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HomeMy WebLinkAboutPB Minutes 1973-03-08 TMIN OF ITHACA PLANNING BOARD I f rch 8 , 1973 A regular meeting of the Town of Ithaca Planning Board and a i Public Hearing by the Town of Ithaca Planning Board was held on Thurs - day , Marta 8 , 1973 , in the Town Offices at 108 East Green Street , Ithaca , New York , at 7030 p . m . PRESENT : Chairwoman Barbara Holcomb , Robert Scannell , Arnold Albrecht Sam Slack , Jack Lowe , Peter Francese ( Planning Consultant ) , Ken KrooAs ( Planning Engineer ) , David Cowan ( Zoning Officer ) . ABSENT : Maurice Harris , Daniel Batter , Robert Christianson , ALSO PRESENT .* Mark Haag , Philip TArnite , Arthur Prince . , , The Chair opened the meeting at 7030 p . m . THREE LOTS MINED BY ARTHUR PRINCE ON ST . CATHERINE CIRCLE TO BE COMBINED INTO ONE . Mrs . Holcomb stated that Mr . Arthur 0 ° Dutch" Prince had been in to the Town Office in the week preceeding this meeting with a problem in connection with his subdivision on St . Catherine Circle . She recalled for the members of the Planning Board that there was a sec - tion of his subdivision plan on St . Catherine Circle that had not been approved because he had no water and sewer plans for that section . It appears now that Mr . Prince has a single purchaser for two lots one of which gets water from Christopher Circle Ext . The purchaser iactually wants to buy three lots and combine them and put in one house . Mr . Prince has received a letter from Mr . Stephen F . Herman , Senior Public Health Engineer of the Tompkins County Department of Health , said letter being attached to the official Minutes of this meeting and filed in the Official minute Boot: of the Planning Board of the Town of Ithaca and kept oq file in the Office of the Town Clerk . The Planning Board agreed that having received a letter from Mr . Stephen Herman of the County Health Department approving lots 1 , 2 , and . 3 in Bloclt 2 of Mr . Prince ' s subdivision as a single . lot for which water is available and sewer from the Christopher Circle Ext . and since the Planning Board see , no practical difficulty , the Planning Board has included these three lots to be combined for the construction of one house as officially approved lots in the St . Catherine Circle subdivision . APPROVAL OF MINUTES . Upon a MOTION being proposed by Mrs . Holcomb and seconded by Mr . Robert Scannell , the Minutes of the Planning Board of the Town of Ithaca of November 28 1972 , December 12 , 1972 , and January 2 , 1973 , . were approved as submitted . The vote was unanimous . The MOTION carried . REPORT OF THE ZONING OFFICER . There was no report from the Zoning Officer . i Town of Ithacan Planning Board - 2- March g , 1973 REPORT OF PAI'dd COUNCIL . Mr . Christianson , the Planning Board representative on the Park Council , was not present . REPORT OF COUNTY PLANNING BOARD , Mrs . Holcomb reported that the Town Board of the Town of Lansing is trying to see if they can do something about the intersection of Route 13 with Triphammer Road . The Department of Transportation is in the design ,Mage for a new intersection for Route 13 and Triphamm mer Road . They are proposing a four lane ramp over Route 13 about 21 ' highs There was considerable discussion of possible better plans , but the consensus of the Planning Board is that the D . O . T . proposal is atrocious . MR * COGGSHALL AND DRAINAGE ON EASTWOOD COMMONS ( SCHICKEL) . Mrs . Holcomb stated that the Town Board has received another communication from Mr . Coggshall re drainage from the Schickel proposal off Honness Lane . This memorandum , dated March 5 , 1973 , is attached to the official Minutes of this meeting and is on file in the Town Office , Mrs . Holcomb stated that before she responds to this request from Mr . Coggshall she wishes to know what the members of the Planning Board think Mr . Schickel agreed to as reported in the Planning Board Minutes of January 2. , 1973 , and January 16 , 1973 . She stated that Mr . Schickel had said that he would take care of the drainage in a reasonable manner - is that what the members of the Board think also ? Mr . Scannell. stated that it was his understanding that no additional drainage will go across the Coggshall property , but that if Mr . Coggshall interpreted that as meaning that no water would be there then that is ridiculous . Mr . Francese noted that Mr . Coggshall has a huge culvert on his land and should that get clogged up , the water would run down , possi - bly dam up behind it and wash out his road . Mr . Kroohs reported that Mr . Schickel met with him and with his engineers and his contractor re drainage for Eastwood Commons . Mr . Kroohs stated that there have been improvements in re the water that comes down Honness Lane then goes down Slaterville Road . Mr . Schickel also brought in a tentative water and sewer plan with staging . Mr . Schickel is building the centre road first . He is building the eastmost entrance on Honness Lane as the main entrance . There will be a dirt road at: the second entrance . Mr . Schickel is aiming for September 1973 occupancy . ML . Schickel is concerned with meeting additional requirements in order to get a building permit . Mr . Kroohs stated th ..: t Mr . Schwan had stated that Mr . Schickel could get approval for roads and start them without a building permit . Mr . Schickel is hoping for 10 units to be completed by September 1973 . Mr . Slack asked if the water all goes into the ditch . Mr . Kroohs said it goes into a ditch , and existing drainage areas . Mr . Slack noted that the residents present at the Public Hearing presented some ' Town of Ithaca Planning Board - 3 - March 8 , 1973 very real concerns with using the ditch and existing drainage . Mrs . Holcomb noted that what the Planning Board has proposed is that two- thirds of the water be directed into the ravine and the remainder into the existing ditch . This is the proposal that has been made to the Town Board and they have accepted it . They suggested making the present ditch an underground pipe drain to solve overflow problems . Mr . Slack asked if this would do the ,fob . Mrs . Holcomb stated that she and Mr . Kroohs have an appointment with Mr . Calhoun of the Soil Conservation Department on Monday , March 12. , 1973 , to find out . Mr . Slack stated further that he is not concerned so much with the Schickel Development but with the County and State making adequate provisions for water on Slaterville Road . Mrs . Holcomb said that the water is being channelled into the box culvert and it should be able to take care of it . Mr . Kroohs stated that the Planning Board could tell the State that we are putting in the underground drainage on Honness Lane and ask them to do the same on Slaterville Load , Mr . Kroohs agreed with Mrs . Holcomb that this present plan will lessen the water that is going dorm Honness Lane . Mr . Kroohs has made some calculations pertaining to Mr . Montgomery May ' s property and water flow . Mr . Kroohs stated that he emphasized to Mr . Schict,el ' s engineers that they are working with clay . Mr . Kroohs ealso indicated that Mr . Schickel is planning to install ornamental lighting in his development for which he will pay the difference in price between that and standard lighting along the dedicated road . • PROPOSAL FOR NEW ZONING OF.DiNIUCE , Mrs . I-1olcomb wanted it to be noted that when it comes to writing the new zoning ordinance it night be a good idea to add that all proposed phasing and site plans prior to their submission to the Town Board must have been cleared through the Town Planner Engineer , Ken I�roohs . This would help control drainage problems during the construction period . PUBLIC HEARING - HAAG AND WHITE APARTMENT PROPOSAL on FIVE MILE DRIVE . At 8020 p . m . Mrs . Holcomb called to order the Public Hearing being held by the Planning Board of the Town of Ithaca for the purpose of considering the application of Messrs . Mark Haag and Philip White for the rezoning of approximately 7 . 5 acres of land off Five Mile Drive and Fidler P� oad Eton R- 9 and P�- 30 Residential to Multiple Residence District . Mrs . Holcomb stated that this proposal involves revisions to and extension of a presently existing multiple residence district . Mrs . Holcomb noted that the Notice of Public Hearing has been duly published and posted , that a Notice of Public Hearing was duly mailed to all neighbors and the County Planner by Messrs . Haag and White , and that she is in receipt of a legal description of the land showing that there be 3 . 371 acres in said land . All of the foregoing are hereby attached to the official copy of the Minutes of this • meeting and said Minutes are duly filed in the Office of the Town Clerk of ' the Town of Ithaca . Messrs . Haag and White presented plans and elevations of their proposal for the construction of 30 apartment units in two buildings. The buildings will be two story . I 9 1 Town of Ithaca Planning Board - 4 - March 8 , 1973 • Mrs . Holcomb stated that 30 units on this many acres is really single family density but because the structures are more than four units per building , it is necessary to go to multiple residence . Mrs . Holcomb sked if the developers knew at this point which will be one and which will be three bedroom units ? Mr . Haag said that they did not really know that at this moment but if it is essential to know this they can try to figure it out . Mr . Francese asked if there might be a chance that all the units will be three bedroom units . Mr . Haag said that there was no chance of that at all . Mrs . Holcomb asked if the road will be a private road and was told yes . Mrs , Holcomb briefly reviewed the matter and asked for questions . Mr . Francese wondered if there would be a drainage plan forthcoming . Mr . Haag and Mr . White said that there would be one submitted to the Planning Board . It was coisked what happened to the rest of the land and the answer was that it will remain as presently zoned . Mr .. Francese: stated that the number of units per acre is not critical and he suggested straightening up the property line . Both Mr , Haag and Mr . White wished to leave the plan as it is , being of the opinion that it is not necessary to look to the future that much . Mr . Scannell reminded Messrs . Haag and White that they will be tied to this plan should the rezoning take place . Both gentlemen understand this fact . • Mrs . Holcomb asked if there were any questions from the floor . Mr . Prince stated that the proposal was OK by him . Mrs . Holcomb asked if there were any objections or conditions to be heard . There were none . Mrs . Holcomb noted that the developer has tentative word from the County Health Department that the land will take this development . MOTION by Mr . Robert Scannell that the Planning Board of the Town of Ithaca does hereby recommend to the Town Board that they hold a Public Hearing for the purpose of considering the rezoning of land now or formerly of Arthur Prince on Five Mile Drive with is 525 ' North of the intersection of the centers of Fidler Road and Five Mile Drive from R- 9 and R- 30 to multiple residence district for construc- tion of 30 dwelling units by Mark Haag and Philip White . This recommendation is contingent upon final approval by the Tompkins County Health Department for wells and septic systems and further contingent upon presentation of and approval of a satisfactory drainage plan . 1-li , s v!s yo l f The MOTION was seconded by Mr . Sao Slack . There was no further . discussion and a vote was taken . All members present voted aye . The MOTION was carried . The Public Hearing was closed at 86c43 p . m . AMENDMENT OF TOWN " NO PARKING ORDINANCE " TO INCLUDE SECTIONS OF S NYDER HILL ROAD A]VD ` PLEASANT GROVE ROAD AND OTHERS , Mrs . Holcomb stated that the Town Board has called a Public Hearing for next Monday , March 12 , 1973 , for the purpose of amending Totem of Ithaca Planning Board -S - March 3 , 1973 the No Parking Ordinance . S��e noted that the Planning Board has • specifically reconuendec that this amendment include no parking on Pleasant Grove Road and Snyder Hill Road . Mrs . Holcomb asked if there were any other problem areas that the Planning Board would like to add to their recommendation at this time . Mrs . Holcomb read from the 1961 Ordinance adopted by the Town Board re parking and noted that by merely referring to that ordinance and adding specific streets item by item it can be amended to include other areas . The following roads will be named by the Planning Board as those recommended to be added to the existing no parking ordinance . 1 . Pleasant Grove Road from the Village aof Cayuga Heights line , on both sides of the road to Forest Home Drive , Mr . Scannell noted that this ordinance only covers paved surfaces . Mrs . Holcomb was not sure if it is legal to prohibit parking completely . 2 , Both sides of Judd Falls Road from Route 366 south to the Railroad underpass . Suggested by Mr . Scannell . 3 . Both sides of Pine Tree Road to the Dryden Town line . Suggested by Mr . Slack and Mr, Lowe . It was also suggested by Mr . Slack that Route 366 near the Polo Grounds of Cornell and the Cyclatron be included . Mr . Kroohs suggested Honness Lane . Mrs . Holcomb suggested all of Snyder Hill • Road . It was decided to submit the first three roads above mentioned to the Town Board . There was a short discussion of just what NO PARKING means . Does it just mean on the pavement or does it mean on the right of way also . The Planning Board will consult the State Traffic Law for clarifica- tion . SPECIFIC PROPOSALS TO BE SUBMITTED TO TOWN BOARD BY MARCH 12 , 1973 , FOR ROADSIDE DRAINAGE IMPROVEMENTS ON HONNESS LANE , Mr . Kroohs reported as follows * The worst condition exists from the first entrance of Mr . Schickel ' s development down Honness Lane in a ditch to Slaterville Road . The best solution is to allow the existing flow to remain and pick it up before it gets to Mr . Schickel ' s road . Mrs . Holcomb stated that filling the ditch will tend to reduce the crown of the road (Honness Lane ) . The following RECOMMENDATION was presented by Mr . Kroohs for presentation to the Town Board on March 12 , 1973 * THAT the underground drainage be on the North side of Honness Lane and begin just East of Mr . Schickel ' s West entramce road extend down Honness Lane to Slaterville Road and further , THAT the Town of Ithaca work with the State of New York in an attempt to get underground drainage on Slaterville Road . Town of Ithaca Planning Board - 6 - March 8 , 1973 DISCUSSION OF INTENT SECTION OF PROPOSED ZONING ORDINANCE . • Mrs . Holcomb stated that the copy of the Intent being presented to the members of the Planning Board at this meeting is a revised copy of the first time through . Mrs . Holcomb noted that both she and Mr . Kroohs have been working on the revision . Discussion was held on the proposed Intent page by page and changes were made . ADJOURNMENT . Mrs . Holcomb adjourned the meeting at 11030 p . m . The next meeting was set for March 20 , 1973 , at which time the Zoning Ordinance will be discussed and perhaps the Schickel proposal (Eastwood Commons ) . Respectfully submitted , Nancy M. Fuller , Secretary . • 4 I TOMPI INS COUNTV DEPARTMENT . OF HEALTH ROBERT H . BROAD, M.D . 1287 Trumansburg Road Commissioner of Health ltha:a, New York Phone 273-7272 February 9 , 1973 Mr . Arthur A . Prince � 734 Five Mile Drive Ithaca , New York 14850 Dear Mr , Prince : r This department agrees that the lot approved on 7 / 12 / 73 :• as Block Two No . 1 on the plot plan of your subdivision includes those lots numbered Block Two No . 1 , No . 2 , and No . 3 . These three lots are considered one parcel for which approval has been received . A copy of this letter shall be made part of the subdiv - ision drawing . Very truly yours , G Aephen F . Herman Sr . Public Health Engineer S _ H : sIc n f g March 5 , 1973 • Memorandum To : The Ithaca Town Board ll From : W. L . and A . L . Coggshall lV 9i �J e Subject : Schickel Site - Drainage Diversion Some month 's ago members of the Planning Board of the Town of Ithaca were invited and did come and view the Coggshall land in relation to the Schickel ( Pyle ) tract . Now that the Schickel property development has been approved the Coggshalls are most vitally concerned about the expressed intent to divert surface water . Mr . Schickel stated in a public hearing that no surface water would be permitted to drain on Coggshall property . This statement must certainly ap - • pear in the minutes of that public hearing . At a later Town Board meeting he said , in answer to a question , that two of the proposed streets would have about a 1% grade: toward the ravine . It was also brought out at this meeting that storm sewers would also be directed to the ravine and that a considerable percentage of the tract would be drained in that direction . This would all drain across Coggshall property . The northern end of the Schickel tract is high ground and the adjacent land south of this ridge has not drained to the north in the past century . On the property of A. L . Coggshall , and now extending into adjacent pro - perties , is a privately owned double steel and concrete reinforced culvert 42" in diameter and 118 feet in length . Through this culvert must flow all water entering 'the ravine upstream from it by natural drainage . This culvert was intended to provide for the runoff from land now drain- ing naturally to it . It was not designed to provide for water diverted to it Memorandum to The Ithaca Town Board Page 2 from other sources . The Schickel development presently proposes such a diver - sion and later there could be others such as Cornell University or developers of its property directly to the east , or even land on the east side of Pine Tree Road . No diversion should be permitted , and the time to prevent it is prior to its occurrence . We are currently exploring the legal aspects of such a diver - sion upstream from a culvert . If the Town Board concurs with the developer that the diversion poses no threat to the downstream culvert , then the Town should purchase and maintain the culvert or require Mr . Schickel to do so . The more logical solution with - out legal implications is to require that the property drain in the direction it now drains - to the south . • For some 2. 2 years we have policed the stream and removed the debris that unknown persons have thrown into it from the north bank and upstream as far as the 24" diameter culvert under the old railroad bed . Some years ago a heavy metal wading pool lodged midway through our culvert , nearly blocked the flow and resulted in tons and tons of stones piling up nearly to the top of the steel pipe . At: our own expense we had to remove the metal pool , using an acet - ylene cutting torch , and the tons of stones ; the job required several days . No one upstream would acknowledge ownership of the wading pool . The incident mentioned above is only one of many incidents . How people of middle or upper class means can throw their lawn clippings , discarded auto - mobile wheels , tires , baby carriages , concrete , mattresses , boat anchors and other trash into this stream is quite unbelievable but it occurs frequently . • A heavy gauge wire fence we installed high above the north bank has been cut , the posts broken and the fence trampled to the ground . All no trespassing Memorandum to The Ithaca Town Board Page 3 • signs have been torn down . One way to help prevent culvert stoppage is to require installation of a 6" x 6" heavy steel mesh fence across the stream between Schickel and Coggshall properties . If someone throws trash into the stream there . is no problem ex- cept for the owners who can pay for its removal . Below are some interesting figures for consideration by the Town Board as it ponders the drainage aspects of the Schickel development . We have not had time to obtain runoff rate data from paved surfaces or grass cover over clay soils . 1 . Less than one acre ( . 85A) of the 19 acres of the Schickel parcel presently drains to the ravine to the north , upstream from the privately - owned Coggshall culvert . The remainder of the parcel drains south - south - • west . 2 . Rough calculations indicate that the developer ' s proposal to di - vert a portion of the runoff to the ravine to the north would result in the following changes : a . If drainage from any elevation higher than the contour 122 on the site plan was diverted , then 15 of the 19 acres would drain to the ravine upstream from the culvert . b . If drainage from any elevation higher than the contour 116 on the site plan was diverted , then 16 of the 19 acres would drain to the ravine upstream from the culvert 3 . Rough calculations from the site plan indicate that approximately one - third of the developed 19 acres will be street surfaces , parking areas . and buildings . This means about 62 acres of instant runoff plus that which runs to the streets and storm sewers from the —aid].acent green areas Memorandum to The Ithaca Town Board • Page 4 built on impervious clay soils . 4 . On the remaining Pyle parcel five lots on Hanford Place are higher than contour 122 on the site plan and could easily drain to the Schickel storm sewers , as could all that portion of the Hanford Place street itself . The 5 lots and street could add 2 . 7 additional acres draining to the ravine . • AFFIDAVIT OF POSTING TOWN CLERK ' S OFFICE ITHACA , N . Y . I � Edward L . Bergen , being duly , sworn , say that I am the Town Clerk of the Town of Ithaca , Tompkins County , New York , that the following notice has been duly posted on the sign board of the Town Clerk of the Town of Ithaca and that the notice has been duly published in the local newspaper : ( The Ithaca. Journal ) Notice of Public Hearing before the Planning Board of the Town of Ithaca on the 8th day of March , 1973 af d : 00 p . m . , to consider the application of Messrs . Mark Haag and- - Phi-lip White for the rezoning of approximately 7 . 5 acres of land off Five Mile Drive and Fidler ToFa from R-9 and R - ; 0 Residential o Multiple Residence District , Location of sign board used for posting : Entrance to Town Offices located at 108 E . Green Street ( third floor ) , Ithaca , N . Y . Date of Posting : March 2 and 3 , 1973 Date of Publication ; March 2 and 3 , 1973 Edward . Bergen Town Clerk Town of Ithaca State of New York County of Tompkins SS . Town of Ithaca Sworn to before me this 25th day of April 19 73 . NOTARY MARY Ev BENSON No, 55••5270900 Notary PUM State d New York Qualified in Tampkkm Counter • flu Commission Wit"' Mora 3% V 7 • �i r TOWN OF ITHACA NOTICE OF PUBLIC HEARING PLANNING BOARD - - By direction oftheChairman of the Planning Board, NOTICE IS HEREBY GIVEN that a Public Hearing will be held by the Planning Board of the Town of Ithaca on Thursdav, the 8th day of March. 1973. at 8 :00 $.m., in the Town Office, 108 East Green Street. Ithaca. New York, for the purpose of considering the application of Messrs. Mark Haag and Philip White for the re- • zoning of approximately 7.5 acres of land off Five- Mile Drive and Fidler Road from R-9 and R-30 Residential to Multiple Residence District. Edward L. Bergen - - - - -- - - - —Town-Clerk , Town of Ithaca March O and 3. 1973 • Commencing at the point in the center of Five Mile Drive which is 525north of the intersection of the centers of Fidler Road and Five R4 tet,.) ikz) k Z-d' We- ' Mile Drive ,ekwL= ing thence northerly approximately 177 feet to the southerly line of property formerly of C . S . Colegrove at a point which is 310 feet westerly from the center line of Five Mile Drive ; running thence westerly along said southerly line approximately 491 feet to the east line of Military Lot No . 81 ; thence southerly along said lot a line a distance of approximately 620 feet to the northwesterly corner of Fidler Road ; thence easterly along the northside of Fidler Road 17812 • then 501 southerly along an east side of Fidler Road , then 56 ' easterly to the corner of property now or formerly of Arthur Prince ; then northerly along the west Line of said Prince property a distance of 1501 to a corner ; thence easterly to the center of Five Mile Drive approximately 4921 ; then a distance of 345 ' northerly along the center of Five Male Drive to the point or place of beginning . The above - property contains 8 . 371 acres . • STATE OF NEW YORK COUNTY OF TOMPKINS ss . Mark Waldo Haag , - being duly sworn , deposes and says that: on the 5th day of March , 1973 , he mailed a copy of the attached notice to the names on the attached list , by depositing it in an envelope addressed to each of them , prepaid postage , in the United States Post Office at Ithaca , New York , at the address indicated on the list . I , . i Sworn to before me on the 5th day of March , 1973 . HENTRY c. KEYSER Notimf Public, State of New York No. 55.2105925 Qualified in Tompkins County Tenn Expires March 30, 19_0 ? • • NOTICE OF PUBLIC HEARING A Public Hearing has been set by the Planning Board of the Town of Ithaca for 8 : 00 p . m . on Thursday , March 8 , 1973 , at the Town Offices , 108 East Green Street , Ithaca , N . 5' . The purpose of the hearing is to consider the application of Mark Waldo Haag and Philip M . White , Jr . for the ex - pansion of an existing multiple residence zone into an R - 9 and R - 30 zone on the former Prince tract on Five Mile Drive . • V On March 5 , 1973 the Mark Waldo Haag 6 Philip M . White , Jr . sent notices of the public hearing of the Planning Board of the Town of Ithaca , to be held March 8 , 1973 , to the following people . Mr . Lee Bostwick 109 E . Clinton St . Ithaca , N . Y . 14850 MARION ELECTRIC 809 Five Mile Drive R . D . # 5 Ithaca , N . Y . 14850 Mr . Robert Adams 658 Five Mile Drive R . D . # 5 Ithaca , PJ . Y . 14850 Mr . Loren Marion 723 Five Mile Drive R . D . # 5 Ithaca , 11 . Y . 14850 Mr . 6 Mr :33 . Alfred Cook Coy Glen Road Ithaca , N . Y . 14850 Erland 6 Robert Mancini 222 Renwick Heights Road Ithaca , N . Y . 14850 Mr . Frank Liguori County Planner Court House Mr . Philip Allen Five Mile Drive R . D . # 5 Ithaca , N . Y . 14850 Mr . Epuraim Tomlinson 224 Bostwick Road Ithaca , N . Y . 14850 Elizabeth Laughlin 720 Five Mile Drive R . D . # 5 Ithaca , N . Y . 14850 7 PREFACE • y This preface is meant to be a guide to acquaint the reader with the purpose and intent of this ordinance . Each major section of -the ordinance will be discussed with the objective of clarifying the intent of the official text . Background and . General Intent The first zoning ordinance of the Town of Ithaca was enacted 4-k .e. Tv wut 04 in 1954 and revised in 1960 and 1968 . As ov=a's amended , t4lazs- r� a c. a. 2oyl 1' 1 ordinance is based on the Ithaca Urban Area General Plan completed in 1959 . There have been significant changes in highway location and buildin ;; design since 1959 which have necessitated a4ap4migrg the General Plan to present conditions . • Large areas of the Town of Ithaca are still undeveloped , It is the purpose of this revised ordinance to be flexible enough to permit imaginatively designed development while at the same time restrictive em{ dough to prevent ego-itattmevn of land . Neighborhood Concept Because of :its unique topography , the Town of Ithaca can be thought of as a group of six separate neighborhoods . Each of these areas is defined on the map which is a part of this ordinance . The purpose in defining neighborhoods is to be able to plan for public facilities and apply this zoning ordinance with some regard - for the different conditions which exist in each of these areas . Itis intended that the residents of each neighborhood shall • have access to adequate shopping facilities without having com - mercial areas conflicting with the residential enviornment . - � 2 - The six Town of Ithaca neighborhoods are as follows . • 1 : Renwick Heights 2 : Northeast Ithaca 3 : East Ithaca 4 : South Hill 5 : Elmira Road Area 6 : West Hill i Residence It is the intent of the r-�e�ce provisions in this ordinance to p.xo*rde--fo a mix of residential uses in each neighborhood , C,, r �_ - V including single family , multi - family , cluster housing and mobile home parks . However , it is the intent of this ordinance to permit high density residential development (multi - family dwelling and mobile home parks ) only in reasonable proportion to the low density residential ( one or two family and clustered dwelling units . ) It is intended that when the number of high density vv residential units either built or Win any neighborhood approaches 35 % of the number of low density residential units either built or AA a yte-d that no additional high density units will v 4A/U r y ),A� � kh...-Ag cu, G �6 be permitted in that neighborhood . An up to date listing of the It cEe" S number of dwelling units by type in each neighborhood either built `),,.,X,t„„ or approved is available in the Town offices . In this context , College and University dormitories are not considered dwelling units . In an R - 1 r-_ - Z.o.n each house which is on a lot of 15 , 000 square feet or more may have an apartment attached to the main dwelling unit . I that the apartment be a maximum of one - half the size of the main dwelling unit • ana that the owner • of the property reside in the main dwelling unit . It is intended that units which are to be used exclusively for rental purposes } should be built in either,' luster or multiple residence districts . Land zoned t2 - 1 is intended for residential use and not for • agricultural purposes . Certain agricultural uses , such as the growing of crops , is compatible with residential uses , but other uses such as the keeping of livestock herds clearly is not com patible . It is intended that if at - some time in the future there is a conflict between agricultural and residential uses in R - 1 , the residential will be considered the primary used i*o._ -ern e agri-c-u--1_tu.n.a.L—d s-fir re t- th e�awg=cu-l-ttx`r e w i l l be considered7t h e �prim.ar- u•s•e• „ Cluster Res i-denees When an application is made for a cluster subdivision , then the one or two family dwelling unit on separate lots concept is not relevant . The important consideration is overall density . ( no more than 3 . 5 dwelling units per acre ) and the provisions for maintenance of the open space . Home ownership versus renter becomes less relevant in a cluster subdivision wherehome owners ' as - sociations rtray be operative . Ltis h r— .Lte _o.f� his ordinance �x -t a maximum of four dwelling units in each structure and that structures /Y`be at least 25 feet apart . Any cluster housing plan must make provisions for the permanent maintenance of the open space . Multiple Residence Districts It is the intent of this section to permit the construction of multiple residence units in the r_ecvemm-e•ndled proportions w+tl� single family residences .oriwwo e=a ..o ma�jr hJrgh�m o a5'�partwof p ;Janne.d r_e"den-tisal�devei�opm°en�t. s . Before new multiple residences are permitted in any neighborhood of the Town it must be shown that : F 4 - J - J ( 1 ) T —� t h a n-+tie—m a-x-i mr�—�1-1-o�ab Vie--lei=g h d ens-i�t-y—�II&e-Rvt�i-a1+rn tl re'�n��}raad cl t h a t adding the proposed number of units will not ex - ceed the ' permitted ratio of high density to low density residential and ( 2 ) A"�� 11�, 'li proposed deve �popment will not create a danger to public healthI�li'�2'aLse of severe congestion on Town ; County , or State roads or because of increased Q.et�s urf ace water runoff . i N-Iobile Home Park Districts kt_1_s—t4I,e=-LLte&4m%&fw* this section tto- p e r m i t S t h e construction of II ('� , - i-grre� mobile home parks in the Town of Ithaca . Pt—is'' (A not _the intE;nt � t.o p.e-rm�iat= dul mobile homes anywhere in the Town , ��ePPewPxr'w`p`r'evs�em k) 1i o n o bz�e 1 oe-p a r k d`is-t�r rcng=�i7r I LI r 0411111,o hc► e e= ,�s.�rch--� districvamay be created by amendment to the zoning ordinance . rA minimum size for a mobile home park is ten acres . Before a mobile home park district is approved , the same conditions must be met with regard to the high density versus low density residential and danger to public health mentioned in the section on multiple residences . Planned Residential Development e-s-i- enmtniaa� e1opmenx is—a—p-rep17anned comb gra i-a eaf iufti . It is the intent of this zoning ordinance to encourage large scale planned residential development which will minimize any conflicts that may arise from an unplanned combination of high and low density residential . A complete planned community involving residential , commercial or industrial land use may be considered ''' - * T * sig when t�ke c rr-o-fi--�k�e'Fowan�B o>a-rd%�VhT ' =ow•n�hva°s�e*xp�euri@e&Rvccelds Is u f f i c i e n t c growth to support such as large scale development . Business Districts Business district A is intended for use as small neighborhood r..etad.l.s.h-&ph n:g areas . Any use which is not compatible i with residential land uses or would create severe traffic congestion will not be. ekllowed in this district . Business district B , however , C/it i is considerE! d to be for large shopping centers . Since this type of use may generate large volumes of traffic , these districts will only be considered along existing or planned u r highways . There are three large shopping centers within close proximity to the Northeast area . There is a shopping center in East Ithaca area and there are large areas of land zoned for two shopping centers on • South Hill . Also there are several other parcels presently Zoned commercial in other parts of the Town . It is the intent of this ordinance that no�*za land be zoned U,;14r it can be shown that 1 ) the proposed facility cannot be acc: omodated in an existing c-dj e cial zome and 2 ) there is a need for additional business of the type proposed . Industrial There are two existing light industrial and one existing heavy industrial district in the Town of Ithaca . It is the intent of this ordinance that no additional areas be rezoned to industrial unless it can be clearly demonstrated that a proposed industrial . plant is too large to fit into an already existing unoccupied industrially zoned area . � r l y - 6 - Agricultural • It is the intent here to permit farm land to continue being farmed and to prohibit the uncontrolled development of land for residential purposes . In the past , lots fronting on the major streets have been sold for residential use . This has created large tracts of :land which are largely inaccessible from established roads . Residential development may take place provided that a subdivision is approved and the agricultural land is rezoned . Land zoned , agricultural is intended for agricultural purposes , riot , residential . If a conflict should arise in an agricultural zone between the agricultural use and a residential. use then the agricultural use is considered primary use . Public Use Districts Over 250 of the land in the Town of Ithaca is owned by tax exempt organizations , such as Cornell University , Ithaca College , Finger Lakes State Park Commission , Tompkins County and the City of Ithaca . Land in this category is generally not used for residential ( except . for dormitories ) , commercial or industrial purposes and hence is designated Public Use . The purpose of planning board review of building plans in a P - 1 district is to ascertain if there will be any adverse inpact on adjacent properties . For example , there may be more traffic . , greater surface runoff or use of water and sewer than the Town ' s existing facilities can handle . It will be easier to solve such problems if they are known in advance .