HomeMy WebLinkAboutZBA Minutes 1987-05-06 Ij
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• S
FILED
TOWN OF ITHACA
Date o
TOWN OF ITHACA Clerk
• ZONING BOARD OF APPEALS
May 6 , 1987
A regular meeting of the Town of Ithaca Zoning Board of
Appeals was held on May 6 , 1987 in the Ithaca Town Hall , 126 East
Seneca Street , Ithaca , New York .
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PRESENT . Vice - Chairman Edward Austen , Joan ReunIng , Jack
Hewett , Edward King , Town Planner Susan Beeners , Building
Inspector Andrew Frost , and Town Attorney John C . Barney .
ALSO PRESENT . Robert Bartholf , Noel Desch , R . A . Perry ,
Marilyn Perry Sgrecci , Larry O ' Neil , David Cornelius , Ed
Bredbenner , Pat Ferrara , Savino Ferrara , Mary Anderson , Bob
Anderson , Roger McOmber , Harris Sanders , Estelle Sanders ,
Elizabeth Moore Hartsock , George Lavris , Frank Ligouri , Earl
VanZile , Irene VanZile , Vic Del Rosso , Richard Schoch , Fared Yahn ,
and Fire Chief Edward M . Olmstead , John Majeroni , David Stewart .
The public meeting opened at 7 : 00 p . m .
Vice - Chairman Austen stated that all posting and
publication of the public hearings had been completed and that
proper affidavits of same were in order .
•` The first item on the agenda for
g consideration, was as
follows :
CONSIDERATION of a Request for Special Approval , pursuant to
Article IV , Section 11 , Paragraph 6 , of the Town of Ithaca
Zoning Ordinance , with respect to the proposed construction
of a Fire Station , proposed to be located in a Residence
District R- 15 , on one to one - and - one -half acres of land
currently owned by Ithaca College , on Danby Road , Town of
Ithaca Tax Parcel No . 61=o41 - 1 - 30 . 2 . Applicant : Joint City
of Ithaca/ Town of Ithaca New Fire Stations Site Selection
Committee , on behalf of the City of Ithaca Board of .Fire
Commissioners , Common Council , and the Town of Ithaca Town
Board . Agent : Sean Killeen , Committee Chairman .
Mr . Sean Killeen , Chairman of the New Fire Stations
Committee , addressed the Board . He explained that the effort
that was being undertaken was part of the overall agreement that
was reached some months ago between the City of Ithaca and the
Town of Ithaca in regard to fire service . Mr . Killeen further
explained that the long - term objective of the Fire Station
Committee was to have built two fire stations but that the
specific objective at the present time was to submit their
proposals to the Board for their consideration for special
• approval . Mr . Killeen then asked Fire Chief Olmstead to expand
further on the matter .
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•
Chief Olmstead stated that the property on which one fire
station was proposed to be built was at the southwestern end of
Ithaca College near the Cerrache Athletic Field and pointed to
the location on a map that had been presented for the Board to
view .
Joan Reuning asked how many times the fire trucks would be
making runs downhill to the City of Ithaca and Chief Olmstead
responded that he predicted that there would be approximately 100
calls to South Hill and into the central business district of
Ithaca .
Joan Reuning also asked if the noise level would be
increased significantly and Chief Olmstead responded that it
would be pretty close to the mean at the present time .
Edward King inquired about the dangers of South Aurora
Street with the many runaway trucks in the past and wondered if
this posed a problem with the fire trucks .
Chief Olmstead responded that all of the fire apparatus
that was presently owned and all that were to be acquired were
equipped with grade retarders and the vehicles would go as heavy
• as 22 tons which is less than a tractor trailer and they all have
built - in grade retarders .
Edward King asked what area would be serviced by the fire
station .
Chief Olmstead explained that two parameters were used in
trying to determine station location , one was a 3 minute response
that was part of the Town and City fire master planning
discussion and the other parameter was a mile and a half
response . He continued that the response distance is set up by
the insurance service office who establish the fire :insurance
rates . Chief Olmstead used cellophane squares on the map , which
squares were scaled to be 3 miles from point to point , to show
that from the center to a corner of the cellophane square would
be a mile and a half and figuring a speed of 30 miles an hour the
response time would be about 3 minutes . Chief Olmstead said that
some of the considerations taken into account were the
differences that occur in the intrastructure terrain and because
of these and other considerations other sites that were
considered were determined to be not suitable . He continued that
one major consideration was to come up with an idealized location
that would serve both the City and Town . He stated that other
considerations were land available to be built upon that. did not
have a lot of site preparation , and road systems in the area .
Chief Olmstead said that they first considered the mile and a
• half parameter to determine how much total City and Town area
could be covered by looking at the existence of all of the fire
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• stations . He continued that in the final system there will be
five stations , including the central station which feeds four
satellites , Fall Creek , East Hill , South Hill , and West Hill .
Chief Olmstead stated that one of the parameters of the agreement
between the City and Town was that the site of the new fire
station on South Hill was to be in the Town of Ithaca and not the
City of Ithaca . Chief Olmstead continued that although seven
sites were considered , it was narrowed down to two locations on
South Hill , one at the Ithaca College site on Danby Road and the
other being near the intersection of Spruce Way and Cuddington
Road , and after much consideration , it was determined that the
Danby Road site was more suitable in terms of the three minute
response .
Joan Reuning asked what kind of light system would be
installed and Chief Olmstead responded that they had talked with
the New York State Department of Transportation engineers in
Syracuse about putting upstream and downstream flashing lights
that would block traffic as the apparatus egressed from the
station .
Joan Reuning asked if there was a fire or a call from Ithaca
College would the fire engine come out on the highway and back
into the campus and Chief Olmstead responded that the truck would
• go to Route 96 and into the main entrance and up through the
circle on the campus .
Edward King asked if the existing service road into Ithaca
College would be moved southerly and Chief Olmstead said that
that was correct . Mr . King asked if it was at grade with the
state highway and Chief Olmstead responded that it was higher .
Rich Schoch of the Town of Ithaca Staff , stated that it was
approximately six to eight feet higher than the state highway .
Mr . King asked if the bank would be cut down and Mr_ . Schoch
stated that it would be .
Mr . King inquired as to building design and Chief Olmstead
stated that at the present time they only had a " footprint "
design , and in general , they were talking about a one - story
building with the roof line at somewhere around twenty feet . He
further stated that the Board of Trustees of Ithaca College had
asked for a final review of the design because they were
concerned with the building blending in with the appearance of
the campus .
Mr . King inquired if the office part of the building would
be two - story and Chief Olmstead responded that it would be one -
story . Mr . King further inquired if there were any provisions
for bunkers . Chief Olmstead responded that the part which is to
• be made up of offices would contain a meeting room for the
volunteer fire company , eight double rooms for bunkers and
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• employees and volunteers very similar to a dormitory room . He
stated that there would be no need for large offices because the
administrative offices would be housed in the central fire
station .
Mr . King asked how close the nearest residence would be to
the fire station and Susan Beeners responded it would be about
200 feet , and out of all the sites considered , this would have
the least residential impact . Mr . King asked about putting the
station on the west side of Danby Road and Ms . Beeners stated
that the west side of Danby Road had been considered but there
would be more visual impact and there were drainage problems that
made it less desirable .
The public meeting was then opened .
Mrs . Pat Ferrara of 979 Danby Road , Ithaca , New York ,
addressed the Board . She stated that she and her husband also
owned 977 Danby Road , but had lived at 979 Danby Road for 21
years . Mrs . Ferrara ' s main concern was the increase of traffic
already on Danby Road . She stated she was also concerned with
the noise level in the neighborhood . Mrs . Ferrara stated that
her house would be 200 feet away from the fire station and while
she was not against the fire station on South Hill she and her
• husband felt this particular spot would be too dangerous even
with the traffic control lights .
Vice - Chairman Austen referred to a letter addressed to Mr .
Noel Desch from Mr . and Mrs . Ferrara which would be entered into
the record . A copy of such letter is attached hereto as Exhibit
1 .
Susan Beeners addressed the traffic concern and said that
there would be signal lights that would be located uphill and
downhill that would stop the traffic , and that the Town Board
would also be considering the reduction of speed in that area of
Danby Road which should help matters . Ms . Beeners stated that as
far as the noise level was concerned the architectural design and
also the landscaping of the project could reduce to some extent
the immediate effect to the Ferrara houses .
Chief Olmstead stated that as far as the noise level was
concerned they had put the part of the fire station building
which would house the people actually staying there away from the
residential area so the noise generated by those people would not
be too much of an impact on the residential area . He further
stated that there would no horn or siren on the roof of the
building but nothing could be done about the sirens and lights on
the trucks leaving the station to proceed to a call as this was
mandated by the Vehicle and Traffic Law . He further stated that
• predicted growth in that area over the next five years would
generate traffic that way whether the station is built there or
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not .
Chief Olmstead informed the Board that the fire station
would also provide emergency medical coverage for accidents and
medical calls .
Mr . Killeen stated that one of the considerations for
choosing this site was that this seemed to be the general hub of
activity in that most of the fire calls were to Ithaca College .
Mr . Killeen continued that in fifteen or twenty years this would
still be the center of activity for the general region and the
fire station at this site would be closest to where the demand
would be . He further stated that Ithaca College generously
offered to associate these services close to their campus by
inviting the station to be housed there , and another
consideration was that it presented an opportunity for recruiting
volunteers from among the student body .
Vice- Chairman Austen declared that the Zoning Board of
Appeals was the lead agency as to the environmental assessment
for the use approval in this matter .
Ms . Beeners was asked to summarize her review as to
environmental assessment which she did . A copy of such review
entitled " Part II -A - Environmental Assessment - Proposed South
Hill Fire Station Approval " is attached hereto as Exhibit 2 .
Discussion was held as to whether the fire trucks would be
using the access road to Ithaca College and Chief Olmstead
reported that they had no use for it because the only way they
could get on to the campus was to go through by Cerrache Athletic
Field . He further reported that the College wanted to control
access onto the campus particularly during athletic events when
persons try to gain access to the campus through the back way .
Edward King inquired if the lights that were going to be
used uphill and downhill would be utilized at times when there
was no activity from the fire station . Chief Olmstead stated
they had discussions on this with the State Department of
Transportation as to what kind of lights they would be but
nothing had been decided upon .
The public hearing was then closed .
A motion was then made on the environmental assessment by
Joan Reuning :
This Board , acting as lead agency for the purposes of the
special use approval , moves that a negative determination of
environmental significance be made concerning this project .
• Edward King seconded the motion .
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•
The voting was as follows :
Aye - King , Reuning , Austen , Hewett
Nay - None
The motion was carried .
Edward King expressed concern as to how the Zoning Board of
Appeals could grant a special use approval without knowing the
design of the structure other than that it would be a one - story
structure , and that presumably it would be passed on by the
Planning Board in doing a site plan review . He mentioned that
Section 77 , subdivision ( c ) of the ordinance states that the
Board must consider the proposed use , the location and the design
of any structure to be sure that it will be consistent with the
character of the district in which it is located .
Susan Beeners stated that in reading that section it was her
interpretation that if the Board were inclined to grant special
approval it would place conditions on same , for example , that
when the building is further designed it shall be consistent with
the character of the district .
Noel Desch stated that one reason for a site plan is to try
• and give a relationship between the likely size of the building
to the acreage of the land . Mr . Desch continued that the design
criteria makes reference to a building 75 feet by roughly 40 to
50 feet so that at least gives a scale . He continued that they
purposely did not want to tie it down too much because the idea
was not to hire the architect until the site is pinned down so a
lot of money is not spent with architects on different sites but
to wait until one site is actually decided upon . Edward King
said that no one actually knew what the building would look like
beyond a general description and Mr . Desch said that was, correct .
Mr . King asked if Ithaca College would have an overview on this
development and Mr . Desch responded that Ithaca College ' s main
concern was the aesthetics in relationship to the architectural
appearance of Cerrache Fieldhouse , for example , and he did not
see this as a major stumbling block .
Attorney Barney stated that the Board was not totally
operating in a vacuum as there was presented a picture of what
the building would house such as an apparatus room , bunkers , and
a meeting room , and that it would be a one - story structure so the
Board had a general idea of the design . He stated that it was
not reasonable to expect an applicant to come in with a totally
designed building until their site plan was approved . Attorney
Barney said that the ordinance anticipates this in that an
applicant goes before the Zoning Board of Appeals for special use
• approval and then to the Planning Board for site plan approval .
• A motion was made as to the special use approval by Edward
King as follows :
WHEREAS , this Board finds the following .
( a ) The health , safety , morals and general welfare of the
community in harmony with the general purpose of this
ordinance shall be promoted , except that as to a ]. 1 public
buildings and educational buildings wherein the principle
use is research , administration , or instruction , the same
shall be presumed to exist .
( b ) The premises are reasonably adapted to the proposed
use , and that such use , except as to public and educational
buildings , will fill a neighborhood or community need .
( c ) The proposed use and the location and design of any
structure shall be consistent with the character of the
district in which it is located .
( d ) The proposed use shall not be detrimental to the
general amenity or neighborhood character in amounts
sufficient to devaluate neighboring property or seriously
inconvenience neighboring inhabitants .
• ( e ) The proposed access and egress for all structures and
uses shall be safely designed .
( f ) The general effect of the proposed use upon the
community as a whole , including such items as traffic load
upon public streets and load upon water and sewerage systems
is not detrimental to the health , safety and general welfare
of the community .
THEREFORE , BE IT
RESOLVED , that the Zoning Board of Appeals grant special
approval for the construction of the proposed fire station
on the Ithaca College site in this Residence R- 15 district
pursuant to Section 11 , subdivision 6 of the zoning
ordinance , subject to site plan approval by the Planning
Board and by Ithaca College .
Jack Hewett seconded the motion .
The voting was as follows :
Aye - King , Reuning , Austen , Hewett
Nay - None
• The motion was carried .
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•
The second item on the agenda for consideration was as
follows :
CONSIDERATION of a Request for Special Approval , pursuant to
Article IV , Section 11 , Paragraph 6 , of the Town of Ithaca
Zoning Ordinance , with respect to the proposed construction
of a Fire Station , proposed to be located in a ]Residence
District R- 15 , on one - and - one -half to three acres of land ,
at one of two alternate sites , with Site "A" proposed to be
located near the corner of Bundy Road and Trumansburg Road
on Town of Ithaca Tax Parcel No . 6 - 27 - 1 - 11 . 2 ( Richard and
Mary Louise Perry , Owners ) , and with alternate Site " B "
proposed to be located on Trumansburg Road on the former Odd
Fellows Farm , Town of Ithaca Tax Parcel No . 6 - 24 - 4 - 5 . 2
( Cornell University , Owner ) . Applicant : Joint City of
Ithaca/ Town of Ithaca New Fire Stations Site Selection
Committee , on behalf of the City of Ithaca Board of Fire
Commissioners , Common Council , and the Town of Ithaca Town
Board . Agent : Sean Killeen , Committee Chairman ,
Mr . Sean Killeen said that West Hill was more complicated
than South Hill because there were more sites to cons40
ider . He
stated that the committee had looked at numerous locations but
• had narrowed the choices down to two sites , Site A at the corner
of Bundy Road and Trumansburg Road and Site B at the former Odd
Fellows Barn , both in the Town of Ithaca , and again asked Chief
Olmstead to expand on the two sites .
Chief Olmstead stated that when the West Hill site was being
considered , the topography of West Hill and the road system
indicated two fire stations were needed because it Is a long
narrow piece of land with two apparent population centers . He
continued that they took a look at the road system , the demand
for the services , the relative life hazards , and the technical
strategic problems . Chief Olmstead reported that West Hill is
similar to South Hill in that it has a large concentration of
institutional buildings but there is a big difference in the age
and physical condition of the people who reside there . He
explained that they were dealing with nursing homes , a hospital ,
and the conversion of a former hospital into what is essentially
an office complex but that this building is still an old building
with no built - in fire protection . Chief Olmstead continued that
they had looked at several sites just for the purposes of
determining three minute response and the mile and a half
response , but had narrowed it down to Site A and Site B as those
sites which would be the most suitable . He mentioned that
discussion was had about the ultimate solution to the Route 96
issue and determined that these sites would optimize the use of
whatever the solution was , no matter which option was chosen .
• Chief Olmstead stated that because of the location of the City
fire stations they would end up with almost 97 % coverage of the
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• City and more coverage into the Town with either one of the
locations . He further stated that he had talked with the
insurance service officers and presently the Town of Ithaca is
rated Class 6 and Class 9 which means that anyone in the Town of
Ithaca pays the highest rate ( C rate ) for residential fire
insurance , and added that they are willing to consider , because
of the agreement between the City and the Town and the expansion
of the stations into the Town in both directions , a reduction in
fire insurance rates in that area because the travel distances
would be met .
Chief Olmstead said that both sites have approximately the
same benefits , the site preparation is relatively the same , the
connection to the sewage system is approximately the same ( in
both cases there is about an 800 foot connection that is required
to hook into public sewer ) , water is available , and power is
available .
The meeting was then opened to the public .
Mr . Vic Del Rosso of 138 Bundy Road , Ithaca , New York , said
that in order to shorten the meeting , the Bundy Road site should
be withdrawn and then consideration should be given to the other
site .
. Mr . Richard Perry of 1138 Trumansburg Road , Ithaca , New
York , agreed stating that from all of the information he had
received , everything was in favor of the Odd Fellows site .
Mr . Harris Sanders of 1201 Trumansburg Road , Ithaca , New
York also concurred saying that the traffic at Site A was already
bad and they certainly did not need a fire station there to
complicate matters .
Mr . Frank Ligouri of 1210 Trumansburg Road , Ithaca , New
York , mentioned that Site A was in an agricultural district and
under the SEQR laws of the State of New York if more than 10 % ( 10
acres ) was to be taken , it had to be a Type 1 action but it
appeared to be an unlisted action and he suggested that the Board
take another look at this matter in regard to the SEQR laws . Mr .
Ligouri further stated that Site A is absolutely unscreened in
every direction and aesthetically it would not be good to have a
fire station there as there is no landscaping . He added that
Bundy Road does have a very severe angle that enters Route 96
which is very hazardous in the wintertime because of icing
conditions . Mr . Liguori concluded that none of those problems
were present at Site B and that should be given major
consideration .
Mr . Roger McOmber of 1128 Trumansburg Road , Ithaca , New
• York , agreed that as to Site A , it was a dangerous corner in the
wintertime .
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•
Mr . Earl VanZile of 108 Bundy Road , Ithaca , New York , said
that it appeared that the fire station would go right in front of
his house if Site A were selected and he was not happy about
this .
Mrs . Elizabeth Hartsock of 1205 Trumansburg Road , Ithaca ,
New York , had lived at that address for 52 years and stated that
the traffic was very heavy now and she was opposed to a fire
station right across the road if Site A were selected .
Mrs . Estelle Sanders of 1201 Trumansburg Road said that she
was opposed to Site A being selected for the new fire station
because of the traffic problem .
Vice - Chairman Austen said that it looked as though Site A
was not a popular choice and Edward King asked the Chairman of
the selection Committee what he would think if the Board rejected
Site A . Mr . Killeen said that he would hope in so doing the
Board would then proceed to consider Site B , and reminded the
Board that Chief Olmstead had said that the Bundy Road site was
more difficult to access than Site B . Mr . King said that he was
astounded that the Bundy Road site was even considered because of
the difficulty of getting out of that road and turning onto
• Trumansburg Road and foresaw many accidents because of this .
Joan Reuning felt that the impact on the residential
neighborhood at Site A was stronger than at Site B .
Attorney Barney asked Mr . Killeen if he would like to
withdraw the request for Site A at this time .
Mr . Noel Desch said that he hoped the Board would consider
Site B and possibly approve same before Site A was withdrawn and
asked that the merits of Site A be discussed .
Mr . Killeen stated that Site A was more accessible to the
new and old hospital and the closer the fire station was to that
high risk activity center the better it would be .
Chief Olmstead said that one of the reasons why Site A
stayed in for consideration was in terms of sheer distance
measurements but there was a negligible difference in the actual
response time as compared to Site B . He said that site
preparation at either site was about the same . He added that
Site B is a straight - forward site , it is flat and easier to
excavate so there would not be as much site preparation as there
would have been on other sites they had looked at on West Hill .
Chief Olmstead further stated that there would be very little
residential impact as there is a school directly across the
• street as well as other commercial development . Mr . Killeen
added that Site B is slightly larger in acreage than Site A .
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•
John Majeroni of Cornell Real Estate said that the
discussions of the actual site configuration was still ongoing .
He wondered if the Board approved this action tonight and then
the size of the site were reduced or changed somewhat would they
then have to come back before the Board for another approval .
Edward King said the proposal had to go before the Planning
Board and they would be more concerned with the actual footprint
of the proposal . Mr . Majeroni " asked then if a change would not
be out of order . Attorney Barney interjected that a minor change
would be alright . Mr . Majeroni said that maybe the size would
be reduced or lines were moved around . Attorney Barney said that
this Board had to make findings in order to grant the special
approval and his advice to the Board would be that if there were
substantial reduction in the size then probably they should come
back before the Zoning Board of Appeals because that would change
the character of the facility , and , in fact , any major deviation
from the drawing presented now to the Board should probably be
reconsidered .
Mr . Harris Sanders had some concerns about the Route 96
matter and Chief Olmstead said that the only consensus the
committee could come to was that no matter which of the proposed
• options ca abo the fire station would be able to utilize any
one of I Spt ns in an optimal way in that they all suggested
improvements to the flow of traffic north and south .
The public hearing was then closed .
Ms . Beeners was asked to summarize her review of the
environmental assessment only as to Site B and she did so . A
copy of such review entitled " Part II -A - Environmental
Assessment - Proposed West Hill Fire Station Special Approval " is
annexed hereto as Exhibit 3 .
A motion was then made by Edward King as follows :
It is moved that this Board acting as the lead agency for
the special use approval , find , as to Site B . a negative
determination of environmental significance subject to the
site plan approval being done by the Planning Board ,
Joan Reuning seconded the motion .
The voting was as follows :
Aye - King , Reuning , Austen , Hewett
Nay - None
• The motion was carried .
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• As to the special use approval , a motion was made as follows
by Edward King
WHEREAS , this Board finds the following with regard to Site
B :
( a ) The health , safety , morals and general welfare of the
community in harmony with the general purpose of this
ordinance shall be promoted , except that as to all public
buildings and educational buildings wherein the principle
use is research , administration , or instruction , the same
shall be presumed to exist .
( b ) The premises are reasonably adapted to the proposed
use , and that such use , except as to public and educational
buildings , will fill a neighborhood or community need .
( c ) The proposed use and the location and design of any
structure shall be consistent with the character of the
district in which it is located .
( d ) The proposed use shall not be detrimental to the
general amenity or neighborhood character in amounts
sufficient to devaluate neighboring property or seriously
• inconvenience neighboring inhabitants .
( e ) The proposed access and egress for all structures and
uses shall be safely designed .
( f ) The general effect of the proposed use upon the
community as a whole , including such items as traffic load
upon public streets and load upon water and sewerage systems
is not detrimental to the health , safety and general welfare
of the community .
THEREFORE , IT IS RESOLVED
The Zoning Board of Appeals , acting under the provisions of
Section 11 , subdivision 6 of the zoning ordinance , grants
•
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special approval for the location of the proposed fire
station on Site B on the west side of Trumansburg Road , that
site being represented as substantially three plus acres of
land , per the conceptual site plan , such approval being
subject to there being no major change in the proposed site ,
and if there should be a substantial variation from the
original proposal , then this matter shall come back for
further review by the Zoning Board of Appeals .
Jack Hewett seconded the motion .
The voting was as follows .
Aye - Hewett , King , Reuning , Austen
Nay - None
The motion was carried .
The applicant then withdrew the request for consideration of
Site A at this time , without prejudice to the committee
reapplying again as to Site A , if it so desired , at some later
time .
There being no further business to come before the Board ,
• the meeting was adjourned at 9 : 00 p . m .
Respectfully submitted ,
Beatrice Lincoln
Recording Secretary
ZAA ed :
Exhibits 1 through 3 attached .
•
n
i } 1 1VY 41987
OF ITHACA
May ? , 1987
Mr . Noel Desch
Town of Ithaca Offices
East Seneca Street
Ithaca , NY 14850
Dear Mr., Desch "
This letter is to express our concern regarding the
location of -the fire station on South Hill .
We have been property owners adjoining the Ithaca
College land for 21 years . We have tried to maintain both
properties ( located at 977 Danby Road and 979 Danby Road ) and
to beautify the area and other adjoining properties .
We are concerned that having a fire station nett door to
us will :
1 . Decrease the value of both properties .
2 . The volume tme of noise will certainly increase ( sirens , fire
trucks etc . )
310 The flow of traffic is heavy . enough on Danby Road and
would increase the accidents and - back up traffic by our
home and in our .area due to the fire trucks etc .
Also , this area - the site of the fire station . is also
a playing field for baseball , track players I ' m surprised
that Ithaca Col..leg.e would approve the location when it is
Such a valuable piece of land for the athletic players .
There just has to be another location on South Hill for
the fire station . Why couldn ' t the station be located on the
campus ? Why not near the Ithaca College Safety Division areae
We ' ve heard concern of having it on Coddington Road
because of having a -more difficult - time of entrance onto
Danby Road . It shouldn ' t be any more difficult for fire
trucks to get onto Danby Road , with a controlled street light
as it is right now for trucks to qet up South Aurora Street .
Let ' s give the location a little bit more consideration .
We ' re not against having a fire station on South Hill .
We ' re against the Iocation of it .
GIVE IT A LITTLE MORE CONSIDERATION . AFTER ALL , WOULD
YOU WANT TO HAVE A FIRE STATION BUILT NEXT TO YOU AFTER
OWNING ADJOINING PROPERTY FOR 21 YEARS . C
EXHIBIT 1 Sincere 1 y , <<�Qt,�'u C-C-2� . � /t- d�
S wino & Patricia Ferrara
4 '
• PART II -A . - Environmental Assessment - Proposed South Hill Fire
Station Special Approval
A . Action is Unlisted .
B . Action will receive coordinated review ( Tompkins County
Planning Department , New York State Department of Transportation ,
and City of Ithaca ) .
Objectives for site selection in the. Town of Ithaca on South
Hill included service to existing and potential fire protection
and emergency medical service areas in the City and Town .
Response times , access , site conditions , and compatibility with
existing and potential land use have been under evaluation for
several alternate sites on South Hill for at least five: years .
The site selected on the southwest corner of the Ithaca
College campus offers the best access to existing and potential
medium- and high - density land use areas and the best site
conditions of other locations considered in the fire master
planning process . Ithaca College has offered land for this fire
station , subject to approval of the station design by the College
Board of Trustees . Alternate locations were less suitable for
reasons which included topography , road conditions and
neighborhood impact .
• IMPACT ON LAND
There would be a small impact on land as a result of fire
station construction , which would be limited to the site .
Most of the site is . ' made land ' , subject to previous extensive
filling during campus development . Excavation of rippable shale ,
° . " whiC11 1S d COItlinOri construction ` practice in this area , will be
necessary on some portions of the - site . There may be a need to
relocate some utility lines running through the site .
Site construction will include drainage management , and
phased erosion control and revegetation measures that are
expected to substantially mitigate any potential impacts to land
cover and drainage .
IMPACT ON WATER
No significant impact is expected to surface or groundwater
quality . The station would be served by public utilities , with
any grease traps or other features standard to garages that might
be required in the apparatus room .
An minor drainage swale along the south side of the existing
service road may require relocation , which. does not represent any
significant impact . Erosion control would be practiced during
site construction .
•
Exhibit 2
• IMPACT ON AIR
No significant ' impact is expected to air quality . The
apparatus room would be adequately ventilated for the safety of
workers , and there would be no significant effect on adjacent
areas .
IMPACT ON PLANTS AND ANIMALS
No plant or animal species would be significantly . affected.
as a result of fire station development . There is a deer
crossing in the area of the site , but conflicts are infrequent .
IMPACT ON AGRICULTURAL LAND RESOURCES
No agricultural lands would be affected .
IMPACT ON AESTHETIC RESOURCES OR COMMUNITY CHARACTER
There would be a small to moderate impact on aesthetic
resources as a result of fire station development . The building
would have some screening effect to lakeward views from two
• adjoining residential properties . Such screening is of local
significance only , and is expected to be mitigated through
landscape and architectural design . Other benefits of site
location are considered to outweigh any potential visual impacts .
The fire station would be designed to complement the
character of the adjoining campus area , with its final design to
be subject to the approval of the Ithaca College Board of
Trustees .
IMPACT ON HISTORIC AND ARCHEOLOGICAL RESOURCES
There are no known historic or archeological resources that
would be adversely impacted as a result of this . action ,
IMPACT ON OPEN SPACE OR RECREATION
The action will have a small to moderate impact on campus
recreational facilities . Site development may limit the use of a
minor adjoining practice field , and may require the relocation of
the hammerthrow event . The College has advised that such
relocation would be possible , and that any impacts to recreation
might be substantially mitigated through further campus athletic
facility development . Any specific impacts that might visually
affect the use . of Freeman field for baseball , such as the
• catching view from right . field identified by some concerned
athletes , are expected to be substantially mitigated through
architectural and landscape design .
• IMPACT ON TRANSPORTATION
No significant adverse impact is expected to transportation
or traffic patterns . Sight distances and traffic capacity on
Danby Road are adequate for the proposed operation . Traffic
signalization and other signage would be installed in
coordination with the New York State Department of Transportation
to enhance safe access by emergency vehicles . Approval by the
D . O . T . Regional Office would be required for access oft to Route
96 and work within . the State ' s right - of -way .
The existing service road is limited in value to the College
because of the narrowness of access and pedestrian /vehicular
conflicts along the front of Ceracche Center . Service access
into the campus is expected at this time to be maintained after
fire station construction , but would be restricted to use by
maintenance and emergency vehicles . At most times , fire trucks
and other emergency vehicles would continue to use the main
Ithaca College entrance .
Parking for the users of the fire station would be
adequately accomodated on the site and buffered with landscape
materials . There is adequate parking on the Ithac: a College
campus and in the N . C . R , parking lot for sports events .
IMPACT ON ENERGY
• No significant adverse impact is expected .
IMPACT ON NOISE
Station operation will have a localized impact on noise
levels , but operating noise would not exceed local ambient noise
levels . The site is sufficiently removed from residential areas
so that any.-- impact on noise is minor in comparison with other
sites considered . There would be some noise during construction
from standard construction machinery which would be temporary and
of local impact . There would be no outside sound devices on the
building . By law , the fire trucks would be required to use their
sirens upon leaving the stations . Adverse impacts on neighboring
properties would be substantially mitigated by specific
architectural design and landscaping .
IMPACT ON PUBLIC HEALTH AND SAFETY
No significant adverse impact is expected to public health
and safety , with beneficial effects in regard to increased fire
protection for the South Hill response area . Access and
signalization would be adequately designed , as described above .
No significant quantities of petroleum products would be stored
• on the site . If , an emergency generator for the station requires
a diesel supply , such would be installed in conformance with all
pertinent codes and requirements . The building would be equipped
with automatic fire detection and sprinkler systems .
r
• IMPACT ON GROWTH AND CHARACTER OF COMMUNITY OR NEIGHBORHOOD
The action is part of a City / Town master plan of fire
protection improvements which include the construction of two new
fire stations and the upgrading of existing stations . The
preliminary site plan is consistent with pertinent zoning
requirements .
The development of a fire station in this location will not
have a significant adverse impact on the growth or character of
the community or neighborhhod . The site is located at the south
edge of the Aurora St . / Danby Rd . urban / institutional / industrial
transition area , near other nonresidential buildings and
structures . Any ..increase in land use intensity is site - specific
and of minor impact .
The action will not directly induce growth . The provision
of better fire protection and emergency medical service to .
existing development and to areas of South Hill where growth is
expected is a benefit to both municipalities . Increased fire
protection may enhance property values in some areas . Any
subsequent development on South Hill would be subject to further
environmental review .
The facility will be designed to maintain the character of
the campus and community . Construction materials similar to
existing campus buildings in the vicinity would be utilized .
Landscaping would• buffer the site from adjacent properties , . and along with specific architectural design will mitigate any
significant visual impacts .
RECOMMENDATION
A negative determination of environmental significance is
recommended for this Unlisted Action , subject to the approval of
the site plan by the Town of Ithaca Planning Board .
The project is being developed in accordance with a general
plan of fire protection by the City and the Town of Ithaca . Any
potential impacts are localized , are outweighed by area benefits
of improved fire protection and emergency medical service , and
are expected to be substantially mitigated through specific
architectural and site design .
Lead Agency for Special Use Approval : Town of Ithaca Zoning
Board of Appeals
Lead Agency for Site Plan : Town of Ithaca Planning Board
Reviewer : Susan C . Beeners , Town Planner � o
Review
Date : April 28 , . 1987
•
• PART II -A - Environmental Assessment - Proposed West Hill Fire
Station Special Approval
A . Action is Unlisted .
Be Action will receive coordinated review ( Tompkins County,
Planning Department , New York State Department of Transportation ,
and City of Ithaca ) .
Two alternate sites are proposed for consideration of
Special Approval by the Zoning Boartd of Appeals , having been
chosen from several that were evaluated during the site selection
process . Topography , land use patterns , and the existing road
network were limiting factors on West ' Hill a The two alternate
sites selected offer the best access to and compatibility with
existing and potential future land use and circulation patterns :
SITE A : Near corner of Bundy and
Trumansburg Roads
LOCATION : Trumansburg Road
PROPERTY OWNERS : Richard and Mary Louise Perry
ADDRESS : 1138 Trumansburg Road
Ithaca , N . Y . 14850
TOTAL ACREAGE : 152 . 10 acres
TAX PARCEL # : 27 . - 1 - 11 . 2
• ALTERNATE SITE Be Former Oddfellows Farm
LOCATION : Trumansburg Road
PROPERTY OWNER : Cornell University
- - ADDRESS :- - - . - Real -- Estate---Dept .- -
P . O . , Box DH
Ithaca , NY 14853
TOTAL - ACREAGE , 35...-7. 3- acres
TAX PARCEL # : 24 . - 4 - 5 . 2
IMPACT ON LAND
Site A : There would be a moderate impact on land as a
result of fire station development , with the change of 11 to 3
acres from active agricultural to fire station use . Site
construction itself would include erosioi: control and
revegetation measures that would substantially mitigate any
potential adverse impact to the clay loams on the . site .
Alternate Site Be There would be a small to moderate
impact as a result of the conversion of inactive agricultural
land fronting on a State highway to fire station use . Erosion
control and revegetation measures would mitigate any potential
• site - specific impacts .
Both . Sites : Specific building design would mitigate any
potential adverse impacts in regard to the low bearing capacities
Exhibit 3
• of soils at both West Hill sites . Site soils are common on West
Hill .
IMPACT ON WATER
No significant adverse impact is expected . The station
would be served by public utilities at both sites , with any
required waste disposal features typical to garages included in
apparatus room design . Site A would require a sewer connection
crossing at Bundy or Trumansburg Road , with Alternate Site B
requiring an extension of approximately 1200 feet from the sewer
main east of the Odd Fellows complex , and a crossing under
Trumansburg Road ,
No significant modification of drainage patterns would be
required at either site . Any need for foundation drains would be
determined in further site design .
IMPACT ON AIR
No significant_ adverse impact is expected to air quality .
The apparatus room and the other areas of the building would be
adequately ventilated , and no impact is expected to adjacent
.properties .
•
IMPACT ON PLANTS AND ANIMAL,$
No plant or animal species would be significantly affected
as a result of fire station development at either site .
IMPACT ON AGRICULTURAL LAND RESOURCES
Both sites are in a County Agricultural District , and the ,
sites would be scheduled for consideration of District status
renewal around 1992 . Both sites are along the Trumansburg Road
corridor , with its mixture of land uses .
Site A : A moderate impact would result with the change of
11 to 3 acres of active agricultural land on a dairy farm to fire
station use . The fire station site would not substantially limit
access to remaining farm lands , but would have a local impact on
the farming practices for the particular field in a corner of
which the fire station is proposed to be sited .
Alternate Site Be. Inactive agricultural land , which has
been leased by Cornell to local farmers. in the past but which is
now vacant , would be converted into this fire station site .
According to a past lessee , special measures were necessary to
• increase the productivity of this land . A small impact on
agricultural land resources is expected at this site , when other
• land use patterns and the extent of active agricultural land on
West Hill are also considered .
IMPACT - ON AESTHETIC RESOURCES OR COMMUNITY CHARACTER
Site A : A moderate impact is expected to aesthetic
resources and community character . The fire station would screen
a portion of a panoramic view southeastward from several
residences on Bundy Road to the east and south areas of the City
and Town . Actual viewsof Cayuga Lake are 710t predominant in
this panoramic view . The fire station facility would be
. . dissimilar to adjacent residences on Bundy Road , but would be
similar in building scale to the apartments to the east , and to
other institutional buildings further north on. Trumansburg Road .
The overall benefits to the fire protection service area would
partly mitigate the local impacts expected at this site , with
specific architectural design and landscaping as additional
mitigating measures .
Alternate Site Be. A small to moderate impact is expected
to aesthetic resources . and community character . Views from the .
few residences adjoining the site would not be significantly
affected , with any impact on views from potential development
areas west of the proposed site mitigatable by reasons of
• topography and view orientation and through specific
architectural and site design . The site is opposite the
institutional buildings of the former Odd Fellows Home , which
complex was partly rezoned as a Special Land Use District in 1987
for - limited mixed educational , business / professional , and
accessory resicTential:- use : Thd -- -Tompkins Community Hospital and
the Biggs Center Special Land Use District are to the northeast
of the site .
IMPACT ON HISTORIC AND ARCHEOLOGICAL RESOURCES
There are no known historic or archeological resources that
would be adversely impacted at either site .
IMPACT ON OPEN SPACE AND RECREATION
No significant adverse impact is expected to the quantity or
quality of existing or future open space or recreational
opportunity at either site .
IMPACT ON TRANSPORTATION
• No significant adverse impact is expected at either site to
transportation or traffic patterns . Signalization would be
coordinated with the State and County Departments of
Transportation .
Site A ; Topography would restrict direct access onto
Trumansburg Road . Ingress and egress would be limited to Bundy
Road , requiring additional truck turning manuevers . Sight
distances would be adequate at the intersection of Bundy Road and
Trumansburg Road ,
Alternate Site Be. Egress by fire trucks could be directly
onto Trumansburg Road , with a separate means of ingress along a
potential future interior road . Access onto a potential future
relocated Route 96 , if such is constructed , would be convenient
to this site .
IMPACT ON ENERGY
No significant adverse impact is expected .
IMPACT ON NOISE
Specific architectural. and site design would assist in
mitigating any potential impacts . with respect to the operation of
trucks and truck sirens . Station operation at Site A would have
a . moderate impact on several adjacent residences which front on
Bundy Road , and on the apartments to the east of the site . At
• Alternate Site B , fewer existing or potential residences would be
adversely impacted .
IMPACT ON PUBLIC HEALTH AND SAFETY
No significant adverse- impact is expected . Site access
would be adequately designed , and is within the traffic
capacities of roads at both sites . Pedestrian safety along Bundy
Road near Trumansburg Road could be improved through signage and
the consideration -of separated pedestrian routes in this area .
No significant quantities of petroleum products would be stored
on site . The building would be equipped with automatic fire
detection and sprinkler systems . A beneficial impact would
result from the improvement in area fire protection and emergency
medical service .
IMPACT ON GROWTH AND CHARACTER OF COMYIUNITY OR NEIGHBORHOOD
This action is part of a City / Town master plan of fire
protection improvements , and is consistent with pertinent zoning
requirements . Service would be provided to existing and
potential high life -hazard areas on West Hill . There would be no
significant inducement of growth as a result of fire station
• development . The facility would be designed to be compatible
with existing neighborhood character .
Site A : The general area of this site was identified for
its potential as a neighborhood shopping center and for public ,
semi -public , and professional use in the " Ithaca Urban Area
General Plan " of 1969 ( Greater Ithaca Regional_ Planning Board ) .
The site is currently in active agricultural use .
Alternate Site Be This site is adjacent to Special Land
Use Districts created on part of the former Odd Fellow ;; property
and at the Biggs Complex , and is near other institutional and
nonresidential facilities .
There is no known public controversy at this time .
RECOMMENDATION
A negative determination of environmental signnificance is
recommended for this Unlisted Action , * subject to the approval of
the site plan by .the Town of Ithaca Planning Board . The project
is being developed in accordance with a general plan of fire
protection by the City and Town of Ithaca . Any potential impacts
are localized , are outweighed by area benefits of improved fire
protection and emergency medical service , and are expected to be .
substantially mitigated through specific architectural and site
design .
•
Lead Agency for Special Use Approval : Town of Ithaca Zoning
Board of Appeals
Lead- Agency--- for. - -Site - P1an -- App-r- ova1 Town of Ithaca Planning-Board. .
Reviewer : Susan Co Beeners , Town Planner C
Review Date : April 28 , 1987