HomeMy WebLinkAboutPB Minutes 2026-08-18
TOWN OF ITHACA PLANNING BOARD
Shirley A. Raffensperger Board Room, Town Hall
215 North Tioga Street
Ithaca, New York 14850
Tuesday, August 18, 2026 6:30 P.M.
AGENDA
1. Persons to be heard.
2. SEQR Determination: The Woods at SouthWorks – NYS Route 96B/Danby Road.
3. PUBLIC HEARING: Consideration of Preliminary Site Plan and Preliminary Subdivision Approval for the
SouthWorks Woods project located off NYS Route 96B/Danby Road, in Town of Ithaca Planned Development Zone
No.16. 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 6.09-acre portion of
the overall SouthWorks (formerly Chain Works District) Redevelopment Project, 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 first determine if the project
exceeds the threshold conditions that were outlined in the GEIS Findings Statement, therefore requiring additional or
supplemental environmental review. The board will then consider Preliminary Site Plan and Preliminary Subdivision
Approval for the project. 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.
TOWN OF ITHACA PLANNING BOARD
PUBLIC HEARING NOTICE
The Planning Board will hold a public hearing on Tuesday, August 18, 2026, starting at 6:30 P.M. on the following
matter:
Consideration of Preliminary Site Plan and Preliminary Subdivision Approval for the SouthWorks
Woods project located off NYS Route 96B/Danby Road, in Town of Ithaca Planned Development Zone
No.16. 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 6.09-acre portion of the overall SouthWorks (formerly Chain Works District)
Redevelopment Project, 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 first determine
if the project exceeds the threshold conditions that were outlined in the GEIS Findings Statement,
therefore requiring additional or supplemental environmental review. The board will then consider
Preliminary Site Plan and Preliminary Subdivision Approval for the project. Shift Chainworks Owner 1
LLC, Owner; Beacon Communities, LLC, Applicant; James Gensel, Fagan Engineers & Land
Surveyors, PC, Agent.
Members of the public are welcome to attend meetings in person at Town Hall or virtually via Zoom videoconference
at https://us06web.zoom.us/j/83643764382 or by calling (929) 436-2866 and entering Meeting ID: 836 4376 4382.
The public will have an opportunity to see and hear the meeting live and provide comments directly to the Board
during Persons to be Heard and/or Public Hearing.
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
PB 2026-08-18 (Filed 8/26) Pg. 1
TOWN OF ITHACA PLANNING BOARD
August 18, 2026
MINUTES
A courtesy recording of this meeting is available on YouTube@TownofIthacaVideo
(Written comments submitted at the meeting or after posting of the official mailout packet and 24 hours
after the meeting can be found in the updated packet online and will be filed permanently with the
project folder along with any other comments received after the post meeting deadline.)
Present: Caitlin Cameron, Chair; Liz Bageant, Vincent Ferrara, and Sara Reynolds
Absent: Jenni Minner, Bill Arms, Kelda McGurk
Christine Balestra, Senior Planner; Justin McNeal, Director of Engineering; Marty Moseley, Director of
Code Enforcement; C.J. Randall, Director of Planning; Paulette Rosa, Town Clerk and Nate VanWhy,
Attorney for the Town.
Ms. Cameron opened the meeting at 6:31 p.m.
1.Persons to be heard – None
2. SEQR Determination: The Woods at SouthWorks – NYS Route 96B/Danby Road
Introduction
Jamie Gensel (Fagan Engineers) and Steven Pete (SWBR) provided updated presentations and civil
engineering data regarding the project.
•Stormwater & Sewer Updates: Jamie Gensel reported on the ongoing item-by-item review of
stormwater comments with the Town Engineer. Because of the site's steep slopes, sanitary sewer
updates will include 'trap manholes' to maintain flow and prevent solids from settling.
•Traffic Driveway Filings: The applicant submitted driveway permit applications to the NYS
Department of Transportation (DOT) for the mansion apartment driveway, a private driveway, and
Driveway 5 (the primary entrance road), hoping to expedite state agency review.
•Architectural Cladding Swap: Steven Pete presented materials and colors for the proposed
cladding modification, reducing the corrugated metal cladding on the apartment buildings down to
40%. The corrugated metal at grade/first story is swapped with highly durable, horizontal fiber
cement (Pura or Hardie Board shiplap format) to prevent denting. Mr. Pete highlighted that this
cladding system allows an uninterrupted layer of continuous exterior insulation from the footing to
the parapet, creating a robust thermal envelope that meets energy code enhancements.
•Stream Setback Mitigation: Revised materials were presented highlighting stream impacts. Stream
A (which carries drainage from Ithaca College) will have 4,200 square feet of pavement crossing and
PB 2026-08-18 (Filed 8/26 PB 10/6) Pg. 2
266 square feet of Building C1 footprint in its outer setback. Earthwork inside the Stream B setback
is limited to 540 square feet of pavement and earthwork. Retaining walls were relocated to minimize
impacts and avoid bringing them to the street level.
SEQR Determination
Minor changes were made to the draft SEQR Form and resolution.
PB RESOLUTION 2026-006: SEQR Determination
The Woods at SouthWorks Residential Development
NYS Route 96B/Danby Road
Tax Parcel No. 40.-3-3
WHEREAS:
1. This action is the Consideration of Preliminary Site Plan Approval for the SouthWorks Woods
project located off NYS Route 96B/Danby Road, in Town of Ithaca Planned Development Zone
No.16. 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 (formerly Chain Works District) Redevelopment
Project, 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 first determine if the
project exceeds the threshold conditions that were outlined in the GEIS Findings Statement,
therefore requiring additional or supplemental environmental review. The board will then consider
Preliminary Site Plan Approval for the project. Shift Chainworks Owner 1 LLC, Owner; Beacon
Communities, LLC, Applicant; James Gensel, Fagan Engineers & Land Surveyors, PC, Agent;
2. The overall SouthWorks (formerly Chain Works District) Redevelopment Project 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 City of Ithaca, as the Lead Agency in
the environmental review of the Chain Works District Redevelopment Project, issued a Findings
Statement for the GEIS on March 26, 2019;
3. The Town of Ithaca, as an Involved Agency in the environmental review of the SouthWorks
(formerly Chain Works District) Redevelopment Project, issued a Findings Statement for the GEIS
on May 21, 2019. The Findings Statement included a threshold condition chart and checklist for
future site-specific projects associated with the overall development;
4. The Town of Ithaca Planning Board, at their meetings on August 4, 2026, and August 18, 2026, have
reviewed and accepted as adequate a project narrative with twenty-one (21) attachments, including: a
visual impact analysis; a letter from LaBella, dated June 24, 2026, regarding soil vapor intrusion
mitigation; correspondence between the applicant and Marty Moseley, Director of Code
PB 2026-08-18 (Filed 8/26) Pg. 3
Enforcement, regarding fire apparatus configuration and Code requirements; a letter from Fagan
Engineers, dated July 20, 2026, regarding Transportation Demand Management (TDM) plans; two
letters from LaBella, one dated June 29, 2026, regarding traffic assessment, and one dated August 3,
2026, regarding traffic signal warrant and left-turn lane assessment; a letter from Fagan Engineering,
dated July 7, 2026 (update August 10, 2026), regarding stream setback mitigation; a letter from
SWBR, dated August 10, 2026, regarding cladding materials in compliance with Town Code §271-
17 (F)(6)(d); a letter from Beacon Communities, dated August 10, 2026, regarding Center for
Community Transportation/TCAT Engagement; a Stormwater Pollution Prevention Plan, prepared
by Fagan Engineers, revised July 2026; a Geotechnical Evaluation, prepared by Foundation Design,
P.C., dated March 10, 2026; an Excavation Plan, prepared by Pike; a letter from Timothy Faulkner,
Fisher Associates, dated July 28, 2026, regarding SouthWorks Beacon Woods transportation
assessment; Site Plan Drawings titled “Beacon Communities, The Woods at SouthWorks, Town of
Ithaca, Tompkins County, New York,” prepared by SWBR, dated August 14, 2024, most recently
revised August 10, 2026, including sheets C100, C200, C300, C301 through C306, C400 through
C407, C500 through C505, C600, C601, C700 through C702, C800 through C802, C900, and C901;
Site Plan and Architectural Renderings, prepared by SWBR (no date); Exterior Elevations and Detail
sheets, prepared by SWBR, dated June 12, 2026, including sheets A201-A, A201-B1, A202-B2,
A203-B3, A201-C1, A202-C2, and A203-C3; Layout and Materials plans, prepared by SWBR,
dated June 12, 2026, revised June 29, 2026, including sheets L-101 through L-104; Planting Plans,
prepared by SWBR, dated June 12, 2026, including sheets L-401 through L-405; Lighting Plans,
prepared by SWBR, dated June 12, 2026, revised June 29, 2026, including sheets L-301 through L-
307; Construction Phasing Plan, titled “The Woods Draft Phasing and Logistics Plan,” dated 6-29-
26; and other materials (collectively, “Application Materials”);
5. The Town of Ithaca Planning Board, as the Lead Agency for The Woods at SouthWorks project, has
reviewed the GEIS threshold conditions, a completed GEIS threshold checklist and Part 3 EAF,
prepared by Town staff;
NOW THEREFORE BE IT RESOLVED:
That the Town of Ithaca Planning Board hereby finds the following:
1. The Application Materials submitted for The Woods project have demonstrated that deviating from
the strict sequence envisioned in the GEIS for Phase 1 allows a more thoughtful and flexible
development phasing to meet market demands and allows construction of mixed-income housing
sooner;
2. The Woods at SouthWorks project does not exceed the threshold conditions outlined in the
SouthWorks (formerly Chain Works District) Redevelopment Project GEIS Findings Statement,
based on the GEIS threshold conditions outlined in the Findings Statement, the GEIS checklist
attachment and Part 3 EAF prepared by Town staff, dated July 28, 2026, revised August 11, 2026,
and the reasons stated above. Therefore, The Woods at SouthWorks project does not require
additional environmental review; and
3. The Applicants shall, prior to the Town of Ithaca Planning Board proceeding with the review of
other site specific projects within the SouthWorks Redevelopment Project area, reinitiate review of
PB 2026-08-18 (Filed 8/26) Pg. 4
the project with the New York State Department of Transportation (“NYSDOT”), and complete any
supplemental traffic studies required by NYSDOT and Town of Ithaca Department of Public Works
to allow the Town of Ithaca Planning Board and other involved and interested agencies to reassess
traffic impacts along NYS Route 96B/Danby Road and affected local and County roads and potential
modifications to traffic mitigation measures identified in the GEIS, given changes to NYS Route
96B/Danby Road done after completion of the GEIS.
Moved: Sara Reynolds Seconded: Liz Bageant
Vote: ayes – Reynolds, Bageant, Cameron and Ferrara
3. Consideration of Preliminary Site Plan and Preliminary Subdivision Approval for the
SouthWorks Woods project located off NYS Route 96B/Danby Road, in Town of Ithaca Planned
Development Zone No.16. 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 6.09-acre portion of the overall SouthWorks (formerly Chain
Works District) Redevelopment Project, 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 first determine if the project exceeds the threshold conditions that were outlined
in the GEIS Findings Statement, therefore requiring additional or supplemental environmental
review. The board will then consider Preliminary Site Plan and Preliminary Subdivision Approval
for the project. Shift Chainworks Owner 1 LLC, Owner; Beacon Communities, LLC, Applicant;
James Gensel, Fagan Engineers & Land Surveyors, PC, Agent.
Public Hearing – Ms. Cameron opened the public hearing; there was no one wishing to speak and the
hearing was closed.
Discussion
The cladding material and palette are the primary outstanding issues. Under the Planned Development
Zone (PDZ) guidelines, the corrugated metal cladding appears to act as the primary material on the C
buildings, which does not align with the list of approved primary materials.
Mr. Pete provided design justification, explaining that the lightweight metal panel allows a continuous
thermal barrier with low embodied carbon, low global warming potential, and higher efficiency than
masonry/EIFS, which cause severe thermal bridging.
The Planning Board postponed the vote on preliminary site plan and subdivision approval to the
September 1, 2026, meeting. To proceed, the applicant must submit:
1. Revised Architectural Plans & Renderings: Showing horizontal fiber cement siding (shiplap /
Board & Batten style) on the ground floor of the buildings to replace the low-level
corrugated metal.
PB 2026-08-18 (Filed 8/26) Pg. 5
2.Written Justification: Formal presentation of the technical and energy efficiency rationale to
satisfy the PDZ applicability clause for alternative designs.
3.Representative Photos: Provide visual references of other completed large apartment
complexes utilizing the same metal cladding systems.
4.Revised Site Plan showing Bike Racks: Adding bicycle rack storage near the mansion
apartments.
Regarding the stream setback:
Motion made by Liz Bageant, seconded by Vincent Ferrara, to recommend to the Town’s Zoning Board
of Appeals approval of The Woods at SouthWorks proposed mitigation plan submitted in connection
with a stream setback variance application (ZBAA-26-10), subject to the condition that a planting plan
be submitted by the applicant and approved by the Town of Ithaca Planning Department prior to
issuance of a building permit; unanimous.
4.Approval of Minutes - Motion by Ms. Reynolds, seconded by Ms. Bageant to accept the draft
minutes of June 7th and 21st as final; unanimous
5.Other Business
•Forestry Grants: The Town has submitted grant applications to the NYSDEC Urban and Community
Forestry Program to develop forest management plans for the Town’s preserves.
•Mini Map GIS Event: Scheduled for Saturday, September 26, 2026, from 10:30 AM to 2:00 PM at
the Tompkins County Public Library.
• Subdivision Regulation Workshop: October 1st, 4-9 PM at the Ithaca Conference Center. Prominent
author Randall Arendt (writer of 'Rural by Design") will give a lecture and workshop, (approved for
AICP continuing education credits)
•Previewed upcoming Agendas
The meeting was adjourned upon a motion and a second; unanimous.
Submitted by
Paulette Rosa
Town Clerk