DATE: March 8, 2013 TOWN OF PITTSFORD DEVELOPMENT REVIEW COMMITTEE Planning Comments For Planning Board Meeting 03/11/13

3 SUBJECT: Mitchell Road Concept Subdivision 55 Mitchell Road Tax Parcel # 164.11-02-12.11

The Town of Pittsford Development Review Committee (DRC) has reviewed the subject application. The following points have been identified for Planning Board consideration: A written response to these comments must be provided for Planning Board and DRC Committee review prior to a decision on this application. An electronic file of this document will be provided upon request to assist in the preparation of a response (standard to all reports from hereon) PLANNING AND ZONING ISSUES: GENERAL 1. This is a Type I action pursuant to SEQRA. Town Staff on behalf of the Planning Board is conducting a coordinated review requesting the Planning Board be established as Lead Agency, mailed February 15, 2013. The Applicant has prepared a Part I Full EAF for the Planning Boards consideration. If the Planning Board is established as lead agency, a full EAF Part II should be completed prior to a SEQRA determination. (DPW) 2. As stated in the application materials, Homes by Ryan has submitted application for Concept Subdivision approval. The total property is 18.52 acres and is proposed to be developed into 19 new single-family homes with the existing home located at 55 Mitchell Road on a 3 acre parcel. (DPW) 3. A site walk with the Developer, Staff, Town Engineer, and Planning Board members should take place as weather permits. (DPW) 4. The proposed subdivision is zoned Residential Neighborhood RN. The RN district determines the building side yards (setbacks) based on the lot width, rear buffers (setbacks) are 20 feet; the front yard (setback) is based on the neighborhood in this case the Planning Board has discretion to set the front yard build to line (setback). The design engineer should review the RN code and ensure the proposed lots yield setbacks and buildable areas that will work for the proposed homes. (DPW) 5. This property falls within the Local Waterfront Overlay District which adds a layer of Planning Board review to ensure that the proposed plan is Consistent with the Local Waterfront Revitalization Plan. Before reaching a decision on the project the Planning Board should review a Coastal Assessment Form for the project as well as the LWRP and make specific findings regarding the LWRP that can be included in a decision on the application. (DPW) 6. The application materials were forwarded to the Village of Pittsford, we expect that the Village will provide comments under separate cover. (DPW) 7. The Design Review and Historic Preservation Board will provide comments under separate cover. (attached) (DPW) 8. Will any site lighting be proposed as part of this development? The Planning Board should consider possible impacts of lighting, if proposed. If lighting is not privately owned a lighting district extension will must be approved by the Town Board. (TE)(DPW)
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9. The site includes and is adjacent to substantial woodlots; these woodlots contribute to the character of the surrounding area which is encompassed by Mitchell Road, Palmyra Road, the Village and the Erie Canal. The woods provide habitat for wildlife (there was ample evidence of birdlife and deer), significant aesthetic value and buffering, and help improve air and water quality (particularly being so close to the canal). Removing the woodlots will have a negative impact on the area, clearing should be minimized as much as practical. Clearing limits should be discussed with the Planning Board, but final clearing limits may not be possible to establish until Preliminary plans are developed. (EB)(DPW) 10. Many neighbors will have their views changed dramatically, particularly the home at 41 Mitchell Rd. The wooded area between their home and Mitchell Road would be replaced with a house. (EB) 11. To eliminate confusion, the name of this project should be something other than Mitchell Road Property as there is an existing Mitchell Road Subdivision. (DPW) TRAILS AND SIDEWALKS 12. It would be more desirable to route the trail from the canal (along the Niagara, Lockport, Ontario ROW) to Rt. 31 and possibly eliminate the sidewalk along the subdivision road. (PD)(PRAB) 13. A concrete sidewalk should be planned / constructed from the existing village sidewalk, past the proposed entrance and terminate at the Niagara Lockport Ontario Power Corporations ROW. (DPW)(PD)(PRAB) 14. The area appears to be well-used for recreation. During a site visit a large number of footprints in the snow and ice in both Power Company rights-of-way were observed. The aerial view on the map shows evidence of a path through the woods near the canal. This may be from walkers or from deer. There is a lot of evidence of deer in this area (as well as possible remnants of a tree stand or tree house in the woods). (EB) 15. Development will negatively impact the nature experience currently possible in this area. If the proposal is approved, access to the Power Company rights-of-ways and the canal should be preserved.(EB) 16. It is recognized this application may go through changes which might influence how trail/sidewalk access is routed. In such case the PRAB would like to have additional opportunity to comment.(PRAB) 17. Trail access to Mitchell Road is recommended to be maintained on the RGE ROW. Sidewalk easements exist along the frontage of 55 Mitchell Road. (PRAB) SANITARY 18. The proposed project is not in a sewer district at this time. Extension of the Pittsford Sewer District to include this parcel will be necessary. The sewer district extension process can take as long as 3 months, so the applicant should allow as much lead time as necessary. Please contact Pittsford Sewer District when you are ready to apply for the district extension. (PSD) 19. More information regarding the proposed sanitary sewer connection will need to be provided. Extension of the sanitary sewer should also be considered for the existing adjacent lots and Mitchell Road properties. A meeting with the Sewer Department should be scheduled to discuss sanitary sewers (TE) (PSD)

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STORMWATER, GRADING, EROSION CONTROL 20. Please note that this application will require a full Stormwater Pollution Prevention Plan (SWPPP) for review as the total disturbance will be equal to or greater than 5 acres. Also, a Notice of Intent (NOI) and MS4 SWPPP Acceptance Form will be required to be completed and submitted for review. (TE) 21. The project is also required to take into consideration the Green Infrastructure and Planning Techniques detailed in Chapter 5 of the New York State Stormwater Management Design Manual (SMDM). Please note that if the design does not comply with these requirements it will require a 60day review from the NYSDEC before final approval can be granted. (TE) 22. Vehicle access will be necessary to stormwater facilities, it is possible that several small facilities will be required; consideration for this possibility should be given as the plan develops. Generally facilities on private property are avoided if practical. (DPW) 23. The wooded area between the farm field and the canal are on a slope, its possible there could be drainage and or erosion issues.(EB) 24. The existing ditch/ stream that runs from the western property line thru the site is to be depicted on the plans. It is our understanding that this area is wet with potential wetlands onsite. It is our recommendation that this area be investigated to determine to what extent wetlands exists if any. (TE) (DPW) 25. There are existing drainage culverts along NYS Route 31 that need to be identified on these plans. The materials, size and elevation information is to be provided. (TE) STREETS/PAVING/TRAFFIC 26. Site distance data should be provided for the proposed entrance. (DPW) 27. The cul-de-sac design should reflect the standard detail with islands or an approved alternative. The proposed tear drop shape presents challenges for snow removal.( DPW) MISCELLANEOUS 28. Other features such as drainage ways and existing topographical elevations should be provided as part of the response to this report. (DPW) 29. The Department of Environmental Conservation (DEC) has identified that the property falls within an Archeologically Sensitive Area determined by the Circle and Squares Map. A Phase 1 Cultural Resource Investigation should be required by the Planning Board. (DPW) 30. Energy towers and power poles should be shown on the plans for visual aid and reference. Both energy entities should be contacted for possible buffering and or easement requirements if any. (DPW) 31. Landscaping/berms could be considered behind lots 101-104 and 112-114 to provide a visual buffer for the existing residential lots who would be facing the rears of these proposed lots. (TE) 32. The design Engineer will need to coordinate with the associated utility companies regarding cross access, abandonment/ removal of the existing utilities and proposed new locations and connections. All correspondences with these utility companies shall be forwarded to the Town of Pittsford. (TE)

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33. The existing driveways, utilities and septic system locations for the existing lots along Mitchell Road are to be identified on the plans. Also all easements (i.e. cross access easements) are to be identified on the plans. (TE) 34. Vegetative buffering should be considered by the developer adjacent to the RG&E property, Glencannon properties, and Canal Corp. lands. (PD) 35. There will be loss of agricultural land, this property is not in a Monroe County Agricultural District.(EB) 36. Presumably these houses would be high-end houses. Its possible the transmission lines running through their the neighborhood will negativity impact the aesthetics of the development.(EB) 37. The proposal calls for "traditional, New England style architecture." The architecture on Mitchell Road is quite varied and interesting. Variation of architecture in the development should be considered.(EB) 38. A proposed road name(s) should be submitted to Monroe Countys 911 office and approval should be included with the Preliminary Subdivision application. (DPW) 39. Comments from Monroe County Planning are attached and incorporated as part of this report. (DPW) TOWN OF PITTSFORD DEVELOPMENT REVIEW COMMITTEE Technical Comments For Planning Board Meeting 03/11/13 SUBJECT: Mitchell Road Concept Subdivision 55 Mitchell Road Tax Parcel # 164.11-02-12.11

The Town of Pittsford Development Review Committee (DRC) has reviewed the subject application. The following technical points should be made a condition of approval. Any objection to these comments should be included in the required written response to this report. GENERAL 40. As typical with subdivisions the Planning Board will require the standard Recreation Fund fee (currently $ 850.00) be applied to each new home that is built, this fee is collected as part of the building permit application process. (DPW) 41. Will this project be a phased project? An overall phasing plan identifying each proposed phase should be provided with preliminary plan submission. (TE) 42. Turning movements, radius and heights of utility wires are to be provided demonstrating that all emergency vehicles can safely access the site and all of the proposed lots. (TE) 43. The proposed property line between Lots 112-114 and lot 120 may need to be adjusted to meet the Towns setback requirements for accessory structures as the existing tennis court is within 5 feet. (TE)(DPW) 44. Subdivision signage will be subject to Planning Board approval. Any proposed signage should be included with a Preliminary Subdivision application. (DPW) TRAILS AND SIDEWALKS

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45. Sidewalk surfaces should be concrete, (PD) 46. Trial surfaces should be reclaimed asphalt pavement millings. (PD) SANITARY 47. Sewer entrance fees will be required for this proposal. These should be paid before the plan is signed. (PSD) 48. Easements should be required as necessary by the Planning Board to provide legal access to the sanitary sewer for properties adjacent to this proposal. (PSD) STORMWATER, GRADING, EROSION CONTROL 49. Please note that there are additional stormwater requirements that are to be met. The Town is an MS4 and the site is located within the Irondequoit Creek Watershed which states, any land development that increases the amount of impervious surface by 15,000 sf or has 6,000 sf of additional parking area is required to complete a Stormwater Pollution Prevention Plan (SWPPP) in accordance with the Irondequoit Creek Watershed Stormwater Management Report Requirements. This information is to be included on the erosion and sediment control plan and within the SWPPP. (TE) 50. The developer shall not disturb greater than five (5) acres of soil at any one time without prior written authorization from NYSDEC or the jurisdictional MS4. If proposed to disturb more then 5 acres, a waiver will be required from the Town of Pittsford (MS4) and is to be included within the SWPPP prior to submission of the NOI to NYSDEC. (TE) FIRE SAFETY 51. Verify turning radius for the cul-de-sac. (FM) 52. The first hydrant should be located prior to lot 101, the remaining hydrants could be pulled back accordingly. (FM) 53. The Fire Department prefers hydrants be located at the throat of the cul-de-sac. (FM) 54. An unobstructed height of 13-6 is required for fire apparatus, additional clearance from the power lines is likely required by the power company, this additional clearance, if any should be verified. (FM) MISCELLANEOUS 55. All correspondences with NYSDOT are to be forwarded to the Town for their files. (DPW)
DPW Department of Public Works EB Environmental Board PSD Pittsford Sewer Department PD Parks Department PRAB Parks and Rec Board DR&HPB- Design Review & Historic Preservation Board TE Town Engineer FD Fire Department (PFD Pittsford, BFD Brighton) MCPD Monroe County Planning Department FM Fire Marshal

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