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HomeMy WebLinkAboutPB Minutes 2025-01-07TOWN OF ITHACA PLANNING BOARD Shirley A. Raffensperger Board Room,Town Hall 215 North Tioga Street Ithaca,New York 14850 Tuesday,January 7,2025 6:30 P.M. AGENDA I.Persons to be heard. 2.Consider establishing the Town of Ithaca Planning Board as Lead Agency in the environmental review for the Cornell Game Farm Road Field Hockey Field project on Game Farm Road,located immediately east of the existing Cornell soccer fields. The proposal involves constructing new field hockey facilities in two phases,with phase one including the conversion of the existing grass practice field into a synthetic turf field along with construction of a new driveway,formalized parking area,pedestrian amenities, and two small support facilities(a 1,700+/- square foot rest room/team room building, and a 480+/- square foot press box). Phase two involves the construction of a clubhouse for the field hockey team,with locker rooms,meeting rooms,physical therapy rooms,lounge,toilets,showers, and indoor synthetic turf training space.Phase two is projected to be constructed within five years of the athletic field installation. The project also includes new lighting,landscaping,stormwater facilities,and other site improvements.The project is a Type I Action under the State Environmental Quality Review Act and is subject to environmental review. The Planning Board declared their intent to be the Lead Agency in the environmental review of the project at their November 19, 2024,meeting. Cornell University, Owner/Applicant; Kimberly Michaels,TWM, a Fisher Associates Landscape Architecture Studio, Applicant/Agent. 3. Nomination and Election of Vice Chairperson for 2025. 4.Approval of Minutes. 5.Other Business. 6.Adjournment. C.J. Randall Director of Planning 607-273-1747 Members of the public are welcome to attend meetings in person at Town Hall or virtually via Zoom videoconference at https://us06web.zoom.us/i/83643764382.The public will have an opportunity to see and hear the meeting live and provide comments directly to the Board during Persons to be Heard and/or Public Hearing. To watch the meeting live,please visit www.youtube.com/channel[UCC9vycXkJ6klVIibjhCy7NQ/live. Recorded meetings are viewable at YouTube.com/TownoflthacaVideo. Written comments can be addressed to the Planning Board via email until 3:00 pm ET the day of the meeting at Planning@a townithacany gov or by mail or in-person to Town Hall.Comments addressed to the Board will be distributed to all Board members and Applicant(s).Comments received after the posting of the agenda packet(five business days prior to the meeting)are distributed to the Board on the day of the meeting.Comments are public and become part of the project file. Applications and associated project materials are available on the Town's website at https://townithacanyygov/meeting-calendar- agendas/under the calendar meeting date. TOWN OF ITHACA PLANNING BOARD January 7, 2025 Minutes Present: Caitlin Cameron, Chair Pro Tem; Cindy Kaufman, Liz Bageant, Bill Arms, Kelda McGurk, and Sara Reynolds CJ Randall,Director of Planning, Christine Balestra, Senior Planner; Susan Brock, Attorney for the Town; David O'Shea, Director of Engineering; Justin McNeal, Engineer; Dana Magnason, Senior Code Officer Caitlin Cameron opened the meeting at 6:30 p.m. Board made a motion to appoint a Planning Board Chair pro tem. Moved: Liz Bageant Seconded: Bill Arms Vote:Ayes: Caitlin Cameron, Cindy Kaufman, Liz Bageant, Bill Arms, Kelda McGurk, and Sara Reynolds 1. Persons to be heard. The first person to be heard would like the vote for the Verizon cell phone tower located on Weidmaier Court to be revisited. This person argued that false information, conflict of interest and lack of public input should prompt a revote. Nikki Moore,the Director of Athletics and Physical Education at Cornell University. She spoke regarding the Game Farm Road Field Hockey field project at Cornell. She cited the history of women's field hockey and the exemplary performance of the athletes over the history of the sport. She would like the board to approve the artificial turf field. She stated the turf field is environmentally friendly, relocates an existing field onto already developed land, and will comply with NCAA standards. The field will comply with all New York State standards. She emphasized Cornell's mission of excellence and their commitment for Ithaca to be a desirable place where any person can live, work and play. Bob Babj ak, saying that he would like to reopen and have a revote on the Verizon cell phone tower on Weidmaier court. He would like the Planning Board to consider small cells/micro cells in lieu of a tower. He cited the Town Code regarding wireless service facilities and that these personal wireless facilities must be the least intrusive means to cover any coverage gaps. He stated that Verizon never provided hard evidence that these small cells would not work in this situation. He also stated that Bill Johnson, the Town's independent consultant, stated on October 28th during the Planning Board meeting that small cells are a technically viable option. He also argued that there was bias in favor of the cell tower from Planning Board Chair Fred Wilcox. Considering all this evidence, he would like a revote on the cell tower and consideration of small cells option to fill the coverage gap. PB 2025-01-07 (Filed 2/1) Pg. 1 Wendy Ives spoke, saying that she would like to preserve the beauty of the area and feels that more cell towers are not necessary and will ruin the beauty of the area. She has never had a problem with cell coverage in her experience. She feels a new cell tower is extraneous and has dangerous health effects as well as ruining the beauty of the area. Yayoi Koizumi spoke, raising concerns about the synthetic turf field projects that are ongoing at Cornell University. She claims there is a lack of transparency, questionable recycling claims and potential conflict of interest in the decision making process. She claims she has reliable information that the old field hockey synthetic turf field that was removed on Tower Road is currently being stored in Wellsville,New York. It has been there for over a month and there is no transparency on when the turf will be recycled. Also, the recycling facilities are in states like California and North Carolina. This raises concerns that this turf may be sent to unverifiable facilities in other states and will eventually end up in landfills or abandoned not recycled. She would like Cornell to disclose full contact and contract details of any company contracted to recycle these turf fields at the end of life. She would like transparency in the recycling process to ensure these fields do get recycled in an environmentally friendly manner. Koizumi also raised concerns about the relationship between City of Ithaca Planning Board Chair and the architectural firm representing Cornell. She feels this relationship raises questions about the impartiality of the environmental review process for the Meinig Fieldhouse project. She would like the Town Board to take immediate action to investigate the storage,handling and end-of-life practices of Cornell's synthetic turf fields. Caroline spoke, referencing her email to the Planning Board asking the Planning Board to revote on the Verizon Cell phone tower project on Wiedmaier Court. She stated that the Planning Board needs to regain confidence from the public because of past problematic behaviors and comments. She also spoke regarding the synthetic turf field project. She stated that there have been numerous studies and the dangers of PFAS. She also referenced materials previously supplied by Yayoi Koizumi to the board regarding reproductive health issues with PFAS particles from synthetic turf fields. She would like the Planning Board to consider alternative options to a synthetic turn field. Bethany Ojalehto Mays spoke, saying that she believes that the Planning Board should discuss the question of inappropriate SEQR segmentation to divide the Meinig Fieldhouse project from the Game Farm Road project. She believes that these projects should be considered together, as the destruction of the women's field hockey field and subsequent relocation to Game Farm Road is a direct result of the Meinig Fieldhouse project. Therefore,these two projects should be considered together under a unified SEQR assessment. She believes that we should not trade short term human values against the environment. Daniel Seib spoke, saying he would like the Planning Board to hold a revote on the Verizon cell tower. He believes it impacts the character of the neighborhood and is not the least intrusive means to do this. He believes Verizon will rent out space on the tower and eventually make it larger. He also believes that it will lower property values. He has Verizon service and has no issue with coverage. He believes a smaller tower would suffice. PB 2025-01-07 (Filed 2/1) Pg. 2 Louise Mygatt spoke against the synthetic turf fields on Cornell campus, as a source of microplastic pollution and uphill from the City of Ithaca water supply will cause environmental problems. She alluded to her email to the Planning Board regarding study examples of this concern. She believes Cornell is ignoring all the scientific evidence on the dangers of synthetic turf fields. She believes Cornell is acting in contrary to their own sustainability statement. She believes filtrations systems are superficial solutions that fail to address the full extent of the pollution and harm these fields create. She would like the Planning Board to deny Cornell's proposal for the Women's Field hockey field on Game Farm Road. Natalie Lester spoke via Zoom. She spoke against the Verizon cell phone tower. She believes this tower would have a devastating impact on people,plants and wildlife in the surrounding area. She feels that this tower impedes citizens'basic rights to their own health. Brian Eden spoke via Zoom. He cited his history of various work with other examples of environmentally hazardous projects in the area. He explained the hazards of PFAS chemicals in the air soil and water. He stated cleanup of hazardous sites are never completely clean. They are just clean enough for the downstream use of the site. He is astounded that people think replacing natural vegetation with plastic is a good idea. Andrew Molinar spoke via Zoom. He spoke about US military research regarding the health dangers of microwave radiation from cell towers. He stated that it was immoral and outrageous that the 1996 Telecommunications Act made it illegal for any town to deny a tower based on environmental or health reasons. He stated that the control was taken out of local hands due to the elevation of greed over human health. The World Health Organization places this type of radiation in the same category of carcinogen as DDT. He urged the Planning Board to stick to their original instincts to deny this cell phone tower on Weidmaier Court. He would like the Planning Board to revote this issue. Andy Smith spoke via Zoom. He is the head field hockey coach at Cornell.He spoke in favor of the synthetic turf fields at Cornell. These fields support the mental and physical well-being of his student athletes. He wants to support and protect the future of the program. He has students that have committed to playing field hockey and this new first class field would be massive step for gender equality in the area of women's sports. This is the first stand alone facility for a female sport. He believes the facility will promote success in the Cornell Program and also promote the sport in the wider community. He stated that in 2023 no Division 1 field hockey teams played or trained on a grass field. Out of the 82 teams in the division, those who played on non-watered infield surfaces were ranked 70, 71, 72, 75, 77, and 80. Cornell is ranked 16. This new field is directly replacing a field that has been in place for the last 16 years. This new field is better for the environment and students than the old one. Marie spoke via Zoom. She would like the Board to consider a revote on the Weidmaier Court Verizon cell phone tower. She stated that the approval of the application was made by the Planning Board without full clarity in understanding of the process regarding the effective prohibition of the project. For effective prohibition two conditions must be met. The first is a significant gap in coverage and the second that this tower is the lease intrusive means of remedying that gap in coverage.After going through all the papers, she has not seen any proof or data that this tower is the least intrusive means. She has specifically not seen the applicant look PB 2025-01-07 (Filed 2/1) Pg. 3 into small cells as an option to remedy this gap. She asked the Planning Board members if they feel like they have done their due diligence to ensure with confidence that this 138 foot tower is truly the lest intrusive means to remedy the gap in service. She believes there is a lot of confusion and incomplete information around this issue. Kelly Hook spoke via Zoom. He pointed out that no one has come to this meeting and spoke in favor of the Verizon cell phone tower. He believes this is a large project that Verizon is asking the Planning Board to approve. He believes that Verizon has not provided evidence for a really strong need for this tower. He would like the Planning Board to consider that Verizon has not brought a strong case in favor of this project. The Planning Board clarified the point brought up during comments regarding SEQR segmentation of the Meinig Fieldhouse project. It was the City of Ithaca that decided to segment the SEQR for both artificial turf projects. Ms. Brock also explained that New York State Town Law does not have a specific provision about reconsideration of a vote for Planning Boards. There is some case law she could research regarding reconsideration if an applicant misrepresented information. There may be ramifications of reconsideration because of the federally mandated shot clock associated with the cell tower project. The Planning Board requested a memo from Ms. Brock regarding this issue to get clarity for themselves and the public in the reconsideration of the Verizon cell phone tower vote. 2. Consider establishing the Town of Ithaca Planning Board as Lead Agency in the environmental review for the Cornell Game Farm Road Field Hockey Field project on Game Farm Road, located immediately east of the existing Cornell soccer fields. The proposal involves constructing new field hockey facilities in two phases, with phase one including the conversion of the existing grass practice field into a synthetic turf field along with construction of a new driveway,formalized parking area,pedestrian amenities, and two small support facilities (a 1,700 +/- square foot rest room/team room building, and a 480 +/- square foot press box). Phase two involves the construction of a clubhouse for the field hockey team, with locker rooms, meeting rooms, physical therapy rooms, lounge, toilets, showers, and indoor synthetic turf training space. Phase two is projected to be constructed within five years of the athletic field installation. The project also includes new lighting, landscaping, stormwater facilities, and other site improvements. The project is a Type I Action under the State Environmental Quality Review Act and is subject to environmental review. The Planning Board declared their intent to be the Lead Agency in the environmental review of the project at their November 19, 2024, meeting. Cornell University, Owner/Applicant; Kimberly Michaels, TWM, a Fisher Associates Landscape Architecture Studio,Applicant/Agent. PB Resolution 2025-02: SEQR—Establish Lead Agency Cornell Game Farm Road Field Hockey Field Project Tax Parcel No.'s 62.-2-4,62.2-5,62.-2-6 Game Farm Road PB 2025-01-07 (Filed 2/1) Pg. 4 Town of Ithaca Planning Board January 7,2025 Whereas: 1. The Town of Ithaca Planning Board, at its meeting on November 19, 2024, considered a Sketch Plan for the proposed Cornell Game Farm Road Field Hockey Field project on Game Farm Road, located immediately east of the existing Cornell soccer fields at the Game Farm Road Athletic Complex (also referenced as the Ellis Hollow Athletic Complex). The proposal involves constructing new field hockey facilities in two phases,with phase one including the conversion of the existing natural grass practice field (McGovern Field 3)into a synthetic turf field along with construction of a new driveway, formalized parking area, pedestrian amenities, and two support facilities (a 1,700 +/- square foot restroom/team room building, and a 480 +/- square foot press box). Phase two involves the construction of a clubhouse for the field hockey team, with locker rooms, meeting rooms,physical therapy rooms, lounge, toilets, showers, and indoor synthetic turf training space. Phase two is projected to be constructed within five years of the athletic field installation. The project also includes new lighting, landscaping, stormwater facilities, and other site improvements. Cornell University, Owner/Applicant; Kimberly Michaels,TWM, a Fisher Associates Landscape Architecture Studio,Applicant/Agent; 2. The proposed project, which requires Site Plan approval and Special Permit by the Planning Board, is a Type I action pursuant to the State Environmental Quality Review Act, 6 NYCRR Part 617, and Chapter 148 of the Town of Ithaca Code regarding Environmental Quality Review,because the proposal involves an activity, other than the construction of residential facilities, that involves the physical alteration of 10 acres (6 NYCRR 617.4 (b) (6) (i)), and parking for 100 vehicles (Town Code 148-5.0 (3)); and 3. At its meeting on November 19, 2024,the Town of Ithaca Planning Board proposed to establish itself as the Lead Agency to coordinate the environmental review of the above- referenced proposal. Potential Involved and Interested agencies were notified of its intent to serve as Lead Agency on November 20, 2024; 4. The Planning Board, on November 19, 2024, accepted a Full Environmental Assessment Form, Part 1, submitted by the applicant, along with a report containing a narrative and studies titled"Game Farm Road Field Hockey Field, Site Plan Review Application Report," dated October 3, 2024, prepared by Fisher Associates, drawings titled"Game Farm Road Field Hockey Field, Cornell University," dated 09-27-2024,prepared by Sasaki, and other materials; Now,Therefore Be It Resolved: That the Town of Ithaca Planning Board, having received no objections from other Involved Agencies, establishes itself as Lead Agency to coordinate the environmental review of the above- described proposal. Moved: Sara Reynolds Seconded: Liz Bageant PB 2025-01-07 (Filed 2/1) Pg. 5 Vote:Ayes: Sara Reynolds, Liz Bageant, Bill Arms, Kelda McGurk, Caitlin Cameron Discussion: Ms. Cameron raised questions about the increase in surface water on the applicant's SEQR form. Applicant responded that the increased surface water will result from the storm water system's retention pond.An additional question was raised with regards to agricultural lands present,but no acreage was indicated. Mr.Arms questioned whether the Planning Board needed a full environmental review on the project.Is this because the project uses artificial turf and the water runoff resulting from the field may need a more in-depth review? The Board discussed the environmental review options for the project, whether the review should include the overall general area or just the site in question. Planning staff indicated that it would be difficult without a master plan for the entire area. Ms. Balestra said that the Planning Board could do a review of the entire property in a generic environmental impact statement. It would not be site specific and would contain thresholds and general conceptual plans. Staff are not suggesting this as an option, and more guidance from Susan Brock is needed to see if this is a viable option within the confines of the application. Ms. Brock stated that if the Board reads the SEQR regulation that talks about environmental impact statements, it will give the Board more clarity. The regulation states that a generic environmental impact statement can be broader and more general than a site or project specific environmental impact statement. They can be based on conceptualized information and may identify the important elements of the natural resource base. They can be used to assess the environmental impacts of a number of separate actions in a given geographic area which may be minor if considered singly but significant if considered together. Liz Bageant liked the idea of looking at the site as a whole and considering a generic environmental impact statement. She is concerned that in the future if more synthetic turf fields are proposed on the site, there may be a larger environmental impact than approval of the fields one at a time. In order to begin the process of a generic environmental impact on the whole site, a resolution would be needed. Susan Brock will need to explore the validity of a generic environmental impact statement with regard to this project. The applicant responded that this proposal is only for one synthetic field to be added to the site. There are no plans for future synthetic fields than the one that currently exists (baseball field),the one proposed, and one more that may be proposed in the future to replace the existing synthetic turf softball field on Pine Tree Road. Chris Balestra directed the board to NYS SEQR regulations online regarding the determination of significance in SEQR actions. She mentioned that this project is a Type 1 action. Both existing synthetic turf fields (the softball field is not on the same property) did undergo SEQR reviews through the Planning Board in the past. Discussion ensued about plans changing on the applicant's side. This field hockey field proposal is an example of plans changing on the Meinig Fieldhouse site. Bageant would like to think more broadly about the entire site rather than just a small portion this field would take up on the property to see what the limits are in terms of the use of the property for athletic fields. CJ Randall explained that the SEQR handbook does speak to uncertainty in future projects on the PB 2025-01-07 (Filed 2/1) Pg. 6 site. Ms. Randall believes that it would be advantageous to both the Town and the applicant to have an overall scope of the project for future developments on the site. Staff asked the board what kinds of information the Planning Board would like to make an environmental determination on the project. What type of studies would they like to be done? Do they want to utilize a consultant regarding the conflicting scientific information around synthetic turf? Site specific elements staff will have concerns about in the environmental review are noise and lighting and the potential impact these elements will have on neighboring properties. Staff currently have materials related to these issues and will not need further information at this point. But staff has heard concerns from the board regarding the toxicity of synthetic turf. Ms. Cameron asked the board what further information other board members will require. Ms. Bageant suggested that the board review SEQR regulations, Section 617.7,to assist the board to determine significance as to whether the project should require an environmental impact statement. Mr.Arms raised an issue about surface water quality and the creation of human health hazards. Both items are under the C 1 section in the SEQR Full EAF. Ms. Brock indicated that a positive declaration from the board would be based on information the board receives on the record during a public meeting. Ms. Bageant would like an impartial understanding of the potential water quality and health effects from synthetic turf. Ms. Reynolds would like to know the specific manufacturer of the turf field and product specifications.The applicant indicated that they are still deciding which product will be chosen. Ms. Bageant requested a third-party interpretation of the data provided from the turf manufacturer. Ms. Cameron requested more information about the storm water system and materials being used in the filtration of the stormwater runoff. Town Engineer, David O'Shea explained that the turf field is categorized as impervious surface, but the project's Stormwater Pollution Prevention Plan (SWPPP)review does not look at PFAS and its regulation. Ms. Balestra summarized the Planning Board's request for more information to make a SEQR determination. The board wants to see: 1. Cornell's responses to the Article 78 lawsuit from the Meinig Fieldhouse project, as discussed at the 12/17/24 Planning Board meeting. 2. Documents from the Applicant that show the actual turf materials, product manufacturer specifications of proposed turf materials, chemical makeup of each component of each turf material (including, but not limited to PFAS), and analysis of how the materials will breakdown and released over time. 3. Third party interpretation of the documents in 92, and manufacturer information provided request that the third party is not affiliated with Cornell/Applicant or the public that has commented on the topic). Staff will search for this third parry and report back to the board. 4. Understanding from the Applicant of how the project will impact the stormwater infiltration system for anything not covered in the SWPPP. What does the field produce in sizes and concentrations, and what can actually be treated?Microplastics? PFAS? Other materials in the product list? PB 2025-01-07 (Filed 2/1) Pg. 7 5. Someone to review the evidence on human health impacts of synthetic turf materials. Summarize not just the findings, but the quality of the evidence (e.g., how rigorous are the studies?)There is no crumb rubber in this proposal, so this wouldn't need to be part of the review. Staff will search for this person and report back to the board. 3. Nomination and Election of Vice Chairperson for 2025. Nomination of Liz Bageant as Vice Chair. Moved: Bill Arms Seconded: Sara Reynolds Vote:Ayes: Sara Reynolds, Liz Bageant, Bill Arms, Kelda McGurk, Caitlin Cameron 4. Approval of Minutes-None. 5. Other Business. Next meeting January 21, 2025. Agenda: Preliminary Site Plan Approval for Maplewood II Project, potentially Cayuga Medical Center emergency generator building.Also, Mirabito may come back to the Planning Board with their project-they've eliminated the carwash and made other modifications. The board discussed the new policy surrounding cutoff times for receiving public written comments for a project. The board decided that written comments will be collected until noon the day of the Planning Board meeting, at which time they will be emailed to the Board. Comments received in time to be included in any Planning Board mail out(seven days before a meeting),will be added to the mail out packet.Any written comments received after the noon cutoff on the day of the meeting will be sent to the Planning Board after the meeting. This does not affect oral comments during persons to be heard at the meeting. 6. Adjournment. The meeting was adjourned upon a motion by Ms. Cameron at 8:46 pm, seconded by Ms. Bageant,unanimous. Submitted by P Monica Moll, Deputy Town Clerk PB 2025-01-07 (Filed 2/1) Pg. 8