HomeMy WebLinkAboutPB Minutes 2024-02-06 TOWN OF ITHACA PLANNING BOARD
Shirley A. Raffensperger Board Room,Town Hall
215 North Tioga Street
Ithaca,New York 14850
Tuesday,February 6,2024 6:30 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(httys://www.youtube.com/channel[UCC9vvcXkJ6klVlibihCv7No /Iive .
AGENDA
1. SEQR Determination: Zussman-Dobbins 3-Lot Subdivision— 160 Seven Mile Drive.
2. PUBLIC HEARING: Consideration of Preliminary and Final Subdivision Approval for the subdivision of
160 Seven Mile Drive into three parcels: Parcel A at 44.6+/- acres,Parcel B at 6.5+/- acres, and Parcel C at
1.0+/-acres.No development is currently proposed. The applicant intends to construct future residences on
Parcels A and B and sell Parcel C. This is an Unlisted Action under the State Environmental Quality Review
Act and is subject to environmental review.Zach Zussman-Dobbins, Owner/Applicant.
3. PUBLIC HEARING: Consideration of Final Site Approval for the proposed Comfort Inn Hotel located at
635 Elmira Road (NYS Route 13)within the Neighborhood Commercial Zone and Inlet Valley Center
Overlay District. The proposal involves demolishing the existing structures to allow for 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, landscaping, and other site improvements. 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 for which the Planning Board issued a negative declaration of
environmental significance on October 3,2023.Pratik Ahir,Ramji Hospitality,LLC,Owner/Applicant;
Adam M.Fishel,PE,Marathon Engineering,Agent.
4. Nomination and Election of Vice-Chair for 2024.
5. Persons to be heard.
6. Approval of Minutes.
7. Other Business.
8. 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(&TOWN.ITHACA.NY.US.
(A quorum of four(4)members is necessary to conduct Planning Board business.)
Accessing Meeting Materials Online
Site Plan and Subdivision applications and associated project materials are accessible electronically on the Town's website at
https://www.town.ithaca.ny.us/meeting-calendar-agendas/under the calendar meeting date.
TOWN OF ITHACA
- „w NEW YORK
DEPARTMENT OF PLANNING
215 N.Tioga St 14850
607.273.1747
www.town.ithaca.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 291h day of January 2024, deponent served the within Notice upon the property owners within
500 ft. of the properties and projects identified below for:
The Planning Board will hold public hearings on Tuesday,February 6,2024,starting at 6:30 P.M.on the following matters:
Consideration of Preliminary and Final Subdivision Approval for the subdivision of 160 Seven Mile Drive into three
parcels: Parcel A at 44.6+f- acres, Parcel B at 6.5+.- acres, and Parcel C at 1.0+r-acres. No development is currently
proposed.The applicant intends to construct future residences on Parcels A and B and sell Parcel C.This is an Unlisted
Action under the State Environmental Quality Review Act and is subject to environmental review. Zach Zussman-
Dobbins,Owner.'Applicant.
Consideration of Final Site Approval for the proposed Comfort Inn Hotel located at 635 Elmira Road (NYS Route
13)within the Neighborhood Commercial Zone and Inlet Valley Center Overlay District. The proposal involves
demolishing the existing structures to allow for 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, landscaping, and other site
improvements.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 for which the Planning Board issued a negative declaration of
environmental significance on October 3, 2023. Pratik Ahir, Ramji Hospitality, LLC, Owner.:Applicant; Adam M.
Fishel,PE,Marathon Engineering,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 January 26, 2024, and
the notice has been duly
.published in the official newspaper,Ithaca Journal on January 31, 2024.
M*A 4. l
v 1 Uf
Abby Ho r, Administrative Assistant
Sworn to before me on .[, r"(,(pr(,�, , 2024.
_ G ASHLEY COLi3ERT
Notary Public,State of New York
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Qualified in Tompkins County
Notary Public Commission Expires July 12,2025
ithacajournal
Public Notices
Originally published at ithacajournal.com on 01/31/2024
TOWN OF ITHACA
PLANNING BOARD
PUBLIC HEARING NOTICE
The Planning Board will hold public hearings on Tuesday, February 6,2024, starting at 6:30 P.M. on the following
matters:
Consideration of Preliminary and Final Subdivision Approval for the subdivision of 160 Seven Mile Drive into three
parcels: Parcel A at 44.6+1-acres, Parcel B at 6.5+/-acres, and Parcel C at 1.0+/-acres. No development is currently
proposed. The applicant intends to construct future residences on Parcels A and B and sell Parcel C.This is an Unlisted
Action under the State Environmental Quality Review Act and is subject to environmental review. Zach Zussman-
Dobbins, Owner/Applicant.
Consideration of Final Site Approval for the proposed Comfort Inn Hotel located at 635 Elmira Road(NYS Route 13)
within the Neighborhood Commercial Zone and Inlet Valley Center Overlay District.The proposal involves demolishing
the existing structures to allow for the construction of a 3-story, 37,000+/-square fool hotel.The facility will include 67
hotel rooms,67 parking spaces, stormwater facilities, outdoor lighting, landscaping, and other site improvements. 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 for which the Planning Board issued a negative declaration of environmental
significance on October 3, 2023. Pratik Ahir, Ramji Hospitality, LLC, Owner+Applicant;Adam M. Fishel, PE, Marathon
Engineering,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.
G.J. Randall, Director of Planning
1/31/24 9783734
TOWN OF ITHACA PLANNING BOARD
February 6, 2024
Minutes
Present: Fred Wilcox, Chair; Caitlin Cameron, Liz Bageant, Bill Arms and Kelda McGurk
Absent: Ariel Casper, Cindy Kaufman
CJ Randall, Director of Planning; Christine Balestra, Senior Planner; Susan Brock, Attomey for
the Town; David O'Shea and Justin McNeal, Engineering; Marty Moseley, Director of Code
Enforcement; and Paulette Rosa, Town Clerk
Mr. Wilcox opened the meeting at 7:00p.m.
Item 1 Consideration of Preliminary and Final Subdivision Approval for the subdivision of
160 Seven Mile Drive into three parcels: Parcel A at 44.6+/- acres, Parcel B at 6.5+/- acres, and
Parcel C at 1.0+/- acres. No development is currently proposed. The applicant intends to
construct future residences on Parcels A and B and sell Parcel C. This is an Unlisted Action
under the State Environmental Quality Review Act and is subject to environmental review. Zach
Zussman-Dobbins, Owner/Applicant.
Mr. Wilcox reviewed the process, saying that the applicant will give a brief description of what
is being proposed and then the Board will go into the environmental review of the project as it is
proposed. If it is determined that there will not be any significant environmental impacts from
the project, the Board will pass a resolution of negative environmental significance and move on
to consideration of approval of the proposal. We will ask any questions we may have then open
the public hearing to hear any comments from the public.
The Board may ask further questions after hearing public comments and then move to decide on
the approval of the subdivision.
Overview
Mr. Zussman-Dobbins stated that he and his partner plan on building their own residences on
Parcels A & B respectively, and possibly starting a small nursery or something similar. Parcel C,
which is approximately 1.2 acres and tucked down near the road, will be marketed as a single-
family building lot,which should be attractive as it has public water and sewer available.
Questions from the Board
Ms. Bageant asked about the history of the property.
Mr. Zussman-Dobbins responded that he believes it was farmed in the early 1900's and then
purchased by the Italian American Society in the 1960's. They used it for hunting and partying,
as evidenced by the garbage, a couple of sheds and an old satellite hookup on the property.
PB 2024-02-06 (2/14) Pg. 1
Ms. Bageant asked staff about the concerns expressed regarding stormwater and erosion and the
process for that type of oversight. Mr. O'Shea responded that residential construction is limited
by the zone the property is in. As part of the building permit process, the town will look at the
plans and associated stormwater implications. That said, this proposal of two single- or two-
family homes would not trip any review because it is small in scale. There are different levels of
review and practices required depending on the amount of soil moved and other considerations.
If the applicants or a future owner(s) came back with something larger planned, the proposal
would be back in front of the Planning Board, and possibly the Zoning Board of Appeals for
review.
Ms. Cameron asked if staff considered the availability and/or capacity of the water and sewer for
this proposal. Mr. O'Shea responded that they would not look at that for something of this size.
Generally, 10 or more proposed buildings or units would trigger the County's involvement and
they would be required to connect to the public infrastructure or request a waiver through the
Town Board and approval by the County Health Department.
He added that the town would try hard not to limit the availability of the infrastructure to single-
family homes.
Ms. Cameron stated that it seems the property is zoned Low Density Residential with a 10% lot
coverage maximum, which would allay some of the concerns about multiple dwelling units and
development associated with this proposal. She asked about the stream setbacks on the property.
Ms. Balestra responded that there are quite a few streams that cross the property, and while not
all of them have a stream setback requirement, the ones that do have been mapped out for the
applicant.
Mr. Wilcox noted that what is before the Board is a subdivision, not the building on the property.
Mr. Wilcox explained SEQR segmentation. There is a concept in environmental review called
segmentation,which is to subdivide a couple of parcels now, then another couple in a few years
and so on in order to avoid the proper environmental review of the overall property. He asked
the applicants what their plans were. Both applicants stated they were planning on building their
own homes,possibly with an elder cottage or similar for a parent, and some small scale growing
and possibly a tree farm.
Mr. Zussman-Dobbins stated that he would not be building for at least 5 years due to financial
constraints, but he would most likely be planting trees right away.
SEQR Review
There was some discussion on the Short EAF Parts 1 & 2, particularly questions 9, 10, and 11, as
they were answered"yes"and the action is the subdivision of land. The town traditionally checks
"no" or adds not applicable, but because the applicants have stated they plan to build residential
homes on a small scale, either yes or no is legally correct, and the statements in Part 3 would
support the answers.
PB 2024-02-06 (2/14) Pg. 2
PB Resolution 2024-002: SEQR
Preliminary&Final Subdivision Approval
Zussman-Dobbins 3-Lot Subdivision
160 Seven Mile Drive
TP 32.-2-12
Whereas:
1. This is consideration of Preliminary and Final Subdivision Approval for the subdivision of
160 Seven Mile Drive into three parcels: Parcel A at 44.6+/- acres, Parcel B at 6.5+/- acres,
and Parcel C at 1.0+/- acres.No development is currently proposed. The applicant intends to
construct future residences on Parcels A and B and sell Parcel C. This is an Unlisted Action
under the State Environmental Quality Review Act and is subject to environmental review.
Zach Zussman-Dobbins, Owner/Applicant,
2. This is an Unlisted Action for which the Town of Ithaca Planning Board is the lead agency in
the environmental review with respect to the project,
3. The Planning Board on February 6,2024,has reviewed and accepted as adequate a narrative,
a subdivision plat titled"Subdivision Map, Showing Lands of Zachariah Zussman-Dobbins,
Located on Seven Mile Drive & Calkins Road, Town of Ithaca, Tompkins County,New
York,"prepared by T. G. Miller, P. C., dated 12/11/2023, 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: Caitlin Cameron Seconded: Liz Bageant
Vote: ayes—Cameron, Bageant, Wilcox,Arms and McGurk
Public Hearing
Rema Grunes spoke, saying that she is a resident of Seven Mile Dr., and she felt the road
already has a severe drainage problem and frequent floods,necessitating the road being closed.
She stated that she has been stuck in her house and left stranded unable to get to her house on
PB 2024-02-06 (2/14) Pg. 3
numerous occasions due to this. She was concerned that logging of the trees on the property
would make it worse, and she questioned whether a nursery or logging is permitted on the site.
Kelly Cobb spoke, saying she is concerned about parcel C being sold as a commercial lot as
there are some businesses on one end of the street. She asked what kind of limitations could be
put on that happening.
Matt Hoffman and Mr. Levine also spoke briefly, asking about the allowable uses and any
recourse if SEQR segmentation did occur.
Mr. Wilcox closed the public hearing at 6:56 p.m. and turned to staff to answer some questions.
Discussion
Mr. Wilcox asked Mr. O'Shea to elaborate on the town's awareness of drainage issues in the
area.
Mr. O'Shea explained that the town is aware that there are some significant ditches there and
some private swales that contribute to the issues that the town cannot control because they are
private drainage ways on private properties. Many of these private swales are to the east and
were put in place a long time ago when there was no town oversight involved. The fact is that
the area, and a lot of the town,is in a valley and water goes downhill.
He added that he thought a lot of the drainage issues during large events is not due to the
highway failing, but where the water is being discharged to. Infrastructure to convey runoff gets
backed up and the town cannot maintain private drainage.
Mr. O'Shea stated that many of the subdivisions and swales, if done today, would have been
through more stringent review and contain mitigation strategies,but that was not the case back
then.
Ms. Cameron added that it is also not the responsibility of the person subdividing either, unless
they are proposing something big enough to worsen the situation, and this is not.
Mr. Wilcox agreed, saying this is 3 lots with essentially up to 6 families in total, and there will be
no impact.
Ms. Balestra added that this is Low Density Residential with a 30,000 square foot minimum lot
size and she was not sure where the idea of a commercial or large development came from.
Some home businesses may be permitted and a nursery or a farm is permitted as of right, but
other uses would need various other reviews and approvals.
Mr. Wilcox noted that Dawn Forman submitted comments with concerns about"putting in a
subdivision" and he also was not sure where this came from. It is established that a single-family
home could generate up to 6 trips and that would not register on the traffic impact.
Mr. Arms said he thought the term "subdivision,"which when used technically here at the
PB 2024-02-06 (2/14) Pg. 4
Planning Board is the simple subdivision of land, but when used colloquially, many in the public
equate it to large developments with multi-family units. He used the example of the Whitetail
Drive subdivision where he lives; that is an area with a lot of houses, and although the property
at the start was subdivided into the multiple lots, it was done under a different process, (site plan
review, etc.),but it is commonly called the Whitetail Drive subdivision. /Staffnoteforfuture readers:
the subdivision is the Deer Run Subdivision, and it was a clustered subdivision approved in the late 1980's.
Clustered subdivisions include a site plan review element]
Mr. Wilcox addressed the question regarding segmentation and how it would be stopped. The
Planning Board can prevent segmentation by asking questions about parcels being subdivided
when they appear. If a parcel is divided into 10 lots,with one remaining large enough for future
subdivision, we ask about that. He said that he does not get the sense of that with this property.
Ms. Bageant asked if Parcel B could be further subdivided. Ms. Balestra responded that it could
not without getting a variance from the Zoning Board for frontage and stream setbacks, and, in
that case, it would be back before this Board.
The Board discussed drainage questions again, and Mr. O'Shea and Mr. Moseley explained that
there are thresholds in town and state law that would trip required stormwater management
practices and there are fill permits and movement of soil that also trigger some level of oversight
as a building permit goes through the various review processes.
There were no changes to the draft resolution.
PB Resolution 2024 -003: Preliminary&Final Subdivision Approval
Zussman-Dobbins 3-Lot Subdivision
160 Seven Mile Drive
TP 32.-2-12
Whereas:
1. This is consideration of Preliminary and Final Subdivision Approval for the subdivision
of 160 Seven Mile Drive into three parcels: Parcel A at 44.6+/- acres, Parcel B at 6.5+/-
acres, and Parcel C at 1.0+/- acres. No development is currently proposed. The applicant
intends to construct future residences on Parcels A and B and sell Parcel C. This is an
Unlisted Action under the State Environmental Quality Review Act and is subject to
environmental review. Zach Zussman-Dobbins, Owner/Applicant,
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 February 6, 2024, 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,
3. The Planning Board, on February 6,2024, has reviewed and accepted as adequate a
narrative, a subdivision plat titled"Subdivision Map, Showing Lands of Zachariah
Zussman-Dobbins, Located on Seven Mile Drive & Calkins Road, Town of Ithaca,
PB 2024-02-06 (2/14) Pg. 5
Tompkins County,New York,"prepared by T. G. Miller, P. C., dated 12/11/2023, and
other application materials, and
4. Per the Inter-governmental Agreement between the Town of Ithaca and the Tompkins
County Planning and Sustainability Department, dated August 3, 2004, residential
subdivisions of fewer than 5 lots, all of which comply with local zoning standards and
Tompkins County Sanitary Code requirements, and do not involve new local roads or
streets directly accessing a State or county road, are of local, rather than inter-community
or county-wide concern, and are therefore not subject to referral to the Tompkins County
Planning and Sustainability Department under New York State General Municipal Law,
Article 12-B, §§239-1, -m, and -n;
Now,therefore be it Resolved:
1. That the Planning Board hereby waives certain requirements for Preliminary and Final
Subdivision Approval, as shown on the Preliminary and Final Subdivision Checklists,
having determined from the materials presented that such waiver would result in a
significant alteration of neither the purpose of subdivision control nor the policies
enunciated or implied by the Town Board; and
2. That the Planning Board hereby grants Preliminary & Final Subdivision Approval for the
proposed Zussman-Dobbins 3-Lot Subdivision, as shown on the plans noted in Whereas
93 above, subject to the following conditions:
a. Revision of the subdivision plat to add the following language to Note 6:
"Restrictions and setbacks on development, soil disturbance,vegetation removal, and
other activities apply,"
b. Submission for signing by the Chairperson of the Planning Board of an original and
three dark lined prints of the final subdivision plat, revised per condition "a" above,
prior to filing with the Tompkins County Clerk Office; and submission of a copy of
the receipt of filing to the Planning Department, and
c. Prior to any soil disturbing activities, stream setback zones shall be clearly delineated
with construction fencing, staking, or other suitable material by the applicant on site,
and such delineation shall be maintained in an undisturbed state, until Code
Enforcement staff determines that soil- disturbing activities are completed within and
adjacent to the stream setback zones.
Moved: Bill Arms Seconded: Fred Wilcox
Vote: ayes —Arms, Wilcox, Bageant, Cameron and McGurk
Item 2. Consideration of Final Site Approval for the proposed Comfort Inn Hotel located at
635 Elmira Road (NYS Route 13)within the Neighborhood Commercial Zone and Inlet Valley
Center Overlay District. The proposal involves demolishing the existing structures to allow for
PB 2024-02-06 (2/14) Pg. 6
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, landscaping, and other site
improvements. 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 for which the Planning Board issued anegative declaration of environmental significance on
October 3, 2023. Pratik Ahir, Ramji Hospitality, LLC, Owner/Applicant; Adam M. Fishel, PE,
Marathon Engineering, Agent.
Public Hearing
Mr. Wilcox opened the public hearing at 7:15p.m.
Mr. Fishel went over the changes to the site plan since the last meeting. He felt they were not
substantive, but they did add outdoor seating and bike racks in the back as suggested and
provided updated DOT driveway and utility permits.
Joe Turnowchyk addressed the architectural changes to the plans. Based upon Planning Board
comments at the last meeting, the architects changed the contrasting materials to make them less
chaotic and now have two primary dominant materials, composite siding and stone veneer. The
patios suggested for the back have been added as four-season rooms to extend their usage and
limit some liability concerns, and the pool room and offices protrude from the main building to
break up the mass and lines of the rear of the building.
Ms. Balestra noted that staff feels comfortable that the project meets the IVOD guidelines and
explained that the drawings that show interior floor plans were not in the Planning Board's
authority to review, so they were not included in the review packet. The applicant could have
submitted a floor plan that just shows the outline shape of the building, but that is not what is on
the town checklists -- the applicant followed the required application materials submission
checklist,which has not been updated yet.
Mr. Wilcox stated that he stopped by the site and then talked to the Town Engineering
Department about the road and traffic flow. The NYS DOT is satisfied with the existing flow
and controls and they have not requested any additional measures.
Mr. Wilcox asked if there was anyone wishing to address the Board; there was no one and the
hearing was closed.
Determination
Mr. Wilcox stated that the Board should be clear on the job tonight: this is not another review,
but to see that the applicant has addressed the conditions and additional submissions required by
the preliminary approval.
Members of the Board noted that this is a difficult and challenging site, but that doesn't mean it
should not be approved. The applicants have met the conditions imposed, and the Board has
discussed height being 3-stories. The Zoning Board granted the required variances, etc. The
Board has discussed comments such as "we don't need another hotel"—which is not in the
PB 2024-02-06 (2/14) Pg. 7
purview of this Board. The increase in traffic does not trigger further review or conditions; and
using the hotel as a"warming center" is also not under this Board's purview. There is no new
information. The project meets the letter of the zoning, if not the spirit of it.
There were no substantive changes to the draft resolution.
PB Resolution 2024 -004: Final Site Plan Approval
Comfort Inn Hotel
635 Elmira Road
TP 35.4-21
Whereas:
1. This action is consideration of Final Site Approval for the proposed Comfort Inn Hotel
located at 635 Elmira Road (NYS Route 13)within the Neighborhood Commercial Zone
and Inlet Valley Center Overlay District. The proposal involves demolishing the existing
structures to allow for 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,landscaping, and other site improvements. 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 for which the Planning
Board issued a negative declaration of environmental significance on October 3, 2023.
Pratik Ahir, 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,made a
negative determination of environmental significance on October 3,2023, after reviewing
and accepting as adequate a Full Environmental Assessment Form Part 1 submitted by
the applicant, Parts 2 and 3 prepared by Town Planning staff, and other application
materials,
3. The Planning Board, at a public hearing held on October 3, 2023, granted special permit
and preliminary site plan approval for the project,with conditions,
4. The Planning Board, at a public hearing held on February 6, 2024,has reviewed and
accepted as adequate a narrative, revised 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 C 1.0 -
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
12/01/23; exterior elevation sheets A201 and A202,prepared by Hex9 Architects, revised
December 1, 2023, and other application materials, and
5. Project plans, and related information, were duly delivered to the Tompkins County
Planning and Sustainability Department per New York State General Municipal Law
PB 2024-02-06 (2/14) Pg. 8
§§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:
The Planning Board hereby grants Final Site Plan Approval for the proposed Comfort Inn Hotel,
as referenced on plans listed in Whereas 94 above, subject to the following conditions to be met:
Before issuance of any building permits except demolition permits:
a. Scheduling and 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, and operation 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 "d" above,
b. Execution and filing of sanitary sewer and water easements for the lines described in
subsection "d" above; such easements must be acceptable to the Town Board,Attorney for
the Town, and Town Engineer.
Moved: Bill Arms Seconded: Liz Bageant
Vote: ayes—Arms, Bageant, Wilcox, McGurk and Cameron
Item 3 Nomination of Vice Chair
Ms. Cameron stated that while she is a little nervous because she is still learning the processes of
the town, she felt that because she would have the support of her fellow members and town staff,
she would be willing to act as Vice Chair.
Motion made by Mr. Wilcox, seconded by Ms. Bageant to appoint Caitlin Cameron as Vice
Chair for 2024; unanimous.
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Item 4 Persons to be Heard—None.
Item 5 Approval of Minutes
There was some discussion regarding the draft September 19, 2023, minutes. The revised draft
will be sent at the next meeting for approval.
Motion made by Mr. Wilcox, seconded by Ms. Cameron to approve the minutes of October 3
and 17, 2023; unanimous.
Item 6 Other Business
Ms. Balestra provided an update on the next few agendas and other projects expected to be
coming back or in for initial appearances.
Motion made to adjourn the meeting by Mr. Arms, seconded by Ms. Bageant, unanimous.
Submitted by
poo"V
Paulette Rosa, Town Clerk
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