HomeMy WebLinkAboutPB Minutes 2023-10-03 TOWN OF ITHACA PLANNING BOARD
Shirley A.Raffensperger Board Room, Town Hall
215 North Tioga Street
Ithaca,New York 14850
Tuesday,
October 3, 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.
AGENDA
1. PUBLIC HEARING: Consideration of Preliminary&Final Site Plan Approval and Special
Permit for the proposed elevator addition at the Ithaca College Terrace Dining and Residence
Hall, located on the Ithaca College campus at 121 Tower Skyline Drive. The project includes
constructing an elevator addition at the southeast corner of the existing Terrace Dining Hall,
along with a new enclosed walkway that will connect the addition to the existing Baker
walkway. The project also includes plaza and planting improvements, grading, erosion and
sedimentation controls and other stormwater facilities. This is a Type 11 Action under the State
Environmental Quality Review Act and is not subject to environmental review. Ithaca College,
Owner; Steve Dayton, Ithaca College Director for Facilities Planning,Design, and
Construction, Applicant; Vincent Nicotra, QPK Design, LLP,Agent.
2. 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 No. 24.4-2 located at 1296-1298 Trumansburg Rd by superimposing a Limited Historic
Commercial Overlay District over the base Medium Density Residential District.
3. Added Item -SEQR Determination: Comfort Inn Hotel—635 Elmira Road
4. Persons to be heard.
5. Approval of Minutes.
6. Other Business.
7. Adjournment.
C.J. Randall
Director of Planning
TOWN OF ITHACA
NEW YORK
DEPARTMENT OF PLANNING
215 N.Tioga St 14850
607,273.1747
www.town.ithoca.ny.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 26th day of September 2023, deponent served the within Notice upon the property owners
within 500 ft. of the properties and projects identified below for:
Consideration of Preliminary& Final Site Plan Approval and Special Permit for the proposed elevator addition at the
Ithaca College Terrace Dining and Residence Hall, located on the Ithaca College campus at 121 Tower Skyline Drive.
The project includes constructing an elevator addition at the southeast corner of the existing Terrace Dining Hall,along
with a new enclosed walkway that will connect the addition to the existing Baker walkway. The project also includes
plaza and planting improvements,grading,erosion and sedimentation controls and other stormwater facilities. This is a
Type II Action under the State Environmental Quality Review Act and is not subject to environmental review. Ithaca
College, Owner; Steve Dayton, Ithaca College Director for Facilities Planning,Design,and Construction, Applicant;
Vincent Nicotra,QPK Design,LLP, 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 September 26, 2023,
and the notice has been duly published in the official newspaper, Ithaca Journal on September 27, 2023.
NbbHo Ar, A ministrative Assistant
Sworn to before me on a-f+L , 2023.
Notary Public
ASHLEY COLBERT
Notary Public, State of New York
No.01 C06419580
Qualified in Tompkins County
Commission Expires July 12,2025
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 a public hearing on Tuesday,October 3,2023,at 7:00 P.M.on the following matter:
Consideration of Preliminary&Final Site Plan Approval and Special Permit for the proposed elevator addition
at the Ithaca College Terrace Dining and Residence Hall, located on the Ithaca College campus at 121 Tower
Skyline Drive. The project includes constructing an elevator addition at the southeast corner of the existing
Terrace Dining Hall, along with a new enclosed walkway that will connect the addition to the existing Baker
walkway. The project also includes plaza and planting improvements, grading, erosion and sedimentation
controls and other stormwater facilities. This is a Type H Action under the State Environmental Quality Review
Act and is not subject to environmental review. Ithaca College, Owner; Steve Dayton, Ithaca College Director
for Facilities Planning, Design, and Construction, Applicant; Vincent Nicotra, QPK Design, LLP, 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. 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.YO-utube.com/channel/UCC9rycXkJ6k]VIibjhCy7N ilive .
In addition, comments can be sent via email to townclerk(ajown.ithacamy.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 https://www.town.ithaca.ny.us/meeting-calendar-agendas/under the calendar meeting date.
Full meeting agenda is on reverse side
I
ithaca journal
Public Notice
Originally published at ithacajournal.com on 09/27/2023
TOWN OF ITHACA PLANNING BOARD PUBLIC HEARING NOTICE The Planning Board will hold a public hearing on
Tuesday, October 3, 2023, starting at 7:00 P.M. on the following matter: Consideration of Preliminary&Final Site Plan
Approval and Special Permit for the proposed elevator addition at the Ithaca College Terrace Dining and Residence Hall,
located on the Ithaca College campus at 121 Tower Skyline Drive.The project includes constructing an elevator addition
at the southeast corner of the existing Terrace Dining Hall, along with a new enclosed walkway that will connect the
addition to the existing Baker walkway.The project also includes plaza and planting improvements,grading,erosion and
sedimentation controls and other stormwater facilities.This is a Type II Action under the State Environmental Quality
Review Act and is not subject to environmental review. Ithaca College, Owner; Steve Dayton, Ithaca College Director for
Facilities Planning, Design, and Construction,Applicant;Vincent Nicotra, QPK Design, LLP,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://www.youtube.com/channel/UCC9vycXkJ6klVlibjhCy7NQ/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 9127/2023
TOWN OF ITHACA PLANNING BOARD
October 3, 2023
Minutes
Present: Fred Wilcox, Chair: Members Ariel Casper, Caitlin Cameron, Kelda McGurk
(Remote), Bill Arms, Liz Bageant and Cindy Kaufman
CJ Randall, Director of Planning; Chris Balestra, Planner; Susan Brock, Attorney for the Town;
Justin McNeal, Engineering, Marty Moseley, Director of Code Enforcement, and Paulette Rosa,
Town Clerk
Mr. Wilcox opened the meeting at 7:00p.m.
1. Consideration of Preliminary & Final Site Plan Approval and Special Permit for the
proposed elevator addition at the Ithaca College Terrace Dining and Residence Hall,
located on the Ithaca College campus at 121 Tower Skyline Drive. The project includes
constructing an elevator addition at the southeast corner of the existing Terrace Dining
Hall, along with a new enclosed walkway that will connect the addition to the existing
Baker walkway. The project also includes plaza and planting improvements, grading,
erosion and sedimentation controls and other stormwater facilities. This is a Type II
Action under the State Environmental Quality Review Act and is not subject to
environmental review. Ithaca College, Owner; Steve Dayton, Ithaca College Director
for Facilities Planning,Design, and Construction, Applicant; Vincent Nicotra, QPK
Design,LLP,Agent
Mr. Wilcox noted that even though this is not subject to the formal NYS environmental quality
review, or SEQR, it does not mean we cannot bring up and discuss potential environmental
concerns. We just don't have to go through the NYS form.
OVERVIEW
The applicant went through a presentation showing the project as detailed in the packet. The
project essentially is adding access through an elevator and covered walkway from and between
the Terrace Dining Hall, Terrace One and the campus. This will also allow handicap access from
upper and lower parts of the campus.
Exterior materials will match the existing fagade with some areas a darker shade and/or texture
to break up the scale, and then glass and gray painted materials to complete the look.
Questions/Discussion
Ms. Kaufman asked about the mechanical system that will be needed. She thought the proposal
has a nice synergy with the Peggy Ryan Williams Center, but wondered where that would be.
PB 2023-10-03 (Filed 1/25/24) Pg. 1
The applicant responded that they are using air-source heat pumps and there is one exposed piece
on the rooftop of the dining hall tucked behind the tower; everything else is inside.
Ms. Kaufman asked about the glazing, as it is a large expanse, and whether they had considered
bird-safety glass. The applicant responded that it is the same as used throughout campus and is
clear for safety reasons, and he has never heard of an issue with birds on campus.
Ms. Cameron noted for the recorded that she is a part-time employee of Ithaca College, but she is
not involved in this project, and it has no bearing on her employment. She asked about the solar
gain with so much glass, and whether they were any concerns about that.
The applicant responded that they did many studies, and they have to meet the NYS Stretch
Code and the Energy Supplemental Requirements, and they are confident there is not an issue.
Ms. Cameron asked about the low wall that separates the loading area from the walkway. The
applicant explained that the wall was included to provide some safety as there is a grade change
there, so it is there to direct the students as they walk by and to keep them safer.
Mr. Wilcox noted that you cannot see this building from anywhere but from on campus.
PUBLIC HEARING
Mr. Wilcox opened the public hearing; there was no one wishing to speak, and the hearing was
closed.
DETERMINATION
There were no further comments.
PB Resolution 2023 - 026: Preliminary & Final Site Plan Approval, Special Permit
Ithaca College Terrace Dining Hall Elevator Addition
121 Tower Skyline Drive, Tax Parcel 41.4-30.2
Whereas:
1. This action is consideration of Preliminary&Final Site Plan Approval and Special Permit for
the proposed elevator addition at the Ithaca College Terrace Dining and Residence Hall,
located on the Ithaca College campus at 121 Tower Skyline Drive. The project includes
constructing an elevator addition at the southeast corner of the existing Terrace Dining Hall,
along with a new enclosed walkway that will connect the addition to the existing Baker
Walkway. The project also includes plaza and planting improvements, grading, erosion and
sedimentation controls and other stormwater facilities. Ithaca College, owner; Steve Dayton,
Ithaca College Director for Facilities Planning, Design, and Construction, Applicant; Vincent
Nicotra, QPK Design, LLP,Agent,
PB 2023-10-03 (Filed 1/25/24) Pg. 2
2. This is a Type II Action,pursuant to 6 NYCRR Section 617.5(c)(10) of the regulations of the
New York State Department of Environmental Conservation promulgated pursuant to the
State Environmental Quality Review Act, as the action constitutes "routine activities of
educational institutions, including expansion of existing facilities by less than 10,000 square
feet of gross floor area and school closings, but not changes in use related to such closings."
Thus, approval of the site plan and special permit are not subject to review under SEQR, and
3. The Planning Board, at a public hearing held on October 3, 2023, has reviewed and accepted
as adequate a narrative, a set of drawings titled"Ithaca College Terrace Dining Hall Elevator
Addition, Ithaca,New York, Tompkins County," including sheets G-001, L-001, L-002, LD-
101, L-101- L-103, L-501,A-201,A-901,A-902, dated July 11, 2023, prepared by QPK
Design; a map titled"Topographic Map, Ithaca College, Terrace Dining Hall, Danby Road,
Town of Ithaca, Tompkins County,New York," dated 12/28/2022, prepared by T.G. Miller,
P.C.; lighting sheets titled"Ithaca College—Terraces &Whelan Connector," dated
6/22/2023, prepared by Quality Lighting Systems, Inc., and other application materials;
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, 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 contains Ithaca College campus buildings and campus-related facilities,
including buildings,parking lots, sidewalks, landscaping, and other site improvements
typically found on a college campus.
B. The proposed structure design and site layout are compatible with the surrounding area.
• The proposed addition is compatible with the surrounding campus property on which it
is proposed.
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.
• There will be temporary vibration, noise, and other potential nuisances associated with
the construction of the addition; impacts will be limited to the period associated with
construction activities. Proposed illumination is minimal and will comply with Town
Code, Chapter 173: Outdoor Lighting.
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.
• All infrastructure to accommodate the use is of adequate capacity. There will be no
increased demand for police, fire, or other protective services due to the project.
PB 2023-10-03 (Filed 1/25/24) Pg. 3
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 existing vehicle, pedestrian and bicycle facilities associated with the existing
dining hall and surrounding buildings. The proposed elevator addition has been
designed to fit in with the existing access and loading facilities.
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 project site is located on terrain that has previously been disturbed for construction
and is not anticipated to impact any natural features. The project is not situated in a
Natural Area or Scenic Viewshed area. The surrounding land uses are Ithaca College
campus structures. Vegetation removal is limited, as the addition will be partially
emplaced over an existing paved plaza, and the project includes new landscaping to
replace landscaping that will be removed.
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; and
2. That the Town of Ithaca Planning Board hereby grants Preliminary and Final Site Plan
Approval for the proposed elevator addition at the Ithaca College Terrace Dining and
Residence Hall, located on the Ithaca College campus at 121 Tower Skyline Drive, as
described in the items noted in Whereas# 3 above, subject to the following condition:
a. Prior to the issuance of a building permit, submission to the Town Engineering
Department of a staging plan that identifies where stockpiled materials will be located
(whether onsite, at a concurrent site, or offsite).
Moved: Ariel Casper Seconded: Liz Bageant
Vote: ayes—Casper, Bageant, Kaufman,Arms, Cameron,Wilcox, and McGurk
2. 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
PB 2023-10-03 (Filed 1/25/24) Pg. 4
rezone 1296-1298 Trumansburg Rd, Tax Parcel 24.4-2, by superimposing a Limited
Historic Commercial Overlay District over the base Medium Density Residential
District.
Mr. Wilcox noted that the owner of the property was not present,but that the packet of materials
supplied was voluminous.
Mr. Moseley explained that this is a catch-22 in essence because the owner needs this overlay in
order to apply for a special permit through this Board to then come back and apply for the
operating permit for the short-term rental on the property.
Discussion followed on how the preservation plan dovetails with the inspections and
requirements needed for a rental operating permit and which may be exempt from those
requirements because of the Limited Historic Overlay District designation.
PB Resolution 2023-027: Recommendation to the Town Board—Amend Town
Code (Zoning) and Zoning Map to Rezone &
Superimpose a Limited Historic Commercial Overlay
District (LHCOD)
1296-1298 Trumansburg Rd., TP 24.4-2
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. 24.4-2, located at 1296-1298 Trumansburg Road, by superimposing a
Limited Historic Commercial Overlay District over the base Medium Density Residential
District, and
2. The Town Board has referred the proposed amendments to the Planning Board for review
and recommendation, and
3. The Town of Ithaca Planning Board has discussed the proposed amendments at its
meeting on October 3, 2023;
Now,Therefore Be It Resolved:
That the Town of Ithaca Planning Board hereby recommends that the Town Board of
the Town of Ithaca adopt the proposed local law amending Chapter 270 of the Town of Ithaca
Town Code, titled"Zoning," and the Town Zoning Map to rezone Tax Parcel No. 24.4-2,
located at 1296-1298 Trumansburg Road,by superimposing a Limited Historic Commercial
Overlay District over the base Medium Density Residential District.
Moved: Ariel Casper Seconded: Cindy Kaufman
Vote: ayes—Casper, Kaufman,Arms,Wilcox, Bageant, McGurk, and Cameron
PB 2023-10-03 (Filed 1/25/24) Pg. 5
3. Added Item -SEQR Determination: Comfort Inn Hotel—635 Elmira Road
Mr. Wilcox noted that he added this item this afternoon. It came to his attention that the vote on
this SEQR that was taken at the last meeting was not done correctly. There were 3 votes in favor,
2 people voted no, and one person abstained. It came to light after the meeting that Ms. McGurk
did not vote and therefore the resolution did not pass, as there must always be a majority of the
whole, not a majority of those present.
We need to re-vote on this action. There is a revised resolution with only the dates being
changed, that was sent out and is available on the desktop computers in front of you. There is no
need to discuss the environmental review,just hold a proper vote.
The draft resolution was moved and seconded for discussion.
Mr. Wilcox went on to say that he wanted to stress to the Board members that the vote for the
environmental review simply is a vote as to whether there's the potential for a significant
environmental impact, because if we that there is a potential for significant environmental
impact, then we as a board must delineate what they are because the New York State process
involves a scoping session to identify the potential significant impacts that the applicant then
uses to complete a full environmental impact statement based upon those concerns. That can run
$50,000 or$100,000 and take a year to complete, then the applicant comes back, and this Board
goes through that Full Environmental Impact Statement and decides whether it is adequate and
votes to accept it or not.
That said, if you are going to vote no, I think it's reasonable that you let us know what the
specific environmental impact is that you think could be significant. Because you are going to
have to say it anyway if the vote fails,because this Board has to tell the applicants what they
need to mitigate in the full review. There was some discussion on whether the preliminary site
plan approval could hold when SEQR was not correct. Ms. Brock asked for a moment to
research the question.
Ms. Brock added that she watched the recording twice and she stated that it seemed that Ms.
Kaufman voted against the SEQR because she was concerned with the non-conformity(s) of the
zoning requirements and that this might set a precedent. That is not what is an issue here. That is
for the Zoning Board of Appeals to determine. What is an issue for this Board is whether or not
there is a potential for a significant adverse environmental impact.
Ms. Kaufman responded, saying yes, it was prominent in my mind that the precedent we were
setting with this very first project in this IVOD. She asked if the Board could talk about that.
That we were setting with this very first project in this new overlay district and what it means
that the first project is not complying with the Code and is it going to be easier for other
applicants to apply and ask for the same.
PB 2023-10-03 (Filed 1/25/24) Pg. 6
Ms. Brock responded, saying that none of that has anything to do with an environmental impact;
impacts on traffic, impact on air...You may feel it will impact something like community
character or something like that, but this Board is supposed to look at each application on its own
right. Unless you had an identical application, that would be the only time that maybe you could
say"well we granted it there we really should grant it here."
Ms. Kaufman said she understands better and feels a little more positive toward the vote and if
we were to vote again, she would consider a yes vote.
Mr. Wilcox stated again that if she were to vote nay, he would ask her for particulars on what she
felt rose to a significant environmental impact.
Mr. Arms stated that he abstained in the previous vote because he was uncertain of his feelings
about the project, saying that during the discussion of the site plan approval, he had clarified his
ideas and concerns, but with the explanation and details provided in that discussion, he would
have voted in favor of the SEQR determination if it had happened after those discussions.
Mr. Wilcox asked him to expand on the concerns that were allayed through the information
provided during the determination portion of the action.
Mr. Arms stated that his fundamental environmental concern was the visual impact and the
impact of putting this fairly large building close to the road. There were two things that came up
in the discussion; one is, there was considerable emphasis on the screening and the visual impact
during the site plan discussion and a change was made to the resolution to convey and address
those concerns, and then Ms. Balestra gave a very good summary and description of what are
considered minimal versus major variances. Those discussions are what counted and what I
hadn't heard before being asked to vote on the SEQR determination, and they made me think
slightly differently about these things.
Mr. Wilcox said it is a tough problem sometimes. I think we all wish the proposal was different,
but that is what is in front of us. It is tough to decide what is going to have a significant
environmental impact.
Ms. McGurk stated that she did not vote because at the prior meeting, the Chair had specifically
said, "Kelda, you will be voting tonight." and as I did not hear that at the last meeting, I did not
think I was supposed to be voting until Ms. Rosa came and spoke with me about being very clear
with my hand raised or verbal vote and I told her I didn't vote. Mr. Wilcox apologized for the
confusion and clarified that Ms. McGurks' role as an alternate member means she has all the
rights, privileges and responsibilities of a regular member and will have vote whenever there is
less than 7 members present or if one of 7 members present recuses themselves or abstains, then
you as alternate will vote.
Mr. Wilcox turned to Ms. Brock for an answer on sequencing SEQR and Site Plan approval
process. Ms. Brock stated that the Code states a public hearing must be held but does not address
the order of the actions.
PB 2023-10-03 (Filed 1/25/24) Pg. 7
Ms. Bageant stated that she wanted to explain her vote. She said her concern is with the scale of
the project and the visual impacts on this parcel both from the road but also from the Natural
Area behind the building. There is no large scale building visible from where the Black Diamond
Trail is, and that entire Natural Area, and she said this project is just a little bit too big for that
parcel and that is independent of the need variances.
Mr. Wilcox asked what the specific environmental impact is associated with that concern and
what she would ask the applicants to study and mitigate in a full environmental impact statement.
Ms. Bageant responded that she would ask them to address the visual impact.
Ms. Kaufman responded that that is about zoning though; it is a catch 22.
Ms. Brock said just because something is out of scale for the zoning or the area, it could depend
on the setting.
Ms. Bageant said she was happy the Board was having this discussion, saying that we just went
through the development and review of this overlay district and the vision which was then
articulated by the zoning legislation, and it is difficult to parse out the issue of the variances from
the vision.
She said that she didn't think this project fit with the spirit of the vision because of its scale and
the visual impacts and we are just in a difficult position because it's right on the edge of the zone.
Ms. Cameron said that she felt that if one's concern is the project is so large that it's going to
have adverse traffic impacts or create um insurmountable storm water issues or erosion issues or
bird strike, that is appropriate for SEQR review rather than just visual. Ms. Brock responded that
visual impacts can be considered.
Ms. Randall added that there are some great SEQR workbooks out there if members want to dig
deeper into this, but the question is whether it is a significant adverse effect.
Ms. Brock read the criteria from the SEQR handbook regarding determining significant
environmental impacts.
DETERMINATION
PB Resolution 2023 - 028: SEQR - Preliminary Site Plan Approval &
Special Permit- Comfort Inn Hotel
635 Elmira Road, TP 35.4-21
Whereas:
I. This action is consideration of Preliminary Site Plan Approval and Special Permit for the
proposed Comfort Inn Hotel located at 635 Elmira Road, Neighborhood Commercial Zone,
and Inlet Valley Overlay District. The proposal involves demolishing the existing structures to
allow the construction of a 3-story, 37,000 +/- square foot hotel. The facility will include 67
hotel rooms, 67 parking spaces, stormwater facilities, outdoor lighting, and landscaping. The
PB 2023-10-03 (Filed 1/25/24) Pg. 8
Planning Board granted final site plan approval for this project on March 7, 2017, but the
approval expired because construction did not materially commence within 36 months of the
approval (Town Code §270-194). This is a Type I Action under the State Environmental
Quality Review Act and is subject to environmental review. Pratik Ahir, Ramji Hospitality,
LLC, Owner/Applicant;Adam M. Fishel, PE, Marathon Engineering,Agent,
2. This is a Type I Action pursuant to the Town of Ithaca Code, Chapter 148 — Environmental
Quality Review,
3. At its meeting on May 16, 2023, the Planning Board proposed to establish itself as Lead
Agency to coordinate the environmental review of the above-referenced proposal, and on
August 15, 2023, notified potential Involved and Interested agencies of its intent to serve as
Lead Agency,
4. The Planning Board, on October 3, 2023, has reviewed and accepted as adequate a Full
Environmental Assessment Form (EAF) Part 1, submitted by the applicant, Parts 2 and 3
prepared by Town Planning staff, applicant narratives, plans prepared by Marathon
Engineering entitled"Site Development Plans for Comfort Inn Hotel, 635 Elmira Road (NYS
Route 13, 3 & 96), Town of Ithaca, Tompkins County, New York," including sheets C1.0 -
C3.0,C3.1,C 3.2,C4.0,C5.0,C 6.0-C 6.6,C 7.0-C 7.3,C 8.0,most recently revised 07/26/23;
exterior elevation sheets A201 and A202, prepared by Hex9 Architects, dated July 17, 2023,
and other application materials, and
5. Town Planning staff has recommended a negative determination of environmental significance
with respect to the proposal;
Now,Therefore Be It Resolved:
That the Town of Ithaca Planning Board, having received no objections from other involved
agencies, establishes itself as Lead Agency to coordinate the environmental review of the above-
described proposal;
And Be It Further Resolved:
That 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:Ariel Casper
Vote: Ayes—Fred Wilcox,Ariel Casper, Caitlin Cameron, Bill Arms, Cindy Kauffman
Nays—Liz Bageant and Kelda McGurk
Motion passes 5-2
PB 2023-10-03 (Filed 1/25/24) Pg. 9
PB Resolution 2023 - 029: Preliminary Site Plan Approval& Special Permit
Comfort Inn Hotel
635 Elmira Road
Tax Parcel 35.4-21
Whereas:
1. This action is consideration of Preliminary Site Plan Approval and Special Permit for the
proposed Comfort Inn Hotel located at 635 Elmira Road,Neighborhood Commercial Zone,
and Inlet Valley Overlay District. The proposal involves demolishing the existing structures
to allow the construction of a 3-story, 37,000 +/- square foot hotel. The facility will include
67 hotel rooms, 67 parking spaces, stormwater facilities, outdoor lighting, and landscaping.
The Planning Board granted final site plan approval for this project on March 7, 2017,but
the approval expired because construction did not materially commence within 36 months
of the approval. This is a Type I Action under the State Environmental Quality Review Act
and is subject to environmental review. PratikAhir, Ramji Hospitality, LLC,
Owner/Applicant;Adam M. Fishel, PE, Marathon Engineering,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, has on
October 3, 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,
3. The Planning Board, at a public hearing held on September 19, 2023, has reviewed and
accepted as adequate applicant narratives, plans prepared by Marathon Engineering
entitled"Site Development Plans for Comfort Inn Hotel, 635 Elmira Road(NYS Route
139 3 & 96), Town of Ithaca, Tompkins County,New York,"including sheets C1.0 - C3.0,
C3.1, C 3.2, C4.0, C5.0, C 6.0 - C 6.6, C 7.0-C 7.39 C 8.0, most recently revised
07/26/23; exterior elevation sheets A201 and A202,prepared by Hex9 Architects, dated
July 17, 2023, 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 an August 31, 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 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.
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• The property is uniquely shaped, making it difficult to develop conventionally. The
majority of the property was developed many years ago to accommodate previous
office and commercial uses. The project is located on a state highway, which is a
requirement of the Town Code, and where hotel uses are typically found. The project
makes the best use of the shape of the property to accommodate all of the required
amenities of a hotel.
B. The proposed structure design and site layout are compatible with the surrounding area.
• The proposed structure design and site layout largely comply with the design and
building standards of the IVOD, which reflects the vision of the Comprehensive Plan.
The surrounding area contains other similar commercial uses that aren't as
aesthetically pleasing or compatible with the semi-rural characteristics of the 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.
• This a commercially-zoned property/use in an area that contains other commercially-
zoned properties/uses. The proposed use will be similar in operation to any other
permitted commercial use in the zone.
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.
• 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 where area
variances are being considered by the 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 site layout is designed to accommodate all modes of transportation, and the plans
provide safe access for emergency vehicles (noted on Sheet C8.0);
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 is limited existing vegetation and the proposed landscaping plans provide
aesthetic and visual buffering of the parking lot and building to the extent possible.
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 That:
1. The Planning Board hereby grants Preliminary Site Plan Approval for the proposed
Comfort Inn Hotel, as referenced on plans listed in Whereas #3 above, subject to the
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following conditions:
Before final site plan approval:
a. Granting of any necessary variances from the Town of Ithaca Zoning Board of
Appeals,
b. Approval of any revisions to the Stormwater Pollution Prevention Plan and its
components by the Town Engineer,
c. Submission of revised sheets A201,A202, and elevation/perspective drawings to
show one or two materials setting a dominant architectural theme and showing a less
chaotic arrangement of contrasting materials,
Before issuance of any building_permits except demolition permits:
a. Scheduling and the holding of a pre-construction meeting with the Town
Engineering, Planning, and Codes Departments,
b. Submission to the Planning Department of a copy of a revised NYSDOT highway
work permit for the new curb cut off of Elmira Road/NYS Route 13, and for the
water and any sewer infrastructure located within the NYS DOT'S right-of-way,
c. Revision, execution, and filing of a revised stormwater easement, operating, and
maintenance and reporting agreement that is acceptable to the Attorney for the Town,
the Town Engineer, and the Town Board,
d. Approval by the Town Board of the concept and location of any water and sewer
lines, mains, and related infrastructure to be conveyed to the Town,
Before issuance of a certificate of occupancy
a. Completion and dedication to the Town of the water and sanitary sewer lines and
related infrastructure described in subsection'f' above,
b. Execution and filing of sanitary sewer and water easements for the lines described in
subsection"g" above; such easements must be acceptable to the Town Board,
Attorney for the Town, and Town Engineer, and
2. Pursuant to Section 270-227.A(4) of the Town Code, the Planning Board hereby
authorizes the reduction of the standard 180 square foot parking space size to no less than
162 square feet, finding that the reduction will not cause any adverse effects on the
project, on the surrounding properties, or on the neighborhood.
Moved: Fred Wilcox Seconded:Ariel Casper
Vote: Ayes—Fred Wilcox,Ariel Casper, Bill Arms, Cindy Kaufman, Caitlin Cameron
Nays—Liz Bageant and Kelda McGurk
Motion passes 5 - 2
4. Persons to be Heard—None
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5. Approval of Minutes —None
b. Other Business - Ms. Balestra reviewed the next agenda and discussed scheduling the training
with Guy Krogh.
The meeting was adjourned upon motion by Mr. Casper, seconded by Mr. Arms; unanimous.
Submitt
i
Paulette Rosa, Town Clerk
PB 2023-10-03(Filed 1125/24) Pg. 13