HomeMy WebLinkAboutPB Minutes 1984-01-17 TOWN OF ITHACA PLANNING BOARD
JANUARY 17 , 1984
The Town of Ithaca Planning Board met in regular session on
Tuesday , January 17 , 1984 , in Town Hall , 126 East Seneca Street ,
Ithaca , New York , at 7930 p . m .
PRESENTS Chairman Montgomery May , Barbara Schultz , James Baker ,
Virginia Langhans , Bernard Stanton , David Klein , Edward
Mazza , Carolyn Grigorov , Lawrence P . Fabbroni ( Town
Engineer ) , Peter M . Lovi ( Town Planner ) , Lewis D .
Cartee ( Town Building Inspector ) , Susan C . Beeners
( Town Landscape Architecture Consultant ) , Edward N .
Austen ( Vice Chairman , Town Zoning Board of Appeals ) ,
Nancy M . Fuller ( Secretary ) .
ALSO PRESENTS Stewart D . Knowlton ( I . T . D . Group , Inc . ) , Kevin E .
Lewis ( Associate , Fleck & Lewis ,
Architects / Planners , Hanover , New Hampshire ) ,
Doylin Dulac ( Architect Aide , Fleck & Lewis ) ,
Willis S . Hilker , Deborah Gesensway ( Ithaca
Journal ) .
Chairman May declared the meeting duly opened at 7533 p . m *
and welcomed Mr . Knowlton and Mr . Lewis .
INFORMAL DISCUSSION WITH STEWART KNOWLTON , REPRESENTING THE
I . T . D . GROUP , CONCERNING THEIR PLANS FOR THE DEVELOPMENT OF THE
FORMER BIGGS HOSPITAL AS A LIFE USE RETIREMENT COMMUNITY .
Mr . Stewart D . Knowlton , acting as the spokesman for the
I . T . D . Group , Inc . [ Enrique Darer , Norwich , Vermont ; Lawrence
Rezak , Stamford , Connecticut , et al . ] appeared before the Board
and expressed his thanks for the opportunity to present ,
informally , the proposal for the development of the former Biggs
Hospital Complex as a Life Use Retirement Community ,
Mr . Knowlton introduced Mr . Kevin E . Lewis , Associate , Fleck
& Lewis , Architects / Planners , Hanover , New Hampshire , as the
Project Designer / Project Manager , Mr . Knowlton commented that ,
locally , Fred H . Thomas , President , Fred H . Thomas Associates PC ,
Architects / Engineers , Ithaca , New York , is also a principal
member of the team of key personnel involved with this project .
Mr . Lewis distributed to each Board member and staff a copy
of a yellow booklet prepared by the developers for this meeting .
This booklet consists of a cover page - - the Planning Board
Agenda ; nine pages of text , USGS map of area ; Complex Site Plan -
Lake Shore West ; Long Environmental Assessment Form , dated
January 6 , 1984 , Applicant * The ITD Group , Inc . , completed and
signed by Kevin Lewis , Fleck & Lewis Architects , Hanover , NH ,
' Planning Board 2 January 17 , 1984
( unreviewed ) . This booklet is attached to and forms a part of
the Minutes of this January 17 , 1984 Meeting of the Town of
Ithaca Planning Board , and sets forth in more complete detail the
presentation by Mr . Knowlton . [ For even further descriptive
material with respect to Lake Shore West , see large , colored ,
bound copy " Lake Shore West - - Proposal . Life Use Retirement
Community - A Proposal To The Tompkins County Board of
Representatives For Purchase Of The Biggs Complex " on file in the
Office of the Town Engineer . ]
Noting that he was a familiar face to the Board because of
his partnership in the development of East Hill Plaza in the Town
of Ithaca , Mr . Knowlton described his personal background with
respect to facilities for the aging and his long - term interest in
facilities of this kind . He stated that he is a resident of
Windsor , New York , and has been involved with the United
Methodist Church for a very long time , having served his local
church as a Trustee and President of the Board , Chairman of the
Finance Committee , etc . , and , as a member of the Wyoming
Conference of the United Methodist Church , he serves as a member
of the Board of Buildings and Locations , Board Member and
Chairman of the Finance Committee of Sky Lake . Mr . Knowlton
stated that he became a member of the Development Committee of
the United Methodist Homes for the Aging many years ago and
during his ten years of service as Board Member served as
President of the Board of Directors . He stated that , during this
• time , the Homes increased their capacity from 350 residents to
approximately 1 , 000 , built two major installations , increased the
number of Homes to five in New York and Pennsylvania , with a
budget of $ 5 , 000 , 000 , a staff of almost 450 , and properties with
values of approximately $ 201000 , 000 .
Mr . Knowlton stated that it was during this period of Board
service that he became acquainted with S . Lowell Barnes , M . S . ,
Executive Director of the Homes and expert in the field of
gerontology . He stated that The ITD Group , Inc . is a
Connecticut - based organization with which Mr . Barnes is an
associate , an integral part , though not a member of the
corporation . Mr . Knowlton described Mr . Barnes ' , of Milford ,
Connecticut , background and interest in facilities for the aging
also , with specific reference to his capacity as Executive
Director and Chief Executive Officer , responsible to the Board of
Directors , of Inter - Church Residences , Inc . , 3030 Park Avenue ,
Bridgeport , Connecticut , popularly called " Thirty Thirty Park " - -
a retirement community - - and , for which , he has been Director
for over three years now . Mr . Knowlton commented that these
people form a very sophisticated group of investors , adding that ,
currently , they have a similar Life Use Retirement Community
under development in Concord , New Hampshire . Mr . Knowlton stated
that the Concord Community and the Community planned for Ithaca
will be designed similarly to Thirty Thirty Park which is known
as the finest Life Care Facility in the Northeastern United
States .
Planning Board 3 January 17 , 1984
Mr . Knowlton turned now to the matter at hand - - the ITD
Group proposal to purchase the Herman M . Biggs Memorial Hospital
and develop a unique and high quality Life Use Retirement
Community , Mr . Knowlton commented that it is surprising that the
building is in as good shape as it is and commended the County
maintenance people for their work in keeping the empty building
up so well . Mr . Knowlton stated that it is a fine building with
a magnificent facade . Mr . Knowlton displayed , one at a time ,
seven very large , colored drawings , the first one of which showed
the concept , entitled " Lake Shore West " and which Mr . Knowlton
described as their overall design concept which is to develop a
high quality and unique Life Use Retirement Community on the west
shore of Cayuga Lake and which maintains the characteristic
integrity of existing building styles and site while integrating
new design elements . Mr . Knowlton noted that this drawing shows
the concept of the initial development of Lake Shore West - -
Phase I - -which includes the restoration and reconstruction of
the existing hospital , and which he called a marvelously eclectic
structure . He noted that 115 to 120 studio , one - bedroom , or
two - bedroom units are planned within the three major wings and
tower . Mr . Knowlton displayed the next drawing - - Location
Plan / Complex Site Plan , which notes the proposed Acreage Required
as being 50 acres and the approximate site coverage as being 140 ,
and which shows what was offered for sale by the County .
Utilizing this drawing , Mr . Knowlton pointed out the so - called
" D " wing which is attached to the new hospital and which has been
• reserved and is not a part of the 50 acre purchase proposal ,
however , ITD has presented a proposal to purchase " D " wing . He
stated that that particular property is still to be declared
excess , adding that he believed this will happen and commenting
that the ITD Group is interested in it .
Mr . Knowlton urged the Board to please remember that the
proposal before them contains so many " ifs " but which they feel
they must present right from the start . He commented that they
applied all the group members ' history of work in this field of
development . He noted that there are many mixes of use in this
concept and emphasized that the actual mix and actual
configuration are very much up in the air at this point . Mr .
Knowlton described support / common areas planned for the existing
structure to include a main dining room and auditorium that look
out over the Lake , a glassed indoor pool addtion with terrace
that has the capability of removing the glass panels to convert
to an outdoor pool and adjacent to which is physical therapy and
health club . Mr . Knowlton described other program areas which
include limited light commercial activities designed for in - house
use - - a clinic , beauty shop , hobby and craft rooms , library , game
room , laundries , coffee and gift shops , and main lobby with
adjacent administration offices and a space for a branch bank .
He noted that garden plots , terraces , paths and walkways with
landscaping to provide organizational and buffer elements are
planned for all phases . Mr . Knowlton commented on the existing
tower for which possible uses are many , adding that one might be
a " Tower Club " . Mr . Knowlton , indicating on the drawing , stated
Planning Board 4 January 17 , 1984
. that they are asking to acquire a certain house located without
the 50 - acre project area which , it is hoped , will become the
office for the model concept approach to marketing , adding ,
again , that the numbers can change . Mr . Knowlton described a
questionnaire which had been sent out in the Fall eliciting
responses to the retirement community concept . He stated that
8 , 100 questionnaires were sent out and the response was well
above normal - - some 15 % response - - for such " surveys " . Mr .
Knowlton commented that this concept is not here in the Ithaca
area , adding that the response corroborated what he had always
believed , and that is that there is a tremendous market here for
such a project . He commented that housing for the elderly is in
critical short supply nationally and the demographics indicate a
tremendous growth in our elderly population well into the next
century . He noted that , although elderly housing programs and
good quality retirement communities exist in Tompkins County and
in other parts of New York , a Life Use Retirement Community of
this kind does not exist . Mr . Knowlton pointed out that in every
area of the country where this type of program is developed , a
certain group of older persons respond favorably , those
responding generally being the retired professional , or spouse ,
middle - upper -middle class , well educated , and not being served
or ineligible to be served by the typical government assisted
housing programs . He commented that there are a large number of
these people in Tompkins and surrounding counties , many of which
are associated with , or were associated with , Cornell and Ithaca
• College , who should appreciate the services and program planned
for this facility , mentioning a projected 70 % increase in the
older population of Tompkins County by the year 2000 , again , as
evidence of the need for more service - oriented retirement
housing .
Mr . Knowlton stated , again , that the proposal is geared to
those of the middle and upper -middle class economy and described
again the possibility of 115 to 120 apartments , mostly one - and
two - bedroom , in the area shown to the south of what he termed on
the Complex Site Plan as the " 7 " building . Mr . Knowlton stated
that they have projected approximately 35 more units in the " D "
wing if that becomes available . Thus , Mr . Knowlton stated , Phase
I will consist of 115 to 145 - 50 total units , all built inside the
existing structure as it now stands , with the only addition being
on the courtyard where they are going to build the covered pool ,
which he had mentioned earlier , and would have some sort of
buffering / landscaping / screening in order to differentiate from
the new - type , or modern , construction of the new hospital and the
Tudor building in place . Mr . Knowlton stated that building
height will have to be addressed in the requested rezoning
because at one point in the building one is at ground level and
at the same point , straight across , one is at the third floor
level , and finally , moving across , one is essentially at a fifth
floor level .
One of the large drawings which Mr . Knowlton displayed and
indicated upon , showed the southwest , the northwest , and the
Planning Board 5 January 17 , 1984
southeast wings of the old hospital including the tower , and the
proposed glass enclosure . He indicated where they will have the
shopping area .
Mr . Knowlton , referring again to the Complex Site Plan ,
described Phase II which involves the development of what he
termed the " 7 " building , a four - to six - floor addition which will
consist of some 100 additional units and which addition forms a
second courtyard . Mr . Knowlton commented that the " courtyards "
are very important to those who will live in this community for
security and seclusion . He stated that this new wing would be
centrally located so common and support spaces can be used
jointly . He stated that the views from these new units will be
either into the new courtyard or the Lake , noting that the
preliminary design of this new wing picks up the detailing and
size of the existing structure in an effort to maintain integrity
of scale , proportioning and aesthetics .
Mr . Knowlton now moved on to discuss what he called the
meeting of the needs of those people who do not want to live in
the more structured type of facility which he had been
describing , adding that he was referring to those people who want
to be a little more remote but still wish to function within the
community and be able to participate easily in the amenities of
the retirement community . He stated that they would wish to
participate in and use the library , the physical therapy , the
• pool . Mr . Knowlton described briefly the shared services concept
with the new hospital , citing as an example , the sharing of
security people such that , if the hospital had , say , six security
personnel , they would add only two , the costs would be shared by
the retirement community and each would end up with eight
security personnel . Referring back to those persons who wish to
be more self - sufficient with a modicum of seclusion , Mr . Knowlton
described Phase III which would be the development of
approximately 125 one - and two - bedroom townhouses , with garages ,
built on the sloping site heading in the Lake direction . He
commented that these townhouse units represent an independent
living program and , again , the residents would have the luxury of
using the main buildings , common areas and service programs . He
also commented that the concept is to site the majority of these
units nestled into the wooded sloped terrain falling away from
the larger complex so they become unobtrusive elements in the
foreground of the wonderful view of the Lake . He also pointed
out , utilizing the drawing , that between the units may very well
be a three - hole golf course and individual garden plots which
will act as green spaces to insure privacy .
As a final note to his description of this proposed
three - phased development , Mr . Knowlton noted that the residential
living units in all these phases of development do not require
State license or certificate of need approval . Mr . Knowlton
emphasized again that the order of phased development could be
rearranged depending on the success of Phase I and projected
program needs , commenting , again , one of the " ifs " .
Planning Board 6 January 17 , 1984
. Again utilizing the Complex Site Plan , Mr . Knowlton now
referred to what he said could be termed Phase IV , and indicated
on the drawing a " Footprint of a Health Care Facility " . He noted
that they have isolated an area with access to Indian Creek Road
for this hoped for future construction . He noted that
independent health care developers would be solicited to
undertake the construction of this type of facility - - providing
that a Certificate of Need is available . On this subject , Mr .
Knowlton described the Health Care Facility in Johnson City , a
part of the United Methodist Homes Corporation in Binghamton , and
which developed three expansion projects for the existing
community involving housing units and commons facilities totaling
about $ 2 , 500 , 000 in costs . Mr . Knowlton also commented that that
facility had been in the works for thirteen years and about the
State moratorium on health care facilities . Mr . Knowlton noted
that the herein proposed health care facility would consist of
120 beds , adding the comment that he hoped the moratorium is
lifted before he dies !
Continuing , Mr . Knowlton stated that the new hospital is a
security adjunct with there being no competition with the
hospital for services rendered , rather , an augmentation of
services . He commented that there is so much that can be done
with respect to this relationship - - clinic services , health
counseling , maintenance , accounting , transportation , food
service , housekeeping , laundry services and other shared
services . He commented that the relationship to the Community
Hospital of any use of the Biggs property is an important
consideration given that the buildings are actually connected .
He commented that it is well known that older people utilize
hospital services much more frequently than other age groups and ,
thus , their full campus development plan will seem to make the
hospital an integral part of the community with the independent
living townhouses along the Lake leading toward the main full
service building , to the future nursing facility , to the hospital
will all help to create this total community effect . Mr .
Knowlton commented on how the residents of Lake Shore West will
feel secure in knowing that highly qualified medical help is
located so close by in the adjoining Community Hospital .
As a summary to the total presentation , Mr . Knowlton
mentioned some of the highlights of the plans again , such as
pointing out that the residents and guests will come in off
DuBois Road , hopefully , since that is the more " residential "
entry . He also touched upon the service program planned for Lake
Shore West , commenting that it will be something special . He
spoke of two excellent meals a day with a choice of 4 to 6
entrees and waitress service , housekeeping and linen service ,
24 - hour security with call buttons in each apartment connected to
a security station , buildings and grounds maintenance , planned
social activities , health counselor services , limousine
transportation , on - site management , and noted that an important
part of the program will be arranging nursing care for residents .
+ Planning Board 7 January 17 , 1984
. Now , with respect to some of the needed approvals , Mr .
Knowlton described again the marketing office in the " house " ,
mentioned the height regulations , and also the parking as
required by the zoning ordinance . He stated that the Town
ordinance with respect to Multiple Residence Districts calls for
1 - 1 / 3 spaces per unit and that they will ask for relief , insofar
as that requirement goes , down to one ( 1 ) per unit . Mr . Knowlton
expanded on the reasons for such relief , pointing out , among
other things , that most people who reside in this type of
facility simply do not want cars for all sorts of reasons .
Chairman May inquired , at this point , about what happens
with the parking situation on Sundays when visitors come . Mr .
Knowlton responded that , actually and very unfortunately , Sunday
is not that way , adding that , sadly , a lot of the residents of
these facilities do not have any visitors at all - - absolutely
none . Mr . Knowlton pointed out here that , because so many needs
are met , mentioning again the dining room , really a whole lot of
parking is not necessary and actually detracts from the
residents ' enjoyment . Mr . Knowlton also pointed out that all the
units have a small kitchen facility within them , although the
residents are encouraged to have the two meals a day in the
dining room .
Mr . Stanton stated that , nonetheless , he was still concerned
about parking , especially in conjunction with the townhouses
which is where there would be , more than likely , more persons who
would have cars . Mr . Knowlton stated that Mr . Stanton was right
and added that the compromise with respect to the 1 - 1 / 3 spaces
gives the parking to that area . Mr . Knowlton noted that , under
this request , 350 units will equal 350 parking spaces in total ,
which , he added , is really plenty of parking .
Referencing again the needed approvals , Mr . Knowlton stated
that the rezoning from R30 to Multiple is absolutely necessary .
He stated that approval for the commercial mix is a very
important facet also . Insofar as the commercial mix is
concerned , Mr . Knowlton commented that those affected are
practically none , as are , essentially , those affected by the
project .
Mr . Stanton inquired about covered parking with Mr . Knowlton
responding that they hope not to do that even though it is shown
in the concept drawing .
At this point in the presentation , Mr . Knowlton asked Mr .
Kevin E . Lewis to take over the presentation with respect to some
of the specifics of design and engineering . Mr . Knowlton stated
that Mr . Lewis is an Associate with the Architectural Firm of
Fleck and Lewis of Hanover , New Hampshire . He noted that Mr .
Lewis is a graduate of the University of New Hampshire at the
Bachelor level and is a graduate of the Cornell University School
of Architecture .
Planning Board 8 January 17 , 1984
Mr . Lewis commented that he had spent eight years in Ithaca
both as a student and as part of the firm of Fred H . Thomas
Associates , adding that he had always hoped to come back and was
very pleased to be back . For his presentation , Mr . Lewis
utilized those drawings more specific to floor plans and usage .
Such graphic material included the following : Overall
Concept / Complex Site Plan ; Land Parcels / Boundary and Right of
Way / Site Plans Proposed Floor Plans - Sub -Basement 3 - Basement 2
Pool Level 1 - Entrance Level - Entrance Level + 1 - Entrance
Level + 2 - Entrance Level + 3 - Tower Levels ; Overall Perspective
of Complex ; Proto - Typical Units , Phases 1 , 2 , 3 . Mr . Lewis also
spoke to engineering considerations in the areas of Heating ,
Ventilating and Air Conditioning Comments ; Plumbing Comments ;
Electrical Comments . Among these many topics which he touched
upon as elements which were considered by the developers were the
following :
1 . Each individual unit in the independent living units
[ townhouses ] has its own covered garage .
2 . Those persons living nearer to the hospital will have people
on staff 24 - hours a day .
3 . The " Tower Unit " has some problems such as egress problems
which are related to the elevator and the stairs . The
elevator goes to within two floors of the top . There may be
administration offices on the top levels .
4 . Landscaping toward the hospital - - people like to be near
the hospital but do not want to be reminded of it all the
time ; they do not want to look at it on a day - to - day basis .
Shrubbery will be utilized in order to " detach " the
buildings at the ground .
5 . The pool will be enclosed to shield it from the hospital .
6 . Flat area will provide views ; Lake views will be emphasized .
7 . The commercial activities are for internal consumption .
8 . The range for living within the facility - - $ 35 , 000 - $ 40 , 000
and up . The resident pays an initial Life Use Fee which can
be refunded to the resident , or his estate , through a refund
schedule , plus a monthly Maintenance Fee .
9 . $ 4M - $ 5M in construction costs - Phase I - without
architects fees , development costs , etc . Initially ,
operating budget of $ 1 . 7M ; estimated annual operating budget
at full development $ 5 . 5M . Full development in excess of
$ 20M .
10 . 115 units [ Phase I ] could be 100 or 130 or 150 .
11 . Would like to utilize plumbing that is in place - - for
example : ( 1 ) the facility has two 6 " water service
connections supplied by a distribution loop of mostly 10 "
size . This arrangement allows for maintaining water service
to the building from one side of the loop during planned or
unplanned interruptions of the other side . Except for some
possible upgrading of valves and pressure regulating devices
on the main service entrances , this system would be retained
essentially as is , and , ( 2 ) four sewer lines exit the
building and combine into an 8 " building drain . The
building drain connects to a 10 " trunk line which ultimately
discharges to the City treatment plant . This system appears
Planning Board 9 January 17 , 1984
to be adequate for the type of occupancy intended . Hot and
cold water distribution mains in the building are mostly
original and generally serve all parts of the facility .
Although they are approximately 50 years old , it is
recommended that a number of representative pipe samples be
removed for close inspection before any decisions are made
to retain or replace these systems . Any hot water piping
which is retained would be reinsulated to current standards .
12 . The so - called " 7 " building - - variance for height ( same
elevation as rest of building ) .
13 . Working with existing buildings . Taking advantage of
topography .
14 . Drawing potential residents from outside of region . After
first phase is successful - future phases .
15 . Dining Room , both present and planned one with multi - purpose
attributes .
16 . 8 - foot corridors , 4 - foot doors ; 250 - foot long corridors - - a
challenge to soften " institutional " look . Perhaps pop - out
entry ways - not designed - - needs to be discussed with Fire
Marshall . Perhaps wall fabrics will soften look - - also
needs to be discussed with Fire Marshall ,
17 . It is easy to hide some of the utilities by drop ceilings
which are high .
18 . Proto - typical units - - lots of storage plus adjunct storage
available in lower level - 4 ' x 8 ' bins . Little kitchen .
Larger units have 1z baths , studio has 1 bath . Studio is
• one room with perhaps an alcove for bed . One -bedroom unit
has one bedroom .
19 . The " Tudor House " will be left as it stands right now .
There is a small one -bedroom apartment attached which will
probably . be reserved since it is very small and has tight ,
windy stairs .
20 . Response to question by Mrs . Langhans with respect to
handicapped access - - Considerations as to the handicapped
presents no problem . Facility will be totally handicapped
accessible . There is a problem with the bathrooms in that
they have 216 " doors , but that can be taken care of .
21 . Smallest unit is 575 sq . ft . There will be many more
one -bedroom units and two - bedroom units than studio units .
Some townhouses will be three -bedroom .
22 . Parking - will own 50 acres on quite a drop off . Parking
quite a distance from the building - limousine service .
There is a public bus system available .
23 . Response to question by Mr . Fabbroni with respect to
ownership of " Parcel 4 " which is a " sliver " of land above
the so - called " Thru Traffic Travel Line as shown on
drawing " Boundary / Parcel & R . O . W . Site Plan " . That sliver
will be owned by Lake Shore West ,
24 . Commercial mix - internal consumption akin to " cottage
industry " - scattered .
25 . Question by Mr . Fabbroni regarding access " County Drive " - -
there are several alternatives , all of which involve the
" upper " level ; these are all looking at an access other than
Indian Creek Road . Commenting that this was all said in
Planning Board 10 January 17 , 1984
conjunction with what Mr . Knowlton has termed the prime
entrance , Mr . Fabbroni stated that his question to Mr . Lewis
is how receptive would he be to an alternative entrance just
west of the property Mr . Lewis indicates they will be
buying . Mr . Lewis stated that he was very receptive to
that ; he just did not think anyone else would be . Mr . Lewis
stated further that they are amenable to talk about that any
way the Board or Mr . Fabbroni wants to . Mr . Lewis also
stated that , since the alternative by way of Indian Creek
Road is 1 . 2 miles longer , it seems highly unlikely that
people will choose that route alternative for Phase I .
26 . Response to question by Mr . Lovi with respect to garages for
the townhouses - - each of the townhouses has a garage .
27 . Merits of three - hole golf course discussed , with Mr .
Fabbroni indicating that some other things might be better
suited to the topography and residents .
28 . Age limit - none . However , concept is geared to older
persons and would be more attractive to them . The
independent living area would be suitable for those 55 and
older , with other areas definitely more suited to the older
person .
29 . Response to question by the Secretary with respect to local
employment opportunities as a result of the development of
this facility - - In addition to the construction and
development jobs created , an estimated 55 permanent full and
part - time jobs will be created to serve the first phase . At
full development , more than 175 jobs will have been created .
Mr . Lewis ended his presentation . Chairman May thanked both
Mr . Knowlton and Mr . Lewis and asked if there were any further
questions .
Mr . Mazza asked Mr . Knowlton who comprises the ITD Group ,
Inc . Mr . Knowlton stated that the senior member in the Group is
Lawrence Rezak ; the next person of importance is , probably , Burt
Hoffman , although equally important is Enrique Darer ; A . Edelman ;
Herschel Sosnoff . Mr . Knowlton stated that Lawrence Rezak is a
real estate owner ; Mr . Hoffman is an attorney ; Mr . Edelman is a
financier ; Mr . Sosnoff is a C . P . A . ; Enrique Darer is an
engineer / developer , commenting that he is a dynamic , take - charge
fellow . Mr . Lewis added that Mr . Darer is a graduate of
Lafayette , Columbia , and Harvard . Mr . Knowlton stated that he
and Lowell Barnes are associates , adding that Mr . Barnes is one
of the country ' s leading gerontologists .
Mr . Austen asked about the impact of traffic on DuBois and
Indian Creek Roads , Mr . Lewis stated that there is no impact
with respect to the first phase . Mr . Austen wondered about
construction traffic . Mr . Lewis responded that that was a good
question , adding that construction traffic would travel Route 96
back through the hospital .
Mr . Mazza wondered what happens if someone sells their
" property " or dies . Mr . Knowlton explained in general terms ,
Planning Board 11 January 17 , 1984
without specific numbers , the concept of the life use fee and the
formula for refund . He noted that a resident can easily progress
from the independent living approach to the more structured
living and his " use " travels with him . Mr . Knowlton stated that
a person can also decide that life in Florida would be more to
his liking and his " refund " is not contingent upon someone else
buying - in prior to receipt of such refund .
Chairman May thanked Mr . Knowlton and Mr . Lewis again for
their in - depth presentation . Both Mr . Knowlton and Mr . Lewis
expressed their appreciation of the Board ' s time and
consideration .
ADJOURNMENT
Upon Motion , Chairman May declared the January 17 , 1984
meeting of the Town of Ithaca Planning Board duly adjourned at
9 : 20 p . m .
For approximately 40 minutes more , members of the Board , Mr .
Fabbroni , Mr . Lovi , Mr . Cartee , the Secretary , and the Press ,
discussed matters of interest on an individual basis with Messrs .
Knowlton and Lewis .
Respectfully submitted ,
Nancy M . Fuller , Secretary ,
Town of Ithaca Planning Board .
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TOWN OF' ITHACA PLANNING BOARD
126 East Seneca Street
Ithaca , New York
TUESDAY , JANUARY 17 , 1984
AGENDA
7 : 30 P . M . Informal discussion with Stewart Knowlton , representing the
I . T . D . Group , concerning their plans for the development of the
former Biggs Hospital as a Life Use Retirement Community ,
9 : 00 P . M . Adjournment
Peter M. Lovi
Town Planner
NOTE : IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND , PLEASE
NOTIFY THE SECRETARY IMMEDIATELY AT 273-1747 .
ARCHITECTURAL DESIGN CONCEPT
Introduction
Our overall design concept is to develop a high quality and unique Life Use
Retirement Community on the west shore of Lake Cayuga called Lake Shore West
( L . S . W . ) , one which maintains the characteristic integrity of existing building
styles and site while integrating new design elements .
As it occupies a monumental location high above the lake and valley , the
Hospital / County Complex is a major pivotal and organizational element on the
west shore and , as such , is an important visual force in the city .
We respect this strong visual force . Our design concept for future expansion
addresses the significance of scale , proportioning and aesthetic treatment
inherent in maintaining the integrity of this complex and site .
Site Development
Specific requirements of the site include working within the given program and
the land restrictions of the Hospital and County Offices located on either side
of our project site . Special considerations as for maintaining land for County
use adjacent to the Biggs Office Building while still leaving enough available
land for future expansion of our project .
Specific Development Requirements
The initial first phase development of L . S . W . includes the restoration and
reconstruction of the existing hospital . One hundred fifteen to 150studio , one
bedroom , or two bedroom luxury retirement units are planned within the three
major wings and tower . This includes " D " wing which now remains in the
possession of the Hospital , but negotiations for its purchase are continuing .
Support/ commons areas planned for the structure include a main dining room and
auditorium that look out over the lake , a glassed in indoor pool addition with
terrace that has the capability of removing the glass panels to convert to an
outdoor pool . Adjacent to the pool is the Physical Therapy and Health Club .
In Phase 1 other program areas include limited light commercial activities ,
designed for in house use : clinic , beauty shop , coffee , gift shops , branch bank .
Other support areas include : hobby and craft rooms , library , game room ,
laundries , administrative areas and main lobby . Garden plots , terraces , paths
and walkways with quality landscaping to act as organizational and buffer
elements are planned for all phases of development .
Four to six story addition of from 100 to 120 units complete in all future
phases helps organize the desperant arms of the existing structure and helps
organize internal circulation while capturing space for a new courtyard . The
views from the new units are either into the new courtyard or to the lake . The
preliminary design of these additions picks up the detailing and size of the
existing structure in an effort to maintain integrity of scale , proportioning
and aesthetics .
We are planning in later phases of the project to build from 125 to 135 two , or
three bedroom townhouse units on the sloping site heading in the lake direction .
The units would be one and two - story construction with attached garages and
designed to a scale and aesthetics sympathetic to its surroundings . The concept
is to site the majority of these units nestled into the wooded sloped terrain
falling away from the larger complex so they become unobtrusive elements in the
foreground of a spectacular lake view . Between the units is a three - hole golf
course and individual garden plots which will act as " green spaces " to insure
privacy . The total number of units desired after completion of all phases is
from a low of 350 units to a high of 400 units . A nursing facility is also
desired .
PHASED DEVELOPMENT
With the completion of all phases of development , Lake Shore West will boast a
high quality full service Life Use Retirement Community for independent living
of from approximately three hundred forty units to 380 units from individual
townhouses to luxury studio , one bedroom and two bedroom units in the existing
structure and new additions . An area for a new health care facility located on
the grounds of the complex has also been identified to complete the life use
concept .
Phase 1 of the project is to completely renovate and remodel the existing
structure to create 115 to 150 condominium type luxury retirement units .
Commons and support areas are also to be remodeled and restored . Enlarged
parking areas have been planned around the complex . Landscaping will be used to
reduce the visual effects of parking areas and to prioritize views to the lake .
Proposed development in Phase 2 would begin development only after Phase 1 was
fully occupied and a waiting list created . Planned in this phase is the
construction of from 4 to 6 story additions for from 100 to 120 studio , one or
two bedroom units . This new wing would be centrally located so common and
support spaces can be used jointly .
These townhouse units represent an independent living program and these -
residents have the luxury of using the main buildings , commons areas and service
programs .
Proposed development in Phase 3 would complete the overall development concept
withthe construction of additional townhouse buildings of one , two and three
bedroom units completing the independent living group . The residential living
units in all three phases of development require no State license nor
Certificate of Need approval .
We have isolated an area with access to Indian Creek Road for future
construction of a Health Care Facility . Providing a Certificate of Need is
available independent health care developers will be solicited to undertake the
construction of this type of facility .
It is to be noted that development in Phases 2 and 3 could occur , in reverse of
prearranged order , depending on success of Phase 1 and projected program needs .
COMMUNITY BENEFIT
In addition to the construction and development jobs which our project will
create , an estimated fifty - five permanent full and part time jobs will be
created to serve the first phase of our operation . Many of the jobs will go to
younger citizens without advanced educations and to university students , groups
that are typically the hardest for a community to employ . At full development ,
more than one hundred seventy five jobs will have been created . The quality
development and landscaping planned should serve to enhace the neighboring
properties . The upper middle class residents who will move to the facility from
outside Ithaca will benefit local merchants , banks and professionals as well as
create increased utilization of the Community Hospital ' s services . Much of the
estimated $ 1 , 700 , 000 operating budget initially , and the estimated $ 5 , 500 , 000
annual operating budget at full development , will be spent locally . . The
substantial property and school taxes which will be paid by the facility ,
increasing as the development progresses , will be a special enhancement to the
Town , City and County , particularly considering these residents will not be
using schools and will use City streets much less frequently than other area
residents . The estimated development cost of the Phase I development is about
$7 , 000 , 000 and total development of the project will involve more than
$ 2050009000 .
RELATIONSHIP TO THE COMMUNITY HOSPITAL
The relationship to the Community Hospital of any use of the Biggs property is
an important consideration given the buildings are actually connected . We
believe our planned use of the facility and property would form an ideal
relationship with the Hospital . It is well known that older people utilize
hospital services much more frequently than other age groups , an advantage
rather than a disadvantage to the Hospital ' s interests and our own .
Our full campus development plan will seem to make the Hospital an integral part
of the community . The independent living townhouses along the lake leading
toward the main full service building , to the future nursing facility , to the
Community Hospital will all help to create this total community effect . The
possibility of sharing services with the Hospital are exciting . Clinic
services , health counseling , maintenance , accounting , transportation , food
service , housekeeping , laundry services and actual administration are just a few
of the possibilities . Sharing some of these services could make our operation ,
and the Hospital ' s , more cost effective . Potentially the two concepts should
make ideal neighbors .
e
PLANNED PROGRAM
The service program planned for Lake Shore West will be something special .
Residents will enjoy two fine meals per day featuring a choice of entrees and
waitress service , weekly housekeeping and linen service , twenty - four hour
security via a call button in each apartment connected to a security station ,
maintenance of the building and grounds , a program of planned social activities ,
services of a Health Counselor , limousine transportation and qualified on - site
management .
An important part of our planned service program will be arranging nursing care
for residents . A transfer agreement has been informally discussed with Lakeside
Nursing Home located nearby to the Hospital property . Lakeside administration
is favorable to this arrangement which would service our residents with long and
short term nursing care until a Nursing Center is developed on the Biggs
property .
Another important part of our program will be our potential relationship with
the Community Hospital . Residents of Lake Shore West will feel secure in
knowing that highly qualified medical help is located only steps away in the
adjoining Community Hospital .
Our program will involve the resident paying an initial Life Use Fee which can
be refunded to the resident , or his estate , via a generous refund schedule .
Additionally , the resident would pay a monthly Maintenance Fee to cover
operating costs . We currently have a similar Life Use Retirement Community
under development in Concord , New Hampshire . The Concord Community and the
Community planned for Ithaca will be designed similar to Thirty Thirty Park in
Bridgeport , Connecticut , Thirty Thirty is known as the finest Life Care
Facility in the Northeastern United States .
AREA NEED
Housing for the elderly is in critical short supply nationally and demographic
statistics indicate a tremendous growth in our elderly population continuing
well into the next century . Although elderly housing programs and good quality
retirement communities exist in Tompkins County and in other parts of the State ,
a Life Use Retirement Community of the kind we propose to develop does not
exist . It has been proven that in every area of the Country where this type of
program is developed , a certain group of older persons respond favorably . The
client type that generally responds is a retired professional , or spouse , upper
middle class socio -economically , well educated , and are not being served , or are
ineligible to be served , by the typical government assisted housing programs .
There are a large number of these people in Tompkins and the surrounding
counties , many of which are associated with , or were formerly associated with ,
Cornell University that should appreciate the services and program planned for
Lake Shore West. The projected 70% increase in the older population of Tompkins
County by the turn of the century is further evidence of the need for more
service - oriented retirement housing in the County .
116M SWORMWO
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TOWN OF ITHACA
ENVIRONMENTAL ASSESSMENT FORM
PPLICANT The ITD Group , Inc . , DATE 1 / 6 / 84
PROJECT Lake Shore Vvest Retirement Community
LOCATION Hospital Complex , Route # 96 , Ithaca , New York
To be completed and submitted by the applicant . Comments may be written next to the question
or on additional paper .
GENERAL INFORMATION
I
'1 . Applicant The ITD Group , Inc . . -
Phone 203 / 325 / 9655
603 / 643 / 6085
Address 986 Bedford Street , Stamford , Ct . , 06905
or 9 South Main Street , Hanover , N . H . 03755
Property Owner Tompkins County Board of . Repres . n a i v s Phone 564 / 9979
Address Tompkins County Court House , Ithaca , N . Y . 14850
2 . Location of Proposed Action . (Write Address /Tax Lot ; Attach USGS topographic map with
affected lands outlined .. ) See attached concept site plan .
3 . Proposed Action . Development of a Retirement community for independent living_
and development of a nursing complex for extended care . See attached archit -
ectural design concept .
4 . Activities and types of operation resulting from the completion of the proposed action .
,Phase 41 - Retirement living units within existing old hospital structure
Phase # 2 - Limited light commercialactivitieswithin existing structure
and retirement living units within new wing forming north courtyar4
Phase 43 - Independent Townhouse complex
Phase # 4 - Extended Care Nursing Facility
IDENTIFICATION OF PROPOSED ACTION - - Site Plan and USGS Map .
5 . State the time schedules for the proposed action : -
Planning Phase 01 - Jan . 84 Construction Phase 41 - May 84 - Jan 85
Design , Documents Jan 84 - Apr 84 Finished Site Work/ Grading Phase 1 - Jan 85
Preliminary Site Work Phase # 1 84 - Limited site work
Phases # 2 & # 3 will only happen in the future when Phase # 1 has been sold out
6 . Describe the proposed construction techniques to be used if building or site development
is involved . Show locations and routes . to be used on the site plan .
Grading and excavation including equipment vehicles and explosives to be used .
including the 11weather pool in the south courtyard .
Limited_ new construction in Phase # 1 Rehabilitation of existing complex .
Future Phase # 2 & # 3 location and intent . See attached concept site plan .
Transportation of materials to si- te .
Rt . 496 thru new hospital drive to site .
Disposal of waste materials .
Contractor will dispose • waste material as required under contract and
concerning all Town. , County , State and .Federal agencies
Proposed chemical treatments , such as herbicides , dust control , etc .
tNone known .
Special techniques to overcome unusual conditions .
7 . Describe the type of proposed building and site materials to be used .
Foundation Phase # 1 Existing Concrete . Future Phases poured concrete
Structure Existing Masonry, concrete slab / Future Masonry and wood
HVAC Steam radiation - A / C chilled water Energy Sources Central boiler ' heatsss .
Stucco , on Masonry / Future additions to bldg . using same techni -
Insulation Existing blown in attic , Future rigid urathene plus que .
Windows and G-lassExisting - single pain - non - thermal broken / Future insulated
glass and thefmal beek6n windews
Roofing Existing Terra Cotta / Future- same for addition plus asphalt for
independent s ruc ures
Pavement Sit . Concrete
Vegetative Cover Phasev01 - Shrubs around pool - connection to new Hospital .
site , refuse pick - up .
8 . Total area directly modified by proposed action . 15 - 25°/. of total site . acres .
9 . Total area covered by impervious swTtaces .
RoofsA. 11 Phs . _ of totearki. ng 7% of total acres : Roads 5% of total acres .
sssssss
acres
10 . i;sro singi l05 4 �9000s+f Existing
Present Tota1140 1000-sq . ft . No . of Bldgs . -1 I ownNo . of Floors / Bldg . 3 - 6 in height
Ph 2 & 3 Proposed Tota1305 , 000 sq . ft . No . of Bldgs . 2 + House % -2,0 ) _ Floors / Bldg . 2 - 6 in height
+ HCF + HCFacility ( 1 )
Future Total 48q. 0-00 sq . ft . No . of B1d9s . . No .. of Floors / Bldg .
11 . Number of proposed Dwelling Units350 + Number of proposed . C.ommercial Units
Sizes of Units Studio�F?.----fGOOD A.v . 350sf Sizes of Units 150 - 200 sf cc�tsial
- +�-ir. 6 5 6 s fssssee-
120 Bed Health. Care Facility 12 . Parking : 2 BR — Av . 800sf Y ( 1 )
Plus 1 garage space for . each indep . Liv . Twnhse .
Existing '150 + spaces . Proposed 400 + / spaces . ' Traffic generated/day
( Note : Indirect .Contamination Source Permit may be required if 1 , 000 spaces provided .
13 . Show proposed Signs on Site Plan .
Size sq . ft . Height above ground * .- Top ft . , Bottom ft .
Wording Signs will be designed and dimensioned within the guidelines estab-
lished by the Town of Ithaca' Town Board , Planning Board & Zoning Board
14 . Show proposed Lights and other Poles on Site Plan .
Pha e # 1 has usge of existing pole. lightp . Future phases location to be det ' c
Height above groan 2n - 1) , PX f t . Tota 11 umens
015 , 000 . / fixture
12 - eg
15 ' Future phase rsid ntial scale att ' tar.
15 . Name potentially hazardous materials , such as toxic subst7ance000sflammatles or explosives
to be used or disposed of : during or after proposed action .
None known If found will he di„spngmri of Sri fhi n nlyc see
- - 2-
Regulations
Purpose of materials Not applicable
• ( Notes Permits are required from DEC and Tompkins County Health Department . )
N / A
16 . If the resulting activities are either commercial or industrial use , write the materials
to be transferred Home supplies , their frequency , and the mode of transportation .
Imported materials Food stuffs . paper . Frteauency once / day Mode Truck Sm /Med
Exported materials Solid waste Frequency once / day . Mode Truck Sm /Med
17 . Describe project history , including controversy - perceived by the developer , litigation ,
court decisions , etc .
None known
COMMUNITY FACTORS AND IMPACTS
18 . Designated Zoning of the Site of the proposed action R - 30 currently
19 . Zoning changes or variances being requested zoning change to Multiple Residentwit_h
variance for lmixed - use ' of commercial / residential within the new district ,
to ex eed1 , tparkinspace ppr l �. vipsg un ' t .
20 . Check 1 the i e o tRe propose action i Within or next to the following Districts or
Areas . N / A
Agricultural DistrictF9— Unique
Historic Preservation District `
Floodplain ( HUD designated ) Natural Area
Freshwater Wetland XX N / A
21 . Check which land uses describe the neighborhood character .
Single- unit Residential Recreation
Multi - unit Residential XX Agriculture
XX Commercial. XX Forestry- Woodland
IndustrialWildlifetConservation
Institutional Inactive
Transportation Other
22 . Check which public services are being requested or provided .
Sanitary Sewage Gas .
XX Water Electricity
XX Storm Drainage on site I XX ITelephone
( Note : Permits may be required - from municipality for hook- up . )
23 . Check which transportation facilities will serve the site of the proposed action .
XX State Highway # 96 XX Sidewalks On - street Parking
XX County Highway Road XX One -way Traffic XX Off- street Parking
XX Town Highway Indian XX Two-way Traffic XX Bus systems
Creek Road XX Traffic Lights " H1T Building
24 . Number of existing buildings affected by- the proposed action • New Hospital
New
Hospital
Show on the Site Plan .
Steam Plant
10 - Residences
25 . Name affected buildings or districts known to be historically or archeologically
important or which are listed on the Register of Historic Buildings :
- ►gone known _ _
Show on the Site Plan .
_ 3_
NATURAL FACTORS AND IMPACTS
. 26 . Depth to bedrock at Site ' of proposed action . (Check more than one if necessary . )
Up to four feet depth
Four feet to ten feet
Greater than ten feet
Boring done at time of new Hospital Construction
27 . If bedrock depth is less than ten feet , check type of bedrock existing at Site of
proposed action .
Shale
XX Thinly bedded shale and siltstone Upper
XX Siltstone or sandstone Lower
Limestone
28 . Check types of topographic features which describe or are found on the Site .
XX Level or gently rolling plains Hilltop
Hummocks with small ponds XX Hillside Future phases — Independent
Glens and gorges Valley bottom . Townhouses .
29 . Name the soils as identified in the Soil Survey of Tompkins County which are found on the .
part of the Site proposed to be modified . Initials may be used .
Mc , HuD , LtC , HzE
30 . Briefly describe the nature and extent of proposed modification of existing slopes or
soils or drainage . Future phase construction to compliment and harmonize
.with existing sloping topography . Site drainage limited to diversion
around structures due to the vast amount of undistrubed landscaping on
Aroperty . Drainage should follow natural water courses and perculation to
YES NO water table .
31 . . 17 Will any wetlands or adjacent areas be modified by the proposed action ? if sodesignate on the Site Plan the wetlands which will be affected .
(Noted "Wetlands " permit from administering agency required for alteration . )
320 ® Will any . streams be modified by the proposed action ? If so , designate on the
Site Plan which streams will be modified .
(Note : " Dam" or "Disturbance" . permit- from DEC is required for modlfications . )
33 • Will . any waste materials or effluent be discharged into a stream or ground-
W.
X waters ? if so , designate on the Site Plan the streams which will be affected .
( Note : SPDES permit from DEC is required for discharges . )
340 Do Do any of the following types of . vegetation exist on the Site of the proposed
action ?
XX Stands of mature trees greater than 30 feet tall .
XX Young tree species less than 30 feet tall .
XX :' Shrubs .
XXTerrestrial plants up to two feet high..
XX Ferns , grasses , sedges , rushes .
j
Aquatic plants .
Crops .
35 . --L� �! Are any vegetative management techniques currently being practiced on the Site
of the proposed action ? General upkeep on Phase # 1 Area .
v4_
YES NO
y 36 ' XX I XX I Will any trees or shrubs be removed by the proposed action ? If so , designate
• on the Site Plan the area that is to be affected . . Phase 41 N0 . Future
Phases yes .
37 . �r� Are there any plans for revegetation ? If so , briefly explain . ��s�d
conceptual site plan shows Phase # 1 landscaping around attachment
erhance
new addition and individual townhouse units .
. 38 . rn To your knowledge , are there any rare , endangered , or unusual vegetative
L species which are located on or near the Site of the proposed action ? - If . so ,
how are they distributed ?
39 . ® Will activity cause a change in or affect visual character of natural or
cultural landscape features ? Limited amount of vegitation change in
clearing for future phase construction
40 . To your knowledge , are there any significant wildlife habitats , migration
XX routes , or breeding areas - located on or near the Site that might be affected
by the - proposed action ?
41 . To your knowledge , are there any. - rare ,. endangered , endemic , or unusual wild-
life - species which are located on the Site of the proposed action ? If so ,
how are they distributed ?
42 . To your knowledge , are there any known unique natural features on or near the
Site of the proposed actionl If so , briefly explain .
i
43 . Will any of the following emissions be produced by the proposed action or its
resulting activities ? If so , describe the cause .
X Ashes
XX Dust
XY Fumes
XD Odors
X Smoke
Other emissions
( Note . Air Quality Permits from DEC or Tompkins County Health Department may
be required . )
44 . Will there be changes to existing noise or vibration levels due to the pro-
posed action or its resulting activities ? If so , describe the cause .
SOCIO- ECONOMIC FACTORS AND IMPACTS
45 . Number of employees during construction : Max _ 100 construction employees for
each phase .
- 5-
Maximum number of employees present at the Site at one time : Construction 100 max .
46 . Number of employees during activities after completion : 5.5 Phase # 1 - All phases 175
47 . If resulting activities are for either Industrial or Commercial use , state the employment
shifts and number of employees in each shift .
ay
Phase # 1Sh1ft 90% Employees Shift-Fut- „ rP Employees 70 %
[light Shift 10 % Employees Shift Phases Employees 30%
Phase # 1
48 . If the resulting activities are for residential use , state the number of planned residents
Permanent Low - 350
Seasonal 5% High - 650
49 . Briefly describe the nature and amount of indirect growth anticipated as a result of the
proposed action or resulting activities .
See attached " Community Benefit " Section
50 . Existing community or business or facilities or residential structures requiring
relocation . None
51 . If the focus- of resulting activities is for residential use , check if residence is
intended fore I!
Low Income Segment High Income Segment Families
Medium Income Segment Students XX Elderly
52 . Will proposed activity substantially change the following socio-economic population
distribution ?
BIncome Ethnic Background
Race RIAge Obvious increase in elderly
COMMENTS
53 . In your judgment , will the proposed action result in a significant environmental impact
during construction and /or during use after completion ?
Phase # 1 and future phase construction represents NORMAL residential
constructions with very limited impact to the environment . _ __
GOVERNMENTAL AGENCIES .
54 . Check the levels of government and name the agencies having jurisdiction over the pro-
posed action . Indicate the required permits by stating "YES " or " NO" if permit has been
approved . (The following pages will advise on the types of actions which require parti -
cular permits . )
FEDERAL PERMITS N / A
National Pollution Discharge Elimination System : EPA , Region 11 , New York City .
Activities in navigable waters : Corps of Engineers , Buffalo .
Other
_ 6_
A
STATE PERMITS
Certificate of Compatibility and Public Need : PSC , DEC Albany ( Public Utilities ) .
Dam/ Impoundment Construction or Repair : DEC , Environmental Quality Unit , Cortland .
Disturbance of Stream Bed / Fill of Navigable Waters : DEC - EQ Unit , Cortland .
XX Incinerator Construction or Operation : DEC - EQ Unit , Syracuse .
Indirect Air Contamination Source : DEC - EQ Unit , Syracuse,. EXISTING
Mining : DEC -Mineral Resources Bureau , Albany , EXISTING
Pesticide Purchase , Use ( 7 Permits ) . DEC , Pesticides Bureau , Albany .
X= Process , Exhaust , Ventilation System Construction - or Operation : DEC EQ , Syracuse .
X = Public Water Supply : DEC , Environmental Analysis , Albany (Tompkins County Health
Department review ) .
SPDES : DEC , Environmental Quality Unit , Syracuse (Tompkins County Health Department
review) .
Stationary Combustion Installation : DEC - EQ Unit , Syracuse ,
Wetlands /Adjacent Areas Alterations : DEC- EQ Unit , Cortland .
Other ,
COUNTY OF TOMPKINS
XX
Driveways , Culverts : Highway Department ,
Hazardous Wastes : Health Department .
yy Institutional Use : . Health Department . Future Phase Health Care Facility
Mass Gatherings : Health Department .
Offensive Materials ( Scavenger Wastes ) : Health: Department .
xx Public Utility Line Extension : Health Department .
XX Restaurant Use . Health Department . Possiln. ility in Phase # 1
Restricted Burning : Health Department (DEC - EQ Unit review) .
Sanitary Facilities for Realty Subdivisions : Heal th . Department . ( DEC - EQ Unit review) .
Septic Tank Cleaner/ Industrial Waste Collection : Health Department ( DEC - EQ review ) .
XX Sewage Disposal System : Health . Department .
Solid Waste Management Facility .: Health Department ( DEC - EQ Unit review). .
SPDES ( Pollution Discharge ). . . Health Department ( DEC - EQ Unit review) .
XXD Swimming Use . Health Department. / Guest Rooms
XX Temporary Residence (Boarding. Hous.e , Camp ; Day Care , Hotel/, Motel , Mobile Home Park :
Health .Department ,
XX Water Supply (Public ) : Health. Department .
Wetlands /Alterations : Wetlands Commiss0.
ion/County Clerk ,
Other
TOWN OF ITHACA
Blasting Public Utility Connection
XX Building PermitSigns
XX Street Opening Subdivision
Extraction of Natural Materiais Streets and Drainage
XX Land Use Variance Height of Building Wetlands Alteration
Mobile Home Park Zoning Variance Change R - 30 to Multi
Multiple Residence Other resid . & Mixed Use &
Planned Unit Development Parking Requirement
of buildings ..
55 . Sources of Public Funds ( if any ) for proposed action . N nn P known- -
566
nown56 . If Federal review under NEPA is required , name Agency : None known
S 19 naIItire4rP A it6an 't
Fleck & Lewis Architects , Hanover , NH
s �' Title
• r
s
REVIEWER ' S RECOMMENDATIONS :
Type of Action :
Signature of Reviewer
Title
Agency
Date Reviewed
DETERMINATION BY TOWN OF ITHACA BOARD :
QNegative Declaration - - Determination of Non - Significance .
Positive Declaration - - Action may be of Significant Environmental Impact .
D / EIS Required .
Signature of Chairperson
Date