Planning and Development Board - Regular Meeting

Okay, welcome everybody to the May 26th Planning and Development Board meeting. I call this meeting to order. I'd just like to get started with some general contextual stuff. In case of emergency evacuation, we're to take one of the two exits, pointing the two ends of the room here, and wait at the trees on the same side of the street on South Cayuga and Green Street. We do not cross Green Street unless absolutely necessary. Those with restricted mobility in the event of emergencies, it's best to move to one of the stairwells and the first responders will arrive to aid you. In the event of other emergencies, you'll be notified at that time. We want everyone to be aware of their surroundings and offer help when it's not in your own detriment as you are your own best advocate. So that said, I also want you to know some very important information. And ladies room is on this floor and the first floor men's is on the floor above us and below us. Okay, so there with all of that, I think what we'd like to do is go to introductions and Andy I'm looking at you, will you start please.

Andy Roman member of the board.

The Katrina member of the board. Jenny Sutcliffe member of the board.

That's class member of the word.

Thank you telly member of the board.

Nikki Serra, Environmental and Landscape Planner and staff to the board. Lisa Nicholas, Director of Planning and Development and staff to the board.

Sam Quinn-Jacobs, Planner and staff to the board.

And I'm Max Pfeffer, Chair of the board. I want to remind everybody to speak into their microphones tonight when we speak. I'm the main culprit of not doing that, so I'll remind everybody else too. I think one of the first things we want to do today is start with the agenda review. Nikki, I'll turn to you.

Thank you, Max. Just one change or one addition under sign review number 616. There's just one more action. It's the sign package waiver approval. So we have the approval and then waiver approval. Is that it? That's it. All right.

Thank you very much. Okay. Now I'd like to move to the minutes. Are there any additions or corrections to the minutes? Now I know Mitch made some, but are there any additional ones that anyone would like to offer up? No, seeing no other changes, can I have a motion to approve the minutes? Andy makes the motion, Emily seconds. Okay, can we just raise hands? Okay, everybody in favor of the minutes. Minutes are approved. Okay, I'd like to move on to public comments. Do we have anyone here who wishes to make a public comment? All right, anybody online? Okay, the board is aware we received a letter of public comments.

Yeah, you all have that. I think you have it in front of you in your packet as well.

All right, anyone on the board would like to respond to that letter at this point? We might do that when we talk about the 309 Project. Okay, so we'll close the public response period, and we can move on to... the first order of business, which is site plan review for 309 College Avenue Apartments. And we'll be at some point acting on a secret determination tonight. All right. Are our participants here?

Yeah, we have Chris and Vincent joining us now. Chris, whenever you're ready.

Hi, I think Charlie was going to introduce the project or say something first.

Charlie's not in the room in person yet.

Understood. Okay, let me share my screen. Share my screen. There we go. All right, thank you. So we have no changes or updates to the plan. The plan has remained fixed. So I'll go into the west elevation. The few comments that came out of the last meeting were regarding more additional detail on louvre, final coordination of louvres, Some additional information on signage and then some discussion on benches along the alleyway. So we have finalized our louver coordination. These images represent what we intend to build. These are basically final. We are producing construction drawings off of these images. The louver sizes are fixed. We have chosen a spec for the louver. It's in this package. I'll show it to you as we go down. The intent is that the louvers match the color of the material that they are nested into, and the real intent is to try to make them disappear as much as possible, become part of the look of the building and not an impertinence. We have also coordinated where windows can be operable with exhaust locations versus intake locations, and I can give you an understanding of that. So these are intakes, so we're allowed to have operable windows. We've made fixed windows where we have exhaust and you'll see that throughout the rest of these elevations. Again, you can see where there's fixed window unit because these are exhausting. These are intakes. So we've allowed operability. I have tightly coordinated that These fixed windows are in living rooms so bedrooms get operable windows. So when we finalized these elevations, they look a little, they look finished, you know, compared to what you've seen before. All the louvers, and we found all the missing louvers gone through and coordinated all of MEP. So there's two additional louvers that appear on this that you have not seen before. There's one additional louver that pops up that you have not seen before. These are all exhausting, so they're all fixed windows. There are operable windows on the insides of the light wells. Moving on to building signage on this is our main building marquee sign we intend for it to be backlit and routed out of the material. The The I can't remember what this material. I've written AR204. This is the composite panel, which in the renderings is the rust panel right there. So the detail of that is that the letter itself will be routed out. Behind the letter would be a simple box light. The entire panel would be the front of this signage and would be removable to give access to maintenance of the light box. So we've made it rather simple. It's simply the material routed out with an acrylic piece behind it and a standard light box. The sizes are about one and a half by three foot each letter. The overall height approximately nine foot tall. I think it's in scale with the front of this facade. I'll give you the overview look of this again. This entry has two sides that are backlit acrylic and that would match the 309. Those two sides are this wall and this ceiling. The retail signage It's a simple box mount hung from a post standoff above. So this is hung under the soffit. Each letter is hung under the soffit. We'll make it substantial enough that they can't be broken. And we'll work with the sign vendor on that. The approximate size is about two foot high, about ten and a half feet long. It's meant to fit within that flat wall of the retail, those first three panels. Here's our louver spec. It's a storm resistant louver. It's built for drainage. It's quite a nice thin line profile. It's aluminum. They will all be kinire coated to match whatever material we were putting into them. There's essentially two materials, two colors. These are our louver sizes that appear on the building. Our largest one is two and a half by six and a half feet. That's the end of my presentation. Has Charlie come back in?

Hey, Chris. Thank you. Yep. turn good evening everybody i was looking at you for zoom thanks for the presentation chris so assuming we didn't get into the third point right we had for this evening which was josh lauer and the crossing and some seating so I did talk to Josh. Josh and I actually, when we talked through it, both agreed that it didn't really make sense to want to put any seating like in the middle of the crossway and kind of restrict the pathway. So he had talked about, you know, potentially upgrading some of his seating, you know, once this was built. So he's certainly open to it. And then, you know, when we met back with QPK, we realized that, you know, we need to maintain like a five foot pathway from the rear of our building all the way through. So for us to put any seating in there would restrict that five foot. So I think, you know, we were considering doing something permanent, but I don't think that's an option. So we may be able to put some benches that we can slide around here. And I think we'll just have to play it by ear here. So, but tonight I think we're hoping to close seeker, right. And hopefully get preliminary and final next month is our plan. We really want to get the fire station down before the students return. Cause it's quite a bit of work to remove all that concrete. So.

Yeah, we'll get to the seeker after we hear from board members, any feedback that they might have and so forth. Mitch, can I start with you?

Sure. This seems fine to me. Appreciate the work on the louvers. get those um toned down on the facade of the building i i don't know what the sign ordinance is what's the the size or allowed of the sign i just feel like the numbers are too big 309 eight foot high two feet wide it just seems enormous ordinance because they do have commercial space i mean i think that can be more subtle like if we're doing every building with numbers that are this big what are we doing in the city like what's it going to look like the numbers is the building called 309

Is that all right? So building numbers are not considered a sign, but just for your information, but I do agree with you. They're really excessively large.

Okay, thanks. Thanks, Mitch. Jenny, I'll turn to you.

Yeah, I really like the concept of the sign. And I think the design is neat. When you also said eight foot tall, I thought, wow, that's a pretty, pretty big. So that's my feedback as well. That's it for me. Otherwise looks great.

I really like it, including the size of it. I think it's providing street light, too. It's almost like a lamp post. I prefer 309 to a name. know that we're getting in this habit of calling buildings by some fabricated name so this seems a lot better to me than that um i like the idea that it's only the numbers that are lit it's not a full panel they're backlit and i appreciate the other one is not lit so um i think we should wait on the size until we get the analysis but i think like jenny the concept is good with me and i don't have comments on other aspects i think it's ready to go thank you emily andy

Yeah, thanks, Chris and Charlie. I really appreciate the work on the louvers. We've seen other examples that aren't as really integral to the design, so thank you. And showing the spec is really important, so that gives us confidence that it's really going to blend with the facade. I really also like the 309. I think your Axon... kind of tells the story. And I really, I love the design of the acrylic soffit and that one panel. And yeah, I think it's very dynamic. So I support that. And then we saw from the city comment, new comments this week about the loading zone. We had really spent a lot of time, you know, on that. So I'm kind of, you know, interested in, you know, what, What you guys are thinking about that you know you you had presented the loading space, we said no and now we're getting comments that. From dpw that they think there should be as loading zone there and then the other comment that we got from green star about the construction plan, you know does seem to be really important. you know, their idea of kind of no work during August and September when students start their, you know, kind of habits and they're kind of set. So I do think, you know, figuring that out at the appropriate time is important. Thanks. Sandy.

Peggy? I'm going to agree with the Luver detail is very good with as these have become integral to the building standard. I'm really appreciating seeing them be part of the design of the building and it looks very good and it looks like it's meant to be there and I greatly appreciate that and I hope it sets a standard going forward for other buildings in Ithaca I also, I don't mind the 309. I think it's interesting. I think it's a, it provides light and some warmth. It has a continuation of that sort of warmth of this street front, this facade at the street level that I really like. I'm sorry, I missed the response from DPW that they want. to increase the loading zone?

We'll come back to that.

I'm still steadfastly against increasing the loading zone. And that's it. That's all I have to say.

Thank you. Thank you, Peggy. I think that I agree with many of the things people have said. I think the 309 signage makes me a little more comfortable as long as we don't have another sign naming a building, which is Emily's point, and I agree with that. I like the layout, and I think it's going to look really nice up there and so forth. I do have a few things that I want to... follow up on. One is the curb cut. The clarification is they were talking about a curb cut in front of the building, not extending the existing loading zone. I think that was a little different. Well, we can clarify about that. We should, right? And so that's a little bit different. And so I would like to know what you think about a curb cut in front for allowing deliveries, I guess trucks to get off from blocking the street, which is a problem on College Avenue. But we also would not like to have the loading zone extended. I'll come back to you in just a minute, OK? Yeah. Well, go ahead. This is really on your mind.

There's a loading zone. It's 40 feet in front. There are two loading zones there. Currently, there's a curb cut there. It's an enormous curb cut for the fire department. A curb cut would only encourage people to do what they are currently doing, which is driving and parking on the sidewalk. If you go down there, like I did yesterday and two times last week, people park on sidewalks so that they can go and use, they can go buy drinks at Green Star, whatever they're doing. It's a mountable curb will only make that, because that's what it is right now. It's a fully mountable curb. I do not think it's going to, I don't agree with it. There's plenty of loading space, dedicated loading space. on either side of this building. And I think there's very little sidewalk on College Ave in general. And this is at least a large amount of sidewalk that we're gaining back that isn't on an angle on a, you know, a 3% angle or incline. So I definitely do not think there should be a curb cut here. I do not agree with that.

Thanks okay great thanks Peggy I think, also the curb cut was something they said to consider it I don't think they were making it as kind of a requirement so that's something we should keep in mind. So we can maybe hear your thoughts on that um there was something else, though, that I wanted to raise, and I would like you to when you speak to talk to it. The other thing they said on their list of things was vibration monitoring. And that brings up the question of kind of what's going to happen during the construction process. And you saw the public comment that we got the letter today. And so I'd like you to speak to that a little bit. And keeping in mind, you know, that what might happen is that we have, you know, three pretty big construction projects going on at the same time. And there might be some concerns there. And I think you've already... in the secret talked a little bit about transportation plans and so forth. But if you could speak to that a little bit into concerns that were raised, that would be great.

Sure. Yeah. I mean, I think in regards to, um, the construction, I think it's a very valid point, right? So, um, obviously if it's affected their business, we understand that. Um, Obviously, we bought the fire station from the city, and the whole plan was to have it developed, right? So I think this has been a plan that's been a long time in the making, and whether it was us doing it or it was an outside developer or someone else doing it, it was going to get redeveloped. I know that Nick's team is taking the lead on the construction. Nick takes a lot of pride in his work here. We try to be as neighborly as possible to all our neighbors, and we'll get together with Green Star, open up some communication with them, and figure out how to work through this process where it's the least interruptive to their business as possible. So are they asking us not to do construction in August and September of this year? Is that?

They suggested basically move-in dates. So whatever the stretch of time is, they're kind of the primary move-in dates, which probably land at the end of August, early September.

Yeah, I think we can work something out with them to that point.

So I think it would be helpful for us, and I don't want to take away from others expressing their opinion, but maybe for you guys, give that a little consideration and think about how you would manage that. And when we come back next month, we could talk about that a little bit more. Sure. And you guys could present your ideas about how to address some of these issues. We realize that it's a construction site and all this, but...

Yeah, they specified to the most disruptive demolition activities, sort of what they spelled out.

Yeah, I think that's like a whole nother reason why we really got to get that fire station down in July.

Yeah, so that could solve part of the problem, right?

Yeah. So, okay.

Does it sound reasonable to the board that we come back to this and talk about it a little bit? All right. Any other comments from the board? I was just gonna say sorry if I'm going before.

We can also make it part of the conditions when we say construction staging that applicants will speak with the neighbors and work out a plan, however we want it, and if they agree to that too, just throwing that out there.

So keep that in mind, Charlie, when you guys think about this, maybe come back to us with some ideas. Sure. Be really good.

The vibration monitoring point to obviously, we'll have third party companies doing all that. Yeah. You know, we looked at what we did at 325 college and shoring up that entire site, you know, we looked at, I don't know if anybody's seen the hole at 215 college and the amount of rock and hammering we had to do there. You know, this was intentionally, we made a decision not to make this a full basement. So we're going to eliminate a lot of the rock removal, a lot of the shoring, and it should be not nearly as interruptive as 215 was. So, and even that all other levels came through safe. So great.

Thank you. Okay. Anything else?

Anything else from board members right at the moment?

Okay. We need to move on to the secret determination. Was there any, were there any questions about the secret determination at this point from the board or points? Anything to add?

Nick okay, Sam do you have anything about the thief.

So I think that we're on to looking for a motion to approve the secret. Determination Emily so moves is there a second Jenny who seconds. All right, so I think this for this we want to voice vote will go around and Andy I'll start with you.

Yes.

Yes.

And I had my yes so that's unanimous. Seeker determination is approved.

Thank you very much. Thank you, everybody.

Thank you.

All right now we're moving on to South works and we're eager to hear about this very significant project and I think what we're have in mind tonight is kind of 2 parts. One is report from the staff and Nikki I think you're giving us that report right and that you will get us kind of up to speed some of the background that was important about this and I think We should think about other background that we might need and ask for from the staff as board members. And then we'll hear from the Southwest team. So look forward to that. So Nikki, I'm going to turn the floor over to you.

Okay. Let me get it up here. Okay. And I'm not going to steal any of your thunder, Southworks, but hopefully set you up and set up the board for basically, we're going to look at site plan review process and the environmental review process for this because it's going to be a little bit different than we've done in the past. And of course, you guys all received a binder. And that has some of the really important things that we'll be using for every project that they bring forward for Southworks. Yes. Yeah. And you can take them with you as long as you bring them back when Southworks is in front of us. Or you can leave them here, whichever you prefer.

Me, I would leave them here.

Okay. So background and process overviews. So here is the outline. I'm going to quickly just show you the location. I think you know, but for the viewers out there, too, or thousands of viewers of the planning board, and show you kind of where the city and the town line are. And then we're going to really focus on the generic environmental impact statement, which was adopted in 2019. And from that came the findings, which are going to be really important, and those are in your binder for each project that we see. Thresholds, which will be important, too, as we cumulatively come close to those thresholds with both the city and the town. The different seeker process that we're going to do, I mean, it's still a seeker, it's still going to take a hard look, but it was a generic, a GEIS, so they covered a lot. And then we're going to look at not specifically the PUD, because we do have zoning, you know, people that will look at that as well, but the design guidelines that came from that as well. And that's all on the GEIS. And please, if you have questions, you can interrupt too. So location, I think you are all familiar. It's on the southern part of the city. And actually, a lot of it is in the town. So you can see the black outline is the city border. And it's along the 96B, also known as South Aurora, also known as Danby Road. Just to add confusion. This, any questions? See the building numbers? No, I'm sorry. This is in your binder. And you can see they are going to refer to building numbers. So it's going to be really important that we know this, like orientating ourselves. And this is in your binder. And we can also get it bigger, too, if you need it. And this is the general layout of what the site looks like. And again, you can see where the city boundary and the town boundary is with that red line. So ours is if you're looking at this page to the left is the city. And this also calls out residential office industrial and all that. So it's a good map to to view. Although it'll be slightly different because this was in 2019. Okay, so generic environmental impact statement, GEIS. I think most people know, but just, you know, definition, broad environmental review to evaluate potential impacts of separate or sequence of actions in a given geographic large area. So rather than what we usually look at, you know, with our FEEF and the NEGDEC, which is a single site-specific project, this is a very large area, and they're going to be coming through with different actions, different projects that was covered under GEIS. Just some key steps, and I'm not gonna go into depth with this, but this was like the entire process of the GEIS. Some key steps, they scoped it, so really defined relevant and substantial issues to this specific geographic area, drafted the GEIS, this looks really easy, I'm sure Jamie would say this piece of cake, where they analyzed the potential impacts and developed mitigation strategies for reducing environmental harm, public review and comment. This was really important. And they opened it longer, right? Lisa, we had to open for a few months for this. And host public meetings and hearings. And any written comments that were received then have to be answered in the GEIS. So very thorough community participation. And then a final GEIS and the findings, which we'll be looking at shortly. And then a record of decision. And then from that GEIS, the findings, and you have this in your binder, and we'll refer to this for every project. It's really just, it's nice. It's kind of like a summary of the GEIS, like a bridge from the huge binders of GEIS to this, which is the conclusions of the environmental review. And it has relevant environmental impacts, facts, and conclusions. When you look at it, you'll see it's set up very similarly to a FEEF, but it'll have the main topic, the main issue, water resource, and then it'll give you what the GIS analyzed. It'll give you the potential impacts for the action, for the entire action of SouthWorks project, and then it'll give you mitigation, so how it's going to be mitigated. So we will look at this when we look at all the projects. Then thresholds are predefined limits, metrics, and conditions set in the GIS. So the GIS looked at both the city and the town, because it's for the whole site. And it looked at square feet of residential, commercial, industrial. And there's a threshold for that. And we will keep a tally of this, a cumulative tally of This is given to the applicants, which they've already filled out. Thank you very much. Of the different things that we're accumulating and keeping in a database. Because when we hit that threshold, then there might be a different process that we need to follow. Total water usage, total impervious rate. And we'll also be getting this from the town when they have their projects come through. Um, and so like these first couple of projects, we're not going to be getting close to the thresholds, but as we do, it'll be important because might need to reopen the GIS, et cetera. Okay. And transportation details too, of course, like in and out traffic, et cetera. Okay, and then there is this, we will show you this in depth next month. We'll be going over this. This is great, actually. This is a finding statement checklist. So from that finding statement, which you guys will all become very familiar with, we will look at this. The staff will actually complete it, but we'll bring it to you to look at for a hard look. And what it basically is is a checklist, and yes and no responses, kind of like the FEEF 2 a little bit, and the FEEF 1. But we'll look at if any of these have a moderate to large impact, and we need to explain why, or if it's not covered in the GEIS. So hopefully, most of it's covered in the GEIS. And most likely, for the first couple of projects, I'm guessing that it will be. And that means, if it is, that we won't need to do a FEEF Part 3 for the project, that specific project. But if there is a moderate or large impact that wasn't covered in the GIS, then it'll simply, not simply, we'll do a FEEF 3 of those, you know, for that project. So that's kind of the secret process, if that makes sense. And they will, the applicants will always be submitting a FEEF 1 for their specific project that's in front of us. Okay, and so then this is the pod that was also, it's also in the GIS, so you can imagine how large these binders are. And again, the city with the red line. And these are the different zones for the city. And then the different zones for the town are the ones that are a little bit grayed out. So we have CW1, which is the natural areas. And then basically CW3, and there's A, B, and C, which A and B are kind of the center neighborhoods, residential. And the 3WC is the edge or periphery of that. And there's, of course, with the PUD, there's all sorts of zoning that's tied to that too. But I think particularly, specifically, you guys will be looking at the design guidelines made for this. So just to show you a little glimpse of some of the design guidelines. And this is, the design guidelines are also in your binder. So you can see, like, for the different zones. The articulation, the building mass, height. had to put in a green wall and. On the left three to see w three see and then existing buildings it's really nice to have a lot of precedence for you know what the existing buildings could look like as well. And it really goes into detail to there's the pictures, but then there's also detail like you would for the other design guidelines that you guys have had for like the waterfront and college down. And then there's also, and this is going to be really important, design guidelines for the streets, for the roads, for the throughfares. So the applicants will show us when they're designing a road, whether it's type B, type A, and they're all laid out there. I think there's four or five different types. And there will be roads that come to this project, so we will have to see the design for those particular roads. And then again, any questions, this is much larger in your binder, but there's also lighting standards and signage specifications for this area. So it was really a way to, you know, try to keep a consistent within the larger area versus because you will be getting these smaller individual projects all the time. So what's the consistency in the context of the larger area. And that is all I had for the process. If you have any questions.

No questions from the board on this point. It's a lot to absorb.

A lot of moving parts, but I think it'll. Great great.

Alright, well then we'll turn it over to the South works team.

might give you feedback.

Hello, we are so excited to be with you today. I'm Rob Lewis. I'm the development project manager. I work for Shift Capital, lead developer on the development team for Southworks. And tonight we are here to present our collaboration with Beacon Communities and the Gateway and the Southworks Project, where we're going to be doing 100 mixed income affordable units. which we just couldn't be more excited about. This is a real milestone. This is the first residential or really any big project before you under this. And we are very excited about our plans here and what we have to present, and we think we're heading off on the right foot. So... Big team to do this. The Southworks master developer team consists of four partners. It's Shift Capital. That's who I work for. It's a certified B Corp out of Philadelphia. There's L Enterprises. That's the local partner out of Elmira that pushed this process through the GEIS process that we just heard about. And then entering alongside Shift Capital are USC Builds and Xylem Projects. USC Builds is a general contractor out of Rochester, MWBE certified. And Xylem Projects is a mission-driven developer out of New York City. We have with us tonight one of the project partners, Melissa Sugodowski of USC Builds. And then working with us on the affordable housing, we had pretty ambitious goals on our housing. We're really trying to make sure we have a real mix of affordability levels and typologies. But we also knew that we needed the right partner to get the affordable pieces right. And we are very confident we have that with Beacon Communities, who is with us here today. Yeah. And then obviously on the design team, we have a bunch of very talented folks. And with us here tonight is Eric here from SWBR and Jamie from Fagan Engineering. And this is a different view of that GEIS map you just saw. There's a a little bit more true to life, we hope. And we are really excited about how this is starting to fit together. You can see we've divided it into four sub areas, woods, hills, gateway, chainway. Gateway is where what we're talking about today is located. And the gateway is really important because it's the front door to the project. It's really important we get the feel for that right so that the rest of it can be right. The chain way is that historic industrial core. If you've been on site recently, you'll notice the found is now open. It's open in the chain way, and we're working on getting more businesses open in that historic fabric. And then we also have a project before the town out in the woods, and the hills is that piece that sort of we hope eventually link some of that together. We're already bringing the site to life. We've had open houses, multiple open to the public, very positive community feedback. We've done a mural jam. We have a store open now. And we think this project in particular, the collaboration with Beacon is what really sort of cements all that and brings this place back to life. With that, I think I hand it off to Jamie to walk through sort of how we got here.

I appreciate Nikki's presentation that helped. I can go now. No, but first off, we're starting obviously. So phase one was originally approved was building 21 and 24. We're not talking about that right now. It said our first phase is really the beacon shift projects called Gateway in the Woods. Right now you see on that screen, you see a little shaded version of the map that Nikki presented earlier. The darker segment is the city like mentioned that the city portions actually the smaller portion, but it's the majority of the building. You guys know Right now, and so it's gonna be interesting to see how this all grows so site location is just East of building 24 so if you've been on site and you come into the through the gates, you see a big building on your left. Well, to the left of that is this new site that we're developing. It's roughly two acres. And if you can see in the table right there, that's part of the CW3 zone, which is 39.75 acres. There's a lot of the residential units in that side of our project. If you have that one map, the color-coded yellow, red, and pink one that you have in your binder, Those buildings are, I believe, N11, 12, and 13, just east of Building 24. So we can go to the next slide.

I think the next one is Dan.

Oh, is that Dan? I think so. Okay, so if you have any... Nick, you covered most of it.

Front of your binder? Sorry to interrupt. You could maybe see the building numbers a lot better. Oh. If you see that. It's your... Yeah, we stole it from you guys. Okay.

So what I'll do is I'll hand this over. Oh.

We're getting ahead of ourselves. Nobody look. Yeah, close your eyes.

So I'm gonna hand this over to Dan.

This is the one you were looking for, I think.

Yeah, so actually it's N10, 11 and 12. This is the building designations. So these two buildings were column G1, G2 for gateway one and gateway two are gonna take the place of those buildings. On you'll notice the main access is from driveway to driveway one is going to be a little farther out. So once we start developing that so We're going to be focused on driveway to be in a private drive into the site, but the main road structure. You see upper Morris place between building 24 and the site. that's going to be a public road eventually so that that's when we get more into some of the roadway designations and then um hopefully we have some more information for you on some more roads very soon on other projects that we're working on right now and I just want to hand off okay so we're going to hand this off to Dan with Beacon to kind of go over a little bit of their organizational structure yeah thank you um turn it off

Thank you everyone appreciate it, my name is Dan bell graph i'm a senior development director beacon communities. i'm actually based in buffalo but I grew up in corning personally i'm like very excited to be doing this, like a project this close to home. But I think before I really wanted to kind of talk about the evolution of our partnership with shift and kind of how we got to this point. And really kind of given a green light by the state of New York to close in October. Before that, I was hoping Jen could just give a little bit of intro to beacon kind of who we are, our history, and really kind of our approach to everything.

Yeah. So thank you, everybody. My name is Jen Steinberg. I'm a senior vice president of development at beacon communities. I will be brief. And of course, ask any question later. But I think seeing the presentation before, it's just such a pleasure to be here after all the work that has gone into it being able to really take that care and dedication to the site and build it into fruition. It's something that Beacon has always and is excited to do and takes that responsibility really seriously. So Beacon Community is an affordable housing developer. We've been around for almost 50 years. Our hub is based out of Boston, but we have offices in Buffalo, New York City, and Pittsburgh. So we're sort of spread out all over the Northeast and mid-Atlantic. We have 20,000 units or so under ownership development and management, and approximately 800 staff. So we've created a very successful development arm for our affordable housing, and we do it by really partnering with people that know communities best, that know people best, and we bring that expertise and that development so we could really lend that to our projects. In New York State specifically, BEACON owns 25 properties totaling approximately 3,600 units and have 11 properties and 2,500 units in the pipeline. So we really are a big presence here in New York State. I'm not telling you anything you don't know. This would be our first project specifically in Ithaca, although we're all around the region. is a one of those wonderful organizations i'm about five years in that does their own development management and we really also very in a very special way have our community service arm that's a part of everything that we bring to the development and management of our properties so it's always about making sure that we are a part of the communities that we're in and we're really aware of And embodied in the lives of the people that were housing so it's just a brief background of beacon again happy to answer any questions later, but i'll turn it over to Dan. for more specifics on the project. That's true.

So we, Beacon and Schiff, partnered in May 2024. So it's been two years, Rob. And we were brought in. We've done a lot of work in New York State. And like Jen mentioned, I think we both believe in the organization and really the mission-driven approach that we have. We were originally thinking about a 50- or 60-unit community in the town of Ithaca. We unfortunately weren't successful. successful with our funding application and the state of New York knowing you know beacons capabilities and the partnership was shipped and really all that's gone into the South works project said hey. We don't want you to be on the 9% path. We might want you to make your project a little bit bigger and get to about 150 units so we can do the 4% tax credit path. And we're like, totally good with that. Spent a few months kind of getting plans together, still in the town of Ithaca. There was some recent federal legislation that increased resources that are available. I won't get into the technical aspect of it, but essentially more money for affordable housing, which we were incredibly excited about. and each chair asked us to take the project to 250 apartments. So we went back to, not the drawing board, but went back to the beginning to try to make the community bigger and really had an opportunity to not only look in the town of Ithaca in the woods, but also bring affordable housing component into the gateway to the city, which personally I was really excited to do. So we landed with 130 people apartment community in the town of Ithaca in eight buildings, and then 100 units in the gateway in the city of Ithaca. We've really in earnest been working on this 230 unit community since fall of last year. And really, not only with a focus on building quality affordable housing, but with respect and kind of understanding of all the work that's gone into Southworks, right? We know about the PUD, all the work that went into the GIS You know this team and really trying to stay cognizant of all of that, which I think we've done a really decent job of so in total, I think mentioned 230 apartments in the gateway portion the city it's a mix of one and two bedrooms and two buildings. We were really fortunate that because of the city and the town being pro housing communities, thank you that's amazing. I say that to every community we work in that's a pro-housing community. We were able to access infrastructure funding, which obviously goes a really long way, not only in the town, but in the city. So Tompkins County was awarded $1 million to support the infrastructure build out for the South, where it's an affordable piece specific to this. And the town of Ithaca was awarded just recently $5 million to support the woods portion of it. We are on a pretty tight timeline. I'm not sure if folks are familiar with HCR, but when they like your project and they like the community that you're in, they ask you to close in a bond ground that they kind of pool you with multiple other projects throughout the state. We were excited earlier this year, they asked us to close in October. So we are kind of moving full speed ahead, obviously going through these processes, but know we're just incredibly excited so closing october um this year we'd issue the notice to proceed to the contractor i would say early november of 2026 we've got a about two year construction period with we have 10 buildings so things will come online um in various phases but we're hoping that the the first apartments will be ready for move in towards early 2028. so with that i'm gonna head back to the design team thank you dan

We will jump into some of the design of the site and buildings now. So we ended on this slide here. This is the, as Jamie mentioned, this was the generic site plan for the GEIS, our site there in red, specifically looking where buildings N10, 11, and 12 are. And just Nikki, I can't remember if you said this, everything with an N number, this is a little bit zoomed in, maybe we can read them. Everything with an N was a proposed new building. Everything with a building number is existing just to sort of get everyone acclimated. And North will say for the purposes of today is page left. And I'm gonna give this a second, cause I think we're, my computer's a little delayed here. I don't wanna go too far in advance. So this next slide is similar to the one you just saw. We've kind of just diagrammatically shown our site development overlaid onto the pieces of the GEIS. Jamie mentioned this before, there's going to be some other pieces to this puzzle that are outside of our red boundary there, which are like the road network primarily. We have some meetings on the books with city staff and town staff as well in engineering to iron out some of those pieces. The important thing for this board is that part of our project inside of the red boundaries. We'll talk about that a lot in detail today. Outside of that, we're working out some of the elements. The main thing for us is that we're maintaining the street network that was more or less laid out in the GEIS. So the street network, upper Morse, lower Morse, and a couple of the access points generally consistent with the GEIS. And zooming in on our site specifically, so this is a planned subdivision. The U at the top of the page are more or less existing property lines. We plan to make Upper Morse Drive a right of way, and then the property lines page right and left would be ones that we create. These would be the property boundaries of our project. As I mentioned, the sort of working boundaries of our project may extend past that depending on how the road network shakes out and other building engineering elements. But generally speaking, we have two buildings, G1 and G2, as we're calling them. Both are 50 units. The G1 building, a little bit tighter on the property there. So we have tuck under parking. There's about 20 parking spots. You'll see in some later images, open air, but parking underneath the building just to save some space. The G2 building, another 20 or so spots in a traditional surface lot. Both buildings are built into the side of the hill. I'm sure everyone here is familiar. It's quite the hill there. So we have five stories on the tall side and four stories on the short side. So they're both buildings kind of built into the side of the hill. In between the two buildings, we have a small pocket park, nothing overly complicated, but we have some green space there, some paving, some pedestrian scale elements, which we'll see in light bollards, some spill out space from the building. There's also some vertical circulation that happens there. That area is also sort of built into the side of the hill. So there's a stairwell that leads you up to more of a semi-private space, more dedicated for the building users. There's a playground there. which we'll see again shortly. And then overall, the rest of the site, we've got some utility spaces like dumpster enclosure in the back there that you'll see. And the transformers and generators are small, but shown on the sides here. We'll look at it in 3D a little bit, but again, the upper Morse Drive street cross section has really been designed with the guidelines in mind. One caveat, which we'll get into the details later, is this has some fire protection truck aerial apparatus ramifications at this building size. So that is an element which we can review in later detail, but generally the cross section is just slightly wider than what was in the design guidelines because of that requirement. Bike lanes, sidewalks, circulation, all of that connectivity built right in. And again, the sort of upper Morse and that curve that you see going to the right consistent with the original GEIS plan. This is an image of the G1 building and that pocket park there. As I mentioned, nothing overly complicated in the pocket park, but we are looking at some spillout space, benches, seating areas, some plant beds. There's bollards and other pedestrian scale elements. Of course, we'll have street trees. You can see that stairwell that goes up in the back and there will be a small playground on the uphill side of this pocket park. This is from South Aurora. So this is the backside of the G1 building. Get a little bit of a look of the under building parking there. And the rear entrance Jamie mentioned this is envisioned to be more of a private entrance for this particular project connectivity will still exist, but this is really envisioned as sort of the driveway to the back side of our project in the parking. So you see here, this is that view as you're sort of coming up South aurora be heading south up the hill, and this would be on the right there can't. get a ton of it there, but building 24 is just peeking along the side over here. My mouse is really delayed up there, but yeah, so this is South Aurora there. And finally, this is from Upper Morse. This will be the street that we are creating. So again, really just trying to play up that urban environment, the street cross section, a little bit wider, but consistent with the design guidelines, street trees, perbs, on street parking, bike lanes, pedestrian scale elements like bollards and street lighting. As far as the building goes, we have a relatively simple but refined material palette. So we have fiber cement siding, metal panels, storefront glazing, and corrugated metal siding. So you can see here sort of the different articulation and there are elevations in your packet, I believe. At all of the building entries, and again, sort of just to reinforce the pedestrian elements, there are frames around the areas of interest in the building. So whether that's an entrance or a community space or a lounge or something that spills out onto a space, those elements are framed just to sort of ground those areas. And then the rest of the facade is broken up between the different materials and small offsets there to create shadow lines, really emphasize the difference there. On the right side of this image is Building 24 that we keep mentioning. This particular view is a section of Building 24 that kind of jumps out. So this is a little bit closer to the sidewalk than the long part of Building 24. Just to sort of let folks know, there's only a small section that's that close to the street. Most of Building 24 will be a little bit further back from the street. The buildings in compliance with all the zoning, we won't dive into that too much today. The building lengths are just under the limits that require this board to provide a thumbs up. And the building heights are consistent with the zoning, setbacks are all consistent. And then finally, there was something I didn't mention on the site plan, but there's a, property boundary buffer from the residential neighborhoods, which are along South, I'm sorry, the residential houses, which are along South Aurora. And those are, we have met that boundary, which is 30 feet as well, backside. That is our presentation. So we'd love to get questions and hear comments from the board. Thank you.

Hey, thanks very much. I'll turn to you for some feedback.

Um, thank you so much for this presentation. It's, it's, um, it's very exciting. I lived here for 22 years and, um, I've been hearing about South work for 22 years. And so this is, this is very, very exciting stuff. Um, and I'm sure my excitement has nothing on yours. So, um, I guess I've been looking at this since we received some information about this in the beginning of the month and I've been looking at it and I really appreciate the development that's come up and the the other views that you've you've included in this presentation and give me a better understanding of um the approach from aurora street into this this um area so i'm i'm a little confused by it i have to tell you um this so driveway two is this goes right into this gateway this is a private driveway

Right now, it's kind of what we're considering the back door to this, but the main actually right there is the upper Morse place. Tribe one is going to be our main intersection. That's going to be a signalized intersection.

Okay.

most of the traffic coming into the the city side of the site will enter so just from a staging and phasing point of view we're going to have to bring drive two online a little sooner depending on other elements of the project being implemented so it will will it always be a private driveway or it will discuss with the city um we'll we'll design it to a standard that is public as many of these roads to be public as possible. I have a feeling the DPW would prefer not to accept that road, mainly because we always looked at it as two main roads going through the site north-south, and then a lot of interconnections, both pedestrian, bicycle, and So that was the approach, and we're going to have a much larger infrastructure discussion.

So given that, it doesn't feel exactly like a gateway to me. When you call this the gateway, I was expecting this is the entrance to Southworks. This is it. And it doesn't feel like that. And so if it isn't, that seems like this makes a little more sense to me. But if it is, driving straight into parking and not a gateway, not the entrance of a building is confusing. And so I'm wondering about that. And if the front of this building is, I'm not sure where that is. Part of the gateway.

Okay. And the gateway is much bigger. This is a portion of it. So this is gateway part one.

Yeah. So I think maybe said a little bit differently. So in the sort of original GEIS and like long ago master planning, the sort of like real entry point gateway to the site is actually this entrance over here.

It is.

Yeah. So there is, and there are some like inspirational images and elements that really sort of like define that as the entry point. There's sculptural elements. There's all kinds of different pieces that would signify the entrance to the gateway. We are calling our project gateway and it's phase one. It's the first one in, but I think the, the vision over time for the larger South works development is that sort of like your first impression ends up being down here. It'll take some time for things to get built out, of course, and we're certainly not turning our back on what the sides and fronts that we think the sides and fronts of our building are. But that entrance that you see here, we are envisioning as sort of a rear entrance to just our site and overall sort of gateway, if you will, the entrance to the project we envision being down here.

Okay. That makes more sense. Yeah. And so to my next question. So there are on the whole in the whole project, there'll be 230 affordable units. And I'm sorry, I just I couldn't follow it completely what was going on. So 130 will be in the town and 100 will be in the city. This will will happen first what's happening in the town isn't happening right it's happening at the same time okay so what's happening in the woods. All of the development that's happening in the town in the woods is happening at the same time, the affordable and the market rate.

No, just the affordable.

All of the affordable. This is what's happening.

The two pieces that Dan described are one project to us. Okay. They're on two sides. We're going through a similar path right now with the town to get that project moving. But they're both affordable projects happening concurrently.

Okay. That's out of 915 is our threshold. So when it affects those threshold discussion, we have 915 units approved.

Right. But what you're, so just, I know that there was something that is in front of the town right now. So this is what is also in front of the town.

Yeah.

Okay. All right. I'm sorry. I'm just trying to get my footing here. It's a huge, huge project. And, um, and I don't mean to take everybody's time, but, um, I have a lot of questions. Um, What is for the funding and the income mix? So it's obviously LIHTC funding. Is there ISHI funding? Is there supportive housing in here? What is the mix? What are we looking at?

So it's one, two, and three bedrooms, what we like to call mixed income. So units ranging from 50% to 80% of the area.

More like workforce housing.

There's no Eshi. There's no supportive component. It's just strictly affordable.

Okay. And then the one and two beds are on the city side and the larger units are on the town side?

So there's one and two bedrooms in the city side. There's three bedrooms, but also ones and twos in the woods, kind of in a mix of like low-rise apartment buildings and townhomes.

All right. So... In terms of the design, and I know it's developing, I'd like to see a section, because this is built into a hillside, and I would really like to see where this hill is and how this is interacting with that landscape. Is there a landscape master plan for this?

project there's a landscape plan for the red boundary that you see the overall larger but I mean for the whole community landscape other than just maybe the generic information that was in the GEIS we've done a little bit of work with some landscapes architect a couple years ago but we have not we've not refreshed that with this project in mind we've been working with SWBR's landscape team and are really excited about what they put together

I was I'm just it's very it's exciting to have a new town you know to have a new neighborhood and I was hoping I would love to see landscape place lead in a way that could actually can actually happen here that maybe can't happen in a lot of our projects so if there is some sort of um, master plan, uh, organizing landscape and place plan. I, I think I would love to see that. I think our other board members would also love to see something like that. Um, because I think it's a really, um, unique opportunity to build place while you're building a place and not just a bunch of places. Right. Um, So I think those are my questions for right now. And what?

Thanks. Thank you very much, Maggie. Andy?

Great. Thanks for the presentation. And this is incredibly exciting. And, you know, wow, so much work has gone into this. this project and we're all incredibly excited about it. I guess for me, I agree with Peggy on the master plan. My first thought would be, what is the design concept for the entire site? I find it hard to look at, you know, just one project without understanding, you know, the approach to the entire site and the phasing of the site. You know, what is it like to, you know, live in, you know, these buildings next to buildings that may be vacant, you know, when these are But again, more importantly, you know, what is the design concept and how does this project play into that? I think would be really, really helpful because this is such a great opportunity. In terms of the affordable housing, that was a great presentation. And, you know, I guess, you know, through the project, the elephant in the room for us is the Asteri project. And we're really going to want to hear your you know, what affordable housing at this level means, you know, and, you know, you don't have to answer that now, but, you know, you're talking about no supportive housing, but we've heard different things and, you know, people like Jenny will be able to speak to this more articulately, but, you know, what kind of support is needed or is it purely this is really affordable and, you know, certain people will... be there but you know what do you bring um and you know you mentioned the fact that you're out of town you know we'll want comfort level on you know who will be you know really running the project but i think for me it's hard for me to look at the design of this without understanding the really the overall goals of the the design of the entire site and you know especially when you're um reviewing with a town, you know, another piece of that, you know, I think we'd want to see that, you know, alongside this to be able to determine, you know, how does this fit into the other, you know, buildings on site and how does it fit into the neighborhood? You know, what are the connections, you know, through the site? Those would be my comments.

Thanks, Andy. Thanks very much. Jenny, let me turn to you now.

Really switching it up on us next. Thank you so much. This is so great to see. I am a neighbor, but I won't reveal quite where, but I'm a pretty close neighbor. So I think, you know, I'm interested to see this go up and excited for it, you know, as well. um i think you know i think i'll just i totally agree on the master plan piece and i think i'll give one example for that is the playground so south hill is a neighborhood actually does not really have any playground spaces the only playground in the neighborhood overall is at the school which has an after-school program so if you have kiddos that's not an accessible place for you to go with your children after school so i have been so excited even though my children will be too old To have, you know, something like this come on board where there's also more community space. And so I think when we're just seeing this in piecemeal parts and it's like, okay, well, there's a small little playground here. I'm worried that we lose a bit of the big vision for like, is there going to be a little playground nook everywhere? Or is there really more of an opportunity to like have a bigger playground and park type structure that can like meet a really important community need in that neighborhood? Especially if you don't want to walk down the hill. to get to things. But I appreciate that you all are constrained by funding streams, mechanisms, and the subdivision process and the way you're moving through this. So I think we'd love to hear from you all, like how can we both meet you where you're at and having to bring these individual projects, but also give us a sense of like what's to come so that we can know that like this small play structure isn't the only play structure that's going to be available for 900 and 15 units of which again there's no other place structures in that neighborhood or space, so I think that just to bring it to light a bit, but thank you so much, this is um yeah this this will be so exciting and i'm looking forward to the space being developed thanks Jenny Emily.

Sure, thank you. Wonderful presentation. I have the binder of the GEI set home. I might bring it next. Yeah, the original. So I agree with everything that's said, like wider context. I was thinking specifically about sidewalks in the wider context and how the connectivity back into the town works. So we see it in your renderings beautifully, but then some of the same comment, just understanding how it gets to South Aurora. When Peggy was talking about this larger landscape concept, it made me think of the High Line in New York City, and I know that's vastly different, but there's some through lines. There's a huge existing industrial infrastructure that was reclaimed, and there is that through line of benches, and it's really about people and landscape over the buildings that are around it and then the buildings cropped up so I think that was a really great comment to understand how the landscape and sidewalks and people-sized elements can really make the place or break the place so the images so far seem like it's very very much like a neighborhood so what's the the larger concept of that I really want to know what billing 24 is too. And since it's, okay. So like, is it going to be vacant when yours comes online, G1 and G2 or, and what is planned for that? And then also to the point of the gateway, since G1 is the temporary gateway, what is that North facade really? And what's the experience coming in for five years or whenever until the official gateway is finished? Yeah.

Yeah, we don't, we don't, we kind of don't see it. We're a little bit too far forward down the street into the, but.

And as much as you can, it would be great to know what the town proposal is too and see those as sort of a similar piece. So, but it's looking beautiful. I love the gorge feeling between the buildings and how much human scale there is on the corners too. It's looking really exciting. Thanks.

Yeah. Great.

Thanks, Mitch.

Thank you for bringing this project. I know you've been at it a long time. We signed off on the GIs seven years ago, Emily. And you were involved 10 years before that, I think. So it's been a long haul, and we really appreciate bringing this project to the city, because it's going to be a game changer. I mean, it's incredible, the opportunity and potential here. And I think it's also really exciting to see a human-scale neighborhood beginning to take shape. It's incredible. And so I really support both of these buildings. I think it's a great first step. It's really smart to start building here as a first phase. My points are similar to some of the things that have been said. One is about circulation. I think that's really important to define the pedestrian sidewalks and the bike network. I don't see it either. It looks a little truncated in your first step here. Yeah, it's not really working. So connecting all those dots, I know you can do it. The landscape, the edge to the neighbor, I think is really important. I don't know if you've had conversation with those neighbors. I'm sure they're going to be wondering what's happening in their backyard. So there's quite a large green space between the back of their lots and the parking lot. So I think that's important. There's also that extra leg of property that goes up to Aurora. Very curious about that, why that exists, and are you planning to have a sidewalk, or what is the future of that? Okay. I see. Okay. Yeah. Okay, something to keep an eye on, I guess, and and how that impacts the neighbors. Um, I wasn't too thrilled with the under parking view that you had from Aurora. I, you know, to the extent. That you can screen that, um, I think would be to your benefit. Um, it also looks a little short to me. I don't make the rendering is confusing. I think it's probably deeper back, but. You know that whole side on the right is not landscape so just you know, seeing that under parking as a first kind of view into this thing is you know not perhaps great and there's also the utility boxes there so. let's see what else. I also was wondering about what's happening to building 24. And I think that will be really important in terms of activating upper Morse and the relationship between these two buildings and right across the street. So you have that kind of active environment. Right now, it looks like a front to a back. But I'm not sure what you're gonna sounds like you're still thinking about that idea what to do with 24. But whatever it is, there should be some kind of relationship, I think between the two, I think would be great to to make that that tie in. That's all I have. Thanks.

Thanks, Mitch. So great. This is really great. A few takeaways here that would help us as a board is kind of the articulation of this project you're proposing right now with the overall development vision and plans would be important. I hear people interested in what G24 will be at some point. The circulation issue has come up. So and of course the landscaping as well. So those kind of just to give us kind of a sense of how it all ties in and what the broader vision is and how this plays a key role in getting that vision to fruition. I also wanted to, down the road, you may have seen the Department of Public Works made a couple of comments. One was whether... This was conceived as a two or three story buildings and now they're five and what that means. And then also the number of parking spaces. There's just something to keep in mind. And I think we'd like to hear about that. And I suppose they raised it because they want to hear about it. So, but otherwise we'll look forward to seeing you again next month and to continuing on. Oh, Lisa, please.

Just for clarification, it's both.

Is the site plan what we're seeing on the screen, or is the site plan within the red boundary? So if the front of the building is on Upper Morris Drive, and there's not going to be anything, so how are you going to deal with that?

We're still awaiting the final scoping of the infrastructure components. So that's going to be coming up pretty soon. We're going to have to discuss this with DPW. we're going to need access on upper morphs for fire access for the aerial treatment. So that will be, it's almost like that's offsite improvement.

Do I do agree with you, except for the building entrances. So it does have to be accounted for somehow yeah. The building entrances are on the are along upper Morris drive. And the building the site plan delineation is right up against the building.

line screen between the sidewalk and the building. That is what we're envisioning as the right-of-way line.

Yeah.

Yes.

Yeah, I do think that the extents of what we're building as part of this probably extend beyond that. Like Jamie's saying, the Upper North Drive is going to be need to be constructed probably for fire access so we i think we probably owe you some clarification on like yes coming here as part of the project and it may kind of we may describe it to you as two projects just for for what it's worth because one is under sort of the beacon shift umbrella and one's under the

So that, I think that's going to be, that's going to be something to think about with all of these projects is they're going to involve, you know, the beacon project, but also other things. So that's going to come up over and over again. So, and this is the first time so this is great so we can figure out how to deal with it as we move forward.

Yeah. And whether that's an interim plan of, yeah, this is a final streetscape, but this is how, if people are living here and they're against that road, this is how they would interact with it.

Some portion of some of these roads that are on screen now will have to exist with our project, right? We're still working on exactly what that is. And as Jamie mentioned, we got a review with DPW and engineering and lots to go. But as a general overview for the board, Something like that.

Yeah, there's going to be a lot of wheels. So when we say we, there's a collective we from the whole project, but then there's going to be individual pieces that individuals are going to be working on. So it's going to be, you know, we need to have a very straightforward discussion on how these pieces connect.

Yes, exactly, exactly, exactly, yeah, yeah, and I think that's what most of the board members are getting at, too, is that master plan, and I'd like to, Peggy, I won't go back to that, too, just because this landscape, like, really having a vernacular of that landscape is a huge opportunity for that, like, color, color, you know, there's more aesthetics, but, like, the palette, and how people are

And we haven't even talked about other site amenities, like the Gateway Trail that's going to be going. There are other pieces. Yeah. Yeah. We'll find a way to. We just don't want to take too much of your time.

Yes.

And as Jason said, we have a schedule before it's open. So we expect a draft schedule is what we expect to know.

Is this our best chance to ask Beacon questions or will you guys be backing around as we go forward? Okay.

My mom was in Corning, so I'd love to go into her house after this.

You mentioned that you do all of your own project management for your properties. And I was curious if you could just sort of expand a little more on what that looks like. Is that like having somebody on site, especially if you're going to have this many units kind of spread across the area?

sort of generally how we do it and there are times when we use third priority property managers but the bulk of our work we manage ourselves by uh an affiliate we're all sort of under the same umbrella beacon residential management um and we always have on-site staff that will support a property so while dan and i are not going to be here ourselves there will be on-site property managers that are here typically it is management and maintenance side that we will work with both the regional vice presidents and the folks in charge of that area for, as you said, we're sort of all over, but we have regional managers that are supporting each individual property and then local staff that are on site. So that's on the management side, that's on the maintenance side, And then, as I mentioned, we do have the community support as well. So there's always someone, even if there's not someone from our community team that's on site that will check in and make sure that all of our management is based in best practice for the population that we serve. So that's sort of overarching how we look at things. It's always really front and center for what we do. One of the nice things about having a developer manager is that our management team is part of the design decisions that happen on site. So we're talking the gateway in the city, but of course we have the woods in the town. How do those sites relate to each other? Where's the management office gonna be to make sure everybody's being safe and has a community center? How is the security cameras working? So those are all conversations that we're not waiting to the end to have, we've been having all along. so it's really important to us and i think it makes a better product for the neighborhoods that we're in and for the people that these are the things that we look at really from the

that's great thank you i mean i think we you know we've seen as a community that ithaca is sort of a shifting shifting size right and that many of these larger buildings that are going in no matter who is in them like large buildings need a doorman someone on site like that is very very common in other larger cities and especially as we see start to see these like larger projects with like significant units Like you need people who are there physically that can help you solve the problems. It sort of doesn't matter who the population is that's living in the building. So I think it's great to sort of hear that. And I think, I know we're certainly hoping to talk more about like what onsite, you know, what a doorman type of, you know, structure looks like for these larger buildings where it's really common other places.

I think, you know, there won't be a doorman.

I need a better term, but you know what I mean? Like somebody, yeah, onsite manager.

In some of our properties, we have live-in supers, we have porters on site. So we have a whole maintenance and management staff that are laid out that are supported by our budget. I mean, I think I'm listening to you guys talk and it's such a wonderful community to be a part of that you're so focused on all these elements. We are very budget constrained. Anything that we add through a market rate building, we could say, well, great, we'll just increase the rent to help us fund that. We can't do that here. So we need to be really smart and that's that's why we think we do what we do very well and we've been doing it well for 50 years and 11 states and really focused on New York state and figuring out. How do we make sure that we're supporting our population and the neighborhood we're in best because we just want to be invited back over and over it's good business. It's good for all of us to be focused on that element. I think it's also important to note that Beacon doesn't do a one size fits all. I mean, I will just tell you two properties that are the word we use is converting, but essentially getting to the end of a project. In 2026, we have one that the governor just visited, 67 units outside of Albany, supportive housing, amazing project, new construction, That staff there is it's very specific animal, we have another one it same year that we're doing that's 1000 units of rehab in New York City. So we've we really are very focused on figuring out what the need of that specific project is, and we have a wealth of experience of all sizes and construction types and. we do see these things as a partnership. You know, we have a great team that's locally based here, but of course we're here to learn as much as it is to, you know, plop a building down. I think we know, we certainly know, and it sounds like you guys know, that's not how successful buildings work. And we have no interest in doing that here. We want to sort of grow this with you off of this amazing, you know, you've really brought a heritage here in this GEIS, to the site and we're just really excited to continue that.

Andy, go ahead.

Yeah, I would just say thank you for investing in Ithaca and being part of this. And you hear our concerns, and Jenny brought up the doorman or the front desk or someone, and I'm sure you're thinking of that as you're thinking about the design and how much you're spending on the facade and that kind of thing. But you can tell how much we care, and it seems like you guys care. But again, thank you, and thanks, everybody, for showing up here in person. That also means a lot to us that you did that.

I think it's, I think, you know, I just want to echo what Dan said. We're affordable housing developers, not everybody welcomes us with open arms when we come and so I think it's really a testament to what we all will get to build together here and we're excited to be here.

So yeah, Mitch, please. I just want to add one other thing. Sustainability and kind of an ecological perspective, I haven't really heard that in the narrative yet. And not just for these buildings, but kind of larger in terms of the project comprehensively. renewables and what's happening with water. It's on the slope. There's going to be a lot of runoff, you know, materiality of the buildings, recycling. Like I think that needs to be brought up and brought into it. I'm sure you've thought about it.

Yeah. And we certainly will. We're trying to get, you know, this is the, this is the first meeting. It's we are, we obviously went over, of course, it's all very exciting, but we tried to give the general overview, all those things, like some of the reasoning behind the facade, the master planning, how sidewalks connect, sustainability, all these elements we plan to talk about. Yeah.

And just to add one thing about Beacon specifically, so not about the site, is we're the first developer in New York State to do a carbon neutral commitment for our new construction building. So that will certainly be in place here. And while the financing sources that we mentioned are a constraint on both of our timing that we have, as well as some of what we're able to do, it also does come with a lot of commitment to sustainability as well. So we're excited to go over that later.

And I'll echo Mitch's that that can also be in the landscape. where you situate trees, how you water with landscape, et cetera.

And there's a real landscaping plan. I know there's about 10 circles on there, but we have much more landscaping, we promise. We'll get there.

And that overarching master. Yes.

So we're very eager to hear about all of it. So thank you very much. I hope we can keep the management vision and plans as part of the discussion as we get into actually the building itself. Okay, so yeah. Thank you very much. Was that okay? Thank you. We'll look forward to hearing from you again soon.

Thank you. Thank you. All right.

Next on our agenda is 4.45 East State. We are looking at the sign package. Sam, do we have people online?

Yes, we have lunch.

Good evening.

Good evening. So we're eager to hear about your sign package.

Wonderful. Thank you. So I'll get started. My name is Brian Bouchard. I'm with CHA Consulting. I'm the project engineer. Also on the line with me is Mike Peluga. Mike's the vice president of development for the ownership. Several of you at least will recall that we were spending some time with the board over the course of several meetings to discuss specifically the signage of the Theory Apartment building. Obviously, as you drive by it, it's well under construction. And what we had talked about previously was really focused on what was appropriate in terms of the building's location for signage, right? Size. the design and graphics, location of signage on the building, considering that it's obviously in the central business district, but it also contemplates this residential use and the wording of the code with residential uses really doesn't distinguish you know, a larger 367 unit building from other areas in the city that are residential uses, but might just be a couple units on an owner occupied street or something like that. So we did go back with Mike's group and the ownership side and the sign design team to carry forward. I think almost all of the concepts that the planning board took us through and kind of the design iterations and brought back to you what we believe to be sort of the final package that I can share on my screen and walk you through some of those updates and also some of the things that we have changed since the design review committee meeting that we attended a week and a half ago. So there will be two signs on the building, which is fairly consistent with where we left off. One essentially along East State Street, which is the kind of street facing side of the project. We had talked previously about this having both a blade sign and if you can remember the trellis sign at the building's main pedestrian bridge, which is the entrance off of State Street. We have deleted the blade sign that was down and essentially covered up by the future fraternity monument. And we have also steered clear of what we were doing with the trellis sign and have kind of merged the two together into one singular blade sign that would be at the entrance. And I'll go through some of the changes of what we talked about here. But this was the original presentation that we gave to the PRC a week and a half ago, which was a blade sign that's 42.5 square feet. It still continues to keep a lot of the same themes where we had talked about block lettering. You know, it's not halo lit, it's not internally illuminated. It has 3000 Kelvin down lighting from the lamps above and is simply the building name Theory Ithaca at 42.5 square feet. And this would be located directly adjacent to the pedestrian bridge. And we provided some updated renderings to show you contextually what you would see from the building where we have the pedestrian bridge and that placement kind of along State Street where you'd enter the building here. And a couple of different perspectives. Again, this is the 42.5 square foot blade sign that we had shown to the PRC. Now standard elevation view to show where it is off of the building facade. zoomed in view because there's a great change so it's about 13 feet high from the street elevation And then this is the same sign. One of two comments that we got from PRC was that there was a lot of positive feedback regarding the placement of the blade, the placement of the sign itself along the building facade and how it marries with the size of the building. There was a small comment about the color of the letter that I'll get into, but we were asked to reduce the size of this by some number. So this is the same sign, just a reduced size instead of 42.5 square feet. we've reduced it to 27 square feet. So essentially it's about 60% of the size of the sign that we presented at PRC, but it's the exact same look. It's got the same aluminum fabricated cabinet with these protruding channel letters that are about one inch deep. And then it still has the same down lighting mechanism. And then the colors, which we had talked about last time in carry forward was the blacks and this brick shade of red, which match some of the facade elements that you can see in the building here. So we did provide both so you could see the comparison, but have provided the smaller sign in order to appease the comments that we got during the PRC. And then we also carried this forward and re-rendered it. So you can see that the size is reduced from 15 square feet or 15 feet tall rather to 12 feet tall. And it's also shorter. So the projection is not as much, which is a waiver that we're requesting for the projection of that blade sign. Again, substantially smaller than some of the other blades that you get down into at the city center sign, but replicated these renderings for you. So you can see that the sign is much shorter with the 27 square feet sign. And then the other one is basically an identical image of it, but this would be down on the main entrance as you drive into the parking garage. And what we also consider or hope to be the primary pedestrian entrance from the Central Business District, which you may be either coming down state street and coming in along here, or you're coming down the Six Mile Creek walking trail from some of the businesses that we connect with there. So this is the exact same size or sign in terms of its color and building materials and the aluminum cabinet and the down lighting. But it's 12 square feet. So this 12 square foot sign does actually meet the requirements of a residential building. So we have conformed to the size on this side. We've also conformed to the projection, which is 18 inches. So everything about this sign matches the intent of the code. And rendered it here. Again, you could see yourself driving in with the parking garage entrance off to the right-hand side of the page. And this is really the main pedestrian lobby for that lower level down along the Six Mile Creek walking trail. And then again, replicating that on the two-dimensional elevations for your measurements. And then the only thing that I skipped over was there was the original version of this had a change of this coloring where the T was actually a different color and was kind of perceived as being a dot on top of here. So we did change this so that it is all the lettering is the same, same color, which I think is interesting. a little bit less confusing than maybe to the eye than what we were looking at before. And again, taking that back to ownership, thought it was a good suggestion and we made that change as well. So we still only have two signs. They are all less than what would otherwise be allowed commercial building at 50 square feet. And then we addressed the two comments that we got coming out of PRC, which was to show an alternative size reduction for the State Street sign. And then this colored T symbol matching the colors of the other lettering in the word theory. And with that, I'll turn it back to the chairperson for questions and comments.

Okay. Thank you very much. That was very clear. Emily, let's start with you.

Thank you. Man, I was so excited to see this package because I think you nailed it. Mike and Brian, thank you so much for these. I think the lettering feels more industrial. It's more readable now that it's oriented vertically like that. The coloring fits in with the building. I love that it's downlit and not internally lit. I love this sign a lot. I fully support both places where they are located. I think those are great. You really worked with us and heard us that taking it off of the front entry and that arch feels better. And I think you can, I can see in this rendering that that is such a great place to enter with the lighting and the name of the building is easily viewable but secondary to that space. So that feels right to me. I vote for either the 15 or the 12 foot sign, maybe the 12, if only to give the lower balcony owner a bit of a view up State Street as well as down. But I think even depending on what others think, the 15 high sign feels appropriate for the building. So I'm all in favor. This is great. Thank you.

Thanks, Emily. Thank you. Jenny, can we go with you?

Yeah, I think they look great. No other, you know, real comments from me.

Great. Thanks.

Mitch.

Yeah, it looks good. I was at PRC and I think these are great changes. I think the 12 foot looks better to my eye, smaller, better. I think that's what we were going for, but yeah, it looks, looks great. This is a kind of sign that does work with the building. It feels right. It's got the right scale proportion. It's secondary to the building itself and the entry and kind of the

approach to the building so i really appreciate it good job thanks man you you're you have a feeling about the size 12 or 15. yeah i guess you know i tend to lean on the slightly smaller side i think it is it would be nice for that second balcony to not really have that kind of right next to them so i feel like the 12 feet sounds good thank you uh andy

Yeah, thanks, Brian and Mike. Yeah, I was the one who said it should be moved because I was worried about the balcony. But I absolutely agree with everyone that this really feels appropriate at this size. And I don't think it's going to have much impact at all now on the balcony. You know, it's only projecting out two foot three. I imagine your balcony is five foot deep. So I definitely like the smaller version. I think it looks great.

Peggy? Hi. I really like a blade sign in general, and I like that this one in particular looks very good. I think this is the 12-foot, what you're showing me right now.

This one is the smaller size, yeah.

I like that one better. It gives, again, sort of more headroom for the balcony. I know you don't want to hear this, but I do find the T a little confusing. And I know that no one wants to hear this, but just on first glance, it is harder to understand that that is a T. than the earlier, earlier version that you had. That's all I'm saying. This looks like a lowercase r to me more than a t, but I understand it's your symbol. I just want to give you that feedback as a person viewing it is what I'm seeing. But I love the sign as a object. and part of this architecture. And I think it's absolutely correct to give way to this really nice entrance now without the visual kind of clutter of the words and to have the sign off to the side. It really makes a lot of sense. And it's a very beautiful entrance now. Thank you.

Wonderful. Thank you.

Thanks, Peggy. I like the smaller size as well, but I would like to just dwell one more moment on the placement. We don't really have a rendering that looks at the sign coming up State Street that is going east. That'll be obscured by the balcony. Do we have a sense of what that's going to look like?

Well, yeah, I mean, I don't have an image of it per se. I could go back to some of the previous renderings where we had superimposed the building onto the streetscape with the office building adjacent to it. But I guess you're Your comment is noted that there's only so much we can do and we don't want this to project beyond the balconies. The balconies are what potentially sells the unit and that I think we're comfortable with the visibility in terms of leaving downtown, having it partially obstructed. um because essentially there's no way to get into the project site at that point you've already passed the you know the the vehicular entrance and if you're pedestrian scale you're going to see the sign anyway and some of those elements of um the balcony in terms of the transparency of the railings and stuff are still going to give you at least a glimpse of it but you know potentially coming from um you know the area that's that's up the hill a little bit it's it's certainly more visible so um there's nothing more that we can do i guess unless we project further out beyond the balcony but i think mike and i are comfortable with having it be partially obstructed even if it's for the the traffic walking up the hill

From the ownership's position, we think this is the best place to stick it because it helps identify the entry. And really, that's really what we're trying to do with the sign is identify the entry, similar to what we've done down along the river. The other thing which we have to take into account, too, there's a major bus stop right there. So it's very visible to the bus stop, which we think is an important thing, too. So as Brian mentioned, we're comfortable with how we have it shown.

Yeah, we started playing around or even talking about it at PRC about moving it to one of the unobstructed columns, but then it starts to lose its wow factor in terms of being at the entry. So it's just a sacrifice that I think we have to make, but I think it still fits and provides the placement that we had talked about previously too, if that helps answer your question.

Yeah. I mean, as long as you guys are comfortable with the sacrifice, then I think, you know, it's your decision. Yeah. Okay. Emily, would you go with a 12-foot? I'm good with 12. Okay. So it sounds like we're kind of unified on 12-foot. People are happy with the sign. A couple of little snarky comments like mine. And then I guess what I would like to hear is a motion for the signed Package approval do I have one Andy? Emily seconds. Okay. So let's start with the vote Andy. Will you start? Yes. Yes Yes. Yes Yes, and I say yes as well. So the Signed package is approved but now we still have to Move on a waiver for the zoning so that is everyone clear about what we're doing with the waiver yeah clear.

Yes, in Max something, yes, after you move it, I there is a change, we have to make because I included both sizes, so I wasn't sure which one you're going to pick so we have to do is change that make sure we have project well yeah and I can say that. Okay. All right, great.

I'm sorry, I was moving.

You're moving on the waiver. For approval of the waiver, Emily moves. Second by Andy. Let's start the vote, Andy.

Yeah, I need to change.

Excuse me, sorry.

We need to change the waiver. Yes, I'm going to change the where I ask the number one size of sign. We have at 27 square feet are 42.5. So I just say let's X out the 42.5 since you guys wanted the 27.5. And then we also have to ask, thank you for reminding me, That is projecting over 18 inches. So I'm just going to say 25 square feet and projecting two inches from the building.

Okay, good. Is everyone all right with that? Okay. Okay. Okay, so we're making these changes. Does somebody move to approve the changes? Emily and Jenny seconds. Okay, so let's vote on the changes now, okay?

Yes.

Yes.

Yes.

Yes. And yes, so that's unanimous for the changes. So that's what we're going to vote on now. Do I have a motion to vote on the approval of the waiver? We have it already, so we don't have to do it all over again. Andy, start. Yes.

Yes. Yes.

Yes.

Yes.

And yes. So that waiver is approved. Congratulations.

Thank you to the board. Thank you for your input. And there was a very quick meeting. I appreciate that as well.

That's great. And thank you all. I think this was a good example of how these signs are

It took a while to get there. I won't bring up where we started, but I did at the PRC.

It looks great. They're beautiful.

Side by side, the input that you all gave and the ownership gave created a great time. So thank you for your time. We appreciate it.

All right. So moving on, do we have a director's report?

Well, our big news, of course, is that we won the DRI, the Downtown Urbanization Initiative. Did we talk about that last time? We did, okay. So it's still good news. I have a little more information, and I think it's important to keep you all informed because eventually all of these projects will come to you for approval. And of course, you'll have the opportunity to participate in any of the public outreach and information. So we'll just continue to keep you informed. And we've been assigned a consulting team who develops the strategic investment plan for us. But we can't really get started until all the DRIs have been announced. And there's still a few left. So as soon as we get started, we'll let you know. Other news is the ADU, the response to the request for proposals. Do you want to talk about that a little bit?

Yeah, sure. Does everybody know that we put out a request for proposals for an ADU design to be city-owned and distributed by the city? Okay, I'll do a quick background. So in coordination with the county and some funding set aside by Common Council, we have some funding available to create designs for ADU plans to be owned by the city and distributed by the city for free to residents. So we did a request for designers to submit proposals and we got quite a few submissions and we're right now still selecting. So we should be selecting and be done within the next couple weeks and then moving on with the consultant. And then at some point, we're not sure exactly when, we're going to be bringing the free ADU design or designs to you all for review. Yep.

we're really excited about the project and um we'll let you know more as as as things come along yeah so the designs you'll have they'll be available to people but somebody could propose their own

Yes, absolutely. And that's the case right now. So ADUs are officially defined in city code as they weren't before, which allows them to be built more easily. And they have their own setback requirements separate from primary structures.

This was an attempt to remove the barrier of the cost of designing it to try to make it more attainable for a larger group.

Yeah, so ADUs are already reviewed at the staff level. So it's not cutting too much time on the staff level review, but really the designing review and the construction and creating the documents.

Even though it's staff level, we'd like to share those designs with you. Yeah.

Anything else from Nikki, Sam? Let's... go to the Zoning Advisory Committee. Do you guys have a report? Update?

Sure, I can give a brief update. It was a pretty light meeting, I would say. We talked about feedback from the first public event. I guess about 35 people showed up and gave some interesting sort of initial feedback. We talked about the role of the committee members and exactly what we're going to be doing and, you know, kind of the schedule and timeline along with that, you know, kind of from high level to getting into detail to be reviewed by the common council and then voted on. So kind of, How that will work, we talked about sort of brainstorm around outreach and we're going to be doing some tabling at the. Ithaca fest this week and at the concert series and maybe some of the festivals downtown we're going to you know be. City Council Chambers, Trying to you know solicit more feedback at those events and again as we progress will be presenting things that. City Council Chambers, have been developed. City Council Chambers, We talked about. City Council Chambers, The see overview of plan ithaca and future land use map I don't think we got to that now so that's pretty much it, I mean it was. City Council Chambers, A lot of feedback from from the the public meeting and it's good meeting.

There will be a survey. Oh, and the survey, yes. The survey. Lisa, yes. Distributed as widely as we can. I'm sure we'll be asking you to help with that.

Right, right. Looking for ways to communicate, brainstorming about how to communicate. And yeah, the survey will be really interesting. That'll be a great way to get feedback.

Great. Thanks. Anything else on that?

I didn't make it today, so that's why I'm being quiet.

All right. Any other business?

Mitch? just thinking about the seneca street garage is there any way we can help or participate in that or have a say in that or review things for that or offer suggestions it seems like a big deal it is a big deal um so the um

I have a sort of a schedule. We anticipate to do all the steps that have to be done to redevelop this, that from the time we start the process until construction could start would be about 24 months. So it's not imminently happening. But of course, when the designs happen, you will be reviewing them. The current intention is to... to do an RFP and have the council define what they would like to see on that site. And that has not happened yet. And do an RFP based on that and solicit interest to see what the feasibility of that, whatever the plan is. so i will keep you posted um we're still in the stage where and the very first step is that common council must determine what they would like you know do they do they have absolutely have to have or are they flexible do they absolutely want so much housing do they want to have parking do they want to have a bus depot there's many many things that they can consider And that will sort of get voted on by council and then we will develop an RFP based on that.

So it's not necessarily just going to be another parking garage.

That is not the plan.

That's not the plan. So it will not be another parking garage.

It could it there will not unless one of the proposals is to rebuild a parking garage and and that would be determined to be the best proposal. That would be how that could happen, the city does not plan to rebuild a parking garage and own a new parking garage parking may be part of the project and. likely will but that's still to be determined yeah.

Is the idea that the city will retain ownership of the property or could it be sold to a developer?

It would be that it would be sold. Oh, it would be sold to? To solicit interest for someone who wanted to own the property. I mean, there are other options. It could be a long leasehold or something like that, but that is the... general idea. We'd like to get this back on the tax rolls and with a more diverse, productive use. And, you know, just for your information, we are really monitoring the parking supply downtown. There's still plenty of room at the Cayuga street garage. The top two floors are not even used. So we right at this moment, we have enough parking and remember theory has all of their parking on site. So yeah, so I mean that we are monitoring that and trying to communicate as best we can all the permit holders were shifted to the green street, so if you park in green street, you may notice it's a little bit busy, but there is always plenty of room in the Cayuga street garage.

Is it fair to ask a development like South works, would you do a park and ride situation, because they seem to have a lot of space for service parking.

I mean, oh, well, yeah, that's more of a, that's like what you were talking about. What is the Southworks plan for all the infrastructure and the whole site layout and the amenities?

I've been thinking about this lately. Where do the buses go? Where are there city, within the city limits, places where you could park and ride and get downtown and have a more robust TCAT system and less

It's a great idea. I think there's lots of room for those kind of conversations. It's awkward to have them in in like a particular site plan but maybe we can have the South works team back to talk about the bigger issues because we were, you know, as we were talking about we're going to have to solve that problem of, you know, they're not proposing to build the road, the site plan is for this. So how do we. how do we coordinate those things? Because I don't see how you can improve a site plan that where you can't get to the front. It exists, it exists, but it's not, there's a road there, but it doesn't have sidewalks and parking and it's not, yeah. Yeah. So maybe I was overstating it a little bit, but you know, we'll figure this out as we go.

I had something on a different topic. And that's the Cayuga Park project really seems to be coming along really close to opening. And I'm still not seeing signs of any screening of the mechanical systems. You know, they've put up signs in the windows now for, you know, they're calling it commercial space on the ground floor, not retail. I thought that was interesting. But... At what point can we, you know, ask them, is this coming or, you know, how do we make sure that, because by the looks of it, I don't think it's part of their plan. I mean, they are so far along in the, you know, finishing up.

If it's in the plans, then they have to do it, but it has to be in the approved plan.

So if it's not in the plans...

We can. So they have TCOs temporary for all the buildings, but they still need to get their CO. And that's when all of the site stuff has to be done.

Right. So could we say to them, you have to screen the mechanical equipment?

If that's what was approved. That was on the approved plan.

Because the planning board already looked at this.

Right. But if it wasn't, what recourse do we have?

I mean, we can ask. Yeah. Really? Okay. Yeah. But I don't remember if it was, we'll have to go back and look at that.

Yeah, that seems like something we should absolutely on now every project, ask applicants to show the elevation of the penthouse. And they typically have been, but that's really unfortunate.

But we don't know. We don't know if it is. Yeah. Yeah. Sure. Yeah.

There are situations in which an applicant will demonstrate that it's not visible from most, obviously it's visible. In this case, this is not one of those cases. So, so we'll look and email you. Yeah.

See what was approved. And then whatever's approved on those plans, they'll have to do before they get it. Yeah. Yeah. So, yeah. Yeah. We're still working on it. Some other things too.

Any other questions or comments? Does anyone want to move to adjourn? Peggy moves. Emily seconds. Everybody in favor? All right, we're done. Meeting adjourned.