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HomeMy WebLinkAboutPB Minutes 1984-11-20 w TOWN OF ITHACA PLANNING BOARD NOVEMBER 20 , 1984 The Town of Ithaca Planning Board met in regular session on Tuesday , November 20 , 1984 in Town Hall , 126 East Seneca Street , Ithaca , New York , at 7 : 30 p . m . PRESENT : Chairman Montgomery May , Carolyn Grigorov , James Baker , David Klein , Bernard Stanton , Virginia Langhans , Peter M . Lovi ( Town Planner ) , Nancy M . Fuller ( Secretary ) . ALSO PRESENT : Town Councilman George Kugler , Ralph Varn , Richard C . Varn , Chairman May declared the meeting duly opened at 7 : 30 p . m . APPROVAL OF MINUTES - September 18 , 1984 MOTION by Mr . Bernard Stanton , seconded by Mrs . Carolyn Grigorov : RESOLVED , that the Minutes of the Town of Ithaca Planning Board Meeting of September 18 , 1984 , be and hereby are approved as written . There being no further discussion , the Chair called for a vote . Aye - May , Grigorov , Baker , Klein , Stanton , Langhans . Nay - None . The MOTION was declared to be carried unanimously . APPROVAL OF MINUTES - October 2 , 1984 MOTION by Mrs . Carolyn Grigorov , seconded by Mrs . Virginia Langhans : RESOLVED , that the Minutes of the Town of Ithaca Planning Board Meeting of October 2 , 1984 , be and hereby are approved as written . There being no further discussion , the Chair called for a vote . Aye - May , Grigorov , Baker , Klein , Stanton , Langhans . Nay - None . The MOTION was declared to be carried unanimously . APPROVAL OF MINUTES - October 16 , 1984 Mrs . Langhans stated that she had a correction for the very last part of the last sentence of the first paragraph on page 5 - - Rte . 366 • should be Rte . 13 - - " . . . houses in Varna and up to Rte , 13 beyond the airport . " r A Planning Board 2 November 20 , 1984 MOTION by Mrs . Virginia Langhans , seconded by Mr . Bernard Stanton . RESOLVED , that the Minutes of the Town of Ithaca Planning Board Meeting of October 16 , 1984 , be and hereby are approved as corrected . There being no further discussion , the Chair called for a vote . Aye - May , Grigorov , Baker , Klein , Stanton , Langhans . Nay - None . The MOTION was declared to be carried unanimously . STAFF REPORT - PETER M . LOVI Mr . Lovi reported that he has been working on effects upon the Town of Ithaca of possible veterans ' exemptions . Mr . Lovi stated that the matter is still up in the air , however , he has been gathering quite a bit of information from the tax rolls . Mr . Lovi reported that there will be a meeting toward the beginning of December concerning discussions with respect to possible relocating of Pine Tree Road , Mr . Lovi reported that there is a working group under the Chairmanship of Henry Aron , Chairman of the Zoning Board of Appeals , and at his direction , which is working on some possible amendments to . the existing zoning ordinance . Mr . Lovi stated that he is taking into account various opinions of the group on such amendments which will be offered at its next meeting on December 5th . Mr . Lovi stated that the proposals involve some minor , housekeeping changes , and , somewhat more major changes . Mr . Lovi stated that one of the suggestions made by Mr . Cartee , the Building Inspector , is that serious consideration ought to be given with respect to the zoning ordinance to TV dishes . Mr . Lovi stated that there are some model regulations put out by the State which have been reworked by the County Planning Department , Mr . Lovi stated that he is working with those drafts to make them consistent with the Town Zoning Ordinance . Mr . Lovi described the idea as basically some sort of accessory use in some zones and where it is a commercial use there would be different wording . Mr . Lovi reported that there is no news from Pine Tree Associates , no news from Lake Shore West [ the ITD Group ] , no news from Bill Manos [ Majestic Heights , South Hill ] ; no news from Walter Wiggins [ La Tourelle , Danby Road ] . BUILDING INSPECTOR REPORT Each of the Board members had before him / her a copy of Mr . Cartee ' s Report of Building Permits Issued for the months of September 1984 and October 1984 . The September 1984 Report shows that 21 permits were issued for a total of $ 348 , 899 . 00 in improvements , as compared with September of 1983 when 12 permits were issued for a total of $ 1 , 043 , 272 . 31 in improvements . The October 1984 Report shows that 12 permits were issued for a total of $ 213 , 200 . 00 in improvements , as r Planning Board 3 November 20 , 1984 • compared with October of 1983 when 10 permits were issued for a total of $ 283 , 760 . 00 in improvements . REPORT OF REPRESENTATIVE TO COUNTY PLANNING BOARD - CAROLYN GRIGOROV Mrs . Grigorov reported that the County Planning Board met last Wednesday , November 14 , 1984 and that there was a hot discussion with respect to the proposed siting of the new jail in the Village of Lansing with the Village people taking about half an hour to tell everyone what a rotten idea it is . Mrs . Grigorov commented that there was a bit of an argument with the County Planner on this matter . Mrs . Grigorov reported that , following the jail discussion , there was a panel presentation on " The Problems of Alcoholism and How It Is Being Addressed in Tompkins County " , with Florence Ricciuti , Anne Clavel , and Dr . French . Mrs . Grigorov stated that the Alcoholism Council wants to get the County Planning Board involved , although they did not see it as a planning problem , however , they see it as affecting the quality of life . Mrs . Grigorov commented that the panel seemed to feel that a new jail would not be needed were it not for alcoholism . Mrs . Grigorov also commented on the unfortunate location of the Alcoholism Council above the State Theatre , but next to the " head shop " and the " porno book store " . Mrs . Grigorov stated that the panel members described a serious problem with alcohol consumption on the part of 18 - 20 - year - olds , an age - group comprising very heavy drinkers . Mrs . Grigorov stated that the panel felt that the more people that are • aware of the problem , the better chance to deal with it . Mrs . Langhans asked Mrs . Grigorov what the Council was asking the County Planning Board for , wondering if it were just awareness . Mrs . Grigorov stated that awareness was what they were seeking and also to see the seriousness of the problem . Mrs . Grigorov commented that Ms . Ricciuti did not see drugs as as serious a problem as alcohol , adding that Ms . Ricciuti was a very effective speaker . SKETCH PLAN REVIEW WITH RALPH YARN CONCERNING A SUBDIVISION PROPOSAL IN THE VICINITY OF DOVE DRIVE . Mr . Ralph Varn and his brother , Rick Varn , appeared before the Board and were welcomed by Chairman May . Each of the Planning Board members had before him/ her a copy of the Sketch Plan , dated 11 - 11 - 84 , for the proposed development of 22 lots around Dove Drive , off Snyder Hill Road , as proposed by Varn Construction Company , and entitled " Haven Hills Part Two " . Mr . Ralph Varn stated that , basically , he wanted to go over his ideas with the Planning Board before he gets too far . Mr . Varn stated that it is his intention to buy this property from the owner and obtain subdivision approval from the Planning Board . Mr . Varn stated that he has made a purchase offer to Mr . Goldberg for these back 14 . 23 acres . Referring to an older plan with respect to this area , Mr . Varn stated • that the first problem he saw with it was the location of the park , commenting that it was proposed for the steepest part of the lot . Indicating his proposed plan , Mr . Varn stated that the Board could see Planning Board 4 November 20 , 1984 . that he has divided that park into three lots numbered 6 , 7 , and 8 , and switched the park into the center more . Mr . Varn commented that it was a better place because there would not be so much excavation , adding that if the other park location were used , it would require a lot of fill , and added that , also , the Town has planted some trees up in that area in anticipation of a park . Mr . Varn stated that he would move those trees down farther , or , leave them there , or , plant new trees . Mr . Varn stated that he had also changed the radius of the road on the northeast curve from 2 . 85 to 1 . 80 which gives the park area more frontage . Mr . Varn stated that he thought the park area is better where he has proposed it , commenting that the lots on the inside would be better and it would also be better for those people already there to have the park more centrally located , and adding that it would be good for him and good for the Town and good for the neighbors . Mrs . Grigorov stated that she thought this new approach to this land was a good idea . Mr . Stanton wondered if there would be any conflict with the Official Highway Map . None was indicated . Chairman May asked if all the lots being proposed were legal lots . Mr . Varn stated that they were . There was a brief discussion with respect to the radius shown by lot numbered 12 . Mr . Klein asked if all the front lots in the original Haven Hills development were sold . Mr . Varn stated that some are sold , some are not , and some are built upon . Mr . Lovi stated that he would have to check the Subdivision Regulations , however , he thought the radius on the curve is okay at 150 ' . Chairman May stated that his biggest concern is that a fire truck can get • through there . Mr . Lovi stated that he could see no problem in that regard . Mr . Varn stated that the road right of way is 601 . Mr . Klein wondered if Mr . Varn were planning to put the whole road in at one time . Mr . Varn stated that he had not decided that yet . Mr . Stanton stated that he was curious about drainage . Mr . Varn stated that , basically , drainage goes to the southwest to the Cornell lands , commenting that the road and the lots will make it better actually . Mr . Varn stated that there is Town water and sewer available and the gas and electric would be underground . Mrs . Langhans asked if Mr . Varn was going to try to face the houses for solar access . Mr . Varn stated that he definitely was , adding that most of the houses will have a good southern exposure . Mr . Varn stated that most of his houses have been passive solar . Chairman May asked if Mr . Varn were planning single or two - family houses . Mr . Varn stated that most of his plans include a roughed - in basement for an apartment should the owner want to add one , or for a family room should that be the case . Mr . Varn stated that he has four different models to choose from with about 50 different options which include , for example , decks , screened - in porches , different sidings . Mrs . Langhans wondered about the price range . Mr . Varn stated that the homes would range from $ 60 , 000 . 00 to $ 901000 . 00 , and the sizes would be around 11500 square feet , with the smallest being around 1 , 200 square feet and the biggest being 1 , 700 square feet - - all not counting the basement . Chairman May stated that he thought from the Board ' s standpoint it • looks very good . The Board indicated its concurrence with Chairman May ' s thoughts . On behalf of the Board , Chairman May wished Mr . Varn Planning Board 5 November 20 , 1984 . success . Messrs . Varn and Varn thanked the Board for their time and consideration . NON -AGENDA ITEM Chairman May stated that an item had been missed on the Agenda having to do with additional duties for the Secretary of the Planning Board , being the designation of Mrs . Fuller as Social Secretary for the Board as well as its Secretary and involving the arranging of get - togethers from time to time of the members of the Planning Board with the members of both the Town Board and the Zoning Board of Appeals . Chairman May suggested that probably the earliest time for such a less formal , more social gathering would be in the Spring of 1985 . The Board members indicated their approval . MOTION by Mr . Montgomery May , seconded by Mrs . Virginia Langhans : RESOLVED , that the Planning Board of the Town of Ithaca designate and hereby does designate Nancy M . Fuller as its Social Secretary . There being no further discussion , the Chair called for a vote . Aye - May , Grigorov , Baker , Klein , Stanton , Langhans . Nay - None . The MOTION was declared to be carried unanimously . • CONTINUING DISCUSSION OF THE COMPREHENSIVE PLAN Each of the Planning Board members had before him / her the following first draft proposed Comprehensive Plan Resolution , as prepared by Mr . Lovi : " WHEREAS : 1 . The Planning Board of the Town of Ithaca has been requested to prepare a Comprehensive Plan to inform and guide the land use policies , decisions , and judgments of the Town Board , Planning Board , and Zoning Board of Appeals . 2 . Such a plan is embodied in clearly defined statements of community assets , constraints , trends , and objectives . 3 . All of these factors influence planning , development , use , and enjoyment of land in the Town and are the basis for reasonable restrictions upon the legislative power to zone . THEREFORE IT IS RESOLVED that the Planning Board of the Town of Ithaca make and hereby does make the following statement of community assets : • 1 . Ithaca has a great deal of open land , both public and private , which contributes to a sense of spaciousness and encourages low and moderate density residential construction . '1• Planning Board 6 November 20 , 1984 • 2 . The community has two large , stable employers in Cornell University and Ithaca College , 3 . The Town of Ithaca contains distinct residential neighborhoods with concerned community organizations . 4 . Glacial history has provided the Town with dramatic scenery and a variable local topography . 5 . Unattractive strip or sprawl commercial development does not exist in the Town . 6 . Community parks and playgrounds throughout the Town provide needed recreation space in residential neighborhoods . 7 . The Town of Ithaca has a well - educated , articulate population . 8 . The local topography offers many sloping , south - facing sites necessary for solar access . 9 . The Town of Ithaca has a large university population which contributes to a steady demand for rental housing . 10 . Cornell University is an educational institution with a well - deserved reputation for both basic research and industrial applications . • 11 . The Village of Lansing and the City of Ithaca both contain commercial districts accessible to the East and South Hill communities of the Town . 12 . The Bolton Point Water Treatment Plant of the Southern Cayuga Lake Intermunicipal Water Commission has adequate capacity to meet growing residential , commercial , and industrial demands in the community . 13 . The new Ithaca Area Wastewater Treatment Facility will satisfy the projected demand for the Towns of Ithaca and Dryden and the City of Ithaca . AND FURTHER RESOLVED that the Planning Board make and hereby does make the following statement of community constraints : 1 . A substantial percentage of the land in the Town is tax exempt , which puts a burden on the remaining land when raising common revenues . 2 . The local labor market is dominated by stable , but relatively low- paying , service sector employment . • 3 . There are relatively few commercial or manufacturing enterprises to generate local employment and tax revenue . r Planning Board 7 November 20 , 1984 . 4 . The local topography has favored a radial road network converging on downtown Ithaca and limited circumferential movement across East , South and West hills . 5 . The costs of developing , operating , and maintaining small parks and passive recreation areas which primarily serve local neighborhoods constrain the development of larger facilities which could provide for intramural , community playfields . 6 . Rising construction costs and high interest rates have made it a necessity for some families to develop additional rental income in order to afford a home . 7 . Conflicts occur between members of the community who would prefer to live in exclusively single - family districts , and others who wish to provide rental alternatives within a residential context . 8 . Steep hillsides in most residential areas of the Town contribute to soil erosion if proper drainage methods are not followed . 9 . There are no shopping centers or commercial districts on West Hill from the City of Ithaca to the Village of Trumansburg . 10 . The Tompkins Community Hospital is isolated from fire and ambulance service whenever the rail line through the City of Ithaca is in use . • AND FURTHER RESOLVED that the Planning Board make and hereby does make the following statement of important trends which may affect our community 1 . Changing demographics and educational requirements will make continuing education a relatively more important component of the local educational market . 2 . Though Cornell will likely remain primarily a residential , under - graduate university , continuing professional education in areas such as business and industrial research are likely to bring more adult students and students with families into the Ithaca commu - nity . 3 . It is unlikely that adult students with or without families pursuing a continuing education will choose to live in modest , rental housing , particularly if corporate sponsorship of continuing education increases . More likely is a demand for modestly priced , low-maintenance homes , conveniently located relative to the University and shopping centers and accessible to public transportation . 4 . A decreasing role of the Federal government in financing public facilities and services for which there is are established needs . and constituencies will transfer to State and Local governments this obligation . Planning Board 8 November 20 , 1984 • 5 . Statutory mandates for services , reductions in Federal and State revenues , and local governments ' obligation to work with balanced budgets will inevitably result in higher local property taxes . 6 . Private industry , as well as the Federal and State government , is taking a more active interest in developing educational programs specifically tailored to its needs . It is more likely that private -public partnerships will increase in the future . 7 . Taxation policies concerning not - for -profit and educational facilities are likely to be questioned as local property taxes fund an increasing share of local facilities and services . 8 . Given the increasing importance of information and analysis as a decisive factor in the production process , there may be an increase in the use of not - for - profit " institutes " , " foundations " , and " research centers " which charge a fee for the services they provide , act and operate in a manner similar to private - sector enterprises , but which show no profit and are statutorily tax - exempt . 9 . The increased power of the personal computer will permit individuals and groups to transact more business from offices within residential dwellings . This trend will have a corrosive effect on existing distinctions between permitted and non - permitted home occupations . Also , to the extent that this • trend reduces the need for commercial office and light industrial facilities , there will be a corresponding loss in tax revenues . 10 . Manufactured housing will become more sophisticated and less costly relative to site -built construction . 11 . There will be an overall centralization of the housing con - struction industry as higher operating costs , and increased insurance protection , inspection requirements , and tax regulations reduce the number of small , general contractors . 12 . Small contractors will tend to focus on more expensive , site -built homes which emphasize hand craftmanship , site exclusivity , and attractive amenities . 13 . A greater percentage of moderately priced homes will be produced from factory - assembled components by large contractors who can profitably operate with greater economies of scale . 14 . Industries such as computer hardware and software , robotics , and agricultural engineering will be among the most rapidly growing in the next generation . These industries could provide new jobs in the community and would expand upon Cornell ' s position as a high technology research leader . . 15 . Persons 65 or older will become a greater percentage of the total population . (f �• Planning Board 9 November 20 , 1984 • AND FURTHER RESOLVED that the Planning Board make and hereby does make the following statement of community objectives which should guide the formulation of public policy ; 1 . The Town of Ithaca should provide suitably zoned land for equity and rental housing alternatives at all economic price ranges . 2 . Businesses should be encouraged to locate and grow in the Town . 3 . The cost of public utility installation and maintenance should be kept steady . 4 . Fire and life safety protection in our community can be achieved through consistent code enforcement , mandatory installation of smoke detectors in all dwelling units , and the support of paid and volunteer fire professionals . 5 . There should be a greater variety of open space and recreational facilities , both active and passive , provided for in the subdivision and site development process . 6 . The practice of energy conservation in building construction and use of solar energy , where practical , should be encouraged . 7 . There should be a distinction between multiple residence uses which are compatible with a residential neighborhood and those • which are more appropriate with a commercial or nonresidential area . 8 . The use of public transportation should be encouraged . The Planning Board encourages developers of large projects to consider the effect of their proposal on the transit network . 9 . Emergent industries which are compatible with a university setting should be encouraged , however , heavy industry or industries which rely on the use of hazardous substances , toxic materials , or dangerous procedures have been and will continue to be incompatible with the primarily residential character of this community . 10 . A commercial shopping center capable of serving a regional market should be considered for West Hill . 11 . To promote new development on West Hill , and to better serve the existing community and the Tompkins Community Hospital , improved access from the City of Ithaca is necessary . 12 . Future large scale residential developments in the Town should retain an east -west orientation in order to preserve the southern exposures necessary for optimal solar access . . 13 . Residential developments which preserve open space , constructively use the prevailing site terrain , provide moderately priced housing and reduce the cost of utilities and public roads should become a larger percentage of the Town ' s housing stock . V Planning Board 10 November 20 , 1984 • 15 . The protection of the natural environment is a valid planning objective which is to be balanced with economic considerations when land use decisions are to be made . 16 . The creation and maintenance of a safe , scenic , and effective bikeway system throughout the Town is desirable . 17 . Wetlands are an essential part of the natural ecological balance . The Planning Board would prefer to see new development in areas which would not interfere with existing , natural wetlands . 18 . Developmentally disabled persons should have the opportunity to live in existing residential neighborhoods and enjoy the full qualities of our community . " Mr . Lovi stated that he had prepared this proposed resolution as a statement from the Planning Board and the reason for it being the way it is , which is somewhat different from the usual , is so that it can be something that the Boards of the Town can agree with - - something of an eventual consensus statement of what the Town is all about . Mr . Lovi stated that he had divided this document into four categories of statements - - ( 1 ) Assets ; ( 2 ) Constraints ; ( 3 ) Trends ; ( 4 ) Objectives . Mr . Lovi stated that something a little out of the ordinary is a statement of trends , commenting that the Town is not isolated from the world economy and certainly not from the economies at the State , Local , and Federal levels . Mr . Lovi commented , with respect to the Town of • Ithaca Zoning Ordinance , despite its rather charming listing of home occupations which includes taking in washing , that there are certainly a lot of other professions and trades that would cross that gray line of home occupations . Mr . Lovi spoke about moving from the laundry - list approach to zoning and planning to another form which talks about effects , that is , a look at the real effect which a proposed use has upon the community . Mr . Lovi commented that it is when new technology comes in that one sees the stresses on zoning and land uses , speaking of the use of personal computers such that people can carry on their business from their home . Mr . Lovi stated that , in brief , is why he included a statement on trends - - things which will have an impact over the next fifteen to twenty years . Mr . Lovi commented that one of those things is " taxes " as further defederalization takes place . Mr . Lovi spoke of taxation policies with respect to profit / non - profit and the philosophy thereof , commenting that such philosophy might best be in a comprehensive plan and maybe not in a zoning ordinance . Another trend Mr . Lovi spoke of was in the education arena , stating that over the next twenty to thirty years undergraduate education will become increasingly important . Mr . Lovi stated that , for example , a person after twenty years of work could well decide to go back to school at the undergraduate level and still have a working life of another twenty years ahead of him or her . A lengthy discussion followed among the Board members , Mr . Kugler , the Secretary , and Mr . Lovi with comments , suggestions , and approaches . forthcoming from all . Mr . Stanton commented that he did not really know how much responsibility the Town of Ithaca has in its comprehensive plan as to the future , but he did feel that the Town Planning Board 11 November 20 , 1984 • should not only think of its border but of its bordering entities as well since the Town is a surrounding of something else , noting that the Village of Cayuga Heights should be included in a comprehensive document . Mr . Stanton expressed his concern with antagonism between entities such as , for example , an apparent rift between the City of Ithaca and Cornell University , Chairman May thought that the State Parks should also be included . Mr . Kugler said he would be happy to see a little more about Ithaca College . After further informal give - and - take occurred , Chairman May stated that the proposal presented by Mr . Lovi was an outstanding beginning toward the development of the Town ' s comprehensive planning process . Mrs . Langhans stated that it was very impressive and Mrs . Grigorov stated that she could not find anything she objected to . Chairman May asked that the Board members submit their ideas , suggestions , or comments to Mr . Lovi so that this job can be moved along in good order . ADJOURNMENT Upon Motion , Chairman May declared the November 20 , 1984 meeting of the Town of Ithaca Planning Board duly adjourned at 9 : 00 p . m . Respectfully submitted , Nancy M . Fuller , Secretary , Town of Ithaca Planning Board . •