HomeMy WebLinkAboutproposed RaNic Golf Course Modifications Sketch Plan1
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 Geo rey 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 o er 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 runo per NYS DEC Standards.A full copy of the SWPPP will be provided
to the Stormwater O cer 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-o and 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.
Tra c
There is a known tra c issue with vehicles stacking at the intersection of Pleasant Grove
Rd and Hanshaw Rd at peak afternoon hours (when Cornell sta and 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 tra c
impacts are being studied by SRF Associates tra c engineers.A preliminary assessment
will be provided as part of the SEQR review.
The site is well served by TCAT,o ering 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.