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Home My WebLink AboutI - 10 Regan Development ApplicationTOWN OF CORTLANDVILLE 3577 TERRACE ROAD CORTLAND, NEW YORK I3045-3552 APPLICATION FOR CONDITIONAL PERMIT APPLICANT Name Address Address PROPERTY INFORMATION Location of property Tax Map No. of Parcel Fee Paid Phone Phone PROPERTY ACQUIRED ON, OR PENDING DATE OF AQUISTION IS PROPERTY IN FLOOD PLAIN? YES NO ZONING DISTRICT PROJECT DISCRIPTION Information to be included will be drawn from a checklist in �le )(IV of the Cortlandville Zoning Law. BATE OF APPLICATION Zoning Officer Planning Board Chairperson 12.:1ti►T1911ff7i2ME PERMIT DENIED TOYVN OF CORTLANDVIL1LE 3577 TERRACE ROAD CORTLAND, NEW YORK I3045-3552 AOUIFER PROTECTION DISTRICT SPF-CIAL PERM APPLICANT Fee Paid Name Phone Address PROPERTY OWNER Name Phone Address If applicant is a Corporationlist name, address, phone and fax numbers of all corporate officers and directors on reverse Side. PROPERTY INFORMATION Location of property Tax Map No. of Parcel PROPERTY ACQUIRED ON, OR PENDING DATE OF AQUISTION IS PROPERTY IN FLOOD PLAIN? YES NO AQUIFER PROTECTION AREA ZONING DISTRICT _ Informatha to be provided as per Article and Section 178-47 of the T of Cortlandville Toning Law. DATE OF APPLICATION //Z Zoning Officer Supervisor PERMIT GRANTED PERMIT DENIED Name Title Address Phone Fax Nance Title Address Phone Fax Name Title Address Phone Fax Name Title Address Phone Fax Name Title Address Phone Fax Name Title Address Phone Fax Name Title Address Phone Fax COMMENTS: Page 1 of 13 Full Environmental Assessment Form Part 1 - Project and Setting Instructions for Completing Part 1 Part 1 is to be completed by the applicant or project sponsor. Responses become part of the application for approval or funding, are subject to public review, and may be subject to further verification. Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully respond to any item, please answer as thoroughly as possible based on current information; indicate whether missing information does not exist, or is not reasonably available to the sponsor; and, when possible, generally describe work or studies which would be necessary to update or fully develop that information. Applicants/sponsors must complete all items in Sections A & B. In Sections C, D & E, most items contain an initial question that must be answered either “Yes” or “No”. If the answer to the initial question is “Yes”, complete the sub-questions that follow. If the answer to the initial question is “No”, proceed to the next question. Section F allows the project sponsor to identify and attach any additional information. Section G requires the name and signature of the applicant or project sponsor to verify that the information contained in Part 1is accurate and complete. A.Project and Applicant/Sponsor Information. Name of Action or Project: Project Location (describe, and attach a general location map): Brief Description of Proposed Action (include purpose or need): Name of Applicant/Sponsor: Telephone: E-Mail: Address: City/PO: State: Zip Code: Project Contact (if not same as sponsor; give name and title/role): Telephone: E-Mail: Address: City/PO:State: Zip Code: Property Owner (if not same as sponsor): Telephone: E-Mail: Address: City/PO:State: Zip Code: Page 2 of 13 B. Government Approvals B.Government Approvals, Funding, or Sponsorship. (“Funding” includes grants, loans, tax relief, and any other forms of financial assistance.) Government Entity If Yes: Identify Agency and Approval(s) Required Application Date (Actual or projected) a.City Counsel, Town Board, 9 Yes 9 No or Village Board of Trustees b. City, Town or Village 9 Yes 9 No Planning Board or Commission c.City, Town or 9 Yes 9 No Village Zoning Board of Appeals d. Other local agencies 9 Yes 9 No e. County agencies 9 Yes 9 No f. Regional agencies 9 Yes 9 No g. State agencies 9 Yes 9 No h. Federal agencies 9 Yes 9 No i. Coastal Resources. i.Is the project site within a Coastal Area, or the waterfront area of a Designated Inland Waterway?9 Yes 9 No ii.Is the project site located in a community with an approved Local Waterfront Revitalization Program? 9 Yes 9 No iii. Is the project site within a Coastal Erosion Hazard Area?9 Yes 9 No C. Planning and Zoning C.1. Planning and zoning actions. Will administrative or legislative adoption, or amendment of a plan, local law, ordinance, rule or regulation be the 9 Yes 9 No only approval(s) which must be granted to enable the proposed action to proceed? •If Yes, complete sections C, F and G. •If No, proceed to question C.2 and complete all remaining sections and questions in Part 1 C.2. Adopted land use plans. a. Do any municipally- adopted (city, town, village or county) comprehensive land use plan(s) include the site 9 Yes 9 No where the proposed action would be located? If Yes, does the comprehensive plan include specific recommendations for the site where the proposed action 9 Yes 9 No would be located? b. Is the site of the proposed action within any local or regional special planning district (for example: Greenway; 9 Yes 9 No Brownfield Opportunity Area (BOA); designated State or Federal heritage area; watershed management plan; or other?) If Yes, identify the plan(s): _______________________________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ c. Is the proposed action located wholly or partially within an area listed in an adopted municipal open space plan, 9 Yes 9 No or an adopted municipal farmland protection plan? If Yes, identify the plan(s): ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ Page 3 of 13 C.3. Zoning a. Is the site of the proposed action located in a municipality with an adopted zoning law or ordinance.9 Yes 9 No If Yes, what is the zoning classification(s) including any applicable overlay district? _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ b. Is the use permitted or allowed by a special or conditional use permit?9 Yes 9 No c. Is a zoning change requested as part of the proposed action?9 Yes 9 No If Yes, i.What is the proposed new zoning for the site? ___________________________________________________________________ C.4. Existing community services. a. In what school district is the project site located? ________________________________________________________________ b. What police or other public protection forces serve the project site? _________________________________________________________________________________________________________ c. Which fire protection and emergency medical services serve the project site? __________________________________________________________________________________________________________ d. What parks serve the project site? __________________________________________________________________________________________________________ __________________________________________________________________________________________________________ D. Project Details D.1. Proposed and Potential Development a. What is the general nature of the proposed action (e.g., residential, industrial, commercial, recreational; if mixed, include all components)? _________________________________________________________________________________________________________ b. a. Total acreage of the site of the proposed action?_____________ acres b. Total acreage to be physically disturbed?_____________ acres c. Total acreage (project site and any contiguous properties) owned or controlled by the applicant or project sponsor?_____________ acres c. Is the proposed action an expansion of an existing project or use?9 Yes 9 No i.If Yes, what is the approximate percentage of the proposed expansion and identify the units (e.g., acres, miles, housing units, square feet)? % ____________________ Units: ____________________ d. Is the proposed action a subdivision, or does it include a subdivision? 9 Yes 9 No If Yes, i.Purpose or type of subdivision? (e.g., residential, industrial, commercial; if mixed, specify types) ________________________________________________________________________________________________________ ii. Is a cluster/conservation layout proposed? 9 Yes 9 No iii.Number of lots proposed? ________ iv.Minimum and maximum proposed lot sizes? Minimum __________ Maximum __________ 9 Yes 9 No _____ months _____ _____ month _____ year e.Will the proposed action be constructed in multiple phases? i.If No, anticipated period of construction: ii.If Yes: •Total number of phases anticipated •Anticipated commencement date of phase 1 (including demolition) •Anticipated completion date of final phase _____ month _____year •Generally describe connections or relationships among phases, including any contingencies where progress of one phase may determine timing or duration of future phases: _______________________________________________________________ ____________________________________________________________________________________________________ ____________________________________________________________________________________________________ Page 4 of 13 f. Does the project include new residential uses?9 Yes 9 No If Yes, show numbers of units proposed. One Family Two Family Three Family Multiple Family (four or more) Initial Phase ___________ ___________ ____________ ________________________ At completion of all phases ___________ ___________ ____________ ________________________ g. Does the proposed action include new non-residential construction (including expansions)? 9 Yes 9 No If Yes, i. Total number of structures ___________ ii.Dimensions (in feet) of largest proposed structure: ________height; ________width; and _______ length iii.Approximate extent of building space to be heated or cooled: ______________________ square feet h. Does the proposed action include construction or other activities that will result in the impoundment of any 9 Yes 9 No liquids, such as creation of a water supply, reservoir, pond, lake, waste lagoon or other storage? If Yes, i.Purpose of the impoundment: ________________________________________________________________________________ ii.If a water impoundment, the principal source of the water: 9 Ground water 9 Surface water streams 9 Other specify: _________________________________________________________________________________________________________ iii.If other than water, identify the type of impounded/contained liquids and their source. _________________________________________________________________________________________________________ iv.Approximate size of the proposed impoundment. Volume: ____________ million gallons; surface area: ____________ acres v.Dimensions of the proposed dam or impounding structure: ________ height; _______ length vi.Construction method/materials for the proposed dam or impounding structure (e.g., earth fill, rock, wood, concrete): ________________________________________________________________________________________________________ D.2. Project Operations a. Does the proposed action include any excavation, mining, or dredging, during construction, operations, or both? 9 Yes 9 No (Not including general site preparation, grading or installation of utilities or foundations where all excavated materials will remain onsite) If Yes: i .What is the purpose of the excavation or dredging? _______________________________________________________________ ii.How much material (including rock, earth, sediments, etc.) is proposed to be removed from the site? •Volume (specify tons or cubic yards): ____________________________________________ •Over what duration of time? ____________________________________________________ iii.Describe nature and characteristics of materials to be excavated or dredged, and plans to use, manage or dispose of them. ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ iv.Will there be onsite dewatering or processing of excavated materials? 9 Yes 9 No If yes, describe. ___________________________________________________________________________________________ ________________________________________________________________________________________________________ v.What is the total area to be dredged or excavated? _____________________________________acres vi.What is the maximum area to be worked at any one time? _______________________________ acres vii.What would be the maximum depth of excavation or dredging? __________________________ feet viii.Will the excavation require blasting?9 Yes 9 No ix.Summarize site reclamation goals and plan: _____________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ b. Would the proposed action cause or result in alteration of, increase or decrease in size of, or encroachment 9 Yes 9 No into any existing wetland, waterbody, shoreline, beach or adjacent area? If Yes: i.Identify the wetland or waterbody which would be affected (by name, water index number, wetland map number or geographic description): ______________________________________________________________________________________________ _________________________________________________________________________________________________________ Page 5 of 13 ii. iii. Describe how the proposed action would affect that waterbody or wetland, e.g. excavation, fill, placement of structures, or alteration of channels, banks and shorelines. Indicate extent of activities, alterations and additions in square feet or acres: _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ Will the proposed action cause or result in disturbance to bottom sediments? Yes 9 No If Yes, describe: __________________________________________________________________________________________ iv.Will the proposed action cause or result in the destruction or removal of aquatic vegetation?9 Yes 9 No If Yes: •acres of aquatic vegetation proposed to be removed: ___________________________________________________________ •expected acreage of aquatic vegetation remaining after project completion:________________________________________ •purpose of proposed removal (e.g. beach clearing, invasive species control, boat access): ____________________________ ____________________________________________________________________________________________________ •proposed method of plant removal: ________________________________________________________________________ •if chemical/herbicide treatment will be used, specify product(s): _________________________________________________ v.Describe any proposed reclamation/mitigation following disturbance: _________________________________________________ _________________________________________________________________________________________________________ c. Will the proposed action use, or create a new demand for water? 9 Yes 9 No If Yes: i.Total anticipated water usage/demand per day: __________________________ gallons/day ii.Will the proposed action obtain water from an existing public water supply? 9 Yes 9 No If Yes: •Name of district or service area: _________________________________________________________________________ •Does the existing public water supply have capacity to serve the proposal? 9 Yes 9 No •Is the project site in the existing district? 9 Yes 9 No •Is expansion of the district needed? 9 Yes 9 No •Do existing lines serve the project site? 9 Yes 9 No iii.Will line extension within an existing district be necessary to supply the project? 9 Yes 9 No If Yes: •Describe extensions or capacity expansions proposed to serve this project: ________________________________________ ____________________________________________________________________________________________________ •Source(s) of supply for the district: ________________________________________________________________________ iv.Is a new water supply district or service area proposed to be formed to serve the project site? 9 Yes 9 No If, Yes: •Applicant/sponsor for new district: ________________________________________________________________________ •Date application submitted or anticipated: __________________________________________________________________ •Proposed source(s) of supply for new district: _______________________________________________________________ v.If a public water supply will not be used, describe plans to provide water supply for the project: ___________________________ _________________________________________________________________________________________________________ vi.If water supply will be from wells (public or private), what is the maximum pumping capacity: _______ gallons/minute. d. Will the proposed action generate liquid wastes?9 Yes 9 No If Yes: i.Total anticipated liquid waste generation per day: _______________ gallons/day ii.Nature of liquid wastes to be generated (e.g., sanitary wastewater, industrial; if combination, describe all components and approximate volumes or proportions of each): __________________________________________________________________ _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ iii.Will the proposed action use any existing public wastewater treatment facilities?9 Yes 9 No If Yes: •Name of wastewater treatment plant to be used: _____________________________________________________________ •Name of district: ______________________________________________________________________________________ •Does the existing wastewater treatment plant have capacity to serve the project?9 Yes 9 No • Is the project site in the existing district?9 Yes 9 No • Is expansion of the district needed?9 Yes 9 No Page 6 of 13 9 Yes 9 No •Do existing sewer lines serve the project site? •Will a line extension within an existing district be necessary to serve the project?9 Yes 9 No If Yes: •Describe extensions or capacity expansions proposed to serve this project: ____________________________________ ____________________________________________________________________________________________________ ____________________________________________________________________________________________________ iv.Will a new wastewater (sewage) treatment district be formed to serve the project site?9 Yes 9 No If Yes: •Applicant/sponsor for new district: ____________________________________________________________________ •Date application submitted or anticipated: _______________________________________________________________ •What is the receiving water for the wastewater discharge? __________________________________________________ v.If public facilities will not be used, describe plans to provide wastewater treatment for the project, including specifying proposed receiving water (name and classification if surface discharge or describe subsurface disposal plans): ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ vi.Describe any plans or designs to capture, recycle or reuse liquid waste: _______________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ e. Will the proposed action disturb more than one acre and create stormwater runoff, either from new point 9 Yes 9 No sources (i.e. ditches, pipes, swales, curbs, gutters or other concentrated flows of stormwater) or non-point source (i.e. sheet flow) during construction or post construction? If Yes: i.How much impervious surface will the project create in relation to total size of project parcel? _____ Square feet or _____ acres (impervious surface) _____ Square feet or _____ acres (parcel size) ii.Describe types of new point sources. __________________________________________________________________________ _________________________________________________________________________________________________________ iii.Where will the stormwater runoff be directed (i.e. on-site stormwater management facility/structures, adjacent properties, groundwater, on-site surface water or off-site surface waters)? ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ •If to surface waters, identify receiving water bodies or wetlands: ________________________________________________ ____________________________________________________________________________________________________ ____________________________________________________________________________________________________ •Will stormwater runoff flow to adjacent properties?9 Yes 9 No iv.Does the proposed plan minimize impervious surfaces, use pervious materials or collect and re-use stormwater?9 Yes 9 No f. Does the proposed action include, or will it use on-site, one or more sources of air emissions, including fuel 9 Yes 9 No combustion, waste incineration, or other processes or operations? If Yes, identify: i. Mobile sources during project operations (e.g., heavy equipment, fleet or delivery vehicles) _________________________________________________________________________________________________________ ii.Stationary sources during construction (e.g., power generation, structural heating, batch plant, crushers) ________________________________________________________________________________________________________ iii.Stationary sources during operations (e.g., process emissions, large boilers, electric generation) ________________________________________________________________________________________________________ g. Will any air emission sources named in D.2.f (above), require a NY State Air Registration, Air Facility Permit,9 Yes 9 No or Federal Clean Air Act Title IV or Title V Permit? If Yes: i.Is the project site located in an Air quality non-attainment area? (Area routinely or periodically fails to meet 9 Yes 9 No ambient air quality standards for all or some parts of the year) ii.In addition to emissions as calculated in the application, the project will generate: •___________Tons/year (short tons) of Carbon Dioxide (CO2) •___________Tons/year (short tons) of Nitrous Oxide (N2O) •___________Tons/year (short tons) of Perfluorocarbons (PFCs) •___________Tons/year (short tons) of Sulfur Hexafluoride (SF6) •___________Tons/year (short tons) of Carbon Dioxide equivalent of Hydroflourocarbons (HFCs) •___________Tons/year (short tons) of Hazardous Air Pollutants (HAPs) Page 7 of 13 h. Will the proposed action generate or emit methane (including, but not limited to, sewage treatment plants,9 Yes 9 No landfills, composting facilities)? If Yes: i.Estimate methane generation in tons/year (metric): ________________________________________________________________ ii. Describe any methane capture, control or elimination measures included in project design (e.g., combustion to generate heat or electricity, flaring): ________________________________________________________________________________________ _________________________________________________________________________________________________________ i. Will the proposed action result in the release of air pollutants from open-air operations or processes, such as 9 Yes 9 No quarry or landfill operations? If Yes: Describe operations and nature of emissions (e.g., diesel exhaust, rock particulates/dust): _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ j. Will the proposed action result in a substantial increase in traffic above present levels or generate substantial 9 Yes 9 No new demand for transportation facilities or services? If Yes: i.When is the peak traffic expected (Check all that apply): Morning Evening Weekend Randomly between hours of __________ to ________. ii.For commercial activities only, projected number of truck trips/day and type (e.g., semi trailers and dump trucks): _____________ iii. iv. v. Parking spaces: Existing ___________________ Proposed ___________ Net increase/decrease _____________________ Does the proposed action include any shared use parking? Yes No 9 Yes 9 No vi.Are public/private transportation service(s) or facilities available within ½ mile of the proposed site? vii Will the proposed action include access to public transportation or accommodations for use of hybrid, electric 9 Yes 9 No or other alternative fueled vehicles? viii. Will the proposed action include plans for pedestrian or bicycle accommodations for connections to existing 9 Yes 9 No pedestrian or bicycle routes? k. Will the proposed action (for commercial or industrial projects only) generate new or additional demand 9 Yes 9 No for energy? If Yes: i.Estimate annual electricity demand during operation of the proposed action: ____________________________________________ _________________________________________________________________________________________________________ ii.Anticipated sources/suppliers of electricity for the project (e.g., on-site combustion, on-site renewable, via grid/local utility, or other): ________________________________________________________________________________________________________ iii.Will the proposed action require a new, or an upgrade, to an existing substation?9 Yes 9 No l. Hours of operation. Answer all items which apply. i. During Construction:ii.During Operations: •Monday - Friday: _________________________•Monday - Friday: ____________________________ •Saturday: ________________________________•Saturday: ___________________________________ •Sunday: _________________________________•Sunday: ____________________________________ •Holidays: ________________________________•Holidays: ___________________________________ If the proposed action includes any modification of existing roads, creation of new roads or change in existing access, describe: ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ Page 8 of 13 m. Will the proposed action produce noise that will exceed existing ambient noise levels during construction,9 Yes 9 No operation, or both? If yes: i.Provide details including sources, time of day and duration: _______________________________________________________________________________________________________ _______________________________________________________________________________________________________ ii. Will the proposed action remove existing natural barriers that could act as a noise barrier or screen?9 Yes 9 No Describe: _________________________________________________________________________________________________ _________________________________________________________________________________________________________ n. W th ill prop e os actio ed hav n e outd ligh oor ting? 9 Yes 9 No If yes: i.Describe source(s), location(s), height of fixture(s), direction/aim, and proximity to nearest occupied structures: _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ ii.Will proposed action remove existing natural barriers that could act as a light barrier or screen?9 Yes 9 No Describe: _________________________________________________________________________________________________ _________________________________________________________________________________________________________ o.Does the proposed action have the potential to produce odors for more than one hour per day?9 Yes 9 No If Yes, describe possible sources, potential frequency and duration of odor emissions, and proximity to nearest occupied structures: ______________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ p.9 Yes 9 No Will the proposed action include any bulk storage of petroleum (combined capacity of over 1,100 gallons) or chemical products 185 gallons in above ground storage or any amount in underground storage? If Yes: i.Product(s) to be stored ______________________________________________________________________________________ ii.Volume(s) ______ per unit time ___________ (e.g., month, year) iii.Generally, describe the proposed storage facilities:________________________________________________________________ ________________________________________________________________________________________________________ q. Will the proposed action (commercial, industrial and recreational projects only) use pesticides (i.e., herbicides,9 Yes 9 No insecticides) during construction or operation? If Yes: i.Describe proposed treatment(s): ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ ii.Will the proposed action use Integrated Pest Management Practices?9 Yes 9 No r. Will the proposed action (commercial or industrial projects only) involve or require the management or disposal 9 Yes 9 No of solid waste (excluding hazardous materials)? If Yes: i.Describe any solid waste(s) to be generated during construction or operation of the facility: •Construction: ____________________ tons per ________________ (unit of time) •Operation : ____________________ tons per ________________ (unit of time) ii.Describe any proposals for on-site minimization, recycling or reuse of materials to avoid disposal as solid waste: •Construction: ________________________________________________________________________________________ ____________________________________________________________________________________________________ •Operation: __________________________________________________________________________________________ ____________________________________________________________________________________________________ iii.Proposed disposal methods/facilities for solid waste generated on-site: •Construction: ________________________________________________________________________________________ ____________________________________________________________________________________________________ •Operation: __________________________________________________________________________________________ ____________________________________________________________________________________________________ Page 9 of 13 s. Does the proposed action include construction or modification of a solid waste management facility?9 Yes 9 No If Yes: i.Type of management or handling of waste proposed for the site (e.g., recycling or transfer station, composting, landfill, or other disposal activities): ___________________________________________________________________________________ ii.Anticipated rate of disposal/processing: •________ Tons/month, if transfer or other non-combustion/thermal treatment, or •________ Tons/hour, if combustion or thermal treatment iii.If landfill, anticipated site life: ________________________________ years t. Will the proposed action at the site involve the commercial generation, treatment, storage, or disposal of hazardous 9 Yes 9 No waste? If Yes: i.Name(s) of all hazardous wastes or constituents to be generated, handled or managed at facility: ___________________________ _________________________________________________________________________________________________________ _________________________________________________________________________________________________________ ii.Generally describe processes or activities involving hazardous wastes or constituents: ___________________________________ _________________________________________________________________________________________________________ ________________________________________________________________________________________________________ iii. Specify amount to be handled or generated _____ tons/month iv.Describe any proposals for on-site minimization, recycling or reuse of hazardous constituents: ____________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ v.Will any hazardous wastes be disposed at an existing offsite hazardous waste facility?9 Yes 9 No If Yes: provide name and location of facility: _______________________________________________________________________ ________________________________________________________________________________________________________ If No: describe proposed management of any hazardous wastes which will not be sent to a hazardous waste facility: ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ E. Site and Setting of Proposed Action E.1. Land uses on and surrounding the project site a. Existing land uses. i.Check all uses that occur on, adjoining and near the project site. 9 Urban 9 Industrial 9 Commercial 9 Residential (suburban) 9 Rural (non-farm) 9 Forest 9 Agriculture 9 Aquatic 9 Other (specify): ____________________________________ ii.If mix of uses, generally describe: __________________________________________________________________________________________________________ __________________________________________________________________________________________________________ b. Land uses and covertypes on the project site. Land use or Covertype Current Acreage Acreage After Project Completion Change (Acres +/-) •Roads, buildings, and other paved or impervious surfaces •Forested •Meadows, grasslands or brushlands (non- agricultural, including abandoned agricultural) •Agricultural (includes active orchards, field, greenhouse etc.) •Surface water features (lakes, ponds, streams, rivers, etc.) •Wetlands (freshwater or tidal) •Non-vegetated (bare rock, earth or fill) •Other Describe: _______________________________ ________________________________________ Page 10 of 13 c. Is the project site presently used by members of the community for public recreation?9 Yes 9 No i.If Yes: explain: __________________________________________________________________________________________ d. Are there any facilities serving children, the elderly, people with disabilities (e.g., schools, hospitals, licensed 9 Yes 9 No day care centers, or group homes) within 1500 feet of the project site? If Yes, i.Identify Facilities: ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ e. Does the project site contain an existing dam?9 Yes 9 No If Yes: i.Dimensions of the dam and impoundment: •Dam height: _________________________________ feet •Dam length: _________________________________ feet •Surface area: _________________________________ acres •Volume impounded: _______________________________ gallons OR acre-feet ii.Dam=s existing hazard classification: _________________________________________________________________________ iii.Provide date and summarize results of last inspection: _______________________________________________________________________________________________________ _______________________________________________________________________________________________________ f. Has the project site ever been used as a municipal, commercial or industrial solid waste management facility,9 Yes 9 No or does the project site adjoin property which is now, or was at one time, used as a solid waste management facility? If Yes: i. Has the facility been formally closed?9 Yes 9 No •If yes, cite sources/documentation: _______________________________________________________________________ ii.Describe the location of the project site relative to the boundaries of the solid waste management facility: _______________________________________________________________________________________________________ _______________________________________________________________________________________________________ iii.Describe any development constraints due to the prior solid waste activities: __________________________________________ _______________________________________________________________________________________________________ g. Have hazardous wastes been generated, treated and/or disposed of at the site, or does the project site adjoin 9 Yes 9 No property which is now or was at one time used to commercially treat, store and/or dispose of hazardous waste? If Yes: i.Describe waste(s) handled and waste management activities, including approximate time when activities occurred: _______________________________________________________________________________________________________ _______________________________________________________________________________________________________ h. Potential contamination history. Has there been a reported spill at the proposed project site, or have any 9 Yes 9 No remedial actions been conducted at or adjacent to the proposed site? If Yes: i.Is any portion of the site listed on the NYSDEC Spills Incidents database or Environmental Site 9 Yes 9 No Remediation database? Check all that apply: 9 Yes – Spills Incidents database Provide DEC ID number(s): ________________________________ 9 Yes – Environmental Site Remediation database Provide DEC ID number(s): ________________________________ 9 Neither database ii.If site has been subject of RCRA corrective activities, describe control measures:_______________________________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ iii.Is the project within 2000 feet of any site in the NYSDEC Environmental Site Remediation database?9 Yes 9 No If yes, provide DEC ID number(s): ______________________________________________________________________________ iv.If yes to (i), (ii) or (iii) above, describe current status of site(s): _______________________________________________________________________________________________________ _______________________________________________________________________________________________________ Page 11 of 13 v.Is the project site subject to an institutional control limiting property uses?9 Yes 9 No •If yes, DEC site ID number: ____________________________________________________________________________ •Describe the type of institutional control (e.g., deed restriction or easement): ____________________________________ •Describe any use limitations: ___________________________________________________________________________ •Describe any engineering controls: _______________________________________________________________________ •Will the project affect the institutional or engineering controls in place?9 Yes 9 No •Explain: ____________________________________________________________________________________________ ___________________________________________________________________________________________________ ___________________________________________________________________________________________________ E.2. Natural Resources On or Near Project Site a. What is the average depth to bedrock on the project site? ________________ feet b. Are there bedrock outcroppings on the project site?9 Yes 9 No If Yes, what proportion of the site is comprised of bedrock outcroppings? __________________% c. Predominant soil type(s) present on project site: ___________________________ __________% ___________________________ __________% ____________________________ __________% d. What is the average depth to the water table on the project site? Average: _________ feet e. Drainage status of project site soils: 9 Well Drained:_____% of site 9 Moderately Well Drained: _____% of site 9 Poorly Drained _____% of site f. Approximate proportion of proposed action site with slopes: 9 0-10%:_____% of site 9 10-15%: _____% of site 9 15% or greater: _____% of site g. Are there any unique geologic features on the project site?9 Yes 9 No If Yes, describe: _____________________________________________________________________________________________ ________________________________________________________________________________________________________ h. Surface water features. i.Does any portion of the project site contain wetlands or other waterbodies (including streams, rivers,9 Yes 9 No ponds or lakes)? ii.Do any wetlands or other waterbodies adjoin the project site?9 Yes 9 No If Yes to either i or ii, continue. If No, skip to E.2.i. iii.Are any of the wetlands or waterbodies within or adjoining the project site regulated by any federal,9 Yes 9 No state or local agency? iv.For each identified regulated wetland and waterbody on the project site, provide the following information: •Streams: Name ____________________________________________ Classification _______________________ •Lakes or Ponds: Name ____________________________________________ Classification _______________________•Wetlands: Name ____________________________________________ Approximate Size ___________________ •Wetland No. (if regulated by DEC) _____________________________ v.Are any of the above water bodies listed in the most recent compilation of NYS water quality-impaired 9 Yes 9 No waterbodies? If yes, name of impaired water body/bodies and basis for listing as impaired: _____________________________________________ ___________________________________________________________________________________________________________ i.Is the project site in a designated Floo dway?9 Yes 9 No j.Is the project site in the 100-year Floodplain?9 Yes 9 No k.Is the project site in the 500-year Floodplain?9 Yes 9 No l. Is the project site located over, or immediately adjoining, a primary, principal or sole source aquifer?9 Yes 9 No If Yes: i.Name of aquifer: _________________________________________________________________________________________ Page 12 of 13 m. Identify the predominant wildlife species that occupy or use the project site: ______________________________ ______________________________ _______________________________ ______________________________ ______________________________ _______________________________ ______________________________ n. Does the project site contain a designated significant natural community?9 Yes 9 No If Yes: i.Describe the habitat/community (composition, function, and basis for designation): _____________________________________ ________________________________________________________________________________________________________ ii.Source(s) of description or evaluation: ________________________________________________________________________ iii.Extent of community/habitat: •Currently: ______________________ acres •Following completion of project as proposed: _____________________ acres •Gain or loss (indicate + or -): ______________________ acres o. Does project site contain any species of plant or animal that is listed by the federal government or NYS as 9 Yes 9 No endangered or threatened, or does it contain any areas identified as habitat for an endangered or threatened species? p. Does the project site contain any species of plant or animal that is listed by NYS as rare, or as a species of 9 Yes 9 No special concern? q. Is the project site or adjoining area currently used for hunting, trapping, fishing or shell fishing?9 Yes 9 No If yes, give a brief description of how the proposed action may affect that use: ___________________________________________ ________________________________________________________________________________________________________ E.3. Designated Public Resources On or Near Project Site a. Is the project site, or any portion of it, located in a designated agricultural district certified pursuant to 9 Yes 9 No Agriculture and Markets Law, Article 25-AA, Section 303 and 304? If Yes, provide county plus district name/number: _________________________________________________________________ b. Are agricultural lands consisting of highly productive soils present?9 Yes 9 No i.If Yes: acreage(s) on project site? ___________________________________________________________________________ ii.Source(s) of soil rating(s): _________________________________________________________________________________ c. Does the project site contain all or part of, or is it substantially contiguous to, a registered National 9 Yes 9 No Natural Landmark? If Yes: i.Nature of the natural landmark: 9 Biological Community 9 Geological Feature ii.Provide brief description of landmark, including values behind designation and approximate size/extent: ___________________ ________________________________________________________________________________________________________ ________________________________________________________________________________________________________ d. Is the project site located in or does it adjoin a state listed Critical Environmental Area?9 Yes 9 No If Yes: i.CEA name: _____________________________________________________________________________________________ ii.Basis for designation: _____________________________________________________________________________________ iii.Designating agency and date: ______________________________________________________________________________ If Yes: i.Species and listing (endangered or threatened):______________________________________________________________________________ ________________________________________________________________________________________________________________________ ________________________________________________________________________________________________________________________ If Yes: i.Species and listing:____________________________________________________________________________________________________ _______________________________________________________________________________________________________________________ Page 13 of 13 e. Does the project site contain, or is it substantially contiguous to, a building, archaeological site, or district 9 Yes 9 No 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 State Register of Historic Places? If Yes: i.Nature of historic/archaeological resource: 9 Archaeological Site 9 Historic Building or District ii.Name: _________________________________________________________________________________________________ iii.Brief description of attributes on which listing is based: _______________________________________________________________________________________________________ f. Is the project site, or any portion of it, located in or adjacent to an area designated as sensitive for 9 Yes 9 No archaeological sites on the NY State Historic Preservation Office (SHPO) archaeological site inventory? g. Have additional archaeological or historic site(s) or resources been identified on the project site?9 Yes 9 No If Yes: i. Describe possible resource(s): _______________________________________________________________________________ ii.Basis for identification: ___________________________________________________________________________________ h.9 Yes 9 No Is the project site within fives miles of any officially designated and publicly accessible federal, state, or local scenic or aesthetic resource? If Yes: i.Identify resource: _________________________________________________________________________________________ ii.Nature of, or basis for, designation (e.g., established highway overlook, state or local park, state historic trail or scenic byway, etc.): ___________________________________________________________________________________________________ iii.Distance between project and resource: _____________________ miles. i. Is the project site located within a designated river corridor under the Wild, Scenic and Recreational Rivers 9 Yes 9 No Program 6 NYCRR 666? If Yes: i.Identify the name of the river and its designation: ________________________________________________________________ ii.Is the activity consistent with development restrictions contained in 6NYCRR Part 666?9 Yes 9 No F. Additional Information Attach any additional information which may be needed to clarify your project. If you have identified any adverse impacts which could be associated with your proposal, please describe those impacts plus any measures which you propose to avoid or minimize them. G. Verification I certify that the information provided is true to the best of my knowledge. Applicant/Sponsor Name ___________________________________ Date_______________________________________ Signature________________________________________________ Title_______________________________________ EAF Mapper Summary Report Tuesday, July 19, 2022 8:46 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. B.i.i [Coastal or Waterfront Area]No B.i.ii [Local Waterfront Revitalization Area]No C.2.b. [Special Planning District]Yes - Digital mapping data are not available for all Special Planning Districts. Refer to EAF Workbook. C.2.b. [Special Planning District - Name]NYS Major Basins:Upper Susquehanna E.1.h [DEC Spills or Remediation Site - Potential Contamination History] Digital mapping data are not available or are incomplete. Refer to EAF Workbook. E.1.h.i [DEC Spills or Remediation Site - Listed] Digital mapping data are not available or are incomplete. Refer to EAF Workbook. E.1.h.i [DEC Spills or Remediation Site - Environmental Site Remediation Database] Digital mapping data are not available or are incomplete. Refer to EAF Workbook. E.1.h.iii [Within 2,000' of DEC Remediation Site] No E.2.g [Unique Geologic Features]No E.2.h.i [Surface Water Features]Yes E.2.h.ii [Surface Water Features]Yes E.2.h.iii [Surface Water Features]Yes - Digital mapping information on local and federal wetlands and waterbodies is known to be incomplete. Refer to EAF Workbook. E.2.h.iv [Surface Water Features - Stream Name] 931-449 E.2.h.iv [Surface Water Features - Stream Classification] C E.2.h.iv [Surface Water Features - Wetlands Name] Federal Waters E.2.h.v [Impaired Water Bodies]No E.2.i. [Floodway]Yes E.2.j. [100 Year Floodplain]Yes 1Full Environmental Assessment Form - EAF Mapper Summary Report E.2.k. [500 Year Floodplain]Yes E.2.l. [Aquifers]Yes E.2.l. [Aquifer Names]Principal Aquifer, Primary Aquifer, Sole Source Aquifer Names:Cortland- Homer Preble SSA E.2.n. [Natural Communities]No E.2.o. [Endangered or Threatened Species]No E.2.p. [Rare Plants or Animals]No E.3.a. [Agricultural District]No E.3.c. [National Natural Landmark]No E.3.d [Critical Environmental Area]No E.3.e. [National or State Register of Historic Places or State Eligible Sites] Digital mapping data are not available or are incomplete. Refer to EAF Workbook. E.3.f. [Archeological Sites]No E.3.i. [Designated River Corridor]No 2Full Environmental Assessment Form - EAF Mapper Summary Report POB STA T E R O U T E 1 3 POB2 POB & KE Y S T O N E AS S O C I A T E S AR C H I T E C T S , E N G I N E E R S A N D S U R V E Y O R S , L L C 58 E x c h a n g e S t r e e t Bi n g h a m t o n , N e w Y o r k 1 3 9 0 1 Ph o n e : 6 0 7 . 7 2 2 . 1 1 0 0 Fa x : 6 0 7 . 7 2 2 . 2 5 1 5 Em a i l : i n f o @ k e y s c o m p . c o m ww w . k e y s c o m p . c o m & KE Y S T O N E AS S O C I A T E S AR C H I T E C T S , E N G I N E E R S A N D S U R V E Y O R S , L L C 58 E x c h a n g e S t r e e t Bi n g h a m t o n , N e w Y o r k 1 3 9 0 1 Ph o n e : 6 0 7 . 7 2 2 . 1 1 0 0 Fa x : 6 0 7 . 7 2 2 . 2 5 1 5 Em a i l : i n f o @ k e y s c o m p . c o m ww w . k e y s c o m p . c o m Zoning Board of Appeals Area Variance Findings & Decision 3. Whether the requested variance is substantial: Yes_____No_____ Reason:________________________________________________________________________ ______________________________________________________________________________ ______________________________________________________________________________ 4. Would the variance have an adverse impact on the physical or environmental conditions in the neighborhood: Yes_____No_____ Reason:________________________________________________________________________ ______________________________________________________________________________ ______________________________________________________________________________ 5. Whether the alleged difficulty was self-created: Yes_____No_____ Reason:________________________________________________________________________ ______________________________________________________________________________ ______________________________________________________________________________ DETERMINATION OF ZBA BASED ON THE ABOVE FIVE FACTORS: The ZBA, after taking into consideration the above five factors, finds that: ______ The Benefit to the Applicant DOES NOT outweigh the Detriment to the Neighborhood or Community and therefore the variance request is denied. ______ The benefit to the Applicant DOES outweigh the Detriment to the Neighborhood or Community. Reason:______________________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ No the area variance is not substantial as commercial square footage proposed is set so far back from NYS Route 13, shape of lot and environmental constraints limit commercial retail development on the parcel. X X X X Where the mixed use building is located far from NYS Route 13 and the lack of visibility to Route 13 is a concern in finding commercial tenants to fill the space. Also the applicant seeks compatible uses between commercial tenants and rents so not to adversely affect renters. Reducing the required commercial square footage within one building does not impact the physical or environmental conditions. TOWN OF CORTLANDVILLE 3577 TERRACE ROAD CORTLAND, NEW YORK 13045-3552 APPLICATION FOR SITE PLAN APPROVAL APPLICANT Name Fee Paid Address Phone PROPERTY OWNER Name Phone Address PROPERTY INFORMATION Location ofpropeMt Tax Map No. of Parcel _ PROPERTY ACQUIRED ON, OR PENDING DATE OF AQUISTION IS PROPERTY IN FLOOD PLAIN? YES NO ZONING DISTRICT PROJECT DISCRIPTION Information to be included will be drawn from a check list in Article XqX.Sedion 178-71 of the Cortlandville Zoning Law. A sketch plan conference may be de necessary by the Planning Board. _ DATE OF APPLICATION PERMIT DENIED Sol icant Zoning Officer Planning Board Chairperson 1 Jamie Easton From:Steve Cinquanti <steve@cinquanti.com> Sent:Thursday, August 18, 2022 11:16 AM To:Jamie Easton Cc:Larry Regan; Dante A; Gabe Regan Subject:Re: 978 NYS Route 13 Cortlandville Since July of 2017 our company has actively marketed this property with four serious inquiries none of which we were able to close. I'm quite sure Dante's private marketing efforts go back further than ours. Steve Cinquanti, Associate Broker, CCIM 185 Clinton Street, Ext Cortland, New York 13045 (607) 423-7800 c (607) 218-6221 o On Thu, Aug 18, 2022 at 11:06 AM Jamie Easton <jeaston@theprimecompanies.com> wrote: Call me anytime Jamie Easton Director of Land Development August 18, 2022 Larry Regan, President Regan Development Corporation 1055 Saw Mill River Road #204 Ardsley, NY 10502 Dear Mr. Regan, These marketing notes regard the property located on NY-13 in Cortlandville, tax map 96.13-01-01.100 owned by Dante and Joseph Armideo. Since July of 2017 our company has actively marketed this property with just four serious inquiries none of which we were able to close. I'm quite sure Dante's private marketing efforts go back much further than ours. Sincerely, Steve Cinquanti, CCIM Yaman Commercial Industrial 185 Clinton Ave Cortland, New York 13045 DRIVEWAY DESIGN POLICY 5A-28 8/18/22, 11:42 AM Section D104 Commercial and Industrial Developments https://up.codes/viewer_export/juris_key/new_york/pub/ny_fire_code_2020/ref/D104 1/2 Section D104 Commercial and Industrial Developments D104.1 Buildings Exceeding Three Stories or 30 Feet in Height Buildings or facilities exceeding 30 feet (9144 mm) or three stories in height shall have not fewer than two means of fire apparatus access for each structure. D104.2 Buildings Exceeding 62,000 Square Feet in Area Buildings or facilities having a gross building area of more than 62,000 square feet (5760 m2) shall be provided with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet (11 520 m2) that have a single approved fire apparatus access road where all buildings are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. GENERAL MUNICIPAL LAW Zoning Referral Form Conditional Permits. Special Permits, Site Plan Reviews & Variances Director CORTLAND COUNTY PLANNING DEPARTMENT 37 Church St. Cortland, NY 13045-2838 Telephone: (607) 753-5043 Fax: (607) 753-5150 Submitting Officer: Bruce Weber, Planning & Zoning Officer Municipality: Town of Cordandville GMLNo. ___ ___ (Tax Map Number) Date: .. Mailing Address: 3577 Terrace Road, Cortland, NY 13045 Phone Number:. (607) 756-7052 Fax Number: (607) 758-7922 Twe of Referral The applicant request the following: Variance: Bulk — Article Section Use — Article Section Special Permit: Article Section Conditional Permit: Article Section Site Plan Review: Article Section Reason(s) for request: Is the above action a Type 'I , Type 2, , or unlisted action under the State Environmental Quality Review Act? Attach required environmental assessment forms for Type I and unlisted actions. The following information is required for vour agnlication to be complete: 1. Name of petitioner: Owners name (if different): Date of acquisition. - File Name: pinlwpdata/forms/Zoning Referral Form.05103105 [Conditional Permits,Special Permits.Site Plan Reviews .Variances] r_rr rrM State: Phone Number: 2. A Site Plan Map showing: zip: Fax Number: a. Scale (1 inch equals 20 feet if site is less than 1 acre or an agreed upon scale for a site larger than 1 acre) b. North Arrow c. Physical Characteristics of Site, existing and proposed (Topography, Water and Vegetation) d. Layout Plan Showing buildings, parking and available utilities e. Surface and Subsurface Drainage Plan, incorporated with Layout Plan f. Location of County or State facility pursuant to Section 239 I, m and n of the General Municipal Law g. Location Map at 1 "=1000' scale h. Area Map at 1 "=200' or an agreed upon scale (1) zoning classification of subject and adjoining properties (2) surrounding land use within 500 feet of subject property (3) surrounding zoning classifications 3. A certified Tax Map from the Cortland County Office of Real Property and Assessment showing the property lines of the applicant's property. 4. Availability of public utilities and services: Water Fire Protection District Special services required: District ; Sewer 5. Does Site Plan conform to municipal master plan? 6. Does Site Plan conform to county land use plan? 7. School District: 8. Projected energy consumption: District ; Refuse Collection If not why? If not why? Type: 9. Traffic generation (expected vehicle departures and arrivals per 24 hour period) : NOTE: All maps require the name and address of the N.Y.S. licensed engineer or land surveyor responsible for preparing the seal and map. Signature and Title of Submitting Official (REVISED: 8101) File Name: pin/wpdata/forms/Zoning Referral Form.05103/05 [Conditional Permits.Special Permits.Site Plan Reviews.Variances] Prepared by: EP Land Services LLC 621 Columbia Street Ext. Cohoes, NY 12047 (518) 785-9000 Project Narrative for 978 NYS Route 13 Tax Parcel 96.13-01-02.110 Town of Cortlandville Cortland County, New York Prepared for Regan Development Corporation 1055 Saw Mill River Road #204 Ardsley, NY 10501 August 18, 2022 August 2022 PROJECT NARRATIVE for 978 NYS ROUTE 13 TOWN OF CORTLANDVILLE, CORTLAND COUNTY, NY Table of Contents 1.0 DESCRIPTION OF PROPOSED ACTION ......................................................................................................... 1 1.1 Project Overview ............................................................................................................................................. 1 1.2 Multi-Family Units ........................................................................................................................................... 1 1.3 Location ........................................................................................................................................................... 1 2.0 TOWN CODE ..................................................................................................................................................... 2 2.1 Zoning .............................................................................................................................................................. 2 2.2 Proposed Uses ................................................................................................................................................ 2 2.3 Area Variance .................................................................................................................................................. 2 2.4 Use Variance ................................................................................................................................................... 3 3.0 AQUIFER ............................................................................................................................................................ 4 3.1 Wellhead Protection Area .............................................................................................................................. 4 4.0 ENVIROMENTAL IMPACTS REVIEW AND ADDITIONAL INFORMATION ................................................... 5 4.1 Federal Wetlands ............................................................................................................................................ 5 4.2 NYSDEC Environmental Mapper ................................................................................................................... 5 4.3 Federal Endanger and Threaten Species ..................................................................................................... 6 4.4 100- Year Flood Plain ...................................................................................................................................... 6 4.5 NYSOPRHP ...................................................................................................................................................... 7 4.6 Agricultural District ........................................................................................................................................ 7 4.7 Soils .................................................................................................................................................................. 8 4.8 Stormwater ...................................................................................................................................................... 9 4.9 Utilities ............................................................................................................................................................. 9 4.10 Solid Waste ...................................................................................................................................................... 9 4.11 Schools .......................................................................................................................................................... 10 5.0 EXHIBITS ......................................................................................................................................................... 11 Exhibit 1 – Architectural Floor Plan and Rendering ........................................................................................... 12 Exhibit 2 – Wetland Report .................................................................................................................................... 13 Exhibit 3 – IPaC Data .............................................................................................................................................. 14 Exhibit 4 – NYSOPRHP ........................................................................................................................................... 15 I:\ENGINEERING PROJECTS\OTHER CLIENTS\2022\2022-08 CORTLANDVILLE-REGAN\03-ADMIN\REPORTS\NARRATIVE\PROJECT NARRATIVE 7.18.22.DOCX Project Narrative August 2022 Page 1 1.0 DESCRIPTION OF PROPOSED ACTION 1.1 Project Overview Regan Development Corporation proposes to construct a mix used commercial and multi-family parcel located on 978 NYS Route 13 (Tompkins Street) in the Town of Cortlandville. The parcel is 18.20 acres and is tax parcel 96.13- 01-2.110. The proposed project will construct one mixed use building (commercial/ multi-family) in a four (4) story building, totaling 68 multi-family apartment units with 6,278 sf of commercial space. Access to the site will be the existing curb cut at Country Max commercial business on NYS Route 13. 1.2 Multi-Family Units The project will build a mixed-use building totaling 68 units. The 68 units will have 27 one-bedroom units, 37 two- bedroom units and 4 three-bedroom units. The multi-family portion of the project is designed to be work force housing units and Regan Development will be seeking a Low Income Housing Tax Credit from New York State Homes and Community Renewal (HCR). Work force housing is not market rate apartment units. Work force housing provides affordable housing based upon the Area Median Income (AMI) of the community. See Exhibit #1 for architectural floor plans and building rendering. 1.3 Location The site is located on 978 NYS Route 13 and is located on the south side of the road. The parcel has frontage in two locations on NYS Route 13. See below for site highlighted in yellow. Project Narrative August 2022 Page 2 2.0 TOWN CODE 2.1 Zoning The property is located on the west side of NYS Route 13. The existing tax parcel is 18.20 acres, is tax parcel 96.13-01-2.110 and zoned Planned Commercial Business (B-3) District. The parcels to the north and west are zoned also zoned Planned Commercial Business (B-3) District. While to the east the property is zoned Residential (R-3) and to the south, Planned Urban Development (PUD) District. 2.2 Proposed Uses In accordance with Town of Cortlandville zoning code multi-family and commercial retail are allowed uses per Town code section 178-36.9. Hours of operations for retail and commercial uses shall be limited to town code section 178-36.10. 2.3 Area Variance In accordance with Town of Cortlandville zoning code section 178-76 A 5 states “In the B2 and B3 District, multiple-family is only allowed as a mixed use with commercial. For one-story structures the commercial use shall have a minimum of 50% of the gross floor area in use for business. For multistory buildings the commercial use shall have a minimum gross floor area equal to the story with the greatest floor area. For projects with multiple structures, these percentages shall apply to gross square footage allowing for a mix of commercial and residential structures.” As this project as the multi-family building that does not have 100% commercial/retail space on the 1st floor, thus an area variance will be required. Under the proposed design, the multi-family building only has 6,278 sf of commercial space on the first floor which totals 21,636 sf. Thus, the commercial/retail utilizes about 30% of the 1st floor of the building or meeting the zoning code section 178-76 A 5 requirement. A rear setback variance is also anticipated for this project. The rear setback variance is anticipated as a result of Otter Creek placement on site and not to disturb the bed and bank of that watercourse. Otter Creek and required NYS Fire code access lane requirements (minimum and maximum distances) result in the building being placed with the rear 40-foot setback. Project Narrative August 2022 Page 3 2.4 Use Variance In accordance with Town of Cortlandville zoning code section 178-76 A-1 states “Multifamily dwellings with over four dwelling units must have two means of egress and ingress. One may be for emergency use only.” As the project site has limited frontage along NYS Route 13 an use variance is required for relief from second egress/ingress to the site. There is limited frontage on the parcel and the area between Country Max Sigany Eyecare (20-foot frontage) does allow for a secondary access point to NYS Route 13 as this location is too close Sigany Eyecare existing entrance. NYSDOT HDM Chapter 5 requires 75 feet between entry point and there would be less than this. Thus, NYSDOT would never approve a secondary access point as the existing/proposed one meets NYSDOT requirements. Per NYS Fire Code a secondary mean of egress is not required for this project as the building will be sprinklered per NYS Fire Code D104.2. ACOE and NYSDEC will also limit impacts to Otter Creek that bisects the site. These agencies will want the least impact to the water course as possible as there is a proposed egress/ingress to the site and does not impact the creek and comports with NYS Fire Code, these agencies would have a tendency of not issuing a permit for stream disturbance as it is not necessary per code requirements. Project Narrative August 2022 Page 4 3.0 AQUIFER 3.1 Wellhead Protection Area The property is located within the town aquifer or wellhead protection area. The protection zone was determined to be Zone 1A and 2 for the site. Per Town code section 178-2.2 a minimum of 25% to 50% of the site shall be green space. Based upon the proposed concept plan there will around 80% greenspace when the project is completed. Project Narrative August 2022 Page 5 4.0 ENVIROMENTAL IMPACTS REVIEW AND ADDITIONAL INFORMATION 4.1 Federal Wetlands There are no federal jurisdictional Army Corp or Engineer (ACOE) wetlands are within the project limits based upon National Wetland Inventory. Van Guilder Land Surveyors also did a wetland delineation of the site on x/x/x. See enclosed report in Exhibit 2. 4.2 NYSDEC Environmental Mapper There are no jurisdictional NYSDEC State wetlands or buffer within the project limits based upon NYSDEC website. There is also no rare or endangered species located in this area by NYSDEC Project Narrative August 2022 Page 6 4.3 Federal Endanger and Threaten Species The US Fish and Wildlife Service Information for Planning and Consultation (IPaC) was reviewed for this project. Based upon finding in Exhibit #3 there is no endangered species for the site. 4.4 100- Year Flood Plain Per National Flood Insurance Map (FIRM) panel 36023C0229D dated March 2, 2010 the proposed project is outside the limits of AE zone (100-year flood plain). Project Narrative August 2022 Page 7 4.5 NYSOPRHP The New York State Office of Parks, Recreation and Historic Preservation (OPRHP) was reviewed for the project site. OPRHP Cultural Resource Information System (CRIS) determined the project is located outside an archaeological sensitivity area. See Exhibit 4 letter from NYSOPRHP of no impact. 4.6 Agricultural District Per Cortland County GIS mapping the project site is outside of a classified agricultural district. Project Narrative August 2022 Page 8 4.7 Soils United States Department of Agriculture Natural Resources Conservation Service soils maps were review for the project site. Based upon available data the site is mostly gravel with no bedrock outcropping and water table varies from 0 feet to greater than 10 feet. The Hydrologic soil groups (HSG) was identified as Soils Group A to B which the proposed development area, which has a high capacity of infiltration of rainfall. Project Narrative August 2022 Page 9 4.8 Stormwater The project will impact stormwater runoff. As the soils are with HSG A infiltration of stormwater runoff will be proposed. A stormwater report will be issue to the Town during site plan demonstrating the project is in conformance with NYSDEC Stormwater Design Manual General Permit 00-20-002 and local laws. The project is located in a Sole source aquifer as a minimum of 4-feet of vertical separation is required between the bottom of infiltration areas and seasonal high-water table. 4.9 Utilities The project will utilize the existing water and sewer systems within this area for the project site. A detail engineering report of water pressures, residual pressure and sewer capacity will be done preformed during site plan design of this project. Below are anticipated water and sewer generated by the proposed project. Anticipated water flows are as follows: Water Usage Average Daily Flow (GPD) Average Flow (GPM) Peak Flow (GPM) Apartments- 68 units 27- 1-Bedroom Units 2,940 2.06 4.12 37- 2 Bedroom Units 8,140 5.65 11.30 4- 3 Bedroom Units 1,320 0.91 1.82 Commercial Bldgs #1 (6,278 sf) 1,000 0.69 1.39 Totals= 13,400 9.30 18.61 Table B-3 of NYSDEC Design Standards for Intermediate Sized Water Treatment Systems dated 3/5/2014 was used to determine anticipated flow rate, 110 gal per bedroom and 0.1 gallons per square foot for commercial building. Plumbing Fixtures will be specified as low flow type fixtures per NY State requirements for water conservation. Anticipated sewer flows are as follows: Sewer Flows Average Daily Flow (GPD) Average Flow (GPM) Peak Flow (GPM) Apartments- 68 units 27- 1-Bedroom Units 2,940 2.06 8.24 37- 2 Bedroom Units 8,140 5.65 22.06 4- 3 Bedroom Units 1,320 0.91 3.64 Commercial Bldgs #1 (6,278 sf) 1,000 0.69 2.78 Totals= 13,400 9.30 37.22 No impacts are anticipated to the electrical or natural gas distribution system for this project. 4.10 Solid Waste Waste generated by the project will vary and the typical average of 4 lbs per apartment unit per day is a common value used in the industry. The Multi-Family units will produce about 288 lbs or about 0.14 tons per day of soil waste. The commercial/retail waste produce will vary depending on tenants. The range could be anywhere from 0.005 lbs/sqft/day to 0.010 lbs/sqft/day. Using an average of 0.008 lbs/sqft/day the commercial/retail space will produce about 70 lbs or about 0.03 tons per day of solid waste. The project total is about 0.17 tons per day or about 1.2 tons a week is anticipated. All solid waste will be sent to Cortland County Solid waste facility. Per NYSDEC MSW Landfill Capacity the annual permit tons to the landfill is 44,500 while in 2018 only 31,630 tons was disposed of there. The landfill has a capacity of 665,012 tons or based upon NYSDEC permit another 15 years of capacity before landfill expansion would be required. Thus, based upon above solid waste produce at that site will not have Project Narrative August 2022 Page 10 an affect on the landfill as allowed tonnage under NYSDEC permit versus what is currently being received is only 70% of allowed. 4.11 Schools The school district will see additional students as a result of the proposed 68 multi-family units. Using National Association of Home Builders (NAHB) data for an apartment building with 20 or more units would see about 17 school age kids per 100 units. Thus using NAHB data, the 68 proposed apartment unit could have 12 school age kids about on average 1 child per grade (K-12). Using Rutgers University Center for Urban Policy Research (CUPR) the projected number of school age kids is higher. The results of CUPR are typically conservative based upon the multiplier as data used to determined multipliers reflects a statewide analysis of urban area (e.g., cities of 100,000 or more persons) including New York City. It is widely recognized that families living in large urban area have more school age children per bedroom than typical suburban multi-family residents. Type of Unit Anticipated rents Number of Units Applicable Rutgers CUPR Multiplier Number of School Age Kids 1 Bedroom >$1000 14 0.07 0.98 $500-$1000 13 0.27 3.51 2 Bedroom >$1,100 17 0.16 2.72 $750-$1,100 20 0.45 9 3 Bedroom >$1,250 2 0.63 1.26 $750-$1,250 2 1.3 2.6 Totals 68 20 All school age children for this proposed project would are within Cortland School District. The project site will send children to Cortland High School, Cortland Junior High School and to Franklyn Barry Elementary School. The enrollment of student is the district are listed below based upon data available through New York State Education Department. Overall District Barry Elementary Year Enrollment Year Enrollment 2019-2020 2,132 2019-2020 453 2018-2019 2,339 2018-2019 328 2017-2018 2,351 2017-2018 360 2016-2017 2,376 2016-2017 357 2015-2016 2,436 2015-2016 347 2014-2015 2,559 2014-2015 351 2013-2014 2,604 2013-2014 380 2012-2013 2,659 2012-2013 372 As see above there has been a steady overall decline in the student population. Thus, based upon the proposed project, the number of new students will not adversely affect the school district. Project Narrative August 2022 Page 11 5.0 EXHIBITS Project Narrative August 2022 Page 12 Exhibit 1 – Architectural Floor Plan and Rendering Corridor Stair A 2 Br Apartment 1 Br Apartment2 Br Apartment 1 Br Apartment1 Br Apartment 2 Br Apartment 1 Br Apartment2 Br Apartment 1 Br Apartment1 Br Apartment Common Room Bath 812 s.f. Porch Apt #101Apt #102 Apt #110Apt #109Apt #108 Apt #103Apt #104Apt #105 Apt #106 Apt #107 Mobility AdaptedMobility Adapted Vest.Lobby Stair B ElevatorElevator Management Mail 2 Hour Fire Wall A/V Adapted Corridor 3 Br Apartment 6,278 s.f. day care 6,278 s.f. Utility Porch Bicycles Apt #111 Mobility Adapted Mobility Adapted Day Care Center 15,358 s.f. residential Stair C Management JC Refuse Mail Mechanical 21,636 s.f. total 2 Hour Fire Wall NORTH WING SOUTH WING South Wing First Floor Plan Scale: 1/8"=1'-0" 2 A1 A1 FIRST FLOOR PLANS SHEET NUMBER PROJECT NUMBER DATE REVISIONS LICENSE NUMBER: 018849 °Design, Architecture & Planning° 6 Old North Plank Road Suite 101 Newburgh, NY 12550 TEL: 845-561-3559 FAX: 845-561-2051 ajcoppola@coppola-associates.com 1/28/22 Route 13, Town of Cortlandville, NY 21-18 ° PROPOSED MULTIFAMILY BUILDING FOR REGAN DEVELOPMENT AT ° Cortlandville Commons SHEET NUMBER PROJECT NUMBER DATE REVISIONS LICENSE NUMBER: 018849 °Design, Architecture & Planning° 6 Old North Plank Road Suite 101 Newburgh, NY 12550 TEL: 845-561-3559 FAX: 845-561-2051 ajcoppola@coppola-associates.com 1/28/22 Route 13, Town of Cortlandville, NY 21-18 ° PROPOSED MULTIFAMILY BUILDING FOR REGAN DEVELOPMENT AT ° Cortlandville Commons North Wing First Floor Plan Scale: 1/8"=1'-0" 1 A1 Corridor Stair A Lobby 2 Br Apartment 1 Br Apartment2 Br Apartment 1 Br Apartment1 Br Apartment 2 Br Apartment 1 Br Apartment2 Br Apartment 1 Br Apartment1 Br Apartment 2 Br Apartment Laundry Stair B 2 Hour Fire Wall ElevatorElevator Mobility Adapted Apt #201Apt #202Apt #203Apt #204Apt #205 Apt #206 Apt #207 Apt #208 Apt #210Apt #209 Apt #211 Stair C Corridor 2 Br Apartment2 Br Apartment2 Br Apartment3 Br Apartment 2 Br Apartment2 Br Apartment2 Br Apartment 1 Br Apartment 21,597 s.f. JC Laundry 2 Hour Fire Wall Refuse Mobility Adapted A/V Adapted Apt #216Apt #215 Apt #217Apt #218 Apt #214Apt #213 Apt #219 Apt #212 NORTH WING SOUTH WING South Wing Second Floor Plan Scale: 1/8"=1'-0" 2 A2 A2 SECOND FLOOR PLANS SHEET NUMBER PROJECT NUMBER DATE REVISIONS LICENSE NUMBER: 018849 °Design, Architecture & Planning° 6 Old North Plank Road Suite 101 Newburgh, NY 12550 TEL: 845-561-3559 FAX: 845-561-2051 ajcoppola@coppola-associates.com 1/28/22 Route 13, Town of Cortlandville, NY 21-18 ° PROPOSED MULTIFAMILY BUILDING FOR REGAN DEVELOPMENT AT ° Cortlandville Commons SHEET NUMBER PROJECT NUMBER DATE REVISIONS LICENSE NUMBER: 018849 °Design, Architecture & Planning° 6 Old North Plank Road Suite 101 Newburgh, NY 12550 TEL: 845-561-3559 FAX: 845-561-2051 ajcoppola@coppola-associates.com 1/28/22 Route 13, Town of Cortlandville, NY 21-18 ° PROPOSED MULTIFAMILY BUILDING FOR REGAN DEVELOPMENT AT ° Cortlandville Commons North Wing Second Floor Plan Scale: 1/8"=1'-0" 1 A2 Corridor 2 Br Apartment 1 Br Apartment2 Br Apartment 1 Br Apartment1 Br Apartment 2 Br Apartment 1 Br Apartment2 Br Apartment 1 Br Apartment1 Br Apartment 2 Br Apartment A/V Adapted Apt #301Apt #302Apt #303Apt #304Apt #305 Apt #306 Apt #307 Apt #308 Apt #310Apt #309 Apt #311 Stair A Lobby Stair B 2 Hour Fire Wall ElevatorElevator Mechanical Mobility Adapted Stair C Corridor 2 Br Apartment2 Br Apartment2 Br Apartment3 Br Apartment 2 Br Apartment2 Br Apartment2 Br Apartment 1 Br Apartment 21,597 s.f. JC 2 Hour Fire Wall Refuse Apt #316Apt #315 Apt #317Apt #318 Apt #314Apt #313 Apt #319 Apt #312 Mechanical Mobility Adapted NORTH WING SOUTH WING South Wing Third Floor Plan Scale: 1/8"=1'-0" 2 A3 A3 THIRD FLOOR PLANS SHEET NUMBER PROJECT NUMBER DATE REVISIONS LICENSE NUMBER: 018849 °Design, Architecture & Planning° 6 Old North Plank Road Suite 101 Newburgh, NY 12550 TEL: 845-561-3559 FAX: 845-561-2051 ajcoppola@coppola-associates.com 1/28/22 Route 13, Town of Cortlandville, NY 21-18 ° PROPOSED MULTIFAMILY BUILDING FOR REGAN DEVELOPMENT AT ° Cortlandville Commons SHEET NUMBER PROJECT NUMBER DATE REVISIONS LICENSE NUMBER: 018849 °Design, Architecture & Planning° 6 Old North Plank Road Suite 101 Newburgh, NY 12550 TEL: 845-561-3559 FAX: 845-561-2051 ajcoppola@coppola-associates.com 1/28/22 Route 13, Town of Cortlandville, NY 21-18 ° PROPOSED MULTIFAMILY BUILDING FOR REGAN DEVELOPMENT AT ° Cortlandville Commons North Wing Third Floor Plan Scale: 1/8"=1'-0" 1 A3 Corridor 2 Br Apartment 1 Br Apartment2 Br Apartment 1 Br Apartment1 Br Apartment 2 Br Apartment 1 Br Apartment2 Br Apartment 1 Br Apartment1 Br Apartment 2 Br Apartment Apt #401Apt #402Apt #403Apt #404Apt #405 Apt #406 Apt #407 Apt #408 Apt #410Apt #409 Apt #411 Stair A Lobby Stair B 2 Hour Fire Wall ElevatorElevator Study Mobility Adapted Stair C Corridor 2 Br Apartment2 Br Apartment2 Br Apartment3 Br Apartment 2 Br Apartment2 Br Apartment2 Br Apartment 1 Br Apartment 21,401 s.f. JC 2 Hour Fire Wall Refuse Apt #416Apt #415 Apt #417Apt #418 Apt #414Apt #413 Apt #419 Apt #412 Study Mobility Adapted NORTH WING SOUTH WING South Wing Fourth Floor Plan Scale: 1/8"=1'-0" 2 A4 A4 FOURTH FLOOR PLANS SHEET NUMBER PROJECT NUMBER DATE REVISIONS LICENSE NUMBER: 018849 °Design, Architecture & Planning° 6 Old North Plank Road Suite 101 Newburgh, NY 12550 TEL: 845-561-3559 FAX: 845-561-2051 ajcoppola@coppola-associates.com 1/28/22 Route 13, Town of Cortlandville, NY 21-18 ° PROPOSED MULTIFAMILY BUILDING FOR REGAN DEVELOPMENT AT ° Cortlandville Commons SHEET NUMBER PROJECT NUMBER DATE REVISIONS LICENSE NUMBER: 018849 °Design, Architecture & Planning° 6 Old North Plank Road Suite 101 Newburgh, NY 12550 TEL: 845-561-3559 FAX: 845-561-2051 ajcoppola@coppola-associates.com 1/28/22 Route 13, Town of Cortlandville, NY 21-18 ° PROPOSED MULTIFAMILY BUILDING FOR REGAN DEVELOPMENT AT ° Cortlandville Commons North Wing Fourth Floor Plan Scale: 1/8"=1'-0" 1 A4 Kitchen Bath Cl. Bedroom Cl. Living Room Storage (1) Bedroom Apartment 726/700 s.f. interior (27) Units Kitchen Bath Bedroom #1 Living Room Bedroom #2 Storage Mech. Closet Closet Cl. (2) Bedroom Apartment 968 s.f. interior (33) Units Bath Bedroom #1 Powder Kitchen Storage Closet Closet Cl. Bedroom #2 Bedroom #3 Living Room Cl. (3) Bedroom Apartment 1147 s.f. interior (4) Units Stor.Kitchen BathMech Cl. Closet Bedroom #1 Bedroom #2 Living Room Closet (2) Bedroom Apartment 968 s.f. interior (4) Units Typical 1 Bedroom Apartment Scale: 1/4"=1'-0" 1 A5 A5 TYPICAL APARTMENT PLANS SHEET NUMBER PROJECT NUMBER DATE REVISIONS LICENSE NUMBER: 018849 °Design, Architecture & Planning° 6 Old North Plank Road Suite 101 Newburgh, NY 12550 TEL: 845-561-3559 FAX: 845-561-2051 ajcoppola@coppola-associates.com 1/28/22 Route 13, Town of Cortlandville, NY 21-18 ° PROPOSED MULTIFAMILY BUILDING FOR REGAN DEVELOPMENT AT ° Cortlandville Commons SHEET NUMBER PROJECT NUMBER DATE REVISIONS LICENSE NUMBER: 018849 °Design, Architecture & Planning° 6 Old North Plank Road Suite 101 Newburgh, NY 12550 TEL: 845-561-3559 FAX: 845-561-2051 ajcoppola@coppola-associates.com 1/28/22 Route 13, Town of Cortlandville, NY 21-18 ° PROPOSED MULTIFAMILY BUILDING FOR REGAN DEVELOPMENT AT ° Cortlandville Commons Typical 2 Bedroom Apartment Scale: 1/4"=1'-0" 2 A5 Corner 2 Bedroom Apartment Scale: 1/4"=1'-0" 3 A5 Typical 3 Bedroom Apartment Scale: 1/4"=1'-0" 4 A5 NORTH WING SOUTH WING North Wing East Elevation Scale: 1/8"=1'-0" 4 A6 A6 North Wing Elevations SHEET NUMBER PROJECT NUMBER DATE REVISIONS LICENSE NUMBER: 018849 °Design, Architecture & Planning° 6 Old North Plank Road Suite 101 Newburgh, NY 12550 TEL: 845-561-3559 FAX: 845-561-2051 ajcoppola@coppola-associates.com 1/28/22 Route 13, Town of Cortlandville, NY 21-18 ° PROPOSED MULTIFAMILY BUILDING FOR REGAN DEVELOPMENT AT ° Cortlandville Commons SHEET NUMBER PROJECT NUMBER DATE REVISIONS LICENSE NUMBER: 018849 °Design, Architecture & Planning° 6 Old North Plank Road Suite 101 Newburgh, NY 12550 TEL: 845-561-3559 FAX: 845-561-2051 ajcoppola@coppola-associates.com 1/28/22 Route 13, Town of Cortlandville, NY 21-18 ° PROPOSED MULTIFAMILY BUILDING FOR REGAN DEVELOPMENT AT ° Cortlandville Commons North Wing West Elevation Scale: 1/8"=1'-0" 3 A6 North Wing North Elevation Scale: 1/8"=1'-0" 1 A6 North Wing South Elevation Scale: 1/8"=1'-0" 2 A6 Exterior Finishes: Cultured Stone Veneer Fiber Cement Siding Fiber Cement Panels Fiber Cement Trims Energy Star Vinyl Windows Aluminum Standing Seam Roofing Fiberglass Shingle Roofing NORTH WING SOUTH WING South Wing East Elevation Scale: 1/8"=1'-0" 4 A7 A7 South Wing Elevations SHEET NUMBER PROJECT NUMBER DATE REVISIONS LICENSE NUMBER: 018849 °Design, Architecture & Planning° 6 Old North Plank Road Suite 101 Newburgh, NY 12550 TEL: 845-561-3559 FAX: 845-561-2051 ajcoppola@coppola-associates.com 1/28/22 Route 13, Town of Cortlandville, NY 21-18 ° PROPOSED MULTIFAMILY BUILDING FOR REGAN DEVELOPMENT AT ° Cortlandville Commons SHEET NUMBER PROJECT NUMBER DATE REVISIONS LICENSE NUMBER: 018849 °Design, Architecture & Planning° 6 Old North Plank Road Suite 101 Newburgh, NY 12550 TEL: 845-561-3559 FAX: 845-561-2051 ajcoppola@coppola-associates.com 1/28/22 Route 13, Town of Cortlandville, NY 21-18 ° PROPOSED MULTIFAMILY BUILDING FOR REGAN DEVELOPMENT AT ° Cortlandville Commons South Wing West Elevation Scale: 1/8"=1'-0" 3 A7 South Wing North Elevation Scale: 1/8"=1'-0" 1 A7 South Wing South Elevation Scale: 1/8"=1'-0" 2 A7 Exterior Finishes: Cultured Stone Veneer Fiber Cement Siding Fiber Cement Panels Fiber Cement Trims Energy Star Vinyl Windows Aluminum Standing Seam Roofing Fiberglass Shingle Roofing Project Narrative August 2022 Page 13 Exhibit 2 – Wetland Report P a g e 1 | Wetland Delineation Report Route 13 Town of Cortlandville Cortland County, New York By: Gilbert VanGuilder Land Surveyor, PLLC 988 Route 146, Clifton Park, NY 12065 518-383-0634 Prepared For: Prime Companies 621 Columbia Street Cohoes, NY 12047 July 5, 2022 P a g e 2 | Table of Contents Introduction 3 Wetland Mapping 3 Soils 3 Hydrology 3 Vegetative Communities 3 Methodology and Results 4 Site Location/Aerial 5 Figure 1: Federal Wetland Mapping 6 Figure 2: N.Y.S.D.E.C. Wetland Mapping 6 Figure 3: USGS Amsterdam, NY Quadrangle 7 Figure 4: NRCS Soils Mapping 8-9 Figure 5: FEMA Floodplain Mapping 10 P a g e 3 | • Introduction This wetland delineation report was completed for a portion of TMP # 96.13-01-02.110. The site is located on the south side of Route 13, approximately 0.20 miles east of Route 281 and approximately 0.18 miles west of Terrace Road in the Town of Cortlandville, Cortland County. • Wetland Mapping As shown on the National Wetlands Inventory website (Figure 1) the perennial stream within the project vicinity is listed as an R5UBH riverine system. This stream is being considered perennial because of its size and visibility on USGS mapping (Figure 3). The nearest Federal mapped wetland is approximately 0.43± miles north of the subject parcel. The nearest N.Y.S.D.E.C. mapped wetland is approximately 1.70 miles southwest of the subject parcel (Figure 2). • Soils According to the NRCS website (Figure 4) the soils in the area of review consist of (53C) Valois-Howard complex, 8 to 15 percent slopes, (53D) Valois-Howard complex, 15 to 25 percent slopes, (125A) Howard gravelly loam, 0 to 3 percent slopes, (125B) Howard gravelly loam, 3 to 8 percent slopes and (210A) Phelps gravelly silt loam, 0 to 3 percent slopes. (53C), (53D), (125A) and (125B) soils are well drained with a depth to the water table of more than 80 inches. (210A) soils are moderately well drained with a depth to the water table of about 18 to 24 inches. • Hydrology Otter Creek the perennial stream located onsite flows northerly through the parcel, into a culvert under Route 13 and continues to flow north for approximately 0.15± miles and enters a culvert under West Road. Otter Creek continues to flow north easterly for approximately 0.38± miles entering a culvert under McLean Road. Otter Creek continues to flow north easterly for approximately 3.15± miles entering a series of culverts, first under West Road, then Townley Avenue, Groton Avenue, Lincoln Avenue, Maple Avenue, Madison Street, Homer Avenue, Arthur Avenue, North Main Street, where Otter Creek enters the West Branch Tioughnioga River. The West Branch Tioughnioga River continues to flow easterly for approximately 1.25± miles entering a culvert under Rickard Street then Clinton Avenue where it then enters the Tioughnioga River, the nearest navigable water. • Vegetative Communities The dominant vegetation present within the area of review consist of Goldenrod (Solidago altissima), Virginia Creeper (Parthenocissus quinquefolia), Wild Blue Phlox (Phlox divaricata), Stinging Nettles (Urtica dioica), Daisy (Bellis perennis), Thistle Weed (Onopordum acanthium), Common Vetch (Vicia sativa), Honeysuckle (Lonicera X bella), Staghorn Sumac (Rhus typhina) and Poplar (Populus grandidentata). The plant species identified have an indicator status of (UPL) occur almost always in non-wetlands, or (FACU) usually occur in non-wetland areas. P a g e 4 | • Methodology and Results On June 8, 2022, a wetland scientist from this office performed a Wetland Delineation for a portion of a parcel identified as TMP # 96.13-01-02.110, located on the south side of Route 13, for the purpose of identifying any state and/or federal wetlands on the property, using the methodology as prescribed in the 1987 Wetland Delineation Manual, evaluating the presence of hydrology, hydrophytic vegetation, and hydric soils, no wetlands were identified within the area of review. Otter Creek, a perennial stream was identified onsite, this stream is being considered perennial because it is a named tributary shown on USGS mapping. There is approximately 968± linear feet (0.30± acres) of Otter Creek onsite. While performing the wetland delineation, test pits were conducted throughout the area of review, the Munsel Color Chart was used to determine soil characteristics such as color and texture, which then is used to identify indicators of hydric soils. The test pits that were conducted throughout the site consisted mainly of 10YR 4/3 or 10YR 4/2 with no mottling in the upper 16 inches. P a g e 5 | Site Location Map Site Aerial P a g e 6 | Federal Wetland Mapping – Figure 1 N.Y.S.D.E.C. Wetland Mapping – Figure 2 P a g e 7 | USGS Cortlandville, NY Quadrangle – Figure 3 P a g e 8 | NRCS Soils Mapping – Figure 4 P a g e 9 | P a g e 10 | FEMA Floodplain Mapping – Figure 5 Project Narrative August 2022 Page 14 Exhibit 3 – IPaC Data July 14, 2022 United States Department of the Interior FISH AND WILDLIFE SERVICE New York Ecological Services Field Office 3817 Luker Road Cortland, NY 13045-9385 Phone: (607) 753-9334 Fax: (607) 753-9699 Email Address: fw5es_nyfo@fws.gov In Reply Refer To: Project Code: 2022-0063713 Project Name: 978 NYS Route 13 Subject:List of threatened and endangered species that may occur in your proposed project location or may be affected by your proposed project To Whom It May Concern: The enclosed species list identifies threatened, endangered, proposed and candidate species, as well as proposed and final designated critical habitat, that may occur within the boundary of your proposed project and/or may be affected by your proposed project. The species list fulfills the requirements of the U.S. Fish and Wildlife Service (Service) under section 7(c) of the Endangered Species Act (Act) of 1973, as amended (16 U.S.C. 1531 et seq.). New information based on updated surveys, changes in the abundance and distribution of species, changed habitat conditions, or other factors could change this list. Please feel free to contact us if you need more current information or assistance regarding the potential impacts to federally proposed, listed, and candidate species and federally designated and proposed critical habitat. Please note that under 50 CFR 402.12(e) of the regulations implementing section 7 of the Act, the accuracy of this species list should be verified after 90 days. This verification can be completed formally or informally as desired. The Service recommends that verification be completed by visiting the ECOS-IPaC website at regular intervals during project planning and implementation for updates to species lists and information. An updated list may be requested through the ECOS-IPaC system by completing the same process used to receive the enclosed list. The purpose of the Act is to provide a means whereby threatened and endangered species and the ecosystems upon which they depend may be conserved. Under sections 7(a)(1) and 7(a)(2) of the Act and its implementing regulations (50 CFR 402 et seq.), Federal agencies are required to utilize their authorities to carry out programs for the conservation of threatened and endangered species and to determine whether projects may affect threatened and endangered species and/or designated critical habitat. A Biological Assessment is required for construction projects (or other undertakings having similar physical impacts) that are major Federal actions significantly affecting the quality of the human environment as defined in the National Environmental Policy Act (42 U.S.C. 4332(2) 07/14/2022 2 (c)). For projects other than major construction activities, the Service suggests that a biological evaluation similar to a Biological Assessment be prepared to determine whether the project may affect listed or proposed species and/or designated or proposed critical habitat. Recommended contents of a Biological Assessment are described at 50 CFR 402.12. If a Federal agency determines, based on the Biological Assessment or biological evaluation, that listed species and/or designated critical habitat may be affected by the proposed project, the agency is required to consult with the Service pursuant to 50 CFR 402. In addition, the Service recommends that candidate species, proposed species and proposed critical habitat be addressed within the consultation. More information on the regulations and procedures for section 7 consultation, including the role of permit or license applicants, can be found in the "Endangered Species Consultation Handbook" at: http://www.fws.gov/endangered/esa-library/pdf/TOC-GLOS.PDF Migratory Birds: In addition to responsibilities to protect threatened and endangered species under the Endangered Species Act (ESA), there are additional responsibilities under the Migratory Bird Treaty Act (MBTA) and the Bald and Golden Eagle Protection Act (BGEPA) to protect native birds from project-related impacts. Any activity, intentional or unintentional, resulting in take of migratory birds, including eagles, is prohibited unless otherwise permitted by the U.S. Fish and Wildlife Service (50 C.F.R. Sec. 10.12 and 16 U.S.C. Sec. 668(a)). For more information regarding these Acts see https://www.fws.gov/birds/policies-and-regulations.php. The MBTA has no provision for allowing take of migratory birds that may be unintentionally killed or injured by otherwise lawful activities. It is the responsibility of the project proponent to comply with these Acts by identifying potential impacts to migratory birds and eagles within applicable NEPA documents (when there is a federal nexus) or a Bird/Eagle Conservation Plan (when there is no federal nexus). Proponents should implement conservation measures to avoid or minimize the production of project-related stressors or minimize the exposure of birds and their resources to the project-related stressors. For more information on avian stressors and recommended conservation measures see https://www.fws.gov/birds/bird-enthusiasts/threats-to- birds.php. In addition to MBTA and BGEPA, Executive Order 13186: Responsibilities of Federal Agencies to Protect Migratory Birds, obligates all Federal agencies that engage in or authorize activities that might affect migratory birds, to minimize those effects and encourage conservation measures that will improve bird populations. Executive Order 13186 provides for the protection of both migratory birds and migratory bird habitat. For information regarding the implementation of Executive Order 13186, please visit https://www.fws.gov/birds/policies-and-regulations/ executive-orders/e0-13186.php. We appreciate your concern for threatened and endangered species. The Service encourages Federal agencies to include conservation of threatened and endangered species into their project planning to further the purposes of the Act. Please include the Consultation Code in the header of this letter with any request for consultation or correspondence about your project that you submit to our office. 07/14/2022 3 ▪ Attachment(s): Official Species List 07/14/2022 1 Official Species List This list is provided pursuant to Section 7 of the Endangered Species Act, and fulfills the requirement for Federal agencies to "request of the Secretary of the Interior information whether any species which is listed or proposed to be listed may be present in the area of a proposed action". This species list is provided by: New York Ecological Services Field Office 3817 Luker Road Cortland, NY 13045-9385 (607) 753-9334 07/14/2022 2 Project Summary Project Code:2022-0063713 Event Code:None Project Name:978 NYS Route 13 Project Type:Commercial Development Project Description:Development of a 68 units mixed use building Project Location: Approximate location of the project can be viewed in Google Maps: https:// www.google.com/maps/@42.575095149999996,-76.21231796862236,14z Counties:Cortland County, New York 07/14/2022 3 1. Endangered Species Act Species There is a total of 2 threatened, endangered, or candidate species on this species list. Species on this list should be considered in an effects analysis for your project and could include species that exist in another geographic area. For example, certain fish may appear on the species list because a project could affect downstream species. IPaC does not display listed species or critical habitats under the sole jurisdiction of NOAA Fisheries , as USFWS does not have the authority to speak on behalf of NOAA and the Department of Commerce. See the "Critical habitats" section below for those critical habitats that lie wholly or partially within your project area under this office's jurisdiction. Please contact the designated FWS office if you have questions. NOAA Fisheries, also known as the National Marine Fisheries Service (NMFS), is an office of the National Oceanic and Atmospheric Administration within the Department of Commerce. Mammals NAME STATUS Northern Long-eared Bat Myotis septentrionalis No critical habitat has been designated for this species. Species profile: https://ecos.fws.gov/ecp/species/9045 Threatened Insects NAME STATUS Monarch Butterfly Danaus plexippus No critical habitat has been designated for this species. Species profile: https://ecos.fws.gov/ecp/species/9743 Candidate Critical habitats THERE ARE NO CRITICAL HABITATS WITHIN YOUR PROJECT AREA UNDER THIS OFFICE'S JURISDICTION. 1 07/14/2022 4 IPaC User Contact Information Agency:EP Land Services LLC Name:James Easton Address:621 Columbia Street Ext. City:Cohoes State:NY Zip:12047 Email jeaston@theprimecompanies.com Phone:5187859000 Project Narrative August 2022 Page 15 Exhibit 4 – NYSOPRHP Sincerely, R. Daniel Mackay Deputy Commissioner for Historic Preservation Division for Historic Preservation Based upon this review, it is the opinion of OPRHP that no properties, including archaeological and/or historic resources, listed in or eligible for the New York State and National Registers of Historic Places will be impacted by this project. If further correspondence is required regarding this project, please be sure to refer to the OPRHP Project Review (PR) number noted above. Re: Thank you for requesting the comments of the Office of Parks, Recreation and Historic Preservation (OPRHP). We have reviewed the project in accordance with the New York State Historic Preservation Act of 1980 (Section 14.09 of the New York Parks, Recreation and Historic Preservation Law). These comments are those of the OPRHP and relate only to Historic/Cultural resources. They do not include potential environmental impacts to New York State Parkland that may be involved in or near your project. Such impacts must be considered as part of the environmental review of the project pursuant to the State Environmental Quality Review Act (New York Environmental Conservation Law Article 8) and its implementing regulations (6 NYCRR Part 617). July 08, 2022 James Easton Project Engineer EP Land Services 621 Columbia Street Cohoes, NY 12047 SEQRA 378 NYS Route 13 Mixed-Use building 978 State Route 13, Cortlandville, NY 13045 22PR04056 Dear James Easton: New York State Office of Parks, Recreation and Historic Preservation Division for Historic Preservation, Peebles Island, PO Box 189, Waterford, New York 12188-0189 (518) 237-8643https://parks.ny.gov/shpo KATHY HOCHUL Governor ERIK KULLESEID Commissioner STA T E R O U T E 1 3 RE T A I L 1 s t , ( 6 , 2 7 8 S F ) MU L T I - F A M I L Y ( 2 n d , 3 r d , 4 t h ) BU I L D I N G # 1 4- S T O R I E S MU T L I - F A M I L Y ( 1 s t , 2 n d 3 r d , 4 t h ) 68 U N I T S 27 O N E B E D R O O M S , 3 7 T W O B E D R O O M S , 4 T H R E E B E D R O O M S ● ●● ● ● ●●● 9 99 17 EV EV EV EV 8 8 ■■ ■ ■ ■ ■ ■■ ■ ■ ■ ■ 7 21 13 DA T E No . DE S C R I P T I O N SU B M I T T A L / R E V I S I O N S DATE: PROJ. No.: SCALE: Fi l e N a m e : I : \ E n g i n e e r i n g P r o j e c t s \ O t h e r C l i e n t s \ 2 0 2 2 \ 2 0 2 2 - 0 8 C o r t l a n d v i l l e - R e g a n \ 0 4 - C a d F i l e \ S t e P l a n 9 - 1 0 - 2 2 . d w g ( L a y o u t : C - 3 ) Da t e : F r i , S e p 1 6 , 2 0 2 2 - 1 : 3 1 P M ( N a m e : j e a s t o n ) 1"=50' 2022-08E AUGUST 2022 C-1 SEAL CO N C E P T P L A N DRAFT EP LA N D S E R V I C E S L L C 62 1 C O L U M B I A S T R E E T - C O H O E S , N Y 1 2 0 4 7 PH O N E : 5 1 8 - 7 8 5 - 9 0 0 0 THE ALTERATION OF THIS MATERIAL IN ANY WAY, UNLESS DONE UNDER THE DIRECTION OF A COMPARABLE PROFESSIONAL, (I.E.) ARCHITECT FOR AN ARCHITECT, ENGINEER FOR AN ENGINEER OR LANDSCAPE ARCHITECT FOR A LANDSCAPE ARCHITECT, IS A VIOLATION OF THE NEW YORK STATE EDUCATION LAW AND/OR REGULATIONS AND IS A CLASS "A" MISDEMEANOR. TO W N O F C O R T L A N D V I L L E NE W Y O R K RE G A N D E V E L O P M E N T TA X P A R C E L 9 6 . 1 3 - 0 1 - 0 2 . 1 1 0 97 8 N Y S R O U T E 1 3 ZONING MAP LOCATION MAP SITE SITE SITE INFORMATION ZONING:BUSINESS DISTRICT B-3 MAXIMUM HEIGHT: LOT SIZE: MINIMUM LOT WIDTH: LOT COVERGAE: NONE NONE NONE 50% ALLOWED 48 FEET 18.2 ACRES 308 FEET 20% PROPOSED NO NO NO VARIANCE REQUIRED FRONT BLDG. SETBACK:N/A REQUIRED 320 FEET PROPOSED NO VARIANCE REQUIREDSETBACK REQUIREMENTS SIDE BLDG. SETBACK:N/A 98 FEET NO REAR BLDG. SETBACK:N/A 30 FEET NO REQUIRED-NONE PARKING PROPOSED- 101 PARKING STALLS NO OVERALL BUILDING #1: 21,636 SF (FOOT PRINT) (1ST FLOOR) COMMERCIAL 6,278 SF, MULTI-FAMILY 15,358 SF (2ND, 3RD & 4TH) MULTI-FAMILY-21,636 SF TOTAL COMMERCIAL SQUARE FOOTAGE=6,278 SF. TOTAL MULTI-FAMILY SQUARE FOOTAGE PER FLOOR=21,636 SF *VARIANCE NEEDED PER TOWN CODE SECTION 178-76-A-5 AS THERE IS LESS THEN 21,636 SF COMMERCIAL SPACE WITHIN BUILDING. PROJECT ACHIEVES 29% (6,278SF/21,636 SF) OF CODE REQUIREMENT. STA T E R O U T E 1 3 RE T A I L 1 s t , ( 6 , 2 7 8 S F ) MU L T I - F A M I L Y ( 2 n d , 3 r d , 4 t h ) BU I L D I N G # 1 4- S T O R I E S MU T L I - F A M I L Y ( 1 s t , 2 n d 3 r d , 4 t h ) 68 U N I T S 27 O N E B E D R O O M S , 3 7 T W O B E D R O O M S , 4 T H R E E B E D R O O M S ● ●● ● ● ●●● 9 99 17 EV EV EV EV 8 8 ■■ ■ ■ ■ ■ ■■ ■ ■ ■ ■ 7 21 13 DA T E No . DE S C R I P T I O N SU B M I T T A L / R E V I S I O N S DATE: PROJ. No.: SCALE: Fi l e N a m e : I : \ E n g i n e e r i n g P r o j e c t s \ O t h e r C l i e n t s \ 2 0 2 2 \ 2 0 2 2 - 0 8 C o r t l a n d v i l l e - R e g a n \ 0 4 - C a d F i l e \ S t e P l a n 9 - 1 0 - 2 2 - o p t i o n 2 . d w g ( L a y o u t : C - 3 ) Da t e : F r i , S e p 1 6 , 2 0 2 2 - 1 : 2 9 P M ( N a m e : j e a s t o n ) 1"=50' 2022-08E AUGUST 2022 C-1 SEAL CO N C E P T P L A N DRAFT EP LA N D S E R V I C E S L L C 62 1 C O L U M B I A S T R E E T - C O H O E S , N Y 1 2 0 4 7 PH O N E : 5 1 8 - 7 8 5 - 9 0 0 0 THE ALTERATION OF THIS MATERIAL IN ANY WAY, UNLESS DONE UNDER THE DIRECTION OF A COMPARABLE PROFESSIONAL, (I.E.) ARCHITECT FOR AN ARCHITECT, ENGINEER FOR AN ENGINEER OR LANDSCAPE ARCHITECT FOR A LANDSCAPE ARCHITECT, IS A VIOLATION OF THE NEW YORK STATE EDUCATION LAW AND/OR REGULATIONS AND IS A CLASS "A" MISDEMEANOR. TO W N O F C O R T L A N D V I L L E NE W Y O R K RE G A N D E V E L O P M E N T TA X P A R C E L 9 6 . 1 3 - 0 1 - 0 2 . 1 1 0 97 8 N Y S R O U T E 1 3 ZONING MAP LOCATION MAP SITE SITE SITE INFORMATION ZONING:BUSINESS DISTRICT B-3 MAXIMUM HEIGHT: LOT SIZE: MINIMUM LOT WIDTH: LOT COVERGAE: NONE NONE NONE 50% ALLOWED 48 FEET 18.2 ACRES 308 FEET 20% PROPOSED NO NO NO VARIANCE REQUIRED FRONT BLDG. SETBACK:N/A REQUIRED 320 FEET PROPOSED NO VARIANCE REQUIREDSETBACK REQUIREMENTS SIDE BLDG. SETBACK:N/A 98 FEET NO REAR BLDG. SETBACK:N/A 30 FEET NO REQUIRED-NONE PARKING PROPOSED- 101 PARKING STALLS NO OVERALL BUILDING #1: 21,636 SF (FOOT PRINT) (1ST FLOOR) COMMERCIAL 6,278 SF, MULTI-FAMILY 15,358 SF (2ND, 3RD & 4TH) MULTI-FAMILY-21,636 SF TOTAL COMMERCIAL SQUARE FOOTAGE=6,278 SF. TOTAL MULTI-FAMILY SQUARE FOOTAGE PER FLOOR=21,636 SF *VARIANCE NEEDED PER TOWN CODE SECTION 178-76-A-5 AS THERE IS LESS THEN 21,636 SF COMMERCIAL SPACE WITHIN BUILDING. PROJECT ACHIEVES 29% (6,278SF/21,636 SF) OF CODE REQUIREMENT.