HomeMy WebLinkAboutNB - 3 Project Narrative 6.14.21Prepared by:
EP Land Services LLC
621 Columbia Street Ext.
Cohoes, NY 12047
(518) 785-9000
Project Narrative
for
NYS Route 13
Tax Parcel 95.00-10-11.100
Town of Cortlandville
Cortland County, New York
Prepared for
Regan Development Corporation
1055 Saw Mill River Road #204
Ardsley, NY 10501
June 11, 2021
June 2021
PROJECT NARRATIVE
for
NYS ROUTE 13
TOWN OF CORTLANDVILLE, CORTLAND COUNTY, NY
Table of Contents
1.0 DESCRIPTION OF PROPOSED ACTION ......................................................................................................... 1
1.1 Project Overview ............................................................................................................................................. 1
1.2 Multi-Family Units ........................................................................................................................................... 1
1.3 Construction Phasing ..................................................................................................................................... 1
1.4 Location ........................................................................................................................................................... 1
2.0 TOWN CODE ..................................................................................................................................................... 2
2.1 Zoning .............................................................................................................................................................. 2
2.2 Proposed Uses ................................................................................................................................................ 2
2.3 Area Variance .................................................................................................................................................. 2
3.0 AQUIFER............................................................................................................................................................ 3
3.1 Wellhead Protection Area .............................................................................................................................. 3
4.0 ENVIROMENTAL IMPACTS REVIEW AND ADDITIONAL INFORMATION ................................................... 4
4.1 Federal Wetlands ............................................................................................................................................ 4
4.2 NYSDEC Environmental Mapper ................................................................................................................... 4
4.3 Federal Endanger and Threaten Species ..................................................................................................... 5
4.4 100- Year Flood Plain ...................................................................................................................................... 5
4.5 NYSOPRHP ...................................................................................................................................................... 5
4.6 Soils .................................................................................................................................................................. 7
4.7 Stormwater ...................................................................................................................................................... 7
4.8 Utilities ............................................................................................................................................................. 8
4.9 Solid Waste ...................................................................................................................................................... 8
4.10 Schools ............................................................................................................................................................ 9
4.11 Traffic ............................................................................................................................................................... 9
5.0 EXHIBITS ......................................................................................................................................................... 11
Exhibit 1 – Architectural Floor Plan and Rendering ........................................................................................... 12
Exhibit 2 – IPaC Data .............................................................................................................................................. 13
I:\ENGINEERING PROJECTS\OTHER CLIENTS\2021\2021-012E - REGAN CORTLANVILLE\03-ADMIN\REPORTS\NARRATIVE\PROJECT NARRATIVE 6.11.21.DOCX
Project Narrative
June 2021
Page 1
1.0 DESCRIPTION OF PROPOSED ACTION
1.1 Project Overview
Regan Development Corporation proposes to construct a mix used commercial and multi-family parcel located on
NYS Route 13 in the Town of Cortlandville. The parcel is 26.04 acres and is tax parcel 95.00-10-11.100. The mixed
use proposed will entail six (6) buildings. Two of the buildings will be mix use (commercial/ multi-family) in a four (4)
story building, totaling 144 multi-family apartment units with 12,400 sf of commercial space in total between the two
building. The commercial space within the multi-family building will comprised about 27% of the first floor. There will
be two (2) independent commercial pad sites totaling 32,000 sf of retail/commercial space and two (2) fast-
food/commercial pad sites with a drive-thru totaling up to 4,800 sf.
1.2 Multi-Family Units
The project will build two mixed use buildings totaling 144 units. The 144 units will have 54 one-bedroom units, 82
two bedroom units and 8 three bedroom units. The multi-family portion of the project is designed to be work force
housing units and Regan Development will be seeking a Low Income Housing Tax Credit from New York State
Homes and Community Renewal (HCR). Work force housing is not market rate apartment units. Work force housing
provides affordable housing based upon the Area Median Income (AMI) of the community. See Exhibit #1 for
architectural floor plans and building rendering.
1.3 Construction Phasing
The project will be in three phases most likely. The first phase will be to build one mixed -used building totaling
6,200 sf of commercial/retail space with 72 multi-family units. The second phase will entail the next mixed-use
building with commercial pad site building. The third phase will be to complete the commercial. The project
construction will be broken into phases based on market demand, commercial tenant demand and (HCR)
requirements.
1.4 Location
The site is located on NYS Route 13 and is located on the west side of the road. The parcel is location across the
street from Bennie Road and has legal access (via an easement) to the traffic light. See below for site highlighted
in yellow.
Project Narrative
June 2021
Page 2
2.0 TOWN CODE
2.1 Zoning
The property is located on the west side of NYS Route 13. The existing tax parcel is 26.04 acres, is tax parcel
95.00-10-11.100 and zoned Planned Commercial Business (B-3) District. The parcels to the north and south are
zoned Light Industrial, Office, Business Park (I-2). To the east Commercial Business (B-2) and to the west
Agricultural (AG)
2.2 Proposed Uses
In accordance with Town of Cortlandville zoning code multi-family and commercial retail are allowed uses per
Town code section 178-36.9. Hours of operations for retail and commercial uses shall be limited to town code
section 178-36.10.
2.3 Area Variance
In accordance with Town of Cortlandville zoning code section of over 4 units per dwelling is allowed. Based upon
the proposed design of the multi-family building and being 4 stories in height, zoning code section 176-76 A 5
applies to this project as the multi-family buildings does not have 100% commercial/retail space on the 1st floor,
thus an area variance will be required. Under the proposed design multi-family building only 6,200 sf of the 22,500
sf building will be utilized as commercial retail or 27% of the 1st floor of the building. As the project proposes four
(4) additional commercial/retail pads the total square footage of commercial space of 49,200 sf exceeds the total
floor per floor of the multi-family units of 45,140 sf by over 4,000 sf.
Project Narrative
June 2021
Page 3
3.0 AQUIFER
3.1 Wellhead Protection Area
The property is located within the town aquifer or wellhead protection area. The protection zone was determined
to be Zone 1B. Per Town code section 178-2.2 a minimum of 30% of the site shall be green space. Based upon
the proposed master concept plan there will around 62% when the project is 100% completed.
Project Narrative
June 2021
Page 4
4.0 ENVIROMENTAL IMPACTS REVIEW AND ADDITIONAL INFORMATION
4.1 Federal Wetlands
There are no federal jurisdictional Army Corp or Engineer (ACOE) wetlands are within the project limits based
upon National Wetland Inventory.
4.2 NYSDEC Environmental Mapper
There are no jurisdictional NYSDEC State wetlands or buffer within the project limits based upon NYSDEC
website. There is also no rare or endangered species located in this area by NYSDEC
Project Narrative
June 2021
Page 5
4.3 Federal Endanger and Threaten Species
The US Fish and Wildlife Service Information for Planning and Consultation (IPaC) was reviewed for this project.
Based upon finding in Exhibit #2 there is no loss of Long-eat Bat habitat for this project.
4.4 100- Year Flood Plain
Per National Flood Insurance Map (FIRM) panel 360179 dated March 2, 2010 the proposed project is outside the
limits of AE zone (100-year flood plain).
4.5 NYSOPRHP
The New York State Office of Parks, Recreation and Historic Preservation (OPRHP) was reviewed for the project
site. OPRHP Cultural Resource Information System (CRIS) determined the project is located within an
archaeological sensitivity area. Information has been submitted to OPHRP for a determination based upon past
land uses and if there are any archaeological sensitivity feature still available at the site. Based upon aerial images
from 1936 until today the site was previously farmed and appears some type of use. Upon OPRHP determination
additional studies maybe required for this parcel.
Project Narrative
June 2021
Page 6
1936 Aerial image
1966 Aerial Image
1995 Aerial Image
Project Narrative
June 2021
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4.6 Soils
United States Department of Agriculture Natural Resources Conservation Service soils maps were review for the
project site. Based upon available data the site is mostly gravel with no bedrock outcropping and greater than 10
feet from existing grade the water table. The Hydrologic soil groups (HSG) was identified as Soils Group A, which
has a high capacity of infiltration of rainfall.
4.7 Stormwater
The project will impact stormwater runoff. As the soils are with HSG A infiltration of stormwater runoff will be
proposed. A stormwater report will be issue to the Town during site plan demonstrating the project is in conformance
with NYSDEC Stormwater Design Manual General Permit 00-20-002 and local laws. The project is located in a
Sole source aquifer as a minimum of 4-feet of vertical separation is required between the bottom of infiltration areas
and seasonal high water table.
Project Narrative
June 2021
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4.8 Utilities
The project will utilize the existing water and sewer systems within this area for the project site. A detail engineering
report of water pressures, residual pressure and sewer capacity will be done preformed during site plan design of
this project. Below are anticipated water and sewer generated by the proposed project.
Anticipated water flows are as follows:
Water Usage
Average Daily Flow
(GPD)
Average Flow
(GPM)
Peak Flow
(GPM)
Apartments- 144 units
54- 1-Bedroom Units 5,940 4.12 8.24
82- 2 Bedroom Units 18,040 12.52 25.05
8- 3 Bedroom Units 2,640 1.83 3.66
Commercial
Bldgs #1 and #2 (12,000 sf) 1,200 0.83 1.66
Commercial
Bldgs #3 and #4 (32,000 sf) 3,200 2.22 4.44
Fast Food
Bldgs #5 and #6 3,000 2.08 4.16
Totals= 34,020 23.63 47.25
Table B-3 of NYSDEC Design Standards for Intermediate Sized Water Treatment Systems dated 3/5/2014
was used to determine anticipated flow rate, 110 gal per bedroom, 0.1 gallons per square foot for
commercial building and fast food with 40 seats per building at 25 gallons per seat plus 500 gallons for
drive -thru. Plumbing Fixtures will be specified as low flow type fixtures per NY State requirements for water
conservation.
Anticipated sewer flows are as follows:
Sewer Flows
Average Daily Flow
(GPD)
Average Flow
(GPM)
Peak Flow
(GPM)
Apartments- 144 units
54- 1-Bedroom Units 5,940 4.12 16.48
82- 2 Bedroom Units 18,040 12.52 50.10
8- 3 Bedroom Units 2,640 1.83 7.32
Commercial
Bldgs #1 and #2 (12,000 sf) 1,200 0.83 3.32
Commercial
Bldgs #3 and #4 (32,000 sf) 3,200 2.22 8.88
Fast Food
Bldgs #5 and #6 3,000 2.08 8.32
Totals= 34,020 23.63 94.50
No impacts are anticipated to the electrical or natural gas distribution system for this project.
4.9 Solid Waste
Waste generated by the project will vary and the typical average of 4 lbs per apartment unit per day is a common
value used in the industry. The Multi-Family units will produce about 580 lbs or about 0.29 tons per day of soil
waste. The commercial/retail waste produce will vary depending on tenants. The range could be anywhere from
0.005 lbs/sqft/day to 0.010 lbs/sqft/day. Using an average of 0.008 lbs/sqft/day the commercial/retail space will
produce about 350 lbs or about 0.17 tons per day of solid waste. Again, depending on fast food actual tenants, the
fast-food pad sites could produce between range could be anywhere from 1 lbs/per seat//day to 3 lbs/per seat/day.
Using an average of 2 lbs/per seat//day the commercial/retail space will produce about 160 lbs or about 0.08 tons
per day of solid waste. The project total is about 0.54 tons per day or about 4 tons a week is anticipated. All solid
Project Narrative
June 2021
Page 9
waste will be sent to Cortland County Solid waste facility. Per NYSDEC MSW Landfill Capacity the annual permit
tons to the landfill is 44,500 while in 2018 only 31,630 tons was disposed of there. The landfill has a capacity of
665,012 tons or based upon NYSDEC permit another 15 years of capacity before landfill expansion would be
required. Thus, based upon above solid waste produce at that site will not have an affect on the landfill as allowed
tonnage under NYSDEC permit versus what is currently being received is only 70% of allowed.
4.10 Schools
The school district will see additional students as a result of the proposed 144 multi-family units. Using National
Association of Home Builders (NAHB) data for an apartment building with 20 or more units would see about 17
school age kids per 100 units. Thus using NAHB data, the 144 proposed apartment unit could have 25 school age
kids about on average 2 kids per grade (K-12).
Using Rutgers University Center for Urban Policy Research (CUPR) the projected number of school age kids is
higher. The results of CUPR are typically conservative based upon the multiplier as data used to determined
multipliers reflects a statewide analysis of urban area (e.g., cities of 100,000 or more persons) including New York
City. It is widely recognized that families living in large urban area have more school age children per bedroom than
typical suburban multi-family residents.
Type of Unit Anticipated
rents
Number of
Units
Applicable
Rutgers CUPR
Multiplier
Number of School
Age Kids
1 Bedroom >$1000 27 0.07 1.89
$500-$1000 27 0.27 7.29
2 Bedroom >$1,100 41 0.16 6.56
$750-$1,100 41 0.45 18.45
3 Bedroom >$1,250 4 0.63 2.52
$750-$1,250 4 1.3 5.2
Totals 144 42
All school age children for this proposed project would are within Cortland School District. The project site will send
children to Cortland High School, Cortland Junior High School and to Franklyn Barry Elementary School. The
enrollment of student is the district are listed below based upon data available through New York State Education
Department.
Overall District Barry Elementary
Year Enrollment Year Enrollment
2019-2020 2,132 2019-2020 453
2018-2019 2,339 2018-2019 328
2017-2018 2,351 2017-2018 360
2016-2017 2,376 2016-2017 357
2015-2016 2,436 2015-2016 347
2014-2015 2,559 2014-2015 351
2013-2014 2,604 2013-2014 380
2012-2013 2,659 2012-2013 372
As see above there has been a steady overall decline in the student population. Thus, based upon the proposed
project, the number of new students will not adversely affect the school district.
4.11 Traffic
Using NYSDOT Traffic Data Viewer, NYS Route 13 has an estimated AADT of 12,565 for 2019 (Station 320061).
The project will increase traffic on NYS Route 13. Using Institute of Transportation Engineers (ITE) trip Generation
Manual 10Th Edition, peak hour trips can be estimated for the proposed development. The ITE Manual includes a
formula to estimate the Peak Hour Trips as well as trip distribution based on historic ratios for similar projects.
Project Narrative
June 2021
Page 10
Proposed Use Units AM Peak Trip
Generation
(7am - 9 am)
PM Peak Trip
Generation
(4 pm -6pm)
Total In Out Total In Out
Multi-Family Housing
Low-Rise (ITE-220)
Per
Dwelling
Unit
0.46 23% 77% 0.56 63% 37%
Shopping Center
(ITE 820)
Per 1,000 sf 0.94 62% 38% 3.81
48% 52%
Fast Food with Drive-
Thru window (ITE-934)
Per 1,000 sf 40.19 51% 49% 32.67
52% 48%
Based upon above ITE trip direction the estimated peak and hourly trips associated with the project can then be
determined.
Proposed Use Units
or Total
SF
AM Peak Trip
Generation
(7am - 9 am)
PM Peak Trip
Generation
(4 pm -6pm)
Total In Out Total In Out
Multi-Family Housing
Low-Rise (ITE-220)
144
units
66 12 51 81 51 30
Shopping Center
(ITE 820)
44,440
sf
42 26 16 170
82 88
Fast Food with Drive-
Thru window (ITE-934)
4,800 sf 193 98 95 157
82 75
Totals 301 136 162 408 215 193
Based upon above am and pm peak hourly traffic trip would be about 5% increase in traffic over the current AADT
NYS Route 13 is currently experiencing now. Most of the new trips from the site are with respect to the commercial
portion of the project. By-pass traffic, growth rates, north/south distribution and traffic signal impacts will be fully
reviewed during site plan development. A full traffic assessment will be prepared so the Town/NYSDOT can then
determine if any roadway improvements are required, based upon the findings of that report. Based upon general
information listed above for SEQRA, the information has been provided to get a determination of the potential traffic
associated with the proposed project. To put this project in context with surrounding uses the traffic associated with
the 220,000 sf Wal-Mart’s has more than twice (2) as much traffic generated using ITE manual then the proposed
project will have.
Project Narrative
June 2021
Page 11
5.0 EXHIBITS
Project Narrative
June 2021
Page 12
Exhibit 1 – Architectural Floor Plan and Rendering
T1(72) Dwelling UnitsCortlandville CommonsTown of Cortlandville, Cortland County, New YorkSchedule Of Architectural DrawingsT1 Title SheetA1 First Floor PlansPrepared by Coppola AssociatesTITLE SHEETfor: Regan Development Corp.A2 Second Floor PlansA3 Third Floor PlansA4 Fourth Floor PlansA6 North Wing ElevationsA7 South Wing ElevationsSHEET NUMBERPROJECT NUMBERDATEREVISIONSLICENSE NUMBER: 018849°Design, Architecture & Planning°6 Old North Plank RoadSuite 101Newburgh, NY 12550TEL: 845-561-3559FAX: 845-561-2051ajcoppola@coppola-associates.com5/17/21Route 13,Town of Cortlandville,NY21-18° PROPOSED MULTIFAMILYBUILDING FOR REGANDEVELOPMENT AT °CortlandvilleCommonsA5 Typical Apartment Plans
CorridorStair CPublic EntryPrivate EntryManagementLobbyElevatorStair B2 Br Apartment1 Br Apartment2 Br Apartment1 Br Apartment1 Br Apartment2 Br Apartment1 Br Apartment2 Br Apartment1 Br Apartment1 Br Apartment2 Br Apartment16,369 s.f.Mail2 Hour Fire WallElevatorRefuseJCPorchPorchApt #111Apt #101Apt #102Apt #110Apt #109Apt #108Apt #103Apt #104Apt #105Apt #106Apt #107Mobility AdaptedMobility AdaptedA/V AdaptedVest.Stair ACorridorBroad Street
Private EntryCommon Room 3 Br Apartment6,205 s.f.UtilityPorchBicycles2 Hour Fire WallBath831 s.f.AIM Office376 s.f.PorchApt #112Mobility AdaptedDay Care CenterNORTH WINGSOUTH WINGSouth Wing First Floor PlanScale: 1/8"=1'-0"2A1A1FIRST FLOORPLANSSHEET NUMBERPROJECT NUMBERDATEREVISIONSLICENSE NUMBER: 018849°Design, Architecture & Planning°6 Old North Plank RoadSuite 101Newburgh, NY 12550TEL: 845-561-3559FAX: 845-561-2051ajcoppola@coppola-associates.com5/17/21Route 13,Town of Cortlandville,NY21-18° PROPOSED MULTIFAMILYBUILDING FOR REGANDEVELOPMENT AT °CortlandvilleCommonsSHEET NUMBERPROJECT NUMBERDATEREVISIONSLICENSE NUMBER: 018849°Design, Architecture & Planning°6 Old North Plank RoadSuite 101Newburgh, NY 12550TEL: 845-561-3559FAX: 845-561-2051ajcoppola@coppola-associates.com5/17/21Route 13,Town of Cortlandville,NY21-18° PROPOSED MULTIFAMILYBUILDING FOR REGANDEVELOPMENT AT °CortlandvilleCommonsNorth Wing First Floor PlanScale: 1/8"=1'-0"1A1
CorridorStair CLobby2 Br Apartment1 Br Apartment2 Br Apartment1 Br Apartment1 Br Apartment2 Br Apartment1 Br Apartment2 Br Apartment1 Br Apartment1 Br Apartment2 Br Apartment22,616 s.f.JCLaundryStair B2 Hour Fire WallElevatorElevatorRefuseMobility AdaptedA/V AdaptedApt #201Apt #202Apt #203Apt #204Apt #205Apt #206Apt #207Apt #208Apt #210Apt #209Apt #211Stair ACorridor2 Br Apartment2 Br Apartment2 Br Apartment3 Br Apartment2 Br Apartment2 Br Apartment2 Br Apartment1 Br Apartment2 Br Apartment2 Hour Fire WallMobility AdaptedA/V AdaptedApt #217Apt #218Apt #216Apt #215Apt #219Apt #220Apt #213Apt #214Apt #212NORTH WINGSOUTH WINGSouth Wing Second Floor PlanScale: 1/8"=1'-0"2A2A2SECOND FLOORPLANSSHEET NUMBERPROJECT NUMBERDATEREVISIONSLICENSE NUMBER: 018849°Design, Architecture & Planning°6 Old North Plank RoadSuite 101Newburgh, NY 12550TEL: 845-561-3559FAX: 845-561-2051ajcoppola@coppola-associates.com5/17/21Route 13,Town of Cortlandville,NY21-18° PROPOSED MULTIFAMILYBUILDING FOR REGANDEVELOPMENT AT °CortlandvilleCommonsSHEET NUMBERPROJECT NUMBERDATEREVISIONSLICENSE NUMBER: 018849°Design, Architecture & Planning°6 Old North Plank RoadSuite 101Newburgh, NY 12550TEL: 845-561-3559FAX: 845-561-2051ajcoppola@coppola-associates.com5/17/21Route 13,Town of Cortlandville,NY21-18° PROPOSED MULTIFAMILYBUILDING FOR REGANDEVELOPMENT AT °CortlandvilleCommonsNorth Wing Second Floor PlanScale: 1/8"=1'-0"1A2
CorridorStair CTV Room2 Br Apartment1 Br Apartment2 Br Apartment1 Br Apartment1 Br Apartment2 Br Apartment1 Br Apartment2 Br Apartment1 Br Apartment1 Br Apartment2 Br Apartment22,616 s.f.Stair B2 Hour Fire WallLobbyJCElevatorElevatorRefuseApt #301Apt #302Apt #303Apt #304Apt #305Apt #306Apt #307Apt #308Apt #310Apt #309Apt #311Stair ACorridor2 Br Apartment2 Br Apartment2 Br Apartment3 Br Apartment2 Br Apartment2 Br Apartment2 Br Apartment1 Br Apartment2 Br Apartment2 Hour Fire WallMobility AdaptedMobility AdaptedApt #317Apt #318Apt #316Apt #315Apt #319Apt #320Apt #313Apt #314Apt #312NORTH WINGSOUTH WINGSouth Wing Third Floor PlanScale: 1/8"=1'-0"2A3A3THIRD FLOORPLANSSHEET NUMBERPROJECT NUMBERDATEREVISIONSLICENSE NUMBER: 018849°Design, Architecture & Planning°6 Old North Plank RoadSuite 101Newburgh, NY 12550TEL: 845-561-3559FAX: 845-561-2051ajcoppola@coppola-associates.com5/17/21Route 13,Town of Cortlandville,NY21-18° PROPOSED MULTIFAMILYBUILDING FOR REGANDEVELOPMENT AT °CortlandvilleCommonsSHEET NUMBERPROJECT NUMBERDATEREVISIONSLICENSE NUMBER: 018849°Design, Architecture & Planning°6 Old North Plank RoadSuite 101Newburgh, NY 12550TEL: 845-561-3559FAX: 845-561-2051ajcoppola@coppola-associates.com5/17/21Route 13,Town of Cortlandville,NY21-18° PROPOSED MULTIFAMILYBUILDING FOR REGANDEVELOPMENT AT °CortlandvilleCommonsNorth Wing Third Floor PlanScale: 1/8"=1'-0"1A3
CorridorStair CLibrary2 Br Apartment1 Br Apartment2 Br Apartment1 Br Apartment1 Br Apartment2 Br Apartment1 Br Apartment2 Br Apartment1 Br Apartment1 Br Apartment2 Br Apartment22,420 s.f.Stair B2 Hour Fire WallLobbyJCElevatorElevatorRefuseMechMobility AdaptedApt #401Apt #402Apt #403Apt #404Apt #405Apt #406Apt #407Apt #408Apt #410Apt #409Apt #411Stair ACorridor2 Br Apartment2 Br Apartment2 Br Apartment3 Br Apartment2 Br Apartment2 Br Apartment2 Br Apartment1 Br Apartment2 Br Apartment2 Hour Fire WallApt #417Apt #418Apt #416Apt #415Apt #419Apt #420Apt #413Apt #414Apt #412NORTH WINGSOUTH WINGSouth Wing Fourth Floor PlanScale: 1/8"=1'-0"2A4A4FOURTH FLOORPLANSSHEET NUMBERPROJECT NUMBERDATEREVISIONSLICENSE NUMBER: 018849°Design, Architecture & Planning°6 Old North Plank RoadSuite 101Newburgh, NY 12550TEL: 845-561-3559FAX: 845-561-2051ajcoppola@coppola-associates.com5/17/21Route 13,Town of Cortlandville,NY21-18° PROPOSED MULTIFAMILYBUILDING FOR REGANDEVELOPMENT AT °CortlandvilleCommonsSHEET NUMBERPROJECT NUMBERDATEREVISIONSLICENSE NUMBER: 018849°Design, Architecture & Planning°6 Old North Plank RoadSuite 101Newburgh, NY 12550TEL: 845-561-3559FAX: 845-561-2051ajcoppola@coppola-associates.com5/17/21Route 13,Town of Cortlandville,NY21-18° PROPOSED MULTIFAMILYBUILDING FOR REGANDEVELOPMENT AT °CortlandvilleCommonsNorth Wing Fourth Floor PlanScale: 1/8"=1'-0"1A4
KitchenBathCl.BedroomCl.Living RoomStorage(1) Bedroom Apartment726/700 s.f. interior(27) UnitsKitchenBathBedroom #1Living RoomBedroom #2StorageMech.ClosetClosetCl.(2) Bedroom Apartment968 s.f. interior(37) UnitsBathBedroom #1PowderKitchenStorageClosetClosetCl.Bedroom #2Bedroom #3Living RoomCl.(3) Bedroom Apartment1147 s.f. interior(4) UnitsStor.KitchenBathMechCl.ClosetBedroom #1Bedroom #2Living RoomCloset(2) Bedroom Apartment968 s.f. interior(4) UnitsTypical 1 Bedroom ApartmentScale: 1/4"=1'-0"1A5A5TYPICALAPARTMENTPLANSSHEET NUMBERPROJECT NUMBERDATEREVISIONSLICENSE NUMBER: 018849°Design, Architecture & Planning°6 Old North Plank RoadSuite 101Newburgh, NY 12550TEL: 845-561-3559FAX: 845-561-2051ajcoppola@coppola-associates.com5/17/21Route 13,Town of Cortlandville,NY21-18° PROPOSED MULTIFAMILYBUILDING FOR REGANDEVELOPMENT AT °CortlandvilleCommonsSHEET NUMBERPROJECT NUMBERDATEREVISIONSLICENSE NUMBER: 018849°Design, Architecture & Planning°6 Old North Plank RoadSuite 101Newburgh, NY 12550TEL: 845-561-3559FAX: 845-561-2051ajcoppola@coppola-associates.com5/17/21Route 13,Town of Cortlandville,NY21-18° PROPOSED MULTIFAMILYBUILDING FOR REGANDEVELOPMENT AT °CortlandvilleCommonsTypical 2 Bedroom ApartmentScale: 1/4"=1'-0"2A5Corner 2 Bedroom ApartmentScale: 1/4"=1'-0"3A5Typical 3 Bedroom ApartmentScale: 1/4"=1'-0"4A5
NORTH WINGSOUTH WINGNorth Wing West ElevationScale: 1/8"=1'-0"4A6A6North WingElevationsSHEET NUMBERPROJECT NUMBERDATEREVISIONSLICENSE NUMBER: 018849°Design, Architecture & Planning°6 Old North Plank RoadSuite 101Newburgh, NY 12550TEL: 845-561-3559FAX: 845-561-2051ajcoppola@coppola-associates.com5/17/21Route 13,Town of Cortlandville,NY21-18° PROPOSED MULTIFAMILYBUILDING FOR REGANDEVELOPMENT AT °CortlandvilleCommonsSHEET NUMBERPROJECT NUMBERDATEREVISIONSLICENSE NUMBER: 018849°Design, Architecture & Planning°6 Old North Plank RoadSuite 101Newburgh, NY 12550TEL: 845-561-3559FAX: 845-561-2051ajcoppola@coppola-associates.com5/17/21Route 13,Town of Cortlandville,NY21-18° PROPOSED MULTIFAMILYBUILDING FOR REGANDEVELOPMENT AT °CortlandvilleCommonsNorth Wing East ElevationScale: 1/8"=1'-0"3A6North Wing North ElevationScale: 1/8"=1'-0"1A6North Wing South ElevationScale: 1/8"=1'-0"2A6Exterior Finishes:Cultured Stone VeneerFiber Cement SidingFiber Cement PanelsFiber Cement TrimsEnergy Star Vinyl WindowsAluminum Standing Seam RoofingFiberglass Shingle Roofing
NORTH WINGSOUTH WINGSouth Wing West ElevationScale: 1/8"=1'-0"4A7A7South WingElevationsSHEET NUMBERPROJECT NUMBERDATEREVISIONSLICENSE NUMBER: 018849°Design, Architecture & Planning°6 Old North Plank RoadSuite 101Newburgh, NY 12550TEL: 845-561-3559FAX: 845-561-2051ajcoppola@coppola-associates.com5/17/21Route 13,Town of Cortlandville,NY21-18° PROPOSED MULTIFAMILYBUILDING FOR REGANDEVELOPMENT AT °CortlandvilleCommonsSHEET NUMBERPROJECT NUMBERDATEREVISIONSLICENSE NUMBER: 018849°Design, Architecture & Planning°6 Old North Plank RoadSuite 101Newburgh, NY 12550TEL: 845-561-3559FAX: 845-561-2051ajcoppola@coppola-associates.com5/17/21Route 13,Town of Cortlandville,NY21-18° PROPOSED MULTIFAMILYBUILDING FOR REGANDEVELOPMENT AT °CortlandvilleCommonsSouth Wing East ElevationScale: 1/8"=1'-0"3A7South Wing North ElevationScale: 1/8"=1'-0"1A7South Wing South ElevationScale: 1/8"=1'-0"2A7Exterior Finishes:Cultured Stone VeneerFiber Cement SidingFiber Cement PanelsFiber Cement TrimsEnergy Star Vinyl WindowsAluminum Standing Seam RoofingFiberglass Shingle Roofing
Project Narrative
June 2021
Page 13
Exhibit 2 – IPaC Data
June 01, 2021
United States Department of the Interior
FISH AND WILDLIFE SERVICE
New York Ecological Services Field Office
3817 Luker Road
Cortland, NY 13045-9385
Phone: (607) 753-9334 Fax: (607) 753-9699
http://www.fws.gov/northeast/nyfo/es/section7.htm
IPaC Record Locator: 237-102565959
Subject:Consistency letter for the 'Cortlandville NY' project indicating that any take of the
northern long-eared bat that may occur as a result of the Action is not prohibited
under the ESA Section 4(d) rule adopted for this species at 50 CFR §17.40(o).
Dear James Easton:
The U.S. Fish and Wildlife Service (Service) received on June 01, 2021 your effects
determination for the 'Cortlandville NY' (the Action) using the northern long-eared bat (Myotis
septentrionalis) key within the Information for Planning and Consultation (IPaC) system. You
indicated that no Federal agencies are involved in funding or authorizing this Action. This IPaC
key assists users in determining whether a non-Federal action may cause “take”[1] of the northern
long-eared bat that is prohibited under the Endangered Species Act of 1973 (ESA) (87 Stat.884,
as amended; 16 U.S.C. 1531 et seq.).
Based upon your IPaC submission, any take of the northern long-eared bat that may occur as a
result of the Action is not prohibited under the ESA Section 4(d) rule adopted for this species at
50 CFR §17.40(o). Unless the Service advises you within 30 days of the date of this letter that
your IPaC-assisted determination was incorrect, this letter verifies that the Action is not likely to
result in unauthorized take of the northern long-eared bat.
Please report to our office any changes to the information about the Action that you entered into
IPaC, the results of any bat surveys conducted in the Action area, and any dead, injured, or sick
northern long-eared bats that are found during Action implementation.
If your Action proceeds as described and no additional information about the Action’s effects on
species protected under the ESA becomes available, no further coordination with the Service is
required with respect to the northern long-eared bat.
________________________________________________
[1]Take means to harass, harm, pursue, hunt, shoot, wound, kill, trap, capture, or collect, or to
attempt to engage in any such conduct [ESA Section 3(19)].
06/01/2021 IPaC Record Locator: 237-102565959 2
Action Description
You provided to IPaC the following name and description for the subject Action.
1. Name
Cortlandville NY
2. Description
The following description was provided for the project 'Cortlandville NY':
Multi-Family Housing Project
Approximate location of the project can be viewed in Google Maps: https://www.google.com/
maps/@42.5668228,-76.2240832459826,14z
Determination Key Result
This non-Federal Action may affect the northern long-eared bat; however, any take of this
species that may occur incidental to this Action is not prohibited under the final 4(d) rule at 50
CFR §17.40(o).
Determination Key Description: Northern Long-eared Bat 4(d) Rule
This key was last updated in IPaC on May 15, 2017. Keys are subject to periodic revision.
This key is intended for actions that may affect the threatened northern long-eared bat.
The purpose of the key for non-Federal actions is to assist determinations as to whether proposed
actions are excepted from take prohibitions under the northern long-eared bat 4(d) rule.
If a non-Federal action may cause prohibited take of northern long-eared bats or other ESA-listed
animal species, we recommend that you coordinate with the Service.
06/01/2021 IPaC Record Locator: 237-102565959 3
1.
2.
3.
4.
5.
6.
Determination Key Result
Based upon your IPaC submission, any take of the northern long-eared bat that may occur as a
result of the Action is not prohibited under the ESA Section 4(d) rule adopted for this species at
50 CFR §17.40(o).
Qualification Interview
Is the action authorized, funded, or being carried out by a Federal agency?
No
Will your activity purposefully Take northern long-eared bats?
No
[Semantic] Is the project action area located wholly outside the White-nose Syndrome
Zone?
Automatically answered
No
Have you contacted the appropriate agency to determine if your project is near a known
hibernaculum or maternity roost tree?
Location information for northern long-eared bat hibernacula is generally kept in state
Natural Heritage Inventory databases – the availability of this data varies state-by-state.
Many states provide online access to their data, either directly by providing maps or by
providing the opportunity to make a data request. In some cases, to protect those resources,
access to the information may be limited. A web page with links to state Natural Heritage
Inventory databases and other sources of information on the locations of northern long-
eared bat roost trees and hibernacula is available at www.fws.gov/midwest/endangered/
mammals/nleb/nhisites.html.
Yes
Will the action affect a cave or mine where northern long-eared bats are known to
hibernate (i.e., hibernaculum) or could it alter the entrance or the environment (physical or
other alteration) of a hibernaculum?
No
Will the action involve Tree Removal?
No
06/01/2021 IPaC Record Locator: 237-102565959 4
Project Questionnaire
If the project includes forest conversion, report the appropriate acreages below.
Otherwise, type ‘0’ in questions 1-3.
1. Estimated total acres of forest conversion:
0
2. If known, estimated acres of forest conversion from April 1 to October 31
0
3. If known, estimated acres of forest conversion from June 1 to July 31
0
If the project includes timber harvest, report the appropriate acreages below.
Otherwise, type ‘0’ in questions 4-6.
4. Estimated total acres of timber harvest
0
5. If known, estimated acres of timber harvest from April 1 to October 31
0
6. If known, estimated acres of timber harvest from June 1 to July 31
0
If the project includes prescribed fire, report the appropriate acreages below.
Otherwise, type ‘0’ in questions 7-9.
7. Estimated total acres of prescribed fire
0
8. If known, estimated acres of prescribed fire from April 1 to October 31
0
9. If known, estimated acres of prescribed fire from June 1 to July 31
0
If the project includes new wind turbines, report the megawatts of wind capacity
below. Otherwise, type ‘0’ in question 10.
10. What is the estimated wind capacity (in megawatts) of the new turbine(s)?
0