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HomeMy WebLinkAbout1991-11-21P14. TOWN OF DRYDEN DeGj� PLANNING BOARD NOVEMBER 21, 1991 MEMBERS PRESENT: Chairwoman Barbara Caldwell, John Davis, Joseph Lalley, Michael Hattery and Claudia Brenner, Also Present but not limited to: Mr. Dolph, L. Fabbroni, Mario Giannella with two other interested parties for Varn Hearing, Floyd Former — Ithaca Town Planning Board, Dan Walker — Ithaca Town Engineer, Bruce Barkley, and Ernie Bayles . The Meeting was called to order by Chair. Barbara Caldwell. The order of to nights agenda: The Hartwood Road will be chaired by J. Lalley;, followed by a sketch conference by Mr. Dolph; discussion on the Scoping Document for Peregrine Hollow. Mr. Lalley mentioned that Lew Roscow from Cornell Campus Planning Department has offered to brief the Town on the update of the GEIS that they are doing "Apple Orchard Area" and would prefer a .joint meeting. 0 1 HARTWOOD ROAD SUBDIVISION — FINAL PLAT APPROVAL CHAIRMAN JOSEPH LALLEY E. Bayles noted that the concerns mentioned by George Schlecht had been complete per his letter of November 5, 1991 requiring the placement of driveways on Lot 1 and 5 and also to the pond site.. Mr. Schlecht reviewed those.this morning and was acceptable, drainage plan has been accepted. Small change to the middle of the road section showing correct dimensions and that has been noted. Culvert sizes were lacking and that has been corrected. The concern that the building circles be shown are now in place reflecting the Town set back requirement. Don Sweezy - made recommendations on November 20, 1991 of 30 MPH as the speed limit on the development road which is being built. Health Department approval and stamp has also been added. John Davis noted that.Eng. Schlecht was also requiring a pond entrance. Mr. Bayles stated he was 'also amenable to reconsideration tbmft if a profile of the drive was shown w mee *t.athe requirement. We have shown that and widened the easement from 10 feet to 12 feet. J. Lalley stated that one item on the preliminary plat approval states that the exact wording of the Town Easement to the pond and the pond itself be determined by the Town Attorney and be incorporated as final plat approval. I I The specialized Housing needs will be addressed at the December Snyder Hill meeting will by be Prof. complete Rollick. by the Mr. next Jarrow's meeting. plans, for Mr. Lalley mentioned that Lew Roscow from Cornell Campus Planning Department has offered to brief the Town on the update of the GEIS that they are doing "Apple Orchard Area" and would prefer a .joint meeting. 0 1 HARTWOOD ROAD SUBDIVISION — FINAL PLAT APPROVAL CHAIRMAN JOSEPH LALLEY E. Bayles noted that the concerns mentioned by George Schlecht had been complete per his letter of November 5, 1991 requiring the placement of driveways on Lot 1 and 5 and also to the pond site.. Mr. Schlecht reviewed those.this morning and was acceptable, drainage plan has been accepted. Small change to the middle of the road section showing correct dimensions and that has been noted. Culvert sizes were lacking and that has been corrected. The concern that the building circles be shown are now in place reflecting the Town set back requirement. Don Sweezy - made recommendations on November 20, 1991 of 30 MPH as the speed limit on the development road which is being built. Health Department approval and stamp has also been added. John Davis noted that.Eng. Schlecht was also requiring a pond entrance. Mr. Bayles stated he was 'also amenable to reconsideration tbmft if a profile of the drive was shown w mee *t.athe requirement. We have shown that and widened the easement from 10 feet to 12 feet. J. Lalley stated that one item on the preliminary plat approval states that the exact wording of the Town Easement to the pond and the pond itself be determined by the Town Attorney and be incorporated as final plat approval. I I PB 11-21-91 PG. HARTWOOD ROAD SUBDIVISION CON: gft Mr. Bayles and Barkley stated that they have not received any communication from the Town Attorney on that issue. His understanding was that this was discussed and basically they were not going to accept any easements with, out seeing the wording on the deeds. He noted (letter dated November 5, 1991) at the regular scheduled meeting of the October Town Board Meeting that the Board members reaffirmed their policy of not accepting (FzY0k.*Xq09ites therefore your approval if given should be clear that the pond site will be a part of Lot 5, and that the ownership of Lot 5 must have in it affirmative obligation on a part of the owners to include the pond area. The Planning Board reviewed the drive of Lot 1. CLAUDIA BRENNER MOVED FOR FINAL PLAT APPROVAL FOR THE HARTWOOD ROAD SUBDIVISION SUBJECT TO: THE EXACT WORDING OF THE TOWN EASEMENT TO THE POND BE REVIEWED AND APPROVED BY THE TOWN ATTORNEY AND ACCEPTANCE OF THE ROAD BY THE TOWN OR THE DEVELOPER PROVIDING A SUFFICIENT BOND ACCEPTABLE TO THE TOWN FOR THE CONSTRUCTION OF THE ROAD.' SECOND TO THE MOTION WAS MADE BY MICHAEL HATTERY. NO DISCUSSION • VOTE YES (4) J. DAVIS, J. LALLEY, C. BRENNER AND M. HATTERY. NO (0) ABSTAINED (1) Be CALDWELL ORMSBY DOLPH - SKETCH CONFERENCE - HUNGERFORD ROAD MODIFICATION TO ORIGINAL SUBDIVISION CHAIRWOMAN BARBARA CALDWELL This is a one lot subdivision which is a modification to an existing subdivision.- parent parcel. Mr. Dolph stated he wished to place a two acre, reclaimed quarry, lot on the market. John Anderson said they would only need apply for a permit and that it did not have to be included in the old subdivision: Mr. Dolph showed a sketch for long term planning of a proposal which he expects would not happen for a number of years of a pond and development plans for reclaiming the quarry. The large pond would be a green area for the development. He has signed an agreement with the University for clean fill. The fill is being monitored by restriction of a gate with a lock from Cornell which will be changed periodically. Fill is. being brought in by the University and University contractors and subcontractors. I i PB 11-21-91 PG. 3 HUNGERFORD ROAD SKETCH PLAN CON.& Discussion PLUS ACRES on type of fill OF was reviewed by the Board. Mr. Dolph stated he had no problem of allowing DEC to inspect the fill if the Board deemed necessary. Mr. Dolph's agreement, with the University` will be supplied to the Town. • 10 Mr. Dolph noted other than this piece of property there are only two, possibly three lots with road frontage that could be treated d n this same way for modification. PART 1. J. 7. 9. SHORT ENVIRONMENTAL ASSESSMENT REVIEW OFFICER JOSEPH LALLEY IS PROPOSED ACTION.& MODIFICATION AMOUNT OF LAND AFFECTED° TWO PLUS ACRES AND THE PROJECT IS AN ADDITION OF ,ONE LOT TO THE HUNGERFORD NOTCH SUBDIVISION. WHAT IS PRESENT LAND USE IN VICINITY OF PROJECT? RESIDENTIAL AND QUARRY 10. DOES ACTION INVOLVE A PERMIT APPROVAL, OR FUNDING, NOW OR ULTIMATELY FROM ANY OTHER GOVERNMENTAL AGENCY (FEDERAL, STATE OR LOCAL)? YES DRYDEN PLANNING BOARD — HEALTH DEPARTMENT 11. DOES ANY ASPECT OF.THE ACTION HAVE A CURRENTLY VALID PERMIT OR APPROVAL? YES PLANNING BOARD; HEALTH DEPARTMENT; AND TOWN HIGHWAY. 12. AS A RESULT OF PROPOSED ACTION WILL EXISTING PERMIT APPROVAL REQUIRE MODIFICATION? YES AFTER REVIEW IT IS NOTED THE BOARD DID NOT DETERMINE THAT A LONG FORM REVIEW WOULD BE NECESSARY. i 0 PB 11-21-91- PG. 4 HUNGERFORD SKETCH CON: JOSEPH LALLEY MOVED THAT THE PLANNING BOARD BE DECLARED LEAD AGENCY. MOTION SECOND MICHAEL HATTERY. NO DISCUSSION VOTE YES (4) J. LALLEY, J. DAVIS, C. BRENNER AND M. HATTERY. NO (0) ABSTAINED (0) PEREGRINE HOLLOW SUBDIVISION REVIEW OF SCOPE PREPARED BY L. FABBRONI Barbara Caldwell read the entire list (attached) prepared by Eng. Fabbroni and the following comments noted when compared with the minutes from the special meeting held on November 13, 1991. IV. D. 3. ADD c. How the wetland will be maintained. D. Demography 2. Other: a. eliminate the sentence Market or economic studies are specifically not required in the draft report. FROM SCOPING CHECKLIST (2/87) ADD: SECTION 111. A. 40. a. b. Answer in Section 111. A. 4a as b. ADD FROM PB 11 -13 -91 MINUTES - E. CULTURAL RESOURCES X1 ELIMINATE FROM SCOPE -----------------=- - - - - -- PB 11-21-91 PG. 5 _ Town of Ithaca: Comments were in relationship to the study when complete and to look at alternatives. To conduct a traffic study from Fine Tree down to Judde Falls. Proposed that Zoning Officer Henry Slater mail proposed scope to involved agencies tomorrow, returnable on December 9, 19910 Ithaca Planning Board meets on the 3rd. review at that time. Meeting adjourned. • C and would like it for r lb N `�4s TOWN CLERK 273 -1721 TOWN OF ITHACA 126 EAST SENECA STREET, ITHACA, N.Y. 14850 HIGHWAY 273 -1656 PARKS 273 -8035 ENGINEERING 273 -1747 PLANNING 273 -1747 ZONING 273 -1747 December 6, 1991 Mrs. Barbara Caldwell Town of Dryden Planning Board 65 East Main Street Dryden, NY 13053 Re: Scope -- Peregrine Hollow Dear Mrs. Caldwell: As you know, one of the most pressing concerns with respect to the D /EIS for the proposed Peregrine Hollow subdivision is that alternatives to the present design be thoroughly considered. The D /EIS should not simply be a justification of the proposed project. The most important, and difficult, section of the D /EIS is • Section VIII, Alternatives. Within that Section, subsection letter "C", refers to "Alternative Size ". Currently, a traditional layout according to zoning and the reversing of the attached and detached units are to be explored. 'Our thoughts are that a broader range of different plat alternatives ought to be explored. The Town of Dryden chose the up its scope of work for this proj to this D /EIS were appropriately the scope very difficult to foll( reformatting of the scope such follows directly from the next (e. accepted standard format to set ect. Certain items not germane left out, however, this makes )w at times. May we suggest a that one number, or letter, g., 1, 2, 3... a, b, c...)? In addition, we would like to comment briefly on some specific items. Our comments follow in the order in which they appear in the report. Section III.B.3.b. deals with the density of the project, phasing of the project, and open space. Since each one of these is an issue of serious importance to both the Town of Ithaca and the neighborhood residents, we feel a more thorough discussion of how the density of the project may be mitigated through the use of increased abutting parkland would be in order. Obviously, this would be of critical importance were the project to end 0 1 after Phase I. • Mrs. Barbara Caldwell -2- December 6, 1991 Section III.C.l.c. deals with open space. Parking is addressed as a subset of open space. Should you agree that parking is not open space, we would suggest that it be dealt with as a separate issue. Under the Transportation subsection of the Human Resources Section, item A.l.h. states "Discuss Town of Ithaca mitigation measures on Snyder Hill Road, if any." We suggest that this read, "Discuss mitigation measures on that portion of Snyder Hill Road within the Town of Ithaca, if any." Within this same Section, item 4. Other, refers to the issue of a single access for Phase I. The items to be discussed relate principally to cost and not safety, albeit that cul de sacs of the length of Peregrine Way /Blue Heron Circle raise safety concerns for emergency vehicles. One of the items does refer to mitigation measures for single access. We believe this item needs to be stressed. Within this same Section, subsection A.iv. states "Discuss Alternatives e.g. ... Blanpied property in Town of Ithaca from Foote lands in Town through park." We suggest that this subsection read "Discuss alternatives through Town of Ithaca land." Finally, within the above - mentioned Human Resources Section, just prior to Section VII, subsection F., General, sets forth the • issues which the Town of Ithaca asked to be addressed: parkland, density, water, sewer, drainage, and traffic. We trust that each these important issues will be addressed thoroughly and will result in a project mutually satisfactory to both the Town of Dryden and the Town of Ithaca, the residents abutting the project, and the developer. The Town Board of the Town of Ithaca appreciates the opportunity to work cooperatively with the Town of Dryden during this EIS process. The Town Board looks forward to reviewing the D /EIS and having the opportunity to comment. Sincerely yours, F to d Orman Town Planner FF /DW /nf • xc - Shirley Raffensperger JJmes Schug - w enry Slater 4e ,6) D nie1 Walker Town Engineer • • TOWN OF DRYDEN PLANNING BOARD DECEMBER 19, 1991 MEMBERS PRESENT: Chairwoman Barbara Caldwell, Robert Fletcher, Michael Hattery, Joseph Lalley and Claudia Brenner. Also present but not limited to: Henry Slater, Ronald Roberts, Mr. and Mrs. Richard Burke, Robert Jarrow, Maria . Giannel la, Larry Rosenberg, Steven Powell and guest speakers for the "Elder Cottage" housing options - prof. Patricia Pollak, D. Stock and M. Umsh i ed. The meeting was call to order by Chair. Barbara Caldwell and noted that Mr. Burke was here to determine if the "Burke" subdivision was underway and the flag -lot concept that was submitted was satisfactory. A public hearing will be scheduled for the January 1992 meeting. SPARROW CREST SUBDIVISION ROBERT AND GAIL JARROW - SNYDER HILL ROAD FINAL PLAT APPROVAL H. Slater stated the Town accepted the road with the addition of a $16,500.00 bond to be completed by June 30, 1992. Mr. Jarrow added all that was needed is the top coating and possibly some reseeding. The only adjustment to the road was the turn -a -round so the drive between lot 3 and 4 could be relocated for a more gentle sloop. Mr. Jarrow produced a letter from the Town Attorney Mahlon Perkins showing the exacting warding for future development. JOSEPH LALLEY MOVED THAT THE PLANNING BOARD GRANT FINAL PLAT APPROVAL TO SPARROW CREST SUBDIVISION SUBJECT TO REVIEW AND APPROVAL OF THE COVENANTS BY THE TOWN ATTORNEY. SECOND BY MICHAEL HATTERY. DISCUSSION: VOTE YES (4) M. HATTERY, FLETCHER. NO (0) ABSTAINED FINAL FLAT APPROVAL GRANTED J. LALLEY, C. BRENNER AND R. (0) PB 12/19/91 PG. 2 Be Caldwell requested that Mr. Jarrow'deliver a copy of the covenants to the Town Attorney and ask Mr. Perkins to contact • her after approval for signing of the final subdivision plat. HUNGERFORD NOTCH SUBDIVISION MODIFICATION ORMSBY DOLPH - HUNGERFORD ROAD PRELIMINARY AND FINAL PLAT APPROVAL The Public Hearing was called to order by Chair. Barbara Caldwell for the one lot adjustment to the Hungerford Notch Subdivision. This is a one lot addition off Hungerford Road which goes off Ellis Hollow not far from the Turkey Hill, Quarry Road intersection. The proposed lot is approx. two acres. The Public Hearing process is necessary becausIe this is a part of the original tax parcel which the Hungerford Notch Subdivision came from 0, None. PUBLIC.HEARING OVEN FOR QUESTIONS FROM THE PUBLIC JOSEPH LALLEY MOVED TO CLOSE.THE PUBLIC HEARING. SECOND MICHAEL HATTERY. Discussion: VOTE, YES (4) R. FLETCHER, M. HATTERY, J. LALLEY, C. BRENNER. NO (0) ABSTAINED (0) PUBLIC HEARING CLOSED: + + + + + + + + + + + ++ SHORT ENVIRONMENTAL ASSESSMENT FORM REVIEW OFFICER JOSEPH LALLEY a • 0 PB 12-19-91 PG. 3 The SEOR application was read as prepared by Applicant Ormsby Dolph with the only modification to the application beings (9> WHAT IS PRESENT LAND USE IN VICINITY OF PROJECT? Residential FROM ANY OTHER ADDED - OTHER - QUARRY (10) DOES ACTION INVOLVE ANY A PERMIT APPROVAL, OR FUNDING, NOW OR ULTIMATELY FROM ANY OTHER GOVERNMENTAL AGENCY? Dryden Planning Board ADDED - TOMP. CO. HEALTH DEPT. DOES ANY ASPECT OF THE ACTION HAVE A CURRENTLY VALID PERMIT OR APPROVAL? YES Dryden Planning Board, Tompkins County Health Department. ADDED - TOWN HIGHWAY PAGE A'. NO Ba NO Da NO .......... JOSEPH LALLEY MOVED FOR A NEGATIVE DECLARATION ON THE SHORT FORM EAF FOR MODIFICATION TO THE HUNGERFORD NOTCH SUBDIVISION. SECOND ROBERT FLETCHER Discussions CARRIED. VOTE YES (4) 'R. Fletcher, M. Hattery, J. Lalley, C. Brenner. NO (0) ABSTAINED (0) + + + + + + + + ++ MICHAEL HATTERY MOVED FINAL SUBDIVISION APPROVAL FOR THE MODIFICATION TO HUNGERFORD NOTCH, SECOND JOSEPH LALLEY Discussion: CARRIED. VOTE. YES (4) R. Fletcher, Brenner. NO (0) ABSTAINED (0) M. Hattery, J. Lalley, C. i PB 12 -19 -91 PG. 4 Dan Stock a member of HOST participating as an advisor on the zoning committee introduced Patricia Pollak, Ph.D. from the •Department of Consumer Economics and Housing, Cornell University. Literature was presented to the Planning Board Members and a copy is in the minute book for reference. Prof. Pollak spok securing a home f independence and health care facil e 0 S i about the important iss r the elderly parent /rel upervision apart from pl ty or senior housing uni ues involved in ative in need of acing that person in a t a Issues and questions which were discussed werea (1) Shared residence or a second unit for the elderly and zoning regulations to'complya Town of Dryden unit /structure part of that p represent two that would req Zoning allows for a primary and the second structure has to be a rimary unit. A second structure would primary structures on the same lot and uir�e a variance. (2) "ELDER COTTAGE" and "SHARED HOUSING" the Courts have recently upheld the rulings which have dealt with the, elderly and that has helped communities with this need. is (3), "ELDER COTTAGE "_ is a small separate detached dwelling unit placed on the property with an existing single family residence. If the would zoning shared allows for attached units it can be done with the overhangs structure, or attached in some way but separate would have structures. to be dealt Location on lot and lot size would be dealt with in a zoning ordinance along with the dwelling size itself. There would be shared sewer and water with the primary structure, that would have to be dealt with through the Tompkins County Health Department. An elderly parent' UsUally needs a "Cottage" after the children of the main structure have left home and therefore would still become only a two /three bedroom definition. Every ordinance that allows this provision now requires a blood relationship. The thought behind this is so it does not become a permanent structure. PB 12 -19 -91 PG. 5 Assuring the use as a second structure may include Community or third party ownership of the Cottage with zoning regulations for removal when the elderly parent is no longer a resident. Removal requirements could be,a problem and Zoning has to be written for land use and recovery'of cost if the community has to remove the unit. (4) COST runs in the high $20,000.00 finished, with all the appliances, but not furnished. If the alternative is a nursing home for $3,000.00 a month the cost is recovered in six /seven months. It can be resold or placed for a lake side /vacation cottage. Some manufactures will buy them back for resale. (5) Some communities Housing Umshide with Ben require a bond to insure County have removal meeting /recover now. Tompkins of cost for removal. possible The units are placed parents on a slap administrative and cannot be placed on a full foundation near their to insure for that it not become a permanent structure. County does not have ". enough senior housing Mattie Caldwell Housing Umshide with Ben of stated wide there County have been inquires meeting in now. Tompkins 1 need County coordinate possible where the parents living removal administrative elsewhere now need to the be near their family organization for care and Tompkins and applies County does not have ". enough senior housing are to by meet that need. municipality The parent would still the units like their bought with those specks in mind. own residence but need to be near/cared for by a son /daughter. (6) Considered Caldwell Housing double with Ben of Tompkins wide trailers County has as meeting now. this same 1 need with coordinate possible the easier removal administrative methods. work and (7) . Better Caldwell Housing to discuss the Health Department issue with Ben of Tompkins County has an application now. HOST can coordinate the technical administrative work and the non profit organization owns and applies for the "Cott.age ". Standards are set by the municipality and the units are bought with those specks in mind. (8l Storage is also a consideration for ownership when not in use. (9) There would be' a need for a Zoning change and an ordinance for enforcement. A signed and sealed agreement that is not. in the ordinance but occupancy and removal enforcement. (10) Barbara Caldwell to discuss the Health Department issue with Ben Curtis. • i I W i PB 12 -1E -91 PG. b SCOPE DISCUSSION PEREGRINE HOLLOW Noted that Dove Drive Neighborhood Association would like the Ithaca City School District, Varna Fire Department and -Tompkins County Department of Public Works designated agencies. Barbara Caldwell Hattery had some suggested we have the concerns about naming any official Public group or department Works is informed of the process and as an official taking involved party since if they don't have a legal FROM THESE official obligation, to notify if you name one who does not have an official in the role in the approval process and you leave Planning another one out, where department do we stand? deals with Michael BOARD REVIEW Hattery Lalley suggested we have the Planning Department Board can ask the engineer to make sure the Public is Works is informed of the process and the procedures the taking place. Planning Department Joseph BOARD REVIEW Caldwell Lalley stated stated Board can ask the engineer to address that issues is the role concern. of the County PEREGRINE Planning Department THE BOARD WISHES as the FROM THESE Agency That to notify an involved and concerns be communicate in the with these concerns. The Planning department deals with traffic issues. We should have only one contact with the County. School and Fire Districts adjust with the concerns of influx and are not an approved agency. The Fire Department is aware and will probably still monitor the situation. The Public Works will be involved with the water and sewer issues. Barbara BOARD REVIEW Caldwell RECEIVED stated the Board can ask the engineer to address any issues OF that are of concern. Review the impact on the school PEREGRINE district. NOTE: THE BOARD WISHES INPUT FROM THESE AGENCIES. That they are not an involved agency but concerns be addressed in the report. "Intere jurisdi action because propose to part public" sted age ction to but wish of its d action icipate n e s e i cy m f Lind s to peci A n th eans an agency wh approve or dire participate in t fic expertise or interested agency e review process o lacks ct 1 y un he revi concern has th as a me the dertak ew pro about e same mber o e an cess the validity f the The three agencies mentioned could /will be interested agencies. + + + + + + + + ++ PLANNING BOARD REVIEW COMMUNICATIONS RECEIVED FROM THE TOWN OF ITHACA AND THE TOMPKINS COUNTY DEPARTMENT OF PLANNING CONCERNING ISSUES TO BE ADDRESS IN THE SCOPE PROCESS FOR PEREGRINE HOLLOW. Agreed to leave the Transportation and Human Resources Section as is and not as suggested from the Town of Ithaca. 0 • s PB 12 -19 -91 PG 7 Discussed Section 111. B. 3. b. AGREED TO CHANGE WORDING TO: DISCUSSION ON HOW TO MITIGATE PHASE 1 DENSITY WITH OPEN SPACE AND /OR PARKLAND IF PROJECT ENDS AFTER PHASE IN The "Alternative Size" as.suggested from the Town of Ithaca could /would made it an entirely different project and would have to start over. The end result may be an alternative plat if this is denied and they still wish to continue. An alternative design change may be necessary (e.g• entrance change). ADD: SECTION 1 1 1. C. OPEN SPACE 1.f. PARKING ADDRESSING THE DEPARTMENT OF PLANNING COMMENTS (11/91) PAGE in CROSS OUT IN SECTION 11 Ban (INCLUDE SYNTHESIS OF INFORMATION IN THE REPORT. PAGE E 1. b. CROSS OUT MINIMIZED PAGE 3 1•d• USE OUR MOST RECENT VERSION SUGGESTED INo 1,e.,f.,i.,j., is fine and will include wording. SUGGESTED IN: 2a c., and d. is fine and will include wording 3• is fine and will include• PAGE 4 C• 3• . REPLACE' WITH EMERGENCY SERVICES: POLICE MEDICAL FIRE'PROTECTION C. 11 _MAIL DELIVERY_ NOT possibility of location etc,•• v Vill 4• NO — NOT TO BE INCLUDED PAGE 5 X1 ADD WORDING MEETING ADJOURNED AT 11:00 PM fi The Scope for the Peregrine [follow Draft Environmental Impact Statement As determined by the Planning Board, Interested Parties, and Developer hc I. Cover Sheet A. Draft EIS B. Name C. Location D. Lead Agency Name, Address, and Number E. Preparer Name, Address, and Number G. Deadline for comments I1. Table of Contents and summary Table of Contents Brief Summary A. Description B. Significant, beneficial, and adverse impacts (• how the project impacts the environment, community, transportation, services, etc.) C. Mitigation measures proposed D. Alternatives E. Matters to be decided III. Description of the Proposed Project A. 2. Public Need - Discussion of Market Over Time (reference Tompkins County Planning Department Housing Plan and Demographics). Discussion of value of individually owned units. ® A. 3. Discussion of project relation to accomplishing Town objectives a. Extension of Water and Sewer b. Relieve Development Pressure on Other Areas of Town without municipal infrastructure c. Preserve Rural Character & Environment of Other Town Lands B. Location 1. Geographic Boundaries 2. Description of access to site 3. Description of existing zoning of proposed site�A K a. Address zoning concept of cluster versus regular layout and density b. Discussion on how to mitigate Phase I density with open spac if project ends after Phase I c. Reiterate how density formula is constructed for cluster C. Design and Layout For all four phases the following issues should be addressed recognizing the detail for phases 2, 3, and 4 will be approximate and less specific 1. a. Impervious areas t� a Rer Ycled paper a 1. b. Amount of land to be cleared -j OW ii ? 1. c. Open Space - Identified by phase totals and ownership - Open spaces, if any, that are for parking (discuss whether open space is passive, active, or both.), (e.g. wetland), (e.g. baseball field) 1. d. Landscaping, e.g. buffers -;TPA' S 'es; %� sTP6 �S D ' 1. e. Discuss impact of project on community forTAor example, does the layout foster interaction in the neighborhood ?) D. Construction an perattotV> 1. Construction a. total period b. schedule c. future potential d. Erosion - control measures F. Approvals 2. Other permit approval of funding requirements IV. Environmental setting, V. Significant Environmental Impacts, and VI. Mitigation Measures to Minimize Environmental Impact. The above three sections will be integrated in the draft to help with continuity of thought and to reduce crossreferencing Natural Resources. A. Geology 2. Surface a. Soil types b. Soil characteristics c. distribution of soil types d. Suitability for use 3. Topography a. description of topography at project site b. description of topography of surrounding areas B. Water Resources 1. b. groundwater- Statement that this project presumes public water use and description of supply 2. Surface Water Description of non - point source pollution (road salt, pesticides, lawn chemicals) C. description of existing drainage areas, patterns, and channels d. potential for flooding, siltation, erosion and eutrophication of water supply e. Other - discuss 1. stormwater management and eroision control 2. actual field detail determined by survey 3. improvementsas shown on drawings 4. plate on drawings showing typical site grading plans D. Terrestrial and Agilatic Ecology 3. Wetlands a. list wetland areas within or contiguous b. discuss wetland characteristics c. how maintained Human Resources A. Transportation h 1. Transportation Services a. description of size, capacity, and condition of services b. description of current level of use of services c. discuss comparable peaks to those projected for the project built out and for Phase I only d. present objective evidence of quality of life for areas where traffic has grown similarly to projected project build out, e.g. property values ,.ft _ i* .. . -- - — n �[ F-.. e. discuss how project location will cause less traffic on roads in the Town of Dryden for a similar amount of growth. (the location of the project on the Western boundary of the town answers this question.) f. discuss split of traffic on Snyder Hill Road in the east and west direction (and at intersection of Snyder Hill Road and Pine Tree Road) g. discuss Tompkins County regulation at Pine Tree Road h. discuss Town of Ithaca mitigation measures on Snyder Hill Road, if any L discuss traffic control needed at driveway & Snyder Hill or the changes recommended to Snyder Hill at that intersection jo discuss future connection of road network in project & with adjacent property 2. Public transportation a. description of current availability of service b. description of present level of use c. discuss split of automobile /transit users ( "How does design accommodate transit access and passenger amenities? e.g. bus shelter) d. discuss transit access and egress to project 3. Pedestrian environment/movement a. how will phases connect? b. how will project connect to neighborhood? c. what type of bike amenities will be provided? e.g. racks, compatible storm sewer grates d. will sidewalks be installed? e. discuss possibility of connecting bike path to Route 79. 4. Other a. Discuss history of one access proposal for Phase One 1. Clarify difficulty of accessing slaterville a road 2. Discuss history of Eastern Heights park as it relates to access to this land proposed to be subdivided 3. Discuss mitigation measures proposed for one entrance. 4. Discuss alternatives e.g. Tomassini Blanpied property in town of Ithaca from foot lands in town through park 5. Discuss maintenance expense to build a second access to Snyder Hill Road as a part of Phase 1. 6. Describe mountable curbs, sight distance, and potential ® landscaping mitigation for the one entrance proposed. B. Land use and zoning 1. Existing land use and zoning a. Description of the existing land use of the project site and the surrounding area b. Description of existing zoning of site and surrounding area. 2. Land use plans 3. Other - similarities and differences from existing land use plans C. Community Service List of existing facilities and a discussion of existing levels of usage and projected future needs. 1. educational facilities 31 iii (emergency services, police, medical, fire) 6. recreational facilities /open space 8. public water supply 10. sewage treatment facilities 11. mail delivery I is 12. garbage 13. recycling 14. snow removal 15. schools 16. facilities /services for senior citizens D. Demography 1. population characteristics a. discussion of existing population parameters b. discussions of projections for population growth 2. other a. proposed population average size, crossection of population using mix ® and impact of similar attached ownership housing as a comparison. (description of household size and composition) Discussion of how this relates to 5% of town population over time. Some background work by Neiderkorn for the town may be a ready source. F. General The following issues should be covered in the above sections or should be addressed in this area: 1. traffic 2. overall project size 3. precedence 4. town of Ithaca concerns - parkland; density; water; sewer; drainage; traffic 5. county planning concerns - traffic; intermunicipal VII. Adverse Environmental effects that cannot be avoided if the project is implemented VIII. Alternatives A. Alternative design and technology 1. site layout 2. orientation 3. technology 5. other - address why attached and detached units are not reversed on the site in Phase 1. The impacts of the attached units on the mature and steep slopes will be addressed. C. Alternative size 1. Increase or decrease size to minimize impacts. a. traditional layout according to zoning. b. attached and detached areas reversed 2. Increase or decrease project size to correspond to market and community needs. CU • • a. discuss lower cluster costs of housing, infrastructure, and maintenance IX. Irreversible and irretrievable commitment of resources XI. Effects on the use and conservation of energy resources D. Energy conservation measures 1. design methods to reduce fuel use for heating, cooling and lighting a. conventional technology c. efficient layout 2. indirect energy benefits (keep energy section and add utilities; area lighting, gas, electricity, orientation for passive solar) X1. Effects on the Use and Conservation of Energy Resources (If applicable) Identify the energy sources to be used, anticipated levels of consumption and ways to reduce energy consumption. The examples listed below are typical issues to be considered when ad- dressing this topic. ❑ A. PROPOSED ENERGY SOURCES AND ALTERNATIVES ❑ B -ANTICIPATED SHORT-TERM/LONG- TERM LEVELS OF ENERGY CONSUMPTION ❑ C . INDIRECT EFFECTS ON ENERGY CONSUMPTION 1 .Increased dependence on automobile use 2. Increased levels of traffic due to proposed project ❑ D. ENERGY CONSERVATION MEASURES 1 . Design methods to reduce fuel use for heating, cooling and lighting a.) conventional technology examples: — insulation — thermopane windows —use of low wattage lights b.) innovative technology examples: —heat pumps —solar panels —wind energy —use of waste heat from an industrial plant —use of recycled materials CJ c.) efficient layout examples: — orientation of structures in relation. to summer and winter sunlight — clustering of structures to maximize common walls — shortening of utility runs — shared insulation and heating 2.Indirect energy benefits a.) location and design of facility to accomodate mass transit b.) use of shuttle buses c.) location of facility to minimize travel distance El 40 TOWN OF DRYDEN PLANNING BOARD FEBRUARY 20, 199E q q _1 MEMBERS PRESENT: Chairwoman,Barbara Caldwell, Robert Fletcher, Claudia Brenner, Joseph Lalley, Mitchell Lavine, John Davis and Michael Kelleher. ALSO PRESENT PUT NOT LIMITED TO: Henry Slater, Ralph Varn, Tom and Brian Clark, Richard Burke, Brewester Chase, Chris Spadolini, Mario Giannella and Other interested parties. Joseph 1991, The Meeting Lalley as amended was moved on called to the to approve original order by the minutes copy Chair. Barbara Caldwell., dated November 21, with a second from John Davis. Health Motion carried: Department Joseph Lalley moved.to 19, 1991 as submitted with Motion carried. Barbara Caldwell noted: approve the minutes dated December a second from Claudia Brenner. (1) The Sparrow Crest maps have been signed and a copy will be coming to Henry Slater. (2) The Tompkins County Health Department is having a meeting tonight reviewing their septic requirements. (3) The County i has some backgro (4) The agricult which is done ev on agriculture u to attend on Sat University. s doing a st and informat ure district ery eight ye se and open urday March udy on reannortiorunent and Barbara ion available. ing review has just concluded ars, and there will be a meeting space. Mitchell Lavine will try 7, 1992 at Warren Hall, Cornell (5) A letter has been received from the Town Attorney regarding Subdivisions and new roads and when a developer needs to contact NYSE &G. PUBLIC HEARING - RICHARD & KARIN BURKE PRELIMINARY AND FINAL PLAT APPROVAL PROPOSED 2 LOT MODIFICATION AT 1235 PERUVILLE ROAD ® The Hearing was opened with a review of the file. Correspondence dated January 7, 1992 from Engineer George Schlecht was read by Claudia Brenner. (Page 2 of minutes) i i t i i i 0___. 0 • e DRYDEN TOWN PLANNING BOARD 2/20/92 Groacr•. Scmxarr SURVEYORS& ENGINEERS 129 NOIT H I ST. P.O. BOX 1108 DRYDEN. N.Y. 1100 TELEPHONE: fi07- 844 -88.17 607 -PA4 8208 Mrs. Barbara Caldwell Chairman, Town Planning.Board 1624 Ellis Hollow Road Ithaca, New York 14850 Re: One lot subdivision, Richard & Karin Burke Dear Barbara: FAX: 607-N44 -9609 January r, 1992 For your board's deliberations of the proposed one lot subdivision of the Burke property, I would like to make several comments. The applicant should have his surveyor clarify whether or not the applicant's property runs to the centerline of Peruville Road. The state highway in that area may very well be owned "in fee" by the State of New York. If that is the case then the proposed flag lot, as shown, would not have the legally required minimum frontage of 1254feet. Secondly, assurance should be given that the driveway to. service the back land will be buildable within the reserve strip. Given the steepness of the bank this may be a problem. Third, it is unclear how much land is remaining or whether the lot is buildable. There is a large Hedgerow which is not shown.on the survey and it is unclear whether or not it is on the property line. Fourth, the board should give due consideration to requiring minimum specifications for the driveway to service the flag lot. At the minimum, I would recommend that the format used for the approval of the Block Subdivision on Hunt Hill Road be used as a guide. Fifth, a new driveway has been cut it,, apparently on the adjacent property. The location of all driveways existing and proposed should be shown on the survey. Sixth, the - applicant should be asked to submit a final map with the surveyor's current signature showing the approved revisions. GCS:jgh CC: Mahlon Perkins James Schug Henry Slater -Jean Ryan Yours truly, Georg Schlecht, P.E.,L. Town Engineer PG. 2 ft i I .I C 11, J r1 LJ " DRYDEN TOWN PLANNING BOARD 2/20/92 pG. 3 Richard Burke submitted a new map and permit for two driveways to be constructed at the same time. He only constructed one which is referred to in the letter, f 4VAJd" MMOMMian Concerning DAVIS to the steepness surveyor /engineer of the bank... survey The Department of Transportation Town road sees no problem at all that it can be cut . back and the Telephone lines have already been lowered from forty inches to seven feet underground, so there is no problem with lines or erosion. Applicant DAVIS to TO ELIMINATE THE TRIANGLE FROM THE check surveyor /engineer wish to survey center of the Town road the frontage of the flag lot if his did the design of the triangle from the or the lot boundary. JOHN DAVIS MOVED TO ELIMINATE THE TRIANGLE FROM THE FLAG LOT SUBDIVISION. wish SECOND BY MITCHELL LAVINE. - DISCUSSION: M. Lavine asked Mr. Burke if the triangle had any significant need other then to meet the 125 foot requirement? Mr. Burke Stated that this is the second survey and did not wish to survey it again, and it was designed for the Town requirement. THE MOTION AND SECOND WITHDRAWN Mr. Burke stated his property line does not run to the center of the road. Addressing other concer permit for the diveways middle of his property land on his property to enough with the 20 foot land. The hedgerow is therefore is not shown the back part which wil ns Mr. Burke noted he has a D.O.T. . The hedgerow runs through the gW.the concern for enough remaining build a road... The remaining land is right —of —way and 60 feet on his in the middle of the property and on the map, there is 7.22 acres in 1 not be built on any time soon. Mr. Burke stated there are no driveways cut on The driveway is the right —of —way (easement) he Salarno properties. He also has a right —of —way from the Caswell Road to the back property, his property has from the (easement) 0 r1 U DRYDEN TOWN PLANNING BOARD 2/20/92 PG. 4 After discussion the Board determined that the followin.g were needed in order to proceed: (1) A map that clearly shows access to both proposed parcels. (the whole "If property and right -of- way(s) from the Salarno properties) another of Section 281 (2) All existing and proposed driveways from the State owned right -of -way to the highway. Henry Slater stated it was a 50 foot right of way from the Center of the Road and therefore his property line is 25 feet from the Center line. (3) The original parcel of the Salarno subdivision with an overlay of the proposed subdivision (In order to clarify the access.to the back property and eliminate the concern of adequate land for a future road /driveway if needed). Barbara Caldwell Brenner voiced the asked Henry Slater granting a conditional "If we make an exception another of Section 281 stated he.has for a frontage requirement Mr. Davis stated and if you a few times were at some the time asked "did the p mortgage purpose or s had given a special e wrote it on the subdi that's on the map to reference of it in my and looked at it ". roperty meet zoning requirements" for a omething like that, what would you do if we xception ". ANSWER "Pray, like the devil you vision map as one of the important items be recorded with that and then have subdivision map rack when I took it out J. Lalley stated he was concerned'that this subdivision not be the one for such an exception. JOHN DAVIS MOVED FOR CONDITIONAL ACCEPTANCE OF THE APPLICATION FOR SUBDIVISION CONDITIONED ON RECEIPT OF A SATISFACTORY MAP SHOWING - THE SUBDIVISION - THE ENTIRE SUBDIVISION - WITH A MAP SHOWING THE CORRECTED FLAG AND SHOWING THE EXTENT OF THE BACK LOT AND RIGHT -OF -WAY SERVING THAT BACK LOT. SECOND BY MICHAEL KELLEHER& DISCUSSION: Claudia Brenner voiced the concern of granting a conditional and thought it was reasonable to require another meeting. Mr. Burke stated he.has had two surveys. Mr. Davis stated Mr. Burke has been here a few times and thought the Board could discharge this situation and leave it up to Barbara (sign when satisfactory) I ,I I �I s DRYDEN TOWN PLANNING BOARD 2/20/92 PG. 5 discussion on motion continue Joseph 'DAVIS, J. Lalley thought it was not unreasonable to require another meeting approximately as the procedure would have to be done anyway and due to the discussion AND the Board has had, would like another meeting. KELLEHER. Mitchell Lavine note such as the location land. Mr. Burke not sufficient land for them. Mr. Lavine al land in the back lot VOTE YES (2) NO (4) MOTION DENIED d there are issue of the hedgerow, ed the Health Dep a sand filter and so noted concern which is suitabl s which need t drainage from artment stated would get a 1 of the amount e for building JOHN DAVIS AND MICHAEL KELLEHER o be resolved the back there is etter from of usable JOSEPH LALLEY, MITCHELL LAVINE, ROBERT FLETCHER AND CLAUDIA BRENNER. JOSEPH LALLEY MOVED TO RECESS THE HEARING FOR THE APPLICANT TO PROVIDE THE NECESSARY DOCUMENTATIONS FOR GRANTING THE APPROVAL. SECOND BY JOHN DAVIS. DISCUSSION: Henry Slater asked if this would need readvertising and was told it would. VOTE YES (E) MOTION CARRIED J. 'DAVIS, J. LALLEY, M. LAVINE, for ten (10) lots of R. FLETCHER, to 1.4 acres and one lot of approximately five acres C. BRENNER a new road. AND M. KELLEHER. HEARING ADJOURNED AT 9:45 PM ------------------------------------------- - - - - -- SKETCH CONFERENCE - CHRIS SPADALINI 257 JOHNSON ROAD The proposed subdivision is for ten (10) lots of approximately 1.32 acres to 1.4 acres and one lot of approximately five acres and a new road. The game /nature preserve of George'Junior Republic is along the 1098 foot side line. i I i i • 0 TOWN OF DRYDEN PLANNING BOARD 2/20/92 PG. 6 ' The only wet land is the back left hand corner in the back five acre lot. The proposed road meets the Town acceptance. DETERMINED THE BOARD /APPLICANT WILL NEED: (1) Soil type description. (2) Topographical map. (3) Long form EAF (4) Health Department approval /comments. (5) Applicant needs to consult NYSE&G. (lines cannot be placed in Town's 60 foot right -of -way CONCLUDED AT 10:00 PM SKETCH CONFERENCE - ;BREWESTER CHASE 3 LOT SUBDIVISION AT 252 ETNA ROAD PROPOSAL OF...three (3) building sites to be sold as is. Mr. Chase had a sketch conference April 12, 1990 and is here for a sketch conference due to time /age of application. The configuration of•the lots are such due to the fact Mr. Chase wishes to retain control /use of the lane. His septic also drains to that point. The Board pointed out the Health Department may not accept that if there is a set back rule from the septic to the lot line. The 25 fo the inten access to also prov to mainta driveway. parcels. G t i i t right -of -way of Mr. Chase his remaining des the drivew n a easement o The layout is to the remaining land is there for using that right -of -way driveway for lands which contain a pond. It ay for lot "C ". Mr. Chase intends ver the right -of -way including the for a shared driveway for all The proposed ownership of the 25 foot strip including the 125 feet of road frontage would belong to parcel "C" and part of it would be to "B" (a right -of -way for drive). Mr. Chase wants only one road and on the East side of the property. t i 3 • r 1 Sk DRYDEN TOWN PLANNING BOARD 2/20/92 P. Chase Continued* a PG. 7 M. Lavine next had concerns about "a shared drive. As long as parcel "B" has access, if needed, off Etna Road and Mr. Chase has access through his property or by an easement with "C ". However "C" has to own some of the strip for access and frontage. There was discussion on the seasonal stream. Mr. Chase stated the 1.9 acres is acceptable to the Health Department. At this stage a survey is not needed. REQUIREMENTS: (i) To consult with the Tompkins County Health Department. �(2 ) EAF The next step is a public hearing for preliminary plat approval and Mr. Chase wished to know the time requirement for that and if it could be a year from now? Mr. Chase didn't think,it would be this year. CONCLUDED 10:30 PM TWO LOT SUBDIVISION FOR BRIAN AND TOM CLARK SKETCH CONFERENCE LIVERMORE ROAD, TOWN 'OF DRYDEN A two lot subdivision of 5.5 areas each. to part of Nagel Farm) Chairwoman Barbara Caldk letter of February 17, 1 Livermore Road involves relatively minor nature. requested by your Board. his application, ell reading 992 — #4. T no new publ i Therefore, I''. see pfo n from Ge he Clar c facil unless eed to orge Schlechts k subdivision on ities and is of a specifically further review i i 0 0 DRYDEN TOWN PLANNING BOARD 2/20/92 PG. 8 Brush area back 250 feet which would not be used. From the air they look like long lots but from the road they don't. No extra MOVED TO material Board constructed will be needed from the Clarks, everything DECEMBER has been submitted. Peregrine Hollow, CONCLUDED 10:40 PM PEREGRINE HOLLOW SUBDIVISION SCOPING LIST The Planning LALLEY MOVED TO APPROVE,THE SCOPING LIST AS Board constructed the DECEMBER final scoping list for Peregrine Hollow, made copies for the board and voted. JOSEPH LALLEY MOVED TO APPROVE,THE SCOPING LIST AS AMENDED FROM DECEMBER AND TONIGHT. SECOND BY JOHN DAVIS DISCUSSION: NONE VOTE YES (4) NO (0) J. DAVIS, C. BRENNER, J. LALLEY AND B. CALDWELL. ABSTAINED (1) M. KELLEHER COPY OF APPROVED SCOPE. FOR PEREGRINE HOLLOW SUBDIVISION ATTACHED TO MINUTES. MEETING CONCLUDED AT 11:10 PM i I I►� I:tl}:-.c:a, t..ic�t� (r-.r'I. tat t: rl ; h,,1..1 }.1i-, Ca. ii N I RLE_r-I I' t= liPL I cal -'I t n l gat. c:'r t I t<:1n (:a1 Lift[ ?AY, March 1. �1 t h 1 992= arm t� i 11. t tre Town cif Dryden. PLEr)SF-. TF1KE NOTICE that a.r1 application has bc-nn rer_eived fr��lrn F7ich�rd i`-t.w ke of .41.;1 SFar i.rlcl qtr ^eet, Acjr--I, Nil LA -t1-;m are r'ecll..iest inq rn j. t'I <:, r y �� r l d F i. r', a. 1. F' 1. r ?. t �?. Fa Fa r r w a l �_� f a p r �_, r' d (2) l o t rn � -� d l f i. c a t i �� r'I 1 I I�t,r "1':j ri 1.i .iC:1 F•'eY ^t_1V7. ).l.r. c�.fa �1roton Mew York. ,if �I1r� I�t "_:Ir YI E =t`JYi E'l.a.rlYl].}11� 1•' ";�.r ri td] �.I C ^�= Y1�iltC.'i \ roirtary and F "iroaI Hear i r1q Rev i. r-F-1w cif", this prf- rpIDS(Rd prCl,j ect crrt THURSDAY, MARL: -H 19TH9 199 . %:,pTi? il►. "I1F?.T.Pa�3 Will hE� t'Ir"Iri :At F�; 1.`.:; F t'1. prevai. 1 irlq t irile, at tt�E� ] ?ryclen To- i} r} I i �;:1 �. !. 65 E. t'l Dr ycl e , New lii ' - i rlllp, CA FJerc;r'�Y -Is w i. tA11 i 1 `;'(; -7 t7�� hr. ?cr'Ci. t °'cr.,r,f:)ri < "i r,]ay. ;ar in peii cisn l:;r^ 193:= t: Fly C.)r•ri�.::r-' �_�f; Henry t�1. ':il.::,� -r-. }_ 7_ r1 i rl g 0 f f i c r' 'To-own If Dryfa-11 • 011':I) (:I1 1..;;t•,r-1 i , F T.'I •ydmi F,' 1 Fast W-..i. rl f31? r 0r-3 L Ur•ycierl, Nr7w York ].3.x.013 Rich. :)r ti n. Ravin Pr_trkle 41:3 81wi rlrl Street NY 1 3(117,3 . [11 `r 111{ / -1r',, N . i ha.Vr' Y1•: t'1 had arl 0 p pi-1r t1.1rl 11::` ki`1 r "'r` •.: j r`t`J tllr.' r._.- r.1I_r]�rt. c, f the rnirll_ItF`s In �.ttbc1ivisirin hoar i )III ,II L i l`Id that i. l:: T "1PC.'.EPsciar'y tt_I request f tlr I; I li :•j` 1111 "�t g i. 1 rI f y1 =11.1. T 1111 l :' r r"• .1 I'r.�ta mc.i 'c.? 1 (: Flrlls yr11.t need to reso 1 VP rlr: vt hearing, Wirr.l, ) `::11::1,, t •:1 <:I x'1:_1, -1' 1. 1 1_Ih1sPrvP that I've incll_ide se pa r,Ij " ";n•,. !'vr,n 111',1`1 ] 4l ~) p - _ IraF._rl+' - ?, fllai'ked 1� , I:rCi`l. an n 1,I1t yr11_I Carl %1rir,f.�1..11;r. :,1 :I•,�1;r:':I1, I- (pi_1YI 'I,hf. ?Sc? (3) dr'aWiYlys, thP_ t`1:1.1 t 1:, t•,i.r,q rietai is ttl.rh the F'l., nrli r,tl F(c.l .rd req1,.r;31< 7%t•ed dt_ii,iny the ' /c't7 /9c^ He<`rr i. nr. Rn` ] 1 �ic_w ,�,f y�.,1.�r"• I:1r -1 -1 jnct- 1.). f'r'lu'r'e a final �a,_Iry y i.rl(aicY..ti.r,rl r1PPVCPr.ia1,-e1y the front yard fr'i:rrh::�ye? r_1f the f.l ciq l -(:: at the c1:_omn11:.pr, h,c;l_(rldary Of said flag lot I,rl II'r''; h ?,- r1_(h:4± .:�•'(rt. 'hiss I h)el.ieve y,11_t have adegrlately completed aYIr1 tl }Jt?l led t1_1 i;l'ti.t: i_ fi`icp. Yr_,r_t' 11 rn_Itn, I have labeled that ° "111!111' i; r l datPCf /i- /ryi l as r.11if..'.I..rrilprrt #30 ca has, i. rr re- p rlre t, f rlq i. deer S.. I1 .1. r�c�hlt' s hl(arrlrl _ _ ..,. r, f, crrirprns 1:( ,1• -,,i I : 7 y1-111 s }cr=tc }1 the I Ir;cigc R, -•w clnt� 1 1_1 - .. ile 1.Df tliese TaIkp a 11:,r;1�. t w ;ap #t(. ='). The slr.P r, 11 way be sv..(ffic:ieV -1t,. it nt< y rr rlt.i l rr -, ";orne erihancenlerlt t1_.1 he ricited as adPClr_late. as '1- v)h at adequate ism 1 h }CRCs-" is 1'E3r)IAPsl: l as; dear tc, 3(:'al.f7 as-> t l f.? t t'l e a r r? d r r? f r, r'• r- r.? cf i -, as "Wet I .... r,cf" con a Sketch SI_Irvey. 11e k at Cd i. s rerl l_(est i rig t hat ytil_t s:>I)1 ... 1aJ a l..l ex i st i. ray r -,r fend i. ng ri clht - -a- -ways that access the Lot that y1:1,_I <�re? retaird.riq lr-I r-,1_Irnnla ...ry, I believe that this should corlr-l.r_tck? tl -re req�_test for fl_trther suhrni.t l,, -41, ltRr %i ?Y1lTIr1 rig Code E=r,f1:1r'renler,t Officer cr : P 1. Znn i. nq Dr-lard Members Mah 1 rw, R. Perkins,, llryrac, ?rl T 1.-1tJrT At t I,rr,py I:;r]i,r'11n fir "hleCht, F�.nq Jr-7---in Ryan, PI Bd Fipc 1 �uer C�tl l SCA U 0) %u' 3, 0 y • .E 2200 S , 8 3 C. • 14 20 AC. • • GROTON DRYDEN Ej ROAD COUNTY ROUTE 402.25 107 259 6 556 4 'o 5 ' to 50'N 265.5 9.7 91 �. 906 1.83 AC o . 7.4 M AC CAL 9.52 AC 2 I , n r o 9.4 76 _ X1.8 3 AC.^ � I . 9.3 26 9.8 0 gl 10.28 AC. \ °i.83 AC 635.23 J 290.5 263.5 lli I 2. • 1249.84 - I 0 9.5 a N 8.16 AC, U SCH00 DISTRICT I SCHOOL DIS rRICT 436 10.1 8 scN— 4 AC F F it CL: Z Z 43 6 0 ww IU U . 10.2 I 41.5 AC. CAL. f ' f � ~ I 1432 2`- ` U II.2 0( 2.37 AC. CAL. zI3 ' 1490 S 0 R Is 2 I I C CAALI . 27 33 AC CAL. ( . t • l � � �. `� Y � � Lam. � V •. 4J � to�[ W V J � LL -� JL . �.w?� . a. a Z \0 m n ' � ag - v hj tL d �• i V oa . r sip •Y Iq' i `...Y1 spes ry• =vy: 410, �. • I � JL • (1 r. or 3.s. 23 3a'dg5r _ l 1 ;�✓o. a. d J •i ill In , tfl' ;` •�a We 0 �o 1 � • a 3 �d :;!I- V , e ,old� lose .� 4 • W t. t' law G 6;sD F./W _mod . ' ��21 Y I I T3u.lr k e rd r 0 • 431 In ©s�" uYYe nq 312 `14 V It od (PeES�uT PAVEMENT) • (NYS 546 ) PEVUVILLL IZOA.P 30 3G.3 S 80` -13'E ioQ 10 0 i. LE4 EN D 0 06 I VO K PIPE: F-0() RD OP AS t4aTBD UTILITY MLE , �� 5C1••IOTT �(e.o.� 64 I = 303 ZZ-1- 9.1 !SET- 2GZ.5 To I.PIPE H • J � � to Uj • `mod' 1 _w 3 0 0 o� o) N Z QICIAAED KA949 130EM X51 -404 Z.87ftcmZZ -1-9.3 6U13-T04 P013UC NWY. e14NTS NYSE44 X57- 450138S'SZ7 354rasl . W(TEL. �!1-IOSL,S$1 -578 Sol -43b N 8o -I eEM. LANDS o G51 -404 ZZ -1-9.3 I 1 Portion of Lands of Richard and Karin 1 I 1 Burke _ Peruvii 640.3 :M£ MT L 30� r 04-TEL O.N.UTILIT 1 WO Zo N Q 7 �a a w O J Q LL 3 Lot 4 - Town of Dryden- Tompkins County- New York NOTE: ANY REVISIONS TO THIS MAP MUST COMPLY WITH SECTION 7209. SUBDIVISION 2 OF THE NEW YORK STATE EDUCATION LAW. Q DATE 3 /ZGi9f: DRAW" t<6 SCALE: Ij1- 80 JOB NO.: (504 SURVEYED: BY: I hereby certify to Richard Burke that I am a licensed land surveyor, New York State Lil map correctly delineates an actual survey on the &round supervision, that it was prepared in accordance with the title surveys adopted by the New York State Association and that I found no visible encroachments either way shown hereon. SIGNED: sense No. 049415, and that this made by me or under my direct current code of practice for land of Professional Land Surveyors; across property lines except as TED: �/Z 7/5.1 KENNETH PROFESSIONAL` VOW- 4% 4 • �s fl: I� J►f .�. -946 LA 9 J� • r1 • Owl N Robert R. & Vicki D. Bland 2891 Rt, 34B, Aurora N.Y. 13026 day phone (607 -255 -6643) evening phone (31 5- 364 -7849) March 3, 1992 Town of Dryden Zoning Office 65 East Main Street Dryden, New York 13053 Re: = Subdivision Sketch Review Tax Map Parcel 29 -1 -1 102 Dear Mr. Slater: As we discussed on the telephone, we plan to divide the parcel on the southwest corner of Bone Plain Road and Wood Road. Four lots are proposed, A sketch is attached, Please put this sketch review on the next Dryden Town Planning Board meeting, which I believe you told me was on March 19 at 8 pm. Thank you. Sincerely, 4d 044�� Robert R. Bland T Sketch Plan for Subdivision by Robert R. & Vicki D. Bland Dryden Tax Map 29-1 -1 1,2 lands of Elizabeth 0, Clapp &David M. Christie r • 0 Notes Bone Plain, Road 1) deed restrictions prohibiting single -wide trailors 2) water supply and sewage provided by each lot buyer 3) no new roads or other Improvements are proposed 4) dimensions listed are to road right of way, not centerline called North i � 1 i approx. 682 feet lands of John & Edith Cooper a 0 0 0 G� .r scale of drawing: I Inch = 200 feet m m X E CL T V YI Q a T „D W ROM U) X E CL :7 0 OFFICE HOURS MON.- WED.- THR. -FRI. 9 -1 • t VILLAGE OF LANSING 2405 NORTH TRIPHAMMER ROAD ITHACA, NEW YORK 14850 March 16, 1992 Supervisor Jim Schug Town of Dryden 65 E. Main St. Dryden, NY 13053 Dear Jim. I thought this workshop might be of particular interest have taken the liberty of inviting BZA members from County. Please invite anyone in your town for whom workshop would have value. Sincerely, Ted Wixom Mayor Enc. - -;.,,, Ail I MAR 1 7 1992 ' e C t. n 7 /.. ... TE)_EPHONE 257 -0424 to you. We all over the you think the n U OFFICE HOURS MON.- WED.- THR. -FRI. 9 -1 VILLAGE OF LANSING 2405 NORTH TRIPHAMMER ROAD ITHACA. NEW YORK 14850 TELEPHONE 257 -0424 March 3, 1992 Dear BZA Membei (Chairman, Trustee, Municipal Attorney, etc.) You are cordially invited to attend a workshop on The Board of Zoning Appeals, Saturday, March 28 from gam to 4pm at the NYSEG auditorium. The workshop will be conducted by James A. Coon, Esq., Deputy Counsel for New York State Department of State and coauthor of the book, "All You Ever Wanted To Know About Zoning... "; and Richard R. Boos, Principal Planner for New York State Department of State Office of Local Government Services. Topics to be discussed include: 1. Basic responsbilities, powers, and limitations of the Board of Zoning Appeals, 2. Comparative roles of the Board of Zoning Appeals, the Planning Board, and the Legislative body. 3. Recent and impending changes in land use law affecting the Board of Zoning Appeals. There will also be ample opportunity to ask questions that may have come up in your municipality, and to share experiences with your colleagues from other parts of the county. Light refreshments will be provided, and a box lunch ($3.75) can be reserved by calling Ben Curtis at 257 -8363 before March 25. This should be a valuable opportunity for BZA members, planners, zoning officers, municipal legislators, and anyone with an interest in land use law - veterans and newcomers alike; we hope that you will be able to attend. Sincerely, Ted Wixom Mayor 1 R I • N �`rAora,ed �� no IT IF T tit Finger Lakes Land Trust MAR g 199Y • P.O. Box 4745 ltdr�' C Ithaca New York 148524745 w IJ Town Board 1 working to conserve the natural integrity of the Finger Lakes Region. March 6, 1992 a n�ng Board Dryden town Hall L 5 � • }tea,.. S� . � . ; Dryden, NY ►3o53 Dear Friends: '` ;:I P. Enclosed are two copies of the first portion of a conservation easement donated to us in December by Frank and Blythe Baldwin for their 61 ± acres of land on Irish Settlement.Rd.. The sections to pay most attention to are the paragraphs listing Prohibited Uses and.'Reserved Rights. Although they have no plans to.do so,�&e-easeinent permits construe tion of two houses on the property (there :curb fly are none). Agriculture and timber harvesting are permitted, but with certain constraints on these activities.:._.: The easement spells out various land use 'protections, with the forested back section, along Six -Mile Creek being subject to the most restrictions'. The easement protects an unusually rich piece of land, with; a great ' diversity of plants and wildlife, the back portion being particularly notable. Across Six -Mile Creek from the property is, part of Cornell'.sreserve;'and adjacent to that is State land. The galdwins have always permitted the public ' to use their land for, hiking, skiing, birdwatching, etc. and a sign -along the . road invites the public: It's a special piece of land and we're delighted that the Baldwins'want to keep it that way. This easement is a real asset to the community. We monitor each of our easement properties at least once a year However, as you may be aware, NY State's Environmental Conservation I.aw gives any public body the right to enforce conservation easements; 'should the grantee organization ever fail to do so. Please feel free to call me if you have any questions. Sincerely, Betsy Darlington, Director of Land Protection 273 -0707 I FIBER 993.1. DEED OF CONSERVATION EASEMENT THIS GRANT DEED OF CONSERVATION EASEMENT is made this myday of 1991, by Frank C. Baldwin, Jr. and Blythe Baldwin having an address at 149 Pine ree Rd., Ithaca, NY 14850 ( "Grantors ") in favor of the Finger Lakes Land Trust, a nonprofit New York corporation, having an address at P.O. Box 4745, Ithaca, NY, 14852 -4745, ( "Grantee "). ! �• WITNESSETH J� a J WHEREAS, grantors are the sole owners in fee simple of certain real property (the "property "), consisting of 61+ acres in the Town of Dryden, Tompkins County, State of �1 New York, more particularly described in SCHEDULE A, attached hereto and incorporat- ed herein; and WHEREAS, the property possesses natural, ecological, scientific and scenic values (collectively, "conservation values ") of great importance to the grantors, the Finger Lakes Land Trust, and the people of the State of New York; and WHEREAS, in particular, the property possesses scenic views for the public from Irish Settlement Rd., significant natural habitat for wildlife and plants, and borders Six -Mile Creek (water supply for City of Ithaca), and borders land protected as a Natural Area by Cornell Plantations; and WHEREAS, the specific conservation values of the property are documented in an inventory of relevant features of the property, dated June, 1991, on file at the offices of the grantee, incorporated by this reference, and designated as "Baseline Documentation ", which consists of reports, maps, photographs, and other documentation that the parties agree provide, collectively, an accurate representation of the property at the time of this Grant and which is intended to serve as an objective information baseline for monitoring compliance with the terms of this Grant, and WHEREAS, grantors intend that the conservation values of the property be preserved and maintained; and that land use patterns existing at the time of this Grant, including but not • limited to passive recreation, that do not significantly impair or interfere with those values, be allowed to continue; and WHEREAS, grantors further intend, as owners of the property, to convey to grantee the right to preserve and protect the conservation values of the property In perpetuity; and WHEREAS, grantee is a publicly supported, tax - exempt nonprofit organization, qualified under Section 501(c)(3) and 170(h) of the Internal Revenue Code, whose primary purpose is the preservation, protection, or enhancement of land in its natural, scenic, educational, historical, agricultural, forested, and /or open space condition; and WHEREAS, grantee agrees by accepting this Grant to honor the intentions of grantors stated herein and to preserve and protect in perpetuity the conservation values of the property for the benefit of this generation and the generations to come; and NOW, THEREFORE, in consideration of the above and the mutual covenants, terms, conditions, and restrictions contained herein, and pursuant to the New York State Environmental Conservation Law, Section 49 -0301, grantors hereby voluntarily grant and convey to grantee a conservation easement in perpetuity over the property of the nature and character hereinafter set forth ( "Easement "). 1. Purpose. It is the purpose of this Easement to: ssure that, except as provided herein, the property will be retained and managed forever in a natural condition, thus protecting scenic views from Irish Settle- ment Rd. and significant natural habitat for wildlife and plants; b) prevent any use of the property that will significantly impair or interfere with the conservation values of the property; c) protect the water quality of Six -Mile Creek (the public water supply for the City of Ithaca). Grantors intend that this Easement will confine the use of the property to such activities as are consistent with the purpose of this Easement. . 2. Rights of Grantee. To accomplish the purpose of this Easement, the following rights are conveyed to grantee by this Easement: (a) To preserve and protect the conservation values of the property; (b) To enter upon the property at least once a year, at reasonable times, In order to monitor grantors' compliance with, and otherwise enforce the terms of this Easement, provided that such entry, whenever practicable, shall be upon prior reasonable unk 666 PAGE 756 • F] notice to grantors, and grantee shall not unreasonably interfere with grantors' use and quiet enjoyment of the property; and (c) To prevent any activity on or use of the property that is or may become • inconsistent with the purpose of this Easement, and to require the restoration of such areas or features of the property that may be damaged by any inconsistent activity or use, pursuant to paragraph 5 (Grantee's Remedies). 3, Prohibited Uses. (a) Commercial or industrial activity, except as specified under Reserved Rights (a), (bb) and (aaa), (b) Except as provided under Reserved Rights: placement, construction or enlargement of roads, parking lots, billboards, buildings, permanent camping accommoda- tions, mobile homes, or other structures; (c) Tree cutting except as provided under Reserved Rights (h) and (bb). Any tree cutting must be in accordance with Prohibited Uses (d) and (h); (d) Tree - cutting on slopes exceeding fifteen percent (15 %) in grade; (e) In wooded areas, or within 200 feet of wetlands or streams: use of fertlllz- ers or biocides, grazing of domestic animals, or other non - forest - related agricultural use; (f) Dumping or disposal of wastes, refuse, or debris on the property, except for plant materials generated on the property, and disposed of at least 200 (two hundred) feet from any wetland, stream or other body of water, and in a manner consistent with the purpose of this Easement; (g) Any alteration of the topography, including, but not limited to, the excava- tion or removal of soil, sand, gravel, rock, or sod, except as may be required in the course of any activity permitted herein; provided that construction materials, such as rock and dirt, may be taken for use on the property from locations moved by rantee; (h) Any use or activity that causes or is likely to cause signs icant egradation of the land from a natural condition or significant pollution or siltation of any surface or subsurf� a waters; li Any manipulation or alteration of any stream or wetland on the property, except as provided under Reserved Right (bbb); (j) Use of motorized recreational vehicles; (k) Subdivision of the property into more than two parcels; • (1) Any use of the property and any activity thereon which is inconsistent with the purpose of this Easement. 4. Reserved Rights. Grantors reserve all rights accruing from their ownership of the property, inc u ing the right to engage in or to permit others to engage in all uses of the property that are not expressly prohibited herein and that are not in conflict with the purpose of this Easement. Without limiting the generality of the foregoing, grantors reserve the right to: (a) Within Area A, B, and /or C, shown on the attached Sketch, and in accor- dance with Prohibited Use No Engage in agricultural uses in accordance with ecologically sound and sustainable agricultural practices and in accordance with a farm conservation plan prepared or approved by the District Conservationist of the USDA Soil Conservation Service or the County Soil and Water Conservation District or the grantee. Except as prohibited elsewhere in this Easement, "agricultural uses" that shall be permitted are: pasturing and grazing of livestock; breeding and raising bees; planting, raising, harvesting, and producing agricultural, horticultural, and forestry crops and products; sale of, and appropriate roadside signage for, crops and products harvested and produced on the property; PROVIDED such uses do not take place in any wetland or along any stream or on slopes exceeding 10% (ten percent) in grade; (b) Within Area A, B, and /or C, shown on the attached sketch: Construct, repair, replace, or enlarge nonresidential structures directly related to permitted agricultural uses, provided said structures are located in a manner which will minimize the impact on scenic views for the public, wildlife habitat, or waterways; (c) Drill wells for water for on -site use; (d) Build or enlarge ponds or shallow water impoundments; (e) Construct unpaved access roads (not to exceed 12' in width) as may be needed for any agricultural activity permitted herein; (f) Engage in, and permit others to engage in, recreational uses of the proper- ty, including, but not limited to, skiing, hiking, and horseback riding that neither require nor produce such surface alteration of the land as would be inconsistent with the purpose of this Easement, and that do not involve motorized vehicles; (g) Maintain and /or create trails for non - motorized recreation; S (h) Cut trees for firewood for on -site use, in accordance with Prohibited Uses (d) and (h); (i) Maintain or remove, but not enlarge, the existing cabin, approximate location of which is shown on the attached sketch. T-,r- / -(�1,� /T ,,-". 040L a S�v f(er t e . 4*v b`r� Yo o f � 4 c. . r dry c, -A J (� T ya- Ce Sftr, ,) Aug ) I* " Io � -3 WIR 666 eacl 3 4.1 IN ADDITION, the grantors may, after providing thirty (30) days written notice to grantee: (aa) Sell, give, lease, or otherwise convey the Property, subject to the terms of this Easement; (bb) Harvest timber in accordance with ecologically sound forestry conservation practices, on a sustained yield basis, and in accordance with a plan approved by the Department of Environmental Conservation or the grantee, and in accordance with Prohibited Uses (d) and N. ' 4.2 IN ADDITION, provided use is consistent with the purpose of this Easement, grantors may engage in the following uses and practices, subject to the written approval of grantee, such approval not to be unreasonably withheld or delayed. Grantors must submit written plans with supporting documentation as may be needed to evaluate the proposal. Grantee's approval may be withheld if documentation is deemed inadequate or If there is a reasonable determination by grantee that the proposed action would be inconsistent with the purpose of this Easement. Any structures shall be located and constructed in a manner which will minimize their impact on wildlife habitat, waterways, or scenic views for the public. In accordance with these provisions, grantors mays (aaa) In locations to be negotiated with the grantee: Build two (2) single - family dwellings together with the necessary driveways, utilities, and other appurtenances normally associated with a residence including facilities for small -scale home occupations consistent with the purpose of this easement; One of these houses to be located within Area A, and the other to be located in Area A or B, shown on the attached Sketch. An area not to exceed three (3) acres may be surveyed around each said dwelling or proposed dwelling. Each such area shall be excluded from all Prohibited Uses of this Easement except* — prohibited Use (k) (Subdivision of the Property into more than two parcels); Prohibition of large -scale commercial or industrial structures or billboards; Prohibition of construction of additional dwellings. Each area shall be exempt from all other conditions of this Easement. The intent is to • permit within each area all the normal uses associated with a home, including small -scale home occupations consistent with the purpose of this easement. (bbb) Manipulate or alter the tributary stream near the northern border of the property, provided such action is in compliance with regulations of the Department of Environmental Conservation and New York State law; (ccc) Remove animals or their constructions. 59 Grantee's Remedies: If grantee determines that grantors are in violation of the terms of this asement or that a violation is threatened, grantee shall give written notice to grantors of such violation and demand corrective action sufficient to cure the viola- tion. Where the violation involves injury to the property resulting from any use or activity inconsistent with the purpose of this Easement, grantee shall require restoration of the injured portion of the property. If grantors fail to cure the violation within thirty (30) days after receipt of notice thereof from grantee, or under circumstances where the violation cannot reasonably be cured within a thirty (30) day period, fail to begin curing such violation within the thirty (30) day period, or fail to continue diligently to cure such violation until finally cured, grantee may bring an action at law or in equity in a court of competent jurisdiction to enforce the terms of this Easement, to enjoin the violation, by temporary or permanent injunction, to recover any damages to which it may be entitled for violation of the terms of this Easement or injury to any conservation values protected by this Easement, including damages for the loss of scenic, aesthetic, or environmental values, and to require the restoration of the property to the condition that existed prior to any such injury. Grantee, in its sole discretion, may apply any damages recovered to the cost of undertaking any corrective action on the property. if grantee, in its sole discretion, determines that circumstances require immediate action to prevent or mitigate signifi- cant damage to the conservation values of the property, grantee may pursue its remedies under this paragraph without waiting for the period provided for cure to expire, provided grantee makes every reasonable effort to give grantor prior notice. Grantee's remedies described in this paragraph shall be in addition to, and not In limitation of, any other rights and remedies available to the grantee for enforcement of this Easement. At the request of either grantor or grantee, before any legal action is taken, a mutually agreed upon third party may be brought in to mediate a dispute. s ' IIBER 666 PAGE ��� 3 4.1 IN ADDITION, the grantors may, after providing thirty (30) days written notice to grantee: • (aa) Sell, give, lease, or otherwise convey the Property, subject to the terms of this Easement; (bb) Harvest timber in accordance with ecologically sound forestry conservation practices, on a sustained yield basis, and in accordance with a plan approved by the Department of Environmental Conservation or the grantee, and in accordance with Prohibited Uses (d) and W. ' 41 IN ADDITION, provided use is consistent with the purpose of this Easement, grantors may engage in the following uses and practices, subject to the written approval of grantee, such approval not to be unreasonably withheld or delayed. Grantors must submit written plans with supporting documentation as may be needed to evaluate the proposal. Grantee's approval may be withheld if documentation is deemed inadequate or if there is a reasonable determination by grantee that the proposed action would be inconsistent with the purpose of this Easement. Any structures shall be located and constructed in a manner which will minimize their impact on wildlife habitat, waterways, or scenic views for the public. In accordance with these provisions, grantors may: (aaa) In locations to be negotiated with the grantee: Build two (2) single - family dwellings together with the necessary driveways, utilities, and other appurtenances normally associated with a residence including facilities for small -scale home occupations consistent with the purpose of this easement; One of these houses to be located within Area A, and the other to be located in Area A or B, shown on the attached Sketch. An area not to exceed three (3) acres may be surveyed around each said dwelling or proposed dwelling. Each such area shall be excluded from all Prohibited Uses of this Easement except: rohibited Use (k) (Subdivision of the Property into more than two parcels); Prohibition of large -scale commercial or industrial structures or billboards; Prohibition of construction of additional dwellings. Each area shall be exempt from all other conditions of this Easement. The intent is to permit within each area all the normal uses associated with a home, including small -scale home occupations consistent with the purpose of this easement. (bbb) Manipulate or alter the tributary stream near the northern border of the property, provided such action is in compliance with regulations of the Department of Environmental Conservation and New York State law; (ccc) Remove animals or their constructions. S. Grantee's Remedies: If grantee determines that grantors are in violation of the terms of this Easement or that a violation is threatened, grantee shall give written notice to grantors of such violation and demand corrective action sufficient to cure the viola- tion. Where the violation involves injury to the property resulting from any use or activity inconsistent with the purpose of this Easement, grantee shall require restoration of the injured portion of the property. If grantors fail to cure the violation within thirty (30) days after receipt of notice thereof from grantee, or under circumstances where the violation cannot reasonably be cured within a thirty (30) day period, fail to begin curing such violation within the thirty (30) day period, or fail to continue diligently to cure such violation until finally cured, grantee may bring an action at law or in equity in a court of competent jurisdiction to enforce the terms of this Easement, to enjoin the violation, by temporary or permanent injunction, to recover any damages to which it may be entitled for violation of the terms of this Easement or injury to any conservation values protected by this Easement, including damages for the loss of scenic, aesthetic, or environmental values, and to require the restoration of the property to the condition that existed prior to any such injury. Grantee, in its sole discretion, may apply any damages recovered to the cost of. undertaking any corrective action on the property. If grantee, in its sole discretion, determines that circumstances require immediate action to prevent or mitigate signifi- cant damage to the conservation values of the property, grantee may pursue its remedies under this paragraph without waiting for the period provided for cure to expire, provided grantee makes every reasonable effort to give grantor prior notice. Grantee's remedies • described in this paragraph shall be in addition to, and not In limitation of, any other rights and remedies available to the grantee for enforcement of this Easement. At the request of either grantor or grantee, before any legal action is taken, a mutually agreed upon third party may be brought in to mediate a dispute. BuiCdi q Association Of • . o f the southern Tier %92 -92� j cli // /.J o� c. /VV�VVlLL /oL/ Chapter of New York St tate Building Officials I I,!ate:Marc:'h 1!_)th I. 9`3 L,: F.:;._�r Mara Caldwell, C ter". , t�, yrjU�; :, 1 tin F= 'Larnli.r,y Fi,_1ard 1624 E I. I its H I. I w R!-.ad .1thaca, New Yctr--k I F.1 :Ca, Fr,-"nl I'Ic: =r,ry 1�1. C31 gat er, T: =tdrl cif Dtr yde'rl t, E =. Ma i rl street DI�rycierl, New Y ..-q--k. Re: Ager,da fc,r Tcvjr-I PIar-,r-,J.r,q I ?::rtr ca sc� Dear I arhara: e I`r?1 ,;.,r'c ( " ?rller,t 0 f x c B C)C) E ?;'.;.i.1w, Arler,!:1<_a, atter,dar,ce rif March 28th L<:.rlrlirig ;)�k<.: hop at NYSEGm Review Evening Agenda. News 1 et t er% attached f!_lr l•1 lrk=sh 1p. `,- bl i.c._ Hear^ it -,rl flDY% Richard & I:<::•trirl Is,_trke, 1235 Rc lacl, G-rIDi;C1r,, NY. r F'ri<::,.r. Th rlia C1ari , t;:?)' 1cit s,_lkidivisi n :'!_,, ..._c..__•.:s l._ i. �, er r,i,:.r r.:..., E?,:- <...::1, Dr�yder,, NY, 8:4 Rcl:?ert Vicki. 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"1 I_' 1 °_1 � .•• el Vol ... r-I - �� i t r ti- ,- (::I L'IJ J. i_: r'j 11:::!'': l::l i "r 1' f .... .1.... Vol Y I ... _. Foot , 5 to 7.(''_.. rlr.:\` -'[ °. %lPE?r'I rI!:.... i i 7.f ?d =!f till. C !Irrrjll t='. _ t•Jr1 (ii_ i.; r: r ~r,e,F. t ; , TOWN OF DRYDEN • DRYDEN, NEW YORK 65 EAST MAIN STREET, DRYDEN, NEW YORK 13053 607444 -8120 ZONING & BUILDING CODE ENFORCEMENT In the Heart of the Finger Laker Region If:.OI Hill ( "(If? f ?.1+Jllr1.1 I1 :- ;1+111 Pt ... (11it••lIt113. PO01`71) ,::;f I,hc? 1()llll ,_,f DPYI)f'.1%I T f.al•1f'I'. t t l!:� (:'(11._111 I r hlf. =.(•1 `i 1. -i(tl; hereby T+a mo i t f!s!r Y!:,1111t' 111.1 Y1(1 1 +'11 "1:1t fl1.l t; t 1 1I fill r "rt ",.- ,rh= ,cirC1 r'E ?a l 0-state subd i vi 7.; 1 (_Ill a771 Cif_'^rcvr i bcnd hr:ij , ,I1: 1) (1 i v i i ,::,n: d N ................... i i .......... .. -rte' .............. : _.__..... � �� ►:�Q. �., lU� cN_ .. 1 ....... ............................... _..... 3) . 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I_,f? r.. r_,r 11.lr t nl.l r.rl" i ,;r t ,.-t r•E?flt.ips I; I_ _,t f i r l't I r r t q I .111. � ,Lflidi. /i ,i rl• r , rl,_,, llavc -? IJIE? Drycivrl I,-,l'ln Ititlllrl.ty c;,lfi�t irl +f ?rldf�rt +: E3rrr11'�',vt? r'f ljllf?St fC,i' bt7)lClitI ,::',f 1111 (?r "t',.Jf'f:'t %1717) 'tll)Itll (; :l 1=',::,r'►y eval ll.al, i,-,r1 t, • tide t'1 lrll"1i Val 1-91_,:-1rd. (f1rri?I. i, :a+; i,',r, fltt 3f"hr ?ca.) I f yet::, have IIighl•lay CS) 1_1pF,I lY1tE?nlif ?rl+_ f:,:_,rnplf ?1 ;e ai( ;acAIIIIIr?tll, f,',1 ref ?V1� "`I1 ,,I Streets aY'1d DT'airl:r1ye Wi 1 1 tiler(? be r1E ?f. ?ra f, -,r a "R,_,afl ct_rt ftlilit ::;Va1 , " f r',:_,rII In `;- Df ?pt. ,f Tr.arlspc,rtat i ,rl ,_,► ttl T,-,mpl %i.r'1 ,t_Ir1t y Ili r ll1'1:ty Dt =t:I r 11117 111; (.-i cr. t._../�..__• If Yr ?c:, 1;tIP c.lr ?r!1 ",_ rrl'irlt:f.'t IIIf.IIIII•:I;' Dept. 1 S1.IE? c7 lettf ?Y' ,:7f arapr,_,va.l IFId 1=01` Slibflivisi,',rt e3r'Ir:rr'�!Vc71 C.�Yt I:)f.:? r11aCIFt, ra >. Will thE?re tie arty do;10— 1 Lf yf.a l...L....._. _• W1t11 ar,laltciil,ic,rl •.,r^ 1isl; I,r ?r n: Ilavf? y, X1.1 nradp apr:rl.i.r.< t i, -,rl tc; tllr? T,,rnril.i r1- 1.:,- ,1_11Ity Dc -?pt. of Ilr:?,, I tall I I'll' I.9rt CAVId r3ppY',;,Val ,°,I' 1T'Ir.11.V11:II-Ac% I•Jdtf: ?r ,-1r'Ifa f.'rltlC: E - -fll. Y,_,1_I 111117 -l; f.'.,_,fllr?l.y Witt) their' t,_, f 11'la1 f:1..IbC11V).!it,-,Y1 ;lratll i',;',1j I ".r:.ltl l.lf? Clt'arlI,PCI. If R11_fr-I c r'1al 1'lc tf: ?r` ar,cl dl''f? ,3\/cl.l lrlt.)1C't C,::,mp.ly With the r`f?rl1_lirf?mf ?r °It =, ,-,f t ;Ile Cic,t_ItIIE?►"'r1 (;ayt_Itla. L..al.e Intpirnmuniripal WatE'1' .f;C�r1111t1.Gi5J,: ",Yt 7:17'.1,',1' t,:', f1Y1,9.i clrlr,r'I_�vc11 I'ly I;IIr "� aririirig Doav'd irl E ?1 tiler r, -,%aEi f.? yI.-I1.1 l ^111.1 i:rf? 1'f ?fjtall'f.'d tC:? �Stlftllll I: tJI'i I; +;fill 'IrIr),,:•••nI f,-r•r,i r,r.n -,r I'hCn r,l'hrnt• I I 0 Subdivision Applicati, -,n Ccorit. If this is the case, the Planning Pr.,ard or s,:_,me,_,rIe appointed by the Plarming Board will be ass7i.grled to cpc, over this at the site with y,::,l_l, agent �,r design specialist. ftlis ;�_Ild be arrar�geri for at the "SI<etch Conference ". Iri any evert, the Dr-yderi Town Plarinirig Poard reserves the right to have all erlgirleer^irig c,r of chitecti_Iral plans submitted to reviewed. Such cost, when fourid t be necessary, ar'e to tie paid f, -,r by the applicant. See Dryderj Zoning Ur•d i narlce sect i c,ri : c3r:►3. 3 (H) . 5. Date: /'Z9'iL liy : 00 0 000 e To be cc,mpleted by the Zoning Office: Date , -,f A.� 1 icat ions -.� `� 9� Da1:e ,-,f S:itccatctl Conference: - oC I p L._...._ _..._-.._....____..._._._ Date Fee is Paid: 11:111. c)1i .1�, llii D:zte -,f _. .............. _._. Date of arld septic appr,-,val.: Date that Road Cut -,r Cuts appr, ,v:a1 r ec`f =iveci: ��<�!� Y. Vii. ___...N .......... Date that Dryden Highway accepted r,:_�.d cira.inage and street plans: Date that Dryden Highway accepted and �Se t a c,_Is t f,:_,r b, -,nd i ng : _ ....... ..._......... E;,_,ndi rig : - - - - -- Date that F1_tl I Envirc,nrrrental was fclur'id to be acceptable:__.__ _ Date that B, -,ard appol Fit e?d pear'!::,=VIS VISItt�d Site fair' prig lrleear`ing 15E?ss31o:,1'I: ......... , w a s3 I R f? s 111 t Is there any need f c,r an eriq i deer' i ng rev i eW c,r asisessmerlt of the site & ,sl_Ibrn i t t ed p 1 arts : Yes _ Nc, if s,_,, date T, -,wr1 Erlg i deer appr %,_,ved sl_IP'�1 des i grl Date -_,f Firlal 1Eiubdivisi,_,r, Opprc,val tlearincl: Date rif Plarrrlirlg Bi_,ard Ch-air 5igr1',:1ff Date Zoning Office Receives final Map with all with all appr,:_,vals: Dryden Town Planning Poard Cha i r^persc,ri e Parbava Ca 1 dwe 1 1 272 --5769 11,:-,we 1:173­8647 O f f i. c e Dryden Town Highway Supevr i nt endent : D,_,na 1 d G i 1 heart VIti ine 844 -' -8E t.0 , -,r 8619. Dryden Town Zore i rig Officer Henry M. S 1 at er Phc,rle 8itIt- -9 1 I I a 11). Will there be any extensive gradirig c,r fill r,equir,ed? Yes _ _t•Ic,/r_._._. If yes, explain:_ 6 -- .---- - - - -__ ._.--- .- .- - -. - -. __ ... - ........... _._._.._._._.... _.... ....... _......_.._..__.... ...... . .. . ......... . ........ If this is the case, the Planning Pr.,ard or s,:_,me,_,rIe appointed by the Plarming Board will be ass7i.grled to cpc, over this at the site with y,::,l_l, agent �,r design specialist. ftlis ;�_Ild be arrar�geri for at the "SI<etch Conference ". Iri any evert, the Dr-yderi Town Plarinirig Poard reserves the right to have all erlgirleer^irig c,r of chitecti_Iral plans submitted to reviewed. Such cost, when fourid t be necessary, ar'e to tie paid f, -,r by the applicant. See Dryderj Zoning Ur•d i narlce sect i c,ri : c3r:►3. 3 (H) . 5. Date: /'Z9'iL liy : 00 0 000 e To be cc,mpleted by the Zoning Office: Date , -,f A.� 1 icat ions -.� `� 9� Da1:e ,-,f S:itccatctl Conference: - oC I p L._...._ _..._-.._....____..._._._ Date Fee is Paid: 11:111. c)1i .1�, llii D:zte -,f _. .............. _._. Date of arld septic appr,-,val.: Date that Road Cut -,r Cuts appr, ,v:a1 r ec`f =iveci: ��<�!� Y. Vii. ___...N .......... Date that Dryden Highway accepted r,:_�.d cira.inage and street plans: Date that Dryden Highway accepted and �Se t a c,_Is t f,:_,r b, -,nd i ng : _ ....... ..._......... E;,_,ndi rig : - - - - -- Date that F1_tl I Envirc,nrrrental was fclur'id to be acceptable:__.__ _ Date that B, -,ard appol Fit e?d pear'!::,=VIS VISItt�d Site fair' prig lrleear`ing 15E?ss31o:,1'I: ......... , w a s3 I R f? s 111 t Is there any need f c,r an eriq i deer' i ng rev i eW c,r asisessmerlt of the site & ,sl_Ibrn i t t ed p 1 arts : Yes _ Nc, if s,_,, date T, -,wr1 Erlg i deer appr %,_,ved sl_IP'�1 des i grl Date -_,f Firlal 1Eiubdivisi,_,r, Opprc,val tlearincl: Date rif Plarrrlirlg Bi_,ard Ch-air 5igr1',:1ff Date Zoning Office Receives final Map with all with all appr,:_,vals: Dryden Town Planning Poard Cha i r^persc,ri e Parbava Ca 1 dwe 1 1 272 --5769 11,:-,we 1:173­8647 O f f i. c e Dryden Town Highway Supevr i nt endent : D,_,na 1 d G i 1 heart VIti ine 844 -' -8E t.0 , -,r 8619. Dryden Town Zore i rig Officer Henry M. S 1 at er Phc,rle 8itIt- -9 1 I I a A Q Ft w ca Q h. 1 11 ' I t r. $ . 1000 �Ld - - PC, sec� $ O m 1000' , \q�1 as (D R 1000' SchnurIC. ° - Arplc�ec� 199► 0 n m--- -O - - -- Tier M I �C'.;C� , O I U1 -J ^. ' t kV% r Ileld _ \ ,'SO' _ field /50' n � vIO w/O � tt� I Se` . `L � e c 5 ` I 160' .,27 137 660' °O nI SEE o I� of INSET - -L l 275 — — 450 L- EAST MAIN STREET /6e 1100 t creek r �c�ey ��i n I 0 lo; 0 Q 0 '3 Q 0 0 Q a b o� m' in NORTH t SCALE: I ±!5001 I I I O I c� I 0 I = w a NORTH f I.RRR I I tete0 tear. ,' • /eo' rnR�) p Imo. I srR,RO O °i 4ee' CAST MAIN ITAEQT LIVtRYORt No The mq is • pr.nmin.rT doloA 19 M wotl o"11 h . TuMe In tM prn.potN.. Mryoro. The ounq well .olormino IM foal dewanb.o A she@. Ilat¢ TI HOUSE PARCEL OI 'NAOEL ESTATE' IT) eareta, N. Y. "NAGEL ESTATE" AUCTION PARCELS', SKETCH TOWN OF DRYDEN, TOMPKINS CO., N. TAX MAP NO.: 37-1-20* 7 - 1- 20 'qt TOTAL AREA _ ±120 ACRES The map Is a preliminary sketch to be used only as a guide to the prospective buyers. The survey will determine the final dimensions & sizes. I cI . TOMPIONS CO SUZANNE R. STOPEN, R.N., M.P.S. Public Health Director 11r, Brian C. Clara: P.O. Bo v. 794 Dryden, NY 13053 Dear Mr. Clark: February 14, 1992 Environmental Health Division 401 Harris B. Dates Drive Ithaca, New York 14850 -1386 (607) 2748688 Re: Tax Parcel 37 -1 -20, Lot #8 This letter is in response to your rerjurs t for Health Department approval on the proposed division of the above referr?nc( ?d tax parcel into two lots. Under Tompkins County Sanitary Cr,de article 1, Section 2, hh; a realty subdivision consists of 5 or more lots of `i a(re� cr less developed within a three -year period, therefore, this proposed division does not constitute a realty subdivision. Article VI, Rule IV, Be requires minimum lot size to be at least 1 acre of .useable land if the total estimated effluent volume is 1,000 gallons a day or less - and - Article VI, Rule V, AI requires that a minimum 150 foot diameter circle can be inscribed entirely within the confines of the useable area. In accordance with the map you provided showing the property division as two 5.7 + acres With dimensions of 250' X 1005.46' and 1006.31' respectively, the proposed lots ntEtet or exceed all minimum size requirements for development. Final approval (permit issuanc(?) for any lot requiring a sewage system can only be obcained after application and inspection of the lot soil characteristics. If you have any further questions, please feel free to call. So/Ili W, Cordially, Lam' it /d Sandra L. Ballantyne Public Health'Technician 1 14.16.4 (2187) —Text 12 PROJECT I.D. NUMBER 617.21 Appendix C State Environmental Ousilly Review SHORT ENVIRONMENTAL ASSESSMENT ' For UNLISTED ACTIONS Only PART I— PROJECT INFORMATION (To be completed by Applicant or Project sponsor) FORM do I 4SEQI1 1. APPLICANT ISPONSOR 2. PROJECT NAME / On 3. PROJECT LOCATION: Municipality %7, County _. /fin _ -_— LiL �_ - -- - 4. _ -�� - -- PRECISE LOCATION (StreeYt0tess and road Interserllons, prominent landmarks, etc., or Provide rap) L a 7 v D 5. IS PROPOSED ACTION: KNew ❑ Expansion ❑ Modllicallonlalterallon e. DESCnisE PROJECT anIEFLY: 7. AMOUNT OF LAND AFFECTED: Initially acres Ultimately 8. WILL PROPOSED ACTION COMPLY WITH EXISTING ZONING On OTHER EXISTING LAND USE RESTRICTIONS? Oyes ❑ No It No, describe briefly 9. WHAT IS PRESENT LAND USE IN VICINITY OF PROJECT? 1T(J nnsldentlel El Industrial U Commercial LA Agriculture U ParklForestlOpen space ❑ Olber ascribe: 10. DOES ACTION INVOLVE A PERMIT APPROVAL, On FUNDING, NOW OR ULTIMATELY FROM ANY OTHER GOVERNMENTAL AGENCY (FEDERAL, STATE on LOCAL)? , El Yes No If yea. list agency(s) and permltlapprovals 11. DOES ANY ASPFCT OF THE ACT; 'fl HAVE A CUnnENTLY VALID PERMIT OR APPROVAL? Yes N If yu:-. 931 ar r?n ^y name and permitlsrprowd 12. AS A RESULT OF PROPOSED ACTION WILL EXISTING PERMITIAPPnOVAL REQUIRE MODIFICATION? LJYes 0640 I CEnTIFY THAT THE INFORMATION Pnoviml) AROVE IS TRUE 10 THE REST OF MY KNOWLEDGE }. Dale: ApPllcanllsponsnr name: !�_.....(:'. .. - .!.!L'_?.! — —/ —._ /r Signature: If the action Is In the Coastal Area, and you are a stale agency, complete the Coastal Assessment Form before proceeding with this assessment OVER 1 . I /tsar rr- . 44496a .,.•r.\..... .... �. �.. _... _.. ,, , , r .. A. DOES ACTION EXCEED ANY TYPE 1 THRESHOLD IN 6 NYCRR, PART 617.127 II yes, coordinate the review process and use the FULL EAF. fIYus. ( 1Nu — 8. Wit l ACT ION RECEIVE COORDINATED REVIEW AS PROVIDED FOR UNLISTED ACTIONS IN 6 NYCRR, PART 617.67 If No, a negative declaration uidy bu supursudud by anothur Involved agancy. 1'us . I No C. COtll D ACTION RESULT IN ANY ADVERSE EFFECTS ASSOCIATED WITH THE FOLLOWING: (Answers may be handwritten. It legible) Cl. Existing air quality, surface or groundwater quality or quanllty, nolso lov0s, axisling lratllc patterns, solid waste production or disposal, polunital for urosion, drainage or flooding problums? Explain bristly: C2. Austhutic, agricultural, archaeological, hisluric, ur other natural or cultural 1(150urc (15; ur community or neighborhood character? Explain brlelly: C3. Vegutallun of launa, fish, shellfish or wildlife specles, significant habilals, Of lhreatunud or endangered species? Explain briefly: Cd A couuuunily's (1x1511119 plans or goals as olhclally adoplud, or a change In use or Inlunsily of use of land or other natural resources? Explain briefly C5. Gruwtlr, subsequent development, or related activities likely to be Induced by the proposed action? Explain briefly. C6. Luug lun11, 611011 farm, cumulative, or ollror ullucls not Identified in C1 C5? Explain brlufly. Cl. Other impacts (Including changes In use of elther quantity or type of energy)? Explain brlelly. D. IS THERE, OR IS THERE LIKELY TO BE, CONTROVERSY RELATED TO POTENTIAL ADVERSE ENVIRONMENTAL IMPACTS? [A Yus U No 11 Yes, explain briully PART 111— DETERMINATION OF SIGNIFICANCE (To be completed by Agency) INSTRUCTIONS; For each adverse at fact identified above, determine whether It is substantial, large, Important or otherwise significant. Each offect should be assessed In connection with Its (a) selling (i.e. urban or rural); (b) probability of occurring; (c) duration; (d) irruversibillty; (e) geographic scope; and (f) magnitude. If necessary, add attachments or reference supporting materials. Ensure that uxplanatiurts contain sufficient detail to show that all relevant adverse Impacts have been Identified and adequately addressed. 171 Check this box if you have identified one or more potentially large or significant adverse Impacts which MAY occur. Then proceed directly to ilia FULL EAF and/or prepare a positive declaration. (1 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 Impc :ts AND provide on attachments as necessary, the reasons supporting this determination: -------------- ..._... Name of Lead Agency— - - -- -- - - - -- — Pint of Yype Name of Responsible Officers in lead Agency TitT o�Reoponsible O ices - SrgnatureoResponsib a 0�iicer in lead Agency . 2 Si&naiufe­&N'(­eP`Areij1f different from responsible officer) Tompkins County DEPARTME.]VT OF PLANNING Biggs Building A, 301 Harris B. Date's Drive Ithaca, New York 14850 James W. Hanson, Jr. Commissioner of Planning December 9, 1991 Mr. Henry Slater Zoning and Building Code Enf. Town of Dryden 65 E. Main Street Dryden, NY 1.3053 Dear Henry: Telephone (607) 274 -5360 The Planning Department staff has reviewed the D.E.I.S. for the Peregrine Hollow Subdivision, and our comments are enclosed. We have re -typed the outline and indicated our additions, etc. in bold type. In addition to these comments, we would like to see a "Cultural Resource" section added to the • D.E.I.S., such as the one in "The Scoping Checklist" (Appendix D of the SEQRA manual). A copy of this section has been enclosed for your review. Finally, we have sent an article which we hope will be helpful to the Town of Dryden when considering our comments and reviewing the Peregrine Hollow Subdivision proposal. If you have any questions, please do not hesitate to call (274 - 5360). Sincerely, vs t0Rec),cled paper Jr' (11/91) James W. Hanson, Jr. Commissioner of Planning I. Cover Sheet x Tompkins County DEPARTMENT OF PLANNING 4; Biggs Building A, 301,Harris B. Date's Drive Ithaca, New York 14850.=' The Scope for the Peregrine Hollow Draft Environmental Impact Statement As determined by the Planning Board, Interested Parties, and Developer November 13, 1991 A. Draft EIS B. Name C. Location D. Lead Agency Name, Address, and Number E. Preparer Name, Address, and Number G. Deadline for comments Telephone (607) 274 -5360 II. Table of Contents and summary Table of Contents Brief Summary A. Description B. Significant, beneficial, and adverse impacts (' o �n ormation in . thk.r ennr�how the project impacts the environment, community, transportation, services, etc.) C. Mitigation measures proposed D. Alternatives E. Matters to be decided II1. Description of the Proposed Project A. 2. Public Need - Discussion of Market Over Time (reference Tompkins County Planning Department Housing Plan and Demographics). Discussion of value of individually owned units. A. 3. Discussion of project relation to accomplishing Town objectives a. Extension of Water and Sewer b. Relieve Development Pressure on Other Areas of Town without municipal infrastructure c. Preserve Rural Character & Environment of Other Town Lands B. Location 1. Geographic Boundaries 2. Description of access to site 3. Description of existing zoning of proposed site a. Address zoning concept of cluster versus regular layout and density b. Discussion on how to mitigate Phase I density with open space if project ends after Phase I c. Reiterate how density formula is constructed for cluster C. Design and Layout For all four phases the following issues should be addressed recognizing the detail for • phases 2, 3, and 4 will be approximate and less specific 1. a. Impervious areas �� Recycled paper 1. b. Amount of land to be cleared - ? 1. c. Open Space - Identified by phase totals and ownership - Open spaces, if any, that are for parking (discuss whether open space is passive, active, or both.), (e.g. wetland), (e.g. baseball field) 1. d. Landscaping, e.g. buffers 1. e. Discuss impact of project on community form (for example, does the layout foster interaction in the neighborhood ?) D. Construction and Operation 1. Construction a. total period b. schedule c. future potential d. Erosion - control measures F. Approvals 2. Other permit approval of funding requirements IV. Environmental setting, V. Significant Environmental Impacts, and VI. Mitigation Measures to Minimize Environmental Impact. The above three sections will be integrated in the draft to help with continuity of thought and to reduce crossreferencing Natural Resources. A. Geology 2. Surface a. Soil types b. Soil characteristics c. distribution of soil types d. Suitability for use 3. Topography a. description of topography at project site b. description of topography of surrounding areas B. Water Resources 1. b. groundwater- Statement that this project presumes public water use and description of supply 2. Surface Water Description of non - point source pollution (road salt, pesticides, lawn chemicals) c. description of existing drainage areas, patterns, and channels d. potential for flooding, siltation, erosion and eutrophication of water supply e. Other - discuss / 1. stormwater management and eroision contr91 ✓ 2. actual field detail determined by survey ✓ / 3. improvementsas shown on drawings 4. plate on drawings showing typical site grading plans D. Terrestrial and Aquatic Ecology 3. Wetlands a. list wetland areas within or contiguous b. discuss wetland characteristics c. how maintained • Human Resources A. Transportation I. Transportation Services a. description of size, capacity, and condition of services b. description of current level of use of services c. discuss comparable peaks to those projected for the project built out and for Phase I only d. present objective evidence of quality of life for areas where traffic has grown similarly to projected project build out, e.g. property values (there is a problem here with the definition of "quality of life." Property values are not a representation of quality of life) e. discuss how project location will cause less traffic on roads in the Town of Dryden for a similar amount of growth. (the location of the project on the Western boundary of the town answers this question.) f. discuss split of traffic on Snyder Hill Road in the east and west direction (and at intersection of Snyder Hill Road and Pine Tree Road) g. discuss Tompkins County regulation at Pine Tree Road h. discuss Town of Ithaca mitigation measures on Snyder Hill Road, if any L discuss traffic control needed at driveway & Snyder Hill or the changes recommended to Snyder Hill at that intersection j. discuss future connection of road network in project & with adjacent property 2. Public transportation a. description of current availability of service b. description of present level of use c. discuss split of automobile /transit users ( "How does design accommodate transit access and passenger amenities? e.g. bus shelter) d. discuss transit access and egress to project 3. Pedestrian environment/movement a. how will phases connect9 b. how will project connect to neighborhood? c. what type of bike amenities will be provided? e.g. racks, compatible storm sewer grates d. will sidewalks be installed? 4. Other e. discuss possibility of connecting bike path to Route 79. a. Discuss history of one access proposal for Phase One 1. Clarify difficulty of accessing slaterville e road 2. Discuss history of Eastern Heights park as it relates to access to this land proposed to be subdivided 3. Discuss mitigation measures proposed for one entrance. 4. Discuss alternatives e.g. Tomassini Blanpied property in town of Ithaca from foot lands in town through park 5. Discuss maintenance expense to build a second access to Snyder Hill Road as a part of Phase I. 6. Describe mountable curbs, sight distance, and potential landscaping mitigation for the one entrance proposed. B. Land use and zoning 1. Existing land use and zoning 3 I1 a. Description of the existing land use of the project site and the . surrounding area b. Description of existing zoning of site and surrounding area. 2. Land use plans 3. Other - similarities and differences from existing land use plans C. Community Service List of existing facilities and a discussion of existing levels of usage and projected future needs. 1. educational facilities 3. fire protection (emergency services; police, medical, fire) 6. recreational facilities /open space 8. public water supply 10. tewage treatment facilities 1�1mail deliver possi o c i ea/ s elte 12. garbage 13. recycling 14, snow removal 15. schools 16. facilities /services for senior citizens D. Demography 1. population characteristics a. discussion of existing population parameters b. discussions of projections for population growth 2. other a. proposed population average size, crossection of population using mix and impact of similar attached ownership housing as a comparison. , (description of household size and composition) Discussion of how this relates to 5% of town population over time. Some background work by Neiderkom for the town may be a ready source. F. General The following issues should be covered in the above sections or should be addressed in this area: 1. traffic 2. overall project size 3. precedence 4. town of Ithaca concerns - parkland; density; water; sewer; drainage; traffic 5. county planning concerns - traffic; intermunicipal VII. Adverse Environmental effects that cannot be avoided if the project is implemented VIII. Alternatives A. Alternative design and technology 1. site layout 2. orientation 3. technology s 5. other - address why attached and detached units are not reversed on the site in Phase I. The impacts of the attached units on the mature and steep slopes will be addressed. C. Alternative size 1. Increase or decrease size to minimize impacts. a. traditional layout according to zoning. b. attached and detached areas reversed • 2. Increase or decrease project size to correspond to market and community needs. . a. discuss lower cluster costs of housing, infrastructure, and maintenance IX. Irreversible and irretrievable commitment of resources XI. Effects on the use and conservation of energy resources D. Energy conservation measures 1. design methods to reduce fuel use for heating, cooling and lighting a. conventional technology c. efficient layout 2. indirect energy benefits (keep energy section and add utilities; area lighting, gas, electricity, orientation for passive solar) �.i �••_`.... cuc�uc�.c iidUiCJI �511�;Ilef and food) for remaining wildlife species b.) schedule construction to avoid sensitive periods of fish, .shellfish and wildlife cycles c.) other: ❑ E. AGRICULTURAL RESOURCES 1 . Soils a.) select /design project to avoid viable agricultural land b.) reclaim disturbed agricultural soil profiles for agricultural purposes c.) schedule activity when crops are off fields and soil is firm d.) other: 2. Agricultural land management systems a.) re- establish access drives, fence. lines and any disturbed land management systems b.) re-establish any disturbed erosion control and drainage systems c.) install soil and water management practices to restore or enhance soil drainage and stability d.) preserve open space for agricultural use e.) develop lease back arrangements to allow continued agricultural use on all or portion of site f.) other: Human Resources ❑ A. TRANSPORTATION I . Transportation a.) design adequate and safe access to project site to handle projected traffic flow b.) install adequate traffic control devices C.) optimize use of parking areas d.) encourage car pooling and oper. ation of facility during non -peak traffic times e.) design special routing and restricted hours for delivery truck traffic f,) other: 2. Public transportation a.) adjust public transportation routes and schedules to service the facility b.) encourage use of public transpor- tation by using incentive programs for employees or by selling tickets in facility c.) other: 0 ❑ C I . Existing land use and zoning a.) design project to comply with existing land use plans b.) design functional and visually appealing facility to set standard and precedent for future surround. ing land use C.) other: COMMUNITY SERVICES 1 . Police protection a.) minimize local police protection responsibilities by providing private security force b.) provide security systems, alarms for facility c.) provide equipment, funds or ser. vices directly to the community d.) other: 2. Fire protection a.) use construction materials that minimize fire hazards b.) incorporate sprinkler and alarm systems into building design C.) provide equipment, funds or ser. vices directly to the community d,) other: 3. Utilities a.) install utility services underground b.) incorporate water saving fixtures into facility design c.) incorporate energy- saving measures into facility design d.) other: CULTURAL RESOURCES I . Visual resources a.) design exterior of structure to physically blend with existing surroundings b.) minimize visual impact through thoughtful and innovative design of lighting and signs (consider: height, size, intensity, glare and hours of lighting operation) c.) design landscaping to be visually pleasing and to serve as a buffer between surrounding land uses, parking areas, operational equip- ment and facilities d.) other: 2 . Historic and archaeological resources a.) Prepare a plan, including measures to mitigate impacts to historic/ archaeological resources through data recovery, avoidance and /or restriction of project activities 1 b.) develop measures to convey cul- tural information to the community (e.g. through scientific /popular reports, displays) c.) preserve architecturally signifi- cant structures and make an adequate permanent photographic and statistical record of those that must be destroyed d.) other: 3. Noise a.) schedule construction /operation to occur during "normal business" hours minimizing noise impact during sensitive times (early morn- ing, night) b.) assure adherence to construction noise standards c.) design berms and landscaping to block and absorb noise d.) other: VII. Adverse Environmental Effects that Cannot be Avoided if the Project Is Implemented Identify those adverse environmental effects in Section V that can be expected to occur regard- less of the mitigation measures considered in Section VI. Vill. Alternatives This section contains categories of alterna- tives with examples. Discussion of each alternative should be at a level sufficient to permit a compara• tive assessment of costs, benefits and environmen- tal risks for each alternative. It is not acceptable to make simple assertions that a particular alter- native is or is not feasible. Identify those categories of alternatives which should be included in the EIS by placing a check in the box located to the left of the topic. ❑ A. ALTERNATIVE r%rSIGN AND TECHNOLOG:E.:, 1 . Site layout a.) density and location of structures b.) location of access routes, parking and utility routes 2. Orientation a.) compatibility with slope and drainage patterns b.) site size and Set back requirements 2. Technology a.) pollution control equipment b.) innovative vs. proven technologies 4. Mix oil activities a) addition of businesse3 which would affect the operational nature of the facility ❑ B. ALTERNATIVE SITES 1 . Limiting factors a.) availability of land b.) suitability of alternative site to accomodate design requirements c.) availability of utilities d.) suitable market area e.) compatibility with local zoning and master plan f.) compatibility with certified agri- cultural districts g.) compatibility with regional objectives h.) accessibility of site to transporta- tion routes and service population ❑ C. ALTERNATIVE SIZE 1 .Increase or decrease project size to minimize possible impacts 2.Increase or decrease project size tc correspond to market and commur needs ❑ D. ALTERNATIVE CONSTRUCTION/ OPERATION SCHEDULING 1 . Commence construction at a diffe time 2. Phase construction /operation 3, Restrict construction /operation w schedule ❑ E. ALTERNATIVE LAND USE 1 . Suitability of site for other uses a.) other types of commercial u b.) other types of industry c.) different types of housing �� L d.) agricultural use DWI I` e.) other: ❑ F. NO ACTION 1 .Impacts of no action a,) effect on public need b.) effect on private developer c.) beneficial or adverse enviror impacts V� ❑ G. OTHER: IX. Irreversible and Irretrievable Commi Resources Identify those natural and human r listed in Section IV that will be consumed. ed or made unavailable for future use. I X. Growth Inducing Aspects (if applicable) Describe in this section the potential growth aspects the proposed project may have. Listed on the next page are examples of topics that are typi- cally affected by the growth induced by a project. ANDRES DUANY Speaker THE DECLINE OF THE SUBURBS Summary of the Lecture Draft 3/12/90 A. WTRODUCZON There are two patterns for low density urbanism: the Traditional Neighborhood, • which was the model in America from the discovery to 1945, and SAL which has been the model since. They are similar in terms of accommodating people and their activities, their principal difference being that the Suburban Sprawl model contains environmental, social and economic deficiencies which inevitably lead to no-growth policies. • B. THE TWO MODELS 1. The Traditional Neighborhood has the following physical attributes: a. The Neighborhood is limited in size so that a majority of the population is within a 5 minutes walking distance to the center. This center is often a square with the potential for a bus or rail stop, as well as a place for a corner store, and a meeting hall. b. The streets are laid out in a grid or network so there are alternate routes to every destination. c. The streets are complex, containing traffic, parking, trees, sidewalks and buildings. Both vehicles and pedestrians feel equally comfortable in them. d. There is a full hierarchy of streets with most most being relatively narrow and well - defined by the buildings along them. e. The buildings are limited in size. Their use is often interspersed, i.e. small houses, large houses, outbuildings, small apartment buildings, corner stores, restaurants and offices are compatible in size and placement. £ In addition to the streets, there are squares which contain larger shops and offices, as well as apartments. g. Civic buildings: (meeting halls, theatres,. churches, clubs, museums, etc.) are often placed along the squares and sometimes at the termination of streets so that important buildings receive important locations. 2. Suburban Sprawl has the following attributes: a. There is no limit to the scale of development and no structuring other than that provided by highways. b. Streets are usually wide and dedicated exclusively to the automobile. c. There is a high proportion of dead ends and looping of streets, with the result that most traffic is concentrated in a few collector streets which become easily overloaded. d. Buildings are so separated from the streets that no spatial definition is possible. e. Parking lots dominate the streetscape. • f. Building uses are separated and isolated i.e. shopping centers, office parks and residential clusters are inaccessible from each other. g. Housing is segregated by economic levels, with all large houses are in one cluster and townhouses are in another. C. THE CONSEQUENCES. 1. The positive results of the Traditional Neighborhood pattern are the following (there are no significant negative results ): a. By bringing most of the activities of daily living, including dwelling, shopping and working, walking distance, the elderly and the young gain independence of movement. b. 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By providing pedestrian scaled public spaces such as streets and squares, citizens come to know each other and to watch over their collective security. e. By providing a full range of housing types and work places, age and economic class are integrated and the bonds of an authentic community is formed. E By integrating the various functions of daily life within neighborhoods, meaningful involvement in local decision making is facilitated. g. By providing suitable Civic Buildings, democratic initiatives are encouraged and the balanced evolution of society is secured. 2. The negative results of the Suburban Sprawl pattern are the following (there are no significant positive results). a. By assuming that people will drive to and from all activities, the large streets and parking lots are a self - fulfilling prophecy. The exhaust emissions resulting from such trips are the single greatest source of atmospheric pollution. b. By the construction of asphaltic infrastructure, (apart from roadways, each car generates three patches of asphalt: a parking space at home, a • parking space at work, and a parking at shopping ), the natural landscape is destroyed. c. By consigning the bulk of the available budget to transportation infrastructure, the human infrastructure is starved Lee our post offices, fire stations, city halls, schools and cultural buildings are cheap and coarse compared to those prior to 1945. d. By forbidding mixed uses, the investment of personal time in the counterproductive activity of commuting is mandatory. (A person who drives two hours a day spends the equivalent of 8 weeks a year in the car). Certain classes of citizens who suffer particularly from the pattern of Suburban Sprawl e. The lower middle class, for whom public transit cannot be economically provided because the population concentration does not exist, is forced to multiple automobile ownership. Since average yearly cost of a car which is 54,500, is the equivalent of a $40,000 mortgage payment, the exemption from multiple automobile ownership is the single most important subsidy that can be provided towards affordable housing. 3 0 £ The young, when under the legal driving age are dependent on adults for their social needs. They are driven from schools, to which they cannot walk, and warehoused at T.V. sets until their working parents arrive home. The alternate is to have one parent committed to a lesser career as the child's chauffeur. The single family house with the yard is a good place for childhood only if it is structured as part of a Traditional Neighborhood where the child can walls to school, to the store, to the movies and to friends. g. The elderly cannot lead an independent life once they lose their drivers' licenses. Seniors with good mobility may continue to live independently within a Neighborhood, but in a Sprawl they must be warehoused in retirement communities. D. CERTAIN IMPORTANT DETAILS. 1. Current Master Plans usually accommodate the correct balance of work places, living places, schools and open areas in what appears to be suitable proximity. However, proximity is not enough. The detailing of the streets so that pedestrians feel welcome and secure is also necessary. a. Buildings must be aligned along streets and squares streets and squares The current fashion of staggering or rotating buildings eliminates effective spatial definition. b. Trees along streets must also be aligned in a disciplined manner. This is particularly important for spatial definition, when large setbacks exist in residential neighborhoods. Naturalistic planting patterns should be reserved for parks and squares, not for streets and avenues. c. Parallel parking must be provided on every street. A layer of parked cars protects the pedestrian from traffic. Parking lots when they are needed must be placed to the rear of buildings to avoid gaps on the building line which destroy pedestrian continuity. High density housing (lots under 50 ft. wide) must be provided with alleys in order to avoid garage doors becoming the dominant feature of the facade. d. At urbanized intersections, the radius at the curb should not exceed 15 feet to avoid increasing the crossing distance of the pedestrian and enhancing the potential speed of automobiles taking the turn. e. High capacity streets within urbanized areas should be avenues and not highways with cloverleaf intersections. Highways are anti- pedestrian and anti- building. Avenues are compatible with buildings and people. Highways destroy real estate value, while avenues enhance it. 2 E. THE PROVISION OF AFFORDABLE HOUSING. 1. In a Traditional Neighborhood, affordable housing occurs naturally and in a highly integrated manner. This is achieved by the following means. a. The affordable housing, should look like the market -rate housing, using the same materials, windows and forms. It should never be segregated and never provided in large numbers. A good ratio is 1 to 10 affordable to market rate. b. Housing should be provided above retail establishments. This type of dwelling can be provided for the cost of construction alone, as the land acquisition can be assigned to the retail component. c. Outbuildings behind houses, in the form of garage apartments or backyard cottages, should be encouraged. These small rental units provide extremely affordable housing interspersed with more expensive housing. It allows teenagers to stay at home and elderly parents to live with their families. F. SUMMARY. 18 Zoning codes must monitor more than traffic service levels, parking counts, the separation of building use and the safeguarding of wetlands. Effective safeguards for the human habitat in all its complexity must be incorporated as primary planning criteria. The T.N.D. Ordinance is such a provision. 5