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PB 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. 1 To: Planning Board Members From: Christine Balestra, Senior Planner Date: April 28, 2026 RE: Proposed SouthWorks Woods Project – Sketch Plan Review Enclosed please find materials related to a Sketch Plan Review for the proposed The Woods at SouthWorks (hereafter “SouthWorks Woods”) mixed-income residential project, located on the SouthWorks (formerly Chain Works District) property 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 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. There are no approvals or actions scheduled at the Planning Board meeting on May 5, 2026. The project will be introduced generally and informally to the Planning Board for initial feedback (comments, concerns, etc.) on the project. Chain Works District/SouthWorks Project History The Chain Works District/SouthWorks redevelopment project is a multi-phased, mixed-use master planned development on more than 90 acres of land within the City and Town of Ithaca, and based on the LEED for Neighborhood Development framework. The SouthWorks project 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 City and Town of Ithaca. The entirety of the Chain Works District/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. Below is a list of dates related to this GEIS process: May 21, 2019 – the Town of Ithaca Planning Board, 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 TOWN OF ITHACA NEW YORK 2 September 27, 2021 – the Town of Ithaca Town Board, as an Involved Agency in the environmental review, issued a Findings Statement for the GEIS and adopted the Planned Development Zone (PDZ No. 16) for the project October 2023 – Town Planning staff introduced the Chain Works District/SouthWorks project and GEIS process to new Planning Board members November 8, 2023 – Staff shared the Findings Statement, GEIS threshold charts, maps, plans, and the PDZ language with the Planning Board June 27, 2025 – the Planning Board attend a tour of the site (additional site tours are anticipated) Please click here for additional SouthWorks project background materials. SouthWorks Woods Project, Site, Zoning Characteristics The proposed SouthWorks Woods project comprises of a 7.4-acre portion of the overall SouthWorks property (90+ acres). The SouthWorks Woods project is the first proposed development in the Town of Ithaca since the Chainworks GEIS Findings Statement was issued and PDZ No. 16 was adopted. Pursuant to PDZ No. 16, the project requires site plan approval by the Planning Board. Site Characteristics The SouthWorks Woods project site currently contains the following characteristics: Successional forest Fields Lawn areas Vegetative cover with invasive species Slopes A stream flanked by the site’s steepest slope Existing site access roads north and west of the site Residences, NYS Route 96B/Danby Road south and east of the site Zoning Characteristics The site is located generally within the “CW2” Zoning Sub Area, and more specifically in the “CW2A” and “CW2B” Sub Areas (described below). According to Attachment C in the Findings Statement, the CW2 Sub Area in the town comprises a total of 21+/- acres and can accommodate up to 450 total residential units. The GEIS analyzed the development of “clusters of new residential development, using a mix of housing styles and connecting with primary points of access into the site, generally located at the southeastern end of the site within the town” in CW2. The Zoning language in PDZ No. 16 bases the permitted uses and number of units on the GEIS analysis and contains more specific design requirements for each Sub Area. 3 Sub Areas CW2A and CW2B, noted above, were created in response to Town of Ithaca Planning Board comments received during the GEIS process, regarding the character/size of existing residential structures adjacent to the project and the need for a transition between the existing and proposed structures along Danby Road/NYS Route 96B. The design criteria in the PDZ relative to Sub Area CW2A reflects the intent to compliment the streetscape pattern of smaller scale, lower profile residential structures that exist along the existing Danby Road/NYS Route 96B frontage. For example, structures in CW2A are limited to four stories maximum height; building types are limited to detached dwellings, 3-4 unit dwellings, townhomes, small apartment buildings, etc.; design is limited to human-scale building form and architecture. Sub Area CW2B allows taller structures and larger-scale apartment buildings but requires similar human-scale form and architecture. Following is a link to examples of qualities or characteristics that are reflective of and complementary to the project goals: Town Code §271-17 (Precedent images). Proposed Development The SouthWorks Woods development will be located in Sub Areas CW2A & CW2B and will contain eight apartment buildings with a total of 130 residential units on 7.4 acres. The attached application narrative contains general information about how the project proposes to comply with the building, thoroughfare, landscaping, and other site design requirements of the PDZ. At the next stage of project review, the applicant will be required to provide a comparative list of how the project complies with each specific provision listed in PDZ No. 16, along with the other submission requirements listed on the town’s Preliminary Site Plan Review checklist. Application of GEIS Threshold Checklist/ SEQR Process The GEIS Findings Statement for the Chain Works District says: “…Final designs for less-defined Project components as well as any proposed changes to the more well- defined elements (hereinafter referred to as “Future Project Plans.”) would require further evaluation pursuant to SEQR. An appropriate agency would be responsible for performing an environmental review on Future Project Plans and must consider Future Project Plans proposed in relation to the GEIS and the Findings Statement. Upon development of Future Project Plans, the Project Sponsor would work with the then-lead agency to determine if the environmental impacts associated with such Future Project Plans have been adequately addressed in the GEIS and SEQR Findings Statement, taking into account whether the proposal exceeds any of the threshold conditions [outlined below]. Such a determination must be made before any Future Project Plans are approved. A Checklist for Future Project Plans Consistency with GEIS has been developed and is attached hereto as Attachment B.” The Town of Ithaca Planning Board will be the Lead Agency for the SouthWorks Woods project review. The applicant has also concurrently applied to the City of Ithaca for a 100-unit residential project in two buildings in the City of Ithaca portion of SouthWorks, called “SouthWorks Gateway.” The City of Ithaca Planning and Development Board will be the Lead Agency on that project review, anticipated to commence with Sketch Plan Review on May 26, 2026. 4 At the next stage of review, each board will apply the GEIS checklist that was created and review the threshold conditions chart in the Findings Statement to determine if their respective projects exceed the following threshold conditions: Land use Land-topography Water resources-stormwater Vegetation Public health and environment (remediation, as required by the Remedial Action Work Plan dated August 5, 2024, including potential for soil vapor intrusion, to be addressed to the satisfaction of NYS Department of Environmental Conservation and NYS Department of Health whenever any habitable structures are built within an 80 foot wide area around the NCR sanitary sewer line) Transportation Utilities/water/sewer Air quality Visual and aesthetic resources Open space Respectively, there are SouthWorks Woods and SouthWorks Gateway project elements that will affect both municipalities. The Findings Statement contains requirements for whole site mitigations for each of the development phases to be reviewed during the site plan review process. Staff from the city and town will meet with the applicant team after Sketch Plan Review to discuss any required whole site studies that need to be completed before the next stage of the review process. Please feel free to email me at cbalestra@townithacany.gov or call me at (607) 273-1721, ext. 121, if you have any questions. Att. CC: Daniel Bellgraph, Beacon Communities Development LLC James Gensel, Fagan Engineers & Land Surveyors PC Rob Lewis, Shift Chainworks Owner I LLC 113 East Chemung Place, Elmira, New York 14904 | 607.734.2165 | FaganEngineers.com March 25, 2026 C.J. Randall, Director of Planning Town of Ithaca 215 North Tioga Street Ithaca, NY 14850 RE: SouthWorks Woods SWBR Project No. 22232.00 FE Project 2011.104-008 Dear C.J., On behalf of our partners, Beacon Communities LLC (Beacon) and Shift Capital (Shift), Fagan Engineers and SWBR are excited to share the attached Sketch Plan materials for the proposed development at 810 Danby Road (Tax ID: 40.-3-3). Enclosed please find the following: • Completed & Signed Development Review Application (13 Copies); • Sketch Plan Submittal Letter including Project Narrative (13 Copies); and • Sketch Plan Drawings (2 – Full Size and 13 – Half Size). Project Description and Purpose The proposed development involves the new construction of a mixed-income rental community located in both the City of Ithaca and Town of Ithaca. The new community is part of the larger, comprehensive redevelopment that will transform the 95-acre former Morse Chain/Emerson Transmission Plant industrial complex. The larger redevelopment project is a master-planned community that will repurpose the former manufacturing site into a placemaking destination neighborhood with approximately 915 mixed-income residential units, commercial space, and public and outdoor space. The Shift and Beacon teams originally partnered in mid-2024 to develop the affordable and mixed-income rental housing component of the larger redevelopment project. At first, the project was envisioned as 2- phase community located in the Town of Ithaca with a total of approximately 100 apartments and financed primarily with 9% Low-Income Housing Tax Credits (LIHTC) from New York State Homes & Community Renewal (NYS HCR). Since that time, significant changes were made to the 4% LIHTC program at the Federal level. In response to these changes and because of the demonstrated need for affordable and mixed-income housing opportunities in the Ithaca area, NYS HCR asked the development team to increase the project’s size to between 230 and 250 apartments. Shift and Beacon are now proposing the new construction of a 230-unit mixed-income rental community that will include a mix of 1, 2, and 3-bedroom apartments. Of the total 230 units, 100 will be located in the City of Ithaca and 130 will be located in the Town of Ithaca. The enclosed Sketch Plan materials are for the 130 apartments in the Town of Ithaca, which the team has named SouthWorks Woods. On a parallel path, the development team is seeking approvals for the remaining 100 apartments located in the City of Ithaca, which the team has named SouthWorks Gateway. FAGAN ENGINEERS S LAND SURVEYORS PC Page 2 March 25, 2026 113 East Chemung Place, Elmira, New York 14904 | 607.734.2165 | FaganEngineers.com The proposed SouthWorks Woods community in the Town of Ithaca will involve the new construction of 8 buildings with a total of 130 mixed-income apartments. Of the total 130 apartments, there will be 52 1- bedroom units, 53 2-bedroom units, and 25 3-bedroom units. In addition to the residential units, the development will provide a range of amenities, including community room, lounge, fitness center, and an exterior playground. Supporting spaces will include offices, maintenance areas, and storage. In response to the Planned Development Zone (PDZ), there will be a mix of building types and densities on the site. On the uphill end of the site, near Danby Road, the project includes two mansion apartment buildings, each with 9 units (A1 and A2). These are intended to respond to the zoning requirements while integrating well into the smaller-scale residential buildings that already exist along Danby Road. They will be clad primarily in fiber cement siding, with accents of metal and wood-look siding. Behind those, part way down the hill, will be three townhouse style walkup apartment buildings that front a new internal street (B1, B2, and B3). They are designed to reinforce a pedestrian scale rhythm and create a strong sense of neighborhood. Their cladding employs a mix of materials including fiber cement, metal, and wood-look siding. On the other side of the new internal street will be three multifamily apartment buildings of approximately 30 units each (C1, C2, and C3). The material palette for these buildings is primarily metal siding with an overall form and texture that is meant to echo the tree-covered hills that surround Ithaca, complementary of the sweeping vista of the City and Cayuga Lake that welcomes residents and visitors to the site. All the aforementioned building types are designed to take advantage of the steeply sloping site by stepping the number of stories such that the uphill side has one less story than the downhill side. The mansions and townhouses will be two stories uphill, and three stories downhill; the multifamily apartments will be three stories uphill and four stories downhill. Parking is woven into the overall design of the site such that it may accommodate its use while avoiding over-reliance on dense vehicle-centric parking lots. This mix of building scale and pedestrian-forward design will integrate nicely with the broader neighborhood context and align with the goals of the greater SouthWorks campus. The SouthWorks Woods community will provide housing opportunities to households with between 50% and 80% of the area median income (AMI) to help create a mixed-income neighborhood within the larger redevelopment project. Maximum income levels for the units will range between $42,150 and $77,040 for the 1-bedroom apartments, $48,150 and $96,240 for the 2-bedroom apartments, and $54,150 and $111,680 for the 3-bedroom apartments. Rents for the units will vary depending on the type of unit (1- bedroom, 2-bedroom, or 3-bedroom) and AMI level. It is anticipated that rents will range from $1,003 to $1,680 for a 1-bedroom apartment, $1,207 to $2,019 for a 2-bedroom apartment, and $1,414 to $2,352 for a 3-bedroom apartment. Both SouthWorks Woods (Town of Ithaca) and SouthWorks Gateway (City of Ithaca) will be financed as a single 230-apartment development. The primary funding source will be NYS HCR/NYS Housing Finance Agency and will include an allocation of tax-exempt bonds, 4% LIHTC, subsidy loans, and an allocation of New York State Low-Income Housing Tax Credits (SLIHC). It is also important to note that the project has already received $6 million from New York State Empire State Development (NYS ESD) to support infrastructure improvements for both sections of the development. Of the total $6 million, $1 million was awarded to Tompkins County and $5 million was awarded to the Town of Ithaca, demonstrating strong support for the development team’s efforts to increase the supply of affordable and mixed-income housing opportunities in the area. Utility Infrastructure The proposed SouthWorks Woods will utilize existing on-site public water and sanitary sewer. For the 130 apartments, it is estimated that the water usage will be approximately 20,000 gallons per day (GPD). The project site is directly tributary to the existing public sanitary sewer that flows from the South Hill Business Park towards the City (south to north). As for public water, there is an existing 12-inch transmission main traversing east-west through the project area. The intent would be to connect to this main. If that is not acceptable, a new connection to the existing 8-inch distribution main on Danby Road. The project will also require a full Stormwater Pollution Prevention Plan (SWPPP) with stormwater quality and quantity mitigation measure, including planned under-pavement storage. Page 3 March 25, 2026 113 East Chemung Place, Elmira, New York 14904 | 607.734.2165 | FaganEngineers.com General Timetable Financing for the new project will close in October 2026. Based on an October 2026 financial closing, construction is expected to start in early November 2026. The total construction period is expected to last approximately 2 years and will be phased. The first completed units are anticipated to be ready for occupancy in February 2028. We look forward to presenting the Sketch Plan to the Planning Board. Sincerely, FAGAN ENGINEERS & LAND SURVEYORS, P.C. James B. Gensel, P.E., CPESC President LOADINGDOCK LOADING DOCK 10 8 10 RetainingWall N16 LOADINGDOCK N1 N2 N3 N5 N6 N7 N9 N10 N11 N12 N17 N20 N27 N31 N30 N29 N33 N34 N35 N36 N38 N32 N28 N13 N14 N15 N37 N18 N19 N21 N22 N23 E2-6 N24 N25 N26 N8 N4 FGEIS FIGURE 2.3-2 OVERALL CONCEPTUAL SITE LAYOUT PLAN (PROJECT TEAM) * Conceptual Site Plan for overall SouthWorks property (from GEIS) Proposed "SouthWorks Woods" location (outlined) UNCHAINED PROPERTIES LLC CHHIN LUCRKE I STR I CT CW1CW4 PROPOSED 12 UNIT TOWNHOUSE BUILDING B3 FFE BASEMENT: 753.61 FFE: 1ST FLOOR: 765.11 PROPOSED 6 UNIT TOWNHOUSE BUILDING B1 FFE BASEMENT: 751.85 FFE: 1ST FLOOR: 763.35 PROPOSED 9 UNIT TOWNHOUSE BUILDING B2 FFE BASEMENT: 752.61 FFE: 1ST FLOOR: 764.11 PROPOSED 27 UNIT APARTMENT BUILDING C1 FFE BASEMENT: 739.40 FFE: 1ST FLOOR: 750.90 PROPOSED 26 UNIT APARTMENT BUILDING C2 FFE BASEMENT: 740.40 FFE: 1ST FLOOR: 751.90 PROPOSED 30 UNIT APARTMENT BUILDING C3 FFE BASEMENT: 741.40 FFE: 1ST FLOOR: 752.90 PROPOSED 9 UNIT APARTM E N T BUILDING A2 FFE BASEMENT : 7 7 6 . 0 F F E : 1 S T F L O O R : 7 8 6 . 3 3 MAINT . SHED LOADING AREA PROPOSED 9 UNIT APARTM E N T BUILDING A1 FFE BASEMENT : 7 7 5 . 5 0 F F E : 1 S T F L O O R : 7 8 5 . 8 3 CW2A CW2B CW3B CW4 CW1 00 30'60' SWBR NYS Certificate of Authorization #: 235221 260 East Main Street Rochester NY 14604 585 232 8300 | rochester@swbr.com These documents and all the ideas, arrangements, designs and plans indicated thereon or presented thereby are owned by and remain the property of SWBR and no part thereof shall be utilized by any person, firm, or corporation for any purpose whatsoever except with the specific written permission of SWBR. All rights reserved. © Checked By: Project Manager: Drawn By: Revisions SWBR Project Number 4/16/2026 Town Sketch Plan Comments 12 / 9 / 2 0 2 5 1 2 : 4 5 : 4 6 P M Au t o d e s k D o c s : / / 2 5 1 8 9 . 0 0 B e a c o n T h e W o o d s / 2 5 1 8 9 _ B e a c o n T h e W o o d s _ A r c h R 2 5 _ C e n t r a l . r v t 25189.00 JBG JBG RSN Beacon Southworks - The Woods BEACON COMMUNITIES 505 Ellicott St. Suite 44 Buffalo, NY 14203 SK1 PDZ / SITE PLAN SUBAREA MAP Ithaca, NY LEGEND Sketch Plan 3/25/2026 FILEPATH: tw ROAD chA *C-OAR MlOZC- chA chA c^A »A oui c^A 20'EASEMENT EX6T. PROPERTY LINE EXISTS SANITARY MANHOLE EXISTS EASEKNT EXJSTNG ARE HYDRANT ASSEk&Y EXISTS EDGE OF ROADWAY EXITING CLEANOUT EXISTNG CURB LINE ns EXISTING SPOT ELEVAT1CN EXISTNG SANITARY SEAER PROPOSED SANITARY VA^OLt EXISTNG GAS VAN PROPOSED WATER VALVE EXISTNG UTLITY UNE PROPOSED THRUST BLOCK4IB EXISTNG FENCE LINE PROPOSED ARE HYCPANT ASSEMBLY EXISTNG WATER LINE PROPOSED CLEANOUT EXISTNG CONTOUR UNE PROPOSED UGHTNG AXTURE PROPOSED LIMIT OF DISTURBANCE PROPOSED SPOT ELEVATION PROPOSED CONTOUR UNE PROPOSED DRYWELL PROPOSED EASEMENT PROPOSED CATCH BASN PROPOSED STORM SEWER PROPOSED INLET PROTECTS C SVHnacs f>KT.(8 '-wn WW 4UUM'K<(h t?WI £«S1W WillXI’IWljM SEJ« MI.Wi. J/1 hRUT h;->78 a*'m:* i)El.-CHW ICWYK fwrncinn IN"M/.(0UT i-nw EXISTING MH RIM^ C8 21'MJN18*M|N EI-IM*ji'Nsxocn in-rawis'twiR o-wnrouUJ t>6MC CB W-7Mt6 MTCB-'t&H ak7M.lt "SaByfw-jan =T*^=- fBiruc 'mi I Rl£KTXC UM dkim Kin M*M<OJT 21'M «-i»17Jkl.lt UI-IKKtwijinO-MS*? OMW t DRIVE -—18 ',-TOMSDRIVER’S" r n«<«n *i->«25 k?CH*’4-M6J5 DISTM llljiIM-BnfJ —8'W/.IOJT »1-^10 STOP STOP STOt- PROPOSED EDGE OF ROADWAY PROPOSED TOP/BOnOM CURB PROPOSED CURB UNE PROPOSED SAMARY SEWER PROPOSED GAS LINE PROPOSED UTIUIY LINE PROPOSED WATER UNE PROPOSED SILT FENCE PROPOSED COMPOST SOCKC5 a-ontt-HWMi-aaiw tcai K-1COWK-ltOM New Y<rt Sjaielaw requires eicauws »oxW (he uxeoll anfitaw s>stem poorndcgngtopreientiobjisibailies. ITS THE LAW! Cdl Ihree Cays before you dg’ 1-5OM62-7962 DigSaWyNewYort iroxneirters nest be oooleaM separately) Note: UJIty hfouiatfon bas been dotted from available sixirces and ther kobonsand size sboufo be ccnsceed appreanate only.The axlfada 8 respccstie for oarmnrg exaa Kilty focatfons.sees,and elevations prior to commencng consTuctcc.If uncharted or nsoktted utlties a*e encountered,the centradix s reaired fo reify the o«re<rreaately. SWBR FAGAN ENGINEERS land sunvevems pc 1 13 East Chemung Place Elmlta N.Y.14904 Phone (607 1 734-2165 Fox (dO7)734-2169 www.FaganEnglncc«s.corr Site Plan Drawings For Beacon CommunitiesThe Woods At SouthWorks Town of Ithaca, Tompkins (Co), New York C2 EXISTING CONDITIONS PROJECT LOCATION August 14, 2024 LOCATION MAP Beacon Communities 505 Ellicott Street, Suite 44 Buffalo, NY 14203 (716) 704-3699 PREPARED FOR: NO.TITLE INDEX OF DRAWINGS C1 C3 SITE PLAN C4 C5 GRADING PLAN C6 UTILITY PLAN E & S PLAN C7 E & S DETAILS C8 CIVIL DETAILS ROADWAY PROFILES GENERAL NOTES C9 C13 SWBR NYS Certificate of Authorization #: 235221 260 East Main Street Rochester NY 14604 585 232 8300 | rochester@swbr.com These documents and all the ideas, arrangements, designs and plans indicated thereon or presented thereby are owned by and remain the property of SWBR and no part thereof shall be utilized by any person, firm, or corporation for any purpose whatsoever except with the specific written permission of SWBR. All rights reserved. © FI L E P A T H : Checked By: Project Manager: Drawn By: Revisions SWBR Project Number 4/16/2026 Town Sketch Plan Comments 25189.00 JBG TITLE SHEET JBG RSN C0 Sketch Plan BEACON COMMUNITIES Beacon SouthWorks The Woods 505 Ellicott St. Suite 44 Buffalo, NY 14203 3/25/2026 Ithaca, NY SEWER PROFILES C14 FE Project Number 2011.104-008 CIVIL DETAILS C10 STORM CHAMBER DETAILS (UPPER)C11 C12 STORM CHAMBER DETAILS (LOWER) 113 East Chemung Place Elmira N.Y. 14904 Phone (607) 734-2165 Fax (607) 734-2169 www.FaganEngineers.com CIVIL DETAILS SWBR FAGAN 2 0' S A N I T A R Y S E W E R R - O - W 2 0 ' S A N I T A R Y S E W E R R - O - W N. Y. S. R O U T E 9 6 B - D A N B Y R O A D variable width Note : Utility information has been plotted from available sources and their locations and size should be considered approximate only. The contractor is responsible for determining exact utility locations, sizes, and elevations prior to commencing construction. If uncharted or misplotted utilities are encountered, the contractor is required to notify the owner immediately. New York State law requires excavators to contact the one-call notification system prior to digging to prevent damage to buried facilities. IT'S THE LAW! Call three days before you dig!1-800-962-7962 Dig Safely New York (non-members must be contacted separately) LEGEND SWBR NYS Certificate of Authorization #: 235221 260 East Main Street Rochester NY 14604 585 232 8300 | rochester@swbr.com These documents and all the ideas, arrangements, designs and plans indicated thereon or presented thereby are owned by and remain the property of SWBR and no part thereof shall be utilized by any person, firm, or corporation for any purpose whatsoever except with the specific written permission of SWBR. All rights reserved. © FI L E P A T H : Checked By: Project Manager: Drawn By: Revisions SWBR Project Number 4/16/2026 Town Sketch Plan Comments 12 / 9 / 2 0 2 5 1 2 : 4 5 : 4 6 P M Au t o d e s k D o c s : / / 2 5 1 8 9 . 0 0 B e a c o n T h e W o o d s / 2 5 1 8 9 _ B e a c o n T h e W o o d s _ A r c h R 2 5 _ C e n t r a l . r v t 25189.00 JBG EXISTING CONDITIONS JBG RSN C2 BEACON COMMUNITIES Beacon Southworks - The Woods 505 Ellicott St. Suite 44 Buffalo, NY 14203 Ithaca, NY 00 30'60' 113 East Chemung Place Elmira N.Y. 14904 Phone (607) 734-2165 Fax (607) 734-2169 www.FaganEngineers.com Sketch Plan 3/25/2026 SWBR FAGAN ENGINEERS 2 0' S A N I T A R Y S E W E R R - O - W 2 0 ' S A N I T A R Y S E W E R R - O - W N. Y. S. R O U T E 9 6 B C O D D I N G T O N R O A D N. Y. S. R O U T E 9 6 B - D A N B Y R O A D variable width N. Y. S. R O U T E 9 6 B - D A N B Y R O A D variable widthDRIVE IV DANBY ROAD 18 16 23 21 5 28 = = = = = = = = = OH/E OH/ E PROPOSED12 UNIT TO W N H O U S E BUILDING B 3 FFE BASEM E N T : 7 5 3 . 6 1 F F E : 1 S T F L O O R : 7 6 5 . 1 1 PROPOSED6 UNIT TOW N H O U S E BUILDING B 1 FFE BASEM E N T : 7 5 1 . 8 5 F F E : 1 S T F L O O R : 7 6 3 . 3 5 PROPOSED9 UNIT TOW N H O U S E BUILDING B 2 FFE BASEM E N T : 7 5 2 . 6 1 F F E : 1 S T F L O O R : 7 6 4 . 1 1 PROPOSED27 UNIT AP A R T M E N T BUILDING C 1 FFE BASEM E N T : 7 3 9 . 4 0 F F E : 1 S T F L O O R : 7 5 0 . 9 0 PROPOSED26 UNIT AP A R T M E N T BUILDING C 2 FFE BASEM E N T : 7 4 0 . 4 0 F F E : 1 S T F L O O R : 7 5 1 . 9 0 PROPOSED30 UNIT AP A R T M E N T BUILDING C 3 FFE BASEM E N T : 7 4 1 . 4 0 F F E : 1 S T F L O O R : 7 5 2 . 9 0 PROPOSED9 UNIT APARTMENT BUILDING A2FFE BASEMENT: 776.0 F F E : 1 S T F L O O R : 7 8 6 . 3 3 MAIN T .SHED LOADING AREA PROPOSED9 UNIT APARTMENT BUILDING A1FFE BASEMENT: 775.5 0 F F E : 1 S T F L O O R : 7 8 5 . 8 3 EV FEVEV FEV FEV FEV FEV FEV FEV FEV FEV EV EV EV FEV FEV FEV FEV EV FEV FEV FEV FEVFEVFEVFEVFEVFEV FEV FEV DRIVE V = = = = = = = = = = = 00 30' 60' SWBR N Y S C e r t i f i c a t e o f Authoriza t i o n # : 2 3 5 2 2 1 260 East M a i n S t r e e t R o c h e s t e r N Y 1 4 6 0 4 585 232 8 3 0 0 | r o c h e s t e r @ s w b r . c o m These do c u m e n t s a n d a l l t h e i d e a s , a r r a n g e m e n t s , designs a n d p l a n s i n d i c a t e d t h e r e o n o r p r e s e n t e d thereby a r e o w n e d b y a n d r e m a i n t h e p r o p e r t y o f SWBR an d n o p a r t t h e r e o f s h a l l b e u t i l i z e d b y a n y person, f i r m , o r c o r p o r a t i o n f o r a n y p u r p o s e whatsoev e r e x c e p t w i t h t h e s p e c i f i c w r i t t e n permissi o n o f S W B R . A l l r i g h t s r e s e r v e d . © FIL E P A T H : Checked B y : Project M a n a g e r : Drawn B y : Revision s SWBR P r o j e c t N u m b e r 4/16/202 6 T o w n S k e t c h P l a n C o m m e n t s 12 / 9 / 2 0 2 5 1 2 : 4 5 : 4 6 P M Au t o d e s k D o c s : / / 2 5 1 8 9 . 0 0 B e a c o n T h e W o o d s / 2 5 1 8 9 _ B e a c o n T h e W o o d s _ A r c h R 2 5 _ C e n t r a l . r v t 25189.00 JBG PROPER T Y P L A T JBG RSN CP BEACON C O M M U N I T I E S Beacon S o u t h w o r k s - T h e Woods 505 Ellic o t t S t . S u i t e 4 4 Buffalo,NY 1420 3 Ithaca, N Y LEGEND Note : Utility info r m a t i o n h a s b e e n p l o t t e d f r o m a v a i l a b l e s o u r c e s a n d t h e i r l o c a t i o n s a n d s i z e should be c o n s i d e r e d a p p r o x i m a t e o n l y . T h e c o n t r a c t o r i s r e s p o n s i b l e f o r d e t e r m i n i n g exact utility l o c a t i o n s , s i z e s , a n d e l e v a t i o n s p r i o r t o c o m m e n c i n g c o n s t r u c t i o n . I f uncharted o r m i s p l o t t e d u t i l i t i e s a r e e n c o u n t e r e d , t h e c o n t r a c t o r i s r e q u i r e d t o n o t i f y t h e owner imm e d i a t e l y . New York S t a t e l a w r e q u i r e s e x c a v a t o r s t o c o n t a c t t h e o n e - c a l l n o t i f i c a t i o n s y s t e m p r i o r to digging t o p r e v e n t d a m a g e t o b u r i e d f a c i l i t i e s . IT'S THE LA W !Call three d a y s b e f o r e y o u d i g ! 1-800-962-79 6 2Dig Safely N e w Y o r k (non-mem b e r s m u s t b e c o n t a c t e d s e p a r a t e l y ) 113 Ea s t C h e m u n g P l a c e Elmira N . Y . 1 4 9 0 4 Phone ( 6 0 7 ) 7 3 4 - 2 1 6 5 Fax (60 7 ) 7 3 4 - 2 1 6 9 www.Fa g a n E n g i n e e r s . c o m Sketch P l a n 3/25/202 6 1 2 0' S A N I T A R Y S E W E R R - O - W 2 0 ' S A N I T A R Y S E W E R R - O - W N. Y. S. R O U T E 9 6 B C O D D I N G T O N R O A D N. Y. S. R O U T E 9 6 B - D A N B Y R O A D variable width N. Y. S. R O U T E 9 6 B - D A N B Y R O A D variable widthDRIVE IV DANBY ROAD PROJECT BOUNDARY PROJECT B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y D D D PROPOSED 12 UNIT TOWNHOUSE BUILDING B3 FFE BASEMENT: 753.61 FFE: 1ST FLOOR: 765.11 PROPOSED 6 UNIT TOWNHOUSE BUILDING B1 FFE BASEMENT: 751.85 FFE: 1ST FLOOR: 763.35 PROPOSED 9 UNIT TOWNHOUSE BUILDING B2 FFE BASEMENT: 752.61 FFE: 1ST FLOOR: 764.11 PROPOSED 27 UNIT APARTMENT BUILDING C1 FFE BASEMENT: 739.40 FFE: 1ST FLOOR: 750.90 PROPOSED 26 UNIT APARTMENT BUILDING C2 FFE BASEMENT: 740.40 FFE: 1ST FLOOR: 751.90 PROPOSED 30 UNIT APARTMENT BUILDING C3 FFE BASEMENT: 741.40 FFE: 1ST FLOOR: 752.90 PROPOSED 9 UNIT APARTMENT BUILDING A2 FFE BASEMENT: 776.0 F F E : 1 S T F L O O R : 7 8 6 . 3 3 MAINT.SHED LOADING AREA PROPOSED 9 UNIT APARTMENT BUILDING A1 FFE BASEMENT: 775.5 0 F F E : 1 S T F L O O R : 7 8 5 . 8 3 DRIVE V 00 30'60' SWBR NYS Certificate of Authorization #: 235221 260 East Main Street Rochester NY 14604 585 232 8300 | rochester@swbr.com These documents and all the ideas, arrangements, designs and plans indicated thereon or presented thereby are owned by and remain the property of SWBR and no part thereof shall be utilized by any person, firm, or corporation for any purpose whatsoever except with the specific written permission of SWBR. All rights reserved. © FI L E P A T H : Checked By: Project Manager: Drawn By: Revisions SWBR Project Number 4/16/2026 Town Sketch Plan Comments 12 / 9 / 2 0 2 5 1 2 : 4 5 : 4 6 P M Au t o d e s k D o c s : / / 2 5 1 8 9 . 0 0 B e a c o n T h e W o o d s / 2 5 1 8 9 _ B e a c o n T h e W o o d s _ A r c h R 2 5 _ C e n t r a l . r v t 25189.00 JBG PROJECT BOUNDARY JBG RSN WL BEACON COMMUNITIES Beacon Southworks - The Woods 505 Ellicott St. Suite 44 Buffalo, NY 14203 Ithaca, NY LEGEND Note : Utility information has been plotted from available sources and their locations and size should be considered approximate only. The contractor is responsible for determining exact utility locations, sizes, and elevations prior to commencing construction. If uncharted or misplotted utilities are encountered, the contractor is required to notify the owner immediately. New York State law requires excavators to contact the one-call notification system prior to digging to prevent damage to buried facilities. IT'S THE LAW! Call three days before you dig!1-800-962-7962 Dig Safely New York (non-members must be contacted separately) 113 East Chemung Place Elmira N.Y. 14904 Phone (607) 734-2165 Fax (607) 734-2169 www.FaganEngineers.com Sketch Plan 3/25/2026 SWBR FAGAN ENGINEERS --PROPERTY LINE EXISTS SANITARY MANHOLE ExiSTNG EASEMENT EXISTS FIRE HYCPANT ASSEMBLY —EXISTS EDGE OF ROADWAY co EXISTING CLEANOUT EXISTS CURB LINE WM <EXISTING SPOT ELEVATION ux EXISTM,SANITARY SEAER j**PROPOSED SANITARY IWHOLE EXISTNG GAS VAN Ki M PROPOSED WATER VALVE EXISTS UTILITY UNE 4 PROPOSED THRUST BLOCK exists fence line M PROPOSED ARE HYCRAM ASSEMBLY 4 EXISTS WATER LINE PROPOSED CLEANOUT 931 EXISTNG CONTOUR LINE *PROPOSED UGHTIN3 FIXTURE io:PROPOSED LIWT OF DISTURBANCE <1 31»2 1 PROPOSED SPOT ELEVATION PROPOSED CONTOUR LINE PROPOSED DRYWELL PROPOSED EASEMENT *PROPOSED CATCH BASIN 51 PROPOSED STORM SEWER B PROPOSED INLET PROTECTION PROPOSED EDGE OF ROADWAY PROPOSED TOP/BDnOM CURB PROPOSED CURB LINE SV "PROPOSED SANTARY SEWER PROPOSED GAS UNE ic-i*a»jwo 'uc/w:PROPOSED UT1UTY LINE |£-££I(K PROPOSED 'A'ATFR LINE 2 0' S A N I T A R Y S E W E R R - O - W 2 0 ' S A N I T A R Y S E W E R R - O - W N. Y. S. R O U T E 9 6 B - D A N B Y R O A D variable width DANBY ROAD 18 16 23 21 5 28 PROJECT BOUNDARY PROJECT B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y OH/E OH/E OH/E OH/E D D PROPOSED 12 UNIT TOWNHOUSE BUILDING B3 FFE BASEMENT: 753.61 FFE: 1ST FLOOR: 765.11 PROPOSED 6 UNIT TOWNHOUSE BUILDING B1 FFE BASEMENT: 751.85 FFE: 1ST FLOOR: 763.35 PROPOSED 9 UNIT TOWNHOUSE BUILDING B2 FFE BASEMENT: 752.61 FFE: 1ST FLOOR: 764.11 PROPOSED 27 UNIT APARTMENT BUILDING C1 FFE BASEMENT: 739.40 FFE: 1ST FLOOR: 750.90 PROPOSED 26 UNIT APARTMENT BUILDING C2 FFE BASEMENT: 740.40 FFE: 1ST FLOOR: 751.90 PROPOSED 30 UNIT APARTMENT BUILDING C3 FFE BASEMENT: 741.40 FFE: 1ST FLOOR: 752.90 PROPOSED 9 UNIT APARTMENT BUILDING A2 FFE BASEMENT: 776.0 F F E : 1 S T F L O O R : 7 8 6 . 3 3 MAINT.SHED LOADING AREA PROPOSED 9 UNIT APARTMENT BUILDING A1 FFE BASEMENT: 775.5 0 F F E : 1 S T F L O O R : 7 8 5 . 8 3 EV FEVEV FEV FEV FEV FEV FEV FEVFEV FEV EV EV EV FEV FEV FEV FEV EV FEV FEV FEV FEVFEVFEVFEVFEVFEV FEV FEV DRIVE V 00 30'60' SWBR NYS Certificate of Authorization #: 235221 260 East Main Street Rochester NY 14604 585 232 8300 | rochester@swbr.com These documents and all the ideas, arrangements, designs and plans indicated thereon or presented thereby are owned by and remain the property of SWBR and no part thereof shall be utilized by any person, firm, or corporation for any purpose whatsoever except with the specific written permission of SWBR. All rights reserved. © FI L E P A T H : Checked By: Project Manager: Drawn By: Revisions SWBR Project Number 4/16/2026 Town Sketch Plan Comments 12 / 9 / 2 0 2 5 1 2 : 4 5 : 4 6 P M Au t o d e s k D o c s : / / 2 5 1 8 9 . 0 0 B e a c o n T h e W o o d s / 2 5 1 8 9 _ B e a c o n T h e W o o d s _ A r c h R 2 5 _ C e n t r a l . r v t 25189.00 JBG SITE PLAN ALT. PARKING JBG RSN C3 BEACON COMMUNITIES Beacon Southworks - The Woods 505 Ellicott St. Suite 44 Buffalo, NY 14203 Ithaca, NY LEGEND Note : Utility information has been plotted from available sources and their locations and size should be considered approximate only. The contractor is responsible for determining exact utility locations, sizes, and elevations prior to commencing construction. If uncharted or misplotted utilities are encountered, the contractor is required to notify the owner immediately. New York State law requires excavators to contact the one-call notification system prior to digging to prevent damage to buried facilities. IT'S THE LAW! Call three days before you dig!1-800-962-7962 Dig Safely New York (non-members must be contacted separately) 113 East Chemung Place Elmira N.Y. 14904 Phone (607) 734-2165 Fax (607) 734-2169 www.FaganEngineers.com Sketch Plan 3/25/2026 R200 20 EASEMENT 75.23 R148\ R30 R1O0’ 8.97 PROPERTY LINE existing SANITARY UAWLE EXISTS EASEMENT EXISTS FIRE HYWANT ASSEMBLY EXISTS EKE OF ROADWAY EXISTING CLEANOUT TYPICAL 9'x20‘'PARKING STALLS L73’.R=60.00' N37 55'52'A \L-3.40'.R-138.00'CHD>Rc«7 52'16'E>H1L =3.40 20 EASEMENT TYPICAL 9x20’—*" PARKING STALLS _— STOP STOP iraira STOP existn;curb LINE <EXISTING SPOT ELEVATION EXISTNG SANITARY SEAER PROPOSED SANITARY MAN+OLE EXISTNG GAS MAN PROPOSED WATER VALVE EXISTS UTILITY UNE PROPOSED THRUST BLOCK EXISTNG FENCE LINE PROPOSED PRE HYEPANT ASSEMBLY EXISTNG WATER UNE PROPOSED CLEANOUT EXISTNG CONTOUR LINE PROPOSED LIGHTING FIXTURE PROPOSED LIMT OF DISTURBANCE PROPOSED SPOT ELEVATION PROPOSED CONTOUR LINE PROPOSED CRYWELL PROPOSED EASEMENT PROPOSED CATCH BASH PROPOSED STORM SEWER PROPOSED INLET PROTECTS PROPOSED EDGE OF ROADWAY PROPOSED T0P/93TTOM CURB PROPOSED CURB LINE PROPOSED SAMTARY SEWER PROPOSED GAS LINE PROPOSED UTILITY LINE PROPOSED WATER UNE PROPOSED SILT FENCE PROPOSED COMPOST SOCKC5 .-.-MWSIM SWBR FAGAN ENGINEERS &LAND SURVEYORS PC 2 0' S A N I T A R Y S E W E R R - O - W 2 0 ' S A N I T A R Y S E W E R R - O - W N. Y. S. R O U T E 9 6 B - D A N B Y R O A D variable width DANBY ROAD A A B B C C PROJECT BOUNDARY PROJECT B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y OH/ E OH/E OH/E OH/E D D D PROPOSED 12 UNIT TOWNHOUSE BUILDING B3 FFE BASEMENT: 753.61 FFE: 1ST FLOOR: 765.11 PROPOSED 6 UNIT TOWNHOUSE BUILDING B1 FFE BASEMENT: 751.85 FFE: 1ST FLOOR: 763.35 PROPOSED 9 UNIT TOWNHOUSE BUILDING B2 FFE BASEMENT: 752.61 FFE: 1ST FLOOR: 764.11 PROPOSED 27 UNIT APARTMENT BUILDING C1 FFE BASEMENT: 739.40 FFE: 1ST FLOOR: 750.90 PROPOSED 26 UNIT APARTMENT BUILDING C2 FFE BASEMENT: 740.40 FFE: 1ST FLOOR: 751.90 PROPOSED 30 UNIT APARTMENT BUILDING C3 FFE BASEMENT: 741.40 FFE: 1ST FLOOR: 752.90 PROPOSED 9 UNIT APARTMENT BUILDING A2 FFE BASEMENT: 776.0 F F E : 1 S T F L O O R : 7 8 6 . 3 3 MAINT.SHED LOADING AREA PROPOSED 9 UNIT APARTMENT BUILDING A1 FFE BASEMENT: 775.5 0 F F E : 1 S T F L O O R : 7 8 5 . 8 3 DRIVE V Note : Utility information has been plotted from available sources and their locations and size should be considered approximate only. The contractor is responsible for determining exact utility locations, sizes, and elevations prior to commencing construction. If uncharted or misplotted utilities are encountered, the contractor is required to notify the owner immediately. New York State law requires excavators to contact the one-call notification system prior to digging to prevent damage to buried facilities. IT'S THE LAW! Call three days before you dig!1-800-962-7962 Dig Safely New York (non-members must be contacted separately) 00 30'60' SWBR NYS Certificate of Authorization #: 235221 260 East Main Street Rochester NY 14604 585 232 8300 | rochester@swbr.com These documents and all the ideas, arrangements, designs and plans indicated thereon or presented thereby are owned by and remain the property of SWBR and no part thereof shall be utilized by any person, firm, or corporation for any purpose whatsoever except with the specific written permission of SWBR. All rights reserved. © FI L E P A T H : Checked By: Project Manager: Drawn By: Revisions SWBR Project Number 4/16/2026 Town Sketch Plan Comments 12 / 9 / 2 0 2 5 1 2 : 4 5 : 4 6 P M Au t o d e s k D o c s : / / 2 5 1 8 9 . 0 0 B e a c o n T h e W o o d s / 2 5 1 8 9 _ B e a c o n T h e W o o d s _ A r c h R 2 5 _ C e n t r a l . r v t 25189.00 JBG GRADING PLAN JBG RSN C4 BEACON COMMUNITIES Beacon Southworks - The Woods 505 Ellicott St. Suite 44 Buffalo, NY 14203 Ithaca, NY LEGEND 113 East Chemung Place Elmira N.Y. 14904 Phone (607) 734-2165 Fax (607) 734-2169 www.FaganEngineers.com Sketch Plan 3/25/2026 tri-Tasa? CB-2 CB-1 CVH-4 20 JASEMENT CB-10DMH-3 DMH-6 09-11 CB-12 DUH-2 CMH-1 773.52 CB-13 UH-5 CB-9 CB-6SUH-2 MH 750.67 749.78 OC D DMH-8 EXIST.SUH CB-14 CB-3CB-15 -15B.C0 12'38"E -124.36 ^053.56- EXIST.HiWlocatcn. EcsmcMI-2K18*».! END SECTION-2 IW.=7*2.65 END SECTION-5 IW.=720.00 173’,R=60.00' =N37 55’52*W CHD I =104.45 1 775.13 SMH-7-^r20'EASEMENT A END SECTlOW INV.=722.50 L-3.40',R-138.00' 52'167 WILL -3.40 ttpww IWj*«*227»' T.® K.V 24' !«■»1*11-IW242'*IHflM «iW.I4 PROPERTY UNE EXISTING EASEMENT EXISTING EDGE OF ROADWAY ============EXISTING CURB UNE sew. EXISTING SANITARY SEWER EXISTING GAS WIN EXISTING SANITARY MANHOLE EXISTING FIRE HYDRANT ASSEMBLY EXISTING CLEANOUT EXISTING SPOT ELEVATION PROPOSED SANTARY MANHOLE PROPOSED WATER VALVEM EXISTING UTUTY UNE -pa?**’< EXISTING FENCE UNE y —*EXISTING WATER UNE J EXISTING CONTOUR UNE # tco PROPOSED LIMIT OF DISTURBANCE »r^n [—]PROPOSED CONTOUR LN: PROPOSED EASEMENT B PROPOSED STORM SEAER b PROPOSED EDGE Of RCAWAY PROPOSED THRUST BLOCK PROPOSED FIRE HYDRANT ASSEMBLY PROPOSED CLEANOUT PROPOSED LIGHTING FIXTURE PROPOSED SPOT ELEVATION PROPOSED CRYWELL PROPOSED CATCH BASIN PROPOSED MET PROTECTION PROPOSED TOP/BOTTOM CURB PROPOSED CURB UNE 5*PROPOSED SANITARY SM PROPOSED GAS UNE PROPOSED UTILITY UNE 'PROPOSED WATER UNE 9 PROPOSED SIT FENCE c$PROPOSED COMPOST SCCI R -ji-nn*>c |c-CM£ ( SWBR FAGAN ENGINEERS &LAND SURVEYORS PC 2 0' S A N I T A R Y S E W E R R - O - W 2 0 ' S A N I T A R Y S E W E R R - O - W N. Y. S. R O U T E 9 6 B - D A N B Y R O A D variable width DANBY ROAD W W W W W W W W W W W W W W W W W W W W W W W W W W W W W PROJECT BOUNDARY PROJECT B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y W W ST ST ST ST ST SAN SAN SAN SAN SAN SAN SAN SAN SAN SA N SA N SA N SAN SAN SAN SAN SAN SAN SAN SA N SA N SA N SA N SA N ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST OH/ E OH/ E OH/E OH/E UG / E UG / E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG/E UG / E PROPOSED STORM WATER TREATMENT CHAMBERS (LOWER) PROPOSED STORM W A T E R TREATMENT CHAMB E R S (UPPER) PROPOSED STORM WATER TREATMENT CHAMBERS (LOWER) D D PROPOSED 12 UNIT TOWNHOUSE BUILDING B3 FFE BASEMENT: 753.61 FFE: 1ST FLOOR: 765.11 PROPOSED 6 UNIT TOWNHOUSE BUILDING B1 FFE BASEMENT: 751.85 FFE: 1ST FLOOR: 763.35 PROPOSED 9 UNIT TOWNHOUSE BUILDING B2 FFE BASEMENT: 752.61 FFE: 1ST FLOOR: 764.11 PROPOSED 27 UNIT APARTMENT BUILDING C1 FFE BASEMENT: 739.40 FFE: 1ST FLOOR: 750.90 PROPOSED 26 UNIT APARTMENT BUILDING C2 FFE BASEMENT: 740.40 FFE: 1ST FLOOR: 751.90 PROPOSED 30 UNIT APARTMENT BUILDING C3 FFE BASEMENT: 741.40 FFE: 1ST FLOOR: 752.90 PROPOSED 9 UNIT APARTMENT BUILDING A2 FFE BASEMENT: 776.0 F F E : 1 S T F L O O R : 7 8 6 . 3 3 MAINT.SHED LOADING AREA ST ST ST PROPOSED 9 UNIT APARTMENT BUILDING A1 FFE BASEMENT: 775.5 0 F F E : 1 S T F L O O R : 7 8 5 . 8 3 ST DRIVE V LEGEND Note : Utility information has been plotted from available sources and their locations and size should be considered approximate only. The contractor is responsible for determining exact utility locations, sizes, and elevations prior to commencing construction. If uncharted or misplotted utilities are encountered, the contractor is required to notify the owner immediately. New York State law requires excavators to contact the one-call notification system prior to digging to prevent damage to buried facilities. IT'S THE LAW! Call three days before you dig!1-800-962-7962 Dig Safely New York (non-members must be contacted separately) 00 30'60' SWBR NYS Certificate of Authorization #: 235221 260 East Main Street Rochester NY 14604 585 232 8300 | rochester@swbr.com These documents and all the ideas, arrangements, designs and plans indicated thereon or presented thereby are owned by and remain the property of SWBR and no part thereof shall be utilized by any person, firm, or corporation for any purpose whatsoever except with the specific written permission of SWBR. All rights reserved. © FI L E P A T H : Checked By: Project Manager: Drawn By: Revisions SWBR Project Number 4/16/2026 Town Sketch Plan Comments 12 / 9 / 2 0 2 5 1 2 : 4 5 : 4 6 P M Au t o d e s k D o c s : / / 2 5 1 8 9 . 0 0 B e a c o n T h e W o o d s / 2 5 1 8 9 _ B e a c o n T h e W o o d s _ A r c h R 2 5 _ C e n t r a l . r v t 25189.00 JBG UTILITY PLAN JBG RSN C5 BEACON COMMUNITIES Beacon Southworks - The Woods 505 Ellicott St. Suite 44 Buffalo, NY 14203 Ithaca, NY 113 East Chemung Place Elmira N.Y. 14904 Phone (607) 734-2165 Fax (607) 734-2169 www.FaganEngineers.com Sketch Plan 3/25/2026 PROPERTY LINE uh EXSTNG SANITARY VANHOLE EXOSTNG EASEMENI EX1STNG EDGE OF ROADWAY EXISTND FIRE HYDRANT ASSEMBLY EX6IING CLEANOUT ============EXISING CURB LINE EXSING SANITARY SEWER na < «' EXSTING SPOT ELEVATION PROPOSED SANITARY VANHOLE EXISING GAS VAN Kl PROPOSED WATER VALVE _ic/T/i/C EXSING UILITY UNE -PROPOSED THRUST BLOCK _.,__EXISING FENCE LINE PROPOSED ARE HYDRANT ASSEMSlY «EXISING WAIER LINE EXISING CONTOUR LINE UX PROPOSED LIMT OF DISTURBANCE *«b»«1 PROPOSED CLEANOUT PROPOSED UGHING FIXTURE PROPOSED SPOT ELEVATION )PROPOSED CONTOUR UNE PROPOSED EASEMENT s«PROPOSED STORM SEWER PROPOSED EDGE OF ROADWAY PROPOSED CURB UNE s»PROPOSED SANITARY SEWER PROPOSED GAS LINE L^/TA PROPOSED UIIUTY LINE .PROPOSED WATER UNE L‘’"“ PROPOSED SLT FENCE —cs —PROPOSED COMPOST SOCK PROPOSED CRYWELL PROPOSED CATCH BA9N PROPOSED INLET PROTECION PROPOSED TOP/BOHCM CURS SWBR FAGAN ENGINEERS &LAND SURVEYORS PC 2 0' S A N I T A R Y S E W E R R - O - W 2 0 ' S A N I T A R Y S E W E R R - O - W N. Y. S. R O U T E 9 6 B - D A N B Y R O A D variable width DANBY ROAD A A B B C C PROJECT BOUNDARY PROJECT B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y PR O J E C T B O U N D A R Y OH/ E OH/E OH/E OH/E D PROPOSED 12 UNIT TOWNHOUSE BUILDING B3 FFE BASEMENT: 753.61 FFE: 1ST FLOOR: 765.11 PROPOSED 6 UNIT TOWNHOUSE BUILDING B1 FFE BASEMENT: 751.85 FFE: 1ST FLOOR: 763.35 PROPOSED 9 UNIT TOWNHOUSE BUILDING B2 FFE BASEMENT: 752.61 FFE: 1ST FLOOR: 764.11 PROPOSED 27 UNIT APARTMENT BUILDING C1 FFE BASEMENT: 739.40 FFE: 1ST FLOOR: 750.90 PROPOSED 26 UNIT APARTMENT BUILDING C2 FFE BASEMENT: 740.40 FFE: 1ST FLOOR: 751.90 PROPOSED 30 UNIT APARTMENT BUILDING C3 FFE BASEMENT: 741.40 FFE: 1ST FLOOR: 752.90 PROPOSED 9 UNIT APARTMENT BUILDING A2 FFE BASEMENT: 776.0 F F E : 1 S T F L O O R : 7 8 6 . 3 3 MAINT.SHED LOADING AREA PROPOSED 9 UNIT APARTMENT BUILDING A1 FFE BASEMENT: 775.5 0 F F E : 1 S T F L O O R : 7 8 5 . 8 3 DRIVE V LEGEND E&S PLAN NOTES: 1. ONLY LIMITED DISTURBANCE WILL BE PERMITTED TO PROVIDE ACCESS TO THE SITE FOR GRADING AND ACQUIRING BORROW TO CONSTRUCT THOSE BMPS. 2. EROSION AND SEDIMENT BMPS MUST BE CONSTRUCTED, STABILIZED, AND FUNCTIONAL BEFORE SITE DISTURBANCE BEGINS WITHIN THE TRIBUTARY AREAS OF THOSE BMPS. 3. AFTER FINAL SITE STABILIZATION HAS BEEN ACHIEVED, TEMPORARY EROSION AND SEDIMENT BMPS MUST BE REMOVED. AREAS DISTURBED DURING REMOVAL OF THE BMPS MUST BE STABILIZED IMMEDIATELY. 4. STOCKPILE HEIGHTS MUST NOT EXCEED 35 FEET. STOCKPILE SLOPES MUST BE 2:1 OR FLATTER. 5. UNTIL THE SITE IS STABILIZED, ALL EROSION AND SEDIMENT BMPS MUST BE MAINTAINED PROPERLY. MAINTENANCE MUST INCLUDE INSPECTIONS OF ALL EROSION AND SEDIMENT BMPS AFTER EACH RUNOFF EVENT AND ON A WEEKLY BASIS. ALL PREVENTATIVE AND REMEDIAL MAINTENANCE WORK, INCLUDING CLEAN OUT, REPAIR, REPLACEMENT, REGRADING, RESEEDING, REMULCHING AND RENETTING MUST BE PERFORMED IMMEDIATELY. IF EROSION AND SEDIMENT CONTROL BMPS FAIL TO PERFORM AS EXPECTED, REPLACEMENT BMPS, OR MODIFICATIONS OF THOSE INSTALLED WILL BE REQUIRED. 6. SITE CONTRACTOR TO BECOME CO-PERMITTEE PRIOR TO EARTHWORK ACTIVITIES COMMENCING. SITE CONTRACTOR IS RESPONSIBLE FOR ALL CONDITIONS OF THE E&S PERMITS. CONSTRUCTION SEQUENCE 1. ALL PAGE NUMBERS (P. 5*.**) REFER TO THE NEW YORK STATE GUIDELINES FOR URBAN EROSION AND SEDIMENT CONTROL. 2. INSTALL STABILIZED CONSTRUCTION ENTRANCE (P. 5A.75). WIDTH: - TWELVE (12) FT. MINIMUM, BUT NOT LESS THAN THE FULL WIDTH AT POINTS WHERE INGRESS OR EGRESS OCCURS. IF ONLY ONE ENTRANCE IS USED THE MINIMUM WIDTH SHALL BE TWENTY-FOUR (24) FEET. 3. STANDARD SILT FENCE (P. 5A.19) SHALL THEN BE PLACED AROUND ALL DISTURBED AREAS. 4. CLEAR AND GRUB THE SITE. STRIP TOPSOIL AND STOCKPILE ON-SITE WITH PERIMETER SILT FENCE AND VEGETATIVE COVER. 5. CONSTRUCT BUILDING FOUNDATION AND ENCLOSE BUILDING. 6. CONSTRUCT STORM WATER BASINS AND PERFORM LAND GRADING IN ACCORDANCE WITH MANUAL (P. 5B.49). INSURE ALL RUNOFF IS DIVERTED TO THE SEDIMENT BASIN UNTIL THE SITE IS STABILIZED (80% COVERAGE). 7. CONSTRUCT PROPOSED STORM SEWER AND INSTALL TEMPORARY SEDIMENT TRAPS (P. 5A.41) AT EACH INLET. 8. INLET PROTECTION (P. 5A.27) SHALL BE PLACED AROUND ALL STORM DRAIN INLETS. UTILIZE TYPE II IN AREAS OF EXCAVATION AND TYPE III IN PAVEMENT AREAS. CONVERT ALL FABRIC DROP INLET PROTECTION TO TYPE III IN-PAVEMENT PROTECTION UPON PAVING WITHIN PROJECT AREA. 9. INSTALL ROCK OUTLET PROTECTION (P. 5B.21) AT ALL STORM SEWER OUTLETS. 10. FINALIZE CONSTRUCTION OF MAIN PROJECT ELEMENTS INCLUDING INFRASTRUCTURE AND NEW PAVEMENT. 11.SPREAD TOPSOIL, FINE GRADE, SEED, MULCH AND ESTABLISH VEGETATIVE COVER. 12..REMOVE SEDIMENT FROM ANY SEDIMENT TRAPS OR BASINS. 13.REMOVE TEMPORARY EROSION CONTROL METHODS WHEN CONTRIBUTING DRAINAGE AREAS ARE STABILIZED. 00 30'60' SWBR NYS Certificate of Authorization #: 235221 260 East Main Street Rochester NY 14604 585 232 8300 | rochester@swbr.com These documents and all the ideas, arrangements, designs and plans indicated thereon or presented thereby are owned by and remain the property of SWBR and no part thereof shall be utilized by any person, firm, or corporation for any purpose whatsoever except with the specific written permission of SWBR. All rights reserved. © FI L E P A T H : Checked By: Project Manager: Drawn By: Revisions SWBR Project Number 4/16/2026 Town Sketch Plan Comments 25189.00 JBG E & S PLAN JBG RSN C13 BEACON COMMUNITIES Beacon Southworks - The Woods 505 Ellicott St. Suite 44 Buffalo, NY 14203 Ithaca, NY Sketch Plan 3/25/2026 PROPERTY UNE EXISTING EASEMENT EXISTING EDGE OF RCADV ============EXISTING CURB UNE EXISTING SANITARY SEWEF EXISTING GAS MAIN EXISTING SANITARY MANHOLE EXISTING FIRE HYDRANT ASSEMBLY 'AY g EXISTING CLEANCUT »»EXISTING SPOT ELEVATION ®PROPOSED SAMTARY MANHOLE PROPOSED WATER VALVE EXISTING UTUTY LINE EXISTING FENCE UNE -»EXISTING WATER UNE EXISTING CONTOUR UNE PROPOSED UMIT OF DIST 1 1 PROPOSED CONTOUR UN PROPOSED EASEVEN’ y PROPOSED STORM SEWEF PROPOSED EDGE OF RCA LC-l*XrMVC M <’5 PROPOSED THRUST ElCCK PROPOSED FIRE HYDRANT ASSEMBLY *PROPOSED CLEANOUT V PROPOSED LGHTNG FIXTURE USANCE PROPOSED SPOT ELEVATCN !PROPOSED CRYAELL B PROPOSED CATCH BASIN ®PROPOSED KET PROTECTION WAY |«|PROPOSED TOP/BOTTOM CURB PROPOSED CURB UNE w PROPOSED SANITARY SEWER PROPOSED G^UNE mMMnx PROPOSED UTILITY UNE -K™™iMltOK 'PROPOSED WATER UNE y PROPOSED SIT FENCE a PROPOSED COMPOST SOCK SWBR 2 0' S A N I T A R Y S E W E R R - O - W 2 0 ' S A N I T A R Y S E W E R R - O - W N. Y. S. R O U T E 9 6 B - D A N B Y R O A D variable width DANBY ROAD 18 16 23 21 5 28 City of Ithaca Aerial City of Ithaca Aerial City of Ithaca Aerial City of Ithaca Aerial City of Ithaca Ae r i a l City of Ithaca Aerial City o f I t h a c a A e r i a l City of Ithaca AerialCity of Ithaca Aerial City of Ithaca Aeria l City of Ithaca Aerial City o f I t h a c a A e r i a l City of I t h a c a A e r i a l OH/E OH/E OH/E OH/E PROPOSED 12 UNIT TOWNHOUSE BUILDING B3 FFE BASEMENT: 753.61 FFE: 1ST FLOOR: 765.11 PROPOSED 6 UNIT TOWNHOUSE BUILDING B1 FFE BASEMENT: 751.85 FFE: 1ST FLOOR: 763.35 PROPOSED 9 UNIT TOWNHOUSE BUILDING B2 FFE BASEMENT: 752.61 FFE: 1ST FLOOR: 764.11 PROPOSED 27 UNIT APARTMENT BUILDING C1 FFE BASEMENT: 739.40 FFE: 1ST FLOOR: 750.90 PROPOSED 26 UNIT APARTMENT BUILDING C2 FFE BASEMENT: 740.40 FFE: 1ST FLOOR: 751.90 PROPOSED 30 UNIT APARTMENT BUILDING C3 FFE BASEMENT: 741.40 FFE: 1ST FLOOR: 752.90 PROPOSED 9 UNIT APARTMENT BUILDING A2 FFE BASEMENT: 776.0 F F E : 1 S T F L O O R : 7 8 6 . 3 3 MAINT.SHED LOADING AREA PROPOSED 9 UNIT APARTMENT BUILDING A1 FFE BASEMENT: 775.5 0 F F E : 1 S T F L O O R : 7 8 5 . 8 3 EV FEVEV FEV FEV FEV FEV FEV FEVFEV FEV EV EV EV FEV FEV FEV FEV EV FEV FEV FEV FEVFEVFEVFEVFEVFEV FEV FEV DRIVE V 00 30'60' SWBR NYS Certificate of Authorization #: 235221 260 East Main Street Rochester NY 14604 585 232 8300 | rochester@swbr.com These documents and all the ideas, arrangements, designs and plans indicated thereon or presented thereby are owned by and remain the property of SWBR and no part thereof shall be utilized by any person, firm, or corporation for any purpose whatsoever except with the specific written permission of SWBR. All rights reserved. © FI L E P A T H : Checked By: Project Manager: Drawn By: Revisions SWBR Project Number 4/16/2026 Town Sketch Plan Comments 12 / 9 / 2 0 2 5 1 2 : 4 5 : 4 6 P M Au t o d e s k D o c s : / / 2 5 1 8 9 . 0 0 B e a c o n T h e W o o d s / 2 5 1 8 9 _ B e a c o n T h e W o o d s _ A r c h R 2 5 _ C e n t r a l . r v t 25189.00 JBG TRUCK TURNS (FIRE) JBG RSN C13 BEACON COMMUNITIES Beacon Southworks - The Woods 505 Ellicott St. Suite 44 Buffalo, NY 14203 Ithaca, NY LEGEND Note : Utility information has been plotted from available sources and their locations and size should be considered approximate only. The contractor is responsible for determining exact utility locations, sizes, and elevations prior to commencing construction. If uncharted or misplotted utilities are encountered, the contractor is required to notify the owner immediately. New York State law requires excavators to contact the one-call notification system prior to digging to prevent damage to buried facilities. IT'S THE LAW! Call three days before you dig!1-800-962-7962 Dig Safely New York (non-members must be contacted separately) Lock to Lock Time Track Width : : : feetFIRE APPLIANCE 6.0 7.87 7.87 16.315.02 26.25 Steering Angle 41.7: 113 East Chemung Place Elmira N.Y. 14904 Phone (607) 734-2165 Fax (607) 734-2169 www.FaganEngineers.com Sketch Plan 3/25/2026 SWBR FAGAN ENGINEERS PGPPFPTY 1 IMF SUi FYlCnn UlM^I F EXISTNS EASEMENT 0 EXSTW FIRE HYWANT ASSELO.Y —EXISTNG EKE OF RQADAAY co EX6TING CLEANOUT ============EIOSTNO CURB LINE WM <EXISTING SPOT ELEVATCW ———ya —EXISTN3 SANITARY SEAER 5*PROPOSED SANITARY UASHOlE EXISTNG GAS VAN Ki M PROPOSED WATER VALVE ——lILT/1/C EXISTS UTILITY UNE PROPOSED THRUST RIDOKt-eircvK EXISTS FENCE LINE PROPOSED PRE HYCPAM ASSEMBLY A —EXISTS WATER LINE PROPOSED CLEANOUT 9k’-EXISTNG CONTOUR LINE PROPOSED UGHTIN3 FIXTURE PROPOSED LIVI OF DISTURBANCE coat cihmtioh PROPOSED CONTOUR LINE pPAPACCn FACFUFNT »m*x i rKV^VjLU orUI LLtVAIlUil PWOSED CRYWELL t**ATOl 1 Cl A (*ArKuruxuuotMtni__QonDnccn c tadif crwrc *PROPOSED CATCH BASIN PROPOSED EDGE Of ROADWAY ;«PnOPUStU INLtI PKJItUIMV PROPOSED TOP/BDnOM CURB -0+50 0+00 74 8 . 1 9 1+00 75 1 . 6 1 74 9 . 0 6 2 2+00 75 1 . 8 3 75 0 . 1 4 8 3+00 75 1 . 7 2 75 0 . 6 5 9 4+00 75 1 . 2 0 75 1 . 1 5 9 5+00 75 2 . 2 7 75 1 . 6 5 9 6+00 75 1 . 1 1 75 2 . 1 5 9 7+00 75 2 . 3 0 75 2 . 8 8 8 8+00 75 2 . 3 8 75 8 . 5 5 2 9+00 9+25 -0+50 0+00 72 4 . 6 6 72 4 . 6 5 7 1+00 72 6 . 9 2 72 6 . 9 2 4 2+00 72 7 . 7 2 72 7 . 7 1 5 3+00 72 7 . 6 0 72 7 . 6 0 0 4+00 73 2 . 1 9 73 2 . 1 9 4 5+00 74 1 . 9 5 74 1 . 9 5 1 6+00 75 3 . 1 6 75 3 . 1 5 8 6+50 SWBR NYS Certificate of Authorization #: 235221 260 East Main Street Rochester NY 14604 585 232 8300 | rochester@swbr.com These documents and all the ideas, arrangements, designs and plans indicated thereon or presented thereby are owned by and remain the property of SWBR and no part thereof shall be utilized by any person, firm, or corporation for any purpose whatsoever except with the specific written permission of SWBR. All rights reserved. © FI L E P A T H : Checked By: Project Manager: Drawn By: Revisions SWBR Project Number 4/16/2026 Town Sketch Plan Comments 25189.00 JBG ROADWAY PROFILES JBG RSN C6 BEACON COMMUNITIES Beacon Southworks - The Woods 505 Ellicott St. Suite 44 Buffalo, NY 14203 Ithaca, NY ROAD A PROFILE ROAD B PROFILE DRIVE C PROFILE DRIVE D PROFILE 00 30'60' 00 10'20' 113 East Chemung Place Elmira N.Y. 14904 Phone (607) 734-2165 Fax (607) 734-2169 www.FaganEngineers.com Sketch Plan 3/25/2026 SWBR 770 770 BIO 810 800 800 1+00 765 765 SCALE:1"=30'HOW. r -10'VERT. SCALE:1’=30'HOW. 1'-10'VERT. FAGAN ENGINEERS SCALE:1’=30'KWZ. I’=10'VERT. SCALE:1'-30'HOW. I’=10'VERT. 765 r-r*- LVC-75 00 ir.i.-’r j SU.=8+4 1.42 .=759.63 76515.10 3n K-11.10 S PV1 ELE 760 o"II a 5 3»1BvCE:'uJ 1 8?«760 755 r 3 _____—‘ 755 0.50*__-—————-——" 7‘n 745 CM g> — CM r> xz sozw :6»ZfZ ? *rCMI 745\X 740 ''M-36'HOPE aS + V9g ui +5?r*- w O'sSO'S 3A3^0A3 c 740 735 £ LVC-100.00 g K=9 /U,W .19 735 730 K-109.14 —730 PVI su= 805 ELEV.-8CC ♦30.87 21 805 _SCO T^OX 800—„ 795 795 790 M3 -790 786 cn <ri —I **785 780 L«=75.00 gs t 780—s -«LVC-50.00 » K K=11.80 2 >3.11r*-’s 775 K-9.31 '?*>g 7 g L -3OA3 775 770 a* 765 EL£V.=762.15 765 760 '^^^^^760 755 755 3 799.672 793.20 $O if g 791.328 co CO cc?r " r^j <2 PVI STA.=04 795 1 ELEV.=791.2 4.72 —Kr-Tson —795 "790 3+ “2 K S! -7.52 +i S S..S 790 785 X »g a§I §£ VP--73 785 780 R 7 *v o'*— u 780 7|£ £ co3 £-0.50%775 & 770 L & «-50.00 w _ ———« _— 770 765 X 765 1^— CM r*-- r*^1 x CO r-Jr*--r-";_"~ - r-^r^- OD r--- S 09 r*-- 760 760 755 *-—L«=IOO.CO a>L_ 0'X>CM£K=8.02 7S 750 £g -!g 7M 745 —LVC-50.00 —*a 2-§ Ui 745 740 o 8 uO?s^4 . iiLfQlL = 1.25 8aSr-3 5g frtox ^^***^^ in"I r*»F 3g 740 735 £p 2 §1g L«=50.l K=4.7C >0 735 730 —"""730 725 ——a*/35.4/11 8 s-+ #8 725 720 HOPE Ig w gg 720 715 L«=50.00 „K=4.731 715 SWBR NYS Certificate of Authorization #: 235221 260 East Main Street Rochester NY 14604 585 232 8300 | rochester@swbr.com These documents and all the ideas, arrangements, designs and plans indicated thereon or presented thereby are owned by and remain the property of SWBR and no part thereof shall be utilized by any person, firm, or corporation for any purpose whatsoever except with the specific written permission of SWBR. All rights reserved. © FI L E P A T H : Checked By: Project Manager: Drawn By: Revisions SWBR Project Number 4/16/2026 Town Sketch Plan Comments 25189.00 JBG SITE PROFILES JBG RSN C7 BEACON COMMUNITIES Beacon Southworks - The Woods 505 Ellicott St. Suite 44 Buffalo, NY 14203 Ithaca, NY CB-3 THRU CB-14 00 30'60' 00 10'20' DMH-5 THRU CB-11 CB-3 THRU CB-8 ES-1 THRU CB-2 EXIST. SMH THRU SMH-9 SMH-4 THRU SMH-6 113 East Chemung Place Elmira N.Y. 14904 Phone (607) 734-2165 Fax (607) 734-2169 www.FaganEngineers.com Sketch Plan 3/25/2026 765 765 0*50 1*-50 2*50 3450 4450 6450-0 50 0*00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 795 795 790 790 24'IW.(( 785 78524'INV.fOUT N£)=779 Of 780 780 775 775 770 770 765 76535LE24HOPE ©12.71%SLOPE 760 760——.ft 755 755 750 750 745 745 740 740 735 735 0+50 1+50 2+50 3+50 4.50 5+50-0 50 0+00 l+CO 2+00 3+00 4+00 5+00 6+00 //u -0 50 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 790 790 750 750 -0 52 0f5O 1450 0+50 1+50 2+50-0 75 0+00 1+00 2+00 2+50 50 0+00 l+CO 2+00 3+00 3+25 5+50 94 LF.24’HDPE 9 8.61%SLOPE 24 86 LF.24'HDPE 9 12.71%SLOPE 102 LF.24'HDPE 0 2.52%SLOPE -24“-INV.(4N 24"INV.fOUT LF.24 HDPE 150%SLOPEIJ3LF.24'HDPE 3.53%SLOPE DMH-2 KIM-758.49 CB-2 RIM=784.67 UI N)=779.48 SCALE:1'=30‘HORlZ. 1'-10'VERT. SCALE:1*=30'HCfilZ. 1*=10'VERT. SCALE:1’30’HCfilZ. 1'=10’VERT. DMH-4 RM-779.20 SW)=774.2O MW)-774.10 SCALE:1'=30'HORlZ. 1'10'VERT. 24"INV.flN SEJ-751.844’INV.fOUT N£)=751.74 SCALE:1’-30'HCfilZ. 1’=10'VERT. DMH- RlM=757.08 24'INV.flN SW)=743.36 24"INV.fOUT NW)=743.36 INV.(1H SW)=765.98 - 24"INV.fOUT NW)=763.05 DMH-3RIM-770.19 INV.flN SE)=763.05 SCALE:1"30'HORlZ. I*-10'VERT. C -1 RIM-783 85 24'INV.flN S)=779 15 760 SMH-2 RM-749.54._»■pJv/lN ''WWZIRQI SMH-3 RIM-751.19 8’INVfIN SF)=40.10 SMH-5 RIM-752.41 760 755 8*INV.fOUT NW)=738.81 8“INV.flN SW)= 8'INV.fOUT NE 740.10 -740.CO 8"INV.fOUT h E)=741.75 755 750 ctiu_750 745 8’ 8"lb RM-741.45 INV.flN SE)=732.96 NWl-732 86 s' s's's' 4==— 745 740 —740 735 / j * 296 LF.8'SO -35 PVC 735 730 / / / 61 LF.8'SC ®9.01%SL( R-35 PVC PE 214 LF.8"SDR-35L©0.50%SLOPE PvC H 0.55%SLOP 730 725 ( “7 725 I 720 1 83 LF.8’SDR-35 PVCa15.75%SLOPE 720 715 715 765 760 C8- RIM=755.79 CB-6 RIM-752.45 15'INV.flN NE)=7 9.44 C R F7 14=751,71 CB-8 (llU—7CA RM 755 15’INV.flN NE) =740.34 =729.62 3-4 M=74 1.58 15 15’NV.fIN NE)=738.97 NV.fOUT NW)=738.87 12'INV.flN $)-73< 15"INV.fOUT SW)= 44 ^39.34 1 1 ’INV.flN NE)=740.19 ’INV.fOUT SW)=740.09 15"INV. 15’INV.fO N NE)=741.23 UT SW)=741.13 —CB RIM-749 15’INV.fOUT SW)-741 85 , 84 15“INV.(IN SE) 15'INV.fOUT NW) 750 -732.60 =729.52 1! 1! INV.flN SE)-734.11 'INV.fOUT W)=734.11 — RCADLA SEPERATOR (LOWER) RIM-740.67 W INV.flN SF)=729 44 s' s's's' s' X/—-—* 740 s' s'——1— 735 s' s 1 69 LF.15’HDPf [ 126 LF.15’HDPE — 184 r.15"HDPE 1LO 3 LF.15"HOPE 0.35%SLOPE 730 26 LF. ——0 ' 15'HDPE 1 ©0.50%S OPE ©0.50%LOPE ®0.5 0%SLOPE 725 / 14 LF.15'HDPE !SLOPE- 720 0 0.50%SLOPE 785 CB 10 785 780 RCADA SEPERATOR (UPPER) RIM =776.12 15"INV.flN NW)=767,6! RIM-775.75 15'INV.flN NE.ic*i«ru /-jn =767.81 C8-1I RIM=769.70 CO-r 780 775 >9 IW.{WI J—fo'.rl 15’INV.flN NE)=768.32 15'INV.fOUT SW)=768.22 RIM-77 15'INV.fOUT SW)=768 09 , 775 770 —_1 ™_ 765 —J —J 765 760 760 755 755 745 CB-3 RIM=740.34 CB-14 745 740 15'INV.flN NE)=729.62 15'INV.flN SE)=732.60 J5~INV.fOUT NW)=729.52 RIM =738.64 15"INV.flN NE)=7. 15"INV.fOUT SW)= ^.29 730.19 CB- RIM-737 15'INV.fOUT SW)=731 15 06 00 740 735 *—735 730 730 725 J 111 LF.15'HOPE =1i 439-L 45'_HD2E 725 720 L 0 0.49%SLOPE ©0.50%SLOPE 720 715 715 SWBR FAGAN ENGINEERS &LAND SURVEYORS PC Memorandum To: Town of Ithaca Planning Board From: The Town of Ithaca Conservation Board - Environmental Review Committee Date: 05/04/2026 RE: SouthWorks Woods sketch plan review The Environmental Review Committee members are thankful for the opportunity to meet project representatives at the proposed site for SouthWorks Woods on Danby Road. We were glad to hear that Robert Wesley surveyed the plant landscape on the project site. Conservation Board members await the applicant sharing this report with us. Recognizing that the project area has many invasive species growing and even more banked in the soil, steps to reduce invasive plants presence in work areas and minimize their further spread need to be a part of construction preparation and implementation. This includes having all vehicles leaving the site cleaned, especially those running among several job sites. Seeds or other plant parts stuck in soil in tire treads, and other vehicle parts will easily spread invasive plants on site and to other areas. We know the applicant is aware of the challenges with steep slopes and shallow soil on top of stone. We look forward to learning more about the construction details that involve disturbing the soil, including if it will be removed, stored on site for reuse or restored. As part of your soil restoration efforts, we hope it will be possible to find and use clean fill or at least a local fill/topsoil to minimize adding new weedy and invasive species into this area. Respectfully submitted Lori Brewer Frank Cantone Eva Hoffmann James Hamilton Pete Loucks Richard Martinez TOWN OF ITHACA PLAN NING BOARD 2026 ORIENTATION MATERIALS (revised April 2026) 2 TA BLE 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 I NTRODUCTION 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. T OWN 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 o n 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 & Sustainabili ty. 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. 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