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HomeMy WebLinkAboutPB Packet 2026-05-05 TOWN OF ITHACA PLANNING BOARD Shirley A. Raffensperger Board Room, Town Hall 215 North Tioga Street Ithaca, New York 14850 Tuesday, May 5, 2026 6:30 P.M. AGENDA 1.Persons to be heard. 2.Sketch plan review for the proposed SouthWorks' Woods mixed-income residential project, located on the SouthWorks (formerly Chain Works District) project site off NYS Route 96B/Danby Road, in Town of Ithaca Planned Development Zone No. 16. The SouthWorks Woods project will involve the construction of eight residential buildings with a total of 130 mixed-income apartments, including a community room, lounge, fitness center, offices, maintenance areas, and storage. The Woods project will also include the development of internal roads and infrastructure, a playground, sidewalks and path connections, stormwater facilities, landscaping, outdoor lighting, parking, and other site improvements. The Woods project comprises a portion of the overall SouthWorks redevelopment project, which is a multi- phased, mixed-use master planned development that involves repurposing existing manufacturing buildings, and constructing new buildings, parking areas, open space areas, roads, multi-modal transportation connections, stormwater facilities, and other site improvements to accommodate new residential, office, commercial, and manufacturing development within the Town and City of Ithaca. The entirety of the SouthWorks project underwent a Generic Environmental Impact Statement (GEIS) process between 2014 and 2019, with the City of Ithaca as the Lead Agency in the environmental review. A GEIS was prepared to address impacts of multiple actions within this specific, defined geographic area. On May 21, 2019, the Town of Ithaca, as an Involved Agency in the environmental review, issued a Findings Statement for the GEIS that included threshold conditions for future site-specific projects associated with the overall development. The Town of Ithaca Planning Board will be the Lead Agency in the Woods project review and will determine if the Woods project exceeds the threshold conditions outlined in the GEIS Findings Statement. Shift Chainworks Owner 1 LLC, Owner; Beacon Communities, Applicant; James Gensel, Fagan Engineers & Land Surveyors, PC, Agent. 3.Approval of Minutes. 4.Other Business. 5.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 2026-03-03 (Filed 3/9) Pg. 1 TOWN OF ITHACA PLANNING BOARD March 3, 2026 Draft MINUTES As a courtesy, the video recording of this meeting is available on YouTube @TownofIthacaVideo Present: Liz Bageant, Vice Chair; Vince Ferrara, Sara Reynolds, Bill Arms, and Kelda McGurk Absent: Caitlin Cameron CJ Randall, Director of Planning; Chris Balestra, Senior Planner; Dana Magnuson, Senior Code Officer; Susan Brock, Attorney for the Town; Justin McNeal, Town Engineer; Ashley Colbert, Deputy Town Clerk Ms. Bageant opened the meeting at 6:30p.m. 1. Persons to be heard – None 2. Sketch Plan for the proposed Bomber Heights Solar large-scale community solar photovoltaic system project, located on Troy Road, between Coddington Road and King Road East, in the Low Density Residential Zone and Large-Scale Photovoltaic Solar Energy System Overlay District. The project involves installing a 5MWac single-axis sun tracking solar array system on approximately 31+/- acres of land, along with two inverter/transformer equipment pads, battery energy storage, new utility (NYSEG) poles, eight-foot-tall fencing, stormwater management facilities, access drive, and other site elements. This is a Type I Action under the State Environmental Quality Review Act and is subject to environmental review. There are no decisions or approvals at this meeting, other than the Planning Board declaring their intent to be Lead Agency in the environmental review of the project. Troy Heights, LLC, Owner; Nexamp Solar, Applicant; Ryan McCune, Agent. Mr. McCune gave an overview of the Bomber Heights solar project located on Troy Road, directly north of the NYSEG transfer station on King Road. The layout includes a battery energy storage system and panels that are designed with a lower profile to accommodate the local topography with maximum heights shorter than the Carrowmoor solar project heights of closer to 12’ feet. There are wetlands on the property, but the wetlands have been determined to not be under the jurisdiction of the DEC. Continued work with the Army Corp of Engineers on that and other State and Federal permitting processes that may be necessary is underway. Mr. McCune asked the Board for any comments and questions, adding that it is helpful for them to hear concerns or requests sooner rather than later. PB 2026-03-03 (Filed 3/9) Pg. 2 Board discussion Ms. Bageant noted that this is a broad discussion on Sketch Plan with no decisions or actions other than the Planning Board declaring their intent to be the Lead Agency in the environmental review for the project. The Board asked about the construction timeline and Mr. McCune responded that it takes 3-6 months for structural and design and working with Codes, then about 2 months for pre- deployment contracting, followed by 12-18 months on the project itself. Mr. McCune responded to questions about fire safety and suppression, noting that the preliminary emergency response plan is drafted and will be shared with the Ithaca Fire Department prior to being brought back to this Board. The Board discussed potential visual impacts on surrounding neighborhoods and Mr. McCune asked for preliminary ideas on the directions they would like to see photos and renderings for a visual simulation that will be provided. A Google Earth map was shown and the intersection of NYS Route 79 and Burns Rd area is one area the Board would like to see. Mr. McCune suggested the Board first look at a viewshed analysis and use that to request the renderings they would like to see. Ms. Randall explained what is possible using GIS systems, including that the Applicant can deliver a map depicting where the solar energy system might be visible, and during which seasons. The Board can use this map to determine the specific locations where they would like a deeper analysis and renderings. Mr. McCune also showed a draft view simulation map on the screen. He said he felt the solar energy project would be hard to see from Coddington Rd because of the woods and undergrowth, which is fairly substantial and mature, with trees about 50-60’ feet tall on some of the slopes. The Board asked that he consider the viewshed from residences along NYS Route 96, near the hospital, from Slaterville Road/NYS Route 79E, as well as the four locations he included in the draft simulation. Mr. McCune stated he had the information from the Board that he needed to proceed. Ms. Randall noted for new members that the Town Board adopted the Large-Scale solar overlay district on certain lands where solar installations could be appropriate by using a lot of data layers to consider existing restrictions on residential development as well as significant wetlands, forested areas, transmission and distribution lines, and more. Ms. Brock noted some number discrepancies on the SEQR form and project narrative, listing the size of the project and land disturbance figures. She recommended that those figures be corrected. PB 2026-03-03 (Filed 3/9) Pg. 3 Mr. McCune explained that there is a potential for additional battery storage facility on the same site. The current project includes its own battery storage, but the battery energy storage facility would be a separate application in the future, contingent on utility approval, so it may or may not ever happen. He said he wanted to be transparent and reduce any risk of issues with SEQR segmentation in the future. So, they have included the anticipated site disturbance for the access road, stormwater facilities, and tree removal on the current SEQR and application associated with the possible future installation of additional battery energy storage adjacent to the utility substation, to ensure the stormwater system was done in a way that includes this potential additional battery energy storage system, especially as associated with the access road, but installation of that additional battery energy storage is not included in this application. The renderings show the slightly extended access road and tree clearing that will not be completed unless the additional battery energy storage is approved. He reiterated that it is shown here to comprehensively look at the full scope of possible disturbance and they would be happy to have a condition placed on the approval that tree clearing associated with the battery energy storage system would not be completed until the additional battery energy storage adjacent to the utility substation is submitted and approved. Ms. Randall wanted to make it clear that the Town’s zoning associated with solar energy systems only permit battery energy storage systems alongside large scale solar energy facilities and prohibits standalone battery storage projects as a land use; battery energy storage systems must be co-located with solar energy systems. Ms. Brock confirmed that they would only need the site plan approval and that the letter the applicant received regarding the jurisdiction of the wetlands considered the new regulations and changes. Mr. McCune thanked the Board for their time and reiterated that if he had any questions, he would reach out to planning staff. PB Resolution 2026-003: Lead Agency – Declaration of Intent Bomber Heights Large-Scale Solar Energy System Tax Parcel 49.-1-26.2 Troy Rd, between Coddington Rd & King Rd East Whereas: 1. The Town of Ithaca Planning Board, at its meeting on March 3, 2026, considered a Sketch Plan for the proposed Bomber Heights Solar large-scale ground-mounted community solar photovoltaic system project, located on Troy Road, between Coddington Road and King Road East, in the Low Density Residential Zone and Large-Scale Photovoltaic Solar Energy System Overlay District. The project involves installing a 5MWac single-axis sun tracking solar energy system on a total footprint of approximately 31+/- acres of land, along with two PB 2026-03-03 (Filed 3/9) Pg. 4 inverter/transformer equipment pads, battery energy storage, new utility (NYSEG) poles, eight-foot-tall fencing, stormwater management facilities, access drive, and other site elements. Troy Heights, LLC, Owner; Nexamp Solar, Applicant; Ryan McCune, Agent; and 2. The proposed project, which requires Site Plan Approval by the Planning Board, is a Type I action pursuant to the State Environmental Quality Review Act, 6 NYCRR Part 617 (617.4 (b)(6)(i)), because the project involves the physical alteration of more than 10 acres; now, therefore be it Resolved, that the Town of Ithaca Planning Board hereby proposes to establish itself as Lead Agency to coordinate the environmental review of the proposed action, as described above; and be it further Resolved, that the Town of Ithaca Planning Board hereby requests the concurrence of all involved agencies on this proposed Lead Agency designation; said concurrence to be received by the Town of Ithaca Planning Department within thirty days from the date of notification to the involved agencies. Moved: Vinny Ferrara Seconded: Sara Reynolds Vote: ayes- Bageant, Ferrara, Reynolds, Arms and McGurk 3. Approval of minutes. Motion made by Mr. Ferrara to approve the February 3, 2026, meeting minutes as final; seconded by Mr. Arms; unanimous. 4. Other Business Motion made by Mr. Ferrara to cancel the March 17th meeting due to no agenda items, seconded by Ms. Reynolds; unanimous. Ms. Randall discussed the upcoming South Works- Beacon Woods project. Sketch plans could be coming to the board for the project in the next few months. 5. Adjournment Mr. Ferrara motioned to adjourn the meeting at 7:44p.m.; unanimous. Submitted by Ashley Colbert, Deputy Town Clerk TOWN OF ITHACA PLANNING BOARD 2026 ORIENTATION MATERIALS (revised April 2026) 2 TABLE OF CONTENTS Introduction ..................................................................................... 3 Welcome! ...................................................................................... 3 Town of Ithaca & Planning Board History ..................................... 3 Planning Board Organization & Regulations .................................... 4 Planning Board Powers & Procedure ................................................ 5 Meeting Calendar ............................................................................ 8 Resources ......................................................................................... 9 Staff Directory .................................................................................11 Planning Dept. Organizational Chart ..............................................12 Town and County Maps ..................................................................13 Interactive Maps ..........................................................................19 Frequently Asked Questions ............................................................20 3 INTRODUCTION WELCOME! The purpose of this publication is to provide accessible information to the new members of the Planning Board on the role and organization of a Planning Board, and the legislative framework and geographical context that guides the work of the Planning Board in the Town of Ithaca. This document will link to multiple useful sources of information on the Town’s planning and zoning efforts, and other relevant legislation from New York State. TOWN OF ITHACA & PLANNING BOARD HISTORY The Town of Ithaca is located on the traditional and ancestral homelands of the Gayogohó:nǫˀ people (Cayuga Nation). The Gayogohó:nǫˀ are one of the Six Nations of Hodinǫhsǫ́:nih (Haudenosaunee Confederacy, sometimes referred to as the Iroquois Confederacy). This region is also home to the Saponi Nation and the Deyodi:ho:nǫˀ (Tutelo Nation), which are indigenous nations that were adopted by the Gayogohó:nǫˀ after being displaced from their homelands further south. Ithaca has a rich indigenous history that long precedes the establishment of the United States. We have worked to respect and maintain an ongoing connection with the Gayogohó:nǫˀ people, past and present, to these lands, and waters. The Town of Ithaca Planning Board was created on August 4, 1955, to advise the Town Board on land use planning strategies and policy, including land subdivision, site plan, and special use permit reviews. New York State Town Law, along with the frequently updated Town of Ithaca Code, stipulates the powers and procedures that the Planning Board follows. The Board’s duties have grown over time, and the board remains an integral part of the Town’s operations today. 4 PLANNING BOARD ORGANIZATION & REGULATIONS The Board is organized according to Town Code § 270-236 Planning Board. • Planning Board members are appointed by the Town Board for seven- year terms and consist of seven regular members and one alternate. Members must be residents of the Town of Ithaca and are required to obtain four hours of annual training. • There must be a quorum of Board members to conduct a meeting. For a seven-member Board, a quorum is four members (half of the full membership, plus one). • The Town Board designates the Chairperson of the Planning Board, following a recommendation by the Planning Board. The Planning Board annually selects its own Vice Chairperson to preside in the absence of the Chairperson. • The Planning Board can adopt rules and regulations as it may deem necessary. The Board generally follows Robert’s Rules of Order and the Town of Ithaca Ethics Code: https://ecode360.com/8658117 • The Planning Board also stays in accordance with the laws of New York State and any laws adopted at the time by the Town. The Committee on Open Government contains rules for open meetings: https://opengovernment.ny.gov/open-meetings-law • In granting site plan approvals, special permits, subdivision approvals, or in taking any other actions in response to any application, the Planning Board may impose upon the applicant reasonable conditions as are directly related to and incidental to the proposed use of the property or period of time the special permit or other approval is in effect. • In making recommendations to the Town Board and the Zoning Board of Appeals, respectively, the Planning Board shall determine that: (1) there is a need for the proposed use in the proposed location, (2) the existing and probable future character of the neighborhood in which the use is to be located will not be adversely affected, and (3) the proposed change or use is in accordance with a Comprehensive Plan of development of the Town. 5 PLANNING BOARD POWERS & PROCEDURE Town Code, Article XXVIII linked here: Town of Ithaca, NY Administration In accordance with Town of Ithaca Town Code, the Planning Board is responsible for: • Considering application requests for the subdivision of land, site plans, and special use permits: o Site Plan Review. Planning Board review and approval plays an important role in the site plan process. The flow of the process is illustrated on the following page. Site Plan Resources can be found in the Planning Board Resources Section of this document (page 10). o Subdivision Review. The Board reviews and considers approval of subdivision applications. The flow of the process is illustrated on page 7. o Special Permits. The Board reviews and considers decisions on Special Permit requests, based on the criteria listed in Town Code, § 270-200, which is linked on page 10. • Conducting environmental reviews and making determinations on the significance of the above-mentioned application requests, per New York State Environmental Quality Review Act (SEQR) (page 9). • Making recommendations to the Town Board on proposed legislation, plans or other initiatives involving land use and/or planning. o The Planning Board reviews and provides recommendations to the Planning Committee and the Town Board regarding the zoning change process. Please see the Frequently Asked Questions page on the last page of this document for more detailed information about the Planning Board meeting process and other topics. 6 7 8 MEETING CALENDAR The Town of Ithaca Planning Board meets twice a month, on the first and third Tuesday of every month. The approved 2026 schedule is below. 9 RESOURCES PLANNING BOARD RESOURCES NYS DEPARTMENT OF STATE: GUIDE TO PLANNING AND ZONING LAWS OF NEW YORK STATE - FIC NYS DEPARTMENT OF ENVIRONMENTAL CONSERVATION: STATE ENVIRONMENTAL QUALITY REVIEW ACT (SEQR), HANDBOOK, LOCAL OFFICIAL’S GUIDE, AND EAF MAPPER Useful documents that are important to understand New York State’s environmental guidelines. • State Environmental Quality Review Act (SEQR) - NYSDEC • NYS Department of Environmental Conservation SEQR Handbook • Local Official's Guide to SEQR • DEC EAF Mapper NYS INTERACTIVE PLANNING BOARD ORIENTATION COURSE Introduction the Planning Board (also provides annual training credit). • Planning Board Overview EX-PARTE COMMUNICATION: PB MEMBER COMMUNICATION OUTSIDE THE PUBLIC REALM Provides guidance for Board members when they are on site visits and at events outside of a public hearing. • Talking Behind the Public's Back - The Ex-Parte Problem - PlannersWeb FREEDOM OF INFORMATION LAW Allows residents to request documents from government entities, in pursuit of full disclosure and transparency. • FOIL Memo for boards and committees.pdf TOWN OF ITHACA RESOURCES TOWN OF ITHACA COMPREHENSIVE PLAN Town of Ithaca | 2014 Comprehensive Plan TOWN OF ITHACA CODE Referenced earlier. Entire Town Code: Town of Ithaca, NY Table of Contents Specifically, reference: 10 • Town of Ithaca, NY Zoning • Town of Ithaca, NY Zoning: Special Land Use Districts • Town of Ithaca, NY Inlet Valley Overlay District TOWN VIRTUAL MEETING ATTENDANCE FOR PUBLIC BODIES POLICY Contains Town rules and restrictions related to Zoom, other virtual meeting attendance. • Virtual Meeting Attendance for Public Bodies Policy.pdf. TOWN BOARD/COMMITTEE CONDUCT POLICY RULES OF CONDUCT FOR PUBLIC MEETINGS.DOCX TOWN OF ITHACA DEMOGRAPHICS AND FACTS Town Demographics & Facts - Town of Ithaca GREEN NEW DEAL ACTION PLAN GND-Action-Plan-2024-2025.pdf AGRICULTURAL PRESERVATION PLAN Town-of-Ithaca-Complete-Ag-Plan-Final.pdf PARKS, RECREATION, AND OPEN SPACE PLAN TOI-Full-Open-Space-Plan.pdf TOWN OF ITHACA SCENIC RESOURCES INVENTORY Scenic Resources Inventory and Analysis Final.pdf SITE PLAN REVIEW • Town of Ithaca, NY Site Plan Review and Approval Procedures • Sketch Plan checklist.pdf • Preliminary site plan checklist.pdf • Final site plan checklist.pdf SUBDIVISION REVIEW Currently being updated. SPECIAL PERMIT CRITERIA • Town of Ithaca, NY Special Permits and Special Approvals SITE DESIGN & DEVELOPMENT CRITERIA Currently being updated. 11 STAFF DIRECTORY Contact us! Staff is always available to answer any question a Board member may have. ➢ C.J. Randall, LEED AP ND: Director of Planning o TEL: 607-273-1721 ext. 120 o EMAIL: cjrandall@townithacany.gov ➢ Christine Balestra: Senior Planner o TEL: 607-273-1721 ext. 121 o EMAIL: cbalestra@townithacany.gov ➢ Mike Smith, AICP: Senior Planner o TEL: 607-273-1721 ext. 123 o EMAIL: msmith@townithacany.gov ➢ Nick Quilty-Koval, AICP: Planner o TEL: 607-273-1721, ext. 127 o EMAIL: nquiltykoval@townithacany.gov ➢ Abby Homer: Administrative Assistant o TEL: 607-273-1747 ext .119 o EMAIL: ahomer@townithacany.gov ➢ Paulette Rosa: Town Clerk o TEL: 607-273-1721, option 1 o EMAIL: Clerks@townithacany.gov Find the current Planning Board Member List Here: Boards - Town of Ithaca 12 PLANNING DEPT. ORGANIZATIONAL CHART 13 TOWN AND COUNTY MAPS Access all local Town and County Maps Here: Town & County Maps - Town of Ithaca Select town maps are on the following pages. Click the links to see the maps more clearly. Official Town Map 2024 14 Town of Ithaca Zoning Map 2022-01-24 15 2014 Comprehensive Plan - future land use map 16 Agricultural Districts - 2022 17 Town of Ithaca - Large Scale Solar Overlay Zone - Map - 05-08-2023.pdf 18 Map - Inlet Valley Overlay Zoning District 01-05-23 19 Town Parks and Trails Map - September 2021 INTERACTIVE MAPS Find Interactive Maps of Tompkins County Here: Mapping Tompkins Find Interactive Maps of New York State Here: Interactive Maps - NYSDEC 20 FREQUENTLY ASKED QUESTIONS When is a project referred to the Zoning Board of Appeals (ZBA) prior to the Planning Board? Broadly, there are two categories of appeals to the ZBA: area variances (dimensional and physical requirements) and use variances (to allow a use not allowed by zoning). Except for subdivision review – which includes an automatic referral to the ZBA when variances are required – a project is typically referred to the ZBA before the Planning Board when the project Applicants are seeking a use variance, which is a request for a land use not authorized by the Zoning Chapter of the Town Code. If the ZBA denies a use variance(s), then the project doesn’t advance; if the ZBA grants a use variance(s), then the project moves to the Planning Board for consideration of site plan and/or special permit approvals. The ZBA decides whether to grant variances utilizing statutory process and criteria: New York State Zoning Board of Appeals: A Guidebook for Local Officials What is a GML 239 referral? New York State General Municipal Law (“GML”) Section 239 requires municipalities to refer certain planning and zoning actions to their county planning agency or regional planning council for review and recommendation. In the Town of Ithaca, this agency is the Tompkins County Department of Planning & Sustainability. Tompkins County entered into an agreement with the Town of Ithaca (and other municipalities) in 2003 to establish a list of specific actions that require referral before any action is taken by the Planning Board. Per the requirements of “GML 239,” the county has 30 days after referral to issue a statement or recommendation on the action, taking into consideration any potential intercommunity or county wide impacts of the action. More about the GML process: Tompkins County Municipal Guide to NYS General Municipal Law §239-l, m & n (2011) Which other agencies or organizations are required to be notified of a Planning Board action? Certain Planning Board projects sometimes reach a threshold in the State Environmental Quality Review (SEQR) process to require notification to other agencies. If a project meets the SEQR Type I Action thresholds, then the Planning Board (as the lead agency) is required to notify “involved agencies” that may have a discretionary decision to make regarding some aspect of the action. The Town of Ithaca Planning Department maintains a list of potential involved and interested agencies; and staff reviews that list for each Planning Board action. Town Planning staff, on behalf of the Planning Board, sends notification letters to potential agencies. Copies of those letters, along with responses, are included in the Planning Board meeting packets for relevant projects. Links to the SEQR process can be found on page 9 of this document. 21 When should Planning Board members indicate their availability for upcoming meetings? Planning Board members are expected to attend all meetings scheduled for the calendar year unless they notify the Director of Planning or their designee of any conflicts in advance. Typically, members will be asked about their availability for future meetings during regularly scheduled meetings, via email, or by phone. Can Planning Board members vote on applications if they missed previous meetings, public hearings, or other presentations? Yes. Board members may vote on applications if they missed prior meetings, public hearings, or other presentations if they review the complete record associated with the application before voting. When should Planning Board members recuse themselves based on conflicts of interest? A Planning Board member must recuse themselves from participating in any discussion on an application due to conflicts of interest. Board members must publicly disclose their conflicts of interest in accordance with NYS General Municipal Law Article 18. For example, a board member must disclose if their relative is the project applicant. Members are advised to contact the Director of Planning with questions regarding conflicts of interest. Can Planning Board members serve on multiple municipal boards and committees? Individuals serving on the Planning Board cannot simultaneously serve on the Town Board, Zoning Board of Appeals, or hold offices that interfere with Planning Board duties. Members are advised to contact the Director of Planning with questions regarding the incompatibility of simultaneously holding two public positions. Can Planning Board members attend Planning Board meetings via Zoom, YouTube, or other remote interfaces? Planning Board members, including alternates, must attend meetings in person unless “extraordinary circumstances” arise, as noted in Public Officers Law Section 103-a and in conjunction with Town of Ithaca Local Law 11 of 2022, which is linked here on page 10. If virtual attendance is necessary, board members must communicate with the Director of Planning and the Planning Board Chairperson. Can Planning Board members directly address the public during a Public Hearing? Planning Board members are advised to exercise caution when addressing public comments during a Public Hearing to avoid turning meetings into debates, which may undermine the board’s control over the Hearing. Board members are not obligated to answer questions or engage in discourse with the public.