HomeMy WebLinkAboutPB Minutes 1993-05-110
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TOWN OF ITHACA PLANNING BOARD
MAY 11; 1993
FILED
TOWN OF ITHACA
Date r) 8 q-
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The Town of Ithaca Planning Board met in regular session on
Tuesday, May 11, 1993, in Town Hall, 126 East Seneca Street,
Ithaca, New York, at 7:30 p.m.
PRESENT: Chairperson Carolyn Grigorov, Virginia Langhans, Stephen
Smith, James Ainslie, Floyd Forman (Town Planner) , Daniel
Walker (Town Engineer), John Barney (Town Attorney).
ALSO PRESENT: John Whitcomb, Bruce Brittain, Dave Auble.
Chairperson Grigorov declared the meeting duly open.
Chairperson Grigorov read the Fire Exit Regulations to those
assembled, as required by the New York State Department of State,
Office of Fire Prevention and Control.
AGENDA ITEM: PERSONS TO BE HEARD.
There were no persons present to be heard. Chairperson
Grigorov closed this segment of the meeting.
AGENDA ITEM: WORKING SESSION, DRAFT COMPREHENSIVE PLAN,
Chairperson
Grigorov declared the
discussion in
the
above
noted matter duly
opened
and read aloud
from the
agenda
as
noted.
Town Planner Floyd Forman addressed the Board and stated
comments were received from the Tompkins County Chamber of
Commerce, Cornell University, and Myrtle Whitcomb. Mr. Forman
distributed copies of said comments to each Planning Board Member.
Mr. Forman stated that there were other comments received regarding
the Town of Ithaca Comprehensive Plan, but he did not feel that
they needed to be addressed by the Planning Board. (Comments from
Tompkins County Chamber of Commerce are attached hereto as Exhibit
#1; Comments from Cornell University are attached hereto as Exhibit
#2; Comments from Myrtle Whitcomb are attached hereto as Exhibit
#3, and Comments from Elsie McMillan are attached hereto as Exhibit
#4).
Chairperson Grigorov stated that the Board would be reviewing
Chapter 3 of the Comprehensive Plan at this meeting. Chairperson
Grigorov asked if there were any comments, questions, or concerns
from anyone at this time.
Town Planner Floyd Forman stated that he had received a
comment from the Forest Home Improvement Association, which was
handed out at the West Hill information meeting that was held on
March 23, 1993. Mr. Forman stated that there was a specific
statement in the handout which he read to the Board. "the roads,
bridges, and intersections in Forest Home will not be made larger,
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wider, or straighter and the long range goal is to reduce the
amount of traffic in the Forest Home community ". Mr. Forman stated
that the Board could add a statement like the one he had just read,
to the Transportation section of the Comprehensive Plan.
The Planning Board Members
Floyd Forman, the transportation
received from other members of
editorial comments and changes to
Comprehensive Plan.
discussed the statement read by
issues contained in the comments
the public, as well as a few
the Transportation Section of the
The Planning Board discussed Chapter 3 of the Town of Ithaca
draft Comprehensive Plan.
The Planning Board requested that the editorial comments and
changes to Chapter 3 that were discussed at this meeting were to be
incorporated into the Comprehensive Plan by request of the Planning
Board Members.
Town Planner Floyd Forman stated that he would make the
requested changes and bring the revised Chapter 3 back to the Board
for approval, after revisions were complete.
ADJOURNMENT
Upon Motion, Chairperson Grigorov declared the May 11, 1993
meeting of the Town of Ithaca Planning Board duly adjourned.
Drafted 4/14/94.
Respectfully submitted,
--PAO.Q�- 4\ou
StarrRae Hays, Recording Secretary,
Town of Ithaca Planning Board,
TOMPKINS COUNTY
*CHAMBER
OF COMMERCE 904 EAST SHORE DRIVE • ITHACA, NEW YORK 14850 607/273 -7080
May 7, 1993
Mrs. Carolyn Grigorov
Chairperson, Planning Board
Town of Ithaca
126 East Seneca Street
Ithaca, NY 14850
Dear Mrs. Grigorov:
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The County Affairs Committee of the Tompkins County Chamber of
Commerce has reviewed the January 19, 1993 draft Town of Ithaca
Comprehensive Plan. The Committee supports the commitment of the
® town to the development of a long range plan. We note that the
proposed goals, objectives and recommended actions will likely have a
profound impact on all the municipalities in Tompkins County. We
would therefore like to encourage the town to conduct work sessions
with your counterparts in those municipalities to enhance the
development of sound planning policies on a more regional basis.
We note
that reference is
made in the
Inventory Chapter II
to
the
Tompkins
County
Development
Stategy but
no specific or even
general
to
economic
policies
are offered
in
the Goals, Objectives
and
Recommended
Action
Chapter (see
page III
-15). We urge you
to meet
with TCAD
and
others to strengthen
this
part of the plan. What,
for
example is
the
town committed
to do to
preserve quality employment
opportunities.
We also
note concern
of increasing difficulty
for
senior citizens to live in the town.
We
would be
pleased
to
assist
in
arranging
meetings with members of
the
business
community
to
accomplish
these
improvements.
Very truly yours,
/4,4�0 a,
Herbert D. Brewer
President
0 HDB /mjd
®
Tvwu -of Itl aca Drai't Cumproieatsiy,e F[ajo
( of January 19, 1993)
Comments from Cornell University
May 6, 1993
I" 1 ti's 1 J1 I . Vr'
1. Higher education is the major land user, employer, popul ic�n sou;c:e,
economic, cultural and intellectual force in the Town. The Comprehensive Flan should
be written to provide reinforcement and support for its major element. ithaca College and
Oirnell together cunstitute a very significant portion of the Town And should be
recognized as a major planning feature. Unlike commercial developers, these institutions
have an irrevrrahle commitment to the community an4 will he major paincipants in the
area for gP.T?eiadonr% tri come_
2, It is our hope fliat the Town would work with local educational institutions
in development of Plan ideas, We recognize that the flan states that there will be
communication{ M assure the institution's plans are in accord with the Town Plan.
However, the Uttiv;;rsity would prcfcr a joint evolution of planning ideas, and ongoi :g
c*mnaunica4f on during tho process.
36 Rathcr than serving primarily as a dvfensc again- st. possible growth by
Cornell and Ithaca C:ollcgc into 1andevclOpcd areas, the flan should aetivcly comidrr the
moot offm(ivc Ways tlu c:liauuiel DO(tudicl grciwth :acid to pmspe ire a oUllditioa of relative
harmony.
41 The Enure Land Use XQ designates fur= uses earl Cornell land.
In light of our fundamental instructional, research and teaching mission, the Universiry
® strongly recornmends that its lands in the Town be designated as Institutional. This would
avoid havJlng areas designated in such a manner that future land use controls are
suggested, thereby creating a level of added difficulty for the University as it seeks to-be
t1ettble in response to shifting educational and program needs. It is important to now
that change and growth have been mostly driven by national, state and regional reeds..
Cornell laud currently used in support of the College of Agriculture and
Life Sciences programs is not presently employed is any significant way for production
agriculture. but rather for teaching. research aid outreach programs. We believe that it is
inappropriate to have this land designated "agricultu= ", which conveys the impression of
a particular commercial character.
5, Cornell recoratnends chat the Uni.versity`s special public responsibility as a
major c=hange agent for the region, state and nation be reflected in the Plan. The Town's
Comprehensive Plan should encnurage the long tarns evolution nf C rirnell and the .qre a as
a resource for technic.: innovation, economic growth and cultural development.
6. In the presentation of the Plan, Corneil seems to he. portrayed as simply
one more, admittedly large, developer. We rccagnizc that the University, in addition to
its intellectual, activities, does conduct real cstatc and vvMmercial activiticss. However,
our holdings are 4VClWI7E1113ing1y dedicated to ic.stcuetiUsa, reseai4.li and tiuti�aGla, t2etllei
than commercial or industrial development. he University's special role as New York
Statc's land giant institution might well be [tQogl i.etl &s a disthiguishitig chdrar:lc isdv ut
cOm Parlson with r tlwx deve-lovers.
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'74 (..)I (b4 re W4
7. Tlie University encourages County -wide discussion on planning matters
and ways to identify and work toward common goals; to the extent possible, this should
be referenced in the Plan.
8. The Transportation section of the Plan should reference the Metropolitan
Planning Qrgam'zation (M). Transportation is a topic of significant importance for the
Comprehensive Plan and should be vicwcd regionaRy.
94 The tax exempt status of the University and similar institutions is
guaranteed by die State Constitution and has been a matter of public policy for centuries
in New York and throughout the nation. While occasionally troubling -tc rapnicipalities,
this Policy reflects the well established position that the general welfare would be
subsiandAly unhanc.ed Iiuugh the encouragement of not- for - profit educational
institutions. We believe the pncitive consequences for this region of this policy have
been more than amply demonstrated for many years and request thahbe. Town refer to it
as more than an "inequity ". If the Town chooses to c:ommenl in Ihi.s an.a, ii. frlighL ire
appropriate to note that the University also makes voluntary cash contributions -to local.
taxing jurisdictions, a unique practice not followed by other'I'oum institutions.
10. The Town Plan should consider alternatives to zoning as a vehicle for Iand
use control, a practice increasingly vicwcd by many planning professional's as a limited,
old fashioned tool for this purpose. In our own planning process we, like a number of
municipalities, have found porformancc standards more useful.
is
2
TOTPL P.04
To: Members of the Town of Ithaca Planning Board
From: Myrtle J. Whitcomb
Date: April 6, 1993
I recognize the intense dedication of time and individual talents that have gone into the
development of this Comprehensive Plan. I am grateful to each and every person who
has contributed to this tremendous effort.
I would like to offer the following specific suggestions for the draft Plan:
Chapter III, page 3, item 1. I propose consideration of an educational effort for our
schools and youth organizations to promote an awareness of the environmentally
sensitive features in our Town. This might include specific projects for active
involvement.
Chapter III, page 3, item 2 a). I propose the wording be changed to read "Consider
establishing EPODs and explore other mechanisms to protect
environmentally sensitive areas ". I believe that we should not limit ourselves to
EPODs as the only method to address environmental concerns. There may well be viable
alternatives for us to explore. Ultimately, there may be value in addressing these
concerns with a combination of methods.
Chapter III, page 8, item 6 b). I question the word 'minimize'. It would seem that these
impacts should be eliminated, if at all possible. Engineering requirements and
inspection should control these impacts.
Chapter III, page 12, item 2 f). Encouragement of a formal ADOPT -A -PARK, or ADOPT -A-
STREET program would foster neighborhood pride and awareness.
• Chapter IV, pages 11,12. I was impressed with the example of a creative development
plan. I really had to look to find those houses! Even the main farm is buffered from the
road with large trees. Let's hope that our Town can encourage creative development
projects such as this.
Chapter V, page 3, item E. As I read through Chapter III, I found many valuable
objectives and action steps. Here we see a short list of high priority action items. Is
there a plan for implementing the remainder of the action items? Without a prioritized
work plan, I fear they may be lost. As a manager, I have found that it is only possible to
achieve those goals that are time bounded, specific and measurable. Therefore, I
suggest that some kind of general time line be developed to categorize all action items
as short, medium and long term.
Additionally, I would like to offer the following general suggestions:
We believe the impact of continued development on South Hill should be reconsidered.
For instance, traffic concerns are recommended to be part of an additional study. Any
plan for growth of our area must include consideration for traffic volume and flow. An
average of almost 15,000 vehicles per day funnel down 96B; Hudson street averages
about 7,000 vehicles and then there's the flow through the Burns/Pine Tree /Judd Falls
area. Further development on South Hill must be tied to a thorough traffic assessment.
These two concepts are inextricably linked.
We also suggest that environmental concerns for this area should be revisited. South
Hill has diversified environmental features that require identification and adequate
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l ( r _AMA)
III., 14 Recommended Action 3.b) should state "...a master
plan . . ." or "... master plans ... I suggest striking
the letter s.
Recommended Action 4. is not clear as written and
seems self - contradictory. Isn't the word
"encourage" needed at the beginning of line 4?
III., 16 E., 2, a. defines proposed commercial zones. Why
bother to describe Community Commercial when it
"is envisioned that the East Hill Plaza area would be
the only site deemed suitable. This section con-
tradicts Recommended Action 14 on page III., 10.
E., 201 d. "Eliminate the potential" sounds awfully
dire; how about "discourage." And, what is the
definition of "strip commercial" development? Is it
two businesses, side by side? Three? How can we
endorse such a goal when the terms are not
defined?
E., 201 f. This one sounds as if the Town will march in
and tell existing businesses that they must
landscape, paint, and make other costly "esthetic"
changes to meet someone else's (whose ?) standards.
I've lived near (but fortunately not in) a
community with such esthetic restrictions and
found the "Big Brother" attitude stultifying and
artificial. It was like a theme park.
III., 17 & 18 E., 3. Agriculture: Objectives two and three are
redundant and, as stated, repugnant. Sounds as if
the Town will do everything possible to keep
farmers who choose to sell land from doing so for
development, even if that's the landowner's choice,
but doesn't indicate that the Town will compensate
farm owners for the loss of value such restrictions
might cause.
Recommended Action l.d. (and, on page 18, 2.a.)
implies, at least, that anyone buying land that has
been or is being farmed will be denied water and
sewer lines in areas where they are not already in
place or under construction.
Recommended Action 2.b. By limiting agricultural
land development to large lots, the Town would
® defeat its purpose by forcing farmers who must sell
1 —
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some land to sell more rather than less, and,
probably, to sell productive farm land rather than
wooded or hillside land that is less suitable for
agricultural production.
Recommended Action 3.b. This seems perfectly
appropriate. Perhaps the Town, in the interest of
keeping more land as open space would consider
tax relief as incentives for part -time, small - scale, or
beginning farmers who are not yet eligible for the
State ag assessment benefits.
III., 19 & 20 Goal E. 4 contradicts the earlier- stated objective re.
the City of Ithaca by which the Town would
discourage all but "neighborhood" business
development. Then, again, Recommended Action e)
seems extremely limiting. Does it mean that an
office complex housing medical professionals could
not also harbor a pharmacy, but could have a
sandwich shop.
III, 20 Goal F. 1: It should be prominent in any planning
for increased trails, walkways, and bicycle paths for
which public use is being encouraged, that the
affected private landowners desire, be compensated
for, and be freed of liability from any Town action
that brings the public to their property. Also, park -
and -ride lots, which it is implied would be
encouraged, are usually large, paved, and run
counter to the major stated goals of conservation
of open space and the environment.
III., 23 Goal F. 5: Recommended Action a) sounds like no-
growth to me!
III., 24 Goal F. 6: Recommended Action b) implies that only
in agricultural and scenic areas will roadway
improvement projects and road - related land
acquisition projects be limited to those necessary
for maintain road surface, safety, and efficiency. I
would hope this limit would apply to all roads.
III. 26 Goal G -2, Recommended Action I. f. is a great idea.
It strikes me that in Inlet Valley, where, I've been
t
told, "a couple of people were having water
problems," the Town could easily have saved us all
a lot of money by digging wells or developing
springs for those individuals — rather than going
ahead with such a major sewer and water extension
in an area containing the Town's main aquifer; and
where, in my observation, there've been only a
very few new homes built in the last twenty years;
and where in the eyes of Town officials, at least, so
much property is in need of "protection" from
development pressures. I have been told by Town
officials that this extension was planned by the
previous administration and is seen as a "mistake"
by the current Town government. Be that as it may,
why did the current administration put the plan
into effect? If Stage One was too far along to halt
when they took office, couldn't they have left Stage
Two for a time when it is, if ever, actually needed?
III, 28 Goal G -4., Recommended Action 1A. I would hope
that, except by keeping some open space in major
developments is a goal (already being required and
accomplished) and by being receptive to and
grateful for gifts to the Town of land for parks, this
goal would of lowest priority. Our Town is enviable
for the number and acreages of parks and natural
areas already available to the public. The costs of
acquiring, developing, and maintaining more parks
and open space, on land that will have been
removed from the tax rolls for the purpose, is to my
mind an unnecessary expense for the Town and,
ultimately, for the taxpayer.
I am not for a minute harboring any illusion
that the plan will be scrapped, wasting all the time,
effort, money, and ego involvement that has gone
into it already, but 1 do suggest that some one
person or small group go through the plan with an
editorial eye to recast some statements, delete
ambiguities, and make the goals and recommended
actions reflect more clearly the need for the Town
to conserve economic as well as environmental
resources. The plan should show, in a way that it
® does not now, that Town officials truly do seek a
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balance. Earlier attempts to alter the plan to reflect
the concerns of townspeople can be seen in the
present draft and are welcome and well- meant. But,
they appear to have been limited to introductory
and general statements, and are not reflected in the
tone of specific recommended actions.
IV, 8 Line four: In talking about such things as build -out
it is important to be specific, I think. What does
"well into the future" mean? Twenty years? Two
hundred? More? If someone assumed it was twenty
years, he might be far more alarmed at the
prospect than the facts actually call for.
N., 9 H.. However much the Town protests that the future
land use map is not a zoning map, it is seen by land
owners and other citizens, as well as by builders
and business people as an indication of how future
zoning ordinance restriction will be put in place.
After all, the plan is claimed to be needed to "guide
the various decisions of officials, staff, and boards,
as well as private decisionmakers." For many, the
future land use map and the description of its
various "patterns" seems threatening and
confiscatory.
The planning process here was begun in a far different economic
climate than we're experiencing now—or have any reason to expect in
the foreseeable future. Our new President is trying to scale back the
expense of government and the national deficit and many citizens
are having to do the same on a personal level. I believe the Town of
Ithaca should be doing the same. Even by its own best estimates, the
Town of Ithaca is not faced now, nor expected to be faced with
development pressure of the magnitude this plan implies by its
many restrictive measures.
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