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HomeMy WebLinkAboutPB Minutes 1993-04-06Ell 0 TOWN OF ITHACA PLANNING BOARD COMPREHENSIVE PLAN - WEST HILL APRIL 6, 1993 FLED TOWN OF Date. �. The Town of Ithaca Planning Board met for the last of the special neighborhood meetings concerning the Comprehensive Plan on Tuesday, April 6, 1993, on West Hill in Room 101 at the Tompkins Community Hospital Annex, Ithaca, New York at 7:30 p.m. PRESENT: Chairperson Carolyn Grigorov, Robert Kenerson, Virginia Langhans, Herbert Finch, Dan Walker (Town Engineer), Floyd Forman (Town Planner), George Frantz (Assistant Town Planner), Ron Brand (Consultant, Stuart I. Brown, Associates). ALSO PRESENT: David Herrick, Frank Liguori, Thomas Neiderkorn, David Auble, Noel Desch, Elsie McMillan, John Babcock, Mrs. John Babcock, John Whitcomb, Myrtle Whitcomb, Shirley Raffensperger, Lois Levitan, John Bowers, Celia Bowers, Nelson Eddy, Alfred Eddy, Mrs. Alfred Eddy, Dr. Ronald Krantz, Philip Zarriello, Rosalind Grippi, Salvador Grippi, Patricia Driscoll, Jerold Weisburd, Claudia Schafrik, John Weiss, Jonathan Hochberg, Robert Mooney, Sally Wessels, Ernest Hardy, Delores Saltzman. Chairperson Grigorov declared the meeting duly opened at 7:30 p.m. and read the Fire Exit Regulations to those assembled, as required by the New York Department of State, Office of Fire Prevention and Control. John Whitcomb, a member of the Town of Ithaca Town Board and also served on the Comprehensive Planning Committee, addressed the Planning Board and the people assembled to give an introduction of the Comprehensive Planning Committee's effort. Town Planner Floyd Forman addressed the Planning Board and those assembled to give an overview of the Executive Summary of the Comprehensive Plan. Chairperson Grigorov opened the floor to the public for voicing their opinions of the Comprehensive Plan. Elsie McMillan of 812 Elmira Road, addressed the Planning board stating that she thought it was a bad mistake on the part of the Town to save money by failing to let owners of land in the Town who are non - residents know that this Comprehensive Plan and meetings were going on. The owners of land in the Town who are non - residents should be offered the opportunity to order the documents that have been prepared. After spending over 30 hours ® Planning Board Minutes Comprehensive Plan April 6, 1993 Neighborhood Meeting studying this Plan, Ms. McMillan was left with a sense that the Plan is comprehensive almost to the point of incomprehensibility. Ms. McMillan also stated that the drafters of the Plan, although they tried to seek a balance between grown and preservation of open space, have come down heavily on the side of no growth. Sometimes it is just in the way something is worded that impression is conveyed, for example, prohibit or ban instead of discourage. The Town has become a place for potentially new residents, home builders and businesses to avoid. Just because of the prospect of restrictions that are raised by the Plan itself. The EPOD's have done damage already. The people who are so anxious to save woodlands are indeed causing it to be timber, but it is felt by the owner that taxes will go up so this will necessitate harvesting in order for them to keep the land. Ms. McMillan felt that the Plan had many contradictions. One place stated as a goal that they would discourage all business development except neighborhood business to show that the City of Ithaca is the core of our community. Ms. McMillan added that this is something that is just awful to say when in another part of the Plan, you are trying to encourage business in some parts of the Town. The Plan should be encouraging appropriate business, non - polluting business and industry and not restricting it to just neighborhood concerns. She ® felt that the Plan was designed to protect homeowners and their views, but did not feel it was positive enough for encouraging the kinds of things that would help support out Town, homeowners and landowners would not have to do the whole thing. Ms. McMillan further stated that John Whitcomb in his introduction alluded that the Planning process was begun in a very different economic climate in the Town of Ithaca. You could understand people being scared about overdevelopment, but that is not what is going on now in this country or this Town. It strikes me as being overkill, written for the real estate boom and for what is true now, or for what we have reason to expect. The Town of Ithaca should keep things simple and also cut back on expenses. Ernest Hardy of 215 Enfield Falls Road addressed the Planning Board by stating that the Comprehensive Plan has come good material in it. The history and locational maps are okay. A lot of landowners were not contacted in any way. Mr. Hardy stated that he felt that there were major flaws in the project. The Plan assumes the people of Ithaca are too stupid and uncooperative to do anything unless there is a law. Another problem is the assumption that both Cornell University and Ithaca College are on a linear growth tract. That may fall apart at any time in from of you and with the cost of students going to college today, it we loose 400 students, that is about 8 million dollars that the area looses and there is nothing that says we won't loose 400 students from time to time. Quite a few of these houses that are being planned to be built would be for students. The whole Plan seems to be for 2 • Planning Board Minutes Comprehensive Plan April 6, 1993 Neighborhood Meeting housing development and nothing else. There is the assumption that the Town of Ithaca can attract the growth that may be coming in competition with surrounding, less restrictive town areas, we are already loosing that battle. Talk to a few builders and drive around the county a bit and you will see that. Mr. Hardy felt the main problem started by looking at the demographics first and from that, they searched for ways to satisfy the need for a few hundred new houses; then looked for ways to channel them into a few selected areas where they felt they could control things as they went:. The first thing, normally, it to look at your land resources first, which.this plan does not do, not after the decision, but the decision that you wanted more houses was made before the land resources were discussed. The Inlet Valley area is not automatically the best location for housing, in fact, the Inlet Valley is the most complex soil association system that.we have n the whole Town. There are types of critical information that is needed for land analysis that simply is not in the Plan. There is nothing much about climate, topography is mentioned in terms of steepness, but not in terms of depth to bedrock; there is no analysis of hydrology which should be there; did not see any maps of the soils and felt that it is the most critical thing if you are planning to develop houses. A law of up to 200 control items is certainly going to create confrontation. The steep slope concept needs some kind of relief. Mr. Hardy further stated that he spent several days watching the runoff; the steep areas were not the problem, except on Hector Street. The major offender is the highway system. Mr. Hardy suggested a completely different approach. First, look at the components that make up land which you wish to manage. Second, look at the long term cost of the inefficiency that will be created if this Plan is used. This is because of the sprawl that is going to be created. Third, Mr. Hardy would like to recognize that the intelligence of the Town people will respond to a good education program. Mr. Hardy stated that he was a Land Use Specialist with the State College of Agriculture in Extension Service for the State. Jane Schafrik of 1491 Trumansburg Road and also a member of the Comprehensive Planning Committee, addressed the Planning Board stating that about 500 of the group feels that the finished draft that has been presented to the Planning Board is pro growth, and the other 50% thinks that it is completely anti - growth. In point of fact, we were all able to come to compromises, in many cases there are things that many of us were not happy with, yet we put together a Plan that she thinks is a good starting point, and felt very strongly that if something is not done now, it will be forced upon us in the future and the restrictions may be far greater and much harder to deal with. Many people who own land feel that they will no longer be able to develop it, that is absolutely not true. ® There is still a process that is required for development and that K, ® Planning Board Minutes Comprehensive Plan April 6, 1993 Neighborhood Meeting is 0 will stand even if the Plan does not get accepted. That takes into consideration infrastructure and slope and roads and that sort of thing. There is a lot of concern about transportation and the fact the Comprehensive Committee did not design a transportation plan. The transportation plan is governed by the State and the City of Ithaca. As a resident of West Hill, I hope that you will give serious consideration to this Plan. John Weiss of 105 DuBois Road addressed the Planning Board stating that what drew his interest into the Comprehensive Plan was the experience of what happens when there is not one, and that had to do with the Kyong development, the planning takes place by somebody at some point, and the question is when it takes place by smaller groups or by the Town as a whole. What Mr. Weiss saw in connection with the Kyong development was in fact, associated with it a transportation plan or consequences. Mr. Weiss stated he is happy with the Comprehensive Plan. Shirley Raffensperger of 139 Pine Tree Road, addressed the Planning Board stating that she had heard and read many comments regarding the Plan. In the Town, development has been uneven and episodic. It has concentrated in time and in place. For example, in the late 19801s, hundreds of units were approved (some built) on South Hill, thus, creating the perception of rampant, unplanned growth. In the late 1970's and 19801s, the Town expended time, money and credibility on a number of Zoning Ordinance revisions and a complete revision to the Zoning map, none of which were enacted into law. Due to the boom of the late 1980's, Town residents once again mobilized to insist on improvements in the Town's planning processes, thus making for a two - pronged planning effort, ongoing strategies improvements and a Comprehensive Plan effort, to be led by a Comprehensive Planning Committee (CPC). This Plan does provide, for example, for transportation planning. This Plan has been the result of the work of a diverse group, the CPC. Ms. Raffensperger further stated that she believes we are at a most important juncture in land use planning and urged everyone to proceed with this effort to the benefit of all the residents of the Town of Ithaca. Celia Bowers of 1406 Trumansburg Road addressed the Planning Board saying that she would be making a statement for herself and for two other people who could not be at the meeting, but left letters with her. One letter was from Judith Cone of 3170 Perry City Road, Trumansburg, New York. Ms. Cone is a resident in the southern portion of the Town of Ulysses. The Town of Ulysses is currently developing its own Comprehensive Plan of which Judith Cone is Chair of that committee. Ms. Cone has been watching with great interest the development of this Plan and has found it most helpful. Ms. Cone wrote, "A comprehensive plan will ensure that 0 ® Planning Board Minutes Comprehensive Plan April 6, 1993 Neighborhood Meeting growth in the town is balanced with respect the conservation of both the human and natural and the quality of life and well -being of all urge you to support this plan ". for the environment, resources remaining, of its residents. I The other letter is from Krys Cail of 3110 DuBois Road. A brief summary was made by Celia Bowers. Ms. Cail stated in her letter that she is particularly interested in agriculture; very much for the Comprehensive Plan. Ms. Cail's husband has built houses in the Town. Ms. Cail feels that the farming aspect of the Hill Slope and is well aware of the need for EPOD protection there. Ms. Cail thinks the Plan makes it fairer for developers who come in and should know the difficulties that they will face in developing in certain areas and feels that these guidelines are not negative, but are actually a help. Ms. Cail also stated in her letter that it is the Planning Board's duty to sift through the Plan to determine what will best serve the majority of Town residents for the next 20 -odd years. Also, she has great faith in their ability to act responsibly in that capacity and wished the Board the best of luck in their endeavors. Ms. Bowers stated that she is in support of the Plan. Ms. ® Bowers thought that the Plan is a fair document, a very even - handed document and she is personally thrilled for the first time that the Town of Ithaca is putting environmental issues within the scheme of fair, controlled and guided development. Ms. Bowers thinks the Comprehensive Plan will help to keep the Town of Ithaca a pleasant and economically viable place for people to live; and will also help to keep it a healthy place for the plants and animals with which we share it. The Comprehensive Plan will benefit us all and our children who will inherit a healthy, beautiful and valuable place. Jonathan Hochberg of 226 Troy Road addressed the Planning Board stating that there really needs to be a plan in order to get something accomplished effectively. Mr. Hochberg stated that he has witnessed dramatic growth on South Hill and has impacted the pedestrian traffic on roads which have no sidewalks, thus making for vehicle conflicts. The lack of a comprehensive plan is far worse that one which would be the basis for an on -going evolving process. The Comprehensive Plan is not a snapshot, it is the ground work from which you build. Mr. Hochberg further stated that the question of population growth vs. the development potential of this town rally has to be looked at seriously because in the long run, it is we who are going to bare the brunt of large numbers of unoccupied residences, so Mr. Hochberg thought that everyone should really consider the future that he represents for this Town, this County and look at what we have to face, no now, but 10, 20, and 30 years from now. Mr. Hochberg basically warns of the consequences 5 Planning Board Minutes Comprehensive Plan April 6, 1993 Neighborhood Meeting of non- comprehensive planning. John Bowers of 1406 Trumansburg Road addressed the Planning Board stating that he and his family moved to West Hill in the 19701s. Development in the 1970's in the Town of Ithaca was very slow and at times there was no need for a Comprehensive Plan. In the 19801s, explosive development was started on West Hill, thus, at this point in time, it was evident that without the Comprehensive Plan, you really have no way of dealing with development on that scale. It soon be came evident that this piecemeal way of dealing with problems as they came up simply did not address the larger issues involved in development. It because evident that decision were being made on the basis of very narrow interests of property owners as opposed to the interest of the population of the Town as a whole. In the last elections, a new Town Board was voted in and part of their duties was to develop a Comprehensive Plan. The Comprehensive Plan is clearly a step in the right direction. Mr. Bowers stated that he is glad they are doing what the residents of the Town of Ithaca voted them into office to do. He urged the adoption of the Plan. Lois Levitan of 766 Elm Street Extension addressed the Planning Board stating that is was very wise of the Town to have taken this broad view of land use and its environmental and economic social costs. She supports the Plan and urges support of the Plan, if not every on of its details. One of the most important things is to look a the cost of not planning and realizing that not planning has considerable costs. Several studies have been done in this State and each has shown that each dollar spent, or every dollar paid in property taxes, aided property. She also recommends the Town's plan for cluster development. Rosalind Grippi of 423 East Seneca Street addressed the Planning Board stating that they own property on West Hill and wanted to thank everyone that worked on the Comprehensive Plan and urged the members of the Board to adopt it. We must be concerned about the population growth and future generations. Also, Ms. Grippi especially appreciated the steep slopes concept. Robert Mooney of 124 Judd Falls Road, representing the Forest Home Improvement Association (FHIA) addressed the Planning Board stating that the Comprehensive Plan has many good aspects and represents a significant effort to plan for the future of the Town of Ithaca nd its residents. FHIA does have some concerns about portions of the Plan. The first, the map entitled, Areas of Concern - Road Systems, shows three problem intersections and several problems and potential problems roadways int eh Forest Home area. Plan does not provide concrete solutions. The second issue 0 is the map entitled, Highway Functional Classification, shows ® Planning Board Minutes Comprehensive Plan April 6, 1993 Neighborhood Meeting Pleasant Grove Road, Caldwell Road, and a significant portion of Forest Home Drive, as a principle arterial. this will lead to further highway development and further detriment of our community. We ask that the following be inserted into the Comprehensive Plan. The roads, bridges and intersections in Forest Home will not be made larger, wider of straighter, and the long -range goal is to reduce the amount of traffic in the Forest Home community. With this additional language to protect us, we can support the Comprehensive Plan and work toward its implementation. Philip Zarriello of 1011 Taughannock Blvd. addressed the Planning Board stating that the Comprehensive Plan does not go into a lot of detail. Without some sort of regulation, too many clusters will be allowed along the lake shores. Ideas area on target and a benefit to everyone in the Town. Delores Saltzman of 412 Hanshaw Road addressed the Planning Board stating that she is in support of the Comprehensive Plan and support steep slope EPOD's. Also, Ms. Saltzman hopes that Plan will. be adopted. John Babcock of 600 Cayuga Heights Road addressed the Planning Board stating that he owns property in Inlet Valley and has expressed his concerns in writing over this Plan. Mr. Babcock further stated that he was speaking for the biggest minority group in this whole proceeding, and that is the landowners. If anyone thinks for a moment that we will not be overrun by number, there are a whole lot of people who do not own property who much prefer to do things with other peoples property than are property owners who want them to do it. We are a State minority, we are asked to pay the school and property taxes, we are asked to take on increases, but Mr. Babcock stated he has not seen any concern for anything except the grand public welfare and the Ivory Tower plan, each of which, everything on that effects a private land owner and is going to diminish the value of a lot of this property in the Town of Ithaca and that there will be tax consequences to the other tax payers in the County and that there will have to be some legal undertakings to protect those who do have this private property. Sally Wessels of 770 Elm Street Extension addressed the Planning Board stating that she and her neighbors strongly support the Plan. There are people who own land that are concerned about the environment and have been in countries in Northern Europe where there has been a lot of population pressure, for instance, Denmark, and there has to have been a lot of planning and control of development. You can see how much more lovely things can be when there is a Comprehensive Plan. ® Myrtle Whitcomb of 233 Troy Road addressed the Planning Board 7 n U 0 0 Planning Board Minutes Comprehensive Plan April 6, 1993 Neighborhood Meeting stating that in the Comprehensive Plan itself, certain chapters should have wording different or added on to. Suggests that there be a plan that includes some kind of time line be developed to categorize all the items, but to have a Plan that includes everything that the committee has found of value to be set forth in the Plan. Ms. Whitcomb stated that as she read through this Plan, she was struck by its logic and common sense approach and thinks anyone would be hard pressed to oppose this plan without appearing to be driven by self - interest. j This Plan would be a helpful tool to a developer. Ms. Whitcomb stated that she is impressed with the democratic way this plan has gone. Bruce Brittan of 135 Warren Road addressed the Planning Board stating that he worked on the Comprehensive Plan and that he also lives in Forest Home. Mr. Brittan stated he would not be opposed to rewriting the Plan to provided that the time line was realistic and perhaps the rewrite would be that we go ahead and adopt what we have and then we start on a rewrite so that in 20 years we will have it done, but he thinks that if there is a rewriting, the Plan at present is one that is a compromise between where we are now and where we wanted to go. If there is a major rewrite, there are major concerns that were left out in the spirit of compromise, things like limits on growth or restrictions on growth, it is a major issue to try to look at what is an acceptable level of growth for the Town of Ithaca. The Plan that you do have is a compromise. Chairperson Grigorov asked if there were anyone else who wished to speak. There being no further persons wishing to speak, Chairperson Grigorov wanted to thank everyone for coming and anyone who has written comments, the Board would like to see them and the Planning Board would begin discussion and see what they can do with concerns. There will be another public meeting at some future Cate. Chairperson Grigorov declared the April 6, 1993 meeting of the Town of Ithaca Planning Board duly adjourned at 9:30 p.m. Respectfully submitted, StarrRae Hays, Town of Ithaca Q O'c RecoAing Secretary Planning Board E:3