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HomeMy WebLinkAboutTB Packet 2018-03-26 Study Session of the Ithaca Town Board Monday, March 26, 2018 AGENDA 1. Continue discussion regarding Easement Management and developing a policy 2. Consider authorization for the acquisition of approximately 38+/- acres of real property on Culver Road from Finger Lakes Land Trust for the preservation of open space, and for completion of the transaction SEQR Authorization 3. Consider authorization for the Supervisor to execute easements associated with the Ellis Hollow Watermain and Tank project 4. Consider authorization for the Supervisor to sign an amendment to an existing contract for the easement maps associated with the Ellis Hollow Watermain and Tank project 5. Consider authorization to submit a grant application to New York State DOT Bridge NY for Town Line Road over Lick Brook bridge replacement BIN 3210050 6. Consider authorization for the Supervisor to sign a contract associated with the Route 96/Trumansburg Rd Pedestrian Corridor Study 7. Ratify appointment of Deputy Highway Superintendent—Rich Tenkate 8. Committee Reports a. P&O b. Planning c. Public Works d. Budget e. Ad Hoc Committees 9. Consider approval of Town of Ithaca Abstract 10. Review of Correspondence 11. Adjournment I.:I-ET Likes Lan 'Fru st „ VA 202 Eist C owt Strep^t L� dU7as:a,hScrw Yarlr.14850 w Tel:(6t17)275-9 tEC'7 ( Fa^:.(607)275-0037 y� working to pr'ofect the unturart i0egrity of the,Fiugor Lakc�Region. January 3,2018 Mr. Bill Goodman Supervisor,Town of Ithaca 215 N.Tioga St. Ithaca,NY 14850 Dear Bill: The Finger Lakes Land Trust recently completed the acquisition of the 73.6 acre Babcock property— located on Culver Road within the proposed West Hill Wildway. As per our previous discussions,the Land Trust hopes that the Town will consider purchasing the western portion of the property(37.99 acres,as delineated in the enclosed survey)as an addition to its adjacent conservation lands. The Land Trust intends to sell the eastern portion (35.64 acres)to a private individual,subject to a perpetual conservation easement that will prohibit subdivision and limit development to a single home and associated outbuildings. The Land Trust seeks $96,312.00 from the Town for the purchase of the western portion of the property. This is less than the land's appraised fair market value and the proposed price reflects the tract's proportional share of the Land Trust's purchase of the entire tract($180,000)as well as half of the cost of the property survey and appraisal(totaling$4,200). 1 have enclosed a copy of the survey, appraisal,and a map highlighting the Babcock tract's proximity to existing conservation lands for your review. Please don't hesitate to contact me if you have any questions or would like to discuss. Thanks very much for yo ' artnership and your consideration of this proposal. Sincerely, ter.. Andrew E. Z ExecutiveQj ire or fk"V d t*.qxt 1.-.nRa fl: hags @fflLorgg Websdte: anranrw.ff h,org; } � `» ± \ }»...... 2\/ GI^ Culver d &qtr>\\\: ? A \ / � 0 400 8 1,600 » \ ��. .». < APPRAISAL REPORT BABCOCK PROPERTY CULVER ROAD TOWN OF ITHACA TOMPEI NS COUNTY,NEW YORK MADE FOR: Andrew Zepp Executive Director Finger Lakes Land Trust,Inc. 202 East Court Street Ithaca,New York 14850 PREPARED BY: Kenneth V. Gardner II NORTH EASTAPPRAISALS&MANAGEMENT CO.,INC. PO Box 4805 Ithaca,New York 14852-4805 (607)272-9500 DATE OF VALUATION: September 12, 2017 north east appraisals north east l appraisals S ManucEMEWCO.M September 20,2017 Andrew Zepp Executive Director Finger Lakes Land Trust,Inc. 202 East Court Street Ithaca,New York 14850 RE: Appraisal Report—Babcock Property, Culver Road,Town of Ithaca,Tompkins County,New York Dear Andy: In accordance with your request,I have made an appraisal of the above referenced property which includes a total land area of 72.1 acres with extensive frontage on the northeasterly side of Culver Road, a short distance northwest of its intersection with Bostwick Road. As instructed, this appraisal analyzes the market value of the property as 2 parcels in part defined by the property's noncontiguous frontage that will likely be marketed separately. Parcel 1 includes approximately 37.7 acres and makes up the northwesterly portion of the property,while Parcel l includes 34.4 acres of the southeasterly portion of the property. The property is currently owned by Babcock Enterprises and can be further identified as Town of Ithaca Tax Parcel#31.-1-14.2. The objective of this assignment is to estimate the market value of Parcel 1 and Parcel 2 as of the date of valuation. This report will be utilized by the Finger Lakes Land Trust,Inc. for future marketing efforts. The property is currently owned by Babcock Enterprises but is under contract with Finger Lakes Land Trust,Inc. The following appraisal report presents summary discussions of the data,reasoning and analysis developed as part of the appraisal process supporting the opinion of value. I have personally inspected the subject property and I have made a careful investigation of matters pertinent to the estimate of market value. Based on my analysis,it is my opinion that the market value of the subject property as of September 12,2017 was: , � WIM:;.� PO Box 4805 Ithaca, NY 14852-4805 (607)272-9500 nea9500@earthlink.net Page 2 Andrew Zepp September 20,2017 This appraisal is subject to the Assumptions and Limiting Conditions set forth on the following pages. Attached is my appraisal report. Very truly yours, NORTHEAST APPRAISALS&MANAGEMENT CO., INC. Kenneth V. Gardner 11,President Certified General Real Estate Appraiser N.Y.S. ID#46000006334 KVG/vcg Attachment north east appraisals s EWCG.= TABLE OF CONTENTS PAGE Certification of the Appraiser Underlying Assumptions and Limiting Conditions Summary of Salient Facts and Important Conclusions Identification of the Subject Property .......................................... 1 Objective and Intended Use of the Appraisal ................................. 1 Assignment Conditions,Limitations&Extraordinary Assumptions ...... 1 Property Rights Appraised ....................................................... 2 Appraisal Process .................................................................. 2 Scopeof Work...................................................................... 3 Definition of Market Value ....................................................... 3 AreaAnalysis ....................................................................... 4 Description of the Market Area ................................................... 6 Description of the Subject Property .............................................. 6 Zoning ................................................................................ 11 Assessment and Taxes .............................................................. I 1 Ownership and Sales History ......................................................11 Special Risk Factors ............................................................... 12 Highest and Best Use Analysis .................................................. 12 Marketing Period and Exposure Time .......................................... 13 Methods of Valuation ............................................................ 13 Sales Comparison Approach .................................................. 13 Final Value Conclusion and Summary ......................................... 23 Addenda............................................................................ 24 north east appraisals a mawaEmEnn�canuc CERTIFICATION I,THE UNDERSIGNED,DO HEREBY CERTIFY THAT: I have no interest,either present or contemplated, in the subject property; I have no personal bias with respect to the subject matter of this appraisal report or the parties involved; I have personally inspected the property appraised herein; I have personally prepared the analysis,conclusions and opinions concerning real estate that are set forth in this appraisal unless otherwise stated; The statements contained in this report and upon which the opinions are based are true and correct to the best of my knowledge and belief-, All limiting conditions imposed by the terms of my assignment or by the undersigned which affect the analyses,opinion and conclusions in this report are contained herein; Employment in and compensation for making this appraisal are in no way contingent upon a requested minimum valuation, a specific valuation or the approval of a loan. I certify that,to the best of my knowledge and belief,the reported analyses, opinions and conclusions were developed, and this report has been prepared,in conformity with the requirements of the Code of Professional Ethics and the Standards of Professional Appraisal Practice of the Appraisal Institute. I certify that the use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. This report has been made in conformity with the Uniform Standard of Professional Appraisal Practice of the Appraisal Foundation and specifically is in compliance with the Competency Provision of the Uniform Standards. The appraiser is competent to undertake the appraisal assignment that is the subject of this report based on his achievement of voluntary certification as General Real Estate Appraiser with the State of New York and his previous experience in valuing similar properties. Unless otherwise disclosed within the Competency Statement section of this report I have performed no appraisal or consulting services in connection with the subject property within 5 years preceding the acceptance of this assignment. enneth V. Gardner Il Certified General R.E.Appraiser N.Y.S. ID#46000006334 north east appraisals 6 MANAGEMENT C0.lNC. UNDERLYINGASS UMPTIONSAND LIMITING CONDITIONS This appraisal report has been made with the following assumptions and limiting conditions. 1. It is assumed that the legal description as obtained from public records is correct. No responsibility is assumed for matters legal in nature, and title to the property is assumed to be good and marketable unless otherwise stated. 2. Unless otherwise stated,the property is appraised free and clear of any or all liens or encumbrances. 3. The information finished by others is believed to be reliable but I assume no responsibility for its accuracy. Responsible ownership and competent property management is assumed. 4. The plot plans and exhibits in this report are included only to assist the reader in visualizing the property. I have made no engineering survey of the property. 5. Observed condition of the foundation,roof,exterior walls,interior walls, floors,heating system,plumbing,insulation,electrical service, and all mechanicals and construction is based on a reasonable inspection unless otherwise stated. The appraiser is not a licensed building inspector. The structures and mechanicals were not checked for building code violations,and it is assumed that all buildings meet applicable building codes unless so stated in report. 6. Some items such as conditions behind walls, above ceilings,behind locked doors,or under the ground are not readily apparent nor easily accessible and therefore were not inspected. The existence of insulation,if any,was determined based on conversations with others and/or circumstantial evidence. Since it is not exposed to view,the accuracy of any statements about insulation cannot be guaranteed. 7. Wells and septic systems,if any, are assumed to be in good working condition and/or sufficient size and capacity for the stated highest and best use unless otherwise stated. 8. It is assumed that all applicable zoning and use regulations and restrictions have been complied with,unless a non-conformity has been stated,defined,and considered in the appraisal report. Information and analysis shown in this report concerning these items are based on a reasonable investigation,but any significant question should be addressed to local zoning or land use officials and/or an attorney. 9. Possession of this report or a copy thereof does not carry with it the right of publication nor may it be used for any purpose by anyone but the client without the previous written consent of the appraiser and the client,then only with proper qualification. rPjnorth east appraisals 6 M.......M.W. 10. The appraiser herein by reason of this appraisal is not required to give future consultation, testimony,or be in attendance in court with reference to the property in question unless arrangements have been previously made therefore. 11. The distribution,if any, of the total valuation in this report between land and improvements applies only under the stated program of utilization. The separate valuations for land and buildings must not be used in conjunction with other appraisals and are invalid if so used. 12. Unless otherwise stated,personal property has not been included in this report. 13. Disclosure of the contents of this report is governed by the By-Laws and Regulations of the Appraisal Institute. Neither all nor any part of the contents of this report(especially any conclusions as to value,the identity of the appraiser or the firm with which he is connected, or any reference to the Appraisal Institute or the M.A.I.designation)shall be disseminated to the public through advertising,public relations,news, sales or other media without the prior written consent and approval of the author and client. 14.The value estimated in this report is based on the assumption that the property is not negatively affected by the existence of hazardous substances or detrimental environmental conditions unless otherwise stated. The appraiser is not an expert in the identification of hazardous substances or detrimental environmental conditions. It is possible that tests and inspections made by a qualified hazardous substance and environmental expert would reveal the existence of hazardous materials and environmental conditions on or around the property that would negatively affect its value. 15. The appraiser is not qualified to judge whether the property complies with laws such as the Americans with Disabilities Act of 1990, Clean Air Act of 1990,Clean Water Act, Endangered Species Act,etc.or any subsequent revisions to any of these laws. Employee health and safety concerns as per the Occupational Safety&Health Administration(OSHA) are also assumed to be in compliance with current regulations and standards unless specifically addressed in this report. 10 north east appraisals s MMAGEMsn,rca.M.. SUMMARY OF SALIENT FACTS AND IMPORTANT CONCLUSIONS OWNER: Babcock Enterprises Under Contract To Finger Lakes Land Trust,Inc. LOCATION: Culver Road,Town of Ithaca,Tompkins County,New York TYPE OF PROPERTY: Residential/Recreational Development Acreage LAND AREA: Parcel I—37.7 Acres Parcel 2—34.4 Acres BUILDING IMPROVEMENTS: None LAND IMPROVEMENTS: Water, Sewer,Gas,Electricity Service Available At Road Frontage PROPERTY RIGHTS APPRAISED: Fee Simple DATE OF INSPECTION: September 12,2017 DATE OF VALUATION: September 12,2017 REPORT PREPARATION: September 2017 VALUE ESTIMATES VIA: Parcell Parcel VIA COST APPROACH: Not Applicable Not Applicable VIA SALES COMPARISON APPROACH: $123,000 $112,000 VIA INCOME APPROACH: Not Applicable Not Applicable FINAL MARKET VALUE ESTIMATE: $123,000 $112,000 north east appraisals s ntamaaemaurcoAU 1 IDENTIFICATION OF THE SUBJECT PROPERTY The subject property includes a total land area of 72.1 acres located on the northeasterly side of Culver Road, a short distance north of its intersection with Bostwick Road in the Town of Ithaca, Tompkins County,New York. This appraisal analysis considers the total land area divided into 2 parcels in part defined by the existing road frontage. Parcel 1 is estimated to have a land area of approximately 37.7 acres while Parcel 2 will have a land area of approximately 34.4 acres. This property has very good development potential due to its extensive road frontage and is in an area where extensive acreage has been conserved. The property is currently owned by Babcock Enterprises but is under contract to be sold to the Finger Lakes Land Trust,Inc. The property can be further identified as Town of Ithaca Tax Parcel#31.-1-14.2. OBJECTIVE AND INTENDED USE OF THE APPRAISAL The objective of this appraisal is to estimate the market value of the subject property as 2 separate parcels having a land area of 37.7 acres and 34.4 acres,respectively. This report is being prepared at the request of the Finger Lakes Land Trust,Inc. and will be utilized to provide pertinent information to assist in the future marketing of these properties. ASSIGNMENT CONDITIONS,LEWTATIONS&EXTRAORDINARY ASSUMPTIONS In accordance with USPAP Standards Rule 2-1 (c)and 2-2(d)(x), the appraiser must disclose conditions,limitations or assumptions that may influence the assignment results. Any restrictions or limitations imposed by the client or resulting from the nature of the assignment may also affect the assignment results. Any conditions, limitations or assumptions that may affect the appraisal analysis and/or value conclusion either by prior agreement with the client, situation unique to the property being appraised or practical considerations are set forth below. Understanding these conditions,limitations or assumptions is essential to avoid misleading conclusions and to insure a credible appraisal analysis. Restrictions or Limitations Imposed by the Client and/or Assignment—None Extraordinary Assumptions Defined—An assumption directly related to a specific assignment which if found to be false could alter the appraiser's opinions or conclusions. Extraordinary assumptions presume as fact otherwise on certain information about physical,legal or economic characteristics of the subject property; or about conditions external to the property,such as market conditions or trends;or about the integrity of the data used in the analysis. An extraordinary assumption may be used in an appraisal only if it is required to properly develop credible opinions and conclusions;there is a reasonable basis for the extraordinary assumption;and the use of the extraordinary assumption results in a credible analysis. Extraordinary Assumptions Required For This Assignment—None. Hypothetical Conditions Defined—That which is contrary to what exists but is supposed for the purpose of analysis. Hypothetical conditions assume conditions contrary to known facts about physical,. legal or economic characteristics of the subject property;or about conditions external to the property, such as market conditions or trends;or about the integrity of the data used in the analysis. A hypothetical condition may be used in an assignment only if the use of the hypothetical condition is clearly required for legal purposes,for the purpose of reasonable analysis,or for the purpose of comparison;and the use of the hypothetical condition results in a credible analysis. Hypothetical Conditions Required For This Assignment—A survey of the subject property as a whole or divided was not avair total land north east appraisals s AMMOEMNrco.m c area is based on an estimate provided by the Finger Lakes Land Trust,Inc. The division of the property is estimated based on the mapping provided. Until a survey is prepared,the exact acreage of Parcel l and Parcel 2 cannot be confirmed. COMPETENCY STATEMENT Prior to accepting this appraisal assignment,the appraiser was informed by the intended user as to the nature of the subject property,its location and the scope of the work required for the appraisal assignment. Based on the appraiser's understanding of the appraisal problem,it was determined that the appraiser has the knowledge and experience to complete this assignment competently. Reference is made to the appraiser's qualifications included in the Addenda of this report. No previous appraisal or consulting reports involving the subject property have been prepared by this appraiser within the last 5 years. PROPERTY RIGHTS APPRAISED This appraisal estimates the market value of the fee simple interest assuming all rights of ownership normally conveyed with no liens or encumbrances on the future use of the property. APPRAISAL PROCESS The market value of the subject property will be estimated in this appraisal. In estimating value of any commodity in the open marketplace, supply and demand must be considered. Value is attributed to the interaction between demand and supply. A differentiation is made between economic price and appraised value. The primary consideration of the difference is that of imperfection. A strictly economic analysis of price and value are synonymous because the assumption is made of perfect market conditions and competition. In any appraisal analysis,the realization is made that there is a substantial amount of market imperfection. This may produce a disparity between value and price. Another basic component of market or appraised value is productivity. More specifically,value is the present worth of anticipated future benefits from the real estate asset. This best reflects income producing property. Value in exchange is another facet or component of market value that is contingent upon certain conditions. These conditions are outlined as follows: 1) There must be informed buyers and sellers involved in the transaction. 2) The buyers and sellers must be relatively free or independent of common interest. 3) All behavior in the transaction must be rational. Satisfaction must generally be maximized. 4) Time lags must be recognized to take into account changes in market conditions. 5) The most obvious utilization of highest and best use at the time of the sale must be recognized. 6) Objectivity by the investor is essential. /1Drtl7 East appraisals a n+anwcstmvr comic. 3 In this appraisal analysis,the three standard approaches to value have been considered. These include the Cost Approach, Sales Comparison Approach and Income Approach. The application and relevance of each of these approaches to value will be discussed later in this report. Based on the indicators of value provided by the applicable valuation techniques,the final conclusion of value is based on the reconciliation of the applicable approaches to value dependent upon the strength and/or weakness of each approach. SCOPE OF WORK The scope of work for this assignment is the type and extent ofthe research and analysis performed to complete this appraisal. Property Inspection The subject property includes a total of 72.1 acres of residentiaVrecreational development acreage. This appraisal analysis considers the total land area divided into 2 parcels,in part defined by the existing road frontage of 37.7 acres and 34.4 acres,respectively. An inspection of the subject property was conducted by the appraiser. Photographs depicting the property were taken at that time. Please refer to the UnderijdngAssumptions and Limiting Conditions of the appraisal concerning the limitations of a property inspection. Market Investigation and Data Researched General information concerning the area from which the subject property is located has been compiled from numerous sources including real estate professionals and municipal employees, published data and personal observations. Comparable sales and/or rental data used in this appraisal represents the best comparable and verifiable data known to be available in the market. Primary collection sources are the offices of North East Appraisals&Management Co.,Inc.,the Board of Realtor Multiple Listing Service,Assessors and several website databases. Data is confirmed by-primary and/or secondary sources including but not limited to parties of the transaction,deeds,municipal records,lenders,brokers and other sources. Information provided by others is believed to be reliable and is corroborated to the extent possible. Appraisal Analysis This appraisal report is made specifically for the Finger Lakes Land Trust,Inc. The appraisal analysis performed for this report is intended to meet or exceed the standards of the Appraisal Institute and the Uniform Standards of Professional Appraisal Practice. The market data compiled for this assignment has been analyzed in accordance with the objectives of the Uniform Standards of Professional Appraisal Practice to arrive at credible conclusions and estimates of value. DEFINITION OF MARKET VALUE Market value can be defined as the most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale,the buyer and seller each acting prudently and knowledgeably,and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: 1) buyer and seller are typically north east appraisals s ftWAS eENra AC.. 4 motivated; 2) both parties are well informed or well advised,and each acting in what he/she considers his/her own best interest; 3) a reasonable time is allowed for exposure in the open market; 4) payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and 5) the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale. Source. Appraisallnstitute, The Dictionary ofReal Estate Appraisal,Fourth Edition(Chicago.Appraisal institute 2002) 178. AREA ANALYSIS The subject property is located in the Town of Ithaca approximately 1 mile southwest of the City of Ithaca. The City of Ithaca is centrally located in Tompkins County. It is the county seat and main business center of the area The topography is generally rolling hills,which descends to the Cayuga Lake Basin where the City of Ithaca is situated. Ithaca is 55 miles southwest of Syracuse,90 miles southeast of Rochester,35 miles north of Elmira and 50 miles northwest of Binghamton. Tompkins County had a 2016 population of approximately 104,871 which represents a 3.2% increase over its 2010 population of 101,594. The population of the City of Ithaca has increased approximately 2.5%during that same period and is currently at approximately 30,756 people. During the last decade,the largest increase in population occurred in the Town of Ithaca Three of the largest employers in Tompkins County include Cornell University,Ithaca City School District and Ithaca College. This base of employment in education provides stability to the local economy. The largest industrial employer is Borg Warner Automotive,Inc.producing timing and transmission chains. Other local major employers include Cayuga Medical Center, Tompkins County and Wegmans. Tompkins County has consistently benefited from an unemployment rate ranking among the lowest in the state. There are excellent educational facilities in the area headed by Cornell University with a student population of approximately 21,200, including graduate students. Ithaca College has a student population of approximately 6,400. Both are four year co-educational institutions. Tompkins- Cortland Community College(TC3), located in Dryden,is a two year college with approximately 3,800 undergraduate students. In addition,the Ithaca Public School System is a member of the Associated Public School System,a select group of about 300 top secondary schools in the US. Principal highways are New York State Route 13,which runs from Cortland through Ithaca to Elmira,and New York State Routes 34, 89 and 96, which run north and south through the county. New York State Route 79 runs east and west through the county. Ithaca is also located on the New York State Barge Canal System via Cayuga Lake. 10 north east appraisals 6AWAY OWMC0,M 5 € 9. ' L% Lansi 8a Lorne f 6 � I a �s6wwd j temM.4ev g n 9^`rw^,�Y -^ i4�sm � mF�l+ Marc Cz mr x i wo i.IT ACA 79 5 Etlft ld .. ,.. •� � 966 ""rY N r � VMeet `--. .' ,i. �lda�l mwuaaauu n. r^.N WW N^wi. R r� i <32 Sbta r"ri�a i v S like ;am�a,ww 8 f �r j�,9ob 'AN Stab r ! <r�rR i � • s —%-+�.. Cha,W� ro a� d 1 ba 18Fi �� �t'y ly� 'tau n @- owa YW 4YmY 1� " 0 ppy'''",lW�p�'( Rm�IyG1pPYYm l-. �eW I ry w i —� an6y Sys ; ,.�... 1 ,,a 40 I o , z 6 Cultural and recreational facilities are provided through active community organizations,as well as through Cornell University and Ithaca College. Major symphonies, touring artists,etc.visit the city under various auspices. Schoelkopf Field at Comell University has seating for over 20,000 persons. Other recreational facilities are available through various public marinas,as well as Allen H. Treman State Marina, Stewart Park, Cass Park,Robert H. Treman State Park,Buttermilk Falls State Park,Taughannock Fall State Park in the Town of Ulysses and the Connecticut Hill Wildlife Area, etc. Additional area information is included in the Addenda of this report. DESCRIPTION OF THE MARKET AREA The subject property is located approximately 1 mile southwest of the City of Ithaca in a mixed use suburban marketing area,just west of the Elmira Road corridor. Elmira Road combines NYS Routes 13,34 and 96 as they converge through the City of Ithaca State Route 13A(Five Mile Drive) intersects with Bostwick Road,a short distance east of the subject property and provides a bypass for traffic from the'Elmira Road corridor to the West End of the City of Ithaca Commercial and light industrial development in this area is confined primarily to the immediate Elmira Road corridor,however near the subject property on Bostwick Road is the location of the Tompkins County Highway Department as well as the school bus garage for the Ithaca City School District. Surrounding the subject property development includes a mixture of residential, agricultural and recreational uses. Recognizing the demand for residential development,a high percentage of the acreage in this area has been preserved by the Finger Lakes Land Trust,Inc, Cornell University and/or the Town of Ithaca. Residential development continues to occur sprawling in all directions from the City of Ithaca Although the subject property is in a Conservation Zoning District,it has significant potential for development because of its extensive road frontage on Culver Road. In the immediate area there are several examples of residential subdivisions as well as scattered residential sites taking advantage of existing road frontage.. Property values for all segments of the market have shown favorable increases over the last 10 years;however,in recent years the trend appears to have been relatively stable. DESCRIPTION OF THE SUBJECT PROPERTY Parcel I This portion of the subject property includes approximately 37.7 acres based on the available mapping. It includes the northwesterly portion of the property and has approximately 1,990' of frontage on the northeasterly side of Culver Road. The land slopes mildly to moderately in topography and includes a mixture of wooded and open land. Parcel 2 This property includes 34.4 acres of land making up the southeasterly portion of the subject property. The parcel is extremely irregular in shape and has approximately 1,699' of frontage on the northeasterly side of Culver Road. This land is generally moderately sloping in topography north east appraisals 6 MANAGEMEMCa1NC, ' Property of Babcock Enterprisess Finger Lakes Land Trust GIS 7 72.1 acres I Parcel#31.-l-14.2 ""�c� "p 7/20/2017 Tompkins Co,Town of Ithaca 230 Culver Rd, Ithaca, NY 14850 ye 2015 Imagery Mailing address: 125 Gentry Gate,Alpharetta,GA 30022 ° y Feet 0 250 500 1,000 1,500 2,00( OGLE , E ' v z l � Babcock parcel FLLT Preserves FLLT Easements Municipal open space lands t Cornell Botanic Gardens Natural Areas AF NYS Parks r, ase � Aerial Map f m n a.. map center.42'25'47.45,-76'32'37-21 OR 719ft 14378 a n ■ H Tompkins County wt WSUKqty"w New York ��Ykc AA xw APd+uncrnm 5 I 9118/2017 FOM b"M WGOMbyF8M 5aW1Y PAWq a of WiFNIOL 1 . . . . . . . . tl���r F 7r � ., � .^s � ..rr�— :,��� � �,� h � I,�ly � �1 � �. ��" " 4 tl fie"$�•�, �` � ,4� � r �� i i � [y 7 M �y i � .� � � � 41 4 I f M IY Y � � ��( vyyy yiYL "y '�' �'�"�'� i �.'+.�.b'�,��/'*,.yam "M �' �, v ryl �'IyL'V4���L� yy,,�� 4 � !^*w+ i � 1� � i r�L,M wH, ., %rr.V .,I .r ry hYY aa w '*� ,. .,.y' �' �'° � � '��a a x� �,� , ,., ��I ,� ��: 4. "+`' "„ f �,,�,'w„,r� � � , ,� � =-- yk.. �, 'W A#If,4.aw ,�Y^'^�,y'�,I�:�v�16^�umr.� � q.�"qv -.w m T r� � ��i��,� . ���� „��. , . � � � � � �yy � � ..���x . yam 1_ � � �/ /� \ �_ ur j lj � �1„ � I � i 9/1812017 Soil Map Soils Map 10 pp. �,,,...Elm Sit-Ex d- Lea BgC.... ,,., d HdA Bg d HdCK ,,. 777 BoBtwl%19C HdC. F.,� 77 dD tal Inc. d Stale: New York U E County, Tompkins HdA Location: 42°25'47.45,-76*32'37.21 Township. Ithaca tido Acres: 72.32 Hd Date: 9/1812017 HRHs x umrxweaar Elli?gi surety, w+ ®2017 AadDala,Inc. Soilsee providea by USCIA and NKCS. Oy,OYaMca16Y +swA�tlma,cmn s Area Symbol:NY109.Soil Area Version:11 Non•Irr Grass Trefoil Percent Alfalfa Com Grass Winter Irish Code Soo Description Aces orlield class hay Con silage hay Ile9Y me Pasture Oals ,sheat Wheal potatoes grass Howard gravelly loam„5 HdC to 15 percent simple 14.71 20.3% Zile 4 68 14 3 5 56 30 slopes HdA Howard gravelly loam,0 13.10 18.1% Its 4 79 16 3 5 60 34 to 5 percent slopes BgC Bath and Valois ad 6 to 11.78 18,3% Ille 3 96 17 2 4 8 33 18 2 12 15 percent all HdD Howard gravelly loam,15 9.41 13.0% IVa 3 60 12 2 4 49 26 to 25 percent slopes Hudson slily day loam,6 HsC3 to 12 percent slopes, 5.80 8.0% IVa 4 16 3 7 52 36 3 eroded Langford channery silt LaB loam,2 to 8 percent 5.48 7.6% 11w 3 68 2 4 52 30 202 dopes Pits Phelps gravely sift loam, 2.861 4.0% Ile 82 16 4 7 71 41 3 to 8 percent slopes Howard gravelly loam,5 HdCK to 15 percent complex 2.71 3.7% Ilia 4 68 14 3 5 56 30 slopes Howard and Palmyra HpE soils,25 to 35 percent 1.90 2.6% Via slopes GP I Gravel pits 1.29 1.8% Bath and Valois soils,15 BgO to 25 percent slopes, 1.25 1.7% IVa 2 74 11.2 2 4 6 28 16 eroded Hudson silty day loam, HsD3 12 to 20 percent slopes, 1.25 1.7% IVe 3 14 2 6 48 28 2 eroded HpF Howard and Palmyra 0.77 1.1% Vile with some areas that are rather steep. The majority of the parcel is open land with only limited areas of woods. Attractive views are available to the southeast ZONING The subject property is located in the C, Conservation Zoning District. In part,the purpose of the Conservation Zoning District is to recognize areas having natural features of significance that should be preserved. Primary uses permitted within the Conservation District include single family and 2 family dwellings as well as agricultural uses and forestry. The minimum lot size for a single family residence is 7 acres with 300' of road frontage. A copy of the zoning map and excerpts from the zoning ordinance are included in the Addenda of this report. ASSESSMENT AND TAXES The subject property is identified as Town of Ithaca Tax Parcel#31.-1-14.2. This parcel is assessed as having a land area of only 60.2 acres compared to the 72.1 acres estimated by the mapping available for this assignment. It is currently assessed for$96,500, which is reported to be representative of 100%full value. Estimated real estate taxes are approximately$2,970. It should be noted that based on a review of recent sales activity, the assessed valuation of properties compared to their sale prices varies widely. OWNERSHIP AND SALES HISTORY The subject property is currently owned by Babcock Enterprises evidenced by a deed recorded in the Tompkins County Clerk's Office at Liber 2507 Page 3495. There have been no transfers of the subject property within 10 years of the date of valuation. PURCHASE OR LISTING AGREEMENT To my knowledge the property has not been listed for sale. A purchase contract has been executed for the sale of the property to the Finger Lakes Land Trust, Inc. The reported contract price is$180,000. The Finger Lakes Land Trust,Inc.has been active in this area preserving land. Often land is transferred to the Finger Lakes Land Trust, Inc. based on some or all of the consideration for the property as a charitable contribution. Based on market activity,the contract price appears to be below market. FLOOD ZONE The subject property is located in an area designated as having a minimal risk of flooding. north east appraisals 12 OCCUPANCY AND CURRENT LEASES Both Parcel 1 and Parcel 2 are vacant land. There are no known lease agreements that affect the marketability of the subject property. SPECIAL RISK FACTORS It is assumed that there are no detrimental environmental conditions that adversely affect the marketability of the subject property. This Firm and the individual appraiser are not qualified to conduct an environmental audit,which would be required to detect such conditions if they exist. HIGHEST AND BEST USE ANALYSIS Highest and best use can be defined as that reasonable and probable use that will support the highest present value,as defined, as of the effective date of the appraisal. Alternatively,it can be defined as that use from among reasonably probable and legal alternative uses found to be physically possible,appropriately supported,financially feasible and which results in the highest land value. The definition immediately above applies specifically to the highest and best use of land. It is to be recognized that in cases where a site has existing improvements on it,the highest and best use may very well be determined to be different from the existing use. The existing use will continue;however,unless and until land value in its highest and best use exceeds the total value of the property in its existing use. Implied within these definitions are acknowledgments of the contribution of that specific use to community environment or to community development goals in addition to wealth maximization of individual property owners. The highest and best use of the subject property must meet four criteria. The highest and best use must be 1)physically possible, 2)legally permissible, 3)financially feasible and 4) maximally productive. The subject property includes a total land area of 72.1 acres on the northeasterly side of Culver Road in a suburban market area approximately 1 mile southwest of the City of Ithaca. This area has been under residential development pressure for a number of years as a result of its convenient location and proximity to support services. As a result,considerable residential development has occurred throughout the area in small subdivisions as well as on scattered sites utilizing existing road frontage. The subject property is well suited for development as it has extensive road frontage. It is located in an area zoned Conservation District which allows development on sites having a minimum size of 7 acre,which is consistent with market demand. The property is in an area where extensive acreage has been preserved recognizing the unique natural features of the area. north east appraisals e ntaiwwa�nur canuc. 13 In my opinion, the highest and best use of the subject property is as residential/recreational development acreage. MARKETING PERIOD AND EXPOSURE TIME Considering the physical characteristics of the subject property and the economic conditions of this area,the marketing period and exposure time for the subject property is estimated to be up to one year. This conclusion is based on the current marketing conditions,discussions with real estate professionals and the analysis of comparable sales data METHODS OF VALUATION The Sales Comparison Approach has been relied upon to estimate the value of the subject property. The Cost and Income Approaches are not applicable to the valuation of this type of property and are therefore not used. SALES COMPARISON APPROACH The Sales Comparison Approach is the process of analyzing sales of similar,recently sold properties in order to derive an indication of the most probable sale price of the property being appraised. The reliability of this technique is dependent upon: a the availability of comparable sales data, b. the verification of sales data, c. the degree of comparability, and d. the absence of non-typical conditions affecting sale price. Market Investieation To estimate the market value of the subject property as defined in this report,a market investigation was conducted to identify sales of similar residential/recreational development acreage in this market area The market investigation focused on properties within the Town of Ithaca as well as the Town of Enfield with similar proximity to the City of Ithaca The proximity to the City of Ithaca appears to have the most significant influence on land values. The result of this market investigation is set forth on the following table. Sales#1 through#12 reflect a broad array of properties including residential building lots as well as large parcels of residential/recreational acreage. These sales define the market for the subject property. north east appraisals 14 SUMMARY OF �U&-R-EL,-T-ACII—VITY Analyzed Sale# Location Sale Date Price Acreage Price/Acre 1 Bostwick Road 05/13/16 $18,300 1.14 $16,053/Acre T/Enfield#1.0:1-18.63 2 Seven Mile Drive 05/11/15 $38,000 1.6D $23,750/Acre T/Ithaca#32.-2-15 3 Seven Mile Drive 0326/13 $38,000 1.84 $20,652/Acre T/Ithaca#32.-2-14 4 Calkins Road 0625/15 $30,000 3.00 $10,000/Ave T/Ithaca#33.-14.12 5 Calkins Road 06/01/15 $30,000 3.00 $10,000/Ave T/Ithaca#33.-14.13 6 Bostwick Road 01/15/16 $64,000 5.86 $10,922/Ave T/Ithaca#32:2-3.23 7 Elmira Road 0421/15 $111,000 20.42 $5,436/Ave T/Newfield#4-1-672 8 Coddington Road 02/16/17 $135,000 45.47 $2,969/Ave T/Ithaca#46.-1-15.222 9 Mecklenburg Road 02/01/16 $140,000 45.76 $3,059/Acre T/Enfield 99.-2-5.2 10 Culver Road 05/13/16 $159,900 61.78 $2,588/Ave T/Ithaca#32-1-9 11 Bundy Road 02/09/17 $305,000 66.98 $4,554/Acre T/Ithaca#24.4-62 12 Mecklenburg Road 02/10/17 $426,369 12920 $3,300/Ave T/Ithaca#28.-1-10.412 Sales#8,#9,#10 and#11 were selected as being the most representative of the market for the subject property as Parcels 1 and 2. It should be recognized that Sales 48,#10 and#11 are also located in the Town of Ithaca while Sale#9 is located in the Town of Enfield,a short distance from the Town of Ithaca municipal boundary. Sale#10 is particularly relevant as it involves a recent sale of residential/recreational acreage also fronting on Culver Road. These sales are summarized and analyzed on the following sales comparison table. Adjustments are considered to reflect variations in rights conveyed,conditions of sale,market trend,locational characteristics,parcel size,access/frontage, utilities,zoning as well as other factors. north east appraisals S MAWGEMENT CG.1M I µ � 887 ., Lansi . Cie C q l — iYas 1 ayu 6Y.E.a^ b •, am.. } Hae 1.0DYEm N d�tl�Y•11� n"�t f :rTi" 9 clmm •r.r� p r wM I 1 � ITHACA d' iNoacr®Im U Neld a `W R Oi ect 27� 9 i' wm ivalu �• d ., ' v t•YCfILL. RMN•t.WLL � l �¢/ 5 'b�1�`-` I lin 1 v '�' � H r1'i i Ili �`C0•b l�'� _ ° r `=s (160, � .131 �' 0 k8 vme{dlu s•e»•m 94 1 HM -- , anny 88 IN �. , NORTH EAST APPRAISALS&MANAGEMENT CO.,INC. rrHACA, NEW YORK 1 SALE INFORMATION SALE # 8 TYPE OF PROPERTY Residential/Recreational Acreage LOCATION Coddington Road TAX MAP NO. 46.-1-15.222 (Street/Road) Ithaca Tompkins NY (City/Village) (Town) (County) (State) GRANTOR May, Eleanor GRANTEE Bar en. Frederick DATE OF CONTRACT 02/16/17 DATE RECORDED 02/16/17 Liber 2017 Page 1743 INDICATED SALE PRICE $135.000 VERIFIED SALE PRICE $135.000 VERIFIED Grantee/Public Records SERVICES W/S/G/E ZONING LDR/C COMMENTS: DESCRIPTION: Location: Southwesterly side of Coddington Road adjacent to a residential subdivision and lands of the The Nature Conservancy. Type: Residential/Recreational Access: Limited Acreage Size: 45.47 Acres Features: Open and wooded land bisected by powerline Topography: Mild to moderate Improvements: None slopes Sale Analysis $135,000 _ 45.47 Acres = $2,969/Acre p �y ll n i u l/r c wm �/fir G/ h v µ �. F � 'f' 4 ✓n N (ifj'M G/k M Qjh u M xy M ti-Wu^i*u ao ti i 17 NORTH EAST APPRAISALS &MANAGEMENT CO., INC.,ITHACA NEW YORK SALE INFORMATION SALE # 9 TYPE OF PROPERTY Residential/Recreational Acreage LOCATION Mecklenburg Road TAX MAP NO. 9.-2-5.2 (Street/Road) Enfield Tompkins NY (City/Village) (Town) (County) (State) GRANTOR Baker, James GRANTEE Zimmerman. Alvin DATE OF CONTRACT 02/01/16 DATE RECORDED 02/01/16 Uber 2016 Page 1133 INDICATED SALE PRICE $140.000 VERIFIED SALE PRICE$140.000 VERIFIED Grantee/Public Records SERVICES E/T ZONING None COMMENTS: DESCRIPTION: Location: Southern side of Mecklenburg Road a short distance west of the Town of Ithaca municipal boundary. Type: Residential/Recreational Access: Limited frontage Acreage Size: 45.76 Acres Features: Open agricultural land Topography: Mildly sloping Improvements: None Sale Analysis $140,000 _ 45.76 Acres = $3,059/Acre I� lu�i�'NiV1��, rf ?V Ou � 9��i • t "� 7Y r/ I I � n r'� kin ' -45.67 i►� pp r� 18 NORTH EAST APPRAISALS&MANAGEMENT CO., INC. ITHACA NEW YORK SALE INFORMATION SALE # 10 TYPE OF PROPERTY Residential/Recreational Acreage LOCATION Culver& Bostwick Roads TAX MAP NO. 32.-1-9* (Street/Road) Ithaca Tompkins NY (City/Village) (Town) (County) (State) GRANTOR _Meigs, Marcia GRANTEE Town of Ithaca DATE OF CONTRACT 05/13/16 DATE RECORDED 05/16/16 Liber 2016 Page 5177 INDICATED SALE PRICE $159.900 VERIFIED SALE PRICE $159.900 VERIFIED Grantee/Public Records SERVICES W/S/G/E ZONING C COMMENTS: * Also includes T/Ithaca Tax Parcels #31.-6-1.22 & #31.-6-1.23 DESCRIPTION: Location: Near intersection of Culver Road and Bostwick Road 1 mile southwest of the City of Ithaca. Type: Residential/Recreational Access: Limited to eastern portion of Acreage the property Size: 61.78 Acres Features: Mostly wooded Topography: Moderate to steep Improvements: None slopes Sale Analysis $159,900 _ 61.78 Acres = $2,588/Acre 11/4 I �n � / U - i0 i A I 7 ✓ 1 737 } l ••137 F. M \J 19 NORTH EAST APPRAISALS &MANAGEMENT CO., INC., rrHACA, NEW YORK SALE INFORMATION SALE # 11 TYPE OF PROPERTY Residential/Recreational Acreage LOCATION Bundy Road TAX MAP NO. 24.-4-6.2 (Street/Road) Ithaca Tompkins NY (City/Village) (Town) (County) (State) GRANTOR GY Corporation GRANTEE Ka on, Fredric DATE OF CONTRACT_02/09/17 DATE RECORDED 02/09/17 Liber]7� ,, Page 1490 INDICATED SALE PRICE $305.000 VERIFIED SALE PRICE $305.000 VERIFIED Grantee/Public Records SERVICES W/S/G/E ZONING MDR COMMENTS: DESCRIPTION: Location: Northwestern portion of Town of Ithaca just west of NYS Route 96. Type: Residential Development Access: Good frontage on 2 roads Acreage Size: 66.98 Acres Features: Open land with views Topography: Mildly sloping Improvements: None Sale Analysis $305,000 _ 66.98 Acres = $4,554/Acre \\Q. •�w� �� U18 �4 L{{' y 7.1 138 198 138 -60�d - `fir 138 u ' ' w N r M1 � V � 6 ter•„ q��C 20 SALES COMPARISON TABLE ResidendallRecreadonaiDevelopmentAcreage Parcel I ....... -S-U-e-ct- "--Sa-1e#8 Sale#11 ._. _111W� ............ GRANTORMa Baker C ....................................................................... .................. GRANTEEBarken Zimmerman T/Ithaca Kardon ................ LOCATION Culver Road Coddington Road Mecklenburg Rd. Culver Road Bundy Road T/Itbaca T/Ithaca T/Enfield T/Ithaca T/Ithaca TAX PARCEL# P/O 031.4-14.2 #46.-11-15.222 #9.-2-52 #32.4-9 #24.-".2 SALE YDATE -WA—� �VW�7 �7AI116 7�511311C �V091ff SALE PRICE N/A $135000 $140 $159,900 �000 $305000 ............. ACREAGE 37.7d:Ac. 45.47 Ac. 45.76 Ac. 61.78 Ac. 66.98 Ac. SERVICES E -g—-" -'WI—SIGIE'" �MG ZONING C LDR/C None C MDR FRONTAGE Good Limited Avemae Limited Good .......... ............ -—----- Analyzed Price/Acre N/A $2,969/Acre S3,059/Acre S2,588/Acre S4,554/Acre Rights Conveyed Fee Simple FS S2,969/Acre FS S3,059/Acre FS$2,588/Acre FS 54,554/Acre Conditions of Sale Normal $2,969/Acre $3,059/Acre $2,588/Acre $4,554/Acre Market Trend Stable13 $2 9691Acre $3 ......... —,059/Acre . .......I2,5188lAcro..................W-1"/ c-re- ............. .............. ... . ................ ........... ----........... ...................... Location 0 0 0 -10 Size 0 0 +10 +10 Access/Frontage +15 +10 +15 0 Utilities - 5 0 0 -15 Zoning 0 0 0 -15 Other 0 -A 0 0 Net Adjustments +10 +10 +25 30 ANALYZED PRICE S3,266/Acre $3,365/Acre $3 U5/Acre 1.188/Acre .............. Adjustments Rights Conveyed-All sales are fee simple transfers requiring no adjustments. Conditions of Sale-All sales are arms-length market transfers with no unusual circumstances influencing the price. No adjustments are necessary. Market Trend-The examination of sales activity occurring in this market area suggests that property values have remained relatively stable. All sales have occurred within 20 months of the date of valuation. No adjustment for market trend is wan-anted. Location-Sales#8,#9 and#10 are located in similar competing areas therefore no adjustments are warranted. Sale#11 is located in an area where significant multi family and commercial development has occurred requiring a minus adjustment. Size-Sales#8 and#9 include relatively similar in size parcels requiring no adjustments. Sales#10 and#11 are larger parcels therefore plus adjustments are made since larger parcels of residential/recreational acreage typically sell at a lower pricelacre. north east appraisals 21 Access/Frontage—Sales#8,#9 and#10 have inferior access and/or frontage compared to the subject property therefore plus adjustments are made. No adjustment is necessary for Sale #11. Utilities—Sales#9 and#10 are located in areas with similar utilities requiring no adjustments. Sales#8 and#11 are located in areas with superior services requiring plus adjustments. Zoning—No adjustments are necessary for Sales#8, #9 and#10. Sale#11 is located in an area that is zoned for a much higher density of development,requiring a minus adjustment. Other—No adjustments are necessary. Comparable Sales#8,#9,#10 and#11 indicate values of$3,266/Acre,$3,365/Acre, $3,235/Acre and$3,188/Acre,respectively. Based on the analysis of these sales,it is my opinion that the value of Parcel 1 including 37.7 acres as of September 12,2017 Was$3,250/Acre or$123,000 (37.7 Acres x$3,250/Acre=$122,525;Call $123,000). SALES COMPARISON TABLE ResidentiaURecreational Development Acreage Parcell #11 _ ... mmµ .... ...- GRANTOR BakerMei - GY GRANTEE - Barken Zimmerman _T/Ithaca Kardon _ . LOCATION wmwmw Culver Road Cuddington Road Mecklenburg Rd. Culver Road Bundy Road T/Ithaca T/Ithaca T/Enfield T/Ithaca T/Ithaca TAX PARCEL# P/O#31-1-14.2 #46-1-15.222 #9-2-5.2 #32:lA #24.-4-6.2 -�.. _ . �.. �._ mwmwmw _ __- SALE DATE N/A 02/l6/l7 02/01/16 05/13/16 02/09/17 SALE PRICE„ N/A _5135000 ffi140,000 $159900 m' $305.000 m wml ACREAGE 34.41 Ac. 45.47 Ac. 45.76 Ac, 61.78 Ac. 66.98 Ac. SERVICES___..,....-..m ...,..W..m.W�em.- �..�..w. �,.. n..... E W/F/G E E W/S/G/E ZONING C LDR/C None C MDR FRONTAGE Good Limited Averee Limited _ Good YTR _ Anal d Price/Acre N/A $2,w.. 969/Acre $3,059/Acre $2,588/Aae $4,554/Acre�� - Rights Conveyed Fee Simple FS$2,969/Acre FS$3,059/Acre FS$2,588/Acre FS$4,554/Acre Conditions of Sale Normal $2,969/Acre $3,059/Acre $2,588/Acre $4,554/Acre Market Trend Stable $2 969/Acre $3,059/Acre-.,.w $2 588/Acre $4 554/Acre ,e w.,,_._..._..... �.....w �. ._. Adlmatme��°,✓d � ,, Location 0 0 0 10 Size 0 0 +10 +10 Access/Frontage +15 +10 +15 0 Utilities - 5 0 0 -15 Zoning 0 0 0 - 15 Other 0 0 0 0 Net Adjustments +10 +10 +25 -30 ANALYZED PRICE.m $3t266/Acre _ $3365/Acre S3r235/Acre ,_. $3 188/p`cre............a . north east appraisals a nwnuicanourw.rnrc.. 22 Adjustments Rights Conveyed—All sales are fee simple transfers requiring no adjustments. Conditions of Sale—All sales are arms-length market transfers with no unusual circumstances influencing the price. No adjustments are necessary. Market Trend—The examination of sales activity occurring in this market area suggests that property values have remained relatively stable. All sales have occurred within 20 months of the date of valuation. No adjustment for market trend is warranted Location—Sales#8,#9 and#10 are located in similar competing areas therefore no adjustments are warranted. Sale#11 is located in an area where significant multi family and commercial development has occurred requiring a minus adjustment. Size—Sales#8 and#9 include relatively similar in size parcels requiring no adjustments. Sales#10 and#I I are larger parcels therefore plus adjustments are made since larger parcels of residential/recreational acreage typically sell at a lower price/acre. Access/Frontage—Sales#8,#9 and#10 have inferior access and/or frontage compared to the subject property therefore plus adjustments are made. No adjustment is necessary for Sale #11. Utilities—Sales#9 and#10 are located in areas with similar utilities requiring no adjustments. Sales#8 and#11 are located in areas with superior public services requiring plus adjustments. Zoning—No adjustments are necessary for Sales#8,#9 and#10. Sale#11 is located in an area that is zoned for a much higher density of development,requiring a minus adjustment. Other—No adjustments are necessary. Comparable Sales#8,#9,#10 and#11 indicate values of$3,266/Acre,$3,365/Acre, $3,235/Acre and$3,188/Acre,respectively. Based on the analysis of these sales,it is my opinion that the value of Parcel 2 including 34.4 acres as of September 12,2017 was$3,250/Acre or$112,000 (34.4 Acres x $3,250/Acre=$111,800; Call $112,000). ............. north east appraisals ,,, &MANAMMENTODAC 23 FINAL VALUE CONCLUSION AND SUMMARY The Sales Comparison Approach is relied upon to estimate the market value of Parcell and Parcel 2. These parcels have relatively similar characteristics. Parcel l has generally a more favorable topography which is offset by superior views available from portions of Parcel 2. Based on the Sales Comparison Approach,it is my opinion that the value of the following parcels as of September 12,2017 was: north east appraisals 6 MANAGENEM COMIC. 24 ADDENDA PAGE Subject Property Assessment Information ................................. 25 Zoning Information ............................................................ 28 Tompkins County Profile ...................................................... 39 Appraiser's Qualifications .................................................... 47 north east appraisals 6 MMUSSWEW COANC. 8/9/2017 Printer Friendly Report-Image Male Online 25 Q��es co` ~� Property Description Report For: 230 Culver Rd, Municipality of Ithaca Status: Active Roll Section: Taxable Swig: 503089 Tax Map ID it: 31.-l-14.2 No Photo Available Property Class: 322-Rural vac>30 Site., RES 1 In Ag. District: No Site Property Class: 322- Rural vac>10 Zoning Code: - Neighborhood Code: 30020 Total Acreage/Size: 60.20 School District: Ithaca Land Assessment,. 2017-$96,500 Total Assessment: 2017- $96,500 Full Market Value: 2017-$96,500 Equalization Rate: --- Property Desc: Deed Book: 2507 Deed Page: 3495 Grid East: 830934 Grid North: 885596 Area Living Area: 0 sq.ft. First Story Area: 0 sq. ft Second Story Area: 0 sq.ft. Half Story Area: 0 sq. IL Additional Story Area: 0 sq. ft. 3/4 Story Area: 0 sq. fL Finished Basement: 0 sq.ft. Number of Stories: 0 Finished Rec Room 0 sq. ft. Finished Area Over 0 sq. ft Garage Structure Building Style: 0 Bathrooms(Full- Half): 0 - 0 Bedrooms: 0 Kitchens: 0 Fireplaces: 0 Basement Type: 0 Porch Type: 0 Porch Area: 0.00 Basement Garage Cap: 0 Attached Garage Cap: 0.00 sq. ft. Overall Condition: 0 Overall Grade: Year Built: 8/9/2017 Printer Friendly Report-Image Mate Online 26 Owners Owner Information Not Available Sales Property Sale Value Arms Addl. Deed Book Sale Date Price Class Type Prior Owner Usable Length Parcels and Page 6/5/2002 $1 322 - Land Babcock, No No Yes 2507/3495 Rural Only John vac>10 Utilities Sewer Type: None Water Supply: None Utilities: Electric Heat Type: 0 Fuel Type: 0 Central Air: No Improvements Structure Size Grade Condition Year Land Types Type Size primary 1.00 acres Residual 59.20 acres Special Districts for 2017 Description Units Percent Type Value FD301-Ithaca fire 1 0 0% 0 S0300-Ithaca sewer 0 0% 0 W0300-Ithaca 0 0% 0 water Taxes Year Description Amount *Taxes reflect exemptions, but may not include recent changes in assessment. 27 11 llj s oa "Se p i Y6 u r t Y` LiiIIIIIIiil �11,11 �i�tla it}4! F�ei;tt zs E8 �n o�'pe 5 m mi CL O N _m mj' m N Jill Ng y�p \ _•�q c 3 K m f E E lj E m E �P'� n�R•$m g V $ rc g a m Eo pE E ¢ E ro U T Uo gg rR E mRL a E O m m a x3 3 m11 E 5. n'� y. .55 _ f > ozo a0 asgci a r Qo �{ 9 23 �oBRi� al 6 0 $m i it 911912017 Town of Ithaca,NY Conservation Zones 29 Article V: Conservation Zones §270-10 Purpose. A. It is the purpose of the Conservation Zone to preserve the outstanding natural features in certain areas of the Town, as described in the Town of Ithaca Comprehensive Plan,as amended from time to time,and to provide a regulatory framework through which development can occur with minimal negative environmental impact in these areas.Among the natural values and ecological Importance of these areas are their diversity as a plant and wildlife habitat, their existence as biological corridors,their importance for natural drainage features,,their scenic views and rural character,and their importance as an educational and recreational resource. In addition, certain lands in the Conservation Zones contain large areas of steep slopes,wetlands,highly erodible or poorly drained soils and, in one instance,the City of Ithaca water supply,which must be taken into consideration in planning for future development [Aimended 1-11-2.G1"°9.1 by L-11... No 1-299'10;3-12-2W2.by P....9. No 3-2012.] B. It is a further purpose of the Conservation Zone to preserve existing areas of contiguous open space, prevent unnecessary destruction of woodland areas, preserve natural stormwater retention and water quality functions, preserve existing and potential agricultural land and promote appropriate development densities and flexibility of design and development of land. Developers should be encouraged to use mechanisms to accomplish these objectives. Such mechanisms could Include enlarged buffer areas,conservation easements,deed restrictions,and public or semipublic land dedications. [Ame"ded 1.1'p 2010 by 11...9.. No1-2010] C. Certain of the areas included in Conservation Zones, in recognition of their natural and ecological significance, have been designated by the Tompkins County Environmental Management Council as Unique Natural Areas. It is a further purpose of this Conservation Zone to preserve the natural resources and scenic beauty of the areas to promote tourism as an important economic benefit to the Town of Ithaca. §270-11 Permitted principal uses. In a Conservation Zone, no building shall be erected or extended and no land or building or part thereof shall be used for other than any of the following purposes: A. A one-family dwelling,except a mobile home,to be occupied by no more than: (i) One family,or (2) One family plus no more than one boarder,roomer,lodger or other occupant. B. A two-family dwelling provided that: (i) Each dwelling unit is occupied by no more than one family;and (2) The floor area of the second dwelling unit Is not more than So%of the floor area excluding the basement of the primary dwelling unit except where the second dwelling unit is constructed entirely within the basement area, it may exceed So% C. Garden,nursery or farm. D. Roadside stand or other structure, not exceeding Soo square feet of enclosed space, for the display and sale of farm or nursery products related to farming and as a seasonal convenience to the owner or owners of the land.Any such stand shall be located a minimum of 30 feet from the street line,in such a manner as to permit safe access and egress for automobiles, and parking off the highway right-of-way. E. Forest management and other forest resource uses.Timber harvesting shall be subject to the requirements in§27o-22L.. [Amended 3-12-2012 by L.L.No.3-2012] F. Public water supply. IV G. Small wind energy facilities,subject to the limitations on small wind energy facilities set forth in§27o-219.4. [Added 6-11-2006 by L.L.No, 13-20061 H. In addition to the uses of barns as principal buildings on farm lots pursuant to Subsection C,a barn building that is at least 50 years old may be a principal building on a lot that is not used as a farm. Any such building may be used for any of the permitted principal uses in the Conservation Zone,subject to the requirements in this article and chapter.Notwithstanding the prohibition in § 270-226 against more than one principal building on a lot, a building permit may be issued for construction of another principal building on the lot, provided that the barn building becomes an accessory building to the other building upon issuance of a certificate of compliance for the other building. If a barn building becomes an accessory building pursuant to this provision, its uses as an accessory building are subject to the requirements of this article and chapter. [Added 3-112017 by L.L. No, 6 2017] §270-12 Principal uses authorized by special permit only. The following uses are permitted in a Conservation Zone, but only upon receipt of a special permit for same from the Planning Board in accordance with the procedures set forth in this chapter: A. Church or other places of worship. B. Public, parochial and private schools, public library, public museum, day-care center, nursery school, hospital, and any Institution of higher learning including dormitory accommodations. [Amended 612-7.006 by L.L. No.9-20061 C. Publicly owned park or playground,including accessory buildings and improvements. D. Fre station or other public building necessary to the protection of or the servicing of a neighborhood. E. Roadside stand or other structure,exceeding Soo square feet but not more than 2,5oo square feet of enclosed space,for the display and sale of farm or nursery products related to farming and as a seasonal convenience to the owner or owners of the land.The majority of the products sold at such stand shall be,or be derived from, products produced on the farm on which the roadside stand is located.Any such stand shall be located a minimum of 30 feet from the street line,in such a manner as to permit safe access and egress for automobiles,and parking off the highway right-of-way. F. Bed-and-breakfaust,. G. Equestrian facility,provided that adequate provision is made to prevent nuisance to adjoining properties and provided: [Added 8-1-2005 by I..L. No.'7...200S] (t) The lot size is at least two acres(three acres if public sewers are not available); (2) There is a nonoccupied and unused buffer of at least 50 feet around the perimeter of the lot; (3) Any building in which farm aniimals are kept shall beat least too feet from any lot line or street One;and (4) No manure shall be stored within too feet of any lot line or street line. H. Deposit,removal or moving of earth,fill or related products consisting of more than so cubic yards of material on any parcel in any one year,as described and regulated in§270-217 of this chapter. [Added 3-12-2012 by U.._. No..3-2012] §270-13 Additional requirements for special permit. The application for a special permit for any of the uses set forth in the immediately preceding section shall be made to the Planning Board.Any required site plan shall conform to the requirements of,and be subject to the procedures contained in Article XXIII. No building permit shall be issued unless the proposed structure is in accordance with the final site plan approved by the Planning Board. In determining whether to grant a special permit, the Planning Board shall consider the matters set forth elsewhere in this chapter and in addition shall grant a special permit for any of theabove uses only if it can be demonstrated that 9/192017 Town of Ithaca,NY Conservation Zones A. The proposal is consistent with the goals and objectives of the Conservation Zone, as enumerated in the purpose section relating to this zone B. The proposal provides adequate measures to control stormwater runoff and minimae erosion and sedimentation; C. The project includes adequate measures to protect surface and groundwaters from direct or indirect pollution;and D. Off-street parking facilities are adequately buffered to minimize visual and noise impacts on surrounding areas, and are designed to minimize the increase in impervious surfaces on the site. §270-14 Permitted accessory buildings or uses. The following accessory buildings or uses are permitted as of right in a Conservation Zone: A. Accessory buildings customarily incidental to the above permitted uses. B. Home occupations,subject to the limitations on home occupations set forth in§27o-2.19.2. [Amended 2-12-2007 by 11...6- Na. 1-2007] C. Wildlife rehabilitation operation as defined and regulated under six NYCRR Part i84,provided that no noise,dust,disorder,or objectionable odor is experienced (as a result of that use) beyond the boundary lines of the property where such use is conducted,and that no more than three additional persons not residing on the premises may be employed. D. Day-care homes,family day-care homes,and group family day-care homes. E. Adult day-care facilities serving no more than four clients at any one time. F. The keeping of household pets in a dwelling unit or other location adjacent to or accessory to a dwelling unit (e.g.,outside doghouse, etc) provided that no more than three household pets shall be kept outside of dwelling units unless a greater number is authorized by special approval of the Zoning Board of Appeals. G. Amateur radio facilities,subject to the limitations on amateur radio facilities set forth in§27o-2ig.3• [Added 8.13-2007 by LL. No."7-2007) H. Small wind energy facilities,subject to the limitations on small wind energy facilities set forth in§2.70-2.19.4. (Added 8-11-2008 try L No fi3-2008[ I. Timber harvesting,subject to the requirements in§27o-22L. [Added 3-12-2012 by LL No,3-2012[ J. The keeping of domestic animals in accessory buildings,provided that no such building shall be nearer than 30 feet to any lot line of any adjoining owner,and further provided that there shall be no raising of fur-bearing animals,or kennels for more than three dogs over six months old. [Added 8-8-2016 by L.L. Peso. &.2016] §270-15 Accessory buildings and uses authorized by special approval only. The following accessory buildings or uses are permitted in a Conservation Zone,but only upon receipt of a special approval for same from the Board of Appeals in accordance with the procedures set forth in this chapter. A. Elder cottages. B. A second dwelling unit in a building other than the principal building,provided that: (1) All of the general criteria set forth elsewhere in this chapter for the Issuance of a special approval have been satisfied; (2) The location of the second dwelling,and the building in which it is located,does not adversely Impact in any significant manner the adjoining neighbors; (3) The building containing such second dwelling is located at least 50 feet from any side boundary of the lot, and is not constructed in any required front yard; 9/1912017 Town of Ithaca,NY Conservation Zones 32 (4) There is adequate off-street parking for the proposed number of occupants,including occupants of both the principal building and the dwelling unit for which special approval is sought; (5) The floor area of the second dwelling(inclusive of floor area on all floors dedicated to such dwelling) does not exceed so%of the floor area of the primary dwelling on the lot; (6) The second dwelling is located in a building that is accessory to the principal dwelling; (7) The building containing the primary dwelling does not contain more than one dwelling.and (8) There are no elder cottages or other buildings on the lot containing dwellings other than the building containing the primary dwelling and the building for which special approval is sought §270-16 Height limitations. Except as may be specifically otherwise authorized in this chapter,in Conservation Zones no nonagricultural building shall exceed 38 feet in height from lowest interior grade nor 36 feet in height from lowest exterior grade,and no nonagricultural structure other than a building shall exceed 30 feet in height.Nonagricultural accessory buildings shall in no case exceed is feet in height §270-17 Yard regulations. Except as may be specifically otherwise authorized in this chapter, In Conservation Zones yards of at least the following dimensions are required: A. Front yard:Not less than the average depth of the front yards of building immedlately adjacent.However,except for roadside stands authored by§27o-ii,the front yard shall not be less than So feet nor need it be greater than 7s feet in depth. B. Rear yard:Not less than zoo feet in depth. C. Side yards:Each not less than So feet. D. Greater yards: Notwithstanding the foregoing, any special yard requirements for specific uses or buildings set forth elsewhere in this chapter shall,if more restrictive,supersede the above yard provisions. E. Buffer areas:The foregoing requirements may include any required buffer areas and shall not be in addition to any required buffer areas. F. Accessory buildings: In Conservation Zones,accessory buildings other than garages, and other than woodsheds meeting the requirements of Subsection H below, may not occupy any open space other than a rear yard.The total lot area covered by nonagricultural accessory buildings (including garages and woodsheds)may not occupy more than 1,000 square feet of any required rear yard.Accessory buildings other than garages shall be not less than So feet from any side or rear lot line. [Added 8-13-2012 by L.L. No. 11-2.012] G. Garages:An attached or detached garage may occupy any yard provided that it shall be no less than So feet from the front property line, no less than So feet from a side line, and no less than so feet (detached garages) or 200 feet (attached garages)from a rear line.All detached garages In the aggregate shall not exceed a total of boo square feet in size.Detached garages shall be included in the calculations of nonagricultural accessory buildings that, in the aggregate, may not occupy more than i,000 square feet of any required rearyard.Notwithstanding the foregoing,the following shall apply: [Added 5-13-2012 by L i_. No. 11-2012] (i) A one-story detached garage that serves dwellings on two separate lots may be built across a common lot line with a party wall by mutual agreement between adjoining property owners, provided that there is at least one garage bay on each lot,and further provided that the garage meets the front property line setback requirement above. (2) Where the average natural slope of a lot exceeds 8%rise or fall directly from the street line,a one-story detached garage capable of housing not in excess of two cars may be located in the front or side yard not less than five feet from said street line upon receiving a special approval from the Board of Appeals. H. Woodsheds:A woodshed which has no more than loo square feet in floor area and the highest point of which is no more than io feet above ground level may occupy a side yard,provided that the total storage space of all woodsheds in a side yard 8119017 Town of Ithaca,NY Conservation Zones 33 shall not be more than t,000 cubic feet A woodshed in a side yard shall be not less than 5o feet from any side lot line. [AdcWd li...13..20 i 2 by LL. Na. 11 20 2 §27018 Lot coverage. The maximum building area shall not exceed to% of the lot area. Projections described in §27o-224 are not to be included in computing the percentage. For the purposes of this zone, roads, driveways, parking areas, and other paved areas shall be considered buildings in computing the percentage of lot coverage. §270-19 Size and area of lot. Lots in Conservation Zones shall meet the following minimum requirements: A. Minimum lot area shall be at least seven acres;and B. Minimum lot width at the street line shall be 300 feet,and C. Minimum width at the maximum required front yard setback line(75 feet from the street line)shall be 300 feet;and D. Minimum depth from the street line shall be 45o feet §270-20 Clustering. The Planning Board is hereby authorized to require clustering of residential units as outlined In Chapter 234,Subdivision of Land, of the Code of the Town of Ithaca, where clustering will further the purposes of the Conservation Zone, subject to the requirement with respect to the Conservation Zone along Six Mile Creek,that where feasible,on the southwestern side of Six Mile Creek Q.e,on the Coddington Road side of the Conservation Zone),dwelling units shall be clustered between the former railroad grade and Coddington Road,in order to preserve the natural characteristics and scenic views of the lands adjacent to Six Mile Creek and the city watershed properties. In such cases, the same number of dwelling units that could have been built on that portion of the parcel between the former railroad grade and Six Mile Creek under the above density requirements when feasible shall be transferred to the portion of the parcel between the former railroad grade and Coddington Road.This provision shall not apply to parcels which are situated entirely between the former railroad grade and Six Mile Creek. §270-21 Parking. Parking requirements shall be as set forth in§270-227. §270-22 Additional requirements and restrictions. A. The following activities are specifically prohibited in Conservation Zones: (1) The importation for dumping or disposal of snow or ice collected from roadways or parking lots into or within zoo feet linear distance of any wetland or watercourse carrying water six months out of the year. (2) The location of buildings or structures an slopes of 25%or greater,with a minimum horizontal slope length of 25 feet B. No buildings,structures,paved areas,or storage of construction equipment or machinery shall be located within 5o feet of the center line of any watercourse carrying water six months out of the year,or within zoo feet of the one-hundred-year- flood boundary of any body of water or watercourse identified as'Zone W on any Flood Insurance Rate Map for the Town of Ithaca,New York,prepared by the Federal Emergency Management Agency,(or any other generally recognized map of one- hundred-year-flood zones)within any Conservation Zones. (t) In the case of residential subdivisions,whether conventional or cluster,the no disturbance zone as defined above shall be increased by up to 5o%If the Planning Board determines that such an increase is necessary to protect water quality or to minimize the impacts of erosion and sedimentation. (2) Unless otherwise authorized by the Planning Board,no disturbance as listed above shall be located within too feet linear distance of any wetland. During the subdivision or site plan approval process,where there is evidence of a wetland,the Planning Board may require a wetland delineation study to determine the potential impacts of development or 9/1912017 Town of Ithaca.NY Conservation Zones 3 disturbance on said wetland.For the purposes of this section,wetlands shall mean all wetlands,as defined in either state or federal legislation (whichever is more restrictive)governing regulation of wetlands,of an area of more than 1ho of an acre. C. With respect to the Conservation Zone along Six Mile Creek,no buildings,structures, or storage of construction equipment or machinery shall be located within loo feet of the center line of the South Hill Recreation Way. D, The storage and land application of manure for agricultural purposes shall follow reasonable agricultural practices.Minimum conditions for storage of solid manure are a pad of concrete and a leachate collecting system or other system reasonably equivalent in its protection of the surrounding environment. The manure storage system should be designed to prevent animal waste from entering any stream or water body. E. The following apply to vegetation and landscaping: (1) Existing native vegetation shall be maintained to the extent practicable, with conserved areas clearly defined on proposed and approved site plans and subdivision plats. Timber harvesting shall be subject to the requirements in Subsection L below. (Amended 3-12-20112 by I.-L.No.3-2012] (z) When landscaping is required by the Planning Board to enhance buffer areas, to replace existing vegetation, or otherwise,native plant materials should be used to the extent practicable. (3) Nonnative invasive species shall not be planted and, if present on a site, they may be removed by the site owner or authorized agent. [Added 3-17-2012 by L.L.No. 3..2012] F. Scenic views,in particular those with viewing points from adjacent roads(and,in the case of the Conservation Zone along Six Mile Creek,from Six Mile Creek and the gorge)should be preserved using practices such as the following. (i) Avoid the siting of buildings or structures on ridgelines or hilltops.Buildings should be sited below the crest or ridgeline of hills to preserve a natural topographic and vegetative profile. (z) Retain existing vegetation to the extent practicable. (3) Retain existing stone walls,fences and other features in open meadows. (4) Regrading should blend in with the natural contours and undulations of the land. (s) Buildings proposed to be located within significant viewing areas should be screened and landscaped to minimize their intrusion on the character of the area.Building materials and color schemes should harmonize with their setting and be compatible with neighboring land uses. (6) Where possible,buildings and structures should be located on the edges of open fields and in wooded areas to minimize visual impacts. (7) Visibility of proposed buildings or structures from public trails within Conservation Zones should be considered so as to minimize visual intrusion on views from the public trails.. G. Wildlife habitats and biological corridors should be preserved.Open space linkages should be encouraged to accomplish the above. Open space and conservation easement areas shall be designed with massing and linking as guiding principles. Open space and conservation areas both on and off site should be as contiguous as reasonably possible. H. Roads and driveways should follow existing contours to the extent practicable to minimize the impact of cuts and fills.The number of driveways accessing public streets shall be kept to a minimum.The appropriate use of common driveways is encouraged. I. The following shall apply to drainage: (1) The Planning Board may require the preparation and submittal of a storrnwater management plan, to be approved by the Town Engineer,for proposed special approval uses and for proposed subdivisions. 9/1912017 Town of Ithaca,NY Conservation Zones 35 (x) Existing natural drainageways should be retained where possible. (3) In cases where a retention basin will be required,a landscaping plan shall be prepared and submitted for the Planning Board's approval.Basin landscaping materials that enhance wildlife habitat shall be used to the extent practicable. J. The following shall apply to lighting: (1) Street lighting shallbe provided only where site-specific safety conditions warrant. (z) Where street lighting is required, its location, type, and intensity shall be subject to the Planning Board's review and recommendation to the Town Board for approval. (3) All approved street lighting must comply with the requirements of the Outdoor Lighting Law,Chapter 173 of the Town of Ithaca Code. [Added 10-16-2006 by L.L. No. 12-2006) K. Whenever a subdivision of land or a site plan is proposed in a Conservation Zone,the Planning Board may require that the nonbuiidable areas listed above,including wetlands,slopes 25%or greater,and streams/watercourses and setbacks,be shown on the preliminary and final subdivision plats and site plans. [Amended:3...12...2012 by L.L.No.3-2012' L Timber harvesting. [Added;3..1;1:...2012 by L.L. No.3.2012 j (1) No timber harvesting shall occur without a timber harvesting permit issued by a Code Enforcement Officer,unless such timber harvesting is exempted from this permit requirement by Subsection L(z)below. (z) The following shall not require a timber harvesting permit: (a) Reasonable site clearing preparatory to construction of a building or other structure for which a building permit has been issued,provided such site clearing does not exceed one ave (b) Site clearing preparatory to construction of a building or other structure pursuant to a site plan approved by the Planning Board,provided such site clearing does not exceed one acre. (c) Clearing of land for rights-of-way or utilities. (d) Clearing and maintenance of land for agricultural purposes Including timber operations that constitute a farm operation,as defined by§301 of the New York Agriculture and Markets Law),where the principal use of the land is as a farm and the land is located within a county agricultural district created under the provisions of Article 25-AA of the New York State Agriculture and Markets Law. (e) The harvesting of evergreens specifically planted for Christmas trees. (f) Maintenance of trees or property through the pruning or topping of trees. (g) Cutting, removing or harvesting trees to prevent or treat disease,to control invasive species,or to remove trees that are dead or damaged or present safety or health hazards. (h) Any other cutting,removal or harvesting of timber from a parcel in quantities less than 10 standard cords of wood, or Socio board feet, as measured by the International 1/4 Inch log rule described in the U.S. Forest Service's National Forest Log Scaling Handbook(effective October 30,2006),in any one year. (3) Submission requirements for timber harvesting permit.An applicant for a Umber harvesting permit shall submit a forest management plan prepared by a forester who is certified by the Society of American Foresters or such successor organization as is later created,a cooperating consulting forester with the New York State Department of Environmental Conservation, or a qualified forester approved by the Town Code Enforcement Officer. Such forest management plan shall demonstrate compliance with all standards contained in Subsection L(s) below as well as applicable timber harvesting guidelines Issued by the New York State Department of Environmental Conservation. In addition, the application shall include the following. 911912017 Town of Ithaca,NY Conservation Zones (a) A description of the land an which the proposed timber harvest will occur,including deed and filed map reAf ences, lot numbers,and tax parcel numbers. (b) The full name and address of the owner and of the applicant,the names and addresses of their responsible officers if any of them are corporations,and written permission from the owner if the applicant Is not the owner. (c) The signature of the professional forester responsible for the forest management plan and the application. (d) A description of trees to be cut,the percentage of trees to be cut,and the methods of cutting and removing trees, and a plan to preserve healthy,mature trees to maintain a sustainable stand of woodland,which plan shall identify ecologically valuable trees of native species to be conserved throughout the harvesting operation. (e) A description of any locally or regionally scarce plants or rare or endangered plant species as designated by the New York State Department of Environmental Conservation located within any areas proposed to be disturbed by the timber harvesting operations. (f) The location of any access to a paved or unpaved road shown on the most recent version of the Town's Official Map,and the location and nature of all existing and proposed logging roads,all staging ar pment- and logs,and all other disturbances to the site as part of the timber harvesting operation. (g) All wetlands, watercourses, topography at five-foot intervals, slopes identified as unstable by the professional forester,and slopes exceeding 2S%. (h) A plan for cleanup of timber harvesting areas, staging areas, and landings upon completion of the harvesting operations. (i) A plan for restoration of timber harvesting areas,staging areas,and landings to a natural state upon completion of the harvesting operations. If the professional forester determines that engineering controls are necessary to prevent erosion and sedimentation,identification of the location and type of such engineering controls. (k) Submission of any stormwater pollution prevention plan or simple erosion and sedimentation control plan required by Chapter 228. (1) Such other information as may reasonably be required by the Code Enforcement Officer. (m) Submission of the application fee,which shall be set from time to time by Town Board resolution. (4) On-site requirements for timber harvesting permit application. In addition to the application information required in Subsection L(3)above,the applicant shall take the following actions on-site where a timber harvest is proposed: (a) Mark all trees selected for harvest.Any specimen trees identified for protection shall also be appropriately marked. (b) Flag the line designating the protected one-hundred-foot buffer for streams and wetlands[See Subsection L(s)(b) below]The wetland buffer shall be flagged by a qualified wetland scientist (S) Standards for forest management plans and their implementation. (a) No clear-cutting shall be permitted unless specifically shown in the approved forest management plan, in which case a reforestation plan shall also be included in the forest management plan. The replanting shall not include nonnative invasive species. Replanting of trees pursuant to such reforestation plan shall be secured by a performance bond,as provided in Subsection L(6)below. (b) For parcels that are to acres or less,clear-cutting shall not occur on more than 20%of the parcel. For parcels that exceed io acres,clear-cutting shall not occur on more than 20%of to acres on the parcel,and clear-cutting shall not occur on more than to%of the balance of the acreage on the parcel. (c) No timber harvesting or logging road construction shall occur within too feet of any wetland, or of any stream protected by the New York State Department of Environmental Conservation, except as necessary to cross a stream, where such stream crossing is permitted by the New York State Department of Environmental 9/1 912 01 7 Town of Ithaca,NY Conservation Zones Conservation. In addition,timber harvesng and logging road construction must comply with all other tincoapplicable zoning requirements,including any more restrictive stream setback requirements. (d) No timber harvesting or logging road construction shall occur on any steep slope equal to or exceeding 25%.Slopes of 25%or greater shall be determined by using one of the following resources or methods,as appropriate: [1] On-site measurement of slopes by registered professional engineers,surveyors,or landscape architects,using accepted engineering practices. [2] Use of two-foot topographic data created with the use of Light Detection and Ranging (LIDAR)-derived Information. [3] United States Geological Survey 7.5 Minute Quadrangles. [4] Other resources or methods that Town staff determine are of similar or greater accuracy than those listed above. (e) Best management practices for stormwater management shall be required to prevent runoff of mud,debris, and silt-laden stormwater from the site to streams,public roads,or the shoulders or drainage systems of public roads. (f) No tree cutting, harvesting or removal, other than for exempt operations,shall take place between the hours of 6:oo p.m.and 7:Oo a.m.local time. (p,) All trees shall be felled so that no trees or debris falls on any adjoining property or on any roads not owned or controlled by the applicant (h) All stumps shall be cut off as low as possible and shall,in general,be no higher than the diameter of the tree trunk when measured on the uphill side of the stump. (i) Landing and loading areas shall be located as close as possible to the timber harvesting operations and shall be smoothed to remove all ruts and debris at the conclusion of the timber harvesting operation. The timber harvesting operation shall comply with all applicable erosion, sediment control, and stormwater management regulations, including any stormwater pollution prevention plans and simple erosion and sedimentation control plans. (k) Equipment used for timber harvesting shall be as small and nondisruptive to the forest as is economically feasible and safe. (� Logging roads and skid trails shall be designed to avoid erosion and stream sedimentation.The forest management plan shall ensure the proper location of such roads and skid trails and, where necessary,the use of appropriate engineering controls. (m) Cutting or clearing of any locally or regionally scarce plants or rare or endangered plant species as designated by the New York State Department of Environmental Conservation is permitted only upon receipt of a special permit for same by the Planning Board in accordance with the procedures set forth in this chapter. (n) Slash and/or logging debris shall not be burned on-site. (6) Performance bond.All site restoration required by the forest management plan,including replanting of trees pursuant to a reforestation plan, removal of stumps and debris,restoration of landing and loading areas,and remediation of any damage to retained natural vegetation, roads, or drainage systems, shall be secured by a performance bond. The performance bond shall be furnished In accordance with the procedures specified in§277 of the Town Law of the State of New York relating to subdivisions.The sufficiency of such performance bond shall be determined by the Director of Code Enforcement after consultation with the Department of Public Works. (7) Procedures for approval and enforcement of a timber harvesting permit (a) Upon receipt of a complete timber harvesting permit application,the Code Enforcement Officer shall refer the application to the Town Conservation Board for review and a recommendation pursuant to the procedures in Town Code§23-3.The Conservation Board shall have 3o days from the date of referral to complete its review and submit 9/19/2017 Town of Ithaca,NY Conservation Zones 38 any written comments to the Code Enforcement Officer.If the Conservation Board falls to act within this time,the Code Enforcement Officer may proceed with his or her permit determination. (b) The Code Enforcement Officer shall promptly review the timber harvesting permit application,inspect the site,and approve or deny the application,giving the reason for any denial.A copy of the permit or decision to disapprove shall be delivered or mailed to the applicant within 45 days of the submission of a complete application. (c) Any permit shall be conditioned upon approval of access points) onto any Town roads, Issued by the Town Highway Superintendent,and upon compliance,where applicable,with Chapter 23o,Streets and Sidewalks,Article 1,Excavation and Construction in Municipal Roadways and Highway Rights-of-Way of the Town of Ithaca Code. (d) The timber harvesting permit shall consist of the application submitted, any conditions imposed by the Code Enforcement Officer and attached to the application,and the approval of the Code Enforcement Officer endorsed on the application with the attached conditions. The timber harvesting permit shall be placed in the permanent property file for the property. (e) A timber harvesting permit shall be valid for a period of two years from the date of its issuance,except where a multiphase forest management plan has been submitted,in which ase the permit may be approved with time limits indicated within the permit for each phase. No timber harvesting permit shall be valid for a period in excess of io years. (f) Before any site work begins,the.Code Enforcement officer shall inspect the site to assure that the buffer areas and staging areas are adequately marked and that any other applicable permit conditions have been implemented.The Code Enforcement Officer shall make periodic inspections to assure compliance with the forest management plan and all conditions of approval. (p,) The Code Enforcement Officer or Stormwater Management Officer shall have the authority to Issue a stop-work order for all or part of the cutting and harvesting activity if in his or her opinion conditions created by a spring thaw,adverse weather conditions or any other cause may make damage to Town roads likely or may result in soil erosion or other damage beyond or outside of the boundaries of the area of the timber harvesting operation. (h) Inspection of the site and review of the forest management plan may be delegated by the Code Enforcement Officer to a professional forester retained by the Town. §270-23 Park and recreation setasides and fees in lieu thereof. Because of the reduced density in the Conservation Zones,the requirements far maintaining open space,existing public trails,and the existing and expected additional opportunities for passive recreational activities In the areas included in the Conservation Zones, it is anticipated that In Conservation Zones normally there will be no need for mandated parkland reservations or fees in lieu thereof pursuant to applicable Town Law and Town of Ithaca Code Chapter 234, Subdivision of Land,and this Chapter 27o, Zoning,including§234-22 of Chapter 234,Subdivision of Land,and any successor or related provisions. §270-24 Site plan approval. No building permit shall be issued for a building or structure within a Conservation Zone requiring a special permit unless the proposed building or structure is in accordance with a site plan approved pursuant to the provisions of Article XXIII. 39 USA Counties in Profile Profile for TompUns County, NY People &Income Overview Rank in Industry Overview,2016 Rank in (By Place of Residence) Value U.S. (By Place of Rork) Value U.S Population(2016) 104,871 574 Covered Employment 50,386 478 Growth(%) since 2010 3.3 % 743 Avg Wage per Job $49,963 285 Census Households(2015) 38,460 583 Manufacturing-%All Jobs 6.7% in County Labor Force (persons)(2016) 50,358 572 Avg Wage per Job $65,239 2 '. Transportation& Unemployment Rate(2016) 4.1 2,250 Warehousing-%All Jobs in 1.8 % 1759 County Per Capita Personal Income $41,095 JA2 Avg Wage per Job $41,177 1 954 (2015) Median Household Income $55839 Health Care Social Assist. - (2015) , %All Jobs in County 0.8 �° 2-'106 Poverty Rate(2015) 20.1 721 Avg Wage per Job $55,358140 High School Diploma or Finance and Insurance-% More-%of Adults 25+ 94.2 % 121 All Jobs in County 2.2% 1,5-L9 (2015) Bachelor's Degree or More- 50.8 % 35 Avg Wage per Job $69,779276 /°of Adults 25+(2015) Demographics Population over Time Number Rank in U.S.Percent of U.S. U.S. 2016 104,871 574 0.0% 323,127,513 2010 101,564 579 0.0% 308,745,538 2000 96,648 548 0.0% 282,162,411 1990 94,264 502 0.0% 249,464,396 40 1980 87,085 474 0.0% 226,542,250 2000 to 2010%Change 5.1 % 1 262 9.4% 1990 to 2010%Change 7.7% 1 795 23.9% 1980 to 2010%Change 16.6% AJ 3 36.3 % Source:U.S. Census Bureau Components of Population Change(1-year Rankin Percent of change ending in 2016) Number U.S. U.S. U.S. Net Domestic Migration -1,039 2_,961 0.0% 0 Net International Migration 1,153 155 0.1 % 999,163 Natural.Increase(births minus deaths) 223 620 0.0% 1,231,732 Births 854 742 0.0% 3,977,745 Deaths 631 839 0.0% 2,746,013 Source:U.S.Census Bureau Population Estimates by Age in 2015 Number Rank in U.S.Pct Dist. Pct Dist. in U.S. Preschool (0 to 4) 4,393 740 4.2 % 6.3 % School Age (5 to 17) 11,739 762, 11.3 % 17.0% College Age(18 to 24) 28,400 254 27.3 % 9.9% Young Adult(25 to 44) 23,665 602 22.8 % 26.4% Older Adult(45 to 64) 23,386 656 22.5 %m 26.3 % Older(65 plus) 12,272 702 11.8 % 14.1 % Median Age 30.2 3_,054 Median Age=37.6 Sources:U.S. Census Bureau,American Community Survey, 5-Year Estimates;Median age calculated by the IBRC. Population Estimates by Race and Hispanic Origin Number Rank in Pct Pet in 2015 U.S. Dist. Disin U.S. American Ind. or Alaskan Native Alone 372 U4 0.4% 0.8% Asian Alone 10,433 203 10,0 % 5,1 % Black Alone 4,315 "A 4.2% 12.6% Native Hawaiian and Other Pac. Isl.Alone 1 11 629 0.0 % 0.2 % White Alone 84,393 583 81.3 % 73.6% Two or More Race Groups 3,431 460 3.3 % 3.0% Hispanic or Latino (can be of any race) 4.1 Non-Hispanic or Latino 99,037 545 95.4% 82.9% Hispanic or Latino 4,818 770 4.6% 17.1 % Sources:U.S. Census Bureau,American Community Survey, 5-Year Estimates Hispanic or Latino Population in 2015(can be of any Number Rank in Pct Dist rete) U.S. Dist. in U.S. Hispanic 4,818 770 100% 1000/0 Mexican 964 1,343 20.0% 63.9% Cuban 226 404 4.7% 3.7% Puerto Rican 1,728 299 35.9% 9.5% Other 1,900 488 39.4% 22.9 % White,Not Hispanic(reporting white alone) N/A N/A N/A Source:U.S. Census Bureau,American Community Survey,5-Year Estimates Education Educational Attainment in Number Percent of Rank in U.S. % of 2015 Population 25+ U.S. Population 25+ Total Population 25 and Older 59,323 100% N/A 1000/0 Less than 9th Grade 815 1.4% 33,056 5.7% 9th to 12th,No Diploma 2,604 4.4% 2,842 7.6% High School Graduate 11,756 19.8 % 3,058 27.8 % (includes equiv.) Some College,No Degree 8,162 13.8 % 1�092 21.1 % Associate Degree 5,834 9.8 % 791 8.1 % Bachelor's Degree 13,169 22.2% 217 18.5 % Graduate,Professional or 16,983 28.6% 10 11.2 % Doctorate Degree Source: U.S. Census Bureau,American Community Survey, 5-Year Estimates Income & Poverty 42 Median Income Number Rank in U.S. Percent of U.S. Median Household Income in 2015 $55,839 673 100.1 % Median Household Income in 2000$38,304 1 028 91.2% Percent Change 2000 to 2015 45.8% 474 Source:U.S.Census Bureau Per Capita Personal Income(PCPs Number Rank in U.S. Percent of U.S. 2015 $41,095 11189 85.4% 2005 $29,288 11161 81.6% 1995 $19,962 932 84.7% 1985 $12,680 11047 86.1 % 10-Year%Change 40.3 % 1.294 20-Year% Change 105.9 % 1_,597 30-Year%Change 224.1 % 1.774 Source: U.S. Bureau of Economic Analysis Personal Income in 2015 ($000) Number 5-Year% Change Rank in (adj*) U.S. Total Earnings by Place of Work $3,687,527 152% 1_,772. Minus: Contributions for Government Social $412,982 16.2% 1 543 Insurance Personal Contributions for Government Social $187,288 16.9% 1 603 Insurance Employer Contributions for Government Social $225,694 15.7% 1 „43 7 Insurance Plus: Adjustment for Residence ($464,833) 1.9% 21306 Equals:Net Earnings by Place of Residence $2,809,712 17.6% 1_,496 Plus: Dividends,Rent,Interest $837,810 46.5% 363 Plus: Transfer Payments $664,458 10.0% 23222 Equals: Personal Income by Place of $4,311,980 21.D% I 3Ifl 3 Residence Source:U.S.Bureau of Economic Analysis Poverty Estimates Number Rank in Percent Rank in U.S. Change U.S. Poverty Rate in 2015 20.1 721 -- — In 2000 12.0 1:634 67.5 % 133 43 Poverty Rate for Children under 18 in 16.8 2.284 _ 2015 --- - In 15 12.0 2.481 40.0% Source: U.S. Census Bureau Jobs & Earnings (BEA) BEA MajorSectors (MAIC,) E($000� Earnings AvgRU S ml Jobs PctmDist inU.S. in 2015 lace of work Per Job County Earnings by place of work-35 $3,687,527 $52,857 496 69,764 100.0% 100.0% Wage and salary disbursements $2,620,694 $46,531 451 56,321 80.7% 77.6 % -50 Proprietors'income-70 $319,219 $23,746 1 13,443 19.3 % 22.4% Farm proprietors'income- 71 $1,978 $4,020 1365 492 0.7% 1.0% Nonfarm proprietors'income- $317,241 $24,495 1.170 12,951 18.6% 21.4% 72 Farm earnings-81 $11,800 $13,720 1,711 860 1.2 % 1.4% Nonfarm earnings-82 $3,675,727 $53,345 443 68,904 98.8% 98.6 % Private earnings-90 $3,166,391 $50,559 467 62,627 89.8% 85.9% Forestry, fishing,related $24,159 $47,185 143 512 0.7% 0.5 % activities, and other- 100 Mining-200 $35,796 $104,973 108 341 0.5 % 0.8 % Utilities-300 $28,557 $116,559 491 245 0.4% 0.3 % Construction-400 $93,321 $50,939 LW 1,832 2.6% 5.2% Manufacturing-500 $283,834 $75,769 505 3,746 5.4% 6.9 % Retail Trade-700 $192,975 $33,879 334 5,696 8.2% 10.1 % Transportation and $34,695 $40,674 1,626 853 1.2% 3.5% warehousing- 800 Information- 900 $37,971 $52,015 761 730 1.0% 1.8 % Source:U.S. Bureau of Economic Analysis(BEA) D=Not shown to avoid disclosure of confidential information,but the estimates for this item are included in the totals. L=Less than 10 jobs,but the estimates for this item are included in the totals. N/A=Not available or not applicable. * _"Other" consists of the number of jobs held by U.S. residents employed by international organizations and foreign embassies and consulates in the United States. 44 Jobs & Wages (BLS) Average Rank Pct of Annual Covered Employment andU.S. Wages Over Time(NAICS) Establishments Jobs Wage Avg Per Job U.S. Wage 2016 2,669 50,386 $49,963 2L5 93.2% 2015 2,657 50,119$49,124 314 92.8% 2014 2,638 48,686 $47,677 330 92.8 % 2013 2,570 49,890 $45,610 351 91.6% 2012 2,525 49,538$45,308 330 91.9% 2011 2,508 49,125$44,140 326 91.9% 2010 2,487 49,313 $43,076 311 92.1 % 2009 2,452 49,494$42,779 284 93.9% 2008 2,415 50,689$41,689 334 91.5% 2007 2,368 50,156$39,387 380 88.6% 2006 2,335 49,638$38,337 338 90.1 % 10-Year Change 334 748 $11,626 10-Year Percent Change 14.3 % 1.5% 30.3 % Source:U.S.Bureau of Labor Statistics(BLS) D=Non-Discloseable Data;N/A=Not Available;Note:Average wage may not match published numbers due to rounding. Annual Industry Distribution of pet Annual Average Rank Jobs Establishments Jobs Dist. Wage in and Avg.Wage in 2016(NAICS) Per Job U.S. Total 2,669 50,386100.0 $49,963 285 Agriculture, Forestry,Fishing and 33 502 1.0% $41,316 277 Hunting Mining 5 279 0.6% $66,959 470 Utilities 6 201 0.4% $94,703 329 Construction 190 979 1.9% $46,285 1186 Manufacturing 95 3,378 6.7 % $65,239 307 Wholesale Trade 64 535 1.1 % $51,552 13014 Retail Trade 339 4,904 9.7% $26,757 828 Transportation&Warehousing 51 890 1.8 % $41,177 1_,954 45 Information 60 471 0.9 % $57,990 378 Finance and Insurance 118 1,129 2.2 % $69,779 276 Real Estate and Rental and Leasing 112 546 1.1 % $36,101 848 Professional, Scientific,and 294 2,319 4.6 % $74,446 279 Technical Services Management of Companies and 12 235 0.5 % $56,273 961 Enterprises Admin. & Support&Waste Mgt. & 128 824 1.6 % $28,590 1,309 Rem. Services Educational Services 88 3,168 6.3 % $45,826 226 Health Care and Social Services 288 402 0.8 % $55,358 140 Arts,Entertainment,and Recreation 61 596 1.2 % $24,288 499 Accommodation and Food Services 297 4,074 8.1 % $19,969 236 Other Services(Except Public 271 1,493 3.0 % $26,885 I 453 Administration) Public Administration 46 1,965 3.9 % $51,338 710 Unallocated 112 156 0.3 % $24,203 725 Source: U.S.Bureau of Labor Statistics (BLS) D=Not shown to avoid disclosure of confidential information. N/A=This item is not available. Note:Average wage may not match published numbers due to rounding. Labor Force Labor Force Annual Averages in 2016 Number Rank in U.S. % of U.S. U.S. Total Labor Force 50,358 572 0.0% 159,187,000 5-Year%Change -7.1 % 22,573 - 0.0% 10-Year%Change -9.1 % 2.264 - 5.1 % Employed 48,279 569 0.0% 151,436,000 5-Year%Change -5.2 % 2,M - 8.3 % 10-Year%Change -9.8 % 2,-,,,282 - 4.9% Unemployed 2,079 647 0.0% 7,751,000 5-Year%Change -36.6% 1,058 - -43.6% 10-Year% Change 11.1 % 1.173 - 10.7% Unemployment Rate 4.1 2,25083.7 % 4.9 5-Year%Change -32.8 % M - -44.9% 10-Year%Change 20.6% 916 - 6,5% 47 KENNETH V. GARDNER 1I-QUALIFICATIONS EDUCATION Ithaca College,Ithaca,New York Bachelor of Science Degree Business Administration,Mathematics APPRAISAL EDUCATION American Institute of Real Estate Appraisers Basic Appraisal principles,Methods and Techniques,Course I-A Capitalization Theory and Techniques,Part I and II Capitalization Theory and Techniques,Part III Rural Valuation Valuadon Analysis and Report Writing Standards of Professional Practice Course 410-Standards of Professional Practice Part A Course 420-Standards of Professional Practice Part B Course 430-Standards of Professional Practice Part C Course 700-Litigation Valuation Overview Numerous Continuing Education Courses&Seminars Including Eminent Domaia and Condemnation&Uniform Appraisal Standards For Federal Land Acquisitions EMPLOYMENT 1978-Present: North East Appraisals and Management Co.,Inc.-Position: Owner/President EXPERIENCE Prepared appraisals for property transfer,financing,matrimonial proceedings,nal property tax review,estate planning,appropriation and condemnation actions,conservation easements,feasibility analysis and highest and best use studies,. Types of properties include dairy farms,vineyards,orchards,poultry farms,agricultural acreage,development acreage,single and multi-family residences,apartments,offices,stores,banks,gasoline stations,manufacturing facilities,retail plazas/shopping centers,warehouses,restaurants,wineries,hotels,golf courses,lake front properties, islands,recreational properties,timber acreage,historic properties,athletic clubs,schools,sand&gravel operations/stone quarries and many special use properties. Properties have been generally located throughout Upstate New York and Long Island. Assignments have also been in the States of Michigan,New Jersey,Pennsylvania and Massachusetts. Accredited Fee Appraiser for the New York State Department of Transportation and other state agencies. TESTIMONY Qualified as Expert Witness in New York State Court of Claims,Federal Bankruptcy Court and Supreme Courts of various counties,. PROFESSIONAL MEMBERSIEIP Appraisal Institute—Practicing Affiliate New York State Certified Real Estate General Appraiser ID#46000006334 12Pnorth east appraisals s mrwact:nrwrco.Wa 48 KENNETH V.GARDNER 11-QUALIFICATIONS Page 2 REPRESENTATIVE LIST OF CLIENTS Financial Chase Lincoln Bank CFCU Community Credit Union Fleet Bank Cihbank,N.A. Coating Federal Credit Union HSBC Bank USA Elmira Savings&Loan Tompkins Trust Company Community Bank,N.A. Chemung Canal Trust Company Cortland Savings Bank Wyoming County Bank Northern State Bank Binghamton Savings Bank Bath National Bank First Niagara Bank Five Star Bank Citizens And Northern Bank Government City of Ithaca NYS Office of Parks,Recreation&Historic Preservation Tompkins County NYS Facilities Development Corp. City of Syracuse NYS Division of Equalization&Assessment City of Cortland NYS Commission on Tug Full Steuben County NYS Department of Environmental Conservation City of Elmira NYS Agricultural Resource Commission Town of Hector New Jersey Department ofAgriculture Town of VanBuren Massachusetts Department of Revenue Town of Nichols United States Department of Agriculture Village of Waverly New York Power Authority Village of Trumansburg USDA-Farm Service Agency Suffolk County USDA-Rural Development Town of Seneca Falls USDA-Natural Resources Conservation Service Village of Owego Town of Daoby Town of Elmira Seneca County Education Land Preservation Cornell University The Finger Lakes Land Trust,Inc. Ithaca College The Cazenovia Preservation Foundation Elmira College New York Agricultural Land Trust Ithaca City School District Upper Susquehanna Coalition Owego-Appalachian Central School The Nature Conservancy SUNY at Cortland Corporations Agway,Inc. Coming,Inc. 3d Development Group,LLC Grossman,Inc. CNG Transmission Corp. Path Stone Development International Salt Company Pall Trinity Better Housing of Tompkins CFM Enterprises,Inc. National Hospitality Corp. County,Inc. Rivervale Realty,Inc. Golub Properties,Inc. Kinderhook Development Lake George Associates Pyramid Companies Two Plus Four Construction north east appraisals s manwcmEvrcm.rNc. MEETING OF THE ITHACA TOWN BOARD Monday, March 26, 2018 TB Resolution 2018 -- Authorize the Supervisor to execute easements associated with the Ellis Hollow Water Main and Tank proiect Whereas the Town Board has discussed the easements needed to move forward with the Ellis Hollow Water Main and Tank project at numerous meetings since the inception of the project, and Whereas an easement has been drafted between Cornell University and the Town, and Whereas an easement has been drafted between a ground tenant at 1027 Ellis Hollow Rd and the Town, now therefore be it Resolved that the Town Board authorizes the Town Supervisor to execute any and all easements associated with the project, subject to approval of the Attorney for the Town. Moved: Seconded: Vote: MEETING OF THE ITHACA TOWN BOARD Monday, March 26, 2018 TB Resolution 2018— Authorization to amend existinu contract with Larson Desiun Group to expand the scope of work to include preparation of easement maps for the Town of Ithaca Ellis Hollow Watermain and Tank Proiect Whereas: on August 31, 2017 the Town Board approved Award of the Contract for Ellis Hollow Water Tank Engineering and Design Services ( TB Resolution 2017-099) to Larson Design Group for the Design of the Ellis Hollow Tank and Water Main Extension Project Water System Improvements, and Whereas, the scope of work needs to be expanded to include the additional work of preparing easement maps for the tank, control building and watermain at an additional cost of $5,800; now therefore be it Resolved, that the Town Board hereby authorizes said amendment to the existing contract as detailed above. Moved: Seconded: Vote: MFFTING OF THE ITHACA TOWN BOARD Monday, March 26, 2018 TB Resolution 2018 - : Authorize the Town Supervisor to execute a contract with Barton & Louuidice D.P.C. for enuineerinu services associated with the pedestrian corridor study alone NYS Route 96/ Trumansburg Road as part of the Federal Aid Local Proiect (PIN 3756.21) Whereas, on December 12, 2016 the Town Board agreed to accept funding from NYS Department of Transportation and authorized the Supervisor to execute the Federal Aid Local Project Agreement for the NYS Route 96/ Trumansburg Road Pedestrian Corridor Study project; and Whereas, in accordance with NYSDOT's "Procedures for Locally Administered Federal Aid Project'manual, the Town has selected a consultant to provide engineering services for this project; now, therefore, be it Resolved, that the Supervisor of the Town of Ithaca is hereby authorized to execute the contract with Barton & Loguidice D.P.C. for engineering services associated with the NYS Route 96/ Trumansburg Road Pedestrian Corridor Study project, a Federal Aid Project. Moved: Seconded: Vote: MFFTIGN OF THE ITHACA TOWN BOARD Monday, March 26, 2018 TB Resolution 2018 - : Authorization to submit a grant application to NYS DOT Bridge NY for replacement of the bridge at Town Line Road over Lick Brook Resolved that the Town Board authorizes the submission of a grant application to NYS DOT Bridge NY for the replacement of the bridge at Town Line Road over Lick Brook with a local match of 5% or approximately $66,500. Moved: Seconded: Vote: MFFTING OF THE ITHACA TOWN BOARD Monday, March 26,2018 TB Resolution 2018—xxxx: Ratification of Appointment of Deputv Hiuhwav Superintendent Whereas, Eugene Redman, Deputy Highway Superintendent retired effective March 26, 2018; and Whereas, on December 24, 2017, the Highway Superintendent promotionally appointed Richard TenKate to the Deputy Highway Superintendent position, however, Rich remained under Civil Service title of Working Supervisor until the official retirement date of Eugene Redman, Deputy Highway Superintendent; and Whereas, the Highway Superintendent effective March 26, 2018, officially appointed Richard TenKate to the title of Deputy Highway Superintendent; now, therefore, be it Resolved, the Town Board of the Town of Ithaca does hereby ratify the Highway Superintendent's promotional appointment of Richard TenKate to the Deputy Highway Superintendent position, effective March 26, 2018 with no change in wages or benefits; and be it further Resolved, if the said successfully completes the mandatory twenty six (26)week probationary period there will be no further action required by the Town Board. Moved: Seconded: Vote: MFFTING OF THE ITHACA TOWN BOARD Monday, March 26, 2018 TB Resolution 2018 - : Town of Ithaca Abstract Whereas the following numbered vouchers have been presented to the Ithaca Town Board for approval of payment; and Whereas the said vouchers have been audited for payment by the said Town Board; now therefore be it Resolved that the governing Town Board hereby authorizes the payment of the said vouchers in total for the amounts indicated. VOUCHER NOS. 366 - 431 General Fund Townwide 24,954.63 General Fund Part-Town 846.98 Highway Fund Town Wide 13,943.61 Highway Fund Part Town 7,335.95 Water Fund 23,472.35 Sewer Fund 8,829.17 Risk Retention Fund 386.50 Forest Home Lighting District 166.50 Glenside Lighting District 64.50 Renwick Heights Lighting District 72.27 Eastwood Commons Lighting District 163.80 Clover Lane Lighting District 18.94 Winner's Circle Lighting District 64.48 Burleigh Drive Lighting District 64.24 West Haven Road Lighting District 192.38 Coddington Road Lighting District 114.81 TOTAL 80,690.81 Moved: Seconded: Vote: