HomeMy WebLinkAboutPB Minutes 2025-05-06
TOWN OF ITHACA PLANNING BOARD
Shirley A. Raffensperger Board Room, Town Hall
215 North Tioga Street
Ithaca, New York 14850
Tuesday, May 6, 2025 6:30 P.M.
AGENDA
1. Persons to be heard.
2. PUBLIC HEARING: 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.
3. SEQR Determination: Preliminary & Final Site Plan Approval & Special Permit - Cayuga Medical
Center Emergency Generator & Pharmacy Projects, 101 & 201 Harris B. Dates Drive.
4. PUBLIC HEARING: 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.
5. PUBLIC HEARING: 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.
6. Approval of Minutes.
7. Other Business.
8. 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.
PB 2025-05-06 (Filed 5/28) Pg. 1
TOWN OF ITHACA PLANNING BOARD
May 6, 2025
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 DEC
approved SWPPP for the project (they worked with 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 used for the previous negative determination of
environmental significance, along with the need for, and process of, testing for PFAS. Members of
the public also criticized the review of the Storm Water Pollution 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
Ms. Cameron stated that this is the fifth meeting on this project and there have been some assertions
that board members and/or staff members have a conflict of interest and should recuse themselves.
This Board does not feel there are any conflicts of interest, adding that an affiliation with an
organization does not automatically create a conflict of interest as defined by State Law and the
Town of Ithaca’s Code of Ethics.
Ms. Cameron asked staff to comment on the SEQR and SWPPP processes mentioned in the
comments.
Ms. Randall went through the staff review of SEQR forms and Part 3 prepared by Staff.
Mr. O’Shea went through the process of reviewing submitted SWPPP and SPDES materials
including how updated materials and associated comments from staff are handled and tracked,
adding that it is not unusual for modifications to come in between meetings or between the
posting/mailing of packets and the meeting and memos from the department show which
submission they are associated with.
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.
PB 2025-05-06 (Filed 5/28) Pg. 10
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 applicant’s 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
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
PB 2025-05-06 (Filed 5/28) Pg. 11
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
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.
PB 2025-05-06 (Filed 5/28) Pg. 12
• 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.
• 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
PB 2025-05-06 (Filed 5/28) Pg. 13
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,
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
Per Cornell’s commitment to recycle 100%of the artificial turfmaterialsin 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 thatis chosen to
receive said materials,and
ii.submission of prooffrom 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 15"draft minutes as final,seconded by Ms.
Reynolds;unanimous with Ms.Kaufman abstaining.
10.Other Business
There were no items for the May 20"meeting.Meeting was cancelled upon a motion by Ms.
Bageant,seconded by Ms.Kaufman;unanimous.
Staff noted that they will be schedulinga site trip for Southworks and there is a training on Housing
Affordability they will be sending out information on for those interested in participating.
PB 2025-05-06 (Filed 5/28)
TOWN OF ITHACA
NEW YORK
DEPARTMENT OF PLANNING
215 N.Tioga St 14850
607.273.1747
www.townithacanv.
AFFIDAVIT OF SERVICE BY MAIL AND POSTING &PUBLICATION
STATE OF NEW YORK)SS.:
COUNTY OF TOMPKINS)
I,Abby Homer,Administrative Assistant for the Town of Ithaca being duly sworn,depose and say,that
deponent is not a party to the actions,is over 21 years of age with a professional address of 215 North Tioga
Street,Ithaca,New York.
That on the 29th day of April 2025,deponent served the within Notice upon the property owners within
500 ft.of the properties and project identified below for:
The Planning Board will hold public hearings on Tuesday,May 6,2025,starting at 6:30 P.M.on the following matters:
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.
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..
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 turffield 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.
TOWN OF ITHACA
NEW YORK
DEPARTMENT OF PLANNING
215 N.Tioga St 14850
607.273.1747
www.townithacanyus
By depositing same enclosed in a postpaid addressed wrapper,in a post office under the exclusive care
and custody of the United States Post Office Department within the State of New York,and that the attached
notice has been duly posted on the sign board of the Town Clerk of the Town of Ithaca on April 25,2025,and
the notice has been duly published in the official newspaper,Ithaca Journal on May 6,2025.
fe1
I NOTARY PUBLIC,STATE OF NEW YORKI
I Registration No.01R06156809 I
Qualified in Tompkins County
AbUdmtramvtiveAssistant
3OH1 2025.
Notary Public
ithaca journal
Public Notices Originally published at ithacajournal.com on 04/30/2025
TOWN OF ITHACA
PLANNING BOARD
PUBLIC HEARING NOTICE
The Planning Board will hold public hearings on Tuesday,May 6,2025,starting at 6:30
P.M.on the following matters:
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.
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.
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.
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/channelUCC9vycXkJ6kIVIibjhCy7NQ/Iive.
Recorded meetings are viewable at YouTube.com/TownoflthacaVideo.
Written comments can be addressed to the Planning Board (in-person at Town Hall;by
mail;or via email at Planning@townithacany.gov)via email until noon the day of the
meeting.Comments addressed to the Board will be distributed to all Board members and
Applicant(s).Comments received after the posting of the agenda packet (five business
days prior to the meeting)are distributed to the Board on the day of the meeting.
Comments are public and become part of the project file.
C.J.Randall,Director of Planning
4/30/2025
TOWN OF ITHACA
NEW YORK
Notice of Planning Board Action Near You
You are receiving this notice because you own or live on a property within 500’feet of the proposed action.This is an
effort to inform you and give you an opportunity to learn more and comment if you would like.
TOWN OF ITHACA PLANNING BOAR])
PUBLIC HEARING NOTICE
The Planning Board will hold a public hearing on Tuesday,May 6,2025 on the following matter:
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 +1-4,500
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 ofIthaca,Owner/Applicant;Matthew Leak,Dwyer Architectural,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/channelfUCC9vycXkJ6klVIibjhCy7NQ/live.
Recorded meetings are viewable at YouTube.comlTownoflthacaVideo.
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 ofthe 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 ofthe project file.
C.J.Randall,Director of Planning
Accessing Meeting Materials Online:Site Plan and Subdivision applications and associated project materials
are accessible electronically on the Town’s website at https://www.townithacany.gov/meeting-calendar-apendas/
under the calendar meeting date.See full agenda included on reverse side.
1
TOWN OF ITHACA
NEW YORK
Notice of Planning Board Action Near You
You are receiving this notice because you own or live on a property within 500’feet of the proposed action.This is an
effort to inform you and give you an opportunity to learn more and comment if you would like.
TOWN OF ITHACA PLANNING BOARD
PUBLIC HEARING NOTICE
The Planning Board will hold a public hearing on Tuesday,May 6,2025 on the following matter:
Consideration of Final Site Plan Approval for the proposed Ithaca Self-Storage Facility located at 602 Ehnira Road
(NYS Route 13)within the Light Industrial Zone and Inlet Valley Center Overlay District.The project involves
construction ofapproximately 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.
Members ofthe 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/channe1fUCC9vycXkJ6klVIibjhCy7N0/live.
Recorded meetings are viewable at YouTube.comlTownoflthacaVideo.
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 ofthe project file.
C.J.Randall,Director of Planning
Accessing Meeting Materials Online:Site Plan and Subdivision applications and associated project materials
are accessible electronically on the Town’s website at https://www.townithacany.gov/meeting-calendar-agendas/
under the calendar meeting date.See full agenda included on reverse side.
1
TOWN OF ITHACA
NEW YORK
Notice of Planning Board Action Near You
You are receiving this notice because you own or live on a property within 500’feet of the proposed action.This is an
effort to inform you and give you an opportunity to learn more and comment if you would like.
TOWN OF ITHACA PLANNING BOARD
PUBLIC HEARING NOTICE
The Planning Board will hold a public hearing on Tuesday,May 6,2025 on the following matter:
Consideration ofPreliminary &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 +1-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.
Members ofthe public are welcome to attend meetings in person at Town Hall or virtually via Zoom videoconference at
https://uso6web.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/channelfUCC9vycXkJ6klVIibjhCy7NQ/live.
Recorded meetings are viewable at YouTube.com/TownoflthacaVideo.
Written comments can be addressed to the Planning Board (in-person at Town Hall;by mail;or via email at
P1anning(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
Accessing Meeting Materials Online:Site Plan and Subdivision applications and associated project materials
are accessible electronically on the Town’s website at https://www.townithacany.gov/meetin2-caiendar-agendas/
under the calendar meeting date.See full agenda included on reverse side.
1