HomeMy WebLinkAboutPB Minutes 2023-03-21 TOWN OF 1THACA PLANNING BOARD
Shirley A. Raffensperger Board Room, Town Hall
215 North Tioga Street
Ithaca,New York 14850
Tuesday, March 21, 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
httns://us06web.zoom.us/o/83643764382.
If the public would like to attend the meeting for viewing purposes only,it is recommended to watch the
livestream video on YouTube (httns://www.youtube.com/channel/UCc9vvcXkJ6k]VlibibCv7No /Iive).
AGENDA
1. PUBLIC HEARING: Consideration of Special Permit for a proposed temporary daycare use at the
College Circle Community Center at Ithaca College, located at 30 College Circle. The proposal
involves utilizing existing meeting rooms in the community center for the Coddington Road
Community Center(CRCC) daycare program while the CRCC property undergoes renovations. This is
an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental
review. David Prunty, Ithaca College, Owner;Heather Mount, Coddington Road Community Center,
Applicant/Agent.
2. SEQR Determination: Osborne Subdivision/Consolidation,232 Haller Boulevard.
3. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the proposed
subdivision located at 232 Haller Boulevard. The proposal involves subdividing the 6.082-acre parcel
into three parcels. Parcel A, at 5.347 acres,will be consolidated along with a small strip of land (0
Haller Boulevard)with the property to the north(244 Haller Boulevard). Parcel B, at 0.368 acres,will
become a separate buildable lot fronting Haller Boulevard. Parcel C, at 0.367 acres, contains an
existing residence and garage. This is an Unlisted Action under the State Enviromnental Quality
Review Act and is subject to envirommental review. Paul D. Osborne,Attomey-in-fact for Marcia
Joyce Osborne, Owner; Christopher Anagnost, Applicant/Agent.
4. SEQR Deterinination: The Learning Farin, 272 Enfield Falls Road.
5. PUBLIC HEARING: Consideration of Preliminary and Final Site Plan Approval and Special Permit
for the proposed Learning Farin educational project located at 272 Enfield Falls Road. The proposal
involves the development of a learning kitchen building and educational spaces,up to ten guest
structures, associated gravel and grassed parking areas,trails, and walkways,lighting, and stormwater
management facilities. This is an Unlisted Action under the State Enviromnental Quality Review Act
and is subject to environmental review. Christa Nunez,Khuba International, Owner/Applicant;
Aleksandr Mergold,AIA,Agent.
6. Persons to be heard.
7. Approval of Minutes: January 17,2023
S. Other Business.
9. Adjournment.
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(ii,TORVN.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.ithaca.nv.us/mectin2-calendar-a2endas/under the calendar meeting date.
TOWN OF ITHACA
NEW YORK
DEPARTMENT OF PLANNING
215 N.Tioga St 14850
607.273.1747
....
www.town...1 h q
....................-1
AFFIDAVIT OF SERVICE BY MAIL AND POSTING& PUBLICATION
STATE OF NEWYORK ) SS,:
COUNTY OF TOMPKINS )
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 14th day of March 2023, deponent served the within Notice upon the property owners within
500 ft. of the properties and projects identified below for:
Consideration of Special Pertnit for a proposed temporary daycare use at the College Circle Community Center at Ithaca College,
located at 30 College Circle. The proposal involves utilizing existing meeting rooms in the community center for the Coddington
Road Community Center(CRCC)daycare program while the CRCC property undergoes renovations.This is an Unlisted Action
under the State Environmental Quality Review Act and is subject to environmental review. David Prunty, Ithaca College,
Owner; Heather Mount,Coddington Road Community Center,Applicant/Agent.
Consideration of Preliminary and Final Subdivision Approval for the proposed subdivision located at 232 Haller Boulevard.
The proposal involves subdividing the 6.082-acre parcel into three parcels. Parcel A,at 5.347 acres,will be consolidated along
with a small strip of land(0 Haller Boulevard)with the property to the north(244 Haller Boulevard), Parcel B, at 0.368 acres,
will become a separate buildable lot fronting Haller Boulevard. Parcel C, at 0.367 acres, contains an existing residence and
garage. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review,
Paul D.Osborne,Attorney-in-fact for Marcia Joyce Osborne,Owner;Christopher Anagnost,Applicant/Agent.
Consideration of Preliminary and Final Site Plan Approval and Special Pe for the proposed Learning Farm educational
project located at 272 Enfield Falls Road. The proposal involves the development of a learning kitchen building and educational
spaces, up to ten guest structures, associated gravel and grassed parking areas, trails, and walkways, lighting, and stormwater
management facilities. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to
environmental review.Christa Nunez,Khuba International,Owner�Applicant; Aleksandr Mergold,AIA,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 March 14, 2023, and
the once has been dulypublished in the official newspaper,Ithaca Journal on March 15, 2023.
"'is
Assistant
t
A
Abby Homer, ministrative Assistant
Sworn to before me on r1aAe',(4— 2023.
BECKY L.JORDAN
NOTARY PUB OF NEWYORK
Registration No.OIJ06186381
Notary P Qualified in Tompkins County
Commission Expires APRI 28,201
TOWN OF ITHACA PLANNING BOARD
PUBLIC HEARING NOTICE
The Planning Board will hold public hearings an Tuesday,
March 21, 2023, at TOO P.M.on the following matters:
Consideration of Special Permit for a proposed temporary
daycare use at the College Circle Community Center at
Ithaca College, located at 30 College Circle. The proposal
involves utMzing exist,ng meeting rooms in the cornotiuni-
ty center for the Coddington Road Community Center
(CRCC) daycare program white the CRCC property under-
goes renovations. This is an Unlisted Action under the
State Environmental Quality Review Act and is subject to
environmental review. David Prunty, Ithaca College,
Owner; Heather Mount, Coddington Road Community
Center,Applicant/Agent,
Consideration of Preliminai and Final Subdivision Appro-
val for the proposed subclavmion located at 232 Haller
Boulevard, The proposal Involves subdividing the 6.082-
acre parcel into three parcels, Parcel A, at 5,347 acres, will
be consolidated along with as small strip of (and (0 Haller
Boulevard) with the property to the north (244 Haller
Boulevard), Parcel 6, at 0368 acres, will become a sepa.
rate buildable lot fronting Haller Boulevard. Parcel C, at
0 367 acres, contains an existing residence and garage.
'This is an UnlVsted Action under the State Environmental
Quality Review Act and is subject to environmental re-
view, Paul D, Osborne, Attorney-in fact for Marcia Joyce
Osborne,Ownera Christopher Anagnost, Applicant/Agent.
Consideration of Preliminary and Final Site Plan Approval
and SpecW Permit for the proposed Learning Farm edu-
cational project located at 272 Enfield Falls Road. The
proposal involves the development of a learning kitchen
building and educational spaces, UP to ten guest struc-
tures, associated Yravel and grassed parking areas, trails,
a
, 1.
n m management walk wars, log 'tong, ad storwatemanagement fa-
cillves.This
s s an Unlisted Action under the State Fnviron-
menta� Quality Review Act and Pis subject to erworonryien-
tal revie Christa Nunez, Khuba International,
Owner/Applicant;Artekasandr Mergold,AIA,Agent.
Members of the public are welcome to attend in-person
at Town Ha" or virtually via Zoom. The public will have
an opportunity to see and hear the meeting live and pro-
vide comments in-person or through Zoom at httpsWus06
web.zoom.us/j/83 37Ea43B2.
If the public would like to attend the meeting for view-
ing purposes only, it is recommended to watch the
livestream video on YouTube (fottps;/A,,vvvw.yc,u%ube,com/
ckiannel/UCC9v,ycXkJ6klVlib,ihCy7NQ/Iive),
Any person wishing to address the board will be heard,
In addition, comments can be sent via email to townclerk
Otown.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 wvvw.town
Ahaca.ny.us.
CJ, Randall,Director of Planning
3/15/2023
fiV307-01
TOWN OF ITHACA PLANNING BOARD
March 21, 2023
MINUTES
Present: Greg Lindquist, Chair; Members Fred Wilcox,Yvonne Fogarty, Cindy Kaufman,Kelda
McGurk and Ariel Casper Absent: Bill Arms and Liz Bageant
CJ Randall and Chris Balestra, Planning; Marty Moseley, Codes; Susan Brock, Attorney for the
Town; Dan Thaete and David O'Shea, Engineering and Paulette Rosa, Town Clerk
Mr. Lindquist called the meeting to order at 6:00 p.m.
Item 1 Consideration of Special Permit for a proposed temporary daycare use at the College
Circle Community Center at Ithaca College, located at 30 College Circle. The proposal involves
utilizing existing meeting rooms in the community center for the Coddington Road Community
Center(CRCC) daycare program while the CRCC property undergoes renovations. This is an
Unlisted Action under the State Environmental Quality Review Act and is subject to
environmental review. David Prunty, Ithaca College, Owner; Heather Mount, Coddington Road
Community Center, Applicant/Agent.
Ms. Mount reviewed the project.
The Board had comments about parking and Ms. Mount described where staff would park,
where students and buses would drop/off and park.
The Board discussed the length of the Special Permit and whether exterior features or similar
changes that may occur during the building permit review and inspections would require a
modification from this Board.
Changes were made to the draft resolution to clarify that immaterial changes would not need
Planning Board approval.
PB Resolution 2023-005: Special Permit
Coddington Road Community Center
Temporary Child Day-Care Center at Ithaca College—
College Circle Community Building
Tax Parcel 43.-1-2.2
Whereas:
1. This action is Consideration of Special Permit for a proposed temporary Child Day-Care
Center use at the College Circle Community Center at Ithaca College, located at 30 College
Circle Drive. The proposal involves utilizing existing meeting rooms in the community
center for the Coddington Road Community Center (CRCC) daycare program while the
PB 2023-03-2 1(Filed 7/10) Pg. 1
CRCC property undergoes renovations. David Prunty, Ithaca College, Owner; Heather
Mount, Coddington Road Community Center, Applicant/Agent;
2. This is a Type II Action, as stated in 6 NYCRR Section 617.5(c)(21) of the regulations of
the New York State Department of Environmental Conservation, promulgated pursuant to
the State Environmental Quality Review Act, because the Action constitutes a"minor
temporary use of land having negligible or no permanent impact on the environment," and
thus approval of the special permit is not subject to review under SEQR; and
3. The Planning Board, at a Public Hearing held on March 21, 2023, has reviewed, and
accepted as adequate a narrative, aerial maps, a drawing titled"Ithaca College and
Coddington Road Proposal- Building Floor Plan" date-stamped February 22, 2023,prepared
by the Ithaca College Office of Facilities, along with other application materials;
Now therefore be it resolved:
That the Planning Board hereby grants Special Permit for the proposed temporary use at the
College Circle Community Center building, finding 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 College Circle Community Center building is large enough and suitable to
accommodate the added temporary day care use along with its existing use as a college
community facility. There will be no change to any physical site characteristics to house
the temporary daycare use.
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 building or site layout.
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 community facility use will not change. The temporary use will not create
fumes, vibrations, illumination, or other nuisances. Noise impacts related to the daycare
use will be temporary and limited to typical daytime business hours of 7:30am to
5:30pm, Mondays through Fridays.
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.
PB 2023-03-2 1(Filed 7/10) Pg. 2
• There are no material 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.
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. All existing vehicular,
bicycle, and pedestrian areas will remain unchanged and can accommodate all uses of
the property.
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 are no changes to existing vegetation or other features on the property.
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.
0 Site Plan approval is not required with this Special Permit. This criterion is not
applicable to the project.
Moved: Yvonne Fogarty Seconded: Cindy Kaufman
Vote: ayes—Casper, Fogarty, Lindquist, Wilcox, Kaufman and McGurk
Item 2 Consideration of Preliminary and Final Subdivision Approval
The proposal involves subdividing the 6.082-acre parcel into three parcels. Parcel A, at 5.347
acres, will be consolidated along with a small strip of land(0 Haller Boulevard) with the
property to the north(244 Haller Boulevard). Parcel B, at 0.368 acres, will become a separate
buildable lot fronting Haller Boulevard. Parcel C, at 0.367 acres, contains an existing residence
and garage.
Paul D. Osborne, Attorney-in-fact for Marcia Joyce Osborne, Owner; Christopher Anagnost,
Applicant/Agent.
Mr. Anagnost gave an overview of the project.
Mr. Lindquist opened the public hearing ; there was no one wishing to speak, and the hearing
was closed.
PB 2023-03-2 1(Filed 7/10) Pg. 3
SEQR Determination
PB Resolution 2023-006: SEQR
Preliminary and Final Subdivision Approval
Osborne Subdivision/Consolidation
232 Haller Boulevard
Tax Parcel No. 29:6-2.2
Town of Ithaca Planning Board, March 21, 2023
Whereas:
1. This is consideration of Preliminary and Final Subdivision Approval for the proposed
subdivision located at 232 Haller Boulevard. The proposal involves subdividing the 6.082-
acre parcel into three parcels. Parcel A, at 5.347 acres, will be consolidated along with a
small strip of land(0 Haller Boulevard) with the property to the north(244 Haller
Boulevard). Parcel B, at 0.368 acres, will become a separate buildable lot fronting Haller
Boulevard. Parcel C, at 0.367 acres, contains an existing residence and garage. This is an
Unlisted Action under the State Environmental Quality Review Act and is subject to
environmental review. Paul D. Osborne, Attorney-in-fact for Marcia Joyce Osborne, Owner;
Christopher Anagnost, Applicant/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 March 21, 2023, has reviewed and accepted as adequate a
subdivision map entitled"Subdivision Plat, Showing Lands of Marcia Joyce Osborne,
Located at No. 232 Haller Boulevard, Town of Ithaca, Tompkins County,New York,"
prepared by T.G. Miller, P.C. dated 9/28/2022, and other application materials; and
4. Town planning staff has recommended a negative determination of environmental
significance with respect to the proposed Subdivision Approval; 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.
Moved: Ariel Casper Seconded: Yvonne Fogarty
Vote: ayes—Casper, Fogarty, Lindquist, Wilcox, Kaufman and McGurk
PB 2023-03-2 1(Filed 7/10) Pg. 4
Determination
Dave O'Shea spoke to the sewer lateral and the condition should be revised to reflect the correct
parcel and a change made to the resolution.
Cindy asked about the description and lines showing the consolidation
PB Resolution 2023-007: Preliminary and Final Subdivision Approval
Osborne Subdivision/Consolidation
232 Haller Boulevard
Tax Parcel No. 29:6-2.2
Town of Ithaca Planning Board, March 21, 2023
Whereas:
1. This is consideration of Preliminary and Final Subdivision Approval for the proposed
subdivision located at 232 Haller Boulevard. The proposal involves subdividing the 6.082-
acre parcel into three parcels. Parcel A, at 5.347 acres, will be consolidated along with a
small strip of land(0 Haller Boulevard) with the property to the north(244 Haller
Boulevard). Parcel B, at 0.368 acres, will become a separate buildable lot fronting Haller
Boulevard. Parcel C, at 0.367 acres, contains an existing residence and garage. This is an
Unlisted Action under the State Environmental Quality Review Act and is subject to
environmental review. Paul D. Osborne, Attorney-in-fact for Marcia Joyce Osborne, Owner;
Christopher Anagnost, Applicant/Agent;
2. This is an Unlisted Action for which the Town of Ithaca Planning Board, as lead agency
in the environmental review with respect to the project, has on.March 21, 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 the Town Planning staff, and
3. The Planning Board on March 21, 2023, has reviewed and accepted as adequate a
subdivision map entitled"Subdivision Plat, Showing Lands of Marcia Joyce Osborne,
Located at No. 232 Haller Boulevard, Town of Ithaca, Tompkins County,New York,"
prepared by T.G. Miller, P.C. dated 9/28/2022, and other application materials; now,
therefore be it
Resolved:
That the Planning Board hereby grants Preliminary and Final Subdivision Approval for the
proposed subdivision and consolidation at 232 Haller Boulevard, as shown on the subdivision
map noted in Whereas #3 above, subject to the following conditions:
a. Submission for signing by the Planning Board Chair of an original and three dark lined
prints of the approved final subdivision plat, revised to show the existing sewer line that runs
north of the property from 232 Haller Boulevard, and the correct notation of feet,prior to
PB 2023-03-2 1(Filed 7/10) Pg. 5
filing with the Tompkins County Clerk's Office; and submission of a copy of the receipt of
filing to the Planning Department;
b. Prior to consolidation of Parcel A and Tax Parcel 29.-6-1.1 with Tax Parcel 29.-6-1.2,
submission of, and approval by, the Attorney for the Town of a sanitary sewer easement for
Parcel C. Once approved, recording of said easement in the Tompkins County Clerk's office
at the time of the recording of the deed for the conveyance of Tax Parcel 29.-6-1.1 to the
owner of Tax Parcel 29.-6-1.2; and submission to the Planning Department of proof of such
filing within 5 days of the recording; and
c. Within six months of this approval, consolidation of Tax Parcel 29.-6-1.1 and Parcel A
with Tax Parcel 29.-6-1.2, and submission to the Planning Department of a copy of the
completed Tompkins County Consolidation Request Form.
Moved: Ariel Casper Seconded: Yvonne Fogarty
Vote: ayes—Casper, Fogarty, Lindquist, Wilcox, Kaufman and McGurk
Item 3 Consideration of Preliminary and Final Site Plan Approval and Special Permit for
the proposed Learning Farm educational project located at 272 Enfield Falls Road. The
proposal involves the development of a learning kitchen building and educational spaces, up to
ten guest structures, associated gravel and grassed parking areas, trails, and walkways, lighting,
and stormwater management facilities. Christa Nunez, Khuba International, Owner/Applicant;
Aleksandr Mergold, AIA, Agent.
Ms. Nunez and Mr. Mergold gave an overview of the project.
The project consists of temporary yurts, a welcome center and food kitchen to support children
and their families in learning about agriculture, food systems and education.
The project is grant funded so the plans and phases of the development of the project will be
dependent on grant funding continuing.
There were concerns about the access from the main road as it is a very busy State highway and
signage would be important.
SEQR Determination
PB Resolution 2023-008: SEQR Preliminary/Final Site Plan & Special Permit
The Learning Farm
272 Enfield Falls Road, Tax Parcel 33.I-24.1.
Whereas:
1. This action involves consideration of Preliminary and Final Site Plan Approval and
Special Permit for the proposed Learning Farm Agritourism and Seasonal farm lodging
PB 2023-03-2 1(Filed 7/10) Pg. 6
facility project located at 272 Enfield Falls Road. The proposal involves the development of
a learning kitchen building and educational spaces, up to ten guest structures, associated
gravel and grassed parking areas, trails, and walkways, lighting, and stormwater
management facilities. Christa Nunez, Khuba International, Owner/Applicant; Aleksandr
Mergold, AIA, 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 March 21, 2023,has reviewed and accepted as adequate a Short
Environmental Assessment Form Part 1, submitted by the applicant, Parts 2 and 3,prepared
by Town Planning staff, a narrative, a set of drawings titled"The Learning Farm,"including
sheets Al-A5, dated 05-03-2022; sheets A500-A503, dated 22 July 2022; sheet A001, dated
1 August 2022; sheets A100, Al 10, A300, A301, A400, A401, dated 19 September 2022;
sheets SW1-SW7, dated Jan.19, 2023; sheets A000, A010, E000, and FP001, dated February
27, 2023; and other application materials; and
4. 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 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.
Moved: Fred Wilcox Seconded: Yvonne Fogarty
Vote: ayes—Casper, Fogarty, Lindquist, Wilcox, Kaufman and McGurk
Public Hearing
Mr. Lindquist opened the public hearing; there was no one wishing to speak and the hearing was
closed.
Mr. Lindquist noted that the Conservation Board had no concerns with the project.
Determination
Mr. Wilcox asked about the staging of the project and asked the applicants to expand on that.
Ms. Nunez responded that Phase 1 would be the kitchen and the small dwelling units or yurts
followed by the welcome center and bottling facilities in Phase 2. She added that if she was
PB 2023-03-2 1(Filed 7/10) Pg. 7
dreaming big, the phases would be complete in 5 years.
Mr. Lindquist asked about the construction of the yurts and whether they would be year-round.
Mr. Mergold responded that they are canvass and all-weather, adding that there is one at the
Children's Garden off Route 89 if the Board wanted to see one.
Mr. Lindquist noted that this approval is for Phase 1 only.
Mr. O'Shea stated that Engineering had two issues to discuss with the Board.
First, the project is showing improvements on the parcel to the east and additional access off
State property they do not own and we would like a mechanism in the resolution to show proof
that they have rights to do that and maintain access.
Ms. Brock noted that New York State DOT claims an appropriation of 66' feet at that location
and they would need consent from NYS, as well as the McMillan's who own the property.
Ms. Nunez responded that they have talked to the McMillan's and there is a little wedge of a few
feet that needs to be addressed.
Secondly, they should get new DOT permits for the access driveway as this will be a different
use of the property, and we should have proof of that, as well as proof of the DOT permit for the
new driveway/curb cut onto Enfield Falls Rd.
Ms. Brock began to draft language to that effect and the Board turned to other comments.
Ms. Kaufman stated that she was very in favor of the project.
Mr. Moseley noted that the yurts are permitted to be up a maximum of 180 days according to
Town Code. The yurts have to be removed at the base according to NYS Fire Code and Town
Code.
Discussion followed on how they are constructed and how the temporary nature of the structure
would be handled. It is not ideal, but they are a nomad-like structure and designed for coming
down and being put back up.
Mr. Lindquist wanted to make sure the applicants understood that requirement and they
acknowledged they did.
Lengthy discussion followed while drafting the additional conditions regarding the DOT permits
and regulations on how the two access points would need to be built and the timing of approvals
and permits by both the Town and DOT.
PB 2023-03-2 1(Filed 7/10) Pg. 8
PB Resolution 2023-009: Preliminary/Final Site Plan & Special Permit
The Learning Farm
Tax Parcel 33.-1-24.1
272 Enfield Falls Road
Whereas:
1. This action involves consideration of Preliminary and Final Site Plan.Approval and
Special Permit for the proposed Learning Farm Agritourism and Seasonal farm lodging
facility project located at 272 Enfield Falls Road. The proposal involves the development of a
learning kitchen building and educational spaces, up to ten guest structures, associated gravel
and grassed parking areas, trails, and walkways, lighting, and stormwater management
facilities. Christa Nunez, Khuba International, Owner/Applicant; Aleksandr Mergold, AIA,
Agent;
2. This is an Unlisted Action for which the Town of Ithaca Planning Board, as lead agency in
the environmental review with respect to the project, has on March 21, 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 the Town Planning staff; and
3. The Planning Board, at a public hearing held on March 21, 2023,has reviewed and
accepted as adequate a narrative, a set of drawings titled "The Learning Farm,"including
sheets Al-A5, dated 05-03-2022; sheets A500-A503, dated 22 July 2022; sheet A001, dated 1
August 2022; sheets A100, Al 10, A300, A301, A400, A401, dated 19 September 2022; sheets
SWI-SW7, dated Jan.1.9, 2023; sheets A000, A010, E000, and FP001, dated February 27,
2023; 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:
• 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 large enough to accommodate the project. It is currently utilized as a
farm and is an adequate location, with site characteristics suitable for the proposed structures
and farm-related uses.
• The proposed structure design and site layout are compatible with the surrounding area.
• The proposed structures are designed to blend in and be compatible with the surrounding
rural area, with natural materials and colors, and earth-berming for the main building. The
project is largely located off the road and behind existing structures, so it will be somewhat
PB 2023-03-2 1(Filed 7/10) Pg. 9
hidden from the surrounding area.
• 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 proposed project will create similar potential nuisances that any farm use would
create. Noise, illumination, fumes, etc. are mitigated by the seasonal (after-school and
summer) aspect of the use.
• 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.
• The proposal has received a sewer exemption from the Town of Ithaca. All other
community infrastructure and services are of adequate capacity to accommodate the
proposed use.
• 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.
• 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 project includes expanding an existing driveway to create looped access with
parking. All accessways have been safely designed for emergency vehicles.
• 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 will be minimal tree and vegetation loss associated with the project; and the
project will be largely hidden behind existing vegetation and other structures. There is no
need for additional landscaping or buffering.
• 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 the Town of Ithaca Planning Board hereby grants Preliminary and Final Site Plan Approval
for the proposed Learning Farm project at 272 Enfield Falls Road, as described in the materials
listed in Whereas #3 above, subject to the following conditions prior to the issuance of any
building permits:
a. submission of revised plans noting that the portion of the driveway to the east of the
PB 2023-03-2 1(Filed 7/10) Pg. 10
Applicant's parcel will not be used for any Phase 1 construction or site activities;
b. Submission of proof of any required NYS Department of Transportation right-of-way
permits related to the existing gravel drive located near 274 Enfield Falls Rd; and
c. Submission, review, and execution of an Operation, Maintenance and Reporting
agreement for the proposed stormwater management facilities, specifying the ownership and
maintenance responsibilities for the stormwater system, including:
(i) Submission of an access easement to assure Town of Ithaca access to the stormwater
facilities, and
(ii) 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.
Moved: Ariel Casper Seconded: Yvonne Fogarty
Vote: ayes—Casper, Fogarty, Lindquist, Wilcox, Kaufman and McGurk
Item 4 Persons to be heard.
Bruce Brittain spoke about the Pleasant Grove realignment project that was part of the approval
of the NCRE project that hasn't happened. He felt that Cornell tells the Town what to do and
what they want to hear and then once they have their approvals, they don't follow through and
hold up their part of the bargain.
Mr. Lindquist thanked him and responded that he would like some time to research the topic and
get back to him.
Ms. Brock stated for the record that it is not true that Cornell tells the Town what to do and in.
they met the conditions of the Planning Board as they submitted final construction drawings and
the letter committing over $1 M toward the project and this is a County road, and the County
Highway Superintendent said it wasn't necessary to do any realignment.
Item 5 Approval of Minutes: January 17, 2023
Motion made by Mr. Wilcox, seconded by Mr. Casper to approve the minutes as submitted;
unanimous.
Item 6 Other Business
The Town is being considered for a Pomeroy Zoning Award from the NYS Planning Federation,
but we were not selected. They did encourage us to apply again next year.
PB 2023-03-2 1(Filed 7/10) Pg. 11
COC is working on the telecommunication and solar law provisions which will come to the
Planning Board for review and comment.
Meeting adjourned upon motion by Mr. Casper, seconded by Mr. Wilcox; unanimous.
Sub"'tted by
Paulette Rosa,,Town Clerk
PB 2023-03-21(Filed 7/10) Pg. 12