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HomeMy WebLinkAboutPB Minutes 1972-11-14 J� / 4 TOWN OF ITI]ACA PLANNING BOARD November 14 , 1972 A regular meeting of the Town of Ithaca Planning Board was held on Tuesday , November 14 , 1972 in the Town Offices at 108 East Green Street , Ithaca , New York , at �Ie30 p . m . PRESENTo Chairman Barbara Holcomb , Robert Christianson Sam Slack , Robert Scannell , Daniel Baker , Maurice Harris , Peter Francese ( Planning Consultant ) , Reynolds Metz (Assistant Zoning Officer ) . ALSO PRESENT : Mr . Otis Drew , Mr . Jack Dougherty , Mx . Norbert Schickel , Mr . Ben Boynton , Mrs . Cathy Valentino , Mrs . . Beverly Livesay , Mrs . Nancy Krook , Mr . Jack Rogers , Mr . Richard Fischer Mr . Edward Ostrander , Miss Emerson , Mrs . Klaer , and other interested citizens plus members , of" the press and radio . APPROVAL OF MI1 UTES There was a correction to the Minutes of July 2.5 , 1972 , page 3 , paragraph 5j eThe last sentence should read , "However use of the general facilities would be made available to the community at large on a membership basis , not on a daily fee bais . B ° There were no other changes or corrections , therefo;ee , Mrs , fIolcomb declared the Minutes of July 2.5 , 1972 , approved as corrected . There was a correction to 'he Minutes of August 1 , 1972 on page 4 , paragraph 9 The paragraph should read , " It is also understood that if the commercial development is not expanded beyond the 35 , 000 sqo fte limit , that the Planning Board will recommend rezoning of the remai nin area to residential use : P ° There were no other changes o 'r corrections , therefore , Mrs : Holcomb declared the Minutes of August 1 , 1972 ) appaoved as corrected . MOTION by Mr . Maurice Harris to accept the Minutes of August 222 1972 , as read . The Motion was seconded by Mr . Robert Christianson and unanimously passed . There was a correction to the Minutes of September 7 , 1972 , on page 3 , paragraph 2. . The paragraph presently reads , " The motion was unanimously passed , and Section 70 shall be so amended . PO The para - graph should read , " The motion was unanimously passed and this proposed amendment to the Zoning Ordinance shall be recommended to the Town Board for appropriate action . " There was an additional correction to the Minutes of September 7 , 1972 , on page 3 , paragraph headed "RECO11M NDATIONv FOR COURT ORDER TO COY GLEN" . The first sentence in that paragraph should read as follows : 7 ° Discu ;32sion was held concerning the need to make recommenda- tions to the Zoning Board of Appeals to include in their permit requirements for the Coy Glen operation . " There were no further corrections to the Minutes of September 7 , 1972 . MOTION by Mr . Robert Christianson to accept the Minutes of September 7 , 1972 , as amended . Seconded by Mr . Maurice Harris , unanimously passed . 1� l Town of Ithaca Planning Board - 2 - November 14 , 1972 There was a correction to the Minutes of September 19 , 1972. , on page 1 , paragraph 2 , under BPGP.AVEL PIT ORDITV.NCE " . The first sentence of paragraph 2 under the title of " GRAVEL PIT ORDINANCE " reads " Discussion ways held on specific recommendations that the Board should make to the Zoning Board of Appeals regarding the court order for Coy Glen . " That sentence should read " Discussion was held on specific recommendations that the Board should make to the zoning Board of Appeals regarding the permit for Coy Glen . " There was an additional correction to the Minutes of September 19 , 1972 , on page 2 , the paragraph titled " COUNTY PLANNING BOARD FORUMc. " In the first sentence of this paragraph the name of Jim Buyoucos should be changed to Frank Liguori . There were no further corrections to the Minutes of September 19 , 1972 . MOTION by Mr . Robert Christianson to accept the Minutes of September 19 , 1_ 9722 as amended . Seconded by Mr . Maurice Harris , unanimously passed . REQUEST FP.OM HIGHWAY SUPERINTENDENT RE PLANTINGS TOO CLOSE TO ROADS Mrs . Holcomb stated that she had hada request from Mr . Marion Morey , the Town of Ithaca Highway Superintendent with regard to plantings that are too close to the road . Mr . Morey was referring to those intersections where there are shrubs and trees in the State right of way and not in the Town ri ht of way , specifically Honness Lane and Route 79 ( Slaterville Road and also Warren Road and Route 392 , Mr . Robert Scannell inquired about those intersections where the shrubbery is in the Town right �of way . Mrs : Holcomb stated that Mr . Morey is taking care of them . Mr . Sam Slack asiked about the shrubbery blocking the view at the corner of Judd Falls Load and E11is hollow Road going South . He wondered if Mr . Morey was aware of the conditions there . Mrs . Holcomb stated that she would inform Mr . Morey of the problem there . Mme'° . Scannell mentioned the corner of Warren Road and Hanshaw Road and the corner of Hanshaw Road and Muriel Street . Mrs . Holcomb said she would also mention these corners to Mr . Morey . MOTION by Mrs . Barbara Holcomb that the Planning Board of the Town . of Ithaca request Mr . Marion Morey , Town I-Iibhway Superintendent , to consult with the State Highway Engineer to see if sight distances can be _mproved by removal of bushes at the intersection of Honness Lane and Route 79 and the intersection of Warren Road and Route 392 . passed . the MOTION was seconded by Mr . Sam Slack and unanimously �� P QUEST FOR P,EDtfCTION OF SPEED LIMIT 014 CODDINGTON ROAD Mrs . Holcomb stated that the Plannin Board has had on it Agenda ' f' E a request for a reduction iii the speed limits on Coddington IOad . 1 Town of Ithaca Planning Board e 3 e November 14 , 1972 It was MOVED by Mrs . Holcomb that the Planning Board of the Town of Ithaca recommends that the speed limit on Coddington Road between Juniper Drive and Troy Road be reduced from 55 m . p . h . to 40 m . p . h . This iS a continuation of the 40 m . p . h . speed limit which presently exists on Coddington Road from the City line to Juniper Drive . Discussion followed and Mr . Scannell asked if the Planning Board thought that there should be a request that the speed limit on Hanshaw Load be. lowered . He stated that at one time the speed limit was 35 m . p . h . and the Planning Board requested that it be lowered to 30 m . p . h . and the State Department : of Transportation raised it to 40 m . p . h ! Mr . Francese was asked his opinion and he stated that he had not had an opportunity to think about it very much . He felt that it must be remembered that very rarely is there police or sheriff surveillance up there . He felt that the sidewalk that has been put in has helped u. lot , but he also thinks that pressure should be exerted to lengthen the sidewalk . He also suggested the addition of iistoppinglines " at intersections or crosswalks with painted shading lines . He felt that something should be done about the overgrown shrubbery near road edges . Mrs . Holcomb asked that Mr . Francese , Mr . Harris and Mr . Scannell should investigate conditions in this area and prepare a recommendation for the next Planning Board meeting on the 28th of November , 1972 . She also asked that they think about the fact that the Planning Board might make a special request to the . Sheriff of Tompkins County for additional patroling of this road . There was no further discussion on the Coddington Load speed limit . The MOTION was seconded by Mr ,, Robert Scannell and passed unanimously . PUBLIC HEARING : EXTENSION OF OTIS DREW SUBDIVISION The Chairman of the Planning Board called to order a Public Hearing for consideration of a preliminary plan for an Ra30 Subdivi � sion consisting of 22 Lots on lands owned by Mr . Otis Drew in the vicinity of Poole Road . This Subdivision will include a new street to be named Vera Circle . Mrs . Holcomb stated that she had before her the Affidavit of the Town Clerk certifying that the Notice of Public He :ring had been duly published in the Ithaca Journal . Mrs . Holcomb stated further that this proposal is an extension of an existing subdivision . Mr . Otis Drew and Mr . . Jack Dougherty , the project engineer , were present at the meeting . Mr . Francese asked Mr . Dougherty to explain the map that Mr . Drew was presenting to the Planning Board at this time , Mr . Dougherty stated that with regard to a request previously made by the Planning Board for lining up of the lot lines so that they coincide withthelot behind , it was his opinion that this would cause a very undesirable situation on lots 108 and 110 . C Town of Ithaca Planning Board o 4 - November 14 , 1972 Mr . Scannell stated that the lining up of the lots does not really bother hin , it is not having the lots perpendicular to the street . Mr . Dougherty said that he dial not think that the angble is that important and in his opinion it would adversely affect more lots by using that ,approach than the way it is presently drawn . Mr . Francese stated that the road has been accepted by Mr . Morey , but the Health Denartraent has not approved all the lots because it has been impossible to make the percolation tests over the past two weeks because of the incredible amount of rain that has fallen . Four lot , are still in question . Mr . Francese also pointed out to Mr . Drew that the power company wants to see a set of these plans before they will place the layout for the electrical services . Mr . Francese noted that locations of culverts have been added to the site plan and are now in place . Mr . Dougherty stated that they have changed all the lot numbering and have put on the street numbers as requested . Mrs . Holcomb referred to a triangle of land in the road right of way shown on the site plan and asked if it had been properly deeded to Mr . Drew : Mr . Drew stated that the Deed is being prepared but not coopleted . Mr . Francese asked Mr . Metz if Lot # 111 night have any trouble getting a building permit since it has limited frontage . Mr . Metz staters that a 15 - foot frontage is the requirement and this lot meets that stipulation in the zoning ordinance . Mei Drew pointed out that there are 2. 1 lots in the proposed subdivision , and not 22 as published . Mrs . Holcomb asked if there were anyone present who wished to be heard . There was none . There was discussion as to the granting of prel3is-Anary or conditional approval perhaps by stating that approval will not be final until the Deed for transfer of land to Mr . Drew is in hand and that the plans be stumped approved by the Health Department when they , are able to complete their percolation tests . Mr . Dougherty expressed concern over lengthy hold- ups and asked if the plan would still be acceptable should the percolation tests on the remaining four lots not be completed for some tine but the yy approved all the other Lots . It was stated by Mrs . Holcomb that if Mr . Drew wished , approval could be given to his proposed subdivision minus the four lots that the Health Department has .prove et to approve .p ► Then approval of those four additional lots must be applied for separately . It was discussed including as part of the approval that no building permits shall be issued by the zoning officer for any lots in this subdivision exten- sion until the New York State Electric and Gas plans for underground wiring have been supplied to the Planning; Board . MOTION by Mrs . Barbara Holcombe RESOLVED th"nt the Planning Board grants conditional approval Town of Ithaca Planning Board - 5 - November 14 , 1972 for Mr . Otis Drew ' s subdivision off Poole Road for 2 in 4 of his development , site plan dated September 2.4 , 1972 , srevised �e October 23 , 1972 . This approval will become final when we have received proof that a Deed transferring to Mr . Drew a triangular section of land in the road right of way on Vera Circle has been completed and when the plans have received the approval of the Tompkins County Health Department . No building permit shall be issued by the Zoning Officer for any lots in this subdivision until the Town is in receipt of New York State Electric and Gas plans for underground wiring . The MO'T' ION was seconded by Mr . Robert Christianson . A vote was called fob and there were 5 ayes registered and Mr . Robert Scannell voted no . The Resolution was carried . It was asked that it be recorded for the Minutes of this Meeting that the Planning Board has authorized the Chairman to stamp the plans for preliminary approval when the conditions previously stated have been net . SCHICIML DEVELOPMENT OFF HONNESS LANE Mrs . Ilolcoob said that Mr . Schickel has presented the Planning Board with a draft of his proposal for a 160 � unit cluster development • off Honness Lane ; The present discussion will not be an in- depth study . The Planning Board will then set a Public Hearing for the 12th of December , 1972 , Mr . Schi.cltiel wished to make it clear that he is not proposing a condominium development . His plan is for clustered housing with each unit having two bedrooms and being purchased rather than rented and with the owner owning not only the unit itself but the ground underneath it also and his share of the party wall . The fourth unit in the cluster also owns the four- space garage under it with permanent easements allocating three of the spaces to the other unit owners . The exterior of the building and the land around the units ire owned and maintained by the Homeowners ' Association to which each owner belongs . M.L . Schickel continued by referring directly to the plan ? resented to the Planning Board . He said that each dwelling will have two bedrooms , there will be no one bedroom units and no three bedroom units . Mrs . Holcomb questioned the allowance of only one parking space per unit and the use of roads for extra parking . It is her opinion that Supervisor Schwan and the Town Board will say a definite no to any street parking . • Mr . Schic:lcel stated that he has already provided for this change and there! will be 1 . 5 parking , paces allocated per unit . Mrs . Holcomb informed Mr . Schickel that the following would be requirede that water oains will be 8 " mains and there should be approxinately 300 feet between fire hydrants . The water line mains must be looped . Town of Ithaca Planning Board - - November 14 , 1972 Mr . Francese noted that the setback required is 25 feet and no more than 50 feet . In multiple the set back is 50 feet . Mr . Sar_ Mach asked if the density is the same as the proposal previously made by Mr . Schickel . Mr . Schickel stated that the density is the same , being 10 units per acre . However , there will be 104 units , not 160 „ This is a result of there being more acreage than prev -Lously thought . Mr . Sum Slack pointed out that one corner of the proposed development is now filled with building . Mr . Schickel stated that this was correct so that there could be more open space in the middle . Mr . Robert Scannell was concerned with the possibility of water coming down from one corner of the development . Mr . Schickel stated that there will be no water running down after a certain point wi because there 11 be roadside drains . Mr . Flobert Scannell MOVED : isESOLVED that the Planning Board call a Public Hearing for December 12th , 1972 , at 8 : 00 p . m . to consider rezoning a parcel of land owned by Schickel Environmental Development Corp . off Honness Lane from - 15 to multiple and to consider the site plan being proposed . The MOTION was seconded by Mr . Robert Christianson . It was unanimously passed . Mrs . Holcomb requestecl that Mr ; Francese take the plans presented by Mr „ Schickel and check them for tiny problems as to lot lines and if he should see any problems , would he please let Mr . Schickel know ahead of time , that is , before the Public Hearing , Mr . Francese agreed . PROPOSAL FROM JP.CK ROGEPZ TO BUILD A PORTABLE TE10IS COURT PIE^ . Jack Rogers appeared before the Planning Board and stated that he represented a group of people who would like to erect a " Paddle Tennis " court on the Faith Bible Church property which they would lease . The property is on the corner of Hanshaw Road and Warren Road . It is near property of Charles Collins . Mr . Rogers understood that the property they would be leasing is zoned R- 30 and the adjacent property is zoned P- 15 , but Mrs . Ilolcomb stated that the property is zoned R- 15 . Mr . Jack Pl.ogers described the set up of the tennis court as follows ° 1 . Portable 2 . Teopo:'ary - possibly ( should the club grow , they might move to a larger site ) 3 . There might be a second court . 4 . There will be lighting . 5 . It is a winter game . G . There is a 20 family membership now . 7 . Non- profit organization . Town of Ithaca Planning Board e 7 e November 14 , 1972 It was stated that the present Zoning Ordinance does not say anything about tennis courts . Mr . Metz added , however , that the Zoning Ordinance does require a building; permit for any structure . Mrs . Holcomb stated that she was uneasy because the Zoning Ordinance of the Town of Ithaca is an exclusionary ordinance which means that anything not specifically in it is excluded . She wondered , therefore , if this was not a matter for the Board of Zoning !appeals . Mr . Francese stated that if this were a matter for the Board of Zoning Appeals it would still be important to have on record whether or not the Planning Board Has any objections to this proposal . Mrs . Holcomb stated some reservations , 1 . Parking o so that there is none on the road . 2 . The lighting being so set up that it does not shine in an objectionable way on adjacent property . 3 . If this land is indeed a tax exempt property because it is church owned , there is a question in ray mind as to whether they can rent it to a nonptaxmexempt organization - � a change iri the tax Status . Mrs . Holcomb asked again if the members of the Planning Board felt that this question is within their jurisdiction : Mr , Rogers stated that any parking problems will be taken care of . He anticipated that no pore than four cars would be there at one time . Mr . Scannell asked just why this was referred to as a winter game . Mr . Rogers said that it was for those people who want to play tennis in the winter when there is snow over the public tennis courts . Since this court: is elevated the snow is easily removed . There was general discussion . The concensus of opinion was that this project did not need either Planning Board approval or a variance . MOTION by Mrs . Barbara Holcomb , RESOLVED that it is the opinion of the Planning Board that Planning Board approval is not necessary but that a building permit is required . We recommend that the Zoning Officer should inspect the proposed plan to insure that there is adequate off - street parking and that the lights connected with the project will not shine on adjoining properties . • The MOTION was seconded by Mr . Robert Scannell , and unanimouslypassed .. Mr . T'Lobert Scannell thanked Mr . Rogers on behalf of the members of the Planning Board for beim so kind as to present his club ' s proposal fog the erection of a tennis court to the Planning Board for their consideration . Town of Ithacc? Planning Board - B - November 14 , 1972 PUBLIC INFOF. /WkTIONAL MEETING ON GROFF ASSOCIATES PROPOSAL FOR HOUSING FOR THE ELDERLY ON JUDD FALLS ROAD AT ELLIS HOLLOW ROAD The Public Infornational Meeting on the Groff Associates proposal for housing for the elderly on Judd Falls Road was called to order by Chairman Holcomb . A DATA sheet intitled " Data on Existing Facilities for the Elderly - Novenber 13 , 1972P ° was passed anong the nenbers of the Planning Board by Mrs . Holconb . A copy of this Data sheet is attached hereto and rade a part of these Minutes . Mrs . Holcomb stated that the Town Board has requested an advisory opinion fron the Planning Board on two natters . ( 1 ) Need . ( 2) Appropriateness of location . Mrs . Holconb stated further that she is aware that there are other concerns such as building plans and sone of these concerns will be voiced by the people in attendance at this informational oceting . She asked that these concerns be witheld until later in the oeeting . At this point the Planning Board will concern itself with need and appropriatenes ,) of location . Mr . Francese stated , as part of these specific facts , that the Groff Associates proposal is for 100 units of Federally assisted housing for the elderly under Section 2.36 of the Housing Act of 1970 , moderate ancone housing . The upper income limit for this project is $ 6300 . 00 for a couple ; Mr . Francese referred to a letter from Mr . Paul M. Bannett , Chief , Economic and Market Analysis Division , New York Area Office , of the Department of Housing and Urban Development (HUD) , dated November 10th , 1972 ; Mr . Bannett states that the Section 236 regular income limits in Tompkins County are $ 6000 for 1 person and $ 712.5 for 2 persons . Mrs . Holcoob now asked if there were anyone present who wished to speak to " needP ° . Mr . Ben Boynton read a letter from Mr . Robert A . Groff , Attorney , 105 Fletcher Street , Horseheads , New York , 14545 , re Senior Citizens Housing Project , 100 Units - Ellis Hollow Road . A copy of this letter is attached hereto and made a part of these Minutes . Mr . Boynton then passed out a report from Mr . David Armstrong , Executive Director , of the Ithaca Housing Authority . This report is also attached to these Minutes . There followed a lively discussion of the various figures and costs and income levels that had been presented by the Planning Board , Mr . Boynton and Mr . Francese . Mrs . Holcoob ' s figures are also a part of these Minutes . Mr . Boynton requested that the news media check out any figures with Mr . Armstrong before publication • because he could give exact interpretations and he nay wish to have some editorial c: omnent , . Mr . Francese agreed with the figure of 71191 persons over 62 years of ae , but he did not know where the 55 . 6 /o income figure that Mr . Groff quoted cane from . Mr . Boynton stated that they cane fron Item 110 of the 4th Count 1970 Census of Population and Housing . Town of Ithaca: Planning Board 9 e November 14 , 1972 Mr . Christianson asked what is neanty really by " income " . Mrs . Holcomb stated that the median income of persons over 65 for Tompkins County is simply not available . Family income is available , but excludes widows , primary individuals roomers boarders . Mr . Boynton said that they had to stick with the available figures and they are conservative . Mr . Francese stated that just using income as a . criteria is very nebulous . Mr . Christianson asked if this income figure is taxable income . Mrs . Holcomb said No since Social Security and other non - taxable income is used . Mr . Christianson said that Mr . Groff has made a very interesting ? oi.nt in his letter . It had been his thinking ( Mr . Christianson s )_ that federal housing for the elderly should be located where things are happening , that is , near the city . But the Point in Mr . Groffs letter is that there are some who would not really desire that . They would like a suburban setting . Mrs . Holcomb stated that she had requested the Tompkins County Department of Planning to do a Population Projection on the basis of growth patterns in the County of people over 60 years of age . A copy of this chart is made a part of these Minutes . According to . this chart the projected figure for 1970 was 8280 and 11 , 086 in 1990 . • Mrs . Holcomb asked if there was anyone who wished to add to Mr . Boynton ' s statement or who wished to question the Planning Board . Mrs . Beverly Livesay asked about the status of McGraw House , Mrs . Holcomb stated tihat presently there are 105 units occupied and they have a waiting list of 10 � There is a total of 121 people housed . There are three different criteria for McGraw House as follows ° 1 . The income limit is six tines ( 6x ) the annual rent or ,\ $ 15 , 420 . The rent is $ 215 per month . Income over $ 15 , 420 is not eligible . 2 . The 236 program . Upper limit is $ 63, 480 a couple and $ 5 , 400 for a single person . 10% more can be added under specific rules to reach $ 7 ; 128 . Rent is $ 120 pernonth . There is really no lower limit . 3 . Capital grants program v rent supplement . It is felt that money is going to be less and less available for this and residents who qualify are being shifted to 236 ( 12 people ) . Mrs . Nancy Krook asked about Maple Avenue project and West Village , Mrs . Holcomb stated that both have a 236 program and a capital grants piogran and a fair market rent . West Village has 24 units and 8 are allocated . Maple Avenue has 8 units and none alloca- ted . Mrs . Livesay asked if the multiple zoning that was granted for this area was granted to Kennilworth . Mrs . Holcomb stated that it was but the zoning change can be transferred . She stated further that Groff Associates owns all the land in the area including that on which the shopping center is built . Town of Ithaca Planning Board A10 - November 14 , 1972 • Mrs . IK:Look asked if the foregoing means that Groff Associates is responsible for the Kennilworth project . She was thinking particu - larly about the items not finished up there yet , such as the land = soaping . Mrs . Holcomb replied that that was essentially a legal question and site was unable to answer it . However as for the landscaping , there is money in escrow and the Town can go ahead with the plantings when it is , in the opinion of the Planning Board , the proper time of the year . Mrs . Krook asked further if there would be the same kind of situation here as was with the Kennilworth project , when the finished project bore no relationship to what was supposed supposed to be built there . Mrs . Holcomb disagreed that what was erected was not what was approved . Mr . Richard Fischer stated that he did not understand all the figures that were being quoted here and there . It appeared to Mr . Fischer that the various figures did not add up to justifying a need for housing for the elderly . Mrs . Holcomb stated that her figures indicated that there are a total of 302 available units and 219 coomitted . What you make of these figures is what we can work out in discussion . Mr . Edward Ostrander recited a lengthy tale about his friend in Horseheads , N . Y . who is director of the Bethany Retirement Center • there . His friend is ready with much information on the kinds of things needed for elderly housing and availability of recreation , busses , etc . Mxo . Ostrander stated that he would like to see a much more comprehensive picture of the Groff plan than has been shown here . Mrs . Holcomb stated that in this area the various groups are fragmented . There are bits of information here and there , but the information the Planning Board presently has is the most that anyone has . Mr . Ostrander stated that he would like to see a moratorium placed on any project like this until we have more facts . Mrs . Livesay wished to have further clarification as to where this project stands presently . She stated that it was her under - standing that Groff Associates owns the entire land , but there have been some sales such as the gas station on the corner of Judd Falls Load and Ellis Hollow road . She asked what the or gl.nal plan was for the multiple housing . It was stated that it was for 260 units of multiple . She asked what is the size of this federally supported housing . It was stated 100 units . She stated then that that is roughly one � third . of the site . She asked if this new proposal scotches all previous plans . She was told Yes . Mrs . Livesay stated that this all means that they ( Groff) have to start over for anything new , and , therefore , how does this building differ from the original proposal ? Mrs . Holcomb staged that the Planning Board has seen no plans . Mr . Francese stated that housing for the elderly is totally different from the other proposals . Mrs . Holcomb outlined the procedures that must be followed . IF a need is determined and the location is approved and IF the Town Board grants tax stabilization , then Groff must come back to the y Town of Ithaca Planning Board � 11 - November 14 , 1972 • Planning Board with a site plan and then we have a Public Hearing , The Planning, Board then melees a reconnendation to the Town Board in re these plans and then the Town Board will hold a Public Hearing , Mrs . Livesay stated that she was in sympathy with what Mr . NO Groff stated in. his letter re suburban setting but she was wondering ifthis particular location allows for this kind of setting e have we provided the sort of environment that people who want to live outside of the City desire by this site ? Mrs . Holcoub asked if there were any further comments on need . Mrs . Kroolc asked if the tax stabilization is granted and the project goes and then the elderly persons do not appear , what happens to the apartments ? Mrs . Holcomb asked Mr . Boynton to respond . Mr . Boynton stated that he would rather not expand on that question since he cannot really answer it because the Town Board would stipulate on this sort of question . This proposal is limited to elderly housing and it oust be used for elderly housing . i Mr . Francese stated that the terns of the mortgage state that it is for elderly housing . If the building remains eopty the mortgagee oust . nake payments until such tine as they cannot continue to do so . • Mrs . ICroolc asked if in fact there is a foreclosure and the ibuilding is Uoueiht would the new owner cone to the Planning Board or could they rent to anyone ? Mr ; Francese stated that tax abatement under the 236 program would no longer: be in effect . They could rent to anyone . There would be no chanSe in zoning : Mrs . Holcoub stated that there is no question of zoning at this discussion because the area has already been zoned multiple : Mrs . Livesay asked about the tax stabilization . She understood that it was for a fortyAyear period . Mr . Ostrander stated that in the reversion ( if the nortgage were foreclosed) the Federal government is no longer involved . He felt that as a taxpayer he would be underwriting a commercial ownership . Mr , Francese stated that Mr . Ostrander ' s thinking was not quite accurate . The building is not cheaper , the mortgage is cheaper . There is a shade of difference here . It is the federal government ' s opinion that the building will be filled (HUD letter attached) . A 100 - unit project is really very small . Mr . Francese stated that it is the job of HUD to see if the project is feasible . They do not do a need study , it is a benefit or demand study so to speak . Mr . Fischer felt that there was a discrepancy here with the number of units available on the one hand and with the nunber of units subscribed for on the other . He said that he agreed with Mr . Ostrander and his friend in Horseheads and their concern for expenditure of tax money for a commercial development . Mrs . Cathy Valentino asked if the subsidized rent is $ 12.8 , what f Town of Ithaca Planning Board - 12 = November 14 , 1972 is the fair market rent ? Mr . Boynton said $ 173 . 00 . He also said that they could rent: at the fair market value , but they must have at least 10 % low income and 10 % for the handicapped . A question was raised about tax abatement for rend: supported housing . Mr . Boynton stated that it is not a tax abatement it is a stabilization at $ 20 , 000 . Mrs . Holcomb stated that the $ 2.0 , 000 includes school. tax , town and county ta:; . The developers crust pay the water and sewer benefit charges and fire protection at full rate . Mr . Fischer said that nobody really wants this project to fail . He asked Mr . Francese if he heard him say that they have never failed . Mr . Francese stated that he had said that this type of project seldom fails . Mr . Fischer asked if there had been some failures . Mr . Francese said yes . Mr . Fischer asked just how long this program had been going so that we can have some background . Mr . Francese said that it came into being under the 1969 Tax Act . . Very few have failed in the 2 years that this program has been going . Mrs . Holcomb asked that the people now look to the question of this particular location for an elderly housing project . Mrs . Ho :Lcomb asked Mrs . Valentino and Mrs . Livesay , since theylivein that area , if the Rite Aid has a pharmacy . They said it did not right: now , but one was planned . • Mrs . Liz►esay stated that she did not see this site necessarily as a poor site for elderly housing . She had some opinions on what she would like to see in a site location - - accessible open areas , walkways , access by foot to other things . The roads in the vicinity of the project are very hazardous . One cannot walk the mile to the public transportation , that is , the bus at Mitchell Street and Ithaca Road . Mr . Fischer said he was wondering what he would want if he were retiring . He would want medical services . 'What is there in the way of medical services nearby? Or in the near future ? He stated that he does not see anything coning up there and he sees no trend towards that area . Mrs . Valentino asked how the proposed loop road for the Town affect this site ? It was stated that the proposed loop road runs between the shopping center and the proposed elderly housing . Mr . Ostrander asked just how detailed is the investigation from HUD ? He stated that his friend had very specific information as to churches , transportation on an hourly basis , etc . Mr . Ostrander asked Mr . Boynton how specific the questions have been that Groff Associates has had to reply to . Mr . Boynton stated that he has had to reply to some of those questions . Miss Emerson asked Mr . Boynton if one of the forms he had to fill out was # 2013 ? It is very detailed and she thought that that is what this Sentleman ( Mr . Ostrander ) is requesting . Mr . Boynton thought that that: was one of the forms they sent in . Miss Emerson asked if that form is available for anyone to see ? Mr . Boynton said he did not think it could be made available , since it is a HUD form . , Town of Ithaca, Planning Board November 14 , 1972 • Mrs . Valentino asked if anyelderlypeopleapplied° Maple Avenue ? The answer was no . How about pv tthe restofeunits ? Mrs . Holcomb said that when a request for housing in Maple Avenue was received they were being housed temporarily in West Village and will be moved to Maple Avenue when it is available . Mr . Francese said that he had a note about the site which concerns him . from a planning point of view . I-ie is concerned that the front portion of the site is being developed for the elderly housing project but not the back portion . There has been no mention of what is. going to happen to the rest of the site . He thought that it has a definite bearing on the elderly housing . Mrs . Holcomb asked if Mr . Francese ' s thoughts could not be turned around and say that if we approve the 100 units we could then have a say in the back portion . Mr . Francese stated that it was his feeling that Mr . Groff thinks he can develop the back portion just like the previous plans submitted . Mrs . Holcomb indicated that this would not be allowed. Mrs . Klaer stated that she was at a discussion of the Senior Citizens Housing Committee relating to accessability of this site such as getting to the hospital , to the Senior Citizens on Geneva Street , etc . , It was her opinion that none of the questions of the • Senior Citizens have been answered . Mrs . Livesay stated that: she felt that any arguments for accessability are wiped out because it is necessary to cross the road to get anywhere up there . Sidewalks are a very definite need . Mrs . Valentino stated that she had read a letter to the Editor not too long ago with reference to Titus Flats and particularly about sidewalks and the fact that they are not good . They are having a great deal of difficulty ( the older people ) even getting out to pick up their paper or mail a letter and , of course , they cannot get to Weston' s for fear of getting killed . Mrs . Klaer noted that the older people down at Titus will have a bus down there , but we have no idea on this project what might come . Mrs . Holcomb now closed the public informational hearing and further stated that the determination of the Board is that they will go into Executive Session and there will be no action taken tonight The matter of the Groff Associates proposal will be taken up again on November 28th ;, 1972 , at 7 : 45 p . m . Mr . Ben Boynton asked the Board what it is that they are going to consider. . Transportation? Accessability? Groff Associates ? Mrs . Holcomb staged that it would be a session for sorting out of . facts . cts . The Planning Board now retired into Executive Session .. The following are notes . Mrs . Holcomb said that the Planning Board . needs to look at the facts that we have and know what they say , and then think about what they say . Town of Ithaca Planning Board - 14_ November 14 , 1972 • Mr . Robert Scannell stated that he was unde impression that the question was one of tax abatementaandrnot eautax stabilization . Under tax stabilization , he did not have the same sort of concerns . As for concerns , his are - - crossing from the site to the shopping centre . No matter what kind of development goes in there we must have a traffic light . Mr . Slack noted that you cannot get then ' a oultaneously . Mr . Scannell stated that he thought we should txy . He further stated that as for Doctors , he just did not see ,� doctors these days running to people ' s homes . Mrs . Holcomb said that . she thought they meant the day to day visits to the doctor . She stated that her concern is not the proximity of the doctor - three blocks could be too far away . Mr . Christianson stated that he thought that this type of development would attract a different type of elderly person - - one who is more mobile . In the downtown developments you get walkers _ - people who do not drive or do not wish to drive . Mrs . Holcomb stated- that she has talked with a gentleman from the Senior Citizens - - Fred Morris - - and he asked what does this site provide that . the mobile person cannot get in any apartment • EXCEPT for the rent . Mr . Scannell stated that he would tend to agree with Mr . Groff . He did not think that we have the right to say that people do not want to live there . Mr . Francese said that HUD has hit the nail on the head when they say that there is a need for $ 128 rents . It must be remembered ' that they can rent for $ 178 . He personally believed that the income Units are too high for a tax stabilization . He questioned the justification for a tax stabilization . Mr . Robert Christianson asked if this is not a limited profit corporation . Mr . Francese said that he did not think so due to the accelerated depreciation . You can sell it after two years . Mr . Francese described the tax set up and how one can sell under a tax shelter . He stated that there were in his mind enough other benefits and so he did not see the tax abatement going along with it . Mrs . Holcomb stated that that is a determination for the Town Board . We have to look to need , need for subsidized elderly housing , and , is tiie location accessible . Mrs . Holcomb stated further that she was uneasy with the figures we have as to built and committed . McGraw was not filled up for a year and they filled up only after they got the 236 program . Mrs . Holcomb said that the Senior Citizens have no figures on need . Mr . Scannell said that as far as need - - this is a real touchy one . Mrs . Holcomb stated that it has been said previously by the Planning Board that the Planning Board should not look to need . Normally this is true , but she felt that when public money is Town of Ithaca Planning Board - 15 - November 14 , 172 involved , then we should . There followed a lengthy discussion of don- and and need . HUD feels that there is need - m Mr . Francese interpreted this as demand . need . Por . Scannell asked what is the difference between demand and Mrs . Holcomb outlined her interpretation : If a person lives in an apartment for $ 150 rent per month , can afford it is comfortable and well located , but chooses to move to an available it , at $ 123 , I say this is demand but not need . Mr . Scannell felt that it is entirely a natter of how you define the - terms . To live where you want to live is a need . Mr . Christianson said. that . need implies a lot of things to him - - being improperly housed , suffering , etc . , can all enter into need . . Mr . Frcincdse stated that he is not crazy about a housing development that is run by the developer and not by the federal or other government . Mrs . Holcomb noted that at Titus Flats , Mr . Alexander says that there are all sorts of programs going on there such as plays music , games , art , etc . McGraw is the sane with a paid , live - in director . This . project has none of these . If there are to be any such programs they will have to be done by the people living there on their own . Mr . Scannell noted that Mr . Francese had stated that the developer has the say on who goes in there . Mr . Francese said that it must be noted that some of those people will pay $ 178 . Mrs . Holcomb outlined the background for the figures that were given at the Town Board meeting . Mrs . Holcomb had another point . - - she talked with Frank Liguori and Mr . Masserian at the County Planning Office in re the population projections . It was an exercise in figures . If you assume that the 300 units presently available fill up and if they meet the need as, described by Mr . Christianson , an additional 100 units would fill. the need for the next 2.0 years . She asked if there were any other information that the members of the Board would like to have that you. do not have - - if we can get it . There seemed to be none . She asked, just what is their feelingforprocedure Mr . Scannell recormended that we take ten inuteoutoftheonextre . neeting and hake a decision . Mrs . Holcomb asked if each member of the Planning Board would call her sometime before the meeting on November 23 , 1972 , and give her their opinions . Agreed . The meeting adjourned at 11 : 20 p . m . Respectfully submitted , Nancy M. Fuller , Secretary . ROBERT A. GROFF • ATTORNEY Ai LAW 105 FLETCHER STREET HORSEHEADS , N . Y. 14245 LOU15 E. TARANTELLI November 14 , 1972 TELEPHONE RECENT 6- 3601 Town Planning Board Town of Ithaca Town hall Ithaca , New York RE : Senior Citizens Housing Project 100 Units - Ellis Hollow Road Gentlemen : It is our understanding that the Town Board of the Town of . Ithaca has rE!quested the Planning Board to investigate the ques - tions of " need for " and " Location of " the above - noted project and , assuming that: they find there is a :need and That the proposed location is acceptable , for the Planning Board to further examine the proposed plans and specifications for compliance with the zoning and planning regulations applicable thereto . On behalf of Groff Associates , sponsor of the project , I will address myself to the first two questions , leaving the plans and . specifications for submission following their being found acceptable to the Tompkins County Senior Citizen ' s Counsel . A meeting is already scheduled with that Committee and our architects for Thurs - day of this week . We submit that , until our prospective tenants are reasonably satisfied , there would be no purpose of our sub- mitting plans which may be modified . The question of " need " iIn Tompkins County and its environs of one hundred ( 100 ) units of - apartment - type housing for the elderly , disabled or handicapped persons of low ,- and moderate income can best be answered from the existing statistics and readily ascertainable facts . This proposed project has been examined by the United States Department of Housing and Urban Develop).-aent and found by them to be feasible for the Tompkins County area . The available statistics and information indicate Town Planning Board Town of Ithaca - 2 - November 14 , 1972 that there are presently more persons eligible for low and moderate income subsidized housing than there are units available . First , one must knew the standards of eligibility beforecne may determine how many meet those standards . The project , as proposed , is for elderly ( over 62 years of age ) , disabled or handicapped persons with low and moderate incomes , on similar projects , persons with incomes not exceeding Six Thousand Eight Hundred Dollars ( $ 6 , 800 . 00 ) per annum would qualify . The available County-wide statistics , relying on the 1970 census , indi - cate that in �Tompkins County only , there are seven thousand one hundred ninety - one ( 7 , 191 ) persons , sixty - two ( 62 ) years of . age and over . Likewise , the statistics indicate that 55 . 6 percent , or • 3 , 998 of these persons would have qualifying annual incomes . In Titus Towers , West Village , and McGraw House , there are 280 subsi - dized units for the elderly . The foregoing statistics show the " need " for more than the one hundred ( 100 ) units that we plan to provide at this time . In further substantiation of need , I am submitting to the Board , with the approval of David Armstrong , Executive Director of - e Ithaca Housing Authority , his report of November 2 , 1972 , which shows that for the available one hundred sixty - five ( 165 ) one -bedroom units , they have active applicants in the elderly , disabled or handicapped group of two hundred twenty- eight ( 228 ) , and of those 228 , they have verified , as eligible , two hundred twelve ( 212 ) and an additional twenty ( 20 ) applications are pending . It must be stressed that -these are low income applicants only and do not include the additional moderate income families which would be available for the proposed project . Over half of the proposed project could be utilized in merely fulfilling the present surplus of existing applicants of the low income category to the Ithaca Housing Authority . In addition to these , the proposed project would be eligible for the elderly , disabled and handicapped of moderate income . • Whenever one is to consider the immediate situation , it is also wise to take into consideration the projections for the future . Town Planning Board Town of Ithaca - 3 - November 14 , 1972 The report of the President ' s Committee on Urban Housing states that in the fifteen ( 15 ) year span commencing in 1960 , there is to be an expected gain of 4- . 1 million households of elderly persons . Tompkins County , alone , is projected to have an increase of three thousand ( 3 , 000 ) elderly households by 1980 . This should abundantly demonstrate not only a present but a future need of this type of housing . . The next question that should be considered is the location . We would like to make it clear that the feasible study that was done was for Tompkins County and / therefore , if someone can submit a more favorable site , we would be pleased to give it the greatest of consideration . We are not married to this piece of ground . • The site was approved in 1968 for multiple residence uses . It- is tis adjacent to a comprehensive shopping area and is serviced by all utilities . P•L7blic transportation is available within one ( 1 ) mile . The future Ring Road , servicing the greater Ithaca area , is adjacent the site . We assume the proposed project will not create any problem with regards the School System . It is indeed fortunate that there is an active group of concerned citizens who have effective programs dealing with recreation , health , and the general well -being of the elderly . I particularly draw your attention to the Senior Citizen ' s Counsel , Meals on Wheels , Tompkins County Extension Service , Tompkins County Public Health Department and the Golden Age Group , among others . All of these services would be available to this location . Where much could be said for the downtown location ; likewise , much could be said for this ctuiet suburban location . Why shouldn ' t the elderly citizen , who has given his best productive years to the community , have the right of selection between an inner - city loca - tion and a suburban locations If you answer that he should not have this right , than , of course , this site must be condemned . If your decision is that he should have the opportunity to make his free choice , than this site should be given your approval , • Town Planning Board Town of Ithaca - 4 - November 14 , 1972 I request that Mr . Boynton be allowed to make a tape record - ing of the Entire proceedings so that we may utilize the imput of this meeting in the future planning of this project . He also will present: to the Planning Board the proposed plot plan and architectural drawings as soon as they are finalized , following Thursday ' s meeting with the Senior Citizens Housing Committee . Thank you for your time and consideration in this matter . Vorytxuly yours;,; i Robert A . Grof , • RAG : js y 1 : _ . J ' aGan- ca ! ousl 'ire - ^, r'' r �-� TT G n Q C) 7 - n p P ^' 'v' t 1 f tl r, t. . {/ � �. a .L �_ t• .: L/ �.t . . _.t . l. . l.t .� �,v , -teat/ _ J_ �1 . _ it LC/ .l _ _ Vf . l / l. B � _.. L7 • . �r1S a _� lliJ.C"t C< ��:" '.T O -.r r? ,.: i, lPr J - �j �� 7 -� i;. -;� _i_ l. li .L' j.. c Vt`_ , �_ r:. Aa' �_Z•' l;. a lttr.�.� 11 b i �CO. 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' • r- . t, :'I Sr Vn-. ✓� It '1- .. oil 3161 t , AV I .. r ` HUD- 52109 C Mor 1970 _ `+•,;.j Bureou No . 63 • i'075` i_ Nr.) INj aTz ) FC T NIiM I • U . S . DEPARTMENT 0 : HOUSING AND UoBAN DEVEI. OPMENi i — ` '--- ---- - - - -- - - _=`-__.___ 1 � ` t -- _— _ r Loco . r I LOW - RENT PUBLIC HOUSING I r, ,, . .:: . . i ;•: t . J REPORT ON INITIAL OCCUPANCY ' I . GENERAL INFORMATION A . Date of : 1 . First application . . —� UF5 2 . Initial occupancy : Expected Actual E . . . . . . . . . . . . . . . . . . . . . . . . . . . . B . Monthly contract rents : 1 . Average rent from effective leases . . . . . . . . . . . . . . . GO 2 . Non-ledged housing projects . Estimated average rent required from tenants for solvency . . . . S 3 . Leased Housing Project si only . Average rent paid by to owners . . . . . . E II . INFORMATION BY UNIT SIZE • " TAL NUMBER Or BEDR03MS l - NUMBER (___ � . - T 3 - - Q - -- 5 6 y . - A . Number of dwelling � - - - - ------ - - - - - -� -- - -- i -- I -- --+ --- --�--• � units : i i I . . Programmed- - under executed or amended ACC P 2 . Available for occupancy ( 43 • A-Ij 3 . Under effective Tease j Lj hi .. i ---- - ---1- - - ---_.-r--i_----I. __•---_ I 1 I a . By tenants . . . . . . . . . . . . . ItI b . By LHA employees required j j to live in project j 4 - Not under effective lease . . . . . . . . . : ; ;- . ' 165 1- -- - -- t- =-1 -- - - - B . Number of applications : 1 . Active (B2 , B3 ) . . . . . . . . . . . . . . 8 2 a . Elderly on basis of age , disability �r j or handicap . . . . . ` . . . . . . 228 i I b . Displaced by government action or. natural disaster I ' 2 . Apparently eligible pending verification . . . . . . . i 4 3 . Verified eligible . . . . . . . . . . . . . . I . I MINORITY GROUP CATEGORY III - INFORMATION BY MINORITY GROUP CATEGORY TOTAL SNS^ NEGRO / ORIEN - OTHER NUMBER 1 CAN AMER- MIN011- minority ). BLACK INDIAN ICAN TAL ITI if A . Number of dwelling units occupied by tenants : 1 . Total (11A 3a) 77 a 2 . Elderly on basis of age , disability or handicap 3 . Displaced by government action or natural disaster . . . . . . . B . Number of dwelling units vacated during month I covered by report b 3 * Units are leased by members of the following minority groups Bi ac It Reeeons for vacating units Flood, 1 / c L i i-ts - 1 ? et l. P' i1ed t0 t Jf r' W. COMMENTS This report, shaU be prepared. by fhe LHA and two copies. mailed, by the close of business on the first work day following end of report period, so the Arta Office Reports Brlanch or , where there is no Aiea Office , to the Reports and Statistics Div ton illyke Reg�ol O( ����/� Dat e PTepared byJ ' ^� ' ` Title Executive DirectorSubmitted 1. 1 / 2 / 72 �f�t vtoue E4INeI0le„Ohealene C 7Vi �.. r. =', n •F '" r n r i� '� �':� � � U� i_ � . �_�,,, r' Q '- %r) mt n I r n:0. t77 . fi1 � .._ :_ . •.. , i J' , ,_' .: r2.'). t , � YI • i �j 1l Q 1. ?. 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OT /P n . c nroPrai1 C0U01e :CE GC' ' 1. f2r ` C` Cil Tli.i �i y0 �' 0 ? i_ G ? i10 are � ui_ �,".i_ 1� i_ 2 � Or 2j � _ _ ]it0 % h t �rO � l:':;. : _ . � a iCk _ C2. t f- Sint iu'+1 101 Cc "ra. ) ry r• i,a • C � Y' RSEi1C _;_i1Z , :C�lc � i 0R in i P C' S Z�1 � i 7 . E t7_ i. i c.TiGV1 i. re COY'! ej ": 010 S0 . 13. 1r ri O.Y' ke—t. �A pro r i p i n i • r , DATA 011 EXISTING FACILITIES ' FOR TI-9, ELDERLY November. 13 . , - 1972 Total , Committed . Income Rental imits T , 165. . 1064 , 000 ( s ) 25/ annual. 4 , 800 ( d ) q income .A ® �® MCGR1,11 . HOUSE 105 105 ( 27 ) 6xannual rent 215 . 00 ( 315 , 120 ) - 1 ( 236 ) ' 5 , 400 ( s ) 103 00 ( 64 ) 6 , 48.0 ( d ) 120 . 00 ( 13 Grants . 90 . 00 a 105 , n0 r T VILLAGE : 24 8 CFee ';Ta tuj. c : 25/ annual ' I income, �36 > (. 236 ) 123 . 00. M LI'L•E . LVENT 8 0 same. as West Village . 3021 219 io 1 t.(la-Utin. g List Information Titus Tourers Tliere Is a lis t - 6070 ? - it isnot .,, known how many on the li. � t are el. igllolc - Nr , lllexa.nder . ,. dduhts .that they can fill T ' tus Tourers with those on t'�a.e lisp ., McGraw d11111P Vilaiting • list of 10 " Allapl. f. Avenue Lc . �'°: �:,. , {:• : : West Vill. agee) No unprocessed applications ; no .wait-l' ' Iis ; 1. oil di I' .. • 1 Y . . , p wQr" �I F'o DEPARTMENT OF HICUSING AND URBAN DEVELOPMENT AREA OFFICES �o �rIJLI n(1 � N^ A R E A O F F I C E Buffalo , New York Camden , New Jersey tI'I I ,i.jj' 0 120 CHURCH STREET, NEW YORK , NEW YORK 10007 New York , New York ij yu 3d L'�u G Vp�3A3o N fa Newark , New Jersey San Juan, puerto Rico REGION II NovealiJc: r 10 , 1972 REGIONAL OFFICE NEW YORK , NEW YORK IN REPLY REFER TO : 2 / LM O •Ir . Peter Frarcese I'olon Planner . To :m. of Ithaca P . O . Box 610 Ithaca , N . Y . 14850 Dear 'tr . Francese : I am v7riting this letter in response to your telepb.one request of November 82 1972 , for information prior to . a planning board reefing of November 14 , 1972 concerning local approvals on 100 Section 236 elderly units to be located on Alis Hollow Road in the Town of Ithaca , V. lais diviQion conducted a housing zmarl.:et na _ ysi s of Tompkins County with field work during early April 1972 , on behalf of the Albany Insuring Office . Lased upon available data and information on occupancy existing and completin projects , we four••.d a need in market for an additional 100 units for Section 236 housing especially designed for tile elderly . This is additional to tae units in McCraw mouse a.nd public housing designed for the elderly located in Ithaca . For your inforrtlat: ion the one bedroom units in the LDC sponsored project are , . .tot designed for elderly occupancy . While it is not the specific responsibility of this division to determine site acceptability , our findings indicate that the Ellis Hollow Road site is suf - ficiently desirable to top elderly market demand in the entire housing market area . Specific site findings are the responsibility of tine Albany Insuring Office . Since tllis project has been funded and processed by them , they have found t1le site too suitable and acceptable , there are ma-ay examples of fully occupied elderly projects outside of downtown areas . At this time , SeJtion 236 regular income limits in Tompkins County are $ 5400 for l person andk$ 6480 for 2 persons , Each of these figures ares "net" of applicable exemptions which are p- --marily 10% of total income . In line with existinb c uthorizati. ons at the timen of project funding , 20% of the units will 6e available to lower incorIle elde " Ty }1oi15e 'nOldS under the rent supplement program . If I can be of any further assistance to you , please do not hesitate to call . Sincerely ,, i C�---l___ •✓/ . 'etc r�; �.i Paul M . Bannett , Chief Economic & iviarketAnalysis Division • New York Area Office is �+ ti Ilk LN ' lis t AM ::b its OftdL { it sh NX t' t r iss� n i --a f �� t r.: tY tt' Ore ° � nhF1J� Q�i s" , 161 ts is is 4 ! ofr�. is �1 'iss' ..js E El xi. � J 511 is i 1 � .Cv r_,�fmu r'-> . . •✓ Si y' .J' r.3;:`=•••- ^....-�a-��^�..,�..f. +- �•...�.- T �'^�==1: ""^.c'�_ , - - "�a:.-...c.cA..e..s:.�r.m� sit Cc C I T0`jPKT1\iS CGt1IvTY i� E' :�n, r:TI El T OF PLANiv' TTrG 00 rU'LA'l l 0N PFiO,TEC Z I ONTS Population by Cohort , Tompkins County , Selected Years 1970 - 19900 AGE GROUP 1970 1975 1980 1985 . 1990 m F M F m F m F PSI F 60 - 6 � 1 £ 1 1 - YI 5�� 1I' i o r 1 1 1 v` ' sem l s 1 '1 65 — 69 Vii, 794 101t) `rf 981 � 125 1 a! 981 � 13 �� 1 1 3 1512 1181 � 1562 70 - 74 �� 647 880 �,1 617 !1 88 780 1 1 lill" 4 89 1 190 884 1 75 — 79 1 4 2 , 2 `r r w �1 35 77 �� 459 71 X54 / _. 8 571, 930 581 979 H 80 — 8 �. h 232 44O 13 262 536 287 408 28 'i 520 1i 357 85 < c up 367 ;; 1 ( 2 '8 1 � _ 51 i j i 190 G 0 s 9 � + 1 1 Sub � otals .i34AI 48x9 % 68a 5200 k4G01 566 ?_ f '� G '( 2 6254 � 5 ?_ ?_ 6564 Totals �� 8280 8886 N 9663 �� 'd0326 � �� 11086 p 'opula tion pr o jectio::1 figures , from tee age of 60 years old and up of both the OPS and DOT Cohort Studies N,re re used , and averaged for local application by the Planning Department ,