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HomeMy WebLinkAboutPB Packet 2026-02-03 TOWN OF ITHACA PLANNING BOARD Shirley A. Raffensperger Board Room, Town Hall 215 North Tioga Street Ithaca,New York 14850 Tuesday,February 3,2026 6:30 P.M. AGENDA 1. Persons to be heard. 2. SEQR Determination: Billiot Two-Lot Subdivision/Consolidation- 114& 104 Enfield Falls Road. 3. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision at 114& 104 Enfield Falls Road,located in a Low-Density Residential Zone. The project involves subdividing a 6.17+/-acre property at 114 Enfield Falls Road into a 2.75 +/-acre parcel (Parcel 1)containing a mixture of grassland and wooded areas, and a 3.42+/-acre parcel(Parcel 2) containing an existing barn,grassland, and wooded areas. The project also involves subdividing 0.05 +/- acres(Parcel 3)from the southern edge of 104 Enfield Falls Road,which will be consolidated with Parcel 2,bring the total of Parcel 2 to 3.47+/-acres. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to an environmental review. Elizabeth Billiot and Joshua Billiot, Owners/Applicants. 4. Nomination and Election of Vice Chairperson for 2026. 5. Approval of Rules of Conduct at Public Meetings and Rules of Public Comments. 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/i/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/channeLfUCC9vycXkJ6kiVIibihCy7NO/live.Recorded meetings are viewable at YouTube.com/TownoflthacaVideo. Written comments can be addressed to the Planning Board(in-person at Town Hall;by mail;or via email at PlanninggtownithacaU.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 hitps://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,February 3,2026, starting at 6:30 P.M. on the following matter: Consideration of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision at 114& 104 Enfield Falls Road, located in a Low-Density Residential Zone. The project involves subdividing a 6.17+/-acre property at 114 Enfield Falls Road into a 2.75+/-acre parcel(Parcel 1)containing a mixture of grassland and wooded areas,and a 3.42+/-acre parcel(Parcel 2)containing an existing barn,grassland,and wooded areas. The project also involves subdividing 0.05+/-acres(Parcel 3)from the southern edge of 104 Enfield Falls Road,which will be consolidated with Parcel 2,bring the total of Parcel 2 to 3.47+/-acres. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to an environmental review. Elizabeth Billiot and Joshua Billiot,Owners/Applicants. Members of the public are welcome to attend meetings in person at Town Hall or virtually via Zoom videoconference at hops://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/channeVUCC9yycXkJ6klVlibjhCy7N /live. Recorded meetings are viewable at YouTube.com/TownoflthacaVideo. Written comments can be addressed to the Planning Board (in-person at Town Hall; by mail; or via email at Planning(a 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 -4 TOWN OF ITHACA 18 Pl NEW YORK DEPARTMENT OF PLANNING 215 N.Tioga St 14850 607.273.1747 www.town.ithaca.ny.us TO: Planning Board Members FROM: Nicholas Quilty-Koval, Planner DATE: January 26, 2026 RE: 104 & 114 Enfield Falls Road 2-lot Subdivision / Lot Consolidation—Preliminary and Final Subdivision Approval Enclosed please find materials for the proposed two-lot subdivision at 114 Enfield Falls Road, located in a Low Density Residential (LDR) Zone. The project involves subdividing a 6.17+/- acre property at 114 Enfield Falls Road into a 2.75 +/- acre parcel (Parcel 1) containing a mixture of grassland and wooded areas, and a 3.42 +/- acre parcel (Parcel 2) containing an existing barn, grassland, and wooded areas. The project also involves subdividing 0.05 +/- acres (Parcel 3) from the southern edge of 104 Enfield Falls Road, which will be consolidated with Parcel 2, bringing the total of Parcel 2 to 3.47 +/- acres. The consolidation of 0.05+/- acres of land from 104 Enfield Falls Road to 114 Enfield Falls Road extends the side yard setback area located between the barn on 114 Enfield Falls Road and the adjoining property line from 33.5+/-feet to 40.0+/-feet. This consolidation is required to meet the LDR Zone side yard setback requirement of 40-ft, as noted in Town Code §270-60C. The northern property lines of both Parcel 2 and 104 Enfield Falls Road are adjacent to a small segment of a NYS DEC-designated "Class C" stream (classified for fishing). The stream is also subject to the Town's Stream Setback Law. The proposed action will have no adverse environmental impacts on the stream or any fisheries use, as no development is proposed on Parcel 2. The applicant indicated that there are no development plans for the lots in the near future, and that they are expected to be inherited by the applicants' children. Attached are draft approval resolution, a draft SEAR resolution, and a completed environmental assessment, with draft Parts 2 and 3 prepared by Planning staff. Please do not hesitate to contact me via email at nguiltykoval@townithacany.gov or by phone at 607- 273-1747 extension 127 if you have any questions prior to the meeting. Cc: Elizabeth Billiot Joshua Billiot 114 Subdivision Narative To Whom it May Concern, I am requesting to subdivide my property. I have no plans for development in the near future. Eventually, when my children are grown, they will inherit the plots. Thank you. Elizabeth Billiot 114 Enfield Falls Rd Ithaca NY 14850 PROPOSED RESOLUTION: SEQR Preliminary and Final Subdivision Approval Billiot Two-Lot Subdivision & Lot Consolidation 104 & 114 Enfield Falls Road Tax Parcel No. 33.-1-9.23 & 33.-1-9.3 Town of Ithaca Planning Board February 3, 2026 WHEREAS: 1. This is a consideration of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision at 114 & 104 Enfield Falls Road, located in a Low-Density Residential Zone. The project involves subdividing a 6.17+/- acre property at 114 Enfield Falls Road into a 2.75 +/- acre parcel (Parcel 1) containing a mixture of grassland and wooded areas, and a 3.42 +/- acre parcel (Parcel 2) containing an existing barn, grassland, and wooded areas. The project also involves subdividing 0.05 +/- acres (Parcel 3) from the southern edge of 104 Enfield Falls Road, which will be consolidated with Parcel 2, bringing the total of Parcel 2 to 3.47 +/- acres. Elizabeth Billiot and Joshua Billiot, Owners/Applicants; Agent; 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is the lead agency in the environmental review with respect to the project, 3. The Planning Board on February 3, 2026, 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 subdivision map entitled"Final Subdivision Map Showing Portions of Lands of Elizabeth& Joshua Billiot Located on Enfield Falls Road, Town of Ithaca, Tompkins County, New York"prepared by T. G. Miller P.C., dated 11/4/2025, 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. PROPOSED RESOLUTION: Preliminary and Final Subdivision Approval Billiot Two-Lot Subdivision & Lot Consolidation 104 & 114 Enfield Falls Road Tax Parcel No. 33.-1-9.23 & 33.-1-9.3 Town of Ithaca Planning Board February 3, 2026 WHEREAS: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision at 114 & 104 Enfield Falls Road, located in a Low-Density Residential Zone. The project involves subdividing a 6.17+/- acre property at 114 Enfield Falls Road into a 2.75 +/- acre parcel (Parcel 1) containing a mixture of grassland and wooded areas, and a 3.42 +/- acre parcel (Parcel 2) containing an existing barn, grassland, and wooded areas. The project also involves subdividing 0.05 +/- acres (Parcel 3) from the southern edge of 104 Enfield Falls Road, which will be consolidated with Parcel 2, bringing the total of Parcel 2 to 3.47 +/- acres. Elizabeth Billiot and Joshua Billiot, Owners/Applicants; Agent; 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, as lead agency in the environmental review with respect to the project, has on February 3, 2026, 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, and 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, §§239-1, -m, and - n; and 4. The Planning Board on February 3, 2026, has reviewed and accepted as adequate a narrative, a subdivision map entitled"Final Subdivision Map Showing Portions of Lands of Elizabeth& Joshua Billiot Located on Enfield Falls Road, Town of Ithaca, Tompkins County,New York" prepared by T. G. Miller P.C., dated 11/4/2025, and other application materials; NOW THEREFORE BE IT RESOLVED: 1. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed subdivision at 114 Enfield Falls Road, as shown on the survey map noted in Whereas #4 above, subject to the following conditions: 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 revised to show the 35-ft stream setback along the northern boundary line of Tax Parcel# 33.-1-9.3 and 33.-1-9.23, 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; and b. Within six months of this approval, consolidation of 0.05+1- acre subdivided parcel from 104 Enfield Falls Road, Tax Parcel No. 33.-1-9.3,with"Parcel 2," and submission to the Town Planning Department a copy of the completed Tompkins County Consolidation Request Form. Page 2 of 2 104 & 114 Enfield Falls Road ti Y 4� �,. ' '� Picture Area 2 _ _ rlPictur 3) OW4 Picture Area 1 (Pictures 1 & Z) 104 E�ield Falls Road 114 Enfield Falls Road � L VA M Legend 104 Enfield Falls Road (Tax Map ID N 104 & 114 Enfield Falls Road 33.-1-9.3) & 114 Enfield Falls Road Town of Ithaca Parcels (Tax Map ID 33.-1-9.23), Ithaca, - 35-foot Stream Setback New York 0 65 130 260 Stream This map was created for informational purposes. Feet 1 x+ '$16�,1(Yke' of p � bit r OW OS-.� P� i i ,.,M aiSf � f i+'a✓t7.b7✓A �x r r All �, WI _ a \ ` `� P^ _ r1 .w Of CWWWAgaNal OF p�icy �lT`O'er` •'t, 'e I IL ItJi 1 �24 i • Awe Vol AMP All l� ok Short Environmental Assessment Form Part I - Project Inforjnation Instructions for Completing Part I—Project Wermatloa. The applicant or project sponsor is responsible for the completion.of Part 1. Responses become part of the application for approval or funding,an.:subject to public review,and may be subject to further verification_ Complete Part I teased 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: S._)bdi \/is, o,) & Consolidation Project Location(describe,and attach a location 104 & 119 E: e l d p j Brief Description of Proposed Action: ��e c es D4 lae\d . The project also includes a consolidation of 0.05+/- acres of land from 104 Enfield Falls Road with 114 Enfield Falls Road to meet-side yard setback requirements from the barn to the property line. Name of Applicant or Sponsor. Telephone- Zp 3 . `Z3 l0 LL� � E-Mail: I Z 1 1 • o�L�S /Y1a .(ak Address: boy En GUS City/PO: State zip Codp U 1. Does the proposed action only involve the legislative adoption of-a plan,local law,ordinance, NO YES administrative rule,or regulation? If Yes,attach a narrative description of the intent of the proposed action and the environmental resources that r"I/ may be affected in the municipality and proceed to Part 2. If no,continue to question 2. L� 2. Does the proposed action require a permit,approval or funding from any other government Agc-ncy? NO YES If Yes,list agency(s)name and permit or approval: r7( 3. a.Total acreage of the site of the proposed action? _ acres b.Total acreage to be physically disturbed? acres c.Total acreage(pmect site and any contiguous properties)owned or controlled by the applicant or project sponsor? �S 4 --acres 4. Check all land uses that occur on,are adjoining or near the proposed action: S. ❑ Urban Rural(non-agriculture) ❑ Industrial ❑ Commercial Residential(suburban) 8'Forest [g Agriculture Aquatic ❑ Other(Spec:ify): ❑Parkland SERF 2019 S. Is the proposed action, NO YES NIA a. A permitted use under the zoning regulations? ❑ F1 ❑ b. Consistent with the adopted comprehensive plan? NO YES 6. Is the proposed action consistent with the predominant character of the existing built or natural landscape? ?_ is the site of the proposed action located in,or does it adjoin,a state listed Critical Environmental Area? NO YES If Yes,identify: FA ❑ NO YES 8. a. Will die proposed action result in a substantial increase in traffic above present levels? ❑ b. Am public transportation services available at or near the site of the proposed action? ❑ TCAT Route 67 is 300+/- feet from 104 Enfield Falls Road c. Are any pedestrian accommodations or bicycle routes available on or near the site of the proposed action? _ 9. Does the proposed action meet or exceed the state energy code requirements? NO YES If the proposed action will exceed requirements.describe design features and technologies: N/A ❑ I.0. Will the proposed action connect to an existing public/private water supply? NO YES if No,describe method for providing potable water El EZ 11. Will the proposed action connect to existing wastewater utilities? NO Y FS If No,describe method for providing wastewater treatment: 12. a.Does the project site contain,or is it substantially contiguous to,a building,archaeological site,or district NO YES which is listed on the National or State Register of Historic Place,or that has been determined by the ❑ Commissioner of the NYS Office of Parks,Recreation and Historic Preservation to he eligible for listing on the State Register of Historic Places? Please see Part 3 b.is the project site,or any portion of it.located in or adjacent to an area designated as sensitive for ❑ K1 1 archaeological sites on the NY State historic Preservation Office(StIPO)archaeological site inventory? 13. a. Does any portion of the site of the proposed action,or lands adjoining the proposed action,contain NO YES wetlands or other waterbodies rcgulatW by a federal,state or local agency? Please see Part 3 • b.Would the proposed action physically alter,or encroach into,any existing wetland or watetbodyy? ❑ if Yes,identify the wetland or waterbody and extent of alterations in square feet or acres: 14. Identify the typical habitat types that occur on,or are likely to he found on the project site.Check all that apply: ❑Shoreline ❑ Forest [JAgricultural/grauslands ❑ Early mid;successional ❑Wetland ❑ Urban [Suburban 15. Dees the site of the proposed action contain any species of animal,or associated habitats, listed by the State or NO YES Federal government as threatened or endangered? —ff ❑ 16. Is the project site located in the 100-year flood plan? NO YES _ a 17. Will the proposed action create storm water discharge,either from point or non-point sources? NO YES If Yes, Er ❑ a. Will storm water discharges flow to adjacent properties? U b. Will storm water discharges be directed to established conveyance systems(runoff and storm drains)? ❑ 1 f Yes,briefly describe; 18. Does the proposed action include construction or other activities that would result in the impoundment of water NO YES or other liquids Ie.g.,retention pond,waste lagoon,dam)? If Yes,explain the purpose and size of the impoundment: ❑ 19. Has the site of the proposed action or an adjoining property been the location of an active or closed solid waste NO YES management facility? If Yes,describe: _ __ � ❑ 20.Has the site of the proposed action or an adjoining property been the subject of remediation(ongoing or NO YES completed) for hazardous waste? If Yes,describe: _ ❑ 1 CERTIFY THAT THIE INhORMATION PROVIDED ABOVE.IS TRUE AND ACCURATE To THE.BEST OF MY KNOWLEDGE Applicant/sponsor/name: _ 2 c) Signature: _ Title: LlNIaG_l 1 PRINT FORM 1',iyc „1 3 Agency Use Only [If applicable] Project: Billiot 2-Lot Subdivision Date: February 3,2026 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 Moderate small to large impact impact may may occur occur 1. Will the proposed action create a material conflict with an adopted land use plan or zoning El Elregulations? 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? ✓� PRINT FORM Pagel of2 SEAF 2019 Agency Use Only[If applicable] Project: &i iot 2-Lot Subdivision Date' IFebruary 3, 2026 Short Environmental Assessment Form Part 3 Determination of Significance 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. The proposal involves subdividing a 6.17+/- acre property on Enfield Falls Road into a 2.75 +/- acre parcel (Parcel 1) and a 3.47 +/-acre parcel (Parcel 2). Parcel 2 also includes a consolidation of 0.05+/-acres with an adjacent residence located at 104 Enfield Falls Road (Town of Ithaca Tax Parcel No. 33.-1-9.3). Both lots will exceed the dimensional requirements of the Low Density Residential Zone. The property, located across from the entrance to the Robert H. Treman State Park, is vacant and consists of a mix of open space, fields, and patchy wooded areas. Other than the stream adjacent to the northern property line of Parcel 2 (explained below), there are no other water bodies on the property. There are also no steep slopes or known threatened or endangered plant or animal species. There is a Tompkins County Unique Natural Area (UNA 145)that borders the property on the west side of Parcels 1 &2. The UNA will not be affected by the proposal. Regarding Part 1, 12b-According to the NYS Office of Parks, Recreation and Historic Preservation Cultural Resource Information System (CRIS), this property is in an area that could be archaeologically sensitive. However, per the Cornell University Digital Database of aerial photos, the property has been farmed in the past. It is presumed that any archaeological resources would have been discovered with prior disturbances. Regarding Part 1, 13a-The northern property lines of both Parcel 2 and 104 Enfield Falls Road are adjacent to a small segment of a NYS DEC-designated "Class C" stream (classified for fishing). The stream is also subject to the Town's Stream Setback Law. The proposed action will have no adverse environmental impacts on the stream or any fisheries use, as no development is proposed on Parcel 2. ❑ 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. Town of Ithaca Planning Board Name of Lead Agency Date Caitlin Cameron Planning Board Chair 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) PRINT FORM Page 2 of N/F DAVIS CEMETERY ' PARCEL 3 O'RE LEGEND ASSOCIATION (R.O.) N_OGE N/F MCMILLAN (R.O.) 2181549 g� A -COMPUTED POINT 553013-001 NGE (HATCHED ARC) MAINING LANDS OF BILLIOT (R.O.) E CURRENTLY P 0: 2-1 -PIN TO BE SET TAX MAP #33-1-7.2 , / INST. No. 2019-04355 2019-04355 etc, )K -EXISTING IRON PIN NO. 812 ELMIRA ROAD i TAX MAP No. 33-1-9.3 TAX MAP #33-1-9.3 J i NO. 104 ENFIELD FALLS ROAD 2 EXISTING IRON PIPE TO BE CONSOLIDATED WITH PARCEL 2 / �� -UTILITY POLE j 29�• 39,56 Z AREA = 0.05 ACRES NET TO ROAD R/W O� * -PROPOSED NEW DIVISION LINE i i 0 Q -FENCE & HEDGE A+4n W IN FOpN� �Q. / 7S 2 65 (P Tp P) Pp.B CORNER i N Zgt. OF N� SHED ii Cw FENCE y. i PIPE FOUND 3.3' ' i /G�22+�� \ pOk + TOTAL �6: SOUTHERLY AND N 75 SINES *L2 �" ..► �u 3Q9•66 3.5OF CORNER �g7.50WESTERLY + OPRI5�5 BUILD] S��PARCEL 2 \ 5T36'33" Hl N v-37lVICK '54++ 82.69' (P TO P) 6 / CV s s 6E EME / CURRENTLY P/O: 123.60' �' q0 / `-_ S 13°27 38 W j TAX MAP No.2033-10 9 23 �OcIX�E 1 V 115.31 0, AREA = 3.42 ACRES NET TO ROAD R/W 1,10" SSE 25g I20 BARN �►� TOTAL AREA (INCLUDING PARCEL 3) = 3.47 ACRES ' (0 NET TO ROAD R/W / (� 4� � o O� *S 60°12'51" E 859.20' TOTAL TO CENTERUNE N/F MCMILLAN (R.O.) 553013-001 C) o TAX MAP #33-1-7.2 a NO. 812 ELMIRA ROAD F] FRUIT 0 _ STAND� p BAGiEs /\ PARCEL 1 —7 Y O �s N 13'2738" E BUI NG� o CURRENTLY P/O: / O� 169.12'�\ / 6•g9+ 762 �41 6• \ \ TAir X MAP No.033-10 9.23 21 7 �• oil W �O'O,; AREA = 2.75 ACRES NET TO ROAD R/41� Q • J� 7630 "5 THIS STREAM IS SUBJECT TO TITLE INFORAIATION TOWN OF ITHACA ZONING OQNFR (O PROVISIONS REGARDING STREAM / SETBACKS, AND RESTRICTIONS JOSHUA 0. BILLIOT & N 3 AND SETBACKS ON DEVELOPMENT, 2 b''� SOIL DISTURBANCE, VEGETATION ELIZABETH BILLIOT Sst O0 REMOVAL, AND OTHER ACTIVITIES INSTRUMENT No. 2023-10762 ?28s 00' �� �� co APPLY. TAX MAP No. 33-1-9.23 a �p To�OTq� TOTAL AREA = 6.17 ACRES N55 79 (001 °J 552793-001 NET TO RD. RIw TAX MAP #33-1-9.4 NO. 122 ENFIELD FALLS ROAD WARNING ALTMTM of THIS AMP NOT \ zry�a "DEED TO CENTERLINE OF SUBMSIM zNEW YOW SWE \ LINE BEARING DISTANCE BY 1AW.a"LAW.ARE DNS ROAD, EXCEPT & RESERVE ALL h EM au AERTIFlCAT10N5 *L 1 S 69°39'51" E 351.50' AM AM VTM D MR MS SW *L2 S 61°19 12" E 99.90 EXISTING PUBLIC ROAD & iW OR COWS�THE wPPESSM UTILITY RIGHT OF WAYS" SEN.of THE UMSM u"u SURVEYOR *wow SN.mnW APPEARS HEREON. TITLE: FINAL SUBDIVISION MAP REVISED ��QF NEW ® SHOWING PORTION OF LANDS OF COONE pR"q 61 ELIZABETH & JOSHUA BILLIOT T.G. MILLER, P.C LOCATED ON REFERENCE MAP.' NOTE.' ENGINEERS AND SURVEYORS ENFIELD FALLS ROAD ,o 1) SUBDIVISION MAP SHOWING (ANDS OF T R. TOWN OF ITHACA, TOMPKINS COUNTY, NEW YORK 2� 0511ao J� BROWN...- DATED 611412011,, P LAST REVISEDSED BUILDING SETBACKS PER TOWN OF ITHACA ITHACA, NEW YORK 14850 605 WEST STATE STREET, SUITE A GENERAL LEGISLATION §270-60. WWW.TGMILLERPC.COMDATE 3/s/2o1 er r,c, MILLER, P.C. 607-272-6477 1°1 4 2025 SCALE: 1„_80, kqNp S S25892 TOWN OF ITHACA NEW Y O R K DEPARTMIENT OF PLANNING 215 N.'riogY tit 14850 607.273.1747 SUBDIVISION REVIEW OWNER'S AUTHORIZATION & CERTIFICATION FORM I/We hereby affirm that Ilwe amlare the owner s) of the property located at: Property Address/Locztion�sg4 & - 1 t A City: ` �hacCkl State: ��t�f Zip Code: 1 t V Tax Map and Parcel Number(s): S3 r I -9 & 33.-1-9.3 By signing below, Ilwe authorize the individual(s) identified in the following section to act as mylour authorized agent regarding any and all site plan applications) made to the Town of Ithaca Planning Board for the activities described. The individual(s) identified below shall remain in this capacity regarding any applications and subsequently issued permits related to these activities indefinitely unless an express written request to terminate this authorization, signed by me, is submitted to the Town of Ithaca Planning Department_ //we also certify that Uwe have caused the land to be surveyed and the site plan to be prepared; that l/we agree and guarantee to construct the project and any required infrastructure elements in the manner presented by the finally approved site plan; and that l/we make any dedications indicated on the final site plan. Project/Activity for which Application is being made- Subdivide 114 Enfield Falls Road into two parcels and subdivide 0.05+/- acres from 104 Enfield Falls Road, which will be consolidated with Parcel 2 Date: lZ lei 2LL Signature of Owner(s): T X� `�eJ.1 ` V l ' L4� Signature of Owner(s): N .. ' Date: 17 Printed Owner(s) Name: L- Z4 T`, k=",� Printed Owner(s) Name: Printed Name of Applicant/ Owners Authorized Agent: Address- City. _ State: Zip Code: Telephone Number: Email Address: Signature of Applicant/Agent Date- Once completed, please submit this form to the Town of Ithaca Planning Department. a/1)2025 0 Outlook Fwd: 114 subdivision plot From Elizabeth Billiot <lizbilliot.dds@gmail.com> Date Mon 12/8/2025 10:49 AM To Nick Quilty-Koval <nquiltykoval@townithacany.gov> B 2 attachments(2 MB) S25892_ENFIELD_FALLS_RD_BILLIOT_SKETCH_REV1.pdf; permitrack-quickstart-instructions_O.pdf; ---------- Forwarded message --------- From: Deep, Jeffrey (DOT) <Jeffrey.Deep dot.ny_gov> Date: Fri, Nov 21, 2025 at 5:18 PM Subject: RE: 114 subdivision plot To: Elizabeth Billiot <lizbilliot.ddsPcimail.com> Good Afternoon Liz, NYSDOT has reviewed the proposal and does not have any conceptual issues with the subdivision or future access to Route 327. T.G. Miller(or another consultant) should verify that the lots have sufficient sight distance and there are no constrains prohibiting access from meeting design standards. Any work within the State right-of-way, including driveways, requires a Highway Work Permit from NYSDOT. When the time comes, please apply online at httpi//.//permitrack.dot.ny goy/HighwayWorkPermits/Login.aspx Please let me know if you have any questions or need anything else. Best Regards, Jeff JEFFREY A. DEEP Acting Regional Permit Engineer New York State Department of Transportation 333 E. Washington Street, Syracuse, NY 13202 (315)428-3233 1 Jeffrey.Deep@dot.ny..gov www.dot.ny.gov TOWN OF ITHACA Rules of Conduct at Public Meetings and Rules for Public Comments Section 1 - Purpose and Scope: The Town of Ithaca's Town Board, Planning Board and Zoning Board of Appeals adopts this policy to outline the rules for public conduct and public comments at their meetings. Section 2 - Photographing, Recording and/or Broadcasting Public Portions of Uses: Any public portion of any Use may be photographed, recorded, and/or broadcast. Please see the Town's Rules for Public Access and Uses of Town Meeting Rooms for more information. Section 3 - Conduct at a Public Meeting: Attendees must not disrupt the ability of any other attendees and the Board members to observe and listen to the proceedings or interfere with the ability of the Board members to deliberate on matters before them. Disruptive behavior will not be tolerated. Disruptive behavior may include, among other things, abusive or obscene language/gestures/images, the making of unreasonable noise, or threatening behavior. Except as specified in the next paragraph, the Presiding Officer will give one warning. If the behavior continues, the Presiding Officer may ask the individual to leave the premises (if the individual attends in person) or may have the individual disconnected from the meeting (if the individual attends virtually). If such individual is attending the meeting in person and refuses to leave, the Presiding Officer may ask the individual to be removed from the meeting room. For those using or displaying abusive or obscene language/gestures/images or engaging in threatening behavior, no warning is necessary before the Presiding Officer may ask the individual to leave the premises (if the individual attends in person) or has the individual disconnected from the meeting (if the individual attends virtually). Signs/banners of up to four (4) sq ft in size are permitted. To mitigate obstructing other attendees, they: 1. Must be kept below shoulder height when seated but are permitted higher if the holder is standing in the back of the room with no one behind them. 2. Can not be waved, shaken, or moved in such a way as to distract Board members, speakers or attendees; attendees must refrain from snapping fingers or using other distracting methods that attempt to draw attention to a sign or banner. Section 4 - Public Meetings of the Town—Persons to be Heard and Public Hearings: Not all public meetings have a "Persons to be Heard" or a "Public Hearing" agenda item. Public Hearings are a legal requirement associated with certain actions where the public has an opportunity to comment on the specific proposed action during that specific public hearing. Each action requiring a public hearing will have its own comment period. Comments must be made under the specified public hearing comment period. Persons to be Heard is a comment period for general comments not associated with actions that have a Public Hearing and are at the discretion of the Presiding Officer. 1. You may give your name and/or address, but it is not required because there may be security concerns for certain individuals about revealing such information, and nonresidents may own property in the Town, own or manage a business in the Town, or have other significant interests in the actions of the Town. All comments are welcome. There is no sign-up sheet; simply raise your hand in person or virtually and the Presiding Officer will call on you. 2. Public Hearings comments and Persons to be Heard comments may be limited to three (3) minutes per speaker at the discretion of the Presiding Officer. Time cannot be transferred from one person to another to increase another's time allotment. The Presiding Officer has discretion to determine whether persons who have already spoken during a Public Hearing or a Persons to be Heard comment period may speak more than once about the same agenda item or issue. 3. All comments should be made to the Board members and not to the applicants or other attendees. This is not a back-and-forth interaction.Answers to questions may not be given at that time but are heard by the Board members and may be addressed later at their discretion. In some instances, Board members may ask a clarifying question of a speaker. 4. "Applicants" include owners and any of their agents/associated representatives and are not considered"the public."Applicants address the Members to give an overview and/or details of the project/action and are then available for questions from the Members before and after any associated Public Hearing and public comment period. Only Members may address Applicants. 5. All virtual attendees are muted upon entry and after speaking. The Chat function is disabled. To reduce screen clutter and distractions on the ZOOM application, the Clerk may turn off the video feed of any attendee after they have addressed the Members. To speak again under another Public Hearing or comment period, simply turn your video feed back on and raise your hand physically or through use of the hand-raised icon. 6. Where possible, meetings of the Town Board, Planning Board, and Zoning Board of Appeals are broadcast live via YouTube.com @TownofithacaVideo for your convenience. Virtual attendees are encouraged to move to that platform after speaking if they wish to watch the rest of the meeting. TOWN OF ITHACA PLANNING BOARD December 16, 2025 DRAFT MINUTES The full video recording of this meeting is available on YouTube @TownoflthacaVideo (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; Liz Bageant, Bill Arms, Kelda McGurk, Sara Reynolds, and Vincent Ferrara CJ Randall, Director of Planning, Christine Balestra, Senior Planner and Mike Smith, Senior Planner; Susan Brock, Attorney for the Town; Dana Magnuson, Senior Code Enforcement Officer; Justin McNeal, Acting Director of Engineering; Paulette Rosa, Town Clerk Ms. Cameron opened the meeting at 6:30p.m. 1. Persons to be heard—None 2. 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. SEQR Determination Board members asked about existing access to the proposed preserve. Mr. Smith stated that there is existing legal access at the end of Schickel Road, Chase Lane, and Compton Road. The property owner has developed a trail system on the property that connects to Chase Lane and other properties that will be part of the entire 137+/- acre preserve area. The property owner allows neighbors to use the trails that they've developed. The larger preserve area will have additional access from Ridgecrest Road and King Road East. PB Resolution 2025-027: SEQR Preliminary& Final Subdivision Approval Flores 2-Lot Subdivision 155 Compton Road Tax Parcel No. 45.-1-1.2 Whereas: PB 2025-12-16(Filed 12/17)Pg. 1 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: Liz Bageant Seconded: Vincent Ferraro Vote: ayes—Bageant, Ferraro, Arms, McGurk, Cameron, and Reynolds PUBLIC HEARING Ms. Cameron opened the public hearing. A neighbor on Chase Lane spoke about concerns with access to the town preserve on Chase Lane, as it is a dead end road with children playing. She was worried about increased traffic from people who are not familiar with the road. She said the donors are phenomenal neighbors and this is a great gift but asked that the Board please consider the effect on neighbors when considering developing parking areas and access points for the preserve. Ms. Cameron closed the public hearing. DECISION The Board again discussed parking and access issues. Mr. Smith stated that the current access from Chase Lane would continue as before by the owner. He explained that there are no plans right now,but in the future In the future, additional parking will most likely be on King Rd East, since there is more room for parking. He reminded the Board that there are actually at least four access points onto the property. PB 2025-12-16(Filed 12/17)Pg. 2 Ms. Bageant noted that the action in front of the Board is a subdivision approval, not a proposed development. She trusts that the town would get input from the neighbors at the appropriate time. PB Resolution 2025 - 028: Preliminary & Final Subdivision Approval Flores 2-Lot Subdivision 155 Compton Road Tax Parcel No. 45.-1-1.2 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 Decemberl6, 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 12-13, §§239-1, -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 PB 2025-12-16(Filed 12/17)Pg. 3 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: 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: Sara Reynolds Seconded: Vinnie Ferrara Vote: ayes—Reynolds, Ferrara, Bageant, Cameron, McGurk and Arms 3. Consider approval of the 2026 Planning Board Meeting Schedule Motion made by Liz Bageant, seconded by Bill Arms, to adopt the standard schedule for the first and third Tuesday of the month, beginning at 6:30 p.m. with Jan Wh cancelled due to no business and November 3rd cancelled due to Election Day; unanimous. 4. Consider a recommendation to the Town Board regarding the Chairperson of the Planning Board for 2026 Motion made by Liz Bageant, seconded by Bill Arms, to nominate Caitlin Cameron as Chair for 2026; unanimous. 5. Approval of Minutes Motion made by Vinnie Ferrara, seconded by Sara Reynolds to approve the draft minutes as final as submitted; unanimous. 6. Other Business Planning Board Primer—Planning staff has been working on an orientation packet for new Planning Board members. Chris asked members to review the draft document and submit any comments or additional items to include in the packet for new members. Tompkins County Housing Snapshot—links were included in the Planning Board email for Board member information. C.J. explained the links and associated report and noted that the county's Director of Housing and Community Development would be attending the Planning Committee on Thursday for anyone interested in hearing his presentation on the report. The meeting was adjourned upon a motion and a second; unanimous. Submitted by Paulette Rosa, Town Clerk PB 2025-12-16(Filed 12/17)Pg. 4