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HomeMy WebLinkAboutPB Minutes 2008-10-07FILE DATE TOWN OF ITHACA PLANNING BOARD REGULAR MEETING Tuesday, October 7, 2008 . 215 North Tioga Street Ithaca, New York 14850 Members Present: Chair, Rod Howe; Members: George Conneman, Larry Thayer, Susan Riha, Kevin Talty, Hollis Erb and Fred Wilcox; Alternate: Jon Bosak Staff Present: Jon Kanter, Director of Planning; Susan Ritter, Assistant Director of Planning; Mike Smith, Environmental Planner; Christine Balestra, Planner, Darby Kiley, Planner; Susan Brock, Attorney for the Town and Paulette Terwilliger, Deputy Town Clerk, Applicants /Others: Leslie Connelly and Jon DeBell, Ithaca; Ed Wilson and Tim Peer, Cornell University; David Herrick, TG Miller and Rick Couture, Ithaca College; Jon Rancich and Steven Bauman, Carrowmoor Chairperson. Howe accepted the Affidavit of Posting and Publication of the Public Hearings and opened the meeting at 7:00 p.m. Fire exit locations were stated. Chairperson Howe welcomed new Jon Bosak as the new Alternate Board Member and Kevin Talty as a Board Member. Persons to be heard There was no one wishing to address the Board on a topic not on the agenda at this time. Chairperson Howe announced the next agenda item at 7.02 p.m. SEAR 'DETERMINATION, CONSIDERATION OF PRELIMINARY AND FINAL SUBDIVISION APPROVAL WITH PUBLIC HEARING: Proposed two -lot subdivision located at 255 Hayts Road and off Bundy Road, Town of Ithaca Tax Parcel No. 24 =5 -3, Agricultural Zone. The proposal involves subdividing off a +/= 4.04 acre parcel from the +/= 33.88 acre property. The 4.04 acre parcel contains the existing residence at 255 Hayts Road. Leslie M. Connelly, Owner /Applicant; Bruno A. Mazza, Jr., Mazza and Mazza, Agent. Leslie Connelly and John DeBell, current and future owners. Chairperson Howe asked if they were aware of any environmental issues with regard to the application and they responded, no. Chairperson Howe stated the Board should consider both SEQR and final approval together and then he would open the public hearing before voting on the actions separately. He asked the Board for their questions or comments. .,.. 4 l Town of Ithaca Planning Board Final -- October 7, 2008 Board Member Erb requested general guidance on restrictions, if any, the Board should keep in mind because the property is in an agricultural district as well as whether there was a Town Agricultural Committee. Chairperson Howe noted that there is an Agriculture Committee but it was not active. Mr. Kanter concurred, adding that they had not met in over 18 months. If there had been an active committee, Staff would have sought comment from them. Mr. Smith gave a brief explanation on how agricultural districts are allowed to be subdivided. The Code gives the following example: A tract of 20 acres may be subdivided into no more than two lots - 20 divided by 7 equals 2 6/7 rounded to 2 — Some of the lots, subject to other applicable requirements, may be as small as one acre but the total number may not exceed the above limitation. Board Member Erb also wondered how the future owner was going to be constrained. Ms. Brock stated that the Town has certain language they like to see in these types of agreements and she will be asking the applicant to re- execute it with our language in it. The agreement just limits the number of future lots that can be created off of the remaining parcel. It doesn't restrict uses at this point. That can happen under the Town's zoning ordinances, but the deed restriction only limits the number of future lots that can be created. She also clarified that what the Board is really_ referring to is the Town's Agricultural Zone, not district. The Town has agricultural zones, the County has agricultural districts. Board Member Erb questioned whether the number of lots were a matter of law or not and therefore why the need for a covenant. Mr. Kanter responded that it is a way of tracking for both the Town and the owner, both present and future. The covenant is attached to the deed and therefore always on record and researchable. Board Member Wilcox wondered about a small portion on the left and Mr. Connelly responded that would be a right -of -way for him. Board Member Wilcox also asked about the deed restriction and an apparent conflict: I covenant and agree this property will not be subdivided and shall be limited to not more than three parcels." Ms. Brock agreed and stated that language is not in the draft she prepared. The draft says "no more than two additional lots may be subdivided off of the property, which together with the remainder of the rest of the property will result in a maximum of three lots." Board Member Wilcox questioned whether this would be with the deed and Ms. Brock stated that it explicitly states that the restrictions and covenants run with the land. Chairperson Howe asked if the resolution addressed the change and Ms. Brock suggested that the resolution regarding the subdivision approval, change b. to "the filing of a deed restriction acceptable to the Attorney for the Town" and the rest of the language would remain the same. Board Member Erb asked if that was sufficient or should a number be stated explicitly. It was decided that the number was addressed sufficiently in the deed restriction and the law. Alternate Member Bosak had questions about the document called Agricultural Data Statement. Although it contains a really fine commitment, he wondered how legally binding it was since it was signed by the current owner, not the prospective owner. Mr. Page 2 I Town of Ithaca Planning Board Final -- October 7, 2008 Kanter stated that it was not meant to be legally binding, but to reflect the current use of the property as it affects the surrounding area. Unless the owner put that into a deed restriction, it is not legally binding. . Chairperson Howe opened the public hearing at 7:15 p.m. There was no one wishing to address the Board. The SEQR motion was made and seconded. ADOPTED RESOLUTION: PB RESOLUTION NO. 2008 - 085 SEAR Preliminary and Final Subdivision Approval Connelly 2 -Lot Subdivision 255 Hayts Road & Bundy Road Tax Parcel No. 24 =5 =3 Town of Ithaca Planning Board October 7, 2008 Motion made by Board Member Thayer, seconded by Board Member Erb. WHEREAS. 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed two -lot subdivision located at 255 Hayts Road and off Bundy Road, Town of Ithaca Tax Parcel No. 24 -5 -3, Agricultural Zone. The proposal involves subdividing off a +/- 4.04 acre parcel from the +/- 33.88 acre property. The 4.04 acre parcel contains the existing residence at 255 Hayts Road. Leslie M. Connelly, Owner /Applicant; Bruno A. Mazza, Jr., Mazza and Mazza, Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is acting as Lead Agency in this uncoordinated environmental review with respect to Subdivision Approval, and 3. The Planning Board on October 7, 2008, has reviewed and accepted as adequate a Short Environmental Assessment Form Part I, submitted by the applicant, and Part II prepared by the Town Planning staff, survey maps entitled "Map of Survey Lands of Leslie M. Connelly" and "Map of Survey No. 255 Hayts Road", prepared by Robert S. Russler, Jr., Licensed Land Surveyor, dated July 12, 2008, and other application materials, and 4. The Town planning staff has recommended a negative determination of environmental significance with respect to the proposed Subdivision Approval; Page 3 Town of Ithaca Planning Board Final -- October 7, 2008 NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance for the reasons set forth in the Environmental Assessment Form Part II referenced above, 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. A vote on the motion was as follows: AYES: Howe, Conneman, Thayer, Talty, Riha, Erb and Wilcox. NAYS: None ABSTENTIONS: None The motion passed unanimously. Chairperson Howe closed the public hearing at 7:16 p.m. The Preliminary and Final site Plan Approval was moved and seconded. Board Member Wilcox commended the person who is purchasing the property for keeping it as open space. ADOPTED RESOLUTION: PB RESOLUTION NO. 2008 - 086 Preliminary and Final Subdivision Approval Connelly 2 -Lot Subdivision 255 Hayts Road & Bundy Road Tax Parcel No. 24 -5 -3 Town of Ithaca Planning Board October 7, 2008 Motion made by Board Member Talty, seconded by Board Member Riha. WHEREAS: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed two -lot subdivision located at 255 Hayts Road and off Bundy Road, Town of Ithaca Tax Parcel No. 24 -5 -3, Agricultural Zone. The proposal involves subdividing off a +/- 4.04 acre parcel from the '+/- 33.88 acre property. The 4.04 acre parcel contains the existing residence at 255 Hayts Road. Leslie M. Connelly, Owner /Applicant; Bruno A. Mazza, Jr., Mazza and Mazza, Agent, and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead agency in environmental review with respect to Subdivision Approval, has on October 7, 2008, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Short Page 4 Town of Ithaca Planning Board Final -- October 7, 2008 Environmental Assessment Form Part I, submitted by the applicant, and Part II prepared by the Town Planning staff, and 31 The Planning Board on October 7, 2008, has reviewed and accepted as adequate a Short Environmental Assessment Form Part I, submitted by the applicant, and Part II prepared by the Town Planning staff, survey maps entitled "Map of Survey Lands of Leslie M. Connelly' and "Map of Survey No. 255 Hayts Road", prepared by Robert S. Russler, Jr., Licensed Land Surveyor, dated July 12, 2008, and other application materials, and NOW THEREFORE BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Subdivision Approval, as shown on the Preliminary and Final Subdivision Checklists, having determined from the materials presented that such waiver will result in neither a significant alteration. of the purpose of subdivision control nor the policies enunciated or implied by the Town Board, and 2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed two -lot subdivision located at 255 Hayts Road and off Bundy Road, as shown on the survey maps entitled "Map of Survey Lands of Leslie -M, Connelly' and "Map of Survey No, 255 Hayts Road ", prepared by Robert S. Russler, Jr., Licensed Land Surveyor, dated July 12, 2008, subject to the following conditions: a. submission for signing by the Chairman of the Planning Board of an original or mylar copy of the final subdivision plat, and three dark -lined prints, prior to filing with the Tompkins County Clerk's Office, and submission of a receipt of filing to the Town of Ithaca Planning Department, and b, filing of a deed restriction acceptable to the Attorney for the Town on the number of future lots for the 29.84 acre parcel with the Tompkins County Clerk's Office, and submission of a receipt of filing to the Town of Ithaca Planning Department, and C, revision of the plat to include "a certificate signed and sealed by a registered land surveyor to the effect that (1) the plat represents a survey made by him, (2) the plat is a correct representation of all exterior boundaries of the land surveyed and the subdivision of it, (3) all monuments indicated on the plat actually exist and their location, size and material are correctly shown, and (4) the requirements of these regulations and New York State laws relating to subdividing and surveying have been complied with" (Surveyor's Certificate), prior to signing of the plat by the Chairman of the Planning Board. Page 5 Town of Ithaca Planning Board Final -- October 7, 2008 A vote on the motion resulted as follows: AYES: Howe, Conneman, Thayer, Talty, Riha, Erb and Wilcox. NAYS: None ABSTENTIONS: None The motion passed unanimously. Chairperson Howe announced the next agenda item at 7:17 p.m. SEAR DETERMINATION, CONSIDERATION OF PRELIMINARY AND FINAL SITE PLAN APPROVAL AND SPECIAL PERMIT with a PUBLIC HEARING. for the proposed modifications to the Cornell University Combined Heat and Power Plant project located to the south of the Central Heating Plant on Dryden Road, Town of Ithaca Tax Parcel No.'s 63 =1 -5, 63 =1 -8.1 and 63 =1 -8.2, Light Industrial and Low Density Residential Zones. The modifications include the addition of a solar thermal heating system to the roof of the office / administrative building and increasing the size of the dry condenser building from 1,300 square feet to 1,850 square feet. Cornell University, Owner /Applicants Tim Peer, P.E., Agent. Ed Wilson and Tim Peer, Cornell University Chairperson Howe stated they would take the two actions together for discussion and separate them out for individual action. Mr. Peer gave a brief overview of the 2 modifications they were requesting. The condenser needs to be slightly larger than originally determined and they would like to install a solar thermal array to capture renewable energy. The questions on the condenser focused on the size and noise generated. Mr. Peer explained how the system would work. The bigger fan would actually decrease the noise emanation since it would not have to turn as many times nor as fast. The questions on the solar array focused on the possibility of glare. Mr. Peer explained that it was not a mirrored system but an opaque membrane that is black and is designed to absorb the light not reflect it. There are no mirrors, there are round tubes. Board Member Wilcox stated that it would be his preference to get communications from the State on letterhead as opposed to emails. Ms. Brock stated the Board could ask for the applicants to state for the record that the email came from the purported source or request correspondence on letterhead. Mr. Kanter stated that more and more, emails are being considered official correspondence and become part of the official record. Ms. Kiley stated that staff would like to see the conditions in the original approval carried over to this approval. Page 6 Town of Ithaca Planning Board Final -- October 7, 2008 Chairperson Howe opened the public hearing at 7:29 p.m. There was no one wishing to address the Board. The SEQR motion was made and seconded. ADOPTED RESOLUTION PB RESOLUTION NO. 2008 - 087 SEAR Preliminary and Final Site Plan Approval and Special Permit Cornell University Combined Heat and Power Project Modifications Tax Parcel No..63 -1 -5, 63 =1 -8.1 and 63 -1 -8.2 (Town) Central Heating Plant, Dryden Road Town of Ithaca, Planning Board, October 7, 2008 MOTION made by Board Member Talty, seconded by Board Member Conneman, WHEREAS. 1. This action involves consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed modifications to the Cornell University Combined Heat and Power Plant project located to the south of the Central Heating Plant on Dryden Road, Town of Ithaca Tax Parcel No.'s 63 -1 -5, 63 -1 -8:1 and 63- 1 -8.2, Light Industrial and Low Density Residential Zones. The modifications include the addition of a solar thermal heating system to the roof of the office / administrative building and increasing the size of the dry condenser building from 1,300 square feet to 1,850 square feet. Cornell University, Owner /Applicant, Tim Peer, P.E., Agent, and 21 The original project application was a Type I Action for which the NYS Department of Environmental Conservation, acting as lead agency in coordinating the. environmental review, has on November 6, 2007, made a negative determination of environmental significance, and 3. This modification is an Unlisted Action for which the Town of Ithaca Planning Board is acting as Lead Agency in this uncoordinated environmental review with respect to this project, and 4. The Planning Board, on October '7, 2008, has reviewed and accepted as adequate a Short Environmental Assessment Form Part I, submitted by the applicant, and a Part II prepared by Town Planning staff, the Attachments: Solar Thermal Addition to the CCHPP and Revised Condenser Bldg Dimension, prepared by Cornell University Facilities Page 7 Town of Ithaca Planning Board Final -- October 7, 2008 Services (date stamped September 8, 2008), and other application materials, and 5. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed site plan modifications, NOW, THEREFORE, BE IT RESOLVED. That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with Article 8 of the Environmental Conservation Law and 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced actions as proposed, based on the information in the EAF Part I and for the reasons set forth in the EAF Part II, and, therefore, a Draft Environmental Impact Statement will not be required. A vote on the motion was as follows: AYES: Howe, Conneman, Thayer, Talty, Riha, Erb and Wilcox. NAYS: None ABSTENTIONS: None The motion passed unanimously. Chairperson Howe closed the public hearing at 7:29p.m. Board Member Wilcox noted that the Board had received an email from the City of Ithaca indicating they had no concerns with the modifications. The Board complimented the applicants on the information they provided. The motion was moved and seconded. A change to the last resolved clause indicating a condition that the previous conditions from the final site plan approval would still apply to this modification approval was approved and added. ADOPTED RESOLUTION PB RESOLUTION NO. 2008 - 088 Preliminary and Final Site Plan Approval and Special Permit Cornell University Combined Heat and Power Project Modifications Tax Parcel No. 63 -1 -5, 63 -1 -8.1 and 63 -1 -8.2 (Town) Central Heating Plant, Dryden Road Town of Ithaca, Planning Board, October 7, 2008 MOTION made by Board Member Riha, seconded by Board Member Thayer. Town of Ithaca Planning Board Final -- October 7, 2008 WHEREAS: 1. This action involves consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed modifications to the Cornell University Combined Heat and Power Plant project located to the south of the Central Heating Plant on Dryden Road, Town of Ithaca Tax Parcel No.'s 63 -1 -5, 63 -1 -8.1 and 63- 1 -8.2, Light Industrial and Low Density Residential Zones. The modifications include the addition of a solar thermal heating system to the roof of the office / administrative building and increasing the size of the dry condenser building from 1,300 square feet to 1,850 square feet. Cornell University, Owner /Applicant; Tim. Peer, P.E., Agent, and 2. The original project application was a Type I Action for which the NYS Department of Environmental Conservation, acting as lead agency in coordinating the environmental review, has on November 6, 2007, made a negative determination of environmental significance, 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 the project has, on October 79 2008, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Short Environmental Assessment Form.Part I, submitted by the applicant, and a Part II prepared by Town Planning staff, and 4. The Planning Board, at a Public Hearing held on October 7, 2008, has reviewed and accepted as adequate application materials, including the Attachments: Solar Thermal Addition to the CCHPP and Revised Condenser Bldg Dimension, prepared by Cornell University Facilities Services (date stamped September 8, 2008), and other application materials, and NOW THEREFORE BE IT RESOLVED: That the Planning Board hereby grants Special Permit for the proposed modifications to the Cornell University Combined Heat and Power Plant project finding that the standards of Article XXIV Section 270 -200, Subsections A — L, of the Town of Ithaca Code, have been met, AND BE IT FURTHER RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Site Plan Approval, as shown on the Preliminary and Final Site Plan Checklists, 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, and Page 9 Town of Ithaca Planning Board Final -- October 7, 2008 2. That the Town of Ithaca Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed modifications to the Cornell University Combined Heat and Power Plant project located to the south of the Central Heating Plant on Dryden Road, Town of Ithaca Tax Parcel No.'s 63 -1 -5, 63 -1 -8.1 and 63- 1 -8.2, Light Industrial and Low Density Residential Zones, as described in the Attachments: Solar Thermal Addition to the CCHPP and Revised Condenser Bldg Dimension, prepared by Cornell University Facilities Services (date stamped September 8, 2008), subject to the following condition: a. All of the conditions from Planning Board Resolution No. 2008 -010 adopted at the Planning Board meeting of February 5, 2008, Final Site Plan Approval, shall apply to this approval. A vote on the motion was as follows: AYES: Howe, Conneman, Thayer, Talty, Riha, Erb and Wilcox. NAYS: None ABSTENTIONS: None The motion passed unanimously. Chairperson Howe announced the next agenda item. PUBLIC HEARING: Consideration of a Recommendation to the Zoning Board of Appeals for sign variances to allow two existing (installed 2004) athletic scoreboards on the Ithaca College Campus at the Butterfield Football Stadium (16' x 25') and the Freeman Baseball Stadium (12'-7" x 28'), Town of Ithaca Tax Parcel No. 41 -1 -30.2, Medium Density Residential Zone. Ithaca College, Owner /Applicants Richard Couture, Associate Vice President of Facilities, Agent. David Herrick, TG Miller and Rick Couture, Ithaca College Mr. Herrick explained that the signs which replaced older signs, fell within the timeframe of the new sign ordinance and therefore needed a variance. It was an innocent timing issue. Chairperson Howe opened the public hearing at 7:36p.m. There was no one wishing to address the Board on this topic. The public hearing was closed at 7:36p.m. The motion was moved and seconded. Page 10 Town of Ithaca Planning Board Final -- October 7, 2008 ADOPTED RESOLUTION: PB RESOLUTION NO. 2008 - 089 Recommendation to Town of Ithaca Zoning Board of Appeals Sign Variances — Ithaca College Scoreboards 953 Danby Road, Tax Parcel No. 41 -1 -30.2 Sign Review Board (Planning Board), October 7, 2008 Motion made by Board Member Wilcox, seconded by 'Board Member Erb. WHEREAS: 1. This action is consideration of a Recommendation to the Zoning Board of Appeals for sign variances to allow two existing freestanding athletic scoreboards on the Ithaca College campus, 953 Danby Road, Town of Ithaca Tax Parcel No, 41 -1 -302, Medium Density Residential Zone. The proposal includes allowing the 400 + /- square foot Butterfield Football Stadium scoreboard and the 350+/ - square foot Freeman Baseball Stadium scoreboard to remain. Ithaca. College, Owner /Applicant, Richard Couture Associate Vice President of Facilities, Agent, and 2. The Planning Board, at a Public Hearing held on October 7, 2008, has reviewed and accepted as adequate a location plan, sign details and dimensions, and other application materials pertaining to the existing scoreboards. NOW THEREFORE BE IT RESOLVED, that the Town of Ithaca Planning Board, acting as the Town of Ithaca Sign Review Board, hereby recommends the Zoning Board of Appeals approve the request for sign variances for two freestanding athletic signs, each of which exceed the maximum four square feet in area and six feet in height permitted by the Town of Ithaca Sign Law for regulated signs in residential districts. A vote on the motion was as follows: AYES: Howe, Conneman, Thayer, Talty, Riha, Erb and Wilcox. NAYS: None ABSTENTIONS: None The motion passed unanimously. Chairperson Howe announced the next agenda item at 7:40p.m. and invited the public to sit behind the Board to view the displays. Page 11 Town of Ithaca Planning Board Final -- October 7, 2008 CONSIDERATION OF A SKETCH PLAN for the proposed Carrowmoor development project located off Mecklenburg Road (NYS Route 79), north of Rachel Carson Way, Town of Ithaca Tax Parcel No. 27 -1 -14.2, Agricultural and Medium Density Residential Zones. The proposal includes the development of 400 +/- residential condominium units, a community center complex, up to 36,000 square feet of neighborhood oriented commercial uses, up to 32 living units in an elderly residential building, a child care center, and other mixed -use development on 158 +/- acres. The project will also include multiple new roads and walkways, open recreation areas, stormwater facilities, and community gardens. The Town of Ithaca Planning Board will also consider establishing itself as lead agency to coordinate the environmental review of the proposed development. John Rancich, Owner/ Applicants Steven Bauman, Agents Mary Russell, Attorney. John Rancich, Steven Bauman and Mary Russell, Corrowmoor Chairperson Howe reviewed what he felt the Board's purpose was that evening, which was to start thinking about what would be addressed in a future EIS and to get up -to- speed with the Town Board and the Planning Committee. There is a tentative time line provided by Staff and to get a general sense of the project. It was noted that a letter was received from the County Planning Department but page 2 and the referenced maps were not included. Mr. Kanter stated that page 1 was the only piece received late that day by the Town. Mr. Bauman gave a presentation on the project. (See Attachment #1) Highlights: Location of the project: Route 79, Rachel Carson Way. A town roadway is being proposed, Carrowmoor Crossing, which would come down and over to Bundy Road and Linderman Creek. Power lines would be buried. Acreage — Total of approximately 158 acres developed in two phases. Each phase will be broken into five sub - phases. The first phase sub phase will be the multi - family housing units and the Great Hall. Type of project — Densified village with nodal development. Four hundred units with everything being "common land". Mixed -use nodal, meaning there will be retail and services on West Hill to localize and mitigate traffic. There is a center of the Village with a Great Hall and a Village Green. This is where events and administration would center. Units — Both townhomes and apartment -style as well as stack -units and lofts. There will be five different styles of housing units as well as the elderly unit. There will be multi- family, duplexes, row - housing, small single - family and large single - family units. Waterways -- All waterways will be maintained as natural preserves. Page 12 Town of Ithaca Planning Board Final -- October 7, 2008 Stormwater — Rainwater harvesting as part of SWPPP. This will enhance the alternative energy methods. Alternative Energy Methods — Active and passive solar, micro- hydro, wind farms, geo- thermal and more. LEED certification is being actively sought. The goal is a zero- carbon footprint. Housing — Full economic cross - section. Ten percent median - income. Jobs — They anticipate generating several hundred jobs over the course of construction and approximately. 170 permanent on -site jobs after completion. Zero Carbon Footprint — They are striving to minimize the carbon footprint by doing everything regionally and locally and an electric vehicle will be included with each housing unit, from scooters to pick -up trucks, depending on the size of the housing unit. The idea is to have a very densified village with a rustic, European look from the early 1700's, a lot of masonry etc, which will belay the very modern inside workings and construction. Questions from the Board: Board Member Conneman asked if the charging of the electric vehicles would be done by energy produced onsite.. Mr. Bauman responded that some could be because they plan on having active and passive solar, possible rooftop wind units and they will also be purchasing wind from windfarms. Board Member Wilcox and Board Member Thayer alluded to the public information that Mr. Rancich is proposing a windfarm in Enfield, named Enfield Energy. Mr. Rancich explained there are 36 other windfarms scheduled to come on -line prior to the Enfield one and they will be able to purchase energy from those. There are no windfarms /turbines planned for on -site although the Town allows rooftop windmills and they may be an option. Mr. Bauman added that the location is not windy enough to justify large turbines. Board Member Talty asked for a layman's explanation on how energy from windfarms gets to be purchased. Mr. Rancich explained and illustrated it this way: "Think of the grid as a big pool of water and everyone is coming and dipping a cup and drinking it. And there are 5 or 6 people with big drums who come and refill it. So, you do not know if the water you are scooping out came from Joe's jug or Bill's. However, you can contract with a windfarm for X- number of kilowatts and they dump their kilowatts into the line, down the line, you pull kilowatts out of the line, and you write a check for the kilowatts you used directly to the windfarm. it Board Member Talty thought that was well stated. Chairperson Howe stated that one of his issues was taking this property out of agriculture and he was very happy that there is a process to look at agriculture and farmland protection being discussed as part of the rezoning request. He also asked what the County median income was. Board Member Erb thought it was in the back of the packet and Mr. Kanter thought it was in the $55,000 - $56,000 range. Page 13 Town of Ithaca Planning Board Final -- October 7, 2008 Board Member Erb asked about the elder- housing. Mr. Bauman pointed out the likely position and explained how it would work. Each individual would own their individual unit but share facilities for cooking and livingroom. Mr. Rancich added they would have their own bedroom and bathroom, basically, and would agree to live in "community' with the other elderly folks and contract together for cooking, cleaning, nursing etc. Board Member Erb asked about the total number of people who will be living there and Mr. Bauman thought approximately 1,100 which is less than the current zoning would allow, which would be upwards of 1,600 people. This is because the units and layouts are smaller and more conducive to the smaller number. Board Member Erb asked about the connection to Linderman Creek. Mr. Bauman pointed this out and discussed both the pedestrian and motor - vehicle connections. There was some discussion on the retail aspect of the project. Mr. Rancich noted that the retail space would be owned and controlled by the condominium association. They will control the rents and the types of business allowed in. It was felt that both Eco- Village and Linderman Creek would be active participants in the recreational uses as well as the employment opportunities. The thought was the surrounding neighborhoods and the Carrowmoor residents will be able to do their convenience shopping, such as hair, nails, milk etc. there and save a trip downtown. Chairperson Howe compared it to the concept of the East Hill Neighborhood with the kinds of services that would serve that immediate neighborhood. He mentioned the letter from the County mentioning the placement of the commercial center to make it more accessible. Mr. Bauman stated that the entire community was walkable within roughly 10- minutes and there will be a lot of different trails to accommodate different modes of transportation, i.e. walking, biking, wheelchair, etc. Preliminary discussions have happened with TCAT and they are willing to look at the possibility and Carrowmoor themselves are looking at providing their own shuttle service. Board Member Conneman asked about a marketing study to determine the feasibility of the project. Mr. Rancich stated that the one he had done 4 or 5 years ago is now outdated and he plans to do another one. He stated he has had 30 — 40 offers of "money down" now. He believes Cornell alumni, professors, as well as people on West Hill ready to downsize will be interested. Alternate Member Bosak thought there would not be any problem filling the project. His concern was the funding and what would happen if the project was started and the funding stopped. Mr. Rancich agreed that the future is uncertain but he stated they would just stop building if the money ran out. That is the purpose of the phases. They are looking at 72 units at a time which will be pre -sold. The markers on the photos are placeholders only, nothing is set in stone. Board Member Conneman was also concerned about unfinished work and asked if bonds could be required. Mr. Kanter stated that there will probably be some requirement such as performance bond(s) or cash escrow, etc. Ms. Brock added that there are performance bonds and similar things to help avoid unsightly unfinished construction if the Board wants. that as a safety measure later in the process and it also is in the local law being proposed regarding the completion of the roads. Board Member Conneman was concerned about the rest of it, Page 14 Town of Ithaca Planning Board Final -- October 7, 2008 not the road. He stated that one could go up to Lake Ontario and see developments that were started and then stopped and it took years to get cleaned up. He felt that the bond for the road was a different issue than the construction of the housing. Mr. Kanter stated that the Planning Board could require a performance bond or a letter of credit for general improvement to ensure that certain items, as defined by the Board, are completed. Board Member Thayer asked about septic and wells .and asked if it was going to be all municipal. Mr. Bauman responded that it would be and they would be building a water tank for pressure. He also asked about roads. Mr. Rancich stated that the Town had asked /demanded two routes of egress and showed on the map where the two proposed roads will be. Board Member Thayer thought the people on Perry Lane are not excited about the prospect. Board Member Talty discussed traffic. He wanted clarification on what traffic the retail aspect of the project was going to produce as well as the working out of your home aspect that Mr. Rancich mentioned. He wondered what traffic processes are going to be put into place, vis -a -vis County, State etc. Mr. Rancich stated that they would be doing a traffic study that is more complicated than one that would just deal with homes. He thought they would change the habits of people to stay around the neighborhood instead of going downtown. Board Member Talty thought that would not happen for a while. Mr. Bauman added that they were doing other things to mitigate traffic such as having a visiting physician come in once a week, things like that in the service orientation which they think will help mitigate traffic. Board Member Riha asked more about the median income test. She was concerned about total wealth being a factor, not just income. Mr. Bauman stated they would be contracting with a company to do that using standard methods, such as Better Housing. She also wondered about whether students would be there. Chairperson Howe mentioned that a family was defined as the Town defines one, which could include students and Mr. Bauman thought that if an alumnus purchased a unit, their children could certainly be students, or parents could buy a unit for their children. The largest house is a maximum of 3,200 square feet, so they won't be a frat -house type unit. Board Member Conneman worried about enforcement of occupancy levels because he sees it as a big issue where he lives. Mr. Rancich stated that the condominium association will have its own by -laws that will be at least as restrictive as the Town's laws, if not more so. Board Member Riha then asked about stormwater. She really liked the rainwater harvesting and wondered if they had thought about other innovative water issues, such as graywater reuse and other sanitation issues. Mr. Bauman stated that he has won regional and national awards for his rainwater harvesting plans. They have looked at wetland septic systems but the Health Department is the issue here. Board Member Erb wondered about the 10- minute walkability and at full build -out, this would not be 10- minutes for toddlers etc. Mr. Rancich reiterated that the locations on Page 15 Town of Ithaca Planning Board Final --,October 7, 2008 the map presented were placeholders and they would see how things worked as the phases were built -out and what the condominium association wanted. Mr. Bauman added that there would be numerous parks, play areas etc, from point a to point b. Mr. Rancich stated that they wanted the flexibility from the Town and this board to be able to make those types of changes as different things are tried and laid out. Mr. Bauman added that the tot lots and the like are not shown at the scale displayed, but they are planned. There are other pieces not shown such as an art walk for local artists, an amphitheater and other amenities that will be shown during site plan, but do not show on the boards being displayed tonight. Board Member Erb also commented on the underground parking which she found both interesting and frightening. She liked the fact that it would decrease the impervious surface and get the cars out of sight, but she was frightened about the dark, underground area for safety reasons. Mr. Bauman added that they were not quite underground, they would be taller and vented, not quite the dark, mysterious underground garage of movies. Mr. Rancich added that they would be open on each end with one -way traffic and a series of light - tubes /air shafts that will supply a lot of lighting and ventilation. Board Member Riha questioned how the condominium fees would work. Mr. Rancich explained that the more units that were built, the cheaper it would be for each individual. That was why they went with 400 units. Before moving on to Process questions, Mr. Kanter pointed out that there is a lot of description about the phasing of the road and infrastructure construction and the Board should look at that in detail. The major road spine and stormwater facilities associated with the overall project or the specific phase being developed will be completed as the first thing. There is also a lot of information in the local law regarding the median income housing. It is a new approach and very interesting. The Town Board has also beenr asking about the feasibility factor and the Board could ask for a marketing study. Chairperson Howe then brought the Board's attention to the process aspect of the proposal. Board Member Erb had questions about the local law. She wondered what the reason was for excluding medical and dental offices and Ms. Brock explained that it is defined in the Code. There is a difference between office and clinic. The local law will not exclude medical /dental offices, but it will exclude medical /dental clinics. The key is the word "clinic" because clinics can be very large and are defined in the code as "a group practice of medicine by several physicians °'. That was viewed as something that could potentially generate a lot of traffic and the developers consistently said that they wanted to have one physician come to the site one day a week. Mr. Kanter added that there were space restrictions on the retail space allowed in the project. Board Member Erb also questioned the parking allocation of one space per room for a hotel but no spaces allocated for staff. Mr. Kanter responded that that is the standard used currently in zoning. Mr. Rancich explained the parking onsite. Residents would have parking in their garage or the underground areas and around the green and the Page 16 Town of Ithaca Planning Board Final -- October 7, 2008 other satellite parking areas are for non - residents. Ms. Brock questioned the public use of recreational areas. She felt that the Town Board had not thought of heavy public use of recreation areas because that would change the traffic impact. She used the example of a fitness center with people coming'from outside the development on a daily bases to use the facility. Chairperson Howe asked the Board to look at the tentative outline for the process, Tonight the Board is acting on whether to name themselves as the Lead Agency, The Board discussed the scoping process, including the Finding Statement, the full Environmental Impact. Statement, and the recommendation to the Town Board regarding the local law for the new Planned Development Zone. It was noted that there would be numerous public hearings, similar to the recent procedure for the Ithaca College Athletic & Events Center. Alternate Member Bosak had questions about the local law and Mr. Kanter assured him that questions could be raised at any time. Chairperson Howe commented that the local law seemed to run in tandem with the other reviews that would be happening. Alternate Member Bosak appreciated the tentative process timeline and there was some laughter about the legal disclaimer at the bottom regarding the non - binding nature of the timeline. In Mr. Kanter's experience, projects this large followed that type of process and timeline. Board Member Riha asked about the Part I Environmental Assessment Form and Mr. Kanter explained that Staff has not sent out the letter to other involved agencies. Staff will then fill out a Part II to use for the positive. declaration of environmental impacts but the developer has already agreed to do an Environmental Im pact, Statement. Ms. Brock commented that the Board should decide fairly. soon what it wants in terms of detail so the scoping process would be meaningful. There was some confusion and discussion determining what she meant. Ms. Brock wanted the Board to clarify what detail the Board wanted on the various topics, such as lighting, parking, traffic etc, that would then be detailed in the scoping document. Mr. Kanter commented that this project seems to be what the State had in mind when they developed the SEQR law in that the Board and developer would be trying to plan out the project as it is being reviewed as opposed to the customary finished plan that is analyzed by the Board. This would be more fluid where the Board would review and suggest changes as the process went on. In this case, the Board has the local law which outlines the parameters; the size, the locations on the concept map, doing it under those guidelines, what are the thresholds of impact the Board will. be looking at and what areas should be identified in the Scope. Then the EIS would work out the plan. It is amore interactive plan as opposed to reactive. Board Member Erb was still confused and used the example of lighting. She would like to see a watercolor depiction of the new view with the associated light glare /pollution in the morning with sunlight off the windows and in the evening with the lights on from across the lake. That said, she doesn't need to see the specific type of lights or windows. "So where is the delineation ?" Mr. Kanter explained it this way; One — What Page 17 Town of Ithaca Planning Board Final -- October 7, 2008 level of detail do you want to see in the Impact Statement itself and the other, Two — What stage of a drawn plan do you need to see to get you to that stage of scoping. Ms. Brock also stated that at the heart of an EIS is the alternatives section and she felt the Board needed a certain level of detail about the proposed project to enable you to request what types of alternatives you would like to see. Board Member Erb asked if the Phases should be separately identified in the Scoping Document. Mr. Kanter stated that they had submitted a phasing and sub - phasing plan and perhaps the Board can ask that that be fleshed out some more. He felt that the scoping should address the phasing and the elements of each phase. Ms. Brock went on to illustrate by asking "Can you tell from these documents what is being built on a moderate slope or a steep slope ?" "Can you tell from these documents how close development is to a stream corridor?" Those are the kinds of things she wanted the Board to think about and define for the developer. Board Member Talty agreed that it is better to be proactive, but they could come up with a hundred things right now. "Where does it start and end ?" Chairperson Howe suggested that if there was more detailed information available, maybe the Board should look at that and go from there. Mr. Bauman also added that they could provide a larger map that is more easily read to the Town for the Board to look at since the reductions in the handout are hard to read. Board Member Talty mentioned construction start/end times, truck traffic, remediation of roads after construction, etc. Mr. Kanter thought there was a need for a site analysis that answered some of Susan's questions, such as slopes, stream corridors, wetlands, soil erosion, soil types, etc. Basic site elements would be very helpful for the Board. Also, any elements that were described in the local law that are contemplated to be in the plan but were not shown yet, such as a hotel or play areas or other things that have been mentioned this evening and are not shown, at least on a preliminary basis. Not details on what exactly the buildings will look like, or full drainage stormwater plans, those will come with the preliminary site plan, but not needed for the scoping. Board Member Wilcox thought the public might be confused with the terminology and explained the process to them. He stated that the scoping process identified potential significant environmental impacts. The obvious ones such as drainage, traffic, etc are a given and even though the Board does not mention them at this point, it is because it is understood. The Board defines what will be studied, and defines that in the scoping document, or the scope of the environmental review. The motion for designation of Lead Agency was moved and seconded. There were no changes. Page 18 Town of Ithaca Planning Board Final, -- October 7, 2008 ADOPTED RESOLUTION PB RESOLUTION NO. 2008 = 090 Lead Agency Intent Carrowmoor Development & Planned Development Zone Tax Parcel No. 27 -1 -14.2 Mecklenburg Road (NYS Route 79) Town of Ithaca Planning Board, October 7, 2008 Motion made by Board Member Erb, seconded by Board Member Conneman. WHEREAS. 1. The Town of Ithaca Planning Board is considering a Sketch Plan for the proposed Carrowmoor development project located off Mecklenburg Road (NYS Route 79), north of Rachel Carson Way, Town of Ithaca Tax Parcel No. 27-1- 14.2, Agricultural and Medium Density Residential Zones. The proposal includes the development of 400!- residential condominium units, a community center complex, up to 36,000 square feet of neighborhood oriented commercial uses, up to 32 living units in an elderly residential building, a child care center, and other mixed -use development on 158 +/- acres. The project will also include multiple new roads and: walkways, open recreation areas, stormwater facilities, and community gardens. John Rancich, Owner; Steve Bauman, Agent; Mary Russell, Attorney, and 2. The proposed actions, including site plan and subdivision approval by the Planning Board and rezoning to a Planned Development Zone by the Town Board, are Type I actions pursuant to the State Environmental Quality Review Act, 6 NYCRR Part 617, and Chapter 148 of the Town of Ithaca Code regarding Environmental Quality Review, and 3. A Full Environmental Assessment Form, Part 1, and additional application materials have been submitted by the applicant for the above- described action, and 4. The Town of Ithaca Town Board, through a sub- committee, has drafted a local law outlining the requirements of the proposed Planned Development Zone (PDZ), and 56 The Town of Ithaca Town Board at its meeting on September 8, 2008 reviewed the draft Local Law establishing a PDZ for the proposed Carrowmoor development, and referred the draft Local Law in conjunction with the development proposal to the Planning Board for a recommendation, and 6. The Town of Ithaca Town Board at its meeting on September 8, 2008 requested that the Town of Ithaca Planning Board act as lead agency for purposes of Page 19 Town of Ithaca Planning Board Final -- October 7, 2008 coordinating the environmental review of the project pursuant to 6 NYCRR Part 617 (SEQR) and Chapter 148 of the Town of Ithaca Code, . NOW, THEREFORE, BE IT RESOLVED, That the Town of Ithaca Planning Board hereby proposes to establish itself as lead agency to coordinate the environmental review of the proposed development, which will require site plan and subdivision approval, rezoning to a Planned Development Zone, along with other actions that may be taken. by involved agencies, if any, in conjunction with the proposal, as described above, and BE IT FURTHER RESOLVED, That the Town of Ithaca Planning Board hereby requests the concurrence of all involved agencies on this proposed lead agency designation, said concurrence to be received by the Town of Ithaca Planning Department within thirty days from the date of notification of the involved agencies. A vote on the motion was as follows: AYES: Howe, Conneman, Thayer, Talty, Riha, Erb and Wilcox. NAYS: None ABSTENTIONS: None The motion passed unanimously. Chairperson Howe invited the public present to address comments to the Board. Two residents from West Hill commented, be generated by, for and after the project. Their main focus was the traffic that would The first speaker noted that with so many different projects being built, a traffic study on one will not show the full picture. She was very interested in the energy concepts and thought it was a really interesting project that was appealing in a lot of ways, but she was concerned that it not be romanticized and belittle the traffic impact. She thought it was too simplified to think that just the Linderman Creek and surrounding neighborhoods would be affected, it would be the whole traffic flow going in and out of town. The traffic issues are much bigger than Carrowmoor and West Hill needs to have a master traffic plan to incorporate other mitigations on the Town level. She hoped everyone would not get distracted by the overall concept and miss the larger picture. Chairperson Howe commented that that was what the scoping process would accomplish. The second speaker also talked about traffic issues and pedestrian safety. She felt the City should be involved in the discussions and solutions also. She likened Carrowmoor Page 20 Town of Ithaca Planning Board Final -- October 7, 2008 to putting a whole new city on West Hill and no one knows what the impact(s) will be. Her neighborhood has maybe 50 houses and the project is talking about 400 units which is 8 -times as large. She hoped there would be a comprehensive traffic study. Chairperson Howe pointed out to the audience that tonight's meeting was not meant to be any kind of formal analysis of any issues. This was the first time the Board had seen the sketch plan and this is the beginning of a long process. The resident said that she.had been to other community information presentations and traffic was brought up at every one. Board Member Riha wondered if it was a Town Board issue and whether the Town Board addressed it specifically. Mr. Kanter said they did by referring it to the Planning Board. She thought it was a larger issue and thought the Route 96 Corridor should be studied. Mr. Kanter had a map showing the Route 96 Corridor and pointed out the other projects and the fact that the road from Mecklenburg Road to Bundy Road has already been planned out and is on the Town's official map, as recommended in the Transportation Plan. He has not heard of a study for Mecklenburg Road but the EIS will be an opportunity to ask for accumulated impacts and tie them all into one study. Board Member Wilcox reiterated for the public that although the Board has not talked about traffic that much tonight, that is only because it is a foregone conclusion. Both the Board and the developer are very aware of the traffic issues and the Board will ensure that studies are done. Alternate Member Bosak asked about the next step. Mr. Kanter said the next step is confirmation.. of Lead Agency status. Staff will send out the notice, come back to the Planning Board with another resolution to confirm Lead Agency status and issue a positive declaration of environmental significance. The next step would be Scoping, where the applicant will be .responsible for preparing the draft scoping document. That is submitted to the Town and reviewed by the Board. For now, the Board should start to think about their own outline of issues to be addressed in the scoping document. Chairperson Howe asked the applicants if they had anything to add and Mr. Rancich extended an invitation to both the Planning Board members and any members of the public having concerns or questions to. contact him or Steve Bauman by phone or email and they would be happy to discuss them. Approval of Minutes: September 16, 2008 Moved and seconded. Page 21 Town of Ithaca Planning Board Final -- October 7, 2008 ADOPTED RESOLUTION PB RESOLUTION NO. 2008-091 Approval of Minutes = September 16, 2008 Town of Ithaca Planning Board October 7, 2008 Motion made by Board Member Wilcox, seconded by Board Member Talty. WHEREAS: The Town of Ithaca Planning Board has reviewed the draft minutes from the meeting on September 16, 2008, and NOW THEREFORE BE IT RESOLVED: The Town of Ithaca Planning Board approves the minutes, with corrections, to be the final minutes of the meetings on September 16, 2008. A vote on the motion was as follows: AYES: Howe, Conneman, Thayer, Talty, Riha, Erb and Wilcox. NAYS: None ABSTENTIONS: None The motion passed unanimously. Other Business: Board Member Wilcox reported on Codes and Ordinances. Board Member Erb gave a report on the Comprehensive Plan open house. Mr. Kanter gave a report on the Planning Committee, Chairperson Howe mentioned the New York State Planning Federation and a workshop on Nodal Development is in the works. Board Member Erb commented on the open house at Conifer Village and how neat and pleasant it was and the people were the target group. Board Member Erb also showed the Board the for sale ad for the horse farm on Warren Road that was before the Board at the last meeting. She felt it was a learning point for the Board after their conversation about the property and the conditions they set. Agenda The meeting for October 21st only has one item and the Board gave Staff the authority to cancel the meeting if nothing else came online. Board Member Thayer will not be at the October 21s` meeting if it happens. Board Member Talty will be absent on November 4t' meeting. Adiournment Meeting adjourned at 9:19 p.m. Page 22 Resp e Yully submitted, aulette Terwilliger Deputy Town Clerk Town of Ithaca Planning Board Final -- October 7, 2008 Page 23 Attachment #1 PB 10/ 7/2008 t 1 ioi* OW ino O*r Mecklenburg Road Ithaca, New York Created by M3rd Ilc Sustainable Design, Development, Implementation PO Box 712, Ithaca, NY 14851 607.592.5181 J06n y.ancl.6 ow=/Ibebefover PO Box 547 Ithaca, NY 14851 September 2008 0 1 1 1 L H Carroytr oor Table of Contents Carrowmoor Overview 5 pages Tax Map 1 page Carrowmoor Features 1 page Carrowmoor at a Glance -Stats 2 pages Conceptual Plan Layout fold -out Phasing Plan 1 page Trail & Walk Plan 1 page Density /Rainwater Harvesting (RWH) 1 page Carrowmoor Center - Commercial Mixed -Use 1 page Commercial Mixed -Use Detail. fold -out Carrowmoor Perspective @ Great Hall 1 page. Ownership 2 pages Unit Counts 2 pages Quantities 2 pages Carrowmoor Birds' Eye View fold -out Section @ Multifamily 1 page Multifamily Sketch 1 page Typical Single Family 2 pages Typical Road Sections 1 page Traffic Circle Plan 1 page Median Income Housing Fund 5 pages CarTOWSOOT Overview 7.08 ' Ithaca, New York ' Carrowmoor is a sustainable Zero - Carbon footprint, LEEDTM rated,. mixed-use `Green' nodal development, and open -space community. It is built on the sustainable principles of energy efficiency, non - toxicity, and minimal waste, minimal maintenance construction, assembled from local and regionally sourced materials and labors, where possible. These principles and their designed applications provide for a truly desirable, sustainable new - urbanism community. i J i I u The layout, designed much as a small walkable village from late 18003s and early 1900's in this country ... the look and feel of the buildings, the scale, character, details, the beautiful stone and masonry finishes of Carrowmoor ... leads one to believe that they have landed in an older quaint 16th century European country Village, bustling with its inhabitants walking about town, natural green areas, water features, recreation areas, local artists' displays, and captivating views across the valley ... beautiful views ... all out of the front door. Carrowmoor 's Zero -Carbon footprint is actual- rather than politically accomplished thru carbon off -sets. Carrowmoor community's . unique ultra- efficient structures are powered by wind, micro - hydro, solar, and geo- thermal sources, providing energy independence through reliable combinations of non - polluting renewable energies. Luxury in style, Carrowmoor has complete economic cross sections; live -work w /job - training thru local public subsidizing agency; 40 homes dedicated 90 to 120% median income buyers thru a Carrowmoor initiated County -wide Median- Housing Fund, with the remainder of homes at market rate ($145k -$1 mm). 400 condominium homes of various types; each with electric car & charge station, built on 158 acres, are tightly clustered together around small mixed -use retail/ services & multi -use community buildings, creating a fully walkable traditional neighborhood development (TND). A walkable village encourages pedestrian activity rather than vehicular use. Developed area to open space ratio is: 10 built acres to each 25 acres open space (1:2.5) or 45 total built acres to 113 acres open space - including -11.5 miles trails & bikeways with recreational sites interspersed. Carrowmoor is being developed as one large single parcel under single ownership, utilizi m ng the Town of Ithaca's Planned Development Zone over the combined entire acreage. Carrowmoor will be built in two separate construction Phases. The residences will be purchased from the developer under condominium ownership, where each owner purchases a percentage of the entire development with specific rights of ownership and use to the specific dwelling of their choice. There will be a wide variety of building types to choose from, buildings typically found in older traditional village neighborhoods, including moderate sized (7 -14 homes) multifamily townhome and apartment Carrowmoor p. i of 5 `style' buildings (flats); row- townhomes; duplex townhomes; small single family homes; and larger custom single family homes - limited in size to 3,200 square feet maximum. Each homeowner will be a percentage owner of the entire community, with all of its rights, benefits, and access, including the community activity center and recreational and athletic facilities, community amphitheater, community gardens, walk- bikeways, water features, and natural areas. ' Their percentage of ownership is in part tied to the ecological footprint of their unit thereby tying their monthly condominium charges to its negative impact upon the environment. The Carrowmoor Condominium Association will own the leaseable Commercial space within the community center, once Carrowmoor is occupied. This commercial ownership structure will help the uses evolve with the community's changing needs over time, minimizing vacancy rates and best serving the community for the direct benefit of those who live there. Additional to the commercial area benefiting the residents on a daily need basis, the income from it will contribute to the underwriting of the services provided residents within the community. Carrowmoor will employ a full time, year -round maintenance staff to care for the grounds, private roadways, water features, and members' areas, (with exception of individual private gardens). Building maintenance will also be available at direct cost to the specific building association/members/ owners, if required or desired. SCarrowmoor will have one public dedicated Town roadway - thoroughfare with two separate names, dependent on the direction of travel. Carrowmoor Crossing, entering from the south off a new traffic controlled intersection to be located opposite the current intersection of NYS Rte 79 and Rachel Carson Way, travels north at Carrowmoor's western edge to the site's northwest corner where it meets Rogue's Run which meanders through Carrowmoor to the Town of ' Ithaca's planned Town roadway known as Riley Road which travels through the northeastern edge of the site -and onto Bundy Road at the north.. All other streets and roadways at Carrowmoor will be privately owned (and maintained) property of the Carrowmoor Condominium Association. All public traffic intersections within the site, as well as other key private intersections will utilize traffic circles or `round -a- bouts' to achieve maximum movement (less idling and exhaust emissions) and fuel efficiency while providing for safer vehicle and ' pedestrian interactions. All circles are designed to easily accommodate fire, safety, and public transport buses' turning radii, at reasonable speeds.. Carrowmoor'.s open space is distributed throughout the grounds and interconnected by a series of trails, bikeways, cart -ways, and/or sidewalks. We are currently negotiating with the Town and City to create a hiking and biking trail connection from Carrowmoor, to downtown Ithaca for use by the public. With over 11 miles of trails for hiking and biking at Carrowmoor in a variety of topographies and settings, 113 acres of open spaces, natural streams and wooded areas, water features, recreation fields and courts, indoor and out door swimming areas, a public amphitheater, and 12 outdoor art exhibits sites that change periodically featuring local art ists, there are many active and passive pursuits for everyone. Carrowmoor, its buildings, its grounds, and its developmental impacts (including a the federal traffic, energy; IAQ, and sustainability) are all being designed and developed and LEED certification/rating process to maximize sustainability, assure minimal negative impacts . on the environment (both external and internal) and adjacent community from the development, while creating the highest desirability of the neighborhood and its buildings. Carrowmoor p. 2 of 5 e I By utilizing sustainable, non- toxic, and energy efficient materials in the construction, the process will provide for better Indoor Air Quality (IAQ), providing not only a sound, investment for its residents, but a healthy one as well. All structures and the site itself will utilize both passive and/or active Rainwater Harvesting (RWH) as primary storm -water control methods, allowing for a majority of later on -site use of what normally would be referred to as storm - water run -off. By harvesting the rainwater as it lands on the site/buildings and storing it in ponds, pools, or tankerage, the waters remain onsite until later utilized, allowing them to percolate and/or evaporate at a slower reasonable rate over a longer time frame. This translates a major storm `event' into mimicking several small rainwater `events over a much longer period, rather than the massive effects (flooding, erosion, etc) in a short time frame. Being much `healthier' environmentally, this `short cycling' of the rainwater not only improves the vegetative and recreational qualities of the site throughout the year without additional irrigation waters, but moreover, dramatically lessens the potentials for downstream erosion and: floodings by removing the flows from the after -storm downstream swells from the surrounding drainage streams. These waters will also be utilized for micro -hydro electric sites between the ponds to translate the prominent evening wind generated electricity into more desirable daytime use electricity via `gravity batteries'. All Carrowmoor buildings egress onto the condominium association's Private streets. The widths of these streets are designed to meet fire access and safety standards, but are of village character in that they are narrower and human scaled. This reduces vehicle speed; rather than being wide - open expanses -which encourage higher speed and less human interaction (walking, running, biking, etc). The types of roadways within the project vary from: the dedicated Town entry road, which is a split lane parkway with a wide right of way; to moderate width two -way access streets; narrow two -way residence streets; and narrow one -way lanes for site and parking access. Traffic calming devices (not speed bumps) are utilized throughout Carrowmoor to slow vehicular traffic while accommodating friendlier pedestrian crossings. Parking is clearly delineated in pull -off areas, as well as designated lots and underground garages (with green roofs). The inclusion of regional bus transit services and peak hour Carrowmoor private alternative fueled shuttle buses will encourage the regular use of mass - transit services rather than personal vehicles for the commute to and from the downtown and campus areas on a regular basis, often leaving the car at home. All Carrowmoor streets and driving areas are scheduled to utilize geothermal sourced under- pavement heating for primary snow and ice removal systems with a secondary excess nighttime electrical back -up system. This geothermal system `recycles' the stored earth warmth for clearing the driving and walking surfaces of snow and ice, rather than polluting the soils, aquifers and atmosphere with salts, sediments (sand, etc.), noise, and fossil fuel emissions. Carrowmoor p. 3 of 5 Carrowmoor's state of the art Great Hall complex is the heart of the walkable community. The Great Hall and its annex houses many recreational activities, special event spaces, visiting small commercial services and events directly associated with the residents, area neighborhoods, and the community's clubhouse. Uses within the Hall include semi- public events, as well as fitness center, gym and swimming activities. The Great Hall and its adjacent mixed -use buildings to the m north, collectively known as Carrowoor Center, includes a variety of small commercial shops and services, intended for the primary use of residents, but will also service the occasional needs of residents from adjacent community. The complex will be utilized daily by resident's for 'services such as mail, small eateries, coffee shop, news stand, walk -up convenience store and services, private lessons, classes. It is anticipated that regional bus service will be offered from this location as well, with service to downtown Ithaca, and points beyond, servicing Carrowmoor residents, Carrowmoor workers (who live off - site), and visitors from neighboring communities. Carrowmoor's Construction materials are scheduled as energy efficient non - flammable solid wall pre - engineered building component systems. Theses extremely strong lightweight components deliver very low energy demand (extreme R- values) while providing minimal maintenance with a maximum of safety, health, and comfort for its occupants. The high quality finishes are non toxic with minimal Volatile Organic Compounds (VOCs), many recycled or renewable component products, and mechanicals that incorporate innovative natural and mechanical air flow and purification systems, non toxic ductless heating and cooling systems, natural day - lighting, low energy demand lighting fixtures, and high tech plumbing and water heating systems. Both passive and active solar designs are incorporated into the site and its buildings, as well as wind, micro- hydro, and geothermal heating and cooling sources; All exterior finishes are masonry component, although they vary greatly in materials, colors, textures, and character, creating a true townscape. Additionally, Carrowmoor will be one of the Nation's first communities striving to have a true Zero - Carbon footprint. A Carbon Footprint is the measure given to the amount of green house gases produced by burning fossil fuels, measured in units of carbon dioxide (ie Kg or Tons). Like walking on a soft sandy beach (the environment) everyone leaves a footprint, and the goal at Carrowmoor is to greatly reduce everyday living contributions of the atmospheric pollution footprint to zero or near zero tons. By utilizing regionally produced sustainable energy - efficient materials produced in an ecologically friendly manner and building a highly walkable mixed -use community. to service the immediate needs of its residents and neighbors, Carrowmoor will have a much lighter or smaller carbon footprint than usual. Couple this with Carrowmoor's electrical power being primarily sourced from an adjacent offsite alternative wind farm (owned in part by Carrowmoor) and on -site sources, such as rooftop wind generation, micro -hydro electrical production, and solar power generation (all NON - polluting zero- carbon renewables), ... and the carbon footprint virtually disappears. With these available clean energies, Carrowmoor's developers intend to further reduce the site's air and ground pollutions by utilizing geothermal energy coupled with excess night -time energy in winter to melt snow .and ice from roadways and sidewalks, greatly reducing maintenance, as well as local and regional environmental pollution. Additionally, each purchase of a home at Carrowmoor will include a fully electric powered motor vehicle for commuting around Carrowmoor and the Ithaca area, charged only by the power produced from the wind contributing yet further to significant reducing Carrowmoor's ' footprint to net Zero-Carbon, Carrowmoor p. 4 of 5 1 n 1 1 Sustainability ... energy efficiency ... unique character ...quality healthy materials .. . environmentally responsible ... socially responsible ... pedestrian orientation ...sensible scale details ... location ... views ... community. All of these sustainable project and building characteristics, along with human - scaled innovative design of the spaces contribute to the m exceptional comfort, beauty, safety, and desirability of Carrowoor's unique sustainable Homes and Community. or contact: Carrowmoor ... stepping back to a great quality of life, John Rancich PO Box 547 Ithaca, NY 14851 .. r ,. � jrancich@htva.net 607.279.0604 Steven Bauman PO Box 712 Ithaca, NY 14851 bauman. steve6bgmail.com 607.592.5181 For additional information visit our website: http:Hcarrowmoor.com Carrowmoor p. 5 of 5 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 ..e.It@ �oc� '�: ym i oo_ lot N • of (�� 0 13 •_ a e5$ �9 � �i _ d = a y It 13.15 a 5 trC I _ :=Y 9 I. Le , ,IM It It :9 l co `" Cl � r r C� V - N ° N I. N j m ed -4m . . of Av e e c� # it iil Features • Sustainable Community • Zero - Carbon Footprint • Powered by Alternative Green Energies 0 Wind A Solar 0 Hydro 0 Geothermal A Gravity Batteries • LEED certifications- Neighborhood & Buildings • Low Impact Development Footprint o Densified Village center o Extreme Energy Efficiency Buildings o Non -toxic Sustainable low maintenance construction o 100% Rainwater Harvesting as stormwater control for later on -site re -use 1 Mixed Use o Retail & Services.on site for all West Hill ■ Green grocer, coffee, Restaurants, Pub, Day Care, Recreation, Services o Work -Live opportunities ■ Residential Condominiums • Multi- family (flats, lofts,2- story), row townhomes, duplexes, sm. & lg single family homes o Job Development Programs/Learning Web o Creation of 170± permanent jobs tDense Development at center with surrounding open space o Walkability (10 minute radius) o Sense & Scale of Community o Economic cross - section supported/included • Open Spaces & Uses o Community Gardens, Orchards, & Animal Pastures o 18± acres of landscape water features (ponds, streams, waterfalls) o 11.76E miles Trails & Grounds open to Public o Local Art/Artist revolving displays open to Public �. o Commercial Retail/Services Areas open to public o Carrowmoor Great Hall uses open to public for a fee ■ Fitness Center - swimming, sports, spa, events center (weddings, etc.) ■ Public events (meetings, activities, celebrations, etc) ■ Public outdoor Amphitheater ' Traffic Mitigation o Lower Population Density per acre than allowed by current zoning o Bike & Hiking/Walking Trails/Paths ■ West Hill Bicycle/Pedestrian Trail from Carrowmoor. to Downtown Ithaca o Electric/Bio- Diesel Shuttles for Residents to downtown & colleges o Electric Vehicles with charging stations for residents o T -CAT o Work/Live opportunity o Public Retail/Daily Service Center on West Hill o Traffic Signal on Rte. 79 @ Rachel Carson Drive P. I of 1 9.08 ' carrovoinoor at a glance LEED Certified Neighborhood LEED Certified Buildings 100% Rainwater Harvesting w /re -use as storm -water control systems Walkable Community (10 min. max- aver.) ' OWn Space -113 acres open space 2.5:1 Open to Built Ratio • Formal Village Green 2 Nature Preserves with Trails • Preserved Woodlands • 11.76 mi. Trails & walkways • Community Gardens & Orchards • Ag- Animal Pastures Built Area - 45 acres • Buildings & Roads Development Impact -10.11 % Alternative Building/Energry Features • 200 Year Life -Cycle Design ' • Containerized Trench Utilities • Centralized Neighborhood Utilities Systems & Distributions • Solid Wall Construction Systems • Pre - engineered Structural Systems • Community owned Utility Company • Site -integrated Underground Parking • 400 Residences in two phases 40 Median Inc. Homes @90 -120% 76W 32' 23 "/ 42N 273 03" Town of Ithaca Tompkins County, New York 158.63 Acres • Access via NYS Rte 79 to south or NYS 96 via Bundy Road at north 24,872 feet Total roadways (4.7 miles) 5,312 feet Public roadway 5 Public Traffic Circles 19,560 feet Private roadway 2 Private Traffic Circles 62,092 lineal feet (11.76 miles) Trails, sidewalks. & bikeways 9.96 acres Rainwater Harvesting storage 7.02 acres Landscape water features • Non -Toxic re- cycled pervious paving • Non -Toxic Construction & Finishes • Thermal/Convection Cooling Towers • Geothermal Snow melt • Geothermal Building conditioning • Solar - passive & active • Wind- Rooftop & Commercial off -site • Gravity Batteries • Electric Vehicle & charger w/ residence • Self - powered LED street- lights Phase I Phase H. 19,422 feet Total roadways 5,450 feet Total roadway ' 5,312 feet Public roadway 5,450 feet Private roadways 5 Public Traffic Circles 149110 feet Private pervious roadway 129 Residences 2 Private Traffic Circles 40 -Row Homes/Duplex ' 47 -Small Single Family • 271 Residences 42 -Large Single Family ' 216- Multifamily Playfields 46 -Row Homes/Duplex 9 -Small Single Family • Great Hall & Community Recreation Complex • Commercial/Mixed -use Center ' • Support Facilities • Maintenance, barns P. 1 of 1 9.12.08 u n n n :nm v.ua�:; .�., _.::_,. ,.maw- ... #-�- -gym. :rx ;5. •,x.,b'_�:5 ..: e:9r;.+ x -vr 6��d -L'1 .. -. :;:; - -. i9'.'i'= ;.:,,:_.. i'$slt ui:: -:: -V17 - -- - 17 6 I � J. I 1 . t , -s Ilk IS �,tf-t7j VOL ` e t]1 t I ,� + 1 pp S Ep 4 �} UA f r 't'r• i '\� � 3 a '�. jj pp 1 19 •, _lit 1 IL 'All z r� 1 , { y t y ! 19 9 41, Ulf k IF Density Allowed Density - RWH Acreage Nq FIt ReaW unit # E.4 Sq Ft 93.00 4,0511080 304,920 2 65.63 2,859,017 15,000 2 Totals Ft Site Aver./ 158.63 6,9101097 16,946 Density Proposed Acreaae SSFt Site Aver.1 158.63 61910,097 17,275 RWH Existing site Acreage S lit 7.32 318,720 9.48 412,900 3.13 136,250 0.72 31,500 0.48 20,700 24616 11052,200 113636 41937,827 100.00% 158.63 6,9101097.0 Total Land Units #Allowed Notes 26.6' 7 acre per 'lot' 381.2 Allowed 407.8 rear parcel Totals 2.6 Density -Units per Acre #Proposed Notes 400.0 Proposed Unit Count 2.5 Density -Units per Acre 98.09% % of ALLOWED Density Proposed vs. Allowed Density - 89.89% (6,211,638) Totals Total RWH 10.11% 698,458.5 reflects RWH Description Roadways- Public Roadways- Private -Phase 1 Roadways- Private -Phase 2 Buildings - Public Buildings Service Buildings- Private Open Space (baseline *) Gardens /f=arm Recreation Preserve Recreation Area Green Space Area of runoff *as naturally occurring plus additional retentions Land Density/RainWater Harvesting p. 1 of 1 Reduced effective : 9b RWH Acreage Impervious 33.90% 4084 210,673.9 42.18% 5.48 238,738.8 0000% 113 136,250.0 100000% 0000 0.0. 100800% 0400 0.0 89.28% 2.59 112,795.8 100400% 0000 000 - 89.89% (6,211,638) Totals Total RWH 10.11% 698,458.5 reflects RWH Description Roadways- Public Roadways- Private -Phase 1 Roadways- Private -Phase 2 Buildings - Public Buildings Service Buildings- Private Open Space (baseline *) Gardens /f=arm Recreation Preserve Recreation Area Green Space Area of runoff *as naturally occurring plus additional retentions Land Density/RainWater Harvesting p. 1 of 1 r tarrovomoor Great Hall Community Center/Mixed -use Commercial Area The Great Hall Community Center of Carrowmoor and adjacent buildings are comprised of mixed -uses, just as the successful village centers of the past. In addition to residences, r the mix includes small shops, offices and services to meet many of the everyday needs of the Carrowmoor residents and their neighbors. r The intention of the Commercial Center is to supplement the available existing commercial goods and services of the region -area (primarily within the city) thereby reducing the trips and traffic required for `occasional' or `casual' items. This commercial activity creates a walkable central hub of the community where residents can interface with their neighbors while carrying out many of their required daily tasks. Additionally,. some buildings also provide for work -live opportunity where the residential spaces can be attached directly to work spaces, if desired by the owner - occupant. The maximum anticipated floor plan size for single commercial use is 2,500 square feet, or less, with Carrowmoor's total commercial square' footage not to exceed 36,000 square feet. This square footage will be distributed, more or less equally, between three separate buildings, including the Great Hall; the southeast quadrant of the building directly north of the Great Hall; and the southwest quadrant of the building directly northeast of the Great Hall (or due east of the other building, with surface parking between). The shops and services anticipated include: Post Office • Coffee Shop • News Stand • Cafe • ATM • Walk-in convenience store • Artisan's Studios 0 Restaurant/Deli • Bakery outlet • Book Store • Copies 0 Educational classes • Small Service offices (such as lawyer, accountant, massage, design, etc.) • Flex office space that can change uses as need dictates -on a daily or seasonal basis (visiting physician, tax preparation, training classes, yoga, etc.) ' The combining of uses within a pedestrian- encouraged moderate density framework results in a vibrant, socially active, and friendly community. This mixing of uses offers resident convenience while reducing the traffic (trips) occurring from Carrowmoor for `casual' goods, thereby reducing area congestion, pollutions, and resource consumption. Carrowmoor Mixed -Use PA of 1 r41�11 a i, ae, ","t lip , I lid JJJJJJ ♦!. II " le •r R C x .• ry;{ufiy -, KIP W. :{ Isla" ht { i a ji } F R_ i � + L X• ! •j �'�J i G - ♦ r �r 4 •y�ak Ps•-I Rj^ gyp`. s , s '- . I r r kr•�' �a�, n�i4f!.r' r may- •;'pr` , 4 ve .✓` x }!- � ".-Itt i : M,,l'rt ill U. 3v s»Ar ,� n k R��i'""'"4reK• i } ✓fCI �..r1 6 1 All e .y .Y < Jill 4 +� •p ; yS��^ "r ♦ C•.•`F��•.. T, r i�hd >Ir ':., t ✓Z '� -t l¢ v'�'Fn irl- lip 2-1 v Sx1` $$} ' +� +rS '� mss_ c r;n ': S •"-5— �iyw 1 - + - €"41r EI k �i 4'--F4 1 e y.. $ - i 7 �y r 1 3: Pi 711 144 r r t s 6 s i Ik*. K 1. r• 5 " +r rl^! er, r Y"TC'' -s t .�s• er F '.L YT �. .w lil lit, ti ry{'rk1�[T Ll I�I�^F"7 yr 53�rIL it i<x'J,Tr r�.+v at` �r7'yPt�r •.sG. �'2x r o {�w�vjl 1 Y� F.t r'§�C Kt rti :F.jr- '•``•Y ?'g�TOI� ry,r i.M ,r ti i$1•C'�.•y� t{�q� ,. -•ey to x3 , K I" yye„xiw�Aree^Ck�L2 ■ 1 t� y it e! .,,y Ge^�? 6-1 l.a }h F . t°i v +a 1 6 i J3E Ain' r�'r r�ed�'r lb t fISTSa !a - ' i i Q'i S 4 eX'!` _ra41 ,;tam i '�,.r,Tr " rr si• +; 7 iiI f rte` w i'4 -- 'v 3 I' fitl }ti `,�".^ - !-'Sf" Si,{f{'�' 4pp 51 sv, .. i 1 Lill �'..rC 4a 414a ^'v �>• �7y a y O v 1 ,xl 1 'i••- 'Z .. G� {p t�[.t�5.�`- Y i ,` ,.�•rG veye p I_.1`i pi+a v f e } d `S g� 4+1 3t In ' p �P,t 6�.i, q- n 0. N lf3i L[�45ii. n4.•'+t'~'G J.: j.rn€ p off C{ G f '.'�`vel�,- T i }AF,x I I x 'e w ? d j{j{���� 7 r' •+ 1 Y E, m All 9 y: fv�} t;h l° t66GX a5 r_ li1� rJ-Lt Ee r' L -v �' LAM f t "cI4j s�L IF ' t 1 r 3 lip ` I 1 T, ] 3- w r T s`��/n•Ny a '=,kn a s= 4 f °� 15 r �t '. {I ;� � - u { ♦'e-.. � r :,'ti ` �� �k1 �d2 r^`"�. r r 4 L lit it 11V I x z f'r n + -:,.R rsy y + + 2 Mom J „f rpirrf4lar+e 1 J+tt > x LL £" ?.BjrF�c._ IYIA Owners i Carrowmoor is being developed as one large single parcel under single entity ownership, utilizing the Town's Planned Development ' Zone Zone over the combined entire acreage. Carrowmoor will be built in two separate construction Phases, with each phase being further divided into several sub -phases for construction management purposes. The residences are anticipated to be purchased c' from the developer under condominium ownership, where each owner purchases a percentage of the entire development with specific rights of ownership /use to the specific dwelling of their choice. There will be a wide variety of building sizes, types, and pricings to choose from, as with buildings typically found in older traditional village neighborhoods. These types include moderate sized multi- family, townhome and apartment (flats) `style' residences; row - townhomes; duplex townhomes; small single family homes; and larger custom single family homes. Sizes of homes range from approximately 450 square foot studio apartments to our largest single - family home of 3,200 maximum square feet. Each homeowner will be a percentage owner of the entire community, with all of its rights, benefits, and access, including the community activity center and recreational and athletic facilities, commercial lease spaces, community amphitheater, community gardens, walk - bikeways, water features, and natural areas. The percentage of Homeowner Association dues for maintenance and services owed for a particular residence are tied to the NET environmental impact upon the land and community. Home pricing within Carrowmoor has a wide ranging economic structure, as is found in most vibrant `villages' around the country. Generally speaking from an historic perspective, the more complete the economic range, the healthier the economy of the community. The wealthier residents often have the highest demand for the labor services supplied by the lower economic class. If the lower economic class cannot afford to live within their work community, the offset of their transportation costs to and from their employment only reduces their net living income. Carrowmoor has reached agreement with the Learning Web (a local social- mentoring program) to supply several ultra -low rental homes coupled with a job - training program in. the commercial shops program. These residences will be rented by their individual clients, with a portion of their underwriting supplied by the Learning Web and an additional Federal Grant. Additionally, there is also Median Income Qualified (MIQ) home ownership opportunities within the Carrowmoor community for the 90% to 120% median county income price range. These MIQ homes will initially be underwritten by the developer with a low interest sub - ordinate mortgage payable to the Carrowmoor Median Income Housing Fund upon re -sale, along with a structured portion of the home's appreciation. These re- payments (principles, interests, & appreciation percentages) endow the fund with the cash resources required for underwriting the next Median Income Qualified buyer within the Carrowmoor community. As the prices rise within the community (as they historically have) the fund will grow at a similar rate. Historically, homes at local market rate have been out of reach by the MIQ buyer, however, with Carrovom00r Ovaners6sip :P* s of 2 �yl �a{ I fry.r ". r.. Y4 ®r?, y C•' Owners 61"V the Fund writing down the Sales price from the Seller, modest priced homes of the community will be within reach of the MIQ buyer while allowing the Seller full benefit (without discriminations of deed restrictions) of the appreciation of their equity and risks of home ownership. This mobility of MIQ ownership through the entire location of Carrowmoor, allows for accommodating the changing needs of MIQ buyers as their family circumstances change without degrading values of either MIQ or adjacent properties. Additionally, as current MIQ owners move on to other locations, they will benefit from the appreciation of the home sale, but also support the Fund for the next underwriting of an MIQ buyer within Carrowmoor. The Carrowmoor Owner's (anticipated to be Condominium) Association will own all the leaseable Commercial space within the community center, once Carrowmoor is occupied. This commercial ownership structure will help the uses evolve quickly with the community's changing needs over time, minimizing vacancy rates and best serving the community needs and desires for the direct benefit of those who live there, as well as the surrounding communities. Additional to the commercial area benefiting the residents on a daily need basis, the income from the commercial leases will contribute to the underwriting of the Owners' Association's ongoing obligations, as well as supporting underwriting of Carrowmoor's Median Housing Fund (See the separate MIQ Fund information sheet from Carrowmoor for details.). This MIQ Fund is being set -up to help maintain the economic cross - section within the home ownership community for the 90% to 120 % median income housing market. All homes at Carrowmoor, including the Median Income Qualified homes, will be market -rate sales upon re -sale- without ownership discrimination or restrictions. When an MIQ home re- sells, it will sell at market rate with the majority of the home's appreciation going to the. Seller. This home (or another) can be purchased by anyone, .including a new MIQ Buyer with a Sale's price write -down by the Median Housing Fund, if approved by the Fund's Directors, thereby creating a larger sales market for the Seller. The MIQ Fund will be administered by a Board of Directors made up of local business /resident cross - section of people selected by the Carrowmoor Home owners' Association, such as a: • lawyer •accountant •real estate broker • social administrator •MIQ citizen *government representative The Carrowmoor MIQ Fund Board will work with a qualifying public agency such as Better Housing Tompkins for qualifying and processing Buyers for the purchase of the homes. " ... the rising tide should lift all boats - regardless of size ..." Carrovinoor Ovoners6ip :P: 2 of 2 Qi c v� t l 1 C q; i� i� r Z o U Z O L, O , � O _, LL O co rl M N :.. 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April 2008 RE: Median Income Qualified Housing Fund To Whom It May Concern; Thank you for your interest concerning our proposed Carrowmoor Condominium project and discussions of the proposed concept for the Carrowmoor Median Income Qualified Housing Fund. The purpose of this concept is to create an equitable Housing Fund for the underwriting of Market Rate Housing to a level qualified for Buyers in the 90% to 120% Median Income range, allowing for the changing life situations of the Buyers. By providing underwriting for purchase of market rate housing to Median levels without restricting the property itself, the Fund encourages the Median Qualified Buyer to benefit from the appreciation of their investment upon resale at market rate, thereby creating upward economic mobility for the median Owners. Attached, please find the current version of our proposal. It is our intention as Carrowmoor's creators and developers to create and utilize this Fund (or something similar) for Median Income Qualified Buyers in CarrowmoorI s 400 -unit mixed -use luxury condominium nodal- development, producing a socially responsible `village' style community with a full economic cross- section. We encourage the housing agencies and townships of the County interested in creating sustainable levels of median income affordable housing to consider the adoption of this Fund process for this purpose County -wide. We welcome you and your colleagues' comments, thoughts, and constructive criticisms in reviewing this Carrowmoor Housing Fund concept and thank you in advance for your aid in bringing about a median income solution that is fair and equitable for all. Please feel free to contact either of us with your question or requests for any additional information. Carrowmoor PO Box 547 Ithaca, NY 14851 jrancich @aol.com 607.279.0604 Carrowmoor Project website: hiip://carrowmoor.com Steven Bauman for Carrowmoor PO Box 712 Ithaca, NY 14851 baiiman.steve@gmail.com 607.592.5181 0 0 r r Carrowmoor Median Income Housing Fund As developers of Carrowmoor mixed use community, we desire, and have planned a diverse cross - section of economic levels for home ownership, mixed throughout the luxury Carrowmoor development. These proposed levels of purchasers include 90% thru 120% median income buyers, as well as buyers of higher means for the luxury condominium homes. There are two primary concerns with the purchase of homes by qualified median income level homebuyers: 1) Will the Median Income Qualified (MIQ) buyer benefit from the risk they have undertaken in the form of property equity upon sale, and if so; 2) How can these properties (or others) then remain as reasonably priced homes to median income qualified (MIQ) buyers within Carrowmoor? We believe that the following proposal solves both of these above issues allowing: Local Area: Will benefit thru an ongoing supply of median income priced housing, regardless of current market rate; The Median Income Buyers: to have desirable options for purchasing housing within their means in a location near their work while also later benefiting from the appreciation/ equity created by their home upon its re -sale at market -rate; The Developers of Carrowmoor: to supply the initial MIQ homes at reasonable pricing without creating any unnecessary deed restrictions upon the median income priced homes, which can negatively affect the values of adjacent more costly homes. Our highly innovative Median Housing Fund program is as follows: • Carrowmoor Median Housing FUND will be created for partial funding/underwriting of Median .Income Housing within the Carrowmoor, the sole purpose of which is to create desirable ongoing opportunities for purchase of median income homes from market rate homes. • Carrowmoor Median Housing FUND will underwrite the equity of real property market rate homes, thereby enabling the purchase of these homes by the 90% -120% median income qualified (MIQ) buyers, within their qualified price range -but still allowing market rate pricing for the Seller. • Carrowmoor's Median Housing FUND will be administered by either a public agency such as Better Housing Tompkins or a local financial institution, with the Fund's board of directors made up of local business/resident cross - section of people, such as: • lawyer *accountant *real estate broker ■ social administrator •MIQ citizen •County representative Carrowmoor 's Developer will underwrite the initial financing of the Fund for the Carrowmoor properties. The ongoing financing of the FUND will .be based on the re- payment of the sub - ordinate loans /liens plus modest interest upon properties' resale, along with the capture of a sliding percentage of the properties' appreciation, based on number of years owned. Carrowmoor Median Income Housing Fund P_ 2 of 6 C� 1.008 M3ra O 0 i Only minimal underwriting of equity is currently required for the initial sale of the Carrowmoor condominium homes. The Developers of Carrowmoor will supply and sell a minimum of 10% of their housing units (40 homes) as median income qualified priced housing within the range of Buyers with 90% -120% of the County median income, based on current market factors and conditions. On the initial sale of Median Income property, the Developers of Carrowmoor will be the Underwriters on the lien to re -coup monies if the property is sold before its allowable time frame. This position is assignable to the Carrowmoor Median Housing Fund. The Fund's processes of operation and some of the intended basic rules are as follows: 1) Potential median income Buyers will be pre - qualified for levels of purchase pricing and their subsequent underwriting amount, either by the local real estate brokers, or a social housing agency, such as Better Housing for Tompkins County, Inc. prior to tendering a purchase contract on a home. This pre - qualification process will take into consideration the scheduled tax burden and maintenance costs of the property to the Buyer. 2) The median income qualified (MIQ) Buyer /Owner must reside in the subject property during their ownership. The Fund's Board will not allow rental or sublet of the home without express written permission, based only on extenuating circumstances for the Owner. 3) Only after a minimum required five -year residency. period, shall the (MIQ) Owner receive 95% of their appreciation from the home upon Re -Sale with the residual 5% appreciation paid to the Fund. This requirement shall be placed as a sub - ordinate mortgage lien upon the premises by the underwriter/Fund, to be paid/resolved/released upon re -sale of the home. Re -sale of the home shall occur at market rate. If the home sells for less than market rate, the appreciation payment due to the Fund shall be made based on current independent appraisal at the time of sale. a. In the event a re -sale occurs prior to the end of the five -year period, the property appreciation shall be split as per the chart below, with shares split between the home Seller and the Fund in exchange for a release from the Fund's lien. Year Fund's Capture Amount of Appreciation 1 100% 2 80% 3 60% 4 40% 5 20% 6- on 5% Residual 4) When ANY `reasonably priced' home comes up for sale within the Carrowmoor community at market rate and IF the new Buyer is median income qualified (MIQ) between 90% - 120 1/o, and the home is `reasonably priced -only marginally above the limits of being MIQ, the Fund can step in to pay equity money from the FUND to the Seller to `buy -down' the finance price for the new (MIQ) Buyer to their qualified pricing level, after approval of the Buyer's application by the Board. This `buy -down' becomes a low interest mortgage upon the home secured by subordinate lien position. By paying down the initial sales price to an acceptable median price level, this subordinate lien secures the underwriter's monies while not affecting the median income buyer's finance ability. The lien and it's owed interest is payable to the FUND in full upon the home's re -sale. This re- payment is outside of any other required mortgages/liens, or appreciation split. Maximum shall be no more than, or lower than down to 90% qualified median income qualified home pricing (from market rate sale price down to the pricing level for which a 90% median income qualified Buyer could afford the mortgage(s)). Carrowmoor Median Income Housing Fund p. 3 of 0 2008 M3rd D h ti } I,, [r 0 B How the Residency Requirement works: Carrowmoor MIQ home for sale Initial Sale to Median Income Qualified Buyer (MIQ) RE -SALE Req'd 5 Year Residency IF MET: 95% appreciation to Owner- Seller 5% to Fund NO MET Owner's residency requirement NOT MET at time of Re -Sale Remaining appreciation to Owner- Seller apprec=penalty to Fund Appreciation Capture Chart Year Amount of Appreciation capture 1 100% 2 80% 3 60% 4 40% 5 20% 6. on 5% Residual (to Fund) Carrowmoor Median Income Housing Fund p.4of6 Ci 2008 M3rd D 0 f a r 1 E k How FUND underwriting works: MIQ Buyer submits purchase -equity-write- down application to FUND for approval FUND approves MIQ application and PAYS Seller S `purchase- equity- write- down' to reduce mortgage to MIQ Buyer IF Residency Requirement is MET: 95% appreciation goes to Owner - Seller 5% residual to Fund `Reasonably' priced Market Rate Home for Sale within County (above MIQ pricing) a Pricing to MIQ Housing level after `equity- write- down' by FUND Market > Rate Lien placed by FUND for `purchase- equity-write-down' amount at low interest- repayable upon Re -Sale Purchase by MIQ Buyer - 5 year residency requirement RE -SALE Q) market -rate Repayment of ALL mortgages on property Payments to FUND (plus interests) for `purchase- equity -write- down' to release Lien NOT MET Market Rate Sale to Market Rate Buyer NO FUND involvement Owner's residency requirement NOT MET at time of Re -Sale J L Remaining appreciation VVV to Owner - Seller % appreciation penalty to Fund as ner Chart Carrowmoor Median Income Housing Fund p. 5 of 6 Cci 2008 M3rd We believe that the above innovative Housing Fund proposal is a fair and equitable win -win solution for all involved parties concerning the creation of continuing availability of Median Income Qualified (MIQ) housing for purchase in the Carrowmoor housing community. • The County benefits from: o Continued availability of numerous units of MIQ housing throughout Carrowmoor o Reduced traffic trips as many MIQ residents can live closer to where they work o Upward mobility of lower social- economic peoples within the Carrowmoor o More stable and diverse housing community o First implementation in the Nation of a fair and equitable MIQ Housing Fund program • The MIQ Buyers benefit from: o Availability of more housing options in the area o Opportunity to gain the 95% equity from their risk of homeownership o Ability to improve their economic level of life o Less transportation costs to many MIQ Buyers -less distance from home to work • The Developer of Carrowmoor (and others) benefit from: o Creating the desired diverse economic mix within the Carrowmoor community o Creating `greener' development footprint for the region o Limiting the continued involvement of pricing controls of real estate o Lack of detrimental deed restrictions upon the community r` o Allowing for market rate pricing throughout Carrowmoor i ql I 0 Thank you for reviewing our unique approach to meet the needs for Median Income Homes within Carrowmoor. Please send us your comments. Respectfully submitted, Carrowmoor Steven Bauman for Carrowmoor http://carrowmoor.com Carrowmoor Median Income Housing Fund p. 6 of 6 © 2008 M3rd TOWN OF ITHACA PLANNING BOARD 215 North Tioga Street Ithaca, New York 14850 Tuesday, October 7, 2008 AGENDA 7:00 P.M. Persons to be heard (no more than five minutes). 7:05 P.M. SEQR Determination: Connelly 2 -Lot Subdivision, 255 Hayts Road & Bundy Road. 7:05 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed two - lot subdivision located at 255 Hayts Road and off Bundy Road, Town of Ithaca Tax Parcel No. 24 -5 -3, Agricultural Zone. The proposal involves subdividing off a +/- 4.04 acre parcel from the +/- 33.88 acre property. The 4.04 acre parcel contains the existing residence at 255 Hayts Road. Leslie M. Connelly, Owner /Applicant; Bruno A. Mazza, Jr., Mazza and Mazza, Agent, 7:15 P.M. SEQR Determination: Cornell University Combined Heat and Power Plant Modifications, Dryden Road. 7:15 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed modifications to the Cornell University Combined Heat and Power Plant project located to the south of the Central Heating Plant on Dryden Road, Town of Ithaca Tax Parcel No.'s 63 -1 -5, 63 -1 -8.1 and 63- 1 -8.2, Light Industrial and Low Density Residential Zones. The modifications include the addition of a solar thermal heating system to the roof of the office / administrative building and increasing the size of the dry condenser building from 1,300 square feet to 1,850 square feet. Cornell University, Owner /Applicant; Tim Peer, P.E., Agent. 7:30 P.M. PUBLIC HEARING: Consideration of a Recommendation to the Zoning Board of Appeals for sign variances to allow two existing (installed 2004) athletic scoreboards on the Ithaca College Campus at the Butterfield Football Stadium (16' x 25') and the Freeman Baseball Stadium (12' -7" x 28'), Town of Ithaca Tax Parcel No. 41 -1 -30.2, Medium Density Residential Zone. Ithaca College, Owner /Applicant; Richard Couture, Associate Vice President of Facilities, Agent. 7:45 P.M. Consideration of a sketch plan for the proposed Carrowmoor development project located off Mecklenburg Road (NYS Route 79), north of Rachel Carson Way, Town of Ithaca Tax Parcel No. 27 -1 -14.2, Agricultural and Medium Density Residential Zones. The proposal includes the development of 400 +/- residential condominium units, a community center complex, up to 36,000 square feet of neighborhood oriented commercial uses, up to 32 living units in an elderly residential building, a child care center, and other mixed - use development on 158 +/- acres. The project will also include multiple new roads and walkways, open recreation areas, stormwater facilities, and community gardens. The Town of Ithaca Planning Board will also consider establishing itself as lead agency to coordinate the environmental review of the proposed development. John Rancich, Owner/ Applicant; Steven Bauman, Agent; Mary Russell, Attorney, 8. Approval of Minutes: September 16, 2008. 9, Other Business: 10, Adjournment, Jonathan Kanter, AICP Director of Planning 273 -1747 NOTE: IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY SANDY POLCE AT 273 -1747. (A quorum of four (4) members is necessary to conduct Planning Board business.) TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARING Tuesday, October 7, 2008 By direction of the Chairperson of the Planning Board, NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Planning Board of the Town of Ithaca on Tuesday, October 7, 2008, at 215 North Tioga Street, Ithaca, N.Y., at the following times and on the following matters: 7:05 P.M. Consideration of Preliminary and Final Subdivision Approval for the proposed two -lot subdivision located at 255 Hayts Road and off Bundy Road, Town of Ithaca Tax Parcel No. 24 -5 -3, Agricultural Zone. The proposal involves subdividing off a +/- 4.04 acre parcel from the +/- 33.88 acre property. The 4.04 acre parcel contains the existing residence at 255 Hayts Road. Leslie M. Connelly, Owner /Applicant; Bruno A. Mazza, Jr., Mazza and Mazza, Agent. 7:15 P.M. Consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed modifications to the Cornell University Combined Heat and Power Plant project located to the south of the Central Heating Plant on Dryden Road, Town of Ithaca Tax Parcel No.'s 63 -1 -5, 63 -1 -8.1 and 63- 1 -8.2, Light Industrial and Low Density Residential Zones. The modifications include the addition of a solar thermal heating system to the roof of the office / administrative building and increasing the size of the dry condenser building from 1,300 square feet to 1,850 square feet. Cornell University, Owner /Applicant; Tim Peer, P.E., Agent. 7:30 P.M. Consideration of a Recommendation to the Zoning Board of Appeals for sign variances to allow two existing (installed 2004) athletic scoreboards on the Ithaca College Campus at the Butterfield Football Stadium (16' x 25') and the Freeman Baseball Stadium (12' -7" x 28'), Town of Ithaca Tax Parcel No. 41 -1 -30.2, Medium Density Residential Zone. Ithaca College, Owner /Applicant; Richard Couture, Associate Vice President of Facilities, Agent. Said Planning Board will at said time and said place hear all persons in support of such matter or objections thereto. Persons may appear by agent or in person. Individuals with visual impairments, hearing impairments or other special needs, will be provided with assistance as necessary, upon request. Persons desiring assistance must make such a request not less than 48 hours prior to the time of the public hearing. Jonathan Kanter, AICP Director of Planning 273 -1747 Dated: Monday, September 29, 2008 Publish: Wednesday, October 1, 2008 in 'YVednesday, Octoher.l; 200�l��'1 yl. HErrHACkA e f Town of Ithaca Planning Board 215 North Tioga Street October 7, 2008 7:00 p.m. PLEASE SIGN -IN Please Print Clearly, Thank You Name C "5 70/' .� o� l bimmm %ate Address Gj�%a�7 w Q. i a C C, dc 1A A. . .- TOWN OF ITHACA AFFIDAVIT OF POSTING AND PUBLICATION I, Sandra Polce, being duly sworn, depose and say that I am a Senior Typist for the Town of Ithaca, Tompkins County, New York; that the following Notice has been duly posted on the sign board of the Town of Ithaca and that said Notice has been duly published in the local newspaper, The Ithaca Journal. Notice of Public Hearings to be held by the Town of Ithaca Planning Board in the Town of Ithaca Town Hall, 215 North Tioga Street, Ithaca, New York, on Tuesday, October 7, 2008 commencing at 7:00 P.M., as per attached. Location of Sign Board used for Posting: Town Clerk Sign Board — 215 North Tioga Street. Date of Posting: Date of Publication: September 29, 2008 October 1, 2008 STATE OF NEW YORK) SS: COUNTY OF TOMPKINS) Sandra Polce, Senior Typist Town of Ithaca Sworn to and subscribed before me this 1st day of October 2008, Notary Public CONNIE F. CLARK Notary Public, State of New York No. 01CL6052878 Qualified in Tompkins County Commission Expires December 26, 20 �Q n t � '1l gll� I ll Si plree 1071 Arm °4 7 -'. G1 \� i s I C2. D `1 n P(mn2 I1 1 `i � X \ I��I L e a � 0 O t � '1l gll� I ll Si plree 1071 Arm °4 7 -'. G1 \� i s I C2. D `1 n P(mn2 I1 1 `i � X \ I��I L n' w ti` 0 •fit -ti 1 r 04ttlh I � � � e GOT "t # f 5 ~� lb Of if 0 L14. 1 I r qtr .rr,�V�f +i % �tyy +PPp 4; + � � '�� try �� �,�• r a I. k VIl�Y � .a YyA�+I r ✓rff ��.,. r, <. PIN Q�,Id AN %AL V%f'+1�t�,�`j�j • ` I!j Ifrr jl� "��'} =mss ,4 Hwy 5¢�' ,� ����'���j r�,,v�:. p: 4 Wit FA IF i • If f a _ 1 it I", dft I . Y � 4 1 ©� Wf ; � ?� �