HomeMy WebLinkAboutPB 2025-07 Mirabito 2025 SEQRPB 2025-07 (filed 2025-2-21)
PB RESOLUTION 2025-07: SEQR
Preliminary Site Plan/Subdivision, Special Permit
Mirabito Redevelopment Project
301 Pine Tree Road
Tax Parcel No.’s 62.-2-1.121, 62.-2-1.13, 62.-2-1.22
Town of Ithaca Planning Board, February 18, 2025
WHEREAS:
1. This action is consideration of Preliminary Site Plan, Special Permit, and Preliminary Subdivision
approval for the proposed Mirabito convenience store with gasoline sales and Burger King drive-
thru restaurant, located at 301 Pine Tree Road. The project involves demolishing the existing 600+/
square foot gas station building and fuel canopy, and the 2,800+/- square foot former Burger King
building, and redeveloping the site with a new 6,000+/- square foot building containing a
convenience store and restaurant with drive-thru, gasoline sales, fuel canopy, electric vehicle
charging stations, stormwater facilities, sidewalks/pedestrian amenities, landscaping, and other site
improvements. Cornell University, Owner; James Ballantyne, Napierala Consulting, PC, Applicant;
Brett Hughes, Mirabito Energy Products, Agent,
2. This is an Unlisted Action for which the Town of Ithaca Planning Board is acting as the lead
agency in an uncoordinated environmental review with respect to the project,
3. The Planning Board, on February 18, 2025, has reviewed and accepted as adequate: a Short
Environmental Assessment Form (SEAF) Part 1, submitted by the applicant; Parts 2 and 3 prepared
by Town Planning staff; a binder of materials titled “Site Plan Review Materials For Proposed
Mirabito Redevelopment Project, 301 Pine Tree Road, Ithaca, NY, 14850,” including set of revised
drawings titled “Proposed Mirabito Redevelopment Project, 301 Pine Tree Road, Ithaca, NY,
14850, Town of Ithaca, Tompkins County, New York State,” with sheets C-0, C-1, C-2, C-2.1, C-3
through C-14, prepared by Napierala Consulting, dated 05 May, 2023 and most recently revised
1/14/2025; architectural plans titled “Convenience Center W/Fuel, Mirabito, Ithaca, NY,” including
sheets A-101 through A-116, prepared by Delta Engineers, Architects & Surveyors, dated
02/06/2025; a subdivision plat titled “Subdivision Map, For Cornell University Located At, No.
1010 Ellis Hollow Road and No. 301 Pine Tree Road, Town of Ithaca, Tompkins County, New
York,” prepared by T.G. Miller, P.C., dated 4/17/2023 and revised 6/15/2023; and other application
materials, and
4. The Town Planning staff has recommended a negative determination of environmental
significance with respect to the proposed Site Plan Approval, Subdivision 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: Bill Arms Seconded: Liz Bageant
Vote: Ayes: Cameron, Bageant, Reynolds, Arms, McGurk