HomeMy WebLinkAboutPC Minutes 2024-11-21 Town of Ithaca Planning Committee
Thursday,November 21,2024
(Aurora Conference Room and on Zoom)
Minutes
Committee members present: Rich DePaolo, Chair; Rod Howe,Margaret Johnson 3:15-4:00 p.m.
Board/Staff members: Director of Planning C.J. Randall; Director of Codes Marty Moseley; Town
Sustainability Planner Hilary Swartwood; Town Senior Planner Mike Smith; Town Civil Engineer Justin
McNeal.
Guests. Susan Cosentini,proposed Amabel Cottage Court. Scott D'Vileskis-via Zoom
1. Persons to be heard: None.
2. Committee announcements and concerns: None
3. Approval of September meeting minutes: Rieft ,
4.Amabel Cottage Court concept (revised) proposal presentation. Susan Cosentini provided an
updated narrative and revised proposal depicting a twelve one-bedroom cottage residential community
off Five Mile Dr/Inlet Rd. The updated concept shows conversion of the large gravel area(encumbered
by a NYS easement), into 17 parking spaces and one electrical pedestal. The revision comes after
receiving a letter indicating"no objections to the general concept"by the US Army Corps of Engineers
via a letter dated 11/22/2024 and a similar correspondence from NYS DEC on 10/29/2024. Parking
spaces (but no structures) is proposed to be located in the easement area, which is a revision from the
previous design concept presented to the Planning Committee in July that showed garages under the
cottages.
C.J. noted the close proximity of the Black Diamond trail, retail/shopping plazas and the NYS Parks as
amenities as well. Town Planner Nick Quilty-Koval is setting up a meeting with DEC and the US Army
Corps regarding the encumbered area as a follow up to their e-mail and letter correspondence. A recent
(9/5/2024) site visit with US Army Corps led to some conflicting information and the Planning
Department and Engineering also wanted to follow up after the revised design plan.
The Planning Committee did not note any opposition to the general concept after reviewing the
materials provided. The applicant was given general feedback that the committee was in favor of the
project proposal advancing to the next steps. Marty asked Susan to make sure the Stream Setbacks are
shown on the new survey and proposed site plan.
5. Green New Deal Action Plan 2025-26 review. Sustainability Planner Hilary Swartwood presented
an overview of the Green New Deal Action Plan. The Plan was summarized, and the key goals were
outlined. Goals within the next two years will address a wide range of topics including Buildings and
Facilities; Energy Sources; Fleet; Institutionalization and Implementation; Land Use; Transportation;
Wastewater; Water and Purchasing. Specific goals will be identified for two-year periods and be re-
evaluated annually. A table showing the 2025-2026 Green New Deal Action Plan was included with the
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information which included a change of an added column with the Town's most closely related
Comprehensive Plan goals alongside the GND Goal. This table was presented, discussed and broken
down by sector. Each goal, action, priority, department responsible and ways to measure the progress
proposed for 2025-2026 were listed.
Brief highlights were the recent updates to the Green Fleet Inventory and Greenhouse Gas inventory
closer to completion. 2025 was noted as a big year for two of the goals, first meeting the electricity
needs for the Town government operations with 100%regionally sourced renewable electricity—this is
dependent on other agencies and the reality of it was questioned. The second was to reduce emissions, or
create offsets, from the Town fleet of vehicles by 50% from the 2010 levels. The 2010 baseline data has
discrepancies that are causing difficulties. Therefore the 2021 Government Greenhouse Inventory for
government operations cannot be compared. This goal is likely the first to be completed from the table,
achievable by reducing emissions by at least 10% and the remaining emissions being offset with
purchasing renewable energy credits. Community Choice Aggregation was mentioned as a helpful
resource and is awaiting progress from NYS PSC. The NYS Energy code applying only to new
construction was also mentioned and ongoing potential updates to that by NYS Codes Council. Carbon
sequestration was another item briefly discussed, and Hilary mentioned possibly working with Cornell
University; looking at how they are calculating carbon sequestration currently may be a beneficial
starting point for potential Town action. The Deconstruction policy piece has also had work completed
by a recent Town intern and a draft is expected in March of 2025. Margaret noted there is State level
deconstruction legislation being drafted and model ordinances are being reviewed. Margaret will
connect with Hilary on this Deconstruction state level legislation draft proposal along with Gretchen
Worth of the Susan Christopherson Center for Community Planning.
The Town Board will be presented with the goals and Action Plan after the committee input and could
revise as necessary in the future as well. Hilary noted the Resolution has the goals listed but not the
subgoals and she asked is the sub goals need Town Board inclusion for input in the resolution or what
the intent was. It was concluded that any changes could come from the Planning Committee level first as
needed.
Margaret noted transportation and sidewalk projects happening that are not directly related to
sustainability and the Green New Deal Action Plan and C.J. went over the Planning Department
involvement overall with current transportation projects. Margaret noted interest in improving bike and
sidewalk networks for carbon reduction. C.J. noted the Town Transportation plan and sidewalk priority
list is active and current however funding dependent for implementation. Transportation was highlighted
as one of the four sectors that is in the Green New Deal Action plan as well that need focus. C.J. asked
whether the Committee wanted the sidewalk priorities to be re-evaluated again and be built into the
Capital Improvement Plan. Margaret said yes.
TCAT was brought up and the Town not being a paid member seat therefore not having bargaining
power directly with that entity related to public transportation however some partnership could be made
done for specific areas in the town for shelters and improvements along existing routes. This topic of a
full seat is a Budget Committee issue (and financial decision for the Town Board) and can be brought to
there if there is interest from town board members.
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C.J. added that TCAT is involved in the Charrette process for the proposed West Hill Conifer TND and
is engaged to consider improvements to West Hill/Cayuga Medical area connections. Rod noted that
Town Board will receive a Town Comprehensive Plan update from the Planning Department at the next
meeting which may help new members as well. C.J. mentioned the Site Design Criteria Manual work
with Engineering and Barton & Loguidice as well that will help guide developers.
Hilary asked if the Committee wanted her back for further discussion before giving the presentation to
the Town Board? It was concluded that there are some more broad language issues to be addressed such
as the community input part and meeting the community needs, are there more formal ways to ensure
the public is engaged to meet the Green New Deal Goals that could be looked at by the Planning
Committee at a future meeting however not urgent before the presentation to the Town Board.
Margaret asked about a Transportation Demand Management Policy for the Town? C.J. noted that is
part of the developer's environmental review requirements to provide and TDM is a very common piece
of the transportation analysis portion for new development.
6. Review of Conservation Board memo 10/29/24 relative to Moratorium on the installation of
plastic carpet. Senior Planner Mike Smith was available for questions related to the memo submitted to
the Town Board by the Conservation Board asking for consideration of a Moratorium on the installation
of plastic carpet. There were links in the memo to the Zero Waste Ithaca research that have documented
concerns. Additional links were provided to a January 2025 ban on PFAS substances in carpeting sold in
NYS as well as two pending NYS Senate Bills related to establishing a moratorium on the installation of
synthetic turf pending a comprehensive health study and the other providing for the public health study
by the NYS Dept of Health on the installation of synthetic turf.
It was noted that the memo is likely due to both Ithaca College and Cornell University projects that have
involved artificial turf and more are proposed. The real grass alternative also has environmental issues
and concerns that the Conservation Board has discussed.
Rich asked if there is a way to compel applicants to comply with pending NYS legislation or are there
alternatives in the interim to avoid forever chemicals? C.J.referenced the CALS letter from Frank Rossi
that was submitted with the Meinig Fieldhouse materials to the City about alternatives and the intentions
for CU's willingness to comply with the NCAA Division I athletics requirement for the proposed fields
along with the upcoming NYS plastic carpet mandate and a plant-based infill will be used. The letter
was passed to the Committee for review. It was agreed that a three-year time frame for a moritorium
without justification, study or local government initiative the Town may receive push back knowing
what the State has in effect in phases already. The Game Farm Road Field Hockey Field was briefly
explained as not needing infill and the plant based will meet the needs of the applicant. Rich asked if the
plant-based material mitigates the PFAS or microplastic concerns raised? Town Civil Engineer Justin
McNeal added information about filtration in the stormwater management system that proposes to help
reduce microplastics and also added information about the layers being different and no infill proposed
for the proposed Game Farm Road Field Hockey field.
The Committee concluded to consult with the Town Attorney about the timing of the NYS legislation,
incoming projects and under what circumstances a moratorium would be legally justifiable .. Margaret
noted being in favor of it to study the environmental impacts more, Rich noted the impacts have been
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studied however the mitigation measures would be site dependent and those questions are worth asking
counsel before making a decision or reply to the Conservation Board by year end. C.J. added that the
NYS DEC will do an environmental review as part of the Title 33 Carpet Collection Program law
phasing info effect in January 2025 that may identify helpful information we well.
7.Discussion of potential amendments to Short-term uses in Town Code Chapter 270-219.7
(Zoning). The committee continued the previous discussion of potential changes to the STR code
number of allowable days, on large parcels with large setbacks in lower dense areas of the town,
Conservation Zones and possibly Ag Zones. C.J. updated the committee that the maps used for the
initial code in 2019-2021 focused on LDR and MDR zones only and identified lots that were 2,3 & 5
acres in size and those were used for the increased allowable days in those two zones currently. Rich
asked if setbacks from structures (not property lines) could be added in with the LDR zones (MDR not
necessary), along with Conservation Zones for updated mapping to see how many larger parcels (3 & 7
acres)would be affected by any proposed changes. Public/encumbered lands would be excluded.
Setback from a structure could become a problem and the enhanced STR privileges could be revoked if
a new structure were built after the change in legislation. Marty went over the existing setbacks (from
property lines) in Conservation zones and noted that the GIS system would be used for what is existing
and is approximate in nature.
It was stated that any changes would not be as a result of one parcel or property owner, the law was
enacted knowing there could be changes needed over time to the restrictions without creating negative
impact to others.
Zoom meeting guest Scott D'Vileskis asked about the principal residency requirement, when and why
that was added to the Conservation and Ag Zones. He followed the legislation process, and it was
unclear why that part was added to the Conservation Zone at the end of the drafting process. That piece
is the prohibitive part in his situation which excludes anyone's ability who owns property in a
Conservation Zone and wants to use and rent it but lives primarily elsewhere.. The area zoning variance
process is not able to support an exception to residency requirement. Lakefront zoned were brought up
and Rich noted the historic difference in the use of homes on the lake as seasonal and rentals by nature
versus the use of farms in Conservation Zones.
Changing the principal residency requirement in Conservation Zones was not a change proposed by
committee members at this time. It was also noted that there is an existing increase in days allowable in
Conservation, AG, LDR and MDR zones larger than 3 acers more than 40 feet from the lot line or one
other exception to allow up to 90 days.
6. Staff updates and reports.
C.J. updated on the following:
The Historic Preservation Ordinance will be brought back after questions raised by Marty. The
Deconstruction work could complement this and will be brought back to the Planning Committee in the
near future.
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Safe Streets 4 All (SS4A)project has an upcoming virtual session on 12/9/2024 at 6:00 & 6:45 p.m.
along with an in-person open house session at Town Hall on 12/11/2024 from 4-6 p.m. Information will
be posted and shared with the public on the website and interested parties via e-mail.
Re-Zoning
MWII PDZ revisions after sketch plan presentation to the Planning Board will be back to the Planning
Committee in December.
A change in the project management team has occurred within the Conifer West Hill TND project and
early concept review continues. The second Charrette is in the development process and the date has not
been formalized yet.A walking tour is scheduled for 11-22-24 at the Oak Woods portion of the site and
some Planning staff will attend. January is the next expected concept review meeting.
Amabel Cottage Court-discussed previously-may move forward for concept review.
Into 2025-Flood Damage Prevention Local Law (Town Code Chapter 157) may need amendments per
the NYS DEC; NYS is also updating Freshwater Wetlands Regulations (Town Chapterl61).
RaNic Golf Club is off the real estate market.
7. Next meeting date and upcoming agenda items: Thursday December 19, 2024, 3:00 p.m.
The Town of Ithaca Planning Committee meeting concluded at 4:24 p.m.
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