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HomeMy WebLinkAboutPB Minutes 1985-07-02 4 v TOWN OF ITHACA PLANNING BOARD JULY 21 1985 The Town of Ithaca Planning Board met in regular session on Tuesday , July 2 , 1985 , in Town Hall , 126 East Seneca Street , Ithaca , New York , at 7 : 30 p . m . PRESENT : Chairman Montgomery May , Carolyn Grigorov , Virginia Langhans , David Klein , James Baker , Edward Mazza , Peter M . Lovi ( Town Planner ) , Nancy M . Fuller ( Secretary ) . ALSO PRESENT : Mildred L . Miller , Supervisor , Town of Danby , David G . Flinn , Dr . A . Carl Leopold , Robert Beck , Dr . Ronald Schassburger , Marvin I . Adleman , Bruce Ryan ( WHCU News ) , Donna Dubuc ( Q104 FM News ) , Tamar Sherman ( The Ithaca Journal ) , Chairman May declared the meeting duly opened at 7 : 36 p . m . APPROVAL OF MINUTES - May 21 , 1985 MOTION by Mrs . Carolyn Grigorov , seconded by Mr . Montgomery May : RESOLVED , that the Minutes of the Town of Ithaca Planning Board Meeting of May 21 , 1985 be and hereby are approved as written . There being no further discussion , the Chair called for a vote . Aye - May , Grigorov , Langhans , Klein , Baker , Mazza . Nay - None . The MOTION was declared to be carried unanimously . APPROVAL OF MINUTES - June 4 , 1985 MOTION by Mr . Montgomery May , seconded by Mrs . Carolyn Grigorov : RESOLVED , that the Minutes of the Town of Ithaca Planning Board Meeting of June 4 , 1985 be and hereby are approved as written . There being no further discussion , the Chair called for a vote . Aye - May , Grigorov , Langhans , Klein , Baker , Mazza . Nay - None . The MOTION was declared to be carried unanimously . STAFF REPORT - Peter M . Lovi Mr . Lovi stated that he would like some advice from the Board concerning meeting schedules for the remainder of the summer - - say , through the beginning of September . Mr . Lovi mentioned some of the new c Planning Board 2 July 2 , 1985 . items which will be coming up and which will be needing site plan review , as follows : Therm , Inc . addition and a small addition to Sam Peter ' s store . Mr . Lovi stated that both of these should be in a position to have a site plan review public hearing by the second meeting in July . Mr . Lovi noted that the Secretary would be going on vacation for two weeks commencing July 27th , Chairman May , commenting that historically the Planning Board has taken the month of August off , asked Mr . Lovi if there were anything coming up that needed immediate attention . Mr . Lovi stated that he felt not , pointing out that the Board has been working on the zoning ordinance and the comprehensive plan , and adding that there are one or two subdivision proposals that are in process , however , they will not be in a position for review by July 16th , although they would be ready for presentation , presumably , for August or September . Mr . Mazza inquired if one of the subdivisions were on West Hill , to which Mr . Lovi responded , yes . Mrs . Grigorov wondered if the proposals could not possibly be ready for July . Mr . Lovi stated that the survey was not in and he did not know what the bank was going to require for closing . Mr . Lovi stated that he did not have a problem with scheduling the matters whenever the Board wished . Mrs . Grigorov requested that as many matters as possible be scheduled for July and that the August meeting be skipped if at all possible . Chairman May agreed , stating that he thought , generally , the Board would like to have the month of August off . Mr . Mazza noted that he would be out of Town for the July 16th meeting . Continuing with his report , Mr . Lovi stated that , by way of other • matters , the Town Board will be setting public hearings , he assumed for August , on the rezonings from Residence District R30 to Residence District R15 which the Board reviewed on June 18th , and , to consider the amendments with respect to street right of way and residential occupancy . Mr . Lovi reported that he had received a call , today , from Mr . Jacobs , the gentleman who owns the College View Trailer Park on Seven Mile Drive , Mr . Lovi reported that he told him that , in speaking to Attorney Albanese and in discussion with the Town Attorney , it is our opinion that the proposed expansion , in the scale it is , is really more than an expansion of a non - conforming use and we do not have the appropriate material in our zoning ordinance . Mr . Lovi stated that it is not Mr . Jacobs ' intent to expand that trailer park all at once , just a handful at this time . Mr . Lovi stated that he told Mr . Jacobs at least a month , or two months ago , that until the trailer park amendment goes to the Town Board and to the point where they look at it , the full expansion matter is not really in the cards for any action this year , however , that should not preclude his going to the Zoning Board of Appeals for a smaller amount . Mr . Lovi commented that the Board of Appeals could go several ways , for example , they may say it is beyond them because of the new lands involved , or , they may say that they will hear it , adding that he did not know what they might decide . Mr . Lovi stated that he told Mr . Jacobs to speak to Attorney Albanese to determine his rights . Mrs . Grigorov commented that she had gotten the sense that the Town Board wanted to hear from the Planning Board first . Mr . Lovi responded that they also want to see a document in hand from the Planning Board before they schedule a public hearing . Mr . Lovi , commenting on a bit of irony , reported that he received a Planning Board 3 July 2 , 1985 • received a call from a gentleman who wanted to know if permits were needed for satellite dishes . The Board appreciated Mr . Lovi ' s humor . Chairman May thanked Mr . Lovi for his report . REPORT OF THE BUILDING INSPECTOR - Lewis D . Cartee The Board members each had before him / her a copy of Mr . Cartee ' s Report of Building Permits Issued for the month of June 1985 which showed that 19 building permits were issued for $ 3 , 093 , 715 . 00 in improvements , as compared with June of 1984 when 16 permits were issued for $ 367 , 705 . 00 in improvements . REPORT OF THE REPRESENTATIVE TO THE COUNTY PLANNING BOARD - Carolyn Grigorov , Mrs . Grigorov stated that she could not go to the last meeting of the County Planning Board which was June 18th because it conflicted with the last meeting of the Planning Board , Mrs . Grigorov noted that the meeting consisted of a presentation by New York State Department of Transportation of the alternate proposals for improvement of the Route 96 corridor - - Meadow Street -Fulton Street -Octopus -Cliff Street- Hospital - - with public participation and input . Mrs . Grigorov commented that the presentation was much like what the Board had heard from Mr . Lovi in May [ May 7 , 19851 . PUBLIC PRESENTATION BY THE NATURAL HISTORY SOCIETY OF THE FINGER LAKES OF A • PLAN FOR A NATURAL HISTORY MUSEUM TO BE SITED AT THE LICK BROOK GORGE , At 7 : 55 p . m . , Chairman May turned the meeting over to Dr . A . Carl Leopold , Secretary of the Society , and David G . Flinn , President . A brochure describing The Natural History Society of the Finger Lakes Region , Inc . was distributed by Dr . Leopold . The brochure reads : " _What is the Natural History Society ? The Natural History Society of the Finger Lakes Region is a private , not - for - profit organization , incorporated in 1982 . It is dedicated to stimulating interest in , and knowledge and stewardship of the rich and diverse natural history of our own Finger Lakes Region . Through programs in public education and research at the level of the whole organism and the environment , the goals of the Society are the encouragement of a harmonious relationship between mankind and nature and the long - term conservation of wildlife and habitats . The ' land ethic ' forms the philosophical cornerstone of these efforts . ' . . . the land ethic simply enlarges the boundaries of the community to include soils , waters , plants , and animals , or collectively : the land . . . . a land ethic changes the role of Homo sapiens from conqueror of the land - community to plain member and citizen of it . , Aldo Leopold Our Objective - A ' Natural History Center ' The present objective of the Society is the development of a Natural • History Center , a facility in the combined format of a zoo , botanical garden , museum and nature center within a recreational and cultural Planning Board 4 July 2 , 1985 context . As such it will be a living natural history museum , interpreting the vital relationships among the native fauna and flora , and the geological features of the Northeastern United States , particularly of the Finger Lakes Region . A ninety - six acre site possessing a diversity of meadows and woodlands , a panoramic view , a gentle glen , and a precipitous gorge ( with a 140 ' waterfall ) located four miles southwest of the Ithaca Commons has been chosen for the establishment of the Lick Brook Natural History Center . ' The idea we are thinking of . . . is outdoor conservation education - education employed as a means of helping man to recognize and assume his responsibilities toward nature in order to gain some hope of assuring his future . ' William H . Carr , Director Emeritus and co - founder of the Arizona - Sonora Desert Museum Exhibit Concepts Concepts to be developed at the Lick Brook Natural History Center include the vastness of geological time the diversity of life as superimposed on an evolutionary unity - an appreciation for the inconspicuous in nature the world as experienced through the senses of other life - forms - the web of interdependencies among and between living things and their physical environment • - analogous roles as played by different species in different ecosystems - humankind as an integral part of nature Exhibits will be designed primarily for effective interpretation of the unifying concepts in natural history . Displays will emphasize natural habitat settings and will include capabilities for appropriate scientific research . Through innovative labelling , audio - visual and computer simulations , and visitor participation , engaging , dramatic and even spectacular qualities will be incorporated in the exhibits . ' I went to the woods because I wished to live deliberately , to front only the essential facts of life , and see if I could not learn what it had to teach , and not , when I came to die , discover that I had not lived . ' Henry David Thoreau Why a Natural History Center in the Finger Lakes Region ? The Finger Lakes Region has long been regarded as a treasure of natural history wonders . The uniqueness of the region is reflected in the distinctive geological formation of the lakes and gorges the strong natural history tradition of the area the existence of numerous educational institutions the outdoor orientation and intellectural outlook of local communities the present well - established tourism in the region The Lick Brook Natural History Center would have the potential for unusually broad public appeal . It would provide a recreational experience and a stimulating integration of natural history concepts for all who Ovisit . It could enhance tourism in the area and , through cooperative efforts with other local organizations , it could help expand the base of public interest in the services and programs of all . ti Planning Board 5 July 2 , 1985 ' I was never before in a single locality where there is presented so much material in so many branches of Natural History as here in this beautiful valley . ' Louis Agassiz , speaking at a lecture at Cornell University , about 1870 The Society Requests Your Help The project described here is indeed an ambitious undertaking , but one with a keen potential for success , whether measured in terms of educational , cultural , recreational or economic benefits . A phased development plan is envisioned such that an attractive and effective Natural History Center will be built with the gradual addition of successive phases of construction . We invite you to support the Natural History Society of the Finger Lakes Region , and to participate in the establishment of the Lick Brook Natural History Center . The Society membership year is from July 1 . New members joining in January through June may prorate their first dues to 50 % . Individual Membership . . . . . . . . . . . . . . . $ 10 Supporting or Family Membership . . . . . $ 30 Contributing Membership . . . . . . . . . . . . $ 100 Life Membership . . . . . . . . . . . . . . . . . . $ 1 , 000 All contributions are tax deductible . Please make checks payable to - Natural History Societ / F . L . R . , Inc . and send , together with your name , • address , and any comments or suggestions , to : A . Carl Leopold , Secretary 1203 East Shore Drive Ithaca , N . Y . 14850 ' If all the beasts were gone , men would die from a great loneliness of spirit . For whatever happens to the beasts , soon happens to man . All things are connected . ' Chief Seathl of the Duwarnish , State of Washington , 1855 " [ The brochure includes a site plan of the proposed facility depicting " Orientation Center " to include the following - - A - Windbreak Exhibit B - Heat Tolerant Exhibit C - Salt Tolerant Exhibit D - Lobby E - Restaurant / Gift Shop F - Orienting Exhibits H - Administration I - Service and the following items - - Falls Overlook Upper Falls ( 1401 ) Lick Brook • Gorge Trail Woodland Meadow Planning Board 6 July 2 , 1985 Pond -Marsh Earth Science Parking ( 115 cars ) Future Parking Appropriate Technology Nature Trails Service Farm Operation Indian Ethics & Community Research & Reforestation Plots ] Dr . Leopold stated that they are proposing the development of educational facilities for natural history in our community with the central intent being to increase the attention of people in terms of what we have here , that is , our natural ecology . Dr . Leopold stated that the concept is not unlike a zoo , somewhat similar , and will have important educational facilities to understand the animals , etc . , that we have here , adding that the only one that they know of that is similar is outside of Tucson , Arizona - - The Arizona- Sonora Desert Museum - - a facility which provides displays and interpretation of regional life forms and environments in the combined format of a zoo , botanical garden , museum , and nature center . Dr . Leopold stated that , in a similar manner , the Lick Brook Natural History Center will emphasize outdoor conservation , education , understanding and appreciation for our local flora and fauna , local animals , local plants , and local ecology . Dr . Leopold spoke of some of the kinds of several groups of people that would come through such a • facility , such as school classes , and also individuals who would come through to learn as they are exposed to these things . Dr . Leopold stated that the facility would be a very soft sell with nothing dramatic ; there would be ordinary things in a sensible arrangement . Dr . Leopold stated that two of the Society ' s directors , Robert Beck and Ronald Schassburger , will show , by use of a slide projector , the preliminary study that has been drawn up by David Cutter , a graduate student of Professor Marvin Adleman . Dr . Leopold stated that the plan will show the suggested layout and details of how the property is set up and how it will be utilized , adding that it will be seen how the plan will be utilizing the natural beauty of Lick Brook , maintaining its woodsiness and yet making it a center of educational facilities . Dr . Leopold stated that Mr . Beck will speak on the Arizona - Sonora museum and what kind of displays might be appropriate and , then , Dr . Schassburger will speak on their plans . A slide show presentation of the Arizona - Sonora Desert Museum - - 10 to 12 acres surrounded by the Sonora Desert - - followed . During the presentation , Mr . Beck related the pictures being viewed with the proposal for Lick Brook . Mr . Beck noted particularly that the Town Supervisor would be concerned with the state of repair of the perimeter such that there be no deep grooves that someone could catch a foot in , break a leg , and sue the Town . Mr . Beck noted that there were no high profile buildings ; he noted the type of signage and commented that the quality of the interpretive aspects is excellent . Mr . Beck stated that the facility was staffed by professors , biologists , plus volunteers . Mr . Beck pointed out • the use of artificial rocks ; walkways to the animal exhibits ; inside and outside exhibits . Continuing with the slide show presentation , Mr . Beck discussed the local trees on the site which they have chosen for the Planning Board 7 July 2 , 1985 • Planning Board ' s consideration and , hopefully , approval , that site being adjacent to Lick Brook , Mr . Beck oriented the Board to the location by referring to Sand Bank Road and Townline Road and pointed out the small creek in the picture which is Lick Brook . Mr . Beck stated that they have an agreement with the landowner to purchase the land which includes open fields and woods and to the center of the gorge and both sides of the creek - for a total of some 96 acres . Mr . Beck displayed pictures of the site from the road downslope ( about one - half mile from Turback ' s ) and pointed out that site for the main orientation center . Indicating on the picture , Mr . Beck pointed out the old homestead of the Graveldings , looking about southeast , again from the road . Mr . Beck stated that the Graveldings will have life use of the house and buildings and 100 yards around that . Mr . Beck pointed out the woods , the stream , commenting that the other side is steeper , and a dozen or so Falls on the way to the large Falls of 1401 . Mr . Beck also showed the view across to Inlet Valley , Mr . Beck asked Dr . Schassburger to continue . Dr . Schassburger , still using the projector , commented on how this was such a beautiful property , and stated that they have been searching in Watkins Glen , Six Mile Creek -- Van Buskirk - - etc . , and then they found this particular piece of property . Dr . Schassburger showed the entire parcel and identified the locations of the Towns of Ithaca , Newfield , and Danby . Dr . Schassburger noted that the exhibits would be in the Town of Ithaca and the other aspects in the Town of Danby . Dr . Schassburger pointed out property owned by Mr . John Babcock , the property where Turback ' s restaurant is located , and , on the north side of the Gorge - • Sweedlers ' land . Dr . Schassburger noted again that the Graveldings are the owners of the land they hope to acquire and also that it contains about 97 acres . Dr . Schassburger stated that , at the most , they will use about 45 to 50 acres of this land but they want to acquire more for preservation purposes . Dr . Schassburger stated that they anticipate a lot of concern about the use of the Gorge , however , they would like to have it be understood that they want to keep it the way it is without any impact , especially the view . Moving right along , Dr . Schassburger showed the studies which were done by Mr . David Cutter , a Landscape Architecture student at Cornell , commenting on these studies as they were shown individually on the screen . The studies shown were labelled as follows : ( 1 ) Climate . ( 2 ) Slope - - 00 - 80 ; 80 - 180 ; greater than 180 . Locations of various exhibits . ( 3 ) Vegetation . ( 4 ) Summary of Site Analyses . Dr . Schassburger commented that the Summary was very complex and took into account all the considerations . ( 5 ) Exhibits - - a listing of about ten exhibits to be shown . ( 6 ) Site Layout - - buildings and parking , etc . , and area near the Gorge to be pathed to " Cathedral Falls " -- in the Town of Ithaca . Dr . Schassburger commented that a fence will most probably be required for the pathed area by the State , adding that it will be about 8 to 10 • feet in height but almost invisible . At this juncture , Dr . Schassburger spoke of the " land ethic " of Dr . Leopold and quoted , from the brochure , the words of Aldo Leopold , as follows : " . . . the land Planning Board 8 July 2 , 1985 • ethic simply enlarges the boundaries of the community to include soils , water , plants , and animals , or collectively ° the land . . . . a land ethic changes the role of Homo sapiens from conqueror of the land - community to plain member and citizen of it . " Dr . Schassburger spoke also of gas lines and electric lines , the area which lends itself to research and reforestaton plots , and " appropriate technology " , which he defined as meaning " the use of land by people " . Dr . Schassburger zeroed in on the site plan for the part of the project in the Town of Ithaca and described the restaurant , the gift shop , the library , the orientation center . Dr . Schassburger stated that the buildings will be earth - sheltered , with some actually underground . Dr . Schassburger stated that they will use construction appropriate to the site and which will interpret the use of the site , solar energy will be utilized . Dr . Schassburger spoke of a " Time Tunnel " depicting the geology of the area . Dr . Schassburger stated that the project will be undertaken through phased -development of , maybe , twenty - five years . Dr . Schassburger spoke of the first two buildings as being the orientation center and the earth science / planetarium . Dr . Schassburger went on to describe the " pond -marsh " area , speaking of small animals such as beaver and mink ; he spoke of an aviary , underwater exhibits , even microscopic exhibits . Pointing out " The Meadow " area and " The Woodland " area , Dr . Schassburger spoke of the large animals that would be there . Having completed the slide show , Dr . Schassburger stated that that was the planning to date , adding that there is a great deal to be done , for example , roads , utilities , sanitation . Dr . Schassburger , noting that Professor Marvin Adleman was here tonight also , wondered if there were any questions at this point . Mrs . Grigorov wondered if access to the proposed Natural History Center would be by a new road . Mr . Beck responded in the negative , stating that visitors would go up Sand Bank Road , Mrs . Grigorov wondered if the Center would be open year - round , to which Mr . Beck replied , yes . Mr . David G . Flinn commented that it might be a good idea , if they get bigger crowds , to have a shuttle bus service from , say , Buttermilk . Mr . Mazza wondered what the average attendance might be when the project is fully developed , or , the average attendance at various stages throughout development , in other words , what would be the maximum attendance on any given day . Dr . Schassburger replied that the only thing they have to point to is the Arizona - Sonora Desert Museum which had 150 - 300 visitors a day when they started out and , now , they have around 1 , 000 a day . Chairman May wondered if , as they design this project , they envision handling 1 , 000 people a day , noting that they had indicated that the plan was a twenty - five year plan . Dr . Schassburger stated that , to get started , they may have 150 to 200 a day with one or two exhibits . Mr . Beck pointed out that , with all the students , there are a lot of people here in all seasons . Mrs . Langhans commented that a lot of people visit Ithaca and come by air so they do not have cars . Mr . Mazza wondered if the Center would be open only during • daylight hours . Dr . Schassburger stated that it would probably not be open during daylight hours only . Mr . Mazza wondered about lighting in that case . Dr . Schassburger responded that there would be lighting , of course , Planning Board 9 July 2 , 1985 • as necessary . Mrs . Langhans asked about the timetable for the project , particularly when construction was expected to start . Mr . Beck stated that they need to raise funds to purchase the land , adding that they have the agreement with the Graveldings but they do not have the money to do it . Mr . Beck stated that they have to develop community support and then , in the long term , raise funds for constructing and developing the exhibits . Dr . Schassburger stated that they have to have community support or they cannot even begin to write for foundation money and grants . Dr . Schassburger stated that they would say it will take two years to raise money and another two years for the first two buildings , so , maybe four to five years to begin . Dr . Schassburger stated that they have to raise $ 5 , 000 . 00 by September 3rd and an additional $ 10 , 000 . 00 by January 3rd of 1986 for the closing and then three or four installments for the purchase price of $ 100 , 000 . 00 . Mr . Klein wondered what Dr . Schassburger thought the costs would be . Dr . Schassburger stated that he would guess about one to two million dollars for the first two buildings , adding that it would be of high quality so that it is a tourist attraction and people would want to come for miles around . Dr . Schassburger noted that there would be nothing in the Gorge . Mrs . Langhans asked if Dr . Schassburger thought this area could support something like this . Dr . Schassburger responded , yes , adding that he was sure there is enough money to get this project going , and commenting that they could operate in the black with tourist revenues because of the high turnover of tourists and students . Chairman May commented that the group had had their first fund - raising meeting on June 22nd , Dr . Schassburger stated that that was not a fund - raising meeting ; it was a luncheon and update of the plans and progress at Turback ' s . Dr . Leopold stated that since that time - - ten days ago - - memberships have been coming in every day . Chairman May commented that it would seem that they have public support . Professor Adleman stated that the Arizona- Sonora Desert Museum is world class and unique because it represents the flora and fauna of its region , adding that this proposed Lick Brook Natural History Center would do the same too . Professor Adleman stated that it is proposed for a very special site and is being promoted by a very dedicated and persevering group that is pursuing this endeavor . Professor Adleman stated that it would be a great asset to the Ithaca area and to the Ithaca environment . Professor Adleman , commenting that there is also a very dedicated Board involved representing the Ithaca community and the academic community , stated that the entire operation has been planned with great care and sensitivity and he would very strongly endorse this project . Mrs . Grigorov inquired if there could be any problems with the Town . Mr . Lovi stated that , from a zoning standpoint , there was nothing which was incompatible with the zoning ordinance . Mr . Mazza wondered about the restaurant aspect . Mr . Lovi stated that that would require a variance from the Zoning Board of Appeals . Mr . Lovi stated that site plan review and environmental review would be necessary , the questions at this point being , * were do we go from here and what would the Town ' s concerns be . Mr . Lovi suggested that a way in which to proceed might be for the directors and staff of the Natural History Society to work with the Town staff - - Mr . Planning Board 10 July 2 , 1985 • Fabbroni and him - - and prepare a draft environmental assessment , considering areas , trails , etc . Mr . Lovi commented that a lot could be done at the staff level because at this time a lot of the answers do not exist . Chairman May noted that anything with a potential 1 , 000 cars a day would require a full environmental assessment . Mr . Lovi stated that the site plan shown tonight was good for the Town ' s purposes of getting oriented for the environmental review , and noted . that several other agencies would be involved here . Mr . Lovi stated that he would request that the Town of Ithaca be the Lead Agency , adding that others involved would be the Towns of Danby and Newfield , the Tompkins County Health Department , and perhaps , some State agencies . Dr . Schassburger asked if it would be appropriate to ask the Board its feelings about this proposal , such as , if it were something that the Board would like to see or something that it has real reservations about . Mr . Klein stated that he thought it was a terrific idea and , if done well , a terrific asset to the immediate community , as well as regionally and State -wide . Mrs . Grigorov stated that she thought the idea of doing it extremely well is very good . Mr . Lovi , commenting that this type of museum made him think of the Monterey , California , aquarium , stated that Lick Brook is such a dramatic area ; the land is good there - - adjacent to the main body of the Gorge . Chairman May stated that he certainly thought it was a very ambitious project and he commended the representatives of the Natural History Society for their efforts so far , commenting that the project would be very nice for the Town . Chairman May stated to the developers that they should be prepared as they go into the environmental • areas because they will find people who do not like it . Mr . Mazza added that people in the neighborhood as well may not like it . Chairman May stated that the State Parks people might be concerned also . Dr . Schassburger noted that there is another access to the property from West King Road . Dr . Schassburger pointed out that this is a very long - term project with construction four to five years hence and with a small number of people . Mr . Mazza suggested that it would be best for the group to have a commitment from the Planning Board for the whole project . Discussion ended at 9x10 p . m . The gentlemen from the Natural History Society of the Finger Lakes Region , Inc . thanked the Board for its time and consideration . DISCUSSION OF PROPOSED ZONING ORDINANCE AMENDMENTS Chairman May noted that the Board had before it a Draft Amendment entitled " Mobile Homes " , with revision date of June 20 , 1985 , by Mr . Lovi , and also had before it a document entitled " Suggested Ordinance Regulating Manufactured Home Community " , being a suggested ordinance approved and recommended by the New York Manufactured Housing Association , Inc . in January 1982 , The Draft Amendment entitled " Mobile Homes " prepared by Mr . Lovi follows : • " DRAFT AMENDMENT % Mobile Homes Planning Board 11 July 2 , 1985 . RESOLVED that the Town Board of the Town of Ithaca add and hereby does add the following definitions to the Zoning Ordinance . Mobile Home : A transportable dwelling unit suitable for year - round occupancy . A mobile home is designed and built to be towed on its own chassis , comprised of frame and wheels , and connected to either public or private utilities . The unit may contain parts which may be folded , collapsed , or telescoped when being towed and expanded later to provide additional cubic capacity . A mobile home may also be designed as two or more separately towable components designed to be joined into one integral unit capable of again being separated into the components for repeated towing . This definition excludes travel or camping trailers towed by an automobile and neither wider than 8 feet nor longer than 32 feet . Self - propelled motor homes , or modular housing which is not built with an integral chassis and which must be transported on a separate vehicle from factory to housing site are also excluded from this definition . Mobile Home Lot : A parcel of land used for the placement of a single mobile home and the exclusive use of its occupants . This lot may be located only in a mobile home park as defined by this ordinance . Mobile Home Park : A parcel of land owned by an individual , partnership , or corporation which has been planned and improved for the placement of mobile homes for nontransient use . This parcel may be no less than fifteen acres in size . • Mobile Home Stand : That part of an individual mobile home lot which has been reserved and improved for the placement of the mobile home , appurtenant structures and additions . AND FURTHER RESOLVED that the Town Board of the Town of Ithaca amend and hereby does amend the following Sections of the Zoning Ordinance : 1 . Article II , Section 2 is amended by adding to the list of permitted districts a Residence District R5 . 2 . A new Article and Sections are added to the Ordinance . The text of this Article and Sections is given in Appendix A . APPENDIX A RESIDENCE DISTRICTS R5 SECTION 1 . Location . With the approval of the Town Board , a Residence District R5 may be established in any Residence or Agricultural District of the Town . SECTION 2 . Use Regulations . In Residence Districts R5 no building shall be erected or extended and no land or building or part thereof shall be used for other than a mobile home park . • SECTION 3 . Accessory Uses . Permitted accessory uses in Residence Districts R5 shall include the following : Planning Board 12 July 2 , 1985 • 1 . Automobile parking and garages , subject to the further requirements of this Section . 2 . Structures and open land for recreation , intended for residents of the mobile home park . 3 . Such areas and structures as may be necessary for home -making activities , such as a common laundry or garden plots . The use of any such area or structure shall be limited to residents of the mobile home park . SECTION 4 . Area , Yard , Coverage and Height requirements shall be as follows : 1 . Area : A minimum tract of fifteen ( 15 ) acres is required for the development of a Residence District R5 . 2 . Lot Size : Each mobile home lot shall have a minimum gross area of 5 , 000 square feet . The arrangement of lots in the park shall facilitate the efficient development of land and permit the convenient access of emergency vehicles . 3 . Stand Location : The location of the mobile home stand on each lot shall be identified on the site plan . • SECTION 5 . • Special Requirements shall be as follows : 1 . Stands . The mobile home stand shall be provided with anchors and other fixtures capable of securing and stabilizing the mobile home . These anchors shall be placed at least at each corner of the mobile home stand . 2 . Skirting : Each mobile home owner , within thirty days after the arrival of the mobile home in the park , shall be required to enclose the bottom space between the edge of the mobile home and the mobile home stand with a skirt of metal , wood or other suitable material . This skirt shall be properly ventilated and securely attached to the mobile home . 3 . Parking : One garage or lot parking space shall be provided for each mobile home , plus one additional lot space for each 3 mobile homes . No parking lot shall be located farther than 100 feet from the dwelling unit it is intended to serve . Each parking space shall have a minimum of 180 square feet . 4 . Buffer Yards : A buffer yard at least 30 feet wide shall be provided around the perimeter of the mobile home park . No structures are permitted in the buffer yard and the Planning Board may require that suitable landscaping be provided in order to effectively screen the mobile home park from adjacent properties . • 5 . Access and Sidewalks : Access drives shall be paved with black - top , concrete , or other solid material . Driveways and walkways shall provide safe access , egress , and traffic circulation within the site . Planning Board 13 July 2 , 1985 • The placement , size , and arrangement of access to public ways shall be subject to the approval of the appropriate highway authority . Where the density of population or school bus routes make it necessary , sidewalks and bus shelters may be required . 6 . Open Space and Recreation Areas : The applicant shall provide recreation areas on the premises for children . The Planning Board shall review and approve all such areas . Ten per cent ( 100 ) of the gross lot area of the mobile home park , exclusive of the area reserved for buffer yards , shall be permanently maintained as open space . 7 . Storage Areas : The developer shall construct common storage structures in convenient locations . These storage areas shall be enclosed and secure and may be located in a common building containing laundry and meeting space . The minimum size of each storage area shall be eight feet high , eight feet deep , and four feet wide . 8 . Screening of Waste and Refuse : One or more common areas shall be provided for the disposal of waste and refuse . These area shall contain secure garbage bins of a suitable size . These areas shall be screened from public view by shrubbery or a fence . 9 . Signs . A single sign at each entrance of the mobile home park is permitted . The size and other characteristics shall be regulated by the Town of Ithaca Sign Law . • SECTION 6 . Site Plan Approvals . No building permit shall be issued for a building within a Residence District R5 unless the proposed structure is in accordance with a site plan approved pursuant to the provisions of Article IX . '° Chairman May stated that he liked the one suggested by the Manufactured Housing Association , adding that it was pretty good , and , although there were some weak spots , all in all it was pretty fair . Mrs . Langhans stated that she had a bit of a problem with Item V , Storage Areas , in Section 5 , Special Requirements , of the proposed Draft Amendment , where it speaks of a central storage area or common storage building with laundry and meeting space . Discussion followed with respect to both " storage " and size of lots [ 5 , 000 square feet ] . Discussion included trailer park maintenance and whether or not the owner of a trailer park should take care of maintenance . Mr . Mazza felt that third party maintenance was better . Mr . Klein wanted to see some model trailer park layouts . Mr . Lovi asked the Board how it felt about the issue of trailer parks being on public utilities or not . Chairman May , commenting that he was speaking only for himself , stated that he did not believe the Town should mandate that they be on , although if they are they should hook up , but , if public utilities are not available that should not preclude their being • there as long as , of course , the Health Department approves . Mr . Mazza stated that he wondered what the Health Department requires in these matters , adding that he would not want something in this mobile home Planning Board 14 July 2 , 1985 • amendment to the Zoning Ordinance that would make it different from the Health Department requirements . Mr . Lovi pointed out that the park lots are somewhat like those in R9 Districts but the park is similar to Multiple Residence Districts with one owner . Mr . Lovi stated that he would like to pass on to the Board an observation made by Mr . Cartee when he discussed this draft briefly with him . Mr . Lovi stated that Mr . Cartee suggested that at some point the Planning Board may want to consider whether there should be any change to the present regulations that prohibit single individual mobile homes on individual lots . Mr . Lovi , commenting that he thought this was the time to consider this , asked if the Board thought that policy should or should not remain in force . Mrs . Langhans wondered if such a use would apply to every district . Mr . Lovi suggested that it could be worded such that that could occur but not in every district . Mr . Lovi noted that if individual homes were to be permitted on individual lots as a permitted use , one would apply for a building permit and put it up . Mr . Lovi stated that Mr . Cartee felt that individual mobile homes on individual lots under specified circumstances and on permanent foundations such that they look just like a single family home , should be considered . Chairman May commented that modular homes are permitted now placed on a foundation and they can go anywhere in residential districts . • The hour being past 10 : 00 p . m . , the discussion ended at this point . Chairman May noted that the Board also had before it a Draft Amendment entitled " Dish Antennae " prepared by Mr . Lovi with revision date of June 19 , 1985 . Chairman May stated that that document would be reviewed at the Board ' s next meeting . [ The document referred to reads as follows : " DRAFT AMENDMENT : Dish Antennae RESOLVED : That the Town Board of the Town of Ithaca amend and hereby does amend the Zoning Ordinance of the Town of Ithaca by adding the following definition : ' Dish Antenna ' is defined as ' A large parabolic antenna used to receive television , radio , microwave , or other electronic signals from orbiting satellites . This device may also be known as a satellite antenna or satellite earth station . IT IS FURTHER RESOLVED : That a new Section shall be added and hereby is added to Article XIII , General Provisions , to read : • Dish Antennae . Free - standing and roof -mounted dish antennae shall be prohibited from all districts except as follows : Planning Board 15 July 2 , 1985 1 ) In Residential Districts R9 , R15 , and R30 , and Agricultural Districts , a free - standing dish antenna with a diameter or height of 15 feet or less shall be considered a permitted accessory building and subject to all applicable yard and height requirements . 2 ) In all other zoning districts , free - standing or roof -mounted dish antennae with a height of 15 feet or less may be permitted following site plan review by the Planning Board . In the site plan review , the Planning Board shall consider . a ) the aesthetic effect of such antenna and the effect on neighborhood property values ; b ) the accessibility of the particular property to commercial cable television service ; C ) the location of the property and its effect on the physical effectiveness of the dish antenna ; d ) landscaping , berming , and buffering . 3 ) No dish antenna may exceed 15 feet in height when measured vertically from the highest exposed point of the antenna , when positioned for operation , to the bottom of the base which supports the antenna . • 4 ) No dish antenna may be located on any trailer or portable device . However , a portable or trailer -mounted antenna may be placed on a lot by an antenna installer for a period not to exceed one week for the purpose of determining the most acceptable place for a permanent installation . 5 ) A dish antenna located on a building within 200 feet of an R9 , R15 , or R30 zone shall not exceed 6 feet in height above the roof height at the building line . 6 ) The installation of all roof -mounted dish antennae must be certified by a registered architect or professional engineer . 7 ) No such antenna or device shall be abandoned unless the owner removes same from the premises and restores the surface of the ground to its original grade and approximately the same condition as before the antenna or device was installed . 8 ) Applicability . Regulations on dish antennae apply to all types of installations , such as : a ) Dish antennae serving more than one user on a single lot , such as apartments in an apartment complex , mobile homes in a mobile home park , or separate business establishments in a • single business building ; Planning Board 16 July 2 , 1985 • b ) Dish antennae operated by commercial , regulated cable systems , c ) Dish antennae which serve one user on one lot . " ] DISCUSSION OF COMPREHENSIVE PLAN POLICY STATEMENT Chairman May stated that this discussion would also take place at the Board ' s next meeting . The Board members suggested that this matter be placed first on the Agenda . [ The document before the Board reads as follows : " TOWN OF ITHACA COMPREHENSIVE PLAN SECTION I . PREAMBLE Comprehensive planning has been defined as the creation of clearly defined rules and standards which set reasonable restrictions upon the legislative power to zone . What follows are statements of community assets , constraints , and objectives . These factors influence the planning , development , and enjoyment of land in the Town . It is the opinion of the Planning Board that these factors should , therefore , be considered in the preparation of documents such as the Zoning Ordinance and Map , Subdivision • Regulations , Environmental Review Regulations , Sign Law , Highway Master Plan , Park and Open Space Plan , Water and Sewer Master Plan . It is through these specific documents that the comprehensive planning process is expressed . SECTION II . ASSETS i ® Ithaca has a great deal of open land , both public and private , which contributes to a sense of spaciousness . 2 . The community has two large , stable employers in Cornell University and Ithaca College . 3 . The Town of Ithaca contains residential communities with attractive , diversified neighborhoods . 4 . Glacial history has provided the Town with dramatic scenery and a varied local topography . 5 . Strip or sprawl commercial development does not exist in the Town . 6 . Heavy industry is not prevalent in the Town and existing manufacturers have not detracted from the quality of life . 7 . There are a number of community parks and playgrounds throughout the Town which provide common play areas in residential neighborhoods . 8 . The Town has a well - educated , articulate population . Planning Board 17 July 2 , 1985 • 9 . The local geography offers many sloping , south - facing sites suitable for passive or active solar housing . 10 . The Town of Ithaca has a large university population which is a consistent market for rental housing . 11 . Cornell University is an educational institution with a well - deserved reputation for both basic research and industrial applications . 12 . Ithaca College is an acknowledged leader in music education as well as other fields and contributes to the cultural and artistic resources of the community , 13 . The Village of Lansing and the City of Ithaca both contain substantial commercial districts accessible to the East and South Hill communities of the Town . 14 . The Southern Cayuga Lake Intermunicipal Water Commission has adequate capacity to meet growing residential , commercial , and industrial demands in the community , and the new Ithaca Area Wastewater Treatment Facility will have adequate treatment capacity to satisfy projected demand for the Towns of Ithaca and Dryden and the City of Ithaca . CONSTRAINTS : 1 . A substantial percentage of the land in the Town is tax exempt , which • puts a burden on the remaining land when raising 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 . 4 . The local geography has favored a radial road network converging on downtown Ithaca and limiting circumferential movement from East to South to West Hills . 5 . The local climate , although temperate , is characterized by long , cold winters . 6 . Demand for rental housing is high and conflicts can occur between members of the community who prefer single - family residential neighborhoods and others who wish to provide rental housing . 7 . Steep hillsides in most residential areas of the Town contribute to soil erosion if proper drainage methods are not followed . 8 . There are no shopping centers , commercial districts , Town parks , or fire protection services on West Hill from the City of Ithaca to the Village of Trumansburg . • 9 . The Tompkins Community Hospital is isolated from fire and ambulance service whenever the rail line through the City of Ithaca is in use . Planning Board 18 July 2 , 1985 OBJECTIVES : 1 . The Town of Ithaca provide suitably zoned land for equity and rental housing alternatives at all economic price ranges . 2 . Local businesses are encouraged to remain and grow and diversify in the Town . 3 . The costs of public utility installation and maintenance are controlled through comprehensive subdivision and development controls . 4 . Fire and life safety protection in our community are achieved by thorough code enforcement , mandatory installation of smoke detectors in all dwelling units , and the support of paid and volunteer fire professionals . 5 . There is a 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 , is encouraged . 7 . There is a distinction between multiple residence uses which are compatible with a residential neighborhood and those which are more appropriate with a commercial or non- residential area . 08o The use of public transportation is 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 are 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 would be a desirable addition to the West Hill community . 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 are encouraged to 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 are encouraged . • Planning Board 19 July 2 , 1985 • 14 . The protection of the natural environment and other aesthetic concerns are valid planning objectives which are balanced with economic considerations when land use decisions are made . 15 . The creation and maintenance of a safe , scenic , and effective bikeway system throughout the Town is desirable . 16 . Wetlands are an essential part of the natural ecological balance . The Planning Board prefers to see new development in areas which would not interfere with existing , natural wetlands . 17 . Developmentally disabled persons have the opportunity to live in existing residential neighborhoods and enjoy the natural and cultural qualities of our community . 18 . Activities and land uses in the Town are classified and regulated on the basis of their prospective environmental impacts . Performance standards are the basis of the Town ' s land use decisions . 19 . A fire station should be constructed on South Hill in the short range and a station on West Hill should be considered in the longer range . 20 . Intermunicipal cooperation with the City of Ithaca and the Village of Cayuga Heights in the field of police protection is desirable and should be established . • 21 . The improvement and relocation of Route 96 should proceed toward completion before the end of this decade . 22 . The Town of Ithaca is committed to the creation and maintenance of public parks in appropriate areas throughout the Town . 23 . Areas which are located wholly or partly within a HUD - designated Flood Hazard Zone should be considered for regional recreation and open space areas and development of these areas is discouraged . 24 . The experience of the Hospital bus , Northeast Transit , the East Ithaca Transit , and TOMTRAN systems indicates that bus systems are practical through the more heavily populated areas of the Town , City , and County if attractive routes and schedules are offered . " ] ADJOURNMENT Upon Motion , Chairman May declared the July 2 , 1985 meeting of the Town of Ithaca Planning Board duly adjourned at 10 : 15 p . m . Respectfully submitted , Nancy M . Fuller , Secretary , 0 Town of Ithaca Planning Board .