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TOWN OF ITACA
126 EAST SENECA STREET, ITHACA, N.Y. 14850
CLERK 273 -1721 HIGHWAY 273 -1656
PARKS 273 -8035 ENGINEERING 273 -1747 'PLANNING 273 -1:747 ZONING 273 -1747
February 21, 19:92
Dear Planning Board Chairperson:
The Town of Ithaca Planning Board cordially invites you and
the members 'of your Board to its March 5, 1°992 meeai:ng at 7:30
Pm`
Assemblyman Martin A. Luster will 'be our guest and will
discuss the recently enacted legislation in relation to
"Incentive Zoning ". [Town Law new section 26:1 -b; Village :.Law new
section 7 -703.1
This legislative act takes effect July 1, 1992 and allows a
community to offer a developer "incentives or bonuses" 1with
respect to, for example, density, area., height, open space, or
use, in exchange for some "community benefits or amenities" such
as open space, housing for persons of low or moderate income,
parks, elder care, day care or other specific physical, social or
cultural amenities, or cash in lieu thereof, of benefit 1to the
residents of the community.
of
Copy:
We hope you and your Board members will be able to attend.
Yours very
c�,.�
Carolyn J.
Town of
truly,
^ f
G,
Gri orov, Chair
Ithaca Planning Board
Town of Ithaca Town Board
Town of Ithaca Zoning Board of Appeals
Attorney for the Town
Tompkins County Representatives for the Town of Ithaca
TcDwn cif Dryden
65 East Main Street
Dryden, New Yc irk. 13C.)53
February 27, 1992
Francis D i Tomrnascz t, Chr .
Dryden Tctwr, Zoning Bt_tard of Apipeals
1.18 Lake Road
Dryden, NY 137 r53
Re: NCI hlarch 15:3.:' Z. D. A. Flcler�c:la.
I ?ear Fran:
e be advi.sseci, t i.;lrer
March 1.99 _. The raas; n -
-Ir
will keep yctu infctrrlleci, C_! ":'riC� ?r "r'ii.Ylg arl
Very truly ycturs,
1��� "�
M. Slater
cc: All "ZETA Members
Ron R!_tbert
James Sch
Mah l t_in R.
George Sch
L.00eJeari Ryan,
s, Dv %yderi
g, Dryden
Prarki.rts, D
l e r� h t, F=: n g
C_ec_rrn t ary
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Agenda.
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ACME PEST CONTROL, INC.
359 SOUTH ST. EXT. ELMIRA, NY ONEIDA, NY
DRYDEN, NY 13053 607/734 -1967 315/363 -6043
607/8448689
TEDRUARY 05, 1992
70ON 07 DRYDEN
65 E. MAIN S7.
DRYDEN, NY 13053
A77N: 700N 130ARD MEMBERS
70 WHOM 17 MAY CONCERN,#
12ea iy /eei .i.t',6 a waste of the .tax payeltz money to
.t2y to get a vaAiance
T o2 the mo,6t s you have aiAeady made you2 dec.i 6 ion. No
one ways again .6.t it, oniy a couple mem�e2,6 o/ the Boa2d,
You know we could put a pig Ianm .the2e. I wondca how
many wou.ed compea.in .then. 4i,3o what do you think that would
do to the value o/ the .hand a2ound hene.
• you zpend move time de- eiAena.t-ing on a ga2age .then you
did /o2 uz. I think it took you iezz than one minute to
decide on a no /on u ,3.
Why ways it changed lAom
What good -ins it to apyea2 in
can make the dec-iz ion?
I don't 3uppoze that it
we ate ext2em4iey 'd.izza.t.iel.ie
helve an expea.ina.t.ion.
CT/kk
RB -1 to RD? And who changed .it?
/2ont o/ the [3oa2d .i/ one pe2.3on
make.6 any d-i / /e2ence to you, gut
1. We /ee-9 that we ceAta.in ey de-
S.in ce2ex y,
C 1
Caai X Pa:tlLicia T oote
YOUR PEST PROBLEM OUR SPECIALTY - TERMITE SPECIALISTS
TOWN OF DRYDEN • DRYDEN, NEW YORK
65 EAST MAIN STREET, DRYDEN, NEW YORK 13053
607 - 844 -8619
OFFICE OF THE SUPERVISOR
Joseph Jay
141 Southworth Road
Dryden, NY 13 053
Dear Jae:
In the Heart of the Finger Lakes
February 12,
1992
At the Town Board meeting last night you were appointed to
the Dryden Zoning Board of Appeals. Your term will expire
December 31, 1994. You will be notified of upcoming meetings.
We appreciate your interest in the Town of Dryden.
R'
cc: Francis DiTommaso, Chairman
Henry Slater
,,,.J"ean Ryan
Sincerely,
Charles
Hatfield
Deputy
Supervisor
TOWN OF DRYDEN • DRYDEN, NEW YORK
65 EAST MAIN STREET, DRYDEN, NEW YORK 13053
607 - 844 -8619
OFFICE OF THE SUPERVISOR
Ca r" 1 F= r; 1-1 t e
,.. 9 Sf"l llt h Street
1.'Wyder!, NY l3o5.:,
FR e: LEiA deci.si-in
Dear Car' 1
In the Heart of the Finger Lakes
Thar-!F:.
ri:
=aver
yi-Du
fClt^
ycII_lr
wa=, [:`. t'r
a. r! .
r�''
E _l
[: -If Fe?hrrt.tar
ir! FRB
V f?
arid
I"BI
zrlriPs
was
f ? [? ! -�
it-,
May Of
19
dwel l
ir-igs
-� rl
ir-! thcise
Bciar-d
I: r'ii_r�rl
a.r,
thrla
re <_;ideriti.rtl
Zciriesg
at.
Iii..tr
iroiria.t.
that
va.riarl
i.ctr
i
areas.
cl r d e� r'
rye.
ithirt
e
The
s t a t:!
which
pr %irne
]. i. s h
the
test
that
site
m !_t
ir,
ri �:_ r!e
ir,
l t i p l
applyinc
I _! f
r1�_test;
e.
t
[:I w e? 1.
I
t t [? :..A l..l.
iori
1. i. ri q at
'r
c vj c? d 1_t
i•_ lcicat
y C]
` -'
s [? t:.>
ed
�der=_tarl[li.rlr3
that
sir!gle
that,
although
FRB &
viclu.l[l
TclWri
far!li 1_y
RFJl
Frave
carl5i. dert
yc,!_tr
cI�=ats tiv
-t^:?
iat.
the
per�nli.tted
,_t se ?sl
si..tch
as a
si t"irlle
- r^
pvtac't
lca.l
clt' reE153clr1able
for-
the
F="etaruary 131, 199.
y `:!, 199 '. Tt�e all -awed !tse
88 to disallow ariy multiple
ce Wc11_1 1. d t:re rlecessary i r!
i ..1 r" r ]. i e , W I "1 ]. t:. t7 1. �i L r'I < =1 B
var'•iar!ce is, tt -te app 1. i.carit
perr!1i.tted withiri the zOr!t
are pract i. ca.l . :F. t i. s my
they did ric.-It show
t; vic, family hcirile vjer'c? r![;it
Jr, .answer trl tjhl c..ha.r,r__ted the all wed fctr' FRB & RN1 7_clrdr!c:i Di. tri_cts,
it 4'J a. =; d•::r,e !::,y �;hc� Dr'yrlt { =1'1 I r -iwr, I ?carrl irl the fr:irn1 cif a pr'_iper'ly
acaverti.zed and rcr!d!_tr -ted p!_tta.lic hearing.
T-
ri:
=aver
why'
it
wa=, [:`. t'r
a. r! .
r�''
E _l
, :I
s
V f?
c c� ri S
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f
(:? ca
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.
p
1. e
w h -�
w e r' e
-� rl
t h e
Bciar-d
I: r'ii_r�rl
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thrla
re <_;ideriti.rtl
adversee
r_ll.
at.
Iii..tr
iroiria.t.
that
effect
i.ctr
i
areas.
time
ciri
arld
felt that.
clr-i pr!ctper^ty
cif r!1!_tlt
(lpparer!t.ly
find
iples
the
that
value
withiri
prererice
the
many
people
arid
pr^edor,liri4F.atc?ly
Ftcard
recl!_tl:
f
agr
ml_t1.L"iF?l.e
?rted
_ =t=d.
l.i.virtg
that
sir!gle
withi.r-!
cawel.lir!gs
thc?
FRB &
viclu.l[l
TclWri
far!li 1_y
RFJl
Frave
carl5i. dert
IM' y tr'�_tIy y�,�tr�s9
-Jf
Charles Flat fIeld
Deputy Sup -lervisor
rr-: T -wry 1card
IIr•?rwy �'Ila.tet%
✓J ars Ryan, Flec. SPc.
i`_vrlirig l::tc,ar[i 14-if Appeals
TOWN OF DRYDEN PLANNING BOARD
FEBRUARY 20, 1992
• MEMBERS PRESENT: Chairwoman Barbara Caldwell, Robert
Fletcher, Claudia Brenner, Joseph Lalley,
Mitchell Lavine, John Davis and Michael
Kelleher.
ALSO PRESENT BUT 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
the
by
minutes
copy
Chair.
with
Barbara Caldwell.,
dated November 21,
a second from John
Davis.
study
Motion
Subdivisions
carried.
is
has
having a
• meeting
background
and
Joseph Lalley moved to approve the minutes dated December
19, 1991 as submitted with a second from Claudia Brenner.
Motion carried.
Barbara Caldwell noted:
(1) The Sparrow Crest maps have been signed and a copy will
be coming to Henry Slater.
(2)
The
A
The
districting
Tompkins
doing
County
has
just
Health
study
Department
Subdivisions
rapprochement
is
has
having a
• meeting
background
and
there
to
tonight
contact
reviewing
meeting
their
available.
agriculture
septic
use
requirements.
open
space.
Mitchell
(3)
The
A
County
districting
is
doing
Town
has
just
a
study
on
Subdivisions
rapprochement
and'Parbara
has
some
eight
background
and
there
to
information
contact
be a
meeting
&G.
available.
agriculture
use
(4)
The
A
agriculture
districting
been received from
review
Town
has
just
regarding
concluded
Subdivisions
which
and
is
done every
eight
years,
and
there
to
will
contact
be a
meeting
&G.
on
agriculture
use
and
open
space.
Mitchell
Lavine
will
try
to
attend
on Saturday
March
7, 1992
at
Warren
Hall,
Cornell
University.
(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
DRYDEN TOWN PLANNING BOARD 2/20/92
(PEORCB SCIII.FCII'r
SIIRVEYOPS 94 r•MANrrRS
129 NOR II Sr.
V.O. BOX 1106
DRYIIFN, N.Y. 1:1050
I'FITHIONF.: rA7A44 AA17
607844 A208
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: 607141 4 9609
January 7, 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 "1►I
fee" by the State of New York. If that is tt►e case then the
proposed flag lot, as shown, would not have t11e legally required
minimum frontage of 125 feet.
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
adjacent property.
proposed should be
driveway has been cut.
The location of al.l
shown On the survey.
in, apparently on the
driveways existing and
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,
l
Genrg Schler_ht, P,E.,L.
'I'nwn Engineer
PG. 2
DRYDEN TOWN PLANNING BOARD 2/20/92
Richard Burke submitted a new map
driveways to be constructed at the
constructed one which is referred
- _ __;F- -
PG. 3
and permit for two
same time. He only
to in the l e t t e r, *4#m**
Concerning the steepness of the bank...The
Transportation sees no problem at all that
back and the Telephone lines have already
forty inches to seven feet underground, so
problem with lines or erosion.
Department of
it can be cut
been lowered from
there is no
Applicant
DAVIS
to
TO ELIMINATE THE TRIANGLE FROM THE
check
the
frontage
of the flag lot if his
surveyor
/engineer
it
again, and it was designed for
did
Town
the design
of the triangle from the
center
of
the
road
or
the
has
lot
boundary.
JOHN
DAVIS
MOVED
TO ELIMINATE THE TRIANGLE FROM THE
FLAG
LOT
SUBDIVISION.
wish
to
survey
it
again, and it was designed for
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.
(easement) he
has
from the
THE MOTION AND SECOND WITHDRAWN
Mr. Burke stated his property line does not run to the
center of the road.
Addressing other concerns Mr. Burke noted he has a D.O.T.
permit for the diveways. The hedgerow runs through the
middle of his property armt the concern for enough remaining
land on his property to build a roads The remaining land is
enough with the 20 foot right -of -way and 60 feet on his
land. The hedgerow is in the middle of the property and
therefore is not shown on the map, there is 7.22 acres in
the back part which will not be built on any time soon.
Mr.
Burke
stated
there are
no driveways
cut on
his
property
The
driveway
is
the right -of
-way
(easement) he
has
from the
Salarno
properties.
He also
has
a right -of -way
(easement)
from
the
Caswell
Road to the
back
property.
DRYDEN TOWN PLANNING BOARD 2/20/92 PG. 4
After discussion the Board determined that the following were
needed in order to proceed:
(1) A map that
clearly
shows
access
to both
proposed
parcels.
(the
whole
of way from
property
and right:
-of- way(s) from
the Salarno
properties)
property line
is 25 feet
from
to require
(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
the
of way from
the Center of
the
Road and therefore
an
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 ask
Section 281 for a fr
time asked "did the
mortgage purpose or
had given a special
wrote it on the subd
that's on the map to
reference of it in m
and looked at it".
ed Henry Slater "If we make an exception of
ontage requirement and if you were at some
property meet zoning requirements" for a
something like that, what would you do if we
exception ". ANSWER "Pray like the devil you
ivision map as one of the important items
be recorded with that and then have
y subdivision map rack when I took it out
J.
Lalley
Claudia
stated
voiced
he
was
concerned that this subdivision not be
the
one
a
for
such
an
exception.
it
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
E
DRYDEN TOWN PLANNING BOARD 2/20/92 pG. 5
discussion on motion continue
Joseph Lalley thought it was not unreasonable to require another
meeting as the procedure would have to be done anyway and due to
the discussion the Board has had, would like another meeting.
Mitchell Lavine noted there are issues which need to be resolved
such as the location of the hedgerow, drainage from the back
land. Mr. Burke noted the Health Department stated there is
sufficient land for a sand filter and would get a letter from
them. Mr. Lavine also noted concern of the amount of usable
land in the back lot which is suitable for building.
VOTE YES (2) JOHN DAVIS AND MICHAEL KELLEHER
NO (4) JOSEPH LALLEY, MITCHELL LAVINE, ROBERT FLETCHER
AND CLAUDIA BRENNER.
MOTION DENIED
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 ( 6 ) J. DAVIS, J. LALLEY, M. LAVINE,
R. FLETCHER, C. BRENNER AND M. KELLEHER.
MOTION CARRIED
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.
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 POARDIAPF'LICANT WILL NEED:
(1) Soil type description.
(2 ) Topographical map.
(3) Long form EAF
(4) Health Department approval /comments.
(5) Applicant
needs to
right
consult
had
a
NYSE &G. (lines cannot be
placed in
Town's
60
foot
12,
right
-of -way
CONCLUDED AT 10:00 PM
SKETCH CONFERENCE - PREWESTER CHASE
3 LOT SUBDIVISION AT 252 ETNA ROAD
PROPOSAL OF: three (3) building sites to be sold as is.
Mr.
Chase
right
-of
had
a
sketch
remaining
conference
of road
April
12,
intent
1990
and
is here
for
a sketch
be to "B"
that right
-of -way driveway
conference
for
access
due
to time
/age
of
and on
application.
which contain
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 foot
right
-of
-way
to
the
remaining
land is there
of road
for
the
intent
of
Mr.
Chase
part of it
using
be to "B"
that right
-of -way driveway
-way for drive).
for
access
to his
wants
remaining
and on
lands
which contain
a pond.
It
also
provides
the
driveway
for
lot "C ".
Mr. Chase
intends
to
maintain
a
easement
over
the
right -of
-way including
the
driveway.
The
layout
is
for
a
shared driveway
for
all
parcels.
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).
to Mr. Chase
wants
only one road
and on
the East side of
the
property.
I
DRYDEN TOWN PLANNING BOARD 2/20/92 PG. 7
B. Chase Continued:
M. Lavine
next
had
concerns
about
a shared
drive.
As long as
parcel
"B"
has
access,
if needed,
off
Etna
that and
Road and Mr.
Chase
has
access
through
his
property
or
by
an easement with
"C ".
However
"C" has
to own
some of the
be
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:
(1) 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. (a part of Nagel
Farm)
Chairwoman Barbara Caldw
letter of February 17, 1
Livermore Road involves
relatively minor nature.
requested by your Board.
his application,
ell reading
992 - #4. T
no new publi
Therefore,
I see A n
from Be
he Clar
C faci 1
unless
eed to
orge Schlec
k subdivisi
ities and i
specifical
further rev
ht s
on on
s of a
ly
iew
DRYDEN TOWN PLANNING BOARD 2/20/92
pG. 8
Brush
area
back
250
feet which would
Board
not
be used.
From the
air they
•
final
look like
long lots but
from
the
road they
don't.
No extra
material
will
be needed
from
the
Clarks,
everything
has been
and
submitted.
voted.
CONCLUDED 10:40 PM
------------------------------------------
PEREGRINE HOLLOW SUBDIVISION
SCOPING LIST
The
Planning
Board
constructed
the
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
Be CALDWELL.
ABSTAINED (1) M. KELLEHER
COPY OF APPROVED SCOPE FOR PEREGRINE HOLLOW SUBDIVISION ATTACHED
TO MINUTES.
MEETING CONCLUDED AT 11:10 PM
The Scope for the Peregrine I Iollow
Draft Environmental Impact Statement
As detemrined by the Planning Board,
Interested Parties, and Developer
I. Cover Sheet
A. Draft EIS
B. Narne
C. Location
D. Lead Agency Narne, Address, and Number
E. Preparer Name, Address, and Number
G. Deadline for comments
I I. 'fable of Contents and summary
'fable of Contents
Brief Summary
A. Description
13. Significant, beneficial, and adverse impacts (° °
,�I®tll'wu1�- how the project impacts the environment, community,
transportation, services, etc.)
C. Mitigation measures proposed
D. Alternatives
E. Matters to be decided
lll. Description of the Proposed Project
A. 2. Public Need - Discussion of Market Over Time (reference Tompkins County Planning
Department I lousing Plan and Demographics). Discussion of value of individually owned
units.
A. 3. Discussion of project relation to accornplishing '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 spac . if project ends
after Phase 1
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
AM
Lo
Rer.rrled paper
1. b. Amount of land to be cleared -, ft I a - d ?
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,TRA1L -S ��r►c� Ttlt:Tic_
1, e. Discuss impact of project on community formxor example, does
the layout foster interaction in the neighborhood ?)
D. Construction anc perattotr? r' `` Y�
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. ground water- Staternent 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
31 irnprovementsas 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
• Iluman Resources
A. Transportation
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
e. discuss how project location will cause less traffic on roads in the Town
of Dryden fora 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 fine 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 1111111 at that intersection
je 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 autornobile /transit users ( "flow 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 I leights 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
I till 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
C.
1i7
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
Community Service
List of existing facilities and a discussion of existing levels of usage and
projected future needs.
1. educational facilities
31 (emergency services; police, medical, fire)
6. recreational facilities /open space
8. public water supply
10. sewage treatment facilities
11. mail delivery ( * 'A51 - s
12. garbage
13. recycling
14. snow removal
15. schools
16. facilities /services for senior citizens
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.
((lescription 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
Vil. Adverse Environmental effects that cannot be avoided if the project is implemented
Vill. 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 minitnize 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.
cy>
a. discuss lower cluster costs of housing, infrastructure, and maintenance
1X. Irreversible and irretrievable commitment of resources
XL Effects on the use and conservation of energy resources
D. Energy conservation measures
I. 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)
XI. Effects on the Use and Conservation of
Energy Resource§ (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 StIORT- 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
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
I c.) location of facility to minimize
travel distance
r 1