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HomeMy WebLinkAboutPB Minutes 1978-04-04 TOWN OF ITHACA PLANNING BOARD APRIL 4 , 1978 A regular meeting of the Town of Ithaca Planning Board was held on Tuesday , eApril 4 , 1978 , in Town Hall , 126 East Seneca Street ( second floor ) Ithaca , N . Y . , at 7 : 30 p . m . PRESENT : Vice - Chairman Henry Aron , James Baker , Montgomery May , Bernard Stanton , Carolyn . Grigorov , Lawrence Fabbroni ( Town Engineer ) , Barbara Restaino ( Planner ) , Robert Bonnell ( arrived at 8 : 30 p . m . ) . ALSO PRESENT : Mark Goldfarb , Willis Hilker , Joe Gentili , Moses Peter , Joel Meltzer , Dr . Harold Purdy , Stewart Knowlton , William Harding , - Ruth Harding , Dr . Frederick Beck , - Mrs . Beck , John Vasse , Thomas R . Salm , Susan Williams , Evan N . Monkemeyer , J . M . . Kerrigan , David . B . Gersh , Richard Berggren , Scott Hamilton , George Ideman , Betty Berggren , E . L . Rose Monkemeyer , Frederick Beck , Noel Desch , Albert A . Cappucci , Bill Frandsen . Vice - Chairman Aron called the Meeting to order at 7 : 33 p . m . REPORT OF THE BUILDING INSPECTOR Mr . - Fabbtoni did not have a report on the building permit issuance for March . Mr . Fabbroni reported that the staff is investigating . a lot of zoning violations and is _ also getting a lot of the Town ' s base maps in shape finally with the added manpower they now have . REPORT__OF- THE .--TOWN. .. ENGINEER -_ - Mr-:= - -Fabbroni - teported=•-=that =- tomo_ rrow . -the =Town -will =;be = ,open-.ing _the _bids _.. on - th-e== f- ive- sewer-=ext.ens ons again . He::: st-ated= -that it= : looks =-better this time - -from- the feed=back and- .the = �questions� they- : have - been -getting . He said _ -t-hat he = - hopes to have some good news on - that the - next time around . Mr . Fabbroni commented that . everything else is in a chaotic state . He noted the Agricultural District problem wherein the Town only has a few days to respond . Mr . Fabbroni stated that he is anticipating a lot of projects this year , some examples being - - bikeways , guard rail plans , - etc . He stated that the Town is waiting for an okay from the Federal government under the flood program . to storm sewer- the steepest part of Snyder - Hill . Road . This will be ditch work - and is not an elaborate program . REPORT OF TOWN PLANNER BARBARA- RESTAINO . Ms . Restaino , referring to zoning , . stated that - the Codes-and- . Ordinance Committee has drawn up a proposal to present to the Town Board next week , April 10th . She - stated that : the .. proposal_ came_ _Out = of their -..research on how the Town=- has been developing since_ 1968 . She said that they are going to ask the Committee to � reevaluate the basis - - for this - new zoning code . She commented that it is much more difficult now for families to buy single family homes . SIGN APPLICATIONS . Mr . Fabbroni stated that he has in hand applications for sign permit ' - Planning Board - 2 = April 4 , 1978 the which are a matter of procedure and rather than listing them all on roval Agenda he would present them to the Board for recommendation of app ( or disapproval ) to the Town Board . ® Mr . Aron asked if these signs meet the requirements of the Sign Ordinance . Mr : Fabbroni replied that not all of them do . 1 . Roy ' s Dining Room - Carry - Out , East Hill Plaza . Mr . Fabbroni stated that the application is for approval of a 30 sq . ft . sign to be placed upon a 30 lineal foot store at the Plaza . This sign does meet the Ordinance requirements . MOTION by Mr . Bernard Stanton , seconded by Mrs . Carolyn Grigorov : RESOLVED , that the Planning Board of the Town of Ithaca recommend and hereby does recommend to the Town Board approval of the proposed 30 sq . ft . sign " Roy ' s Dining Room - Carry -Out " at the East Hill Plaza . There being no further discussion , the Chair called for a vote . Aye - Aron , Baker , May , Stanton , Grigorov . Nay - None . The MOTION was declared to be carried unanimously . 2 . McGuire Gardens , Elmira Road . Mr . Fabbroni � presented . the sign permit application for a 48 sq . ft . free - standing sign - " McGuire Gardens " . This sign is for their new store - and-- new_-_.parking = area-.=- Mr = Fabbroni =•noted-=--that , the sign__is __proposed- - to be-=off ` t he : right - of way =but -does `-not-=-meet-. the requ=ir_ed:- setback - of = -15 ' . Mr . -. Fabbron --stat-ed_ - t-hat_he =-recommends—'that the =proposed-_ sign._: is far enough--back -f-rom - the=road�-riot =to obstruct-_ any =:views=-.com-ing=7sn -or =- out from-these driveways--a He - noted .: that --the --right: -of Away --from - Elmiras- Road - is - -very- wide in this : case . . It was Mr : : _Fabbron-i-A-- s %r:ecommendation -that - the Planning Board -= recommend the -approval of a variance--- by the - Town Board for this sign as proposed . The sign is roughly 25 ' from the edge of the road and 35 ' from the centre . It is an internally lighted sign . MOTION by Mr . Montgomery May , seconded by Mr . Bernard Stanton : RESOLVED , that the Planning Board of the Town of Ithaca recommend and hereby does recommend to the Town Board the approval of a variance to the requirements of the . Town of Ithaca Sign Ordinance to allow for the placement of a 48 - sq . ft . free - standing sign , :".McGuir_e Gardens " , at McGuire- - Gardens ; -_= Elmira Road ',--_less -than the -required- 151_ = set - .back . from the = right of - -way - with the -- stipu-lation---that.- the - sign not be illuminated after dark . There being no further discussion , the Chair called for a vote . Aye - - - Aron , Baker , - May , Stanton , Grigorov . Nay - None . The MOTION was declared to be carried unanimously . 3 . = Candlewyck Apartments , Trumansburg Road . Mr : Fabbroni presented - the application for sign permit for a 5 sq . ft . vianning tscara - 3 - aprii q , lyra sign , " Candlewyck " . Mr . Fabbroni noted that the problem with this sign is that provision for apartment signs was never really written into the Ordinance . He stated that the sign is in place presently . qP MOTION by Mrs . Carolyn Grigorov , seconded by Mr . Bernard Stanton : RESOLVED , that the . Planning Board of the Town of Ithaca recommend and hereby does recommend to : the Town Board approval of the 5 sq . ft . sign , . " Candlewyck " , at Candlewyck Apartments on Trumansburg Road , with the stipulation that the sign be out of the State right of way . There being no further discussion , the Chair called for a vote . Aye - Aron , Baker , May , Stanton , Grigorov . Nay - None . The MOTION was declared to be carried unanimously . 4 . Hayloft Apartments , ' Danby Road . Mr . .. Fabbroni - presented -the application . for sign permit for - the 5- 1 / 2 sq . ft . sign, ' Hayloft -Apartments " and noted that- the problem again is the lack of provision for such signs in the Ordinance . He statedthat the sign -- is -already-- - in - place . MOTION by Mr . Bernard Stanton ,- seconded by Mr . - James Baker : . RESOLVED , the the Planning Board of the Town of Ithaca recommend and hereby does recommend to the ' Town Board approval of the 5 - 1 / 2 sq . ft . - sign , " Hayloft Apartments " subject - to the approval . by the Town . Board-- of. _..the . . 1 : 05 : acre =. rezoning __r.equest_ to - -Mul-tiple-•:-amity-_- Distr ct= _and : = sit�. -plan _ _ . approva-3-;.-: as .. proposed ;=by Evan. _ N -Monkemeyer .-- - There_ being-- no -_further :discussion ,, -----the :Chaff-r_ -_c allecL:f:or a _ vote . __ Aye - Aron , Baker -,- - May , Stanton , _ Grigorov . Nay - None . The MOTION was declared to be carried unanimously . 5 . Oak Ridge , Danby Road . Mr . ' Fabbroni presented Mr . Monkemeyer ' s application for sign permit for a 50 sq . . ft . proposed - sign , Oak Ridge , for Mr . Monkemeyer ' s cluster proposal- presently under- discussion . The , Boar- d members-- !agreed --that . -the - matter = -of the- --sign -_ appl c..at d1on : should -- be - held = for discussion . - at --the . time of - the - -Publ- ic - Hear. ing scheduled for 8 : 00 p . m . this evening . APPROVAL OF MINUTES . MOTION. -by Mr. ._ James -Baker_; seconded by Mr -Montgomery May_ : RESOLVED , that the Planning Board of the Town of Ithaca approve and hereby does approve the Minutes of said Board of February 28 , 1978 , as presented . There - - being no further discussion ,-- the Chair called for a --. vote , , Planning Board - 4 = April 4 , 1978 Aye - Aron , Baker , May , Stanton , Grigorov . Nay - None . ® The MOTION was declared to be carried unanimously . MOTION by Mr . Bernard Stanton , seconded by Mr . James Baker : RESOLVED , that the Planning Board of the Town of Ithaca approve - and hereby does approve the Minutes of said Board of March 21 , 1978 , as pre - sented , together with its compliments to the Secretary . There being no further discussion , the Chair called for a " vote . Aye - Aron , Baker , May , Stanton , Grigorov . Nay - None . The MOTION was declared. to be carried unanimously . PUBLIC HEARING : CONSIDERATION OF SITE PLAN APPROVAL OF SELF- SERVICE GASOLINE , EAST HILL PLAZA , TOWN OF ITHACA TAX PARCEL 6 - 62 - 2 - 1 . 121 . Chairman - Aron -- declared the . Public Hearing in the above - noted . matter - - duly opened at 7 : 57 p . m. . , read the Notice of Public -Hearing -_ as stated above , and : .-presented . for the record--_t-he _Clerk ' s -Affidavit-; of .=-Posting-- --and -PubIi-ca= tion - of the Notice of Public Hearings --on March 28 , - 1978 , and March 30 , ' 1978 , - respec_tively ; _ - as required , - -together with - the Secretary ' s-Affidavit of Service -by - Mail on the neighbors - of - said - .Notice .* and upon Messrs . Knowlton- and Goldfarb as parties to . the action . Mr . Stewart Knowlton appeared before the . Board .. and - _s-tated_ that -.-- he thought. - that -.-the - battle of= =the -gas --stations at the East-Hi11 `.P aza =--ha--s - -_ concluded . He -. . announced that =he- -h-a. s -: just: tran sacted --some_ -bus:i-ness-- at this _time__wth =Mr .- - Goldfarb==-arid =he ( Know-lton) is going-to ...be= purchasing the corner. =:in question Mr . -- -:Knowlt.on presented_-=a-=-proposal - -for -=:adding :=a- ;tr.iangular -piece -so that -the --�entr.ance=-.to° - the ` Pr-operty-= could - bet straight _ f rom -- Pine Tree Road .- -- - Mr . -Knowlton -- stated that if 'this - is a problem for the - Board , rather than have a delay , they will pursue another . method . -He noted that - it would mean a dual entrance and exit from Ellis Hollow Road . Mr . Aron referred to the Planning Board Minutes of March 21 , 1978 , wherein the site plan . approval was granted by the Planning Board for the property then owned by Mr . Goldfarb - and sent on to the Town Board , and which stated : - " . . . . . 2 . _ That the entrance from Ellis Hollow Road be constructed - as a restricted entrance only : from . said Ellis Hollow Road _ as approved --by the - Town - -Engineer-- to- -encourage ---right --- turn :-entrances. only -.- . . . " Mr . Knowlton stated that he withdraws his request and his request for which this public - hearing - is being held . He stated that there will be a Business - 11C11 use probably -- much smaller and with a photo kiosk use . Since - the matter -- before the Board had been . withdrawn , the Chair declared the Public Hearing closed at 8 : 10 p . m . PUBLIC HEARING : PRELIMINARY HEARING FOR CONSIDERATION OF CLUSTER SUBDIVI - SION - PROPOSAL FOR APPROXIMATELY_ 31 ACRES ,-- -DANBY ROAD ADJACENT TO ITHACA COLLEGE LAND , - TOWN OF ITHACA TAX - PARCEL 6 - 42 - 1.- 13 . . 2 . ; Planning Board - 5 - April 4 , 1978 Chairman Aron declared the Public Hearing in the above - noted matter duly opened at 8 : 10 p . m . ; read the Notice of Public Hearing as stated above , and presented for the record the Clerk ' s Affidavit of Posting and Publica- tion of the Notice of Public Hearings on March 28 , 1978 , and March 30 , . 1978 , respectively , as required , together with the Secretary ' s Affidavit of Service by Mail on the neighbors of said Notice and upon Mr . Monkemeyer . as party to the action . Mr . Evan Monkemeyer and Mr . David B . Gersh , Attorney , appeared before the Board . Mr . Gersh stated that they have here presented for the Board ' s consideration a preliminary site plan for the proposed cluster development that Mr . Monkemeyer plans . Mr . Gersh stated that the Board will recall that the rezoning of the 31 acres of land from R- 30 to R- 15 was recommended by ' � this Board unanimously and approved by the Town Board which has now put the cluster details back to the Planning Board for its consideration . A set of plans were presented as follows : 1 . Site Plan Analysis - indicating the site . .br. oken down . into various exis - ting terrain :. and foliage , open spaces , orientation of views and . probable means of . - access on and off the site . 2 . Proposal for the Cluster Concept - - - being somewhat -different from the standard - single - family- =subdivisions• __.The -- -Nous -ng.-_. is _ clustered- to - gether = on - smaller lots ; - there=- is . a decrease . in the roads ; . park space is opened . up for recreation . - bike paths , etc . There . is a major access road : with an inlet- -a.nd - outlet -.off Danby_. -Road -= I ,,-000 . _f-eet ..--from - Ithaca College . Mr . Monkemeyer owns this land . -- There are inside - road connec - tions to future development . -Pending- direction - --from -this Board3 . Dens tY - Plans are Prel minarY" . - Engineering__drawings , -etc . will-..-_ e ==f� rt-hcom'1ng= Planning Board - 6 - April 4 , 1978 There were none . Chairman Aron declared the Public Hearing closed at ® 8 . 20 p . m . Mr . Stanton asked if this development will involve private owner - ship or does Mr . Monkemeyer intend to retain ownership ? Mr . Monkemeyer stated that the primary marketing objective is to sell lots in the single family area . The lots will be sold or land leased . Mr . Monkemeyer said that the kind of housing must be compatible with the houses they will describe which will be either sale or leases . Mr . Aron asked who is in control whena place is sold ? Mr . Monkemeyer stated that they are asking complete control through a corporation to maintain the common areas . He stated that the architecture will be controlled . There will be an architectural review board . Mr . Fabbroni stated that drainage is - going to be a major question in this matter . He noted an 80 ' drop shown in 2001 . He noted a 40% slope in some areas where the cluster groupings are located .. Mr . Fabbroni stated as a general comment that it is his opinion that the clusters could be better � located _ .with . regard -to__ the topography . Mr . Monkemeyer -stated that what they tried to _ show- - is a general . . lay - out - to show particular-=density The placement= --of clusters- :and- -the - number in the clusters will- be dependent - upon the topography . Mr . Fabbroni continued and noted that . there ` never seems to be - much . less than a 1076 slope . He stated that there is a need for more - pre - ® liminary work on the drainage aspects in particular before we can judge on the location of the clusters . Mr . -Monkemeyer- stated-that - -he ,- needs- -aa _gaidel:i-ne.- f-r-om- Mrs=Fabbr-on=i----= _ . _ of what --heLwants_� n_.aerms -of density : Mr . Eabbron :acommented3_that-M-r ..- - Planning Board April 4 , 1978 Mr . Monkemeyer stated that there are 67 lots ; the density per cluster will be 14 , 10 and 6 as described . He stated that there . will be 108 units for the 31 acres at a density of 3 . 5 units per gross acre . He pointed out ® that under conventional lot set - up there would be 61 lots with a potential of 122 units overall . The Chair asked if there were any further questions from the Board . Mr . Gersh asked when the Board would like to have the more detailed information ? Mr . Stanton stated that the leases and the control are a very impor - tant part of the process and the sooner Mr . Monkemeyer does that the better this Board can conceive the project . Mr . Monkemeyer stated that the development will be much like the Schickel development known as Eastwood Commons . Mrs . Grigorov asked if the Board needs to have such detail for a preliminary approval ? Mr. . Gersh stated that the developer -needs -a resolution from - this Board conditioned on the developer doing certain things . He added that this ; Board - --never - really loses -control : Mr . Fabbroni stated - that Mr . - Monkemeyer will have to show -a lot more detail on how he is going to protect - these - properties on Danby Road : He commented that Eastern Heights has generally a 10% lay of the land and so there will have to be an awful lot of thought as to drainage . Mr . Monkemeyer.--stated - that -they_._ .will - have-=: a prof essional-. engineer _ rightLup front . _ - Mr _Aron asked -., i -fOMr Monkemeyer--1were-=clear3on=what he_.has ,_t© ado .z - Mr-.-- Monkemeyer-- stated =that-=he -would lake = to-._ :see_=someth-ing =f-r- om� he -- -Boa-rd--- - - -in wr. iting .- Mr :° Aron-=stated -that- = the Board - must=see - othe drainage as Mr . Fabbroni - discussed.-_ it- with - specifications - and - engineering drawings . Mr . Fabbroni stated that the minimum right of way is - 50 ' and added that onthese kind -of slopes you almost have to go to a bigger right of way. than 501 . Mr . Fabbroni requested that Mr . Monkemeyer draw a cross - section -- of - a=road - on " that ' ' ( unclear ) =- slope and obtain - an - acceptable grade to hold up . Mr . Fabbroni stated that the layout must be such . that reflects the terrain a lot better - than it does right now . Again Mr . Fabbroni - stated that - 50 :' is the minimum -right of way . -- He stated that private drives are Mr . Monkemeyer-'-s = to maintain according =to = :agreement>=with the - homeowner-s =: -- He . stated - that-- the -open - spaces are -. Mr-- =Monkeme:yer_':s-= to =,maintain :accor.ding to tenant - '- s - - ag -reementor= whatever . - Mr . - .Fabbroni =- pointed ---out -that = sewerage flows downhill . Mr . Fabbroni requested that Mr . Monkemeyer loop the water system - if he , . can . _ . . He . . stated .that these are - the kind - -of -general things necessary for further consideration and that his individual comment is -that- he does- =not think--: the layout reflects the terrain at this point =. Mr : - Monkemeyer stated that ' a more specific and more detailed survey will explain a lot more . Mr . Monkemeyer stated that there may be alternatives to - standard ditches that he should consider and underground control that might be necessary . With - the concurrence of - the members of - t.he Planning Board and Mr . - -Fabbroni , - -Chairman - Aron - stated - that - ;Mr -.0 - -Monkemeyer ' s - clustbr proposal - Planning Board - 8 - April 4 , 1978 was postponed for further hearing at some future date in order that Mr . Monkemeyer may present to the Planning Board more detailed engineering plans and drawings showing : ( a ) Topographical grades , ( b ) Drainage , ( c ) Road cross - sections and grades , ( d ) Lot layout taking into consideration terrain , all as prescribed by the Town Engineer . The Planning Board agreed that Mr . Fabbroni should send Mr . Monkemeyer in the form of a letter a summary of what is required before further con - sideration can be given to this proposal . PUBLIC HEARING : CONSIDERATION OF REZONING PROPOSAL FOR LANDS ON NORTHEAST CORNER OF DANBY . AND CODDINGTON ROADS FROM R- 9 TO BUSINESS A . TOWN OF ITHACA TAX PARCELS - 6 - 40 - 4 - 2 , - 3 , - 4 , - 5 . ( VASSE AND BERGGREN ) . The Chair declared the public hearing in the above - noted matter duly opened -at 8 : 30 ,:p-:-m . read --the =Notice - of . Public �. -Hearing as stated above , and presented for the record the Clerk ' s Affidavit of Posting and Publica- t ion- '- of .-the _Not ice - of-. Publ-ic-=Hear-ings .,on March .; 28 - . 197& ­ and - March-.--30 ; - 1978 , respecti-vely ; as required, together . -with - the Secretary ' s - Affidavit - of Service . by Mail - on the neighbors - of said Notice and upon - Mr . Vasse and Mr . Berggr. en as parties to the action . - Mr . John Vasse appeared before the Board and described the area and ® the parcels owned by him and by Richard Berggren , having previously sent a letter - of request to the Town= Board under date of- March 25 , 1978-, - for _ a rezoning -as - st-ated .abou.e-:'- .--Mr . - -Vasse.� presented several - visual-=aTids--for -= the -Bo-ard--members ;: i . e . . ;. - two aeria-l .-photos _;_ two . apl°ans ==indi-Gating- the =- - location of -parcels - An - quest !-on-- - a s . pr_operay- =descr- - form ;:==a - Town "zoning map - and : a City_ zoni-ng. map =end=i_cating= the = -3beatonf-= a the -proper-ties_=under - discussion . -Mr . Vasse -- stated -. -hat=-h e- has _ been` -unable— to - seal-=h= s r..operay , =829 _Danby- ._Road ; _ for about-_4 - years now . a-s:_ a - residence . Mr . . Vasse --stated - that Mr. -- Moses - Peter-_-has signed a purchase agreement for 829 Danby Road- with the provision that he can use the building for an insurance -= off ice . - Mr . _ Vasse stated - that Mr . Berggren owns three " shacks " . , on properties adjacent , - and Ithaca College - owns a small - corner triangular shaped piece of land not big enough to build upon . Mr . Vasse stated that there-- is access to these properties --by - way- of -- curb- cuts - off Danby Road , • but therecouldbe access from Coddington Road if the piece of Ithaca College land - can be purchased . - - Mr . Vasse noted that the entire triangle contains -approximately 1 - 1 / 2 acres . . The Cha-ir-= - asked-- -if -there- were any-- quest-ions - -from- the public .a = Dr . Federick Beck , 906 Danby Road , stated that this property has -been--discussed --by - = the Board-= -before =and it-- was - turned : down: _ for- - commercial property because of the traffic . Dr . Beck was referring to the Marine - Midland - Bank- = proposal : Dr . _- Beck -stated - that ° then NCR put - n . a - - 2 - 1 / 2 -million - dollar addition-- and increased . the traf f ic-. 7 Dr . Beck . asked _ if ® this- -place - is - turned - into a commercial - area , what- = is the Board - going to ® do with the rest of the property up there . He pointed out that Morse Chain put a driveway in there . Dr . Beck referred to the Danby Road as , - a " speedway " . Dr . Beck informed the Board that these properties have not been==kept= -up - very -:well=.- - Dr . -. _Beck= -recalled . that - six or-- seven-- years --ago there= was a . hearing about - -developing the lots into residential - properties .: - - Planning Board - 9 - April 4 , 1978 Dr . Beck asked about the Ithaca College development and if it were legal commenting that it probably does not have to be . ® Chairman Aron asked if there were further questions from the public . There were none . Chairman Aron declared the . Public Hearing duly closed at 8 : 57 p . m . Chairman Aron asked if there were questions from the Board . Mr . Fabbroni cited Section . 32 of ' the Town of Ithaca Zoning Ordinance which delineates the allowed uses in a Business " A " District ; as follows : 1 . Retail food store 2 . Business or professional offices 3 . Bank or other financial institution 4 . Bookstore 5 . Drug store 6 . Hardware store 7 . Package liquor store 8 . Smoke shop 9 . Utilities Mr . Fabbroni stated : that :he - has -two - comments with - relation to the-- requested he-requested rezoning . 1 . With- regard -to access to the parcels ; = it would be most desirable if this -area- is rezoned .-to Business -"A " to restrict -- access- to Coddington Road= only_ , rather=-than- adding -- any -access off Danby -- Road .-- - He noted that the highway opens . up at this point . 2 . If any extensive kind of parking areas were added in there must be some -:control of -, the - drainage-. -.The -size = o.f- = g-rids : should .be - incorpora - ted --,in--- t-hat- :development so< :: that _they_-'do : not .add .to==: an ; already-serious prob•1 em -` . Mr : - Aron - read- --a`_=1 ett er -_4.rom4r- ltober-t -0 . =- D-ingman. , _ Sup erintendent= of Public : Works ; = `City `of Ithaca ; dated==April=3 19.78;=Jas foll-ows : - - " I have today _ -received a copy- of - the notice of public - hearings on Tuesday , April 4 - concerning three propertieson South Hill . The develop - ment of each - of these - three properties has the potential of increasing the rate-- of run =off . -in drainages . within -the City of Ithaca . The "purpose of this communication - is not to - protest the - approval of the developments ; . but rather to request that you require before approval that the developer provide - engineering - data satisfactory to the City Engineer - demonstrating that the adequate provisions - -have been made in each-_-case to- prevent-= an =increased-.r-ate of _ run - of-f- , and / or mitigate- - -the effect of such increased rate . " Mr . Aron . stated that - the Board must keep this letter in mind . . He asked - where is all the water going to ? Mr . Fabbroni stated - that if the existing - buildings are used and refurbished , - - it should be fairly simple - to handle- -run -off= duri-ng - a: - big _storm-.- -He - stated that more extensive.- changes - -- such as - rooves ; - parking , -- etc . - ; - :should be considered . Mr . Vasse stated that he can only speak about 829 Danby , Road which is the structure that Mr . Peter would like to use as an insurance office . Mr . - Vass'e - stated- - that , the the - building would remain the same , however , it would be refurbished . Mr . - Berggren stated - that he would consider --a- bank perhaps for --his Planning Board - 10 - April 4 , 1978 parcels . He stated that one house is not too bad and could be refurbished . He said that the other two should probably be torn down . Mr . Berggren stated - that there is access from Coddington Road .into his properties . ® The entrance is from Coddington Road and exits to Danby Road - - that is for two of the lots . The third lot utilizes the drive on Vasse ' s lot . Attorney Fred Beck questioned discussion with Mr . Berggren after the closing of the Public Hearing , Chairman Aron indicated that . Mr . Berggren is a part of the hearing and his parcels are listed in the Notice . Mr . Vasse pointed out that in some respects these properties are right up against the City line where land is zoned commercial . He asked if they can join . . with that as an extension of a commercial zone . Chairman Aron asked for comments from the Board . Mr . Stanton pointed out that this is a preliminary hearing and the matter goes to the Town Board for the rezoning process . Mr . Stanton stated that a variance or an opinion or whatever is needed from the Zoning Board of - Appeals because the - 2 - acre size requirement for a Business zone is not met . Mrs -. - Grigorov stated that -=the, -Board could makea - recommendation to the Zoning Board . The --site plain- was - discussed_- with Mr .- - Fabbroni --pointing out that- the Planning Board has to approve the access . and the drainage . MOTION by Mr . Bernard Stanton , seconded by Mr . Montgomery May . RESOLVED , that---t-he : _P-lann ng==Board= of the - Town:.=off Ithaca- recommend and_ hereby.=does -=recommend= that==the _ -proposal - --by Messrs-.—Vasse-==.and==Bergg-ren---fors- - rezoning f -_ lands =on -the -:nort-heast _- corner_- f_ Danby -: and: Codd ngton_ loads_,__ . Towri =-°of ��_Lthac"a = Tax� Par-cels- : .6 =40 -4=2 -`=3 , --4 ;_=:and - 5 ,- _from -R=9 - Bixs2n " A " be =taken` to the` Zonng-= Board :-of --Appeals = since - the-=area proposed-- for,- = such- rezoning- does not - meet - =the two acre --- requirement- for - a Business zone by one -half acre ., with said -Planning Board' s - concurrence in the proposal for rezoning- since the properties in . question abutt a commercial zone in the City of Ithaca , and , further THAT if a variance to the requirements of the Zoning Ordinance should be granted by said Zoning Board of Appeals , - the rezoning be recommended for approval by the Town Board by said Planning Board , subject - to the conditions that the site as proposed forcommercial use have access from Coddington Road and meet drainage requirements set forth by the Town Engineer - both as to the ' site °itself -- and - any impact---upon- the City of Ithaca adjacent . There being no further discussion , the Chair called for a vote . Aye - Aron ,- . Baker. , May , Stanton , Grigorov . Nay - - None : - The MOTION was declared to be carried unanimously . Planning Board - 11 - : April 4 , 1978 PUBLIC HEARING : DISCUSSION OF PROPOSED AGRICULTURAL DISTRICTS WITHIN - THE TOWN OF ITHACA At 9 : 10 p . m . Vice - Chairman Aron declared the Public Hearing in the above - noted matter duly opened and presented for the record the Clerk ' s Affidavit of Posting and Publication and the Secretary ' s Affidavit of Service by Mail . Mr . Fabbroni referred to the pamphlet that had been distributed to the Board by Mr . Stanton entitled " Legislation to Permit Agricultural Districts in New York , as amended through 1977 " , dated February 1978 , and as printed by the New York State College of Agriculture and Life Sciences , Cornell University . Mr . Fabbroni read in their entirety the " Summary of Provisions " delineated in this pamphlet beginning on page 2 and ending on page 3 , as follows : Summary of Provisions ­ Whethercreated by a - county- -legislature or =by the =::Commissioner of Environ- mental Conservation , all districts are effected by the provisions - of the Agri- cultural District Lay . These provisions : 1 . Permit Agricultural Value Assessments t Farmers may have the value ® of their land in excess of its value for farming exempt from taxa- - tion-� if-_ they_- meet .:-certain --qualify_-ing - -requirements - -and-- file an annual . - - ap_ p1=ic:ation . -= ___ Land-tir?hich-has--r-eceived-- this, - exempt1-ori--3s =subject= td - a maximum of =five wear rollback if converted= Ltb==a- non_- farm use-. - 2 .— Limit - Ord:inanc.es--Affecting._-Agr-icultur_e • Local =- gover_nments_ ay__no enact_ ordinances that - would- restrict - or - regulate -farm - structures-or -== farm practices beyond the requirements of health and safety . 3 . Instruct State Agencies to Encourage Farming - State agencies must modify administrative regulations and procedures to -encourage - the _ maintenance of commercial agriculture to the " extent compatible with health , safety and - arty applicable federal regulations . - Modify Eminent Domain . Proceedings - The - right of public agencies .--to- - -. : - acquire - farmland . by eminent domain is modified, though not removed . These- agencies are required - to give _. serious consideration to alter- native areas - before good - farmland - can be taken - for public uses .- - 5 . Restrict Public Funds for Non - farm Development_ - The right of public agencies - to advance - funds--=.for sewer , water and other facilities that would encourage non - farm development is modified . ; 6 . - Limit - S-Decial Service Tax Assessments - on Farmland- - ..The power of special districts to impose benefit- assessments or special ad valorem levies on farmland for sewer , water , lighting , non- farm drainage , - _ - solid - ti+aste disposal , or ot}ier landfill operations Is - limited . E . t . Planning Board - 12 April 4 , 1978 The Agricultural District Lav also provides individual farmers who are not in a district the opportunity to receive an agricultural value assessment by filing an agricultural commitment . They must , in writing , commit their land to farming for eight years , and each year roust recommit it for the next eight years . If land in a commitment is converted to a non - farm use While the com- mitment is still in effect , it is subject to large tax . penalties , instead of a rollback . Mr . Fabbroni noted that items #4 , #5 , and ## 6 are most significant . Through the use of a large map on the wall , Mr . Fabbroni proceeded to describe - the Agricultural District as proposed by the Agricultural Committee and the farmers working with that Committee on the County level , and as shown on said map in blue . Mr . Fabbroni noted that roughly 28 % of the land area in the Town of Ithaca is included within this proposed Agricultural District . He stated that at this point , the Town of Ithaca has thirty days to respond to that proposed area . Then , : the Planning Board of Tompkins County and the Agricultural - Committee will:.rev-'iew those comments .- Then Abe Board o-f Representatives has 180 days -- to take - action . MrJ. -- Fabbroni - stated -.that:-the-. main purpose - of -- the - Public Hearing tonight -A s to - discuss the -boundaries as proposed _ and - to . discuss the - - boundar_ies == which - he and his . - staff have worked on .- : and looked at - since the - proposal came forth . . Mr . Fabbroni commented that this is a very diffi - cult task to do so quickly . Mr . Fabbroni reported that the Town has ® done a visual survey of the land within the proposed district and other land in - the Town to see what Nits use was in - the last . f arming season . Referr-:ing again - to the_ = large map_ - Mr : ._ Fabbtoni= pointed _ ;.out =that= the er.oss- hatckied: ==area .within-: = the : red ==a:ines ,-represent - those -who.-.. are.-.- sigriotories -to :ahe: Agricultural - .Distr_ ict . = _=` Mr : '= Yabbron-i• ° pointed -out -that-- all of- -Enfield = ifs - included' -in - the - proposal , - with ., .the except .of -the Hamlet-- :itself ,, parts of = Ulysses , Newfield ; and - -Ithaca . ,Town * - - = _ - Mr . - Fabbroni = stated - that - the staff recommendation is for the inclusion - of the areas within -the red lines plus two additional propertie . contiguous thereto and plus the Carman . . and - Paley properties which were not included , and , to exclude that portion of land between Calkins Road and Seven Mile Drive . . - = - - The - Krantz - property was - d-iseussed briefly . It - is -- residential but. _ he farms -it . Mr : Baker farms the open - lands Mr . -- Fabbroni noted that the owner would apply for exemption in - this case and pointed out that one does not necessarily have - to - be in an Agricultural District to obtain its benefits . Mr . Fabbroni _continued and stated that the Town would wish to _ - exclude = •lands =not actively . - farmed , such as --the Odd . Fellows property - and others that are - recreational - farmland where = the owner keeps a few horses . He also noted that some lands that are farmed right now should probably not be included either , such as the " Old Marshall Farm " parts of which ' are presently a commercial operation, and other parts of which have been - Subdivided or . we have subdivision plans in band . - Planning Board V- 13 - April 4 , 1978 Mr . Fabbroni felt that the burden really should be on the individual property owner to get himself signed up for the exemption . He pointed out that any kind of utilities extensions it . seems , or any ® kind of road or rights _ of way to be established through an Agricultural District spells a long drawn -out process to do any of these should the extension of the Agricultural District be too far east . Mr . Fabbroni stated that the staff approach has been to take the viable farmers and their land and take a contiguous , logical area into Enfield as being appropriate for inclusion in the District . He cited as an example of other open land that is questionably included , the _ Ideman 95+ acres on Mecklenburg Road which is partly farmed now . Mr . Fabbroni recommended that it is important to . keep the basic . intent of the Agricultural District which is to preserve the farmer ' s land and protect him from -certain -taxes - and charges . Mr . Fabbroni also pointed out that the new assessments that have just this week been mailed out by the .County pose a problem now whereas in the past assess - ments were not of major significance . He stated that the Agricultural District should recognize the - farmer and provide that intent that was first meant to- be and ---protect the farmer from taxes -that . would pce riand ---protect him - out of existen-ce , - but , for the proposed District to take in 28% of the-=Town :-of - - Ithaca ° and Include '. =light = irrdustrialanor doeslit seem al s I lands - that are - mined does . not _seem -_to be the - -purpose _ . appropriate --to go that - far - with it . Mrs : Grigorov- - was curious as to what__the reason was for including all those areas and who is the " theythat drew up this proposal . Mr . ® Baker thought. that Jim Ray and Mr . Linton of the Agricultural Committee ofAhe - Board _ -of . Represen-tat--i-ve-s __ were--involved in the formulation of the proposal-- and-=f-urt-her-==that-probably - a fairly `. ar-bitr-ary ~line . was—drawn_ . up ._ Mr - May:-stated—_ that-even-- if you _went - with _the-=" blue" =zone.;^thee 28% -=of -,the --Town- area=-zone;= unl-ess- the_sowners � invo1v_ed_Vrrieet—the '_-qual_ if i cations they- - could not get these benefits ,_ : so-j--we -are not really -talking about all this = 1 and . Mr . . Fabbroni- - stated that- that is true as far as the exemption from taxes , - but not so clear as to - exemption from utilities , and - it ' certainly - is - not clear as to easements which becomes a major- compl icat ion . Supervisor Desch referred to the newly adopted ( January 24 , 1978 ) Part 617 of the State Environmental Quality Review ( SEQR ) wherein on pages . 48 - 52 there appears a listing of Type I and Type II actions and classes of actions -. Type I- actions , he pointed out , require -Environ - mental Impact .Statements . . Mr . Desch quoted . from - item - ( e ) - - is development:; project -=or - permanent- - facility--= of ==a ' non - agricultural use in an agricultural district except .those listed as Type II actions . " Mr . Desch noted that Type II actions do not -- require environmental " impact statements and include , among others : " ( a ) Construction or alteration of a single or two =family residence and accessory appurtenant uses or - structures not in conjunction with the construction of = alteration of two- _ or - more - such - residences . and - not - ' in- - one _ of --the critical areas described -in this section- for Type - - I actions ; - ( b ) The extension of utility facilities to serve new or altered single or two - family residential structures or to render service 'in approved subdivisions ; . . . . " Mr . Desch noted -tbat there is - no reference to multi - family }dere so - any multi - family proposal would have to have an Environmental Impact Statement Mi . Desch- -wished to make - it - clear that the parameters --of an Agricultural ° District do . have -a major effect - -in the area of SEQR impact too . - - • Planning $card -14 April 4 , - 1978 Mr . George Ideman appeared before the and stated that he was surprised that more people were - not . present for this particular public hearing that so strongly affects the Town of Ithaca . He stated that he was thoroughly confused . He noted that he is the owner of some 90 acres on the Mecklenburg Road contained in the Agricultural District proposal and that part of that land has been used as agricul - tural land and part of it has never been used for anything . He wondered where all this came from? He pointed out that he does not qualify for agricultural exemptions and further that he has been advised by experts not to sign on . Mr . Ideman described at length the natural order of things ; areas change , growth occurs ; it has to , it must . He stated again that he is confused about why this thing has to be done . He pointed out that as towns - grow , agricultural land diminishes . He also stated that towns should not tax areas out of existence . He asked , what form of progress are we moving toward ? He felt that this matter of the proposed Agricultural District is terribly important and should be considered very carefully and thoughtfully taking into Consideration all of its ramifications . Mr . Willis Hilker propounded the opinion that - -he has • formed as to why - = th-is -. proposed . .Agricu-ltural - District ..has ' come : abouts _ - He- . stated =that the -. Town . of Ithaca has in _ the -: past --- number -• of -- years pushed %_ more • and more into R- 15 residential and away from any agricultural use in the out - lying - - areas -: - Mr - H lker= d note - that -- in = _the__Burns =Road - area _ land : ro unsuitable for anything - else than . agricultural use - but- - in_ the ==prposed - new zoning ordinances- - it - is . described= - as residential .. - .- He _ stated that people who have agricultural = uses have - been forced-- into : forming. such ® a District because of zoning . ! Mr . Stanton stated - that - really the intent was to protect commer - -cia1- ag-r-iculture- •-as -- a livelihood-.- -.. -.. Mr_-- Hi ker== tated . Ghat-this = seems t— o = be_=the==-only=- way-ao� r-ot-ect _-_ . _ _ -- oneself-=-from -encroachment .-= He-=ref-efred� aga n -a-4the:_=Burns _Road_-a-r- ea ;�. ` and=-=stated =that ==it - may =- not - be _ su-i-table=.-for== wcomme-r:cial farming ; but- � t - is =- not.- suitable -for residential_ -_either = I : is woods ;=- it =- should - be considered - farmland for tree , harvestinge Mr . Stanton * said that the intent , really , is to try to make it possible for people who want to make their livelihood out of farming for the next eight years . He noted that there is nothing in this that says that any person who does not want to be in - it HAS to be in it . Mr . Stanton further stated that he thought that this is what . the thirty day period to respond is all about to get these . questions raised and to state that you - door do - not want to be in it and to react to the proposed boundaries . Mr . Stantonstatedthat - it is his understanding that = - the District has - to be --- contiguous ; or , has to -be ., 500 acres . - - there - could be more - than - one - District in fact . Mr . - Hilker. pointed out= again that this proposed Agricultural District - is the answer - to zoning out - the- - agricultural - - zone - - zoning has forced - it about -0 - He - urged - -the Board to take a strong look- at _ __ . zoning =-and = ease some of this land - back into -- agricultural zones . _ - - : Mr . May stated that there is certainly a need to protect the . farmer ; however , ' - he : did .-not see why commercial and. light in land is included . He said we have to maintain land usage in any of the desirable land uses and we -have - to --maintain farmers in a -viable state . He pointed out that if the Town runs a water line in front ' Planning Board - 15 - April 4 , 1978 of a farmer ' s property and then tax him at the rate he himself has , there is not a farmer in the country who could survive . Mr . Ideman . commented that people are forcing housing through ® zoning by saying that a certain area is " ready " for housing . He said that nothing is ready for anything until there is a buyer ready to buy . Mr . Hilker suggested that the Board agree with the proposed District boundary except for the areas zoned for light industrial or commercial . . .- It appeared that both Mr . Hilker and Mr . ' Ideman agreed with the intent of the Agricultural District but perhaps not with the same boundary lines . There being no further comments from the public , Vice - Chairman Aron declared the Public Hearing in the matter of the proposed Agricul - tural . District closed at 9 : 50 p . m . Mr . May stated that he feels. that we have to protect the farmer or we are sure going to - - lose him and he does not feel that we can that : -= -- He - stated that - he did - not see - any reason _� or having _ property_-. in � there =which. is riot - faribland_ nor -has . : the -- potential : for _farming ; : but == otherwise-- anyone - , who is - not--3n =- ther. e--but-l= -hasT.-the _ potent.ial - should - be included . Mr Fabbron -offered-the --opinion that- the -burden should --be on the owner . Vice - Chairman Aron asked if there were - any recommendations . Mr . Baker asked when any such recommendation has to be ready . Mr . Aron about a recommendation stated that he would like to have this Board think to go _ to - the - Town - Board -. which - is meeting - on this matter tomorrow night at -5 1' S (-April_- 5 , x. 1978 ) Mr- .` =-Aron- =noted that the _ _Boar--d has �.befor- e :--it _ . . a proposal:-" Bich - incl=udes `a ct1Ve -=farms=- non - active =farms ? -A-some farms -f __ that-wish to ' be incl-uded - and = are. _not , light _- indust-ral- laird=and -commer_ _ - ci-al-:laird ._ : :- After - a brief -- discussion , - it was stated - by ° -both Mr : Stanton - and -_._ Mr . May , and agreed to-- by--the -- members of - the Planning Board , _ that the following statement of ' consensus shall be rendered by the Town of Ithaca Planning Board to the Town Board : THAT the Planning Board of the Town - of Ithaca ' agrees . with the essence of the - intent _of - -the Agricultur-al District ; but , that ._- the _ proposed Agricultural District should include only those areas of the Town of Ithaca in the proposed' Agricultural District which are currently used for . commercial agriculture , - rented by commercial farmers , or -have primary - use potential in agriculture . - This portion of the meeting ended at 10 : 02 p . m . PUBLIC HEARING : DISCUSSION OF PROPOSED TOWN OF ITHACA ENVIRONMENTAL ASSESSMENT FORM . Mrs .- Restaino - - presented a proposed Town of - Ithaca Environmental Assessment Form for Environmental Quality Review . Mrs . Restaino explained that " Type 1 " actions are those actions that . will harm the environment , " Type 2 "- action are - those that will not . She stated that starting September 1 , - -. 1978 ; - all - Type 1 actions and any-- -actions other -- than Type 2 actions will require environmental review . - : She stated - that this - assessment form her-e . Planning Board - 16 - April 4 , 19781 under discussion is the first step ; it . . is a screening , .device only . It does not apply to . the single .family home or a small business - : there are Type 2 actions . She noted that the Town could add to the Type 2 list . ® - She stated that this form is a first step for - any permit . Mrs . Restaino stated that the Town needs to adopt an Environmental Assessment form in order to be able to determine whether or not we will have to go through the whole review process ._ . The developer would have to complete this form so that we can determine if an- Environmental Impact Statement is required . Mr . May commented that this form is very complicated and he wondered how a person would know how to answer these questions and how does the Town know that he is answering them correctly ? After lengthy discussionr and comment - as to the complexity of the form ; the following action was taken . MOTION by Mr . Montgomery May , seconded by Mrs . Carolyn Grigorov : RESOLVED, , that the Planning Board of the Town of Ithaca recommend and hereby does recommend to th .e . Town Board approval of the proposed Town of Ithaca Environmental = . Assessment Form as - presented_ . to said _ .Planning . Board- with : minor technical= changes - in 'wording as discussed - and . deemed- appropriate by the Town Engineer and staff . By - way of discussion -, Mr . Stanton commented that . Items #34 , 350and 36 , in re wetlands and streams has some strange wording . There being no further discussion , . the Chair called for a vote . ® Aye - Aron , Baker , May , Stanton , Grigorov . Nay -None . . The MOTION; - -wasdeclared -to =be =carr ed-� unan mou°sly: DISCUSS-IDN: OF: DEVELOPMENT-PROPOSAL==ON FRANDSEN =LANDS `7N EASTE'RN -HE=IGHTS BY=== A . : CAPPU.CC3-; ----TOW-N -- _OF-��IT-HACA - TAX--PARCEL-- -:6 = 56 = 3 =13 - At - 10 : 20 p . m . Chairman Aron opened the discussion on the above - noted matter , Mr . Al Cappucci and Mr -. Bill Frandsen being present . Mr . Fabbroni described for the Board the history behind this parcel of land . He noted , among -other things , that back when Eastern Heights • was being subdivided the Planning Board was going - through a number of reviews roads ; jetc .- There wase- no ' water- then available from the City - and then along - came Bolton Point : Mr . = Fabbroni said that this land was never developed . even though we _ have - a - nice %plan .: with engineering ,drawings from --John MacNeill He : said =that _Bill-= Frandsen- gave- the Town an - easement- from Eastern -Heights so that - we- : could alleviate the drainage problems . Mr . Fabbroni commented that Mr . Frandsen has been a victim of circumstances from Eastern Heights , Mr . Fabbron-i stated that . the proposal :- is to , extend the - road from the end of -Park -Lane down through the Frandsen - land-. to -Quick ' : land ,,' Mr . Cappucci stated - that . some kind of- underground - storm sewer- should be put in here and it would be very expensive . He stated that since the Town is ultimately - . going - to = have to address itself to this problem , he suggested letting the Town come in - here , get engineering drawings . about where the road _.. should.- go , --- keeping. - grade - as- best they=: can at - the - least -they - - can ; put sewer taps on the-proposed.- lots , get the water : . line -. -pretty much laid - out , storm sewer- - put- in here _ plus - proposed--- road:` a tap - for __ total cost - Planning Board - 17 April 4 , 1978 of road construction including hard surface . Then have a due diligence meeting to discuss this with Frandsen , Quick and Town and cut up this cost ; deed back to the Town so many lots - - $ 84000 a lot - - shared with Town and Frandsen - 10 lots at $ 8 , 000 - - five - year notes . The preceding paragraph may be more clearly understood by the follow- ing quote from Mr . Cappucci ' s letter of March 10 , 1978 , to Mr . Fabbroni : " At the request of Noel Desch , I am writing this letter to officially notify the Town of Ithaca of my desire to work with the Town and yourself I n the proposed extension of Park Lane from Eastern Heights through William Frandsen ' s land and adjoining lands to Route 79 . My proposal individually discussed with yourself and Noel Desch is to have the Town of Ithaca complete the extension itself with a negotiated percentage of the actual cost to be borne by Mr . Frandsen and the adjoining landowner . The landowner ' s share is to be in the form of developed lots deeded back to the Town . The actual proposal includes these steps : 1 . The Town provides engi-neering drawings for the water main extension . with aper- opriate -taps - for _-each -_lot , - -underground _storm - sewers and- - appropriate - cleanouts -sufficient- --to handle :- the presently: dev-eloped - section - of Park--- Lane and-- all - streets - presently = -draining - thereinto ,- -- as well - as the proposed roads in William Frandsen ' s subdivisions crossing Park .Lane . The Town should also provide taps in the present sanitary sewer so that development can proceed without breaking the hard surface road to be ® installed . 2 . -----The. - Town - - adver--tises-for---bids--: to=__ complete- = step one--=inc=luding - rough grading-and _ f=irial : surfacing= of =said_=r-oad-._-- - 3 . -_- ..After - f-irm---est=itnaat:es_--are _=r_ece-ived ;= ==a_- due di-1.-igence%= meeting wil1�`-be -- cal-16d ; ainong ---members- :of- = the _ Town-- Board; Mr Wi1a ., Yrandsen . and - the owner --of - the ` adjoining -land - to determine --the - �cost sharing . - of said - extension with- landowners - agreeing - to deed back lots for - their = _nego.tiated - - . portion of the development costs . 4 . A callable five - year municipal note will be issued by the Town for the proposed extension . The note will be called as the Town sells the lots deeded in Step 3 . 5 ': I personally agree to market said notes for the consideration of -t-he exclusive right - to - sell--- said lots referred to in Step 3 . Thi-s - letter is merely -a proposal- that- - assumes- a meeting of . the minds before - a large amount . of - time - =and -= effort is -expended . Mr . _ _ Fabbroni - stated that this all ' seems -like a great idea - - the Town takes all - the risk , the developer takes the second line of risk , and the guy who .--buys -the -=lots takes - no . risk at all is M Mr . Frandsen commented that he has put - up $ 12 , 000 for each . lot . Mr . May stated that he thought that there is a precedent - setting here that ., he does not like at all . , . Mr . May added that he did have a lot of empathy for - Mr: Frandsen ' s problem . Mr . Cappucci stated --that- there - - is precedence being - set - - here - no Planning Board ' - 18 - April 4 , 1978 question , but in no way is it preferential treatment . If this is pre - ferential treatment , then anyone else , say in the Northeast , can say the ® same thing , The precedence would be if someone were going to get something for nothing ; Mr . Frandsen is not ; he will pay his fair share . The Town . will build the road to Town specs , Mr . Fabbroni stated that if the Town goes in there and builds the road it will be a lot more expensive than a developer . If there is any grading that needs to be done , the Town only works within the right of way , we would have to bring in fill from someplace else . The developer can draw from lots that he owns . Mr . Fabbroni noted another point and stated that there is an existing mechanism through Town Law whereby Mr . Quick could petition the Town to build the road . This would be pursuant to Section 200 of Town Law . Mr . Fabbroni stated that the Town might get involved to the extent where we might share by apportioning thecost on a front - footage basis . Mr . Fabbroni said that the Town shares could be in connection with storm sewers as related to drainage . Mr . - Frandsen - .stated =that . - nothing-=could :::cost any more _ than - what _ he has - done - already Mr Frandsen- pointed out that all _,. the - promises were made and then= -whenz�--t-he.-time--comes--- nobody --i-s -there.._ =: _ He-: stat-ed__.that all -he -- has . - is he __has . is a bunch -'- of papers that - - cost_ him $ 12 , 000-: 00 . Mrs : - Cappucci-. stated that- . the:- drainage should be - addressed at this level now -before . the .problems - are there . The Town - Board . does . not . address . water problems fast enough , ® Mr . Frandsen asked how many - places have- underground storm sewers ? Mr=- Cappucei- asked=how-long=t_he=building :of this- = road ==would-,r=take=. - Mr . = 1'abbron stat-ed'that-3 — he:=_Town _wer--ea-Ao d_ this load=-he-`did = not= see.-- : it -happ-ening-th-is - year= Mr .a :Cap.puc-ci--stat`ed that-rhas_- nit= suggesting that only -the- =Town -build .=the road;=<he =was=suggestiri-g-_-that =the :road=be -put-= . up- -. to _ -bid Mr ;- Cappucci - - expressed -concern = - about the inadequacies- of the Town road specs , Chairman - Aron-- stated - that=- he would - recommend - -t-hat- - the - Board table this matter --until- more facts and figures are available . _ Mr . Cappucci asked what he and Mr . Frandsen should do at this point , Mr . Fabbroni stated that he would suggest that an application be made for the _road to be built pursuant to Section 200 of the Town Law , He said that- there should -be -a determination - made - as to the = percentage of invol-vement = as far as -. the costs -- go and -that -it is -their burden to unload the lots . ADJOURNMENT Upon Motion , the Chair declared the Meeting - duly adjourned at 11 : 40 p . m . Respectfully submitted , Nancy M . Fuller , Secretary . A G E N D A ® TOWN OF ITHACA PLANNING BOARD TUESDAY , APRIL 4 , 1978 7 : 30 P . M . Routine Business Report of Building Inspector Report of Town Engineer Report of Planning Board Chairman Approval of Minutes - February 28 , 1978 March 21 , 1978 7 : 45 P . M . PUBLIC HEARING : Consideration of Site Plan Approval of Self - Service Gasoline , East Hill Plaza , Town of Ithaca Tax Parcel 6 - 62 - 2 - 1 . 121 . 8 : 00 P . M . PUBLIC HEARING : Preliminary Hearing for Consideration of Cluster Subdivision Proposal for approximately 31 acres , Danby Road adjacent to Ithaca College land , Colo Town of Ithaca Tax' Parcel 6 - 42 - 1 - 13 . 2 . 8 : 30 P . M . PUBLIC HEARING : Consideration of Rezoning Proposal for Lands on Northeast Corner of Danby and Coddington ® Roads from R- 9 to Business A , Town of Ithaca Tax Parcels 6 - 40 - 4 - 2 , 6 - 40 - 4 - 4 , 6 - 40 - 4 - 5 ) IP - hyo - 'f - 3 . 9 : 00 P . M . PUBLIC HEARING : Discussion of Proposed Agricultural Districts within the Town of Ithaca . 9 `: 20 P . M . PUBLIC HEARING : Discussion of Proposed Town of Ithaca Environmental Assessment Form . 9 : 45 P . M . Discussion of Development Proposal on Frandsen Lands in Eastern Heights by A . Cappucci , Town of Ithaca Tax Parcel 6 - 56 - 3 - 13 . 10 : 00 P . M . ADJOURNMENT Nancy M . Fuller , Secretary . NOTE : IF ANY MEMBER OF THE PLANNING BOARD CANNOT ATTEND , PLEASE CALL ME IMMEDIATELY AT 273 - 1721 . ( Chairman Bronfenbrenner will be out of the country , Vice - Chairman Aron will chair the meeting . ) A QUORUM IS NECESSARY FOR PUBLIC HEARINGS . Thank you . AFFIDAVIT OF POSTING TOWN CLERK ' S OFFICE ITHACA , No Y. I ', Edward L . Bergen , being duly sworn , say. that I am the Town Clerk of the Town of Ithaca, Tompkins County , New York, that the following notice has . been duly posted •on the sign board of the Town Clerk of the Town of Ithaca and that the notice has been duly published in the local newspaper . ( Ithaca Journal ) Notice of Public Hearings to be .held by the Planning Board of the Town 'of Ithaca on Tuesday , April 4 -, 1978 , commencing at 7 : 45 p . m . at 126 East Seneca Street ( second floor ) , Ithaca , NY , as per attached . ' I�: ation of sign board used for posting : Front Entrance to Town Hall . Date . of -Postin - March 28 1978 . g • Date of Publication ; March - 30 , 1978 Edwhard L . Bergen - Town Clerk Town of Ithaca State of New York - County of Tompkins SS . . Town of Ithaca Sworn to before me this - 29th day of March 19 78 ' NOTARY RTRUr H. BERGEN Notary P Noc'S5 at7 of 5 ew York1 Qualified Ex i es Markins Con rch 309 19!& - Term Expires i HACA JOURNAL Thursday,, March 30, 1978 ' r I Legal Notices TOWN OF ITHAC-A PLANNING BOARD NOTICE OF PUBLIC HEARINGS " TUESDAY, APRIL 4, 1978 By direction of the Chairman of the Planning Board, NOTICE IS HEREBY GIVEN that Public ) Hearings will beheld by the Plan- ning Board of the Town of Ithaca on. ,: Tuesifay, April 4, 1978, in Town. '; Hall, 126 East Seneca Street ,( sec- ' and floor ), Ithaca; N . Y. at ' ihe following times and on the follow- ing matters : ' ' 7 : 45 P.M. Consideration of Site ' ' '• Plan Approval of Self-Service ,gasoline, East Hill Plaza, Town of Ithaca Tax Parcel 6-62-2-1 .-121 . 8 : 00 P.M. Preliminary Hearing for Consideration of Cluster Sub- division Proposal for approximate- ly 31 acres, Danby. Road adjacent to Ithaca College land, Town . of ® i Ithaca Tax, Parcel 6-42- 1- 13.2. , 8 : 30 P.M. Consideration of Rezon- ing Proposal for Lands on North- east Corner of ' Danby and Cod- dington Roads from R-9 to Bush nese A,'Town of Ithaca Tax Parcels 6.40-4-2, 6-40.4-3, 6-40.4-4, 6.40-4-5. ' 19': 00' P.M. Discussion-of Proposed Agricultural Districts within ' the Town of,Ithaca. 19: 20 P. . Discussion of Proposed Town of Ithaca Environmental . Assessment Form. Said Planning Board will at said times and said place hear all per- ` sons in support of such matters of objections thereto. i Persons may appear by agent or in person._. Edward L. Bergen Town Clerk t Town of Ithaca Dated : March 28, 1978 . , Publish : March 30, 1978. I 1 TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS TUESDAY , APRIL 4 , 1978 By direction of the Chairman of the Planning Board , NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Planning Board of the Town of Ithaca on Tuesday , April 4 , 1978 , in Town Hall , 126 East Seneca Street ( second floor ) , Ithaca , N . Y . , at the following times and on the following matters : 7 : 45 P . M . Consideration of Site Plan Approval of Self - Service Gasoline , East Hill Plaza , Town of Ithaca Tax Parcel 6 - 62 - 2 - 1 . 121 . 8 : 00 P . M . Preliminary Hearing for Consideration of Cluster Subdivision Proposal for approximately -31, acres ; -= Danby _Road '- adjacent-- to Ithaca College land , Town of Ithaca Tax Parcel 6 - 42 - 1 - 13 . 2 . 8 : 30 P . M . Consideration of Rezoning Proposal for Lands on Northeast Corner .. of- , Danby- and - Co.ddington --Roads -._ from R- 9 to . Business A , - - 6 -- L10 - </ - 3, Towrf �of Ithaca Tax Parcels 6 = 40- 4 -2 ; - 6 = 40 - 4 - 4 6 - 40- 4 - 5 . - - 9 : 00 P : M . Discussion of Proposed-Agricultural Districts within-. the- Town of Ithaca . 9 : 20 P . M . Discussion of Proposed Town of Ithaca Environmental Assess - ment Form . Said Planning Board will at said times and said place hear - all persons in support of such matters or objections thereto-. _ Persons may appear by agent or in person . Edward . L . Bergen Town Clerk Town of Ithaca Dated : March 28 , 1978 Publish : March 30 , 1978 Acreage Breakdown p . 4 OAK RIDGE ( 3 . 5 gross units per acre density ) Area in Acres % Coverage Right of ' Jay @ 40 ' 3 . 79 12 . 22% Lots 17 . 62 56 , 88% ( total = 67 @8000 sq . ft . ) Bikeways . . 45 1 . 45 % Open Space 9 . 13 29 . 45% Total 31 . 0 100% Higher - density Duplex Single family duplex NET Density' 8 , 75 6o49 3 , 87 ® GROSS Density*' 6 . 86 4 . 85 3 . 61 * excludes right of way area *^ includes one - half right of way area t 1 'Acreage Breakdown p . 5 CONVENTIONAL HOUSING SITE . SCHEME Area in acres 70- Coverage Right of Way 6 . 68 21 . 54 Lots 20 . 21 65 . 19 ( Total = 61 @ 15 , 000 sq . ft .. ) Bikeways 0 0 Open Space 4 . 10 13 . 22 NET Density= 3 . 01 units per acre GROSS Density= 2 . 26 units per acre Density of single - family house with 1 apartment = 61 lotsX2 units ; i . e . , 122 units . • h - Acreage Breakdown p . 6 j �C INTI_ T DENSITY .� / • <1 - - - NOTE : THIS DRAFT IS FOR DISCUSSION PURPOSES ONLY I TOWN OF ITHACA j PROPOSED AGRICULTURAL DISTRICT i Justification for Boundary Changes a The Town of Ithaca supports the formation of an Agricul - I trual District which will encompass that farmland which qualifies j ' t i as viable agricultural land . j The Agriculture and Markets law enabling the establishment Agricultural - Districts - was -- created to encourage - the continuation of viable farming operations on a sound economic basis . The boundaries as proposed are : not-- in keeping with - the . . I purpose and intent of the law for the following reasons : I 1 . The proposed boundaries are laid out without regard i i to the long : established land ._- use _- zones - :of - the - Town -of - Ithaca ,__. .. : - namely : h a . - - Several - established - residential areas such - as : : I` the Drew subdivision which itself includes homes ' ! is included in the proposed district . b . Several large parcels for which preliminary subdivision plats have been approved by the Town - Planning I ` i Board - are - included in the district , namely , Eddy Hill , Inc . etc . ce acres of land zoned light industrial and located on Elmira Road are included in the district . 1i i ; - 2 - 2 . The inclusion of non - farmland or marginal farmland will have a severe economic impact on the Town of Ithaca by deter - ring natural , well planned growth in support of operations con - structed by the County ( i . e Hospital ) and others ( elaborate) I I i 3 . The inclusion - . of non - farmland =-wi-11 deter -. t-he -Town-_= - : from -providing : adequate :health '-- and -safety ---to its -. citizens. .=- - For - example , construction will begin - =this summer- on sewer- _ services - - to properties included ,_ in the district . The project is supported by a major - grant from the Environmental Protection Agency which attests to the environmental necessity of these improvements . There are additional- areas that need this service and systems -- have been - ! designed. - to permit - these ° additions at considerable .- cost- - -to taxpayers • I throughout the Town . The existing water system on West Hill will not be adequate to serve the needs of farmers , residents , public service facilities and commercial operations within .-5-years. . --- In fact ,- serious -pressure problems already exist in the Glenside area . The Town did not (� 1 w i I i 3 - encourage the construction of the Hospital on . West Hill . . In fact , the County is exempt from the necessity to file a building permit . This is an asset to the community , but it places a burden on the Town to assure that adequate and reliable services are pro - i vided . The present boundary proposal will severely increase the i cost of the improvement . For example , where will a new water tank f be located ? Condemnation procedures become more complex and alter- nate locations - may - not :_be hydraulicly acceptable without substantialiL investment . 4 . Many -= .large parcels in the - proposed - district - are being held for future development which may .take . - place after the end of the first 8 year period . Why should these land speculators be given -a - 5 -year major tax break when - ° such is not available . to other-.-property-owners:- in the Town ? f i Ii ; 1 �1 II • 1 1 1 1 1. i. . f ^ A A y y ttrq� _ zuS� �Fa^I i �gPoRA'ftiD CITY OF ITHACA CITY HALL NEW YORK 141350 DEPARTMENT OF PUBLIC WORKS orpice or ROBERT O. DINGMAN SUPT. Or PUBLIC `FORKS April 3 , 1978 Town of Ithaca Planning Board X Edward L . Bergen 126 East Seneca Street Ithaca , New York Re : Public Hearings - South Hill Properties Gentlemen . I have today received a copy of the notice of public hearing ® on Tuesday , April 4 concerning three properties on South Hill . The development of each of these three properties has the potential of increasing the rate of run-off in drainages within the City of Ithaca . The purpose of this communication is not to protest the approval of the developments , but rather to request that you require before approval that the developer provide engineering data satisfactory - - to the City Engineer demonstrating that the adequate provisions have been made in each case to prevent an increased rate of run- off , and /or mitigate the effect of such increased rate . Sincerely , Robert 0 . Dingman Superintendent of Public Works ROD : o cc : L . Fabbroni P . L . Cox 'Y ` / • ♦ 3 0 February 1978_ A . E. Ext. 781 Replaces A .E. Ext. 7641 LEGISLATION TO PERMIT AGRICULTURAL DISTRICTS IN NEW YORK As Amended Through 1911 Compiled by H . E Conklin W. H . King li Al Department of Agricultural Economics New York State College of Agriculture and Life Sciences A Statutory College of the State University Cornell University, Ithaca , New York 14853 ® TABLE OF CONTENTS Page Legislative Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Steps Required to Create a District 1 Summary of Provisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Program Status . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 Text of the Law as Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 Declaration of legislative findings and intent . . . . . . . . . 4 Definitions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 Agricultural districting advisory committee 664996400440 5 Agricultural districts ; creation 6 Unique and irreplaceable agricultural land ; creation of districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 Agricultural districts ; effects . . . . . . . . . . . . . . . . . . . . . . . . 12 Agricultural land outside districts ; agricultural value assessment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 Promulgation of rules and regulations 17 Additional Sources of Information • This publication replaces A . E . Ext . 76- 41 , Legislation to Permit Agricultural Districts in New York as Amended Through 1976 , which was issued in November 1976 . It incorporates all the amendments passed to date into the original text of the law . LEGISLATION TO PERMIT AGRICULTURAL DISTRICTS IN NEW YORK As Amended Through 1977 Compiled by H . E . Conklin W . H . King Legislative Intent In 1971 New York ' s Legislature , upon recommendations by the State Agri - cultural Resources Commission and farm organizations and with the support of Governor Rockefeller , passed the Agricultural District Law ( Agriculture and Markets Law , Article 25 -AA ) . The law is designed to encourage the continuance of a strong agricultural industry in the face of growing urban pressure and speculation . It seeks to achieve this goal 1 ) by offering farmers an opportunity to protect themselves from some of the rising costs and governmental actions usually associated with urbanization and 2 ) by providing discouragements to residential , industrial , and commercial development within good farm areas . The Agricultural District Law was amended in the 1972 , 19735 197 + 5 19759 and 1976 sessions of the Legislature . ( No new amendments were passed in 1977 . ) ® Significant changes were made in the section of the law which outlines the pro- cedure for creation of a district . For the most part , however , these amendments have made technical changes needed to improve the original legislation . The basic philosophy and intent of the law were not changed by these amendments . Steps Required to Create a Districtm Forming an agricultural district is a rather long and complicated process. Districts start with local initiative , but must be reviewed and certified by both local and state agencies before they can be legally formed . The follow ing ten steps summarize the process . 1 . Landowners prepare a district proposal and submit it to the county legislative body . A minimum of 500 acres is required . 2 . The county legislature appoints ( if not previously done ) an agri - cultural advisory committee of four farmers , ' four agribusinessmen and one county legislator . 1� For a detailed discussion of the creation process , refer to County Guidelines for Creation of Agricultural Districts , Office of Environmental Analysis , N . Y . S . Department of Environmental Conservation , Albany , New York , January 197 + 2 - 3 . The county legislature refers the proposal to the agricultural advisory committee and the county planning board . for their recommendations . 4 . The county legislative body may modify the district proposal in a manner consistent with the recommendations of the agricultural advisory committee and the county planning board or its own ,judgment . 5 . The county legislature holds a public hearing on the proposal and subsequently may adopt it as a plan . 6 . If the proposal is adopted as a plan , the county legislature submits the plan to the State Commissioner of Environmental Conservation . 7 . The Commissioner receives reports from the State Agricultural Resources Commission and the Secretary of State . State inspectors examine each proposed district in the field . 8 . . The Commissioner may certify the plan or a modifiction of it as eligible for a district . 9 . After certification , the county legislature may hold another public hearing on the plan . If the plan was modified by the Commissioner , the county legislature is required to hold another public hearing . 10 . The county legislature may take final action to approve or disapprove the proposal . If no action is taken within a specified period , the plan automatically becomes effective as a district . Every eight years each agricultural district must be reviewed . Another public hearing is to be held and the district is to be re- examined at county and state levels . If any portion of a district is in strong demand for non-farm uses at this time , the district may be modified or terminated . Boundary changes , however , can be made only at these eight year intervals . As of September 19755 the Commissioner of Environmental Conservation has had the authority to create agricultural districts of 2 , 000 or more acres to encompass " unique and irreplaceable " agricultural lands . The law requires the Agricultural Resources Commission to initiate this action by determining areas of predominately unique and irreplaceable agriculture . To form these special state districts , the Commissioner of Environmental Conservation must be consistent with state environ- mental and comprehensive plans and policies and elicit the cooperation of local legislative bodies , planning agencies and agricultural groups . Summary of Provisions Whether created by a county legislature or by the Commissioner of Environ- mental Conservation , all districts are effected by the provisions of the Agri- cultural District Law . These provisions : _ 3 _ 1 . Permit Agricultural Value Assessments - Farmers may have the value of their land in excess of its value for farming exempt from taxa- tion if they meet -certain qualifying requirements and file an annual application . Land which has received this exemption is subject to a maximum of five year rollback if converted to a non- farm use . 2 . Limit Ordinances Affecting Agriculture - Local governments may not enact ordinances that would restrict or regulate farm structures or farm practices beyond the requirements of health and safety . 3 . Instruct State Agencies to Encourage Farming - State agencies must modify administrative regulations and procedures to encourage the maintenance of commercial agriculture to the extent compatible with health , safety and any applicable federal regulations . 4 . Modify Eminent Domain Proceedings - The right of public agencies to acquire farmland by eminent domain is modified , though not removed . These agencies are required to give serious consideration to alter- native areas before good farmland can be taken for public uses . 5 . Restrict Public Funds for Non- farm Development - The right of public agencies to advance funds for sewer , water and other facilities that would encourage non- farm development is modified . 6 . Limit Special Service Tax Assessments on Farmland - The power of special districts to impose benefit assessments or special ad valorem levies on farmland for sewer , water , lighting , non- farm drainage , solid waste disposal , or other landfill operations is limited . The Agricultural District Law also provides individual farmers who are not in a district the opportunity to receive an agricultural value assessment by filing an agricultural commitment . They must , in writing , commit their land to farming for eight years , and each year must recommit it for the next eight years . If land in a commitment is converted to a non- farm use while the com- mitment is still in effect , it is subject to large tax penalties , instead of a rollback . Program Status As of December 14 , 1977 there were 349 agricultural districts formed within the state , encompassing 4 , 826 , 801 acres of land . In addition , there were a number of individual commitments outside of districts allowing for agricultural value assessment on several thousand acres . However , no state initiated agricultural districts of 2 , 000 or more acres of " unique and ir- replaceable " land have been formed . - 4 - Text of the Law as Amended2/ • ARTICLE 25-AA-AGRICULTURAL DISTRICTS Sec . 300 . Declaration of legislative findings and intent . 301 . Definitions . 302 . Agricultural districting advisory committee . 303 . Agricultural districts ; creation . 304 . Unique and irreplaceable agricultural land ; creation of districts . 3050 Agricultural districts ; effects . 306 . Agricultural lands outside of districts ; agricultural value assessments . 307 . Promulgation of rules and regulations . Sec . 300 . Declaration of legislative findings and intent It is the declared policy of the state to conserve and protect and to encourage the development and improvement of its agricultural lands for the production of food and other agricultural products . It is also the declared policy of the state to conserve and protect agricultural lands as valued natural and ecological resources which provide needed open spaces for clean air sheds , as well as for aesthetic pur- poses . The constitution of the state of New York directs the legislature to provide for the protection of agricultural lands . . Agriculture in many parts of the state is under urban pressure from expanding metropolitan areas . This urban pressure takes the form of scattered development in wide belts around urban areas , and brings conflicting land uses into juxtaposition , creates high costs for public services , and stimulates land speculation . When this scattered development extends into good farm areas , ordinances inhibiting farming tend to follow , farm taxes rise , and hopes for speculative gains discourage investments in . farm improvements . Many of the agricultural lands in New York state are in jeopardy of being lost for any agri - cultural purposes . Certain of these lands constitute unique and irreplaceable land resources of statewide importance . It is the purpose of this article. to provide a means by which agricultural land may be protected and enhanced as a viable segment of the state ' s economy and as an economic and environmental resource of major im- portance . Added L . 1971 , Cho 479 , Sec . to ?� The text of the law was taken from McKinney ' s Consolidated Laws of New York - Annotated , Book 2B : Agriculture and Markets Law , West Publishing Company , St . Paul , Minn . , 1972 . For those interested in the original law or the specific changes resulting from the amendments , refer to Chapter 479 of McKinney ' s 1971 Session Laws of New York ( the original legislation ) , Chapters 700 and 712 of McKinney ' s 1972 Session Laws of New York- ( the 1972 amendments ) , Chapters 232 and 390 of McKinney ' s 1973 Session Laws of New York ( the 1973 amendments ) , Chapters 169 , 552 , and 864 of McK.Inney ' s 1974 Session Laws of New York ( the 1974 amendments ) , Chapters 464 , 717 , and 718 of McKinney ' s 1975 Session Laws / of New York ( the 1975 amendments ) , and Chapters 5769 671 and 672 of McKinney ' s 1976 Session Laws of New York ( the 1976 . amendments ) . _ 5 _ Art . 25AA Sec . 301 Sec . 301 . Definitions 1 . Viable agricultural land . Land highly suitable for agricultural production and which will continue to be economically feasible forsuchuse if real estate taxes , farm use restrictions , and speculative activities - are limited to levels approximating those in commercial agricultural areas not influenced by the proximity of urban and related nonagricultural development . 2 . Unique and irreplaceable agricultural land . Land which is uniquely suited for the production of high value crops , including , but not limited to fruits , vegetables and horticultural specialties . . 3 . Agricultural production . The production for commercial purposes of crops , livestock and livestock products , but not land or portions thereof used for processing or retail merchandising of such crops , livestock or live- stock products . Crops , livestock and livestock products include but are not limited to the following . a . Field crops , including corn , wheat , oats , rye , barley , hay , potatoes , dry beans . b . Fruits , including apples , peaches , grapes , cherries , berries . C . Vegetables , including tomatoes , snap beans , cabbage , carrots , beets ., and onions . d . Horticultural specialties , including nursery stock ornamental shrubs , ornamental trees and flowers . e . Livestock and livestock products , including cattle , sheep , hogs , goats , horses , poultry , furbearing animals , milk , eggs , fur.s . . As amended L . 1972 , Ch . 712 , Sec . 1 . Sec . 302 . Agricultural districting advisory committee A county legislative body may establish an agricultural districting advisory committee which shall consist of four active farmers and four agribusinessmen residing within the county and a member of the county legislative body , who shall serve as the chairman of the committee . Such a committee shall be established in the event no such committee exists and a petition is received by the county legislative body for the creation . of an agricultural district pursuant to sub - division one of section three hundred three . The members of such committee shall be appointed by and shall serve at the pleasure of the chairman of the county legislative body . The members shall serve without salary , but the county legis - lative body may entitle each such member to reimbursement for his actual and necessary expenses incurred in the performance of his official duties . Such committee shall advise the county legislative body and work with the county planning board in relation to the proposed establishment , modification , and - 6 - Art . 25AA Sec . 302 • termination of agricultural districts . In particular , the committee shall render .expert advice relating to the desirability of such action , including advice as to the nature of farming and farm resources within the proposed area and the relation . of farming in such area to the county as a whole . Added L . 19719 ch . 479 , Sec . 1 . Sec . 303 . Agricultural districts ; creation 1 . Any owner or owners of land may submit a proposal to the county legislative body for the creation of an agricultural district within such county , provided that such owner or owners own at least five hundred acres or at least ten percent of the land proposed to be included in the district , whichever is greater . Such proposal shall be submitted in such manner and form as may be prescribed by the commissioner of environmental conservation , and shall include a description of the proposed district , including the boundaries thereof . 2 . Upon the receipt of such a proposal , the county legislative body : a . shall thereupon provide notice of such proposal by publishing a notice in a newspaper having general circulation within the proposed district and by posting such notice in five conspicuous places within the proposed district . The notice shall contain the following infor- mation : ( 1 ) a statement that a proposal for an agricultural district has been filed with the county legislature pursuant to this article , ( 2 ) a statement that the proposal will be on file open to public inspection in the county clerk ' s office ; ( 3 ) a statement that any municipality whose territory encom- passes the proposed district or any landowner who owns at least ten percent of the land proposed to be included within the proposed modification of the proposed district may propose a modification of the proposed district in such form and manner as may be prescribed by the commissioner of environmental conservation ; ( 4 ) a statement that the proposed modification must be filed with the county clerk and the clerk of the county legislature within thirty days after the publication of such notice ; ( 5 ) a statement that at the termination of the thirty day period , the proposal and proposed modifications will be submitted to the county planning board and county agricultural advisory committee , and that thereafter a public hearing will be held on the proposal , proposed modifications and recommendations of the board and committee . b . shall receive any proposals for modifications of such proposal which may be submitted by such landowners or municipalities within thirty days after the publication of such notice ; - Art . 25`4A Sec . . 303 ce shall , upon the termination of such thirty day period , refer such proposal and proposed modifications to the county planning board , which shall , within forty- five days , report to the county legislative body the potential effect of such proposal and proposed modifications upon the county ' s planning policies and objectives ; d . shall simultaneously , upon the termination of such thirty day period , refer such proposal and proposed modifications to the agricultural districting advisory committee , which shall , within forty- five days report to the county legislative body its recommendations concerning the proposal and proposed modifications , and ; ee shall hold a public hearing in the following manner : ( 1 ) The hearing shall be held at a place. within the proposed district or otherwise readily accessible - to the proposed district ; ( 2 ) The notice shall contain the following information : ( a ) a statement of the time , date and place of the public hearing ; ( b ) a description of the proposed district , any proposed additions and any recommendations of the planning board or advisory committee ; ® ( c ) a statement that the public hearing will be held con- cerning : ( i ) the original proposal ; ( ii ) any written amendments proposed during the thirty day review period ; ( iii ) any recommendations proposed by the agricultural districting advisory committee and /or the county planning board . ( 3 ) The notice shall be published in a newspaper having a general circulation within the proposed district and shall be given in writing to those municipalities whose territory encompasses the proposed district and any proposed modifications , owners of real property within such a pro - posed district or any proposed modifications who are listed on the most re - cent assessment roll , the commissioner of environmental conservation , the agricultural resources commission and the secretary of state . 3 . The following factors shall be considered by the county planning board , the agricultural districting adv= sory committee , and at any public hearing : i . the viability of active farming within the proposed district and in areas adjacent thereto ; Y - 8 - Art . 25AA Sec . 303 • ii . , the presence of any viable farm lands within the proposed district and adjacent thereto that are not now in active farming ; the nature and extent of land uses other than : act :;7e farming within the proposed district and adjacent thereto ; iv . county developmental patterns and needs ; and ve any other matter which may be relevant . In judging viability , any relevant agricultural viability maps prepared by ' the agricultural resources commission shall be considered , as well as soil , climate , topography , other . natural factors , markets for farm products , the extent and nature of farm improvements , the present status of farming , anticipated trends in agricultural economic conditions and technology , and such other factors as may be relevant . k . The county legislative body , after receiving the reports of the county planning board , and the agricultural districting advisory committee , and after such public hearing , may adopt as a plan the proposal or any modification of the proposal it deems appropriate , including the inclusion , to the extent feasi - ble , of adjacent viable farm lands , and , the exclusion , to the extent feasible , of nonviable farm land and non- farm land . The county legislative body shall act to adopt or reject the proposal , or any modification of it , no later than • one hundred eighty days from the date the proposal was submitted to this body . Upon the adoption of a plan , the county legislative body shall submit it to the commissioner of environmental conservation . The commissioner may , upon appli - cation by the county legislative body and for good cause shown , extend the period for adoption and submission once for an additional thirty days . Where he does so , the county legislative body may extend the period for the report from the county planning board and/or the period for the report from the agricultural districting advisory committee . 5 . The commissioner of environmental conservation shall have sixty days after receipt of the plan within which to certify to the county legislative body whether the proposal , or a modification of the proposal , is eligible for districting and whether districting would be consistent with state environmental plans , policies and objectives . The commissioner of environmental conservation shall submit copies of such plan to the agricultural resources commission and to the secretary of state , who shall have thirty days within which to report their respective determinations to the commissioner of environmental conservation . The commissioner of environmental conservation shall not certify the plan as eligible for districting unless , ( a ) the agricultural resources commission has determined that the area to be districted consists predominantly of viable agri - culture land , and , that the plan of the proposed district is feasible , and will serve the public interest by assisting in maintaining a viable agricultural industry within the district and the state , and ( b ) the secretary of state has determined that the districting of the area would not be inconsistent with state comprehensive plans , policies and objectives . 6 . Within sixty days after the certification of the commissioner of environmental conservation that the proposed area is eligible for districting , _ 9 _ Art . 25AA Sec . 303 and that districting would be consistent with state environmental plans , policies and objectives , the county legislative body may hold a public hearing on the plan , except that it shall hold a public hearing if the plan was . modi- fied by the commissioner of environmental conservation or was .modified by the county legislative body after they held the public hearing required by para- graph a of subdivision two of this section and such modification was not con- sidered at the original hearing . Notice of any such hearing shall be in a newspaper having general circulation in the area of the proposed district and `. individual notice , in writing to those municipalities whose territories encom- pass the proposed district modifications , the persons owning land directly affected by the proposed district modifications , the commissioner of environ- mental conservation , the agricultural resources commission and the secretary of state . The proposed district , if certified without modification by the commissioner of environmental conservation , shall become effective thirty days after the termination of such public hearing or , if there is no public hearing , ninety days after such certification unless its creation is disapproved by the county legislative body within such period . Provided , however , that if , on a date within the thirty days after the termination of such public hearing or , if there is no public hearing , within the ninety days after such certification , the county legislative body approves creation of the district , such district . shall become effective on such date . Provided , further , that notwithstanding any other provision of this subdivision , if - the commissioner modified the pro posal , the district shall not become effective unless the county legislative body approves the modified district ; such approval must be given on a date ® within the thirty days after the termination of the public hearing ; and the district , if approved , shall become effective on such date . Before approving or disapproving any proposal modified by the commissioner , the county legis - lative body may request reports on such modified proposal , from the county planning board and the agricultural districting advisory committee . 7 . Upon the creation of an agricultural district , the description thereof shall be filed by the county legislative body with the county -, clerk and the commissioner of environmental conservation . 8 . The county legislative body shall review any district created under this section eight years after the date of its creation and every eight years thereafter . In . conducting such review , the county legislative body shall ask for the recommendations of the county planning board and the agricultural advisory committee , and shall , at least one hundred twenty days prior to the end of the eighth year and not more than one hundred eighty days prior to such date , hold a public hearing at a place within the district orlotherwise readily accessible to the district upon notice in a newspaper having a general circula- tion within the district and individual notice , in writing , to those municipali - ties whose territory encompass the district , the persons owning land within the district , the commissioner of environmental conservation , the agricultural re- sources commission and the secretary of state . The county legislative body , after receiving the reports of the county planning board and the agricultural districting advisory committee . and after the public hearing , may terminate the district at the end of such eight year period by filing a notice of termination with the county clerk and the commissioner of environmental conservation , or may modify the district in the same manner as is provided in subdivisions four , five , six and seven of this section relating to the creation of a district . - 10 - Art , 25AA Sec . 303 If the county legislative body does not act , or if a modification of a district is refected , the district shall continue as originally constituted unless the commissioner of environmental conservation terminates such district , by filing . a notice thereof.:-with the county clerk,, becMise : ( a ) the agricultural resources commission has determined that the area in the district is no longer predomi- nantly viable agricultural land , or ( b ) the continuance of the district would not be consistent with state environmental plans , policies and objectives , or ( c ) the secretary of state has determined that the continuance of the district would not be consistent .with state comprehensive plans , policies and objectives , except , however , if the commissioner of environmental conservation certifies to the county legislative body that he will not approve the continuance of the district unless modified , such modified district may be established in the same manner provided in subdivision six of this section . As amended L . 1972 , Ch . 712 , Sec . 2 ; L . 19739 Ch . 390 , Secs . 1- 3 ; L . 1974 , Ch . 552 ; L . 19751) Ch . 464 , Sec . 4 ; L . 19752 Ch . 718 ; L . 19764jo Ch . 672 , Sec . 1 ; L . 1976s Ch . 671 , Sec . 1 . Sec 304 Unique and irreplaceable agricultural land ; creation of districts 1 . Four years after the effective date of this act , the commissioner of environmental conservation may create agricultural districts covering any land in units of two thousand or more acres not already districted under section • three hundred three , if ( a ) the agricultural resources commission has deter- mined that the land encompassed in a proposed district is predominantly unique and irreplaceable agricultural land , and had recommended that the commissioner of environmental conservation establish an agricultural district for such area ; ( b ) such district would further state environmental plans , policies and ob- ,jectives , ( c ) the secretary of state has determined that such proposed district would be consistent with state comprehensive plans , policies and objectives and ( d ) the director of the division of the budget has given approval of the estab-. lishment of such area . 2 . Prior to creating an agricultural district under this section , the commissioner of environmental conservation shall work closely , consult and cooperate with local elected officials , planning bodies , agriculture and agribusiness interests , community leaders , and other interested groups . The commissioner shall give primary consideration to local needs and desires , including local zdning and planning regulations as well as regional and local comprehensive land use plans . The commissioner shall file a map of the pro- posed district in the office of the clerk of any municipality in which the proposed district is to be located , and shall provide a copy thereof to the chief executive officer of any such municipality and the presiding officer of the local governing body , and , upon request , to any other person . The com- missioner shall publish a notice of the filing of such proposed map and the availability of copies thereof in a newspaper of general circulation within the area of the proposed district , which notice shall also state that a pub- lic hearing will be held to consider the proposed district at a specified time and at a specified place either within the proposed district or easily accessible to the proposed district on a date not less than thirty days after such publication . In addition , the commissioner shall give notice , in writing , of such public hearing to persons owning land within the proposed district . - 11. - Art . 25AA Sec . 304 The commissioner shall conduct a public hearing pursuant to such notice , and , in addition , any person shall have the opportunity to present written comments on the proposed district within thirty days after the public hearing . After due consideration of such local needs and desires , including such testimony and comments , if any , the commissioner may affirm , modify or withdraw the proposed district . Provided , however , that if the commissioner modifies the proposal to include any land not included in the proposal as it reads when the public hearing was held , the commissioner shall hold another public hearing , on the same type of published and written notice , and with the same opportunity for presentation of written comments after the hearing . Then the commissioner may affirm , modify or withdraw the proposed district , but he may not modify it to include land not included in the proposal upon which the second hearing was held . 3 . Upon such affirmation or modification , a map of the district shall be filed by the commissioner of environmental conservation with the county clerk of each county in which the district or a portion thereof is located , and publication of such filing shall be made in a newspaper of general circu- lation within the district to be created . , The creation of the district shall become effective thirty days after such filing and publication . 4 . The commissioner of environmental conservation shall review any dis - trict created under this section , in consultation with the agricultural re- ® sources commission , the secretary of state and the director of the division of the budget , eight years after the date of its creation and every eight years thereafter . Each such review shall include consultations with local elected officials , planning bodies , agricultural and agribusiness interests , community leaders , and other interested groups , and shall also include a public hearing at a specified time and at a specified place either within the district or easily accessible to the proposed district , notice of such hearing to be pub- lished in a newspaper having general circulation within the district . In addi - tion , the commissioner shall give notice , in writing , of such public hearing to persons owning land in the districts . After any such review , the commissioner of environmental conservation may modify such district so as to exclude land which is no longer predominantly unique and irreplaceable agricultural land or to include additional such land , provided : ( a ) the agricultural resources com- mission had recommended the exclusion or inclusion of such land ; ( b ) such modi : fication would further state environmental plans , policies and objectives ; ( c ) the secretary of state has determined that such modification would - be con- • sistert with state comprehensive plans , policies and objectives ; and ( d ) such modification has been approved by the director of the division of the budget ; provided , further , that if the commissioner modifies the district to include additional land , he stall hold another public hearing , . >on the same type of published, and written notice . Then the commissioner may again modify or dis - solve the district , but he may not modify it to include land not included in the proposed modifications upon which the second hearing was held . After any such review the commissioner of environmental conservation shall dissolve any such district if ( a ) the agricultural resources commission has determined that the land within the district is no longer predominantly unique and irreplaceable agricultural land or ( b ) the continuation of the district would not further state environmental plans , policies and objectives , or ( c ) the secretary of state has determined that the continuation of the district would be inconsistent with state comprehensive plans , policies and objectives . A modification or - 12 - Art , 25AA Sec . 304 dissolution of a district shall become effective in the same manner as it pro- yided for in . subdivision three of this section , except that in the case of dis- solution , - a notice of dissolution shall be filed instead of a map . As amended L . 19725 Ch . 712 , Sec . 3 ; L . 19745 Ch . 864 ; L • 1975s Ch . 474 , Sec . 5 • Sec . 30 ,5 . Agricultural districts ; effects 1 . Agricultural value assessments. . a . Any owner of not less than ten acres of land used in agricultural production within an agricultural district , which land had been used in the preceding two years for the production for sale of agricultural products of a gross average sales value of ten thousand dollars or more , shall be eligible for an agricultural value assessment on such land pursuant to this section . If an applicant owning not less than ten acres rents land from another for use for agricultural production , the gross sales value of the agricultural products produced on such rented land shall be added to the gross sales value of agricultural products produced on the land of the applicant for purposes of determining eligibility for an agricultural value assessment on the land of the applicant . Such assessment shall be granted only upon an annual application by the owner of such land on a form prescribed by the state board of equalization and assessment . The applicant shall furnish such information as such board shall require . Such application shall be filed with the assessor of the city , town , village or county having the power to assess property for taxation on or before the appropriate taxable status date of such city. , town , village or county . If the assessor is satisfied that the applicant is entitled to an agricultural value assessment , he shall approve the application and the land shall be assessed pursuant to this section . b . That portion of the value of land utilized for agricultural production within an agricultural district which represents an excess above the agricul- tural value ceiling as determined in accordance with this subdivision shall not be subject to real property taxation . Such excess amount if any shall be entered on the assessment roll in such manner as shall be prescribed by the state board of- equalization and assessment . C . Agricultural value per acre shall be determined annually by the state board of equalization and assessment by ascertaining the average value per ,.acre of lands used in agricultural production in New York state after consulting with the agricultural resources commission and taking into consideration the data promulgated by the United States department of agriculture with respect to its index numbers of average value per acre of farm real estate and such other data as may be appropriate , including sales and appraisals utilized by such board in the establishment of equalization rates pursuant to article twelve of the real property tax law . Such determination shall be made after a public hearing by such board or its duly designated representative . Separate determinations may be made , where it deems appropriate , for different regions of the state and for different types of farm lands . Such determinations shall annually be certified by the state board to the assessor of each affected jurisdiction . - 13 - Art . 25AA Sec . 305 d . The assessor shall utilize such average value -per acre . as certified by such state board in determining the amount of the assessment of farm lands eligible for agricultural value assessments under this article by multiplying it by the number of acres of land utilized for agricultural production and adjusting such result by application of the latest state equalization rate or special equalization rate established for such jurisdiction . This resulting amount shall be the agricultural value ceiling for such lands . Where a special equalization rate has been established by the state board pursuant to sub- division two of section four hundred eight;-nine- 1 or subdivision two of section six hundred six of the real property tax law , the assessor is directed and authorized to recompute the agricultural value ceiling on the assessment roll by applying such special equalization rate instead of the latest state equali- . zation rate in computing the agricultural value ceiling , and to make the appropriate corrections on the assessment roll , notwithstanding the fact such assessor may receive the special equalization rate after the final completion , verification and filing of such assessment roll . In the event that the assessor does not have custody of the roll when such recomputation is accomplished , the assessor shall certify such recomputation of the agricultural value , ceiling to the local officers having custody and control of such roll , and such local officers are hereby directed and authorized to enter the recomputed agricultural -value ceilings certified by the assessor on such roll . e . If any land within an agricultural district utilized for agricultural production is converted to a use other than agricultural production , each appro- priate taxing jurisdiction shall compute an amount ascertained by applying the applicable tax rate for each of the preceding five years to the excess amount of assessed valuation of such land as set forth on the assessment rolls for such year as provided for in paragraphs a and b of this subdivision . Such amount shall be the roll-back taxes to be levied and collected on the first assessment roll pr parod subsequent to such conversion in the same manner and at the same time as other taxes . If such converted land constitutes only a portion of a parcel described on the assessment roll , the assessor shall appor- tion the assessment of such parcel on the first assessment roll prepared sub- Sequent to the conversion and enter the apportioned amount attributable to the portion converted as a separately assessed parcel on the assessment roll . Such apportionment shall be made for each of the years to which roll-back taxes apply . The assessor shall also apportion the agricultural value ceiling applicable to such parcel for each of the years to which roll-back taxes apply . The difference between such apportioned assessment of the portion converted and such apportioned agricultural value ceiling attributable thereto shall constitute the excess amount . of value to which roll-back taxes shall apply for each applicable year . Boll-back taxes shall be levied and collected on the first assessment roll prepared subsequent to such conversion in . the same manner and at the same time as other taxes are imposed and levied on such roll . Provided , however , that in the event that such land or any portion thereof is converted to a use other than agricultural production by virtue of a tatting ® by eminent domain or other involuntary proceeding , except a tax sale , such land or any portion thereof involuntarily converted to uses other than agricultural production shall not be subject to , roll-back. taxes . In the event the . land in- voluntarily converted to a use other than agricultural production constitutes only a portion of a parcel described on the assessment roll , .the assessor shall - 14 - Art . 25AA Sec . 305 apportion the assessment , and enter the portion involuntarily converted as a separately assessed parcel on the appropriate portion of the assessment roll . The assessor shall adjust the agricultural value ceiling attributable to the portion of the parcel not subject to the involuntary conversion by subtracting the proportionate part of the agricultural value ceiling attributable to the portion involuntarily converted . f . In connection with any district created under section three hundred four of this article , the state shall provide assistance to each taxing jurist diction in an amount equal to one-half of the tax loss that results 'from re= quests for agricultural value assessments in the district . The amount of such tax loss shall be computed annually by applying the applicable tax rate to an amount computed by subtracting the agricultural value assessment from . . the assessed value of the property on the assessment roll completed and filed prior to July first , nineteen hundred seventy-one , taking into consideration any change in the level . of assessment . The chief fiscal officer of a taxing jurisdiction entitled to state assistance under this article shall make appli- cation for such assistance to the state board of equalization and assessment on a form approved . by such board and cozitaining such information as the board shall require . Upon approval of the application by such board , such assistance shall be apportioned and paid to such taxing jurisdiction on the audit and warrent of the state comptroller out of moneys appropriated by the legislature for the purpose of this article ; provided , however , that any such assistance payment shall be reduced by one-half the amount of any roll-backs levied under paragraph e of this subdivision , for land in any district created under section three hundred four of this article , unless one-half the amount of such roll- backs have already been used . to reduce a previous assistance payment under this paragraph f . g . Notwithstanding any inconsistent general , special or local law to the contrary , if a natural disaster , act of God , or continued adverse weather con ditions shall destroy the agricultural production and such fact is certified by the cooperative extension service and , as a result , such production does not produce a gross average sales value of ten thousand dollars or more , the owner may nevertheless qualify for an agricultural value assessment provided the owner shall substantiate in such manner as prescribed by the state board of equalization and assessment that the agricultural production initiated on such "Land would have produced an average gross sales value of ten thousand dollars or more but for the natural disaster , act of God or continued adverse weather conditions . 2 . Limitation on local regulation . No local government shall exercise any of its powers to enact local laws or ordinances within an agricultural district in a manner which would unreasonably restrict or regulate farm struc - tures or farming practices in contravention of the purposes of the act unless such restrictions or regulations bear a direct relationship to the public health or safety . 3 . Policy of state agencies . It shall be the policy of all state agen- cies to encourage the maintenance of viable farming in agricultural districts and their administrative regulations and procedures shall be modified to . this end insofar as is consistent with the promotion of public health and safety _ 15 _ Art . 25AA Sec . 305 with the provisions of any federal statutes , standards , criteria , rules , regu- lations , or policies , and any other requirements of federal agencies , including provisions applicable only to obtaining federal grants , loans, or other funding . 4 . Limitation on the exercise of eminent domain and on the advance of . public funds . a . Any agency of the state , any public benefit corporation or any local government which intends to acquire land or any interest therein , provided that the acquisition from any one actively operated farm within the district would be in excess of ten acres or that the total acquisition within the district would be in excess of one hundred acres , or which intends to ad- vance a grant , loan , interest subsidy or other funds within a district for the construction of dwellings , commercial or industrial facilities , water or sewer facilities to serve non- farm structures , shall at least thirty days prior to such action file a notice of intent with the commissioner of environmental conservation , containing such information and in such manner and form as he may require . Such notice of intent shall contain a report justifying the proposed action including an evaluation of alternatives which would not require action within the agricultural district . b . Upon receipt of such notice , the commissioner shall thereupon forward a copy of such notice to both the agricultural resources commission and the secretary of state . The commissioner , in consultation with the agricultural resources commission and the secretary of state , shall review the proposed action to determine what the effect of such action would be upon the preser vation and enhancement of agriculture and agricultural resources within the district , state environmental plans , policies and objectives , and state compre- hensive plans , policies and objectives . C * If the commissioner finds that such proposed action might have an unreasonably adverse effect upon such goals , resources , plans , policies or objectives , the commissioner shall issue an order within such thirty day period to such agency , corporation or government directing such agency , cor- poration or government not to take such action for an additional period of sixty days immediately following such thirty day period . d . During such additional sixty day period , the commissioner shall hold a public hearing concerning such proposed action at a place within the district or otherwise easily accessible to the district upon notice in a newspaper having a general circulation within the district , and individual notice , in writing , to the municipalities whose territory encompass the district , the agricultural resources commission , the secretary of state , and the agency , corporation or government proposing to take such action . On or before the conclusion of such additional sixty day period , the commissioner of environmental conservation shall report his findings to the agency , corporation or government proposing to take such action , to any public agency having the power of review of or approval of such action , and in a manner conducive to the wide dissemination of such findings , to the public . e . The commissioner of environmental conservation may request the attorney general to bring an action to enjoin any such agency , corporation or government from violating any of the provisions of this subdivision . - 16 - Art . 25AA Sec . 305 f . This subdivision shall not apply to any emergency project which is immediately necessary for the protection of life or property . 5 . Limitation on power to impose benefit . assessments or special ad . valorem levies in certain improvement districts or benefit areas . Within improvement districts or areas deemed benefited by town improvements for sewer , water , lighting , non- farm drainage , solid waste disposal or other landfill operations , no benefit assessments or special ad valorem levies may be imposed on land used primarily for agricultural production within an agricultural district on the basis of frontage , acreage , or value , ex- cept a lot not exceeding one-half acre surrounding any dwelling or non- farm structure located on said land unless such benefit assessments or ad valorem levies were imposed prior to the formation of the agricultural district . As amended L . 1972 , Ch . 712 , Sec . 4 ; L . 1973 , Ch . 232 , Secs . 1 , 2 ; L . 19749 Ch . 169 ; L . 19759 Ch . 464 , Sec . 6 ; L . 19759 Ch . 717 ; L . 1976 , Ch . 576 , Sec . 1 . See . 306 Agricultural lands outside :, of districts ; agriculturalvalue assessments 1 . ' Any owner of not less than ten acres of land used in agricultural production , which land had been used in the preceding two years for the pro- duction for sale of agricultural products of a gross average sales value of ten thousand dollars or more , may make a commitment on a form to be prescribed by the state board of equalization and assessment to continue to use such land exclusively for agricultural production for the next succeeding eight years . If an applicant owning not less than ten acres rents land from another for use for agricultural production , the gross sales value of the agricultural products produced on such rented land shall be added to the gross sales value of agricultural products produced on the land of the applicant for purposes of determining eligibility for an agricultural value assessment on the land of the applicant . 1 Such commitment shall be filed annually with the county clerk of the county in which such land is located , at a time and in a manner to be prescribed by the state board of equalization and assessment , and shall entitle such land to be assessed for real property tax purposes pursuant to paragraphs a , b , c and g of subdivision one of section three hundred five of this article as if such land were in an agricultural district . 2 . In the event , any part of such land is converted by such owner or by any subsequent owner , during the period of any such commitment , to a use other than for agricultural production , such conversion shall constitute a breach of commitment and shall disqualify all of the land subject to such commitment from being entitled to an agricultural value assessment , and shall subject all of the land subject to such commitment to an additional amount in compensation for the prior benefits of agricultural value assessments , equal to two times the taxes determined in the year following the breach of commitment for all of the land previously under commitment . This amount shall be added by the local taxing jurisdiction to the taxes determined for that year , and , when levied , shall become a tax lien on such land . Provided , however , that in the _ 17 _ Art . 25AA Sec . 306 event that such land or any portion thereof is converted to a use other than agricultural production by virtue of a taking by eminent domain or other in- voluntary proceeding , except a tax sale , such involuntary conversion of such land or any portion thereof to uses other than agricultural production shall not constitute a breach of commitment . In the event the land involuntarily converted to a use other than agricultural production constitutes only a por- tion of a parcel described on the assessment roll , the assessor shall apportion the assessment , and enter the portion involuntarily converted as a separately assessed parcel on the appropriate portion of the assessment roll . The assessor shall adjust the agricultural value ceiling attributable to the portion of the parcel not subject to the involuntary conversion by subtracting the proportionate part of the agricultural value ceiling attributable to the portion involuntarily converted . 3 . Upon the inclusion of agricultural lands subject to a pre - existing commitment in an agricultural district formed pursuant to section three hundred three , such commitment shall become null and void and provisions of section three hundred five shall be controlling . Upon such inclusion , the owner of such land shall file a certificate of cancellation with the county clerk . Such cer- tificate of cancellation shall be filed in the same manner and place as the com- mitment was filed . As amended L . 19722 Ch . 712 , Sec . 4 ; L . 19735 Ch . 232 , Sec . 3 ; L • 19765 Cho 5769 ® Secs . 2 , 3 . Sec . 307 . Promulgation of rules and regulations The state board of equalization and assessment and the commissioner of environmental conservation are each . empowered to promulgate such rules and regulations and to prescribe such forms as each shall deem necessary to ef- fectuate the purposes of this article . Where a document of any other paper or information is required , by such rules and regulations , or by any provision of this article , to be filed with , or by , a county clerk or any other local official , such clerk or other local official may file such document , paper , or information as he deems proper , but he shall also file or record it in any manner directed by the state board of equalization and assessment , by rule or regulation . In promulgating such a rule or regulation , such board shall con- sider , among any other relevant factors , the need for security of land titles . ' • the requirement that purchaser of land know of all potential tax and penalty liabilities , and the desirability that the searching of titles not be further complicated by the establishment of new sets of record books . As amended L . 19725 Ch . 712 , Sec . 4 . Additional Sources of Information For additional information about agricultural districts , contact : * Your representative on the county legislature ( board of supervisors ) * Your Cooperative Extension Agent * The Office of Environmental Analysis . Department of Environmental Conservation Albany , New York 12201 * The Agricultural Resources Commission Department of Agriculture and Markets Albany , New York 12226 * The Department of Agricultural Economics College of Agriculture and Life Sciences Cornell University Ithaca , New York 14853 TUVIN OF ITHACA ® ENVIRONMENTAL QUALITY REVIEW ENVIRONMENTAL ASSESSMENT FORM To be completed and submitted by the applicant . Comments may be written next to the question or on additional paper . Date GENERAL INFORMATION 1 . Applicant Phone Address Property owner Phone Address ' i 2 . Location of Proposed Action ( Address /Tax lot ) 05CV5 MAFSP - SlAr' platy Shaulgi carcempav%j • 41i's f'oew+ . i 3 . Proposed Action it 4 . Activities and types of operation resulting from the completion of the proposed !� ® - action , i r 5 . Check the levels of government and name the agencies having jurisdiction over the proposed action . Indicate the required permits by stating "yes " or "no " if permit has been approved . ( The following pages of the Environmental Assessment Form will advise on the types of actions which require particular permits . ) ' United States Department of National Pollution Discharge Elimination System . EPA , Region II , NYC Activities in navigable waters . Corps of Engineers , Buffalo Other New York State Department of Unit Certificate of Compatibility and Pub 4-ic Need : PSC , DEC Albany Dam / Impoundment Construction or Repair : DEC - Envir . Quality Unit , Cortland } � Disturbance of Stream Bed / Fill of Navigable Waters : DEC -EQ , Cortland Incinerator Construction or Operation : DEC - EQ, Syracuse ' Indirect Contamination Source : DEC -EQ , Syracuse Mining : DEC -Mineral Resources Bureau , Albany Pesticide Purchase , Use ( 7 permits ) : DEC , Pesticides Bureau , Albany Process , Exhaust , Ventilation System ' Const . or Operation : DEC-EQ , Syracuse Public Water Supply : DEC , Envir . Analysis , Albany ( T . C . Health Dept . review) SPDES : DEC , Envir . Quality Unit , Syracuse ( T . C . Health Dept . review) Stationary Combustion Installation : DEC-EQ , Syracuse Wetlands /Adjacent Areas Alterations : DEC-EQ , Cortland Other S=. • S Tompkins County Department of Driveways , culverts : Highway Dept .. ® Hazardous Wastes : Health Dept , Institutional Use : Health Dept , Mass Gatherings : Health Dept , Offensive Materials ( Scavenger Wastes ) : Health Dept . Public Utility Line Extension : Health Dept , Restaurant Use : Health Dept . Restricted Burning : Health Dept . ( DEC -EQ review ) Sanitary Facilities for Realty Subdivisions : Health Dept . ( DEC -EQ review) Septic Tank Cleaner / Industrial Waste Collection : Health Dept . ( DEC-EQ review ) Sewage Disposal System Construction : Health Dept , Solid Waste Mgmt , Facility Construction : Health . Dept . ( DEC -EQ review) SPDES : Health Dept . ( DEC -EQ review) Swimming Use : Health Dept , Temporary Residence ( Boarding House , Camp , Day Care , Hotel , Motel , Mobile Home Park : Health Dept , Water Supply ( Public ) : Health Dept . Wetlands /Alterations : Wetlands Commission / County Clerk Other Municipality ( Town , Village , City ) of Blasting Public Utility Connection Building Permit Signs Curb Cut Subdivision Extraction of Natural Materials Streets and Drainage Land Use Variance Wetlands Alteration ® Mobile Home Park Zoning Variance Multiple Residence Other Planned Unit Development 6 . Sources of Public funds ( if any ) for proposed action 7 . If federal review under NEPA is required , name agency IDENTIFICATION OF PROPOSED ACTION 8 . State the time schedules fo the proposed action : Planning Construction Design , Documents Finished site work & grading Preliminary site work . 9 . Describe the proposed construction techniques to be used if building or site development is involved . Show locations and routes to be used on the site plan . Grading and excavation including equipment vehicles and explosives to be used . Transportation of materials to site Disposal of waste: materials Proposed chamical treatments , such as herbicides , dust control etc . Special techniques to overcome unusual conditions 1 � . Describe the type of proposed building and site materials to be used . Foundation Structure HVAC Energy sources Siding Insulation Windows and Glass Roofing Pavement Vegetative cover L ' ii` .) 'll . Total area directly modified by proposed action acres . 12 . Total area covered by impervious surfaces : roofs sq . ft : parking acres roads acres 13 . Gross building sizes : present total sq . ft . no . of bldgs no , of floors /bldg proposed total sq . ft . no . of bldgs no , of floors /bldg future total sq . ft . no . of bldgs no . of floors /bldg 14 . Number of proposed dwelling units Number of proposed commercial units Sizes of units Sizes of units 15 . Parking : Existing spaces required spaces proposed spaces ( Note : Indirect Contamination * Source Permit required if 1500 spaces provided . ) 16 . Show proposed signs on site plan Size sq . ft . height above ground : top ft . ; bottom ft . Wording : (Note : Some municipalities require sign permits . ) 17 . Show proposed lights and other poles on site plan . Height above ground ft . Total lumens 18 . Name potentially hazardous materials , such as toxic substances , flammab les or explosives to be used or disposed during or after proposed action . Purpose of materials - ( Note : Permits are required from DEC and T . C . Health Dept . ) 19 . If the resulting activities are either commercial or industrial use , write the materials to be transferred to / from the site , their frequency , and the mode of transportation . Imported materials frequency mode Exported Materials frequency mode 20 . Describe project history including controversy perceived by the developer , litigation , court decisions , etc . 612-11UN ITY FACTORS AND IMPACTS 21 . Designated zoning of the site of the proposed action 22 . Zoning changes or variances being requested 23 . Check if the site of the proposed action is within or next to the following Districts or Areas : Agricultural District Historic Preservation District Floodplain ( HUD designated ) Unique Natural Area Freshwater Wetland ( permit required ) 24 . Check which land uses describe the neighborhood character . Single -unit residential COutdoor) recreation Multi-unit residential Agriculture Commercial Forestry jr vidad. 4awd Industrial Wildlife / Conservation Institutional Inactive Transportation Other 25 . Check which public services are being requested . Sanitary Sewage Gas Water Electricity ® Storm drainage Telephone (Note : Permits may be required from municipality for hook-up . ) uhll 26 . Check which transportation facilities directly serve the site of the proposed action . State Highway Sidewalks On - street parking County Highway One-way traffic Off street parking Town Highway Two -way traffic Bus systems City / Village Street Traffic lights 27 . Number of existing buildings affected by the proposed action Show on the site plan . 28 . Name affected buildings or districts known to be historically or archeologically important or which are listed on the Register of Historic Buildings . Show on the site plan . NATURAL FACTORS AND IMPACTS 29 . Depth to bedrock at site of proposed action . ( Check more than one if necessary) Up to four feet depth Four feet to ten feet Greater than ten feet If bedrock depth is less than ten feet check type of bedrock existing at site of proposed action Shale Thinly bedded shale and siltstone Siltstone or sandstone Lirnestone � 1 . Check types of topographic features which describe or are found on the site . level or gently rolling plains hilltop hummocks with small ponds hillside glens and gorges valley bottom 32 . Name the soils as identified in the Soil Survey of Tompkins County which are found on the part of the site proposed to be modified . Initials may be used . 33 . Briefly describe the nature and extent of proposed modification of existing slopes or soilsor l) aovc Q 'C::3Yes 0 �; llary rs�spnevcs ( 9r eNe �^ o�v� Ye�b�trces e, a Ee �tecrZ 34 . Will any wetlands or adjacent areas be modified by the proposed action ? If so , designate on the site plan the wetlands which will be affected . (Note : "Wetlands " . permit from administering agency required for alteration . ) 35 . Will any streams be modified by the proposed action ? If so , designate on the site plan which streams will be modified . (Note : " Dam" or " Disturbance " permit from DEC is required for modifications . ) � 6 . Will any materials or effluent be discharged into a stream or goundwaters ? If so , designate on the site plan the streams which will be affected . (Note : SPDES permit from DEC. is required for discharges . ) 37 . Do any of the following types of vegetation exist on the site of the proposed action ? Stands of mature trees greater than 30 feet tall . Young tree species less than 30 feet tall . Shrubs Terrestrial plants up to two feet high Ferns , grasses , sedges , rushes Aquatic plants . Crops 38 . Are any vegetative management techniques currently being practiced on the site of the proposed action'? 39 . Will any trees or shrubs be removed by the proposed action ? If so , designate on the site plan the area that is to be affected . 40 . Are there any plans for revegetation ? If so , briefly explain . 41v To your knowledge , are there any rare , endangered , endemic or unusual vegetative species which are located on or near the site of the proposed action ? If so , how are they distributed ? 4 11 +i 1ea4,4:4; p ' 1ay cause a_ Gha,r �e � n ®fie eco v� S�al chm,r pro �► he +ns� '� � af o ✓ ® Yes No 42 • �� To your knowledge , are there any significant wildlife habitats , migration routes or breeding areas located on or near the site that might be affected by the proposed action ? 43 . To your knowledge , are there any rare , endangered , endemic or unusual wild - life species which are located on the site of the proposed action ? If so , how are they distributed ? 44 . To your knowledge are there any known unique natural features on or near the site of the proposed action ? If so , briefly explain . 45 . Will any of the following emissions be produced by the proposed action or its resulting activities ? If so , describe the cause . Ashes Dust Fumes Odors Smoke Other emissions ( Note : Air Quality Permits from DEC or T . C . Health Dept . may be required . ) � . � Will there be changes to existing noise or vibration levels due to the proposed action or its resulting activities ? If so , describe the cause SOCIO -ECONOMIC FACTORS AND IMPACTS 47 . Number of employees during construction Maximum number of employees present at the site at one time 48 . Number of employees during activities after completion • 49 . If resulting activities are for either industrial or commercial use , state the employment shifts and number of employees in each shift . ShiftEM*Pl ShiftEmpl Shift Empl Shift Empl 50 . If the resulting activities are for residential use , state the number of planned residents . Permanent Seasonal 51 . Briefly describe the nature and amount of indirect growth anticipated as a result of the proposed action or resulting activities . �e5r, r �, Face i + �`H.� er SawJej-ormeS rer�d tiv + Nr� 1'8 � cccz � �ve i ® 52 . If the focus of resulting activities is for residential use , check if residence is intended for : Rlow income segment high income segment families medium income segment single people elderly 53 . State the current full assessed value : Site Buildings 54 . State the probable full assessed value after completion of the proposed action . Site Buildings (LIT \ y . ;. LS C ..l ' rt i ' ` . ; ( a. "1 ' C. ♦ t.• . / f 'Y /. ? IL' : � y.e �7 L47t : ✓-i- ; i1 � �'•.«i � ;:i i^. . .t.. . ' - �' 'i. f ✓ v � l � �:: •... . • i . . •r: i 1�'-'i. i.� .� .-•(.••- i 1 '• • . L`Y., .{ i -1 u-li'"', IL LCt � ° fi •f✓:;' /' �, 55 . In your judgement , will the proposed action result in a significant environmental impact during construction and / or during use after completion ? 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