HomeMy WebLinkAboutPB Minutes 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.
PB 2025-12-16 (Filed 12/17) Pg. 1
TOWN OF ITHACA PLANNING BOARD
December 16, 2025
MINUTES
The full video recording of this meeting is available on YouTube @TownofIthacaVideo
(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. 2
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. 3
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 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
PB 2025-12-16 (Filed 12/17) Pg. 4
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 6th 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
TOWN OF ITHACA
———NEW YORK
DEPARTMENT OF PLANNING
215 N.Tioga St 14850
607.273.1747
www.townithacany.us
AFFIDAVIT OF SERVICE BY MAIL AND POSTING &PUBLICATION
STATE OF NEW YORK )SS::
COUNTY OF TOMPKINS )
I,Abby Homer,Administrative Assistant for the Town of Ithaca being duly sworn,depose and say,that
deponent is not a party to the actions,is over 21 years of age with a professional address of 215 North Tioga
Street,Ithaca,New York.
That on the 8"day of December 2025,deponent served the within Notice upon the property owners within
500 ft.of the properties and projects identified below for public hearing to be held on Tuesday,December 16,
2025,starting at 6:30 P.M.at Town Hall,215 N.Tioga Street in the board room.
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.
By depositing same enclosed in a postpaid addressed wrapper,in a post office under the exclusive care
and custody of the United States Post Office Department within the State of New York,and that the attached
notice has been duly posted on the sign board of the Town Clerk of the Town of Ithaca on December 8,2025,and
the notice has been duly published in the official newspaper,Ithaca Journal on December 10,2025.
foMer
Abby Homer,AQmninistrative Assistant
Sworn to before me on
CYUOW \asee __Notary Public
MONICA MOLL
NOTARY PUBLIC,STATE OF NEW YORK
Registration No.01MO0031400
Qualified in Tompkins County
iCommission Expires November 25,2028
1
Notice of Planning Board Action Near You
You are receiving this notice because you own or live on a property within 500’ feet of the proposed action.
This is an effort to inform you and give you an opportunity to learn more and comment if you would like.
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
matter:
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 on Zoom.
To watch the meeting live on YouTube, 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
Accessing Meeting Materials Online: Site Plan and Subdivision applications and associated project materials are accessible electronically on the Town’s website at https://www.townithacany.gov/meeting-calendar-agendas/ under the calendar meeting date.
See full agenda included on reverse side
ithaca journal
Bids &Proposals
Originally published at ithacajournal.com on 12/10/2025
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://usO6Gweb.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/UCC9vycXkJ6kIVlibjhCy7NQ/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 Pilanning@townithaca ny.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 Pianning
12/10/2025 11900561