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Home My WebLink AboutPB packet for 10-6-26 SWX Woods-conformance with motion re cladding-draft resol-dwgs PROPOSED RESOLUTION: Determination of Conformance- Cladding Materials Motion The Woods at SouthWorks Residential Development NYS Route 96B/Danby Road Tax Parcel No. 40.-3-3 Town of Ithaca Planning Board October 6, 2026 WHEREAS: 1. This action is the determination of conformance with the Motion made by the Planning Board at their meeting on September 15, 2026, relative to Town Code § 271-17F(6)(a)[2], specifically regarding the cladding materials associated with the proposed 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, sidewalk 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; 2. The Planning Board, at the meeting on September 15, 2026, reviewed revised project information regarding architectural cladding materials and façade design and made a Motion to approve the use of only secondary siding materials for 100% of the cladding materials instead of a design that followed the design guidelines outlined in Town Code, §271-17(F)(6)(d), finding that: a. The applicant met the burden of demonstrating why the proposed design was a superior alternative to a design that followed town guidelines, for the reasons set forth in their submittal from SWBR dated August 19, 2026, and b. The industrial nature of the existing site and the apartment buildings' location is set back enough from the residential street context; 3. The Planning Board, at the meeting on September 15, 2026, conditioned approval of the alternative building façade design 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; and 4. The Planning Board, at their meeting on October 6, 2026, has reviewed and accepted as adequate, a set of nine (9) revised undated drawings, prepared by SWBR, with sheets titled “Site Plan-The Woods,” “Imagery-The Woods” (two sheets with Views 1-3), “Exterior Elevations- C1” (two sheets, Before and After), “Exterior Elevations-C2” (two sheets, Before and After), and “Exterior Elevations-C3” (two sheets, Before and After); NOW, THEREFORE BE IT RESOLVED: Approval: That the Town of Ithaca Planning Board hereby approves the proposed building designs for Buildings C1, C2, and C3, as shown on the revised undated drawings, prepared by Page 2 of 2 SWBR, titled “Imagery-The Woods” (two sheets with Views 1-3), “Exterior Elevations-C1” (two sheets, Before and After), “Exterior Elevations-C2” (two sheets, Before and After), and “Exterior Elevations-C3” (two sheets, Before and After); finding that the proposal complies with the design strategy requested for Buildings C1, C2, and C3, as required in Whereas #3 above. Approval but requires modification-for staff review: That the Town of Ithaca Planning Board hereby approves most of the proposed building designs for Buildings C1, C2, and C3, as shown on the revised undated drawings, prepared by SWBR, titled “Imagery-The Woods” (two sheets with Views 1-3), “Exterior Elevations-C1” (two sheets, Before and After), “Exterior Elevations-C2” (two sheets, Before and After), and “Exterior Elevations-C3” (two sheets, Before and After); finding that the proposal largely complies with the design strategy requested for Buildings C1, C2, and C3, as noted in Whereas #3 above. However, the Applicant shall submit for review and approval by the Director of Planning or their designee, the following additional revisions to Buildings C1, C2, and C3, that show: a. … b. … c. … Denial-requires modification-for PB review: That the Town of Ithaca Planning Board hereby denies the proposed building designs for Buildings C1, C2, and C3, as shown on the revised undated drawings, prepared by SWBR, titled “Imagery-The Woods” (two sheets with Views 1- 3), “Exterior Elevations-C1” (two sheets, Before and After), “Exterior Elevations-C2” (two sheets, Before and After), and “Exterior Elevations-C3” (two sheets, Before and After); finding that the proposal does not comply with the design strategy requested for Buildings C1, C2, and C3, as noted in Whereas #3 above. The Applicant shall submit for Planning Board review revised drawings for Buildings C1, C2, and C3, that show: a. … b. … c. … Site Plan - The Woods BR BUILDING A1 BUILDING A2 BUILDING B1 BUILDING B2 BUILDING B3 BUILDING C1 BUILDING C2 BUILDING C3 PLAYGROUND DANBY ROAD MORS E P L A C E RIDE SHARE • • • TEN BIKE RACKS THAT FIT FIVE OR SEVEN BIKES EACH = 66 BIKES ONE CONTROLLED ACCESS BIKE CAGE WITH SEVEN E-BIKE CHARGING SPOTS AND SEVEN REGULAR PARKING SPOTS = 14 BIKES TOTAL = 80 BIKES CAN BE PARKED OUTSIDE ON SITE BIKE PARKING NOTE: SITE PLAN - THE WOODS NSCALE: 1" = 30' 0 30'60'120' NOTE from Town Planning staff: The following pages (9 total) were submitted for the 10/6/26 PB meeting, for consideration of conformance with PB motion made on 9/15/26 relative to cladding materials. Imagery - The Woods VIEW 1 VIEW 2 DANBY RD MORSE PLACE N 1 3 2 NOTE from Town Planning staff: This page was submitted for the 10/6/26 PB meeting, for consideration of conformance with PB motion made on 9/15/26 relative to cladding materials. Imagery - The Woods VIEW 3 NOTE from Town Planning staff: This page was submitted for the 10/6/26 PB meeting, for consideration of conformance with PB motion made on 9/15/26 relative to cladding materials. LINK TOC2 A1 A2 B1 B2 B3 C1 C2 C3 BEACON COMMUNITIES - THE WOODS EXTERIOR ELEVATIONS - C1 1 - FACING ROAD A2 - FACING COURTYARD 3 - FACING DRIVE C 3 1 2 PAC-CLAD 7/8" CORRUGATED PANELHEMLOCK GREEN JAMES HARDIE BOARD AND BATTENIMPERIAL GREEN (OR SIMILAR) FINEX PANEL JAMES HARDIE - SMOOTH PANELLIGHT MIST TRESPA PURA NFC 7" PLANKWESTERN RED CEDAR OMEGA-LITE ACM PANELCOPPERTONE (METALLIC) Exterior Elevations - C1 (43%) BEFORE NOTE from Town Planning staff: This page was submitted for the 10/6/26 PB meeting, for consideration of conformance with PB motion made on 9/15/26 relative to cladding materials. LINK TOC2 A1 A2 B1 B2 B3 C1 C2 C3 BEACON COMMUNITIES - THE WOODS EXTERIOR ELEVATIONS - C1 1 - FACING ROAD A2 - FACING COURTYARD 3 - FACING DRIVE C 3 1 2 PAC-CLAD 7/8" CORRUGATED PANELHEMLOCK GREEN JAMES HARDIE BOARD AND BATTENIMPERIAL GREEN (OR SIMILAR) FINEX PANEL JAMES HARDIE - SMOOTH PANELLIGHT MIST TRESPA PURA NFC 7" PLANKWESTERN RED CEDAR OMEGA-LITE ACM PANELCOPPERTONE (METALLIC) Exterior Elevations - C1 (43%) Dropped parapet height Dropped parapet height Vertically connected windows with contrasting light grey panels Trim surround Awning at 1st level windows Vertical trim Contrasting dark green window head trim Wood reveal cuts through copper band Awning at ground level windows facing sidewalk Vertically connected windows with contrasting light grey panels AFTER NOTE from Town Planning staff: This page was submitted for the 10/6/26 PB meeting, for consideration of conformance with PB motion made on 9/15/26 relative to cladding materials. LINK TOC3 LINK TOC1 A1 A2 B1 B2 B3 C1 C2 C3 BEACON COMMUNITIES - THE WOODS EXTERIOR ELEVATIONS - C2 1 - FACING ROAD A2 - FACING C3 3 - FACING DRIVE C4 - FACING COURTYARD 3 1 24 PAC-CLAD 7/8" CORRUGATED PANELHEMLOCK GREEN JAMES HARDIE BOARD AND BATTENIMPERIAL GREEN (OR SIMILAR)FINEX PANEL JAMES HARDIE - SMOOTH PANELLIGHT MIST TRESPA PURA NFC 7" PLANKWESTERN RED CEDAR OMEGA-LITE ACM PANELCOPPERTONE (METALLIC) Exterior Elevations - C2 (43%) BEFORE NOTE from Town Planning staff: This page was submitted for the 10/6/26 PB meeting, for consideration of conformance with PB motion made on 9/15/26 relative to cladding materials. LINK TOC3 LINK TOC1 A1 A2 B1 B2 B3 C1 C2 C3 BEACON COMMUNITIES - THE WOODS EXTERIOR ELEVATIONS - C2 1 - FACING ROAD A2 - FACING C3 3 - FACING DRIVE C4 - FACING COURTYARD 3 1 24 PAC-CLAD 7/8" CORRUGATED PANELHEMLOCK GREEN JAMES HARDIE BOARD AND BATTENIMPERIAL GREEN (OR SIMILAR)FINEX PANEL JAMES HARDIE - SMOOTH PANELLIGHT MIST TRESPA PURA NFC 7" PLANKWESTERN RED CEDAR OMEGA-LITE ACM PANELCOPPERTONE (METALLIC) Exterior Elevations - C2 (43%) Dropped parapet height Dropped parapet height Vertically connected windows with contrasting light grey panels Trim surround Vertical trim Contrasting dark green window head trim Awning at 1st level windows Wood reveal cuts through copper band Awning at ground level windows facing sidewalk Vertically connected windows with contrasting light grey panels AFTER NOTE from Town Planning staff: This page was submitted for the 10/6/26 PB meeting, for consideration of conformance with PB motion made on 9/15/26 relative to cladding materials. LINK TOC2 A1 A2 B1 B2 B3 C1 C2 C3 BEACON COMMUNITIES - THE WOODS EXTERIOR ELEVATIONS - C3 1 - FACING ROAD A2 - SIDE FACING ROUNDABOUT 3 - FACING DRIVE C4 - FACING C2 PAC-CLAD 7/8" CORRUGATED PANELHEMLOCK GREEN JAMES HARDIE BOARD AND BATTENIMPERIAL GREEN (OR SIMILAR) FINEX PANEL JAMES HARDIE - SMOOTH PANEL LIGHT MIST OMEGA-LITE ACM PANELCOPPERTONE (METALLIC) 1 23 4 Exterior Elevations - C3 (43%) BEFORE NOTE from Town Planning staff: This page was submitted for the 10/6/26 PB meeting, for consideration of conformance with PB motion made on 9/15/26 relative to cladding materials LINK TOC2 A1 A2 B1 B2 B3 C1 C2 C3 BEACON COMMUNITIES - THE WOODS EXTERIOR ELEVATIONS - C3 1 - FACING ROAD A2 - SIDE FACING ROUNDABOUT 3 - FACING DRIVE C4 - FACING C2 PAC-CLAD 7/8" CORRUGATED PANELHEMLOCK GREEN JAMES HARDIE BOARD AND BATTENIMPERIAL GREEN (OR SIMILAR) FINEX PANEL JAMES HARDIE - SMOOTH PANEL LIGHT MIST OMEGA-LITE ACM PANELCOPPERTONE (METALLIC) 1 23 4 Exterior Elevations - C3 (43%) Dropped parapet height Dropped parapet height Vertically connected windows with contrasting light grey panels Trim surround Vertical trim Contrasting dark green window head trim Awning at 1st level windows Wood reveal cuts through copper band Awning at ground level windows facing sidewalk Vertically connected windows with contrasting light grey panels AFTER NOTE from Town Planning staff: This page was submitted for the 10/6/26 PB meeting, for consideration of conformance with PB motion made on 9/15/26 relative to cladding materials