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HomeMy WebLinkAboutPB Minutes 2023-06-20 TOWN OF ITHACA PLANNING BOARD Shirley A. Raffensperger Board Room, Town Hall 215 North Tioga Street Ithaca,New York 14850 Tuesday, June 20, 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 httys://us06web.zoom.us/i/83643764382. If the public would like to attend the meeting for viewing purposes only,it is recommended to watch the livestream video on YouTube (httos://www.youtube.com/channeFUCC9vvcXkJ6klVlibihCv7No /Iive). AGENDA 1. Persons to be heard. 2. SEQR Determination: Namgyal Monastery—Dalai Lama Library and Learning Center Modifications 3. PUBLIC HEARING: The proposal is the consideration of Preliminary and Final Site Plan Approval and Special Permit for modifications to the Dalai Lama Library and Learning Center Project,located on Tibet Drive (off NYS Route 96B/Danby Road). This project was originally approved in 2021 and has been under construction since. The proposed modifications include adding a pavilion,retaining walls, sculptures, flag poles, site lighting, an entry fence/gate with lighting, and other site improvements. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review.Namgyal Monastery at Dur Choe Ling, Owner; James Fruechtl, Senior Project Manager,TWMLA-A Fisher Associates Studio, Applicant/Agent. 4. Consideration of a Sketch Plan for the proposed Carrowmoor large-scale community solar photovoltaic system project, located on Mecklenburg Road(NYS Route 79) across from 1335- 1349 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. This is a Type I Action under the State Environmental Quality Review Act and is subject to environmental review. There are no decisions or approvals at this meeting, other than the Planning Board declaring their intent to be lead agency in the environmental review of the project. Rancich Family Limited Partnership, Owner;Nexamp Solar,Applicant; Ryan McCune,Agent. 5. Consideration of a recommendation to the Ithaca Town Board regarding the establishment of an open development area for 157 Enfield Falls Road,in which a structure exists,but where no street or highway giving access to the structure has been placed on an official map or plan(NYS Town Law Section 280-a,Permits for buildings not on improved mapped streets). 6. Consideration of a recommendation to the Ithaca Town Board regarding a proposed local law amending Chapter 270 of the Town of Ithaca Code,titled"Zoning," and the Town Zoning Map to rezone Tax Parcel#66.-1-6 located at 130 Forest Home Drive by superimposing a Limited Historic Commercial Overlay District over the base Medium Density Residential District. 7. Approval of Minutes: 8. Other Business. 0 AA; TOWN OF ITHACA NEW YORK DEPARTMENT OF PLANNING 215 N.Tioga St 14850 607.273.1747 w 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 13th day of June 2023, deponent served the within Notice upon the property owners within 500 ft. of the properties and projects identified below for: The consideration of Preliminary and Final Site Plan Approval and Special Permit for modifications to the Dalai Lama Library and Learning Center Project, located on Tibet Drive (off NYS Route 96B/Danby Road), This project was originally approved in 2021 and has been under construction since. The proposed modifications include adding a pavilion, retaining walls, sculptures, flag poles, site lighting, an entry fence/gate with lighting, and other site improvements. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Namgyal Monastery at Dur Coe Ling, Owner; James Fruechtl, Senior Project Manager, TWMLA-A Fisher Associates Studio, ApplicarruAgent. 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 June 13, 2023, and the notice has been duly published in the official newspaper, Ithaca Journal on June 14, 2023. 9, i)k fftc� PAbbbyyHLomen!, Ji inl'<trative Assistant zi 66 Paulette Rosa NOAR PUSTE OF EW Swo e 4meo 0--Ily 2023. T Y LIC.STA N YORK Registration No.OIROSISeM RK OusMed In Tompkins County CornmissIon Expires Deosmber4,2026 4Notaryt gublic TOWN OF ITHACA PLANNING BOARD PUBLIC HEARING NOTICE The Planning Board will hold a public hearing on Tuesday,June 20,2023,at 7:00 P.M.on the following matter: The proposal is the consideration of Preliminary and Final Site Plan Approval and Special Permit for modifications to the Dalai Lama Library and Learning Center Project,located on Tibet Drive(off NYS Route 96B/Danby Road). This project was originally approved in 2021 and has been under construction since.The proposed modifications include adding a pavilion,retaining walls, sculptures, flag poles, site lighting, an entry fence/gate with lighting, and other site improvements. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Namgyal Monastery at Dur Choe Ling, Owner; James Fruechtl, Senior Project Manager, TWMLA-A Fisher Associates Studio,Applicant/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/i/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://www.youtube.com/channeWCC9yycXkJ6klVlibjhGQ/live). Any person wishing to address the board will be heard. In addition, comments can be sent via email to townclerk(c)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 TOWN OFITHACA ro 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 a public hearing on Tuesday,June 20,2023,at 7:00 P.M.on the following matter: The proposal is the consideration of Preliminary and Final Site Plan Approval and Special Permit for modifications to the Dalai Lama Library and Leaming Center Project, located on Tibet Drive(off NYS Route 96BfDanby Road), This project was originally approved in 2021 and has been under construction since. The proposed modifications include adding a pavilion, retaining walls, sculptures, flag poles, site lighting, an entry fence/gate with lighting, and other site improvements. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review, Namgyal Monastery at Dur Choe Ling, Owner; James Fruechtl, Senior Project Manager, "I" LA-A Fisher Associates Studio,Applicant/Agent. Members oft e public are welcome to attend in-person at To 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 hqtpA:!q&web.zoorn.u f a 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 livestrearn video on You Tube (htlpsu// ,ygmtube.com/channel/UCC9%�a,,cxl(j6k ............... In addition, comments can be sent via email to townclqrk@town. _jpithacan�us up tote end of business the day of the meeting and all comments will -be forwarded tote board. Additional information is available at All.-M-Al_.town-111thaca.La. us. C.J. Randall, Director of Planning Accessing Meeting Materials Online Site an and Subdivision applications and associated project materials are accessible electronically on the Town's website at ht .nn Lar.p town, ,- 1Lqq4A§1, under the calendar meeting date. Full meeting agenda is on reverse side 1 TOWN OF ITHACA PLANNING BOARD June 20, 2023 MINUTES Present: Greg Lindquist, Chair: Members Ariel Casper, Cindy Kaufman, Caitlin Cameron, and Liz Bageant Absent: Fred Wilcox, Kelda McGurk and Bill Arms CJ Randall, Director of Planning; Chris Balestra, Planner; Susan Brock, Attorney for the Town; Dan Thaete, Town Engineer and Paulette Rosa, Town Clerk 1. Persons to be heard Doug Brittain, Forest Home, spoke regarding the Pleasant Grove Rd/Cradit Farm Dr intersection realignment issue. He noted that at the end of the last meeting, Ms. Bageant asked if it was required by the Planning Board conditions on the NCRE and Ms. Randall did not answer, so he would. He said the Final Site Plan Approval condition IA requires that there be an MOU that requires construction and he read the condition. "prior to issuance of building permits for structures located within the town of Ithaca, submission of a fully executed memorandum of understanding among the town of Ithaca, Tompkins County, and Cornell University that affirms each entity's desire to realign the intersection of Cradit Farm Drive and Pleasant Grove Road to direct traffic more readily to the Cornell campus and that contains schedule milestones for Cornell, at its own expense, to 1) hire Consultants to oversee the project and 2) develop preliminary and final project design documents in coordination with involved parties, and 3)prepare construction documents for construction of the project." Mr. Brittain stated that the Board should notice that it ends with"construct project by a specific date"not"explore."The requirement was for an MOU that requires all of that and you got exactly that. He encouraged all Board members to read the MOU and highlighted paragraph two where the schedule of when the different steps are to be done, and the final one is "completion of construction on October 30, 2023. Bruce Brittain spoke, continuing the topic, saying that condition 2 of the Final Site Plan. Approval stated"prior to issuance of any certificates of occupancy for buildings located in the Town of Ithaca, and submission to Tompkins County and the Town's Planning Department, final construction drawings for the Cradit Farm Drive/Pleasant Grove Road intersection realignment and submission to the Town Ithaca Planning Department, satisfactory to the Attorney for the Town, that Cornell University has approved the realignment project and the expenditures PB 2023-06-20 (Filed 8/30) Pg. 1 necessary to complete the project." Those are the final construction drawings that Doug was talking about and the ones referenced in the MOU. He said Ms. Randall mentioned that some drawings have been submitted and they're the latest iteration and an exploration of possible... And that which, and the City just wanted an exploration, but the Town Planning Board required final construction drawings and there aren't any, and there can't be any because they haven't agreed even on a conceptual design and as Doug pointed out, October is coming along pretty quick, and so Cornell needs to get their boys back to the drawing board come up with a design that will work. He said we need to get this back on track. We will be two years behind, but we can get it going again. The intersection realignment is required, and your conditions have not all been satisfied. The certificate of occupancy was issued in error, it can, and probably should, be withdrawn. Mr. Moseley mentioned that at a previous meeting, and I would defer to him on that. Thank you. Mr. Linquist responded that the matter is still under discussion and the Board will continue to work towards a final resolution of the issue. There was no one else wishing to speak. 2. Consideration of Preliminary and Final Site Plan Approval and Special Permit for modifications to the Dalai Lama Library and Learning Center Project, located on Tibet Drive (off NYS Route 96B/Danby Road). This project was originally approved in 2021 and has been under construction since. The proposed modifications include adding a pavilion, retaining walls, sculptures, flag poles, site lighting, an entry fence/gate with lighting, and other site improvements. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Namgyal Monastery at Dur Choe Ling, Owner; James Fruechtl, Senior Project Manager, TWMLA- A Fisher Associates Studio, Applicant/Agent. Ms. Kaufman recused herself from the action, stating that she works for one of the companies on the project. Overview The applicants gave an overview of the changes, including additional lighting, and attachment of a fence to the pergola, and the addition of a decorative gate. Comments Ms. Cameron asked about the notification on the SEQR form regarding wetlands and waterbodies implicated and habitats, and she asked for clarification. PB 2023-06-20 (Filed 8/30) Pg. 2 Mr. Smith responded that the stream is not near any of these modifications and the habitat the DEC mentions has not been present in this location for a long time. He added that the DEC mapper information has been reviewed previously during the SEQR process for Final Site Plan Approval. Ms. Cameron asked why the height requested for the gate and the poles are so tall. Applicant responded that it is aesthetic to match the existing pergola and due to the topography of the site. SEQR Determination Mr. Smith made a change to the SEQR form at Part 1, question 5 should be marked"yes" as it does comply with DEC regulations. PB RESOLUTION 2023-017: SEQR Preliminary & Final Site Plan Approval and Special Permit Dalai Lama Library & Learning Center Modifications Tax Parcel No. 43:2-10, 201 Tibet Drive WHEREAS: 1. This proposal is the consideration of Preliminary and Final Site Plan Approval and Special Permit for modifications to the Dalai Lama Library and Learning Center Project,located on Tibet Drive(off NYS Route 96B/Danby Road). This project was originally approved in 2021 and has been under construction since. The proposed modifications include adding a pavilion,retaining walls, sculptures, flag poles, site lighting, an entry fence/gate with lighting, and other site improvements. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Namgyal Monastery at Dur Choe Ling, Owner; James Fruechtl, Senior Project Manager, TWMLA-A Fisher Associates Studio,Applicant/Agent; 2. This is an Unlisted Action for which the Town of Ithaca Planning Board is acting in an uncoordinated environmental review with respect to Site Plan Approval and Special Permit; 3. The Planning Board, on June 20, 2023,has reviewed and accepted as adequate a narrative, Short Environmental Assessment Form(EAF)Part 1, submitted by the applicant,Parts 2 and 3 prepared by Town Planning staff, a narrative, drawings prepared by HOLT Architects and TWLA&Fisher Associates,titled"Layout and Materials Plan" (1-201),"Grading Plan"(1-301), and"Site Details" (L502), all dated revised 5/19/23,drawings prepared by HOLT Architects and T.G. Miller,P.C.,titled "Site Utility and Drainage Plan"(C201) and"Erosion and Sediment Control Plan"(C301B),both dated revised 6/6/23, drawing prepared HOLT Architects and EC413 Engineering P.C., dated 05/01/23,and other application materials; 4. The Town Planning staff has recommended a negative determination of environmental significance with respect to the proposal; NOW THEREFORE BE IT RESOLVED: PB 2023-06-20 (Filed 8/30) Pg. 3 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: Liz Bageant Seconded: Caitlin Cameron Vote: ayes—Casper,Lindquist, Bageant and Cameron Recused: Cindy Kaufman Public Hearing Mr. Lindquist opened the public hearing; there was no one wishing to speak and the hearing was closed. Determination There were no further comments from the Board. PB RESOLUTIONS 2023-018: Preliminary & Final Site Plan Approval and Special Permit Dalai Lama Library & Learning Center Modification Tax Parcel No. 43:2-10, 201 Tibet Drive WHEREAS: 1. The proposal is the consideration of Preliminary and Final Site Plan Approval and Special Permit for modifications to the Dalai Lama Library and Learning Center Project,located on Tibet Drive(off NYS Route 96B/Danby Road). This project was originally approved in 2021 and has been under construction since. The proposed modifications include adding a pavilion,retaining walls, sculptures, flag poles, site lighting, an entry fence/gate with lighting, and other site improvements. This is an Unlisted Action under the State Environmental Quality Review Act and is subject to environmental review. Namgyal Monastery at Dur Choe Ling, Owner; James Fruechtl, Senior Project Manager, TWMLA-A Fisher Associates Studio,Applicant/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 June 20, 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, on June 20, 2023,has reviewed and accepted as adequate a narrative, Short Environmental Assessment Form(EAF)Part 1, submitted by the applicant,Parts 2 and 3 prepared by Town Planning staff, a narrative, drawings prepared by HOLT Architects and TWLA&Fisher Associates,titled"Layout and Materials Plan" (1-201),"Grading Plan"(1-301), and"Site Details" (L502), all dated revised 5/19/23,drawings prepared by HOLT Architects and T.G. Miller,P.C.,titled "Site Utility and Drainage Plan"(C201) and"Erosion and Sediment Control Plan"(C301B),both dated revised 6/6/23, drawing prepared HOLT Architects and EC413 Engineering P.C., dated 05/01/23,and other application materials; PB 2023-06-20 (Filed 8/30) Pg. 4 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 large enough(27.29 acres)to easily accommodate the proposed modifications. The site characteristics are suitable for this library worship use and the proposed modifications are located adjacent to the existing developed portion of the property. B. The proposed structure design and site layout are compatible with the surrounding area. • The proposed modifications are designed to match the existing buildings on the property and the exterior design is a homage to Tibetan architecture. Overall,the proposed modifications are compatible with 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. • The proposed modifications will complement the existing religious uses existing on the property and under construction. Any other potential nuisances created by the project are expected to be temporary and associated with construction. 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. • This property is served by public water and sewer. There is an existing fire hydrant on the property,which would also be used to serve the proposed library. Tibet Drive is a paved road approximately 23-24 feet wide and is currently used for access to the existing buildings on the property. 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. • The proposed height of the flag poles and fencing/entrance gate will require a variance from the Town of Ithaca Zoning Board of Appeals. 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 property fronts on Danby Road(NYS Route 96B) and the applicant has constructed Tibet Drive to access the existing buildings. Tibet Drive is a paved road approximately 23-24 feet wide and is currently used for access to the existing buildings on the property. The proposed entrance gate will have features to allow emergency vehicle access. 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 will not be any additional tree or vegetation loss as part of the proposed modifications. Most of the wooded buffer that surrounds the property will remain unchanged. Given the use of the site,the proposed landscaping and buffering appears sufficient. PB 2023-06-20 (Filed 8/30) Pg. 5 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 waives certain requirements for Preliminary and Final Site Plan Approval, as shown on the Preliminary and Final Site Plan Checklists,having determined from the materials presented that such waiver will result in a significant alteration of neither the purpose of site plan control nor the policies enunciated or implied by the Town Board; 2. That the Town of Ithaca Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed Dalai Lama Library and Learning Center Modifications, as described in the materials listed in Whereas#3 above, subject to the following conditions: a. Receipt of any necessary variances from the Town of Ithaca Zoning Board of Appeals for the proposed height of the flag poles and fencing/entrance gate; b. Before issuance of a building permit for the modifications, submission to the Planning Department of one large-size original of the final site plan drawings, signed and sealed by the registered land surveyor(s), engineer(s), architect(s), or landscape architect(s)who prepared the site plan materials; c. Submission of revised stormwater and grading plans and calculations,for review and approval by the Director of Engineering,prior to issuance of any Temporary Certificate of Occupancy(s) or Certificate of Occupancy(s). Moved: Ariel Casper Seconded: Caitlin Cameron Vote: ayes—Casper,Lindquist, Bageant and Cameron Recused: Cindy Kaufman 3. Consideration of a Sketch Plan for the proposed Carrowmoor large-scale community solar photovoltaic system project, located on Mecklenburg Road (NYS Route 79) across from 1.335-1349 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. This is a Type I Action under the State Environmental Quality Review Act and is subject to environmental review. Action is to declare intent to be lead agency in the environmental review of the project Overview PB 2023-06-20 (Filed 8/30) Pg. 6 Ryan McCune introduced members of the project team and gave an overview of the project with a presentation. There was a large packet of information with reports from DEC and the Army Corps of Engineers and the wetlands are avoided and this is basically an unremarkable site. The parcel is 98 acres which currently has some row crops on it. The main array will be approximately 27 acres, with a single axis tracker system which means the panels will be following the sun. Mr. McCune then went through the technical details of the packet information and layout. He noted that the presentation shows adjustments made to the site plans to incorporate the new Solar Law regulations and they meet all the setback requirements. There will be a substantial upgrade to the West Hill substation,paid for by the applicant. COMMENTS Ms. Kaufman asked about typical complaints or surprises post construction that we cannot anticipate because this is our first large solar array. Mr. McCune responded that the most common is people who did not take the opportunity to see and pose questions during these processes saying Hey! Wait a minute, when it is being built. People view it as an unfavorable visual. He said every once in a while there are stormwater issues if runoff shifts through natural causes and that would be addressed, as would any replacement of trees that do not take. Ms. Cameron asked if housing were not a use that could be done on this parcel, given the housing crisis. Ms. Balestra responded that residential in the Ag Zone is limited. Ms. Cameron stated that she is a resident of EcoVillage and there have been questions about whether or not this is the highest and best use of the parcel. She asked if there will be grazer animals and whether the fence will impede animal migration. Mr. McCune responded that that will be using grazers and the fence will keep out larger animals like deer. Ms. Cameron asked about the staging or worker parking during the project that may affect traffic in the area. PB 2023-06-20 (Filed 8/30) Pg. 7 Mr. McCune responded that they are going through the DOT approval process and that will be shared when approved, but there will be a temporary lay-down space of about an acre and about 30 to 40 semi-trucks spread out through 1.5 months and the staff will be a max of 25 to 30 people during the height of construction. Ongoing solar projects are great neighbors with very little associated traffic. The Board discussed glare and there were two places that warranted more research, as stated in the submission materials. It was noted that those studies presented were modeled on taking the entire array as a singular pane of glass; not taking into account the breaks in the rows and vegetation. With that, the study showed a maximum of a 5 minute period of glare and no affect to residential homes. Mr. McCune noted that he knew the Town was very concerned about viewsheds and glare and he showed the various points they had done and that they could do a second study taking more details into account and adding the EcoVillage site due to the 4-story structure there and any other specific sites the Board wanted. He added that glare while driving is often mentioned, and due to the topography and location of this site, that would not be an issue other than possibly Bundy Rd. sporadically and for 5 minutes or less. PB R:ESOLUTION 2023-019: Lead Agency—Declaration of Intent Carrowmoor Large-Scale Solar Energy System Tax Parcel No. 27.1-1.5.2, Mecklenburg Road WHEREAS: 1. The Town of Ithaca Planning Board, at its meeting on June 20,2023, considered a Sketch Plan for the proposed Carrowmoor large-scale community solar photovoltaic system project,located on Mecklenburg Road(NYS Route 79) across from 1335-1349 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. The proposed project,which requires site plan approval by the Planning Board, is a Type I action pursuant to the State Environmental Quality Review Act, 6 NYCRR Part 617,because the project involves the physical alteration of more than 10 acres, and includes a nonagricultural use occurring wholly or partially within an agricultural district(certified pursuant to Agriculture and Markets Law, article 25-AA, sections 303 and 304),pursuant to 6 NYCRR 617.4 (b) (6) (i) and 617.4 (b) (8); NOW, THEREFORE,BE IT RESOLVED: That the Town of Ithaca Planning Board hereby proposes to establish itself as lead agency to coordinate the environmental review of the proposed actions, as described above, and BE IT FURTHER RESOLVED: PB 2023-06-20 (Filed 8/30) Pg. 8 That the Town of Ithaca Planning Board hereby requests the concurrence of all involved agencies on this proposed lead agency designation, said concurrence to be received by the Town of Ithaca Planning Department within thirty days from the date of notification to the involved agencies. Moved: Ariel Casper Seconded: Liz Bageant Vote: ayes—Casper,Kaufinan,Lindquist, Bageant and Cameron 4. Consideration of a recommendation to the Ithaca Town Board regarding the establishment of an open development area for 157 Enfield Falls Road A structure exists, but where no street or highway giving access to the structure has been placed on an official map or plan (NYS Town Law Section 280-a, Permits for buildings not on improved mapped streets). Comments Ms. Bageant asked who owned the land that the driveway is on, and Ms. Balestra responded that NYS Parks does, so there is no possibility of subdividing to add that. Mr. Moseley added that the term"open development area" is misleading as there is no development proposed. The need arose from the applicants wanting to put an addition on their existing house, and NYS law states that no building permit can be issued for a property without road frontage. NYS uses the term to be generic in both commercial and residential scenarios. From Code's standpoint, we have the authority to impose conditions associated with fire access. Mr. Lindquist asked if there was a maintenance agreement with NYS for the easement that is used as a driveway, and he wondered how that could be enforced if the applicants do not own the property. Mr. Moseley responded that the State is very familiar with the requirements to keep road/easements maintained and able to support emergency response. PB RESOLUTION 2023-020: Recommendation to Ithaca Town Board Regarding Proposed Establishment of an Open Development Area 157 Enfield Falls Road WHEREAS: 1. Pursuant to New York Town Law § 280-a(4), on June 12,2023,the Ithaca Town Board referred the potential establishment of an open development area for the 157 Enfield Falls Road parcel to the Ithaca Planning Board for its advice, 2. The 157 Enfield Falls Road parcel, which contains a home,barn, and access drive that were constructed before the town established zoning,is landlocked and does not directly abut a street that is on the Town of Ithaca's Official Map, PB 2023-06-20 (Filed 8/30) Pg. 9 3. Access from the 157 Enfield Falls Road parcel to Enfield Falls Road,which is on the Official Map, is achieved by an existing paved drive that was previously the park entrance road to Robert H. Treman State Park. The paved drive, owned by New York State,is not on the Official Map but the applicant has a right-of-way over the drive, and 4. The Planning Board has considered maps and other materials regarding this matter; NOW, THEREFORE BE IT RESOLVED: That the Planning Board recommends that the Ithaca Town Board establish an open development area for 157 Enfield Falls Road, subject to the following conditions: a. Easements or rights-of-way from the parcel to Enfield Falls Road shall exist at all times, b. The driveway from Enfield Falls Road to the parcel shall always be constructed of gravel or other hard surface and be sufficient to support the passage and weight of emergency vehicles, c. All future deeds, easements, and rights-of-way for all or part of the parcel shall contain the following provision: "This conveyance is made and accepted subject to the open development area conditions approved by the Town Board of the Town of Ithaca on June 12, 2023," and d. No future subdivision of the parcel shall occur. Moved: Ariel Casper Seconded: Cindy Kaufman Vote: ayes—Casper,Kaufman,Lindquist, Bageant and Cameron 5. Consideration of a recommendation to the Ithaca Town Board regarding a proposed local law amending Chapter 270 of the Town of Ithaca Code, titled "Zoning," and the Town Zoning Map to rezone Tax Parcel#66.4-6 located at 130 Forest Home Drive by superimposing a Limited Historic Commercial Overlay District over the base Medium Density Residential District. Mr. Moseley went through the maintenance and preservation plan and the intent behind having bi-annual inspections to ensure the property is maintained in a way to preserve its historical attributes. PB RESOLUTION 2023 - 021: Recommendation to the Ithaca Town Board—Amend Town Code (Zoning) and Town Zoning Map To Rezone & Superimpose a Limited Historic Commercial Overlay District (LHCOD)- Tax Parcel No. 66-1-6 130 Forest Home Drive WHEREAS: 1. The Town Planning Committee has drafted a local law amending Chapter 270 of the Town of Ithaca Town Code, titled "Zoning," and the Town Zoning Map to rezone Tax Parcel No. 66.-1-6, located at 130 Forest Home Drive,by superimposing a Limited Historic Commercial Overlay District over the base Medium Density Residential District, and PB 2023-06-20 (Filed 8/30) Pg. 10 2, The Town Board has referred the proposed arnendmenr s to the Plannirig Board fbr revie%N' and recommendation, and 3. The Town ol"Ithaca Plarming Board has discussed the proposed amendments at its ii'ieefin ;sear June 201, 2023; NOW,THEREF ORL BE FF IRE SOLVED: That the Town of Ithaca Planning Bo ard her by recommends that the Town Board of the'Fown ofhhaca adopt the proposed local law amending Chapter 27() of the Town cal 1thaca T'own Code, fitled "Zoning," and the Town Zoning Map to rezoneTax Parcel No. 66A-6, located at 130 Forest I Ionic Drive, by SUPerimposing a Limited Flistoric Commercial Overlay District over the base Medium Density Residential District. Wved: Cl'indy Kaufman Secotided: Liz Magma Vole: ayes t,'asper, Katiftnan, Lindqiiisl, Bageam atid Cameron 6 Other Business Ms. Balestra kyent through upcoming meeting items, Ms. Randall canvassed the Board fim-as date for as training session With Guy Krogh. Meeting was a(tiounied upon motion by Mr, L,indqUiSt, seconded by Mr. Casper, unanimous. Submit" y 110 P 1),111 Tom m (C lerk I ilette (0isa" T PB 2023-06-20 (F'iled 8/30) Pg. 1,