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HomeMy WebLinkAboutPB Packet 5-5-26-Sketch Plan Review-SWX Woods 1 To: Planning Board Members From: Christine Balestra, Senior Planner Date: April 28, 2026 RE: Proposed SouthWorks Woods Project – Sketch Plan Review Enclosed please find materials related to a Sketch Plan Review for the proposed The Woods at SouthWorks (hereafter “SouthWorks Woods”) mixed-income residential project, located on the SouthWorks (formerly Chain Works District) property off NYS Route 96B/Danby Road, in Town of Ithaca Planned Development Zone No. 16. The SouthWorks Woods project will involve the construction of eight residential buildings with a total of 130 mixed-income apartments, including a community room, lounge, fitness center, offices, maintenance areas, and storage. The project will also include the development of internal roads and infrastructure, a playground, sidewalks and path connections, stormwater facilities, landscaping, outdoor lighting, parking, and other site improvements. There are no approvals or actions scheduled at the Planning Board meeting on May 5, 2026. The project will be introduced generally and informally to the Planning Board for initial feedback (comments, concerns, etc.) on the project. Chain Works District/SouthWorks Project History The Chain Works District/SouthWorks redevelopment project is a multi-phased, mixed-use master planned development on more than 90 acres of land within the City and Town of Ithaca, and based on the LEED for Neighborhood Development framework. The SouthWorks project involves repurposing existing manufacturing buildings, and constructing new buildings, parking areas, open space areas, roads, multi-modal transportation connections, stormwater facilities, and other site improvements to accommodate new residential, office, commercial, and manufacturing development within the City and Town of Ithaca. The entirety of the Chain Works District/SouthWorks project underwent a Generic Environmental Impact Statement (GEIS) process between 2014 and 2019, with the City of Ithaca as the Lead Agency in the environmental review. A GEIS was prepared to address impacts of multiple actions within this specific, defined geographic area. Below is a list of dates related to this GEIS process:  May 21, 2019 – the Town of Ithaca Planning Board, as an Involved Agency in the environmental review, issued a Findings Statement for the GEIS that included threshold conditions for future site-specific projects associated with the overall development 2  September 27, 2021 – the Town of Ithaca Town Board, as an Involved Agency in the environmental review, issued a Findings Statement for the GEIS and adopted the Planned Development Zone (PDZ No. 16) for the project  October 2023 – Town Planning staff introduced the Chain Works District/SouthWorks project and GEIS process to new Planning Board members  November 8, 2023 – Staff shared the Findings Statement, GEIS threshold charts, maps, plans, and the PDZ language with the Planning Board  June 27, 2025 – the Planning Board attend a tour of the site (additional site tours are anticipated) Please click here for additional SouthWorks project background materials. SouthWorks Woods Project, Site, Zoning Characteristics The proposed SouthWorks Woods project comprises of a 7.4-acre portion of the overall SouthWorks property (90+ acres). The SouthWorks Woods project is the first proposed development in the Town of Ithaca since the Chainworks GEIS Findings Statement was issued and PDZ No. 16 was adopted. Pursuant to PDZ No. 16, the project requires site plan approval by the Planning Board. Site Characteristics The SouthWorks Woods project site currently contains the following characteristics:  Successional forest  Fields  Lawn areas  Vegetative cover with invasive species  Slopes  A stream flanked by the site’s steepest slope  Existing site access roads north and west of the site  Residences, NYS Route 96B/Danby Road south and east of the site Zoning Characteristics The site is located generally within the “CW2” Zoning Sub Area, and more specifically in the “CW2A” and “CW2B” Sub Areas (described below). According to Attachment C in the Findings Statement, the CW2 Sub Area in the town comprises a total of 21+/- acres and can accommodate up to 450 total residential units. The GEIS analyzed the development of “clusters of new residential development, using a mix of housing styles and connecting with primary points of access into the site, generally located at the southeastern end of the site within the town” in CW2. The Zoning language in PDZ No. 16 bases the permitted uses and number of units on the GEIS analysis and contains more specific design requirements for each Sub Area. 3 Sub Areas CW2A and CW2B, noted above, were created in response to Town of Ithaca Planning Board comments received during the GEIS process, regarding the character/size of existing residential structures adjacent to the project and the need for a transition between the existing and proposed structures along Danby Road/NYS Route 96B. The design criteria in the PDZ relative to Sub Area CW2A reflects the intent to compliment the streetscape pattern of smaller scale, lower profile residential structures that exist along the existing Danby Road/NYS Route 96B frontage. For example, structures in CW2A are limited to four stories maximum height; building types are limited to detached dwellings, 3-4 unit dwellings, townhomes, small apartment buildings, etc.; design is limited to human-scale building form and architecture. Sub Area CW2B allows taller structures and larger-scale apartment buildings but requires similar human-scale form and architecture. Following is a link to examples of qualities or characteristics that are reflective of and complementary to the project goals: Town Code §271-17 (Precedent images). Proposed Development The SouthWorks Woods development will be located in Sub Areas CW2A & CW2B and will contain eight apartment buildings with a total of 130 residential units on 7.4 acres. The attached application narrative contains general information about how the project proposes to comply with the building, thoroughfare, landscaping, and other site design requirements of the PDZ. At the next stage of project review, the applicant will be required to provide a comparative list of how the project complies with each specific provision listed in PDZ No. 16, along with the other submission requirements listed on the town’s Preliminary Site Plan Review checklist. Application of GEIS Threshold Checklist/ SEQR Process The GEIS Findings Statement for the Chain Works District says: “…Final designs for less-defined Project components as well as any proposed changes to the more well- defined elements (hereinafter referred to as “Future Project Plans.”) would require further evaluation pursuant to SEQR. An appropriate agency would be responsible for performing an environmental review on Future Project Plans and must consider Future Project Plans proposed in relation to the GEIS and the Findings Statement. Upon development of Future Project Plans, the Project Sponsor would work with the then-lead agency to determine if the environmental impacts associated with such Future Project Plans have been adequately addressed in the GEIS and SEQR Findings Statement, taking into account whether the proposal exceeds any of the threshold conditions [outlined below]. Such a determination must be made before any Future Project Plans are approved. A Checklist for Future Project Plans Consistency with GEIS has been developed and is attached hereto as Attachment B.” The Town of Ithaca Planning Board will be the Lead Agency for the SouthWorks Woods project review. The applicant has also concurrently applied to the City of Ithaca for a 100-unit residential project in two buildings in the City of Ithaca portion of SouthWorks, called “SouthWorks Gateway.” The City of Ithaca Planning and Development Board will be the Lead Agency on that project review, anticipated to commence with Sketch Plan Review on May 26, 2026. 4 At the next stage of review, each board will apply the GEIS checklist that was created and review the threshold conditions chart in the Findings Statement to determine if their respective projects exceed the following threshold conditions:  Land use  Land-topography  Water resources-stormwater  Vegetation  Public health and environment (remediation, as required by the Remedial Action Work Plan dated August 5, 2024, including potential for soil vapor intrusion, to be addressed to the satisfaction of NYS Department of Environmental Conservation and NYS Department of Health whenever any habitable structures are built within an 80 foot wide area around the NCR sanitary sewer line)  Transportation  Utilities/water/sewer  Air quality  Visual and aesthetic resources  Open space Respectively, there are SouthWorks Woods and SouthWorks Gateway project elements that will affect both municipalities. The Findings Statement contains requirements for whole site mitigations for each of the development phases to be reviewed during the site plan review process. Staff from the city and town will meet with the applicant team after Sketch Plan Review to discuss any required whole site studies that need to be completed before the next stage of the review process. Please feel free to email me at cbalestra@townithacany.gov or call me at (607) 273-1721, ext. 121, if you have any questions. Att. CC: Daniel Bellgraph, Beacon Communities Development LLC James Gensel, Fagan Engineers & Land Surveyors PC Rob Lewis, Shift Chainworks Owner I LLC 113 East Chemung Place, Elmira, New York 14904 | 607.734.2165 | FaganEngineers.com March 25, 2026 C.J. Randall, Director of Planning Town of Ithaca 215 North Tioga Street Ithaca, NY 14850 RE: SouthWorks Woods SWBR Project No. 22232.00 FE Project 2011.104-008 Dear C.J., On behalf of our partners, Beacon Communities LLC (Beacon) and Shift Capital (Shift), Fagan Engineers and SWBR are excited to share the attached Sketch Plan materials for the proposed development at 810 Danby Road (Tax ID: 40.-3-3). Enclosed please find the following: • Completed & Signed Development Review Application (13 Copies); • Sketch Plan Submittal Letter including Project Narrative (13 Copies); and • Sketch Plan Drawings (2 – Full Size and 13 – Half Size). Project Description and Purpose The proposed development involves the new construction of a mixed-income rental community located in both the City of Ithaca and Town of Ithaca. The new community is part of the larger, comprehensive redevelopment that will transform the 95-acre former Morse Chain/Emerson Transmission Plant industrial complex. The larger redevelopment project is a master-planned community that will repurpose the former manufacturing site into a placemaking destination neighborhood with approximately 915 mixed-income residential units, commercial space, and public and outdoor space. The Shift and Beacon teams originally partnered in mid-2024 to develop the affordable and mixed-income rental housing component of the larger redevelopment project. At first, the project was envisioned as 2-phase community located in the Town of Ithaca with a total of approximately 100 apartments and financed primarily with 9% Low-Income Housing Tax Credits (LIHTC) from New York State Homes & Community Renewal (NYS HCR). Since that time, significant changes were made to the 4% LIHTC program at the Federal level. In response to these changes and because of the demonstrated need for affordable and mixed-income housing opportunities in the Ithaca area, NYS HCR asked the development team to increase the project’s size to between 230 and 250 apartments. Shift and Beacon are now proposing the new construction of a 230-unit mixed-income rental community that will include a mix of 1, 2, and 3-bedroom apartments. Of the total 230 units, 100 will be located in the City of Ithaca and 130 will be located in the Town of Ithaca. The enclosed Sketch Plan materials are for the 130 apartments in the Town of Ithaca, which the team has named SouthWorks Woods. On a parallel path, the development team is seeking approvals for the remaining 100 apartments located in the City of Ithaca, which the team has named SouthWorks Gateway. Page 2 March 25, 2026 113 East Chemung Place, Elmira, New York 14904 | 607.734.2165 | FaganEngineers.com The proposed SouthWorks Woods community in the Town of Ithaca will involve the new construction of 8 buildings with a total of 130 mixed-income apartments. Of the total 130 apartments, there will be 52 1- bedroom units, 53 2-bedroom units, and 25 3-bedroom units. In addition to the residential units, the development will provide a range of amenities, including community room, lounge, fitness center, and an exterior playground. Supporting spaces will include offices, maintenance areas, and storage. In response to the Planned Development Zone (PDZ), there will be a mix of building types and densities on the site. On the uphill end of the site, near Danby Road, the project includes two mansion apartment buildings, each with 9 units (A1 and A2). These are intended to respond to the zoning requirements while integrating well into the smaller-scale residential buildings that already exist along Danby Road. They will be clad primarily in fiber cement siding, with accents of metal and wood-look siding. Behind those, part way down the hill, will be three townhouse style walkup apartment buildings that front a new internal street (B1, B2, and B3). They are designed to reinforce a pedestrian scale rhythm and create a strong sense of neighborhood. Their cladding employs a mix of materials including fiber cement, metal, and wood-look siding. On the other side of the new internal street will be three multifamily apartment buildings of approximately 30 units each (C1, C2, and C3). The material palette for these buildings is primarily metal siding with an overall form and texture that is meant to echo the tree-covered hills that surround Ithaca, complementary of the sweeping vista of the City and Cayuga Lake that welcomes residents and visitors to the site. All the aforementioned building types are designed to take advantage of the steeply sloping site by stepping the number of stories such that the uphill side has one less story than the downhill side. The mansions and townhouses will be two stories uphill, and three stories downhill; the multifamily apartments will be three stories uphill and four stories downhill. Parking is woven into the overall design of the site such that it may accommodate its use while avoiding over-reliance on dense vehicle-centric parking lots. This mix of building scale and pedestrian-forward design will integrate nicely with the broader neighborhood context and align with the goals of the greater SouthWorks campus. The SouthWorks Woods community will provide housing opportunities to households with between 50% and 80% of the area median income (AMI) to help create a mixed-income neighborhood within the larger redevelopment project. Maximum income levels for the units will range between $42,150 and $77,040 for the 1-bedroom apartments, $48,150 and $96,240 for the 2-bedroom apartments, and $54,150 and $111,680 for the 3-bedroom apartments. Rents for the units will vary depending on the type of unit (1-bedroom, 2-bedroom, or 3-bedroom) and AMI level. It is anticipated that rents will range from $1,003 to $1,680 for a 1-bedroom apartment, $1,207 to $2,019 for a 2-bedroom apartment, and $1,414 to $2,352 for a 3-bedroom apartment. Both SouthWorks Woods (Town of Ithaca) and SouthWorks Gateway (City of Ithaca) will be financed as a single 230-apartment development. The primary funding source will be NYS HCR/NYS Housing Finance Agency and will include an allocation of tax-exempt bonds, 4% LIHTC, subsidy loans, and an allocation of New York State Low-Income Housing Tax Credits (SLIHC). It is also important to note that the project has already received $6 million from New York State Empire State Development (NYS ESD) to support infrastructure improvements for both sections of the development. Of the total $6 million, $1 million was awarded to Tompkins County and $5 million was awarded to the Town of Ithaca, demonstrating strong support for the development team’s efforts to increase the supply of affordable and mixed-income housing opportunities in the area. Utility Infrastructure The proposed SouthWorks Woods will utilize existing on-site public water and sanitary sewer. For the 130 apartments, it is estimated that the water usage will be approximately 20,000 gallons per day (GPD). The project site is directly tributary to the existing public sanitary sewer that flows from the South Hill Business Park towards the City (south to north). As for public water, there is an existing 12-inch transmission main traversing east-west through the project area. The intent would be to connect to this main. If that is not acceptable, a new connection to the existing 8-inch distribution main on Danby Road. The project will also require a full Stormwater Pollution Prevention Plan (SWPPP) with stormwater quality and quantity mitigation measure, including planned under-pavement storage. Page 3 March 25, 2026 113 East Chemung Place, Elmira, New York 14904 | 607.734.2165 | FaganEngineers.com General Timetable Financing for the new project will close in October 2026. Based on an October 2026 financial closing, construction is expected to start in early November 2026. The total construction period is expected to last approximately 2 years and will be phased. The first completed units are anticipated to be ready for occupancy in February 2028. We look forward to presenting the Sketch Plan to the Planning Board. Sincerely, FAGAN ENGINEERS & LAND SURVEYORS, P.C. James B. Gensel, P.E., CPESC President LOADINGDOCK LOADINGDOCK 10 8 10 RetainingWall N16 LOADINGDOCK N1 N2 N3 N5 N6 N7 N9 N10 N11 N12 N17 N20 N27 N31 N30 N29 N33 N34 N35 N36 N38 N32 N28 N13 N14 N15 N37 N18 N19 N21 N22 N23 E2-6 N24 N25 N26 N8 N4 FGEIS FIGURE 2.3-2 OVERALL CONCEPTUAL SITE LAYOUT PLAN (PROJECT TEAM) * Conceptual Site Plan for overall SouthWorks property (from GEIS) Proposed "SouthWorks Woods" location (outlined) 111608.75 Sf. 2.56 Acres97870.66 Sf. 2.25 Acres 2 0' S A N I T A R Y S E W E R R - O - W 2 0 ' S A N I T A R Y S E W E R R - O - W N. Y. S. R O U T E 9 6 B C O D D I N G T O N R O A D N. Y. S. R O U T E 9 6 B - D A N B Y R O A D variable width N. Y. S. R O U T E 9 6 B - D A N B Y R O A D variable width CW1CW4 D DRIVE IV DANBY ROA D 18 16 23 21 5 28 PROPOSED 12 UNIT TOWNHOUSE BUILDING B3 FFE BASEMENT: 753.61 FFE: 1ST FLOOR: 765.11 PROPOSED 6 UNIT TOWNHOUSE BUILDING B1 FFE BASEMENT: 751.85 FFE: 1ST FLOOR: 763.35 PROPOSED 9 UNIT TOWNHOUSE BUILDING B2 FFE BASEMENT: 752.61 FFE: 1ST FLOOR: 764.11 PROPOSED 27 UNIT APARTMENT BUILDING C1 FFE BASEMENT: 739.40 FFE: 1ST FLOOR: 750.90 PROPOSED 26 UNIT APARTMENT BUILDING C2 FFE BASEMENT: 740.40 FFE: 1ST FLOOR: 751.90 PROPOSED 30 UNIT APARTMENT BUILDING C3 FFE BASEMENT: 741.40 FFE: 1ST FLOOR: 752.90 PROPOSED 9 UNIT APARTME N T BUILDING A2 FFE BASEMENT: 77 6 . 0 F F E : 1 S T F L O O R : 7 8 6 . 3 3 MAINT . SHED LOADING AREA PROPOSED 9 UNIT APARTM E N T BUILDING A1 FFE BASEMENT: 77 5 . 5 0 F F E : 1 S T F L O O R : 7 8 5 . 8 3 EV FEVEVFEV FEV FEVFEVFEV FEVFEV FEV EV EV EV FEV FEV FEV FEV EV FEV FEV FEV FEVFEVFEVFEVFEVFEV FEV FEV DRIVE V CW2A CW2B CW3B CW4 CW1 00 30'60' SWBR NYS Certificate of Authorization #: 235221 260 East Main Street Rochester NY 14604 585 232 8300 | rochester@swbr.com These documents and all the ideas, arrangements, designs and plans indicated thereon or presented thereby are owned by and remain the property of SWBR and no part thereof shall be utilized by any person, firm, or corporation for any purpose whatsoever except with the specific written permission of SWBR. All rights reserved. © FI L E P A T H : Checked By: Project Manager: Drawn By: Revisions SWBR Project Number 4/16/2026 Town Sketch Plan Comments 12 / 9 / 2 0 2 5 1 2 : 4 5 : 4 6 P M Au t o d e s k D o c s : / / 2 5 1 8 9 . 0 0 B e a c o n T h e W o o d s / 2 5 1 8 9 _ B e a c o n T h e W o o d s _ A r c h R 2 5 _ C e n t r a l . r v t 25189.00 JBG JBG RSN Beacon Southworks - The Woods BEACON COMMUNITIES 505 Ellicott St. Suite 44 Buffalo, NY 14203 SK1 PDZ / SITE PLAN SUBAREA MAP Ithaca, NY LEGEND Note : Utility information has been plotted from available sources and their locations and size should be considered approximate only. The contractor is responsible for determining exact utility locations, sizes, and elevations prior to commencing construction. If uncharted or misplotted utilities are encountered, the contractor is required to notify the owner immediately. New York State law requires excavators to contact the one-call notification system prior to digging to prevent damage to buried facilities. IT'S THE LAW! Call three days before you dig! 1-800-962-7962 Dig Safely New York (non-members must be contacted separately) 113 East Chemung Place Elmira N.Y. 14904 Phone (607) 734-2165 Fax (607) 734-2169 www.FaganEngineers.com Sketch Plan 3/25/2026 Site Plan Drawings ForBeacon CommunitiesThe Woods At SouthWorks Town of Ithaca, Tompkins (Co), New York C2 EXISTING CONDITIONS PROJECT LOCATION August 14, 2024 LOCATION MAP Beacon Communities 505 Ellicott Street, Suite 44 Buffalo, NY 14203 (716) 704-3699 PREPARED FOR: NO.TITLE INDEX OF DRAWINGS C1 C3 SITE PLAN C4 C5 GRADING PLAN C6 UTILITY PLAN E & S PLAN C7 E & S DETAILS C8 CIVIL DETAILS ROADWAY PROFILES GENERAL NOTES C9 C13 SWBR NYS Certificate of Authorization #: 235221 260 East Main Street Rochester NY 14604 585 232 8300 | rochester@swbr.com These documents and all the ideas, arrangements,designs and plans indicated thereon or presentedthereby are owned by and remain the property ofSWBR and no part thereof shall be utilized by anyperson, firm, or corporation for any purposewhatsoever except with the specific writtenpermission of SWBR. All rights reserved. © FI L E P A T H : Checked By: Project Manager: Drawn By: Revisions SWBR Project Number 4/16/2026 Town Sketch Plan Comments 25189.00 JBG TITLE SHEET JBG RSN C0 Sketch Plan BEACON COMMUNITIES Beacon SouthWorks The Woods 505 Ellicott St. Suite 44Buffalo,NY 14203 3/25/2026 Ithaca, NY SEWER PROFILES C14 FE Project Number 2011.104-008 CIVIL DETAILS C10 STORM CHAMBER DETAILS (UPPER)C11 C12 STORM CHAMBER DETAILS (LOWER) 113 East Chemung PlaceElmira N.Y. 14904Phone (607) 734-2165Fax (607) 734-2169www.FaganEngineers.com CIVIL DETAILS 2 0' S A N I T A R Y S E W E R R - O - W 2 0 ' S A N I T A R Y S E W E R R - O - W N. Y. S. R O U T E 9 6 B - D A N B Y R O A D variable width Note : Utility information has been plotted from available sources and their locations and size should be considered approximate only. The contractor is responsible for determining exact utility locations, sizes, and elevations prior to commencing construction. Ifuncharted or misplotted utilities are encountered, the contractor is required to notify the owner immediately. New York State law requires excavators to contact the one-call notification system prior to digging to prevent damage to buried facilities. IT'S THE LAW! Call three days before you dig!1-800-962-7962 Dig Safely New York(non-members must be contacted separately) LEGEND SWBR NYS Certificate of Authorization #: 235221 260 East Main Street Rochester NY 14604 585 232 8300 | rochester@swbr.com These documents and all the ideas, arrangements,designs and plans indicated thereon or presentedthereby are owned by and remain the property ofSWBR and no part thereof shall be utilized by anyperson, firm, or corporation for any purposewhatsoever except with the specific writtenpermission of SWBR. All rights reserved. © FI L E P A T H : Checked By: Project Manager: Drawn By: Revisions SWBR Project Number 4/16/2026 Town Sketch Plan Comments 12 / 9 / 2 0 2 5 1 2 : 4 5 : 4 6 P M Au t o d e s k D o c s : / / 2 5 1 8 9 . 0 0 B e a c o n T h e W o o d s / 2 5 1 8 9 _ B e a c o n T h e W o o d s _ A r c h R 2 5 _ C e n t r a l . r v t 25189.00 JBG EXISTING CONDITIONS JBG RSN C2 BEACON COMMUNITIES Beacon Southworks - The Woods 505 Ellicott St. Suite 44Buffalo,NY 14203 Ithaca, NY 00 30'60' 113 East Chemung PlaceElmira N.Y. 14904Phone (607) 734-2165Fax (607) 734-2169www.FaganEngineers.com Sketch Plan 3/25/2026 2 0' S A N I T A R Y S E W E R R - O - W 2 0 ' S A N I T A R Y S E W E R R - O - W N. Y. S. R O U T E 9 6 B C O D D I N G T O N R O A D N. Y. S. R O U T E 9 6 B - D A N B Y R O A D variable width N. Y. S. R O U T E 9 6 B - D A N B Y R O A D variable widthDRIVE IV DANBY ROAD 18 16 23 21 5 28 = = = = = = = = =OH/E OH/E PROPOSED 12 UNIT TOWNHOUSEBUILDING B3 FFE BASEMENT: 753.61 FFE: 1ST FLOOR: 765.11 PROPOSED 6 UNIT TOWNHOUSE BUILDING B1 FFE BASEMENT: 751.85 FFE: 1ST FLOOR: 763.35 PROPOSED 9 UNIT TOWNHOUSE BUILDING B2 FFE BASEMENT: 752.61 FFE: 1ST FLOOR: 764.11 PROPOSED 27 UNIT APARTMENT BUILDING C1 FFE BASEMENT: 739.40 FFE: 1ST FLOOR: 750.90 PROPOSED 26 UNIT APARTMENT BUILDING C2 FFE BASEMENT: 740.40 FFE: 1ST FLOOR: 751.90 PROPOSED 30 UNIT APARTMENT BUILDING C3 FFE BASEMENT: 741.40 FFE: 1ST FLOOR: 752.90 PROPOSED 9 UNIT APARTMENT BUILDING A2 FFE BASEMENT: 776.0 F F E : 1 S T F L O O R : 7 8 6 . 3 3 MAINT.SHED LOADING AREA PROPOSED 9 UNIT APARTMENT BUILDING A1 FFE BASEMENT: 775.50 F F E : 1 S T F L O O R : 7 8 5 . 8 3 EV FEVEV FEV FEV FEV FEV FEV FEVFEV FEV EV EV EV FEV FEV FEV FEV EV FEV FEV FEV FEVFEVFEVFEVFEVFEV FEV FEV DRIVE V = = = = = = = = = = = 00 30'60' SWBR NYS Certificate of Authorization #: 235221 260 East Main Street Rochester NY 14604 585 232 8300 | rochester@swbr.com These documents and all the ideas, arrangements,designs and plans indicated thereon or presentedthereby are owned by and remain the property ofSWBR and no part thereof shall be utilized by anyperson, firm, or corporation for any purposewhatsoever except with the specific writtenpermission of SWBR. All rights reserved. © FI L E P A T H : Checked By: Project Manager: Drawn By: Revisions SWBR Project Number 4/16/2026 Town Sketch Plan Comments 12 / 9 / 2 0 2 5 1 2 : 4 5 : 4 6 P M Au t o d e s k D o c s : / / 2 5 1 8 9 . 0 0 B e a c o n T h e W o o d s / 2 5 1 8 9 _ B e a c o n T h e W o o d s _ A r c h R 2 5 _ C e n t r a l . r v t 25189.00 JBG PROPERTY PLAT JBG RSN CP BEACON COMMUNITIES Beacon Southworks - The Woods 505 Ellicott St. Suite 44Buffalo,NY 14203 Ithaca, NY LEGEND Note : Utility information has been plotted from available sources and their locations and size should be considered approximate only. The contractor is responsible for determining exact utility locations, sizes, and elevations prior to commencing construction. Ifuncharted or misplotted utilities are encountered, the contractor is required to notify the owner immediately. New York State law requires excavators to contact the one-call notification system prior to digging to prevent damage to buried facilities. IT'S THE LAW! Call three days before you dig!1-800-962-7962 Dig Safely New York(non-members must be contacted separately) 113 East Chemung PlaceElmira N.Y. 14904Phone (607) 734-2165Fax (607) 734-2169www.FaganEngineers.com Sketch Plan 3/25/2026 1 2 0' S A N I T A R Y S E W E R R - O - W 2 0 ' S A N I T A R Y S E W E R R - O - W N. Y. S. R O U T E 9 6 B C O D D I N G T O N R O A D N. Y. S. R O U T E 9 6 B - D A N B Y R O A D variable width N. Y. S. R O U T E 9 6 B - D A N B Y R O A D variable widthDRIVE IV DANBY ROAD PROJECT BOUNDARY PROJECT B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y D D D PROPOSED 12 UNIT TOWNHOUSEBUILDING B3 FFE BASEMENT: 753.61 FFE: 1ST FLOOR: 765.11 PROPOSED 6 UNIT TOWNHOUSE BUILDING B1 FFE BASEMENT: 751.85 FFE: 1ST FLOOR: 763.35 PROPOSED 9 UNIT TOWNHOUSE BUILDING B2 FFE BASEMENT: 752.61 FFE: 1ST FLOOR: 764.11 PROPOSED 27 UNIT APARTMENT BUILDING C1 FFE BASEMENT: 739.40 FFE: 1ST FLOOR: 750.90 PROPOSED 26 UNIT APARTMENT BUILDING C2 FFE BASEMENT: 740.40 FFE: 1ST FLOOR: 751.90 PROPOSED 30 UNIT APARTMENT BUILDING C3 FFE BASEMENT: 741.40 FFE: 1ST FLOOR: 752.90 PROPOSED 9 UNIT APARTMENT BUILDING A2 FFE BASEMENT: 776.0 F F E : 1 S T F L O O R : 7 8 6 . 3 3 MAINT.SHED LOADING AREA PROPOSED 9 UNIT APARTMENT BUILDING A1 FFE BASEMENT: 775.50 F F E : 1 S T F L O O R : 7 8 5 . 8 3 DRIVE V 00 30'60' SWBR NYS Certificate of Authorization #: 235221 260 East Main Street Rochester NY 14604 585 232 8300 | rochester@swbr.com These documents and all the ideas, arrangements,designs and plans indicated thereon or presentedthereby are owned by and remain the property ofSWBR and no part thereof shall be utilized by anyperson, firm, or corporation for any purposewhatsoever except with the specific writtenpermission of SWBR. All rights reserved. © FI L E P A T H : Checked By: Project Manager: Drawn By: Revisions SWBR Project Number 4/16/2026 Town Sketch Plan Comments 12 / 9 / 2 0 2 5 1 2 : 4 5 : 4 6 P M Au t o d e s k D o c s : / / 2 5 1 8 9 . 0 0 B e a c o n T h e W o o d s / 2 5 1 8 9 _ B e a c o n T h e W o o d s _ A r c h R 2 5 _ C e n t r a l . r v t 25189.00 JBG PROJECT BOUNDARY JBG RSN WL BEACON COMMUNITIES Beacon Southworks - The Woods 505 Ellicott St. Suite 44Buffalo,NY 14203 Ithaca, NY LEGEND Note : Utility information has been plotted from available sources and their locations and size should be considered approximate only. The contractor is responsible for determining exact utility locations, sizes, and elevations prior to commencing construction. Ifuncharted or misplotted utilities are encountered, the contractor is required to notify the owner immediately. New York State law requires excavators to contact the one-call notification system prior to digging to prevent damage to buried facilities. IT'S THE LAW! Call three days before you dig!1-800-962-7962 Dig Safely New York(non-members must be contacted separately) 113 East Chemung PlaceElmira N.Y. 14904Phone (607) 734-2165Fax (607) 734-2169www.FaganEngineers.com Sketch Plan 3/25/2026 2 0' S A N I T A R Y S E W E R R - O - W 2 0 ' S A N I T A R Y S E W E R R - O - W N. Y. S. R O U T E 9 6 B - D A N B Y R O A D variable width DANBY ROAD 18 16 23 21 5 28 PROJECT BOUNDARY PROJECT B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y OH/E OH/E OH/E OH/E D D PROPOSED 12 UNIT TOWNHOUSE BUILDING B3 FFE BASEMENT: 753.61 FFE: 1ST FLOOR: 765.11 PROPOSED 6 UNIT TOWNHOUSE BUILDING B1 FFE BASEMENT: 751.85 FFE: 1ST FLOOR: 763.35 PROPOSED 9 UNIT TOWNHOUSE BUILDING B2 FFE BASEMENT: 752.61 FFE: 1ST FLOOR: 764.11 PROPOSED 27 UNIT APARTMENT BUILDING C1 FFE BASEMENT: 739.40 FFE: 1ST FLOOR: 750.90 PROPOSED 26 UNIT APARTMENT BUILDING C2 FFE BASEMENT: 740.40 FFE: 1ST FLOOR: 751.90 PROPOSED 30 UNIT APARTMENT BUILDING C3 FFE BASEMENT: 741.40 FFE: 1ST FLOOR: 752.90 PROPOSED 9 UNIT APARTMENT BUILDING A2 FFE BASEMENT: 776.0 F F E : 1 S T F L O O R : 7 8 6 . 3 3 MAINT.SHED LOADING AREA PROPOSED 9 UNIT APARTMENT BUILDING A1 FFE BASEMENT: 775.50 F F E : 1 S T F L O O R : 7 8 5 . 8 3 EV FEVEV FEV FEV FEV FEV FEV FEVFEV FEV EV EV EV FEV FEV FEV FEV EV FEV FEV FEV FEVFEVFEVFEVFEVFEV FEV FEV DRIVE V 00 30'60' SWBR NYS Certificate of Authorization #: 235221 260 East Main Street Rochester NY 14604 585 232 8300 | rochester@swbr.com These documents and all the ideas, arrangements,designs and plans indicated thereon or presentedthereby are owned by and remain the property ofSWBR and no part thereof shall be utilized by anyperson, firm, or corporation for any purposewhatsoever except with the specific writtenpermission of SWBR. All rights reserved. © FI L E P A T H : Checked By: Project Manager: Drawn By: Revisions SWBR Project Number 4/16/2026 Town Sketch Plan Comments 12 / 9 / 2 0 2 5 1 2 : 4 5 : 4 6 P M Au t o d e s k D o c s : / / 2 5 1 8 9 . 0 0 B e a c o n T h e W o o d s / 2 5 1 8 9 _ B e a c o n T h e W o o d s _ A r c h R 2 5 _ C e n t r a l . r v t 25189.00 JBG SITE PLAN ALT. PARKING JBG RSN C3 BEACON COMMUNITIES Beacon Southworks - The Woods 505 Ellicott St. Suite 44Buffalo,NY 14203 Ithaca, NY LEGEND Note : Utility information has been plotted from available sources and their locations and size should be considered approximate only. The contractor is responsible for determining exact utility locations, sizes, and elevations prior to commencing construction. Ifuncharted or misplotted utilities are encountered, the contractor is required to notify the owner immediately. New York State law requires excavators to contact the one-call notification system prior to digging to prevent damage to buried facilities. IT'S THE LAW! Call three days before you dig!1-800-962-7962 Dig Safely New York(non-members must be contacted separately) 113 East Chemung PlaceElmira N.Y. 14904Phone (607) 734-2165Fax (607) 734-2169www.FaganEngineers.com Sketch Plan 3/25/2026 2 0' S A N I T A R Y S E W E R R - O - W 2 0 ' S A N I T A R Y S E W E R R - O - W N. Y. S. R O U T E 9 6 B - D A N B Y R O A D variable width DANBY ROAD A A B B C C PROJECT BOUNDARY PROJECT B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y OH/E OH/E OH/E OH/E D D D PROPOSED 12 UNIT TOWNHOUSE BUILDING B3 FFE BASEMENT: 753.61 FFE: 1ST FLOOR: 765.11 PROPOSED 6 UNIT TOWNHOUSE BUILDING B1 FFE BASEMENT: 751.85 FFE: 1ST FLOOR: 763.35 PROPOSED 9 UNIT TOWNHOUSE BUILDING B2 FFE BASEMENT: 752.61 FFE: 1ST FLOOR: 764.11 PROPOSED 27 UNIT APARTMENT BUILDING C1 FFE BASEMENT: 739.40 FFE: 1ST FLOOR: 750.90 PROPOSED 26 UNIT APARTMENT BUILDING C2 FFE BASEMENT: 740.40 FFE: 1ST FLOOR: 751.90 PROPOSED 30 UNIT APARTMENT BUILDING C3 FFE BASEMENT: 741.40 FFE: 1ST FLOOR: 752.90 PROPOSED 9 UNIT APARTMENT BUILDING A2 FFE BASEMENT: 776.0 F F E : 1 S T F L O O R : 7 8 6 . 3 3 MAINT.SHED LOADING AREA PROPOSED 9 UNIT APARTMENT BUILDING A1 FFE BASEMENT: 775.50 F F E : 1 S T F L O O R : 7 8 5 . 8 3 DRIVE V Note : Utility information has been plotted from available sources and their locations and size should be considered approximate only. The contractor is responsible for determiningexact utility locations, sizes, and elevations prior to commencing construction. If uncharted or misplotted utilities are encountered, the contractor is required to notify theowner immediately. New York State law requires excavators to contact the one-call notification system priorto digging to prevent damage to buried facilities. IT'S THE LAW! Call three days before you dig!1-800-962-7962 Dig Safely New York(non-members must be contacted separately) 00 30'60' SWBR NYS Certificate of Authorization #: 235221 260 East Main Street Rochester NY 14604 585 232 8300 | rochester@swbr.com These documents and all the ideas, arrangements,designs and plans indicated thereon or presentedthereby are owned by and remain the property ofSWBR and no part thereof shall be utilized by anyperson, firm, or corporation for any purposewhatsoever except with the specific writtenpermission of SWBR. All rights reserved. © FI L E P A T H : Checked By: Project Manager: Drawn By: Revisions SWBR Project Number 4/16/2026 Town Sketch Plan Comments 12 / 9 / 2 0 2 5 1 2 : 4 5 : 4 6 P M Au t o d e s k D o c s : / / 2 5 1 8 9 . 0 0 B e a c o n T h e W o o d s / 2 5 1 8 9 _ B e a c o n T h e W o o d s _ A r c h R 2 5 _ C e n t r a l . r v t 25189.00 JBG GRADING PLAN JBG RSN C4 BEACON COMMUNITIES Beacon Southworks - The Woods 505 Ellicott St. Suite 44Buffalo,NY 14203 Ithaca, NY LEGEND 113 East Chemung PlaceElmira N.Y. 14904Phone (607) 734-2165Fax (607) 734-2169www.FaganEngineers.com Sketch Plan 3/25/2026 2 0' S A N I T A R Y S E W E R R - O - W 2 0 ' S A N I T A R Y S E W E R R - O - W N. Y. S. R O U T E 9 6 B - D A N B Y R O A D variable width DANBY ROAD W W W W W W W W W W W W W W W W W W W W W W W W W W W W W PROJECT BOUNDARY PROJECT B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y W W ST ST ST ST ST SAN SAN SAN SAN SAN SAN SAN SAN SAN SA N SA N SA N SAN SAN SAN SAN SAN SAN SAN SA N SA N SA N SA N SA N ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST OH/E OH/E OH/E OH/E UG / E UG / E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG / E PROPOSED STORM WATER TREATMENT CHAMBERS (LOWER) PROPOSED STORM W A T E R TREATMENT CHAMBER S (UPPER) PROPOSED STORM WATER TREATMENT CHAMBERS (LOWER) D D PROPOSED 12 UNIT TOWNHOUSE BUILDING B3 FFE BASEMENT: 753.61 FFE: 1ST FLOOR: 765.11 PROPOSED 6 UNIT TOWNHOUSE BUILDING B1 FFE BASEMENT: 751.85 FFE: 1ST FLOOR: 763.35 PROPOSED 9 UNIT TOWNHOUSE BUILDING B2 FFE BASEMENT: 752.61 FFE: 1ST FLOOR: 764.11 PROPOSED 27 UNIT APARTMENT BUILDING C1 FFE BASEMENT: 739.40 FFE: 1ST FLOOR: 750.90 PROPOSED 26 UNIT APARTMENT BUILDING C2 FFE BASEMENT: 740.40 FFE: 1ST FLOOR: 751.90 PROPOSED 30 UNIT APARTMENT BUILDING C3 FFE BASEMENT: 741.40 FFE: 1ST FLOOR: 752.90 PROPOSED 9 UNIT APARTMENT BUILDING A2 FFE BASEMENT: 776.0 F F E : 1 S T F L O O R : 7 8 6 . 3 3 MAINT.SHED LOADING AREA ST ST ST PROPOSED 9 UNIT APARTMENT BUILDING A1 FFE BASEMENT: 775.50 F F E : 1 S T F L O O R : 7 8 5 . 8 3 ST DRIVE V LEGEND Note : Utility information has been plotted from available sources and their locations and size should be considered approximate only. The contractor is responsible for determiningexact utility locations, sizes, and elevations prior to commencing construction. Ifuncharted or misplotted utilities are encountered, the contractor is required to notify the owner immediately. New York State law requires excavators to contact the one-call notification system priorto digging to prevent damage to buried facilities. IT'S THE LAW! Call three days before you dig!1-800-962-7962 Dig Safely New York(non-members must be contacted separately) 00 30'60' SWBR NYS Certificate of Authorization #: 235221 260 East Main Street Rochester NY 14604 585 232 8300 | rochester@swbr.com These documents and all the ideas, arrangements,designs and plans indicated thereon or presentedthereby are owned by and remain the property ofSWBR and no part thereof shall be utilized by anyperson, firm, or corporation for any purposewhatsoever except with the specific writtenpermission of SWBR. All rights reserved. © FI L E P A T H : Checked By: Project Manager: Drawn By: Revisions SWBR Project Number 4/16/2026 Town Sketch Plan Comments 12 / 9 / 2 0 2 5 1 2 : 4 5 : 4 6 P M Au t o d e s k D o c s : / / 2 5 1 8 9 . 0 0 B e a c o n T h e W o o d s / 2 5 1 8 9 _ B e a c o n T h e W o o d s _ A r c h R 2 5 _ C e n t r a l . r v t 25189.00 JBG UTILITY PLAN JBG RSN C5 BEACON COMMUNITIES Beacon Southworks - The Woods 505 Ellicott St. Suite 44Buffalo,NY 14203 Ithaca, NY 113 East Chemung PlaceElmira N.Y. 14904Phone (607) 734-2165Fax (607) 734-2169www.FaganEngineers.com Sketch Plan 3/25/2026 2 0' S A N I T A R Y S E W E R R - O - W 2 0 ' S A N I T A R Y S E W E R R - O - W N. Y. S. R O U T E 9 6 B - D A N B Y R O A D variable width DANBY ROAD A A B B C C PROJECT BOUNDARY PROJECT B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y OH/E OH/E OH/E OH/E D PROPOSED 12 UNIT TOWNHOUSE BUILDING B3 FFE BASEMENT: 753.61 FFE: 1ST FLOOR: 765.11 PROPOSED 6 UNIT TOWNHOUSE BUILDING B1 FFE BASEMENT: 751.85 FFE: 1ST FLOOR: 763.35 PROPOSED 9 UNIT TOWNHOUSE BUILDING B2 FFE BASEMENT: 752.61 FFE: 1ST FLOOR: 764.11 PROPOSED 27 UNIT APARTMENT BUILDING C1 FFE BASEMENT: 739.40 FFE: 1ST FLOOR: 750.90 PROPOSED 26 UNIT APARTMENT BUILDING C2 FFE BASEMENT: 740.40 FFE: 1ST FLOOR: 751.90 PROPOSED 30 UNIT APARTMENT BUILDING C3 FFE BASEMENT: 741.40 FFE: 1ST FLOOR: 752.90 PROPOSED 9 UNIT APARTMENT BUILDING A2 FFE BASEMENT: 776.0 F F E : 1 S T F L O O R : 7 8 6 . 3 3 MAINT.SHED LOADING AREA PROPOSED 9 UNIT APARTMENT BUILDING A1 FFE BASEMENT: 775.50 F F E : 1 S T F L O O R : 7 8 5 . 8 3 DRIVE V LEGEND E&S PLAN NOTES: 1. ONLY LIMITED DISTURBANCE WILL BE PERMITTED TO PROVIDE ACCESS TO THE SITE FOR GRADING AND ACQUIRING BORROW TO CONSTRUCT THOSE BMPS. 2. EROSION AND SEDIMENT BMPS MUST BE CONSTRUCTED, STABILIZED, AND FUNCTIONAL BEFORE SITE DISTURBANCE BEGINS WITHIN THE TRIBUTARY AREAS OF THOSE BMPS. 3. AFTER FINAL SITE STABILIZATION HAS BEEN ACHIEVED, TEMPORARY EROSION AND SEDIMENTBMPS MUST BE REMOVED. AREAS DISTURBED DURING REMOVAL OF THE BMPS MUST BE STABILIZED IMMEDIATELY. 4. STOCKPILE HEIGHTS MUST NOT EXCEED 35 FEET. STOCKPILE SLOPES MUST BE 2:1 OR FLATTER. 5. UNTIL THE SITE IS STABILIZED, ALL EROSION AND SEDIMENT BMPS MUST BE MAINTAINED PROPERLY. MAINTENANCE MUST INCLUDE INSPECTIONS OF ALL EROSION AND SEDIMENT BMPS AFTER EACH RUNOFF EVENT AND ON A WEEKLY BASIS. ALL PREVENTATIVE AND REMEDIAL MAINTENANCE WORK, INCLUDING CLEAN OUT, REPAIR,REPLACEMENT, REGRADING, RESEEDING, REMULCHING AND RENETTING MUST BE PERFORMED IMMEDIATELY. IF EROSION AND SEDIMENT CONTROL BMPS FAIL TO PERFORM AS EXPECTED, REPLACEMENT BMPS, OR MODIFICATIONS OF THOSE INSTALLED WILL BE REQUIRED. 6. SITE CONTRACTOR TO BECOME CO-PERMITTEE PRIOR TO EARTHWORK ACTIVITIES COMMENCING. SITE CONTRACTOR IS RESPONSIBLE FOR ALL CONDITIONS OF THE E&S PERMITS. CONSTRUCTION SEQUENCE 1. ALL PAGE NUMBERS (P. 5*.**) REFER TO THE NEW YORK STATE GUIDELINES FOR URBAN EROSION AND SEDIMENT CONTROL. 2. INSTALL STABILIZED CONSTRUCTION ENTRANCE (P. 5A.75). WIDTH: - TWELVE (12) FT. MINIMUM, BUT NOT LESS THAN THE FULL WIDTH AT POINTS WHERE INGRESS OR EGRESS OCCURS. IF ONLY ONE ENTRANCE IS USED THE MINIMUM WIDTH SHALL BETWENTY-FOUR (24) FEET. 3. STANDARD SILT FENCE (P. 5A.19) SHALL THEN BEPLACED AROUND ALL DISTURBED AREAS. 4. CLEAR AND GRUB THE SITE. STRIP TOPSOIL AND STOCKPILE ON-SITE WITH PERIMETER SILT FENCE AND VEGETATIVE COVER. 5. CONSTRUCT BUILDING FOUNDATION AND ENCLOSE BUILDING. 6. CONSTRUCT STORM WATER BASINS AND PERFORMLAND GRADING IN ACCORDANCE WITH MANUAL (P. 5B.49). INSURE ALL RUNOFF IS DIVERTED TO THE SEDIMENT BASIN UNTIL THE SITE IS STABILIZED(80% COVERAGE). 7. CONSTRUCT PROPOSED STORM SEWER AND INSTALL TEMPORARY SEDIMENT TRAPS (P. 5A.41) AT EACH INLET. 8. INLET PROTECTION (P. 5A.27) SHALL BE PLACED AROUND ALL STORM DRAIN INLETS. UTILIZE TYPE IIIN AREAS OF EXCAVATION AND TYPE III IN PAVEMENT AREAS. CONVERT ALL FABRIC DROP INLET PROTECTION TO TYPE III IN-PAVEMENT PROTECTION UPON PAVING WITHIN PROJECT AREA. 9. INSTALL ROCK OUTLET PROTECTION (P. 5B.21) AT ALL STORM SEWER OUTLETS. 10. FINALIZE CONSTRUCTION OF MAIN PROJECTELEMENTS INCLUDING INFRASTRUCTURE AND NEW PAVEMENT. 11.SPREAD TOPSOIL, FINE GRADE, SEED, MULCH AND ESTABLISH VEGETATIVE COVER. 12..REMOVE SEDIMENT FROM ANY SEDIMENT TRAPS OR BASINS. 13.REMOVE TEMPORARY EROSION CONTROLMETHODS WHEN CONTRIBUTING DRAINAGE AREAS ARE STABILIZED. 00 30'60' SWBR NYS Certificate of Authorization #: 235221 260 East Main Street Rochester NY 14604 585 232 8300 | rochester@swbr.com These documents and all the ideas, arrangements,designs and plans indicated thereon or presentedthereby are owned by and remain the property ofSWBR and no part thereof shall be utilized by anyperson, firm, or corporation for any purposewhatsoever except with the specific writtenpermission of SWBR. All rights reserved. © FI L E P A T H : Checked By: Project Manager: Drawn By: Revisions SWBR Project Number 4/16/2026 Town Sketch Plan Comments 25189.00 JBG E & S PLAN JBG RSN C13 BEACON COMMUNITIES Beacon Southworks - The Woods 505 Ellicott St. Suite 44Buffalo,NY 14203 Ithaca, NY Sketch Plan 3/25/2026 2 0' S A N I T A R Y S E W E R R - O - W 2 0 ' S A N I T A R Y S E W E R R - O - W N. Y. S. R O U T E 9 6 B - D A N B Y R O A D variable width M O R S E P L A C E ROAD A RO A D B DRIVE C DANBY ROAD DR I V E D 18 16 23 21 5 28 City of Ithaca Aerial City of Ithaca Aerial City of Ithaca Aerial City of Ithaca Aerial City of Ithaca Aer i a l City of Ithaca Aerial City o f I t h a c a A e r i a l City of Ithaca AerialCity of Ithaca Aerial City of Ithaca Aerial City of Ithaca Aerial City o f I t h a c a A e r i a l City of I t h a c a A e r i a l OH/E OH/E OH/E OH/E PROPOSED 12 UNIT TOWNHOUSE BUILDING B3 FFE BASEMENT: 753.61 FFE: 1ST FLOOR: 765.11 PROPOSED 6 UNIT TOWNHOUSE BUILDING B1 FFE BASEMENT: 751.85 FFE: 1ST FLOOR: 763.35 PROPOSED 9 UNIT TOWNHOUSE BUILDING B2 FFE BASEMENT: 752.61 FFE: 1ST FLOOR: 764.11 PROPOSED 27 UNIT APARTMENT BUILDING C1 FFE BASEMENT: 739.40 FFE: 1ST FLOOR: 750.90 PROPOSED 26 UNIT APARTMENT BUILDING C2 FFE BASEMENT: 740.40 FFE: 1ST FLOOR: 751.90 PROPOSED 30 UNIT APARTMENT BUILDING C3 FFE BASEMENT: 741.40 FFE: 1ST FLOOR: 752.90 PROPOSED 9 UNIT APARTMENT BUILDING A2 FFE BASEMENT: 776.0 F F E : 1 S T F L O O R : 7 8 6 . 3 3 MAINT.SHED LOADING AREA PROPOSED 9 UNIT APARTMENT BUILDING A1 FFE BASEMENT: 775.50 F F E : 1 S T F L O O R : 7 8 5 . 8 3 EV FEVEV FEV FEV FEV FEV FEV FEVFEV FEV EV EV EV FEV FEV FEV FEV EV FEV FEV FEV FEVFEVFEVFEVFEVFEV FEV FEV DRIVE V 00 30'60' SWBR NYS Certificate of Authorization #: 235221 260 East Main Street Rochester NY 14604 585 232 8300 | rochester@swbr.com These documents and all the ideas, arrangements,designs and plans indicated thereon or presentedthereby are owned by and remain the property ofSWBR and no part thereof shall be utilized by anyperson, firm, or corporation for any purposewhatsoever except with the specific writtenpermission of SWBR. All rights reserved. © FI L E P A T H : Checked By: Project Manager: Drawn By: Revisions SWBR Project Number 4/16/2026 Town Sketch Plan Comments 12 / 9 / 2 0 2 5 1 2 : 4 5 : 4 6 P M Au t o d e s k D o c s : / / 2 5 1 8 9 . 0 0 B e a c o n T h e W o o d s / 2 5 1 8 9 _ B e a c o n T h e W o o d s _ A r c h R 2 5 _ C e n t r a l . r v t 25189.00 JBG TRUCK TURNS (FIRE) JBG RSN C13 BEACON COMMUNITIES Beacon Southworks - The Woods 505 Ellicott St. Suite 44Buffalo,NY 14203 Ithaca, NY LEGEND Note : Utility information has been plotted from available sources and their locations and size should be considered approximate only. The contractor is responsible for determining exact utility locations, sizes, and elevations prior to commencing construction. Ifuncharted or misplotted utilities are encountered, the contractor is required to notify the owner immediately. New York State law requires excavators to contact the one-call notification system prior to digging to prevent damage to buried facilities. IT'S THE LAW! Call three days before you dig!1-800-962-7962 Dig Safely New York(non-members must be contacted separately) Lock to Lock Time Track Width : : : feetFIRE APPLIANCE 6.0 7.87 7.87 16.315.02 26.25 Steering Angle 41.7: 113 East Chemung PlaceElmira N.Y. 14904Phone (607) 734-2165Fax (607) 734-2169www.FaganEngineers.com Sketch Plan 3/25/2026 -0+50 0+00 74 8 . 1 9 1+00 75 1 . 6 1 74 9 . 0 6 2 2+00 75 1 . 8 3 75 0 . 1 4 8 3+00 75 1 . 7 2 75 0 . 6 5 9 4+00 75 1 . 2 0 75 1 . 1 5 9 5+00 75 2 . 2 7 75 1 . 6 5 9 6+00 75 1 . 1 1 75 2 . 1 5 9 7+00 75 2 . 3 0 75 2 . 8 8 8 8+00 75 2 . 3 8 75 8 . 5 5 2 9+00 9+25 -0+50 0+00 72 4 . 6 6 72 4 . 6 5 7 1+00 72 6 . 9 2 72 6 . 9 2 4 2+00 72 7 . 7 2 72 7 . 7 1 5 3+00 72 7 . 6 0 72 7 . 6 0 0 4+00 73 2 . 1 9 73 2 . 1 9 4 5+00 74 1 . 9 5 74 1 . 9 5 1 6+00 75 3 . 1 6 75 3 . 1 5 8 6+50 SWBR NYS Certificate of Authorization #: 235221 260 East Main Street Rochester NY 14604 585 232 8300 | rochester@swbr.com These documents and all the ideas, arrangements,designs and plans indicated thereon or presentedthereby are owned by and remain the property ofSWBR and no part thereof shall be utilized by anyperson, firm, or corporation for any purposewhatsoever except with the specific writtenpermission of SWBR. All rights reserved. © FI L E P A T H : Checked By: Project Manager: Drawn By: Revisions SWBR Project Number 4/16/2026 Town Sketch Plan Comments 25189.00 JBG ROADWAY PROFILES JBG RSN C6 BEACON COMMUNITIES Beacon Southworks - The Woods 505 Ellicott St. Suite 44Buffalo,NY 14203 Ithaca, NY ROAD A PROFILE ROAD B PROFILE DRIVE C PROFILE DRIVE D PROFILE 00 30'60' 00 10'20' 113 East Chemung PlaceElmira N.Y. 14904Phone (607) 734-2165Fax (607) 734-2169www.FaganEngineers.com Sketch Plan 3/25/2026 SWBR NYS Certificate of Authorization #: 235221 260 East Main Street Rochester NY 14604 585 232 8300 | rochester@swbr.com These documents and all the ideas, arrangements,designs and plans indicated thereon or presentedthereby are owned by and remain the property ofSWBR and no part thereof shall be utilized by anyperson, firm, or corporation for any purposewhatsoever except with the specific writtenpermission of SWBR. All rights reserved. © FI L E P A T H : Checked By: Project Manager: Drawn By: Revisions SWBR Project Number 4/16/2026 Town Sketch Plan Comments 25189.00 JBG SITE PROFILES JBG RSN C7 BEACON COMMUNITIES Beacon Southworks - The Woods 505 Ellicott St. Suite 44Buffalo,NY 14203 Ithaca, NY CB-3 THRU CB-14 00 30'60' 00 10'20' DMH-5 THRU CB-11 CB-3 THRU CB-8 ES-1 THRU CB-2 EXIST. SMH THRU SMH-9 SMH-4 THRU SMH-6 113 East Chemung PlaceElmira N.Y. 14904Phone (607) 734-2165Fax (607) 734-2169www.FaganEngineers.com Sketch Plan 3/25/2026