HomeMy WebLinkAboutPB Minutes 2022-04-19 TOWN OF ITHACA PLANNING BOARD
Shirley A. Raffensperger Board Room, Town Hall
215 North Tioga Street
Ithaca,New York 14850
Tuesday,April 19, 2022
Members of the public are welcome to attend in-person at Town Hall or virtually via Zoom. The public
will have an opportunity to see and hear the meeting live and provide comments in-person or through
Zoom (https://us06web.zoom.us/*/83643764382).
If the public would like to attend the meeting for viewing purposes only,it is recommended to watch the
livestream video on YouTube(httys://www.youtube.com/channel/UCC9vycXkJ6klVlibihCy7NQ/live).
AGENDA
7:00 P.M. SEQR Determination: Westhaven Homes Subdivision -Preliminary and Final Subdivision
Approval
7:00 P_M_ PITIRIAC HEARING: Consideration of Preliminary and Final Subdivision Approval for the
proposed Westhaven Homes Subdivision,located on the corner of Mecklenburg Road and
Westhaven Road, Town of Ithaca Tax Parcel No. 28.-1-26.22, Medium Density Residential
Zone and Plamied Development Zone No. 8. The project involves subdividing eight lots from
the EcoVillage at Ithaca, Inc. property for the purposes of single-family residential
development. This is an Unlisted Action under the State Environmental Quality Review Act and
is subject to environmental review. EcoVillage at Ithaca,Inc., Owner; Ken and Graham
Ottoson,Applicants/Agents.
7:30 P.M. SEQR Determination: Town of Ithaca Ridgecrest Water Improvement Project Booster Station-
Preliminary and Final Site Plan Approval
7:30 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval for the
proposed Town of Ithaca Ridgecrest Road Water Improvement Booster Station project located
at 172 Ridgecrest Road,Town of Ithaca Tax Parcel No. 45.-1-2.1,Medium Density Residential
Zone. The proposal involves installing a 195+/- square foot precast concrete structure adjacent
to the existing water tame. This is a Type II Action under the State Environmental Quality
Review Act and is not subject to environmental review. Town of Ithaca, Owner/Applicant;
Daniel Thacte,PE, Director of Engineering,Agent.
7:45 P.M. Consideration of a sketch plan for the proposed Strawberry Hill Residential Development,
located at the end of Harwick Road and Strawberry Hill Circle,Town of Ithaca Tax Parcel
No.'s 60.1-1-46.22 (Multiple Residence Zone)and 60.-1-34.2 (Medium Density Residential
Zone). The project involves the construction of a clustered, single-family residential
subdivision, consisting of 52 lots, along with open space, new roads,utilities, and stormwater
infrastructure. This is a Type I Action under the State Environmental Quality Review Act and is
subject to environmental review. Strawberry Hill Properties,LLC, Owner; Visum Development
Group,LLC, Applicant.
6. Persons to be heard.
7. Approval of Minutes: April 5, 2022
8. Other Business.
9. Adjounnnent.
Susan Ritter
Director of Planning
607-273-1747
NOTE:IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND,PLEASE NOTIFY
CHRIS BALESTRA AT 607-273-1747 or CBALESTRA(a>TOWN.ITHACA.NY.US.
(A quorum of four(4)members is necessary to conduct Planning Board business.)
Accessing Meeting Materials Online
Site Plan and Subdivision applications and associated pro,iect materials are accessible electronically on the Town's website
under"Planning Board"on the"Meeting Agendas"page(http://www.town.ithaca.nv.us/meeting-amendas).
TOWN OF ITHACA
NEW YORK
DEPARTMENT OF PLANNING
215 N.Tioga St 14850
607173.1747
AFFIDAVIT OF SERVICE BY MAIL AND POSTING & PUBLICATION
STATE OF NEW YORK ) SS.:
COUNTY OF TOMPKINS )
1, Abby Horner, Administrative Assistant for the Town of Ithaca being duly sworn, depose and say, that
deponent is not a party to the actions, is over 21 years of age with a professional address of 215 North Tioga
Street, Ithaca, New York.
That on the 13th day of April 2022, deponent served the within Notice upon the property owners within
500 ft. oft e properties and projects identified below for:
Consideration of Preliminary and Final Subdivision Approval for the proposed Westhaven Homes Subdivision, located on
the corner of Mecklenburg Road and Westhaven Road, Town of Ithaca Tax Parcel No. 28.-1-26.22
Consideration of Preliminary and Final Site Plan Approval for the proposed Town of Ithaca Ridgecrest Road Water
Improvernent Booster Station project located at 172 Ridgecrest Road,Town of Ithaca Tax Parcel No. 45.-1-2.1
By depositing same enclosed in a postpaid addressed wrapper, in a post office under the exclusive care and
custody of the United States Post Office Department within the State of New York, and that the attached notice
has been duly posted on the sign board of the Town Clerk of the Town of Ithaca on April 13, 2022, and the notice
has been duly published in the official newspaper, Ithaca Journal on April 13, 2022.
4...... ..................... .......... - --------------------
Abby tHoier, Administrative Assistant
Sworn to beft)re me on 2022.
Notary Public
BECKY L.JORDAN
NOTARY PUBLIC,STATE OF NEW YORK
Repstralion No,0 U06186381
Qualified in Tomp�kirm County
Commission Expires AML 19,20.All
TOWN OF IT14ACA PLANNING BOARD
PUBLIC HEARING NOTICE
The Planning Board will hold public hearings on Tuesday,April 19,2022,at the following times and on the
following matters:
7:00 P.M. Consideration of Preliminary and Final Subdivision Approval for the
proposed Wcsthaven Homes Subdivision, located on the comer of Mecklenburg Road and
Westhaven Road,Town of Ithaca Tax Parcel No.28.-1-26.22,Medium Density Residential
Zone and Planned Development Zone No. 8. The project involves subdividing eight lots
from the EcoVillage at Ithaca, Inc. property for the purposes of single-family residential
development. This is an Unlisted Action under the State Environmental Quality Review
Act and is subject to environmental review. EcoVillage at Ithaca, Inc., Owner; Ken and
Graham Ottoson,Applicants/Agents,
7:30 P. Consideration of Preliminary and Final Site Plan Approval for the proposed Town of Ithaca
Ridgecrest Road Water Improvement— Booster Station project located at 172 Ridgecrest
Road, To of Ithaca Tax Parcel No. 45.-1-2.1, Medium Density Residential Zone. The
proposal involves installing a 195+/-square foot precast concrete structure adjacent to the
existing water tank. This is a Type 11 Action under the State Environmental Quality Review
Act and is not subject to environmental review. Town of Ithaca,Owner/Applicant; Daniel
Thaete, PE, Director of Engineering,Agent.
Members of the public are welcome to attend in-person at Town all or virtually via Zoom. The public will
have an opportunity to see and hear the meeting live and provide comments in-person or through Zoom
(httr)s:HusO6web.zoom.us/i/83643764382). If the public would like to attend the meeting for viewing purposes
only, it is recommended to watch the livestrearn video on YouTube
qtube.qorWphanncl/UC nJOklVlibjh(;y7N,,Qjiyp).
Any person wishing to address the and will be heard. In addition, comments can be sent via email to
9, clerk rota J1tha1c.aft,..us up to the end of business the day of the meeting and all comments will be
forwarded to the board. Additional information is available at www.town.Ithacan u&
Susan Ritter,Director of Planning
TOWN OF I-rHACA PLANNING BOARD
PUBLIC HEARING NOTICE
Thai: Planning Board will hold public hearings on Tureseday,
April 19, 2022, at the following tirneas and on tlme fenllun*aa
Inrg matters:
7-00 ln.M. Consideration of Preliminary and Final uabadivi-
Sion Approval for the
proposed Westhaven H am s Subdivision, located on the
corner of'Mercklenbuarpd hxnaci and we:sthnaven beamed, Ie>nara
of Ithaca Tax Parcellwlun. T.l,-TM26. 2, Medium d�ernsity hesl- I
rederntiad Zones and Planned Deveioprnent Zone No. M The 1,
Project Involves +�bdIvi, In �� lotsr .frrarnn the i
coVillai„eaat,Ittaaca tnc. p�ropaefty for the psunrposes of M.
ogle-famf y residential development'
This is an Unlisted`Ac-
tion under the State,Environmental Quality Review Act
and is subject to environmental review'
coVillaa a atIthaca, .,Inc„ Owner, Kerr and Graham Cdttosom
Applicants/Agents,
7'.30 P.M. Consideration of Preliminary and Final"She Nan ,
Approval 'for the proposed " own of :Ithaca hicdgecrest
Road Abater Improvement-Booster Station p hn j d locat-
ed at 17 IRidd ecrest Road, 'Town of Ithaca Tax Parcel No.
4 .-1- ."i,:lJle ia.arrn Density Residential Zone. The propos-
al Involves ingtalding a 195+/'-square foot precast concrete 1,
structure adjacent to the existing water tank. This Is,a 1,
Type II Action under the State F'nvironrrnentaal Quality Re-
view act and Is not subject'+! to environmental review.
"Town of Ithaca, vvner/Appallcant„ Daniel 'Thaetea,PE, Di-
rector of Engineering,Agent.
Members of tkne"puablic are welcome to attend in-, eirson
at Town Hall or virtually via Zoom, The public:wdll have
an opportunity to see, and hear the rrreet:inrg live and pro-
vide cornrnents in-person or through Zoom (hattpas.//usO6w
eb.zoom.us/j/83643764382). If the public would bike to
attend the meeting for viewing purposes uses only, It Is rec-
orrnrrmenedecd to watch the livestrearn video on Yc:uTu be (km
ttpsl/www.youto,ibe.corn/channel/UCC9vycXlcJ6k VlibjhCys
7NQ/fivaej.
Any person wishing to address the board aewili be heard,
In addition, comrrnents can be sent via ernall to townclerk
to wn.ithaca,ny.uas up to the end of business the day of
the,meeting and all comments will be forwarded to the
board. Additional 'information is available at wvvw.town
ithnaca.ny.uas.
Susan Ritter, Director of Planning
T /22
TOWN OF ITHACA PLANNING BOARD
April 19, 2022
MINUTES
Board Member Present: Fred Wilcox, Greg Lindquist, Liz Bageant and Alternate Bill Arms
Virtual: Ariel Casper, Liebe Meier Swain, Chair, and Cindy Kaufman
Town Staff: Dan Thaete, and David O'Shea, Engineering; Marty Moseley, Codes; Paulette
Rosa, Town Clerk; Sue Ritter and Chris Balestra, Planning; Susan Brock, Attorney for the Town;
ITEM 1 Consideration of Preliminary and Final Subdivision Approval for the proposed
Westhaven Homes Subdivision, located on the corner of Mecklenburg Road and Westhaven
Road, Town of Ithaca Tax Parcel No. 28.-1-26.22, Medium Density Residential Zone and
Planned Development Zone No. 8. The project involves subdividing eight lots from the
EcoVillage at Ithaca, Inc. property for the purposes of single-family residential development.
This is an Unlisted Action under the State Environmental Quality Review Act and is subject to
environmental review. EcoVillage at Ithaca, Inc., Owner; Ken and Graham Ottoson,
Applicants/Agents.
OVERVIEW
Graham Ottoson explained their story of how they got involved with the immigrant community
years ago. They are one of many sponsors and now, the community is their extended family.
Recently, affordable housing has been closing and this concerned us and spurred us to
brainstorm on ideas and eventually we settled on purchasing this strip of land to build starter
homes for the community.
The location makes the most sense because it is on a bus line, close to Eco Village and yet the
city also.
Although final plans are not set, the basic plan is to build, high-efficiency green homes, about
20' X 30', two stories, no basements, and room for a garden.
David Herrick, T G Miller,presented and described the project in more detail on screen.
DISCUSSION
Ms. Kaufman asked if the Board would see specific plans for the homes before being asked to
approve the subdivision.
Ms. Balestra responded that they would not; this is a subdivision action only, not a site plan. The
Board's purview is only on the land subdividing.
PB 2022-04-19 (Filed 5/16) Pg. 1
Discussion on setbacks and the determining factor for measuring from the center of the road, or
the right-of-way was held at length, with Mr. Moseley stating that the Town Code defines the
measurement as from the ROW, which made the lots 200' x 100'.
Mr. Moseley explained the building permit process for newer members and how a stormwater
pollution prevention plan is required and approved and inspected by Engineering.
Other comments from the Board were related to the houses themselves and timing of the
building of the project, which are not relative to the action.
SEQR DETERMINATION
Corrections made to the Form and draft resolution to mirror the change in lot size description as
discussed as well as additional board approvals needed for build out.
PB Resolution 2022-013: SEQR
Preliminary & Final Subdivision Approval
Westhaven Homes Subdivision
Mecklenburg/Westhaven Road
Tax Parcel No. 28.4-26.22
Whereas:
1. This is consideration of Preliminary and Final Subdivision Approval for the
proposed Westhaven Homes Subdivision, located on the corner of Mecklenburg Road
and Westhaven Road, Town of Ithaca Tax Parcel No. 28.-1-26.22, Medium Density
Residential Zone and Planned Development Zone No. 8. The project involves
subdividing eight lots from the EcoVillage at Ithaca, Inc. property for the purposes of
single-family residential development. This is an Unlisted Action under the State
Environmental Quality Review Act and is subject to environmental review. EcoVillage at
Ithaca, Inc., Owner; Ken and Graham Ottoson, Applicants/Agents,
2. This is an Unlisted Action for which the Town of Ithaca Planning Board is acting in an
uncoordinated environmental review with respect to the project,
3. The Planning Board on April 19, 2022, has reviewed and accepted as adequate a
narrative, a subdivision plat titled "Subdivision Map Lands of EcoVillage at Ithaca, Inc.,
West Haven Road, Town of Ithaca, Tompkins County,New York,"prepared by T.G
Miller, P.C., dated 2/l/2022, amended 3/18/2022; three additional drawings prepared by
T.G Miller, P.C., titled "Westhaven Homes, Graham and Ken Ottoson, Town of Ithaca,
Tompkins County,New York" dated 03/04/2022, including Sheet C 10 1-Existing
Conditions Plan, Sheet C102-Schematic Site Utility Plan, and Sheet C201-Details; and
other application materials, and
PB 2022-04-19 (Filed 5/16) Pg. 2
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: Ariel Casper Seconded: Greg Lindquist
Vote: ayes—Lindquist, Casper, Kaufman, Wilcox, Bageant, and Meier Swain
PUBLIC HEARING
Ms. Meier Swain opened the public hearing at 7:40 p.m.
Collin Short spoke, saying he lives west of the proposed subdivision and owns the property with
his brother, who is also the present and for transparency, I am a builder also, although not a
developer.
Mr. Short stated that he does not dispute the medium-density zoning allowance for this but it
does not meet the statements in the Comprehensive Plan (CP) or the associated Future Land Use
Map.
He pointed out the sections of the CP that this project would not align with such as scenic views,
conservation of open land, land use map, established neighborhoods as well as going against the
stated preference for Form Based zoning the Town has been working on.
He stated that the density in the area is not this, most having more than an acre, and being single
level homes and Westhaven Road neighborhood should be considered an"established"
neighborhood as referenced in the CP and protected.
Mr. Short noted that there are no official restrictions,but there is precedent in that Longview had
to keep their heights down.
He said he was surprised EcoVillage wanted this in their Planned Development Zone and that
neighbors have signed a petition against the project.
He stated that he supports single story homes and would support a change to the EcoVillage PDZ
to allow this where there is already a supportive and close-knit community the immigrants could
join.
Mr. Short added that the notification came the Thursday before a holiday and the signage was
not visible,hindering time to research and prepare for this meeting.
PB 2022-04-19 (Filed 5/16) Pg. 3
Ms. Meier Swain stated that she wanted to address a few things before continuing.
The orange signs are a requirement to be posted, the mailing is not. That is done as a courtesy
only to neighbors within 500 feet of the property lines of the action. The notice is published in
the newspaper and posted to the Town's website, along with the agenda and materials. It is the
residents' responsibility to keep in touch and keep track of what their government, the Town, is
doing.
Mark Morris, Westhaven Rd spoke, saying he has lived there for over 40 years and he felt this
was rushed when there are no final plans to look at.
He said he is impressed with the project, but there are so many questions and he wasn't sure this
was the proper location and Eco Village has some land available that might be better suited.
He added that there have always been drainage issues in that area and the west side especially,
and he is concerned about how this project could make additional issues for neighbors.
Mr. Morris said it did not sound like what they were planning fits the character of the
neighborhood and may affect property values because of it, and although they have a right to sell
the land, and the buyer has the right to build what they want, the neighbors also have a right to be
concerned about their own property and its value.
Bradford Smith spoke, saying he is a resident of EcoVillage and wanted to clear up some
misunderstandings of fact.
First, these lots are not part of EcoVillage, Inc. and not part of the Planned Development Zone,
so no changes are needed to that. When EcoVillage began, these lots were purposely kept as
medium density residential zoned for the possibility of sale and development.
Secondly, there is not possibility of building further up the hill as that land is part of the Finger
Lands Land Trust and not available for any type of development or building.
Nancy spoke, saying she is concerned about the ability for these to be resold on the open market.
Brent Katzman spoke, saying that he wanted to voice his wholehearted support for this project
and although he can understand and appreciate some of the concerns raised, he also has an acute
awareness of the lack of affordable housing and very little single-family housing built in the
county for a number of years.
He added that he participated in the Scenic View Committee many years ago and while those
concerns can be respected, the views were shot across the norther side of Mecklenburg Rd and
the goal was to preserve that view down into the lake valley. There are beautiful views down the
eastern slope but there are opportunities, not only on Westhaven Rd but further down west for
affordable housing and these people are doing the right thing and should be supported.
PB 2022-04-19 (Filed 5/16) Pg. 4
Elan Shapiro spoke, saying that she lives at EcoVillage and agrees with Bradford about the
inability to build on the EcoVillage road,but, mainly, she can understand how someone on
Westhaven Rd would want to keep the character of the neighborhood exactly as it is, as this
doesn't math, but we are in a changing world and this is a situation where people are being
generous and trying to make housing available to people who have had a traumatic experience.
These people are hardworking and very responsible and their families are larger and living in
single story homes doesn't fit and this will be a big improvement in a town that needs more
affordable housing.
She said she didn't think it affects any basic views and isn't a threat, it's just a change, it is
different, but not a major change.
Debbie Mitchell spoke, saying she has lived on Westhaven Rd since the 1950s and seen some
changes over the years, but this would be the most drastic change. It is not in character with any
of the existing houses and these houses with 25-foot setbacks would be looming right over the
road and much closer than any other houses and completely different than anything else that is
there.
She said that over the years, she has gone to many of these Planning Board meetings when
EcoVillage was happening, and they made certain promises about this piece of land, such as that
it would stay agricultural and that it was going to be orchards. When that one lot was subdivided
next to this parcel, they said that they were not going to subdivide anymore. Nothing in writing,
but those promises were made, and they have quite a bit of land where they live that would be
much more appropriate, in keeping with the Eco village idea of keeping a halo or a donut of
agricultural land around the residential land, and they could put these much closer to them and
not near the road.
Ms. Mitchell said she had some concerns about the way these houses are being subsidized and if
there would also be a subsidy to keep these houses up and maintain them to the norms of the
neighborhood. It isn't just the cost of a house, it is the taxes and the maintenance of them.
Valerie Rockney spoke, and there were audio issues,but the crux of her statement was that
EcoVillage Inc. which owns the land is entirely separate from the EcoVillage residential
cooperative. There is no connection other than one resident of EcoVillage is proposing to help
the refugees in this way.
There was no one else wishing to speak and the public hearing was closed at 8:17 p.m.
DISCUSSION
Ms. Meier Swain asked for comments on what was heard.
Ms. Balestra explained that this parcel is medium density residential and residential use and not
part of the planned development zone.
PB 2022-04-19 (Filed 5/16) Pg. 5
Ms. Ritter explained that the Scenic Resources inventory does not include this area,but
Westhaven was considered noteworthy, but the Town has not regulations in place to protect
scenic resources yet.
Ms. Balestra added that if you look at the contour map from Westhaven Rd to this property, there
is a slope and there is a 60' difference in grade and the height requirements for any home would
be 20' and not interfere.
Ms. Ritter stated that we are in the process of changing our zoning,but that does not mean you
can use that regulation wise, you simply can't develop that way. Until any revisions are in place,
they do not apply.
Ms. Balestra summarized the "established neighborhood" terminology and this was used as a
descriptor of areas that are already developed primarily with single family homes and
townhouses with access to municipal utilities and an average for a neighborhood is 2 —4 units
per acre which means the proposal is actually much closer to what the Comprehensive Plan is
describing than the existing homes on Westhaven Rd.
Mr. Wilcox said there are a couple of themes running through all the comments, both submitted
and spoken tonight, that are saying this is something we should not approve and it doesn't meet
the character in size of lot and home. But, we are not the board that considers that type of
question for this type of action; that would be the elected Town Board to make changes to the
laws and Code.
He said he understands that these types of subdivisions are emotional because many vacant lots
are used by people and children, but this is a legal subdivision under the Code.
Mr. Wilcox said he was bothered that he can't consider some questions and aspects of the project
that were disclosed, but that is not this board's purview.
Some discussion followed on the permitting and inspection processes during construction.
SEQR DETERMINATION
Minor changes to the SEQR form and resolution to reflect discussion items above.
PB Resolution 2022-013: SEQR
Preliminary & Final Subdivision Approval
Westhaven Homes Subdivision
Mecklenburg/Westhaven Roads
Tax Parcel 28.4-26.22
Whereas:
5. This is consideration of Preliminary and Final Subdivision Approval for the
proposed Westhaven Homes Subdivision, located on the corner of Mecklenburg Road and
PB 2022-04-19 (Filed 5/16) Pg. 6
Westhaven Road, Town of Ithaca Tax Parcel No. 28.-1-26.22, Medium Density Residential
Zone and Planned Development Zone No. 8. The project involves subdividing eight lots from
the EcoVillage at Ithaca, Inc. property for the purposes of single-family residential
development. This is an Unlisted Action under the State Environmental Quality Review Act
and is subject to environmental review. EcoVillage at Ithaca, Inc., Owner; Ken and Graham
Ottoson, Applicants/Agents,
6. This is an Unlisted Action for which the Town of Ithaca Planning Board is acting in an
uncoordinated environmental review with respect to the project,
7. The Planning Board on April 19, 2022, has reviewed and accepted as adequate a narrative, a
subdivision plat titled "Subdivision Map Lands of EcoVillage at Ithaca, Inc., West Haven
Road, Town of Ithaca, Tompkins County,New York,"prepared by T.G Miller, P.C., dated
2/1/2022, amended 3/18/2022; three additional drawings prepared by T.G Miller, P.C., titled
"Westhaven Homes, Graham and Ken Ottoson, Town of Ithaca, Tompkins County, New
York" dated 03/04/2022, including Sheet C 101-Existing Conditions Plan, Sheet C 102-
Schematic Site Utility Plan, and Sheet C201-Details; and other application materials, and
8. 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: Apiel Casper Seconded: Greg Lindquist
Vote: ayes—Lindquist, Casper, Kaufman, Wilcox, Bageant, and Meier Swain
DETERMINATION
Minor changes made to the resolution and a condition for filing documents prior to the issuance
of a building permit.
PB Resolution 2022-014: Preliminary & Final Subdivision Approval
Westhaven Homes Subdivision
Mecklenburg/Westhaven Roads
Tax Parcel No. 27.4-26.22
Whereas:
1. This is consideration of Preliminary and Final Subdivision Approval for the
proposed Westhaven Homes Subdivision, located on the corner of Mecklenburg Road and
PB 2022-04-19 (Filed 5/16) Pg. 7
Westhaven Road, Town of Ithaca Tax Parcel No. 28.-1-26.22, Medium Density Residential
Zone and Planned Development Zone No. 8. The project involves subdividing eight lots from
the EcoVillage at Ithaca, Inc. property for the purposes of single-family residential
development. This is an Unlisted Action under the State Environmental Quality Review Act
and is subject to environmental review. EcoVillage at Ithaca, Inc., Owner; Ken and Graham
Ottoson, Applicants/Agents,
2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting in an
uncoordinated environmental review with respect to the project,has, on April 19, 2022, 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
3. The Planning Board, on April 19, 2022,has reviewed and accepted as adequate a narrative, a
subdivision plat titled "Subdivision Map Lands of EcoVillage at Ithaca, Inc., West Haven
Road, Town of Ithaca, Tompkins County,New York,"prepared by T.G Miller, P.C., dated
2/1/2022, amended 3/18/2022; three additional drawings prepared by T.G Miller, P.C., titled
"Westhaven Homes, Graham and Ken Ottoson, Town of Ithaca, Tompkins County, New
York" dated 03/04/2022, including Sheet C 101-Existing Conditions Plan, Sheet C 102-
Schematic Site Utility Plan, and Sheet C201-Details; and other application materials;
Now therefore be it resolved:
1. 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 Westhaven Homes Subdivision, as shown on the plans noted in Whereas #3 above,
subject to the following conditions:
a. Before the issuance of any building permits:
i. Submission for signing by the Chairperson of the Planning Board of an original and
three dark lined prints of the approved final subdivision plat, revised to show
approximate proposed easement locations, and labeling "Westhaven Road" as one
word and not two wherever it is written,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,
ii. Filing of this Planning Board resolution in the Tompkins County Clerk's Office,
indexed to all relevant lots, and submission to the Planning Department of proof of
such filing,
PB 2022-04-19 (Filed 5/16) Pg. 8
iii. Approval by the Town Board of the concept and location of any water and sewer
lines, mains, and related infrastructure to be conveyed to the town,
iv. Acceptance by the Town Board, and completion and dedication to the town, of any
water or sanitary sewer lines and related infrastructure to be conveyed to the town,
v. Receipt of a Highway Work Permit for all work within the town right-of-way,
vi. Approval by the Town Board, full execution and filing of sanitary sewer and water
easement(s) granted by EcoVillage to the Town of Ithaca for the maintenance and
access to the water and sewer infrastructure along Westhaven Road; such easements
shall be satisfactory to the Attorney for the Town and the Town of Ithaca Public
Works Department,
vii. Approval by the Town Board, full execution and filing of a water easement granted
by Barbara Parker to the Town of Ithaca for the maintenance and access to the water
infrastructure; such easement shall be satisfactory to the Attorney for the Town and
the Town of Ithaca Public Works Department,
viii. Approval by the Town Board, full execution and filing of a sewer easement granted
by Jane Atkin to the Town of Ithaca for the maintenance and access to the sewer
infrastructure; such easement shall be satisfactory to the Attorney for the Town and
the Town of Ithaca Public Works Department,
ix. Satisfaction of any other items that are listed in the Engineering Department memo
written by David O'Shea and Daniel Thaete, dated 04/08/2022 that aren't
specifically listed above and need to be met before the issuance of a building permit,
and
b. As deemed necessary by the Attorney for the Town to assure that each of the relevant lots
has access to (i) every relevant part of the shared driveways, and(ii) all stormwater,
water, and sewer infrastructure serving the relevant lot, upon the initial conveyance of
each lot, filing in the Tompkins County Clerk's Office of the necessary access and/or
utility easements that have been approved by the Attorney for the Town; such filing shall
be made at the time of the recording of the deed for the conveyed lot, and proof of such
filing shall be submitted to the Planning Department within 5 days of the filing.
Moved: Liebe Meier Swain Seconded: Fred Wilcox
Vote: ayes—Casper, Kaufman, Wilcox, Bageant, and Meier Swain
nays—Lindquist
Item 2 Consideration of Preliminary and Final Site Plan Approval for the proposed Town of
Ithaca Ridgecrest Road Water Improvement—Booster Station project located at 172 Ridgecrest
Road, Town of Ithaca Tax Parcel No. 45.-1-2.1, Medium Density Residential Zone. The
proposal involves installing a 195+/- square foot precast concrete structure adjacent to the
PB 2022-04-19 (Filed 5/16) Pg. 9
existing water tank. This is a Type I1 Action under the State Environmental Quality Review Act
and is not subject to environmental review. Town of Ithaca, Owner/Applicant; Daniel Thaete,
PE, Director of Engineering, Agent.
OVERVIEW
Mr. Thaete gave a brief overview of his detailed memo supplied in the packet.
Board members thanked him for his detailed explanation of the reasons for the siting of the pump
station and acknowledged that it is a necessary, although sometimes unpleasant, needed facility.
PUBLIC HEARING
Ms. Meier Swain opened the public hearing at 8:56 p.m. There was no one present or wishing to
address the Board and the hearing was closed.
DETERMINATION
No Further discussion.
PB Resolution 2022-015: Preliminary and Final Site Plan Approval
Ridgecrest Rd Water Improvements- Booster Station
Tax Parcel No. 45.4-2.1
172 Ridgecrest Road
Whereas:
1. This action is the consideration of Preliminary and Final Site Plan Approval for the
proposed Town of Ithaca Ridgecrest Road Water Improvement—Booster Station project
located at 172 Ridgecrest Road, Town of Ithaca Tax Parcel No. 45.-1-2.1, Medium
Density Residential Zone. The proposal involves installing a 195+/- square foot precast
concrete structure adjacent to the existing water tank. Town of Ithaca, Owner/Applicant;
Daniel Thaete, PE, Director of Engineering, Agent,
2. This is a Type I1 Action,pursuant to 6 NYCRR Section 617.5(c)(9) 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 the
"construction or expansion of a primary or accessory/appurtenant, non-residential
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." Thus,
approval of the site plan is not subject to review under SEQR, and
PB 2022-04-19 (Filed 5/16) Pg. 10
3. The Planning Board, at a Public Hearing held on April 19, 2022, has reviewed and
accepted as adequate an Engineers Report,prepared by Daniel Thaete, PE- Director of
Engineering, dated 3/18/2022, along with a drawing (Sheet G100) titled "Town of Ithaca,
Ridgecrest Road Water Improvements Project, Ridgecrest Proposed Tank Site Plan,"
prepared by the Town of Ithaca Engineering Department, dated 3/17/2022; and other
application materials;
Now therefore be it resolved:
1. That the Town of Ithaca Planning Board hereby waives certain requirements for
Preliminary and Final Site Plan Approval, as shown on the Preliminary and Final Site
Plan Checklists,having determined from the materials presented that such waiver will
result in a significant alteration of neither the purpose of site plan control nor the policies
enunciated or implied by the Town Board; and
2. That the Town of Ithaca Planning Board hereby grants Preliminary & Final Site Plan
Approval for the proposed booster station located at 172 Ridgecrest Road, Town of
Ithaca Tax Parcel No. 45.-1-2.1, as described in Whereas # 3 above.
Moved: Greg Lindquist Seconded: Ariel Casper
Vote: ayes—Lindquist, Casper, Kaufman, Wilcox, Bageant, and Meier Swain
Item 3 Consideration of a sketch plan for the proposed Strawberry Hill Residential
Development, located at the end of Harwick Road and Strawberry Hill Circle, Town of Ithaca
Tax Parcel No.'s 60.1-1-46.22 (Multiple Residence Zone) and 60.-1-34.2 (Medium Density
Residential Zone). The project involves the construction of a clustered, single-family residential
subdivision, consisting of 52 lots, along with open space, new roads, utilities, and stormwater
infrastructure. This is a Type I Action under the State Environmental Quality Review Act and is
subject to environmental review. Strawberry Hill Properties, LLC, Owner; Visum Development
Group, LLC, Applicant.
Ms. Meier Swain noted for the benefit of the public in attendance both virtually and in person,
that this is a sketch plan and there is no public hearing scheduled. Given the time, the Board
would determine after the overview whether they would like to hear some comments from the
public at this point, stressing that there will be a public hearing as the process continues.
Ms. Balestra added that all comments submitted via email have been shared with staff and the
Board.
OVERVIEW
Patrick Braga, , VP of Development shared screen and gave a presentation on the proposed
project.
PB 2022-04-19 (Filed 5/16) Pg. 11
Key Points
• 53 homes, 12000-15000 square feet, with a walking trail,park on 2 cul-de-sacs to reduce
traffic
• Preserve the woods, houses instead of apartments, numbering less than what is allowed
by zone right now
• Develop an intergenerational neighborhood due to the proximity of various workplaces,
entertainments, trails, and shopping
• Lots and house style vary in sizes and shapes to avoid industrial or barracks look and be
more of a neighborhood feel
• Communicating with the existing Eastwood Commons residents
Jamie Gensel, Civil Engineer for the project went through the facilities and infrastructure
Key Points
• Public Water and Sewer, working on capacity issues with both municipalities
with standard conveyance to the town or develop a Homeowners Association or separate
Water/Sewer District
• Stormwater still being designed, with calculations still needing to be done
• Significant soil and grading movement, may be intertwined with stormwater pollution
plan
DISCUSSION
Mr. Wilcox discussed concerns with traffic and emergency access when using a cul-de-sac
design and a secondary means of ingress and egress associated with that type of safety concern.
Mr. Thaete added that the Town is very aware of stormwater issues in that area and will be
working with the developers to address them.
Mr. Arms echoed Mr. Wilcox's concerns on access traffic flow, but he thought there were
serious problems with sending traffic to Honness lane and their junctions with Judd Falls and
Rte. 79 and possibly a lighted intersection,but this layout is not good.
Mr. Moseley added that when a subdivision of lots is greater than 30 lots, NYS requires two
ingress/access points and this may require a State variance if they do not or cannot meet that and
he explained the process, as well as NYS regulations for turnarounds for emergency services.
Mr. Gensel responded that they would definitely be working with the fire department.
Mr. Braga responded that the neighbors are adamant about not introducing new traffic to the area
and they have ideas for limited secondary access for emergency services, but also added that the
number of houses proposed is less than what is permitted as of right.
PB 2022-04-19 (Filed 5/16) Pg. 12
Ms. Bageant followed up saying she visited the site before seeing a lot of the comments
submitted and she is also concerned about the traffic flows.
She stated that she was surprised with the natural space that has been used by the neighbors and
she would like to see the open space carefully thought out and not just where it is convenient.
Mr. Thaete noted that if these roads and the utilities are being considered to be conveyed to the
town, there are additional needs and wants around those and added layers.
Mr. Wilcox asked about road frontage issues.
Mr. Gensel responded that there are two-landlocked parcels,but if a road were put in, it would
exacerbate the traffic that neighbors are concerned about, but that is all being kept in mind.
Mr. Thaete noted that we do not have any separate water districts in the town and that would be a
big lift, and, it seems 3 houses are planned on an existing easement, so that needs to be looked at.
Mr. Gensel acknowledged that and said he has been looking at options and ideas after the sketch
was done, and we are all ears for comments early in the process.
Mr. Lingquist stated that he agrees with the circulation concerns expressed, and asked if there
was consideration of sidewalks to create a neighborhood feel.
Mr. Braga said he has mixed feelings about that and mixed modes of transportation and
Eastwood and Strawberry Hill areas do not have sidewalks and insist that they are walking
communities, and we don't want to create a sidewalk to nowhere.
Ms. Kaufman asked them to discuss vegetation and plantings.
Mr. Braga responded that the neighbors have asked for some type of berm and privacy and that
seems reasonable to look at,but the houses and lots will be up to the people themselves. We will
have an entrance feature and retain the woods in the back.
Ms. Kaufman asked about fences and Mr. Braga responded that that would also be up to the
owner of the home.
Mr. Gensel added that the neighbors were concerned about a few trees being maintained and the
lots were adjusted to accommodate that. He added that they still have to ground test for the trail
and we are not going to remove those high-value trees unless it was absolutely necessary for
some reason.
He added that it is a beautiful place and he would be visiting again once the trees foliage pops
and also taking some drone images to get a better feel for the sites natural features.
Ms. Balestra noted that the town does have a sidewalk law that requires sidewalks in
subdivisions that was not in place when Eastwood Commons went in.
PB 2022-04-19 (Filed 5/16) Pg. 13
Ms. Brock asked about the open space and Mr. Braga responded that that would be public park
land, for everyone.
Ms. Meier Swain discussed having comments from the public, and given the time of almost
IOpm and more items on the agenda, she suggested giving 10 minutes to comments and give
each 1 minute or so to speak. The Board agreed.
Public Comments
Concerns about traffic and changing/giving ingress/egress to Strawberry Hill and Sunnyview
Lane to Eastwood Ave and not keeping them channeled to Rte. 79 would really change the
traffic pattern for Eastwood Ave. as well as parking, especially during snowplowing season, as
two cars cannot pass each other as it is.
Commenters noted they had submitted comments and appreciated the Developers and the Boards
time and efforts in this.
Mr. Brage stated that he really appreciates the feedback they have gotten and all of it will be put
in a matrix to aid in further discussion and planning.
DETERMINATION
No further discussion.
PB Resolution 2022-016: Lead Agency—Declaration of Intent
Strawberry Hill Residential Development
Tax Parcel No.'s 60.1-1-46.22 and 60.4-34.2
Harwick Road & Strawberry Hill Circle
Whereas:
1. The Town of Ithaca Planning Board, at its meeting on April 19, 2022, considered a Sketch
Plan for the proposed Strawberry Hill Residential Development, located at the end of
Harwick Road and Strawberry Hill Circle, Town of Ithaca Tax Parcel No.'s 60.1-1-46.22
(Multiple Residence Zone) and 60.-1-34.2 (Medium Density Residential Zone). The project
involves the construction of a clustered, single-family residential subdivision, consisting of
52 lots, along with open space, new roads, utilities, and stormwater infrastructure. Strawberry
Hill Properties, LLC, Owner; Visum Development Group, LLC, Applicant, and
2. The proposed project, which requires site plan approval by the Planning Board, is a Type I
action pursuant to Chapter 148 of the Town of Ithaca Code regarding Environmental Quality
Review, because it involves the construction of more than thirty new residential units that
will be connected(at commencement of habitation) to community or publicly owned utilities
(§148-5.B(2)); now, therefore, be it:
PB 2022-04-19 (Filed 5/16) Pg. 14
Resolved That the Town of Ithaca Planning Board hereby proposes to establish itself as lead
agency to coordinate the environmental review of the proposed actions, as described above, and
be it further
Resolved That the Town of Ithaca Planning Board hereby requests the concurrence of all
involved agencies on this proposed lead agency designation, said concurrence to be received by
the Town of`Ithaca Planning Department within thirty days from the date of notification to the
involved agencies.
Moved: Fred Wilcox Seconded: Liebe Meier Swain
Vote: ayes - Lindquist, Casper, Kaufman, Wilcox, Bageant, and Meier Swain
Item 4 Persons to be heard None
Item 5 Approval of Minutes— one
Item 6 Other Business
Discussion on the logistics of hybrid and challenges of the existing microphone system, The
Board decided to go only virtual until the new system is in, expected by the end of May.
Meeting adjourned at 10:10 p.m. upon a motion by Mr. Wilcox, seconded by Ms, Meier Swain,
unanimous,
Submitt y
Paulette Rosa
Town Clerk
P13 2022-04-19(Filed S/16) pg. 15