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HomeMy WebLinkAboutPB Minutes 2019-11-19J'OWN OF ,IT - IJACA PLANNING BOARD Shirley A. Raffensperger Board Roorri, Town Halt 215 North Tioga Street Ithaca, New York. 14850 "rues day,�Npyeiribe,.E 192QI 9 AGENDA 7:�00 P.M. SER Determination: Doucet 2 -Lot Subdivision, 237 King Road East (formerly 202 Troy Road). 7:00 P.N1. 1)1 B111C HEARING: Consideration of Prefirninary and Final Subdivision Approval for the proposed 2 -lot subdivision located at 237 King Road East (formerly 2,02 Troy Road),Town of Ithaca Tax Parcel No. 45.-2-8, Low Density Residential Zone. The propoS� 'd involves subdividing the 239+/- acre parcel into two parcels, with Parcel A" (.98+/- acres' ,) containing a residence and accessory buildings, and Parcel "B" (1.4Q)+/- acres) being vacant with two ponds, woods and as portion cif lawn along the Troy Road frontage. Camille Doucet, Owner/Applicant,; George Adams, Agent. 7:15 P.M. SEQR Determination: Alex Way Subdivision, I I Alex Way, 14 Alex Way, 15 Alex Way and 128 Honness Lane. 7:15 P.M. PUBLIC HEARINC,: Consideration of Prelirninaryand Final Subdivision Approval for the proposed subdivision located at I I Alex Way, 14 Alex Way', 15 Alex Way and 128 f-lonness Lane, Town offtnaca,rax Parcel No.'s 60, 1-25.21, 60,,-1-25.22, 60.-1-2.5.23 and 6O.- 1 -2 11, Medium Density Residential Zone. The proposal involves subdividing the three existing lots of Alex Way to create six new residential lots, with Lot I containing the existing residence at I I Alex Way, The pi-Oposal also involves subdividing strip from the north edge of' 128 Holiness Lane which will become part of Lots 5 and 6. The project will also involve improving Alex Way, extension of water and sewer lines, and stormwater facilities. Giora and Lirnor Fix, Owners/Applicants. 730 P.M. SEQR Determination: West Hit] Water Tank 2 -Lot Subdivision, 52 Rachel Carson Way. 7:30 P.M. PUBC'rLI HEAJRING: Consideration of Preliminary and Final, Subdivision, Approval for the proposed 2�-lot subdivision located at 52, Rachel Carson Way,'"Fown of Ithaca Tax Parcel No. 28.-1-26.22, Planned Development Zone No. 8,. The proposal involves subdividing a 0.482 +/- acre, parcel, containing the existing Town of Ithac'a water tank, frorn the: 1,41 .5 +/- acre parcel. EcoVillage at Ithaca, Inc., Owner; Town of Ithaca, Applicant; f)aniel Thaete, P.E., Senior Civil/Town Engineer, Agent, Consider a reconinienclation to the Town Board regarding the Town of Ithaca's draft New Neighborhood Code. Consider a recornixiendation, to the Town Board regarding the Chairperson of the Planning Board for 2020. Persons to he heard to. Approval of Minutes,: October 1, 2019 and October 15, 2019 11, Other Business -Town Engineer reporton two lot line modifications 12, AdJournment Susan Ritter Director of planning 273-17,47 NO,rr, IF ANYMEMBER OFTHE PLANNING BOARD IS UNABLE TO AITEND, PLEASE NOTIFY SANDY POLCE AT 27'3-1747 or 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 (Litt 11ltjjvv Nm.t ravenJ I haca. n2mstineeti i agendas). TOWN OF ITHACA PLANNING BOARD NOTICE OF PUBLIC HEARINGS Tuesday,•November 19, 20I9 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, November 19, 2019, at 215 North Tioga Street, Ithaca, N.Y., at the following times and on the following matters: 7:00 P.M. Consideration of Preliminary and Final Subdivision Approval for the proposed 2 -lot subdivision located at 237 King Road East (formerly 202 Troy Road), Town of Ithaca Tax Parcel No. 45.-2-8, Low Density Residential Zone. The proposal involves subdividing the 2.39+/- acre parcel into two parcels, with Parcel "A" (.98+/- acres) containing a residence and accessory buildings, and Parcel "B" (1.40+/- acres) being vacant with two ponds, woods and a portion of lawn along the Troy Road frontage. Camille Doucet, Owner/Applicant; George Adams, Agent. 7:15 P.M. Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision Iocated at 11 Alex Way, 14 Alex Way, 15 Alex Way and 128 Honness Lane, Town of Ithaca Tax Parcel No.'s 60.-1-25.21, 60.-1-25.22, 60.-1-25.23 and 60.-1-21, Medium Density Residential Zone. The proposal involves subdividing the three existing lots of Alex Way to create six new residential lots, with Lot 1 containing the existing residence at 11 Alex Way. The proposal also involves subdividing a strip from the north edge of 128 Honness Lane which will become part of Lots 5 and 6. The project will also involve improving Alex Way, extension of water and sewer lines, and stormwater facilities. Giora and Limor Fix, Owners/Applicants. 7:30 P.M. Consideration of Preliminary and Final Subdivision Approval for the proposed 2 -lot subdivision located at 52 Rachel Carson Way, Town of Ithaca Tax Parcel No. 28.-1-26.22, Planned Development Zone No. 8. The proposal involves subdividing a 0.482 +/- acre parcel, containing the existing Town of Ithaca water tank, from the 141.5 +/- acre parcel. EcoVillage at Ithaca, Inc., Owner; Town of Ithaca, Applicant; Daniel Thaete, P.E., Senior Civil/Town Engineer, Agent. 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: Friday, November 8, 2019 Publish: Wednesday, November 13, 2019 TOWN OF ITHACA AFFWAVIT OF POSTING AND PUBLICATION 1, Sandra P,olce, 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 tile 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 field by the Town of Ithaca Planning Board in t1leTown of Ithaca Town Hall, 215 North Tier a Street, Ithaca, New York, ern Tuesday, NoVelliber 11) 20 19 Cornmencingr at, 7:00-1?.M., as per attached. L,ocation of Sign Board used for PostingTown Clerk Sign Board — 215 North lioga Street. Date of Postingoven-lber 08, 2019 Date of Publication: November 13, 2019 Sandra Poice, Senior Typist Town of Ithaca STATE OF NEW YORK) S&: COUNTY OF TOMPKINS) Sworn to and Subscribed before me this 13'a' day of November 2019. N�y Public 'ot�t Y�')rk M Ip TOWN OF ITHACA PLANNING BOARD Tuesday, November 19, 2019 Planning Board Members: Fred Wilcox, Chair; Members Cindy Kaufman, Liebe Meier -Swain, and Yvonne Fogarty Absent: Jennifer Karius, Joseph Hafeli Town Staff. Chris Balestra, Planner; Marty Mosely, Asst. Dir. Code Enforcement; Susan Brock, Attorney; Paulette Rosa, Town Clerk Call to Order Mr. Wilcox called the meeting to order at 7:01 p.m. AGENDA ITEM 1: Consideration of Preliminary and Final Subdivision Approval for the proposed 2 -lot subdivision located at 237 King Road East (formerly 202 Troy Road), Town of Ithaca Tax Parcel No. 45.-2-8 Low Density Residential Zone. The proposal involves subdividing the 2.39+/- acre parcel into two parcels, with Parcel "A" (.98+/- acres) containing a residence and accessory buildings, and Parcel "B" (1.40+/- acres)being vacant with two ponds, woods and a portion of lawn along the Troy Road frontage. Camille Doucet, Owner/Applicant; George Adams, Agent. SEQR Determination Discussion Mr. Wilcox noted that he researched the property and previous subdivisions associated with a parcel that was separated across the road with the barn on it. It was determined that the subdivision was done properly, and the tax map revision is filed and will be reflected at the next update by Tompkins County Assessment. Ms. Brock had minor changes to the SEQR form. PB RESOLUTION 2019-033: SEQR Preliminary and Final Subdivision Approval Doucet Subdivision 202 Troy Road Tax Parcel No. 45.-2-8 Town of Ithaca Planning Board, November 19, 2019 WHEREAS: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed 2 -lot subdivision located at 237 King Road East (formerly 202 Troy Road), Town of Ithaca Tax Parcel No. 45.-2-8, Low Density Residential Zone. The proposal involves subdividing a 2.39+/- acre parcel into two parcels, with Parcel "A" (.98+/- acres) containing a residence and accessory buildings, and Parcel "B" (1.40+/- acres) being vacant with two ponds, woods and PB Minutes 201911-19 (Approved 12-17) Pg. I a portion of lawn along the Troy Road frontage. Camille Doucet, Owner/Applicant; George Adams, Agent; 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is acting in an uncoordinated enviromnental review with respect to the. project; The Planning Board on November 19, 2019, has reviewed and accepted as adequate a subdivision map entitled "Subdivision Map, No. 202 Troy Road, Town of Ithaca, Tompkins County, New York," prepared by T. G. Miller P.C., dated 10/1/2019, and other application materials; and d. 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: Liebe Meier Swain Seconded: Yvonne Fogarty Vote: ayes — Meier Swain, Fogarty, Kaufman and Wilcox - Unanimous Preliminary and Final Subdivision Approval Discussion Public Hearing Mr. Wilcox opened the public hearing at 7:08 p.m.; there was no one wishing to address the board and the hearing was closed. Discussion Mr. Thaete stated that he had a comment, saying that although there are no plans for Parcel B, but anyone who buys it will need to hook into public water and sewer which would require an easement from Parcel A. Ms. Doucet responded that they are selling Parcel B and they are prepared to grant an easement to the buyer. Mr. Thaete gave an overview of the towns requirements which state that everyone must hook up to public water and sewer if it is available and it is available for Parcel B. Ms. Ritter added that it isn't only paperwork, an actual line will have to be dug through Parcel A to allow Parcel B to hook up to municipal water. PB Minutes 201911-19 (Approved 12-17) Pg. 2 Ms. Lieber Swain noted that both parcels are for sale. Mr. Wilcox read the County's GML letter and stated that he was confused about their concern. Some discussion followed and the concern seems to be a sight issue from vegetation and that is not necessarily the property owner's responsibility, but the County's since it is a County Rd. Ms. Fogarty asked about how to ensure an easement is granted between the two given they are both for sale. Discussion followed and Ms. Brock stated that this has occurred before and she has that language to add to the resolution to cover the issue by requiring an easement be granted regardless of order of sale or conveyance of either party. Ms. Doucet had some questions about the process and how to finalize this approval and if she could continue to use TG Miller to do the easements. Ms. Brock explained the process and suggested that TG Miller could help her, or she could use a lawyer to draft the easement(s) when the time comes; adding that the Town has a standard easement they could reference as a model. She noted that the easement cannot be done prior to the sale because that new owner needs to grant the easement. A singular owner of two adjacent properties cannot grant themselves an easement; they legally disappear. At least one of the lots needs to be sold prior to an easement being granted. PB RESOLUTION 2019-034: Preliminary and Final Subdivision Approval Doucet Subdivision 202 Troy Road Tax Parcel No. 45.-2-8 Town of Ithaca Planning Board, November 19, 2019 5. This is consideration of Preliminary and Final Subdivision Approval for the proposed 2 -lot subdivision located at 237 King Road East (formerly 202 Troy Road), Town of Ithaca Tax Parcel No. 45.-2-8, Low Density Residential Zone. The proposal involves subdividing a 2.39+/- acre parcel into two parcels, with Parcel "A" (.98+/- acres) containing a residence and accessory buildings, and Parcel `B" (1.40+/- acres) being vacant with two ponds, woods and a portion of lawn along the Troy Road frontage. Camille Doucet, Owner/Applicant; George Adams, Agent; 6. 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 November 19, 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 PB Minutes 201911-19 (Approved 12-17) Pg. 3 7. The Planning Board on November 19, 2019, has reviewed and accepted as adequate a subdivision map entitled "Subdivision Map, No. 202 Troy Road, Town of Ithaca, Tompkins County, New York," prepared by T. G. Miller P.C., dated 10/1/2019, and other application materials; NOW THEREFORE BE IT RESOLVED: 1. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed subdivision at 237 Kang Road East, as shown on the survey map noted in Whereas #3 above, subject to the following conditions: a. Submission for 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; and b. Receipt of any necessary variances from the Zoning Board of Appeals; and c. If Parcel B is conveyed to someone other than the owner of Parcel A, filing in the Tompkins County Clerk's Office of a water and sewer easements that has been approved by the Attorney for the Town, at the time of the recording of the deed for the conveyed lot, and submission to the Planning of proof of such filing within 5 days of the filing, and d. The filing of this Planning Board resolution in the Tompkins County Clerk's Office indexed to the two lots and submission to the Planning Department of proof of such filing, prior to the issuance of a building permit. Moved: Liebe Meier Swain Seconded: Yvonne Fogarty Vote: ayes — Meier Swain, Fogarty, Kaufman and Wilcox - Unanimous AGENDA ITEM 2: Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision located at 11 Alex Way, 14 Alex Way, 15 Alex Way and 128 Honness Lane Town of Ithaca Tax Parcel No.'s 60.-1-25.21, 60.4-25.22, 60.-1-25.23 and 60.4-21, Medium Density Residential Zone. The proposal involves subdividing the three existing lots of Alex Way_ to create six new residential lots, with Lot 1 containing the existing residence at 11 Alex Way. The proposal also involves subdividing a strin from the north edge of 128 Honness Lane which will become part of Lots 5 and 6. The project will also involve improving Alex Way, extension of water and sewer lines, and stormwater facilities. Giora and Limor Fix, Owners/Applicants. SEQR Determination: David Herrick gave a brief overview of the project with visuals saying that this is a revision of the 2005 Spitzberg subdivision. That subdivision was a parent parcel subdivided into three lots served by a private drive and utilities extended off of public utilities on Wildflower Dr. PB Minutes 201911-19 (Approved 12-17) Pg. 4 The request now is to take the three lots, one of which has a residence on it, and creating five additional buildable lots. The lot sizes are roughly 4/10ths of an acre to 7/10ths of an acre as compared to the original 3 parcels which ranged from 1.2 acres to .8 acres. While those were generous lot sizes, the lot sizes being proposed now are more consistent with the surrounding neighborhood lot sizes and exceed what is required in the zone. Mr. Herrick pointed out that the private access road is being widened to better accommodate fire apparatus given the number of lots being proposed and a hammerhead is also proposed to help and meet building code for fire protection and to supply the minimum amount of frontage for each parcel. He added that three additional water services will be added and they have worked with the Town to plan that. Mr. Herrick noted that stormwater is always a concern and they have worked with Town Engineering to develop a plan. All of the runoff does drain to town infrastructure on the east side of Wildflower Dr. He said he was aware of a question regarding trail access given that some parcels abut the trail; three would and three would not. Currently lot 1 of original subdivision does not have access as it was proposed but they are willing to work with the town on a strategy to provide that. Mr. Herrick thought there might be a more broad, public connection they could work together on off of Wildflower Drive. Mr. Herrick said he thought that addressed SEQR concerns and he would be happy to answer any questions. Mr. Wilcox turned the matter to the Board and he said that he had a question about one of the lines as shown, saying that it looks like it is misdrawn on the east side. Lengthy discussion followed trying to determine from older survey maps, google earth and written word where the line should be. Mr. Herrick noted that the Fix's also own the other properties at 126 & 128 Honness Ln. Staff noted that the aerials and survey lines on the County site are not reliably correct. Mr. Wilcox stated that it would have to be resolved. Ms. Meier Swain asked about the 30' foot buffer that is shown around the perimeter of the subdivision and where is that actually supposed to be located? Mr. Herrick said it is shown as a 30' foot setback on the subdivision plat, so along the properties adjoining the Rec Way. Ms. Balestra said that 15' feet is what is required by zoning. Mr. Herrick thought the 30' feet was a carryover from the prior subdivision approval application and they didn't want to change that. Ms. Fogarty asked what the minimum size single-family home lot is in this zone? PB Minutes 201911-19 (Approved 12-17) Pg. 5 Ms. Balestra responded that it is 15,000 square feet and Mr. Wilcox added that these are all comfortably bigger than that. Mr. Wilcox said that he and others were looking at the subdivision where Alex Way exists and asked him to explain who owns what portions of Alex Way. Mr. Herrick responded that Lot 1 has frontage on Wildflower Dr., it will have access to its existing driveway through easement... Mr. Wilcox stopped him and said he doesn't care about access, but wants to know who will actually own AIex Way. Mr. Herrick responded that Lot 2 and Lot 6 own most of it and Lots 3 and 5 own about 20' feet of it respectively and Lot 4 owns about 110' feet. Mr. Wilcox asked from Lot 4 and back to Wildflower Dr., which is the access, is that owned by Lots 2 & 6? Mr. Herrick responded that that is correct so if you are coming home at night, you are going to be driving on Lot 6 and if you are going to work you are going to drive on Lot 2 to get to Wildflower Dr. Ms. Brock asked him to draw a line illustrating what he just said. She was concerned that it didn't show and end. Mr. Herrick went through the drawing and where it ends. Ms. Fogarty asked who will be taking care of the road and Mr. Herrick responded their will be a protective convenient for all the lot owners that details the maintenance and upkeep, just as it was for the existing three lots in the Sptizberg subdivision approval. Mr. Wilcox asked if there was contemplation of a Homeowners' Association and Mr. Herrick responded it was not but all the requirements are and will be spelt out in the plat. Ms. Fogarty asked how large the houses are going to be. Mr. Herrick responded that they expect them to be comparable to the residence at I 1 Alex Way and that type of structure, patio and driveway were used in the stormwater calculations. Ms. Balestra noted lot drawing C 104 shows approximate representations. Mr. Wilcox referenced an email submitted from a resident at 124 Honness Lane located at the corner of Wildflower Lane indicating moisture in his basement where there had been none previously. He asked Engineering if they were aware of that issue. Mr. Thaete responded that they did get the email and there is a drainage swale that comes along the south side of Lots 5 & 6 and that takes drainage from the East Hill Rec Way and Cornell's PB Minutes 201911-19 (Approved 12-17) Pg. 6 property in that area. From what we understand, it comes along the south side of those lots and it is supposed to get into an end section (Mr. Herrick pointed to it on the displayed image). He said after we received the email we looked at the plans closer and it looks like not all the water is getting into this end section as it should be and our comment would be that as part of this design, a berm should be built there to make sure the water turns there and gets into the end section. He added they were not aware of this concern initially but adding the berm will stop some of the overland drainage that is progressing to this property. He said he is not familiar with the property and says this simply by looking at the topographic information and the existing situation. Mr. Thaete added that they worked with the engineer and applicant to work to mitigate the stormwater on this site and they are actually reducing the stormwater amounts slightly lower to pre -development conditions as submitted once it is built out. Mr. Herrick added that the swale used to continue across the neighbor and drain into the town system on Wildflower, so there can be an improvement here to send it to the channel system so it doesn't have to go over the neighbor's property to get to the storm system. An additional condition was added to the draft resolution to address the mitigation suggested. Ms. Fogarty asked about the acreage listed on the SEQR form and Ms. Balestra explained that you have to add acreage owned by the same person which can sometimes be misleading because it doesn't really apply to the action at hand. PB RESOLUTION 2019-035: SEQR Preliminary and Final Subdivision Approval Alex Way Subdivision 11,14 & 15 Alex Way, 128 Honness Lane Tax Parcel No.'s 60.4-25.21, 60.4-25.22, 60.4-25.23 & 60.-1-21 Town of Ithaca Planning Board, November 19, 2019 WHEREAS: 8. This is consideration of Preliminary and Final Subdivision Approval for the proposed subdivision located at 11 Alex Way, 14 Alex Way, 15 Alex Way and 128 Honness Lane, Town of Ithaca Tax Parcel No.'s 60.4-25.21, 60.-1-25.22, 60.-1-25.23 and 60.-1-21, Medium Density Residential Zone. The proposal involves subdividing the three existing lots on Alex Way to create six new residential lots, with Lot 1 containing the existing residence at 11 Alex Way. The proposal also involves subdividing a strip from the north edge of 128 Honness Lane which will become part of Lots 5 and 6. The project will also involve improving Alex Way, extension of water and sewer lines, and stormwater facilities. Giora and Limor Fix, Owners/Applicants; PB Minutes 201911-19 (Approved 12-17) Pg. 7 9. 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; 10. The Planning Board on November 19, 2019, has reviewed and accepted as adequate a set of plans entitled "Alex Way Subdivision, Giora and Limor Fix, Town of Ithaca, Tompkins County, New York", including a survey plat, sheets C101 -C104, sheet C201, and sheets IOF3, 20F3, and 30F3, prepared by T. G. Miller P.C., dated July 30, 2019, and other application materials; and 11. 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 I and for the reasons set forth in the EAF Parts 2 and 3, and, therefore, an Environmental Impact Statement will not be required. Moved: Cindy Kaufman Seconded: Liebe Meier Swain Vote: ayes — Meier Swain, Fogarty, Kaufman and Wilcox - Unanimous Preliminary and Final Subdivision Approval Discussion Public Hearing Mr. Wilcox opened the public hearing at 7:50 p.m. Carl Norton, President of the Eastwood Commons Residents Association Mr. Norton read a prepared statement saying there is concern about the 30' foot buffer around the subdivision not being maintained. The application shows it remains but the Association wants to emphasize that this buffer be maintained, regardless of who eventually owns the houses and property as subdivided. Mr. Norton read a letter from a resident who could not be present. Ms. Leonard was concerned regarding the number of lots, possible multi -family structures, and increased population which is not in line with what was originally planned and approved in size and scope. She is against the change in the character of the neighborhood as proposed. Mr. Wilcox noted that he mentioned the 30' foot is shown on the maps and it is shown as being retained. Mr. Norton asked if it being shown means it is permanent and Mr. Wilcox responded yes. PB Minutes 201911-19 (Approved 12-17) Pg. 8 Ms. Ritter spoke, saying the plans just show a line at 30' feet, it doesn't say what that line means. She suggested discussing it more after the public hearing. Mr. Wilcox said he thought it being around the building envelope made it clear. Ms. Ritter said she just had to say that it was a little unusual to have a multi -family development asking for a buffer from a single-family neighborhood. It is usually the other way around with the single-family neighborhood that wants to be protected from the noise of a multi -family with many more cars and parking areas. Mr. Wilcox said he didn't know if he wanted to second guess what the 2005 Planning Board was thinking. Ms. Ritter said she thought it was based on complaints from the multi -family which is very unusual if you think about the New Neighborhood Code that we are proposing and density and infill into a neighborhood. Bonnie Boylan, Eastwood Commons said she agreed with the previous comments but she had a comment and a question saying that there have been past concerns about the number of unrelated people living at 11 Alex Way and parties and such that seem to have been resolved, but she asked how many unrelated people can occupy any of these single-family houses being proposed to mitigate residency in the future? Mr. Mosely responded that the definition of "family" in the Code would be two unrelated individuals plus an additional roomer, boarder or lodger, so three total unrelated individuals would make up one family. Ms. Ritter responded, or a family plus one boarder and a family can be however many there are. Mr. Mosely agreed, saying the key is "unrelated". A family of six can live there with one additional, unrelated boarder. Mr. Mosely read directly from the Code: "A family is defined as an individual, or two or more persons occupying a single dwelling unit related by blood, marriage or legal adoption, living and cooking together as a single housekeeping unit. Or, two unrelated persons occupying a single dwelling unit, living and cooking together as a single housekeeping unit." Resident of Eastwood Commons, adjacent to the proposal - read a statement saying she was in opposition to the proposal saying she has lived there has been a decline in family owned and operated homes on Honness Lane which has lead to more traffic, increased noise and unsightly garbage. She is concerned about the increased density this proposal will provide and she is concerned about drainage. She said the Eastwood Commons is at a lower elevation and the water flowing down from the Cornell Iand has presented problems and the additional of these additional structures and parking could have a negative impact on the surrounding properties. She also noted that the house at 11 Alex Way is very large and keeping the subdivision as it is currently approved will keep the density and effects in check. PB Minutes 201911-19 (Approved 12-17) Pg. 9 Resident, Eastwood Commons, adjacent to the proposal - She said that she agrees with the other speakers and has concerns about the increased density and values the neighborhood of single- family residences and the quiet. She is also concerned about the drainage and utilities because there have been issues on the Rec Way. Resident, Eastwood Commons, adjacent to proposal — she agrees with the concerns about density and noise and wanted to emphasize the noise factor. She said the one house that is there now is quite large looking and it is hard to imagine six more houses of similar size on this amount of land. She also said that in that one house, occasionally there have been parties on the back deck, and noise really carries and it is a real problem. She is really concerned about what is going to happen to this lovely, quiet neighborhood if there are five more houses, all of which are slightly above Eastwood Commons in elevation. Heidi, Eastwood Commons — Heidi said she is not directly adjacent, but she thought 11 Alex Way is a huge house that sits up on top of a hill like something out of a scary movie and she can't imagine five more up there and the drainage problems because it sits above everything around it. She also worried about having five more of those huge houses and you can't find families to fill them, what happens then and who regulates that? She said Eastwood Commons is a close community of people who go out of their way to help on another and it has a reputation as a quiet place and having moved up from NYC, it is wonderful. She is afraid that these plans will end the best reason for living there, among quiet, responsible neighbors with long term commitments to this community. Cary Christianson, Eastwood Commons — She said she is not right by the property, but her concern is that we have this little neighborhood, and we have traffic coming into that little neighborhood, and Alex Way is not too far into the neighborhood and we will have these additional homes and all that additional traffic where already Wildflower and Honness meet is already an issue even with out little neighborhood. Resident, Eastwood Commons — She seconded previous comments and said it was hard to imagine six houses where three had been planned. She thought the pressure would be intense and she is also concerned about the beautiful row of trees along the back of 128 Alex Way and she would hate to see that changed. She spoke to the deer that live there and use it and the removal of the trees would exacerbate the drainage issues. She thought those were environmental concerns that should be looked at. Resident, Eastwood Commons — He asked if the end section is big enough or has the capacity to handle the water that is going to come down with the swale change. Mr. Thaete responded that they reviewed the stormwater and it depends on what storm you are looking at. The requirement is to meet 25 -year storm totals; anything above that, it will by pass the end section like it does today. That is all we can hold anyone to. PB Minutes 201911-19 (Approved 12-17) Pg. 10 Resident — He said that given that, if you do take the trees down, the drainage problems will increase then and it is important to figure out what will happen to those. Resident, Eastwood Commons — Said she is not adjacent but echoes the concerns about the noise. She said she isn't sure what causes it, but she lives at the very back and she has heard noise coming from 11 AIex Way and she is also concerned about the trees. She thought it wasn't discussed in the environmental review and she was interested to know if anyone has taken them into account. Resident, Eastwood Commons — She said she lives downhill from the proposal and she also is concerned about the trees and the additional pavement that will contribute to the stormwater issues. Resident — second address — She said she wanted to clarify the mention made of an additional access from Wildflower Dr to the Rec Way saying she couldn't imagine where that would be. Mr. Wilcox stated that the plan in front of us has no access to the East Hill Recreation Way from Alex Way. The Conservation Board suggested that it might be something the Planning Board might want to consider, and we may, but at this point, the drawings in front of us do not have an access shown. Resident— second address — She said there have been several environmental issues raised and she asked how those concerns are addressed now, moving forward. Mr. Wilcox said he would answer after the public hearing Resident — second address — She asked about the comment regarding stormwater management to a 25 -year storm level and whether that is based on figures from the last century or current figures given what used to be a 25 -year storm is different now. She stated that if this is allowed over what was originally proposed and the removal of tree, it will probably be a significant problem for the existing neighborhood. Mr. Thaete responded that in this situation, the applicant does not meet the threshold of having to get a State Stormwater Permit and it falls to the Town's stormwater laws. They are doing a Basic Stormwater Pollution Protection plan or SWPPP and they are technically not obligated to do stormwater management because it's such a small-scale development. We worked with the applicant because we knew there were some drainage issues up there and they have modelled the impervious surfaces and the impacts and we have agreed to take it to the 25 -year storm level, but technically they really don't have to do anything. The resident said that is clear to her and her complaint is not to them, but more just wanting to point out that the Town has these types of hearing to consider the effects of these types of proposals and it will have environmental effects. Mr. Thaete responded that the Town does a lot of stormwater management and attends a lot of seminars on the topic. NYS DEC is actively updating their permits and we all realize that there are two parts to a storm; the depth of rainfall and the intensity and we are observing greater intensities recently. The DEC is updating their databases and it is something that comes up often PB Minutes 201911-19 (Approved 12-17) Pg. 11 and the DEC acknowledges the issues. That said, we are only allowed to enforce what the State allows us to enforce. Resident said she understands that, but she thought there was a little more leeway that doesn't have to hold to those particular standards when considering this expansion. She asked if she was correct in that assumption. Mr. Wilcox said he will talk about this after the public hearing closes, but many members of the public want us to exercise discretion that we do not have. He will say more later. Mr. Wilcox closed the public hearing at 8:20 p.m. Board discussion. Mr. Wilcox responded to some of the point raised, saying he felt we addressed drainage pretty well. We are hamstrung by what the State allows us to do. The applicant is going above and beyond what they are required to do in this case, and we as Planning Board Members have their plan and comments from the Town Engineering Department which show that you have worked on developing a plan that is both reasonable and will work and prevent more runoff than exists today and mitigate an existing problem. Mr. Wilcox turned to comments regarding noise and spoke to the audience saying: "If I called the Sheriff's Department, how many noise complaints have you gotten up there? What am I going to hear?" He asked staff if we are aware of any noise complaints and Mr. Mosely responded that we have one complaint regarding over occupancy. Ms. Ritter followed up regarding concerns about that saying the house does have a lot of bedrooms and being in a college town that can make you nervous; we have certainly heard that. The over occupancy complaints were investigated and resolved. If this house were used for a short-term rental (STR), the Town is looking to enact a law to restrict un -hosted homes for STR an so that concern is being addressed. She said that would be a concern of hers' if she lived in the neighborhood and the Town will be enforcing legislation to curb that. There is also regulations regarding an ADU aka "mother-in- law" apartment where the main house has to be owner occupied to be able to rent that. Ms. Fogarty wanted to clarify and asked if they could build a multi -family here, that would not be allowed? Ms. Ritter responded that a 2 -family could be built, but not a multi -family house. Ms. Fogarty asked if there was anything to delineate student housing? Ms. Ritter responded that we can not prohibit it, but we do have these issues with over occupancy, and if someone is looking to build a big house with several bedrooms thinking they are going to fit a lot of students in them, they should be aware that the Town will investigate violations. PB Minutes 201911-19 (Approved 12-17) Pg. 12 Mr. Mosely added that if a home is rented, they must be on our Rental Registry where an operating permit is required every 5 years. Over occupancy would be an item we would be looking into at least ever 5 years on a reoccurring basis. Mr. Wilcox turned to discretion saying that often the public wants us to turn something down and they ask us to use discretion that we do not have, for example, the density in this area is more than what was originally planned. The problem is that the lots are legal as proposed. None of the lots even require a variance. We as Planning Board members do not have the discretion to say we don't Iike it, we're going to vote against it. That is not within our purview, and it shouldn't be. The lots are over sized in the zoning in the area and to simply say we were hoping for three lots, and we got six, so this is greater density than we anticipated; the density is consistent with the zoning and meets the zoning. That does not give this board a lot of room to simply say I don't like it because there are too many lots. Mr. Wilcox turned to trees. This Board can put language into any approval that encourages the applicant to preserve trees to the greatest extent practicable. Some trees may have to be removed, and we understand that, the stormwater management plan in regards to any tree removal have been calculated to impervious surfaces and have been taken into account. We can encourage the preservation and the applicant and agent would probably agree with that. Mr. Herrick responded "absolutely." Ms. Kaufman asked about language to add trees saying that she does feel for the people in Eastwood Commons given that this property is higher up and sound is probably traveling downward and if there was a buffer in certain areas it might help. She thought maybe a master tree plan could be designed to have trees added as people bought the lots and placed their homes. Mr. Herrick turned to the display and said there are some pines that exist in the north line adjacent to the Eastwood Commons property and those fall within the 30' foot setback and he said they could certainly keep all of those. Any other trees that may exist in Lot 3 could also be kept most likely and he didn't see any problem with recommending to the applicant that any healthy trees within the 30' foot setback be left alone. He added that there are a lot of invasives in the area and those should be removed. Ms. Kaufman responded by saying she was curious about a master plan because it is a development where owners will share ownership of Alex Way and suggested that those owners could be responsible for maintaining a well designed master plan for pods of trees to help with sound and visual issues. Mr. Herrick asked the applicants who said they would be willing to do that. He added that in certain areas, maintaining trees will happen by default because houses would probably not be placed near the swales and such. PB Minutes 201911-19 (Approved 12-17) Pg. 13 Mr. Wilcox said the 30' foot setback has come up again and he asked Ms. Ritter about the setback. Ms. Ritter responded that she didn't have a problem with adding landscaping, but this idea of 15 years ago where you would buffer a single-family neighborhood from Eastwood Commons seems old school thinking. You often do that with apartment complexes but not single-family homes. She thought the idea was the owner of that single lot couldn't do anything in that 30' foot buffer and that creates all kinds of problems; how do we monitor it and why? Why can't they put a shed there? Plantings would be nice, but she did not want to get into a situation where we are telling people they can't do anything in their backyard's last 30' feet because you are bothering your neighbors. We don't do that any where else, so why here. Mr. Wilcox said that in essence buffering single family homes from other single family homes. Ms. Ritter said we don't so it elsewhere so why do it here, but maybe some tree planting is fine. Mr. Wilcox said he doesn't remember why the Board required a 30' foot buffer, but today it might seem out of place. Ms. Ritter said you have to meet setbacks, but you don't necessarily have a buffer on your lot that you cannot do anything within. Imagine how much land would be taken up with buffers if that were the case. Ms. Ritter added that trees do not help sound, it is one of the first things you learn in Planning school. The sound is the actions of the people which can happen with one or many. Mr. Mosely asked about the minimum width at the street line in the Code as 60' feet and two lots look like they do not meet that requirement. Ms. Brock looked at the Code and the drawings and she said it is an interpretation, but she thought it was a lot line measurement so the fact that the street doesn't actually extend the full length of the lot is not applicable. She thought the fact that the lot extends at the street line regardless of the actual pavement is a rational interpretation of the Code. Discussion followed and the Board was in favor of issuing a preliminary approval versus preliminary and final, and add language regarding the easements, adding a landscaping plan or tree plan and looking again at the survey lines. The word "buffer" was discussed and removing that and simply having the setback requirements of the zone. Ms. Fogarty wanted to understand why the buffer was instituted and what people that live there think the buffer does for them. PB Minutes 201911-19 (Approved 12-17) Pg. 14 Ms. Ritter responded that the applicants are committing to having a 30' foot setback requirement but not a buffer where nothing could happen such as a shed or plantings etc. The site plan plot has a 30' foot setback but not called out as a buffer. Discussion followed and the Board was comfortable with the setbacks shown on the proposed subdivision plat and referring to them as setbacks as opposed to a buffer. Discussion followed on the access of fire protection vehicles and Ms. Balestra stated that there was lengthy discussion between Codes and the applicant and the actual largest trucks were brought up and tested and she has an email from the Chief stating that access is adequate. Ms. Brock explained the proposed changes to conditions in the initial draft that deal with the issues of the covenants for road maintenance and the easements for road access and water and sewer easements. As with the previous appeal, the easements cannot be granted by one owner to him/herself so they will have to be done after the sale or conveyance(s). The changes reflect that language. Ms. Brock also suggested adding language to require acceptance of the concept and location of the infrastructure to the Town of Ithaca. PB RESOLUTION 2019-036: Preliminary Subdivision Approval Alex Way Subdivision 11,14 & 15 Alex Way, 128 Honness Lane Tax Parcel No.'s 60.-1-25.21, 60.-1-25.22, 60.-1-25.23 & 60.4-21 Town of Ithaca Planning Board, November 19, 2019 WHEREAS: 12. This is consideration of Preliminary Subdivision Approval for the proposed subdivision located at 11 Alex Way, 14 Alex Way, 15 Alex Way and 128 Honness Lane, Town of Ithaca Tax Parcel No.'s 60.-1-25.21, 60.-1-25.22, 60.-1-25.23 and 60.-1-21, Medium Density Residential Zone. The proposal involves subdividing the three existing lots on Alex Way to create six new residential lots, with Lot 1 containing the existing residence at 11 Alex Way. The proposal also involves subdividing a strip from the north edge of 128 Honness Lane which will become part of Lots 5 and 6. The project will also involve improving Alex Way, extension of water and sewer lines, and stormwater facilities. Giora and Limor Fix, Owners/Applicants; 13. 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 November 19, 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 14. The PIanning Board on November 19, 2019, has reviewed and accepted as adequate a set of plans entitled "Alex Way Subdivision, Giora and Limor Fix, Town of Ithaca, Tompkins PB Minutes 201911-19 (Approved 12-17) Pg. 15 County, New York", including a survey plat, sheets C101 -C104, sheet C201, and sheets l OF3, 20173, and 30173, prepared by T. G. Miller P.C., dated July 30, 2019, and other application materials; NOW THEREFORE BE IT RESOLVED: 2. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary Subdivision Approval, as shown on the Preliminary 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 3. That the Planning Board hereby grants Preliminary Subdivision Approval for the proposed Alex Way Subdivision, as shown on the plans noted in Whereas #3 above, subject to the following conditions: e. Submission for signing by the Chairperson of the Planning Board of an original and three dark lined prints of the approved 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; f. Prior to the conveyance of any of lot besides lot 1, filing of restrictive covenants (reviewed and approved by the Attorney for the Town) for lots 1-6 that run with the land and that specify the shared Alex Way maintenance and repair/replacement responsibilities for the owners of lots 1-6; and g. As deemed necessary by the Attorney for the Town to assure each of the six lots has access to (i) every part of Alex Way, and (ii) all water and sewer infrastructure serving the relevant lot, upon the initial conveyance of each lot besides lot 1, 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 S days of the filing; and h. The filing of this Planning Board resolution in the Tompkins County Clerk's office, indexed to the six lots, and submission to the Planning Department of proof of such filing, prior to the issuance of a building permit; and Before the issuance of any building permits for and lot other than Lot 1, submission for review and approval by the Attorney for the Town and the Town Engineer of a draft Operation, Maintenance and Reporting agreement for the proposed stormwater management facilities, specifying the ownership and maintenance responsibilities for the stormwater system, including: PB Minutes 201911-19 (Approved 12-17) Pg. 16 (i) Submission of a stormwater "Operation, Maintenance, and Reporting Agreement" between the, owner of the Alex Way Subdivision and the Town of Ithaca, (ii) Submission of a drainage easement or other mechanism, to assure the Town of Ithaca access to the dry swale oil Lot 1, ('iii) Town Board authorization to allow the Town Supervisor to sign any necessary easements and the storniwater Operation, Maintenance, and Reporting Agreement associated with the project, (iv) Filing and Full execution ofany necessary casement and the storinwater Operation, Maintenance, and Reporting Agreement Nvith the Tompkins County Clerk Office. Prior to the issuance ofany certificates of occupancy fbr any buildings located on lots 2, 3, 4, 5 or 6, submission, approval by the Town Board, full execution and filing of a 20' sanitary sewer casement granted to theTown of Ithaca for the extension of the sewer main to connect to lots 3-5; such casement shall be satisfactory to the attorney for the Town and the Town of Ithaca Public Works Department; and k- Prior to final subdivision approval, submission of a landscaping plan that provides ft.)r tree preservation and clustering of trees near and around property boundary lines, and 1, Prior to final subdivision approval, submission of revised storinwater drawings to show an enhanced berm to direct flow along the southerly swale into the end section of the existing pipe on lot 6, and in, prior to the issuance of any, building permits for any structures located oil any lots except Lot 1, approval by the Town Board of the concept and locations of the water and sanitary sewer lines and mains and related i nfi-astruc t Lire to be conveyed to the Town, and n. Prior to the issuance of any building pertnits for any structures located on any lots except Lot 1, acceptance by the Town Board of all water and sewer sanitary lines and mains and related infrastructure to be conveyed to the Town, and o. As shown on the subdivision plat, any principle buildings, shall be constructed according to the 30' foot setback area indicated, as long as it does not contradict Town ot'Ithaca Code. Moved: Liebe Meier Swain Seconded: Fred Wilcox Vote: ayes -- Meier Swain, Fogarty, Kaufman and Wilcox - Unanimous Agenda item 3: Consideration of Preliminary and Final Subdivision AppTovq.1 fqjLlt��sed; 2 -lot subdivision located at 52 Rachel Carson Way, Town of Ithaca Tax Parcel No. 28.-1-26.22 Planned Develonment Zone No. 8. The nronosal involves subdividing a 0.482 4 -/-..acre parcel, containing the existing ']'own of Ithaca water tank, from the 141,5 +/- Lacre-parcel. jEcoVillage at Ithaca, Inc., Owner;Town of Ithaca, Applicant, Daniel T'haete. P.E., Senior Civilf"Fown Engineer A ent, L_ PB Minutes 201911-19 (Approved 12-17) Pg. 17 SEQR Determination: Mr. Thaete explained that this subdivision was supposed to happen in 2002 when the water tank was placed but it never happened. This process is to make the site comply with what is there as detailed in the resolutions. PB 2019-037 RESOLUTION: SEQR Preliminary and Final Subdivision Approval West Hill Water Tank Subdivision 52 Rachel Carson Way Tax Parcel No. 28.-1-26.22 Town of Ithaca Planning Board, November 19, 2019 CiJIID1%9 KNI This is consideration of Preliminary and Final Subdivision Approval for the proposed 2 -lot subdivision located at 52 Rachel Carson Way, Town of Ithaca Tax Parcel No. 28.-1-26.22, Planned Development Zone No. 8. The proposal involves subdividing a 0.482 +/- acre parcel, containing the existing Town of Ithaca water tank, from the 14 1. 5 +/- acre parcel. EcoVillage at Ithaca, Inc., Owner; Town of Ithaca, Applicant; Daniel Thaete, P.E., Senior Civil/Town Engineer, Agent; 2. This is an Unlisted Action for which the Town of Ithaca PIanning Board is the Iead agency in the environmental review with respect to the project; 3. The Planning Board on November 19, 2019, has reviewed and accepted as adequate a survey map entitled "Survey Map Showing Proposed Water Tank Parcel To Be Conveyed To Town Of Ithaca, Located On Rachel Carson Way, Town Of Ithaca, Tompkins County, New York," prepared by Williams & Edsall Land Surveyors, PC, dated 1/28/2019, and other application materials; and 4. Town planning staff has recommended a negative determination of environmental significance with respect to the proposed Subdivision Approval; 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: Yvonne Fogarty Seconded: Liebe Meier Swain Vote: ayes — Meier Swain, Fogarty, Kaufman and Wilcox - Unanimous PB Minutes 201911-19 (Approved 12-17) Pg. 18 Public Hearing: Mr. Wilcox opened the public hearing at 9:16p.m. There was no one present, and the hearing was closed. Preliminary and Final Subdivision Approval No discussion. PB RESOLUTION 2019-038: Preliminary and Final Subdivision Approval West Hill Water Tank Subdivision 52 Rachel Carson Way Tax Parcel No. 28.4-26.22 Town of Ithaca Planning Board, November 19, 2019 WHEREAS: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed 2 -lot subdivision located at 52 Rachel Carson Way, Town of Ithaca Tax Parcel No. 28.-1-26.22, Planned Development Zone No. 8. The proposal involves subdividing a 0.482 +/- acre parcel, containing the existing Town of Ithaca water tank, from the 141.5 +/- acre parcel. EcoVilIage at Ithaca, Inc., Owner; Town of Ithaca, Applicant; Daniel Thaete, P.E., Senior Civil/Town Engineer, Agent; 2. 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 November 19, 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 3. The Planning Board on November 19, 2019, has reviewed and accepted adequate a survey map entitled "Survey Map Showing Proposed Water Tank Parcel To Be Conveyed To Town Of Ithaca, Located On Rachel Carson Way, Town Of Ithaca, Tompkins County, New York," prepared by Williams & Edsall Land Surveyors, PC, dated 1128/2019, and other application materials; NOW THEREFORE BE IT RESOLVED: 1. That the Town of Ithaca PIanning 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 at 52 Rachel Carson Way, as shown on the plans noted in Whereas #3 above, subject to the following condition: PB Minutes 201911-19 (Approved 12-17) Pg. 19 3. Submission for signing by the Chairperson of the Planning Board of an original and three dark lined prints of the approved 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: Fred Wilcox Seconded: Yvonne Fogarty Vote: ayes — Meier Swain, Fogarty, Kaufinan and Wilcox - Unanimous Item 4: Consider a recommendation to the Town Board regarding the Town of Ithaca's draft New Neighborhood Code PB RESOLUTION 2019-039: Recommendation to the Town Board Regarding the Proposed New Neighborhood Code Town of Ithaca Planning Board November 19, 2019 Whereas: The Town Zoning Working Group has drafted a new form -based code titled the "Town of Ithaca New Neighborhood Code," and Whereas: The Town Board has referred the proposed new form -based code to the Planning Board for review and recommendations, and Whereas: The Town of Ithaca PIanning Board discussed the proposed new form -based code at its meeting on October 1, 2019; now therefore be it Resolved: That the Town of Ithaca Planning Board hereby recommends that the Town Board of the Town of Ithaca adopt the proposed New Neighborhood Code. Moved: Fred Wilcox Seconded: Liebe Meier Swain Vote: ayes — Meier Swain, Fogarty, Kaufman and Wilcox - Unanimous Item 5: Consider a recommendation to the Town Board regarding the Chairperson of the Planning Board for 2020. PB RESOLUTION 2019-040: 2020 Planning Board Chair Recommendation to Town Board November 19, 2019 Resolved, the Town of Ithaca Planning Board recommends to the Town Board that Leebe Meier Swain be appointed as Chair of the Planning Board for the year 2020. Moved: Fred Wilcox Seconded: Yvonne Fogarty Vote: ayes — Meier Swain, Fogarty, Kaufman and Wilcox - Unanimous PB Minutes 201911-19 (Approved 12-17) Pg. 20 Item 6: Persons to be heard — No public were present Item 7: Approval of Minutes: October 1, 2019 and October 15, 2019 — Pulled Item S: Other Business - Town Engineer report on two lot line modifications Mr. Thaete reported on two small lot line modification as allowed under Town Code. There will be no meeting on December 3, 2019 Report on interviews for Planning Board open positions Adjournment Meeting was adjourned upon motion and a seconded at 9:25 p.m. PB Minutes 201911-19 (Approved 12-17) Pg. 21