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HomeMy WebLinkAboutPB Minutes 2026-09-15TOWN OF ITHACA PLANNING BOARD Shirley A. Raffensperger Board Room, Town Hall 215 North Tioga Street Ithaca, New York 14850 Tuesday. September 15.2026 6:30 P.M. AGENDA Persons to be heard. 2. Fl�It DVit 13 PUBLIC rumAl 18eated at 130 Forest Home Drive The T.....n Bear -a o;&d thin forty in 2923 by stiper-impesing a Urni: Distfiet ovef the base Medium Density Residential Zone, whieh allows the Sheft term rental use for one unit in PI-anning Beafd. This is an Unlisted Aetion under the State Efwir-enfaental ality R2 4. PUBLIC FEARING: Consideration of Preliminary & Final Site Plan and Special Permit Approval for the proposed Cornell University Beebe Hall Maker Hub Renovation project, located at 110 Arboretum Road, between Forest Home Drive and Judd Falls Road, in the Low Density Residential Zone. The project involves a 350 s.f. building addition for increased pedestrian access to the existing building, a new outdoor porch area, new rooftop equipment, and other building and site modifications. This is a Type lI Action under the State Environmental Quality Review Act and is not subject to an environmental review. Travis Fisher, Applicant; Cornell University, Owner. 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 SouthWorks Woods mixed -income residential project 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. Shift Chainworks Owner 1 LLC, Owner; Beacon Communities, LLC, Applicant; James Gensel, Fagan Engineers & Land Surveyors, PC, Agent. Continue to consider a recommendation to the Town Board regarding proposed amendments to Town Code, Chapter 234, Subdivision of Land. Approval of Minutes. 8. Other Business. 9. Adjournment. C.J. Randall Director of Planning 607-273-1747 Meeting materials are available at httDs://townithacanv.cov/meeting-calendar-agendas/. The videoconferencing platform ZOOM will also be used for this meeting, and Board Member(s) may attend remotely when authorized by Town policy. The public has the right to attend in person or via videoconferencing and can access ZOOM by the links provided or by going to www.zoom.com/ioin or calling (929) 436-2866 and entering the Meeting ID# 83643764382. Public comments where applicable can be made in person at the meeting, by USPS to the address above, via the videoconferencing platform ZOOM, or via email to Planningna,townithacanv.gov until 3pm the day of the meeting. The email above is also the point of contact for people needing assistance to attend or access the meeting. All comments become a public record and are distributed to Board Members and the Applicant(s) prior to the meeting. The meeting is also broadcast and saved as a courtesy on Youtube.com/(&townofithacavideo Town of Ithaca Notice of Public Hearings Planning Board Tuesday, September 15, 2026 @ 6:30 P.M. 215 N. Tioga St. Consideration of a Special Permit for a Short-term rental located at 130 Forest Home Drive. The Town Board rezoned this property in 2023 by superimposing a Limited Historic Commercial Overlay District over the base Medium Density Residential Zone, which allows the Short-term rental use for one unit in the principal building, following Special Permit approval by the Planning Board. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Lirong (Vicky) Wu, Owner/Applicant. Consideration of Preliminary & Final Site Plan and Special Permit Approval for the proposed Cornell University Beebe Hall Maker Hub Renovation project, located at 110 Arboretum Road, between Forest Home Drive and Judd Falls Road, in the Low Density Residential Zone. The project involves a 350 s.£ building addition for increased pedestrian access to the existing building, a new outdoor porch area, new rooftop equipment, and other building and site modifications. This is a Type If Action under the State Environmental Quality Review Act and is not subject to an environmental review. Travis Fisher, Applicant; Cornell University, Owner. Meeting materials are available at httos-.Hto ithacanv, ov/meeting-calendar-agendas/. Board Member(s) may attend via the videoconferencing platform ZOOM when necessary. The public can access ZOOM by the links provided or by going to httos://us06web.zoom.us or calling (929) 436- 2866 and entering the Meeting ID# 8364 376 4382. Public comments can be made in person at the meeting or via the videoconferencing platform ZOOM above, or by mail, or email to Plannina(iUownithacanv. ov until 3pm the day of the meeting. All comments become a public record and are distributed to Board Members and the Applicant(s) prior to the meeting. The meeting is also broadcast and saved as a courtesy on "Yot;itube.cam/(&townofthacavideo C.J. Randall Director of Planning TOWN OF ITHACA PLANNING BOARD September 15, 2026 MINUTES The full video recording of this meeting is available on YouTubc @TownoflthacaVideo (Written comments submitted at the meeting or afterposting of the official mailout packet and 24 hours after the meeting can be found in the updated packet online and will befiled permanently with the project folder along with any other comments received after the post meeting deadline.) Present: Caitlin Cameron, Chair; Bill Arms, Jenni Minner, Vincent Ferrara and Kelda McGurk (via videoconferencing per Town Policy) Absent - Liz Bageant and Sara Reynolds CJ Randall, Director of Planning, Christine Balestra, Senior Planner and Nick Quilty-Koval, Planner; Nate VanWhy, Attorney for the Town; Dana Magnuson, Senior Code Officer; Justin McNeal, Director of Engineering and Emily Rodgers, Engineer; Paulette Rosa, Town Clerk Ms. Cameron called the meeting to order and noted for the record that the 130 Forest Home Dr item(s) had been pulled. 1. Persons to he heard — None 2. PUBLIC HEAPtING.: SEQR and Ceiisidefa�ieii ef a Speeial Pem-At for- a SheA teffn fe le ate at 130 Ferest Heme Pri dc. Thy Tzyim Bua+d r-ezaned this prepeAy in 2023 by !=itzd Histefie Commere; al Over -law D13t.--rioet eve--r- the base Me' ity ResidepAia4:Zone, whieh allows the Short tea:n feffit-ml use, _f_Rf- oneun-it in tke psi pay' bui4ding, following Speeifll Peffnit. appr-cval �,-y laftfling Bear-d. Thi3 is an Unlisted Aefien under- the State-Ernrir3rmai#al ali�f Rev Ae and i3 r/abj 3c� to my-tif eftmenW r-ev4ew. Lifeiag (Vieelrf) 11"u, O-im.�r/Applieai4-. 3. Consideration of Preliminary & Final Site Plan and Special Permit Approval for the proposed Cornell University Beebe Hall Maker Hub Renovation project, located at 110 Arboretum Road, between Forest Horne Drive and Judd Falls Road, in the Low Density Residential Zone. The project involves a 350 s.f building addition for increased pedestrian access to the existing building, a new outdoor porch area, new rooftop equipment, and other building and site modifications. This is a Type II Action under the State Environmental Quality Review Act and is not subject to an environmental review. Travis Fisher, Applicant; Cornell University, Owner. Project Scope Presented by Leslie Schill (Director of Camp -us Planning) and Jim Yarborough (College Facilities): PB 2026-09-15 (Filed 9/28 PB 10/5) pg. 1 • Purpose: Renovate the existing facility at Beebe Hall into a "Maker Hub," a centralized hub for 3D printing, woodworking, metalworking, and media/clay studios available to students across all disciplines. • Physical Scope: Construct a 350 sq. ft. southern entrance addition designed to improve pedestrian flow, alongside internal system upgrades and elevator modernizations. • Sustainability: The project is targeting LEER Silver certification. • She Work: Construct a new outdoor porch, remove several trees and bushes, install new rooftop HVAC equipment, relocate an electrical transformer, install new a new durripster enclosure, reconfigure the parking lot to maintain 18 spaces, and building -wide window surround painting. Sidewalk Alternatives The Board evaluated two proposals for pedestrian connectivity as shown on Sheet L201 of the site plans entitled "Beebe Hall CU Maker Hub, Renovations,", dated August 21, 2026: • Alternative 1 (shown as Red Alternative at the meeting): A sidewalk on the same (southern) side of Arboretum Road from the eastern entryway of Beebe Hall to an existing trail south of the project area. • Alternative 2 (shown as Blue Alternative at the meeting): A sidewalk on the opposite (northern) side of Arboretum Road from the Cornell Botanical Garden parking lot to a trail located south of Forest Home Drive. The Board expressed a strong preference for the Red Alternative. Deliberation highlighted that the Red Alternate connects more logically to the existing path leading toward Mann Library and the Botanic Gardens. Conversely, the Blue Alternate would require pedestrians to cross to a dirt trail that is difficult to navigate, particularly for students carrying equipment. Public Hearing Ms. Cameron opened the public hearing; there was no one wishing to speak and the hearing was closed. Determination Mr. Moseley noted that the Town 19 not the entity having jurisdiction over the building: permit(g) for this project just design review by the Planning Board. The Board discussed the draft resolution and conditions: • Lighting: Submission of cut sheets for the proposed five bollard lights (under 4 feet tall). • Structural: Provision of dimensions for retaining walls and site details on sheets L201 and L502. • Architectural: Submission of all four building elevations for the record. • Engineering: Submission of a basic Stormwater Pollution Prevention Plan (SWPPP) and a final site plan reflecting the selected sidewalk design (per revised Condition B). PB Resolution 2026-010: Preliminary & Final Site Plan Approval, Special Permit Cornell University Beebe Hall Maker Hub Renovations PB 2026-09-15 (Filed 9/28 PB 10/5) Pg. 2 110 Arboretum Road Tax Parcel 67.4-13.2 Whereas: 1. Consideration of Preliminary & Final Site Plan and Special Permit Approval for the proposed Cornell University Beebe Hall Maker Hub Renovation project, located at 110 Arboretum Road, between Forest Home Drive and Judd. Falls Road, in the Low Density Residential Zone. The project involves a 350 square foot building addition for increased pedestrian access to the existing building, a new outdoor porch area, new rooftop equipment, and other building and site modifications. This is a Type II Action under the State Environmental Quality Review Act and is not subject to an environmental review. Travis Fisher, Applicant; Cornell University, Owner, 2. In accordance with 6 NYCRR State Environmental Quality Review,. §617.5 (c)(9) "construction or expansion of a primary or accessory/appurtenant, nonresidential structure or facility involving less than 4,000 square feet of gross floor area and not involving a change in zoning or a use variance and consistent with local land use controls, but not radio communication or microwave transmission facilities;" §617.5(c)(10) "routine activities of educational institutions, including expansion of existing facilities by less than 10,0�00 square feet of gross floor area and school closings, but not changes in use related to such closings;" and §617.5(c)(I 8), "reuse of a residential or commercial structure, or of a structure containing mixed residential and commercial uses, where the residential or commercial use is a permitted use under the applicable zoning law or ordinance, including permitted by special use permit, and the action does not meet or exceeds any of the thresholds in section 617.4 of this Part" are Type 11 Actions and are therefore not subject to further environmental review, and 3. The Planning Board, at a public hearing held on September 15, 2026, has reviewed and accepted as adequate a narrative and a set of drawings entitled "Beebe Hall CU Maker Hub Renovations," including Sheets C200, C300, C400, 1,101, L201, L301, L401, L50 1, L502, prepared by Fisher Associates, dated August 21, 2021, and other application materials, now, therefore be it Resolved: 1. That the Planning Board hereby finds that the Special Permit standards of Article XXIV Section 270-200, Subsections A — H, of the Town of Ithaca Code, have been met, specifically that: A. The project will be suitable for the property on which it is proposed, considering the property's size, location, and physical site characteristics. • The adaptive reuse project is located on Cornell University property and maintains the existing building footprint with minor modifications to site parking, installation of sidewalks, and removal and replacement of landscaping: PB 2026-09-15 (Filed 9128 PB 10/5) Pg. 3 B. The proposed structure design and site layout are compatible with the surrounding area. The proposed exterior modifications to existing buildings with updated materials are complementary to the university's architectural vernacular. C. Operations in connection with the proposed use do not create any more noise, fumes, vibration, illumination, or other, potential nuisances than the operation of any permitted use in the particular zone. • The proposed project will produce temporary noise, vibration, .and other nuisances associated with constructing new architectural features, painting, construction new parking spaces, and installing new pedestrian walkways. Such nuisances will cease upon completion of the project. D. Community infrastructure and services, such as police, fire and other protective services, roadways, schools, and water and sewer facilities are currently, or will be, of adequate capacity to accommodate the proposed use. • The project does not include modifications to existing community infrastructure and services are of adequate capacity to accommodate the proposed use. E. The proposed use, structure design, and site layout comply with all the provisions of the Town Code and with the Town of Ithaca Comprehensive Plan. P. The site layout, with proposed vehicular, bicycle and pedestrian access, traffic circulation, and parking and loading facilities, is sufficient for the proposed use and is safely designed for emergency vehicles. • This project includes minor modifications to construction two additional parking spaces along the northern parking area and construction of new asphalt pavement areas located adjacent to a proposed overhead door. All accessways have been designed with consideration for emergency vehicles G. The project includes sufficient landscaping and/or other forms of buffering to protect surrounding land uses. Existing vegetation is preserved to the extent possible. The project includes the removal of four bushes and four saplings at 110 Arboretum Road. The project also includes the removal of six evergreen trees across the street on Arboretum Road to support the construction of a new pedestrian sidewalk. The project includes a planting plan detailing foundational plantings around the existing building and new trees and shrubs located around the site. H. To the extent deemed relevant by the: reviewing Board, the proposed use or structure complies with all the criteria applicable to site plan review set forth in this chapter, and be it Further Resolved: PB 2026-09-15 (Filed 9/28 PB 10/5) Pg. 4 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Site Plan Approval, as shown on the Preliminary & 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 hereby grants Preliminary & Final Site Plan Approval and Special Permit for the proposed Cornell University Beebe Hall Maker Hub Renovations, as described in the materials listed in Whereas #3 above, subject to the following conditions: a That the applicant submit cut sheets and a lighting plan containing details for the proposed building mounted lighting and illuminated bollards; b Submission of a revised site plan (Sheet L20 1) and site details (Sheet L502) detailing proposed retaining walls, including dimensions and materials used for said feature, and site plans depicting the selected sidewalk design alternative and contract limit line alternate; c Submission of architectural sheets that depict all four building elevations, including proposed building materials and colors, location of outdoor lighting fixtures, and proposed "overhead structure" located on the northern portion of the building, as noted on the site plan (Sheet L20 1); d Submission for review and approval by the Town Engineering Department a Basic SVvTPP Moved: Bill Arms Seconded: Vincent Ferrara Vote: ayes- Arms, Ferrara, Cameron, Minner and McGurk 4. 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 SouthWorks Woods mixed -income residential project 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. Shift Chainworks Owner I LLC, Owner; Beacon Communities, LLC, Applicant; James Gensel, Fagan Engineers & Land Surveyors, PC, Agent. Updates from the Applicants The applicant (Beacon Communities/Fagan Engineers/SWBR) presented several revisions: Infrastructure and Site Updates * Road B/Drive V: Widened to a 60-foot Right -of -Way (ROW) per Town standards. PB 2026-09-15 (Filed 9128 PB 10/5) Pg. 5 • Amenities: Addition of bike racks at the mansion apartments and the ridc-share location.. • Materials: Adoption of fiber cement board -and -batten for the ground level to increase durability. • Request to provide 100% secondary cladding materials for buildings Cl, C2, and C3 instead of 60% primary and 40% secondary cladding. Traffic Study The Board is awaiting the results of a third -party traffic study conducted by Tim Faulkner of Fisher Associates; who was involved in the 2017 pedestrian study of the 96B corridor. Coordination with NYS DOT Region 3 is ongoing to finalize safety measures at the Danby Road/Coddington Road intersection.. Facade Material Deviation The Board engaged in a detailed debate regarding the use of corrugated metal as a primary cladding material (comprising 42-43% of the facade), as it is only permitted as a secondary cladding material per the PDZ requirements Concerns regarding the "institutional" and "monolithic" feel of the metal expanses compared to the "human -scale," requirements of the Zoning Cade were discussed. Discussion regarding whether the Board has to find the applicant has met its burden of demonstrating a superior alternative, as required. in Section 271 7F. The alternative details and a letter from the applicant were submitted to the Board, demonstrating, in their opinion, that the proposals are superior alternatives to the primary cladding materials listed in the PDZ. Motion to approve the use as presented by the applicant as of September 15, 2026, with corrugated metal as the primary siding material instead of a design that follows the design guidelines outlined in section 271-17 (F) (6) (d) because the applicant has met its burden of demonstrating why the design is a superior alternative to a design that follows those guidelines for the reasons set forth in their submittal from SVVBR dated August 19th, 2026 and because of the industrial nature of the existing site and the apartment building's location being set back on the residential street context. Moved by Jenni Minner, seconded by Bill Arms. Vote: Aye — Cameron, Arms and Miner Nay — McGurk and Ferrara Motion failed. Lengthy discussion followed, with the Board expressing various ways the applicant could break up the expanse and. mitigate the look of the corrugated metal. A revised motion was made: Motion to approve the use, as presented by the applicant as of September 15, 2026, of only secondary siding materials for 100% of the cladding materials instead of a design that follows PB 2026-09-15 (Filed 9/28 PB 10/5) Pg. 6 the design guidelines outlined in section 271-17(F)(6)(d) because the applicant has met its burden of demonstrating why the design is a superior alternative to a design that follows those guidelines, for the reasons set forth in their submittal from SWBR, dated August 19, 2026, and because of the industrial nature of the existing site and the apartment buildings' location being set back from the residential street context. This is conditioned on the inclusion of a design strategy that breaks up the corrugated siding using articulation, change of material, revision to the ratio of openings, or similar design strategy within each expanse of corrugated metal on each of the long facades of the buildings C1, C2, and C3 to meet the desired characteristic of the subarea to have human -scaled details or materials. Moved by Vinnie Ferrara, seconded by Jenni Minner. Vote: Aye — Cameron, Arms and Minner, McGurk and Ferrara Nays — None Motion passed.. PB Resolution: 2026-011 Preliminary Site Plan, Subdivision Approval The Woods at SouthWorks Residential Development NYS Route 96B/Danby Road Tag Parcel No, 40.-3-3 Whereas: 1. This action is the 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. 1 . The SouthWorks Woods mixed -income residential project 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. Shift Chainworks Owner 1 LLC, Owner; Beacon Communities, LLC, Applicant, James Gensel, Fagan Engineers & Laird 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/cafe, warehousing/distribution, manufacturing, and open space. The City of Ithaca, as the Lead Agency in the environmental review of the South Works (formerly 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 PB 202E-09-15 (Filed 9/28 PB 10/5) Pg. 7 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, as the Lead Agency in the environmental review of The Woods at SouthWorks project, at their meeting on August 18, 2026, determined that The Woods at SouthWorks project did not exceed the threshold conditions outlined in the SouthWorks (formerly Chain Works District) Redevelopment Project GEIS Findings Statement, and that the Woods at SouthWorks project did not require additional environmental review. The Board reviewed and accepted as adequate a completed GEIS threshold checklist and Part 3 EAF, prepared by Town staff, dated July 28, 2026 (revised August 11, 2026), along with a project narrative with twenty-one (21) attachments,. including: a visual impact analysis; a letter from LaBella Associates, dated June 24, 2026, regarding soil vapor intrusion mitigation; correspondence between the applicant and Marty Moseley, Director of Code Enforcement, regarding fire apparatus configuration and Code requirements; a letter from Fagan Engineers & Land Surveyors, D.P.C., dated July 20, 2026, regarding Transportation Demand Management (TDM) plans; two letters from LaBella Associates, one dated June 29, 2026, regarding traffic assessment, and one dated August 3, 2026, regarding traffic signal warrant and left -turn lane assessment; a Stormwater Pollution Prevention Plan, prepared by Fagan Engineers & Land Surveyors, D.P.C., 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, P.E., Fisher Associates, D.P.C. dated July 28, 2026, regarding SouthWorks Beacon Woods transportation assessment; Site Plan Drawm'gs 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 C 100, C200, C3 00, C301 through C306, C400 through C407, C500 through C5 05, C600, C60 1, 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, A20 I -B 1, A202-132, A203 -133, A20 I -C 1, A202-C2, and A203-C3; Layout and Materials plans, prepared by SWBR, dated June 12, 2026, revised June 29, 2026, including sheets L- 10 1 through L- 104; Planting Plans, prepared by SWBR, dated June 12, 2026, including sheets L401 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; 5. At a Public Hearing held on August 18, 2026, the Planning Board reviewed, and accepted as adequate additional project information, including a letter from Fagan Engineering, dated July 7, 2026 (updated August 18, 2026), regarding stream setback mitigation; a letter from SWBR, dated August 10, 2026, regarding cladding materials in compliance with Town Code §271-17 (17)(6)(d); a letter from Beacon Communities, LLC, dated August 10, 2026, regarding Center for Community Transportation/TCAT'Engagement, and revised site plan materials noted in #4 (most recent revision date of August 10, 2026); 6. At an additional meeting held on September 15, 2026, the Planning Board reviewed, and accepted as adequate revised project infonnation, including a letter from SWBR to Caitlin PB 2026-09-15 (Filed 9/28 P13 10/5) Pg. 8 Cameron, Planning Board Chair, dated 8/19/2026, regarding architectural cladding materials and fagade design; revised Site Plan, Architectural Renderings, and example photos of other large apartment complexes with similar proposed cladding, prepared by SWBR (no date); revised Sheet C901 (Stream Mitigation Exhibit), showing specific plantings and stream mitigation, prepared by SWBR, dated 09/01/2026; proposed lighting and site amenity cut sheets, including Sheets L503-L50�8, prepared, by SWBR, dated June 12, 2026; and a revised subdivision plat showing a 60-foot right of way along Road B/Drive V, prepared by SWBR, dated 09/01/2026; 7. Project plans, and related information, were duty delivered to the Tompkins County Planning and Sustainability Department per New York State General Municipal Law §§239- 1 et seq., and such Department responded in an August 14, 2026, letter from Katherine Borgella, Tompkins County Commissioner of Planning, pursuant to § §239-1, -in, and -n of the New York State General Municipal Law, determining that the proposed action will not have significant county -wide or inter -community impact; now, therefore, be it Resolved: That the Town of Ithaca Planning Board hereby grants Preliminary Site Plan and Preliminary Subdivision Approval for the proposed The Woods at SouthWorks, as described in the materials listed in Whereas numbers 4, 5, and 6 above, subject to the following conditions, to be met: Before final sitevlanlfinal subdiv ision approval: a. Receipt of any necessary variances from the Zoning Board of Appeals, b. Approval from the Town of Ithaca Director of Code Enforcement that all fire flow calculations are in accordance with New York State Fire Code, and that all fire access issues listed in the memo from Marty Moseley, Director of Code Enforcement, dated 7/21/26, have been satisfied (memo attached), c. Approval by the Town Board of the concept and location of any proposed dedicated public utilities (water, sewer) and infrastructure (roads, streetlights, sidewalks, etc.), and proposed easements associated with such utilities and infrastructure, d. Coordination with all utility companies (including NYSEG and Verizon) to assure that they have no concerns associated with the project's, connection to the electrical grid, with the burying of utility lines, or with other project elements, e. Submission of letters of commitment from local bikeshare and carshare services that they will locate bicycles and vehicles, respectively, on the project site, and from Tompkins Consolidated Area Transit, Inc. (TCAT) that it intends to serve the project site, Before issuance of Buildinz Permit: PB 2026-09-15 (Filed 9128 PB 10/5) P9_9 f Satisfaction of all comments identified in the memorandum prepared by Barton and Loguidicc to Justin McNeal, Town Director of Engineering, dated August 10, 2026 (memo attached), g. Submission, review, execution, and filing of an Operation, Maintenance and Reporting agreement for the proposed stormwater management facilities, with the Town of Ithaca, specifying the ownership and maintenance responsibilities for the stormwater system, including: (i) Submission of an access easement, or other mechanism, to assure Town of Ithaca access to the stormwater facilities, (ii) Review and approval of the access easement and the Operation, Maintenance, and Reporting Agreement by the Attorney for the Town and the Town Engineer, and (iii)Town Board authorization to allow the Town Supervisor to sign any necessary casements and the Stormwater Operation, Maintenance, and Reporting Agreement associated with the project, h. Submission of an Approved Highway Work Permit (Comnlcrcial Driveway Access Permit and/or Utility Permits, as applicable) from the New York State Department of Transportation (NYSDOT) for improvements within the NYS Route 96B/Danby Road right-of-way. The Town should be made aware of any additional plan modifications that may be required by the NYSDOT, as well as any resultant impacts to the current site plan, i. Submission for signing by the Chairperson of the Planning Board of an original and three dark lined prints of the, final <subdivision plat, prior to filing with the Tompkins County Clerk Office; and submission ofa. copy of the receipt of filing to the Planning Department, Dedication to and acceptance by the Town Board, of any proposed public utilities (water, sewer), and infrastructure (roads, streetlights, sidewalks, etc.), and proposed casements associated with such utilities and infrastructure, k. Per the NYS Department of Environmental Conservation's (DEC) Record of Decision Declaration of Covenants and Restrictions, submission of proof that the former NCR and Ithaca College sewer lines have been evaluated for potential soil vapor intrusion, Before issuance ofanv Certificate of Occupancv: 1. If required, mitigation of any potential soil vapor intrusion of the former NCR and Ithaca College sewer lines, and submission of proof from the NYS DEC and/or NYS Department of Health (DOH) that said mitigation was in accordance with DEC and DOH requirements, m. Completion of all requirements of the NYS DOT, including construction of the sidewalk along the west side of Danby Road/NYS Route 96B to the City of Ithaca line, and including any temporary measures at the intersection of Coddington Road and Danby Road/NYS Route 96B, and PB 2026-09-15 (Filed 9/28 PB 10/5) Pg. 10 n. Submission of any required executed. easements, licenses, or other legal agreements involving Town or City property, for review and approval by the Attorney for the Town. Moved: Vinnie Ferrara Seconded: Jenni Minner Vote: ayes — Minner, Arms, Cameron, McGurk and Ferrara S. Continue to consider a recommendation to the Town Board regarding proposed amendments to Town Code, Chapter 234, Subdivision of Land - Postponed The Board was not in favor of making a final decision on the recommendation to the Town Board but did again discuss certain points of the draft rules for cluster subdivisions, including the 40% open space requirement, noting that there will be more opportunities for discussion with the full Board prior to acting. Key Discussion Points • Mapping Context: Staff clarified that these new regulations are intended for low -density residential and conservation areas and do not apply to high -density Traditional Neighborhood Development JND) or New Neighborhood Code zones like SouthWorks. Classification Logic: Ms. Minner questioned the percentages for historic and conservation lands, requesting more clarity on how these were decided upon and how they are weighed. Design Language: The Chair recommended striking the clause regarding "exterior characteristics" from section 234-21 to avoid, unnecessary design prescription. 6. Approval of Minutes — None 7. Other Business Planning Staff reviewed the agendas for the next meeting. The meeting was adjourned upon a motion and a second, unanimous. Submitted by �4w Paulette Rosa Town Clerk PB 2026-09-15 (Filed 9128 PB 10/5) Pg. 11