HomeMy WebLinkAboutPB 2024-009 Ithaca Self-Storage Preliminary
PB 2024-009 (Filed 2/20) 1
PB RESOLUTION 2024-009: Preliminary Site Plan Approval
Ithaca Self-Storage Project
Tax Parcel No. 31.-3-4
602 Elmira Road
Town of Ithaca Planning Board, February 20, 2024
WHEREAS:
1. This action involves consideration of Preliminary 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. This is an Unlisted
Action under the State Environmental Quality Review Act and is subject to
environmental review. 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 February 20, 2024, has reviewed and
accepted as adequate an application narrative titled “Project Narrative – Proposed Storage
Facility,” a set of drawings titled “Ithaca Self Storage, Rudra Management, 602 Elmira
Road, Town of Ithaca, Tompkins County,” prepared by MBL Engineering, PLLC,
including sheets C-001, C-102, C-104, C-106, C-201, and C-502- C-505, dated 12/8/23;
sheets C-101 and C-103, dated 1/9/24; and sheets C-105 and C-501, dated 11/14/23;
architectural plans, schematic designs, and landscaping plans prepared by Line 42
Architecture, including sheets titled “Landscape & Material Plan,” “Building 1 & 6
Exterior Elevations & Floor Plan,” “Building 2, 3, 4 & 5 Exterior Elevations,” “Aerial
View,” “Elmira Road Entrance,” “Building 1 Elmira Road View,” “Elmira Road & 5
Mile Drive,” and “Building 6 Loading,” all dated December 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 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:
PB 2024-009 (Filed 2/20) 2
1. That, pursuant to Town Code §270-219.5.I., the Town of Ithaca Planning Board hereby
finds that the proposed stream setback mitigation plan provided by the applicant
sufficiently offsets the effects of the proposed encroachment into steam setback zone 2;
and recommends that the Zoning Board of Appeals approve the stream setback variance
associated with the project; and
2. That the Town of Ithaca Planning Board hereby grants Preliminary 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 final site plan approval:
a. Granting of any necessary variances by the Zoning Board of Appeals,
b. Revision of sheets C101, C102, and C103, to include the following wording in the Plan
Notes: “This property is subject to the Town of Ithaca Code provisions regarding stream
setbacks, and restrictions and setbacks on development, soil disturbance, vegetation
removal, and other activities apply.,”
c. Submission of the items listed under the “SWPPP/General” section of the Engineering
Memorandum written by Daniel Thaete, Director of Engineering, dated February 13,
2024,
d. Approval by the Town Board of the concept and location of the proposed dedicated
utilities; and issuance of a sewer exemption for the proposed onsite wastewater treatment
system,
e. Submission of a site plan phasing rendering, showing the Phase 1 development without
Phase 2, subject to approval of the Planning Board,
f. Submission of a revised Sheet C102, or submission of a new sheet to delineate all
proposed project phasing more clearly, and to show the sequence of construction,
Before issuance of a building permit:
a. Submission of revised plans showing the location and size of the proposed septic system,
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,
PB 2024-009 (Filed 2/20) 3
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,
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.
Moved: Ariel Casper Seconded: Caitlin Cameron
Vote: ayes – Casper, Arms, Wilcox, Kaufman, Cameron, and McGurk