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HomeMy WebLinkAboutPB Packet- Flores 2 Lot Subdivision- 12-16-251 DEPARTMENT OF PLANNING MEMORANDUM TO: Planning Board Members FROM: Christine Balestra, Senior Planner DATE: December 8, 2025 RE: Preliminary and Final Subdivision – Flores 2-Lot Subdivision Enclosed please find materials related to the proposed two-lot subdivision located at 155 Compton Road. The project includes subdividing the existing 82+/- acre parcel into two lots, with a 34+/- acre parcel that contains an existing residence, and a 48+/- acre parcel that will be conveyed to the Town of Ithaca for part of a new preserve. The project is scheduled for the December 16, 2025, Planning Board meeting for consideration of preliminary and final subdivision approval. The property at 155 Compton Road (labeled “Parcel A” and “Parcel C” on the attached subdivision plat) is bound on the north by wetlands, streams, and wooded lands owned by the current property owner; on the east by residences on Compton Road and Larisa Lane; on the south by wooded lands along the Town of Danby municipal boundary; and on the west by wooded lands owned by the current property owner. The property contains several small wetlands and streams, along with cleared areas, overhead power lines, a gas line, and the residence and associated accessory structures. The current property owner also owns the home and land at 154 Compton Road that is labeled “Parcel B” on the attached subdivision plat (note: the current property owner requested labeling this parcel - it exists in the configuration shown on the plat and is not part of the proposed subdivision). The current owner has mowed and maintained several paths on the property that they allow neighbors to use. The Town plans to maintain the existing mowed path system and potentially expand the paths and connections to adjacent preserved lands in the future. The attached aerial location map, prepared by Planning staff, shows the entire land acquisition for the new preserve (outlined in yellow). The town expects to acquire a total of 137 acres, 48 acres of which will be conveyed as part of this proposed subdivision. Among the attachments is a draft completed environmental assessment, along with draft resolutions for the board to consider. Please feel free to contact me if you have questions regarding this proposal by phone at (607) 273-1721, ext. 121, or by email at cbalestra@townithacany.gov. Att. Cc: Rod Howe, Town Supervisor Mike Smith, Senior Planner PROPOSED RESOLUTION: SEQR Preliminary & Final Subdivision Approval Flores 2-Lot Subdivision 155 Compton Road Tax Parcel No. 45.-1-1.2 Planning Board, December 16, 2025 WHEREAS: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision at 155 Compton Road, located in the Low-Density Residential Zone. The project includes subdividing the 82 +/- acre parcel into a 34 +/- acre parcel which contains the existing residence and a 48 +/- acre parcel which will be conveyed to the Town of Ithaca for a new preserve. The new preserve will be available to the public for passive recreation activities (e.g., walking, hiking, nature observation, cross country skiing, etc.). Tessa Sage Flores, Owner; Town of Ithaca, Applicant/Agent; 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is acting in an uncoordinated environmental review with respect to the project; 3. The Planning Board on December 16, 2025, has reviewed and accepted as adequate, a subdivision plat titled “Subdivision Map, Showing Lands of Tessa Sage Flores & Ira Goldstein, Located on Compton Road & East King Road & Ridgecrest Road, Town of Ithaca, Tompkins County, New York,” prepared by T. G. Miller, P. C., dated 10/16/2025, and other application materials; and 4. Town planning staff has recommended a negative determination of environmental significance with respect to the proposed project; NOW, THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with Article 8 of the Environmental Conservation Law and 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced action as proposed, based on the information in the EAF Part 1 and for the reasons set forth in the EAF Parts 2 and 3, and, therefore, an Environmental Impact Statement will not be required. Moved: Seconded: Vote: Short Environmental Assessment Form Part 1-Project Information Instructions for Completing Part 1 —Project Information.The applicant or project sponsor Is responsible for the completion of Part 1.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. Complete all items in Part 1.You may also provide any additional information which you believe will be needed by or useful to the lead agency;attach additional pages as necessary to supplement any item. Part 1 —Project and Sponsor Information Name of Action or Project: Flares 2-Lot Subdivision for Sage Preserve Project Location (describe,and attach a location map): 155 Compton Road,Ithaca NY 14850 Brief Description of Proposed Action: The proposed action is a 2-lot subdivision,to create a 34.05 acre parcel containing the existing residence at 155 Compton Road to be retained by the current landowner and a 48.07 acre parcel to be sold to the Town of Ithaca for a new preserve,as described below. The Town is proposing to acquire approximately 137-acres of undeveloped land on South Hill (located off King Road East,Chase Lane,Ridgecrest Road,and Schickel Road)in the the Town of Ithaca.The properly to be acquired by the Town will be used for passive recreation such as walking, hiking,dog walking,nature observation,cross country skiing,etc.The acquisition will add to the Town’s existing preserves and be the first preserve on South Hill,providing additional opportunities for passive enjoyment of these forested habitats.The proposal is consistent with both the Towns Park, Recreation and Open Space Plan and Comprehensive Plan. Name of Applicant or Sponsor:Telephone:607-273-1721 Town of Ithaca E-Mail:rhowe@townithacanygov Address: 215 North Tioga Street City/PO:State:Zip Code: Ithaca NY 14850 1.Does the proposed action only involve the legislative adoption of a plan,local law,ordinance,NO YES administrative rule,or regulation? If Yes,attach a narrative description of the intent of the proposed action and the environmental resources that may be affected in the municipality and proceed to Part 2.If no,continue to question 2. 2.Does the proposed action require a permit,approval or funding from any other government Agency?NO YES If Yes,list agency(s)name and permit or approval:TOI Town Board -acquisition Tompkins County -funding 3.a.Total acreage of the site of the proposed action?82.12 acres b.Total acreage to be physically disturbed?0 acres c.Total acreage (project site and any contiguous properties)owned or controlled by the applicant or project sponsor?176.30 acres 4.Check all land uses that occur on,are adjoining or near the proposed action: 5.Urban E Rural (non-agriculture)III Industrial Commercial []Residential (suburban) [J Forest []Agriculture []Aquatic []Other(Specify): IJ Page 1 of 3 5.Is the proposed action,NO YES N/A a.A permitted use under the zoning regulations?J LI b.Consistent with the adopted comprehensive plan? NO YES 6.Is the proposed action consistent with the predominant character of the existing built or natural landscape? L11 7.Is the site of the proposed action located in,or does it adjoin,a state listed Critical Environmental Area?yis If Yes,identify:Ri ii 8.a.Will the proposed action result in a substantial increase in traffic above present levels?]j—El b.Are public transportation services available at or near the site of the proposed action? c.Are any pedestrian accommodations or bicycle routes available on or near the site of the proposed LI RIaction? 9.Does the proposed action meet or exceed the state energy code requirements?NO YES If the proposed action will exceed requirements,describe design features and technologies: N/A -no construction is planned LI LI 10.Will the proposed action connect to an existing public/private water supply?NO YES If No,describe method for providing potable water: N/A -no construction is planned LI LI 1 1.Will the proposed action connect to existing wastewater utilities?NO YES If No,describe method for providing wastewater treatment: N/A -no construction is planned El LI 12.a.Does the project site contain,or is it substantially contiguous to,a building,archaeological site,or district NO YES 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 EJ El State Register of Historic Places? b.Is the project site,or any portion of it,located in or adjacent to an area designated as sensitive for El archaeological sites on the NY State Historic Preservation Office (SHPO)archaeological site inventory? 13.a.Does any portion of the site of the proposed action,or lands adjoining the proposed action,contain NO YES wetlands or other waterbodies regulated by a federal,state or local agency?RI b.Would the proposed action physically alter,or encroach into,any existing wetland or waterbody?jj[El If Yes,identify the wetland or waterbody and extent of alterations in square feet or acres: The property contains several wetlands and streams.No alterations are planned to any wetland or waterbody. Page 2 of 3 The property contains multiple trails suitable for walking and biking 14.Identify the typical habitat types that occur on,or are likely to be found on the project site.Check all that apply: IShoreline Forest E1 Agriculturallgrasslands II Early mid-successional [1Wetland Urban Suburban 15.Does the site of the proposed action contain any species of animal,or associated habitats,listed by the State or NO YES Federal government as threatened or endangered? EILI 16.Is the project site located in the 100-year flood plan?NO YES ?]L] 17.Will the proposed action create storm water discharge,either from point or non-point sources? If Yes,ii Li a.Will storm water discharges flow to adjacent properties? b.Will storm water discharges be directed to established conveyance systems (runoff and storm drains)?Li LIIfYes,briefly describe: 18.Does the proposed action include construction or other activities that would result in the impoundment of water NO YES or other liquids (e.g.,retention pond,waste lagoon,dam)? If Yes,explain the purpose and size of the impoundment:________________________________________________ E1D 19.Has the site of the proposed action or an adjoining property been the location of an active or closed solid waste NO YES management facility? If Yes,describe: [] 20.Has the site of the proposed action or an adjoining property been the subject of remediation (ongoing or NO YES completed)for hazardous waste? If Yes,describe: I CERTIFY THAT TUE 1I4FORMATION PROVIDED ABOVE IS TRUE AN])ACCURATE TO TUE BEST OF MY KNOWLEDGE ApplicantJ r2 Title:Town SupervisorSignature: PRINT FORM Page 3 of 3 EAF Mapper Summary Report RE Grr USGS L’•Koret,Esri Thailand:NG :r Part I I Question 7 [Critical Environmental Area] No Thursday,October 9,2025 11:41 AM Part 1 /Question 12a [National or State No Register of Historic Places or State Eligible Sites] Part 1 I Question 12b [Archeological Sites]No Part 1 /Question 1 3a [Wetlands or Other Regulated Waterbodies] Part I /Question 15 [Threatened or No Endangered Animal] Part I I Question 16 [100 Year Flood Plain]Digital mapping data Workbook. Part I I Question 20 [Remediation Site]No are not available or are incomplete.Refer to EAF S I ‘N.. 1T P R&i,1 ipar’l.1E Ei CpFrtrtt1ap cotr’.tr aid :t’e (lSL’:Crr’t 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 to confirm data provided by the Mapper or to obtain data not provided by the Mapper. B)e P Kingston . J . I .fl!O1q Toonto . •--- .4 Harn,ion Rc1*ter Bufbo h.Vorb—.. Albany I E HERE Gz,,ri LG$lrtr’ac INCPEtIC 4RCan,E t J,3pt’t.1ETEi i Ctir ru Eii Kii Esi aidS f,E Cper5reet(’.Tp -.IU l.r5 ar l’s’G15 L5r ziit HERE ‘,‘PS 4 Yes -Digital mapping information on local,New York State,and federal wetlands and waterbodies is known to be incomplete.Refer to the EAF Workbook. Short Environmental Assessment Form EAF Mapper Summary Report 1 Page 1 of 2 Agency Use Only [If applicable] Project: Date: Short Environmental Assessment Form Part 2 - Impact Assessment Part 2 is to be completed by the Lead Agency. Answer all of the following questions in Part 2 using the information contained in Part 1 and other materials submitted by the project sponsor or otherwise available to the reviewer. When answering the questions the reviewer should be guided by the concept “Have my responses been reasonable considering the scale and context of the proposed action?” No, or small impact may occur Moderate to large impact may occur Page 2 of 2 For every question in Part 2 that was answered “moderate to large impact may occur”, or if there is a need to explain why a particular element of the proposed action may or will not result in a significant adverse environmental impact, please complete Part 3. Part 3 should, in sufficient detail, identify the impact, including any measures or design elements that have been included by the project sponsor to avoid or reduce impacts. Part 3 should also explain how the lead agency determined that the impact may or will not be significant. Each potential impact should be assessed considering its setting, probability of occurring, duration, irreversibility, geographic scope and magnitude. Also consider the potential for short- term, long-term and cumulative impacts. Short Environmental Assessment Form Part 3 Determination of Significance Agency Use Only [If applicable] Project: Date: Pg. 1 PROPOSED RESOLUTION: Preliminary & Final Subdivision Approval Flores 2-Lot Subdivision 155 Compton Road Tax Parcel No. 45.-1-1.2 Planning Board, December 16, 2025 WHEREAS: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision at 155 Compton Road, located in the Low-Density Residential Zone. The project includes subdividing the 82 +/- acre parcel into a 34 +/- acre parcel which contains the existing residence and a 48 +/- acre parcel which will be conveyed to the Town of Ithaca for a new preserve. The new preserve will be available to the public for passive recreation activities (e.g., walking, hiking, nature observation, cross country skiing, etc.). Tessa Sage Flores, Owner; Town of Ithaca, Applicant/Agent; 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting in an uncoordinated environmental review with respect to the project, has on December 16, 2025, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and Parts 2 and 3 prepared by the Town Planning staff, 3. The Planning Board, on December16, 2025, has reviewed and accepted as adequate, a subdivision plat titled “Subdivision Map, Showing Lands of Tessa Sage Flores & Ira Goldstein, Located on Compton Road & East King Road & Ridgecrest Road, Town of Ithaca, Tompkins County, New York,” prepared by T. G. Miller, P. C., dated 10/16/2025, and other application materials; and 4. Per the Inter-governmental Agreement between the Town of Ithaca and the Tompkins County Planning and Sustainability Department, dated August 3, 2004, residential subdivisions of fewer than 5 lots, all of which comply with local zoning standards and Tompkins County Sanitary Code requirements, and do not involve new local roads or streets directly accessing a State or county road, are of local, rather than inter-community or county-wide concern, and are therefore not subject to referral to the Tompkins County Planning and Sustainability Department under New York State General Municipal Law, Article 12-B, §§239-l, -m, and -n; NOW, THEREFORE BE IT RESOLVED: 1. That the Planning Board hereby waives certain requirements for Preliminary and Final Subdivision Approval, as shown on the Preliminary and Final Subdivision Checklists, having determined from the materials presented that such waiver would result in a significant alteration of neither the purpose of subdivision control nor the policies enunciated or implied by the Town Board, and 2. That the Planning Board hereby grants Preliminary & Final Subdivision Approval for the proposed Flores 2-Lot Subdivision, as shown on the plans noted in Whereas #3 above, subject to the following conditions: Pg. 2 a. Submission for signing by the Chairperson of the Planning Board of an original and three dark lined prints of the final subdivision plat, prior to filing with the Tompkins County Clerk Office; and submission of a copy of the receipt of filing to the Planning Department, and b. Conveyance of the 48+/- acre portion of Tax Parcel No. 45.-1-1.2 to the Town of Ithaca within six months of this approval. Moved: Seconded: Vote: O.H . O.H . AP P R O X . L O C A T I O N C U L V E R T G G G G G G G G G G G G G G G G G G G G O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O.H . O.H . O.H . O.H. O.H. O.H. N 8 1 ° 1 5 ' 3 3 " W 15 0 . 5 9 ' S 03°52'31" W 208.60' S 0 1 ° 2 3 ' 4 2 " E 3 6 2 . 6 7 ' S 8 8 ° 0 2 ' 0 7 " W 3 4 5 . 1 2 ' "DEED TO CENTERLINE OF ROAD, EXCEPT & RESERVE ALL EXISTING PUBLIC ROAD & UTILITY RIGHT OF WAYS" PR E S E N T C E N T E R L I N E S 0 1 ° 2 1 ' 1 5 " E 5 4 4 . 3 9 ' S 0 0 ° 0 8 ' 5 2 " E 9 0 1 . 7 5 ' S 02°33'45" E 71.30' N 8 7 ° 5 9 ' 5 7 " E 8 4 3 . 4 4 ' S 0 2 ° 0 0 ' 4 4 " E 7 6 7 . 8 1 ' 60 . 0 ' 21 0 . 0 0 ' 18 0 . 0 0 ' 19 8 . 0 6 ' 11 9 . 7 5 ' PIPE F O U N D 1.4'± E L Y OF CO R N E R SHED C O R N E R 1'± O V E R P L 13.9'± N 0 0 ° 0 8 ' 1 7 " W 30 8 . 2 1 ' S 00°11'10" E 97.54' S 0 1 ° 4 6 ' 5 5 " E 4 0 5 . 6 0 ' N 0 1 ° 1 8 ' 1 1 " W 5 5 0 . 6 3 ' S 88 ° 2 3 ' 1 8 " W 7 9 1 . 5 8 ' N 8 7 ° 0 0 ' 4 0 " E 8 3 9 . 4 3 ' N 05°31'55" E 123.80' S 88°18'02" E 180.40' N 89°16'25" E 64.00' N 0 1 ° 3 9 ' 0 6 " E 21 1 . 0 8 ' N 18°09'21" W 98.39' PI N F O U N D 1. 4 ' ± W L Y OF C O R N E R N 1 8 ° 0 6 ' 0 7 " W 98 . 2 5 ' N 18°28'18" W 93.74' N 08°53'58" W 99.63' N 8 0 ° 3 1 ' 0 8 " E 30 1 . 9 7 ' T O T A L N 0 9 ° 5 6 ' 2 6 " W 69 . 9 7 ' S 8 0 ° 3 2 ' 5 4 " W 30 0 . 1 4 ' T O T A L N 08°58'37" W 78.83' N 08°54'53" W 100.32' N 08°54'39" W 100.33' N 08°49'24" W 99.87' N 0 8 ° 5 3 ' 1 0 " W 14 0 . 0 0 ' T O T A L LINE BEARING DISTANCE L2 S 72°20'41" W 78.00' L3 S 17°38'12" E 200.00' L4 N 72°20'41" E 184.80' L5 N 17°38'12" W 60.00' L6 S 72°20'41" W 167.34' L2 L3 L4 L5 L6 S 7 2 ° 2 0 ' 4 1 " W 26 2 . 7 3 ' N 0 1 ° 3 2 ' 2 1 " W 28 1 . 0 5 ' N 01°31'50" W 95.57' N 0 2 ° 0 7 ' 2 3 " W 4 3 1 . 0 6 ' S 88 ° 2 8 ' 1 5 " W 4 1 6 . 5 7 ' S 88 ° 2 1 ' 1 4 " W 177.7 4 ' S 8 7 ° 5 6 ' 5 4 " W 6 2 1 . 1 1 ' N 0 1 ° 4 7 ' 4 0 " W 1 4 2 0 . 5 1 ' N 8 0 ° 3 7 ' 5 1 " W 4 9 8 . 7 1 ' N 0 1 ° 4 7 ' 2 7 " W 4 6 9 . 7 8 ' N 8 1 ° 1 9 ' 1 4 " W 19 9 . 3 7 ' S 0 1 ° 3 9 ' 1 6 " E 18 4 . 4 7 ' 20 8 . 0 0 ' N 8 3 ° 1 2 ' 4 9 " W N 0 4 ° 0 3 ' 0 6 " E 18 8 . 9 8 ' O. H . 99 . 9 1 ' 24 . 7 8 ' 25 . 8 0 ' GR A V E L D R I V E CH A I N LIN K FE N C E 128.48' 94.88' 200.00' 305.3 3 ' 23.62' DECK GARAGE WELL HOUSE DECK POND POND POND "WET AREA" BARN HOUSE WELL GARAGE CONC. LID CONC. LID HOUSE POND POND PO N D FOUNDATION OLD 19 9 . 1 5 ' 10 0 . 0 2 ' 99 . 8 2 ' 99 . 7 2 ' TALL PIPE FOUND 9. 4 ' ± S'WLY OF CO R . 30 . 9 2 ' 26 . 0 0 ' 15 8 . 4 7 ' ( P T O P ) 16 3 . 6 0 ' ( P T O P ) 25 . 3 8 ' 25 . 0 9 ' 18 3 . 5 1 ' ( P T O P ) EA S T K I N G R O A D (A S S U M E D 3 R O D R I G H T O F W A Y = 4 9 . 5 ' ) TOWN OF ITHACA TOWN OF DANBY APPROX. L O C A T I O N G A S P I P E L I N E EASEMENT S E E 4 5 0 / 6 3 0 CORP O R A T I O N L I N E LINE TABLE 50 . 0 ' ± FIRE HYT. VALVE S WATER TOWN O F I T H A C A ( R . O . ) 478/8 6 5 G G G G G G G G G G G G G G G G G G G G G G G G 20 ' R O W RI D G E C R E S T R O A D "DEED TO CENTERLINE OF ROAD, EXCEPT & RESERVE ALL EXISTING PUBLIC ROAD & UTILITY RIGHT OF WAYS" "DEED T O C E N T E R L I N E OF ROA D , E X C E P T & RESERV E A L L E X I S T I N G PUBLIC R O A D & U T I L I T Y RIGHT O F W A Y S " "G R A S S P A T H " SHARP ( R . O . ) 557/7 8 5 LA C E Y ( R . O . ) 60 7 / 2 3 7 SM I T H ( R . O . ) 20 1 9 - 0 0 1 7 9 CH A S E / B R A D Y ( R . O . ) 48 4 4 2 3 - 0 0 1 CARLSS O N ( R . O . ) 2015- 0 8 7 3 9 PERENY I ( R . O . ) 503/10 3 7 DVORAK ( R . O . ) 2023- 0 1 0 2 4 HUNT T R U S T ( R . O . ) 2022-1 3 1 1 3 STONE ( R . O . ) 439807 - 0 0 1 WA P E N ( R . O . ) CD 2 5 0 8 / 1 2 0 0 MILLER / C O O K ( R . O . ) 2022-1 0 3 0 3 ST I L L M A N ( R . O . ) 20 2 4 - 0 7 0 0 9 "C H A S E F A R M S U B D I V I S I O N P H A S E O N E " HINES ( R . O . ) 59387 9 - 0 0 2 BED O R E ( R . O . ) 20 1 2 - 1 2 6 5 5 TO W N O F I T H A C A ( R . O . ) 45 9 3 2 9 - 0 0 2 TO W N O F I T H A C A ( R . O . ) 66 0 / 1 0 2 5 CH A S E L A N E LE G R A N D CO U R T REINE (R.O. ) 460556- 0 0 1 BAZAROV ( R . O . ) 2018-06 1 0 7 12 8 . 7 6 ' WHIPPLE ( R . O . ) 664/400 GERMAIN ( R . O . ) 576033- 0 0 1 124.57' 160.0' & ANDERS ( R . O . ) 2025-09 1 4 2 SULLIVAN (R . O . ) 583543-00 1 DUNNICK ( R . O . ) 680/146 DUNNICK ( R . O . ) CD2507/ 9 0 6 DUNNICK ( R . O . ) 680/146 DUONG (R.O . ) 2017-1198 7 DEED BOOK 689, PAGE 171 TA X M A P N o . 4 5 - 1 - 1 . 2 TA X M A P N o . 4 5 - 1 - 2 . 2 PART O F D E E D B O O K 7 2 8 , P A G E 5 0 TAX MA P N o . 4 5 - 1 - 2 . 2 TAX MA P N o . 4 4 - 2 - 1 0 TAX M A P N o . 4 5 - 1 - 1 . 2 DEED BO O K 7 4 4 , P A G E 2 0 5 TAX MAP No . 4 4 - 2 - 1 0 FE R R A R A ( R . O . ) 52 4 0 7 9 - 0 0 1 FE R R A R A ( R . O . ) 66 4 / 8 8 4 FE R R A R A ( R . O . ) 52 4 0 7 9 - 0 0 1 ELMO (R.O.) 2020-0542 2 COHEN (R.O . ) 427048-00 1 SP R I N G W O O D T O W N H O U S E S , L L C ( R . O . ) CD 2 5 0 8 / 1 3 3 6 NA M G Y A L M O N A S T E R Y I N S T . ( R . O . ) 45 9 8 7 5 - 0 0 1 WESTVIE W P A R T N E R S , L L C ( R . O . ) 2014-0 4 1 3 9 PROPOS E D 6 0 ' W I D E RESER V E D F O R F U T U R E ROAD A N D U T I L I T Y E X T E N S I O N LOT 1 5 LOT 1 4 LOT 1 3 LOT 1 2 COMP T O N P A R K TOWN O F I T H A C A ( R . O . ) 624/6 5 2 SCH I C K E L R O A D E X T . LAR I S A L A N E LOT 1 6 LOT 1 7 LOT 1 8 50 ' R . O . W . 50 ' TOWN O F I T H A C A ( R . O . ) 502824 - 0 0 1 WE S T V I E W P A R T N E R S , L L C ( R . O . ) 49 2 4 5 6 - 0 0 1 WE S T V I E W P A R T N E R S , L L C ( R . O . ) 49 2 4 5 6 - 0 0 1 WE S T V I E W P A R T N E R S , L L C ( R . O . ) 49 2 4 5 6 - 0 0 1 WESTVIE W P A R T N E R S , L L C ( R . O . ) 2014-0 4 1 3 9 TAX MA P N o . 3 6 - 2 - 3 . 5 3 WESTV I E W P A R T N E R S , L L C ( R . O . ) 2014- 0 4 1 3 9 TAX MA P N o . 3 6 - 2 - 3 . 5 6 MAROSI ( R . O . ) 2013-1 5 0 0 1 STROP E ( R . O . ) CD251 4 / 4 7 5 3 34.7'± HOUSE No. 1 3 3 HAAG ( R . O . ) CD250 0 / 2 7 8 3 TAX M A P N o . 3 - 1 - 1 . 1 ITHAC A W A L D O R F S C H O O L ( R . O . ) 559065 - 0 0 1 TAX MA P N o . 2 - 1 - 1 7 . 3 2 1.8'± CLEAR FENCE END OF ROAD MAINTENANCE RO A D CO M P T O N (A S S U M E D 3 R O D R I G H T O F W A Y = 4 9 . 5 ' ) ME A S . 1 6 0 5 ' ± A L O N G C T O C I N T . O F D A N B Y R O A D ( N . Y . S . R T E 9 6 B ) L L APPROX. LO C A T I O N G A S P I P E L I N E EASEMEN T S E E 4 5 1 / 1 1 7 NY S E G E A S E M E N T SE E 2 1 8 / 4 8 2 1 0 0 ' W I D E NY S E G E A S E M E N T SE E 2 2 1 / 2 3 8 1 0 0 ' W I D E SE E 3 3 0 / 8 6 ( M O D I F I E D ) AP P R O X . L O C A T I O N O F G A S P I P E L I N E SE E 2 3 0 / 3 2 7 TAX MAP No. 45-1-1.1 TAX MAP No. 45-1-1.2 20 ' W I D E R . O . W . SE E 3 7 4 / 5 8 1 IN G R E S S & E G R E S S T O R I D G E C R E S T R D . 20 ' SE W E R E A S E M E N T SE E 4 5 9 3 2 9 - 0 0 1 20 ' W I D E LO T 9 9 LO T 8 6 8.0'± P/ O S E E 7 2 8 / 5 0 60 ' 12 4 . 8 0 ' SE W E R E A S E M E N T SE E 6 6 0 / 1 0 1 6 20' AREA=53 . 7 6 A C R E S N E T T O R D . R / W No. 154 132.0' 93 . 2 8 ' 18 0 . 7 3 ' 28.29 ' 37 38 39 48 49 50 25 PR E S E N T C E N T E R L I N E (A S S U M E D 3 R O D R I G H T O F W A Y = 4 9 . 5 ' ) PR E S E N T C E N T E R L I N E GRAVEL DRIVE GR A V E L D R I V E WE S T V I E W P A R T N E R S , L L C ( R . O . ) 51 6 9 8 4 - 0 0 2 50 . 0 ' ± PIPE G O N E 2016 AP P R O X . C C R E E K L AREA= 3 4 . 7 2 A C R E S N E T T O R D . R / W AR E A = 0 . 2 4 A C R E S 60 0 ' 600' TA X M A P N o . 4 3 - 2 - 1 0 TA X M A P N o . 3 6 - 2 - 2 . 1 TAX M A P N o . 3 6 - 2 - 3 . 5 5 TA X M A P N o . 3 6 - 2 - 3 . 3 6 TA X M A P N o . 3 6 - 2 - 3 . 3 5 TA X M A P N o . 3 6 - 2 - 3 . 3 4 TAX MA P N o . 3 6 - 2 - 3 . 3 3 TAX M A P N o . 3 6 - 2 - 3 . 3 3 TAX MA P N o . 3 6 - 2 - 4 . 1 R/W R/W PR E S E N T C E N T E R L I N E TAX M A P N o . 3 6 - 3 - 6 TAX MA P N o . 4 5 - 1 - 2 . 1 TAX MA P N o . 4 5 - 1 - 2 1 . 2 TAX M A P N o . 4 5 - 1 - 2 . 3 CIFER R I / M E R O L A ( R . O . ) 2022-1 3 9 1 6 TAX MA P N o . 4 5 - 1 - 2 1 . 1 TA X M A P N o . 4 5 - 1 - 2 . 4 TA X M A P N o . 4 5 - 1 - 2 . 5 TA X M A P N o . 4 5 - 1 - 2 0 R/W R/W R/W R/W PR E S E N T C E N T E R L I N E TAX M A P N o . 4 5 - 1 - 1 9 TAX M A P N o . 4 5 - 1 - 1 8 TAX M A P N o . 4 5 - 1 - 1 7 TAX M A P N o . 4 5 - 1 - 1 6 TAX MA P N o . 4 5 - 1 - 1 5 TA X M A P N o . 4 5 - 1 - 1 4 TAX M A P N o . 4 5 - 1 - 1 3 . 4 EDELS O N / S C H R A F E L ( R . O . ) 2025-0 0 0 5 2 TAX MA P N o . 4 5 - 1 - 1 3 . 2 MILLER / C O O K ( R . O . ) 2022-1 1 3 8 9 TAX MA P N o . 4 5 - 1 - 1 3 . 3 TAX M A P N o . 4 5 - 1 - 2 . 7 TAX M A P N o . 4 5 - 1 - 5 1 TAX MAP No. 4 5 - 1 - 5 5 TAX MAP No. 4 5 - 1 - 4 9 TAX MAP No . 4 5 - 1 - 4 8 TAX MAP No . 45-1-39 . 2 TAX MAP N o . 45-1-38 TAX MAP No . 45-1-37 TAX MAP No . 4 5 - 1 - 4 8 TAX MAP N o . 4 5 - 1 - 3 6 DU N N I C K ( R . O . ) CD 2 5 0 7 / 9 0 6 TA X M A P N o . 4 5 - 1 - 3 6 TAX MAP N o . 4 4 - 2 - 6 TA X M A P N o . 4 4 - 2 - 5 TA X M A P N o . 4 4 - 2 - 4 TA X M A P N o . 4 4 - 2 - 3 TAX MAP No . 44-2-2 TAX MAP No . 4 4 - 2 - 1 2 TA X M A P N o . 4 3 - 2 - 8 "G R A S S P A T H " "PA T H " SEREBRY A N Y TA X M A P N o . 4 5 - 1 - 7 3 CH=N 12°24'21" W 243.22' ALONG C RD. ARC=243.4'± L 28 . 4 4 ' 27 3 . 5 1 ' ( C O R T O P ) N 7 1 ° 1 6 ' 2 3 " E 3 0 1 . 9 5 ' S 5 8 ° 4 5 ' 4 3 " W 9 5 0 . 8 9 ' T O T A L 25 . 5 8 ' 40 8 . 6 7 ' ( P T O P ) 13 9 . 8 6 ' ( P T O P ) 21 0 . 3 1 ' ( P T O P ) 16 6 . 4 7 ' ( P T O P ) 11 2 . 0 7 ' (P T O P ) 11 1 . 0 6 ' (P T O P ) CIFERRI / M E R O L A ( R . O . ) 2022- 1 3 9 1 6 N 8 8 ° 1 5 ' 1 5 " E 6 0 0 . 2 1 ' S 88 ° 1 5 ' 1 5 " W 4 0 5 . 9 6 ' *N 8 0 ° 0 2 ' 2 2 " E 1 2 0 0 . 3 9 ' *S 0 1 ° 3 1 ' 4 0 " E 1 5 3 5 . 1 9 ' POND POND POND DEED B O O K 6 1 7 , P A G E 4 4 0 PART O F T A X M A P N o . 4 5 - 1 - 1 . 2 AREA=4 8 . 0 7 A C R E S PARCEL A AREA=34.05 ACRES NET TO RD. R/W PART OF TAX MAP No. 45-1-1.2 PARCEL B AREA=5.46 ACRES NET TO RD. R/W TAX MAP No. 45-1-1.1 S 88 ° 4 4 ' 4 4 " W 5 5 5 . 0 0 ' N 0 6 ° 3 4 ' 5 0 " W 3 5 0 . 5 0 ' N 7 0 ° 3 8 ' 5 6 " E 17 9 . 0 0 ' N 12°57'47" W 24.75' N 79°19'30" E 200.00' N 7 8 ° 1 2 ' 0 0 " E 22 7 . 0 3 ' PARCEL C TOTAL AREA=136.79 ACRES NET TO RD. R/W PART OF TAX MAP No. 45-1-1.2 TAX MAP No . 4 4 - 2 - 1 0 TAX MA P N o . 4 5 - 1 - 2 . 2 IN S T R U M E N T N O . 2 0 2 2 - 1 0 3 0 1 N 17°38'12" W 223.13' TOTAL 70 . 0 0 ' SUBJEC T T O A G R E E M E N T FOR U T I L I T I E S T O TMN 4 5 - 1 - 1 3 . 3 & 45-1- 1 3 . 4 SEE 2 0 2 2 - 1 0 3 0 4 SUB J E C T T O 2 5 ' W I D E PER M A N E N T E A S E M E N T F O R WAT E R M A I N , S E E 2 0 2 2 - 1 1 2 2 6 25 F T SUBJEC T T O 2 5 ' W I D E PERMAN E N T E A S E M E N T FOR WA T E R M A I N , S E E 2022- 1 1 2 2 1 25 FT DE E D B O O K 7 2 8 , P A G E 5 0 AP P R O X . C C R E E K L AP P R O X . C C R E E K L AP P R O X . C C R E E K L AP P R O X . C C R E E K L AP P R O X . C C R E E K L 17.7'± 35 . 7 ' ± 88 3 . 0 3 ' ( P T O P ) 65 2 . 1 6 ' ( P T O P ) DEED B O O K 6 1 7 , P A G E 4 4 0 PART O F T A X M A P N o . 4 5 - 1 - 1 . 2 AREA=4 8 . 0 7 A C R E S TI E M E A S . 1 2 0 9 . 4 ' ± A L O N G P R E S . C TO P R E S . C I N T . E A S T K I N G R O A D L L N 08°46'01" W 174.67' 35.0'± STREAM S E T B A C K 35.0'± STREAM S E T B A C K STREAM S E T B A C K 35.0'± 35.0'± STREAM S E T B A C K SEE N O T E 2 SEE N O T E 2 SEE NO T E 2 SEE N O T E 2 WARNING ALTERATION OF THIS MAP NOT CONFORMING TO SECTION 7209, SUBDIVISION 2, NEW YORK STATE EDUCATION LAW, ARE PROHIBITED BY LAW. ALL CERTIFICATIONS HEREON ARE VALID FOR THIS MAP AND COPIES THEREOF ONLY IF SAID MAP OR COPIES BEAR THE IMPRESSION SEAL OF THE LICENSED LAND SURVEYOR WHOSE SIGNATURE APPEARS HEREON. SUBDIVISION MAP TESSA SAGE FLORES & IRA GOLDSTEIN DATE: 10/16/2025 TITLE: 1"=150' SCALE: REVISED S25887 and that I found no visible encroachments either way No. 051180, and that this map correctly delineates an actual survey on the ground made by me or under my direct I hereby certify to that I am a licensed land surveyor, New York State License CERTIFICATION supervision; SIGNED: DATED: across property lines except as shown hereon. NOTES: 1.) THIS SURVEY MAP PREPARED WITHOUT BENEFIT OF AN ABSTRACT OF TITLE PROVIDED, SUBJECT TO ANY STATE OF FACT THAT AN UPDATED ABSTRACT OF TITLE MAY SHOW. 2)THIS STREAM IS SUBJECT TO TOWN OF ITHACA ZONING PROVISIONS REGARDING STREAM SETBACKS, AND RESTRICTIONS AND SETBACKS ON DEVELOPMENT, SOIL DISTURBANCE, VEGETATION REMOVAL, AND OTHER ACTIVITIES APPLY PARCEL C TOTAL AREA=136.79 ACRES NET TO RD. R/W PART OF TAX MAP No. 45-1-1.2 TAX MAP No. 44-2-10 TAX MAP No. 45-1-2.2 PARCEL A AREA=34.05 ACRES NET TO RD. R/W PART OF TAX MAP No. 45-1-1.2 PARCEL B AREA=5.46 ACRES NET TO RD. R/W TAX MAP No. 45-1-1.1 TITLE INFORMATION TO BE CONVEYED TO TOWN OF ITHACA AND CONSOLIDATED TESSA SAGE FLORES DEED BOOK 689 PAGE 171 TESSA SAGE FLORES TO BE RETAINED BY FLORES PART OF DEED BOOK 617 PAGE 440 TESSA SAGE FLORES TO BE RETAINED BY FLORES PART OF DEED BOOK 617 PAGE 440 DEED BOOK 744 PAGE 205 IRA GOLDSTEIN AND TESSA SAGE FLORES TESSA SAGE FLORES PART OF DEED BOOK 728 PAGE 50 MAP REFERENCES: 1)"FINAL SUBDIVISION MAP WESTVIEW SUBDIVISION..." DATED 6/22/2004 BY T.G. MILLER P.C. 2.)"ESTATE OF MARK WALDO HAAG..." DATED 7/16/2001 BY T.G. MILLER P.C. 3.)"SURVEY MAP OF WALDORF SCHOOL OF THE FINGER LAKES..." DATED 11/30/2006 BY T.G. MILLER P.C. 4.)"SUDVISION PLAT CHASE FARM SUBDIVISION PHASE TWO..." DATED 10/1/1992 BY GEORGE SCHLECHT. 5.)"RESURVEY MAP LANDS OF DAVID & ANNE HARRIS..." DATED 6/4/2012 BY MICHAEL REAGAN. 6.)"FINAL PLAT OF CHASE FARM SUBDIVISION PHASE ONE..." DATED 1/9/1989 BY GEORGE SCHLECHT. 7.)"LANDS OF JERZY ZAPALA & ZOFIA M. ZAPALA...." DATED 6/12/2008 BY STOCKWIN SURVEYING. 8.)"LANDS OF IRA GOLDSTEIN & TESSA SAGE FLORES..." DATED 4/26/1996 BY STOCKWIN SURVEYING. 9.)"SURVEY FOR GUSTAV A. SWANSON..." DATED 8/4/1966. REVISED 10/10/1983 BY CARL CRANDALL. 10.)"MAP OF PORTION OF LEGRAND CHASE FARM ON SINCEBAUGH ROAD...." DATED 3/18/1950 BY CARL CRANDALL. 11.)"RESURVEY FOR D.KIM & JANE F. DUNNICK..." DATED 12/2/1992 BY GEORGE SCHLECHT. 12.)"SURVEY FOR RICHARD A. & ANNE R. NEWHART..." DATED 3/6/1990 GEORGE SCHLECHT. 13.) "SURVEY MAP SHOWING LANDS OF TESSA SAGE FLORES LOCATED ON COMPTON ROAD & EAST KING ROAD RIDGECREST ROAD..." DATED 3/7/2016 BY T.G. MILLER, P.C. INSTRUMENT NO. 2022-10301 T.G. MILLER, P.C . ENGINEERS AND SURVEYORS 605 WEST STATE STREET, SUITE A ITHACA, NEW YORK 14850 WWW.TGMILLERPC.COM 607-272-6477 SHOWING LANDS OF TOWN OF ITHACA, TOMPKINS COUNTY, NEW YORK LOCATED ON COMPTON ROAD & EAST KING ROAD & RIDGECREST ROAD 10/16/2025 LEGEND -COMPUTED POINT -IRON PIPE FOUND -PIN SET WITH CAP -UTILITY POLE -FENCE & HEDGE -TELEPHONE PEDESTAL -IRON PIN FOUND NO R T H P E R G N S S TOWN OF ITHACA, TESSA SAGE FLORES & IRA GOLDSTEIN, THALER & THALER, P.C., MILLER MAYER LLP. O.H . O.H . AP P R O X . L O C A T I O N C U L V E R T G G G G G G G G G G G G G G G G G G G G O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O.H . O.H . O.H . O.H. O.H. O.H. N 8 1 ° 1 5 ' 3 3 " W 15 0 . 5 9 ' S 03°52'31" W 208.60' S 0 1 ° 2 3 ' 4 2 " E 3 6 2 . 6 7 ' S 8 8 ° 0 2 ' 0 7 " W 3 4 5 . 1 2 ' "DEED TO CENTERLINE OF ROAD, EXCEPT & RESERVE ALL EXISTING PUBLIC ROAD & UTILITY RIGHT OF WAYS" PR E S E N T C E N T E R L I N E S 0 1 ° 2 1 ' 1 5 " E 5 4 4 . 3 9 ' S 0 0 ° 0 8 ' 5 2 " E 9 0 1 . 7 5 ' S 02°33'45" E 71.30' N 8 7 ° 5 9 ' 5 7 " E 8 4 3 . 4 4 ' S 0 2 ° 0 0 ' 4 4 " E 7 6 7 . 8 1 ' 60 . 0 ' 21 0 . 0 0 ' 18 0 . 0 0 ' 19 8 . 0 6 ' 11 9 . 7 5 ' PIPE F O U N D 1.4'± E L Y OF CO R N E R SHED C O R N E R 1'± O V E R P L 13.9'± N 0 0 ° 0 8 ' 1 7 " W 30 8 . 2 1 ' S 00°11'10" E 97.54' S 0 1 ° 4 6 ' 5 5 " E 4 0 5 . 6 0 ' N 0 1 ° 1 8 ' 1 1 " W 5 5 0 . 6 3 ' S 88 ° 2 3 ' 1 8 " W 7 9 1 . 5 8 ' N 8 7 ° 0 0 ' 4 0 " E 8 3 9 . 4 3 ' N 05°31'55" E 123.80' S 88°18'02" E 180.40' N 89°16'25" E 64.00' N 0 1 ° 3 9 ' 0 6 " E 21 1 . 0 8 ' N 18°09'21" W 98.39' PI N F O U N D 1. 4 ' ± W L Y OF C O R N E R N 1 8 ° 0 6 ' 0 7 " W 98 . 2 5 ' N 18°28'18" W 93.74' N 08°53'58" W 99.63' N 8 0 ° 3 1 ' 0 8 " E 30 1 . 9 7 ' T O T A L N 0 9 ° 5 6 ' 2 6 " W 69 . 9 7 ' S 8 0 ° 3 2 ' 5 4 " W 30 0 . 1 4 ' T O T A L N 08°58'37" W 78.83' N 08°54'53" W 100.32' N 08°54'39" W 100.33' N 08°49'24" W 99.87' N 0 8 ° 5 3 ' 1 0 " W 14 0 . 0 0 ' T O T A L LINE BEARING DISTANCE L2 S 72°20'41" W 78.00' L3 S 17°38'12" E 200.00' L4 N 72°20'41" E 184.80' L5 N 17°38'12" W 60.00' L6 S 72°20'41" W 167.34' L2 L3 L4 L5 L6 S 7 2 ° 2 0 ' 4 1 " W 26 2 . 7 3 ' N 0 1 ° 3 2 ' 2 1 " W 28 1 . 0 5 ' N 01°31'50" W 95.57' N 0 2 ° 0 7 ' 2 3 " W 4 3 1 . 0 6 ' S 88 ° 2 8 ' 1 5 " W 4 1 6 . 5 7 ' S 88 ° 2 1 ' 1 4 " W 177.7 4 ' S 8 7 ° 5 6 ' 5 4 " W 6 2 1 . 1 1 ' N 0 1 ° 4 7 ' 4 0 " W 1 4 2 0 . 5 1 ' N 8 0 ° 3 7 ' 5 1 " W 4 9 8 . 7 1 ' N 0 1 ° 4 7 ' 2 7 " W 4 6 9 . 7 8 ' N 8 1 ° 1 9 ' 1 4 " W 19 9 . 3 7 ' S 0 1 ° 3 9 ' 1 6 " E 18 4 . 4 7 ' 20 8 . 0 0 ' N 8 3 ° 1 2 ' 4 9 " W N 0 4 ° 0 3 ' 0 6 " E 18 8 . 9 8 ' O. H . 99 . 9 1 ' 24 . 7 8 ' 25 . 8 0 ' GR A V E L D R I V E CH A I N LIN K FE N C E 128.48' 94.88' 200.00' 305.3 3 ' 23.62' DECK GARAGE WELL HOUSE DECK POND POND POND "WET AREA" BARN HOUSE WELL GARAGE CONC. LID CONC. LID HOUSE POND POND PO N D FOUNDATION OLD 19 9 . 1 5 ' 10 0 . 0 2 ' 99 . 8 2 ' 99 . 7 2 ' TALL PIPE FOUND 9. 4 ' ± S'WLY OF CO R . 30 . 9 2 ' 26 . 0 0 ' 15 8 . 4 7 ' ( P T O P ) 16 3 . 6 0 ' ( P T O P ) 25 . 3 8 ' 25 . 0 9 ' 18 3 . 5 1 ' ( P T O P ) EA S T K I N G R O A D (A S S U M E D 3 R O D R I G H T O F W A Y = 4 9 . 5 ' ) TOWN OF ITHACA TOWN OF DANBY APPROX. L O C A T I O N G A S P I P E L I N E EASEMENT S E E 4 5 0 / 6 3 0 CORP O R A T I O N L I N E LINE TABLE 50 . 0 ' ± FIRE HYT. VALVE S WATER TOWN O F I T H A C A ( R . O . ) 478/8 6 5 G G G G G G G G G G G G G G G G G G G G G G G G 20 ' R O W RI D G E C R E S T R O A D "DEED TO CENTERLINE OF ROAD, EXCEPT & RESERVE ALL EXISTING PUBLIC ROAD & UTILITY RIGHT OF WAYS" "DEED T O C E N T E R L I N E OF ROA D , E X C E P T & RESERV E A L L E X I S T I N G PUBLIC R O A D & U T I L I T Y RIGHT O F W A Y S " "G R A S S P A T H " SHARP ( R . O . ) 557/7 8 5 LA C E Y ( R . O . ) 60 7 / 2 3 7 SM I T H ( R . O . ) 20 1 9 - 0 0 1 7 9 CH A S E / B R A D Y ( R . O . ) 48 4 4 2 3 - 0 0 1 CARLSS O N ( R . O . ) 2015- 0 8 7 3 9 PERENY I ( R . O . ) 503/10 3 7 DVORAK ( R . O . ) 2023- 0 1 0 2 4 HUNT T R U S T ( R . O . ) 2022-1 3 1 1 3 STONE ( R . O . ) 439807 - 0 0 1 WA P E N ( R . O . ) CD 2 5 0 8 / 1 2 0 0 MILLER / C O O K ( R . O . ) 2022-1 0 3 0 3 ST I L L M A N ( R . O . ) 20 2 4 - 0 7 0 0 9 "C H A S E F A R M S U B D I V I S I O N P H A S E O N E " HINES ( R . O . ) 59387 9 - 0 0 2 BED O R E ( R . O . ) 20 1 2 - 1 2 6 5 5 TO W N O F I T H A C A ( R . O . ) 45 9 3 2 9 - 0 0 2 TO W N O F I T H A C A ( R . O . ) 66 0 / 1 0 2 5 CH A S E L A N E LE G R A N D CO U R T REINE (R.O. ) 460556- 0 0 1 BAZAROV ( R . O . ) 2018-06 1 0 7 12 8 . 7 6 ' WHIPPLE ( R . O . ) 664/400 GERMAIN ( R . O . ) 576033- 0 0 1 124.57' 160.0' & ANDERS ( R . O . ) 2025-09 1 4 2 SULLIVAN (R . O . ) 583543-00 1 DUNNICK ( R . O . ) 680/146 DUNNICK ( R . O . ) CD2507/ 9 0 6 DUNNICK ( R . O . ) 680/146 DUONG (R.O . ) 2017-1198 7 DEED BOOK 689, PAGE 171 TA X M A P N o . 4 5 - 1 - 1 . 2 TA X M A P N o . 4 5 - 1 - 2 . 2 PART O F D E E D B O O K 7 2 8 , P A G E 5 0 TAX MA P N o . 4 5 - 1 - 2 . 2 TAX MA P N o . 4 4 - 2 - 1 0 TAX M A P N o . 4 5 - 1 - 1 . 2 DEED BO O K 7 4 4 , P A G E 2 0 5 TAX MAP No . 4 4 - 2 - 1 0 FE R R A R A ( R . O . ) 52 4 0 7 9 - 0 0 1 FE R R A R A ( R . O . ) 66 4 / 8 8 4 FE R R A R A ( R . O . ) 52 4 0 7 9 - 0 0 1 ELMO (R.O.) 2020-0542 2 COHEN (R.O . ) 427048-00 1 SP R I N G W O O D T O W N H O U S E S , L L C ( R . O . ) CD 2 5 0 8 / 1 3 3 6 NA M G Y A L M O N A S T E R Y I N S T . ( R . O . ) 45 9 8 7 5 - 0 0 1 WESTVIE W P A R T N E R S , L L C ( R . O . ) 2014-0 4 1 3 9 PROPOS E D 6 0 ' W I D E RESER V E D F O R F U T U R E ROAD A N D U T I L I T Y E X T E N S I O N LOT 1 5 LOT 1 4 LOT 1 3 LOT 1 2 COMP T O N P A R K TOWN O F I T H A C A ( R . O . ) 624/6 5 2 SCH I C K E L R O A D E X T . LAR I S A L A N E LOT 1 6 LOT 1 7 LOT 1 8 50 ' R . O . W . 50 ' TOWN O F I T H A C A ( R . O . ) 502824 - 0 0 1 WE S T V I E W P A R T N E R S , L L C ( R . O . ) 49 2 4 5 6 - 0 0 1 WE S T V I E W P A R T N E R S , L L C ( R . O . ) 49 2 4 5 6 - 0 0 1 WE S T V I E W P A R T N E R S , L L C ( R . O . ) 49 2 4 5 6 - 0 0 1 WESTVIE W P A R T N E R S , L L C ( R . O . ) 2014-0 4 1 3 9 TAX MA P N o . 3 6 - 2 - 3 . 5 3 WESTV I E W P A R T N E R S , L L C ( R . O . ) 2014- 0 4 1 3 9 TAX MA P N o . 3 6 - 2 - 3 . 5 6 MAROSI ( R . O . ) 2013-1 5 0 0 1 STROP E ( R . O . ) CD251 4 / 4 7 5 3 34.7'± HOUSE No. 1 3 3 HAAG ( R . O . ) CD250 0 / 2 7 8 3 TAX M A P N o . 3 - 1 - 1 . 1 ITHAC A W A L D O R F S C H O O L ( R . O . ) 559065 - 0 0 1 TAX MA P N o . 2 - 1 - 1 7 . 3 2 1.8'± CLEAR FENCE END OF ROAD MAINTENANCE RO A D CO M P T O N (A S S U M E D 3 R O D R I G H T O F W A Y = 4 9 . 5 ' ) ME A S . 1 6 0 5 ' ± A L O N G C T O C I N T . O F D A N B Y R O A D ( N . Y . S . R T E 9 6 B ) L L APPROX. LO C A T I O N G A S P I P E L I N E EASEMEN T S E E 4 5 1 / 1 1 7 NY S E G E A S E M E N T SE E 2 1 8 / 4 8 2 1 0 0 ' W I D E NY S E G E A S E M E N T SE E 2 2 1 / 2 3 8 1 0 0 ' W I D E SE E 3 3 0 / 8 6 ( M O D I F I E D ) AP P R O X . L O C A T I O N O F G A S P I P E L I N E SE E 2 3 0 / 3 2 7 TAX MAP No. 45-1-1.1 TAX MAP No. 45-1-1.2 20 ' W I D E R . O . W . SE E 3 7 4 / 5 8 1 IN G R E S S & E G R E S S T O R I D G E C R E S T R D . 20 ' SE W E R E A S E M E N T SE E 4 5 9 3 2 9 - 0 0 1 20 ' W I D E LO T 9 9 LO T 8 6 8.0'± P/ O S E E 7 2 8 / 5 0 60 ' 12 4 . 8 0 ' SE W E R E A S E M E N T SE E 6 6 0 / 1 0 1 6 20' AREA=53 . 7 6 A C R E S N E T T O R D . R / W No. 154 132.0' 93 . 2 8 ' 18 0 . 7 3 ' 28.29 ' 37 38 39 48 49 50 25 PR E S E N T C E N T E R L I N E (A S S U M E D 3 R O D R I G H T O F W A Y = 4 9 . 5 ' ) PR E S E N T C E N T E R L I N E GRAVEL DRIVE GR A V E L D R I V E WE S T V I E W P A R T N E R S , L L C ( R . O . ) 51 6 9 8 4 - 0 0 2 50 . 0 ' ± PIPE G O N E 2016 AP P R O X . C C R E E K L AREA= 3 4 . 7 2 A C R E S N E T T O R D . R / W AR E A = 0 . 2 4 A C R E S 60 0 ' 600' TA X M A P N o . 4 3 - 2 - 1 0 TA X M A P N o . 3 6 - 2 - 2 . 1 TAX M A P N o . 3 6 - 2 - 3 . 5 5 TA X M A P N o . 3 6 - 2 - 3 . 3 6 TA X M A P N o . 3 6 - 2 - 3 . 3 5 TA X M A P N o . 3 6 - 2 - 3 . 3 4 TAX MA P N o . 3 6 - 2 - 3 . 3 3 TAX M A P N o . 3 6 - 2 - 3 . 3 3 TAX MA P N o . 3 6 - 2 - 4 . 1 R/W R/W PR E S E N T C E N T E R L I N E TAX M A P N o . 3 6 - 3 - 6 TAX MA P N o . 4 5 - 1 - 2 . 1 TAX MA P N o . 4 5 - 1 - 2 1 . 2 TAX M A P N o . 4 5 - 1 - 2 . 3 CIFER R I / M E R O L A ( R . O . ) 2022-1 3 9 1 6 TAX MA P N o . 4 5 - 1 - 2 1 . 1 TA X M A P N o . 4 5 - 1 - 2 . 4 TA X M A P N o . 4 5 - 1 - 2 . 5 TA X M A P N o . 4 5 - 1 - 2 0 R/W R/W R/W R/W PR E S E N T C E N T E R L I N E TAX M A P N o . 4 5 - 1 - 1 9 TAX M A P N o . 4 5 - 1 - 1 8 TAX M A P N o . 4 5 - 1 - 1 7 TAX M A P N o . 4 5 - 1 - 1 6 TAX MA P N o . 4 5 - 1 - 1 5 TA X M A P N o . 4 5 - 1 - 1 4 TAX M A P N o . 4 5 - 1 - 1 3 . 4 EDELS O N / S C H R A F E L ( R . O . ) 2025-0 0 0 5 2 TAX MA P N o . 4 5 - 1 - 1 3 . 2 MILLER / C O O K ( R . O . ) 2022-1 1 3 8 9 TAX MA P N o . 4 5 - 1 - 1 3 . 3 TAX M A P N o . 4 5 - 1 - 2 . 7 TAX M A P N o . 4 5 - 1 - 5 1 TAX MAP No. 4 5 - 1 - 5 5 TAX MAP No. 4 5 - 1 - 4 9 TAX MAP No . 4 5 - 1 - 4 8 TAX MAP No . 45-1-39 . 2 TAX MAP N o . 45-1-38 TAX MAP No . 45-1-37 TAX MAP No . 4 5 - 1 - 4 8 TAX MAP N o . 4 5 - 1 - 3 6 DU N N I C K ( R . O . ) CD 2 5 0 7 / 9 0 6 TA X M A P N o . 4 5 - 1 - 3 6 TAX MAP N o . 4 4 - 2 - 6 TA X M A P N o . 4 4 - 2 - 5 TA X M A P N o . 4 4 - 2 - 4 TA X M A P N o . 4 4 - 2 - 3 TAX MAP No . 44-2-2 TAX MAP No . 4 4 - 2 - 1 2 TA X M A P N o . 4 3 - 2 - 8 "G R A S S P A T H " "PA T H " SEREBRY A N Y TA X M A P N o . 4 5 - 1 - 7 3 CH=N 12°24'21" W 243.22' ALONG C RD. ARC=243.4'± L 28 . 4 4 ' 27 3 . 5 1 ' ( C O R T O P ) N 7 1 ° 1 6 ' 2 3 " E 3 0 1 . 9 5 ' S 5 8 ° 4 5 ' 4 3 " W 9 5 0 . 8 9 ' T O T A L 25 . 5 8 ' 40 8 . 6 7 ' ( P T O P ) 13 9 . 8 6 ' ( P T O P ) 21 0 . 3 1 ' ( P T O P ) 16 6 . 4 7 ' ( P T O P ) 11 2 . 0 7 ' (P T O P ) 11 1 . 0 6 ' (P T O P ) CIFERRI / M E R O L A ( R . O . ) 2022- 1 3 9 1 6 N 8 8 ° 1 5 ' 1 5 " E 6 0 0 . 2 1 ' S 88 ° 1 5 ' 1 5 " W 4 0 5 . 9 6 ' *N 8 0 ° 0 2 ' 2 2 " E 1 2 0 0 . 3 9 ' *S 0 1 ° 3 1 ' 4 0 " E 1 5 3 5 . 1 9 ' POND POND POND DEED B O O K 6 1 7 , P A G E 4 4 0 PART O F T A X M A P N o . 4 5 - 1 - 1 . 2 AREA=4 8 . 0 7 A C R E S PARCEL A AREA=34.05 ACRES NET TO RD. R/W PART OF TAX MAP No. 45-1-1.2 PARCEL B AREA=5.46 ACRES NET TO RD. R/W TAX MAP No. 45-1-1.1 S 88 ° 4 4 ' 4 4 " W 5 5 5 . 0 0 ' N 0 6 ° 3 4 ' 5 0 " W 3 5 0 . 5 0 ' N 7 0 ° 3 8 ' 5 6 " E 17 9 . 0 0 ' N 12°57'47" W 24.75' N 79°19'30" E 200.00' N 7 8 ° 1 2 ' 0 0 " E 22 7 . 0 3 ' PARCEL C TOTAL AREA=136.79 ACRES NET TO RD. R/W PART OF TAX MAP No. 45-1-1.2 TAX MAP No . 4 4 - 2 - 1 0 TAX MA P N o . 4 5 - 1 - 2 . 2 IN S T R U M E N T N O . 2 0 2 2 - 1 0 3 0 1 N 17°38'12" W 223.13' TOTAL 70 . 0 0 ' SUBJEC T T O A G R E E M E N T FOR U T I L I T I E S T O TMN 4 5 - 1 - 1 3 . 3 & 45-1- 1 3 . 4 SEE 2 0 2 2 - 1 0 3 0 4 SUB J E C T T O 2 5 ' W I D E PER M A N E N T E A S E M E N T F O R WAT E R M A I N , S E E 2 0 2 2 - 1 1 2 2 6 25 F T SUBJEC T T O 2 5 ' W I D E PERMAN E N T E A S E M E N T FOR WA T E R M A I N , S E E 2022- 1 1 2 2 1 25 FT DE E D B O O K 7 2 8 , P A G E 5 0 AP P R O X . C C R E E K L AP P R O X . C C R E E K L AP P R O X . C C R E E K L AP P R O X . C C R E E K L AP P R O X . C C R E E K L 17.7'± 35 . 7 ' ± 88 3 . 0 3 ' ( P T O P ) 65 2 . 1 6 ' ( P T O P ) DEED B O O K 6 1 7 , P A G E 4 4 0 PART O F T A X M A P N o . 4 5 - 1 - 1 . 2 AREA=4 8 . 0 7 A C R E S TI E M E A S . 1 2 0 9 . 4 ' ± A L O N G P R E S . C TO P R E S . C I N T . E A S T K I N G R O A D L L N 08°46'01" W 174.67' 35.0'± STREAM S E T B A C K 35.0'± STREAM S E T B A C K STREAM S E T B A C K 35.0'± 35.0'± STREAM S E T B A C K SEE N O T E 2 SEE N O T E 2 SEE NO T E 2 SEE N O T E 2 WARNING ALTERATION OF THIS MAP NOT CONFORMING TO SECTION 7209, SUBDIVISION 2, NEW YORK STATE EDUCATION LAW, ARE PROHIBITED BY LAW. ALL CERTIFICATIONS HEREON ARE VALID FOR THIS MAP AND COPIES THEREOF ONLY IF SAID MAP OR COPIES BEAR THE IMPRESSION SEAL OF THE LICENSED LAND SURVEYOR WHOSE SIGNATURE APPEARS HEREON. SUBDIVISION MAP TESSA SAGE FLORES & IRA GOLDSTEIN DATE: 10/16/2025 TITLE: 1"=150' SCALE: REVISED S25887 and that I found no visible encroachments either way No. 051180, and that this map correctly delineates an actual survey on the ground made by me or under my direct I hereby certify to that I am a licensed land surveyor, New York State License CERTIFICATION supervision; SIGNED: DATED: across property lines except as shown hereon. NOTES: 1.) THIS SURVEY MAP PREPARED WITHOUT BENEFIT OF AN ABSTRACT OF TITLE PROVIDED, SUBJECT TO ANY STATE OF FACT THAT AN UPDATED ABSTRACT OF TITLE MAY SHOW. 2)THIS STREAM IS SUBJECT TO TOWN OF ITHACA ZONING PROVISIONS REGARDING STREAM SETBACKS, AND RESTRICTIONS AND SETBACKS ON DEVELOPMENT, SOIL DISTURBANCE, VEGETATION REMOVAL, AND OTHER ACTIVITIES APPLY PARCEL C TOTAL AREA=136.79 ACRES NET TO RD. R/W PART OF TAX MAP No. 45-1-1.2 TAX MAP No. 44-2-10 TAX MAP No. 45-1-2.2 PARCEL A AREA=34.05 ACRES NET TO RD. R/W PART OF TAX MAP No. 45-1-1.2 PARCEL B AREA=5.46 ACRES NET TO RD. R/W TAX MAP No. 45-1-1.1 TITLE INFORMATION TO BE CONVEYED TO TOWN OF ITHACA AND CONSOLIDATED TESSA SAGE FLORES DEED BOOK 689 PAGE 171 TESSA SAGE FLORES TO BE RETAINED BY FLORES PART OF DEED BOOK 617 PAGE 440 TESSA SAGE FLORES TO BE RETAINED BY FLORES PART OF DEED BOOK 617 PAGE 440 DEED BOOK 744 PAGE 205 IRA GOLDSTEIN AND TESSA SAGE FLORES TESSA SAGE FLORES PART OF DEED BOOK 728 PAGE 50 MAP REFERENCES: 1)"FINAL SUBDIVISION MAP WESTVIEW SUBDIVISION..." DATED 6/22/2004 BY T.G. MILLER P.C. 2.)"ESTATE OF MARK WALDO HAAG..." DATED 7/16/2001 BY T.G. MILLER P.C. 3.)"SURVEY MAP OF WALDORF SCHOOL OF THE FINGER LAKES..." DATED 11/30/2006 BY T.G. MILLER P.C. 4.)"SUDVISION PLAT CHASE FARM SUBDIVISION PHASE TWO..." DATED 10/1/1992 BY GEORGE SCHLECHT. 5.)"RESURVEY MAP LANDS OF DAVID & ANNE HARRIS..." DATED 6/4/2012 BY MICHAEL REAGAN. 6.)"FINAL PLAT OF CHASE FARM SUBDIVISION PHASE ONE..." DATED 1/9/1989 BY GEORGE SCHLECHT. 7.)"LANDS OF JERZY ZAPALA & ZOFIA M. ZAPALA...." DATED 6/12/2008 BY STOCKWIN SURVEYING. 8.)"LANDS OF IRA GOLDSTEIN & TESSA SAGE FLORES..." DATED 4/26/1996 BY STOCKWIN SURVEYING. 9.)"SURVEY FOR GUSTAV A. SWANSON..." DATED 8/4/1966. REVISED 10/10/1983 BY CARL CRANDALL. 10.)"MAP OF PORTION OF LEGRAND CHASE FARM ON SINCEBAUGH ROAD...." DATED 3/18/1950 BY CARL CRANDALL. 11.)"RESURVEY FOR D.KIM & JANE F. DUNNICK..." DATED 12/2/1992 BY GEORGE SCHLECHT. 12.)"SURVEY FOR RICHARD A. & ANNE R. NEWHART..." DATED 3/6/1990 GEORGE SCHLECHT. 13.) "SURVEY MAP SHOWING LANDS OF TESSA SAGE FLORES LOCATED ON COMPTON ROAD & EAST KING ROAD RIDGECREST ROAD..." DATED 3/7/2016 BY T.G. MILLER, P.C. INSTRUMENT NO. 2022-10301 T.G. MILLER, P.C . ENGINEERS AND SURVEYORS 605 WEST STATE STREET, SUITE A ITHACA, NEW YORK 14850 WWW.TGMILLERPC.COM 607-272-6477 SHOWING LANDS OF TOWN OF ITHACA, TOMPKINS COUNTY, NEW YORK LOCATED ON COMPTON ROAD & EAST KING ROAD & RIDGECREST ROAD 10/16/2025 LEGEND -COMPUTED POINT -IRON PIPE FOUND -PIN SET WITH CAP -UTILITY POLE -FENCE & HEDGE -TELEPHONE PEDESTAL -IRON PIN FOUND NO R T H P E R G N S S TOWN OF ITHACA, TESSA SAGE FLORES & IRA GOLDSTEIN, THALER & THALER, P.C., MILLER MAYER LLP.