HomeMy WebLinkAboutEnvironmental Review Committee September 4, 1997To: Town Board
Town Planning Board
From: Conservation Board
Date: 8 September 1997
Re: Proposed Mecklenburg Heights development
N H IN � --)
S& 8 X997
TOWN OF ITHACA
PLANNING, ZONING ENGINEERING
The Conservation Board (CB) has reviewed the sketch plan for the proposed Mecklenburg
Heights development (#9708253). While we realize this is only sketch plan review, we felt the
materials received were inadaquate to make a determination of its environmental significance. We
would expect more detailed information will be forthcoming should this project move forward. To
facilitate future reviews the CB feels the developer should include information on the following;
1. Storm drainage. Surface and storm sewer flows will directly affect the adjoining properties
and storm drainage infrastructure in the City of Ithaca. Applicant should provid the information
necessary for Town and City staff to accurately assess the magnitude of impacts and determine
the adequacy of any mitigative measures proposed by applicant.
2. Traffic. Volume, periodicity, modal split, and accident data must be provided in order to
evaluate the need for, and adequacy of, traffic control measures to maintain appropriate levels of
safety and flow on Mecklenburg Rd. (State Rt. 79) at this location where topography and
differential vehicular speed levels are pronounced. The data and evaluation should cover a section
of Rt. 79 extending beyond the intersections of West Haven Rd., in the Town, and Warren Pl., in
the City.
3. Use and development of the remainder of the property to be subdivided, with special emphasis
on the portion of the 47 acres which applicant proposes to purchase. Desribe the purpose of a
reference made to a Tuture access road extension' made on drawing S-1. Also, describe the site's
setting in terms of land use, physical characteristics or other data necessary to explain the present
proposal.
The proposed low income development appears to have certain positive aspects. In particular, the
building design appears to be asthetically pleasing and can be clustered to preserve open space.
The proposed development has the potential for enhancing the quality of life for its prospective
occupants, and thus for making a positive contribution to the Town.
We hope that these comments will be useful, and we look forward to undertaking a more
thorough review if the proposal proceeds.
TOWN' OF ITHACA
PLANNING DEPARTMENT MEMORANDUM
TO: Conservation Board/Environmental Rev � o
emmittee
FR0NI: Jonathan Kanter, Director of Planning
DATE: August 21. 1997 �'
RE: Development Application Subject to Conservation Board Review.
Enclosed for review by the Conservation Board, per the requirements of Local Law No -4 of
1993, are materials for the following application before the Town of Ithaca Town Board and
Planning Board:
Project No.: 9708253. Mecklenburg Heights Affordable Housing Proposal, Nlecklenburg Road
Description: Consideration of request for rezoning from R-15 Residence to MR Multiple
Residence and sketch plan review for the proposed development of 56 apartment units in
seven buildings to be located on a 9.12 +/- acre portion of Town of Ithaca Tax Parcel No.
27-1-13.12, totalling 95 +/- acres. The site is located on Mecklenburg Road, adjacent to
the Town of Ithaca/City of Ithaca boundary. R-15 Residence District. The proposed
development would consist entirely of rental apartments targetted for families making no
more than 50 percent of the area median family income. The applicant has received
approval for a funding commitment from the New York State Division of Housing and
Community Renewal (DHCR) under the Low Income Tax Credit Program and the HOME
Program. Anthony Ceracche, Owner; Conifer Realty, Applicant; John Fennessey, Agent.
The action referenced above is tentatively scheduled for Town Board consideration at their
September 8. 1997 meeting, and if referred to the Planning Board for further consideration, would
be scheduled for sketchplan review at the September 16. 1997 Planning Board meeting.
Please let me know if you have any questions on this matter.
Attachments
Mr -km
CONIFER REALTY
CORPORATION I (g97
® An affiliated company of Home Properties
NG
August 20, 1997
Ms. Catherine Valentino, Supervisor
Town of Ithaca
126 E. Seneca Street
Ithaca, New York 14850
Re: Mecklenburg Heights Apartments
Dear Ms. Valentino:
With this letter and attachments we are requesting a zone change for the parcel proposed for
the above development. By way of introduction to our proposal I have set forth the
following narrative.
Conifer Realty's principal business has been the development of government assisted h9using
since our founding in 1975. We have developed numerous apartment projects in the upstate
area, including nearby Cortland and Elmira. We chose the Ithaca area for development of
assisted housing believing that sufficient market demand existed to warrant the expense of
preparing an application for project funding under the New York Sate Division of Housing
and Community Renewal (DHCR). After meeting with your board in January we submitted
an application to DHCR in February for project funding under the HOME Program, as well
as the Low Income Tax Credit Program. On June 11th DHCR informed us that our
application was approved and the project was awarded $725,000 in a low interest loan
through the HOME Program and a low income tax credit reservation sufficient to raise the
nearly $3,200,000 in equity the project will need. A market rate loan from our parent
corporation (Home Properties of New York, L.P.) of $700,000 completes the project
funding. We anticipate total project costs to approach $4,600,000.
Suite 101/890 Seventh North Street/Liverpool, New York 13088/(315) 451-8876/FAX (315) 451-8983
F
Ms. Catherine Valentino, Supervisor
Town of Ithaca
August 20, 1997
Page 2
The proposed project will consist of 56 apartments contained in seven buildings. The
following are the rental characteristics:
# of
Total
50%
Units/
# of
Monthly
Tenant
Monthly
of Area
Area
Unit
Occu-
Basic
Paid
Housing
Median
Median
Size
pants
Rent
Utilities
Cost
Income
Income
16 -IBR
1.5
$399
$30
$429
$17,175
$34,350
32-2BR
3
$480
$35
$515
$20,610
$41,220
.a-3BR
4.5
$557
$38
$595
$23,816
$47,632
56
The rents for this development are all designed to serve area families making 50% of the area
median family income. The project design is patterned after a similar DHCR project Conifer
developed in Wayne County. Photographs of that project are attached.
To implement the project Conifer and Better Housing for Tompkins County, Inc. ("Better
Housing") are entering into a Joint Venture Agreement where we will be co -general partners
in the development. We both believe this will be an exciting opportunity to develop and
manage a family project of the highest quality. We believe our respective strengths will make
for a better project. An accompanying letter from Better Housing sets forth their role in this
project.
As part of the application to DHCR for funding we were required to establish that there was
sufficient housing market demand for the 56 units. To that end we retained Phoenix
Associates, Inc., professional housing market consultants from Rochester, to establish and
analyze the market area. I have enclosed the executive summary of the market analysis and a
map of the market area. We feel comfortable with the market demand, as does DHCR in
underwriting our project. `
Ms. Catherine Valentino, Supervisor
• Town of Ithaca
August 20, 1997
• Page 3
With this letter and accompanying materials Conifer and Better Housing are requesting the
zoning on the proposed housing site changed to the multi -family designation. Likewise, we
are requesting subdivision approval since the proposed housing site, approximately nine
acres, is a part of a 95 acre parcel owned by Anthony Ceracche. We have a purchase
agreement contract with Mr. Ceracche to acquire forty-seven acres of his property.
We look forward to working with the town to implement this exciting and important project.
JHF/snt
enclosures
Ithaca Elderly and Non -Elderly
Housing Market Study
Tompkins County, New York
Prepared For:
Mr. John Fennessey
Vice President
Conifer Realty Corporation
Suite 100
890 Seventh North Street
Liverpool, New York 13088
(315) 451-8876
Prepared By:
Phoenix Associates, Inc.
186 North Water Street
Rochester, New York 14604
(716) 454-4190
11.1;0&
Phoenix
Associates, Inc.
February 1997
EXECUTIVE SUMMARY
Project Summary
This study has been completed to determine the feasibility of apartments targeted to households
.earning primarily between 45 to 60 percent of area median income. The proposed project
includes 8 one -bedroom units with gross rents of $384, 32 two-bedroom units with gross rents
of $488, and 8 three-bedroom units with gross rents of $564. The proposed rents for a one-,
two-, and three-bedroom unit are 21 percent, 22 percent, and 35 percent below the fair market
rents established by the United ' States Department of Housing and Urban Development for
Tompkins County. The proposed project is located on Mecklenburg Road (NYS Route 79) in the
Town of Ithaca. The site's eastern boundary is the City of Ithaca. The market area is made up
of census tracts 1, 7, 8, 9, 10, 11, 16, and 17, which includes portions of the City and Town
of Ithaca and the Towns of Newfield, Enfield, and Ulysses.
Demographic Trends
• The Ithaca market area experienced substantial increases in population and the number
of households from 1980 to 1990. From 1990 to 1998 the population of the market area
is expected to decline slightly, while the number of households is expected to remain
stable.
• Fifty-six percent of market area elderly households and 38 percent of market area non -
elderly households earn less than $25,000.
• Among households earning less than $25,000, 42 percent of elderly households and 85
percent of non -elderly households rent.
• There are an estimated 637 one-person and 748 two- and three-person tax credit eligible
households in the market area who can afford proposed project rents.
Availability of Affordable Rental Housing
• There are 570 subsidized apartments including 428 units with rental subsidies targeted
to elderly/handicapped/disabled households and 142 units for households of all ages
located in and around the market area. These units are primarily available to households
earning less than 50 percent of area median. Few target market households would be
eligible to live in these units and few households already living in these units would be
able to afford proposed project rents.
There are an additional 250 existing units and 14 units under construction which have
below market rate rents but no project based rental subsidies. These units are decent and
affordable housing options available to target market households.
Ithaca Mar t Study Phoenix Associates, Inc.
50152 S-1 February 1997
There are 870 households county -wide receiving Section 8 rental subsidies. This may
include some households renting in subsidized apartment projects. Section 8 subsidies are
available primarily to households earning less than 50 percent of area median.
The most recent survey of market rate apartment projects documented average gross rents
of _$567,_$681, and $683 for one-,. two-, and three-bedroom apartments. Based on
newspaper listings and conversations with rental housing managers, rents for apartments
in smaller multi -unit buildings are also predominately not affordable to target market
households.
Proposed project rents are 21 to 35 percent below rents for available market rate units
in the area.
The rental survey completed for this market study, indicates rental vacancy rates of 3
percent for market rate units and 4 percent for assisted units.
At the time of the 1990 Census, 43 percent of elderly and 55 percent of non -elderly
renters in the market area paid 30 percent or more of household income on gross rents.
Required Capture Rates and Project Competitive Positioning
The adjusted market potential includes 350 one-person households and 446 two- and
three-person households who can afford proposed project rents and have incomes within
the limits of the tax credit program.
The proposed 56 unit project would have to capture 4.6 percent of single person
households and 9.0 percent of larger households to achieve full occupancy.
The adjusted market potential excludes 265 households assumed to be adequately housed
in existing or soon to be completed below market rate housing in the market area. The
remaining market potential households are likely among the 2,395 market area households
paying more than 35 percent of income for rent.
Conclusions
The proposed 56 unit project provides needed housing to a market segment not well
served by subsidized and market rate rental housing currently available in the market
area. The proposed project can be expected to achieve full occupancy in a reasonable
period of time without negatively impacting occupancy at other publicly assisted or
market rate rental housing in the market area.
Ithaca Market Study Phoenix Associates, nc.
50152 S-2 February 1997
1.0 INTRODUCTION
This housing market analysis has been prepared by Phoenix Associates, Inc. Phoenix Associates
is a professional consulting firm specializing in the provision of market research, planning and
real estate development services for private and municipal clients. The company has prepared
need/demand analyses for proposed projects throughout New York State and the Northeast. In
addition, Phoenix has conducted in depth market studies for residential and commercial land use
and specific projects for both public and private clients. The company was, founded in April,
1982.
The need/demand analysis has been prepared at. the specific request of the Conifer/Home
Properties to determine whether a subsidized family rental project is marketable in the Town of
Ithaca.
The proposed project will include 16 one-, 32 two-, and 8 three-bedroom apartments. All of the
ground floor units will be accessible to the elderly and/or disabled. Gross rents for the proposed
one-, two-, and three-bedroom apartments are $384, $488, and $564 respectively. These rents
are intended .10 meet the needs of very low and low income elderly and non -elderly households.
The study has been prepared using 1980 and 1990 U.S. Census Data, Claritas/NPDC Updates,
consultant field and phone surveys and other source documentation as noted. Market estimates
are based upon area demographics, residential construction trends, and housing conditions as
reflected in the 1990 U.S. Census. They are considered to be a gross estimate of the market for
the project as described.
Phoenix Associates, Inc. has no identity of interest with the developer of the proposed project
nor will it have an identity of interest in the project in the future. Its payment for the preparation
of the market study is not contingent on project approval.
The proposed low income housing project may include funding from one or more of the
programs listed below. The program descriptions also include relevant age and income
restrictions.
Low Income Housing Tax Credits (LIHTCs) - rental housing units financed with the proceeds
of low income tax credit syndication are restricted to occupancy by households earning 60
percent or less of the area median household income adjusted for household size. Unless LIHTC
financing is combined with internal or external rental subsidies, project occupancy is also
effectively limited to households who can afford proposed project rents.
HOME - all HOME funds must benefit households earning 80 percent or less sof area median
income adjusted for households size; 90 percent of all rental units (including tenant based rental
assistance) must be occupied by households with incomes at or below 60 percent of area median
adjusted by households size. HOME financing may include or be combined with other sources
of rental subsidies. Otherwise, project occupancy is limited to households who can afford
proposed project rents.
Ithaca Mawket Study Phoenix Associates, Inc.
50152 1-1 February 1997
sM*z
.11
Housing Trust Fund (HTF) - all projects outside of New York City financed through the HTF
are limited in occupancy to households earning less than 90 percent of median income, though
funding preference is given to projects targeted to households earning less than 50 percent of
median. Occupancy in HTF financed projects may also be limited to occupancy by households
earning less than 60 percent of median if combined with funding from programs with more
stringent occupancy restrictions. Like HOME financed projects, HTF financed projects may be
structured to provide internal project subsidies or combined with outside sources of rental
subsidies. However, most often project occupancy is limited to households who can afford
proposed project rents.
Ithaca Market Study Phoenix Associates, Inc.
50152 1-2 February 1997
' MARKETAREA
Phoenix .9sstxrQte4 Inc ITHACA MARKETAREA • CONIFER/HOME PROPERTIES
�, .j� 186 North Water Street Rochester, New York 14601
TOM C)Frrt tACJ, TOLVWM COMP, NEWYOFUC I FIGURE 1
poC�o
147 West Gray St., Suite 219, Elmira, New York 14901
Phone — (607) 734-2971 Fax — (607) 734-3229
DRAWING DESCRIPTION DATE
SITE LOCATION MAP 8/20/97
PROJ NO.
PROJECT DESCRIPTION 1110
MECKLENBURG HEIGHTS -APARTMENTS DWG NO.
CJ .�
m
z`r`
poC�o
147 West Gray St., Suite 219, Elmira, New York 14901
Phone — (607) 734-2971 Fax — (607) 734-3229
DRAWING DESCRIPTION DATE
SITE LOCATION MAP 8/20/97
PROJ NO.
PROJECT DESCRIPTION 1110
MECKLENBURG HEIGHTS -APARTMENTS DWG NO.
u
P
r : 5 '4'a. +'�? , e-� M-; • 31rG'•^�k'.,x -tet r
"s�gf�' s.� (F f •r'. ;Zh4
41� 4 ^ I i # 3 F . t is 4 �'`��'' �S ; � s,
'4 l _"
J}
PRY L go
�d• �- i,Ij T
1. SITE AREA: 912 ACRES
2. EXISTING ZONDKk R-15
PROPOSED 6J.xNBWx may► ,
N,` 3 RESMENTIAL BUBDiNGS (8 UNITS EACH)
'sToR1,i1
Irul.4 AiDcsM� " 4Rlr�t*� �.a , 16 ONE BEDROOM UNITS
-:,d,
32 TWO BEDROOM UNITS ,
*ate,
56 UNITS TOTAL
a t DLNSnT: 6-12 D.UJACRE
5. BUILDING SITE COVERAGE 8.316
irfra
Id
Ju
1 y
7 y i Y j. lkfl f Tvffi
iL
u�
__
Y
_ /
' y� ^moi t .meq , a / y �
� T.
•y
�
J —q _ ^ _ RE W>/ i {.OR VM.M
't /' 4 3. J L 'rs� `d -A•?,, F' . - '
QFdGSTS III �RALIw
ROM ,i
%f"i
�. C.
__ •.-_—._ . . . — ... _ _ . .. ,. iid�: t`jc r'`.. l ��s�r7� Im YM
..
_E. tw.... ,.--. _. _---_ - r _. -. _
.S,K/•,..I �•ti
-.. qr. 7r,. �. ,. ... o.• ....
R
d
r
I
I I
I r r.Itll I
I -I•
I I
I I
L --------------J
�J
L---------
TYPE A BUILDING
FIRST FLODR PLANS
I I .Xm 1 MR wKl \
TYrIGdL LNITe
WIT TT'17 HAMA 1 V.J
IM.• tN �/
IM.i ANY
rIM.T 8000 etlq,OM AM&
-CQ® FLOC" .IALOIO AMA. SX4 r
- -pi H l#p4iKz IMOM W.m- -
MbOp wlwLt•
A.• GIA, ATTIC LOWV01
its 9•7
III_ - _ _ � � -=:ii::i =�= SB iii _ - ��•
TYPE AMUILDINn
_ -•
EYAT-11 PN
ISI'l . 'I =j
Et. �-at Atm um
f M Aw �- Iwo n" • A anon"
•► Art r. •
ROCHESTER, NEW YORK
DI"M MICHITICT'S CISTI►ICATIOR:
MECKLENBURG
HEIGHTS
APARTMENTS
"ift If
"'W" OF IfMACA
rw'oft
MMMp1. M,�
jo MR
n..M tr %cw
r:1.MNM tf .:CM
Scd. 1/t•�1• C.
0
M14 r17-MtT
9M1. I.yN
ARCHITECTURAL
TYPE A BUILDING
FLOOR PLANS
AND ELEVATIONS
Urr—nQ Ma
A-1
I•
I
I-.
r - �
IIF=---------__-
#I
III II I
III � / III
111 «""re! II I
1 II II 1
IIF ------- '--#1
I II II I
1 II III til
I II \A111.1� r.w�/ 11 I
I I I flR 'f1f I I I
a
Ijl 1 s,et=sl {''l hI Ixzro` Ix All
I
12 0W. -Ci.
I I I a I
I
Ii
!arc= °-° ;sa�el Ia�;ecR( �. j�pa•T,ei -.
I
;zc:lzs!
I I I ( I I
TYPE B 51 ELEVATION
`_:m = . --======::t =I---_ -::t=
TYPE B BUILpING FRONT ELEVATION
•:un�w
�j
L�,, VIA
_l ;1
--
��MA1All
.�
Al A1�IAl A1♦Y. m•miss .mossm
mm Al1A ■ Is im um AT♦ Amp
ra w. map Nw .IMO swo.
Y qggggg Al A�A�L
ROCHESTER. NEW YORK
D95IDN ANCNITCCT'f CENTIIICATICN
MECKLENBURG
HEIGHTS
APARTMENTS
ntwte ��
",*N tM ITHACA
'aw Yom
awrNbl. �Y
i.t. w
D..w ti �C)W
U-a«A q am
DAM «0.04.91
DAY war♦/
ARCHITECTURAL
TYPE B BUILDING
FLOOR PLANS
AND ELEVATIONS
A-2
I II
--
'
I
-
III rn«
III
utAt� III
III
111
III w«..
III
AwA1«t
III
III y
111
�
�
�
!
t
I
,-_.� � ,
__
III
111
I
j
LEW
I
�•�'
'.r
!•'
�ut..Aric nsuuzlrx. e
�
.fir...
rlft&T ►LOOK BUILDING AbW !/
.�• i ,r
♦ a ,_.:: .}
a�•..
s_ A.
r I
._ .. _._ . }
. r r . ' i 1
• b
6ECOND FLOOR OUILDING • A:22 Df
t -_. _ - ° ' .-_ __
wRbT FLOOR UNIT "1 >!F
TYPE B BUILDING :FIRST FLOOR
'SI OND"L°°'tt1NIT1061,�
TYPE B BUILDING
SECOND FLOOR
/
-ADD M.OIG•
— A&• Du ATTIC Lwvlw
..._.._ •.'Xs M.n.Y�� -----�
4' DIA AtTIC LOUvIIIII
I I I ( I I
TYPE B 51 ELEVATION
`_:m = . --======::t =I---_ -::t=
TYPE B BUILpING FRONT ELEVATION
•:un�w
�j
L�,, VIA
_l ;1
--
��MA1All
.�
Al A1�IAl A1♦Y. m•miss .mossm
mm Al1A ■ Is im um AT♦ Amp
ra w. map Nw .IMO swo.
Y qggggg Al A�A�L
ROCHESTER. NEW YORK
D95IDN ANCNITCCT'f CENTIIICATICN
MECKLENBURG
HEIGHTS
APARTMENTS
ntwte ��
",*N tM ITHACA
'aw Yom
awrNbl. �Y
i.t. w
D..w ti �C)W
U-a«A q am
DAM «0.04.91
DAY war♦/
ARCHITECTURAL
TYPE B BUILDING
FLOOR PLANS
AND ELEVATIONS
A-2
■11171
MID
io
10
Iv
r--- — ---
1 I
I I
I I
I MT�1 "llor I
I� �I
I I
I I
I I
I �rttn �ITw. I I Dow tr"Itr I
I I I I
I 1
I I I
II I
�Is In �I
TYPE C BUILDING : FIRST FLOOR PLANE
I I I
THREE BEDROOM BUILDING SIDE ELEVATION
T7PICAL UNITS
atlT.Ar, Q.DUILQ.2iQ JAmLAA
TJIN�r /LOOK BUILDING 5.162 M
�[CCND It -<M BUILDING ip7 fP
"IItlDT'LOCtt WIT 1136 pP
5BCCND FL JOR WIT IIS y
--- "IYY vM11I i
MI' ma •Ifir. I[MIN"
TYPE C BUILDING= • SECOND FLOOR PLANS
"(101 YnNCyI S
-- Y' nl. ♦.nr i...•�.
I I 1 I I I
T�RE��DROOM BUILDINCs FRONT ELEVATION
rar�.ltulr w.�.t�tr�Ts�
w r �w w iit1�� � t� Jtwtwpa
�► w tet. �
ROCHESTER, NEW YORK
O[lIGN ARCMIT[CT'3 C[RTIr ICATI0k
MECKLENBURG
HEIGHTS
APARTMENTS
."lilt to
"'Wh no ITM.C•
Nita YnAlll
:I.1.
J.1 N.
O..I.n if .CW
1h.b.4 bit
O.I. n7 -W -t1
ARCHITECTURAL
BUILDING TYPE C
FLOOR PLANS
3 ELEVATIONS
A-3
j� OF 1p
_ _ > TOWN OF ITHACA
n 126 EAST SENECA STREET, ITHACA, N.Y. 14850
\� '10
TOWN CLERK 273-1721 HIGHWAY 273-1656 PARKS 273-8035 ENGINEERING 273-1747 PLANNING 273-1747 ZONING 273-1783
FAX (607) 273-1704
TO: Members, Environmental Review Committee
FROM: George Frantz, Assistant Town Planne i?
DATE: August 6, 1997
RE: Development Application Subject to Conservation Board Review.
Enclosed for review by the Conservation Board, per the requirements of Local Law No.4 of
1993, are materials for the following application before the Town of Ithaca Planning Board:
Project No.: 9708251. 900 & 1000 Block, Coddington Road. 3 -Lot Subdivision,
Walker Property.
Description: Consideration of Preliminary and Final Subdivision Approval for the
proposed subdivision of Town of Ithaca Tax Parcel No. 47-2-6.2, +/- 113 acres in size,
into three lots, +/- 16.6 acres, +/- 39.5 acres and +/- 61 acres in size respectively, with
the 16.6 acre lot to conveyed to the City of Ithaca for consolidation with its adjacent
wat ed lands, located on the north side of Coddington Road approximately 1,300
f e eas pdike Road, Residence District R-30 and CD - Conservation District.
Ri. and L. Ruth S. Walker, Owners/Applicants.
Planning staff expects that the above refere-need-a 'on will be considered by the Planning
Board at its meeting on September 16, 1997.
Should you have any questions regarding this proposal, please do not hesitate to contact me at
273-1747.
17
OF I Town of Ithaca D .7 1 --EL F IV=
126 East Seneca St.'`T--Ipv Date Received
Ithaca, NY 14850 =-!:CA70N Project N o. 771017 1 -7,11 5 1
ALL Applications:
Type of Application: Subdivision Site Plan Rezoning
Stage of Review: Sketch Preliminary Final Additional Meeting
Project Name if any):
Street Address or Location of Project: Ne,f1, se t
Tax Parcel s) Involved: V 7 - Z - 6-, 2 -
Owner: og,, 4,,,-d —d /Z./� si. W./k,
Address: Icon Phone:
Applicant or Agent if different from Owner):
Address: Phone:
Ella�- ge,Q- Phone:
Architect: Phone:
; 4
Planner: Phone:
Attorney: Phone:
SUBDIVISION Applications:
Total number of lots proposed (existing + new): 3 Are new roads or public utilities proposed? No
Estimated site improvement cost (exclude cost of land acquisition & prof. fees): $ C7 .00
SI lications:
Project is: Residential Lot rea: o. of dwelling units:
Non -Regi Total Bldg. Fioor Area:
Esll�mated Fproject cost (exclude cost of land acquisition & prof. fees): $ .00
REZ-M
------------
Exist' Propose
ALL Applications:
The information on this application form is submitted in addition to other information, plats, and plans
required by the Town of Ithaca. I attest that all information so submitted is complete and accurate to
the best of my knowledge. Also, by filing this application, permission is granted to members of the
various Town Boards, Committees, and Councils, the Planning Dept. staff, Engineering Dept. staff, and
any other persons designated by the Town that may be involved in the review of this application, to
enter the property specified above to inspect in connection with review of this application.
Owner's Signature Date Applicant/Agent Signature (If different) Date
Rev. 8/92
F601 11 �� / , Town Assigned Project ID Number
Town of Ithaca Environmental Review
SNORT ENVIRONMENTAL ASSESSMENT FORM
For UNLISTED ACTIONS Located in the Town of Ithaca,, Tompkins County, NY ONLY
PART i - PROJECT lKIPC)QUATICIN ITh ha emmnlPtpd by Annlir-an} nr Orml—+ Crl/,r1e^r,
1. Applicant/Sponsor- 2. Project Name:
3 - Lo f 5,. l 4
3. Precise location (street address,I
s, road Intersections, prominent landmarks,,L etc. or provide map): / L
A/,,, fA SrKc dT' Ccc�rr�,e2 f'°� 9v, ,bei,...,-�J all--o/,T!// 1, 3oU ftc/ So.rfhrasf aT' i.. T•-.�.•c�v
Tax Parcel Number: y 7 ' 2-
4.
4. Is proposed action: NEW? EXPANSION? MODIFICA7CN/ALTE].;3A770N?
S. Describe project briefly: (Include project purpose, present land use, current and future
// construction plans, and other relevant items):
S/rb�r✓rscvy o t 1/3 aC"C- ✓Ja%Ce[ /n 70 3 �a.-c��s� t 3`7.7 aell e—
l�.G. acrYS :R,cl •}• G/ UC/CS /� S/2f /CSp�c /✓1././r W
11 ow e,/ b, '_�I L //-�,� «l --e4
pa'iCl !0 •`j G�, /q COi`OO/a �ea/ /n XD 217< l�/ry O� /�r'/�I CC[ LaJ rif
(Attach secarate sheet(s) :f necessary to adeauately descrit:e the orccosed projec:.)
6. Amount of land affected: Initially (0-5 yrs) / Acres (6-10 yrs) O Acres 10 yrs) (2 Acres
7. How Is land zoned presently?', R-30 CIS - Ce�s�: ✓a� on
8. Will proposed action comply with existing zoning or other existing 11aA si_ use restrictions? l/ l
YES NO --,2- If no, describe conflict briefly: 7 i,� �� '"'e �"' ` `� "" `` �'�^cl�ac %«( u^ /SSS
9. Will proposed action lead to a request for new:
Public Road? YES NO __)( Public Water? YES NO Public Sewer? YES NO
10. What Is the present land use in the vicinity of the proposed project? Residential Commercial
Industrial Agriculture Y_ Park/Forest/Open Space X Other
Please Describe:
11. Does proposed action involve a permit, approval, or funding, now or ultimately from any other
governmental agency (Federal, State, Local)? YES 'l NO
If yes, list agency name and permiUapproval/funding: C,fr o>` I&. to a
i7p�iCl
12. Does any aspect of the proposed action have a currently valid permit or approval? YES NO
If yes, list agency name and permitlapproval. Also, state whether It will require modification.
I CERTIFY THAT THE INFORMATION PROVIDED ABOVE iS TRUE TO THE BEST OF MY KNOWLEDGE
Applicant/Spons r Name (Print or ,T/ype)): , ,/,C c/i u �.{ �,/ / l e r
Signature: X 1 r (/V C� Date: ° 7
Rev. 9/92
-r
FlidAi
Town of Ithaca Planning Department
126 East Seneca Street
Ithaca. New York 14850
(607)273-1747
AGRICULTURkL DATA STATEMENT
In accordance with Section 283-a of the New York State Town Law.. the Town of Ithaca
will use the data in this statement to assist in evaluating the impacts of proposed development
projects on farm operations in Agricultural Districts.
1. Name of Applicant: /1,��,�.�� L u /2Nfti ti/•//�l�
Address: logo Cocl�,� y �o•� I2(
-9
2. Project Name/Location: 11/d�N 5 plc Cc�tdi���fn fZcl r l 300 >Ct SE a L/nA' �e r��
3. Description of proposed project. S 6�� �. s «� �l t // s 3
l5 t .3,q acres r /(e•!o acus u�c+ G/ acres 6 Z,e
ecri.✓e
i
i
f
4. Tax Parcel Number(s): `1 �- L - G. 2-
5.
5. Numbe'r'of total acres involved with project: // 3
6. Number of total acres presently in Tax Parcel: t: // 3
7. How much of the site is currently farmed? C Acres
8. Please identify who is farming the site. A)114
9. Please indicate what your intentions are for use of the remainder of the property. over:
Five years: 4,09
Ten years: 4'1,4
Twenty years:X1114
10. Who will maintain the remainder of the property not being used for this development?
(PLEASE COMPLETE OTHER SIDE.)
11. Please indicate crop(s) or vegetational cover for the site.
5
12. Are there anv drainage ways or underground tile systems located on the site? ,- s
Will this project alter existing drainage patterns? a v If yes. please describe
13. Is the parcel included in a farm plan prepared by the Tompkins County Soil and Water
District of the USDA Soil Conservation Service? Xe s
Are federally funded cost sharing practices in place for the parcel? s
Name of program(s). ^.t„ 1 " �Q ,17, 7 y z '1
14. Is the parcel currently granted an agricultural tax exemption? Yes
No
Signature of Applicant: X ��2���L�� "W L� -.vl Date: 5'- h-- Z
FOR TOWN USE ONLY:
NO'T'E: This form and a map of the parcel(s) should be mailed to County Planning
as part of the GNIL m and n referral. It should also be mailed to property owners
within 500 feet of the property boundary along with the Notice of Public Hearing
(:attach list of property owners within 500 feet).
Name of Staff Person -
Date Referred to Countv Planning -
(Orin. Date: 4/22194. Rev. 1/97)
TOWN OF ITHACA
126 EAST SENECA STREET, ITHACA, N.Y. 14850
TOWN CLERK 273-1721 HIGHWAY 273-1656 PARKS 273-8035 ENGINEERING 273-1747 PLANNING 273-1747 ZONING 273-1783
FAX (607) 273-1704
TO: Members, Environmental Review Committee
FROM: George Frantz, Assistant Town Planner G2'�-
DATE: August 6, 1997
RE: Development Application Subject to Conservation Board Review.
Enclosed for review by the Conservation Board, per the requirements of Local Law No.4 of
1993, are materials for the following application before the Town -of Ithaca Planning Board:
Project No.: 9707248. Elmira Rd./NYS Rte 13/34/96. 2 -Lot Subdivision.
Description: Consideration of Preliminary Subdivision Approval for the proposed
subdivision of Town of Ithaca Tax Parcel No. 35-1-7.2, +/- 63.22 acres in size and
located approximately 1,000 feet east of Elmira Rd./NYS Rte 13/34/96 and extending
southerly from Lick Brook to the Town of Newfield, into two lots, +/- 26.81 ac. and
+/- 36.41 ac. in size respectively, with the +/- 26.81 acre parcel to be conveyed to
Cornell University as a Natural Area, LI -Light Industrial District. John B. Babcock,
Owner; Nancy L. Ostman, Applicant.
Planning staff expects that the above referenced action will be considered by the Planning
Board at its meeting on^September 2; Y997-,--
Should you have any questions regarding this proposal, please do not hesitate to, contact me at
273-1747.
OF I h
rTown of Ithaca
O 9( s
F --> 126 East Seneca St.
-- Z�
4,w '(0 Ithaca, NY 14850
�IE�TIE t�
REVIEW
A.P]P>,LICATION
...........
....... . ..........................
Date Received FoT7�m4 7
Project No. [jHLOJ71alijil
ALL Applications:
Type of Application: Subdivision v"' Site Plan Rezoning
Stage of Review: Sketch Preliminary Final Additional Meeting
Project Name if any): Lick Bv-a6l- 5ubbi�i,�ov�
Street Address or Location of Project: Wc-k'B=k- chConr-a-it t_,,r, n�°ar- `►' '''`.,�cf`°�"' o��-tr.t3r3
Tax Parcels Involved: _1+1hi c --e . 35- — I — '7-2—
7.2Owner:
Owner:doh r1 $. �a,bev�'�
1�
U . G i k -k RJ. I,f' lUL6C, Phone: 2G--4 —6293
Address: &00 Cct ari
Applicant or Agent If different from Owner): a nl C/b-TVAalyl
Address: corntll &w+ 5 I P"+cchd Rd s.-4,4ra 1490 Phone: ZSs-X163.9
Engineer: Sur 0r T.G. Ml i `P►r f. C, Phone: 272 — �q77
Architect: '— Phone:
Planner: Phone:
Attorney: Phone:
SUBDIVISION Applications:
Total number of lots proposed(existing + new): Z Are new roads or public utilities proposed? NO
Estimated site improvement cost (exclude cost of land acquisition & prof. fees): $ 0 .00
SITE PLANApplications:
Project is: Residential Lot Area: No. of dwelling units:
Non -Residential Total Bldg. Floor Area:
Estimated project cost (exclude cost of land acquisition & prof. fees): $ .00
REZONING Applications:
Existing Zoning: Proposed Zoning:
ALL Applications:
The information on this application form is submitted in addition to other information, plats, and plans
required by the Town of Ithaca. I attest that all information so submitted is complete and accurate to
the best of my knowledge. Also, by filing this application, permission is granted to members of the
various Town Boards, Committees, and Councils, the Planning Dept. staff, Engineering Dept. staff, and
any other persons designated by the Town that may be involved in the review of this application, to
enter the pr?perty specified above to inspect in connection with review of this application.
13/� z� 7 29��,
Owner's Signature Date A IicanUAgent Signature (If different) Date
Rev. 8/92
TilZ y I Town Assigned Project ID Number
Town of Ithaca Environmental Review
SHORT ENVIRONMENTAL ASSESSMENT FORM
For UNLISTED ACTIONS Located in the Town of Ithaca, Tompkins County, NY ONLY
PART I - PROJECT INFORMATION (To be completed by ADDlicant or Prosect Soonsorl
1.
Applicant/Sponsor: Gohn BabcoGK
2. Project Name: 1 iGk Brei
Co me l l
S u bei 1%l s L ca n
3.
Precise location (street address, road intersections, prominent landmarks, etc. orrovide map): `.
laic Ic B"C' k on +ha. coll
rs ra.� l •�t�ns. �var io u*e l3 R
aw"A -tit,
SO4.vt K 04 .-5+kL 1 -Cc*'
Tax Parcel Number: Z k a.ca. a 5 -- I. — '% -Z
4.
Is proposed action: NEW? EXPANSION? MODIFICATION/ALTERATION?
5.
Describe project briefly: (Include project purpose, present land use, current and future
construction plans, and other relevant items):
SubcLi lli &, A 163.2 z cure.. 1pa-rce 1�ivina� c, 2 6 �1 gLtn� '� r A- a+
IZ
-tkt- rwrtti end aa-a�ccv►-F 4* L -i c �t o k -lam Cav-nc it UhNcrsi�y
-far- Vl a}u.v a•� area., .
(Attach separate sheet(s) if necessary to adequately describe the proposed project.)
6.
Amount of land affected: Initially (0-5 yrs)24*91 Acres (6-10 yrs) Acres (> 10 yrs) Acres
7.
How Is land zoned presently?
8.
Will proposed action comply with existing zoning or other existing land use restrictions?
YES ✓ NO If no, describe conflict briefly:
9.
Will proposed action lead to a request for new:
Public Road? YES NO X Public Water? YES NO k Public Sewer? YES NO K
10.
What Is the present land use In the vicinity of the proposed project? Residential K Commercial
Industrial Agriculture X Park/Forest/Open Space X Other K 1?0.11r0a.d
Please Describe: Lujac,,+ 6.nAs a.rt, ' eveste-cl eram4orrnLr agrjCUA4'U'0-t �1,etAS. -A tarle
-trctcf is owned b -the. FL� L.aALS L -a iA Trus+- av A also [s Ac t'wraA 4,� ,
11.
Does proposed action Involve a permit, approval, or funding, now or ultimately from any other
governmental agency (Federal, State, Local)? YES ✓ NO
If yes, list agency name and permit/approval/funding:
Vagi onto. �vovn �ont✓iq Bna�d
12.
Does any aspect of the proposed action have a currently valid permit or approval? YES NO X
If yes, list agency name and permittapproval. Also, state whether It will require modification.
I CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE TO THE BEST OF MY KNOWLEDGE
Appllcant/Sp`on�sor q
Name (Print or Type): 9 I � �`�t8/92t
Signature: / / `� Date: 71, !�4%
Rev.
CORNELL
2- PLANTATIONS
The ARBORETUM, BOTANICAL GARDEN, and NATURAL AREAS of CORNELL UNIVERSITY
July 29, 1997
ONE PLANTATIONS ROAD
ITHACA, N.Y. 14850-2799
607-255-3020
Memo to: Town of Ithaca Planning Board Inl,
From: Nancy Ostman, Natural Areas Program Director, Cornell Plantations
1
Re: Proposed subdivision of John Babcock land, Ithaca tax parcel 35-1-7.2 at Lick Bro�ok
John Babcock has offered to give Cornell University part of his land near Lick Brook as
natural area. (See Map 1, the survey plot. Also see Map 2, the tax map showing the larger
section where the gift parcel is indicated by hatches). His intention in making this gift is to
provide protection for the gorge and forested slope for the long term. Lick Brook is regarded
by local naturalists as one of the region's natural treasures (see the attached description of
the property) and has been designated a Unique Natural Area in Tompkins County by the
Tompkins County Environmental Management Council. The Finger Lakes Land Trust
owns and manages the north side of Lick Brook as a natural area.
The proposed gift will be one of Cornell's designated Natural Areas, and as such under
management of the Natural Areas Committee of the Cornell Plantations. Babcock has
asked Cornell University to accept restrictions on the property stating that the land will be
used as natural area, and we expect the language in the deed will be similar to that noted
on the attached page which is an excerpt from the deed of property given by John Babcock
to Cornell at Coy Glen.
The intention of the Natural Areas Committee is to use Lick Brook as an educational and
research resource. It is intention of Babcock, as well, in giving this property to us, that we
do so. Thus, we would oppose park -like uses of this Lick Brook parcel. A public trail, the
Finger Lakes Trail, passes through the property at the base of the slope on a recently
abandoned farm field (see Map 3), and we expect this use to continue, but we would not
encourage other public trails on the property. We regard most of this site as far too fragile
to handle much increased human use.
We request a preliminary review and approval of the subdivision proposal, so we may
proceed with the next steps in the process to final approval. The entire Babcock parcel is
land -locked, but has several legal access points. Babcock will transfer a legal access to the
gift property to Cornell. The several points of legal access are noted on the attached maps
(Map 4, the McDonell map and Map 5, the G. W. Erhart map). These are, for practical
purposes, pedestrian access -ways only, because the creek crossings are difficult.
We appreciate your review of this matter.
Thank you.
Lick Brook
Howard Edward Babcock Preserve (27 acres) given by John
Babcock in 1997.
Lick Brook has long been known and appreciated as
one of Ithaca's most beautiful wooded gorges and wa-
terfalls. The north side of the gorge is a Finger Lakes
Land Trust Preserve, which is reached via the Finger
Lakes Trail.
Description
This forested parcel is south of Ithaca in the Cayuga
Inlet Valley. A deep stream gorge cuts into the steep,
west -facing slope. There is a large waterfall and several
smaller falls. Along the gorge, hemlock (Tsuga
canadensis), yellow birch (Betula alleghanimsis), and red
maple (Acer rubrum) are dominant. Red cedar (Junipenrs
virginiana), chestnut oak (Quercus prinus), and white oak
(Quercus alba) are found on dry rock ledges near the
gorge. Several locally scarce ferns --glade fern
(Athyrium pycnocarpon), blunt -lobed woodsia (Woodsia
obtusa), and walking fern (Asplenium rhizophylum)—are
found along the gorge.
On the northwest -facing slope, maples, oaks, and hicko-
ries dominate the forest. The forest on the lower slope is
very diverse, with tulip poplar (Liriodendron tulipifera),
basswood (Uha americana), sugar maple (Acer saccha-
rum), and bittemut hickory (Carya cord�brmis) abun-
dant. The floodplain near the creek has been farmed in
recent years, but may eventually revert to floodplain
forest. Sycamore (Platanus occidentalis) is found on the
edges of the open field and is dominant elsewhere on
this floodplain.
References
Cayuga Trails Club. 1993. Guide to the Trails of the Finger
Lakes Region. Ithaca, N.Y.: Cayuga Trails Club, Inc.
[IS1; 1'56 225
Being portions of the same premises conveyed to the Grantor herein by
instrument recorded in the office of the Tompkins County Clerk in
Liber 404 of Deeds at page 309.
The conveyance of the said parcels A and B is made upon the condition
that they shall be permanently preserved and maintained as Natural
Area pursuant to the criteria established by the Cornell Plantations
Natural Areas Committee or its successor (e.g., the presence of relatively
unique flora, fauna, or other natural features). The University shall take
reasonable steps to preserve the parcels against the adverse effects of
encroachment, overuse, and development while nonetheless malting
them available for controlled and supervised use for educational
purposes.
The Grantee's management shall include adherence to the policies and
regulations established from time to time by the Cornell Plantations
Natural Areas Committee or its successor in its management policy (e.g.,
limitation of hunting, collecting, or any other destruction or removel of
organic or geological materials). Regardless of whether the then existinor
policies or regulations permit same, without prior special approval of the
Town of Ithaca Planning Board, there will be no construction other than
non -permanent structures for research purposes on either of said
parcels, nor any alteration of the natural condition, vegetation, forests or
other natural or geologic features except as necessary in order to protect
and preserve the natural state and condition of the parcels or to
maintain the passive educational uses of the land. The Grantee shall be
free to assign, transfer, or otherwise alienate all or any portion of the
premises (or its products) if the Cornell Plantations Natural Areas
Committee or its successor determines that the area no longer meets the
criteria of a natural area. The Town Planning Board shall be notified in
writing at least 45 days prior to any such intended alienations. Any such
alienation, if the Planning Board determines that the interests of the
public so require may, however, be made subject to the continuance of
the property as a natural area and continuance of the restrictions on
construction and other uses set forth in this deed. The net proceeds
realized from any such alienation of the Premises or its products shall be
applied first to the expenses of the preservation and management of the
Coy Glen Natural Area and, second, to such expenses of any other
Natural Area maintained by the Grantee.
TOGETHER with all right. title and interest. if anv. of the parte of the first part in and to anv
streets and roads abutting the above described premises to the center lines thereof.
TOGETHER with the appurtenances and all the estate and rights of the party of the first part in
and to said premises.
Pa,ie 4
/`J,9N OF SABCOGK- /IcCa/VAlk" SALE
O/v EL/7/•Q /i Ro qD /N TawN OF /TNi4cR
arca/Q. /"-/do' /Voy.%/RW
Co,/ Cro0db//,c•6• /fhaca/N"Y•
o /ee' 104' Sea
�`o b
`I Yb
� •�� rac
'a• N.vA/al
tJ
cQ
F •`�
\`
ii°k
a •
// ;,
� � • •.v Si/af T o
'� Mc Co nna.I/ �
% acres
fid:
-_
�.t•t6V W /3,)1 T././
K Wei A ;•, c
416, lre�
• qa
foo'
/S2
®r;J
�e �' �
To+trn O.
Babcock
i12.3 �
~ 2.47AC.
~ ('
6 4.1 57o.e 18 5.1
13.68 AC. CAL. �� I 50 AC. \ fl 127.4 i AC. CAL.
Miller - Cortwright
/ I A
1210 S
C)
\ lA7.1
/Qti. I 10.1
I �• 10.2 1813 AC. CAL.
1< IM Babcock
1�•• - .. .lb Eddy =
� S:F��4 iii ,_ . :•�
y~` 1•`Turback , 66,
Finger Lakes Land Trust
~ L 8
° 4.33 AC. -CAL.
E /i. 1: , i, ►y J 214.97 ../
�6J 9'
1 r',
Turback
EnfieldCreek i y j/
0
John Babcock
. •��• ,� � to Cornell Univers y f
(
Overbaugh72
\ " ". / / •' /CAL. 4 4 95 AC.
3 y �"� °"° / . i j • 63.22 AC.
I Thayer
John Babcock
TOWN - - - - TOWN
I' _ 'N"" I - . -x:n 509 75
1 STOW „y OF NEWFIELD NEWFIELD FIRE DISTRICT
a 24.12 "-
I a �/j R 2.58 AC o
374.99
24.11 B"
2,v at. �3 j6° a: •/" �mJ a 1.67 ACSO
e
210
1
y �¢ a X24.13375
334 � 0,�� . a •0 24.3 ° I
15.13 \ " i'' i J 1.72 AC °
1.37 AC. CAL. zro .r %' '/ �1L� 37 I
23.2
e� 104.64 AC CAL
r ,' Babcock o J
]t 96 2 I� z o 24.2 _
`b b va v 56.88 AC. CAL.
s
Q°�y" �� Sturdevant w
o w
Z p
29.133
Q O Q
o
9.7 AC \ v =
Mgr Z'
50 __`I I
O
bl!' 0. WS
'•'\ 1040.6 ISS I
29.14
\' J
9,,y ,�-.... a" 10.54 AC. _w - a �• 25
6 / / 29.7
1.10 �; �j 29.131 - W n = 37 AC
16.86 AC.
3 �r 40.8 AC. CAL. 29.2 Z
J, -
11.33 AC CAL a
r'
1
� 1
27.1 L,,, LL
5.67 AC O O
29.91 CAL
�G
y 6,5 AC -CAL. •ppb b6
29.62
R-•o.++ °� 29.61 10.21 AC. CAL. S�
30.2 J. H
2.7 AC. CAL. 29,5 4.86 w.' UiJ
8 9 AC CAL AC•CAL• 29.93 28.21
y0
•• � ''t:. ��'' 6.8 AC Ro 17.14 ACC
. ITS\. � lo°e.r B ti'^
I
°- <4�FS '�:�• / 2997
<e, / 29.92 6•3
I�
TOWN OF ITHACA
126 EAST SENECA STREET, ITHACA, N.Y. 14850
TOWN CLERK 273-1721 HIGHWAY 273-1656 PARKS 273-8035 ENGINEERING 273-1747 PLANNING 273-1747 ZONING 273-1783
FAX (607) 273-1704
TO: Phillip Zarriello
FROM: George Frantz Gni
DATE: August 6, 1997
RE: Development Applications Received.
Enclosed please find, per the requirements of Local Law No.4 of 1993, materials for the following
applications before the Town of Ithaca Planning Board:
Project No.: 9707249. Dryden Road/NYS Rte 366. Cornell University Central Heating Plant
Addition
Description: Consideration of Preliminary Site Plan Approval for the proposed construction of an
addition approximately 36 ft. by 36 ft. in area and 66 ft. high, to house equipment to reduce exhaust
stack particulate emmisions, said addition to be located at the southeast comer of the Cornell
University Central Heating Plant, located on the south side of Dryden Road/NYS Rte 366
approximately 250 ft. east of its intersection with Hoy Road on Town of Ithaca Tax Parcel No. 63-1-
8.1 and -8.2, LI -Light Industrial District. Cornell University, Owner; Hugh R. Bahar, Agent.
Status: Pending. Tentative Planning Board Date: September 2, 1997.
This proposal is not subject to automatic review by the Conservation Board, however, if you believe
review by the ERC is appropriate please let me know and I will forward. packets to the Committee.
Should you have any questions regarding this proposal, please do not hesitate to contact me at
273-1747.
M
memorandum
TO: Town of Ithaca Planning Board
FROM: Conservation Board
DATE: August 28, 1997
SUBJECT: Review of proposed subdivision #9705237
THRU: Jonathan Kanter, Director of Town Planning
On behalf of the Conservation Board, I have reviewed the proposed modications to the
Hospicare parking facilities project #9706247. I do not foresee any adverse environmental
impacts associated with the proposed changes, but I echo Tompkins County's concern that
extra care should be taken to ensure the protection of the South Hill UNA. We agree with
Hospicare's intent to choose non-invasive landscape plants and urge Paula Horrigan, the
landscape architect for Hospicare, to consult with Nancy Ostman and/or Bob Wesley on
their selections. Also, I was unable to determine the drainage characteristics of the pro-
posed parking areas. It appears these drain to Chase Pond, so it would be desirable to
maintain vegetative buffers and swales that will entrap pollutants from the parking area
before entering the pond.
Thank you for the opportunity to review this proposal.
Phillip J. Zarriello, Chair
L