HomeMy WebLinkAboutTB Minutes 2018-03-26Study 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
Meeting of the Ithaca Town Board
March 26, 2018
Board Members Present: Bill Goodman, Supervisor; Rod Howe, Deputy Town Supervisor;
Pat Leary, Tee -Ann Hunter, Eric Levine, Rich DePaolo, and Pamela Bleiwas
Staff Present: Bruce Bates, Director of Code Enforcement; Mike Solvig, Director of Finance,
Judy Drake, Director of Human Resources; Paulette Rosa, Town Clerk; and Jim Weber,
Highway Superintendent
Mr. Goodman called the meeting to order and discussed changing the start time of the April
regular meeting to 5:00 p.m. to allow members to attend the opening night of the East Hill Area
shurette. The Board agreed and Ms. Rosa will send out a notice to the media.
The annual Spring Social event is set for May 10th at Ithaca Beer, 3-6 p.m.
1. Continue discussion regarding Easement Management and developing a policy
Mr. Goodman summarized the past discussions saying that the town has a number of easements
that were not maintained yearly and now have some larger -sized trees on them that are or could
be detrimental to the infrastructure and our ability to access it in a timely manner. Some
residents may like the trees to remain, so the question becomes whether the board enforces its
rights to maintain them, regardless of older language that may have been more vague than what
is now used in standard easements.
Discussion followed and the board agreed that the intent of an easement for infrastructure is the
ability to access and maintain said infrastructure and the fact that landscaping maintenance didn't
occur and trees grew, does not negate the need to do it now.
Mr. Weber had submitted examples and pictures of some current issues with easements.
(Attachment 1) Mr. Weber discussed the example of a property on Christopher Circle where
some of the trees are quite large and the town does not have the equipment to remove them. If
there was a break there, having to find and schedule an outside company on a moment's notice
could present issues. The trees need to come down now so there isn't an issue later and the roots
themselves, if they were allowed to stay, may also cause an issue. The current owner may or
may not have been aware of the easement and would prefer the trees stay or that the town
compensate them in some way.
Discussion followed and the Board did not feel that compensation is necessary or required given
that an easement is in place and to treat one easement differently than another is problematic.
The Board directed the Public Works Committee to work with Public Works staff to develop a
policy statement regarding easement maintenance and to endeavor to keep up with routine
maintenance in the future.
Some of the other examples submitted show corners of garages on easements as well as Mr.
Weber discussing where a contractor built a berm over a manhole. The Board felt that those
TBS 2018-03-26 Pg. 1
types of instances would have to be dealt with on a case-by-case basis to determine how that
happened and subsequent options. The Board felt that the berm should be removed by the
developer.
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
Mr. Goodman noted that this has been discussed a number of times, and the Land Trust is now
considering not selling one plot for a residence but instead developing a trail system because the
views are so good. There is also a possibility of joining trails throughout the area. (Attachment 2)
TB Resolution 2018-045: SEAR: Acquisition of Finger Lakes Land Trust property on
Culver Road (Tax Parcel 31.4-14.2)
Whereas, this action is the acquisition of approximately 38+/- acres of a 73+/- acre
property owned by the Finger Lakes Land Trust, located on Culver Road (Tax Parcel No. 31.-1-
14.2) in the Town of Ithaca; and
Whereas, the Town has entered into an agreement with the Finger Lakes Land Trust to
purchase the above -referenced property, which immediately adjoins the Coy Glen Critical
Environmental Area and is located across the road from previously purchased Dress Woods
Preserve, Gerda Knegtman's Glen Preserve and Marcia's Woods Preserve; and
Whereas, the property will be acquired in order to add to the town's existing preserves in
the Culver Road area and to provide residents with additional opportunities for passive
enjoyment of the forested habitats; and
Whereas, it has been determined that the above-described action is an Unlisted Action,
pursuant to the State Environmental Quality Review Act, 6 NYCRR Part 617, and Town of
Ithaca Code, Chapter 148 — Environmental Quality Review, for which the Town of Ithaca Town
Board is acting in an uncoordinated environmental review with respect to the property
acquisition; and
Whereas, the Town Board, on March 26, 2018, has reviewed and accepted as adequate
the Short Environmental Assessment Form, Parts 1, 2 and 3 prepared by Town staff for this
action; now therefore be it
Resolved, that the Ithaca Town Board hereby makes a negative determination of
environmental significance based on the information in the Short EAF Part 1 and for the reasons
set forth in the Short EAF Parts 2 and 3 in accordance with the New York State Environmental
Quality Review Act and Chapter 148 of the Town of Ithaca Code for the above referenced action
as proposed and, therefore, neither a Full Environmental Assessment Form, nor an
Environmental Impact Statement will be required.
Moved: Rod Howe Seconded: Tee -Ann Hunter
TBS 2018-03-26 Pg. 2
Vote: Ayes — Howe, Hunter, Levine, Leary, Bleiwas, DePaolo and Goodman
TB Resolution 2018-046: 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
Whereas, the Town Board has determined that certain property owned by the Finger
Lakes Land Trust on Culver Road (Tax Parcel No. 31.-1-14.2) has ecological value deserving of
protection from development and inclusion as a town preserve; and
Whereas, this parcel immediately adjoins the Coy Glen Critical Environmental Area and
will be located across the road from previously purchased Dress Woods Preserve, Gerda
Knegtman's Glen Preserve and Marcia's Woods Preserve; and
Whereas, the property Appraisal Report, dated September 12, 2017, prepared by
Kenneth V. Gardner II of the North East Appraisals & Management Co., Inc., for the Finger
Lakes Land Trust, lists a fair market value of $123,000 for the portion of the property to be
acquired by the town; and
Whereas, the Finger Lakes Land Trust and the Town Supervisor have signed a Contract
for Sale and Purchase of Real Property (the "Contract") for the Town to purchase the parcel for a
total purchase price of $96,312.00, which is less than the appraised fair market value, with the
contingency that enforcement of such Contract is subject to approval by the Town Planning
Board of subdivision of the 73+/- acre parcel into a 38+/- acre lot for the town preserve and a
36+/- acre parcel for the Finger Lakes Land Trust, and the approval of the Town Board; and
Whereas, pursuant to the New York State Environmental Quality Review Act
("SEQRA") and its implementing regulations at 6 NYCRR Part 617, the acquisition of this
parcel is an Unlisted Action for which the Town of Ithaca Town Board, acting as lead agency in
an uncoordinated environmental review with respect to the property acquisition, has, on March
26, 2018 , made a negative environmental determination of significance, after having reviewed
and accepted as adequate a Short Environmental Assessment Form Parts 1, 2 and 3; now,
therefore, be it
Resolved, that the Town Board approves the Contract and ratifies its execution by the
Town Supervisor; and be it further
Resolved, that the Town acquire said parcel as soon as practicable and pay $96,312.00
for same after receiving a proper deed fully executed and evidence satisfactory to the attorney for
the Town on this matter that the title to such property is marketable, with said funds to be made
available from the General Fund, which has sufficient funds to cover the costs of this acquisition,
and be it further
Resolved, that the Town Supervisor be, and hereby is, authorized and requested to take
such steps (including the expenditure of Town funds for the purchase, survey, recording fees,
filing fees, and other customary real estate fees and expenses), and to execute such documents, as
TBS 2018-03-26 Pg. 3
deemed necessary to effectuate such purchase and the purposes of the forgoing resolutions,
subject to the approval by the Planning Board of the two -lot subdivision, and be it further
Resolved, that such lands be acquired for, and held as, passive recreation, education and
ecological forest lands for the benefit of the residents of the Town of Ithaca.
Moved: Tee -Ann Hunter Seconded: Eric Levine
Vote: Ayes — Hunter, Levine, Howe, Leary, Goodman, DePaolo and Bleiwas
3. Consider authorization for the Supervisor to execute easements associated with the Ellis
Hollow Watermain and Tank project
TB Resolution 2018-047: Authorize the Supervisor to execute easements associated with
the Ellis Hollow Water Main and Tank project
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: Rod Howe Seconded: Eric Levine
Vote: Ayes — Howe, Levine, Leary, Hunter, Goodman, Bleiwas and DePaolo
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
TB Resolution 2018-048: Authorization to amend existing contract with Larson Design
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
TBS 2018-03-26 Pg. 4
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: Bill Goodman Seconded: Pamela Bleiwas
Vote: Ayes — Goodman, Bleiwas, Hunter, Levine, Leary, Howe and DePaolo
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
(Attachment 3)
TB Resolution 2018-049: Authorization to submit a grant application to NYS DOT Bridle
NY for replacement of the bridle 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: Bill Goodman Seconded: Rod Howe
Vote: Ayes — Goodman, Howe, Hunter, Levine, Leary, Bleiwas and DePaolo
6. Consider authorization for the Supervisor to sign a contract associated with the Route
96/Trumansburg Rd Pedestrian Corridor Study
TB Resolution 2018-050: Authorize the Town Supervisor to execute a contract with Barton
& Lo2uidice D.P.C. for en2ineerin2 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.
TBS 2018-03-26 Pg. 5
Moved: Pamela Bleiwas Seconded: Tee -Ann Hunter
Vote: Ayes — Bleiwas, Hunter, Howe, Levine, Leary, DePaolo and Goodman
7. Ratify appointment of Deputy Highway Superintendent — Rich Tenkate
TB Resolution 2018-051: Ratification of Appointment of Deputy Hi2hway 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: Pamela Bleiwas Seconded: Pat Leary
Vote: Ayes — Bleiwas, Leary, Levine, Howe, Hunter, Goodman and DePaolo
8. Committee Reports
P&O — Ms. Bleiwas reported that they discussed changed to the Room Use policy and
application to clearly indicate that all uses are open to the public and a revised Access to Public
Record policy that clearly indicates the Town's records are digital and certain professional
stamps do not render a document not public.
The committee also reviewed a plan for FLTG to back up records for disaster recovery and a
change to the Cancer Screening time benefit to allow for any type of cancer screening and up to
four hours a year to get the tests.
Planning — Mr. DePaolo reported that they reviewed the updated Design Guidelines and
the PDZ language for Chainworks. They have also been asked to look at the City's PUD
language and submit comments although they have not commitment to doing anything about any
concerns we may have.
TBS 2018-03-26 Pg. 6
Public Works — Mr. Howe reported that they discussed the easement maintenance issue
and the grant for the bridge that have already been discussed here; then they looked at project
updates, the next CIP report and the fleet replacement schedule in advance of budget talks.
Budget — no report
Ad Hoc Committees — Mr. Goodman reported on:
SJC — ongoing issue with monitoring pits and an engineering firm is conducting a study
and submitting a report with recommendations. These monitoring systems are not all
working and our percentage of usage may be way off and therefore our percentage of
billing. Also, the Towns of Dryden and Lansing need accurate counts to use for any
consideration of additional development.
Deer — The group reviewed data on accidents and comments from farmers. Mr. Blossey
from Cornell will be coming in April to report on their efforts. Next meeting is May 22'
at 5:30 p.m.
STR — Continued to discuss a simplified law to focus on un -hosted short term rentals
Sidewalk — Will be meeting with Jay Franklin regarding the Town's options for sidewalk
districts and how that would work
Form Based Zoning — Continue to meet twice a month and hope to have a presentation
in May to show the full board the direction/status
9. Consider approval of Town of Ithaca Abstract
TB Resolution 2018-052: 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
TBS 2018-03-26 Pg. 7
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: Rod Howe Seconded: Rich DePaolo
Vote: Ayes — Howe, DePaolo, Hunter, Levine, Leary, Goodman and Bleiwas
Added item
Ms. Drake noted that an employee is in need of a sick bank.
TB Resolution 2018-053: Creation of a Sick Bank for Bill Hagin
Whereas, the Human Resources Manager recommends the creation of a Sick Bank for
Bill Hagin under the Family Health Related Leave, which employees can donate a one-time
amount up to 40 hours of their sick time to the named person; and
Whereas, the sick time donated shall be used solely for the hours that the employee is
out of work under a Family Medical Leave; now, therefore, be it
Resolved, the Town Board of the Town of Ithaca hereby approves the creation of a Sick
Bank for Bill Hagin, in which employees can donate a maximum of 40 hours of their sick time;
and be it further
Resolved, the employees donating time will abide by the attached policy and complete
the Leave Donation Authorization Form, and be it further
Resolved, that the Sick Bank for said employee will be dissolved when the Family
Medical Leave ends without further action by the Town Board.
Moved: Bill Goodman Seconded: Pamela Bleiwas
Vote: Ayes — Goodman, Bleiwas, Hunter, Howe, Leary, Levine and DePaolo
10. Review of Correspondence
TBS 2018-03-26 Pg. 8
Ms. Rosa noted that one item came in anonymously and is actually in the Town of Enfield, but
she thought the board should be aware of it since the sender will expect that they had seen it.
She added that she did forward it to the Town of Enfield.
11. Adjournment
Meeting was adjourned upon a motion and a second at 6:58 p.m.
Submitted
Paulette Rosa, Town Clerk
TBS 2018-03-26 Pg. 9
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6204; LteER 619 PAGE 507
THIS INDENTURE
the �4L. day of August, Nineteen Hundred and Eighty -
BETWEEN HOUSE CRAFT BUILDERS, INC.
a corporation organized under the laws of New York and
having its principal offices located at 1459 Slaterville Road,
Ithaca, New York, party of the first part, and
COMMONLAND COMMUNITY RESIDENTS' ASSOCIATION, INC.,
a not-for-profit corporation under the laws of the State of New
York, with principal offices at 1459 Slaterville Road, Ithaca, New
York,
party of the second part,
WITNESSETH that the 'party of the first part, in
consideration. of One Dollar ($1.00) lawful money of the United
States, paid by the party of the second part, does hereby grant
and release unto the party of the second part, its successors and
assigns forever,
ALL THAT CERTAIN TRACT OR PARCEL OF LAND situate in the Town
of Ithaca, Tompkins County, Now York, boon@ea and described as
follows:
BEGINNING at a Doint marked by an iron rod and 'being The
no Ahern most corner of promises described in a dead to Ccmmo land
Co,=unity Residents Association., Inc. frcm House Craft Euiic.^xs.
Inc. dated June 16, 1996 and recorded in the office of the
Tonp?:ins County Clerk in Liber 53 of Deeds at page 523; thence
south 82 degrees 11 minutes 39 seconds west a distance of 75...56
feat to a paint marked by an iron rod at a corner of the City of
Ithaca watershed lands; thence north 41 degrees 4C minutes 40
seconds east along said watershed property (L. 317, p. 174) a
distance of 144.29 feet to a point marked by an iron rod; thence
north 42 degrees 30 minutes 21 seconds east along said watershed
property a distance of 226.80 feet to a point marked by an iron
rad; thence north 55 degrees 31 minutes 20 seconds west along said
watershed property a distance of 200.00 feet to a point; thence
north 62 degrees 26 minutes 33 seconds east a distance of 378.74
feet to a point in the westerly? Bye of land reputedlysouth 39 degrees 46
Maurice Marion (L. 579, p.
minutes 01 seconds east a distance of 261.41 feet to a point
marked by an iron rod; thence south 50 degrees 17 minutes 02
seconds west a distance of 19.00 feet to a point; thence south 39
degrees 42 minutes 58 seconds east a distance of 303.04 feet to a
point; thence south SO degrees 31 minutes 19 seconds west a
distance of 22.97 feet to the point or place of beginning,
constituting Cluster G (Westfield) of Commonland Community, and
containing 4.975 acres of land.
EXCEPTING AND RESERVING THEREFROM all that certain tract or
parcel of land lying within the above-described premises and
indicated as Penny Lane, shown on a map entitled Commonland
Community Development Town of Ithaca Tompkins County, N.Y. FINAL
PLAN - CENTER SECTION", dated September 1, 1982 and filed in the
particularly more
Clerkns
aomapyentitledn"MaplofB
office ofox
niPenny Lanend(North
End) in the Commonland Community Development Town of Ithaca,
Tompkins County, New York" made by Hunt Engineers, P.C., dated
July 15, 1986 and filed in the Office of the Tompkins County Clerk
in Vault Box VIII, which parcel is
intended to be deeded to the
Town of Ithaca for highway pure
FURTHER EXCEPTING AND RESERVING THEREFROM all those tracts or
parcels of land shown as lot numbers 86, 87, 88, 89, 90, 91, 92,
93, 94, 95, 96, 97, 9$, and 99 as shown on a map entitled "Plan of
Lands Known as Cluster G (westfLeld)omade by by Engineers land , ow
oNow York" f Ithaca Tompkins County,
and dated July 29, 1986, which map is filed in said clerk's office
in Vault Box VIII.
1
i 49 ra 508
SUBJECT To easements for vehicular parking, as follows
(1) a perpetual easement for the exclusive use of grantees of lots
numbered 86, 87, 88, 89, 90, 91, 92, 93, 94, 95, 96, 97, 98, and
99, their successors and assigns, in the places indicated as
carports on a map entitled "Commoniand Community Phase iv Site
Plan" made by Jerold Weisburd, registered architect, dated May 7,
1986 and filed in the office of the Town of Ithaca Planning
Department, and
(2) easements for the benefit of residents of said Cluster G
(Westfield) their successors and assigns, in common with others,
in the areas designated as common parking on said July 29, 1986
ji map.
SUBJECT FURTHER TO THE FOLLOWING:
(1) An easement 10 feet in width granted to New York Telephone,
;j American Television and Communications Corp., and New York State,
Electric and Gas Co. for electric, telephone and cable television
services by an instrument recorded in Liber 616 of Deeds at page
409;
(2) A sanitary sewer easement 10 feet in width;
(3) The rights of the public to lands known as "penny Lane" to be
deeded to the Town of Ithaca for highway purposes.
(4) A twenty -foot wide right-of-way granted to the City of Ithaca
by instrument recorded in Liber 317 of Deeds at Page 174.
(5) Any other rights of way or easements insofar as they may i
affect the above-described premises.
BEING a portion of the premises described in a deed to House
Craft Builders, Inc. from Jerold Weisburd, dated April 14, 1983
and recorded in the Office of the Tompkins County Clerk in Liber
593 of Deeds at Page 1049.
TOGETHER with the appurtenances and all the estate and rights
of the party of the first part in and to said premises, TO HAvE
i AND TO HOLD the premises herein granted unto the party of the
second part, its successors and assigns forever.
r
AND the party of the first part covenants that it has not
done or suffered anything whereby the said premises have been
encumbered in any way whatever.
AND That, in Compliance with section 13 of the Lien Law, the
grantor will receive the consideration for this conveyance and
will hold the right to receive such consideration as a trust fund
to be applied first for the purpose of paying the cost of the
• improvement and will apply the same first to the payment of the
cost of the improvement before using any part of the total of the
same for any other purpose.
IN WITNESS WHEREOF, the party of the first part has caused
v its corporate seal to be hereto affixed, and these presents to be
signed by its duly authorized officer the day and year first above
written.
i IN PRESENCE OF:
HOUSE CRAFT 8 LDERS, INC.
By:
STATE OF'NEW YORK )
} ss:
COUNTY OF TOMPRINS }
on this V-- day of AuguNand ed and Eighty-six
before me personally camerst WcSb�� to me
personally known, who bang by me duly sworn, did depose and say '
that he resides in 'T+1...., $.4, 1 that he is the
of House Craft Builders, Inc., the corporation described in, and
which executed, the above instrument; that he knows the seal of y
said corporation; that the seal affixed to said Instrument is such
corporate seal; that it was so affixed by order of the Board of
Directors of said corporation; and that he signed his name
thereto by like order.
e —R J) W,A).5VtN
• �ry �4r..�c...' Yotk
Tompkins County, ss:
Recorded on the ................ � .�...... » C y �...
w� �o'c.ock ...�i.M., in Liber . (.. of .pAr,t.......». 1 x
of pgpe :7 .................... and exer� iZGi4 �;„ aGCf,C,....
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Fop�ns Co Aurora R. Valenti Instrument Number
PKINS COUNTY CLERK '576026-001
TOM "
320 North Tioga Street r, ,
!theca, NY 14850
(607)274-5431
Fax: (607) 274-5445
No. of Pages: 6 Delivered By:
(intruding this
coverpage) BARNEY GROSSMAN DUBOW MARCUS
Receipt No. 576026 Return To:
BARNEY GROSSMAN DUBOW MARCUS
Date: 06/03/2011 SENECA BUILDING WEST SUITE 400
119 EAST SEN ECA STREET
Time: 03:18 PM ITHACA, NY 14850
Document Type: DEED
Parties
To Transaction: ZHU TO DESMOND
Town/City: TOWN OF ITHACA
deed information Mortnaae Information t
Taxable Consideration: $180,000.00 Taxable Mortgage Amount:
State Transfer Tax: $720.00 Basic Mortgage Tax:
County Transfer Tax: $360,00 Special Mortgage Tax:
RETT No.: 05848 Additional Mortgage Tax:
Local Mortgage Tax:
State of New York
Tompkins County Clerk Mortgage Serial No.:
This sheet constitutes the Clerk endorsement required by Section 316-A(5) & Section 319 of the Real
Property Law of the State of New York.
Tompkins County Clerk
Please do not remove this page.
11111111111111111111111111 IIIII IIII 111111 IIIII IIIII IIII IIII
' 5 7 6 0 2 6 - 0 0 1
C 1u6 Cl ? made the I" day of June in the year Two Thousand and
Eleven
BETWEEN
PANGSHUN ZHU,
of 115 Christopher Circle,
Ithaca, New York 14850,
party of the first part, and
STEPHEN R. DESMOND and KIMBERLY R. DESMOND,
husband and wife,
of 304 Tareyton Drive,
Ithaca, New York 14850,
as tenants by the entirety,
party of the second part,
WITNESSETH that the party of the first part, in consideration
of One Dollar ($1.00) lawful money of the United States, and other
good and valuable consideration, paid by the party of the second
part, does hereby grant and release unto the party of the second
part, their survivor, his or her heirs, distributees and assigns
forever,
ALL THAT TRACT OR PARCEL OF LAND SET FORTH IN SCHEDULE A
ATTACHED HERETO AND MADE A PART HEREOF.
TOGETHER with the appurtenances and all the estate and rights
of the party of the first part in and to said premises.
TO HAVE AND TO HOLD the premises herein granted unto the party
of the second part,' their survivor, his or her heirs, distributees
and assigns forever.
AND said party of the first part covenants as follows:
FIRST, That the party of the second part shall quietly enjoy
the said premises;
SECOND, That the party of the first part will forever WARRANT
the title to said premises; and
THIRD, That, in Compliance with Section 13 of the Lien Law,
the party of the first part will receive the consideration for this
conveyance and will hold the right to receive such consideration as
a trust fund to be applied first for the purpose of paying the cost
of the improvement and will apply the same first to the payment of
the cost of the improvement before using any part of the total of
the same for any other purpose.
(2f. W,&. %L../, the
its hand(s) and seal(s)
written.
STATE OF NEW YORK)
COUNTY OF TOMPKINS) SS.:
party of the first part has hereunto set
for delivery the day and year first above
On the 1" day of June in the year 2011 before me, the
undersigned, a notary public in and for said state, personally
appeared Pangshun Zhu, personally known to me or proved to me on
the basis of satisfactory evidence to be the individual(s) whose
name(s) is (are) subscribed to the within instrument and
acknowledged to me that he/she/they executed the same in�
his/her/their capacity(ies), and that by his/her/their signature(s)
on the instrument, the individual(s) or the person upon behalf of
which the individual(s) acted, executed the instrument.
DON R. CRITTENDEN
Notary Public, State of Now York
No. 4794371
Civallfied In Tompkins County
Commission Expires August 31, 2013
ALL THAT TRACT OR PARCEL OF LAND situate in the 'Town of
Ithaca, County of Tompkins and State of New York, bounded and
described as follows:
BEGINNING at a point in the southerly line of the circular
partion of Christopher Circle at the northwesterly coiner of Lot 25
in the Christopher Circle subdivision;
THENCE running SOUTH 04 degrees 29 minutes 54 seconds WEST,
and passing through an iron pin at 4.9 feet, a total distance of
250.74 feet to a point;
I
THENCE running NORTH 82 degrees 45 minutes 00 seconds WEST,
and passing through iron pipes at 11.64 feet and 1.51.64 feet, a
total di,stance of 168.34 feet to a point marked by an iron pipe,
THENCE running NORTH 14 degrees 32 minutes 31 seconds EAST,
and passing through an iron pipe at 247.75 feet, a total distance
of 252.75 to a point in the southerly line of,Christopher Circle;
THENCE running SOUTH 82 degrees 38 minutes Of) seconds EAST,
and along the southerly line of Christopher Circle, a distance of
1.24.22 -feet to the point or place of beginning; CONTAINING 0.842
acres of land, more or less.
SUBJECT TO an easement granted to New York State Electric &
,Gas Corporation by instrument dated September 21, 1,955 and recorded
October 22, 1956 in the Tompkins County Clerk's Office in Liber 392
of Deeds at page 292.
SUBJECT TO an easement granted to New York State Electric &
Gas Corporation by instrument dated September 21, 1956 and recorded
October 22, 1956 in the Tompkins County Clerk's Office in Liber 392
of Deeds at page 293.
SUBJECT TO an easement granted to Town of Ithaca by instrument
dated May 19, 1959 and recorded June 5, 1959 in the Tompkins County
Clerk's Office in IJber 417 of Deeds at page 121.
SCHEDULE A (continued)
SUBJECT TO a drainage easement over the westerly portion of
the above-described premises, as more particularly described in a
deed from Rocco Lucente to Ralph R. Riley and Dolores M. Riley
dated November 2, 1956 and recorded the same day in the Tompkins
County Clekrls Office in Liber 392 of Deeds at'page 596, as the
same may have been modified and substantially released by the
provisions of a quit claim deed from Rocco P. Lucente to James W.
Driscoll and Angela E. -Driscoll dated may 29, 1958 and recorded the
same day in the Tompkins County Clerk's Office in Liber 406 of
Deeds at page 259.
REFERENCE -is hereby made to a survey map incorporated herein
entitled "Survey Map, No. 115 Christopher Circle, Town of Ithaca,
Tompkins County, New York" prepared by Lee Dresser, L.L.S. No.
050096, of T.G. Miller, P.C., Engineers and Surveyors, Ithaca, New
York, dated March 15, 2000, revised and updated March 23, 2011, a
copy of which is attached hereto and recorded in the Tompkins:
County Clerk's Office concurrently herewith.
FURTHER REFERENCE is hereby made to a survey map entitled "Map
of Christopher Circle Sub -Division Located in Town of Ithaca N.Y.,
Sub -divider = Rocco Lucentil prepared by Carl Crandall, C.E.,
License No. 2147, dated September 4, 1956, revised April 5, 1958
and June 20, 1959, and fil6d September 7, 1960 in the Tompkins
County Clerk's Office in Map Drawer A at page 27 (Instrument No.
BF011994-001).
BEING THE SAME PREMISES conveyed by Nancy Van Orman to
Pangshun Zhu and Jie Wei by deed dated October 22, 2004 and
recorded October 26, 2004 in the Tompkins County Clerk's Office as
Instrument No. 463166-001; and subsequently conveyed by Jie Wei to
Pangshun Zhu by deed dated March 3, 2001 and recorded March 15,
2011 in the Tompkins 'County Clerk's office as Instrument No.
572652-001.
The above-described premises are improved by a one or two-
family residential dwelling, commonly known as 115 Christopher
Circle, Ithaca, New York 14850.
Town of Ithaca Tax Parcel No. 71.-1-19
sn>c
c
�t
Yp
CHRISTOPHER CIRCLE
NCH(R.O.)
!7713—OOT
z
V
•
PIPE
FOUND
LOT NUMBERS REFER TO A SUBDIVISION MAP ENTITLED
W OF CHRISTOPHER CIRCLE SUBDMSION..." DATED
fSf PRIORITY M0R1G4Gt~ &M. Its successors and/or oaten SEPTEMBER 4, 1955 BY CARL CRANDALL AND FILED IN THE
CERTIFICATION STEWRT TITLE PISUR WX � , TOMPKINS COUNTY CLERKS OFFICE IN DRAWER C.
BKRIJEY, t.'ROSSL4tFL OIATOW, A/4RCI1S dr o!hltlly tLP
I heraby certify to S 9I`"Ql R QJ 14hC7ND AMO aA7BERLY R oES:IOIJO Wig_
that t am a Rcansed land surveyor. New York State License REVISED ALTEMOM O��ptH �
No. 1150696, and that this map correctly datheates an actual w.arowar s. tsar wrot
surrey an the ground made by me or under my direct 1.) 3/AU CORNERS FOUND
SURVEY, MMA"sAMS"'a
supervision: and that I found no visible encroachments atther ALL CORNERS FOUND guar AK rw.o FOR MAS wr
way aeras property lines except as shown hereon. Z rAW M tt[
SIGNED: .u.. ��rru.---• wteo• 3 da ?.ri/
.UMM rMnw xoic
nwo, an
TITLE:�U�� ,r!•�=w N
q
SURVEY MAP ;;'•��
No. 115 CHRISTOPHER CIRCLE '� %;'�
T. G. MILLER P.C.
ENGINEERS AND SURVEYORS TOWN OF ITHACA. TOMPKINS COUNTY, NEW YORK
203 NOM AURORA STREET
P.O. Box 777
DATE
mV NEW YORK 14851
*3/15/2000 500038
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• Eih Lean 549 vitt=l '•'<iD
TORN OF ITHACA# N.Y. - SANITARY SEWER RIGHT OF WAY -
TOWN WIDE SEWER IMPS
zaperty-ilddress-tff�ny} sy2%+d l %s ' �� erJ —
THIS INDENTURE, made this day of
referred to herein as GRANTOR and the TOWN OF ITHACA. a municipal
corporation in the County of Tompkins, State of New York, hereinafter
called GRANTEE or TOWN, acting for and on behalf of the
oz Ithaca)
WITNESSETHs WHEREAS'said Town is about to construct a system
of sanitary sewers or extensions thereof, which by reason ofAnd araAmn in topography
tions -must -din
cider to r r -ss
peewer-s ro
Meran
and WHERMS or stne owner or has an interest in real r
an 11314 Wwa ere tue sewer line or lines must cross or encroach upon
private property for the'above reasons,
NOW THEREFORE, said Grantor in consideration of the benefits to
e-both-communi-ty-wide-and-to-said�rantor-as-e-rea�rit of ata
%tion of property values and rotection of health and otherwise a d
er cons era on o e covenants herein contained and other
Vood and su c en cane Brat on, receipt whereof is her acknowledged,
dies hereby grant and conv to said Town its cc s
arevar� permanent r t o way to enter u
-a ac" -sancta -appnrte —
nsass
or QuchMEN-othe�€aai�itios-aa-ere-herein-described-across-rr-ursrrrth
lands of the Grantor in said Town in accordance with ofliaiai plans
and specifications filed at thisoffice of the Town Clerk, the center
line of which right of way along which said sewer line and appurtenances
is to he laid shall be substantiall as sh
unleas o rw ss Shown on an ma or n loss otherwise stated herein,
n ne-o -p "ctuaily-U 1, BIWAI-be-the-conte
..eghi of
Together with a temporary casement daring the period of original
construction over so much of the owner's property as may be necessary
for men and vehicles while the said sr main ap=tances for Any
other facilitiSs_s`p_e_c_J_f1l,descrLgy) AM being installed,
tory easement-is-n;_o-s had
The execution of this instrument by a party holding the follow-
ing liens) on the above premises shall constitute a release frm
any-such-4Ulen4s f the easement -granted -h
REAL ESTATE '"- STATE OF *
TRANSFER iAXt _ NEW'YORK *
tn. & ` : , 4 nom -
The sewer main and appurtenances (or any other facilities) con-
structed on said premises shall remain the property of and shall be
ander the control and anpervision of the GRANTEE but the GRANTOR
t reserves a er y ee a to sa rty covered by
said s q ma -way, subject o the rights a privileges herein granted
to the GRAHTEB, and (2) GRANTOR reserves the right to use and enjoy
said premises provided that such use shall not interfere with the con-
struction, maintenance, operation or repair of, or cause injury or
-, — T
LIR K 549 Ba
damage to, the sever main or other facilities or appurtena .
width for said right of way. Whenever any work ie done on the
GRANTOR'S premises the GRANTEE, at no expense to the owner of the
premises, will remove all debris and will restore the land - AMA emaition I* wan in before M* such wark wausb-
dWe. If any damage is caused to the GRANTOR'S property or if
such property has not been properly restored by the GRANTEE, the
GRANTOR shall give prompt and due notice in writing to the GRANTEE
at the Town of Ithaca Offices at 126 East Seneca Street Ithaca,
New or a e
reatOrH a Property.
Additional prow s ons, deba reference., FKWFwrt escrip-
—'
•
an
hereinafter set forthz
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• .iNo/OR TEMPORA/aY 6Aa'.CI+tdNi' •
• FoR SANIrwRY SdWisRs
T//RV LANo3' dP s-*4X Aeeoi oV7-
ToWK OF /THAcA SdWdR .sYardM �` '
7'ipMR/YINS COIJNT7+• AWW N-d4WH
Cf3/vST. owc No.WOW-
DATC—
M
Thb fnstrummt than biod die pawls heretq d wk dbufbMM pumvAl apn—UdM aimnen and
IN W! TN = WMREOF. dds ioserummt has been duly =--A by the GRANTOR(S)
STATE OF
COUNTY OF )
On this dap ad • if+. • betas too the wbw0m.
pmo^shy apparel
NOTARY PUBLSC
STATE OF
COUNTY OF
tome pex arAy kaowo and loom to toe obs the same Pessoo O) daadbcd tm and each of
wham executed the withtn (amuse , and duly ad orale ftcd to we that be esecsned the am
NOTARY PUBLIC �—
CMDM OF pM} jX
a,Msge On tbts 40/7 day of fErfiWiW is% . bdom my tic sobaoiber.
P -0 -MY aPPC-td �J� ;_ i 2001
�yotyh� � R fiwt
the abscrIMS wtmm to the taaeEoft bwtmmcoL to tae personally know4 wbo bdn8 by
sue dolt' did depose and ay that fee resides at a Fd/lwo 7 Li oeMo..
flat A—
subsoMa8 WIMM wa PMM and saw him exmte the same; and that he, old
qu'nlrtci i =% '3'l . at the same ttme subsari�6�cpdbb mame at
wttnm thereto
Parbity PUB
sett
OOUNTY OF m ktw C.U.
Kh
On ods day est . 1ri • '"" lmePer
wa�i� amaUy eros
to me pereenatty known wbo, bdn by m duly swan did depose and ay that be etodea at
that be h ffie of
-ho-wpowa anarbod I- and I&Icb —6 be ad
fd std cwpmatim drat *4 ad affixed to aid lrontsmem fs aa* corporate salt that ft Was
a affixed by eed& of the Zaosrd of Dhesm of std Corpaesdan. and *a be ddaed Ws eratae
* rm by Mw otdez.
NOTARY FUBISC
/tf .
raw ... 0O.W.0 ..................
FAA
UA Yr lr•.T,w• ...Ar iI1M�i A. J.� '"I'L ;
T6UX WIDE SEWER I9"VEMEWV
Ptk 557 11a 304 'y93
property Address (if any) s 210 Forest Home Drive T,,n of Ythaea
THIS INDENTURE,' made this DqE� day of W7 ,• 19 BETWEEN
R-501MMMEN-Y.-STOLM—
referred to herein as GRANTOR and the TOWN Op ITHACA, a municipal
corporation in the County of Tompkins, State of New York, hereinafter
called GRANTEE or TOM& acting for and on behalf of the
acs
NiTNEssmt: wnzREAs said Town is about to construct a system
of sanitary sewers or extensions thereof, *hick by reason of topogra h
and grades in certain locations must depart.from established higbwayx
in, order to render proper sewer service to property owners of the Town
i.Sa E _ T the ows�el' b� -h n aresr. a o er
Privalka nes-mu r-:las-or-anoroar pa
qty feXA-sona.
NOW THEREFORE, said Grantor in consideration of the benefits to
accrue both community wide and to said Grantor as a result of stabili-
zation of property values and protection of heilth and otherwise, and
In further consideration of the covenants herein contained and other
good and sufficient sfderaticn, race pt WNereof is Pereby acknowledge
{
-- ccesso n ss gn
ht of �+A]�3:o-outer-uponTconstr-acts--operat
maintain, repair and replace a sanitary sewer pipe line and appurtenance
or such other facilities as are herein described across or upon the
lands of the Grantor in said Town in accordance with official plans
and specifications filed at the office of the Town Clerk, the center
line of which right of way along which said seirar lineand appurtenances
substantial
—s�: =as:-rtfierwise-shown-on-see38MAD Or U-1--- 5t1TArWtKM=K"tM ��� —
a
the center I ne of the PARMea te�13n
of the right of way.
Together with a temporary easement during the period of original
construction over so much of the owner's property as may be necessary
for men and vehicles while the said sewer main and appurtances for any
er-faci3iifiie crfbed-below) ,
hie
Thei6xicution of this instrument by a party.holding•the follow -
Ing lients) on the above premises shall constitute a release from
any such lien(s) of the easement granted hereby:
REMM
ESTAN
TRANSFeR TAX
TCMPONS
• ' CL�t1/�tY
The sewer main and a rtenancea p a
c on galarem acs shall rams
csviri�a-o , e--CW�TOR
es-tl9fee title properL7 covere y
said right-of-way, subject to the rights and privileges herein granted
to the GRANTEE, and (2) GRANTOR reserves the right to use and enjoy
said premises provided that such use shall not interfere with the con-
struction, maintenance, operation or repair of, or cause injury or
,
Kim
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w I
h
�+t Jh � � �,✓;,,Vl, .ti�r r! v., %a' n6iRV+M rc%-., 6,1, � �'�' .
n
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INuwA� �d is !Jl / ;✓�
rr '� % / ld/rr / yro Ill NNrNla am V o.
Grp;
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,,;�/�/r �� , r � � , / / / �c�/����,> ✓ � //� / ����� '�{����l1III fig �,,,, y� ,, '
D i%//11, DurJ.rrly ., t
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rl/ ��Y 1J�;iYl3�iyi�r !ly�
u
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0.14 )
TOWN OF ITHACA. N.Y.—SANITARY SEWER RICHT OF WAY
SL-.5—�f
its.(, 706 its $1
Property Address (if any)=
THIS INDENTURE, made this --- day of _„ , 18 BETWEEN
refected to herein as GRANTOR and the TOWN OF ITHACA. a municipal corporation in the County of
Tompkins, State of New York, hereinafter called GRANTEE or TOWN, acting for and on behalf of the
(Town of Ithaca)
WITNF.SSMI: WIIF.RF.AS saGl Tm�n b stoat In mnstztnct a sgstem of suuliury is wets m cxtcnskms
dwroof. which by reason of topography and grades in certain locations must depart from established high.
ways is order to render proper uwer service to property owners of the Town, and WHEREAS tiro
Grantor Is the owner or has an interest in mat property In said Tenon where the sewer Una or lines must
eros: or encroach upon private property for the above reasons,
-NOW THEREFORE, said Grantor in consideration of the -benefits to acme both community wide
and to said Gtnntor.ax a resrdt of stahiliratton of profterty valises anti pratretion of braids and Mlse•rwise,
and in farther consideration of the covenants herein contained and other good and sufficient consideration,
receipt whereof is hereby acimowlydged, does hereby grant and convey to mid Town, its successor and
assigns forever: A permanent right of way to enter upon, construct, operate, maintain, repair and replace
a sanitary sewer pipe line and appurtenances across or upon the lands of the Grantor in said Town In
s000rdance with official plans and speeiffcathons filed at the office of the Town Clerk, the center Una of
which right of way along which raid sewer line and appurtenances is to be hid shall be substantially as
shmvn on thasttK+mf"MP
\u cw.uLa -'c • Grantor.
Together with a tcmporory moment during rho period of original consttnetion over so much of the
are being installed, wh
property
y t be spry for men and vehicles while the said sewer main and appurtenances
porary easement is also shown on the attached map.
Additional provisions, deed references, property descriptions (if desired) are hereinafter act forth:
. -...L V"t>H�el %' Cr G. . ; rL V.1 W..m atT 'N*... G., ►t...
-.tt.e. C'.f.%V•••\ 2[.�' S.,�G.. .v. -C. .�.v•t� fib' 6w.�rf.s
'SV%. �� Graf- ?e-a..rerw .� �'1•r.ti\Gi1 +♦ Gw•+e t..S w..� �.�
C-. s: -....w �ie�r.'.r 1 !.f•d: tc.�w.w.. elms%, `7 r'.+V'P
At
Ther sewer pipe and appustenanaes cos`mlhsscted oX said prcmbc�s s ell rrrilafn t}w property of MeT sown and
under Its control and supervislon. but the Grantor reserves the underlying fee title to said property covered
by said right of way, subject to the rights and privileges herein granted to the Town. •end he reserves the
tight to use and enjoy said preaabcs provided that such use shall not Interfere with the coostructian, main-
tenance, operation or repair of, or cause injury or damage to, the sewer pipe or appurtenances. Time town
will restrict its operations to the minimum feasible width for said right of way. The Town, whenever any
work Is dam on the grantees premises, will restore the surface of said premises to substantially the same
condition as before such work was done. without expense to the owner. The owner shall be permitted to
eomtect his sewer servhco lateral to such sower main If it Is metre feasible and ecomunled to connect with
said sewer resales Instead of caanecting to a different sewer main in an adjoining highway.
The execution of this Instrument by a party holding the following lien(s) on lite above prembee shaft
Constitute a release from any such liea(s) of the easement granted hereby:
This ftstrument shall be bkft on the
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TRANSFERTAX
COUNTYS
parties haeto. their dbtrlbutoess,
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IN WITNESS W11EREOF, this Instrument has bean duly eseeaated by the Crantar(s) and/or the
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STATE OF NEW YORK t
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On this day of 19 . I F, me, the submard t peamony
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Short Environmental Assessment Form
Part l - Project Information
Instructions for Completing
Part 1 - Project Information. The applicant or project sponsor is responsible for the completion of Part 1. Responses
become part of the application for approval or funding, are subject to public review, and may be subject to further verification.
Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully
respond to any item, please answer as thoroughly as possible based on current information.
Complete all items in Part 1. You may also provide any additional information which you believe will be needed by or useful
to the lead agency; attach additional pages as necessary to supplement any item.
Part 1 - Project and Sponsor Information
Name of Action or Project:
Babcock Property - Acquisition of approximately 37.99 acres
Project Location (describe, and attach a location map):
TP# 31.-1-14.2
Brief Description of Proposed Action:
The proposed action is the subdivision of a 73+/- acre undeveloped parcel located on Culver Road and the acquisition by the Town of Ithaca of
37.99 acres of that parcel. The property to be acquired by the town will be used for passive recreation such as walking and hiking, with possibly
some bench placements for visitors to use. The acquisition will add to the town's existing preserves in the Culver Road area (Dress Woods
Gerda Knegtman's Glen, and Marcia's Woods), providing additional opportunities for passive enjoyment of these forested habitats along with
watershed protection. The proposal is consistent with both the town's Park, Recreation and Open Space Plan and Comprehensive Plan.
The remaining 35.64 acres, owned by the Finger Lakes Land Trust, will eventually be available for sale. This acreage will contain a
conservation easement that will prohibit any future subdivision of the land and limit any future development to a single home and outbuildings.
Name of Applicant or Sponsor:
Telephone: 607-273-1721
Town of Ithaca
E -Mail: bgoodman@town.ithaca.ny.us
Address:
215 North Tioga Street
City/PO:
State:
Zip Code:
Ithaca
New York
14850
1. Does the proposed action only involve the legislative adoption of a plan, local law, ordinance,
NO
YES
administrative rule, or regulation?
If Yes, attach a narrative description of the intent of the proposed action and the environmental resources that
Z
❑
may be affected in the municipality and proceed to Part 2. If no, continue to question 2.
2. Does the proposed action require a permit, approval or funding from any other governmental Agency?
NO
YES
If Yes, list agency(s) name and permit or approval:
Proposed Actions include Town of Ithaca Planning Board Subdivision Approval and Town of Ithaca Town Board Approval of
❑
z
Property Acquisition
3.a. Total acreage of the site of the proposed action? 73+/- acres
b. Total acreage to be physically disturbed? 0 acres
c. Total acreage (project site and any contiguous properties) owned
or controlled by the applicant or project sponsor? 101+/- acres
4. Check all land uses that occur on, adjoining and near the proposed action.
❑ Urban m Rural (non -agriculture) [—]Industrial [—]Commercial 91 Residential (suburban)
mForest mAgriculture ❑Aquatic mother (specify): Critical Environmental Area
[Z]Parkland
Page 1 of 3
5. Is the proposed action,
a. A permitted use under the zoning regulations?
b. Consistent with the adopted comprehensive plan?
NO
YES
N/A
❑
✓❑
❑
❑
❑
❑
6. Is the proposed action consistent with the predominant character of the existing built or natural
landscape?
NO
YES
❑
✓❑
7. Is the site of the proposed action located in, or does it adjoin, a state listed Critical Environmental Area?
If Yes, identify: Name:Coy Glen. Reason:Wide variety of botanical species. Agency:lthaca. Town of. Date:2-14-79El1
NO
YES
8. a. Will the proposed action result in a substantial increase in traffic above present levels?
b. Are public transportation service(s) available at or near the site of the proposed action?
c. Are any pedestrian accommodations or bicycle routes available on or near site of the proposed action?
NO
YES
❑✓
❑
❑✓
❑
❑
❑
9. Does the proposed action meet or exceed the state energy code requirements?
If the proposed action will exceed requirements, describe design features and technologies:
N/A
NO
YES
❑
❑
10. Will the proposed action connect to an existing public/private water supply?
If No, describe method for providing potable water:
NO
YES
❑✓
❑
11. Will the proposed action connect to existing wastewater utilities?
If No, describe method for providing wastewater treatment:
NO
YES
�
F-1
12. a. Does the site contain a structure that is listed on either the State or National Register of Historic
Places?
b. Is the proposed action located in an archeological sensitive area?
Please see Part 3 &Attached Maps
NO
YES
IZI
❑
El
✓❑
13. a. Does any portion of the site of the proposed action, or lands adjoining the proposed action, contain
wetlands or other waterbodies regulated by a federal, state or local agency? Please see Part 3 & Maps
b. Would the proposed action physically alter, or encroach into, any existing wetland or waterbody?
If Yes, identify the wetland or waterbody and extent of alterations in square feet or acres:
NO
YES
❑
E
❑
14. Identify the typical habitat types that occur on, or are likely to be found on the project site. Check all that apply:
❑ Shoreline m Forest m Agricultural/grasslands m Early mid -successional
❑ Wetland ❑ Urban ❑ Suburban
15. Does the site of the proposed action contain any species of animal, or associated habitats, listed
by the State or Federal government as threatened or endangered?
NO
YES
❑✓
❑
16. Is the project site located in the 100 year flood plain?
NO
YES
17. Will the proposed action create storm water discharge, either from point or non -point sources?
If Yes,
a. Will storm water discharges flow to adjacent properties? ❑ NO ❑YES
b. Will storm water discharges be directed to established conveyance systemsrunoff and storm drains)?
If Yes, briefly describe: EJNO ❑YES
NO
YES
❑
❑
Page 2 of 3
18. Does the proposed action include construction or other activities that result in the impoundment of
water or other liquids (e.g. retention pond, waste lagoon, dam)?
If Yes, explain purpose and size:
NO
YES
Fv—/1
❑
19. Has the site of the proposed action or an adjoining property been the location of an active or closed
solid waste management facility?
If Yes, describe:
NO
YES
a
❑
20. Has the site of the proposed action or an adjoining property been the subject of remediation (ongoing or
completed) for hazardous waste?
If Yes, describe:
NO
YES
a
F
I AFFIRM THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF MY
KNOWLEDGE
Applicant/sponsor name: Town of Ithaca - Bill Goodman, Town Supervisor Date: March 26, 2018
Signature:
Page 3 of 3
EAF Mapper Summary Report
Thursday, March 15, 2018 1:34 PM
Part 1 / Question 7 [Critical Environmental Yes
Area]
Part 1 / Question 7 [Critical Environmental Name:Coy Glen, Reason:Wide variety of botanical species, Agency:lthaca,
Area - Identify] Town of, Date:2-14-79
Part 1 / Question 12a [National Register of No
Historic Places]
Part 1 / Question 12b [Archeological Sites] Yes
Part 1 / Question 13a [Wetlands or Other Yes - Digital mapping information on local and federal wetlands and
Regulated Waterbodies] waterbodies is known to be incomplete. Refer to EAF Workbook.
Part 1 / Question 15 [Threatened or No
Endangered Animal]
Part 1 / Question 16 [100 Year Flood Plain] Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
Part 1 / Question 20 [Remediation Site] No
Short Environmental Assessment Form - EAF Mapper Summary Report 1
Disclaimer: The EAF Mapper is a screening tool intended to assist
w
project sponsors and reviewing agencies in preparing an environmental
assessment form (EAF). Not all questions asked in the EAF are
answered by the EAF Mapper. Additional information on any EAF
question can be obtained by consulting the EAF Workbooks. Although
y
the EAF Mapper provides the most up-to-date digital data available to
DEC, you may also need to contact local or other data sources in order
m'0"to
obtain data not provided by the Mapper. Digital data is not a
e
substitute for agency determinations.
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Part 1 / Question 7 [Critical Environmental Yes
Area]
Part 1 / Question 7 [Critical Environmental Name:Coy Glen, Reason:Wide variety of botanical species, Agency:lthaca,
Area - Identify] Town of, Date:2-14-79
Part 1 / Question 12a [National Register of No
Historic Places]
Part 1 / Question 12b [Archeological Sites] Yes
Part 1 / Question 13a [Wetlands or Other Yes - Digital mapping information on local and federal wetlands and
Regulated Waterbodies] waterbodies is known to be incomplete. Refer to EAF Workbook.
Part 1 / Question 15 [Threatened or No
Endangered Animal]
Part 1 / Question 16 [100 Year Flood Plain] Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
Part 1 / Question 20 [Remediation Site] No
Short Environmental Assessment Form - EAF Mapper Summary Report 1
Agency Use Only [If applicable]
Project: Babcock 2 -Lot Sub/Acquisition
Date: March 26, 2018 TB; April 2018 PB
Short Environmental Assessment Form
Part 2 - Impact Assessment
Part 2 is to be completed by the Lead Agency.
Answer all of the following questions in Part 2 using the information contained in Part 1 and other materials submitted by
the project sponsor or otherwise available to the reviewer. When answering the questions the reviewer should be guided by
the concept "Have my responses been reasonable considering the scale and context of the proposed action?"
Paget of 2
No, or
Moderate
small
to large
impact
impact
may
may
occur
occur
1. Will the proposed action create a material conflict with an adopted land use plan or zoning
❑
regulations?
2. Will the proposed action result in a change in the use or intensity of use of land?
❑
3. Will the proposed action impair the character or quality of the existing community?
❑
4. Will the proposed action have an impact on the environmental characteristics that caused the
❑
establishment of a Critical Environmental Area (CEA)?
5. Will the proposed action result in an adverse change in the existing level of traffic or
❑
affect existing infrastructure for mass transit, biking or walkway?
6. Will the proposed action cause an increase in the use of energy and it fails to incorporate
❑
reasonably available energy conservation or renewable energy opportunities?
7. Will the proposed action impact existing:
a. public / private water supplies?
✓❑
b. public / private wastewater treatment utilities?
8. Will the proposed action impair the character or quality of important historic, archaeological,
❑
architectural or aesthetic resources?
9. Will the proposed action result in an adverse change to natural resources (e.g., wetlands,
❑
waterbodies, groundwater, air quality, flora and fauna)?
10. Will the proposed action result in an increase in the potential for erosion, flooding or drainage
❑
problems?
11. Will the proposed action create a hazard to environmental resources or human health?
Paget of 2
Agency Use Only [If applicable]
Project: Babcock 2 -Lot Sub/Acquisition
Date: I March 26, 2018 TB; April 2018 PB
Short Environmental AssessmentForm
Part 3 Determination mfSigyipicance
For every question ioPail 2that was answered "moderate to large impact may occm''mJthere isuneed Wexplain why o
particular element of the proposed action may or will not result in a significant adverse environmentalimpact, please
complete Part 3.Part 3should, insufficient detail, identify the impact, including any measures orJcoignu|unotatbat
have been included by the project sponsor to avoid or reduce impacts. Part 3 should also explain how the lead agency
determined that the impact may orwill not besignificant. Each potential impact should bcassessed considering its setting,
probability of occurring, duration, irreversibility, geographic scope and magnitude. Also consider the potential for short-
term, long-term and cumulative impacts.
There are noanticipated negative environmental impacts related tosubdividing the 73+/ acre parcel and the Town
ofIthaca acquisition of37.Q0acres ofthe property. The purpose ofthe acquisition bythe town iohoprotect the land
for preservation purposes and to provide town residents with additional conservation land for passive recreation.
The land contains mature trees and woodo, is near other lands the town has acquired for the some purpose and is
immediately adjacent to the Coy Glen Critical Environmental Area. Additionally, the property is zoned Conservation
and the Future Land Use Map from the Comprehensive Plan designates the area as"Natuna|k]pen." The proposed
subdivision and town acquisition of land is consistent with the town's Park, Recreation and Open Space Plan and
Comprehensive Plan.
The 35.64acre portion ofthe property, owned by the Finger Lakes Land Trust, will eventually be available for sale.
This portion of the property consists of a mix of open fields with scrub brush/invasive species and some woods. The
Land Trust is selling the property contingent on a perpetual conservation easement that will prohibit any future
subdivision and will limit any future development to e single home and associated outbuildings.
Regarding Part 1, 12b, the town is not aware of any archeological resources on the overall property. Large portions
of the parcel were farmed in the past, according to Cornell University's Digital Library database of aerial photos.
Therefore, any archeological resources would have likely been discovered with the prior disturbances.
Regarding Part 1. 13a.the property itself does not contain any regulated wetlands orwater bodies. However, the
property is located immediately adjacent to the Coy Glen Critical Environmental Area. The Culver Creek Ravine and
Woods Unique Natural Area (UNA-140) is located across the road from the property, on the south side of Culver
Road. Both UNA"s contain regulated streams.
�
F—|
Check this box i[you have &�erndocd,based mothe �fonn�ionand analysis above, and any muppod�gdouun�o��km`
L—|t6a1theproposcdodioumuyresubioouoormorepotenVio||y|argeoraiyniDcmuodvorcimpuuaoudou
environmental impact otatomen1iarequired.
[�l
Check this box ifyou have determined, based onthe information and analysis above, and any uoppo�iugdocum�du1ion'
L�J
that the proposed action will not result in any significant adverse environmental impacts.
Town of Ithaca Town Board
Name ofLead Agency
William Goodman
Print or Type Name of Responsible Officer in Lead Agency
Signature of Responsible Officer in Lead Agency
Town Supervisor
Title of Responsible Officer
Signature of Preparer (if different4r6in Responsible Officer)
Page 2 of 2
„ .°° 11 . I :(” ).. � Im : t -ill. . .111111".' t
N
2012 Emu mt C °-u rlvu ir It S� mu:m�m
11i New, York !,R.311501
m n,, Tc'all: (6107) 275-9-487 / If°"ami»: (607) 275 I010,17
d, °idiir t MN'i eAll�';N'Idll�d' o i1h I�°fl'N���yo, �.tl'�'i. ro
dd',Jd:S� u`����re h) Sd'��I�id,,d,Y� �t�i°�"i
d'�i gIIq)Ur,
January 3, 2018
Mr. Bill Goodman
Supervisor, Town of Ithaca
215 N. Tioga St.
Ithaca, NY 14850
r
The Finger Lakes Land Trust recently completed the acquisition of the 73.6 acre Babcock property—
located
roperty—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).
I 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
Sincerely,
ip and your consideration of this proposal.
dlp,: p:u!u,wul III',Il bo:,ll: :'mail: i'ni"cIG'llNlk lorg INicbMille: vv'kviv flllill ,org
APPRAISAL REPORT
BABCOCK PROPERTY
CULVER ROAD
TOWN OF ITHACA
TOMPMS 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
Y:
Kenneth V. Gardner H
NORTH EAST APPRLAZM S & MANAGEMENT CO., INC
PO Box 4805
Ithaca, New York 14852-4805
(607) 272-9500
DATE OF VAL DATION:
September 12, 2017
10 north east
appraisals
6 MAAWzMMrMM
m north east
appraisals
& MANAGEMENT CO.OM
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 2
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 ate 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:
t■.i t .1M
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,
NORTH EAST APPRAISALS & MANAGEMENT CO., INC
ke�\�
Kenneth V. Gardner II, President
Certified General Real Estate Appraiser
N.Y.S.ED #46000006334
KVG/vcg
Attachment
19 north east
appraisals
s MAAW-MMMrCO.=
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 .......................................... i
Objective and Intended Use of the Appraisal .................................. 1
Assignment Conditions, Limitations & Extraordinary Assumptions ...... 1
PropertyRights 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.............................................................. 11
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
'10) s no4WGENWGa1W
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 belie
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.
1 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 S
years preceding the acceptance of this assignment.
i
enneth V. Gardner II
Certified General R.E. Appraiser
N.Y.S. ID ##46000006334
.,.. , north east
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UNDERLYINGASSUMPTIONSAND 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 furnished 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.
iii
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.
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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:
LAND AREA:
BUILDING IMPROVEMENTS:
LAND IMPROVEMENTS:
DATE OF INSPECTION:
DATE OF VALUATION:
i k l z' �
VALUE ESTIMATES VL4:
VIA COST APPROACH:
VIA SALES COMPARISON APPROACH:
• INCOME APPROACH:
Residential/Recreational Development
Acreage
Parcel 1-37.7 Acres
Parcel 2 --34.4 Acres
Water, Sewer, Cias, Electricity Service
Available At Road Frontage
September 12, 2017
September 12, 2017
September 2017
Parcel i Parcel2
Not Applicable Not Applicable
$123,000 $112,000
Not Applicable Not Applicable
$123,000 5112,000
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.
ASST MM CONDITIONS, LUMTATIONS & 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
ExtroordinaryAssumptions Defined — An assumption directly related to a specific assignment
which if found to be false could aper 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 avail the total land
north east
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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 diif°erence 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.
9 north east
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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.
P=erty Inspection
The subject property includes a total of 72.1 acres of residentiallrecreational 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 34A 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 UnderlyingAssumptions 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
confumed-byprimary 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: t) buyer and seller are typically
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15AWJVAWCa1AC.
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. Appraisal dnstitufA 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 Comell 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.
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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 Cornell 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. Tremaa State Park, Buttermilk Falls
State Park, Taughannock Fall State Park in the Town of Ulysses and the Connecticut Hill
Wildlife Area, etc. Additional area inforination 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 Bo . 'ick 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 mad
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 1
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
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Property of Babcock Enterprises
72.1 acres I Parcel #31.-1-14.2 p
Tompkins Co, Town of Ithaca
230 Culver Rd, Ithaca, NY 14850
Mailing address: 125 Gentry Gate, Alpharetta, GA 30022°
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State: New York
County;, Tompkins
Location: 42° 25' 47.45, -76° 32' 37.21
Township: Ithaca
Acres: 72.32
Date: 911812017
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Code
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Acres
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2.71
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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.
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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
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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 I_nvestiaation
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.
19 north east
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MMOMM
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SUMMARY W "m, r^`,NI.I It
_...._1 1 1. •:11 " .::.1 111:! 1' il: ► R:t, 1.
,....111: _R � f R 1 1' /' ! 1' 1 1 IIsi 11 : 1 •:. + 1 11 1 '.. - 11 1 "R,.
1 reflectf rights conveyed, conditions 1 sale,markettrend, 1 i 1
characteristics, parcel size, access/frontage, utilities, zoning as well as other factors.
OEM
Analyzed
Sale #
LocatiQg
BakDate
PdceAmage
PHWAcre
1
Bostwick Road
05/13/16
$18,300
1.14
$16,053/Acre
T/Enfxeld # 1.0-1-18.63
2
Seven Mile Drive
05/11/15
$38,000
I.60
$23,750/Acre
T/Ithaca #32.-2-15
3
Seven Mlle Drive
03/26/13
$38,000
1.84
$20,652/Acre
T/Ithaca #32.-2-14
4
Calkins Road
06/25/15
$30,000
3.00
$10,000/Acre
T/Ithaca #33-14.12
5
Calkins Road
06/01/15
$30,000
3.00
$10,000/Acre
T/Ithaca 33 ,-1-4,13
6
Bostwick Road
01/15/16
$64,000
5.86
$10, Acre
T11thaca 32-2-3.23
7
Elmira Road
04/21/15
$111,000
20.42
$5,436/Acre
T/Newfield #4.-1-67.2
8
Coddington Road
02/16/17
$135,000
45.47
$2,96911
T/Ithaca #46.-1-15.222
9
Mecklenburg Road
02/01/16
$140,000
45.76
$3,059/Acre
T/Enfield #9-2-5.2
10
Culver Road
05/13/16
$159,900
61.78
$2,58811
T/Ithaca 932.4-9
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
129.20
$3,300/Acre
T/Ithaca 428.4-10.412
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,....111: _R � f R 1 1' /' ! 1' 1 1 IIsi 11 : 1 •:. + 1 11 1 '.. - 11 1 "R,.
1 reflectf rights conveyed, conditions 1 sale,markettrend, 1 i 1
characteristics, parcel size, access/frontage, utilities, zoning as well as other factors.
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I NORTH EAST APPRAISALS & MANAGEMENT CO.. INC., ITHACA, NEW YORK I
SALE INFORMATION
SALE * B
TYPE OF PROPERTY _Resit entifalflkecreaUgnai Acreage
LOCATION Coddington Road TAX MAP NO. 46.-1-15.222
(Street/Road)
Ithaca TQmpsl ii3s NY
(City/Village) (Town) (County) (State)
GRANTOR May, Eleanor GRANTEE Barken. 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. LDRIC
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
SALE INFORMATION
1
NORTH EAST APPRAISALS & MANAGEMENT CO., INC., ITHACA NEW YORK
SALE # 9
TYPE OF PROPERTY R t o nal 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 0219IL16 Uber 2016 Page 1133
INDICATED SALE PRICE $140,00Q. VERIFIED SALE PRICE $140,QQ0
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
Topography: Mildly sloping
Sale Analysis
$140,000 : 45.76 Acres = $3,059/Acre
Features: Open agricultural land
Improvements: None
18
NORTH EAST APPRAISALS & MANAGEMENT CO., INC. ITHACA NEW YORK
SALE INFORMATION
TYPE OF PROPERTY Residential/Recreational Acrea
SALE # 10
LOCATION Culver & Bostwick Roads .__ TAX MAP NO. 32.-1-9*
(Street/Road)
Ithaca Tompkins NY
(City/Village) (Town) (County) (State)
GRANTOR . Melgs..Mar_da GRANTEE Town of Ithaca
DATE OF CONTRACT 06/13116 DATE RECORDED D5/16/16 Llber 2016 Page 5177
INDICATED SALE PRICE tI91900 VERIFIED SALE PRICE $159.900
VERIFIED Grantee/Public Records _
SERVICES _ 1N/,9/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
Sade Analysis
$159,900 ; 61.78 Acres = $2,588/Acre
SALE INFORMATION
NORTH EAST APPRAISALS & MANAGEMENT CO., INC., ITHACA, NEW YORK
SALE # II
19
TYPE OF PROPERTY ResidgatiaIJRecreational Acreage
LOCATION Bundy Road TAX MAP NO.24.76.2
(Street/Road)
I o N
(City/Village) (Town) (County) (State)
GRANTOR. GY Comoration GRANTEE Kardon, Fredric
DATE OF CONTRACT -02192LI7 DATE RECORDED 17 Liber _ZQIZ _ Page 1420
INDICATED SALE PRICE $305,000 VERIFIED SALE PRICE $305,000
VERIFIED--GraMg/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
Topography: Mildly sloping
SaigADa[vsis
$305,000: 66.98 Acres = $4,554/Acre
Features: Open land with views
Improvements: None
20
SALES COMPARISON TABLE
Residendal/Recreadonal Development Acreage
Parcel 1
Sttb'ect
S le #9 ,..-4,.,-,
#1..
Culver Road
Bundy Road
GRANTOR
��....GRANTEE
. ..
It
Baker
T/Enfield
T11thaca
GY Corp
......��.��......�...� ���............�.���..��.........................��
w..._..............................M��.�
Zimmerman
T/Ithaca
#32.4-9_
ICardon
LOCATION
Culver Road
I Coddington Road
Mecklenburg Rd.
Culver Road
Bundy Road
T/Ithaca
T/Ithaca
T/Enfield
T11thaca
T/Ithaca
T PARCE.
....._,y..
#32.4-9_
-16 m ..� �, -.w 11
SALE DATE
.
NIA
. ,. ,- ------ "I'll
02/16/17
_ . ..,
02/01/16
05/13/16
02/09/17
SALE PRICE
NIA........
5135 000
$140 OQQ ....
00
$ l59 9 ...
...
0
$305 Q,w,......................................
$305OQ
��.�..�
ACREAGE
.,.,.„ ........... ..............
37.7 Ac.
.,,,�
45.47 Ace
45.76 Ac.
61.78 Ac. ..,...........�
66.98 Ac.
..��. � ,....�..�
SERVICES . .... ........mm _....,.,
_.........._.- _ . ............ ..............
.........e..............................................w
G
......�......._......... „ ...........................
E
- ..,.-,,,,...
E
WISIG/E
ZONING
C
LDR/C
None
C
MDR
Good
FRONTAGE
.Anal....... ___....................................�...�........................................................................
Good
Limited
..........................................,...................,.........................................
Ave a �.............,.
Limited .m
Analyzed
Price/Acre
NIA
$2,969/Acre
53,059/Acre
52,588/Acre
54,554/Acre
Rights Conveyed
Fee Simple
FS $2,969/Acre
FS 53,059/Acre
FS $2,588/Acm
FS S4,554/Acm
Conditions of Sale
Normal
$2,969/Acre
53,059/Acre
$,588/c
$4,554/Acre
Market Trend
,,.,....,
Stable ..
,-,,,,,,,,,,,,,,,,,,.................-...,....�,.....
53,0591Are
.........................52,
81.ce�......................
54,55.4...����/�..Acre
d ust ents o
Location
p
Q
10..._
Size
0
0
+10
+10
Access/Frontage
+15
+10
+15
0
Utilities
- 5
0
0
-15
Zoning
0
0
0
-15
Other
0
d
0
�-3o
Net Adjustments
+10
+10
+25
ANALYZED PRICE . J_53,2661Acre $3,365/Acre $3,235/Acre f 53 188/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 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 #11 are larger parcels therefore plus adjustments are made since larger parcels of
residential/recreational acreage typically sell at a lower price/acre.
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 We
#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 98, #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
ResidentkYRecreadonal Development Acreage
Parcel 2
S�e
#
S le # I #
#11
GRANTOR
Ma ........
Baker McJ ..
-�m
GY Corp.
�-
GRANTEE w , w,
Banken
Zimmerman I T/Ithaca
....
. Kardan
LOCA.. .
TION Culver Raad
,. „mmm
Coddington Road
Z m„w n ,.,�;.,�,.
Mecklenburg Rd. Culver Road
Bundy Road
T/Ithaca
T/Ithaca
T/Enfield
'T/Ithaca
T/Ithaca
TAX PARCEL#P/0 #31: 1-14.2
#46 -1-15.222
#9-2-5.2
#32.-1-9
#24.-4-6.2
....., ., m..
SALE DATE NIA
02/16/17` ', �—
�,102/01/16
-� ..,,
05/13/16
02/09/17
SALE PRICE NIA
$135.000
5140, 000
S159m900
$305,000
ACREAGE34.4f Ac.
45.47 Ac„
45.76 Ac.
61.78 Ac.
„
66.98 Ac.
VICES �,� E.�H �
� .,,.� w . ,..
a.,W/FJG
E
.
E
-WISIGIE
ZONING C
LDR/C
None
C
MDR
FRONTAGE Good
Limited
Average
Limited
Good
Analyzed
Priee/Acre N/A
$2,969/Acre
$3,059/Acre
$2,588/Acre
$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
53,059/Acre
$2,588/Acre
$4,554/Acre
Market Trend Stable
$2 9691Acreh
$3 059/Acre
X588/Acre$4
S54/Acre
,tea ��.�.
nwwy
Location
0
00
10
Size
0
0
+10
+10
AccesslFrontage
+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 �$3,2661Acre 3 3651Acre 3 2351Acre �xu 53 1881Acre
north east
appraisals
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 pricelacre.
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 shuilar 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
(34A Acres x $3,250/Acre = $111,800; Call $112,000).
2
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
10j appraisals
8 &WLNAG&W M CG ffC
1E
ADDENDA
PAGE
Subject Property Assessment Information ................................. 25
Zoning Information ............................................... ,,..... 28
Tompkins County Profile ......... ........................... .............. 39
Appraiser's Qualifications................................................... 47
8/912017 Printer Friendly Report - Image Male Onlbe,
25
Q�.tihs ro
Property Description Report For: 230 Culver Rd,
.,-
Municipality of Ithaca
No Photo Available
Total Acreage/Size:
Land Assessment:
Full Market Value:
Equalization Rate:
Deed Book:
Grid East:
Area
60.20
2017 - $96,500
2017 - $96,500
2507
830934
Status:
Roll Section:
Swig:
Tax Map ID #:
Property Class:
Site:
In Ag. District:
Site Property Class:
Zoning Code:
Neighborhood Code:
School District:
Total Assessment:
Property Desc:
Deed Page:
Grid North:
Active
Taxable
503089
31.-1-14.2
322 - Rural vac>10
RES 1
No
322 - Rural vac>10
30020
Ithaca
2017 - $96,500
3495
885596
Living Area:
0 sq. ft.
First Story Area:
0 sq. ft:.
Second Story Area:
0 sq. ft.
Half Story Area:
0 sq. ft.
Additional Story Area:
0 sq. ft.
3/4 Story Area:
0 sq. ft.
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
Bedrooms: 0
Fireplaces: 0
Porch Type: 0
Basement Garage Cap: 0
Overall Condition: 0
Year Built:
Bathrooms (Full - Half): 0 - 0
Kitchens:
0
Basement Type:
0
Porch Area:
0.00
Attached Garage Cap:
0.00 sq. ft.
Overall Grade:
8/9/2017 Printer Friendly R - Image Mate Online
26
MM
Property sale Valuer 1. Deed Book
Sale Date Price Classfor Owner Usable
6/5/002 1 322- Land Babcock, No No Yes 2507/3495
Rural Only John
vc> 10
Utilities
Type Size
PrImary 1.00 acres
Residual 59.20 acres
Special Districts for 2017
Description nits Percent Tvpe Value
F 301 -Ithaca fire 1 0 0% 0
S0300 -Ithaca sewer 0 0% 0
WD300-Ithaca 0 0% 0
water
Year Description Amount
*Taxes reflect exemptions, but may not include recent changes
7
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9 +�3r'fi7
Town of Ithaca, NY Conservation Zones
29
C h,'Ji �2711 7,omfin,,
Article V: Conservation Zones
§ 27010 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.
Airr:ism i iiided '11.,.i .1 21D"',lo I.)y I...... No "II... 10' 3-12-210 12 I y II IM::)w 1-2012.E
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.
Arne"e 1 .I i 20 "M i y I.L. IN o. 1-20 1 i]
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
(z) 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 5o% of the floor area excluding the basement of the primary
dwelling unit except where the second dwelling unk Is constructed entirely within the basement area, it may exceed
5096.
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-221.,
[Amended 3-12-2012 by L.L. No. 3-20121
facilitiesF. Public water supply. J191
G. Small wind energy facilities, subject to the limitations on small wind energy set
H. In addition to the uses of barns as principal buildings on farm lots pursuant to Subsecfion C, a barn building that is at least,50
years old may be a principal building on
principalpermitted ■requirements
prohibition in this article and chapter. Notwithstanding
the - .-226 against more than one principal buildingfor
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 building becomes an accessory
building pursuant to this provision, s uses as an accessory building_- subject to the requirements of this article.
Principal authorizedr•cial 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:
. . - • •' If
B. Public, parochial and private schools, public library, public museum, day-care center, nursery schoolshospital., and any
Institution of higher learning including dormitory accommodations.
displayRoadside stand or other structure, exceeding Soo square feet but not more than 2,Soo square feet of enclosed space, for the
. sale of farm or nursery productsto farming and as a seasonal convenience to the owner or owners ,
majorityf the
land. The of the products sold at such stand shall be, or be derived from,products produced on the farm on
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.
301MT-r a ., 9.
G. Equestrian Facility, provided that adequate provision is made to prevent nuisance to adjoining properties and provided:
unused(i) The lot size is at least two acres (three acres if public sewers are not available);
buffer of at least So feet around the perimeter of the lot;
Any building are kept beat least. feet frorn. line or -- and
(4) No manure shall be stored within too feet of any lot line or
Deposit,H. ,. of
in any one year, as described and regulated;
9/19/2017
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 minimize 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-I4 Permuted 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-2ig.2.
[Amended'x..12-2i' '? by L...d...,. 11, o. °I...2007'..]
C. Wildlife rehabilitation operation as defined and regulated under six NYCRR part 184, 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 § z7o-2ig.3.
[A'd'ded 8,,.13-2007 by LL NoR 7-210107]
H. Small wind energy facilities, subject to the limitations on small wind energy facilities set forth in § 27o-219.4.
[&dded 8-11-2008 by L,L. Il lo,"II'3-2iCU0B]
I. Timber harvesting, subject to the requirements in § 27o-z2L.
Added 3..12-2012 by LL, No, 3-20112.
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., 11W. 20161
§ 27015 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 th"rs chapter.
A. Elder cottages.
B. A second dwelling unit in a building other than the principal building, provided that:
(i) 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 So feet from any side boundary of the lot, and is not
constructed in any required front yard;
9119MI7 Town of Ithaca, NY Conservation Zones 33
shall not be more than 1,000 cubic feet. A woodshed in a side yard shall be not less than 5o feet from any side lot line.
§ 27018 Lot coverage.
The maximum buiiCding area shall not exceed 1o' 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 Cot 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 (i.e., on the Coddington Road side of the Conservation Zone), dwelling unitsshall 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:
(i) 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 on 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 so feet of
the center line of any watercourse carrying water six months out of the year, or within 200 feet of the one -hundred -year -
flood boundary of any body of water or watercourse identified as 'Zone A" 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.
(i) 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 Hoard 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 ioo 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
9119=17 Town of Ithaca. NY Conservation Zones ��4
disturbance on -said wetland. For the purposes of this section, wetlands shall mean all wetlands, as defined in eit er state
f an
or f - legislation (whichever more _ governing regulation/wetlands,•an area of ■ _ than ■' ■
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 ioo 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:
(i) Existing native vegetation shall be maintained to the extent practicable, with conserved areas clea6y defined on
proposed and approved site plans and subdivision plats. 'rimber harvesting shall be subject to the requirements in
Subsection below.
(2) 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 • ..
vegetationF. 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 Hlowing:
(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.
(2) Retain existing 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.
(5) Buildings proposed to be located Within significant viewing areas should be screened and landscaped to minimize their
intrusion •' the character of the area. Building■ color schemes should harmonize with their setting and •,
compatible With neige■ k
Where possible, buildings an. structures shouid ■- located #..... the edges of open fields■. in wooded areas to minimize
visual ■"
(7) Visibility of ■ ■■•:::ter buildings or structuresfrom public n Zones should ■'considered so
as to
minimize Visual intrusion on # public
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.
L The following shall apply to drainage.
(i) The Planning Board may require the preparation and submittal of a stormwater management plan, to be approved by
the Town Engineer, forproposed special approval 1 for proposed it s
9/1912017 Town of Ithaca, NY Consamtlon Zones 35
(2) 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:
(i) Street lighting shall be 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.
J' tided 10-16-2006 by L.L. Now 112-20i;;u6
K. Whenever a subdivision of land or a site plan is proposed in a Conservation Zone, the Planning Board may require that the
nonbuildable 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.
[A erude(3 3-12,-;2012 by L.L. No, 3-2012'
L Timber harvesting.
[Added 20"x;12 by L.L. No. 3 2012
(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 acre.
(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) Arty other cutting, removal or harvesting of timber from a parcel in quantities less than 10 standard cords of wood,
or 5,000 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, 2005), in any one year.
(3) Submission requirements for timber harvesting permit. An applicant for a timber 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 pian
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
9/1912017 Town of Ithaca, NY Conservation Zones
Conservation. In addition, timber harvesting and logging road construction must comply with all other applicable
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 2596. Slopes
of 2396 or greater shall be determined by using one of the following resources or methods, as appropriate:
[i] 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
sift -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
6:0o p.m. and 7:00 a.m. local time.
(g) 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.
Gj 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.
(I) 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 andjor logging debris shall not be burned on-site.
(6) Performance bond. Ali 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
9/1912017 Town of Ithaca, NY Conservation Zones 38
any written comments to the Code Enforcement Officer. If the Conservation Board faits 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 4$ days of the submission of a complete application.
(c) Any permit shall be conditioned upon approval of access point(s) onto any Town roads, issued by the Town
Highway Superintendent, and upon compliance, where applicable, with Chapter 23o, Streets and Sidewalks, Article
1, Exc ion 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 case 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.
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.
Because of the reduced density in the Conservation Zones, the requirements for 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 § 734-27 of Chapter 234, Subdivision of Land, and any successor or related provisions.
270-24 Site planapproval.
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 pursuantto the provisions of Article XXIII.
USA Counties in Profile
Profile for Tompkins County, NY
People & Income Overview
Rank in
Value
Industry Overview, 2016
Rank in
Value
(By Place of Residence)
U.S.
(By Place of Work)
U.S.
Population (2016)
104,871 574
Covered Employment
50,386 478
Growth (%) since 2010
Census
3.3% 743
Avg Wage per Job
$49,963
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 3
Transportation &
Unemployment Rate (2016) 4.1 2.,250 Warehousing - % All Jobs in 1.8 % .. m _
7
County
Per Capita Personal Income
(2015)
Median Household Income
(2015)
Poverty Rate (2015)
High School Diploma or
More - % of Adults 25+
(2015)
Bachelor's Degree or More -
% of Adults 25+ (2015)
Demographics
$41,095 JW Avg Wage per Job $41,177 1,954_
$55,839 671Health Care, Social Assist. - 0.8% 21
06
% All Jobs in County
20.1 721 Avg Wage per Job $55,358140
94.2% 121 Finance and Insurance - % 2.2 % n
All Jobs in County
50.8% 35 Avg Wage per Job $69,779276
Population over Time Number Rank in U.S. Percent of U.S.
2016
104,871
574
0.0%
2010
101,564
579
0.0%
2000
96,648
548
0.0%
1990
94,264
502
0.0%
U.S.
323,127,513
308,745,538
282,162,411
249,464,396
E
EN
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
23.8%
1980 to 2010 % Change 16.6 %
_1,,4.L.3
36.3%
Source: U.S. Census Bureau
Components of Population Change (1 -year
Number
Rankin
Percent of
U.S.
change ending in 2026)
10.0%
4,315
U.S.
U.S.
Net Domestic Migration
1.6 29
-1,039
2,961
0.0% 0
Net International Migration
3,431
1,153
155
0.1% 999,163
Natural Increase (births minus deaths)
223
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. Pet 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%
26A %
Older Adult (45 to 64)
23,386
656
22.5%,
26.3%
Older (65 plus)
12,272
702
11.8%
14.1 %a
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
in 2015 U.S. Dist.
American Ind. or Alaskan Native Alone
Asian Alone
Black Alone
Native Hawaiian and Other Pac. Isl. Alone
White Alone
Two or More Race Groups
Hispanic or Latino (can be of any race)
372
846
0.4%
10,433
203
10.0%
4,315
9-4
4.2%
1
1.6 29
0.0%
84,393
3
81.3%
3,431
460
3.3%
Pet
Dist.
in U.S.
0.8%
5,1%
12.6%
0.2%
73.6%
3.0%
ME
Non -Hispanic or Latina
Hispanic or Latino
99,037 545 95.4% 82.9%
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
Pest
race)
2015
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) NIA
8,162
NIA
NIA
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%
NIA
1000/0
Less than 9th Gracie
815
1.4%
3,056
5.7%
9th to 12th, No Diploma
2,604
4.4%
7.6
High School Graduate
11,756
19.8 %
27.8%
(includes equiv.)
4
Some College, No Degree
8,162
13.8%
IQ22,
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
M
Median Income NumberRank in U.S. Percentof
Median Household Income in 2015 $55,839 673 100.1%
Median Household i om141 $38,304 '
Percent Change 2000 to 2015
Per Capita Personal Income CPT) Number Rank in U.S. Percent of U.S.
2015
$41,095
1.189
85.4%
2005
$29,288
1,.1 61
81.6%
1995
$19,962
932
84.7%
1985
$12,680
, ,,86.1
%
10 -Year % Change
40.3%
1.294,
20-Y % Change
105.9 %
,1m 5 7
30 -Year % Change
224.1 %
1..2.74
Total , n, of Work
Minus: Contributions for Government Social
Insurance
Personal Con. x .n . Government
InsuranceInsurance
Adjustment Residence
Equals: Net Earnings by PlaceResidence
' Dividends, Rent,
Plus: Transfer Payments
Equals, Personal Income by Place of
Residence
Poverty Estimates
Number 5 -Year % Change
(adJ*)
$3,687,52715.2 %
$412,982 162%
$187,288 169 %
($464,833) 1.9%
$2,809,712 17.6%
$837,810 46.5 %
$664,458 10.0%
$4,311,980 21..0 %
Number Rank in
U.S.
nk in
U.S.
1,772-
1_,543 ,7721,543
_1_&03
1 7
L103
Percent Rank in
Change U.S.
Poverty Rate in 2015 20.1 721 -- In 2000 12.0 :1::6:34 67.5 % 133
EN
Poverty Rate for Children under 18 in 16,8 2.2
84
2015
In 2000 12.0 2®4 8-1
Source: U.S. Census Bureau
Jobs & Earnings (BEA)
BEA Major Sectors (NAICS) Earnings
in 2015 (by place of work) ($000)
Earnings by place of work - 35
$3,687,527
Wage and salary disbursements
$2,620,694
-50
1, 65
Proprietors' income - 70
$319,219
Farm proprietors' income - 71
$1,978
Nonfarm proprietors' income -
$317,241
72
$13,720
Farm earnings - 81
$11,800
Nonfarm earnings - 82
$3,675,727
Private earnings - 90
$3,166,391
Forestry, fishing, related
$24,159
activities, and other - 100
467
Mining - 200
$35,796
Utilities - 300
$28,557
Construction - 400
$93,321
Manufacturing - 500
$283,834
Retail Trade - 700
$192,975
Transportation and
$34,695
warehousing - 800
491
Information - 900
$37,971
Avg
Rank in
Earnings
U.S.
Per Job
1, 65
$52,857
496
$46,531
451
Pct Dist. Pct Dist.
Jobs io in U.S.
County
69,764 100.0 % 100.0 %
56,321 80.7 % 77.6 %
$23,7461,M'
13,443 19.3 %
22.4%
$4,020
1, 65
492
0.7%
1.0%
$24,495
1.170
12,951 18.6 %
21.4%
$13,720
1,711
860
1.2%
1.4%
$53,345
443
68,904 98.8 %
98.6%
$50,559
467
62,627 89.8 %
85.9%
$47,185
143
512
0.7%
0.5%
$104,973
108
341
0.5%
0.8%
$116,559
491
245
0.4%
0.3%
$50,939
1,2,1�
1,832
2.6%
5.2%
$75,769
505
3,746
5.4%
6.9%
$33,879
334
5,696
8.2%
10.1%
$40,674
1,626
853
1.2%
3.5%
$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.
NIA = 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.
Annual Covered Employment and Establishments Jobs
Wages Over Time (NAJCS)
2016
2015
2014
2013
2012
2011
2010
2009
2008
2007
2006
10 -Year Change
10 -Year Percent Change
2,669
2,657
2,638
2,570
2,525
2,508
2,487
2,452
2,415
2,368
2,335
334
14.3%
Average
Rank
Wage
io
Per Job
U.S.
50,386 $49,963
50,119 $49,124
48,686 $47,67'7
49,890 $45,610
49,538 $45,308
49,125 $44,140
49,313 $43,076
49,494 $42,779
50,689 $41,689
50,156 $39,387
49,638 $38,337
748 $11,626
1.5% 30.3%
5
314
330
3.5'.1
330
3,2.6
311
284
3,34
0
338
Source: U.S. Bureau of Labor Statistics (BLS)
D = Non -Discloseable Data; NIA = Not Available; Note: Average wage may not match
published numbers due to rounding.
Pct of
U.S.
Avg
Wage
93.2%
92,8%
92.8%
91.6%
91.9%
91.9%
92.1%
93.9%
91.5%
88.6%
90.1%
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
Agriculture, Forestry, Fishing and
Hunting
Mining
Utilities
Construction
Manufacturing
Wholesale Trade
Retail Trade
Transportation & Warehousing
2,669
50,386 100.0
$49,963
X85
33
502
1.0%
$41,316
277
5
279
0.6%
$66,959
470
6
201
0.4%
$94,703
329
190
979
1.9%
$46,285
1.186
95
3,378
6.7%
$65,239
307
64
535
1.1 %
$51,552014
339
4,904
9.7%
$26,757
2
51
890
1.8%
$41,177
M
Information
60
Finance and Insurance
118
Real Estate and Rental and Leasing
112
Professional, Scientific, and
276
Technical Services
294
Management of Companies and
848
Enterprises
12
Admin. & Support & Waste Mgt. &
23
Rem. Services
128
Educational Services
88
Health Care and Social Services
288
Arts, Entertainment, and Recreation
61
Accommodation and Food Services
297
Other Services (Except Public
725
Administration)
271
Public Administration
46
Unallocated
112
471
0.9 %
$57,990
37
1,129
2.2 %
$69,779
276
546
1.I %
$36,101
848
2,319 4.6 % $74,446 279
235 0.5 % $56,273 961
824 1.6 % $28,590 1.
,309_.
3,168
6.3%
$45,826
22
402
0.8%
$55,358
140
596
1.2%
$24,288
499
4,074
8.1 %
$19,969
23
1,493
3.0%
$26,885!.A5-2
-
1,965
3.9%
$51,338
710
156
0.3%
$24,203
725
Source: U.S. Bureau of Labor Statistics (BLS)
D = Not shown to avoid disclosure of confidential information.
NIA = 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
Total Labor Force
50,358
572
0.0%
5 -Year % Change
-7.1%
2573
-
10 -Year % Change
-9.1%
2.
-
Employed
48,279
569
0.0%
5 -Year % Change
-5.2%
2202
-
10 -Year % Change
-9.8%
2282
-
Unemployed
2,079
647
0.0%
5 -Year % Change
-36.6%
1,058
-
10 -Year % Change
11.1 %
1.173
-
Unemployment Rate
4.1
2_,250
83.7%
5 -Year % Change
-32.8%
90,
-
10 -Year % Change
20.6%
916
U.S.
159,187,000
0.0%
5.1%
151,436,000
8.3
4.9%
7,751,000
43.6%
10.7%
4.9
-44.9%
65%
M
47
KENNETH V. GARDNER II - 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 11
Capitalization Theory and Techniques, Part III
Rural Valuation
Valuation 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 Dornaia 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, real 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 MEMBERSHIP
Appraisal institute — Practicing Affiliate
New York State Certified Real Estate General Appraiser ID #46000006334
north east
appraisals
— s a ANAGEMENTcaWl
KENNETH V. GARDNER II - QUALIFICATION'S
Page
REPRESENTATIVE LIST OF CLIENTS
Financial
Chase Lincoln Bank
Citibank, N.A.
Elmira Savings & Loan
Chemung Canal Trust Company
Northern State Bank
First Niagara Bank
Government
City of Ithaca
Tompkins County
City of Syracuse
City of Cortland
Steuben County
City of Elmira
Town of Hector
Town of VanBuren
Town of Nichols
Village of Waverly
Village of Trumansburg
Suffolk County
Town of Seneca Falls
Village of Owego
Town of Danby
Town of Elmira
Seneca County
CFCU Community Credit Union
Corning Federal Credit Union
Tompkins Trust Company
Cortland Savings Bank
Binghamton Savings Bank
Five Star Bank
am
Fleet Bank
HSBC Bank USA
Community Bank, N.A.
Wyoming County Bank
Bath National Bank
Citizens And Northern Bank
NYS Office of Parks, Recreation & Historic Preservation
NYS Facilities Development Corp.
NYS Division of Equalization & Assessment
NYS Commission on Tug MR
NYS Department of Environmental Conservation
NYS Agricultural Resource Commission
New Jersey Department of Agriculture
Massachusetts Department of Revenue
United States Department of Agriculture
New York Power Authority
USDA - Farm Service Agency
USDA - Rural Development
USDA - Natural Resources Conservation Service
Education
Cornell University
Ithaca College
Elmira College
Ithaca City School District
Owego -Appalachian Central School
SUNY at Cortland
Colporations
Agway, Inc.
Grossman, Inc.
International Salt Company
CFM Enterprises, Inc.
Rivervale Realty, Inc.
Lake George Associates
Land Preservation
The Finger Lakes Land Trust, Inc.
The Cazenovia Preservation Foundation
New York Agricultural Land Trust
Upper Susquehanna Coalition
The Nature Conservancy
Corning, Inc.
CNG Transmission Corp.
Pall Trinity
National Hospitality Corp.
Golub Properties, Inc.
Pyramid Companies
3d Development Group, LLC
Path Stone Development
Better Housing of Tompkins
County, Inc.
Kinderhook Development
Two Plus Four Construction
north east
appraisals
J NEWYORK
l*"�h
STATE OF
OPPORTUNITY.
Attachirnent 3
� [�:" Meething 03 26 2018
Department of
TransportationM it
too
dy
•
Consult the BridgeNY Notice of Funding Availability to review the specific eligibility requirements prior to beginning the application,
Application Information
The application is to apply for one bridge project or one culvert project under the BridgeNY Program funding.
To uise the Adobe Livecyc1le form, save a copy of the form to your computer. From your computer, open the saved form to start
entering the requested information.
Web browsers such as Apple Safari, Google Chrome, and Mozilla may have their own non -Adobe PDF readers set as the default
reader. if usingi one of these browsers, ensure that the default PDF viewer is changed to Adobe Reader. If Internet Explorer is used as
the browser, typically no further action is needed. Applicants need Adobe Acrobat Standard, Pro or DC and Adobe Reader version 9 or
higher to maximize the functionality in the form.
Unless otherwise indicated, use the -Fab" function to navigate through the form to ensure questions are answered in the correct
order. Applicants should complete all fields as they appear in the application.
Required fields, are designated by a preceding asterisk
General Instructions for Completing the Application
PART A: Project Sponsor Information
Enter the Project Sponsor Information in the designated boxes. If the project sponsor does not already have a NYS Grants Gateway
ID, one can be obtained at
PART 8: Application Type
Choose whether this application is going to be for a bridge project or a culvert project. The appropriate fields will remain visible in
the application depending on the type chosen. Example: For a bridge project, the bridge only fields remain visible and the culvert
only fields become invisible.
PART C; Project Estimate
Enter the estimated costs for each of the following project costs: construction, construction inspection, right of way acquisition, and
design. Enter the amount of any other funds you have already secured for this project.
A table of suggested values based on a percentage of construction costs is shown for reference to the applicants. The Sponsor is
responsible for all costs input into the application. There are situations where costs may be more or less than the ranges given in the
table.
PART D: Existing Structure Information
For a bridge, application, enter the fields that are visible under Existing Bridge Information. Download the Existing Bridge Information
Worksheet (Existing8ridgeInfo.xlsx) from I- " i " 1 to obtain information on the bridge you are applying for.
A copy of this information should be attached in PART G of the application. This information will be used by reviewers during the
project evaluation process.
For a culvert application, enter the fields that are visible under Existing Culvert Information.
�-M
Jll"�NEWYORK Diepartment of BridgeNY 20118
STATE OF
RTUNITY�i Transportation Program Application
PART E: Project Needs
Enter the appropriate information: regarding the project need's, scope and special features. Note that the space is limited to the visible
area for text fields.
PART F. Project Delivery
Enter the Information pertaining to the deliver of the project, including design status and any right of way needs,
PART G: Project Attachments
Attach appropriate documents to the application. Required attachments are listed with preceded by an asterisk (*). All other attachments
listed allow the applicant to better describe the need! for the project.
Project draft applications (bridge or culvert) that have had a coordinated Ipre-review with NYSDT prior to final submission will receive
additionalweight during the scoring process. To show that the pre -review was completed, the pre -review comment form, needs to be
attached to the application for the final submission. This comment form will be provided to the applicant after the pre -review.
Applications for bridge projects that have had a NYS PE review along with a letter certifying the review of the application will receive
additional weight during the scoring process. To show that the application has been reviewed by a NYS PE, a letter stating such needs to
be attached to the application for the final submission. This letter needs to contain the signature of the NYS PE.
Project attachments are not limited to those listed in the application. The applicant may attach other files to the email being submitted
with the application itself,
PART H: Application Submission
A digital Mgnatuire Is required to complete the application. If you do not have a digital ID already created, follow the directions that show
up when you click on Signature.
Once the form is digitally signed the application may be submitted. Press the "Submit BridgeNY Application to NYSDOT" button, to create
a new email with BHdggNY(Lxk)t.,.!1y.gov,as the to address and the application already attached. The applicant can also create all email
outside of the application and attach it to the email. Any additional attachments can be added at this point. To facilitate the application
submission, zip any large files prior to attaching them, as the limit on overall file size is approximately 20MB. Completed applications and
any required information described above, must be submitted no, later the deadline posted to the BridgeNY website:
Submit all applications to:_Brig g_NY@r1Q1,D"oy
Pre -Review Submission
A coordinated pre -review of each draft application by N1YSD0T is recommended. The draft applications must be submitted no later than
the deadline posted on the BridgeNY website: fiffm./�°i tv�
Pre -review submissions must Ibe emailed to BridgeNy Parts A thru G should be completed and submitted for the pre -review.
A digital signature is not required for the pre -review submission. At the end of the pre -review you will receive a filled -out comment form
pertaining to the draft application. Addressing these comments in the final application will provide a better submission for reviewers.
If the Sponsor elects to have NIYSDOT design and let a culvert project, then the sponsor is required to submit the draft application for pre -
review. Questions regarding applications, may be directed to, PrJdg(-_NY@rLQt,QYMY
Page 2 of 10
h NEWYORKBridgeNY 2018
TATE OF Department of
ef— SO RTUNITY.Program Application
__NSz7 Transportati
Applicants must complete all required fields as they appear in the application. Required fields are designated by a preceding asterisk
*Project Sponsor: *NYS GRANTS GATEWAY ID:
ITown of Ithaca I
Salutation: IVIr. *First NamelDaniel *Last NamelThaete
*Title:
*Address: I
132.4TAIAMM
�Senior Civil[Town Engineer
106 Seven Mile Drive
*City: Ithaca -State: NY *Zip Code14EB50
*Phone #: *E-mail: [dthaete@townJthacany.us
M Check here if Business address and Contact address are the same. If not, please provide the Business, address below:
Choose bridge or culvert for
*Application Type: 113ridge *Region: 3 application type. Select the
NYSDOT Region the project is in.
A bridge application is required if the span length is greater than or equal to, 20 ft. A culvert application is required if the span length is
less than 20 ft. Use the span length of the existing structure, not the span length of the proposed structure.
YORK Department of BridgeNY 2018
TTE F
0
OPPORTU�JJTY- Transportation Prog�ra,m Application
*Input values for the following project Costs. A detailed project estimate should be attached in PART G of the application.
Other Funds Already Secured $0
(This Is not the LocM Match. Local Match is cakWated below) �
Description of
Other Funds:
Total Local Match (596)
Suggested values for Design, Right of Way, and Construction Inspection costs are provided as a percentage of the total construction cost,
Description
Costs
There are situations where costs may be more or less than the ranges, given. Const. Cost in table includes 5% field change payment and:
Construction
$918,000
Low Range High Range Calculated Low Value User Input Value
Field Change Payment, 5%
$82,620
(from user input)
and Mobilization, 4%
$120,074
Inspection
Construction Inspection
$120,000
$50,031
Right of Way
$9,000
25%
. . .............. . .... . ....... .
Design (Preliminary & Final)
$200,380
$250,155
Total Project Cost
$1,330,000
Other Funds Already Secured $0
(This Is not the LocM Match. Local Match is cakWated below) �
Description of
Other Funds:
Total Local Match (596)
Suggested values for Design, Right of Way, and Construction Inspection costs are provided as a percentage of the total construction cost,
These values are provided for reference only. The Sponsor is responsible for all costs input into the application.
There are situations where costs may be more or less than the ranges, given. Const. Cost in table includes 5% field change payment and:
4% mobilization.
Low Range High Range Calculated Low Value User Input Value
Calculated High Value
(% of Const. Cost) (%of Const. Cost) (from user input) (repeated from above)
(from user input)
Construction 100/0 129ro $ 1 O0,062 $120,000
$120,074
Inspection
Right of Way 096 5%, $,0 $9,000
$50,031
Design (Preliminary &
20%
25%
$200,124
$200,380
$250,155
Final)
WYORK Deparit,m,ent of BridgeNY 2018
STATE OF
RTUINITY.
Transportation Program ApplUcation
Input the following information. If a bridge application, was chosen in: Part B, only the bridge fields will be visible. If a culvert application
was chosen in Part B, then only culvert fields will be visible.
Existing Bridge Information
*Bridge Identification Number (BIN) 1 3210050
Project Identification Number (PIN) I I (Input PIN number if applicable)
Check the box if the bridge is owned by the sponsor applying for
F1 funds,
Check the box after you download the Existing Bridge Information Worksheet (ExisfingBridgelnfo.xIsx) from
1WP-A—.-/Lww i dot,vyqqx&ddqgny to obtain Information on the bridge you are applying for. A copy of thus information
should be attached in PART G of the application.
Page 5 of 110
J-�NEWYORK BridgeNY 2018
Depailment of
�TATIR91'
OPPO r6 NITY. Transportation P'rogram Application
*This project Is needed to address the following (check all that apply)
Z Structural Condition
E] Inadequate Structural Capacity/Load Rating
0 Hydraulic Inadequacies
R Inadequate Vertical Clearance (under or over)
MM
*Project Scope Complete Replacement
If other, provide
explanation.
Space limited to
visible field,
NEWYORK BridgeNY 2018
_f_� Department of
STATE OF
"F RTUNITY_ Transportation Proigram Application
Describe the project/infrastructure need. Space is limited to the visible area.
*Project Needs
Description:
The bridge deck is leaking which is causing corrosion to the stay in place forms and the girders. The forms have
completely corroded a few inches above and adjacent to the bottom flanges of the girders which have exposed the
concrete deck in 3 of the bays. There is severe, spalling and cracking along the fascias and also on the abutments,
wingwalls, and exposed deck. The asphalt overlay has map cracking that is starting to break apart and the wheel paths
are rutted up to 1 inch deep. There are section losses in the girders as great as 41%. The paint system has completely
failed allowing the girders and stay in place jack -arch forms to become corroded with laminated rust. Moderate to
heavy efflorescence, map cracking, and spaHing is present on the wingwalls and abutments. The bridge is classified as
scour critical due to its founding on erodible creekside shale.
Describe the project Scope. Space is limited to the visible area.
*Project Scope
Description:
Full replacement of the existing bridge with a new, longer, and wider structure. An additional 20 feet in length will be
added to reduce the need for retaining walls and an additional 11.3 feet in width will be added to accommodate two
full travel lanes and shoulders, thereby providing space for safe pedestrian access.
Describe the project's special features. Space is limited to the visible area.
Project Special
Features
Description:
The bridge provides access to the Tompkins County Unique Natural Area (U!NA-149) Thayer Preserve, a local
conservation area, and carries the Finger Lakes Trail section between Treman and Buttermilk Falls State Parks.
Indicate the current project status: Planning Stage
*Estimated Month and Year of Letting: May 2020,
Project Priority: (Input project priority with respect to other BridgeNY applications
by the same sponsor, if applicable)
NEWYORKI BridgeNY 2011 8
Diepartment, of
STATE OF
`�—AZD RTU!NITY. Transportation Program Application
Additional ROW information can be included as an attachment if the provided
*Number of anticipated ROW acquisitions: 2 space is inadequate. See Notice of Funding Availability for ROW requirements.
Identify the property right(s) to
be acquired and proof of right
of way ownership:
Ownership can be shown
through surveys and clearance
certificates, highway boundary
line on a stamped plan, or
record plans. Tax maps are not
sufficient documentation.
and Beth R Krause (Town of Ithaca tax map number 35.-1-6.2).
""Will the project have an, effect on, any district, site, building, structure or object that is listed, or may be eligible for
Misting on the National Register of Historic Places? No
*STATUS OF ENVIRONMENTAL REVIEWS:
State Environmental Quality Review Act (SEQR): Environmental Determination Complete
Explain- SEAR Type Il Determination
NationalEnvironmental Policy Act (NEPA): I Not Started
Explain: categorical Exclusion Expected
*In the Chart below, select the status that best represents the project deliverable:
Project Deliverables:
Status
Anticipated Completion Date
October 2019
Design Report
Not Started
January 2020
Advanced Detail Plans (AD,Ps)
Not Started
Plans, Specifications, and Estimates
�(PS&Es)
Not Started
March 2020
l�Bid Proposal Documents
March 2020
Not Started
Additional
Information
regarding
Project Delivery
(if applicable)
NEWYORK BridgeNY 2018,
JI -31 Department of
F STATE OF
RTUNiTY,
Transportation Program, Application
Attach the following documents to the, application:
g *Detailed Project Estimate
*'Project Schedule
R, Project Location Map
[] SEQR/NEPA Information
N *Existing Bridge Information Worksheet
F] Plans, Drawings, Survey, or Other
Letter certifying that a Quality Assurance review by a NYS Professional Engineer has been completed, Including signature,
El (See Instructions on page 2 under Part G Project attachments)
Pre -Review Comment form. Provided to applicants that submitted a draft application for a pre -review. Sponsors are required to
submit a draft application for pre, -review for aH culvert projects being desigiined by NYSDOT.
[:] Preliminary Hydraulic Analysis
0 Any other relevant documentation.
E] Any other relevant documentation.
[:) Any other relevant documentation.
0I Any other reievant documentation.
[] Any other relevant documentation.
M Any other relevant documentation.
E] Any other relevant documentation.
[:] Any other relevant documentation.
[] Any other relevant documentation.
Any additional attachments may be attached to the e-mali prior to submission.
NEWYORKBridgeNY 2018
Department of
STATE OF
RTUNlTY. Transportation Program Application
*CERTIFICATION:
I acknowledge that I have read the appropriate guidance for the program to which I am applying (BridgeNY) and understand the
application instructions, the program requirements and the terms and conditions associated with the reimbursement program,
Check this box if you have submitted a draft application for pre -review as described in the instructions on page 2 and have attached
the comment sheet as an attachment to the application.
Check this box if you have attached a signed certification letter from a NYS Professional Engineer stating they have reviewed the
apphcation.
By entering my name in the digital signature space below, I certify that I am authorized on behalf of the Sponsor and its governing body
to submit this application. I further certify that all of the information contained' in this application and in all statements, data and
supporting documents which have been made or furnished for the purpose of receiving assistance for the project described in this
application are true, correct and complete to the best of my knowledge and belief. I acknowledge that offering a written instrument
knowing that the written instrument contains a false statement or false information, with the intent to defraud, the State or any political
subdivision, public authority, or public benefit corporation of the State, with the knowledge or belief that it will be filed with or recorded
by the State or any political subdivision, public authority or public benefit corporation of the State, constitutes a crime under New York
State ILaiw.
O.M.111111*1 14 LIF11% tel 1111410 10-111T1TITARO-119
Entering your digital signature in, the box below locks the fields above the signature, To remove your digital signature, click the right
button on your mouse and select "Clear Signature" to release the fields. You can, then correct any errors or add additional information.
The document will need to be re-signed before it can be submitted.
Signature:
V W W I 1 11,1111 1 11
113 -Town of Ithaca-3210050.pdf
Us" MM14 0 1=1 0 r=_ 0 'A 0 0
AVERAGE UNIT PRICES FOR ESTIMATE TOWN BIN 3210050, TOWN LINE ROAD
OF ITHACA over LICK BROOK
Subtotal $797,638.00
Contingency (15%) $119,645.70
Construction Cost $917,283.70 $918,000.00
Field Change Payment (5%) and Mobilization (4%) $82,555.53 $82,620.00
Construction Inspection $120,000.00 $120,000.00
ROW Incidentals $4,000.00 $4,000.00
ROW Acquisition $5,000.00 $5,000.00
Design (22%) $199,050.56 $200,380.00
Project Total $1,327,889.80 $1,330,000.00
TOTAL
PAI'
ITEM NO.
ITEM DE SCRIPTION
QTY
UNIT
UNIT PRICE
TOTAL PRICE
201.06
CLEARING AND GRUBBING
1
LS
$8,000.00
$8,000.00
202.120001
REMOVING EXISTING SUPERSTRUCTURES
1
LS
$25,000.00
$25,000.00
202.19
REMOVAL OF SUBSTRUCTURES
190
CY
$150.00
$28,500.00
203.02
UNCLASSIFIED EXCAVATION AND DISPOSAL
225
CY
$20.00
$4,500.00
203.03
EMBANKMENT IN PLACE
450
CY
$32.00
$14,400.00
203.21
SELECT STRUCTURAL FILL
250
CY
$22.00
$5,500.00
206.01
STRUCTURE EXCAVATION
1500
CY
$25.00
$37,500.00
209.13
SILT FENCE - TEMPORARY
210
LF
$2.50
$525.00
304.15
SUBBASE COURSE, OPTIONAL TYPE
200
CY
$45.00
$9,000.00
402.097303
9.5 F3 TOP COURSE HMA, 70 SERIES COMPACTION
50
TON
$135.00
$6,750.00
19 F9 BINDER COURSE HMA, 70 SERIES
402.197903
COMPACTION
60
TON
$127.00
$7,620.00
37.5 F9 BASE COURSE HMA, 70 SERIES
402.377903
COMPACTION
125
TON
$124.00
$15,500.00
407.0102
DILUTED TACK COAT
35
GAL
$5.00
$175.00
555.08
FOOTING CONCRETE, CLASS HP
110
CY
$400.00
$44,000.00
555.09
CONCRETE FOR STRUCTURES, CLASS HP
200
CY
$750.00
$150,000.00
UNCOATED BAR REINFORCEMENT FOR
556.0201
CONCRETE STRUCTURES
22400
LB
$1.50
$33,600.00
EPDXY COATED BAR REINFORCEMENT FOR
556.0202
CONCRETE STRUCTURES
35600
LB
$1.50
$53,400.00
SUPERSTRUCTURE SLAB WITH INTEGRAL
557.0503
WEARING SURFACE - BOTTOM FORMWORK NOT
REQUIRED - TYPE 3 FRICTION
200
SY
$270.00
$54,000.00
STRUCTURAL APPROACH SLAB WITH INTEGRAL
557.2003
WEARING SURFACE - TYPE 3 FRICTION
120
SY
$250.00
$30,000.00
LONGITUDINAL SAWCUT GROOVING OF
558.02
STRUCTURAL SLAB SURFACE
350
SY
$10.00
$3,500.00
PROTECTIVE SEALING OF STRUCTURAL
559.1696
CONCRETE
1600
SF
$2.00
$3200.00
PROTECTIVE SEALING OF STRUCTURAL
559.1896
CONCRETE ON NEW BRIDGE DECKS
3360
SF
$1.50
$5,040.00
563.02
PRESTRESSED CONCRETE BOX BEAM UNITS
1700
SF
$90.00
$153,000.00
565.1922
TYPE E.L. BEARING (56 TO 111 KIPS)
16
EA
$400.00
$6,400.00
568.51
STEEL BRIDGE RAILING (FOUR RAIL)
110
LF
$160.00
$17,600.00
568.70
TRANSITION BRIDGE RAILING
100
LF
$110.00
$11,000.00
570.10
ENVIRONMENTAL WATERWAY PROTECTION
1
LS
$50.00
$50.00
DRILLING AND GROUTING BOLTS OR
586.0201
REINFORCEMENT BARS
130
EA
$33.00
$4290.00
603.1711
GALVANIZED STEEL END SECTIONS - PIPE
2
EA
$150.00
$300.00
603.9812
SMOOTH INT. CORR. POLY. PIPE, 12 IN
20
LF
$50.00
$1,000.00
605.0901
UNDERDRAIN FILTER, TYPE 1
50
CY
$75.00
$3,750.00
PERFORATED CORRUGATED POLYETHYLENE
605.1502
UNDERDRAIN TUBING, 6INCH DIAMETER
150
LF
$10.00
$1,500.00
606.10
BOX BEAM GUIDERAIL
36
LF
$35.00
$1,260.00
606.100002
BOX BEAM GUIDERAIL (SHOP CURVED)
36
LF
$76.00
$2,736.00
606.120101
BOX BEAM END PIECE
2
EA
$400.00
$800.00
BOX BEAM GUIDE RAILING END ASSEMBLY TYPE
606.1202
11
2
EA
$400.00
$800.00
REMOVING AND STORING BOX BEAM GUIDE
606.63
RAILING
200
LF
$8.50
$1,700.00
REMOVING AND STORING BOX BEAM GUIDE
606.6920
RAILING END ASSEMBLY
4
EA
$100.00
$400.00
PREPARATION OF TOPSOIL FOR ESTABLISHING
610.1500
TURF
300
SY
$4.50
$1,350.00
610.1601
ESTABLISHING TURF - ROADSIDE
300
SY
$2.00
$600.00
619.01
BASIC WORK ZONE TRAFFIC CONTROL
1
LS
$15,000.00
$15,000.00
TYPE III CONSTRUCTION BARRICADE, WITH
619.04
LIGHTING
20
EA
$50.00
$1,000.00
619.1701
TEMPORARY CONCRETE BARRIER (UNPINNED)
48
LF
$40.00
$1,920.00
620.03
MEDIUM STONE FILL
75
CY
$90.00
$6,750.00
623.11
CRUSHED GRAVEL IN PLACE
10
CY
$50.00
$500.00
625.01
SURVE Y AND STAKEOUT
1
LS
$10,000.00
$10,000.00
637.11
ENGINEER'S FIELD OFFICE - TYPE 1
7
MO
$2,000.00
$14,000.00
646.22
PLOW MARKERS
6
EA
$7.00
$42.00
646.32
STEEL POSTS, 2.0 LB/FT
4
EA
$45.00
1 $180.00
Subtotal $797,638.00
Contingency (15%) $119,645.70
Construction Cost $917,283.70 $918,000.00
Field Change Payment (5%) and Mobilization (4%) $82,555.53 $82,620.00
Construction Inspection $120,000.00 $120,000.00
ROW Incidentals $4,000.00 $4,000.00
ROW Acquisition $5,000.00 $5,000.00
Design (22%) $199,050.56 $200,380.00
Project Total $1,327,889.80 $1,330,000.00
Town of Ithaca Highway Department
Town Line Road over Lick Brook
2018 Bridge NY— Bridge Application
Project Schedule
Proiect Schedule
September 2018 Project Awarded Bridge NY Funding
October 2018 Project Added to STIP/TIP
January 2019
State -Local Agreement Executed
January 2019
Design Consultant Contract Executed
May 2019
Public Meeting
October 2019
Design Approval
January 2020
Obtain Necessary Permits
March 2020
ROW Acquisition Completed
March 2020
PS&E Approved by County & State
May 2020
Bid Construction
May 2020
Public Pre -Construction Meeting
June 2020
Begin Construction
November 2020
Complete Construction
rr�ir �
AADT
Feature Carried
TOWN LINE ROAD
Feature Crossed
LICK BROOK
r.
r
i
AADT
200
Trucks
4.64
Detour (mi)
1
/
r
r
Load Posting (ton) 0
Hyd. Vuln. Rating 4
Fracture Critical No
Design Type Jack Arch Rolled Beam
Material Type ISteel
`tl 11
General Recommendation 3
Structural Deficiency Yes
Model Recommendation majorrehab
/ 0.413
Year Built
General Recommendation
1950
Structural Deficiency
Deck Area
Model Recommendation
643
LBPI
`tl 11
General Recommendation 3
Structural Deficiency Yes
Model Recommendation majorrehab
AADT
Average Annual Daily Traffic
General Recommendation
Professional assessment of overall bridge condition (1-7 scale)
Structural Deficiency
Federal rating of structural adequacy of a bridge
Model Recommendation
DOT recommended work strategy for bridge
LBPI
Local Bridge Priority Index (defined in NOFA)
LBPI Scale
0-1 with 1 highest priority
Feature Carried
Facility carried by the bridge
Feature Crossed
Facility crossed by the bridge
Hyd. Vuln. Rating
Hydraulic Vulnerability Rating
Hyd. Vuln. Rating Scale
1-5 with 1 priority to 5 no action required
Load Posting Scale
jActual, except 0 (no posting) and 88 plus (see FAQs)
Town of Ithaca Highway Department
Town Line Road over Lick Brook
2018 Bridge NY— Bridge Application
Project Location and Photos
Location Map
Town of Ithaca Highway Department
Town Line Road over Lick Brook
2018 Bridge NY— Bridge Application
Project Location and Photos
PICTURE #1
DESCRIPTION: Roadway Approach on Town Line
Road looking south.
PICTURE #2
DESCRIPTION: Roadway Approach on Town Line
Road looking north.
PICTURE #3
DESCRIPTION: Downstream elevation of existing jack -
arch bridge. Note severe spaling on fascia and
cracking and spatting on wingwalls.
PICTURE #4
DESCRIPTION: Upstream elevation.
Town of Ithaca Highway Department
Town Line Road over Lick Brook
2018 Bridge NY— Bridge Application
Project Location and Photos
PICTURE #5
DESCRIPTION: Failure of paint system on jack -arch
forms resulting in laminate rusting.
PICTURE #6
DESCRIPTION: Underside of deck in Bay I showing
severe rust and complete rot of jack -arch forms exposing the
concrete which has spalled.
PICTURE #7
DESCRIPTION: Cracking, spalling, and efflorescence
on the begin abutment and wingwall.
PICTURE #8
DESCRIPTION: Severe spalling on the downstream fascia
exposing the girder.
March 19, 2018
NYSDOT
333 East Washington Street
Syracuse, New York 13202
RE: NYSDOT Bridge NY
Town of Ithaca
BIN 3210050 Town Line Road
NYSDOT Bridge NY Team:
E1 i'1RTMENT
14850
I certify that I have performed a quality assurance level of review for the Bridge NY
application for BIN 3210050 Town Line Road over Lick Brook. This review included
consideration of the cost, scope, and schedule aspects of the project. I have provided the
project sponsor with written feedback on their application based on my review.
Sincerely,
0
John Lampman, P.E. #067330-1
Associate Civil Engineer
170
March 15, 2018
NYSDOT
333 East Washington Street
Syracuse, New York 13202
c{oad� Ith'ajca,�N`
60,�/-274,;Q300 �
i4X 69� 27;�8489,;�
RE: NYSDOT Bridge NY
Town of Ithaca
BIN 3210050 Town Line Road
NYSDOT Bridge NY Team:
14850
Tompkins County owns BIN 3210050 Town Line Road Bridge over Lick Brook and fully
supports the replacement of this structure if selected through the Bridge NY program.
Sincerely,
f e Sm'
ig ay irector