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HomeMy WebLinkAboutPB Packet 2022-08-16 DEPARTMENT OF PLANNING 215 N. Tioga St 14850 607.273.1747 www.town.ithaca.ny.us TOWN OF ITHACA PLANNING BOARD CANCELLATION OF SEPTEMBER 6, 2022, MEETING Notice is hereby given that the regular meeting of the Town of Ithaca Planning Board scheduled for Tuesday, September 6, 2022 has been cancelled. The next regular meeting of the Planning Board is scheduled for Tuesday, September 20, 2022. Susan Ritter Director of Planning Dated: August 26, 2022 TOWN OF ITHACA PLANNING BOARD PUBLIC HEARING NOTICE The Planning Board will hold a public hearing on Tuesday, August 16, 2022, at 7:00 P.M. on the following matter: Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of 130 Ridgecrest Road. The proposal includes subdividing the 9.5+/- acre parcel into four lots, with Lots 1 and 2 intended for sale as building lots, Lot 3 containing the existing residence at 130 Ridgecrest Road, and a triangular lot to be consolidated with an adjacent parcel (tax parcel no. 45.-1-2.2). The proposal also includes the subdivision of a small strip of land from tax parcel no 45.-1-2.2 that fronts on Chase Lane to be consolidated with Lots 1 and 2 to provide road frontage for the lots off Chase Lane. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Ira Goldstein and Tessa Sage Flores, Owners/Applicants. Due to COVID-19 and Executive Order No. 11.8 signed by Governor Hochul on 7/14/22 allowing continuation of virtual meetings, this meeting will be held via the Zoom audio/visual application with no in-person attendance permitted. Members of the public may call in on a cell phone or landline at (929) 436-2866 and enter the Meeting ID: 836 4376 4382, or join the meeting by computer on Zoom at https://us06web.zoom.us/j/83643764382. If the public would like to attend the meeting for viewing purposes only, it is recommended to watch the livestream video on YouTube (https://www.youtube.com/channel/UCC9vycXkJ6klVIibjhCy7NQ/live). Any person wishing to address the board will be heard. In addition, comments can be sent via email to townclerk@town.ithaca.ny.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 42+/-123+/-Applicant also owns another 50+ acres that is not contiguous to project site. Please See Part 3N/ATBD if lots are developed in the future.TBD if lots are developed in the future. EAF Mapper Summary Report Wednesday, August 3, 2022 11:58 AM Disclaimer: The EAF Mapper is a screening tool intended to assist project sponsors and reviewing agencies in preparing an environmental assessment form (EAF). Not all questions asked in the EAF are answered by the EAF Mapper. Additional information on any EAF question can be obtained by consulting the EAF Workbooks. Although the EAF Mapper provides the most up-to-date digital data available to DEC, you may also need to contact local or other data sources in order to obtain data not provided by the Mapper. Digital data is not a substitute for agency determinations. Part 1 / Question 7 [Critical Environmental Area] No Part 1 / Question 12a [National or State Register of Historic Places or State Eligible Sites] No Part 1 / Question 12b [Archeological Sites]No Part 1 / Question 13a [Wetlands or Other Regulated Waterbodies] No Part 1 / Question 15 [Threatened or Endangered Animal] No 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 1Short Environmental Assessment Form - EAF Mapper Summary Report EAF Mapper Summary Report Wednesday, August 3, 2022 11:56 AM Disclaimer: The EAF Mapper is a screening tool intended to assist project sponsors and reviewing agencies in preparing an environmental assessment form (EAF). Not all questions asked in the EAF are answered by the EAF Mapper. Additional information on any EAF question can be obtained by consulting the EAF Workbooks. Although the EAF Mapper provides the most up-to-date digital data available to DEC, you may also need to contact local or other data sources in order to obtain data not provided by the Mapper. Digital data is not a substitute for agency determinations. Part 1 / Question 7 [Critical Environmental Area] No Part 1 / Question 12a [National or State Register of Historic Places or State Eligible Sites] No Part 1 / Question 12b [Archeological Sites]No Part 1 / Question 13a [Wetlands or Other Regulated Waterbodies] Yes - Digital mapping information on local and federal wetlands and waterbodies is known to be incomplete. Refer to EAF Workbook. Part 1 / Question 15 [Threatened or Endangered Animal] No 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 1Short Environmental Assessment Form - EAF Mapper Summary Report Page 1 of 2 Agency Use Only [If applicable] Project: Date: Short Environmental Assessment Form Part 2 - Impact Assessment Part 2 is to be completed by the Lead Agency. Answer all of the following questions in Part 2 using the information contained in Part 1 and other materials submitted by the project sponsor or otherwise available to the reviewer. When answering the questions the reviewer should be guided by the concept “Have my responses been reasonable considering the scale and context of the proposed action?” No, or small impact may occur Moderate to large impact may occur 1. Will the proposed action create a material conflict with an adopted land use plan or zoning regulations? 2.Will the proposed action result in a change in the use or intensity of use of land? 3.Will the proposed action impair the character or quality of the existing community? 4.Will the proposed action have an impact on the environmental characteristics that caused the establishment of a Critical Environmental Area (CEA)? 5.Will the proposed action result in an adverse change in the existing level of traffic or affect existing infrastructure for mass transit, biking or walkway? 6.Will the proposed action cause an increase in the use of energy and it fails to incorporate reasonably available energy conservation or renewable energy opportunities? 7.Will the proposed action impact existing: a. public / private water supplies? b. public / private wastewater treatment utilities? 8.Will the proposed action impair the character or quality of important historic, archaeological, architectural or aesthetic resources? 9.Will the proposed action result in an adverse change to natural resources (e.g., wetlands, waterbodies, groundwater, air quality, flora and fauna)? 10.Will the proposed action result in an increase in the potential for erosion, flooding or drainage problems? 11.Will the proposed action create a hazard to environmental resources or human health? Page 2 of 2 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. 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 or more 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. _________________________________________________ _______________________________________________ Name of Lead Agency Date _________________________________________________ _______________________________________________ Print or Type Name of Responsible Officer in Lead Agency Title of Responsible Officer _________________________________________________ _______________________________________________ Signature of Responsible Officer in Lead Agency Signature of Preparer (if different from Responsible Officer) Short Environmental Assessment Form Part 3 Determination of Significance Agency Use Only [If applicable] Project: Date: 1 DEPARTMENT OF PLANNING 215 N. Tioga St 14850 607.273.1747 www.town.ithaca.ny.us PLANNING DEPARTMENT MEMORANDUM TO: Planning Board Members FROM: Chris Balestra, Planner DATE: August 9, 2022 RE: Proposed Sketch Plan – RaNic Golf Club Enclosed please find materials related to a sketch plan proposal for the RaNic Golf Club project, located on Pleasant Grove and Hanshaw Roads in the Town of Ithaca and Village of Cayuga Heights, and on Warren Road in the Town of Ithaca. The proposal involves renovating an existing golf course and redeveloping portions of it with new hospitality and housing accommodations. Specific project elements in the Town of Ithaca include removing the tennis courts to construct attached townhouses, constructing two new vehicular entrances off Hanshaw Road, constructing townhomes on the existing golf driving range, preserving and repurposing an existing farmhouse and barn on Warren Road into a hotel-managed guest rental and event space, constructing additional hotel-managed guest houses across Warren Road, and other improvements. In addition to site plan/subdivision approval, the project will require Town Board approval to rezone the property into a Planned Development Zone. This project is scheduled for a sketch plan review at the August 16, 2022, Planning Board meeting. There is no official Planning Board action for th e project, as a sketch plan review is intended for the Board to communicate suggestions and/or concerns to the applicant regarding the project. Information about the property’s site characteristics, approval process, and environmental review elements are noted below. Property Site Characteristics The main property is bound on the north by Hanshaw Road, on the east by Warren Road and Cornell-owned agricultural lands, on the south by Cornell’s Robert Trent Jones golf course, and on the west by Pleasant Grove Road. Most of the property is located within the Town of Ithaca. The existing golf club entrance, parking lot, pool, half of the pond, and about a third of the existing clubhouse are in the Village of Cayuga Heights (VCH). The property frontage along Pleasant Grove Road in the VCH consists of wooded areas, part of a golf green and one private residence. The frontage along Hanshaw Road in the VCH consists of a small, wooded area and three to four private residences. 2 The Town of Ithaca portion of the project contains the entire golf course, along with existing tennis courts that front on Hanshaw Road, most of the existing clubhouse, and a portion of the existing parking lot. Numerous single-family residences are located immediately adjacent to the project site. There are no steep slopes or major streams on the project site. There is a small stream that cross the main property that is regulated by the Town’s Stream Setback Law. There is also a small portion of a Unique Natural Area (UNA) on part of property located across Warren Road. The project will require an analysis of the impacts to the stream and UNA. These and other environmental considerations, e.g., known threatened or endangered plant or animal species, impacts on traffic, noise, lighting, drainage, etc., will be thoroughly analyzed as part of the environmental review process, which is described below. Approval Process This project will require approvals from the Town of Ithaca and the Village of Cayuga Heights. The part of the project that is in the Town of Ithaca is in the Low Density Residential and Medium Density Residential zones, which allow single and two-family residential uses as of right and golf courses with special permit approval. The proposed mix of townhouse, hotel, hospitality, and other uses are not permitted without rezoning the property. Given the range of potential uses associated with the project, the applicant has requested a rezoning to a “Planned Development Zone” (PDZ), which involves approval by the Town Board. The applicant has been working with the Planning Committee of the Town Board on zoning language that would cater to the proposed use. Following the Planning Committee review, the Planning Board will be asked to review the local law and provide a recommendation to the Town Board. The Planning Board will also be responsible for considering and granting site plan and subdivision approval for the project. The Town of Ithaca’s 2014 Comprehensive Plan identified this property as an “Area of Special Concern,” with the preferred use of the site as a continuance of the public or private golf course with related sports or hospitality facilities, including a small inn or hotel. If redeveloped into something other than the golf course, the Plan identified preserving a large portion of the site as parkland or open space and combining it with clustered or traditional neighborhood residential development that takes advantage of the existing nearby services, employment areas, and transportation connections in the northeast part of the town. Environmental Review (SEQR) The proposed project is classified as a Type I Action, pursuant to the State Environmental Quality Review Act and the Town of Ithaca Environmental Review Law. As such, the project will require the completion of a Full Environmental Assessment Form and a coordinated review between the Town of Ithaca’s Town Board and Planning Board, and the Village of Cayuga Heights Planning Board and Board of Trustees, along with notification to other involved and interested agencies. The Town of Ithaca Planning Board is expected to be the lead agency in the environmental review of this project, given that most of the project is located within the Town of Ithaca and there is precedent having the Planning Board be the lead agency for environmental reviews that also involve Town Board actions. The attachments include a draft resolution for the 3 Planning Board to consider declaring the board’s intent to be the lead agency in the environmental review of the project. The environmental review will evaluate potential impacts on storm water management and drainage, erosion and sedimentation control, infrastructure and utility capacity/availability, traffic, noise, lighting, parking and circulation, energy usage, community character, and other issues. The applicant should be prepared to provide enough detailed plans and studies for the Board to make a determination of environmental significance at the next stage of project review. Please feel free to contact me by phone at 273-1747 or by email at cbalestra@town.ithaca.ny.us if you have any questions. Cc: Sean & Jennifer Whittaker Noah Demarest, STREAM Collaborative Adam Fishel, Marathon Engineering PROPOSED RESOLUTION: Lead Agency – Declaration of Intent RaNic Golf Club Tax Parcel No.’s 68.-1-1.2, 68.-1-2, 71.-7-1, 71.-7-2 Pleasant Grove Road, Warren Road, Hanshaw Road Town of Ithaca Planning Board, August 16, 2022 WHEREAS: 1. The Town of Ithaca Planning Board, at its meeting on August 16, 2022, considered a Sketch Plan for the proposed modifications to the RaNic Golf Club, located at 189 Pleasant Grove Road. The project involves renovating the existing golf course and redeveloping portions of it with new hospitality and housing accommodations. Specific project elements in the Town of Ithaca include removing the tennis courts to construct attached townhouses, constructing two new vehicular entrances from Hanshaw Road, constructing townhomes on the existing golf driving range, preserving and repurposing an existing farmhouse and barn on Warren Road into a hotel-managed guest rental and event space, constructing additional hotel-managed guest houses across Warren Road, and other improvements. The project will require a rezoning of the property into a Planned Development Zone. This is a Type I Action under the State Environmental Quality Review Act and is subject to environmental review. Sean and Jennifer Whittaker, Owners/Applicants; STREAM Collaborative - Noah Demarest, Agent; and 2. The proposed project, which requires site plan and subdivision 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 alteration of ten or more acres and 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 & C); 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. RaNic Golf Club 189 Pleasant Grove Rd Revised August 1, 2022 Project Description The property in its current form has been used continuously as a golf course and country club since the 1950’s with some portions of the golf course dating back to the 1930’s.The Country Club of Ithaca has a long history that predates this property with many iterations designed and built by world-renowned architects A.W.Tillinghast,Robert Trent Jones Sr. and Georey Cornish.However,the property has seen a dramatic decrease in utilization since its heyday in the 1960’s,70’s,and 80’s.As a result,there has been a lack of funding for clubhouse maintenance, drainage, irrigation, etc. The property was purchased in 2021 by Sean and Jennifer Whittaker who have been long-time members of the club.Their goal for this project is to respond to the renewed interest and recent growth in the game of golf.The owners intend to make significant investments to enhance and transform the quality of the golf course itself and develop luxury hospitality and new housing accommodations,which will boost the local economy while preserving and protecting the open space of the golf course for many years to come. Some of the site related improvements include the following: ●Wetland and stream corridor management ●Improved drainage and irrigation systems ●Cart paths ●Tree removals and trimming to enhance the playability of the golf course ●New teeing areas for all levels of golfers ●New and improved sand bunkers ●Expanded parking areas ●Fencing for protection of roadways and adjacent properties Zoning Compl iance The current zoning of the RaNic Golf Club property is “Residence”in the Village and a combination of LDR and MDR in the Town.The project is seeking to establish a PDZ in portions of the Village and the Town to allow the proposed mixed-use hospitality and townhome development. Proposed Conditions Village PDZ - PD-1 (formerly Residence Zone) Within the proposed PDZ,the existing clubhouse would be renovated to elevate its aesthetics,improve functionality,and ensure it is an attractive asset to the community for decades to come.The existing pool and 1960’s pool house,which sits on a hill to the northwest of the clubhouse,would be demolished to make way for two connected 3-story hotel buildings,a covered parking area,and guest cabins.The northwest wing of the hotel would have 2 stories of hotel rooms above a covered parking area,and the southwest wing would have 3 stories of hotel rooms above a walkout basement spa with a pool terrace facing the golf course.The guest cabins would be single-story buildings.These proposed buildings are between 20’ and 25’ above the road and are screened by existing trees. The west corner of the NW hotel wing would be about 100’from Pleasant Grove Road, contain 22 rooms,and would have a +/-25’third-floor stepback to reduce the scale of the building as viewed from Pleasant Grove Road.The west corner of the SW hotel wing would be about 150’from Pleasant Grove Road,contain +/-30 rooms,and would have varying third-floor setbacks to add visual interest and reduce the visual mass of the building.At the west corner,the third-floor setback is about 30’.Between the road and the SW hotel wing, the four guest cabins would be at least 50’ from the road and contain one bedroom each. Across the existing parking area and set back from Pleasant Grove Road,attached townhouses in groups of 3-4 are proposed.These units sitting on small townhouse lots would be sold as condominiums.Eight units are proposed east of the club entrance drive. They would have a public sidewalk and be set back about 10’from the private street right of way. The aesthetic of all the new buildings and the proposed clubhouse renovation would be in keeping with, and draw inspiration from, the best of the Village’s residential architecture. Town PDZ - PD-17M (formerly MDR and LDR) 1 Within the proposed PDZ,the existing tennis courts would be removed for attached townhouses in groups of 3-4,with eight fronting on Hanshaw Road.These units would be set back from the right of way +/-20’,while an additional eight units would be located behind them to form a “pocket neighborhood”around a small greenspace.Two new vehicular entrances from Hanshaw road would allow better access to the clubhouse/hotel facility and to a new parking area.To the east of the townhomes would be a cul-de-sac with an additional 12 townhomes built on the existing driving range. Along Warren Road there will be an additional area of the proposed PDZ where there is an existing farmhouse and barn which will be preserved and renovated.The house will become a hotel-managed guest rental,and the barn will be converted into an event space.A single-unit cottage behind the existing house,facing the golf course,and two additional two-unit houses across Warren Road are also proposed,for a 6-8 hotel-managed guest units.The units to the east of Warren road would be on a building lot subdivided out of the existing golf course property and sit 10’from the road right of way.These houses would be similar in style to the proposed golf club hotel,and oer views of the vast open space of the golf course.From the road,this cluster of buildings would be designed to retain the character of a farmstead,and complement the existing structures.It would be connected to the main clubhouse and hotel facility via the golf course cart paths.As such,the visual impact of parking could be reduced by locating some parking at the main clubhouse and providing golf carts to guests for easy transportation to the clubhouse without the need to use the main roads. Stormwater The property includes a stream running east to west through the center with small areas of delineated wetlands on either end and a small inline pond in the middle of the property. There is a single larger 1-acre pond used for irrigation that is not in line with the stream. There are currently no formal dedicated stormwater practices other than misc drains connected to the 1-acre pond since the clubhouse was developed prior to any modern stormwater requirements. The proposed expansion of impervious surfaces including parking and new buildings will require stormwater mitigation.The goal would be to not only meet the basic requirements but also capture as much additional stormwater as possible as part of a larger drainage plan. A full Storm Water Pollution Prevention Plan is being developed by Marathon Engineers to manage and treat runoper NYS DEC Standards.A full copy of the SWPPP will be provided to the Stormwater Ocer for approval once completed. 2 Landscape The landscape is being designed with expanded native areas distributed through the golf course which require less intense maintenance practices.Although many trees will be removed to increase the playability of the golf course,new trees will be added back in strategically to provide shading and screening,in particular around new construction of buildings and parking areas as well as along roads and adjacent properties. Site Lighting Building-mounted lighting will be installed at building entries to allow for safe access to the building and contribute to a friendly nighttime streetscape.Additional building-mounted lighting will be installed along the side walkways and will take into consideration adjacent windows.All light fixtures will be sharp cut-oand dark-sky compliant,warm color temperatures (no blue light),and wattages will be limited to providing safe walking conditions. Utilities and Energy The water,sewer,and electricity usage will be typical of mixed-use residential and commercial development and the design team is studying the capacity of the current systems to serve the new demand.Heating and cooling systems for all new construction will be provided through a combination of ground-source and air-source heat pump systems still to be designed. Trac There is a known trac issue with vehicles stacking at the intersection of Pleasant Grove Rd and Hanshaw Rd at peak afternoon hours (when Cornell staand students leave campus).This issue could potentially be worsened by the new housing units and hospitality uses.However,the project intends to provide a second means of egress/ingress along Hanshaw Road which will provide an alternate route to avoid the intersection altogether at all times of the day.This proposed new curb cut along Hanshaw Rd and the overall trac impacts are being studied by SRF Associates trac engineers.A preliminary assessment will be provided as part of the SEQR review. The site is well served by TCAT,oering access to Cornell,Downtown,AIrport,regional shopping centers,and other prime destinations.As such,residents are likely to make far fewer than the average number of car trips for Village or Town residents.There is a TCAT stop directly in front of the main entrance along Pleasant Grove Rd. 3 There will be approximately 1 parking space per residential unit and 1 space per hotel room plus additional parking for the clubhouse restaurant and related functions per code. The buildings will have bike storage rooms available for guests and residents with outdoor bike parking for other visitors. An airport to campus shuttle service perhaps shared with the Statler Hotel or similar is being considered to help reduce the number of vehicle trips entering and exiting the parking lot. Existi ng Photos Southside of existing Clubhouse Northeast entrance to clubhouse 4 Wooded area along Pleasant Grove Rd where the hotel would be located with the trees at the road to remain. 5 Entrance driveway at Pleasant Grove Rd with the existing clubhouse in the far distance. 6 Existing pool and pool house at location of proposed hotel with clubhouse in background. 7 Neighborhood Photos Duplex along Pleasant Grove Carriage House Apts, Pleasant Grove 9 Jessup Road Hasbrouck Apts 10 Representative of the ranch houses all around the area, Roat Street 11 Drone photo of 18th hole and clubhouse in the distance. 8 O.H.O.H.O.H.O.H.O.H.O.H.O.H.O.H.O.H.O.H.O.H.O.H.O.H .O.H .O.H.O.H.O.H.O.H.O.H.O.H.O.H.O.H.O.H.O.H.O.H.O.H.O.H.O.H.O.H.O.H.O.H.O.H.O.H.O.H.O.H.O.H. O.H. O.H. O.H. O.H.O.H.O.H. O.H. O.H. O.H. O.H. N 81°00'09 ' ' E 2 7 7 . 3 1 'S 00°06'05'' W 234.03'S 7 4 ° 4 3 ' 0 0 ' ' E 2 5 4 . 5 8 ' T O T A L S 7 4 ° 5 5 ' 1 4 ' ' E 2 8 3 . 3 7 ' S 7 4 ° 4 9 ' 3 8 ' ' E 6 2 4 . 9 5 ' T O T A L S 02°44'06'' E 664.34' TOTALS 03°41'01'' E 36.00' S 03°12'28'' E 82.59' N 00°58'54'' W 66.00' S 38°52'10'' W 79.29' S 04°14'41'' E 109.81' S 07°40'21'' W 171.60' S 10°33'26'' W 158.50' S 10°27'05'' W 351.00' S 09°18'37'' W 290.00' N 01°09'14'' E 183.45' N 73°18'46'' W 64.90' S 82°56'14'' W 184.15' N 09°32'29'' W 119.53' N 68°18'15'' E 16.50' S 85°39'58'' W 124.08' TOTAL CH=N 09°08'21'' W ARC=321.44' 321.12' CH=N 12°50'07'' W ARC=285.88' 285.83' CH=N 13°15'00'' W ARC=618.33' 618.26' CH=N 14°08'28'' W ARC=662.64' 662.51' N 88°00'13'' E 349.71' TOTAL N 87°34'15'' E 546.25' TOTAL S 05°48'36'' W 148.35' S 07°40'00'' W 380.48' CH=S 09°21'36'' W ALONG C ROAD ARC=345.50' 345.46' N 87°41'48'' E 497.00' TOTAL N 08°25'36'' E 918.40'N 78° 4 6 ' 2 3 ' ' W 3 3 6 . 8 7 ' N 79°4 0 ' 1 3 ' ' W 152.23 ' S 88°47'01'' E 199.40' S 88°52'01'' E 199.20' N 87°10'31'' E 179.21'N 15°26'43'' E200.00' TOTALS 16°33'38'' W200.00' TOTALS 02°16'05'' E370.92'S 89°59'44'' W 283.23' TOTAL S 02°26'26'' E 286.83'S 88°12'53'' W 1651.30' TOTAL LALONG C ROAD LALONG C ROAD LALONG C ROAD LALONG C ROAD LALONG C ROAD N 87°39'27'' E 102.00' S 84°48'13'' W 2 4 4 . 3 2 ' N 84°52'29'' E 2 5 2 . 6 8 ' LALONG C ROAD LALONG C ROAD LALONG C ROAD LALONG C ROAD LO.H.O.H.O.H.O.H.O.H.O.H.HANSHAW ROAD WARREN ROADPLEASANT GROVE ROADBLACKSTONE AVENUEORCHARD STREETROAT STREET WARREN ROADWARREN ROAD287.43' ALONG C ROADL N 14°02'37'' W SEE 402/407 SOUTH LINE 226/73 NORTH LINE 226/71 SEE 303/119 SOUTH LINE 479/923 NORTH LINE 402/130 SOUTH LINE 479/923WEST LINE 479/923EAST LINE 251/420SOU T H L I N E 4 5 9 / 4 5 WELL WELL SHACHAM (R.O) 662/937 TAX MAP 71-7-17.1 SEE REF. MAP 1.MARKWARDT (R.O)903/291TAX MAP 71-5-5SHAW (R.O) 610/673 TAX MAP 71-7-20 SEE REF. MAP 3 SPROLE (R.O) 608/64 TAX MAP 71-7-5 TURTON (R.O) 596/1131 TAX MAP 71-7-4 SEE MAP REF. 4DIGIACOMO (R.O)583/546TAX MAP 71-7-3.3RICHARDS (R.O)904/319TAX MAP 71-7-3.1SEE MAP REF. 5YALEY (R.O)873/101TAX MAP 71-7-3.2DAVID (R.O)506/420TAX MAP 71-7-2ROISMAN (R.O)2501/8578TAX MAP 10-5-2SEE MAP REF. 7CLARK (R.O)881/154TAX MAP 10-5-3SEE REF MAP 6KRIZEK (R.O)680/21TAX MAP 10-5-4RIDENOUR (R.O) 560/264 TAX MAP 71-4-7VANECK (R.O)812/144TAX MAP 71-5-2DEWEY (R.O)431038-001TAX MAP 71-5-3WAYNE (R.O)662/172TAX MAP 71-5-4STREBEL (R.O)771/226TAX MAP 71-4-1PARTRICK (R.O) 513/148 TAX MAP 10-5-1 MANUEL (R.O) 829/234 TAX MAP 11-3-1 SEE MAP REF. 8 GILMORE (R.O) 545/369 TAX MAP 68-1-1.1 SEE REF. MAP 9 CORNELL UNIVERSITY (R.O) 246/263 TAX MAP 68-1-9 DUFFY (R.O) 854/334 TAX MAP 70-12-2.1 SEE REF. MAP 11 DUFFY (R.O) 622/588 TAX MAP 68-1-2 SEE REF. MAP 10 DUFFY (R.O) 916/247 TAX MAP 70-12-14 CORNELL UNIVERSITY (R.O) 197/205 TAX MAP 68-1-9 CORNELL UNIVERSITY (R.O) 246/263 TAX MAP 68-1-9 NEW YORK STATE (R.O)225/268TAX MAP 69-1-11.) ENTITLED "NO. 202 BLACKSTONE AVE" DATED 6/17/1991 BY T.G. MILLER, P.C. 2.) ENTITLED "LANDS OF GEORGE GIBIAN & KAREN BRAZELL" DATED 9/1991 FILED 10/31/1991. 3.) ENTITLED "LANDS OF JOHN D. MACLEAN" DATED 12/17/1984 BY K.A. BAKER, L.S. FILED IN BK. 610/674 4.) ENTITLED "NO. 1027 HANSHAW ROAD DATED 7/29/1983 BY T.G. MILLER, P.C. 5.) ENTITLED "NO. 1023 HANSHAW ROAD" DATED 9/12/1995 BY T.G. MILLER, P.C. 6.) ENTITLED "NO. 1007 & 1009 HANSHAW ROAD" DATED 11/20/58 BY CARL CRANDALL, C.E. 7.) ENTITLED "N0. 1007 HANSHAW ROAD DATED 6/26/1985 LAST REVISED 8/31/2001 BY HOWARD SCHLIEDER, L.S. 8.) ENTITLED "NO. 171 PLEASANT GROVE ROAD" DATED 6/29/1998 BY T.G. MILLER, P.C. 9.) ENTITLED "PARCEL OWNED BY ITHACA COUNTRY CLUB" DATED 8/23/1966 BY R.L. MACDOWELL, JR. L.S. 10.) ENTITLED "MAP OF EARL F. SHARP PROPERTY" DATED 8/12/1957 BY CARL CRANDALL, C.E. REVISED 11/2/1968 BY J.C. MCCURDY, L.S. FILED IN MAP BK. F7 PAGE 27 11.) ENTITLED "NO. 355 WARREN ROAD DATED 1/18/1999 BY T.G. MILLER, P.C. 12.) ENTITLED "NO. 117 ROAT STREET" DATED 2/28/1994 REVISED 4/19/1994 BY T.G. MILLER, P.C. 13.) ENTITLED "RESURVEY FOR PETER M. ZORN & MARY J. COUGHLAN" DATED 4/6/1990 BY GEORGE SCHLECHT, L.S. 14.) ENTITLED "NO. 203 ROAT STREET REVISED 1/9/1996 BY T.G. MILLER, P.C. 15.) ENTITLED "NO. 205 ROAT STREET" DATED 12/18/1997 BY K.A. BAKER, L.S. 16.) ENTITLED "ITHACA COUNTRY CLUB LANDS" DATED 6/15/1931 BY CARL CRANDALL, C.E. 17.) ENTITLED "EAST VILLAGE LINE OF CAYUGA HEIGHTS" DATED 2/4/1963 BY JOHN S. McNEILL, JR, L.S. FILED IN CAB. 1 SH 17. REFERENCE MAPS VILLAGE OF CAYUGA HEIGHTSTOWN OF ITHACAESTABLISHED PER REF. MAP 17BLDG . POO L CLUBHOUSE SHED SHED SHEDGARAGE/SHOP GRAVEL PARKING PARKING ASPHALT TENNIS COURTS HO. SURVEY MAP SHEET TITLE CHECKED: DRAWN BY: SCALE: DATE: PROJECT 1 0F 1 SHEET JOB No. SEAL SIGNATURE APPEARS HEREON. LAND SURVEYOR WHOSE IMPRESSION SEAL OF THE LICENSED SAID MAP OR COPIES BEAR THE AND COPIES THEREOF ONLY IF HEREON ARE VALID FOR THIS MAP BY LAW. ALL CERTIFICATIONS EDUCATION LAW, ARE PROHIBITED SUBDIVISION 2, NEW YORK STATE CONFORMING TO SECTION 7209, ALTERATIONS TO THIS MAP NOT Warning DATE REVISION BYITHACA, NEW YORK 14851 P.O. BOX 777 203 NORTH AURORA STREET ENGINEERS AND SURVEYORS T. G. MILLER P.C. SURVEY MAPSHOWING LANDS OF THE COUNTRY CLUB OF ITHACA LOCATED AT NO. 189 PLEASANT GROVE ROADTOWN OF ITHACA & VILLAGE OF CAYUGA HEIGHTS, TOMPKINS COUNTY. NEW YORKN.Y.S. LICENSE No. 050597 DARRIN A. BROCK, L.S. LICENSED LAND SURVEYOR SIGNATURE 12/04/2003 1"= 100' EDR DLD S03876 SURVEY BOUNDARY B-TOP DR. 7.7'±OVER 6.5'± 12.0'± 6.4'± WOOD RAIL FENCE 2.4'± CLEAR PRIVACY FENCE 3.2'±CLEAR PRIVACY FENCE 0.7'± OVER 2.0'± WOOD FENCE 1.0'± OVER 85.3'±8.6'± 22.9'±24.9'± CONC. STOPS 19'± OVER 17.0'± WOOD RAIL FENCE ALONG PL EAST LINE MIL. LOT 90WEST LINE MIL. LOT 91LEGEND EXISTING IRON PIN EXISTING IRON PIPE GRANITE MON. FND. CALCULATED POINT UTILITY POLE 136. 9 9 ' ( P T O P ) META L POST 117. 5 9 ' (P T O P ) PIN F N D . IN C O N C . POST METAL 109. 7 2 ' ( P T O P ) 108. 8 9 ' ( P T O P ) 110. 7 9 ' ( P T O P ) 110. 5 5 ' 185. 0 0 '131.72'(P TO P)170.64' (P TO P)166.78' (P TO P)195.20' (P TO P)PIPE FOUND 2.3' ELY OF PL L1.3' WLY OF P PIPE FOUND PEREZ (R.O) 2512/116 TAX MAP 71-7-19 SEE REF. MAP 2. & 1.2' SLY OF COR. PIPE FND. 2.2' ELY 50.7' (P TO P)199.71' (P TO P) 99.80' (P TO P) WLY OF COR. PIPE FND. 0.5' WLY OF COR. PIPE FND. 3.0' 49.14' (P TO P) 100.27' (P TO P) 376.92' (P TO P) 22.92' 26.96' 217.36' (P TO P ) 225.66' (P TO P) 27.02' 467.15' (P TO P) 29.85' 125.90' (P TO P ) 331.63' ( P T O P )26.33'UNOPENED PORTION OF ORCHARD STREETEND OF PAVEMENT GRAVEL DRIVE TIE MEAS. 548'± PRES. C INT.L TIE MEAS. 323'± TO PRES. C INT HANSHAW ROADL WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWHYDRANT PONDTAM MAP NO. 10-5-5TAX MAP NO. 68-1-1.2TAX M A P N O . 7 1 - 7 - 1 TITLE INFORMATION THE COUNTRY CLUB OF ITHACA SEE 226/71,226/73.459/45,402/407,303/119,251/420,479/923,& 402/130 TOTAL AREA = 115.316 ACRES NET TO ROAD R/W. AREA BREAKDOWN TAX MAP PARCEL 10-5-5 (VILLAGE OF CAYUGA HEIGHTS) 14.116 ACRES NET TO ROAD R/W. TAX MAP PARCEL 71-7-1 (TOWN OF ITHACA) 1.130 ACRES NET TO ROAD R/W. 10.236 ACRES NET (ELY OF WARREN ROAD) TAX MAP PARCEL 68-1-1.2 (TOWN OF ITHACA) 89.834 ACRES NET (WLY OF WARREN ROAD) AREA = 100.07 ACRES NET TO ROAD R/W'S. 102.19' (P TO P)21.89'332.68' (P TO P)POND LC DITCH APPROX. C DITCH APPROX. L ASPHALT PATH IRON PIN SET 232.50' (P TO P) 355.31' (P TO P)248.73' (P TO P) 414.98' (P TO P)399.78' (P TO P) H H H H H H H H H IRON PIPE FND. WITH HANNIG CAP 3 ROD ROAD = 49.5' WIDE3 ROD ROAD = 49.5' WIDE3 ROD ROAD = 49.5' W I D E 1.) DEED TO CENTERLINE ROAD EXCEPT AND RESERVE ALL EXISTING PUBLIC HIGHWAY AND UTILITY R.O.W.'S 2.) 2' - 4" OF SNOW COVER PRESENT AT DATE OF FIELD WORK. NOTES 5.27' H H 49.5' WIDE R.O.W. 49.5' WIDE R.O.W. 49.5' WIDE R.O.W. 25' WIDE R.O.W. SHARED IN COMMON SEE 465/766 GRAVEL 20' ± OVER 3 GRAVE HEADSTONES EXISTING APPROX. LOCATION WATER MAIN SEE 548/145 WATER VAULT NYSEG EASMT. SEE 402/255 ELEC. BLDG.173.37' (P TO P)175.25' (P TO P)26.6 3 ' 24.7 5 ' 10.236 ACRES NET (ELY OF WARREN ROAD) 252.63' (p t o p )24.68'TRUE NORTH100 0 100 200 300 Scale 1" = 100' SEE 303/119 LIBER & PAGE REFERENCE- TYPICAL REMAINS OLD FENCE & HEDGE PRESENT CENTERLINE PAVEMENT PRE S E N T C E N T E R L I N E P A V E M E N T PRESENT CENTERLINE PAVEMENTW O O D R A I L F E N C E PRESENT CENTERLINE PAVEMENT258.23' (P TO P)25.00'SEE 241/366 & 483/873 NYSEG EASMT. NYSEG GAS EASMT. SEE 375/264 SEWER EASMT. SEE 393/567 NYTEL EASMT. SEE 469/457 SUBJECT TO: S 88°12'12'' W 0.5' S 75°29'51'' E 1.11' N 53°37'51'' W 0.32' N 15°18'43'' W 0.88' S 33°04'25'' E 0.23' S 75°11'11'' W 24.04' S 39°58'35'' W 1.93' N 87°43'55'' E 3.54' S 78°43'52'' W 25.70' S 56°35'21'' W 9.41' S 15°29'29'' W 1.24' S 87°28'40'' E 3.36' N 85°29'55'' E 15.24' N 88°21'19'' E 12.60' N 49°13'29'' E 6.26' S 26°13'30'' W 10.51' N 84°3 9 ' 0 7 ' ' W 5 . 2 7 ' N 07°59'57''W 4.39' S 41°06'08'' E 0.87' S 58°09'13'' E 2.15' FROM TRUE C ROADL L HANNIG PIPE FROM OLD CONTROLING IRON POST HANNIG C POINT IS FROM OLD CONTROLING IRON PIPE HANNIG PIPE FROM TRUE CORNER HANNIG PIPE HANNIG PIPE FROM OLD CONTROLING IRON PIPE S 68°19'19'' E 0.80' HANNIG PIPE FROM TRUE CORNER FROM OLD CONTROLING IRON PIPE FROM TRUE CORNER HANNIG PIPE HANNIG PIPE N 74°33'00'' E 1.43' FROM TRUE CORNER HANNIG PIPE FROM OLD CONTROLING IRON PIN HANNIG PIPE FROM OLD CONTROLING IRON PIPE HANNIG PIPE FROM OLD CONTROLING IRON PIPE HANNIG PIPE FROM T R U E C O R N E R HANNIG P I P E FROM TRUE CORNER HANNIG CALC. CORNER N 66°20'18'' E 4.02' S 38°42'28'' W 7.63' HANNIG CALC. CORNER FROM TRUE CORNER HANNIG PIPE FROM TRUE CORNER HANNIG PIPE FROM TRUE CORNER HANNIG PIPE FROM TRUE CORNER 0.13' NLY OF PL HANNIG PIPE 0.44' SLY OF P HANNIG PIPE L0.62' SLY OF P HANNIG PIPE L 0.96' SLY OF P HANNIG PIPE L HANNIG PIPE FROM TRUE CORNER HANNIG PIPE FROM OLD CONTROLING IRON PIPE HANNIG PIPE FROM PROP. LINE HANNIG C POINT IS L FROM TRUE C ROADL FROM OLD CONTROLING IRON PIPE HANNIG PIPE HANNIG PIPE FROM OLD CONTROLING IRON PIPE 3.) PARCEL SUBJECT TO EXISTING EASEMENTS OF RECORD AS FOLLOWS NYSEG ELECTRIC EASMT. SEE 241/366 - ALONG WARREN ROAD NYSEG GAS EASMT. SEE 375/264 - ALONG WARREN ROAD SANITARY SEWER EASMT. SEE 393/567 - NO LOCATION SPECIFIED NYTEL EASMT. SEE 469/457 - NO LOCATION SPECIFIED NYSEG ELECTRIC EASMT. SEE 469/457 - (ALONG WARREN ROAD) NYSEG EASMT. SEE 221/128 - (ALONG ADJOINING ROADS) NYSEG GAS EASMT. SEE 374/444 - (WITHIN LIMITS OF PLEASANT GROVE RD.) NYSEG EASMT. SEE 402/255 - (AFFECTING NWLY COR OF PROPERTY) NYSEG EASMT. SEE 469/457 - APPEARS TO BE SOUTHERLY OF SUBJECT PROPERTY NYSEG EASMT. SEE 483/873 - APPEARS TO BE SOUTHERLY OF SUBJECT PROPERTY T T T T TNYTEL EASMT. SEE 469/457 APPROX. LOCATION APPROX. LOCATION NYTEL EASMT. SEE 469/457T TTWATER MAIN EASMT. SEE 548/145 - ALONG PLEASANT GROVE ROAD APPROX. LOCATION CORPORATION LINEH PIN FND. IN CONC. 33.00' DECK AMENDED TO SHOW IMPROVEMENTS AROUNDCLUBHOUSE AREA ONLY.4/4/2021DAB PD-17 M2.36acPD-17 M9.02acPD-17.19acRESIDENCE8.12acVILLAGE TOWN PD-17 G92.85LDR0.35LDR0.41LDR0.44N00100'200' RaNic Golf Club Legend Trails 2020 Open Water Parcels Hydrology Intermittent Streams Perennial Streams Water 50' Intermittent Stream Buffers 100' Perennial Stream Buffer Tompkins County Water Resources Council Wetlands 2012 National Wetlands Inventory NYSDEC Regulated Wetlands Flood Zones 100 Year Flood Zone 500 Year Flood Zone 20' Contours Critical Environmental Area Tompkins County Unique Natural Areas Open Space State Forest State Park State Wildlife Management Area Municipal Open Space Municipal Park Nature Preserve Recreation Corridor Agricultural Conservation Easement Cornell Research Lands County Forest Lands Other Recharge Aquifer Important Bird Areas of Tompkins County Tompkins County Municipal Boundaries https://www2.tompkinscountyny.gov/files2/planning/nri/hydro_resources_2_04.pdf | Tompkins County Department of Planning and Sustainability | NYS Department of Environmental Conservation | US Geological Survey Tompkins County GIS | Federal Emergency Management Agency (FEMA) | New York State Dept of Environmental Conservation | U.S. Fish & Wildlife Service | Nick Hollingshead, Tompkins County Water Resources Council, Tompkins County Dept of Planning and Sustainability. The project was supported by the Cayuga Lake Watershed Network with funding from the Tompkins County Soil and Water Conservation District (TCSWCD) via the Finger Lakes Lake Ontario Watershed Protection Alliance (FL-LOWPA) | Tompkins County Department of Planning and Sustainability. | Tompkins County GIS | Tompkins County GIS Division | These data were compiled by the Tompkins County Department of Planning and Sustainability and it's partners in the IthacaTrails.org website which include the Finger Lakes Trail Association, Cornell University, NYS Parks, NYSDEC, the Towns of Ithaca, Dryden, Lansing and Ulysses as well as the City of Ithaca. Notes 0 0.5 1 mi This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION 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.town.ithaca.ny.us ENGINEERING MEMORANDUM FROM: David O’Shea, Senior Civil Engineer Daniel Thaete, P.E., Director of Engineering TO: Sean and Jennifer Whittaker CC: Town of Ithaca Planning Board DATE: August 10, 2022 RE: RaNic Golf Club We have reviewed the “RaNic Golf Club” materials composed of a project narrative, dated August 1st, 2022, and plan sheets. We offer the following comments: General: • Please identify all infrastructure that you intend to dedicate to the Town of Ithaca . Additional information will be required depending on what is proposed for dedication. • Additional entrances on county roads will require review and approval from the Tompkins County Highway Department. Potable Water: • Please identify the proposed potable water average day demand. Sanitary Sewer: • Please identify the proposed sanitary sewer average gallons per day. • This area of the town is treated by the Village of Cayuga Heights Wastewater Treatment Plant. A will serve letter will need to be obtained from the plant. • The Town of Ithaca sanitary sewer flow is conveyed to the wastewater plant through Village of Cayuga Heights sewer mains. A will serve letter will need to be obtained from the Village of Cayuga Heights stating they have adequate capacity to convey the effluent. 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.town.ithaca.ny.us SWPPP • The applicant must meet the required stormwater/green infrastructure standards as outlined within the applicable New York State DEC SPDES General Permit that is active at the time the NOI is filed.