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HomeMy WebLinkAboutPB Minutes 1979-09-14 126 EAST SENECA STREET . ITHACA, NEW YORK 14850 September 14 , 1979 TO : OTHER INVOLVED AGENCIES FROM : Henry Aron , Chairman Town of Ithaca Planning Board RE : Final SEQR Determination , Ivar Jonson Subdivision Off Texas Lane On September 4 , 1979 , the Town of Ithaca Planning Board , as Lead Agency , made the final SEQR determination concerning the Ivar Jonson Subdivision . The Board found the action would not significantly impact the environment and would not require further review . Attached , is the Board resolution and supporting documen - tation . by the Town Engineer , Lawrence P . Fabbroni , P . E . Thank you very much . Sinceely � e ; y Aron , �hairman Planning Board HA / nf cc - Mayor F . G . Marcham , Village of Cayuga Heights John Andersson , Tompkins County Health Department Frank Liguori , Tompkins County Planning Department Director Colburn , DEC , Cortland , NY enclosures �. 9 / 4 / 79 IVAR JONSON SUBDIVISION - ENVIRONMENTAL REVIEW + TOWN OF ITHACA PLANNING BOARD BE IT RESOLVED THAT : The Town of Ithaca Planning Board , acting as lead agency in the review of the proposed Ivar Jonson Subdivision on Texas Lane , approves the Environmental Assessment Form as completed by . the applicant . Pursuant to the State Environmental Quality Review Act , Parts 617 , this action is classified as an " unlisted action " . The Planning Board has determined from the Environmental Assessment Form and all pertinent information that the above - mentioned action will not significantly impact the environment and will , therefore , not require further environmental review * • The following findings were used as a basis for -this determina - tion : ( 1 ) There will be no substantial adverse change in existing air quality , water quality , or noise levels ; no substantial increase in solid waste production ; no substantial increase in potential for erosion , flooding , or drainage problems ; ( 2 ) There will be no removal or destruction of :large quantities of vegetation or fauna ; no substantial interference with the movement of any resident or migratory fish or wildlife species ; no impacts on a significant habitat area ; and no substantial adverse effects on a threatened or endangered species of animal or plant or the habitat of such a species ; • ( 3 ) There will be no encouraging or attracting of a large number of people -to a place or places for more than a few days compared to the number of ;people who would come to such place absent the action ; Environmental Review . Ivar Jonson Subdivision - 2 - 9 / 4 / 79 • ( 4 ) There will be no creation of material conflict with the Town of Ithaca ' s plans or goals as officially approved or adopted ; ( 5 ) There will be no impairment of the character or quality of important historical , archeological , architectural , or aesthetic resources or of existing community or neighborhood character ; ( 6 ) There will be no major change in the use of either the quantity or type of energy ; ( 7 ) There will be no substantial change in the -use , or intensity of use , of land or other natural resources , or in their capacity to support existing uses ; ( 8 ) There will be no hazard to human health or :safety created . ( 9 ) There will be no creation of a material demand for other • actions which would result in one of the above consequences , or changes in two or more elements of the environment , no one of which has a significant effect on the environment , nor which , when taken together , result in a substantial adverse impact on the environment . . MOVED by Mr . Montgomery May , seconded by Mr . Edward Mazza . Aye - Henry Aron , Liese Bronfenbrenner , Montgomery May , Edward Mazza , . Carolyn Grigorov , Barbara Schultz . Nay - None . CARRIED UNANIMOUSLY . MEMORANDUM TO : Town of Ithaca Planning Board • FROM : Lawrence P . Fabbroni , P . E . Town of Ithaca Engineer RE : Ivar Jonson Subdivision , SEQR Review DATE : September 4 , 1979 In compliance with Part 617 of the State Environmental Quality Review Act as interpreted by Judge Frederick B . Bryant , July 3 , 1979 , in this matter , I am hereby submitting a final report to you on our SEQR review of this matter with the recommendation that you find that the Ivar Jonson Subdivision on Texas Lane will not significantly impact the environment and will , therefore , not require further environ - mental review . I refer to the March 8 , 1979 , memorandum that I submitted to OTHER INVOLVED AGENCIES as the basis for my recommendation . Since that time , through numerous public meetings , private meetings with Village of Cayuga Heights officials , plan approvals , field construction , and Court testimony , some key information can be added to the record to support the initial determination I made at that time . 1 . Water and Sewer plans have been approved by -the Tompkins County Health Department , Southern Cayuga Lake Intermunicipal Water • Commission , Village Engineer , and all interested or responsible parties . Questions of adequate slope have been answered by these approvals , Board discussion on comparable existing sewer slope situations , and modern construction methods of trenching , bedding , and lasering to insure proper installation at . 57o grade , and ability to adequately maintain same in the future . 2 . Air quality , water quality , and noise levels will be the same as for every other residential area in the Town or better ( lower more acceptable levels ) . Air quality will be lower due to localized traffic or other point sources , lower density of homes , and higher natural foliage . Water quality will chiefly be concerned with controlling volume and velocity of runoff and , in turn , control erosion , particularly during construction . As discussed by the Board , an old ice pond area will be redefined on the s0outh end of the property to act as a temporary holding area during peak :runoff and a settling area for erosion , particularly during construction . Noise levels will be below ambient levels considered acceptable in residential areas . Solid waste will be disposed of by private contract with carriers as are all other residences and in an amount expected to be approximately the same as the normal average per household . Drainage has been carefully planned and preliminary site work has proven the plans to be feasible to protect properties to the northwest without severely impacting properties to the southwest . 3 . Site disturbance is limited for the most part to road rights • of way , lot line drainage , holding area , and building sites . Mature stands of trees , other vegetation , and natural habitats for fauna , particularly along the south creek area , will be left where at all pos - sible . There are no endangered species and no habitats that cannot be replaced locally or in adjacent sites known to exist on this site . r Memo - Planning Board - 2 - September 4 , 1979 L . P . F . 4 . The material increase in people will be for average , residential use of 3 . 5 per dwelling unit . 5 . The subdivision under consideration follows the comprehensive land use plan and zoning and subdivision regulations of . the Town without exception . 6 . There are no historic buildings or sites , no archeological sites , no architectural buildings of significance on the site . As the record will show , the lot layout approved by the Board in May considers the aesthetics of preserving as much of the knoll with -two huge trees as possible as a ;park and creating house sites that fit as nearly as possible the open areas or brushy areas and avoid drainageways through rather than on the perimeter of building areas . 7 . Energy will be normal residential use of electric , gas , oil , wood , etc . 8 . The intensity of use will be less than is zoned . Traffic will easily use . existing Texas Lane and Lisa Lane to and from Triphammer Road with no substantial peak period use ( less than 6 per fifteen minute peak ) expected to change the existing local access quality of the area . Traffic increases on Triphammer Road recorded in April of this ;year show increases outrunning normal growth primarily in the off - peak ( 6 : 00 - 8 : 00 P . M . ) , midday , and weekend periods , as might be expected from -the commercial expansion in the Village of Lansing . This means it may be as difficult for these new residences to enter Triphammer Road during off - peak times as at peak times as traffic spreads out , but the overall question of traffic on Tripharmner Road must be addressed on a regional scale as more areas develop west of Triphammer in the Village of Cayuga Heights . 9 . Construction will be by traditional methods and with impact similar to all other construction in Northeast Ithaca over the last 20 years . The one notable exception is that final drainage and lot grading have been much more carefully detailed in map and record form than ever before . LPF / of r - IT TOWIN OF 126 EAST SENECA STREET _ ITHACA, NEW YORK 14850 , March 8 , 1979 TO : OTHER INVOLVED AGENCIES FROM : Town of Ithaca Engineer , Lawrence P . Fabbroni , P . E . RE : Ivar Jonson Subdivision SEQR Review In accordance with Part 617 for the State Environmental Quality Review , the Town of Ithaca has asked Mr . . Ivar Jonson to complete the approved Town of Ithaca Environmental . Assessment Form in preparation for Final Subdivision Hearing on the proposed subdivision west of Siena Drive and south of Texas Lane . Upon receipt of Mr . Jonson ' s Environmental Assessment Form and in view of a public information meeting held by the Town Planning Board on November 7 , 1978 , of public hearings held by the Town Planning Board on November 21 , 1978 and December 19 , 1978 ; of on - site inspections by the Town Engineer on November 7 , 1978 , by the Town Supervisor , Town Engineer and Mr . Varn of I . J . Construction on November 14 , 1978 , by Mr . Mackesey , Mr . Baker and Mrs . Grigorov of the Planning Board and the Town Engineer on December 1 , 1978 ; and by Mr . Liguori , Mr . Missirian of Tompkins County Planning and the Town Engineer on December 22 , .1978 ; of reports by the Village of Cayuga Heights Board , by the Planning Board , and by the Town Engineer ; of Pre - liminary Subdivision Approval granted with conditions on December 19 , 1978 ; and of a work session held with three Village Board mem - bers , the Village Engineer , the Town Planning Board , and the Town Engineer on January 9 , 1979 , and after careful consideration of all impacts , particularly traffic and surface water runoff and careful consideration of alternatives presented by the public and Village of Cayuga Heights , I am notifying you by this letter than an initial determination of non - significance for this unlisted action of sub - dividing nine building lots in the Town of Ithaca is my determina - tion as the Town of Ithaca official in charge of SEQR review . To summarize the key reasons supporting this initial determination explored throughout the meetings , on - site inspections , reports , and - work sessions outlined : ( 1 ) The drainage plan submited on a map of Clarence W . Brashear , L . S . , as part of the subdivision hearings and on a detailed map of R . L . MacDowell , Jr . sub- Sequent to those hearings shows a feasible scheme of protecting adjacent properties in the Town and Village 2 - from surface water runoff . Runoff . would be directed to an old holding pond at the rear of lot 8 and it is anticipated that additional runoff from this 9 - lot subdivision in an existing watershed draining more than 200 acres would be negligible . Wet areas adjacent to the south stream , the pond on the warren land , and the wet holding area north of the Village Green are not a part of the land proposed to be sub- divided in either the Town or the Village . Alternatives proposed by others would require more land to be drained to the north where neighbors have identified existing problems and extensive filling ( and so cutting or hauling ) would be required on the land to be subdivided . The alternatives , which prin - cipally feature access from Siena Drive , have been carefully considered and found less satisfactory than the , proposed alternative from several viewpoints . Among these are preserving the natural lay of land and ground cover , requiring less fill in the area of lots 1 , 9 , 8 , 2 , requiring less cut for roadways and . providing deeper lots with existing foliage . The • future four lots in the Village drain ;southwest and will not be inter - related by contributing to .or by accepting proposed drainage for the nine lots in the Town . ( 2 ) Traffic is a topic of great importance with access preferred from Texas Lane because bt ' topography - shape , of the land , amount of cut and fill . The 13:0 cars or so ultimate maximum daily increase on Texas Lane can be handled adequately . The issue of exit from Texas Lane onto Triphammer Road is primarily a function of the traffic using Triphammer Road and how traffic con - t .rols do or do not presently provide gaps in that flow . but the increase of 13 cars in any peak hour is not an impact of great significance in choosing one .access from the subdivision to Texas Lane over other alterna - tives . The subdivision plan with access from Texas Lane makes provision for access to land in Cayuga Heights which is now landlocked without the subdivision in . question and does not remove any options the Village may choose to subdivide Village land . ( 3 ) Zoning in the area is for single and two - family homes on minimum 15 , 000 square foot lots and lots pronosed are . 92 acre minimum . 3 - • ( 4 ) Comprehensive land use plans call for residential development of the land in question by both the Town of Ithaca and the Tompkins County Planning Board . ( S ) Water and sewer . plans have been submitted to Cayuga Heights and Tompkins County Health Department for review . Sizes and grades are more than minimum State requirements and also are sizes and grades that have met Cayuga Heights and Tompkins County Health Department requirements in the past . Again , the slope of land in the Village of . Cayuga Heights is to the southwest and utility plans for the 9 - lot subdivision in the Town do not affect the orations for sewering this land in Cayuga Heights . Either the land in. Cayuga Heights can be served by gravity back to the northwest to Texas Lane through private lands not owned by Jonson or sewage must be pumped in an approved manner . The grades and elevations of the proposed sewers in the Town do not affect future Village options at all . ( 6 ) No wetlands , flood hazard zones , or mining areas are included in this subdivision proposal . • Pursuant to Part 617 . 6 , section ( d ) of SEnR , concerning the criteria for the determination of lead agency , it is clear that the impacts of the action being considered are primarily of local significance to the Town and that the Town ofIthaca has the broadest governmental powers for investigation and review into the impacts of the proposed action as follows : Impacts of Local Significance Town of Ithaca Village of Cayuga Hts . Tompkins County Direct Land Use Secondary Land Use Comprehensive Land Use Direct Zoning Secondary Water Health of Water Direct Subdivision Secondary Sewer Health of Sewer Direct Water Secondary Drainage Sufficiency of Drainage Direct Sewer Secondary Traffic Direct Drainage Secondary Highways Direct Building Code Secondary SEQR Direct SEQR Direct Traffic . - Direct Highways 4 _ Governmental Powers Over Proposed Subdivision Zoning Enforcement By contract : Subdivision Subdivision Approval Sewer Plan , Design Review Water Plan , Design , Construction & Construction Water Plan , Approval Approval Design , Con - Sewer Plan , Design , Construction struction Approval SEQR Review Approval Drainage Plan , Design , Construction Approval Sewer Plan , Highway Plan , Design , Construction Design , Con - Approval struction Traffic Control Approval Building Code Enforcement SEQR Review SEQR Wetlands Review Wetlands Flood Plain Review Mining Law Mining Law Review Further , the Town of Ithaca has the capability for provid - ing a thorough environmental assessment of the proposed action by existing staff and boards as follows : Town of Ithaca Town Engineer Town Planner Town Zoning Officer Assistant to Town Engineer Town Highway Superintendent Town Planning Board Town Board 5 _ Therefore , by this letter , in accordance with Part 617 , State Environmental Quality Review , we logically assume the role of lead agency and declare . no impact for the above reasons , with enclosed supporting documents and maps . We welcome any comments pertinent to this matter for our consideration in making a final determination . Thank: you for your consideration of this matter . Sincerely , Lawrence P . Fabbroni , P . E . LPF/ elb cc : Mayor Frederick G . Marcham , Village of Cayuga Heights John Anderson , Tompkins County Health Department Frank Liguori , Tompkins County Planning Department Director Colburn , DEC , Cortland Enc . : Town of Ithaca Environmental Assessment Form Town of Ithaca Planning Board Minutes , December 19 , 1978 Map 1 / 10/ 79 Water and Sewer , by William F . Albern Map , Site Drainage Ditch , by R . L . MacDowell Map , Preliminary Subdivision Map , by Clarence W . Brashear Letter dated February 5 , 1979 by Noel Desch