HomeMy WebLinkAboutPB 2023-029 Comfort Inn Preliminary Site Plan and Special Permit resol
PB 2023-027 (Filed 10/4/23) Pg. 1
PB RESOLUTION 2023 - 029: Preliminary Site Plan Approval & Special Permit
Comfort Inn Hotel
635 Elmira Road
Tax Parcel No. 35.-1-21
Town of Ithaca Planning Board
October 3, 2023
WHEREAS:
1. This action is consideration of Preliminary Site Plan Approval and Special Permit for the
proposed Comfort Inn Hotel located at 635 Elmira Road, Neighborhood Commercial Zone, and
Inlet Valley Overlay District. The proposal involves demolishing the existing structures to allow
the construction of a 3-story, 37,000 +/- square foot hotel. The facility will include 67 hotel
rooms, 67 parking spaces, stormwater facilities, outdoor lighting, and landscaping. The Planning
Board granted final site plan approval for this project on March 7, 2017, but the approval
expired because construction did not materially commence within 36 months of the approval.
This is a Type I Action under the State Environmental Quality Review Act and is subject to
environmental review. Pratik Ahir, Ramji Hospitality, LLC, Owner/Applicant; Adam M. Fishel,
PE, Marathon Engineering, Agent,
2. This is a Type I Action for which the Town of Ithaca Planning Board, acting as lead agency in
coordinating the environmental review with respect to this project, has on October 3, 2023,
made a negative determination of environmental significance, after having reviewed and
accepted as adequate a Full Environmental Assessment Form Part 1, submitted by the applicant,
Parts 2 and 3, prepared by Town Planning staff,
3. The Planning Board, at a public hearing held on September 19, 2023, has reviewed and accepted
as adequate applicant narratives, plans prepared by Marathon Engineering entitled “Site
Development Plans for Comfort Inn Hotel, 635 Elmira Road (NYS Route 13, 3 & 96), Town of
Ithaca, Tompkins County, New York,” including sheets C1.0 - C3.0, C3.1, C 3.2, C4.0, C5.0, C
6.0 - C 6.6, C 7.0-C 7.3, C 8.0, most recently revised 07/26/23; exterior elevation sheets A201
and A202, prepared by Hex9 Architects, dated July 17, 2023, and other application materials,
and
4. Project plans, and related information, were duly delivered to the Tompkins County Planning
and Sustainability Department per New York State General Municipal Law §§239-l et seq., and
such Department responded in an August 31, 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 county-
wide or inter-community impact
NOW THEREFORE BE IT RESOLVED THAT:
The Planning Board hereby finds that the Special Permit standards of Article XXIV Section
270-200, Subsections A – H, of the Town of Ithaca Code, have been met, specifically that:
A. The project will be suitable for the property on which it is proposed, considering the
property’s size, location, and physical site characteristics.
• The property is uniquely shaped, making it difficult to develop conventionally. The
majority of the property was developed many years ago to accommodate previous office
PB 2023-027 (Filed 10/4/23) Pg. 2
and commercial uses. The project is located on a state highway, which is a requirement
of the Town Code, and where hotel uses are typically found. The project makes the best
use of the shape of the property to accommodate all of the required amenities of a hotel.
B. The proposed structure design and site layout are compatible with the surrounding area.
• The proposed structure design and site layout largely comply with the design and
building standards of the IVOD, which reflects the vision of the Comprehensive Plan.
The surrounding area contains other similar commercial uses that aren’t as aesthetically
pleasing or compatible with the semi-rural characteristics of the area.
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.
• This a commercially-zoned property/use in an area that contains other commercially-
zoned properties/uses. The proposed use will be similar in operation to any other
permitted commercial use in the zone.
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 infrastructure to accommodate the use is in place and is of adequate capacity.
E. The proposed use, structure design, and site layout will comply with all the provisions of the
Town Code and with the Town of Ithaca Comprehensive Plan, except where area variances
are being considered by the Zoning Board of Appeals,
F. The site layout, with proposed vehicular, bicycle and pedestrian access, traffic circulation,
and parking and loading facilities, is sufficient for the proposed use and is safely designed
for emergency vehicles.
• The site layout is designed to accommodate all modes of transportation, and the plans
provide safe access for emergency vehicles (noted on Sheet C8.0);
G. The project includes sufficient landscaping and/or other forms of buffering to protect
surrounding land uses. Existing vegetation is preserved to the extent possible.
• There is limited existing vegetation and the proposed landscaping plans provide aesthetic
and visual buffering of the parking lot and building to the extent possible.
H. To the extent deemed relevant by the Planning Board, the proposed use or structure
complies with all the criteria applicable to site plan review set forth in Chapter 270, Zoning.
AND BE IT FURTHER RESOLVED THAT:
1. The Planning Board hereby grants Preliminary Site Plan Approval for the proposed Comfort Inn
Hotel, as referenced on plans listed in Whereas #3 above, subject to the following conditions:
Before final site plan approval:
a. Granting of any necessary variances from the Town of Ithaca Zoning Board of Appeals,
PB 2023-027 (Filed 10/4/23) Pg. 3
b. Approval of any revisions to the Stormwater Pollution Prevention Plan and its components
by the Town Engineer,
c. Submission of revised sheets A201, A202, and elevation/perspective drawings to show one
or two materials setting a dominant architectural theme and showing a less chaotic
arrangement of contrasting materials,
Before issuance of any building permits except demolition permits:
d. Scheduling and the holding of a pre-construction meeting with the Town Engineering,
Planning, and Codes Departments,
e. Submission to the Planning Department of a copy of a revised NYSDOT highway work
permit for the new curb cut off of Elmira Road/NYS Route 13, and for the water and any
sewer infrastructure located within the NYS DOT’s right-of-way,
f. Revision, execution, and filing of a revised stormwater easement, operating, and maintenance
and reporting agreement that is acceptable to the Attorney for the Town, the Town Engineer,
and the Town Board,
g. Approval by the Town Board of the concept and location of any water and sewer lines,
mains, and related infrastructure to be conveyed to the Town,
Before issuance of a certificate of occupancy:
h. Completion and dedication to the Town of the water and sanitary sewer lines and related
infrastructure described in subsection “f” above,
i. Execution and filing of sanitary sewer and water easements for the lines described in
subsection “g” above; such easements must be acceptable to the Town Board, Attorney for
the Town, and Town Engineer, and
2. Pursuant to Section 270-227.A (4) of the Town Code, the Planning Board hereby authorizes the
reduction of the standard 180 square foot parking space size 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.
Moved: Fred Wilcox Seconded: Ariel Casper
Vote: Ayes – Fred Wilcox, Ariel Casper, Bill Arms, Cindy Kaufman, Caitlin Cameron
Nays – Liz Bageant and Kelda McGurk
Motion passes 5 - 2