HomeMy WebLinkAbout9-1-26 PB mtg-SubRegs PB comments to TB-reso
PROPOSED RESOLUTION: Recommendation to the Town Board
Proposed Revisions to Town Code, Chapter 234
Subdivision of Land
Town of Ithaca Planning Board
September 1, 2026
WHEREAS: The Town of Ithaca Codes and Ordinances Committee has drafted revisions to the
Town of Ithaca Code, Chapter 234, Subdivision of Land; and
WHEREAS: The Town of Ithaca Town Board has referred the proposed revisions to the Town
of Ithaca Planning Board for review and recommendations; and
WHEREAS: The Town of Ithaca Planning Board has discussed the proposed revisions at its
meetings on July 7, 2026, July 21, 2026, and September 1, 2026;
NOW, THEREFORE BE IT RESOLVED:
That the Town of Ithaca Planning Board hereby recommends that the Town of Ithaca Town
Board adopt the proposed revisions to Town Code, Chapter 234, Subdivision of Land, with the
following suggested modifications: [Planning staff/attorney will add language for any suggested mods
at meeting]
a.
b.
c.
Moved: Seconded:
Vote:
Prepared by Planning staff 9/1/2026 1
Town of Ithaca Planning Board
Compiled comments on dra revised regula ons: Town Code Chapter 234 Subdivision of Land
Ar cles I through V: No comments for Town Board (only minor clarifying ques ons, typos, etc.)
Ar cle VI: Major Subdivisions
§234-21. Planning Board findings and decision: Please revise le er C so the criteria/standards are
objec ve so that the Planning Board can apply and make adequate findings.
Ar cle VII: Subdivision Design Standards
§234-24. Cluster subdivisions-D. Resource Analysis: Consider reducing the classifica on to two Classes
(combining Classes 2 and 3) of conserva on assets (ecological, cultural, or historical features as
defined in the Town’s Open Space Index), with Class 1 being unbuildable and Class 2 being buildable
with conserva on assets listed.
§234-24. Cluster subdivisions-E. Calcula on methodology to determine required open space assets in
cluster subdivisions, based on Resource Analysis. Overall, the board believes that these requirements
are too restric ve and arbitrary. The board is concerned that this methodology will create significant
barriers to affordable housing development. Consider:
Reducing the 40% required preserved open space of the parent parcel.
Combining the Classes (per above), then reducing the preserved percentage of new Class 2
assets to something less than 80%.
[note: Planning staff will recalculate and provide new, updated analysis to provide the board will depic ons of possible
housing unit yield / subdivision examples based on this approach.]
§234-26. Conven onal subdivision design standards and procedures. Line 785 states “Conven onal
subdivisions do not require a resource analysis, conserva on easement, or plat nota on.” The
Planning Board recommends striking this sentence. They believe that a subdivider will have to go
through the resource analysis process to make a compelling case for a conven onal subdivision
(required in §234-24.C.1(c)). [note: Planning staff notes that the resource analysis process is specifically designed to
determine conserva on/open space requirements rela ve only to cluster subdivisions and based on the Town’s
founda onal 1992 Open Space Index. Planning staff guides all applicants through the approval process and does not
believe a subdivider advoca ng for a conven onal plat will need to go through such an extensive analysis to make the
compelling case for a conven onal subdivision. Also, staff suggests that the law be clear that conserva on easements/plat
nota ons are not required in conven onal subdivisions. The Planning Board can consider such things on a case by case
basis, as it always has.]
Ar cles VIII through XI: No comments for Town Board (only minor clarifying ques ons, typos, etc.)
1
Chris Balestra
From:Nick Quilty-Koval
Sent:Tuesday, August 11, 2026 9:27 AM
To:Chris Balestra
Cc:CJ Randall; Mike Smith
Subject:RECAP: Subdivision Regulations Presentation to the Conservation
Board
Hi Chris,
I'm sharing a few notes from our subdivision regulations presentation to the Conservation Board last
Thursday (8/6).
We broadly discussed development throughout the Town, inclusive C.J.'s wonderful explanation of the
role of the Comprehensive Plan, Future Land Use Map, and zoning. By elaborating on the Town's
approach to development and maintaining a strong "growth boundary," further describing how rarely
major subdivisions occur, board members seemed to understand how the subdivision regulations would
and would not impact land development, including areas in the Agricultural Zone. Shout out to Mike for
addressing cluster developments in the Ag Zone.
With support from Eva, we also discussed our methods used to develop the subdivision regulations.
Specifically, explaining how the 1992 Open Space Index served as a framework for the Resource Analysis
section of the code, signaling that this code update was carefully crafted to align with Town goals. I also
think this discussion helped frame our presentations for the Resource Mapper and my typical cluster
subdivision example presentation.
While we did not review the subdivision code line by line, the Conservation Board provided valuable
insight about things that we should consider:
Add a Conservation Board (Chapter 23) cross-reference to the regulations. I do not believe
existing Chapter 234 regulations cross-references Chapter 23, so I'm just sharing this suggestion
for our notes.
Invite real estate agents to future public outreach events to discuss market appeal and popularity
of cluster subdivisions.
Consider how, and if, cluster subdivisions impact property taxes.
Maintaining ecological corridors should be a priority. The Board emphasized that the regulations
should ensure that the Planning Board has the ability to require projects to create meaningful,
connected conservation areas. C.J. And I answered this question by referencing sections 234-21I.
and 234-24B.4 in the cluster subdivision regulations. I believe we adequately answered the
question and reassured the Board that connected corridors are a priority, but it was worth noting
here in case it comes up again in future discussions.
Overall, it was a productive meeting.
Let me know if you'd like to discuss any of my notes more in more detail.
2
Thank you,
Nick Quilty-Koval
Planner
Town of Ithaca
215 North Tioga Street
Ithaca, NY 14850
P: 607-273-1747 (ext. 127)
E: nquiltykoval@townithacany.gov