Tompkins County, New York

Transcription

1 Map Unit Description: Bath and Valois soils, 5 to 15 percent slopes---tompkins County, New York Tompkins County, New York BgC Bath and Valois soils, 5 to 15 percent slopes Map Unit Setting National map unit symbol: 2v32c Elevation: 330 to 2,460 feet Mean annual precipitation: 31 to 70 inches Mean annual air temperature: 39 to 52 degrees F Frost-free period: 105 to 180 days Farmland classification: Farmland of statewide importance Map Unit Composition Bath and similar soils: 40 percent Valois and similar soils: 35 percent Minor components: 25 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Bath Setting Landform: Drumlinoid ridges, hills, till plains Landform position (two-dimensional): Backslope, shoulder, summit Landform position (three-dimensional): Interfluve, side slope Down-slope shape: Concave Across-slope shape: Linear Parent material: Loamy till derived mainly from gray and brown siltstone, sandstone, and shale Typical profile Ap - 0 to 9 inches: channery silt loam Bw1-9 to 15 inches: channery silt loam Bw2-15 to 25 inches: channery loam E - 25 to 29 inches: channery loam Bx - 29 to 52 inches: very channery silt loam C - 52 to 72 inches: very channery silt loam Properties and qualities Slope: 5 to 15 percent Percent of area covered with surface fragments: 0.0 percent Depth to restrictive feature: 26 to 38 inches to fragipan Natural drainage class: Well drained Capacity of the most limiting layer to transmit water (Ksat): Very low to moderately low (0.00 to 0.14 in/hr) Depth to water table: About 24 to 36 inches Frequency of flooding: None Frequency of ponding: None Calcium carbonate, maximum in profile: 15 percent Available water storage in profile: Low (about 4.5 inches) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 8/18/2015 Page 1 of 3

2 Map Unit Description: Bath and Valois soils, 5 to 15 percent slopes---tompkins County, New York Interpretive groups Land capability classification (irrigated): None specified Land capability classification (nonirrigated): 3e Hydrologic Soil Group: C Description of Valois Setting Landform: Lateral moraines, end moraines, valley sides Landform position (two-dimensional): Shoulder Landform position (three-dimensional): Crest Down-slope shape: Convex Across-slope shape: Convex Parent material: Loamy till derived mainly from sandstone, siltstone, and shale Typical profile H1-0 to 2 inches: gravelly silt loam H2-2 to 32 inches: gravelly silt loam H3-32 to 49 inches: gravelly silt loam H4-49 to 60 inches: gravelly silt loam Properties and qualities Slope: 5 to 15 percent Depth to restrictive feature: 24 to 36 inches to fragipan Natural drainage class: Well drained Capacity of the most limiting layer to transmit water (Ksat): Moderately low to moderately high (0.06 to 0.20 in/hr) Depth to water table: About 24 to 35 inches Frequency of flooding: None Frequency of ponding: None Available water storage in profile: Low (about 4.2 inches) Interpretive groups Land capability classification (irrigated): None specified Land capability classification (nonirrigated): 3e Hydrologic Soil Group: C Minor Components Langford Percent of map unit: 5 percent Landform: Drumlinoid ridges, hills, till plains Landform position (two-dimensional): Shoulder Landform position (three-dimensional): Crest Down-slope shape: Convex Across-slope shape: Convex Erie Percent of map unit: 5 percent Landform: Till plains, hills, drumlinoid ridges Landform position (two-dimensional): Footslope, summit Landform position (three-dimensional): Base slope, side slope Down-slope shape: Concave Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 8/18/2015 Page 2 of 3

3 Map Unit Description: Bath and Valois soils, 5 to 15 percent slopes---tompkins County, New York Across-slope shape: Linear Lordstown Percent of map unit: 5 percent Landform: Hills, benches, ridges Landform position (two-dimensional): Backslope Landform position (three-dimensional): Side slope Down-slope shape: Convex Across-slope shape: Convex Volusia Percent of map unit: 5 percent Landform: Hills Landform position (two-dimensional): Summit, footslope Landform position (three-dimensional): Base slope, side slope Down-slope shape: Concave Across-slope shape: Linear Mardin Percent of map unit: 5 percent Landform: Till plains Landform position (two-dimensional): Summit, shoulder Landform position (three-dimensional): Interfluve, side slope Down-slope shape: Convex Across-slope shape: Convex Data Source Information Soil Survey Area: Tompkins County, New York Survey Area Data: Version 9, Sep 16, 2014 Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 8/18/2015 Page 3 of 3

4 Map Unit Description: Chenango gravelly loam, fan, 0 to 8 percent slopes---tompkins County, New York Tompkins County, New York CnB Chenango gravelly loam, fan, 0 to 8 percent slopes Map Unit Setting National map unit symbol: 9xlc Mean annual precipitation: 32 to 42 inches Mean annual air temperature: 45 to 48 degrees F Frost-free period: 120 to 160 days Farmland classification: All areas are prime farmland Map Unit Composition Chenango, fan, and similar soils: 75 percent Minor components: 25 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Chenango, Fan Setting Landform: Alluvial fans Landform position (two-dimensional): Summit Landform position (three-dimensional): Tread Down-slope shape: Convex Across-slope shape: Convex Parent material: Gravelly loamy glaciofluvial deposits over sandy and gravelly glaciofluvial deposits, derived mainly from sandstone, shale, and siltstone Typical profile H1-0 to 8 inches: gravelly loam H2-8 to 26 inches: gravelly silt loam H3-26 to 60 inches: very gravelly loamy coarse sand Properties and qualities Slope: 0 to 8 percent Depth to restrictive feature: More than 80 inches Natural drainage class: Well drained Capacity of the most limiting layer to transmit water (Ksat): Moderately high to high (0.57 to 5.95 in/hr) Depth to water table: About 36 to 60 inches Frequency of flooding: Rare Frequency of ponding: None Available water storage in profile: Low (about 4.0 inches) Interpretive groups Land capability classification (irrigated): None specified Land capability classification (nonirrigated): 2s Hydrologic Soil Group: A Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 8/18/2015 Page 1 of 2

5 Map Unit Description: Chenango gravelly loam, fan, 0 to 8 percent slopes---tompkins County, New York Minor Components Red hook Percent of map unit: 5 percent Braceville Percent of map unit: 5 percent Tioga Percent of map unit: 5 percent Arkport Percent of map unit: 5 percent Genesee (hamlin) Percent of map unit: 5 percent Data Source Information Soil Survey Area: Tompkins County, New York Survey Area Data: Version 9, Sep 16, 2014 Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 8/18/2015 Page 2 of 2

6 Subject Site WAYNE C. MATTESON, JR., P.E Eatonbrook Road Erieville, NY Figure No.: 3 Project: Storage Squad, LLC Project Client: Storage Squad, LLC 33 Porter Road Unit B Cambridge, MA Map Source: Town of Dryden Prepared By: WCM Project Location: Approx. Scale: 1 = 4000 ft. Ag District Map Engineering Report Storage Squad, LLC Project

7 ENGINEERING REPORT N Subject Site Storage Squad, LLC Property Tax Parcel No Town of Dryden Tompkins County, New York February 2016 Prepared For: Storage Squad, LLC 33 Porter Road Unit B Cambridge, MA Prepared By: Wayne C. Matteson, Jr., P.E. Licensed Professional Engineer 3893 Eatonbrook Road Erieville, NY (telephone) (cell)

8 ENGINEERING REPORT STORAGE SQUAD, LLC PROJECT 1401 DRYDEN ROAD, ITHACA, NY TABLE OF CONTENTS Page 1.0 Project Description Property Description Zoning, Agricultural District, and Special Area Designation Utilities 2 Water Sewage Disposal Electricity/Natural Gas 5.0 Site Drainage and Storm Water Control 3 Floodway/Floodplain Wetlands Storm Water/Erosion and Sediment Control 6.0 Clearing, Grading, and Roads Vehicular Traffic and Property Access Buildings Nearby Property Owners Certification Appendix A Maps and Figures Appendix B Miscellaneous Documents Appendix C Preliminary Plan 10

9 1.0 PROJECT DESCRIPTION ENGINEERING REPORT STORAGE SQUAD, LLC PROJECT 1401 DRYDEN ROAD, ITHACA, NY This engineering report has been prepared for Storage Squad, LLC, the planned developer of the subject property, to accompany an application to the Town of Dryden Town Board for a proposed commercial development at in the Town of Dryden, Tompkins County, New York. The subject property is depicted on a location map included in Appendix A (Figure 1). The project will involve the commercial development of a 5.56-acre lot, presently developed as a single-family residence. Development activities will include accessing the property from Dryden Road (NYS Route 13), the construction of a driveway and small parking area, the construction of three (3) two-story, self-storage buildings ranging in size from 8,400 SF (240 ft. x 35 ft.) to 24,000 SF (60 ft. x 400 ft.), and the construction of various utilities and infrastructure to service the proposed buildings (i.e., private water and sewer systems, underground electric service, telephone, etc.). A portion of one of the buildings will contain an office area. The construction of storm water control and treatment methods will also be part of the construction activities. Other amenities to the project will include landscaping, building and parking lighting per the requirements of the Town, and perimeter fencing. As indicated, the current proposal is to construct three storage buildings. A copy of the Site Plan depicting the proposed buildings and site plan layout has been included in an appendix. Upon approval of the project by the Town of Dryden Town Board and involved regulatory agencies (i.e., Tompkins County Health Department, NYSDOT, etc.), it is planned that clearing and grading; and, construction of utilities, the self-storage buildings, the access driveway, storm water control practices, etc., will begin. 2.0 PROPERTY DESCRIPTION According to a recent survey prepared by Sheive Land Surveying, the property being developed is 5.56-acres in size. The construction site presently contains a single-family residence (currently unoccupied). There is a New York State Electric & Gas (NYSEG) right-of-way across the southwest corner of the property. A single drainageway flows intermittently from south to north across the westernmost portion of the site to a box culvert under Dryden Road. The remainder of the stormwater runoff from the property flows to a NYSDOT 30 culvert under Dryden Road that is located in the eastern portion of the site. The property is generally moderately sloping from south to north downgradient toward Dryden Road. A majority of the property is covered with vegetation consisting of shrubs, brush, and small trees. The property is bordered on the north by Dryden Road (NYS Routes 13 and 366), on the west and south by NYSEG property, and on the east by a single-family residence. Commercial properties are located across Dryden Road from the subject site and include a gas station, a selfstorage facility; a countertop and sink store; and, a seasonal furniture and flower store. Access to the property is presently off Dryden Road. The property is within the Fall Creek watershed. Fall Creek is located approximately one-half mile north of the subject property. 1

10 Property Description (Con t) ENGINEERING REPORT STORAGE SQUAD, LLC PROJECT 1401 DRYDEN ROAD, ITHACA, NY According to the Ithaca East USGS topographic map, elevations across the property range from approximately 1,070 feet above mean sea level (msl) along Dryden Road to about 1,100 feet above msl along the south property boundary. Slopes across the property are generally in the 6 to 12% range. There are no designated Critical Environmental Areas or unique/unusual land forms on the proposed construction site. 3.0 ZONING, AGRICULTURAL DISTRICT, AND SPECIAL AREA DESIGNATION Zoning According to the Town of Dryden Zoning Map, a copy of which is located in Appendix A, the subject property is zoned Light Industrial and this development would be subject to those regulations. The site development plans have been prepared in accordance with the Code of the Town of Dryden. It is anticipated that the single-phase development will consist of the construction of a total of three (3) self-storage buildings along with providing driving access to all the buildings and units. The northeast portion of the property will be utilized for storm water management. No zoning variances are required for this development and none are requested; however, the project is subject to a Special Use Permit and Site Plan review process. Agricultural District According to the map included in Appendix A, the subject property is not located in an Agricultural District. Special Area Designation A copy of the NYS Office of Parks, Recreation and Historic Preservation map for the subject site has been included in Appendix A. This map indicates that the subject property is not located in an area that may be of archaeological significance. Information pertaining to the subject site was sent to the NYSOPRHP; however, no response has been received to date. A copy of the letter sent to SHPO has been included in an appendix. The subject property is not located in any other special area designations. 4.0 UTILITIES The installation and/or on-site construction of several underground utilities are planned as part of this development. These include water and sewer lines, electricity, telephone, etc. A description of several of these utilities follows: 2

11 Utilities (Con t) ENGINEERING REPORT STORAGE SQUAD, LLC PROJECT 1401 DRYDEN ROAD, ITHACA, NY Water The project site has an on-site potable well located in the west-central portion of the property that was previously utilized by the residence. It is anticipated that this water source will be properly abandoned and another well will be constructed for use in the proposed office in Building 1. A 1 line will be run from the well to the office portion of the building. Sewage Disposal Only the office portion of Building 1 will require wastewater disposal service. It is planned that the building will utilize an on-site subsurface wastewater treatment and disposal system as municipal sewer is not available to the property. This system has not yet been designed for the building, but will be based on the percolation rate of the soil, the subsurface conditions, and the anticipated daily wastewater flow from the building. The septic system will likely be constructed in the northcentral portion of the site. Electricity/Natural Gas This portion of the Town of Dryden obtains its electricity and natural gas from New York State Electric and Gas (NYSEG). Both electrical and natural gas services are available for extension into the subject property; however, only electricity will be utilized by the development. 5.0 SITE DRAINAGE AND STORM WATER CONTROL Floodway/Floodplain The subject property is located in the Fall Creek watershed. Fall Creek, which is located approximately one-half mile north of the subject property, is a tributary to Cayuga Lake. The subject property is not located in the Floodway, Flood Hazard Area, or 100-year floodplain of Fall Creek. Also, the site is not prone to flooding or standing water due to its moderate slope and generally well-drained soils. Wetlands Based on the wetland maps included in Appendix A, there are no mapped state- or federallyregulated wetlands on the subject property or on adjoining properties. Storm Water/Erosion and Sediment Control Because the proposed development will involve the disturbance of more than 1-acre of land, it will be subject to the New York State Department of Environmental Conservation (NYSDEC) State Pollutant Discharge Elimination System (SPDES) program which includes General Permit GP for Storm Water Discharges from Construction Activities. A Storm Water Pollution Prevention Plan (SWPPP), which contains an Erosion & Sediment Control Plan and a Water Quantity & Quality Control Plan, has been prepared in order to fulfill the General Permit requirements and to describe the proposed method(s) of handling increased storm water runoff, channel protection, maintaining storm water quality, and controlling/minimizing soil erosion and sediment deposition. 3

12 Site Drainage and Storm Water Control (Con t) ENGINEERING REPORT STORAGE SQUAD, LLC PROJECT 1401 DRYDEN ROAD, ITHACA, NY A Notice of Intent (NOI) form has been completed and included with the SWPPP. Because the Town of Dryden is a Municipal Separate Storm Sewer System (MS4) designated community, it is anticipated that the SWPPP for this project will be reviewed for approval by the Town Planning office and the Town s Engineer. Some of the storm water control methods which are being considered during and after the site construction activities are as follows: Stabilized Construction Entrance into the property along Dryden Road; Silt fencing in construction area perimeter and downgradient locations; Grassed waterways and swales; Topsoil, seed, and mulch on bare soil; Check dams in drainage path of waterways; Stone-lined culvert inlets and outlets; Dry Swales; Forebay and Storm Water Retention Pond; and Stone-lined drainage channel. The SWPPP will be followed while conducting the various construction activities. Coverage by the General Permit will be terminated upon completion of the development construction activities. 6.0 CLEARING, GRADING AND ROADS Presently the property is gently sloping and generally covered with overgrown vegetation and small trees. The planned construction will require the removal of a significant portion of the vegetation and regrading of the property to accommodate the self-storage buildings. To the extent possible, any large or ornamental trees not in areas planned for construction will be preserved. Grading will occur across approximately 75% of the site in order to accommodate the new buildings, driveway, lawn area, storm water control, utilities, etc. Grade changes of 3 to 4 feet may occur at various locations across the property in accordance with the construction plans. On July 29, 2015, five (5) backhoe test pits were conducted across the subject property to a depth of ten (10) feet. Bedrock was not encountered in any of the test pits and groundwater was encountered in one hole located in the center of the property at a depth of approximately six (6) feet. A new driveway will be constructed into the subject property off Dryden Road approximately 150 ft. east of the present residential driveway location. The new driveway will cross the subject property from north to south with vehicle access drives off the driveway to service the buildings. 4

13 7.0 VEHICULAR TRAFFIC AND PROPERTY ACCESS Vehicular Traffic ENGINEERING REPORT STORAGE SQUAD, LLC PROJECT 1401 DRYDEN ROAD, ITHACA, NY The project proposes the construction of three (3) self-storage buildings that would also include a small office. Currently there is no traffic entering or exiting the subject property as the residence on-site is vacant; however, according to the Town of Dryden Comprehensive Plan (dated 2005), more than 16,000 vehicles pass by this property each day. It is believed that current data puts daily vehicle traffic at greater than 18,000 vehicles. The self-storage buildings are not occupied and the office will be manned by only one or two people. There is the potential that a peak of vehicles/day could eventually enter and exit the storage facility, particularly at the beginning and end of college semesters. However, due to the nature of storage facilities, traffic would be spread out throughout the day without necessarily having a regular peak hour of traffic. Consequently, it is not likely that the traffic generated from the proposed project will have a significant impact on the existing traffic volume or flow. No traffic study has been conducted at the property. Property Access Vehicular access to the property will be from Dryden Road. At present there is a driveway onto Dryden Road that services the residence. It is anticipated that this property access point will be abandoned and a new access to the property be constructed off Dryden Road approximately 150 ft. east of the existing driveway. The driveway will require improvement to New York State Department of Transportation (NYSDOT) standards and permitting to conduct the improvement. 8.0 BUILDINGS The project proposes the construction of three, two-story, self-storage buildings of various sizes. A copy of what the proposed self-storage buildings may look like will be provided separately by the project sponsor and included in Appendix B when available. The buildings are planned for use by the local population and would be especially marketed to college students for the storage of various personal items. The sizes of the buildings are planned to be as follows: Building 1 35 ft. x 240 ft. Building 2 60 ft. x 240 ft. Building 3 60 ft. x 400 ft. The buildings will have concrete floor and will be all steel construction with 1:12 double-sloped roofs. The buildings will be gray with blue doors and will contain a varying number of individual storage units depending on the building size and the interior floor plan of the structure. The two-story structures will have a lower first floor elevation that is 9 ft. below the second floor elevation. The property will be graded so that the upper floor can be accessed at grade. 5

14 9.0 NEARBY PROPERTY OWNERS ENGINEERING REPORT STORAGE SQUAD, LLC PROJECT 1401 DRYDEN ROAD, ITHACA, NY A list of adjoining property owners is shown below and on the Site Plan (Sheet S-1): Tax Parcel No. Reputed Owner S.L.N. Properties, LLC Drake Petroleum Co., Inc Max Bibsby Four Seasons Storage Tompkins, LLC Thomas & Lorraine Fitzgibbons NYSEG Corp. 6

15 10.0 CERTIFICATION ENGINEERING REPORT STORAGE SQUAD, LLC PROJECT 1401 DRYDEN ROAD, ITHACA, NY The information presented in this report is truthfully presented to the best of my knowledge and belief. Wayne C. Matteson, Jr., P.E. NYS LN Date 7

16 11.0 APPENDIX A ENGINEERING REPORT STORAGE SQUAD, LLC PROJECT 1401 DRYDEN ROAD, ITHACA, NY MAPS AND FIGURES 1. Location Map. 2. Tax Map. 3. Ag District Map. 4. Wetlands Map. 5. National Wetlands Inventory Map. 6. Zoning Map. 7. Aerial Photograph. 8. Tompkins County Soil Survey Map. 9. Archaeological Resources Map. 8

17 12.0 APPENDIX B ENGINEERING REPORT STORAGE SQUAD, LLC PROJECT 1401 DRYDEN ROAD, ITHACA, NY MISCELLANEOUS DOCUMENTS 1. Letter to State Historic Preservation Office (SHPO). 2. NRCS Soils Information (Bath & Valois, and Chenango soils). 3. Proposed Self-Storage Buildings (brochure by owner provided separately). 9

18 13.0 APPENDIX C ENGINEERING REPORT STORAGE SQUAD, LLC PROJECT 1401 DRYDEN ROAD, ITHACA, NY SITE PLAN 10

19 Subject Site WAYNE C. MATTESON, JR., P.E Eatonbrook Road Erieville, NY Figure No.: 1 Project: Storage Squad, LLC Project Town of Dryden, Tompkins Co., NY Client: Storage Squad, LLC 33 Porter Road Unit B Cambridge, MA Quadrangle Map: Ithaca East, NY Prepared By: WCM Project Location: Scale: 1 = 2,000 +/- Site Location Map Storage Squad, LLC Project Storage Squad, LLC Property

20 Subject Site Wayne C. Matteson, Jr., P.E Eatonbrook Road Erieville, NY Figure No: 5 Tax Parcel No.: Project: Storage Squad, LLC Client: Storage Squad, LLC 33 Porter Road Unit B Cambridge, MA Prepared By: WCM Project Location:, Approx. Scale: 1 = 2000 National Wetlands Inventory Map Storage Squad, LLC Property

21 Subject Site Wayne C. Matteson, Jr., P.E Eatonbrook Road Erieville, NY Figure No: 4 Tax Parcel No.: Project: Storage Squad, LLC Project Client: Storage Squad, LLC 33 Porter Road Unit B Cambridge, MA Prepared By: WCM Project Location:, Approx. Scale: 1 = 1 mile NYSDEC Wetlands Map Storage Squad, LLC Project

22 Subject Site Wayne C. Matteson, Jr., P.E Eatonbrook Road Erieville, NY Figure No: 3 Project: Storage Squad, LLC Project Freeville, New York Client: Storage Squad, LLC 33 Porter Road Unit B Cambridge, MA Tax Parcel No.: Prepared By: WCM Project Location:, Approx. Scale: 1 = 600 NRCS Soils Map SWPPP Storage Squad, LLC Property Town of Dryden Tompkins County, NY

23 Subject Site Wayne C. Matteson, Jr., P.E Eatonbrook Road Erieville, NY Approx. Scale: 1 = 600 Figure No: 2 Tax Parcel No.: Base Tax Map Project: Storage Squad, LLC Project Ithaca, New York Client: Storage Squad, LLC 33 Porter Road Unit B Cambridge, MA Prepared By: WCM Project Location:, Tax Map No. 52 Town of Dryden Tompkins County, NY

24 Subject Site Zoning: Light Industrial District WAYNE C. MATTESON, JR., P.E Eatonbrook Road Erieville, NY Figure No.: 6 Project: Storage Squad, LLC Project Client: Storage Squad, LLC 33 Porter Road Unit B Cambridge, MA Map Source: Town of Dryden Prepared By: WCM Project Location: Approx. Scale: 1 = 2500 ft. Zoning Map Engineering Report Storage Squad, LLC Project

25 N Approximate Property Boundary Aerial Photograph Storage Squad, LLC Project Town of Dryden Tompkins County, New York Source: Google Earth 2013 Aerial Photography

26 Archaeologically Sensitive Area N Approximate Property Boundary NYS Office of Parks Recreation and Historic Preservation Map Storage Squad, LLC Project Property Town of Dryden Tompkins County, New York Source: NYSOPRHP