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Home My WebLink AboutPB Minutes 2022-08-16 TOWN OF ITHACA PLANNING BOARD Tuesday,August 16, 2022 7:00 P.M. Due to COVID-19 and Executive Order No. 11.8 signed by Governor Hochul on 7/14/22 allowing continuation of virtual meetings,this meeting will be held via the Zoom audio/visual application with no in-person attendance permitted. Members of the public may call in on a cell phone or landline at(929)436-2866 and enter the Meeting ID: 836 4376 4382, or join the meeting by computer on Zoom at httns://usO6web.zoom.us/i/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/UCC9vvcXkJ6k]VIibihCv7NO/live). AGENDA 1. SEQR Determination: 130 Ridgecrest Road—Preliminary and Final Subdivision Approval 2. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of 130 Ridgecrest Road. The proposal includes subdividing the 9.5+/-acre parcel into four lots,with Lots 1 and 2 intended for sale as building lots, Lot 3 containing the existing residence at 130 Ridgecrest Road, and a triangular lot to be consolidated with an adjacent parcel (tax parcel no. 45.-1-2.2). The proposal also includes the subdivision of a small strip of land from tax parcel no 45.-1-2.2 that fronts on Chase Lane to be consolidated with Lots 1 and 2 to provide road frontage for the lots off Chase Lane. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Ira Goldstein and Tessa Sage Flores, Owners/Applicants. 3. Consideration of a sketch plan for the proposed modifications to the RaNic Golf Club,located at 189 Pleasant Grove Road. The project involves renovating the existing golf course and redeveloping portions of it with new hospitality and housing accommodations. Specific project elements in the Town of Ithaca include removing the tennis courts to construct attached townhouses, constructing two new vehicular entrances from Hanshaw Road, constructing townhomes on the existing golf driving range,preserving and repurposing an existing farmhouse and barn on Warren Road into a hotel-managed guest rental and event space, constructing additional hotel-managed guest houses across Warren Road, and other improvements. The project will require a rezoning of the property into a Planned Development Zone. This is a Type I Action under the State Environmental Quality Review Act and is subject to environmental review. Sean and Jennifer Whittaker, Owners/Applicants; STREAM Collaborative -Noah Demarest, Agent. 4. Persons to be heard. 5. Other Business. 6. Adjournment. 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 project materials are accessible electronically on the Town's website at https://www.town.ithaca.ny.us/meeting-calendar-agendas/under the calendar meeting date. TOWN OF ITHACA .................................................. .............................. DEPARTMENT OF PLANNING 215 N. Tioga St 14850 607.273 1747 wwwJownJthar.A ri , AFFIDAVIT OF SERVICE BY MAIL AND POSTING & PUBLICATION„ STATE OF NEW YORK ) SS.: COUNTY OF TOMPKINS ) 1, Abby Hamer, 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 9th day of August 2022, deponent served the within Notice upon the property owners within 500 ft. of the properties and projects identified below for: 8f16l22 PB Public Hearing: Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of 130 Ridgecrest Road. The proposal includes subdividing the 9.51,,/- acre parcel into four lots, with Lots 1 and 2 intended for sale as building lots, Lot 3 containing the existing residence at 130 Ridgecrest Road, and a triangular lot to be consolidated with an adjacent parcel (tax parcel no. 45.-1-2.2). The proposal also includes the subdivision of a small strip of land from tax parcel no 45.-1 2.2 that fronts on Chase Lane to be consolidated with Lots 1 and 2 to provide road frontage for the lots off Chase Lane. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Ira Goldstein and Tessa Sage Flores, Owners/Applicants. 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 August 10, 2022, and the notice has been duly published in the official newspaper, Ithaca Journal on August 10, 2022. N�bya— er, Administrative Assistant Sworn to before me on l •-.�� „m.' ;, .. 2022. BEC'KY L.J0 k DA N NOTARY PUBLIC,STA11 RC�Y�1T8k Ag 1...7- t" 6 a No Ai h 1,9 V Nr � � County Notary Commission� irciAP�94._�.',Q ithaica 'ournal Public Notice Originally published at ithacajournal.corn on 08/10/2022 TOWN OF ITHACA PLANNING BOARD PUBLIC HEARING NOTICE The Planning Board will hold a public hearing on Tuesday,August 16, 2022, at 7:00 P.M.on the following matter: Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of 130 Ridgecrest Road. The proposal includes subdividing the 9.5+/-acre parcel into four lots, with Lots 1 and 2 intended for sale as building lots, Lot 3 containing the existing residence at 130 Ridgecrest Road, and a triangular lot to be consolidated with an adjacent parcel(tax parcel no. 45.-1-2.2).The proposal also includes the subdivision of a small strip of land from tax parcel no 45.-1-2.2 that fronts on Chase Lane to be consolidated with Lots I and 2 to provide road frontage for the lots off Chase Lane, This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Ira Goldstein and Tessa Sage Flores, Owners/Applicants. Due to COVID-1 9 and Executive Order No. 111.8 signed by Governor Hochul on 7/14/22 allowing continuation of virtual meetings, this meeting will be held via the Zoom audio/visual application with no in-person attendance permitted. Members of the public may call in on a cell phone or landline at(929)436-2866 and enter the Meeting ID: 836 4376 4382,or join the meeting by computer on Zoom at https.//us06web.zoom.us/j/83643764382. If the public would like to attend the meeting for viewing purposes only, it is recommended to watch the fivestrearn video on YouTube (https://www.youtube.com/channel/UCC9vycXkJ6klVlibjhCy7NO/live). Any person wishing to address the board will be heard. In addition, comments can be sent via email to towncierk@town.ithaca.ny.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.ithaca.ny.us. Susan Ritter, Director of Planning 8/10/22 TOWN OF ITHACA PLANNING BOARD August 16, 2022 MINUTES (Changes made to attendance roll and subsequent voting names listed on 7/24/2023-Filed individual resolutions may have been given out with incorrect voting names. Fred Wilcox present, Greg Lindquist absent.) Present: Fred Wilcox, Acting Chair; Members Yvonne Fogarty, Ariel Casper, Bill Arms and Liz Bageant Absent: Liebe Meier Swain, Greg Lindquist and Cindy Kaufman Marty Moseley, Codes; Chris Balestra, Planning; Susan Brock, Counsel; David O'Shea, Engineering; and Paulette Rosa, Town Clerk 1. Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of 130 Ridgecrest Road. The proposal includes subdividing the 9.5+/- acre parcel into four lots, with Lots 1 and 2 intended for sale as building lots, Lot 3 containing the existing residence at 130 Ridgecrest Road, and a triangular lot to be consolidated with an adjacent parcel (tax parcel 45.-1-2.2). The proposal also includes the subdivision of a small strip of land from tax parcel 45.-1-2.2 that fronts on Chase Lane to be consolidated with Lots 1 and 2 to provide road frontage for the lots off Chase Lane. Ira Goldstein and Tessa Sage Flores, Owners/Applicants. Ira Goldstein gave an overview of the proposals, saying that they most recently bought the parcel on Ridgecrest Road and they own approximately 178 acres in that area fronting on different roads in the area and they want to protect the whole from development and will be pursuing conservation easements or a 501 C3 or donation to the town as park land to help do that. The plan is to subdivide the Ridgecrest Rd parcel into 4 lots; one lot will be consolidated with our master parcel, one will have the dilapidated house we are fixing up and the remaining two will be buildable lots,producing minimal density and preserving the existing wooded land. Mr. Goldstein added that Jack Little owns about 35 acres across the road that contributes to a wildlife corridor that extends to the Eldridge Wilderness area. Board Questions Mr. Lindquist spoke to the concerns about water and drainage that were expressed and asked the applicants to address those. Mr. Goldstein said they have walked the land with staff and alone and the land is dry and so he is not aware of any problems with water. Mr. Lindquist asked Mr. O'Shea to comment. Mr. O'Shea responded saying that this is action is a simple subdivision, and therefore there is no construction or impervious surface changes being proposed and therefore not environmental impacts. If and when a building permit is applied for, then the Town would review stormwater PB 2022-08-16 (Filed 10/9) Pg. 1 and drainage as with any other project and issue a report or memo on any concerns then that would be dealt with as part of the normal process. If there was a large proposal, then the State permit would kick in and there would be additional reviews,but as it stands, there is no avenue or law requiring a review or comment on this action. Mr. Wilcox said the comments seem to refer to stormwater management issues and refers to "known issues". Mr. O'Shea responded that there are drainage issues on Chase Lane and the town just went in and piped the ditch in that area because it was too deep and we addressed some other drainage maintenance issues,but he was not aware of any specific concerns and the work was routine in nature. Mr. Arms asked Mr. O'Shea about the comment regarding "stormwater would be a consideration..." Mr. O'Shea responded that is a standard statement we use because if a road were to be put in. there it would probably disturb more than an acre and the state permit and that requires a bit more work. There was some discussion on the depiction of an additional fire access lane on the plat. Mr. Moseley explained that this is a State requirement even if the road is not being built at this time. Mr. Wilcox was concerned that there is no secondary access for emergency services if needed right now. Mr. Wilcox asked the Board's permission to allow comment during the SEQR portion of the meeting, noting that many of the comments that have been submitted are concerns about environmental effects of the proposal. The Board agreed. The Packard's spoke saying they are neighbors to the lot and they are concerned about the water issues. Mr. O'Shea stated that it is not an issue, but in their experience it has been. It sounds like the water issue would be a private issue, yet this is a request to establish two buildable lots and that will impact the water issues on their property. Mr. Wilcox explained that the Board is simply looking at a subdivision of land, not what is built on it. When and if a building is proposed, that will go through the building permit process where issues such as water flow would be reviewed. Mr. O'Shea added that during this subdivision process, there is no information to look at to determine any water impacts. The Badoor's spoke saying that they are concerned there is not a process in place in their small community to address concerns about water flow and drainage when more residences and associated driveways and impervious areas are added to an area already dealing with managing water coming into their homes. PB 2022-08-16 (Filed 10/9) Pg. 2 Mr. Little spoke saying that the water just runs through the whole area, as evidenced by the depth of the culverts and it has been a problem for years. Back in the day, the former Superintendent approached me to ask if there could be more ponds on my land to help hold the water. He said he didn't see a problem with this small subdivision,but there is a water flow issue in the area. Ms. Lee spoke saying she agrees with the other speakers; it need to be known that there are drainage issues and whenever something is built above her, there are changes in the water flow and many houses flood now. Carolyn Lee spoke saying that they also have water drainage issues and have had engineering work done to address what they can. She said she was concerned about the access way and she chose to buy in this area back in the 1990's because of the dead-end and the non-cookie cutter housing and she is concerned about new homes that may have frontage on. Chase Ln that would not be bound by the Homeowners Association that protects that. Mr. Folsom spoke, saying that when someone does build on the land, which they will, this would be a small decision now that would have larger impacts later. Ms. Packard spoke, saying that the neighborhood is asking for a delay to the approval of the subdivision to allow a study of what the impact would be to the drainage. Mr. Wilcox closed the public comment. Ms. Bageant asked if Staff of Counsel could explain the purview of the Planning Board and the scope of the SEQR process in this instance and that purview. Ms. Balestra, Planner,responded that the SEQR review in a subdivision is simply the action of splitting the land. If the proposal included plans that show the changes to the land that would accommodate a residence, then the Planning Board would have the authority to consider what that development of the property is planned as would then be open to the Planning Board review. The fact that this is a subdivision to allow for the sale of buildable lots, which is what the Planning Board is looking at in these types of instances, that the proposed subdivision produces buildable lots. Once a buildable lot is built upon, the permitting process includes review of stormwater and drainage issues and mitigation factors. She added that the DEC and the Town legislation have significantly changed to review and address stormwater issues now as opposed to the 80's when some subdivision projects were approved and water issues became apparent. PB 2022-08-16 (Filed 10/9) Pg. 3 Mr. Moseley and Mr. O'Shea explained the Codes and Engineering reviews that happen during the building permit process. Mr. Wilcox reviewed comments received, noting that the Home Owners Association mentioned is not enforceable by the Board and this Board has not heard from any member of such an association and there are deed restrictions, but no evidence of an HOA. Chase Ln is not a private road that is maintained and supported by an HOA. Mr. Wilcox also reminded the public that there is no requirement of notification of neighbors; the Town does that as a courtesy, but the legal requirement is the legal advertisement in the paper and the posting on the Town Clerks Bulletin Board. Ms. Bageant asked Ms. Balestra to explain a"buildable lot"that are being asked in the chat. Ms. Balestra responded that this property is in the medium density residential zone, and a buildable lot must meet the minimum dimensional requirements in that zone. Lot size, lot depth, road access and similar. These proposed lots far exceed those minimums. Stream setbacks and wetlands are also considered in the buildable area. SEQR DETERMINATION PB Resolution 2022-026: SEQR Preliminary & Final Subdivision Approval Goldstein-Flores Subdivision 130 Ridgecrest Road Tax Parcel 45.4-13 and 45.I-2.2 Whereas: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of 130 Ridgecrest Road. The proposal includes subdividing the 9.5+/- acre parcel into four lots, with Lots 1 and 2 intended for sale as building lots, Lot 3 containing the existing residence at 130 Ridgecrest Road, and a triangular lot to be consolidated with an adjacent parcel (tax parcel no. 45.-1-2.2). The proposal also includes the subdivision of a small strip of land from tax parcel no 45.4-2.2 that fronts on Chase Lane to be consolidated with Lots I and 2 to provide road frontage for the lots off Chase Lane. Ira Goldstein and Tessa Sage Flores, Owners/Applicants; and 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is the lead agency in the environmental review with respect to the project; and 3. The Planning Board on August 16, 2022,has reviewed and accepted as adequate a narrative, a subdivision plat titled"Final Subdivision Plat,No. 130 Ridgecrest Road, Town of Ithaca, PB 2022-08-16 (Filed 10/9) Pg. 4 Tompkins County, New York,"prepared by T.G. Miller P.C., dated 3/11/2022 and most recently revised 7/13/2022, and other application materials; and 4. Town planning staff has recommended a negative determination of environmental significance with respect to the proposed Subdivision Approval; now, therefore, be it Resolved: That the 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: Fred Wilcox Seconded: Ariel Casper Vote: ayes—Wilcox, Fogarty, Casper, Arms and Bageant PUBLIC HEARING Mr. Wilcox opened the public hearing at 7:57 p.m. Mr. Folsom spoke again, saying that it is very concerning that there is not a requirement for a secondary road even though it is depicted in the survey. He thanked the applicant for the donation of the preserve. He added that it seems like this is a math problem and that the decision is already made. Mr. Wilcox responded that this is a Planning Board, we are not elected officials, we as appointed officials do not have the leeway one might wish we had. Our job is to look at the proposal and make sure it meets the Town, State and Federal laws that are on the books. We can't simply say we don't like this, so we won't approve it. He asked Mr. Moseley to explain the 4' foot wide potential access shown on the plat. Mr. Moseley responded that it was a preexisting condition and if someone were to come it today, they would not be able to build it with a single accessway,but because it is pre-existing, the fire code allows for a secondary access to be shown in case it becomes necessary. Ms. Packard spoke again and added that it does seem like a forgone conclusion and what she is asking is that the Board consider what that decision will mean to the downstream impacts of that decision and to delay it instead of dealing with the inevitable outcome when building happens. Ms. Badoor spoke saying that she listened carefully to the buildable lot explanation but there are seasonal streams on that land, and she was not sure the land has been evaluated since the house on Ridgecrest was built. She went through the history of the original subdivision development, PB 2022-08-16 (Filed 10/9) Pg. 5 which was supposed to be much larger, and was abandoned when the water issues were discovered and there may be wetlands back there. Mr. Patz spoke, saying he was on the neighborhood group and there is no Homeowners' Association,but a group used to meet regularly. He said he is happy to have a dead end, and asked questions about the access strip, and Mr. Wilcox noted that it is shown as the possible access way for emergency access and there is the possibility of Chase Ln being extended but that is a battle for another time. Mr. Patz reiterated that there are water issues in the area and also thanked the Goldsteins for letting the neighborhood use their property now and in the past. Ms. Lee again requested delaying or declining the request and adding her comments from earlier as part of the record. (See comments above) There was no one else wishing to address the Board and the hearing was closed. DETERMINATION Mr. Wilcox stated that he still has concerns about the length of the road and safety aspects of that for the residents of Chase Ln and the need for secondary access and because the secondary access shown is not required,just listed as possible, there is no change and therefore he plans on. voting no. We may never get another chance to change a prior approval that made a safety issue on this road. Mr. Lindquist asked Mr. Moseley to explain the fire code again. Mr. Moseley responded that the 1,000-foot length limit is a Town regulation,but the length of Chase Ln is pre-existing at 2,000' feet and therefore grandfathered in. As for the Fire Code, if two residences were built, supplemental access would need to be built and in addition, we would also need to see utility infrastructure and access. Ms. Ritter added that the two lots have frontage on the existing Chase Ln. and so are legal lots. Ms. Brock and Ms. Balestra added that the access road was planned and put in as a temporary easement to the Town for Phase 2 but once the Phase 2 development was abandoned by the developer, the temporary access road easements were released once Phase 1 was completed. Discussion followed on the desire of the applicants to propose the subdivision as is to keep the preserved lands untouched and not disturbed by a road being built through that land. Ms. Brock noted that the length of a cul-de-sac or dead end is not necessarily based solely on fire code. PB 2022-08-16 (Filed 10/9) Pg. 6 Mr. Arms stated that he intends to vote in favor because in almost every way this application meets the letter and the spirit of the Code and although there is a gap in the process that does not allow possible stormwater issue mitigations, we have to depend on the permitting process to address that. He thought it is not appropriate to ask applicants such as these to build an access road that may or may not be necessary, to address an issue made in the past. PB Resolution 2022-027: Preliminary & Final Subdivision Approval Goldstein-Flores Subdivision 130 Ridgecrest Road Tax Parcel 45.1-13 and 45.1-2.2 Whereas: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed subdivision of 130 Ridgecrest Road. The proposal includes subdividing the 9.5+/- acre parcel into four lots, with Lots I and 2 intended for sale as building lots, Lot 3 containing the existing residence at 130 Ridgecrest Road, and a triangular lot to be consolidated with an adjacent parcel (tax parcel no. 45.4-2.2). The proposal also includes the subdivision of a small strip of land from tax parcel no 45.-1-2.2 that fronts on Chase Lane to be consolidated with Lots I and 2 to provide road frontage for the lots off Chase Lane. Ira Goldstein and Tessa Sage Flores, Owners/Applicants, and 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.August 1.6, 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 August 16, 2022,has reviewed and accepted as adequate a narrative, a subdivision plat titled"Final Subdivision Plat,No. 130 Ridgecrest Road, Town of Ithaca, Tompkins County,New York,"prepared by T.G. Miller P.C., dated 3/11/2022 and most recently revised 7/13/2022, and other application materials, now therefore be it Resolved: 1. That the 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 would 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 & Final Subdivision Approval for the proposed Goldstein-Flores Subdivision, as shown on the plans noted in Whereas #3 above, subject to the following condition: PB 2022-08-16 (Filed 10/9) Pg. 7 a. Signing of the approved plat by the Planning Board chair or her designee, filing with the Tompkins County Clerk Office, and submission of a copy of the receipt of filing to the Planning Department. Moved: Fred Wilcox Seconded: Bill Arms Vote: ayes—Casper, Arms and Bageant Nays—Wilcox Abstention - Fogarty 2. Consideration of a sketch plan for the proposed modifications to the RaNic Golf Club, located at 189 Pleasant Grove Road. The project involves renovating the existing golf course and redeveloping portions of it with new hospitality and housing accommodation. Specific project elements in the Town of Ithaca include removing the tennis courts to construct attached townhouses, constructing two new vehicular entrances from Hanshaw Road, constructing townhomes on the existing golf driving range, preserving and repurposing an existing farmhouse and barn on.Warren Road into a hotel-managed guest rental and event space, constructing additional hotel-managed guest houses across Warren Road, and other improvements. The project will require a rezoning of the property into a Planned Development Zone. This is a Type I Action under the State Environmental Quality Review Act and is subject to environmental review. Sean and Jennifer Whittaker, Owners/Applicants; STREAM Collaborative -Noah Demarest, Agent. OVERVIEW (Presentation available on YouTubeLiveMeetingsIthaca) Mr. Whittaker began by giving a history of the acquisition of the property and his hope to revitalize the golf club which needs to be updated to include the hospitality angle of a traditional golf club in order to be sustainable and viable as a golfing operation. Mr. Demarest gave a presentation of the sketch plan details, focusing on the goal of retaining the golf course and open space versus straight residential development which are both options in the Town's Comprehensive Plan. Board Comments Ms. Bageant asked about the single-family home options which seem to be the income generating aspect of the project and there is one proposed home that seems to be off the neighborhood area. Mr. Whittaker responded that he has offered the property to the neighbor who commented negatively on that location. He added that Cornell has a right of first refusal on any property if the golf course is not active and this plan, especially for the residences is a long-term endeavor but the Clubhouse and Hotel are an immediate need. PB 2022-08-16 (Filed 10/9) Pg. 8 Mr. Arms asked where in the Comprehensive Plan it is discussed that this area should be a hospitality and resort area with the accompanying noise, traffic, and density associated with that. The Comp Plan states a preference for residential neighborhood use with a single mention of a "small inn or hotel." This plan goes way, way beyond any inference in the Comp Plan. He also asked about what the plan is for the golf course itself given that the submitted documents seem to contradict themselves in the drop in golf s popularity and then the need for certain golf aspects due to their popularity. Mr. Demarest responded that he is not aware of any other mention in the Comp Plan, but it is a matter of scale, and whether the Plan understands the scale of maintaining a golf course. The proposal is to reduce the scale of the course and add the hospitality features because the drive for golf is not meeting that economic level to maintain the golf course. It is a matter of economics. He added that the existing driving range is substandard and not nearly long enough to meet its purpose and the proposed Club House will have driving range simulators and this also allows the 9th green to be developed into a short game skill builder. Mr. Whittaker added that one of the key components is that we have removed the pitch and putting area and by modifying the 9th green, we are able to regain that opportunity. The simulators are already in the Club House and very popular with the added ability to practice golf during the winter season. Mr. Wilcox asked if any Board Member is a member of the golf club. There were none. Mr. Wilcox stated that he is comfortable with what is being shown; the residential areas are to the north where it belongs. Mr. Demarest summarized by saying they were looking for feedback on whether the hospitality aspect is acceptable and they could look at the cluster development for the townhouses, but in their opinion, the Planned Development Zone (PDZ) is the better way to move forward. Mr. Wilcox noted that that is in the Town Board's purview because if they establish a PDZ, that will drive what is in the Planning Board's purview for review. Ms. Ritter went through the PDZ process. Ms. Fogarty stated that she has some concerns about the single-family homes because they seem not to fit into the project. She said she liked the townhomes and can understand them being there and understands the need for funds for the larger project, but the single-family homes don't seem to fit. Mr. Whittaker responded that they are looking at that as more of sellable lots, especially given the new legislation regarding short term rentals of single-family homes, which removes the "stay and play" options. PB 2022-08-16 (Filed 10/9) Pg. 9 Mr. Demarest added that they are not necessarily the funding driver,but they are an option, so they are shown here and he felt they would be very unique and very desirable to some people. Action Item PB Resolution 2022-028: Lead Agency—Declaration of Intent RaNic Golf Club Tax Parcel No.'s 68.4-1.2, 68.4-2, 71.4-1, 71.-7-2 Pleasant Grove Road, Warren Road, Hanshaw Road Town of Ithaca Planning Board, August 1.6, 2022 Whereas: 1. The Town of Ithaca Planning Board, at its meeting on August 16, 2022, considered a Sketch Plan for the proposed modifications to the RaNic Golf Club, located at 189 Pleasant Grove Road. The project involves renovating the existing golf course and redeveloping portions of it with new hospitality and housing accommodations. Specific project elements in the Town of Ithaca include removing the tennis courts to construct attached townhouses, constructing two new vehicular entrances from Hanshaw Road, constructing townhomes on the existing golf driving range, preserving and repurposing an existing farmhouse and barn on Warren Road into a hotel-managed guest rental and event space, constructing additional hotel- managed guest houses across Warren Road, and other improvements. The project will require a rezoning of the property into a Planned Development Zone. This is a Type I Action under the State Environmental Quality Review Act and is subject to environmental review. Sean and Jennifer Whittaker, Owners/Applicants; STREAM Collaborative -Noah Demarest, Agent; and 2. The proposed project, which requires site plan and subdivision 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 alteration of ten or more acres and 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 & C); now, therefore,be it 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 PB 2022-08-16 (Filed 10/9) Pg. 10 agencies. Moved: Fred Wilcox Seconded: Liz Bageant Vote: ayes—Wilcox,,Arms, Bageant, Casper, and Fogarty Persons to be heard—Mr. Wilcox noted that this is a time to comment on topics not on the agenda tonight. Mr. B Brittain spoke regarding the Cradit Farm realignment issue; he read from the Final Approval resolution, noting the condition regarding the submission of the realignment project approval and funding for it and adding "Mr. Bosak stated in the past that he can very easily imagine a situation where we take this (this is the realignment of the intersection) we tie this to a C.of 0 and we come down, finally, to the day when the freshmen are supposed to move in and oh dear that MOLT hasn't really been signed yet, and we would be under a great deal of pressure to say never mind." Ms. Michaels, who was the Cornell representative responded, "Theoretically that's possible but she feels that miss trust is misplaced." Well,here we are, and the freshmen are moving in and as far as I know, there's no actual design for that road realignment. He thought there should be a public statement, for the record, where we are,how we got here, and how we move forward. How does the Town get back in charge of this overall realignment. He thanked the Board for the work it does and the time intakes to be on this board. Other Business Ms. Balestra brought up the topic of approval of minutes and the suggestion by Ms. Rosa that minutes be reviewed and approved by the Chair of the meeting. Ms. Rosa explained that when meetings are canceled due to lack of business, the minutes cannot be"finalized"until approved and there is the video and the transcript of the meetings available in addition to minutes. The changes are almost always non-substantive and typographical in nature. Discussion followed and the decision was deferred to the next meeting when the Chair would be present. Adjournment Meeting was adjourned upon motion by Mr. Casper, seconded by Mr. Wilcox; unanimous. Submit d u Pa Vie to Submit Town Clerk PB 2022-08-16 (Filed 10/9) Pg. 11