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Home My WebLink AboutTB Packet 2025-03-10 MEETING OF THE ITHACA TOWN BOARD 215 N Tioga St. 5:30 p.m. March 10, 2025 https://zoom.us/j/98910958241 YouTube Link AGENDA 1. Call to Order and Pledge of Allegiance 2. Persons to be Heard 3. Public Comment – Opportunity for Public Involvement in the Development, Review and Implementation of our Stormwater Management Plan (SWMP) 4. Public Hearing and consider adoption of a proposed “A Local Law to Amend Zoning Chapters 270 and 271 of the Town of Ithaca Code to Provide a Planned Development Zone for the Maplewood II Development between Maple Avenue and Lena Street” 5. Consider acceptance of Concept and Location for infrastructure associated with the Maplewood II Development 6. Consider approval of the Community Choice Aggregation MOU with Local Power 7. Consider approval of a Sewer Exemption – 803 Coddington Rd 8. Consider Consent Agenda a. Approval of Town Board Minutes b. Approval of Town of Ithaca Abstract c. Approval of Bolton Point Abstract d. Appointment of Zoning Board of Appeals Alternate - Garner 9. Reports of Town Officials and Committees 10. Review of Correspondence TOWN OF ITHACA LOCAL LAW NO.__ OF THE YEAR 2025 A LOCAL LAW TO AMEND ZONING CHAPTERS 270 AND 271 OF THE TOWN OF ITHACA CODE TO PROVIDE A PLANNED DEVELOPMENT ZONE FOR THE MAPLEWOOD II DEVELOPMENT BETWEEN MAPLE AVENUE AND LENA STREET Be it enacted by the Town Board of the Town of Ithaca as follows: Section 1. Chapter 270 of the Town of Ithaca Code, Article IV, §270-6, entitled "Enumeration of zones" is amended by adding the following at the end of subdivision A: "Planned Development Zone No. 17 - In accordance with and pursuant to Local Law No. __-2025 [Maplewood II]" Section 2. Chapter 271 of the Town of Ithaca Code is amended by adding §271-16, entitled "Planned Development Zone No. 17 (Limited Mixed Use, Maplewood II)", as follows: Introduction The Maplewood II Planned Development Zone (PDZ) enables and guides the development of the Maplewood Phase II housing complex, and its underlying site, into a compact, walkable resident community. This §271-18 uses a form-based zoning approach with objective yet flexible standards, to provide clarity and certainty about site planning and the resulting built environment. The project envisions a high-density housing type with a resident community center and allows for neighborhood commercial use as well. Planned Development Zone No. 15 (Maplewood Phase I, §271-16) consists of both medium and high-density zones. Phase II will function as an additional high-density zone within the overall Maplewood resident community. Maplewood Phase II will connect to Phase I’s grid of streets with a continuation of Lena Street. The Town of Ithaca Comprehensive Plan recommends focusing new residential development in areas near major employment centers, walkable to nearby destinations, and near the City of Ithaca boundary. Maplewood Phase II is located on an approximately 9-acre infill site entirely within the Town of Ithaca, and approximately 400 feet from the City of Ithaca boundary. The project is near the Cornell University campus, about 1.2 miles east of downtown Ithaca, and within a 10 to 20-minute walk of both East Hill Plaza and the center of Collegetown. The Comprehensive Plan also recommends denser mixed-use traditional neighborhood development between Mitchell Street and Maple Avenue, including the Maplewood sites. 271-18.1 Transect Subzone  A transect subzone defines parts of the larger site that will have certain physical and functional characteristics. Maplewood Phase I and Maplewood Phase II constitute subzones of the larger Maplewood resident community. There are two transect subzones in PDZ 15 of Maplewood Phase I and one subzone in the PDZ 17 Maplewood Phase II site area. Figure 1 is an illustrative example of the transect subzone locations and allocation for Maplewood I PDZ 15 (approved) and Maplewood II PDZ 17.  Figure 1: Example of transect subzone location and allocation. 271-18.2 Permitted principal and accessory uses The following table shows permitted uses in PD 17, with specific location limitations where applicable. P = permitted use. (cs) = commercial space in apartment building (cc) = community center Use (definitions in § 271-18.6) PD-17 Dwelling unit P Health/wellness practice P (cc) (cs) Professional office P Day care center P (cc) (cs) Restaurant P (cs) Retail and service: general P (cs) Artisan P (cc) (cs) Place of assembly P Garden Market P Community garden P Dog park P Home occupation (accessory to dwelling unit), subject to Town Code § 270-219.2 or successor code P 271-18.3 Neighborhood design 271-18.3 A. Dwelling units The number of allowable dwelling units for PDZ 17 is less than or equal to 615 units. The following lists the range of unit numbers and types in PDZ 17: Studios: 230 to 240 units One Bedroom: 180 to 190 units Two Bedroom: 175 to 185 units Total: 585 to 615 units 271-18.3 B. Civic and open space 1. Required civic building The PDZ 17 site must have at least 4,000 sf space within a civic building assigned for resident community center use. It should be located at or close to the center of a built-up area; next to a civic/open space or at the axial termination of a prominent thoroughfare. 2. Required open space area The PDZ 17 site must have ≥25% of the total site assigned to community open space for Maplewood residents, and the community open space must be accessible by the public. Open space types, settings, and requirements include the following. Open space type (definitions in §271-18.6) Park.  A park may be a non-linear area, or linear space following connecting ways or natural corridors  A park can include wooded areas with connecting trails throughout  A dog park  A park may be independent of surrounding building frontages.  Park boundary/edge along a neighborhood interior street or perimeter street ROW: ≥10% must abut a street Green  Green boundary/edge along a neighborhood interior street or perimeter street ROW: ≥50% must abut a street  Garden Plaza  Plaza boundary/edge along a neighborhood interior street or perimeter street ROW: ≥50% must abut a street  Court Community open space calculation does not include the following.  A yard, balcony, patio, or other outdoor space for use or access only by a specific dwelling unit or a limited number of dwelling units.  Public or private thoroughfare/street right-of-way, or integral features (such as sidewalks and tree lawn areas).  Parking area or driveway.  Stormwater detention/retention facility or drainage swale area, unless design allows practical use as an accessible year-round amenity for residents of the development (picnic area, passive recreation area, playground, and the like), or it is a bioswale that visually integrates into the larger open space site.  Entry feature, median, or traffic island. 3. Access An open space area must function as part of the broader public realm and allow community-wide access and passage. 271-18.3 C. Thoroughfares and Trails 1. Thoroughfare and trail types and design There is one thoroughfare type: neighborhood local street. There is one trail type: multi-use trail. Thoroughfare type ► ▼ Characteristics Neighborhood local street Purpose Primary street through the entire PD site with two vehicle lanes on the two-way thoroughfare, one lane wide enough to accommodate fire apparatus on the one-way thoroughfare. Parking provided on both sides of all thoroughfares Right-of-way width 56’-64,’ not including Planting Bed(s) Sidewalk width 5’-8’ (one side - on the building side of the street and where parallel parking is located) Parking lane width 8’ (parallel side) 18’ (perpendicular side) Travel area width 26’ (for two-way traffic, two 13’ lanes, no lane dividing marking; for one-way traffic one 26’ travel lane) where fire access is required; shared lanes marked with sharrows Curb type barrier Trail type ► ▼ Characteristics Multi-use Trail Purpose Informal linear paved or stabilized path for pedestrian and bicycle circulation and connectivity to the East Hill Recreation Way and adjacent Planned Development Zone No. 15. Must accommodate all users and minimize conflicts. Trail width 10’ with minimum 2’ either side mown grass strip to act as a shoulder Curb type none Thoroughfare and Trail sections (illustrative examples) Existing thoroughfares along the perimeter of the PDZ 17 site (Maple Avenue) must have improvements (sidewalks, tree lawns, tree planting, and curbs), so they follow neighborhood local street standards as much as possible. A sidewalk must follow the south side of Maple Avenue along the full PDZ site frontage. A thoroughfare or trail must have hard surface paving (porous or solid asphalt, concrete, or Neighborhood Local Street Section Multi-use Trail Section segmental pavers) for sidewalks, parking lanes, and travel lanes. 2. Thoroughfare and trail layout Thoroughfares and trails must be permanently open to the public and provide community-wide access as part of an overall connected street network. Thoroughfares and trails must not have gated access. A thoroughfare must begin and end at other thoroughfares. An intersection must approximate a right angle as much as possible. 271-18.3 D. Utilities Permanent utilities (water, sewer, natural gas [if any], district heating/cooling, electricity, communications, and the like) must be underground. Short-term utility service for construction activities may be above ground. A utility easement must be in a location where maintenance or repair work will cause the least disruption. Utility easement location must not prevent or undermine street tree planting. 271-18.4 Site and building design 271-18.4 A. Performance Standards 1. All buildings and other structures permitted in this PDZ shall be in conformity with the following additional standards: 2. Height. The maximum height of buildings and other structures shall be as follows: a. No building shall be erected, altered, or extended to exceed 65 feet in height as determined by an average grade plane measure, but excluding rooftop appurtenances such as mechanical equipment, exhaust pipes, radio antenna, and elevator overrides, provided such appurtenances do not themselves exceed an additional 12 feet in height. b. Abutting the Maple Avenue frontage between the water tower at 227 Maple Ave. and PD 15-H, no building shall be erected, altered, or extended to exceed 58 feet in height as determined by an average grade plane measure, but excluding rooftop appurtenances such as mechanical equipment, exhaust pipes, radio antenna, and elevator overrides, provided such appurtenances do not themselves exceed an additional 12 feet in height. No structure, other than a building, shall be erected, altered, or extended to exceed 20 feet in height. 3. Lot coverage. Total coverage of ground by buildings, thoroughfares and trails, parking lots and sidewalks, and other structures shall not exceed 55% of the PDZ. Total maximum ground coverage by buildings alone shall not exceed 25% of the PDZ. 4. Setbacks. a. The building setback requirements shall be as follows: i. Front setback: from Maple Avenue right-of-way, shall be not less than 12 feet. ii. Side setback: from any east-west property line shall be not less than 30 feet. iii. Rear setback: from southern property line shall be not less than 10 feet. 5. Building Separation. Building separation will be as dictated by the NYS Uniform Fire Prevention and Building Code for building type and construction method. 271-18.4 B. Building types and disposition Principal building types include the following. Building type ► ▼ Disposition Apartment building Civic building Accessory building (bike storage facility) Illustrative example Building Facade Frontage buildout on a street • ≥50% primary frontage • ≥50% corner side frontage n/a n/a Front façade and main entrance orientation May face street or public green space May face street or public green space May face street or public green space Bulk/Massing Height Gross floor area (GFA, square feet) Street-facing wall length without ≥ 2’ offset: Building length: primary façade • ≤ 5 stories n/a ≤ 100’ ground story ≤275’ • 1-3 stories • 5,000 ft² -12,000 ft² n/a n/a • 1 story • ≤ 1500 ft² n/a n/a Façade transparency: primary frontage. ≥30% ground story ≥30% upper story ≥30% ground and upper stories ≥50% ground story Façade transparency: corner side frontage Façade transparency: side/rear ≥30% ground story ≥30% upper story ≥30% ground and upper stories ≥50% ground story facade (if not a party wall): ≥30% ground and upper stories ≥30% ground and upper stories ≥50% ground story Occupancy Dwelling Units Commercial 90 to 110 per building ≤ 5,000 sq ft. on the ground floor, cumulative for the site n/a n/a n/a n/a Bicycle Storage n/a n/a 100 Zoning code (or successor code) provisions allowing certain building features to encroach beyond setback or height limits also apply. 271-18.4 C. Building form and design 1. Four-sided design A building must have consistent material treatment, architectural details, proportions, and colors on all exterior walls. 2. Accessory structures A permanent accessory building must have material treatment, architectural details, proportions, and colors that are consistent with the principal building. 3. Exterior materials Vinyl siding, and prefabricated and pre-engineered metal buildings, are not allowed. This does not apply to temporary buildings for construction field offices and similar short-term uses. 4. Utility and service areas Rooftop or ground-mounted mechanical equipment, utility areas, and trash enclosure or storage areas, require concealment or screening to hide them from view from adjacent pedestrian walkways and thoroughfares. The form of concealment or screening must be architecturally consistent or integral to the host structure. This does not apply to roof-top mounted photovoltaic solar panel systems, though any panels must have antireflective coatings. 271-18.4 D. Parking 1. Required motor vehicle parking spaces The cumulative total of motor vehicle parking for the PDZ 17 site is as follows (on-thoroughfare parking spaces may count towards required parking): Use Motor vehicle parking (range) Residential: studio unit 0.05 to 0.25 spaces/unit Residential: 1 bedroom unit 0.05 to 0.25 spaces/unit Residential: 2 bedroom unit 0.05 to 0.5 spaces/unit Non-residential (all uses) 0.05 to 0.5 spaces / 500’² GFA Public transit stop n/a • A minimum of at least 75 total spaces motor vehicle spaces are required • Parking space count may include dedicated spaces for car/bicycle sharing and charging. Motor vehicle space size: 8.5’ x 18’ clear rectangle area for on-street perpendicular, 7-8’ x 22’ for on-street parallel. 2. Required bicycle parking spaces Bicycle parking requirements ≥6 secure or short-term space / residential building ≥100 in bicycle storage facility ≥1 short-term space / 2000 ft² GFA ≥4 short-term spaces Secure bicycle space: bicycle locker, dedicated space in a garage, anchored rack space with overhead protection from the elements, or other fully enclosed or secure areas. Short-term bicycle space: anchored rack space. 3. Parking surfaces Parking areas must have a fixed impervious or porous surface. Pavement edge must have a clear definition, using curbs or a different durable material. Curbing allowing water runoff (rollover curb, or barrier curb with gaps) is preferable to curbing that traps stormwater. 4. Parking landscaping Building siting, landscaping, or architectural treatment must screen a parking area (not including an individual driveway) from thoroughfares and residential areas outside of the PD site. A parking area must have a sidewalk or paved walkway, to provide pedestrian access from nearby thoroughfares. A parking area must have ≥1 landscaped interior island (≥8.5’ wide, ≥160 ft² area) for every 10 parking spaces. A row of parking spaces must have a landscape island (or equivalent landscape area) at each end. A row of parking that is not interrupted by a landscape island must be ≤10 spaces long. A landscape island should function as part of the larger stormwater management system of the PDZ site. On-street parallel parking does not require landscape islands. On-street perpendicular parking fully adjacent to a landscaped tree lawn or other landscaped area does not require landscape islands. 5. Renewable energy Any parking space may have an electric vehicle charging station. ≥5% of parking spaces will be provided with electric vehicle charging stations. ≥20% of parking spaces must have utility provisions for future electric vehicle charging stations. A solar carport may cover any parking space. 271-18.4 E. Landscaping 1. Tree classes Street tree refers to trees in a tree lawn or tree well alongside a street or traffic island. Canopy trees and short trees refer to trees in yards, courts, landscaping areas, open space areas, and similar areas. 2. Thoroughfare tree lawns A tree lawn area on a primary or secondary street must have ≥1 street tree every 20’ to 40’ along its length, with an average spacing of ≤30’ along the block length. A maximum of 25% of the trees in PDZ 17 may be from a single tree species. 3. Landscape areas Landscaped islands must have ≥1 canopy tree for every 160 ft² of landscape island area. 4. Other Landscape areas A green, court, or garden (§ 271-18.3 B 2) must have ≥1 canopy tree for every ≤2000 ft² of contiguous open space area. For ≤50% of all required canopy trees in other landscape areas, 2 short trees may substitute for 1 canopy tree. 5. Tree species for required plantings Tree species for required plantings must have these traits.  Native or adapted to upstate New York (USDA hardiness zone 5a, 5b, 6a).  Not invasive (according to the most recent Tompkins County Regional Invasive Species and Worst Invasive Species lists), or species with known parasites or pathogens including ash and hemlock. Follow requirements for allowed or prohibited tree species in Town zoning regulations, if applicable. Street tree species must also have these traits:  Mature height of ≥30’ except where restricted by fire access requirements.  A crown that can grow to shade a sidewalk and street.  Downward-oriented root system.  Salt tolerant.  Not brittle, or prone to dropping heavy fruit. Canopy tree species must have a mature height of ≥40’ except where restricted by fire access requirements. Short tree species must have a mature height of ≥20’. A street tree or canopy tree planting must have a diameter at breast height (DBH) of ≥2”. A short tree planting must have a DBH of ≥1.5”. 6. Other landscaping requirements Exposed ground surfaces must have groundcover planting or mulch to cover otherwise exposed soil. 271-18.4 F. Fences and walls Maximum fence or wall height is 5’ in a front setback area and 8’ elsewhere. Acceptable materials for walls include brick, stone, split-faced blocks, decorative blocks, cast stone, and glass blocks. Acceptable materials for fences include wood, composite fencing, wrought iron, or PVC coated/color coated chain link (PVC coated/color coated chain link is limited to water tank fencing as required by the City of Ithaca). This does not apply to deer fencing, snow fencing, and temporary fencing for construction and short-term activities. Barbed wire, concertina wire, and chain link (except as specified above) are not acceptable. This does not apply to temporary fencing for construction activities. 271-18.4 G. Signs Signs must conform to then-current Town of Ithaca sign code (or successor code) standards for the following:  Attached signs on storefronts: standards for the NC-Neighborhood Commercial (or successor) zone  Residential and other uses: standards for the MR-Multiple Residence (or successor) zone. 271-18.4 H. Outdoor lighting 1. Light output Photometric performance must conform to the then-current Town of Ithaca outdoor lighting law (or successor code) standards. 2. Freestanding fixtures/poles Height:  Neighborhood local streets: ≤16’  Elsewhere: ≤12’ Design and location:  Pole design should have a distinct base, middle, and top.  Maximum form base/Sonotube top is ≤4” above grade.  Poles must not block sidewalks or walkways. 3. Attached fixtures  Fixture design should be consistent with the architectural style and detailing of the host structure.  Sconces, gooseneck fixtures, and recessed fixtures are allowed. Wall-pack lighting is not acceptable. 271-18.5 Definitions These words or terms have a special meaning in § 271-18 for this PD. Apartment building (building type in § 271-18.4): Building with >3 dwelling units, vertically and horizontally integrated, connected with one or more shared entries. Artisan (use in § 271-18.2): Establishment or studio where people make art or products by hand, using handheld tools or small-scale table-mounted equipment. This includes related sales onsite. Average Grade Plane: Is a reference plane representing the average of finished ground level adjoining the building at exterior walls. Where the finished ground level slopes along the exterior walls, the reference plane shall be established by averaging the two lowest grade points and the two highest grade points on the exterior to establish the overall building height. Block (context of roads or thoroughfares): area bounded by thoroughfares, or a combination of thoroughfares and barriers to continued development (examples: public land, waterway). Civic building (building type in § 271-18.4): A building that accommodates a place of assembly, civic, or community use. Court (open space type in § 271-18.3): Open space for civic purposes, passive or active recreation, or connectivity within or through the site. Building frontages spatially define a court. Day care center (use in § 271-18.2): Establishment providing any of the following services, as defined by the NYS Department of Social Services or its successor agency in the following or successor regulations, for all or part of a day: child day care (18 NYCRR §418.1), small day care (18 NYCRR §418.2), school-age child care (18 NYCRR §414). Dog park: A park for dogs to exercise and play off-leash in a controlled environment under the supervision of their owners. Dwelling unit (use in § 271-18.3): An apartment, or a room or group of connected rooms, occupied or set up as separate living quarters for living, sleeping, cooking, eating, bathing, and sanitation purposes. Frontage: Area between a building facade and a neighboring thoroughfare or court, including built and vegetated components. Garden (open space type in § 271-18.3): Open space for a playground or resident community garden. Garden Market: (use in § 271-16.2) Sale of produce or value-added farm and food products (as that term is defined in NY Agriculture and Markets Law §282(2), or its successor statute), or community supported agriculture (CSA) share or farm-to-home pickup. Green (open space type in § 271-18.3): Open space for the resident or public community gathering, or passive or active recreation, with prominent (≥50%) softscape or vegetative cover (such as lawn, trees, shrubs, plant beds). Landscaping and/or street frontages define its space more so than building frontages. Health/wellness practice (use in § 271-18.3): Establishment providing outpatient medical, medical allied health care, or alternative medical services. Park (open space type in § 271-18.3): Open space for recreation, including dog recreation, or aesthetic enjoyment. Prominent (≥50%) landscape includes paths and trails, fields and meadows, water bodies, woodland, lawns, gardens, and open shelters. Surface, fixed: Durable, fixed surface formed from asphalt, concrete, tightly spaced segmental pavers, and/or similar durable materials, both pervious and impervious. Surface, porous: Durable surface allowing easy passage of water through pores. This includes segmental pavers, open cell pavers, and similar products; and ribbon/double track driveways with wheel strips of a durable pavement material. This does not include crushed stone, wood chips, dirt, grass, or other loose or unimproved surfaces. Place of assembly (use in § 271-18.3): Facility used mainly for public/resident assembly for worship, meeting, or community purposes. (Examples: religious congregation, secular assembly, community center, common house, amenity center.) Plaza (open space type in § 271-18.3): Open space for resident or public community gathering, or passive or active recreation, with prominent (≥50%) hardscape cover. Building and street frontages define its space more so than landscaping. Primary frontage: the area between the building or structure and the thoroughfare to which it is oriented. Professional office (use in § 271-18.3): Establishment providing professional, administrative, clerical, or information processing services. Restaurant (use in § 271-18.3): Establishment preparing and selling food, drinks, and/or alcoholic beverages in a ready-to-consume state, to customers onsite or delivery offsite. Retail and service - general (use in § 271-18.3): Establishment selling or renting a tangible good or product to the public, and/or providing a service to customers onsite. Thoroughfare: paved travel way with travel lanes for vehicles and bicycles, parking lanes, and/or sidewalks or paths; and related infrastructure and/or amenities. Transparency: building wall length occupied by functioning doors and/or windows ≥5’ tall. 271-18.6 Administration 271-18.6 A. Site plan A final site plan approved by the Town Planning Board pursuant to Chapter 270, Zoning, is required for development in this PDZ. 271-18.6 B. Miscellaneous 1. Violations and enforcement Any violations of the terms of this section shall constitute a violation of the Town of Ithaca Zoning Ordinance and shall be punishable as set forth in said ordinance and § 268 of the Town Law of the State of New York. Each week's continued violation shall constitute a separate offense. Notwithstanding the foregoing, the Town reserves for itself, its agencies and all other persons having an interest, all remedies and rights to enforce the provisions of this section, including, without limitation, actions for any injunction or other equitable remedy, or action and damages, in the event the owners or lessees of the parcels covered by this section fail to comply with any of the provisions hereof. If any building or land development activity is installed or conducted in violation of this section, the Code Enforcement Officer may withhold any building permit, certificate of occupancy, or certificate of compliance, and/or prevent the occupancy of said building or land. 2. Town Code applicability Except as otherwise specified in this section, all provisions of the Town of Ithaca Code shall apply to all development, structures, and uses in Planned Development Zone No. 17. 271-18.7 PDZ area Area rezoned. The area encompassed and rezoned in accordance with this section to be Planned Development Zone No. 17 is described below. The Official Zoning Map of the Town of Ithaca is hereby amended by adding such district at the location described. Description of Area Rezoned to Planned Development Zone No. 17 All that tract or parcels of land situate in the Town of Ithaca, County of Tompkins, State of New York, bounded and described as follows: ALL THAT TRACT OR PARCEL OF LAND situate in the Town of Ithaca, County of Tompkins, State of New York, being bounded and described as follows: Legal Description – Schedule “A” ALL THAT TRACT OR PARCEL OF LAND situate in Town of Ithaca, County of Tompkins, State of New York, more particularly bounded and described as follows: BEGINNING at a point in the present centerline of Maple Avenue, said point being located Southeasterly, as measured along said present centerline of Maple Avenue a distance of 1,230± feet from its intersection with the present centerline of Dryden Road; Running thence North 89° 15' 23" East, along said centerline of Maple Avenue, a distance of 195.52 feet to a point; Running thence South 89°41'19" East along said centerline of Maple Avenue, a distance of 67.38' to a point; Running thence North 89°15'01" East along said centerline of Maple Avenue, a distance of 98.84' to a point; Running thence South 02° 26' 55" East, passing through a point located 1.5 feet West of a fence corner post at 25.13’, continuing for a total distance of 181.50’ to a point; Running thence North 87°33'29" East a distance of 120.00' to a point; Running thence North 02°26'31" West a distance of 178.39' to a point in the present centerline of Maple Avenue; Running thence the following chord bearings and distances 1.) South 80° 01' 00" East a distance of 201.71’ to a point 2.) South 61° 58' 55" East a distance of 217.64’ to a point Said course having a total distance of 421.0' more or less along the present centerline of Maple Avenue; Running thence South 29°45'20" West a distance of 663.99' to a point located 2.0’ feet North and 0.8 feet East of an angle iron in concrete; Running thence South 75°00'20" West a distance of 201.94' to a point marked by an iron pin found; Running thence North 27°20'06" West a distance of 479.90' to a point; Running thence South 70°14'13" West a distance of 56.77’ to a point marked by an iron pipe found; Running thence North 02° 28' 20" West a distance of 173.21’ to a point marked by found iron pipe; Running thence South 87° 10' 09" West, passing through a found iron pipe at 50.70’, continuing for a total distance of 60.08’ to a point marked by a iron pin found; 17 Running thence North 02° 05' 33" West, passing through a found iron pipe at 157.77’, continuing for a total distance of 183.31’ to the Point and Place of Beginning. Said parcel containing a total gross area of 9.139 acres to road centerline. For a more particular description thereof, reference is hereby made to a survey map entitled “Lot Consolidation Map No. 217, 221 and 301 Maple Avenue, Town of Ithaca, Tompkins County, New York”, dated March 7, 2024, prepared by T.G. Miller, P.C., Engineers and Surveyors, Ithaca, New York, a reference copy of which is filed in the Town of Ithaca Planning Office. Said premises are shown on said map as “Parcel 1,” “Parcel II,” “Parcel III,” and “Parcel IV.” COMMISSIONER Katherine Borgella DEPUTY COMMISSIONER M. Megan McDonald 121 E. Court St, Ithaca, N.Y. 14850 | Phone: (607) 274-5560 | tompkinscountyny.gov/planning Creating and implementing plans that position Tompkins County communities to thrive. January 10, 2025 Christine Balestra, Senior Planner Town of Ithaca 215 North Tioga St. Ithaca, NY 14850 Re: Review Pursuant to §239 -l, -m and -n of New York State General Municipal Law Proposed Action: Planned Development Zone for proposed Maplewood Phase II located on Maple Avenue, Town of Ithaca, Tax Parcel #s 63.-2-5, 63.-2-6, 63.-2-7.1, and 63.-2-7.3, Cornell University, Owner; Town of Ithaca, Applicant. Dear Ms. Balestra: This letter acknowledges your referral of the proposed action identified above for review by the Tompkins County Department of Planning and Sustainability pursuant to §239 -l, -m and -n of the New York State General Municipal Law. We have determined the proposed action will have no significant county-wide or inter-community impact. We look forward to receiving notification on the final action taken by your municipality within 30 days of decision, as required by State law. Sincerely, Katherine Borgella, AICP Commissioner of Planning and Sustainability Item 5 MEETING OF THE ITHACA TOWN BOARD March 10, 2025 TB Resolution 2025 -: Acceptance of the Concept and Locations of Public Infrastructure to be dedicated to the Town for the Maplewood II Development Whereas, the Town of Ithaca Planning Board granted Preliminary Site Plan Approval for the proposed Maplewood Phase II Project on Maple Avenue, located between the Maplewood Graduate Student Apartment complex and the East Lawn Cemetery. The project, which requires a rezoning from Multiple Residence and High-Density Residential Zones to a Planned Development Zone (PDZ), involves consolidating four parcels and constructing six (6) five-story apartment buildings, containing 615 units/800 beds in studio, one bedroom, and two-bedroom unit configurations. The project will also include integrated amenity/service spaces, parking areas, trails and pedestrian facilities, open spaces, stormwater facilities, and other site improvements, Cornell University, Owner/Applicant; Michele Palmer, Whitham Planning, Design, Landscape Architecture, PLLC, Agent; and Whereas, the Applicant has proposed dedicating infrastructure (multi-use trail, trail lighting, rectangular rapid flashing beacons (RRFB), sanitary sewer manhole, trail parking and modification to Maple Ave) to the Town of Ithaca, to serve the parcel and surrounding public, and Whereas, the Public Works Committee has reviewed the plans for the above improvements and found them generally acceptable, and recommended the action to the Town Board for discussion and consideration, and Whereas, the proposed trail, lighting, and trail parking will require easements, and the applicant has agreed to grant an easement, or similar legal means acceptable to the Attorney for the Town, to allow for the long-term maintenance and placement of these items on the parcel, and Whereas, a portion of the proposed trail is located on the parcel to the west which is also owned by the applicant, and they have agreed to grant an easement, or similar legal means acceptable to the Attorney for the Town, to allow for the long term maintenance and placement of the trail on the parcel, and Whereas, the proposed trail parking is located on the parcel to the north which is also owned by the applicant, and they have agreed to grant an easement, or similar legal means acceptable to the Attorney for the Town, to allow for the long term maintenance and placement of the trail parking on the parcel, and be it Resolved, that the Town Board approves and accepts the concept and location of the improvements described above subject to approval from the City of Ithaca for the portion of the proposed infrastructure that will be located on their parcel, and be it further Resolved, that all legal agreements be reviewed and approved by the Director of Engineering and the Attorney for the Town prior to requesting dedication of the infrastructure, and be it further Item 5 Resolved, that the Town Board will consider acceptance of the infrastructure after satisfactory completion, subject to the approval of the Town Engineer and Highway Superintendent, of the installation of said infrastructure. Moved: Seconded: Vote: ayes – Item 7 MEETING OF THE ITHACA TOWN BOARD March 10, 2025 TB Resolution 2025 - XXX: Authorization for the Town Engineer to Issue a Sewer Exemption for 803 Coddington Rd Whereas the Town Engineer received a request for a Sewer Exemption from Peter Sayet, owner of 803 Coddington Rd, indicating there is no access to town sewer and identifying the difficulties associated with connecting to municipal sewer due to the nearest sewer main(s) being approximately 1,157+/- feet away, which would require a main extension at an estimated cost of $200,000, which is not feasible, and Whereas, the owner is working with the Tompkins County Health Department, who is providing the plan for the replacement of the current failing system, now therefore be it Resolved, pursuant to Town Code Section 214-6, the Town Board finds the applicant has shown unusual and extreme practical difficulties in connecting to municipal sewer for the reasons conveyed by town staff and the reasons detailed in the request for a sewer exemption submitted to the Town Engineer, dated February 24, 2025, and be it further Resolved, that the Town Board authorizes the Town Engineer to issue an exemption from Town Code Section 214-5 Connection required, for 803 Coddington Rd, for the installation of a new, onsite wastewater treatment system associated with the existing residential home, subject to the consent of the Tompkins County Health Department. Moved: Seconded: Vote: Peter Sayet re: 803 Coddington Rd Ithaca, NY 14850 02/24/2025 David O’Shea, P.E., Director of Engineering Town of Ithaca Public Works 114 Seven Mile Drive Ithaca, NY 14850 {Name} {Address} Ithaca, NY 14850 RE: Request for Sewer Exemption for 803 Coddington rd, Ithaca NY 14850 Dear Mr. O’Shea, We are requesting a sewer exemption for the Property located at 803 Coddington rd, Ithaca, NY 14850 owned by Peter Sayet. Tax. Map Parcel No 48.-1-14.61. The residential home was built in the 1800’s and the current system is failing with drainage rising to the surface of our lawn. We are working with Adam Ace who is providing the plan for replacement. Currently the Town of Ithaca sewer system does not service this property. The Municipal sewer system is approximately 1,157 feet from the house and the cost of constructing a new Municipal sewer line would be extreme at $200,000. A replacement system is under design and being submitted by the Tompkins County Health department. There is plenty of room for the replacement system and the contours of the property work very well for a gravity fed septic system. Respectfully Yours, Peter Sayet 970980 980 9901000 1010 1020 1030 1030 1080 910 920 960 970 960 980 990 1010 1020 840 920 930 HYDRANT: P0170 94psiHYDRANT: P0180 83psi HYDRANT: P0320 62psi HYDRANT: P0210 107psi HYDRANT: P0260 124psi HYDRANT: P0270 126psi HYDRANT: P0200 120psi HYDRANT: P0490 107psi HYDRANT: P0480 112psi HYDRANT: P0520 123psi HYDRANT: P0510 107psi EDWARDS, NEIL D & JANVRIN, MARY 46.-1-11 832 CODDINGTON RD SHAW, GREGORY F & FINE, SUSANNAH 46.-1-12.1 100 UPDIKE RD GERGELY, ZOLTAN E & CONANT-GERGELY, MELI 46.-1-12.2 838 CODDINGTON RD DESCH, NOEL & DESCH, JANET 46.-1-14 132 UPDIKE RD EMR, SCOTT D & EMR, MICHELLE C 46.-1-15.14 108 SOUTHWOODS DR KIM, EUNAH & LAWLER, MICHAEL JOHN 46.-1-15.15 110 SOUTHWOODS DR HAFEZI, YASSI & MCLASKEY, GREGORY 46.-1-15.16 112 SOUTHWOODS DR GREEN, ROBERT & LIAN, XI 46.-1-15.17 114 SOUTHWOODS DR ETH, STEPHEN & ETH, PATRICIA J 46.-1-15.18 116 SOUTHWOODS DR DESCH, JANET G & DESCH, WILLIAM E 46.-1-15.222 CODDINGTON RD KINNEY, DAVID FRANCIS & KINNEY, MONICA YANT 46.-1-15.26 314 OLD GORGE RD FRITZ, WILLIAM K & FRITZ, DILAKA O 46.-1-15.27 318 OLD GORGE RD LOEFFELMAN, MICHAEL P 46.-1-15.28 320 OLD GORGE RD COLVIN, ALEXANDER J S & STEVENS- COLVIN, JENNIFER46.-1-15.29302 OLD GORGE RD RILEY, MICHAEL P & RILEY, ALLISON D 46.-1-15.30 304 OLD GORGE RD MAXWELL, JUDITH P & LOHN, LINDA M 46.-1-15.31 306 OLD GORGE RD FARMAN, ERIC & BARNARD, LISA 46.-1-15.32 311 OLD GORGE RD ROBINSON, JENNIFER S & SULIMOWICZ, SHARON M 46.-1-15.33 309 OLD GORGE RD PRYOR, SARA & BARTHELMIE, REBECCA 46.-1-15.34 307 OLD GORGE RD RANA, FARHAN 46.-1-15.35 305 OLD GORGE RDGEE, CHRISTOPHER & GEE, JODI CREASAP 46.-1-15.36 303 OLD GORGE RD RALPH, DANIEL C & RHOADES, ELIZABETH R 46.-1-15.37 301 OLD GORGE RD VAN FLEET, BRADLEY & CRAIG, REBECCA 46.-1-15.38 111 SOUTHWOODS DR HAEFELE, JEREMY MILLS & HAEFELE, MARY MARGARET 46.-1-15.39 109 SOUTHWOODS DR TOWN OF ITHACA 46.-1-15.401 KING RD E SUH, GOOKWON E 46.-1-15.402 107 SOUTHWOODS DR SMITH, BRIAN J & DIEP, PHONG 46.-1-15.41 105 SOUTHWOODS DR GAUR, VISHAL & GAUR, SHAILJA 46.-1-15.42 103 SOUTHWOODS DR THE NATURE CONSERVANCY 46.-1-16.21 TROY RD O'DOWD, RYAN & O'DOWD, AMY K 46.-1-24 802 CODDINGTON RD CAPALONGO, PETER 46.-1-4 417 KING RD E 419 E. KING RD. PROPERTY, LLC 46.-1-5 419 KING RD E ROBINSON, DEAN 46.-1-6 425 KING RD E HEIN, ANDREW M & HEIN, STELLA A 46.-1-7.1 702 CODDINGTON RDSKALWOLD, ERIC 46.-1-8.1 427 KING RD E CAPALONGO, PETER & CAPALONGO, PATRICIA BLAKE 46.-1-8.2 437 KING RD E SOUTH HILL CEMETERY ASC 46.-1-9 818 CODDINGTON RD ORNELAS, JACOB 47.-1-1 902 CODDINGTON RD ZEMLIAUSKAS, CHRISTOPHER D 47.-2-1 833 CODDINGTON RD SCAROFILE, RONALD 47.-2-2.2 853 CODDINGTON RD VALAIK, MATTHEW R & EXPOSITE, MICHELE 47.-2-2.31 873 CODDINGTON RD BAPTIST, EDWARD E & BAPTIST, DONNETTE E 47.-2-3.2 915 CODDINGTON RD CONROY, ROBERT & CONROY, PHYLLIS 48.-1-10 689 CODDINGTON RD MUDRAK, LOUISE V 48.-1-11.1 693 CODDINGTON RD MOYER, ADEN 48.-1-12.1 699 CODDINGTON RD MOYER, ADEN 48.-1-12.3 703 CODDINGTON RD HILKER, WILLIS S & HILKER, SHIRLEY S 48.-1-13.21 BURNS RD STREET, HELEN 48.-1-14.1 290 BURNS RD BIECHELE, DANIEL J & BIECHELE, LORRAINE A 48.-1-14.2 807 CODDINGTON RD STAUFFER, DOUGLAS & STAUFFER, DONNA 48.-1-14.312 277 BURNS RD STAUFFER, DOUGLAS B & STAUFFER, DONNA J 48.-1-14.32 275 BURNS RD MAYBEE, JAMES L & MAYBEE, PATRICIA 48.-1-14.5 805 CODDINGTON RD SAYET, PETER 48.-1-14.61 803 CODDINGTON RD SLATER, JOSEPH A & SLATER, JAMIE LA 48.-1-14.62 285 BURNS RD MURRAY, WILLIAM E & MURRAY, JEANETTE 49.-1-17.1 678 CODDINGTON RD STEELE, JULIE A 49.-1-19 680 CODDINGTON RD HOWARTH, THOMAS 49.-1-21.12 688 CODDINGTON RD HALLETT-HALPERN, CHRISTINE 49.-1-21.2 692 CODDINGTON RD MENDELSOHN, STEVEN 49.-1-21.3 386 KING RD E HOWARTH, THOMAS 49.-1-21.4 374 KING RD E CARPENTER, JULIE & KIRBY, ANDREW 49.-1-21.6 404 KING RD E WEAVER, DEIRDRE ALETA 49.-1-22.1 KING RD E WEAVER, DEIRDRE ALETA 49.-1-22.2 694 CODDINGTON RD HEINE, KATHERINE A 49.-1-23 696 CODDINGTON RD DROZD, LAURENCE L & DROZD, COLLEEN C 49.-1-24 698 CODDINGTON RD TROY HEIGHTS, LLC 49.-1-26.2 TROY RD CITY OF ITHACA 55.-1-11529 SLATERVILLE RD UpdikeRd Cod d i n g t o n R d Southwoods Dr OldGorgeRd BurnsRd King Rd E EagleView, New York State, Maxar, Microsoft MAP CREATED: 2/5/2025 BY: TOWN OF ITHACA ENGINEERING DEPT SOURCE: BOLTON POINT TOI ENGINEERING NYS GIS CLEARING HOUSE DISCLAIMER: ALL LOCATIONS AND BOUNDARIES ARE APPROXIMATE. Legend TAX PARCEL WATER EXISTING WATER MAIN HYDRANTS SANITARY SEWER GRAVITY SEWER MAIN MANHOLE OWNED BY OTHERS MANHOLE Town of Ithaca Utility Map 0 80 160 240 320 400 480 560 640 720 80040 US Feet 803 CODDINGTON RD N/F: SAYET, PETER TP#: 48.-1-14.61 Item 8 MEETING OF THE ITHACA TOWN BOARD March 10, 2025 TB Resolution 2025 - : Adopt Consent Agenda Resolved, that the Town Board approves and/or adopts the following Consent Agenda items: a. Approval of Town Board Minutes b. Approval of the Town of Ithaca Abstract c. Approval of Bolton Point Abstract d. Appointment of Zoning Board of Appeals Alternate - Garner Moved: Seconded: Vote: ayes – TB Resolution 2025 - a: Approval of Town Board Minutes Resolved that the Town Board approves the draft minutes of the meetings of February 24, 2025, as submitted, with non-substantive changes made. TB Resolution 2025 - b: Town of Ithaca Abstract No. 5 for FY-2025 Resolved that the governing Town Board hereby authorizes the payment of the said vouchers in total for the amounts indicated. VOUCHER NOS. 2025 152 - 212 General Fund Town Wide 92,685.93 General Fund Part-Town 1,692.13 Highway Fund Town Wide DA 121,038.27 Highway Fund Part Town DB 7,975.29 Water Fund 716,828.99 Sewer Fund 104,334.73 Capital Projects 17,117.50 Risk Retention Fund 15,230.82 TOTAL 1,076,903.66 TB Resolution 2025-000: Appointment of Zoning Board of Appeals Alternate Member Whereas there is a vacant Zoning Board of Appeals Alternate Member position, and the selection committee has interviewed and recommend Lindsay Garner, 9 Evergreen Lane, to the position; now, therefore, be it Resolved that the Town Board of the Town of Ithaca does hereby appoint Lindsay Garner to a Zoning Board of Appeals Alternate Member filling out a term ending December 31, 2025.