HomeMy WebLinkAboutPB Minutes 2023-11-07 TOWN OF ITHACA PLANNING BOARD
Shirley A. Raffensperger Board Room,Town Hall
215 North Tioga Street
Ithaca,New York 14850
Tuesday,November 7, 2023 7:00 P.M.
Members of the public are welcome to attend in-person at Town Hall or virtually via Zoom. The public will
have an opportunity to see and hear the meeting live and provide comments in-person or through Zoom at
https:Hus06web.zoom.us/e/83643764382.
If the public would like to attend the meeting for viewing purposes only,it is recommended to watch the
livestream video on YouTube (httys://www.voutube.com/channel/UCC9vycXkJ6klVIibihCy7NO/live).
AGENDA
1. SEQR Determination: Hayts Chapel&School House— 1296-1298 Trumansburg Road—Special
Permit for Short-Term Rental Use.
2. PUBLIC HEARING: Consideration of a Special Permit for a Short-Term Rental Use, located at
1296-1298 Trumansburg Road. The Town Board recently rezoned this property by superimposing
a Limited Historic Commercial Overlay District over the base Medium Density Residential Zone,
which allows the Short-Term Rental Use following Special Permit approval by the Planning Board.
Alexa Michel Schmitz, Owner/Applicant.
3. PUBLIC HEARING: Consideration of Final Site Plan Approval for the proposed Carrowmoor
Large-Scale Community Solar Photovoltaic System project, located at 1358 Mecklenburg Road
(NYS Route 79). The project involves installing a 5MWac single-axis sun tracking solar array
system on approximately 30-acres of land, along with two inverter/transformer equipment pads,
battery energy storage system,new overhead utility(NYSEG)interconnects and poles, an eight-
foot-tall perimeter fence, stormwater management facilities, access drive, and other site elements.
This is a Type I Action under the State Environmental Quality Review Act, for which the Planning
Board issued a negative declaration of environmental significance on September 5, 2023. Rancich
Family Limited Partnership, Owner;Nexamp Solar,Applicant;Ryan McCune,Agent.
4. Persons to be heard.
5. Approval of Minutes.
6. Other Business.
7. Adj ournment.
C.J. Randall
Director of Planning
607-273-1747
NOTE:IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND,PLEASE NOTIFY
CHRIS BALESTRA AT 607-273-1747 or CBALESTRA(a,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 at
https://www.town.ithaea.ny.us/meeting-calendar-agendas/under the calendar meeting date.
TOWN OF ITHACA
NEW YORK
DEPARTMENT OF PLANNING
215 N.Tioga St 14850
607.273.1747
www.town.ithaca.nv.us
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 31 s`day of October 2023, deponent served the within Notice upon the property owners within
500 ft. of the properties and projects identified below for:
The Planning Board will hold public hearings on Tuesday, November 7,2023,starting at 7:00 P.M. on the following
matters:
Consideration of a Special Permit for a Short-Term Rental Use, located at 1296-1298 Tnunansburg Road. The Town
Board recently rezoned this property by superimposing a Limited Historic Commercial Overlay District over the base
Medium Density Residential Zone,which allows the Short-Term Rental Use following Special Permit approval by the
Planning Board. Alexa Michel Schmitz,OwnereApplicant.
Consideration of Final Site Plan Approval for the proposed Carrowmoor Large-Scale Community Solar Photovoltaic
System project, located at 1358 Mecklenburg Road(NYS Route 79).The project involves installing a 5MWac single-
axis sun tracking solar array system on approximately 30-acres of land,along with two inverter/transformer equipment
pads,battery energy storage system,new overhead utility(NYSEG)interconnects and poles,an eight-foot-tall perimeter
fence,stormwater management facilities,access drive,and other site elements.This is a Type I Action under the State
Environmental Quality Review Act, for which the Planning Board issued a negative declaration of environmental
significance on September 5, 2023. Rancich Family Limited Partnership, Owner; Nexamp Solar, Applicant; Ryan
McCune,Agent.
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 October 31, 2023, and
the notice has been duly published in the official newspaper, Ithaca Journal on November 1, 2023.
Abby' Home dministrative Assistant
Sworn to before me on N a r4 , 2023.
1
Notary Public ASHLEY COLBERT
Notary Public: State of New York
No.01 C06419580
Qualified in Tompkins County
Commission Expires,July 12,2025
ithacajournal
Public Notices
Originally published at ithacajournal.com on 11/01/2023
TOWN OF ITHACA PLANNING BOARD
PUBLIC HEARING NOTICE
The Planning Board will hold public hearings on Tuesday, November 7, 2023, starting at 7:00 P.M. on the following
matters:
Consideration of a Special Permit for a Short-Term Rental Use, located at 1296-1298 Trumansburg Road. The Town
Board recently rezoned this property by superimposing a Limited Historic Commercial Overlay District over the base
Medium Density Residential Zone,which allows the Short-Term Rental Use following Special Permit approval by the
Planning Board.Alexa Michel Schmitz, Owner/Applicant.
Consideration of Final Site Plan Approval for the proposed Carrowmoor Large-Scale Community Solar Photovoltaic
System project, located at 1358 Mecklenburg Road(NYS Route 79), The project involves installing a 5MWac single-axis
sun tracking solar array system on approximately 30-acres of land, along with two inverter/transformer equipment pads,
battery energy storage system, new overhead utility(NYSEG)interconnects and poles, an eight-foot-tall perimeter
fence,stormwater management facilities, access drive, and other site elements.This is a Type I Action under the State
Environmental Quality Review Act, for which the Planning Board issued a negative declaration of environmental
significance on September 5,2023. Rancich Family Limited Partnership, Owner; Nexamp Solar,Applicant; Ryan
McCune,Agent.
Members of the public are welcome to attend in-person at Town Hall or virtually via Zoom. The public will have an
opportunity to see and hear the meeting live and provide comments in-person or through Zoom at
https://us06web.zoom.us/j/83643764382.
If the public would like to attend the meeting for viewing purposes only, it is recommended to watch the livestream video
on YouTube (https:/Iwww.youtube.com/channel/UCC9vycXkJ6k[VlibjhCy7NO/live).
Any person wishing to address the board will be heard. In addition, comments can be sent via email to
townclerk@town.ithaca.ny.us up 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.
C.J. Randall, Director of Planning
November 1, 2023 9457382
TOWN OF ITHACA
„ n _ 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 public hearings on Tuesday,November 7,2023, starting at 7:00 P.M. on the following matter:
Consideration of Final Site Plan Approval for the proposed Carrowmoor Large-Scale Community Solar Photovoltaic
System project, located at 1358 Mecklenburg Road(NYS Route 79).The project involves installing a SMWac single-
axis sun tracking solar array system on approximately 30-acres of land,along with two inverter/transformer equipment
pads,battery energy storage system,new overhead utility(NYSEG)interconnects and poles,an eight-foot-tall perimeter
fence,stormwater management facilities,access drive,and other site elements.This is a Type I Action under the State
Environmental Quality Review Act, for which the Planning Board issued a negative declaration of environmental
significance on September 5, 2023. Rancich Family Limited Partnership, Owner; Nexamp Solar, Applicant; Ryan
McCune,Agent.
Members of the public are welcome to attend in-person at Town Hall or virtually via Zoom. The public will have an
opportunity to see and hear the meeting live and provide comments in-person or through Zoom at
https:r1us06web.zoom.us/j/83643764382. Any person wishing to address the board will be heard.
If the public would like to attend the meeting for viewing purposes only, it is recommended to watch the livestream
video on YouTubc ht!ps:..-'/www.youtube.com/channel,"UCC9 cXkJ6klVlibghCy7N(.'live).
In addition, comments can be sent via email to townclerk(,&,town.ithaca.ny.us up 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.nv.us.
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 httjps:llwww.town ithaca.ny.usjmeetinit-calendar-ajgendas/ under the calendar meeting date.
Full meeting agenda is on reverse side
I
TOWN OF ITHACA
un __ _ _ 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 public hearings on Tuesday,November 7,2023,starting at 7:00 P.M.on the following matter:
Consideration of a Special Permit for a Short-Term Rental Use,located at 1296-1298 Trumansburg Road. The Town
Board recently rezoned this property by superimposing a Limited Historic Commercial Overlay District over the base
Medium Density Residential Zone,which allows the Short-Term Rental Use following Special Permit approval by the
Planning Board.Alexa Michel Schmitz,Owner/Applicant.
Members of the public are welcome to attend in-person at Town Hall or virtually via Zoom. The public will have an
opportunity to see and hear the meeting live and provide comments in-person or through Zoom at
https:/'us06web.zoom.us/i!83643764382. Any person wishing to address the board will be heard.
If the public would like to attend the meeting for viewing purposes only, it is recommended to watch the livestream
video on YouTube(https:/,www.youtube.com/channel/IJCC9,�wcXkJ6k]Vlib hCy7N ;'live).
In addition, comments can be sent via email to townclerk(ak1townJthaca.n�us up 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.i thaca.ny.us.
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.town.ithaca.ny.us/meeting-calendar-agendas/under the calendar meeting date.
Full meeting agenda is on reverse side
t
TOWN OF ITHACA PLANNING BOARD
November 7, 2023
Present: Fred Wilcox, Chair: Members Cindy Kaufman,Ariel Casper, Caitlin Cameron, Kelda
McGurk, Bill Arms, and Liz Bageant
CJ Randall, Director of Planning, Christine Balestra, Senior Planner; Marty Moseley, Director of
Code Enforcement; Susan Brock, Attorney for the Town; David O'Shea, Senior Civil Engineer,
and Paulette Rosa, Town Clerk
Mr. Wilcox opened the meeting at 7:00p.m.
1. Consideration of a Special Permit for a Short-Term Rental Use, located at 1296-1298
Trumansburg Road. The Town Board recently rezoned this property by superimposing
a Limited Historic Commercial Overlay District over the base Medium Density
Residential Zone,which allows the Short-Term Rental Use following Special Permit
approval by the Planning Board.Alexa Michel Schmitz, Owner/Applicant
Overview
Ms. Schmitz gave an overview, saying that she bought the property from the Grippi's who had
lived there for decades and rented one unit as a long-term rental and lived in the other. She said
she fell in love with the rich history of the property, including being a school and a chapel and
part of the underground railroad, but then found that it was not suitable for living full-time there
with a family. She bought a place downtown and rented the second unit as a short-term rental
with the schoolhouse being rented long-term. She said that with the new legislation for short
term rentals (STR), she applied for and was granted the rezoning by the Town Board and now
needs the Special Permit from this Board to be permitted to continue the existing STR, and, in
the event her long-term tenant leaves, the ability to use both units as STR.
Mr. Wilcox asked if there was a current survey of the property and Ms. Schmitz responded that
there was not,to her knowledge.
The Board then discussed, at length, issues about parking spaces and how many potential
vehicles could be in play with two rental units. The materials included a site layout with parking
spaces indicated.
It was noted that either rental, STR or long term, could have numerous friends or visitors parking
there at any given time. The Town Code requires a minimum of two off-street parking spots for
each rental unit, but no restrictions on how many spaces are above that minimum requirement.
Mr. Wilcox stated that the more parking, the more cars, and disturbances. Another member said
there might be parties or increased noise.
Ms. Schmitz stated that the long-term tenant will probably be there for many more years and has
never had an issue with the past STR use or any noise or parties.
PB 2023-11-07 (Filed 1/26/24) Pg. 1
Ms. Balestra noted that the material submitted has been referred to repeatedly as a"site plan"
and there is no "site plan" approval associated with a special permit. A revised sketch of the
parking plan can be requested if the Board wished, and subject to the approval of the Director of
Planning
Mr. O'Shea stated that he was not concerned with any stormwater issues.
SEQR Determination
PB Resolution 2023-030: SEQR
Special Permit
1296-1298 Trumansburg Road— Short Term Rental Use
Tax Parcel 24.4-2
Whereas:
1. This action is the consideration of a Special Permit for a Short-Term Rental Use, located at
1296-1298 Trumansburg Road. The Town Board recently rezoned this property by
superimposing a Limited Historic Commercial Overlay District over the base Medium
Density Residential Zone, which allows the Short-Term Rental Use following Special Permit
approval by the Planning Board. Alexa Michel Schmitz, Owner/Applicant;
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 Special Permit, and
3. The Planning Board, on November 7, 2023, has reviewed and accepted as adequate a Short
Environmental Assessment Form(EAF) Part 1, submitted by the applicant, Parts 2 and 3
prepared by Town Planning staff, a report titled"1296-1298 Trumansburg Road(Hayts
Chapel and Schoolhouse) Request for Limited Historic Commercial Overlay District, Town
of Ithaca,New York," dated August 9, 2023, prepared by Alexa Schmitz, and other
application materials; and
4. The Town Planning staff has recommended a negative determination of environmental
significance with respect to the proposed 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
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, a Draft Environmental Impact Statement will not be
required.
Moved: Ariel Casper Seconded: Liz Bageant
PB 2023-11-07 (Filed 1/26/24) Pg. 2
Vote: Ayes—Wilcox, Casper, Arms, Kaufman, Cameron, Bageant, and McGurk
Public Hearing
Mr. Wilcox opened the public hearing; there was no one wishing to speak, and the hearing was
closed.
Determination
The Board discussed the number of rental units and how many people could be in each unit. The
sketch shows the Chapel has 1 bedroom and the Schoolhouse has 2 bedrooms, so a maximum of
6 people at any given time.
Ms. Schmitz responded, saying that both units have 2 bedrooms, one unit has an open floor plan
with a room divider making a second sleeping area.
The Board again discussed parking issues and different conditions that could limit the number of
vehicles that could be parked at any given time.
Mr. Casper and Mr. Arms had no concerns about parking, noting that there is a cemetery nearby
that could be used, and there is nothing in the zoning that talks about limiting parking.
Ms. Bageant added that her only concern with parking would be that it be done in a logical way;
and she was not concerned about parties or noise.
Mr. Moseley noted that the minimum required is 4 spots and there is no upper limit.
The Board went through different options for limiting the number of parking spaces.
Mr. Moseley asked how he would enforce a limitation, for example, for a backyard party with
more guests than 4 cars. Only 4 may be tenants, which is what is in the Town Code, but again,
there is nothing in the Code that prevents people from allowing visitors to park anywhere on
their property. Ms. Schmitz has submitted a historical preservation plan and has not suggested
that she would be paving the lot for parking or anything similar,but that she wants to preserve
the historical nature of the property.
A straw poll of the Board was taken with 4 members not in favor of putting any limitations on
parking.
Changes were made to the draft resolution to require a revised site layout plan.
PB Resolution 2023-031: Special Permit
1296-1298 Trumansburg Road—Short Term Rental Use
Tax Parcel 24.4-2
Whereas:
PB 2023-11-07 (Filed 1/26/24) Pg. 3
1. This action is the consideration of a Special Permit for a Short-Term Rental Use, located at
1296-1298 Trumansburg Road. The Town Board recently rezoned this property by
superimposing a Limited Historic Commercial Overlay District over the base Medium
Density Residential Zone, which allows the Short-Term Rental Use following Special Permit
approval by the Planning Board. Alexa Michel Schmitz, Owner/Applicant;
2. This is an Unlisted Action for which the Town of Ithaca Planning Board, acting as lead
agency in the environmental review with respect to the project, has, on November 7, 2023,
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 November 7, 2023, has reviewed, and
accepted as adequate a report titled"1296-1298 Trumansburg Road(Hayts Chapel and
Schoolhouse) Request for Limited Historic Commercial Overlay District, Town of Ithaca,
New York," dated August 9, 2023,prepared by Alexa Schmitz, and other application
materials; and
4. Project plans, and related information,were delivered to the Tompkins County Planning and
Sustainability Department per New York State General Municipal Law §§239-1 et seq., and
such Department responded in a October 5, 2023, letter from Katherine Borgella, Tompkins
County Commissioner of Planning,pursuant to §§239-1, -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 property has been used for long-term rentals for many years, and the Chapel has
been used for short-term rentals. The use itself is compatible with the property's size,
location, and physical characteristics.
B. The proposed structure design and site layout are compatible with the surrounding area.
• There are no proposed new structures and no changes to the site layout, other than
physical improvements to the exterior of the historic building that are compatible with
its historic designation and that of the surrounding 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.
PB 2023-11-07 (Filed 1/26/24) Pg. 4
• The residential use of the property will not change and will not cause noise, fumes,
vibration, illumination, or other nuisances. The property is surrounded by a road, a
cemetery (on two sides), and a doctor's office. Potential noise that could be
associated with a short-term rental use will have minimal impacts on the surrounding
properties.
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.
• There are no changes to existing infrastructure and services. 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 that the site
drawing supplied by the applicant shows parking within a driveway lane, which is
prohibited by Town Code, and one or two parking spaces are shown as encroaching on
the Hayts Road right-of-way. Parking within the driveway lane and parking within the
Hayts Road right-of-way will be eliminated per condition#2 below.
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.
• There are no proposed changes to the existing site layout. The submitted supplied by
the applicant shows parking within a driveway lane, which is not permitted and could
pose a safety risk. The site drawings will be amended to eliminate the parking in the
driveway lane.
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 property is surrounded by vegetation that is expected to remain in place for the
proposed use. Therefore, there is no need for additional buffering. Surrounding land
uses include two cemeteries, a doctor's office, a State Highway(NYS-96) and a
County Road(CR-139). None of these uses require buffering from the proposed
short-term rental use.
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.
• Site Plan approval is not required with Special Permit for the proposed use in the
Limited Historic Commercial Overlay District. This criterion is not applicable to the
project.
2. That the Planning Board hereby grants Special Permit for the proposed Short-Term
Rental Use at 1296-1298 Trumansburg Road, with the following conditions:
a. Revision of the applicant's site layout drawing to:
PB 2023-11-07 (Filed 1/26/24) Pg. 5
i. Delete the "primary" and"secondary"parking designations,
ii. Delete the parking space within the gravel driveway lane and any parking spaces
within the Hayts Road right-of-way,
iii. Clearly mark the parking spaces with boulders, rail ties, parking stops, signage, or
some other delineation method that will be physically implemented on site, and
b. The applicant may further revise the parking design shown on the site layout
plan, subject to approval of the Director of Code Enforcement.
Moved: Ariel Casper Seconded: Liz Bageant
Vote: Ayes—Wilcox, Casper, Arms, Kaufman, Cameron, Bageant, and McGurk
2. Consideration of Final Site Plan Approval for the proposed Carrowmoor Large-Scale
Community Solar Photovoltaic System project, located at 1358 Mecklenburg Road
(NYS Route 79). The project involves installing a SMWac single-axis sun tracking solar
array system on approximately 30-acres of land, along with two inverter/transformer
equipment pads, battery energy storage system, new overhead utility(NYSEG)
interconnects and poles, an eight-foot-tall perimeter fence, stormwater management
facilities, access drive, and other site elements. This is a Type I Action under the State
Environmental Quality Review Act, for which the Planning Board issued a negative
declaration of environmental significance on September 5,2023. Rancich Family
Limited Partnership, Owner; Nexamp Solar,Applicant; Ryan McCune,Agent.
Mr. Wilcox noted for members and the public that this is consideration of final site plan
approval, not a re-review of the project itself. Unless there is new information that was not
submitted or available during the previous reviews, this is looking at whether the applicant has
sufficiently completed the conditions this Board imposed at the preliminary approval, not
whether or not we think the project is appropriate.
Overview
Mr. McCune gave an overview of the final project site plan showing the screening pushed back
to protect the scenic views as requested with details on the vegetative barriers, lighting details
and electrical layouts.
Ms. Bageant asked if the conditions on the engineering memo had been satisfied and Mr.
McCune showed that it had been.
Public Hearing
Mr. Wilcox opened the public hearing and noted that the Board had received a written comment
from Ms. Palmer and that was sent to the Board Members and available on the members'
computers.
Mr. Zaharis spoke saying he is a nearby neighbor and said he was worried about lightning and
fires and the batteries and how they were going to be managed and what type of fire suppression
PB 2023-11-07 (Filed 1/26/24) Pg. 6
was in place. He had questions about how it was going to be connected to the grid and about
contaminants in the soil from the batteries.
Mr. Wilcox noted that many of these questions have been asked, answered, and reviewed during
the previous meetings and approvals the project has done through.
Ms. Palmer spoke, she thanked the Board for their hard work and review of this project. She
stated that her family has vacant land next to the project, that her grandfather wanted it to stay
agricultural, and after watching the previous meetings, most of her questions have been
answered. She said she is in favor of the project and supports renewable energy,but she and her
family did have a few questions; the snow removal gate is that for piles of snow or just the snow
removal equipment?Her land is down slope from that and piles of snow melting in one spot
would be an issue.
There was no one else wishing to speak and the hearing was closed.
Determination
Mr. Wilcox asked Mr. McCune to address the concerns about fires and fire suppression.
Mr. McCune stated that the two types of fire "concerns" are the central inverters, which are
heavily regulated and would react like a transformer fire you would normally see on a utility
pole, and they are handled the same way. The other is gas-buildup, and these are handled by an
automatic controlled ignition as soon as build up is detected, which looks scarier than it is and
can take 4- 6 hours to burn. There are also foam suppression systems in place and local fire
departments are trained on these systems and how to control them.
He added that all of the fires in New York State have happened during the commissioning phase
when the installation and testing is happening; never has it happened during the operation stage.
As to the interconnection questions, the project will be interconnecting at 345 voltage to the
West Hill distribution system, not a sub transmission site.
As to the snow removal, the plows will push snow just like you were plowing any street and will
not be stockpiled and the SWPPP fencing is a temporary fence during construction.
There were no other questions and slight changes were made to the draft resolution to reflect the
correct numbering and references to drawings.
PB Resolution 2023-032: Final Site Plan Approval
Carrowmoor Large-Scale Solar Energy System
Tax Parcel 27.4-15.2
1358 Mecklenburg Road
Whereas:
PB 2023-11-07 (Filed 1/26/24) Pg. 7
1. This action involves consideration of Final Site Plan Approval for the proposed Carrowmoor
large-scale community solar photovoltaic system project, located at 1358 Mecklenburg Road.
The project involves installing a 5MWac single-axis sun tracking solar array system on
approximately 30-acres of land, along with two inverter/transformer equipment pads, solar
energy battery storage, new overhead utility(NYSEG) interconnects and poles, an eight-foot-
tall perimeter fence, stormwater management facilities, access drive, and other site elements.
Rancich Family Limited Partnership, Owner; Nexamp Solar, Applicant; Ryan McCune,
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, on September 5, 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, and other application materials;
3. The Planning Board, at a public hearing held on November 7, 2023, has reviewed, and
accepted as adequate an application narrative titled"Changes Following Preliminary
Approval," Carrowmoor Solar—Project Narrative - Town of Ithaca,"a set of drawings titled
"Carrowmoor Solar, 1358 Mecklenburg Road, Ithaca,NY,"prepared by LaBella, dated
10/17/2023, including sheets C001, C002, C101, C201-C203, C301-302, C501-504, E601, a
Decommissioning Plan, 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 §§239-1 et seq.,
and such Department responded in a June 29, 2023, letter from Katherine Borgella,
Tompkins County Commissioner of Planning,pursuant to §§239-1, -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 Town of Ithaca Planning Board hereby grants Final Site Plan Approval for the proposed
Carrowmoor Solar project, located at 1358 Mecklenburg Road, as described in the materials
listed in Whereas#3 above, subject to the following conditions:
a. Before issuance of a building permit, submission to the Planning Department of a
Jurisdictional Determination letter issued by the Army Corps of Engineers (ACOE) that
confirms that the ACOE concurs that the project will not impact any wetlands,
b. Before issuance of a building permit, submission to the Planning Department of a copy of
NYSDOT Highway work permit(s),
c. Before issuance of a building permit, scheduling of a coordination meeting with the
Applicant's Environmental Monitor, and the Town Engineering, Planning, and Codes
Departments,
PB 2023-11-07 (Filed 1/26/24) Pg. 8
d. Before issuance of a building permit, approval of the Decommissioning Plan and Bond
by the Attorney for the Town and the Engineering Department, and
e. Before issuance of any Certificates of Compliance, submission of a copy of the final
Medium Voltage approval and signoff from NYSEG, following its final design review of
the project.
f. Before issuance of a building permit, revision of sheet C504 to specify a 3000K color
temperature for the proposed light pole.
Moved: Bill Arms Seconded: Cindy Kaufinan
Vote: ayes- Casper, Wilcox, Bageant, Arms, McGurk, Kaufinan, and Cameron
3. Persons to be heard-None
4. Approval of Minutes-None
5. Other Business-No agenda items for the November 2Is'meeting and the meeting was
canceled.
The meeting was adjourned upon motion by Mr. Casper, seconded by Mr. Arms, unanimous.
SubmitteO b
Paulette Rosa,Town Clerk
PB 2023-11-07(Filed 1/26/24) Pg. 9