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Home My WebLink AboutPB Minutes 1994-06-21t TOWN OF ITHACA PLANNING BOARD JUNE 21, 1994 YOWN OF ITHACA [date 7/1y��5� LA4 The Town of Ithaca Planning Board met in regular session on Tuesday, New York, June 21, at 7:30 1994, in Town Hall, 126 East Seneca Street, Ithaca, p.m. PRESENT. Chairperson Robert Kenerson, Virginia Langhans, Herbert Finch, James Ainslie, Candace Cornell, Stephen Smith, Gregory Bell, Jonathan Kanter (Town Planner), Daniel Walker (Town Engineer) , George Frantz (Assistant Town Planner) , John Barney (Town Attorney). ALSO PRESENT: Chris Conley, Mark Macera, Fred Noetscher, Tom Salm, Winsome Wortheno, Thomas Mitchell, Sylvia Rodee, Brian Kohn, Christopher Smith, Noel Desch, Amy Joy Lanou, Tom Longin, Thos. E. Masher, John Hirshfeld, Mayfred Hirshfeld, John Krout, Douglas Firth, Edna Federer, David Stoyell, Charles Brodhead, Tom Niederkorn, Tom Foulkes, Wynn Warner, Carl Guy, G. Edwards, Virginia Bryant, Kay & Alan Friedlander, Karen Allaben- Confer, Barbara Kinner, Robert Kinner, David Corson, C. Edwards, Richard Miller, Richard Fischer, Caroline Violette, F. Robert Wesley, Michael Robinson, Richard Matthews, Mary Ellan Hawker, Margo Yntema, Irene Stein, Marilyn Kinner, Frances Ramin, Betty Matyas, Richard Shore, Phil Traveli, John Whitcomb, Myrtle Whitcomb, Bill Kaupe, Susan Kerus, Fred T. Wilcox, III, Stu Cobb, John Yntema. Chairperson Kenerson declared the meeting duly opened at 7:30 p.m. and accepted for the record the Secretary's Affidavit of Posting and Publication of the Notice of Public Hearings in Town Hall and the Ithaca Journal on June 13, 1994, and June 15, 1994, respectively together with the Secretary's Affidavit of Service by Mail of said Notice upon the various neighbors of each of the properties under discussion, as appropriate, upon the Clerks of the City of Ithaca and Town of Ithaca, upon the Tompkins County Commissioner of Planning, upon the Tompkins County Commissioner of Public Works, and upon the applicants and /or agents, as appropriate, on June 15, 19940 Chairperson Kenerson read the Fire Exit Regulations to those assembled, as required by the New York State Department of State, Office of Fire Prevention and Control. AGENDA ITEM. PERSONS TO BE HEARD. There were no persons present to be heard. Chairperson Kenerson closed this segment of the meeting at 7 :32 p.m. There being time before the scheduled Public Hearing, Chairperson Kenerson asked if anyone were prepared to offer a motion on the Planning Board Minutes of June 1, 19930 Planning Board 2 June 21, 1994 MOTION by Herbert Finch, seconded by James Ainslie: RESOLVED, that the Minutes of the Town of Ithaca Planning Board Meeting of June 1, 1993, be and hereby are approved as written. There being no further discussion, the Chair called for a vote. Aye - Kenerson, Langhans, Finch, Ainslie, Cornell, Smith. Nay - None. Abstain - Bell. The MOTION was declared to be carried. PUBLIC HEARING: CONSIDERATION OF PRELIMINARY AND FINAL SITE PLAN APPROVAL FOR THE PROPOSED KOLAR MACHINE, INC. MANUFACTURING FACILITY WITH OFFICES, TO BE LOCATED IN THE FORMER ANDERSON MOVING, INC. BUILDING AT 604 ELMIRA ROAD, FOR WHICH SITE PLAN APPROVAL WAS GRANTED ON NOVEMBER 3, 1987, TOWN OF ITHACA TAX PARCEL NO. 33- 3 -2.6, 1.5 +/- ACRES TOTAL AREA, LIGHT INDUSTRIAL DISTRICT. KOLAR MACHINE, INC. OWNER, FRANK R. LIGUORI, AGENT. Chairperson Kenerson declared the Public Hearing in the above - noted matter duly opened at 7:36 p.m. and read aloud from the Notice of Public Hearings as posted and published and as noted above. Frank Liguori addressed the Board and stated that he represented Daniel Liguori, the owner of Kolar Machine, Inc. Mr. Liguori stated that the proposed site for the expansion of Kolar Machine's facilities is the former site of Anderson Moving on Elmira Road. Mr. Liguori stated that Kolar Machine is a locally owned firm with its main location on Cliff Street where parts are made, and an additional location on Buffalo Street where specialty welding is done and parts are stored. Mr. Liguori stated that Kolar would employ four people initially. Mr. Liguori stated that the new location would be used for general storage for parts and supplies which conforms with the Light Industrial use as currently zoned. Mr. Liguori stated that improved lighting would be added and the assembly area would be provided with adequate heat prior to winter, at which time the location should be completely operational. Mr. Liguori stated that there had been a sign put up for Kolar Machine, Inc., and that there was adequate parking available. Mr. Liguori stated that Kolar Machine would ask for a permit to put additional gravel in the back of the building to provide a better surface for movement of vehicles. Board Member Candace Cornell asked Mr. Liguori which route the trucks would take to get to the new location. area. Mr. Liguori stated that they would travel Route 13A. Ms. Cornell asked if the entire service would be moved to the new Mr. Liguori stated, no, there would not be enough room to move Planning Board KIJ the entire service to one location. June 21, 1994 Board Member Virginia Langhans asked if there would be any hazardous materials used on the proposed site. Mr. Liguori stated that there would be some light spray painting on site, but nothing hazardous would be stored or used on the site. Town Attorney John Barney asked Mr. Liguori if there was a problem with the Health Department on the change of use in the building with the existing septic system. Mr. Liguori stated that there were two restrooms for employee use only. Mr. Liguori stated that it was designed for 150 gallons per day. Mr. Liguori further stated that there were twice as many employees on site when it was Anderson Moving than there will be for Kolar Machine. Mr. Liguori stated that it was good for 10 to 15 people per day. The Board Members discussed what type of products were produced by Kolar Machine with Mr. Liguori. Kolar Machine is a machine shop that assembles parts by subcontracting from businesses that need parts manufactured. Chairperson Kenerson noted that this was a Public Hearing and asked if anyone from the Public Wished to speak. No one spoke. Chairperson Kenerson closed the Public Hearing and brought the matter back to the Board for further discussion. There being no further discussion, Chairperson Kenerson asked if anyone were prepared to offer a motion. MOTION by Candace Cornell, seconded by Herbert Finch: WHEREAS: 19 This action is the Consideration of Preliminary and Final Site Plan Approval for the proposed Kolar Machine, Inc. manufacturing facility with offices, to be located in the former Anderson Moving, Inc. building at 604 Elmira Road, for which Site Plan Approval was granted on November 3, 1987, Town of Ithaca Tax Parcel No. 33- 3 -2.6, 195 +/- acres total area, Light Industrial District. Kolar Machine, Inc. Owner, Frank R. Liguori, Agent. 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Site Plan Approval, and 39 The Planning Board, at a Public Hearing held on June 21, 1994, has reviewed and accepted as adequate the Short Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by the Town Planning staff, a proposed site plan entitled "Site Development Plan, Anderson Moving, Inc., Town of Planning Board 4 June 21, 1994 Ithaca" prepared by Robert A. Boelecke, Jr., Architect, dated January 13, 1988 and updated by Kolar Machine, Inc. on April 28, 1994, and other application materials, and 4. The Town planning staff has recommended a negative determination of environmental significance with respect to the proposed action, as proposed; That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above reference action as proposed and, therefore, neither a Long Environmental Assessment Form, nor an Environmental Impact Statement will be required. There being no further discussion, the Chair called for a vote. Aye - Kenerson, Langhans, Ainslie, Finch, Cornell, Smith, Bell. Nay - None. The MOTION was declared to be Carried Unanimously. MOTION by Virginia Langhans, i'1911311:IXF seconded by James Ainslie: 1. This action is the Consideration of Preliminary and Final Site Plan Approval for the proposed Kolar Machine, Inc. manufacturing facility with offices, to be located in the former Anderson Moving, Inc. building at 604 Elmira Road, for which Site Plan Approval was granted on November 3, 1987, Town of Ithaca Tax Parcel No. 33- 3 -2.6, 1.5 +/- acres total area, Light Industrial District. Kolar Machine, Inc.. Owner, Frank R. Liguori, Agent. 2. The Planning Board, at a Public Hearing held on June 21, 1994, has reviewed and accepted as adequate the Short Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by the Town Planning staff, a proposed site plan entitled "Site Development Plan, Anderson Moving, Inc., Town of Ithaca" prepared by Robert A. Boelecke, Jr., Architect, dated January 13, 1988 and updated by Kolar Machine, Inc. on April 28, 1994, and other application materials, and 3. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency in environmental review with respect to Site Plan Approval, has, on June 21, 1994, made a negative determination of environmental significance. NOW, THEREFORE, BE IT RESOLVED: Planning Board 5 June 21, 1994 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Final Site Plan Approval, as shown on the preliminary and Final Site Plan Checklist, having determined from the materials presented that such waiver will result in neither a significant alteration of the purpose of site plan control nor the policies enunciated or implied by the Town Board. 2. That the Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed Kolar Machine, Inc. manufacturing facility with offices, to be located in the former Anderson Moving, Inc. building at 604 Elmira Road, for which Site Plan Approval was granted on November 3, 1987, Town of Ithaca Tax Parcel No. 33- 3 -2.6, 1.5 +/- acres total area, as shown on the site plan entitled "Site Development Plan, Anderson Moving, Inc., Town of Ithaca" prepared by Robert A. Boelecke, Jr., Architect, dated January 13, 1988 and updated by Kolar Machine, Inc. on April 28, 1994, and further described in other application materials, subject to the following conditions. a. Submission to the Town Planning Department of an original or mylar copy of the final site plan; b. That rental of the 1,000 sq. ft. of floor area proposed to be rented to outside tenants be limited to those uses allowed in the Light Industrial District under Article VIII, Section 41 of the Town of Ithaca Zoning Ordinance. c. That a Certificate of occupancy be obtained from the Town's Building and Zoning Enforcement Officer and that all modifications to the building required to comply with the NYS Fire Prevention and Building Code be completed to the satisfaction of such officer prior to the issuance of such certificate. d. Receipt from the Tompkins County Health Department of evidence satisfactory to the Building and Zoning Enforcement Officer that the existing septic system is adequate for the changed use, prior to issuance of a Certificate of Occupancy. e. Provision of an agreement satisfactory to the Attorney for the Town in form acceptable for recording by which the applicant, his heirs, successors and assigns agree to permit limitation of ingress and egress over the existing north - south right -of -way exiting on Route 13 to one -way traffic, if required by the Town as part of the approval process of the overall subdivision. There being no further discussion, the Chair called for a vote. Aye now Kenerson, Langhans, Ainslie, Finch, Cornell, Smith, Bell. Nay - None. Planning Board 6 June 21, 1994 The MOTION was declared to be Carried Unanimously. Chairperson Kenerson declared the matter of Preliminary and Final Site Plan Approval for Kolar Machine, Inc. duly adjourned at 7:58 p.m. AGENDA ITEM. CONSIDERATION OF PRELIMINARY SITE PLAN APPROVAL FOR THE PROPOSED ITHACARE SENIOR LIVING COMMUNITY, PROPOSED TO CONSIST OF A +/- 1151000 SQ. FT. BUILDING WITH 60 ADULT CARE UNITS, 20 ASSISTED LIVING UNITS, AND 80 INDEPENDENT LIVING UNITS, LOCATED ON THE WEST SIDE OF DANBY ROAD APPROXIMATELY 2,000 FEET SOUTH OF THE ENTRANCE TO ITHACA COLLEGE, ON THAT 28 +/- ACRE PORTION OF TOWN OF ITHACA TAX PARCEL NO. 39 -1 -1.3 FOR WHICH THE TOWN OF ITHACA PLANNING BOARD GRANTED PRELIMINARY AND FINAL SUBDIVISION APPROVAL ON MARCH 1, 1994, SPECIAL LAND USE DISTRICT NO. 7., ITHACARE, INC.; MARK MACERA, AGENT. Chairperson Kenerson declared the Public Hearing in the above - noted matter duly opened at 8:00 p.m. and read aloud from the Notice of Public Hearings as posted and published and as noted above. Chairperson Kenerson addressed the public and asked that each person that wished to speak limit their comments to the topic and try to deliver any new information that the Board has not been presented with thus far. Chairperson Kenerson asked that each person give their name and address into the microphone prior to their presentation. Mark Macera, Executive Director for Ithacare, addressed the Board and read from a prepared statement. Mr. Macera also gave a slide presentation with details on the views obstructed by the proposed Ithacare Building. (Mr. Macera's statement and description of the slide presentation are hereto attached as Exhibit #1) Board Member Candace Cornell stated that Assistant Town Planner George Frantz had drawn up an alternate design which may answer some of the questions concerning the view and the proposed Ithacare building site. Assistant Town Planner George Frantz stated that the Town of Ithaca Environmental Review Committee had asked him if the overlook located on Danby Road (Route 96B) could be moved. Mr. Frantz stated that after some consideration he felt that the overlook could be moved 100 - 130 feet at an elevation of approximately 595 feet. Mr. Frantz stated that it could be easily done with earth fill graded off, landscaped, and a three to five foot high retaining wall along the driveway entrance to the Ithacare site. Mr. Frantz stated that extending the overlook would reduce the amount of view that would be blocked by the proposed building. Mr. Frantz stated that 30% to 40% of the view could be gained by moving the overlook. Mr. Frantz stated that a viewing platform could be constructed and the overlook would be landscaped to attract the visitors to the overlook, as many people do not know that there is an overlook located there. Board Member James Ainslie asked Mr. Frantz what the cost factor would be to extend the overlook. Planning Board 7 June 21, 1994 Mr. Frantz responded that the only estimate that he had was that there would be between.1,000 and 1,500 cubic yards of earth needed for the project to be completed. Mr. Frantz stated that other costs were unknown at this time. Mr. Macera stated that the earth fill could come from the excavation on the site and could be contributed for the purpose of extending the overlook. Board Member Virginia Langhans asked if the development of the overlook this would be a would factor be completed would construct the extension. if the proposed building by the Town of Ithaca. Board Member Candace Cornell responded that this would be a mitigating factor that the builder would construct the extension. Assistant Town Planner George Frantz stated that he had discussed the idea with a representative from the New York State Department of Transportation, and the representative stated that they would consider taking over and maintaining the overlook. Chairperson Kenerson stated that this was a Public Hearing and asked if anyone from the public wished to speak. Douglas Firth of 989 Danby Road, addressed the Board by reading a letter written by Jay Mattison. (Letter from Jay Mattison dated June 20, 1994, is hereto attached as Exhibit #2) Mr. Firth addressed the Board and stated that Ithacare had done a commendable job with the balloon /pole demonstration at the proposed site on Danby Road on June 2, 1994. Mr. Firth stated that he wanted to show more detail of site shown with balloons. Mr. Firth reviewed a sketch plan that he had colored in and reviewed the balloon demonstration that Ithacare had at the proposed site on Danby Road. Mr. Firth stated that he supported Ithacare's movement to expand in response to a growing demand of elderly population and need for assisted living. Mr. Firth stated that Ithacare's expansion would be an asset to the community. Mr. Firth stated that he opposed only the siting of the proposed building. Mr. Firth further stated that he felt that the view from the overlook was the best view in Tompkins County. Continuing, Mr. Firth stated that he had counted in excess of 500 cars using the overlook on Memorial Day weekend. Mr. Firth stated that the view was very remarkable and he felt that it should be preserved. Mr. Firth stated that if Ithacare was built in the proposed location the view would be compromised too much. Mr. Firth showed the Board a photo of the balloon /pole demonstration over which he set a solid outline of what the proposed building would look like to show that it would block some of the view of West Hill. Michael Robinson of 248 Floral Avenue, addressed the Board and asked, if he were travelling from the south on Danby Road, would he lose his view of Cayuga Lake if the proposed building is constructed Planning Board 8 June 21, 1994 where proposed. Mr. Firth stated that coming from the south the building would not impact the view of Cayuga Lake. Mr. Firth stated that from the southern most portion of the overlook, the view of the lake would be significantly blocked by the building as proposed. Mr. Firth then showed the Planning Board an additional sketch of two additional locations for the building that he thought would be more appropriate. Mr. Firth stated that the neighbors would like to see Ithacare put it's primary building further back on the lot, and the detached living units at the front of the parcel because those units would blend in with the neighborhood better than the monstrosity (referring to the proposed Ithacare building). Board Member Candace Cornell asked Town Engineer Daniel Walker what the stability of the soils were like in the two locations proposed by Mr. Firth. Town Engineer Daniel Walker stated that the steepness of the slopes would be more critical than the erodability of the soils. Mr. Walker stated that the depth of the bedrock is fairly shallow. Board Member Candace Cornell asked Town Attorney John Barney how much maneuverability is within the site based on the fact that the Town Board approved the Special Land Use District with this footprint in mind. Town Attorney John Barney stated that the Town Board approved the SLUD based on a general site plan, and where to draw the line between significant and non - significant changes to the footprint presented to the Town Board would be a hard thing to judge. Mr. Firth stated that it is stated in the Environmental Impact Statement that Ithacare will aggressively pursue building town houses on the site after the completion of the proposed main building. Mark Macera responded and stated that when the project was originally proposed for the entire 28 acres, the proposal included a complete continuum of care such as a skilled nursing facility, independent or detached living units, which was discussed with the Town of Ithaca what the significance would be of looking at the optional site plans. Ithacare was told that options B & C were unacceptable and therefore, with that guidance, it was not pursued any further. Mr. Macera stated that the original conceptual design included some theoretical locations in the back half of the parcel, but because of those sensitivities they were removed completely because of Ithacare's inability to develop a sufficiently detailed site plan that could address all of the significant issues. Mr. Macera stated that they were limited to using the front half of that site and recognizing the general understanding that at some point in time when the need is there and it is proven to be bon -a -fide, Ithacare will aggressively pursue that issue by coming back to the Town of Ithaca with the necessary application and environmental impact Planning Board 9 June 21, 1994 surveys and studies to address that, which is a second, completely different an organization that would contribute to the citizens of project that Ithaca. Mr. Miller stated what we are here for tonight. life such as what he could receive Board Member Gregory Bell asked where the other facilities would go on the parcel. Mr. Macera responded that the location of the other facilities are unknown until the additional studies are conducted to determine the most appropriate place for their location. Assistant Town Planner George Fra discussions it was determined that constraints down hill from the pond due stream corridors located there. Mr. slopes of 15 to 20 percent in the areas possible locations for the building to ntz stated that earlier in the there are severe development to steep slopes, wetlands, and Frantz stated that there were that Mr. Firth showed as other be located. Herbert Monkemeyer addressed the Board and stated that he used to farm the land that Ithacare is proposing to build on many years ago. Mr. Monkemeyer stated that there are other locations that would be wonderful for Ithacare. Mr. Monkemeyer also stated according to the zoning below the property, there could be a dump put in below Ithacare's parcel. Mr. Firth stated that Ithacare is tax exempt, not for profit, and that any tax exempt organization should be more accommodating to tax payers. Mr. Firth stated that he felt that the Planning Board is compromising the view too much. Mike Robinson stated that he had come to the Planning Board for approval to construct four radio towers to be put up on South Hill area, and he was told that he could not do that because it was considered to be visual pollution. Mr. Robinson stated that although Ithacare's motives are noble, it would. still be an obstruction of the view, and once the view is gone, it is gone for good. Mr. Robinson stated that this is a bad plan and asked that the Planning Board not approve it. Tom Salm, Vice President of Business and Administrative Affairs at Ithaca College addressed the Board and read from a prepared statement. (Mr. Salm's statement is attached hereto as Exhibit #3) Dr. Richard Miller, Dean of the School of Health Sciences and Human Performance at Ithaca College addressed the Board by reading a prepared statement. (Mr. Miller's statement is attached hereto as Exhibit #4) Mr. Miller further stated that on a personal note, he feels that Ithacare is an organization that would contribute to the citizens of the Town of Ithaca. Mr. Miller stated that he had a 95 year old grandfather that deserved a quality life such as what he could receive at a facility like Ithacare. Mr. Miller stated in closing that he would urge the Planning Board to approve this plan at this site Planning Board 10 June 21, 1994 because it would contribute to the quality of life for many of it's senior citizens. Board Member Gregory Bell asked Mr. Miller if there was a specific reason why this site was best for Ithaca College, Mr. Miller responded that the distance of travel helps to prevent major gaps in an academic day for the students that would participate in the program. Karen Allaben- Confer addressed the Board and read a prepared statement. (Ms. Confer's statement is attached hereto as Exhibit ##5) Ms. Allaben- Confer stated that the pluses far out weigh way the negatives at Ithacare. NOTE. Ms. Allaben- Confer did not read the entire statement to save some time, but by adding this exhibit to the official Planning Board Minutes, it is hereby in the record. Margo Yntema of 993 Danby Road addressed the Board and stated that she had a petition, signed by nearly 100 people that supported the view that could be lost by the construction of the Ithacare facility. (Said petition is attached hereto as Exhibit ##6) Irene Stein, Director of the Tompkins County Office for the Aging, addressed the Board and stated that "The number of elderly, 60 and older, is growing in Tompkins County as well as across the nation. We have 11,311 people 60 and older, an increase of 12.8% since 1980. And the greatest increase has been in the 85+ population, 22.7 %. These are people who have worked and paid their taxes just as you and I work and pay our taxes. With the coming aging of the baby boomers, these number will sore even higher. With increasing numbers come increasing needs. A certain percentage of these seniors will develop health problems which may require them to look for housing alternatives and a certain percent will look for these alternatives just in case they need more intensive services than they currently do. Kendal at Ithaca and the Ithacare proposal are alternatives that help meet these needs. They represent options in our county that have not been available. Kendal represents options for quite affluent people, it is expensive. Ithacare can also be for some relatively affluent people but it is less expensive and in fact provides some opportunity for low income people. The Ithacare project will strengthen our community, first and foremost by meeting these needs of our seniors. Secondly by instituting a partnership with Ithaca College which will provide a number of things. It will enrich, I think, the status of Ithaca College and in that sense bring further economic resources into the community. It will provide an opportunity for student volunteers to give companionship and share activities with residents. It will provide a variety of clinical experiences to swell the ranks of professionals who are trained to work with the elderly, And, it will offer cultural resources to the residents and to the community and neighborhood as well. This wedding of the needs of senior residents Planning Board 11 June 21, 1994 of Tompkins County and the resources of Ithaca College has to have them get together. You can't have a wedding without the two people connecting and your marriage is going to be under a lot of stress if you don't live together. I think Dr. Miller made that point very clearly. This wedding will enhance the community at large and on behalf of the seniors in this county, I strongly endorse the Ithacare project." Ms. Stein also stated that Keith Kennedy, the Vice Chair of the Kendal at Ithaca project, personally asked her to convey to the Planning Board his support for the project because he feels that it is needed. Ms. Stein stated that Mr. Kennedy's remark was a compliment. Ms. Stein stated that she knew that Ithacare has tried to make some compromises to mitigate negative environmental impacts. Ms. Stein stated that she felt that a serious disservice would be been done to all parties concerned and to the community at large if Ithacare is not allowed to be constructed. John Yntema of 993 Danby Road, addressed the Board and stated that he found several discrepancies in the Environmental Assessment Form (EAF) that he wanted to bring to the Board's attention. Mr. Yntema stated that Mr. Wesley's report on the Ithacare parcel said that an animal survey was not needed. Chairperson Kenerson asked Mr. Yntema if he had any new information to present to the Board because the meeting was running long and there were several additional speakers waiting an opportunity to express their views regarding Ithacare. Mr. Yntema responded that he was trying to tell the Board how he felt. Mr. Yntema stated that the signs that were posted at the Ithacare property were inadequate, and that if he did not live on Danby Road he would not have known about this project, and that he would address the Town Board about that problem at some time. Chairperson Kenerson asked Mr. Yntema if he was against Ithacare building at this location. Mr. Yntema responded by stating, "Yes, I am apposed to them building there." Mr. Yntema stated that Ithacare considered 16 sites in 1990, but they have not shown any acceptable reason for this site being chosen over the others, and that the Planning Board should review the report on those additional site locations which were rejected by Ithacare. Mr. Yntema stated that the college student would not walk to the Ithacare site, and that it was a ridiculous statement made by an Ithaca College professor. Mr. Yntema stated that in the Environmental Assessment Form Item a.16. Lakes, Ponds, and wetland areas reads less than 1 acre, and according to Mr. Wesley's report it states that the pond surface was .73 acres, and according to Appendix 6, that figure does not hold up. Board Member Candace Cornell stated to Mr. Yntema that she would like to hear what the other people in the room would like to say. Ms. Cornell stated that this was not the proper forum to debate an Planning Board 12 June 21, 1994 analysis of environmental facts, and that this topic was discussed already by the Board. Mr. Yntema stated that if the report is read, the wetlands are over one acre and an Army Corps of terrible Engineers permit would be needed. Ms. Cornell stated that they were not disturbing the wetlands. Mr. Yntema responded that they would be building within approximately 12 feet of the wetland. terrible Ms. Cornell stated that she wanted to hear what other people in the room wanted to say, and that she appreciated Mr. Yntema's comments. Mr. Yntema stated that he hoped that the Planning Board does not approve this because he thinks that would need to take place. Having the it would facility on one be a terrible inaccessible to people tragedy. John Krout, Director of the Gerontology Institute at Ithaca College, addressed the Board by stating that the site proposed is the best, most practical site for the Ithacare project. Mr. Krout stated that it appeared that both sides were trying to make compromises. The Ithacare facility, in order to facilitate what Ithaca College wanted to do with it, and in order to provide the best experience for senior residents, needed to be located on that parcel. Mr. Krout stated that the building is not a monstrosity, as it was referred to earlier, and buildings are not the enemy. Mr. Krout stated that there was concerns about property values going down in the area, the property values could go up as a result of Ithacare, it is incorrect to assume that Ithacare would have a negative impact on property values. Mr. Krout stated that the Board had a decision to make, this facility will justify any compromises that may occur as a result of this building. Board Member Gregory Bell asked Mr. Krout asked if scientifically designed patterns of interaction inside the building meant that the facility could not be all on one floor. Mr. Krout stated that he did not think the facility could be designed all on one floor and have it work due to all of the functions that would need to take place. Having the entire facility on one floor would make the facility inaccessible to people in walkers etc., who find it difficult to be mobil for long periods of time, not to mention the cost aspect of designing a single floor, sprawling facility. Mary Ellen Hawker 1032 Danby Road, addressed the Board and asked if the residents of Ithacare would have a central area where they would be able to look at the sunset on the west. Mark Macera stated that the residents would have various locations where the view would be easily seen from within, but there would not be a central spot for a population to look out. Planning Board 13 June 21, 1994 Ms. Hawker asked if there would be skilled nursing. Mr. Macera stated that skilled nursing was a strategic plan for five or six years down the road and that Ithacare is not licensed by the Department of Health at this point in time. Ms. Hawker asked the Board to please consider the ramifications of placing the facility which would obscure the view from tourists and residents as they come in from the south. Tom Niederkorn of 25 Whitetail Drive, addressed the Board and stated that he worked with Ithacare on the Site Analysis Study that Mr. Yntema referred to in 1990. Mr. Niederkorn stated that there were 16 sites considered. Mr. Niederkorn stated that he predicted that an evening like this would happen, if this was the site that was chosen. Mr. Niederkorn stated that the view would remain just as unique, just as present and available for the people in this community as it is right now. There are two parts to that view, one part is looking over the valley and West Hill the other part is looking up the valley at the lake. Mr. Niederkorn stated that it is the view of the lake, not the hills, that make this view so remarkable. The view would be narrowed, but not destroyed, in fact the building will provide a contrasting frame to the view up the lake. Alan Friedlander of 1057 Taughannock Blvd, addressed the Board and stated that the Board should go ahead and use common sense based upon the material that Ithacare has given to the Board, follow through, make a decision. The question should be that if the view is impeded, how does it affect the site and should it be changed. Mr. Friedlander stated that he did not feel that the Board had any evidence of any significance that says that this site should be changed. Kay Friedlander of 1057 Taughannock Blvd, addressed the Board and stated that the facility is needed for the elderly population in Ithaca and Tompkins County. Ms. Friedlander stated that the elderly care about nature and views and enjoy feeding birds. Ms. Friedlander stated that she had driven the road many, many times and never knew the overlook existed. Ms. Friedlander stated that she felt that the Planning Board should grant the application for this project. Richard Fischer, a resident of the Town of Ithaca for 35 years, addressed the Board and recommended that they accept and approve the Site Plan for the Ithacare facility. A member of the public stated that there were some written statements and asked if they could be submitted to the Board to save time at this meeting. (The statements received are attached hereto as Exhibits # 7, from Mrs. Isabell Flight, dated June 21, 1994), Exhibit #8, from Edna Federer, dated June 21, 1994; and Exhibit #9, from Marilyn Kinner; and hereby are part of the official record) Marnie Johnson of 2002 Ellis Hollow Road, addressed the Board and Planning Board 14 June 21, 1994 stated that she felt that the Planning Board should vote to go ahead with the Ithacare project. Chairperson Kenerson closed the Public Hearing and brought the matter back to the Board for discussion. Board Member Gregory Bell asked Mr. Macera how many of the living units would have view of the move. valley or lake. Mr. Macera stated that he could not give an exact number. The number of units in an attempt to maximize the view was never considered other than not to lose that opportunity by putting units in locations that would not serve a purpose. The units are located for community balance. Mr. Bell asked if it were a necessity for horizontal configuration of the building. Mr. Macera responded that the building was configured for convenience and accessibility of its residents within the facility. Board Member Candace Cornell stated that the two levels offer psychological freedom for the residents. Chairperson Kenerson addressed the Board and stated that the Board must determine if the amount of the view that is blocked is significant. Chairperson Kenerson asked how much of the 28 acre parcel would be used for the building on the proposed site plan. Mr. Macera responded that the building and pavement would occupy less than 10% of the parcel. Board Member James Ainslie stated that he felt that if the view was spoiled from where you are standing, you can always move. Board Member Candace Cornell stated that she felt that the overlook should be extended and the building needed to be rotated slightly to preserve more of the viewshed. Mayfred Hirshfeld of 122 Bundy Road, addressed the Board and stated that the view and nature means a lot to her, but she never knew that the overlook existed until the Ithacare project was introduced. Ms. Hirshfeld stated the Board should leave the plan the way it is because people can go elsewhere for an overlook. Town Planner Jonathan Kanter stated that the Board needed to address Part III of the Environmental Assessment Form, Item #3, which, based on the information available, decide if it is reasonable to conclude that this impact is important. The Planning Board discussed the request by Mr. Kanter to review the Environmental Assessment Form, the view, and the options available Planning Board 15 June 21, 1994 to the Planning Board for mitigating measures. The Board Members also discussed a meeting with the Town staff and the architects for Ithacare to work out details and discuss any available options. There being no further discussion, the Chair asked if anyone were prepared to offer a motion. MOTION by Herbert Finch, seconded by James Ainslie. 1. This action is the Consideration of Preliminary Site Plan Approval for the proposed Ithacare Senior Living Community, proposed to consist of a +/- 115,000 sq. ft. building with 60 adult care units, 20 assisted living units, and 80 independent living units, located on the west side of Danby Road approximately 2,000 feet south of the entrance to Ithaca College, on that 28 +/- acre portion of Town of Ithaca Tax Parcel No. 39- 1-1.3 for which the Town of Ithaca Planning Board granted Preliminary and Final Subdivision Approval on March 1, 1994, Special Land Use District No. 7., Ithacare, Inc, and 2. This is a Type I Action for which the Town of Ithaca Planning Board is legislatively determined to act as Lead Agency in environmental review with respect to Site Plan Approval, and 3. The Planning Board, at a Public Hearing held on June 21, 1994, has reviewed and accepted as adequate the Long Environmental Assessment Form Part I prepared by the applicant, a Part II prepared by the Planning staff, a site plan entitled "Preliminary Site Plan, Ithacare Center, Ithaca New York, Senior Living Community," prepared by L. Robert Kimball & Associates, and dated May 17, 1994, and additional application materials, and 4. The Planning Board, has on June 21, 1994 evaluated the extent importance of the impact of the proposed project on the Route overlook and the scenic views from said overlook identified being important to the area, and has completed the the Long Environmental Assessment Form taking into materials presented, observations of Board members at the proposed project, and public comment. NOW, THEREFORE, BE IT RESOLVED: and 96B as Part III of account the the site of That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with the New York State Environmental Quality Review Act for the above referenced action as proposed and, therefore, an Environmental Impact Statement will not be required. There being no further discussion, the Chair called for a vote. Aye - Kenerson, Langhans, Ainslie, Finch, Cornell, Smith. Planning Board 16 June 21, 1994 Nay - Bell. The MOTION was declared to be Carried Unanimously. MOTION by Candace Cornell, seconded by Gregory Bell: RESOLVED, that the Planning Board hereby postpones the determination of Preliminary Site Plan Approval for Ithacare to July 51 1994, pending discussion with the project architect regarding the location of the building and other aspects that might have negative impacts on the view. There being no further discussion, the Chair called for a vote. Aye - Langhans, Bell, Finch, Cornell, Smith. Nay - Kenerson, Ainslie. by Stephen Smith: RESOLVED, Meeting of June The MOTION was declared to be carried. AGENDA ITEM: APPROVAL OF MINUTES - June 7, 1994. MOTION by Virginia Langhans, seconded by Stephen Smith: RESOLVED, Meeting of June that the 7, 1994, Minutes of the Town be and hereby are of Ithaca Planning Board approved as written. There being no further discussion, the Chair called for a vote. Aye - Kenerson, Langhans, Smith, Ainslie, Finch, Cornell, Bell. Nay - None. The MOTION was declared to be carried unanimously. APPROVAL OF MINUTES - July 13. 1993. MOTION by Candace Cornell, seconded by Robert Kenerson: RESOLVED, that the Minutes of the Town of Ithaca Planning Board Meeting of July 13, 1993, be and hereby are approved as written. There being no further discussion, the Chair called for a vote. Aye - Kenerson, Langhans, Ainslie, Finch, Smith, Cornell. Nay - None. Abstain - Bell. The MOTION was declared to be carried. Planning Board 17 June 21, 1994 APPROVAL OF MINUTES - August 17, 1993. MOTION by Candace Cornell, seconded by Herbert Finch. RESOLVED, that the Minutes of the Town of Ithaca Planning Board Meeting of August 17, 1993, be and hereby are approved with one correction. On Page 1, under ALSO PRESENT: a correction to the spelling of a name. was spelled Libby Okihuto, correctly spelled Libby Okihiro. There being no further discussion, the Chair called for a vote. Aye - Kenerson, Langhans, Ainslie, Finch, Smith, Cornell. Nay - None. Abstain - Bell. The MOTION was declared to be carried. APPROVAL OF MINUTES - September 21, 1993. MOTION by James Ainslie, seconded by Candace Cornell: RESOLVED, that the Minutes of the Planning Board Meeting of September 21, 1993, be and hereby are approved as written. There being no further discussion, the Chair called for a vote. Aye - Kenerson, Langhans, Ainslie, Finch, Cornell, Smith, Nay - None. Abstain - Bell. The MOTION was declared to be carried. OTHER BUSINESS. Town Planner Jonathan Kanter requested that the Board set a Public Hearing date for Elder Cottage Housing for the July 5, 1994 Planning Board meeting. Mr. Kanter stated that there would be a Public Hearing at the Town Board Meeting on July 11, 1994, and they would like a recommendation from the Planning Board prior to that. Chairperson Kenerson stated that a Public Hearing regarding Elder Cottage Housing would be on July 5, 1994, after the Ithacare discussion. Planning Board Members concurred. Planning Board 18 June 21, 1994 ADJOURNMENT, Upon Motion, Chairperson Kenerson declared the June 21, 1994 meeting of the Town of Ithaca Planning Board duly adjourned at 11:47 p.m. Respectfully submitted, 9k14 StarrRae Hays, Recording Secretary, Town of Ithaca Planning Board. Drafted 6/24/94. FINAL PRESENTATION TO THE ITHACA TOWN PLANNING BOARD FOR PRELIMINARY SITE APPROVAL, ITHACARE SENIOR LIVING COMMUNITY (DANBY ROAD), ON JUNE 21, 1994. Mr. Chairman and members of the town board. Ithacare is a licensed residential care facility for the elderly; the only organization of its kind in Ithaca and all of Tompkins County. For the last 20 years since 1974 it has met the housing and personal care needs of the elderly without regard for their financial means. Currently one -half of Ithacare's residents are supplemental security income recipients. Approximately five years ago the Ithacare board of directors determined after lengthy and detailed study that if Ithacare was going to survive and prosper it must build a new senior living center. This was necessary because of several significant challenges Ithacare was beginning to face. Some of these challenges include: 1a a growing list of elderly who are no longer able to live independently and require housing and a broad range of quasi - health care and supportive services. 2* struggling with an obsolete building whose mechanical systems are prone to failure and an array of ramps and lone elevator unable to meet the needs of residents. 3. single rooms, each of which provides approximately 125 square feet of living space and only a half bath, requiring residents to schedule use of centralized bathing and shower facilities. 4e a small dining room requiring residents to eat in shifts and A basement kitchen requirr /Jq food to be prepared and transported upstairs to be served. 5. a shrinking census of private pay clientele do to limited living space and an absence of contemporary housing options. 6. a growing waiting list of local residents requesting assisted living options. Over the last several years, Ithacare has held exhaustive discussions with several community based organizations to evaluate opportunities to form partnerships so that services and programs for the elderly could be jointly developed and duplication of services minimized, a business plan and financing strategies have been reviewed, siting options studied and mission and program statements refined. Ithacare's plans to develop a continuum of long term care housing and support services to meet the needs of this community's elderly reached an important milestone on January 13, 1994 when the Ithaca town board approved a local law amending the zoning ordinance to provide for a special land use district for Ithacare's senior living community on Danby Road. The use of this land for a residential care facility is included in the Town of Ithaca /l%i1IU��S r C Page 2 Comprehensive Plan. On March 1, 1994 Ithacare received preliminary and final subdivision approval for the subdivision of Town of Ithaca tax parcel no. 39- 1 -1.3. Subsequent to these approvals Ithacare's project team, including representatives of Ithacare, Ithaca College, our architects, construction manager, consulting environmentalists and surveyor have worked closely together with town staff, South Hill neighborhood residents and other interested parties to ensure that the site plans conformed to the requirements and fall within the parameters delineated in Local Law #1, Special Land Use District P. We are pleased to present the details of our site plans and describe our specific efforts that have permitted us to successfully. 1. meet the requirements of the zoning and subdivision regulations. 2. act on the recommendations and suggestions offered by the town of Ithaca and members of the community. 30 consider important environmental issues and take specific actions to protect unique natural site features such as wetland areas and steep slopes, minimize the loss of wildlife habitat, mitigate the impact on scenic views, and 40 incorporate these issues into our plans and develop an effective program in cooperation with Ithaca College that will permit us to offer high quality housing and personal care services to meet the needs of the elderly and serve the education and research objectives of students and faculty. Ithacare's proposed site plan weighs all of these issues and attempts to carefully balance a building design that meets the human service needs of the elderly and their families with the need to preserve "scenic views." The following slides will help to present and illustrate Ithacare's site plan and discuss several of the changes that have been made to the design of the residence to meet the needs of all concerned. SLIDE 1 is an aerial photograph of south hill including ...... SLIDE 2 is also an aerial photo that includes an outline of Ithacare's 28.010 acre subdivision. Please note later on in the site plan (and subdivision plat) that the northern property line is actually further north than is identified here. This is due to the town's request that Ithacare preserve the wetland area on this site. This was one of the first changes Ithacare agreed to make at the request of the town and members of the public who expressed concern over the sensitive nature of the wetland on the site. A,1 I SLIDE 3 is a photograph of the building "roof plan." It was shared with the public who attended the siting demonstration on south hill on June 2nd and includes the locations of high roof ridge markers. The dimensions of this roof plan is less than the original building profile included in the schematic design drawing referred to in Special Land Use District No. 7. The previous length of the building complex was approximately 580 feet. It is now approximately 532 feet, a reduction in the length of the building of 48 feet. The front of the building which is described as causing obstruction of views of West Hill is two stories and was approximately 345 feet in length. It remains two stories, however, the first floor length has been reduced to approximately 293 feet and the second story shortened to approximately 227 feet. This returns a significant portion of the view lost with the previous design. The depth of the building has also been reduced as has the heights at the high roof ridges and peak. The height reductions will be covered later in a slide of the building profile. I should point out that some of the markers used to demonstrate the high roof ridges during the siting demonstration were exaggerated to show more of an obstruction than will actually be the case. The high roof ridges at the ends of the lower level will in fact move towards the center of the building by approximately 27 feet at each end. SLIDE 4 includes the site lines as measured from the overlook by our licensed surveyor. Site lines 1,2 and 3 pinpoint the high roof ridges and establish angles of obstruction of approximately 48 and 53 degrees. SLIDE 5 depicts the view obstruction to west -hill caused by the shadow line (squares) of the proposed building roof ridges. The circles represents the shadow line caused by the existing tops of trees. The lined area is what will be obscured by the building. SLIDE 6 is the profile section from the overlook. The height of the building was originally 607 feet at the peak. It is now 603 feet 3 inches. The high roof ridge was originally 601 feet. It is now 597 feet 3 inches. In other words the height of the residence at the high peak and high roof ridges has been lowered by approximately 4 feet (3 ft. 9 in.). The reduction in the building height en accomplished by a combination of lowering the roof pitch, dropping the second floor ceiling height and dropping the building an additional 1 foot on the site. The tallest building portion was 38 feet between the peak and first floor elevation. It is now 35 ft. 3 in. r Page 4 SLIDE 7 is the site plan on the entire subdivision parcel. SLIDE 8 is the site plan on the front portion of the Ithacare subdivision. The site plan puts into perspective the total range of changes and reductions made to the building. This includes reducing the overall profile of the residence by shortening the length of the building, reducing the height at the peak and high roof ridges to minimize obstruction of views to west hill, shifting the building on the site to prevent obstruction of views to the lake and enhance protection of environmentally sensitive areas on the site. The consequences of Ithacare's actions to lower the building will require additional site excavation and sewer construction resulting in increased project costs. In consultation with the town of Ithaca, options to move the building in a westerly direction will dramatically and adversely effect environmentally sensitive areas on the site. Additionally, steeper slopes encountered by moving the building west will result in changing construction to a three story, steel reinforced concrete structure that would be financially unaffordable and aesthetically unappealing. An increase in the infrastructure would also be financially prohibitive due to lift station applications. Requirements for additional covered surfaces would also contribute to greater negative environmental impact. Redesign of the residence by making it a single story, ranch style facility would render the program ineffective and lead to operational failure. Construction costs of building a ranch style residence would dramatically increase due to foundation requirements making the project unaffordable. There are some positive outcomes that may accrue to the benefit of south hill residents as a result of locating a senior living community on Danby Road. They include, improving personal safety as a result of possible New York State actions to reduce speed limits and through the possible addition of traffic signals, improved mail service and expansion of cultural and recreational opportunities for the neighborhood. Thank you. I would be pleased to answer questions and elaborate further on any of the points that have been presented. r � N A M name is Tom Salm and ' My I am vice president for Business and Administrative Affairs at Ithaca College. I wanted to take just a minute to let you know how strongly Ithaca College supports this Ithacare project. A number of people from the College have come to show that support, and I would like to introduce Carl Sgrecci, vice president and treasurer, Dr. Thomas Longin, Dr. Richard Miller, dean of the School of Health Sciences and Human Performance; Dr. John Krout, director and professor of our Gerontology Institute; aTrd=4;rw,. I will be brief but I would ask that after I finish that you give S(Dr. Miller ) an opportunity to speak in support of moving ahead immediately with this project, aw Ye is most familiar with the developing programmatic relationship planned for our students and Ithacare residents. My purpose in being here is to say thank you to this Board, to the members of the planning staff, and the code enforcement staff who have supported Ithaca College building projects over the past several decades. I personally have been before this Board 7 or 8 times in the past 10 or 12 years seeking approval for projects ranging from a warehouse to a new science building. The Town has always been supportive of the College as it has initiated new ventures, and the College, in turn, has made every effort to make its projects consistent with the planning concepts of the Town. In the case of the Ithacare project, the College has already '��i a Y•riTiiiT- �- ��as �:• I will be brief but I would ask that after I finish that you give S(Dr. Miller ) an opportunity to speak in support of moving ahead immediately with this project, aw Ye is most familiar with the developing programmatic relationship planned for our students and Ithacare residents. My purpose in being here is to say thank you to this Board, to the members of the planning staff, and the code enforcement staff who have supported Ithaca College building projects over the past several decades. I personally have been before this Board 7 or 8 times in the past 10 or 12 years seeking approval for projects ranging from a warehouse to a new science building. The Town has always been supportive of the College as it has initiated new ventures, and the College, in turn, has made every effort to make its projects consistent with the planning concepts of the Town. In the case of the Ithacare project, the College has already C L7 expanded from 24 to 28 acres, the amount of land contributed for the project. The additional acreage allowed the building to be moved away from a wetland area that a number of people believed should be left untouched. Ithaca College personnel and our Board of Trustees have been involved in reviewing plans and elevations as the project has evolved. It is the College's judgment that the building, as currently designed, strikes an appropriate balance between optimum functionality for the Ithacare residents and significant environmental principles, including views to the lake, for the community at large. The College supports this project and cannot support the proposal that Ithacare modify the design of the building again, resulting in certain delays, and 1possibly even the demise of the project. The College, as a major landholder in the community, supports careful planning and serious consideration of the many implications of building projects. However, we have come to realize that many times you cannot satisfy everyone and we are still surprised by those who expect the College to maintain and utilize its properties in a manner consistent only with the expectations of certain special interest groups. Certainly, green areas and views are very important, but ultimately most any building will block someone's view, at least from a given perspective, and most construction projects will provide grounds for objection by some community members who would argue for total preservation as against prudent conservation. V IV In closing, I would remind people that the College, in trying to be a good citizen in the community, does, in fact, use its physical facilities for the benefit of this community. For example, the College has contributed land for the South Hill firehouse, provides the site for the annual fireworks display and, of course, welcomes members of the community to many of our social, cultural, and athletic events which enrich the community. This Ithacare project now will provide an exciting and distinctive intergenerational educational opportunity for our students, but maybe most important it will provide excellent facilities, including an excellent view of the community and the lake for a growing segment of our local population. That segment is, in this instance, a group of low and middle income senior citizens who will be living at Ithacare, and enjoying the facilities and the views with their families, other residents and our students. To me, this project represents the best possible kind of town -gown collaboration, wherein two local institutions have planned carefully with the Town to provide an important and spectacular new facility for a growing and very important segment of our community. I thank you for your time and attention, and I would appreciate it if you would give (Rich Miller a couple more minutes of your time. Thank you. Jay Mattison w 985 Danby Road Ithaca NY 14850 -5719 TEL 607.272.6157 FAX 607.272.4353 Robert Kenerson Chair Planning Board Town of Ithaca Ithaca NY 14850 �nathan Kanter Town Planner Town of Ithaca Ithaca NY 14850 June 20, 1994 Dear Misters Kenerson, Kanter, Town of Ithaca Planning Board Members and Members of the Public: RE: Consideration of Preliminary Site Plan Approval for the proposed Ithacare Senior Living Center, Town of Ithaca Tax Parcel No. 39 =1 =1.3 I am sending this letter addressed to the above and providing a copy to Mr. Doug Firth. I am appointing either Doug Firth or Robert Kenerson as my agent so my comments can be presented at the public hearing and entered into the record. I am a resident of 985 Danby Road, Ithaca NY. Ithacare is an organization that provides needed services to the greater Ithaca community. I feel that Ithacare programs are beneficial in meeting an important role for senior members of our community. I am not opposed to the building and developing a greater scope of Ithacare's services on the parcel under consideration. I do feel that a better location of the building on the site would meet the needs of seniors AND neighbors and the general public. An optimal solution must be developed for the benefit of everyone. After reviewing the material on file for this project, attending several meetings, and holding discussions with the parties involved, I strongly feel that there is not enough accurate and credible data available for the Town Planning Board to make an informed decision on this request. It is my opinion that considerable misinformation has been presented or information based on innuendo has been presented as fact. One specific example deals with Appendix 4 of the FINAL COPY dated 18 May, 1994 "Full Environmental Assessment Form ", In Appendix 4, it is stated, "The proposed project will have minimal impact on the vista from the South Hill Overlook... The proposed project will allow for an unobstructed panoramic view of Connecticut Hill, West Hill, the Valley, city and lake. It will have no impact on the view of Cornell and East Hill." The visual test conducted was somewhat impaired by weather conditions, but erring on the conservative side, at least 80% of these views would be blocked using the demonstration balloons and particularly the elevation poles as roof heights. There are photographic exhibits that will be presented to confirm this as fact. Kenerson - Mattison letter page 2 20 June 1994 • We have had several discussions with Ithacare representatives who have listened to the South Hill neighborhood concerns, but Ithacare has resisted any recent compromise to lower the building height by moving the 2nd level assisted care portion, re- siting the building on the parcel further to the west etc... There is a continual stonewalling of "too much expense to evaluate or consider" anything but the exact plans presented. It is my opinion that the project is overextended in scope. Ithacare needs to scale its design and impact to meet those constraints. It would seem that it is in the best interests of Ithacare, the public and the neighborhood that accurate facts and alternatives be developed and then considered by the Town Planning Board. There seem to be too many Unanswered questions and Unquestioned answers to proceed with granting approval of this project as currently presented. Thank you for your consideration and attention. Jay Mattison encl. xc: Doug Firth • 941TCL.02 A 6/22/94 09:14 '26072741137 J ^KACA TOWN PLANNING BOARD MEET TOWN BALL T_THACA, NEW YOR7K TUESDAY, JUNE 21, 1994 7:30 PM TESTIMONY IN SUPPORT `OF THE !PROPOSED I"THAC=" ?ACIL ITY TO DE LOCATED ON SOUTH HILL Y Ladies and gentlemen, ny name is Richard C. Miller, dear_ of the School of Health Sciences and Human Performance at Ithaca col l ege . I would like to thank you for the opportunity to speak on behalf of the proposed site for ithacare's aew moil ;tvr. ? would like to briefly speak to relates to the 7thacare facility due to College's planned programmatic initiativ faculty with the residents and staff of During the early 1980's, zt.h.aca cc1 the issue of site as it its importance to ,thaca 6es involving students and r thaca.re . legerecog -ized that the crowing needs of our senior citizens would deserve and command ti c ne attention of future serviice providers in virtually all segments of our soc?ety. Thus, the College began an effort to prepare its students and faculty to address the health and service- related "*aizA-g r1P.P.mP.f1 PG:RPn -Iri al to -imprriving '�}lA [Rill i.ty of I i.fe for the elderly. Imo, 1986, president ''3raes J. Whalen led an effort in which Ithaca College was able to secure funding to provide opportunities for faculty and students o initiate academic az}d outreach programs Whig% focused on issues related to the stud.7 of aging. Thoac initiat=ives involved faculty and student interaction with several- off our local health - care,' g_ -UVid a s and area sen± or ci t; fens, and Provided additional educational opportunities for students enrol 1 ed .r2 our undergraduate Geroutclog Collage eatnfirmod ito aammitmont to addrocci.ng thQ n©cdc of tho elderly by establishing a. Gerontology institute through which Lhe College would become a resource for infozmation on gerortologicat issues, support curriculum development and applied research initiatives, and enhance. the Promotion of gerontology education designed to improve educatic:o.al opportunit?es for students and faculty in addressing community needs , The lnstitute assumes an multidiscipzinary _role in supporting curriculum development while developing regional service outreach programs through partaerships w th health care Drovi ders and CgI1muni -ty age.nui es. The ' nstitute, under the direction. of Dr. John A. Kraut, serves as an important resource through which students, faculty and staff would interact to achieve greater integration of the curricula of all programs and �xh i hi 14gi i'�GLT�s 06/22/94 09:15 '$8072741137 draw upon: t'.e considerable faculty expertise which eXi sts . IZ 00�i The presence of an elderly residential —care racil;ty 4.11 close Pr4gimity to Ithaca College will provide academic acLmi ni strators an opportunity to plan and develola a variety of unique and irlovative Programmatic ;aitiatives. nvolviag elderly residents. Vie School of Health Sciences aad Human Performance wi th its six academic departments inc.ludinc; clinical, teaching and heaith sciences resources, is well positioned to provi rip programs and activities to enhance the educati on of i is slyidents whi 10 enab� ins elderly residents to benefit from, iraristy of healr_h- relatcd serc_ces. School administratorq end faculty have worked w; *?; ?thacare's administrate an' an(3 sluff to plan and structu.ro academic Programs and service -r- #M7 a:teri activities desigrsed to strengthen the academic preparat4 nn of students and provide oppo_ -un?. }? es for residen ±s to benofit from a close aesoc�ation with the co?leyc community- Also, having the opportunity to inateract wj t� ct resi d fan fi al care facility close to the College is am izmpr,�iL Lunt fantor in meeting the college"o goal of establis�-__lag eu.1 exc_t?ng intnr9e- nQrati onal environmcnt wh* ch would be mutually benefi cia? 06i1?ti�� 09:13 $0072741137 001 itfnaw Coinge ITHACt fth$Ga New Yotic '_ ;EEO 607- 274mvW7 Office oT the Dun SCtxJUJ 7` 1- i6alii+ :3Gi2nCBa a�'�3 Hum3n Perfr�nrianc� DATE: mr COMPANY: FAX NQ. FROM DEFT: T =HONE N2 0: NTU1rMER OF PAGES: ter.. AOCOUNT NO: FAX TRANSl%dT�" Tom.. REQUEST rrHACA COLLEGE FAX Noi 607- 2744137 �enq� a 741 _J2 -37 (total s"naiacing this paste) "SGFFirF, USE ONLY*** DE rr. ACCOUNT NO: - -- 5660 PACE C`IARGE I,Ihr l:'WARit� TOTAL . Ca�z�nr L. ALLA'5E,s - BCD„! FE2 65 11 Anv1ivr0AJ D I4 LL R �tiTDA ��, N �� l4LIN( C 53q -308 ) ITHACARE VS VIEW ITHACARE VS ENVIRONMENT Weighing community values 7 `. My husband and I have been personally interested involved with the plans for the new ITHACARE. We approached Dr. Richard Miller when we first learned of the hope to move Ithacare to the Ithaca College property on R. 96B. We were very supportive of the idea of merging the needs of the elderly and the educational values of students who cared about the elderly and who were preparing for careers in gerontology. With John's father approaching 88 years and needing the assistance of caregivers with youth and mental vigor while still maintaining his independence and dignity we were pleasantly alerted to a living option which might include him so he could be closer to us than Springfield, MO. We had also seen how completely satisfied many people were with the Hanover, NH Kendall - a similar permanent care facility. We were at the same time concerned about the impact the new facility would have upon the natural environment of the IC field. We walked the property and took a visual accounting of the vegetation and bird life, noting that many deer utilized the acreage as well. No doubt other mammalian inhabitants lived or bedded down there, or, at least, benefitted from the food resources that grew in abundance and in a wide variety of species of plants. It was late Autumn and we noted several species of sparrows... White- throated, White - crowned, Fox, Song, to name a few. Cardinals were common, Catbirds, Chickadees, etc. Fox sparrows are not abundant here and are migrants only. Their sweet, fluid notes are a special sound and their russet, deeply. streaked forms beautiful to behold. They and the other finch -like birds were relying upon not only the energy derived from seeds and berries abundant in the field shrubs, they were utilizing the shelter of the thickets from weather and predators as they made their way from Canada to southern US and central America for the winter. We imagined where the building might go and also, quite frankly, dreamed up ways to keep much of the natural vegetation and design supplemental plantings after the building was complete. We did not know then what the architecture or placement of the building was. We were excited about the possibilities of developing walking trails that would be available to not only the walking elderly, but to those confined to wheelchairs. We dreamed up arrangements of bird feeders, bat and butterfly houses, bluebird boxes, etc. The pond, which was not a borrow pit, which is a hole left over after gravel, etc. is borrowed for road construction, but an old quarry, was a small bit of paradise where flycatchers, warblers, tanagers, frogs, snakes, turtles, dragonflies, etc. were sure to find their every need. It was lush and romantic with trees hanging over the water and creating lovely shady privacy, cool and peaceful. We extended our imagined pathways to and around the pond so the elderly residents of Ithacare could find their own quiet haven even there. /" m, L The pond and stream are important to the health of the overall habitat, providing necessary damp soil, natural filtering, and beauty. Beauty and diversity of life, both plant and animal. Beauty... Beauty. When we saw the preliminary architectural plans of Ithacare we thought it was a very attractive building, sure to be complimentary with the surroundings. It also provided access to the natural beauty around it for those unable to enjoy the outdoors - those bedridden or too ill or frail to walk or ride the trails. From our perspective, Ithacare's plans were kind to both people in their twilight years and to the natural environment. The property is not representative of rare habitats. In fact, after the multitudes of farms were abandoned or sold to the state during the Great Depression on the 30's, secondary succession fields replaced active farmland... farmland that was the result of clear- cutting old growth white pine forests that made up the face of Tompkins County at the turn of the century. There were no "views" of Cayuga Lake as we know them today because the land was covered with giant, centuries old evergreens - mostly white pines. Rt. 96B, 790 89, etc. were Indian trails through dark forests. There is a phenomenon called succession which goes on - or could go on - naturally and changes the composition of plant -life and consequently animal life everywhere. If you do not mow your lawn, wildflowers, small herbs and shrubs and eventually trees begin to seed and grow until the once grassy lawn becomes a small woodlot which undisturbed becomes a forest. As this process continues the make -up of the habitat alters as sun - loving plants take over shade - loving plants. Once upon a time Tompkins County had Golden - winged Warbler in fields such as the I.C. property. John has spent nearly 20 years studying this ground- nesting, exquisite warbler. His conclusions about the decline and eventual disappearance altogether of this species include its choice of habitat. Secondary successional fields that result from farmland abandonment. Such habitat is also declining in Tompkins County and mature forests are returning. Whatever shrubby fields are left are being developed - not by such facilities as Ithacare, but by individuals who want to live in housing developments, student housing, etc. The irony of the resident complaints about losing the lake and west hill views is that their very properties from which they view the vistas were once forest edge and shrubby fields. If the private homes had not been built in their long, sprawling fashion along the ridge and forest edge, anyone - Mr. and Mrs. Public could sit up there and have a glorious view of the hills and valley that lead to Cayuga Lake. The more disturbing irony in their complaints is they never once have mentioned the desires and more elderly who will live at Ithacare for of natural beauty has not faded because specifically, the same they age. needs, of view. Their sense Perhaps, because the they are more sedentary, they have the luxury of enjoying such beauty more than in their entire lives of working, raising children and community service. I am very disturbed by the lack of empathy for the natural habitat in the quest for "a view ". "Move the building" has been the cry of a few insensitive people who sit smuggly on their vantage points that were once forest and field and teeming with wildlife and wildflowers (I know because I used to play there as a child before all those houses were built), who have not concern for the quality of life of the elder citizens of Ithacare, and who have not put out the effort to check up on those of us who have looked this entire situation over as concerned citizens, environmentalists, and social beings who care about the legacy of our grandparents and parents who instilled in us values and an ethical relationship with the world around us - manmade and natural. After much discussion and encouraging the powers that be to make some compromises to protect the integrity of the land in question, we believe that the Ithacare development will complement and be complemented by its surroundings. If I were to get agitated it would be to watch like a hawk the excavators as they prepare the site for building. We have a friend who has just finished a large home on a 90 acre parcel ... a piece of land with woodland, wetland, upland and extensive beaver ponds and streams. The workers were instructed to protect with h reputations the plants that were tagged for protection. I 4,01digger dug a hole that was only 2" in diameter larger than the vat he sunk into the hole and he touched not one tree or important shrub. Likewise, the foundation. As the final construction took place this spring, birds came to the feeders and surrounding ponds, shrubs. By the time the building was finished and landscaping was underway, a great diversity of wildlife was embarking on the season of procreation. Baby beavers swam about in the pond and chewed down small trees next to parked trucks. Hummingbirds flew into feeders and fed on wild flowers blooming at the forest edge. A fox trotted through the site in broad daylight. But, then, our friend, like ourselves, believe in the Leopoldian land ethic. It might behove all who question the justification of Ithacare's new facility to think more in terms of how people will intrude upon the lives of animals and plants in this declining type of habitat than to worry about losing a small window of view in a county where views are taken for granted until the economics of losing them stirs defensive posturing. Those complaining should have thought of that long ago as ugly low- income housing, high -rise apartments, student housing, high -cost housing development communities were allowed to eat up the vistas. I read in the Journal's editorial of a little more of our scenic gateways to the city...narrow the would prefer that the highway wildflowers, ponds, streams, too. that Ithacare's building might heritage... "...eat up one of the natural window..." Goodness, I be edged with trees, fields, But, it is a bit late for that on 96B where the gateway to Ithaca is bordered by a sprawl of not - all- college establishments that - attractive homes, apartments, playing fields, factories, and gas stations. Sounds junk yards, fire station, schools, and fast -food more hypocritical to me. Having been involved with discussions about how to make the least impact on the land and provide our elderly citizens with the same beauty everyone else selfishly wants a monopoly on, I am convinced that the pluses far outweigh the negatives. The valuable cooperation between Ithacare and Ithaca College will promote a new generation of youth who care about preserving a high quality of life for their parents and grandparent's generation, promote an interdisciplinary curriculum that will teach human ecology as well as animal and plant ecology and design attitudes for an ethic that enhances both man and nature. Our hope to generate nature trails, nest boxes for birds, bats, butterflies, feeding stations and plantings, educational programs that will involve students and Ithacare residents... If the residents of 96B would cease complaining on behalf of their self- serving interests, there could be a treasured relationship between them and the residents and the students. Participate in enhancing the quality of life by taking a lonely, frail resident who loves the outdoors on a quiet walk through the property. Point out - or better yet, learn from them...about the birds, butterflies, flowers, smells, views, geology, etc. and when you are done, take that resident to the west side of the building and sit side -by -side and watch the sun emblazoned on the horizon, setting fire to the sky and reflections on Cayuga Lake ... silent and serene...giving of yourselves the most valuable gift - friendship and empathy. Enjoy that waning day with those ,whose lives are setting...the site is ideal. After all the bulldozers have left and the last landscaper has put in the last tree or flower bed, the deer and birdlife, reptiles and amphibians and insects will surprise all with their adaptability. Rabbits will eat the begonias and woodchucks will make the greens hazardous all over again. If the pond is left undistrubed, Spring peepers, wood frogs, toads...all will make a din of song that will uplift the spirits of someone old who thought the winter was just a tad too long and who needed some natural sign that Spring would come again. not something so sure when one realizes an 80th birthday is about to happen. I would only hope that the people who vehemently oppose Ithacare's plan because of views, natural habitats, wetlands, etc. would put as much energy into opposition for any other development that comes along that will have considerably more impact in the long term. We allowed the flood plane of Inlet Creek become our uglified and treeless fast food strip before people cried no more for a tiny plot of land left with two Mallard ducks. Too little, too late. We are too fickle when the damage perceived is close to home; too blase when the damage cannot be seen from the front porch. I'd like to read some Leopold to close... There is as yet no ethic dealing with man's relation to land to the animals property. privileges The but and plants land - relation not obligations. which grow is still upon stricly it. economic, Land. is still entailing All ethics so far evolved rest upon individual is a member of a community of instincts prompt him to compete for his a single premise: that interdependent parts. place in that community, the His but his ethics prompt him also to cooperate (Perhaps in order that there may The land be a ethic place to simply compete for). enlarges the boundaries of the community to include land. soils, waters, plants, and animals, or collectively: the This sounds simple: do we not already sing our love for and obligation to the land of the free and the home of the brave? Yes, but just what and whom do we love? Certainly not the soil, which we are sending helter- skelter downrive. Certainly not the waters, which we assume have no function except to turn turbines, float barges and carry off sewage. Certainly no tht a plants, of which we exterminate whole communities without batting an eye. Certainly not the animals of which we have already extirpated many of the largest and most beautiful species. (I might add, certainly not the elder human community, since we depend upon it to our own Adulthood and then consider dispensible and troublesome and therefore esconce in nursing homes after which we make token visits for show.) In short, a land ethic changes the role of Homo sapiens from conqueror of the land= community to plain member and citizen of it. It implies respect for his fellow- members, and also respect for the community as such. Conservation is a state of harmony between men and land. It is inconceivable to me that an ethical relation to land can exist without love, respect, and admiration for land, and a high regard for its value. By value, I of course mean something far broader than mere economic value; I mean value in the philosophical sense. We are separated from the land by many innumerable physical gadgets. Turn the modern on the land, and if the spot does not happen to "scenic" area, he is bored stiff. (Or, I defensive, middlemen and by ian loose for a day be golf links or a would add, he is A thing is right when it tends to preserve the integrity, stability, and beauty of the biotic community. It is wrong when it tends otherwise." F.th r• c not c i nnnnmi na cl�n�il.i rYr..sern ."ten ,-el �� :.....L.:. ♦1... land, for for man's belongs. • ! the natural world is me not a collection of things solely struction longer I would suspect use, but acommunity of interdependent parts to which trying man It seems to me that the Ithacare plan struction longer I would suspect is a close as a development can come attempt "don't to trying to find a way to meet the requirements elderly, of a land youth and ethic. a Leopoldian It seems "land" to me in a that caring about the harmonious fashion is as close materialistic to a philosophical world. right as we can get in our overcrowded, The Ithaca Journal made a dig at the building being a "spidery struction longer I would suspect than one -and -a of avoiding a highrise half football fields ". An that would stir the attempt "don't wreck my arguments view" against proponents to this future "treasure" riot. It seems to me that the are petty at this point. Finally, I find the Journal's concern that Ithacare should become one of Ithaca's treasures off -base. The concern should be for preserving as much of the land as possible while enhancing the quality of life of elderly citizens as much as possible as much as building good relationships amongs students, elderly and the rest of the community as possible. We forget to be kind to one another in our mad quest to make this area a tourist attraction which in turn brings money to the community. All the money in the world will mean nothing if we can't get along, or cannot care about the natural integrity of the area that draws people here in the first place. As Leopold declared, "Man always kills the thing he loves ...of what avail are forty freedoms without a blank spot on the map? We, the undersigned residents in the neighborhood of the scenic overlook, located on Route 96B, near Ithaca College, would like it to be known that we appreciate the service Ithacare provides to our community, and wish it well in its expansion. However, we respectfully request that Ithacare choose a site not near the scenic overlook, so as to preserve the unparalleled view historically enjoyed by the community and tourists alike from this location. Name Address 7 MKIN k( %I F; P /i , , i r t C % << CC We, the undersigned residents in the neighborhood of the scenic overlook, located on Route 96B, near Ithaca College, would like it to be known that we appreciate the service OIthacare provides to our community, and wish it well in its expansion. However, we respectf request that Ithacare choose a site not near the scenic overlook, so as to preserve the unparalleled view historically enjoyed by the community and tourists alike from this location. Name Address 3 J>�,nbw Rd March 1994 C' (I� L n. i _.._'�c M�_ 46 XA a. I i V `3 ii << 33,G ��) 0 • We, the undersigned residents in the neighborhood of the scenic overlook, located on ,Route 9613, near Ithaca College, would like it to be known that we appreciate the service Ithacare provides to our community, and wish it well in its expansion. However, we respectfully request that Ithacare choose a site not near the scenic overlook, so as to preserve the unparalleled view historically enjoyed by the community and tourists alike from this location. Name Address March 1994 We the undersigned residents d nts in the neighborhood of the scenic overlook, located on Route 96B, near Ithaca College, would like it to be known that we appreciate the service Ithacare provides to our community, and wish it well in its expansion. However, we respectfully request that Ithacare choose a site not near the scenic overlook, so as to preserve the unparalleled view historically enjoyed by the community and tourists alike from this location. April 1994 Name Address 'L I' a ��! -� .� u' 1✓ _�i� _ 71 J I 1 3 0 0 We, the undersigned residents in the neighborhood of the scenic overlook, located on Route 9613, near Ithaca College, would like it to be known that we appreciate the service Ithacare provides to our community, and wish it well in its expansion. However, we respectfully request that Ithacare choose a site not near the scenic overlook, so as to preserve the unparalleled view historically enjoyed by the community and tourists alike from this location. May 1994 Av 7t�/' 0(0 EQ S D7i • • We, the undersigned residents in the neighborhood of the scenic overlook, located on Route 9613, near Ithaca College, would like it to be known that we appreciate the service Ithacare provides to our community, and wish it well in its expansion. However, we respectfully request that Ithacare choose a site not near the scenic overlook, so as to preserve the unparalleled view historically enjoyed by the community and tourists alike from this location. vo (,( May 1994 lqe 14 Address �rcte 401 GirL�L A�� (11/1 �1�( C' civJ 1 C� a�CA 1D IU '�6 c IlFj, Cy \J is J , 0 0 FINAL Mrs. Isabell Flight of 116 Pine Tree Road, better know as Mrs. Dick Flight, asked that the following statement regarding Ithacare be presented to the Planning Board on June 21, 1994, and it is hereby entered into the record. "History dictates that the silent majority should be listened to as well as the vocative few. I am one of the silent majority. History in my immediate neighborhood; over 15 years ago several neighbors became concerned over the ground and environment and did not want a swamp or hillside developed, so each neighbor purchased double their lot size to prevent development. Then the Federal Government put in drainage which made the farmland tillable instead of a swamp. Now, within the last ten years, a new developer build houses on the hillside on the tillable land, one of which I live in. One of the very vocative neighbors was offered a job at a University out of state. His house sold soon and a young couple with children now occupy that house -- I am sure they are happier having homes well cared for around them instead of a swamp that was originally breeding mosquitos. This is only to say that the vocative few have gone and the long term planning is better than those few could have imagined. Neither the vocative senior nor I will live long - enough to see the long term result of tonight's meeting. So I encourage, based on history, that the Planning Board's recommendation be qui -etly given to a facility that will marry the Town and gown in a productive long -term program. In other words -- give Ithacare the variance. I am sorry that health care prevents me from delivering this message tonight in person." IF /srh • • �`Je., f ed er er MAL COMMENTS FOR PLANNING BOARD MEETING ON BEHALF OF ITHACARE -- 6/21/94 As Ken Dychtwald states in. his book entitled "AGE WAVE -The Challenges and Opportunities of an Aging America ", we are a young Nation growing older. The aging needs of Baby Boomers will soon need to be considered as they are also growing older. The physical environment we are living in will change despite some people's efforts to attempt to change nothing. Unwillingness to accept this fact will cause an intergenerational struggle that will dwarf the generation gap of the sixties. Several generations, each with their own agenda and interests, are competing for the limited resources. During the past century, extraordinary breakthroughs in health care have been eliminating many of the diseases that used to keep us dying young. If you don't die young, facilities will need to be provided to care for the needs of this aging population. We are most fortunate that Ithacare and Ithaca College are such forward - looking institutions. The longer one waits, to build a new facility the more costly it will become not unly in dollars and cents, but also in considering the needs of human beings. I would like to remind the Planning Board that this parcel of land was originally zoned as commercial. There should be no doubt in anyone's mind that the Ithacare facility will be considerably more aesthetic than a commercial facility. The stand for "preserving the view ", whatever that means has a closed mind about the needs of the future of our aging population. How to change the stereotype of aging to that of a dynamic maturity? How to bring beauty to being old? How to regain the authenticity of age? These should be the goals not only of Ithacare and Ithaca College but of each member of our community. Help our children and grandchildren understand that older people have insight, wisdom and value. Please stop fighting over a view versus the lives of individuals, including everyone in this room, that will be affected for years to come. I would also like to mention that the longer we wait, the more changes �xh obi I A and delays, the more costly this project becomes -- and who will pay for �Ig this ?? I'll let you figure e thhat out. %�� LS� � rf- GV w An Adult Care Facility like Ithacare is a vital link in the services for older people in this community. It provides a wonderful option for those unable to care for themselves at home yet not in need of nursing home care. It offers a mid -way point, providing assistance with daily activities of living while helping residents to maintain as much independence as possible. Many Ithacare residents attend activities at the Senior Center, volunteer for the Retired Senior Volunteer Program, and continue to play active roles in the community. We are in need of more facilities like Ithacare. As the population ages I am sure we will see even greater demand for this type of service. When I heard that Ithacare had come to an agreement with Ithaca College and planned to build a new facility on South Hill, I was delighted for two reasons. 1. The location is ideal, offering a beautiful setting, easily accessible and one that will attract individuals whose incomes will allow them to pay privately for dependent or independent residency. In order for any Adult Care Facility to succeed it is important that there be a healthy mix of private pay and subsidised residents. Ithacare has always been dedicated to meeting the needs of all older people regardless of their socio- economic status. This new facility in its proposed location will I believe enhance their commitment to this goal. 2. We have a desperate need for young people to go into the field of gerontology, yet very few students choose this area of study. Mainly because they believe the negative myths about aging. My experience with students who have been exposed to a facility like Ithacare's is that their image of aging quickly changes taking on a more positive mode. The benefits that both the Ithaca College students and Ithacare residents will gain from this collaborative effort will, I believe, be immense. None of us in this room tonight knows what our needs may be as we grow older. With Ithacare on South Hill we can take comfort in the fact that there will be a facility which will enable us to continue enjoying the beauty of this area while receiving the services we need to live life to its fullest for as long as we are able. '1`1 J,1W /f 7