HomeMy WebLinkAbout1992 Open Space Report & IndexPREPARED BY
THE TOWN OF ITHACA CONSERVATION ADVISORY COUNCIL
(CAC)
Current and Former Members of the CAC
Celia Bowers
Candace E.Cornell
Richard J.Couture
Richard Fischer
Eva Hoffmann
laura marks
John G.Whitcomb
Phillip Zarriello
Christiann Dean
Dooley Kiefer
Ruth Mahr
The Conservation Advisory Council is a group of Town residents who have
volunteered thousands of hours of their time in the preparation of the
Open Space Report to help maintain the Town of Ithaca’s cultural,
historical,and environmental heritage as we approach the 21st Century.
The CAC would like to express its deep appreciation to all the members of
the Town of Ithaca Planning Department for their advice and assistance.
We would also like to thank various other professionals,interested
members of the public,and many volunteers,who gave their constructive
opinions,expertise,and experience in the development of this report.
TABLE OF CONTENTS
UST OF TABLES AND MAPS ii
FOREWORD TO THE flHACA TOWN BOARD I I I
PREFACE:A MESSAGE FOR THE COMMUNWY’V I
I.THETOWN OF ITHACAOPEN SPACE INDEX 1
A DEFINING AN OPEN SPACE INVENTORY AND INDEX 1
B.PURPOSE OF THE TOWN OF ITHACA OPEN SPACE 1
INVENTORY AND INDEX
C.THE NEED FOR THE OPEN SPACE INVENTORY AND INDEX 2
D.USESOFTHEINVENTORYAND INDEX 7
II.DEVELOPMENT OF THE INVENTORY AND INDEX 9
A DEFINING THE TASKS 9
B.CONSTRUCTING THE INVENTORY SPREADSHEET 9
C.DESIGNING THE OPEN SPACE INDEX 1 0
D.EXAMPLES OF USES OF THE OPEN SPACE INDEX 1 3ERESULTSOFTHEINVENTORYANDINDEX14
F.SUMMARY 1 4
III.FUTURE DIRECTIONS 1 6
IV.METHODS OF GROWTH MANAGEMENT AND OPEN SPACE PROTECTION 1 8
A BASICPLANNING 18
B.SPECIFIC GROWTH MANAGEMENT TECHNIQUES 1 9
C.ACQUISITION 26
D.EASEMENTS AND AGREEMENTS 28
E EXISTING STATE AND FEDERAL REGULATIONS RELEVANT TO
TOMPKINS COUNTY RESIDENTS 32
F.LOW IMPACT MITIGATION MEASURES 34
APPENDIX A.ENABLING LEGISLATION 35APPENDIXB.OPEN SPACE INVENTORY SPREADSHEET 39APPENDIXC.OPENSPACEINDEXTALLY 48APPENDIXD.THE ECONOMIC BENEFITS OF LAND CONSERVATION 53APPENDIXE.DEFINITIONS 57
APPENDIX F.DEVELOPMENT PRESSURES 66
LIST OF TABLES AND MAPS
Table 1 Feature Categories Identified in the Open
Space Inventory 1 2
Map 1 Town of Ithaca Map 6 7
Map 2 Agricultural Districts and Important Soils 6 8
Map 3 Slope Classification 6 9
Map 4 Water Resources 70
Map 5 Land Resources 71
Map 6 Erodible Soils 72
Map 7 Land Use 1990 73
December 1,1992
FOREWORD TO THE ITHACA TOWN BOARD
The Ithaca Town Board established a Conservation Advisory Council (CAC)
in February 1990.The Town Board outlined the primary initial task of the
CAC to be as follows:“Conduct and maintain an inventory of the natural
resources within the Town of Ithaca and maintain an up to date index of all
open spaces as defined in Section 239-y of the General Municipal law,in
public or private ownership within the municipality,including but not
limited to natural landmarks;glacial and other geomorphic or
physiographic features,streams and their flood plains,swamps,
marshlands,and other wetlands;unique biotic communities;scenic and
other areas of natural or ecological value.Such index shall include
ownership,present and future uses of such open areas,so as to provide a
base of information for recommendations by the council for their
preservation and/or use.”
New York State General Municipal Law (Article 12-F,Section 239-x-y,Ap
pendix A)states that one of the primary duties of a CAC is to develop a
Conservation Open Areas Inventory and Map to be adopted by the Town
Board as an Open Space Index.Although the State requires that CACs
develop these documents,little guidance is provided.With direction from
their Town Boards,each CAC is therefore responsible for the development
of an Open Space Index appropriate for its municipality and subsequent
presentation to the local legislative body for adoption.
After consultations with the Town Board and Town Attorney,the Town of
Ithaca CAC defined open areas (open space),set forth the rationale for
conservation,and established guidelines for the Town staff and the Open
Space Committee (OSC)to follow in this project.
To develop the Open Space Inventory,the CAC obtained and incorporated
substantial data from aerial photographs,field checks,and existing land
use maps into the Open Space Inventory.These include natural features,
existing parks and recreational facilities,streams and their associated
corridors,wildlife habitats,and agricultural lands.Additional
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information on biological corridors,development buffer zones,cultural and
historic sites,important scenic views,and park expansions will be added
when available.
For the Town of Ithaca,the CAC defined an Open Space Inventory as a
description of all open areas in the Town,based on significant ecological,
cultural,and historical features.The open areas inventoried by the CAC
include all undeveloped land characterized by a relative absence of
structures.Some are areas of natural scenic beauty such as meadows and
woods while others are associated with human land use including farms,
cemeteries,playgrounds,golf courses,and parks.Although the open areas
associated with human activities technically constitute developed space,
they do retain a sense of openness for the community.
The 1992 Open Space Report emphasizes the importance of protecting or
preserving significant ecological,cultural or historical features,rather
than entire parcels of land.The spreadsheets (pages 39-47)and the seven
maps at the end of the report depict these important features,as well as
open areas set aside from subdivision plats,publicly owned open areas,
and any open areas known to be preserved by private individuals or
organizations.
The Open Space Index (Appendix C)tallies the environmentally important
features listed in Table 1.A high number of features tallied in the Open
Space Index does not mean that the entire acreage of the numbered area
needs to be protected.Therefore,no ranking of specific properties or
parcels of land is implied.Rather,areas containing sensitive ecological
features will require careful scrutiny during the Town of Ithaca
Environmental Review process for development approval.It is essential
that these important environmental features be protected for the integrity
of the ecosystem and for the benefit of our citizens and generations to
follow.The Open Space Inventory,Index,and associated maps will become
the official Town of Ithaca Open Space Index after acceptance and approval
by the Town of Ithaca Town Board.
The CAC expects this Report and Index will assist the Town’s
comprehensive planning efforts by supplying environmental,cultural,and
historical information.A future project of the CAC should be the
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development of an Environmental Atlas.This document would contain
detailed maps,giving exact locations and sizes of the sensitive ecological,
historical,scenic,and cultural sites identified in the Open Space Report
and Index.This Atlas would provide more detailed information to the Town
of Ithaca as it continues to incorporate open space considerations into its
planning decisions.1
The CAC urges prompt adoption of a resolution approving the Open Space
Report,Inventory,Map,and Index in order for the Open Space Index to
become of immediate help in the planning process of the Town of Ithaca.
The CAC also requests designation as the Conservation Board of the Town
of Ithaca by local law as soon as possible.
TOWN OF ITHACA CONSERVATION ADVISORY COUNCIL
John .Whitcomb,Chair
1 Steve Murphy.1982.The Atlas User’s Manual.Monroe County
Environmental Management Council.
V
PREFACE
A MESSAGE FOR THE COMMUNITY
The Open Space Inventory Spreadsheet (Appendix B)and the Index
(Appendix C)contained within this report identify the important
ecological,cultural,and historical resources that give the Town of Ithaca
the special character enjoyed by all its residents.The continued presence
of many of these valuable resources is a tribute to the stewardship of the
landowners of the Town.The CAC and the Town Board wish to recognize
the contribution these landowners have made to preserve the present rural
character of the Town.The Open Space Report will serve to compliment
the efforts of these landowners.
This report will help Town officials and planners manage growth and
development in an ecologically and socially responsible manner.2,3 In both
the Inventory Spreadsheet and the Index,the CAC is not recommending
preserving the entire area on which sensitive ecological,cultural,or
historical resources occur,but only the specific portions containing the
sensitive features.4 For example,if a 100 acre area identified in this
report has an important historical site,major scenic fragile and scenic
gorges,and streams leading to the City’s watershed,the CAC is advising
that any development occurring there avoid disturbing these sensitive
features.By doing this,we will enable passing the legacy of the land on
to future generations.
2 Michael A.Mantell,Stephen F.Harper,and Luther Propst.Creating
Successful Communities:A Guidebook to Growth and Management
Strategies.1990.Island Press,Washington,D.C.
3 Michael A.Mantell,Stephen F.Harper,and Luther Propst.A
Resource Guide for Creating Successful Communities.1990.Island Press,
Washington,D.C.
4 Frederic 0.Sargent,P.Lusk,J.A.Rivera,and M.Varela.1991.
Rural Environmental Planning for Sustainable Communities.Island Press,
Washington,D.C.
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The various uses of this report that are expected for residents of the Town
are outlined below.
TO ASSIST IN THE DECISION MAKING PROCESSES OF:
•Planning Staff
•Town Board,Planning Board and Zoning Board of Appeals
•Comprehensive Planning Committee
•Environmental Review Committee of the CAC
•Applicants of building and site plans in completing and reviewing
proposals
•Greenbelt planning
•Voluntary land use protection
•Regulatory land use
•Possible land acquisitions
•Tourism Development
This document is intended to assist in planning for the betterment of the
entire community and its natural environment.The CAC respects the right
of private property as a basic right guaranteed by the United State
Constitution.However,the social obligation of property rights implicit in
Constitution also gives the community a right to preserve its quality of
life and environment and to protect the welfare of its citizens.The Town
has a well-founded objective to preserve sensitive areas possessing
ecological,historical,and cultural significance.5 Development of valuable
5 “It is a fundamental axiom of American constitutionalism that
government exists to serve the public good.It is empowered to enact
laws only in the public interest.Property rights are the creations of
laws,and the law of property must,like all other law,serve a public
purpose.”Professor John A.Humbach,“Law and a New land Ethic,”
Minnesota Law Review,Vol.74,No.2,December 1989.The social
obligation of property rights is implicit in the United States Constitution
and has therefore been left for interpretation by the courts.Justice
Holmes stated in Hudson County Water Co.v.McCarter,209 U.S.349
(1908):“It is sometimes difficult to fix boundary stones between the
private right of property and the police power but it is recognized that
the State....has standing in the courts to protect the atmosphere,the
water and the forests within its territory,irrespective of the assent or
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environmental features such as wetlands and stream corridors are
currently regulated by Federal,State,and local laws and ordinances.The
CAC recognizes the importance of the stewardship of the landowners and
it is the intent of this Town to cooperate with these landowners and
provide them with incentives to maintain the open space whenever
practical.This report will also benefit landowners by identifying the
approximate locations of such features so that future development can be
planned and designed to avoid or mitigate impacts that would compromise
the environmental or aesthetic quality of the Town.
dissent of the private owners of the land most immediately concerned.”Id.
at 355.“All property in this country is held under the implied obligation
that the owner’s use of it shall not be injurious to the community.”
Mugler v.Kansas 123 U.S.623,665 (1887)(citing Beer Co.v.
Massachusetts,97 U.S.25,32 1877).
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CHAPTER I
THE TOWN OF ITHACA OPEN SPACE INDEX
A.DEFINING AN OPEN SPACE INVENTORY AND INDEX
In a business,an inventory is a tally and listing of a company’s assets and
their relative value.Merchants perform these inventories on a regular
basis to monitor the state of the company’s resources.The Town of Ithaca
also needs to identify its assets in terms of natural resources,and sites
of cultural and historical significance.The Open Space Inventory simply
lists all of the valuable resources while the Open Space Index tallies the
environmentally sensitive features found in the Town.
B.PURPOSE OF THE TOWN OF ITHACA OPEN SPACE INVENTORY AND
INDEX
The purpose of the Open Space Inventory and Index is to identify the
valuable natural,historical,and cultural characteristics present within
the community.The Open Space Inventory was created in response to the
growing concern to maintain environmental quality.It will serve to
inform the various governing boards,planning staff,and landowners of
these valuable features in order to avoid or mitigate adverse
developmental impacts.In order to do this,the CAC needs a baseline
inventory of the environmental features in the Town.Specifically,the
CAC supports the following open space planning objectives of the Town:1
•Protection of natural resources,open space,environmentally,
historically,and culturally sensitive areas,and Unique Natural Areas2
for present and future generations.
•Channel development toward areas within the Town that are least
likely to be harmed by such development.
1 Draft Town of Ithaca Comprehensive Plan,Chapter 3.May 11,
1992,Comprehensive Planning Committee,Ithaca,New York.
2 Unique Natural Areas of Tompkins County.The Tompkins County
Environmental Management Council,1990 Inventory.Tompkins County,
New York.
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•Protection of water and air quality by minimizing impacts from
erosion,sedimentation,and drainage through protection of stream
corridors,designated 100-year floodplains,wetlands,steep slopes,
woodlots,and Cayuga Lake and its shore.
•Save taxpayers and developers unnecessary development costs by
steering development away from environmentally unstable areas with
potential for flooding,silting,or erosion.
The immediate emphasis of this Open Space Index is on the protection of
environmentaly sensitive features.This does not suggest,however,that
the CAC is diminishing the importance of protecting parks and
recreational facilities,scenic panoramic views,buffer zones,or sites of
historic and cultural significance.These other elements should receive
greater attention in an extended Environmental Atlas,to be completed at a
future date.Another area in need of further research is the protection of
the water quality of Cayuga Lake.The lake is integral to the welfare of
the local ecosystem and is a major water supply for the Town.Because of
the scenic beauty of the Finger Lakes region and the many recreational
opportunities Cayuga Lake and its environs provide,the lake is a major
source of tourism revenues.The scope of this report is limited to
activities affecting the water quality of the tributaries of Cayuga Lake in
the Town.
C.THE NEED FOR THE OPEN SPACE INVENTORY AND INDEX
An open space inventory and index is a useful tool to foster wise and
environmentally responsible land use decisions.The task of balancing the
material and development requirements of a community with the need to
conserve natural and cultural resources is extremely complex.At the
present rate of growth (approximately one percent of the Town’s
population per year),a very small portion of the existing open space in the
Town will be needed for development in the next twenty years.The
challenge is to encourage development toward areas where it is
appropriate and to promote the preservation of the environmentally,
historically,or culturally important areas that give Ithaca its special
character.These are the very amenities that attract new residents,
businesses,and tourism to the Town.
2
One of the duties of the CAC is to assist the Town of Ithaca in making
environmentally sound land use decisions.The CAC expects that some of
the uses of the Open Space Report and Index may be to:
•Support the comprehensive planning process,including policy
formation and planning preparation,relating to the environment,
natural resources,agricultural land use,parks,and recreational areas.
•Assist all applicants and reviewers of development proposals in
environmentally sound planning.
•Aid the Town in developing land use regulations.
•Guide the Town in the designation of green belts and biological
corridors to prevent habitat fragmentation and protect biological
diversity.3
During these financially challenging times,it may be difficult for some to
justify focusing on protecting the environment.However,it is paramount
that we recognize the human role in the stability of the environment.4 For
a healthy environment,there must be a diverse ecosystem that can survive
sudden natural and human-related changes.5 All species of plants and
animals contribute in some fashion to the integrity of the local
ecosystem.Open spaces that include many types of connected habitats are
essential to maintain the genetic mixing and integrity of native species.
It is the very essence of this genetic integrity and its inherent variability
that sustains local species and their ecosystems during times of sudden
climatic and other environmental changes.Open spaces provide the vital
exchange of genetic material via habitat connection.Without genetic
3 Fred P.Bosselman.March 1992 Planning to Prevent Species
Endangerment.AICP,Land Use Law,pp.3-8.
4 Lester R.Brown ed.State of the World 1992.World Watch
Institute,W.W.Norton Press &Co.,New York,1992.
5 Edward 0.Wilson.1988.Biodiversity.National Academy Press,
Washington,D.S.
3
variability enabling the local species to survive sudden change,stressed
local ecosystems collapse.6,7
Too often,human interests supersede and destroy the delicate balance that
maintains healthy ecosystems.For every species lost or important
habitat destroyed,the resiliency of the ecosystem is reduced.In this
technological age,we must acknowledge that all of our actions have
consequences for the environment.Unfortunately,many of these
consequences may be devastating for all living things in the long run.
Recognizing the importance of species diversity and the essential role
that maintaining open space has in the survival of the ecosystem will help
insure the opportunity for our children to have a healthy environment in
which to live.8,9
Therefore,the preservation of open space is directly linked to a basic
tenant of the Town’s land use regulations --“For the purpose of promoting
the health,safety,morals or the general welfare of the community.”°
However,the value of preserving open areas goes beyond promoting air and
water purity,preserving scenic views,encouraging agricultural
production,providing for the recreational needs of residents,or
6 Arne Naess.1984.The Paradox of Environmentalism.Deep Ecology
and Lifestyle.Downview,Ontario,York University.
7 Paul Ehrlich and A.Ehrlich.1981.A Extinction:The Cause and
Consequences of the Disappearance of Species.Random House,NY.
8 Michael Soule and B.A.Wilcox (eds.).1980.Conservation Biology:
An Evolutionary-Ecological Perspective.Sinauer Associates,Inc.,
Sunderland,MA.
9 Edward C.Wolf.1978.On the Brink of Extinction:Conserving the
Diversity of Life.World Watch Paper 78,World Watch Institute.
10 Zoning Ordinance of the Town of Ithaca,New York,revised
February 2,1992.The right to regulate land use for the “public good.”by
municipalities is also implied and upheld by the U.S.Constitution
(Amendment V).
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maintaining the unique natural characteristics of the Town of Ithaca.
Open space is essential for the continuation of healthy environments and
ecosystems.11 In 1990,the Town Board conducted a study to provide data
for the establishment of policies that reflect the wishes of its citizens.
The response to the “Residents Survey”12 strongly supports protection of
natural areas and concern for the environment.Nine out of ten
respondents agreed or strongly agreed with the statement,“Town land use
and growth management policies should protect environmentally sensitive
areas.13”
Everyone pays a price for protecting the environment.Residents spend
extra time sorting trash and recycling.Auto buyers pay extra for emission
controls.Municipalities and developers must conduct botanical and
zoological surveys,wetland delineations,detailed drainage calculations,
and other environmental reviews.Businesses and consumers pay for
compliance to environmental regulations.However,protection of
environmentally sensitive areas can save taxpayers and developers
unnecessary expenses.Construction and maintenance of public utilities
and roads in environmentally fragile locations is very expensive.By
directing development to more environmentally suitable sites,the Town
can reduce the cost of public utilities and infrastructure.Taxpayers often
are left liable for the future costs of “fixing”the mistakes of building on
erodible soils,poorly drainage land,providing inadequate traffic designs,
or the high costs of inappropriate water and sewer extensions.The Open
Space Inventory and Index will be valuable tools to reduce these types of
problems by serving as a guide for wise land use decisions.
Open space protection also makes economic sense (see Appendix D).
Numerous studies support the premise that undeveloped land has a definite
11 Eugene P.Odum.Ecology and Our Endangered Life-Support
Systems.1989.Sinauer Associates,Inc.,MA.
12 Town of Ithaca Residents Survey,sponsored by the Town Board’s
Comprehensive Planning Committee,October 15,1990,Question 8.
13 Question 8 from the Residents Survey yielded a highly significant
positive response.Robert G.Steel and J.H.Torrie.1960 .Principles and
Procedures of Statistics.McGraw-Hill Book Company,Inc.NY.
5
economic benefit to a community.These studies discredit the belief that
only “developed”land makes a positive contribution to the tax base.
Studies indicate and suggest the opposite.Conserving open land and
carefully choosing those areas that should be developed is essential to the
economic health of a community.For example,the annual public cost of
maintaining open land in Boulder,Colorado,was $328/acre while the
public cost of maintaining developed land was seven times as much at
$2524 per acre.14 The same study found that residential development in
Dutchess County,New York,required $1 .36 in services for every dollar
contributed in property taxes whereas open land required only $0.48.15 In
neighboring Schuyler County,a similar 1992 study indicated that
supporting residential development costs the towns of Reading and
Montour $1.50 to $1.80 for each dollar of revenue generated.Conversely,
open land cost the municipalities only $0.28-$0.32 per $1.00 of revenue.16
Construction and maintenance of public utilities and roads in
environmentally sensitive locations further exacerbates the cost benefit
14 Holly L.Thomas.February 1991.The Economic Benefits of Land
Conservation.Dutchess County Planning Department,Poughkeepsie,NY.
15 Bucknall,Christopher P.,The Real Cost of Development.1989.
Scenic Hudson,Inc.The report compares the service costs of residential,
commercial,and open space in three towns in Dutchess County.In the
Town of Red Hook,servicing residential development costs $1 .11 for every
dollar generated by development in tax revenues while servicing open
space costs $0.22 per tax dollar.In Fishkill,the ratio is $1.23 in
residential services per tax dollar revenues compared to $0.74 per tax
dollar revenue open space acreage.In the Town of Amenia,servicing
residential development costs $1.23 for every dollar generated by
development in tax revenues while servicing open space costs $0.17 per
tax dollar.Communities searching for ways to reduce tax burdens often
overlook the economic burden of continued residential growth and view it
only as a contributor.The positive fiscal impact of open space is often
disregarded in balancing municipality budgets.
16 Schuyler County League of Woman Voters.Fiscal Impact of
Residential,Commercial and Agricultural Land Use in the Towns of
Reading and Montour.1992.{Schuyler County,New York.)
6
ratio of the taxes paid by a community versus those contributed by new
development.By encouraging development to occur in more
environmentally suitable sites,a municipality reduces the cost of public
utilities and infrastructure.Combined with savings to taxpayers and
developers,the entire community can benefit from open space
preservation.
Land protection does not preclude development of affordable housing.
Through the transferal of development densities from sensitive areas to
more buildable areas,affordable housing becomes more economically
feasible.Incentive zoning allows building at a higher density in some
areas while preserving open space and allowing for more affordable
housing.Some municipalities require that a certain percentage of units in
a residential development be dedicated for affordable housing.’7,18,19
Further,reserving community open space in a development provides all the
residents with the benefits of open space,rather than limiting them to the
few who can afford to buy large lots.These types of land regulations also
spread the responsibility of creating affordable housing and open space to
all developers instead of just a few.
D.USES OF THE INVENTORY AND INDEX
Preparing an inventory of open space information is the first step in the
process of managing the existing resources of a community.The primary
use of this report is for those who are directly responsible for making
decisions that pertain to land use including the:
1.Landowners 5.Planning Staff
2.Developers 6.Comprehensive Planning Committee
3.Town Board 7.Environmental Review Committee (CAC)
4.Planning Board
17 Frank Benest.February,1991 Winning Public Support for Low
Income Housing.Planning Magazine.
18 Boulder Valley Comprehensive Plan.1989.Boulder,Colorado.
19 Neal Pierce.February 26,1991.Boulder:Where Growth and
Quality of Life Coexist.Ithaca Journal.
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Other possible uses for the information contained in the Open Space
Inventory and Index are:
•Greenbelt and Biological Corridor Planning and Development
•Landowners Using Voluntary Land Protection
•Regulatory Land Use Policies by the Town
•Possible Land Acquisitions by the Town
•Environmentally Sensitive20 Mitigation Measures for Adjacent Site
Disturbances
When future development is proposed on open space,the Planning Board or
Zoning Board of Appeals can refer to the Open Space Inventory for
additional information regarding environmentally,culturally,or
historically sensitive features that exist within the immediate area.In
most of the Town’s open space areas there is some amount of land that
could be built on without impairing the quality of the sensitive features in
question.The acreage of sensitive areas identified in the Inventory is
often relatively small when compared to the overall acreage of the open
space area.
Likewise,the Inventory can be used by developers and landowners to
assist in their preparation of building plans,site plans,and subdivision
plans.Landowners interested in voluntarily protecting their land by
donating it to a land trust or applying permanent deed restrictions would
also benefit from this information.
20 An “environmentally sensitive”feature or area is an accepted
term due to its predominance in the biological and legal literature,and its
frequent usage in court decisions.
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CHAPTER II
DEVELOPMENT OF THE INVENTORY AND INDEX
A.DEFINING THE TASKS
To fulfill the requirement of the Town Board to produce an Open Space
Inventory,Open Space Map,and proposed Open Space Index,the CAC defined
four specific tasks:
•Identification of all major open areas in the Town of Ithaca and
division into 175 sections for mapping purposes
•Identification of the highest valued environmental,cultural,and
historical resources in the Town for the Open Space Inventory
•Development of a method to tally the ecological features of
importance in the Open Space Index
•Production of an Open Space Map which will,together with the Open
Space Inventory and Index,become the official Open Space Index upon
approval by the Town Board
B.CONSTRUCTING THE INVENTORY SPREADSHEET
Listing and categorizing open areas for this Open Space Inventory was a
lengthy process and involved many hours of research by the Open Space
Committee (OSC).Since there are few guidelines from the State on
producing an Open Space Inventory and Index,many important procedural
decisions had to initially be made.These decisions included:defining
what constituted open space;researching the potential population,
development,and economic growth projections of the Town;deciding the
appropriate significant features to be included in the inventory (such as
the topology,ecology,hydrology,history,land uses,and culture patterns
of the Town);and studying the 1990 Residents Survey for guidance on the
citizens’needs and expectations of their community.
Several open space inventories and natural resource inventories from
other communities were studied to compare content and style.The OSC
tried to parallel,whenever appropriate,the proposed comprehensive
planning goals for the Town of Ithaca.The Open Space Inventory began by
producing a map of all open areas in the Town using available information
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from land-use maps,DEC wetland delineations,aerial photographs,and
studies of the Nature Conservancy’s Eldridge Wilderness,the Cornell
Natural Areas,the Tompkins County Unique Natural Areas,and publicly
owned land.This data was verified to the extent possible by field
inspections.
Developed locations were identified first and removed from consideration
as open space.These areas were then shaded in on the Town of Ithaca Map
(Map 1).The Open Space Committee then divided the remaining open land
in the Town into 175 open areas based primarily on physical
characteristics,land use,and road divisions.Tax parcels were
intentionally jj identified to remove bias based on ownership although
many area lines follow evident property lines.
Inventory information related to open space was tabulated using a
computerized spreadsheet program “Microsoft Excel”according to:public
or private ownership,acreage,vegetative cover,topography,land use,
aquatic and biotic features,cultural,historic,and recreational features,
special characteristics,zoning,development pressures (definitions in
Appendix E and F),and existing protections (Chapter Ill).The spreadsheet
describing these features forms the Open Space Inventory for the Town
(Appendix B).
•The present subdivision,development,or preservation status of the open
V spaces in the Town are demarcated in a special column on the spreadsheet.
The 25 publicly owned properties are clearly distinguished from private
land ownership in this column.The subdivision status ranges from
preliminary approval,phasing of subdivisions,no construction,building in
progress,and total completion.The utility of this column will be to
enable simple updating of spreadsheet information as the Town develops
and land is set-aside for preservation.
C.DESIGNING THE OPEN SPACE INDEX
At the present time,the Town has no need for a ranked open space
inventory based on weighted feature values because there are no
immediate plans for preservation through public acquisition.Therefore,
an alternate tally method was chosen that highlights those ecologically
vulnerable areas to fulfill the intent of the 1990 Town Board Resolution
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to create the CAC for the purposes of Article 12-F,Section 239-x-y,of
the State of New York General Municipal Law and to supply the various
planning staff and boards with a useful tool for readily identifying the
most ecologically fragile areas of the Town.The Open Space Index
(Appendix C)tallies the number of features of significant conservation
value for each open space (Table 1)assigning one point to each feature
type.The tally points range from zero to ten.For example,if an area had
three Class A streams,the tally would only reflect one point given for the
presence of Class A streams.An area with two wetlands,two Class B
streams,two steep slopes,and a pond would have a tally of 4 features,
reflecting the four feature types.The tally can also facilitate subdivision
proposals by supplying a checklist for the developer,planning staff,and
Planning board to expedite the process of submitted proposals.
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TABLE 1.FEATURE CATEGORIES IDENTIFIED IN THE OPEN
SPACE INVENTORY:ECOLOGICAL FEATURES
(Enumerated in the Open Space Index Tally -Appendix C and
illustrated on Maps 2-6.)
Town of Ithaca Critical Environmental Areas (CEA)
Endangered and Significant Wildlife Habitats (Plants and Animal)
Designated 100-year Floodplains
Wetlands
Ponds
Reservoirs
SCS Class I and II (prime)Agricultural Soils
SCS Highly Erodible Soils
Steep Slopes (>15%grade)
Tompkins County Unique Natural Areas (UNA)
DEC-Classified Streams A,B,C,Ct,D and “intermittent,”and Corridors
Mature Forests (5 acres or larger)
Old-Growth Woods (over 100 years old)
Major Rock Gorges
LAND USE.HISTORICAL.AND CULTURAL FEATURES IN
INVENTORY
(Not Counted in the Index Tally)
Active Farmland
Buffer Zones between land uses
Cultural (e.g.,arboretums,nature preserves,cemeteries)
Historic (e.g.,Native American settlements,historic landmarks)
Recreational (e.g.,parks,trails,playgrounds,golf courses)
Contiguity (areas within 100 feet)to UNAs,CEAs or State Parks
21 22 23,,
21 Sources for these data were:verified existing land use maps and
aerial photographs by the County,Town,and C.L.E.A.R.S (Cornell
University);DEC and USACE wetland delineations;studies by the Nature
Conservancy’s Eldridge Wilderness and the Cornell Natural Areas;the
12
D.EXAMPLES OF USES OF THE OPEN SPACE INDEX
The Open Space Index tally (Appendix C)will tell the user what
ecologically valuable features exist on a site.Landowners or builders
could use the Index as a reference in preparing applications for the Town.
In the same manner,the various Town boards and planning staff could
cross-reference submitted applications with the features indicated on the
inventory.Below are two examples of areas that might be the subject of
hypothetical development applications.The first example points out many
features that should be avoided while the second example shows that it is
suitable for building in its entirety.
1.The Fall Creek Corridor (area #24)is a good example of an area with a
total of eight important ecological features.These features are:
Designated 100-year Floodplains
Prime and Highly Erodible Soils
DEC Protected Class B stream
Significant Wildlife Habitat
Steep Slopes
Mature Woods Greater Than Five Acres
Two Unique Natural Areas
Pond (Beebe Lake)
Tompkins County Unique Natural Areas database;field inspections and
extensive data collection by professional scientists with historical
verification by the NYS Museum Collection,Albany,and the Vertebrate
Collection at Cornell University;consultations with researchers in the
Natural Resource,Geology,Soils Crops and Atmospheric Sciences,Bailey
Hortorium,and Ecology Departments at Cornell University,and assistance
from the NYS Heritage Program (a section of the NYS DEC).
22 Soil Survey,Tompkins County,NY.•US Department of Agriculture,
Soil Conservation Service,Series 1961,No.25.
23 NYS Department of Environmental Conservation,Title 6
Conservation,Chapter X Division of Water Resources,898.4,Ithaca East
Quadrangle 3478 CN 1-15-67 Map L-l4nw and Ithaca West Quadrangle
3476-CN 1-15-67 Map L-l3ne.
13
2.Area #100 is an example of an area with only one important
ecological feature and less sensitive to disturbance.Prime agricultural
soil is the only ecologically important feature located on the area.
E.RESULTS OF THE OPEN SPACE INVENTORY AND INDEX
The Open Space Map (Map 1)illustrates that most development has
occurred in the eastern third of the Town.The majority of remaining open
areas are in the southern and western sections.Some of the sensitive
areas with the highest tallies in the Open Space Index are:
•The Fall Creek (area #24),Cascadilla Gorge (area #28),and Six-Mile Creek
(area #50)corridors
•Numerous areas with steep slopes dispersed throughout the Town
•Areas with active farmland in the western and southern sectors of the
Town
•The wetlands of Inlet Valley (area #106 and #107),the South Hill
(Clausen)Swamp (area #76),northeast (area #15)and the northwest
corner of the Town (area #164)
•Selected Cornell University Natural Areas ,such as the Mundy Wildflower
Garden (area #25),Bull Pasture Ponds (area #22),and Sapsucker Woods
(area #14)and areas managed by the Cornell Plantations (area #26)24
•Sections in the Coy Glen corridor (area #135,#136,and #137#)
F.SUMMARY
The Open Space Inventory and Map 1 (the proposed Open Space Index)can be
of immediate use to the Town (the planning staff,Town Board,Planning
Board,Comprehensive Planning Committee,Zoning Board of Appeals,and
the CAC’s Environmental Review Committee).The environmental
information compiled in this report should be considered for all development-
related decisions affecting the remaining open areas in the Town.
Although only a small portion of the Town will be developed over the next
20 years,it is imperative that this growth is managed wisely.Utilization
of the information contained in this report will help to create growth
patterns that ensure local environmental stability by guiding future
24 Nancy Ostman and P.Marks.January 1990.An Evaluation of
Cornell’s Natural Areas.One Plantations Road,Ithaca,NY,14850,
14
development away from environmentally sensitive areas and toward lands
that are more appropriate for development.The proposed Open Space Index
identifies areas that encompass combinations of features most worthy of
safeguarding for future generations.A high number of features tallied in
the Open Space Index does not necessarily mean that the entire acreage of
the numbered area needs to be protected.Rather,areas containing
sensitive ecological features will require careful scrutiny during the
Town of Ithaca Environmental Review process for development approval.
It is essential that these important environmental features be protected
for the integrity of the ecosystem and for the benefit of our citizens and
generations to follow.
15
CHAPTER III
FUTURE DIRECTIONS
Periodic updates of the Open Space Index will be necessary in order to
accommodate additional information accumulated as our Town and global
needs change.The CAC intends to follow this report with an
“Environmental Atlas”that will precisely locate the inventoried
significant features and quantify their size.The Atlas would be a more
detailed source of information regarding the natural,cultural,and
historical resources of the Town.The Atlas would serve the same
functions as the Inventory and Index but with more detailed information
than can be included in the Inventory at this time.Responsible planning
for the Atlas requires additional information and data as well as
conditional updates of existing information.Plans for future additions to
the Open Space Report include the following projects:
•Formal delineation of all wetlands and streams corridors in the Town
is necessary for creating Environmental Protection Overlay Districts.
•Additional information is also needed to identify significant biological
habitats and sites of cultural and historic significance.25,26,27,28
•The relationship of different land uses to one another and the
distribution of open areas within the Town should be given greater
consideration in future planning decisions and editions of this
document.
25 Samuel N.Stokes and A.E.Watson.1989.Saving America’s
Countryside:A Guide to Rural Conservation.John Hopkins University
Press,Baltimore.
26 Charles E.Little.1990.Greenways for America.Johns Hopkins
University Press,Baltimore.
27 Gay Mackintosh (edj.1989.Preserving Communities and
Corridors.Defenders of Wildlife,1244 Nineteenth Street,NW,
Washington,D.C.20036.
28 Jon E.Rodiek and E.G.Bolen.1991.Wildlife and Habitats in
Managed Landscapes.Island Press,Washington,D.C.
16
Careful consideration of the findings and recommendations of this report
will aid the Town in its current planning efforts and policy decisions and
help ensure the protection of the attributes that give the Town of Ithaca
its special character.
17
CHAPTER IV
METHODS OF GROWTH MANAGEMENT AND OPEN SPACE PROTECTION
Many methods of conserving significant natural,cultural,and historical
open space resources are currently used in communities throughout our
country and the world as the awareness of global degradation spreads.
There is a vast array of techniques employed in combinations tailored to
maintain the character of the municipality.These tools include
comprehensive planning,public acquisition,conservation easements,
zoning,local land use regulations,and state and federal land use
regulations.There are many sensitive mitigation measures that can be
required by a community to protect its significant ecological,cultural,
and historical features.Below are descriptions of the most common tools
and techniques used in our area.
A.BASIC PLANNING
The traditional combination of tools for growth management include:
•Community planning entails a comprehensive plan for the foreseeable
future.The comprehensive plan may include specific small area plans
such as a commercial corridor,directions for future housing and
infrastructure,transportation systems,and preservation of important
open space of ecological,historic,and recreational importance.
•The development of standard municipal land regulations including
zoning ordinances,environmental,building,and public health review
standards,and subdivision ordinances.
•Capital improvement planning and budgeting which schedule future
investments in public facilities such as streets,sewer and water lines,
and future municipal park acquisition programs.
The growth management process of a town should be a synthesis of the
community’s goals,objectives,and policies with in depth analyses of
projected growth trends.The growth management tools utilized need
constant reevaluation and refinement to follow changing market and
environmental conditions.
18
B.SPECIFIC GROWTH MANAGEMENT TECHNIQUES
1.LAND USE REGULATIONS
Local regulatory controls provide for additional levels of review for the
public,and local,State,and Federal governments before development can
proceed.These review processes enable the public to re-direct or restrict
development on a particular site to minimize damage to the character of
the town or its environment.
The authority for local land use planning and regulation is derived from
the states’authority,granted by the U.S.Constitution and clarified by the
Fifth,Tenth,and Fourteenth Amendments,and numerous Supreme Court
decisions,to ensure the health,safety,and welfare of its citizens.States
have delegated substantial portions of this regulatory authority to local
governments.Some of the most influential regulatory techniques for
managing growth are put forth in local zoning ordinances,subdivision
regulations,and other innovative techniques outlined below:
a)ZONING ORDINANCE
Zoning is the most commonly used local tool for regulating land use.
Zoning ordinances determine the location of land uses,the dimensional
characteristics of permitted uses such as placement of structures on lots,
minimum lot sizes and setbacks,development density,certain landscape
features,signage,and traffic circulation.Under the current zoning
ordinance,all of the Town is zoned for development.Specific zones for
the protection of areas of environmental significance or prime
agricultural land do not exist.Open space protection within the existing
zoning ordinance includes a mandatory 10%reservation for park space in
new subdivisions and a provision that allows the Planning Board to require
clustered subdivisions.A comprehensive plan is being developed to
realistically plan for the Town’s future.Until further protections are
enacted,however,zoning provides little protection of open space areas.
OVERLAY ZONES
For sensitive areas,overlay zoning regulations apply additional regulatory
criteria to the underlying conventional zoning district necessitating
additional levels of review before a project or development can be
19
approved.Many municipalities create historic overlay districts and
floodplain zones using area designation of the National Flood Insurance
Program (Appendix E).
An Environmental Protection Overlay District (EPOD)is a zone of specific
environmentally sensitive areas,such as steep slopes,wetlands,and
stream corridors that are important to keep in open space or large lot
use.29,3°The review criteria of EPODs are designed to minimize adverse
effects on the sensitive resource for the integrity of the natural
environment and the public’s safety and welfare.EPOD legislation is most
effective in agricultural and moderate-density residential districts such
as R15 and R30 zones where development has been minimal.Despite the
additional environmental review and the resulting permit process,EPODs
do not provide absolute protection for sensitive areas.
CONSERVATION DISTRICT ZONING
The creation of conservation zoning provides comprehensive protection for
fragile environments and is most appropriate in large areas with
important combinations of environmentally sensitive features.There are
several potential areas of the Town that would be appropriate for
conservation zoning districts.These large tracts have combinations of
rare plants and animals,representative old growth trees,unique
geomorphology,and important stream corridors.These potential
conservation zones are susceptible to degradation by pollution from
nearby developments,recreational over-use,destruction of sensitive
habitats,and the presence of highly erodible soils that could easily be
destroyed resulting in lowering the water quality of the stream corridors.
The important difference between EPODs and conservation district zoning
is that EPODs are designed to protect a specific environmental feature
while conservation districts encompass large combinations of habitats
and features.
29 Mark A.Chertok,Sive,Paget &Riesel Associates.The Multi
Tiered Regulation of Wetlands,presented at the Association of Towns
1991 Annual Meeting,February 1991.
30 Daniel Riesel and Chertok,Mark A.,Sive,Paget &Riesel
Associates.An Analysis of Steep Slope Regulation for the Association of
Towns 1991 Annual Meeting,February 1991.
20
AGRICULTURAL ZONING
Agricultural zoning encompasses a wide variety of techniques used in
farmland preservation that are highly variable in scope and effectiveness.
The four basic types are:
•Exclusive agricultural zoning
•Cluster zoning
•Performance based zoning
•Large lot residential zoning
•Sliding Scale Zoning
Other non-zoning techniques often include purchase or transfer of
development rights,various easement programs,local tax incentive
programs,and the New York State Agricultural District classification.
Exclusive agricultural zoning and performance based zoning are described
below.The other techniques are described in various sections of Chapter
IV due to their versatility as forms of land use regulation.
EXCLUSIVE AGRICULTURAL ZONING 31
Exclusive agricultural zoning strictly controls or prohibits uses unrelated
to agricultural operations such as non-farm dwelling units.A “farm”is
defined according to economic or other performance standards.
PERFORMANCE BASED ZONING
Performance based zoning is usually based standards such as land use
compatibility and soil quality.This technique is most commonly used in
rural areas lacking sophisticated planning and administrative capabilities
facing immediate and intense developmental pressures.The effectiveness
of this zoning is dependant on the thoroughness of the established
performance standards and must be tailored for the specific municipality.
The community must also have the planning machinery for reviewing the
adequacy and accuracy of site plans and subdivision proposals.
31 Mantell,Michael A.,Harper,Stephen F.,and Luther Propst.1990.
CreptinQ Successful Communities:A Guidebook to Growth management
StrateQies.Island Press,Washington,D.C.
21
LARGE LOT ZONING
Large lot zoning sets minimum lot sizes that usually range from five to
50 acres each.If used in conjunction with other land use regulations
tools,this can be an effective method of maintaining rural settings by
limiting development density and providing open space.However,if large
lot zoning is over-relied on,the net effect to community is land
consumption and inefficient low-density sprawl.
INCENTIVE ZONING
Incentive Zoning gives a developer permission to build at greater density
or building height in exchange for community benefits,such as preserving
open space and/or providing affordable housing for lower income families.
SLIDING SCALE ZONING
Sliding scale zoning is a special district in a zoning ordinance applicable
to agricultural areas.It permits a decreasing proportion of subdivision
lots as the size of a parcel increases.For example,in a prime agricultural
district,two dwelling units might be allowed on ten acres of farmland
while four subdivided units might be permitted on a forty acre farm.The
rationale is to allow the sale of lots to subsidize the farm while
preserving the greatest amount of prime farmland.32
b)SUBDIVISION REGULATIONS
Subdivision regulations are widely used to regulate development.In the
Town of Ithaca,these regulations include many standards regarding
subdivision design,topography,public utilities,streets,sidewalks,
landscaping,storm water management,and safety access.The Town of
Ithaca requires subdivision proposals to set aside 10%of the land for use
as public park or open space.Since these areas cannot be developed at a
future date,they are protected as parks in perpetuity.In general,these
“pocket parks”are too small to protect habitats or environmentally
sensitive areas.However,they provide valuable open space for recreation
or as land-use buffers within developments.
32 Draft of the Town of ithaca Comprehensive Plan,Ithaca,New York.
1992.Chapter IV.
22
c)SITE PLAN REVIEW
This is the normal process the Town Planning Board engages in whenever
it considers a Business,Industrial,Multiple Residence,or R5 residential
zone proposal.During the review process,the Planning Board evaluates
the State Environmental Quality Review (SEQR)33 assessment,prepared by
the Town planning staff and developer,and considers any applicable local
laws and zoning restrictions.
d)CLUSTERED SUBDIVISIONS AND PLANNED UNIT DEVELOPMENT (PUD)
Clustered Subdivisions and Planned Unit Developments may be required by
the Town of Ithaca on sites of five acres or more in all residential
districts except in R9.34 Clustering and PUDs allow flexible layout design
and concentration of the development in higher densities on the most
appropriate portions of the subdivision parcel.Clustering provides the
same number of dwellings as traditional lot layouts while preserving
more open space.Clustering and PUDs can limit development
encroachment on environmentally sensitive areas,preserve farmland,and
reduce the necessity and overall cost of additional road construction,
utilities,and public services.As a result,these layouts effectively
reduce housing costs and can be used to promote affordable housing.
e)TOWN OF ITHACA ENVIRONMENTAL REVIEW LAW35
A local version of the State Environmental Quality Review (SEQR)
Regulations was first adopted in 1977.Most proposed development
activities in the Town require that boards considering approval or action
must first make a determination of environmental significance.
33 The State Environmental Quality Review Act:The SEQR Handbook.
January 1983.NYS Department of Environmental Conservation,Division of
Regulatory Affairs.
34 Town of Ithaca Subdivision Regulations,amended and adopted by
the Town Board,March 12,1984.
35 Environmental Review Regulations,Town of Ithaca Local Law No.
8,1988.
23
Environmental Assessments of proposed actions are reviewed by staff and
by the CAC’s Environmental Review Committee (ERC).The ERC’s
recommendations are then forwarded to the appropriate boards.Some of
the local environmental review considerations are more stringent than
those of the NYS SEQR law.
f)CRITICAL ENVIRONMENTAL AREA DESIGNATION (CEA)36
Environmentally important areas can be designated as a CEA under Article
8 of New York’s Environmental Conservation Law.All projects in CEAs are
considered Type I Actions (they are likely to be environmentally
significant and require a full Environmental Assessment Form (EAF),
public comment,and intense review).Although a designation of CEA does
not guarantee protection,it ensures thorough scrutiny during review and
allows for ample public comment of the Environmental Impact Statement.
Sections of Coy Glen comprise the only designated CEA in the Town of
Ithaca at this time.
g)DEVELOPMENT EXACTIONS AND IMPACT FEES
“Development Exactions”is a generic term encompassing mechanisms by
which communities require dedication of land or facilities or payment of
fees in lieu of land or facilities.Exactions can be “dedications,”“linkage
requirements,”“mandatory tithing,”and “mitigation requirements.”
Exactions are either mandated in development regulations or negotiated on
a case-by-case basis in rezoning or special permit negotiations.
Subdivisions developers may be required to provide on-site infrastructure
including roads,parks,sewers and drainage facilities.If the required
parks would be inadequate or inefficient,the community could accept a
comparable fee to be used in more sensible settings.
Recently,impact fees have been required from developers to finance an
expanding variety of public facilities and services.The fees imposed on
the developer are usually based on a uniform formula rather than by
36 The Town of Ithaca Town Board designated the first and only CEA
in the Town by a resolution passed on October 19,1978.The CEA
encompasses especially environmentally sensitive areas in Coy Glen that
will automatically necessitate a Type I action under SEQR for any work
proposed in that area.
24
negotiation.Impact fees are especially useful in financially troubled
communities to assist in connecting large-scale development
infrastructure to current facilities,establish affordable housing,support
police and fire protection,fund the expanding school system,improve
transit,and establish parks and day care facilities required by increased
off-site pressures on the established community.
h)TRANSFER OF DEVELOPMENT RIGHTS (TDR)37
TDR permits all or part of the density potential of one tract of land to be
transferred to a noncontiguous parcel,even if these two parcels have
different ownership.The development rights become a separate article of
the property,which can be sold to a landowner whose property is better
suited to greater densities.After selling the development rights,the land
owner retains title and all other rights to the land.These remaining
rights permit farming,forestry,some recreational uses,and other low
impact uses.The owner may sell or exchange the title on the open market
at anytime.This technique is advantageous for owners of land with
restrictive development constraints can continue with their current land
use.Since the development rights are only a portion of the property value,
this type of acquisition is economical for municipalities with limited land
conservation funds.
i)PURCHASE OF DEVELOPMENT RIGHTS (PDR)
PDRs are a more expensive land protection measure than a TDR but are
also effective,Instead of transferring development potential to another
parcel,the potential rights are purchased outright by the municipality.
PDRs are especially effective if the municipality has designated certain
areas as highly valued open space and are unable to purchase the land out
right.
j)SPECIAL PARK DISTRICTS
Residents can petition to establish a special park district for their
neighborhood to acquire and maintain open space.The cost of acquisition
and maintenance is added to the taxes of the nearby residents.Inactive
37 Natural Resources Inventory,1990.Town of Perinton,New York,
prepared by the Perinton Conservation Board,Chapter 3.
25
park districts are useful when open space is of primary value to these
adjacent landowners.
k)CITY AND STATE OWNERSHIP
State ownership of land within the Town is primarily in the form of park
land.The City of Ithaca owns a significant amount of land in the Six-Mile
Creek Valley to protect its water supply.No major change in the land use
of any of these properties is anticipated.
C.ACQUISITION
Public ownership is the most widely used form of open space protection at
this time.Land owned by public entities should be managed not only for
the public benefit but also for the protection of its sensitive ecosystems.
Unfortunately,many public lands,such as State Parks,are showing the
effects of human overpopulation.The over-use of many parks is resulting
in serious degradation of indigenous plant and animal species and their
habitats.It is critical to acquire more public lands and establish
programs for sensible public land maintenance.
Occasionally,problems arise when governments change their policies of
land protection.A local example was the proposed sale of the Hector Land
Use Area in the 1980’s.Local citizens presented a strong case to the
government for keeping these lands under Federal protection.The land
was not sold and became the Finger Lakes National Forest.
Funding for land acquisition is often generated by local property taxes,
sales taxes,real estate transfer taxes,bond issues,and qualifying state,
Federal,and local government grants.
1.FEE SIMPLE AND LESS-THAN-FEE-SIMPLE INTEREST ACQUISITIONS
The ownership of land has numerous components including the right to
control access to the land,the right to develop the property,mining
rights,and hunting rights.If a single person owns all the rights to a piece
of property it is called “fee simple.”However,the rights to a property
can be divided and owned separately by different parties.Each portion of
these rights is called a “less-than-fee interest.”
26
Local governments generally acquire fee simple ownership of properties
needed by the community for uses such as parks,schools,and landfills.
Fee simple ownership provides the greatest number of rights to a parcel
of land but is also the most costly mode of ownership.In addition to the
considerable purchase and benefit costs,fee simple acquisition by
municipalities completely removes the land from the tax rolls and can
result in significant maintenance costs.
Many municipalities and land trusts can only afford the alternative partial
rights ownership of land by “less-than-fee interest”rather than full
ownership in fee.In this way,the municipality or conservation
organization can purchase the development rights to a property for its
preservation while allowing the other owner(s)to use of the land for
hunting or access.
2.DONATIONS OF LAND
An extremely valuable resource for open space preservation is the
donation of land for public protection by generous landowners,industries,
and institutions.Land gifts can be in the form of direct donations or
testamentary gifts to the conservation organization or municipality.
These lands can also be earmarked by the donor to be sold to generate
funds for other land acquisition.38
3.ESTABLISHING A TOWN LAND BANK39
Many municipalities across the state and country have established land
banks to accumulate funds for land acquisition.Section 247 of the NYS
General Municipal Law allows municipalities to acquire interest and
rights in real property for the preservation of open spaces.Land
acquisition funds can purchase or transfer development rights,or buy
outright a property with important open space value to the community.
38 Stephen J.Small.1990.Preserving Family Lands.P.O.Box 2242,
Boston,MA.ISBN 0-9624557-0-9.
39 Nantucket Land Bank Commission,18 Broad Street,Nantucket,MA.
(508)228-7240.
27
It is important to have a rational connection between the source of
revenue and an open space conservation program.One possible connection
is a real estate transfer tax.40 Taxes levied on sales of unimproved land
that is slated for development can be used to purchase other lands that
could be permanently slated for open space uses.In some municipalities
in the State,there is a sales tax on the transfer of developed land to
obtain revenue in order to conserve the remaining open space for the
benefit of the entire community.The current 10%set-aside policy in the
Town4l could also generate money for open space.Developers could
contribute to a land acquisition fund in lieu of donating the required 10%
set-aside of land.
Other methods for generating funds for land acquisition include
establishing endowments by the sale of less valuable public lands,
imposing impact fees on public services for new development,creating
special tax districts with localized real estate taxes,and using a small
percentage of sales taxes.42 Occasionally,grants from the State,Federal,
and the private sector are made available for land acquisition programs.
Flexibility built into the system will inherently be more beneficial to the
entire community.
D.EASEMENTS AND AGREEMENTS
Privately protected open space are valuable additions to maintaining the
rural character of communities.Because the land remains privately
controlled,there are often limitations regardingits public use.The
greatest benefit is providing undisturbed habitats for local plant and
animal species.
40 City Ordinances of Boulder,Colorado
41 Town of Ithaca Subdivision Regulations,Article IV,Section 22,
no.1-4,adopted by the Town Board March 12,1984.
42 Sylvia Lewis.April 1990.The Town That Said No to Sprawl,pp.
14-19,Planning.
28
1.CONSERVATION EASEMENTS
Voluntary conservation easements for open space conservation have been
used successfully in New York State and are become increasingly more
common in the current economic climate.New York State law defines a
conservation easement as “an easement,covenant,restriction or other
interest in real property ....for the purpose of preserving or maintaining
the scenic,open,historic,archaeological,or natural condition,character,
significance or amenities of real property ...“It is a voluntary legal
agreement between a landowner and a land trust or other qualified
organization,in which the landowner places restrictions on the use of his
or her property in order to protect the natural values of the land.
The easement can be designed in a variety of ways to meet the needs of
both grantor and grantee.The easement becomes a permanent part of the
land title,recorded by the County Clerk,to ensure the continued
protection of the land.Future owners must comply with all terms of the
easement.The landowner retains most rights to the land including the
right to sell,lease,transfer,or mortgage.The land owner can use the
land in any way that is consistent with the established easement
consistent with local regulations.
The landowner benefits by permanently preserving the land and financially
by reduced income taxes,estate taxes,and property taxes.Three very
active private organizations,the Finger Lakes Land Trust.43 The Trust for
43 Finger Lakes Land Trust,P.O.Box 4745,Ithaca,NY 14852-4745.
(607)838-3590.
29
Public Lands,44 and the Nature Conservancy,45 are prominent local
agencies that establish conservation easements with local landowners.46
2.PERMANENT DEED RESTRICTIONS
Permanent deed restrictions are a strong form of voluntary private
protection and can be placed on properties to prohibit or limit
development.These restrictions are passed on to future owners within
the deed to the property.
3.CORNELL NATURAL AREAS AND LAND ACQUISITION PROGRAM
Cornell University,part public and part private,owns and maintains many
valuable areas of significant environmental importance in the Town and
neighboring communities.Many of these sites,designated as Cornell
Natural Areas (CNA),are ecologically fragile and are restricted for
educational purposes and are not officially open to the public.47
4.PRIVATE PRESERVES
Private preserves can be established by institutions and individuals in
order to protect specific tracts of land.The Nature Conservancy owns the
Eldridge Preserve on South Hill and allows public access.There are no
other privately owned preserves in the Town at this time.
44 Trust For Public Lands,82 Second Street,San Francisco,CA
94105.(415)495-4014.
45 The Central NY Nature Conservancy,315 Alexander Street,
Rochester,NY 14606.(716)546-8030.The Nature Conservancy Regional
Office,1736 Western Avenue,Albany,NY 12203.(518)869-0453.
46 Russell L.Brenneman and S.M.Bates.1984.Land-Saving Action.
Island Press,Covelo,California.
47 Use of the Natural Areas of Cornell Plantations.Cornell
Plantations Natural Areas Subcommittee,One Plantations Road,Ithaca,NY
14850.
30
5.NEW YORK STATE EASEMENT PROGRAM
The State of New York has a highly under-utilized permanent voluntary
easement program that provides landowners State tax benefits.
6.FEDERAL EASEMENT PROGRAM
Granting a conservation easement lowers the value of the property which
can be claimed by the landowner as a charitable contribution for federal
income tax purposes.This program only applies to permanent easements.
The New York and Federal Easement Programs can be incorporated in the
voluntary conservation easement program outlined in Chapter IV-B-1.
7.LEASES AND MANAGEMENT AGREEMENTS
Leases and management agreements are flexible legal instruments that
can be tailored to satisfy the landowner and the party leasing or managing
the property.In many cases,the second agent is a Land Trust,such as the
Finger Lakes Land Trust.These agreements provide temporary control or
influence over a property without the expense of ownership.Leases
specify an amount of time that the second party oversees the land,while
management agreements specify the terms and restrictions under which
the landowner continues to manage the property.Both devices are
recorded in the land records and remain in force for their full term even if
the land changes ownership.
8.RIGHTS-OF-FIRST-REFUSAL
Rights-of-First-Refusal is an arrangement between a landowner and a
second party in which the landowner agrees that if he receives a
legitimate offer from a third party to buy the property,he will notify the
second party in order to allow them to make an offer on the land.Land
trusts accept purchase or accept donations of Rights-of-First-Refusal to
facilitate land acquisition.If a potential buyer with conservation
intentions for the property makes an offer,the land trust may decide not
to exercise its right-of-first-refusal.To strengthen the land trusts’s
legal position,there is usually a written contract for right-of-first
refusal prepared by a lawyer at a minimal cost.
31
9.DONATION OF BARGAIN SALE
In addition to municipalities or land trusts purchasing land for
conservation purposes at its full fair market value,land can be acquired
through generous donors at highly reduced rates or gratis.Donation is the
option of choice for conservation because it affords the donor numerous
and substantial tax benefits.the selling price of bargain-sale properties
are substantially below fair market value and may give the seller tax
benefits as well as direct cash payment.
E.EXISTING STATE AND FEDERAL REGULATIONS RELEVANT TO
TOMPKINS COUNTY RESIDENTS
1.NEW YORK DEPARTMENT OF ENVIRONMENTAL CONSERVATION (DEC),
STATE POLLUTANT DISCHARGE ELIMINATION SYSTEM (SPDES)
PERMIT PROGRAM
The SPDES program is designed to eliminate the pollution of New York
waters and to maintain the highest quality of water possible in the
interest of the public health and enjoyment of these resources,protection
and propagation of fish and wildlife,and industrial development in the
State.
New York law requires that a permit be obtained before the following
activities may be undertaken:
•Construction or use of an outlet or discharge pipe (“point source
pollution”)of wastewater discharging into the surface waters or
groundwater of the State.
•Construction or operation of disposal systems such as sewage
treatment plants.
•Changes of bulkheads into streams,rivers,and lakes.
No SPDES permit is required for a facility whose total discharges to the
groundwater are less than 1,000 gallons per day of sewage wastewater
containing no industrial or other non-sewage wastes.However,such
discharges from cesspools or septic systems will require approval from
the appropriate municipal or county health departments.Other DEC
permits or other agency approvals may also be required depending on the
individual situation.
32
2.ARMY CORPS OF ENGINEERS WATERWAYS AND WETLAND PERMITS48
The United States Army Corps of Engineers (USACE)has jurisdiction over
all navigable waters in the United States under section 404 of the Clean
Water Act.9 In the Town of Ithaca,the USACE requires permits for
dredging,drilling,filling,and other activities involving Cayuga Lake and
its inlets.The USACE also has regulatory authority for all wetlands in the
United States.Land owners must obtain a permit from the USACE before
altering a wetland of less than 12.4 acres.The Permit process requires a
land owner to go through an additional review process to prove that the
project benefits outweigh the negative consequences.Therefore,this
permit process does not prohibit the alteration of wetlands.The USACE
will often grant a letter of permission (a Blanket Nationwide Permit)for
projects that require filling less than an acre of wetland.For larger
projects,they may require an independent wetland delineation paid for by
the landowner.
3.NEW YORK DEPARTMENT OF ENVIRONMENTAL CONSERVATION (DEC)
WETLAND PERMITS
The DEC has jurisdiction for wetlands 12.4 acres or greater.Permits are
available for projects that will not significantly impact on these areas.
The DEC regulations also apply to projects involving hazardous or solid
waste materials,the location of liquefied natural gas and petroleum gas
facilities,and any mining activities.
4.NATIONAL FLOOD INSURANCE PROGRAM
In order to qualify and maintain eligibility for the National Flood
Insurance Program (NFIP),the Town of Ithaca adopted Local Law #5-1985
and amended it with Local Laws #9-1987 and #3-1989.The purpose of
these laws is to control the alteration of natural flood plains,stream
channels,and natural protective barriers and to regulate land use in flood-
prone locations (identified by the NFIP).The NFIP is not meant to prohibit
48 Article 24 and Title 23 of Article 71 of the Environmental
Conservation Law,NYS Department of Conservation.
49 Thomas J.Schoenbaum and R..H.Rosenber.1991..Environmental
Policy Law.The Foundation Press,Inc.,Westbury,N.Y.,pp.236-291.
33
development in flood-prone locations,but to establish minimum standards
with which development must comply.
5.NEW YORK STATE AGRICULTURAL DISTRICTS
Many active agricultural lands in the Town of Ithaca are designated New
York State Agricultural Districts.New York Stat&s Agricultural District
Law was enacted in 1971 to provide farmers with some relief from
property taxes and to limit the number of restrictions a municipality can
place on agricultural practices.Agricultural districts help to preserve
farming as a viable economic activity,thereby maintaining land in active
agricultural use.Land in agricultural districts can easily be withdrawn by
its owner and developed.Therefore,it is not a reliable long-term
protection of open space.
F.LOW IMPACT MITIGATION MEASURES
Low-impact development causes minimal disturbance to the land and
little need for mitigation measures.Cluster development with
environmentally sensitive low impact construction concurrent with
efficient energy and waste systems is highly desirable.Low impact
mitigation measures can also involve building away from sensitive areas
while incorporating any special features in the landscaping layout of the
minimally developed site.An example would be an office building
designed to include an artificial pond in front of an office building that
overflows into a naturally existing wetland.These aquatic features
provide an attractive landscaping features and an enjoyable wildlife
habitat.Employees could utilize these areas for relaxation and picnicking.
If the system is designed correctly,with collector troughs,the wetland
could also process the oil run-off from the parking lot as well as semi
processed sewage generated from the office building.
34
APPENDIX A
ENABLING LEGISLATION
A.THE 1990 ITHACA TOWN BOARD RESOLUTION
The Ithaca Town Board established a Conservation Advisory Council (CAC)
in February 1990.The Town Board outlined the primary initial task of the
CAC to be as follows:“Conduct and maintain an inventory of the natural
resources within the Town of Ithaca and maintain an up to date index of
all open spaces as defined in Section 239-y of the General Municipal law,
in public or private ownership within the municipality,including but not
limited to natural landmarks;glacial and other geomorphic or
physiographic features,streams and their flood plains,swamps,
marshlands,and other wetlands;unique biotic communities;scenic and
other areas of natural or ecological value.Such index shall include
ownership,present and future uses of such open areas,so as to provide a
base of information for recommendations by the council for their
preservation and/or use.”
B.EXCERPTS OF THE STATE OF NEW YORK GENERAL MUNICIPAL
LAW,ARTICLE 12-F,THAT ARE PERTINENT TO THE
ESTABLISHMENT OF CAC’S AND THEIR OPEN SPACE REPORT
MISSION
1.SECTION 239-x.CREATION OF [A)CONSERVATION ADVISORY COUNCIL.
The local legislative body of any city,town,or village may create a
conservation advisory council,hereafter called the council,to advise in
the development,management and protection of its natural resources.
Such council shall direct itself toward accomplishing the following:
a)Conduct researches into the land area of the municipality for which it
was created;
b)Seek to coordinate the activities of unofficial bodies organized for
similar purposes and to cooperate with other official municipal bodies
active in the area of community planning for the particular municipality;
35
c)It may advertise,prepare,print and distribute books,maps,charts,
plans and pamphlets which in its judgement it deems necessary for its
work;
d)It shall keep an inventory and map as defined in section two hundred
thirty-nine-rny [239-y]of the article,of all open areas within the
municipality with the plan of obtaining in formation pertinent to proper
utilization of such open lands including lands owned by the state,any
other municipality within the state or by the particular municipality
itself;[Italics added for emphasis.]
e)It shall keep an inventory and map of all open marsh lands,swamps and
all other wetlands in a like manner,and may recommend to the governing
body of the municipality a program for ecologically suitable utilization of
all such areas;[Italics added for emphasis.]
f)It shall keep accurate records of its meetings and actions and shall file
an annual report with the local legislative body of the municipality on or
before the thirty-first day of December of each and every year.Once
approved,such legislative body shall forward a copy of this report to the
state commissioner of environmental conservation;
g)In addition to the foregoing,carry out any other duties,tasks,or
responsibilities,consistent with the objectives of this article,
assigned to it by resolution of the local legislative body creating the said
council.
[Sections 239-x-2.-8.are omitted since they deal with less pertinent
administrative details.]
2.SECTION 239-y.DESIGNATION OF [A]COUNCIL AS [A]CONSERVATION
BOARD
As used in this section,the following words and phrases shall have the
following meanings:
a)“Open area.”Any area characterized by natural scenic beauty or,whose
existing openness,natural condition or present state of use,if preserved,
would enhance the present and potential value of abutting or surrounding
development or would establish a desirable pattern of development or
36
would offer substantial conformance with the planning objectives of the
municipality or would maintain or enhance the conservation of natural or
scenic resources.[Italics added for emphasis.]
b)“Conservation open areas inventory.”An inventory of open areas within
the municipalities with each such area identified,described,and listed
according to priority of acquisition or preservation.[Italics added for
emphasis.]
c)“Conservation open areas map.”A map or maps identifying open areas
within the municipality which are earmarked for preservation,including,
but not limited to,open areas that are required to be set aside out of
subdivision plats,publicly owned open areas,open areas preserved by non
public organizations,and open areas having conservation,historical,or
scenic significance.[Italics added for emphasis.]
d)“Open space index.”The Conservation Open Areas Inventory and the
Conservation Open Area Map,after acceptance and approval by the Town
Board,becomes the Open Space Index.[Italics added for emphasis.]
2.The local legislative body of any city,town or village,which has
heretofore created a conservation advisory council may,by resolution,
redesignate such council as a conservation board provided such council has
prepared and submitted to the local legislative body the conservation open
area inventory and map which are accepted and approved by the local
legislative body as the open space index of the municipality.
3.General powers and duties of conservation boards.To further assist a
city,town or village in the development of sound open area planning and
assure preservation of natural and scenic resources on the local level,a
conservation board shall:
a)Review each application received by the local legislative body or by the
building department,zoning board,planning board,board of appeals or
other administrative body,which seeks approval for the use or
development of any open area listed in the open space index.The
conservation board shall submit a written report to the referral body
within forty-five days of receipt of such application.Such report shall
evaluate the proposed use or development of the open area planning
objectives of the municipality and shall include the effect of such use or
37
development on the open space index.The report shall make
recommendations as to the most appropriate use or development of the
open area and may include preferable alternative use proposals consistent
with open areas conservation.A copy of every report shall be filed with
the legislative body;
b)Make available for public inspection at the office of the conservation
board copies of all such reports of the conservation board;
c)Notify the Department of Environmental Conservation of its creation
within thirty days of the resolution of the legislative body;
d)Perform any duties assigned to it by resolution of the legislative body.
4.In addition to the foregoing a conservation board may:
a)Exercise any of the functions and responsibilities heretofore granted
to conservation advisory councils;
b)Request the assistance of the department of environmental
conservation in the preparation of any report.
38
APPENDIX B
OPEN SPACE INVENTORY SPREADSHEET
Key to Abbreviations:
Ac Acre
Ag.Agriculture
CEA Critical Environmental Area
Cult.Cultural
DEC New York State Department of Conservation
DR Dryden
EN Enfield
Hist.Historical
IT Ithaca
Rec.Recreational
UNA Unique Natural Area
USACE United States Army Corps of Engineers
Zoning:
AG =Agriculture
C =Commercial
LI =Light Industrial
MR =Multiple Residence
R9 =Residential 9
R15 =Residential 15
R30 =Residential 30
REFER TO MAPS I THROUGH 6 FOR THE APPROXIMATE
DEPICTION OF ALL FEATURES LISTED IN THE SPREADSHEET
AND TALLY.
39
1 19 R15/MR/E Open Woods >Sac Moderate/Steep Slope/4 Gorges Wildlife Habitat
2 1 6 Ri 5 Open Brush/Woods Moderate/Steep Slope/2 Gorges Wildlife Habitat
3 3 Ri 5 Open Woods >Sac Moderate/Steep Slope/Gorge Wildlife Habitat
4 1 Ri 5 Open Woods Sleep Slope
5 8 Ri 5 Cemetary Lawn Slight/Steep Slope
6 29 Ri5 Education/Recreation Lawn Slight/Steep Slope
7 1 R15 Park Lawn Steep Slope Prime
8 5 Ri 5 Open Woods >5ac/Brush Steep Slope Prime Wildlife Habitat/Wetland ..
9 1 8 Ri 5 Education/Recreation Lawn Steep Slope
1 0 1 1 Ri 5 Education/Recreation Lawn Steep Slope Prime .
11 3 Ri5 Open Woods SteepSlope
1 2 36 Ri5 Open Woods >5ac Steep Slope Prime Wildlife Habitat/Wetland
1 3 2 Ri 5 Park Lawn Steep Slope Prime
1 4 52 R15 Education Woods>5ac Steep Slope Prime Wildlife Habitat/Wetland/Pond
1 5 47 R15 Open Woods >5ac/Brush Steep Slope Prime Wildlife Habitat/Wetland
1 6 2 R15 Park Brush/Field/Woods Steep Slope
1 7 86 R30 Golf Course Lawn Slight/Moderate/Steep Slopes Prime Wildlife Habitat
1 8 1 R30 Cemetary Lawn Slight/Moderate Slopes
1 9 1 44 R30 Golf Course Lawn Slight/Moderate/Steep Slopes Prime/Highly Erodible Wildlife Habitat
20 22 R30 Agriculture Brush/Field Slight/Moderate Slopes Prime Wildlife Habitat
2 1 29 R30 Open Woods/Brush Slight/Moderate/Steep Slopes Prime Wildlife Habitat/Wetland/2 Ponds
22 153 R30 Agriculture Field Slight Slope Prime Wildlife Habitat/Pond
2 3 29 R30 Open Woods >5ac Slight Slope Prime Wildlife Habitat/Wetland
2 4 1 35 R30 Open Woods >5ac Slight/Moderate/Steep Slopes Prime/Highly Erodible Wildlife Habitat/Floodplain/Reservoir (Beebe Lake)
2 5 5 Ri 5 .Education/Recreation Field/Wildflowers/Woods Slight/Moderate/Steep Slopes Prime/Highly Erodible Wildlife Habitat/Wetland/Floodplain
2 6 1 55 R30 Agriculture/Education/Recreation Woods >5ac/Lawn/Field Slight/Moderate/Steep Slopes Prime/Highly Erodible Floodplain/2 Pond
2 7 1 1 R30 Recreation Lawn Slight Slope
2 8 49 R30 Open Woods >5ac Slight/Moderate/Steep Slopes Prime/Highly Erodible Wildlife Habitat/Wetland/i 1 Ponds/Floodplain
2 9 1 49 R30 Agriculturo Woods Slight/Moderate/Steep Slopes Prime/Highly Erodible Wildlife Habitat
3 0 1 7 R30 Open Woods >5ac Slight Slope Prime Wildlife Habitat/Pond
3 1 1 8 R30 Agriculture Field Slight/Moderate/Steep Slopes Prime/Highly Erodible
3 2 9 R30 Trail Trail/Brush/Woods Slight/Moderate/Steep Slopes Prime/Highly Erodible Wildlife Habitat/Floodplain
3 3 20 R30 Cemetary Lawn/Woods Slight/Moderate/Steep Slopes Prime
34 145 R30 Agriculture Field Slight/Moderate/Steep Slopes Prime
3 5 54 R30 Agriculture Woods >5ac/Brush/Field Slight/Moderate/Steep Slopes Prime Wildlife Habitat/2 Wetlands
3 6 1 6 R30 Agriculture/Recreation Woods >5ac/Brush/Field Slight/Moderate/Steep Slopes Prime Wildlife Habitat/Wetland
3 7 54 R30 Agriculture/Open Woods >5ac/Field Slight/Moderate/Steep Slopes Prime
3 8 67 R30 Agriculture/Open Woods >5ac/Field Slight/Moderate/Steep Slopes Highly Erodible Wildlife Habitat
39 7 R9/R15/R30 Trail Trail/Brush/Woods Slight/Steep Slopes Prime Wildlife Habitat
40 3 R15 Open Brush Slight/Steep Slopes Prime Wildlife Habitat
4 1 8 Ri 5/MR Open Brush Slight/Moderate Slopes .Prime
42 7 Ri5 Open Brush Slight/Moderate Slopes Prime/Highly Erodible
43 2 Ri5 Park Lawn Slight/Moderate Slopes
44 7 Ri5 Open Brush Slight/Moderate Slopes Wildlife Habitat/Wetland/Pond
45 47 R15 Open Woods >5ac Slight/Moderate/Steep Slopes Prime Wildlife Habitat
4 6 2 Ri 5 Park Lawn Moderate/Steep Slopes
40
4 DEC Class D UNA IT 29 1
2 DEC Class D UNA IT 29 2
1 DEC Class D UNA IT 19 Cornell Natural Area 3
UNAIT29 4
Burial Site Contiguous to UNA IT 29 5
1 DEC Class D Playfield Contiguous to UNA IT 29 6
Town Park Town Owned 7
1 DEC Class D USACE 8
1 DEC Class D Playfield g
1 DEC Class D Playfield 1 0
11
1 DEC Class D Nature Preserve Contiguous to UNA DR 54 Cornell Natural AreaJUSACE 1 2
Town Park/Play Structure Town Owned .I 3
2 DEC Class D Nature Preserve UNA DR 54 Cornell Natural Area/DEC Class I Wetland 1 4
2 DEC Class D UNA DR 54 USAGE 37.8 Acres/Final-Phase 1 Partial 1 5
Town Park Town Owned 1 6
1 DEC Class D Golf Course I 7
Burial Site 1 8
Golf Course UNA IT 14 &15 1 9
UNAIT15 20
1 DEC Class D UNA IT 15 Cornell Natural Area/USACE 21
UNAIT14 22
Cornell Natural AreaJUSACE 23
1 DEC Class B Cayuga Club Trail UNA IT 14 &21/Contiguous to UNA IT 13 &1 5 Cornell Natural Area 24
1 DEC Class B Arboretum/Nature Preserve UNA IT 13 Cornell Natural Area 25
1 DEC Class B Arboretum Contiguous to UNA IT 13 &14 Cornell Natural Area 26
Playfield Contiguous to UNA IT 17 27
1 DEC Class C UNA IT 17 &33 Cornell Natural Area 28
Contiguous to UNA IT 33 &35 29
UNA IT 35 Cornell Natural Area 30
1 DEC Class C Contiguous to UNA IT 33 31
1 DEC Class C Town Trail UNA IT 33 Town Owned 32
Burial Site 33
Contiguous to UNA IT 33 Cornell Natural Area 34
2DECCIassA USACE 35
2 DEC Class A Cornell Natural Area 16 Acres/Final-All Phases None 36
Cornell Natural Area 37
38
2 DEC Class A Town Trail Town Owned 39
1DECClassA 40
Buffer Zone Town Owned 41
1 DEC Class A Buffer Zone 42
Town Park Town Owned 43
USACE 44
1DECClassA 45
1 DEC Class A Town Park/Play Structure —Town Owned 46
41
47 11 R15 Park Lawn/Woods Slight/Moderate/Steep Slopes Prime Wildlife Habitat
4 8 1 R30 Park Lawn Slight Slope
49 36 R15 Agriculture/Open Woods >Sac Moderate/Steep Slope Wildlife Habitat
5 0 545 R30 Agriculture/Open Woods >5ac Slight/Moderate/Steep Slopes/Gorge Prime/Highly Erodible Wildlife HabitatlFloodplaln/Wetland/2 Ponds/2 Reservoi
5 1 28 R30 cen Woods >5ac/Brush Slight/Moderate/Steep Slopes Prime/Highly Erodible Wildlife Habitat
5 2 1 2 R30 en Woods >5ac/Brush Slight/Moderate/Steep Slopes Prime/Highly Erodible Wildlife Habitat
5 3 4 R30 qen Woods >Sac Slight/Moderate/Steep Slopes Highly Erodible Wildlife Habitat/Floodplain
5 4 28 Ri 5/R30 Agriculture Woods >5acNlneyard Slight/Moderate/Steep Slopes Highly Erodible Wildlife Habitat
5 5 1 6 R30/R1 5 Opai Woods >5ac Slight/Moderate/Steep Slopes Highly Erodible Wildlife Habitat
5 6 43 R30 Open Woods >5ac Slight/Moderate/Steep Slopes Prime/Highly Erodible Wildlife Habitat
57 30 R9/Ll Op Woods >5ac/Brush Slight/Moderate/Steep Slopes Prime Wildlife Habitat
5 8 1 1 Ri 5/R30 cen Woods >5ac Slight/Moderate Slopes Wildlife Habitat
5 9 1 25 R30 Open Woods >Sac/Brush Slight/Moderate/Steep Slopes Prime/Highly Erodible Wildlife Habitat
60 1 5 R9/R15/R30 Trail Woods >5ac/Field Railway/Slight/Moderate/Steep Grade Prime/Highly Erodible Wildlife Habitat
6 1 1 25 R30 Agriculture/Open Woods >5ac/Brush Slight/Moderate/Steep Slopes Prime/Highly Erodible Wildlife Habitat/4 Ponds
62 253 R30 Agriculture/Open Woods >5ac/Field Slight/Moderate/Steep Slopes Prime/Highly Erodible Wildlife Habitat
6 3 33 R30 cen Woods >5ac/Brush Slight/Moderate/Steep Slopes Highly Erodible Wildlife Habitat
6 4 1 R30 Park Lawn Slight/Moderate Slopes
6 5 90 R30 Open Woods >5ac/Brush Slight/Moderate/Steep Slopes Prime/Highly Erodible Wildlife Habitat/Pond
6 6 1 R30 Cemetary Lawn Slight/Moderate Slopes
6 7 78 R30 Open Woods >5ac/Brush Sllght/Moderate/Steep Slopes Highly Erodible Wildlife Habitat/Pond
6 8 1 22 R30 Open Woods >5ac Slight/Moderate/Steep Slopes Highly Erodible Wildlife Habitat
6 9 9 R30 Open Woods >5ac Moderate Slope
7 0 1 07 R30 Open Woods >5ac/Brush Slight/Moderate/Steep Slopes Highly Erodible Wildlife Habitat
7 1 1 0 R30 Agriculture Field Slight/Moderate/Steep Slopes Wildlife Habitat
72 20 R30 Agriculture Field Slight/Moderate Slopes
7 3 3 Ri 5 Park Field Moderate Slope
7 4 23 Open Brush Slight/Moderate Slopes Prime Wildlife Habitat/Wetland/Pond
7 5 1 9 Ri 5 Open Field Slight/Moderate Slopes
7 6 76 Ri 5/R30 Open Woods >5ac/Brush Slight/Moderate/Steep Slopes Prime Wildlife Habitat/Wetland
7 7 207 Ri 5/R30 Agriculture/Open Woods >5ac/Brush Slight/Moderate/Steep Slopes Prime Wildlife Habitat/Pond
7 8 1 Ri 5 Park Lawn,Woods Slight Slope Prime
7 9 1 48 Ri 5 Education/Recreation Woods >5ac/Lawn/Field Slight/Moderate/Steep Slopes Prime Wildlife Habitatl2 Ponds
8 0 1 82 R30 Op Woods >5ac/Brush Slight/Moderate/Steep Slopes Prime Wildlife Habitat/Wetland/Pond
8 1 1 0 M Open Brush/Woods Slight/Moderate/Steep Slopes
8 2 1 R30 Park Lawn Slight/Moderate Slopes
83 2 M cen Brush Slight Slope Prime
8 4 240 Ri 5/R30 cen Woods >5ac/Brush Slight/Moderate/Steep Slopes Prime Wildlife Habitat/3 Wetlands/12 Ponds
B 5 59 R30 Agriculture/Open Woods >5ac/Brush Slight/Moderate/Steep Slopes Prime Pond
86 33 R15 en Brush Slight/Moderate/Steep Slopes Prime Wildlife Habitat/Wetland
8 7 1 R30 Park Lawn Slight Slope
88 65 C/R15/MR Agriculture/Open Woods >5ac/Brush Slight/Moderate/Steep Slopes Prime/Highly Erodible Pond
B 9 7 SI Open Brush Sgt/Moderate Slopes Prime Pond
9 0 1 08 R30 cen Woods >5ac/Brush Slight/Moderate/Steep Slopes Prime/Highly Erodible Wildlife Habitat
9 1 2 R9 Cemetary Lawn Slight/Moderate Slopes Prime
9 2 4 R9 Open Woods >5ac/Lawn Slght/Moderate Slopes Prime/Highly Erodible Wildlife Habitat
42
Town Park/Play Structure Town Owned 47
Town Park/Play Structure Town Owned 48
___________________
49
1 1 DEC Class A Recreation Area UNA IT 9/Two Reservoirs City Owned/Ag.District 50
1 DEC Class A UNA IT 9 51
Buffer Zone UNA IT 9 Town Owned 52
1DECCIassA UNAIT9 53
Vineyard UNA IT 9 54
UNA IT 9 FInger Lakes Land Trust 55
2 DEC Class A Contiguous to UNA IT 9 56
UNAIT9 57
1 DEC Class A UNA IT 9 8.2 Acres/FInal-All Phases None 58
5 DEC Class A UNA IT 9 FInger Lakes Land Trust 59
8 DEC Class A Town Trail UNA IT 9 Town Owned 60
7DECCIassA UNAIT9 61
5 DEC Class A UNA IT 9 NYS Ag.District _____________62
1DECCIassA 63
Town Park 64
2 DEC Class A UNA IT 16 NYS Ag.District 65
Burial Site 66
1 DEC Class A Nature Preserve UNA IT 16 The Nature Conservancy 67
2 DEC Class A UNA IT 16 122 Acres/Final-All Phases None 68
UNAIT16 69
3DECCIassA 70
1DECCIassA 71
1DECCIassA 72
Town Park Town Owned 73
1 DEC Class A UNA IT 8 23 Acres/Final-All Phases Partial 74
1 DECCIassA UNAIT8 75
1 DEC Class A Nature Preserve UNA IT 8 Cornell Natural Area 76
1 DEC Class A Contiguous to UNA IT B 77
Town Park Town Owned 78
1 DEC Class D Town Park UNA IT 8 79
UNAIT8 80
Buffer Zone UNA IT 8 Town Owned 81
Town Park Town Owned 82
Buffer Zone Town Owned 83
1 DEC Class B USACE 84
Contiguous to UNA IT 16 85
33 Acres/Preliminary-Phase 2 None 86
Town Park/TraIl Town Owned 87
Contiguous to UNA IT 27 88
Buffer Zone Town Owned 89
1 DEC Class B Contiguous to UNA IT 27 90
Burial Site Contiguous to UNA IT 27 9 1
1 DEC Class B Contiguous to UNA IT 27 92
43
93 2 R9 cen Woods -Slight/Moderate Slopes
9 4 1 06 R9/l en Brush Slight/Moderate/Steep Slopes Prime Wildlife HabltatlWetland/3 Ponds
9 5 1 1 9 R9/l Open Woods >5ac/Brush Slight/Moderate/Steep Slopes Highly Erodible Wildlife Habitat
9 6 1 8 R9 en__Woods >5ac Slight/Moderate/Steep Slope/Gorge Highly Erodible Wildlife Habitat
9 7 522 R30 Park Woods >5ac Slight/Moderate/Steep Slope/2 Gorges Prime/Highly Erodible Wildlife Habitat/Wetland/Floodplain/Reservoir
9 8 94 R30 Agriculture/Open Woods >5ac/Brush Slight/Moderate/Steep Slopes Prime/Highly Erodible Wildlife Habitat
9 9 8 R30 q,en Field Slight/Moderate/Steep Slopes Prime
I 00 2 R30 en Woods Slight Slope Prime
I 01 234 R30 Agriculture Woods >5ac/Field Slight/Moderate Slopes Prime/Highly Erodibie Wildlife Habitat
I 02 1 1 7 R30 Agriculture Woods/Field Slight/Steep Slope Prime 2 Ponds
I 03 53 Ll/R30 Agriculture/Open Woods >5ac Slight/Moderate/Steep Slopes Prime/Highly Erodible Wildlife Habitat/Floodplain
1 04 43 R30 Open Woods >5ac Slight/Moderate/Steep Slopes/i Gorge Prime/Highly Erodible Wildlife Habitat
I 0 5 1 3 1 R30 Open Woods >5ac Slight/Moderate/Steep Slopes/2 Gorges Prime/Highly Erodible Wildlife Habitat/Wetland/Floodplain
I 06 253 R30 Agriculture/Open Woods >5ac/Brush/Field Slight/Moderate/Steep Slopes Prime/Highly Erodible Wildlife Habitat/Wetland/Pond/Floodplain
I 07 1 23 Ri 5/R30/Ll Agriculture/Open Woods >5ac/Brush/Field Slight/Moderate Slopes Prime Wildlife Habitat/Wetland/Floodplain
1 08 i 94 Ll/R30 Agriculture Field Slight/Moderate/Steep Slopes Prime/Highly Erodible Wildlife Habitat/2 Wetland/2 Ponds
1 09 2 R30 Cemetary Lawn Slight/Moderate/Steep Slopes Highly Erodible
1 1 0 75 R30 Agriculture/Open Woods >5ac/Brush Slight/Moderate/Steep Slopes Prime/Highly Erodible Wildlife Habitat/Wetland/Pond
1 1 1 1 1 8 R30 Agriculture/Open Woods >5ac/Field Slight/Moderate/Steep Slopes Prime/Highly Erodible Wildlife Habitat/2 Wetland/2 Ponds
1 1 2 0.2 R30 Cemetary Woods >5ac/Lawn Slight/Steep Slopes Prime
I 1 3 1 2 R30 Agriculture Woods >5aclField Slight/Moderate Slopes Prime
1 1 4 7 R30 Agriculture Field Slight/Moderate Slopes Prime/Highly Erodible Wildlife Habitat
1 1 5 258 R30 Park Woods >5ac/Brush Slight/Moderate/Steep Slope/Gorge Prime/Highly Erodible Wildlife Habitat
1 1 6 2 1 R30 cen Woods >5ac/Brush Slight/Moderate/Steep Slopes Highly Erodible
I 1 7 5 R30 Mining Disturbed site Gravel Pit/Steep Slope Highly Erodible
1 1 8 1 1 1 R30!AG Agriculture/Open Woods >5ac Slight/Moderate/Steep Slope/Gorge Prime/Highly Erodible Wildlife Habitat
1 1 9 40 AG Agriculture Woods >5ac/Field Slight/Moderate/Steep Slopes Prime/Highly Erodible Wildlife Habitat
1 20 51 P Open Woods >5ac Steep Slope/Gorge Prime/Highly Erodible Wildlife Habitat
1 21 1 35 AG Agriculture Woods >5ac/Field Slight/Moderate/Steep Slopes Prime/Highly Erodible Wildlife Habitat/Pond
1 22 57 AG q:ien Woods >5ac/Brush Slight/Moderate/Steep Slopes Prime/Highly Erodible
1 23 41 Open Woods >5ac Moderate/Steep Slope/Gorge Highly Erodible Wildlife Habitat
1 24 21 0 AG Agriculture Woods >5ac/Field Slight/Moderate/Steep Slopes Prime/Highly Erodible Wildlife Habitat/Wetland/2 Ponds
1 25 70 R30/AG Open Woods >5ac/Brush Slight/Moderate/Steep Slopes Highly Erodible Wildlife Habitat
I 26 276 R3OIAG Open Woods >5ac/Brush Slight/Moderate/Steep Slopes Prime/Highly Erodible Wildlife Habitat
1 27 21 R30 Agriculture Woods >5ac/Field Moderate/Steep Slope Prime/Highly Erodible
1 28 1 56 R30 Open Woods >5ac Slight/Moderate/Steep Slopes Prime/Highly Erodible
1 29 1 50 N Agriculture Woods >5aclField Slight/Moderate Slopes Prime Wildlife Habitat/Wetland/2 Ponds
I 30 295 AG Agriculture Woods >5ac/Field Slight/Moderate/Steep Slopes Prime
1 3 1 0.3 AG Cemetary Lawn Slight Slope
1 32 32 R30 cen Woods >5ac Slight/Moderate/Steep Slopes
I 3 3 1 99 AG Agriculture/Open Woods >5ac/Field Slight/Moderate/Steep Slopes Prime/Highly Erodible Pond
1 34 99 R30/AG Agriculture/Open Woods >5ac/Brush Slight/Moderate/Steep Slopes Prime/Highly Erodible Wildlife Habitat
1 35 44 R30 en Woods >5ac Slight/Moderate/Steep Slopes Prime/Highly Erodible Wildlife Habitat
1 36 1 21 R30 Open Woods >5ac Slight/Moderate/Steep Slopes/Gorge Prime/Highly Erodible Wildlife Habitat
1 3 7 4 1 R30 en Woods >5ac Steep Slope/Gorge Highly Erodible Wildlife Habitat
1 3 8 1 1 6 R30 Agriculture/Open Woods >5ac/Brush/Field Slight/Moderate/Steep .Slopes Prime/Highly Erodible Wetland/Wildlife Habitat
44
Buffer Zone Town Owned 93
______________
•USACE 94
1 DECCIassD 95
1 DECCIassD UNAIT27 96
5 DEC Class B/C/D State Park UNA IT 6 &27 State Owned/DEC 97
2 DEC Class D UNA IT 27 ,98
Contiguous to UNA IT 27 99
,__
100
4 DEC Class D Finger Lakes Trail Contiguous to IT 7 I 01
Contiguous to UNA IT 27 I 02
UNAIT7 103
1 DEC Class D Finger Lakes TraIl UNA IT 7 1 04
2 DEC Class D UNA IT 7 105
8 DEC Class B UNA IT 7/Contiguous to UNA IT 6 DEC Class I Wetland/USACE 1 06
5 DEC Class C/D Iroquois Village Site UNA IT 5 &34/Contiguous to UNA IT 6 DEC Class I Wetland/USACE 1 07
4 DEC Class D Recreation Area UNA IT 5 NYS Ag.District/USACE 1 08
Burial Site ,109
2 DEC Class D Contiguous to UNA IT 24 NYS Ag.District/USACE 1 1 0
2 DEC Class D UNA IT 25 NYS Ag.District/USACE .1 1 1
1 DEC Class D Burial Site NYS Ag.District 1 1 2
2 DEC Class D UNA IT 25 1 1 3
UNAEN4 114
3 DEC Class B State Park UNA EN 4 State Owned I I 5
116
Disturbed site 1 1 7
1 DEC Class D UNA EN 4 ‘1 1 8
1 DEC Class D UNA EN 4 NYS Ag.District I 1 9
1 DEC Class 0 UNA IT 25 NYS Ag.District 120
1 DEC Class D NYS Ag.District I 21
1 DEC Class D Buffer Zone Town Owned I 1 22
1 DEC Class D UNA IT 24 NYS Ag.District 123
4 DEC Class D NYS Ag.District 1 24
125
6 DEC Class 0 NYS Ag.District 1 26
1 DECCIassD 127
2 DEC Class D NYS Ag.District 1 28
1 DEC Class 0 NYS Ag.District 1 29
3 DEC Class D NYS Ag.District 1 30
Burial Site 131
1 DECCIassD 132
2DECCIassD 133
1 DEC Class D Contiguous to UNA IT 24 NYS Ag.District 1 34
Designated Open Space UNA IT 4 NYS Ag.District/Cornell Natural Area 1 35
1 DEC Class D Town of Ithaca CEA/UNA IT 4 NYS Ag.District 1 36
1 DEC Class D Designated Open Space Town of Ithaca CEAJUNA IT 4 Cornell Natural Area 1 37
Town of Ithaca CEA’UNA IT 4 NYS Ag.District’USACE/ComeII Natural Area 1 38
45
AREA APPROX ZONING PRESEIff VEGETATIVE COVER OLDGROWTH SLOPES SOILS AQUATCITERRESTR1AL
M*aSER ACRES LAND US FOREST FEATURES
1 39 37 R30 Open Woods >5ac Slight/Moderate/Steep Slopes Prime/Highly Erodible Wildlife HabItat
I 40 1 3 R30 Cometary Woods >5ac/Lawn Slight/Moderate Slopes Prime
I 41 76 R15 Open Woods >5ac/Brush Slight/Moderate/Steep Slopes Highly Erodible Wildlife Habitat
I 42 56 Ri 5/R30 Open Woods >5ac/Brush Slight/Moderate/Steep Slopes Highly Erodible Wildlife Habitatl3 Ponds
1 43 51 R30 Open Woods >Sac/Brush Slight/Moderate/Steep Slopes Prime/Highly Erodible Wildlife Habitat
1 44 8 R30 Open Woods >5ac/Brush SlightlModerate/Steep Slopes Prime/Highly Erodible Wildlife Habitat
1 45 1 6 R30 Open Woods >5ac/Brush Slight/Moderate Slopes Prime
1 46 54 Ri5 Open Brush Slight/Moderate Slopes Prime
1 47 i 58 R15 Agriculture/Open Woods >5ac/Brush Slight/Moderate Slopes/Gorge Prime
1 48 1 70 R30 Agriculture Woods >5ac/Field Slight/Moderate Slopes/Gorge Prime Pond
1 49 1 27 R30 Open Woods >5ac/Brush Slight Slope Prime Pond
1 50 77 N Agriculture/Open Woods >5ac/Brush/Field Slight Slope Prime Wildlife Habitat/Wetland/Pond
I 5 1 23 i N Agriculture/Open Woods >5ac/Brush/Field Slight/Moderate Slopes Prime 3 Wetlands/Wildlife Habitat
1 52 265 P13 Agriculture Woods >5ac/Field Slight/Moderate/Steep Slopes Prime Wildlife Habitatl2 Wetland/2 Ponds
1 53 265 AG Agriculture Woods >5ac/Field Slight/Moderate Slopes Prime Pond/Wetland
1 54 92 Ri5 Agriculture/Open Woods >5ac/Brush/Field Slight/Moderate Slopes/Gorge Prime
1 55 1 52 R15 Agriculture Woods >5acfField Slight/Moderate/Steep Slopes Prime/Highly Erodible Wildlife Habitat
1 56 6 Ri 5 Open Woods >5ac Moderate/Steep Slopes Prime
1 57 i 92 N Agriculture Woods >5ac/Field Slight Slope Prime Wildlife Habitat/2 Wetlands
1 58 168 AG/R15 Agriculture Field Slight/Moderate Slopes Prime Wildlife Habitat/4 Wetlands
I 59 i 55 N Agriculture/Open Woods,Brush Slight/Moderate/Steep Slopes Prime Wildlife Habitat/Pond/Wetland
1 60 4 Ri 5 Cemetary Lawn Slight/Moderate Slopes Prime
1 61 4 R15 Cemetary Lawn Slight Slopes Prime
•1 62 85 M Agriculture Woods >5ac/Field Slight/Moderate/Steep Slopes Prime/Highly Erodible Pond
1 63 69 S6 Agriculture/Open Woods >5ac/Field Slight/Moderate Slopes Prime/Highly Erodible Wildlife Habitat
1 64 1 42 AG Agriculture/Open Woods >5ac/Brush/Field Slight/Moderate Slopes Prime Wildlife Habitat/2 Ponds/Wetland
I 65 94 AG Agriculture/Open Woods >5ac/Brush/Field Slight/Moderate Slopes Prime Pond/Wetland
1 66 i 10 AG Agriculture Field Slight/Moderate Slopes Prime
I 67 26 R30 Field Slight Slope Prime Pond
1 68 3 Ri5 Park Brush/Lawn •Slight Slope Prime
1 69 24 Ri5 Open Brush Slight Slope Prime 2 Ponds
1 70 i 9 R30 cen Brush Slight/Moderate Slopes Prime/Highly Erodible
I 71 9 R30 Open Brush Slight/Moderate Slopes Prime/Highly Erodible
1 72 65 R30 Open Woods >5ac/Brush Slight/Moderate Slopes Prime
1 73 1 86 Ri 5/R30 Open Woods >5ac Woods >iOO yrs old Slight/Moderate/Steep Slopes Prime/Highly Erodible Wildlife Habitat
1 74 1 86 Ri 5/R30 Open Woods >5ac/Brush Woods >100 yrs old Moderate/Steep Slope/4 Gorges Highly Erodible Wildlife Habitat
1 75 39 R30 Open Woods >5ac/Brush Woods >100 yrs old Slight/Moderate Slopes Prime Wildlife Habitat
46
STREAMS lUST CULT.REC and OTHER FEATURES £vaocuen-STAGEOF AREA
SCENIC SIGNIFICANCE APPROVAlS CONSTRUCfloN NUER
2DECCIassD Town of Ithaca CENUNA IT 4 139
Buria’Site Contiguous to UNA IT 4 1 40
UNAIT28 141
UNA IT 28/Contiguous to UNA IT 4/Town of Ithaca CEA Cornell Natural Area 44.5 Acres/Final-All Phases Complete I 42
UNA IT 4/Town of Ithaca CEA i 43
UNAIT4 144
145
1 DEC Class 0 146
1 DEC Class D 147
1 DEC Class D NYS Ag.District 1 48
Contiguous to UNA IT 4 NYS Ag.District/Cornell Natural Area 1 49
1 DEC Class D NYS Ag.District 1 50
2 DEC Class D NYSAg.District 1 51
2 DEC Class D NYS Ag.District 1 52
1 DEC Class D NYS Ag.District _____________1 53
1 DEC Class D NYS Ag.District 1 54
2 DEC Class D NYS Ag.District 152 Acres/Final-Phase 1 Partial 155
1 DECCIassD 156
2 DEC Class D NYS Ag.District :______________1 57
2 DEC Class D NYS Ag.District _____________1 58
2DECCIassD .___________159
Burial Site _____________160
Burial Site _________________I 61
1 DEC Class D NYS Ag.District 1 62
NYS Ag.District Prelim-All Phases None 1 63
5 DEC Class D UNA IT 30 NYS Ag.DistrictlDEC Class II Wetland/USACE 1 64
2 DEC Class D NYS Ag.District 1 65
2 DEC Class D UNA IT 30 1 66
1 DEC Class D 10 Acres/Final-All Phases None 1 67
Town Park Town Owned 1 68
Town Park 24 Acres/Final-All Phases None 1 69
1 DEC Class D 19 Acres/Final-All Phases Partial 170
1 DEC ClassD 171
2DECCIassD 172
3DECCIassD UNAIT26 173
4DECCIassD UNAIT26 174
1 DECCIassD UNAIT2S 175
47
APPENDIX C
THE OPEN SPACE INDEX TALLY
The Open Space Index tallies the number of features of significant
conservation value for each open space (Table 1)assigning one point to
each feature type.
E =Highly Erodible Soils
P =Prime Soils
C =Cornell Natural Area
U =Tompkins County Environmental Management Council’s Unique
Natural Area
CEA =Town of Ithaca Critical Environmental Area
48
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APPENDIX C
THE ECONOMIC BENEFITS OF
LAND CONSERVATION
By HollyL.Thomas,Senior Planner
Outchess CountyPlanning Department
There is a long-held belief about undeveloped land—that
even though it may be nice to look at it’s not economically
productive,and that it only really carries its weight in the
local tax base after it is developed.Communities in growing
areas are finding out that this belief is wrong.More and
more studies are showing that conserving open land and
choosing carefully those areas that should be developed is
not contrary to economic health,but essential to it.
The choiceweface is not one of environment and aesthetics
versus economics,after all.Instead,the fact is that land
conservation is a sound investment.Studies comparing the
fiscal impacts of development to those of open space
protection have found that open space preservation has a
more positive impact on a community's economy than most
conventional forms of suburban-style development,even
when property is preserved through public dollars.
This does not mean that open space protection should be
used as an excuse to exclude the diverse housing,schools,
roads,businesses,and services needed to keep a commu-
nity accessible and sound.In fact,providing affordable
housing and infrastructure and protecting open space all
involve using land appropriately and concentrating develop-
ment where it can best be served.
What the findings that land conservation is a sound invest-
ment do mean is that development is not a sure-fire eco-
nomic boon and protecting the resource base pays off.
Development that destroys community resources and natu-
ralfeaturesisbotheconomicallyand environmentally waste-
ful.
Economic Benefits
The following seven points indicate the range of economic
benefits of land conservation.
1.Land conservation is often less expensive for
localgovernments than suburban-style devel-
opment.
The old adage that cows do not send their children to school
expresses a documented fact—that farms and other types
of open land,far from being a drain on local taxes,actually
subsidize loca!government by generating far more in prop-
erty taxes than they demand in services.The opposite is
true of most suburban forms of residential development.In
other words,maintaining a substantial open space system
is one important way of controlling the costs of government.
To cite one example,a recent study of Boulder,Colorado's
open space program costs found the following:
Average Annual Public Cost of Maintaining
Public Open Space Lands (including debt
service on land purchases and
administrative costs)$328/acre
Average Annual Public Cost of Maintaining
Developed and Developable Lands
$2,524/acre
Closerto home,a 1990 study of revenues and expenditures
for various types of land uses in Red Hook,Fishkill,and
Amenia,by Scenic Hudson,Inc.found that residential
land required $1.11 to $1.23 in services for every dollar
etFEBRUARY1991DUTCHESSCOUNTYPLANNINGOEPARTMENT
53
it contributed in revenue,while open land required only
$0.17 in services in Amenia,$0.22 in Red Hook,and
$0.74 In Fishkill for each one dollar contribution.
A 1989 study by Comell CooperativeExtension of Dutchess
County and the American Farmland Trust found that in
Beekman and North East,residential lands required $1.12
to $1.36 for every dollar they contributed,while agricultural
land required only $0.21 for every dollar it contributed in
North East,and $0.48 for every dollar it contributed in
Beekman.
Studies throughout the country are showing similar results.
Researchers in Wright County,Minnesota,for example,
found that the average annual shortfall between taxes paid
and the cost of services required was $490 for developed
house lots larger than one acre,and $114 for quarter-acre
lots.The extent to which undeveloped land subsidizes
development,particularly the kind of large-lot suburban
development that consumes more space than it really
needs,is beginning to hit home.
The Scenic Hudson and Cooperative Extension studies and
others have shown that commercial and industrial land uses
also demand less in services than they pay in taxes.
However,it is important to remember that commercial
and industrial growth encourages residential growth.
Working farms do not.
Although the methods used in the two Dutchess County
studies do not address all variabies,the magnitude of the
differences between the costs of serving agricultural or
other undeveloped land and residential developments is
striking.Their findings agree with experience;taxes
increase as farms turn into suburbs.
2.Giving land conservationa high priority en-
courages more cost-efficient development.
Clustering involves grouping buildings on parts of a piece of
property instead of spreading them out in a way that
consumes the entire parcel.The concept of clustering can
be applied to single-family detached homesas well as multi-
family or townhouse styles and non-residential uses.Clus-
ters are frequently referred to as open space subdivisions
because they can be designed to keep the most important
undeveloped land on a site—such as productive farm fieids
or wildlife corridors—intact.
The National Association of Home Builders first docu-
mented the economic benefits of clustering in 1976.In
evaluating this tool for encouraging development and land
conservation at minimal public cost,the association found
that a sample472-unit cluster cost 34%less to developthan
a conventional grid subdivision.
These costs vary from site to site,but follow the general
principle that well-designed clusters—both high-density
clusters in community centers and low-density clusters of
detached units in rural areas—consume less land,require
shorter roads and pipes,and fit in better with traditional
community densities than dothe suburban grids and spider-
webs that are spreading across our landscape.They also
allow for the preservation of natural systems and agricul-
tural resources whose true value cannot be calculated.
When communities make it clear that protecting open space
is a high priority and that unsatisfactory designs will not be
accepted,developers areencouraged—or required—tofind
attractive ways to increase the cost-efficiency of their pro-
posals.
.
Responsible open space protection invoives deciding
where and how development should occur as well as
where it should not.By retaining the most important
natural,scenic,historic,recreational,or agricultural assets,
it concentrates development where it fits best,and leads to
better decisions about how and where tools such as cluster-
ing should be used and where investments in roads,water
supplies,and sewers should be made.
3.Communities with well thought-out land
protection programs may improve their
bond ratings.
Bond ratings are measures of the financial community's
faith in the ability ofagovernment to meet its obligations and
manage its debts.Favorable ratings save governments
money by enabling them to raise moneyfor capital improve-
ments at relatively low costs.The poorer the bond rating,
the higher the interest the government has to pay to attract
investors,and the greater the chance that potential inves-
tors will place their money elsewhere.
Bond ratings are beginning
to reflect the fact that unlim-
ited or mismanaged growth
can threaten a community's
fiscal health,while land con-
servation and sound planning
can help sustain it.The rat-
ing assigned to Howard
County,Maryland,which lies
in the rapidly growing Balti-
more to Washington,D.C.
corridor,is one example.
Howard County has one of
the most innovativefarmland
preservation programs in the
country.It stretches public dollars by combining installment
purchases of development rights with property tax abate-
ments.
In May,1990,Fitch Investors Service gave the county a
AAA bond ratingfortheissuanceof over$55 millionin bonds
for capital projects because of its record and its specific
plans for limiting and managing growth.In its report on
the bond issue,Fitch states
The recently completed general plan for future county
development is an example of the county’s superior
planning skill.A conscious decision has been made,
after discussions with residents and business,to
control future growth within the county to ensure
that the quality of life continues to be desirable.
Components of the plan include maintaining a rural
character in parts of the county,adopting adequate
publicfacilities ordinances to require that infrastructure
is in place before permitting development,and provid-
ing acontribution offundsto ensure that state roadsare
in a condition necessary to provide adequatetranspor-
tation access.
The report goes on to state that
an important and unique part of the capital im-
provement plan is the agricultural preservation
program under which development rights are pur-
chased by the county to control growth and main-
tain the area's character.
In other words,the development limits the county has put in
place,including a farmland preservation program financed
by public dollars,enhance the county’s fiscal integrity by
demonstrating the county’s commitment to to maintaining
the quaiity of life and controlling the costs of development.
In its presentationto the Fitch Investors Service,the county
argued that because its programs limited theamount of land
that could be developed,they limited the amount of infra-
structurethe countywould haveto provide.This meant that
the county would not have to go into as much debt for
infrastructure construction,and could more easily carry any
other debt it incurred.In awarding the AAA rating,Fitch
Investor Service agreed.It acknowledged that rationally
limiting growth would be significantly less expensive than
allowing growth to continue unconstrained.
The Howard County agricultural development rights pur-
chase program won the Government Finance Officers 1990
national award for innovation in financial management and
continues to attract national attention.
4.Open space protection saves public funds by
preventing development of hazardous areas.
Floodplains function well as emergency drainage systems—
for free—when they are left undisturbed.The public pays a
high price when mispiaced or poorly designed development
interferes with this function.Human encroachment on the
natural flood corridors often increases the risk to down-
stream homes and businesses by increasing the volume of
runoffand alteringtheflood path.The resulting demands for
costly drainage improvements,flood control projects,flood
insurance,and disaster relief are all,ironically,preventable
by conserving and respecting the floodplains from the
outset.Rockland County’s greenways acquisition pro-
gram was inspired by the county’s dismay over the
costs of coping with drainage problems caused by
encroachment into floodplain systems.
5.Conserving land allows nature to continue
its valuable work.
Two functions that wetlands provide for free—groundwater
recharge and water purification—are lost when those wet-
lands are developed.Suffolk County’s groundwater
recharge area acquisition program was triggered by
public awareness that uncontrolled growth threatened
the quality and quantity of the county’s water supply.
The county’s voters realized that protectingthe ground-
water system by buying Important areas above It made
better economic sense than finding another water source.
As noted above,the ability of a natural floodplain to channel
floodwaters efficiently—for free-—can cause a public emer-
gency when development gets in the way.The remedies
needed to protect life and property after floodplains are
improperly developed are limited and costly.
Steep slopes are another example of natural systems that
operate best when left alone.Woodlands hold fragile soils
in place on steep terrain—for free—when they are left
undisturbed.Too often when those slopes are cleared for
developmernt,their soils erode and clog streams,lakes,and
drainage ways.Soil is an irreplaceable resource and the
cost of dredging streams and lakes is prohibitive.
Wooded slopes also help absorb rain water and slow the
rate of stormwater runoff.When too much pavement
replaces the vegetation,the costs of preventing more seri-
ous and frequent floods and of maintaining water quality
skyrocket.
6.Open space increases the value of nearby or
adjacent property.
Results of a 1978 study of Boulder,Colorado's greenbelt in-
dicated that property value decreased by$4.20 for every
foot of distance from the public open space.More
recent studies of greenway corridor paths,park lands,and
lands under conservation easements throughout the coun-
try,in settings ranging from the most urban to rural,have
also found that access to protected open space is a
valuable amenity in the real estate market.
7.Outdoor recreation,tourism,and agriculture
are big business.
Tourism and agriculture are vital components of Dutchess
County’s economy,and both depend on the resources and
amenities that open land-
scapes provide.Accord-
ing to the 1987 Census
of Agriculture,Dutchess
County’s farmers soid
$38 million worth of
agricultural products in
1987 and employed
1,500 people on farms
and another 2,000 to
2,500 in farm-related
goods and services.
They spent over $33
million on goods and
services,which muttiplied
to an infusion of over $100
million into our local
economy.
Tourism is also a multi-
million dollar business in
Dutchess County.Sta-
tistics from the Dutch-
ess County Tourism
Promotion Agency show
thattourlsts spent over
$127 million here in
1988,up nine percent
from 1987.The agency
estimates that this rep-
resented an economic
benefit to the county of $376.8 million.Thetourism business
employed over 8,850 persons in 1988,one in every ten of
the county's workers.
The county's historic buildings and sites are important
tourism attractions.Many of these historic features are
linked to natural and scenic settings that are relatively
unprotected.Conserving these landscapes would help
sustain the appeal of the cultural sites,thereby protecting
both their historic integrity and their economic contribution.
Outdoor recreation is a major component of the tourism
economy,but also serves the county residents who con-
sider access to parks,Hudson River views,historic sites,
fishing streams,forest trails,hunting areas,or rural scenesimportantelementsofthequalityoflifethatdrewthemhere.ConclusionThevalueofaproductive farm field,a healthy wetiandsystem,or an irreplaceable scenic vista goes far beyonddollarsandcents.It is important,however,that we under-stand the real economic benefits of protecting open space.As these examples show,the benefits can range fromfilteringwaterandchannellingfloodsforfree,or avoiding theincreasedcostsofservinghomesarrangedinsprawlinggrids,to attracting tourist dollarsto the region,or influencingthebondratingsthatgovernthecostsoflong-term debt.Too often our communities are presented with a falsechoicebetweeneconomicgrowthandenvironmentalHIGHSTREETPOUGHKEEPSIE-NEW YORK-12601:ac(914)485-9681
protection.Success in attaining and sustaining economic
health depends on recognizing the economic contribution
that undeveloped land already makes.
Pew mm =oe 8
.'\
In choosing which areas should develop,and ‘
how,we owe it to ourselves and to our heirs |to ensure that important natural systems and
our most productive landscapes remain intact.
.
We should also provide for development that
will meet community needs for housing,jobs,
recreation,and services,and insist that such
development respects and complements the -
values of open lands.By following these prin--
ciples we can join the growing number of
communities throughout the country that
have found that a public commitment to com-
bining land stewardship with well-designed
development pays off.
References
Note:Many of the concepts included here were pre-
sented in 1979 by the New Jersey Conservation
Foundation,in Qpen Space Pays:The Socioenvi-
ronomics of Qpen Space Preservation.The fol-
lowing sources were used to update,augment,
and amend the 1979 information to refiect current
knowledge and facts relevant to Dutchess County.
American Farmiand Trust.Density-FielatedPublicCosts,Washington,DC:1966.
Arendt,Randall,“PatternsintheRural Landecape.”Orion Nature Quarterly,pp.24-27,
Autumn 1989.
Bucknall,Christopher P.The Feel Cost of Deveioomert,Poughkespsie,NY:Scenic
Hudson,inc.,1890
pecs onomics of OpenacoPave:The Socioenvironemics of
tion.Morristown,NJ:New Jersey Conservation Foundation,1978.
Cornell Cooperative Extension of Outcheas County and American Farmiand Trust.Cost
gf Community Services Study:Towne of Beekman and Northeast Outchess County,NewYork,Millbrook,NY:1989.
Correll,Mark FL,JaneH.Lifydahl,and Larry 0.Singell,‘The Effects of Grasnbeltson
Residential Property Vaiuee:Some Findings on the Political Economy of Open Space.”
Land Economics,Vol.54:pp.204-217,1978.
Crain,James C.,correspondence with Albert Gartiett.“Revised Estimated Costs toMaintainOpenSpaceVersusAnnexedLand.”Boukter,CO:(Depertmertof}Real Estate/OpenSpaca,City of Boulder,Nov.2,1968.Fitch Investor Services,Inc,“Public Finance-Tax Supported New isaue,Howard County,Maryland.”New York,NY:May 22,1990.Fax,Tom.Uroan Open Soece:An investmers Theat Paya—Reel Estate Valves,New York,NY:The Neighborhood Cpen Space Coalition,1990.Frank,James E.The Costs of Alternative Develcomert Patterns:A Review of theLiterature,Washington,OC:The UrbanLandinstiote,1989.Land Design Research,inc.a fanning.Washington,0.C.:TheNationalAssociationofHomeSuikders,1976.Peters,James E.“Saving Farmiand:How Well HaveWe Done?”Planning,Vol.56,No.9,pp.12-17,September 1990.Flegional Pian Association.tive,New York,NY:1987.Yaro,Robert 0.,Randall G.Arendt,Harry L.Dodson,art Elizabeth A.Brabee.DealingthinsetPiley::velooment,Amherst,MA:Center for Rural Massachusetts,University of Massachusettsa@tAmherst,1988. eee een
APPENDIX E
DEFINITIONS
1.GENERAL DEFINITIONS
n Ar al
The CAC’s definition of open areas (open space)Is all undeveloped land
characterized by an absence of structures.Some are minimally disturbed
areas of natural beauty such as meadows and woods while other open
areas,such as farms,cemeteries,playgrounds,golf courses,and parks,
have been altered by human activities.Although the open areas associated
with human activities technically constitute developed space,they retain
a sense of openness for the community.
Open Space Inventory
The CAC defines an Open Space Inventory as an objective detailed
description of all eten areas in the Town based on their ecological,
cultural,and historical significance.
Open Space Index
The Open Space Index tallies the environmentally important features found
in each open space area (Appendix C).The Open Space Inventory,Map 1,
and Index will become the official Town of Ithaca Open Space Index after
its acceptance and approval by the Town of Ithaca Town Board.
Mitigation Measures
Mitigation often has negative connotations.This reputation stems from
rampant elimination of wildlife habitat with measures insufficient to
compensate.Often important habitats,such as a wetland,is filled in for a
development with the promise to create a new one.The new “wetland”
fails to duplicate the ecological functions of the previous area resulting
in the loss of an important resource and habitat.
Another insufficient method is allowing ancient forests to be clear-cut in
return for planting new seedlings.This results in the loss of countless
species that depended on the forest ecosystem for food and shelter.
There are preferable “low impact”forms of mitigation ranging from total
avoidance of the sensitive resources to sensible siting of construction
using techniques to prevent siltation,pollution,emissions,erosion,and
degradation of valuable habitats.Many sensitive ecological features can
be creatively incorporated into the landscape design of the construction
project.If there is absolutely no alternative,the developer could supply
funds for the municipality to purchase a similar habitat elsewhere as
permanently protected public open space.
2.PHYSICAL FEATURES REFERRED TO IN THE REPORT AND
INVENTORY (REFER TO MAPS 1 THROUGH 6 FOR THE
APPROXIMATE DEPICTION OF ALL FEATURES LISTED IN THE
SPREADSHEET AND TALLY.)
The following features are of particular environmental significance to the
Town of Ithaca and describe the open areas on the Open Space Inventory
Spreadsheet (Appendix B).Not all the features below have point values on
the Open Space Index tally (Appendix C).
Active Agricultural Lands
Agriculture is a traditional land use that provides an important economic
resource for the Town of Ithaca and maintains large expanses of open
space.Accordingly,it is essential that local agricultural lands be
protected.There are approximately 5,000 acres of active and inactive
farmiand.A 1990 survey of farmers in the Town reported more than 70%
of their land was being actively farmed.50
Areas Contiguous to UNAs,.CEAs,or State Parks
The CAC recognizes that the protection of certain open areas is important
due to their proximity to highly sensitive environments such as UNAs,
CEAs,and State Parks.To insure their conservation,it is important to
50 1992 Draft of Planning for Agriculture in the Town of Ithaca,
prepared by the Agriculture Committee of the Town of Ithaca Conservation
Advisory Council.
58
discourage development within 100 feet of these sensitive environments.
These buffer zones also act as riparian corridors for species movement.
Biological Corridors
Wildlife corridors are narrow thoroughfares,allowing for the safe travel
of animals between habitat blocks.Stream corridors provide riparian
connections for species movement.Biological corridors,however,must
have greater acreage to provide functional biodiversity of all native
species.These corridors serve as linkages between fragmented habitats
and preserve biodiversity by allowing for the physical interaction of
species and their genetic material over time.51
Brushlands
Successional scrub brushlands occur on sites that were once cleared for
agriculture or by logging.Brushlands provide diverse habitats for species
that require at least a 50%shrub cover.If left undisturbed,brushlands
will eventually become woodlands.Although these environments are
valuable to wildlife,brushlands are not given point values in the ranking
index due to their abundance in the Town and their transitory status.
Buffer Zones
Buffer zones are restricted,undeveloped expanses of land that separate
existing land uses.They are important in protecting sensitive
environments from development on adjacent properties.Buffers also
create quiet zones within developed localities and separate disparate
human uses.
Cemeteries and Burial Sites
Cemeteries have great cultural and historical significance for the Town as
well as provide additional green space.Sections 292 and 296 of the State
of New York's Town Law and Article 15 of the State's Not-for-Profit
Corporation Law regulate cemetery property.Buildings cannot be
constructed where bodies are interred.This does not prevent the owner of
the cemetery (either the municipality or a non-profit corporation)from
disinterring the bodies,moving them to an approved cemetery,and selling
51 Lowell W.Adams and L.E.Dove.1989.Wildlife Reserves and
Corridors in the Urban Environment:A Guide to Ecological Landscape
Planning and Resource Conservation.National Institute for Urban Wildlife,
Maryland,and Fish and Wildlife Service,Washington,D.C.
59
the property for development.This can only be done if the cemetery has
been abandoned (no new burials within the last 14 years).There may also
be provisions for eminent domain.
Cayuga Lake and its Shoreline
The water quality of Cayuga Lake may be the best indicator of the
environmental health of this region.Cayuga Lake is an important part of
the regional ecosystem and is a public water supply for the Town of Ithaca
and surrounding communities.It is a major component of many scenic
views and a source of recreational enjoyment.The Town of Ithaca has no
special lake shore zoning or protective measures.
Cultural Sites
Sites of cultural significance such as arboretums,nature preserves,
religious institutions,cemeteries,and school properties contribute to
both the human environment and open space value of the Town.
Endangered and Significant Wildlife Habitats
The habitats of rare,endangered,or threatened flora and fauna are
essential for their survival.Significant wildlife habitats5253 of non-
threatened species are defined as "good examples"of local plant or animal
communities.Significant wildlife habitats of native flora and fauna
wildlife species occur within the boundaries of the Town of Ithaca.The
DEC and the Tompkins County Planning Department have completed a
52 If significant habitats are not recognized as community assets,
these areas will be degraded.Eventually the flora and fauna endemic to
these areas will decrease in number and be placed on the NYS DEC's and/or
Federal lists as "species of concern."As their habitats continue to vanish
and their populations further diminish,they will move up these lists to
"threatened,""endangered,"and eventually "extinct."The most effective
way to prevent this step-wise progression is to value and preserve these
common significant habitats before they irrevocably degraded.
53 Michael E.Soule and Kathryn A.Kohm (eds.).1989.Research
Priorities for Conservation Biology.\sland Press,Washington,D.C.
Chapters 4-6.
60
rudimentary study of wildlife habitats for a limited number of fauna
(including the white-tailed deer and wild turkeys).
Highly Erodible Soils:Sailsof Unstable and Severely Erodible Quality
These soils are classified by their limitations due to erosion when
disturbed.Predominantly these soils have steep slopes (20 -60 %slope)
and are subject to extreme runoff.The Inventory designates major zones
of the following local soils:Bath/Valois (25-35%);Howard/Palmyra (25-
60%);channery silt loam (25-70%);Hudson/Dunkirk (20-45%);Lordstown
(35-75%);and Bath/Valois/Lansing (35-60%).Not all soil types that are
classified as unstable and highly erodible have steep slopes,such as
Hudson silty clay,which because of its high clay content and looseness,
are subject to erosion on relatively gentle slopes of 12-20 percent.These
soils are best suited for wildlife habitat,woodlands,and pastures.54
Floodplains
Floodplains are lands adjacent to streams that accommodate seasonal
storm flooding.The 100-year floodplain is identified by the United States
National Flood Insurance Program (NFIP)rate maps.In order for the Town
of Ithaca to participate in this insurance program,certain restrictions on
zoning and construction practices apply within the designated 100-year
floodplain areas.All development and substantial improvements to
existing structures within the floodplain must be designed and built to
withstand the 100-year storm (a severe storm with a one percent chance
of occurring in any given year).Usually this is accomplished by elevating
the structures above the 100-year floodplain level.
Histori i
Historic areas include sites of former Native American settlements,
burial sites,buildings listed on the historical register,and other places
important to local history.Protection of these areas will enable present
and future generations to appreciate our local history.
Major Rock Gorges
The Finger Lakes Region was covered by two continental Pleistocene
glaciers which gave rise to two types of gorges.Long interglacial gorges
were formed between continental glaciations and shorter gorges formed
54 Soil Survey,Tompkins County,New York,U.S.Department of
Agriculture,Series 1961,No.25,p.40-41,and maps in back.
61
after the most recent glaciation.The gorges,for which this region is
most notable,were postglacial and where formed by large tributaries
which eroded the relatively fragile shales.These include Fall Creek,
Buttermilk Falls,Cascadilla Creek,and Enfield Falls (Robert H.Treman
Park).Other smaller yet important gorges are Lick Brook,Twin Glens,
Renwick Brook,Williams Brook,Indian Creek,and Linderman Brook.
Numerous streams have interweavings of interglacial and postglacial
gorges.As an example,the widest sections of Six-Mile Creek and Beebe
Lake on Fall Creek are remnants of interglacial gorges.55 Because of their
steepness these rock-cut gorges offer unique wildlife habitat and
aesthetic attributes and limited recreational use.
Mature Woods(5 acres or larger)
Mature woods of at least 5 acres provide a wide variety of floral and
faunal habitats and micro-climates ranging from the forest floor to its
canopy.Forests are essential to purifying the air and support many animal
and plant species.Woods also contribute significantly to the aesthetic
beauty,and recreational opportunities of the Town of Ithaca and its
environs.For the purposes of this report,if a woodlot less than five acres
on one designated area is a continuation of a larger woodlot (greater than
five acres)on an adjacent area,the smaller woodlot is noted as being
greater than five acres.Woodland size was determined by the
Comprehensive Plan maps,field evaluations and the EMC's identifications.
Meadows
Meadows provide scenic views and are essential habitats for open area
species.They occur on sites that have been cleared,plowed,and kept in
cropland or abandoned.Most meadows are periodically mowed,although
some are created by fires,blow-downs,and the activities of beavers.
Because of their transient nature,meadows had no point values in the
index.
Moderate Slopes (10-14%grade)
Moderate slopes are often found on the tops of the steeper slopes as
evidence of the Pleistocene glaciations.These slopes can present an
erosion problem if they are composed of highly erodible soils.Moderate
55 0.D.von Engeln.1961.The Finger Lakes Region:Its Origin and
Nature.Cornell University Press,Ithaca,N.Y.Chapter 6.
62
slopes are less suitable for cultivation than flatter areas.To determine
the percentage grade of a slope,divide its vertical rise by its horizontal
distance.
Old Growth Woods
Woods that have been determined to have a majority of trees over 100
years old.Old Growth Woods are unique established ecosystems because
of the height of their canopy,microclimate,and niche that they provide
for flora and fauna.
Other Physical Features
These include active gravel pits and other site disturbances due to mining;
mowed lawns and recreational fields;dedicated open space;and facilities
for educational purposes.
Ponds
Ponds provide essential feeding and nesting habitat for numerous fauna,
including birds,insects,reptiles,amphibians,fish,and mammals.These
aquatic habitats are dominated by highly productive aquatic plants
particularly adapted for shallow water.
Prime Soils (United States_Soil Conservation Service (SCS)Class |and Il
im ricultural il
The SCS soil classification system divides soils into eight “soil
Capability classes,”based on their capacity for supporting crops.The
highest producing agricultural soils are called “prime farmland soils.”
These are soils that have the best combinations of physical and chemical
characteristics for producing food,feed,forage,fiber,and oil seed crops.
Prime soils,Classes |and Il,produce the most food or fiber with the least
inputs of fertilizer and labor.Prime soils are also very important natural
resources capable of supporting the largest diversity of trees and other
vegetation than the other soil classes.Approximately one-third of the
Town's 19,105 acres are classified as prime soils.
reati |Faciliti
Designated recreational facilities such as golf courses,parks,
playgrounds,and trails provide for leisure and recreation and contribute
to Town open space.
Reservoirs
Reservoirs impound a river or stream by a dam to collect water for
municipal water supplies and recreation.They are also important habitats
for numerous species of wildlife.There are two reservoirs located on
Six-Mile Creek that are part of the City of Ithaca’s water supply and two
other local reservoirs (Beebe Lake on Fall Creek,used for hydropower
generation,and Lake Treman,on Buttermilk Creek,used for recreation).
SteepSlopes (15%grade or,greater)
Steep slopes afford the Town of Ithaca its unique characteristic beauty
and provide vantage points of the Cayuga Lake Basin.The stability of
these steep slopes is dependent on their soil types and are important for
preventing soil erosion into Cayuga Lake.Highly and severely erodible
soils are often found on these steep areas.
Soil erosion is a serious consequence of disturbing steep slopes by
development.Slope instability is commonly evidenced by sloughing,
ravelling,or gullying are caused by water seepage and run-off.Mitigation
measures such as interception ditches,permeable blanketing,and ditches
are effective in limited circumstances.Surface water run-off from
erodible soils is particularly serious on sand or silt cut or fill slopes and
drainage channels.Because of the expense of building on steep slopes and
the tax burden of maintaining the infrastructure,these locations are
discouraged by the Town.
Streams and Their Corridors
In 1966 the DEC classified all streams according to their water quality
and consequent “best usage."Streams suitable for drinking water are
classified AA,while Class D streams are not suitable for drinking and can
receive treated sewage effluent.Streams classified AA,A,B,C,and Ct (t
indicates trout habitat)are highly regulated by the DEC while streams of
lower classification (Class D and intermittent Class D)are moderately
monitored.Stream corridors5é include the lands surrounding streams that
protect the water quality and provide habitat for the associated riparian
flora and fauna.
56 Stream Corridor management:A Basic Reference Manual.1986.
New York State Department of Environmental Conservation,Albany,New
York.
64
Tompkins CountyEnvironmentalManagementCouncil Designated Unique
Natural Areas (WNA)
New York State Law allows Environmental Management Councils to
designate areas that have outstanding environmental qualities and deserve
special attention for preservation in their natural state as Unique Natural
Areas.These areas are important for preserving endangered and rare
species of flora and fauna,excellent examples of ecosystems or biotic
communities,unique geologic features,and outstanding scenic beauty.
The Tompkins County Environmental Management Council (EMC)has
identified 35 areas in the Town in its revised 1990 Unique Natural Area
report.
Town of Ithaca Critical Environmental Areas (CEA)
New York State Town Law allows towns to designate areas with
significant ecological,geological,hydrological,social,cultural,historic,
and recreational value as Critical Environmental Areas.These areas often
include wildlife habitats,forests,open space,and sites of aesthetic or
scenic quality.
Wetlands
Freshwater wetlands serve numerous crucial functions for the health and
safety of the community.Wetlands filter groundwater,recharge aquifers,
detoxify pollutants,reduce the ozone deficit,and retard flood water.57,58
Wetlands also provide unique nesting,migratory,and wintering habitats
for a myriad of wildlife species including many classified as endangered,
threatened,or “of special concern"on the New York State and Federal
Endangered Species Lists.Wetlands are regulated by the U.S.Army Corps
of Engineers and the N.Y.S.Department of Environmental Conservation (if
larger than 12.4 acres).
57 Jon A.Kusler.1990.OurNationalWetlandHeritage.The
Environmental Law Institute,Washington,D.C.
58 Paul F.Scodari.1990.Wetlands Protection:The Role of
Economics.Environmental Law Institute,Washington,D.C.
65
APPENDIX F
DEVELOPMENT PRESSURES
1.INFRASTRUCTURE:PUBLIC SEWER AND WATER SERVICE
The Town's policy to direct development towards locations already served
by public utilities is generally supported by the CAC.However,some of
the existing and planned extensions of water and sewer were approved
without full consideration of the environmental impact on the area
serviced.In the future,the environmental information contained in this
report will assist in making decisions about service extensions.The
availability of roads and of public water and sewer service in the Town
invites and encourages development that could affect existing open space;
infrastructure can be in conflict with the retention of open space.
2.ZONING ORDINANCE
There are various types of uses allowed in the Town of Ithaca.Please
refer to the Town’s Zoning Ordinance for specific zoning details.
3.AGRICULTURE ZONE
Open space located in the Agriculture Zone (AG)appears to be the least
vulnerable to development (Map 2).Suitable agricultural land should be
protected whenever possible.The low-density development (a one-or
two-family dwelling per tax parcel)allowed in this district provides
some protection of open space.However,there are few specific
mechanisms for protecting or maintaining the quality of open space in this
zone.
4.EXISTENCE OF SPECIFIC DEVELOPMENT PROPOSALS
Development and subdivision proposals already presented or approved by
the Town will affect the proposed site as well as nearby and adjacent
open areas.These proposals set a precedent for the extension of
development in their section of the Town.
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:
1.
Cons
u
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t
with
th
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appr
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p
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i
a
t
e
age
n
c
i
e
s
fo
r
infor
m
a
t
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o
n
on
flo
o
d
pla
i
n
s
,
wetla
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d
s
,
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d
aqu
i
f
e
r
s
in
adj
a
c
e
n
t
muni
c
i
p
a
l
i
t
i
e
s
.
2.
Floo
d
pla
i
n
s
an
d
wetla
n
d
s
sho
w
n
are
der
i
v
e
d
fro
m map an
d
,aeri
a
l
ph
o
t
o
inte
r
p
r
e
t
a
t
i
o
n
and
/
o
r
fie
l
d
surv
e
y
.
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c
t
loca
t
i
o
n
s
an
d
boun
d
a
r
i
e
s
are
sub
j
e
c
t
to fur
t
h
e
r
confir
m
a
t
i
o
n
.
3.
Aqu
i
f
e
r
info
r
m
a
t
i
o
n
com
e
fro
m
Tom
p
k
i
n
s
Co
.
Envir
o
n
m
e
n
t
a
l
Im
a
g
e
Stud
i
e
s
.
SOU
R
C
E
:
Draf
t
199
2
Tow
n of
Itha
c
a
Comp
r
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n
s
i
v
e
Pla
n
,
U.S
.
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a
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i
n
.
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S
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t
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of
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t
a
t
i
o
n
,
198
6
,
Tom
p
k
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n
s
Co
.
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whe
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s 30
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8
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m
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Tom
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s
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r
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a
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t
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i
t
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s
.
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r
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r
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r
m
a
t
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,
ref
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p
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'
198
0
Inv
e
n
t
o
r
y
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by
Tom
p
k
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s
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.
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o
n
m
e
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t
a
l
Mana
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m
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n
t
Coun
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l
SOUR
C
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:
Draf
t
199
2
Tow
n of
Itha
c
a
Comp
r
e
h
e
n
s
i
v
e
Pla
n
,
Tom
p
k
i
n
s
Cou
n
t
y
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r
o
n
m
e
n
t
a
l
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m
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n
t
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n
c
i
l
,
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l
pho
t
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g
r
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p
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c
inter
p
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t
a
t
i
o
n
,
198
6
,
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w
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c
a
Plan
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T
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t
199
2
Tow
n of
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c
a
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h
e
n
s
i
v
e
Plan
,
U.S
.
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r
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insur
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n
c
e
Adm
i
n
.
,
N.Y
.
S
.
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t
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e
n
t
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r
v
a
t
i
o
n
,
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R
.
S
.
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i
a
l
photo
g
r
a
p
h
i
c
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r
e
t
a
t
i
o
n
,
198
6
,
Tom
p
k
i
n
s
Co
.
Plan
n
i
n
g
Dep
t
.
,
Tow
n of
ith
a
c
a
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n
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g
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C
A
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C
A
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.
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