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Home My WebLink AboutTB Minutes 2010-01-25 OF ` Study Session of the Ithaca Town Board ` y Monday, January 25, 2010 at 4: 30 p. m . , 1 IF 215 North Tioga Street, Ithaca, NY 14850 AGENDA 1 . Call to Order 2 . Report of Town Committees Budget Personnel Planning Public Works Operations Codes and Ordinances Comprehensive Plan Others 3 . Intermunicipal Organizations 4 . Discuss the Grippi property on 1296 & 1298 Trumansburg Rd (Attachment) and Possible Zoning Changes 5 . Discuss the Conservation Easement between the Town and Ithaca College (Attachment) and Consider Approval to Sign 6 . Consider appointments to the Trails and Parks Committee and Its Status 7 . Discuss the Protocol and Procedures Manual ( Please bring material handed out on January 11 , 2010) 8 . Consider approval of Minutes : November 5th , (amended ) , December 7th , 21 st and 31 st 90 Consider Adjournment i January 20, 2010 Study Session of the Ithaca Town Board Monday, January 25 , 2010 at 4 : 30 p. m . Present : Supervisor Engman , Deputy Supervisor Goodman , Councilwoman Pat Leary , Councilman Rich DePaolo , Councilwoman Tee Ann Hunter, and Councilwoman Susan Riha and Councilman Levine Staff : Jonathan Kanter, Director of Planning ; Judy Drake , Personnel Manager; Bruce Bates , Director of Codes ; Al Carvill , Finance Officer; Paulette Terwilliger, Town Clerk and Jim Weber, Highway Superintendent Call to Order Supervisor Engman called the meeting to order at 7 : 03 p . m . and stated that the Aurora Room was also being used for the Zoning Board of Appeals this evening and asked the Board to be mindful of the time . He also passed - out a sign -up sheet for Board representation at the City of Ithaca Common Council and the Tompkins County Legislature . Supervisor Engman had a copy of the Tompkins . Weekly showing students building cold -frames for the Community Gardens which he shared . Supervisor Engman stated that it had been suggested that he supply the Board with a copy of his calendar to give them an idea of what he has scheduled and his time commitments . He passed out a printout of his calendar from January to give the Board an idea of what he had done in January and stated that he would answer any specific questions if Members had any with them individually . Board Member Leary asked if the agenda items should be reordered because of the time constraints . Supervisor Engman agreed that the agenda item involving Mr. and Mrs . Grippi should be moved up because they were present , but , reminded the Board that the purpose of the Study Sessions was to hear from Committees . Mr. Kanter gave a brief overview stating that the Grippi 's had requested their parcel be rezoned . The Grippi 's have submitted a request for rezoning over the past few years . It has been looked at by the planning committee , and a modified commercial zone might be more applicable . Staff prepared an outline which was in the Boards packet . The idea would be more appropriate to historic areas/buildings . The Planning Committee recommended that the idea go to the Town Board . Ms . Grippi handed out some information . They are on the national registry, were on the Underground Railroad , and it has been used as a professional artists studio . He stressed that he is a professional artist . There are two buildings , each with their own TB 1 -25-2010 Page 2 of 8 septic . There was a plan with details to install a sewer system . That never happened when Overlook started . The property is hard to sell because it is without public water or sewer. He stated that In September 2003 , they wrote a letter stating that the zoning was not appropriate even back then . It is now a hardship because the schoolhouse has been a rental and yet there is no washer hookup because of no public water. Ms . Grippi stated that they were not going to paint them and they can not be rented . She stated that the traffic also makes it impossible to rent because of the increased noise . The interior is good , but it was vandalized before and would now lend itself as a commercial venue . Mr. Grippi reiterated that the proposed solution is to change the zone from residential to commercial so someone would buy the property , and therefore , preserve it . Councilwoman Leary thought they had a convincing argument and the Planning Committee 's idea is a good one . Councilwoman Riha asked what kind of protection that would afford to the historic property instead of tearing it down . Jon Kanter stated that the zone is not in existence now so there is work to be done and they would look at having something in the zone that would require that the historical buildings stay or the zone would revert back what previously existed . Ms . Grippi thought this would be spot zoning . Councilman DePaolo said that since there is no zone that covers this type , it would definitely take a few months , if there are public hearings etc . Mr. Grippi stated that this is spot zoning and they have been waiting since 2003 which has caused them difficulty. Mr. Bates stated that being on the registry gives them a lot of leeway as far as code . There was some discussion about what or who regulated the property if federal monies were given . Councilman Goodman added again that this is going to take some time . The Planning Committee recommended getting a variance from the Zoning Board of Appeals to make it attractive on the market now. Ms . Grippi asked why they can 't have the zoning now and be enveloped in with the special zoning when it is established . Councilwoman Hunter asked Mr. Kanter to sketch out the best case scenario and what the chances for a use variance . Jon Kanter answered that a use variance has to be based on economic hardship and the requirements are very specifically outlined in Town law. Jon Kanter thought the time line would be 4-6 months . Councilwoman Leary thought the limited commercial zone would be appropriate and if the. Grippi ' s wanted to market it , they can do that . Supervisor Engman asked if there was any objection to having the Planning Department start drafting a Historical Zone and present it to the Planning Committee for eventual recommendation to the Town Board . The Board agreed . Herb explained that the board had looked at taking them as historical but there is no money there or federal . Report of Town Committees TB 1 -25-2010 Page 3 of 8 Budget Committee - Councilman Levine reported that the schedule is done but they haven 't met yet . He reported the Capital Committee did meet and the wish list is very large . There was some discussion on the definition of "capital projects . " Personnel Committee — Councilwoman Hunter reported that the objective is to review the wage grid such as points and salaries . The Committee is collecting information on the Town Board , Zoning Board , and Planning Board ; as well as the Supervisor and judges salaries . The Committee is also looking into a part or full-time electrical inspector and Mr. Bates is getting them some more numbers . The position should generate revenue that will cover salary and/or benefits and there is some discussion going with Village of Cayuga Heights to share the person . There is added revenue if their spokesperson is hired and can do fire safety inspections and operating permits Planning Committee — Councilwoman Riha stated that the February meeting is going to be focused on the NE rezoning and looking at different types of proposals . They are looking for input from staff to review and begin sorting through the options . Public Works Committee — Councilman DePaolo reported that their first meeting was tomorrow but he did meet with Jim Weber and there is a lengthy list to go through . He reported that the meeting would be a goal setting and prioritizing meeting . Operations Committee — Supervisor Engman reported that they did meet and they discussed security. Someone is trying to get into town hall with an unknown FOB and Public Works has had people entering the property for unknown reasons . He also reported the theft of a laptop from the Town Clerk's office . He asked that everyone keep an eye out and note anything suspicious or out of the ordinary . He added that the Committee began going over their Goals , but they need to be refined . Codes and Ordinances Committee — Councilman Goodman reported that they met last night . The Committee set their schedule and changed the meeting time . They reviewed their list of priorities . He went on to say that the Stream Setback Law is currently underway and they decided to work on one ordinance at a time . Discussion followed regarding affordable housing and why the Scenic Viewsheds were low on the priority list . Mr. Kanter stated that they were not low, but that it was a timing issue because the viewsheds intertwine with the Comprehensive Plan . Councilman Goodman added that he thought issues such as the viewshed need to come from other committees first , then to Codes where the local laws can be drafted and refined . Discussion followed and Councilwoman Hunter commented that everything can 't be held up waiting for the new Comprehensive Plan because then it would be too late for action . Mr. Kanter stated that he felt that the most important priority is working on the Comprehensive Plan and talking about it here is good so the Town Board can see the time restraints and demands on staff . Comprehensive Plan - Supervisor Engman reported that they had an agriculture plan drafted and they will be reviewing the last section of the Comprehensive Plan and there TB 1 -25-2010 Page 4 of 8 are focus groups working on their reports . Mr. Kanter added that they are working on comparison studies of what the Town was then and what it is now. He stated that they have developed an outline but it is not ready for distribution . Trails and Parks Committee — Supervisor Engman gave a history of the committee adding that it needs to be defined as either a stand alone committee or a subcommittee . Councilman Goodman explained that it started as an adhoc committee working on only on West Hill issues because of all of the resistance from residents to trails , and then last years it became more general and looking at all trails in the Town . He also thought that he should step down because of the time commitments associated with being Deputy Town Supervisor. Discussion followed with the Board deciding that it would be its own stand alone committee . Conservation Easement with Ithaca College and the Finger Lakes Land Trust — Supervisor Engman reported that Ithaca College had contacted him to schedule a signing ceremony at which time he discovered that the attorneys have not finished working out the boundaries . He stated that once that is done , the Board would finalize the agreement with Ithaca College and the Finger Lakes Land Trust . There was some discussion about a signing ceremony giving the impression that the Board was in favor of the Athletic and Events Center which is not necessarily the case , and Supervisor Engman agreed , but felt that it would also highlighted the cooperation between the three entities and that the parcel is a very unique and important one . TB RESOLUTION NO . 2010- 036a : AUTHORIZATION TO SIGN CONSERVATION EASEMENT WITH ITHACA COLLEGE AND FINGER LAKES LAND TRUST REGARDING THE ATHLETIC AND EVENTS CENTER WETLAND MITIGATION PLAN , ITHACA COLLEGE CAMPUS OFF OF CODDINGTON ROAD WHEREAS , the Town of Ithaca Planning Board has approved a supplemental Environmental Impact Statement (S/EIS) and Site Plan Approval for the proposed Ithaca College Wetland Mitigation Plan as part of the Athletics and Events Center project , located off Coddington Road near Rich Road , W . Northview Road , and the Water Tank Road , Town of Ithaca Tax Parcel No . ' s 42 - 1 -9 . 2 and 43- 1 -4 , Medium Density Residential Zone . The proposal involves the construction of approximately 4 . 5 acres of wetland in two locations on the Ithaca College lands to compensate for approximately 2 . 77 acres of wetland being lost as part of the Athletics and Events Center project ; and WHEREAS , Ithaca College as the applicant for the above- referenced project has proposed to convey a perpetual conservation easement on these two wetland mitigation sites as well as on adjacent areas , including existing wetland and upland buffer, encompassing 11 . 8 +/- acres located just west of Rich Road and 12 . 2 +/- acres located west of the College 's water tower road (the Raponi site) ; and WHEREAS , Ithaca College has also agreed to convey a perpetual conservation easement to the Finger Lakes Land Trust on approximately 77 acres of woodlands TB 1 -25-2010 Page 5 of 8 located in and adjacent to Van Buskirk Glen , which is a Tompkins County designated Unique Natural Area located in the Town of Newfield ; and WHEREAS , the Finger Lakes Land Trust has agreed to coordinate the conservation easement for the Ithaca College Wetland Mitigation Plan , and is working together with Ithaca College and the Town of Ithaca to ensure the permanent protection of the above- referenced areas ; and WHEREAS , the Finger Lakes Land Trust has agreed to co-hold the conservation easement on the Ithaca College Campus with the Town of Ithaca for an initial five-year period , during which time it would assist the Town in developing and implementing a long-term monitoring program for the wetland mitigation sites ; and WHEREAS , all of the above - referenced actions are subject to review and approval by the U . S . Army Corps of Engineers ( USACOE) to ensure that they meet the wetland mitigation requirements associated with the proposed construction of facilities in the Athletic and Events Center project ; and WHEREAS , the Finger Lakes Land Trust has drafted a conservation easement agreement for the two wetland mitigation sites and has also completed a baseline documentation study of the two sites for future use in monitoring and enforcement of the easement agreement ; and WHEREAS , the proposed conservation easement for the wetland mitigation areas includes a list of prohibited uses , including , but not necessarily limited to , use of herbicides , pesticides , biocides , fertilizers or other agricultural chemicals or weed abatement activities , except weed abatement activities necessary to control or remove invasive , exotic plant species ; use of off- road vehicles and use of any other motorized vehicles , except in the execution of management duties ; recreational activities , except walking and hiking on any footpaths open to the public shall be permitted ; residential , commercial , retail , institutional , or industrial uses ; construction or placement of any building , structure , or other improvement , billboard , or sign , except those signs specifically allowed in the easement (e . g . , signs informing persons of the nature and restrictions of the easement) ; planting , introduction , or dispersal of non -native or exotic plant or animal species ; filling , dumping , excavating , draining , dredging , mining , drilling , removing or exploring for or extraction of minerals , oil , natural gas , loam , gravel , soil , rock, sand or other material on or below the surface of the property ; altering the general topography of the property, except as necessary to undertake the required Mitigation Plan ; and removing , destroying , or cutting of trees , shrubs or other vegetation , except under certain listed circumstances ; and WHEREAS , the Town Board of the Town of Ithaca on March 9 , 2009 , adopted a resolution supporting the concept of the Town of Ithaca entering into the above- described conservation easement agreement with Ithaca College and the Finger Lakes Land Trust , and accepting the concept and the above described location of the 24 +/= acres proposed for the conservation easement on the Ithaca College Campus , subject TB 1 -25-2010 Page 6 of 8 to the following conditions , prior to Town Board authorization to enter into the conservation easement agreement: 1 . That the specific surveyed locations and final conservation easement document for the proposed conservation easements on the Ithaca College Campus be subject to the review and recommendation of the Attorney for the Town of Ithaca and the Director of Planning for the Town of Ithaca , and the approval of representative of Ithaca College , and the USACOE ; and 2 . That Final Site Plan Approval for the Ithaca College Athletic and Events Center Wetland Mitigation Plan be granted by the Town of Ithaca Planning Board ; and 3 . That the Finger Lakes Land Trust agree to be a co-holder with the Town of Ithaca of the conservation easement on the Ithaca College Campus for at least an initial five-year period , after which the Town of Ithaca would agree to become the sole holder of the conservation easement ; and WHEREAS , all of the above- referenced conditions have been met ; now, therefore , be it RESOLVED , that the Town Board of the Town of Ithaca hereby authorizes the Supervisor of the Town to sign the above -described Conservation Easement , subject to the final review and approval of the Attorney for the Town . MOVED : Councilwoman Leary SECONDED : Councilman Goodman VOTE : Councilman Goodman , Aye ; Councilman DePaolo , Aye ; Councilwoman Hunter, Aye ; Councilwoman Leary , Aye , Councilman Levine , Aye ; Supervisor Engman , Aye . Motion passed unanimously INTERMUNICIPAL ORGANIZATIONS : Recreation Partnership — Councilwoman Hunter stated that they might want to look into what is still being used and what is being maintained . Ithaca Area Waste Water Treatment Plant — Supervisor Engman reported that the Village of Lansing wants the Town to help with plowing the road that is being put in for development behind Bolton Point . The issue came up after Lansing issued building permits and the contractors wanted the road plowed for access to their projects . He is trying to keep the town out of it , and Bolton Point is working on it with the Village of TB 1 -25-2010 Page 7 of 8 Lansing . For now, Bolton Point has formally closed the road . The issue is the risk and liability should something happen on the road . He added that the Village of Lansing has the subject of acceptance of the road on their agenda for their next meeting which will make them responsible . He would keep the Board updated Tompkins County Committee on Governments — Supervisor Engman reported that there is a consortium in place to look at a proposed local laws for travel on roads in relation to gas drilling . The local law would cover all heavy equipment , what happens when someone wants to cross the road with something like a pipe etc . . . the County had agreed to looking at road access laws such as weight limits etc . The thinking is that if everyone can get on the same page , it would make the law more defensible and enforceable with contractors and developers . The consortium is also looking at cell tower laws for the same reasons . Supervisor Engman reported that Steve Pennigroth is giving a presentation at the next Study Session . He stated that Mr. Pennigroth is a data person and he is uncomfortable commenting on policy implications , but that is what the Board wants to see . Discussion followed with Councilwoman Riha explaining how the data could be used and the many issues and controversy regarding how data is interpreted . She said that specific scientists need stated hypothesis to work from , not general questions which can be interpreted many ways . Agenda Item : Protocol and Procedures Manual Councilman DePaolo gave a history of the Manual and the recent steps to revise it . Of note is that the document was sent out for comments from Staff and there were legitimate concerns about scheduling and who Staff would report to . These concerns were addressed and a new version went out to the Board on Friday. Supervisor Engman stated that he did not get it until Monday and he asked Councilman DePaolo to point out the changes . Councilman DePaolo stated that he provided a clean document as another starting point and he wanted the Board to look at the document as it is presented . Councilwoman Leary stated that she looked at the changes then went back and looked at the original to see how far adrift it went . She felt that it really addressed Staff concerns . Discussion followed . Councilwoman Leary quoted Town Law regarding the Board 's duty as Legislative Head of the Town and Councilman added that he thought the biggest change was that the Board is saying they will go to the Department Head to discuss scheduling and that there is always recourse for disagreements to be resolved through the chain of command . Councilman DePaolo went on to say that he did not think the Manual would change the day-to-day operations of the Town . The Manual simply gives a structure and recourse for direct interaction with staff . Discussion followed . Supervisor Engman discussed the Town Board resolution from 2000 where the description of the Town Supervisor's duties were established and a budget line for those duties added for those administrative functions . Discussion followed on whether that resolution delegated the authority and whether such authority can be conferred . TB 1 -25-2010 Page 8 of 8 Discussion followed with references to Town Law. Councilwoman Leary stated that this was to clarify the authority of the Supervisor and the fact that the Board has not delegated its administrative role to the Supervisor because of incidents over the past year where the Supervisor thought he had the authority to oversee and direct Committee Chairs when they had different views . That is what lead to these revisions and this is to make it very clear what authority the Supervisor has . This makes it clear that Chairs have some authority and the Town board is the ultimate authority. Supervisor Engman stated that if this revision is passed he has no idea what he is supposed to do as far as supervising staff. He would need some very clear direction on what he is supposed to do and exactly what is different . He stated that if some of the language stayed in , such as "a Town Board member can have a special project and come in and direct Town Staff" then he can not do it . He stated that he would not take on administrative responsibilities of the Town . He stated that he has a lot of management experience and this would not work . He stated that he would work to the end of the year to transition to whatever the Town Board wanted , but that he couldn 't manage the Town that way. If the Town Board was not going to delegate the authority to administrate Town Staff , then he can 't manage and the Board would have to designate a manager. If you ' re not going to delegate it , I am not going to assume it . Councilman Goodman suggested that due to time constraints and other Board Members not having time to comment , he would like to discuss it further at the next meeting and asked Supervisor Engman to think of alternative wording to the "Town Board Members do not oversee" if the word 'oversee ' is what is giving him an issue . He added that he does have a problem with submitting his schedule to the Town Board . Mr. Kanter asked that copies be sent to Department Heads . Motion made and seconded to adjourn the meeting at 7 : 01 p . m . Respec Ily submitted , Paulette Terwilliger, Town Clerk Rosalind and Salvatore Grippi 1/i G , � o d 9 Orchard Hill Road Ithaca, New York 14850 Ms. Catherine Valentino, Supervisor Town of Ithaca 215 North Tioga Street Ithaca, New York 14850 September 19, 2003 Dear Cathy, As the Town of Ithaca moves forward with adoption of it's new zoning ordinance and map we ask that the proposed designation as Medium Density Residential zoning for our property located at the corner of Rte. 96 and Hayts Road be reconsidered. The property consists of approximately three-eighths of an acre on which sit the historic Hayts Chapel and Hayts School buildings. We believe that it would be more appropriate for the Town of Ithaca. to include our property in the proposed Office Park Commercial zoning district proposed for the east side of Rte. 96 in that vicinity, for a number of reasons. The capacity of the site and the .two historic structures to provide decent affordable housing is severely constrained by their proximity to the busy highway and its intersection with Hayts Road, and the shallow (approx. 100 ft.) depth of the lot from the highway right-of--way. The substandard sizes of the church and schoolhouse also pose severe constraints to their use for residential purposes. To create an acceptable living environment for any prospective residents, the two existing buildings would have to be dramatically altered to a point where they would lose their historic character and architectural significance. Worse yet, the two structures could be demolished to make room for a new residence suitably designed to accommodate the noise and other detriments to residential use of the site posed by Rte. 96. Because of their original use as a church and a one-room schoolhouse, the interiors of the two buildings can be easily utilized as attractive office, studio or other uses envisioned in the proposed Office Park Commercial district, without irreversible damage to their historic or architectural integrity. Throughout our ownership of the property we have taken great pains to avoid any irreversible changes to the interiors of the two structures. This has greatly limited their marketability as rental housing. We have chosen to make this sacrifice on our part because our goal has always been preservation of these two historically and architecturally I significant buildings. We are not confident that any future owner will exhibit such a level of stewardship. We believe that the inclusion of the property in the proposed Offipe'Park Commercial would dramatically increase the ability of the Town of Ithaca to protect the two historically and architecturally significant structures. We acknowledge the counterintuitive nature of our thinking, but under the proposed district regulations any change in use or alterations to the structures and site would be subject to site plan approval. The site plan approval process allows the Planning Board to seek expert opinion from state and local historic preservation agencies in its review of any proposed changes to the site, and to incorporate into any approvals specific conditions that could protect the historic and architectural significance of the site. Finally historic structures have been successfully recycled for office uses throughout the United States. A key reasons for this is the cachet that an address within a local historic structure brings to a business. Locally the Boardman House, Clinton House and the DeWitt Mall are examples where historic structures, have become office addresses of distinction. Their location, history and distinctive architectural character give the Hayts Church and Hayts School the potential to generate the same sort of cachet for a prospective business tenant. This potential makes the two structures extremely attractive addresses for a small-scale professional office or other business enterprises of the type envisioned in the proposed zoning district. Moreover, office use will go far in ensuring that an owner would have a return on investment that would allow them to maintain these two community assets. Thank you for your time and consideration of this matter. Sincerely, Rosalind Grippi Salvatore Grippi xc: Fred Wilcox, Planning Board Chair Scott Whitham, Historic Ithaca & Tompkins County HISTORIC ITHACA Dedicated to the Preservation of 7bmpkins County Landmarks 13 August 2007 Cathy Valentio Town of Ithaca Supervisor Town Hall 215 North Tioga Ithaca, NY 14850 Re: Grippi property at 1296 / 1298 Trumansburg Road Dear Supervisor Valentino, Historic Ithaca is pleased to write this letter, in support of the ongoing preservation and stewardship of Hayt' s Chapel and Schoolhouse. These structures, along with their surrounding landscape, are an invaluable resource to the community. As a National Register property, and a recipient of Historic Ithaca ' s 2006 Preservation Award, this property is significant on a local, state and national level for its role in the history of the Underground Railroad in Ithaca. The Grippi ' s stewardship of these buildings over the past four decades has surely saved them from unsympathetic development, and possibly the wrecking ball. The restoration they undertook during 2004/2005 was a sensitive and smart adaptive reuse project, which transformed these buildings from historic relics into viable, desirable rental properties. It is this current use which Historic Ithaca believes will ensure the protection of these historic resources. Buildings that remain in use and cared for are far more likely to survive than vacant ones. We strongly encourage the Town of Ithaca to consider these buildings as a living history memorial to the Underground Railroad. Future planning decisions should consider the continual use and viability of 1296 and 1298 Trumansburg Road. If these properties cannot be maintained as rental properties, their future would be uncertain at best, and their loss would be irreplaceable. I thank you for your consideration in this matter. Sincerely, J essica at Evans Preservation Director Cc: Salvatore and Rosalind Grippi Dan Walker, Director of Engineering 109 W. State Street . • Ithaca, New York 14850 Tel: (607) 273-6633 Fax: (607) 277-4073 SUPPORTING MATERIAL e REFERENCES AND BIBLIOGRAHY ( Selected Pages included in � . this application 11 . N . Y. State Office of Parks , Recreation and Historic Preservation , ELigibility Attachment : Project RTE . 96 , Ithaca . Structures H ( Hayt House ) ; I ( Hayt Chapel ) JJ ( Hayt School ) " liayits Corners ': LNoty : Hayt ' s Corners , frequently used to designate p hese roperties is incorrect * ayt s Corners is a Town in Seneca County ) . =2 . N . Y . State Office of Parks , Recreation and Historic Preservation , wilding -Structure Inventory Form , 4 /14 / 88 ( Note * .No application for historic registry was coMnleted , . I ; . 3 . 4.4ne, . Viarsh Dieckmar_n The Towns of_Tomnkins_ Country De ?ditt Historical Society of Tompkins County , Ithaca , 'N . Y . 1998 , pp . 22- 24 , includes nap and photo of Chapel and Schoolhouse , history o .f the founding of the Chanel . 40 Carol Kamen " County Churches confront the Fugitive Slave Act " , Ithaca Jourr_ al , Feb . 3 1996 ( Carol Kammer. is an historian and author of several books on local history . ) 5 . Carol Kamen , " Heritage trails related to Tompkins History " ; Ithaca Journal , June 22 , 2002 . _ 6 . E . Genung , R . Flinn , Wm . Heidt , Jr . west Hill and some of its Historic Homes and. Families , DeWitt IT Society of Tompkins County Ithaca , N . Y . , 196 + . Barbara Bell , " Ha.yts Chapel , School are Sold " , Ithaca Journal , Jan . 9 , 1971 George R . Frantz , Assistant Town Planner , letter to Salvatore Grippi Feb . 20 , 1996 enclosing Carol Camyien ' s article . " County Churches confront the Fugitive Slave Act " , ( # ' 4 above ) and "proposed text for the historical marker that Townplans to - erect . . . in front o £ the church , " 9-. Copy of a letter by George A . Johnson , August 8 , 1915 to the Ithaca Journal reproduced from the archives of the DeWitt Historical Society of Tompkins County ( Now renamed The History Center ) with added heading " Little Church at Hayts has a Most Interesting Story " . Mr . Johnson ' s letter relates history of the founding of the Chapel , its dedication , and . difficulties that con; `_fanted abolitionists in Ithaca . On Mr . Johnson ' s identity ( a. Freeman - and well-known. Ithaca Barber ) and his efforts in the " underground railroad ; see # 10 and: #11 below . 10Jane Marsh Dieckman , A Short Histo of Tompkins County , DeWitt Historical Society :, of ` Tompkins County , Ithaca , N . Y . , 198 , pp . 154- 155.. 1;: Gretchen Sachse , " Historian inspires research into Underground Railroad" , Ithaca Journal , June 15 , 1996 . 12Tom Calarco , " Stops on the Underground Railroad " , Ithaca Journal , Feb . 23 , 1993 , ' L ' ~ : reference to Deacon Hayt and Luce who " ran a church which still stands and which sheltered and fed runaways :' Illustration with photo of FIayts Chapel . .` Sue Rothman , "Life on the Run" , Ithaca Journal , Finger Lakes Fall Guide , 1906 , p . 3f . , reference to Hayt ' s Chattel and Schoolhouse in discussion of the underground railroad . Illustration of F?ayt ' s Chapel ( ti led erroneously as " Hayt ' s Corners Church " ) . 14r Frank R . Liguori , Commissioner of Planning , 1088 letter to N , Y . State Dent . of Transportation . �. •. ' .SvBMiSs/� �t ; .S�LV�'7TaRE G--��/�i i9'iv D Observations on Grinni Property, 1296 & 1298 Trumansburg Road (Tax Parcel No 24-4-2) Chapel and School House are listed on National Register of Historic Places. Both structures are on one parcel . Site is currently zoned MDR - Medium Density Residential . Previously was R- 15 Residence (same zone with different name) 1993 Comprehensive Plan: Recommends site and surrounding area for "Suburban Residential" with Medical Center and County Complex shown as "Public/Institutional". Site size: 0.48 acres (NC — Neighborhood Commercial Zone requires a minimum tract size of one acre) Uses: Chapel was used for many years as an artist' s studio. Schoolhouse has been rented out as a residence. Sewer: Not currently served by public sewer. Both structures are on septic systems. Water: Served by public water. Surrounding Land Use: Cemetery, Overlook at West Hill Apartments, Kyong doctor' s office, Cayuga Medical Center, County Biggs Complex, single-family residential. Assessed Value (2009): $75,000 Other site limitations: Access, parking General growth and development on West Hill: This site should be evaluated in the context of how the surrounding area on West Hill is anticipated to develop. The 1993 Comprehensive Plan is in the process of being updated. The Route 96 Corridor Study was recently completed, which suggests the possibility of a development focus area (or nodal development) in this vicinity. Possible Approach: Develop a new "Limited Historic Commercial" Zone with no minimum tract size that might allow more limited uses than the Neighborhood Commercial Zone, but a sufficient range of uses to encourage the use and maintenance of historic properties. Qualifying properties could include those currently listed on the National Register of Historic Places or eligible for such listing. The list of possible uses for the site provided by the Grippi' s could be reviewed and revised to come up with a list of permitted uses for a "Limited Historic Commercial" Zone. Town of Ithaca Planning Department December 10, 2009 TOWN OF ITHACA PLANNING COMMITTEE MONDAY, DECEMBER 10, 2009 RESOLUTION: Recommendation to Town Board Regarding Possible Rezoning of Grippi Property Try mansbura Road WHEREAS, Rosalind and Salvatore Grippi own property at 1296 — 1298 Trumansburg Road (Tax Parcel No. 24-42) ; and WHEREAS, said parcel is listed on the National Register of Historic Places and contains the Abolition Chapel and Schoolhouse ; and WHEREAS, the Grippi's have requested that the Town consider rezoning said parcel to a commercial designation; and WHEREAS, the Town of Ithaca Planning Committee discussed the Grippi's proposed rezoning at its regular meeting on December 10, 2009; and WHEREAS, the Town of Ithaca Planning Committee discussed the possibility of developing a new "Limited Historic Commercial" Zone that could be applied to historic properties around the Town and would allow uses more limited than in the Neighborhood Commercial Zone; now therefore, BE IT RESOLVED, that the Town of Ithaca Planning Committee recommends that the Town Board of the Town of Ithaca consider the possibility of developing a new '$Limited Historic Commercial" Zone as described above and whether such a zone might be applicable to the Grippi parcel at 1296 — 1298 Trumansburg Road, MOVED: Rich DePaolo, SECONDED: Bill Goodman. VOTE: Approved Unanimously ( Rich DePaolo, Bill Goodman, Peter Stein voting aye). Jo athan Kanter, AICP Director of Planning • • u 1 1,1 ' 1 • , 1 . c 1 . 1 1 : • 1 ' it :. t . , 1 - ' 1 ! 1 11 • 1 • 1 : • 1 • • - 1 1 / 11 , • 1 1I 1 1 1 • t , 1 1 • 1 t 1 • • 1 1 - 1 1 1 1 • ( 1 1 1 1 1 1 • • ' 1 1 1 • f - 1 1 1 1 ' 1 �: ' . 1 1 / :� • 1 1 1 • • 1 1 1 • . 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Y: 1 1 • 1 • - � • : 11 1 1 : / 1 • II - 1 • 11 11 11 • ' 1 -. 1 I li . 1 - • V. • 1 AM, Asia . 1111 : 11 1 1 1 1 M7 I , 1 ' 1 1 1 / / Ili 1 / - • 11 - 1 11 1 11 its A 1 1 I11d 1 / • 1 1 1 \ 11 1 11111 -1 1 ior-K �. its 1 : 1 1 . . 1 � 1 . 1 I '1 • ' ll 1 1 V - • 1 . • • 1 1 ' A \ • 1 1 • f 1 1 1 • 11 - 1 1 _ t 1 - : 11111 1 \ 11 11 1 � 1 1 : - \ I i • : I 1 • 1 : 1 1 1 � 1 • - 1 1 1 1 • 1 1 1 ' 1 f ' 1 ; I / / 1 I 1 lips ' I V 11 1 1 1 . - • 1 / ' 1 1 ♦ • 1 - 1 % 1 ; 1 1 1 1 1 • ' 1 1 1 1 1 1 1 1 1 :+a 1 • I '� % 1 ♦ • 1 1 1 � 1 : 11 • 1 - 1 / 1 1 ' 11 1 _ 11 11 1 1 _ 1 - 1 1 1 ' ♦ \ i 1 1 •1 : 1 1 1 1 1 1 1 . 1 • •: 1 1 . V i 1 1 1 1 1 1 1 \ • J ,r Y Possible uses for these historic buildings that would insure thew survival through continued use. Architect's Office and Design Studio; Building Consultants,Industrial Consultants Real Estate Office Law Of Accountant Investment Services Antique Repair Graphic Design Studio Craftsman's shop: woodworker, potter, Landscape Design Studio Furniture Design or Repair shop Electronic Repair Shop Art Studio Office for Cleaning Services Dress maker- Designer Upholstry Workshop Travel AgencyConsultents Message Therapy Special Education Tutoring Psychotherapist Electronic Repair Jewelry Design of Repair Advertising Office /Design, Label Designers Private Tutoring (reading ,language , special education) Music Teacher Music Instrument Repair Acupuncture Appraiser, Real Estate Chiropractor Data Processing Services Picture Framing web-Site Design Satellite Offices for Town of Ithaca; Tourist , Chamber of Commerce, Information , Medical facilities P3 7/21/2009 Nk Bruce Bates, Zoning Officer Town of Ithaca Dear Mr. Bates, Thank you for agreeing to informally meet with us on the problems caused by the designation (Moderate Density Residential ) imposed by the 2003-08 Zoning on the historic property (24.4-2) —The Abolition Church and Schoolhouse, both on the National Registry of Historic Places These are unique buildings, They are an important part of Ithaca's history They require and deserve special consideration. The National Registry has pointed out that "many municipalities at their discretion and for their own planning" have taken steps toward protection of historic properties. Please read the accompanying pages: letter ,9/19/2003 Grippi to Valentino and p.7 of the Zoning Re3risions t ri QW3. The latter records our comments on the problem of the location of these buildings as regards the changes of zoning then proposed, and followed in 2008. This property is in by its zone(spot zoning) caught within what is essentially a high-baffic, office space, business climate . The buildings have been for sale for some time. As a consequence of the zoning, there have been no offers for residential use and we are suffering financial hardship in supper these buildings Neither building is now or possible for residential family use. In 2007 Historic Ithaca wrote, "We strongly urge the Town of Ithaca to consider these buildings as a living memorial to the Underground Railroad, Future planning decisions should consider the continual use and viability of 12% and 1298 Tnrmansburg Road". The history is published in numerous books and articles. The property has ben chosen as the prime eve for the Town of West Hill in J.B. Dieckman's book Towns of Tompkins County. In the selection of buildings to receive historic markers , County Historian , Carol Kammen wrote, "If any building in Ithaca deserves an historic marker, one should stand before this brave little church". Thank you. Sincxrely, Salvatore and Rosalind Grippi 275-0937 Copy: Herb Engman , Town Supervisor Jonathan Kantor, Town Planner Ce ROSALIND AND SALVATOiRE GR) PPl (HANTS CHAPEL AND SCHOOLHOU E, (Letter dated October 2, 2003; Minutes of October 2, 2003 Public Hearing) . I. Comment: My husband and 1 are concerned that the Chapel and Schoolhouse (Tax Parcel No: 2444) on Trumansburg . Road (corner Hayts Rd) have been overlooked in the revamping of plans for zoning. [Attachments were included with this letter discussing the <, historic significance of the Chapel and Schoolhouse.] . . . Cultural Resources section of GE1S doesn 't even include the chapel and schoolhouse or tackle the problem of how historic p buildings and cultural resources f s into rezoning of their particular areas. . . . We realized the y e TOWN BOARD - NOVEMBER 6, 2003 CpHimitive charm and significance of the buildings and worked to save both and found suitable ns for them. The chapel is a studio; the schoolhouse made to serve as 'a residenc& . . . But �. now the use of the school as residence is severely diminished by increased traffic due to a . building activity on West Hill. The Office Park across the way is a death blow to the use of the building as a residence. . We will be speaking to the Planning. Board to pursue the Possibility of designation for commercial use, probably "Neighborhood Commercial Zone ". . .. The open interiors of both buildings lend themselves to interesting offices - unique business spaces - functioning as described in rezoning for commercial, o,,Q'ice and business spaces in GE1S, yet enhanced by their historic character. . .. A new designation in zoning will assure future viability of these buildings (which persons concerned with Ithaca 's history consider unique and signftcant). .. . Jt is now imperative that the Town now t take 0 responsibility for zoning that assures the viability of these buildings in their location across from the newly designated and expansive Office Park complex I .l Rosalind and Salvatore Grippi 9 Orchard Hill Road Ithaca, New York 14850 Ms. Catherine Valentino, Supervisor Town of Ithaca 215 North Tioga Street Ithaca, New York 14850 September 19, 2003 Dear Cathy, As the Town of Ithaca moves forward with adoption of it's new zoning ordnance and map we ask that the proposed designation as Medium Density Residential zoning for our property located at the corner of Rte. 96 and Hayts Road be reconsidered. The property consists of approximately three-eighths of an acre on which sit the historic Hayts Chapel and 11ayts School buildings. We believe that it would be more appropriate for the Town of Ithaca to inchide our property in the proposed Office Park Commercial zoning district proposed for the east side of Rte. 96 in that vicinity, for a number of reasons. The capacity of the site and the two historic structures to provide decent affordable housing is severely constrained by their proximity to the busy highway and its intersection with Hayts Road, and the shallow (approx. 100 ft.) depth of the lot from the highway right-of--way. The substandard sizes of the church and schoolhouse also pose severe constraints to their use for residential purposes. To create an acceptable living environment for any prospective residents, the two existing buildings would have to be dramatically altered to a point where they would lose their historic character and architectural significance. Worse yet, the two structures could be demolished to make room for a new residence suitably designed to accommodate the noise and other detriments to residential use of the site posed by Rte. 96. Because of their original use as a church and a one-room schoolhouse, the interiors of the two buildings can be easily utilized as attractive office, studio or other uses envisioned in the proposed Office Paris Commercial district, without irreversible damage to their historic or architectural integrity. Throughout our ownership of the property we have taken great Pam ins to avoid any irreversible changes to the interiors of the two structures. This has greatly limited their marketability as rental housing. We have chosen to malts this sacrifice on our part because our goal has always been preservation of these two historically and architecturally Significant buildings We are not confident that any future owner will exhibit such a level of stewardship. We believe that the inchision of the property in the proposed Offim Park Commsencial would dramatically increase the ability of the Town of Ithaca to protect the two historically and architecturally significant structures. We acknowledge the courrteri,nudive nature of our thinking, but under the proposed district rogulation s any change in use or alterations to the structures and site would be subject to site plan approval, The site plant approval process allows the Planning Board to seek expert opinion from state and local historic preservation agencies in its review of any proposed changes to the site, and to incorporate into any approvals specific conditions that could protect the historic and architectural significance of the Site. Finally historic structures have been succenfidly recycled for office uses throughout the United States. A key reasons for this is the cachet that an address within a local historic structure brings to a business. Locally the Boardman House, Clinton House and the DeWitt Mall are examples where historic structures have become office addresses of distinction. Their location, history and distinctive architectural character give the HOW Chmch and Hayts School the potential to gmdrrte the same sort of cachet for a prospective business tenant. This potential makes the two structures extremely attractive addresses for a small-scale professional office or other business uses of the type envisioned in the proposed zoning district. Moreover, office use will go fes in ensuring that an owner would have a return on investmernt that would allow them to maintain these two community assets. Thank you for your time and consideration of this matter. Sincerely, Rosalind Grippi Salvatore Grippi xc: Fred Wilcox, Planning Board Chair Scott Whitham, Historic Ithaca dt Tompkins County 0 I t � t 1 Re: The Potential Role of the Schoolhouse and Chapel("The Abolition Church') in the Promotion of Heritage Tourism. In addition to being of interest for their qualities as mid49th century architecture, the two buildings for which we are applying for inclusion in New York and/or National Registries of Historic Places are significant for their ties to the abolition movement in Central and Upstate New York. Early sources inform that the Chapel was founded by abolitionist-minded parishioners who broke from Ithaca' s Presbyterian Church in protest against the ardent pro-slavery position of the Reverend Wisner.(Is this the only church or chapel whose construction was motivated by an abolitionist stance?) The Chapel was in the words of one who had served the Underground Railroad "erected to God and dedicated to human freedom" (George A.Johnson, bibl.9). Charles Hayt was appointed Deacon. The Schoolhouse (of uncertain date but prior to 1847) served abolitionist meetings prior to the completion of the Chapel-(Flag of the Union. Oct.5 ,1848 and bibl.enclosed , especially The Towns of Tompkins Coun• tom,+ pp.22-24 bibl.3). In 1996 the Town of Ithaca acknowledged the significance of the Abolition Church, with an historic marker . (Line limitations of the marker did not allow inclusion of the Schoolhouse.) In her article, "County Churches Confront the Fugitive Slave Act," Feb.1996( bibl.4), Carol Kammen, Tompkins County Historian , writes, "The Abolition Church building still stands at the intersection of Hayt's Corners and Trumansburg Road. If any site in the County deserves a historic marker, perhaps one should sit before this brave little church." 5 E Both the Schoolhouse and Chapel are reported by historians as having rS ( functioned in the Underground Railroad.(ex.e"Life on the Run",bibl.13). The Abolition Church is also cited by Carol Kammen in"Heritage trails related to Tompkins County history"( June, 2002,bibl.5); Kammen refers to the history of the Chapel, stating that the "site should be honored" by inclusion in the heritage trail. a: P• i 7ttC• ]F A- 'i' e t i f 6 M- ' 1 1 • 1 ' 1 1 1 ' ' • 1 I I :I 1 1 t 1 1 II 1 :1 •1 / 1 1 • 1 „ „ � . ,T.T, r4 1 1 1 11 : I / •11 I 1 1 1 1 1 1: 11 : 1 1 . 1 ' •1 11 • Wit till 0:4) 1 1 • / : 1 1 1 • 1 :� • : 11 t t 1 . 1 1 • I I I RIM T7111 1 1 1 1 • • - 1 1 11 1 1 / 1 11 t `; 1 1 1 ' 1 . 1 1 11 1 1 :�: 1 1 1 1 1 1 : 1 1 • 11 1 / 11 11 : : 1 , 1 1 11 1 : 1 • ! 11 1 1 1 111 1 1 I • 1 • ' 1 ' • ' 1 CUT i I 1 1 ` 1 1 •1 1 - 1 : :� 1 • .f I 1 • 1 '1 1 M , 1 1 '! 1 1 / 11 :-;t w' 1 1 1 : I �.; • 1 1 1 1 - 1 1 1 • 11 = 1 , 1 VAU to 1 11 1 11 1 11 I IV v ' : I 1 I : 1 1 1 1 ' • : . 1 :1 1 , 1 , 1 1 ` 1 . 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While the buildings are prominently positioned on Trumaosburg Road, visually isolated with no structures in immediate view, there_ are actively visited professional and medical facilities directly across the road (see _N�tive Descri�on of Pronertvl The Prominent location along Trumansburg Road and the • Preserved open of the buildings would work positively for Professional or use, An address within a recognized historic structure 'ves • busies office use. An business or professional office, Prestige or distinction to a Schoolhouse and and would make historic preservation of the Chapel worthwhile for future owners of flue property, In response to concern that the zoning document does not address the how historic buildings and cultural resources fit into the new zoning of their of Pear areas, the Town refers to the Cabaret R�a..�m•... Pezoning document, and to the H' section of the draft a co. operative project of the Town of Ithaca and Cornell University. Cultural 8MMM is cited fi+om ric a+ evwTown Of fthK& 1997 which offers a brief overview of the historic development of the town and does not touch on particular buildings�8s or structures; the results of the Historic Prese vation Planning Workshop ave Preliminary age; as with otherp • �not �° �� °1$y yet be in a have yet to be approached for the study. ��' and Schoolhouse While listing in the hiMone registers we believe that inclusion in the State or National egisteg on local zoning actions, acknowledgement that the Schoolhouse and � will be an important • Chapel are significant to New York's historic heritage —worthy of Preservation ; and of continuing by the Town in regard to or Wegardless of local zoning has es.( For for their future measure of protection for the Schoolhouse would be the correction of the ple, one intersection of Hayts Rand and Tnunansburg Road as had earlier (19811) been lriblproposed by We Liguori, then Tompkins County Commissioner of Planning, I i