HomeMy WebLinkAboutSix Mile Creek Valley A Heritage to PreserveSIX -MILE CREEK
VALLEY
A HERITAGE TO
. PRESERVE
A REPORT TO THE
TOWN OF ITHACA
FROM THE
TOWN OF ITHACA CONSERVATION
ADVISORY COUNCIL
PREPARED BY THE
PARKS, OPEN SPACE, AND STREAM
CORRIDORS COMMITTEE
NOVEMBER 1990
0(-t ck
SIX -MILE CREEK VALLE)
A report to tl
The Conservati
prepared by
The Parks, Natural Areas, & Stream Corridors Committee
November 13, 1990
: ,- SIX -MIL- E CREEK.%VALLEY:- A .HERITAGE- TO ' PRESERVE
Table of. Contents
EXECUTIVE SUMMARY" :......................... ...... ....................... ...ii
INTRODUCTION,..............................,.................................................................1 :
1 .......:.:... .......:..:...: ...:...:....... .:. ........:.:. The Se.fting . .1
.::-,2. Background ;.
City/Town Dialogue.....:::::: .........:........... ..................................2.
3: The: Comprehensive Plan Context ........................:. .........:....3
DESCRIPTION. OF SIX -MILE CREEKVALLEY ...:..:......:�::. ..:.. .......:.4
. .
1: The. Natural .:Attractions:.::.:.....:............................................................ -
2. Water Supply ....:.:..:...........:...... .:..... .................: .......:6
3': Land Use .....:..::.:.:::.::::::. ...:.:..:..:. .:: ............ .:.....::..........7
. -
.4. Human Imprint .:...:.::.....:,....:. ........... ..................... ` ..... :.8
`6 Toorah ,................... ............. ....... .........13
'7::. Hydrology ...........:.:........:: ................. ... ...... ........ .............15.
Woodland.:..:::...:..:::.....:. .....::..........:1 6' ,
CRITICAL ISSUES...:..::::.:...:...:.:... .. .........:..:.: ..........:.: .............::.......::.1-8
:.. .................... ....... ....... ` . 1: Natural �Balance�...................... ... 18.
2. Water Supply ..........::. ............ .................. .:19
. . .. ............... .... .
3.. Human Uses ...........................................................2 0
RECOMMENDATIONS :....................... .:. :.. ............................ :..:....:..:.. .....21
1. Intermunicipal Liaison..:...::..::::...................
... ......:...:.... .... ... .2.1.
-.. 2. Protective Measures::.........................:...............................
.
3. A'griculture..:........:....:... : ... ........ ....:. ...........: .....:...2 2 :
Public Infrastructure.: . ..... ..:... ....:.......:... . " :. ..:...........:.2"3
.5. Public Access. ................::...........................: ...................... .2 4.` -
6. Zoning .and - Land". Use :...::....:................... ..... ............................................. 2 4
APPENDIXA .... ............................................................................................................. 3 1 ,
Proposed: Conservation District: .::...:....................... ......... ..::......3 1
APPENDIX Br ..::................:..:..::.:....:::::::.::......... ..:......... .. ...... , .: .......3 3 ,
Maps ......... .:::....................: ........ :...... ...:.....3 3.
APPENDIX, G:.:...:....:.....:........::.:.:....................
=.: .....:. ...........3 5 "
'Correspondence .......... ... .. ........ ...... ...................35,
EXECUTIVE SUMMARY,
The fact ' "that . Six -Mile -Creek Valley. is._ a valuable . natural "resource to
the.: public is indisputable. There are, however, choices_ to be. 'Made ,
about .protecting private :property -.for the public good: -This- -report,
Six -Mile ' Creek Valley: :A- Heritage to' Preserve, prepared by- the Parks,
Natural, Areas, and -Stream Corridors- Committee of- the Town .of-
Ithaca's.- Conservation-- Advisory, Co' n . L discusses the reasons to
protect the ' urea and the, 'critical : issues to, .be � addressed as well, as
recommending-,, -ways in. which --to' achieve protection ' . of the resource..
The. report was. generated, in response, to, the Valley'-s ecological
- importance, increasing development .pressure in the area; and the
City "_of.- .Ithaca'.s concern with regard'- to protecting its water supply on
Six -Mile -Creek.' --In . May- .of. -1989 -the Town and City 'of 'Ithaca' began
discussions that' focused on - protective measures that -the Town could
adopt to` complement .the City of Ithaca's landholdings in the Six' -Mile
Creek Watershed. This..- dialogue between the Town and -City of Ithaca.
'is the first of, a series` that will involve the other municipalities -'with
jurisdiction in the - watershed, namely Tompkins, County and the,
Towns 'of Dryden and .Caroline.
There are many reasons to protect --the - Six -Mile- -Creek, Valley:..: -,For
example, ; it is .'blessed with. many natural attractions. It is the. source
of clean water, for -the.` City -of, Ithaca. and:. parts" of the - Town - of Ithaca: .
The Creek, its Gorge,' 'and the-. resident flora -and fauna are, important
resources. in, .learning about and -understanding our natural
environment.; --. The beauty of . the 'area' is, all the more remarkable- and
fragile :when one considers that' -urban development -is - but a short
distance away.`,, .The Valley also; has historical- significance to :Ithaca-
" and has- been- a .place . of. recreation for its, citizens. for decades: The
recommendations' 'of this report attempt,- to balance the private
" .landholder's rights with the public;,need .for a sustainable natural ..
balance in the,. Valley, a -clean -, water-. supply; - and - continued access to
the. area for low -impact recreational "activities. _
The�'Conservat on.'Advisory Council .recommends :,that_ the: Town 'of
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-iv-
SIX -MILE CREEK V-AiLEY: -A HERITAGE TO PRESERVE." .."
:
= INTRODUCTION-
T. The . Setting
Nestled .between heavily developed- East Hill . and Eastern Heights and
-burgeoning-"Sbuth Hill, the Six -Mile. Creek',Valley is facing -increasing: :
pressure from -encroaching, -.development and resultant foot --.traffic
that 'disrupt..its ,natural."and peaceful character and erode its purity.
Th.e. magnificence of= the:;Gorge: with --its wealth of wildlife and-
"
plants, the municipal... reservoirs';_and . opportunities for . passive
recreation all' make .the .' Six -Mile' Creek "area worthy- of -protection. . lts,
:-.
fragility: -necessitates stringent -:and , timely:."protective ` measu"res..
-.-Before proceeding further,'. some . te.rminology_ needs' to: be clarified as
to how -it. will be used. in""thi's `"report:- Siix=Mile Creek, Valley.; -is _,the
land between - New :York, _Route 79 and Goddington Road., Six -Mile Creek
:
:is: the., river: that flows,:.through;�this:Valley. on its way to -Cayuga
_.Laker Since before the _Ice Age;,,the Creek has.been carving a,
:beautiful. Gorge with. spectacular.. steep _sides and impressive .'ledges."'.
- ::-,,The
words-" "Val ley",':"Creek".,- and,. -Gorge", will be capitalized
whenever, these. specific.,natu_ral` features are beingf,discussed..
The` Six -Mile Creek Valley extends' northwest through "the Town of
Ithaca= from ' the Towns 'of Dryden and "Danby to the southeast : corner_ .- .
of ;tfie City of-, Ithaca.- partof -the .Valley within 'the Town of
.That;
,Ithaca, is the;. lower -,portion --of, " a watershed extending- .ap.proximately _
:thirteen miles eastward .through: ahe. ,To.wns of _ Dryden and .Caroline to 4
the:Tioga County line-. 8ix-Mile 'Creek -itself drains*:an..area. _
encompassing:. a0proximate.1vN 50" square.. miles.-. Approximately 6.3
90
'.
square ,miles of the watershed-.lia within the. Town" ,Ithaca: -(Map-.:
=`Eo,r hundreds- of years the' Six.Mile, Creek ,Valley has served .as a ..
transportation" route. to :and from Ithaca. Prior to the; coming
-
Europeans "the Warrior Path conne.cted� the Iroquoian communities at.
_Owego and ,Ithaca: The path paralleled- the Creek o_ n .its .north side
:;
:from Cayuga: Lake to.: a point. west"of present-day_ Brooktondale: At
that point =it cro sed. the. Creek and. turned south dowri the Valley -
-towards , Catatonk Greek `and present day, Willsey.ville,, thence to
is. crossing..-- six miles from Cayuga.: Lake .-= was.: the
Owego. Th
landmark to .travelers .-on. th,e..path. -that - gave: the "Creek, its name. ,Later"
_
the :_Catskill Turnpike (now Route 79/Slaterville Road)., was.
constructed -into. Ithaca' along. the .route- of the Indian path,, and
railroads -(both now abandoned) flanked -the Creek on both: -sides of
the . Valley.. ,
Many- present-day human activities threaten, the. natural features .of
-the-. -Six-M i 1'e `Creek Valley. and- the ,quality of the "water that flows
'into the .:City's: water"supply reservoi.rs.. They include unwise. .
residential and commercial: development, insensitive agricultural
practices,; and recreational overuse.-, However, we believe that -:by
working in concert, concerned -citizens, and local governments can
bring -about the land -use policies- and other -protective. measures -
`which. can- ensure- that this'irreplaceable natural resource is
: preserved, for generations -to'.. come.'
Z. Background: City/Town., Dialogue
The origins of this report .lie in. a -series , of discussions between-
-Town ,:and -City of: Ithaca -officials and staff centering on the concerns
" -of the City ."regarding development..in the= Six -Mile Creek Valle_ y ' and
- potential Adverse impacts of such . :development on the water supply•; ;
. of .the city,. and .the natural -areas' on `either. sides of the Creek. These
discussions; -.which began in May.:of '1989 ,resulted in a :memorandum ,
_March,.1.990 from H.-Matthys-;.*Van Cort,. Director of the Department.
of,� P.l:anning .and Developme-nt: for, the' City -of Ithaca,' -'-requesting that
the Town-I'of, Ithaca irivestigate .:ways.,in which it, in,, cooperation with,
the.:, City., .could ..better protect the `Creek and,,surrouriding - natural'
.areas" (See Appendix CY
The'. request. by `the City .was ,referred by °the Toinrn- Board to -.the =
Planning Board," which -.`referred ,it to -the_Town oft Ithaca- Conservation
Advisory--Co.uncil.-The 'Parks; Open Space, and Stream- Corridors,`-.. _.
;.committee was -;then charged by.the` Conservation --Advisory. Council.
with.-the..task`�-of investigating:.ahe, :Six -Mile, Creek Valley- and making,
recommendations onz appropriate mechanisms for .better .protecting
the Creek,"and surrounding, :environmenf..This .report' contains the
:` results of th-e committee's, investigation , And.. deliberations-
3: The Comprehensive`" :.Plan Context
The Town of Ithaca is:. currently ' in ..the process: of developing ' a new.
Comprehensive Master:Plan to guide the Town-as._it progresses
through the.: next twenty years: Some -of the issues 'which " the
- new .
1.Comprehensive •Plan ..will 6e ,addressing. are: better `growth
management tools; preservation_.of open space; preservation. of
..'agricultural, .lands; provision of- -adequate recreation facilities for, all
town residents; public, infrastructure, including public: water supply;
and protection .'of our Fakes .and -streams.-
This plan is being. produced under the oversight of. the Town of Ithaca
Comprehensive Planning , Comrriittee(.CPC):: Those portions of: the
Comprehensive Plan'.that,are, for "address. environmental- issues- and .
- natural areas have been delegated: to; the Town of= Ithaca
Conservation Advisory Counci.i. The draft of the Comprehensive Plan"
is scheduled, to" be completed .by late this -year; and the -final, version
L adopted. .by., the Town .bf "Ithaca Planning- Board in 1991'..
We hope .that 'the Six=,Mile Creek Valley report will be considered
part of the, overall Comprehensive Plan, .for the Town _of Ithaca'. In
preparing it, the committee. has focused,: on the -Six-Mile Creek
Valley, however; .the ;problems of .other: stream corridors within the
town; such as Cayuga Inlet, Fall ;Creek, and Cascadilla Creek were,.: .
never..far from the minds ofcommittee= members Thus the
Yecommendations made, in this' report,. while addressing- the need to..
.-',better'- preserve the. Six -Mile, CreekNalley ,and its important open-
space and water° resources,, are applicable - in most respects. to other
'. stream corridors in the 'Town -_of `Ithaca.` The': Parks, Open Space, -and
Stream.:_.Corridors committee has. thus striven -over "the course of 'its..
.work. -,to create a document.".and, set OVrecommendations Ahat� are
complementary to tFie .overall -,effort to prepare a new Comprehensive -
Plan for the Town of Ithaca; and: which can, be incorporated into .the
Comprehensive= Naster,",.Plan at'the--appropriate time.
DESCRIPTION OF_SIX-MILE-.CREEK VALLEY
1. -The Natural -Attractions
- The Siz-Mile. Cre'ek"Gorge fr6m'''Van 'Natta's .Dam in' the City of Ithaca..
upstream to` -Burns, Road is a,'prceless natural wonder. It is" an area
of -:flowing: waters, impressive' .rock., outcrops,-, pristine woodlands,
and 'spectacular vistas. Plant',and , animal- life abound, - and they
attract - large numbers of, students, and .observers.. Even though the
Gorge is surrounded by hundreds of homes, and within walking
distance of downtown Ithaca, its . has managed to survive people and
' progress. .. _
Since the Gorge has recently -b:en- named the Elizabeth - Mulholland
Wildflower Preserve, we. shall comment first and at length on" its
wildflowers, This watershed js, one - of_ the most' unusual wildflower
areas in -New York State. - Other: places in the state are noted' 'for
displays: of one or two species -,'of- ,wildflowers. Here- however., in Six
Mile Creek Gorge, we have a;; springtime spectacle that..is ..truly
outstanding;:.:.
Early in-_ April, Ithacans go to .the Gorge to see the first bloodroots
and _hepaticas, harbingers .of -a ;pageant of blooms that will, in" a few
short weeks,'' transform the silent.: woods into a 'spectacle 'of form',
:and, color. 'Next come`- the trout lilies,: wild "ginger, and spring
beauties. In the last days "of April new blossoms are added to the
-list.' Dutchman's breeches,., squirrel corn; red and white trilliums, and
toothworts.Most of these species are still in bloom when their
_ranks 'are_ augmented further, with: the addition of bellworts, . bishops. ;
caps;: Jack-in-the-pulpit, Solomon's" seals, ,and. a variety of"violets. '
By mid -May the woodland floor is an .unbelievable wild garden,, a "
natural phenomenon_ that must be ._witnessed to be appreciated, -but "
°".o.nce seen is- never to- be --forgotten. -As this crescendo. of color .and:
line subsides, late -blooming species ."such as, wild. geraniums,
columbine; and mayapples come .into their.own. The bursting, of tree:
_buds .and the .subsequent, closing of -the -.canopy overhead signal the
cl"osing of ' the :.wildflower spectacle.
Although spring provides -the "big show", there_ are plenty of°"blooms .
_.; to fill the: summer months. Early., in. --July;- chicory,, (that famous coffee .
substitute)," opens its, soft blue . flowers., Providing ayellow= backdrop
- 4"
are the primroses and assorted sunflowers-, while ."yarrow _lends
splashes of, white. along.,the..many- -paths. ,The list -.of summer
bloomers, -.is being enlarged: "with:- the. reiritroduction,- of .'species
formerly ' present in- -the.- Preserve,.µ
As'the summer blossoms- fade, their places are taken by asters and
goldenrods "in_ such profusion that .they .provide. us with .a - veritable
riot of. color. They, accompanied by-..thebrilliant hues of autumn
foliage; ring., down the, curtain on.. the Gorge's annual ,festival. of color.
But this unique wildflower 'heritage is, not, our only concern. For
there.: are other life forms in the: Six=Mile , Creek Gorge-,that;merit - our
"
,
attention_- -and protection. For.'example., bird watchers know the area
_
is home,. to some of our most colorful.- and sought-after species. From_
the deep woods comes the, rolling drum calf :of the. Pileated "
-
woodpecker. Early morning saunterers � hear` a-. different drummer: the
"
Ruffed Grouse: Oak -stands are homes for Scarlet Tanagers,` while
Warbling Vireos -frequent cottonwoods -,and willows: "Along" 'the _
watercourses- one. hear's the -wild-, clear song of the -Louisiana` Water=
Thrush and . the-. rippling =ditty of _the Winter Wren. Predators .are there
also -.in the form .of Cooper's Hawks,, _Broad -Winged Hawks, Screech '
.
'Owls -,.and - the; . secretive Great -Horned ,Owl:
Mammals 'ar.e ,present; too, but by keepirig' from view they -also _hide " =;
" .
= -. their real numbers..- From their tracks we know deer and fox are
'Present., And with 'oaks -so numerous, --there is .plenty of: food' for .
Chipmunks, and gray,.'squirrels ;,Beaver : --.. perennial favorites with ._
;children -- now occupy a -lodge on, the far, side- of Van Natta's, Pond.
i
within the -City; occasionally they are, also seen farther.- upstream.
Lower -forms 'of life that - find haven, in' the Six -Mile -Greek Gorge =.
deserve-- our concern because they are, part; of the whole complex
.
fabric of life that makes the place. what it is: a 'most: special,, place. -_.-
Its insects; frogs;. salamanders and,,, yes,. even its snakes deserve
protection just- ,.as --much --as the wildflowers.
`
Some; people:-' maintain that the:. best.,. time,: tovisit Six -Mile: Creek
.":Gorgeis"a winter night "when- the,, -moon" shines ,brightly and snow L; .
..blankets the; forest floor:. Whether _ one agrees, or not;
_there is, much,.to,::
and wy,..,,leafless winter-woodsfor then-
.
.every .furry. -foot: leaves . a written record in . the.. snow for . all to read ....:.: ,
and . interpret: :That." is when the delicate _-tracery of ;tiny: feet .informs.
"us that white-footed: mice and short -tailed shrews: share these
.:
=5-- .
woods with" larger creatures,.:.. -That .-is when .we can , pick , up ,the . track ;
to ,discover where deer, -and: rabbits were . going. for food. and shelter:,:
On sunny days .when winter finally loose°ns its grip, hikers in:: the =
Gorge enjoy .I'istening .to the ,clear "fee -bee" whistle, of the ;
chickadee, while the ringing "peto-peto-peto" --song of the tufted
- titmouse drifts earthward -from Ah.e - oaks. These harbingers inform us
- that the first .hepatica :and spring beauty ,;bk ssoms, will soon grace
the woodland' floor, that, anotherin that. endless cycle: -of -the-.seasons
has been. set 'in. motion.: =
What .will: future seasons 'in Six -Mile Creek Gorge be like? Will , they. '
resemble our' description?.,, Seriously threatened "by, development.
pressures, the -Gorge'.. is at a. critical - juncture in .-its ,long-. history.
Among the factors contributing, to" the 'diversity- of life.. in' "the Six
Mile Creek corridor is,. the ' large, open, natural expanse where
woodland,.:wildflowers, -and water interplay. -Careful, .planned action
is -imperative if: the Gorge is. -.to' -,:be delivered -from the: many, threats
it, now: faces: -
2.: Water" Supply
Six -Mile .Creek "has: supplied,- the ..C.ity-of Ithaca -.and parts -of .the Town
of =Ithaca with _water since` 1892".'.when the. Ithaca .Water and Light
Company purchased the mill and _ Aa - at Van Natta's _ to supplement
its � existing 'supplies. ,:-','-A decade` later the company -built Thirty Foot :
Dam' and laid .a twenty=four" inch aqueduct along the. creek to. 'connect _
the: reservoir created by the new,. dam with their Van'- Natta's "Dam.
" complex. • In 1903 .the ,City acquired ,the facilities of -the -Ithaca
Water and Light Company. '.'Within just a' few years;,. it began
'construction -of the Sixty., Foot Dam:" _ The ,dam and reservoir were,
completed. and';began, supplying water` late in 1911.:(See -Map',#6.)'
..'Since .it :is the geographic,.. social; economic and governmental center
of Tompkins `County, -the City of ,Ithaca (ands,, therefore, , its water
. upply) is used : by far more -people than. `just City. residents:- . Because,
-the Town of Ithaca -.surrou.nds"the -,City we-. often find -our- affairs
`-intermingling'_: and..influencing . one another. The- quality;'and"..
availability of', water'. in- the one municipality does -"effect the;' other:
:Town. residents- who `,go� into the -,City .for work,, recreation, --and dining,
and whose.:children. attend schools, within City_,'limits,.-use water
from- the City. reservoir , on: 'Six -Mile--_ Creek, .
,6
In addition,:.altlougfi. the". City_;is ,`not a .member, of the Southern
Cayuga Lake Inte.rmunicipal Water - Commission _(Bolton Point), it
supplies.'Six-.Mile Creek -water";to.. those portions of. -'the -Bolton Point
: Iwater system that - serve Town",homes and Tompkins Community
Hospital on .West Hill, -in. Renwick Heights, and along East Shore
Drive,:.and those portions ,of .the -,.In letValley served by , public water
(Map- #2).. The Town 'of -Ithaca', ,in: its role of safeguarding the -health
of., -its ,citizens, needs to, ensure, that the water in -the, Six -Mile Creek ,
Sixty=foot reservoir. is ,protected:, from undesirable , impacts of ,
development: in the -Six-Mile Creek Valley and the concomitant
attendant, human: activity. in and around_' the Gorge.
.,At., the,,-. inception of the:"Bolton.'Point .water system in 'the 1970s, the
City. 'of Ithaca was invited..to "participate- in the new consortium, but.
decided .to continue with.. its own, :independent system using water'
frdm the Six=Mile- Creek- reservoir. However, the.: City of Ithaca - water .
supply: system, and Bolton Point .are interconnected, and each system
can supply' the other. -should- the need' arise. Although City
membership in Bolton Point may, have benefits attractive to both
Sides,,' with time perspective we can. see that having a diversity of
interconnected systems -that can 'be -relied upon -to ease maintenance.,
or in the event of an emergency, -benefits everyone: It is
advantageous -for all _.,citizens--who,`use municipal water to' ensure
this backup.,supply for. 'as :,long, as the.: City .deems Six -Mile Creek a
_,viable' water ' supply source.,,
3. Land Use
Land use in the Six -Mile Creek Valley" is :a mixture of residential,
agricul,tural," and -limited institutidn' al:: and: industrial uses (Map #3). ` -
Development within the Valley.~,has :occurred for the - most - part on the,
north. -side, along and above Slaterville .Road (NYS Route ,79).-This=
development` is in the `form.:.of,slow and, medium -density residential,
Ancludirig single-family:. detached.' _units;, duplexes, and attached-
dwelling, units.,On the;. southern,: side of the Valley development for
:- :the, most part has been .limited, to low' -density rural: _residential
along :,Coddington Road.-. Substantial, low and; medium=density
residential',development, -however,. does `intrude-,into'.the:.Valley in
-_the .,area between the" City line "and " Northview- Road. ,Also on the south
side of. the .Creek, =immediately adjacent to the City* is Therm;
Incorporated,:.a `"local -:high-technology ,industry;
The land immediately adjacent, -to : ahe Creek on both:.sides --`. except: ;-
for a vent' short-sectiior -- is owned by the Cify:-of� Ithaca a_nd:-is part
of its watershed area. This . area, covers - approximately-'590- acres and -
provides a :predominantly --woodland;-buffer strip ranging - between '400 =
and ;1 000` feet � wide on either side of ;the Creek and ,the two-",
reservoirs., located -.within the watershed:'area :(Map,-#4).-J -
4. Human imprint =
a).Recreational Use Through the.`Years
People have -used the Six -Mile Valley for recreation since, the early
1800s. In,:the, early days a. favorite trip was from Aurora Street up
the. Gorge jo what is now, Burns -',Road. Upon reaching Burns,' a: left
turn and ashort tramp up the :hill -.brought, the -hiker to an, inn: -on -what .
is now Route 79.,wherea-- meal _could --be had and a buggy. ,rented ' for
. Genraf Ithaca children -gown
.ride bck-"to: Ithaca:the .e.
up...
playing in the Gorge -= dangerous but fun.
Today the Six -Mile Creek Gorge is . probably more heavily used for
recreational, purposes- than at any other t'ime.: Ithaca; has grown; and
one facet of. ,that" growth .has been residential development;. _
spreading. southeast: along Slateryille :.and Coddington_ roads.:. The
Gorge -is now situated- between : the suburban neighborhoods on, South
Hill and East Hill, and,.easily :accessible to : thousands° of people from.
Hudson Gibes, East -State and •Cornell Streets.. The. Van Natta
entrance; is: -only =four blocks from downtown:
Residents use. the -...Valley. ..pr.imarily for passive. recreational ' pursuits::
walking, binding; jogging., hiking,: dog exercising,- fishing, _sunbathing;. '._.
painting, photographing, drawing;. and simple ,viewing of the
wildflowers; and scenery: Because of Six -Mile. Creek's_ status as a
public water ,;supply,; :state'_; health.' -'regulations rule,. out- -swimming: .._ .
Below the water supply, 'improvements'. and safety features that a -
public swimming :facility `would, require,, ":(life guards, 'rescue.-_
equipment, rest rooms' a.� road..for,:e.me'rgency` vehicles,. ;etc:) would...
destroy the .beauty and quietness of' -the reservoir_ areas.- But despite
: the., best efforts ;of the City and ;State police- and the ' City's :Gorge
Range:r,: illicit, --swimming continues and causes a number ,df,�-In
water problems,, most, notably, ,.parking -along Route 79, at the service
` road to the ,Sixty -foot' Dam:
-8-
Six -Mile. Creek, and its Gorge- ,are also educational "assets- fo the '
- community: The,' -location--" of the .Gorge acid , its - complexity make it a
fine .outdoor'..classroom :for scho�ol.-children ;and Cornell. students. Its,
many and :varied natural -features ,and. -.conditions `= terrain;_ flora,
` fauna; climatic conditions,. habitats =.= `.provide an ideal.. outdoor, ;
laboratory for research.
In..1984 the' City of Ithaca -Six-Mile Creek. Study. Commission .,
published a report entitled "People and. Preservation".' which'. .
recommended` two -concurrent- uses -for the Gorge (aside- from --the
overriding one. of the Gity water supply of the upper -reservoir):: (1)
the Wildflower, Preserve, -and- (2) a -place- for, passive, recreation. The..,
Ithaca Common Council endorsed this_: concept and appointed- the -Six.;. .
�Mile..,Creek'Overseer,-Committee to oversee implementation of; -the
report's recommendations- as adopted. Under this arrangement the
- City;;,of. -Ithaca Department: of Public -Works rand Circle Greenway �(a. ;
committee "of 'City and Town citizens- charged with the .devel-opment
and maintenance of the: Circle Green''Way path: system) have certain
'maintenance,, :monitoring;- and .e'ducational responsibilities- . within -
those areas of: the Valley-.and.:Gorge:under, City ownership. This plan, `-
has` worked 'very well'.and' was further, strengthened when a City
Gorge Ranger. was.appointed to- patrol the area_ during,,the .summe-r
months: :
The general plan is' to. have .walking paths, from -,Van Natta's. Dam -to
the "Thirty-foot dam area .with :scheduled'. litter -pick-up and .path
maintenance: Upstream", from 'the '.Th'irty=foot .dam the paths 'become
rougher. hiking::trails. The area- -around: and. upstream - of "the Sixty -foot;
dam reservoiris, .due to New York: State., watershed . regulations, off
limits to the public.
' Passive- recreation can. be..carried _out with; great:enjoyment `in� this'
beautiful natural, setting. If is, generally, agreed thatthis naturalness
should. be retained. The Gorge should not become; a",park: ;
b).Adricultural .Use ..
At one time. agriculture=;was the predominant human. activity:_in the T.
Six -Mile: -.Creek _ Valley. Cropland -and pastureland_ extended --from: the"
upper slopes, of�'the Valley: down"almost -to .the .- Creek- itself. Many -
places= in the Valley which, are ,now -woodland; or_.rapid.ly .becoming.,-:
so, were . actively'.farmed: as late' as -the :early 1950s.
-9
Today agricultural` activity in, the .Valley .within the Town `of Ithaca
is limited to. a vineyard :on the,
side" and a.".farm in -the far
southeastern.',corner, of _.the: To-wrn-;._°off Coddington Road.'. Although
: there is relatively. 'little, agriculture in, the- Valley at- this: time,'."
.pesticides, soil erosion; .and nutrient loading from, fertilizers and ;
livestock wastes. are,,potential' dangers to -the water quality: of the_
Creek -and must not: be -dismissed as, unimportant.
c)= Housing
Historically;. housing "has not impinged -greatly_ upon Six -Mile Creek :
Gorge; single-family, .houses- were _sited: along Route 79 or-.Coddington
Road- with '-deep rear yards or -fields as. buffers between them -and, the-,
;Gorge rim. An "exception to -this -is the --recent Commonland =
-Community, portions of which are built close 'to- the:,rim of the Gorge.
Some._ - units . of the project are- .visible,- from within the Wildflower,- " '
Preserve itself. In addition to .Commonland,, a single house'- recently,'
built :in the. City. below, ,Crescent Place. between the old railroad - bed
and-,;Van'Natta's Pond impinges -oh-the Gorge.
The intrusion of. residential development into' Six -Mile:' Creek Gorge
has been relatively` limited- to- date,.. but the potential for -future
homebuildi.ng activity:� exists in. ; several .locatiions on -the edge -of or
Within the-. Gorge, itself: Several. houselots exist in the City...and
- Town -o.n the south side of° the Creek, =between- the -lower-.railroad :
grade=.and the'Creek itself. As mentioned above, one home has-been
built in., this'' area in 'the- past. Year. In..additioh" to- the intrusion into
the .Gorge -caused-by-7homes on these, lots_ , development-- of them would
require .driveways that :would cut .across the "Town't:proposed. South -
Hill, Recreation.' -Way; these driveways would create. potential -safety.,-`,
-' hazards to. recreationway usersand reduce its: recreational value.
Also'of concern are several larger: tracts of land on- both sides of
..-Creek in close proximity to the Gorge, which could be subdivided and'.
:converted. to 'new residential : areas;
Residential ;development carries with it. a" number. of adverse
impacts on --the Gorge, environment and -the Creek. :More people living ;
: ;around ,it "has meant; .increased-recreationalruse -of' the: Gorge; with -an
attendant- increase: in, 'wear and ;tear-" "on :the, Gorgp,'.environment., . New: ". .
houses and roads increase stormwater runoff: from : the. -land. This
runoff :dumps urban'-pollut_ants ' such ,,as: -detergent filled waste. water, ".
lawn pesticides, .road oils -and heavy, metals,-and,.,wihtertim6 road
salt and grit .into streams running into, the Gorge., Soil- -erosion -may,
also Have significant adverse impact. on ,the Creek and Gorge:
In addition, . "a -very real. problem:,with residential . development ,in
close, proximity -to :the.-Six-Mile;..Creek-Gorge is 'th.e possibility of
-garden .plants migrating. down. into.,` the Wildflower .Preserve.: The
po.tential.`ihtroduction of, non-native _species into 'this' area .;could -
potential.
greatly damage. its -value as a. _research - and recreational ' 'resource. to
the community as well as ..change- fauna,. patterns.
d):Industrial Use ;
Therm,- =Inc. is:- presently the only .active industrial`. plant. in the,
vicinity -of Six=Mile Creek Gorge.- Located- on the south _side of the
Valley,.. just.; outside th-e .`City limits in '-the Town of Ithaca, .the
company employs approximate ly;400 persons'. It .man:ufactures
precision components for` turbine --machinery., ,-Therm,; Inc.. presently
owns . approximately ,35'.acres of.- land,' of which an estimated'.10` .
acres are covered by', plant. buildings and: parking areas:.,The
.,,remaining lands, owned by the company are, undeveloped brush and .
. new forest- .growth.. '-They are located_ between the plant complex and
Six=Mile. ,Creek Gorge, and serve as a buffer. :.
: Therm-,: Inc.. owns -the.,former DL&W railroad right-of-way entrance
into the' -Gorge from Hudson Street, and- has been cooperative, -in -
permitting:. public -use ,of the railroad.. bed. for walking.,- . Most recently:
t, has- granted the Town, of Ithaca an easement to allow the Town
build a .portion. of.the, South. Hill Recreation :Way on .the, lower right
of -way. ;
Within the City's'watershed lands,.'hydropower development has'.been:''
proposed, at the Van.` Natta's Dame "within the .City.; Nand at the Sixty
afoot dam at .the Upper. Reservoir ]n' the Town. The-. City(of Ithaca has '
relinquished its, licenses for. _both these _,locations for it is -not
expected -that outside developers will -be ,interested. . Van Natta's has
too." -low- a head for economical. -power production,,. and .Sixty -foot -dam;
_ ::development would be expensive build and would cause, extensive
environmental damage." ..
e). Commercial ' Used...:.
There is -no .commercial development in .the'Six'-Mile.'.Creek.; Valley
itself in .the Town of, Ithaca.. East_ Hill : Plaza at the corners of : Judd
Falls, Ellis Hollow, . and. Pine :.Tree Roads, ,however, has. -aa bearing on'..
Six=Mile Creek because;'a-'tributary., arises next to the Plaza along
This stream receives the Mitchell Street'_and ,Ellis- Hollow- Road:.
starmwater. runoff from , the pfaza and all- ;the;- surrounding-
coaimercial-:activities .'in..the .area, -and -empties into'. Van Natta's Pond;
-justupstream from the Giles-_8treet ;bridge: Stormwater -runoff and
other impacts; -.from additional - development, in the East Hill . Plaza
area could thus have a potential negative.. impact on Six -Mile -,,Creek. -
f) -.Road-s _
Route 79,,-.Burns. Road,, and Coddington Road in .the Town, and. Giles .
-Street and Hudson Street in the City" 11 provide access points into
the, Gorge.: Some- paths -,,from these points are legal, others - are aid -
time neighborhood trails that network into the Gorge. .Parking at
-these points. Js generally: a problem,. except for the' "designated Van
Natta -Pond parking area off Giles Street. maintained by =the, city.
5. -Existing Protective Me,asures.- ;
Several mechanisms to control -land- `use and protect ' the -unique.
character of .Six -Mile -Creek and its surroundings- are -already in
place.. 'These measures, however,''may. not.. afford. adequate
protection. The portion .of the. Valley. within -the bounds ,.of_ the City
Watershed area. was listed by Tompkins ,County as a: Unique Natural
Area in 1975. This. designation,.:while providing no formal
regulatory protection: to the Creek. .and adjacent areas of the; Valley,''..,.,
does call -attention to its" importance -as .an environmental- and
= community asset. Portions of the Gorge itself downstream _of the,
BurnsRoad bridge are formally , designated . as ' the Elizabeth,. -
Mulholland .Wildflower Preserve and- protected -by .the City of:.,lthaca
from undue, human intervention.
The : Town bf: Ithaca has since 1954 regulated -land .use -in - the Valley
and the rest of the Town -through zoning. ;The. Town, also has: in place - .
subdivision regulations :and an ,environmental review ' process: .
_ mandated by" the, State _Environmental ,Quality, Review Act (SEQR).
Under existing zoning .regulations-almost".all. of the land in the, Valley,. ,
within- the , Town..of .Ithaca is- zoned . for residential use. Maximum
- zoning. densities range .from approximately '0.8 dwelling units -per =
acre. in the - R-30. Re"silence. District. -(without. public; water and sewer
service), - to 'approximately 7.3 ' dwellings- per -acre., in -the. R-9
Residence District in, the. Pennsylvania/Kendall -Avenue-- area:.-
-42-
The'.Towns: subdivision regulations ;can,";provide some- protection
above and "beyond those provided by zoning through ..the: provisions
within "there that permit . "cluster. subdivision design.:,.: The' cluster
_ developrrient .;concept can : be an. effective means . of "protecting .natural
features and ;open spaces::: Under cluster, higher -density:
'ideve.lopment,bccurs .on -certain less -sensitive portions,of a -tract: of .
land-. in, exchange "for,preservation of ":natural . features and open space
elsewhere on th-e" tract: Examples: of cluster development Ja7the .Six-.:
Mile. Creek- Valley and:.adjacent,.areas include -Deer.Run,: Commonland
-.Community; , and Eastwood- Commons.,
The :State` -Environmental: Quality -..,Review Actin itself does not
contain .regulations that, directly,: protect .any -specific aspect of the
.,environment.- ,However, -its - requirement that local governments
seriously assess the environmental implications of-."their.decisions-
4ffords--both officials and- citizens:,the opportunity to: identify. and
protect significant .natu.ral:. resources,. sensitive- habitats, endangered
plant and animal species; or, other:' aspects., of, , the environment that
may be impacted by such -decisions:,: In this regard the law. and the =
process by which it ..is Jtplemented, -when -used in .conjunction- with
- zoning;. subdivision regulations,:' and other land -use. regulations, can
be-'an..extremely useful .mechanism'.'for :protecting: environmentally.
sensitive ,areas.
,. 6.-�..Topography
Topography and water are the two: elements: that most- define _,.the :
: character ,of the Valley;` especially the portions adjacent to Six -Mile
: Creek itself.,- The, -Valley's, topography shows the imprint of - the
continental- glaciers".that covered .the. Finger- Lakes -region during the
last Ice".Age. Glacial actions scooped out and deepened th"e"valley of
the _"ancient Cayuga River, of ,which. Six=Mile Creek was. a tributary,
:-:to ,form .Cayuga Lake. and' .the.: Inlet Valley, and in -the ,-process,..left the
... mouth ."of Six -Mile I Creek "hanging" several hundred feet . above .the;,the
new "lake and;: -valley floor.: -_Over the : 10,000 -to .1.5,000 years -since the
retreat of the -glaciers .Six -Mile Creek has cut a gorge:through Ithe
sandstone.' and "shale bedrock''from the, Sixty -foot Dam', to Aurora
Street -in: downtown Ithaca. As Six=Mile. Creek deepened and, -:widened _
;this ;gorge; tributaries'; cut` deep,; ravines. and mini -gorges into: the
-valle sides:
-13-
In .addition to creating the conditions" that resulted in the: S,ix-Mile .
Creek- Gorge, the -continental- -glaciers left. moraines ..composed. of.
unconsolidated rock,. 'gravel; �' and earth,,throughout the valley., floor. A
number* of pro -glacial,. -("in front of the. glacier") lakes,. formed -as -the
::ice ;receded; "also left their mark on: the .terrain. Where streams
flowed- into these .lakes deltas were .formed. Remnants of ' "a --number., _
_of these deltas 'are scattered: -.through: Ahe, valley at the. -elevations
where streams- flowed., into -the pro=glacial fakes.
As. Six-Mile',.Creek and its 'tributary', streams cut through,. these
..moraines and deltas they created a-. series of deep, steep -sided -
ravines This .terrainthat dominates the ,inner core 'of ' the Six -Mile'
_ Creek Valley: severely limits -the'.- potential ; for environmentally. ,sound
development. in-. that --area.'
Map :#5 'identifies- areas within the Six -Mile Creek, Valley Where -.-
constraints -to.development- exist,to one degree or another. Land has
been divided into one of- four, categori`es.'of.'development constraints;
these categories -are .bused- on soil types as mapped in the Soil
�'urvev for Tompkins County: NPw York (USDA, 1961), The proposed
- developme.nt restrictions are based::on soil characteristics- ch :as _
permeability;. tendency ao erode,, :depth; to, water, table, and "steepness.
-The four.- categories shown -on map #5 are:
a:=Sliaht . to . no restrictive .-dualities.. ,This, land, is' suitable- for ;
development, purposes'from ,a soils_ -and slope standpoint:: Soils
in these.' areas are, generally well drained 'or' moderately well
drained', sands- and. gravels,: or `coarse silts and loam:. They are
generally classed as .genflyy sloping -'to sloping, .-with;grades
ranging,. from 0% to "10%, with .slopes up - to 15% possible for ,
some "of the soils types in this: category: The land .in close
proximity. to% Six -Mile .Creek. Gorge has: no .areas: in, this.'category.
b.: Moderate restrictjons. -The'. development, suitability.:-0
f this. land
is limited by. -poor -'suitability of. the=.so_ ils for .on -lot septic
systems, =,seasonally high water -tables and .relafed drainage ;
problems, .and erodib'ility..:,.,So ils in-�.these ,areas tend'. to. be _.
moderately well drained, to ,poorly _drained soils.:'. They . are
comprised of heavy silts .and clays, -very .fine,, wet sands, arid _
glacial till, They: are_ generally classed as. sloping to ,.gently.
sloping; _with_ grades-, of, 0%. to .10%, although-- in'' some -,Places. some.::. -
-soils -have slopes as- high 'as"`1'5%-to 20%0.
c.; "Severe "restrictions,. -Development potential is'.,limited. _y the
poor: suitability, for: onlot septic -.systems_ and" high water and
- drainage' problems listed` .above .under' "moderate• restrictions"
:, -14- .
category,. ,Soils in these areas are'.'generally �-sornewhat. poorly
` drained .silts; clays, and .very fine sands:. They `are also marked:
by. a greater tendency to erode, and by_ shallow' depth_ to bedrock
f'or some,�.soils. in this category.
'd-.-,`Develoorhent not recommended: These areas are marked by soils
with a wide variety of restrictions_: on :their: usability. -.Some
�so.ils-. in these areas are .subject to ponding .and flooding;. -slow "
"permeability, high .water tables (h.ydric soils .fall into- this
category). Others have, moderately steep to steep slopes .in
excess'. of 25%. Some soils.- in these areas are moderately well
drained - material, b"Lit are maeked - by ':the'. presence of bedrock at
the,- surface orwithin' 24 inches of .it.::
While steep `slopes pose. major` constraints , to, environmentally sound
development~.in,-:areas close to: S.ix-Mile :Creek and its tributaries,
such slopes';.account -for-- &. relatively small,.,. portion of, the.- areas of - the.
valley., that .fall into the "severe. restrictions" or "development not
-recommended" categories on Map #5.. Many areas" of the ,valley are
covered with .soils which are. poorly =suited .to on -lot. sewage
:disposal systems. This, -is due .to slow 'permeabi.lity,. high water =
:table, shallow depth to . bedrock, or a combination .of the three.. Maps"; _ -
.#5a.-and'.5lo tenter distinguish -.,between. areas of the' valley which are
unsuitable forsdevelopment . because- of steep slopes (Map #5a), and*-
areas which,: -.,have soils which may not be suitable for onlot sewage
;:disposal systems (Map; #5b).
Maps #5, 5a, and 5b' are. intended to: serve. as guides in identifying
areas.` -of the: Six -Mile Creek. Valley 'Where -,development proposals may
be acceptable :but must be. carefully reviewed for "potentialadverse
environmental `impacts;,',dr .where extensive development; for., human..:..
use is highly ,,likely to create 's_ignificant -adverse environmental
.impacts.
.7.- Hydrology
Existing .water features within the,. Six -Mile Creek Valley. are shown
on Map #6...-,a.lncluded are streams,` lakes,..'.and ponds; a. number of .
,.groundwater aquifers mapped. as. part of.':'the-Upstate:- New York _
Groundwater. Management. Program; :and floodplains -"as identified- on
the Department" of. Housing and Urban Development Flood -Insurance = _ -
-Rate .Map --,(FIRM).
_1.5_ ..:.. `
Just 'east "of.,- Burns -Road" is .the. westernmost- point .:of a :groundwater- =
aquifer which extends ..eastward 'beyond. Slaterville and
southeastward towards :Wiiseyville. Groundwater ,aquifers,`..
according -to -the Upstate°New'York Groundwater Management `Program
. Summary report, are underground geologic formations that. "can -yield
significant amounts of -water. -to .a well or, spring". The'- best-- aquifers
"tend- to' -.occur in areas."of coarse sands. and gravels that easily store
and, transmit water. - Areas where" *clay. and .glacial, till predominate
tend to .be ',of limited: value as _aquifers: ,
Groundwater `is an extremely.. important and -extremely vulnerable =
natural resource. Groundwater; is the - source of drinking water for
many residents in the' greater: Six -Mile Creek Valley area, .especially
in- the -Town of Caroline, and Town of Dryden. -Once polluted, it is
nearly, impossible to restore to', levels; of .purity. For 'he , most
part groundwater in upstate New York has . remained-. clear and
abundant. - However across the�.state 'there have been -a'-number of
incidents of contamination of groundwater aquifers . byhazardous
- .substances; .contaminants,. -including' nitrates,. herbicides, 'and -
i pesticides are, beginning .to appear ;in groundwater supplies.
Protection of the aquifer in the Six -Mile Creek Valley is ..a Very
important concern " of"the Conservation Advisory Council:
Degradation,, Lof its water quality,,. may have °adverse consequences .for
the- quality of Six-Mile_Creek -water"and ultimately .for -the. water.
supply of the City of Ithaca and`: portions of the, Town of Ithaca.
Steps should be, taken by the -Town .tor ensure to the' extent: ..
practicable the, continued 7good, quality of the groundwater ' aquifer in -
the' .,Valley.
Streams 'designated .as "protected" by the New York -State Department
of --Environmental Conservation .are also Jdentified on the ' map..:. .
8—, Woodland ; ..
Much of the- Six=Mile Creek Valley is woodland or brush -'covered -old
old
farm fields . that, are in -the, process = of- :reverting to woodland. ' Both
the woodland -,.and brush -areas. _ important cover -.and. habitat
for..wildlife in,., the Valley. They -,are : an. integral part of the character
of `the- Valley, and any ,,efforts to preserve the Valley- for future
generations' :-must 'include measures to protect the woodland
resources of. -:the :Valley, too.
J6-
-CRITICAL :ISSUES-
1."Natural',, Balance
' W.ill am :Cowper said-, - ,".Variety's -the- .very.: spice of life." Variety gives_
zest. and .brings interest. to.' our" lives. It breaks. the monotony.:.
Surrounding oneself: witli...variety.. can" bring 'challenges -that ,foster::: - -
,spontaneity and creativity. Variety -should .be- encouraged for all .that;
it brings, to life. -
..
One of the striking aspects of the:Six=Mile' Creek Valley is the .wide.:.'
variety" .of natural features . that 'it' holds within .its bounds.. From :-
meadows'. and'woods, to. vertical- gorge -walls- from flora to fauna. .
"from. still 'reservoirs 'to rushing', waterfalls, .the Valley .nurtures_ 'a ;
wealth 'of'''natural treasures.. But --,Unlike .their human -_neighbors, who-,
can live quite `well on. ,small. parcels of. land,." most of nature's := .
_
creatures need large,. undisturbed tracts _to thrive:-, :..-
There -are several -things, that�,could upset .the natural- balance. within .. .
_..
the: Valley:.Chief among these. would be the breaking up, of .existing .: :
-open expanses sand,= wildlife. linkages into individual homelots . And'. _
„' ..
'disturbing- the land during the process, of,.building houses, roa.ds,. _
water- and sewer lines '.and ..other 'infrastructure. Damage to .fragile
.
plants during .development needs' 'td Abe m'Jnimized.. Another -threat to'
.the:;. plant life- in the Valley .is the theft of sought-after.. rare ,.species.
Native animals ne'ed'the assurance -:of' safety'and_.quietude in. order'to --
thrive.' The best- ways df-'.retaining- such an -atmosphere are., to prevent_ .
overuse of the area by, humans.: and ''to limit such% use -to be''relatively ;
_ .
_
-non-intrusive. _ - . ;
_
On; -a ,global scale, we are .beginning to see both the, -value of, diversity
=:-of;,life and the imminent threat `to.. that :diversity.- New...medicines and"
:,products as well as .the balance of intertwined species, all depend .on °.. _ .
- diversity that, once -lost; is', usually. igone forever.. Me', are- currently.--;
-
losing an, .estimated -three species per day,' projected � to escalate -.;to
an'"appalling twenty -five -_species, -per day. by-�the end�of. the d,'cade:�=At
:this rate; it is:.estimated that one -fifth' ' of _' all species. -`on +-Earth "will:, ,
become' extinct by the year 2000. The major cause:'of extinction, is
=
'the loss`:_ of habitat. . .
.The Siz-Mile' Creek Valley supports such a .wide :variety organisms
;that`;it. becomes an .obvious ..choice -for :protection as we. look. to.
-18- ;
ensure the. future quality of life in the Town. of Ithaca 'and on Planet. ' -
,:
Earth;':._
2:":. Water Supply _
-
Key, to, be "considered when taking protective+ measures in and
-.factors
around -,Six Creek are keeping orimproving the. ' water' quality 'of
the City, of .-Ithaca's reservoir and- how this waterway contributes .to, :
the supply for much .of th"e Town of: Ithaca's drinking. water -'from .` .
-Cayuga L-.ake.. With- agricultural - and _ developmental pressures:
" =
upsetting natural balances- it , is' imperative that steps be taken to. -
ensure ..the future- quality ,'of the .:watoir,.from, one. of the 'region's major..: "
_watersheds. .- ..
„
Th,ere are" several things" that we hope .to, rectify .or to prevent-, by
„
:.
looking, at_:_the Town's land use `policy in ,the Six -Mile Creek:- y:.
.
These .fall:. into two main"' cate'gories-of-concern for protecting the
"
water, 'quality: cultural e'utrophication._ . and activities of negligence, .'- _
an, 'buse.. Quite- often the two.: overlap,
Cultural . eutrophication is _the accelerated= aging, process and filling.-::.:,
in, of- a' body�-of water.,brought. about -by human activities. Key to. the
.` cultural eutrophication :process= is nutrient loading of the-, water,. .
=
' -.:which =stimulates .aquatic plant.. growth: ,As _ plant' life -flourishes and.
subsequently decomposes, .the level of -oxygen. in th' water is.
lowered or depleted. Fish die.. from. oxygen deprivation,- and .their
"
bodies ' ins turn add to ;the nutrient supply..and further deplete the. .:
oxygen supply. The. -accumulated -:organic material that results from.
this. process- eventually,, fills . in 'the .,body- of, water:. Main sources -of
" nutrient -loading -.are barnyard`,. runoff;- runoff from fields and,. lawns"
treated 'with .fertilizers;."and inadequate sewage systems.-- �Human
activity --.also accelerates erosion : as a, result of farming, .excavation;
road -ditch ; cleanin'g; ' and. -unchecked- foot .traffic.- -Nutrient. loading and-
:
-..: erosion 'are.;.of.�.concern.:: when considering .protective. measures for -the
,
Valley.
` .Activities of .negligence and abuse , are. activities' that upset:. delicate:.
=
natural .balances -,and/or. "introduce harmful 'substances, to _.the ,water. ^
Pesticide ,runoff,. frorri 'lawns; '.,gardens;: ' and farms'. Conti nues- - to 'do- its
:work,, -in the, waterways., Fail-ing.= septic systems, in -addition, to
`.contributing :,'to :the eutrophication=. process; `also- -lead to diseases ;
entering. the 'water -system. Human- negligence 'also' brings_ litter, ..
improper 'disp.osal of, toxic material,; and other -acts., that abuse .-and
RECOMMENDATIONS
Inter -municipal -Liaison
-
Since there is :further" work to� be -done,-in refining' the` intermunici'pal
-needs and management of the area surrounding Six -Mile Creek, -the ;
Conservation, Advisory , Council, (CAC) recommends that the. Planning
Board and Town Board recognize the --Parks, Open Space .and -,Stream.
-.Corridors Committee of the CAC. as the: official liaison with the City. ' .
- .of Ithaca and/or other communities. 'on, matters concerning Six -Mile
r
Creek' and ". its. watershed:
2. Pr-otective. Measures
a) :City of Itha a .
'.
-:The, City_ of Ithaca has allocated $200,000 for,'land- acquisition in. the ,
Six -.Mile. Creek -corridor for, the, purposes -of :'protecting water ' quality-
__:
in ,.the ;Upper.: (Sixty -foot) and Lower : (Thirty-foot) Reservoirs and Van
"
-Natta's-pond,` protecting= Six -Mike ,Gorge. as a Unique ;Natural .Area, and' ,
:
for:.land:`to:.be.substituted .for parcels"to . be alienated •for - Route 96
_'improvements or other purposes. In ,view. of -these., goals', :the.: CAC-
recomm.ends,- that:
".1) .in pursuing. land. acquisition .in the Six -Mile Creek Valley,the.-
:.:'City, approach "the landholders of - parcels .that have been-
identified�. as being . critical -to the protection of the ;City
watersfied area.:
the Towne be -kept: informed by the' City of all contacts. between" :.
-
the City: and Town landholders concerning. -land- acquisition
--and/or. the purchase: or :transfer of -development rights. - -
3 ). the' City .only pursue land ,deals .with .willing Town landholders.:. ,
:4.) the Town. be inv"olved"iri':a ..cooperative effort''to. draft - land -use :.. .
-
restrictio'ns. at .,the time " of. any - transfer of property. within.-,
;Town lines to- the' ; City .to: help. ensure permanent' retention ..-of
-_the. land ."as a nature preserve and: 'watershed"=protections" area:
5 ): the-C-ity,, Town", . and"- adjacent municipalities:.continue to work
:in:' concert _ to preserve the" Six -Mile Creek: Valley;_ and :its,
assets ...
-
;6) any,. parkland" acquired developed by. the. City in the. Valley"
,and
shall be -limited ':to. -passive Jow-impact uses .such - as. "those
presently -.described .and allowed -in the 1984 ,.City report,_: •.
"People .and -Preservation:". -"
b) Town- of Ith
The "CAC, recommends. that the Town. Board,create:'.a mechanism;
:
through which the Town , of. Ithaca can solicit. or accept`, voluntary
conservation easements "from landowners in the Six -Mile. -Creek "
._Valley: A 'co nservation•,easement :is a voluntary' agreement "under
which: a -private landowner- gives up- a portion of the bundle of rights
inherent .in fee simple"',ownership 'of land: In the case. "of a `
:.
conservati.on„-easement: the landowner would give up� the right to
subdivide �or-..to " use the land .for purposes other than a few limited -
.
uses. Such ;an. easement could be either temporary -- some', run for.
= 10. 25,-or 50...years .-= or permanent.
Conservation ,easements as a method of`preserving agriculture, and
open -space resources are being used with increased frequency by,
government and private organizations' throughout the " United States.
In New York _there are ..active.._easement-acquisition programs, run"- by
Suffolk County;(begun in -1976)-,and'the Town of Southampton _
(Suffolk County). and .Town of Ferrinton .(Monroe County). :
-
In ,addition to'a: program of. accepting conservation easements- from
donors, the "CAC recommends - that. the Town of Ithaca work with,
.
:the,' Tompkins .County, Assessment Department,, to ensure."that the.
-assessed - value - of, lands under :easements reflects their reduced
potential for-, development'.'. =
The .CAC recommends'`that the Town ' Board create. a. fund for the
preservation_ 'of important- natural ,areas via acquisition:, As the "Town
: works. --to- complete its Open- Space: Index; .the Six -Mile .Creek Valley.
may. be an ' area to- "target for -purchase along with . other important,
;natural areas'. of the Town.; :
3. Agricuilt-ute
there'is "still some active"'farming . in- the_ Six -Mile Creek_
corridor within. the -Town of Ithaca; since the : problems of = ... .
agricultural runoff. contribute to the eutrophication of all area
streams, ponds; and eventually Cayuga: Lake;_ and -'since- in. the -.recent ".
..
survey of the Town of Ithaca's farmers ,two=thirds showed an
interest in Learning more about, sustainable agricultural methods,
-the CAC - r-ecommends• that in: an: effort: to: keep -the. -"area's - water
..
clean the City;_ Town, 'County,and. Cornell University sponsor periodic.
-.22-.
: workshops for`�all farmers in Tompkins .County :on ways -of: reducing :
foss of .topsoil; reducing use :'of --'>fertilizers and pesticides,. And -
loss
controlling. barnyard - runoff.
The CAC further recommends:° that .farming in this corridor -be done
-in strict:accordance with =:conservation plans_ developed,. -by the U.S:"
. Soil:Conservation Service. An average soil loss of no more than one
and A. half tons -(1: cubic, yard).'per; acre- per year should be . aimed for.
The CAC 'also', recommends :that zoning regulations ensure that -"no '
feedlots, barnyards, or chemically- maintained orchards: and'
vineyards, within 250 feet -of, streams be "allowed., :
Pub.lic I'n#rastructure-
a. Sewer
The. CAC recognizes` the need':for.. improving the sewage treatment
along Coddington Road since many of the current septic systems are
.failing due, to soils that. -are- inap' ropr-iate'. for septic Leach fields.
However, a :sewer line_ may' not .be economically feasible with the
reduced potential housing -densities "for the- area as recommended in.-
this report': ; An -existing :sewer line may -,also- encourage. unwise
development- in the -Coddirigton: Road ,.area of the Valley: in the future:
Therefore, th`e. CAC recommends that the Town -investigate -
alternatives''to a sewer line ' -that remedy the- problems, on a scale And'
at -a price that -reflects. the .population 'potential_ 'of the-, area to be
i served.
-
: _ The need : #or improving' the Burns. Road/Coddington -Road intersection` .
_ as well -as visibility- and :banking. at :the curve in Rum s'road-between
Coddington ,.Road and. Six -Mile Creek is also recognized..
c.- General approach..
: Due "to ,:the `presence ,:of- the, City's water reservoir, the instability.: of :
the..Iand,.- and ..the ' number :of , rare plants -in the= area, the - CAC
,-recommend's .that:
1.) During: any<land-use planning. in the-:Six-Mile4.Creel, Valley;
Town. ,officials and . `staff atrictly- adhere to -land-use .policies`.
-as-: set forth. -in °-this proposal.. The_ availab'ility:_ of utilities "must :
not, be -th;e : driving" force for how -this area -is developed:
2)-At all..phases -of- planning:,, orand- implementation of .:utility
:: services ahe Town ,:Engineer, and work .crews -be". aware :of any :
adverse environmental affects and make all: attempts.- to. reduce
them: .
3) The CAC. -and--the .City's-;Six-;M.ile Creek Overseer Committee be
given ample notification oV,,construction plans in- _the Six -Mile
- Creek"Palley in order -.to .have the',.opportunity to move fragile -
and, rare plants.:-, This 'shouldpreferably be done_. in -the' spring or -
'are
:.fall, which- are the best .times of the year for transplanting.
Any transplantation of wild plants -ne,eds, to be done under
5 - professional horticultural supervision.
5'. -Public,.Access
:..The CAC. recommends: that the South .Hill Recreation Way: be
monitored_ for problems., that could 'adversely impact the -Valley such,'.., _
as trail . erosion; trespassing, :or destruction of plants. Steps" that
may need ;:to be implemented include:..
1) Additional posting -;of 'the area- for no -trespassing around the. -
Sixty -foot reservoir..
2 ). Signage .indicating appropriate- use of ; the area;, .and .barriers to
bicycles and ` other vehicles.
3) Other.,, educational -tactics .to, inform'.. the public .;and, specifically,
users of the area of its significance- and appropriate uses -
thereof:
4) Creation -'.of.: a: wilderness trail from the :Coddington'Road _
Recreation' Way, onto. - the; land, below -to better direct - trail users
and reduce creation of small:'paths.:If. a ' need for such .a -trail
becomes, apparent, it should .be created as _a',joint City/Town
project. with - input from ,the City's watershed manager,_ the' -Six.-
'
_Mile Creek` Overseer Committee,, andCircle Greenway..-
6. Zon'ing and Land. "Use ;
a) Conservation- District:
'==The, -CAC recommends. the -establishment 'of: a new. :zoning district in.
the Town. of Ithaca,. -called "Conservation District". The purpose of
such . a. district "would - be several -fold- -
:1.--,To -'' rotect:_:environmentally sensitive areas and contiguous': -
areas 'of `open space and -woodland within the. Town of,,:Ithaca by'
substaritially. reducing development ; densities;
~2. To' preserve"the`'.rural. character, of the out areas; of the
_ Town of Ithaca .,and -to help protect. agricultural . lands .from ; =
encroaching .development;
3. To "ensure. optimal use._of.-ezi.sting,:"public infrastructure,:_ .
especially ,water and. sewer ,;facilities;- and to . limit demand . for-:
future expansion' of -..such,. facilities by directing substantial , =
development to "areas' of the : Town; of Ithaca. where such
facilities are already , in ;place;
enhance..the.' feasibility of mass transportation: and other
: non=automobile`; transportation -options,. and to: -limit
development in-sorrie peripheral _areas° of the -Town of :Ithaca
where `distances at. present seem to require the use. of .private-.
automobiles. This is an espe,cially,.important, 'concern with
- regard :to Six -Mile Creek •Valley," given.'the -nature of Coddington
Road and ,other streets 'leading, downtown, and the � lack, of
:. alternative. alignments or. setbacks,., which would..allow
irimprovemen.ts to those streets..
Proposed language for a conservation district is attached as
Appendix A. Permitted uses in,` the�� district. -are. limited -.to low-
:. density residential• development; ,agriculture, -and accessory .uses;
.with. limits; :e.g:, offices- of a :resident, professional;, customary', home
_ :occupations;" day-care facilities; '_and wildlife -rehabilitation -
_operations.. are allowed. -.Many .of the more intense land uses ..allowed.'
_ in the existing . residence districts- :in the : Town, -such :as~ churches;
'playgrounds;, ;educational:facilities, and° public buildings,. -are .not
'allowed- - in- . the' proposed. 'conservation district.
The CAG. specifically "r.eco_mm`ends .that', the Conservation: District
:apply'.to .the Six -Mile Creek Valley: Map .#8 shows: the areas, of the _
.Siz=Mile. Creek, Valley proposed for inclusion in a new Conservation :
District:Criteria for._,inclusion, in the district include: '
1;) Proximity to;= Six -Mile' Creek and the City reservoirs, and to
= streams°"-feeding„inta:.the..Creek ,and. reservoirs;
r -
Parcel. size greater than .'the- seven .acres minimum: lot. size;
:Presence "of ."severe", or 'development. not recommended"..... : r
constraints as;.shown. on.=:Map #5; "
4,): Lack :of public: water. 'or sewer ,service. _
Residential, Aensities._in the proposed' district .-are greatly`,reduced
from those possible -;in the Residence "•District R730, -,,which is: the _
predominant zoningcurrently ,in;. force 'in -the Six-Mile,:.C"reek Valley.
The, maximum number of dwelling ,units, possible under R-30 -zoning
density is approximately. 2.3 dwelling .units per'. acre.:." ..With Ahe.
Conservation District's proposed, seven -_acre lot size,`Ahe "rh:4ximum'
,number of 'dwellings., -per.. acre"_:.drops- to appeoximately''.281 units.
Overall the proposed. Conservation` District 'reduces, the maximum :
development potential .in -the area _proposed for inclusion in --`the: zone,
(excluding City=owned .watershed- lands) •from- .up to,.11500 . dwelling .
Units : to ..approximately t85 `dwelling. units.
This may appear to be;. a drastic` reduction in land -use density.
-.However;° the -".CAC believes this;,type" of action is .necessary_ in order
to adequately prese-rve the open ,space resources and, rural character
of-, the .Valley. The- lower.,Idens'ity will,ultimately :reduce the:.need for _.
.future improvements to local, roads. to handle- increased 'traffic and.
reduce` the :need- to extend- water- and. sewer service "farther east
_ along Coddington Road ,_toward the Town of', Danby, "
The;."CAC recommends, that for areas covered by-,thisproposed
Conservation_; District. the Planning Board: waive or.� change the .
requirement .that; a' developer ded-icate' up; to ten percent of. the gross
lot area to the Town for public`. park and. open --space. usage... The
rationale for` this, recommendation is twofold:
);The reduced population densityand-open space preserved as a
=result of the aeven-acre minimum .lot size reduces the ,.need. for
Public, -park' and' open space;.,.
_ .2) Many :areas of .the Valley;: especially areas in close. -proximity .
to -the Creek and Gorge, -,should � not .be subject to, the intense _
use Ghat- .may .result --from . the -'.establishment- of, a public; .park. .
b)= Critical; Environmental .Area
The CAC. re,co.mmen-ds' that the: Town -of Ithaca. immediately _
_ ...'designate -tf1e,, proposed Buffer Zone a Critical :Environmental' Area-
- :.(C.EA)- ,per..th&- authority- granted it, under.,the New York State.,
'( Environmental' ,Quality. Review- Act. .:"'.The intent of Critical.
;.Environmental .area designation: would -be Ao' protect tfie_ unique.
natural attractions 'of- the inner= portions�-of,.the Valley- -,and the bit y'sl
: :water. supply reservoirs by automatically making. "Unlisted"
discreiionary,'action's,by Town`boards .or agencies. under.SEQR "Type.
_actions -.and -subjecting them, to .more intense en�ironme6tal _
scrutin:y•"
Tfiis" "added {measure of "protection"is justified= because the -allowed
reside-ntial development. densities undef� the' proposed. Conservation
D.istrict,:also mean;:that the number - of. -lots in 'any,, tential
-.2 6_-
: :.subdivision: would fall, .well below the .. currernt ' threshold, for "Type. 1"
-'SEQR .actions of ten' lots, ;and would -thus fall into --the "Unlisted".
category. of SEAR actions. With CEA'status ,for this area the
Planning Board -will .have for., its,, -deliberations 'a more, -complete body.
: of,.- information.. and ' envir,onmental , assessment' than that afforded_ by
-the- Short.- Environmen,tal Assessment ,Form required. -for "Unlisted"'_-.
actions.
The .Zoning: Board of -Appeals (ZBA)., too, ' would benefit from CEA
designation of the area, as. many of its, -actions concerning variances
fall:. into -,-the "Unlisted" action category.... Both CEA designation the
: ZBA :would have the benefit °of- more information concerning potential
environmental, impacts,: of "a -.proposed project. -
: To be,;desig'nat6d a- CEA an. area -must have "an exceptional, &%'uniqub.
character'.' [6_= NYCRR Part 617.4(h)(1)] covering one or more of the
::following: �;1). a' benefit: to human . health; 2) . a natural setting; ,3) =
social, :, cultural, histor.ical,: archaeological, .recreational; or
. educational-, value; or .4) an .inherent ecological, geological, , or,
.,. .hydrological sensitivity:, to, change ' that=. may -be; adversely affected.- by
any -change.
The areas of the Valley- "proposed for designation as aCritical
Environmental: -Area .in ::one way or another meet all four of the , above
criteria: A benefit. to the public health would result -form the.. --::
additional protection afforded :the- City of Ithaca's -water supply; the,
area'- represents: a unique natural, area; there are 'are certainly -social;
recreational;: and educational ."asset to -the community `to, be:,found
here; . and .the,- Valley= has-.dem_ onstrated - ecological. and. hydrological
sensitivity: to, change: - Designation, -is thus an appropriate- and
defensible protective measure; -which the Town .of -Ithaca could
: implement' Itobetter protect -the- Six -Mile, Creek -Valley. L
.. c). B"ufferm
:The CAC recommends 'that ahe :Town;Planning, Board designate -a
".buffer" -zone .=Within- portions: of,': -the, .Siz-Mile Creek.'Yalley. in the :
Town of Ithaca; and adopt a; policy ofnot approving developments
'Within ahe" designated area.- Thee intent- of "'Such:, a zone. Would-, be to
protect th.e ."unique.. natural attractions `of- the - .Gorge and ,the City
Water-, I . reservoirs ": in- the .` Gore b excluding develo mentf in
PP Y. 9 Y 9 ' P
close :proximity to the"area. Tfie.'CAC recognizes" the inherent right 'of
landowners -to gain a reasonable : economic - return from -:their =
propertyr ,however.; we .believe -that .the fragility of ,the .Gorge and the
:. =27.
importance: of the public water=supply. function, --it serves require _
-that,.development. :mt ' be allowed in-- specific areas of the ' Valley: ;
The, primary, method of-- ensuring this proposed buffer -zone would be
via the Town, of, Ithaca". Subdivision Regulations. With the authority .
granted it by the Subdivision Regulations ' the. Town , of Ithaca
Planning Board should establish` a policy of mandating cluster.
development."for any "subdivision :,proposed. that encroaches on
designated' .buffer' areas.. The cluster concept would be used to -
transfer the density allowed under the.=Town of Ithaca Zoning'
Ordinance. from the buffer zone to portions of the parcel outside -the--
zone.
The' recommended. buffer. zone: area is shown on .Map #9. .The, criteria.
used to `deterrhine the' boundariesr include.:
1.) ' Proximity to the Creek and reservoirs and to the route :of the,
South., Hill Recreation Way;
2) Area's: on- Map #5 that fall into the:"development -not
:recommended" category due- to development, constraints;, and
- 3) .The ."need to allow -property owners_ some use of their land.
= This last .concern is important; as there -are a .number of -parcels: of
land 'which we believe -sho.uld not, be -open, to development.
Unfortunately- they lies.- in their" -.entirety within what otherwise would;
be .-buffer' area. The Town could, not .legally. prohibit. development
without justly -compensating the, owners for their land.- Th.e CAC .at
this time cannot recommend -,acquisition of these parcels.
:'On the south side of the,,.Creek`between the- City limits°=and- Burns
Road -the_ buffer zone is 4or the most part . defined- by a line -200 feet
uphill.- of the- upper and lower- railroad grades. This recommended. line_
was established- -'because it encompasses both sensitive areas,,
proximate to the-- Creek., and reservoirs, and streams flowing: into
them: It also, provides -a..buffer for the South Hill Recreation Way :
= .,fr.om development uphill from -'it; and protects_ it from possible
future public- roads cutting across -,"it: Places where steep- ravines =>
extend .above the railroad beds are also .covered -by .the Buffer Zone.
East :of.Burns ,Road the boundary of the. proposed buffer; -zone
generally - follows. the.. boundary�.:of: the. "development:riot
recommended". `or "severe"restrictions -'boundaries . as -del i neated -on'
IVlap'#5 Since the. South - Hill :Recreation Way is not projected to
extend beyond Burns'. Road, it ,does' not .appear- necessary to- protect
the old: railroad right-of-way. with a 200 footbuffer. -Also there is
: =28-.
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Gw1a
APPENDIX A
Proposed Conservation District
The following proposal is referenced in this document.
PROPOSED CONSERVATION DISTRICT1
PURPOSE
The purpose of the Conservation District is to: protect
environmentally sensitive areas, within the. Town, preserve
existing areas of contiguous open space, prevent unnecessary
destruction of woodland areas, preserve existing and potential
agricultural land, and prevent undesirable development
densities or inappropriate land uses in some rural areas of the
Town.
It seeks to economize the use of public water and sewer
infrastructure and limit future expansion of such facilities by
directing substantial development to areas where such
facilities already exist.
In addition it seeks to limit congestion on local streets and .
roads and to enhance the feasibility of mass transportation
options by limiting development in some peripheral areas of
the Town of Ithaca where distances mandate dependence on the
automobile.
PERMITTED USES
The permitted uses in the Conservation District shall. be:
1. A one -family dwelling. A one -family dwelling may be
occupied by not more than
a. One family, or
b. One family plus no more than: one boarder, roomer,
lodger, or other occupant.
2. A two-family dwelling, provided that the second dwelling
unit shall not exceed 50% of the floor .area excluding the
basement of the primary dwelling unit except where the
1 Note: Some sections are taken in whole or in -'part from existing
sections of the Town -Zoning Ordinance. This has been done to ensure
that Conservation District regulations conform with the rest of the
current ordinance.
-i-
' second dwelling unit is. constructed- entirely within the,,,' .
<..basemen t ,area, it. may. exceed "50%.
2a. Atwo-family dwelling shall` be occupied by not more .than
. two- families, and each .dwelling unit- in a two-family...
dwelling :shall' be - occupied by ,not more than one" family.
Any lawful - agricultural use,:.. including a roadside _.stand::.:or "
other; structure for ,the display ;and sale of produce. and:..
other ,goo.ds produced -in- the ongoing operations of the farm _
...as ,a -seasonal conve-nience 7to"- the owner or owners of the..:
land. Any such stand shall have a :floor area not .exceeding,
square feet 'and be located a minimum of thirty: (30);
feet from= -the highway r-ighf;',of"way' line, in such a manner
as •to, Permit, safe access and' egress. for automobiles, and
parking. off .the highway right of. way.
4.. " ,In- the `,Conservation,- District, no non -''agricultural building
shall' exceed-. thirty-four -(34) -feet in height-- from: the
lowest --interior grade- nor thirty (30),-Jeet -in'. height::from =
lowestexterior- grade and,.no,_other,, non=agricultural
structure shall .be erected :-or,• extended. to.- exceed 30 feet, -in `
height.
.5 ; Silviculture and . other forest resource uses,, including the,.-
harvesting o.f, timber in conformance -with ' environmentally.
sound forestry practices:. `
PERMITTED ACCESSORY. USES; _
1.-. 'Accessory buildings, .customarily --incidental to the.. ib6vb:.. -
pe.thitted-_use-s'. ;
.2. .Officer bf resident. musician :'engineer, teacher,.. lawyer;.,
architect; or member of other ,recognized. ,profession arid,. _ •- .
quasi -profession, except that of -a doctor or dentist, -where
such office is part of the - residence . building, provided that
no -additional persons 'not residing -,-:On, the:mbe
empaoyed therein. i .
Customary home occupation; such as home cooking,
dressmaking, carpentry; 'electrical, and plumbing work :,.or :: ,
similar. -manual or ,mechanical trade; which does not
involve the ,onsite disposal -.,.of toxic .substances "or
hazardous : materials, and which" is_ operated solely by a
resident: of the. dwelling, provided, that .no additional
persons- not ,residing, on the premises may .be- employed
therein -.and that no, goods., or products are publicly ,
displayed` or advertised .for. -sale., that there be no outside
storage;:. -and that, no noise; :dust, disorder or objectionable
odor .is experienced beyond the immediate property where
such use is conducted: The above mechanical :.trades .are ,to:
be conducted in the basement of the dwelling or in A'_
garage area not to exceed,-625- square, feet.
4. VUildlife.`rehabilitation operation as defined -and regulated,
,;under 6,,NYCRR, Part 184; .provided that no noise, dust, ;
_ disorder,, or objectionable :.odor is experienced beyond the -
..immediate property where such -use --is- conducted,: and, , that
no - more . than 3 -additional. persons not .residing . on. the
premises may be employed:: _
5: Day-care homes and group.,day-care facilities.?
ACCESSORY- BUILDINGS
G: In the Conservation'. District, any nonagricultural accessory -
buildings other than garages may not occupy any --open space ;
other than -the: rear yard. The -.total lot area covered. by
-nonagricultural accessory ,.buildings. may not occupy more than
-1,000 square. feet of -any. required rear yard and, shall be not
- less than 50feet from, , any -side, or -rear . lot Aine. Accessory
buildings shall in -no case -exceed fifteen (1'5) feet. in height: r ;
YARD. REGULATIONS -
In the Conservation - District, yards: of atF--least _ the following
.dimensions are required:..:-
2Day Care::Underthe:Zoning Ordinance definition -a "day care home" provides care
;.for up'to`three children; a "group daycare facility" is ;licensed by the state
and provides care for up Jo eight children._ ;
OTHER :RESTRICTIONS` -OR REQUIREMENTS
The --following uses and activities - are. 'specifically prohibited. -in
_ the . Conservation . District:
1.. The. discharge, land application "or'disposal. of, or. any form
of underground injection -of, -..any hazardous material3 ,toxic
subs.tance4,., or radioactive` material.. ;
2. 'The disposal of toxic -substances or hazardous materials. by; _
means of .discharge, into a', septic' system. -.
3.. ,The open storage ; of Pesticides; - herbicides, fungicides and,,
.artificial-fertilzers, within:- one- hundred - (100) •fe,et linear,
- distance of :any watercourse carrying -water six. (6) months
„ out- of .the ..year.
4._ The use of septic system cleaners which contain toxic.
substances or hazardous materia_Is.
5:"The dumping or disposal of snow or. Jce -collected from
roadways or. parking. .lots i.nto:or within. -one -hundred. (100)
linear feet distance 4 of any ..watercourse carrying water six .
(6) months out of the,.year.' _
6... All pesticide, herbicide, fungicide, 'or chemical fertilizer; `.. -
applications shall. be performed in accordance with the
recommendations and.label.of the. -manufacturer.
7:�.AII commercial .applicators of , pesticides, herbicides,
fungicides',. or chemical 'fertilizers .shall.: be certified and
licensed- by the New, York .-State, Department of Conservation.
3Hazardous Material:'Any sub stance• listed in either 6'NYCRR-Part 371,-40 CFR,
Part 261, 40 CFR Part."302, including but not limited to pathological or . '
- infectious wastes-, -radioactive substances, petroleum products; organic
chemical solvents, heavy, metal. sludges, acids with a pH less than or equal. -to
2.0, 'alkalies :Withh-a pH greater -than 'or equal to' 12:5, or any material alone
or in combination exhibiting the-. characteristics ofignitability,` volatility, :
corrosivity,; 'reactivity, : or. _ EP. toxicity:
4Toxic Substance: any compound or material which _is or maybe harmful -to „
human health--.as-defined by, Sect 4801 - Subdivision 2 of the new York State
Public Health.'Law
.-v-
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APPENDIX B
Maps
The following are maps referenced in this document.
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APPENDIX C
Correspondence
The following correspondence is referenced in this document.
Susan- Beeners -2—
Six Mile Creek March 21,-1990
On —going:' Mapping and updating of maps as -process moves
forward.
If ,you have any` items , to add .to this 'li,st,_ I would appreciate
your letting me .know'.
The process for resolving these issues.'isas follows: You will `
bring the issue to the -Town Planning Board, re"questing that it be
referred -to the Town Conservati'o'n-Advisory Co-u.ncil. If all goes
well -,-this will happen at -the April 3' meeting of the Town
Planning Bo.a=d.
If we .'are s.uccessfu-l. -in having this referred to the Town CAC, a
committee will then be.established including members of'the Town ,
CAC, Town planning staff, C.ity,,,planning "staff, City elected
o-fficials and others as appropriate. I would appreciate the
opport-unity to discuss this committee with yo'u after this has
gone to the Town CAC.
Again; I'd like to thank' you for your efforts on, this pr.oj.ect to
date, and 'for your timely not'ificat.ion-- to, 'us of t.h"e Auble _
subdivision request.; I look fo-=ward to working with you on this
important project.
cc: Mayor Benjamin 'Nichols
Peter S. Wee'd
EPJ—SixMile.mem