HomeMy WebLinkAboutPC Minutes 2024-02-15 Town of Ithaca Planning Committee
Thursday, February 15, 2024
(3:00 PM Aurora Conference Room and on Zoom)
Final Minutes
Committee members: Rich DePaolo, Chair; Rod Howe
Committee member excused: Margaret Johnson
Board/Staff members: Director of Codes Marty Moseley; Senior Code Enforcement Officer Dana Magnuson;
Senior Planner Mike Smith; Civil Engineer Justin McNeal; Director of Engineering Dan Thaete. Director of
Planning C.J. Randall (Via Zoom)
Guests: Ryan and Laura via Zoom.
1. Persons to be heard: None. Two people joined mid-meeting via zoom and messaged they were just here to
listen.
2. Committee announcements and concerns: None
3. Approval of January meeting minutes: Rich moved, Rod seconded. The January 18, 2024, minutes were
approved as presented.
4. Discuss Sanitary Sewer Exemption process and potential modifications: Dan Thaete shared the memo
and maps on screen that he prepared which identified the current sewer connection exemption process, the
issues related to it and suggestions for potential updates. Some municipalities use a further distance in feet to
determine where an exemption is appropriate verses the requirement to connect to public sewer, and some use
the direct language from the NYS DEC sample sewer law with 100 feet. Examples of both were provided as
well as maps showing Town of Ithaca areas within 500 feet up to 1500 feet of a Gravity Sewer Main. Issues that
have come up with residents are that they are often unaware of the need to connect to the town sewer system
and frustrated by the need to provide rationale when they are constructing 1/z mile or more from the Town's
sewer main. Another issue is with existing failing on-site wastewater (septic) systems; the timing of the Town
Board process could take up to four weeks as well as building permit approvals before a remedy is permitted.
Financial hardship is often the main issue cited by applicants due to distance from the existing mains.
The proposal is to update the town law(s)to allow the Director of Engineering to approve sewer exemption
requests for one- or two-family structures if greater than a pre-set offset distance from the Town Sanitary
Sewer mains. All other construction types beyond a one- or two-family residential structure would follow the
existing exemption process. Engineering staff felt the 500 feet map showed too many gaps and the 1000 ft was
more practical.
C.J. added there may be value in developing a policy/administrative exemption for the failing on-site
wastewater treatment systems for them to be handled in a more efficient way and the exemptions for new
construction as a separate process similar to how it is currently handled in the town code. She encouraged
increased communication with TC Whole Health/Environmental division and possibly a process for the
approving of septic systems within the Town to avoid any unknown or last-minute issues where a connection or
exemption was required by the town code.
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Rich suggested treating the failing systems (unless immediately adjacent to an existing main) differently than new
construction,which would receive more scrutiny. He encouraged the policy development to be done first to address
the failing systems and the town code update part to be developed and revisited by the Planning Committee
within the next year. He also noted that this language as proposed would not preclude anyone from going
through the exemption process who is not within the distance of the automatic exemption but retaining a review
process might prevent urban sprawl. An automatic exemption for all within a certain distance might discourage
hooking up to the Town sewer, even if close, if given the option.
Dan summarized the committees desire to have a two-tiered approach with a policy for replacement in kind
(unless fronting on a road with sewer main) of failing onsite wastewater systems which is more streamlined and
use the existing process for now for the new construction, possibly streamline with a set distance and bring back
to the committee in a year.
Rod suggested keeping track of the sewer exemption requests (failed and new construction, distance, details) for
the year and revisiting the proposed changes to the code for the new development. Policy language could be
drafted in the meantime to administratively address the failing systems.
Marry noted Town code section 214-6 would need to be modified if automatic exemption changes are proposed
to be in a policy, and then other changes would need to be made. That initial amendment would not need to
come back to the Planning Committee to begin the process for the policy language.
It was noted that the External Plumbing Permit application is currently being used in OpenGov for the Towns
sewer exemption process.
5. Review and consideration of appraisals for potential conservation easements for recommendation to
Town Board. Mike Smith followed up with the appraiser on the questions raised by the committee at the last
meeting. Tompkins County Assessment was asked for their opinion which was shared with the committee as
well.
Rich commented that answers did not clarify the density and zoning difference questions or change the numbers
given for the value estimate of the lands. Those values have already been shared with the property owners, so he
recommended that the Town require the appraisal company to consider the density requirements for the comps
used to determine the values of land in future appraisal requests. Mike stated he planned to give the property
owners another couple of weeks to respond, their initial feedback was positive. Donating a portion of the
proceeds back to the town was mentioned and talking with an accountant on their end was anticipated and the
other owner intended to offset additional lot sales if the Town proceeds. He stated he would ask the committee
for a formal recommendation to the Town Board in March and give any further updates when available.
6. Staff updates and reports. C.J. reported that the Safe Streets for All project is moving forward. The firm is
completing a full"document review" of plans and projects in each municipality. Seven public meetings are
anticipated, a few in person beginning this summer. A recent news article detailed the project and is posted at
the Town. Preliminary recommendations are anticipated in December of this year and a final plan by spring of
2025.
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7. Next meeting date and upcoming agenda items: March 21, 2024, 3:00 p.m.
Agenda: final ag/conservation appraisal recommendation, possible sewer exemption policy for failing onsite
systems, NYS Cannabis law updates
The Town of Ithaca Planning Committee meeting concluded at 3:45 pm.
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