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HomeMy WebLinkAboutMaplewood II - PB packet for 9-17-2024 - Establish SEQR Lead Agency TOWN OF ITHACA PLANNING BOARD Shirley A. Raffensperger Board Room, Town Hall 215 North Tioga Street Ithaca, New York 14850 Tuesday, September 17, 2024 6:30 P.M. Members of the public are welcome to attend in-person at Town Hall or virtually via Zoom. The public will have an opportunity to see and hear the meeting live and provide comments in-person or through Zoom (by raising hand icon) at https://us06web.zoom.us/j/83643764382. If the public would like to attend the meeting for viewing purposes only, it is recommended to watch the livestream video on YouTube (https://www.youtube.com/channel/UCC9vycXkJ6klVIibjhCy7NQ/live). AGENDA 1. Consider establishing the Town of Ithaca Planning Board as Lead Agency in the environmental review for the proposed Maplewood Phase II Project on Maple Avenue, located between the Maplewood Graduate Student Apartment complex and the East Lawn Cemetery. The proposal involves consolidating four parcels and constructing six (6) five-story apartment buildings, containing up to 650 units/800 beds in studio, one bedroom, and two-bedroom unit configurations. The project will also include integrated amenity/service spaces, parking areas, trails and pedestrian facilities, open spaces, stormwater facilities, and other site improvements. This is a Type I Action under the State Environmental Quality Review Act and is subject to environmental review. Cornell University, Owner/Applicant; Michele Palmer, Whitham Planning, Design, Landscape Architecture, PLLC, Agent. 2. Persons to be heard. 3. Approval of Minutes. 4. Other Business. 5. Adjournment. C.J. Randall Director of Planning 607-273-1747 NOTE: IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY CHRISTINE BALESTRA AT 607-273-1747 or CBALESTRA@TOWNITHACANY.GOV. (A quorum of four (4) members is necessary to conduct Planning Board business.) Accessing Meeting Materials Online Site Plan and Subdivision applications and associated project materials are accessible electronically on the Town’s website at https://townithacany.gov/meeting-calendar-agendas/ under the calendar meeting date. 1 PLANNING DEPARTMENT MEMORANDUM TO: Planning Board Members FROM: Christine Balestra, Senior Planner DATE: September 9, 2024 RE: Maplewood Phase II – Establish Lead Agency, Begin SEQRA Enclosed please find the following attachments related to the Maplewood Phase II project: 1. Supplemental application materials, dated August 26, 2024 2. Draft resolution establishing the Town of Ithaca Planning Board as Lead Agency in the Maplewood Phase II environmental review 3. A copy of the Lead Agency concurrence letter to Involved Agencies, and agency responses 4. Draft Full EAF Parts 1-3 for initial review and discussion 5. Memos from the Code Enforcement & Engineering Departments – fire access, SWPPP, utilities Supplemental materials Planning Board members requested more information about bird-safe windows, potential visual impacts of rooftop mechanical equipment, and additional architectural renderings at the August 6, 2024, Planning Board meeting. Planning staff asked the applicant to provide additional views from other public viewsheds along Pine Tree Road and NYS Route 366 in the visual assessment. Code Enforcement and Engineering staff asked the applicant to provide more information about the Maple Avenue street section and for more complete stormwater information, thus necessitating the preparation and submission of additional materials for the project. The supplemental application materials contain a cover letter dated 8-26-24, along with a revised plan set including landscape plan, utility profiles, drawings for the stormwater pollution protection plan (SWPPP), revised and new visual assessment drawings, precedent images, and other requested documents. The revised plan set is intended to replace the plan set previously distributed to the board (dated 7-19-2024). SEQRA As explained at the August 6th Planning Board meeting, this project is classified as a Type I Action, pursuant to the New York State Environmental Quality Review Act (6 NYCRR Part 617). As such, the project requires the completion of a Full Environmental Assessment Form (FEAF) and a coordinated review amongst the agencies that have discretionary decision authority to approve certain aspects of the project. The Town of Ithaca Planning Board declared intent to be the Lead Agency in the environmental review of the project on August 6, 2024. The attachments include a letter officially notifying Involved Agencies of this intent and requesting concurrence with the Town of Ithaca Planning Board as Lead Agency. As of the date of this memo, the town has received three responses from Involved Agencies, which are attached. 2 The purpose of the September 17, 2024, Planning Board meeting is for the board to establish themselves as the Lead Agency in the environmental review process and to begin the environmental review. The board will need to pass a resolution (draft attached) to establish itself as the Lead Agency. Once established, the board must then begin to reasonably consider whether the project has the potential for at least one significant adverse environmental impact. To assist the board, the enclosures include a FEAF Part 1, submitted by the applicant, along with draft FEAF Parts 2 and 3, prepared by planning staff. Staff has highlighted sections of the draft FEAF Part 3 where more information may be needed or that may need additional discussion. Please feel free to contact me with any questions before the meeting at 273-1721 or by email at cbalestra@townithacany.gov. Att. Cc: Michele Palmer, Senior Associate, Whitham Planning Design Landscape Architecture, PLLC Jeremy Thomas, Director, Cornell University Real Estate Department Scott Whitham, Principal, Whitham Planning Design Landscape Architecture, PLLC PROPOSED RESOLUTION: SEQR – Establish Lead Agency Maplewood Phase II Development Tax Parcel No.’s 63.-2-5, 63.-2-6, 63.-2-7.1, 63.-2-7.3 Maple Avenue Town of Ithaca Planning Board, September 17, 2024 WHEREAS: 1. The Town of Ithaca Planning Board, at its meeting on July 2, 2024, considered a Sketch Plan for the proposed Maplewood Phase II Project on Maple Avenue, located between the Maplewood Graduate Student Apartment complex and the East Lawn Cemetery. The proposal involves consolidating four (4) parcels and constructing a community center and six (6) five-story apartment buildings, containing up to 650 units/800 beds in studio, one- bedroom, and two-bedroom unit configurations. The project will also include integrated amenity/service spaces, parking areas, trails and pedestrian facilities, open spaces, stormwater facilities, and other site improvements. Site improvements and amenity spaces include an outdoor terrace, fitness and wellness spaces, landscaping, and lighting. Cornell University, Owner/Applicant; Michele Palmer, Whitham Planning, Design, Landscape Architecture, PLLC, Agent; 2. The proposed project, which requires Site Plan approval and Special Permit by the Town of Ithaca Planning Board and a rezoning to a Planned Development Zone (PDZ) by the Town of Ithaca Town Board, is a Type I action pursuant to the State Environmental Quality Review Act, 6 NYCRR Parts 617.4 (b)(3) and (b)(5)(iii), respectively, as well as Town of Ithaca Environmental Quality Review Code section 148-5B(2) as the project as proposed involves a zoning change and the construction of 250 or more residential units (30 or more per Town Code) that will be connected to existing community or public water and sewage systems; 3. At its meeting on August 6, 2024, the Town of Ithaca Planning Board proposed to establish itself as the Lead Agency to coordinate the environmental review of the above-referenced proposal. Potential Involved and Interested agencies were notified of its intent to serve as Lead Agency on August 7, 2024; 4. The Planning Board, on September 17, 2024, has reviewed and accepted as adequate a Full Environmental Assessment Form Part 1, application materials, studies, and a narrative plan set titled “Maplewood Phase II Preliminary Site Plan Submission,” dated 07-19-2024, and supplemental materials and drawings, dated 08-26-2024, submitted by Whitham Planning Design Landscape Architecture, PLLC as well as Full Environmental Assessment Form Parts 2 and 3 prepared by Town Planning staff; NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board, having received no objections from other Involved Agencies, establishes itself as Lead Agency to coordinate the environmental review of the above- described proposal. September 3, 2024 Town of Ithaca Planning Board Attn: Christine Balestra 215 North Tioga St Ithaca, New York 14850 RE: Maplewood Phase II Project GID-001086 SEQR Lead Agency Coordination Response Letter City of Ithaca, Tompkins County Dear Ms. Balestra: The New York State Department of Environmental Conservation (DEC) has reviewed the Town of Ithaca Planning Board’s Notice of Intent to serve as SEQR Lead Agency for the above referenced project. According to the provided materials, the project consists of the construction of six (6) five-story residential buildings, a community center, stormwater facilities, site improvements, and 150 parking spaces located at 301 Maple Ave in the city of Ithaca, Tompkins County. Based upon the review of your inquiry, DEC offers the following comments: PROTECTION OF WATERS There are no waterbodies that appear on our regulatory maps at the location of the project you identified. Though a permit is not required, please note, however, the project sponsor is still responsible for ensuring that work shall not pollute any stream or waterbody. Care shall be taken to stabilize any disturbed areas promptly after construction, and all necessary precautions shall be taken to prevent contamination of the stream by silt, sediment, fuels, solvents, lubricants, or any other pollutant associated with the project. FRESHWATER WETLANDS The project site is not located near or within the regulated area of a NYS Freshwater Wetland, therefore, a Freshwater Wetlands Permit is not required. Please note, however, the project sponsor should contact town officials and the United States Army Corps of Engineers (USACE) Auburn Field Office, at (315) 255- 8090 for any permitting they might require. Please also be aware that pursuant to the Clean Water Act, a Section 401 Water Quality Certification may be required from the Department if a Section 404 Permit is required by the USACE for the placement of fill within waters of the United States. STATE-LISTED SPECIES No records of sensitive resources were identified by this review. The absence of data does not necessarily mean that rare or state-listed species, natural communities or other significant habitats do not exist on or adjacent to the proposed site. Rather, our files currently do not contain information which indicates their presence. For most sites, comprehensive field surveys have not been conducted. We cannot provide a definitive statement on the presence or absence of all rare or state-listed species or significant natural communities. Depending on the nature of the project and the conditions at the project site, further RE: Maplewood Phase II Project Date: 9/3/2024 SEQR Lead Agency Coordination Response Letter Town of Ithaca, Tompkins County Page 2 of 2 information from on-site surveys or other sources may be required to fully assess impacts on biological resources. CULTURAL RESOURCES We have reviewed the statewide inventory of archaeological and historical resources maintained by the New York State Museum and the New York State Office of Parks, Recreation, and Historic Preservation. These records indicate that the project is not located within an area considered sensitive with regard to archaeological resources. For more information, please visit the New York State Office of Historic Preservation website at http://www.nysparks.com/shpo/. STATE POLLUTANT DISCHARGE ELIMINATION SYSTEM (SPDES) Soil disturbances of one or more acres of land from construction activities must obtain permit coverage under the NYSDEC SPDES General Permit for Stormwater Discharges from Construction Activities (GP- 0-20-001) by submitting a Notice of Intent and developing & implementing a Stormwater Pollution Prevention Plan. For further information please consult with Brian Nicholson in DEC’s Division of Water at (315) 479-3430 or review the NYSDEC Stormwater webpage. For construction permits, if this site is within an MS4 area (Municipal Separate Storm Sewer System), the stormwater plan must be reviewed and accepted by the municipality and the MS-4 Acceptance Form must be submitted to the Department. If the site is not within an MS4 area and other DEC permits are required, please contact the regional Division of Environmental Permits. In addition to transmitting the above comments, this letter also serves to confirm that we have no objection to the Town of Ithaca Planning Board assuming lead agency status for this project. Additionally, by copy of this letter, the Department is notifying Greystar of any potential permitting required for this project. Please contact this office if you have questions regarding the above information. Thank you. Sincerely, Melanie Kukko Environmental Analyst Division of Environmental Permits, Region 7 Telephone No. (315) 426-7482 cc: J. Stercho, R7 DEP B. Nicholson, R7 DOW COMMISSIONER Katherine Borgella DEPUTY COMMISSIONER M. Megan McDonald 121 E. Court St, Ithaca, N.Y. 14850 | Phone: (607) 274-5560 | tompkinscountyny.gov/planning Creating and implementing plans that position Tompkins County communities to thrive. August 21, 2024 Chris Balestra, Senior Planner Town of Ithaca Planning Department 215 North Tioga Street Ithaca, NY 14850 Re: Lead Agency Concurrence for Maplewood II Dear Ms. Balestra: As an involved agency, Tompkins County concurs with the designation of the Town of Ithaca Planning Board to act as Lead Agency for the environmental review for the above-mentioned project under the provisions of the State Environmental Quality Review Act. Thank you for the opportunity to participate in this review. Sincerely, Katherine Borgella, AICP Commissioner of Planning and Sustainability cc: Elizabeth Cameron, Director of Environmental Health, Tompkins County 1 Chris Balestra From:Scott Freyburger <sfreyburger@tompkins-co.org> Sent:Wednesday, August 21, 2024 11:38 AM To:Chris Balestra Cc:Elizabeth Cameron Subject:FW: Maplewood II - Lead Agency Concurrence Request Attachments:Maplewood II SEQR Lead Agency Response.pdf **WARNING** This email comes from an outside source. Please verify the from address, any URL links, and/or attachments. Any questions please contact the IT department Chris, We at TCEH consent to the Town of Ithaca Planning Board serving as the Lead Agency for this project. We will need to review backflow and potentially other water system improvement plans before the project is constructed. Let me know if you have any questions. Scott Freyburger, P.E., M. Eng. Public Health Engineer From: Abigail B. Conner <aconner@tompkins-co.org> Sent: Wednesday, August 21, 2024 10:57 AM To: Elizabeth Cameron <lcameron@tompkins-co.org> Subject: Fw: Maplewood II - Lead Agency Concurrence Request Good morning Liz, Please see the attached letter that you have been cc'd on that was sent from our department regarding the Town of Ithaca Planning Board's intent to act as Lead Agency for the environmental review of the Maplewood II Project. Please let me know if you have any questions. Abigail Abigail Conner Environmental Planner Tompkins County Department of Planning and Sustainability 121 E. Court St, Ithaca, NY 14850 607-274-5576 | aconner@tompkins-co.org From: Abigail B. Conner <aconner@tompkins-co.org> Sent: Wednesday, August 21, 2024 10:56 AM To: CBalestra@townithacany.gov <CBalestra@townithacany.gov> Subject: Re: Maplewood II - Lead Agency Concurrence Request Good morning Chris, 2 Please see the attached response to the Town of Ithaca Planning Board’s intent to act as Lead Agency for the environmental review of Maplewood II. Please let me know if you have any questions. Best, Abigail Abigail Conner Environmental Planner Tompkins County Department of Planning and Sustainability 121 E. Court St, Ithaca, NY 14850 607-274-5576 | aconner@tompkins-co.org From: Chris Balestra <CBalestra@townithacany.gov> Sent: Wednesday, August 7, 2024 10:51 AM To: Katie Borgella <KBORGELLA@tompkins-co.org>; Elizabeth Cameron <lcameron@tompkins-co.org>; Rod Howe <RHowe@townithacany.gov>; Info.R7@dec.ny.gov; dglance@dec.ny.gov Cc: Chris Balestra <CBalestra@townithacany.gov>; CJ Randall <cjrandall@town.ithaca.ny.us>; Fred Wilcox (fredwilcoxiii@gmail.com) <fredwilcoxiii@gmail.com> Subject: Maplewood II - Lead Agency Concurrence Request Good morning, Attached you’ll find a letter requesting concurrence with the Town of Ithaca Planning Board to act as the Lead Agency in the environmental review associated with the Maplewood II Project. Project materials are in the link below. Please let me know if you cannot open the link or the attached letter. MWII Materials - SEQR & Preliminary Site Plan The materials for this project are somewhat lengthy, but if you require a paper copy, then please let us know as soon as possible. Name of Applicant/Sponsor: Ryan Souls |Sr.Director,Development,Greystar Telephone:843-579-9400 E-Mail:ryan.souls@greystar.com Address:465 Meeting St.Ste 500 City/PO:Zip Code:State:Charleston SC 29403 Project Contact (if not same as sponsor;give name and title/role ): Michele Palmer,Senior Associate,Whitham Planning Design Landscape Architecture Telephone:607-280-6916 E-Mail:palmer@whithamdesign.com Address: 404 N Cayuga City/PO: Ithaca State:Zip Code: 14850NY Property Owner (if not same as sponsor ): Jeremy Thomas,Senior Director of Real Estate,Cornell University Telephone:607-266-7869 E-Mail:jt675@cornell.edu Address: 15 Thornwoood Drive City/PO:Zip Code:State:14850IthacaNY Page 1 of 13 Full Environmental Assessment Form Part 1 - Project and Setting Instructions for Completing Part 1 Part 1 is to be completed by the applicant or project sponsor. Responses become part of the application for approval or funding, are subject to public review, and may be subject to further verification. Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully respond to any item, please answer as thoroughly as possible based on current information; indicate whether missing information does not exist , or is not reasonably available to the sponsor; and, when possible, generally describe work or studies which would be necessary to update or fully develop that information. Applicants/sponsors must complete all items in Sections A & B. In Sections C, D & E, most items contain an initial question that must be answered either “Yes” or “No”. If the answer to the initial question is “Yes”, complete the sub-questions that follow. If the answer to the initial question is “No”, proceed to the next question. Section F allows the project sponsor to identify and attach any additional information. Section G requires the name and signature of the applicant or project sponsor to verify that the information contained in Part lis accurate and complete. A. Project and Applicant/Sponsor Information. Name of Action or Project: Maplewood Phase II Project Location (describe, and attach a general location map ): 301 Maple Ave, Ithaca, NY, 14850 Brief Description of Proposed Action (include purpose or need): The project is a stand alone expansion of the Maplewood student housing community and is oriented toward Cornell graduate students, similar to the residents of the adjacent community. The site is approximately 9 acres and six five-story residential buildings are proposed that will house approximately 615 units with 800 beds, primarily studios and one-bedroom apartments with a small percentage of two-bedroom. A one-story community center to serve residents will also be constructed. Approximately 160+/- parking spaces are proposed. Greystar, the operator of Maplewood Phase I, is positioned to blend Maplewood Phase I and Maplewood Phase II to create a larger Maplewood neighborhood which will share some services, including street connections, water service, and outdoor amenity space. 7/7/2024 (for all noted) NYS DEC - lead agency concurrence 7/7/2024 Tompkins County Planning Department- GML 239, lead agency concurrence Tompkins County Whole Health, lead agency concurrence Possible acceptance of utility extensions 2014 Town Comprehensive Plan Future Land Use Map However, the East Ithaca Recreation Trail serves the project site. Project is technically considered new, with its own review process and new PDZ language. 27* *(Indicated in application) * *Town sewer mains exist, but will be reconstructed to better serve project. 160+/-160+/- Michele A Palmer 7/19/2024 Senior Associate Whitham Planning Design Landscape Arcihtecture Criteria: Selected Map Area New York Nature Explorer http://www.dec.ny.gov/natureexplorer/ Maplewood II EAF Part 2/3 Common Name State Distribution Status Protection Status Conservation RankSubgroup Federal State Global Year Last Documente Animal: Dragonflies and Damselflies Midland Clubtail Dragonflies S3Historically Confirmed G51894 Gomphurus fraternus Mocha Emerald Dragonflies S2S3Historically Confirmed G51926 Somatochlora linearis Rapids Clubtail Dragonflies S3Historically Confirmed G3G4 Phanogomphus quadricolor Spine-crowned Clubtail Dragonflies S1Historically Confirmed G4 Hylogomphus abbreviatus Page 1 of 8/26/24 3:00 PM 2New York State Department of Environmental Conservation New York Nature Explorer Common Name State Distribution Status Protection Status Conservation RankSubgroup Federal State Global Year Last Documente Tiger Spiketail Dragonflies S1Historically Confirmed G4 Cordulegaster erronea Plant: Flowering Plants Delicate Rabbit Tobacco Asters, Goldenrods and Daisies SHHistorically Confirmed G4G5T3?Endangered1919 Pseudognaphalium micradenium Three Birds Orchid Orchids S2Historically Confirmed G4?T4?Threatened1922 Triphora trianthophoros ssp. trianthophoros New York State Department of Environmental Conservation 8/26/24 3:00 PM Page 2 of 2 Note: Restricted plants and animals may also have also been documented in one or more of the Towns or Cities in which your user-defined area is located, but are not listed in these results. This application does not provide information at the level of Town or City on state-listed animals and on other sensitive animals and plants. A list of the restricted animals and plants documented at the corresponding county level can be obtained via the County link(s) on the original User Defined Search Results page. Any individual plant or animal on this county’s restricted list may or may not occur in this particular user-defined area. This list only includes records of rare species and significant natural communities from the databases of the NY Natural Heritage Program. This list is not a definitive statement about the presence or absence of all plants and animals, including rare or state-listed species, or of all significant natural communities. For most areas, comprehensive field surveys have not been conducted, and this list should not be considered a substitute for on-site surveys. --Ua(0i‘.iBI-J1t‘4L1’ PrimeandotherImportantFarmlands---TompkinsCounty,NewYorkMaplewoodIiEAFPart2-3PrimeandotherImportantFarmlandsThistableliststhemapunitsinthesurveyareathatareconsideredimportantfarmlands.Importantfarmlandsconsistofprimefarmland,uniquefarmland,andfarmlandofstatewideorlocalimportance.Thislistdoesnotconstitutearecommendationforaparticularlanduse,Inanefforttoidentifytheextentandlocationofimportantfarmlands,theNaturalResourcesConservationService,incooperationwithotherinterestedFederal,State,andlocalgovernmentorganizations,hasinventoriedlandthatcanbeusedfortheproductionoftheNation’sfoodsupply.PrimefarmlandisofmajorimportanceinmeetingtheNation’sshort-andlong-rangeneedsforfoodandfiber.Becausethesupplyofhigh-qualityfarmlandislimited,theU.S.DepartmentofAgriculturerecognizesthatresponsiblelevelsofgovernment,aswellasindividuals,shouldencourageandfacilitatethewiseuseofourNation’sprimefarmland.Primefarmland,asdefinedbytheU.S.DepartmentofAgriculture,islandthathasthebestcombinationofphysicalandchemicalcharacteristicsforproducingfood,feed,forage,fiber,andoilseedcropsandisavailablefortheseuses.Itcouldbecultivatedland,pastureland,forestland,orotherland,butitisnoturbanorbuilt-uplandorwaterareas.Thesoilquality,growingseason,andmoisturesupplyarethoseneededforthesoiltoeconomicallyproducesustainedhighyieldsofcropswhenpropermanagement,includingwatermanagement,andacceptablefarmingmethodsareapplied.Ingeneral,primefarmlandhasanadequateanddependablesupplyofmoisturefromprecipitationorirrigation,afavorabletemperatureandgrowingseason,acceptableacidityoralkalinity,anacceptablesaltandsodiumcontent,andfewornorocks.Thewatersupplyisdependableandofadequatequality.Primefarmlandispermeabletowaterandair.Itisnotexcessivelyerodibleorsaturatedwithwaterforlongperiods,anditeitherisnotfrequentlyfloodedduringthegrowingseasonorisprotectedfromflooding.Sloperangesmainlyfrom0to6percent.MoredetailedinformationaboutthecriteriaforprimefarmlandisavailableatthelocalofficeoftheNaturalResourcesConservationService.Forsomeofthesoilsidentifiedinthetableasprimefarmland,measuresthatovercomeahazardorlimitation,suchasflooding,wetness,anddroughtiness,areneeded.Onsiteevaluationisneededtodeterminewhetherornotthehazardorlimitationhasbeenovercomebycorrectivemeasures,Arecenttrendinlanduseinsomeareashasbeenthelossofsomeprimefarmlandtoindustrialandurbanuses.Thelossofprimefarmlandtootherusesputspressureonmarginallands,whichgenerallyaremoreerodible,droughty,andlessproductiveandcannotbeeasilycultivated.USDANaturalResourcesWebSoilSurvey8/2612024ConservationServiceNationalcooperativeSoilSurveyPage1of2 PrimeandotherImportantFarmlands-—TompkinsCounty,NewYorkMaplawoodIIEAFPart2-3Uniquefarmlandislandotherthanprimefarmlandthatisusedfortheproductionofspecifichigh-valuefoodandfibercrops,suchascitrus,treenuts,olives,cranberiles,andotherfruitsandvegetables.Ithasthespecialcombinationofsoilquality,growingseason,moisturesupply,temperature,humidity,airdrainage,elevation,andaspectneededforthesoiltoeconomicallyproducesustainablehighyieldsofthesecropswhenproperlymanaged.Thewatersupplyisdependableandofadequatequality.Nearnesstomarketsisanadditionalconsideration.Uniquefarmlandisnotbasedonnationalcriteria.Itcommonlyisinareaswherethereisaspecialmicroclimate,suchasthewinecountryinCalifornia.Insomeareas,landthatdoesnotmeetthecriteriaforprimeoruniquefarmlandisconsideredtobefarmlandofstatewideimportancefortheproductionoffood,feed,fiber,forage,andoilseedcrops.ThecriteriafordefininganddelineatingfarmlandofstatewideimportancearedeterminedbytheappropriateStateagencies.Generally,thislandincludesareasofsoilsthatnearlymeettherequirementsforprimefarmlandandthateconomicallyproducehighyieldsofcropswhentreatedandmanagedaccordingtoacceptablefarmingmethods.Someareasmayproduceashighayieldasprimefarmlandifconditionsarefavorable.FarmlandofstatewideimportancemayincludetractsoflandthathavebeendesignatedforagriculturebyStatelaw.Insomeareasthatarenotidentifiedashavingnationalorstatewideimportance,landisconsideredtobefarmlandoflocalimportancefortheproductionoffood,feed,fiber,forage,andoilseedcrops.Thisfarmlandisidentifiedbytheappropriatelocalagencies.Farmlandoflocalimportancemayincludetractsoflandthathavebeendesignatedforagriculturebylocalordinance.Report—PrimeandotherImportantFarmlandsLPrimeandotherImportantFarmlands—TompkinsCounty,NewYorkEMapSymbolMapUnitNameFarmlandClassificationArBArkportfinesandyloam,2to6percentslopesAllareasareprimefarmlandArCArkporlfinesandyloam,6to12percentslopesFarmlandofstatewideimportanceRkARhinebecksiltloam,0to2percentslopesPrimefarmlandifdrainedWrEWilliamsonveryfinesandyloam,2to6percentslopesAllareasareprimefarmlandDataSourceInformationSoilSurveyArea:TompkinsCounty,NewYorkSurveyAreaData:Version19,Sep5,2023usuiNaturalResources8/26/2024conservauonServicePage2of2WebSoilSurveyNationalcooperativeSoilSurvey .pL&0-a Page 1 of 10 Full Environmental Assessment Form Part 2 - Identification of Potential Project Impacts Part 2 is to be completed by the lead agency. Part 2 is designed to help the lead agency inventory all potential resources that could be affected by a proposed project or action. We recognize that the lead agency=s reviewer(s) will not necessarily be environmental professionals. So, the questions are designed to walk a reviewer through the assessment process by providing a series of questions that can be answered using the information found in Part 1. To further assist the lead agency in completing Part 2, the form identifies the most relevant questions in Part 1 that will provide the information needed to answer the Part 2 question. When Part 2 is completed, the lead agency will have identified the relevant environmental areas that may be impacted by the proposed activity. If the lead agency is a state agency and the action is in any Coastal Area, complete the Coastal Assessment Form before proceeding with this assessment. Tips for completing Part 2: •Review all of the information provided in Part 1. •Review any application, maps, supporting materials and the Full EAF Workbook. •Answer each of the 18 questions in Part 2. •If you answer “Yes” to a numbered question, please complete all the questions that follow in that section. •If you answer “No” to a numbered question, move on to the next numbered question. •Check appropriate column to indicate the anticipated size of the impact. •Proposed projects that would exceed a numeric threshold contained in a question should result in the reviewing agency checking the box “Moderate to large impact may occur.” •The reviewer is not expected to be an expert in environmental analysis. •If you are not sure or undecided about the size of an impact, it may help to review the sub-questions for the general question and consult the workbook. •When answering a question consider all components of the proposed activity, that is, the Awhole action@. •Consider the possibility for long-term and cumulative impacts as well as direct impacts. •Answer the question in a reasonable manner considering the scale and context of the project. 1.Impact on Land Proposed action may involve construction on, or physical alteration of,† NO † YES the land surface of the proposed site. (See Part 1. D.1) If “Yes”, answer questions a - j. If “No”, move on to Section 2. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may involve construction on land where depth to water table is less than 3 feet.E2d 9 9 b. The proposed action may involve construction on slopes of 15% or greater.E2f 9 9 c. The proposed action may involve construction on land where bedrock is exposed, or generally within 5 feet of existing ground surface. E2a 9 9 d. The proposed action may involve the excavation and removal of more than 1,000 tons of natural material. D2a 9 9 e. The proposed action may involve construction that continues for more than one year or in multiple phases. D1e 9 9 f. The proposed action may result in increased erosion, whether from physical disturbance or vegetation removal (including from treatment by herbicides). D2e, D2q 9 9 g. The proposed action is, or may be, located within a Coastal Erosion hazard area.B1i 9 9 h. Other impacts: _______________________________________________________ ___________________________________________________________________ 9 9 Agency Use Only [If applicable] Project : Date : FEAF 2019 PLEASE SEE PART 3 FOR ANY ITEM CHECKED "YES" Maplewood II Residential Development TBD 4 4 4 4DRAFT Page 2 of 10 2.Impact on Geological Features The proposed action may result in the modification or destruction of, or inhibit access to, any unique or unusual land forms on the site (e.g., cliffs, dunes, † NO † YES minerals, fossils, caves). (See Part 1. E.2.g) If “Yes”, answer questions a - c. If “No”, move on to Section 3. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. Identify the specific land form(s) attached: ________________________________ ___________________________________________________________________ E2g 9 9 b.The proposed action may affect or is adjacent to a geological feature listed as a registered National Natural Landmark. Specific feature: _____________________________________________________ E3c 9 9 c.Other impacts: ______________________________________________________ ___________________________________________________________________ 9 9 3.Impacts on Surface Water The proposed action may affect one or more wetlands or other surface water † NO † YES bodies (e.g., streams, rivers, ponds or lakes). (See Part 1. D.2, E.2.h) If “Yes”, answer questions a - l. If “No”, move on to Section 4. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may create a new water body.D2b, D1h 9 9 b. The proposed action may result in an increase or decrease of over 10% or more than a 10 acre increase or decrease in the surface area of any body of water. D2b 9 9 c. The proposed action may involve dredging more than 100 cubic yards of material from a wetland or water body. D2a 9 9 d. The proposed action may involve construction within or adjoining a freshwater or tidal wetland, or in the bed or banks of any other water body. E2h 9 9 e. The proposed action may create turbidity in a waterbody, either from upland erosion, runoff or by disturbing bottom sediments. D2a, D2h 9 9 f.The proposed action may include construction of one or more intake(s) for withdrawal of water from surface water. D2c 9 9 g.The proposed action may include construction of one or more outfall(s) for discharge of wastewater to surface water(s). D2d 9 9 h.The proposed action may cause soil erosion, or otherwise create a source of stormwater discharge that may lead to siltation or other degradation of receiving water bodies. D2e 9 9 i. The proposed action may affect the water quality of any water bodies within or downstream of the site of the proposed action. E2h 9 9 j. The proposed action may involve the application of pesticides or herbicides in or around any water body. D2q, E2h 9 9 k.The proposed action may require the construction of new, or expansion of existing, wastewater treatment facilities. D1a, D2d 9 9 4 4 4DRAFT Page 3 of 10 l. Other impacts: _______________________________________________________ ___________________________________________________________________ 9 9 4.Impact on groundwater The proposed action may result in new or additional use of ground water, or † NO † YES may have the potential to introduce contaminants to ground water or an aquifer. (See Part 1. D.2.a, D.2.c, D.2.d, D.2.p, D.2.q, D.2.t) If “Yes”, answer questions a - h. If “No”, move on to Section 5. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may require new water supply wells, or create additional demand on supplies from existing water supply wells. D2c 9 9 b. Water supply demand from the proposed action may exceed safe and sustainable withdrawal capacity rate of the local supply or aquifer. Cite Source: ________________________________________________________ D2c 9 9 c. The proposed action may allow or result in residential uses in areas without water and sewer services. D1a, D2c 9 9 d. The proposed action may include or require wastewater discharged to groundwater.D2d, E2l 9 9 e. The proposed action may result in the construction of water supply wells in locations where groundwater is, or is suspected to be, contaminated. D2c, E1f, E1g, E1h 9 9 f. The proposed action may require the bulk storage of petroleum or chemical products over ground water or an aquifer. D2p, E2l 9 9 g. The proposed action may involve the commercial application of pesticides within 100 feet of potable drinking water or irrigation sources. E2h, D2q, E2l, D2c 9 9 h. Other impacts: ______________________________________________________ __________________________________________________________________ 9 9 5.Impact on Flooding The proposed action may result in development on lands subject to flooding.† NO † YES (See Part 1. E.2) If “Yes”, answer questions a - g. If “No”, move on to Section 6. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may result in development in a designated floodway.E2i 9 9 b. The proposed action may result in development within a 100 year floodplain.E2j 9 9 c. The proposed action may result in development within a 500 year floodplain.E2k 9 9 d. The proposed action may result in, or require, modification of existing drainage patterns. D2b, D2e 9 9 e. The proposed action may change flood water flows that contribute to flooding.D2b, E2i, E2j, E2k 9 9 f.If there is a dam located on the site of the proposed action, is the dam in need of repair, or upgrade? E1e 9 9 4 4 4DRAFT Page 4 of 10 g. Other impacts: ______________________________________________________ ___________________________________________________________________ 9 9 6.Impacts on Air † NO † YES The proposed action may include a state regulated air emission source. (See Part 1. D.2.f., D.2.h, D.2.g) If “Yes”, answer questions a - f. If “No”, move on to Section 7. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. If the proposed action requires federal or state air emission permits, the action may also emit one or more greenhouse gases at or above the following levels: i. More than 1000 tons/year of carbon dioxide (CO2) ii.More than 3.5 tons/year of nitrous oxide (N2O) iii. More than 1000 tons/year of carbon equivalent of perfluorocarbons (PFCs) iv. More than .045 tons/year of sulfur hexafluoride (SF6) v. More than 1000 tons/year of carbon dioxide equivalent of hydrochloroflourocarbons (HFCs) emissions vi. 43 tons/year or more of methane D2g D2g D2g D2g D2g D2h 9 9 9 9 9 9 9 9 9 9 9 9 b. The proposed action may generate 10 tons/year or more of any one designated hazardous air pollutant, or 25 tons/year or more of any combination of such hazardous air pollutants. D2g 9 9 c. The proposed action may require a state air registration, or may produce an emissions rate of total contaminants that may exceed 5 lbs. per hour, or may include a heat source capable of producing more than 10 million BTU=s per hour. D2f, D2g 9 9 d.The proposed action may reach 50% of any of the thresholds in “a” through “c”, above. D2g 9 9 e. The proposed action may result in the combustion or thermal treatment of more than 1 ton of refuse per hour. D2s 9 9 f. Other impacts: ______________________________________________________ __________________________________________________________________ 9 9 7.Impact on Plants and Animals The proposed action may result in a loss of flora or fauna. (See Part 1. E.2. m.-q.)† NO † YES If “Yes”, answer questions a - j. If “No”, move on to Section 8. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a.The proposed action may cause reduction in population or loss of individuals of any threatened or endangered species, as listed by New York State or the Federal government, that use the site, or are found on, over, or near the site. E2o 9 9 b. The proposed action may result in a reduction or degradation of any habitat used by any rare, threatened or endangered species, as listed by New York State or the federal government. E2o 9 9 c. The proposed action may cause reduction in population, or loss of individuals, of any species of special concern or conservation need, as listed by New York State or the Federal government, that use the site, or are found on, over, or near the site. E2p 9 9 d. The proposed action may result in a reduction or degradation of any habitat used by any species of special concern and conservation need, as listed by New York State or the Federal government. E2p 9 9 4 DRAFT Page 5 of 10 e. The proposed action may diminish the capacity of a registered National Natural Landmark to support the biological community it was established to protect. E3c 9 9 f. The proposed action may result in the removal of, or ground disturbance in, any portion of a designated significant natural community. Source: ____________________________________________________________ E2n 9 9 g.The proposed action may substantially interfere with nesting/breeding, foraging, or over-wintering habitat for the predominant species that occupy or use the project site.E2m 9 9 h. The proposed action requires the conversion of more than 10 acres of forest, grassland or any other regionally or locally important habitat. Habitat type & information source: ______________________________________ __________________________________________________________________ E1b 9 9 i.Proposed action (commercial, industrial or recreational projects, only) involves use of herbicides or pesticides. D2q 9 9 j. Other impacts: ______________________________________________________ __________________________________________________________________ 9 9 8.Impact on Agricultural Resources The proposed action may impact agricultural resources. (See Part 1. E.3.a. and b.)† NO † YES If “Yes”, answer questions a - h. If “No”, move on to Section 9. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may impact soil classified within soil group 1 through 4 of the NYS Land Classification System. E2c, E3b 9 9 b.The proposed action may sever, cross or otherwise limit access to agricultural land (includes cropland, hayfields, pasture, vineyard, orchard, etc). E1a, Elb 9 9 c. The proposed action may result in the excavation or compaction of the soil profile of active agricultural land. E3b 9 9 d.The proposed action may irreversibly convert agricultural land to non-agricultural uses, either more than 2.5 acres if located in an Agricultural District, or more than 10 acres if not within an Agricultural District. E1b, E3a 9 9 e. The proposed action may disrupt or prevent installation of an agricultural land management system. El a, E1b 9 9 f. The proposed action may result, directly or indirectly, in increased development potential or pressure on farmland. C2c, C3, D2c, D2d 9 9 g.The proposed project is not consistent with the adopted municipal Farmland Protection Plan. C2c 9 9 h. Other impacts: ________________________________________________________9 9 4 4 Please See Part 3 DRAFT Page 6 of 10 9. Impact on Aesthetic Resources The land use of the proposed action are obviously different from, or are in † NO † YES sharp contrast to, current land use patterns between the proposed project and a scenic or aesthetic resource. (Part 1. E.1.a, E.1.b, E.3.h.) If “Yes”, answer questions a - g. If “No”, go to Section 10. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. Proposed action may be visible from any officially designated federal, state, or local scenic or aesthetic resource. E3h 9 9 b.The proposed action may result in the obstruction, elimination or significant screening of one or more officially designated scenic views. E3h, C2b 9 9 c. The proposed action may be visible from publicly accessible vantage points: i. Seasonally (e.g., screened by summer foliage, but visible during other seasons) ii. Year round E3h 9 9 9 9 d. The situation or activity in which viewers are engaged while viewing the proposed action is: i. Routine travel by residents, including travel to and from work ii. Recreational or tourism based activities E3h E2q, E1c 9 9 9 9 e. The proposed action may cause a diminishment of the public enjoyment and appreciation of the designated aesthetic resource. E3h 9 9 f. There are similar projects visible within the following distance of the proposed project: 0-1/2 mile ½ -3 mile 3-5 mile 5+ mile D1a, E1a, D1f, D1g 9 9 g.Other impacts: ______________________________________________________ __________________________________________________________________ 9 9 10. Impact on Historic and Archeological Resources The proposed action may occur in or adjacent to a historic or archaeological † NO † YES resource. (Part 1. E.3.e, f. and g.) If “Yes”, answer questions a - e. If “No”, go to Section 11. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur E3e 9 9 b. The proposed action may occur wholly or partially within, or substantially contiguous to, an area designated as sensitive for archaeological sites on the NY State Historic Preservation Office (SHPO) archaeological site inventory. E3f 9 9 c. The proposed action may occur wholly or partially within, or substantially contiguous to, an archaeological site not included on the NY SHPO inventory. Source: ____________________________________________________________ E3g 9 9 a.The proposed action may occur wholly or partially within, or substantially contiguous to, any buildings, archaeological site or district which is listed on the National or State Register of Historical Places, or that has been determined by the Commissioner of the NYS Office of Parks, Recreation and Historic Preservation to be eligible for listing on the State Register of Historic Places. 4 4 4 4 4 4 4 4DRAFT Page 7 of 10 d. Other impacts: ______________________________________________________ __________________________________________________________________ 9 9 e.If any of the above (a-d) are answered “Moderate to large impact may occur”, continue with the following questions to help support conclusions in Part 3: i.The proposed action may result in the destruction or alteration of all or part of the site or property. ii.The proposed action may result in the alteration of the property’s setting or integrity. iii.The proposed action may result in the introduction of visual elements which are out of character with the site or property, or may alter its setting. E3e, E3g, E3f E3e, E3f, E3g, E1a, E1b E3e, E3f, E3g, E3h, C2, C3 9 9 9 9 9 9 11. Impact on Open Space and Recreation The proposed action may result in a loss of recreational opportunities or a † NO † YES reduction of an open space resource as designated in any adopted municipal open space plan. (See Part 1. C.2.c, E.1.c., E.2.q.) If “Yes”, answer questions a - e. If “No”, go to Section 12. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may result in an impairment of natural functions, or “ecosystem services”, provided by an undeveloped area, including but not limited to stormwater storage, nutrient cycling, wildlife habitat. D2e, E1b E2h, E2m, E2o, E2n, E2p 9 9 b. The proposed action may result in the loss of a current or future recreational resource.C2a, E1c, C2c, E2q 9 9 c. The proposed action may eliminate open space or recreational resource in an area with few such resources. C2a, C2c E1c, E2q 9 9 d. The proposed action may result in loss of an area now used informally by the community as an open space resource. C2c, E1c 9 9 e. Other impacts: _____________________________________________________ _________________________________________________________________ 9 9 12. Impact on Critical Environmental Areas The proposed action may be located within or adjacent to a critical † NO † YES environmental area (CEA). (See Part 1. E.3.d) If “Yes”, answer questions a - c. If “No”, go to Section 13. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may result in a reduction in the quantity of the resource or characteristic which was the basis for designation of the CEA. E3d 9 9 b. The proposed action may result in a reduction in the quality of the resource or characteristic which was the basis for designation of the CEA. E3d 9 9 c. Other impacts: ______________________________________________________ __________________________________________________________________ 9 9 4 4DRAFT Page 8 of 10 13. Impact on Transportation The proposed action may result in a change to existing transportation systems.† NO † YES (See Part 1. D.2.j) If “Yes”, answer questions a - f. If “No”, go to Section 14. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. Projected traffic increase may exceed capacity of existing road network.D2j 9 9 b. The proposed action may result in the construction of paved parking area for 500 or more vehicles. D2j 9 9 c. The proposed action will degrade existing transit access.D2j 9 9 d. The proposed action will degrade existing pedestrian or bicycle accommodations.D2j 9 9 e.The proposed action may alter the present pattern of movement of people or goods.D2j 9 9 __________________________________________________________________ 9 9 14. Impact on Energy The proposed action may cause an increase in the use of any form of energy.† NO † YES (See Part 1. D.2.k) If “Yes”, answer questions a - e. If “No”, go to Section 15. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action will require a new, or an upgrade to an existing, substation.D2k 9 9 b. The proposed action will require the creation or extension of an energy transmission or supply system to serve more than 50 single or two-family residences or to serve a commercial or industrial use. D1f, D1q, D2k 9 9 c. The proposed action may utilize more than 2,500 MWhrs per year of electricity.D2k 9 9 d. The proposed action may involve heating and/or cooling of more than 100,000 square feet of building area when completed. D1g 9 9 e. Other Impacts: ________________________________________________________ ____________________________________________________________________ 15. Impact on Noise, Odor, and Light The proposed action may result in an increase in noise, odors, or outdoor lighting. † NO † YES (See Part 1. D.2.m., n., and o.) If “Yes”, answer questions a - f. If “No”, go to Section 16. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may produce sound above noise levels established by local regulation. D2m 9 9 b. The proposed action may result in blasting within 1,500 feet of any residence, hospital, school, licensed day care center, or nursing home. D2m, E1d 9 9 c. The proposed action may result in routine odors for more than one hour per day.D2o 9 9 f. Other impacts: 4 4 4 4 4 4 4 4 Please See Part 3 Please See Part 3DRAFT Page 9 of 10 d. The proposed action may result in light shining onto adjoining properties.D2n 9 9 e. The proposed action may result in lighting creating sky-glow brighter than existing area conditions. D2n, E1a 9 9 f. Other impacts: ______________________________________________________ __________________________________________________________________ 9 9 16. Impact on Human Health The proposed action may have an impact on human health from exposure † NO † YES to new or existing sources of contaminants. (See Part 1.D.2.q., E.1. d. f. g. and h.) If “Yes”, answer questions a - m. If “No”, go to Section 17. Relevant Part I Question(s) No,or small impact may cccur Moderate to large impact may occur a. The proposed action is located within 1500 feet of a school, hospital, licensed day care center, group home, nursing home or retirement community. E1d 9 9 b. The site of the proposed action is currently undergoing remediation.E1g, E1h 9 9 c. There is a completed emergency spill remediation, or a completed environmental site remediation on, or adjacent to, the site of the proposed action. E1g, E1h 9 9 d.The site of the action is subject to an institutional control limiting the use of the property (e.g., easement or deed restriction). E1g, E1h 9 9 e. The proposed action may affect institutional control measures that were put in place to ensure that the site remains protective of the environment and human health. E1g, E1h 9 9 f. The proposed action has adequate control measures in place to ensure that future generation, treatment and/or disposal of hazardous wastes will be protective of the environment and human health. D2t 9 9 g. The proposed action involves construction or modification of a solid waste management facility. D2q, E1f 9 9 h. The proposed action may result in the unearthing of solid or hazardous waste.D2q, E1f 9 9 i. The proposed action may result in an increase in the rate of disposal, or processing, of solid waste. D2r, D2s 9 9 j. The proposed action may result in excavation or other disturbance within 2000 feet of a site used for the disposal of solid or hazardous waste. E1f, E1g E1h 9 9 k. The proposed action may result in the migration of explosive gases from a landfill site to adjacent off site structures. E1f, E1g 9 9 l. The proposed action may result in the release of contaminated leachate from the project site. D2s, E1f, D2r 9 9 m. Other impacts: ______________________________________________________ __________________________________________________________________ 4 DRAFTPlease See Part 3 Page 10 of 10 17. Consistency with Community Plans The proposed action is not consistent with adopted land use plans. † NO † YES (See Part 1. C.1, C.2. and C.3.) If “Yes”, answer questions a - h. If “No”, go to Section 18. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action’s land use components may be different from, or in sharp contrast to, current surrounding land use pattern(s). C2, C3, D1a E1a, E1b 9 9 b. The proposed action will cause the permanent population of the city, town or village in which the project is located to grow by more than 5%. C2 9 9 c. The proposed action is inconsistent with local land use plans or zoning regulations. C2, C2, C3 9 9 d. The proposed action is inconsistent with any County plans, or other regional land use plans. C2, C2 9 9 e. The proposed action may cause a change in the density of development that is not supported by existing infrastructure or is distant from existing infrastructure. C3, D1c, D1d, D1f, D1d, Elb 9 9 f. The proposed action is located in an area characterized by low density development that will require new or expanded public infrastructure. C4, D2c, D2d D2j 9 9 g. The proposed action may induce secondary development impacts (e.g., residential or commercial development not included in the proposed action) C2a 9 9 h. Other: _____________________________________________________________ __________________________________________________________________ 9 9 18. Consistency with Community Character The proposed project is inconsistent with the existing community character. † NO † YES (See Part 1. C.2, C.3, D.2, E.3) If “Yes”, answer questions a - g. If “No”, proceed to Part 3. Relevant Part I Question(s) No, or small impact may occur Moderate to large impact may occur a. The proposed action may replace or eliminate existing facilities, structures, or areas of historic importance to the community. E3e, E3f, E3g 9 9 b. The proposed action may create a demand for additional community services (e.g. schools, police and fire) C4 9 9 c. The proposed action may displace affordable or low-income housing in an area where there is a shortage of such housing. C2, C3, D1f D1g, E1a 9 9 d. The proposed action may interfere with the use or enjoyment of officially recognized or designated public resources. C2, E3 9 9 e. The proposed action is inconsistent with the predominant architectural scale and character. C2, C3 9 9 f. Proposed action is inconsistent with the character of the existing natural landscape. C2, C3 E1a, E1b E2g, E2h 9 9 g. Other impacts: ______________________________________________________ __________________________________________________________________ 9 9 4 PRINT FULL FORM DRAFT DRAFTFull Environmental Assessment Form Part 3 - Evaluation of the Magnitude and Importance of Project Impacts and Determination of Significance Part 3 provides the reasons in support of the determination of significance. The lead agency must complete Part 3 for every question in Part 2 where the impact has been identified as potentially moderate to large or where there is a need to explain why a particular element of the proposed action will not, or may, result in a significant adverse environmental impact. Based on the analysis in Part 3, the lead agency must decide whether to require an environmental impact statement to further assess the proposed action or whether available information is sufficient for the lead agency to conclude that the proposed action will not have a significant adverse environmental impact. By completing the certification on the next page, the lead agency can complete its determination of significance. Reasons Supporting This Determination: To complete this section: •Identify the impact based on the Part 2 responses and describe its magnitude. Magnitude considers factors such as severity, size or extent of an impact. •Assess the importance of the impact. Importance relates to the geographic scope, duration, probability of the impact occurring, number of people affected by the impact and any additional environmental consequences if the impact were to occur. •The assessment should take into consideration any design element or project changes. •Repeat this process for each Part 2 question where the impact has been identified as potentially moderate to large or where there is a need to explain why a particular element of the proposed action will not, or may, result in a significant adverse environmental impact. •Provide the reason(s) why the impact may, or will not, result in a significant adverse environmental impact •For Conditional Negative Declarations identify the specific condition(s) imposed that will modify the proposed action so that no significant adverse environmental impacts will result. •Attach additional sheets, as needed. Determination of Significance - Type 1 and Unlisted Actions SEQR Status: † Type 1 † Unlisted Identify portions of EAF completed for this Project: † Part 1 † Part 2 † Part 3 Agency Use Only [IfApplicable] Project : Date : FEAF 2019 PLEASE SEE ATTACHMENT 1 Initial draft for PB review – 9-17-2024 Part 3 – Evaluation of the Magnitude and Importance of Project Impacts & Determination of Significance Maplewood Phase II State Environmental Quality Review Full Environmental Assessment Form Action: Site Plan Approval, Special Permit, Rezoning to Planned Development Zone Location: Maple Avenue, Tax Parcel No.’s 63.-2-5, 63.-2-6, 63.-2-7.1, 63.-2-7.3 Lead Agency: Town of Ithaca Planning Board Involved Agency: Town of Ithaca Town Board Description: The project is the proposed Maplewood Phase II on Maple Avenue, located between the Maplewood Graduate Student Apartment complex and the East Lawn Cemetery. The project involves consolidating four (4) tax parcels and constructing a community center and six (6) five-story apartment buildings, containing up to 650 units/800 beds in studio, one-bedroom, and two-bedroom unit configurations. The project will also include integrated amenity/service spaces, parking areas, trails and pedestrian facilities, open spaces, stormwater facilities, and other site improvements. Site improvements and amenity spaces include an outdoor terrace, fitness and wellness spaces, landscaping, and lighting. The project is located in the Multiple Residence (MR) and High Density Residential (HDR) zoning districts of the town. The Town of Ithaca’s 2014 Comprehensive Plan Future Land Use Map envisions a Traditional Neighborhood Development character area designation for this area of the town. To achieve a neighborhood development style that meets the objectives of the Comprehensive Plan, and complements the adjacent Maplewood I project, the applicants have proposed a Planned Development Zone (PDZ) for the project. This involves a re-zoning from the High Density Residential and Multiple Residence zoning designations to a PDZ, which is a Town Board action. Like the Maplewood Phase I project, the PDZ for Maplewood Phase II will include building design, height, and densities that are complementary to the surrounding area. Along with the re-zoning to a PDZ, the project also requires site plan approval and special permit by the Town of Ithaca Planning Board. The project is a Type I action pursuant to the State Environmental Quality Review Act, 6 NYCRR Part 617, and Chapter 148 of the Town of Ithaca Code - Environmental Quality Review, because it involves a zoning change and the construction of 250 or more residential units (30 or more per Town Code) that will be connected to existing community or public water and sewage systems (NYCRR 617.4 (b)(3) and (b)(5)(iii); Town Code Section 148-5.B(2)). The Town of Ithaca Planning Board reviewed a sketch plan for the Maplewood Phase II project on July 2, 2024. The board declared their intent to be the Lead Agency in the environmental review for the project on August 6, 2024. Having received no objections from involved agencies, the Planning Board established themselves as Lead Agency on September 17, 2024. 2 1. Impact on Land a. The proposed action may involve construction on land where depth to water table is less than 3 feet. e. The proposed action may involve construction that continues for more than one year or in multiple phases. f. The proposed action may result in increased erosion, whether from physical disturbance or vegetation removal (including from treatment by herbicides) – please see #3 and #5 below, impacts on surface area and flooding. Briefly describe the impact on land: The four parcels associated with the project (referred to as the “project site”) are bound on the north by Maple Avenue, with Cornell University-owned agricultural fields and the East Lawn Cemetery along the easternmost boundary, and the Cornell Maplewood Graduate and Professional Student Apartments on the south and westernmost boundary. There is a City of Ithaca-owned parcel that contains a city water tank located between the project site along Maple Avenue. The project site contains vacant land, Cornell agricultural plots, building foundations, paved drive lanes, paved and gravel parking areas, capped utilities from a former development, some large trees, and a variety of vegetation in various succession. Two of the four parcels that make up the project site contained single-family residences until 2020. The fourth and largest parcel contained the Maple Hill Apartment Complex (later known as Ithaca East), constructed in 1972, and operated by the Abbott family until October 2019. The complex consisted of 82 units in 11 apartment buildings, a small utility shed, and a garage/maintenance building, along with planters, roads, parking areas, playgrounds, and other residential features. The complex was closed and vacated by all tenants shortly after its closing. The current property owner (Cornell University) subsequently installed security fencing around the complex and, after Planning Board approval in February 2020, demolished the apartment complex and the two single-family residences, leaving the foundations, parking areas, and other structures that currently exist on the project site. The Full EAF Part 1, page 11, number E.2.a. indicates that the average depth to the water table on the project site is between 1.5 and 6.5 feet. Needs clarification - where is it less than 3 feet and how will that impact the land/project? [staff note: Town of Ithaca Engineering & Planning Department staff will review the Geotechnical Report supplied by the applicant, along with the SWPPP for the project. More information about this will be added to this section of the SEQR – it is not anticipated to create a significant adverse environmental impact] The application materials and the Full EAF Part 1, page 3, number D.1.e., note that the project will be constructed in one phase but will take more than one year to complete (27 months anticipated). Need more details (if available): anticipated volume in cubic yards and number of truckloads of material that will enter/leave the site per phase; where it will go as the project is developed; road use agreement subject to directive of Town of Ithaca Highway Superintendent per Town Code Chapter 230. Sheets CMP 1- CMP 9 contain most of this information but more information is needed about the excavation materials, logistics, and timeline. All four parcels that make up the project site have been previously disturbed, the largest of which contained a multifamily residential development until 2019. More than half of the proposed Maplewood Phase II development will therefore be constructed over existing impervious surfaces. The submitted Phase I Environmental Assessment, prepared by Matrix Environmental Technologies, Inc., dated April 15, 2024, contains a full history of the project site. 3 3. Impact on Surface Water h. The proposed action may cause soil erosion, or otherwise create a source of stormwater discharge that may lead to siltation or other degradation of receiving water bodies. i. The proposed action may affect the water quality of any water bodies within or downstream of the site of the proposed action. k. The proposed action may require the construction of new, or expansion of existing, wastewater treatment facilities. [clarify with Town Engineering] 5. Impact on Flooding d. The proposed action may result in, or require, modification of existing drainage patterns. Briefly describe the impact on surface water and flooding: Waterbodies within or downstream of the site: The project site is 9.2+/- acres in size, currently consisting of 5.7+/- acres of lawn, planting beds, and woods, along with 3.5+/- acres of impervious surfaces (building foundations, parking areas, concrete, asphalt, gravel areas). The closest water body is Cascadilla Creek, located 600+/- feet north and east of the project site, along Pine Tree Road. The creek will be unaffected by the project. There is also a stream located south of Mitchell Street that drains into the Six Mile Creek watershed, which could be impacted by the project if stormwater management controls are not implemented. Based on information in the FEAF I, soil disturbance associated with construction and site development will be 9.57 acres. Given this extent of disturbance, the project is required to produce a Full Stormwater Pollution Prevention Plan (SWPPP) to include both temporary erosion controls and permanent stormwater management practices in conformance with the Town of Ithaca Code Chapter 228 and NYS Department of Environmental Conservation (NYSDEC) General Permit GP-0-2X-001. According to the SWPPP (revision date) submitted by the applicant team, the Maplewood Phase II stormwater will drain through the Maplewood Phase I stormwater collection system and into the municipal-owned system on Mitchell Street. The municipal system discharges to Six Mile Creek, which ultimately discharges into Cayuga Lake. There are otherwise no streams, wetlands, significant slopes, or Unique Natural Areas anywhere on or near the project site. None of the water bodies noted above will be directly impacted by the project [will any potential indirect impacts be mitigated with the proposed stormwater management practices noted below? to be determined] Soil Erosion, Water Quantity, Flooding, Water Quality: The project site has been previously disturbed and contains impervious surfaces associated with former development. The Maplewood Phase II project will result in an additional 2.3+/- acres of impervious surface. To mitigate soil erosion during construction, the applicant proposes installing temporary practices such as silt fences, sediment traps, temporary swales, check dams, and berms to capture runoff, along with a stabilized construction entrance and erosion control blankets. After construction, the disturbed areas will be seeded with locally appropriate seed mix to prevent soil damage, promote deep root growth, and provide permanent soil stabilization. The site will then be mulched and landscaped per the final approved landscape plan. 4 Permanent water quality practices include the installation of eight bioretention filters and three sand filters. The bioretention filter practices will provide water runoff reduction for the whole site, along with a portion of the water quality volume. The three sand filter practices will provide the remaining required water quality volume reduction. The practices will be installed to maintain sheet flow conditions on the site and to maintain pre-condition drainage patterns and peak discharge rates. Additionally, the project includes three below-grade stormwater detention systems to provide for the 1-, 2-, 10-, 25-, and 100- year storm events. These and other practices are described in the SWPPP that was submitted to the Town’s Engineering Department for their review and approval. The Engineering Department will provide comments in a memo relative to whether the submitted SWPPP adequately mitigates environmental impacts related to stormwater – this section may be modified and expanded. Town sewer mains exist but will be reconstructed to better serve project. More details from Town Engineering Department needed. 7. Impact on Plants and Animals j. Other impacts: Loss of vegetation associated with proposed development. Briefly describe the impact on plants and animals: The project includes some tree and vegetation removal, all of which is detailed on sheet C102, Demolition Plan. The largest trees to be removed are located near Maple Avenue, in the area where Building A will be located. These include a 48” Silver Maple, 36” Tulip, and 30” Austrian Pine. By contrast, the project will protect and preserve another 36” Tulip, 36” Silver Maple, 28” Butternut Hickory, and other existing site trees. The project also includes a robust landscaping plan that will consist of non-invasive large deciduous and coniferous trees, small deciduous and coniferous trees, deciduous shrubs, perennials, grasses, ferns, and ground covers. Based on the Demolition Plan (Sheet C102) dated 07-19-2024, site development will require the removal of vegetation including between 17 and 35 large trees (18”-48” DBH – there are 28 Hemlocks shown on the demolition plan without DBH labeled, so it’s unclear their size). Is not expected to create a significant adverse environmental impact There are no known threatened or endangered plant or animal species on the project site that would be affected by the project. According to the NYS DEC Nature Explorer Mapping program, the “Delicate Rabbit Tobacco” and “Three Birds Orchid” plants that have been historically confirmed on the site have not been documented since 1922. Similarly, there are four species of dragonfly that have been historically confirmed on the site, but not documented since 1926. Given this, and the prior site disturbance and development, it is highly unlikely that these plant and animal species are present on the project site. Based on the above information, impact on plants and animals identified in this section can be considered small in magnitude. 8. Impact on Agricultural Resources a. The proposed action may impact soil classified within soil group 1 through 4 of the NYS Land Classification System. Briefly describe the impact on agricultural resources: The project site is not located within a Tompkins County designated, NYS-certified Agricultural District. However, one of the parcels along Maple 5 Avenue is currently utilized for Cornell agricultural and farm research. This parcel contains soils classified as Prime Farmland (Class II) and Farmland of Statewide Importance (Class III). The Town of Ithaca has an Agricultural and Farmland Protection Plan that was adopted in November 2011. Map 9 in the Plan, titled “Farmland Targeted for Protection,” includes a category for “Cornell University and State-Owned Agricultural Research Land.” The parcel that is currently farmed is not included among those targeted for protection and is not considered a high priority to remain in agriculture. The conversion of this land from agriculture to development associated with the Maplewood Phase II project is not in conflict with the Agricultural and Farmland Protection Plan. Based on the above information, impact on agricultural resources identified in this section would be considered small in magnitude. 9. Impact on Aesthetic Resources c. The proposed action may be visible from publicly accessible vantage points (seasonally or year-round). d. The situation or activity in which viewers are engaged while viewing the proposed action is routine travel by residents, including travel to and from work; and recreational of tourism based activities. f. There are similar projects visible within 0-1/2 mile of the proposed project – Maplewood I is adjacent. Briefly describe the impact on aesthetic resources: The Maplewood Phase II development will be situated along Maple Avenue, which is a town-owned public road. Even with proposed landscaping, the portion of the project along Maple Avenue will be seen year round. According to the visual assessment that was provided, the project will also be visible year round from a few points along NYS Route 366 and Pine Tree Road. Finally, it will be visible year round from Maplewood I development, which is immediately adjacent to the project site. The proposed development is in an area that is surrounded by development and other residential apartment complexes. Its view is not unique, and it is not near or within any identified scenic views noted below. The Town of Ithaca and Tompkins County have established Scenic Resources Inventories that identify significant views in the East Hill area. There are no designated scenic views or other identified scenic resources around the project site that would be impacted by the proposed development. Aesthetic and/or visual impacts are mainly limited to those traveling along Maple Avenue or from looking in the direction of the development from across Maple Avenue. Those traveling on Pine Tree Road will only view the development as they pass the Maple Avenue intersection; and those traveling along NYS Route 366 will see the development off in the distance across existing farm fields and through existing vegetation. Based on the above information, impact on aesthetic resources identified in this section would be considered small in magnitude. 10. Impact on Historic and Archaeological Resources a. The proposed action may occur wholly or partially within, or substantially contiguous to, any buildings, archaeological site or district which is listed on the National or State Register of Historic Places, or that has been determined by the Commissioner of the NYS Office of Parks, Recreation, and Historic Preservation to be eligible for listing on the State Register of Historic Places. Briefly describe the impact on historic and archaeological resources: The application materials contain a Phase I Environmental Site Assessment, prepared by Matrix Environmental Technologies, 6 Inc., dated April 15, 2024, that includes a thorough history of the project site, with historical photographs and information about Mitchell Family Cemetery. The Mitchell Family Cemetery was identified as being eligible for listing on the State and National Registers of Historic Places during the Maplewood Phase I review process. The cemetery is located at the northeast corner of the Maplewood Phase I project, which is adjacent to the Maplewood Phase II project. It has been preserved and protected by a permanent black metal fence that surrounds the cemetery. The applicant contacted the New York State Office of Parks, Recreation, and Historic Preservation (SHPO) to inquire if SHPO had any concerns about the proximity of the Maplewood Phase II development to the cemetery. SHPO responded with a letter, dated June 21, 2024 (included with project application materials), that recommended a construction protection plan for historic resources within 90 feet of proposed construction activities. The demolition, grading, and utility plans indicate construction disturbance within 90 feet of the cemetery. The demolition plan (sheet C102) shows an additional temporary construction fence surrounding the cemetery to protect it from any ground disturbance, equipment, or material storage or encroachment. The temporary fence is in addition to the existing permanent fence and another temporary construction fence located along the property boundary that encompasses the entire project site. Building G (new community center) will be located approximately 30 feet from the cemetery after construction. The proposed additional fencing should be enough to protect the cemetery, however this plan should be submitted and approved by SHPO before any building permits are issued for the project. There are no other buildings, structures, or sites of historical or archaeological importance on or near the project that will be impacted by the Maplewood Phase II development. Based on the above information and proposed mitigations, impact on historic and archaeological resources identified in this section would be considered small in magnitude. 13. Impact on Transportation e. The proposed action may alter the present pattern of movement of people or goods. f. Other impacts: Parking discrepancy noted between Traffic Impact Assessment and project plan set. Briefly describe the impact on transportation: The applicant has submitted a Traffic Impact Assessment, prepared by Gordon T. Stansbury, P.E., P.T.O.E., GTS Consulting, dated June 7, 2024, that has evaluated the impact of the proposed Maplewood Phase II development on the existing roadway and multimodal systems. The assessment studied existing traffic volumes and data on several area roadways, and also utilized data from the Maplewood Phase I traffic study, which analyzed several other developments within a 2/3-mile radius that were constructed or were under construction at the time. The Traffic Impact Assessment includes an analysis of existing conditions, along with no-build and build scenarios. Data collection was taken during the academic year, when all schools (primary, secondary, and college) were in session. The collection includes separate heavy vehicle counts as well as pedestrian counts. According to the traffic assessment, the Maplewood Phase II project will generate approximately 21 entering/34 exiting new vehicle trips during the weekday AM peak hour and 39 entering/43 exiting new vehicle trips during the PM peak hour. 7 Level of Service (LOS) qualitatively describes a driver’s experience of the operating conditions of a roadway based on factors such as speed and number of vehicles using the road. The traffic assessment shows that nearly all study intersections currently operate and will continue to operate at vehicle LOS D or better, but that the LOS at all studied intersections would slightly decrease as a result of the Maplewood Phase II development. The decrease in service, mostly resulting in waiting times of an additional 2-5 seconds average delay, is not considered a significant adverse impact. Town of Ithaca Planning staff reviewed the traffic study that was previously submitted for the Maplewood Phase I development and compared the anticipated morning and evening peak hour traffic with the current actual morning and evening peak hour traffic counts. The traffic study for Maplewood I anticipated approximately 78 entering/68 exiting vehicle trips during the weekday AM peak hour and 55 entering/68 exiting vehicle trips during the PM peak hour. These estimates were significantly higher than the existing conditions (page 7 of the traffic assessment), which show that the existing Maplewood Phase I development only generate 24 trips entering/40 trips exiting during the morning peak hour; and 45 entering/50 exiting during evening peak hour. The Maplewood Phase II traffic impact assessment contains some interesting decreases in traffic counts on Maple Avenue, Mitchell Street, and Pine Tree Road between 2019 and 2022. It is possible that the Covid pandemic and result of more people working from home post-pandemic has decreased the traffic along these roads permanently…[not necessary to include in Part 3 EAF…but thought the data was interesting enough to note] Regarding the existing and proposed pedestrian, bicycle, and multimodal network, the project’s internal elements will include a system of sidewalks and connections throughout the site. Does each building include indoor bike storage? Along the frontage, the project will include a new sidewalk along Maple Avenue that will connect to the existing sidewalk in the City of Ithaca. There will be a multimodal path in the middle of the Maplewood Phase II project that will connect to the path to the East Ithaca Recreation Way to the south of the project site in the Maplewood I project. There will also be a crosswalk on Maple Avenue to improve the connection to the East Ithaca Recreation Way to the north of the project site. More discussion and data to include here - associated with Maple Avenue streetscape improvements, sidewalk connections, parking along Maple Avenue to replace any parking lost for RecWay, etc… As there will be an increase in the population, the project also includes an increase in the number of parking spaces on the site. The Traffic Impact Assessment indicates that the 925+/- bed project will generate a need for up to 202 parking spaces. It is noted that there is a discrepancy in the number of proposed parking spaces between the Traffic Impact Assessment page 10 ‘Parking Demands’ (178 proposed parking spaces) and the Landscaping Plan sheet L-200, revision date 8/23/2024 (160 spaces shown). This isn’t inherently a problem, considering the traffic assessment was based on an overestimation of the proposed parking spaces. Regardless, the proposed number of parking spaces is less than the estimated need. The Traffic Impact Assessment notes that the existing surface parking located in the Maplewood Phase I development is underutilized, with as many as 100 extra parking spaces available that could be used to meet parking demands in the Maplewood Phase II development by paid permit unbundled from rental charges. Additionally, shared parking creates opportunities for more compact development, more space for pedestrian circulation, or more open space and landscaping. 8 The project includes the implementation of a Transportation Demand Management plan (TDM) to mitigate any potential impacts related to the lack of parking for the project. The TDM plan includes unbundled parking (separating the cost of parking from the cost of rent), multimodal pathways (mentioned above), increased public transit opportunities (mentioned below), coordination with area bikeshare and carshare programs, and other programs intended to promote alternative modes of travel. The applicant team has already contacted the Ithaca Carshare and Ithaca Bikeshare program coordinators to explore options to expand services, which already exist in the area. The Planning Board should consider requiring the applicant team to commit to implementing the list of TDM strategies that are recommended on page 9 of the traffic assessment. Regarding public transit service and access, the area currently contains many designated transit stops for the Tompkins Consolidated Area Transit (TCAT) bus service along Maple Avenue, including at least two that are located within ¼ mile of the project. Maple Avenue is well served by TCAT routes 10, 30, 32, 43, 51, and 82. The applicant team has contacted TCAT to explore the idea of creating an additional bus stop along Maple Avenue to serve the residents of the proposed development. In terms of sight distance for the project (the length of a road that a driver can see clearly), the traffic assessment notes that there is “more than adequate sight distance available looking in both directions along Maple Avenue from the proposed site driveways.” However, the sight distance listed for Maple Avenue, turning left, is very close to the maximum distance required by the American Association of State Highway and Transportation Officials (AASHTO). AASHTO requires 445 of clear sight distance, whereas the available sight distance is 445 feet. More discussion and information needed. Not sure if mitigation should be proposed relative to this issue, but applicant/town should be careful with locating landscaping and vegetation along this area – 5 feet isn’t a lot of distance and can easily be blocked by landscaping. Overall, the Traffic Impact Assessment that was submitted is thorough and indicates that there will not be a significant impact on transportation associated with the Maplewood Phase II development. 14. Impact on Energy d. The proposed action may involve heating and/or cooling of more than 100,000 square feet of building area when completed. e. Other impacts: Project must comply with Town of Ithaca Energy Code Supplement. Briefly describe the impact on energy: The Maplewood Phase II development will involve approximately 410,000 square feet of building area when completed. The application materials indicate that the project will comply with the Town of Ithaca Energy Code Supplement. The project will utilize 100% electric energy usage for heating and cooling via air source heat pump systems, and hot water via electric hybrid heat pump technology. The project will also incorporate high-efficiency, LED lighting, electric Energy Star-rated appliances, electric vehicle charging stations, and designated roof areas on the buildings for future solar panels. (It is unclear if the applicant has contacted NYSEG to see if the utility has concerns about the connection of such a large project to the electric grid – more information needed.) These and other measures, like purchasing materials with a low carbon footprint, and sourcing local, sustainable, and/or reclaimed and recycled building materials will serve to minimize adverse environmental impacts related to greenhouse gas emissions to the maximum extent practicable. 9 15. Impact on Noise and Light a. The proposed action may produce sound above noise levels established by local regulation. f. Other impacts: The project includes lighting that must comply with the Town of Ithaca Code, Chapter 173, Outdoor Lighting. Briefly describe the impact on noise and light: The project will create noise and vibration impacts from equipment, construction vehicles, worker traffic, and delivery vehicles. These impacts will be temporary and will cease once the project is completed. Noise levels caused by construction activities will vary depending on the phase of construction. To mitigate noise impacts to adjacent and nearby residences, noise-producing construction-related activities on the project site will be limited to the hours of 7am to 4pm, Monday – Friday, and from 7am to 4pm Saturday and Sundays “as needed.” The project includes 78 street and pedestrian light poles, 16- to 20-feet tall, located throughout the site. According to the lighting schedule shown on the landscaping plan (sheet L-200), proposed site lighting will match the lighting that exists in the Maplewood Phase I project. [Staff will research proposed color temperature – should be consistent with what was agreed/provided in Maplewood I]. Any proposed outdoor lighting will be required to comply with the provisions of Town of Ithaca Code Chapter 173, Outdoor Lighting. The Code contains provisions related to glare and dark-sky compliancy. Proposed outdoor light fixture details (cut sheets) will need to be submitted as part of the site plan submission to ensure compliance with the Town’s Outdoor Lighting Law and a photometric plan will also need to be reviewed by the Planning Board to ensure light trespass to neighboring properties is minimized. Based on the above information, impact on noise and light identified in this section would be considered small in magnitude. 18. Consistency with Community Character b. The proposed action may create demand for additional community services (e.g., schools, police, and fire) e. Proposed action is inconsistent with the predominant architectural scale and character. Briefly describe the impact on community character: The project will create a demand for additional police and fire service and could potentially create a slight demand for additional school service. These services appear to be adequate to serve the project. Do the project plans currently meet the requirements of Section 503 or Appendix D of the 2020 New York State Fire Code for Fire Department Access Roads, Aerial Fire Apparatus Access Roads, for projects having more than 200 dwelling units? However, it is not confirmed whether the specific site layout elements (emergency/fire aerial access, road widths, separation distances between buildings, number, and location of fire hydrants, etc.) will comply with NYS Fire & Building Code provisions. The applicant will need approval for these elements from the Town of Ithaca Director of Code Enforcement (Town of Ithaca Fire Marshall), in consultation with the Ithaca Fire Department. The character of the existing neighborhood along Maple Avenue and surrounding the project site is a mix of residential apartment complexes and industrial/institutional structures of varying heights, architectural styles and building massing, along with a Cornell educational research farm plot and field on the north side of Maple Avenue. The East Lawn Cemetery is immediately east of the project, with East Hill Plaza commercial area a little more than ¼ mile east of the project. As such, there is no predominant architectural character. 10 However, the application materials note that the “architecture and landscape will seamlessly blend to reinforce connectivity and community,” and that the “façade design implements strategies to relate the new buildings with the scale of the Phase I residences.” The Phase I residential buildings are four stories tall, with building lengths along Maple Avenue that are around 200+/- linear feet (particularly the building immediately adjacent to the proposed Building A). The building massing and scale is broken up via balconies and a brick façade that is extended out from the buildings and up from the first floor to the third floor of the buildings in two areas. Additionally, the buildings have horizontal siding. The proposed Phase II buildings are five stories tall, with vertical fiber cement board siding that could perceptually make the buildings look taller. The proposed buildings are around 250+/- linear feet long, with massing only broken up by small sections of glass and pops of color. Building A will have the most impact, as it is the most prominent building along the public frontage on Maple Avenue. For discussion by the Planning Board: To truly create a “seamless connection that relates to the building scale of Maplewood Phase I,” the applicant should (could?) (must?) consider the following architectural interventions to break up building mass, particularly of Building A: 1. Incorporate a top-floor step back. A step back on Building A will make the building height blend better with the adjacent Maplewood I building along Maple Avenue. 2. Mimic some of the architectural vernacular of the Phase I buildings by extending the proposed stone base out from and up three floors in two sections of the proposed buildings. 3. Horizontal fiber cement boards instead of vertical. Vertical boards enhance the perception of height, potentially making the five story buildings look even taller. 4. Add balconies to a certain depth to add more variegation along the frontage of the buildings to reduce mass. As noted in #9 above (Impact on Aesthetic Resources), there are no scenic resources identified in the Town of Ithaca Scenic Resource Inventory or Tompkins County Scenic Resource Inventory that will be impacted by the proposed development. The development will be very visible from Maple Avenue, the East Lawn Cemetery, Maplewood Phase I, and in the Cornell fields across Maple Avenue. However, any visual impacts of the project will be mitigated by the proposed varied landscaping throughout the project and along all sides of the project. Visual impacts could also be mitigated along Maple Avenue by implementing some of the architectural strategies noted above. These specific mitigation measures, along with other site elements such as signage and lighting, should be further reviewed and evaluated by the Planning Board as part of the site plan review process. DRAFTUpon review of the information recorded on this EAF, as noted, plus this additional support information and considering both the magnitude and importance of each identified potential impact, it is the conclusion of the as lead agency that: † A. This project will result in no significant adverse impacts on the environment, and, therefore, an environmental impact statement need not be prepared. Accordingly, this negative declaration is issued. † B. Although this project could have a significant adverse impact on the environment, that impact will be avoided or substantially mitigated because of the following conditions which will be required by the lead agency: There will, therefore, be no significant adverse impacts from the project as conditioned, and, therefore, this conditioned negative declaration is issued. A conditioned negative declaration may be used only for UNLISTED actions (see 6 NYCRR 617.7(d)). † C. This Project may result in one or more significant adverse impacts on the environment, and an environmental impact statement must be prepared to further assess the impact(s) and possible mitigation and to explore alternatives to avoid or reduce those impacts. Accordingly, this positive declaration is issued. Name of Action: Name of Lead Agency: Name of Responsible Officer in Lead Agency: Title of Responsible Officer: Signature of Responsible Officer in Lead Agency: Date: Signature of Preparer (if different from Responsible Officer) Date: For Further Information: Contact Person: Address: Telephone Number: E-mail: For Type 1 Actions and Conditioned Negative Declarations, a copy of this Notice is sent to: Chief Executive Officer of the political subdivision in which the action will be principally located (e.g., Town / City / Village of) Other involved agencies (if any) Applicant (if any) Environmental Notice Bulletin: http://www.dec.ny.gov/enb/enb.html Page 2 of 2 (staff will check appropriate box after PB makes determination) DEPARTMENT OF ENGINEERING Stormwater, Sanitary Sewer, Potable Water, Roads, Parks, and Trails 114 Seven Mile Drive, Ithaca, N.Y. 14850 ENGINEERING@TOWNITHACANY.GOV PHONE: 607.273.1656 FAX: 607.272.6076 www.townithacany.gov DATE: 7/25/2024 TO: Matt Sledjeski, P.E. , City of Ithaca DPW Water & Sewer Division Scott Gibson, Assistant Superintendent of City of Ithaca DPW FROM: David O’Shea, P.E. , Director of Engineering Emily Rodger, Civil Engineer CC: David Herrick, P.E., T.G. Miller PC Owen Barden, P.E., T.G. Miller PC RE: Maplewood II Sewer Capacity Cornell University is proposing a new 615 unit (800 bed) collegiate housing project on Maple Avenue within the Town of Ithaca. A portion of the site contained the former East Hill Apartments. It is anticipated that the average loading will be 75 gpd/bed. This computes to the following flows: • Average flow: 60,000 gpd; 42 gpm • Peak flow (4.0 peaking factor): 168 gpm Can you please review the following items and provide a “will serve” letter if there is sufficient capacity: • Flume/meter sizing • Interceptor capacity from the Town/City boundary to the treatment plant • Plant Capacity If there are items that cannot handle the additional flow, please let us know as soon as possible. DEPARTMENT OF ENGINEERING Stormwater, Sanitary Sewer, Potable Water, Roads, Parks, and Trails 114 Seven Mile Drive, Ithaca, N.Y. 14850 ENGINEERING@TOWNITHACANY.GOV PHONE: 607.273.1656 FAX: 607.272.6076 www.townithacany.gov DATE: 09/09/2024 TO: Michele Palmer, P.L.A., WPDLA, PLLC CC: David Herrick, P.E, T.G. Miller PC Owen Barden, P.E, T.G. Miller PC FROM: David O’Shea, P.E. Director of Engineering Emily Rodgers, Civil Engineer Joe Slater, Director of Public Works/Highway Superintendent RE: Maplewood Phase II We have reviewed the materials submitted by the applicant for the Planning Board meeting scheduled for September 17, 2024. We offer the following comments. General Please ensure all plans that are submitted correspond to each other. The planting plan and civil set currently do not. Road Right of Way (ROW) 1. Any utilities that will be buried within the ROW will require review and approval. 2. Please provide additional details and grades for all proposed sidewalks and/or trails within the ROW showing their compliance with ADA requirements. 3. All proposed sidewalks/trails within the ROW must meet the recommended AASHTO buffer to travel lane. 4. Please provide additional details showing that improvements to the midblock crosswalk will be in conformance with the Manual of Uniform Traffic Control Devices (MUTCD), the NY MUTCD Supplement, and Federal Highway Administration recommendations. Provide stopping sight distance diagrams showing compliance. RRFBs are preference over a raised crosswalk. The crosswalk shall also be illuminated. 5. Numerous curb cuts are proposed for this project. Please provide stopping sight distance diagrams with proposed site improvements and landscaping shown. Please ensure two traffic is analyzed at all locations as the entrances will not be one way during construction. 6. Temporary fencing cannot be installed within the ROW. Terminate temporary fencing at the ROW boundary. At exit and entrance gates, sufficient distance from the edge of travel lane needs to be provided for a vehicle to exit the roadway perpendicular to the gate. 7. The plans indicate that numerous roadways signs are to be removed and reinstalled. These signs need to be reviewed to determine if temporary signs need to be installed during construction. 8. A permanent signage plan for proposed signs within the ROW with details will need to be provided during permitting for review and approval. 9. Please provide a work zone traffic control plan and with sign locations in the plan set. 10. Please provide the estimated number of truck trips, as defined within the Code of the Town of Ithaca, throughout the life of the project. A Roadway Use Agreement may be required based on the estimate. 11. Any additional bus stops should be constructed outside of the ROW or outside of the travel lane. 12. Correspondence between various people have proposed widening Maple Ave. at building A to meet fire apparatus requirements. If widened/realigned, the curb shall maintain a linear face. A detailed plan needs to be provided for review. 13. Three parking spots for East Ithaca Recreation Way on Maple Avenue will be removed for the creation of a driveway. To compensate the community, it is recommended that the applicant install a small parking area on the north side of Maple Avenue adjacent to the trail entrance. 14. If the applicant is proposing to dedicate streetlights, additional information needs to be provided: a. Make and model b. Conformance with Town of Ithaca Street Light Policy Sanitary Sewer 1. The City of Ithaca has issued a Will Serve letter indicating there is sufficient capacity within the infrastructure they own and/or manage. 2. The sewer main between the meter pit and Vine 05 does not have sufficient capacity to convey the additional load from this project. 3. Currently there is an unused sewer line located along Maple Avenue. If the line will not be utilized, it should be removed by the applicant. 4. The water tank drain shall not be connected to the sanitary sewer. 5. The proposed modification to the existing Town of Ithaca sewer main at the Maplewood I and Maplewood II property line will require concept and location approval and dedication approval by the Town Board. This will need to be constructed and dedicated prior to issuance of a building permit. Additional information needs to be provided. 6. An in-depth review of the private system will not begin until plans and fee are submitted for external plumbing permit approval. Some general comments: a. Applicant will need to perform pressure testing of all mains, laterals, and manholes. This testing will need to be witnessed by the Town of Ithaca. b. The applicant will need to clarify where the cleanout associated with the building drain and building sewer is located. c. Changes of direction require the installation of cleanouts prior to the first change in direction. Potable Water 1. The applicant is proposing to extend their water service from Maple Wood I into the project parcel. A note should be added to the consolidation survey stating: “A private potable water service is shared between parcels. The Tompkins County Whole Health and Town of Ithaca must be notified prior to any change in ownership between the parcels that results in a non-common owner.” 2. Please coordinate with the Town of Ithaca Code Enforcement Department and Bolton Point on design, inspection, and permitting requirements. Stormwater A general review of the Stormwater Pollution Prevention Plan (SWPPP) was conducted. A full technical review will occur prior to the preliminary site plan review. 1. Please update the SWPPP to include/clarify the following items: a. General Permit Number you are seeking coverage under. b. It appears that you are seeking to utilize “redevelopment” design criteria. Please outline which criteria you are utilizing per watershed. c. I believe you may be claiming impervious surface as existing that was previously removed. Please update the SWPPP to indicate if so and to identify that the surface was not removed greater than 5 years ago. 2. There appears to be a discrepancy between the mapping and the narrative regarding the proposed impervious surface amounts. 3. Please clarify why the post water shed is larger. 4. Some of the soil on the site are A soils. RRv minimum requirements should not be utilized in these locations. 5. Please update the narrative tables to indicate which watershed the practices are in regarding the WQv and RRv tables. 6. Please update the SWPPP to indicate the hydraulic soil group of each identified soil and associated soil name abbreviation. I do not believe an A/C/D soil group exists. 7. Please update the receiving water body to the South End of Cayuga Lake. 8. Please provide infiltration testing in accordance with Appendix D. 9. Please provide information on the proposed plantings for the bioretention filters. 10. Please provide stage storage data indicating the pretreatment volume and total basin volume per bioretention filter. 11. Per the NYS Standards and Specifications for Erosion and Sediments Control, sediment traps shall not be located closer than 20’ to a building. Numerous design criteria are not outlined on the plan set for each trap. A sediment trap cannot be used beyond one construction season. 12. Please provide calculations showing that the catch basins have been reviewed to determine they can adequately capture the large storm events so the water is conveyed as designed. 13. Please review plans to ensure all diversions structures are called out and detailed appropriately. 14. Existing conditions watershed 4 appears to be missing from Vol II. 15. Please update the ESC plans to include the following notes: a. Contractor is responsible for adding ESC controls downslope from any disturbance that is not directed to a sediment basin. b. All material laydown/storage areas shall be a stabilized surface. 16. Please update the Vol. I narrative regarding fill sites. If the fill site is within an MS4, the MS4 must approve the site and sign onto the SWPPP. Review of Maplewood 2 Fire apparatus access: 1. Based on the measurements provided for all buildings on site, confirmation with section 507.5.1 cannot be confirmed. Please provide dimensions around the entire building to the hydrant. a. 507.5.1 Where required. Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the fire code official. Exceptions: 1.For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). 2.For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m). 2. Building A has a FDC located on the side of the building that is opposite Maple Ave. The FDC connections for all buildings should be located on the side where fire fighting capabilities are to be provided for the building. 3. All fire hydrants need to be within 100’ of all Fire Department Connections (FDC). The current plan identifies fire hydrants within a certain proximity of the FDC’s but a distance could not be confirmed. Please provide distances in order to confirm the fire hydrants are within 100’ of the FDC’s. 4. A planting plan needs to be provided. During a presentation at the Town of Ithaca Planning Committee Maple Ave. appeared to have tress planted along the side that would have fire fighting capabilities. This would not be allowed as the trees would be an obstruction in accordance with section D105.4 of the NYS Fire Code. a. 507.5.1 Where required. Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the fire code official. Exceptions: 1.For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). 2.For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m). Review of Maplewood 2 Fire apparatus access: 5. The fire apparatus access roads need to be provided with remoteness in accordance with section D106.3 of the NYSFC. Please provide documentation showing how the remote aspect is being accomplished. a. D106.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one-half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. 6. The fire apparatus access point of connection into Maplewood 1 cannot exceed a 10% grade, in accordance with D103.2 of the NYSFC. Please provide information to confirm that the grade does not exceed 10%. a. D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade. Exception: Grades steeper than 10 percent as approved by the fire code official. 7. The Maplewood 1 fire apparatus access that is looking to be utilized appears to not comply with section D105.2 for ariel fire apparatus access roads, which requires a fire apparatus access road to be 26 feet in the immediate vicinity of the building. We will need to confirm that the existing fire apparatus access road in Maplewood phase 1 is 26 feet in the immediate vicinity of the buildings. a. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925 mm), exclusive of shoulders, in the immediate vicinity of the building or portion thereof. 8. Building A is proposing to use the Maple Ave. as a fire apparatus access. Maple Ave. is only 20 feet in width and does not meet the minimum width of 26 feet for a fire apparatus access road as required by D105.2. a. Since the public road is proposed to be used a fire apparatus access for firefighting capabilities, how will Maple Ave. be controlled when it is actively used for firefighting capabilities? Will Cornell EHS control the road and assist the fire department? 9. It is not clear if traffic calming devices are proposed to be installed for his project. Please confirm if traffic calming devices are being installed. If the devises are being installed, please identify where they will be located and provide a cross section to confirm compliance with section 503.4.1 of the NYSFC. a. 503.4.1 Traffic calming devices. i. Traffic calming devices shall be prohibited unless approved by the fire code official. 10. Turning radius have not been identified on the drawings, please provide the radius on the drawings for the fire apparatus access roads to confirm compliance with section 503.2.3 of the NYSFC. a. 503.2.4 Turning radius. The required turning radius of a fire apparatus access road shall be determined by the fire code official. Review of Maplewood 2 Fire apparatus access: 11. Will gates, barricades or bollards be installed on any of the fire apparatus access roads? If these items are implemented, please provide details and documentation on placement and what is being proposed to confirm compliance with section 503.5 of the NYSFC. a. 503.2.4 Turning radius. The required turning radius of a fire apparatus access road shall be determined by the fire code official. 12. Some fire hydrant locations do not appear to comply with the clear width requirements of section D103.1 and figure D103.1 of the NYSFC. Fire hydrants are required to have clear access around them (20’ on each side of the hydrant) along the roadway. This would seem to apply to buildings F, E, D, and G. 13. Some areas of the fire apparatus access road appear to be using a mountable curbing? Please provide a cross section of the mountable curbing and indicate, on the drawings, where the mountable curbing will be utilized to confirm access for emergency vehicles. 14. Some areas, between building B and C, seem to show a dark line. Could you identify where the parking area stops, where the fire apparatus access road/trail begins 15. The Ithaca Fire Department has indicated that the hose length provided on the plans is not acceptable at its current proposal and needs to be within 150 feet. 16. During a Planning Committee meeting there were buildings shown as storage for bicycles, electric bicycles, etc. The buildings are not shown on the site plan submitted and need to be identified to confirm locations and conformance with the NYSFC. 17. The spacing of the fire hydrants does not appear to be specified. Please note that hydrants should be spaced between 400-450 feet maximum from each other. Section 7.2.1 identifies Review of Maplewood 2 Fire apparatus access: that the Authority Having Jurisdiction approves the spacing and hydrant location. The specified distance is based on typical firefighting operations. 18. Based on conversation I have had with other departments; it may sound as if the fire mains may be separated from the potable water system. The current drawings indicate that they are a combine’s water system. Please clarify if the systems will be combined or separate. ABFEDCGSCALEDATE ISSUEDPROJECT #REVISIONS#DATEDESCRIPTION3/29/2024 12:00:00 PM Cornell - MaplewoodPhase 2Maple Ave, Ithaca, NY 14850SCALEDATE ISSUEDPROJECT #REVISIONS#DATEDESCRIPTIONC301E24-09AS SHOWN07/08/2024IFD ACCESS PLAN Greystar Maplewood Phase II Phone: 607.272.1290 Email: admin@whithamdesign.com 404 North Cayuga Street, Ithaca NY 14850 1 August 26, 2024 CJ Randall Director of Planning The Town of Ithaca 215 North Tioga Street, Ithaca, NY 14850 Re: Maplewood Phase II – Updates for Preliminary Site Plan Review with Town of Ithaca Planning Board Dear CJ and all, On behalf of the project team, please find the updated submission materials attached for the Maplewood Phase II proposed project. We understand that the Town’s SEQR review process begins on September 17, 2024, with the Town’s assumption of Lead Agency. As previously submitted, the project proposes a redevelopment of the former East Hill Apartments with new construction of apartment units for graduate and professional students at Cornell. This development will be an extension of the existing Maplewood Phase I site, and it is proposed that a new PDZ be created for Phase II to include the project area. Residents will share amenities and open spaces with the existing Maplewood project. Maplewood Phase II proposes approximately 800 new beds, spread among approximately 650 new units between six new residential buildings and a community center. The project is accessible from Maple Avenue and via a new street connection from the existing Maplewood Phase I project. The project team is composed of: • Greystar Development East, LLC – Sponsor/Developer • CBT – Architects • GTS Consulting – Traffic Engineers • T.G. Miller, P.C. – Project Civil Engineers • Whitham Planning & Design – Landscape Architects, Approvals & Project Coordinators This submission is intended to provide an update on the progress of design and planning for this project. The materials included in this submission are as follows: • Updated Project Narrative • Architectural Updates o Updates to the 3D renderings along Maple Avenue o Additional views for farther away context o Description of bird-safe glass at window walls o Additional information highlighting mechanical equipment o Updated floorplans with revised site plan • Civil Updates o Drawings submitted with the SWPPP • Landscape Architectural Updates o Updated Site Plan We look forward to our further conversation with the Planning Board and Town staff. Please let us know if there are any questions. Sincerely, Greystar Maplewood Phase II Phone: 607.272.1290 Email: admin@whithamdesign.com 404 North Cayuga Street, Ithaca NY 14850 2 Michele A Palmer RLA, ASLA, LEED GA Senior Associate Whitham Planning Design Landscape Architecture, PLLC Greystar Maplewood Phase II Phone: 607.272.1290 Email: admin@whithamdesign.com 404 North Cayuga Street, Ithaca NY 14850 3 Project Narrative Updates Bicycle Safety Pedestrian and bicycle safety have been topics of discussion. The National Association of Transportation Officials (NACTO) has guidelines for bicycle safety in urban situations. The proposed through connection from Maple Avenue to Lena Street at Maplewood II most closely matches the conditions where a “Bicycle Boulevard” apply. The safety measures for bicyclists include the expectation of low traffic volumes, posting low-speed limits, pavement markings, including ‘sharrows’ and signage to alert drivers that they are on a designated bikeway. The traffic study performed by GTS indicates there will be low traffic volumes based on counts taken at Maplewood I. As part of the project design, ‘sharrows’ are depicted and additional pavement markings and signage will be incorporated as described in the guide. https://nacto.org/publication/urban-bikeway-design-guide/ Fire Access Ongoing conversations are underway with Marty Moseley, Director of Code Enforcement & Zoning, and the IFD. At this point, there are details of access that are being worked out and it is believed that workable solutions can be reached. Alternative Transportation Conversations will continue with TCAT but no commitment has been reached as to buses traveling through the one-way loop. Since the construction of the project is several years in the future, it is likely conversations will continue for some time. Ithaca BikeShare and CarShare Greystar has committed to providing one space for an Ithaca CarShare vehicle and designated Ithaca BikeShare parking. Locations are under discussion. Stormwater The SWPPP has been submitted for Town review. C101EXISTING CONDITIONSPLANE24-09AS SHOWN07-19-2024SCALEDATE ISSUEDPROJECT #REVISIONS#DATEDESCRIPTIONCornell - MaplewoodPhase 2301 Maple Ave, Ithaca, NY 14850PRELIMINARY SITE PLANSUBMISSION C102DEMOLITIONPLANSCALEDATE ISSUEDPROJECT #REVISIONS#DATEDESCRIPTIONCornell - MaplewoodPhase 2301 Maple Ave, Ithaca, NY 14850PRELIMINARY SITE PLANSUBMISSIONE24-09AS SHOWN07-19-202408/16/24TOWN SWPPP SUBMISSION ABCFEDGTSTSTT STT C103UTILITY PLANSCALEDATE ISSUEDPROJECT #REVISIONS#DATEDESCRIPTIONCornell - MaplewoodPhase 2301 Maple Ave, Ithaca, NY 14850PRELIMINARY SITE PLANSUBMISSIONE24-09AS SHOWN07-19-202408/16/24TOWN SWPPP SUBMISSION ABCFEDGC104E24-09AS SHOWNGRADINGPLANSCALEDATE ISSUEDPROJECT #REVISIONS#DATEDESCRIPTIONCornell - MaplewoodPhase 2301 Maple Ave, Ithaca, NY 14850PRELIMINARY SITE PLANSUBMISSION07-19-202408/16/24TOWN SWPPP SUBMISSION ABCFEDGTSTSTT STT C105DRAINAGEPLANE24-09AS SHOWN07-19-2024SCALEDATE ISSUEDPROJECT #REVISIONS#DATEDESCRIPTIONCornell - MaplewoodPhase 2301 Maple Ave, Ithaca, NY 14850PRELIMINARY SITE PLANSUBMISSION08/16/24TOWN SWPPP SUBMISSION C105ASTORM STRUCTURETABLESE24-09AS SHOWN07-19-2024SCALEDATE ISSUEDPROJECT #REVISIONS#DATEDESCRIPTIONCornell - MaplewoodPhase 2301 Maple Ave, Ithaca, NY 14850PRELIMINARY SITE PLANSUBMISSION08/16/24TOWN SWPPP SUBMISSION BCDEFGAC106E24-09AS SHOWNESC PLAN:MOBILIZATIONSCALEDATE ISSUEDPROJECT #REVISIONS#DATEDESCRIPTIONCornell - MaplewoodPhase 2301 Maple Ave, Ithaca, NY 14850PRELIMINARY SITE PLANSUBMISSION07-19-202408/16/24TOWN SWPPP SUBMISSION BCDEFGAC107E24-09AS SHOWNESC PLAN:BUILDING D,E,GSCALEDATE ISSUEDPROJECT #REVISIONS#DATEDESCRIPTIONCornell - MaplewoodPhase 2301 Maple Ave, Ithaca, NY 14850PRELIMINARY SITE PLANSUBMISSION07-19-202408/16/24TOWN SWPPP SUBMISSION ABCDEFGC108E24-09AS SHOWNESC PLAN:BUILDING A,B,C,FSCALEDATE ISSUEDPROJECT #REVISIONS#DATEDESCRIPTIONCornell - MaplewoodPhase 2301 Maple Ave, Ithaca, NY 14850PRELIMINARY SITE PLANSUBMISSION07-19-202408/16/24TOWN SWPPP SUBMISSION ABCFEDGC109E24-09AS SHOWNESC PLAN:STABILIZATION PHASESCALEDATE ISSUEDPROJECT #REVISIONS#DATEDESCRIPTIONCornell - MaplewoodPhase 2301 Maple Ave, Ithaca, NY 14850PRELIMINARY SITE PLANSUBMISSION07-19-202408/16/24TOWN SWPPP SUBMISSION SCALEDATE ISSUEDPROJECT #REVISIONS#DATEDESCRIPTIONCornell - MaplewoodPhase 2301 Maple Ave, Ithaca, NY 14850PRELIMINARY SITE PLANSUBMISSIONC201DETAILSE24-09AS SHOWNUTILITY07-19-202408/16/24TOWN SWPPP SUBMISSION SCALEDATE ISSUEDPROJECT #REVISIONS#DATEDESCRIPTIONCornell - MaplewoodPhase 2301 Maple Ave, Ithaca, NY 14850PRELIMINARY SITE PLANSUBMISSIONC202DETAILSE24-09AS SHOWNSTORMSTORMWATERMANAGMENTPRACTICE:BIORETENTIONFILTERPROJECT ID: SPDESNYR-XXXXXXMUST BE MAINTAINED INACCORDANCE WITH O&M PLAN. DO NOT REMOVE OR ALTER.STORMWATERMANAGMENTPRACTICE:BELOW GRADEDETENTION SYSTEMPROJECT ID: SPDESNYR-XXXXXXMUST BE MAINTAINED INACCORDANCE WITH O&M PLAN. DO NOT REMOVE OR ALTER.07-19-202408/16/24TOWN SWPPP SUBMISSION SCALEDATE ISSUEDPROJECT #REVISIONS#DATEDESCRIPTIONCornell - MaplewoodPhase 2301 Maple Ave, Ithaca, NY 14850PRELIMINARY SITE PLANSUBMISSIONC203DETAILSE24-09AS SHOWN····ESC6" PERFORATED HDPERISER PIPETOP OFEMBANKMENTCONCRETE ANCHOR BLOCK ANDTIE ROD FOR HDPE BENDTEMPORARY NO. 2STONE BACKFILL TOTOP OF RISER PIPEEXISTING STORM SYSTEMTEMPORARY DIVERSIONSTRUCTURE WHERESHOWNNORMAL LOWPOOL6" HDPE PIPE. CONNECT TODIVERSION STRUCTURE ORCONNECT TO EXISTING STORMSYSTEM WITH FITTINGSAND/OR STRUCTURES ASNEEDEDEXISTING STORM PIPE···07-19-202408/16/24TOWN SWPPP SUBMISSION SCALEDATE ISSUEDPROJECT #REVISIONS#DATEDESCRIPTIONCornell - MaplewoodPhase 2301 Maple Ave, Ithaca, NY 14850PRELIMINARY SITE PLANSUBMISSIONWATERPROFILESC301E24-09AS SHOWN08-06-202408/16/24TOWN SWPPP SUBMISSION SCALEDATE ISSUEDPROJECT #REVISIONS#DATEDESCRIPTIONCornell - MaplewoodPhase 2301 Maple Ave, Ithaca, NY 14850PRELIMINARY SITE PLANSUBMISSIONWATERPROFILESC302E24-09AS SHOWN08-06-202408/16/24TOWN SWPPP SUBMISSION SCALEDATE ISSUEDPROJECT #REVISIONS#DATEDESCRIPTIONCornell - MaplewoodPhase 2301 Maple Ave, Ithaca, NY 14850PRELIMINARY SITE PLANSUBMISSIONC303E24-09AS SHOWN08-06-2024SANITARYPROFILES08/16/24TOWN SWPPP SUBMISSION SCALEDATE ISSUEDPROJECT #REVISIONS#DATEDESCRIPTIONCornell - MaplewoodPhase 2301 Maple Ave, Ithaca, NY 14850PRELIMINARY SITE PLANSUBMISSIONSTORMPROFILESC304E24-09AS SHOWN08-06-202408/16/24TOWN SWPPP SUBMISSION SCALEDATE ISSUEDPROJECT #REVISIONS#DATEDESCRIPTIONCornell - MaplewoodPhase 2301 Maple Ave, Ithaca, NY 14850PRELIMINARY SITE PLANSUBMISSIONSTORMPROFILESC305E24-09AS SHOWN08-06-202408/16/24TOWN SWPPP SUBMISSION SKETCH PLAN SUBMISSION06-11-2024 MAPLEWOOD II SITE CONTEXT PLANNING BOARD SPR08-26-2024 MAPLEWOOD II COMMUNITY OF 800 COMMUNITY OF 800+ COMMUNITY OF 1,672+ Isolated Ownership Scenario The Greystar Advantage SITE PLANNING APPROACH SKETCH PLAN SUBMISSION06-11-2024 MAPLEWOOD II SITE CONTEXT PLANNING BOARD SPR08-26-2024 MAPLEWOOD II SITE ORGANIZATION - ESTABLISH CONNECTIONS N BORDERLAND OPPORTUNITYMULTI-US E P A T H East Ithaca Recreational Trail Network East Ithaca Recreational Trail Network SKETCH PLAN SUBMISSION06-11-2024 MAPLEWOOD II SITE CONTEXT PLANNING BOARD SPR08-26-2024 MAPLEWOOD II SITE ORGANIZATION - LANDSCAPE INFORMS SITE COMPOSITIONS N Multi-Use Paths Vehicular SKETCH PLAN SUBMISSION06-11-2024 MAPLEWOOD II SITE CONTEXT PLANNING BOARD SPR08-26-2024 MAPLEWOOD II SITE ORGANIZATION - BUILDING COMMUNITY N Visual connections between community spaces EXISTING COMMUNITY CENTER PROPOSED COMMUNITY CENTER SKETCH PLAN SUBMISSION06-11-2024 MAPLEWOOD II SITE CONTEXT PLANNING BOARD SPR08-26-2024 MAPLEWOOD II BUILDING MASSING INDENT MIDDLE (SHALLOWER STUDIOS) CARVE A SOCIAL SPINE INTO CENTER SHEAR BARS AND ERODE CORNERS SIMPLE RECTANGLE 250’ 53’ SKETCH PLAN SUBMISSION06-11-2024 MAPLEWOOD II SITE CONTEXT PLANNING BOARD SPR08-26-2024 MAPLEWOOD II EXTERIOR MATERIALS INSPIRATION - RESIDENTIAL BUILDINGS STONE VENEER INSPIRED BY LOCAL GORGES • NATURAL STONE BASE GROUNDS THE BUILDING ON THE SLOPING SITE (COOLER NATURAL COLORS) • RECTANGULAR STONE REFERENCES THE LINEAR QUALITY OF NATURAL STONE GORGES FIBER CEMENT INSPIRED BY LOCAL FORESTS • FOREST TONES/TEXTURES (LIGHTER, WARMER NATURAL COLORS, EMPHASIZE VERTICALITY) • CEMENT PANELS AND TRIM IN A VARIETY OF COLORS AND WIDTHS SKETCH PLAN SUBMISSION06-11-2024 MAPLEWOOD II SITE CONTEXT PLANNING BOARD SPR08-26-2024 MAPLEWOOD II EXTERIOR MATERIALS INSPIRATION - COMMUNITY BUILDING POPS OF COLOR CELEBRATE COMMUNITY • VIBRANCE, CONTRAST, NATURAL BOLD EARTH COLORS • GLASS, FIBER CEMENT PANELS, EXPOSED MASS TIMBER COMPLEMENTED BY NATURAL STONE • WAYFINDING CAMPUS PRECEDENT - NOYES COMMUNITY CENTER SKETCH PLAN SUBMISSION06-11-2024 MAPLEWOOD II SITE CONTEXT PLANNING BOARD SPR08-26-2024 MAPLEWOOD II VIEW FROM PHASE 1 N A B C G D E F SKETCH PLAN SUBMISSION06-11-2024 MAPLEWOOD II SITE CONTEXT PLANNING BOARD SPR08-26-2024 MAPLEWOOD II VIEW OF CENTRAL GREEN FACING NORTH N A B C G D E F SKETCH PLAN SUBMISSION06-11-2024 MAPLEWOOD II SITE CONTEXT PLANNING BOARD SPR08-26-2024 MAPLEWOOD II VIEW OF CENTRAL GREEN FACING SOUTH TOWARDS PHASE 1 N A B C G D E F SKETCH PLAN SUBMISSION06-11-2024 MAPLEWOOD II SITE CONTEXT PLANNING BOARD SPR08-26-2024 MAPLEWOOD II VIEW HEADING WESTBOUND ON MAPLE AVE N A B C G D E F SKETCH PLAN SUBMISSION06-11-2024 MAPLEWOOD II SITE CONTEXT PLANNING BOARD SPR08-26-2024 MAPLEWOOD II VIEW FROM CROSSWALK ON MAPLE LOOKING SOUTH N A B C G D E F SKETCH PLAN SUBMISSION06-11-2024 MAPLEWOOD II SITE CONTEXT PLANNING BOARD SPR08-26-2024 MAPLEWOOD II VIEW OF WATER TANK FROM MAPLE AVE N A B C G D E F SKETCH PLAN SUBMISSION06-11-2024 MAPLEWOOD II SITE CONTEXT PLANNING BOARD SPR08-26-2024 MAPLEWOOD II VIEW HEADING EAST ON MAPLE AVE N A B C G D E F SKETCH PLAN SUBMISSION06-11-2024 MAPLEWOOD II SITE CONTEXT PLANNING BOARD SPR08-26-2024 MAPLEWOOD II BUILDING A BUILDING BBUILDING CBUILDING DBUILDING GBLDG FUNEXCAVATED BUILDING ABOVE BLDG EUNEXCAVATED BUILDING ABOVE 0' 30' 60' 90' A B C D E F G SCALE DATE ISSUEDPROJECT # REVISIONS # DATE DESCRIPTION DO NOT SCALE FROM THIS DRAWING. GENERAL CONTRACTOR TO VERIFY ALL DIMENSIONS AND IMMEDIATELY NOTIFY ARCHITECT OF ANY DISCREPANCIES.STATUSSEALKEY PLANGENERAL NOTES & LEGENDS1" = 30'-0"8/26/2024 9:40:02 AMxA101 GROUND FLOOR SITE PLAN 249007 Cornell - Maplewood Phase 2 301 Maple Ave, Ithaca, NY 14850 07-26-2024 SCHEMATIC DESIGN PROGRESSSITE PLAN - GROUND FLOOR BUILDING A ROOF BUILDING B ROOFBUILDING C ROOFBUILDING D ROOFBUILDING FBUILDING EROOF ROOF BUILDING GROOF BELO W 0' 30' 60' 90' SCALE DATE ISSUEDPROJECT # REVISIONS # DATE DESCRIPTION 1" = 30'-0"7/17/2024 6:51:27 PMA103 SPR TYPICAL FLOOR SITE PLAN 249007 Cornell - Maplewood Phase 2 301 Maple Ave, Ithaca, NY 14850 07-19-2024 PRELIMINARY SITE PLAN SUBMISSION 1" = 30'-0"1 Combined Top Floor / Roof Plans ASPHALT PAVING LANDSCAPE LEGEND ROOM LEGEND PAVERS CONCRETE PAVING LAWN MEADOW PLANT BED MULCH PATH BIO-INFILTRATION BASIN 0 BEDROOM UNIT 2 BEDROOM UNIT STUDY / AMENITY LEASING / MAIL MECH. / BOH 1 BEDROOM UNIT SKETCH PLAN SUBMISSION06-11-2024 MAPLEWOOD II SITE CONTEXT PLANNING BOARD SPR08-26-2024 MAPLEWOOD II BUILDING G RO O F BELO W BUILDING A BUILDING BBUILDING CBUILDING DBUILDING FBUILDING E0' 30' 60' 90' A B C D E F G SCALE DATE ISSUEDPROJECT # REVISIONS # DATE DESCRIPTION DO NOT SCALE FROM THIS DRAWING. GENERAL CONTRACTOR TO VERIFY ALL DIMENSIONS AND IMMEDIATELY NOTIFY ARCHITECT OF ANY DISCREPANCIES.STATUSSEALKEY PLANGENERAL NOTES & LEGENDS1" = 30'-0"8/26/2024 9:40:08 AMxA102 TYPICAL FLOOR SITE PLAN 249007 Cornell - Maplewood Phase 2 301 Maple Ave, Ithaca, NY 14850 07-26-2024 SCHEMATIC DESIGN PROGRESSSITE PLAN - TYPICAL FLOOR BUILDING A ROOF BUILDING B ROOFBUILDING C ROOFBUILDING D ROOFBUILDING FBUILDING EROOF ROOF BUILDING GROOF BELO W 0' 30' 60' 90' SCALE DATE ISSUEDPROJECT # REVISIONS # DATE DESCRIPTION 1" = 30'-0"7/17/2024 6:51:27 PMA103 SPR TYPICAL FLOOR SITE PLAN 249007 Cornell - Maplewood Phase 2 301 Maple Ave, Ithaca, NY 14850 07-19-2024 PRELIMINARY SITE PLAN SUBMISSION 1" = 30'-0"1 Combined Top Floor / Roof Plans ASPHALT PAVING LANDSCAPE LEGEND ROOM LEGEND PAVERS CONCRETE PAVING LAWN MEADOW PLANT BED MULCH PATH BIO-INFILTRATION BASIN 0 BEDROOM UNIT 2 BEDROOM UNIT STUDY / AMENITY LEASING / MAIL MECH. / BOH 1 BEDROOM UNIT SKETCH PLAN SUBMISSION06-11-2024 MAPLEWOOD II SITE CONTEXT PLANNING BOARD SPR08-26-2024 MAPLEWOOD II BUILDING A ROOF BUILDING B ROOFBUILDING C ROOFBUILDING D ROOFBUILDING FBUILDING EROOF ROOF BUILDING GROOF BELO W 0' 30' 60' 90' A B C D E F G SCALE DATE ISSUEDPROJECT # REVISIONS # DATE DESCRIPTION DO NOT SCALE FROM THIS DRAWING. GENERAL CONTRACTOR TO VERIFY ALL DIMENSIONS AND IMMEDIATELY NOTIFY ARCHITECT OF ANY DISCREPANCIES.STATUSSEALKEY PLANGENERAL NOTES & LEGENDS1" = 30'-0"8/26/2024 12:38:47 PMxA103 TOP FLOOR SITE PLAN 249007 Cornell - Maplewood Phase 2 301 Maple Ave, Ithaca, NY 14850 07-26-2024 SCHEMATIC DESIGN PROGRESSSITE PLAN - TOP FLOOR BUILDING A ROOF BUILDING B ROOFBUILDING C ROOFBUILDING D ROOFBUILDING FBUILDING EROOF ROOF BUILDING GROOF BELO W 0' 30' 60' 90' SCALE DATE ISSUEDPROJECT # REVISIONS # DATE DESCRIPTION 1" = 30'-0"7/17/2024 6:51:27 PMA103 SPR TYPICAL FLOOR SITE PLAN 249007 Cornell - Maplewood Phase 2 301 Maple Ave, Ithaca, NY 14850 07-19-2024 PRELIMINARY SITE PLAN SUBMISSION 1" = 30'-0"1 Combined Top Floor / Roof Plans ASPHALT PAVING LANDSCAPE LEGEND ROOM LEGEND PAVERS CONCRETE PAVING LAWN MEADOW PLANT BED MULCH PATH BIO-INFILTRATION BASIN 0 BEDROOM UNIT 2 BEDROOM UNIT STUDY / AMENITY LEASING / MAIL MECH. / BOH 1 BEDROOM UNIT SKETCH PLAN SUBMISSION06-11-2024 MAPLEWOOD II SITE CONTEXT PLANNING BOARD SPR08-26-2024 MAPLEWOOD II RECYCLING(12x24)BIKE STORAGE (20x30) A B F E D C G EXPANSION AREA WATER TANK T TTTT TMITCHELL FAMILY CEMETERY BIKE STORAGE (20x30) COMPACTO R (16x35) N 0'30'60'90' PO 1 249007 142 East State Street Suite B Ithaca NY 14850 SCALE DATE ISSUEDPROJECT # REVISIONS #DATE DESCRIPTION 249007 Cornell - Maplewood Phase 2 301 Maple Ave, Ithaca, NY 14850 08-15-2024 PRELIMINARY SITE PLAN SUBMISSION L-200 LANDSCAPE PLAN 1"=30'8/23/2024 4:49:09 PMPO 3 CD 1 CK 3 PO 1 QR 5 QR 5 AR 5 AR 2 LQ 5 PN 1 PN 1 ARC 3 QMU 1 PO 1 RM 1 JC 1 AL 3 PO 2 CKT 3 AMA 3 CC 3 JC 2 CCA 5 CC 3 CCA 5 QMU 1 ALL 5 AL 3 ALL 3 CK 3 AC 4 CKT 5 CGL 1 OV 5 AS 3 CO 4 AL 1 AL 1CCA 4 PRS 4 RM 1 AS 2 PRU 1 JV 5 TON 3 TA 1 QA 1 AL 1 LT 1 CO 3 CKT 3 CHV 1 LIGHTING SCHEDULE KEY TYPE MANUFACTURE R MODEL QTY*UNIT SPACING NOTE STREET & PEDESTRIAN LIGHT POLES CYCLONE LIGHTING LEVANTO - CLE17T4x-FGC-3-20W-4K; 20' POLE; BLACK POWDER COATED 78 EA ~80' O.C.MATCH MAPLEWOOD I *ALL QUANTITIES ARE APPROXIMATE. CONTRACTOR IS RESPONSIBLE FOR VERIFYING QUANTITIES NECESSARY TO PERFORM WORK PO 3 SEED SCHEDULE KEY TYPE DESCRIPTION QTY*UNIT NOTE STABILIZATION SEED MIX PER ACRE SEE E&SC NOTES & SPECIFICATIONS LAWN MIX PER ACRE MEADOW SEED MIX 1 PER ACRE MEADOW SEED MIX 2 PER ACRE MEADOW SEED MIX 3 PER ACRE *ALL QUANTITIES ARE APPROXIMATE. CONTRACTOR IS RESPONSIBLE FOR VERIFYING QUANTITIES NECESSARY TO PERFORM WORK MATERIALS SCHEDULE KEY MATERIAL QTY*UNIT NOTE ASPHALT PAVING (VEHICULAR)SF SEE CIVIL ASPHALT PAVING (PEDESTRIAN) SF SEE CIVIL CONCRETE PAVING SF SEE CIVIL LAWN SF SEE SEED SCHEDULE PLANT BED / NATURALIZE SF MULCH BED, PLANTED W/ NATIVE SHRUBS. SEE PLANT LIST MEADOW SF SEE SEED SCHEDULE BIOINFILTRATION BASIN SF SEE CIVIL DRAWINGS. PLANT W/ NATIVE SHRUBS. SEE PLANT LIST SEAT WALL / RETAINING WALL SFF QUARRY BLOCK, LOCALLY SOURCES, SUBMIT MATERIAL FOR APPROVAL, SEE CIVIL DRAWINGS MULCH PATH SF RUSTIC MULCH PATH/TRAIL, UN-PLANTED PAVERS SF SUBMIT PAVER MATERIALS FOR APPROVAL STAIR N/A SEE GRADING PLANS, SEE DETAILS CHAIN-LINK FENCE LF REPAIR AND/OR REPLACE EXISITING FENCE ON PROPERTY LINE SECURITY FENCE LF COATED BLACK CHAIN-LINK SECURITY FENCE, OR APPROVED EQUAL *ALL QUANTITIES ARE APPROXIMATE. CONTRACTOR IS RESPONSIBLE FOR VERIFYING QUANTITIES NECESSARY TO PERFORM WORK 1 2 3 4 5 6 7 8 9 10 11 12 13 1 1 1 1 1 1 1 1 1 2 2 2 2 2 2 2 2 2 2 2 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 4 4 4 4 4 5 5 55 4 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 7 7 7 7 7 7 77 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 9 10 10 10 10 11 11 11 11 IO 3 LT 2 CC 1 APN 3 AS 1 LT 1 AS 2 IO 1 AS 5 BNH 3 CCA 5 CC 3 CCA 1 CM 5 IO 2 IO 3 CCA 3 JV 6 TON 5 PS 3 CAT 4 CK 1 AC 1 AC 1 RM 1 QR 5 ACA 5 AMA 3 CD 3 JC 1 TA 1 CAT 2 CM 1 JC 2 CAT 5 CGL 1 CM 2 GB 1 CGL 1 CHV 2 GB 1 CHV 1 GB 1 GB 1 CKT 6 GB 1 RM 1 AMA 1 GB 1 CKT 3 GB 1 CHV 3TA 2 CC 1 CM 1 BNH 1 TA 1 BNH 1 CK 2 CM 1 CC 5 12 12 12 12 12 13 13 13 13 3 TA 1 CK 1 CK 4 OV 5 NS 1 5 5 10 10 10 GB 1 CHV 2 8/23/2024 LANDSCAPE SITE PLAN BUILDING A ROOF BUILDING B ROOFBUILDING C ROOFBUILDING D ROOFBUILDING FBUILDING EROOF ROOF BUILDING GROOF BELO W 0' 30' 60' 90' SCALE DATE ISSUEDPROJECT # REVISIONS # DATE DESCRIPTION 1" = 30'-0"7/17/2024 6:51:27 PMA103 SPR TYPICAL FLOOR SITE PLAN 249007 Cornell - Maplewood Phase 2 301 Maple Ave, Ithaca, NY 14850 07-19-2024 PRELIMINARY SITE PLANSUBMISSION 1" = 30'-0"1 Combined Top Floor / Roof Plans SKETCH PLAN SUBMISSION06-11-2024 MAPLEWOOD II SITE CONTEXT PLANNING BOARD SPR08-26-2024 MAPLEWOOD II BUILDING G 117'-11"13'-7" 117'-0"11'-8"BUILDING D 95'-6"18'-0"140'-7"57'-4"BUILDING E 87'-7"11'-0" 18'-0"137'-6"57'-4"MAPLE AVE PHASE I TOWNHOMES BUILDING C 98'-7"18'-0"137'-6"57'-4"68'-6"18'-0" 9'-1"57'-4"BUILDING F 148'-7"22'-6" MAPLEAVE PHASE I TOWNHOMES BUILDING B 16'-6"105'-6"57'-4"22'-1" BUILDING A 49'-1"57'-4"MAPLEAVE PHASE I APARTMENTS 135'-6"18'-0"95'-6" BUILDING A 57'-4"A B C D E F G A B C D E F G A B C D E F G A B C D E F G N N N N 0' 15' 30' 50' EXTERIOR MATERIALS LEGEND GLAZING (STOREFRONT AND VINYL WINDOWS) FIBER CEMENT STONE SYMBOLS LEGEND INFLECTION POINT SCALE DATE ISSUEDPROJECT # REVISIONS # DATE DESCRIPTION 1" = 30'-0"7/17/2024 6:52:48 PMA230 SITE ELEVATIONS FACING WEST, NORTH 249007 Cornell - Maplewood Phase 2 301 Maple Ave, Ithaca, NY 14850 07-19-2024 PRELIMINARY SITE PLAN SUBMISSION BUILDING G 117'-11"13'-7" 117'-0"11'-8"BUILDING D 95'-6"18'-0"140'-7"57'-4"BUILDING E 87'-7"11'-0" 18'-0"137'-6"57'-4"MAPLE AVE PHASE I TOWNHOMES BUILDING C 98'-7"18'-0"137'-6"57'-4"68'-6"18'-0" 9'-1"57'-4"BUILDING F 148'-7"22'-6" MAPLEAVE PHASE I TOWNHOMES BUILDING B 16'-6"105'-6"57'-4"22'-1" BUILDING A 49'-1"57'-4"MAPLEAVE PHASE I APARTMENTS 135'-6"18'-0"95'-6" BUILDING A 57'-4"A B C D E F G A B C D E F G A B C D E F G A B C D E F G N N N N 0' 15' 30' 50' EXTERIOR MATERIALS LEGEND GLAZING (STOREFRONT AND VINYL WINDOWS) FIBER CEMENT STONE SYMBOLS LEGEND INFLECTION POINT SCALE DATE ISSUEDPROJECT # REVISIONS # DATE DESCRIPTION 1" = 30'-0"7/17/2024 6:52:48 PMA230 SITE ELEVATIONS FACING WEST, NORTH 249007 Cornell - Maplewood Phase 2 301 Maple Ave, Ithaca, NY 14850 07-19-2024 PRELIMINARY SITE PLAN SUBMISSION BUILDING G 117'-11"13'-7" 117'-0"11'-8"BUILDING D 95'-6"18'-0"140'-7"57'-4"BUILDING E 87'-7"11'-0" 18'-0"137'-6"57'-4"MAPLE AVE PHASE I TOWNHOMES BUILDING C 98'-7"18'-0"137'-6"57'-4"68'-6"18'-0" 9'-1"57'-4"BUILDING F 148'-7"22'-6" MAPLEAVE PHASE I TOWNHOMES BUILDING B 16'-6"105'-6"57'-4"22'-1" BUILDING A 49'-1"57'-4"MAPLEAVE PHASE I APARTMENTS 135'-6"18'-0"95'-6" BUILDING A 57'-4"A B C D E F G A B C D E F G A B C D E F G A B C D E F G N N N N 0' 15' 30' 50' EXTERIOR MATERIALS LEGEND GLAZING (STOREFRONT AND VINYL WINDOWS) FIBER CEMENT STONE SYMBOLS LEGEND INFLECTION POINT SCALE DATE ISSUEDPROJECT # REVISIONS # DATE DESCRIPTION 1" = 30'-0"7/17/2024 6:52:48 PMA230 SITE ELEVATIONS FACING WEST, NORTH 249007 Cornell - Maplewood Phase 2 301 Maple Ave, Ithaca, NY 14850 07-19-2024 PRELIMINARY SITE PLAN SUBMISSION BUILDING ELEVATIONS SKETCH PLAN SUBMISSION06-11-2024 MAPLEWOOD II SITE CONTEXT PLANNING BOARD SPR08-26-2024 MAPLEWOOD II BUILDING G 117'-11"13'-7" 117'-0"11'-8"BUILDING D 95'-6"18'-0"140'-7"57'-4"BUILDING E 87'-7"11'-0" 18'-0"137'-6"57'-4"MAPLE AVE PHASE I TOWNHOMES BUILDING C 98'-7"18'-0"137'-6"57'-4"68'-6"18'-0" 9'-1"57'-4"BUILDING F 148'-7"22'-6" MAPLEAVE PHASE I TOWNHOMES BUILDING B 16'-6"105'-6"57'-4"22'-1" BUILDING A 49'-1"57'-4"MAPLEAVE PHASE I APARTMENTS 135'-6"18'-0"95'-6" BUILDING A 57'-4"A B C D E F G A B C D E F G A B C D E F G A B C D E F G N N N N 0' 15' 30' 50' EXTERIOR MATERIALS LEGEND GLAZING (STOREFRONT AND VINYL WINDOWS) FIBER CEMENT STONE SYMBOLS LEGEND INFLECTION POINT SCALE DATE ISSUEDPROJECT # REVISIONS # DATE DESCRIPTION 1" = 30'-0"7/17/2024 6:52:48 PMA230 SITE ELEVATIONS FACING WEST, NORTH 249007 Cornell - Maplewood Phase 2 301 Maple Ave, Ithaca, NY 14850 07-19-2024 PRELIMINARY SITE PLAN SUBMISSION BUILDING B 137'-6"7'-1"57'-4"88'-1"11'-2"57'-4"PHASE I TOWNHOMES 137'-6"10'-6"57'-4"BUILDING F MAPLEAVE 69'-7"3'-11"57'-4"PHASE I TOWNHOMES BUILDING C 95'-6"18'-0"140'-7"57'-4"PHASE I BUILDING A 137'-6"18'-0"98'-7"57'-4"BUILDING E 57'-4"54'-5" BUILDING F 57'-4"54'-5" A B C D E F G A B C D E F G A B C D E F G A B C D E F G N N N N BUILDING D 98'-7"18'-0"137'-6"57'-4"66'-0"13'-5" BUILDING G 62'-7" PHASE I COMMUNITY CENTER BUILDING E 95'-6"18'-0"140'-7"57'-4"MAPLE AVE 0' 15' 30' 50' EXTERIOR MATERIALS LEGEND GLAZING (STOREFRONT AND VINYL WINDOWS) FIBER CEMENT STONE SYMBOLS LEGEND INFLECTION POINT SCALE DATE ISSUEDPROJECT # REVISIONS # DATE DESCRIPTION 1" = 30'-0"7/17/2024 6:53:24 PMA231 SITE ELEVATIONS FACING EAST 249007 Cornell - Maplewood Phase 2 301 Maple Ave, Ithaca, NY 14850 07-19-2024 PRELIMINARY SITE PLAN SUBMISSION BUILDING G 117'-11"13'-7" 117'-0"11'-8"BUILDING D 95'-6"18'-0"140'-7"57'-4"BUILDING E 87'-7"11'-0" 18'-0"137'-6"57'-4"MAPLE AVE PHASE I TOWNHOMES BUILDING C 98'-7"18'-0"137'-6"57'-4"68'-6"18'-0" 9'-1"57'-4"BUILDING F 148'-7"22'-6" MAPLEAVE PHASE I TOWNHOMES BUILDING B 16'-6"105'-6"57'-4"22'-1" BUILDING A 49'-1"57'-4"MAPLEAVE PHASE I APARTMENTS 135'-6"18'-0"95'-6" BUILDING A 57'-4"A B C D E F G A B C D E F G A B C D E F G A B C D E F G N N N N 0' 15' 30' 50' EXTERIOR MATERIALS LEGEND GLAZING (STOREFRONT AND VINYL WINDOWS) FIBER CEMENT STONE SYMBOLS LEGEND INFLECTION POINT SCALE DATE ISSUEDPROJECT # REVISIONS # DATE DESCRIPTION 1" = 30'-0"7/17/2024 6:52:48 PMA230 SITE ELEVATIONS FACING WEST, NORTH 249007 Cornell - Maplewood Phase 2 301 Maple Ave, Ithaca, NY 14850 07-19-2024 PRELIMINARY SITE PLAN SUBMISSION BUILDING ELEVATIONS SKETCH PLAN SUBMISSION06-11-2024 MAPLEWOOD II SITE CONTEXT PLANNING BOARD SPR08-26-2024 MAPLEWOOD II VIEW FROM CORNER OF VETERANS PLACE AND MAPLE AVE N SKETCH PLAN SUBMISSION06-11-2024 MAPLEWOOD II SITE CONTEXT PLANNING BOARD SPR08-26-2024 MAPLEWOOD II VIEW HEADING EASTBOUND ON MAPLE AVE AT MAPLEWOOD PHASE 1 N SKETCH PLAN SUBMISSION06-11-2024 MAPLEWOOD II SITE CONTEXT PLANNING BOARD SPR08-26-2024 MAPLEWOOD II VIEW FROM MAPLE AVE. AND PINE TREE ROAD INTERSECTION N SKETCH PLAN SUBMISSION06-11-2024 MAPLEWOOD II SITE CONTEXT PLANNING BOARD SPR08-26-2024 MAPLEWOOD II VIEW FROM PINE TREE ROAD N SKETCH PLAN SUBMISSION06-11-2024 MAPLEWOOD II SITE CONTEXT PLANNING BOARD SPR08-26-2024 MAPLEWOOD II VIEW FROM ROUTE 366 N SKETCH PLAN SUBMISSION06-11-2024 MAPLEWOOD II SITE CONTEXT PLANNING BOARD SPR08-26-2024 MAPLEWOOD II BIRD SAFE GLASS DEPLOYMENT All window-wall facades found at the study lounges, building entryways, and the community center will use bird safe glass. This will be done with a film or frit. FRIT PATTERN FILM SKETCH PLAN SUBMISSION06-11-2024 MAPLEWOOD II SITE CONTEXT PLANNING BOARD SPR08-26-2024 MAPLEWOOD II MECHANICAL EQUIPMENT VISIBILITY FROM PHASE 1 The parapets on the buildings conceal the majority of the mechanical equipment on the roofs. The top of some equipment is only visible when viewed at a considerable distance from the buildings. SKETCH PLAN SUBMISSION06-11-2024 MAPLEWOOD II SITE CONTEXT PLANNING BOARD SPR08-26-2024 MAPLEWOOD II MAPLE AVE STREET SECTION - PHASE 1 EXISTING SKETCH PLAN SUBMISSION06-11-2024 MAPLEWOOD II SITE CONTEXT PLANNING BOARD SPR08-26-2024 MAPLEWOOD II MAPLE AVE STREET SECTION - PHASE 2 EXISTING SKETCH PLAN SUBMISSION06-11-2024 MAPLEWOOD II SITE CONTEXT PLANNING BOARD SPR08-26-2024 MAPLEWOOD II MAPLE AVE STREET SECTION - PHASE 2 PROPOSED