HomeMy WebLinkAboutPB Minutes 1995-01-17Da
TOWN OF ITHACA PLANNING BOARD
JANUARY 17, 1995
Or I;1� ,
The
Town of Ithaca Planning Board met in regular
session on
Tuesday,
Ithaca,
January 17, 1995, in Town Hall, 126 East Seneca Street,
New York at 7:30 p.m.
PRESENT.
Chairperson Stephen Smith, Robert
Fred Wilcox, Herbert Finch,
Hoffmann, Jonathan Kanter (Town
(Assistant Town Planner), Daniel
John Barney (Town Attorney).
Kenerson, Gregory Bell,
Candace Cornell, Eva
Planner), George Frantz
Walker (Town Engineer),
ALSO PRESENT. Rev. Robert Lovelace, William Albern, Walter
Wiggins.
Chairperson Smith declared the meeting duly opened at 7:30
p.m.
Chairperson Smith 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 to be heard. Chairperson Smith closed
this segment of the meeting.
AGENDA ITEM. CONSIDERATION OF A RECOMMENDATION
BOARD OF APPEALS ON A REQUESTED SIGN VARIANCE ON
TO THE ZONING
THAT PORTION OF
TOWN OF
GLENDALE
DISTRICT
LOVELACE,
ITHACA TAX PARCEL NO. 31- 4 -1.2,
FARM SUBDIVISION, LOCATED AT
R -30. FIRST ASSEMBLY OF GOD
AGENT,
SHOWN AS LOT NO. 2 OF THE
197 BOSTWICK ROAD, RESIDENCE
CHURCH, OWNER; REV. ROBERT N.
Chairperson Smith declared the above -noted matter duly opened
and read aloud from the Planning Board agenda.
Rev. Robert Lovelace of 520 West Seneca Street, addressed the
Board and stated that the sign would be placed across from the
upper driveway for the Ithaca City school bus garage. Rev. Lovelace
then stated that he had discussed the sign with the Town's Zoning
Officer, Andrew Frost, and as far as he knew the sign was within
the regulations for a sign being posted at the proposed location.
Assistant Town Planner George Frantz stated that there were
two reasons for the proposed sign to need to come to the Planning
Board. Mr. Frantz stated that a variance is required because of
the Zoning Ordinance section that allows a developer to put up a
sign advertising their development during construction. Mr. Frantz
stated that the First Assembly of God is not in the process of nor
is it planning on starting construction of the church within the
next few months.
Planning Board Minutes
7
January 17, 1995
Board Member Candace Cornell asked Rev. Lovelace what the
purpose was for posting a sign now.
Rev. Lovelace responded
that the reason
was partially for fund
raising
and to create interest among their
congregation. Rev.
Lovelace
stated that the church had just
started a stewardship
drive.
Rev. Lovelace stated
that the sign
was necessary in order
to build the building, if
at least part
of the funds are not
raised,
be
then
mowed.
the
church
will
not
build.
Assistant
reason for the
was that with
Seneca Street"
premises sign.
that Mr. Frost
Town Planner George Frantz si
proposed sign to need to come
the words, "Join us now for
on the sign, it would qual
Mr. Frantz stated that those
determined that this requires
sated that the second
to the Planning Board
services at 520 West
ify this as an off -
were the two reasons
variances.
Board Member Fred Wilcox asked if it would be appropriate to
list the phone number of the Church on the sign rather than the
address.
Rev. Lovelace stated that it was good public policy to let
people know where you are located.
Town Attorney John Barney stated that the purpose of the Sign
Laws is to prevent billboard advertising throughout the Town of
Ithaca.
Mr. Frantz stated that he thought that the circumstances here
distinguish this particular sign from being a billboard and that
the Board was safe in recommending to the Zoning Board of Appeals
that the variances be approved.
Town Attorney John Barney stated that he had no problems if
the Board removed the last line on the proposed sign, which would
not make it an off - premises sign of advertisement, which is an
absolute prohibition in the Town's sign law.
Ms. Cornell stated that she felt that the bottom line should
be removed. Ms. Cornell asked if a phone number could be listed.
Ms. Cornell asked if the First Assembly of God was going to upkeep
the land in any way.
Rev.
Lovelace stated that
presently there is
a plot where the
sign is
proposed
to
be
that
is
mowed,
and
it
will
be
kept
mowed.
Attorney Barney stated that the Board may wish to impose as a
condition of granting of a variance, a time limit that the sign
could remain before construction must commence. Attorney Barney
suggested a deadline of September 1, 19966
Planning Board Minutes
K
January 17, 1995
The Board decided to recommend removing the last line on the
proposed sign, leave the choice of whether or not to include a
phone number on the sign, and to add the September 1, 1996 deadline
date to the proposal.
There being no further discussion, Chairperson Smith asked if
anyone were prepared to offer a motion.
MOTION by Candace Cornell, seconded by Gregory Bell:
RESOLVED, that the Town of Ithaca Planning Board, acting as
the Town of Ithaca Sign Review Board, recommend and hereby does
recommend to the Board of Zoning Appeals that the request for a
sign variance for the proposed temporary sign for the First
Assembly of God Church be granted subject to the conditions that:
1. The sign be removed
no
later than
September 1,
1996,
unless construction
has
commenced by
such date;
and
2. The sign be modified by removing the last line "Join us
now for services at 520 W. Seneca St." and, if the
applicant so desires, replacing same with the telephone
number of the applicant.
There being no further discussion, the Chair called for a
vote.
Aye - Smith, Kenerson, Cornell, Hoffmann, Finch, Wilcox, Bell.
Nay - None.
The MOTION was declared to be carried unanimously.
Chairperson
Smith
declared the
Sign
Board Review for the First
Assembly
of God
Church
duly
closed
at 7 :52
p.m.
AGENDA ITEM: APPROVAL OF MINUTES - January 3, 1995.
MOTION by Candace Cornell, seconded by Herbert Finch:
RESOLVED, that the Minutes of the Town of Ithaca Planning
Board Meeting of January 3, 1995, be and hereby are approved with
the following changes:
On Page 1, Paragraph 8, which read: "Board Member Candace
Cornell asked if the votes could be done with secret ballets."
This was changed to read: "Board Member Candace Cornell asked
if the votes could be done with paper ballets."
On Page 1, Paragraphs 10 and 11, the Board determined to
change the word "chairmanship" to "chairperson" in both paragraphs.
Planning Board Minutes
0
January 17, 1995
It was
the
consensus of the Board to
delete Paragraph 12 on
Page 1, as
well
as Paragraph 1 on Page
2, because they were
repetitious
and
confusing.
are
On Page 14, Last Paragraph, Last Sentence, which read: "Mr.
Macera went on to add that Mr. Bell had stated at the December 20,
1994 Planning Board Meeting that this was not expected of Ithaca."
This was changed to read: "Mr. Macera went on to add that Mr.
Bell had stated at the December 20, 1994 Planning Board Meeting
that this was not expected of Ithacare."
There being no further discussion, the Chair called for a
vote.
Aye - Smith, Kenerson, Cornell, Finch, Wilcox, Bell.
Nay - None.
Abstain - Hoffmann.
The MOTION was declared to be carried.
AGENDA ITEM: APPROVAL OF MINUTES - Correction to December 20, 19940
Recording Secretary, Starr Hays, addressed the Board and
stated that on top of Page 28, First Sentence, it read:
"...vicinity and the project, be placed on Page 7, Under Cultural
Resources, Item B, and new letter d." Ms. Hays stated that
Cultural Resources was actually Item E in the Scoping Outline for
the proposed Ithacare project and that the minutes should be
changed to insure accuracy in the official record.
MOTION by Herbert Finch, seconded by Robert Kenerson:
RESOLVED,
that
the
Minutes
of the
Board
be and
hereby
are
approved
with
the
There being no further discussion,
vote.
Town of Ithaca Planning
correction noted above.
the Chair called for a
Aye - Smith, Kenerson, Finch, Wilcox, Bell, Cornell.
Nay - None.
Abstain - Hoffmann.
The MOTION was declared to be carried.
AGENDA ITEM: CONSIDERATION OF APPROVAL OF SCOPING OUTLINE TO
DETERMINE THE SCOPE AND CONTENT OF THE DRAFT ENVIRONMENTAL IMPACT
STATEMENT FOR THE PROPOSED BUTTERMILK VALLEY ESTATES SUBDIVISION,
TO CONSIST OF 13 CLUSTERED LOTS, TOWN OF ITHACA TAX PARCEL NOS, 36-
1-4.2 AND 36 -1 -6, 74 +/- ACRES TOTAL, LOCATED BETWEEN 1146 AND 1172
DANBY ROAD, RESIDENCE DISTRICT R -30, RESIDENCE DISTRICT R -15, AND
SPECIAL LAND USE DISTRICT S -1. WALTER J. AND JOYCE Y. WIGGINS,
OWNERS /APPLICANTS; WILLIAM F. ALBERN, P.E., AGENT.
t .
Planning Board Minutes 5 January 17, 1995
Chairperson Smith declared the above -noted matter duly opened.
Town
Planner
Jonathan Kanter addressed the
Board and stated
that the
Town had
received a
letter from Mr. Wiggins in which he
agreed to
extend
the Scoping
period to February
10, 1995 so that
the Board
could discuss the Draft Scoping Outline
1.0 at tonight's
meeting.
(Mr. Wiggins' letter
dated December 29,
1994 is attached
hereto as
Exhibit
#1. Draft
1.0 of the Scoping
Outline for the
Buttermilk
Valley
Estates is
attached hereto as Exhibit #2.)
Mr. Kanter stated that the
the issues that are relevant tc
Subdivision. Mr. Kanter stated 1
Environmental Significance, which
basically focused on the issues
Environmental Review. Mr. Kanter
on the sewer overflow problem
identified in the Citv of It}
,raft Scoping Outline focuses on
the Buttermilk Valley Estates
hat the Positive Declaration of
was adopted on December 6, 1994,
that should be covered in an
stated that those issues focused
that the Department of Health
aca. 0 aesthetic resources were
identified as a potential area of concern; and transportation
systems, namely, possible impact on traffic and the question of a
single access to a the subdivision. Mr. Kanter stated that in
addition, comments were received from the Environmental Review
Committee (ERC) regarding the wetlands, and from the ERC and the
State regarding drainage impact as it might relate to the adjacent
Buttermilk Falls State Park. Mr. Kanter stated that Pages 1
through 7 are the introductory format sections that are basic
requirements of the State Environmental Quality Review Act. Mr.
Kanter stated that those sections were intended to be brief and
descriptive regarding the project proposal, the site and the
surrounding area. Mr. Kanter stated that on Pages 7 though 9 which
address the Significant Environmental Impacts, he tried to keep
the issues brief and keep it focused to get at the major issues.
Mr. Kanter stated that Pages 9 through 10 are the mitigation
measures, focusing on the issues that have been identified. Mr.
Kanter stated that a lot of the issues discussed are already being
incorporated into plan revisions as the environmental review
process is conducted. Mr. Kanter stated that the purpose of
tonight's meeting is to review the scoping outline and make any
change that the Board determines to be appropriate, and if the
Board felt comfortable enough with the form and content of the
outline the Board could approve it at this meeting.
Chairperson Smith stated that it would be most efficient to
review the scoping outline page by page. Chairperson Smith asked
if there were any comments on page 1. There were no changes made
to this page.
Chairperson Smith asked if there were any comments to page 2.
Board Member Candace Cornell asked if there were going to be
any street lights.
Planning Board Minutes 6
January 17, 1995
William Albern responded that there were no plans for street
lights.
Ms. Cornell asked if there were going to be any sidewalks.
Walter Wiggins stated that there was no intention to have
sidewalks. Mr. Wiggins stated that he wanted to maintain a rural
country setting and that sidewalks would not be required.
Board Member Gregory Bell stated that there was an illusion of
ruralness, and that this was not a rural project, it is pretty
dense. Mr. Bell asked if there are no sidewalks, then would there
be drainage ditches.
Mr. Wiggins stated that the ditches are a requirement of the
Town.
The
Board decided
to add
to
Item
c.
on Page
2.
Item
C.2. to
address
lighting
and
sidewalks
as
part
of
the Design
and
Layout.
The
Board
determined that
no changes needed to be made on
Pages 3
or 4 of
the scoping outline.
Chairperson Smith asked if there were any changes on Page 5 of
the scoping outline.
The Board made a change to Item C.3.b to read: "discuss
wetland characteristics, functions, and values ".
The Board determined that no changes needed to be made on
Pages 6 or 7 of the scoping outline. Chairperson Smith asked if
there were any changes on Page 8 of the scoping outline.
It was decided that on Page 8, Item B.2. would be changed to
read: "Describe stormwater runoff patterns and areas of potential
flooding. Address the County Health Department concern that the
project could increase flooding problems downstream in the City of
Ithaca where drainage channels are very flat (letter of 11/21/94)."
The Board determined that no changes needed to be made on Page
9 of the scoping outline.
Chairperson Smith asked if there were any changes on Page 10
of the scoping outline.
It was decided that on Page 10, a new subitem c. would be
added to Item VIII.A.1. which would read: "Consideration of other
points of access to the road system."
Chairperson Smith asked if there were any changes on Page 11
of the scoping outline.
Planning Board Minutes 7
It was decided that Page 11, I
include the words "under existing
description of what is wanted by the
"commercial" be deleted as a use to
January 17, 1995
tem C.I. would be modified to
zoning" as a more definite
Board, and that the example of
describe in this section.
There appearing to be no further discussion, Chairperson Smith
asked if anyone were prepared to offer a motion.
MOTION by Candace Cornell, seconded by Gregory Bell:
RESOLVED, that the Town of Ithaca Planning Board hereby
accepts the Draft 1.0 of the Scoping Outline for the proposed
Buttermilk Valley Estates Subdivision as complete with the changes
discussed at tonights meeting.
There being no further discussion, the Chair called for a
vote.
Aye - Smith, Kenerson, Hoffmann, Finch, Wilcox, Bell, Cornell.
Nay - None.
The MOTION was declared to be carried unanimously.
Walter Wiggins addressed the Board and stated that there had
been several changes made to the drawing based on the comments
received by the Planning Board at the December 6, 1994 Planning
Board meeting. Mr. Wiggins stated that there were two lots (Nos.
27 & 28 ) which were made into flag lots with a shared driveway,
that Lot #40 would encompass the wetland which would have deed
restrictions to protect the wetland, Lot #71, which is the park
area, has been moved to avoid the steep slopes, and that he was
contemplating a walkway around the development for safer, easier
access to the park and the green spaces located adjacent to the
proposed development. Mr. Wiggins stated that the entrance road
had been modified as previously discussed. Mr. Wiggins stated that
lighting would be acceptable if it could be functional and
decorative lights and not standard street lights. Mr. Wiggins also
stated that he was absolutely opposed to sidewalks. Mr. Wiggins
asked what the next step would be for this project.
Town Planner Jonathan Kanter stated that the revisions
discussed at tonights meeting would be completed by staff, at which
point it would be mailed to all interested and involved agencies,
and as soon as Mr. Wiggins receives his copy, he can proceed with
drafting an Environmental Impact Statement (EIS) . After the EIS is
submitted to the Board, they would make a determination as to
whether or not it is complete.
Chairperson Smith declared the matter of the Scoping Outline
for the proposed Buttermilk Valley Estates Subdivision duly closed
at 9:11 p.m.
Planning Board Minutes
January 17, 1995
AGENDA ITEM. STAFF REVIEW OF CITY OF ITHACA SOUTHWEST AREA LAND
USE STUDY UPDATE.
Chairperson Smith declared the above -noted matter duly opened.
Assistant Town Planner George Frantz addressed the Board and
stated that the City has completed a draft land use plan for its
Southwest Area. Mr. Frantz stated that the plan focuses on a 60
acre area, which includes their Southwest Park site. The City has
decided that they do not want to develop that area as a park. Mr.
Frantz stated that the City wants to alienate the park land and
develop it for residential and commercial property.
Mr. Frantz stated that there are two issues that directly
affect the Town of Ithaca from a planning perspective. One was
that there was intended to be a joint City /Town park venture on the
City /Town line. Mr. Frantz stated that the City's current
Southwest Land Use Area Study proposed that the park area be
purchased for its open space value and that the development of it
be limited to green space and some passive recreational
opportunities. The City does not envision it being developed for
more intensive uses. This is a major change from the more active
recreation envisioned in the 1970s when the site was designated as
a future park.
Mr. Frantz stated that the Army Corps of Engineers has since
become more involved in regulating wetlands, and that it does
appear that there are wetlands on the site. He anticipates that
once it is looked at again, especially with regards to the issue of
wetlands, the Town will concur with the City's determination that
this is not appropriate as an active recreational area. Mr. Frantz
also stated that parts of the land are in the flood plain. Mr.
Frantz stated that the Town needs to look at what type of park
should be located in this area.
Mr. Frantz stated that the second issue that directly effects
the Town is the City's proposal for their southwest connector road.
Mr. Frantz stated that the Town has never proposed any connector
road in that area. The City wants to build a road across the City,
then cross Floral Avenue at the City /Town boundary and then
continue up West Hill just north of Glenside and then intersect
with Elm Street roughly midway between the City line and West Haven
Road, as a connector. Mr. Frantz stated that there would need to
be a tremendous cut in the hillside and even with that there would
still be grades in access of 12 to 13 percent for a major connector
road. More importantly, the area of the Town is zoned R -15, which
could result in 700 to 800 new homes. This translates to
approximately 7,000 or more vehicle trips per day being generated
which is a relatively small amount of traffic for the road being
proposed. Mr. Frantz stated that he questions the need for a 20 to
Planning Board Minutes
E
January 17, 1995
30 million dollar connector road to carry a portion of the
estimated 7,000 vehicles per day traffic.
Mr. Frantz
stated that he
had
drafted a letter for the Board's
consideration,
from the Board
to
the City.
Town Engineer Daniel Walker stated that the Town of Ithaca may
not want to maintain the road and that it should not be put in due
to the grade.
Town Planner Jonathan Kanter stated that there are a number of
issues that would probably delay the City's planning process
significantly. One was the wetlands on the Southwest Park site
itself, and the other is the WalMart process and whatever happens
with that project will significantly influence the area. Mr.
Kanter stated that he did not think that the City would be able to
move ahead on any of these plans until the WalMart issue is cleaned
up. Mr. Kanter stated that the Planning Board may wish to make
specific reference in the letter to the City, that they acknowledge
WalMart and the impacts it could have on the study. Mr. Kanter
stated that the plan should be reoriented to take into
consideration whatever happens with the WalMart site, which could
be accomplished with a generic comment included in the Planning
Board's letter to the City.
The Planning Board decided to approve the letter with minor
editorial revisions to be sent to the City of Ithaca after being
signed by the Planning Board Chair. (Draft of letter to City of
Ithaca is attached hereto as Exhibit #3)
Town Planner Jonathan Kanter addressed the Board and stated
that the Town received a copy of the Environmental Impact Statement
for the WalMart project from the City. Mr. Kanter stated that it
was available in the Planning Department for anyone who wishes to
review it. Mr. Kanter stated that a public hearing would be held
by the City at the Women's Community Center on February 27, 1995 at
7:00 p.m.
Chairperson Smith declared the matter of the review of the
City of Ithaca Southwest Area Land Use Study Update duly closed.
AGENDA ITEM. DISCUSSION OF PLANNING DEPARTMENT 1994 ANNUAL REPORT
AND 1995 PRIORITIES WORK PLAN.
Chairperson Smith declared the above -noted matter duly opened.
Town Planner Jonathan Kanter summarized the 1994 Annual Report
of the Planning Department for the Board. Mr. Kanter stated that
Page 1 of the report summarized the development review projects
which took significant amounts of staff time in 1994. Mr. Kanter
Planning
Board Minutes
10
January 17, 1995
also
stated that there
was a summary
of actions taken by the
Planning
Board for 1994
attached
to the
back of report.
Mr. Kanter asked that the Board review the Proposed 1995
Priorities Work Plan and stated that he felt that among the
important issues to be addressed in 1995 were, the Development
Review Manual; the Parks, Recreation and Open Space Plan, which
should be completed soon, Zoning Ordinance revisions that could be
listed and then the Board could focus on what could be accomplished
in 1995; Enactment of Fees in Lieu of Park Land; Completion of the
Cornell University SLUD. Mr. Kanter stated that there was a
committee formed by the Town Board to finish the SLUD.
Mr. Kanter stated that at the
included a short list of priorities
that if anyone had any suggestions or
end of the
for 1996.
changes to
1995 work plan he
Mr. Kanter stated
get them in to the
Town as
soon as possible so that the
Town Board
could come up with
a work
plan for 1995.
Ms. Cornell stated that a transportation plan needs to be a
priority for 1995 because it was an issue discussed during the
campaign.
Mr. Kanter stated that he would relay that suggestion to the
Town Board and suggested adding the Northeast Corridor Plan as an
item for 1995 under the MPO Transportation Planning section.
There being no further discussion, Chairperson Smith declared
the matter of the Planning Department 1994 Annual Report and the
1995 Priorities Work Plan duly closed.
AGENDA ITEM. DISCUSSION OF PROPOSED RESOLUTION AMENDING THE TOWN
OF ITHACA SUBDIVISION REGULATIONS TO PROVIDE FOR EXTINGUISHMENT OF
SUBDIVISION APPROVALS FOR ABANDONED SUBDIVISIONS - SET UP MEETING
WITH DEVELOPERS.
Chairperson Smith declared the above -noted matter duly opened.
Town Planner Jonathan Kanter stated that at the Public Hearing
regarding the extinguishment of subdivision approvals for abandoned
subdivisions, it was decided by the Board to hold a meeting
involving members of the development community. Mr. Kanter asked
the Board how they preferred to handle accomplishing this.
Board Member Candace Cornell stated that she would favor
having a special meeting for this subject as long as it was less
formal. There would still need to be structure to ensure that it
was fair and that there were equal amounts of time given to those
interested. Ms. Cornell stated that there were other topics she
would like to discuss with developers as well.
Planning Board
Minutes 11
January
17, 1995
The Board
determined that the Planning Board Meeting
scheduled
for February 21,
1995 would be changed to
February 14, 1995 at
which time they will have no more than one
other agenda
item and
then
meet with
the
developers.
There being no further discussion Chairperson Smith declared
the matter of a meeting with developers to discuss the
extinguishment of approvals of abandoned subdivisions duly closed.
AGENDA ITEM: OTHER BUSINESS.
Chairperson Smith stated that the Board needed to elect a Vice
Chairperson, and asked if there were any nominations.
Board Member Gregory Bell nominated Board Member Candace
Cornell for the position of Vice Chairperson for the Town of Ithaca
Planning Board for 1995. Mr. Bell's nomination was seconded by
Board Member Eva Hoffmann.
Chairperson Smith asked if there were any other nominations.
There were none. Chairperson Smith called for a vote.
Aye - Smith, Kenerson, Finch, Hoffmann, Wilcox, Bell, Cornell.
Nay - None.
The MOTION was declared to be carried unanimously.
ADJOURNMENT
Upon Motion, Chairperson Smith declared the January 17, 1995
meeting of the Town of Ithaca Planning Board duly adjourned at
10:17 p.m.
1/19/95.
Respectfully submitted,
Starr Hays,
Recording Secretary,
Town of Ithaca Planning Board.
•
•
COPY
•ALSO ADMrr m To PRAcnm rN
WASHR4CMN. D.0 AND FLORIDA
r
FINAL`'
WIGGINS AND.MASSON
ATMRNM AND COUMUORS AT LAW
3M K MOOA Sr.
Mr. Robert L. Kenerson
Chairman, Planning Board
Town of Ithaca
126 East Seneca Street
Ithaca, New York 14850
PCSr OFFICE Box 399
rrHACA. N. Y. 14851
December 29, 1994
RE: Buttermilk Valley Estates
Dear Mr. Kenerson:
Please be advised that I hereby agree to extend the deadline for
the Environmental Impact Statement Scoping Outline to February 10,
1995.
I appreciate the courtesies extended to me in this matter and look
forward to working with the Board on the approval of my
subdivision.
Very
ter
WJW /emh
y yours,
iggins
. �` -.- is i�� !�� ♦. F �'� - *�t
..1/17/95 Plannin
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*OWN CLERK 273--1721
TOWN OF ITHACA
126 EAST SENECA STREET, ITHACA, N.Y. 14850
HIGHWAY 273 -1656 PARKS 273-3035 ENGINEERING 273 -1747 PLANNING 273 -1747 ZCNING 273-1783
FAX (607) 273 -1704
TO: Town of Ithaca Planning Board
Walter J. and Joyce Y. Wiggins
FROM: Jonathan Kanter, Town Planner L,
RE: Buttermilk Valley Estates Scoping Outline (Draft 1.0)
Project No. 9410142
DATE: January 10, 1995
Attached is a draft of the Scoping Outline (Draft 1.0) for Buttermilk Valley Estates.
• The Planning Board will be discussing this at the January 17, 1995 meeting to
determine the scope and content of the Draft Environmental Impact Statement for
Buttermilk Valley Estates.
I have proposed an informal scoping process between the Planning Board and the
applicant, without a public scoping hearing. The draft outline already includes
concerns that were raised by other agencies, including the Tompkins County
Department of Health, Town of Ithaca Environmental Review Committee, New York
State Department of Transportation, and New York State Office of Parks, Recreation
and Historic Preservation
The applicant has agreed to extend the scoping time period to February 10, 19950
Please let me know if you have any questions. I
_
cc: William F. Albern. P.E.
0
Exhibit #2
1/17/95
. Y .
V e
FOR DRAFr ENVIRONMENTAL IMPACr STAITMENT
B UITEILMILK VALLEY ESTATES SUBDIVISION
(Draft 1.0)
January 9, 1995 -
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L Cover Sheet
Estates Environmental Im
(Draft 1.0)
Document should begin with a cover sheet that indicates:
A. Whether it is a draft or final impact statement
Be Name or other descriptive title of the project
CO Location (county and town) of the project
• D. Name and address of the lead agency which required preparation of the
statement (Town of Ithaca Planning Board) and the name and telephone
number of a person at the agency to be contacted for further
information Qonathan Kanter, Town Planner; Phone: (607) 273 -1747)
E. Name and address of the preparers of any portion of the statement and
a contact name and telephone number
F. Date of acceptance of the Draft EIS (to be filled in when accepted)
G. Deadline date by which comments are due (to be filled in when
accepted)
II. Table of Contents and Summary
An Executive Summary should follow the Table of Contents. The Summary
should include:
A. Brief description of the action .
Be Significant, beneficial and adverse impacts (issues of controversy - e_g...
sewage overflow in City of Ithaca must be specified)
C. Mitigation measures proposed
D. Alternatives considered
E. Matters to be decided (permits, approvals, funding)
IQ. Description of the ProDosed Action
A. Project Purpose and Need
18 Background and history
2. Public need for the project, and municipality objectives based on
adopted community development plans
3. Objectives of the project sponsor
Be Location
L Establish geographic boundaries of the project (use regional and
local location maps to illustrate)
2. Description of access to the site
3. Description of existing zoning of the site
C. Design and Layout
16 Total site area
a. proposed impervious surface area (goofs, parking lots,
roads)
be amount of land to be cleared (including buildings, parking,
trails, driveways)
... c. open space
2e Structures /Lots
a. range of size of buildings, structure;,; W
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.,f t�y.t.,. ..� '•. "'e':��+'aC.a r °I�GF- /.fit +..I�HY2.:4 sw.- .�Ifw}`r4L
bo layout of lots and bu�ldin Y
g en ®elopes 'A - A rr
7. {, &
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�. site plans and profile views
3. Parking
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approximate pavement; area
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typical parking layout
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approximate pavement; area
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typical parking layout
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4. Sewage/Wastewater - Describe existing sewer lines and potential
hook -ups. Include description of sewage overflow problem in
City of Ithaca raised by County Health Dept
50 Proposed stormwater facilities and anticipated use of fertilizers,
pesticides, herbicides
D. Construction
10 Total construction period anticipated
2. Schedule of construction
3. Future potential development, if any, on site or on adjoining
properties
E. Approvals
10 Required changes or variances to the zoning regulations, if any
2 Other permit approval or funding requirements
Environmental Setting
NATURAL RESOURCES
A. Geology
1.
r %
2
Subsurface
a. composition and thickness of subsurface'material
examples: depth '-to, and nature of, bedrock formations
-..:
and impermeable layers
occurrence of an extractive ' .mineral resource
usefulness as a construction material -
Surface
a. list of soil types
be discussion of soil characteristics
examples. -physical properties' Cutc
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lcation of soils
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hydrological /infiltration capabilities)
engineering properties (soil bearing capacity) •
e distribution of soil types at project site
do suitability for use
examples: agriculture, recreation, construction, mining
I Topography
a. description and map(s) of topography at project site
examples: slopes, prominent or unique features
be description and map(s) of topography of surrounding area
Be Water Resources
10 Surface water
a. location and description of surface waters Iocated on •
project site or those that may be influenced by the project
examples: seasonal variation, quantity, quality,
classification according to NYS Dept. of
Health or DEC
b. identification of uses and level of use of all surface waters
Ivy
examples:,., public /private water supply
industrial uses
agricultural uses
.� I c .1 T± :..fir - -. .. .,.•.:[ __ .
recreation
c� description of existing drainage areas.. patterns and
channels
d. discussion of potential for flooding, siltati on, erosion and
eutro hicition of water sources "
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examples. include description of adjacent Buttermilk
Falls State Park that receives drainage from
• site and relation of drainage from this site
C. Terrestrial and Aquatic Ecology
10 Vegetation
a. list vegetation types on the project site and within the
surrounding area
be discussion of site vegetation characteristics
examples: species present and abundance
age, size, distribution
dominance
plant community types
unique, rare and endangered species
value as habitat for wildlife
productivity
2 Fish and Wildlife
• a. list of fish and wildlife species on the project site and
within surrounding area, including migratory and resident
species
• be discussion of fish and wildlife population characteristics
examples:
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be
species present and abundance
distribution, dominance
unique, rare and endangered species
productivity . III
list wetland areas within or contiguous to the project site
discuss wetland characteristics -
examples: - acreage
r vegetative cover
. classification
benefits of wetland such as flood and erosion
control, recreation
I IV
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` 4 Page 5
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a
examples. include description of adjacent Buttermilk
Falls State Park that receives drainage from
• site and relation of drainage from this site
C. Terrestrial and Aquatic Ecology
10 Vegetation
a. list vegetation types on the project site and within the
surrounding area
be discussion of site vegetation characteristics
examples: species present and abundance
age, size, distribution
dominance
plant community types
unique, rare and endangered species
value as habitat for wildlife
productivity
2 Fish and Wildlife
• a. list of fish and wildlife species on the project site and
within surrounding area, including migratory and resident
species
• be discussion of fish and wildlife population characteristics
examples:
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be
species present and abundance
distribution, dominance
unique, rare and endangered species
productivity . III
list wetland areas within or contiguous to the project site
discuss wetland characteristics -
examples: - acreage
r vegetative cover
. classification
benefits of wetland such as flood and erosion
control, recreation
I IV
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A. Transportation
Y♦ Transportation services -
a. description of the size, capacity and condition of services
examples: roads, bridges, parking facilities, traffic
control
be description of current level of use of services
examples: a.m. and p.m. peak hour traffic Flow
vehicle mix
sources of existing traffic volume
I Public transportation and pedestrian environment
a.
be
description of the current availability of service
description of present level of use
c. description of facilities to serve pedestrians and patterns of
pedestrian traffic
Be Land Use and Zoning
^l. fisting land use and zoning
i.��..�.. �..�..�L. r•1`. Or. . I
a description of the existing land use of the project site and
the surrounding area
examples: commercial, residential, agricultural, business,
retail, institutional, vacant, state park
be description of the zoning of site an; ed
surrounding
area
Land use plans >
l ;
4
description of Town of %thara Comprehensiee Plan .
regarding project site and surroundings area
-
discussion of future development fiends or pressures in
the immediate manity }
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Co Community Services
10 Include a list of existing facilities and services and a discussion of
existing levels of usage and projected future needs for the
following:
a. police protection
bo fire protection
C health care facilities
do social services
e. recreational facilities
f_ utilities
g0 educational facilities
D• Aesthetic Resources
10 Visual Resources
a. description of the visual character of the site and
surrounding area
example_ urban vs. rural
open space character of area
importance of area as southern entrance to
town
tion of natural areas of significant- value,
bo descrip
including the adjacent Buttermilk Falls State Park
c description of visual relationship between existing
residences in Immediate .. " =.
vicinity and proposed project
V.+` Significant Environmental Impacts
Sewer Overflows in City of Ithaca
high
1. The Tompkins County Department of Health has indicated that
overflowing sewers on Cayuga i , c
Street m* the,gty of Ithaca affect
. _t yi'«•ryai :' t' ..n .. . ,.. - ^•i "i� .rf ^. r+.•K
• the neighboring residences and businesses
and•degrade Six Mile
?� a -- •, . - ^a- >....:" r e:•d� _ ..cat-- ..•..•. -
Creek, and has stated that increased sanitary wastes generated by
do
-Page 7
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this project will add significantly to the overflow problem. This
potential impact should be addressed in the DEIS.
B• Stormwater Runoff, Erosion, Sedimentation
10 Describe potential impacts on adjacent Buttermilk Falls State
Park, Lake Treman and Buttermilk Creek
2. (Also use this section to indicate that the project site drains via
Buttermilk Creek into the Cayuga Inlet flood control channel,
which does not have a high potential for flooding. This will
address the County Health Department concern that the project
could increase flooding problems downstream in the City of
Ithaca where drainage channels are very flat (letter of 11/21/94).
It appears that the Department of Health assumed that this site
drains further east toward Six Mile Creek, where flooding is more
likely. Indicate that that area will not be affected by this project.)
CO Aesthetic Resources
10 Demonstrate through text description and
development of this site could impact the
the area, which is primarily undeveloped,
density residential. In particular, focus on
adjacent State Park and travelers on Route
would be affected.
D. Wetlands
photographs how
open space character of
C and low
how views from the
96B /Darby Road
1. Indicate how the wetland, described in a report by Robert
Wesley, November 1993, would be impacted by the proposed
development. Focus in particular on the drainage functio ns of
the wetland
E. Transportation Systems
Describe the impact of the increased traffic on Danby Road that
would result from this project. Use Institute of Transportation
Engineers (ITE) Trip Generation data to estimate the numiierr of
vehicle trips that could be added to Danby Road in morning and
afternoon peak hours, as well as the increase in Average Annual
Daily Traffic (AADT), and any resulting change in Level of
Service of traffic on Danby Road.
a.
`' . "2• Descrn'be the impact.of a single point of road access on the'safety
of future residents of the development and on the ability of
a.
a.
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emergency and maintenance vehicles to maneuver in and around
the site once developed.
ize En
Describe measures to reduce or avoid potential adverse impacts identified in
Section V above, including the following:
NATURAL RESOURCES
A. Water Resources
10 Surface Water
a. design adequate stormwater control system
be ensure use of soil erosion control techniques both during
and after construction to avoid siltation
examples: hay bales
temporary restoration of vegetation to
disturbed areas
landscaping
retention of existing vegetation in
undisturbed buffers
B.` .:Terrestrial and Aquatic Ecology
1. Wetlands
a. on
avoi construction in or near wetlands
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HUMAN_ RESOURCES t
x > �� - r t� lam:^•:' �^ ..
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A. tea.
Sewer Overflows In City of Ithaca $a'
1. Describe planned improvements by the City and Town that are
addressing this problem and measures that have •already_been
U p lemented (a . ., Danby Road sewer re pla-c.::em
°
1.
B. Aesthetic resources °'`�
s 1. Use of clustering to mini*=* a area of site disturbed
F t IN _A
Retention of .natural vegetation buffer along frontage:of Danby
Road to minimize visual intrusion on view from'Danby Road
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3. Setback and buffer along State Park and existing topography will
help to minimize impact on adjacent State Park
4* design exterior of houses to physically blend with existing •
surroundings
5. design landscaping to be visually pleasing and to serve as a
buffer between the development and surrounding land uses
CO Transportation Services
I. Consider need for deceleration Iane for southbound vehicles
entering site from Danby Road
2. Consider feasibility for second point of access to site
39 Describe benefits of separated, boulevard entrance road to
muu=e impact of single access
4. Describe potential for public transportation to serve residents of
this development and how this might reduce vehicle trips
generated by the development
VII. Adverse Environmental Effects that Cannot be Avoided if the Project is
Implemented •
Identify those adverse environmental effects in Section V above that can be
expected to occur regardless of mitigation measures considered in Section VI.
VIII. Alternatives
Discuss the following alternatives at a level sufficient to permit a comparative
assessment of costs, benefits and environmental risks for each alternative..:Jt is
not acceptable to make simple assertions that a particular alternative is or is
not feasible.
A. Design and '
Alternative Technologies
.. �'.
Site layout
• a. density and location of structures on the site (other
locations on the site where buildings inighf be sihiated) .
be location of access routes, "parking and utility routes
Orientation of buildings /fa "tiesT;
Page 10 ,
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a. compatibility with slope and drainage patterns
be site size and setback requirements
Be Alte.adve Size
1. Decrease project size to nunimize possible impacts
C. Alternative Land Use
1. Suitability of site for other uses (such as recreation, commercial,
other type of housing)
D. No Action
1.
Impacts of no action
a. effect on public need
be effect on applicant's need
ce beneficial or adverse environmental imp acts
Irreversible and Irretrievable Commitment of Resources
Identify those natural and human resources listed in Section IV that will be
consumed, converted or made unavailable for future use. Indicate in
particular how resources associated with the portion of the site to be
constructed will be affected.
X. Growth Inducing Aspects .
Describe the potential growth aspects the proposed project may have,
including the following
A. Surrounding Development Potential
i. Describe the potential for additional development in .the
surrounding area -
XL Appendices t
A. The following are materials that shall be added by the applicant in
support of the DEIS:
1. List of relevant underlying studies, reports and information
'��
Page 11
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considered and relied on m preparing statement
2. List of relevant federal, state, regional or Iocal agencies,
organizations, consultants and private persons consulted in
preparing the statement
30 Relevant technical studies, reports or other materials prepared by
the applicant in support of the statement that are too lengthy to
include in the body of the statement
40 Relevant correspondence regarding the project
5. Relevant technical exhibits (if any) at a legible scale
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TOWN CLERK 273 -1721
TOWN OF ITHACA
126 EAST SENECA STREET, ITHACA, N.Y. 14850
DRAFT
HIGHWAY 273 -1656 PARKS 273 -8035 ENGINEERING 273 -1747 PLANNING 273 -1747
FAX (607) 273 -1704
Mr. David Kay, Chair
Planning And Development Board
City of Ithaca
108 East Green Street
Ithaca, New York 14850
RE: City of Ithaca Southwest Area Land Use Study.
Dear Mr. Kay:
ZONING 273 -1783
January 17, 1994
The Town of Ithaca Planning Board at its regular meeting on January 17, 1995 heard a staff
report on the City of Ithaca Southwest Area Land Use Study currently under review by the
Planning and Development Board,
The Town Planning Board's comments on the Land Use Study
recommendations involving Town/City cooperation. There are
which have potentially direct planning implications for the
recommendation concerning proposed future park that would
in the area of the Fish Ladder, and the proposed "Southwest Cc
be in the Town of Ithaca.
are limited to those issues or Plan
two recommendations in the study
Town of Ithaca. They are the
straddle the City/Town boundary
nnector, a portion of which would
The report essentially reiterates the longstanding plans on the part of both the City and the Town
for a large park along the Cayuga Inlet south of the Fish Ladder. The proposed park would be
the substitute for the Southwest Park site, which was purchased for park purposes in the 1960,
and is thus subject to the parkland alienation/substitution process. This proposed park has been
a component of the Town's park and open space planning since the 1975 Comprehensive Park
and Open Space Plan. The Planning Board believes that the concept of a park in this location
is still valid, and anticipates that it will be included in the park, recreation, and open space plan
update the Town Planning Department is currently preparing.
We do note however that while the Southwest Area Land Use Study does reiterate plans for a
park in the area, the type of park being proposed has changed from earlier proposals. oThe City
is now emphasizing preservation of the natural character of the site. In its current Park and Open
Space Plan (1984) the Town of Ithaca envisions a more intense level of development, including
active athletic fields. The type of uses appropriate for the location, from the perspective of both
the Town and the City, is an issue that will be reviewed as the Town's park, recreation, and open
space plan is updated.
Exhibit #3
1/17/95 Planning Board Minutes
N.
The future collector road recommended by the Land Use Study is an idea which was first
proposed as part of the City's West Hill Master Plan in 1991. Although, it has been the subject
of ti number of staff level discussions between Town and City staff, a proposed future collector
road in that area has not been studied by any Town of Ithaca board or committee.
In -its letter of December 24, 1991 containing comments on the West Hill Master Plan, the
Planning Board raised concerns regarding the feasibility of a collector road in the location
proposed. This Board still has questions regarding the feasibility of such a road primarily
because of excessive grades, its potential cost given the relatively low traffic volumes it would
potentially cant' given the anticipated number of future residences in the Town of Ithaca it would
serve and the current and future anticipated traffic volumes on NYS Rte 79, and the impact of
the construction of such a road on adjacent residences. Finally, the connector does not appear
to provide a better route to downtown, Cornell, Ithaca College, or the: Northeast, which are the
largest traffic destinations in the Ithaca area, than those already available.
Completion of a comprehensive transportation plan for the Town of Ithaca is one of the top
priorities in implementing the 1993 Town of Ithaca Comprehensive Plan. The future connector
road proposed by the City is one of the issues which we anticipate that plan will address. After
completion of this plan the Town will have a more definitive position regarding the proposed
connector road.
On behalf of the Town of Ithaca Planning Board I would like to thank you for the opportunity
to comment on the Southwest Area Land Use Study. This opportunity is another example of the
recent efforts of the City and Town to cooperate in planning for the future of the greater Ithaca
area. Such cooperation could result in the preservation of the high quality of life experienced
by residents of both municipalities.
Very truly yours,
Stephen D. Smith, Chair
:..
Town of Ithaca Planning Board
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