Loading...
HomeMy WebLinkAboutPB Minutes 2025-02-18TOWN OF ITHACA PLANNING BOARD Shirley A. Raffensperger Board Room, Town Hall 215 North Tioga Street Ithaca,New York 14850 AGENDA Tuesday,February 18, 2025 6:30 P.M. 1.Persons to be heard. 2.SEQR Determination: Special Permit- Early Bird Farm Fill Project, 716 Elmira Road. 3.PUBLIC HEARING: Consideration of Special Permit for the deposit of approximately 5,000 cubic yards of clean fill behind an existing gravel lot on a 0.6-ac portion of the 45.61-ac property located at 716 Elmira Road.The purpose of the project is to provide a future equipment storage area for the farm operation on the property. The project is a Type II Action under the State Environmental Quality Review Act and is not subject to environmental review.The project is located in Tompkins County Agricultural District#2. George Sheldrake, Owner/Applicant; Cody Sheldrake, Agent. 4. SEQR Determination: Preliminary&Final Subdivision Approval—Two-lot subdivision, 1360 Slaterville Road. 5.PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision located at 1360 Slaterville Road.The project includes splitting the existing 2.8+/-acre parcel into two lots, with one 0.9+/- acre lot that will contain an existing residence, garage, and barn (Parcel A) and one new 1.9+/- acre vacant lot(Parcel B)that will have access off Harwick Road and Honness Lane. The project is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Montgomery May and Patricia Vandebogart, Owners/Applicants; Ellen Morris-Knower,Agent. 6.SEQR Determination: Mirabito Redevelopment Project—301 Pine Tree Road. 7.PUBLIC HEARING: Consideration of Preliminary Site Plan, Special Permit, and Preliminary Subdivision approval for the proposed Mirabito convenience store with gasoline sales and Burger King drive-through restaurant, located at 301 Pine Tree Road.The project involves demolishing the existing 600+/square foot gas station building and fuel canopy, and the 2,800+/-square foot former Burger King building, and redeveloping the site with a new 6,000+/-square foot building containing a convenience store and restaurant with drive-through; gasoline sales; fuel canopy; electric vehicle charging stations; stormwater facilities; sidewalks/pedestrian amenities; Landscaping; and other site improvements.This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Cornell University, Owner;James Ballantyne, Napierala Consulting, PC,Applicant; Brett Hughes, Mirabito Energy Products, Agent. 8. Approval of Minutes. 9. Other Business. 10. Adjournment. C.J.Randall, Director of Planning 607-273-1747 2 Ithaca Journal Public Notices 02/12/2025 TOWN OF ITHACA PLANNING BOARD PUBLIC HEARING NOTICE The Planning Board will hold public hearings on Tuesday, February 18, 2025, starting at 6:30 P.M. on the following matters: Consideration of Special Permit for the deposit of approximately 5,000 cubic yards of clean fill behind an existing gravel lot on a 0.6-ac portion of the 45.61-ac property located at 716 Elmira Road.The purpose of the project is to provide a future equipment storage area for the farm operation on the property. The project is a Type II Action under the State Environmental Quality Review Act and is not subject to environmental review.The project is located in Tompkins County Agricultural District#2. George Sheldrake, Owner/Applicant; Cody Sheldrake,Agent. Consideration of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision located at 1360 Staterville Road.The project includes splitting the existing 2.8+/- acre parcel into two lots,with one 0.9+/- acre lot that will contain an existing residence,garage, and barn (Parcel A) and one new 1.9+/-acre vacant lot(Parcel B)that will have access off Harwick Road and Honness Lane.The project is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Montgomery May and Patricia Vandebogart, Owners/Applicants; Ellen Morris-Knower, Agent. Consideration of Preliminary Site Plan, Special Permit, and Preliminary Subdivision approval for the proposed Mirabito convenience store with gasoline sales and Burger King drive-through restaurant, located at 301 Pine Tree Road.The project involves demolishing the existing 600+/square foot gas station building and fuel canopy, and the 2,800+/- square foot former Burger King building, and redeveloping the site with a new 6,000+/- square foot building containing a convenience store and restaurant with drive-through;gasoline sales; fuel canopy; electric vehicle charging stations; stormwater facilities; sidewalks/pedestrian amenities; landscaping; and other site improvements.This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Cornell University, Owner;James Ballantyne, Napierala Consulting, PC,Applicant; Brett Hughes, Mirabito Energy Products,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 February 12,2025 TOWN OF ITHACA PLANNING BOARD February 18, 2025 The full recording of this meeting is available on the Town's YouTube Live Meeting page. Minutes Present: Caitlin Cameron Chair; Liz Bageant, Bill Arms, Kelda McGurk, and Sara Reynolds CJ Randall, Director of Planning; Christine Balestra, Senior Planner; Susan Brock, Attorney for the Town;Nick Quilty-Koval, Planner; David O'Shea, Director of Engineering; Dana Magnason, Senior Code Officer; Justin McNeal, Civil Engineer Ms. Cameron opened the meeting at 6:30p.m. Item 1. Persons to be heard. Marian Mueller: Field hockey player at a high level, and a coach and officiant in the sport. His daughter is also on the Cornell women's field hockey team. He is a strategy management consultant and is versed in making large complex decisions. He has reviewed the environmental claims and citations provided to the board by groups opposed to the women's hockey artificial turf field and can find that none of these citations empirically connect water-based turf and the environmental impact. He claims these peer reviewed articles are not relevant to this project. Many do not discuss artificial turf at all, or they discuss turf with rubber infill. Other articles discuss playground turf. He claims there are no relevant scientific studies that would cause the board to vote on a positive SEQR declaration in this case. He argued that the quantity of concerns does not equate quality of evidence in this case. Yayoi: Objected strongly to the previous comment. She would like the board to issue a positive SEQR declaration so more studies can be done on the environmental impact of the artificial turf field. She is concerned about the influence of Cornell's Athletics Department in the discussions around the Meinig Field House Project. She claims that student athletes make up only 5% of the student population. She cites a petition that was submitted to the board with 1200 community member signatures opposing the project. She states that many Cornell students are not fully aware of the environmental and health implications of the installation of the synthetic turf. She urges the board to stay focused on its duty; to assess the environmental and public health impacts of this project. She would like the public input process to remain fair and not be dominated by a small group with special interests. Jo Broderick: Supports the Game Farm Road field hockey field proposal. She is a former field hockey player and has played on natural turf fields. Her daughter is on the Cornell field hockey team as a goalkeeper and as such makes a lot of contact with the field during play. Since she was 8 years old, she has only ever played on artificial turf. Ms. Broderick also looked at the studies and statements that have been cited against the artificial turf. In her opinion these studies have no relevance to the current project proposed by Cornell. The turf these studies look at are entirely different than what is proposed in this project. She is very eco-minded and is of the opinion this field hockey project is as environmentally responsible as it can be. It is also essential to the women's field hockey program at Cornell. She believes scientific evidence does not support the PB 2025-02-18 (Filed 2/21) Pg. I claim this turf field is environmentally irresponsible and hazardous to the health of the players. She states that the claim the players are unknowing putting their health at risk is patronizing to the women who play on this field. It is also irresponsible when the science used to justify it is plainly bogus. Marsha Dodson: In 2008 she donated the money for the original field hockey field. She played women's tennis at Cornell. She spoke about her time at Cornell and the inequity of the quality of the facilities between men and women's sports. The current field is at the end of its useful life, and, without the field, the women will not be able to play. It is difficult for these young women to see the brand new artificial turf baseball field in the same location where their field is being scrutinized. She addressed Yayoi's comment about what the hurry is. The hurry is 30 hard working student athletes will not have a season if this field does not get approved and built in time. These women will have to go to other schools. She would like the board to look at the science and not require an EIS. Bethany Oleto-Mays: Former assistant professor and student athlete at Cornell. She would like a careful and thorough environmental review. She believes if Cornell wanted the women's field hockey team to have continuous athletic play, they would have presented this project interconnected with the Meinig Field House project. She read a statement from Cornell that was presented to the Planning Board to separate these two projects based on their independence and different timelines. That SEQR segmentation request is now being contradicted by current comments. She states that the commentors in favor of this field should ask Cornell why they advocated for the decision to separate these two projects and not have the Planning Board vote on both proposals together. She encourages the Planning Board to not be pressured by Cornell due to a time constraint. She continued by addressing the comments regarding scientific studies and stated that although the turf does not contain rubber infill, all the concerns about microplastic pollution and PFAS are still an issue. These are concerns she has for the community and athletes who will live with the legacy of the health impacts these fields will carry. Gracie Leahy: Junior at Cornell and a member of the women's field hockey team. She chose Cornell for the potential and support she receives as a student athlete. Her mother was a Canadian Olympian on the 1974 women's field hockey team. Her mother played in the Olympics on artificial turf. She cites the better play that occurs on an artificial turf field. In consequence,players have developed special skill sets to take advantage of the type of play you can get on a synthetic turf field. The game is unrecognizable from previous generations. The current players have only played on artificial turf and are unable to compete at a high level on anything else. Without the field, the women's field hockey program at Cornell will be over. Ashley Plzak: Sophomore at Cornell and on the women's field hockey team. She is in support of the Game Farm Road field. She enjoys the speed and style of play of field hockey and her experience with the field hockey program so far has been very positive. This new facility is a direct replacement of what is currently there. They require this water based turf because of the style of play that is now the standard in the game. Some plays are only possible because of the water based turf field. This field is vital to the program. She would like the board to support it. Cari Hills: Cornell class of 1998 and a former field hockey and lacrosse player. She founded the first women's alumni association for Cornell women's field hockey. She played at Schoellkopf field. Her daughter Polly was also recruited by Cornell. She believes the continuity of the program PB 2025-02-18 (Filed 2/21) Pg. 2 is critical to the hard-working student athletes. She wants to appeal to the human element of building a strong athletic program and the continuity that it requires to keep it going at a high level for the athletes currently in the program and the recruiting of new athletes for the future. She cites the community that surrounds the program from parents and other alumni of the program that has supported her throughout her life. She wants the board to look at both sides of the project and keep in mind the importance of the human element. She wants the board to make a decision in an efficient and timely manner so there can be a field installed by the season start. Item 2. Consideration of Special Permit for the deposit of approximately 5,000 cubic yards of clean fill behind an existing gravel lot on a 0.6-ac portion of the 45.61-ac property located at 716 Elmira Road. The purpose of the project is to provide a future equipment storage area for the farm operation on the property. The project is a Type II Action under the State Environmental Quality Review Act and is not subject to environmental review. The project is located in Tompkins County Agricultural District#2. George Sheldrake, Owner/Applicant; Cody Sheldrake, Agent. Mr. Quilty-Koval told the board that this is a Type 11 Action, so no SEQR is required. Mr. Sheldrake spoke to the board that they have been filling the site slowly over the years. They would like to put in larger amounts of fill to complete the existing driveway. Mr. Arms asked the applicant if this was a new driveway. The applicant responded that the driveway is existing. Mr. Quilty-Koval pointed out a change to the draft resolution, requested by Ms. Brock, "Whereas item 2" should specify the farm management practices and reference the specific Type II language from 6NYCRR Part 617 that makes the action not subject to environmental review. PUBLIC HEARING Public hearing opened at 7:01pm. Public hearing closed at 7:02pm with no comments. DETERMINATION Ms. Reynolds asked staff about wetlands. Mr. Quilty-Koval replied that staff uses the DEC maps to determine any wetland site on the projects. The pond on the site is man made. PB RESOLUTION 2025-04: Special Permit Early Bird Farm Fill Project 716 Elmira Road Tax Parcel No. 33.-2-7.2 WHEREAS: 1. This action is a consideration of the Special Permit for the installation of approximately 5,000 cubic yards of clean fill behind an existing gravel lot located at 716 Elmira Road in a Low Density Residential (LDR)Zone. The purpose of the project is to provide a future equipment storage area for the farm operation on the property. George Sheldrake, Owner/Applicant; Cody Sheldrake, Agent, 2. In accordance with 6 NYCRR §617.5 (c)(4), State Environmental Quality Review, "agricultural farm management practices, including construction, maintenance and repair of farm buildings PB 2025-02-18 (Filed 2/21) Pg. 3 and structures, and land use changes consistent with generally accepted principles of farming" are Type II Actions and not subject to environmental review, and 3. The Planning Board, at a public hearing held on February 18, 2025,has reviewed and accepted as adequate a narrative and a set of drawings entitled"Early Bird Farm, Equipment Storage Area, 716 Elmira Road,"including Sheets 1-3,prepared by Owen B. Barden (OBB), dated January 8, 2025, and other application materials, and 4. 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 February 6, 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: 1. That the Planning Board hereby finds that the Special Permit standards of Article XXIV Section 270-200, Subsections A —H, of the Town of Ithaca Code, have been met, specifically that: A. The project will be suitable for the property on which it is proposed, considering the property's size, location, and physical site characteristics. The project is located on the existing Early Bird Farm property and will be constructed in existing,previously disturbed open grass area. B. The proposed structure design and site layout are compatible with the surrounding area. The proposed clean fill and gravel equipment storage area located adjacent to an existing gravel lot is consistent with the Early Bird Farm operations. C. Operations in connection with the proposed use do not create any more noise, fumes, vibration, illumination, or other potential nuisances than the operation of any permitted use in the particular zone. The proposed project will produce temporary noise, vibration, and other nuisances associated with construction and farming related activities. Such nuisances will cease upon completion of the project. D. Community infrastructure and services, such as police, fire and other protective services, roadways, schools, and water and sewer facilities are currently, or will be, of adequate capacity to accommodate the proposed use. The community infrastructure and services are of adequate capacity to accommodate the proposed use. E. The proposed use, structure design, and site layout comply with all the provisions of the Town Code and with the Town of Ithaca Comprehensive Plan. PB 2025-02-18 (Filed 2/21) Pg. 4 F. The site layout, with proposed vehicular,bicycle and pedestrian access, traffic circulation, and parking and loading facilities, is sufficient for the proposed use and is safely designed for emergency vehicles. The project does not include installation of new vehicular, bicycle, and pedestrian access, or the modification to existing traffic circulation and parking and lodging facilities. This project includes reinforcing portions of the existing gravel access drive along Elmira Road for the trucks delivering fill and gravel to the site. All accessways have been safely designed for emergency vehicles. G. The project includes sufficient landscaping and/or other forms of buffering to protect surrounding land uses. Existing vegetation is preserved to the extent possible. The project does not include removal of existing landscaping onsite or modification to the existing pond and stream setback areas located north of the proposed equipment storage area. H. To the extent deemed relevant by the reviewing Board,the proposed use or structure complies with all the criteria applicable to site plan review set forth in this chapter, 2. That, pursuant to Town Code Section 270-217.E, the Planning Board hereby finds that the plan adequately protects the property and surrounding properties from significant adverse consequences of such deposit or removal, including, when completed, adverse drainage, erosion, visual or other adverse impacts, taking into account the distance of the operation from neighboring property and public ways, the possible detriment of such use to the future development of the land in question, and significant nuisance or detriment of the operation to neighboring landowners and to the community as a whole, and 3. That the Planning Board hereby grants Special Permit for the proposed Early Bird Farm Fill Project, with the following conditions: a. Submission to the Town Engineering Department an updated grading plan, and b. All Town of Ithaca Engineering Department comments listed in the Engineering Memorandum, written by Joe Slater, Director of Public Works and Justin McNeal, Civil Engineer, dated February 11, 2025, must be addressed prior to any Land Development Activity (as defined by Town Code § 228-5). Moved: Liz Bageant Second: Bill Arms Vote: Ayes- Cameron, Bageant, Reynolds, Arms, McGurk Item 3. Consideration of Preliminary and Final Subdivision Approval for the proposed two- lot subdivision located at 1360 Slaterville Road. The project includes splitting the existing 2.8+/- acre parcel into two lots, with one 0.9+/- acre lot that will contain an existing residence, garage, and barn (Parcel A) and one new 1.9+/- acre vacant lot(Parcel B)that will have access off Harwick Road and Honness Lane. The project is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Montgomery May and Patricia Vandebogart, Owners/Applicants; Ellen Morris-Knower, Agent. PB 2025-02-18 (Filed 2/21) Pg. 5 DISCUSSION No comments from staff. Ms. Cameron confirmed with staff that lot lines on these lots are not creating non-conforming conditions. Staff agreed. SEQR Determination PB RESOLUTION 2025-05: SEQR Preliminary and Final Subdivision Approval Slaterville Road Two-Lot Subdivision 1360 Slaterville Road Tax Parcel No. 60.4-27 WHEREAS: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision at 1360 Slaterville Road located in a Medium Density Residential (MDR)Zone. The project includes splitting the 2.8+/- acre parcel into two lots, with one .9+/- acre lot that will contain an existing residence, garage, and barn (Parcel A) and one new 1.9+/- acre vacant lot Parcel B) that will have access off Harwick Road and Honness Lane. Montgomery May and Patricia Vandebogart, Owners/Applicants; Ellen Morris-Knower, Agent; 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is the lead agency in the environmental review with respect to the project, 3. The Planning Board on February 18, 2025, has reviewed and accepted as adequate a Short Environmental Assessment Form (EAF) Part 1, submitted by the applicant, Parts 2 and 3 prepared by Planning staff, a subdivision map entitled"Subdivision Map NO. 1360 Slaterville Road, Town of Ithaca, Tompkins County,New York"prepared by T. G. Miller P.C., dated 8/12/2024, and other application materials; 4. Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed Subdivision Approval; NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental significance in accordance with Article 8 of the Environmental Conservation Law 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced action as proposed, based on the information in the EAF Part 1 and for the reasons set forth in the EAF Parts 2 and 3, and, therefore, an Environmental Impact Statement will not be required. Moved: Liz Bageant Seconded: Bill Arms Vote: Ayes- Cameron, Bageant, Reynolds, Arms, McGurk PUBLIC HEARING Public hearing opened at 7:14pm. Public hearing closed at 7:15pm with no comments. DETERMINATION PB 2025-02-18 (Filed 2/21) Pg. 6 PB RESOLUTION 2025-06: Preliminary and Final Subdivision Approval Slaterville Road Two-Lot Subdivision 1360 Slaterville Road Tax Parcel No. 60.4-27 WHEREAS: 1. This is consideration of Preliminary and Final Subdivision Approval for the proposed two- lot subdivision at 1360 Slaterville Road located within a Medium Density Residential MDR)Zone. The project includes splitting the 2.8+/- acre parcel into two lots, with one 9+/- acre lot that will contain an existing residence, garage, and barn (Parcel A) and one new 1.9+/- acre vacant lot(Parcel B)that will have access off Harwick Road and Honness Lane. Montgomery May and Patricia Vandebogart, Owners/Applicants; Ellen Morris- Knower, Agent; 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, as lead agency in the environmental review with respect to the project, has on February 18, 2025, made a negative determination of environmental significance, after having reviewed and accepted as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and Parts 2 and 3 prepared by the Town Planning staff, and 3. The Planning Board on February 18, 2025,has reviewed and accepted as adequate a narrative, a subdivision map entitled"Subdivision Map NO. 1360 Slaterville Road, Town of Ithaca, Tompkins County,New York,"prepared by T. G. Miller P.C., dated 8/12/2024, and other application materials; NOW THEREFORE BE IT RESOLVED: 1. That the Town of Ithaca Planning Board hereby waives certain requirements for Preliminary and Final Subdivision Approval, as shown on the Preliminary and Final Subdivision Checklists,having determined from the materials presented that such waiver will result in a significant alteration of neither the purpose of subdivision control nor the policies enunciated or implied by the Town Board; and 2. That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the proposed subdivision at 1360 Slaterville Road, as shown on the survey map noted in Whereas 93 above, subject to the following conditions: a.Prior to signing of the plat by the Planning Board Chair, removal of the two sheds on Parcel B noted"To Be Removed," and b.Submission for signing by the Chairperson of the Planning Board of an original and three dark lined prints of the approved final subdivision plat, including the original signature and seal of the registered land surveyor,prior to filing with the Tompkins County Clerk Office, and submission of a copy of the receipt of filing to the Town of Ithaca Planning Department. Moved: Sara Reynolds Second: Liz Bageant PB 2025-02-18 (Filed 2/21) Pg. 7 Vote: Ayes- Cameron, Bageant, Reynolds, Arms, McGurk Item 4. Consideration of Preliminary Site Plan, Special Permit, and Preliminary Subdivision approval for the proposed Mirabito convenience store with gasoline sales and Burger King drive- through restaurant, located at 301 Pine Tree Road. The project involves demolishing the existing 600+/square foot gas station building and fuel canopy, and the 2,800+/- square foot former Burger King building, and redeveloping the site with a new 6,000+/- square foot building containing a convenience store and restaurant with drive-through; gasoline sales; fuel canopy; electric vehicle charging stations; stormwater facilities; sidewalks/pedestrian amenities; landscaping; and other site improvements. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Cornell University, Owner; James Ballantyne,Napierala Consulting, PC, Applicant; Brett Hughes, Mirabito Energy Products, Agent. OVERVIEW Matt Napieraila, a consultant for the applicant,presented the project to the board. Ms. Bageant liked how the sidewalk got moved off the road and the cohesiveness of the project. She asked about utility easements and what could be planted there. The applicant responded that they are limited as the utility company does not want any excessive root growth interfering with the lines. Ms. Cameron asked about the process for the easements. Condition "m" on the resolution addresses easements. The board would like all easements reflected on the final plat. Ms. Bageant asked about the number of sidewalks on the Ellis Hollow side of the building. Ms. Cameron also asked about an additional door on that side of the building. The applicant will look into any discrepancies on the plans and correct them on the final plat. Ms. Bageant asked if both driveways are compatible with DOT regulations on distance from intersection. The applicant indicated they have followed all DOT regulations with regard to the placement of the driveways. Ms. Bageant asked the applicant and staff about the number of parking spaces required. Ms. Balestra referenced a parking analysis by the Town for the number of parking spaces based on uses in East Hill Plaza and explained that the Town does not have a required number of parking spaces for mixed uses. The applicant indicated the Burger King does not require many spaces, as they are more focused on drive thru operations post Covid. The Mirabito store requires about 11 parking spaces in front of the store. There is also more parking in the plaza area. Eight spaces are at the fuel dispensers, even though they can't be counted. Ms. Balestra informed the board that there are 8-10 fewer parking spaces than in the proposal submitted in 2023. Ms. Cameron asked about the planting plan. She wants to know more details about the planting and mature heights. The applicant pointed out existing trees and the specific varieties of trees on the water retention and roadside parts of the property. Water tolerance, salt tolerance and deer tolerance are considered when choosing the landscaping. Ms. Balestra also pointed on that the applicant did submit the number and caliper of the trees that would be removed. The Norway Spruce that will be removed is an invasive species. PB 2025-02-18 (Filed 2/21) Pg. 8 Ms. Reynolds asked who is responsible for maintaining the plantings. The applicant responded this would be Mirabito's responsibility. Ms. Balestra added that there is an inspection at the end of the project to make sure the plantings are healthy and reflect the plans approved by the board. Mr. Arms asked about Cornell's support of the project, as they are the owners of the land. At the previous discussion Cornell indicated that they did not agree to what was proposed. The applicant responded that in 2023 the applicant went to Cornell with different iterations of the site. They tried to get Cornell Planning representatives to respond to the current iteration but have not heard back. Ms. Balestra told the board that she received an email from Kristin Gutenberger that expressed Cornell's support for the project. Mr. Arms asked if all the windows were translucent. The applicant indicated that all the windows are glass,but some windows are opaque as they look into back-end operations of the establishment. Ms. Cameron wanted to clarify that there are no architectural design standards that the board can apply. Ms. Balestra concurred. Ms. Cameron asked about the 3 parapet heights on the front part of the building. The applicant explained the various heights masked the mechanical units that would be placed on the roof of the building. She then asked about the material of the parapet. The applicant replied that they are metal. Ms. Reynolds asked about the Town's stance on curbs at the road. The applicant answered that they will leave what is currently there on Ellis Hollow Road. Curbs will be put in place on the site where necessary. Ms. Balestra answered that both roads are on county highways and the county is responsible for approving and maintaining the road edges. The applicant further explained that all sidewalks on the site are zero reveal sidewalks to eliminate trip hazards. There will be a change in materials only from the asphalt to the sidewalk. Bollards every 6 feet will prevent cars from parking onto the sidewalk. Accessibility analysis will be done before final approval. Ms. McGurk stated that the new design is a big improvement and considered Planning Board requests from the 2023 version. She wants to know if there is a bike rack area. There is currently no bike rack,but the applicant will investigate a place for a bike rack. Board discussion ensued regarding requiring bike racks in the conditions of approval. Ms. Bageant asked about the storm water retention system and the boulders. She would like to know if they will be removed. The applicant answered that, due to the proximity of the new property line, those boulders will most likely be removed. Mr. O'Shea answered that the storm water system will meet permit conditions by retaining the storm water retention system on the Burger King lot only. More discussion will occur at the staff level with the applicant. SEQR DETERMINATION The Board discussed adding permitting and special approvals from various governmental agencies to the SEQR. Board discussion then moved to light spillage and LED color temperatures on the site. Ms. Balestra told the board that in the past,the lighting required by the board was at a maximum color temperature of 3000K. There are several areas where 5000K is indicated on the current plans. The applicant indicated that they would fix that to 3000K, but they may need more light poles. There may also be a NFPA requirement for the amount of light under a canopy. Mr. O'Shea asked if the PB 2025-02-18 (Filed 2/21) Pg. 9 lighting plan was inclusive of any lighted signage and wall packs. The applicant said it was not. However, there are awnings that will shield those lights. They will comply with the Town's lighting requirements. The applicant will update all this information. PB RESOLUTION 2025-07: SEQR Preliminary Site Plan/Subdivision,Special Permit Mirabito Redevelopment Project 301 Pine Tree Road Tax Parcel No.'s 62.-2-1.121, 62.-2-1.13, 62.-2-1.22 WHEREAS: 1. This action is consideration of Preliminary Site Plan, Special Permit, and Preliminary Subdivision approval for the proposed Mirabito convenience store with gasoline sales and Burger King drive-thru restaurant, located at 301 Pine Tree Road. The project involves demolishing the existing 600+/square foot gas station building and fuel canopy, and the 2,800+/- square foot former Burger King building, and redeveloping the site with a new 6,000+/- square foot building containing a convenience store and restaurant with drive-thru, gasoline sales, fuel canopy, electric vehicle charging stations, stormwater facilities, sidewalks/pedestrian amenities, landscaping, and other site improvements. Cornell University, Owner; James Ballantyne,Napierala Consulting, PC, Applicant; Brett Hughes, Mirabito Energy Products, Agent, 2_ This is an Unlisted Action for which the Town of Ithaca Planning Board is acting as the lead agency in an uncoordinated environmental review with respect to the project, 3. The Planning Board, on February 18, 2025, has reviewed and accepted as adequate: a Short Environmental Assessment Form (SEAF)Part 1, submitted by the applicant; Parts 2 and 3 prepared by Town Planning staff, a binder of materials titled"Site Plan Review Materials For Proposed Mirabito Redevelopment Project, 301 Pine Tree Road, Ithaca,NY, 14850," including set of revised drawings titled"Proposed Mirabito Redevelopment Project, 301 Pine Tree Road, Ithaca,NY, 14850, Town of Ithaca, Tompkins County,New York State," with sheets C-0, C-1, C-2, C-2.1, C-3 through C-14, prepared by Napierala Consulting, dated 05 May, 2023 and most recently revised 1/14/2025; architectural plans titled Convenience Center W/Fuel, Mirabito, Ithaca,NY," including sheets A-101 through A- 116, prepared by Delta Engineers,Architects & Surveyors, dated 02/06/2025; a subdivision plat titled"Subdivision Map, For Cornell University Located At,No. 1010 Ellis Hollow Road and No. 301 Pine Tree Road, Town of Ithaca, Tompkins County,New York," prepared by T.G. Miller, P.C., dated 4/17/2023 and revised 6/15/2023; and other application materials, and 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposed Site Plan Approval, Subdivision Approval, and Special Permit; NOW THEREFORE BE IT RESOLVED: That the Town of Ithaca Planning Board hereby makes a negative determination of environmental PB 2025-02-18 (Filed 2/21) Pg. 10 significance in accordance with Article 8 of the Environmental Conservation Law and 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced actions as proposed, based on the information in the EAF Part 1 and for the reasons set forth in the EAF Parts 2 and 3, and,therefore, a Draft Environmental Impact Statement will not be required. Moved: Bill Arms Seconded: Liz Bageant Vote: Ayes: Cameron, Bageant, Reynolds,Arms, McGurk PUBLIC HEARING Public hearing opened at 8:35pm Ms. Reynolds wanted to know the width of the grass band on the north of the site and if there could be a third driveway on that site. The applicant answered that Cornell deemed the one driveway on the North side was adequate and part of the plan for the entire site. Steffi: Frequently walks down Pine Tree Road and crosses at the crosswalk by the stop sign. She would like to know if there will be a way to go from that crossing directly to the P&C. Will a person be able to walk through parcel number 2? She is also concerned about the state of the current parking lot at the site and would like the lot to be better maintained. Public hearing closed at 8:40pm DETERMINATION Ms. Cameron had concerns about pedestrian safety and access to the Burger King from the east side of the lot. She felt that pedestrians will cut through the drive through lanes to get to the Burger King rather than follow the walkway all the way around the building or entering the street entrance of the convenience store. The applicant explained that he anticipates pedestrians will go through the convenience store entrance to get to the Burger King, as the interior of the building is open plan and the Burger King is easily accessible from the convenience store entrance. Ms. Balestra explained that parcel 2 is owned by Cornell and out of the applicant's control. The applicant is unable to put a sidewalk on that side of the property alone. Ms. Bageant asked the applicant for clarification of the entrances accessible to the public on the Ellis Hollow Road side of the property. The applicant responded there will be a private employee entrance to the Burger King and a public entrance to the convenience store. Ms. Cameron asked about pedestrian accommodation to the rest of East Hill Plaza coming off of Ellis Hollow Road. The applicant explained that there are some opportunities on the east side of the lot to put in pedestrian access. However,that would have to involve Cornell as they own the land. There is also an existing sidewalk on lot 2 although it truncates at lot 2. Mr. O'Shea addressed the board and explained that the Town has a trail from the Summerhill development to East Hill Plaza. This is the main access from East to West for pedestrians coming from residential areas. Ms. Bageant would like to add some connectivity on the east side of the property if possible. She believes East Hill Plaza itself is not pedestrian friendly but could be in the future with connectivity starting with this project. PB 2025-02-18 (Filed 2/21) Pg. 11 Ms. McGurk is in favor of this link on the east side of the property for pedestrian access. Discussion by the board ensued as to require the applicant to create the access in this project or wait until the development of lot 2. The applicant addressed the question of parking lot maintenance once the project is completed. The applicant explained the new parking lot will be done with the best possible materials so it will last a very long time. It is in Mirabito's best interest to keep the area maintained and attractive. Ms. Reynolds asked the applicant about the traffic flow with regard to the fuel trucks. The applicant explained fueling trucks will enter off of Pine Tree Road and exit onto Ellis Hollow Road. The path of the fuel trucks will be out of the way of any pedestrians,passenger vehicles and the Burger King drive through. The Board requested more landscaping along the Ellis Hollow Road side of the site. Ms. Bageant suggested more landscaping across the rear of the building next to the utility easement, and larger, more mature trees planted. Ms. Balestra explained to the board that a new condition"b"in the resolution could include items the board would like to see. Board discussion ensued as to the wording of a new condition"b"in the resolution, regarding plantings and bike racks on the site. A small detail on the plans showed a chain link fence on the plans. The applicant indicated this is an oversight and the fence will be made of materials that will match the building such as cement board. A condition related to the fence was added to the new condition "b". Further discussion by the board and staff to refine the language of the draft resolution. PB RESOLUTION 2025-08: Preliminary Site Plan/Subdivision,Special Permit Mirabito Redevelopment Project 301 Pine Tree Road Tax Parcel No.'s 62.-2-1.121,62.-2-1.13,62.-2-1.22 WHEREAS: 1. This action is consideration of Preliminary Site Plan, Special Permit, and Preliminary Subdivision approval for the proposed Mirabito convenience store with gasoline sales and Burger King drive-thru restaurant, located at 301 Pine Tree Road. The project involves demolishing the existing 600+/ square foot gas station building and fuel canopy, and the 2,800+/- square foot former Burger King building, and redeveloping the site with a new 6,000+/- square foot building containing a convenience store and restaurant with drive-thru, gasoline sales, fuel canopy, electric vehicle charging stations, stormwater facilities, sidewalks/pedestrian amenities, landscaping, and other site improvements. Cornell University, Owner; James Ballantyne,Napierala Consulting, PC, Applicant; Brett Hughes, Mirabito Energy Products, Agent, 2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as the lead agency in an uncoordinated environmental review with respect to the project, has, on February 18, 2025, made a negative determination of environmental significance, after PB 2025-02-18 (Filed 2/21) Pg. 12 reviewing and accepting as adequate a Short Environmental Assessment Form Part 1, submitted by the applicant, and Parts 2 and 3 prepared by Town Planning staff, 3. The Planning Board, on February 18, 2025, has reviewed and accepted as adequate: a binder of materials titled"Site Plan Review Materials For Proposed Mirabito Redevelopment Project, 301 Pine Tree Road, Ithaca,NY, 14850," including set of revised drawings titled Proposed Mirabito Redevelopment Project, 301 Pine Tree Road, Ithaca,NY, 14850, Town of Ithaca, Tompkins County,New York State,"with sheets C-0, C-1, C-2, C-2.1, C-3 through C-14,prepared by Napierala Consulting, dated 05 May, 2023 and most recently revised 1/14/2025; architectural plans titled"Convenience Center W/Fuel, Mirabito, Ithaca, NY,"including sheets A-101 through A-116, prepared by Delta Engineers, Architects & Surveyors, dated 02/06/2025; a subdivision plat titled"Subdivision Map,For Cornell University Located At,No. 1010 Ellis Hollow Road and No. 301 Pine Tree Road, Town of Ithaca, Tompkins County,New York,"prepared by T.G. Miller, P.C., dated 4/17/2023 and revised 6/15/2023; and other application materials, and 4. 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 31, 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 Planning Board hereby finds that the Special Permit standards of Article XXIV Section 270-200, Subsections A—H, of the Town of Ithaca Code, have been met, specifically that: A. The project will be suitable for the property on which it is proposed, considering the property's size, location, and physical site characteristics. The project involves a subdivision and consolidation of adjacent parcels to accommodate the combined proposed commercial uses, which are uses that already exist separately on each parcel (or formerly existed, in the case of the Burger King). The properties are located in a commercial zone, and their physical site characteristics are appropriate for the proposed proj ect. B. The proposed structure design and site layout are compatible with the surrounding area. The proposed structure design is more compatible with the surrounding area than the 1970's architecture that dominates the East Hill Plaza. The proposal includes modern architectural designs that match some of the other nearby commercial uses. The site layout has been specifically structured to be compatible with the Traditional Neighborhood Development goals of the Town Comprehensive Plan. C. Operations in connection with the proposed use do not create any more noise, fumes, vibration, illumination, or other potential nuisances than the operation of any permitted use in the zone. The proposed uses will be the same as the existing uses—gas station, convenience store, and drive-thru restaurant. Operations in connection with the uses will be similar to existing. All outdoor lighting is required to comply with the Town Outdoor Lighting Law. PB 2025-02-18 (Filed 2/21) Pg. 13 D. Community infrastructure and services, such as police, fire and other protective services, roadways, schools, and water and sewer facilities are currently, or will be, of adequate capacity to accommodate the proposed use. All community infrastructure and services are of adequate capacity to accommodate the use. E. The proposed use, structure design, and site layout will comply with all the provisions of the Town Code and with the Town of Ithaca Comprehensive Plan, except where variances are being considered by the Zoning Board of Appeals. F. The site layout,with proposed vehicular,bicycle and pedestrian access,traffic circulation, and parking and loading facilities, is sufficient for the proposed use and is safely designed for emergency vehicles. The project has been carefully designed for safe vehicular, bicycle,pedestrian access, traffic circulation, and parking and loading facilities. All accessways have been safely designed for emergency vehicles. G. The project includes sufficient landscaping and/or other forms of buffering to protect surrounding land uses. Existing vegetation is preserved to the extent possible. There is minimal tree and vegetation loss associated with the project, including removal of mature Norway Spruce trees, which are on the list of Invasive Plants of the Ithaca New York Area(2017). The project includes some landscaping. The applicant may be required to increase the amount of landscaping and the size of proposed trees before consideration of final site plan approval. H. To the extent deemed relevant by the Planning Board,the proposed use or structure complies with all the criteria applicable to site plan review set forth in Chapter 270, Zoning. AND BE IT FURTHER RESOLVED: That the Town of Ithaca Planning Board hereby grants Preliminary Site Plan Approval and Preliminary Subdivision Approval for the proposed Mirabito Redevelopment Project, as shown on the submitted plans referenced in Whereas 93 above,with the following conditions to be met: Prior to Final Site Plan/Final Subdivision Approval a. Submission of a revised set of coordinated site plan, civil, and architectural drawings that show all the same elements of the proposal (e.g., Site Plan C-3 should show striping across crosswalk per A-111 rendering; and rendering A-116 should show striped crosswalk across Ellis Hollow Road), b. Submission of the following revised plans: i. Landscaping Plan (Sheet C-7), showing additional landscaping along the Ellis Hollow Road frontage of the project, with non-invasive, local, deer-resistant trees and shrubs trees of a larger caliper, where possible), ii. Layout plan (Sheet C-3) showing the placement of a least one bike rack near the main entrance to the project, iii. Detail plan (Sheet C-10) eliminating the chain-link fence and showing a different type of fencing material around the proposed dumpster enclosure, PB 2025-02-18 (Filed 2/21) Pg. 14 c. Revision of the lighting plan to indicate a 3000k maximum LED color temperature for the proposed canopy lights, light poles, and building lighting, except as otherwise required by NFPA, d. Submission of all site details including (but not limited to) exterior furnishings,patio furnishings, bicycle racks, walls, railings, bollards, and paving materials, e. Submission of a construction staging plan for the project, along with a truck hauling plan that shows the proposed truck routes for any materials entering or exiting the project site pre-construction and during construction, f. Submission for review and approval by the Town Engineering Department, of all the items related to SWPPP that are noted on the memo written by David O'Shea, Town Engineer, and Justin McNeal, Civil Engineer, dated February 4, 2025, g. Submission of proof from the Tompkins County Highway Department that the project improvements proposed within the county right-of way are acceptable, h. Submission, for review and approval by the Director of Code Enforcement, of a fire apparatus access plan, showing the Ithaca Fire Department auto turn path, i. Submission, for review and approval by the Director of Code Enforcement, of fire flow calculations with the method(s)utilized to verify compliance with the 2020 NYS Fire Code Section 507.1, j. Granting of any necessary variances from the Zoning Board of Appeals, Prior to Issuance ofa Building Permit: k. 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, 1. Submission for signing by the Planning Board Chair of an original and three dark lined prints of the approved final subdivision map, revised to state"Pine Tree Road,"instead of Judd Falls Road,"prior to filing with the Tompkins County Clerk's Office; and submission of a copy of the receipt of filing to the Planning Department, PB 2025-02-18 (Filed 2/21) Pg. 15 in. Within six months of the final approval, consolidation of Parcels 1-A, 1-B, and 1-C on the approved subdivision plat, and submission to the Town Planning Department of a copy of the completed Tompkins County Consolidated Request form, n. Approval by the Town Board, full execution and filing of a water easement granted from Cornell University to the Town of Ithaca for the maintenance and access to the water infrastructure; such easement shall be satisfactory to the Attorney for the Town and the Town of Ithaca Director of Engineering, o. Submission of a copy of any required highway work permits from the Tompkins County Highway Department. Moved: Liz Bageant Seconded: Sara Reynolds Vote: Ayes: Cameron, Bageant, Reynolds, Arms, McGurk Item 5. Approval of Minutes Approval of the December 17, 2024, January 7, 2025, and January 21, 2025, minutes. Moved: Liz Bageant Second: Caitlin Cameron Vote: Ayes- Cameron, Bageant, Reynolds, Arms, McGurk Item 6. Other Business Report from the Attorney for the Town regarding the conditions necessary to consider a re-vote on a prior action. Ms. Brock stated that New York case law described when a Planning Board may reconsider a prior approval and noted that the board cannot be arbitrary and capricious in their decision to reconsider. She explained the situations where reconsideration would be appropriate: The Planning Board issued an approval in excess of its legal authority (example: a town Planning Board approves a subdivision that includes land outside the town) There has been a material change in circumstances since the approval New evidence is presented The application was misleading A straw poll was taken regarding if any Planning Board members felt that any of these conditions applied to the Wiedmaier Court Verizon Telecommunications Tower project approval. The Board did not think any of the conditions applied in the case of the Wiedmaier tower. The Board will therefore not reconsider the approval that was issued. Staff informed the board of projects for the next couple of meetings. The meeting was adjourned upon a motion and a second; unanimous. Submitted by Monica Moll, Deputy Town Clerk PB 2025-02-18 (Filed 2/21) Pg. 16 TOWN OF ITHACA r n 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 ) 1, 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 101"day of February 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 public hearings on Tuesday, February 18,2025,starting at 6:30 P.M.on the following matters: Consideration of Special Permit for the deposit of approximately 5,000 cubic yards of clean fill behind an existing gravel lot on a 0.6-ac portion of the 45.61-ac property located at 716 Elmira Road. The purpose of the project is to provide a future equipment storage area for the fann operation on the property. The project is a Type II Action under the State Environmental Quality Review Act and is not subject to environmental review. The project is located in Tompkins County Agricultural District#2.George Sheldrake, Owner/Applicant; Cody Sheldrake,Agent. Consideration of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision located at 1360 Slaterville Road.The project includes splitting the existing 2.8+/-acre parcel into two lots,with one 0.9+/-acre lot that will contain an existing residence, garage,and barn(Parcel A)and one new 1.9+/-acre vacant lot(Parcel B)that will have access off Harwick Road and Honness Lane. The project is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Montgomery May and Patricia Vandebogart, Owners/Applicants;Ellen Morns-Knower,Agent. Consideration of Preliminary Site Plan,Special Permit,and Preliminary Subdivision approval for the proposed Mirabito convenience store with gasoline sales and Burger King drive-through restaurant, located at 301 Pine Tree Road. The project involves demolishing the existing 600+/ square foot gas station building and fuel canopy, and the 2,800+/- square foot former Burger King building,and redeveloping the site with a new 6,000+/-square foot building containing a convenience store and restaurant with drive-through; gasoline sales; fuel canopy;electric vehicle charging stations; stormwater facilities; sidewalks/pedestrian amenities; landscaping; and other site improvements. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review.Cornell University, Owner;James Ballantyne,Napierala Consulting, PC,Applicant;Brett Hughes,Mirabito Energy Products,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 February 10, 2025, and the notice has been duly published in the official newspaper,Ithaca Journal on February 12, 2025. LrJU Abby Homer, Administrative Assistant Sworn to before me on 2025. ASHLEY COLBERTr Notary Public,State of New York No,01 C06419580 Qualified in Tompkins County Notary Public Commission Expires July 12,2025 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,February 18,2025, starting at 6:30 P.M. on the following matter: PUBLIC HEARING: Consideration of Special Permit for the deposit of approximately 5,000 cubic yards of clean fill behind an existing gravel lot on a 0.6-ac portion of the 45.61-ac property located at 716 Elmira Road. The purpose of the project is to provide a future equipment storage area for the farm operation on the property. The project is a Type II Action under the State Environmental Quality Review Act and is not subject to environmental review.The project is located in Tompkins County Agricultural District#2. George Sheldrake, Owner/Applicant; Cody Sheldrake,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/UCC9vycXkJ6klVIibihCy7NQ/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_(i townithacany. 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 hftps://www.townithacany.gov/meeting-calendar-agendas/ under the calendar meeting date. See full agenda on the reverse side 1 TOWN OF ITHACA a 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,February 18,2025, starting at 6:30 P.M. on the following matter: SEQR Determination: Preliminary&Final Subdivision Approval—Two-lot subdivision, 1360 Slaterville Road. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision located at 1360 Slaterville Road.The project includes splitting the existing 2.8+/-acre parcel into two lots,with one 0.9+/- acre lot that will contain an existing residence, garage, and barn (Parcel A) and one new 1.9+/- acre vacant lot (Parcel B)that will have access off Harwick Road and Honness Lane.The project is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Montgomery May and Patricia Vandebogart, Owners/Applicants; Ellen Morris-Knower, 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/UCC9yycXkJ6klVIibihCy7NQ/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@fownithacany.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 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 TOWN OF ITHACA nn 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,February 18, 2025, starting at 6:30 P.M. on the following matter: SEQR Determination: Mirabito Redevelopment Project—301 Pine Tree Road. PUBLIC HEARING: Consideration of Preliminary Site Plan, Special Permit, and Preliminary Subdivision approval for the proposed Mirabito convenience store with gasoline sales and Burger King drive-through restaurant, located at 301 Pine Tree Road.The project involves demolishing the existing 600+/square foot gas station building and fuel canopy, and the 2,800+/-square foot former Burger King building, and redeveloping the site with a new 6,000+/- square foot building containing a convenience store and restaurant with drive-through; gasoline sales;fuel canopy; electric vehicle charging stations; stormwater facilities; sidewalks/pedestrian amenities; Landscaping; and other site improvements.This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Cornell University, Owner; James Ballantyne, Napierala Consulting, PC, Applicant; Brett Hughes, Mirabito Energy Products, Agent. Members of the public are welcome to attend meetings in person at Town Hall or virtually via Zoom videoconference at littps://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/UCC9yycXkJ6klVIibihCy7NQ/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 Planninlz&townithaemy.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 Accessing Meeting Materials Online: Site Plan and Subdivision applications and associated project materials are accessible electronically on the Town's website at httus://www.townithacany.p-ov/meeting-calendar-agendas/ under the calendar meeting date.See full agenda on the reverse side 1