HomeMy WebLinkAboutPB Minutes 1988-08-02 FILED
TOWN OF ITHACA
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TOWN OF ITHACA PLANNING BOARD Clerk
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AUGUST 2 , 1988
The Town of Ithaca Planning Board met in regular session on
Tuesday , August 2 , 1988 , in the Emerson Suites , of Phillips Hall , on
the Ithaca College Campus , Ithaca , New York , at 7 : 30 p . m .
PRESENT : Chairman Montgomery May , Carolyn Grigorov , Virginia
Langhans , Robert Miller , Robert Kenerson , David Klein ,
William Lesser , John C . Barney ( Town Attorney ) , Robert R .
Flumerfelt ( Town Engineer ) , Susan C . Beeners ( Town
Planner ) , George R . Frantz ( Assistant Town Planner ) ,
ALSO PRESENT : Ed Cobb , Laura Marks , Karl Niklas , Celia Bowers , John
Bowers , Myrtle Whitcomb , John Whitcomb , Milton
Zaitlin , Dooley Kiefer ; Marjorie Zaitlin , Robert
Cotts , Paula Weiss , Ann Kugler , George Kugler , Mildred
Brammer , Bonnie Simpson , Ron Simpson , Tom & Leslie
Darling , Greg Wooster , Pamela Williams , Joe Jeraci ,
Marguerite Mills , Thomas Mills , Kinga G . Gergely ,
Shirley Raffensperger , Thomas Raffensperger , Penny J .
Beebe , David & Lydelle Rumsey , N . Rollins , Mary
Rollins , Susan Centini , Daniel Schaaf , J . Robin
Goodloe , Jason McGill , Keith Hollister , Pat Leary ,
David Auble , Doug Wilcox , David Kuckuk , Norma & Robert
�? Sullivan , ( name illegible ) , Slade Kennedy Jr . , Gene
Ball , Janette McCord , Rosalind Grippi , Doria Higgins ,
Noel Desch , Christian Doan , Candace Browne , Peter
Hillman , Lydia Hillman , Mark Gardner , David Fine ,
Louis Hsu , Ronan Reynolds ,
Chairman May declared the meeting duly opened at 7 : 45 p . m . and
accepted for the record the Clerk ' s Affidavit of Posting and
Publication of the Notice of Public Hearing in Town Hall and the
Ithaca Journal on July 25 , 1988 and July 28 , 1988 , respectively .
PUBLIC HEARING : PRESENTATION OF DRAFT COMPREHENSIVE PLAN STATEMENT ,
Chairman May declared the Public Hearing in the above - noted
matter duly opened at 7 : 45 p . m . and read aloud from the Notice of
Public Hearing as posted and published and as noted above .
At this time , Chairman May asked that each Board member
introduce themselves .
Chairman May - Chairman May stated that he has been on the Board
for almost 13 years , and lives at 1360 Slaterville Road , Chairman
May noted that he has seen as much impact of growth in the Town as
most anyone .
William Lesser - Mr . Lesser stated that he has been a resident
in the Town of Ithaca for 11 years , and has had a seat on the
Planning Board for 1 - 1 / 2 years . Mr . Lesser offered that ,
Planning Board - 2 - August 2 , 1988
professionally , he is in academic work at Cornell University in
Argicultural Economics ,
David Klein - Mr . Klein stated that he has lived in the Town of
Ithaca on West Hill , in the Town of Lansing , and currently resides on
Winthrop Drive , Mr . Klein offered that he is a registered architect ,
adding that he has lived in the Ithaca area for almost 20 years .
Robert Kenerson - Mr . Kenerson stated that he lives on the other
end of Route 79 on the Mecklenburg Road , Mr . Kenerson offered that
he is a native of the Ithaca area , and has resided at his present
address for 20 years . Mr . Kenerson commented that most of his
working career has been in the housing business , and added that he
has had a seat on the Planning Board for two years .
Robert Miller - Mr . Miller stated that he resides in Inlet
Valley , which is Route 96 and Route 34 south . Mr . Miller offered
that he has lived in the Ithaca area about 60 years . Mr . Miller
stated that he was in the automobile business for about 40 years , and
is now retired .
Virginia Langhans - Mrs . Langhans stated that she has lived in
Ithaca , either in the City or the Town , for 36 years . Mrs . Langhans
offered that she currently lives in Forest Home , and has been a
member of the Board for seven years . Mrs . Langhans said that she is
• a homemaker , and President of Halcyon Press of Ithaca .
Carolyn Grigorov - Mrs . Grigorov stated that she has resided in
the Ithaca area about 32 years , and has had a seat on the Planning
Board for over ten years . Mrs . Grigorov offered that she resides on
Snyder Hill Road in the Town of Ithaca .
Robert Flumerfelt - Mr . Flumerfelt stated that he is the Town
Engineer , and noted that he has lived in the ' Ithaca area for 47
years . Mr . Flumerfelt offered that he has lived on South Hill , and
currently resides on West Hill . Mr . Flumerfelt stated that he was
employed , for several years , at a local Engineering and Surveying
firm , adding that he has been with the Town of Ithaca for 3 - 1 / 2
years .
Susan Beeners - Ms . Beeners stated that she is the Town Planner ,
Ms . Beeners noted that she has been an Ithaca resident since 1974 .
Ms . Beeners stated that she has a Bachelor ' s degree in Botany , and a
Masters degree in Landscape Architecture from Cornell University ,
with a speciality in Urban Land Use Planning . Ms . Beeners offered
that she has been the Town Planner for about 2 - 1 / 2 years . Ms .
Beeners noted that prior to her position as Town Planner , she was
Parks and Open Space Planner for the Town of Ithaca , securing that
position in 1981 .
George Frantz - Mr . Frantz stated that he is the Assistant Town
• Planner for the Town of Ithaca . Mr . Frantz offered that he has lived
in the Ithaca area since 1967 . Mr . Frantz stated that he has been
the Assistant Town Planner since April 1988 . Mr . Frantz stated that
Planning Board - 3 - August 2 , 1988
he has a Bachelor ' s degree in . Landscape Architecture , and a Masters
degree in Regional Planning , Mr . Frantz offered that he had
experience as an Assistant County Planner in Lancaster County , PA ,
which is another growth area . Mr . Frantz noted that he has
approximately one year experience in the private sector before coming
to Ithaca .
At this time , Susan Beeners defined the Comprehensive Plan of
the Town of Ithaca , and what the planning process is . Ms . Beeners
commented that the Plan is a document that is considered to be , by
the Planning Board , an essential unifying document to set forth
policy , and general goal objectives for what the Town should be . Ms .
Beeners said that a Comprehensive Plan is defined as a set of
references that is used by the Town government , and townspeople , in
planning for the future growth and development of the Town to insure
adequate facilities for housing , transportation , utilities , for
protection , comfort and convenience , and general welfare of its
population , with a long term goal of promoting the community ' s
physical and social market to maintain the character of the Ithaca
area . Ms . Beeners offered that the elements of this plan consist of
many documents that have been adopted over time . Ms . Beeners
referred to the Chronology of Policy Decisions that actually
represent the comprehensiveness of planning . [ Chronology attached
hereto as Exhibit 1 . 1
• Continuing , Ms . Beeners noted that the Plan is not one specific
document , such as a Master Plan , of which , indeed , there are several
parts that can be referred to as technical appendices when doing
reviews . Ms . Beeners noted that the Comprehensive Plan Statement is
an element that the Planning Board wishes to have adopted as another
element of the Comprehensive Plan . Ms . Beeners remarked that the
entire document would probably not be reviewed tonight , but there
will be additional public meetings . Ms . Beeners commented that the
document is intended to be adopted as a unifying element of the
Comprehensive Planning process . Ms . Beeners commented that it is
essential that there be some concurrence on general statements of
policy and objectives , as one moves into a new look at Comprehensive
Planning . Ms . Beeners mentioned the Zoning Ordinance , and the fact
that the Town has different land use regulations , such as site plan
approval ,, and the delegation of clustered subdivision to the Planning
Board , Special Land Use Districts , official Zoning Map which was just
updated and adopted by the Town Board in April 1988 , and a local
supplement to the SEQR Regulations . Ms . Beeners noted that those , as
well as the other elements , are subject to continuing evaluation , as
far as how they should be strengthened . Ms . Beeners commented that
the Zoning Ordinance and Subdivision Regulations have been addressed ,
as far as different problems and needs . Ms . Beeners mentioned Day
Care regulations and the ways to provide more flexibility . Ms .
Beeners mentioned the height and lot critera and whether or not they
really are compatible with the topography and special characteristics
of Ithaca . Ms . Beeners noted that the Water and Sewer Master Plans
• are documents that are parts of the Comprehensive Flan , consisting of
several documents done over time and stating the needs for water and
sewer service in the entire Town , and supplemented by different
Planning Board - 4 - August 2 , 1988
consultant reports for specific Town areas , plus the receipt of
petitions asking for water and sewer , which form the essence of the
capital improvements program . Ms . Beeners noted that the Town has an
Official Highway Map , which was officially adopted by the Town Board
in 1969 , adding that there have been revisions through the present
time . Ms . Beeners pointed to a staff working update of the Official
Highway Map which shows existing roads by different jurisdictions
( State , County and Town ) , plus the most relevant corridors . Ms .
Beeners stated that the Official Highway Map is among the 1988
objectives set by the Town Board as something that does need to be
looked at , and revised . Ms . Beeners pointed to the Parks and Open
Space Map , and indicated current revisions , which will be taken
before the various Boards for official adoption some time this year .
Ms . Beeners noted that staff is working on the Natural Resources Plan
for consideration of adoption by the Town , as an official map ,
commenting that the Natural Resources Plan and the Parks and Open
Space Map are quite essential in trying to let developers and the
public know just what type of environmental protection for open space
is needed . At this time , Ms -. Beeners noted that there are a couple
of general Land Use Plans , often mistaken for a Comprehensive Plan ,
noting the 1959 Ithaca Urban Area General Plan , and adding that in
1974 there was , as part of the Tompkins County Comprehensive Plan
Studies , a Selective Communities Plan . Ms . Beeners stated that
neither plan is meant to be a static type of document , or meant to be
used by a Town at a very local level in trying to project land use
• patterns . Ms . Beeners offered that a lot of the elements that are
within the General Plan of 1959 , as well as in the Selective
Communities Plan , are quite similar to what is actually the Town of
Ithaca zoning at the present time . Ms . Beeners noted that other
documents that are part of the Comprehensive Plan include the Fire
Service Master Plan , which resulted after extensive master planning
by the City and Town , and led to the agreement that two Fire Stations
would be constructed within the Town next year . Ms . Beeners stated
that in the Comprehensive Plan there is the Town of Ithaca Sign Law ,
Uniform Fire Prevention and Building Code , and a series of Natural
Resource types of maps , including unique natural areas inventory
prepared by the County . Ms . Beeners stated that time is routinely
spent looking at both the Townwide picture and the neighborhood
areas .
At this point , Ms . Beeners asked the Assistant Town Planner ,
George Frantz to discuss growth patterns in the Town .
Mr . Frantz pointed to the Aerial Photo Map of the Town , and
stated that the map shows , basically , what the Town is like at the
present time . Mr . Frantz indicated that the " yellow " is low density
residential , the " orange " is Multiple Residence , the " purple " is
Commercial areas in the Town , " pink " is public and .institutional land
uses , " green " is public and semi - public open space . Mr . Frantz noted
that there is some industrial development in the Town , such as NCR ,
Morse Chain , Therm , Inc . , and a couple of sites [ i.ndicating on map ]
• in " this " [ the southern ] area of the Town . Mr . Frantz commented that
the " uncolored " areas are combined Agriculture and undeveloped areas
of the Town . Mr . Frantz stated that , important in the planning
Planning Board - 5 - August 2 , 1988
process for any municipality , are answers to two very basic questions
one being , what will the population of a municipality be at a given
point in the future , and a corollary question - what will the size of
the average household be at a given point in the future . Mr . Frantz
offered that the answers to those questions are very tentative . Mr .
Frantz noted that there are estimates on the population of the Town
in the future , which were prepared by the State Department of
Environmental Conservation , and the New York State Department of
Commerce . Mr . Frantz remarked that that report shows the Town to be
continually growing in the next 20 years through the year 2010 . Mr .
Frantz commented that there are a number of assumptions for the
projected growth . Mr . Frantz stated that one of the reasons was the
expansion of employment at Cornell University , and Ithaca College ,
noting that the two are major employers in the Ithaca area . Mr .
Frantz offered that student population at the two institutions is
expected to grow only slightly in the future , adding that there has
been the development of major research facilities at Cornell , and
also facilities such as the Cornell Industrial Research Park , which
are generating additional jobs , especially high - tech employment in
the area . Mr . Frantz stated that employment in manufacturing in the
Ithaca area ( after several years of decline ) is beginning to expand
again , commenting that much of the expansion is due to the
establishment of high technology firms , some of which are spin - offs
from research at Cornell . Mr . Frantz offered that employment in
manufacturing will never be as important to the local economy as it
• was in the past , but it will expand , and - has expanded by
approximately 300 jobs in the last year alone . Mr .. Frantz noted that
another assumption is that there are very limited undeveloped areas
left within the City of Ithaca itself , and the proximity of much of
the Town of Ithaca to the major centers of employment will continue
to make it an attractive place to live . Mr . Frantz noted that ,
according to the New York State projections , the Town of Ithaca is
going to grow at a much faster rate between 1980 and 1990 , than it
did between 1970 and 1980 . Mr . Frantz commented that the State is
projecting approximately a 12 % increase in population for the Town
between 1980 and 1990 , adding , the population estimated growth from
16 , 022 to around 17 , 900 persons . Mr . Frantz offered that from the
year 1990 to 2010 , the Town of Ithaca , outside the Village of Cayuga
Heights , could grow by as much as 4800 persons , which is
approximately a 38 % increase between 1990 and 2010 . Mr . Frantz
stated that , as far as the growth between 1980 and 1990 , the New York
State projection is on track . Mr . Frantz noted that this was based
on the number of building permits issued in the Town between 1980 and
July of 1988 . Mr . Frantz noted that since 1980 there have been
approximately 670 new dwelling units constructed in the Town of
Ithaca , and noting , based on a median household size of about 2 . 28
persons per household , this would equate to between 1500 and 1700 new
residents in the Town . Mr . Frantz stated that median household size
is a very important factor in planning for the future , adding that it
is important because the median household size determines the number
of residences a community needs . Mr . Frantz noted that since 1980 it
• is estimated that median household size in the United States has
dropped 10 % , and commenting , to equate that to the Town of Ithaca ,
that is a drop from approximately 2 . 5 persons to about 2 . 3 persons
Planning Board - 6 - August 2 , 1988
• per household . Mr . Frantz commented that the projected Town
population of 17 , 900 persons in 1990 will require approximately 770
dwelling units more than if household size remained at the 1988
level . Mr . Frantz noted that the City of Ithaca , as part of a
housing survey for the City of Ithaca , studied the entire Ithaca
housing market area , adding that their projections show that between
1980 and 1990 the Town would need approximately 1800 new dwelling
units . Mr . Frantz again stated that there have been approximately
670 new dwelling units constructed in the Town , commenting that there
has been additional construction in the Village of Cayuga Heights ,
which for census purposes , is included in the Town . Mr . Frantz noted
that there is a deficit of 900 dwelling units between now and 1990 .
Mr . Frantz stated that it was important to note that the minimum
necessary to maintain the existing , very low 2 % vacancy rate in the
Town is to raise the local vacancy rate to the nationally accepted
rate of 5 % , which is deemed desirable in order to maintain
competitive affordable housing cost . Mr . Frantz noted that
construction in the past two decades has focused in the East Hill
area of the Town , adding that , between 1980 and 1987 two - thirds of
the new homes built in the Town of Ithaca were in the East Hill area ,
which area is defined from Six Mile Creek north to the Town boundary .
Mr . Frantz remarked that there has been , since the beginning of last
year , a shift in the focus of residential construction in the Town .
Mr . Frantz stated that the shift has been to the South Hill area .
Mr . Frantz offered that of the number of dwelling permits issued
since January 1 , 1988 approximately 45 % have been for houses in the
South Hill area of the Town . Mr . Frantz noted that the East Hill
area has dropped down to between 30 - 33 % building permits . Mr . Frantz
stated that he felt the shift was going to be sustained simply
because East Hill has been pretty well developed , adding that , at
this point in time , East Hill has only approximately 5 % of the
developable residential zoned land in the Town excluding Cornell
land . Mr . Frantz explained that it is 50 , excluding the 1300 acres
of various Cornell owned lands , which are zoned R- 30 , however , the
land is used for a wide variety of university uses , and it is
expected to continue to be used for university purposes . Mr . Frantz
stated that there is a lot of developable land on South Hill and West
Hill , noting that , currently , on South Hill there are approximately
75 acres of R - 9 zoned land , which allows homes on 9 , 000 square foot
lots , and adding that there are approximately 150 acres of land zoned
R- 15 , and approximately 1400 acres of R- 30 zoned land available for
development . Mr . Frantz stated that on West Hill there are
approximately 600 acres of R- 15 , and approximately 1300 acres of R- 30
zoned land . Mr . Frantz again stated that the shift in development
will be to South Hill and West Hill . [ Draft Addendum to Town of
Ithaca Comprehensive Plan Statement - Population Growth and
Residential Development : 1990 - 2010 attached hereto as Exhibit 2 . ]
Susan Beeners stated that the planning staff does acknowledge
the recent marked increase in public input , especially by GINA
[ Greater Ithaca Neighborhood Association ] . Ms . Beeners commented
• that some of the main issues seem to be the desire for a Master Plan ,
or an -approved management program . Ms . Beeners remarked that there
has been a desire expressed by the public for compatibility of
Planning Board - 7 - August 2 , 1988
• residential land uses , especially the need to balance protection of
the established mainly single family neighborhoods with the need for
additional housing opportunities for low / moderate income residents ,
especially in areas near Cornell and Ithaca College , Ms . Beeners
said that a desire has been expressed that any new development pay
its way , such as as far as the cost of municipal infra - structure ,
schools , and roads . Ms . Beeners also noted that a desire has been
expressed that the abundance of natural resources and open space be
adequately protected . Ms . Beeners stated that staff is also aware
that residents have requested that a moratorium on various types of
development be enacted until a Comprehensive Master Plan can be
created . Ms . Beeners stated that the County Planning Department is
currently working on integrating the Ithaca area Transportation
Study , which is being prepared by Tony Richardson , with the County
computer data base . Ms . Beeners commented that the County is taking
that transportation system model and integrating it with County
Assessment records , with land use information from aerial
photography , to develop a computerized geographic information system
that would be used by the County in looking at impacts of particular
projects on a countywide scale . Ms . Beeners stated that the County
Board of Representatives is currently considering more intense review
by the County of local projects as they might have impacts on the
larger area . Ms . Beeners mentioned the Cornell land use planning
effort that is in progress , and noted that Cornell has hired
consultants to look , especially , at the Eastern campus , which
includes all of East Ithaca . Ms . Beeners stated that Cornell has
invited members of different neighborhoods , as well as members from
different governmental agencies for input . Ms . Beeners stated that
she regarded these efforts , as well as many others , as being quite
important at this time , with increased community attention to
Comprehensive Planning efforts . Ms . Beeners noted some of the 1988
Town ' sobjectives , such as updating the Comprehensive Plan , including
the Highway Master Plan , and Drainage Plan , adding that these items
are ongoing . Ms . Beeners noted that another objective was the need
to examine a new Zoning Ordinance . Ms . Beeners stated that one of
the elements of the Comprehensive Plan that the Planning Board has
been involved in is the Comprehensive Plan Statement which is
available tonight . Continuing , Ms . Beeners mentioned that another
objective on which much progress has been made was hiring new staff
in Planning , Zoning , Engineering , Building Inspection , and clerical .
Ms . Beeners commented that the Local SEQR Law has been updated to be
consistent with State revisions . Ms . Beeners stated that a lot of
these projects are integrated with the efforts that are going on at
the County , City , and Cornell . Ms . Beeners stated that the Town
Board had requested the Planning staff to prepare a Request for
Proposals to secure a consultant to assist the Town in evaluating all
the elements of the Comprehensive Plan . Ms . Beeners felt that
definite advantages to the proposal would be a very coordinated work
program under a consultant .
Chairman May noted that this was a Public Hearing and asked if
anyone from the public wished to speak to this issue .
Planning Board - 8 - August 2 , 1988
• Robert Cotts of 115 Northview Road spoke from the floor and
asked for a description of the material presented .
Ms . Beeners stated that there were two documents involved . Ms .
Beeners noted that Pages 1 - 11 represent a Preamble which is made to
set forth general statements of purpose and philosophy , similar to
other municipalities in this area , and added that Pages 12 - 36 is the
image projected in the Comprehensive Plan for the Town on 20 - 30 years
and is a general framework for master planning .
Karl Niklas of 1005 Danby Road spoke from the floor and stated
that it seemed to him that the document was a multi authored
document . Ms . Beeners responded that parts of the document do
contain material from the prior Town Planner . Mr . Niklas wondered if
the document was a committee mentality , rather than single , with Ms .
Beeners answering , yes .
Doria Higgins of 2 Hillcrest Drive spoke from the floor and
expressed a concern as to why the document was not made available
before the Public Hearing ,
Pat Leary of 316 Highland Road spoke from the floor and
suggested that the June 13 , 1988 Town Board resolution authorizing
the Town Planner to prepare a Request for Proposals should be
included in the Chronology .
• Celia Bowers of 1406 Trumansburg Road spoke from the floor and
stated that she was upset about not receiving a copy of the
Comprehensive . Plan Statement before the meeting .
Ed Cobb of 1005 Danby Road spoke from the floor and stated that
he felt the South Hill section does not address Ithaca College and
its expansion , adding that there is a multiple residence zone near
the College . Mr . Cobb mentioned the enrollment impact of Cornell
University and Ithaca College ,
Tom Darling of 111 Pine View Terrace spoke from the floor and
wondered about the percentage of rental units versus single family ,
owner - occupied homes . George Frantz , Assistant Town Planner , stated
that he would not even attempt to make any distinction between rental
and single family homes , as it is not something that is feasible , and
added that all that was being dealt with in his presentation was the
number of non - student residential dwelling units , noting , the
dwellings can be single family , two - family , or rental units . Mr .
Frantz offered that there was really no way , without further detailed
study , he could project how many of those units would be rental units
versus owner - occupied . Mr . Darling wondered how the Town Board would
propose to deal with student housing units in residential
neighborhoods . Chairman May responded that that would be handled
through the Zoning Ordinance . Mr . Darling asked about violators ,
with Chairman May responding that the Code Enforcement Officer is
responsible for any violations . Ms . Beeners mentioned the specific
strategic implementation relating to the need :for rental versus
owner - occupied , and how specific land use regulations can approach
Planning Board - 9 - August 2 , 1988
and solve those and other problems , noting that that is really not
the purpose of the present Comprehensive Plan Statement . Ms . Beeners
stated that the document is meant to be general , and referred to
Number 6 , Page 5 , of the Comprehensive Plan Statement . [ Town of
Ithaca Comprehensive Plan Statement attached hereto as Exhibit 3 . 1
Mr . Darling wondered about owner - occupied versus rental . Attorney
Barney responded that , in a community that is made up of a large
percentage of people involved in the educational industry , which
traditionally has long - term sabbatics , or leaves of that nature ,
noting that when the Ordinance was revised in 1968 there was a fair
tug about whether there should be an opportunity for people to rent
their houses , particularly people taking leaves of absence for the
year or six months . Attorney Barney stated that that went into the
existing Ordinance , and indeed , at that time was quite a bit more
expansive than it is now , because at that time one could rent to up
to seven unrelated persons , which has been reduced to no more than
three in a house . Attorney Barney commented that Mr . Darling ' s
concern of owner - occupied versus rental should be looked into. ,
adding , there is a question as to whether it is a legal basis on
which one could regulate density by stating it must be
owner - occupied . Attorney Barney noted this was done in a couple of
areas of the Town , but it was done , basically , through voluntary deed
restrictions by the developer , for example , Commonland has a limit on
the number of years that renting can occur .
Joe Jeraci of 112 Ridgecrest Road spoke from the floor and
expressed his thanks for the meeting being held tonight concerning
the Comprehensive Plan Statement , Mr . Jeraci wondered if it would be
in order to forward questions and comments regarding the draft to
Town Hall , Chairman May answered that any comments or questions be
sent to the Planning Department at Town Hall . Mr . Jeraci wondered if
most of the building permits [ 45 % ] issued for South Hill were for
clustered and high density units . Mr . Jeraci asked if South Hill and
West Hill would experience a substantial increase in high density
areas . Mr . Frantz , Assistant Town Planner , responded that perhaps
there would be an increase in cluster development , not high density ,
since the clustered development appears to be denser , but in reality
it is not , because it follows the same R- 30 or R- 15 zoning density
requirements . Mr . Frantz stated that clustering is a much newer
concept in planning than a single family home in a traditionally
platted subdivision . Mr . Frantz noted that , recently , clustered
subdivisions are not being emphasized , adding that traditional
subdivisions are being proposed , and being constructed on South Hill ,
East Hill , and West Hill , Mr . Frantz stated that when he reviewed
the building permit issuances for the purpose of this evening ' s
presentation , he simply looked for the number of dwelling units , and
did not note what percentage of that was cluster , versus the
traditional single family home . Ms . Beeners offered that the Town
has the information , but it has not been analyzed yet . Ms . Beeners
commented that , at the present time , there seems to be a trend toward
large single family lots , and somewhat of a leveling off of the
• attached unit , adding that she felt that was fine in some respects ,
but that the current single family trend also imposes some real
challenges , as far as trying to keep housing affordable , adding that
Planning Board - IO - August 2 , 1988
• there was quite a mix at the present time . Mr . Darling wondered
about the process of development . Ms . Beeners answered that all the
available resources were utilized when a project was presented ,
including looking at it in the context of other projects in the area ,
and making recommendations to the Boards .
John Whitcomb of 233 Troy Road spoke from the floor and stated
that he appreciated the amount of effort that has gone into the
preparation of tonight ' s presentation . Mr . Whitcomb commented that
he had a concern with the lack of time that the public had to review
the Comprehensive Plan Statement . Mr . Whitcomb asked what the
timetable was for adoption of the Plan . Chairman May responded that
there was no question that there would certainly be more meetings
scheduled . Mr . Whitcomb expressed a concern with the Statement of
Philosophy , which he felt was far too general . Mr . Whitcomb also
expressed a concern with the statistics that were being used to make
the projections . Mr . Whitcomb commented that he thought Mr . Frantz
quoted a study from the Chamber of Commerce , which indicated that
there would be a 900 unit shortfall between now and 1990 . Mr . Frantz
responded that that study was from the City of Ithaca Planning and
Development Department , which was their study of the Ithaca housing
market which was completed in 1986 , and noted that the study was
based on population projections put out by the State of New York as a
co -operative effort between . the Department of Environmental
Conservation and New York State Department of Commerce , with input
from both the Tompkins County Planning Department and the Southern
Tier East Regional Planning and Development Board . Mr . Whitcomb
stated that he was concerned about the reliability of some of those
statistics . Mr . Whitcomb stated that it seemed to him that everyone
is reacting to statistics prepared by someone else , rather than
taking a pro - active stance as citizens of the Town of Ithaca . .Mr .
Whitcomb commented that the lack of planning is certainly evident on
East Hill , noting that a consultant planner would be hired , after all
these years , when there is only 5 % of available developable land
left . Mr . Frantz responded that that is for the 1300 acres owned by
Cornell University . Continuing , Mr . Whitcomb thanked Ms . Beeners for
being the first planning official to acknowledge the petition that
was presented to the Planning Board six weeks ago asking for a
moratorium until a Comprehensive Planning Development Plan can be
established . Mr . Frantz commented that population projections are
tentative , at best , but from a planning perspective felt it was more
pro -active than reactive , because it is better to look at this ,
perhaps , as a worst case scenario . Mr . Frantz stated that he
believed it better to plan for population growth in the Town , and be
prepared for it , even if it never happened , than to not prepare .
Ron Simpson of 112 Pine View Terrace spoke from the floor and
stated that as the student population increased , the noise level also
increased . Attorney Barney answered that the Town Board has directed
that a noise ordinance be prepared which is in the process of
completion . Mr . Simpson suggested that South Hill needs a
• neighborhood park , as he sees the land being swallowed up by
developers , and due to the topography , there is not a lot of level ,
dry land left . Mr . Simpson wondered if the Town had any tax
Planning Board - 11 - August 2 , 1988
incentives , e . g . , to give people a reason for :holding onto their
large tracts of land , rather than selling to developers to maximize
profit . Mr . Simpson stated that many communities have taken that
stance . At this time , Mr . Simpson referred to the Comprehensive Plan
Statement , Page 5 , Number 6 , Paragraph 2 . Mr . Simpson asked what the
innovative land use mechanisms were that are being considered to
alleviate the pressure . Ms . Beeners responded that some of them are
in place , such as cluster , restriction of unrelated persons in
cluster , site plan review , park and open space and other plans , and
also amending the Zoning Ordinance regarding a family definition .
Ms . Beeners stated that there are many mechanisms which could be
z _ employed , and suggested amendments to the Zoning Ordinance and
Subdivision Regulations so that there would be further increased Site
Plan Review with development . Ms . Beeners stated that the purpose of
the Statements of Philosophy is to have it recognized that there is
commitment to that . Ms . Beeners stated that the scond step would be
for the actual decie
sions to come from the Planning Board and Town
Board , as to what specific implementation mechanisms should be in
place . Mr . Simpson also suggested that the Town of Ithaca work much
more closely with Cornell and Ithaca College to give them an
incentive to build more student housing , if in fact , there is a
continuation of increased enrollment .
Rosalind Grippi of 423 E . Seneca Street spoke from the floor and
stated that she had read the 1959 Comprehensive Plan prepared by the
Greater Ithaca Association , and they stressed the input of the public
in any Comprehensive Plan , even going so far as to say " no
Comprehensive Plan can succeed without the public support " . Ms .
Grippi felt that there should be adequate public input into the
Comprehensive Plan , adding that she thought one public hearing would
not be adequate . Ms . Grippi felt that a series of meetings organized
around specific topics , or specific regions would be in order . Ms .
Grippi also stressed that the 1959 Comprehensive Plan stated that
" quiet acquiescence is not the support of the people , that the
support of the people must be active " . Ms . Grippi mentioned the
height of buildings , and wondered if the height of buildings would be
increased to 34 feet . Chairman May responded that it is not an
increase . Ms . Grippi referred to the Comprehensive Plan Statement ,
Page 24 , Housing , where there is a reference to mobile homes ,
including on West Hill , Ms . Grippi asked if mobile homes were
included in R - 15 and R - 30 zones . Chairman May answered , no , with Ms .
Grippi stating that that would entail rezoning . Ms . Grippi felt it
would be very nice if some provision were made for persons of low and
moderate income , other than mobile . homes . Continuing , Ms . Grippi
referred to Page 22 , Utilities , Paragraph 2 , which states .* " These
improvements , coupled with the construction of a new Fire Station on
Trumansburg Road , will bring the quality of life on West Hill to the
same standard enjoyed by the Townspeople on East Hill " . Ms . Grippi
stated that she felt that the people on West Hill really feel that
they have something on West Hill , and they do not necessarily aspire
to the qualities of East Hill ,
Milton Zaitlin of 111 Northview Road spoke from the floor and
stated that he felt there was some waffle language in the document
Planning Board - 12 - August 2 , 1988
that really does not commit the Town to what is intended . Mr .
Zaitlin referred to the Comprehensive Plan Statement , Page 18 , where
there are statements made relating to preservation of forest lands ,
and creek watersheds . Chairman May responded that it should be
understood that this particular document is a guideline .
Peter Hillman of 370 Stone Quarry Road spoke from the floor and
stated that he has been a resident of the Town of Ithaca since 1975 .
Mr . Hillman commented on the fact of trying to reflect on a document
in such short notice . Mr . Hillman stated that he felt the whole
thrust of the document is flawed in population projections . Mr .
- = Hillman said that he did not dispute the fact that more jobs would
become available within the Town of Ithaca , but felt that the flaw
was that all of those people who have jobs would have to reside in
the Town of Ithaca . Chairman May responded that it should be
understood that the projections are not just based on jobs , they are
State of New York projections , and compiled by several groups .
Dooley Kiefer of 629 Highland Road spoke from the floor and
commented on the short notice of availability concerning the
document . Ms . Kiefer stated that she had the benefit of securing an
earlier version of the Preamble , and added that she was amazed at how
certain sections have been expanded . Ms . Kiefer noted that she would
second the opinion regarding the fact that the document was not
marked DRAFT , which she felt should be so noted . Ms . Kiefer
mentioned population projections and felt that it was possible for a
municipality to determine its own rate of development , commenting
that she felt this was missing from the Statement of Philosophy . Ms .
Kiefer stated that it sounded to her as if everything was being
accepted as it came along , and not trying to determine the future .
Ms . Kiefer stated that the Town Planner gave the impression that a
Master Plan is a possible thing for the Town to have . Ms . Kiefer
remarked that she found the terminology in the document difficult .
Ms . Kiefer referred to Page 1 , Definition and Statement of Purpose .
Ms . Kiefer commented that , in her opinion , the first sentence is not
a very meaningful sentence , as all it says is - the plan is something
used in planning . At this point , Ms . Kiefer referred to Page 2 ,
Introduction . Ms . Kiefer stated that she found the first sentence
embarrassing , and suggested that it be stricken from the document .
Ms . Kiefer remarked that she did not like to see the Town putting
themselves above the rest of the County . Ms . Kiefer noted that in
the same paragraph it states that the Town is strongly influenced by
the independent living styles of its agricultural neighbors , but it
does not say there are agricultural people within the Town , noting
that she felt the sentence should say agricultural neighbors both in
and on the outer periphery . Ms . Kiefer referred to .Page 3 , where the
Town ' s relation to the Village of Cayuga Heights is mentioned . Ms .
Kiefer offered that she felt it would be reasonable to state that the
Town of Ithaca includes the independent Village of Cayuga Heights ,
which has its own zoning , and provides most of its own services . Ms .
Kiefer stated that she felt the relationship between the Town and
• Village governments should be mentioned more in the document . Ms .
Kiefer noted that there was no mention of the school district , which
is in the Town , commenting that she thought that was a reasonable
Planning Board - 13 - August 2 , 1988
thing to include . Ms . Keifer mentioned morals being promoted in
planning documents , and noted that she would like to find out which
planning documents promote morals . Ms . Keifer stated that she felt
safety should be reflected in staff , particularly since there is a
connection with the City of Ithaca Fire Districts , Ms . Keifer
commented that she did appreciate one of the enumerated items that
states " the Town will respect the interests of neighborhoods and
neighboring municipalities " . Ms . Keifer , referring to the section on
The need for a full range of housing , noted that said section was one
of the sections that was expanded between the May draft and the
present draft . Continuing , Ms . Keifer felt that in enumerating the
housing types that are to be provided for a balanced range of levels
and needs , retirement homes and other group homes should be included ,
as well as one - family , two - family , multiple family , and mobile homes .
Ms . Keifer remarked that industrial sites being developed were
mentioned in the document , and noted that specific areas should be
stated . Ms . Keifer noted that new commercial areas in neighborhoods
were mentioned , and that they will develop , adding that she thought
it might be better to say that they may develop . Ms . Keifer referred
to Page 6 , Number 7 , and suggested that it would be appropriate to
add language that states it should also be tested against whether the
residents intended to be served have requested and support such
services . Ms . Keifer stated that she seconds the comment about the
language that talks about preserving open space , adding that she felt
it should state that conservation of open space , and protection of
• desirable or unique natural features . At this point , Ms . Keifer
referred to Page 9 , Number 14 , and felt that the language was rather
funny where it states that the Town recognizes the extent of public
involvement in the solution of traffic problems , wondering if it
meant that the Town seeks public involvement in the solution . Ms .
Keifer stated that she had found no policy statement about having the
Town planning staff aid developers , or having the Planning Board
expedite review , noting that she thought it was perfectly appropriate
to have planning staff work with developers , and felt it would be in
order to add that as a policy for the Town . Ms . Keifer stated that
she felt it was bad that residents feel the Planning Board exhibits a
need to put projects on fast tracks , and act on them quickly . In
conclusion , Ms . Keifer stated that she looks forward to reading the
newest version of the document and commenting further .
Laura Marks of 302 East King Road spoke from the floor and
stated that she was pleased to hear that Ms . Beeners and Mr . Frantz
have a backgound in environmental studies , because one of the things
that attracted her to the Ithaca area was the greenery and fresh air .
Ms . Marks stated that she felt very strongly about preserving the
green areas of Ithaca , and added that she felt very resentful when
the Town accepts lands from developers to be used for a park , and
which as a taxpayer , will have to pay to have the land maintained ,
commenting that sometimes the land for open space is not usable for
recreation . Ms . Marks reiterated on the Town Board ' s ability to say
no to developers , and felt that the residents have a need to feel
• that their voices are being listened to . Ms . Marks commented that
she would like to feel that the Town government is representing the
people . Ms . Marks felt that the planning consultant , which the Town
Planning Board - 14 - August 2 , 1988
• will be hiring , should be someone from out of town , and has no
connection with the development in Ithaca .
At this point , Chairman May stated that a tremendous amount of
information had been received at tonight ' s meeting .
Virginia Langhans mentioned the fact that the public had stated
they did not have a chance to read the document , so certainly there
would be more meetings , and adding that , perhaps the next meeting
there would be some input from a consultant planner .
Karl Niklas of 1005 Danby Road spoke from the floor and
commented that , in his opinion , there has been a lot of criticism ,
and felt it was unfair to put the Town Planner , and the Town
Assistant Planner on the mark for this , because this document is the
result of a long history , produced by a number of people , under
different circumstances , and in a Town that has had different
pressures and different perceptions . Continuing , Mr . Niklas offered
that one way to resolve a . lot of these difficulties is to fulfill , at
least the spirit of the recommendation made , or the resolution made
by the Town Board , that a consultant is hired , so that the Town
Planner and Assistant Town Planner are relieved of some of their
workload , adding , everyone should recognize and agree that the
workload is excessive . Mr . Niklas stated that he would like to see
the present document , or at least much of it , retired , until a
• consultant has a chance to go through that extensively , to create a
Comprehensive Plan that reflects where Ithaca is now , what the
pressures are now , and what its public perceives as being in Ithaca ' s
best interest .
At this time , Attorney Barney recommended that tonight ' s Public
meeting be closed , and then readvertised in the newspaper for another
meeting .
There being no further discussion from the Board , Chairman May
asked if anyone cared to make a motion .
MOTION by Robert Miller , seconded by William Lesser :
RESOLVED , by the Town of Ithaca Planning Board , that the Public
Hearing in the matter of the Presentation of Draft Comprehensive Plan
Statement , be and hereby is adjourned until such time as further
information is provided .
There being no further discussion , the Chair called for a vote .
Aye - May , Grigorov , Langhans , Miller , Kenerson , Klein , Lesser .
Nay - None .
The MOTION was declared to be carried unanimously .
• Chairman May declared the Public Hearing in the matter of the
Presentation of Draft Comprehensive Plan Statement duly adjourned at
10 : 30 p . m .
Planning Board - 15 - August 2 , 1988
• APPROVAL OF MINUTES - July 5 , 1988
MOTION BY Mrs . Virginia Langhans , seconded by Dr . William
Lesser :
RESOLVED , that the Minutes of the Town of Ithaca Planning Board
Meeting of July 5 , 1988 , be and hereby are approved with the
following correction :
1 . That , on Page 18 , the vote recorded with respect to amending the
Town of Ithaca Zoning Ordinance to clarify various definitions
and provisions be changed to indicate that Mrs . Langhans voted
nay , not aye , and that the Motion be shown to be carried .
There being no further discussion , the Chair called for a vote .
Aye - May , Grigorov , Langhans , Miller , Kenerson , Klein , Lesser .
Nay - None .
The MOTION was declared to be carried unanimously .
ADJOURNMENT
Upon Motion , Chairman May declared the August 2 , 1988 , meeting
of the Town of Ithaca Planning Board duly adjourned at 10 : 45 p . m .
• Respectfully submitted ,
Mary Bryant , Recording Secretary ,
Nancy M . Fuller , Secretary ,
Town of Ithaca Planning Board .
CHRONOLOGY OF POLICY DECISIONS
ESTABLISHING AND SUPPORTING
COMPREHENSIVE PLANNING PROCESS
TOWN OF ITHACA
1 . The first Zoning Ordinance was presented to the voters in
1937 and was defeated .
2 . 1948 - 1950 - - Early water and sewer extension commenced
partly in response to pressure for annexation of adjoining
lands to the City .
3 . October 25 , 1954 - - Town of Ithaca Zoning Ordinance became
effective . Zoning Board of Appeals created .
4 . August 4 , 1955 - - Town Board created the first Planning
Board consisting of five members .
5 . October 6 , 1955 - - Town Board authorized and empowered the
Planning Board to approve plats showing new streets or
highways and to exercise all other powers delegated to it by
the provisions of Article IX of the Town of Ithaca Zoning
Ordinance , or which may be delegated . to it by resolution of
the Town Board , pursuant to Sections 274 and 276 of the Town
Law ,
6 . November 3 , 1955 - - Town Board empowered the Planning Board
at the time of the approval of a plat either to confirm the
Zoning Regulations of the land so platted as shown on the
official zoning maps of the Town , or to make any reasonable
change therein , upon following the procedure required by
Section 281 of the Town Law [ Cluster ] .
7 . March 24 , 1956 - - Subdivision Regulations adopted by the
Planning Board and approved by the Town Board ,
8 . August 1 , 1956 - - Town Board authorized and empowered the
Planning Board to pass and approve the development of plats
already filed in the Office of the County Clerk if such
plats are entirely or partially undeveloped , pursuant to
Section 276 of the Town Law [ Site Plan Approval ] ,
9 . April 2 , 1959 - - Town Board authorized and empowered the
Planning Board to approve plats showing lots , block or
sites , with or without streets or highways as authorized by
Section 276 of the Town Law .
10 . 1960 - - Town Board adopted New York State Building Code .
EXHIBIT 1
Major Decisions Comprehensive Planning ( cont . ) - 2 -
11 . April 21 , 1960 - - Revised Zoning Ordinance , printed as of
November 21 , 1960 .
12 . July 1960 - - Ordinance Regulating Unsafe Buildings and
Collapsed Structures in the Town of Ithaca .
13 . September 1961 - - Town of Ithaca Traffic Ordinance enacted .
14 . September 16 , 1963 - - Amended Zoning Ordinance printed .
Section 46 - a appears specifically in re Site Plan Approval
by Planning Board .
15 . May 13 , 1966 - - Amended Zoning Ordinance printed .
- 16 . February 12 , 1968 - - Zoning Ordinance re - adopted , amended ,
and revised , effective February 26 , 1968 .
17 . October 4 , 1968 - - Highway Master Plan adopted by the Town
Board , having been prepared by the Planning Board July 30 ,
1956 , revised November 28 , 1967 , and October 4 , 1968 , and
officially filed in the Office of the Tompkins County Clerk
on March 6 , 1969 , in Drawer I .
18 . May 1970 - - Definition of Family and Occupancy Regulations
amended .
19 . Local Law # 2 - 1970 - - Establishing standards of conduct for
officers and employees of the Town of Ithaca .
20 . 1971 - - Dissolution of all 29 Water and Sewer Districts and
formation of Town of Ithaca Townwide Water District and
Townwide Sewer District .
21 . 1972 - - Sign Ordinance adopted .
22 . May 1974 - - First Town of Ithaca Engineer in place .
23 . August 1974 - - Revised Zoning Ordinance presented to Town
Board by the Planning Board .
24 . 1975 - - Town of Ithaca Comprehensive Park and Open Space
Plan adopted .
25 . May 12 , 1975 - - Zoning Ordinance amended to included Special
Flood Hazard Districts .
26 . Local Law 1 . . 1 - 1976 - - Dog Control Law enacted .
27 . July 13 , 1976 - - Bolton Point Water Treatment Plant went on
line .
• 28 . Local Law No . 2 - 1976 Providing for the institution ,
administration , regulation , . - and collection of water rates
EIIBIT 1
Major Decisions Comprehensive Planning ( cont . ) - 3 -
• and other charges relating to Water Service ( Bolton Point
Water ] .
29 . Local Law # 3 - 1976 - - Providing for the protection ,
preservation , and conservation of freshwater wetlands in the
Town of Ithaca .
30 . 1976 - - Revised Zoning Ordinance before the Town Board .
31 . March 31 , 1977 - - Environmental Review Regulations adopted
by Resolution of Town Board providing for local review .
32 . 1978 - - First Town of Ithaca Planner in place ..
33 . Local Law # 3 - 1978 - - Town of Ithaca Electrical Code
enacted .
34 . Local Law # 3 - 1979 - - Cross Connection Control regulations
enacted to safeguard potable water supplies .
35 . Local Law # 4 - 1979 -- Local Law Regulating the Maintenance
of Real Property in the Town of Ithaca .
36 . Local Law # 1 - 1980 - - Establishing and regulating the use
of Town Bikeways .
37 . Local Law # 2 - 1980 - Prohibiting through traffic of
trucks , commercial vehicles , tractors , tractor - trailer
combinations and trucks in excess of five tons in certain
areas of Forest Home .
38 . Local Law # 3 - 1980 - - New Environmental Review Regulations
adopted .
39 . August 11 , 1980 - - Local Law # 6 - 1980 - - New Town of Ithaca
Sign Law adopted .
40 . Local Law # 7 - 1980 - - Town of Ithaca Sewer Use Law enacted .
41 . Local Law # 1 - 1981 - - New York State Fire Code Adopted .
42 . 1981 - - Revised Zoning Ordinance .subject of Public Hearings
by the Town Board .
43 . September 1981 - - First Town of Ithaca Parks and Open Space
Planner in Place .
44 . Local Law # 1 - 1982 - - Town of Ithaca Park Use Law enacted .
45 . October 41 1982 - - Subdivision Regulations amended and
Planning Board authority reaffirmed .
46 . July 5 , 1983 - - New Subdivision Regulations adopted by the
Planning Board ; approved by the Town Board March 12 , 1984 .
EXHIBIT 1
Major Decisions Comprehensive Planning - ( cont . ) - 4 -
47 . Local Law # 1 - 1984 - - New Sewer Use Law enacted .
48 . 1984 - - Water Master Plan in place .
49 . Local Law # 2 - 1984 - - Amending the Zoning Ordinance by
adding to the list of permissible districts which may be
designated as Special Land Use District ( Limited Mixed Use ) ,
50 . 1984 - - Construction of Ithaca Area Wastewater Treatment
Plant commenced [ planning for same started up in 1980 ] .
51 . June 11 , 1984 - - Town of Ithaca Comprehensive Park and Open
Space Plan Update .
52 . Local Law # 2 - 1985 - - Providing for Site Plan Review of all
buildings and structures in Light Industrial and Industrial
Districts .
53 . Local Law # 5 - 1985 - - Relating to Flood Damage Protection .
54 . Local Law # 10 - 1985 - - Amended definition of " Family " and
dwelling .
55 . Local Law # 1 - 1986 - - Amendment to Zoning Ordinance in re
Satellite Dishes .
56 . Local Law # 2 - 1986 - - Amendment to Zoning Ordinance
establishing districts where mobile home parks may exist and
to establish regulations pertaining thereto .
57 . March 21 , 1986 - - Town of Ithaca Zoning Ordinance reprinted
reflecting all amendments to that date .
58 . Local Law # 9 - 1987 - - New Flood Damage Prevention Law
enacted to comply with Federal regulation changes .
59 . Local Law # 14 - 1987 - - New York State Uniform Fire
Prevention and Building Code adopted .
60 . April 11 , 1988 - - New Zoning Map adopted .
61 . Local Law # 5 - 1988 - - New Environmental Review Regulations .
62 . Local Law # 7 - 1988 - - Requiring Sprinkler Systems to be
instalINd in buildings .
63 . Summer 1988 - - New Ithaca Area Waste Water Treatment Plant
fully operational .
•
EXHIBIT 1
Major Decisions Comprehensive Planning ( cont . ) . 5 -
[ Many other major decisions affecting the Town of Ithaca
comprehensive plan of development and components thereof could
be added to the above listing . For example -
Water and Sewer Master Plan
Ten -Year Park Improvement Plan
Ten -Year Paving Plan
Five -Area Sewer Improvement
Three - Area Sewer Improvement
1984 Water and Sewer Improvement
1987 Water and Sewer Improvement
Creation of Lighting Districts
Creation of Fire Districts
Water and Sewer Benefit Formula
Creation of System of Committees of the Town Board
1959 General Plan for the Ithaca Urban Area
Area / Neighborhood Land Use Inventories
Fire Service Master Plan
Natural Resources Inventory
Drainage Master Plan
Wetland Designation Maps
Flood Plain Management Maps
Capital Improvement Program
Particularized Zoning Ordinance and Subdivision Regulations
Amendments .
Topography Maps
Soils Maps
NMF
• 7 / 27 / 88
EXHIBIT 1
Draft Addendum to Town of Ithaca Comprehensive Plan State -
ment
Population Growth And Residential Development : 1990 - 2010
Introduction
° Important to the planning process for any municipality are
answers to the following two questions :
1 ) What will the population of the municipality be at
a given point in the future ?
2 ) What will be the size of the average household in
the municipality at a given point in time ?
The answer to these questions can at best be tentative ones
and subject to assumptions regarding the municipality as
well as the region in which it is located . The following
assumptions were made regarding future population growth in
the Town of Ithaca :
01 ) Expansion of employment at Cornell University and
Ithaca College , the major employers in the Ithaca
area , will continue . Although student population
at these two institutions may level off at or
close to existing levels , the development of major
research centers at Cornell University will
generate several hundred new jobs and attract
additional in - migration to the Ithaca area .
2 ) Employment in manufacturing in the Ithaca area ,
after a decade of decline , has begun to expand in
the past year . The number of industrial jobs in
Tompkins County increased 8 % between May 1987 and
May 1988 , from 3 , 600 to 3 , 900 . This expansion can
be attributed to both increases in the workforce
of longstanding industries as well as the
establishment and growth of a number of high
technology enterprises . Growth in high technology
sectors has offset declining employment in older
industrial sectors . This growth is expected to
continue as research facilities at Cornell
University generate more high technology
spinoffs .
3: ) Limited undeveloped areas within the City of
Ithaca place constraints on its ability to absorb
additional residential development in the coming
decades . The proximity of much of the Town of
Ithaca to the major centers of employment in the
Ithaca area will continue to make it an attractive
place to live .
Exhibit 2
Population Growth
The Town of Ithaca has grown considerably in population
since 1950 , more than doubling the number of residents
living here . The Town ' s population grew by approximately
109 % , from 7 , 282 in 1950 to 16 , 022 in 1980 . It experienced
the largest absolute increase in growth of any municipality
- in Tompkins County .
Table 1
Population Growth : _ 1940 - 1950
1940 1950 1960 1970 1980
Town of Ithaca 3 , 821 71282 91072 151620 * 16 , 022
Cayuga Heights 651 13131 21788 31130 31170
Outside Village 31170 6 , 151 61284 12 , 490 * 12 , 852
Ssu=e . Southern Tier East Regional Planning and
Development Board
* The large increase in population between 1960 and
• 1970 is due in part to the move by Ithaca College from
downtown to South Hill .
The population of the Town has continued to grow since the
1980 Census and is expected to further increase in the
coming two decades . The Town growth rate for the period
from 1980 to 1990 is much greater than the growth between
1970 and 1980 . Both projections by New York State and Town
building permit records since 1980 indicate a population
increase of approximately 12 % from 1980 to 1990 . This is in
comparison to an increase of only 2 . 5 % - 3 . 0 % between 1970
and 1980 .
Table 2
Proj. ected_Population Inorgaae_ 1980 _2010
1980 1990 %Chge 2000 %Chge 2010 %Chge
16 , 022 17 , 900 11 . 7 . 20 , 250 13 . 1 % 21 , 850 7 . 9 %
Source : NYS Dept . of Environmental Conservation & NYS
Dept . of Commerce
• The above table shows the growth for the entire Town ,
including the Village of Cayuga Heights . Population growth
within the village is expected to be lower than in other
areas of the Town .
Exhibit 2
•
Table 3
.pomp o 5 it iom _of.G rowth 1980 __ Q Q
1980 2010 Change % Chge
Town of Ithaca 16 , 022 21 , 850 51828 36 . 3 %
Cayuga Heights 3 , 170 43150 980 30 . 9 %
Outside Village 12 , 852 17 , 700 41848 37 . 7 %
The number of building permits issued since 1980 in the
Town , including Cayuga Heights , supports the projected
population increase to 1990 . Since 1980 permits for 622
dwelling units have been issued in the Town outside Cayuga
Heights and 46 in the village ( excluding college dorms ) .
Based on an average household size of between 2 . 53 persons
( 1980 census ) and 2 . 26 ( 1990 projected household size based
on national trend . ) the 668 dwelling units built since 1980
represent between 1 , 500 and 1 , 700 new residents , of which
93 % would reside in the Town outside Cayuga Heights .
Current Town of Ithaca population is estimated at between
17 , 520 and 17 , 720 . Based on this estimate it can be expect -
ed that the Town ' s population in 1990 will exceed by a
slight margin the projected 17 , 900 persons .
The projected drop in median household. size in the Town
continues a trend which began in the 1950s . Median house -
hold size dropped 19 % from 3 . 12 persons per household to
2 . 53 persons between 1960 and 1980 . Nationwide the project -
ed reduction in average household is 10 . 7 % by 1990 . It is
assumed that household size in the Town of Ithaca will
parallel the national trend . Thus by 1990 the median
household size for the Town will be approximately 2 . 26
persons per household .
Residential Development
Reduction in household size has important implications in.
planning for future residential development in the Town . It
means that demand for housing will grow faster than popula -
tion growth . For instance if the projected 10 . 7 % decrease
in household size by 1990 materializes the projected Town
population of 17 , 900 persons will require approximately 775
more dwelling units than if household size remained at its
1980 level of 2 . 53 persons .
Whe following table shows the total number of dwelling units
which would be needed to accommodate the projected 1990 Town
population .
Exhibit 2
•
Table 4
1!.roJeod_Ho.using_Need , __ 1990
1980 1990 Projected Construction Diff .
Hshlds Hshlds Need 1980 -- May 1988
61144 71940 11796 781 925
Includes Cayuga Heights . Assumes household size of
2 . 26 persons per household for Town and 2 . 10 persons
per household for Village ; no growth in student
populations ; and vacancy rates for Town and Village
equal to 1980 rates of 2 . 62 % and 1 . 76 % respectively .
Sourc.� City of Ithaca Department of Planning &
Development .
It is important to note that the 925 new units are needed, to
maintain the existing very low dwelling unit vacancy rates .
To raise the local vacancy rates to the nationally accepted
norm of 5 % , which is desirable to ensure competitive rents
• and adequate maintenance of rental units , an additional 200
dwelling units would have to be constructed in the Town and
Village .
Currently within the Town ( excluding Cayuga Heights ) there
are approximately 270 lots available in subdivisions granted
final subdivision approval by the Town of Ithaca Planning
Board . In addition there are proposed or under review 8
subdivisions totaling approximately 580 single and two -
family lots and two apartment complexes with a combined
total of 216 units . Even if these residential developments
occur as proposed in the next year , however , the Town ' s
housing stock would still fall short of projected 1990
housing needs .
Beyond 1990 the Town of Ithaca will need a considerable
number of new dwelling units in should its population
increase as projected . The total number of new dwelling
units necessary between 1990 and 2010 for the areas of the
Town ouside Cayuga Heights is projected to range between
1 , 420 and 1 , 760 units . This range is based on three scena -
rios :
Scenario # 1 . Population increases as projected ,
median household size in the Town will
remain stable at 2 . 28 persons per household
between now and 2010 ;
Scenario # 2 . Population increases as projected ,
median household size will decrease at
one - half the projected rate for between 1980 and
Exhibit 2
1990 between now and 2010 , to 2 . 04 persons per
household :
Scenario # 3 Population increases as projected ,
median household size will decrease an
additional 10 % per decade , or at approximately the
same rate as the decade between 1980 and 1990
between now and 2010 , to 1 . 85 persons per
household .
Table 5
Erada.Qlad Dwe12jng_Un1:L.Ieest
Scenario - Additional Dwelling Units Needed
Persons /
Household 1990 - 2000 2000 - 2010 Total
# 1 - 2 . 28 878 548 11426
# 2 - 2 . 04 980 613 11593
# 3 - 1 . 85 11081 675 11756
New dwelling unit construction in the Town of Ithaca has for
the past two decades been focused in the East hill area of
the Town . It is expected however that residential develop -
ment will shift away from the East Hill area and to the
South Hill and West Hill areas of the Town . This is due to
the small amount of undeveloped residential land left on
East Hill : currently East Hill contains approximately five
percent of available undeveloped R - 9 , R - 15 , and R - 30 zoned
land in the Town . ( this figure excludes Cornell University
lands between Snyder Hill Road and Hanshaw Road which are
zoned R - 30 but devoted to a variety of university related.
uses . )
A shift in residential development from the East Hill area
has already beeen noted in Town subdivision approvals and
building permit issuances . South Hill and West Hill account
for 47 % and 10 % of approved subdivision lots respectively in
the Town today , while East Hill contains 43 % . Building
permits issued reflect a greater shift . Between 1980 and
December 1987 68 % of new dwelling units in the Town of
Ithaca were constructed in the East Hill , however during the
first half of 1988 the area accounted for only 27 % of new
' = dwelling unit construction .
Exhibit 2
Table 6
Builaing_Eminita : __Naw. walllnga-=_18Q.=1.laa-
Year E . Hill S . Hill W . Hill Total
1980 39 3 5 47
1981 15 7 5 27
1982 17 4 4 25
1983 53 17 5 75
1984 43 7 9 59
1985 61 19 7 87
1986 101 24 8 133
1987 _ 102 _51 _30 _ 183
Total 431 132 13 636
1988 * 20 33 22 75
January through June 1988 .
Does not include additional student housing constructed
by Cornell University or Ithaca College .
® South Hill and West Hill are expected to experience more
residential development in the coming years . Both areas
contain the bulk of R- 9 , R - 15 , R - 30 - zoned land in . the town
of Ithaca . Planning staff estimate that there are approxi -
mately 1600 acres of undeveloped R - 9 , R - 15 , and R - 30 - zoned
land on South Hill and 1900 acres of undeveloped R- 15 and
R - 30 - zoned land on West Hill . Together the two areas
comprise 95 % of land in those zoning classifications .
Table 7
Dev.Q QPahl.e aaldg�n IalLand
Amount of Available Land
R - 9 R - 15 R - 30
East Hill 0 170 11300 *
South Hill 75 150 17400
West Hill 0 600 1 , 300
Virtually all of the 1 , 300 acres of R - 30 zoned
land in the East Hill area are owned by Cornell
University and include the Cornell golf course ,
apple orchards , and a number of agricultural
research fields and pastures .
Exhibit 2
O
Using the existing Town of Ithaca zoning regulations plan -
ning staff has calculated the potential number of new
dwelling units possible in R - residential zones in the South
Hill and West Hill areas . These estimates take into account
a number of factors , including allocation of required road
right of ways and mandatory dedication of ten percent of the
gross lot area to public recreation and open space uses .
Such facilities normally require approximately 209 of the
gross acreage of any development . This estimate also
assumes that public water and sewer services are available
to the areas in question . In addition , it assumes that
12 . 5 % percent of new dwellings constructed would be two - fam -
ily dwellings as allowed for under the zoning regulations .
This percentage is based on the existing proportion of
two - family homes in the Town . Given the aforementioned
assumptions the following numbers of dwelling units are
possible :
Table 8
Doyonopme 1PotDill1
R - 9 R - 15 R - 30 Total
OWest Hill - - 11405 11600 3 , 005
South Hill 300 _1370 11810 2 , 480
Total 300 1 , 775 3 , 410 51485
Need For Commercial Services
As the West Hill and South Hill areas of the Town develop
they will require non - residential support services such as
parks and small scale commercial and professional services .
In order to prevent strip commercial development these acti -
vities be clustered in a " neighborhood shopping center "
facility . This sort of facility would house small specialty
and convenience - type stores , restaurants and professional
offices . Such commercial and community services should
maintain a small scale and with a neighborhood orientation ,
namely with a primary market area limited to a two to three
mile radius . Atypical establishment within such a shopping
center would have a floor area of between 2 , 000 and 4 , 000
square feet .
OThere are a number of methods for estimating the . amount of
land communities should devote to commercial land uses .
These are usually based on the population or the number of
households within a specified area .
Exhibit 2
0
The Urban Land Institute , in its COMMUNITY BUILDERS HAND -
BOOK , recommends that neighborhood - oriented shopping centers
contain about 6 square feet of commercial floor area per
resident . Stuart Chapin in URBAN LAND recommends that one
acre of commercial area be available for each 1 , 000 resi -o
dents . Under existing Town of Ithaca zoning regulations
requirements for parking , setbacks , landscaping and buffer
areas consume approximately 75 % of land within the average
- 4 - commercial development . Actual commercial floor area thus
makes up about 25 % of commercial acreage . The one acre per
1 , 000 residents thus equates to approximately 10 square feet
per resident .
O
O
Exhibit 2
TOWN OF ITHACA COMPREHENSIVE PLAN
STATEMENTS OF PURPOSE , PHILOSOPHY AND PLANNING GUIDELINES
Definition and Statement of Purpose
The Town of Ithaca Comprehensive Plan is the set of references
utilized by the Town government and the people of the Town in planning
for the future growth and development of the Town to assure adequate
facilities for housing , transportation , and utilities , for the
protection , comfort , convenience , public health , safety , and general
welfare of its population , with the long - term goal of promoting the
community ' s physical , social , and aesthetic environment , and
maintaining the character of the Ithaca area .
It is the intention of the Town of Ithaca , through the
implementation of the planning policies embodied in its comprehensive
plan , to provide current and future generations of its citizens a
well - balanced community offering the following :
1e a full range of housing ;
20 a variety of employment opportunities ;
39 commercial and industrial facilities consistent with the
needs of the Town and the Tompkins County area ;
4e educational institutions , health care , and day care of the
highest standards ,
5e optimal land use consistent with community needs and
protective of the environment .
The Comprehensive Plan includes the following . references :
A - Zoning Ordinance and Map
B - Subdivision Regulations
EXHIBIT 3
Town of Ithaca Comprehensive Plan Statement - 2 -
r,
C - NYS SEQR and Town Environmental Review Regulations
�\ D - Water and Sewer Master Plans
E - Official Highway Map
F - Park and Open Space Plan , Park and Bikeway Use Laws
G - Statements of Purpose , Philosophy , Planning Guidelines
H - General Land Use Plans
I - Fire Service Master Plan
J - Sign Law
K - Uniform Fire Prevention and Building Code
L - Unique Natural Resources Inventory
M - Drainage Master Plans
N - Wetland Designation Maps
0 - Flood Plain Designation Maps
P - Agricultural Districts Map
Q - Capital Improvement Program
' Introduction
By virtue of its geographic location , the Town of Ithaca will
continue to influence throughout the County the level of desirability
of Upstate New York living . The Town of Ithaca in many ways is an
extension of the more urban environment of the City of Ithaca while ,
at the same time , the Town is strongly . influenced by the independent
living styles of its agricultural neighbors on its outer periphery .
Notably , in three of the seven ' neighboring ' Towns there is no zoning
- - a reflection of the desire of the people for the minimum possible
in governmental service . On the other hand , the people in the City
have high expectations with respect to their view of an acceptable
EXHIBIT 3
Townlo:f ' Ithaca Comprehensive Plan Statement - 3 -
r
level of governmental service due to the pressures of urban living .
The Town of Ithaca wasounded in 1821 from a portion of the Town
of Ulysses . Until 1888 the. Town encompassed the Village of Ithaca .
I�
The strong natural ties with"', both Ulysses and the City of Ithaca have
continued to influence life in the Town . In the 167 years of its
existence the Town has evolved as a financially , educationally ,
- R
culturally , and operationally strong municipality . Its people have
actively participated in the establishment and modification of
planning doctrines that have consistently promoted the health , safety ,
morals , and general welfare of the community . It is anticipated that
this commitment and the recognition of the need for a small but
capable staff of administrative , planning , engineering , code
enforcement , and public works personnel will continue to enable the
opeople of the Town to meet the challenges that the dynamic Ithaca and
regional economy will bring in the decades ahead . Twenty years from
now the population of the Town may reach between 2. 2 , 000 and 25 , 000
people . With proper implementation of current planning policies there
will be less congestion in the streets , more safety from fire and
other dangers , adequate light , air , and open space , an avoidance of
overcrowding of land , and adequate transportation , water , sewerage ,
schools , parks , and other public improvements . A proper balance of
residential , commercial , industrial , and educational land uses will be
maintained .
Statements of Philosophy
The philosophy of government in the Town of Ithaca will continue
to be positively influenced by both rural and urban . forces and
interests , such that the Town will continue to be an increasingly
Town of •I,thaca Comprehensive Plan '1 Statement - 4 -
i
J
desirable place to live in a quiet , uncongested environment replete
with many natural and cultural ` '1amenities . The following specific
statements of philosophy are interwoven in the fibre of the Town ' s
planning decisions .
( 1 ) The Town of Ithaca recognizes its responsibility to be a
participant in the solution of local , regional and national needs
- z
including parks , highways , health care , child and elderly care ,
a_ military installations , educational and industrial research
facilities .
( 2 ) The Town of Ithaca recognizes the City of Ithaca as the County
Seat and the traditional center of commercial and business activities
in Tompkins County . The economic viability of the City is an
important influence on the land use policies of the Town , which sees
Othe City as the central business and cultural node for the Ithaca
area . A failure of the City to sustain a strong commercial and
business climate would clearly shift the need for such services by
Town residents to the Town .
( 3 ) In such areas as youth services , fire protection , and waste
disposal , where services are needed by the people of the general
community , irrespective of municipal jurisdiction , the Town government
will continue to seek to develop a joint relationship with its
neighboring governmental jurisdictions to provide such services where
shown to be cost- effective , provided that the interests of the people
of the Town are protected . Annexation opportunities of mutual benefit
to the Town of Ithaca and adjoining municipalities will be pursued to
enhance the delivery of service to the owners of property that may
Ostraddle municipal lines .
UGIT 3
Town of Ithaca Comprehensive Plan Statement - 5 -
( 4 ) The Town will continue to respect not only the interests of its
neighborhoods but also its neighbors , through government policy that
positively influences density of development , streets , drainage , and
recreational and conservation open space .
( 5 ) Town planning and land use policy will respect the protection and
rights of individual property owners and be sufficiently flexible to
respond to changes in community need . Resident input is encouraged
in the planning process at public hearings and other meetings .
( 6 ) The Town recognizes the need for a full range of housing
opportunities in the Ithaca area , and will seek further coordination
with the City of Ithaca , Cornell University , Ithaca College , and other.
agencies in the provision of such It is the intent of the Town to
provide housing types for a balanced range of economic levels and
Oneeds , and at a variety of densities , including one- family ,
two - family , multiple - family , and mobile home park residences , with
full consideration of the need to safeguard the quality of residential
life in the community while providing for the evolving needs of the
population . :
There is pressure on existing , established single - and two - family
neighborhoods as a result of demographic changes in these
neighborhoods and as a result of the educational institution
population with its need for rental housing , and the Town is committed
to the implementation of innovative land use mechanisms to alleviate
this pressure .
There are , in each Town neighborhood , established areas of
predominately large - lot , owner - occupied , single- family housing . It is
the intent of the Town of Ithaca to protect thje character of these
Town of Ithaca Comprehensive Plan Statement - 6 -
r
® long - established neighborhoods and to minimize land use conflicts that
may arise from incompatible combinations of high and low density
residential use . Through the Zoning Ordinance and Subdivision
Regulations , including through site plan and cluster housing
provisions , the Town will encourage buffer zones „ as to physical
separation , density , and use , adjacent to these areas .
The Town encourages the construction of affordable equity and
rental housing for persons of low or moderate income , and encourages
the provision of housing for . senior citizens , the handicapped , and the
developmentally disabled .
The Town recognizes that there may be a need to establish new
multiple residence and mobile home park districts to provide for a
balanced range of housing options . Consideration of such new
districts will take into account compatibility with adjacent
neighborhood character and permitted housing densitie's , the
availability of utilities , transportation facilities , and other
services , and the availability of alternative sites , as well as the
criteria set forth in Section78 of the Town of Ithaca Zoning
Ordinance .
( 7 ) it is recognized- that new neighborhood commercial areas of
different scales will develop in - existing or potential new Business
Districts . Any such areas will be fully considered for their
complementarity with the services and products provided by the
downtown Ithaca central business district and other commercial areas ,
for their suitability and service . to the local area population , and
their minimization of impact to adjacent areas . The Town shall
Oencourage the clustering of commercial development with other
5, 5
Town of Ithaca Comprehensive Plan Statement - 7 -
high - intensity land uses , such as multiple residence and office
development , and shall discourage strip commercial development . Small
neighborhood convenience commercial service will be encouraged to
serve immediate local neighborhood needs .
( 8 ) The status of industrial development in the City Industrial
Parks , at the Cornell Research Park , and on South Hill is an element
in the Town ' s comprehensive planning process during consideration of
the addition of light industrial and industrial zones . Until such
time as these industrial sites are developed , the Town will approach
requests for the zoning of additional land for industrial development
cautiously . New industrial development proposed for. the Town will be
evaluated for its complementary relationship with other industrial
sites , as well as for its compatibility with adjacent land uses .
OLight manufacturing , and research and development facilities are
encouraged to develop and diversify in the Town . Other industrial
operations , .. such as trucking facilities , may also be needed to enhance
regional accessibility for local industries .
( 9 ) The Town recognizes the importance of reinforcing and enhancing a
local agricultural economy . Efforts shall continue to maintain
significant areas of active agricultural land and to minimize
pressures for non-agricultural development . In any review of the
proposed non - farm development of active farmland , clustered
development , easements , deed restrictionsj; and the transfer of
development rights are among several mechanisms that may be considered
for agricultural land conservation . Commercial and industrial
activities related to agriculture and of benefit to the local
agricultural economy will be encouraged .
Town of Ithaca Comprehensive Plan Statement - 8 -
( 10 ) It is recognized that the diversity of Town geography poses both
constraints and opportunities with respect to development .
Conservation of open space , constructive use of the prevailing site
terrain , and efficiency of infrastructure are encouraged , Future
development will be encouraged to occur in areas accessible to
existing or planned public facilities and services while preserving
the integrity of existing residential areas , agricultural lands ,
natural areas , and open spaces . The reuse of existing physical
facilities for functions compatible with their surroundings is also
encouraged ,
( 11 ) In any land use decisions , the Town shall consider the effect of
a proposed development on the wide range of elements , features , and
needs of the local neighborhood as well as of the Town , The
protection of the natural environment is . a valid planning objective
which is balanced with economic and social considerations when land
use decisions are made .
( 12 ) Long - standing Town policies requiring developers to construct
water , sewer , roads , drainage improvements , and to provide open space
and other infrastructure needs , will be continued as an element of the
Comprehensive Plan and described further in the Town Capital
Improvement Program in order to control the costs of municipal
infrastructure and to provide for efficient land use ..
( 13 ) To provide for the preservation , conservation , and management of
open land and to provide for the most efficient use of infrastructure ,
clustered residential development is permitted pursuant to Town Law ,
Section 281 , and in the Town of Ithaca Subdivision Regulations .
In nonresidential development , the same objectives are
Town of Ithaca Comprehensive Plan Statement - 9 -
considered , and may also include considerations similar to those
described in Article XI , Section 51A and Article XIV , Section 78 of
the Zoning Ordinance .
( 14 ) Through the Subdivision Regulations and the Official Highway Map
the Town controls the location and design of new roads as development
occurs . The Town recognizes the extent of public involvement in the
solution of traffic problems as they may exist and as may accompany
continued _ growth , and seeks to minimize undue public costs . A
cooperative effort involving Tompkins County , the Town , and other
municipalities and . agencies must continue . The highway system must be
organized and developed so as to appropriately accommodate future
growth , otherwise , improper development patterns may result and public
safety may be impacted .
OThe review of all subdivisions and other site development plans
proposed to front on existing roads shall consider access to , and
through , properties located in between elements of the existing road
network , and the effect of the proposed development on area
circulation . Developers may be required to reserve such access even
in those cases where construction of the entire alignment may neither
be needed nor possible as a component of the specific development .
The Town may require reservation for arterial or primary roads as well
as for local streets and pedestrian / bicycle routes .
The use of public transit is encouraged . Developers of large
projects may be required to consider the effect of the project on the
transit network and to work with respective agencies in the provision
of service to the new development . Bus stops and shelters may be
Orequired .
EXHIBIT 3
Town of Ithaca Comprehensive Plan Statement - 10 -
The extension of an effective system of pedestrian and bicycle
routes between residential areas and commercial and employment centers
is necessary to decrease reliance on the automobile and promote public
safety and welfare .
( 15 ) Public water and sewer will ultimately be provided , pursuant to
the Water and Sewer Master Plan , in all areas where such service is
economical and consistent with a general plan of development , and
where capacity and circumstances permit . Water and sewer extensions
will primarily be constructed by developers . Where it is desirable to
serve property that is already developed , or to make general area
improvements for water quality and supply and for fire protection ,
there may be justification for Town expenditure .
( 16 ) Important natural resources will be conserved where possible as a
Opart of the environmental review process and through a variety of land
development controls including clustered development , open space
reservation in subdivisions , acquisition , conservation easements , and
transfer of development rights . The ongoing updating of the Town Park
and Open Space Plan shall be coordinated with the mapping of other
natural resources to guide developers in the planning of open space
conservation .
( 17 ) Property owners must be alert to the effects that any
significant change in the ground cover on their property may have on
downstream properties . Developers of such properties should be
prepared to provide storm water retention and carrying facilities of
sufficient capacity to prevent downstream flooding or erosion when the
upstream land has reached the fully -developed stage permitted under
Othe zoning designation in place at that time or assumed as the result
EMBIT 3
Town of Ithaca Comprehensive Plan Statement - 11 -
of area plans prepared by the Town . Other storm water management
® techniques , such as forestation and thereserva
p tion of mayor
drainageways , may also be required by the Town , in coordination with
drainage planning by other jurisdictions .
( 18 ) Comprehensive planning elements , including the Zoning Ordinance
and Map , open space , highways ., water and sewer master plans , shall be
updated continually with official review intended to occur not less
than biannually .
The Town of Ithaca , because of its topography , is comprised of
three areas , each with its own features , interests , and influencing
forces . These areas are West Hill , South Hill , and East Hill . Within
each area there are a number of neighborhoods , some more defined than
others , each with a commonality of interests . The following
Oguidelines provide both a reference to these unique features and a
statement of the parameters that will influence future land use
decisions .
O
MON 3
Town of Ithaca Comprehensive Plan Statement
- 12 -
SOUTH HILL
South Hill consists of the geographical area between Six Mile
Creek and the Cayuga Inlet extending from the City of Ithaca line to
the municipal boundaries of the Towns of Newfield , Danby and Dryden .
Major natural features include a portion of the Six Mile Creek ,
Buttermilk Creek , Lick Brook and Cayuga Inlet watersheds , and the
South Hill Swamp . Development is influenced by the siting of the
Ithaca College Campus , NCR , Morse Industrial , and the Therm
facilities .
The oldest established residential neighborhood is along
Pennsylvania and Kendall Avenues , the former Ithaca Land Company
tract . Other residential development , such as in the vicinity of
Northview Road , of Ridgecrest Road , and many other established
subdivisions , each has its own characteristics . Because Ithaca
o College is located on South Hill its dormitory population may also be
considered a residential neighborhood .
Planning Hypotheses
Housing
South . Hill offers the opportunity to provide for the full
range of housing needs for the next several generations . The
attractiveness of the area , as well as its proximity to Cornell ,
Ithaca College , and local industry , will foster modest growth
which , coupled with a similar desirability on West Hill , will
reduce the .pressure on remaining open lands on East Hill ,
1 . It is probable that there will be a need for low to moderate
income housing on South Hill . The suitability of such sites
Ofor development is heavily dependent upon the availability
Town of Ithaca Comprehensive Plan Statement - 13 -
of adequate water and sewer systems .
2 . It is probable that the 29 - acre ± multiple residence district
on Danby Road north of East King Road , the 30 . 56 - acre ±
multiple residence district on East King Road near
Ridgecrest Road , and the 17 . 9 - acre ± multiple residence
district west of the business district lands on Danby and
West King Roads will be developed within the next decade .
3 . The need for additional multi - family housing may be
identified in the longer run and may be a more likely use
for some of the lands zoned light industrial on Danby Road ,
unless suitable light industrial uses can be developed there
in a parklike manner . Moderate density cluster subdivisions
may be a more suitable use of .this land , if an integrated
Oroad network is provided and the delicate drainage , natural
features , and scenic view points in the area are afforded
maximum preservation through creative use of buffer ,
recreational , and conservation open space .
Commercial Areas
1 . A neighborhood shopping center is needed on South Hill .
Currently zoned business district lands at the intersection
of King Road and Danby Road provide the preferable location .
However , other suitable, clustered sites may be possible .
Generally , locations closer than one mile to the City would
compete with shopping areas on The Ithaca Commons as well as
cause possible traffic congestion in already developed
residential areas .
O2 . Limited mixed use districts , such as La Tourelle and the
Town of Ithaca Comprehensive Plan Statement - 14 -
Monkemeyer Plan at the intersection of East King and Danby
Roads , can take advantage of both neighborhood and regional
needs without stimulating unacceptable levels of regional
traffic , noise , or other elements which may be undesirable .
While specific locations for additional limited mixed use
zones cannot be predicted , in the longer term proposals of
comparable quality could complement the overall development
of South Hill including portions of the Town of Danby in
which the effective reuse of school facilities has taken
place . Such zones would likely have access to primary
roads , and would be subject to specific design and
development criteria depending on their use .
Industrial Development
South Hill contains the only significant number of
undeveloped industrial and light industrial sites in the Town .
The particular sites on Danby Road and off Route 13 / 34 along the
Cayuga Inlet are not likely to develop extensively in the next
decade because of the availability of sites in the City
Industrial Parks and the Cornell Research Park near the Airport
in the Village of Lansing , and because of probable high site
development costs . Proposals for industrial development on these
sites should be prepared on an integrated basis , similar to an
industrial park which may combine business and industrial
operations in a campus - like setting .
Drainage
On South Hill , the importance of drainage management and the
on - site retention of storm water has been recognized by the Town
EXHIBIT 3
Town of Ithaca Comprehensive Plan Statement - 15 -
® for many years as a critical requirement for major development
projects , also subject to review by other jurisdictions .
Retention areas exist , or are proposed to be constructed , at the
former Beacon Hills site ( Butterfield ) , Springwood , and at
several other locations .
Highways
Intermunicipal Needs
1 . Aurora Street Bypass
There is a need for a highway link between Danby Road
and the Elmira Road . One possible location under
consideration , offering utility , drainage , and
recreation trail opportunities , is the abandoned
railroad right of way west of Danby Road . An alternate
Oroute under investigation is a corridor extending from
West King Road to the vicinity of Sand Bank Road . The
Town and City should complete the official mapping and _
design of this bypass corridor , and should require
potential developers of involved properties to take its
footprint into account .
Safety Improvements
1 . Vertical realignment of the end of Stone Quarry Road at
the City line to improve visibility , in the design
stage as a joint City / Town project is needed .
2 . Realignment of the intersection of Burns Road and
Coddington Road is needed to improve this primary link
between South Hill and East Hill ,
3 . The elimination of . hairpin turns on Sand Bank Road and
MIBIT 3
Town of Ithaca Comprehensive Plan Statement - 16 -
® its widening to standard Town specifications represent
an increasingly urgent need .
New Streets
Area plans developed for South Hill shall recognize the
need to eliminate long deadend streets such as Pennsylvania
Avenue and Juniper Drive , as well as the need for an
efficient system of both local and primary roads . On South
Hill , topography and natural features limit the options for
new street alignments , thereby making it critical that
development not totally foreclose opportunity to provide the
road network adequate for potential future land use .
Natural Areas
South Hill is blessed with the wealth of the following
Onatural areas which shall be monitored carefully in relation to
all development .
1 . Lick Brook - - a prime candidate for official designation by
the Towns of Ithaca and Danby as a critical environmental
area .
2 . South Hill Swamp - - sufficiently administered by The
Plantations Committee of its owner , Cornell University .
Nonetheless , consideration should be given to the formation
of a larger South Hill upland conservation area , to include
forested areas owned. by Ithaca College and private
individuals . Conservation open space set aside by private
agencies has alrE "ady included reservations at the Deer Run
and at the ButterField sites , and the transfer of the 86 . 65
acre Eldridge Wilderness on Troy Road to The Nature
MUIT 3
Town of Ithaca Comprehensive Plan Statement - 17 -
Conservancy .
3 . Buttermilk Creek -- sufficiently administered as a State
Park . Adjacent areas , including Creek tributaries , shall be
carefully reviewed and monitored as development proposals
are planned .
4 . Six Mile Creek - - approximately 600 acres of privately held
developable land , mostly in large parcels , exists between
Coddington Road and Six Mile Creek . About 370 acres of this
land are located between the 545 - acre City Watershed
property and the abandoned D . L . & W . railroad right of way ,
which is the probable location of a future sanitary sewer to
serve the Coddington Road corridor up to Troy Road .
Part of the area on the creek side of the former
Orailroad right of way might be appropriate as recreational
land to serve the Ithaca area population ' s growing needs for
active recreational facilities such as soccer , softball ,
running , and cross - country skiing , as well as for passive
activities such as bird-watching and botanizing . Such
facilities would be linked by . already planned recreation
trails , including the South Hill Trail which is planned to
b2 . . v . loped on the railroad right of way itself , and and by
streets provided by the development above the railroad right
of way . In developing an integrated system of conservation
and recreational open space in this corridor , conservation
easements , clustered development , transfer of development
rights , and acquisition will be considered . The Town Park
and Open Space Plan of 1975 , as revised in 1977 and 1984 ,
WrIMIT 3
Town of Ithaca Comprehensive Plan Statement - 18 -
will be further developed in the planning of this important
open space resource . Some low density residential
development may be sensitively integrated with the
recreational development , for efficient use of the sanitary
sewer extension along the former railroad right of way .
5 . The band of forest on the westerly slope of South Hill
extending from the City line to Lick Brook should be
protected as a natural area to assure slope stability and
visual beauty . Development in this area should be limited
to the potential Aurora Street bypass , drainage , utility and
recreational trail alignment needs , all of which offer
opportunitites for coordination . The forest land at the
base of South Hill borders the Cayuga Inlet Flood Plain , It
Ois also isolated in part by the active railroad right of
way . Development opportunity in this area , is minimal . As
the State continues its planning of a trail through the
Flood Plain connecting Buttermilk Falls and Robert Treman
State Parks , spur trails will be considered by the Town .
6 . There are a number of major and minor streams and glens ,
which are either New York State Department of Environmental
Conservation protected or non - protected tributaries of Six
Mile Creek , Cayuga Inlet , and * Buttermilk Creek , and which
should be protected and considered for public or
conservation open space when site design and set - aside
regulations are discussed with developers .
7 . The Town has several neighborhood parks on South Hill ,
including , Northview West Park , the Coddington Road
Town of Ithaca Comprehensive Plan Statement - 19 -
Community Center Playfield , and recent subdivision
reservations on Troy , East King , and Compton Roads .
Consideration of further parkland or trail reservations is
made within the context of an integrated system of
multipurpose open space serving both recreational and
conservation needs .
Utilities
The water and sewer master plan in large part has been
implemented on South Hill . As the population increases ,
additional water storage will be required near the intersection
of East King Road and Troy . Road . The need for improved fire
protection along Coddington Road also suggests completion of the
water main interconnection between Coddington Road and East King
ORoad pressure zones and should be completed within the next five
years primarily by developers .
Sanitary sewer service along the remainder of Coddington
Road will be constructed by developers through connection to the
proposed railroad interceptor . However , some localized work to
serve already developed property on the upper side of Coddington
Road and East King Road may be justifiably a Town cost . It may
be desirable to plan for the sewering of Stone Quarry Road at the
same time .
The extension of public water and sewer to that portion of
South Hill between Buttermilk Creek and Cayuga Inlet is unlikely
to occur within the next twenty . years .
Fire Service
The combination of water extensions and the South Hill Fire
EXHIBIT 3
Town of Ithaca Comprehensive Plan Statement - 20 =
Station construction will bring about a several - fold improvement
in fire protection on South Hill . This improvement is expected
to be adequate for the next twenty years . The area without
public water may continue to be adequately served by the Danby
Fire Department tanker availability .
Agricultural District
The area on South Hill along Coddington Road which is
currently in the Tompkins County Agricultural. District is not
zoned by the Town as agricultural land nor is it actively
cultivated . While the need for the extensive development of this
land is not imminent , it is unlikely that agricultural land use
represents the best use of this land in the long run ; because of
the marginal ability of this land to support agriculture . The
Omaintenance of adequate open space . on these lands would be a
major consideration in the review of any potential development .
The large farms on West King Road are likely to remain active in
the foreseeable future .
Ithaca College
The Ithaca College Campus is a primary asset to the Ithaca
community . Its facilities and human resources establish and
bring to the community a level of quality that benefits the
entire region . While the Town Zoning Ordinance , SEQRA , and
Building Codes afford proper regulation of College physical
changes , it is imperative that Town and College officials
participate in campus planning activities on an ongoing basis
because of the potential impact of campus development on the
environment of the Town and the City with respect to storm water
IT 3
Town of Ithaca Comprehensive Plan Statement - 21 -
® runoff and traffic control , and on housing and utility service
needs .
O
MaM
T 3
Town of Ithaca Comprehensive Plan Statement - 22 -
WEST HILL
West Hill consists of the area between Cayuga Inlet and Cayuga
Lake , representing a semi - circle comprising about one -half of the land
area of the Town exclusive of the Village of Cayuga Heights . For
planning purposes , it is possible to consider West Hill as two
sub - areas , namely , the part of the Town north of Coy Glen and the part
south of Coy Glen . Major natural features . include a portion of the
Cayuga Inlet , Enfield Creek , Coy Glen , Williams Glen , Indian Creek ,
and Cayuga Lake . Development is influenced by the gorges and slopes
of these natural features , and by the siting of health , office , and
service related land uses at the Tompkins Community Hospital , the
Tompkins County Biggs Center , and the former Odd Fellows complex . The
several residential areas , including the Drew Subdivision , the Woolf
OLane area , the Dubois Road area , the . Bundy Road area and the
residences near Glenside Road and Five Mile Drive to name a few , each
has its own identity as a local neighborhood .
Planning Hypotheses
Utilities
The 1984 and 1988 extensions of public water and sewer by
the Town in response to petitions from the owners of
residentially developed properties will be a major factor in
bringing about balanced growth and effective land use , rather
than a narrow range of Town housing offered by single - family
homes on large lots with private water and septic systems .
These improvements , coupled with the construction of a new
Fire Station on Trumansburg Road , will bring the quality of life
on West Hill to the same standard enjoyed by the Townspeople on
Town of Ithaca Comprehensive Plan Statement - 23 -
East Hill . Additional storage capacity will be needed as the
area grows to enhance both domestic and fire flow and to permit
water extensions , as described in the Town Water Master Plan , to
the remaining areas not in County agricultural districts . The
construction , in 1988 , of public sewer on West Hill , including
service to properties along the Lake Shore , will improve the
condition of ground water and Lake water quality within the Town
and City .
The geographical location and water quality needs in the
Town of Ulysses and , in the larger view , the Town of Enfield , may
dictate the need to develop a West Shore Lake water supply ,
similar to Bolton Point , within the next twenty years .
In the Elmira Road area , there is an increasingly urgent
Oneed to extend public water and sewer throughout the area of the
Town in the Valley . A 1986 study by the Tompkins County Health
Department cites a large number of individual well water quality
and supply problems in the Valley .
The lack Jof fire protection is another major concern
, frequently expressed by Inlet Valley property owners , including
operators of mobile home parks , restaurants , and motels , during
the review of various proposals . Plans for these extensions are
expected to be completed in 1989 . Construction will permit a
proper balance of residential , commercial , and industrial
development along the Elmira Road corridor and combined
residential and agricultural uses along the Seven Mile Drive
corridor , while preserving the Valley flood plain and woodlands
and avoiding development pressure in those agricultural areas
q
Town of Ithaca Comprehensive Plan Statement - 24 -
uphill from the Valley corridor. .
The creation of a pressure zone above the Trumansburg Tank
as described in the Water Master Plan , if required , must be
financed in large part by developers to avoid development
pressure on active agricultural lands .
Housing
There is expected to be a need for additional multiple
. residence and mobile home park districts on West Hill to respond
to the full range of community needs , including units that are
affordable to persons of low and moderate income . New district
and site plan review should take into account compatibility with
adjacent neighborhood character and permitted housing densities ,
the availability of alternative . sites , access to existing and
Oplanned roads , and the adaptability of the site for the proposed
use . The development of such housing need not diminish the
amount of acreage available for active farming .
Employment Centers
The several institutional , health - related , governmental , and
educational facilities located at and near the Tompkins County
Biggs Center can be expected to influence a modest development of
support services which can be met by phased commercial
development of a scale appropriate to the needs of the West Hill
service area of the Town of Ithaca . The breadth of employment
opportunities , coupled with the natural features of West Hill ,
will , however , attract mostly residential growth in the area .
Such residential growth is expected to need the full range of
housing types .
EXHIBIT 3
Town of Ithaca Comprehensive Plan Statement - 25 .
Commercial Areas
The development of a West Hill neighborhood shopping center
close to existing employment centers is likely to occur within
the next decade . The Greater Ithaca Regional Plan suggested such
a facility at the intersection of Bundy Road and Route 96 . It
may be more appropriate to consider such commercial zoning within
1 , 000 feet of the intersection of Trumansburg Road and the Biggs
Center / Tompkins Community Hospital ( Dates Drive ) entrance , where
a traffic light was recently installed , and which is the general
location of the relocated Route 96 interchange „
There is also likely to be additional commercial development
along Elmira Road as the comparable area in the . .City becomes
completely developed . Such commercial operations may be in the
Oform of small -mall type facilities to provide local services and
support the cost of the development . The amount of acreage
available is limited by the Cayuga Inlet Flood Hazard Zone ,
Treman Park , and industrially zoned land .
Improvement of the north- south road network on West Hill
will reduce the need for additional commercially- zoned lands in
the Town due to improved access to the City . Agricultural type
commercial activities , such as farmers ' markets , should be
encouraged in the Town to reinforce and enhance the local
agricultural economy , and to complement existing West Hill
orchards , vineyards , farms , and garden businesses .
Industrial Development
The recent action to eliminate 70 acres of land from those
lands zoned industrial responded to the reality of land use
MIIT3IT 3
Town of Ithaca Comprehensive Plan Statement - 26 -
® potential along Five Mile Drive , but recognized the need to zone
additional land in the Town for industrial uses . The Elmira Road
area , with its access to State roads , is the best location for
clean , non - polluting industrial operations that should
complement , and not compete with , other area industrial growth .
With the provision of . adequate open space buffering from adjacent
and nearby residential areas , the Mancini property is an example
of land with potential for development as an industrial park .
Because of the potential for gravel extraction , part of the
land adjacent to Lick Brook is zoned industrial . Any such use
should be prohibited on the steep slopes near Lick Brook , other
uses should be subject to the most stringent of environmental
review , as would any action were Lick Brook officially designated
as a Critical Environmental . Area .
Drainage
The intent to preserve the broad band of active agricultural
lands on West Hill is an important element of the comprehensive
plan and the planning process involving the design of drainage
facilities on West Hill . At certain times of the year the
condition of those agricultural lands can be a major contributor
of storm water to facilities constructed in future development
downstream . While well -defined drainage swales and creeks exist
throughout West Hill , the steepness of slopes near the Lake
require such waterways to be checked for . capacity to prevent mud
slide problems even where the creek bottoms run on rock .
Developers are to be required to apply proper storm water
management features in the site plan preparation including , where
ZMBIT 3
Town of Ithaca Comprehensive Plan Statement - 27 -
necessary , retention facilities and conservation buffers within
their development .
Highways
Intermunicipal Needs
1 . The construction of the new Route 96 four - lane divided
highway is the most urgent need in the greater Ithaca
area . The footprint of the highway will have a most
profound influence on the use of the land through which
it passes because of its limited access design . Land
uphill , when developed primarily as moderate density
residential areas , will rely on access to Trumansburg
Road . Developers of the major parcels must coordinate
their site plan preparation . The new State highway
will afford the community the opportunity to relieve
the steep residential streets on West Hill from their
role as arterial highways . Enhancement of the
north - south highway network will come about in a more
effective pattern with the realization of the new State
highway . Such roadways must be constructed in part by
developers on alignments determined by the Town .
Should the City government vote against the State
plans , the Town will need to arrange for the design of
an alternative located totally within the Town , perhaps
- as a connection to Taughannock Boulevard .
2 . The construction of a connection between Elm Street and
Floral Avenue should be given further consideration as
0
a joint City / Town project in conjunction with further
Town of Ithaca Comprehensive Plan Statement - 28 -
development of the Southwest Industrial Park in the
City . Such a roadway will relieve pressure for the
addition of commercial areas along Mecklenburg Road and
Elm Street ,
3 . The planned State improvements of the Route 13 / Route 34
intersection near Treman Park will eliminate a
significant safety problem in the Town of Ithaca and
bring about a major improvement to the Park entrance .
4 . Other needed safety improvements include the
intersection of Seven Mile Drive with Route 13 , the
• intersection of Enfield Falls Road with Route 13 , and
the DuBois Road / Route 96 intersection which is
scheduled for construction in 1988 .
OWhile the Highway Master Plan is an effective element , it is
not possible to plan fully the alignment of all future streets ,
recreation trails , open spaces , and utility easements on West
Hill . Particular care will be required to prevent the loss of
the best alignment of such infrastructure needs . The owners of
the many large parcels are encouraged to work -together and with
the Town in the early stages of all development on their
property . Street alignments must respect the many unique natural
features ' of West Hill . With both proper and integrated planning
of infrastructure and conservation areas , an efficient road
network can be developed that will not diminish the value of West
Hill natural and agricultural areas .
Natural Areas
West Hill abounds with natural areas that must be protected .
Town of Ithaca Comprehensive Plan Statement - 29 -
Coy Glen and Treman Park ( Enfield Creek ) are two such areas
already recognized as such . The band of forest extending from
Ulysses to Cass Park on the steep slope above Route 89 must be
preserved except for the needed penetration of Route 96 , utility ,
and trail easements . While some low density development may be
considered in this area , it must respect the fragile aspects of
this wooded area and any developer should anticipate stringent
requirements for the preservation of open space within such
development . Pedestrian access under the new State highway will
be needed at several locations in the Town . Additional
connections utilizing remaining portions of the abandoned
railroad right of way and other links to open spaces should be
delineated in the site plans for development .
OWilliams Glen and Indian Creek are to be preserved as open
spaces and considered for conservation designation or dedication
to the Town as development proposals are considered .
Agriculture
Active agricultural land need not be pressured into
development . The Town policy with regard to the extension of
water and sewer and its support for Tompkins County Agricultural
Districts will continue to suppress such development pressure .
No significant changes in the boundaries of the Town
agriculturally - zoned districts should be permitted until such
time as those developable lands served with public water and
sewer have been developed .
EXHIBIT 3
Town of Ithaca Comprehensive Plan Statement - 30 .
EAST HILL
East Hill consists of the geographical area between Six Mile
Creek on the south and the Village of Lansing on the north and between
the City of Ithaca and the Town of Dryden from west to east .
Major natural features include portions of Six Mile Creek ,
Cascadilla Creek , and Fall Creek . Major natural :resources already
developed include the Arboretum and Beebe Lake .
Development is influenced by Cornell University and the
industrial / commercial areas in the Village of Lansing . Distinct
residential neighborhoods include Northeast Ithaca , Renwick Heights ,
Forest Home , and Eastern Heights . ' Smaller areas within these
neighborhoods have their own unique identities . Forest Home has a
special identity , with its historic character and proximity to Cornell
• University .
Planning Hypotheses
The development that has occurred over a thirty-year period on
East Hill is a result of planning policy originated in the initial
Town comprehensive planning effort . The attractiveness of the area ,
due in part to its topographic setting and its proximity to Cornell
University , will continue to result in additional residential
development . East Hill , more than any other area of the Town is , and
will continue to be , significantly influenced by development in
adjacent communities , particularly in the Village of ]Lansing .
Most of the remaining open lands on East Hill are held by Cornell
University . The extensive expansion of major academic buildings
occurring in the central campus in the City is not likely to happen in
the Town with the exception of the expansion of the College of
IIMUBIT 3
- -
Town of Ithaca Comprehensive Plan Statement - 31 -
Veterinary Medicine .
As collaborative research between university and industry
expands , there may be pressure to permit the development of industrial
sites in the Orchard area of the Town , similar to the Cornell Research
Park . Such consideration would be inappropriate unless those
undeveloped lands currently zoned industrial in the Town are shown to
be unsuited for these functions .
The development of other vacant Cornell lands „ such as east of
East Hill Plaza to Game Farm Road , should consider the need for an
efficient road system , and the preservation of the Cascadilla Creek
open space coridor
Housing
In the near term , the major addition of housing is likely to
be a Cornell graduate student housing project in the Mitchell
Street area , currently proposed in part as a replacement of
Cornell Quarters . In the longer term , some of the remaining
undeveloped lands on Maple Avenue and Ellis Hollow Road held by
Cornell and within a short walk from campus may be developed as
the University and the Town seek to further reduce pressure on
the conversion of single family homes to rental units in
established neighborhoods . The Town Zoning Ordinance and
condominium covenant restrictions on occupancy as provided for in
the Subdivision Regulations will continue to be effective in
preserving the range of housing available on East Hill .
Cornell , land bordering on the Hon ness Lane / Pine Tree
residences , if further developed , should provide adequate
. buffering for drainage and open space purposes . The Baker Lab
ti
EMIBIT 3
Town of Ithaca Comprehensive Plan Statement - 32 -
lands on Hungerford Hill are an important open space asset for
Snyder Hill residents .
The availability of mobile home parks in Varna and elsewhere
nearby , as well as the state of development on East Hill , may
preclude further consideration of this type of housing on East
Hill in the Town of Ithaca .
Commercial Areas
• - East Hill commercial service needs are met by the currently
designated areas at the intersection of Pine Tree Road / Ellis
Hollow Road /Mitchell Street and Judd Falls Road . With 43 per
cent of East Hill Plaza presently occupied by offices of Cornell
University , modest changes in occupancy of the current 32 - acre ±
commercial district may occur in response to market forces and
additional construction within the district may be appropriate .
Future need for additional commercial space is expected to
be met by the expansion of facilities in the Village of Lansing
and the extensive construction taking place in Collegetown in the -
City of Ithaca . However , the East Shore of the Lake offers a
unique opportunity to providespecial , water -related commercial
activities , consistent with the constraints of access brought
about by the proximity of the State highway to the Lake . At the
same time , the imminent availability of public sewer is expected
to result in the upgrading of some of the residential units . If
commercial development comparable in scale to home occupations ,
e . g . , crafts , are proposed , its compatibility with the current
4
variety of East Shore land uses may be realized .
•
0
Town of Ithaca Comprehensive Plan Statement - 33 -
Industrial Development
The small area on East Hill zoned light industrial is held
by Cornell University and utilized for central utility and print
shop purposes . The abandonment of the railroad reduces the
potential for use of this area for non - University industrial
development . The current uses are expected to be continued for
the long term because of the vital nature of the services and the
investment made in the Central Heating and Chilled Water Plants .
A portion of the Orchard is already developed by the University
for low impact functions which are quasi - industrial in nature ,
such as central warehousing and library storage . Should Cornell
seek major expansion of these facilities , they should be required
to submit a general plan of the entire area between Route 366 and
• Ellis Hollow Road .
Drainage
The recent improvements of Route 79 by the New York State
Department of Transportation have eliminated many major drainage
problems . Localized minor improvements and maintenance will
continually be needed , particularly in the flat areas of the
Northeast and along the Lake Shore . The conservation land
reservations made in cluster housing , and other development along
Slaterville Road and elsewhere on East Hill , for example , the
Black Oak Lane development , have mitigated additional runoff
impact to Six Mile Creek .
Highways
Safety Improvements
• There is an urgent need to construct a highway link
MME= 3
Town of Ithaca Comprehensive Plan Statement . - 34 -
between Route 79 and Route 13 , preferably as a bypass of the
Pine Tree Road / Judd Falls Road , Triphammer Road corridor ,
such as the alignment proposed in the Greater Ithaca
Regional Plan . In the interim , the connection between Ellis
Hollow Road and Route 366 should be constructed before the
end of the decade . It is likely that the results of the
Ithaca Area Transportation Study will enable the
participants to plan and locate the necessary road network
to - serve this area .
Other Safety Improvements
Park Lane - - The extension of Park Lane will afford
emergency vehicle access to the Eastern Heights area at two
points , the minimum necessary for the number of housing
• units located in the area .
New Streets
A network of new streets will be constructed in each of
the remaining large undeveloped areas , including a link
between Pleasant Grove Road and Warren Road to be
constructed by Cornell as a part of its traffic and
circulation plan . In addition , the extension of Kite Hill
Road to Tower Road will be completed by Cornell by
September , 1989 .
The existing East Ithaca trail system constructed by
the Town is an important circulation facility that should be
expanded . A collaborative effort among the various involved
jurisdictions should be undertaken to improve connections
• between East Hill Plaza , Cornell , and local neighborhoods .
EXHIBIT 3
Town of Ithaca Comprehensive Plan Statement - 35 -
s
Natural Areas
East Hill abounds with natural areas which must continue to
be protected . Six Mile Creek , Cascadilla Creek , and Fall Creek
are , fortunately , already protected because of ownership by the
City or Cornell . In recent years , the quality of public water
supplies in Six Mile Creek and Fall Creek have been improved
through the construction of public sewer in several populated
areas . A unified plan to provide creek bank stabilization should
be developed as a regionally sponsored program . While these
three watersheds qualify for designation as critical
environmental areas , the careful management by their owners , in
concert with the Town ' s open space policy , may assure proper
preservation of these areas without such Critical Environmental
Area designation .
The Cornell Plantations areas , including the Arboretum ,
Beebe Lake , and the various landscaped areas of the Cornell
campus , provide additional high quality natural areas available
to the public . Along the Cayuga Lake shore the proximity of
Stewart Parkin the City is a valuable resource available to Town
residents .
While the Cornell and Country Club Golf Courses are
important open spaces in the Town , it is not likely , in the long
term , that the Town can expect to enjoy the luxury of two such
facilities forever . If r-�sidential development of a portion of
one of the golf courses becomes necessary , proposals should be
required to include the retention of large open spaces for use by
the broader community , as - is the case with the current
EXHIBIT 3
. - - _ I. .. I . .. . . . , .._ .. ." . ...., " ,_.� r.. .. . . , .
e
' Town of Ithaca Comprehensive Plan Statement - 36 -
facilities .
Agriculture
It is fortunate that ma3or agricultural activities have been
retained in the East Hill area of the Town . Such commitment ,
part of planning for a multi - disciplinary campus , seems to have
been solidified by Cornell ' s decision to construct a new polo
arena on Pine Tree Road and by the planting of new stock at the
Cornell Orchard . Also , the importance of the Equine Research
Facility to the State is likely to assure the entrenchment of
this asset at its present location on Bluegrass Lane . Any
+� non - agricultural development of Cornell ' s agricultural lands
should include conservation , recreational , and buffer open space
near existing residential areas .
2 / 17 / 88
Rev . 5 / 27 / 88
Rev . 7 / 27 / 88
IIXHIBU 3
AFFIDAVIT OF PifILICAT10Ne'
THE ITHACA JOURNAL 'ac= -
1 1
Cl 1- �.J 1 . . .. . . . being duly s%*% orn deposes rLs0. w ;; z .
%,TOWN_ OF-ITHACh, PLANNING !
BOARD;<iNOTICE r,OF. PUBUCt
and szys , that he resides in Ithaca, County and state aforesaid and HEARING:tT()ESDAY. AUGUST,
2$' 1988 _H
� �+ "B "direction, ofahe Chairman
the be u _. _�C. w.1. .. _. ...... .. ... . ._. . _ .-of the Pladning Board, NOTICE
_._. . ... .. .. . . . . . .. . . ... . ... . . . . .... . . . . . ._ . ... VE
- "" IS HEREBY GI N, that d Public.
.. Hearing will , be held by the
of T)9z ITBaU ot'pNAL a ubbc nem a rimed and ub isbed Planning Board of the Town of1.
j P �P P � P P Ithaca on Tuesday,. August.2, , , ,
. 1988„ in . the `Emerson - Suites,
located in Phillips Hall; on'thel -
in Ithaca •aforesaid, and that a notice, cd %;1JLb the annexed is a - true Ithaca College Campus; ' Dan'{{{t .._;; -
following time and on the fol;i
cop}', u•as published in said paper !owing matter
7:30 P. M. Presentation of Drafij
n CoinsiJa.Plan
.•- - -
... .. .. .... .. . .. . _ Statement.
_
•r- • . ...__._.......__. .. Said Planning . Board will atl. . .
said times and said place heart . . .
all persons in support of ,suchr
.. . . . . . ...... . . .. .._ . . .. . ... ... . . . .. .. .. . . . . . . . . . . .. . . .. .... .... . ... .. — • • -• • ••-- •-•••-• ••• matters or objections thereto._., " -
Persons- may appear by agent
or person.
�, . . • '
mnd that the first publication of said' nO� . Ce 'was on the Jean H. Swartwoo
- �k
own ,C
11
Clay of . .. 19. . .3..Sd . July: 28; 1968 -
_ . _ J.L. P .A.- . . . ...... ....... .. :.
Su ^-'bed and sxrorn to before me , th:s ..... . ... .. . .. ... .... . .. .._.__._ .. day
. . ... . .... ... . . .... . . .. �9
. . . . . . . . . . . .. . . . . . . . . . . . . . . .. . ... . . . . . . .. . ... . .. . . . .. . . . .. . .. . . ... . . .... . .
Nota Public .
JEAN FORD
Notary Public, State of New York
No. 4654410
Qualified in Tompkins County
Commission expires May 31 , 19 . .