HomeMy WebLinkAboutPB Packet 2025-06-17
TOWN OF ITHACA PLANNING BOARD
Shirley A. Raffensperger Board Room, Town Hall
215 North Tioga Street
Ithaca, New York 14850
Tuesday, June 17, 2025 6:30 P.M.
AGENDA
1. Persons to be heard.
2. SEQR Determination: Preliminary & Final Subdivision Approval – Two-lot subdivision, Seven
Mile Drive.
3. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the
proposed two-lot subdivision located on vacant agricultural land on Seven Mile Drive,
immediately south of Peachtree Lane. The project includes splitting the existing 21.6+/- acre
parcel into two lots, with one 8.33+/- acre lot located immediately adjacent to Peachtree Lane that
will serve as the new location for Saponi Park (parkland that was required with the 1994 approval
of the Saponi Meadows Subdivision that created Amber Lane, Apple Blossom Lane, and
Peachtree Lane). There is no development proposed. The project is an Unlisted Action under the
State Environmental Quality Review Act and is subject to environmental review. Eddy Hill, Inc.,
Owner; Town of Ithaca, Applicant/Agent.
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/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/UCC9vycXkJ6klVIibjhCy7NQ/live.
Recorded meetings are viewable at YouTube.com/TownofIthacaVideo.
Written comments can be addressed to the Planning Board (in-person at Town Hall; by mail; or via email at
Planning@townithacany.gov) 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.
Applications and associated project materials are available on the Town’s website at https://townithacany.gov/meeting-
calendar-agendas/ under the calendar meeting date.
TOWN OF ITHACA PLANNING BOARD
PUBLIC HEARING NOTICE
The Planning Board will hold a public hearing on Tuesday, June 17, 2025, starting at 6:30 P.M. on the following matter:
Consideration of Preliminary and Final Subdivision Approval for the proposed two-lot subdivision located on
vacant agricultural land on Seven Mile Drive, immediately south of Peachtree Lane. The project includes splitting
the existing 21.6+/- acre parcel into two lots, with one 8.33+/- acre lot located immediately adjacent to Peachtree
Lane that will serve as the new location for Saponi Park (parkland that was required with the 1994 approval of
the Saponi Meadows Subdivision that created Amber Lane, Apple Blossom Lane, and Peachtree Lane). There is
no development proposed. The project is an Unlisted Action under the State Environmental Quality Review Act
and is subject to environmental review. Eddy Hill, Inc., Owner; Town of Ithaca, Applicant/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/UCC9vycXkJ6klVIibjhCy7NQ/live.
Recorded meetings are viewable at YouTube.com/TownofIthacaVideo.
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
1
DEPARTMENT OF PLANNING
MEMORANDUM
TO: Planning Board Members
FROM: Christine Balestra, Senior Planner
DATE: June 10, 2025
RE: Preliminary and Final Subdivision – Saponi Park 2-Lot Subdivision
Enclosed please find materials related to the proposed two-lot subdivision located on vacant
agricultural land on Seven Mile Drive, immediately south of Peachtree Lane. The project includes
splitting the existing 21.6+/- acre parcel into two lots, with one 8.33+/- acre lot located
immediately adjacent to Peachtree Lane that will serve as the new location for Saponi Park
(parkland that was required with the 1994 approval of the Saponi Meadows Subdivision that
created Amber Lane, Apple Blossom Lane, and Peachtree Lane). The project is scheduled for the
June 17, 2025, Planning Board meeting for consideration of preliminary and final subdivision
approval.
The majority of the 21.6+/- acre property is currently farmed and maintained as open field (corn,
soybeans, etc.) by the property owners, Eddy Hill, Inc. There are no existing buildings or structures.
The property is bound on the north by the Saponi Meadows Subdivision and a small stream that is
subject to town stream setback provisions, on the east and south by open agricultural fields and
woods, and on the west by Seven Mile Drive.
The Saponi Meadows Subdivision is a conventional 32-lot residential subdivision that was
approved by the Planning Board in 1994. Saponi Park was dedicated to the Town in 1995 as the
park land requirement for the subdivision. The location of the current park is approximately 1,100
feet south of the residences in the subdivision. The 1994 subdivision plans (attached) contained
future phases and roads that would have continued south on the 21.6+/- acre property, filling in
the gap between Peachtree Lane and Saponi Park. The filed subdivision plat includes a narrow
access strip from Peachtree Lane to the remaining lands. In all, 32 lots were completed in the
“North” and “Middle” sections of the Saponi Meadows Subdivision, while the remaining sections,
including the park, were never developed.
The Town of Ithaca recently negotiated with Eddy Hill, Inc. to acquire the northernmost 8.3+/-
acres of the 21.6+/- acre property as a replacement location for Saponi Park. The negotiation is
essentially a land swap, with the town’s intent to locate Saponi Park closer to the subdivision for
which it was meant to serve. Eddy Hill, Inc. also owns 10.3+/- acres of farmland south of Saponi
Park, so their farmland is currently on either side of the town park. They would like to have
contiguous land again but no longer have interest in developing their land for residential purposes.
There is no proposed development or construction associated with the proposed subdivision.
2
The Town Board approved the land-swap and made a “parkland alienation” request to the New
York State Legislature in April of this year (resolution attached). The State Senate is currently
considering Assembly Bill A8371 A that would allow the town to “alienate” the current Saponi Park
location and move the park to the proposed location.
Among the attachments is a draft completed environmental assessment, along with draft
resolutions for the board to consider. Please feel free to contact me if you have questions
regarding this proposal by phone at (607) 273-1721, ext. 121, or by email at
cbalestra@townithacany.gov.
Att.
Cc: Rod Howe, Town Supervisor
Mike Smith, Senior Planner
PROPOSED RESOLUTION: SEQR
Preliminary & Final Subdivision Approval
Saponi Park 2-Lot Subdivision
Seven Mile Drive
Tax Parcel No.’s 33.-3-8.34
June 17, 2025
WHEREAS:
1. This is consideration of Preliminary and Final Subdivision Approval for the proposed two-lot
subdivision located on vacant agricultural land on Seven Mile Drive, immediately south of
Peachtree Lane. The project includes splitting the existing 21.6+/- acre parcel into two lots,
with one 8.33+/- acre lot located immediately adjacent to Peachtree Lane that will serve as
the new location for Saponi Park (parkland that was required with the 1994 approval of the
Saponi Meadows Subdivision that created Amber Lane, Apple Blossom Lane, and Peachtree
Lane). There is no development proposed. Eddy Hill, Inc., Owner; Town of Ithaca,
Applicant/Agent,
2. This is an Unlisted Action for which the Town of Ithaca Planning Board is acting in an
uncoordinated environmental review with respect to the project,
3. The Planning Board on June 17, 2025, has reviewed and accepted as adequate a memo
explaining the proposal, a subdivision plat titled “Subdivision Map, Showing Lands of Eddy
Hill, Inc., Located on Seven Mile Drive, Town of Ithaca, Tompkins County, New York,”
prepared by T. G. Miller, P. C., dated 3/11/2025, revised 6/5/2025, and other application
materials; and
4. Town planning staff has recommended a negative determination of environmental
significance with respect to the proposed project;
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
and 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced
action as proposed, based on the information in the EAF Part 1 and for the reasons set forth in
the EAF Parts 2 and 3, and, therefore, an Environmental Impact Statement will not be required.
Page 1 of 3
Short Environmental Assessment Form
Part 1 - Project Information
Instructions for Completing
Part 1 – Project Information. The applicant or project sponsor is responsible for the completion of Part 1. Responses become part of the
application for approval or funding, are subject to public review, and may be subject to further verification. Complete Part 1 based on
information currently available. If additional research or investigation would be needed to fully respond to any item, please answer as
thoroughly as possible based on current information.
Complete all items in Part 1. You may also provide any additional information which you believe will be needed by or useful to the
lead agency; attach additional pages as necessary to supplement any item.
Part 1 – Project and Sponsor Information
Telephone:
E-Mail:
administrative rule, or regulation?
If Yes, attach a narrative description of the intent of the proposed action and the environmental resources that
may be affected in the municipality and proceed to Part 2. If no, continue to question 2.
NO YES
If Yes, list agency(s) name and permit or approval:
b. Total acreage to be physically disturbed? __________ acres
c. Total acreage (project site and any contiguous properties) owned
or controlled by the applicant or project sponsor? __________ acres
4.Check all land uses that occur on, are adjoining or near the proposed action:
5. Urban Rural (non-agriculture) Industrial Commercial Residential (suburban)
Aquatic Other(Specify):□ Forest Agriculture
□ Parkland
SEAF 2019
5.Is the proposed action,NO YES N/A
a.A permitted use under the zoning regulations?L]R]LI
b.Consistent with the adopted comprehensive plan?LI Ri LI
NO YES
6.Is the proposed action consistent with the predominant character of the existing built or natural landscape?
LI
NO YES
[]LI
NO YES
LI
LI
c.Are any pedestrian accommodations or bicycle routes available on or near the site of the proposed R1 LIaction?
9.Does the proposed action meet or exceed the state energy code requirements?NO YES
If the proposed action will exceed requirements,describe design features and technologies:
No construction is planned as part of this park relocation project.R1 LI
10.Will the proposed action connect to an existing public/private water supply?
If No,describe method for providing potable water:
Public water is available to this property,but no construction is planned as part of this park relocation project..
11.Will the proposed action connect to existing wastewater utilities?NO YES
If No,describe method for providing wastewater treatment:
I?1 LI
12.a.Does the project site contain,or is it substantially contiguous to,a building,archaeological site,or district NO YES
which is listed on the National or State Register of Historic Places,or that has been determined by the
Commissioner of the NYS Office of Parks,Recreation and Historic Preservation to be eligible for listing on the RE1 LI
State Register of Historic Places?
LI1b.Is the project site,or any portion of it,located in or adjacent to an area designated as sensitive for
archaeological sites on the NY State Historic Preservation Office (SHPO)archaeological site inventory?
13.a.Does any portion of the site of the proposed action,or lands adjoining the proposed action,contain NO YES
wetlands or other waterbodies regulated by a federal,state or local agency?LI R1
b.Would the proposed action physically alter,or encroach into,any existing wetland or waterbody?LI
If Yes,identify the wetland or waterbody and extent of alterations in square feet or acres:
Page 2 of 3
N/A
NO YES
N/A IIE1 LI
N/A
Please see Part 3
Please see Part 3
7. Is the site of the proposed action located in, or does it adjoin, a state listed Critical Environmental Area?
If Yes, identify:
8.a. Will the proposed action result in a substantial increase in traffic above present levels?
b.Are public transportation services available at or near the site of the proposed action?
14.Identify the typical habitat types that occur on,or are likely to be found on the project site.Check all that apply:
Shore1ine L1 Forest Agriculturallgrasslands EJ Early mid-successional
[]Wetland []Urban []Suburban
15.Does the site of the proposed action contain any species of animal,or associated habitats,listed by the State or NO YES
Federal government as threatened or endangered?u
16.Is the project site located in the 100-year flood plan?NO YES
EL1
......NO YES17.Will the proposed action create storm water discharge,either from pomt or non-pomt sources?
If Yes,j El
a.Will storm water discharges flow to adjacent properties?L LI
b.Will storm water discharges be directed to established conveyance systems (runoff and storm drains)?LI
If Yes,briefly describe:
18.Does the proposed action include construction or other activities that would result in the impoundment of water NO YES
or other liquids (e.g.,retention pond,waste lagoon,dam)?
If Yes,explain the purpose and size of the impoundment:__________________________________________________
EILI
19.Has the site of the proposed action or an adjoining property been the location of an active or closed solid waste NO YES
management facility?
If Yes,describe:
RILI
20.Has the site of the proposed action or an adjoining property been the subject of remediation (ongoing or NO YES
completed)for hazardous waste?
If Yes,descnbe:
Ei[1
I CERTIFY THAT THE 11’WORMATION PROVIDED ABOVE IS TRUE AN])ACCURATE TO TIlE BEST OF
MY KNOWLEDGE
Applicanllsponsor/name:Rod w Date:
Signattwc Title:Town Supervisor
PRINT FORM 1 Page 3 of 3
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Page 1 of 2
Agency Use Only [If applicable]
Project:
Date:
Short Environmental Assessment Form
Part 2 - Impact Assessment
Part 2 is to be completed by the Lead Agency.
Answer all of the following questions in Part 2 using the information contained in Part 1 and other materials submitted by
the project sponsor or otherwise available to the reviewer. When answering the questions the reviewer should be guided by
the concept “Have my responses been reasonable considering the scale and context of the proposed action?”
No, or
small
impact
may
occur
Moderate
to large
impact
may
occur
Page 2 of 2
For every question in Part 2 that was answered “moderate to large impact may occur”, or if there is a need to explain why a
particular element of the proposed action may or will not result in a significant adverse environmental impact, please
complete Part 3. Part 3 should, in sufficient detail, identify the impact, including any measures or design elements that
have been included by the project sponsor to avoid or reduce impacts. Part 3 should also explain how the lead agency
determined that the impact may or will not be significant. Each potential impact should be assessed considering its setting,
probability of occurring, duration, irreversibility, geographic scope and magnitude. Also consider the potential for short-
term, long-term and cumulative impacts.
Short Environmental Assessment Form
Part 3 Determination of Significance
Agency Use Only [If applicable]
Project:
Date:
Pg. 1
PROPOSED RESOLUTION: Preliminary & Final Subdivision Approval
Saponi Park 2-Lot Subdivision
Seven Mile Drive
Tax Parcel No. 33.-3-8.34
June 17, 2025
WHEREAS:
1. This is consideration of Preliminary and Final Subdivision Approval for the proposed two-lot
subdivision located on vacant agricultural land on Seven Mile Drive, immediately south of
Peachtree Lane. The project includes splitting the existing 21.6+/- acre parcel into two lots,
with one 8.33+/- acre lot located immediately adjacent to Peachtree Lane that will serve as the
new location for Saponi Park (parkland that was required with the 1994 approval of the
Saponi Meadows Subdivision that created Amber Lane, Apple Blossom Lane, and Peachtree
Lane). There is no development proposed. Eddy Hill, Inc., Owner; Town of Ithaca,
Applicant/Agent.,
2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting in an
uncoordinated environmental review with respect to the project, has on June 17, 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,
3. The Planning Board, on June 17, 2025, has reviewed and accepted as adequate a memo
explaining the proposal, a subdivision plat titled “Subdivision Map, Showing Lands of Eddy
Hill, Inc., Located on Seven Mile Drive, Town of Ithaca, Tompkins County, New York,”
prepared by T. G. Miller, P. C., dated 3/11/2025, revised 6/5/2025, and other application
materials, and
4. Per the Inter-governmental Agreement between the Town of Ithaca and the Tompkins County
Planning and Sustainability Department, dated August 3, 2004, residential subdivisions of
fewer than 5 lots, all of which comply with local zoning standards and Tompkins County
Sanitary Code requirements, and do not involve new local roads or streets directly accessing a
State or county road, are of local, rather than inter-community or county-wide concern, and are
therefore not subject to referral to the Tompkins County Planning and Sustainability
Department under New York State General Municipal Law, Article 12-B, §§239-l, -m, and -n;
NOW, THEREFORE BE IT RESOLVED:
1. That the Planning Board hereby waives certain requirements for Preliminary and Final
Subdivision Approval, as shown on the Preliminary and Final Subdivision Checklists, having
determined from the materials presented that such waiver would result in a significant
alteration of neither the purpose of subdivision control nor the policies enunciated or implied
by the Town Board, and
2. That the Planning Board hereby grants Preliminary & Final Subdivision Approval for the
proposed Saponi Park 2-Lot Subdivision, as shown on the plans noted in Whereas #3 above,
subject to the following condition:
Pg. 2
a. Submission for signing by the Chairperson of the Planning Board of an original and three
dark lined prints of the final subdivision plat, prior to filing with the Tompkins County
Clerk Office; and submission of a copy of the receipt of filing to the Planning Department.
MEETING OF THE ITHACA TOWN BOARD
April14,2025
TB Resolution 2025 —037:Request to New York State Leis1ature to Introduce Bills
Regarding the Saponi Park Alienation and Relocation Project
Whereas,the Saponi Meadows Subdivision was approved in 1994,which created Peachtree
Lane,Apple Blossom Lane and Amber Lane.As part of this approval,Saponi Park was
dedicated to the Town of Ithaca in 1995 as the park land requirement.The 1994 plans showed
future phases and roads which would have continued to the south on the 21.6-acre Eddy Hill Inc.
property,filling in the gap between Peachtree Lane and the current park property;and
Whereas,the park property and the remaining Eddy Hill Inc.property have been farmed since
1994 and the current owners have stated they have no intention of developing the property into
additional residential lots;and
Whereas,the Town has not made any improvements to the park property;and
Whereas,the current landowners and the Town feel there would be substantial public benefits to
relocating the park approximately 1,100 feet to the north,adjacent to the residential development
that it went with;and
Whereas,on February 11,2025,the Town of Ithaca and Eddy Hill Inc.signed a “Memorandum
of Understanding Respecting Park Relocation and Land Purchase and Swap Agreement”;and
Whereas,the use of designated parkiand for non-park or private sector use requires that the
alienation of parkland process be undertaken with New York State Legislature;and
Whereas,the Town of Ithaca wishes to discontinue the use of the existing Saponi Park for park
and recreation purposes and wishes the New York State Legislature to authorize and empower
the Town to alienate Saponi Park so that the Town can acquire another property of the same size
and within 1,100 feet on the same road;and
Whereas,this is an Unlisted Action for which the Town of Ithaca Town Board is acting in an
uncoordinated environmental review with respect to this action and has made a negative
determination of environmental significance;now,therefore be it
Resolved,that the Town Board of the Town of Ithaca hereby requests NYS Assemblymember
Anna Kelles (Assembly District 125)and NYS Senator Lea Webb (Senate District 52)to
introduce bills in their respective houses to authorize and empower the Town to alienate Saponi
Park and acquire another similar property.
Moved:Margaret Johnson Seconded:Rod Howe
Vote:ayes-Howe,DePaolo,Levine,Johnson and Gutenberger
STATE OF NEW YORK)
COUNTY OF TOMPKINS)SS:
TOWN OF ITHACA:
I,Ashley Colbert,Deputy Town Clerk of the Town of Ithaca,do hereby certify that the above resolution
is an exact copy of the same adopted by the Ithaca Town Board at a meeting on the 14t1 day of April,2025.
ciL,ct
SEAL “Ashley Colbert,puty Town Clerk
:(113
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GRUNES (R.O.)
576989-002
TMN 33-3-8.32
ROBINSON/WINCHELL (R.O.)
518105-002
TMN 33-3-8.28
REHNMARK/MCDONALD (R.O.)
2022-10042
TMN 33-3-8.27
LAVINE (R.O.)
2019-07727
TMN 33-3-8.26
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DUNHAM/OUILLETTE (R.O.)
2022-12708
TMN 33-3-8.25
GEISZLER (R.O.)
2016-09408
TMN 33-3-8.24
REMAINING LANDS OF EDDY HILL, INC.
698/286
P/O TMN 33-3-8.34
24.75'
25
.
2
4
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MITCHELL VENTURES LLC (R.O.)
561024-005
TMN 33-3-2.2
"VACANT LAND"
PIN FOUND
SUBMERGED 1.0'
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STREAM SETBACK,
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STREAM SETBACK,
SEE NOTE 3
STREAM SETBACK,
SEE NOTE 3
I hereby certify to
that I am a licensed land surveyor, New York State License
No.051180, and that this map correctly delineates an
actual survey on the ground made by me or under my direct
supervision and that I found no visible encroachments either
way across property lines except as shown hereon.
SIGNED: DATED:
CERTIFICATION
WARNING
ALTERATION OF THIS MAP NOT
CONFORMING TO SECTION 7209,
SUBDIVISION 2, NEW YORK STATE
EDUCATION LAW, ARE PROHIBITED
BY LAW. ALL CERTIFICATIONS
HEREON ARE VALID FOR THIS MAP
AND COPIES THEREOF ONLY IF SAID
MAP OR COPIES BEAR THE IMPRESSION
SEAL OF THE LICENSED LAND SURVEYOR
WHOSE SIGNATURE APPEARS HEREON.
DATE:
TITLE:
1"=60'
SCALE:
REVISED
3/11/2025
S25104
TOWN OF ITHACA, TOMPKINS COUNTY, NEW YORK
EDDY HILL, INC.
SUBDIVISION MAP
SHOWING LANDS OF
LOCATED ON
SEVEN MILE DRIVE
TOWN OF ITHACA
EDDY HILL INC.
THALER & THALER, P.C.
"DEED TO CENTERLINE OF
ROAD, EXCEPT & RESERVE ALL
EXISTING PUBLIC ROAD &
UTILITY RIGHT OF WAYS"
TITLE INFORMATION
EDDY HILL, INC.
PART OF DEED BOOK 698 PAGE 286
PART OF TAX MAP NO. 33-3-8.34
AREA= 8.33 ACRES NET TO RD. R/W
REFERENCE MAPS:
1)"LANDS OF EDDY HILL INC..." DATED 2/2/2012 BY T.G. MILLER, P.C.
2)"SUBDIVISION PLAT SHOWING LANDS OF MITCHELL VENTURES, LLC..." BY
T.G. MILLER P.C. AND DATED 4/5/2011.
3)"RESURVEY FOR FINGERLAKES MANAGEMENT CORP...." BY MANZARI &
REAGAN LAND SURVEYORS AND DATED 4/8/1993.
4)"SAPONI MEADOWS SUBDIVISION..." BY ROBERT RUSSLER AND DATED
MARCH 14, 1994.
5)"SAPONI MEADOWS SUBDIVSION- PLAT - LOTS 1 THROUGH 32..." BY
ROBERT RUSSLER AND DATED MARCH 14, 1994.
6)"MAP OF SURVEY WONDERLAND MOTEL... BY ROBERT RUSSLER AND
DATED FEBRUARY 10, 2001.
7)"MAP OF SURVEY PARKLANDS TO BE CONVEYED TO THE TOWN OF
ITHACA..." BY ROBERT RUSSLER AND DATED AUGUST 30, 1994.
8)"MAP OF SURVEY LANDS TO BE CONVEYED BY VETERANS VOLUNTEER
FIREMANS ASSOCIATION OF ITHACA..." BY ROBERT RUSSLER AND DATED
MAY 1, 1994. AMENDED AUGUST 9, 1995
9)"MAP OF PEARSON ESTATE FARM..." BY CARL CRANDALL AND DATED
DECEMBER 31, 1941.
NOTES:
1)THIS SURVEY MAP PREPARED WITHOUT BENEFIT OF AN
ABSTRACT OF TITLE PROVIDED, SUBJECT TO ANY STATE OF FACT
THAT AN UPDATED ABSTRACT OF TITLE MAY SHOW.
2)UNDERGROUND UTILITIES ARE SHOWN FOR INFORMATIONAL
PURPOSES ONLY (ASCE 38-22 QL-D). THERE MAY BE ADDITIONAL
UTILITIES WHOSE LOCATION IS NOT PRESENTLY KNOWN. VERIFY ALL
UTILITIES PRIOR TO DESIGN OR CONSTRUCTION.
3)THIS STREAM IS SUBJECT TO TOWN OF ITHACA ZONING
PROVISIONS REGARDING STREAM SETBACKS, AND RESTRICTIONS
AND SETBACKS ON DEVELOPMENT, SOIL DISTURBANCE, VEGETATION
REMOVAL, AND OTHER ACTIVITIES APPLY
T.G. MILLER, P.C .
ENGINEERS AND SURVEYORS
605 WEST STATE STREET, SUITE A
ITHACA, NEW YORK 14850
WWW.TGMILLERPC.COM
607-272-6477
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6/5/2025
6/5/2025-REVISED TO SHOW
STREAM SETBACK, SEE NOTE 3
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next to Saponi Meadows Subdivision
PB 2025-021 (Filed 6/3) Pg. 1
TOWN OF ITHACA PLANNING BOARD
June 3, 2025
DRAFT MINUTES
The full video recording of this meeting is available on YouTube @TownofIthacaVideo
(Written comments submitted at the meeting or after posting of the official mailout packet and 24
hours after the meeting can be found in the updated packet online and will be filed permanently
with the project folder along with any other comments received after the post meeting deadline.)
Present: Caitlin Cameron, Chair; Cindy Kaufman, Liz Bageant, Bill Arms, Kelda McGurk, and
Sara Reynolds. Absent - Vince Ferrara
CJ Randall, Director of Planning, Christine Balestra, Senior Planner; Susan Brock, Attorney for
the Town; Dana Magnuson, Senior Code Officer; David O’Shea, Director of Engineering;
Paulette Rosa, Town Clerk
Ms. Cameron opened the meeting at 6:30p.m.
1. Consideration of Final Site Plan & Final 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. The Planning Board issued a negative
determination of environmental significance and granted Preliminary Site Plan and
Preliminary Subdivision approval for this project on February 18, 2025. Cornell University,
Owner; James Ballantyne, Napierala Consulting, PC, Applicant; Brett Hughes, Mirabito
Energy Products, Agent.
Jim Ballantyne gave a short presentation, noting the revisions per the preliminary site plan
approval conditions and the relocation of the three parking spaces with EV charging stations.
Mr. Arms noted that he liked the new location of the EV parking spaces.
There was some discussion on parking spaces, and Ms. Balestra noted that there was a traffic
study that was done, and the number of parking spaces was indicated, discussed, and approved
previously.
Public Hearing
Ms. Cameron opened the public hearing; there was no one present, and the hearing was closed.
PB 2025-021 (Filed 6/3) Pg. 2
Determination
A change to the draft resolution was made regarding Town access to water infrastructure.
Ms. Brock explained the reasoning for the need for alternate avenues to secure access to the
infrastructure by the Town.
The applicant agreed to the condition.
PB Resolution 2025-021: Final Site Plan/Subdivision Approval
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 Final Site Plan and Final 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-through, 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 in an
uncoordinated environmental review with respect to the project, on February 18, 2025,
made a negative determination of environmental significance, after 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 June 3, 2025, has reviewed and accepted as adequate: a narrative, a
set of revised drawings titled “Proposed Mirabito Redevelopment Project, 301 Pine Tree
Road, Town of Ithaca, Tompkins County, New York State,” including sheets C-0, C-1, C-2,
C-2.1, C-2.2, C-2.3, C-3 through C-14, prepared by Napierala Consulting, dated 05 May,
2023 and most recently revised 05/08/2025; revised architectural plans titled “Ithaca Store
#46, Mirabito,” including sheets A-107, A-108, A-111, and A-113 through A-116, prepared
by Delta Engineers, Architects & Surveyors, dated 02/06/2025; and sheets A-101 and A-
201, dated 2025.05.09; 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
PB 2025-021 (Filed 6/3) Pg. 3
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-
l et seq., and such Department responded in a January 31, 2025, letter from Katherine
Borgella, Tompkins County Commissioner of Planning, pursuant to §§239-l, -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 Final Site Plan and Final Subdivision
Approval for the proposed Mirabito Redevelopment Project, as shown on the submitted plans
referenced in Whereas #3 above, with the following conditions to be met:
Prior to Issuance of a Building Permit:
a. 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, most recently revised May 12, 2025,
b. 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,
c. 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,
d. 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,
e. Either: (i) 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, or (ii) a determination by the Attorney
for the Town and Town of Ithaca Director of Engineering that the Town of Ithaca has
sufficient legal means to access and maintain the Town’s water infrastructure.
PB 2025-021 (Filed 6/3) Pg. 4
f. Submission of a copy of any required highway work permits from the Tompkins County
Highway Department.
Moved: Cindy Kaufman Seconded: Sara Reynolds
Vote: ayes – Kaufman, Reynolds, Cameron, Bageant, McGurk, and Arms
Other Business
Ms. Balestra reviewed the next agenda and noted that there is one item for the June 17th meeting,
but no items for the July 1st meeting. The Board decided to wait until the next meeting to
consider cancelling the July 1st meeting.
Site Visit
The site visit to Southworks is scheduled for June 27th from 9am – noon.
Resolution of Appreciation
Ms. Cameron read a Resolution of Appreciation for Ms. Kaufman’s years of service.
Meeting was adjourned upon a motion and a second; unanimous.
Submitted by
Paulette Rosa
Town Clerk
PB 2025-05-06 (Filed 5/28) Pg. 1
TOWN OF ITHACA PLANNING BOARD
May 6, 2025
DRAFT MINUTES
The full video recording of this meeting is available on YouTube@TownofIthacaVideo
(Written comments submitted at the meeting or after posting of the official mailout packet and 24
hours after the meeting can be found in the updated packet online and will be filed permanently
with the project folder along with any other comments received after the post meeting deadline.)
Present: Caitlin Cameron, Chair; Cindy Kaufman, Liz Bageant, Bill Arms, Kelda McGurk, Sara
Reynolds and Vince Ferrara
CJ Randall, Director of Planning, Christine Balestra, Senior Planner; Susan Brock, Attorney for the
Town; David O’Shea, Director of Engineering; Dana Magnuson, Senior Code Officer, Paulette
Rosa, Town Clerk
Ms. Cameron opened the meeting at 6:30p.m.
1. Persons to be heard – None
2. Consideration of Final Site Plan Approval for the proposed Ithaca Self-Storage Facility
located at 602 Elmira Road (NYS Route 13) within the Light Industrial Zone and Inlet Valley
Center Overlay District. The project involves construction of approximately 24,700 square feet
of self-storage in six buildings. The project will be constructed in two phases and consist of
indoor climate-controlled storage and mini-storage units along with a small parking area, fence
and entrance gate, stormwater management facilities, landscaping, and site lighting. This is an
Unlisted Action under the State Environmental Quality Review Act. The Planning Board issued
a negative determination of environmental significance and granted Preliminary Site Plan
Approval for this project on February 20, 2024. Rudra Management, Owner/Applicant; Michael
B. Lasell, P.E., LEED AP, MBL Engineering, PLLC, Agent.
Overview
Michael Lasell went through a brief presentation for newer Board members, as the Ithaca Self
Storage project has been through numerous appearances. Mr. Lasell also explained how the
adoption of the Inlet Valley Overlay District affected this project.
In response to the questions from the Board:
Mr. Lasell explained the exterior materials; the false windows and where they were in each
building; the reasoning behind the two types of exit gates; the stream setback area; the approved
SWPPP for the project (they worked with both the DEC and Town Engineers to mitigate any
additional runoff from the project); and how the project received multiple variances from the
Zoning Board of Appeals to proceed. The project meets the Inlet Valley Overlay District design
guidelines and standards, with the exception of those variances granted by the ZBA.
PB 2025-05-06 (Filed 5/28) Pg. 2
There was very little doubt that building #6 will be built, even though it is called Phase 2 in some
instances. He noted that the phasing is marked on the Final Site Plan that was submitted, per the
preliminary site plan conditions.
Staff stated that vehicle stacking at the entrances had been discussed at previous appearances and
they did not have any concerns about it because the typical traffic in and out of this type of business
is sporadic and generally spread out throughout the day.
Mr. Ferrara noted for the record that his family owns the lot just north of this project, but he didn’t
feel he was conflicted in participating.
Public Hearing
Ms. Cameron opened the public hearing, there was no one wishing to speak and the hearing was
closed.
Determination
The Board had no further questions and members commented that this is a very nice-looking
storage facility.
PB Resolution 2025 - 017: Final Site Plan Approval
Ithaca Self-Storage Project
Tax Parcel No. 31.-3-4
602 Elmira Road
Whereas:
1. This action involves consideration of Final Site Plan Approval for the proposed self-storage
facility located at 602 Elmira Road (NYS Route 13) within the Light Industrial Zone and
Inlet Valley Center Overlay District. The project involves construction of approximately
24,700 square feet of self-storage in six buildings. The project will be constructed in two
phases and consist of indoor climate-controlled storage and mini-storage units along with a
small parking area, fence and entrance gate, stormwater management facilities, landscaping,
and site lighting. Rudra Management, Owner/Applicant; Michael B. Lasell, P.E., LEED AP,
MBL Engineering, PLLC, Agent;
2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting in an
uncoordinated environmental review with respect to the project, on February 20, 2024, 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 Town Planning staff;
3. The Planning Board, at a public hearing held on May 6, 2025, has reviewed and accepted as
adequate a narrative, a set of revised drawings titled “Ithaca Self Storage, Rudra
Management, 602 Elmira Road, Town of Ithaca, Tompkins County, Revised February 27,
2025,” prepared by MBL Engineering, PLLC, including sheets C-001, C-101 through
C102A, C-103 through C-106, C-201, and C-501 through C-506, dated February 2023 and
most recently revised 2/25/25; plans prepared by Line 42 Architecture, including two sheets
titled “Landscape & Material Plan,” one dated December 2023 and the other revised, dated
PB 2025-05-06 (Filed 5/28) Pg. 3
February 2024, sheets titled “Building 1 & 6 Exterior Elevations & Floor Plan” and
“Building 2, 3, 4 & 5 Exterior Elevations,” dated December 2023, a sheet titled “Phase 1
With Existing Trees,” dated February 2024, a sheet titled “Phase 1-Existing Trees Removed
For Clarity,” dated February 2024; 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-
l et seq., and such Department responded in a December 13, 2023, letter from Katherine
Borgella, Tompkins County Commissioner of Planning, pursuant to §§239-l, -m, and -n of
the New York State General Municipal Law, determining that the proposed action will have
no significant countywide or inter-community impact; now, therefore, be it
Resolved:
That the Town of Ithaca Planning Board hereby grants Final Site Plan Approval for the proposed
Ithaca Self Storage project, located at 602 Elmira Road, as described in the materials listed in
Whereas #3 above, subject to the following conditions to be met:
Before the issuance of a building permit:
a. Submission of revised plans showing:
(i) the location and size of the proposed septic system,
(ii) the correct wall sconces for the front of all buildings (delete “wall packs”),
b. Submission to the Director of Code Enforcement of required calculations and fire flow test
data from fire hydrant R0460,
c. Acceptance by the Town Board, and completion and dedication to the Town, of any water
infrastructure,
d. 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, and
e. Submission to the Planning Department of a copy of NYSDOT Highway work permit(s),
and
f. Scheduling of a pre-construction meeting with the Town Engineering, Planning, and Codes
Departments.
PB 2025-05-06 (Filed 5/28) Pg. 4
Moved: Liz Bageant Seconded: Cindy Kaufman
Vote: ayes – Bageant, Reynolds, Kaufman, Arms, McGurk, Cameron, and Ferrara
3. Consideration of Preliminary & Final Site Approval & Special Permit for the proposed
Cayuga Medical Center Emergency Generator Building and Medical Office Building
(MOB) Specialty Pharmacy projects located at 101 & 201 Harris B. Dates Drive within
the Office Park Commercial District. The project involves the construction of a +/- 4,500 square
foot (sq. ft.) emergency generator building, installation of a 20,000-gallon underground diesel
tank, removal of an existing 8,000-gallon aboveground fuel storage tank, a new 6-inch fire
service connection for the proposed generator building, construction of a new driveway
connection from the northern facade of the Pharmacy Building to the northeastern parking area,
installation of new stormwater facilities, and other site modifications. This is an Unlisted Action
under the State Environmental Quality Review Act and is subject to environmental
review. Cayuga Medical Center of Ithaca, Owner/Applicant; Matthew Leak, Dwyer
Architectural, Agent.
Overview & Board Questions
Mr. Dwyer gave an overview of the projects, stating that the emergency generator portion of the
project was intended as a utility building to house a generator with no public services; and the
placement is necessary to preserve some viewshed, given the site topography.
He added that they had looked at alternative placements, that they kept the building as low as
possible and investigated sinking the building into the ground, but that was cost prohibitive and
there were concerns about water seepage. Plantings were also considered, but the heliport is in that
area and the generator itself needs excellent airflow.
SEQR Determination
Minor changes were made to the SEQR form.
PB Resolution 2025-018: SEQR - Preliminary & Final Site Plan, Special Permit Approval
Cayuga Medical Center
101 & 201 Harris B. Dates Drive
Tax Parcel No. 24.-3-2.1 & 24.-3-2.412
Whereas:
1. This action is a consideration of Preliminary & Final Site Approval & Special Permit for the
proposed Cayuga Medical Center Emergency Generator Building and Medical Office Building
(MOB) Specialty Pharmacy projects located at 101 & 201 Harris B. Dates Drive within the
Office Park Commercial District. The project involves the construction of a +/- 4,500 square
foot (sq. ft.) emergency generator building, installation of a 20,000-gallon underground diesel
tank, removal of an existing 8,000-gallon aboveground fuel storage tank, a new 6-inch fire
service connection for the proposed generator building, construction of a new driveway
connection from the northern facade of the Pharmacy Building to the northeastern parking area,
PB 2025-05-06 (Filed 5/28) Pg. 5
installation of new stormwater facilities, and other site modifications. Cayuga Medical Center of
Ithaca, Owner/Applicant; Matthew Leak, Dwyer Architectural, Agent, and
2. This is an Unlisted Action for which the Town of Ithaca Planning Board is the lead agency in
the environmental review with respect to the site plan approval and special permit, and
3. The Planning Board, on May 6, 2025, has reviewed and accepted as adequate an “Emergency
Generator Building Preliminary Site Plan Review Submission Narrative Third Revision” and
MOB “Preliminary Site Plan Review Narrative”, both dated April 4, 2025, plans prepared by
HOLT Architects and T.G. Miller, P.C. entitled “Cayuga Medical Center Emergency Generator
Project” including sheets C-100 – C-102, C-201 – C-207, C-301 – C-304 and “MOB Specialty
Pharmacy Renovation” including sheets C100, C101, C201 – C208, C301 – C303, both dated
April 4, 2025, exterior elevation sheets A-001, A-101, A-201, A-202, prepared by Dwyer
Architectural, dated November 4, 2024, revised April 4, 2025, 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 and special permit: 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 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: Liz Bageant Seconded: Sara Reynolds
Vote: ayes – Bageant, Reynolds, Kaufman, Arms, McGurk, Cameron, and Ferrara
Determination
PB Resolution 2025 - 019: Preliminary & Final Site Plan, Special Permit
Cayuga Medical Center
101 & 201 Harris B. Dates Drive
Tax Parcel No. 24.-3-2.1 & 24.-3-2.412
Whereas:
1. This action is a consideration of Preliminary & Final Site Approval & Special Permit for the
proposed Cayuga Medical Center Emergency Generator Building and Medical Office
Building (MOB) Specialty Pharmacy projects located at 101 & 201 Harris B. Dates Drive
within the Office Park Commercial District. The project involves the construction of a +/-
4,500 square foot (sq. ft.) emergency generator building, installation of a 20,000-gallon
underground diesel tank, removal of an existing 8,000-gallon aboveground fuel storage tank,
a new 6-inch fire service connection for the proposed generator building, construction of a
new driveway connection from the northern facade of the Pharmacy Building to the
PB 2025-05-06 (Filed 5/28) Pg. 6
northeastern parking area, installation of new stormwater facilities, and other site
modifications. Cayuga Medical Center of Ithaca, Owner/Applicant; Matthew Leak, Dwyer
Architectural, Agent, and
2. This is an Unlisted Action for which the Town of Ithaca Planning Board, as the lead agency
in the environmental review with respect to the project, has, on May 6, 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 Town Planning staff, and
3. The Planning Board, on May 6, 2025, has reviewed and accepted as adequate an
“Emergency Generator Building Preliminary Site Plan Review Submission Narrative Third
Revision” and MOB “Preliminary Site Plan Review Narrative”, both dated April 4, 2025,
plans prepared by HOLT Architects and T.G. Miller, P.C. entitled “Cayuga Medical Center
Emergency Generator Project” including sheets C-100 – C-102, C-201 – C-207, C-301 – C-
304 and “MOB Specialty Pharmacy Renovation” including sheets C100, C101, C201 –
C208, C301 – C303, both dated April 4, 2025, exterior elevation sheets A-001, A-101, A-
201, A-202, prepared by Dwyer Architectural, dated November 4, 2024, revised April 4,
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-
l et seq., and such Department responded in a November 26, 2024, letter from Katherine
Borgella, Tompkins County Commissioner of Planning, pursuant to §§239-l, -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 Cayuga Medical Center campus and will be constructed
behind the existing building adjacent to existing building equipment and parking facilities.
B. The proposed structure design and site layout are compatible with the surrounding area.
• The proposed design of the +/- 4,500 sq. ft. building uses colors and façade design
consistent with the existing Cayuga Medical Center Campus and site characteristics. The
proposed MOB Specialty Pharmacy driveway and parking area include design and
landscaping elements, continuing the existing parking area characteristics.
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.
PB 2025-05-06 (Filed 5/28) Pg. 7
• The proposed project will produce temporary noise, vibration, and other nuisances
associated with construction of a new generator building and installation of a new
driveway for the MOB. Such nuisances will cease upon completion of the project. The
proposed emergency generators are housed inside of a building in the rear of the site and
away from adjoining properties, thus mitigating potential nuisances from noise created by
the generators.
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 proposed services for the project 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.
F. The site layout, with proposed vehicle, 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 proposed emergency generator building does not include modification to the existing
emergency vehicle access to the rear of the building, and it is situated away from the
existing helipad safety area located on site. Sidewalks leading from the rear entrance of the
Cayuga Medical Center to the generator building are included for the limited pedestrian
activity from employees. The driveway for the MOB Specialty Pharmacy section of the
project includes vehicle, bicycle, and pedestrian access. All accessways have been
designed with consideration 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.
• This project includes sufficient landscaping surrounding the proposed bioretention areas
and tree plantings along the proposed driveway leading to the MOB Specialty Pharmacy
building.
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 the Town of Ithaca Planning Board hereby grants Preliminary and Final Site Plan Approval
for the proposed Cayuga Medical Center Generator building and Pharmacy Building, as
described in the materials listed in Whereas #3 above, subject to the following conditions:
a. Before the issuance of any building permits:
(i) Completion to the satisfaction of the Director of Code Enforcement of the items in the
Town of Ithaca Code Memo dated January 16, 2025;
(ii) Completion to the satisfaction of the Town Engineer of the items in the Town of Ithaca
Engineering Memo dated March 4, 2025, and revised April 23, 2025;
PB 2025-05-06 (Filed 5/28) Pg. 8
(iii) Approval by the Town Board, full execution and filing of a water easement granted from
Cayuga Medical Center 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;
(iv) 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:
1. Submission of an access easement, or other mechanism, to assure Town of Ithaca
access to the stormwater facilities,
2. 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
3. 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,
b. All outdoor lighting shall conform to the requirements of the Town of Ithaca Outdoor
Lighting Law and all proposed exterior parking lot and site lighting shall not exceed 3000K
LED color temperature,
Moved: Bill Arms Seconded: Kelda McGurk
Vote: ayes – Arms, McGurk, Cameron, Kaufman, Ferrara, Reynolds and Bageant
4. Consideration of Preliminary & Final Site Plan Approval & Special Permit for the
proposed 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 support facilities (a 1,700 +/-
square foot restroom/team room building, and a 480 +/- square foot press box). Phase two,
projected to be constructed within five years of the athletic field installation, 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. 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. The Planning Board issued a negative determination of environmental significance for this
project on March 18, 2025. Cornell University, Owner/Applicant; Kimberly Van Leeuwen,
Fisher Associates, Applicant/Agent.
Overview
The applicant provided a brief overview of the project, which includes the conversion of the
existing grass field to synthetic turf, installation of a new driveway and parking, pedestrian
PB 2025-05-06 (Filed 5/28) Pg. 9
amenities, restrooms/team rooms and the press box for the first phase. The second phase will be the
installation of a clubhouse in the future.
The applicant noted that the project obtained all necessary variances. The applicant team then
reviewed the construction logistics, renderings, and construction phasing.
Public Hearing
Several members of the public spoke regarding the environmental risks of synthetic turf, the
scientific accuracy and validity of the SEQR form, along with the need for, and process of, testing
for PFAS. Members of the public also criticized the review of the Storm Water Prevention Plan
(SWPP) by Town Engineering and implied conflicts or irregularities in the process, and the overall
approval process of the project through the various board appearances. Members of the public asked
the Planning Board to rescind and reconsider the environmental review for the project.
Determination
Board members asked a few clarifying questions regarding noise from the public address system
and the hours the field will be used and the number of parking spaces proposed.
Ms. Cameron asked each Board member to confirm whether of not they felt there was any new
information provided by the public, either written or in person, that would change their decision on
the previous negative declaration of environmental significance.
All Board members responded that they remained comfortable with the SEQR negative
determination and did not feel there was any new information provided to change that
determination.
A lengthy discussion followed on the condition(s) in the draft resolution as they related to testing of
PFAS and end of life processing of the artificial turf.
The consensus was that technology and/or NYS regulations would most likely change and impact
both those topics and adding definitive language at this stage could limit the applicants ability to
take advantage of those new processes, and what is under consideration meets the existing NYS
regulations.
PB Resolution 2025-020: Preliminary & Final Site Plan Approval & Special Permit
Cornell Game Farm Road Field Hockey Field Project
Tax Parcel No.’s 62.-2-4, 62.-2-5, 62.-2-6
Whereas:
1. This action involves consideration of Preliminary & Final Site Plan Approval and Special
Permit for the proposed 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
PB 2025-05-06 (Filed 5/28) Pg. 10
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 Van Leeuwen, Fisher Associates, Applicant/Agent;
2. The proposed project 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.C (3));
3. At its meeting on November 19, 2024, the Town of Ithaca Planning Board (1) reviewed 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; and (2) 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, having received no objections from other Involved Agencies, on
January 7, 2025, established itself as Lead Agency to coordinate the environmental review
of the above described proposal;
5. The Planning Board, on March 4, 2025, discussed the environmental review and directed the
Planning staff to draft the Full Environmental Assessment Form Parts 2 and 3 to support a
negative determination of environmental significance for the Board’s discussion and
consideration at its March 18, 2025, meeting;
6. The Planning Board, on March 18, 2025, issued a negative determination of environmental
significance, after accepting as adequate the previously submitted Full Environmental
Assessment Form Part 1, submitted by the applicant, Parts 2 and 3, prepared by Town
Planning staff , PB 2025-020 (Filed 5/8); the materials noted in Whereas #3 above;
additional materials in a binder titled “Game Farm Road Field Hockey Field Supplemental
Materials Submission,” dated January 31, 2025, prepared by Fisher Associates; additional
supplemental materials in a binder titled “Game Farm Road Field Hockey Field
Supplemental Materials Submission,” dated February 21, 2025, prepared by Fisher
Associates; written and oral public comments and documents submitted by the public; and
other materials;
7. The Planning Board, at a public hearing held on May 6, 2025, has reviewed and accepted as
adequate a report prepared by Fisher Associates, titled “Game Farm Road Field Hockey
Field Supplemental Materials- Phase 1,” dated March 31, 2025, along with a set of
drawings, prepared by Sasaki, titled “Cornell University Game Farm Road Field Hockey
PB 2025-05-06 (Filed 5/28) Pg. 11
Field, Game Farm Road, Ithaca, NY 14853,” dated 03.31.2025, including sheets G1-00,
C100, C101, C102- 1, C102-2, C102-3, C103, C104, C105, C201, C202, C301, C401, L0-
01, L0-02, L2-01, L3-01, L4-01, L4-02, L4-10, L5-01, L5-02, L6-01, L6-02, L6-03, L8-01,
L8-02, L9-00, L10-01, L10-02, L10-03, L10-04, A1-00, A1-10, A1-11, A1-20, A2-10, A2-
11; additional written and oral public comments and documents submitted by the public; 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-
l et seq., and such Department responded in a November 26, 2024, letter from Katherine
Borgella, Tompkins County Commissioner of Planning, pursuant to §§239-l, -m, and -n of
the New York State General Municipal Law, determining that the proposed action will have
no significant countywide 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 proposed field will replace an existing grass athletic field; and the proposed access
and parking area will formalize an existing access and parking area. The properties are
very large and can easily physically accommodate a replacement field and associated
parking, stormwater management facilities, buildings, and other project elements. The
project is located adjacent to other Cornell athletic fields, with physical site
characteristics that are appropriate for an athletic field or other recreational use.
B. The proposed structure design and site layout are compatible with the surrounding area.
• The proposed small buildings are very low profile and relate to a collegiate field
hockey field use. They are designed to be compatible with the layout of the field and
other site elements and are compatible with the adjacent soccer and baseball field
structures.
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.
• Per the submitted sound study, the proposed PA sound system will not exceed 50dBA
at the nearest residence, located 1/3 mile south of the project (50dBA is the equivalent
of something between the sound of a suburban area at night and the hum of a
household refrigerator). Outdoor illumination must comply with the Town Outdoor
Lighting Law that requires fully shielded lights; and the applicant has agreed to use
LEDs with a 3000K color temperature for the parking lot lighting.
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.
PB 2025-05-06 (Filed 5/28) Pg. 12
• All services are of adequate capacity to accommodate the use. Cornell will be utilizing
their own sewer infrastructure, which received an exemption from the Town Board per
Town Code §214-5 so Cornell is allowed to use its private sewer infrastructure. The
project will require a NYS DEC SPDES Permit and Tompkins Whole Health Onsite
Wastewater Treatment System construction permit.
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.
• The proposed use is the same as the current use (athletic field). The proposed site
layout is also largely the same as the current site layout. The Comprehensive Plan
Future Land Use Map characterizes this area as appropriate for “Campus” uses, which
would include collegiate athletic fields. The project received area variances from the
Town of Ithaca Zoning Board of Appeals on April 22, 2025. All remaining elements of
this proposal will comply with the provisions of the Town Code and with the Town of
Ithaca Comprehensive Plan.
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 site contains an access drive and parking area, which will be improved to serve the
proposed athletic field and existing soccer fields. The proposed improvements will
contain paths, sidewalks, bike racks, and other multimodal facilities, along with an
improved parking lot and access. The improvements have been safely designed for
emergency vehicles and have been approved by the Codes Department.
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 nearest land use is another collegiate athletic field (soccer field), which will not
need buffering from the project. The project will include landscaping and berms that
will sufficiently buffer the project from those traveling along Ellis Hollow and Game
Farm Roads. The project will be located at least 400+/- feet from Cascadilla Creek.
The applicants will install protective fencing around an area within Stream Setback
Zone 2 that could potentially contain artifacts of archaeological significance, so there
will be no disturbance of the creek, artifacts, or surrounding vegetation.
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.
2. That the Town of Ithaca Planning Board hereby authorizes, according to Section 270-227
(A) (4) of the Town Code, the standard 180 square foot parking space to be reduced to no
less than 162 +/- square feet, finding that the reduction will not cause any adverse effects on
the project, on the surrounding properties, or on the neighborhood; and PB 2025-020 (Filed
5/8) Pg. 4
3. That the Town of Ithaca Planning Board hereby grants Preliminary & Final Site Plan
Approval for the proposed Cornell University Game Farm Road Field Hockey Field Project,
PB 2025-05-06 (Filed 5/28) Pg. 13
located on Game Farm Road, as described in the materials listed in Whereas’ 3, 5, 6, and 7
above, subject to the following conditions:
a. Before issuance of building permits, installation of a six-foot tall chain link fence
surrounding the historic component at Locus 2 of the Cascadilla Creek 2 Site (CC2
Locus 2), to protect it during construction of the shallow wetland/stormwater facility
near CC2 Locus 2, per the recommendation in the Public Archaeology Facility 2024
Archaeological Survey addendum,
b. Before issuance of building permits, submission of any necessary Tompkins County
Highway Right-Of-Way permits,
c. All outdoor lighting shall conform to the requirements of the Town of Ithaca Outdoor
Lighting Law and all proposed exterior parking lot and site lighting shall not exceed
3000K LED color temperature,
d. The stormwater filtration system, capable of filtering particles down to 0.025
millimeters, shall be constructed and operated as shown and described in the application
materials. Said filtration system shall be added to Cornell’s Stormwater Operation
Maintenance and Reporting Agreement (SOMRA) with the Town of Ithaca,
e. Submission to the Planning Department of testing results from an independent
laboratory, (not affiliated with Cornell or the manufacturer) that conducts third party
testing of the artificial turf materials for the presence of any perfluoroalkyl and
polyfluoroalkyl substances (PFAS) before the artificial turf materials leave the
manufacturer. The artificial turf materials must comply with NYS Department of
Environmental Conservation (DEC) and US Environmental Protection Agency (EPA)
laws and regulations, including the requirements of the NYS Carpet Collection Program
Law, Environmental Conservation Law § 27-3301 through 37-3319. Per Cornell’s
commitment to comply with Section 27-3313, which states that “no carpet sold or
offered for sale in the state shall contain or be treated with PFAS substances for any
purpose,” even though that requirement is not effective until the end of 2026, Cornell
must comply with this requirement for both phases of the project, and
f. Per Cornell’s commitment to recycle 100% of the artificial turf materials in the project:
i. prior to removal of the approved artificial turf materials, submission to the Planning
Department of a detailed recycling plan, including the facility that is chosen to
receive said materials, and
ii. submission of proof from the facility that it accepted and recycled said materials.
Moved: Liz Bageant Seconded: Cindy Kaufman
Vote: ayes – Bageant, Kaufman, Arms, Reynolds, Cameron, McGurk, and Ferrara
9. Approval of Minutes
Motion made by Ms. Bageant to accept the April 15th draft minutes as final, seconded by Ms.
Reynolds; unanimous with Ms. Kaufman abstaining.
PB 2025-05-06 (Filed 5/28) Pg. 14
10. Other Business
There were no items for the May 20th meeting. Meeting was cancelled upon a motion by Ms.
Bageant, seconded by Ms. Kaufman; unanimous.
Staff noted that they will be scheduling a site trip for Southworks and there is a training on Housing
Affordability they will be sending out information on for those interested in participating.
Submitted by
Paulette Rosa, Town Clerk