.: 42.467298 Long.: -76.481064 Datum: NAD83
Soil Map Unit Name: Unsurveyed area NWI classification: N/A
Are climatic/hydrologic conditions on the site typical for this time of year? Yes CO) No 0 (If no,explain in Remarks.)
Are Vegetation ❑ ,Soil ❑ ,or Hydrology ❑ significantly disturbed? Are"Normal Circumstances"present? Yes 0 No 0
Are Vegetation ❑ ,Soil ❑ ,or Hydrology ❑ naturally problematic? (If needed,explain any answers in Remarks.)
Summary of Findings -Attach site map showing sampling point locations, transects, important features, etc.
Hydrophytic Vegetation Present? Yes 0 No O
Hydric Soil Present? Yes 0 No Is the Sampled Area Yes 0 NO U
within a Wetland.
Wetland Hydrology Present? Yes 0 No O
Remarks:(Explain alternative procedures here or in a separate report.)
Hydrology
Wetland Hydrology Indicators: Secondary Indicators(minimum of 2 reauired)
Primary Indicators(minimum of one required; check all that apply) ❑ Surface Soil Cracks(B6)
❑ Surface Water(Al) ❑ Water-stained Leaves(B9) ❑ Drainage Patterns(B10)
❑ High Water Table(A2) ❑ Aquatic Fauna(B13) ❑ Moss Trim Lines(B16)
❑ Saturation(A3) ❑ Marl Deposits(B15) ❑ Dry Season Water Table(C2)
❑ Water Marks(Bl) ❑ Hydrogen sulfide Odor(Cl) ❑ Crayfish Burrows(C8)
❑ Sediment Deposits(B2) ❑ Oxidized Rhizospheres along Living Roots(0) ❑ Saturation Visible on Aerial Imagery(C9)
❑ Drift deposits(B3) ❑ Presence of Reduced Iron(C4) ❑ Stunted or Stressed Plants(DI)
❑ Algal Mat or Crust(B4) ❑ Recent Iron Reduction in Tilled Soils(C6) ❑ Geomorphic Position(D2)
❑ Iron Deposits(B5) ❑ Thin Muck Surface(C7) ❑ Shallow Aquitard(D3)
❑ Inundation Visible on Aerial Imagery(B7) ❑ Other(Explain in Remarks) ❑ Microtopographic Relief(D4)
❑ Sparsely Vegetated Concave Surface(B8) ❑ FAC-neutral Test(D5)
Field Observations:
Surface Water Present? Yes 0 No Depth(inches):
Water Table Present? Yes 0 No Depth(inches):
Saturation Present? Wetland Hydrology Present? Yes 0 No
(includes capillary fringe) Yes 0 No Depth(inches):
Describe Recorded Data (stream gauge,monitoring well,aerial photos, previous inspections),if available:
Remarks:
US Army Corps of Engineers Northcentral and Northeast Region-Version 2.0
VEGETATION - Use scientific names of plants
Sampling Point: A-1U
Absolute Dominant Indicator Dominance Test worksheet:
Tree Stratum (Plot size: 30 feet ) %Cover Species? Status
Number of Dominant Species
1. 0 ❑ That are OBL,FACW,or FAC: 0 (A)
2. 0 ❑
❑ Total Number of Dominant
0
3• Species Across All Strata: 3 (B)
4. 0 ❑
5 0 ❑ Percent of dominant Species
That Are OBL, FACW,or FAC: 0.0% (A/B)
7. 0 ❑ Prevalence Index worksheet:
Plot size: 15 feet 0 =Total Cover Total%Cover of: Multiply bv:
Sapling/Shrub Stratum ( )
OBL species 0 x 1 = 0
1. o ❑
FACW species 0 x 2 = 0
2 ° ❑
FAC species 5 x 3 = 15
3.
4 0 ❑ FACU species 108 x 4 = 432
UPL species 55 x 5 = 275
5. o ❑
6 0 ❑ column Totals: 168 (A) 722 (B)
7. 0 ❑ Prevalence Index= B/A= 4.298
Herb Stratum (Plot size: 5 feet 0 =Total Cover Hydrophytic Vegetation Indicators:
)
1. So//dago a/tiss/ma 60 0 FACU ❑ Rapid Test for Hydrophytic Vegetation
2. Arctium m/nus 20 ❑d FACU ❑ Dominance Test is>SO%
3. Ce/astrus orbicu/ata 15 ❑ UPL ❑ Prevalence Index is:53.0 1
4. Dipsacus fu//onum 10 ❑ FACU ❑ Morphological Adaptations 1(Provide supporting
data in Remarks or on a separate sheet)
5. So/anum du/Camara 5 ❑ FAC ❑ Problematic Hydrophytic Vegetation 1(Explain)
6. Cirsium arvense 3 ❑ FACU
7_ Poa pratensis 15 ❑ FACU 1 Indicators of hydric soil and wetland hydrology must
8. 0 ❑ be present,unless disturbed or problematic.
9 0 ❑ Definitions of Vegetation Strata:
10• 0 ❑ Tree-Woody plants,3 in. (7.6 cm)or more in diameter
11. 0 ❑ at breast height(DBH), regardless of height.
12. 0 ❑ Sapling/shrub-Woody plants less than 3 in. DBH and
Woody Vine Stratum (Plot size: 30 feet
128 =Total Cover greater than 3.28 ft(1 m)tall..
)
1. Ce/astrus orb/cu/ata 40 ❑d UPL Herb-All herbaceous(non-woody)plants, regardless of
2. 0 ❑ size,and woody plants less than 3.28 ft tall.
3. 0 ❑ Woody vine-All woody vines greater than 3.28 ft in
4. 0 ❑ height.
40 =Total Cover
Hydrophytic
Vegetation
Present? Yes ❑ No
Remarks:(Include photo numbers here or on a separate sheet.)
*Indicator suffix= National status or professional decision assigned because Regional status not defined by FWS.
US Army Corps of Engineers Northcentral and Northeast Region-Version 2.0
Soil Sampling Point: A-1U
Profile Description:(Describe to the depth needed to document the indicator or confirm the absence of indicators.)
Depth Matrix Redox Features
(inches) Color(moist) % Color(moist) % Type 1 Loc2 Texture Remarks
0-4 10YR 4/3 100 Loam
1 Type:C=Concentration.D=Depletion.RM=Reduced Matrix,CS=Covered or Coated Sand Grains 21-ocation: PL=Pore Lining.M=Matrix
Hydric Soil Indicators: Indicators for Problematic Hydric Soils: 3
❑ Histosol(Al) ❑ Polyvalue Below Surface(S8)(LRR R, ❑ 2 cm Muck(A10)(LRR K,L,MLRA 149B)
❑ Histic Epipedon(A2) MLRA 149B)
El Thin Dark Surface(S9) (LRR R,MLRA 149B) ❑ Coast Prairie Redox(A16)(LRR K,L,R)
❑ Black Histic(A3) ❑ 5 cm Mucky Peat or Peat(S3)(LRR K,L,R)
❑ Hydrogen Sulfide(A4) ❑ Loamy Mucky Mineral(Fl)LRR K,L)
❑ Dark Surface(S7)(LRR K,L,M)
❑ Stratified Layers(A5) ElLoamy Gleyed Matrix(F2)
❑ Polyvalue Below Surface(S8)(LRR K.L)
❑ Depleted Below Dark Surface(All) ElDepleted Matrix(F3)
❑
❑ Redox Dark Surface(F6) Thin Dark Surface(S9) (LRR K,L)
❑ Thick Dark Surface(Al2) ❑ Iron-Manganese Masses(F12)(LRR K.L,R)
❑ Sandy Muck Mineral(Sl) ❑ Depleted Dark Surface(F7)
❑
❑ Redox Depressions(F8) Piedmont Floodplain Soils(F39)(MLRA 149B)
❑ Sandy Gleyed Matrix(S4) ❑ Mesic Spodic(TA6)(MLRA 144A,145,149B)
❑ Sandy Redox(S5) ❑ Red Parent Material(F21)
❑ Stripped Matrix(S6) ❑ Very Shallow Dark Surface(TF12)
❑ Dark Surface(S7)(LRR R,MLRA 149B) ❑ Other(Explain in Remarks)
3Indicators of hydrophytic vegetation and wetland hydrology must be present,unless disturbed or problematic.
Restrictive Layer(if observed):
Type:
Depth(inches): Hydric Soil Present? Yes 0 No
Remarks:
US Army Corps of Engineers Northcentral and Northeast Region-Version 2.0
WETLAND DETERMINATION DATA FORM - Northcentral and Northeast Region
Project/Site: Upland Road Estates City/County: Cayuga Heights,Tompkins Sampling Date: 19-Jul-18
Applicant/Owner: Mark Macenas State: NY Sampling Point: A-1W
Investigator(s): BC/EM Section,Township,Range: S. N/A T. N/A R. N/A
Landform(hillslope,terrace,etc.): Flat Local relief(concave,convex,none): concave Slope: 10.0 % / 5.7
Subregion(LRR or MLRA): LRR L Lat.: 42.467123 Long.: -76.481000 Datum: NAD83
Soil Map Unit Name: Unsurveyed area NWI classification: N/A
Are climatic/hydrologic conditions on the site typical for this time of year? Yes CO) NO 0 (If no,explain in Remarks.)
Are Vegetation ❑ ,Soil ❑ ,or Hydrology ❑ significantly disturbed? Are"Normal Circumstances"present? Yes 0 NO 0
Are Vegetation ❑ ,Soil ❑ ,or Hydrology ❑ naturally problematic? (If needed,explain any answers in Remarks.)
Summary of Findings -Attach site map showing sampling point locations, transects, important features, etc.
Hydrophytic Vegetation Present? Yes O No 0
Hydric Soil Present? Yes NO 0 Is the Sampled Area
Yes 0 NO 0
within a Wetland.?
Wetland Hydrology Present? Yes - No
Remarks:(Explain alternative procedures here or in a separate report.)
Hydrology
Wetland Hydrology Indicators: Secondary Indicators(minimum of 2 reauired)
Primary Indicators(minimum of one required; check all that apply) ❑ Surface Soil Cracks(B6)
d❑ Surface Water(Al) ❑ Water-stained Leaves(B9) ❑ Drainage Patterns(B10)
❑ High Water Table(A2) ❑ Aquatic Fauna(B13) ❑ Moss Trim Lines(B16)
❑ Saturation(A3) ❑ Marl Deposits(B15) ❑ Dry Season Water Table(C2)
❑ Water Marks(Bl) ❑ Hydrogen Sulfide Odor(Cl) ❑ Crayfish Burrows(C8)
❑ Sediment Deposits(B2) ❑ Oxidized Rhizospheres along Living Roots(0) ❑ Saturation Visible on Aerial Imagery(C9)
❑ Drift deposits(B3) ❑ Presence of Reduced Iron(C4) ❑ Stunted or Stressed Plants(DI)
❑ Algal Mat or Crust(B4) ❑ Recent Iron Reduction in Tilled Soils(C6) ❑ Geomorphic Position(D2)
❑ Iron Deposits(B5) ❑ Thin Muck Surface(C7) ❑ Shallow Aquitard(D3)
❑ Inundation Visible on Aerial Imagery(B7) ❑ Other(Explain in Remarks) ❑ Microtopographic Relief(D4)
❑ Sparsely Vegetated Concave Surface(B8) ❑d FAC-neutral Test(D5)
Field Observations:
Surface Water Present? Yes * No 0 Depth(inches): 2
Water Table Present? Yes 0 No Depth(inches):
Saturation Present? Wetland Hydrology Present? Yes * No 0
(includes capillary fringe) Yes 0 No Depth(inches):
Describe Recorded Data (stream gauge,monitoring well,aerial photos, previous inspections),if available:
Remarks:
US Army Corps of Engineers Northcentral and Northeast Region-Version 2.0
VEGETATION - Use scientific names of plants
Sampling Point: A-1W
Absolute Dominant Indicator Dominance Test worksheet:
Tree Stratum (Plot size: 30 feet ) %Cover Species? Status
Number of Dominant Species
1. Sa/ixbaby/onica 10 U FAC That are OBL,FACW,or FAC: 2 (A)
2. 0 ❑
❑ Total Number of Dominant
0
3• Species Across All Strata: 2 (B)
4. 0 ❑
5 0 ❑ Percent of dominant Species
That Are OBL, FACW,or FAC: 100.0% (A/B)
7. 0 ❑ Prevalence Index worksheet:
Plot size: 15 feet 10 =Total Cover Total%Cover of: Multiply bv:
Sapling/Shrub Stratum ( )
OBL species 90 x 1 = 90
1' ° ❑ FACW species 15 x 2 = 30
2. 0 ❑
FAC species 10 x 3 = 30
3. � ❑
4 0 ❑ FACU species 0 x 4 = 0
5 0 ❑ UPL species 0 x 5 = 0
6 0 ❑ column Totals: 115 (A) 150 (B)
7. 0 ❑ Prevalence Index= B/A= 1.304
Herb Stratum (Plot size: 5 feet 0 =Total Cover Hydrophytic Vegetation Indicators:
)
1. Typha/atifo//a 80 0 OBL ❑ Rapid Test for Hydrophytic Vegetation
2, carex trichocarpa 10 ❑ OBL L-11 Dominance Test is>50%
3. Lys/machia nummu/aria 10 ❑ FACW W/I Prevalence Index is:53.0 1
4. So/idago gigantea 5 ❑ ❑ Morphological Adaptations 1(Provide supporting
FACW
❑ data in Remarks or on a separate sheet)
5. 0 ❑ ❑ Problematic Hydrophytic Vegetation 1(Explain)
6. 0
7 0 ❑ 1 Indicators of hydric soil and wetland hydrology must
8. 0 ❑ be present,unless disturbed or problematic.
9 0 ❑ Definitions of Vegetation Strata:
10• 0 ❑ Tree-Woody plants,3 in. (7.6 cm)or more in diameter
11. 0 ❑ at breast height(DBH), regardless of height.
12. 0 ❑ Sapling/shrub-Woody plants less than 3 in. DBH and
Woody Vine Stratum (Plot size: 30 feet
105 =Total Cover greater than 3.28 ft(1 m)tall..
)
1. 0 ❑ Herb-All herbaceous(non-woody)plants, regardless of
2. 0 ❑ size,and woody plants less than 3.28 ft tall.
3. 0 ❑ Woody vine-All woody vines greater than 3.28 ft in
4. 0 ❑ height.
0 =Total Cover
Hydrophytic
Vegetation
Present? Yes * No ❑
Remarks:(Include photo numbers here or on a separate sheet.)
*Indicator suffix= National status or professional decision assigned because Regional status not defined by FWS.
US Army Corps of Engineers Northcentral and Northeast Region-Version 2.0
Soil Sampling Point: AAW
Profile Description:(Describe to the depth needed to document the indicator or confirm the absence of indicators.)
Depth Matrix Redox Features
(inches) Color(moist) % Color(moist) % Type 1 Loc2 Texture Remarks
0-7 10YR 3/2 100 Silt Loam
7-11 10YR 3/1 90 10YR 5/6 10 C M Silt Loam
11-20 10YR 3/3 80 10YR 5/4 20 C M Silt Loam
1 Type:C=Concentration.D=Depletion.RM=Reduced Matrix,CS=Covered or Coated Sand Grains 21-ocation: PL=Pore Lining.M=Matrix
Hydric Soil Indicators: Indicators for Problematic Hydric Soils: 3
❑ Histosol(Al) ❑ Polyvalue Below Surface(S8)(LRR R, ❑ 2 cm Muck(A10)(LRR K,L,MLRA 149B)
❑ Histic Epipedon(A2) MLRA 149B)
El Thin Dark Surface(S9) (LRR R,MLRA 149B) ❑ Coast Prairie Redox(A16)(LRR K,L,R)
❑ Black Histic(A3) ❑ 5 cm Mucky Peat or Peat(S3)(LRR K,L,R)
❑ Hydrogen Sulfide(A4) ❑ Loamy Mucky Mineral(Fl)LRR K,L)
❑ Dark Surface(S7)(LRR K,L,M)
❑ Stratified Layers(A5) ElLoamy Gleyed Matrix(F2)
❑ Polyvalue Below Surface(S8)(LRR K.L)
❑ Depleted Below Dark Surface(All) ElDepleted Matrix(F3)
❑
❑d Redox Surface(F6) Thin Dark Surface(S9) (LRR K,L)
❑ Thick Dark Surface(Al2) Dar ur
❑ Iron-Manganese Masses(F12)(LRR K.L,R)
❑ Sandy Muck Mineral(Sl) ❑ Depleted Dark Surface(F7)
❑
❑ Redox Depressions(F8) Piedmont Floodplain Soils(F39)(MLRA 149B)
❑ Sandy Gleyed Matrix(S4) ❑ Mesic Spodic(TA6)(MLRA 144A,145,149B)
❑ Sandy Redox(S5) ❑ Red Parent Material(F21)
❑ Stripped Matrix(S6) ❑ Very Shallow Dark Surface(TF12)
❑ Dark Surface(S7)(LRR R,MLRA 149B) ❑ Other(Explain in Remarks)
3Indicators of hydrophytic vegetation and wetland hydrology must be present,unless disturbed or problematic.
Restrictive Layer(if observed):
Type:
Depth(inches): Hydric Soil Present? Yes * No 0
Remarks:
US Army Corps of Engineers Northcentral and Northeast Region-Version 2.0
WETLAND DETERMINATION DATA FORM - Northcentral and Northeast Region
Project/Site: Upland Road Estates City/County: Cayuga Heights,Tompkins Sampling Date: 19-Jul-18
Applicant/Owner: Mark Macenas State: NY Sampling Point: A-2U
Investigator(s): BC/EM Section,Township,Range: S. N/A T. N/A R. N/A
Landform(hillslope,terrace,etc.): Toeslope Local relief(concave,convex,none): concave Slope: 20.0 0/0 / 11.3
Subregion(LRR or MLRA): LRR L Lat.: 42.466584 Long.: -76.480185 Datum: NAD83
Soil Map Unit Name: Unsurveyed area NWI classification: N/A
Are climatic/hydrologic conditions on the site typical for this time of year? Yes CO) No 0 (If no,explain in Remarks.)
Are Vegetation ❑ ,Soil ❑ ,or Hydrology ❑ significantly disturbed? Are"Normal Circumstances"present? Yes 0 No 0
Are Vegetation ❑ ,Soil ❑ ,or Hydrology ❑ naturally problematic? (If needed,explain any answers in Remarks.)
Summary of Findings -Attach site map showing sampling point locations, transects, important features, etc.
Hydrophytic Vegetation Present? Yes 0 No O
Hydric Soil Present? Yes O No Is the Sampled Area Yes O NO U
within a Wetland.
Wetland Hydrology Present? Yes O No O
Remarks:(Explain alternative procedures here or in a separate report.)
Hydrology
Wetland Hydrology Indicators: Secondary Indicators(minimum of 2 reauired)
Primary Indicators(minimum of one required; check all that apply) ❑ Surface Soil Cracks(B6)
❑ Surface Water(Al) ❑ Water-stained Leaves(B9) ❑ Drainage Patterns(B10)
❑ High Water Table(A2) ❑ Aquatic Fauna(B13) ❑ Moss Trim Lines(B16)
❑ Saturation(A3) ❑ Marl Deposits(B15) ❑ Dry Season Water Table(C2)
❑ Water Marks(Bl) ❑ Hydrogen sulfide Odor(Cl) ❑ Crayfish Burrows(C8)
❑ Sediment Deposits(B2) ❑ Oxidized Rhizospheres along Living Roots(0) ❑ Saturation Visible on Aerial Imagery(C9)
❑ Drift deposits(B3) ❑ Presence of Reduced Iron(C4) ❑ Stunted or Stressed Plants(DI)
❑ Algal Mat or Crust(B4) ❑ Recent Iron Reduction in Tilled Soils(C6) ❑ Geomorphic Position(D2)
❑ Iron Deposits(B5) ❑ Thin Muck Surface(C7) ❑ Shallow Aquitard(D3)
❑ Inundation Visible on Aerial Imagery(B7) ❑ Other(Explain in Remarks) ❑ Microtopographic Relief(D4)
❑ Sparsely Vegetated Concave Surface(B8) ❑ FAC-neutral Test(D5)
Field Observations:
Surface Water Present? Yes O No Depth(inches):
Water Table Present? Yes 0 No Depth(inches):
Saturation Present? Wetland Hydrology Present? Yes 0 No
(includes capillary fringe) Yes 0 No Depth(inches):
Describe Recorded Data (stream gauge,monitoring well,aerial photos, previous inspections),if available:
Remarks:
US Army Corps of Engineers Northcentral and Northeast Region-Version 2.0
VEGETATION - Use scientific names of plants
Sampling Point: A-2U
Absolute Dominant Indicator Dominance Test worksheet:
Tree Stratum (Plot size: 30 feet ) %Cover Species? Status
Number of Dominant Species
1. Picea g/auca 15 U FACU That are OBL,FACW,or FAC: 1 (A)
2. 0 ❑
❑ Total Number of Dominant
0
3• Species Across All Strata: 4 (B)
4. 0 ❑
5 0 ❑ Percent of dominant Species
That Are OBL, FACW,or FAC: 25.0% (A/B)
7. 0 ❑ Prevalence Index worksheet:
Plot size: 15 feet 15 =Total Cover Total%Cover of: Multiply bv:
Sapling/Shrub Stratum ( )
OBL species 0 x 1 = 0
1' 0 ❑ FACW species 10 x 2 = 20
2. 0 ❑
FAC species 43 x 3 = 129
3.
4 0 ❑ FACU species 60 x 4 = 240
5 0 ❑ UPL species 5 x 5 = 25
6 0 ❑ column Totals: 118 (A) 414 (B)
7. 0 ❑ Prevalence Index= B/A= 3.508
Herb Stratum (Plot size: 5 feet 0 =Total Cover Hydrophytic Vegetation Indicators:
)
1. So//dago a/tiss/ma 35 0 FACU ❑ Rapid Test for Hydrophytic Vegetation
2. Onoclea sensib///s 10 ❑ FACW ❑ Dominance Test is>50%
3. Rubus a//eghen/ens/s 10 ❑ FACU ❑ Prevalence Index is:53.0 1
4. So/idago rugosa 40 ❑� FAC ❑ Morphological Adaptations 1(Provide supporting
data in Remarks or on a separate sheet)
5. Ligusticum canadense 3 ❑ FAC ❑ Problematic Hydrophytic Vegetation 1(Explain)
6. 0 ❑
7 0 ❑ 1 Indicators of hydric soil and wetland hydrology must
8. 0 ❑ be present,unless disturbed or problematic.
9 0 ❑ Definitions of Vegetation Strata:
10• 0 ❑ Tree-Woody plants,3 in. (7.6 cm)or more in diameter
11. 0 ❑ at breast height(DBH), regardless of height.
12. 0 ❑ Sapling/shrub-Woody plants less than 3 in. DBH and
Woody Vine Stratum (Plot size: 30 feet
98 =Total Cover greater than 3.28 ft(1 m)tall..
)
1. Ce/astrus orb/cu/ata 5 ❑d UPL Herb-All herbaceous(non-woody)plants, regardless of
2. 0 ❑ size,and woody plants less than 3.28 ft tall.
3. 0 ❑ Woody vine-All woody vines greater than 3.28 ft in
4. 0 ❑ height.
5 =Total Cover
Hydrophytic
Vegetation
Present? Yes ❑ No
Remarks:(Include photo numbers here or on a separate sheet.)
*Indicator suffix= National status or professional decision assigned because Regional status not defined by FWS.
US Army Corps of Engineers Northcentral and Northeast Region-Version 2.0
Soil Sampling Point: A-2U
Profile Description:(Describe to the depth needed to document the indicator or confirm the absence of indicators.)
Depth Matrix Redox Features
(inches) Color(moist) % Color(moist) % Type 1 Loc2 Texture Remarks
0-9 10YR 3/2 100 Silt Loam
9-19 10YR 4/3 100 Silt Loam
1 Type:C=Concentration.D=Depletion.RM=Reduced Matrix,CS=Covered or Coated Sand Grains 21-ocation: PL=Pore Lining.M=Matrix
Hydric Soil Indicators: Indicators for Problematic Hydric Soils: 3
❑ Histosol(Al) ❑ Polyvalue Below Surface(S8)(LRR R, ❑ 2 cm Muck(A10)(LRR K,L,MLRA 149B)
❑ Histic Epipedon(A2) MLRA 149B)
El Thin Dark Surface(S9) (LRR R,MLRA 149B) ❑ Coast Prairie Redox(A16)(LRR K,L,R)
❑ Black Histic(A3) ❑ 5 cm Mucky Peat or Peat(S3)(LRR K,L,R)
❑ Hydrogen Sulfide(A4) ❑ Loamy Mucky Mineral(Fl)LRR K,L)
❑ Dark Surface(S7)(LRR K,L,M)
❑ Stratified Layers(A5) ElLoamy Gleyed Matrix(F2)
❑ Polyvalue Below Surface(S8)(LRR K.L)
❑ Depleted Below Dark Surface(All) ElDepleted Matrix(F3)
❑
❑ Redox Dark Surface(F6) Thin Dark Surface(S9) (LRR K,L)
❑ Thick Dark Surface(Al2) ❑ Iron-Manganese Masses(F12)(LRR K.L,R)
❑ Sandy Muck Mineral(Sl) ❑ Depleted Dark Surface(F7)
❑
❑ Redox Depressions(F8) Piedmont Floodplain Soils(F39)(MLRA 149B)
❑ Sandy Gleyed Matrix(S4) ❑ Mesic Spodic(TA6)(MLRA 144A,145,149B)
❑ Sandy Redox(S5) ❑ Red Parent Material(F21)
❑ Stripped Matrix(S6) ❑ Very Shallow Dark Surface(TF12)
❑ Dark Surface(S7)(LRR R,MLRA 149B) ❑ Other(Explain in Remarks)
3Indicators of hydrophytic vegetation and wetland hydrology must be present,unless disturbed or problematic.
Restrictive Layer(if observed):
Type:
Depth(inches): Hydric Soil Present? Yes 0 No
Remarks:
US Army Corps of Engineers Northcentral and Northeast Region-Version 2.0
WETLAND DETERMINATION DATA FORM - Northcentral and Northeast Region
Project/Site: Upland Road Estates City/County: Cayuga Heights,Tompkins Sampling Date: 19-Jul-18
Applicant/Owner: Mark Macenas State: NY Sampling Point: A-2W
Investigator(s): BC/EM Section,Township,Range: S. N/A T. N/A R. N/A
Landform(hillslope,terrace,etc.): Toeslope Local relief(concave,convex,none): concave Slope: 10.0 % / 5.7
Subregion(LRR or MLRA): LRR L Lat.: 42.466675 Long.: -76.480102 Datum: NAD83
Soil Map Unit Name: Unsurveyed area NWI classification: N/A
Are climatic/hydrologic conditions on the site typical for this time of year? Yes CO) NO 0 (If no,explain in Remarks.)
Are Vegetation ❑ ,Soil ❑ ,or Hydrology ❑ significantly disturbed? Are"Normal Circumstances"present? Yes 0 NO 0
Are Vegetation ❑ ,Soil ❑ ,or Hydrology ❑ naturally problematic? (If needed,explain any answers in Remarks.)
Summary of Findings -Attach site map showing sampling point locations, transects, important features, etc.
Hydrophytic Vegetation Present? Yes O No 0
Hydric Soil Present? Yes NO 0 Is the Sampled Area
Yes 0 NO 0
within a Wetland.?
Wetland Hydrology Present? Yes - No
Remarks:(Explain alternative procedures here or in a separate report.)
Hydrology
Wetland Hydrology Indicators: Secondary Indicators(minimum of 2 reauired)
Primary Indicators(minimum of one required; check all that apply) ❑ Surface Soil Cracks(B6)
d❑ Surface Water(Al) ❑ Water-stained Leaves(B9) ❑ Drainage Patterns(B10)
❑ High Water Table(A2) ❑ Aquatic Fauna(B13) ❑ Moss Trim Lines(B16)
❑ Saturation(A3) ❑ Marl Deposits(B15) ❑ Dry Season Water Table(C2)
❑ Water Marks(Bl) ❑ Hydrogen Sulfide Odor(Cl) ❑ Crayfish Burrows(C8)
❑ Sediment Deposits(B2) ❑ Oxidized Rhizospheres along Living Roots(0) ❑ Saturation Visible on Aerial Imagery(C9)
❑ Drift deposits(B3) ❑ Presence of Reduced Iron(C4) ❑ Stunted or Stressed Plants(DI)
❑ Algal Mat or Crust(B4) ❑ Recent Iron Reduction in Tilled Soils(C6) ❑ Geomorphic Position(D2)
❑ Iron Deposits(B5) ❑ Thin Muck Surface(C7) ❑ Shallow Aquitard(D3)
❑ Inundation Visible on Aerial Imagery(B7) ❑ Other(Explain in Remarks) ❑ Microtopographic Relief(D4)
❑ Sparsely Vegetated Concave Surface(B8) ❑d FAC-neutral Test(D5)
Field Observations:
Surface Water Present? Yes * No 0 Depth(inches): 2
Water Table Present? Yes 0 No Depth(inches):
Saturation Present? Wetland Hydrology Present? Yes * No 0
(includes capillary fringe) Yes 0 No Depth(inches):
Describe Recorded Data (stream gauge,monitoring well,aerial photos, previous inspections),if available:
Remarks:
US Army Corps of Engineers Northcentral and Northeast Region-Version 2.0
VEGETATION - Use scientific names of plants
Sampling Point: A-2W
Absolute Dominant Indicator Dominance Test worksheet:
Tree Stratum (Plot size: 30 feet ) %Cover Species? Status
Number of Dominant Species
1. 0 ❑ That are OBL,FACW,or FAC: 3 (A)
2. 0 ❑
0 ❑ Total Number of Dominant
3. Species Across All Strata: 3 (B)
4. 0 ❑
5 0 ❑ Percent of dominant Species
6. 0 ElThat Are OBL, FACW,or FAC: 100.0% (A/B)
7. 0 ❑ Prevalence Index worksheet:
Plot size: 15 feet 0 =Total Cover Total%Cover of: Multiply bv:
Sapling/Shrub Stratum ( )
OBL species 63 x 1 = 63
1' ° ❑ FACW species 35 x 2 = 70
2. o ❑
FAC species 0 x 3 = 0
3. � ❑
4 0 ❑ FACU species 0 x 4 = 0
5 0 ❑ UPL species 0 x 5 = 0
6 0 ❑ column Totals: 98 (A) 133 (B)
7. 0 ❑ Prevalence Index= B/A= 1.357
Herb Stratum (Plot size: 5 feet 0 =Total Cover Hydrophytic Vegetation Indicators:
_)
1. Symp/ocarpus foetidus 10 El OBL Rapid Test for Hydrophytic Vegetation
2. Onoclea sensib///s 30 V FACW L-11 Dominance Test is>50%
3. Leersia oryzo/des 20 ❑d OBL W/I Prevalence Index is:53.0 1
4. Impatiens capensis 5 ❑ FACW ❑❑ Morphological Adaptations 1(Provide supporting
data in Remarks or on a separate sheet)
5. Typha/atifO/ia 30 0 OBL ❑ Problematic Hydrophytic Vegetation 1(Explain)
6. Myosotis/axa 3 ❑ OBL
7 0 ❑ 1 Indicators of hydric soil and wetland hydrology must
8. 0 ❑ be present,unless disturbed or problematic.
9 0 ❑ Definitions of Vegetation Strata:
10• 0 ❑ Tree-Woody plants,3 in. (7.6 cm)or more in diameter
11. 0 ❑ at breast height(DBH), regardless of height.
12. 0 ❑ Sapling/shrub-Woody plants less than 3 in. DBH and
Woody Vine Stratum (Plot size: 30 feet
98 =Total Cover greater than 3.28 ft(1 m)tall..
)
1. 0 ❑ Herb-All herbaceous(non-woody)plants, regardless of
2 0 ❑ size,and woody plants less than 3.28 ft tall.
3. 0 ❑ - Woody vine-All woody vines greater than 3.28 ft in
4. 0 ❑ height.
0 =Total Cover
Hydrophytic
Vegetation
Present? Yes * NO ❑
Remarks:(Include photo numbers here or on a separate sheet.)
*Indicator suffix= National status or professional decision assigned because Regional status not defined by FWS.
US Army Corps of Engineers Northcentral and Northeast Region-Version 2.0
Soil Sampling Point: A-2W
Profile Description:(Describe to the depth needed to document the indicator or confirm the absence of indicators.)
Depth Matrix Redox Features
(inches) Color(moist) % Color(moist) % Type 1 Loc2 Texture Remarks
0-6 10YR 3/1 98% 10YR 5/6 2% C M Silt Loam
6-13 10YR 5/1 80% 10YR 6/6 20% C M Silt Loam
13+ 2.5Y 4/6 90% 10YR 5/6 10% C M Silty Clay Loam
1 Type:C=Concentration.D=Depletion.RM=Reduced Matrix,CS=Covered or Coated Sand Grains 21-ocation: PL=Pore Lining.M=Matrix
Hydric Soil Indicators: Indicators for Problematic Hydric Soils: 3
❑ Histosol(Al) ❑ Polyvalue Below Surface(S8)(LRR R, ❑ 2 cm Muck(A10)(LRR K,L,MLRA 149B)
❑ Histic Epipedon(A2) MLRA 149B)
El Thin Dark Surface(S9) (LRR R,MLRA 149B) ❑ Coast Prairie Redox(A16)(LRR K,L,R)
❑ Black Histic(A3) ❑ 5 cm Mucky Peat or Peat(S3)(LRR K,L,R)
❑ Hydrogen Sulfide(A4) ❑ Loamy Mucky Mineral(Fl)LRR K,L)
❑ Dark Surface(S7)(LRR K,L,M)
❑ Stratified Layers(A5) ElLoamy Gleyed Matrix(F2)
❑ Polyvalue Below Surface(S8)(LRR K.L)
❑ Depleted Below Dark Surface(All) ElDepleted Matrix(F3)
❑
❑d Redox Surface(F6) Thin Dark Surface(S9) (LRR K,L)
❑ Thick Dark Surface(Al2) Dar ur
❑ Iron-Manganese Masses(F12)(LRR K.L,R)
❑ Sandy Muck Mineral(Sl) ❑ Depleted Dark Surface(F7)
❑
❑ Redox Depressions(F8) Piedmont Floodplain Soils(F39)(MLRA 149B)
❑ Sandy Gleyed Matrix(S4) ❑ Mesic Spodic(TA6)(MLRA 144A,145,149B)
❑ Sandy Redox(S5) ❑ Red Parent Material(F21)
❑ Stripped Matrix(S6) ❑ Very Shallow Dark Surface(TF12)
❑ Dark Surface(S7)(LRR R,MLRA 149B) ❑ Other(Explain in Remarks)
3Indicators of hydrophytic vegetation and wetland hydrology must be present,unless disturbed or problematic.
Restrictive Layer(if observed):
Type:
Depth(inches): Hydric Soil Present? Yes * No 0
Remarks:
US Army Corps of Engineers Northcentral and Northeast Region-Version 2.0
WETLAND DETERMINATION DATA FORM - Northcentral and Northeast Region
Project/Site: Upland Road Estates City/County: Cayuga Heights,Tompkins Sampling Date: 19-Jul-18
Applicant/Owner: Mark Macenas State: NY Sampling Point: A-3U
Investigator(s): BC/EM Section,Township,Range: S. N/A T. N/A R. N/A
Landform(hillslope,terrace,etc.): Toeslope Local relief(concave,convex,none): concave Slope: 5.0 % / 2.9
Subregion(LRR or MLRA): LRR L Lat.: 42.467023 Long.: -76.481329 Datum: NAD83
Soil Map Unit Name: Unsurveyed area NWI classification: N/A
Are climatic/hydrologic conditions on the site typical for this time of year? Yes 0 No 0 (If no,explain in Remarks.)
Are Vegetation ❑ ,Soil ❑ ,or Hydrology ❑ significantly disturbed? Are"Normal Circumstances"present? Yes 0 No 0
Are Vegetation ❑ ,Soil ❑ ,or Hydrology ❑ naturally problematic? (If needed,explain any answers in Remarks.)
Summary of Findings -Attach site map showing sampling point locations, transects, important features, etc.
Hydrophytic Vegetation Present? Yes * No 0
Hydric Soil Present? Yes 0 No Is the Sampled Area Yes 0 NO U
within a Wetland.
Wetland Hydrology Present? Yes 0 No O
Remarks:(Explain alternative procedures here or in a separate report.)
Hydrology
Wetland Hydrology Indicators: Secondary Indicators(minimum of 2 reauired)
Primary Indicators(minimum of one required; check all that apply) ❑ Surface Soil Cracks(B6)
❑ Surface Water(Al) ❑ Water-stained Leaves(B9) ❑ Drainage Patterns(B10)
❑ High Water Table(A2) ❑ Aquatic Fauna(B13) ❑ Moss Trim Lines(B16)
❑ Saturation(A3) ❑ Marl Deposits(B15) ❑ Dry Season Water Table(C2)
❑ Water Marks(Bl) ❑ Hydrogen sulfide Odor(Cl) ❑ Crayfish Burrows(C8)
❑ Sediment Deposits(B2) ❑ Oxidized Rhizospheres along Living Roots(0) ❑ Saturation Visible on Aerial Imagery(C9)
❑ Drift deposits(B3) ❑ Presence of Reduced Iron(C4) ❑ Stunted or Stressed Plants(DI)
❑ Algal Mat or Crust(B4) ❑ Recent Iron Reduction in Tilled Soils(C6) ❑ Geomorphic Position(D2)
❑ Iron Deposits(B5) ❑ Thin Muck Surface(C7) ❑ Shallow Aquitard(D3)
❑ Inundation Visible on Aerial Imagery(B7) ❑ Other(Explain in Remarks) ❑ Microtopographic Relief(D4)
❑ Sparsely Vegetated Concave Surface(B8) ❑ FAC-neutral Test(D5)
Field Observations:
Surface Water Present? Yes 0 No Depth(inches):
Water Table Present? Yes 0 No Depth(inches):
Saturation Present? Wetland Hydrology Present? Yes 0 No
(includes capillary fringe) Yes 0 No Depth(inches):
Describe Recorded Data (stream gauge,monitoring well,aerial photos, previous inspections),if available:
Remarks:
US Army Corps of Engineers Northcentral and Northeast Region-Version 2.0
VEGETATION - Use scientific names of plants
Sampling Point: A-3U
Absolute Dominant Indicator Dominance Test worksheet:
Tree Stratum (Plot size: 30 feet ) %Cover Species? Status
Number of Dominant Species
1. 0 ❑ That are OBL,FACW,or FAC: 2 (A)
2. 0 ❑
0 ❑ Total Number of Dominant
3• Species Across All Strata: 3 (B)
4. 0 ❑
5 0 ❑ Percent of dominant Species
6. 0 ElThat Are OBL, FACW,or FAC: 66.7% (A/B)
7. 0 ❑ Prevalence Index worksheet:
Plot size: 15 feet 0 =Total Cover Total%Cover of: Multiply bv:
Sapling/Shrub Stratum ( )
OBL species 45 x 1 = 45
1. 0 ❑
FACW species 0 x 2 = 0
2 0 ❑
FAC species 35 x 3 = —
105
3. 0 ❑
4 0 ❑ FACU species 45 x 4 = 180
5 0 ❑ UPL species 0 x 5 = 0 -
6 0 ❑ column Totals: 125 (A) 330 (B)
7. 0 ❑ Prevalence Index= B/A= 2.640
Herb Stratum (Plot size: 5 feet 0 =Total Cover Hydrophytic Vegetation Indicators:
)
1 Dipsacus fu//onum 20 0 FACU ❑ Rapid Test for Hydrophytic Vegetation
❑d FAC W Dominance Test is>SO%
2, Poa sp. 30
W
3, So/idago a/tissima 15 ❑ FACU ❑ Prevalence Index is<_3.0 1
4. Carex inoidea 10 ❑ FACOBL Morphological Adaptations 1(Provide supporting
data in Remarks or on a separate sheet)
5. LAhrum sa/icaria 20 0 OBL ❑ Problematic Hydrophytic Vegetation 1(Explain)
6. Scirpus atrovirens 15 ❑ OBL
7. Ga/ium mo//ugo 10 ❑ FACU 1 Indicators of hydric soil and wetland hydrology must
$. Equisetum arvense 5 FAC
be present,unless disturbed or problematic.
_ ❑
9 0 ❑ Definitions of Vegetation Strata:
10• 0 ❑ Tree-Woody plants,3 in. (7.6 cm)or more in diameter
11. 0 ❑ at breast height(DBH), regardless of height.
12. 0 ❑ Sapling/shrub-Woody plants less than 3 in. DBH and
Woody Vine Stratum (Plot size: 30 feet
125 =Total Cover greater than 3.28 ft(1 m)tall..
)
1. 0 ❑ Herb-All herbaceous(non-woody)plants, regardless of
2 0 ❑ size,and woody plants less than 3.28 ft tall.
3• 0 ❑ - Woody vine-All woody vines greater than 3.28 ft in
4. 0 ❑ height.
0 =Total Cover
Hydrophytic
Vegetation
Present? Yes * NO ❑
Remarks:(Include photo numbers here or on a separate sheet.)
*Indicator suffix= National status or professional decision assigned because Regional status not defined by FWS.
US Army Corps of Engineers Northcentral and Northeast Region-Version 2.0
Soil Sampling Point: A-3U
Profile Description:(Describe to the depth needed to document the indicator or confirm the absence of indicators.)
Depth Matrix Redox Features
(inches) Color(moist) % Color(moist) % Type 1 Loc2 Texture Remarks
0-6 10YR 4/3 100 Silt Loam
1 Type:C=Concentration.D=Depletion.RM=Reduced Matrix,CS=Covered or Coated Sand Grains 21-ocation: PL=Pore Lining.M=Matrix
Hydric Soil Indicators: Indicators for Problematic Hydric Soils: 3
❑ Histosol(Al) ❑ Polyvalue Below Surface(S8)(LRR R, ❑ 2 cm Muck(A10)(LRR K,L,MLRA 149B)
❑ Histic Epipedon(A2) MLRA 149B)
El Thin Dark Surface(S9) (LRR R,MLRA 149B) ❑ Coast Prairie Redox(A16)(LRR K,L,R)
❑ Black Histic(A3) ❑ 5 cm Mucky Peat or Peat(S3)(LRR K,L,R)
❑ Hydrogen Sulfide(A4) ❑ Loamy Mucky Mineral(Fl)LRR K,L)
❑ Dark Surface(S7)(LRR K,L,M)
❑ Stratified Layers(A5) ElLoamy Gleyed Matrix(F2)
❑ Polyvalue Below Surface(S8)(LRR K.L)
❑ Depleted Below Dark Surface(All) ElDepleted Matrix(F3)
❑
❑ Redox Dark Surface(F6) Thin Dark Surface(S9) (LRR K,L)
❑ Thick Dark Surface(Al2) ❑ Iron-Manganese Masses(F12)(LRR K.L,R)
❑ Sandy Muck Mineral(Sl) ❑ Depleted Dark Surface(F7)
❑
❑ Redox Depressions(F8) Piedmont Floodplain Soils(F39)(MLRA 149B)
❑ Sandy Gleyed Matrix(S4) ❑ Mesic Spodic(TA6)(MLRA 144A,145,149B)
❑ Sandy Redox(S5) ❑ Red Parent Material(F21)
❑ Stripped Matrix(S6) ❑ Very Shallow Dark Surface(TF12)
❑ Dark Surface(S7)(LRR R,MLRA 149B) ❑ Other(Explain in Remarks)
3Indicators of hydrophytic vegetation and wetland hydrology must be present,unless disturbed or problematic.
Restrictive Layer(if observed):
Type: Rock
Depth(inches): 6+ Hydric Soil Present? Yes 0 No
Remarks:
US Army Corps of Engineers Northcentral and Northeast Region-Version 2.0
WETLAND DETERMINATION DATA FORM - Northcentral and Northeast Region
Project/Site: Upland Road Estates City/County: Cayuga Heights,Tompkins Sampling Date: 19-Jul-18
Applicant/Owner: Mark Macenas State: NY Sampling Point: A-3W
Investigator(s): BC/EM Section,Township,Range: S. N/A T. N/A R. N/A
Landform(hillslope,terrace,etc.): Toeslope Local relief(concave,convex,none): concave Slope: 5.0 % / 2.9
Subregion(LRR or MLRA): LRR L Lat.: 42.467084 Long.: -76.481256 Datum: NAD83
Soil Map Unit Name: Unsurveyed area NWI classification: N/A
Are climatic/hydrologic conditions on the site typical for this time of year? Yes 0 NO 0 (If no,explain in Remarks.)
Are Vegetation ❑ ,Soil ❑ ,or Hydrology ❑ significantly disturbed? Are"Normal Circumstances"present? Yes 0 NO 0
Are Vegetation ❑ ,Soil ❑ ,or Hydrology ❑ naturally problematic? (If needed,explain any answers in Remarks.)
Summary of Findings -Attach site map showing sampling point locations, transects, important features, etc.
Hydrophytic Vegetation Present? Yes O No 0
Hydric Soil Present? Yes NO 0 Is the Sampled Area
Yes 0 NO 0
within a Wetland.?
Wetland Hydrology Present? Yes - No
Remarks:(Explain alternative procedures here or in a separate report.)
Hydrology
Wetland Hydrology Indicators: Secondary Indicators(minimum of 2 reauired)
Primary Indicators(minimum of one required; check all that apply) ❑ Surface Soil Cracks(B6)
❑ Surface Water(Al) ❑ Water-stained Leaves(B9) ❑d Drainage Patterns(B10)
❑ High Water Table(A2) ❑ Aquatic Fauna(B13) ❑ Moss Trim Lines(B16)
❑ Saturation(A3) ❑ Marl Deposits(B15) ❑ Dry Season Water Table(C2)
❑ Water Marks(Bl) ❑ Hydrogen sulfide Odor(Cl) ❑ Crayfish Burrows(C8)
❑ Sediment Deposits(B2) ❑ Oxidized Rhizospheres along Living Roots(0) ❑ Saturation Visible on Aerial Imagery(C9)
❑ Drift deposits(B3) ❑ Presence of Reduced Iron(C4) ❑ Stunted or Stressed Plants(DI)
❑ Algal Mat or Crust(B4) ❑ Recent Iron Reduction in Tilled Soils(C6) ❑ Geomorphic Position(D2)
❑ Iron Deposits(B5) ❑ Thin Muck Surface(C7) ❑ Shallow Aquitard(D3)
❑ Inundation Visible on Aerial Imagery(B7) ❑ Other(Explain in Remarks) ❑� Microtopographic Relief(D4)
❑ Sparsely Vegetated Concave Surface(B8) ❑d FAC-neutral Test(D5)
Field Observations:
Surface Water Present? Yes 0 No Depth(inches):
Water Table Present? Yes 0 No Depth(inches):
Saturation Present? Wetland Hydrology Present? Yes * No 0
(includes capillary fringe) Yes 0 No Depth(inches):
Describe Recorded Data (stream gauge,monitoring well,aerial photos, previous inspections),if available:
Remarks:
US Army Corps of Engineers Northcentral and Northeast Region-Version 2.0
VEGETATION - Use scientific names of plants
Sampling Point: A-3W
Absolute Dominant Indicator Dominance Test worksheet:
Tree Stratum (Plot size: 30 feet ) %Cover Species? Status
Number of Dominant Species
1. 0 ❑ That are OBL,FACW,or FAC: 1 (A)
2. 0 ❑
0 ❑ Total Number of Dominant
3. Species Across All Strata: 1 (B)
4. 0 ❑
5 0 ❑ Percent of dominant Species
6. 0 ElThat Are OBL, FACW,or FAC: 100.0% (A/B)
7. 0 ❑ Prevalence Index worksheet:
Sapling/Shrub Stratum (Plot size: 15 feet 0 =Total Cover Total%Cover of: Multiply by:
)
OBL species 100 x 1 = 100
1. o ❑
FACW species 0 x 2 = 0
2 0 ❑
FAC species 0 x 3 = 0
3. � ❑
4 0 ❑ FACU species 0 x 4 = 0
5 0 ❑ UPL species 0 x 5 = 0
6 0 ❑ column Totals: 100 (A) 100 (B)
7. 0 ❑ Prevalence Index= B/A= 1.000
Herb Stratum (Plot size: 5 feet 0 =Total Cover Hydrophytic Vegetation Indicators:
)
1. Typha iatifoiia 95 0 OBL L Rapid Test for Hydrophytic Vegetation
2. Lythrum saiicaria 5 ❑ oBL 61J Dominance Test is>SO%
3 0 ❑ WI Prevalence Index is:53.0Ll 1
Morphological Adaptations 1(Provide supporting
4• 0 ❑ data in Remarks or on a separate sheet)
5• 0 ❑ ❑ Problematic Hydrophytic Vegetation 1(Explain)
7 0 ❑ 1 Indicators of hydric soil and wetland hydrology must
8. 0 ❑ - be present,unless disturbed or problematic.
9 0 ❑ Definitions of Vegetation Strata:
10• 0 ❑ Tree-Woody plants,3 in. (7.6 cm)or more in diameter
11. 0 ❑ at breast height(DBH), regardless of height.
12. 0 ❑ Sapling/shrub-Woody plants less than 3 in. DBH and
Woody Vine Stratum (Plot size: 30 feet
100 =Total Cover greater than 3.28 ft(1 m)tall..
)
1. 0 ❑ Herb-All herbaceous(non-woody)plants, regardless of
2 0 ❑ size,and woody plants less than 3.28 ft tall.
3. 0 ❑ - Woody vine-All woody vines greater than 3.28 ft in
4. 0 ❑ height.
0 =Total Cover
Hydrophytic
Vegetation
Present? Yes * No ❑
Remarks:(Include photo numbers here or on a separate sheet.)
*Indicator suffix= National status or professional decision assigned because Regional status not defined by FWS.
US Army Corps of Engineers Northcentral and Northeast Region-Version 2.0
Soil Sampling Point: A-3W
Profile Description:(Describe to the depth needed to document the indicator or confirm the absence of indicators.)
Depth Matrix Redox Features
(inches) Color(moist) % Color(moist) % Type 1 Loc2 Texture Remarks
0-6 10YR 4/2 95% 10YR 3/4 5% C M Silt Loam
1 Type:C=Concentration.D=Depletion.RM=Reduced Matrix,CS=Covered or Coated Sand Grains 21-ocation: PL=Pore Lining.M=Matrix
Hydric Soil Indicators: Indicators for Problematic Hydric Soils: 3
❑ Histosol(Al) ❑ Polyvalue Below Surface(S8)(LRR R, ❑ 2 cm Muck(A10)(LRR K,L,MLRA 149B)
❑ Histic Epipedon(A2) MLRA 149B)
El Thin Dark Surface(S9) (LRR R,MLRA 149B) ❑ Coast Prairie Redox(A16)(LRR K,L,R)
❑ Black Histic(A3) ❑ 5 cm Mucky Peat or Peat(S3)(LRR K,L,R)
❑ Hydrogen Sulfide(A4) ❑ Loamy Mucky Mineral(Fl)LRR K,L)
❑ Dark Surface(S7)(LRR K,L,M)
❑ Stratified Layers(A5) ElLoamy Gleyed Matrix(F2)
❑
❑� Depleted (F3) Polyvalue Below Surface(S8)(LRR K.L)
❑ Depleted Below Dark Surface(All) Matrix ❑ Thin Dark Surface(S9) (LRR K,L)
❑ Thick Dark Surface(Al2) ❑ Redox Dark Surface(F6)
❑
❑ Depleted Dark Surface(F7) Iron-Manganese Masses(F12)(LRR K.L,R)
❑ Sandy Muck Mineral(Sl) ❑ Piedmont Floodplain Soils(F19)(MLRA 149B)
❑ Sandy Gleyed Matrix(S4) ❑ Redox Depressions(F8)
❑ Mesic Spodic(TA6)(MLRA 144A,145,149B)
❑ Sandy Redox(S5) ❑ Red Parent Material(F21)
❑ Stripped Matrix(S6) ❑ Very Shallow Dark Surface(TF12)
❑ Dark Surface(S7)(LRR R,MLRA 149B) ❑ Other(Explain in Remarks)
3Indicators of hydrophytic vegetation and wetland hydrology must be present,unless disturbed or problematic.
Restrictive Layer(if observed):
Type: Rock
Depth(inches): 6+ Hydric Soil Present? Yes * No 0
Remarks:
US Army Corps of Engineers Northcentral and Northeast Region-Version 2.0
WETLAND DETERMINATION DATA FORM - Northcentral and Northeast Region
Project/Site: Upland Road Estates City/County: Cayuga Heights,Tompkins Sampling Date: 19-Jul-18
Applicant/Owner: Mark Macenas State: NY Sampling Point: UP-1
Investigator(s): BC/EM Section,Township,Range: S. N/A T. N/A R. N/A
Landform(hillslope,terrace,etc.): Hillside Local relief(concave,convex,none): convex Slope: 30.0 % / 16.7
Subregion(LRR or MLRA): LRR L Lat.: 42.466306 Long.: -76.480739 Datum: NAD83
Soil Map Unit Name: Unsurveyed area NWI classification: N/A
Are climatic/hydrologic conditions on the site typical for this time of year? Yes CO) No 0 (If no,explain in Remarks.)
Are Vegetation ❑ ,Soil ❑ ,or Hydrology ❑ significantly disturbed? Are"Normal Circumstances"present? Yes 0 No 0
Are Vegetation ❑ ,Soil ❑ ,or Hydrology ❑ naturally problematic? (If needed,explain any answers in Remarks.)
Summary of Findings -Attach site map showing sampling point locations, transects, important features, etc.
Hydrophytic Vegetation Present? Yes 0 No O
Hydric Soil Present? Yes 0 No Is the Sampled Area Yes 0 NO U
within a Wetland.
Wetland Hydrology Present? Yes 0 No O
Remarks:(Explain alternative procedures here or in a separate report.)
Hydrology
Wetland Hydrology Indicators: Secondary Indicators(minimum of 2 reauired)
Primary Indicators(minimum of one required; check all that apply) ❑ Surface Soil Cracks(B6)
❑ Surface Water(Al) ❑ Water-stained Leaves(B9) ❑ Drainage Patterns(B10)
❑ High Water Table(A2) ❑ Aquatic Fauna(B13) ❑ Moss Trim Lines(B16)
❑ Saturation(A3) ❑ Marl Deposits(B15) ❑ Dry Season Water Table(C2)
❑ Water Marks(Bl) ❑ Hydrogen sulfide Odor(Cl) ❑ Crayfish Burrows(C8)
❑ Sediment Deposits(B2) ❑ Oxidized Rhizospheres along Living Roots(0) ❑ Saturation Visible on Aerial Imagery(C9)
❑ Drift deposits(B3) ❑ Presence of Reduced Iron(C4) ❑ Stunted or Stressed Plants(DI)
❑ Algal Mat or Crust(B4) ❑ Recent Iron Reduction in Tilled Soils(C6) ❑ Geomorphic Position(D2)
❑ Iron Deposits(B5) ❑ Thin Muck Surface(C7) ❑ Shallow Aquitard(D3)
❑ Inundation Visible on Aerial Imagery(B7) ❑ Other(Explain in Remarks) ❑ Microtopographic Relief(D4)
❑ Sparsely Vegetated Concave Surface(B8) ❑ FAC-neutral Test(D5)
Field Observations:
Surface Water Present? Yes 0 No Depth(inches):
Water Table Present? Yes 0 No Depth(inches):
Saturation Present? Wetland Hydrology Present? Yes 0 No
(includes capillary fringe) Yes 0 No Depth(inches):
Describe Recorded Data (stream gauge,monitoring well,aerial photos, previous inspections),if available:
Remarks:
US Army Corps of Engineers Northcentral and Northeast Region-Version 2.0
VEGETATION - Use scientific names of plants
Sampling Point: UP-'I
Absolute Dominant Indicator Dominance Test worksheet:
Tree Stratum (Plot size: 30 feet ) %Cover Species? Status
Number of Dominant Species
1. Pinus strobus 50 U FACU That are OBL,FACW,or FAC: 0 (A)
2. Prunus serotina 50 U FACU
0 ❑ Total Number of Dominant
3• Species Across All Strata: 6 (B)
4. 0 ❑
5 0 ❑ Percent of dominant Species
6 0 ❑ That Are OBL, FACW,or FAC: 0.0% (A/B)
7. 0 ❑ Prevalence Index worksheet:
Sapling/Shrub Stratum (Plot size: 15 feet 100 =Total Cover Total%Cover of: Multiply bv:
)
OBL species 0 x 1 = 0
1• Lon/cera morrow/i 40 0 FACU FACW species 0 x 2 = 0
2 0 ❑
FAC species 0 x 3 = 0
3. 0 ❑ — —
4 0 ❑ FACU species 176 x 4 = 704
5 0 ❑ UPL species 60 x 5 = 300
6 0 ❑ column Totals: 236 (A) 1004 (B)
7. 0 ❑ Prevalence Index= B/A= 4.254
Herb Stratum (Plot size: 5 feet 40 =Total Cover Hydrophytic Vegetation Indicators:
)
1. A//iar/a petio/ata 10 0 FACU ❑ Rapid Test for Hydrophytic Vegetation
❑ Dominance Test is>50%
2. Parthenocissus quinquefo/ia 20 ❑d FACU
❑ Prevalence Index is:53.0
3. Fragaria virginiana 3 ❑ FACU 1
❑
Arctiurl minus 3 ❑ FACU Morphological Adaptations 1(Provide supporting
4• ❑ data in Remarks or on a separate sheet)
5. 0 ❑ ❑ Problematic Hydrophytic Vegetation 1(Explain)
6. 0
7 0 ❑ 1 Indicators of hydric soil and wetland hydrology must
8. 0 ❑ be present,unless disturbed or problematic.
9 0 ❑ Definitions of Vegetation Strata:
10• 0 ❑ Tree-Woody plants,3 in. (7.6 cm)or more in diameter
11. 0 ❑ at breast height(DBH), regardless of height.
12. 0 ❑ Sapling/shrub-Woody plants less than 3 in. DBH and
Woody Vine Stratum (Plot size: 30 feet
36 =Total Cover greater than 3.28 ft(1 m)tall..
)
1. Ce/astrus orb/cu/ata 60 ❑d UPL Herb-All herbaceous(non-woody)plants, regardless of
2 0 ❑ size,and woody plants less than 3.28 ft tall.
3• 0 ❑ - Woody vine-All woody vines greater than 3.28 ft in
4. 0 ❑ height.
60 =Total Cover
Hydrophytic
Vegetation
Present? Yes ❑ No
Remarks:(Include photo numbers here or on a separate sheet.)
*Indicator suffix= National status or professional decision assigned because Regional status not defined by FWS.
US Army Corps of Engineers Northcentral and Northeast Region-Version 2.0
Soil Sampling Point: UP-1
Profile Description:(Describe to the depth needed to document the indicator or confirm the absence of indicators.)
Depth Matrix Redox Features
(inches) Color(moist) % Color(moist) % Type 1 Loc2 Texture Remarks
0-9 10YR 3/3 100 Loam
9-18 10YR 3/4 100 Loam
1 Type:C=Concentration.D=Depletion.RM=Reduced Matrix,CS=Covered or Coated Sand Grains 21-ocation: PL=Pore Lining.M=Matrix
Hydric Soil Indicators: Indicators for Problematic Hydric Soils: 3
❑ Histosol(Al) ❑ Polyvalue Below Surface(S8)(LRR R, ❑ 2 cm Muck(A10)(LRR K,L,MLRA 149B)
❑ Histic Epipedon(A2) MLRA 149B)
El Thin Dark Surface(S9) (LRR R,MLRA 149B) ❑ Coast Prairie Redox(A16)(LRR K,L,R)
❑ Black Histic(A3) ❑ 5 cm Mucky Peat or Peat(S3)(LRR K,L,R)
❑ Hydrogen Sulfide(A4) ❑ Loamy Mucky Mineral(Fl)LRR K,L)
❑ Dark Surface(S7)(LRR K,L,M)
❑ Stratified Layers(A5) ElLoamy Gleyed Matrix(F2)
❑ Polyvalue Below Surface(S8)(LRR K.L)
❑ Depleted Below Dark Surface(All) ElDepleted Matrix(F3)
❑
❑ Redox Dark Surface(F6) Thin Dark Surface(S9) (LRR K,L)
❑ Thick Dark Surface(Al2) ❑ Iron-Manganese Masses(F12)(LRR K.L,R)
❑ Sandy Muck Mineral(Sl) ❑ Depleted Dark Surface(F7)
❑
❑ Redox Depressions(F8) Piedmont Floodplain Soils(F39)(MLRA 149B)
❑ Sandy Gleyed Matrix(S4) ❑ Mesic Spodic(TA6)(MLRA 144A,145,149B)
❑ Sandy Redox(S5) ❑ Red Parent Material(F21)
❑ Stripped Matrix(S6) ❑ Very Shallow Dark Surface(TF12)
❑ Dark Surface(S7)(LRR R,MLRA 149B) ❑ Other(Explain in Remarks)
3Indicators of hydrophytic vegetation and wetland hydrology must be present,unless disturbed or problematic.
Restrictive Layer(if observed):
Type:
Depth(inches): Hydric Soil Present? Yes 0 No
Remarks:
US Army Corps of Engineers Northcentral and Northeast Region-Version 2.0
WETLAND DETERMINATION DATA FORM - Northcentral and Northeast Region
Project/Site: Upland Road Estates City/County: Cayuga Heights,Tompkins Sampling Date: 19-Jul-18
Applicant/Owner: Mark Macenas State: NY Sampling Point: UP-2
Investigator(s): BC/EM Section,Township,Range: S. N/A T. N/A R. N/A
Landform(hillslope,terrace,etc.): Flat Local relief(concave,convex,none): convex Slope: 20.0 0/0 / 11.3
Subregion(LRR or MLRA): LRR L Lat.: 42.46773016 Long.: -76.48082444 Datum: NAD83
Soil Map Unit Name: Unsurveyed area NWI classification: N/A
Are climatic/hydrologic conditions on the site typical for this time of year? Yes CO) No 0 (If no,explain in Remarks.)
Are Vegetation ❑ ,Soil ❑ ,or Hydrology ❑ significantly disturbed? Are"Normal Circumstances"present? Yes 0 No 0
Are Vegetation ❑ ,Soil ❑ ,or Hydrology ❑ naturally problematic? (If needed,explain any answers in Remarks.)
Summary of Findings -Attach site map showing sampling point locations, transects, important features, etc.
Hydrophytic Vegetation Present? Yes 0 No O
Hydric Soil Present? Yes O No Is the Sampled Area Yes O NO U
within a Wetland.
Wetland Hydrology Present? Yes O No O
Remarks:(Explain alternative procedures here or in a separate report.)
Hydrology
Wetland Hydrology Indicators: Secondary Indicators(minimum of 2 reauired)
Primary Indicators(minimum of one required; check all that apply) ❑ Surface Soil Cracks(B6)
❑ Surface Water(Al) ❑ Water-stained Leaves(B9) ❑ Drainage Patterns(B10)
❑ High Water Table(A2) ❑ Aquatic Fauna(B13) ❑ Moss Trim Lines(B16)
❑ Saturation(A3) ❑ Marl Deposits(B15) ❑ Dry Season Water Table(C2)
❑ Water Marks(Bl) ❑ Hydrogen sulfide Odor(Cl) ❑ Crayfish Burrows(C8)
❑ Sediment Deposits(B2) ❑ Oxidized Rhizospheres along Living Roots(0) ❑ Saturation Visible on Aerial Imagery(C9)
❑ Drift deposits(B3) ❑ Presence of Reduced Iron(C4) ❑ Stunted or Stressed Plants(DI)
❑ Algal Mat or Crust(B4) ❑ Recent Iron Reduction in Tilled Soils(C6) ❑ Geomorphic Position(D2)
❑ Iron Deposits(B5) ❑ Thin Muck Surface(C7) ❑ Shallow Aquitard(D3)
❑ Inundation Visible on Aerial Imagery(B7) ❑ Other(Explain in Remarks) ❑ Microtopographic Relief(D4)
❑ Sparsely Vegetated Concave Surface(B8) ❑ FAC-neutral Test(D5)
Field Observations:
Surface Water Present? Yes O No Depth(inches):
Water Table Present? Yes 0 No Depth(inches):
Saturation Present? Wetland Hydrology Present? Yes 0 No
(includes capillary fringe) Yes 0 No Depth(inches):
Describe Recorded Data (stream gauge,monitoring well,aerial photos, previous inspections),if available:
Remarks:
US Army Corps of Engineers Northcentral and Northeast Region-Version 2.0
VEGETATION - Use scientific names of plants
Sampling Point: UP-2
Absolute Dominant Indicator Dominance Test worksheet:
Tree Stratum (Plot size: 30 feet ) %Cover Species? Status
Number of Dominant Species
1. 0 ❑ That are OBL,FACW,or FAC: 0 (A)
2. 0 ❑
❑ Total Number of Dominant
0
3• Species Across All Strata: 3 (B)
4. 0 ❑
5 0 ❑ Percent of dominant Species
That Are OBL, FACW,or FAC: 0.0% (A/B)
7. 0 ❑ Prevalence Index worksheet:
Plot size: 15 feet 0 =Total Cover Total%Cover of: Multiply bv:
Sapling/Shrub Stratum ( )
OBL species 0 x 1 = 0
1. o ❑
FACW species 0 x 2 = 0
2 ° ❑
3 0 ❑ FAC species 0 x 3 = 0
4 0 ❑ FACU species 50 x 4 = 200
5 0 ❑ UPL species 65 x 5 = 325
6 0 ❑ column Totals: 115 (A) 525 (B)
7. 0 ❑ Prevalence Index= B/A= 4.565
Herb Stratum (Plot size: 5 feet 0 =Total Cover Hydrophytic Vegetation Indicators:
)
1. Festuca fliformis 40 0 UPL ❑ Rapid Test for Hydrophytic Vegetation
2. Cirsium arvense 20 ❑d FACU ❑ Dominance Test is>SO%
3. Asciepiassyriaca 15 ❑ UPL D Prevalence Index is:53.01
Bromus inermis 10 ❑ UPL ❑ Morphological Adaptations 1(Provide supporting
4• data in Remarks or on a separate sheet)
5. Poa pratensis 20 0 FACU ❑ Problematic Hydrophytic Vegetation 1(Explain)
6. Gaiium moiiugo 5 ❑ FACU
7_ Aruncus dioicus 5 ❑ FACU 1 Indicators of hydric soil and wetland hydrology must
8. 0 ❑ be present,unless disturbed or problematic.
9 0 ❑ Definitions of Vegetation Strata:
10• 0 ❑ Tree-Woody plants,3 in. (7.6 cm)or more in diameter
11. 0 ❑ at breast height(DBH), regardless of height.
12. 0 ❑ Sapling/shrub-Woody plants less than 3 in. DBH and
Woody Vine Stratum (Plot size: 30 feet
115 =Total Cover greater than 3.28 ft(1 m)tall..
)
1. 0 ❑ Herb-All herbaceous(non-woody)plants, regardless of
2. 0 ❑ size,and woody plants less than 3.28 ft tall.
3. 0 ❑ Woody vine-All woody vines greater than 3.28 ft in
4. 0 ❑ height.
0 =Total Cover
Hydrophytic
Vegetation
Present? Yes ❑ No
Remarks:(Include photo numbers here or on a separate sheet.)
*Indicator suffix= National status or professional decision assigned because Regional status not defined by FWS.
US Army Corps of Engineers Northcentral and Northeast Region-Version 2.0
Soil Sampling Point: UP-2
Profile Description:(Describe to the depth needed to document the indicator or confirm the absence of indicators.)
Depth Matrix Redox Features
(inches) Color(moist) % Color(moist) % Type 1 Loc2 Texture Remarks
0-3 10YR 4/3 100 Loam
1 Type:C=Concentration.D=Depletion.RM=Reduced Matrix,CS=Covered or Coated Sand Grains 21-ocation: PL=Pore Lining.M=Matrix
Hydric Soil Indicators: Indicators for Problematic Hydric Soils: 3
❑ Histosol(Al) ❑ Polyvalue Below Surface(S8)(LRR R, ❑ 2 cm Muck(A10)(LRR K,L,MLRA 149B)
❑ Histic Epipedon(A2) MLRA 149B)
El Thin Dark Surface(S9) (LRR R,MLRA 149B) ❑ Coast Prairie Redox(A16)(LRR K,L,R)
❑ Black Histic(A3) ❑ 5 cm Mucky Peat or Peat(S3)(LRR K,L,R)
❑ Hydrogen Sulfide(A4) ❑ Loamy Mucky Mineral(Fl)LRR K,L)
❑ Dark Surface(S7)(LRR K,L,M)
❑ Stratified Layers(A5) ElLoamy Gleyed Matrix(F2)
❑ Polyvalue Below Surface(S8)(LRR K.L)
❑ Depleted Below Dark Surface(All) ElDepleted Matrix(F3)
❑
❑ Redox Dark Surface(F6) Thin Dark Surface(S9) (LRR K,L)
❑ Thick Dark Surface(Al2) ❑ Iron-Manganese Masses(F12)(LRR K.L,R)
❑ Sandy Muck Mineral(Sl) ❑ Depleted Dark Surface(F7)
❑
❑ Redox Depressions(F8) Piedmont Floodplain Soils(F39)(MLRA 149B)
❑ Sandy Gleyed Matrix(S4) ❑ Mesic Spodic(TA6)(MLRA 144A,145,149B)
❑ Sandy Redox(S5) ❑ Red Parent Material(F21)
❑ Stripped Matrix(S6) ❑ Very Shallow Dark Surface(TF12)
❑ Dark Surface(S7)(LRR R,MLRA 149B) ❑ Other(Explain in Remarks)
3Indicators of hydrophytic vegetation and wetland hydrology must be present,unless disturbed or problematic.
Restrictive Layer(if observed):
Type:
Depth(inches): Hydric Soil Present? Yes 0 No
Remarks:
US Army Corps of Engineers Northcentral and Northeast Region-Version 2.0
EXHIBIT I
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EXHIBIT L
Exhibit M - Analysis of Compliance with Tompkins County
Energy Recommendations-for New Construction (2018)
In an effort to "inspire immediate action to reduce energy use and transition to
renewable energy," Tompkins County has established a series of energy
recommendations for new construction greater than 20 units. The Applicant's
consideration of each of the recommendations is detailed below.
1. ENERGY STAR®products include a wide range of equipment and appliances
that are independently certified to save energy without sacrificing features or
functionality. Water saving fixtures can reduce energy needed for hot water.
Recommendations:
• Require that water fixtures meet United States Environmental Protection
Agency Water Sense requirements.
o Applicant Response: The Project will ensure that all water fixtures in
residential units meet United States Environmental Protection Agency Water
Sense requirements.
• Require that permanent appliance be Energy Star Rated.
o Applicant Response: The Project will ensure that all permanent appliances in
residential units be Energy Star Rated.
2. Recent advances in heat pump design have reduced installation costs and made
them more cost-effective than electric resistance heat, propane, and oil, and close
in life cycle costs to natural gas. Use of electric heat pumps allows elimination of
fossil fuels as they can be powered by renewable energy sources such as solar
photovoltaic. Recommendations:
• Utilize electrically-powered heat pump systems; avoid boiler-assisted heat
pump systems, avoid systems that burn fossil fuels.
o Applicant Response: The Project will use electrically powered heat-pump
systems with electric resistance back-up throughout each of the three
buildings.
• Utilize air-source heat pump hot water heaters.
o Applicant Response: Applicant has given careful consideration to this
recommendation. After consultation with an engineering professional,
Applicant has determined that the available technology is not refined enough
for implementation. Based on the same consultation, Applicant has further
determined such technology is not optimal in climates, like that of the Village,
that have more heating days than cooling days because the available
technology acts to cool the air surrounding the device and, in a climate like
that of the Village, this cooling is ultimately counterproductive as it requires
additional expenditure of energy to counteract such external cooling.
3. The state has a goal that 50% of NYS electricity will be generated by renewables
(solar,wind, hydropower, and biomass) by the year 2030. Recommendations:
• Design roofs to be solar receptive: Maximize area available for solar collection
systems. For pitched roofs, place roof-mounted components (plumbing vents,
exhaust fans, etc.) on north-facing roof surfaces, to keep south-facing surfaces
available for solar collection systems. Orient one roof surface to the south,
plus/minus 30 degrees, to maximize potential for solar energy.
o Applicant Response: The Project will have a solar receptive roof on each of the
three buildings in the complex, Building A, Building B and Building C.
• Maximize solar collection systems on available roof areas and consider using
high-production solar panels to maximize solar production for a given roof
area.
o Applicant Response: The Project will include solar panels and, though it will
not install high-production solar panels at this time, it will leave space
available for possible future installation of high-production solar panels. After
consultation with an engineering professional, Applicant is concerned that the
installation of high-production solar panels would generate more energy than
can currently be used or stored given current energy storage capabilities.
Should improved energy storage technology become available in the future,
Applicant would consider installation of high-production solar panels.
4. Energy-efficient building design begins with the building envelope -the walls,
windows,foundations, and roof. Recommendations:
• Design window-to-wall ratio less than 25%.
o Applicant Response: The Project will feature a larger window-to-wall ratio in
order to take in more natural light, which is preferable to consumers and
reduces the use of electricity for lighting during the day. Although the Project
will employ a larger window-to-wall ratio, it will aim to serve the goal of a
smaller ratio in other ways, including using additional insulation around the
windows and installing windows with greater thermal performance.
• Avoid unusually complex building shapes
o Applicant Response: The Project features three buildings none of which are
unusually complex in shape. Building A is an L-shaped building with one
long side, running north to south and a shorter side running east to west.
The first floor of Building A has space for up to 12 commercial tenants and the
commercial units are square or rectangular in shape, ranging from 600 square
feet to 1690 square feet. Additionally, the first floor features an interior court
that is 1500 square feet and is T-shaped. The second and third floor each
contain 13 residential housing units that are rectangular-shaped and range in
size from 802 square feet to 1500 square feet. Buildings B and C are smaller,
rectangular-shaped, two-story buildings. Each floor contains 5 residential
housing units that are rectangular-shaped and range in size from 880 square
feet to 1150 square feet.
• Use 20% more insulation R-value than require by the energy code.
o Applicant Response: The Project will utilize more insulation R-value than
require by the energy code; however the amount used in excess of what is
required will be determined during construction and will aim to optimize
efficiency, taking into account the rate of efficiency returns on the investment
in additional insulation.
• Use best practices for minimizing infiltration and stack effect, and require
inspection/commissioning of these elements, including vestibules at entrance
doors, air sealing around window and door frames, sealing at exterior
wall/floor junctions, and guarded blower door testing of individual or entire
building floors.
o Applicant Response: The Project will use best practices for minimizing
infiltration and stack effect, and require inspection/commissioning of these
elements, including vestibules at entrance doors, air sealing around window
and doorframes, sealing at exterior wall/floor junctions. After consultation
with an engineering professional, Applicant has determined that it is not
feasible to conduct guarded blower door testing of individual or entire
building floors because such testing is not cost-effective on a project of this
size. Additionally, in light of the other efficiency measures that Applicant will
implement, Applicant, in consultation with an engineering professional, has
determined that such testing is not practical.
5. Lighting controls and high-efficiency lighting technology (such as LED or
induction) offer significant benefits including greatly reduced energy use and
cost, sophisticated controls, simplified maintenance, and longer life.
Recommendations:
• Perform lighting design on a space-by-space basis, using the space-by-space
lighting power density method.
o Applicant Response: The Project will perform lighting design on a space-by-
space basis, using a lighting consultant familiar with the space-by-space
lighting power density method.
• Use LED lighting where possible.
o Applicant Response: The Project will use LED lighting where possible.
• Design to lighting power density of 15% less than required by the energy
code.
o Applicant Response: The Project will make efforts to design to a lighting
power density of 15% less than required by the energy code where such
lighting density is practical, taking into account the utility of such lighting
density, building design, aesthetics and other relevant considerations.
• Require occupancy sensor where possible, for both indoor and outdoor
lighting.
o Applicant Response: The Project will provide occupancy sensor where
possible,for both indoor and outdoor lighting.
• Require short off-delay and commissioning of lighting controls.
o Applicant Response: The Project will provide short off-delay and
commissioning of lighting controls where practical, considering use of the
space, consumer desires, and overall utility of short-off delay and
commissioning controls.
6. High-efficiency heating and cooling systems may cost incrementally more than
standard-efficiency but have a positive payback over their useful life.
Recommendations:
• Select high-efficiency heating and cooling plants with rated efficiencies at
least 15% higher than required by the NYS Energy Conservation Construction
Code.
o Applicant Response: Where possible and practical, the Project will select high-
efficiency heating and cooling plants with rated efficiencies at least 15% higher
than required by the NYS Energy Conservation Construction Code.
• Select high-efficiency domestic hot water plants with rated efficiencies at least
15% higher than required by the NYS Energy Conservation Construction
Code.
o Applicant Response: Where possible and practical, the Project will select high-
efficiency domestic hot water plants that optimize efficiency. Additionally, the
Project will use digitally controlled hot water plants for purposes of achieving
ideal efficiency.
• Avoid placing heating and cooling distribution systems in unheated spaces,
such as attics, basements, etc.
o Applicant Response: The Project will avoid placing heating and cooling
distribution systems in unheated spaces, such as attics, basements, etc.
• Give preference to systems that have efficient distribution systems and low
distribution losses.
o Applicant Response: The Project will give preference to systems that have
efficient distribution systems and low distribution losses.
• Use energy-recovery ventilation systems in air-conditioned buildings. Design
ventilation systems to be separate from heating and cooling systems.
o Applicant Response: The Project will use energy-recovery ventilation systems in
each of the buildings all of which will be air-conditioned. In addition, the Project
will design ventilation systems to be separate from heating and cooling systems.
• Assess ductwork for heating, cooling and ventilation and, if leakage is greater
than 10%, seal chases and shafts with aerosol duct-sealing process.
o Applicant Response: As part of the commissioning of the HVAC systems for each
building, Applicant will assess ductwork and, if leakage is greater than 10%, take
appropriate steps to mitigate the issue.
• Select heating/cooling systems that allow thermal zoning on a space-by-space
basis.
o Applicant Response: Given the limited square footage for residential units and
the commercial spaces, each unit will be its own zone for purposes of thermal
regulation.
Recommendation 7: Whole-Building Energy Modeling
• Employ whole-building energy modeling to optimize building energy
performance.
o Applicant Response: Applicant fully intends to utilize whole-building energy
modeling on a per unit basis to optimize building energy performance.