HomeMy WebLinkAboutPB Minutes 1988-05-31 11
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FILED
TOWN OF ITHACA
Date B
TOWN OF ITHACA PLANNING BOARD Clerk r .3
MAY 31 , 1988 O
The Town of Ithaca Planning Board met for a Work Session on
Tuesday , May 31 , 1988 , in Town Hall , 126 East Seneca Street , Ithaca ,
New York , at 7 : 30 p . m .
PRESENT : Chairman Montgomery May , James Baker , Carolyn Grigorov ,
Virginia Langhans , Robert Kenerson , Robert: Miller , William
Lesser , Robert R . Flumerfelt ( Town Engineer ) , Susan C .
Beeners ( Town Planner ) , George R . Frantz ( Assistant Town
Planner ) , John C . Barney ( Town Attorney ) .
ALSO PRESENT : Noel Desch ( Town Supervi'sor ) , Town Board Members
Patricia Leary and Thomas Cardman , Harry Missirian ( Tompkins
County Planning Department ) , One member of the Press .
Chairman May declared the meeting duly opened at 7 : 30 p . m .
APPROVAL OF MINUTES - JUNE 16 , 1981
MOTION by Robert Kenerson , seconded by James Baker :
RESOLVED , that the Minutes of the Town of Ithaca Planning Board
(� Meeting of June 16 , 1981 , be and hereby are approved as written .
There being no further discussion , the Chair called for a vote .
Aye - May , Baker , Grigorov , Langhans , Kenerson , Miller , Lesser .
Nay - None .
The MOTION was declared to be carried unanimously .
APPROVAL OF MINUTES - MARCH 15 , 1988
MOTION by Virginia Langhans , seconded by Robert Kenerson :
RESOLVED , that the Minutes of the Town of Ithaca Planning Board
Meeting of March 15 , 1988 , be and hereby are approved as written .
There being no further discussion , the Chair called for a vote .
Aye - May , Baker , Grigorov , Langhans , Kenerson , Miller , Lesser .
Nay - None .
The MOTION was declared to be carried unanimously .
APPROVAL OF MINUTES - MAY 3 , 1988
MOTION by James Baker , seconded by Virginia Langhans :
RESOLVED , that the Minutes of the Town of Ithaca Planning Board
•
Planning Board - 2 May 31 , 1988
Meeting of May 3 , 1988 , be and hereby are approved as written .
There being no further discussion , the Chair called for a vote .
Aye - May , Baker , Grigorov , Langhans , Kenerson , Miller , Lesser .
Nay - None .
The MOTION was declared to be carried unanimously .
WORK SESSION : REVIEW OF COMPREHENSIVE PLAN STATEMENT DRAFT
, [ The document under discussion is attached hereto as Exhibit 1 . ]
Robert Kenerson wondered about the process of definitions that
would be attached to the Comprehensive Plan , Susan Beeners , Town
Planner , responded that there are geographic descriptions of the three
planning areas . Ms . Beeners noted that there could be an Appendix in
which there could be general standards for what is meant by a
neighborhood shopping center . Noel Desch , Town Supervisor , offered
that a neighborhood may be defined in one sense because of a
particular issue , but one may want the flexibility of designing in a
larger area if there is an involved issue . Mr . Kenerson stated that
he felt the Comprehensive Plan should have something that can be
interpreted exactly what is meant . Chairman May stated that it was
entirely possible that something like neighborhood should not be put
in the list of definitions , because it could vary , depending on what
•
the item at issue is . Town Supervisor Desch mentioned the " Klondike "
area , where there are several neighborhoods , and depending on whether
the discussion is on commercial zoning or traffic , one might want to
look at an entirely different area if the discussion is on one aspect ,
and a different area if on another aspect . Virginia Langhans noted
that all of the residents on West Hill are concerned about the Kyong
proposal being in their neighborhood , noting that a house could be a
mile and . ._a half away , and the residents still felt it was their
neighborhood . William Lesser wondered if , in other plans , there was
an effort to define such terms . Ms . Beeners answered , not really , not
in a definition type of format , noting that there is the possibility
of being able to expand on , e . g . , South Hill consists of , and then the
geographic description , and some of its features , such as population .
Ms . Beeners said that , graphically , the communities could be labeled
as places . Mr . Kenerson referred to the Zoning Ordinance , Article I ,
and noted that the first section is definitions . Ms . Beeners wondered
if it would be better to have a technical appendix . George Frantz ,
Assistant Town Planner , offered that it might be better to have a
definition at the beginning of each section of the plan . Chairman May
stated that the Comprehensive Plan Statement that the Board is dealing
with is just a very small part of the Comprehensive Plan , noting that
the Zoning Ordinance is part of the Comprehensive Plan , and also
noting that an Appendix could be inserted , with definitions . Attorney
Barney felt that the Plan should be a little vague , so that the Boards
that are interpreting the Plan in the context of a specific situation
• could draw on the parts of the Plan that may be most useful . Mr .
Lesser felt that an attempt should be made to describe what the
Planning Board considers a neighborhood shopping center to be , because
• Planning Board - 3 - May 31 , 1988
• to some people it means a convenience store , and to others it means
Community Corners , Mr . Barney felt that it should be a type of fluid
document , one that can kind of changes a little bit with the needs of
the times , as the Boards interpret it , adding that it seemed that the
Board was trying to set up overall general kinds of principles without
trying to be specific that there is going to be 10 , 000 square feet of
neighborhood shopping center on the West Side , and on the East Side
there is going to be a 20 , 000 square foot shopping center .
Town Board Member Patricia Leary referred to Page 5 , No . 6 ,
Paragraph 2 , which states : " The Town encourages the construction of
affordable equity and rental housing for persons of low or fixed
income , and encourages the provision of housing for senior citizens ,
the handicapped , and the developmentally disabled . There is pressure
on existing , established single - and two - family neighborhoods as a
result of demographic changes in these neighborhoods and as a result
of the educational institution population with its need for rental
housing , and the Town is committed to the implementation of innovative
land use mechanisms to alleviate this pressure . " Ms . Leary suggested
broadening the above a little to include low/ moderate income , because
the term low income is a little to narrow , as it is generally thought
of as applying to poverty level . Town Supervisor Desch suggested
replacing the word " fixed " with " moderate " , because there can be high
fixed and that is not really what is being talked about . The Board
concurred with Supervisor Desch .
• At this point , the Board discussed West Hill [ Page 171 .
Supervisor Desch referred to Page 22 , last sentence in Paragraph
1 , which states : " The several residential areas , including the Drew
Subdivision , the Woolf Lane area , the DuBois Road area , the Bundy Road
area and the residences near Glenside Road and Five Mile Drive to name
a few , each has its own identity as a local neighborhood . " Virginia
Langhans offered that in each section Ms . Beeners names what everyone
considers the neighborhoods in those areas .
Robert Miller referred to Page 23 , Paragraph 3 , which states : " In
the Elmira Road area , there is an increasingly urgent need to extend
public water and sewer throughout the area of the Town in the Valley .
A 1986 study by the Tompkins County Health Department cites a large
number of individual well water quality and supply problems in the
Valley . " Mr . Miller wondered where there was a need , and who needs
it . Ms . Beeners responded that there is a real inconsistent quality
and yield throughout the Valley . Ms . Langhans mentioned the College
View Park , and noted that during the summer the adjoining residents
stated that their wells went dry . Chairman May stated that fire
protection was a large factor concerning the need for water . Robert
Kenerson referred to Page 23 , Paragraph 2 , which states : " The
geographical location and water quality needs in the Town of Ulysses
and , in the larger view , the Town of Enfield , may dictate the need to
develop a West Shore Lake water supply , similar to Bolton Point ,
• within the next twenty years . " Mr . Ken erson felt that it should be
stated that there is going to be a need for a sewer system on the west
side , in conjunction with other communities . Virginia Langhans
• Planning Board - 4 - May 31 , 1988
referred to Page 24 , Paragraph 3 , which states : " As the major
employers on West Hill , these facilities , as well as other employers
in the immediate vicinity , can be expected to influence a modest
development of support services which can be met by the phased
development of a neighborhood commercial area similar to East Hill
Plaza , and similar in scale to the commercially zoned land on South
Hill . The breadth of employment opportunities , coupled with the
natural features of West Hill , will attract mostly residential growth
in the area . Such residential growth is expected to need the full
range of housing types . " Mrs . Langhans noted that the above was one
of the items that Town Board Member Shirley Raffensperger thought was
too specific . Ms . Beeners offered that it was similar in size to what
is zoned commercial . Ms . Beeners stated that there were about 25 - 30
acres on South Hill and East Hill , Ms . Beeners suggested inserting
" Based on the commercial development standards , that it is foreseeable
that an area comparable in scale to what is established on East Hill ,
and what is zoned on South Hill , may be needed . " Harry Missirian ,
Tompkins County Planning Department , stated that a neighborhood is
generally defined by the school facility , and by other means , noting
that it would be less than West Hill , therefore , the commercial area
to equate that with either East Hill Plaza , or South Hill would not be
the right thing to do , unless neighborhood is eliminated , adding just
state " planned West Hill area " , and commenting that the scale becomes
much larger . Mr . Missirian noted that a neighborhood commercial area
is much less than 30 acres , in fact , less than 10 acres . Chairman May
• felt that East Hill Plaza was a neighborhood shopping center , although
it does attract some people from outside . Mr . Missirian responded
that it may be named a neighborhood shopping center , but it is an area
shopping center , not a neighborhood shopping center . Mr . Missirian
stated that if it is noted as a neighborhood shopping center , then the
definition must be clearly defined somewhere in the plan , otherwise ,
neighborhood commercial has its meaning in a planning document , and
that should be kept in mind . Town Supervisor Desch noted that there
was another factor regarding East Hill Plaza , which is the fact that
there is other commercially zoned land on East Hill , other than East
Hill Plaza . Chairman May commented that he felt a good compromise
would be to make a neighborhood commercial area similar in scale to
commercially zoned land on South Hill , and noted that there was a
certain amount of Cornell development on East Hill Plaza . Ms . Beeners
stated that South Hill , East Hill , and West Hill used to be called
neighborhoods , noting that the current proposal on West Hill is more
akin to the strict neighborhood shopping center definition .
The Board concurred that Page 24 , Tompkins Community Hospital and
Tompkins County Biggs Center , should be changed to read : " As the major
employers on West Hill , these facilities , as well as other employers
in the immediate vicinity , can be expected to influence a modest
development of support services which can be met by phased commercial
development of a scale appropriate to the needs of the service area of
the Town of Ithaca . The breadth of employment opportunities , coupled
with the natural features of West Hill , will attract mostly
residential growth in the area . Such residential growth is expected
to need the full range of housing types . "
Planning Board - 5 - May 31 , 1988
. Board Member Miller referred to Page 25 , and wondered about
whether or not one could build in a Flood Hazard Zone . Ms . Beeners
responded that one could build in that zone , but with difficulty . Mr .
Miller asked about the Industrial zoned land beyond Turback ' s . Ms .
Beeners responded that there was quite a bit of land behind the Elmira
Road that is in the 100 - year Flood Plain , and noted that development
is possible with certain restrictions regarding flood proofing , etc . ,
except for in the actual flood way . Ms . Beeners stated that it was
conceivable that there could be some type of Industrial Use on the
land . Ms . Beeners stated that most of the land in the Flood Hazard
Zone ( except the land just south of Turback ' s ) probably is not suited
for any real development , adding that it puts more value onto the
frontage . Ms . Beeners stated that it would also be costly to build in
a Flood Zone , but it was not prohibited . William Lesser referred to
Page 25 , Paragraph 1 , and wondered how the first sentence , " The
development of a neighborhood shopping center on West Hill is a strong
likelihood within the next decade . " , related to the lengthy preceding
discussion . Ms . Beeners responded that there would have to be some
improvements as far as continuity is concerned .
William Lesser referred to Page 27 , Paragraph 1. , last sentence ,
which states : " Should the City government vote against the State
plans , the Town will need to arrange for the design of an alternative
located totally within the Town , perhaps as a. connection to
Taughannock Boulevard . " Town Supervisor Desch offered that he felt
the intention was to indicate the reality of needing a way to get down
• the hill , other than what is available .
Virginia Langhans referred to Page 31 , Paragraph 1 , first
sentence , which states : " As collaborative research between university
and industry expands , there may be pressure to permit the development
of industrial sites in the Orchard area of the Town , similar to the
Cornell Research Park . " Ms . Langhans wondered about the Life Safety
Services Building that is over 200 feet in length , and also questioned
the chemical usage . Mr . Frantz stated that there are semi - industrial
uses associated with Cornell , and added , what is meant is
non- university affiliated type industry . Mrs . Langhans was not
present at the March 15 , 1988 Planning Board Meeting and wondered
about the plans for the Life Safety Services Building . Mrs . Langhans
asked if the entire building was just used for storage . Ms . Beeners
responded that there were some offices located in the building , a
receiving area , and holding area for hazardous chemical waste .
Chairman May offered that there was a dispensing area of chemicals and
a holding area for when the chemicals are trucked out . William Lesser
offered that this was not a new function , but just an improvement for
what they have been handling . Patricia Leary , referring to Page 31 ,
felt that the plan excludes any more multiple type or rental housing
on East Hill . Ms . Leary was referring to Paragraph 3 , second
sentence , which states : " In the longer term , some of the remaining
undeveloped lands on Maple Avenue and Ellis Hollow Road held by
Cornell and within a short walk from campus may be developed as the
• University and the Town seek to further reduce pressure on the
conversion of single family homes to rental units in established
neighborhoods . " Carolyn Grigorov responded that that was preceded by
Planning Board - 6 - May 31 , 1988
the idea of undeveloped lands that Cornell might use . Ms . Leary asked
about the problem of , e . g . , an aging neighborhood where homes cannot
be sold , and the only thing to do would be to convert some of them to
rental . Virginia Langhans commented that she did not think East Hill
had a problem with selling homes . Supervisor Desch offered that ,
perhaps , the market would demand tearing them down and rebuilding ,
which could then take on an historic aspect . Ms . Beeners stated , in
general , looking at housing , things should be considered such as
increasing the Special Permit list to provide for some of those
special circumstances like congregate living , which are older people
living together in a group situation , or rentals in an established
neighborhood if it was done in a Special Permit type of a format , with
enough public input and enough site plan review . Chairman May
wondered about the highway situation and the intersection of Pine Tree
Road / Ellis Hollow Road / Judd Falls Road . Ms . Beeners responded that
there is a need to ' have some type of a bypass . Virginia Langhans ,
referring to Page 34 , Paragraph 1 , asked about the connection between
Ellis Hollow Road and Route 366 . Mrs . Langhans wondered if the
connection would be between Ellis Hollow Road and Route 366 and
funnelled into Caldwell Road , which would work because there are
one -way systems in Forest Home . Robert Flumerfelt , Town Engineer ,
stated that there was a study presently being conducted by Dr .
Richardson as to the alternatives . William Lesser commented that , if
the outcome was so uncertain , should such specific statements be made
about one -way systems . Supervisor Desch , referring to Page 34 ,
Paragraph 1 , suggested deleting the last sentence , and inserting " It
is likely that the results of the Richardson Study will enable the
participants to plan and locate the necessary roadway network to serve
this area . " The Board agreed with Supervisor Desch . Virginia
Langhans referred to Page 34 , Paragraph 3 . Ms . Langhans wondered
about the extension of Kite Hill Road to Tower Road . Supervisor Desch
responded that the road would connect next to the Veterinary School at
Cornell , adding that this had been planned for a long time .
Robert Kenerson wondered about the Town of Ithaca ' s role relative
to parks and park operations . Mr . Kenerson commented that the Town
expects larger developers to set aside recreation land , and wondered
if there was any thought of the Town getting into the park operation
business , as the State and the City have done . Chairman May noted
that the Park and Open Space Plan is part of the Comprehensive Plan ,
Mr . Kenerson felt that the general statement should state whether or
not the Town is in the parks business .
William Lesser suggested that it should be acknowledged in the
document that there is the possiblity within the next twenty years or
so , that if there is not something substantially done with the roads ,
there is going to come a time when continued development is going to
lead to hazardous conditions on the roads , and that factor may
influence some of the patterns of development in the area , otherwise ,
stagnation could occur . With respect to ( 14 ) on Page 8 , the Board
discussed with Ms . Beeners inserting something on the order of - - " The
• highway system must be organized and developed so as to appropriately
accommodate future growth , otherwise , improper development patterns
may result and public safety may be impacted . "
Planning Board - 7 - May 31 , 1988
• Chairman May asked if there were any other questions or comments .
There being no further discussion , Chairman May asked for a Public
Hearing date on the Comprehensive Plan Statement .
MOTION by Robert Kenerson , seconded by William Lesser :
RESOLVED , that the Town of Ithaca Planning Board will conduct a
Public Hearing on the Comprehensive Plan Statement at its August 2 ,
1988 meeting , at 7 : 30 p . m .
There being no further discussion , the Chair called for a vote .
Aye - May , Kenerson , Miller , Langhans , Grogorov , Baker , Lesser .
Nay - None
The MOTION was declared to be carried unanimously .
At this point , the Board agreed , and Harry Missirian of the
Tompkins County Planning Department also agreed , that 100 copies of
the Comprehensive Plan would be printed free of charge to the public ,
and for any copies beyond that there would be a charge .
Noel Desch , Town of Ithaca Supervisor , stated that a copy of the
Comprehensive Plan should be placed in the Tompkins County Library ,
along with one at City Hall . Supervisor Desch also stated , as a
• courtesy , one should be sent to each of the adjacent communities .
ADJOURNMENT
Upon Motion , Chairman May declared the May 31 , 1988 meeting of
the Town of Ithaca Planning Board duly adjourned at 9 : 30 p . m .
Respectfully submitted ,
Mary S . Bryant , Recording Secretary ,
Nancy M . Fuller , Secretary ,
Town of Ithaca Planning Board .
•
• 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 thes Town to assure adequate
facilities for housing , tran sportation , . . . 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 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 :
1e a full range, of • housing ;
2 . . a variety of employment . opportunities ;
39 commercial. and industrial facilities consistent . with the
. needs of, the Town and the Tompkins Countyl. area ;
40 educational institutions , health care , and day care of the
highest standards ;
. . 5 . 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 1
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 ServiceMaster Plan
K - Sign Law
L - , Uniform * Fire Prevention and Building Code
M - Natural Resources Inventory
N - Drainage Master Plan
0 - Wetland Designation Maps
t 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 . ' neighbor,ing-" 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 .
I
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 ofr 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 --betwen = :22 , 000 and 25 , 000
people . 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 . A proper balance of
residential , . commercial , industrial , and. educational land - uses will be
maintained.,
Statements : o.f Philosophy
The philosophy bf . government in . : the : Town of Ithaca will continue
to . bepositively 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
EXHIBIT 1
Town of Ithaca Comprehensive Plan Statement
with many natural and cultural amenities . The following specific 0
statements of, philosophy are interwoven in the fibre of the Town ' s
planning decisions .
( 1 ) The Town of Ithaca -. recognizes its responsibility to be a
participant in the solution of local , regional and national needs
including parks , highways , ' health care , child and elderly care ,
military installations , educational and industrial research
facilities .
( 2 ) 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 . 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 • `Ypeople of the general
community , irrespective; otimunicipal 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 . Annexation opportunities , of _ mutual �benefit
to . the Town of Ithaca and adjoining municipalities will be pursued to
enhance the delivery „of service to the owners of property that may
straddle municipal lines .
( 4 ) The Town - will continue to respect not only the interests of its
Town of Ithaca Comprehensive Plan Statement . - 5 -
• neighborhoods but also its . neighbors , throughgovernment policy that
positively influences density of. development , streets , drainage , and
recreational and conservation open space :
( 5 ) 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 . Resident input is encouraged
in the ( throughout the ) planning. , process at public hearings and other
meetings .
( 6 ) 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 , . . and at a variety -of densities , including one - family ,
two - family , multiple - family , and- mobilel home park residences , with
full consideration - of the . need to safeguard the quality of residential
life in the community while providing f,or:- the evolving . needs of the
population .
The Town encourages the, , : construction of • affordable equity and
rental. , housing for persons . of low or fixed income ,.; wa.nd encourages the
provision of housing for .senior . citizens , the handicapped , - and the
developmentally - .disabled . : . There- _ is. pressure on exiting , established
single - . and two - family neighborhoods;_ , ,4,s. . a result of� demographic
changes „ in . . these neighborhoods - and as ,. a result of: the educational
institution population with its need : ,- for rental housing , and the Town
is committed towthe implementation . , of :innovative , land use mechanisms
• to alleviate this pressure .
EXHIBIT 1
Town of Ithaca Comprehensive Plan Statement
The Town recognizes that there may be a need -to establish new
multiple residence and ' mobile home park districts to provide for a
balanced range of housing options . Consideration of such new
districts will take into account - compatibility with adjacent
neighborhood character and permitted housing densities , the
availability of utilities , -transportation facilities , and other
services , and the availability of alternative sites ', las well as the
criteria set forth in Section 78 of - the Town of Ithaca - - Zoning
Ordinance .
( 7 ) - It is recognized that new neighborhood commercial areas of
different scales will develop in existing or potential new Business
Districts Any ' such areas will be fully considered for - their
complementarity with thea services and products - provided by the
downtown Ithaca - central business district and other commercial areas ,
for theirrsuitability and service to the - local area population , and
their minimization of ` - impact to adjacent areas . The Town ' shall
encourage the ' clustering of commercial development with other
high - intensity land uses , such as multiple residence and office
development , and - shall discourage strip commercial development . Small
neighborhood convenience commercial service will be " encouraged to
serve 'immediate * local neighborhood needs . J
( 8 ) " .The status' of industrial development ' in' the , City " Industrial
. Parks , • at the Cornell Research ' Park ; and on South Hill is ' a'n element
7. . in . he Town ' s comprehensive planning process - uririg conside
-tration of
the addition "- of light : industrial and industrial zones . Until such
time . as these industrialt sites are debeloped , the Town will approach
requests for the zoning of additional land 'for= industrial development
Town of Ithaca Comprehensive Plan Statement - 7 -
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 manufacturing , and - research and development facilities are
encouraged to develop and : diversify in the Town . Other industrial
operations , such as trucking facilities , may also be . needed to enhance
regional accessibility for local industries
( 9 ) The Town recognizes the importance of reinforcing and enhancing a
. local agricultural economy . Efforts shall continue to maintain
significant areas of active agricultural land , and to minimize
pressures for non - agricultural : development . In ' any review of the
proposed non - farm . development of active 'farmland , clustered
development , easements , deeds rest'rictions , - " and the transfer of
development rights are : among . sever,a.l , mechanisms that may be considered
for agricultural land . ' conservation . Commercial ; and industrial
activities related to agriculture and of ', benefit . to the local
agricultural economy will be encouraged .
( 10 ) 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 are encouraged , Future
development. . will . be encouraged to ' occur in . areas accessible to
existing or - planned .public facilities - and services while preserving
the - , - integrity of existing residential areas , agricultural lands ,
natural areas , and • open spaces. . The ' reuse of existing physical
facilities for functions compatible with their ' surroundings is also
• encouraged .
EXHIBIT 1
Town of Ithaca Comprehensive Plan Statement - 8 -
( 11 ) In any land use decisions , the Town shall - consider the effect of
0
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 and social considerations when land
use decisions are . made . "
( 12 ) Long - standing Town policies requiring developers • ' to construct
water , sewer , roads , drainage improvements , ` and to provide open space
and other infrastructure needs , 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 .
( 13 ) To provide for the preservation , conservatlon , - and management of
open land and to provide for the mostefficient use , of infrastructure ,
clustered residential . development is ,-, permitted pursuant to Town Law ,
Section 281 , and. .- in the . Town of Ithaca . Subdivision - Regulations .
In- nonresidential' development ; the � same objectives .are considered ,
and may also include considerations similar to those _ described in
Article XI , Section r51A and Article XIV , Section 78 of the ' Zoning
Ordinance .
. ( 14 ) Through the Subdivision Regulations and the Official Highway Map
the Town controls the location and design of. new . . roads as development
occurs . The . - Town 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 agenciyes must continue .
/ry)f� C : _ .• . . • / Ju � � . �� ? :"� . ' -••' ' iL ; - .. : i,.f t it
The review of all subdivisions and other site development plans
r
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Town of Ithaca Comprehensive Plan Statement - 9 -
proposed to front on existing roads shall consider access to , and
through ,, properties located in between elements of the existing road
. network , and the . effect of - the proposed development on area
circulation . Developers - may ' be • required to reserve such access even
in those cases where construction of the .entire alignment may neither
be needed nor possible as . a component of the % specific development .
The Town may require reservation -for arterial or primary roads as well
as for local . streets, . and pedestrian /bicycle routes .
The use of public _ transit is encouraged . Developers of large
projects. may be :required to - constider the - effect of the project on the
tran*sit network and to work with respective agencies in . the provision
of service to . . the new . . development . Bus stops and shelters may be
required . r
• -The,, . ;extension., of . . an- effective system of . , pedestrian and bicycle
routes between- residential areas and- commercial and employment centers
is • necessary to ,decrease reliance on- the automobile and promote public
safety and welfare .
( 15 ) Public water and sewer wili - ultimately beuprovided , pursuant to
the ,Water and Sewer •• Master . Plan ', . in all areas •where• such service is
economical and consi stenti, ; '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 ' . i'4
s ;already developed , . .nor to ' make general area
improvements for - . ,water -quality and supply-,:. -and , for fire protection ,
there may be just-if ication for. Town - expenditure . =:
( 16 ) Important natural resources will be conserved where possible as a
• part of ithe environmental review process and through a - variety of land
EXHIBIT 1
Town of Ithaca Comprehensive Plan Statement - 10 -
development controls including clustered development , open space
reservation in subdivisions , acquisition -, conservation easements , and
transfer of . development rights . , The ongoing updating of the Town ' ' Park
and Open Space, • Plan shall be coordinated with • - ' the mapping of other
natural resources to guide developers in the planning of open space
conservation .
( 17 ) Property owners must be alert to the . effects that any
significant change in, the ground cover on their property may have on
downstream properties . Developers , , of . such - . . properties should be
prepared to provide storm: . water • retention and ; ca-rrying facilities of
sufficient .capacity to prevent downstream flooding or • erosiori 'when the
upstream land has reached ,. the fully -developed stage permitted under
the zoning designation in place at that time or assumed as the result
of area plans prepared - by the - Town Other storm water management
techniques ,, ( . such as forestation and ' - the preservation of major
drainageways , may . also . be required by the Town , "in coordination with
drainage planning by other jurisdictions .
( 18 ) Comprehensive planning elements , including the Zoning Ordinance
and Map , open_ apace , highways , water and sewer master plana ; shall be
updated continually, -with official review intended to occur not less
than biannually, .
The Town . of Ithaca , • : because of its topography , is 41160inprised of
three areas , each with its own fe.atures , . 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 4 following
t , , guidelines provide. . ; both a reference . . -% to these .unique features and a
Town of Ithaca Comprehensive Plan Statement - 11 -
statement of the parameters that will influence future land use
decisions .
EXHIBIT 1
Town of Ithaca Comprehensive P1an. . Statement - 12
SOUTH HILL
South Hill consists of the geographical area between Six Mile
Creek and the Cayuga Inlet extending from the City of Ithaca line to
the municipal boundaries of the Towns of Newfield , Danby and Dryden .
Major natural features include a . portion of the Six Mile Creek ,
Buttermilk Creek , Lick Brook and Cayuga Inlet watersheds , and the
South Hill Swamp . Development is influenced by the siting of the
Ithaca College Campus , NCR , Morse Industrial , and the Therm
facilities .
The oldest establihsed residential neighborhood is along
Pennsylvania and Kendall Avenues , the former Ithaca Land Company
tract . Other residential development , such as in the vicinity of
Northview Road , of Ridgecrest Road , and many other established
subdivisions , each has its own characteristics . Because Ithac �
College is located on South Hill , its dormitory population may also be
• considered a residential neighborhood .
'Planning Hypotheses
Housing
South Hill offers the opportunity to provide for the full
range of housing needs for the next several generations . The
attractiveness of the area , as well as its proximity to Cornell ,
Ithaca College , and local industry , will foster modest growth
which , coupled with a similar desirability on West Hill , will
reduce the pressure on remaining open lands on East Hill .
1 . It is probable that there will be a need for low to moderate
income housing on South Hill . The suitability of such sites
for development is heavily dependent upon the availabilitAb
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EXHIBIT 1
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Town of Ithaca Comprehensive Plan Statement - 13 -
a
of adequate water and sewer systems .
2 . It is probable . that the 290 acre ± multiple residence district
on Danby Road north of East . King Road , the 30 . 56 - acre ±
multiple residence district on - East King Road near
Ridgecrest Road , , wand the 17 . 9 - acre ± multiple residence
district west of the business district lands on Danby and
West King Roads will be : developed within the next decade .
3 . The need for additional ' multi - family housing may be
identified in the longer run and may be a more likely use
for some of the lands zoned light * industri. al on Danby Road ,
unless suitable fight industrial uses can be developed there
in a.-parklike manner . _ Moderate density cluster subdivisions
may be a more suitable use of this land , if an.- integrated
• road network is provided and the delicate 'drainage , natural
features , and , 'scenic view. , points in the area are afforded
maximum preservation - through creative use of buffer ,
.recreational , and . conservation open .- space .
Commercial Areas
1 . _, A neighborhood 1shoppinqi . center- ' is . * needed on South Hill .
Currently zoned business 'district lands at the intersection
of King Road and . Danby Road provide the preferable location .
However , other � suitable , - clti`stbr-ed sites may be possible .
Generally; locations closer than . one mile to the City would
compete with shopping areas- on The Ithaca Commons as well as
cause possible traffic congestion in already developed
residential areas .
• 2 . . Limited .mixed use districts , s-uch as La Tourelle and the
EXHIBIT 1
Town of Ithaca Comprehensive Plan Statement - 14 -
Monkemeyer , Plan at the intersection of East King and Danby 4
Roads , can take advantage of- both* neighborhood and regional
needs without stimulating . _ unacceptable levels of regional
traffic , noise , or other elements which may be undesirable .
While specific locations for additional limited mixed use
zones cannot be predicted , in . - the longer term proposals of
comparable quality could complement the overall development
of South Hill including portions of the Town of Danby in
which the effective reuse of, school facilities has taken
place . Such zones would likely have access to primary
roads , and would be subject to specific design and
development. criteria depending on their . u.se .
Industrial Development
1 .
South Hill contains . the only significant number of
undeveloped industrial and :light ;. industrial sites . in the Town .
The particular sites on Danby Road and off Route 13 / 34 along the
Cayuga Inlet are, not likely to develop extensively in the next
decade because of the availability of sites in - _ the City
Industrial Parks: And .,- the Cornell Research - . Park near the Airport
in . the Village of Lansing , and because of . probable high site
development costs . -Proposals for . ; industrial development on these
sites should , be prepared . on , an integrated basis , - similar to an
.! industrial . _, park which may combine busiriessr , and industrial
operations in . a campus - like setting .
Drainage
On South Hill , the importance of drainage management and the
on - site retention . of storm water has been recognized by the Town
Town of Ithaca Comprehensive Plan Statement . 15 -
• for : many years as a critical requirement for major development
projects , also subject to . review by other jurisdictions .
Retention areas exist , or are proposed to be ' constructed , at the
former Beacon Hills : site ( Butterfield ) , Springwood , and at
several other locations .
Highways
Intermunicipal Needs
1 _ 0 Aurora Street Bypass
There is a need for a highway ' link between Danby Road
and the Elmira Road . One possible location under
consideration , offering utility , drainage , and
recreation trail opportunities ; ) i 's . the abandoned
railroad right of way west of Danby Road . An alternate
• route under investigation: is . a corridor extending from
West King Road to the vicinity of Sand Bank Road . The
Town ' and. City should complete the official mapping and
design of 6 _this bypass - corridor , and should require
potential developers of involved properties to take its
footprint - into.- account :
Safety Improvements
1 . . Vertical realignment of. the end of Stone Quarry Road at
the ;--, City . line to impro:vep ' visibility , in the design
sta:ge as a . joint City / Town project , is needed .
2 . Realignment= of the intersection of Burns Road and
Coddington Road is needed to improve this primary link
between South - Hill and East Hill . '
• 3 : The elimination of hairpin turns on Sand. Bank Road and
EXHIBIT 1
Town of Ithaca Comprehensive Plan Statement - 16
its widening to standard Town specifications represent
an increasingly urgent need .
New Streets
Area plans developed for South Hill � ,, shall recognize the
need to eliminate long deadend streets 'such as Pennsylvania
Avenue and Juniper Drive , as well as the , need for an
efficient system of both local and primary '"-roads . On South
Hill , topography and natural features limit the options for
new - street alignments , thereby making it critical that
development not totally foreclose opportunity to provide the
road network adequate for potential future land use .
Natural Areas
South Hill is blessed with the wealth of the following
natural areas which shall be monitored carefully in relation toO
all development .
L * Luck Brook - - a prime candidate for official designation by
the Towns of Ithaca and Danby 'as a critical environmental
- area .
2 . South Hill Swamp -- sufficiently - 'administered by The
Plantations Committee of its owner , Cornell University .
Nonetheless , consideration should . be given to . the formation
of a• larger , South Hill upland conservation area , to include
forested - areas owned by Ithaca 'College and private
individuals . Conservation open space set aside by private
agencies has already included reservations at the Deer Run
and at the ButterField sites , and the transfer of the 86 . 65
acre , Eldridge Wilderness on Troy Road to The Nature O
Town of Ithaca Comprehensive Plan Statement _ 17 _
• Conservancy .
3 . Buttermilk Creek; - - sufficiently administered as a State
, Park . Adjacent areas , including Creek tributaries , shall be
carefully reviewed and monitored as 'development proposals
r
are planned .
4 . Six Mile Creek - - approximately 60.0. acres of privately held
developable , land , mostly in . large parcels , exists between
Coddington . Road - and Six < Mile ,Creek . About • 370 acres of this
land are located - between . . the 545 - acre City Watershed
property and the abandone.d ;.D . L . & W : . railroad right of way ,
which is the probable location of a future - sanitary sewer to
serve the Coddington Road cor.ridor .up to ._ Troy Road .
Part of the,- . area on . the , creek " side of the former
• railroad right of way might be appropriate as recreational
land to serve ; the Ithaca area -tpopulation ' s . growing needs for
active recreational faicilities such as . soccer , softball ,
running , and , cross - country skiing , . as well as for passive
1 .activities . such , asl .% , .bird -watching and . botanizing . Such
facilities would be , linked by : already planned recreation
trails , including ; the _South Hill Trail ; whi:ch is planned to
.. . be developed ; on , the . railroad ;ri:ght ofway itself , and and by
_ streets provided by. - the - development above the railroad right
of, . way . In, developing an•., : i:ntegrated system of conservation
and.: recreational open space infethis - corridor , conservation
easements , . clustered development , transfer. of development
rights , and acquisition w•i11 ; be considered . The Town Park
• . . ;: and Open: Space Plan . of 19.751,; ; 0 .as• , -,revis.ed . .in 1977 and 1984 ,
EXHIBIT 1
Town of Ithaca Comprehensive ' Plan Statement - 18 -
will be further developed in the planning of this important
open space resource . Some low density residential
; development may be sensitively integrated with the
recreational development , for - efficient use of the sanitary
sewer extension along the former railroad right of way .
5 . The band of , forest on ' the westerly slope of South Hill
extending from the ' City line ] to Lick Brook should be
protected as a natural area to assure slope stability and
visual beauty . Development in this area should be limited
to the potential Aurora Street bypass , drainage , utility and
_ recreational: trail alignment needs , all of which offer
opportunitites for coordination . ' The * forest land ' at the
base _� of South Hill borders the Cayuga Inlet Flood Plain . It
. is also isolated in part by the active railroad right of
way . ; Development opportunityin ' this area is minimal . As
the - State continues its planning of a trail through the
Flood Plain connecting Buttermilk Falls and Robert Treman
State Parks , ' •spur • trails•: will be considered by the Town .
6 .. There are a number , -major and minor streams and glens ,
which are either New York State Department of Environmental
.Conservation ., protected or non - protected tributaries of Six
.Mile Creek , . Cayuga ' Inlet •, and Buttermilk Creek ; and which
should be protected and4 considered ' for public or
conservation open space when site design and set- aside
regulations are discussed with developers .
7 . il� The .Town has severarl neighborhood parks on South Hill ,
including :, . Northview West Park ; thee ' Coddington Road
Town of Ithaca Comprehensive Plan Statement - 19 -
• Community Center Playfield , and recent subdivision
reservations on Troy , OEast King , and Compton Roads .
Consideration of further parkland or trail reservations is
made within the context of an ' integrated system of
multipurpose open , space . serving both recreational and
conservation needs .
Utilities
The water and sewer master plan in large part has been
implemented on South Hill . As ' the population increases ,
additional water storage will- - be _ required near the intersection
of East King Road . iand Troy Road . The need f:or improved fire
protection , along Coddington * Road also suggests completion of the
water main interconnection between Coddington Road and , East King
• Road, pressure . zones - and should be completed within the next five
years primarily by developers .
Sanitary sewer service along the remainder of Coddington
Road will be constructed by developers through connection to the
proposed railroad interceptor . _ However , some localized work to
serve already developed property on the upper side of Coddington
Road - and - East King Road may be v '. ustifiably a Town cost . It may
be desirable , to plan for the sewering ` df Stone Quarry - Road at the
same time, .
The extension.; of publi1c . : water . % and sewer to that portion of
South Hill between- Buttermilk Creek and Cayuga Inlet is unlikely
; to occur within the next twenty yea.rs' .
Fire Service .-
The
ervice -The combination , of. water. eextensions ' and the South Hill Fire
EXHIBIT 1
Town of Ithaca Comprehensive Plan Statement - 20 � ,
Station construction will bring about a several - fold improvement
in fire protection on South Hill . This improvement is expected
to be adequate for the . next twenty years . The area without
public water may continue to be adequately served by the Danby
Fire • Department tanker availability .
Agricultural District
The area on South Hill along Coddington Road which is
currently in the Tompkins County , Agricultural - District is not
zoned by the Town : as agricultural land nor is it actively
cultivated . While the . need ' for the development of this land is
,. not imminent , • it is, unlikely that agricultural land use
. . . represents the best . use of this land in jthe . long run , because of
the marginal ability of this land to - support agriculture . The
maintenance of adequate open space on these lands would be a �
major consideration in the review of any . potential development .
The large farms on4West King Road are likely to remain active in
the foreseeable future .
Ithaca College
The . Ithaca College Campus is & A primary asset to the Ithaca
community. Its 'facilities and human resources ' establish and
bring -to the l , community . a level of quality that benefits the
entire region . While the Town Zoning Ordinance , SEQRA , and
Building Codes afford proper 'regulation ' of College physical
changes , it is imperative . that = Town -and College officials
participate in campus planning activities ' oon an ongoing basis
because of the potential impact of campus development on the
environment of . the Town and the City with respect to storm water
T Town of Ithaca Comprehensive Plan Statement - 21 -
• runoff and traffic control , and on housing and utility service
needs .
_ . .
EXHIBIT 1
Town of Ithaca Comprehensive Plan Statement - 22
WEST HILL
West Hill consists of the area between Cayuga Inlet and Cayuga
Lake , representing a semi - circle comprising about one -half of the land
area of the Town exclusive of the Village of Cayuga Heights . For
planning purposes , it is possible to consider West Hill as two
sub - areas , namely , the part of the Town north of Coy Glen and the part
south of Coy Glen . Major natural features include a portion of the
Cayuga Inlet , Enfield Creek , Coy Glen , Williams Glen , Indian Creek ,
and Cayuga Lake . Development is influenced the gorges and slopes of
these natural features , and by the siting of health , office , and
service related land uses at the Tompkins Community Hospital , the
Tompkins County Biggs Center , and the former Odd Fellows complex . The
several residential areas , including the Drew Subdivision , the Woolf
Lane area , -the Dubois Road area , the Bundy Road area and the
residences near Glenside Road and Five Mile Drive to ' name a few , each
has its own identity as a local neighborhood .
Planning Hypotheses
utilities
The 1984 and 1988 extensions of public water and sewer by
the Town in response to petitions from the owners of
residentially developed properties will be a major factor in
bringing . about balanced growth and effective land use , - rather
than a narrow range of Town housing offered by single - family
homes on large lots with . private water and septic systems .
These improvements , coupled .with the construction of a new
Fire Station on Trumansburg Road , will . bring the quality of life
on West Hill to the same standard enjoyed by the Townspeople on,
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EIIBIT 1
Town of Ithaca Comprehensive . Plan . Statement - 23 -
• East Hill . Additional storage capacity . will be needed as the
areagrows to enhance both domestic and fire flow and to permit
water extensions , as described in the Town Water Master Plan , to
the remaining areas not in County agricultural districts . The
construction , in 1988 , of public sewer on West Hill , including
service to properties along the Lake Shore , will improve the
condition of ground water and Lake water quality. within the Town
and City .
The geographical -, location and waterquality needs in the
Town . of Ulysses and , in the 1arger view , the Town of Enfield , may
dictate the need to ,. develop a, . , West Shore Lake water supply ,
: similar . to . Bolton � Point , within the next . twenty years .
: -In the Elmira -iRoad area , there is anincreasingly urgent
need- to extend public water and sewer throughout the area of the
•
Town in the . Valley . A . 19 .86 study by the Tompkins County Health
Department cites a•• large ;number • of individual well water quality
and . supply problems in-- - the , Valley .
The - lack of fire protection , is . another major concern
frequent.ly : . expressed by , Inlet Valley property owners , including
operators of mobile , •home.tparks , restaurants , and motels , during
the review of :: various prop.o.s,als . . Plans -for these -extensions are
e,xpected:; : -to be comp:•heted _ =.i•n 1989 . Construction will permit a
proper balance ;of - -residential ,. , commercial , and industrial
development along the. . Elmira Road - corridor and combined
residential and agricultural . uses along the Seven Mile Drive
corridor , while preserving theValleyflood plain and woodlands
• and avoiding development pressure in those agricultural areas
EXHIBIT 1
Town of Ithaca Comprehensive Plan Statement - 24 - , •
uphill from the Valley corridor . 0
The creation of a pressure zone above the Trumansburg Tank .-
as described in the Water Master Plan , if required , must be
financed in large part by developers to avoid development
pressure ' on active agricultural lands .
Housing'
" There is expected to be a need for additional multiple
residence and mobile home park districts . on West Hill to respond
to " the full range ;!of community needs , including units that are
affordable to persons of low and fixed income . New district and
site plan review should take - into account compatibility with
adjacent neighborhood character and permitted housing densities ,
the availab-ility of alternative: sites , , acccess to existing and
planned roads , and the adaptability of the site for= the proposed
use . The development of such housing need not diminish the
amount of acreage available for active farming .
Tompkins Community Hospital and Tompkins County Biggs : Center
As the major employers on - West Hill , these facilities , as
well as other employers " in - the ' immediate vicinity , can be
Ohl
expected to influence a modest' r development of. support servi
which can be met by . ep� phased '/ development
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to. - tcommer-cal�lyzoned�-ater� ,aii ' 1:•
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employment opportunities , coupled ' with the natural features of : 161
West Hill , will attract mostly- residential growth in . the area .
Such residential growth is expected to need the ' full range of
housing types .
Town of Ithaca Comprehensive - Plan Statement - 25 -
• Commercial - Areas
The " development of a neighborhood shopping center on West
Hill is a strong likelihood within the next decade , The Greater
Ithaca Regional Plan suggested ' such a facility at the
intersection of BundyRoad and Route 9 -6 . It may be more
appropriate to consider such commercial zoning within 1 , 000 feet
of theintersection of Trumansburg, Road and the Biggs
Center / Tompkins Community " Hospital entrance , where a traffic
light was recently installed , - ,and which is the general location
of , .! the relocated Route . 96 interchange ,
- There . . is also likely to be additional commercial development
along . Elmira Road as '! the ' comparable area in the City becomes
completely developed Such commercial operations may be in the
form of small -mall type facilities to provide local services and
support the cost of the development . The amount of acreage
available is limited by the Cayuga Inlet Flood Hazard Zone ,
:Treman Park , and industrialily zoned' land . "
Improvement of the north=south road network on ' West Hill
willreduce the need for " additional commercially- zoned lands in
t .the Town' due to improved access to the City . Agricultural type
commercial activities� , ` such as farmers ' markets , should be
encouraged in the Town to reinforce and enhance the local
agricultural economy , and to. complement " existing West Hill
orchards ; ' vineyard's , ' farms, and ' garden businesses
Industrial - Development
The recent action to eliminate 70 acres of land from those
• lands zoned . - industrial responded to - the reality of land use
EXHIBIT 1
Town of Ithaca Comprehensive Plan Statement - 26-
potential along Five Mile Drive , but recognized the need to zon �
,additional land in the Town for industrial uses . The Elmira Road
area , with its access to State roads , is the best location for
clean , non - polluting industrial operations that should
complement , and not compete with , other area . industrial growth .
With the provision ; of adequate open space buffering from adjacent
and nearby residential - areas , the Mancini property : is an example
of land with potential for development - as an industrial park .
Because of the potential for gravel extraction , part of the
land adjacent to Lick Brook is zoned industrial . Any such use
should be prohibited on the steep slopeso near Lick Brook ; other
uses should be subject to the most stringent . of environmental
review , as would any action were Lick .Brook officially designated
as a Critical Environmental, Area .
Drainage -
The interit , to preserve the . broad band of active agricultural
lands on West Hill is an important element of the comprehensive
plan and the planning process involving the design of drainage
facilities on West Hill . At certain times of the . year the
condition of those agricultural lands can be a major contributor
of storm water , to facilities constructed - in future development
downstream . While well- defined , drainage swales and creeks exist
throughout West Hill , the steepness of . slopes near the Lake
require such ,waterways to , be checked . • for capacity to . prevent mud
slide problems even where the creek bottoms run. . on rock .
Developers are to be required to apply proper storm water
management features in the site plan preparation including , where ®
Town of Ithaca Comprehensive Plan - Statement - 27 -
• necessary , retention facilities and conservation buffers within
their development .
Highways
Intermunicipal Needs
I * The construction of the new Route 96 four - lane divided
•highway is the most urgent need in the greater Ithaca
ti . area . The footprint of the highway will have a most
profound influence ` jon the use of . the - land through which
it passes because of its limited access design . Land
uphill , when developed primarily as moderate density
residentialareas , will rely on ' access to Trumansburg
Road . . Developers ' of the major parcels must coordinate
1
their site plan preparation , The new State highway
• will afford the community the opportunity to relieve
the steep residential streets ori West: Hill from their
- role .. .as arterial highways . Enhancement of the
north - south . highway network will come about in a more
effective pattern with - the realization of the new State
highway . Such - roadways must be constructed in part by
developers on - alignments determined ' by the Town .
Should - the , City government vote against the State
plans , the " . Town ) will need ' to arrange % for the design of
- an a1tern-ative -lo,ca.ted totally - within -the Town , perhaps
as a ' connection to Taughannock Boulevard ,
2e The construction of a connection between Elm Street and
Floral Avenue should be given further consideration as
• a joint City / Town project in conjunction with further
EXHIBIT 1
Town of Ithaca Comprehensive Plan Statement 28
development of the Southwest Industrial Park in the
City . Such a roadway will relieve pressure for the
addition of commercial areas along Mecklenburg Road and
Elm Street .
3 . , The planned- State improvements of the Route 13 / Route 34
intersection near Treman Park will eliminate a
significant safety problem , in the . Town of Ithaca and
bring about a major improvement to. the Park entrance .
4 . Other needed safety improvements include the
intersection of Seven Mile Drive with Route 13 , the
intersection of Enfield Falls Road with Route 13 , and
- the DuBois Road / Route 96 . : - intersection which is
scheduled for -construction in 1988
While the Highway Master Plan is an effective element , it is
not possible to plan .fully the alignment of all future streets ,
recreation -trails -, open spaces , and utility teasements on West
Hill . Particular catre will be . -.required to prevent the loss of
the best. alignment of such infrastructure needs . The owners of
the many large parcels are encouraged to work together and with
the Town in the early stages of all : development on their
property . Street alignments must respect the many unique natural
features of West Hill . With both proper and integrated planning
of infrastructure .'. stand conservat:ion - - aregs , an efficient road
network can be developed that will not -. idiminish the value of West
Hill natural and agricultural. areas .
Natural Areas
West Hill abounds with natural areas that must be protected . •
Town of Ithaca Comprehensive Plan Statement - 29 -
Coy Glen and Treman Park ( Enfield Creek ) are two such areas
• a lready recognized as such . The ' band of forest extending from
Ulysses .to Cass Park on the steep slope above Route 89 must be
preserved except for the needed penetration of Route 96 , utility ,
and , trail easements . While some low density development may be
considered An this area, it must respect - the fragile aspects of
this wooded area - , and any developer should anticipate stringent
requirements for the preservation of open space within such
development . Pedestrian access under- ithe new State highway will
be . needed at several locations in the Town . Additional
connections utilizing remaining- portions of: the abandoned
railroad . right of way and other oinks to open spaces should be
delineated in the site plans . for development .
Williams Glen and Indian Creek are to be preserved as open
spaces and considered for conservation designation . or dedication
to .the Town as -development proposals are considered .
Agriculture
Active agricultural land need not be pressured into
development . - The Town policy with regard to the extension of
water and sewer and its support for Tompkins County Agricultural
Districts will continue to suppress • such development pressure .
No significant : - ehanges in the boundaries of the Town
agriculturally = zoned ' 'districts should be . permitted until such
time as those developable lands served with public water and
_ sewer have been developed . :
}
EXHIBIT 1
Town of Ithaca Comprehensive Plan Statement 30 -
EAST HILL
East Hill consists of the geographical area ' between Six Mile
Creek on the south and the Village of Lansing on the north and between
the City of , Ithaca and the Town of Dryden from . west to east .
Major natural features include portions of ' Six Mile Creek ,
Cascadilla Creek , and Fall Creek . Major natural resources already
developed - include the Arboretum and Beebe Lake . ` .
Development is influenced by Cornell University and the
industrial / commercial . , areas in the Village of. ' Lansing . Distinct
residential neighborhoods include . :Northeast Ithaca , Renwick Heights ,
Forest Home , and Eastern • Heights . Smaller areas within these
neighborhoods have their own unique identities . Forest Home has a
special identity, with its .historic character and proximity to Cornell
University .
Planning Hypotheses
The development that has occurred over . . a . thirty - year " period on
East Hill is a result of planning policy originated in the initial
Town comprehensive planning. effort . The attractiveness of the area ,
due in part to . its topographic setting and its proximity , to Cornell
University , will ' continue to result in . additional residential
. development . East Hill. , more than any other area of the Town is , and
will continue to be , significantly ,: ,_ influenced by development in
adjacent communities , particularly in the Village of Lansing .
Most of the remaining open lands on East Hill . are held by Cornell
University . The extensive expansion of . major academic buildings
occurring in the central campus in the City is not likely to happen in
the Town with the exception of the expansion of the College of
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EXHIBIT 1
Town of Ithaca Comprehensive Plan Statement - 31 -
• Veterinary Medicine .
As collaborative research between university and industry
expands , there may be pressure to permit '"the development of industrial
sites , in: the Orchard .area of the Town , similar to the Cornell Research
Park . Such consideration would be inappropriate -unless those
undeveloped lands currently zoned industrial in - the Town are shown to
be unsuited for these functions .
The development of other . vacant Cornell lands , such as east of
East . , Hill Plaza to Game Farm Road , should consider - the need for an
efficient road system , and the preservation of ' the Cascadilla Creek
open space coridor
Housing
. In the near term , the major addition of housing " is likely to
be a Cornell graduate student housing project in ' the Mitchell
l
Street` area , currently proposed in part as a replacement of
Cornell Quarters . In : the longer term , some of the remaining
undeveloped lands on . Maple Avenue : and Ellis Hollow Road held by
Cornell and within a • short walk from campus may be developed as
the � . University and . the Town seek to further reduce pressure on
the conversion '. -- of single family homes ' to rental units in
established neighborhoods . The Town Zoning Ordinance and
condominium covenant restrictions on occupancy as provided for in
the Subdivision Regulations wille continue to be effective in
preserving the range of housing availlable on - East Hill .
Cornell landt border.'ing on the Hon nessLane / Pine Tree
residences , . if :further developed , should provide adequate
• buffering for drainage and open space purposes . The Baker Lab
EXHIBIT 1
Town of Ithaca Comprehensive Plan Statement 32 - % 4
lands on Hungerford Hill are an important open space - asset for
Snyder Hill residents .
The availability of mobile home parks in Varna and elsewhere
nearby , . as well as the state of development on East' -' Hill , may
preclude further consideration of this type of housing on East
Hill in the • , Town of Ithaca .
Commercial Areas
. East Hill commercial service needs are met by the currently
designated areas at the intersection of Pine Tree Road / Ellis
Hollow Road /Mitchell : Street and Judd Falls Road . With 43 per
cent of East Hill Plaza presently occupied by offices of Cornell
University , . modest changes in occupancy of the current 32 - acre ±
commercial district may occur in re-sponse to market forces and
additional construction within the district may be appropriate .
Future need for additional commercial space is expected to
be met by the expansion , of- facilities in the Village of Lansing
. . and the extensive construction - taking place in Collegetown in the
City of Ithaca . However , the East Shore of the Lake offers a
unique opportunity - to provide special ; water - related commercial
activities , - consistent . with the constraints . of access brought
about by the proximity of the . State highway to the Lake . At the
same time , the . imminent availability of public . sewer is expected
to result in the upgrading of . some of --the residential - ,units . if
commercial development _ comparable ine scale to home occupations ,
e . g . , crafts , are proposed , its compatibility - with the current
variety- of East Shore land uses may . . be realized .
Industrial Development
44 Town of Ithaca Comprehensive Plan Statement - 33 -
The small area on East Hill zoned light industrial is held
by Cornell, . , University and utilized for central utility and print
shop purposes . The abandonment of the railroad reduces the
potential for use of this area for non - University industrial
development . The current . uses - are expected to be continued for
the long term because - of the vital nature of the services and the
. ., investment made in ~the . Central Heating and Chilled Water Plants .
A portion of the Orchard is already developed by the University
for low impact functions Vhich ° are quasi _- industrial in nature ,
:such as central warehousing and library storage . Should Cornell
seek major expansion of these facilities , they should be required
to submit a general plan :of • the entire area between Route 366 and
Ellis Hollow Road .
• Drainage
The recent improvements of Route 79 by . the New York State
Department . of Transportation have eliminated many major drainage
problems . Localized .- . minor improvements and maintenance will
continually , be needed , particularly, in %the flat areas of the
Northeast and along - the. Lake Shore . The conservation land
: reservations made im cluster housing , � arid other development along
Slaterville Road and elsewhere on . East Hill ; for example , the
; Black Oak Lane - development , have mitigated, additional runoff
: impact to Six Mile , Creek : :
Highways
Safety Improvements
ThereI is an . urgent need to construct '. a highway link
• between Route 79 and Route 13 , preferably as a bypass of the
EXHIBIT 1
t
Town of Ithaca Comprehensive Plan Statement 34'-1
Pine Tree Road / Judd Falls . Road , Triphammer Road corridor ,
such as the . . alignmentproposed proposed in the Greater
Ithaca Regional Plan . In the interim , the connection
between . Ellis Hollow Road and Route 366 should be
�T is -/ /"eL y r,
constructed before the end of the decade . T1Tis-soup-1-ed
pa4�' 15W let lSoN STa cry &• I [ L� F (l91 c 7 ll /011?Z
with a one -way sy_s_tem—in---Fore'st Home;-will subs-tan-tray
k 11 1 c o c ��e �` fv / o�_c
reduce the existing- s`afety ' hazards and traffic s'fr'e'ss� 'along�
this,.-cornidor
Other Safety Improvements
1 . Park Lane - - The extension ., of Park Lane will afford
emergency vehicle access to the Eastern Heights area at
two points , the minimum necessary for the number of
housing units located in the area . _ .
New Streets
� A network of new streets will be constructed in each of
the remaining large , undeveloped areas , including a link
between ; Pleasant . Grove Road and Warren Road to be
constructed by Cornell as a part of its traffic and
_ circulation plan . In addition , the extension of. Kite Hill
N ; Road to. . Tower Road . will . , be completed by Cornell by
September , 1989 .
The . existing East Ithaca trail system constructed by
the Town is an important circulation facility that should be
expanded . A collaborative effort among the various involved
jurisdictions should be undertaken to . improve connections
between East Hill Plaza , Cornell , . and local neighborhoods .
Natural Areas
Town of Ithaca Comprehensive Plan Statement - 35 -
East Hill abounds with natural areas which must continue to
be protected . Six Mile Creek , Cascadilla Creek , and Fall Creek
are , fortunately , already • protected because of ownership by the
City . or .. Cornell , In recent years , the quality of public water
supplies in Six Mile Creek and . Fall Creek have been improved
through the construction of public sewer in several populated
areas . A unified plan - to provide creek bank stabilization should
be developed as a : - regionally sponsored program . While these
three watersheds qualify for designation as critical
environmental areas , the careful management by their owners , in
concert with the Town ' s open. space . policy , may assure proper
preservation of these areas without such Critical Environmental
Area designation .
• The Cornell Plantations areas , including the Arboretum ,
Beebe Lake , and the various landscaped areas of the Cornell
campus , provide additional high quality natural areas available
to the public . Along the Cayuga Lake shore the proximity of
Stewart Park in the City is a valuable resource available to Town
residents .
While the Cornell and Country Club Golf Courses are
important open spaces in the Town , it is not likely , in the long
term , that the Town can expect to enjoy the luxury of two such
facilities forever . If residential development of a portion of
one of the golf courses becomes necessary , proposals should be
required to include the retention of large open spaces . for use by
the broader community , as is the case with the current
facilities .
EXHIBIT 1
Town of Ithaca Comprehensive Plan Statement 361 .,
Agriculture
It is fortunate that major agricultural activities have been
retained in the East Hill area of the Town . Such commitment ,
part of planning for a multi - disciplinary campus , seems to have
been solidified by Cornell ' s decision to construct ' ' a new polo
arena on. Pine Tree Road and by Xthe planting of new stock at the
Cornell Orchard . Also , the importance of the Equine Research
Facility to the State- is likely to assure the entrenchment of
this asset : at its present location on Bluegrass Lane . Any
non - agricultural development of Cornell ' s 'agr' icultural lands
should include conservation , recreational , and buffer open space
near existing resideritial areas :
2 / 17 / 88
Rev . 5 / 27 / 8840