HomeMy WebLinkAboutPB Minutes 2025-01-21TOWN OF ITHACA
qu NEW YORK
TOWN OF ITHACA PLANNING BOARD
Shirley A.Raffensperger Board Room,Town Hall
215 North Tioga Street
Ithaca,New York 14850
AGENDA
Tuesday,January 21,2025 6:30 P.M.
1. Persons to be heard.
2. PUBLIC HEARING: Consideration of Preliminary Site Plan Approval and Special Permit for the
Maplewood Phase II Project on Maple Avenue, located between the Maplewood Graduate Student
Apartment complex and the East Lawn Cemetery.The project, which requires a rezoning from
Multiple Residence and High-Density Residential Zones to a Planned Development Zone (PDZ),
involves consolidating four parcels and constructing six(6)five-story apartment buildings,
containing 615 units/800 beds in studio, one bedroom, and two-bedroom unit configurations.The
project will also include integrated amenity/service spaces, parking areas,trails and pedestrian
facilities, open spaces, stormwater facilities, and other site improvements.The project is a Type I
Action under the State Environmental Quality Review Act,for which the Planning Board issued a
negative determination of environmental significance on December 17, 2024. Cornell University,
Owner/Applicant; Michele Palmer,Whitham Planning, Design, Landscape Architecture, PLLC,
Agent.
3. Approval of Minutes.
4. Other Business.
5. Adjournment.
C.J.Randall
Director of Planning
607-273-1747
2
ithataJournal
Public Notices
Originally published at ithacajournal.com on 01/15/2025
TOWN OF ITHACA
PLANNING BOARD
PUBLIC HEARING NOTICE
The Planning Board will hold a public hearing on Tuesday, January 21, 2025, starting at
6:30 P.M. on the following matter:
Consideration of Preliminary Site Plan Approval and Special Permit for the Maplewood
Phase II Project on Maple Avenue, located between the Maplewood Graduate Student
Apartment complex and the East Lawn Cemetery. The project, which requires a rezoning
from Multiple Residence and High-Density Residential Zones to a Planned Development
Zone (PDZ), involves consolidating four parcels and constructing six (6) five-story
apartment buildings, containing 615 units/800 beds in studio, one bedroom, and two-
bedroom unit configurations. The project will also include integrated amenity/service
spaces, parking areas, trails and pedestrian facilities, open spaces, stormwater facilities,
and other site improvements. The project is a Type I Action under the State Environmental
Quality Review Act, for which the Planning Board issued a negative determination of
environmental significance on December 17, 2024. Cornell University, Owner/Applicant;
Michele Palmer, Whitham Planning, Design, Landscape Architecture, PLLC, Agent.
Members of the public are welcome to attend meetings in person at Town Hall or virtually
via Zoom videoconference at https://us06web.zoom.us/j/83643764382 or by calling (929)
436-2866 and entering Meeting ID: 836 4376 4382. 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/UCC9vycXkJ6klVlibjhCy7NQ/live.
Recorded meetings are viewable at YouTube.com/TownoflthacaVideo.
Written comments can be addressed to the Planning Board (in-person at Town Hall; by
mail; or via email at Planning@townithacany.gov) via email until noon the day of the
meeting. 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.
C.J. Randall, Director of Planning
Jan. 15, 2025 10940458
TOWN OF ITHACA PLANNING BOARD
January 21,2025
Minutes
Present: Caitlin Cameron, Chair; Cindy Kaufman, 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; Dana Magnason, Senior Code Officer; Emily
Rodgers, Civil Engineer
Ms. Cameron opened the meeting at 6:31 p.m.
1. Persons to be heard
Yayoi Koizumi —she thanked the board for their careful review of the Game Farm Road Field
Hockey Field project. She addressed Cornell University's response to the legal challenge brought
against them by Zero Waste Ithaca. She stated that procedural arguments made by Cornell
University distract from the scientific issues raised by Zero Waste Ithaca regarding the harmful
effects of using synthetic turf. She states that algal blooms in Cayuga Lake is an example of the
consequences of microplastic pollution. She claims Cornell intimidates students from speaking
out against Cornell's policies. She commends the Town Planning Board for prioritizing the
community's welfare and she would like continued accountability from Cornell to protect the
community.
Andrew Molnar- He thanked the Planning Board for considering a revote on the Verizon cell
phone tower.
Caroline Ashurst- She thanked the Planning Board for considering a revote on the Verizon cell
tower. She wanted to also point out that the only people that support the synthetic turf fields are
student athletes. She believes these students are not educated about PFAS and believes if they
understood what this field could do to impact their health they would change their mind about
support.
Bethany Ojalehto Mays spoke via Zoom. She was surprised at the last meeting that it was
brought up this field would be important to support women's field hockey. She stated if Cornell
really prioritized women's field hockey they would have been more forthcoming on the Meinig
Fieldhouse SEQR regarding the destruction of the existing women's field hockey field. She
believes they would have treated the two projects as one and ensured the Meinig Fieldhouse
project would not jeopardize the women's field hockey field at another site. She believes this
segmentation was inappropriate.
2. Consideration of Preliminary Site Plan Approval and Special Permit for the
Maplewood Phase II Project on Maple Avenue, located between the Maplewood Graduate
Student Apartment complex and the East Lawn Cemetery. The project, which requires a
PB 2025-01-21 (Filed 2/2) Pg.l
rezoning from Multiple Residence and High-Density Residential Zones to a Planned
Development Zone (PDZ), involves consolidating four parcels and constructing six (6)five-
story apartment buildings, containing 615 units/800 beds in studio, one bedroom, and two-
bedroom unit configurations. The project will also include integrated amenity/service spaces,
parking areas, trails and pedestrian facilities, open spaces, stormwater facilities, and other site
improvements. The project is a Type I Action under the State Environmental Quality Review
Act, for which the Planning Board issued a negative determination of environmental
significance on December 17, 2024. Cornell University, Owner/Applicant; Michele Palmer,
Whitham Planning, Design, Landscape Architecture, PLLC,Agent.
Ms. Palmer briefly summarized the project. There were no questions from the Board.
Staff noted that the PDZ needed to be approved by the Town Board before the Planning Board
could vote on the final site plan.
Public Hearing
Ms. Cameron opened the public hearing; there was no one wishing to speak and the hearing was
closed.
The Board discussed the draft resolution at length and ultimately made several changes to the
resolution, based on a red-lined version submitted to the Board that evening.
Mr. Arms raised concerns regarding the number of changes to the draft resolution, saying he was
in favor of the project, but wanted more time to consider the changes before voting on it.
Further discussion regarding having this type of conversation in the public sphere, as it is
beneficial to all stakeholders involved in the project and keeps the project moving forward.
PB RESOLUTION 2025-03: Preliminary Site Plan Approval
Maplewood Phase 11 Project
Maple Avenue, Tax Parcel No.'s 63.2-5,63.2-6,
63.-2-7.1, and 63.2-7.3
Town of Ithaca Planning Board
January 21,2025
WHEREAS:
1. This is consideration of Preliminary Site Plan Approval for the Maplewood Phase 11
Project on Maple Avenue, located between the Maplewood Graduate Student
Apartment complex and the East Lawn Cemetery. The project, which requires a
rezoning from Multiple Residence and High-Density Residential Zones to a Planned
Development Zone(PDZ), involves consolidating four parcels and constructing six (6)
five- story apartment buildings, containing 615 units/800 beds in studio, one bedroom,
and two-bedroom unit configurations. The project will also include integrated
amenity/service spaces,parking areas, trails and pedestrian facilities, open spaces,
PB 2025-01-21 (Filed 2/2) Pg.2
stormwater facilities, and other site improvements. Cornell University,
Owner/Applicant; Michele Palmer, Whitham Planning, Design, Landscape
Architecture, PLLC,Agent,
2. The proposed project, which requires Site Plan approval by the Town of Ithaca
Planning Board and a rezoning to a Planned Development Zone (PDZ)by the Town of
Ithaca Town Board, is a Type I action pursuant to the State Environmental Quality
Review Act, 6 NYCRR Parts 617.4 (b)(3) and(b)(5)(iii), respectively, as well as Town
of Ithaca Environmental Quality Review Code section 148-5B(2) as the project as
proposed involves a zoning change and the construction of 250 or more residential
units (30 or more per Town Code)that will be connected to existing community or
public water and sewage systems,
3. The Planning Board, at its meeting on August 6, 2024,proposed to establish itself as
Lead Agency to coordinate the environmental review of the project, and on August 7,
2024,notified potential Involved and Interested agencies of its intent to serve as Lead
Agency,
4. The Planning Board, at its meeting on September 17, 2024, established itself as
Lead Agency to coordinate the environmental review of the project, after having
received no objections from other involved agencies,
5. The Planning Board, at a public hearing held on December 17, 2024, made a
recommendation to the Town Board per Town Code 270-181 on a proposed revised
draft Planned Development Zone rezoning document, labeled"for 12-17-24 PB
meeting,"
6. The Planning Board, at their meeting on December 17, 2024, issued a negative
determination of environmental significance for the project, after reviewing
application materials, studies, and a narrative plan set dated 07-19-2024,titled
Maplewood Phase II Preliminary Site Plan Submission," submitted by Whitham
Planning Design Landscape Architecture, PLLC; supplemental materials and
drawings dated 08-26-2024, submitted by Whitham Planning Design Landscape
Architecture, PLLC; revised materials and drawings, dated 11-15-24, submitted by
Whitham Planning Design Landscape Architecture, PLLC; additional materials and
drawings, dated 12-9-24, submitted by Whitham Planning Design Landscape
Architecture, PLLC; a completed Full Environmental Assessment Form (FEAF)
Part 1,prepared by the applicant; and a completed FEAF Parts 2 and 3 prepared by
Town Planning staff,
7. At a Public Hearing held on January 21, 2025,the Planning Board has reviewed, and
accepted as adequate additional project information, including a revised narrative with
lighting cut sheets, dated January 7, 2025, drawings titled"Cornell-Maplewood Phase
II,"including sheets L-001, L-002, 1,100-1,108,AL100.S, and AL900.S,prepared by
Whitham Planning Design Landscape Architecture, PLLC, dated 12/20/24; previously
reviewed drawings received as stated above, including: Sheets A101-A103, A230, and
PB 2025-01-21 (Filed 2/2) Pg.3
A231,prepared by CBT, dated 10/25/2024; and Sheets C 101-C 110, Sheets C201-205,
and Sheets C301-305, prepared by T.G. Miller, P.C., dated 11/15/2024; Construction
Management Plan Sheets CMP 1-9 prepared by Greystar, dated July 18, 2024; and other
application materials, and
8. Project plans, and related information, were duly delivered to the Tompkins County
Planning and Sustainability Department per New York State General Municipal Law
239- 1 et seq., and such Department responded in a January 10, 2025, letter from
Katherine Borgella, Tompkins County Commissioner of Planning,pursuant to §§239-1,
m, and -n of the New York State General Municipal Law, determining that the
proposed action will have no significant county-wide or inter-community impact;
Now,Therefore Be It Resolved:
That the Town of Ithaca Planning Board hereby grants Preliminary Site Plan Approval for the
proposed Maplewood Phase II Project, as described in the materials listed in Whereas#6 and
7 above, subject to the following conditions, to be met:
Before final site plan approval:
a. Submission of documentation to and a determination from the Town of Ithaca
Director of Code Enforcement that all fire flow calculations are satisfactory, and
all emergency access issues have been satisfied,
b. Submission to and approval by the Director of Engineering of all items listed
under the"Stormwater"section in the Town of Ithaca Engineering
Memorandum prepared by David O'Shea, Director of Engineering, dated
01/02/2025,
c. Approval by the Town Board of the concept and location of any proposed
dedicated utilities(sanitary sewer), and trail/pedestrian facilities (including
pedestrian-actuated Rectangular Rapid Flashing Beacon (RRFB)),
d. Coordination with all utility companies(including NYSEG and Verizon)to assure that
they have no concerns associated with the project's connection to the electrical grid,
with the burying of utility lines, or with other project elements,
e. Submission of proof by the City of Ithaca that the applicant has satisfied the
comments regarding project elements impacting or located on the city-owned
water tank property listed in the email from Matt Sledjeski, City of Ithaca
Environmental Engineer, dated September 12, 2024,
f. Submission of letters of commitment from Ithaca Bikeshare and Ithaca
Carshare that they will locate bicycles and vehicles, respectively, on the
project site, and from Tompkins Consolidated Area Transit, Inc. (TCAT)
that it intends to serve the project site,
g. Submission of documentation showing location(s)of off-site contractor
parking, and location of temporary trail public parking.
Before the issuance ofa building permit:
h. Submission of evidence of approval from the NYS Office of Parks, Recreation, and
Historic Preservation for the additional mitigation fencing proposed to protect the
PB 2025-01-21 (Filed 2/2) Pg.4
Mitchell Family Cemetery from the Maplewood Phase 11 development,
i. Submission, review, execution, and filing of an Operation, Maintenance and
Reporting agreement for the proposed stormwater management facilities, with the
Town of Ithaca, specifying the ownership and maintenance responsibilities for the
stormwater system, including:
i) Submission of an access easement, or other mechanism, to assure Town of
Ithaca access to the stormwater facilities,
ii) Review and approval of the access easement and the Operation,
Maintenance, and Reporting Agreement by the Attorney for the Town and
the Town Engineer, and
iii)Town Board authorization to allow the Town Supervisor to sign any
necessary easements and the Stormwater Operation, Maintenance, and
Reporting Agreement associated with the project,
j. Submission of a revised property survey that contains the following language: "A
private potable water service is shared between parcels.The Tompkins County
Whole Health and Town of Ithaca must be notified prior to any change in ownership
between the parcels that results in a non-common owner," and the wording in
condition "z"below regarding fire and emergency access,
k. Consolidation of Tax Parcel No.'s 63.-2-5, 63.-2-6, 63.-2-7.1, and 63.-2-7.3, and
submission to the Planning Department of a copy of the completed Tompkins County
Consolidation Request Form,
1. Submission for, and approval by the Town of Ithaca Highway Superintendent of, a
Highway Work Permit, and submission of all items listed under the"Road Right of
Way (ROW)" section in the Town of Ithaca Engineering Memorandum that was
prepared by David O'Shea, Director of Engineering, dated 01/02/2025,
in. Submission of a Road Use Agreement for review by the Town of Ithaca Highway
Superintendent and Town of Ithaca Town Board, approval of the Agreement by
the Town of Ithaca Town Board, and full execution of the Agreement,
n. and Completion and dedication to the Town,and acceptance by the Town Board, of
any sewer infrastructure.
Before issuance ofany Certificate ofOccupancy:
o. Construction of the multi-use trail,
p. Installation and completion of all proposed pedestrian facilities, safety devices, and
lighting fixtures within the Maple Avenue Highway Right Of Way (ROW), and a
determination by the Town of Ithaca Highway Superintendent that all such facilities
have passed Town inspection,
q. Final dedication to and acceptance by the Town of all pedestrian facilities and lighting
fixtures proposed for dedication,
r. Installation of the bike storage building,
s. Submission of any required executed easements,licenses, or other legal agreements
involving Town or City property,for review and approval by the Attorney for the
Town.
Before issuance ofa final Certificate ofOccupancy for the last constructed multi-unit
residential building.
PB 2025-01-21 (Filed 2/2) Pg.5
t. Submission of the NYS DEC SPDES Notice of Termination to the Town of
Ithaca Engineering Department,
u. Satisfaction of the terms of the executed Road Use Agreement,
v. Completion of the Materials&Amenities Plan and Planting Plan to the satisfaction
of the Director of Planning.
General Conditions ofApproval:
w. For as long as the Maplewood 11 project is in operation, the three parking spaces
indicated on the approved plan sets shall remain open to the public, be maintained in
useable conditions, and, if and as determined necessary by the Attorney for the Town,
be subject to a legal agreement regarding public access and use. Signage shall be
approved by the Town of Ithaca Highway Superintendent and shall be installed and
maintained. If and when the Maplewood II project ceases operation, if deemed
necessary and practicable by the Town Highway Superintendent,the site owners shall
construct three public parking places in the vicinity of Maple Avenue to serve the East
Ithaca Recreation Way,
x. Noise producing construction activities will be limited to the hours between 7:00
A.M. and 9:00 P.M.unless authorized otherwise by the Town Board in accordance
with Town Code Chapter 184,
y. Any changes to the approved site plans must be submitted to Planning staff for
review and may require Planning Board approval in accordance with Town Code
270-191, and
z. Upon conveyance of the Maplewood I or Maplewood II parcels so that there is no
longer identical ownership of the two parcels, filing in the Tompkins County Clerk's
Office of an access easement that has been approved by the Attorney for the Town;
such filing shall be made at the time of the recording of the deed for the conveyed
parcel, and proof of such filing shall be submitted to the Planning Department within
5 days of the filing.
Moved: Bill Arms Seconded: Cindy Kaufman
Vote: Ayes: Sara Reynolds, Bill Arms, Kelda McGurk, Caitlin Cameron, Cindy Kaufman
3. Approval of Minutes—None
4. Other Business
Ms. Balestra spoke regarding the Game Farm Road Project and the list of items the Planning
Board wanted prior to making the SEQR determination. She reported that she has canvassed
several county, municipal and educational representatives to find a qualified individual(s)to
consult on PFAS and other components in synthetic turf and cannot find an independent
consultant not affiliated with Cornell University who is available and can do what the Board is
asking. She will continue looking.
She added that while doing research for another project, she came across a 1992 Generic
Environmental Impact Statement(GEIS) for future expansion of the "Southeast Cornell
PB 2025-01-21 (Filed 2/2) Pg.6
Campus,"which includes the properties associated with the proposed Game Farm Road Field
Hockey Field project as well as other adjoining areas.
Staff had never seen this document and do not know if it will apply to the proposed field hockey
field project and they will be doing a deep dive into the document and report back to the Board.
The meeting scheduled for February 4t'has no items and will either become a training meeting
or be canceled. Staff will contact the board once it has been determined.
5. Adjournment
The meeting was adjourned at 8:26pm upon a motion by Ms. Cameron, seconded by Mr. Arms,
unanimous.
Submitted by,
r"1
Monica Moll, Deputy Town Clerk
PB 2025-01-21 (Filed 2/2) Pg.7
TOWN OF ITHACA
New NEW YORK
DEPARTMENT OF PLANNING
215 N.Tioga St 14850
607.273.1747
www.townithacany.us
AFFIDAVIT OF SERVICE BY MAIL AND POSTING &PUBLICATION
STATE OF NEW YORK ) SS.:
COUNTY OF TOMPKINS )
I, Abby Homer, Administrative Assistant for the Town of Ithaca being duly sworn, depose and say, that
deponent is not a party to the actions, is over 21 years of age with a professional address of 215 North Tioga
Street, Ithaca,New York.
That on the 14a'day of January 2025, deponent served the within Notice upon the property owners within
500 ft. of the properties and project identified below for:
The Planning Board will hold a public hearing on Tuesday, January 21,2025, starting at 6:30 P.M. on the following
matter:
Consideration of Preliminary Site Plan Approval and Special Permit for the Maplewood Phase II Project on Maple
Avenue, located between the Maplewood Graduate Student Apartment complex and the East Lawn Cemetery. The
project, which requires a rezoning from Multiple Residence and High-Density Residential Zones to a Planned
Development Zone(PDZ),involves consolidating four parcels and constructing six(6)five-story apartment buildings,
containing 615 units/800 beds in studio, one bedroom, and two-bedroom unit configurations. The project will also
include integrated amenity/service spaces, parking areas, trails and pedestrian facilities, open spaces, stormwater
facilities, and other site improvements. The project is a Type I Action under the State Environmental Quality Review
Act, for which the Planning Board issued a negative determination of environmental significance on December 17,
2024. Cornell University, Owner/Applicant; Michele Palmer, Whitham Planning, Design, Landscape Architecture,
PLLC,Agent.
By depositing same enclosed in a postpaid addressed wrapper, in a post office under the exclusive care
and custody of the United States Post Office Department within the State of New York, and that the attached
notice has been duly posted on the sign board of the Town Clerk of the Town of Ithaca on January 14, 2025, and
the notice has been duly published in the official newspaper,Ithaca Journal on January 15, 2025.
1_J
Abby Honig, Administrative Assistant
Sworn to before me on 30-t, 5
2025.
t'l P1 -I, rkq&A.2—
Notary Public
ASHLEY COLBERT
Notary Public,State of New York
No.01 CO6419580
Qualified in Tompkins County
Commission Expires July 12,2026
TOWN OF ITHACA
n NEW YORK
Notice of Planning Board Action Near You
You are receiving this notice because you own or live on a property within 500'feet of the proposed action. This is an
effort to inform you and give you an opportunity to learn more and comment if you would like.
TOWN OF ITHACA PLANNING BOARD
PUBLIC HEARING NOTICE
The Planning Board will hold a public hearing on Tuesday, January 21, 2025, starting at 6:30 P.M. on the following
matter:
PUBLIC HEARING: Consideration of a Recommendation to the Town Board Regarding Proposed Rezoning for the
Maplewood Phase H Project on Maple Avenue,located between the Maplewood Graduate Student Apartment complex
and the East Lawn Cemetery. The project, which requires a rezoning from Multiple Residence and High Density
Residential Zones to a Planned Development Zone(PDZ),involves consolidating four parcels and constructing six(6)
five-story apartment buildings, containing 615 units/800 beds in studio, one bedroom, and two-bedroom unit
configurations. The project will also include integrated amenity/service spaces, parking areas, trails and pedestrian
facilities,open spaces,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. Cornell University, Owner/Applicant;
Michele Palmer,Whitham Planning,Design,Landscape Architecture,PLLC,Agent.
Members of the public are welcome to attend meetings in person at Town Hall or virtually via Zoom videoconference at
htips://us06web.zoom.us/i/83643764382 or by calling(929)436-2866 and entering Meeting ID: 836 4376 4382. 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/UCC9yycXkJ6klVIibihCy7NO/live.
Recorded meetings are viewable at YouTube.com/TownotIthacaVideo.
Written comments can be addressed to the Planning Board(in-person at Town Hall; by mail; or via email at
Planning(a';townithacan ov)via email until noon the day of the meeting. 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.
C.J. Randall,Director of Planning
Accessing Meeting Materials Online: Site Plan and Subdivision applications and associated project materials
are accessible electronically on the Town's website at https://www.townithacany.gov/meeting-calendar-agendas/
under the calendar meeting date.
See full agenda on the reverse side
1