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Home My WebLink AboutPB Minutes 2026-08-04 TOWN OF ITHACA PLANNING BOARD Shirley A. Raffensperger Board Room, Town Hall 215 North Tioga Street Ithaca, New York 14850 Tuesday, August 4, 2026 6:30 P.M. AGENDA 1. Persons to be heard. 2. PUBLIC HEARING: Consideration of Modification of Planning Board Condition at East Hill Plaza, located in a Community Commercial Zone. This project includes removing existing overgrown plant materials and topsoil from two existing storefront planter beds and replacing them with new topsoil and low-profile ornamental plantings. This is a Type II Action under New York State Department of Environmental Conservation and is not subject to an environmental review. Maria Maynard, Applicant; Cornell University, Owner. 3. Evaluation of the Generic Environmental Impact Statement (GEIS) that was prepared for the SouthWorks (formerly Chain Works District) Redevelopment Project site off NYS Route 96B/Danby Road, located in Town of Ithaca Planned Development Zone No. 16. The proposed SouthWorks District is located on a 95-acre parcel traversing the City and Town of Ithaca’s municipal boundary. It is a proposed mixed-use development consisting of residential, office, commercial, retail, restaurant/café, warehousing/distribution, manufacturing, and open space. The Town of Ithaca, as an Involved Agency in the environmental review, issued a Findings Statement for the GEIS on May 21, 2019 that included threshold conditions for future site-specific projects associated with the overall development. The Town of Ithaca Planning Board is the Lead Agency in the environmental review with respect to the proposed site- specific SouthWorks Woods mixed-income residential project, which comprises a portion of the overall SouthWorks redevelopment, and involves 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 also involves the development of internal roads and infrastructure, a playground, sidewalks and path connections, stormwater facilities, landscaping, outdoor lighting, parking, and other site improvements. The Town of Ithaca Planning Board will determine if the project exceeds the threshold conditions that were outlined in the GEIS Findings Statement, therefore requiring additional or supplemental environmental review. Shift Chainworks Owner 1 LLC, Owner; Beacon Communities, LLC, Applicant; James Gensel, Fagan Engineers & Land Surveyors, PC, Agent . 4. Approval of Minutes. 5. Other Business. 6. Adjournment. C.J. Randall Director of Planning 607-273-1747 Members of the public are welcome to attend meetings in person at Town Hall or virtually via Zoom videoconference at https://us06web.zoom.us/j/83643764382 or by calling (929) 436-2866 and entering Meeting ID: 836 4376 4382. The public will have an opportunity to see and hear the meeting live and provide comments directly to the Board during Persons to be Heard and/or Public Hearing. To watch the meeting live, please visit www.youtube.com/channel/UCC9vycXkJ6klVIibjhCy7NQ/live. Recorded meetings are viewable at YouTube.com/TownofIthacaVideo. Written comments can be addressed to the Planning Board (in-person at Town Hall; by mail; or via email at Planning@townithacany.gov) until noon the day of the meeting. Comments addressed to the Board will be distributed to all Board members and Applicant(s). Comments received after the posting of the agenda packet (five business days prior to the meeting) are distributed to the Board on the day of the meeting. Comments are public and become part of the project file. Applications and associated project materials are available on the Town’s website at https://townithacany.gov/meeting-calendar-agendas/ under the calendar meeting date. PB 2026-08-04 (Filed 8/11) Pg. 1 TOWN OF ITHACA PLANNING BOARD August 4, 2026 MINUTES The full video recording of this meeting is available on YouTube @TownofIthacaVideo (Written comments submitted at the meeting or after posting of the official mailout packet and 24 hours after the meeting can be found in the updated packet online and will be filed permanently with the project folder along with any other comments received after the post meeting deadline.) Present: Caitlin Cameron, Chair, Bill Arms, Sara Reynolds, Vincent Ferrara, Kelda McGurk, and Jenni Minner Absent: Liz Bageant CJ Randall, Director of Planning; Christine Balestra, Senior Planner; Nate VanWhy, Attorney for the Town; Dana Magnuson, Senior Code Officer; Ashley Colbert, Deputy Town Clerk Ms. Cameron called the meeting to order. 1. Persons to be heard – None 2. Public Hearing: Consideration of Modification of Planning Board Condition at East Hill Plaza, located in a Community Commercial Zone. This project includes removing existing overgrown plant materials and topsoil from two existing storefront planter beds and replacing them with new topsoil and low-profile ornamental plantings. This is a Type II Action under New York State Department of Environmental Conservation and is not subject to an environmental review. Maria Maynard, Applicant; Cornell University, Owner. Ms. Randall gave a brief overview of the request on behalf of the applicant saying that the Planning Board at the time of approval of the East Hill Plaza project in 1995 and 1999 had a very specific planting condition for East Hill Plaza. The modification is a request to remove the condition requiring "like-kind" replacement of vegetation, as the current plantings are overgrown and blocked retail signage. The project involves removing overgrown topsoil and plant materials—specifically Chanticleer Pear trees that block signage—and replacing them with low-profile ornamental plantings. Discussion Ms. Cameron had concerns that if they strike the “like-kind” condition what is to stop the applicant from tearing out the new vegetation in two years? Ms. Balestra noted that monitoring of such minor modifications typically occurs at the staff level under Town Code section 270-191. Removing the condition would just allow the applicant to put in plantings of their choice and be monitored by Staff moving forward. PB 2026-08-04 (Filed 8/11) Pg. 2 Public Hearing Ms. Cameron opened the public hearing; there was no one wishing to speak and the hearing was closed. Determination PB Resolution 2026-005: Modification of Planning Board Condition East Hill Plaza Landscaping Modifications 0 Pine Tree Road Tax Parcel No. 62.-2-1.121 Whereas: 1. This action is consideration of Modification of Planning Board Condition at East Hill Plaza (as required by Town Code § 270-191B(8)), which is in a Community Commercial Zone. This project includes removing existing overgrown plant materials and topsoil from two existing storefront planter beds and replacing them with new topsoil and low- profile ornamental plantings. Maria Maynard, Applicant; Cornell University, Owner; and 2. This is a Type II Action, as stated in 6 NYCRR 617.5(c)(1) of the regulations of the New York State Department of Environmental Conservation, promulgated pursuant to the State Environmental Quality Review Act, because the Action constitutes “maintenance or repair involving no substantial changes in an existing structure or facility” and the modification to site plans is not subject to review under SEQR; and 3. Per the Inter-governmental Agreement between the Town of Ithaca and the Tompkin County Planning and Sustainability Department, dated August 3, 2004, this action is not subject to referral to the Tompkins County Planning and Sustainability Department under New York State General Municipal Law, Article 12-B, §§239-l, -m, and -n; and 4. The Planning Board, at the August 4, 2026, Planning Board meeting, reviewed and accepted as adequate a project narrative and a site plan entitled “East Hill Plaza Shopping Center,” prepared by Bellisario Companies, dated May 7, 2026, and other application materials; now, therefore be it Resolved: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Site Plan Approval, as shown on the Preliminary and Final Site Plan Checklists, having determined from the materials presented that such waiver will result in a significant alteration of neither the purpose of site plan control nor the policies enunciated or implied by the Town Board, and 2. That the Town of Ithaca Planning Board removes the following condition 2(b) from their East Hill Plaza Modification of Site Plan Resolution dated October 5, 1999: PB 2026-08-04 (Filed 8/11) Pg. 3 All landscaping elements to be maintained in a good and workmanlike manner and any of such element that may die be replaced promptly with like kind vegetation. 3. That the Town of Ithaca Planning Board hereby grants Modification of Site Plan Approval for the proposed East Hill Plaza Landscaping Renovation, located on 0 Pine Tree Road, as described in the materials listed in Whereas 4 above. Moved: Bill Arms Second: Vinnie Ferrara Vote: Ayes - Cameron, Arms, Reynolds, Ferrara, McGurk and Minner 3. Evaluation of the Generic Environmental Impact Statement (GEIS) that was prepared for the SouthWorks (formerly Chain Works District) Redevelopment Project site off NYS Route 96B/Danby Road, located in Town of Ithaca Planned Development Zone No. 16. The SouthWorks District is located on a 95-acre parcel traversing the City and Town of Ithaca’s municipal boundary. It is a mixed-use development consisting of residential, office, commercial, retail, restaurant/café, warehousing/distribution, manufacturing, and open space. The Town of Ithaca, as an Involved Agency in the environmental review, issued a Findings Statement for the GEIS on May 21, 2019, that included threshold conditions for future site-specific projects associated with the overall development. The Town of Ithaca Planning Board is the Lead Agency in the environmental review with respect to the proposed site-specific SouthWorks Woods mixed-income residential project, which comprises a portion of the overall SouthWorks redevelopment, and involves 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 also involves the development of internal roads and infrastructure, a playground, sidewalks and path connections, stormwater facilities, landscaping, outdoor lighting, parking, and other site improvements. The Town of Ithaca Planning Board will determine if the project exceeds the threshold conditions that were outlined in the GEIS Findings Statement, therefore requiring additional or supplemental environmental review. Shift Chainworks Owner 1 LLC, Owner; Beacon Communities, LLC, Applicant; James Gensel, Fagan Engineers & Land Surveyors, PC, Agent. Mr. Gensel presented an overview of the project. The current focus is “The Woods,” an affordable housing project in the Town’s portion of the project. Discussion Ms. Cameron asked for clarification on what Staff and the Applicant needed the Board to discuss and determine today. Ms. Balestra explained that Staff has provided the SouthWorks GEIS checklist of questions and answers, along with the recommendation that no further environmental analysis is required. The PB 2026-08-04 (Filed 8/11) Pg. 4 Board needs to consider whether the project exceeds the thresholds in the accepted EIS. Discussion centered on whether the existing traffic study (2018/2019) needs updating to include the "Gateway" project impacts. Staff has recommended requiring a DOT letter and an updated traffic study as conditions for site plan approval. The applicant noted that the “Gateway” section has their own ingress and egress that will not impact the project discussed here. Also, the current phase is smaller than originally envisioned in the GEIS and the intersection will eventually have a traffic signal. Stormwater and erosion control for the project will utilize underground treatment chambers and Staff confirmed that the Engineering Department finds the current plan adequate for the SEQR review, with minor details to be finalized during site plan review. The Board decided that the GEIS Checklist and Part 3 EAF will be discussed at the next meeting along with the preliminary site plan review. Concerns were raised regarding the amount of corrugated metal siding proposed for the "C buildings" and requested verification that these materials do not exceed the secondary cladding percentages allowed by the Planned Development Zone (PDZ). There was also discussion regarding the "institutional" feel of the sidewalk connections and the need for more contextual pedestrian paths. The board wanted to see more bike racks dispersed throughout the site and individual sidewalks from each mansion apartment to the proposed sidewalk along NYS Route 96B. The board also wanted more information related to stream setback mitigations. The applicant will submit revised plans and information for the next meeting. 4.Approval of Minutes - None 5.Other Business – Brief review of upcoming projects. Three Board Members will attend the NY Planning Federation training in Canandaigua. Gideon Casper has resigned because he is no longer a town resident. Applications are being sought for his replacement. The meeting was adjourned upon a motion and a second; unanimous. Submitted by Monica Moll, Deputy Town Clerk TOWN OF ITHACA PLANNING BOARD PUBLIC HEARING NOTICE The Planning Board will hold a public hearing on Tuesday, August 4, 2026, starting at 6:30 P.M. on the following matter: Consideration of Modification of Planning Board Condition at East Hill Plaza, located in a Community Commercial Zone. This project includes removing existing overgrown plant materials and topsoil from two existing storefront planter beds and replacing them with new topsoil and low-profile ornamental plantings. This is a Type II Action under New York State Department of Environmental Conservation and is not subject to an environmental review. Maria Maynard, Applicant; Cornell University, Owner. 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) via email until noon the day of the meeting. Comments addressed to the Board will be distributed to all Board members and Applicant(s). Comments received after the posting of the agenda packet (five business days prior to the meeting) are distributed to the Board on the day of the meeting. Comments are public and become part of the project file. C.J. Randall, Director of Planning