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HomeMy WebLinkAboutPB Minutes 1993-03-23• 0 The Tuesday, New York, Town of March 23 at 7 :00 TOWN OF ITHACA PLANNING BOARD Comprehensive Plan Public Information Meeting 7:30 p.m., NCR Cafeteria MARCH 23, 1993 ,TOWN FM Of Ithaca Planning Board met in regular session on 1993, at the NCR Cafeteria, Danby Road, Ithaca, p.m. PRESENT: Chairperson Carolyn Grigorov, Robert Kenerson, Stephen Smith, Virginia Langhans, Candace Cornell, Floyd Forman (Town Planner), George Frantz (Assistant Town Planner), Dan Walker (Town Engineer) , John Barney (Town Attorney) . ALSO PRESENT: David Klein, John Whitcomb, Ron Simpson, Mildred Eddy, Alfred Eddy, Peter Voorhees, Marty Newhart, Clara Leonardo, Lee Leonardo, Richard Leonardo, Nancy Wilson, Charlotte Bosworth, Amy Hansen, Stacy Rafferty, Andy Weinburg, Katie Bas, Lara Gressle, Timothy Marty Vincent Jr., Susan Down Kehrli, Roger Perkins, Kathy Bessner, Noel Desch, Ed Hallberg, Tim Terpenning, Frank Ligouri, Myrtle Whitcomb, Dave Auble, Nancy Gabriel, Jim Hilker. Chairperson Grigorov declared the meeting duly opened and welcomed the audience to the second of three neighborhood meetings on the Town of Ithaca's Comprehensive Plan. Chairperson Grigorov read the Fire Exit Regulations to those assembled, as required by the NYS Department of State, Office of Fire Prevention and Control. Chairperson Grigorov stated that David Klein, Chairman of the Comprehensive Planning Committee, would be presenting an overview of the project, followed with presentations by two citizens groups, then the floor would be opened to the public for comments. David Klein gave a brief historical overview of the Comprehensive Plan. Mr. Klein stated that in an effort to address public concerns regarding the rapid pace of development in the Town, the Planning Board held a public hearing in August 1988 to consider a preamble to the zoning ordinance entitled "Statement of Purpose, Philosophy, and Planning Guidelines." Mr. Klein stated that this plan was rejected by the public as being adequate. The Town Board was then authorized to hire a planning consultant to review and evaluate the status of the Town's planning procedures. The consultant's 1989 report was critical of the Town's planning process and they recommended that a strategic program be implemented which would make incremental improvements to laws, regulations, and procedures. The consultants also recommended that a Comprehensive Master Plan be initiated, to guide the various SL TOWN OF ITHACA PLANNING BOARD Comprehensive Plan Public Information Meeting 7:30 p.m., NCR Cafeteria MARCH 23, 1993 ,TOWN FM Of Ithaca Planning Board met in regular session on 1993, at the NCR Cafeteria, Danby Road, Ithaca, p.m. PRESENT: Chairperson Carolyn Grigorov, Robert Kenerson, Stephen Smith, Virginia Langhans, Candace Cornell, Floyd Forman (Town Planner), George Frantz (Assistant Town Planner), Dan Walker (Town Engineer) , John Barney (Town Attorney) . ALSO PRESENT: David Klein, John Whitcomb, Ron Simpson, Mildred Eddy, Alfred Eddy, Peter Voorhees, Marty Newhart, Clara Leonardo, Lee Leonardo, Richard Leonardo, Nancy Wilson, Charlotte Bosworth, Amy Hansen, Stacy Rafferty, Andy Weinburg, Katie Bas, Lara Gressle, Timothy Marty Vincent Jr., Susan Down Kehrli, Roger Perkins, Kathy Bessner, Noel Desch, Ed Hallberg, Tim Terpenning, Frank Ligouri, Myrtle Whitcomb, Dave Auble, Nancy Gabriel, Jim Hilker. Chairperson Grigorov declared the meeting duly opened and welcomed the audience to the second of three neighborhood meetings on the Town of Ithaca's Comprehensive Plan. Chairperson Grigorov read the Fire Exit Regulations to those assembled, as required by the NYS Department of State, Office of Fire Prevention and Control. Chairperson Grigorov stated that David Klein, Chairman of the Comprehensive Planning Committee, would be presenting an overview of the project, followed with presentations by two citizens groups, then the floor would be opened to the public for comments. David Klein gave a brief historical overview of the Comprehensive Plan. Mr. Klein stated that in an effort to address public concerns regarding the rapid pace of development in the Town, the Planning Board held a public hearing in August 1988 to consider a preamble to the zoning ordinance entitled "Statement of Purpose, Philosophy, and Planning Guidelines." Mr. Klein stated that this plan was rejected by the public as being adequate. The Town Board was then authorized to hire a planning consultant to review and evaluate the status of the Town's planning procedures. The consultant's 1989 report was critical of the Town's planning process and they recommended that a strategic program be implemented which would make incremental improvements to laws, regulations, and procedures. The consultants also recommended that a Comprehensive Master Plan be initiated, to guide the various a ® Planning Board 2 March 23, 1993 municipal boards in making decisions on development in the community). In December of 1989, the Planning Board formally requested that the Town Board establish a Comprehensive Planning Committee (CPC) and that a consultant be hired to assist in the process of creating the plan. The Committee was established in February of 1990, to perform various special planning tasks the Committee was charged with and procedures for review of the document at various stages through a number of public information meetings. Mr. Klein stated that the present draft reflects a number of changes and improvements made as a result of public information meetings. The CPC approved the draft of the Comprehensive Plan on January 12, 1993, and transmitted the document to the Planning Board. on January 19th. At the present, the Planning Board is requesting additional input from the community. From his experience on the Planning Board and the Town Board, Mr. Klein relayed a number of benefits the document represents for future reference in planning growth in the Town. He then introduced Floyd Forman, Town Planner. Town Planner Floyd Forman addressed the Board and stated that as Mr. Klein presented a historical perspective, he would give an ® overview of the Plan itself. Mr. Forman stated that tonight the Board would address specific elements of the Plan; Inventory highlights; go over the Goals, Objectives and Recommended Actions; Priority implementation measures; Planned Synthesis; Future Land Use Patterns Map; and key aspects of the adoption process. The Planning Board showed a slide presentation that outlined the Comprehensive Planning Process. Items contained in each chapter was discussed to give an idea of items addressed, Mr. Forman read aloud some of the Goals, Objectives, and Recommended Actions. He gave projections of future growth and showed the importance of future planning in an effort to focus development in areas with existing infrastructure and away from areas that are environmentally sensitive. Mr. Forman stated that the importance of a transportation plan, which is included in a recommendation within the Plan, would also be addressed through implementation of the Comprehensive Plan. The adoption procedure was then reviewed. Chairperson Carolyn Grigorov introduced Noel Desch, who is speaking for "Citizens for Sensible Land Use and Property Rights." Noel Desch addressed the Board and stated that in the past he has served on the Planning Board, as a Councilman, reminded members and Town Supervisor. He stated that almost everyone would agree that the Town needs a Comprehensive Plan, but that it must be in balance, and respect the traditional partnership between people and the ® local government. He asked the Planning Board to consider the adoption of the Comprehensive Plan carefully. He reminded members that Town residents have been good stewards of the land. Mr. Desch ® Planning Board 3 March 23, 1993 stated that he had some concerns about the slide presentation. He asked how the Plan could bring about a desire for a balance between all the elements that contribute to crowding without property addressing build out. He also expressed concern that the Plan does not adequately address zoning changes from current land uses. Major deficiencies he noted include: the Plan does not examine actual growth patterns and trends in the Town, The Planning Committee did not specifically evaluate current land use regulations in depth (the consultant did some work on it) , the plan does not address the issue of problems for neighboring communities that this will cause, the plan does not meet the requirements of Section 272 of the Town Law, and the Plan lacks simplicity of understanding which will destroy its usefulness as a tool in future actions. These items were then addressed in greater detail. He stated that the Plan must be a responsible and workable guide for all constituencies interested in the future of our Town, particularly those who are prepared to make, or have already made an investment in the Town. He continued that it must respect the rights of all present and future people in our Town, including property owners, renters, businesses, educational institutions, and perceptions of threats to the quality of life that we currently enjoy. It must allow the opportunity for people of all socioeconomic statuses t live and work in the Town and must therefore avoid the creation of elitism. It must form a partnership between the people and their local governments and avoid the creation of an adversarial relationship which comes about from excessive or oppressive regulations. It must be a working document for residents in the Town, as well as outside the Town limits. Mr. Desch expressed concern that the Plan be revised to meet these criteria. John Whitcomb introduced himself as a. member of the Town Board as well as a member of the Comprehensive Planning Committee. He stated that it is time for the Town of be proactive in managing the future growth and development of the Town, and its visions for the future. Mr. Whitcomb stated that he would like to take this opportunity to respond to charges from "Citizens for Sensible Land Use and Property Rights ". In response to charges that over $300,000 has been spent in developing the Comprehensive Plan, Mr. Whitcomb stated that only $136,000 had been allocated since 1990. He felt that the citizens' group was promoting misinformation, as opposed to working towards a consensus. Mr. Whitcomb stated that numerous changes had been made to the Plan in response to concerns expressed. He added that members of the Committee feel that future dilution of the Plan would seriously impair the integrity of the Plan itself. Mr. Whitcomb then addressed another concern expressed that because of the diminished value of 5,000 acres, property taxes, and water and sewer assessments in the Town will increase. Mr. Whitcomb responded that much of this acreage is presently in parks and recreational areas, acreage that already contains severe ® Planning Board 4 March 23, 1993 natural constraints to development, and in present agricultural districts (which reduce the owners' tax assessment in an effort to alleviate the threat of development in these areas). Mr. Whitcomb gave the actual amount paid by taxpayers to contribute to the protection of farming in the Town of Ithaca. Other charges that property values will decrease as residential and commercial properties are re -zoned as "primarily open space" was also disputed. He stated that this charge is unfounded, as there is no recommendation in the comprehensive Plan for an Open Space Zone. For agricultural and rural residential zones, the Plan does suggest reductions in allowable density from current rates to a density more in keeping with existing use. However, allowable density is only one factor in the value of property, other factors include the demand for property. Mr. Whitcomb reiterated that there is no prohibition of development in the Plan on anyone's property in this Town., Mr. Whitcomb addressed concerns for property owners who are worried that the value of their property will decrease with the adoption of the proposed plan. He presented an overview of an example in which a land owner who developed his agricultural land under the proposed plan would not lose money, but in fact, may increase the value of his property by providing agricultural land ® adjacent to the developed land. Mr. Whitcomb asserts that this plan will not cause the value of property to decrease. In response to concerns that developed land provides an economic benefit to the community (through a higher tax base), Mr. Whitcomb asserted that undeveloped land also benefits the community. He stated that figures from neighboring communities prove that revenues generated as farm land cost the Town considerably less in services. Open space has significant economic, as well as aesthetic value. He stated that poorly managed growth will effect the fiscal health of the community. It does, however, direct it to areas where the taxpayers have already made sizable investments in water and sewer line. As example of poor management in this regard, Mr. Whitcomb listed the Inlet Valley project and Drew Park subdivision. Mr. Whitcomb summarized by stating that this plan encourages development to occur in areas already served by Town utilities. Agricultural uses will be encouraged to continue and sensitive environmental features will be protected. Town property values will not plummet; taxes will probably continue as in the past (plan or no plan). In response to allegations regarding monies spent on the proposed Plan, Mr. Whitcomb stated that the cost of previous neglect and error far exceed any investment in current responsible planning efforts (this Plan is not four years overdue; it is at least. twenty years overdue). He stated that the Plan before the Board. is a good one and encouraged everyone to work together to get it adopted. ® Planning Board 5 March 23, 1993 Chairperson Grigorov then opened the floor to the public for discussion. Frank Ligouri, member of the Town Board, addressed the audience. He gave information regarding his past involvement in Planning. He recognized the frustration of creating a Plan that would be accepted by a community with such diverse interests and acknowledged the dedication of those working on the Plan. Mr. Ligouri stated that he supports many good features in the Plan, but that there are two major elements in the Plan that he objects to as being unnecessary in the way they are presented because they restrict certain activities and will result in much controversy. These two items are the Open Space and EPOD concepts. Since Mr. Noel Desch addressed the issue of EPODs, Mr. Ligouri stated that he would address the issue of Open Space. Mr. Ligouri noted that the Plan assumes that open space will be a scarce commodity in the Town in the near future, and that Town government must intercede in restricting its use before it's all lost. He felt that this assumption is not a valid interpretation of what the planning documents state. He felt that both concepts have unnecessary burdens with regard to people and will be an unnecessary burden to the Planning Board's review process, as well as frustration for land owners. Mr. Ligouri stated that the Plan does reflect modest ® growth and feels that the Planning Board has successfully managed this growth in the past. He gave an overview of current and projected acreage, and their uses (including the fact that 500 of Town acreage is currently open space). He stated that it can't be denied that we have very generous open space in the Town of Ithaca, yet a primary thrust of the Plan is the preservation of open space. In his judgement the Plan denied land owners the basic opportunity to use their land for housing. The Plan would expand the agricultural zone to include actively farmed areas, regardless of whether the land owner wants to have their land in an agricultural zone. this land would then lose its present rights of optional residential use under R -30. Re- zoning is possible at a future date, but would be a lengthy process. Mr. Ligouri outlined current benefits for farmers in agricultural districts. He then outlined an example of Suffolk County farmers who chose to float a bond issue for the purchase of development rights. Mr. Ligouri stated that he felt the Plan alienates the very people they are helping by unnecessarily restricting the use of their land for residential development. Mr. Ligouri then addressed the R -30 concept, stating that many buyers are interested in purchasing larger sized lots. He suggested that the Planning Board revise the Comprehensive Plan to re- establish a large lot concept (e.G., R -50). This could include all of the farm land and open space in the Town, except that which is designated for some other purpose or zone. This land would not be served by public water or ® sewer with any foreseeable future. The advantages include: the opportunity far farmers to develop their land for housing; will help accomplish the goal of preservation of open space; and will Planning Board 6 March 23, 1993 reduce pressure on the extension of public water and sewers. This was an important feature of the County General Plan developed in the 1970's. This concept would also address problems that prompted the EPOD concept - -to preserve environmentally sensitive areas. Mr. Ligouri stated again that he feels growth has been well managed in the Town in the past four decades. He asked that all this good work not be undone by additional regulations that he feels are unnecessary and which alienate many people and drive up the cost of housing. He urged Planning Board members to consider the Plan carefully and contemplate some of these other concepts. Tim Terpenning of West King Road, responded to Mr. Ligouri's comments. With regard to Open Space and EPOD regulations, he agrees that there will be a major implementation problem (especially with regard to statewide open space regulations). Christiann Dean of West King Road, stated that she is very pleased to hear that so many people are interested in farming. She stated that she and her husband have a family farm. She was especially please that Noel Desch recognized farmers as being good stewards of the land. She invited the Comprehensive Planning Committee, Planning Board, and the Town Board to work directly with the farmers to talk with them about their ideas. The Town Board recently approved the creation of a permanent Agriculture Committee, all farmers in the Town were invited to participate on this committee. She invited people working on the Comprehensive Plan to come directly to farmers to talk with them about their last ideas. In response to a question, Christiann Dean stated that she is currently the Chair of that Committee. Ed Hallberg introduced himself as a developer up at Duron. He had specific comments in regard to John Whitcomb's presentation. He addressed the cost of the Plan to date, he felt the $300,000 figures was carefully derived. With regard to development in West Hill, Mr. Hallberg stated that there are other factors which might affect this (e.g., Octopus). He also gave a response to tax revenues, and noted that although the cost of services of developed versus agricultural land may be more, it does not take into account other factors such as jobs, money spent on goods, etc. With regard to Mr. Whitcomb's example of how a farmer could develop his land under the proposed Plan, Mr. Hallberg expressed concern that the landowner could, in fact, make a profit unless he developed it himself. He stated that there are sufficient regulations in place to deter over development. Town Planner Floyd Forman stated that the full -time planners. He gave an example development currently proposed by stating that numerous inquiries from land owners who • developing their land. He also stated that the: 200 new regulations contained in the Plan. Town employs three of the amount of his staff receives are interested in re are not, in fact, • Planning Board 7 March 23, 1993 Myrtle Whitcomb of 233 Troy Road, stated that she recognizes that the intense dedication of time and individual talents that have gone into the development of the Comprehensive Plan and is grateful personally to each individual who has contributed to this effort. She offered some specific suggestions for some changes in the draft Plan. On Chapter 3, page 3, she proposed a wording change as follows: "Consider establishing EPODs and exploring other mechanisms to protect environmentally sensitive areas" (as opposed to "should "). She stated that she does not believe we should limit ourselves to utilizing EPODs as the only method to address environmental concerns. In addition, she also suggested that the impact of continuing development on South Hill should be reconsidered. She recommended that consideration for traffic volume and flow generated should be considered in this Plan, as opposed to creating a separate transportation plan. Mrs. Whitcomb suggested that environmental concerns for South Hill be revisited as South Hill has diversified environmental features which need adequate assessment. In an effort to be proactive, she stated that she feels that the Plan should recommend specific density for different uses. She recognized that specifics in the Plan were probably deleted in an effort to appease more people. Mrs. Whitcomb added that these Plans are being developed and implemented throughout the country and the doom - and -gloom predictions have not occurred (e.g., property values have not decreased) . She gave examples of other communities who have utilized these plans and stated that we must pass these regulations t do what is best for the general citizen, as it is impossible to please everyone. As a final note, she asked the Planning Board to review this draft and make revisions according to valid suggestions received. She encouraged future speakers to offer concrete recommendations. Dave Auble of King Road, asked Mr. Whitcomb why there was proposed re- zoning of his property, from commercial /multi- family to low- density residential, when throughout the Plan it recommends development in areas where there is infrastructure and which is close to jobs. He stated that his investment was based on research on the development potential of this parcel before buying the property. Mr. Whitcomb responded by stating that the Future Land Use Patterns Map is not a zoning map; it shows what the predicted land use could be. Mr. Auble stated that it is inappropriate for a lay board to make a determination of this sort, which would have a major financial impact on land owners, without doing a market study. Mr. Auble continued stating that he feels that there are many contradictions in the Plan. He suggested that the planning process start all over again and begin with a market study. Alfred Eddy of Enfield stated that he owns land in Ithaca which is commercial property, similar to Mr. Auble's property. He ® Planning Board 8 March 23, 1993 stated that he doesn't think it is fair that this land should be re -zoned to residential. Nancy Gabriel of 71 Lois Lane stated that until earlier this year she owned 16 acres on Slaterville Road. As a property owner, she said that she is very grateful that the Town of Ithaca is developing a Comprehensive Plan. She stated that a process should be implemented which would allow property owners to appeal a zoning decision. Her experience was that there was too much development near her property. Despite writing letters to numerous legislators, there was nothing that could be done without a Master Plano With a Plan in place, an individual has a way to contribute to the quality of life for the community. Ron Simpson, member of the Comprehensive Planning Committee, stated that he wanted to address concerns regarding the Land Use Map. He added that the map was created as a broad brush map to be utilized as a very general guide and not relative to individual parcels. Jim Hilker of 255 Burns Road, clarification regarding the land asked Mr. Simpson for additional use map. Mr. Simpson responded that when things get down to specifics there will probably be re- zoning, but that it is not a function of the Comprehensive Planning Committee to determine this. The map was not meant to be a totally comprehensive land use map. He added that the Committee members struggled with whether or not to include it in the Plan. ADJOURNMENT Chairperson Carolyn Grigorov stated that one more meeting would be held on West Hill, Upon Motion, Chairperson Grigorov declared the March 23, 1993 meeting of the Town of Ithaca Planning Board duly closed. Respectfully Submitted, StarrRae Hays, Recording Secretary Town of Ithaca Planning Board