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HomeMy WebLinkAboutPB Minutes 1988-02-16 FILED TOWN OF ITHAACA Date 0 Cler TOWN OF ITHACA PLANNING BOARD FEBRUARY 16 , 1988 The Town of Ithaca Planning Board met in regular session on Tuesday , February 16 , 1988 , in Town Hall , 126 East Seneca Street , Ithaca , New York , at 7 : 30 p . m . PRESENT : Chairman Montgomery May , Virginia Langhans , Carolyn Grigorov , Robert Kenerson , William Lesser , David Klein , John C . Barney ( Town Attorney ) , Robert R . Flumerfelt ( Town Engineer ) , Susan C . Beeners ( Town Planner ) , Noel Desch ( Town Supervisor ) . Chairman May declared the meeting duly opened at 7 : 30 p . m . APPROVAL OF MINUTES - FEBRUARY 18 , 1986 MOTION by David Klein , seconded by Robert Kenerson : RESOLVED , that the Minutes of the Town of Ithaca Planning Board Meeting of February 18 , 1986 , be and hereby are approved as written . There being no further discussion , the Chair called for a vote . Aye - May , Langhans , Grigorov , Kenerson , Klein . •; Nay - None . Abstain - Lesser . The MOTION was declared to be carried . APPROVAL OF MINUTES - SEPTEMBER 16 , 1986 MOTION by Robert Kenerson , seconded by Virginia Langhans : RESOLVED , that the Minutes of the Town of Ithaca Planning Board Meeting of September 16 , 1986 , be and hereby are approved as written . There being no further discussion , the Chair called for a vote . Aye - May , Langhans , Grigorov , Kenerson , Klein . Nay - None . Abstain - Lesser . The MOTION was declared to be carried . APPROVAL OF MINUTES - NOVEMBER 31 1987 MOTION BY William Lesser , seconded by Robert Kenerson : RESOLVED , that the Minutes of the Town of Ithaca Planning Board • Meeting of November 3 , 1987 , be and hereby are approved as written . There being no further discussion , the Chair called for a vote . I Planning Board - 2 - February 16 , 1988 ® Aye - May , Langhans , Grigorov , Kenerson , Lesser , Klein . Nay - None . The MOTION was declared to be carried unanimously . APPROVAL OF MINUTES - DECEMBER 1 , 1987 MOTION by Virginia Langhans , seconded by Robert Kenerson : RESOLVED , that the Minutes of the Town of Ithaca Planning Board Meeting of December 1 , 1987 , be and hereby are approved as written . There being no further discussion , the Chair called for a vote . Aye - May , Langhans , Grigorov , Kenerson , Lesser , Klein . Nay - None . The MOTION was declared to be carried unanimously . WORK SESSION - DISCUSSION OF DRAFT COMPREHENSIVE PLAN . ,? At this point , the Board discussed the proposed PREAMBLE for The Town of Ithaca Comprehensive Plan . [ Said PREAMBLE attached hereto as Exhibit 1 . ] • [ The results of above - noted discussion attached hereto as Exhibit 2 . ] DISCUSSION ITEM Town Planner Susan Beeners stated that the Town Board had an informal presentation from Robert S . Leathers , Architectural Firm , regarding the Kyong proposal on West Hill . Ms . Beeners commented that the Kyong property , which is approximately 50 acres , is opposite the Tompkins Community Hospital entrance . Ms . Beeners stated that Mrs . Kyong would like to rezone about 15 acres of this parcel to a Business " B " district , and construct four buildings for neighborhood shopping use on about eight of the acres , adding that , behind the 15 acres would be another 12 acres with 60 multiple residence units in sixplexes , noting that conventional housing is planned for a later date . Ms . Beeners stated that , of the several West Hill sites that have been formally or imformally considered in the past for neighborhood commercial development , the Kyong site is an ideal location . Robert Kenerson wondered about the reference to DuBois Road and Route 96 intersection . Ms . Beeners responded that the intersection would be moved north about 200 - 300 feet . David Klein wondered why Mrs . Kyong presented the Sketch Plan to the Town Board . Ms . Beeners responded that when Mrs . Kyong presented the proposal in an early stage it appeared that multiple residence and business uses might be mixed , adding that that proposal might be a combined business / residential type of development . Ms . Beeners , at Planning Board - 3 - February 16 , 1988 that time , suggested that a Special Land Use District proposal be presented , and noted that said proposal had to be referred by the Town Board to the Planning Board , as per the Zoning Ordinance , adding , since that time , it appeared that separate Business and Multiple Residence zoning would be more appropriate . William Lesser asked if there were any open land on West Hill that was presently zoned multiple residence or Business " B " . Ms . Beeners stated that there is no available commercial land or multiple residence in that area . Mr . Lesser wondered how the rezoning proposal is approached . Chairman May responded that it probably would be through the developer , and not the Town Board . Town Supervisor , Noel Desch commented that , specifically , in this case , it is driven by the probability of that being a primary highway intersection with Route 96 , which comes in where the new traffic light is located , adding that it seems to be the scale that would be pretty desirable . Ms . Beeners stated that it is somewhat fortuitous that the Kyongs came in prior to anyone else , for example , the Babcocks own a great deal of property . ADJOURNMENT Upon Motion , Chairman May declared the February 16 , 1988 , meeting of the Town of Ithaca Planning Board duly adjourned at 10 : 00 Pam * ® Respectfully submitted , Mary S . Bryant , Recording Secretary Nancy M . Fuller , Secretary , Town of Ithaca Planning Board . • TOWN OF ITHACA COMPREHENSIVE PLAN Definition and Statement of Purpose The Town of Ithaca Comprehensive Plan is the set of references utilized by the Town government and the people of the Town in planning for the future growth and development of the Town to assure adequate facilities for housing , transportation , and utilities , for the protection , comfort , .convenience , public - health -, safety , and general welfare of - its - -population , with the long - term goal of promoting- the community ' s physical , social , and ;-aesthetic environment , and maintaining the character of the Ithaca area . It is the intention of the Town of Ithac:a , through the implementation of the planning policies embodied in its comprehensive plan , to provide current and future generations of its citizens a well - balanced community offering the following : 10 a full range of housing ; 2 . commercial and industrial facilities consistent with the needs of the Town and the Tompkins County area , 3e educational institutions , health care , and day care of the highest standards , 4 , optimal land use consistent with community needs and protective of the environment . The Comprehensive Plan includes the following references : A - 'Zoning Ordinance and Map B - Subdivision Regulations C - SEQR Regulations EXHIBIT 1 PREAMBLE - Town of Ithaca Comprehsive Plan - 2 - ® D - Water and Sewer Master Plan E - Official Highway Map F - Park and Open Space Plan G - Statement of Planning Guidelines H - General Land Use Plan I - Area / Neighborhood Land Use Inventories J - Fire Service Master Plan K - Sign Law L — Uniform Fire Prevention and Building Code M , - Natural Resources Inventory N - Drainage Master Plan 0 - Wetland Designation Maps P - Flood Plain Management Plan Q - Critical Environmental Area Designation. Plan Introduction By virtue of its geographic location , the Town of Ithaca will continue to influence throughout the County the level of desirability of Upstate New York living . The Town of Ithaca in many ways is an extension of the more urban environment of the City of Ithaca while , at the same time , the Town is strongly influenced by the independent living styles of its agricultural neighbors on its outer periphery . Notably , in four of the seven ' neighboring ' Towns there is no zoning - - a reflection of the desire of the people for the minimum possible in governmental service . On the other hand , the people in the City have high expectations with respect to their view of an acceptable level of governmental service due to the pressures of urban living . • The Town of Ithaca was founded in 1821 from a portion of the Town PREAMBLE - Town of Ithaca Comprehsive Plan - 3 - of Ulysses . Until 1888 the Town encompassed the Village of Ithaca . The strong natural ties with both Ulysses and the City of Ithaca have continued to influence life in the Town . In the 167 years of its existence the Town has evolved as a financially , educationally , culturally , and operationally strong municipality . Its people have actively participated in the establishment and modification of planning doctrines that have consistently promoted the health , safety , morals , and general welfare of the community . It is anticipated that this commitment and the recognition of the need for a small but capable staff of administrative , planning , * engineering , code enforcement , and . . public works personnel .will . continue to enable . the people of the Town to meet the challenges that the dynamic Ithaca and regional economy will bring in the decades ahead . Twenty years from now the population of the Town may reach 25 , 000 people who will enjoy the same high quality of life enjoyed today . With proper implementation of current planning policies there will be less congestion in the streets , more safety from fire and other dangers , adequate light , air , and open space , an avoidance of overcrowding of land , and adequate transportation , water , sewerage , schools , parks , and other public improvements . The current balance of residential , commercial , industrial , and educational land uses will be maintained . Statements of Philosophy The philosophy of government in the Town of Ithaca will continue to be positively influenced by both rural and urban forces and interests , such that the Town will continue to be an increasingly desirable place to live in a quiet , uncongested environment replete with many natural and cultural amenities . The following specific PREAMBLE - Town of Ithaca Comprehsive Plan - 4 - statements of philosophy are interwoven in the fibre of the Town ' s planning decisions . ( 1 ) The Town of Ithaca recognizes the City of Ithaca as the County Seat and the commercial and business center of Tompkins County . ( 2 ) The economic viability of the City is an important influence on the land use policies of the Town , which sees the City as the central business and cultural node for the Ithaca area . A failure of the City to sustain a strong commercial and business climate would clearly shift the need for - such services by Town residents to the Town . ( 3 ) In such areas as youth services ,. fire protection, and waste disposal , where . services are needed, ' by the people of the . general community , • irrespective of municipal jurisdiction , the Town government will continue to seek to develop a joint relationship with its neighboring governmental jurisdictions to provide such services where shown to be cost - effective , provided that the interests of the people of the Town are protected . ( 4 ) The Town will continue to respect not only the interests of its neighborhoods but also its neighbors , through government policy that influences density of development , streets , drainage ,, and recreational and conservation open space . ( 5 ) The Town recognizes the need for a full range of housing opportunities in the Ithaca area , and will seek further coordination with the City of Ithaca , Cornell University , Ithaca College , and other agencies in the provision of such . It is the intent of the Town to provide housing types for a balanced range of economic levels and needs , including one - family , two - family , multiple - family , and mobile home park residences , with full consideration of the need to safeguard PREAMBLE - Town of Ithaca Comprehsive Plan - 5 - the quality of residential life in the community while providing for the evolving needs of the population . ( 6 ) Town planning and land use policy will respect .the protection and rights of individual property owners and be sufficiently flexible to respond to changes in community need . ( 7 ) The reuse of existing physical facilities for functions compatible with their surroundings is encouraged . ( 8 ) Town policy recognizes the responsibility of the Town to be a participant in the - solution of regional and national needs including - parks , highways , health care , child and -elderly care , military installations , educational and industrial research facilities . . - ( 9 ) Until such time as the industrial sites in the City and at the Cornell Research Park are completely developed , the Town will approach Y requests to expend Town funds for industrial development passively . New industrial development in the Town will be evaluated for its complementary relationship with other industrial sites , as well as for its compatibility with adjacent land uses . Local industry is encouraged to develop and diversify in the Town . 1 _ ( 10 ) It is recognized that new neighborhood commercial areas will develop in existing or potential new Business Districts . Any such areas will be fully considered for their complementarity with the downtown Ithaca central business district and other commercial areas , for their suitability and service to the local area population , and their minimization of impact to adjacent areas . ( 11 ) The Town recognizes the importance of reinforcing and enhancing a local agricultural economy . A balance of active agricultural land shall be maintained , with pressures for its development minimized . PREAMBLE - Town of Ithaca Comprehsive Plan - 6 - Commercial and industrial activities related to agriculture will be encouraged . ( 12 ) It is recognized that the diversity of Town geography poses both constraints and opportunities with respect to development . That development which conserves open space , constructively uses the prevailing site terrain , and has an efficient infrastructure is encouraged . ( 13 ) In any land use decisions , the Town shall consider the effect of a proposed development on the wide range of elements , features , and needs of - the local neighborhood - as well as of the Town . The protection of the natural environment is a valid . .planning objective which is balanced with economic considerations when land use decisions are made . ( 14 ) Long - standing Town policies requiring developers to construct water , sewer , roads , and drainage improvements , and to provide open space , will be continued as an element of the Comprehensive Plan in order to control the costs of municipal infrastructure and to provide for efficient land use . ( 15 ) Public water and sewer will ultimately be provided , pursuant to the Water and Sewer Master Plan , in all areas where such service is economical and consistent with a general plan of development . There is more than sufficient water supply and sewage treatment capacity to support anticipated Town growth for the next twenty years , except in Northeast Ithaca and the Village of Cayuga Heights , where discussions are currently underway to acquire additional sewage treatment capacity . Water and sewer extensions will primarily be constructed by • developers . Where it is desirable to serve property that is already PREAMBLE - Town of Ithaca Comprehsive Plan - 7 - ® developed , or to make general area improvements for water quality and supply and for fire protection , there may be justification for Town expenditure . ( 16 ) Through the Subdivision Regulations and the Official Highway Map the Town controls the location and design of new roads as development occurs . The ' own recognizes the extent of public involvement in the solution of traffic problems as they may exist and as may accompany continued growth , and seeks to minimize undue public costs . A cooperative effort involving Tompkins County , the Town , , and other municipalities and agencies must continue . ( 17 ) Comprehensive planning elements , including the Zoning Ordinance and Map , open space , highways , water and- sewer master plans , shall be updated continually with official revision intended to occur not less than biannually . ( 18 ) As part of their intent to further intermunicipal cooperation , the Town and the City should pursue a program of joint annexation of small parcels on South Hill ( Pearsall Place ) , and on East Hill ( Vine Street ) so that property owners do not pay taxes in both municipalities and street improvements can be effected . Similarly , the Town of ]Ithaca should permit the Village of Cayuga Heights to incorporate the area between the center line of Remington Drive to the rear line of the properties fronting on East Shore Drive since those tax parcels fronting on Remington Drive are currently within the boundaries of the Village of Cayuga Heights . The Town of Ithaca , because of its topography , is comprised of three areas , each with its own features , interests , and influencing ® forces . These areas are West Hill , South Hill , and East Hill . Within PREAMBLE - Town of Ithaca Comprehsive Plan - 8 - • each area there are a number of neighborhoods , some more defined than others , each with a commonality of interests . The following guidelines provide both a reference to these unique features and a statement of the parameters that will influence future land use decisions . NOTE : The next page is Page 6 of the Draft Comprehensive Plan , Y N . M . F . • • TOWN OF ITHACA COMPREHENSIVE PLAN STATEMENT Definition and Statement of Purpose The Town of Ithaca Comprehensive Plan is the set of references utilized by the Town government and the people of the Town in planning for the future growth and development of the Town to assure adequate facilities for housing , transportation , and utilities , for the protection , comfort , convenience , public health , safety , and general welfare of its population , with -the long - term goal of - promoting the community ' sphysical , social , and aesthetic environment , and maintaining the character of the Ithaca area . It is the intention of the Town of Ithaca , through the implementation of the planning policies embodied in . its comprehensive plan , to provide current and future generations of its citizens a well - balanced community offering the following : 1 * a full range of housing ; 20 a variety of employment opportunities ; 3 * commercial and industrial facilities consistent with the needs of the Town and the Tompkins County area , 4e educational institutions , health care , and day care of the highest standards , 5e optimal land use consistent with community needs and protective of the environment . The Comprehensive Plan includes the following references : A - Zoning Ordinance and Map • B - Subdivision Regulations EXHIBIT 2 Town of Ithaca Comprehensive Plan Statement - 2 - • C - SEQR Regulations D - Water and Sewer Master Plan E - Official Highway Map F - Park and Open Space Plan G - Statement of Planning Guidelines H - General Land Use Plan I - Area / Neighborhood Land Use Inventories J - Fire Service Master Plan K - Sign Law L - Uniform Fire Prevention and Building Code M - Natural Resources Inventory N - Drainage Master Plan 0 - Wetland Designation Maps 0 P - Flood Plain Management Plan Q - Critical Environmental Area Designation Plan Introduction By virtue of its geographic location , the Town of Ithaca will continue to influence throughout the County the level of desirability of Upstate New York living . The Town of Ithaca in many ways is an extension of the more urban environment of the City of Ithaca while , at the same time , the Town is strongly influenced by the independent living styles of its agricultural neighbors on its outer periphery . Notably , in four of the seven ' neighboring ' Towns there is no zoning - - a reflection of the desire of the people for the minimum possible in governmental service . On the other hand , the people in the City have high expectations with respect to their view of an acceptable level of governmental service due to the pressures of urban living . Town of Ithaca Comprehensive Plan Statement - 3 - • The Town of Ithaca was founded in 1821 from a portion of the Town of Ulysses . Until 1888 the Town encompassed the Village of Ithaca . The strong natural ties with both Ulysses and the City of Ithaca have continued to influence life in the Town . In the 167 years of its existence the Town has evolved as a financially , educationally , culturally , and operationally strong municipality . Its people have actively participated in the establishment and modification of planning doctrines that have consistently promoted the health , safety , morals , and general welfare of the community . It is anticipated that this commitment and the recognition of the need for a small but capable staff of administrative , planning , engineering , code enforcement , and public works personnel will continue to enable the people of the Town to meet the challenges that the dynamic Ithaca and • regional economy will bring in the decades ahead . Twenty years from now the population of the Town may reach 25 , 000 people who will enjoy the same high quality of life enjoyed today . With proper implementation of current planning policies there will be less congestion in the streets , more safety from fire and other dangers , adequate light , air , and open space , an avoidance of overcrowding of land , and adequate transportation , water , sewerage , schools , parks , and other public improvements . The current balance of residential , commercial , industrial , and educational land uses will be maintained . Statements of Philosophy The philosophy of government in the Town of Ithaca will continue to be positively influenced by both rural and urban forces and interests , such that the Town will continue to be an increasingly . desirable place to live in a quiet , uncongested environment replete Town of Ithaca Comprehensive Plan Statement - 4 - • with many natural and cultural amenities . The following specific statements of philosophy are interwoven in the fibre of the Town ' s planning decisions . ( 1 ) The Town of Ithaca recognizes the City of Ithaca as the County Seat and the traditional center of commercial and business activities in Tompkins County . ( 2 ) The economic viability of the City is an important influence on the land use policies of the Town , which sees the City as the central business and cultural node for the Ithaca area . A failure of the City . to sustain a strong commercial and business climate would clearly shift the need for such services by Town residents to the Town . ( 3 ) In such, areas as youth services , fire protection , and waste disposal , where services are needed by the people of the general v • community , irrespective of municipal jurisdiction , the Town government will continue to seek to develop a joint relationship with its neighboring governmental jurisdictions to provide such services where shown to be cost - effective , provided that the interests of the people of the Town are protected . ( 4 ) The Town will continue to respect not only the interests of its neighborhoods but also its neighbors , through government policy that influences density of development , streets , drainage , and recreational and conservation open space . ( 5 ) The Town recognizes the need for a full range of housing opportunities in the Ithaca area , and will seek further coordination with the City of Ithaca , Cornell University , Ithaca College , and other agencies in the provision of such . It is the intent of the Town to provide housing types for a balanced range of economic levels and Town of Ithaca Comprehensive Plan Statement - 5 - • needs , including one - family , two - family , multiple - family , and mobile home park residences , with full consideration of the need to safeguard the quality of residential life in the community while providing for the evolving needs of the population . ( 6 ) Town planning and land use policy will respect the protection and rights of individual property owners and be sufficiently flexible to respond to changes in community need . ( 7 ) Town policy recognizes the responsibility of the Town to be a participant in the solution of regional and national needs including parks , highways , health care , child and elderly care , military . installations , educational and industrial research facilities . ( 8 ) Until such time as the industrial sites in the City and at the Cornell Research Park are developed , the Town will approach requests for the zoning of additional land for industrial development cautiously . New industrial development proposed for the Town will be evaluated for its complementary relationship with other industrial sites , as well as for its compatibility with adjacent land uses . Light industry is encouraged to develop and diversify in the Town . ( 9 ) It is recognized that new neighborhood commercial areas will develop in existing or potential new Business Districts . Any such areas will be fully considered for their complementarity with the services and products provided by the downtown Ithaca central business district and other commercial areas , for their suitability and service to the local area population , and their minimization of impact to adjacent areas . ( 10 ) The Town recognizes the importance of reinforcing and enhancing • a local agricultural economy . Efforts shall continue to maintain Town of Ithaca. Comprehensive Plan Statement - 6 - • significant areas of active agricultural land and to minimize pressures for non - agricultural development . Commercial and industrial activities related to agriculture will be encouraged . ( 11 ) It is recognized that the diversity of Town geography poses both constraints and opportunities with respect to development . Conservation of open space , constructive use of the prevailing site terrain , and efficiency of infrastructure is encouraged . The reuse of existing physical facilities for functions compatible with their surroundings is also encouraged . ( 12 ) In any land use decisions ; the Town shall consider the effect of a proposed development on the wide range of elements , ; features , and needs of the local neighborhood as well as of the Town . The protection of the natural environment is a valid planning objective which is balanced with economic considerations when land use decisions are made . ( 13 ) Long - standing Town policies requiring developers to construct water , sewer , roads , and drainage improvements , and to provide open space , will be continued as an element of the Comprehensive Plan in order to control the costs of municipal infrastructure and to provide for efficient :Land use . ( 14 ) Public water and sewer will ultimately be provided , pursuant to the Water and Sewer Master Plan , in all areas where such service is economical and. consistent with a general plan of development , and where capacity and circumstances permit . Water and sewer extensions will primarily be constructed by developers . Where it is desirable to serve property that is already developed , or to make general area • improvements for water quality and supply and for fire protection , > " Town of Ithaca Comprehensive Plan Statement - 7 - . there may be _justification for Town expenditure . ( 15 ) Through the Subdivision Regulations and the Official Highway Map the Town controls the location and design of new roads as development occurs . The :Down recognizes the extent of public involvement in the solution of traffic problems as they may exist and as may accompany continued growth , and seeks to minimize undue public costs . A cooperative effort involving Tompkins County , the Town , and other municipalities and agencies must continue . ( 16 ) Comprehensive planning elements , including the Zoning Ordinance and - Map , 4open space , highways , water and sewer master plans , shall be updated continually with official . review intended to occur not less than biannually . The Town of Ithaca , because of its topography , is comprised of three areas , each with its own features , interests , and influencing forces . These areas are West Hill , South Hill , and East Hill . Within each area there are a number of neighborhoods , some more defined than others , each with a commonality of interests . The following guidelines provide both a reference to these unique features and a statement of the parameters that will influence future land use decisions . •