HomeMy WebLinkAboutOsborne Subdivision 232 Haller - PB Packet 3-21-23
DEPARTMENT OF PLANNING
215 N. Tioga St 14850
607.273.1747
www.town.ithaca.ny.us
TO: Planning Board Members
FROM: Christine Balestra, Planner
DATE: March 13, 2023
RE: Preliminary and Final Approval – 232 Haller Boulevard Subdivision/Consolidation
Enclosed please find materials related to the consideration of Preliminary and Final Subdivision
Approval for the proposed subdivision located at 232 Haller Boulevard. The proposal involves
subdividing a 6.08+/- acre parcel into three parcels (see attached subdivision plat). Parcel A will then
be consolidated with an adjacent property to the north, along with another strip of land labeled as 0
Haller Boulevard; Parcel B will become a building lot fronting Haller Boulevard; and Parcel C will
contain an existing residence and garage.
The property at 232 Haller Boulevard consists of a residence, garage, and attached outbuildings on
6.08+/- acres of land maintained as lawn, first succession vegetation, and forested areas (the
attached memo from the applicant erroneously notes that this property is only four acres in size).
The property is bordered on the north, south, and west by private residences and wooded areas, and
on the east by Haller Boulevard and the City of Ithaca municipal boundary.
The applicant proposes to split the parcel at 232 Haller Boulevard so that Parcel A (at 5.347 acres),
along with a small strip of land immediately north of Parcel A (0 Haller Boulevard), are consolidated
with Tax Parcel No. 29.-6-1.2, owned by Carpenter (244 Haller Boulevard). Parcel C will retain the
existing residence and garage associated with 232 Haller Boulevard; and Parcel B will become a new
building lot that could potentially contain a single-family home with accessory dwelling unit in the
future. There is no development proposed and all resultant lots will comply with the dimensional
requirements in the Town Code for properties located in the Medium Density Residential Zone.
The applicant has been working with TG Miller Surveyors and Engineers to revise the subdivision plat
to show an existing sewer line that runs north from the existing home at 232 Haller Boulevard. The
revision has no impact on the lot layouts or the subdivision action itself, so it has been added as a
condition of approval in the attached draft resolution.
Please also find attached an aerial location map, completed environmental review, and draft SEQR
resolution to consider. Please contact me by email at cbalestra@town.ithaca.ny.us or by phone at
(607) 273-1747 or (607) 227-0956 if you have any questions.
Att.
cc: Christopher Anagnost, Christopher George Real Estate
jFEB052023iiiFCH?ISkOPHERGEORGEREALESTATEhUdNOFflf,3APLDNH3418NTiogaStIthaca,NY14850ChristopherI.AnagnostOffice:607-272-8213Cell/Text(607)279-5520LicensedRealEstateBroker/PrincipalEmail:christophergeorgerealestate@gmail.comTownofIthacaPlanningBoard215N.TiogaSt.Ithaca,NY14850Re:SubdivisionofandpartialConsolidationwiththefollowing:Taxparcels29-6-2.2and29.-6-1.1232HaIlerBlvd.and0HaIlerBlvd.Taxparcel29.-6-1.2244HaIlerBlvd.Tothemembersoftheboard:Thepropertyat232and0HaIlerBlvd.consistsoftwoparcels.Thefirst,#29.-6-2.2consistsof4acres[approximately]ofland,ahouse,detachedgaragesandalongstringofattachedoutbuildingsthatwereformerlychickencoops.0HaIlerBlvd.isa1.01narrowstripoflandthatadloinsthispropertyonthenorthandalsoadjoinsthepropertynextnorthwhichis244HaIlerBlvd.[taxparcel#29.-6-1.2J.Thesethreeparcels[thetwothatarepartofthisapplication]andtheoneonthenorthareownedbymembersofthesamefamily.Theownerof232HaIlerBlvd.andthesmallstripoflandisthenieceoftheownerof244HaIler.ShehasnotlivedinIthacaformanyyearsandhasdecidedtoselltheproperty.Theuncleofthecurrentowner,isthepersonwhoowns244HailerBlvd.Hewantstoretaintheoutbuildingsandrearportionoftheland.Thatisthereasonforthisappeal.Themappresentedforthisapplicationshowsthreeparcels:ParcelAconsistsof5.347acresoflandandthestringofattachedoutbuildingsthatwerethechickencoopsmentionedabove.Thisparcelisgoingtobeconsolidatedwith244HaIlerBlvd.,parcel#29-6-1.2.ParcelBwillbeavacantlotanParcelCwillbethehouseandgarages.Therewillbenophysicalchangestothetopographyoranychangestothecharacteroftheneighborhood.Respectfullysubmitted,Christopheri.Anagnost,BrokerndAgentfortheOwner.
PROPOSED RESOLUTION: SEQR
Preliminary and Final Subdivision Approval
Osborne Subdivision/Consolidation
232 Haller Boulevard
Tax Parcel No. 29.-6-2.2
Town of Ithaca Planning Board, March 21, 2023
WHEREAS:
1. This is consideration of Preliminary and Final Subdivision Approval for the proposed
subdivision located at 232 Haller Boulevard. The proposal involves subdividing the 6.082-
acre parcel into three parcels. Parcel A, at 5.347 acres, will be consolidated along with a
small strip of land (0 Haller Boulevard) with the property to the north (244 Haller
Boulevard). Parcel B, at 0.368 acres, will become a separate buildable lot fronting Haller
Boulevard. Parcel C, at 0.367 acres, contains an existing residence and garage. This is an
Unlisted Action under the State Environmental Quality Review Act and is subject to
environmental review. Paul D. Osborne, Attorney-in-fact for Marcia Joyce Osborne, Owner;
Christopher Anagnost, Applicant/Agent;
2. This is an Unlisted Action for which the Town of Ithaca Planning Board is the lead agency
in the environmental review with respect to the project;
3. The Planning Board on March 21, 2023, has reviewed and accepted as adequate a
subdivision map entitled “Subdivision Plat, Showing Lands of Marcia Joyce Osborne,
Located at No. 232 Haller Boulevard, Town of Ithaca, Tompkins County, New York,”
prepared by T.G. Miller, P.C. dated 9/28/2022, and other application materials; and
4. Town planning staff has recommended a negative determination of environmental
significance with respect to the proposed Subdivision Approval;
NOW THEREFORE BE IT RESOLVED:
That the Town of Ithaca Planning Board hereby makes a negative determination of environmental
significance in accordance with Article 8 of the Environmental Conservation Law and 6 NYCRR
Part 617 New York State Environmental Quality Review for the above referenced action as
proposed, based on the information in the EAF Part 1 and for the reasons set forth in the EAF Parts
2 and 3, and, therefore, an Environmental Impact Statement will not be required.
25.50* 6.08 acres - total of Parcels A,B,C
+19.42 acres - Carpenter property
=25.50 total acres*
6.08*
The area is served by TCAT Routes 14 & 14S
N/A
No development proposed - N/A
No development proposed - N/A
Please See Part 3
Please See Part 3
Page 1 of 2
Agency Use Only [If applicable]
Project:
Date:
Short Environmental Assessment Form
Part 2 - Impact Assessment
Part 2 is to be completed by the Lead Agency.
Answer all of the following questions in Part 2 using the information contained in Part 1 and other materials submitted by
the project sponsor or otherwise available to the reviewer. When answering the questions the reviewer should be guided by
the concept “Have my responses been reasonable considering the scale and context of the proposed action?”
No, or
small
impact
may
occur
Moderate
to large
impact
may
occur
1. Will the proposed action create a material conflict with an adopted land use plan or zoning
regulations?
2.Will the proposed action result in a change in the use or intensity of use of land?
3.Will the proposed action impair the character or quality of the existing community?
4.Will the proposed action have an impact on the environmental characteristics that caused the
establishment of a Critical Environmental Area (CEA)?
5.Will the proposed action result in an adverse change in the existing level of traffic or
affect existing infrastructure for mass transit, biking or walkway?
6.Will the proposed action cause an increase in the use of energy and it fails to incorporate
reasonably available energy conservation or renewable energy opportunities?
7.Will the proposed action impact existing:
a. public / private water supplies?
b. public / private wastewater treatment utilities?
8.Will the proposed action impair the character or quality of important historic, archaeological,
architectural or aesthetic resources?
9.Will the proposed action result in an adverse change to natural resources (e.g., wetlands,
waterbodies, groundwater, air quality, flora and fauna)?
10.Will the proposed action result in an increase in the potential for erosion, flooding or drainage
problems?
11.Will the proposed action create a hazard to environmental resources or human health?
Page 2 of 2
For every question in Part 2 that was answered “moderate to large impact may occur”, or if there is a need to explain why a
particular element of the proposed action may or will not result in a significant adverse environmental impact, please
complete Part 3. Part 3 should, in sufficient detail, identify the impact, including any measures or design elements that
have been included by the project sponsor to avoid or reduce impacts. Part 3 should also explain how the lead agency
determined that the impact may or will not be significant. Each potential impact should be assessed considering its setting,
probability of occurring, duration, irreversibility, geographic scope and magnitude. Also consider the potential for short-
term, long-term and cumulative impacts.
Check this box if you have determined, based on the information and analysis above, and any supporting documentation,
that the proposed action may result in one or more potentially large or significant adverse impacts and an
environmental impact statement is required.
Check this box if you have determined, based on the information and analysis above, and any supporting documentation,
that the proposed action will not result in any significant adverse environmental impacts.
_________________________________________________ _______________________________________________
Name of Lead Agency Date
_________________________________________________ _______________________________________________
Print or Type Name of Responsible Officer in Lead Agency Title of Responsible Officer
_________________________________________________ _______________________________________________
Signature of Responsible Officer in Lead Agency Signature of Preparer (if different from Responsible Officer)
Short Environmental Assessment Form
Part 3 Determination of Significance
Agency Use Only [If applicable]
Project:
Date:
EAF Mapper Summary Report Wednesday, March 1, 2023 4:20 PM
Disclaimer: The EAF Mapper is a screening tool intended to assist
project sponsors and reviewing agencies in preparing an environmental
assessment form (EAF). Not all questions asked in the EAF are
answered by the EAF Mapper. Additional information on any EAF
question can be obtained by consulting the EAF Workbooks. Although
the EAF Mapper provides the most up-to-date digital data available to
DEC, you may also need to contact local or other data sources in order
to obtain data not provided by the Mapper. Digital data is not a
substitute for agency determinations.
Part 1 / Question 7 [Critical Environmental
Area]
No
Part 1 / Question 12a [National or State
Register of Historic Places or State Eligible
Sites]
No
Part 1 / Question 12b [Archeological Sites]Yes
Part 1 / Question 13a [Wetlands or Other
Regulated Waterbodies]
Yes - Digital mapping information on local and federal wetlands and
waterbodies is known to be incomplete. Refer to EAF Workbook.
Part 1 / Question 15 [Threatened or
Endangered Animal]
No
Part 1 / Question 16 [100 Year Flood Plain]Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
Part 1 / Question 20 [Remediation Site]No
1Short Environmental Assessment Form - EAF Mapper Summary Report
MEMORANDUM
To: Town of Ithaca Planning Board
From: The Town of Ithaca Conservation Board - Environmental Review Committee
Date: 03/2/2023
RE: Osborne 3-Lot Subdivision and IC/CRCC Child Care Center
Osborne 3-Lot Subdivision
In reviewing the proposed application for the 3-lot subdivision located at 232 Haller Blvd the
NYS Environmental Resource Mapper identified that the west side of what is proposed to
become Parcel A is within the buffer area of an element occurrence of a rare plant (map
included below). If in the future the new owner of Parcel A is considering a project or activity on
their parcel, before taking actions they will want to contact our regional DEC office for more
information about how to proceed.
For the proposed 3-lot subdivision the Environmental Review Committee finds there will be no
significant environmental impact resulting and recommends approval by the Planning Board.
https://gisservices.dec.ny.gov/gis/erm/
IC/CRCC Child Care Center Special Permit
For the proposed activity the Environmental Review Committee finds there will be no
significant environmental impact resulting and recommends approval by the Planning Board.
Respectfully submitted
Lori Brewer
Lindsay Dombroskie
Elise Edwards
Eva Hoffmann
Michael Roberts
Pg. 1
PROPOSED RESOLUTION: Preliminary and Final Subdivision Approval
Osborne Subdivision/Consolidation
232 Haller Boulevard
Tax Parcel No. 29.-6-2.2
Town of Ithaca Planning Board, March 21, 2023
WHEREAS:
1. This is consideration of Preliminary and Final Subdivision Approval for the proposed
subdivision located at 232 Haller Boulevard. The proposal involves subdividing the 6.082-
acre parcel into three parcels. Parcel A, at 5.347 acres, will be consolidated along with a
small strip of land (0 Haller Boulevard) with the property to the north (244 Haller
Boulevard). Parcel B, at 0.368 acres, will become a separate buildable lot fronting Haller
Boulevard. Parcel C, at 0.367 acres, contains an existing residence and garage. This is an
Unlisted Action under the State Environmental Quality Review Act and is subject to
environmental review. Paul D. Osborne, Attorney-in-fact for Marcia Joyce Osborne, Owner;
Christopher Anagnost, Applicant/Agent;
2. This is an Unlisted Action for which the Town of Ithaca Planning Board, as lead agency in
the environmental review with respect to the project, has on March 21, 2023, made a
negative determination of environmental significance, after having reviewed and accepted as
adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and
Parts 2 and 3 prepared by the Town Planning staff; and
3. The Planning Board on March 21, 2023, has reviewed and accepted as adequate a
subdivision map entitled “Subdivision Plat, Showing Lands of Marcia Joyce Osborne,
Located at No. 232 Haller Boulevard, Town of Ithaca, Tompkins County, New York,”
prepared by T.G. Miller, P.C. dated 9/28/2022, and other application materials;
NOW THEREFORE BE IT RESOLVED:
That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the
proposed subdivision and consolidation at 232 Haller Boulevard, as shown on the subdivision
map noted in Whereas #3 above, subject to the following conditions:
a. Submission for signing by the Planning Board Chair of an original and three dark lined
prints of the approved final subdivision plat, revised to show the existing sewer line that
runs north of the property from 232 Haller Boulevard, prior to filing with the Tompkins
County Clerk’s Office; and submission of a copy of the receipt of filing to the Planning
Department;
b. If Parcel B is conveyed to the owner of 232 Haller Boulevard, then submission of a sewer
easement for Parcel B that has been approved by the Attorney for the Town. Once
approved, recording of said easement in the Tompkins County Clerk’s office at the time
of the recording of the deed for the conveyed lot; and submission to the Planning
Department of proof of such filing within 5 days of the recording; and
Pg. 2
c. Within six months of this approval, consolidation of Tax Parcel No. 29.-6-1.1 and Parcel
A with Tax Parcel No. 29.-6-1.2 (244 Haller Boulevard), and submission to the Planning
Department of a copy of the completed Tompkins County Consolidation Request Form.
´
TP #29.-6-2.2 to be subdivided:Parcel "A"- consol with adj parcelsParcel "B"- new buildable lotParcel "C"- existing residence
TP #29.-6-1.2 Carpenter
HALLER BLVD(city/town line)WESTHAVEN ROADELM ST EXT.
TP #29.-6-1.1 to be consolidatedwith 29.-6-1.2 (Carpenter)A C
B
LOCATION MAPOsborne Sub/Consolidation232 Haller BoulevardPlanning Board, March 21, 2023
±
0 350 700175 Fe et
LEGENDA—COMPUTEDPOINT•—PINSETWITHCAP—IRONPINFVUND—IRONPIPEFOUND0—UTILITYPOLE*—PROPOSEDNEWDIVISIONLINEo—CATCHBASINIoI//MARIAJOYCEOSBORNELEVENE,GOULDIN&THOMPSON,LLPELIZABETHCARPENTERCARLT.CARPENTERALLEN&MAINESIherebycertifyto______________________________________thatIamalicensedlandsurveyor,NewYorkStateLicenseNo.050096,andthatthismapcorrectlydelineatesanactualsurveyonthegroundmadebymeorundermydirectsupervisionandthatIfoundnovisibleencroachmentseitherwayacrosspropertylinesexceptasshownhereon.SIGNED:_________________________DATED:9/28/2022CARPENTER(RD.)736/78TMN29—6—1.2TAXMAPPARCEL29—6_ilTAXMAPPARCEL29.—6—2.2PARCELATOBECONSOLIDATEDWITHLANDSOFCARPENTERTAXMAPPARCEL29.—6—1.2AREA=5.347ACRESTT.G.MILLER,P.C.ENGINEERSANDSURVEYORS605WESTSTATESTREET,SUITEAITHACA,NEWYORK14850WWW.TGMILLERPC.COM607—272—6477200!P1401QINT.ASPHALTS0231’32”W32.08’-PARCELCAREA=0.367ACRESN0231’32”E100.00’IEirGENUNG(RD.)745/83TMN29—6—24.4/64.76(PTO—-JN’FLINETfTfEINFORVAJ’JONPARCELSA,B,&CMARCIAJOYCEOSBORNEINSTRUMENTNo.506471—001TAXMAPNo.29.—6—1.1&29—6—2.2TOTALAREA=6.082ACRESTOSTREETLINE/———_81——____________0—EMILIAN(R.O.)917/246TMN29—6—24.27/*N8III/IHALLER(R.O.)595/3D3TMN29.—6—1D.2r------------N855297——___________706.64’jz‘i1WARMNGALTERATIONOFTHISMAPNOT1%:’CONFORMINGIDSECTION7209.SUBOMSION2.NEWYORKSTATEEDUCATIONLAW.AREPROHIISIEDBYLAW.AU.CERTIFICATIONSHEREONAREVALJDFORTHISMAPANDCOPIESTHEREOFONLYIFSAIDMAPORCOPIESBEARDIEIMPRESSIONSEALOFINCLICENSEDLANDSURWIVRWHOSESIGNATUREAPPEARSHEREON.PARCELBAREA=0.368ACRESL0MAPREFERENCESS8730’Qo”E15’0231’32E100.00’CERTIFICATION•S023406wW.100.00’S021O’35”W.91.00’1.)“SURVEYMAPNo.220HALLERBOULEVARDDATED4/12/2D17,BYT.G.MILLERP.C.2.)“MAPFORTHEPROPOSEDWATERDISTRICTTOSERVEELMSTREETEXTENSIONANDHALLERAVENUEDATED10/6/1948,BYE.D.CRUMB.3.)“SURVEYMAPCHRISTIANHALLERESTATEDATED9/15/1982,AMENDED5/19/1983,BYT.G.MILLERP.C.4.)“SURVEYMAPSHOWINGPREMISESOFDONALD&RUTHSWEARINGENDATED8/7/2001,BYT.G.MILLERP.C.5.)“PARTOFLANDSOFISABELLBURNEJTDATED1/26/1980,BYK.A.BAKER&HOWARDR.SCHLEIDER6.)“SURVEYMAPSHOWINGLANDSOFCARPENTERDATED9/25/1974,LASTAMENDED10/6/1983,BYT.G.MILLERP.C.02TITLE:SUBDIVISIONPLATSHOWINGLANDSOFMARCIAJOYCEOSBORNELOCATEDATNo.232HALLERBOULEVARDTOWNOFITHACA,TOMPKINSCOUNTY,NEWYORKREVISEDDATE:,,ISCALE:1w=801S22822