HomeMy WebLinkAbout6-17-25 PB Packet- Saponi Park Subdivision1
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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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
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561024-005
TMN 33-3-2.2
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SANITARY SEWER
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TOWN OF ITHACA
SEE 853/69
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STREAM SETBACK,
SEE NOTE 3
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
PE
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1
LEGEND
-COMPUTED POINT
-IRON PIPE FOUND
-PIN SET WITH CAP
-UTILITY POLE
* -PROPOSED NEW DIVISION LINE
-TELEPHONE PEDESTAL
-IRON PIN FOUND
6/5/2025
6/5/2025-REVISED TO SHOW
STREAM SETBACK, SEE NOTE 3
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1994 Approved layout - "South Section" was never
constructed.
1994 Saponi Park
parcel (dotted line)
Seven Mil
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Peachtree Lane lots
New Saponi Park parcel
(outlined- next to
residential subdivision)
Proposed new Saponi Park will be located
next to Saponi Meadows Subdivision