HomeMy WebLinkAboutPB Minutes 2021-10-19 TOWN OF 1THAC:A PLANNING BOARD
215 North Tioga Street
Ithaca,New York 14850
Tuesday, October 19, 2021
Due to COVID-19 and the NYS Legislation allowing virtual meetings,the meeting will be held via the Zoom
audio/visual application with no in-person attendance permitted. Members of the public may listen to(call in
on cell or landline: (929)436-2866 and enter the Meeting ID: 836 4376 4382)or view(by computer
httns://us06web.zoom.us/i/83643764382)the Board meeting through Zoom.
AGENDA
7:00 P.M. SEQR Determination: Sgrecci Subdivision, 107 Bundy Road and 1130 Trumansburg Road.
7:00 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the
proposed subdivision located at 107 Bundy Road and 1130 Trumansburg Road, Town of Ithaca
Tax Parcel No.'s 27.-1-11.22 and 27.-1-11.1,Medium Density Residential Zone. The proposal
involves subdividing 0.80+/- acres from Tax Parcel No. 27.-1-11.1 and 3.49 +/-acres from Tax
Parcel No. 27.-1-11.22, which will be combined to create a new 4.29+/-acre parcel containing an
existing house,barn and shed. Marilyn P. Sgrecci and Mary Louise Perry Trust, Owners; Marilyn
P. Sgrecci and Carl Sgrecci,Applicants.
7:15 P.M. SEQR Determination: Magacs Subdivision, 293 Bundy Road.
7:15 P.M. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the
proposed 2-lot subdivision located at 293 Bundy Road,Town of Ithaca Tax Parcel No. 27.-1-4,
Agriculture Zone. The proposal involves subdividing the property into a 14+/-acre parcel (Parcel
A), containing the existing residence and garage at 293 Bundy Road, and a 9.12+/- acre parcel
(Parcel B)which contains an existing greenhouse and barn/garage. Steven W. Magacs&Jeffrey J.
Magacs, Owners/Applicants;Natalie S. French,Barney, Grossman 8c Dubow, Agent.
7:30 P.M. SEQR Determination: New Connell University Baseball Field,Ellis Hollow Road and Game Fann
Road.
7:30 P.M. PUBLIC HEARING: Consideration of Preliminary Site Plan Approval and Special Permit for the
proposed New Cornell University Baseball Field project,located near the confer of Ellis Hollow
Road and Game Farm Road, Town of Ithaca Tax Parcel No.'s 62.-2-3, 62.-2-4, 62.-2-5, and 62.-2-
6,Low Density Residential Zone. The proposal involves the construction of a new baseball field
facility,consisting of a stadium with a synthetic turf field, dugouts, scoreboard, and bleachers with
a 500-seat capacity. The project will also include a 15,160+/- square foot support building(team
rooms,team locker room bathrooms, a coaches office and locker, showers, an umpires room,
storage, batting cages, and a press box),a 590+/- square foot building with spectator bathrooms,
80 parking spaces, an access drive from Ellis Hollow Road, and stormwater facilities. Connell
University, Owner/Applicant;Michael Mantell,PE, Civil Engineer, Stantee Consulting Services
Inc.
7. Persons to be heard.
S. Approval of Minutes: October 5,2021
9. Other Business
10. Adjournment
Susan Ritter
Director of Planning
273-1747
NOTE:IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND,PLEASE NOTIFY
CHRIS BALESTRA AT 273-1747 or CBALESTRA(n>TOWN.ITHACA.NY.US.
(A quorum of four(4)members is necessary to conduct Planning Board business.)
Accessing Meeting Materials Online
Site Plan and Subdivision applications and associated project materials are accessible electronically on the Town's website under
"Planning Board"on the"Meeting Agendas"page(http://www.town.ithic-,i.nv.tis/meetinE!-,ii!en(lts).
+OF xr TOWN OF ITHACA
> 215 N. Tioa Street, Ithaca, N.Y. 1850
www.town.ithaca.ny.us
AFFIDAVIT OF SERVICE BY MAIL AND POS"PING & PUBLICATION
STATE OF NEW YORK ) SS.:
COUNTY OF TO PKINS )
1, 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 121h day of October 2021, deponent served the within Notice upon the property
owners within 500 ft. of the properties identified below;
Tax Parcels#27.-1-11.22 & 27.-1-I 1.1 Preliminary and Final Subdivision Approval for the proposed
subdivision located at 107 Bundy Road and 1130 Trumansburg Road.
Tax Parcels#22.-2-1. 13 & 22.-2-1.312 Preliminary and Final Subdivision Approval for the proposed
2-lot subdivision located at 293 Bundy Road.
Tax Parcels# 61-2-3,62.2-4, 62.-2-5, 62.-2-6 Preliminary Site Plan Approval and Special Permit for
the proposed Cornell University New Baseball. Field, located near the corners of Ellis Hollow and
Game Farm Roads.
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 and
the notice has been duly published in the official newspaper, Ithaca Journal on October IP 2021..
..... ..... ............... . . ......�
Ab y Ilomer� dministrative Assistant
Sworn to before me on W ) l 2021. .
--&
--!B--(E
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_______________ ___________________________--________________________
Notary Pu N
NOTARY U LIC-STATE OF NIEW YORK
Quaflfled In TompkIns County
y L",omm4slo n ExpIres ApO 28, 2 .a
TOWN OF ITHACA PLANNING BOARD
PUBLIC HEARING NOTICE
The Planning Board will hold public hearings on Tuesday, October 19,2021,at the following times and on the following
matters,
7:00 RM. Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision located at 107
Bundy Road and 1130 Trurnansburg Road, Town of Ithaca Tax Parcel No.'s 27.-1-11.22 and 27,-1-11.1,
Medium Density Residential Zone. The proposal involves Subdividing 0.80+/-acres from Tax Parcel No.27,-
1-11.1 and 3.49 +/- acres from Tax Parcel No. 27.-1-11.22, which will be combined to create a new 4,29 +/-
acre parcel containing an existing house, barn and shed. Marilyn P. Sgrecci and Mary Louise Perry Trust,
Owners; Marilyn P. Sgrecci and Carl Sgrecci, Applicants.
7.15 P,M. Consideration of Preliminary and Final Subdivision Approval for the proposed 2-lot subdivision located at
293 Bundy Road, Town of Ithaca Tax Parcel No. 27.-1-4, Agriculture Zone. The proposal involves
subdividing the property into a 14 +/- acre parcel (Parcel A), containing the existing residence and garage
at 293 Bundy Road, and a 9.12 +/- acre parcel (Parcel B) which contains an existing greenhouse and
barn/garage. Steven W. Magacs & Jeffrey J. Magacs, Owners/Applicants; Natalie S. French, Barney,
Grossman& Dubow, Agent.
7:30 P.M. Consideration of Preliminary Site Plan Approval and Special Permit for the proposed New Cornell
University Baseball Field project, located near the corner of Ellis Hollow Road and Game Farm Road,
Town of Ithaca Tax Parcel No.'s 62.-2-3,61-2-4,62.-2-5,and 62.-2-6, Low Density Residential Zone.The
proposal involves the construction of a new baseball field facility,consisting of a stadium with a synthetic
turf field, dugouts, scoreboard, and bleachers with a 500-seat capacity. The project will also include a
15,160 +/- square foot support building (team rooms, team locker room bathrooms, a coaches office and
locker, showers, an umpires room, storage, batting cages, and a press box), a 590 +/- square foot building
with spectator bathrooms, 80 parking spaces, an access drive from Ellis Hollow Road, and storinwater
facilities. Cornell University,Owner(Applicant; Michael Mantell, PE, Civil Engineer, Stantec Consulting
Services Inc.
Due to COVID-19 and the NYS Legislation allowing virtual meetings, the meeting will be held via the Zoom audiolvisual
application with no in-person attendance permitted. Zoom Meeting ID 836 4376 4382. Call In (929) 436-2866. Any person
wishing to address the board will be heard. In addition,comments can be sent via email to towiicierkeato",ii.itliaca.ray.us tip to
the end of business the day of the meeting and all comments will be forwarded to the board. Additional information is available
at www.town.ithaca.ny.us.
Susan Ritter, Director of Planning
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TOWN OF ITHACA PLANNING BOARD
October 19, 2021
MINUTES
Board Member Present: Liebe Meier Swain, Chair; Members Cindy Kaufman, Greg
Lindquist, Ariel Casper, Fred Wilcox Yvonne Fogarty and Margaret Johnson
Town Staff: Paulette Rosa, Town Clerk; Susan Brock, Attorney for the Town; Lorraine
Moynihan Schmidt, Attorney for the Town; Chris Balestra, Planner; Sue Ritter, Director of
Planning; Marty Moseley, Director of Code Enforcement; David O'Shea, Engineering
Ms. Meier Swain opened the meeting at 7:00 p.m.
PULLED Agenda Item 1 Consideration of Preliminary and Final Subdivision Approval for the
proposed subdivision located at 107 Bundy Road and 1130 Trumansburg Road, Town of Ithaca
Tax Parcel No.'s 27.-1-11.22 and 27.-1-11.1, Medium Density Residential Zone. The proposal
involves subdividing 0.80 +/- acres from Tax Parcel No. 27.-1-11.1 and 3.49 +/- acres from Tax
Parcel No. 27.-1-11.22, which will be combined to create a new 4.29 +/- acre parcel containing
an existing house, barn and shed. Marilyn P. Sgrecci and Mary Louise Perry Trust, Owners;
Marilyn P. Sgrecci and Carl Sgrecci, Applicants.
AGENDA ITEM 2 Consideration of Preliminary and Final Subdivision Approval for the
proposed 2-lot subdivision located at 293 Bundy Road, Town of Ithaca Tax Parcel No. 27.-1-4,
Agriculture Zone. The proposal involves subdividing the property into a 14 +/- acre parcel
(Parcel A), containing the existing residence and garage at 293 Bundy Road, and a 9.12 +/- acre
parcel (Parcel B)which contains an existing greenhouse and barn/garage. Steven W. Magacs &
Jeffrey J. Magacs, Owners/Applicants; Natalie S. French, Barney, Grossman& Dubow, Agent.
Ms. Fogarty stated that she is a neighbor of the applicant, but she did not feel that it affects her
impartiality on this action.
Mr. Grossman, Attorney for the applicants, gave a brief overview of the proposal stating that the
property has a derelict greenhouse on it and the intent is to bring everything back up to working
order and restart the agricultural use. The existing house will remain a residential use.
There is some concern about asbestos, and it was tested and removed from the building. There is
a fuel tank that was used for fuel oil to the greenhouse, and the contract of sale provides for the
purchaser to remove the tank and do any remediation needed.
David Fernandez, potential purchaser, gave some additional details on the proposed use of the
property. He stated that he owns the property next door and this would be an extension and
support of his current landscaping operation. The water source for the property is on the
adjacent property he owns and there is not septic,but he doesn't anticipate a need, at least
immediately, for it. The intent is to restore the head house and use the greenhouse for uses such
PB 2021-10-19 (Filed 11/30) Pg. 1
as overwintering, but not a fully heated greenhouse for transplants. There is no intent to disturb
the forest on the edge of the property.
There were no questions from the Board.
SEOR Determination
Ms. Fogarty asked about the existing water supply from the other parcel and if that was settled.
Mr. Fernandez responded that the connection will be capped off to allow better pressure to the
residence.
Mr. Wilcox added that the action is a subdivision, so the questions is not applicable.
Discussion followed, and Ms. Balestra responded that we traditionally answer the question when
we have a general or specific idea of what is proposed in association with the subdivision. N/A
was added to the answer field regarding septic.
PB RESOLUTION 2021- 029: SEQR
Preliminary & Final Subdivision Approval
Magacs 2-Lot Subdivision
293 Bundy Road
Tax Parcel No. 27.-1-4
WHEREAS:
1. This is consideration of Preliminary and Final Subdivision Approval for the proposed 2-lot
subdivision located at 293 Bundy Road, Town of Ithaca Tax Parcel No. 27.-1-4, Agricultural
Zone. The proposal involves subdividing the property into a 14 +/- acre parcel (Parcel A),
containing the existing residence and garage at 293 Bundy Road, and a 9.12 +/- acre parcel
(Parcel B) which contains an existing greenhouse and barn/garage. Steven W. Magacs &
Jeffrey J. Magacs, Owners/Applicants; Natalie S. French, Barney, Grossman & Dubow,
Agent;
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 project;
3. The Planning Board on October 19, 2021,has reviewed and accepted as adequate a narrative,
a subdivision plat titled "Survey Map,No. 293 Bundy Road, Town of Ithaca, Tompkins
County,New York,"prepared by T.G. Miller P.C., dated 6/11/2021, and other application
materials; and
4. Town planning staff has recommended a negative determination of environmental
significance with respect to the proposed Subdivision Approval;
PB 2021-10-19 (Filed 11/30) Pg. 2
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.
Motion: Yvonne Fogarty Seconded: Fred Wilcox
Votes: ayes—Fogarty, Kaufman, Meier Swain, Wilcox, Lindquist, and Casper
Public Hearing
Ms. Meier Swain opened the public hearing at 7:22 p.m. Ms. Rosa noted for the record that no
one had called or emailed her on the action wishing to comment and there was no one indicating
they wished to address the Board on the ZOOM platform and the hearing was closed.
Preliminary and Final Subdivision Approval
There were no further questions from the Board.
PB RESOLUTION 2021- 030: Preliminary & Final Subdivision Approval
Magacs 2-Lot Subdivision
293 Bundy Road
Tax Parcel No. 27.4-4
WHEREAS:
1. This is consideration of Preliminary and Final Subdivision Approval for the proposed 2-
lot subdivision located at 293 Bundy Road, Town of Ithaca Tax Parcel No. 27.-1-4,
Agricultural Zone. The proposal involves subdividing the property into a 14 +/- acre
parcel (Parcel A), containing the existing residence and garage at 293 Bundy Road, and a
9.12 +/- acre parcel (Parcel B)which contains an existing greenhouse and barn/garage.
Steven W. Magacs & Jeffrey J. Magacs, Owners/Applicants;Natalie S. French, Barney,
Grossman& Dubow, 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 October 19, 2021,
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,
PB 2021-10-19 (Filed 11/30) Pg. 3
3. The Planning Board on October 19, 2021, has reviewed and accepted as adequate a
narrative, a subdivision plat titled "Survey Map, No. 293 Bundy Road, Town of Ithaca,
Tompkins County,New York,"prepared by T.G. Miller P.C., dated 6/11/2021, and other
application materials;
NOW THEREFORE BE IT RESOLVED:
1. That the Town of Ithaca Planning Board hereby waives certain requirements for
Preliminary & Final Subdivision Approval, as shown on the Preliminary& Final
Subdivision Checklists, having determined from the materials presented that such waiver
will 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 Magacs 2-Lot Subdivision, as shown on the plans noted in Whereas #3 above,
subject to the following conditions:
a. Submission for signing by the Chairperson of the Planning Board of an original and
three dark lined prints of the approved 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.
Motion: Fred Wilcox Seconded: Greg Lindquist
Votes: ayes—Fogarty, Kaufman, Meier Swain, Wilcox, Lindquist, and Casper
AGENDA ITEM 3 Consideration of Preliminary Site Plan Approval and Special Permit for the
proposed New Cornell University Baseball Field project, located near the corner of Ellis Hollow
Road and Game Farm Road, Town of Ithaca Tax Parcel No.'s 62.-2-3, 62.-2-4, 62.-2-5, and 62.-
2-6, Low Density Residential Zone. The proposal involves the construction of a new baseball
field facility, consisting of a stadium with a synthetic turf field, dugouts, scoreboard, and
bleachers with a 500-seat capacity. The project will also include a 15,160 +/- square foot support
building (team rooms, team locker room bathrooms, a coach's office and locker, showers, an
umpires room, storage,batting cages, and a press box), a 590 +/- square foot building with
spectator bathrooms, 80 parking spaces, an access drive from Ellis Hollow Road, and stormwater
facilities. Cornell University, Owner/Applicant; Michael Mantell, PE, Civil Engineer, Stantec
Consulting Services Inc.
David Cutter, CU Landscape Architect introduced Jay Shermeta and Michael Mantel and gave a
brief presentation by sharing his screen, noting that the concept and plans had been shared before
as sketch plan.
Mr. Cutter stated that one of the questions during sketch plan review was regarding the long-term
goals for this area. He went through the process of the College went through as they considered
and other athletic fields and realistically, it will be at least 10-15 years before any of the other
athletic fields would be considered for moving to this site.
PB 2021-10-19 (Filed 11/30) Pg. 4
There is no lighting proposed for the field itself, other than safety lighting and will comply with
the Town's lighting law.
Mr. Shermeta discussed the design concepts. The press box is 1,000 square ft directly behind the
stands and the club house is for players only. The poles depicted are for safety netting, not
lighting and the sound amplification is projected forward toward the field only.
Mr. Mantell discussed the grading and stormwater aspects, saying that they are cutting the
facility into the slope, which allows them to balance the soil cut and use the material on the site
and not need to bring any soil materials in.
The elevation of the site is about 70' feet higher than the clubhouse building which means the
long views across the site will be maintained and not impacted by the clubhouse.
The proposal is for a berm along the first base line to allow alternate seating.
He reviewed the utility services and the stormwater prevention aspects. Water will be connected
to the existing Cornell service and a proposed new sanitary sewer dedicated to the facility and
connect to the town-owned sewer line near Summer Hill Ln.
A Phase I shovel test was done in association with potentially sensitive archeological sites and
the results were negative and no recommendation of any further investigation was required and
State Historic Preservation Office or SHIPO agreed with that statement.
A traffic review was conducted and as Ellis Hollow Rd is a designated truck route, there will be
no impact to town roads. The review used a typical 100 spectator game and showed no impact
as Ellis Hollow Rd is designed for much higher volumes and Tompkins County Highway had no
concerns.
We are requesting a 20% reduction in the parking spaces requirement from 100 to 80 spaces
based on the anticipated use of the facility.
We looked at sound and provided documentation showing that the sound is attenuated by the
design and would dissipate to ambient levels shortly after it passed the perimeter of the facility
and well within the property area.
Mr. Mantell wrapped up by reviewing the projects draft timeline, with a Spring 2022 start and
finish prior to the 2023 baseball season.
Board Questions
Ms. Kaufman said the buildings look very nice and asked about the metal roof and side panels
and if the color is planned on being white as depicted.
Mr. Shermeta responded that it will be a clear iodized aluminum and very light, but not painted
any color.
PB 2021-10-19 (Filed 11/30) Pg. 5
Ms. Kaufman asked about the mechanical systems and where they will be located, as there is
space on the roof for solar panels.
Mr. Shermeta responded that there will be no roof-top units, the mechanicals will be tucked
away on the north side of the building in a fenced in area approximately 12'xl2' feet, which is
depicted on the site plan drawing.
Mr. Thaete asked for a description of the internal amenities for the teams and the public.
Mr. Shermeta responded that it is not a public facility and is limited to Cornell for Division play;
the only public area and facility is in the press box with bathroom facilities.
Mr. Shermeta showed the interior design and uses.
Mr. Wilcox followed up on the "public use" statement and noted that the SEQR states that "the
facility will provide the Community with a new amenity..."and the letter to Ms. Ritter states "in
order to protect the condition, the facility will not be available for public use." He asked which
is it? If it's an amenity, that implies public use.
Mr. Wilcox added that he was lucky enough to play on Hoy Field in his youth and he was
surprised Cornell no longer supports this idea.
Mr. Cutter responded that by"amenity" the meaning is as a spectator venue open to the public
and not just students. As for other uses, it is a competition field and the college is investing a lot
of money in the effort and so we are being careful on how much use it gets. That is not to say
that if a high school was in a jam or there was a really special event, we would probably be
happy to help, but in terms of opening it up to clubs, that is not envisioned; the College's own
intermural sports will not be allowed to use it either.
Mr. Wilcox asked Mr. Thaete about the sewerage, and it seems like we are not adding anything
to the system, yet there are a lot of calculations being performed and given.
Mr. Thaete responded that the capacity is what it being reviewed and the path of the sewage is
changing and so those issues need to be looked at in a variety of ways.
Mr. Moseley noted that the fences as proposed exceed the limit allowed and will need a variance.
Mr. Lindquist asked about the concessions and wanted to verify that no concessions will be
offered; if so, that goes against the idea of baseball.
Mr. Cutter responded that that is the case and always has been at Hoy Field.
Ms. Fogarty said this seems like overbuild for a limited audience with no other uses and the
statement that NCAA requires 500 seats was questioned during sketch plan.
PB 2021-10-19 (Filed 11/30) Pg. 6
Mr. Cutter responded that they did look deeper into that requirement and could not find it written
anywhere but we looked at sister Ivy League stadiums and 500 seats is on the small side.
SEQR Determination
Changes to indicate the need for variance(s) from the Zoning Board of Appeals and Town Board
acceptance of infrastructure and involved agencies listed and descriptive sentences added.
Ms. Meier Swain asked about noise and the assertion that noise would be significantly reduced at
the property line, and how is that happening.
Ms. Balestra responded that the Board could ask for evidence of that.
Mr. Cutter responded that he could expand the perimeter of the study to the outer boundary of
the property and submit that report.
Mr. Wilcox responded that SEQR is asking us for a determination now, and we don't have that.
Ms. Brock noted that the determination you are making is for noise amplified during games only,
which is about 11 times a year, during daytime hours, for approximately 3 hours. Even if the
noise exceeded the 65-decibel ambient level, given those parameters, is that significant in your
opinion is the question you are asking yourself.
Mr. Wilcox agreed but thought the number would be closer to 20 home games.
Mr. Casper stated that the 2020 schedule showed 13 home games.
Ms. Meier Swain agreed, saying the calculation would be 3% of the calendar year days.
PB RESOLUTION 2021- 031: SEQR
Preliminary Site Plan Approval & Special Permit
Cornell New Baseball Field
Tax Parcel No.'s 62.-2-3, 62.-2-4, 62.-2-5, and 62.-2-6
WHEREAS:
1. This action involves consideration of Preliminary Site Plan Approval and Special Permit
for the proposed New Cornell University Baseball Field project, located near the corner
of Ellis Hollow Road and Game Farm Road, Town of Ithaca Tax Parcel No.'s 62.-2-3,
62.-2-4, 62.-2-5, and 62.-2-6, Low Density Residential Zone. The proposal involves the
construction of a new baseball field facility, consisting of a stadium with a synthetic turf
field, dugouts, scoreboard, and bleachers with a 500-seat capacity. The project will also
include a 15,160 +/- square foot support building (team rooms, team locker room
bathrooms, a coach's office and locker, showers, an umpire's room, storage,batting
PB 2021-10-19 (Filed 11/30) Pg. 7
cages, and a press box), a 590 +/- square foot building with spectator bathrooms, 80
parking spaces, an access drive from Ellis Hollow Road, and stormwater facilities.
Cornell University, Owner/Applicant; Michael Mantell, PE, Civil Engineer, Stantec
Consulting Services Inc.;
2. This is a Type I Action pursuant to the Town of Ithaca Code, Chapter 148-
Environmental Quality Review;
3. At its meeting on June 15, 2021, the Planning Board proposed to establish itself as Lead
Agency to coordinate the environmental review of the above-referenced proposal, and on
September 17, 2021, notified potential Involved and Interested Agencies of its intent to
serve as Lead Agency;
4. 6 NYCRR Section 617.3(g) notes a process for segmentation of environmental review,
and it is appropriate to segment the environmental review of this action from
environmental review of any potential future redevelopment at the current baseball
facility location (Hoy Field), which is located in the City of Ithaca;
5. The Planning Board, on October 19, 2021,has 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, a clipped binder titled "New Cornell Baseball Field-
Site Plan Submission," dated September 10, 2021, a Phase IA Cultural Resources
Investigation,prepared by Panamerican Consultants, Inc., dated June 2021, a set of
drawings titled"Cornell University New Baseball Field Preliminary Site Plans, Project
No. 192800207, September 1, 2021,"prepared by Stantec, including the following sheets
dated 09/10/2021: CN-1, CS-1, CS-1.0, CS-1.1, L-1 through L-5, L-6.1 through L-6.6,
C1, C2.1, C2.2, C3.1, C3.2, A3.1.1 through A3.1.3, and other application materials; and
6. The Town Planning staff has recommended a negative determination of environmental
significance with respect to the proposal;
NOW THEREFORE BE IT RESOLVED:
That the Town of Ithaca Planning Board, having received no objections from other Involved
Agencies, establishes itself as Lead Agency to coordinate the environmental review of the above-
described proposal;
AND BE IT FURTHER RESOLVED:
That, per the requirements outlined in 6 NYCRR Section 617.3(g) of the New York State
Environmental Quality Review Act regulations, the segmentation of the above-referenced action
from any redevelopment of Hoy Field is warranted, given that:
1. Information on the redevelopment of Hoy Field (including redevelopment scope and
timing) is too speculative to include in the environmental review for the proposed action;
PB 2021-10-19 (Filed 11/30) Pg. 8
2. Construction of the new baseball field does not commit Cornell University to any
redevelopment of Hoy Field, or to any specific redevelopment type or timing;
3. Town of Ithaca Planning Board approval of the proposed new baseball field does not
commit the City of Ithaca to approve any future development at the Hoy Field location in
the City of Ithaca; and
4. Segmentation of the environmental review for the new baseball field in the Town of
Ithaca from the environmental review for any future development at Hoy Field in the City
of Ithaca will not be less protective of the environment,because the construction and use
of a baseball field in the Town of Ithaca off of central campus does not share common
environmental impacts with the construction and use of new development (including an
academic building) over two miles away on central campus in the City of Ithaca in terms
of traffic, noise, lighting, visual, stormwater, utilities and other impacts.
AND BE IT FURTHER 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
proposal, 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.
Motion: Fred Wilcox Seconded: Cindy Kaufman
Votes: ayes—Wilcox, Johnson, Meier Swain, Kaufman, Lindquist, Casper
Abstained-Fogarty
Public Hearing
Ms. Meier Swain opened the public hearing at 6:41 p.m.
Pat Holmes, resident across from Game Farm Rd spoke, saying that she could not get on for the
Zoom, and she would like to see a plan of the site. Ms. Balestra explained where the documents
could be found on the Town's website.
Ms. Holmes was concerned about property values as the view used to be an open field and now it
will be fences and buildings.
Mr. Cutter stated that a straight line from Game Farm Rd to the center of the field is about 1,500
feet and we are setting the project below level and the view from this person's home will skim
over the top given the elevations.
Ms. Holmes said we can hear noise from the soccer fields now, and although she is not
complaining about that, she wanted to make it clear that noise can be heard.
PB 2021-10-19 (Filed 11/30) Pg. 9
Mr. Cutter responded that the elevation and cone or cup of the layout will mitigate that and he
didn't think the sound would carry any more than what she has heard and should be less.
Kyra Stephanoff spoke, saying she is on Fox Hollow Rd and she can hear the soccer fields very
well and she did not think the board was being realistic on the question of noise and she will be
impacted.
She went on to say that having 500 seats is too big and it will be weird as a player to play in front
of a half-filled stadium.
Ms. Stephanoff stated that her primary concern is noise and the effects on her and she asked how
that noise study was conducted and based on.
Mr. Mantell and Mr. Cutter described the study parameters.
Ms. Meier Swain stated that the discussion regarding the number of occurrences is low and
cheering for a home run is not a continuous noise.
Ms. Stephanoff stated that she hopes the Board comes after this is built to see that noise is going
to be above 65 decibels and will affect her. She asked that a study be done after the facility is
built.
Ms. Meier Swain asked Ms. Brock if that is something the Board has purview over.
Ms. Brock explained the options, and typically, during a public hearing, there is not a back and
forth and the Board will ask questions of the applicant for information after the public hearing.
Ms. Stephanoff asked if the public would get feedback on noise mitigation(s) and Ms. Meier
Swain responded that this is preliminary approval and information will be available during the
next step in the process and on the Town's website.
Bruce Brittain spoke, saying the design seems to waste a lot of space and this does not resemble
the existing Game Farm master plan, and he suggests using it the best he can and to make the
field regulation size; he can't understand not taking this opportunity to make the field regulation
size.
Mr. Brittain stated that he can't understand why the soccer fields are not being incorporated and
the opportunity taken to combine the uses.
He stated that the 500-seat size is never going to be needed and the amenities are in line with that
number and over built.
He was concerned about bus parking and an unloading/loading area. The turnaround is very
tight, and emergency vehicles will have issues.
PB 2021-10-19 (Filed 11/30) Pg. 10
Mr. Brittain ended with the depiction of showers and lockers for"the team" and he wondered if
this was for visiting teams also, or were they expected to get on a bus sweaty and dirty.
There was no one else wishing to address the Board and the public hearing was closed at 8:57
p.m.
Determination of Preliminary Site Plan Approval and Special Permit
Mr. Wilcox started the discussion by saying noise is important and comments were heard at both
opportunities by the public.
He also addressed Mr. Brittain's comments, saying they should be directed at Cornell as far as
use of the space, and we should congratulate them on positioning the field far away from the
intersection and directing sound toward the soccer fields and away from residences.
The use of the field in the future and the size of the field are up to them and not within the
Board's purview.
The draft resolution includes a condition on additional noise study(s).
Ms. Meier Swain asked if there were any proposed changes to the resolution from members or
staff.
Mr. Wilcox suggested adding the boundary of Ellis Hollow Rd for the noise study.
Mr. Casper asked about the concerns regarding crowd noise and how to address that in this
condition for a study.
Discussion followed and the condition is written specifically for the PA system and the Board
felt the amplified noise was an issue that could be addressed,but intermittent crowd noise or
cheering could not be quantified or addressed by a study.
Conditions regarding submissions of documents and documentation prior to issuance of permits
and certificates of occupancy were added and minor language and punctuation changes were
made to the draft resolution, which was moved and seconded as changed.
PB RESOLUTION 2021- 032: Preliminary Site Plan Approval & Special Permit
Cornell New Baseball Field
Tax Parcel No.'s 62.-2-3, 62.-2-4, 62.-2-5, and 62.-2-6
WHEREAS:
1. This action involves consideration of Preliminary Site Plan Approval and Special Permit
for the proposed New Cornell University Baseball Field project, located near the corner
PB 2021-10-19 (Filed 11/30) Pg. 11
of Ellis Hollow Road and Game Farm Road, Town of Ithaca Tax Parcel No.'s 62.-2-3,
62.-2-4, 62.-2-5, and 62.-2-6, Low Density Residential Zone. The proposal involves the
construction of a new baseball field facility, consisting of a stadium with a synthetic turf
field, dugouts, scoreboard, and bleachers with a 500-seat capacity. The project will also
include a 15,160 +/- square foot support building (team rooms, team locker room
bathrooms, a coach's office and locker, showers, an umpire's room, storage,batting
cages, and a press box), a 590 +/- square foot building with spectator bathrooms, 80
parking spaces, an access drive from Ellis Hollow Road, and stormwater facilities.
Cornell University, Owner/Applicant; Michael Mantell, PE, Civil Engineer, Stantec
Consulting Services Inc.;
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 19, 2021, 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, and other
application materials; and
3. The Planning Board, at a public hearing held on October 19, 2021, has reviewed and
accepted as adequate a clipped binder titled"New Cornell Baseball Field-Site Plan
Submission," dated September 10, 2021, a Phase I Cultural Resources Investigation,
prepared by Panamerican Consultants, Inc., dated June 2021, a set of drawings titled
"Cornell University New Baseball Field Preliminary Site Plans, Project No. 192800207,
September 1, 2021,"prepared by Stantec, including the following sheets dated
09/10/2021: CN-1, CS-1, CS-1.0, CS-1.1, L-1 through L-5, L-6.1 through L-6.6, C1,
C2.1, C2.2, C3.1, C3.2,A3.1.1 through A3.1.3, and other application materials;
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 very large and can easily accommodate a baseball field. The property
is located near Cornell campus, with physical site characteristics (former agricultural
fields) 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.
The proposed buildings are very low profile and related to a collegiate baseball field
use. They are designed to be compatible with the layout of the baseball field and other
site elements.
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.
• The noise, illumination and other nuisances that will occur on the site will be
temporary and associated with construction of the project. The proposed PA system
PB 2021-10-19 (Filed 11/30) Pg. 12
emits sound at 95dB at the field but reduces to 69dB near the NYSEG power lines. It
will only be used during the day and for short amounts of time.
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.
• Cornell will be utilizing their own water infrastructure, which is of adequate capacity
to accommodate the proposed use. Cornell will build and dedicate to the town a sewer
extension from Summerhill Lane to the project site. The proposed new town sanitary
sewer main will require an upgrade and Cornell will work with the town on a
Memorandum of Understanding (MOU) to make that happen.
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.
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 access drive and parking lot have been safely designed for emergency vehicles
and either have been or must be approved by the Codes Department and the Ithaca
Fire Department before final site plan approval.
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 a soccer field. The project will include landscaping and berms
that will somewhat buffer the project from those traveling along Ellis Hollow and
Game Farm Roads.
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:
1. 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
2. That the Town of Ithaca Planning Board hereby grants Preliminary Site Plan Approval
for the proposed Cornell University New Baseball Field Project, located near the corner
of Ellis Hollow Road and Game Farm Road, as described in the materials listed in
Whereas #3 above, subject to the following conditions:
a. Before final site plan approval, execution of a Memorandum of Understanding
(MOU) between the Town of Ithaca and Cornell University, to replace and upgrade
portions of the Mitchell Street sewer infrastructure impacted by this development.
The MOU shall include a mutually agreed upon scope of work and schedule. The
PB 2021-10-19 (Filed 11/30) Pg. 13
MOU terms shall be satisfactory to the Engineering Director, the Public Works
Director, and the Attorney for the Town,
b. Before final site plan approval, submission to the Town Engineering Department of
additional calculations/information related to potable water, specifically outlining
associated impacts or changes at the Town of Ithaca/Cornell University Pleasant
Grove interconnect,
c. Before final site plan approval, submission to the Town Engineering Department of
documentation from the Ithaca Area Wastewater Treatment Facility(IAWWTF),
stating that the plant has adequate capacity to treat the anticipated wastewater flows,
d. Before final site plan approval, submission of additional sound analysis relative to the
proposed PA system, showing the sound levels that will emit from the project to the
property limits on Game Farm Road and Ellis Hollow Road,
e. Before final site plan approval, approval by the Town Board of the concept and
locations of any sanitary sewer mains and related infrastructure to be conveyed to the
Town,
f. Before the issuance of building permits, inclusion of the New Baseball Field project
into the campus-wide Stormwater Operations, Maintenance, and Reporting agreement
between Cornell University and the Town of Ithaca,
g. Before the issuance of building permits, submission of documentation to the Town
Engineering Department of NYS DEC approval of the sanitary sewer extension,
h. Before issuance of any certificates of occupancy, completion, and operation of the
required upgrades to the Mitchell St. sewer infrastructure,
i. Before issuance of any certificates of occupancy, acceptance by the Town Board of
any applicable sanitary sewer mains and related infrastructure to be conveyed to the
Town,
j. 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,
k. Before final site plan approval, granting of any necessary variances from the Zoning
Board of Appeals, and
1. Before the issuance of any building permits, approval by the Town Board, full
execution and filing of a sanitary sewer easement(s) granted to the Town of Ithaca by
the applicant and by the relevant property owner to the west; such easement(s) shall
be satisfactory to the Attorney for the Town and the Town of Ithaca Public Works
Department.
PB 2021-10-19 (Filed 11/30) Pg. 14
Motion: Greg Lindquist Seconded- Liebe Meier Swain
Votes ayes- Fogarty,Kaufman, Meier Swain, Wilcox, Lindquist, Casper
AGENDA ITEM 4 Persons to be Heard—None
AGENDA ITEM 5 Other
Ms Ritter reminded the Board that the Town will be conducting a charette of the South Hill area
around Danby Rd and King Rd as detailed in the New Neighborhood Code and she
recommended members try<and attend the two public presentations broadcast on the Town's
YouTubeLive channel.
Meeting was adjourned upon a motion by Ms. Kaufman, seconded by Mr. Casper, unanimous
Submitt by
4k
Paulette Rosa, Town Clerk
PB 2021-10-19 (Filed 11/30) Pg. 15