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HomeMy WebLinkAboutPB Packet 2025-12-16 TOWN OF ITHACA PLANNING BOARD Shirley A. Raffensperger Board Room, Town Hall 215 North Tioga Street Ithaca, New York 14850 Tuesday, December 16, 2025 6:30 P.M. AGENDA 1. Persons to be heard. 2. SEQR Determination: Flores Two-Lot Subdivision - 155 Compton Road. 3. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision at 155 Compton Road, located in the Low-Density Residential Zone. The project includes subdividing the 82 +/- acre parcel into a 34 +/- acre parcel which contains the existing residence and a 48 +/- acre parcel which will be conveyed to the Town of Ithaca for a new preserve. The new preserve will be available to the public for passive recreation activities (e.g., walking, hiking, nature observation, cross country skiing, etc.). This is an Unlisted Action under the State Environmental Quality Review Act and is subject to an environmental review. Tessa Sage Flores, Owner; Town of Ithaca, Applicant/Agent. 4. Consider approval of the 2026 Planning Board Meeting Schedule. 5. Consider a recommendation to the Town Board regarding the Chairperson of the Planning Board for 2026. 6. Approval of Minutes. 7. Other Business. 8. Adjournment. C.J. Randall Director of Planning 607-273-1747 Members of the public are welcome to attend meetings in person at Town Hall or virtually via Zoom videoconference at https://us06web.zoom.us/j/83643764382 or by calling (929) 436-2866 and entering Meeting ID: 836 4376 4382. The public will have an opportunity to see and hear the meeting live and provide comments directly to the Board during Persons to be Heard and/or Public Hearing. To watch the meeting live, please visit www.youtube.com/channel/UCC9vycXkJ6klVIibjhCy7NQ/live. Recorded meetings are viewable at YouTube.com/TownofIthacaVideo. Written comments can be addressed to the Planning Board (in-person at Town Hall; by mail; or via email at Planning@townithacany.gov) until noon the day of the meeting. Comments addressed to the Board will be distributed to all Board members and Applicant(s). Comments received after the posting of the agenda packet (five business days prior to the meeting) are distributed to the Board on the day of the meeting. Comments are public and become part of the project file. Applications and associated project materials are available on the Town’s website at https://townithacany.gov/meeting-calendar- agendas/ under the calendar meeting date. TOWN OF ITHACA PLANNING BOARD PUBLIC HEARING NOTICE The Planning Board will hold a public hearing on Tuesday, December 16, 2025, starting at 6:30 P.M. on the following matters: Consideration of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision at 155 Compton Road, located in the Low-Density Residential Zone. The project includes subdividing the 82 +/- acre parcel into a 34 +/- acre parcel which contains the existing residence and a 48 +/- acre parcel which will be conveyed to the Town of Ithaca for a new preserve. The new preserve will be available to the public for passive recreation activities (e.g., walking, hiking, nature observation, cross country skiing, etc.). This is an Unlisted Action under the State Environmental Quality Review Act and is subject to an environmental review. Tessa Sage Flores, Owner; Town of Ithaca, Applicant/Agent. Members of the public are welcome to attend meetings in person at Town Hall or virtually via Zoom videoconference at https://us06web.zoom.us/j/83643764382 or by calling (929) 436-2866 and entering Meeting ID: 836 4376 4382. The public will have an opportunity to see and hear the meeting live and provide comments directly to the Board during Persons to be Heard and/or Public Hearing. To watch the meeting live, please visit www.youtube.com/channel/UCC9vycXkJ6klVIibjhCy7NQ/live. Recorded meetings are viewable at YouTube.com/TownofIthacaVideo. Written comments can be addressed to the Planning Board (in-person at Town Hall; by mail; or via email at Planning@townithacany.gov) via email until noon the day of the meeting. Comments addressed to the Board will be distributed to all Board members and Applicant(s). Comments received after the posting of the agenda packet (five business days prior to the meeting) are distributed to the Board on the day of the meeting. Comments are public and become part of the project file. C.J. Randall, Director of Planning 1 DEPARTMENT OF PLANNING MEMORANDUM TO: Planning Board Members FROM: Christine Balestra, Senior Planner DATE: December 8, 2025 RE: Preliminary and Final Subdivision – Flores 2-Lot Subdivision Enclosed please find materials related to the proposed two-lot subdivision located at 155 Compton Road. The project includes subdividing the existing 82+/- acre parcel into two lots, with a 34+/- acre parcel that contains an existing residence, and a 48+/- acre parcel that will be conveyed to the Town of Ithaca for part of a new preserve. The project is scheduled for the December 16, 2025, Planning Board meeting for consideration of preliminary and final subdivision approval. The property at 155 Compton Road (labeled “Parcel A” and “Parcel C” on the attached subdivision plat) is bound on the north by wetlands, streams, and wooded lands owned by the current property owner; on the east by residences on Compton Road and Larisa Lane; on the south by wooded lands along the Town of Danby municipal boundary; and on the west by wooded lands owned by the current property owner. The property contains several small wetlands and streams, along with cleared areas, overhead power lines, a gas line, and the residence and associated accessory structures. The current property owner also owns the home and land at 154 Compton Road that is labeled “Parcel B” on the attached subdivision plat (note: the current property owner requested labeling this parcel - it exists in the configuration shown on the plat and is not part of the proposed subdivision). The current owner has mowed and maintained several paths on the property that they allow neighbors to use. The Town plans to maintain the existing mowed path system and potentially expand the paths and connections to adjacent preserved lands in the future. The attached aerial location map, prepared by Planning staff, shows the entire land acquisition for the new preserve (outlined in yellow). The town expects to acquire a total of 137 acres, 48 acres of which will be conveyed as part of this proposed subdivision. Among the attachments is a draft completed environmental assessment, along with draft resolutions for the board to consider. Please feel free to contact me if you have questions regarding this proposal by phone at (607) 273-1721, ext. 121, or by email at cbalestra@townithacany.gov. Att. Cc: Rod Howe, Town Supervisor Mike Smith, Senior Planner TOWN OF ITHACA NEW YORK PROPOSED RESOLUTION: SEQR Preliminary & Final Subdivision Approval Flores 2-Lot Subdivision 155 Compton Road Tax Parcel No. 45.-1-1.2 Planning Board, December 16, 2025 WHEREAS: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision at 155 Compton Road, located in the Low-Density Residential Zone. The project includes subdividing the 82 +/- acre parcel into a 34 +/- acre parcel which contains the existing residence and a 48 +/- acre parcel which will be conveyed to the Town of Ithaca for a new preserve. The new preserve will be available to the public for passive recreation activities (e.g., walking, hiking, nature observation, cross country skiing, etc.). Tessa Sage Flores, Owner; Town of Ithaca, Applicant/Agent; 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is acting in an uncoordinated environmental review with respect to the project; 3. The Planning Board on December 16, 2025, has reviewed and accepted as adequate, a subdivision plat titled “Subdivision Map, Showing Lands of Tessa Sage Flores & Ira Goldstein, Located on Compton Road & East King Road & Ridgecrest Road, Town of Ithaca, Tompkins County, New York,” prepared by T. G. Miller, P. C., dated 10/16/2025, and other application materials; and 4. Town planning staff has recommended a negative determination of environmental significance with respect to the proposed project; NOW, THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with Article 8 of the Environmental Conservation Law and 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced action as proposed, based on the information in the EAF Part 1 and for the reasons set forth in the EAF Parts 2 and 3, and, therefore, an Environmental Impact Statement will not be required. Moved: Seconded: Vote: Short Environmental Assessment Form Part 1 -Project Information Instructions for Completing Part 1 -Project Information.The applicant or project sponsor is responsible for the completion of Part 1.Responses become part of the application for approval or funding,are subject to public review,and may be subject to further verification.Complete Part 1 based on information currently available.If additional research or investigation would be needed to fully respond to any item,please answer as thoroughly as possible based on current information. Complete all items in Part 1.You may also provide any additional information which you believe will be needed by or useful to the lead agency;attach additional pages as necessary to supplement any item. Part 1 -Project and Sponsor Information Name of Action or Project: Flores 2-Lot Subdivision for Sage Preserve Project Location (describe,and attach a location map): 155 Compton Road,Ithaca NY 14850 Brief Description of Proposed Action: The proposed action is a 2-lot subdivision,to create a 34.05 acre parcel containing the existing residence at 155 Compton Road to be retained by the current landowner and a 48.07 acre parcel to be sold to the Town of Ithaca for a new preserve,as described below. The Town is proposing to acquire approximately 137-acres of undeveloped land on South Hill (located off King Road East,Chase Lane,Ridgecrest Road,and Schickel Road)in the the Town of Ithaca.The property to be acquired by the Town will be used for passive recreation such as walking, hiking,dog walking,nature observation,cross country skiing,etc.The acquisition will add to the Town's existing preserves and be the first preserve on South Hill,providing additional opportunities for passive enjoyment of these forested habitats.The proposal is consistent with both the Town’s Park, Recreation and Open Space Plan and Comprehensive Plan. Name of Applicant or Sponsor: Town of Ithaca Telephone:607-273-1721 E-Mail:rhowe@townithacany.gov Address: 215 North Tioga Street City/PO: Ithaca State:Zip Code: NY 14850 1.Does the proposed action only involve the legislative adoption of a plan,local law,ordinance, administrative rule,or regulation? If Yes,attach a narrative description of the intent of the proposed action and the environmental resources that may be affected in the municipality and proceed to Part 2.If no,continue to question 2. NO YES— 2.Does the proposed action require a permit,approval or funding from any other government Agency? If Yes,list agency(s)name and permit or approval:toi Town Board -acquisition Tompkins County -funding NO YES 3.a.Total acreage of the site of the proposed action?82.12 acres b.Total acreage to be physically disturbed?0 acres c.Total acreage (project site and any contiguous properties)owned or controlled by the applicant or project sponsor?176.30 acres 4.Check all land uses that occur on,are adjoining or near the proposed action: 5.Urban 0 Rural (non-agriculture)Industrial Commercial 0 Residential (suburban) 0 Forest ||Agriculture ||Aquatic I I Other(Specify): I I Parkland Page 1 of 3 The property contains multiple trails suitable for walking and biking 5.Is the proposed action, a.A permitted use under the zoning regulations? b.Consistent with the adopted comprehensive plan? NO YES N/A 1 6.Is the proposed action consistent with the predominant character of the existing built or natural landscape?NO YES— 7.Is the site of the proposed action located in,or does it adjoin,a state listed Critical Environmental Area? If Yes,identify: NO YES — 8.a.Will the proposed action result in a substantial increase in traffic above present levels? b.Are public transportation services available at or near the site of the proposed action? c.Are any pedestrian accommodations or bicycle routes available on or near the site of the proposed action? NO YES 0 9.Does the proposed action meet or exceed the state energy code requirements? If the proposed action will exceed requirements,describe design features and technologies: N/A -no construction is olanned NO YES —— 10.Will the proposed action connect to an existing public/private water supply? If No,describe method for providing potable water: N/A -no construction is planned NO YES —— 11.Will the proposed action connect to existing wastewater utilities? If No,describe method for providing wastewater treatment: N/A -no construction is planned NO YES —— 12.a.Does the project site contain,or is it substantially contiguous to,a building,archaeological site,or district which is listed on the National or State Register of Historic Places,or that has been determined by the Commissioner of the NYS Office of Parks,Recreation and Historic Preservation to be eligible for listing on the State Register of Historic Places? b.Is the project site,or any portion of it,located in or adjacent to an area designated as sensitive for archaeological sites on the NY State Historic Preservation Office (SHPO)archaeological site inventory? NO YES 13.a.Does any portion of the site of the proposed action,or lands adjoining the proposed action,contain wetlands or other waterbodies regulated by a federal,state or local agency? b.Would the proposed action physically alter,or encroach into,any existing wetland or waterbody? If Yes,identify the wetland or waterbody and extent of alterations in square feet or acres: The property contains several wetlands and streams.No alterations are planned to any wetland or waterbody. NO YES Page 2 of 3 14.Identify the typical habitat types that occur on,or are likely to be found on the project site.Check all that apply: 0 Forest ||Agricultural/grasslands 0 Early mid-successional 0Wetland I I Urban Suburban I CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF MY KNOW LEDGE 15.Does the site of the proposed action contain any species of animal,or associated habitats,listed by the State or Federal government as threatened or endangered? NO YES— 16.Is the project site located in the 100-year flood plan?NO YES— 17.Will the proposed action create storm water discharge,either from point or non-point sources? If Yes, a.Will storm water discharges flow to adjacent properties? b.Will storm water discharges be directed to established conveyance systems (runoff and storm drains)? If Yes,briefly describe: NO YES 18.Does the proposed action include construction or other activities that would result in the impoundment of water or other liquids (e.g.,retention pond,waste lagoon,dam)? If Yes,explain the purpose and size of the impoundment: NO YES — 19.Has the site of the proposed action or an adjoining property been the location of an active or closed solid waste management facility? If Yes,describe: NO YES — 2O.Has the site of the proposed action or an adjoining property been the subject of remediation (ongoing or completed)for hazardous waste? If Yes,describe: NO YES — PRINT FORM Page 3 of 3 EAF Mapper Summary Report Thursday,October 9,2025 11:41 AM Sources:Esri\HERE,Garmin USGS Ir t©qgRt1lyCREMENT P KRCan,fin Japan METI Esti Chins (Hong ISfig Esn Korea,Esri (Thailand NGCC,:c'OperStreetMap contributors ano che GIS User Community Disclaimer:The EAF Mapper is a screening tool intended to assist project sponsors and reviewing agencies In preparing an environmental assessment form (EAF).Not all questions asked In the EAF are answered by the EAF Mapper.Additional Information on any EAF question can be obtained by consulting the EAF Workbooks.Although the EAF Mapper provides the most up-to-date digital data available to DEC,you may also need to contact local or other data sources to confirm data provided by the Mapper or to obtain data not provided by the Mapper. Svund fiifxKite Barrie fKiqprten ^0«»« Trxonto 0„,f ;/ 00 ^Buffalo /x feWY Albany ’Sources:Esr,HERE Garmin USGS Irtermac INCBE! IRCan Esn Japan.METI.Esn Chira iHargKcrg Esn kaiea Es-ihbaianpKGCCrOperStreetMapciriuc.tcr-arptqeGIS User MR Esn HERE Gaf™KPSOlHnKtir/tk Part 1 1 Question 7 [Critical Environmental No Area] Part 1 /Question 12a [National or State No Register of Historic Places or State Eligible Sites] Part 1 /Question 12b [Archeological Sites]No Part 1 1 Question 13a [Wetlands or Other Yes -Digital mapping information on local,New York State,and federal Regulated Waterbodies]wetlands and waterbodies is known to be incomplete.Refer to the EAF Workbook. Part 1 /Question 15 [Threatened or No Endangered Animal] Part 1 /Question 16 [100 Year Flood Plain]Digital mapping data are not available or are incomplete.Refer to EAF Workbook. Part 1 /Question 20 [Remediation Site]No Short Environmental Assessment Form -EAF Mapper Summary Report i Page 1 of 2 Agency Use Only [If applicable] Project: Date: Short Environmental Assessment Form Part 2 - Impact Assessment Part 2 is to be completed by the Lead Agency. Answer all of the following questions in Part 2 using the information contained in Part 1 and other materials submitted by the project sponsor or otherwise available to the reviewer. When answering the questions the reviewer should be guided by the concept “Have my responses been reasonable considering the scale and context of the proposed action?” No, or small impact may occur Moderate to large impact may occur 1. Will the proposed action create a material conflict with an adopted land use plan or zoning regulations? 2.Will the proposed action result in a change in the use or intensity of use of land? 3.Will the proposed action impair the character or quality of the existing community? 4.Will the proposed action have an impact on the environmental characteristics that caused the establishment of a Critical Environmental Area (CEA)? 5.Will the proposed action result in an adverse change in the existing level of traffic or affect existing infrastructure for mass transit, biking or walkway? 6.Will the proposed action cause an increase in the use of energy and it fails to incorporate reasonably available energy conservation or renewable energy opportunities? 7.Will the proposed action impact existing: a. public / private water supplies? b. public / private wastewater treatment utilities? 8.Will the proposed action impair the character or quality of important historic, archaeological, architectural or aesthetic resources? 9.Will the proposed action result in an adverse change to natural resources (e.g., wetlands, waterbodies, groundwater, air quality, flora and fauna)? 10.Will the proposed action result in an increase in the potential for erosion, flooding or drainage problems? 11.Will the proposed action create a hazard to environmental resources or human health? Page 2 of 2 For every question in Part 2 that was answered “moderate to large impact may occur”, or if there is a need to explain why a particular element of the proposed action may or will not result in a significant adverse environmental impact, please complete Part 3. Part 3 should, in sufficient detail, identify the impact, including any measures or design elements that have been included by the project sponsor to avoid or reduce impacts. Part 3 should also explain how the lead agency determined that the impact may or will not be significant. Each potential impact should be assessed considering its setting, probability of occurring, duration, irreversibility, geographic scope and magnitude. Also consider the potential for short- term, long-term and cumulative impacts. Check this box if you have determined, based on the information and analysis above, and any supporting documentation, that the proposed action may result in one or more potentially large or significant adverse impacts and an environmental impact statement is required. Check this box if you have determined, based on the information and analysis above, and any supporting documentation, that the proposed action will not result in any significant adverse environmental impacts. _________________________________________________ _______________________________________________ Name of Lead Agency Date _________________________________________________ _______________________________________________ Print or Type Name of Responsible Officer in Lead Agency Title of Responsible Officer _________________________________________________ _______________________________________________ Signature of Responsible Officer in Lead Agency Signature of Preparer (if different from Responsible Officer) Short Environmental Assessment Form Part 3 Determination of Significance Agency Use Only [If applicable] Project: Date: Pg. 1 PROPOSED RESOLUTION: Preliminary & Final Subdivision Approval Flores 2-Lot Subdivision 155 Compton Road Tax Parcel No. 45.-1-1.2 Planning Board, December 16, 2025 WHEREAS: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision at 155 Compton Road, located in the Low-Density Residential Zone. The project includes subdividing the 82 +/- acre parcel into a 34 +/- acre parcel which contains the existing residence and a 48 +/- acre parcel which will be conveyed to the Town of Ithaca for a new preserve. The new preserve will be available to the public for passive recreation activities (e.g., walking, hiking, nature observation, cross country skiing, etc.). Tessa Sage Flores, Owner; Town of Ithaca, Applicant/Agent; 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting in an uncoordinated environmental review with respect to the project, has on December 16, 2025, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and Parts 2 and 3 prepared by the Town Planning staff, 3. The Planning Board, on December16, 2025, has reviewed and accepted as adequate, a subdivision plat titled “Subdivision Map, Showing Lands of Tessa Sage Flores & Ira Goldstein, Located on Compton Road & East King Road & Ridgecrest Road, Town of Ithaca, Tompkins County, New York,” prepared by T. G. Miller, P. C., dated 10/16/2025, and other application materials; and 4. Per the Inter-governmental Agreement between the Town of Ithaca and the Tompkins County Planning and Sustainability Department, dated August 3, 2004, residential subdivisions of fewer than 5 lots, all of which comply with local zoning standards and Tompkins County Sanitary Code requirements, and do not involve new local roads or streets directly accessing a State or county road, are of local, rather than inter-community or county-wide concern, and are therefore not subject to referral to the Tompkins County Planning and Sustainability Department under New York State General Municipal Law, Article 12-B, §§239-l, -m, and -n; NOW, THEREFORE BE IT RESOLVED: 1. That the Planning Board hereby waives certain requirements for Preliminary and Final Subdivision Approval, as shown on the Preliminary and Final Subdivision Checklists, having determined from the materials presented that such waiver would result in a significant alteration of neither the purpose of subdivision control nor the policies enunciated or implied by the Town Board, and 2. That the Planning Board hereby grants Preliminary & Final Subdivision Approval for the proposed Flores 2-Lot Subdivision, as shown on the plans noted in Whereas #3 above, subject to the following conditions: Pg. 2 a. Submission for signing by the Chairperson of the Planning Board of an original and three dark lined prints of the final subdivision plat, prior to filing with the Tompkins County Clerk Office; and submission of a copy of the receipt of filing to the Planning Department, and b. Conveyance of the 48+/- acre portion of Tax Parcel No. 45.-1-1.2 to the Town of Ithaca within six months of this approval. Moved: Seconded: Vote: iWetlands ,2024 Hospicare Buddhist Studies qfrw* Cornell Botanic Gardens Ithaca College Natural Lands Map Produced by Town of Ithaca Planning Department Aerial Image Taken Spring 2023 Tax Parcel No.45.-1-1.2 +/-48 Acres w .J Tax Parcel No.44.-2-10 +/-54 Acres Compton | Indeveloped) Tax Parcel No.45.-1-2.2 +/-35 Acres TTrrr n 1 r iFeet 0 100200 400 600 800 1,000 /Approximate area' to'beSuHclividedS Reta i ned by/^iFtores/Gqldstein/ (+//34 Acres O.H . O.H . AP P R O X . L O C A T I O N C U L V E R T G G G G G G G G G G G G G G G G G G G G O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O.H . O.H . O.H . O.H. O.H. O.H. 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H . 99 . 9 1 ' 24 . 7 8 ' 25 . 8 0 ' GR A V E L D R I V E CH A I N LIN K FE N C E 128.48' 94.88' 200.00' 305.3 3 ' 23.62' DECK GARAGE WELL HOUSE DECK POND POND POND "WET AREA" BARN HOUSE WELL GARAGE CONC. LID CONC. LID HOUSE POND POND PO N D FOUNDATION OLD 19 9 . 1 5 ' 10 0 . 0 2 ' 99 . 8 2 ' 99 . 7 2 ' TALL PIPE FOUND 9. 4 ' ± S'WLY OF CO R . 30 . 9 2 ' 26 . 0 0 ' 15 8 . 4 7 ' ( P T O P ) 16 3 . 6 0 ' ( P T O P ) 25 . 3 8 ' 25 . 0 9 ' 18 3 . 5 1 ' ( P T O P ) EA S T K I N G R O A D (A S S U M E D 3 R O D R I G H T O F W A Y = 4 9 . 5 ' ) TOWN OF ITHACA TOWN OF DANBY APPROX. L O C A T I O N G A S P I P E L I N E EASEMENT S E E 4 5 0 / 6 3 0 CORP O R A T I O N L I N E LINE TABLE 50 . 0 ' ± FIRE HYT. VALVE S WATER TOWN O F I T H A C A ( R . O . ) 478/8 6 5 G G G G G G G G G G G G G G G G G G G G G G G G 20 ' R O W RI D G E C R E S T R O A D "DEED TO CENTERLINE OF ROAD, EXCEPT & RESERVE ALL EXISTING PUBLIC ROAD & UTILITY RIGHT OF WAYS" "DEED T O C E N T E R L I N E OF ROA D , E X C E P T & RESERV E A L L E X I S T I N G PUBLIC R O A D & U T I L I T Y RIGHT O F W A Y S " "G R A S S P A T H " SHARP ( R . O . ) 557/7 8 5 LA C E Y ( R . O . ) 60 7 / 2 3 7 SM I T H ( R . O . ) 20 1 9 - 0 0 1 7 9 CH A S E / B R A D Y ( R . O . ) 48 4 4 2 3 - 0 0 1 CARLSS O N ( R . O . ) 2015- 0 8 7 3 9 PERENY I ( R . O . ) 503/10 3 7 DVORAK ( R . O . ) 2023- 0 1 0 2 4 HUNT T R U S T ( R . O . ) 2022-1 3 1 1 3 STONE ( R . O . ) 439807 - 0 0 1 WA P E N ( R . O . ) CD 2 5 0 8 / 1 2 0 0 MILLER / C O O K ( R . O . ) 2022-1 0 3 0 3 ST I L L M A N ( R . O . ) 20 2 4 - 0 7 0 0 9 "C H A S E F A R M S U B D I V I S I O N P H A S E O N E " HINES ( R . O . ) 59387 9 - 0 0 2 BED O R E ( R . O . ) 20 1 2 - 1 2 6 5 5 TO W N O F I T H A C A ( R . O . ) 45 9 3 2 9 - 0 0 2 TO W N O F I T H A C A ( R . O . ) 66 0 / 1 0 2 5 CH A S E L A N E LE G R A N D CO U R T REINE (R.O. ) 460556- 0 0 1 BAZAROV ( R . O . ) 2018-06 1 0 7 12 8 . 7 6 ' WHIPPLE ( R . O . ) 664/400 GERMAIN ( R . O . ) 576033- 0 0 1 124.57' 160.0' & ANDERS ( R . O . ) 2025-09 1 4 2 SULLIVAN (R . O . ) 583543-00 1 DUNNICK ( R . O . ) 680/146 DUNNICK ( R . O . ) CD2507/ 9 0 6 DUNNICK ( R . O . ) 680/146 DUONG (R.O . ) 2017-1198 7 DEED BOOK 689, PAGE 171 TA X M A P N o . 4 5 - 1 - 1 . 2 TA X M A P N o . 4 5 - 1 - 2 . 2 PART O F D E E D B O O K 7 2 8 , P A G E 5 0 TAX MA P N o . 4 5 - 1 - 2 . 2 TAX MA P N o . 4 4 - 2 - 1 0 TAX M A P N o . 4 5 - 1 - 1 . 2 DEED BO O K 7 4 4 , P A G E 2 0 5 TAX MAP No . 4 4 - 2 - 1 0 FE R R A R A ( R . O . ) 52 4 0 7 9 - 0 0 1 FE R R A R A ( R . O . ) 66 4 / 8 8 4 FE R R A R A ( R . O . ) 52 4 0 7 9 - 0 0 1 ELMO (R.O.) 2020-0542 2 COHEN (R.O . ) 427048-00 1 SP R I N G W O O D T O W N H O U S E S , L L C ( R . O . ) CD 2 5 0 8 / 1 3 3 6 NA M G Y A L M O N A S T E R Y I N S T . ( R . O . ) 45 9 8 7 5 - 0 0 1 WESTVIE W P A R T N E R S , L L C ( R . O . ) 2014-0 4 1 3 9 PROPOS E D 6 0 ' W I D E RESER V E D F O R F U T U R E ROAD A N D U T I L I T Y E X T E N S I O N LOT 1 5 LOT 1 4 LOT 1 3 LOT 1 2 COMP T O N P A R K TOWN O F I T H A C A ( R . O . ) 624/6 5 2 SCH I C K E L R O A D E X T . LAR I S A L A N E LOT 1 6 LOT 1 7 LOT 1 8 50 ' R . O . W . 50 ' TOWN O F I T H A C A ( R . O . ) 502824 - 0 0 1 WE S T V I E W P A R T N E R S , L L C ( R . O . ) 49 2 4 5 6 - 0 0 1 WE S T V I E W P A R T N E R S , L L C ( R . O . ) 49 2 4 5 6 - 0 0 1 WE S T V I E W P A R T N E R S , L L C ( R . O . ) 49 2 4 5 6 - 0 0 1 WESTVIE W P A R T N E R S , L L C ( R . O . ) 2014-0 4 1 3 9 TAX MA P N o . 3 6 - 2 - 3 . 5 3 WESTV I E W P A R T N E R S , L L C ( R . O . ) 2014- 0 4 1 3 9 TAX MA P N o . 3 6 - 2 - 3 . 5 6 MAROSI ( R . O . ) 2013-1 5 0 0 1 STROP E ( R . O . ) CD251 4 / 4 7 5 3 34.7'± HOUSE No. 1 3 3 HAAG ( R . O . ) CD250 0 / 2 7 8 3 TAX M A P N o . 3 - 1 - 1 . 1 ITHAC A W A L D O R F S C H O O L ( R . O . ) 559065 - 0 0 1 TAX MA P N o . 2 - 1 - 1 7 . 3 2 1.8'± CLEAR FENCE END OF ROAD MAINTENANCE RO A D CO M P T O N (A S S U M E D 3 R O D R I G H T O F W A Y = 4 9 . 5 ' ) ME A S . 1 6 0 5 ' ± A L O N G C T O C I N T . O F D A N B Y R O A D ( N . Y . S . R T E 9 6 B ) L L APPROX. LO C A T I O N G A S P I P E L I N E EASEMEN T S E E 4 5 1 / 1 1 7 NY S E G E A S E M E N T SE E 2 1 8 / 4 8 2 1 0 0 ' W I D E NY S E G E A S E M E N T SE E 2 2 1 / 2 3 8 1 0 0 ' W I D E SE E 3 3 0 / 8 6 ( M O D I F I E D ) AP P R O X . L O C A T I O N O F G A S P I P E L I N E SE E 2 3 0 / 3 2 7 TAX MAP No. 45-1-1.1 TAX MAP No. 45-1-1.2 20 ' W I D E R . O . W . SE E 3 7 4 / 5 8 1 IN G R E S S & E G R E S S T O R I D G E C R E S T R D . 20 ' SE W E R E A S E M E N T SE E 4 5 9 3 2 9 - 0 0 1 20 ' W I D E LO T 9 9 LO T 8 6 8.0'± P/ O S E E 7 2 8 / 5 0 60 ' 12 4 . 8 0 ' SE W E R E A S E M E N T SE E 6 6 0 / 1 0 1 6 20' AREA=53 . 7 6 A C R E S N E T T O R D . R / W No. 154 132.0' 93 . 2 8 ' 18 0 . 7 3 ' 28.29 ' 37 38 39 48 49 50 25 PR E S E N T C E N T E R L I N E (A S S U M E D 3 R O D R I G H T O F W A Y = 4 9 . 5 ' ) PR E S E N T C E N T E R L I N E GRAVEL DRIVE GR A V E L D R I V E WE S T V I E W P A R T N E R S , L L C ( R . O . ) 51 6 9 8 4 - 0 0 2 50 . 0 ' ± PIPE G O N E 2016 AP P R O X . C C R E E K L AREA= 3 4 . 7 2 A C R E S N E T T O R D . R / W AR E A = 0 . 2 4 A C R E S 60 0 ' 600' TA X M A P N o . 4 3 - 2 - 1 0 TA X M A P N o . 3 6 - 2 - 2 . 1 TAX M A P N o . 3 6 - 2 - 3 . 5 5 TA X M A P N o . 3 6 - 2 - 3 . 3 6 TA X M A P N o . 3 6 - 2 - 3 . 3 5 TA X M A P N o . 3 6 - 2 - 3 . 3 4 TAX MA P N o . 3 6 - 2 - 3 . 3 3 TAX M A P N o . 3 6 - 2 - 3 . 3 3 TAX MA P N o . 3 6 - 2 - 4 . 1 R/W R/W PR E S E N T C E N T E R L I N E TAX M A P N o . 3 6 - 3 - 6 TAX MA P N o . 4 5 - 1 - 2 . 1 TAX MA P N o . 4 5 - 1 - 2 1 . 2 TAX M A P N o . 4 5 - 1 - 2 . 3 CIFER R I / M E R O L A ( R . O . ) 2022-1 3 9 1 6 TAX MA P N o . 4 5 - 1 - 2 1 . 1 TA X M A P N o . 4 5 - 1 - 2 . 4 TA X M A P N o . 4 5 - 1 - 2 . 5 TA X M A P N o . 4 5 - 1 - 2 0 R/W R/W R/W R/W PR E S E N T C E N T E R L I N E TAX M A P N o . 4 5 - 1 - 1 9 TAX M A P N o . 4 5 - 1 - 1 8 TAX M A P N o . 4 5 - 1 - 1 7 TAX M A P N o . 4 5 - 1 - 1 6 TAX MA P N o . 4 5 - 1 - 1 5 TA X M A P N o . 4 5 - 1 - 1 4 TAX M A P N o . 4 5 - 1 - 1 3 . 4 EDELS O N / S C H R A F E L ( R . O . ) 2025-0 0 0 5 2 TAX MA P N o . 4 5 - 1 - 1 3 . 2 MILLER / C O O K ( R . O . ) 2022-1 1 3 8 9 TAX MA P N o . 4 5 - 1 - 1 3 . 3 TAX M A P N o . 4 5 - 1 - 2 . 7 TAX M A P N o . 4 5 - 1 - 5 1 TAX MAP No. 4 5 - 1 - 5 5 TAX MAP No. 4 5 - 1 - 4 9 TAX MAP No . 4 5 - 1 - 4 8 TAX MAP No . 45-1-39 . 2 TAX MAP N o . 45-1-38 TAX MAP No . 45-1-37 TAX MAP No . 4 5 - 1 - 4 8 TAX MAP N o . 4 5 - 1 - 3 6 DU N N I C K ( R . O . ) CD 2 5 0 7 / 9 0 6 TA X M A P N o . 4 5 - 1 - 3 6 TAX MAP N o . 4 4 - 2 - 6 TA X M A P N o . 4 4 - 2 - 5 TA X M A P N o . 4 4 - 2 - 4 TA X M A P N o . 4 4 - 2 - 3 TAX MAP No . 44-2-2 TAX MAP No . 4 4 - 2 - 1 2 TA X M A P N o . 4 3 - 2 - 8 "G R A S S P A T H " "PA T H " SEREBRY A N Y TA X M A P N o . 4 5 - 1 - 7 3 CH=N 12°24'21" W 243.22' ALONG C RD. ARC=243.4'± L 28 . 4 4 ' 27 3 . 5 1 ' ( C O R T O P ) N 7 1 ° 1 6 ' 2 3 " E 3 0 1 . 9 5 ' S 5 8 ° 4 5 ' 4 3 " W 9 5 0 . 8 9 ' T O T A L 25 . 5 8 ' 40 8 . 6 7 ' ( P T O P ) 13 9 . 8 6 ' ( P T O P ) 21 0 . 3 1 ' ( P T O P ) 16 6 . 4 7 ' ( P T O P ) 11 2 . 0 7 ' (P T O P ) 11 1 . 0 6 ' (P T O P ) CIFERRI / M E R O L A ( R . O . ) 2022- 1 3 9 1 6 N 8 8 ° 1 5 ' 1 5 " E 6 0 0 . 2 1 ' S 88 ° 1 5 ' 1 5 " W 4 0 5 . 9 6 ' *N 8 0 ° 0 2 ' 2 2 " E 1 2 0 0 . 3 9 ' *S 0 1 ° 3 1 ' 4 0 " E 1 5 3 5 . 1 9 ' POND POND POND DEED B O O K 6 1 7 , P A G E 4 4 0 PART O F T A X M A P N o . 4 5 - 1 - 1 . 2 AREA=4 8 . 0 7 A C R E S PARCEL A AREA=34.05 ACRES NET TO RD. R/W PART OF TAX MAP No. 45-1-1.2 PARCEL B AREA=5.46 ACRES NET TO RD. R/W TAX MAP No. 45-1-1.1 S 88 ° 4 4 ' 4 4 " W 5 5 5 . 0 0 ' N 0 6 ° 3 4 ' 5 0 " W 3 5 0 . 5 0 ' N 7 0 ° 3 8 ' 5 6 " E 17 9 . 0 0 ' N 12°57'47" W 24.75' N 79°19'30" E 200.00' N 7 8 ° 1 2 ' 0 0 " E 22 7 . 0 3 ' PARCEL C TOTAL AREA=136.79 ACRES NET TO RD. R/W PART OF TAX MAP No. 45-1-1.2 TAX MAP No . 4 4 - 2 - 1 0 TAX MA P N o . 4 5 - 1 - 2 . 2 IN S T R U M E N T N O . 2 0 2 2 - 1 0 3 0 1 N 17°38'12" W 223.13' TOTAL 70 . 0 0 ' SUBJEC T T O A G R E E M E N T FOR U T I L I T I E S T O TMN 4 5 - 1 - 1 3 . 3 & 45-1- 1 3 . 4 SEE 2 0 2 2 - 1 0 3 0 4 SUB J E C T T O 2 5 ' W I D E PER M A N E N T E A S E M E N T F O R WAT E R M A I N , S E E 2 0 2 2 - 1 1 2 2 6 25 F T SUBJEC T T O 2 5 ' W I D E PERMAN E N T E A S E M E N T FOR WA T E R M A I N , S E E 2022- 1 1 2 2 1 25 FT DE E D B O O K 7 2 8 , P A G E 5 0 AP P R O X . C C R E E K L AP P R O X . C C R E E K L AP P R O X . C C R E E K L AP P R O X . C C R E E K L AP P R O X . C C R E E K L 17.7'± 35 . 7 ' ± 88 3 . 0 3 ' ( P T O P ) 65 2 . 1 6 ' ( P T O P ) DEED B O O K 6 1 7 , P A G E 4 4 0 PART O F T A X M A P N o . 4 5 - 1 - 1 . 2 AREA=4 8 . 0 7 A C R E S TI E M E A S . 1 2 0 9 . 4 ' ± A L O N G P R E S . C TO P R E S . C I N T . E A S T K I N G R O A D L L N 08°46'01" W 174.67' 35.0'± STREAM S E T B A C K 35.0'± STREAM S E T B A C K STREAM S E T B A C K 35.0'± 35.0'± STREAM S E T B A C K SEE N O T E 2 SEE N O T E 2 SEE NO T E 2 SEE N O T E 2 WARNING ALTERATION OF THIS MAP NOT CONFORMING TO SECTION 7209, SUBDIVISION 2, NEW YORK STATE EDUCATION LAW, ARE PROHIBITED BY LAW. ALL CERTIFICATIONS HEREON ARE VALID FOR THIS MAP AND COPIES THEREOF ONLY IF SAID MAP OR COPIES BEAR THE IMPRESSION SEAL OF THE LICENSED LAND SURVEYOR WHOSE SIGNATURE APPEARS HEREON. SUBDIVISION MAP TESSA SAGE FLORES & IRA GOLDSTEIN DATE: 10/16/2025 TITLE: 1"=150' SCALE: REVISED S25887 and that I found no visible encroachments either way No. 051180, and that this map correctly delineates an actual survey on the ground made by me or under my direct I hereby certify to that I am a licensed land surveyor, New York State License CERTIFICATION supervision; SIGNED: DATED: across property lines except as shown hereon. NOTES: 1.) THIS SURVEY MAP PREPARED WITHOUT BENEFIT OF AN ABSTRACT OF TITLE PROVIDED, SUBJECT TO ANY STATE OF FACT THAT AN UPDATED ABSTRACT OF TITLE MAY SHOW. 2)THIS STREAM IS SUBJECT TO TOWN OF ITHACA ZONING PROVISIONS REGARDING STREAM SETBACKS, AND RESTRICTIONS AND SETBACKS ON DEVELOPMENT, SOIL DISTURBANCE, VEGETATION REMOVAL, AND OTHER ACTIVITIES APPLY PARCEL C TOTAL AREA=136.79 ACRES NET TO RD. R/W PART OF TAX MAP No. 45-1-1.2 TAX MAP No. 44-2-10 TAX MAP No. 45-1-2.2 PARCEL A AREA=34.05 ACRES NET TO RD. R/W PART OF TAX MAP No. 45-1-1.2 PARCEL B AREA=5.46 ACRES NET TO RD. R/W TAX MAP No. 45-1-1.1 TITLE INFORMATION TO BE CONVEYED TO TOWN OF ITHACA AND CONSOLIDATED TESSA SAGE FLORES DEED BOOK 689 PAGE 171 TESSA SAGE FLORES TO BE RETAINED BY FLORES PART OF DEED BOOK 617 PAGE 440 TESSA SAGE FLORES TO BE RETAINED BY FLORES PART OF DEED BOOK 617 PAGE 440 DEED BOOK 744 PAGE 205 IRA GOLDSTEIN AND TESSA SAGE FLORES TESSA SAGE FLORES PART OF DEED BOOK 728 PAGE 50 MAP REFERENCES: 1)"FINAL SUBDIVISION MAP WESTVIEW SUBDIVISION..." DATED 6/22/2004 BY T.G. MILLER P.C. 2.)"ESTATE OF MARK WALDO HAAG..." DATED 7/16/2001 BY T.G. MILLER P.C. 3.)"SURVEY MAP OF WALDORF SCHOOL OF THE FINGER LAKES..." DATED 11/30/2006 BY T.G. MILLER P.C. 4.)"SUDVISION PLAT CHASE FARM SUBDIVISION PHASE TWO..." DATED 10/1/1992 BY GEORGE SCHLECHT. 5.)"RESURVEY MAP LANDS OF DAVID & ANNE HARRIS..." DATED 6/4/2012 BY MICHAEL REAGAN. 6.)"FINAL PLAT OF CHASE FARM SUBDIVISION PHASE ONE..." DATED 1/9/1989 BY GEORGE SCHLECHT. 7.)"LANDS OF JERZY ZAPALA & ZOFIA M. ZAPALA...." DATED 6/12/2008 BY STOCKWIN SURVEYING. 8.)"LANDS OF IRA GOLDSTEIN & TESSA SAGE FLORES..." DATED 4/26/1996 BY STOCKWIN SURVEYING. 9.)"SURVEY FOR GUSTAV A. SWANSON..." DATED 8/4/1966. REVISED 10/10/1983 BY CARL CRANDALL. 10.)"MAP OF PORTION OF LEGRAND CHASE FARM ON SINCEBAUGH ROAD...." DATED 3/18/1950 BY CARL CRANDALL. 11.)"RESURVEY FOR D.KIM & JANE F. DUNNICK..." DATED 12/2/1992 BY GEORGE SCHLECHT. 12.)"SURVEY FOR RICHARD A. & ANNE R. NEWHART..." DATED 3/6/1990 GEORGE SCHLECHT. 13.) "SURVEY MAP SHOWING LANDS OF TESSA SAGE FLORES LOCATED ON COMPTON ROAD & EAST KING ROAD RIDGECREST ROAD..." DATED 3/7/2016 BY T.G. MILLER, P.C. INSTRUMENT NO. 2022-10301 T.G. MILLER, P.C . ENGINEERS AND SURVEYORS 605 WEST STATE STREET, SUITE A ITHACA, NEW YORK 14850 WWW.TGMILLERPC.COM 607-272-6477 SHOWING LANDS OF TOWN OF ITHACA, TOMPKINS COUNTY, NEW YORK LOCATED ON COMPTON ROAD & EAST KING ROAD & RIDGECREST ROAD 10/16/2025 LEGEND -COMPUTED POINT -IRON PIPE FOUND -PIN SET WITH CAP -UTILITY POLE -FENCE & HEDGE -TELEPHONE PEDESTAL -IRON PIN FOUND NO R T H P E R G N S S TOWN OF ITHACA, TESSA SAGE FLORES & IRA GOLDSTEIN, THALER & THALER, P.C., MILLER MAYER LLP. O.H . O.H . AP P R O X . L O C A T I O N C U L V E R T G G G G G G G G G G G G G G G G G G G G O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O. H . O.H . O.H . O.H . O.H. O.H. O.H. N 8 1 ° 1 5 ' 3 3 " W 15 0 . 5 9 ' S 03°52'31" W 208.60' S 0 1 ° 2 3 ' 4 2 " E 3 6 2 . 6 7 ' S 8 8 ° 0 2 ' 0 7 " W 3 4 5 . 1 2 ' "DEED TO CENTERLINE OF ROAD, EXCEPT & RESERVE ALL EXISTING PUBLIC ROAD & UTILITY RIGHT OF WAYS" PR E S E N T C E N T E R L I N E S 0 1 ° 2 1 ' 1 5 " E 5 4 4 . 3 9 ' S 0 0 ° 0 8 ' 5 2 " E 9 0 1 . 7 5 ' S 02°33'45" E 71.30' N 8 7 ° 5 9 ' 5 7 " E 8 4 3 . 4 4 ' S 0 2 ° 0 0 ' 4 4 " E 7 6 7 . 8 1 ' 60 . 0 ' 21 0 . 0 0 ' 18 0 . 0 0 ' 19 8 . 0 6 ' 11 9 . 7 5 ' PIPE F O U N D 1.4'± E L Y OF CO R N E R SHED C O R N E R 1'± O V E R P L 13.9'± N 0 0 ° 0 8 ' 1 7 " W 30 8 . 2 1 ' S 00°11'10" E 97.54' S 0 1 ° 4 6 ' 5 5 " E 4 0 5 . 6 0 ' N 0 1 ° 1 8 ' 1 1 " W 5 5 0 . 6 3 ' S 88 ° 2 3 ' 1 8 " W 7 9 1 . 5 8 ' N 8 7 ° 0 0 ' 4 0 " E 8 3 9 . 4 3 ' N 05°31'55" E 123.80' S 88°18'02" E 180.40' N 89°16'25" E 64.00' N 0 1 ° 3 9 ' 0 6 " E 21 1 . 0 8 ' N 18°09'21" W 98.39' PI N F O U N D 1. 4 ' ± W L Y OF C O R N E R N 1 8 ° 0 6 ' 0 7 " W 98 . 2 5 ' N 18°28'18" W 93.74' N 08°53'58" W 99.63' N 8 0 ° 3 1 ' 0 8 " E 30 1 . 9 7 ' T O T A L N 0 9 ° 5 6 ' 2 6 " W 69 . 9 7 ' S 8 0 ° 3 2 ' 5 4 " W 30 0 . 1 4 ' T O T A L N 08°58'37" W 78.83' N 08°54'53" W 100.32' N 08°54'39" W 100.33' N 08°49'24" W 99.87' N 0 8 ° 5 3 ' 1 0 " W 14 0 . 0 0 ' T O T A L LINE BEARING DISTANCE L2 S 72°20'41" W 78.00' L3 S 17°38'12" E 200.00' L4 N 72°20'41" E 184.80' L5 N 17°38'12" W 60.00' L6 S 72°20'41" W 167.34' L2 L3 L4 L5 L6 S 7 2 ° 2 0 ' 4 1 " W 26 2 . 7 3 ' N 0 1 ° 3 2 ' 2 1 " W 28 1 . 0 5 ' N 01°31'50" W 95.57' N 0 2 ° 0 7 ' 2 3 " W 4 3 1 . 0 6 ' S 88 ° 2 8 ' 1 5 " W 4 1 6 . 5 7 ' S 88 ° 2 1 ' 1 4 " W 177.7 4 ' S 8 7 ° 5 6 ' 5 4 " W 6 2 1 . 1 1 ' N 0 1 ° 4 7 ' 4 0 " W 1 4 2 0 . 5 1 ' N 8 0 ° 3 7 ' 5 1 " W 4 9 8 . 7 1 ' N 0 1 ° 4 7 ' 2 7 " W 4 6 9 . 7 8 ' N 8 1 ° 1 9 ' 1 4 " W 19 9 . 3 7 ' S 0 1 ° 3 9 ' 1 6 " E 18 4 . 4 7 ' 20 8 . 0 0 ' N 8 3 ° 1 2 ' 4 9 " W N 0 4 ° 0 3 ' 0 6 " E 18 8 . 9 8 ' O. H . 99 . 9 1 ' 24 . 7 8 ' 25 . 8 0 ' GR A V E L D R I V E CH A I N LIN K FE N C E 128.48' 94.88' 200.00' 305.3 3 ' 23.62' DECK GARAGE WELL HOUSE DECK POND POND POND "WET AREA" BARN HOUSE WELL GARAGE CONC. LID CONC. LID HOUSE POND POND PO N D FOUNDATION OLD 19 9 . 1 5 ' 10 0 . 0 2 ' 99 . 8 2 ' 99 . 7 2 ' TALL PIPE FOUND 9. 4 ' ± S'WLY OF CO R . 30 . 9 2 ' 26 . 0 0 ' 15 8 . 4 7 ' ( P T O P ) 16 3 . 6 0 ' ( P T O P ) 25 . 3 8 ' 25 . 0 9 ' 18 3 . 5 1 ' ( P T O P ) EA S T K I N G R O A D (A S S U M E D 3 R O D R I G H T O F W A Y = 4 9 . 5 ' ) TOWN OF ITHACA TOWN OF DANBY APPROX. L O C A T I O N G A S P I P E L I N E EASEMENT S E E 4 5 0 / 6 3 0 CORP O R A T I O N L I N E LINE TABLE 50 . 0 ' ± FIRE HYT. VALVE S WATER TOWN O F I T H A C A ( R . O . ) 478/8 6 5 G G G G G G G G G G G G G G G G G G G G G G G G 20 ' R O W RI D G E C R E S T R O A D "DEED TO CENTERLINE OF ROAD, EXCEPT & RESERVE ALL EXISTING PUBLIC ROAD & UTILITY RIGHT OF WAYS" "DEED T O C E N T E R L I N E OF ROA D , E X C E P T & RESERV E A L L E X I S T I N G PUBLIC R O A D & U T I L I T Y RIGHT O F W A Y S " "G R A S S P A T H " SHARP ( R . O . ) 557/7 8 5 LA C E Y ( R . O . ) 60 7 / 2 3 7 SM I T H ( R . O . ) 20 1 9 - 0 0 1 7 9 CH A S E / B R A D Y ( R . O . ) 48 4 4 2 3 - 0 0 1 CARLSS O N ( R . O . ) 2015- 0 8 7 3 9 PERENY I ( R . O . ) 503/10 3 7 DVORAK ( R . O . ) 2023- 0 1 0 2 4 HUNT T R U S T ( R . O . ) 2022-1 3 1 1 3 STONE ( R . O . ) 439807 - 0 0 1 WA P E N ( R . O . ) CD 2 5 0 8 / 1 2 0 0 MILLER / C O O K ( R . O . ) 2022-1 0 3 0 3 ST I L L M A N ( R . O . ) 20 2 4 - 0 7 0 0 9 "C H A S E F A R M S U B D I V I S I O N P H A S E O N E " HINES ( R . O . ) 59387 9 - 0 0 2 BED O R E ( R . O . ) 20 1 2 - 1 2 6 5 5 TO W N O F I T H A C A ( R . O . ) 45 9 3 2 9 - 0 0 2 TO W N O F I T H A C A ( R . O . ) 66 0 / 1 0 2 5 CH A S E L A N E LE G R A N D CO U R T REINE (R.O. ) 460556- 0 0 1 BAZAROV ( R . O . ) 2018-06 1 0 7 12 8 . 7 6 ' WHIPPLE ( R . O . ) 664/400 GERMAIN ( R . O . ) 576033- 0 0 1 124.57' 160.0' & ANDERS ( R . O . ) 2025-09 1 4 2 SULLIVAN (R . O . ) 583543-00 1 DUNNICK ( R . O . ) 680/146 DUNNICK ( R . O . ) CD2507/ 9 0 6 DUNNICK ( R . O . ) 680/146 DUONG (R.O . ) 2017-1198 7 DEED BOOK 689, PAGE 171 TA X M A P N o . 4 5 - 1 - 1 . 2 TA X M A P N o . 4 5 - 1 - 2 . 2 PART O F D E E D B O O K 7 2 8 , P A G E 5 0 TAX MA P N o . 4 5 - 1 - 2 . 2 TAX MA P N o . 4 4 - 2 - 1 0 TAX M A P N o . 4 5 - 1 - 1 . 2 DEED BO O K 7 4 4 , P A G E 2 0 5 TAX MAP No . 4 4 - 2 - 1 0 FE R R A R A ( R . O . ) 52 4 0 7 9 - 0 0 1 FE R R A R A ( R . O . ) 66 4 / 8 8 4 FE R R A R A ( R . O . ) 52 4 0 7 9 - 0 0 1 ELMO (R.O.) 2020-0542 2 COHEN (R.O . ) 427048-00 1 SP R I N G W O O D T O W N H O U S E S , L L C ( R . O . ) CD 2 5 0 8 / 1 3 3 6 NA M G Y A L M O N A S T E R Y I N S T . ( R . O . ) 45 9 8 7 5 - 0 0 1 WESTVIE W P A R T N E R S , L L C ( R . O . ) 2014-0 4 1 3 9 PROPOS E D 6 0 ' W I D E RESER V E D F O R F U T U R E ROAD A N D U T I L I T Y E X T E N S I O N LOT 1 5 LOT 1 4 LOT 1 3 LOT 1 2 COMP T O N P A R K TOWN O F I T H A C A ( R . O . ) 624/6 5 2 SCH I C K E L R O A D E X T . LAR I S A L A N E LOT 1 6 LOT 1 7 LOT 1 8 50 ' R . O . W . 50 ' TOWN O F I T H A C A ( R . O . ) 502824 - 0 0 1 WE S T V I E W P A R T N E R S , L L C ( R . O . ) 49 2 4 5 6 - 0 0 1 WE S T V I E W P A R T N E R S , L L C ( R . O . ) 49 2 4 5 6 - 0 0 1 WE S T V I E W P A R T N E R S , L L C ( R . O . ) 49 2 4 5 6 - 0 0 1 WESTVIE W P A R T N E R S , L L C ( R . O . ) 2014-0 4 1 3 9 TAX MA P N o . 3 6 - 2 - 3 . 5 3 WESTV I E W P A R T N E R S , L L C ( R . O . ) 2014- 0 4 1 3 9 TAX MA P N o . 3 6 - 2 - 3 . 5 6 MAROSI ( R . O . ) 2013-1 5 0 0 1 STROP E ( R . O . ) CD251 4 / 4 7 5 3 34.7'± HOUSE No. 1 3 3 HAAG ( R . O . ) CD250 0 / 2 7 8 3 TAX M A P N o . 3 - 1 - 1 . 1 ITHAC A W A L D O R F S C H O O L ( R . O . ) 559065 - 0 0 1 TAX MA P N o . 2 - 1 - 1 7 . 3 2 1.8'± CLEAR FENCE END OF ROAD MAINTENANCE RO A D CO M P T O N (A S S U M E D 3 R O D R I G H T O F W A Y = 4 9 . 5 ' ) ME A S . 1 6 0 5 ' ± A L O N G C T O C I N T . O F D A N B Y R O A D ( N . Y . S . R T E 9 6 B ) L L APPROX. LO C A T I O N G A S P I P E L I N E EASEMEN T S E E 4 5 1 / 1 1 7 NY S E G E A S E M E N T SE E 2 1 8 / 4 8 2 1 0 0 ' W I D E NY S E G E A S E M E N T SE E 2 2 1 / 2 3 8 1 0 0 ' W I D E SE E 3 3 0 / 8 6 ( M O D I F I E D ) AP P R O X . L O C A T I O N O F G A S P I P E L I N E SE E 2 3 0 / 3 2 7 TAX MAP No. 45-1-1.1 TAX MAP No. 45-1-1.2 20 ' W I D E R . O . W . SE E 3 7 4 / 5 8 1 IN G R E S S & E G R E S S T O R I D G E C R E S T R D . 20 ' SE W E R E A S E M E N T SE E 4 5 9 3 2 9 - 0 0 1 20 ' W I D E LO T 9 9 LO T 8 6 8.0'± P/ O S E E 7 2 8 / 5 0 60 ' 12 4 . 8 0 ' SE W E R E A S E M E N T SE E 6 6 0 / 1 0 1 6 20' AREA=53 . 7 6 A C R E S N E T T O R D . R / W No. 154 132.0' 93 . 2 8 ' 18 0 . 7 3 ' 28.29 ' 37 38 39 48 49 50 25 PR E S E N T C E N T E R L I N E (A S S U M E D 3 R O D R I G H T O F W A Y = 4 9 . 5 ' ) PR E S E N T C E N T E R L I N E GRAVEL DRIVE GR A V E L D R I V E WE S T V I E W P A R T N E R S , L L C ( R . O . ) 51 6 9 8 4 - 0 0 2 50 . 0 ' ± PIPE G O N E 2016 AP P R O X . C C R E E K L AREA= 3 4 . 7 2 A C R E S N E T T O R D . R / W AR E A = 0 . 2 4 A C R E S 60 0 ' 600' TA X M A P N o . 4 3 - 2 - 1 0 TA X M A P N o . 3 6 - 2 - 2 . 1 TAX M A P N o . 3 6 - 2 - 3 . 5 5 TA X M A P N o . 3 6 - 2 - 3 . 3 6 TA X M A P N o . 3 6 - 2 - 3 . 3 5 TA X M A P N o . 3 6 - 2 - 3 . 3 4 TAX MA P N o . 3 6 - 2 - 3 . 3 3 TAX M A P N o . 3 6 - 2 - 3 . 3 3 TAX MA P N o . 3 6 - 2 - 4 . 1 R/W R/W PR E S E N T C E N T E R L I N E TAX M A P N o . 3 6 - 3 - 6 TAX MA P N o . 4 5 - 1 - 2 . 1 TAX MA P N o . 4 5 - 1 - 2 1 . 2 TAX M A P N o . 4 5 - 1 - 2 . 3 CIFER R I / M E R O L A ( R . O . ) 2022-1 3 9 1 6 TAX MA P N o . 4 5 - 1 - 2 1 . 1 TA X M A P N o . 4 5 - 1 - 2 . 4 TA X M A P N o . 4 5 - 1 - 2 . 5 TA X M A P N o . 4 5 - 1 - 2 0 R/W R/W R/W R/W PR E S E N T C E N T E R L I N E TAX M A P N o . 4 5 - 1 - 1 9 TAX M A P N o . 4 5 - 1 - 1 8 TAX M A P N o . 4 5 - 1 - 1 7 TAX M A P N o . 4 5 - 1 - 1 6 TAX MA P N o . 4 5 - 1 - 1 5 TA X M A P N o . 4 5 - 1 - 1 4 TAX M A P N o . 4 5 - 1 - 1 3 . 4 EDELS O N / S C H R A F E L ( R . O . ) 2025-0 0 0 5 2 TAX MA P N o . 4 5 - 1 - 1 3 . 2 MILLER / C O O K ( R . O . ) 2022-1 1 3 8 9 TAX MA P N o . 4 5 - 1 - 1 3 . 3 TAX M A P N o . 4 5 - 1 - 2 . 7 TAX M A P N o . 4 5 - 1 - 5 1 TAX MAP No. 4 5 - 1 - 5 5 TAX MAP No. 4 5 - 1 - 4 9 TAX MAP No . 4 5 - 1 - 4 8 TAX MAP No . 45-1-39 . 2 TAX MAP N o . 45-1-38 TAX MAP No . 45-1-37 TAX MAP No . 4 5 - 1 - 4 8 TAX MAP N o . 4 5 - 1 - 3 6 DU N N I C K ( R . O . ) CD 2 5 0 7 / 9 0 6 TA X M A P N o . 4 5 - 1 - 3 6 TAX MAP N o . 4 4 - 2 - 6 TA X M A P N o . 4 4 - 2 - 5 TA X M A P N o . 4 4 - 2 - 4 TA X M A P N o . 4 4 - 2 - 3 TAX MAP No . 44-2-2 TAX MAP No . 4 4 - 2 - 1 2 TA X M A P N o . 4 3 - 2 - 8 "G R A S S P A T H " "PA T H " SEREBRY A N Y TA X M A P N o . 4 5 - 1 - 7 3 CH=N 12°24'21" W 243.22' ALONG C RD. ARC=243.4'± L 28 . 4 4 ' 27 3 . 5 1 ' ( C O R T O P ) N 7 1 ° 1 6 ' 2 3 " E 3 0 1 . 9 5 ' S 5 8 ° 4 5 ' 4 3 " W 9 5 0 . 8 9 ' T O T A L 25 . 5 8 ' 40 8 . 6 7 ' ( P T O P ) 13 9 . 8 6 ' ( P T O P ) 21 0 . 3 1 ' ( P T O P ) 16 6 . 4 7 ' ( P T O P ) 11 2 . 0 7 ' (P T O P ) 11 1 . 0 6 ' (P T O P ) CIFERRI / M E R O L A ( R . O . ) 2022- 1 3 9 1 6 N 8 8 ° 1 5 ' 1 5 " E 6 0 0 . 2 1 ' S 88 ° 1 5 ' 1 5 " W 4 0 5 . 9 6 ' *N 8 0 ° 0 2 ' 2 2 " E 1 2 0 0 . 3 9 ' *S 0 1 ° 3 1 ' 4 0 " E 1 5 3 5 . 1 9 ' POND POND POND DEED B O O K 6 1 7 , P A G E 4 4 0 PART O F T A X M A P N o . 4 5 - 1 - 1 . 2 AREA=4 8 . 0 7 A C R E S PARCEL A AREA=34.05 ACRES NET TO RD. R/W PART OF TAX MAP No. 45-1-1.2 PARCEL B AREA=5.46 ACRES NET TO RD. R/W TAX MAP No. 45-1-1.1 S 88 ° 4 4 ' 4 4 " W 5 5 5 . 0 0 ' N 0 6 ° 3 4 ' 5 0 " W 3 5 0 . 5 0 ' N 7 0 ° 3 8 ' 5 6 " E 17 9 . 0 0 ' N 12°57'47" W 24.75' N 79°19'30" E 200.00' N 7 8 ° 1 2 ' 0 0 " E 22 7 . 0 3 ' PARCEL C TOTAL AREA=136.79 ACRES NET TO RD. R/W PART OF TAX MAP No. 45-1-1.2 TAX MAP No . 4 4 - 2 - 1 0 TAX MA P N o . 4 5 - 1 - 2 . 2 IN S T R U M E N T N O . 2 0 2 2 - 1 0 3 0 1 N 17°38'12" W 223.13' TOTAL 70 . 0 0 ' SUBJEC T T O A G R E E M E N T FOR U T I L I T I E S T O TMN 4 5 - 1 - 1 3 . 3 & 45-1- 1 3 . 4 SEE 2 0 2 2 - 1 0 3 0 4 SUB J E C T T O 2 5 ' W I D E PER M A N E N T E A S E M E N T F O R WAT E R M A I N , S E E 2 0 2 2 - 1 1 2 2 6 25 F T SUBJEC T T O 2 5 ' W I D E PERMAN E N T E A S E M E N T FOR WA T E R M A I N , S E E 2022- 1 1 2 2 1 25 FT DE E D B O O K 7 2 8 , P A G E 5 0 AP P R O X . C C R E E K L AP P R O X . C C R E E K L AP P R O X . C C R E E K L AP P R O X . C C R E E K L AP P R O X . C C R E E K L 17.7'± 35 . 7 ' ± 88 3 . 0 3 ' ( P T O P ) 65 2 . 1 6 ' ( P T O P ) DEED B O O K 6 1 7 , P A G E 4 4 0 PART O F T A X M A P N o . 4 5 - 1 - 1 . 2 AREA=4 8 . 0 7 A C R E S TI E M E A S . 1 2 0 9 . 4 ' ± A L O N G P R E S . C TO P R E S . C I N T . E A S T K I N G R O A D L L N 08°46'01" W 174.67' 35.0'± STREAM S E T B A C K 35.0'± STREAM S E T B A C K STREAM S E T B A C K 35.0'± 35.0'± STREAM S E T B A C K SEE N O T E 2 SEE N O T E 2 SEE NO T E 2 SEE N O T E 2 WARNING ALTERATION OF THIS MAP NOT CONFORMING TO SECTION 7209, SUBDIVISION 2, NEW YORK STATE EDUCATION LAW, ARE PROHIBITED BY LAW. ALL CERTIFICATIONS HEREON ARE VALID FOR THIS MAP AND COPIES THEREOF ONLY IF SAID MAP OR COPIES BEAR THE IMPRESSION SEAL OF THE LICENSED LAND SURVEYOR WHOSE SIGNATURE APPEARS HEREON. SUBDIVISION MAP TESSA SAGE FLORES & IRA GOLDSTEIN DATE: 10/16/2025 TITLE: 1"=150' SCALE: REVISED S25887 and that I found no visible encroachments either way No. 051180, and that this map correctly delineates an actual survey on the ground made by me or under my direct I hereby certify to that I am a licensed land surveyor, New York State License CERTIFICATION supervision; SIGNED: DATED: across property lines except as shown hereon. NOTES: 1.) THIS SURVEY MAP PREPARED WITHOUT BENEFIT OF AN ABSTRACT OF TITLE PROVIDED, SUBJECT TO ANY STATE OF FACT THAT AN UPDATED ABSTRACT OF TITLE MAY SHOW. 2)THIS STREAM IS SUBJECT TO TOWN OF ITHACA ZONING PROVISIONS REGARDING STREAM SETBACKS, AND RESTRICTIONS AND SETBACKS ON DEVELOPMENT, SOIL DISTURBANCE, VEGETATION REMOVAL, AND OTHER ACTIVITIES APPLY PARCEL C TOTAL AREA=136.79 ACRES NET TO RD. R/W PART OF TAX MAP No. 45-1-1.2 TAX MAP No. 44-2-10 TAX MAP No. 45-1-2.2 PARCEL A AREA=34.05 ACRES NET TO RD. R/W PART OF TAX MAP No. 45-1-1.2 PARCEL B AREA=5.46 ACRES NET TO RD. R/W TAX MAP No. 45-1-1.1 TITLE INFORMATION TO BE CONVEYED TO TOWN OF ITHACA AND CONSOLIDATED TESSA SAGE FLORES DEED BOOK 689 PAGE 171 TESSA SAGE FLORES TO BE RETAINED BY FLORES PART OF DEED BOOK 617 PAGE 440 TESSA SAGE FLORES TO BE RETAINED BY FLORES PART OF DEED BOOK 617 PAGE 440 DEED BOOK 744 PAGE 205 IRA GOLDSTEIN AND TESSA SAGE FLORES TESSA SAGE FLORES PART OF DEED BOOK 728 PAGE 50 MAP REFERENCES: 1)"FINAL SUBDIVISION MAP WESTVIEW SUBDIVISION..." DATED 6/22/2004 BY T.G. MILLER P.C. 2.)"ESTATE OF MARK WALDO HAAG..." DATED 7/16/2001 BY T.G. MILLER P.C. 3.)"SURVEY MAP OF WALDORF SCHOOL OF THE FINGER LAKES..." DATED 11/30/2006 BY T.G. MILLER P.C. 4.)"SUDVISION PLAT CHASE FARM SUBDIVISION PHASE TWO..." DATED 10/1/1992 BY GEORGE SCHLECHT. 5.)"RESURVEY MAP LANDS OF DAVID & ANNE HARRIS..." DATED 6/4/2012 BY MICHAEL REAGAN. 6.)"FINAL PLAT OF CHASE FARM SUBDIVISION PHASE ONE..." DATED 1/9/1989 BY GEORGE SCHLECHT. 7.)"LANDS OF JERZY ZAPALA & ZOFIA M. ZAPALA...." DATED 6/12/2008 BY STOCKWIN SURVEYING. 8.)"LANDS OF IRA GOLDSTEIN & TESSA SAGE FLORES..." DATED 4/26/1996 BY STOCKWIN SURVEYING. 9.)"SURVEY FOR GUSTAV A. SWANSON..." DATED 8/4/1966. REVISED 10/10/1983 BY CARL CRANDALL. 10.)"MAP OF PORTION OF LEGRAND CHASE FARM ON SINCEBAUGH ROAD...." DATED 3/18/1950 BY CARL CRANDALL. 11.)"RESURVEY FOR D.KIM & JANE F. DUNNICK..." DATED 12/2/1992 BY GEORGE SCHLECHT. 12.)"SURVEY FOR RICHARD A. & ANNE R. NEWHART..." DATED 3/6/1990 GEORGE SCHLECHT. 13.) "SURVEY MAP SHOWING LANDS OF TESSA SAGE FLORES LOCATED ON COMPTON ROAD & EAST KING ROAD RIDGECREST ROAD..." DATED 3/7/2016 BY T.G. MILLER, P.C. INSTRUMENT NO. 2022-10301 T.G. MILLER, P.C . ENGINEERS AND SURVEYORS 605 WEST STATE STREET, SUITE A ITHACA, NEW YORK 14850 WWW.TGMILLERPC.COM 607-272-6477 SHOWING LANDS OF TOWN OF ITHACA, TOMPKINS COUNTY, NEW YORK LOCATED ON COMPTON ROAD & EAST KING ROAD & RIDGECREST ROAD 10/16/2025 LEGEND -COMPUTED POINT -IRON PIPE FOUND -PIN SET WITH CAP -UTILITY POLE -FENCE & HEDGE -TELEPHONE PEDESTAL -IRON PIN FOUND NO R T H P E R G N S S TOWN OF ITHACA, TESSA SAGE FLORES & IRA GOLDSTEIN, THALER & THALER, P.C., MILLER MAYER LLP. PB Resolution No. 2025-___: Town of Ithaca Planning Board Schedule of Meetings – 2026 Town of Ithaca Planning Board, December 16, 2025 Moved by____________________; seconded by__________________ RESOLVED, that the Town of Ithaca Planning Board hereby adopts the following as its schedule of regular meetings for the year 2026. Unless otherwise noted, all meetings will be held on the first and third Tuesday of each month, commencing at 6:30 p.m. and ending by 10:00 p.m. FIRST MEETING OF THE MONTH SECOND MEETING OF THE MONTH January 6, 2026 January 20, 2026 February 3, 2026 February 17, 2026 March 3, 2026 March 17, 2026 April 7, 2026 April 21, 2026 May 5, 2026 May 19, 2026 June 2, 2026 June 16, 2026 July 7, 2026 July 21, 2026 August 4, 2026 August 18, 2026 September 1, 2026 September 15, 2026 October 6, 2026 October 20, 2026 November 3, 2026* November 17, 2026 December 1, 2026 December 15, 2026 Vote Ayes: Nayes: Abstentions: *To be discussed on 12/16/25- election night, potential room conflicts, cancel? PB Resolution No. 2025-____: 2026 Planning Board Chair Recommendation to Town Board December 16, 2025 Moved by _________________; seconded by _________________ Resolved, the Town of Ithaca Planning Board recommends to the Town Board that _______________________be appointed as Chair of the Planning Board for the year 2026. Vote Ayes: Nays: Abstentions: Page 1 of 9 PB 2025-09-16 (Filed 9/17) TOWN OF ITHACA PLANNING BOARD September 16, 2025 DRAFT MINUTES (Written comments submitted at the meeting or after posting of the official mailout packet and 24 hours after the meeting can be found in the updated packet online and will be filed permanently with the project folder along with any other comments received after the post meeting deadline.) Present: Caitlin Cameron, Chair; Bill Arms, Kelda McGurk, Sara Reynolds and Vincent Ferrara C.J. Randall, Director of Planning; Christine Balestra, Senior Planner; Susan Brock, Attorney for the Town; Dana Magnuson, Senior Code Officer; David O’Shea, Director of Engineering; Emily Rodgers, Civil Engineer; Justin McNeal, Civil Engineer. Ms. Cameron opened the meeting at 6:30p.m. 1. Persons to be heard – None 2. Consideration of Preliminary & Final Site Plan Approval and Special Permit for the proposed Cornell University College of Veterinary Medicine Wildlife Rehabilitation Aviary, located adjacent to the Janet L. Swanson Wildlife Hospital on Hungerford Hill Road in the Low-Density Residential Zone. The proposal involves the construction of a +/- 6,800 square foot aviary for the rehabilitation of eagles and other large-flighted birds and will include five rehabilitation mews and larger flight area, along with concrete sidewalk connections to the adjacent hospital, a gravel fire access drive, stormwater management facilities, outdoor lighting, and other site improvements. The project is a Type II Action under the State Environmental Quality Review Act and is not subject to environmental review. Cornell University College of Veterinary Medicine, Owner/Applicant; David Kelley- Widmer, Cornell Facilities Project Coordinator, Agent. Presentation and Discussion: David Kelly-Whitmer went through a presentation. The aviary will be predominantly used for the rehabilitation of eagles and other flighted birds. There is no facility to rehabilitate the eagles once they leave the hospital. Information about the building size, lighting and layout, and illustrations of the proposed façade of the building was presented. Mr. Ferrara asked about landscaping on the east side of the building. The applicant responded that the only improvements will be for drainage on that side. Mr. Arms asked about the noise level of the birds and what other raptor species may be housed there. The applicant responded that the gift was given for bald and golden eagles and they are a quiet species and there may be some owls housed there as well. Page 2 of 9 PB 2025-09-16 (Filed 9/17) Ms. Cameron asked about waste management. The applicant explained that the adjacent existing buildings will be used for waste management. Ms. Cameron also confirmed that no extra parking is necessary. Ms. Cameron also asked about the timing of the outdoor lighting. The applicant explained that the lighting will be on all night due to the hospital being open 24 hours. Ms. Cameron asked if the applicant would consider motion-activated lights, if they were permitted by code. The applicant is open to that if it is required for code. Public Hearing Ms. Cameron opened the public hearing at 6:57pm Stephen Powell, neighbor, spoke, saying he had provided written comments prior to the meeting. His concerns were about noise and light pollution coming from the facility. He played a short audio illustrating the noise from a red tail hawk and expressed concern about that type of noise if red tail hawks were in the facility. He stated that there is only an open grazing field between the facility and his home, with no buffering and he felt the building would not adequately buffer the impact of the noise. Chris Sinton, neighbor, expressed his frustration with the 5 days’ notice of the building’s final approval, stating that it was not enough time to learn about the project and he would like to see a more detailed lighting plan. Mary Paul Kirkpatrick, neighbor, stated that she also sent written comments prior to the meeting and her home is closest to the proposed facility. She also referenced a letter she sent to the Board prior to the meeting. She explained that her tenant works at Cornell’s Lab of Ornithology and she had asked her about the potential noise from the eagles being housed there. Her tenant told her that she expected the building to be designed to be as natural as possible for the birds living in it; open to the air and elements, minimizing artificial lighting, and set up in a way the birds can’t see each other to minimize stress. She was not concerned about the potential noise, as raptors are generally very quiet, eagles and ospreys may chatter occasionally but they would be no louder than the horses that are there now. Ms. Kirkpatrick said she appreciated the presentation, and she doesn’t mind the noise. If the birds are making noise, it means the birds are getting better, but she was concerned about the lighting and wondered if the lights to the west and south of the building are necessary. Diana Sinton spoke, stating that she also had provided written comments and she also wished that there had been more time before the meeting to learn more about the project, and that she had the same concerns as others about noise and lighting. Sue Eslinger spoke, saying that she agreed with the others that 5 days to review the project was not enough time. Ms. Cameron closed the public hearing at 7:16pm Page 3 of 9 PB 2025-09-16 (Filed 9/17) Determination The posting and notification requirements for a public hearing were reviewed. The notice is published as a legal ad in the Town’s official newspaper, the Ithaca Journal, no less than 5 days prior to the meeting and posted on the Town Clerk’s bulletin board in the lobby of Town Hall. A courtesy notice is also mailed to all property owners within 500 feet of the proposed project, and an orange sign is posted onsite for passers-by. The courtesy mailing is not required, but the Town has historically done this. The agenda and materials are posted to the Town’s website when mailed to board members, generally 6 or 7 days prior to the meeting. Ms. Cameron asked the applicant if the birds would be outside at all. The applicant replied, no, the birds will only be released off site. Ms. Cameron also asked if animals in the environment would be a threat to the rehabilitating birds. The applicant did not directly take outside animals into account, but the design of the building is such that it will exclude other animals from getting inside. The other raptor center researched by Cornell did not have any issues with wildlife. Ms. Cameron asked about lighting and confirmed they are dark sky-compliant and also comply with the Town Outdoor Lighting Law. Ms. Cameron would like the lighting to be on a motion sensor rather than on all night if it does not conflict with code requirements. Ms. Reynolds cautioned that with motion sensing light and wildlife, the motion sensing light may be more bothersome than staff turning on a switch when light is needed. The requirement for a noise study was discussed. It was determined there are too many variables for a study to be accurate and the requirement is not necessary. Mr. Arms commented that the lighting photometric sheet indicated the light bleed cutoff is generous and believes the lighting plan that was submitted to be accurate. Mr. Arms agreed that noise from eagles would not be an issue. The board discussed potentially requiring motion sensor lights and determined that they would be unnecessary. The board will leave it up to the applicant if motion sensors are feasible. The board also made a change to the draft resolution, to remove the words “Prior to issue of a building permit,” in the proposed condition of approval related to SWPPP. PB Resolution 2025-024: Preliminary & Final Site Plan Approval, Special Permit Cornell Wildlife Rehabilitation Aviary Hungerford Hill Road Tax Parcel 61.-1-7.2 & 61.-1-9 Whereas: 1. This action is consideration of Preliminary & Final Site Plan Approval and Special Permit for the proposed Cornell University College of Veterinary Medicine Wildlife Rehabilitation Page 4 of 9 PB 2025-09-16 (Filed 9/17) Aviary, located adjacent to the Janet L. Swanson Wildlife Hospital on Hungerford Hill Road in the Low Density Residential Zone. The proposal involves the construction of a +/- 6,800 square foot aviary for the rehabilitation of eagles and other large-flighted birds and will include five rehabilitation mews and larger flight area, along with concrete sidewalk connections to the adjacent hospital, a gravel fire access drive, stormwater management facilities, outdoor lighting, and other site improvements. The project is a Type II Action under the State Environmental Quality Review Act and is not subject to environmental review. Cornell University College of Veterinary Medicine, Owner/Applicant; David Kelley- Widmer, Cornell Facilities Project Coordinator, Agent; 2. This is a Type II Action, pursuant to 6 NYCRR Section 617.5(c)(10) of the regulations of the New York State Department of Environmental Conservation promulgated pursuant to the State Environmental Quality Review Act, as the action constitutes “routine activities of educational institutions, including expansion of existing facilities by less than 10,000 square feet of gross floor area and school closings, but not changes in use related to such closings.” Thus, approval of the site plan and special permit are not subject to review under SEQR; 3. Project plans, and related information, were duly delivered to the Tompkins County Planning and Sustainability Department per New York State General Municipal Law §§239- l et seq., and such Department responded in a July 25, 2025, letter from Katherine Borgella, Tompkins County Commissioner of Planning, pursuant to §§239-l, -m, and -n of the New York State General Municipal Law, determining that the proposed action will have no significant county-wide or inter-community impact; and 4. The Planning Board, at a public hearing held on September 16, 2025, has reviewed and accepted as adequate a narrative, a set of drawings titled “Site Development Plans for Cornell University Swanson Wildlife Aviary, Swanson Drive, Town of Ithaca, Tompkins County, New York State,” including sheets C-101, C-102, C-201, C-301, C-302, C-401, C-501, C- 801, C-802, C-901, C-902, L-201, G-000, and A-201, prepared by Bohler Site Civil and Consulting Engineering and Dwyer Architectural, dated 07-07-2025, and most recently revised 9-2-2025; a topographic survey map prepared by C.T. Male Associates, dated May 9, 2025; and other application materials; now, therefore be it Resolved: 1. The Planning Board hereby finds that the Special Permit standards of Article XXIV Section 270-200, Subsections A – H, the Town of Ithaca Code, have been met, specifically that: A. The project will be suitable for the property on which it is proposed, considering the property’s size, location, and physical site characteristics. • The properties are collectively over 110 acres in size, and contain Cornell Veterinary research buildings and related facilities, including buildings, parking lots, sidewalks, landscaping, and other site improvements typically found in this type of setting. The proposed project is an extension of the existing wildlife hospital and will be located in an open area adjacent to the hospital that is large enough to accommodate the new building and other improvements. Page 5 of 9 PB 2025-09-16 (Filed 9/17) B. The proposed structure design and site layout are compatible with the surrounding area. • The proposed addition is compatible with the surrounding properties on which it is proposed. C. Operations in connection with the proposed use do not create any more noise, fumes, vibration, illumination, or other potential nuisances than the operation of any permitted use in the particular zone. • There will be temporary vibration, noise, and other potential nuisances associated with the construction of the aviary building. Impacts will be limited to the period associated with construction activities. Proposed illumination is minimal and will comply with Town Code, Chapter 173: Outdoor Lighting. D. Community infrastructure and services, such as police, fire and other protective services, roadways, schools, and water and sewer facilities are currently, or will be, of adequate capacity to accommodate the proposed use. • All infrastructure to accommodate the use is of adequate capacity. There will be no increased demand for police, fire, or other protective services due to the project. E. The proposed use, structure design, and site layout will comply with all the provisions of the Town Code and with the Town of Ithaca Comprehensive Plan. F. The site layout, with proposed vehicular, bicycle and pedestrian access, traffic circulation, and parking and loading facilities, is sufficient for the proposed use and is safely designed for emergency vehicles. • There are existing vehicle, pedestrian and bicycle facilities associated with the existing buildings and uses. There is no additional parking proposed for the project, as there are no human occupants anticipated. The proposal does include an additional gravel fire access drive that is safely designed for emergency vehicles to access the aviary. G. The project includes sufficient landscaping and/or other forms of buffering to protect surrounding land uses. Existing vegetation is preserved to the extent possible. • The project site is located on terrain that has previously been disturbed for construction and is not anticipated to impact any natural features. The project is not situated in a Natural Area or Scenic Viewshed area. The surrounding land uses are Cornell veterinary research structures and lands. Vegetation removal is limited; and landscaping is not needed to buffer surrounding land uses. H. To the extent deemed relevant by the Planning Board, the proposed use or structure complies with all the criteria applicable to site plan review set forth in Chapter 270, Zoning. 2. The Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Site Plan Approval, as shown on the Preliminary and Final Site Plan Checklists, having determined from the materials presented that such waiver would result in a significant alteration of neither the purpose of site plan control nor the policies enunciated or implied by Page 6 of 9 PB 2025-09-16 (Filed 9/17) the Town Board; and 3. The Town of Ithaca Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed Cornell Wildlife Rehabilitation Aviary on Hungerford Hill Road, as described in the items noted in Whereas #4 above, subject to the following condition: a. Approval by the Town Engineering Department, of the stormwater pollution prevention plan (SWPPP) for the project, along with any related pre- or post-treatment stormwater practices. Moved: Bill Arms Seconded: Sara Reynolds Vote: Ayes- Cameron, Arms, McGurk, Reynolds and Ferrara 3. Consideration of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision at 654 Elmira Road, located in the Neighborhood Commercial Zone. The project includes subdividing a .12+/- acre parcel from a 4.0+/- acre parcel containing the Rodeway Inn & Suites. The .12+/- acre parcel will be conveyed to the Town of Ithaca for municipal sewer improvements in accordance with the 2024 Inlet Valley Sewer Improvements Project. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to an environmental review. Jamna Hospitality, Inc., Owner; Town of Ithaca, Applicant; David O’Shea, Director of Engineering, Agent. Presentation and Discussion: Mr. O’Shea described the subdivision as necessary for the Inlet Valley Sewer Improvement project the Engineering Department is overseeing. The Town would like to acquire the parcel to improve the site. The Town Board approved the project. All DEC permits have been acquired for the project. Mr. Arms asked how this project compares to the one done in Forest Home. Mr. O’Shea replied they are very similar. The only difference is that this project does not have a concrete pad. Mr. Arms was concerned about the screening. Mr. O’Shea replied that there will be arborvitae type trees to screen. Ms. Cameron had asked staff about a minimum lot size requirement. Ms. Randall replied that the Town of Ithaca is not required to comply with the Town Code lot dimensional requirements for town utility projects. SEQR Determination PB Resolution 2025-025: SEQR Preliminary and Final Subdivision Approval Wonderland Two-Lot Subdivision 654 Elmira Road Tax Parcel 33.-3-6 Page 7 of 9 PB 2025-09-16 (Filed 9/17) Whereas: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision at 654 Elmira Road, located in the Neighborhood Commercial Zone. The project includes subdividing a +/- 0.12 acre parcel from a +/- 4.04 acre parcel containing the Rodeway Inn & Suites. The +/- 0.12 acre parcel will be conveyed to the Town of Ithaca for municipal sewer improvements, in accordance with the 2024 Inlet Valley Sewer Improvements Project. Jamna Hospitality, Inc., Owner; Town of Ithaca, Applicant; David O’Shea, Director of Engineering, Agent; 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is acting in an uncoordinated environmental review with respect to the project; 3. The Planning Board on September 16, 2025, has reviewed and accepted as adequate a Short Environmental Assessment Form (EAF) Part 1, submitted by the applicant, Parts 2 and 3 prepared by Planning staff, a report prepared by the Town of Ithaca Engineering Department, titled “Engineering Report for 2024 Inlet Valley Sewer Improvements Project,” dated September 3, 2024; a subdivision map titled “Survey map showing parcel to be conveyed to the Town of Ithaca, Located at 654 Elmira Road, Town of Ithaca, Tompkins County, New York,” prepared by Williams & Edsall, Land Surveyors, PC, dated 8/6/2025; and other application materials; 4. Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed Subdivision Approval; now, therefore be it Resolved: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with Article 8 of the Environmental Conservation Law 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced action as proposed, based on the information in the EAF Part 1 and for the reasons set forth in the EAF Parts 2 and 3, and, therefore, an Environmental Impact Statement will not be required. Moved: Vincent Ferrara Seconded: Kelda McGurk Vote: Ayes- Cameron, Arms, McGurk, Reynolds and Ferrara Public Hearing Ms. Cameron opened the Public hearing at 7:55pm, there was no one wishing to speak and the hearing was closed. Determination PB Resolution 2025-026 Preliminary and Final Subdivision Approval Page 8 of 9 PB 2025-09-16 (Filed 9/17) Wonderland Two-Lot Subdivision 654 Elmira Road Tax Parcel 33.-3-6 Whereas: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision at 654 Elmira Road, located in the Neighborhood Commercial Zone. The project includes subdividing a +/- 0.12 acre parcel from a +/- 4.04 acre parcel containing the Rodeway Inn & Suites. The +/- 0.12 acre parcel will be conveyed to the Town of Ithaca for municipal sewer improvements, in accordance with the 2024 Inlet Valley Sewer Improvements Project. Jamna Hospitality, Inc., Owner; Town of Ithaca, Applicant; David O’Shea, Director of Engineering, Agent; 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, in an uncoordinated environmental review with respect to the project, has on September 16, 2025, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and Parts 2 and 3 prepared by the Town Planning staff; 3. Per the Inter-governmental Agreement between the Town of Ithaca and the Tompkins County Planning and Sustainability Department, dated August 3, 2004, residential subdivisions of fewer than 5 lots, all of which comply with Tompkins County Sanitary Code requirements, and do not involve new local roads or streets directly accessing a State or county road, are of local, rather than inter-community or county-wide concern, and are therefore not subject to referral to the Tompkins County Planning and Sustainability Department under New York State General Municipal Law, Article 12-B, §§239-l, -m, and -n; and 4. The Planning Board on September 16, 2025, has reviewed and accepted as adequate a report prepared by the Town of Ithaca Engineering Department, titled “Engineering Report for 2024 Inlet Valley Sewer Improvements Project,” dated September 3, 2024; a subdivision map titled “Survey map showing parcel to be conveyed to the Town of Ithaca, Located at 654 Elmira Road, Town of Ithaca, Tompkins County, New York,” prepared by Williams & Edsall, Land Surveyors, PC, dated 8/6/2025; and other application materials; now, therefore be it Resolved: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Subdivision Approval, as shown on the Preliminary and Final Subdivision Checklists, having determined from the materials presented that such waiver will result in a significant alteration of neither the purpose of subdivision control nor the policies enunciated or implied by the Town Board; and Page 9 of 9 PB 2025-09-16 (Filed 9/17) 2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed subdivision at 654 Elmira Road, as shown on the report and survey map noted in Whereas #4 above, subject to the following condition: a. Submission for signing by the Chairperson of the Planning Board of an original and three dark lined prints of the approved final subdivision plat, including the original signature and seal of the registered land surveyor, prior to filing with the Tompkins County Clerk Office; and submission of a copy of the receipt of filing to the Town of Ithaca Planning Department. Moved: Vincent Ferrara Seconded: Sara Reynolds Vote: Ayes- Cameron, Arms, McGurk, Reynolds and Ferrara 4. Approval of Minutes Motion to approve the June 17, 2025 minutes was made by Ms. Reynolds, seconded by Mr. Ferrara; unanimous. Discussion regarding whether or not minutes can be approved by the chair rather than by the full board at the next meeting. The Board decided to keep minute approval(s) by the full Board. 5. Other Business Motion to cancel the October 7, 2025 meeting made by Mr. Ferrara, seconded by Mr. Arms; unanimous. 6. Adjournment. The meeting was adjourned upon a motion and a second at 8:06 pm. Submitted by Monica Moll Deputy Town Clerk