HomeMy WebLinkAboutPB Minutes 1972-11-28 ice?
TMIN OF ITHACA PLANNING BOARD
November 289 1972
A regular meeting of the Town of Ithaca Planning Board was held
on Tuesday November 28 , 1972 , in the Town Offices at 108 East Green
Street , ItAaca , New `fork , at 70* 30 p . m .
PRESENTS Chairman Barbara Holcomb Robert Christianson Sam
Slack , Robert Scannell , Maurice Harris , Daniel Baker , Arnold Albrecht ,
Peter Francese ( Planning Consultant ) .
ABSENT * Frederic Scott ,
ALSO PP,E;; ENT : There were approximately 50 people
the meeting and six members of the radio present at
press and TV .
CONTINUATION OF PUBLIC INFORMATIONAL MEETING ON GROFF ASSOCIATES
PROPOSAL FOR HOUSING FOR THE ELDERLY ON JUDD FALLS ROAD AT ELLIS
HOLLOW ROAD .
Chairman Holcomb opened the meeting. at 7 ° 45 p . m . She stated
that the Town Board of the Town of Ithaca had requested the Planning -
Board
for an advisory opinion on the need for additional elderly
housing in the 'Ithaca area and the appropriateness of the site for
elderly housing which was proposed by Groff Associates on Ellis Hollow
Road . The Planning Board held a preliminary lengthy discussion on
November 14 , 19722 whereupon the Planning Board members wished to go
home and digest what they had heard . The discussion will now b
continued at this date . e
Mr . Scannell stated that he had seen nothing to change his
opinion that there is a need , none of our figures having indicated to
him that there is not a need . The site he stated , is not necessarily
the best but he felt that it is adequate for this particular use .
Mrs . Holcomb stated that the tenant figures for Titus Flats
are higher than had been stated previously . Mr . Scannell asked if she
meant that they are more filled up . Mrs . Holcomb said that they were
and that more are coming in all the time .
Mrs . ls
ted a report on the present status of the Planning1comb Board ' seinvestiga}^
tion into the need and app
housing for the elderly . Thilsreport swas reaof the dGyallrthe
bfsmembers
present and is also attached to these Minutes ,
Mr . Scannell stated that he thought Mrs *
very fair . Mr . Slack agreed as did the rest of the Board ,
was
Mr . Slack stated that he agreed that the need is there , but
he disagreed with the adequacy of the location :
He felt that the
location is not in the best interests of the elderly . Mr . Scannell
asked him why . Mr . Slack said that walking and crossing are bad and
that Mitchell Street will eventually become a very busy thoroughfare .
Mr . Scannell felt that there was adequate space for sidewalks
and that he really did not think that the road is going to be another
State highway . He felt that it would be just like any other stree
He stated further that if the ring road is built we st .
hould solve the
problem then . Mr . Slack said that he would rather solve the problem
Town of Ithaca Planning Board - 2 - November 28 , 1972.
now than later . Mr . Scannell said that he agreed if everyone ' s crystal
ball is that good , but he still did not think that there would be that
much traffic .
Mr . Christianson stated that he would like to temper both views .
He thought that there is no such thing as " the elderly" . Perhaps it
should be referred , to as the mobile elderly and the walking elderly ,
He thought that this site would attract the mobile elderly . Perhaps
our concern for walks , etc . need not be as great as if it were down -
town , He thought that the people who go in up there are not the ones
who want to go to the park .
Mr . Scannell agreed with this and said that walks etc , are not
his major concern ; He . said that he had a vague , feeling that this
might be a tax dodge .
Mr . Christianson continued on a definition of old elderly and
young elderly . He asked if there were any plans for the elderly
specifically ,
Mr . Ben Boynton said that this project is very definitely
geared to the elderly . The whole planning is for the elderly with
recreation on the site which has proved to be a very valuable part of
the overall concept * There are programs which are set up specifically
for the elderly ,: Mr . Boynton said thatit is somewhat difficult to
answer Mr , Chri ;stianson ' s question specifically . There are rams
pro
that are specifically requested by HUD * Groff Assoc . also findthatintegration with other apartmentsU such as the apartments which they
propose at the back of the site , which will be for whole families not
for elderly , is desirable . Most people in the elderly group would
like to stay in a group close to other families but not a part of them .
There are security facilities in each bathroom and in each bedroom
( pull cords ) , all of these things being planned for the elderly . There
are also set ups for wheel chair operation and ambulance access . And
there are specific programs which are developed by the HUD office for
this particular type of housing .
Mr . Boynton set up a map of the Town of Ithaca . It was a color,
keyed map showing major rocery stores local grocery stores , banks ,
churches , entertainment golf , bowling , bus lines . There was also an
over- lay showing the availability of water and sewer . The site
chosen by Groff Assoc . for development for housing for the elderly
seems to have a pretty good cross - section of all of these things .
Mr . Boynton described the thinking of the developers as to why they
arrived at this sites such as topography and density . He also stated
that this would be a two- story building with no elevators . There were
a .few questions from the floor . Mr . Boynton was asked if he had
talked to the elderly people who will be involved . He said he had .
Another question was why they picked out certain sites as possibilities
as Mr . Boynton had mentioned when he referred to . the map . Mr . Boynton
stated that it 1was because certain other sites were available . Mr .
• Boynton introduced Mr . Groff and Mr . Blair who are from Horseheads ,
N. Y . and Elmira , N. Y . respectively . Mr . Groff was asked what the
connection is of Groff Assoc . to Kennilworth . Mr . Groff stated that
Kennilworth is their tenant . He stated further that there is no
connection on this proposed site with Kennilworth . Mr . Boynton read a
letter he wrote to the Town of Ithaca Planning Board dated November
Town of Ithaca Planning Board , 3 -
November 28 , 1972
28th , 1972 , as follows :
POMy 7 page letter to you has been discarded - as has been my
3 page letter and my 2 page letter .
You have been asked tw* questions concerning EHEH ( Ellis
Hollow Elderly Housing) .
LOCATION ;; The accompanying map will , I am confident , convince
you , asIt as proved to me , that the Ellis Hollow site is the best
possible site for a low- rise ( 2 story) group of homes for the elderly .
Details of the site plan are not matters of consideration tonight .
All details will be brought to you for site approval if you and the
Town Board approve the site and the tax abatement .
My greatest concern is transportation . Even in downtown
Ithaca M. of the elderly ( mean age 74 ) most frequently use automobile
transportation ; 20% walk and 9% use the bus . 75% say they can
comfortably walk �2 mile . For those who need it EHEH will have regular
transportation .
NEED : The question of " demand" vs "need1Q has arisen . Conflicd
`
ting and wgdely different sets of figures have made your decision
difficult . I am not here to settle any internal communications
problems we may have in this community - only to report the actual
facts . During our last meeting the figures I presented were correct .
In Titus Towers ,, out of 165 units , 116 were actually filled and 155
committed . Present occupancy figures will be reported accurately on
• December 1 showing an excess of 130 units occupied . Applications have
increased since the last report , copy of which you were given last
meeting .
H . U . D . has confirmedi reconfirmed and re- reconfirmed their
market analysis ,. McGraw and Titus are concrete evidence . EHEH will
be serving an even broader market ,
Philosophically , this is no gravy train . Rents are geared to
the traditional 25% of income « For those elderly who need additional
support it will be provided . These are not luxury apartments ; just
sound , attractive and snug . A Public Health nurse put it best - What
a wonderful change of attitude comes over these people when they move
in .
I will not detail the conversations with older people which I
have had except to say that there are elderly now living in cramped
quarters without bathroom facilities in their apartments ; . elderly with
roofs that leak ;elderly who sit alone all day ; elderly who have
found they must sell their homes and would welcome a place such as the
one we propose with a little land and without elevators .
I hope you will give it to them , "
Mrs . Holcomb asked if there were any questions .
• Mr . Slack asked what is the percentage of low income residents
that is required? Mr . Boynton stated that he had two figures .. one is
20% and one is '10% . He said he believed it is 10% .
Town of Ithaca Planning Board - - November 28 , 1972
Mr . Albrecht asked if age is the only requirement , Mr , Boynton
said age and income , A person must be over 62. years of age and if
single have a net: income of not more than $ 6 , 000 or if a couple a net
income of root more than $ 7 , 128 ,
Mr . Mark Eisner asked what would happen if the apartments are
built and then do not fill up , Mr , Boynton said they must be filled
with elderly .
There were several questions from the floor with regard to
Kennilworth which were ruled out of order by Chairman Holcomb .
Mr . Francese asked if this were moderate income housing , Mr .
Boynton said yes .
There was -a question from the floor as follows4 If the elderly
persons cannot be found to fill the places built and if for some reason
the builder loses his investment and the builder cannot meet his- pay"
ments and the tax abatement stops and the building is sold off can the
builder bid on the property and buy it ? There was no answer to this as
no one seemed to know,
THere were further questions on Kennilworth which Mrs . Holcomb
disallowed merely saying that the Planning Board shares the concern of
the people and that they have learned a lot from that project . Mr .
Groff wished to state that we are now sharing a. concern for the elderly .
Y
Mrs . Holcocob stated that if the Town agrees on the tax abatement
there will be a contract between the Town and the Developer: That is
the business of the Town Board and the Developer - the job of the
Planning Board is merely to react to this proposal and give their
opinion to the Tonm Board :
Mr . Boynton pointed out that some people have been asking for
plans . He stated that the developer wants to do this step first that
is , obtain approval of the Planning Board for the proposal and receive
the tax abatement based on that approval from the , Town Board , the
School Board the 'County , pard of Representatives , and then face the
expense of pians Uhich will then be brought to the Punning Board for
review . ,
Mrl Gustinian stated that he was concerned with the business of
not filling up the pro ect . He felt that the developer would then go
out of the County and bring in people to fill it up .
that that is essentially correct but that the point is�noto hatntheyd
go around searching for people all across the country to fill it up ,
The point is that .anyone who meets the requirements can live in
ents are housing . Mr . Francese added that the res
idencunconstitutional , Mrs . Holcomb stated fur herythatuthemfederal
only require - - : :; . ;
ments are age and income ,
Mr . Dave Allen asked again if this proposal is being submitted
by the same people as the Kennilworth project in simply a new form .
•Mrs . Holcomb again stated that there is no connection between Kennil -
worth and Groff . Mrs . Livesay asked if Kennilworth Just lea
ses the
sb. opping centre and the parking lot . Mrs . Holcomb answered yes and
repeated that there: may not be any more questions relating to Kennil -
worth . Mrs . Livesay stated that her question was about the Barnes '
Town of Ithaca Planning Board - 5 - November 28 , 1972
property and whether it had been designated as a recreation centre .
It was noted from the floor that no one was looking at the big
picture on the project .
Mrs . Holcomb stated that there seems to be a discussion here of
the well - elderly and the ill - elderly and the moderate income elderly .
These are three separate problems with three separate places to dis -
cuss it . Mrs . Holcomb addressed the Planning Board members and
stated that she wished to separate the discussion into two pieces . An
expression of opinion was asked for . As for need , it appears that
three members of the Board say there is a need and two members of the
Board say there is not a need . Mrs . Holcomb said it was her opinion
that the Planning Board has not proved that there is not a need .
Mr . Albrecht said that he would be surprised if there was not a '
need .. Mr . Scannell stated that he thought that there is a need and
that if there were not a need , it would be very easy to prove that
there is not a meed . Mr . Baker felt that there was not a need . Mrs .
Holcomb said that she thought that the Planning Board should report
to the ToGm Board that they have not proved that there is not a need .
Mr . Christianson stated that he is not sure there is a need , but he
_ did feel that tliere is a demand .
After Considerable discussion , it was noted by Mrs . Holcomb
that the majority of the Board ( 6 - 1 ) feels that there is a need and
that the entire Board feels that there is a demand .
. Mrs . Holcomb now referred to the second piece , and that is the
matter of approljriateness . Mrs . Holcomb read from her opinion paper
with regard to ap ropriateness ( see attached opinion paper heretofore
mentioned , page 1� .
Mrb Christianson said that he still cannot get very excited
abouts the need ;for transportation as being a big factor in this
particular development or even sidewalks . Mr . Slack said that he
still had some :reservations but he felt that with adequate transporta-
tion they can be solved . He stated that he agreed with Mrs . Holcomb ' s
opinion . Mr # Scannell asked Mr . Boynton if he understood correctly
that transportation would be taken care of in some manner . Mr . Boynton
said yes - a mini- bus is in the plans . Plans for transportation are
being incorporated ,
Mr . Eisner pointed out that some people will walk and it is
very dangerous ,
Mr . Maurice Harris stated that he thought transportation can
become a problem . Mx . Baiter felt that it depended on the age group
that is attracted to the development . Mrs . Holcomb stated that is was
her strong feeling that public transportation is of paramount import-
ance in malting it possible for the elderly to reach needed facilities
not in their immediate neighborhood . Thereforeoit is her firm
recoranendation 1that if elderly housing is builton this site that the
developer be rewired to provide transportation to connect with the
bus
Ov8ttm until such time as public transportation may be provided
to tads site . The developer ' s responsibilities for provision of
transportation ;should be clearly spelled out in the contract formulated
S
Town of Ithaca Planning Board - 6 - November 28 , 1972
between the developer and the Town .
Mr . Scannell said that he thought that this should come in as
part of the whole plan for the development . Mr . Christianson said
that he hated to see them tied into a mini - bus and not have it used .
Mr . Scannell thought that it should be tied into public transportation .
But , in any event , Mr . Scannell felt that there definitely rust be
adequate road crossing facilities from the housing site to the
commercial, site : This could be provided by a traffic signal , underpass
. or other appropriate solution . Mrs . Holcomb repeated that she felt
the transportation question should be incorporated in a contract with
the Town Board .
Mrs . Holcomb asked if there were any other comments on location .
Mr . Albrecht stated that he did not know whether you would find any
any better .
Mr . Eisner asked if the Schickel land is available . Mrs .
Holcomb said that it is not .
Mrs . Holcomb presented the following summary :
As far as need is concerned the majority of the Board feels
that there is a need for additional elderly housing in the Ithaca
areas that the whole Board feels that there is a demand for elderly
housing at this rent level ; that the location is acceptable if the
problem of public: transportation or an alternate is provided ; and , it
is recommended that the spelling out of the way the transportation
shall be provided shall be incorporated in the contract entered into
between the Town and the Developer :
Mr . Harri6 asked if there is anybody concerned about this loop
road . Mrs . Holcomb referred to Item 5 on the opinion paper which was
accepted by tiie members of the Planning Board . Item 5 reads : "Whenthe proposed loop road is constructed attention must be given to
adequate road crossing facilities from the housing site to the
. commercial site . This could be provided by a traffic signal , under"
pass or other appropriate solution .
Mr . Scannell said that he did not think that the loop road is
going to cause any problems and should it , we should make adequate
provision at that time .
Mr . Phillips asked the Board to please not underestimate the
traffic problem and that it will grow . If that road goes through just
thing of the problems of wort; schedules .
Mr . Ostrander asked Mr . Boynton and the Planning Board if they
truly have talked to the senior citizens . He was told yes .
Mrs . Livesay stated that she was opposed to all the thinking
that when there is a problem you will atend to it . She said that she
true'. ?-pow these thinggsgo and you will not be able to very quickly
w1 _ - .ere Is a problem - thing of Stewart Park .
"INT „ "cannell said that he could not see an overpass or an
unde .cpass zur the elderly . He said he could see a stop light .
Town of Ithaca Planning Board - 7n Novenber 28 , 1972
Theme was a comment froo the floor about looking at the long
term perspective - roads , traffic , etc . , just like in the zoning
ordinance ,
Mrs . Holcomb said she thought the Planning Board tries to do
that .
Mr . Iden-an referred to transportation . He said that in this
type of development he did not think transportation is really as bad
as what is being made out . As far as bussing he did not think it is
realistic .
Mrs . Holcomb stated that since there were no further comments
then the recommendation previously agreed to will be _ presented to the
Town Board ,
PUBLIC INFORMATIONAL HEAPING ON THE PROPOSED ZONING , OI'IDINANCE .
Mrs ; Holcomb made a preliminary statement stating that this
oeet .ng is listed as a public informational hearing . That does not
caean ; that there will not be more . The Proposals that you ' will hear
now are a revision of the ehearings ethat you heard last spring . The
Planning Board has taken into consideration everything that was said
at those three meetingsL
•
Mr . Francese gave a brief background to all the thinking that went into the zoning ordinance . The County land use map of 1968 was
a basis . The County of Toopkins is divided into 5 differing types of
areas approximately . They area p1 . Presidential , 2 . Forested areas ,
lakes and ponds „ outdoor recreation areas , golf course , 3 . Commercial ,
light industry and heavy , 4 . Farming , 5 . Compoeite of all . The Town
of Ithaca divides itself into five neighborhoods according to
topography , 1 . Northeast 2 . East Ithaca , 3 . South Hill , 4 . South-
West Hil5 . • North-West Dill . It is the feeling of the Planning
Board that each of these neighborhoods should be treated as an
entity . Mr . Francese also outlined the thinking of the Planning
Board as they looked to new proposals such as transportation , secon-
dary roads , tertiary roads . There are many things to keen in mind
when looking at goals and objectives of the Town . The Master Plan
of 1954 for the Ithaca area which was drawn up by The Greater Ithaca
Urban Planning Agency was also taken into consideration, Mr . Francese
stated that the zoning districts are divided into five areas -
1 . Residence (R) 2 . Business (B ) , 3 . Industrial ( I ) , 4 . Agricultural
(A) , and 5 . Public ( P) . Mr . Francese noted that in the Public district
It is possible for the Planning Board to hake reasonable requests of
an Institution * The purpose of the Agricultural district is to
. prevent the real. crush of the developer . It is to be noted here that
the Summary of the proposed zoning ordinance is hereby attached to
the official Toum Office copy of the Minutes and will be filed with
it , This sum . aY'Iy was passed among the Board Members and the people
prc, sorit by Mr . Francese ,
Mr . Herbert Mahr presented a paper entitled " Comments on a
rf. . . prr, "sed Zoning Ordinance which he read . His paper is attached to
.- Y. ficial copy of these Minutes and is on file in the Town Office ,
Mr , Nlahr stated that there is no detailed Statement of Intent
Town of Ithaca 'lanning BoaLd - 0 - November 23 , 1972
in the proposed zoning ordinance . He thinks it should be spelled out
so that you have a specific thing to say to developers . Give
developers percentages of types of housing to wort: within .
Mr . Mahr stated that the ordinance discriminates against the
medium and low income wage earners . He quoted from an interview in
The Ithaca Journal with Peter Francese in April 1972 . He stated that
according to the 1970 census 63% of the families in Tompkins County
are earning less than $ 12 , 000 a year and 76% of the families are
earning less than $ 15 , 000 a year . He asked the Board how they felt
about educluding that many people from Iiving in the Town . He astted
them to thine: about the fact that such discrimination in housing are
the root causes of busing problems , crime and alienation , and finally
is it not against the fundamental propositions of this country ? He
stated that we could have people of low and piddle income here if we
reduce the lot size requirements . He suggested having a 5 , 000 sq . ft .
requirement for a $ 10 , 000 hone , 15 , 000 sq . ft .. for a $ 30 , 000 home ,,
30 , 000 sq ft . for a $ 40 , 000 hone . He asked the Board to compare this
with the tads law - how absurd It would seen to impose the sane amount
of income tax on everybody regardless of income , He suggested dor
developersthey ;should be encouraged to have a diffusion of apartments ,
row houses , etc . and low income , middle income housing by giving better
lot size deals to those developments - over the ones that are for
$ 40 , 000 and $ 50 , 000 homes . Mr . Mahr stated that the zoning ordinance
encourages the fdroation of ghettoes . He suggested that there should
be no R2 and no I`- 3 but that all residential types should be diffused
• throughout the Td n . And finallyMr Mohr stated that no ' orderly
growth" can occur without a traffic control and circulation system
throughout the Town . He noted that the only " parenthetical" statement
of intent ; viz . , ` ° to guide orderly growth of the community" is
violated by this same ordinance in that it fails to mention the
traffic which will accompany growth . If nothing is done it will
happen in a disorderly fashion . To guide orderly growth an Ordinance
should provide for land to be set aside now for a town-wide traffic
circulation system . Additionally , Mr . Mahr stated that the ordinance
was arbitrary , It leaves too ouch up to the Planning Board and
further , that the conposition of the Planning Board with their
particular life style causes unique problems for the average wage
earners .
Mr . Phil Allan presented a petition to the Planning Board with
respect to the area between Coy Glen and Bostwick Road . The petition
is a request to consider that area as an agricultural district . He
gave f.he following reasons ; 1 . The land is owned by agriculturalists .
210 s � is pretty rough country , not at all the site for housing .
30 those who signed the petition are not interested in having their
lane cut up into developments . Mr . Allan stated that he would like
to � ! :`brsent this petition with the idea that it will receive due
co . _ *aratiin . Mrs . Holcomb accepted the petition on behalf of the
Board .
® Mr . Richard Ber ;gren requested that the Planning Board consider
a of triangular land at Coddington Road and Danby Road as
iKr . Mark Eisner commented on Mr . Mahr ' s paper . He stated that
at., wuo not sure that one -half an acre does exclude that many people .
,
Town of Ithaca ]Planning Board - 9 � November 28 , 1972
He saw diversity as lying in the cluster . He further stated that he
was wondering just how the zoning ordinance is going to make sure
that density is controlled . It should be - spelled out . He asked
about designating roads as such and such - is it unreasonable to
consider zoning for roads ? Mrs . Holcomb stated that the State has
already designated roads in the County as primary and secondary .
Mr . Robert Maier spoke to the question of the document being
arbitrary . He c, tated that you oust spell out these things more
clearly . What is too dense , what is too congested a road? He
thought that these standards can be determined and should be incor-
porated in this document .
Mrs . Beverly Livesay stated that the Planning Board has put the
multiple residence district bask as a floating zone in place in
Residential districts and she understands why , but she did not think
that anything has been done so that you can be sure to get a spread
out . Her question was , would it not be possible to have at: least
• suggested areas w areas that might be termed appropriate foie multiple
residence areas , trailer~ parks , for the sake of developers as well as
for the residents ?
Mrs . Holcomb said that the Planning Board tried that approach
and it did not work ` Mrs = Livesay stated that she was suggesting
that navy places be zeroed appropriate . Mrs . Holcomb said that the
® Planning Board would sugnestithat she night like sone of the conditions
that are set forth such as major roads , availability of sewer and
water , etc. Would that not be enough ? The Planning Board runs up
against this when they think about adding this type of clause .
Suppose this piece of land never becomes available ?
Mr . Sexsnith asked if there is any provision for orderly
growth ?
Mrs . Holcomb stated that the minimum lot area is 15 , 000 sq . ft .
only if water and sewer are available . It is necessary to get County
Health Department: approval for lots without sewer and water and they
decide the square footage required .
Mr . Sexscai. th stated that it was perhaps time for the Town to say
which areas are now more suitable for developing to prevent scattered
sprawl . _ .
Mr . Francese noted that this is a very difficult thing to do .
He said suppose that since there is water and sewer on South Hill we
push all development up there and say there can be nothing on West
Hill - the Town could be sued very quickly . Mr . Sexsnith said that
his final comment would be that he would hope that the Planning Board
would have some input into growth and development and water and sewer
development .
Mr . Mark Eisner noted that the Planning Board makes these
decisions as they come up . He would argue for having these things
spelled out .
Mr . Phil Allan asked if the Town had a definition of family .
Mrs . > Holconb said yes . Mr . Allan stated that he would like to
Town of Ithaca Planning Board - 10 - November 28 , 1972,
encourage that the enforcement parts of the document be stated very
carefully . They, are presently ambiguous , there must be teeth in
enforcing the ordinanceo
Mrs . Holcomb pointed out that the Town of Ithaca has growing
pains , some changes must be made .
Mr . Phillips wondered if this document as amended is the final
ordinance . He was told that it was a like a working paper to be used
as background for the ordinance . Mrs . Holcomb said that there is a
next big step a we work with what we have and then go ahead and
draw it up more tightly .
There was a question from the floor about a clarification of the
wording in the Agricultural District , Mr . Francese outlined the
intent of the ordinance to prevent the uncontrolled development of
land in an agricultural district for residential or other purposes .
If land is zoned agricultural that is its primary use :
Mr . Peter Willing asked just what is envisioned for tax relief
for agricultural area . Mrs . Holcomb stated that the assessment office
handles that question , but that zoning does have an impact on their
decisions .
Mr . Phillip :s suggested that instead of saying 30 feet from the
lot lines , sinpl;;� say 30 feet from the edge of the right - of-way .
® Mr ` Saunders asked about the location of the ( P) areas . Mrs .
Holcomb stated that the new zoning ordinance will have a map .
Mr ; Eisner asked about projections as to population - what does
the Planning Board see as coming ? Mr . Francese noted that we have no
crystal ball but he did not really see too rampant a growth . Mr .
Francese stated further that he did agree with Mr . Mahr that the
ordinance does gear ' itself to a residential community .
Mr . - Herbert Mahr wished to point out to the Planning Board on
Page 10 of the summary the use of the words " existing or planned
road", * He noted that it was the general opinion of the people at the
meeting in February S , 1972 , to delete " planned" . He asked again
that the Board delete the word QOplanned" . He would also ask for two
naj or highways .
Mr . Battloste, 11a stated that he lives on Slaterville Road and is
concerned with : the new road that is coming up to catch Route 79 on one
side and the proposed by- pass on the other . If cooperation could be
obtained with the Town of Danby could another location such as German
Cross road be used to hook to Route 79 ,
Mr . Francese: noted that it was his opinion that the piece of
road Mr . Battiste. 11a questioned is redundant and he outlined a better
solution on the map . Mrs . Holcomb stated that we have problems with
roads which are z!esignated on the offical highway nap . They are
legally proposed Town roads . It takes the same kind of procedure to
get them off the map as to put them on . The Planning Board can make
a recommendation to the Town Board but it has to be a separate
procedure from a zoning procedure .
Town of Ithaca Flanning 'Board' - 11 - November 28 , 1972
Mr . Phillips asked if the Planning Board were aware of the work
the Array Corps of Engineers are doing there in the Water Shed . Mrs .
Holcombsaid yes - at the direction of the Cayuga Lake Basin Board ,
Mrs , Nancy Krook asked . if the people on the Planning Board were
working in liaison with the people who are working . on the new , hospital .
She stated that the Planning Board must be aware of the traffic
problems and they should be talking with the people who are thinking
about moving the hospital .
Mrs . Holcomb stated that the Town Planner has been approached
by King and King , the company making the hospital report to the County
Representatives . Their report has not yet been submitted . Mrs .
Krook asked if the Planning Board has told theca about the transporta-
tion problems . Mrs . Holcomb said yes s Mr . Francese has spent several
hours with them .
Mr . Maier stated that this document submits the people to a
piecemeal growth and a crisis development .
Mrs . Holcomb stated that within the powers that the Planning
Board has in order to meet the long range problems , they are trying to.
. do so . There are . areas in which . the planning board has no say , however ,
they can say , that if the hospital goes some place , they can put in a
road .
Mr . Francese noted that the people are trying to get the zoning
ordinance to do Wore than it can do . The zoning ordinance governs land
use . Mr . Maier ,said yes - but on a piece meal basis , crisis by crisis .
Mrs . Holcomb asked Mr . Maier just how would he do it . He
stated on a percentage basis , by high density per neighborhood .
Mrs . Live .say noted that a committee was appointed five years
ago to study the zoning ordinance . They saw then that you cannot come
up with a zoning ordinance until the master plan has been drawn up .
Mr . Mahr wished to recommend to the Planning Board that they
read the " Zoning Game " by Richard Babcock. He also stated that he did
:not think it is illegal to say that one cannot develop a particular
niece of land for say five years .
Mr . Monkeoeyer asked if the Planning Board will now go to the
Town Board with the proposed zoning ordinance . Mrs . Holcoob said no .
Mr . Phillips wished to point out that this community is not an
1 ° unstudied" community . There was a study and report made way back in
1900 . He said that it has been a very much studied community . Many
things have changed that is true , such as economic changes , but there
is a whale of a lot of data
. Mrs . Holcomb noted that a very famous planner once said that a
easter plan was designed to be changed .
Mr . Phillips noted that if the ordinance did not have a Board
that could change it , then we do not need it .
}
Town of Ithaca Planning Board - 12- Novenber 28 , 1972
Mies . Holcomb closed the neeting at . 10 : 45 p . n .
SECRETARY ,
After discussion , it was MONIED by Mr . Maurice Harris that the
fee schedule for the Secretary of the Planning Board be set at $ 25 . 00
per neeting and that transcribing be set at $4 . 00 per hour . Seconded
by Mr . Scannell . Passed unanimously :
Respectfully submitted ,
Nancy M. Fuller , Secretary .
-ti
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• � November 1 , 1972 .
PROPOSED ZONING ORDINANCE
• TOWN OF ITHACA NEW YORK
SUMMARY
� 9
BACKGROUND AND PURPOSE
The first zoning ordinance of the Town of Ithaca was
enacted in 1. 954 and revised in 1960 , and 1968 . As it . was
amended , this ordinance is based on the Ithaca Urban Area
General Plan. completed in 1959 . Since 1959 the Town ' s
population has grown more than 70% . Other changes , such as
new state highways , and water and sewer extensions have
occurred . These changing conditions have necessitated
adapting the 1959 plan to the projected land use in the
• next decade . However , the basic policy of that plan - - to
guide orderly growth of the community - - ais still in effect .
The major changes which have occurred in the master plan
have been in the location of shopping facilities and high-
ways . The master plan shows the location of . . four shopping
centers in the Town none of which have been built or are
planned . They are on ( 1 ) Warren Road at Route 13 , ( 2 )
Coddington Road near Kendall Avenue , ( 3 ) Bundy Road at
Route 96 and ( 4 ) Route 79 near the City line . The first
has been built at Triphammer and Route 13 , the second is
planned at King Road and Danby Road and the third and fourth
have not been built due to insufficient growth on West Hill .
The changed location of proposed connector streets on West Hill
a
Proposed Zoning Ordinance Page 2
will undoubtedly affect the location of these centers when
• and if sufficient growth occurs in that area . Proposed new
highway locations are shown on the enclosed map . .
DEFINITIONS AND ESTABLISHMENT OF DISTRICTS
The ordinance begins with a list of definitions .
The purpose of these is to clearly define for the purpose
of this ordinance what is meant by a "home occupation" or
" mobile home " . Not all words used in the ordinance are
defined in this section . Those that are not can be assumed
to have their customary dictionary meaning .
The Town of Ithaca is divided into five different types
of districts , as follows :
( 1 ) Residence (R)
( 2 ) Business ( B)
( 3 ) Industrial ( I)
( 4) Agricultural (A)
( 5 ) Public ( P)
Each of these major classifications has one or more sub -
" categories .
The residence categories are as follows :
R- 1 : Single Family Residences
One or Two Family dwelling units on individual
lots no smaller than 15 , 000 square feet .
R- lmC : Cluster Residences
One Family dwelling units , at an overall density
Proposed Zoning Ordinance Page 3
of no greater than 3 . 5 per gross acre , which
have been clustered together to permit consoli-
dation of the open space .
R- 2 : Multiple Family Residences
Four or more dwellings per building at an
overall density of no more than 12 units per
gross acre .
R- 3 : Mobile Home Parks
Mobile homes grouped on lots no less than 5 , 000
square feet each , or
{ units per gross acre) .
0
Business categories :
B - 1 : B - 1 commercial districts are for small neighbor-
• hood convenience stores .
B- 2 : B - 2 commercial districts are for regional
shopping centers .
Industrial categories :
I- 1 : Industrial district for light industry (hand
assembly of small prefabricated items ) .
. I- 2 : Heavy industry (manufacture of heavy equipment) .
Agricultural :
A : Agricultural district for farming and farm- related
activities . By special permit , campgrounds are
• permitted in agricultural districts .
Public :
P : Public use district for the purpose of classifying
the land belonging to Tompkins County , the State of
Proposed Zoning Ordinance Page 4
New York , Cornell University , Ithaca College ,
and other non- profit , tax exempt institutions ,
and Park land .
The regulation of land use in each of the above dis -
tricts will be discussed in the following sections of this
summary . The construction of signs in any district is
regulated by the existing Town of Ithaca sign ordinance . All
construction of residential units must have prior approval of
the Tompkins County Health Department .
RESIDENCE DI,37RICTS
R- 1
All land in the Town of Ithaca not otherwise classified
is designated as R- 1 . This district replaces three districts
(R- 30 , R- 15 , and R- 9 ) listed in the existing ordinance . In the
R- 1 district the permitted uses are as follows :
( a) A single family dwelling unit on a lot with an
area of 15 , 000 square feet or more . If municipal water and
sewer are not: available to the unit , the lot size is specified
by the Tompkins County Health Department . The minimum lot width ,
with or without water and sewer , is 100 feet at the set back
requirement .
( b) A. two family dwelling unit on a lot with an area of
20 , 000 square feet or more . In a two family dwelling unit the
larger unit is considered the primary dwelling unit and the
smaller unit is considered the secondary unit , The floor
area of the secondary unit may be no larger than one � half of
the floor area of the living space of the primary dwelling
unit . In computing floor area a wholly enclosed basement may
Proposed Zoning Ordinance Page 5
be considered as part of a dwelling unit , but a garage or
carport may not .
If the primary unit is occupied by a family , the second
unit may not: be occupied by more than two unrelated persons .
If neither unit is occupied by a family , the total number of
occupants for both units cannot exceed three .
In R-01 districts the house must be set back at least
30 feet from the front and rear lot lines and 15 feet from
each side lot line . Also , certain accessory uses are permitted ,
such as garages , storage sheds and Customary home occupations .
Land zoned R- 1 is intended for residential use and not
for agricultural purposes . Certain agricultural uses , such as
the growing of crops , is compatible with residential uses , but
other uses such as the keeping of commercial livestock clearly
is not compatible . It is intended that if at some time in
the future there is a conflict between agricultural and resi-
dential uses in R- 1 , the residential will be considered the
primary use , but in the agricultural district the agriculture
will be considered the primary use .
In addition to residences , certain other uses are
permitted in R- 1 districts . They are as follows : Hospitals
or other health related facilities , schools , churches , parks ,
• utility structures , golf courses , tennis courts , swimming
pools and other public service buildings . These non
residential uses all require special approval of the
Proposed Zoning Ordinance Page 6
Town Planning; Board .
R- I - C
In accordance with Section 281 of New York State
Town Law the clustering of dwelling units is permitted
in R- 1 residential districts . Since some of the R- 1
regulations , such as lot size and yard requirements , may
not be .adhered to for cluster developments , these areas
will be designated as R- 1 - C . There are presently no
such areas in the Town and this designation is only a
sub - classification of R- 1 . Planning Board , but not Town
Board , approval is required for a cluster development .
In an R- lmC area dwelling units are permitted at an
• overall density of no greater than 3 . 5 per gross . , acre .
Dwelling units may be detached , semi - detached , attached
or multi - story ; structures . However , the exact location
of all proposed dwelling units and open lands must be
shown on a plan submitted for approval to the Planning
Board . At least two public hearings are required , one
preliminary and one or more final are required before
approval is granted . The Planning Board may disapprove ,
approve with modifications or approve as presented any
proposal for cluster housing . Any plan for R- I - C must
be accompanied by a proposal for maintenance and preserm
vation of the open space and for the granting of a
• scenic easement to the Town ( Section 247 of the General
Municipal Law) .
Proposed Zoning Ordinance Page 7
R- 2 Multiple Residence District
There are several existing multiple residence districts
in the Town . The establishment of new R- 2 districts will
require an amendment to the zoning ordinance and must meet
the following; conditions :
( 1 ) The proposed development will not create
C danger to public health because of too
high a concentration of population or
severe congestion on town , county , or
state roads .
( 2) The proposed development will not adversely
affect the established character or value
Of the surrounding property .
( 3 ) The land must be served by public water
and sewer .
The following land uses are permitted in this
district : one or two family dwellings , apartments ,
row houses , town houses , condominiums or other similar
multiple family dwelling units .
In this district each multiple dwelling requires
a minimum of 3 , 600 square feet of gross lot area with
no more than 12 units per gross acre and suitable open space
must be set aside for use by the residents . The procedure
for rezoning of R- 1 to R- 2 is generally as follows :
( 1 ) A plan must be presented to the Planning Board for
preliminary approval . ( 2 ) A public hearing is required .
• ( 3 ) The Planning Board makes a recommendation to the Town
Board which holds one additional public hearing before
Proposed Zoning Ordinance Page 8
making its decision to rezone . The plan which is presented
• at the time of rezoning must be the one which is used for
construction of the development .
The intent of this ordinance is that the R� 2 be
used to permit what are called planned unit developments ,
which are combinations of apartments or row houses and
single or two family dwellings .
R- 3 :Mobile Home Park District
It is the intent of this section to permit the
construction of well- designed mobile home parks in the
Town of Ithaca . It is not the intent to permit individual
mobile homes anywhere in the Town . There are presently
no R- 3 districts in the Town , however , an R- 3 district
may be created by amendment to the zoning ordinance . A
minimum size for an R- 3 district is 10 acres .
The procedure is the same as for rezoning to R- 2
and is subject to the following conditions :
( 1) The proposed development will not create a
danger to public health because of too high
a concentration of population or severe
congestion on town , county or state roads .
( 2 ) The proposed development will not adversely
affect the established character or value
of the surrounding property .
( 3 ) The land is served by public water and sewer
or the well source and septic system has been
Proposed Zoning Ordinance Page 9
approved by the Tompkins County Health Depart -
ment .
Any plan for development of a mobile home park
must show plans for a minimum of twenty mobile homes .
Each mobile home must have at least 5 , 000 square feet of
space and be at least 30 feet from any other mobile home .
Adequate water and sewer service must be provided to each
trailer and sufficient open space must be retained for
the use of the residents . And , plans must be shown for
the landscaping of the mobile home park . A prefabricated
or sectional home is not considered a mobile home .
Planned Unit Developments
It is the intent of this ordinance to permit
planned unit developments consisting of combinations of
Residential , Commercial and/ or Industrial land use . A
0
.. Proposed Zoning Ordinance Page 10
minimum of 100 acres is required for a planned unit develop-
• ment . and each land use is governed by the zoning regulations
pertaining to that particular use . The procedures for
approval of planned unit developments are the same as
would be if each type of district were applied for
separately . Planning Board approval is required for
any planned unit developmnt prior to any rezoning that may
be required .. `
BUSINESS DISTRICTS (B- 1 , B - 2)
B - 1
Business district / is intended for use as small
neighborhood. retail shopping areas . Any use which is not
compatible with residential land uses or would create
severe traffic congestion will not be allowed in this
B - 2
district . Business district / , however , is considered
to be for large shopping centers . Since this type of
use may generate large volumes of traffic , these districts
will only . be considered along existing or planned major
highways . Also these centers should be set back at
least 100 feet from any highway and be appropriately
screened from adjoining residential developments .
Adequate access and egress , parking facilities , and
screened waste disposal areas shall be provided .
Special permits are required for gasoline stations ,
theatres , dance halls , or bowling alleys . Any signs must
comply with the Town of Ithaca sign ordinance . No
Proposed Zoning Ordinance Page 11
residences are permitted in business districts . Site plans must
• include detailed plans for the adequate control of noise , air and
water pollution .
INDUSTRIAL DISTRICTS ( I- 1 , I- 2)
There are two types of industrial districts , one
for light manufacturing which does not require the
extensive use of machinery , and the other for heavy
industries which use large machines and have extensive
power and space requirements . All plans for construction
of industrial buildings require approval of the Town Board .
Site plans must include detailed plans for the adequate
control of noise , air and water pollution . All industrial ,
developments must be set back at least 150 feet from the
. street and be adequately screened from adjoining residential
property .
AGRICULTURAL DISTRICTS (A)
It is the intent here to permit: farm land to continue
being farmed but to prohibit the uncontrolled development
of land for residential or other purposes . In the past ,
lots fronting on the major streets have been sold for
residential use . This has created large tracts of land
which are largely inaccessible from established roads .
Residential development may take place provided that the
agricultural land is rezoned . The non- residential uses
permitted in Rml " are also permitted here .
3
Proposed Zoning Ordinance Page 12
One problem which may occur on existing or new
farms is the pollution of air and/ or water with animal
wastes . It, is the intent of this ordinance to insure
that adequate provisions are made for the treatment and
disposal of animal wastes .
Substantial amounts of forested or partially
forested land which would be suitable for overnight
or weekly campgrounds is available in the proposed
agricultural districts . By special permit approved by
the Planning Board ,
campgrounds may
be permitted .
PUBLIC USE DISTRICTS ( P)
Over 25% of the land in the Town of Ithaca is
owned by tax exempt organizations , such as Cornell
University , Ithaca College , Finger Lakes State Park
Commission , Tompkins County and the City of Ithaca . , Land
in this category is generally not used for residential
( except for dormitories ) , commercial or industrial purposes
and hence is designated Public Use .
A building permit is required for any construction
in this district , although the permit fee is waived for
buildings being constructed by any governmental agency .
a
Proposed Zoning Ordinance Page 13
•4
Before a building permit is issued , the site plans must
be reviewed by the Town Planning Board . The purpose of
this review is to ascertain if there will be any adverse
impact on adjacent properties . For example , there may be
more traffic , greater surface runoff or use of water and
sewer than the Town ' s existing facilities can handle .
It will be Easier to solve such problems if they are known
in advance . The Planning Board may make such reasonable
requirements; of the applicant as are needed to insure the
and environmental protection
health , safety / of Town residents .
' . .� S � G•l' w � � �-e ;0 �1 c�� ' tr� . o � ��
•
T/ �estc , � ter l gale Values L -eaG Area
By EDWARD C. MIKS
Westchester County still
leads all suburban counties '
_—�rewq 6m th.•b .N+ a . ' x x Snst.la _ .
Croton . . �., orih • - p
• ; , , '.� �,_....,�� � , < ; in the metropolitan area in
,` z alls ,l , Sale terms of the monetary values
x . •0
placed on homes by their
Oaf ^ x -<
owners.
A study of the official 1970
�- - census shows that nearly
Peekskill': . : rti�r tt "Y �c c4` ��-^ ," c •
at, one third of the homes in
z °C �` s° '`° `•� - �� , - K Westchester were valued at "
Mum.. .-.i'C'.ti�'_,Y / ,`eca •-'�k '�[` r r.S-•.•"'�,,, ^ ••'ti''• w
"-� Ward ` more than $50,000.
,• elg rr..+�,+•�`r",,yy?F' .`' . The census figures also '
-^ . �"~w. ,CKS•^cn ��, ..•�,�.-`�+Y`r"�.�'�-• ) t RIdsC 1'r
/ � x show that the county—out-
<`� distanced in population by
S and by
-.;�: �r �, �• ' �'..�„�= `< < ��''"
Nassau before 1950
uffolkin the nineteen-sixties
Cr.olo-I a Ir: �" '� , t v '' • i '' —►s no longer the great lure
. . . .
on•Hudsoro, ~ <: � �s ?.�3FA ?�'s >` r _ �r for suburban-bound city
L.• f:� / t J ^ ky;� 1stM7 . e t'�' i� y , . 1
_ dwellers that it was during
J' '•'
rs �; ' r - `' re ; the nineteen-fifties. West-
' ches'er had a net in
P6 rr } .4 +; �,>' ' tion of only 1 ,200 whites in
i
e '�'��: • 'Y.�-•.'r-��wi��'1`�d'{u ttS r.�:4�� kl.,�;�., � - the last decade: -
: .r w." As the most. offluent
r �•rt.:•�• 'k •�'
• :��^�.�•T - A% :x .,w> , . Y.a";, r:`.t`. in the suburban area,
Ossining' F =� � =:< �..r_. ,.. . . - county I
�'--���s ��.� `" l���'--�•=t-`�'���'' Westchester reported a me- �
than value of $40,500 . for its I
Jill * 41 - 01
-yam; 116 000 single-family homes
Ill VALUE I
3: * • ' Y,� f where (the census was to cen: . ,
�`'' u.. OF HOMES I N values have continued to I
_ .; I t
�awthorn e " . rise since then. •
yy �
ESTCHESTER Values outside cities
Tarrytown . + COUNTY The $40,500 - figure meant '
that half of all the single
'it family homes—not just the . ,
' � S,r* t,�.. r " ;., Over $ 50,000 Y _ �
�" $ �aluednbyetheir kowmerseat
7 L � txs•`ta-ttr�». 35,000-$50,000
Dobbs •i�i,; ti fv. ,500 and half .
Fe � u' "^' - � �' '�.
Port $30 000-$ 35 000 ' more than .540 "
'rte A ? Chester at less than $40,500.
€r
$25,000-$ 30,000 The eat bulk of the more
_ �,<`'_' -•. '�' �.�
expensive homes were out j
,rj!t�ra • .r.. ,:y;yM: ,.�':: ;: '. ' ,'• '. 20 000-$ 25 000
-� °`ai • r•'•�' ��. ' -r:w�:' . side Of Westchester's Cities,
Hastings . t, , where the median value was
5 3 _ _ s / Under $ 20,000
on : �s % :. J : $42,300. The figure compares
Hudson ; . . sr +f " ' with $25,800 for Queens
' county, S30,200 for Nassau
:ti }" . �-,•x--��. ,,. � ,a wee.. _ _
6�= ll
� ' and $24, 100 for Suffolk.
f�r ' °"; ' ' Nia:naroneck The lower-value homes —
�, � . ~M , medians ranging under S25 .-
Yonl:cr 1' sem, ; ,/
��.. : • . . � � ''� 000—were found in arcs of
a "
��
. . �-� ��,'• . _ / •` '• Larchmoat Yonkers, Mount Vernon ,
Port Chester, Ossining and
Peekskill.
p,lt New Rochelle
Vern oa �: John Levy, head of the re,*
7h* Now York Tine+/u+rth IS,
1372 Continued on Page 52, Column I
IF _
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'You kecp the home fires burning, and I ' ll go look again for a hinge.'
:GI
�I
r ,
Comments to a Proposed Zoning Ordinance . Nov . 26 72
_ A . There is no detailed Statement of Intent ° .
What is the Ordinance supposed accomplish ?PP to p How many apart -
ments , rowhouses or single family dwellings in a given neigh -
borhood ? Should the whole Town be filled up ? Should we have
a plan - or leave development to chance ? What rules will guide
the Planning board in rejectinh or approving a proposal ?
d
B . The Ordinance Discriminates against Medium and Low Income
Wage Earners.
( 1 ) Quote by Peter Francese to Jeff Frank in the Ithaca Journal
of April 1972 :
Q. Do you see the Town of
Ithaca developing into an income.
level community, like Cayuga
Heights?
A. Clearly. The zoning
' ordinance : precludes any
development of low-income Q• Do you see . concentric ;
housing. You can ' t have low circles of affluence going outi�
income housing on that large a from the city ?
lot, ( '/a acre ) . Only if the Urban A . We see the town as a suburb .
Development . Corporation of the city . And unfortunately the
constructs units such as on ! people who move out into the �
�Llaple Ave . canyou have low- town are exactly the people you
income housing. New families don' t want to move out of the
• moving Ln will find it very city . They 're needed in the 1
ifficult to find low-income community . They ' re the i
ousing. educated people of the
Q. What is the prevailing price community. You 're taking away ,
evel now for new families ? their best people . It's the same
A. It's above $30,000. It's way with developing countries A
virtually impossible to. build one . who lose their best people to the
jsingle-family dwelling unit . for United States .
I less than $30,000. When you add ^-
in water and sewer charges and
taxes, it's nearly impossible to
live in the Town of Ithaca unless
you make tenor twelve thousand
dollars a year.
( 2 ) What percentage of the population is discriminated .agai nst ?
Tompkins : C�ovnty there are , according to the 1970 census ,
of tom — peg e earning less than 12 , 000 a year
7 � % of the--�e�apire earning less than 15 , 000 a year
`.C � c .s
Is it fair to excludelthat large a percentage of wage earners
from becoming home owners solely on the basis of income ?
Questions that arise are : Are Board members aware of the ethical
questions this raises ? Is the Board conscious of the fact tat
such discrimination in housing are the root causes of Busing
Problems , Crime and Alienation ? Finally isn ' t it against the
• fundamental propositions of this country ?
( 3 ) Suggestions ,
For Individuals : Allow within R- 1 flexible lot sizes , depen -
ding on the cost: of the structure that is to be built : 5 , 000 squ,
ft_ for a lo , 000 dollar home , 15 , 000 squ ft for a 3o , 000Dollar home
and 3o , 000 squft for a $ 4o , 000 home .
• Compare with Tax Law : How absurd would it seem to impose the
same amount of income tax on everybody regardless of income ?
For DevelopersXncourage diffusion of apartmentsfrow houses etc ,
and low income , tniddlr income housing by giving better lot size
deals to those developments over the ones that are for $ 4o , 000
and $ 5o , 000 dollar homes . This needs a definite pol 'cy , hoever .
( By the way , how did the 15 , 000 squ ft requirement come about .
An expert on Zoning , R , F . Babcock quotes in " the Zoning Game " ,
University of Wisconsin Press , 1969 :
uclis, ly contras over aparuncnts nest in me jungle of ins a monumental I-• ,
commercial buildings in the central ci [
Why must there be 600
q s Y Y the planners treat n
square feet of floor space in a house to be reasonably " healthy , safe about whom the Ire
and moral? " Let Fred explain : t. regard zoning as the
fection of public s ;: ;
vie 'You go up and talk to the American Public Health Association and
r ( or more accurately
rM "a "Look—we've; o to the suburban m ; i
been reading this housing code of yours with c n-
, t .; :.h3
`*_ 1 ^ siderable interest. Where did you come up with the figure that you cry that zoning is a
had to have 600 square feet of floor space in a house to be reason- place, zoning has b .
Q • > ~ r� ably healthy, safe and moral—or whatever it is that you're trying to urban fringe the us: '
do with that regulation? " And they say, "Well—what was that both present and pi :
.��a .
.fid, again?" And you say, "Well , where did you get that 600 square foot
' �a �� � . figure?" "Well , gee , let's see—who was on that committee?" So you invite you to exam ; :
w�
•may ` M find out that Stu Chapin and so-and-so and so-and-so were on that piques as large- acr :
committee in 1952 and they reached up and picked a figure out of Quantitative e % ir' �
thin air. This conclusion is inescapable. But because the figure was change in significa ,: .
ti .' • -
published by APHA it became a religious symbol . And now you go look no further t }•
taa�,� ar� i into them and say, "Well , look—we've got air conditioning. We've digests the remarl: .
got heating. We've got artificial light. Got any number of things that F p
- 7; ' ^� r state municipal asst
� •. 7r. n .. we didn't have generally in 1940 or 1950 or whatever. Does this
'' change the picture?" And they say, "Well , no—it doesn't change the dockets of our int '.
� picture . It is printed right there-600 square feet ." And you can in 1963 of half a r
' Y. pursue our symbols and shibboleths back to their origins and find i
P Y g , American Law In > :
- out how flims are the origins. But because these thins are uni-
Y € g � use law is evidence
ve:rsally worshipped now, the fact that the origins were a little weak ,
- doesn't make too much difference any longer. are no longer of o :1. !
cern with this fiel ,`'
E . The Zoning Ordinance Encourages the Formation of Ghettoes .
After 1 / 5 of the population in the US (mostly black and poor
white ) were condemned to life in ghettoes in the central
cities during the past' 20 years , we are now condemning the
second fifth to new Ghettoes : Trailer Parks and Huge Apartment
Complexes .
Instead of a minimum of 20 trail s in a park there should
be a maximum of 20 trailers in any given neighborhood . Instead
of a "multiple residence district " the encouragements should
be towarl4s single apartment buildings . Again , public policy
through lot size and other requirements can guide towards a
integrated sociE: ty rather than helping foster a segregated one .
Suggestions : No R- 2 , NO R- 3 . Diffuse all residential types
throughout the Town .
D . No " orderly growth " can occur without a traffic control
and circulation system throughout the Town .
The only - parenthetical - statement of intent , viz . , " to guide
orderly Growth " of the community " , is violated by this same
Ordinance in that it fails to mention the traffic which will
accompany growth . If nothing is done it will happen in a dis -
orderly fashion .
To guide orderly growth an Ordinance should provide for land
to be set aside :now for a town - wide traffic circulation system .
Summary : CI1, ',� r . vn � �� Le { i` I
• The proposed Ordinance is j& Wim. 3fi it encourages the fpr
-
mation of ghettoes ; it calls for disorderly growth of traffic .
With very minor changes through the judicious choice of re
strictions ( lot size , etc . ) this Ordinance instead could be -
come a model for the orderly growth of an integrated society .
L" •
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�' C• ..
THE LA17A'IAN AS PRIVATE DECISION-MAKER 47 =' `
•r% c surrounding Chicago , type of amenities they sought . There was even vague evidence
that for sone buyers , regardless of age or economic class , the
,ter
County's Bronx River N; ` `<
status totem was shifting from the detached dwelling on the sep- =<:
t ,hould , for such master- : y
for the cases where it failed arate lot to something different , though no one could yet describe
,y pouting that therivate with recision what it was. •_ ,3
P Whatever the explanation , history will show that the decade of
: pace .
sible agents , the sixties was a time of climax for the housebuilder, an era of un-
dict , as respon
-, -.
county gov-
1 spokesmen in
predictability and change in demand and one that carried the seeds
of unprecedented opportunity and of failure . Unable to sell the
isin + taxes , resist the capital P PP y
ay the blame on Congress ,
product to which he had become accustomed he found himself ;.,
grasping fidin the housing field and in the same bed
its to buyers and builders gras P bor new ideas g
with sonic strange avant-garde characters. t r '
cde>'tl Housing Administra- i-=
idate for devil the refugee
The same man who ten years ago was pouring foundations of
ring out into the fringes , and bungalows with built-in barbecues and unfinished recreation rooms
housing, have
able taste in now is howling mad because a bunch of reluctant village trustees f
g
look suspiciously at his color slides which show what the Swedes ,_
ar coryside •
dered a chance to make + have done with mixtures of row houses , high-rises and gardeni ;
s
nd for housinb it should sur- apartments interlarded with interior parks and common gardens. <. ;
o x =..
3 The smart developer now mouths way-out terms such as "cluster _
that he followed the line of r
i subdivision ," " planned unit development ," and "density zoning,"
nd stayed firm for the little
t have the slightest incentive and he is outraged that the municipality still regards the virginity of
r.'f
was stron and the Federal the detached single-family subdivision as worth fighting for. The
g builder who ten years ago would have gagged at the suggestion
lmcrican Dream with an en- i
experiment with anything ex that he thin more novel than a curvilinear
would not touch a new idea. P y g
he market. As the sixties be- II street plan is now dismayed that the local plan commission cannot . + '
comprehend either the economic waste implicit in their insistence
racancy and foreclosure rates% P f
ere was, he sensed , a marked upon half-acre lots nor the social importance of his proposals to in-
:racket for low priced houses traduce multiple-family dwellings into Maple Leaf Highlands . Or, - ,
i in the place of the man who in 1950 was barelyable to leaf through
r 2�iirtics, traditionally eager i The Homebuilders Journal, the contemporary develo er asks forga
fewer because the depression p a � .
hundred reprints of a Harrard Law Re }�Iew article on the legal basis
re old folks were growing more ± for a zoning ordinance which permits a mixture of single-family, Tai
duplex ,lex
ack yard had lost a good deal Prand row houses in the same zoning district.
ey to buy or rent ( to an extent The spread of our suburbs at increasingly lower densities of pope-
rents ) if they could find the lation has created economic and social segregation , as well as pres-
ear 3'�
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