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HomeMy WebLinkAboutPB Minutes 2019-10-01TOWN OF --ITHAC - A - PLANNING BOARD Shirley A. Raffensperger Board Room, Town Hall 215 North 'rioga Street Ithaca, New York 14850 ln-e-ts-du,-Q caber�L2-01-9 AGENDA 7:00 P.M. PUBLIC HEARING: The Planning Board will consider rescinding the September 3, 2019 Planning Board resolution (PB Resolution No. 2019-022)and then consider Preliminary and Final Site Plan Approval arid Special Permit for the proposed Cornell University Friedman Wrestling Centeraddition proJect, located on the Cornell University campus at 610 Campus Road,'rown of IthacaTax parcel No. 67,-1-13.2, Low Density Residential Z(rne, and a small portion in the City of Ithaca oil Tax Parcel, No. 31 -1-1.2.The project includes tile consmiction of a 5,500+/- square foot building addition to the rear of the existing Wrestling Center facility. The addition will replace a port.ion of the existing parking lot at the Wrestling Center to accommodate the increasing needs of the facility's programming by adding spaces for a locker room, practice gyrn, fitness space, lounge and other uses related to the facility. The project also includes reconfiguring the parking area to accommodate the addition, along with new storinwater facilities and other site work, Cornell University, Owner; Rachel Kissinger, Cornell Engineering and Project Management, Applicant; Kris Cochran, Moody Nolan Architects, Agent, 7:10 P.M. SEER Determination.-, Overbaugh 2 -Lot Subdivision, 1027 Elmira Road. 7;10 P.M. PUBLIC HEARING: Consideration of preliminary and Final Subdivision Approval for tile proposed 2 -lot subdivision located at 1027 Elmira Road, Town of Ithaca]", ax Parcel No, 35.- 1-7. 1, Light Industrial Zone. 1'he proposal involves subdividing the, 11.6 +/- acre parcel into a 7.3 +/- acre vacant parcel (P'arcel A) and a 43 +/- acre parcel containing the existing propane storage business (Parcel 13). Thomas G. Overbaugh and Kathleen Overbaugh, Owners/Applicants. 4, Presentation and diSCLISSi011 of the Town of Ithaca's draft New Neighborhood Code. Persons to be heard Approval of Minutes: September 17, 2019 Other Business Adjournment Susan Ritter Director of Planning 273-1,747 NOTE: IF ANY MEMBER OFTHE PLANNING BOARD IS UNABLE TO ATTEND, PLEASE NOTIFY SANDY POLCE A'1' 273-1747 or SPOLCEO,, I'OWN.V- I'll A 'A.N N "AJ S '. (A quorum of four (4) members is necessary to conduct Planning Board business.) Accessing Meeting Materials Online Site Plan and Subdivision applications and associated project materials are accessible electronically on the Town's website under "Planning Board" on the "Meeting Agendas" page .... . . . ... . ..... TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesday, October 1, 2019 By direction of the Chairperson of the Planning Board, NOTICE IS HEREBY GIVEN that Public Hearings will be held by the Planning Board of the Town of Ithaca on Tuesday, October 1, 2019, at 215 North Tioga Street, Ithaca, N.Y., at the following times and on the following matters: 7:00 P.M. The Planning Board will consider rescinding the September 3, 2019 Planning Board resolution (PB Resolution No. 2019-022) and then consider Preliminary and Final Site Plan Approval and Special Permit for the proposed Cornell University Friedman Wrestling Center addition project, located on the Cornell University campus at 610 Campus Road, Town of Ithaca Tax Parcel No. 67.4-13.2, Low Density Residential Zone, and a small portion in the City of Ithaca on Tax Parcel No. 31.4-1.2. The project includes the construction of a 5,500+1- square foot building addition to the rear of the existing Wrestling Center facility. The addition will replace a portion of the existing parking lot at the Wrestling Center to accommodate the increasing needs of the facility's programming by adding spaces for a locker room, practice gym, fitness space, lounge and other uses related to the facility. The project also includes reconfiguring the parking area to accommodate the addition, along with new stormwater facilities and other site work. Cornell University, Owner; Rachel Kissinger, Cornell Engineering and Project Management, Applicant; Kris Cochran, Moody Nolan Architects, Agent. 7:10 P.M. Consideration of Preliminary and Final Subdivision Approval for the proposed 2 -lot subdivision located at 1027 Elmira Road, Town of Ithaca Tax Parcel No. 35.-1-7.1, Light Industrial Zone. The proposal involves subdividing the 11.6 +l- acre parcel into a 7.3 +/- acre vacant parcel (Parcel A) and a 4.3 +/- acre parcel containing the existing propane storage business (Parcel B). Thomas G. Overbaugh and Kathleen Overbaugh, Owners/Applicants. Said Planning Board will at said time and said place hear all persons in support of such matters or objections thereto. Persons may appear by agent or in person. Individuals with visual impairments, hearing impairments or other special needs, will be provided with assistance as necessary, upon request. Persons desiring assistance must make such a request not less than 48 hours prior to the time of the public hearing. Susan Ritter Director of Planning 273-1747 Dated: Monday, September 23, 2019 Publish: Wednesday, September 25, 2019 TOWN OF ITHACA AFFIDAVIT OF POSTING AND PUBLICATION I, Sandra Polce, being duly sworn, depose and say that I am a Senior Typist for the Town of Ithaca, Tompkins County, New York; that the following Notice has been duly posted on the sign board of the Town of Ithaca and that said Notice has been duly published in the local newspaper, The Ithaca Journal. Notice of Public Hearings to be held by the Town of Ithaca Planning Board in the Town of Ithaca Town Hall 215 North Tio a Street Ithaca New York on Tuesday, October 1 2019 commencing at 7:00 P.M., as per attached. Location of Sign Board used for Posting: Town CIerk Sign Board -- 215 North Tioga Street. Date of Posting: September 23, 2019 Date of Publication: September 25, 2019 Sandra Polce, Senior Typist Town of Ithaca STATE OF NEW YORK) SS: COUNTY OF TOMPKINS) Sworn to and subscribed before me this 25`h day of September 2019. Notary Public �' ��EBORRFI K�CL•E'! Ro#agPublic, State•af; New York �Na.', o KE,302507.3 Qualified in schuyler�.County-3 Commission Expires May 17, 20 ._..._ AJOVONAt TOWN OF ITHACA PLANNING BOARD Tuesday, October 1, 2019 Minutes Planning Board Members: Fred Wilcox, Liebe Meier -Swain, John Beach, Jennifer Karius, and Joseph Hafeli, Yvonne Fogarty Absent: Cindy Kaufman Town Staff: Chris Balestra, Planner; Dan Tasman, Planner; Marty Moseley, Code Enforcement Officer; David O'Shea, Engineering; Susan Brock, Attorney; Jasmin Cubero, Deputy Town Clerk Call to Order Mr. Wilcox called the meeting to order at 7:02 PM Agenda Item 1: Public Hearing: The Planning Board will consider rescinding the September 3, 2019 Planning Board resolution (PB Resolution No. 2019-022) and then consider Preliminary and Final Site Plan Approval and Special Permit for the proposed Cornell University Friedman Wrestling Center addition project, located on the Cornell University campus at 610 Campus Road, Town of Ithaca Tax Parcel No. 67.-1-13.2, Low Density Residential Zone, and a small portion in the City of Ithaca on Tax Parcel No. 31.-1-1.2. The project includes the construction of a 5,500+1- square foot building addition to the rear of the existing Wrestling Center facility. The addition will replace a portion of the existing parking lot at the Wrestling Center to accommodate the increasing needs of the facility's programming by adding spaces for a locker room, practice gym, fitness space, lounge and other uses related to the facility. The project also includes reconfiguring the parking area to accommodate the addition, along with new stormwater facilities and other site work. Cornell University, Owner; Rachel Kissinger, Cornell Engineering and Project Management, Applicant; Kris Cochran, Moody Nolan Architects, Agent. Mr. Wilcox noted that it was stated at the last Planning Board meeting that if a GML letter from the County with recommendations is received, it would need to be discussed at this meeting. Mr. Wilcox said he has an issue with the County's letter, specifically that they "determine that the project may have negative inter -community or countywide impacts" and their recommendation is that the applicant document that they considered four energy saving elements for new construction in their plan development process. He went on to say that he felt that was absurd; if the act of documenting is all that needs to be done, how is the lack of that documentation a negative inter -community or countywide impact? Mr. Wilcox stated that he agrees that Cornell has responded sufficiently to the four energy saving elements as recommended and fulfilled the recommendation. Given that, the Board needs a majority of four, not a super majority of five. Mrs. Brock agreed that Cornell has met the County's recommendation and therefore this Board is not going against their recommendation and does not need a super majority. PB 2019-10-01 (Approved 12-18) Pg. 1 Mr. Wilcox asked planning staff if the only difference in the resolution before them tonight is the addition of the first resolve, which rescinds previous resolution, and the dropping of the emergency access review from the fire department. Ms. Balestra stated there were no substantive differences between the adopted resolution and the resolution on the table other than changing of dates. Mr. Wilcox opened the public hearing at 7:07 p.m.; there was no one wishing to address the Board on this topic and the hearing was closed. The resolution was moved and seconded for discussion. Ms. Brock added a reference to the County's letter in the fourth whereas where the various documents reviewed by the Board were listed. Acceptable. Ms. Karius stated that she appreciated the step by step response by the applicant and asked about the Lake Source Cooling aspect and if that was really good for our lake? The representatives stated that there is ongoing monitoring of the Lake Source Cooling program and the potential effects on the lake. It is a very efficient use of the cooling of the campus by pumping cold water through a closed loop system and utilizes solar power also. Ms. Karius said she understands that, but is it good for our lake.... Mr. Wilcox intervened saying he was not going to allow the discussion to be about Lake Source Cooling. Ms. Karius responded that it is a valid questions and Mr. Wilcox said he understands that, but he wasn't sure the appropriate people were present to address those questions. The representative explained that Lake Source Cooling monitoring is a separate department and they could answer written questions required by the Town if so asked. Mr. Wilcox said if it is an issue, it is an issue better brought to the Town Board, not this Board. PB RESOLUTION 2019-028: Preliminary and Final Site Plan Approval, Special Permit Cornell Friedman Wrestling Center Addition Tax Parcel No. 67.-1-13.2 610 Campus Road Town of Ithaca Planning Board, October 1, 2019 WHEREAS: 1. This action involves consideration of Preliminary and Final Site Plan Approval and Special Permit for the proposed Cornell University Friedman Wrestling Center addition project, located on the Cornell campus at 610 Campus Road, Town of Ithaca Tax Parcel No. 67.-1- 13.2, Low Density Residential Zone. The project includes the construction of a 5,500+1 - PB 2019-10-01 (Approved 12-18) Pg. 2 square foot building addition to the rear of the existing Wrestling Center facility. The addition will replace a portion of the existing parking lot at the Wrestling Center to accommodate the increasing needs of the facility's programming by adding spaces for a locker room, practice gym, fitness space, lounge and other uses related to the facility. The project also includes reconfiguring the parking area to accommodate the addition, along with new stormwater facilities and other site work. Cornell University, Owner; Rachel Kissinger, Cornell Engineering and Project Management, Applicant; Kris Cochran, Moody Nolan Architects, Agent; 2. This is a Type II Action, pursuant to 6 NYCRR Section 617.5(c)(10) 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 "routine activities of educational institutions, including expansion of existing facilities by less than 10,000 square feet of gross floor area and school closings, but not changes in use related to such closings." Thus, approval of the site plan and special permit are not subject to review under SEQR; 3. The Planning Board, following a public hearing on September 3, 2019, took a final action on the project by voting to approve the project, with conditions, before reviewing the recommendations outlined in a letter (dated August 26, 2019) sent by the Tompkins County Department of Planning and Sustainability, pursuant to NYS General Municipal Law §239. The county determined that the project may have negative inter -community or county -wide impacts, and recommended that the applicant document that they considered the four energy elements for new construction projects outlined in the "Tompkins County Energy Recommendations for New York Construction (2018)"; and 4. The Planning Board, at a public hearing held on October 1, 2019, has reviewed and accepted as adequate a narrative, a letter from CU dated September 24, 2019 responding to Tompkins County's General Municipal Law letter (this item added to the whereas on 10/8 — copies may have been sent out prior to that date), a Stormwater Pollution Prevention Plan, sheets titled "Friedman Wrestling Center Addition And Renovation, Cornell University, Ithaca, NY," dated June 4, 2019, including sheets C101 -C105 and C201- C202, along with a "Design Development Building Plan", "Elevations" sheet, and "Sections" sheet, prepared by Moody Nolan, and other application materials; NOW THEREFORE BE IT RESOLVED: 1. That the Planning Board Resolution No. 2019-022, dated September 3, 2019 is hereby rescinded in its entirety; and 2. 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 property's physical site characteristics are sufficiently sized and located for the proposed addition, which will fit easily over an existing parking lot. PB 2019-10-01 (Approved 12-18) Pg. 3 B. The proposed structure design and site layout are compatible with the surrounding area. • The proposed building addition is designed to match the existing building (scale, height, building materials) and is similar to other educational structures on properties that surround the project. The proposed site layout is similar to the existing site and is also similar to the site layouts on properties that surround the project. 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 proposal will create noise and vibration during construction, but the impacts will be temporary. 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 will have a positive effect on community infrastructure and services by meeting the needs of the Wrestling Center with more program space. The surrounding roadways, water and sewer facilities, police, fire and other protective services are of adequate capacity to accommodate the proposed use. E. The proposed use, structure design, and site layout will comply with all the provisions of the Town Code and with the Town of Ithaca Comprehensive Plan. F. 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. • Proof that the site layout is designed for safe access for emergency vehicles has been provided by the Ithaca Fire Department. 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 proposal includes protecting and maintaining existing landscaping. H. To the extent deemed relevant by the Planning Board, the proposed use or structure complies with all the criteria applicable to site plan review set forth in Chapter 270, Zoning. AND BE IT FURTHER RESOLVED: 1. That the Town of Ithaca Planning Board hereby grants Preliminary & Final Site Plan Approval for the proposed Cornell University Friedman Wrestling Center addition project, located on the Cornell campus at 610 Campus Road, as described in the set of site plan drawings noted in Whereas # 3 above, subject to the following conditions: a. Before issuance of a building permit, submission of a fully executed (signed) Memorandum of Understanding (MOU) between the City of Ithaca and Town of Ithaca, PB 2019-10-01 (Approved 12-18) Pg. 4 specifying responsibility for all building permits, certificates of occupancy, certificates of compliance, and all code -related inspections; b. Before issuance of a building permit, submission of lighting specification sheets for any proposed outdoor lighting. All outdoor lighting shall comply with the Town of Ithaca Outdoor Lighting Law, with LED color temperatures not exceeding 3000k; c. Before issuance of a building permit, submission of the revised engineering materials outlined in the Engineering Memorandum written by Dan Thaete, dated 8/26/2019; and 2. That the Town of Ithaca Planning Board hereby authorizes, according to Section 270-227 (A) (4) of the Town Code, the standard 180 square foot parking space to be reduced to no less than 136 +/- square feet, finding that the reduction will not cause any adverse effects on the project, on the surrounding properties, or on the neighborhood. Moved: Fred Wilcox Seconded: John Beach Vote: Ayes — Wilcox, Beach, Haefeli, Karius, Fogarty and Meier -Swain Agenda Item 2: SEQR Determination: Overbaugh 2 -Lot Subdivision, 1027 Elmira Road. Mr. Beach recused himself from this application/item. Mr. Overbaugh summarized the subdivision, saying that he had an offer on a portion of this property from the Finger Lake Lands Trust, which he did not accept, but it got him thinking about the fact that he does not need the property and so he should divide it off and sell it. There were no questions or changes to the SEQR. PB RESOLUTION 2019-029: SEQR Preliminary and Final Subdivision Approval Overbaugh 2 -Lot Subdivision 1027 Elmira Road Tax Parcel No. 35.4-7.1 Town of Ithaca Planning Board, October 1, 2019 WHEREAS: This is consideration of Preliminary and Final Subdivision Approval for the proposed 2 -lot subdivision located at 1027 Elmira Road, Town of Ithaca Tax Parcel No. 35.-1-7.1, Light Industrial Zone. The proposal involves subdividing the 11.6 +/- acre parcel into a 7.3 +/- acre vacant parcel (Parcel A) and a 4.3 +/- acre parcel containing the existing propane storage business (Parcel B). Thomas G. Overbaugh and Kathleen Overbaugh, Owners/Applicants; 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is the lead agency in the environmental review with respect to the project; 3. The Planning Board on October 1, 2019, has reviewed and accepted as adequate a subdivision map entitled "Subdivision Map, No. 1027 Elmira Road, Town of Newfield and PB 2019-10-01 (Approved 12-18) Pg. 5 Town of Ithaca, Tompkins County, New York", prepared by T. G. Miller P.C., dated 8/21/2019, and other application materials; and 4. Town planning staff has recommended a negative determination of environmental significance with respect to the proposed Subdivision Approval; NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with Article 8 of the Environmental Conservation Law and 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced action as proposed, based on the information in the EAF Part 1 and for the reasons set forth in the EAF Parts 2 and 3, and, therefore, an Environmental Impact Statement will not be required. Moved: Meier -Swain Seconded: Fogarty Vote: ayes — Wilcox, Meier -Swain, Fogarty, Karius and Haefeli Recused: Beach Agenda Item 3: PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed 2 -lot subdivision located at 1027 Elmira Road, Town of Ithaca Tax Parcel No. 35.-1-7.1, Light Industrial Zone. The proposal involves subdividing the 11.6 +/-acre parcel into a 7.3 +/- acre vacant parcel (Parcel A) and a 4.3 +/- acre parcel containing the existing propane storage business (Parcel B). Thomas G. Overbaugh and Kathleen Overbaugh, Owners/Applicants. Mr. Wilcox opened the public hearing at 7:15 p.m.; there was no one wishing to address the board and the hearing was closed. Mr. Wilcox asked the reasoning was for retaining the little triangle on parcel a. Mr. Overbaugh stated that at one time they were looking at putting a railroad (sign ? — inaudible) in but it became economically unfeasible but he wanted to retain the railroad frontage. Mrs. Brock asked about the rights of access indicated in the plat and if those remain unimpeded? Mr. Overbaugh said that he didn't believe those were ever granted and Ms. Brock stated that maybe a previous owner did because they are shown on the deed and the plat and therefore, they are legal. Mr. Overbaugh said there is a right of way to get to the land beyond that which is about a 60' foot ROW, but we have verbally allowed the owners of that land to use our driveway so they don't have to go further down the road to use that. Mrs. Brock asked if the subdivision line is drawn in such a way that the 15' ROW that parcel b has will still exist? Mr. Overbaugh said he wasn't sure that was legally there either, but if you look at where the triangle is, that ROW is fully in parcel b. PB 2019-10-01 (Approved 12-18) Pg. 6 Some discussion followed and Ms. Brock was satisfied that the line was drawn to preserve the ROW. Mr. Wilcox stated that he researched the property with Ms. Balestra, and this is one of two properties in the Town of Ithaca where the use for Adult Entertainment is allowed. Discussion followed and Ms. Balestra noted that any such use, if it could meet all the setbacks, would still have to come before both the Planning Board and Zoning Board of Appeals for various approvals. Additional discussion regarding adult entertainment and the associated requirements were discussed. Ms. Karius asked how the proposed action is consistent with the Comprehensive Plan, just to get an insight into how that was determined. Ms. Balestra got the Comprehensive Plan and responded that it envisions this area to be more of the same; right now it is in its natural state, parcel a in particular, is a 7 acre lot and if it were zoned Conservation, the minimum lot size would be 7 acres, so we see this as in compliance with the Comp Plan. Ms. Balestra added that if there were a particular development proposed for the property, that would be something this Board would consider, and staff would look at that particular proposal in context of the Comp Plan. This is a straight -forward subdivision of property into two parcels, we stop our analysis there. Mr. Haefeli asked about parcel b where it looks like there is a Row where vehicles could get on and off the tracks? Mr. Overbaugh said that is not a ROW, but we have allowed them to use it because it is easier. It is permission, not a legally granted ROW. Mr. Wilcox closed the Public Hearing at 7:30 pm. PB RESOLUTION 2019-030: Preliminary and Final Subdivision Approval Overbaugh 2 -Lot Subdivision 1027 Elmira Road Tax Parcel No. 35.4-7.1 Town of Ithaca Planning Board, October 1, 2019 WHEREAS: 5. This is consideration of Preliminary and Final Subdivision Approval for the proposed 2 -lot subdivision located at 1027 Elmira Road, Town of Ithaca Tax Parcel No. 35.-1-7.1, Light Industrial Zone. The proposal involves subdividing the 11.6 +/- acre parcel into a 7.3 +/- acre vacant parcel (Parcel A) and a 4.3 +/- acre parcel containing the existing propane storage business (Parcel B). Thomas G. Overbaugh and Kathleen Overbaugh, Owners/Applicants; PB 2019-10-01 (Approved 12-18) Pg. 7 6. This is an Unlisted Action for which the Town of Ithaca Planning Board, as lead agency in the environmental review with respect to the project, has on October 1, 2019, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and Parts 2 and 3 prepared by the Town Planning staff, and 7. The Planning Board on October 1, 2019, has reviewed and accepted as adequate a subdivision map entitled "Subdivision Map, No. 1027 Elmira Road, Town of Newfield and Town of Ithaca, Tompkins County, New York", prepared by T. G. Miller P.C., dated 8/21/2019, 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 Subdivision Approval, as shown on the Preliminary and Final Subdivision Checklists, having determined from the materials presented that such waiver will result in a significant alteration of neither the purpose of subdivision control nor the policies enunciated or implied by the Town Board; and 2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed subdivision located at 1027 Elmira Road, as shown on the survey map noted in Whereas 43 above, subject to the following condition: a. Signing by the Chairperson of the Planning Board of an original and three dark lined prints of the approved final subdivision plat, prior to filing with the Tompkins County Clerk Office, and submission of a copy of the receipt of filing to the Town of Ithaca Planning Department. Moved: Beach Seconded: Meier -Swain Vote: Ayes — Meier -Swain, Karius, Wilcox, Haefeli and Fogarty Recused: Beach Agenda Item 4: Presentation and discussion of the Town of Ithaca's draft New Neighborhood Code (NNC). Ms. Ritter described the process so far and the committees and working groups that have helped draft this document as well as numerous meetings with town staff and departments. Ms. Ritter noted that the Planning Board has seen Form Based Code inspired language in some PDZ's but those were written around a specific proposal whereas the NNC is laying out development rules in advance, which Mr. Tasman will get into. The Town's 2014 Comprehensive Plan specifically recommends this approach for specific areas of the town with the goal being to create really great neighborhoods where people want to live and to utilize the land and infrastructure more efficiently and sustainably than has been in the past with large lot subdivisions that are now predominant in the town. PB 2019-10-01 (Approved 12-18) Pg. 8 Ms. Ritter turned the presentation to Mr. Tasman adding that he had a key role in the working group and is the one who drafted the language that the working group would then discuss and mold and shape into what the document is now. Mr. Wilcox stated that it seems there are two very difficult roles; introduce form -based zoning to the Town of Ithaca and update our zoning to match the Comprehensive Plan and that is to be lauded. Ms. Ritter responded that right now it is just this NNC, these new neighborhoods, and then the tweaking of our existing zoning and getting design standards will follow. Mr. Tasman gave the presentation of the NNC. Questions Mr. Wilcox asked if anyone had done an analysis of what building under this code versus what it costs under the current code? For example, putting in the infrastructure, putting in the roads that meet the standards, etc. Will it become more expensive? Mr. Tasman responded that per residence, it will be cheaper; per mile of utility line etc., because you are looking at development with higher densities so more residences and uses along a road. He said there have been studies done, not for our town, but for others, that found that TND cost of infrastructure is cheaper than conventional. Ms. Fogarty said she did read the NNC, and asked how does it work? It looks like you have these three places you are thinking about developing; one on King Rd and one on East Hill, but where on West Hill? Ms. Balestra used the presentation slide of the Land Use Map from the Comprehensive Plan to show an area near Bundy/Mecklenburg/Westhaven Roads. Ms. Ritter explained the color coding and levels of development. Some would be a gradual growth. Discussion followed on the difference in those areas between conventional layout and NNC. Ms. Ritter explained that we anticipate interested landowners who have already shown interest in doing something in some of these areas and we would work with them on ideas. We would start with a neighborhood plan with an idea of what kind of housing, commercial and mixed uses envisioned that gets discussed and fleshed out and then it turns into specific zoning. This is a collaborative process between the Town of Ithaca and the landowners in those areas. The Town does not propose a certain plan and seek out developers, but those landowners start to talk about possibilities with the Town. PB 2019-10-01 (Approved 12-18) Pg. 9 Ms. Ritter explained that not all landowners will want to or be able to do something now and some may be redeveloping existing structures; you have a single story and maybe you want to redevelop it with a store and three apartments on top. The idea is to come together with a neighborhood plan so that everything comes together. Ms. Fogarty asked how this is different from Ms. Cosentini's proposal on 13A? Mr. Tasman responded that she is one owner developing one stand alone subdivision. NNC is rather a process to build a larger neighborhood. We don't have the luxury of having large spans of undeveloped land but rather smaller owners working together to start a NNC working with neighboring owners for present and future expansion/development. Although there are multiple owners, it will look and act like a singular development. More discussion followed and Ms. Ritter said we are working with landowners and the zoning or NNC would be crafted in such a way as to allow expansion and other owners adding to the start of an NNC to build it out or complete it. It is not an overnight process. Ms. Liebe -Swain noted that there were a lot of sessions on this at the recent Planning Convention and Mr. Tasman said it is very popular in the West and Buffalo has a very successful use of this type of development. The Board discussed next steps and Ms. Ritter noted there is a public meeting on October 26Th here at Town Hall and Mr. Wilcox suggested putting it on the November or December agenda for more discussion. Mr. Tasman added that the main focus is to make this user-friendly and he welcomed comments on that from the Board. Ms. Fogarty said she found it very easy to understand and it was very straightforward. Her questions are more around how we will get people to buy into this rather than the NNC itself. She said it is a great document. There was some discussion on what the impetus was for this and Ms. Ritter explained how the Comprehensive Planning Committee started this almost 10 years ago at the start of the revision of the now adopted 2014 Comp Plan. Ms. Karius asked how it changes what the Planning Board does and Ms. Kaufman noted that it says there will be less applications for the Planning Board. Mr. Tasman said that will be because this document will spell out a lot of the types of things the Planning Board usually suggests or requires. Many of the things our current Code allows the Planning Board to "may" or "can" suggest are now firm requirements in the NNC. Mr. Wilcox added that landscaping seems to be a big Planning Board back and forth with applicants and it seems this NNC clearly spells that out. Ms. Ritter added that landscaping requirements are focused on the public areas, not individual structures or areas. PB 2019-10-01 (Approved 12-18) Pg. 10 Mr. Tasman gave examples of the Buffalo Code such as parking in the back, alleyways etc. The NNC does have some items that are a strong "should" so there is still room for negotiations with developers and landowner groups. The NNC does spell out a lot of the minutia that sometimes comes to the Board. Ms. Karius asked about the Energy Code and Mr. Tasman said there is a section that the State Energy Code comes before the NNC. This is a master plan guide. Ap.enda Item 5 Persons to be heard Greg Colucci stated that he just moved from Denver and he loves Form Based Zoning and he has an application in to be a board member and lie just wanted to see how the meeting was. Resident asked about public hearings and how she could find the draft and Mr. Tasman said it would be on the website and Ms. Ritter said there will be a press release and legal notice for public hearings. Agenda Item 6 Approval of Minutes Moved by Mrs. Liebe -Swain and second by Mr. Haefeli; unanimous with Mr. Wilcox abstaining. Agenda Item 7 Other Business October 7"' 2 lot subdivision Agenda Item 8 Adjournment Meeting was adjourned at 8:37 p.m. Pg. 11