Loading...
HomeMy WebLinkAboutSupplemental Submission with Project Revisions_Upland Heights Phillips Lytle LLP Via Electronic Filing and FedEx January 24, 2020 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 , As you are aware, 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" ) . On February 20, 2019, the Applicant submitted an Application to the Village of Cayuga Heights Board of Trustees (" Trustees " ) for rezoning of the Site to Planned Development Zone (" PDZ" ) and completed its request for rezoning with a supplemental submission in connection therewith on December 9, 2019 (these prior submissions collectively " Application" ) , As described in more detail below, we appeared, on behalf of the Applicant, at the Trustees' meeting on December 16, 2019 (" December Meeting" ) to discuss the Project. In response to the Trustees' feedback at the December Meeting, we now provide this supplemental submission, along with four (4) copies, to address those comments . Accordingly, attached hereto please find supplemental information and the latest updates to previously submitted application materials : Exhibit A: Revised Site Plan Exhibit B : Existing Conditions Plan Exhibit C: Revised Floor Plans foriBuilding B and Building C Exhibit D : Proposed Standards/Requirements for PDZ ATTORNEYS AT LAW KIMBERLY R . NASON , PARTNER DIRECT 716 504 5784 KNASONCPHILLIPSLYTLE . COM ONE CANALSIDE 125 MAIN STREET BUFFALO , NY 14203 -2887 PHONE 716 847 8400 FAX 710 852 6100 NEW YORK: ALSANY, BUFFALO , CHAUTAUQUA$ GARDEN CITY, NEW YORK, ROCHESTER I OHIO : CLEVELAND WASHINGTON , DC CANADA : WATERLOO REGION I PHILLIPSLYTLE . COM Mayor Linda Woodard January 24, 2020 Page 2 Exhibit E: Shared Parking Agreement with Corners Community Center Exhibit F: Wetland Mitigation Report DECEMBER MEETING SUMMARY The Applicant appeared at the December Meeting to discuss the Project. At that meeting, the Trustees provided feedback on the Project, expressing various concerns, and requesting additional information and clarification regarding the Application. At the conclusion of the meeting, the Trustees : (1 ) declared their intent to act as lead agency for purposes of a coordinated review pursuant to the State Environmental Quality Review Act (" SEQR" ) ; (2) agreed to provide notice of such intention to all Interested and Involved agencies as required by SEQR; (3) requested that the Applicant attend a work session with the Village of Cayuga Heights Planning Board (" Planning Board" ) on December 23, 20191 ; (4) deemed the Application complete; and (5) scheduled a public hearing on the Application at a joint meeting of the Trustees and Planning Board for January 27, 2019 . PROTECT MODIFICATIONS In response to the comments raised at the December Meeting, several revisions to the Project have been proposed to address the Trustees' concerns and questions . The various updates are described in detail below . • Parkin - As shown in Exhibit A, the Project features 95 parking spaces . Although this is the same number of spaces as originally proposed, the Applicant has taken various steps to reduce parking demand and vehicle reliance in the area. The Applicant will provide one dedicated parking space to each residential f unit, meaning that 38 of the available spaces will be designated for residents of the condominium units . Of the 57 remaining parking spaces, 55 parking spaces will be made available to visitors patronizing the retail/ commercial tenants and 2 parking spaces will be reserved for a car sharing service that may be used by building residents or the general public . See Exhibit A. In addition, the 1 This meeting was ultimately cancelled; however, the Applicant remains willing to attend a work session with the Planning Board at their earliest convenience . Ell Mayor Linda Woodard January 24, 2020 Page 3 Applicant will install bike racks, as requested by the Trustees . Both the car sharing and the bike racks will serve to reduce parking demand and reliance on vehicles as the primary mode of transportation to and from the Site . Further, the Applicant has arranged for the Corners Community Center to provide approximately 70 overflow parking spots on nights and weekends, when competition for parking between residents and visitors is likely to be highest. See Exhibit E . • Density - As proposed in the Application, the Project sought to add 46 dwelling units — 26 units in Building A and 10 units each in Building B and Building C . As revised, the Project adds 38 dwelling units, reducing the number of dwelling units associated with the Project by 8 dwelling units . See Exhibit A . This reduction in density was accomplished by reducing the overall size of Building B and Building C, and by expanding the size of the dwelling units in all three buildings . See Exhibits A . As proposed in the Application, Building A was 17,875 square feet with 26 dwelling units — 16 one-bedroom units that ranged in size from 820 square feet to 1,300 square feet and 10 two-bedroom units that ranged in size from 1 ,100 square feet to 1 ,500 square feet. Buildings B and C were each 6,175 square feet in size with 10 dwelling units each - 6 two-bedroom units that ranged in size from 1 ,100 square feet to 1,150 square feet and 4 one- bedroom units that ranged in size from 770 square feet to 880 square feet. As revised, Buildings B and C are now each 5,700 square feet in size and contain eight units, featuring two three-bedroom units, one two-bedroom units, and one one-bedroom unit on each floor . See Exhibits A, C . The three-bedroom units are 1 ,250 square feet, the two-bedroom units range in size from 1 ,000 square feet to 1 ,065 square feet, and the one-bedroom units range in size from 770 square feet to 775 square feet. See Exhibit C . Similar revisions are planned for Building A, though such revisions will maintain Building A' s footprint. See Exhibit A. The revised floor plans showing the expanded dwelling units will be provided to the Trustees upon completion. • Wetland Impact - As depicted in Exhibit B , there is a 0 . 6 acre wetland on-Site . The wetland is surrounded by a buffer area that, as required by Village Code § 305-60(D) , is 504eet wide . See Exhibit B . The total size of the buffer area is 1 . 02 i Mayor Linda Woodard January 24, 2020 Page 4 acres . See Exhibit A . As proposed in the Application, the Project resulted in an impact to 0 . 128 acres of wetland, which is 21 % of the total wetland area on Site, and 0 . 750 acres of wetland buffer, which is 74 % of the total wetland buffer area on Site . See Exhibits A, F . Now, by reducing the size of Buildings B and C, the impacts to the wetland and the wetland buffer have been reduced . See Exhibits A, F . As revised, the Project will result in an impact to 0 . 099 acres of wetland, or 17 % of the total wetland on Site, and 0 . 727 acres of wetland buffer or 71 % of the total wetland buffer on Site . See Exhibits A, F . Having reduced the wetland impact by 0 . 029 acres, the total amount of wetland disturbance is less than 0 . 10 acres and, therefore, the United State Army Corps of Engineers does not require mitigation. Nevertheless, the Applicant is willing to voluntarily provide on-Site mitigation to offset wetland and wetland buffer impacts . See Exhibit F . As revised, the Project includes more specific plans for improvements to the existing on-Site wetland that will enhance the wetland' s function and augment the wetland' s associated ecological services . See Exhibit F . • Sustainability - The Application initially proposed various energy efficiency measures in compliance with the Tompkins County Energy Recommendations for New Construction (" Energy Recommendations" ) . As originally proposed, and as detailed in Exhibit L to the Application, the Applicant plans to install (1 ) permanent appliances in the dwelling units that are Energy Star rated; (2) water fixtures in the dwelling units that meet United States Environmental Protection Agency Water Sense Requirements; (3) electrically-powered heat pump systems with electric resistance back-up; (4) solar receptive roofs and solar panels; (5) LED lighting; and (6) occupancy sensors for indoor and outdoor lighting. In addition to installing such technology, the Applicant also intends to use efficient ooling plants, efficient hot water heaters, lighting design, efficient heating and c more insulation R-value than required and windows with increased thermal performance . See Application, Exhibit L . The Applicant has also designed the nd by avoiding unusually complex building shapes Project with efficiency in mi and is committed to using best practices to maximize efficiency where possible and practical . See Application, Exhibit L . As revised, the Application incorporates additional measures, such as the installation of electric vehicle charging stations and bike racks and accommodating car sharing services . Mayor Linda Woodard January 24, 2020 Page 5 • Community Benefits - As initially proposed, the Project provided significant community benefits, including the addition of modern and efficient housing options and improvement to the Village' s central retail corridor . As revised, the Project provides even greater community benefits, such as increased walkability, reduction of reliance on vehicles as the primary mode of transportation, increased opportunities for recreation, and improvements to the on-Site wetland and stormwater function. The improvements to walkability and the reduction of vehicle reliance are achieved through the installation of bike racks, the car sharing service, and sidewalks installed on the Site . The Applicant is considering investing in sidewalk improvements and making repairs to the existing sidewalk in the area surrounding the Site . See Exhibit A . The Applicant is also proposing electric vehicle charging. Additionally, by focusing the types of commercial tenants that will be permitted to occupy the commercial space to small eateries, a small grocer or a larger restaurant, the Project will increase dining options in the area and expand recreation opportunities in the area . Similarly, the Project will further expand recreational opportunities in the area, by providing walking trails through the wooded portion of the Site and possibly even establishing a community event space . Finally, the enhancements and improvements proposed for the on-Site wetland will improve the wetland and stormwater function and ecological value of this resource by improving the wetland' s water storage capacity and biodiversity . See Exhibit F . APPLICANT RESPONSE TO TRUSTEES ' COMMENTS As a follow-up to the December Meeting, the Applicant hereby submits its response to comments made by the Trustees at the meeting. For your convenience, we have summarized how the project modifications detailed above address the Trustees' comments . The Applicant' s response to the comments is provided in italics below . • The Trustees suggested that the Applicant present the Project to the Planning Board at this stage, given that the Project would eventually be subject to Site Plan Review and the Planning Board has authority over such review pursuant to the Code of the Village of Cayuga Heights ("Village Code ") § 305=530 Mayor Linda Woodard January 24, 2020 Page 6 Applicant 's Response : The Applicant initially agreed to appear at the Planning Board 's F regularly scheduled December 23, 2019 meeting; however, that meeting Was later cancelled. The Applicant remains zvilling to appear at a meeting of the Planning Board at the Planning Board 's earliest convenience . The Applicant is also available to conduct a zvork session with the Planning Board at the Planning Board 's earliest convenience . In addition, the public hearing, scheduled for January 27, 2020, is a joint meeting of the Trustees and the Planning Board. • The Trustees requested that the Applicant prepare a chart summarizing the requirements for the PDZ that would be adopted in a zoning amendment. Applicant's Response : At the Trustees ' request, the Applicant has prepared a chart summarizing the requirements for the PDZ that it is proposing as an amendment to the Village Code . The chart is attached hereto as Exhibit D . The chart provides separate requirements for each building, as the Projects zoning needs are not consistent across each building. See Exhibit D . • The Trustees stated that parking in the Community Corners area is a challenge and felt that the number of spaces proposed was insufficient to meet the parking needs of the Project. Applicant's Response : Pursuant to the Village Code § 305- 90 (F) (2), buildings with more than two dzvelling units require one parking space for each dzvelling unit, plus an additional space for every three dzvelling units . Accordingly, the Village Code requires 49 parking spaces to service the Project's dzvelling units . Additionally, Village Code § 305-90 (F) (4), espouses the parking requirements for the commercial space and requires that generally, one parking space be provided for every 100 square feet of floor space . For certain types of commercial uses, Village Code § 1i 305- 90 (F) (4) establishes more specific requirements . As relevant here, Tv'illage Code § 305- 90 (F) (4) (b) requires that parking servicing restaurants provide one parking space for every three seats and Village Code § 305- 90 (F) (4) (c) requires that parking servicing restaurants provide one parking space for every 200 square feet of space . Using the general parking requirements because the commercial tenants are not specifically identified, the Village Code requires 128 parking spaces to service the commercial space . See Village Code § 305-90 (F) (4) . Hozvever, considering the types of commercial tenants targeted by the Applicant — small eateries and a small grocer or larger restaurant not to exceed 5, 000 square feet — the Village Code may actually require less than the 128 parking spaces identified by the general figures . See Village Code §§ Mayor Linda Woodard January 24, 2020 Page 7 305- 90 (F) (4) (b), (c) . Similarly, given the mixed-use nature of the Project, the Village Planning Board has the authority to permit shared parking on the Site, which could reduce the amount of m parking required. See Village Code § 305-90 (G) . Industry standards also suggest that the Project may require less parking than the Code 's general requirements mandate . See Exhibit A . According to engineering standards and best practices, a development like the Project requires 3 . 68 parking spaces for every 1, 000 square feet of commercial space . See Exhibit A . Using these figures, the Project requires only 47 parking spaces to service the commercial space . See Exhibit A . The Project provides 95 parking spaces to service both the residential and commercial uses on- Site . See Exhibit A . As discussed above, the Applicant will provide one dedicated parking space for each residential unit, meaning that 38 of the 95 total spaces will be designated for residents of the condominium units . Of the 57 remaining parking spaces, 55 parking spaces will be made available to visitors patronizing the retail/commercial tenants and 2 parking spaces will be reserved for a car sharing service that may be used by building residents or the general public. See Exhibit A . In addition to the on- Site Parking, the Applicant has also arranged to share approximately 70 parking spaces zvith the Corners Community Center during nights and weekends, when demand for available parking spaces by residents and visitors is likely at its highest. See Exhibit E . Pursuant to this arrangement, overflow parking will be available in the parking area near the neighboring medical building and in the parking area between the medical building and Island Fitness. See Exhibit E . The Project's parking arrangements are materially compliant with the Village Code 's requirements and are in line with industry standards . See Village Code 305-90 (F); Exhibit A . Furthermore, the Project implements several measures that are aimed at reducing vehicle reliance . As described more fully above, the Project provides limited resident parking, facilitates car sharing for the surrounding community, and encourages bike use, all of which have been j implemented to encourage multi-modal transportation and reduce traffic congestion in the area. See Exhibits A, E . Considering the 95 parking spaces that are available on the Site, the approximately 70 overflow parking spaces available on nights and weekends, and the other measures that have been incorporated into the Project, it is respectfully submitted that the parking proposed is adequate to serve the Project. See Exhibit A . Accordingly, we respectfully submit that the parking concerns raised by the Trustees have been sufficiently addressed. f Mayor Linda Woodard January 24, 2020 Page 8 • The Trustees stated that traffic is a significant problem in the area surrounding the Site and noted that many of the intersections are failing. The trustees requested that the Applicant provide an analysis of the Project' s impact on traffic . Applicant 's Response : The Applicant is working u7ith SRF Associates to obtain a traffic analysis, which it will provide to the Village when the analysis is completed. • Related to its concerns about parking and traffic, the Trustees asked that the Applicant develop parameters for commercial uses that would be permitted at the Project. Applicant 's Response : In approximately 7, 790 square feet of the commercial space, the Applicant intends to target small eateries as commercial tenants . Suggested eateries that the Applicant believes would be appropriately scaled for the Project include pizza, coffee and gelato shops . See Exhibits A, D . In the remaining approximately 5, 000 square feet, the Applicant would like to find a larger restaurant or small grocery store to occupy the space . See Exhibits A, D. Accordingly, at this early stage of the Project, we respectfully submit that the parameters proposed sufficiently tailor the class of commercial uses that may be permitted and further submit that the Trustees ' concerns regarding commercial uses have been sufficiently addressed. These uses will be assessed further in the traffic study noted above . • The Trustees questioned whether 46 units is appropriate for the area. Specifically, the Trustees noted that this was nearly three times what would be permitted in the underlying zoning district . Additionally, the Trustees noted that the unit sizes seemed small and proposed expanding the size of the units . Applicant 's Response : As initially proposed during Applicant 's informal conversations with the Village, the Project was much larger, featuring three four-story buildings that occupied almost the entire Site . Thereafter, in line with the informal feedback on the design, the Applicant revised the Project, scaling it down to the version of the Project proposed in the Application . Nov ), in response to the Trustees ' feedback at the December meeting, the Applicant has scaled the project back again . See Exhibit A, C . Mayor Linda Woodard January 24, 2020 Page 9 As revised, the Project now proposes 38 dwelling units, a reduction of 8 total dwelling units from what was initially proposed. See Exhibit C. This reduction in density was accomplished by reducing the overall size of Building B and Building C and by expanding the size of the dwelling units in all three buildings . See Exhibits A, C . As proposed in the Application, Building A was 17, 875 square feet with 26 dwelling units — 16 one-bedroom units that ranged in size from 820 square feet to 1, 300 square feet and 10 two-bedroom units that ranged in size from 1, 100 square feet to 1, 500 square feet. Buildings B and C were each 6, 175 square feet in size with 10 dwelling units each — 6 two-bedroom units that ranged in size from 1, 100 square feet to 1, 150 square feet and 4 one-bedroom units that ranged in size from 770 square feet to 880 square feet. As revised, Buildings B and C are now each 5, 700 square feet in size and contain eight units, featuring two three-bedroom units, one tzvo-bedroom units, and one one-bedroom unit on each floor. See Exhibits A, C. The three-bedroom units are 1, 250 square feet, the two- bedroom units range in size from 1 , 000 square feet to 1, 065 square feet, and the one-bedroom units range in size from 770 square feet to 775 square feet. See Exhibit C. Similar revisions are planned for Building A, though such revisions will maintain Building A 's footprint. See Exhibit A . The revised floor plans for Building A showing the expanded dwelling units will be provided to the Trustees upon completion . Given this reduction in density, the Applicant respectfully amends its prior request for a waiver of the density requirement to permit only 20 additional dwelling units beyond what would be permitted in the underlying zone . See Exhibits A, C. Although this amendment reduces the Applicant's initial request by only four dwelling units, such request nevertheless reflects an overall reduction of eight units . By way of explanation, the Applicant initially sought a waiver to permit 24 additional dwelling units beyond what would be permitted in the underlying zoning district. This request was based on an interpretation of the Village Code that permitted density in the underlying zoning district — Residence District — of two dwelling units per tax parcel . See Village Code § 30546 (B) . Pursuant to such interpretation, Applicant determined that a density of 22 dwelling units would be permitted in the underlying zoning district. However, in response to the Trustee 's concerns, the Applicant sought clarification of how density is calculated in the underlying zoning district and further sought confirmation as to the number of lots on the Site . In subsequent communications with the Village, the Village Engineer confirmed that there are eight buildable lots on the Site and two dwelling units would be permitted on each buildable lot, for a total density of 16 dwelling units that would be permitted in the underlying zoning district. In light of the new information provided by the Village, the Applicant respectfully amends its earlier request and asks that the Trustees waive Mayor Linda Woodard January 24, 2020 Page 10 the density requirement to permit 20 additional dwelling units . See Exhibits A, C. Such amended waiver request reflects a reduction in the density permitted in the underlying zoning 2 district and, most importantly reflects an overall reduction in the total number of dwelling units proposed by the Project from 46 units to 38 units . See Exhibits A, C . Accordingly, we respectfully submit that the density concerns raised by the Trustees have been sufficiently addressed and respectfully request a waiver of the density requirement to permit 20 additional dwelling units beyond what would be permitted in the underlying zone . • The Trustees stated that in order to justify rezoning the Site to PDZ, the Project must provide substantial benefits to the Village community. Applicant 's Response : The Project benefits the Village community in many ways . For one, the Project provides a new housing option for Village residents that is modern, centrally located, and sustainably-designed. Additionally, the Project improves walkabilihj in the area by creating a true " Village Center " retail corridor and making the Community Corners area more pedestrian- friendly. To this end, the Applicant is evaluating repairs the existing sidewalk. which will improve the condition of area sidewalks . The Project also implements various measures designed to reduce vehicle reliance in the area . In this regard, the Project will include new bike racks, which are being provided at the request of the Trustees, and will provide two parking spaces for a car sharing service . These measures taken to reduce vehicle reliance are particularly important given the ongoing traffic concerns . The Project also benefits the Village community by expanding the recreation opportunities for Village residents . With its focus on drawing small eateries to operate in the commercial space on Site, the Project will increase the dining options in the area, especially family friendly dining options . Further, the Applicant is exploring the possibility of establishing a community or event space on Site where Village residents can gather. Likewise, the Applicant plans to install walking trails in the wooded area on the southern portion of the Site so that all Village residents can enjoy the natural beauty of the Site . I The Project further stands to correct the existing drainage problem on the Site, which impacts the Site itself and the surrounding area. Lack of planning and failure to implement proper j stormwater management techniques has resulted in an on- Site wetland that fails to optimally perform its wetland functions and ecological services . See Exhibit F. In correcting this drainage issue, the Project will also necessarily improve the wetland function for both the surrounding landowners and neighboring wildlife . See Exhibit F. Mayor Linda Woodard January 24, 2020 Page 11 Accordingly, zve respectfully submit that the Trustees request for additional information regarding the community benefits associated zvith the Project have been sufficiently addressed. • The Trustees noted that they are very concerned about the potential for impacts to the wetland and wetland buffer associated with the Project. The Trustees also stated that they are sensitive to storrnwater issues, particularly on the Site because a lack of storrnwater planning in neighboring developments has created some issues in the area. Applicant 's Response : The on-Site wetland is 0 . 60 acres in size and runs across the center of the Site . See Exhibit B . A large triangular portion of the zvetland occupies much of the Northern portion of the Site . See Exhibit B . A smaller, oblong portion of the zvetland is situated on the Eastern edge of the Site, near the neighboring apartment complex. See Exhibit B . When the Applicant first informally presented the Project to the Village, the Project impacted almost all of the zvetland, zvith plans to disturb approximately 0. 50 acres of the 0 . 60-acre of zvetland. See Exhibit F. In response to the Village 's initial concerns, that impact zvas reduced to the 0. 128 acre impact discussed in the Application . See Exhibit F. As proposed in the Application, such impact would result in a disturbance of approximately 21 % of the on- Site zvetland. See Exhibit A . Follozving the December meeting, and the Trustees ' continued concerns about zvetland impacts, the Project zvas again revised, shifting buildings to the greatest extent feasible and reducing the size of Building B and Building C to decrease zvetland impacts even further. See Exhibit A . As revised, Building A is located in the zvetland buffer on the northern side of the zvetland. See 4 Exhibit A . Building A 's parking lot is located on top of the zvestern edge of the zvetland. See Exhibit A . Building B, Building C, the road connecting Buildings B and C and the shared parking lots for those buildings, are all located in the wetland buffer on the southern side of the zvetland. See Exhibit A . Although the configuration is similar to the configuration proposed in the Application, these revisions have further reduced impacts to the wetland by 0 . 029 acres, for a total impact of only 0 . 099 acres of zvetland. See Exhibits A, B, F. Accordingly, zvetland I mpacts have been reduced from near total destruction to an impact to only 17 % of the on- Site wetland. Impacts to the 1 . 02 acre zvetland buffer have also been reduced as a result of these revisions . See Exhibit A, B, F. As proposed in the Application, the Project resulted in an impact to 0 . 750 acres of zvetland buffer, or 74 % of the total zvetland buffer. See Exhibit A, B, F. t Mayor Linda Woodard January 24, 2020 Page 12 As revised, such impact has been reduced so that only 0. 727 acres of the. wetland, or 71 % of the total buffer, are impacted by the project. See Exhibit A, B, F. In addition to reducing the impact of the Project on the zvetland and wetland buffer, the Applicant has developed more specific plans to offset these wetland and wetland buffer impacts, Which will provide mitigation measures and make improvements to the on- Site zvetland. See Exhibit F. Such improvements stand to enhance the functions and ecological services provided by the wetland, including flood flow alteration, sediment retention, and wildlife habitat. See Exhibit F. These plans seek to address the aspects of the wetland that are not functioning optimally and avoid disturbance to the portions of the zvetland that are performing well because they have a deep organic layer and a higher diversity of wetland plant species . See Exhibit H. The first improvement contemplated by the Applicant is to install a weir, or lozv dam, within the head wall of the parking lot associated with Building A . See Exhibit H. The zvetland area nearest Building A has developed due to the lack of sufficient stormwater practices from the apartment complex that borders the Site to the east and the other developments that directly adjoin the site . See Exhibit H. This weir will control the water level in this zvetland. See Exhibit H. The purpose of the weir is to change the hydroperiod of the zvetland and make this area wetter by allowing the area to store additional water. See Exhibit H. By installing the weir, this zvetland would have increased water storage capacity and would have surface water much of the time. See Exhibit H. The existing zvetland can also be improved by increasing the diversity of plant species in the zvetland. See Exhibit F. At present, the zvetland nearest Building A is dominated by common cattail, which has formed a dense monoculture . See Exhibit F. The zvetland could be greatly improved by eliminating this monoculture and introducing more diverse plant species because wetlands with high biodiversity are more resilient and more effectively perform essential wetland functions, such as pollution control, water storage and wildlife habitat. See Exhibit F. One example of a plant that thrives in deep water habitats and may fare well here is Cephalanthus occidentalis . See Exhibit F. This shrub, more commonly known as buttonbush, does well in zvetland habitats with fluctuating water levels . See Exhibit F. In addition to buttonbush, additional native zvetland trees and shrub species may also be added. See Exhibit F. Native and locally sourced vegetation has the advantage of being adapted to the climatic conditions present in the area and will provide food for area wildlife . See Exhibit F. Mayor Linda Woodard January 24, 2020 Page 13 Another wetland improvement that can be performed on the Site is the installation of a stormwater detention basin . See Exhibit F. The stormwater detention basin is required as part of the stormwater management plan and designed as a wet pond. See Exhibit F. Additionally, the stormwater detention basin will act as a wetland, performing important wetland functions such as sediment and toxicant retention and water storage for rain and snow melt events . See Exhibit F. The stormwater detention basin 's water storage capacity will far exceed the minimal amount of wetland impacts associated with the Project. See Exhibit F. Within the wet pond and at its perimeter, native and locally sourced wetland shrubs and plants will be added. See Exhibit F. The on-Site wetland may also be improved by planting shrubs on the eastern edge of the wetland, near the existing apartment complex that neighbors the Site . See Exhibits A, F. These shrubs will absorb water that flows from the neighboring development and will provide for additional uptake of stormwater drainage coming from the apartment complex . See Exhibit F. These shrubs will also provide cover for birds . See Exhibit F. Another way to improve the wetland is through the use of biofilters, which would be planted with shrubs and grasses . See Exhibit F. Biofilters perform several important wetland functions — water storage, filtration, infiltration and nutrient uptake — and those installed on the Site may serve to replace the wetland function lost as a result of the wetland impacts that cannot be avoided. See Exhibit F. Although there are some unavoidable impacts to the wetland associated with the Project, it is important to note that much of the wetland will remain undisturbed. Importantly, the area of the wetland that will not be disturbed as a result of the Project — the eastern -most portion of the wetland — is the portion of the area that is functioning most optimally. As compared to the portion of the wetland that will be disturbed by the Project, the remaining wetland area has a deep organic layer of soil and a higher diversihj of wetland plant species, which both make for a higher-quality wetland. See Exhibit F. II Through various iterations of the project, wetland and wetland buffer impacts have been greatly reduced . See Exhibits A, B, F. To the extent that the Project, even as revised, still proposes some impact to the wetland and wetland buffer such impacts will be offset by the wetland and stormwater improvements that will be performed on the Site . See Exhibits A, B, F. These Mayor Linda Woodard January 24, 2020 Page 14 improvements will replace the wetland functions that are lost as a result of the wetland and wetland buffer impacts, such as filtration, water storage, sediment and toxicant retention, and wildlife habitat, among others . See Exhibits A, B, F. Accordingly, where the Project proposes only minimal loss of wetland and such loss will be sufficiently addressed through on-Site zvetland improvements that will enhance the existing zvetland, the Applicant respectfully submits that the Trustees ' concerns regarding the impacts to the wetland and zvetland buffer have been sufficiently addressed. • The Trustees asked about the Project' s plans for stormwater management. Applicant 's Response : Lack of stormwater management practices in the surrounding development require the Site to serve a drainage and stormwater management function for the area . See Exhibit F. As discussed above, the Project will incorporate several improvements to the on-Site wetland that increase water storage capacity on the Site and alleviate the stormwater problems caused by the surrounding development. See Exhibit F. In addition to these zvetland improvements, the Project will implement a stormwater management plan aimed to improve stormwater function as compared to existing conditions . See Exhibit B . A detailed stormwater management plan will be submitted under separate cover. • The Trustees asked the Applicant to consider implementing sustainability measures. Applicant 's Response : As detailed in Exhibit L to the Application, the Project incorporates a myriad of energy efficiency measures, including, among others, a solar-receptive roof with solar panels, LED lighting, Energy Star rated appliances, electrically-powered heat pump systems, and windows with increased thermal performance . In addition to these efficiency measures, the Project has been revised to incorporate electric vehicle charging stations, which will be made available for use by residents and the general public, as well as bike racks and spaces designated for a car sharing service . These revisions have been undertaken in an effort to encourage the use of transportation services that have a smaller carbon footprint. Analogously, the Project's focus on retaining small eateries and a small grocery store to fill the commercial space favors local production and sourcing of food. Accordingly, the Applicant respectfully submits that the Trustees ' concerns regarding sustainability have been sufficiently addressed. a Mayor Linda Woodard January 24, 2020 Page 15 CONCLUSION The Applicant appreciates the Trustees' feedback from the December Meeting, and has worked to develop the project modifications detailed above to address any concerns and to answer any questions the Trustees may have . The Applicant has implemented several changes in response to the Trustees' feedback, and the Project will provide substantial benefits to the surrounding Community . We look forward to continuing to work with the Trustees and the Planning Board, and to receiving public feedback at the public hearing on January 27, 2020 . In the meantime, please do not hesitate to contact the undersigned if there are any questions regarding the Application or if the Village requires any additional information or documentation in support of the Application. Very truly yours, Zerly . n KRN Enclosure (s) i i cc : Randy Marcus, Village of Cayuga Heights Attorney Village of Cayuga Heights Planning Board, c / o Fred Cowett Brent Cross, Village of Cayuga Heights Engineer Mark Mecenas, 109 Quarry St. / Ithaca LLC David A. Herrick, T . G . Miller, P . C . Mayor Linda Woodard January 24, 2020 Page 16 Barry Hamel, Barry Hamel Architect, PLLC Bernie Carr, Delta Engineers, Architects & Land Surveyors, DPC Doc #4688902.1 EXHIBIT A Z y0o WATER VALVE O w PIN / 6Ld ct TIE: 652't ALONG CENTERLINE TO T T_ 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 605 WEST STATE STREET, SUITE A \ s ITHACA, NEW YORK 14850 Z PAVED PARKING WWW.TGMILLERPC.COM CENTERLINE OF PAVEMENT 5 �\ N ,t ss 607-272-6477 w W / 10 0 14P Ah'O\ss T_ 4 O ' lQc S�' w 10 G 30•0 ± \TIpN\S,S SANITARY MANHOLE z PIPE s.o' / 30.0E �\ �I f c� 12" DIA. PVC CULVERT Q 10 Z / I 0 V) w / w 102 ° 109 S. QUARRY ST./ITHACA LLC o 0 INSTR. NO. 597008-001 ,x ../ TAX MAP NO 10-4-14 777 1 q o / U� z 5 w Q� U GAS VALVE 101 I I / / \ \ / _j / \ w C r °\ W 0 0 PIN � / / \ � _j P W PIN FF--11 BUILDING A O Y w (17,875SF) \ N O w Q 3W m � � L (j) 99 // / 12 ' 3o. 't Z 0 O STORMWATER DETENTION yam' ,d _ Z z PRACTICE (CHAMBER)/ / 0 4 ` Upland Heights Planned Development Zone (PDZ) Land Use Proposal / Q N a PIN �� ��/ / `r z / Requirement Underlying Zone - Residence Proposed PDZ Notes w Y / Tract Area NA 6.07 acre Article 8 Section 8.3.A: 5-acre a x O z 98 min a O } / / \ Permitted Principal Use 1-and 2-Family Residence Multi-family Residential w. Ancillary Retail Z Density 2 DU per Lot x 8 Lot* = 16 DU 38 DU with 12,790 LSF Retail on Ground Floor *Based on subdivision plat 0 LL Size of Lot 125 ft x 150 ft NA A a C.5 o DROP INLET / 25.0'f / Yards Front—25 ft; Front—30 ft; Article 8, Section 8.5: w 2 Side/Rear—15 ft Side/Rear—30 ft >75 ft from ROW; a \ > 100 ft from all Property Line j w 24" DIA. SICPP CULVERT / Height of Building 25 ft Building A-35 ft high Article 8, Section 8.6: Q 0 X Building B&C—27 ft high (35 ft max) 2 stories and 35 ft high (max) V STORMWATER QUALITY 15 190 PLEASANT GROVE ROAD, LLC R.O. o G = 15 / �� INSTR. NO. 2014-05676 Lot Coverage 12%of Lot 12%of Lot [�] 0O PRACTICES (BIOFILTER) ETLAND 1 Signs NA Consistent w.Article 10, Section 10.8 Commercial Article 8, Section 8.10.H: W Q / 3 789±S SEE T.G. MILLER SURVEY � HA L � Zone 1@16 square ft g 087E ES ° Off-Street Parking 2 Spaces per DU Multi-family 1.0 Assigned Space per DU =38 Current plan—95 spaces. J x 5 Retail Store 3.68 Space per 1,000 square ft=47 Building A—63 spaces (ITE Land Use Code 820—Shopping Center) Building B&C—32 spaces ° / 0) WETLANDS ;1 0 SANITARY MANHOLE / 0.60t ACRES Q a Upland Heights Planned Development Zone (PDZ)Wetlands Q 0 SANITARY MANHOLE o E9sE DE UT Ty WETLAND 2 " w MET s / 1( 234fSF s SS 6 0.005E ACRE�,� Concept Site Plan 10/16/2019 01/14/2020 / • PIPE — _ Ss \ 2" I / lY/ Wetland Disturbance 0.128 acre 21% ° Z s W ( ) 0.099 acre (17/) 0 8" DIA. PVC CULVERT �� or ATE (VIFL ss W— =W x SANITARY MANHOLE Wetland Buffer Impact 0.750 acre (74%) 0.727 acre (71%) T / s='r SS S W BOARD FENCE LL r STORMWATER DETENTION —T— SS SS -- PRACTICE (EXTENDED DETENTION / WETLAND 0.09E AC) CO/ & Q o0 np �• J I '� WIDE NyTEL EASE 7� g BUILDING B L�54 / L �r m � \ 1 95'x60' FIRE HYDRANT AND WATER VALVE oo / (5,700SF) WATER VALVE wcs� -- \ PIPE m SANITARY MANHOLE �14~ =0 o PIPE 5 BUILDING C WETLANDS Q Cb lVONCCRETE (5,700SF) \/ALK W N r Z 299E-SF 0 j0601 PIP pIp E / — — _ \ \ Q77f ACRES STORMWATER QUALITY / / _ — — \ \ \ Z PRACTICES (BIOFILTER) \ N Q ail JEFFREY S. AND CAROLINE W. RUSTEN - R.O. // / / / �- 115 L647/P.815 VERIZON NEW YORK, INC. - R.O. 0 SEE SCHLECHT SURVEY \— / / \\ \ \ \ L476/P.102 w O 130 \� \ �� \ M \ � /��j ��1�$—$�fi ���\ \ c</ PIN =�� m PIE —\\\ \\✓/� \\�� o — N oX 143.7 JOHN F. YOUNG, ETAL. - R.O. / I I I ( r�� O INSTR. N0. 565394-001 Z PIPE Z SEAL SHEET TITLE 0 L 132.7�// � � O 140 CONCEPT --JJ / // / 42 S ITE � / r1 — �111\\\\\� PLAN PIPE `��cr\\\ \ 1 1 ` \ \\ / I DATE: JOB No. Z 01 14/202 0 SCALE: E18-63 AS PAMELA HUTCHINGS - R.O. �\ \ \\\ �_ _ — / \ \ PEE I�� PLEASANT GROVE CEMETERY R.O. DATA GRAPHIC SCALE SHOWN Q INSTR. N0. 2016-09983 PIPE DRAWN BY: SHEET } \ � PIN JUDITH A. HOPCROFT R.O. JUDITH A. VIRGILIO R.O. DONALD B. CAMPBELL AND ANITA L. WATKINS R.O. PETER J. AND DORIS L W-002 R.O. 0 40 80 120 TRT C 1 0 1 Z L834/P.12 L841/P.284 INSTR. NO. 2016-00526 INSTR. N0. 493524-002 CHECKED: DAH EXHIBIT B z y0� WATER VALVE Ld ct 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 s\ ENGINEERS AND SURVEYORS \ \ 605 WEST STATE STREET, SUITE A '`r \ ITHACA, NEW YORK 14850 z \CENTERLINE OF PAVEMENT PAVED PARKING WWW.TGMILLERPC.COM cn �v �, s 607-272-6477 w m 104 G / C�TIpN\S SANITARY MANHOLE z PIPE Sip• \ �� �� �l / w 12" DIA. PVC CULVERT 103 z o w / $ LL 102 o \ 109 S. QUA Y ST./ITHACA LLC o ( TAX MAP N 59100 4-1.4 �\ ✓ w / I z GAS VALVE w F o PIN O /� 0 z Q / w / PIN P D W LK \ , \ O Ld q / / / ( \ o T / N $/ w LLJ �/ � m z O ? 0 W p-i z APPROXIMATE WETLAND v a BUFFER PER VILLAGE CODE TOTAL AREA WITHIN PROJECT [�] a A z PIN �/ / \ / BOUNDARY = 1 .02t ACRES ^ a < 47 0 z 9 / ~ / i W o LL wW DROP INLET Z _ A w 24" DIA. SICPP CULVERT } o X A9 190 PLEASANT GROVE ROAD, LLC R.O. o INSTR. NO. 2014-05676 a � Q SEE T.G. MILLER SURVEY � Z � w � z 4J T- X r = > � �( 0 ly'( WETLANDS SANITARY MANHOLE / 0.60t ACRES Q a w ct 10' K'ID X o SANITARY MANHOLE o\ E�EMENTUTy m KIM ( Ld / s ass ss w� 1�( PIPE 6' LINE ss ss X o 8" DIA. PVC CULVERT c>�j �T (�� SANITARY MANHOLE Q T S �Iy BOARD FENCE LL F SS Ss w W -PIN919 ci o° / �• I J ( / '� / WIDE NYTEL ESE � L. 5q g X�`/ m FIRE HYDRANT AND WATER VALVE / �` o \ 1 ( \�/ _ m w o / WATER VALVE wcs� , \ I PIPE m SANITARY MANHOLE ~ / \ I 0 a PIPE w WETLANDS w o, CONCRETE WALK \� `5 / / / / / z APPROXIMATE WETLAND \ o BUFFER PER VILLAGE CODE 110 Q PIPE — — — \ TOTAL AREA WITHIN PROJECT BOUNDARY = 1 .02t ACRES z JEFFREY S. AND CAROLINE W. RUSTEN R.O. 115 L647/P.815 VERIZON NEW YORK, INC. R.O. ry SEE SCHLECHT SURVEY / / / \\ \ L 476/P.102 O Li Ld w 130 IPI \�� M N � ��5 � \\� ^�\\ zzz:� Z=zz / — \ '� — `PIE o o— — N oX 143.7 \\ � � // \ \ I Ld JOHN F. YOUNG, ETAL. - R.O. /( (( I I I ( ��� i �� �� — — — OF INSTR. N0. 565394-001 /� `135 — — 0 %� V\ =� PIPE 1 1 I 1 l II\ \ I l SEALLL 0 — SHEET TITLE o 132.7 / U 140 EXISTING =—JJ CONDITIONS Ln _ � / r1Ln 142.3 PLAN I, \�cr\ \ 1 1 ` \ \� / I DATE: JOB No. Z PIPE 01 14/202 0 \\\\ \\\\\ \\l I I ( \ \ \ I SCALE: E18-63 PAMELA HUTCHINGS - R.O. \ \\\ �_ _ / \ PEE IRS PLEASANT GROVE CEMETERY R.O. DATA GRAPHIC SCALE AS SHOWN Q INSTR. N0. 2016-09983 \ \ — — — — — — — — — — — — — \ PIPE DRAWN BY: SHEET PIN JUDITH A. HOPCROFT R.O. JUDITH A. VIRGILIO R.O. DONALD B. CAMPBELL AND ANITA L. WATKINS R.O. PETER J. AND DORIS L W-002 R.O. 0 40 80 120 TRT cloo z L834/P.12 L841/P.284 INSTR. NO. 2016-00526 INSTR. N0. 493524-002 CHECKED: 2 DAH EXHIBIT C n U ILDI �\G1 �HV B SIDEWALK 101 BEDROOM C BEDROOM BEDROOM BEDROOM BEDROOM C BEDROOM BEDROOM KING KING KING KING KING KING LIVING 1 r JII LIVING 1250 S. F. IIIIIL JIII III �IIII 10I E Ll Ll C El BEDROOM 1250 S.F. 102 CLOSET CLOSET CLOSET CLOSET CLOSET CLOSET D NING DININ 2 BEDROOM 1 BEDROOM 1000 � K 1250 S.F. ENTRY ELEC ELEC ENTRY ML-4,(l m BATH BATH d d POW > > DER ECH MEC KITCHEN N T LAUNDRYAUNDRYC��IJI��EI� -KJI----- m MECH ® MECH 103 EXIT 1 250 S. FE ENTRY LOBBY % x m I - ------- � x_--LAUNDRY V - � x q MECH KITCHEN POWDER ENTRY q 7I 14UNDRY ENTRY NTRY AREA OF Ecx AREA OF ELEC x RESCUE x KITCHEN I RESCUE II 104 F 3'x 5 F ELEC w 3 X 5 102 STAIR B o xxx S.F. STAIR B 1 B E D R O O M 2 BEDROOM 2 R. 6 /2° 21 R. 9 6 1/2" 1000 S.F. FIN FLR FIN FLR 11'-q" FIN. FLR- 104 II'-4" FIN. FLR- 770 S. FE 1 BEDROOM cl COATS UP UP 770 S.F. F W NING c1osET CLOSET o DINING a IL JI _JII V a El ® m �1 0 LI IN KING KING KING BEDROOM BEDROOM LIVING - IIII � a UPLAND NCcVHTS SCHEMATIC DESIGN PLAN A- 3 GIROUND FL0001 �1 PLAN ]]l—)' CILDVG 13) CNOCND LEVEL REVISED 1 /13 /2020 'ID) UtLDING 0 & CC ZONED NCSCENTIAL 5 ) 700 S � F� HEIGHT- 29 ' - 0 " A']D--) OVC FINISHED GRADE GROUND FLOOR NE S ID C NTtAL 4 UNITS 2 NO FLOOR NE S M E NTIAL 4 UNITS TOTAL ICON BUILDINGS B & C 16 UNITS ❑❑7I❑❑I❑❑ ❑ SIDEWALK ❑ BEDROOM ❑ BEDROOM BEDROOM ❑ ❑ BEDROOM BEDROOM ❑ BEDROOM ❑ J'I3 REDROO KING KING KING KING KING KING III LIVING LIVING 1250 S. F. II I JII 1�--JI II ❑ ❑ ❑ ❑ 3 BEDROOM 1250 S.F. �'� CLOSET CLOSET � 102 CLOSET CLOSET CLOSET CLOSET D NING DININ I—"_T U2 BEDROOM 103 3 BEDROOM 1000 C :F-a 1250 S.F. ,J EN RY 71dTEC ELEC ENTRY BATH BATH ❑ 11 7POWD ECH MEC > v DER KITCHEN LAUNDRYAUNDRY x KIICBEN ❑I-- -- m III ',� MECH ® MECH � ❑ m ❑ J 103 EXIT 3 BEDROOM 1250 S. F. 9 ENTRY LOBBY — e x x X�. AUNDRY ENTRY LAUND E ENTRY MECH POWDER KIICEEN 1 BEDROOM r RESCUE FI KITCHEN MEC xEA OF RESCUEE 1 x EA OF ELEC u F�__ STAIR B xxx S.F. STAIR B 102 pi 2 R. 9 6 /2° 2 R. a d /2°LLEC 2 BEDROOM FIN FLR FIN FLR - 1000 S.F. - I'-4" FIN. FLR- to4� I'-4" FIN. FLR- 770 S� F OF 1 BEDROOM Up-1COATS 770 S.F. F DINING o CLOSET CLOSET DININ = I I ❑ I�� U = I I I N ❑ IIIIII -'I m m ❑ OOM ❑ ❑ L VI G KING KING E KING - - JII LIVING ❑ BEDROOM ❑ BEDROOM ❑ UPLAND HEIGHTS SCHEMATtC DESIGN PLAN ❑ ❑ GIRIOUND FL0011R, PLAN ❑ ❑❑ I❑C❑ ❑ ❑ ❑❑ ❑❑❑ ❑❑ ❑❑ ❑ ❑❑ ❑t❑ ❑ ❑ 1 /13 /2020 ❑ ❑I❑❑ ❑❑ B & ❑ ❑ ❑ ❑❑ ❑ ❑ESIDENTIAL 5 � 700 S � F , HEIGHT- 299 ❑ 99 ❑❑ ❑ ❑❑ ❑t❑I❑ ❑❑ ❑ ❑ ❑❑❑ ❑ GROUND FLOOR ❑❑ ❑ t❑ ❑ ❑❑t❑❑ ❑ ❑❑I❑❑ ❑ ❑❑ FLOOR ❑❑ ❑ M ❑ 1❑❑I❑❑ 4 UNtTS U I L D I N G S B�H�V & C 201 BEDROOM BEDROOM V BEDROOM BEDROOM BEDROOM BEDROOM IIII— �I II KING KING KING KING KING KING IIII IIII EEEE E :1 E 1250 S. F, LIVING III LIVING I IL J I� JI I 202 CLOSEL I CLOSET 2 R E 11D,R O O T�f D NdNG CLOSET LOSET CLOSET CLOSET DININ JL�JLL JLJ'JL R, 1bJL 203 �065 S. F. ri 3 BEDROOM 1250 S.F. 2 01 - - E LEC ENTRY 3 BEDROOM ® 7 7=H7 BATH BATH ® ENTRY MECH POWDER LLI 1250 S.F. ELEC LAUNDRY KITCHEN POWDER mm KITCHEN \ MECH ® ® x — — 203 �LAUNDR ® JL� 0 0 I`___ I _—____ x COATS o 1250 S. F. COATS —I Ir---l --- --- -- ; x Ll AUNDR POWDER MECH O ENTRY U V x � KITCHEN "ELEC ENTRY UC204AREA OF EH -1 i AREA CE �a RESCUE KITCHEN w' I RESCUE 202 3 X 5' _ ELEOC o 3'X s'J I BED ROOM 2 BEDROOM w STAIR Btu w xxx S.F. STAIR. B 1065 S.F. " °�J � 21 R. 6 1/2 21 R. 6 1/2" 204 FIN FLR 5 �• FIN FLR 1 BEDROOM DN -q" FIN. FLR- 775 S.F. NING COATS F�JN LIR— SUP � w DINING CLOSET - O �^ CLOSETIAJ rrr— _ BEDROOM LIVING I_ _IIII KING KING KING LANDING LANDING BEDROOM BEDROOM — -- LIVING --vo UPLAND HEIGHTS SCHEMATIC DEStGN PLAN A- 5 SECOND FLOOIR, L Tf-�-' V E L 'ID-) UtLDNG '13) & C TYPtC L SECOND FLOORA LEVEL NEVtSED 1 /13 /2020 lu)) UILDtNG '13 & C ZONED NESVENTIAL 59700 HEIGHT- 29 ' 0 " ABOVE FINISHED GRADE GROUND FLOOR RESMENTIAL 4 UNITS 2 ND FLOOR NE S V E NT IAL 4 UNtTS TOTAL FOR t3 UtLDVG S B & C 16 UNITS EXHIBIT D PROPOSED STANDARDS/REQUIREMENTS FOR PDZ Building A Building B Building C Principle Use Residential Residential Residential Accessory Use Ancillary commercial None Proposed None Proposed use on first floor for commercial tenants such as small eateries,a small grocery store,or larger restaurant not to exceed 5,000 square feet Density 22 dwelling units 8 dwelling units 8 dwelling units Building Height 37 feet,including 2 37 feet,including 2 27 feet,including 2 feet to accommodate feet to accommodate feet to accommodate decorative cornices decorative cornices decorative cornices consistent with consistent with consistent with Village architecture Village architecture Village architecture Yards 30 feet from property 30 feet from property 30 feet from property lines and public road lines and public road lines and public road right of way right of way right of way Lot Coverage Not to exceed 12% Not to exceed 12% Not to exceed 12% total total total Size of Lots Site is 6.07 acres Site is 6.07 acres Site is 6.07 acres Frontage > 75 feet > 75 feet > 75 feet Parking 63 spaces 32 spaces shared 32 spaces shared with Building C with Building B Natural Features Incorporated into the Incorporated into the Incorporated into the design to the design to the design to the maximum extent maximum extent maximum extent feasible feasible feasible Stormwater Shall not exceed the Shall not exceed the Shall not exceed the Runoff rate that would occur rate that would occur rate that would occur under a natural under a natural under a natural undeveloped undeveloped undeveloped condition as condition as condition as calculated for a 100 calculated for a 100 calculated for a 100 year storm and is in year storm and is in year storm and is in compliance with compliance with compliance with applicable local,State applicable local,State applicable local,State and Federal laws and Federal laws and Federal laws EXHIBIT E TIM CIASCM 120 GROVE ROAD ITIHACA NY Dear Mark, Corners Community Center is able and happy to help your Upland Rd Condominium Project with overflow parking on Nights and Weekends. Said extra parking is available in the areas adjacent to the new medical building and in the larger parking area between the medical building between Island Fitness. Sincerely, Tim Ciaschi Managing Partner Milk � Corners Community Center EXHIBIT F 6700 Thompson Road, Suite 1 Syracuse, NY 13211 tA Tel: 315.695.7228 DELTAwww.detta-eas.com ENGINEERS, ARCHITECTS, & LAND SURVEYORS AN • 9001:2015 COMPLIANTCOMPANY Wetland Mitigation Measures The Corps of Engineers uses the Nationwide permit program for wetland impacts that are minimal in nature. This project will have minimal impacts to Corps regulated wetlands and wetland impacts have been reduced through multiple iterations in the design phase. Numerous site plans have been prepared for this project. Earlier renditions of the site plan included designs with over a half-acre of wetland disturbance. These site plans were further refined to the site plan presented to the Town Board that contemplated direct wetland disturbance of 0.128 acre. The proposed site plan has been further refined to encroach on less than 0.1 acre of wetland. Any direct wetland disturbance would require a Nationwide permit from the Corps. Wetland disturbance less than 0.1 of an acre would not require any mitigation measures from the Corps and the 401 water quality certification required by the New York State Department of Environmental Conservation would be blanketed. There are numerous opportunities to provide mitigation measures and on-site wetland improvements to wetland functions and ecological services. There are a variety of wetland functions that are considered in evaluating wetlands. Wetland functions that are provided by the onsite wetland include flood flow alteration, sediment retention, and wildlife habitat. The onsite wetland has two areas with different soil conditions. The eastern-most portion of the wetland has a deeper organic layer and with different vegetation layers. There is structure with both trees on the edge of the wetland, and shrubs and emergent vegetation in the wetland. The western portion of the wetland has a mineral soil layer with a monoculture of common cattail and a few trees. The western-most portion of the wetland provides sediment retention and wildlife habitat. The eastern-most portion of the wetland provides for some flood flow alteration as the culvert limits the discharge of water from the site. As Dave Herrick of TG Miller suggested a good option is install a weir within the head wall of the parking lot. This weir would control the water level in the western portion of wetland A. The purpose of the weir is to change the hydroperiod of the wetland and to make this area wetter. Hydroperiod is the length of time a wetland holds water during the year and portion of the year that the wetland holds water. The use of a weir will allow this wetland to store additional water. Water depths could range from 6 to 12 inches. At present, this portion of Wetland A has developed due to the lack of stormwater practices from the existing apartment house complex and other developments that directly adjoin the site. This wetland would have an increased water storage capacity and could have surface water much of the time. At present, this portion of the wetland is dominated by common cattail. Common cattail has formed a dense monoculture in this portion of the wetland. Wetlands with a diversity of plant species are considered to have higher quality. We would propose to introduce a wider variety of wetland plant species in this wetland. Buttonbush (Cephalanthus occidentalis) is a shrub that does well in deep water habitats. This shrub would be one plant that we'd recommend as it does well in wetland habitats with fluctuating water levels. On the perimeter of the wetland, we would also recommend adding additional native wetland trees and shrub species. The selection of aquatic vegetation in the wetland is depth dependent. Species such as blue flag (Iris versicolor), soft stem bulrush (Schoenoplectus tabernaemontani), and pickerelweed (Pontederia cordata) would add species diversity to the wetland and should do well with fluctuating water levels. The use of native vegetation will be recommended for all plantings. Native and locally sourced vegetation has "We are a seamless extension of our clients' organizations" DELTA ENGINEERS, ARCHITECTS, Et LAND SURVEYORS, DPC Page 2 of 2 AN • •• • • • • the advantage of being adapted to the climatic conditions present in the area and will provide wildlife food value. The second major opportunity to improve wetland function and to provide flood storage will be the stormwater detention basin. This detention basin will be required as part of the stormwater management plan for the project site and will be designed as a wet pond. This stormwater feature is designed to act as a wetland. The capacity of this wet pond will far exceed the minimal amount of wetland impacts. This wet pond will be designed to provide for sediment and toxicant retention and water storage functions for excessive rain and snow melt events. Within this wet pond and its perimeter, we recommend the selection of native and locally sourced wetland shrubs and plants. Wetland plants will absorb nutrients and the pond will function as an emergent wetland. The third opportunity to provide mitigation measures for wetland impacts is to provide shrub plantings on the eastern edge of Wetland A next to the existing apartment complex. Shrubs will absorb water that flows from the existing developed area. These shrubs will provide for additional uptake of stormwater drainage from the existing apartment complex and will provide cover for birds. The fourth opportunity to provide mitigation measures for wetland impacts is the use of bio-filters. These bio-filters are designed to provide storage for stormwater. Other biofilter functions are filtration, infiltration, and nutrient uptake. The biofilters will be planted with shrubs and grasses. We would not propose any modification of the eastern-most portion of Wetland A as it currently has a deep organic layer and a higher diversity of wetland plant species than the western-most portion. There may be some opportunity to provide vernal pool habitat within the upland woods on the extreme southern portion of the site. However, use of this area is problematic as there appears to be no way to access this portion of the site. Proposed wetland impacts are minimal in nature and size relative to the U.S. Army Corps of Engineers Nationwide permit program that allows disturbance of up to 0.1 acre of wetland without mitigation. Likewise, the NYS DEC has issued a blanket 401 water quality certification for such small impacts. Through the modification of the water regime of the western portion of the wetland, there will be an increase in storage capacity of water in the existing wetland. A weir will control the water level in the wetland. Other stormwater practices that will be used include a wet pond and biofilters. The wet pond will serve to provide additional water retention on site and the use of native plants will provide a wetland habitat larger in size than the wetlands to be impacted. Biofilters will provide another method to provide stormwater controls and will provide for filtration, infiltration and water quality improvement. The use of native and locally sourced plant materials will provide additional wetland benefits and wildlife value. "We are a seamless extension of our clients' organizations"