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HomeMy WebLinkAboutPB Packet 2022-04-19 TOWN OF ITHACA PLANNING BOARD Shirley A. Raffensperger Board Room, Town Hall 215 North Tioga Street Ithaca,New York 14850 Tuesday,April 19, 2022 Members of the public are welcome to attend in-person at Town Hall or virtually via Zoom. The public will have an opportunity to see and hear the meeting live and provide comments in-person or through Zoom(https://us06web.zoom.tis/i/83643764382). If the public would like to attend the meeting for viewing purposes only,it is recommended to watch the livestream video on YouTube(htti3s://www.youtube.com/channel/UCC9vvcXkJ6k]VIibihCv7NO/live). AGENDA 7:00 P.M. SEQR Determination: Westhaven Homes Subdivision -Preliminary and Final Subdivision Approval 7:00 P_M_ PI7BL.IC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed Westhaven Homes Subdivision, located on the corner of Mecklenburg Road and Westhaven Road, Town of Ithaca Tax Parcel No. 28.-1-26.22,Medium Density Residential Zone and Planned Development Zone No. S. The project involves subdividing eight lots from the EcoVillage at Ithaca,Inc. property for the purposes of single-family residential development. This is an Unlisted Action under the State Enviromnental Quality Review Act and is subject to environmental review. EcoVillage at Ithaca, Inc., Owner; Ken and Graham Ottoson,Applicants/Agents. 7:30 P.M. SEQR Determination: Town of Ithaca Ridgecrest Water Improvement Project Booster Station- Preliminary and Final Site Plan Approval 7:30 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for the proposed Town of Ithaca Ridgecrest Road Water Improvement—Booster Station project located at 172 Ridgecrest Road, Town of Ithaca Tax Parcel No. 45.-1-2.1,Medium Density Residential Zone. The proposal involves installing a 195+/- square foot precast concrete structure adjacent to the existing water tank. This is a Type 11 Action under the State Environmental Quality Review Act and is not subject to environmental review. Town of Ithaca, Owner/Applicant; Daniel Thaete,PE, Director of Engineering,Agent. 7:45 P.M. Consideration of a sketch plan for the proposed Strawberry Hill Residential Development, located at the end of Harwick Road and Strawberry Hill Circle, Town of Ithaca Tax Parcel No.'s 60.1-1-46.22 (Multiple Residence Zone) and 60.-1-34.2 (Medium Density Residential Zone). The project involves the construction of a clustered, single-family residential subdivision,consisting of 52 lots, along with open space,new roads,utilities, and stonnwater infrastructure. This is a Type I Action under the State Environmental Quality Review Act and is subject to environmental review. Strawberry Hill Properties, LLC, Owner;Visum Development Group,LLC,Applicant. 6. Persons to be heard. 7. Approval of Minutes: April 5, 2022 S. Other Business. 9. Adjournrnent. Susan Ritter Director of Planning 607-273-1747 NOTE:IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND,PLEASE NOTIFY CHRIS BALESTRA AT 607-273-1747 or CBALESTRA(&TOWN.ITHACA.NY.US. (A quorum of four(4)members is necessary to conduct Planning Board business_) Accessing Meeting Materials Online Site Plan and Subdivision applications and associated project materials are accessible electronically on the Town's website under"Planning Board"on the"Meeting Agendas"page(httli://www.towii.ithic,,i.iiv.us/iiieetiniz-aizeiid,,is). TOWN OF ITHACA PLANNING BOARD PUBLIC HEARING NOTICE The Planning Board will hold public hearings on Tuesday,April 19,2022,at the following times and on the following matters: 7:00 P.M. Consideration of Preliminary and Final Subdivision Approval for the proposed Westhaven Homes Subdivision,located on the corner of Mecklenburg Road and Westhaven Road,Town of Ithaca Tax Parcel No.28.-1-26.22,Medium Density Residential Zone and Planned Development Zone No. 8. The project involves subdividing eight lots from the EcoVillage at Ithaca, Inc. property for the purposes of single-family residential development. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. EcoVillage at Ithaca, Inc., Owner; Ken and Graham Ottoson,Applicants/Agents. 7:30 P.M. Consideration of Preliminary and Final Site Plan Approval for the proposed Town of Ithaca Ridgecrest Road Water Improvement—Booster Station project located at 172 Ridgecrest Road, Town of Ithaca Tax Parcel No. 45.-1-2.1, Medium Density Residential Zone. The proposal involves installing a 195+/- square foot precast concrete structure adjacent to the existing water tank. This is a Type II Action under the State Environmental Quality Review Act and is not subject to environmental review. Town of Ithaca, Owner/Applicant;Daniel Thaete,PE,Director of Engineering, Agent. Members of the public are welcome to attend in-person at Town Hall or virtually via Zoom. The public will have an opportunity to see and hear the meeting live and provide comments in-person or through Zoom (https://us06web.zoom.us/j/83643764382). If the public would like to attend the meeting for viewing purposes only, it is recommended to watch the livestream video on YouTube (https://www.youtube.com/channel/UCC9yycXkJ6klVlibjhCy7NQ/live). Any person wishing to address the board will be heard. In addition, comments can be sent via email to townclerk(Ltown.ithaca.u.us up to the end of business the day of the meeting and all comments will be forwarded to the board. Additional information is available at www.town.ithaca.ny.us. Susan Ritter,Director of Planning TOWN�� �� ��� �� �� �� � �� �� �� �� �� �� �� J� �� .� �� ���� �� �� �� �� ���� �� �� �,� �� �� �� �� ���� DEPARTMENT OF PLANNING 215N. Tioga8t14850 007.273.1747 PLANNING DEPARTMENT MEMORANDUM TO: Planning Board Members FROM: Christine Ba|estra, Planner DATE: April 8, 2022 RE: Consideration of Preliminary& Final Subdivision Approval —Westhaven Homes Subdivision Please find no8teri8|S related to the consideration of Preliminary 8' Final Subdivision approval for the proposed VVesthaven Homes Subdivision, located on the corner ofMecklenburg Road and Westhaven Road, Town of Ithaca Tax Parcel No. 28.-l-26.22, Medium Density Residential Zone and Planned Development Zone No. 8. The project invo|vessubdividingeight |otsfronotheEcoVi||age at Ithaca, Inc. property for the purposes of single-family residential development. The project i5 scheduled for the April l9, 2O%2, Planning Board meeting. The applicants are purchasing a 4+/- acre vacant lot from the existing 175+/- acre EcoVillage property. The vacant lot consists ofa mix of fields and open space. The property is bound on the north by Mecklenburg Road, on the east by Westhaven Road and residential development, on the south by residential development, and on the west by vacant land and farm fields associated with EcoVi||age. Please see the attached aerial location map for more information. As described in their memo, the applicants propose to subdivide the property into eight parcels and tO construct small, single-family residences with shared driveways. The proposed parcels comply with all the dimensional requirements outlined in the Town Code for the MDR Zone, so no variances are necessary. The Town Comprehensive Plan Land Use Character Map categorizes this area of the town for "established neighborhood" development, which is assigned to areas already developed with primarily single household residences and townhouses that have access to municipal utilities. The proposal i5in character with the Comprehensive Plan and that Ofthe residential neighborhood along VVesthavenRoad. Your packets include a memo from the town's Engineering Department, dated 4/8/2022. The noenoO contains all the StOrnovv3ter and utility items related to the project that will need to be met. The applicants have been working with the Engineering Department to satisfy the various items and are aware that there will be conditions of approval listed in the draft resolution related to StOrnovv8ter3nd utility infrastructure and easements. | Along with the attached draft resolutions are the applicant's materials, completed environmental assessment (Part 1 provided by the applicant), and aerial location map. Please call me at 273-1747 or email me at cbalestra@town.ithaca.nv.us if you have any questions prior to the meeting. Att. CC: Graham & Ken Ottoson David Herrick, T.G. Miller, P.C. 2 'RECEIVED Ken and Graham Ottoson TOWN OF ITHACA 207 Rachel Carson Way FILANNUQ Ithaca NY 14850 March 9th, 2022 Letter To The Ithaca To Planning Board Regarding Homes on Westhaven Road Dear Board Members, We are submitting a plan that we have been working on for a couple of years now.We plan to purchase land owned by EcoVillage along Westbaven Road and build homes for some of the Karen-Burmese families in Ithaca. You are probably aware that a significant population of Karen refugees lives in Ithaca.The Karen("Kah-REN")are one oft e persecuted minorities in Burma(they prefer to say Burma, rather than Myanmar).We became involved with this community more than a decade ago,when we agreed to sponsor one of the families. It has been an enriching experience,to be sure. Some of these families have lived in close proximity for any generations.They lived in a small village in Burma,then in a refugee camp in Thailand for more than a dozen years, and then in public housing in Ithaca.They have been working hard and saving money,pulling themselves out of poverty.They desire their own homes.This desire, and the recent closing of Northside public housing,has sent this tight group scattering to find housing all around Tompkins County, We live in EcoVillage, and have grown a deep appreciation for community. While neither of us have a particular desire to be developers, we have skills(Otto builds home for a living) and means (thanks to the generosity of our parents).We want to help this tight community stay together. We are requesting permission to subdivide eight lots along West haven Road, each 100 X 200 feet, and build 8 homes(5 next year,3 later).We are envisioning energy-efficient,affordable single-family homes.The LLC that Otto works with, Creative Constructions,has built any of the homes at White Hawk, and these homes could have a similar look.We plan to subsidize the homes,but each family would pay a large share oft e cost. We have been working with to engineers and TO Miller to get a plan for sewer and water infrastructure.This has included gaining permission for access to the sewer line that lies tothe east oft e homes across the road(ie,in the backyards of homeowners on West Haven Road), Fortunately,two of the neighbors have been receptive,saying they welcome more diversity in the neighborhood,and have granted permission to access utilities through their yards. Connecting to the utilities will be very expensive,but these two neighbors make it at least feasible, The EcoVillage community has also been very receptive to this plan, as evidenced by the recent unanimous approval to sell the land to us,pending the outcome aft is application. iere is a desire to foster a relationship between the Karen families and EcoVillagers, and lots of ideas on how to do that.Most oft e families have been growing vegetables at Groundswell, and we hope they will continue small-scale farming at EcoVillage. We appreciate your consideration of this request for permission to subdivide,and look forward to hearing your thoughts, Sincerely, Graham and Ken (Otto) Ottoson * TOWN OF ITHACA N E W Y 0 R K DEPARTMENT OF ENGINEERING Stormwater,Sanitary Sewer,Potable Water,Roads,Parks,and Trails 114 Seven Mile Drive, Ithaca, N.Y. 14850 ENG IN EERI NG@TOWN.ITHACA.NY.US PHONE: 607.273.1656 FAX: 607.272.6076 www.townJthaca.nv.us ENGINEERING MEMORANDUM FROM: David O'Shea, Senior Civil Engineer Daniel Thaete, P.E., Director of Engineering TO: David Herrick, P.E., T.G. Miller P.C. Allison Robbie, T.G. Miller P.C. CC: Town of Ithaca Planning Board Graham and Ken Ottoson, Developer DATE: April 8, 2022 RE: Westhaven Homes, Graham and Ken Ottoson We have reviewed the "Westhaven Homes Basic Stormwater Pollution Prevention Plan" narrative, dated March 31st, 2022, and the "Westhaven Homes, Graham and Ken Ottoson" plan set, dated March 31st, 2022. The "Subdivision Map, Lands of Ecovillage at Ithaca Inc., West Haven Road", dated February 1st, 2022 (last revised March 18 th 2022) has also reviewed. We offer the following comments: General: • Please revise/edit the following items on the plat: • All instances of"West Haven" to read "Westhaven" • Depict the approximate locations and dimensions of the proposed easements that will be granted to the Town of Ithaca. • The developer has stated they will be utilizing shared driveways for access to the lots. The legal document(s) giving the rights to adjoining lots to utilize the shared driveway(s) should be reviewed and approved by the Town Attorney. • All proposed public sanitary sewer infrastructure and potable water infrastructure must be constructed and dedicated prior to issuance of any building permits. Please refer to the "How to Dedicate Infrastructure to the Town of Ithaca" document that has been previously provided. �1 wNu TOWN OF ITHACA ,a a, NEW Y 0 R K DEPARTMENT OF ENGINEERING Stormwater,Sanitary Sewer,Potable Water,Roads,Parks,and Trails 114 Seven Mile Drive, Ithaca, N.Y. 14850 ENGINEERING@TOWN.ITHACA.NY.US PHONE: 607.273.1656 FAX: 607.272.6076 www.townJthaca.nv.us ny.us Potable Water: • Prior to Proceeding to the Town Board for Concept and Location o Revise the plan set to include the following items: ■ A note stating the water taps must be a minimum of V apart ■ A note stating all water service lines shall be Type K Copper from the tap to the SCLIWC furnished meter. ■ Polyethylene Encasement Detail ■ Thrust Block Detail ■ Vertical Thrust Blocking Detail o Revise detail 7, C201 to be in conformance with detail 6, C201 from the main to the curb box. A note in detail 7 to conform to detail 6 would suffice. o Please review the water and sanitary service crossings. Please identify and ensure there is an adequate separation distance, sleeve material, or other means of satisfying code requirements pertaining to these crossings. o Revise the proposed curb box locations to be on the proposed and existing Town water easement boundaries. o Please review and further detail the water main and sewer main crossing (2, C102). The thrust forces from the bends should not bear against the sanitary sewer main. We recommend lowering the sanitary sewer main. • Prior to Building Permit o Water services will be crossing adjacent lots for which they do not serve. Legal easements/documents granting the rights to cross the adjoining properties shall be reviewed and approved by the Town Attorney. (Lots 1,2,3,6,7) Sanitary Sewer: • The Town requests a modification to the proposed sanitary sewer easement on Lot 8. Please extend the proposed easement from the main to the northern boundary of Lot 8. This easement would be for a future sanitary sewer extension to the north to serve the reaming lands of Ecovillage. This easement, along with others identified, shall be shown on the plat. • Please identify the velocity in each proposed segment of main based on the average and maximum anticipated demand. A velocity of 2 ft/sec should be maintained during the average daily flow. • Prior to Proceeding to the Town Board for Concept and Location o Relocate station 0+00 manhole to the north so the easement boundary does not intersect the utility poles. * TOWN OF ITHACA N E W Y 0 R K DEPARTMENT OF ENGINEERING Stormwater,Sanitary Sewer,Potable Water,Roads,Parks,and Trails 114 Seven Mile Drive, Ithaca, N.Y. 14850 ENG IN EERI NG@TOWN.ITHACA.NY.US PHONE: 607.273.1656 FAX: 607.272.6076 www.townJthaca.nv.us • Revise the typo in the sanitary sewer easement annotation on sheet C102. Laid was misspelled as "Lain". • Add a note at the connection to the existing manhole stating "The manhole is a permit required confined space. Entrants must comply with the Town of Ithaca Confined Space Entry Program." Please also identify means and methods by which developer will core drill and install new sewer main. SWPPP 0 Prior to signing of the MS4 Acceptance form: • Provide an Erosion and Sediment Control Plan specific to the project. The plan must show the specific location, size, and lengths of each erosion control practice. A plan needs to encompass the utility installation and the future home/site construction. • Provide a construction phasing plan and sequence of operations describing the intended order of construction activities, including clearing and grubbing, excavation and grading, utility and infrastructure installation and any other activity at the site that results in soil disturbance. Please include in the construction sequence that a pre-construction meeting with the Town of Ithaca must occur prior to commencement of construction activities. • Please update the SWPPP narrative and plan set to include the appropriate stabilization requirements. Please ensure winter stabilization requirements are included. • Please update the Maintenance and Inspections section of the narrative to be in conformance with General Permit 0-20-001, Part IV, B. This section should also be revised to clearly identify what a trained contractor is and who is performing the inspections. • Please confirm the SWPPP is being designed to utilize Woven Wire Reinforced Silt Fence. Additional details need to be incorporated into the SWPPP if other products will be utilized. • Please update the SWPPP to incorporate information on when the NOT will be filed. Please refer to the attached exert from "Frequently Asked Questions About Permit Requirements of the SPDES General Permit (GP- 02-01) for Stormwater Discharges from Construction Activities", dated 9/12/2006. This information should be incorporated into the SWPPP. 27. Each project receiving coverage under the construction permit should be fully reviewed pursuant to SEQRA. A: A negative determination under SEQRA has been made for all activities covered by the General Permit for construction. This is because the Department found that projects that are solely permitted under this General Permit and that comply with the terms of this permit will have no adverse impact to the environment. If additional permits are needed from the Department, a separate SEQRA determination for the project may be completed as stated in the permit: "New stormwater discharges from construction activities which require any other Uniform Procedures Act Permit (Environmental Conservation Law, 6 NYCRR Part 621) cannot be covered under this General Permit until the other required permits are obtained. Upon satisfaction of the State Environmental Quality Review Act ("SEQRA") for the proposed action and issuance of necessary permits, the applicant may submit an NOI to obtain coverage under this general permit." What this condition says is that when a project requires permits in addition to coverage by the Stormwater Construction SPDES, then the negative declaration prepared for the Stormwater Construction SPDES is not satisfactory and SEQRA must be satisfied for the entire proposed action. 28. Is there a procedure for notifying DEC when a storm water discharge covered by the general permit has been eliminated? A: Yes. The general permit includes a procedure for filing a Notice of Termination(NOT) form when there is no longer a potential for storm water discharges associated with construction activity to occur. Operators on construction activities can submit an NOT once they have finally stabilized all areas that were disturbed. For construction activity, final stabilization means that all soil disturbing activities at the site have been completed, and that a uniform perennial vegetative cover has been established or equivalent permanent stabilization measures (such as the use of mulch,rip rap, gabions, or geotextiles) have been employed with a density of eighty percent of the previously existing, background cover for unpaved areas and areas not covered by permanent structures. 29.When should a developer submit a Notice of Termination (NOT) for a residential subdivision? A: For subdivisions where the operator will construct the infrastructure (roads, utilities, etc.) and houses, the operator should not file the NOT until all construction activity identified in the SWPPP is complete and all disturbed areas have been stabilized in accordance with the SWPPP, this includes the individual lot development(i.e house, drive and lawn construction). For subdivisions where the operator intends to just construct the infrastructure and then sell lots to private individuals or building contractors, the operator can submit the NOT when the road and infrastructure are complete, provided they properly transfer ownership and responsibility for stormwater runoff to a municipality or another developer. Stormwater discharges from the on- 9 going individual lot development can impact the post-construction stormwater management controls installed as part of the road and infrastructure construction, therefore, coverage under GP-02-01 must be maintained by a responsible party as long as there is construction activity taking place in areas identified in the SWPPP. In order to properly transfer ownership and responsibility for stormwater runoff, the original operator must notify the new operator, in writing, of the requirement to obtain coverage under GP-02-01 by submitting a Notice of Intent(NOI) with the Department. Once the new operator obtains coverage, the original operator must then file a completed NOT with the name and permit identification number for the new operator. Before filing the NOT, the original operator must ensure that the road and other areas disturbed by the installation of the infrastructure have been stabilized in accordance with the SWPPP and that the required post-construction stormwater management control practices have been installed and are fully operational. The new operator is required to review and sign the SWPPP and to continue implementation of the SWPPP that was prepared by the original developer [see Part LD.9 and Part LE2 of GP-02-01]. Operators are reminded that it is unlawful to discharge pollutants to waters of the state from any outlet or point source without a SPDES permit, even if the NOT has been filed. 30.When o ership c nges, t the of owner nythi wide mitti Noti A: In order to properly transfer ownership and responsibility for stormwater runoff, the original operator must notify the new operator, in writing, of the requirement to obtain coverage under GP-02-01 by submitting a Notice of Intent(NOI) with the Department. Once the new operator obtains permit coverage, the original operator must then file a completed NOT with the name and permit identification number of the new operator. 31. Please clarify the role of local government. Does a local government have to review SWPPP's before issuing building permits? If they see violations of normal Erosion and Sediment Control practices do they: a) read the SWPPP to see if it is being violated? b) call the Department to enforce the General Permit? c)issue a Stop Work Order until the Department resolves the General Permit issue? A: It would be a good idea for local governments to review the SWPPP before issuing a building permit,but it is not a state requirement at this time. Municipalities required to obtain authorization to discharge under the permit for Municipal Separate Stormwater Systems (MS4s) will be required to establish and implement programs to control construction stormwater discharges. Review of SWPPPs is likely to be a major component of such a local construction stormwater control program. If local government detects a violation of the construction stormwater general permit, it would be appropriate to call the department to enforce the general permit,but issuance of stop work orders under the general permit can only be done by the department. Stopping work under local 10 PROPOSED RESOLUTION: SEQR Preliminary & Final Subdivision Approval Westhaven Homes Subdivision Mecklenburg/Westhaven Roads Tax Parcel No. 28.-1-26.22 Town of Ithaca Planning Board, April 19, 2022 WHEREAS: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed Westhaven Homes Subdivision, located on the corner of Mecklenburg Road and Westhaven Road, Town of Ithaca Tax Parcel No. 28.-1-26.22, Medium Density Residential Zone and Planned Development Zone No. 8. The project involves subdividing eight lots from the EcoVillage at Ithaca, Inc. property for the purposes of single-family residential development. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. EcoVillage at Ithaca, Inc., Owner; Ken and Graham Ottoson, Applicants/Agents, 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is the lead agency in the environmental review with respect to the project, 3. The Planning Board on April 19, 2022, has reviewed and accepted as adequate a narrative, a subdivision plat titled "Subdivision Map Lands of EcoVillage at Ithaca, Inc., West Haven Road, Town of Ithaca, Tompkins County,New York,"prepared by T.G Miller, P.C., dated 2/1/2022, amended 3/18/2022; three additional drawings prepared by T.G Miller, P.C., titled "Westhaven Homes, Graham and Ken Ottoson, Town of Ithaca, Tompkins County, New York" dated 03/04/2022, including Sheet C 101-Existing Conditions Plan, Sheet C 102- Schematic Site Utility Plan, and Sheet C201-Details; and other application materials, and 4. Town planning staff has recommended a negative determination of environmental significance with respect to the proposed Subdivision Approval; NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with Article 8 of the Environmental Conservation Law and 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced action as proposed,based on the information in the EAF Part 1 and for the reasons set forth in the EAF Parts 2 and 3, and, therefore, an Environmental Impact Statement will not be required. Short Environmental Assessment Form '1`01M4 OF 111 IACA Part I-Projea 1afmwmdivn Part I -Project InfiwMadwaL TheappHirmt or project spensar is responsible for the completion of Part L Responses become part of the application RW approval of flanding,are subject to public review,mid may be subject to further verification. Complete Part I based on ire firrimman currently available, Ifadditional 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. Project and Speawr Information lVa of fiction or Project: WzAq,jet, �Cuies P ..............roject ..Location(describe,and attach a location roap)- `TV,_tre, Brief Descn7* tmn of Proposed Xcix'on: cz ad w �7s w'U O r 5 tv;VA a Q��- er,c 1 fate 1( 60,"-C+ wl,4 a-z' �1­ we .......... of Applicant or Sponsor: Telephone: Z-,7-7 -05 E-Mail: ............ 2o-f keeke( C""O, Wc'k," C41PO: tt i Code: AJ g5 0 Does the proposed action only involve the legislative adoption of a plan,local law,ordinance, NO YES administrative rule,or regulation? Y E If Yes,attach a narrative description of the intent of the proposed action and the environmental resources that 3 may be affected in the municipality and proceed to Part 2. If no,continue to question 2. ED .................. ........... .11............. Does the proposed action require a permit,approval or funding from any other government Agency? NO i YES If Yes,list agency(s)name and permit or approval: fr S a.Total acreage of the site of the proposed action? LF......... a'c"re,—s ................. li.Total acreage to be physically disturbed? .1 ­­.111111, .......................acres d r, c.Total acreage(project site and any contiguous properties)owned 7!,�J (R .res or cantralled by ffie apphoant or project spousm? ­­I 1'11!L�.............. 4, Check all land uses that occur on,are adjoining or near the proposed action: 5. Ej UrIXM Mr Rural(Dou_agricolture) 0 hidnstrial Contracrciel RaWartial(suburban) 0 Forest 5RT Agriculture Aquatic Other(Spccify)- 0 Parkland 3 SEAF 2019 . ., .,._ ... _ ,v , 5. Is the proposed action, NO YES NSA a. A pertained use under the zoning regulations? „L,,.... b, Consistent with the adopted comprehensive plan? Li 6. is theproposed action.consistent with the character of the .,,,m... ,,,,,,.„ o NO G YES existing built or natural landscape? ?, Is the site o€the proposed action located in,or does it adjoin,a state listed Critical Environmental � Areal NO YES If Yes,identifyRI : El NO YES 8. a. Will the proposed action result in a substantial increase in traffic above present levels? i t a proposed action? „.... . , e site at the p pa b. Are public transportation services availaGble at or near the c. aAre an an accommodations or b� yc l ates�vvaalable on or n�e..a-r th�4 of the proposed > �' ( C� �N cetor ...,_, "�'�� �F :,� m !„� ,� neekdpaWe 9. Does the proposed actxti m. �� t p. po . exceed the state energy code rcquirentenls? NO YCS If the proposed action will exceed requirements,describe design features and technologies: , 7'V ,�..� awe, ,,��,�� a 10. Will tee prayused aeon connect to an existing pubieic nvate water supply NO YES ; I f No,describe method for providing potable waters 11. Ali the proposed action to existing... p W wastewater utilities? NO YES If No,describe method for providing wastewater treatment ................... ............_.......,........ M El l2. a.Roes the project site captain,or is" 'st"a ,,,., , ,"t"i" ...�. . b"' �„"-," .,..�, „"s-it„_.ro.... "it substantially rxrntiguous to,a building,archaeological site,or district NO YES which is listed on the National or State Register of Historic Places„or that has been determined by the Commissioner of the NYS Office of Parks,Recreation and historic Preservation to be eligible for listing on the U I State Register of Historic Places? KI El b.is the project site,or any portion of it,located in or adjacent to an area designated as sensitive for archaeological sites on the NY State Historic Preservation Office(SH )archaeological site inventory? 1 . a. Does ..y .. nperf es,teofthe rr .. .� ,. �...�_ „m„n, ,,,, :�,rr,.,,,, per action,or lands joining the proposed acti ,contain NO YES i wetlands or other waterbodies regulated by a federal,state or local agency? a d °" b.Would the proposed action physically alter,or encroach into,any existing wetland or waterbody? I If Yes,identify the wetland or waterbody and extent of alterations in square feet or acres; _.._.........,,, m,_ ............ .........on..... t............ .............. ...... 14. ldcntify the typical habitat types that occur ,or are likely to be found on the project site.Check all tha apply: . OShore tine El Forest E]Agricultumi/grasslands M"Early mid-successional OWetland 0 Urban 0 Suburban .. ................................................. ..... ............I................................................................................................. ......... ............... 15. Does the site of the proposed action contain any species of animal.or associated habitaK listed by the State or N,0_.'.YES_ Federal government as threatened or endangered? 16. Is the prat site the _f�Wyear flood plan? NO YE S ............ Li NO 17. Will the proposed action create storm water discharge,either from point or non-point sources? .......... YES I f Yes, LJ­..........K.J.- a. Will storm water discharges flow to adjacent properties? El 1:1 ---------------------­----- b. Will storm water discharges be directed to established conveyance systems(irunoff and storm drains)? If Y �iricfly describe MI - -en TSSL" sLr Ze 11.16 ............... .............. -----__ ................ 18. Does the proposed action include construction or other activities that would veil.in the isnpowidivient of"water NO YES or other liquids(e.g.,retention pond,waste lagoon,dam)? If Yes,explain the purpose and size of the impoundment- .......... .............. ------------------- ............................... 19. Has the site of the proposed action or an adjoining property been du,locafirm ofan active inir closed solid waste NO YES management facility? ___------- IfYes,describe:.-_-.............. ............... ........... ................­._111.1111............. ................................................... ......... 2U.Ilas the site o"f'­t"he prop­oied action oran adj"o"inin"g,....p`r"c'p"er't"y....been...the...s...u'b"j'ec"t'... g,o-i-11g,....or_---------------_ or------------------—P,4-0..... .....Y''ES' completed)for hazardous waste? If Yes,describe: I J ............. ................ ---------------- ........ ........... FFY THAT THE INFORMATION PROVH)ED ABOVE IS TRUE ANDACCURNTE TO"THE,BIEST011IF' MY KNOWLEDGE: ponsor/name: 011-�?>a ML Applicant/s ........... ............................................................................ Title:Signature: ---------------- ........................ • ------ ..................... Page3 of 3 EAF Mapper Summary Report Thursday,April 7, 2022 2,59 PM Disclaimer: The EAF Mapper is a screening tool intended to assist t project sponsors and rei agencies o preparing an environmental ". assessment form(EAF)_Not all questions asked in the EAF are answered by the EAF Mapper,Additional information on any EAF r� question can be obtained by consulting the EAF Workbooks,. Although the EAF Mapper provides the most uHo-date digital data available to jDEC,you may also need to contact local or other data sources in order lr, to obtain data not provided by the Mlapper.Digital data�s not a substitute for agency determinations, rt Maw* "Meal u` I t]1 "] 9 ( 1 TafmRa aoi Lw r i S G� lad deb o„ ° . evdand Priivelldome 11 frUin.l rz r A.i t°:,r r n ,ras)hors P �" k ��q�� 3f i f'ff� � �° 1 L, a z' d f rtt.fAr ' b m ;�. p1t611e�efpttla u� ro� a, sut CRifl QHora asp IK¢�rsridlaa� hV ,, 9)a7trek36 ¢ufiwluoh� r, u��9tkro6uUrc�urntitu Iugt� a ��oNr�i��;,;r��o�i-r�� � rturi (� s urttt� VhJI whJ"J"�'x hJllal°y,E�si l IIE"nfiItlrt� H¢ua I£�lrolm Iti �° °u � � dPutl �' ototb r IIzrmfr� i,n o t ie�i�I/�GmirliRn�� i Part 1 /Question 7 (Critical Environmental No Area] Part 1 /Question 12a [National or State No Register of Historic Places or State Eligible Sites] Part 1 /Question 12b [Archeological Sites] No Part 1 /Question 13a [Wetlands or Other Yes-Digital mapping information on local and federal wetlands and Regulated aterbodies] 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 if Agency Use Only I If applicable] Project: lWesthaven Homes Subdivision Date: Ed 19,2022 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 I 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?" Nu,or Mo­deir'itie" small to large impact impact may may occur occur ...................................... ...................................... I Will the proposed action create a material conflict with an adopted land use plan or zoning regulations? El 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 conu-nunity? 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? EJ 7. Will the proposed action impact existing: a.public/private water supplies? El b.public/private wastewater treatment utilities? El 8. Will the proposed action impair the character or quality of important historic,archaeological, architectural or aesthetic resources? El 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 Ej problems? 11. Will the eW proposed action create a hazard to crivironmenial resources or human health? ................. ............................................................................................................................................................. ............ F PRINT FORM Pagel of2 Age cy Use Only[If applicable] Project-Westhaven Homes Subdivision Date: April 19,2022 Short Environmental Assessment Form Part 3 Determination of Significance For every question in Part 2 that was answered"moderate to large impact may occur",or if there is a need to explain why a particular element of the proposed action may or will not result in a significant adverse environmental impact,please complete Part 3.Part 3 should,in sufficient detail,identify the impact,including any measures or design elements that 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 or will not be significant. Each potential impact should be assessed considering its setting, probability of occurring,duration,irreversibility,geographic scope and magnitude. Also consider the potential for short- term, long-term and cumulative impacts, PLEASE SEE ATTACHMENT Check this box if you have determined,based on the information and analysis above,and any supporting documentation, that the proposed action may result in one don potentially large or significant adverse impacts and an environmental impact statement is required. Check this box if you have determined,based on the information and analysis above,and any supporting documentation, that the proposed action will not result in any significant adverse environmental impacts. Town of Ithaca Planning Board .......... ................................................. ............................................................... .................................................. Name of Lead Agency Date Liebe Meier Chair ------..... Print or Type Name of Responsible Officer in Lead Agency Title of Responsible Officer--- CKrWU1V8aU9Y";, ................. .............. .............................................. .......-...... Signature of Responsible Officer in Lead Agency Signature of Preparer(if different from Responsible Officer) L PRINT FORM Page 2 of 2 Westhaven Homes Subdivision Preliminary and Final Subdivision Approval, April 19, 2022 Short Environmental Assessment Form Part 3— Determination of Significance The project involves subdividing eight building lots from a 175+/- acre property for the purpose of single-family residential development. All proposed lots comply with the dimensional requirements of the Medium Density Residential Zone, The area proposed for subdivision and development is currently vacant and relatively flat, with no steep slopes, streams, wetlands, archaeologically sensitive areas, areas that contain threatened or endangered species, or Unique Natural Areas. The property is surrounded by a mix of rural development and strip residential development. Westhaven Road consists of single-family homes on inefficient lots that are much larger than permitted by zoning. The proposed development will involve smaller, more efficient lots that comply with zoning, along with modest homes and shared driveways. The subdivision of land will not have any impacts on traffic, utilities, drainage/flooding, or character of the community. However, the subsequent development will change the use and intensity of the land from vacant open space to residential use.The use of the property for residential purposes is in character with the surrounding neighborhood and was envisioned in the Town's Comprehensive Plan. in terms of potential traffic impacts, the development of single-family homes is expected to result in a marginal increase in traffic along Mecklenburg and Westhaven Roads. According to the Institute of Traffic Engineers Trip Generation Manual (ITE, 7th edition), a detached single-family home will generate an average of 9.57 trips on weekdays. The applicant proposes to construct eight single- family homes, which would theoretically add an additional 76+/- trips to the existing road network (9.57 trips x 8 dwelling units). If each home were to contain an accessory dwelling unit, then that would theoretically result in an additional 153 trips (9.57 trips x 16 dwelling units). To provide context, the New York State Department of Transportation has an online "Traffic Data Viewer" that contains recent traffic counts on most roads. According to the Viewer, the average annual daily traffic (AADT) count for Mecklenburg Road in 2019 was 4,330 trips. The AADT for Westhaven Road was 376 trips. Adding 76 or 153 trips to the counts above may in theory seem like a lot of cars added to the road network, but the ITE traffic modeling assumes that all residents will either utilize Westhaven or Mecklenburg Roads, that they'll only commute by car, and that they'll commute by car every single day. The numbers do not consider that new residents might carpool, take the bus, or utilize another form of transportation besides a car (TCAT bus Route 14 serves the area). Practically speaking, residents driving a vehicle will much more likely take Mecklenburg Road than Westhaven Road for their daily commute, as Mecklenburg Road is a state road that is designed to manage larger traffic loads. The proposed development will be located right on the corner of Mecklenburg Road, so it'll also provide new residents with very easy and convenient access to points east and west, including direct access to the City of Ithaca. For these reasons, the proposed development is not expected to create significant traffic impacts. In terms of utilities and infrastructure, the area is served by municipal water and sewer utilities, which have adequate capacity and flow to accommodate subsequent development. Developing the lots into smaller homes with shared driveways will reduce the amount of infrastructure required to construct the development. It will also reduce the amount of earthwork involved, which will mitigate potential environmental impacts related to erosion control and flooding. The amount of land disturbance associated with the project will be too small to require permanent stormwater management practices. Rather, the basic stormwater pollution prevention plan (SWPPP) for the development will focus on controlling erosion and sedimentation, with temporary practices during construction and permanent vegetative stabilization of disturbed soils. Regarding Part 1, Number 13a -There is a stream, pond, and a wetland located approximately 1,000 feet south of the project area, on the EcoVillage property. These water bodies will not be impacted by the subdivision action. As noted above, subsequent development of homes will require a basic SWPPP that will mitigate impacts related to erosion control and sedimentation. PROPOSED RESOLUTION: Preliminary & Final Subdivision Approval Westhaven Homes Subdivision Mecklenburg/Westhaven Roads Tax Parcel No. 27.-1-26.22 Town of Ithaca Planning Board,April 19, 2022 WHEREAS: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed Westhaven Homes Subdivision, located on the corner of Mecklenburg Road and Westhaven Road, Town of Ithaca Tax Parcel No. 28.-1-26.22, Medium Density Residential Zone and Planned Development Zone No. 8. The project involves subdividing eight lots from the EcoVillage at Ithaca, Inc. property for the purposes of single-family residential development. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. EcoVillage at Ithaca, Inc., Owner; Ken and Graham Ottoson, Applicants/Agents, 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, as lead agency in the environmental review with respect to the project, has, on April 19, 2022, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and Parts 2 and 3 prepared by the Town Planning staff, and 3. The Planning Board, on April 19, 2022, has reviewed and accepted as adequate a narrative, a subdivision plat titled"Subdivision Map Lands of EcoVillage at Ithaca, Inc., West Haven Road, Town of Ithaca, Tompkins County, New York,"prepared by T.G Miller, P.C., dated 2/l/2022, amended 3/18/2022; three additional drawings prepared by T.G Miller, P.C., titled "Westhaven Homes, Graham and Ken Ottoson, Town of Ithaca, Tompkins County,New York" dated 03/04/2022, including Sheet C 10 1-Existing Conditions Plan, Sheet C102-Schematic Site Utility Plan, and Sheet C201-Details; and other application materials; NOW THEREFORE BE IT RESOLVED: 1. Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Subdivision Approval, as shown on the Preliminary and Final Subdivision Checklists, having determined from the materials presented that such waiver will result in a significant alteration of neither the purpose of subdivision control nor the policies enunciated or implied by the Town Board; and 2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed Westhaven Homes Subdivision, as shown on the plans noted in Whereas #3 above, subject to the following conditions: a. Before the issuance of any building permits: i. Submission for signing by the Chairperson of the Planning Board of an original and three dark lined prints of the approved final subdivision plat, revised to show approximate proposed easement locations, and labeling "Westhaven Road"as one word and not two wherever it is written, prior to filing with the Tompkins County Clerk Page 1 of 2 Office, and submission of a copy of the receipt of filing to the Town of Ithaca Planning Department, ii. Approval by the Town Board of the concept and location of any water and sewer lines, mains, and related infrastructure to be conveyed to the town, iii. Acceptance by the Town Board, and completion and dedication to the town, of any water or sanitary sewer lines and related infrastructure to be conveyed to the town, iv. Receipt of a Highway Work Permit for all work within the town right-of-way, v. Approval by the Town Board, full execution and filing of sanitary sewer and water easement(s) granted by EcoVillage to the Town of Ithaca for the maintenance and access to the water and sewer infrastructure along Westhaven Road; such easements shall be satisfactory to the Attorney for the Town and the Town of Ithaca Public Works Department, vi. Approval by the Town Board, full execution and filing of a water easement granted by Barbara Parker to the Town of Ithaca for the maintenance and access to the water infrastructure; such easement shall be satisfactory to the Attorney for the Town and the Town of Ithaca Public Works Department, vii. Approval by the Town Board, full execution and filing of a sewer easement granted by Jane Atkin to the Town of Ithaca for the maintenance and access to the sewer infrastructure; such easement shall be satisfactory to the Attorney for the Town and the Town of Ithaca Public Works Department, viii. Satisfaction of any other items that are listed in the Engineering Department memo written by David O'Shea and Daniel Thaete, dated 04/08/2022 that aren't specifically listed above and need to be met before the issuance of a building permit, and b. As deemed necessary by the Attorney for the Town to assure that each of the relevant lots has access to (i) every part of the shared driveways, and (ii) all stormwater, water, and sewer infrastructure serving the relevant lot, upon the initial conveyance of each lot, filing in the Tompkins County Clerk's Office of the necessary access and/or utility easements that have been approved by the Attorney for the Town; such filing shall be made at the time of the recording of the deed for the conveyed lot, and proof of such filing shall be submitted to the Planning Department within 5 days of the filing. Page 2 of 2 Town f Ithica Planning Department 215 Noah Tioga.Street fthaca,New York 14850 ( 7)27 -1747 AGRICULTURAL DATA SIWFEMEM 1rr accordance "th Section 283-a of the New"dock State Town Law,thy;Town of Ithaca %11 use the data ia this sLvxzientto assist in evaluatingdie impacts f proposed development projects on farm operations in Agricuftml DistricLi. Name of Applicant: 2. Project Name/Location: µ :!1 �11 Description of propose project. ` �:� ����s ����i, 4 I " e9a l 4. Tax Parcel N cr(s): Z 6 , Number of tat al acres involved with project: . 6s Number of total acres presently in T Parcel: ...�.. 7. How mach of thesi.t:c is currently f uc ? Acre_ Please identify cr is famiing the site. , � � � , Please indicate what your i hor are for use of the remainder of the property,,overw Five years: Tons; ............................ Twenty years; s 4 OQ-c `1 _ �a. � tace LrJaa k� . 10" Who will maintain the remainder of theproperty not being used for this development? o c _w...,_______-___�. . ... .. .. ' l i, Plus rrdic c'tatic�rrat czar for tq s�tn .... 12. Are there any drainage ways or underground file systems located on the site? No . Will this project alter existing drainage patterns? If yes,please describe 13. Is the parcel included in a farm plan prepared by the Tompkins County Soil and Water District of the USDA Soil Conservation Service? Are federally.funded cost sharing practices in place for theparcel? L/1 Name of program(s). 14. Is the parcel currently granted an agricntt -al tax exemption? Yes No Si tore of Applicant Date: FOR TOWN USE ONLY: NOTE:This form and a maps of the parcet(s)should be mailed to County Planning as p2rt of thr GM,w=d rt referraL ft shmM aft&be malted to property owners feet of the property bountlary along with the Notice of Public Hearing (Attach list of property owners within 504 feet). Nam of Staff P n- Date Referred to County Planning- (Orig.Date:4122/94,Rev. 1/97) r yLOCATION MAP Westhaven Homes Subdivision Mecklenburg & Westhaven Roads Planning Board, April 19, 2022 y t b i Area proposed for development (circled) l EcoVillage property outlined in red y e 0 250 500 1,000 Feet Dennis Foerster 165 Westhaven Road Ithaca, NY. 14850 (607) 272-8183 3/23/2022 Zoning and Planning Board, Town of Ithaca I am writing to express constructive questions and reservations about the proposed Ottoson housing development on the west side of Westhaven Road near Route 79, land to be purchased from Eco-Village. 1 . The plan disturbs the existing character of the neighborhood. The nearby houses on Westhaven Rd. have average frontages of over 200 feet, and over 300 feet if considered down to Hellen's Way. The Ottoson plan calls for frontage of only 100 feet, significantly less than half of what has become universal here. 2. The existing houses on Westhaven reflect established traditional design and construction; The proposed housing type, modeled on the "White Hawk" line, seems more appropriate to other, more casual settings. See images Google. 3. There is a legal issue to resolve. Can these proposed homes be offered for sale or rent while being limited to only to one ethnic type? 4. Is an MDR residential area really the best venue for maintaining a tight-knit, supportive Burmese community? The arrangements found in Eco Village may be more suited to this stated purpose. Could they be better accommodated somewhere there? Their stated interests in farming would be better served in a commune style living. 5. Is the sewer on the east side of Westhaven Rd. adequate for the increased flow if connected to the development? Has this flow been estimated? Keep in mind that the sewer runs through our back yards and close to our houses. 6. When establishing the proposed sewer connections across Westhaven, will the process create traffic chaos and for how long? Will the newly dug lines cut through established tree roots? Would private septic tanks be an adequate alternative (164 already uses one)? 7. Will there be controlled water drainage (that area tends to be wet) so that the eastern side of Westhaven will not experience rises in the water table or drainage ditch spillage from the western side of the street? Houses cover the soil that would otherwise adsorb water. The drainage ditch is just adequate for current conditions. 8. Have the people who are reported to have given verbal "tacit" approval to a sewer right-of-way been fully informed of the legal limitations that a right-of-way imposes on the use and eventual sale of their property? A more modest proposal with fewer houses that offer significantly more road frontage would help. Design and construction should reflect that of the surrounding homes. More planning particulars are needed. T ?� ® III/ G T.G. MILLER, P.C. ENGINEERS AND SURVEYORS 605 WEST STATE STREET, SUITE A ITHACA, NEW YORK 14850 ZONING: WWW.TGMILLERPC.COM 1. ZONE MDR - MEDIUM DENSITY RESIDENTIAL NOTES: 607-272-6477 2. MINIMUM LOT SIZE: a. REQUIRED 15,000SF 1.) THIS SURVEY IS SUBJECT TO ANY STATE OF FACTS AN b. PROPOSED 20,OOOSF ACCURATE UP TO DATE ABSTRACT OF TITLE MAY SHOW. TRUE NORTH 3. WIDTH IN FEET AT STREET LINE. 2.) CONTOUR INFORMATION SHOWN HEREON IS FROM THE • a. REQUIRED 60FT MINIMUM TOMPKINS COUNTY LIDAR DATABASE. b. PROPOSED 10OFT J.) IN ACCORDANCE WITH THE STATE POLLUTION DISCHARGE 4. MAXIMUM/MINIMUM BUILDING HEIGHT ELIMINATION SYSTEM (SPDES) PERMIT ASSOCIATED WITH THIS a. ALLOWED - 38FT (INTERIOR) 36FT (EXTERIOR)INO MINIMUM PROJECT, EACH LOT CAN ONLY BE IMPROVED WITH A TOTAL OF 5. MAXIMUM PERCENT LOT COVERAGE BY BUILDING ONE DWELLING UNIT WITH AN OVERALL SITE IMPERVIOUS a. COVERAGE NOT TO EXCEED 25X. SHOULD THE DEVELOPER 0 ALLOWED - 20% DECIDE TO EXCEED THESE PARAMETERS, A NEW SPDES PERMIT 6. YARD REGULATIONS WILL NEED TO BE DEVELOPED WHICH SHALL INCLUDE a. FRONT STORMWATER QUALITY AND QUANTITY CONTROL. 1. REQUIRED - 25FT MINIMUM15OFT MAXIMUM 0- ui z b. SIDE 1. REQUIRED - 15FT (EACH) c. REAR O 1. REQUIRED - 30FT z L n L- ry 0 TITLE INFORMATION z 0 PARCELS 1-8 0 7' V) ECOVILLAGE AT ITHACA INC. Q ]zLLIz P/0 DEED BOOK 758, PAGE 272 20' WIDE P/0 TAX MAP PARCEL No. 28-1-26.22 DENOTES CALCULATED POINT 7F TOWN WATER ECOVILLAGE AT ITHACA INC. (R.O.) PIO TAX MAP NO. 28-1-26.22 0 ---- ------- -------- SEMENT Lu ------ ------- --------- --- ---------- ------- -------- --------- ---- ---- ----- (D ------- 998 ------- < V) -- --------- 0 ------ --------- ------- Lj < -- -------- ------- ----------- -------- --------- 996 ---------- ------------ ------------ --------- ­­--- --------- �- ------- ---- ---- ------------- WIRE FENCE --------- ------ ------ --------- LL- ------- --------- ------ ------- 0 X x x ------ 994 ---- -------- z 1±--- ------------- -- ------ ------- PIN 25 N 0 1*48'31 W 800.00' TOTAL ---- -------- --------- -------- --------- ------- ---- ------ -ZONE �P8)------- ------- 0 FOUND PLANNED DEVELOPMENT ----------- - -------- --------- --------- //A I .......... --------- Ld -X X X ------X- -------- ----TALL-.-WIRE-FENCE------- 100.00, /7' .-00-------- 100.00, 100.00 100.00, ------ 100.0w 100.00. ........ ..... MEDIUM DENSITY RESIDENTIAL ZONE (MDR) 30.0 MIN ------- -------- --------- -------- --------- ------- ----- ------ - ---------- --- ---------- --------- ------- S. B.S. 87 17 cb b ----- ------- CABIN U) -F --------- ------- ca 990 V) --------- -1-- ------ ----------- m .5 ui ui V) ------ ------ Do ro C6 c6 C6 --PATIO,) ----------- ----------- vi 116 -j ------ ------ -j 1� I -­------- ------- G No o I ` / F.. I I I �. 988 --- ---- -------- Lc ui LOT 1 LOT 2 LOT­-3------- ------- 1p......... LOT 4 LOT 5 ------ ----------- /[AR, LOT 7 LOT 8 ECOVILLAGE AT ITHACA INC. (R.O.) PIO TAX MAP NO. 28 1-2-6-22 LOT 4�­ AREA=0.460 AREA;=V.460 AgEA=0.460 AREA=0.460 AREA=II1460--- -------- ---­AREA=0.460 AREA=0.460 ------ ----ARFA 0.460 Z SQ. ff.) SQ. Fr) (20,025 SQ. Fr.) - -5 -SQ. FT.) (20,025 SQ. Fr.) 0 cc - ----- (2-", 25--Sa.- (20,025 SQ. Fr.) (20,025 SQ. Fr.) 0,02 -------- U75 NET,- 7`0---ROAD RIW-- x ET TO ROAD R/W NET TO ROAD R/W I NET TO ROAD__" cc44 NET TO ROAD R u) NET TO ROAD -R/W--- ------- NET TO ROAD R/W NET TO--R0AD­-R1W- ------- ---------- ------------ wC'q ------------- to IcIl --- I— -N------ -j - ------------ ------- o - u� c� 984 ---- -------- LAj Lu ------ -------- 41 LAJ m m cu ___" -�a V� ------ V� -p-- --- -- ----------- cn 15.0 MIN �n a -------- p -------- ------ It ---- ---------- co ;a---- ---------- cz (0 (0 ------- C4 15.0 MIN v- lf� ------- ...... ----------- C4 ------ -------- 00 v- cp ------ --------- ---------- 982 --- ---- --"v- --- I US v- v- ------ ----­­­ I v- I v- v- z KOROMVOKIS, LYGERI 00 - -------- ------ -------- ---- --­­­ \ ­----� \ 00 x -- -------- KOOS RALPH 00 ------- lca­ ------ ------ -------- --------- -------- 11 ----------- I -- ------ ------ 10 ----------- ------- ---- CN -164 WESTHAVEN ROAD- I I --------- t 1 00 04 TAX -MAP--NO C4 ------ Lu 0 28-. 1­�6.23 ---- ---- 980 -------- ­­- 0 90 06 --------­ ­­­­­ j. P1 -- ­­- - • -- - - ------ ­S.0 O.S.0 O.S.8 cr. m -e-s-e B.S. ------ B.S.B. ------------ -- ---- ------ 978 ­­......... ---- ----------- ---------- -------- -------- -------- ------ PRI�SENT.CENTER PIN 25.0 MIN ------- V OF INTERS ON Warning --- ------ - ---------- -------- --UND ------ .. ............98 ---------- -------- .. .......... - --------- 976 ALTERATIONS TO THIS MAP NOT ------- 265.54' ALONG CENTERLINE CONFORMING TO SECTION 7209, 6 ------ SUBDIVISION 2, NEW YORK STATE pp TO CENTERLINE INTERSECTION EDUCATION LAW, ARE PROHIBITED )100 100.00' 100.00' 100.00' NYS ROUTE 79 --------- BY LAW. ALL CERTIFICATIONS 978 97, 100.00, T00.0ar- ----- 100.00" .00' ------- ------- PAVING -------- HEREON ARE VAUD FOR THIS MAP ---------- PRES. CENTER OF PAVI AND COPIES THEREOF ONLY IF ------- S 0 1.,Q'3 1" E 800.00' TOTAL ALONG CENTERLINE--"ROAD ---------- ca SAID MAP OR COPIES BEAR THE 6h 12 D./. WA TERMA IN -- --------- ----------- 972 ---- --------- ------- ------------ -- --------- IMPRESSION SEAL OF THE LICENSED ­3;� --- --- I - -w ' ' ------ -------- ---- ------ -------- LAND SURVEYOR WHOSE --------- xw� xw xw= xW qA ------- 7---w --------- ------ -------- ------ ---WEST HAVEW.- ROAD DARRIN A. BROCK, L.S. ------ (3 RODS - 49.5' WIDE ASSUMED)-', ------- ------ -- ------ ---------- ------- N.Y.S. LICENSE No. 050597 "DEED TO CENTERLINE ROAD, EXCEPT PARKER, BARBARA D U ------ ----AND RESERVE ALL EXISTING PUBLIC ----------------------- ------ ------ 177---WESTHAVEN ROAD -------- --- 9 ------ ­ ---------- ------- --w --- ­­­­­---------- ­­­­­­ --- ---- .... . ------- --- --------- - ----- ------------ --- HIGHWAY AND UTILITY RIGHTS OF VAY" 968 TAX MAP NO. 28.-2-42- .- I--- 70 ---------- ...... SIGNATURE --------------- -------- --------- LICENSED LAND SURVEYOR MERCHANT, MICHAE ------ ­- ----------------- DELUCA KRISTINE"- ------- -------�\ -------­--- ----------------- ATKIN, STEVEN- ............. 169 WESTHAVEN ROAD x A.TKIN­iJANE TAX MAPNO. 28.-2-10 -'WESTHAVEN--RUA J -181 D------ --- ---\- - l \ -- - ---- --------- ------- TAX MAP NO. 28.-2-13 ----------- - ------- -----­­- -------- DRISCOLL, JA 96 --- ---------- KOSZALKA, SCOTT A� COBEY E MES 4 j�5 WESTHAVEN RIA�D RISCOLL-REBECCA .......... --MASTROGIOVANNI ELLEN , VIRGINIA --­------- ---- --- -------D IEN ROAD xs TAX MAP NO. 2"-9--- 173 WESTHAVEN 185-,WESTHAVEN ROAD TAX MAP NO. 28.-2-11 -2-1 ---------- xs ------------ ------ TAX 4A 28. --------------------- ­-------- --------- ....I (A ­------- -- ------ xS ------ ---------- -------- --------- - -------- ---------- --------- xS -- -------- ------- 's ­ xs -DSX_-DSX------ ------ 0Sx x xso-------- 0sx- 0SxPVCDSX 0S DS ­­ -------- -DSX -DSX ---------- -------- 8" 960 ----------- ------------- ---- --------- ----------- - -------- RANICH FAMILY LTD PART ERSHIP ------- ­NBURG RPE z MECKLE D -------- ------- TAX--UAP--NO-. 28,-�72-6.302 ---- -- ------- ------- ... owlillffil ------- ---------- ---- ---- ------------- N ----------- .................. ----------- A. ------ zl­ -------- -------- ------- ------- ------- ----------- ---------- ---------- LAND DATA GRAPHIC SCALE GAYDOSH, CHERYL DATE: JOB No. 1295 MECKLENBURG ROAD TAX MAP NO. 28.-2-2 2/1/2022 0 40 80 120 SCALE: E21 -31 + Ui 1 =40' DRAWN BY: SHEET DAB CHECKED: 1 OF 1 DLD "", "If 11 ,//, 11 IV I 11-1 ;,/' FlIffiRf"l,1; I— Ill," /j,­ 1� 11 , ,F� ,q " a // "I ,�, " ,/�/ �...V// 1/11 / // , "t " /gm /�, / . , I 0 a ,,ams,, , 'a " : kl� �� ,x , j/ p pp/ ��,�� I I I&I I �11 /""" I I I ­ lll'�.... 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", "" I 11 � I / - / ,� /v A 7 , (- "I'll""�,�'ll", "I'll, I M/ , 1, /// /A -, -1 " 11 3 % 11 ��lzl: 6&- , 11 I . '900/04 I I :,��I'sl_ 11 I Al El "'.6. AF . - _ FI 'z ' T G MILL ENGINEERS AND SURVEYORS m _. ~ 605 WEST STATE STREET, SUITE A ITHACA, NEW YORK 14850 z TITLE INFORMATION _...... _.. ... _ .. _ WWW.TGMILLERPC.COM V) PARCEL.S.._1 _8._ _.. ..... _ _.__ _..._. _.. ._. __._.. _. _ _ _ __... _ _._. _._. , / 607-272-6477 bi `� o -EC-OVILLAGE. AT ITHACA INC. _ _._ _ ._. _ P/O DEED BOOK 758, PAGE 272 P/0 TAX_MAP PARCEL..No ._..28-1 -26.22 _. .~. _~~~~~ __.. _ _ LIJ Li _. _. LIJ I ~~~ / � Z ._ _. .. .. ...... I ~ !n Li ILL METER PIT ASSEMBLY, 130LFt 1.5" PE 225LFf 1 .5" PE - - — -- ---- — TYP. OF 4 WATER LATERAL FWATER LATERAL - _~ PLANNED DEVELOPMENT ZONE (P8) _ - W — - MEDIUM _.. .. NSITY RESIDENTIAL ZONE (MDR _... I 5LFf 1 " COPPER ._~.~ __ . _.._ . ._._ _.. ~ ~ WATER~..SERVICE � W W W W W W W W _ W _ _ _ W o) m co _. _... _ ao .._- oo w ._ ao _ ..__ . _ .. W __ w .. w Ln + _. _. . _ _ cn cn to ED ED to Lij co 0o 0o co m _ - co co W Y in in in in ~' in in in _. _... / p m _. ao ao ao ao vo 0o ao __. - "oo - / ' I _._ Ld +� LOT 1 ( LOT 2LOT-3 _ z LOT~3 - . _.__ . _.1. .~ ~ LOT 4 LOT 5 LOT 6 _._. ,�"_ LOT 7 ( LOT 8 _ �. __ AREA=0.460 AREA=0.480 AREA=0.460 AREA=0.460 AREA=0..46D.. . _...... __. . __.. AREA=0.460 AREA=0.460 -- AREA=0.460 a_ (20,025 SQ: .FT.)""". __ . _ (20,025 SQ. FT.) _ ~.~"(20,025 SQ. FT.) (20,025 SQ. FT.) (200 SQ. FT.) (20,025 SQ. FT.) (2Q.,025-^SQ: "RT.)_ - 20,025 SQ. FT. ~ 20LF 1 COPPER ( ) _._ ECOVILLAGE AT- ITHACA INC `, � z � KOROMVOKIS, LYGERI / ET TO ROAD R/W NET TO ROAD R/W NET TO ROAD R/W NET-TO ROAD R/W- NET To ROAD R/W _.NET TO ROAD. R/W NET TO ROAD R W NET TO. ROAD. R .W - _.. _ _ -- _. , f O WATER/SERVICE — / / MECKLENBURG ROAD Q KOOS RALPH ~� _ . ... _ .._ _ _.. _ _ - ~ TAX MAP NO 28 -1 -26 22 �i v U' 1~64 ,WESTHAVEN ROAD _ 3 _... _ _ _ _ _ _ _ __.. ZN U) PROPOSED 20x25 - - t AX MAP NQ 28.-...1 -26 23 - _. x _ .. _ _... _._ _ . PERMANENT ..EASEMENT. HYDRANT ASSEMBLY. _. _.. _ ._ _ _._._ _.. 4 Y lil .TO BE GRANTED BY _ - _ _ . _. _._ _ _ _ _. I (L O ECOVILLAGE TO THE _ . _ - __ ITARY CLEANOUT �... 625LF 8" SDR35 W ( - _.. _ .. ._ ao I I TOWN OF .ITHACA -FOR•°cn° WATER SERVICE W _~. / _ Ld _ WATER SYSTEMS. CURB BOX, TYP. _..._. - _..~ WITH 1OLF 4" PVC SEWER _ ___ ,105LF± 1.5" PE �t �Co SDR35 PVC _.. __ .w _ ._ _ _._ _ _. _._ 105LFf 1.5" PE _ .... _... oo WATER LATERAL I co I LATERALS, TYP. in in in in Fo WATER LATERAL in in w . - _. ao.._._ bo _ 1 O Z -- -- -- \ _.. _ .., �-eye-.--."" -- -- -- __ _.. _ _= - -- -- -- -- - -- -- -- -- - -- -- -- - -- -- �"""" W ._ VIA-- Q —� 20 wloE a S2� So Sa S Sa Sa S —a-Sa .. _ Sa S —Sa SaS Sa Sa S Sa TOWN WATER 3 V N 1� cn MAIN EASEMENT x _.,_.__ _ ..,_ ____ � __ _,_.,_. _..__. ,_._ . — n _ ... _. PRES. CENTER OF PAVING777 77 `,`"'� 72" D.I. WA TERMAIN _.__. r -- -- - - ~ ---� -- -� - xw -xw x7N- -- x - x -- --xw-- -x -x w ' —xtlV— � z4� xw x �� -x xw QI � � DIP CL 52 Q RROPOSED 780' LONG Li BY 2.4:�/5' ryry4. _. WATER MAIN __. __ PROPOSED 20'~...WIDE _ - �05LF 8" SDR35 0 40 SANITARY r _ ... . _ _. .. _.. _ WIDE PERMANENT EASEMENT ..TO BE _ PERMANENT EASEMENT PVC SEWER _._~. _ _ ~~~~ EWER MANHOLE, — I I W PROPOSED 20 WIDE x _----." TYP. _. I _... T0. BE GRANTED BY f _ -GRANTED BY ECOVILLAGE TO THE -_---- ^ _. _ TOWN OF ITHACA FOR SANITARY I _ .. ""." PERMANENT EASEMENT TO. ..._ JANE ATK1N TO THE I I z SEWER AND WATER SYSTEMS _.- /C)" _ry BE GRANTED BY -BARBARA I TOWN OF ITHACA 'FOR __.o. , _. _ - ... I.� _ __ O n. . f" PARKER TO THE TOWN OF SANITARY SEWER MAIN, ry Q FOR WATER SERVICE o .. _. .. € ` ' COBS R VIRG.INIA .,E"" / CONNECT TO EXISTING _ _ _ _ . I _ X 165 W STHAVEN ROAD ,\ r MERCHANT, MICH'AEL """ l MAIN WITH. 12"x.12»x6» TEE, ___ o , I a TAX MA N0. 28—..2-9 €4 DELUCA KRISTINE .... __, ___ _ r,..,.,.., r _ I 6" GATE VALVE, ANb ATK I N;_JAN E - / Q 169 WESTHAVEN ROAD / / ~, _ ' R PAIR UPLINA ' ~1 1... WESTHAVEN -ROAD`- TAX E CO G I�PP_ NO: 8.-2-10I g TAT MAP N0. 28.-2-13 a . . __ , ___ - .. _ DRISCOLL, JAM.ES , _.. _ , ,, 1 l ~..~ "." ,~ __ � _.- PARKER, BARBARA 0„"" _ __ / o KOSZALKA, SCOTT A _. m DRtSCO1 L REBECCA 1 ) _ .~~ _ / fl a xsa ",_~. __,_. / N , MASTROGIOVANNI ELL N M xs - $._ ..,.,, X ~_. _' 173 WESTHAVEN R9D o w ,,""'- 177 WESTHAVEN ROAD _.. TAX MAP N0. 28.".,r2-11 xsa -_ .. - ," -''' _ I " TAX MAP NO. 28.-2-12 x _. ,... _.. f _ _ W�ESTHA / _ m ."", x ,,""."", - _,~~~ _ CONNECT TO.-EX , n~ " TAX MAP NO. 28.ROAD1 0 "���~ I xsa _ ... REMOVE AND REPLACE FLOW `F d ." N _ ...xsa ._ BENCH ~~~~. _ xsa -_. I""" I l � ~ xsa _ _, xsa I Q xSO xSa -zsa xsa _ . xsa w,xsa xSa 8 PVC x xsa 'xSa T xsa xsa xSa Z t. RANICH FAMILY L D _ __ __. __ _PARTNERSH Fs _ Z MECKLENBURG ROAD _ ~ _. �'" x -, o w W W ry" TAX MAP NO. 28.-2-6.30 (n o . .y 04 !t N O} LIJ VI Z LD ai B.S. . " BUILDING .SETBACK......... _ _. _ _ _ _ _....,_ _., _, __. CHERYL o .. 29�AYDOSH� MECKLENBURG ROA.P x N �Sa Sa PROPOSED SANITARY SEWER I _~ ~~~~ �`` ". .� _ r --_. - TAX MAP N .- - � 2 28 _ —..._ W W PROPOSED WATER SERVICE _ LIJ PR6POSE0-,.SANITARY MANHOLE - -- - r _ _~ PROPOSED SANITARY CLEANOUT oSEAL _._.". m PROPOSEDc WATER CURB Box,,"""" f _ ,rA ," - _~ SHEET TITLE o__ _ Q PROPOSED METER PIT ASSEMBLY F,, r / w r SCHEMATIC F "`" EXISTING SANITARY`SEWER r a � xsa xsa ., ., �'' _ _ F ~4 + � �: r � �, r ~~ FF� i �` _.__ � w� � , ' _ ~ I � f,, SITE UTILITY E xw _ xW EXIS IPLAN NG.. WATER MAIN _ _ _. ti. 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DEPARTMENT OF PLANNING 215 N.Tioga St 14850 607,273.1747 PLANNING DEPARTMENT MEMORANDUM TO: Planning Board Members FROM: Christine Balestra, Planner DATE: ApriI8, 2022 RE: Consideration of Preliminary& Final Site Plan Approval —Ridgecrest Road Water Improvements Project Booster Station Please find materials related to the consideration of Preliminary& Final Site Plan approval for the proposed Town of Ithaca Ridgecrest Road Water Improvement— Booster Station project located at 172 Ridgecrest Road,Town of Ithaca Tax Parcel No. 45.4-2.1, Medium Density Residential Zone. The proposal involves installing a 195+/- square foot precast concrete structure adjacent to the existing water tank. All details related to this project are explained in the attached Engineer's Report, which states that the Town of Ithaca will be installing new water main and infrastructure along Ridgecrest Road for the purpose of providing adequate water service and pressure to town residents. The Town Board approved the overall project in February of this year. The Planning Board is conducting a site plan review for the proposed concrete structure per Town Code site plan modification criteria related to aesthetics. That said, site plan approval for the booster station is exempt from environmental review because it complies with the "Type 11" criteria listed in the State Environmental Quality Review Act (SEQR), section 617.5(c)(9), as the action constitutes the "construction or expansion of a primary or accessory/appurtenant, non-residential structure or facility involving less than 4,000 square feet of gross floor area and not involving a change in zoning or a use variance and consistent with local land use controls, but not radio communication or microwave transmission facilities." Therefore, the attachments do not include an environmental assessment. Along with the attached application materials is a draft resolution for the board to consider. Please call meat 273-1747 or email meat cbalestra Ptownjthac�n .us if you have any questions prior to the meeting, Att. RECEIVED ENGINEER'S REPORT A R 11, I' Ili OF ITHACA fo r PLANNING 2022 RJDGECREST ROAD WATER IMPROVEMENTS PROJECT BOOSTER STATION SITE PLAN REVIEW FROM: Daniel Thaete, PE...Director of Engineering TO: Planning Board DATE: 3/18/2022 RE: 2022 Ridgecrest Road Water Improvements Project Booster Station Site Plan Review Back round. In February 2017, the Town of Ithaca Town Board Amended Chapter 270 (Zoning), exempting Town of Ithaca owned water infrastructure projects from height, setback, buffer, and lot coverage requirements. However, the Board agreed to maintain site plan (Planning Board) approval requirements in order to maintain a public participation process. (Refer to Attached Resolution 2017-021) The installation of a precast structure associated with the overall 2022 Ridgecrest Road Water Improvements Project had facilitated the need for site plan review of this structure. We have maintained all applicable building height, setback, and buffer requirements, even though we are not obligated per the updated Zoning laws. It is our interest to provide vital services to customers within the town with as minimal impacts as possible. We feet our solution outlined below meets this endeavor. Pr�Qiecv The To of Ithaca is conducting the 2022 Ridgecrest Road Water Improvements Project which will consist of the installation of approximately 1950 linear feet of 12-inch ductile iron water main, approximately 540 linear feet of 8-inch ductile iron water main, and the installation of a booster pump station. The booster pump station will increase pressure in the existing 8-inch main providing adequate pressure to all customers on Ridgecrest Road. The booster pump station will also increase the available tank capacity by allowing the to levels to be fluctuated further without loss of pressure to the surrounding customers. The booster station will be installed at the existing Ridgecrest Tank site located at 172 Ridgecrest Road. Access to the site is via an existing easement along the 166 Ridgecrest Rd parcel. Currently, there is a 500,000-gallon water tank, underground utility vault, fiberglass enclosure, and ancillary utility appurtenances. A portion of the tank site is surrounded by an 8-foot-high chain link fence for security. The booster pump station will be installed within the fenced area and will Page I of 2 be a 15-foot-wide x 13-foot-deep x 9.5-foot-tall insulated sandwich precast concrete building as shown on the attached site plan. The external finish will be a White-washed ']'erracotta exposed aggregate with a precast concrete one-way roof slab. Fenestration will be kept to a minirnurn. It is anticipated there will be two small openings at the eave to facilitate cross-ventilation. Supplemental heating will be provided to maintain a non-freeze atmosphere. A backup generator will be installed to provide vital access to potable water during an emergency. The ground-mounted generator will be equipped with a sound attenuating enclosure to minimize noise impacts to the surrounding neighbors. Page 2 of 2 PROPOSED RESOLUTION: Preliminary and Final Site Plan Approval Ridgecrest Rd Water Improvements- Booster Station Tax Parcel No. 45.4-2.1 172 Ridgecrest Road Town of Ithaca Planning Board, April 19, 2022 WHEREAS: I, This action is the consideration of Preliminary and Final Site Plan Approval for the proposed Town of Ithaca Ridgecrest Road Water Improvement Booster Station project located at 172 Ridgecrest Road, Town of Ithaca Tax Parcel No. 45.-1-11, Medium Density Residential Zone. The proposal involves installing a 195+/- square foot precast concrete structure adjacent to the existing water tank. Town of Ithaca, Owner/Applicant; Daniel Thaete, PE, Director of Engineering, Agent, 2. This is a Type 11 Action, pursuant to 6 NYC RR Section 617.5(c)(9) oft e regulations of the New York State Department of Environmental Conservation promulgated pursuant to the State Environmental Quality Review Act, because the action constitutes the "construction or expansion of a primary or accessory/appurtenant, non-residential structure or facility involving less than 4,000 square feet of gross floor area and not involving a change in zoning or a use variance and consistent with local land use controls, but not radio communication or microwave transmission facilities."Thus, approval of the site plan is not subject to review Linder SEQR, and 3. The Planning Board, at a Public Hearing held on April 19, 2022, has reviewed and accepted as adequate an Engineers Report, prepared by Daniel Thaete, PE- Director of Engineering, dated 3/18/2022, along with a drawing (Sheet G 100) titled "Town of Ithaca, Ridgecrest Road Water Improvements Project, Ridgecrest Proposed Tank Site Plan," prepared by the Town of Ithaca Engineering Department, dated 3/17/2022; and other application materials; NOW THEREFORE BE IT RESOLVED: I, That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Site Plan Approval, as shown on the Preliminary and Final Site Plan Checklists, having determined from the materials presented that such waiver will result in a significant alteration of neither the purpose of site plan control nor the policies enunciated or implied by the Town Board; and 2. That the Town of Ithaca Planning Board hereby grants Preliminary & Final Site Plan Approval for the proposed booster station located at 172 Ridgecrest Road, Town of Ithaca Tax Parcel No. 45.-1-2.1, as described in Whereas # 3 above. IPage V of 1 MEETING OF THE ITHACA TOWN BOARD Monday, February 13, 2017 TB Resolution 2017- 270 Enti Water Infrastructure from is Whereas, providing municipal water service is a vital part of the Town's function, and insuring quality and reliable water service and infrastructure is essential for the community's quality of life and wellbeing, and Whereas, the Town has a large amount of existing Town-owned water infrastructure in place, and the ]'owns options as to the locations and heights of new or modified Town-owned water infrastructure are significantly constrained because of the interconnections between, and interdependence of, the various water system components, and Whereas, current Town Code zoning requirements are silent as to whether they apply to Town-owned water infrastructure, which has resulted in the requirement for certain components of the water infrastructure (such as water tank installations and replacements)to obtain height variances from the Zoning Board of Appeals, and Whereas, discussions concerning the possibility of exempting Town-owned utility infrastructure (specifically water tanks) from certain approval processes were discussed by the Planning Committee at meetings on April 15, 2015 and May 21, 2015, and the conclusion by the Committee was to recommend changing the Town Code to eliminate the need for height variances frorn the Zoning Board of Appeals, while maintaining site plan (Planning Board) approval requirements in order to maintain a public participation process, and Whereas, the current proposal also includes exempting Town-owned water infrastructure from height, setback, buffer, and lot coverage requirements to include, but not be limited to, water tanks, pump stations, pressure relief valves, and associated structures and appurtenances, and Whereas, at its meeting on January 23, 2017, the Town Board of the Town of Ithaca discussed a proposal for exempting Town-owned water infrastructure pro.jects from certain Town Code provisions and subsequently a local law regarding said proposal was scheduled for a public hearing to be held by the Town Board on February 13, 2017 at 5:30 p.m. to hear all interested parties on the proposed local law entitled "A Local Law Amending Town of Ithaca Code, Chapter 270 Entitled 117,oning", Exempting Town of Ithaca-Owned Water Infrastructure from Height, Setback, Buffer and Lot Coverage Requirements", and Whereas, notice of said public hearing was duly advertised in the Ithaca Journal, and Whereas, said public hearing was duly held on said date and time at the ]'own Fla]] of the Town of Ithaca and all parties in attendance were permitted an opportunity to speak on behalf of 1 or in opposition to said proposed local law, or any part thereof, and Whereas, pursuant to the New York State Environmental Quality Review Act ("SEQRA'*) and its implementing regulations at 6 NYCRR Part 617, adoption of said local law is an Unlisted Action for which the Town Board of the Town of Ithaca, acting as lead agency in an environmental review with respect to adoption of this local law, has, on February 13, 2017, made a negative determination of environmental 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 of the Town of Ithaca hereby adopts Local Law XX of 2017 entitled "Local Law Amending Town of Ithaca Code, Chapter 270 Entitled "Zoning", Exempting Town of Ithaca-Owned Water Infrastructure from Height, Setback, Buffer and Lot Coverage Requirements,and it is further Resolved, that the Town Clerk is hereby authorized and directed to file said local law with the Secretary of State as required by law. Moved: Rod Howe Seconded: Eric Levine Vote: Ayes Howe, Levine, Goodman, Hunter, Leary and Bleiwas Nays ePaolo 2 MINA 2 Cc e r � 4) m Lb dw so , r w � o f gal j( JI �% r® • w f( .r Is - --- --- --- OF /y C) (Tylp.) 166RIDGEC)TEST)TD BRUSH LINE WMAP.45-1-21.2 /v/F BROCKWA Y,MARK �V; EXISTING 12 WA TER MAIN vv N EXISTINGELECTRICAL %1 C,� SER VICE TO BE REMO VED 'A A 1, 1 EXISTING UNDERGROUND UTILITY A�,I �yjll -0—1�,l I,"�,,�",I I I 1 1,,,,,,1,3 VA UL TA NO A 80 VE GROUND --—————— FIBERGLASS ENCLOSURE Al vv V� w G mam" 4 11 G-G j') G 3 6 G u PL TL---------/,--- PL c 14 NY, p L vv /0 PL PL v 7 "77- 1 ,,�-_ -E- E-E 4 4XMAP."45. IV- V',N)", NIF I VV 1'e JOSHUA "Uy \4 N-w-w-w-w-w-w w-w-w w-w-w-w-w-w-w-w-w-w-w- SURVEYED BY: G. "N;/ S. HARRIS 0, ILI. *-,\4 PL PL PL PL DESIGNED BY: EXISTIN68-FOOTHIGH CHA IN-L INK FENCE J. IVICNEAL [PROPOSED 8 DRAWN BY: ON s PROPOSED GASSER VICE a. EXISTING WA TER'-,, J .IVICNEAL z, PROPOSED EL ECTRICA L CHECKED BY: Y, TA NK '51 FF.-141761 ik D.THAETE jf j 10 172RIDGECRE5TRD TAXMAP45_1-2.1 o, NIF V., a:j TO WN OF THA CA ?aZ� 1444v555x Al V, 172RIDGECRESTRD TAXMAP.45.-l-22 PROP05ED 13 X15)(9.5' NIF GERHART THOMAS PRECA5TBUILDING FF.-1417.5' PROP05ED BA CKUP GENERA TOR FF-1419.0' Al PROPOSED uj 0. Z TO WN OF THA CA PL- CL < PL PL —j rm PL < CL PL PL UNDA R Y TYP.) TOWNOFDANBY PL p A PPROXIMA TE P)?OPER TY B PL L U z Lu W, uj PROPOSED TANK SITE PLAN > z 0 <i/r/A ol 20' 40' 60' 80' 1 M ui 01 SCALE: 1"=20' LL -r U.J F— 0 ry, r) < Lu 0 w u U-11 un uj 0 �fjgg u Lu 0 NIF RT ry, REVISIONS liz im ONE, DATE: SAMPLE PHOTO PRECAST BUILDING 3 17/2022 SCALE HORIZONTAL: VARIES SCALE VERTICAL: N/A SHEET: OVERALL SITE PLAN -G r119 w's./m/m./cr 111111111IRrIl ol G 100 50' 100, 150' 200' SCALE: 1"=50' TOWN OF IT HACA aN NEW YRK DEPARTMENT OF PLANNING 215 N. Tioga St 14850 607.273.1747 www.town.,i h ra.,_n.v,us PLANNING DEPARTMENT MEMORANDUM TO: Planning Board Members FROM: Christine Balestra, Planner DATE: April 11, 2022 RE: Proposed Strawberry Hill Residential Development—Sketch Plan Enclosed please find materials related to a sketch plan review for the proposed Strawberry Hill Residential Development, located at the end of Harwick Road and Strawberry Hill Circle, Town of Ithaca Tax Parcel No.'s 60.1-1-46.22 (Multiple Residence Zone) and 60.-1-34.2 (Medium Density Residential Zone). The project involves the construction of a clustered, single-family residential subdivision, consisting of 52 lots, along with open space, new roads, utilities, and stormwater infrastructure. The project is scheduled for a sketch plan review at the April 19, 2022, Planning Board meeting. The proposed use is permitted with subdivision approval by the Planning Board (clustered subdivisions have site plan elements to them, but they are not considered site plan approvals). There are no official Planning Board approvals associated with this stage of project review. The purpose of the sketch plan review is for the Board to ask questions and to communicate suggestions and/or concerns to the applicant regarding the project. The environmental analysis (SEAR) and consideration of preliminary approval will occur at the next stage of project review. Based on an initial review of the application and a site visit, staff offers the following discussion items for consideration. Please note that some of the issues noted below could result in a re-design of the project layout before the next stage of review: Site History • 1973— Eastern portion of the site was re-zoned to Multiple Residence (MR) because it was planned to be the location of Phase three of the Eastwood Commons project, which would have included 72 units in 18 four-unit buildings, like those that exist east of the site. Phase three would have created a loop road out of Strawberry Hill Circle, rather than the disconnected road stub-endings that currently exist. • 1978 -Town of Ithaca Planning Board granted preliminary approval for a six-lot subdivision on the MDR (western) portion of the site, with a street connection to Eastwood Avenue in the City of Ithaca. Final subdivision was never submitted or approved (City of Ithaca Board of Public Works denied the developer's request for connection to city water service because project did not meet the city subdivision standards at the time). • 1987 - Development plan for Eastwood Commons Phase three was revised to include 72 units in 14 buildings. Only 10 of the originally planned units, in two buildings at the far southeastern portion of the larger Eastwood Commons site, were built. • 2012-2015—Town of Ithaca Planning Board reviewed and granted final approval for the Ithaca Neighborhood Housing Services "Greenways" residential development project—a 46-unit clustered subdivision consisting of 14 two-story townhouses (10 with three units each, four with four units each). The project was to be owner-occupied with a condominium form of ownership and include a loop road that would connect the Strawberry Hill Circle road stubs. The major difference between the previous projects and the current one is that the current project involves single-family home development rather than townhouse/apartment building development. Existing Site Conditions The existing project site consists of two undeveloped lots, each with a different zoning designation. The properties are bordered on the north by a stream that is regulated by the Town Stream Setback Law (more information about that below); and on the east, south, and west by established residential development. The western lot contains early successional woodlands with primarily deciduous trees. This lot has no frontage onto any public right-of-way in the town. There is a narrow strip that touches the road stub- end of Eastwood Drive in the City of Ithaca, which includes driveways that access two houses that front on the strip. The strip was allegedly once intended for a future extension of Eastwood Drive. The eastern lot is mostly cleared, with scattered young trees at the north end. This lot has frontage on Harwick Road and Strawberry Hill Circle in the Town of Ithaca. A wide dirt/gravel trail bisects the property and connects the two existing Strawberry Hill Circle road stub-ends. Zoning/Town Code The Town Code's clustered subdivision regulations requires applicants to submit a "conventional" subdivision plat that shows the number of lots that could be potentially created if the project were to encompass the entire parcel proposed for development. The applicant has submitted a conventional subdivision plat that shows seven lots on the MDR-portion of the project site. This would equate to 14 dwelling units, if each lot contains a single-family home with an accessory dwelling unit (accessory apartment, or "ADU"). The clustered subdivision regulations allow an applicant to "cluster," or condense,the maximum allowed number of dwelling units into lots onto a smaller part of the site, leaving more room for open space and protection. For the MDR-zoned part of the property, the applicant is proposing 13 lots, each containing a single-family home with no ADUs (they are only permitted 14 units, so one home could potentially contain an ADU). For the MR-zoned part of the project, the applicant could theoretically be permitted up to 69 units - Town Code §270-104 allows a minimum 3,500 square feet of gross lot area for each dwelling unit. The MR Zone allows apartment buildings as well as single-family homes, so the applicant is showing apartment buildings on the conventional plat. The conventional plat shows 64 units in five buildings, whereas the clustered proposal is for 39 single-family homes with no ADUs. 2 The town's clustered subdivision regulations also require a 10% open space set aside for the purpose of land preservation. The proposed plan includes a 31% open space set aside (10 acres x 43,560s.f. _ 435,600s.f.; 138,000s.f. set aside/435,600s.f. = 31.6% ) SEAR Process This project is classified as a Type I action, pursuant to the Town of Ithaca Environmental Review Law, Chapter 148-Environmental Quality Review, because it involves the construction of more than thirty new residential units that will be connected to community or publicly owned utilities (§148-5.B(2). This will require the completion of a Full Environmental Assessment Form and notification to involved and interested agencies. Among the attachments is a draft resolution declaring the Planning Board as the lead agency in the environmental review of this project. Environmental Conditions For this project, there is a stream that is regulated by the town's Stream Setback Law (Town Code §270-219.5), located along the northern property boundary of both project parcels. The stream has an upstream drainage area of 175 or more acres, so it requires a 50-foot setback, measured at the bankfull flow mark (top of bank). The Stream Setback Law requires applicants to indicate the stream and its setback on all proposed plans. The applicant has not shown this stream or its setbacks on any plans, so all drawings should be revised to (1) show the stream and its setback in accordance with the Town Code provisions, and (2) eliminate all proposed site disturbance and development within the stream setback. The former Greenways project identified a small (0.08+/- acre) streamside wetland located on the site that is regulated by the Army Corps of Engineers. Mitigation of the wetland was not required at the time because the wetland was smaller than 0.1 acre in size (materials related to the wetland are attached). However, the Army Corps still required a permit for its alteration. The presence of this wetland and its permitting should be reevaluated with the current proposal, as it may result in an increase in the stream setback requirement in the immediate vicinity of the stream, pursuant to the Stream Setback Law. The applicant should identify the wetland on the conventional and proposed plats and be prepared to potentially increase the required setback from the stream. All environmental characteristics and potential impacts related to the project will be explored and analyzed as part of the preliminary site plan/environmental review stage of the project. Traffic/Site Circulation Like the former Greenways project, it is anticipated that this project will require a traffic analysis. The Greenways project involved fewer units and townhouse development, which typically generates less vehicle traffic than single household development. According to the ITE Trip Generation Manual (7th edition), a townhouse development will generate an average of 5.86 vehicle trips per unit on weekdays (±269 trips/46 units). By comparison, a detached single-family house will generate an average of 9.57 trips on weekdays. The next stage of project review should include an analysis of existing and proposed traffic conditions and potential impacts of the project on the surrounding road system. In terms of site circulation, the Town Codes Department has reviewed the proposed site layout and determined that the project requires a second means of egress/access to comply with New York State (NYS) Building Code and Fire Code regulations. The applicant is aware of this but will need to show 3 the second means of access on the plans. Additionally, the applicant should revise the plans to show a fire truck turnaround that complies with NYS Code. Finally, the town's regulations require the installation of sidewalks throughout the subdivision. All plans for the next stage or review should show these items, and the applicant should work with the Codes Department to comply with the items related to NYS Code. SWPPP, Utilities and Infrastructure The project will require completion of a Full Stormwater Pollution Prevention Plan (SWPPP) and compliance with NYSDEC SPDES permitting.The Town Engineering Department has reviewed the sketch materials and provided the attached memo, dated April 11, 2022, regarding the project. The Department has identified several issues that will need to be addressed before the project comes back to the Planning Board for the next stage of review. The items that could most affect the layout and design of the project include interconnecting roads/providing for complete streets with sidewalks, looping proposed water infrastructure, and addressing drainage concerns and impacts on adjacent property owners. The attachments also include a letter from the Southern Cayuga Lake Intermunicipal Water Commission (Bolton Point Water System), dated April 11, 2022, indicating their concern about potential impacts on the commission's water transmission main that crosses both properties associated with the project. All details related to stormwater, utilities, and infrastructure will be explored and analyzed as part of the next stage of project review. Landscaping, Lighting, Energy, etc. Clustered subdivision proposals generally contain details related to lighting, landscaping, and exterior design and elevation drawings for any proposed buildings and structure. The applicant should submit these drawings and details as part of the next stage of project review. Finally, the environmental review and preliminary subdivision materials should discuss how the project will be designed to meet the newly adopted Town Energy Code Supplement. Please contact me by email at cbalestra@town.ithaca.ny.us or by phone at (607) 273-1747 if you have any questions. Att. cc: Patrick Braga,Visum Development Group, LLC James Gensel, Fagan Engineers&Surveyors, LP 4 TOWN OF ITHACA NE W Y 0 R K DEPARTMENT OF ENGINEERING Stormwater,Sanitary Sewer,Potable Water,Roads,Parks,and Trails 114 Seven Mile Drive, Ithaca, N.Y. 14850 ENGI N EERING@TOWN.ITHACA.NY.US PHONE:607.273.1656 FAX: 607.272.6076 www.town.ithaca.ny.us ENGINEERING MEMORANDUM FROM: David O'Shea, Senior Civil Engineer Daniel Thaete, P.E., Director of Engineering Joe Slater, Director of Public Works TO: Visum Development CC: Town of Ithaca Planning Board DATE: April 11, 2022 RE: Strawberry Hill We have reviewed the "Strawberry Hill Development Review Application" materials composed of a project narrative, dated April 4th, 2022, and plan set dated February 2, 2022. We offer the following comments: General: • Please identify all infrastructure that you intend to dedicate to the Town of Ithaca. Additional information may be required depending on what is proposed to be dedicated. • Roads should be interconnected and turn around areas minimized. • Additional information should be provided on the pedestrian, bicycle, and vehicular traffic interactions and applicability of "complete streets". Potable Water: • The proposed infrastructure should be looped for fire protection, water quality, and serviceability. Sanitary Sewer: • All sanitary sewer from the Town of Ithaca should pass through an existing town/city meter location to the sewer interceptor line. • Sanitary sewer constraints within the existing town system are being reviewed for available serviceability in this area. TOWN OF ITHACA NE W Y 0 R K DEPARTMENT OF ENGINEERING Stormwater,Sanitary Sewer,Potable Water,Roads,Parks,and Trails 114 Seven Mile Drive, Ithaca, N.Y. 14850 ENGI N EERING@TOWN.ITHACA.NY.US PHONE:607.273.1656 FAX: 607.272.6076 www.town.ithaca.ny.us SWPPP • The applicant must meet the required stormwater/green infrastructure standards as outlined within the New York State Stormwater Design Manual Dated January, 2015. Upon acceptance by the Town, the applicant will be required to submit a Notice of Intent (NOI), in order to obtain an approved State Pollution Discharge Elimination System (SPDES) Permit prior to commencement of earthwork activities. • The Town of Ithaca will not take ownership or maintenance responsibilities of SWM post practices. • Drainage patterns and grading impacts to adjacent property owners are of concern. We will want to review these items in detail with the applicant. W �wiSl�rrSDolrQD6�rK�9�dN���i� w u mAL.ff re. ro �x w �r ��M �� `w•^w�t��aw��ry Ot�YI�EI"�t * � .�.� w�.. ..... .l»a �,.�ILA OFCr�Yuc��w HEIGHTS LNkCwI �� 1402 EAST SHORE DRIVE--ITHAC A, NY 1,4850 Pk'ursu'ie� 607-277-0660 wwwss.boftorwpok'A.ortr schw @boll:orip6rA.or April I l 2022 ,IAC:s RLIIWc°:s:taEU "own of Ithaca Planning Department, C.:I,.ua irperscr ROY L.srAL Y The Sourthern 'a.yar a Lake I:nterrnurnicipal Water Commission was informed ofaa potential °wand e¢ hah rpFemm develc pi., rC nt on parcels cols 0-1-3 . and 0.1-1-4 .`°>2 near StrawbefTy I l 11 Circle in the Town ROD drawl, of'Ithaca. The developer is appearing in firont of the Planning Department can April 19"". Treasurer";ldlr it The, C'om aission's Transmission, Main, which Supplies all ofthe Town of Ithaca's waterto South and West Hill, crosses both of, the tax parcels, The Transmission Main's 15-f'C:aot PAM BL,UWAS pen-nanent eaasenient is in palace to ensure that no operations or activities, including placement LOONY HARD AWAY of buildings, etc., thatt would or could " interfere with the construction, maintenance, operaation. or repair of, or cause in'jurrry or damage to, the water main car other facilities or apparrtanccses". I:;ar rwN lr'a Ia Ia otWl fhe owner can develop and use the land, but not in any manner as interferes wwith these EDwARD LAVICalP" E facilities along;the entire extent and length of such easements. If'the developer .vishes to relocate the Transmission Main, at their cost wid constructed to the C:'ornrnission's standardst`54MrS � L NI=icI and expectations, that would be entertained and open fiar further discussion. Otherwise, JOE wt='I"NVIr.aRE limited construction activities wvoudd be approved wwxithiri the current permanent easement. L.INDA wOOtw BIRD Please let nue know if you have any questions, Sincerely, ��rt S t a f `��� sli�>LaLS GerliP4 ai[i a';�k�:r Gregg Weatherby ���RE rt I r'�:��a�0 EAT HERBY Distribution iburtion Manager C"Tusru crswstGora PAMELA VrwNGELDIER C'I n in(; PiG°cidu.uc iorr oExcellence in hater quality tit°td ctr torn r service PROPOSED RESOLUTION: Lead Agency—Declaration of Intent Strawberry Hill Residential Development Tax Parcel No.'s 60.1-1-46.22 and 60.-1-34.2 Harwick Road & Strawberry Hill Circle Town of Ithaca Planning Board,April 19, 2022 WHEREAS: 1. The Town of Ithaca Planning Board, at its meeting on April 19, 2022, considered a Sketch Plan for the proposed Strawberry Hill Residential Development, located at the end of Harwick Road and Strawberry Hill Circle, Town of Ithaca Tax Parcel No.'s 60.1-1-46.22 (Multiple Residence Zone) and 60.-1-34.2 (Medium Density Residential Zone). The project involves the construction of a clustered, single-family residential subdivision, consisting of 52 lots, along with open space, new roads, utilities, and stormwater infrastructure. Strawberry Hill Properties, LLC, Owner; Visum Development Group, LLC, Applicant, and 2. The proposed project, which requires site plan approval by the Planning Board, is a Type I action pursuant to Chapter 148 of the Town of Ithaca Code regarding Environmental Quality Review,because it involves the construction of more than thirty new residential units that will be connected(at commencement of habitation) to community or publicly owned utilities (§148- 5.B(2)); NOW, THEREFORE,BE IT RESOLVED: That the Town of Ithaca Planning Board hereby proposes to establish itself as lead agency to coordinate the environmental review of the proposed actions, as described above, and BE IT FURTHER RESOLVED: That the Town of Ithaca Planning Board hereby requests the concurrence of all involved agencies on this proposed lead agency designation, said concurrence to be received by the Town of Ithaca Planning Department within thirty days from the date of notification to the involved agencies. s B I I .I. TV V N OF I'TH A C A n N„ ir�SUjJ`brrry� , i �ioii, 0 I fll n r f , r i wk ZD .IWN ,)"V ,I I I',Av m ar wu� S T W"'"'Wm A R. R IIf VI""1V a 1- 1- E)evdlop n nt Rev«w A pIIucafio n Monday,April 4, 2022 Dear Town of Ithaca boards and staff: Visum Development Group LLC, on behalf of Strawberry Hill Properties LLC, is pleased to submit this development review application to the Town of Ithaca for Strawberry Hill, a new neighborhood of 52 detached single-family homes. Our goal is for the Strawberry Hill neighborhood to become a truly delightful place to live, and a beautiful addition to the established residential areas of the eastern section of the Town. Enclosed please find the following files, which constitute a Sketch Plan submission: • One completed and signed Development Review Application Form, • One signed Owners Certification Letter, • Twelve copies of the Project Narrative, • One Full Size Print of the Sketch Plan Drawings, • Twelve Half Size Prints of the Sketch Plan Drawings, • One Full Size Print of the Site Plan—Development By-Right(for Reference), and • Twelve Half Size Prints of the Site Plan—Development By-Right(for Reference). A cornerstone of our planning for the site has been active community engagement. Our team has had multiple one-on-one conversations with adjacent neighbors, and we expect these conversations to continue over the life of the project. We have been asking neighbors what we can do to make sure that our project will not take away something they appreciate, but rather how it can feel like an extension of their community. We have been very happy to consider and incorporate the insights and ideas our neighbors have offered, and we have been very satisfied with the results. The project team is excited to give life to this long-vacant site by building attractive new housing options in the Town. We look forward to working together with Town staff, board members, and our neighbors as we continue refining the design vision for Strawberry Hill. Visum Development Group LLC Strawberry Hill A new community by Visum Development 2 Contents Site Context and History 4 Description of Project 5 Zoning 5 Zoning Analysis Tables 6 Infrastructure and Stormwater 8 Surface Water Features 8 Endangered or Threatened Species 9 Community Engagement 9 Market need for for-sale housing in the Town 12 Strawberry Hill A new community by Visum Development 3 Site Context and History I o . tl J"�Tlii(�w�j��l r➢lp�f01r✓�'i„�'r PyJl`i�� � -J ', ,) �� s mu " f F.4T V✓ :i iJ C II SWll Ii d M lU 0 u The Strawberry Hill neighborhood site is located in the Town of Ithaca, on the eastern border separating the City of Ithaca and the Town.The 10.44-acre site comprises two separate sub-parcels.The site is ideal for residential development:the two parcels are already zoned for housing, and the 2014 Comprehensive Plan's Future Land Use designation for the site is"established neighborhood."The location itself is especially convenient and centrally located;future residents will only be: • 0.3 miles from the East Hill Recreation Way via Honness Lane, • 0.9 miles from Belle Sherman Elementary School • 1 mile from East Hill Plaza, • 1.6 miles from the Ithaca Commons, • 1.7 miles from the Judd Falls Rd entry to Cornell University, and • 2.5 miles from Ithaca College. To the west of the site is the Eastwood/Wood crest Ave subdivision,first platted in the 1930s.To the immediate east is Eastwood Commons,a condominium community first developed in the 1970s.The eastern half of the Strawberry Hill neighborhood site was originally intended to be a third phase of Eastwood Commons, but that project never came to fruition.Around 2014, Ithaca Neighborhood Housing Services(INNS), a local affordable housing developer, proposed a townhouse project called Greenways. Despite receiving site plan approvals,that project experienced financial difficulties and was also not built. In December 2021, Strawberry Hill Properties LLC acquired the site from Cornell University. The site is characterized by a wooded area to the west, a creek running along its northern and western boundaries, and an underdeveloped field to the east.The Bolton Point water main runs through the center of the site,just west of the boundary of the two constituent parcels;there is a 15-foot-wide right-of-way following its length. Strawberry Hill A new community by Visum Development 4 Description of Project We propose to subdivide the 10.44-acre site into a neighborhood of for-sale single-family houses and a public green space.As described below,we propose achieving this via the Town's cluster subdivision rules. We plan to offer four plans of three-bedroom houses ranging from 1,292 sf to 1,566 sf, all of which will have a one-or two-car attached garage.The houses will be arrayed on two streets: one cul-de-sac with 13 houses in the direction of Eastwood Ave, and another with 39 houses.A contiguous patch of wooded land on the northwest side of the site would be retained as an open space with a publicly-accessible trail through the woods.We anticipate that the full neighborhood build-out and sale will occur in two or three phases. Our team has been very proactive about initiating conversations with neighbors about our project. Our intent has been to hear neighbors'questions and concerns, and to look for opportunities both to address those and to incorporate new ideas into the project. Zoning The Strawberry Hill site is comprised of two tax parcels totaling 10.44 acres: Parcel Tax ID Area Zoning District East Parcel 60.1-1-46.22 5.55 acres Zoned MR(Multiple Residence) West Parcel 60.-1-34.2 4.89 acres Zoned MDR(Medium Density Residential) The project team is requesting to use the Town's cluster subdivision rules to design this site.We believe that a clustered subdivision will generate a project with greater community benefits than an as-of-right project. However,to use the clustering rules,we must first demonstrate what a conventional subdivision would look like.We found that a by-right development would encourage more clearcutting of the western woods and reduce public access to green space: By-Right Approach Cluster Approach The East Parcel would have 61 units in garden-style The East Parcel will have 39 single-family homes with apartment buildings. individual garage parking and private yards. The West Parcel would have seven parcels cutting The woods in the West Parcel can largely be preserved, directly into the woods; there would be no guarantee with new houses concentrated on the south of the that the woods would be preserved, and instead of a parcel roughly contiguously with Eastwood Ave.The continuous habitat,the woods would become woods and creek would become available as a public immensely fragmented and have increased ecological green-space amenity with a walking path through it. "edge effect." Strawberry Hill A new community by Visum Development 5 Zoning Analysis Tables Clustered Subdivision Requirements Town Code Rule Note 234-31 A minimum gross area for any clustered subdivision The site encompasses 10.44 acres. proposal shall be five acres 234-31 B open space parcel: 10,000 sf We propose 138,000 sf of preserved open space in the woods and along creek 234-31 C; for cluster plan to apply,we need to present to the We have prepared a"by-right"conventional 234-32 B,C planning board a traditional subdivision plan subdivision drawing which we are not interested in building,but which is being used solely to aid the Planning Board in deciding the number of units buildable. 234-32 A MDR:density shall not exceed 3.5 du/acre Maximum number of units on the West Parcel is 17;we are requesting 13. 234-32 F No more than six semidetached,attached,or multistory We are only proposing detached units. dwelling units shall be permitted to be clustered in any one structure 234-33 Buffer zones shall be at least 30 feet wide between the All buildings in our proposed site plan would be buildings in a clustered subdivision and the boundary of at least 30 feet away from adjacent lands. adjacent lots in residential,conservation,or agricultural zoning districts 234-34 B Building spaces: 10 ft side to side,otherwise 40 ft The shallowest side-to-side distance between between principal structures buildings is 10 ft.We meet the 40 ft distance naturally with the width of the road right-of-way we are proposing. 234-34 C Only setbacks are those from streams We are providing a sufficient stream buffer 234-22 10%of the site area has to be a park The site(i.e.,both parcels combined)would require a minimum 45,476 sf park,and we are offering about 72,300 sf via the preserved woodlands. The MDR and MR requirements are listed below solely for reference.As described above,to be able to do a cluster, we must first demonstrate what a conventional by-right project would look like for the sake of producing a unit count. The MR requirements essentially encourage garden-style apartments, but we wish to build detached single-family homes instead.The number of units we wish to build would be a lower density than permitted in the MR zone(we are proposing 39 units on the East Parcel,versus 69 units allowed by right). Strawberry Hill A new community by Visum Development 6 MDR(West Parcel)Conventional Requirements 270-70 30 ft height limit 270-71 A min 25 ft front set back 270-71 B min 30 ft rear setback 270-71 C min 15 ft side setbacks 270-72 max 20%lot coverage(42,602 so 270-73 A min lot area: 15,000 ft 270-73 B min width at street:60 ft(250 ft deep) 270-73 C 50 street from street line,lot must be 100 ft wide 270-73 D min lot depth: 150 ft from street MR(East Parcel)Conventional Requirements 270-100 Multifamily housing allowed by right 270-104 min 3,500 sf per unit 270-105 max 38'from lowest interior grade or 36'from lowest exterior grade,whichever is lowest 270-106 50 ft front yard 50 ft rear yard 50 ft from a structure to side property line "Courts shall be completely open on one side,with a width not less than the height of the tallest opposite structure and a depth not more than one and one-half the width" spaces between buildings:min 20 ft 270-107 max 30%lot coverage(79,061 so 270-108 min 30%usable open space(79,061 so 270-109 min 30,000 sf lot area min width at street line 100 ft min width 50 ft from street: 150 ft min depth from street:200 ft Strawberry Hill A new community by Visum Development 7 Infrastructure and Stormwater The project site is part of the East Hill Tank public water system and the Town of Ithaca sanitary sewer system.The potential demand on both systems is estimated utilizing the NYSDEC Design Standards for Intermediate Sized Wastewater Treatment Systems(3/2014)as follows: Dwelling Units Bedrooms/Unit Total Bedrooms Water UsagelBR Usage East Parcel 39 3 117 110 GPD 12,870 GPD West Parcel 13 3 39 110 GPD 4,290 GPD Total 17,160 GPD According to Town records,the current available capacity remaining in the East Hill Tank system is 1,558 dwelling units. Per Town standards, one dwelling is estimated at 203 gpd. Based on 17,160 GPD,the proposed project will utilize 85 units.Therefore,the system has sufficient capacity.As for fire flows,the Town's current water system model indicates there is approximately 1,500 GPM at 20psi in that area. Hydrant fire flow testing will be performed to confirm estimates. The Town is currently calibrating the sanitary sewer model for this zone by metering a few of the existing sanitary sewer mains.The current model includes a high inflow and infiltration (I&I)rate that should be much lower now that the Town has completed a number of mitigation projects in this area.Additional review of the downstream sanitary sewer sections is ongoing.A portion of the potential gravity sanitary sewer for this project is tributary to Eastwood Avenue in the City. Our team has communicated with the City and confirmed that there would be no issues with connecting the sewer for the houses in the West Parcel into the City collection system. The proposed project is single-family residential in nature and will have over five acres of disturbance, therefore a NYSDEC SPDES General Permit for Stormwater Discharges from Construction Activity(GP-0-20-001)will be necessary.As part of the SPDES Permit, a full Stormwater Pollution Prevention Plan (SWPPP)will be developed in accordance with the NYSDEC New York State Stormwater Design Manual (1/2015).The SWPPP includes stormwater modeling and analyses for the 1, 10 and 100-year design storms for the existing,developed and mitigated conditions.The analysis will include a watershed approach to assess potential impacts to downstream properties and the proposed measures to ensure that all impacts are mitigated. Surface Water Features The site has one Class A stream on the northern border of the Town municipal boundary.The site contains no FEMA mapped flood protection zones.A review of the National Wetlands Inventory map indicates that there are no federal mapped wetlands on the project parcels.A field walk of the project site will be performed to identify any potential non-mapped wetland areas prior to Preliminary Plan submission. Strawberry Hill A new community by Visum Development 8 Endangered or Threatened Species According to the NYSDEC Environmental Mapper, there are no known federal or State listed endangered or threatened species in the project area. Community Engagement Prior to submitting this application,the Visum team spoke with fifteen neighbors to understand what nearby community members thought about our proposed future use of the Strawberry Hill site and what their preferences were. Specifically,our project team worked to speak with all neighbors who(a) reached out to us about the project or (b) had made a public comment in 2014 when INHS proposed a project site and who were still neighbors of the project.We also spoke with other neighbors beyond these criteria and conducted two in-person site walks. As part of our community discussions,we increased our target market to include senior-friendly housing (which is why we included a single-story floor plan), and we are deliberately proposing to preserve two large trees near the border with Eastwood Commons. Generally, neighbors seemed pleased with our project proposals as well as our efforts to preserve as much as possible the woods in the northwest corner of the site; in fact, some neighbors particularly liked the opportunity to have a walking path near their homes.The following list summarizes the main comments,themes,and questions we heard from our conversations with neighbors: Traffic Neighbors were overall supportive of the project team's choice to organize the project as two vehicular cul-de-sacs that nonetheless feed into a well-connected footpath and trail network. Eastwood Commons residents were especially interested in maintaining a walking-oriented ambiance in their neighborhood.They were clear that they want to limit the amount of new vehicular traffic through their neighborhood,since the community greatly enjoys recreational walking and using this as an opportunity for neighbors to run into each other and interact.This is why we are proposing two cul-de-sacs for cars connected to a well-connected network for walking. One idea we received for Slaterville Rd,which is outside the bounds of our project but still relevant, is to suggest that the Town of Ithaca petition the state DOT to add sidewalks on Route 79. Independently of the Strawberry Hill project,our team would support an initiative like this, since it would make our neighborhood more attractive, accessible, and safer for future residents, especially for residents with children or pets, and definitely for residents who would be using the bus stop at Slaterville and Honness. Stormwater Control Neighbors living downhill along Slaterville Rd brought up how intense water movement can be on their properties, and their primary interest was ensuring that development of Strawberry Hill would not worsen these situations. One of our goals with the design of the neighborhood's stormwater management features is to reduce the peak runoff of water flows into the stream that runs through the site, with more of the eastern parcel's water going into a basin instead before moving Strawberry Hill A new community by Visum Development 9 downhill. However, another neighbor expressed a preference for avoiding retaining water to prevent cultivating mosquitoes, and instead to keep it moving downhill, albeit following existing drainage patterns.The project team's current preference, however(though we are open to exploring alternatives), is to build stormwater practices that mitigate the increased amount of impervious surfaces by reducing the volume of water flowing into the creek during storm events. Building Types It was thanks to conversations with neighbors that we identified a need for senior-friendly single-family housing in Tompkins County.We are planning to offer a one-story, "age-in-place"-friendly floor plan to meet the needs of this target market, as well as households with mobility disabilities or who simply prefer a single story. Generally speaking, neighbors were pleased that the proposed houses all have pitched roofs, in keeping with the prevailing patterns in the Town. Preservation of Landscape Overall, neighbors were supportive of our intent to preserve as much of the northwestern woods as possible.We also propose preserving two large trees on the eastern edge of the site as a result of our conversation with Eastwood Commons neighbors. Some neighbors told us how they expected that the field would be developed at some point,or that even if they were hesitant about seeing the field become developed, making sure that what does get built would be high-quality. One noted, for instance, that the location is great and"close to everything."Another noted that he bought his home expecting the neighborhood to continue being developed in that direction.Yet another noted that the current field is not particularly landscaped, so the change would not feel so much as a loss. Another neighbor indicated that area residents use the Strawberry Hill land as a site for active recreation such as cross-country skiing and walking dogs.We hope that surrounding residents will continue to feel welcome using the pathway to be provided in the northwestern woods at Strawberry Hill. Noise Two facets of noise that neighbors asked about were construction noise and resident noise(especially from students). For construction noise,we will follow the Town of Ithaca rules by complying with any stipulations resulting from a noise permit application. Our intent is for the project only to produce reasonable and necessary construction noise during daytime hours and during the workweek. For resident noise, since the houses will be market-rate for-sale units,we do not expect that many residents will be college students unless they are living with family;the neighborhood is sufficiently far from either Cornell or Ithaca College that we anticipate that the majority of buyers will be local residents, meaning that if, they are affiliated with the colleges,they would likely be faculty or staff members. Strawberry Hill A new community by Visum Development 10 Generally speaking,the neighbors we spoke with expressed a preference for for-sale,owner-occupied housing than rental housing.Though some did not outright oppose rentals, there was a concern about potential recurring noise impacts of having too many undergraduate students living nearby(which we understood to mean late-night noise and noise from parties).To be clear, neighbors were not against students per se—one emphasized that"nobody objects to younger people," but generally, neighbors noted that noise limits for a rental project would be welcome. We sensed that neighbors were especially keen to maintain the friendly, community-oriented, and low-noise culture of the established surrounding neighborhoods,which the development team also supports. Indeed,the project team reassured the neighbors that if we did decide to pursue a rental apartment project should for-sale houses not prove market-viable,that we would require and enforce quiet hours as part of the leases. Strawberry Hill A new community by Visum Development 11 Market need for for-sale housing in the Town According to the 2020 Tompkins County Housing Snapshot(a report by the Tompkins County planning department), the Town of Ithaca added 2,353 residents, an 11.8% increase in population, and 759 new housing units(a 0.32 ratio of units:residents, consistent with an average household size of 3 people),' bringing the total number of housing units in the Town to 8,285 units total.2 This means the number of housing units in the Town increased by 9.1%. Among homeowners,the County report noted that vacancy rates have been on the decline over the last decade: from 2.5% in 2010 to 1.6% in 2019,which illustrates strong long-term demand for homeownership units in Tompkins County.' In the Town, 52.7%of households were homeowners; the Town has the second-largest share of renter households(47.3%) in the County, only after the City of Ithaca(74.2%of households are renters), cand closely followed by the Town of Caroline(42.3%)and the Town of Lansing (41.4%), but its proximity to regional employment centers—especially Cornell University—makes the Town a consistently desirable place for buying a home. In fact, median sales prices rose 9.9% between 2018 and 2020.1 One possible evidence of Tompkins County becoming a destination for remote working is the increase in moves from the NYC metro area: 14.7%of in-migrants to the County in 2019,and 21.5% in 2020.1 Generally speaking, in-migration from other top metro areas remained relatively constant,with the exception of Philadelphia (which grew from 1.2%to 2.6%of migrants from 2019 to 2020).Within all of the Town's population, 1.4% (±1.0%)of residents moved into owner-occupied units after 2019, in contrast to 18.8% (±6.6%)of residents who are renters who moved in 2019 or later.'Taken together,these data figures point to a clear opportunity to address population growth and shortage of new owner-occupied units in the County. Furthermore, building several market-rate units will meet a gap in current new housing production in Tompkins County, as many new-builds are custom homes instead of being produced at scale. House designs used on the cover image are copyrighted by their respective designers,and they reflect the designs the project team plans to build.Please contact the Visum team for more information if needed. ' Pages 5 and 10 2 Page 11 'Page 12 a Page 16 e Page 9 s 2020 ACS 5-Year Estimates,Table S2502 for"Ithaca town" Strawberry Hill A new community by Visum Development 12 SubdivsIon a d ite Plan Brawmings For O E +� -0 Q �L � U _N 0 O U to � N 07 iZ N N O N N t 0 N It Is A Violation Of The New York Education Law,Article 145 Section 7209, For Any Person, Unless He Is Acting Under The Direction Of A Licensed Professional Engineer Or Land Surveyor To Alter An Item In Any Way. If An Item Bearing The Seal Of An Engineer Or Land Surveyor Is Altered,The Altering Engineer Or Land Surveyor Shall Affix To The Item His Seal And The Notation "Altered By"Followed By His Signature And The Date Of Such Alteration,And A Specific Description Of The Alteration. 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Ccruney � lu^ f✓i�IN�nD aE n nrir Y �Caurthausu ° o✓ mm� rat7tr✓�f4ndq , C3 CLUSTER SUBDIVISION PLAT orsnrr�ir> rrtCN'teltChEtlstL� eJ .� ii,�,,,r,. namai nir�',er .Vt�c1dFlls ,a rirararnwarn�f✓rr�uvi,n✓. � i v t �d ��aa�«� � ��� � Visum u ment rou. o ��r as �� ae e op p� i � _ �. ` @ame an ce �� � �� ��q � C4 SITE PLAN i / unr �il n na�rrorr i r ��(„ �� n��� lla 1 ,w� 226 Cecil Malone Drive, Suite 3 i � j� r aria r � j �r �r�� rtµl�h Wp� 1 P ✓ I. /,. A Ir �, � v Q N f ,Ntkrrk. - „„� n....... ��, / ,, ��� �� x � � Ithaca, New York 14850CID .......I'll C5 GRADING PLAN /r</�i C68 Can�� s d1 ra `rrr�rry ✓ / v 6'r r pan fN �� Fltala 'f a`! .,� if r / tllmi a / ✓ - h " wpF rr, bl ,an&p �,J/ f 9„� f,ly;�„skf rrN rat wt ira �� �) F jr ti mrtF U, t9l8t �/ aarwt t A� f �. C6 UTILITY PLAN +, kph e w„ � �j.o,m � �� qh l 1,R N" � �a Y r Y %" / '.fkriil1AiMCR pp� elli y �, A 1„ j 1111111 ii �PROJECT r1 ,,.,.�� „,, �6 ' r / �`lfl�OG ie �a a i ✓ ..,., ,.,,..,Mgym;; a°am LOCATION r � c�r �� � F ��� �� C 8 CIVIL DETAILS �, � � w n 4 l � NISil` .-......... ...... 0111 f' �� PLAN ...... Ecirri/// �%%i. p. �, �Y mom„ / iLf k7 FAGAN ENGINEERS E & DETAILS tic °t° ' L ��� � AV 1 13 East Chemung Place p �✓ � �✓ PhOlner(607) 7134-�165/ � www.FaganEngineers.com r/ �r �i i„ y „ South / p � hirU Cmrn p" �� + / ✓✓ 11x17 Print � Scale: As Noted s are 1/2 Size �� Pa Date: February 2, 2022 Design By: RSN LOCATION MAP Drawn d RSN Checked By: JBG Project No.: 2022.006 Drawing Name: TOWN OF ITHACA TOMPKINS COUNTY NEW YORK 14 22006-sk-4.dwg TITLE PRELIMINARY PRINT NOT FOR CONSTRUCTION Copyright©2022 Fagan Engineers co I. GENERAL III. STORM SEWERS LEGEND 1. BOUNDARY AND TOPOGRAPHIC SURVEY PERFORMED BY T.G. MILLER, PC. 1. STORM SEWERS, MANHOLES, INLETS, DITCHES, AND OTHER SYSTEM COMPONENTS SHALL BE 2. THE PROJECT SITE DOES NOT CONTAIN FEMA DELINEATED FLOODWAYS OR FLOODPLAINS. CONSTRUCTED IN ACCORDANCE WITH MUNICIPAL SPECIFICATIONS. ---- PROPERTY LINE 3. THE PROJECT SITE DOES NOT CONTAIN FEDERALLY REGULATED WETLANDS ON-SITE, NOR ANY NWI 2. STORM SEWERS SHALL BE ADVANCED DRAINAGE SYSTEM'S ADS N-12 CORRUGATED, SMOOTH INTERIOR, - � - - - EXISTING CLUSTER BUFFER LINE MAPPED WETLANDS. HIGH DENSITY POLYETHYLENE (HDPE) PIPE. ADS N-12 STORM SEWER SHALL BE INSTALLED IN STRICT EXISTING EASEMENT 4. MUNICIPAL WATER SERVICE PROVIDED BY THE TOWN OF ITHACA EAST HILL SYSTEM. ACCORDANCE WITH MANUFACTURER'S INSTRUCTIONS AND ASTM D 2321. EXISTING EDGE OF ROADWAY o 5. PUBLIC SANITARY SEWER SERVICE PROVIDED BY THE TOWN OF ITHACA. 3. ALL FLARED-END SECTIONS SHALL BE GALVANIZED METAL END SECTIONS UNLESS OTHERWISE SPECIFIED. (n C EXISTING CURB LINE O 6. THE CONTRACTOR'S SURVEYOR SHALL CHECK ALL HORIZONTAL AND VERTICAL CONTROL PRIOR TO 4. RIPRAP PADS AT STORM SEWER DISCHARGES SHALL CONSIST OF NYSDOT LIGHT STONE FILLING UNLESS E a CONSTRUCTION. ANY DISCREPANCIES SHALL PROMPTLY BE BROUGHT TO THE ATTENTION OF THE OTHERWISE NOTED ON THE CONTRACT DRAWINGS. - - - - - - EXISTING SANITARY SEWER -� L ENGINEER. 5. CROWN OF MULTIPLE PROPOSED STORM SEWER PIPES IS AT OR NEAR THE TOP OF THE SUBGRADE. - - -G- - - EXISTING GAS MAIN UG-UNDERGROUND C N CONTRACTOR SHALL PROTECT INTEGRITY OF ALL INSTALLED STORM SEWERS UNTIL SUFFICIENT COVER IS - - uG/E/T/c - - EXISTING UTILITY LINE mmaE 7. THE CONTRACTOR SHALL KEEP HIS OPERATIONS WITHIN THE PROJECT LIMITS OF DISTURBANCE. E BMW a � PLACED ON SAID PIPING. G-�� 8. ALL DAMAGE TO PRIVATE PROPERTY OR UTILITIES (UNDER OR ABOVE GROUND) SHALL BE REPORTED TO - - X - - - X - - EXISTING FENCE LINE .0 THE OWNER OF RECORD AT ONCE. - - -w- - - EXISTING WATER LINE 9. CONSTRUCTION ALONG CITY, TOWN, AND STATE ROADS SHALL CONFORM TO SPECIFICATIONS LISTED ON - - -932- - - EXISTING CONTOUR LINE PERMITS ISSUED BY THE APPROPRIATE AGENCIES. IV. ACCESS ROADS AND PARKING AREA N `D 0 PROPOSED LIMIT OF DISTURBANCE CV 10.SAFE AND CONTINUOUS THROUGH TRAFFIC, INGRESS AND EGRESS FOR ADJACENT OWNER DRIVEWAYS, -- 1. LIMING, FERTILIZING, SEEDING, AND MULCHING OF DISTURBED AREAS SHALL BE CONSISTENT WITH THE o ss'" PROPOSED CONTOUR LINE N a) SERVICE ROADS, PUBLIC STREETS, AND SIDEWALKS SHALL BE MAINTAINED THROUGHOUT THE PERIOD OF APPROVED SWPPP. _ CONSTRUCTION. THE CONTRACTOR IS RESPONSIBLE TO PROVIDE THE LOCAL MUNICIPALITY AND NEW PROPOSED EASEMENT c� 2. SIGNAGE, PAVEMENT MARKINGS AND OTHER TRAFFIC CONTROL DEVICES SHALL BE IN CONFORMANCE TO � 0 YORK STATE D.O.T. AN ACCEPTABLE MAINTENANCE AND PROTECTION OF TRAFFIC PLAN FOR THE NYSDOT'S MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES. sT PROPOSED STORM SEWER CONSTRUCTION IN/ALONG/NEAR TOWN AND STATE ROADWAYS. 11.HIGHWAY DRAINAGE, SIDE STREET DRAINAGE, SWALES, DITCHES, AND OTHER EXISTING DRAINAGE 3. ROADWAY EMBANKMENT: OBTAIN SUBGRADE ELEVATION BY COMPACTING ON-SITE SOILS IN MAXIMUM PROPOSED EDGE OF ROADWAY � FACILITIES SHALL BE PROTECTED AND MAINTAINED IN ADEQUATE WORKING CONDITION DURING 8 INCH HORIZONTAL LIFTS. USE ON-SITE SOILS AS EMBANKMENT FILL THAT DO NOT CONTAIN ORGANIC OR PROPOSED CURB LINE It Is A Violation Of The New York DELETERIOUS MATERIALS,ARE NOT EXCESSIVELY WET OR FROZEN, OR THAT HAS COBBLES IN EXCESS OF 6 Education Law,Article 145 Section 7209, CONSTRUCTION.THE CONTRACTOR SHALL RESTORE ANY OF SUCH FACILITIES THAT ARE DAMAGED DURING INCHES ALONG THE LONGEST DIMENSION. IF SUITABLE ON-SITE SOILS ARE NOT AVAILABLE A WELL PROPOSED SANITARY SEWER For Any Person, Unless He Is Acting CONSTRUCTION TO THE SATISFACTION OF THE OWNER OF THE INFRASTRUCTURE. Under The Direction Of A Licensed GRADED BANK-RUN APPROVED BY THE ENGINEER SHALL BE IMPORTED.THE BANK-RUN GRAVEL SHALL BE _G- PROPOSED GAS LINE Professional Engineer Or Land Surveyor t0H-=CW G- GROUND 12.THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL PERMITS. SOUND, DURABLE, FREE OF ORGANIC OR OTHER DELETERIOUS MATERIAL, WITH NO MORE THAN 10 uG E c PROPOSED UTILITY LINE - ETo Alter An Item In Any Way. If An Item /�/ _aEcmiBearing The Seal Of An Engineer Or 13.THE CONTRACTOR SHALL TAKE ALL NECESSARY PRECAUTIONS NOT TO DISTURB AND/OR DAMAGE PERCENT BY WEIGHT FINER THAN NO. 200 SIEVE.ADJUST THE MOISTURE CONTENT OF THE EMBANKMENT w PROPOSED WATER LINE -eA�E Land Surveyor Is Altered,The Altering PROPERTY CORNERS IRON PINS HUBS ECT. . ANY DISTURBED OR DAMAGED PROPERTY CORNERS SHALL FILL WHETHER ON-SITE OR OTHERWISE TO WITHIN 2% OF OPTIMUM BY EITHER AIR DRYING OR Engineer Or Land Surveyor Shall Affix To And BE REPLACED BY THE CONTRACTOR'S LICENSED LAND SURVEYOR AT THE CONTRACTOR'S EXPENSE. THROUGH THE ADDITION OF WATER PRIOR TO COMPACTION. SPREAD WET FILL IN AN 8 INCH LOOSE LIFT SF PROPOSED SILT FENCE "Alterled tem By"IFollllowed al Byh SHis gnaatu e 14.ALL EXISTING UTILITIES SUCH AS ELECTRIC, GAS MAINS, AND TELEPHONE SHALL BE STAKED OUT BY THE AND DISC TO EXPEDITE AIR DRYING. cs PROPOSED COMPOST SOCK And The Date Of Such Alteration,And A Specific Description Of The Alteration. UTILITY COMPANY PRIOR TO CONSTRUCTION.THE CONTRACTOR SHALL CALL NEW YORK STATE DIG SAFELY 4. ROADWAY EXCAVATION: EXCAVATE SUBSOIL TO THE DEPTH REQUIRED TO PROVIDE A UNIFORM SURFACE EXISTING 6WTAnRAA11Ra EMBLY (1-800-962-7962) PRIOR TO CONSTRUCTION AND NOTIFY UTILITY COMPANIES FOR STAKEOUT. OF SOLID UNDISTURBED GROUND FOR THE PLACEMENT OF AGGREGATE SUBBASE COURSE. co* EXISTING CLEANOUT 15.THE CONTRACTOR SHALL PROTECT EXISTING UTILITIES. IF UTILITIES ARE DAMAGED DURING 5. FILL, SUBGRADE, AND SUBBASE SHALL BE COMPACTED TO OR ABOVE 95 PERCENT 'MODIFIED PROCTOR' 99.50 x EXISTING SPOT ELEVATION CONSTRUCTION, THE CONTRACTOR SHALL REPAIR THESE TO THE SATISFACTION OF THE OWNER'S DENSITY WITH A SMOOTH DRUM ROLLER, OR OTHER SUFFICIENT COMPACTION EQUIPMENT, WEIGHING REPRESENTATIVE. AT LEAST 7 TONS. OPERATE COMPACTOR IN THE STATIC MODE FOR COMPACTION OF SILTY SOILS AND IN p PROPOSED SANITARY MANHOLE 16.EXISTING WATERMAIN LOCATIONS AND DEPTHS SHOWN ARE APPROXIMATE. EXISTING INDIVIDUAL THE VIBRATORY MODE FOR ALL OTHER MATERIALS. IN PROPOSED WATER VALVE WATER SERVICES ARE NOT SHOWN ON DRAWINGS. 6. SUBBASE MATERIAL SHALL BE PLACED IN MAXIMUM 6 INCH AND MINIMUM 3 INCH HORIZONTAL LIFTS. 4TB PROPOSED THRUST BLOCK 17.THE CONTRACTOR SHALL NOTIFY OWNER OF ALL IMPACTED MUNICIPAL WATER SYSTEMS, THE RESIDENT MAINTAIN OPTIMUM MOISTURE CONTENT FOR COMPACTION. )IC PROPOSED FIRE HYDRANT ASSEMBLY ENGINEER AND THE FIRE DEPARTMENT 48 HOURS IN ADVANCE PRIOR TO CONSTRUCTION ON AND 7. WHEREVER GROUNDWATER SEEPAGE IS ENCOUNTERED, INSTALL UNDERDRAINS BELOW THE SUBBASE. INTERRUPTION OF SERVICE OF ANY WATERMAINS.THE CONTRACTOR SHALL PROTECT ALL WATER SERVICE LAP UNDERDRAIN FABRIC WITH SUBBASE FABRIC. �' PROPOSED CLEANOUT LINES AND PRIVATE WELLS. THE CONTRACTOR SHALL HAVE AMPLE SUPPLY OF REPAIR CLAMPS, 8. BELOW THE SUBBASE, PROVIDE A SOIL STABILIZATION GEOTEXTILE FABRIC, SUBJECT TO THE ACCEPTANCE + PROPOSED LIGHTING FIXTURE SEAL COUPLINGS,AND PIPING FOR EMERGENCY REPAIRS. OF THE HIGHWAY SUPERINTENDENT, WITH THE FOLLOWING CERTIFIABLE PROPERTY VALUES: MINIMUM x ss.a2 PROPOSED SPOT ELEVATION 18.IN AREAS WHERE THE CONTRACTOR IS EXCAVATING NEAR ANY UTILITY POLES, THE CONTRACTOR SHALL PUNCTURE STRENGTH OF 125 LBS., MINIMUM MULLEN BURST STRENGTH OF 430 PSI, MINIMUM GRAB (■� PROPOSED DRYWELL BRACE AND/OR HOLD IN PLACE UNTIL EXCAVATED AREA IS BACKFILLED AND COMPACTED. TENSILE STRENGTH OF 220 LBS.,AND MAXIMUM APPARENT OPENING SIZE OF 40-80 SIEVE. CB PROPOSED CATCH BASIN Z o 19.THE CONTRACTOR IS RESPONSIBLE FOR THE PROPER DISPOSAL OF ALL REMOVED VEGETATION, SOIL AND ■ PROPOSED INLET PROTECTION :P- OTHER DISTURBED DEBRIS. V. PUBLIC WATER wo � W 20.THE CONTRACTOR SHALL BE RESPONSIBLE FOR IMPLEMENTING AND MAINTAINING APPROPRIATE TC-100.Bc=100.50 mod PROPOSED TOP/BOTTOM CURB mod Z EROSION CONTROL MEASURES TO PREVENT SEDIMENT FROM MIGRATING OFF SITE TO STORM SEWERS 1. WATERMAINS, WATER SERVICES, FIRE HYDRANTS,AND OTHER APPURTENANCES SHALL BE CONSTRUCTED, OR ADJACENT ROADWAYS IN ACCORDANCE WITH THE APPROVED SWPPP. TESTED, AND DISINFECTED IN ACCORDANCE WITH THE OWNER'S SPECIFICATIONS FOR WATERMAIN EXTENSIONS. WATERMAIN AND APPURTENANCE MATERIALS AND INSTALLATION SHALL COMPLY WITH :mom W CD21.ALL EXCAVATIONS SHALL PROVIDE PROTECTION TO THE WORK FORCE AS PER THE CURRENT O.S.H.A. NYSDOH STANDARDS AND AWWA STANDARD C600-93. REQUIREMENTS,AS WELL AS ANY STATE AGENCY REQUIREMENTS. W 22.THE CONTRACTOR SHALL OBSERVE O.S.H.A. AND OTHER APPLICABLE SAFETY REQUIREMENTS. THE 2. DUCTILE IRON PIPE SHALL BE CLASS 52, AND SHALL CONFORM IN ALL ASPECTS TO AWWA C-151. FITTING W COD CONTRACTOR SHALL ASSUME RESPONSIBILITY FOR CONSTRUCTION SAFETY AT ALL TIMES. SHALL CONFORM IN ALL ASPECTS TO AWWA C-11-OR TO COMPACT FITTINGS AWWA C-153. ALL SHALL BE W Q FURNISHED WITH CEMENT MORTAR LINING IN CONFORMANCE WITH AWWA C-104. PIPES SHALL HAVE 23.CONTRACTOR SHALL REVIEW SOIL BORING AND TESTING REPORTS TO DETERMINE SPECIAL CONDITIONS GASKETED, PUSH-ON,JOINTS CONFORMING TO AWWA C-111 V REQUIRED FOR CONSTRUCTION AND SUITABILITY OF ON-SITE SOILS FOR FILL MATERIAL AND FOR 3. THE MINIMUM HORIZONTAL SEPARATION DISTANCE BETWEEN WATER AND ANY TYPE OF SEWER UTILITIES CD INFORMATION ON GROUNDWATER DEPTHS. (SANITARY OR STORM) SHALL BE 10 FEET, MEASURED FROM OUTSIDE WALL TO OUTSIDE WALL OF THE cc , 24.ALL DISTURBED AREAS SHALL BE SEEDED ACCORDING TO THE REQUIREMENTS SPECIFIED ON SHEET C4.7 MAINS.THE MINIMUM VERTICAL SEPARATION DISTANCE AT THE POINT OF CROSSING SHALL BE 18 INCHES Z C AND THE EROSION AND SEDIMENTATION CONTROL PLANS. W ALSO MEASURED FROM OUTSIDE WALL TO OUTSIDE WALL. 25.CONTRACTOR SHALL BE RESPONSIBLE FOR IMPLEMENTING THE EROSION AND SEDIMENT CONTROL 4. WATERMAIN SHALL BE INSTALLED AT A CONTINUOUS UPWARD GRADE TO A POINT OF AIR RELEASE, y Q FEATURES PRIOR TO BULK EARTH MOVING ACTIVITIES. POINTS OF AIR RELEASE INCLUDE WATER INCLUDE WATER SERVICES, FIRE HYDRANTS, AND BLOW-OFF CD 26.ALL LIGHT POLES, LIGHT FIXTURES AND ASSOCIATED CONDUIT SHALL BE PROVIDED AND INSTALLED UNDER VALVES. y T A SEPARATE CONTRACT. THE SITE CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATION WITH THE 5. SAMPLING REQUIREMENTS FOR THE DISINFECTION OF WATERMAINS SHALL BE CONSISTENT WITH AWWA W CONTRACTOR RESPONSIBLE FOR THIS WORK AND PROVIDE THE NECESSARY EXCAVATION AND BACKFILL STANDARD C651-92,SECTION 5.2 CONTINUOUS FEED METHOD, DISINFECTING WATERMAINS.AFTER FINAL FOR INSTALLATION OF THE TRENCHING. THE SITE CONTRACTOR SHALL ALSO BE RESPONSIBLE FOR FLUSHING AND BEFORE THE NEW WATERMAIN IS IN OPERATION, TWO CONSECUTIVE SAMPLES TAKEN 24 SUPPLYING AND INSTALLING THE POLE BASES FOR ALL EXTERIOR LIGHTING FIXTURES. HOURS APART, SHALL BE COLLECTED FROM THE NEW WATERMAIN.AT LEAST ONE SET OF SAMPLES SHALL BE COLLECTED FROM EVERY 1200 LINEAR FEET OF WATERMAIN, PLUS ONE SET FROM THE END OF LINES AND EACH BRANCH. II. SANITARY SEWERS 6. FITTINGS SHALL BE DUCTILE IRON WITH MECHANICAL JOINTS. 7. HYDRANTS SHALL CONFORM TO WATER SYSTEMS SPECIFICATIONS WITH A 5' BURY, OPEN LEFT, TRAFFIC TYPE GROUND FLANGE, 6" INLET, (1) 4-1/2" NST STEAMER NOZZLE, (2) 2-1/2" NST HOSE NOZZLES 1. SANITARY SEWERS, MANHOLES, CLEANOUTS AND OTHER APPURTENANCES SHALL BE CONSTRUCTED AND MECHANICAL JOINT CONNECTION, 5" HYDRANT VALVE SEAT, AND A PENTAGON OPERATING NUT. THE FAGAN TESTED IN ACCORDANCE WITH LOCAL MUNICIPAL SPECIFICATIONS. HYDRANTS SHALL CONFORM TO AWWA C-502. ENGINEERS 2. SANITARY SEWERS SHALL BE SDR-35 PVC PIPE CONFORMING TO ASTM D-3034, WITH RUBBER GASKETED 8, MAIN VALVES SHALL BE MECHANICAL JOINTS, RESILIENT SEAT, GATE, 2" OPERATING NUT, OPEN LEFT, & d..AND SURVEYORS PC JOINTS CONFORMING TO ASTM D-3212 AND ASTM F-477. WITH STAINLESS STEEL BONNET AND PACKING BOLTS AND NUTS.THE VALVES SHALL CONFORM TO AWWA 3. TESTED SANITARY SEWERS SHALL HAVE AN INFILTRATION RATE OF LESS THAN 100 GALLONS PER MILE PER C-509. 1 13 East Chemung Place INCH DIAMETER OF PIPE PER DAY. Elmira N.Y. 14904 9. MAIN VALVE BOXES SHALL BE 5-1/4",SCREW TYPE,WITH CAST IRON LIDS MARKED"WATER." Phone (607) 734-21 65 4. SANITARY SEWERS SHALL BE LAID WITH A STRAIGHT ALIGNMENT BETWEEN MANHOLES. AS PER THE Fax (607) 734-2169 10.ALL NEW AND ALTERED EXISTING WATERMAINS SHALL BE PRESSURE AND LEAKAGE TESTED IN www.FagonEngineers.com RECOMMENDED STANDARDS FOR WASTEWATER FACILITIES, 2014 EDITION, SECTION 33.85 DEFLECTION ACCORDANCE WITH THE LATEST REVISION OF AWWA STANDARD C-600-93(LATEST REVISION). TEST. THE TEST SHALL BE CONDUCTED AFTER THE FINAL BACKFILL HAS BEEN IN PLACE 30 DAYS. A RIGID BALL OR MANDREL USED FOR THE DEFLECTION TEST SHALL HAVE A DIAMETER NOT LESS THAN 95%OF THE 11.THE FOLLOWING MINIMUM SEPARATION DISTANCES BETWEEN GAS LINES AND WATER LINES ARE Scale: ######## RECOMMENDED.OTHER MORE STRINGENT SEPARATION DISTANCES MAY APPLY. Note: 11x17 Prints are 1/2 Size BASE INSIDE DIAMETER OR AVERAGE INSIDE DIAMETER OF THE PIPE DEPENDING ON WHICH IS SPECIFIED Utility information has been plotted from available sources and their locations and size Date: February 2, 2022 IN THE ASTM SPECIFICATION, INCLUDING THE APPENDIX,TO WHICH THE PIPE IS MANUFACTURED. HORIZONTAL-5 FEET should be considered approximate only.The contractor is responsible for determining 5. THE CONTRACTOR SHALL CONCRETE ENCASE THE SANITARY SEWER LINE OR FORCEMAIN AT ALL POINTS VERTICAL-2 FEET exact utility locations,sizes,and elevations prior to commencing construction.If Design By: RSN WHERE VERTICAL SEPARATION IS LESS THAN 18'AT CROSSINGS WITH STORM SEWER LINES. uncharted or misplotted utilities are encountered,the contractor is required to notify the Drawn By: RSN 6. ANY POLYETHYLENE FORCEMAIN SHALL BE TYPE DR-11 WITH A PRESSURE RATING OF 128 PSI. owner immediately. Checked By: JBG New York State law requires excavators to contact the one-call notification system prior Project No.: 2022.006 to digging to prevent damage to buried facilities. Drawing Name: IT'S THE LAW! 22006-sk-4.dwg Call three days before you dig! 1.800.962.7962 Dig Safely New York (non-members must be contacted separately) GENERAL NOTES PRELIMINARY PRINT NOT FOR CONSTRUCTION Copyright©2022 Fagan Engineers F, p/g, LEGEND PROPERTY LINE EXISTING CLUSTER BUFFER LINE EXISTING EASEMENT ------------ EXISTING EDGE OF ROADWAY .0 Fill Id (n FIN 01/1 (n 0 EXISTING CURB LINE E — — —SAN — — — EXISTING SANITARY SEWER CL 0 G— — — EXISTING GAS MAIN (n �G:=MND C: (D uG/Etr/c EXISTING UTILITY LINE FH EAD 0 T-MB)HME -ELECTRIC FL C: IECABLE 0 EXISTING FENCE LINE 0 U) w— — — EXISTING WATER LINE (D 932— — — EXISTING CONTOUR LINE c1q LOD PROPOSED LIMIT OF DISTURBANCE C14 C) PROPOSED CONTOUR LINE 04 a) PROPOSED EASEMENT EM111 N101111 ST PROPOSED STORM SEWER C6 PROPOSED EDGE OF ROADWAY PROPOSED CURB LINE It Is A Violation Of The New York Education Law,Article 145 Section 7209, sm PROPOSED SANITARY SEWER For Any Person, Unless He Is Acting PARCEL No. 60—1— Under The Direction Of A Licensed N, J/ —G— PROPOSED GASLINE UND Professional Engineer Or Land Surveyor To Alter An Item In Any Way. If An Item EA 4.9 ACRES± W_��FMCWEO tOH- T uG/E/T/c PROPOSED UTILITY LINE C LEC, Bearing The Seal Of An Engineer Or E C: Land Surveyor Is Altered,The Altering W— PROPOSED WATER LINE Engineer Or Land Surveyor Shall Affix To MI&I'l ME Al I SF The Item His Seal And The Notation PROPOSED SILT FENCE "Altered By"Followed By His Signature TAX MAP PARCEL No. 60.1—1— -vv/"/ PROPOSED COMPOST SOCK And The Date Of Such Alteration,And AREA 5.528 ACRES± kV_- A Specific Description Of The Alteration. �/A EXISTING 6WTAnFVMRaEMBLY Co. P 0 ............ EXISTING CLEANOUT 99.50 X EXISTING SPOT ELEVATION SMH PROPOSED SANITARY MANHOLE Wv PROPOSED WATER VALVE 4TB PROPOSED THRUST BLOCK /g 4' )IC PROPOSED FIRE HYDRANT ASSEMBLY Co. 7 PROPOSED CLEANOUT 'J X1 + SEAL PROPOSED LIGHTING FIXTURE ,A a or /1,'15A x PROPOSED SPOT ELEVATION 'Ile PROPOSED DRYWELL 3 CB PROPOSED CATCH BASIN CD N PROPOSED INLET PROTECTION "VQ R1 mod ma, TC=100.501 PROPOSED TOP/BOTTOM CURB Ac BC-100.00 /00/ mod N� L T omd :mom "Al CD Ad. ca COD IN lff& q "M WEINI`­� 113011 �OR/ N On ,01, CD �/wgmlsmll/,�' JI, N j2k 021 r4miK21 Cal f 1�1� 1, 11 RM/M N 41" <1 vg v" v Q 01 90-11 N) CO3 ... ....... A CD k6 COP) q JOIN. 21115N r4llxl��, S ,W1 ca p "A51 A/ A N 0 A 0/1"POR /M A.......... aN11N` J�P "IN, IN gro,7051, FAGAN PIN FOUN jj/ 0.3 ELT 'IN kwl ENGINEERS Or COR. FOYND SLY & I AND SURVEYORS PG a#' COR. V IVI'vj PUT S) 12"./ 5.2"'N, 1 13 East Chemung Place Elmira N.Y. 14904 Phone (607) 734-2165 EXIS1. DMH 10011, N A v h Fax (607) 734-2169 IN /()N' IN 1,,� 1 a WON,141�12 umfe=U4.3 \N, CMP- 'OVft,12" CMP'=§24.4 www.FagonEngineers.com V 0 50' 100, If "'1" $/0" Fell Z INV(IN,,NE)=816.4q/x- Scale: 1.1 50' 11 x1l 7 Prints are 1/2 Size 7� Z, INV.(IN SW)=816.2 Note I k", Utility information has been plotted from available sources and their locations and size February 2, 2022 Date: �'E H� should be considered approximate only.The contractor is responsible for determining XIST. Z'.1114'1% 12" MM=829.40 INV.(OUT �)12­ P=k4.9\ A, exact utility locations,sizes,and elevations prior to commencing construction.If Lit;wyl I Uy. lxl�llm uncharted or misplotted utilities are encountered,the contractor is required to notify the Drawn By: RX RSN jr I, IN a� owner immediately. e 'm Checked By: JBG P 5 �o I r New York State law requires excavators to contact the one-call notification system prior Project No.: 2022.006 IN % \ \,"I to digging to prevent damage to buried facilities. IT I, \ \ it FED IM/ Drawing Name: IST, MH ZZ1J1J0-5K-1+.UWg IT'S THE LAW! bolin., \PIM=842.10-11 Call three days before you dig! M IN, 1-800-962-7962 Dig Safely New York EXISTING (non-members must be contacted separately) IF I CONDITIONS PRELIMINARY PRINT A NOT FOR CONSTRUCTION ........... Copyright @ 2022 Fagan Engineers C2 1 LEGEND \ PACENKA(R.O.) l � 1 BARTON&RYAN -__- / \ \\ 882/178 / \ \ TAX MAP No.112-2-18 I BEDARD2GA-04636 O(R.O.) 63No.1 \ WELKER(R.O.) 1 2019-04636 � TAX MAP No.112-2-15 Lot Table Lot Table PROPERTY LINE / \ / 2014-05236 TAX MAP No.112-2-16 v / 1 TAX MAP No.112-2-17 I / MEIDLINGER(R.O.), Lot# Area (sf) Area (Ac) Lot# Area (sf) Area (Ac) EXISTING CLUSTER BUFFER LINE / - EXISTING EASEMENT �o' 502051-002� / T 280 (R.O.) I / �? 1 6069.61 0.14 27 3548.40 0.08 p TAX MAP Ne.60-1-36 i - - azso92-001 / ,�, \` EXISTING EDGE OF ROADWAY / \\ TAX MAP No.112-2-19 I / , i'' i'�\`SN� -- •� \ \\ 2 6646.72 0.15 28 3325.84 0.08 EXISTING CURB LINE Ln O ' 3 2471.84 0.06 29 3325.84 0.08 - - -� - - - EXISTING SANITARY SEWER -0 \ MAZZERELA(R.O.) TAX MAP No5112-2-21 �+ ' ' �' 1\ II / OPEN SPACE '' ��'�'`' a \sfE 4 2508.00 0.06 30 2874.65 0.07 - - -G- - - EXISTING GAS MAIN uc-uecBscRourro c N \ \\ %'+ 4 F r-• � '����\� ' al Np 33� \\\ // / 5 2508.00 0.06 31 3550.15 0.08 - - uc/E/r/c - - EXISTING UTILITY LINE tM.ElPfNEa� 1 �0 : SS+FS2.6s V`1P` ` / X - - - X - - EXISTING FENCE LINE -�`� .0 -----I- c4 1 6 2508.00 0.06 32 3324.10 0.08 - - �? ._� / WARD lie LAW(R.O.) /, FUND IRON OPEN SPACE - �'r \ 1 / -w- - - EXISTING WATER LINE N > 475026-002 \ l ./ � .. •- J I ) l 7 2508.00 0.06 33 3325.84 0.08 TAX MAP No.112-2-26 r ' 19-1 - - - 932- - - EXISTING CONTOUR LINE 51,755 SFp\pE FoS�° ,- \i=\ 8 2546.00 0.06 34 3484.07 0.08 __LOD __ PROPOSED LIMIT OF DISTURBANCE o \ 03 RNfq/ g621j4 \ ery Of �000°°saC`., �� 9 2508.00 0.06 35 2370.55 0.05 sy PROPOSED CONTOUR LINE N N o/ IPFeN5 OEMs p No 601A-45 `\ (l� \ I \ IPF TGM RE SPXMP \ \\\ 10 2471.09 0.06 36 2749.03 0.06 PROPOSED EASEMENT j Q 1 ' sT PROPOSED STORM SEWER > I ' I 1 8 11 5514.37 0.13 37 3594.94 0.08 1) v PROPOSED EDGE OF ROADWAY i I 12 3886.80 0.09 38 2624.22 0.06 I l _- -- \\ \ uNl"r ? \ PROPOSED CURB LINE It Is A Violation Of The New York 20 ' \ T+. �\ `\ UNIT a.\ ,, 13 3878.29 0.09 39 3035.55 0.07 SAN PROPOSED SANITARY SEWER Ed For Any Person, Unless tion Law,Article He Is Actin5 Section g09, j \ Under The Direction Of A Licensed 16" TWIN + _ 17 \ i i \ \ ^\ / 14 3694.67 0.08 40 2556.18 0.06 _G- PROPOSED GAS LINE Professional Engineer Or Land Surveyor -------- _ g UG_u �ueo To Alter An Item In Any Way. If An Item / I ,_- _ __,-- L _ _ \\yam UNIT 3 " ; ` 10" 15 4215.78 0.10 41 3325.84 0.08 uG/E/r/c PROPOSED UTILITY LINE E_TELEPHWlE Bearing The Seal Of An Engineer Or I , \ ELECTRC ,; - j CIR w PROPOSED WATER LINE c-cnl�E Land Surveyor Is Altered,The Altering �I EXIST. S - AIL 16�86-1) 16 3847.02 0.09 42 3325.84 0.08 Engineer Or Land Surveyor Shall Affix To - ' 16 I \ ` \\\v RIM L 4� coNc. �RR� SEE 6 - SF PROPOSED SILT FENCE The Item His Seal And The Notation L__ _ _ --.__ -- - -- \\\� // TR Aw B OWN R°P° ,/ 17 3472.74 0.08 43 2874.65 0.07 "Altered By"Followed By His Signature --- - ,- -- \` T W S 0' c',' / C.S PROPOSED COMPOST SOCK And The Date Of Such Alteration,And / �\�^� o ' 22 \ "� ,x1 � (5 �� 18 4234.04 0.10 44 3548.40 0.08 A Specific Description Of The Alteration. I \. IPF TGM , 2'",/ EXISTING 6WTA4Df�IlpJ Ra EMBLY f4WF/8 W , 15 \ ' FSpNPGRO�PDgB\ = `/ I I tel - E 4" 19 4623.32 0.11 45 3325.84 0.08 Co.� ` � \5�2�,�5,�' \\ - \\ , O EXISTING CLEANOUT --_ _ _ _ _._ D \ \4° 20 5503.52 0.13 46 2874.65 0.07 99.50 x EXISTING SPOT ELEVATION 23 , I \ 114 \`° \ 21 3327.41 0.08 47 3548.40 0.08 p PROPOSED SANITARY MANHOLE E /__ i / -''\ ` \` \` \ \ wv PROPOSED WATER VALVE I {------ PT: 5+82.15 / 12" �� \ \\\ < 22 2889.65 0.07 48 3811.50 0.09 N / WEINER(R.O.)318 i I I / \\ \\ EXIST. SMH TGM \\ 0° EASTWOOD AVENUE TAX OPEN SPACE I �� \ '; \\ 23 3568.66 0.08 49 3816.13 0.09 �TB PROPOSED THRUST BLOCK MAP No.60-1-35 '� 24 ,,-� \ x\, \\\ \\ RIM=853.13 PROPOSED FIRE HYDRANT ASSEMBLY / 2018-08523 68,000 SF ; 'I 1 \ \. � `\ \\\\ 24 3930.80 0.09 50 3820.76 0.09 co ` \ \\ PROPOSED CLEANOUT `�'' v \ 25 4219.12 0.10 51 3825.40 0.0913\ + PROPOSED LIGHTING FIXTURE SEAL ` ---- \1 IPF II II �` 25 /'�'' �� \ ` 26 2948.13 0.07 52 3830.04 0.09 z ss.a2 PROPOSED SPOT ELEVATION IVp 31<s l ; i s k /�' \ \� (�1 PROPOSED DRYWELLIIIIIIIIIIIM 12' ` ~ ( / / \ 11 ///' / X$ \ 12,. ` �� / \ \ ` CB PROPOSED CATCH BASIN Z O 26 � C \ ■ PROPOSED INLET PROTECTION �j \ \ ; i C // \ REE.EOITONWO D 18' -71 \ \ wo 96/ Z `tj, 9 2 /\ �L / ` / \ u, f� TC-100.50 � Iil o• T �o Q5 / \ I c� // \ o. BC=100.00 PROPOSED TOP/BOTTOM CURB Z q, �6 47 1 5>. I \I- 27 /s�47e°�oJ / �'j \ �F / ' ' \ I r--'I / Mod / ` 1 1�WILLOW 36" \ .� \ �o W ' 46 ' \ \ I rnl / W Z 7 4 �;( ca R���F4°q0 2/ yO� ONWOOD 14" /' /' /� \ II \//' 2 g // ` X�( \ �' EASTWOOD COMMONS N va A 4 /♦� \ ID / b \ G 5 N I RESIDENTS ASSOC.,INC(R.O.) \\ W Q / 12 \ /' \ I M 1 ` // ` / TREE 627/410 / TAX MAP No.60.1-1-45 \ \ �i �� �x •' I= 53 �' 14\ \ °O ox�� 44 >\ I I 29 // \ a / \ \ \ �• \ / / / \ I �I / / \ TREE ` \ \\ \�` IPF \ ` / \ ; j \ // `` // \ � , I '�' / \ / / I / ^ / TREEax HOUSE /// l , / 3 X 43 , >\ I WILLOW 3 0 //- , / - \ o� z p9ti \\ N0.323 \\ IPF Xop `\ �� / / \ ( I / 42 // \ I STORMWATER // ♦ // R\ \le, \ '\ y / \ ♦ y - - - - - - / ♦ i ,�\,\ I CD AREA 31 // $ z 41TREE CD - - - - - -i \ , \ / , , , 7 y/ \ 48 - - - - - - - � `l / \ �' 32 // i /' y, TREE - - - - - - - - T COTT OOD 18" ` . AX59 ,' 40,'; T--, /- \ /- \ \+ - - - - - - - - - - -\ ' ` / '\ /� \ // i i ' ( �` /// ` \ / TREE OPEN SPACE 49 \ i i H/SEROTSKY(R.O.) BENT PIN - - - F \\ `!! / \� ` � I I I ` ` 3 3 // ` ` // \ z P No.60- FOUND 0.2 t \\\ \ / ` \ ` i , I \ // / MAP No.60-1-34.5 NELY OF COR. - - - - -11,760 SF- - - - -/ t, Q /} \x\� \\ /� ^ ` 13 9 I 3 V ( 37 \ \� / 5 '' $ ` / \ TREE 3�MEFZ- - - - - _ / \ \ \ 5 \ / � o_*11000, \ 50 \ \WALNUI 12" / 34 00,/ / 4 F HOUSE / �� \ \ / \ T SICAMORE 10" e NO.1336 "`\ - - -, %/ `\+ \\� \ I // // // ENGINEERS / i _ /' `` o� \ / ! EXIST. DMH / 35 /'� /' \ s a..a�o\Bl.a >r.ao-+vu Y�uur \ \ >/ .00, +/ ` + ���oF Y 1 / \ / RIM=830.20 / 3 \ .0e.001 \ \ / / //� T 12" East g EXIST. SMH / �� ,'> / BUTCHER(R.O.) WALL +� `\ , ,� i + IPF \ / \ E 8" \' 1 13 Elmira N.Y. 14904ace RIM=773.60 /'i ��/' '}/ TAX MAP No.60-1-32 WOOD R IPF /` \ 52 _ 2+00 36 / \ Phone (607) 734-2165 Fax 607 734-2169 '/ www.FoganEngineers.com /29'/Se�P/ / pip 2'F FOUND / � \\ � / / 12" 12 � `� /A X \\ ( ) \ Al OF T�%x - - 1 IPF o � �\ � �/ � 2* \ . 0 50' 100' -An r-- N //\\ o SEXIST. SM1t� \ �"R!S '�\ Scale: 1" = 50' / \ RIM=829.40 � � - - - - -`- - - N / \TRAN OR o \ d \. Note: 11x17 Prints are 1/2 Size _ �/ _ Utility information has been plotted from available sources and their locations and size Date: February 2, 2022 34'x42'PERMANENT EASEMENT FOR / / >� should be considered approximate only.The contractor is responsible for determining DRAINAGE TO NYS,SEE 606/1001 PIN FOUND �, XIST. DMH / �S -.. �\J A� AND 613/443,FILE N0.1245& ,' 0.3 FLY - - - - - - 1 Qom/ /RIM=828.10 / �P� // V. ` --•...,, NAIL �T , Q \ \, �i �G exact utility locations,sizes,and elevations prior to commencing construction.If Design By: RSN o of R / o o uncharted or mis lotted utilities are encountered,the contractor is required to notify the , ( , 592/1043 FILE N0.1170 / / / / \ \ FT 1; ` ii" p q �' Drawn B RSN \` ELE PEDBy:owner Co\ �P 1 EXIST. / HIGHWAY LINE PER +, I- x immediately. URVEY MAPS OF / / / �� \\ 1 I R RIM=8• Checked By: JBG RECORD PRICE(R.O.) / / ''/ F���Fs„ C' �� ��'G� New York State law requires excavators to contact the one-call notifications stem prior Project No.: 2022.006 \ / 594826-001 / - \ /?�a\\j I � C q Y 1 ` TAX MAP No.60-1-31 / \ 4' , 'IV fit' �1°ti to digging to prevent damage to buried facilities. \ // / 2.0' \ \ \ c���C % � gg g IT'S THE LAW! Drawing Name: 22006-sk-4.dwg EASTWOOD COMMONS \ \ \`�\\ \\ \\\\ 0t�ii � i'/ Call three 1800.962-7962oudig! RESIDENTS ASSOC.,INC(R.O.) \ ,i \ / SMITH(R.O.) TAX MAPB/898 No.60-1-30 // 641/.6 - ` � / Dig Safely New York CLUSTER IPF TAX MAP No.60.1-1-46.1 EXIST. SMH ' �� � (non-members must be contacted separately) \\ \ / // / I RIM-833.00 � /� *o2 SUBDIVISION PLAT ` F�'S /� /' PIPE FOUND _ _ PRELIMINARY PRINT 0.9' OF CORNER WL� I - - -- - --_, 1 NOT FOR CONSTRUCTION Copyright©2022 Fagan Engineers C3 WIN 04/a/w/w// "A LEGEND EXISTING ZONING INFORMATION ZONING DISTRICT - MEDIUM DENSITY RESIDENTIAL (MDR) PROPERTY LINE EXISTING CLUSTER BUFFER LINE TAX MAP # 60-1-34.2 EXISTING EASEMENT C REQUIRED EXISTING EDGE OF ROADWAY 0 U) 0 F7 PARCEL SIZE 15,000 SF EXISTING CURB LINE 0 60'* — — —SAN — — — EXISTING SANITARY SEWER CL MIN. LOT WIDTH X/M 1001** — — —G— — — EXISTING GAS MAIN F�G:=MND C: (D H IN CU 0 UG/E/T/C EXISTING UTILITY LINE -MIPM MIN. LOT DEPTH 150'*** -EECTR C: X — — — X EXISTING FENCE LINE 1-CABLE 0 F BUILDING SETBACK EXISTING WATER LINE > W— (D 932— FRONT YARD 25' EXISTING CONTOUR LINE REAR YARD 30' CN D SIDE YARD 15' LOD PROPOSED LIMIT OF DISTURBANCE C14 C) ............................................. 04 PROPOSED CONTOUR LINE 'r- 4, MAX. LOT COVERAGE 20% PROPOSED EASEMENT .4 MAX. BUILDING HEIGHT 30' D ST PROPOSED STORM SEWER 15 P/// Bill, 14 SPACES**** PROPOSED EDGE OF ROADWAY ( j,� V. 00 PARKING SPACES . . . PROPOSED CURB LINE It Is A Violation Of The New York *MIN.LOT WIDTH AT STREET LINE Education Law,Article 145 Section 7209, *MIN.LOT WIDTH AT MAX.REQUIRED FRONT YARD SETBACK(50') PROPOSED SANITARY SEWER For Any Person, Unless He Is Acting ***MEASURED FROM HIGHWAY ROW Under The Direction Of A Licensed ****ONE OFF-STREET PARKING SPACE PER DWELLING UNIT —G— PROPOSED GAS LINE UND Professional Engineer Or Land Surveyor tOWH 2MCW'o To Alter An Item In Any Way. If An Item T uG/E/T/c PROPOSED UTILITY LINE C Bearing The Seal Of An Engineer Or /a C:F _7' Land Surveyor Is Altered,The Altering B —w— PROPOSED WATER LINE Engineer Or Land Surveyor Shall Affix To B SF The Item His Seal And The Notation PROPOSED SILT FENCE "Altered By"Followed By His Signature EXISTING ZONING INFORMATION cs,— PROPOSED COMPOST SOCK And The Date Of Such Alteration,And L A Specific Description Of The Alteration. A ZONING DISTRICT - MULTIPLE RESIDENCE (MR) EXISTING 6WTAnFVMRaEMBLY C co TAX MAP # 60.1-1-46.22 0* EXISTING CLEANOUT REQUIRED 99.50 X EXISTING SPOT ELEVATION SMH PROPOSED SANITARY MANHOLE 30,000 SF PARCEL SIZE Wv PROPOSED WATER VALVE MIN. LOT WIDTH 1001* 150'** 4TB PROPOSED THRUST BLOCK MIN. LOT DEPTH 200'*** )IC PROPOSED FIRE HYDRANT ASSEMBLY c0* PROPOSED CLEANOUT A\ PROPOSED LIGHTING FIXTURE SEAL + /yc x PROPOSED SPOT ELEVATION "U, B BUILDING SETBACK No FRONT YARD 50' PROPOSED DRYWELL J/dik" REAR YARD 50' CB N PROPOSED CATCH BASIN CD A SIDE YARD 50' F PROPOSED INLET PROTECTION ON- MAX. LOT COVERAGE 30% wo TC=100.501 PROPOSED TOP/BOTTOM CURB mod MIN. USEABLE OPEN SPACE 30% BC=100.00 mod C F"TIN MAX. BUILDING HEIGHT 38'OR 36'**** 71 MIN. SPACE BETWEEN 20' ca B BUILDINGS COD D t4l Wd PARKING SPACES 48 SPACES***** rd A *MIN.LOT WIDTH AT STREET LINE *MIN.LOT WIDTH AT MAX.REQUIRED FRONT YARD SETBACK(50') ***MEASURED FROM HIGHWAY ROW A JR/00 *MIN. 38'FROM LOWEST INTERIOR GRADE OR 36'FROM ja Ca LOWEST EXTERIOR GRADE WHICHEVER IS LESS A *****ONE PARKING SPACE PER DWELLING UNIT CA B C CD CA N D B B A ................... C FAGAN ENGINEERS & LAND SURVEYORS PC 1 ]3 East Chemung Place Elmira N.Y. 14904 Phone (607) 734-2165 Fax (607) 734-2169 www.FaganEngineers.com 0 50' 100, EXIST SMW D 1.1 Scale: 50' a 7//////, NIM=829 40 Note 11 x1l 7 Prints are 1/2 Size Utility information has been plotted from available sources and their locations and size February 2, 2022 3/t/ Jo?, Date: zi, should be considered approximate only.The contractor is responsible for determining exact utility locations,sizes,and elevations prior to commencing construction.If Design By: RSN uncharted or misplotted utilities are encountered,the contractor is required to notify the Aya 1��/7 Drawn By: RSN /Ji/0 B owner immediately. EX ST. Checked By: JBG /01011k, 'M, RIM=8. I�N New York State law requires excavators to contact the one-call notification system prior Project No.: 2022.006 to digging to prevent damage to buried facilities. Drawing Name: IT'S THE LAW! 22006-sk-4.dwg Call three days before you dig! 1-800-962-7962 Dig Safely New York (non-members must be contacted separately) SITE PLAN PRELIMINNY PRINT NOT FOR CONSTRUCTION Copyright @ 2022 Fagan Engineers C4 1 ` I LEGEND PROPERTY LINE EXISTING EASEMENT \ \ 11 i , ► —————— EXISTING EDGE OF ROADWAY \ N ./ ------------ / / �" ► h 1 ------------ EXISTING CURB LINE / - - -Sn6 - - - ER — i EXISTING SANITARY S O G � . ,iF, ,,_— ► I — — — — — — EXISTING GAS MAIN -� •� uG-UNDERGROUND U / / � , % \ —V �� i' — — uG/E/T/c — — EXISTING UTILITY LINE --T OVERHE c N �� �% / ,�% OPEN SPACE %-' � !��� SSE - — - G-B`E ND � EXISTING FENCE LINE 0 14,08� 8 2.6s c� � / N 0 I —/ —— —w— — — EXISTING WATER LINE -c .� c > - - —eat- - - EXISTING CONTOUR LINE z /5055 SF L00 PROPOSED LIMIT OF DISTURBANCE CN —� ss PROPOSED CONTOUR LINE CV _ PROPOSED EASEMENT N � ,.,... 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'' ,a3�� RIM L 4�` %'caN� Cs PROPOSED COMPOST SOCK The Item His Seal And The Notation � �� R B R / "Altered By"Followed By His Signature SMH EXISTING SANITARY MANHOLE And The Date Of Such Alteration,And APPLENN „ A Specific Description Of The Alteration. e L IPF,>•GM � "HD EXISTING FIRE HYDRANT ASSEMBLY / O 4 WF/8 W 48 2 P� R a kv = E 4" o IN ' EXISTING CLEANOUT I , 4 � S9� 8:43 99.50 x 0 8 4p EXISTING SPOT ELEVATION C / I � � / � % /�-�� ��- � � �� 4„ "� � ` � \ p PROPOSED SANITARY MANHOLE Wv PROPOSED WATER VALVE ' N TGM 1 ��� 0' \ EXIST. SMH 4TB PROPOSED THRUST BLOCK / �o OPEN'SPACE i I B \ ✓ �, �� RIM=853.13 �V, PROPOSED FIRE HYDRANT ASSEMBLY / 68,000,SF `� , /" I IL I _.— \ \ ��\ i PROPOSED CLEANOUT --INV 36" STEEL CULV T=774.90 ` I 00 \ , PROPOSED LIGHTING FIXTURE '' -- ... � , s� I � �'\ �,✓ SEAL h,C► IPF I I A D x ss.a2 PROPOSED SPOT ELEVATION B • PROPOSED DRYWELL 4_ / \ I �i /' \ `�� / \ CB ■ PROPOSED CATCH BASIN O F � / \I I cr �I i_ ` \ \ \ \ ■ PROPOSED INLET PROTECTION W r • .I � / REE D 18' v ` TC=100.50 T Bc-loo.00 PROPOSED TOP�BOTTOM CURB Z 80 Off, o C /' C �, I�� , I v O s ► I I J \ NlIL \ �� i ,Oca w1 00 i A \ I I ��/ g �� �, ` , TCOD i X\ D v � INV 12" PIPE=790.9 E4 ' / INV 15 CM TREE B I �, I / \ // f,M B A \ \ .000 V'• I �. C I �I �/ / \ TREE , + IPF, /I i \ 2 I I ; \ \ � „ /\I \ O WILLOW // A TREE ' ✓ x Q x / A HOUSE I I 26 \ N0.323 � v \ \\ I ' STORMWATER \\ /'\,- y Q B / � I ; I � C �AREA $. A �-- IIIIIIIIIIII� O / \ CA / �.. D x // B \') / // TREE W CDi \ r A B / \ TREE \ / "QOTTr�VW � �A TREE PEN SPACE6I >� I / PF s, u 11,760 SF r r i t I r� PLEASE NOTE: INDIVIDUAL SINGLE FAMILY RESIDENCE r / t Iu" FOOTPRINTS ARE PROVIDED FOR REFERENCE ONLY. �� , D /I B � < $ �A \ . TREE \ ✓-' OO S O O C/ \ OE3't OVER / � / \r\ ` ` C \ // J' // � �AFAGAN HOUSE /" 7�� �✓ �✓ �a`'� I V/ \ / j T 31 AMORE 10" /11 ENGINEERS NO.13 / p 1 A / , T.,D H / ��S /� & IAND SURVEYORS PG KOO \ p � __1� , / / , ✓ � � \ � T \ 1 1 3 East Chemung Place cP � \ Elmira N.Y. 14904 RIM=773.60 1�� �p�„�i.� i INV 8" PLSTC P=783.50 / /, \ CP E 8„ EXIST. SMH z+ao ` } Phone Fax (60 0 7 5 734 2 11 6 9 / / / x www.Fa anEn ineers.com \ M .. 2q�.PgQ,' � � � �� +l��12 ,� L �\\ � / $ g g 0 50' 100, >> �M bxA \ .� EXIST. S r _ _/ � q � o � �� . s�, � � � � Scale: 1 — 50 ,-' OPEN S�/ACE / / TRAN ORM a�RIM=829.40 ��' A 11x17 Prints are 1/2 Size Note ,A/ , O ` / 6• A. PPS G ,,A '� 9,450 SF' ��� �� Utility information has been plotted from available sources and their locations and size February 2, 2022 � � x / >. � ,,,,,-•,, P ��" Date. rY `8S / should be considered approximate only.The contractor is responsible for determining �O f' T 1 , / ��/ /R MI 828.10 '/ J� / � exact utility locations,sizes,and elevations prior to commencing construction.If Design By: RSN uncharted or misplotted utilities are encountered,the contractor is required to notify the Drawn By: RSN Q' \ \ B v T / / \ TELE owner immediately. / SEXIST. Checked By: JBG �F. ��� RIM=8• " ,' T '> / / \ °�,� New York State law requires excavators to contact the one-call notification system prior Project No.: 2022.006 \ , / 2,; / F " w °ti° %�;c�� � to digging to prevent damage to buried facilities. \ ,�� i �o cP G�fi 99 9 p 9 Drawing Name: . ITS THE LAW! 22006-sk-4.dwg + Call three days before you dig! 1.800.962.7962 / oX IPF o '' / Dig Safely New York \ EXIST. SMH ` e o RIM=833.00 &�x, %' /�' (non-members must be contacted separately) GRADING PLAN INV 24" CMP=808.30 I ' PRELIMINARY PRINT l` -wV 12" CMP=808.80 _ _ - -- - - - - " ► NOT FOR CONSTRUCTIONC4 Copyright©2022 Fagan Engineers 1 / I LEGEND 1 PROPERTY LINE - - - - EXISTING CLUSTER BUFFER LINE i � EXISTING EASEMENT i h \ ------------ EXISTING EDGE OF ROADWAY 0 ______====== EXISTING CURB LINE O - - -SAN - - - EXISTING SANITARY SEWER -� Q L OPEN SPACE I - - -G- - - EXISTING GAS MAIN uG-UNDERGROUND c N `\G OH-OVERHEAD 14 080 SF r-• � // I NOuse / - - uG/E/r/c - - EXISTING UTILITY LINE E_TEUHGNE ELECTRIC a 0 / - \\ X - - - X - - EXISTING FENCE LINE c-�� V .� \ z� �IP OPEN SPACE �J ��+ 'r / - - -w- - - EXISTING WATER LINE ' \_-V 51,755 SF ( '' 119 - I - - -932- - - EXISTING CONTOUR LINE wn i� CN LOD __ PROPOSED LIMIT OF DISTURBANCE CN _ ___ __ pF /// \\ \� RIM STORM 50 6ATE ss PROPOSED CONTOUR LINE N " INV.(IN E)12" HDPE=848.1 0 \ i . IPF TGM \ INV.(IN S)12" HDPE=848.79 PROPOSED EASEMENT i Z 1 1 \ `\ �` \\ INV.(OUT w)12" HDPE=847.9 sT PROPOSED STORM SEWER x- I 1 \ \ ( \ \\ PROPOSED EDGE OF ROADWAY 2O 1 ________ ` T UNIT _ \ PROPOSED CURB LINE It Is A Violation Of The New York ` + Education Law,Article 145 Section 7209, '� NIT 4"� � PROPOSED SANITARY SEWER For Any Person, Unless He Is Acting ` I I 11 INV.(IN NE)12" HDPE- .U1 � i i A INN 12°'HD�'E=848� v �`� 16" TWIN z 1 I I m INV.(OUT S 1 V'HDPE=847.84 Under The Direction Of A Licensed ___G PROPOSED GAS LINE Professional Engineer Or Land Surveyor ... _ !NV 12 HDPE:== 47.79 uc-uNDERGRoueD / I ----- L___------. ��>� ,T q %\ 10"/ � T Bearriin ATheeSeal Of Anm In Any VEngineeray. If An lOrm uc/E/T/c PROPOSED UTILITY LINE T-TE�EPH�,E \ / I \i� UN 1f V 12" )f I ,84 . 0 ( / E-E1.ECTMC g 21 `\ \ ` E IST.S ,� ��� Engineer Or Land Surveyor Shall Affix To I I ' CI c cA�E Land Surveyor Is Altered,The Altering J� w PROPOSED WATER LINE __ 1 1 6 \\ RI =851 L coNcRR� The Item His Seal And The Notation / PROPOSED SILT FENCE I I _____,_ i --------- ` \ S Pw R / sr "Altered By"Followed By His Signature D _ - \ ` T APF' �R c.,50?1E� / C.> PROPOSED COMPOST SOCK And The Date Of Such Alteration,And ' I z ` ` -f" pls - -A A Specific Description Of The Alteration. 22 IPF TGM \s9ti ,-// INV. EXISTING BOT�'Df�IIpJAHM EMBLY f 4°WF/8' W 1 15 s f"HD� t,8 N \, / I --------- s� INV 12 HP 5��R1155 C2ga -�� E 4" / INV. Co. EXISTING CLEANOUT " l ; f 84 \ i 0 �:43 \ ss.5o x EXISTING SPOT ELEVATION 23 1 84D ` - `_ \ p PROPOSED SANITARY MANHOLE -� z 14 F 4 \ �" PROPOSED WATER VALVE \ \� 0 OPEN SPACE I I TGM D„ SMH �TB PROPOSED THRUST BLOCK 3 1 i i i �s C \\\ �� v EXIST. 3.1 68 000 SF I I 24 \ \/' \\ \ \ \ RIM=853.13 I ) 1� I , �*\\� ��\ ` \ PROPOSED FIRE HYDRANT ASSEMBLY � ` ' j I '� I ... ` `` \ \ `\ \�� \ \ 3-INV 36" STEEL CULV T-774.90 _ /� \ �' PROPOSED CLEANOUT % // \ 13 / \ '� \\ \y\ + PROPOSED LIGHTING FIXTURE SEAL - - h01Cic,E. l IPF Ii I li �� 2 5 / /// \ ✓ \ \ x ss.a2 PROPOSED SPOT ELEVATION �C'37�g / I I I / // �� \ (■1 PROPOSED DRYWELL O �, �� 12 L \ / ' I 0.1 12 / \ \ ■ PROPOSED CATCH BASIN Z O \ L� y I i // TREE-00<0NWO D 18'Ao \ �\ t� \ ■ PROPOSED INLET PROTECTION26 3} \\ 2 �\ I / / TC-100.50 �w \ T 1 44as / /0.11 / \ \ �� BC=100.00 PROPOSED TOP/BOTTOM CURB m Z 4727 '� Olj l , / I I V / , _ \i\� ~ /F / ,/ / \\\ �I �� `� /10, v2 ` ,ILLOW 36„ \'" '\1 f \ �\ \ \ W O ST y f+�WOM"1 / 00 / 6 / \ I �I / / `\ m 45 INV 12" PIPE=790.9 V COD Qj 7.5 111.01 'INV 15" - / / �` I I \ // // TREE29 .01.01 / s / \ \ W 44 � 10 � � o 0.11 / TREE \\ \\` IPF s9ti ` / / \ j I ` // // / \ Cal i � lz9 \ / \ HOUSE \ i'/ i / /' 43 ,' �\ I 3 ) WILLOW / 3 0 ///^ //// TREE / ✓ \ \ No.323 \ ,' IPF / / / \ I I \\ \> s �� , 42 /// \ I STORMWATER \ '\ y♦ 9" � /' � � I AREA ` / / � // ` `� \ z, \I\3 I I 31 101 // // CA 41 // I I\'I I / / TREE W 30 v , 7 48 I � I - / 4 ,� I I 3 2 // 100, TREE \ T COTT WOOD 18" / O/ I 3 ----- T / '� / 6 + � OPEN SPACE 49 // sq /' I I I I ' ( / TREE IPF ,'�/ ;`, / • ; I `, 33 //- //- 11,760 SF / \ / < I I I / / \ \ !�? \ FENCE I 3 ( 39 38 3� ` ` /// 5 / TREE 0.3't OVER / / +A" \ \ sy WALNU 1 " ( -w- / 5 ti t I I 34 �,// / / \ ,/ �wI /, •X\• / I ST ` // cPv� 4 / FAGAN HOUSE , / \ \ �� A / T SICAMORE 10" e / N0.1336 ,/`Oi� �' \ \�\ /' / ` I I �" \ i /// OUT S) 12"� 825.2 // ENGINEERS FROa // / i/ \` 51 / ` ) W W ST. DOH , / 35 � // & IA�N T SaJRVEYc1RS PCB \ >` / ) INV.(IN NW)12 G = 0 J �� NE 12"CMP=82 3 .01.00, \' CMP=825.0 ` ��o" r� 7 7 3 East Chem�ng Place V \, � � , � / I g / / INV.(OI�S 1P=82 // T 12 �/\ Elmira N.Y. 1 4904 \ / \ \�\ \ o IPF / 3 6 y // Phone (607) 734-21 65 EXIST. SMH /i p���j ii INV 8" PLSTC P=783.50 +� \ \� / '/ '/ N SAN SAN i E 8 \ Fax (607) 734-2169 RIM=773.60 / / / )10"f=766.1 �Q�P / } / �/\�y��\ 52 i'/ 1 12„ 1 / /F�^\\ INV.(IN NE)_A4 www.FagonEngineers.com 0"t=766.0 P5 i `\ \ � / 1 1 INV.(II�SV4f 816.� - -S \ \ �P��` \F`\ OUT SE)=816�1 11 2 0 50' 100' ' \ \ EXIST. SMH , \ '� _ l Scale: 1 - 50 - ,-' OPEN SPACE 1 /�\ \ �S ' , RIM-829.40 ` \\ V.(OU 12" CMP 4.9 // /, I \TRANSFORMER sP ��L �\\ \ \ 1 P Note: 11x17 Prints are 1/2 Size 9,450 SF 1 (A INV.(IN E)18" CMP=810 / \ ,-' N w\ Fir ' ' SPA �� Utility Information has been lotted from available sources and their locations and size February 2, 2022 - Y p Date: rY INV.(IN N)18' CM+84o.s \ \ \ - eP >� should be considered approximate only.The contractor is responsible for determining \\\ c/'� \% , /'�� T 1 I INV.(OUT S) 2 P=810.5 / XIST. DMH P� \ \�\ j��` x s , s ,' RIM=828.10 , Q�J� exact utility locations,sizes,and elevations prior to commencing construction.If Design By: RSN / (o INV.(INN 2" CMP=824.4 P o \", F� uncharted or misplotted utilities are encountered,the contractor is required to notify the Drawn B RSN P / INV IN/N 12" CMP=823.8 r \ y ( ) , \ ELE PED T \ owner immediately. \ / J� INV.(K SE)18" CMP=823.7 \ � EXIST. / INV�OUT W)18" CMP=823.7 \`\�y�4 F �jl 1 I , % RIM=8• Checked By: JBG N R New York State law requires excavators to contact the one-call notifications stem prior Project No.: 2022.006 T 1 \. \�\`r �G� q Y p 1 I / INV.(IN N)12" CMP=824.4 qz 11? ,\otic\ P� c� ER to digging to prevent damage to buried facilities. / 99 9 p 9 Drawing Name: INV.(OUT NW)18" CMP=824.7 � ,i/5 Call three days before you dig! 22006-sk-4.dwg 1.800.962.7962 \ ` ' I F / Dig Safely New York � EXIST. SMH \ ' / (non-members must be contacted separately) RIM=833.00 UTILITY PLAN INV.(IN NW)=813.2 1 INV.(IN NE)=813.2 z Sr�� NO PIPE VISIBLE INV 24" CMP=808.30-\ / 5� - _ INV.(OUT S)=812.9 WATER LEVEL PRELIMINARY PRINT INV 12" CMP=808.80 _ _ - -- - - - - - - - T NOT FOR CONSTRUCTION - - INV.12" HDPE=832.6 NO PIPE VISIBLE DUE TO Copyright©2022 Fagan Engineers C6 PAVEMENT: SEE PAVEMENT SECTION DETAIL (OR AS DIRECTED BY THE ENGINEER.) a WAT E R M A I N / SEWER CROSSING D E TA I L LAWN OR FIELD AREAS, SURFACE RESTORATION SAW CUT AND TACK COAT EXISTING PAVEMENT SHALL REQUIRE A MIN. OF 4" TOPSOIL IN CONDITION SCHEMATIC REQUIREMENTS SAWCUT LIMITS AND LINE FOR PAVEMENT 12" W z PLACE OF THE STONE AND SUBBASE. BACKFILL RESTORATION SHALL BE APPROVED BY " SHALL BE SUITABLE EXCAVATED MATERIAL HIGHWAY DEPT. PRIOR TO SAWCUTTING. 1 N Y COMPACTED TO 90% MAX. STANDARD PROCTOR A) WATER LINE AND SEWER LINE PIPE LENGTHS � a Z DENSITY TO BE CENTERED AT CROSSING. O ZIGZAGGING OR IRREGULAR SHAPES SHALL EACH LENGTH OF PIPE TO BE 10 Ft. MIN. NOT BE ALLOWED. STEP BACK EACH MIN. " Ln c SUCCESSIVE LAYER OF MATERIAL (12" MIN.) — — 2 CRUSHED #1 STONE OR I _O FROM THE EDGE OF THE TRENCH EXCAVATION 00cc) (E I=I MATCH EXISTING THICKNESS 0 00 0 00 0 0 0 0o MORE THAN CL GRANULAR SUBBASE: 9 NYSDOT TYPE 4 -1 I I��I I I I— o0 ogoo ogo ogo° `bg I=1 I I- 0 0 0 0 0 WATER LINE 18 INCHES V GRANULAR SUBBASE 12" NYSDOT TYPE 4 COMPACTED TO 95% MAX. STANDARD PROCTOR ABOVE � `Y ``/ `Y �`�%Y` I((= DENSITY C N COMPACTED TO 95% MAX. STANDARD - /�i��/,ice./,i�� , ��/,i��/ SEWER LINE cy p PROCTOR DENSITY ,y,�,,......,y,., ,�,,y, a � —III �,��/,,/��/,� .1 1 1i (_ ALL WATER MAINS AND WATER SERVICE LINES SEWER LINE .0 BACKFILL: SUITABLE STABLE EXCAVATED I= SHALL BE AT A MINIMUM DEPTH OF 5'-0" MATERIAL (OR IF EXCAVATED MATERIALS ARE _lieN UNSTABLE OR UNSUITABLE, THEN PROVIDE WARNING TAPE (n APPROVED SELECT GRANULAR FILL). COMPACT2 »�'2��.. TO 95% MAX. STANDARD PROCTOR DENSITY. —II ::,. II— A) WATER LINE AND SEWER LINE PIPE LENGTHS N MIN•; IN,''.' (� PIPE: TO BE CENTERED AT CROSSING. O 1 II :_• '.,; :.: ::. I= WATER MAIN — CLASS 52 DIP BEDDING: ` ' WATER SERVICE — TYPE K COPPER EACH LENGTH OF PIPE TO BE 10 Ft. MIN. N DUCTILE IRON — GRAVEL 100% PASSING THE _ _•= _ `=° III STORM SEWER — HDPE, ADS N-12 OR HI—Q I I MORE THAN 12 INCHES B) WHEN BOTH WATER LINE AND SEWER LINE t p SANITARY SEWER - SDR-35 PVC ARE NEW, SLEEVE SEWER LINE NTH STEEL 2" SIEVE) -I 11= I 1=1 I 1=1 I I I�(������ I�� (OR AS SPECIFIED BY THE ENGINEER) WATER LINE CASING FOR 10 Ft. EACH SIDE OF CROSSING. COPPER - SAND BUT LESS TH N 18 INCHES HDPE OR PVC - AGGREGATE STONE (NYSDOT NOTES : ABOVE __OR__ # 1) 1. Excavate trench to a safe side slope or provide trench SEWER LINE It Is A Violation Of The New York bracing per OSHA standards. WHEN ONE LINE IS EXISTING, SLEEVE PIPE It Law,Article 145 Section 7209, SEWER LINE BEING INSTALLED WITH STEEL CASING FOR For Any Person, Unless He Is Acting 2. Contractor shall keep all excavations free of water and 10 Ft. EACH SIDE OF CROSSING. Under The Direction Of A Licensed provide a firm stable base for the pipe bedding. Professional Engineer Or Land Surveyor To Alter An Item In Any Way. If An Item Bearing The Seal Of An Engineer Or TYPICAL PIPE TRENCH DETAIL A) Land Surveyor Is Altered,The Altering SEWER LINE WATER LINE AND SEWER LINE PIPE LENGTHS Engineer Or Land Surveyor Shall Affix To TO BE CENTERED AT CROSSING. The Item His Seal And The Notation N.T.S. EACH LENGTH OF PIPE TO BE 10 Ft. MIN. "Altered By"Followed By His Signature And The Date Of Such Alteration,And III B) SLEEVE SEWER LINE WITH "STEEL CASING A Specific Description Of The Alteration. MORE THAN FOR 10 Ft." EACH SIDE OF CROSSING. SEWER LINE 18 INCHES C) PROVIDE CRADLE OF CONCRETE OR CRUSHER ABOVE CRUSHER RUN STONE (SEE TRENCH SECTION WATER LINE DETAIL BELOW) FOR WATER LINE AND SEWER LINE FOR 10 Ft. EACH SIDE OF CROSSING. CAREFULLY j TAMPED PLOWABLE BACKFILL FILL NOTES WL WATER LINE D SL SEWER LINE < k, x 1/4 D SEAL D OUTSIDE DIAMETER OF PIPE ° ' D PLUS 1/4 D. 4 INCH PIM IN NO CASE SHALL PIPES BE CLOSER THAN 8 INCHES MINIMUM 12 INCHES APART. DISTANCES ARE MEASURED Q BETWEEN OUTSIDES OF PIPE. mod W mmma Z � W � � W a � o Q ca vc E .................................................... y o Ylf iNpMw��t,I I I CA KENNEDY K81—A GUARDIAN (AWWA C502) ALL NOZZLES SHALL W O C MEET BREAKING RING SHALL BE MUNICIPAL SPECIFICATIONS. ~ 6"MAX. TO 2" MIN. ABOVE U° 6" GATE VALVE AND VALVE BOX (SEE GATE FINISHED GRADE VALVE DETAIL) ° 16 oz. NON—WOVEN GEOTEXTILE \\ E o 5/16" STEEL SIGN _ w ° POST BOLTS C) z A D o CONC. THRUST BLOCK (DO C) :2 NOT INTERFERE WITH o 0 HYDRANT WEEP HOLES PROPOSED WATER MAIN FAGAN° UNDISTURBED EARTH-- :. • '' ' -'� —., 2" "..: NENGINEERSg ° 5 MIN. ,. �" _ :SURVEYORS PC I' 1 w IIry;p:�:�!ppppppppppppppppi o I 0 (RURAL NO SIDEWALK) �• ':. • � CONC. THRUST BLOCK c ° 7' MIN. EAST JORDAN EJ5423 FRAME & GRATE HEAVY — : 4f,r's 1 13 East Chem�n Place „ _ Elmira N.Y. 14904 '. ,r:t� g STAINLESS STEEL DUTY #1 CLEAN STONE FOR HYDRANT �': �;�,� G' °`.. ..�.;;r 12 ` U—CHANNEL POST o 12 MII URBAN WITH SIDEWALK) WEEP HOLE DRAINAGE (MIN. AREA =��_�� ��-�� Phone (607) 734-2165 OR APPROVED EQUAL ° ( URAL NO SIDEWALK) MORTAR AROUND AND UNDER CASTING, 2'X 2') IF GROUNDWATER IS Fax (607) 734-2169 E ° M.J. E o 24 MIN. 5'-091 BTEE (W.M. SIZE X www.FaganEngineers.com ° (TYP.) WITHIN 7' FROM GRADE, WEEP 2'f ° HOLES SHALL BE PLUGGED MIN. o so' goo ° (URBAN WITH SIDEWA K) "ZEISER WILBERT VAULT, INC." CATCH VARIES Scale: As Noted BASIN MODEL NUMBER CB228 AND 6" D.I. LATERAL PIPE, CEMENT LINED, M.J., W 3 Note: 11x17 Prints are 1/2 Size I NUCOR LAP SPLICE VARIES 6" 5 SOLID CONCRETE / R1 1 U—CHANNEL BREAKAWAY INCREMENTS (12" RISERS BLDG. BLOCK 3/4" STAINLESS STEEL THRUST RODS FROM GATE Utility information has been plotted from available sources and their locations and size Date: February 2, 2022 ° SYSTEM, OR APPROVED MINIMUM 2'X2' NOTES: VALVE TO HYDRANT should be considered approximate only.The contractor is responsible for determining EQUAL ) SUITABLE/STABLE exact utility locations,sizes,and elevations prior to commencing construction.If Design By: RSN STOP Reduce spacing 40% ° BACKFILL 1. All joints on fire hydrant lateral to be mechanical joint, with a minimum uncharted or mis lotted utilities are encountered,the contractor is required to notify the 0 1 Y 1 p q �' Drawn By: RSN A B C D E F 4" o of 3 thrust rods each. owner immediately. 18 .375 6 6 C 3 7,75 PROVIDE EAST JORDAN EJ5954 CATCH Checked By: JBG 777777��`,�� ° '��'�`'��'�`;��'�`' EDGE SHOULDER/CURB BASIN TRAP 2. Do not block hydrant weep holes with concrete thrust block. �`��`�`�`�� \� ���\�'\�'' New York State law requires excavators to contact the one-call notification system prior Project No.: 2022.006 24 .625 8 8 C 4 10 ° �����, . •' - ® 30 .75 10 10 C 5 12.5 0 /`\\�� n <° to digging t0 prevent damage to buried facilities. �`� ` ° I 3. Engineer may order wee holes plugged if hydrant base is below high gg g p g Drawing Name: 36 .875 12 12 C 6 15 0 `�;,�i�'�`i�i�i�i�i�i�i�i�i�i� c1l NON—SHRINK GROUT ALL PIPE g y p p 99 y 9 STAINLESS STEEL ,,���,��,,���,���,���,���,��,,\���,� , ground water table. ITS THE LAW. 22006-sk-4.dwg 48 1.25 16 16 C 8 20 U—CHANNEL POST o 36 'x'x'x'x'x'x'x'''!%'% CONNECTIONS TO CATCH BASINS, TYP. ( ) Call three days before you dig! OR APPROVED EQUAL o 4. Contractor shall field verify all hydrant elevations prior to ordering risers 1.800.962.7962 ° %i`� Dig Safely New York ° �i�`�i` 5. Contractor shall verify with water department the proper valve opening CIVIL DETAILS ,�\>° �,;\\\;/F (non-members must be contacted separately) direction. \' N11, MIN. 6" FOUNDATION COLORS: LEGEND — WHITE (RETROREFLECTIVE) %,. BEDDING STONE BACKGROUND — RED (RETROREFLECTIVE) TYPICAL STOP SIGN TYPICAL SIGN INSTALLATION 2'x2' CATCH BASIN DETAIL FIRE HYDRANT ASSEMBLY DETAIL PRELIMINARY PRINT N.T.S. N.T.S. N.T.S. NOT FOR CONSTRUCTION N.T.S. Copyright©2022 Fagan Engineers C8 STANDARD AND SPECIFICATIONS FOR LAWN AREA IMPROVEMENT --50' MIN. 2"X4" WOOD FRAME SPECIFICATIONS FOR SILT FENCE PROTECTION 6" MIN. 3' STAKE 1. Filter fabric shall have an EOS of 40-85. Establishing Grasses (Turf grasses) S•• 1.5' MAX. �- .. 1 _ • • -' 2. Cut fabric from a continuous roll to eliminate joints. If joints are needed 1. Time of planting: n, :o:•�'.: .4:.zt 3�: =-_-� �-'' -2� the shall be overlapped to the next stake. • Fall planting is preferred. Seed after August 15. In the spring plant until May 15. FABRIC Y pP • If seeding is done between May 15 and August 15, irrigation may be necessary to insure a successful seeding. T ( \\\ 3. Stake materials shall be 2"x4" wood or equivalent metal with a minimum C 2. Site Preparation: MOUNTABLE BERM (OPTIONAL) _ G q O N--- length of 3 feet. U) A. Install needed water and erosion control measures and bring area to be seeded to desired grades. A minimum of 4 in topsoil FILTER CLOTH 3 MIN. cn � is required. � O EXISTING -IIII- _ a' 4. Space stakes evenly around inlet 3 feet apart and drive a minimum 18 inches p B. Prepare seedbed by loosening soil to a depth of 1 to 6 inches. - P deep. Sans renter than 3 feet may be bridged with the use of wire mesh GROUND III EII I III o:. P P 9 Y 9 L C. Remove all stones over 1 inch in diameter, sticks and foreign matter from the surface. PROFILE ( I II II�_I- behind fabric for support. U D. Lime to pH if 6.0 - 7.0. I =IIII_-IIII-II(_ E. Fertilize as per soil test or apply 800 to 900 pounds of 5-10-10 or equivalent per acre (20 lbs./1,000 sf.). + =I)I R:.: C: a)i I 5. Fabric shall be embedded 1 foot minimum below ground and backfilled. It M p F. Incorporate lime and fertilizer in top 2 - 4 inches of topsoil. 12' I °'� shall be securely fastened to the stakes and frame. a G. Smooth and firm the seedbed. O . 3. Planting: 12 MIN. I DROP INLET BURIED FABRIC 6. A 2"x4" wood frame shall be completed around the crest of the fabric for v U) • Use a culti acker type seeder if possible. sti'"° ^•ro: . I P YP P °n•• E NOTE 4) 12 MIN. I WITH GRATE over flow stability. N • If seed is to be drilled, cultipack or roll before and after seeding. Drill the seed to a depth of)6 to Ya inch. If seed is to be ; ..:n.:: :.. . broadcast, cultipack or roll after seeding on loose soil. --- .n 4''` i I v FRAME 7. Maximum drainage area 1 acre. • If hydroseeded, lime and fertilizer may be applied through the seeder. I 12' I �-- �_ cal 4. Mulching: + I 8. Inspection shall be frequent and repair or replacement shall be made promptly O A. Site preparation: as needed. N N a. Prior to mulching, install the necessary temporary or permanent erosion control (structural) practices and drainage PLAN VIEW systems within or adjacent to area to be mulched. EXISTING d 0 b. Slope, grade and smooth the site if conventional equipment is to be used in applying and anchoring the mulch. 1 MIN. c. Remove all undesirable stone and other debris depending on anticipated land use. PAVEMENT j P Y 9 STABILIZED CONSTRUCTION ENTRANCE d. Compacted or crusted soil surface should be loosened to at least 2 inches b disking or other suitable methods. B. Mulching Materials: GATHER EXCESS •The best combination is straw (small grain) mulch applied at 2 ton/acre (90 lbs./1,000 sf.) and anchored with wood fiber NTS. AT CORNERS It Is A Violation Of The New York mulch (hydromulch) at 500 - 700 lbs./acre (11 - 17 lbs./1,000 sf.). The wood fiber mulch must be applied through a CONSTRUCTION SPECIFICATIONS Education Law,Article 145 Section 7209, hydroseeder immediately after mulching. -� For Any Person, Unless He Is Acting 5. Seed mixtures: Under The Direction Of A Licensed 1. Stone size: - Use 2" stone, or reclaimed or recycled concrete equivalent. Professional Engineer Or Land Surveyor SITE USE SPECIES % BY WEIGHT Lbs./1.000 sf. Lbs. Acre y q FILTER FABRIC STORM DRAIN Bearing The Seal Of An Engineernto To Alter An Item In Any Way. If An Item 2. Length: - As required, but no less than 50 feet. Or Land ngrvhe S Is Altered,The Altering Sunny Sites (well moderately well and 65% Kentucky Bluegrass Blend 2.0 - 2.6 85 - 114 PROTECTION Engineer Or Land Surveyor Shall Affix To somewhat poorly drained soils) 20% Perennial Ryegrass 0.6 - 0.8 26 - 35 3. Thickness: - Not less than (6) inches. The Item His Seal And The Notation 15% Fine Fescue 0.4 - 0.6 19 - 26 NTS. "Altered By"Followed By His Signature 3.0 - 4.0 130 - 175 4. Width: - Twelve (12) ft. Minimum, but not less than the full width at points where And The Date Of Such Alteration,And Sunny Droughty Sites - General ingress or egress occurs. If only one entrance is used the minimum width shall be A Specific Description Of The Alteration. recreation areas and lawns, low 65% Fine Fescue 2.6 - 3.3 114 - 143 twenty-four (24) feet. maintenance (somewhat excessively to 15% Perennial Ryegrass 0.6 - 0.7 26 - 33 excessive) drained soils 20% Kentucky Bluegrass Blend 0.8 - 1.0 35 - 44 5. Filter cloth: - Will be placed over the entire area prior to placing of stone. Y ) 4.0 - 5.0 174 - 220 NON-FLOATING MATERIAL, 6. Surface water: - All surface water flowing or diverted toward construction entrances AVOID WOOD CHIPS Suggested Rain Garden Plant List 6. First Year shall be piped across the entrance. If piping is impractical, a mountable berm with 5:1 3:1 SIDE SLOPES (MAX.) • Fertilize 3 to 4 weeks after germination by applying 1 lb. nitrogen/1,000 sf. using a complete fertilizer with a 2-1-1 or slopes is permitted. Shrubs Herbaceous Plants 4-1-3 ratio or as recommended by soil test results. 6" MAX. DEPT • Restrict use. New seedin 's should be protected from use for 1 full year to allow development of a dense sod with good root 7. Maintenance: - The entrance shall be maintained in a condition which will prevent 9 P Y P 9 Witch Hazel Cinnamon Fern Spotted Joe-Pye Weed structure. tracking or flowing of sediment onto public rights-of-way. This may require periodic top dressing with additional stone as conditions demand and repair and/or cleanout of an Hamemelis virginiana Osmunda cinnamomea Eupatorium maculatum 7. Maintaining Grasses 9 P • / Y 12 • Maintain a pH of 6.0 to 7.0. measures used to trap sediment. All sediment spilled, dropped, washed or tracked onto SOIL MEDIA • Fertilize in late May to early June as follows with 10-10-10 analysis fertilizer at the rate of 10 lbs./1,000 sf. and repeat in public rights-of-way must be removed immediately by Contractor. Winterberry Cutleaf Coneflower Switch Grass late August if sod density is not adequate. Top dress weak sod annually in the spring but at least once every 2 to 3 years. Ilex verticillata Rudbeckia laciniata Panicum virgatum • Aerate compacted or heavily used areas, like athletic fields, annually as soon as soil moisture conditions permit. Aerate area 6 8. Washing: - Wheels shall be cleaned to remove sediment prior to entrance onto a SEAL to 8 times using a spoon or hollow tine type aeration. Do not use solid spike equipment. public rights-of-way. When washing is required it shall be done on an area stabilized with 12 WASHED . stone and which drains into on approved sediment trapping device. Arrowwood Woolgrass Great Blue Lobelia Reseed bare and thin areas annually with original species. PP PP 9 STONE Viburnum dentatum Scirpus cyperinus Lobelia siphatica 9. Periodic inspection and needed maintenance shall be provided after each rain. Brook-side Alder New England Aster Wild Bergamot co Alnus serrulata Aster novae-angliae Monarda fistulosa :M- � r NON-WOVEN RAIN GARDEN NOTES: GEOTEXTILE Soil Median - 50% to 70% sand with less than 5% clay content. Red-Osier Dogwood Fox Sledge Red Milkweed M Z 30% to 50% topsoil with an average of 5% Cornus stolonifera Curex vulpinoidea Asclepias incarnate organic material. _ Washed Stone - Clean washed gravel approx. 1.5"-2.0" DIA. Sweet Pepperbush mod W O Clethra alnifolia v RAIN GARDEN DETAIL WCA NTS. C6 CD IEEE v C I W Co o WOVEN WIRE FENCE (MIN. 14 1/2 GAUGE, MAX OS MIN. FENCE y 3 6" MESH SPACING) W ca 10' MAX. C TO END SECTION 36" MIN. FENCE POSTS, DRIVEN 16" O 0� MIN. INTO GROUND O O WOVEN WIRE FENCE WITH OO Q OO Q O FILTER CLOTH OVER W1PIP DIA - 0000�0000��0 W2 O O O Q Q z 20" MIN. O 00 O O 000 00 x O 0 00 0 00 •I•::•••:••.:: : .......... .....: : ::.....::. ... ... ..:.... .::..:.. ... ....:. . :...::.. : . ........: :::: ::: ::::: .:. . FAGAN :: :....::: .. .....:.... . =. aUJ _ .................. �N EMBED FILTER CLOTH MIN. 8 INTO GR N O O O O y, v SURVEYORS �, 16" MIN. o o D 7 7 3 East Chemung Place FLOW Elmira N.Y. 14904 FLOW Phone (607) 734-2165 FILTER FABRIC Fax (607) 734-2169 V_ www.FaganEngineers.com PERSPECTIVE SECTION VIEW SILT FENCING OUTLET PIPE Q V STONE W1 W2 L D No. DIA. (in) (cfs) (fps) DIA. (in) (ft) (ft) (ft) (in) Scale: As Noted 11x17 Prints are 1/2 Size NTS. _ _ _ _ _ _ _ _ -#1 Date: February 2, 2022 CONSTRUCTION SPECIFICATIONS FOR FABRICATED SILT FENCE Design By: RSN 1. Woven wire fence to be fastened securely to fence posts with Posts: Steel either "t" or "u" Drawn By: RSN wire ties or staples. type or 2" hardwood. Checked By: JBG 2. Filter cloth to be fastened securely to woven wire fence with ties Fence: Woven wire, 14 1/2 ga. 6" RIP-RAP OUTLET APRON DETAIL Project No.: 2022.006 spaced every 24" at top and mid section. max. mesh opening filter. NOT TO SCALE Drawing Name: 22006-sk-4.dwg 3. When two sections of filter cloth adjoin each other they shall be Cloth: Filter x, mirafi 100x, over-lapped by 6" and folded. stabi-linka t140n or approved equal. prefabricated unit: E & S DETAILS 4. Maintenance shall be performed as needed and material removed envirofence, or approvedroved equal. when "bulges" develop in the silt fence. PRELIMINARY PRINT NOT FOR CONSTRUCTION Copyright©2022 Fagan Engineers CIO FR-11 LEGEND 01", VAN— ZONING INFORMATION ZONING DISTRICT - MEDIUM DENSITY RESIDENTIAL (MDR) PROPERTY LINE TAX MAP # 60-1-34.2 F7 EXISTING EASEMENT ———————————— EXISTING EDGE OF ROADWAY REQUIRED PROPOSED EXISTING CURB LINE PARCEL SIZE 15,000 SF 0 Acres — — —sAN — — — EXISTING SANITARY SEWER 0 A.- CL MIN. LOT WIDTH 60'* 01 — — —G— — — EXISTING GAS MAIN .7 F�G-LINDERGRWND 0 1001** 4_OVERHM uG/E/T/c EXISTING UTILITY LINE -TELEP�ME A _ELECTRIC -CABLE MIN. LOT DEPTH 150'*** of x — — — x — — EXISTING FENCE LINE TC 0 w— — — EXISTING WATER LINE 0 U) BUILDING SETBACK — — — 932— — — EXISTING CONTOUR LINE > FRONT YARD 25' of MINE,, REAR YARD 30' of LOD PROPOSED LIMIT OF DISTURBANCE 01 SIDE YARD 15' PROPOSED CONTOUR LINE MAX. LOT COVERAGE 20% 0% PROPOSED EASEMENT 4- U i M sr— PROPOSED STORM SEWER 0 MAX. BUILDING HEIGHT 30' OSPACES PROPOSED EDGE OF ROADWAY PARKING SPACES 14 SPACES**** OSPACES PROPOSED CURB LINE sm PROPOSED SANITARY SEWER It Is A Violation Of The New York 16 UNITS *MIN.LOT WIDTH AT STREET LINE Education Law,Article 145 Section 7209, *MIN.LOT WIDTH AT MAX.REQUIRED FRONT YARD SETBACK(50') —G— PROPOSED GAS LINE For Any Person, Unless He Is Acting 60'x 120' FUG-UNDERGROUND W ***MEASURED FROM HIGHWAY ROW 1-MMEAD Under The Direction Of A Licensed uG/E/T/c PROPOSED UTILITY LINE TTTELFHONE Professional Engineer Or Land Surveyor ****ONE OFF-STREET PARKING SPACE PER DWELLING UNIT E-ELECTRC 0 R -CABLE To Alter An Item In Any Way. If An Item w PROPOSED WATER LINE Bearing The Seal Of An Engineer Or SF PROPOSED SILT FENCE Land Surveyor Is Altered,The Altering ap Engineer Or Land Surveyor Shall Affix To CON cs,— PROPOSED COMPOST SOCK The Item His Seal And The Notation SMH "Altered By"Followed By His Signature G ZONING INFORMATION EXISTING SANITARY MANHOLE 0 And The Date Of Such Alteration,And i� MIN l�,11 A Specific Description Of The Alteration. ZONING DISTRICT - MULTIPLE RESIDENCE (MR) EXISTING FIRE HYDRANT ASSEMBLY co TAX MAP # 60.1-1-46.22 0* EXISTING CLEANOUT 00" 99.50 X EXISTING SPOT ELEVATION REQUIRED PROPOSED SIAH PROPOSEDSANITARY MANHOLE R PARCEL SIZE 30,000 SF 0 Acres Wv PROPOSED WATER VALVE 16 UNITS 1001* of 24.3' MIN. LOT WIDTH 4TB PROPOSED THRUST BLOCK 60'x 120' 150" MIN. LOT DEPTH 200'*** of )IC PROPOSED FIRE HYDRANT ASSEMBLY co PROPOSED CLEANOUT PROPOSED LIGHTING FIXTURE + SEAL Al x PROPOSED SPOT ELEVATION SZ - BUILDING SETBACK Ali"' Al'a of PROPOSED DRYWELL 0 FRONT YARD 50' of REAR YARD 50' CB PROPOSED CATCH BASIN of SIDE YARD 50' CD MAX. LOT COVERAGE 30% 0% R1 PROPOSED INLET PROTECTION LU D111- E wo 110 FTC=100-50 PROPOSED TOP/BOTTOM CURB I BC=100.00 .......... 30% 0% .......... MIN. USEABLE OPEN SPACE .......... 116 JIMIAVNUAI� 7M 1797=, EMI MAX. BUILDING HEIGHT 38'OR 36'**** OSPACES mod Dim 0 dw CD I Ulf,) 20' OSPACES NO all MIN. SPACE BETWEEN Cal, BUILDINGS CA IT 1, 3 Lid PARKING SPACES 48 SPACES***** 98SPACES rg NMI 16 UNITS CD 9- 24.3' *MIN.LOT WIDTH AT'MAX.REQUIRED FRONT YARD SETBACK(50') 60'xl 20' ***MEASURED FROM HIGHWAY ROW Imm J/401 , IN" *MIN. 38'FROM LOWEST INTERIOR GRADE OR 36'FROM Ca LOWEST EXTERIOR GRADE WHICHEVER IS LESS IEEE LU I.- *****ONE PARKING SPACE PER DWELLING UNIT CA LIM CD CA LU CD 16 UNITS 24.3' ........ 60'x 120' 5 UNITS 30'x4O' A FAGAN ENGINEERS & I AND SURVEYORS PG f 15',10 1 ]3 East Chemung Place Elmira N.Y. 14904 Phone (607) 734-2165 Fax (607) 734-2169 www.FaganEngineers.com NMI=, /0 1AVI 0 50' 100, Scale: 50' 11 x1l 7 Prints are 1/2 Size Note N Date: MEN �.5 Utility information has been plotted from available sources and their locations and size February 15, 2022 NI EN' V should be considered approximate only.The contractor is responsible for determining IEEE MINE ONE exact utility locations,sizes,and elevations prior to commencing construction.If Design By: MEN RSN X I WIMEMN ill Xle uncharted or misplotted utilities are encountered,the contractor is required to notify the Drawn By: RSN owner immediately. EXIST. J Checked By: JBG RIM=8. x Project No.: 0- 3, New York State law requires excavators to contact the one-call notification system prior 2022.006 01, *��N Neq to digging to prevent damage to buried facilities. Drawing Name: IT'S THE LAW! 22006-sk-l.dwg N Call three days before you dig! 1-800-962-7962 Dig Safely New York CONVENTIONAL 1k, (non-members must be contacted separately) 7- BY-RIGHT DEVELOPMENT PRELIMINARY PRINT Copyright @ 2022 Fagan Engineers NOT FOR CONSTRUCTION SK=l NeighboliffirkvV ..................-- CHARTERED MEMBER Ithaca Neighborhood HOUSING SERVICES March 1 , 2015 Susan Ritter, Director of Planning and Town of Ithaca Planning Board Town Hall 215 North Tioga Street Ithaca, NY 14850 Greenways Wetlands and Northern Long Eared Sat Dear Sue and Planning Board Members: One of the Greenways preliminary site plan approval project conditions to be completed before final subdivision approval was; 1.d. Obtaining all necessary permits and approvals from the United States Army Corps of Engineers for construction yn wetland areas on the site; Because of changes in conditions required for this permit, I am requesting that this condition be changed to "prior to issuance of any Town permits for Phase II of the project". This letter details the changes behind the request. Early investigations by INHS's consultants revealed two small wetlands on the site. The attached map shows their size and location. The wetlands are: • Wetland 1 — a small depressed area containing cattails. This was likely caused by regarding of the site when the existing Eastwood Commons was built. • Wetland 2 — a drainage ditch containing cattails that runs from the outlet of the Strawberry Hill Circle storm out flow to the stream in the gorge. On December 28th, 2012 the Army Corp of Engineers (ALOE) issued a Preliminary and Approved Jurisdictional Determination (attached) that stated that the small round wetland, Wetland 1, is not regulated by the ALOE as it is not connected to the waters of the U . On February 5, 2015 the NYS DEC issued a determination (attached) that no DEC permits will be required for the project. So the sole wetland related permit required is an ALOE permit for Wetland 2, Because the wetland size is under 0.1 acres, no wetlands mitigation will be required but an ALOE permit to relocate, move, or fill in any part of Wetland 2 is nonetheless required, As you can see from the attached wetlands location map, Wetland 2 is not located within the area of disturbance for Phase I of the Greenways project. The narrow strip of disturbance that passes near Wetland 2 is just the trenching and placement of the water line required for both Phase I and Phase w P, 115 West CCinton Street • Ithaca, New York 14850 • btJ7-277-4500 • 607-277.4536 fax " www.ithacaNHS.org II of the project. Due to the limited nature of this work, it will be quite simple to screen off and protect Wetland 2 during Phase I. Our construction documents will show this protection. Given the investigation and permitting to date, it Is clear that Phase I of Greenways will not disturb Wetland 2. Nonetheless, INNS applied for the ACOE permit since it seemed prudent and straightforward for such a small wetland. Discussions with the ACOE had worked out all of the language and permit issues. However, the ACOE has recently added additional permit conditions not related to the wetlands themselves. It appears likely that on or near April 2, 2015, the federal government will list the Northern Long Eared Bat (NLEB) as a threatened species. The northern long-eared bat is a bat species found in the northeastern US and the bats are heavily impacted by white-nose syndrome, a deadly disease sweeping through US bat populations. As a federal agency, the ACOE cannot issue a wetlands permit until the US Fish and Wildlife Service issues an approval for our site activities that might affect the bats. Since the final NLEB species listing has not yet been published, the exact requirements we will need to meet are not yet known. However, INNS has already surveyed the site and identified possible NLEB habitat and is developing a conservation plan based on the interim guidance from the Fish and Wildlife Service. The conservation requirements are likely to be quite simple as interim guidance is suggesting only not clear cutting or cutting bat occupied trees during June-July (bat pup season) and not disturbing habitat with 1/4mile of a bat hibernating area (which we do not have nearby). We fully expect that compliance with the upcoming regulations will be easily accomplished but until the regulations are published we cannot obtain a permit. Even though it is not really necessary for protection of the wetlands, we are aggressively pursuing the ACOE permit and are attempting to have it in hand before construction starts on Phase I. The additional NLEB wrinkle recently revealed makes the timing of this permit unknown and that is why we are requesting the change in the approval language. I realize this is a little confusing; please let me know if you need more information. Sincerely, S,<'0 Scott Reynolds Director for Real Estate Development sreynolds(dithacanhs.orci Attachments: Wetland Location And Size Map ACOE Preliminary Determination NYS DEC Letter NLEB Affected Range Proposed NLEB Ruling .._ _ ...._.....M.M.M.M...................._................................ .. ......m....www_._._...M..........w.... .. ......_....... .. .. ........V.� .w._.�._ww ..._._ ....w... ...._. ...... wwww......... i e � �`�},., r'�PiCU�0092 nGE �,• txrtwu.misn r,�w�i owr „, k,jy S" „� wnxuuw eau d uniram µ a, wxarn m+aweu mwzmraxi- e l I CORRIDOR FOR EMERGENCY ACCESS AND � IYATERM rN TEN SON , t ' rs� � i w 4 ca Lu ` �' P� �i �N w PHASE #1 b �' ` 1t�a LIMIT OF DISTURBANCE z L0 0 � 1 \� ^� �.!P G t� 6. c � 00 rn '� , d v. `� FE ca Lu � Z W ti o� ! T p 0 F— W A, . ,urn �uaya 0 PHASE 1 PLAN .,,�. wrn rraamc scxe w IN IN -.„, .. C1.0 ...._..........._.....---------- —„—.,...w,-,awe.---- ._................—................. .......... DEPARTMENT OF THE ARMY BUFFALO DISTRICT,CORPS OF ENGINEERS 1776 hIAGA A STREET JA N 2f,)13 ..N BUFFALO,NEW YORK 14207.3199 December 28, 201 REYT Regulatory Branch SUBJECT:JECT: Preliminary d Approved Jurisdictional Determination Transmittal Letter, File No. 12-0111 Ithaca Neighbor Housing Services 115 W. Clinton Street Ithaca,ICY 1450 Attn: Scott.Reynolds Lear N1r. Reynolds: This pertains to your request for a Jurisdictional Determination Q )for water bodies identified on property referred to as the Greenways Property. This parcel is located approximately 1/4 mile northeast of Route 79 adjacent to Strawberry Hill Road and Wildflower[give, Town of Ithaca, Tompkins pkins o ty,New York. e U.S, Army Corps of Engineers(USAGE)regulatory responsibilities under Section 404 of the Clean Water Act( A)establish jurisdiction over die discharge of dredged or fill material into waters of the United States ( ( S), including wetlands. Further,the USAGE has regulatory responsibilities for structures placed in, over, and under navigable raters as identified in Section 10 of the Rivers and Harbors Act ( l )> EEtUffl1R1nL1R1 Preliminary J s are non-binding written indications that there may be WOUS on your parcel and approximate locations of those waters, Preliminary J s are advisory in nature and may not be appealed. i have evaluated the wetland delineation map and report, submitted on year behalf by Ron Le Cain,in, d have determined that the wetland and rater boundaries shown on the reap accurately represent on-site conditions pertaining to palustrine emergent Wetland 2 (0,08 acre), Stream 1 (140 linear feet), Stream 2 (450 linear feet) identified in Area 2 on Sheet 4 of 4 of the Preliminary Pursuant to Regulatory Guidance Letter 0 -0 , any permit application made in reliance can this Preliminary JD will be evaluated as though all wetlands or raters on the site are regulated b the Corps. Further, all raters, including wetlands will be used for purposes of assessing the area of project related impacts and compensatory mitigation. if you require a definitive response regarding Department of the Army jurisdiction for any or all of the raters identified on the submitted drawings, you may request an approved jurisdictional determination from this office, If an approved jurisdictional determination is requested,please aware that this is often a lengthy process d we may require the submittal of additional information, .2- Regulatory Branch SUBJECT: Preliminary and Approved JD Transmittal Letter, File No. 2012-01117 1 have enclosed the signed Preliminary JD Form with this letter. The form and attached table identifies the extent of waters on the site and specific terms and conditions of the Preliminary JD. In accordance with Regulatory Guidance Letter 05-02, "Preliminary jurisdictional determinations are not definitive determinations of areas within regulatory jurisdiction and do not have expirations dates." However,I strongly recommend that the boundaries of waters of the United States be re-evaluated by a qualified wetland biologist after five years of the date of this letter. This will ensure that any changes are appropriately identified and you do not inadvertently in a violation of Federal law while constructing your project or working on your project site. Approved M. In addition, this delineation/determination has been conducted also to identify the limits of waters that may be subject to USAGE jurisdiction under the CWA or RHA for an Approved JD pertaining to palustrine emergent Wetland 1 (0.02 acre) identified in Area I on Sheet 4 of 4 of the Approved JD, Based upon my review of the submitted delineation and on-site observations in Area 1, 1 have determined that Wetland I on the subject parcel is not part of a surface water tributary system to a navigable WOUS as noted on the attached Approved JD form. This wetland is outside Department of the Army jurisdiction as it does not meet the criteria for ajurisdictional WOUS according to 33 CFR Part 328.3(a)(1-7)as follows: 1. does not/has not supported interstate or foreign commerce; 2. is not an interstate water/wetland; 3. the degradation or destruction of which would not affect interstate or foreign commerce and does not include such waters: (i) which are or could be used by interstate or foreign travelers for recreational or other purposes; or (ii) from which fish or shellfish are or could be taken and sold in interstate or foreign commerce; or (iii)which are used or could be used for industrial purpose by industries in interstate commerce 4. is not an impoundment of water otherwise defined as WOUS under the definition; 5. is not a tributary of waters identified in paragraphs(a)(1)-(4)of this section; 6. is not a territorial sea; 7. is not wetland adjacent to waters (other than waters that are themselves wetlands) identified in paragraphs (a)(1)-(6) of this section; 8. is not prior converted cropland, Therefore, Wetland I is not regulated under Section 404 of the CWA or Section 10 of the RI­1A. e ant ofthe au on tian is of re airs if au ro se isc of ed or fill material in this arm Attached is an Approved JD for the subject parcel. If you object to this determination, you may request an administrative appeal under USACE regulations at 33 CFR Part 33 1. Enclosed you will find a Notification of Appeal Process (NAP) fact sheet and Request for Appeal (RFA)form. If you request to appeal the above determination,you must submit a completed RFA form within 60 days of the date on this letter to the Great Lakes/Ohio River Division Office at the following address: -3- Regulatory Branch SUBJECT: Preliminary and Approved JD Transmittal Letter, File No. 2012-01117 Review Officer Great Lakes and Ohio River Division CELRD-PDS-0 550 Main Street, Room 10524 Cincinnati, OH 45202-3222 Phone: 513-684-6212 In order for an RFA to be accepted,the US ACE must determine that it is complete,that it meets the criteria for appeal under 33 C.F.R. Part 331.5, and that it has been received by the Division Office within 60 days of the date of the NAP. Should you decide to submit an RFA form, it must be received at the above address by February 26,2013" It is not necessary to submit an RFA to the Division office if you do not object to the determination in this letter. Note that this delis ation/dct iraation may not be valid for the wetland conservation provisions of the Food Security Act of 1985, as amended. If you or your tenant are USDA program participants, or anticipate participation in USDA pro gram%,you should request a certified wetland detennination from the local office of the Natural Resource Conservation Service prior to starting work. A copy of this correspondence has been sent Ron LeCain. Questions pertaining to this matter should be directed to me at(315) 704-0255, by writing to the following address- U.S, Army Corps of Engineers, 7413 County House Road, Aubum, New York 130 1, or by e-mail at:judy.a.robinson@usace.army.mil Sincerely, Judy A Robinson Biologist Enclosures m' w 31 EM ENGINEERS AND SURVEYORS SEE 58 263 RORA STREEr n7HAC A NEW YORK 8 Xo IV �SMALL RIP t riyti �� � , i ,� ffAPLC 7YA7JY T6' "�, ...... % . ww �t tt } qq 9 _ —(D EE31 z \ AdAPLE s yr fl- .,� - � ~ `° SHEET TITLE 0 AL 2/23/15 CO ` I s ,� a, t i AS � n ►o SY: SHEET SRR 5 0 150 �� ITHA A NBGHBORHOOD HOUSING (Green ways Property) Tompkins County, New York Quad: Ithaca East, N a � Delineation p Sheet T of 7 u� n � u , B cy- r A� WETLAND-2 Vx % % a ,STREAM J1 SP-2 BOO SIP PERENNIAL STRE (450 LINEAR FEET) �4 STREAM .2_ EPHEMERAL STREAM (740 LINEAR FED) �0 pig 0 y .� ,43x,,. f � 10 ",Wt rah" �• ry^ '-r " NI"nM k•/�r�� A,p�" 'k �'.Sn(, Y�d7 yYCW F ';, WLE I CORNELL f ut9 f Wow- TOWN �11-48.22 WY OF tWCA 112-2-27.2 111-8-7.2 �> TOTAL E., 1 J SCL