HomeMy WebLinkAboutPB Minutes 2024-02-20 TOWN OF ITHACA PLANNING BOARD
Shirley A_ Raffensperger Board Room,Town Hall
215 North Tioga Street
Ithaca,New York 14850
Tuesday,February 20,2024 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
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/channel/UCC9vycXkJ6klVllibihCy7NO/live).
AGENDA
1_ SEQR Determination: Carrowmoor Solar 1358 Mecklenburg Road-
2- PUBLIC HEARING: Consideration of approval of a modification to the Site Plan for the proposed
Carrowmoor large-scale community solar photovoltaic system project located at 1358 Mecklenburg Road_
The Planning Board granted final site plan approval on November 7, 2023 for 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 poles, an eight-foot-tall perimeter fence, stormwater
management facilities,access drive, and other site elements_ The modification involves moving the medium
voltage line so that it runs parallel along the Mecklenburg Road frontage instead of crossing through a farm
field on the property_ The Planning Board will also consider modifying condition"a" from Resolution No_
2023-03 related to the receipt of an Army Corps of Engineers Jurisdictional Letter_ This is a Type I Action
under the State Environmental Quality Review Act for which the Planning Board issued a negative
declaration of environmental significance on September 5,2023_ Rancich Family Limited Partnership,
Owner;Nexamp Solar,Applicant; Ryan McCune,Agent-
3- SEQR Determination: Ithaca Self-Storage Facility 602 Elmira Road
4_ PUBLIC HEARING: Consideration of Preliminary Site Plan Approval for the proposed self-storage facility
located at 602 Elmira Road (NYS Route 13) within the Light Industrial Zone and Inlet Valley Center
Overlay District_ The project involves construction of approximately 24,700 square feet of self-storage in six
buildings_ The project will be constructed in two phases and consist of indoor climate-controlled storage and
mini-storage units along with a small parking area, fence and entrance gate, stormwater management
facilities,landscaping, and site lighting_ This is an Unlisted Action under the State Environmental Quality
Review Act and is subject to environmental review_Rudra Management, Owner/Applicant;Michael B_
Lasell,P_E_,LEED AP,MBL Engineering,PLLC,Agent-
5- State Environmental Quality Review(SEQR)discussion for the proposed Cornell University Meinig
Fieldhouse Indoor Sports and Recreational Facility located at Robison Alumni Fields on Tower Road on the
Cornell University campus_ The project involves replacing the Robison Alumni Fields with a 90,000+/-
square foot, 56-foot-tall indoor fieldhouse building and a new synthetic outdoor field hockey field along with
new sidewalks and pedestrian connections, stormwater facilities,landscaping,lighting, and other site
elements_ The project will be largely located within the City of Ithaca with a portion in the Town of Ithaca_
This is a Type I Action under the State Environmental Quality Review Act and is subject to environmental
review_ The City of Ithaca Planning and Development Board declared their intent to be the Lead Agency to
coordinate the environmental review_ The Town of Ithaca Planning Board concurred with the Lead Agency
declaration on January 16,2024_ Cornell University, Owner; Kimberly Michaels, TWM, a Fisher Associates
Landscape Architecture Studio,Applicant/Agent-
6- Persons to be heard-
7- Approval of Minutes-
8- Other Business-
9- Adjournment_
C_J_ Randall
Director of Planning
607-273-1747
NOTE:IF ANY MEMBER OF THE PLANNING BOARD IS UNABLE TO ATTEND,PLEASE NOTIFY
CHRIS BALESTRA AT 607-273-1747 or CBALESTRA(a),TOWN.ITHACA.NY.US.
(A quorum of four(4)members is necessary to conduct Planning Board business.)
Accessing Meeting Materials Online
Site Plan and Subdivision applications and associated project materials are accessible electronically on the Town's website at
https://www.town.ithaca.ny.us/meeting-calendar-agendas/under the calendar meeting date.
TOWN OF ITHACA
NEW YORK
DEPARTMENT OF PLANNING
215 N.Tioga St 14850
607.273,1747
www.town.ithaca.n v.us
AFFIDAVIT OF SERVICE BY MAIL AND POSTING & PUBLICATION
STATE OF NEW YORK ) 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 12`h day of February 2024,deponent served the within Notice upon the property owners within
500 ft. of the properties and projects identified below for:
The Planning Board public hearings on Tuesday,February 20,2024,starting at 6:30 P.M.on the following matters:
Consideration of approval of a modification to the Site Plan for the proposed Carrowmoor large-scale community solar
photovoltaic system project located at 1358 Mecklenburg Road. The Planning Board granted final site plan approval
on November 7,2023 for a 5M Wac 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 poles, an eight-foot-
tall perimeter fence,stormwater management facilities,access drive,and other site elements.The modification involves
moving the medium voltage tine so that it runs parallel along the Mecklenburg Road frontage instead of crossing through
a farm field on the property.The Planning Board will also consider modifying condition"a"from Resolution No.2023-
03 related to the receipt of an Army Corps of Engineers Jurisdictional Letter. This is a Type I Action under the State
Environmental Quality Review Act for which the Planning Board issued a negative declaration of environmental
significance on September 5, 2023. Rancich Family Limited Partnership, Owner; Nexamp Solar, Applicant; Ryan
McCune,Agent.
Consideration of Preliminary Site Plan Approval for the proposed self-storage facility located at 602 Elmira Road(NYS
Route 13)within the Light Industrial Zone and Inlet Valley Center Overlay District.The project involves construction
of approximately 24,700 square feet of self-storage in six buildings.The project will be constructed in two phases and
consist of indoor climate-controlled storage and mini-storage units along with a small parking area,fence and entrance
gate, stormwater management facilities, landscaping, and site lighting. This is an Unlisted Action under the State
Environmental Quality Review Act and is subject to environmental review. Rudra Management, Owner.-Applicant;
Michael B. Lasell,P.E.,LEED AP,MBL Engineering,PLLC,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 February 12, 2024, and
the notice has been duly published in the official newspaper, Ithaca Journal on February 14, 2024.
Abby Home Administrative Assistant
Sworn to before me on -�-� , 2024.
ASHLEY COLBERT
Notary Public:State of New York
Notary Public No.01C06419580
Qualified in Tompkins County
Commission Expires July 12,2025
Ithaca journal
Public Notices
Originally published at ithacajournal.com on 02/14/2024
TOWN OF ITHACA
PLANNING BOARD
PUBLIC HEARING NOTICE
The Planning Board will hold public hearings on Tuesday, February 20, 2024,starting at 6:30 P.M. on the following
matters:
Consideration of approval of a modification to the Site Plan for the proposed Carrowmoor large-scale community solar
photovoltaic system project located at 1358 Mecklenburg Road.The Planning Board granted final site plan approval on
November 7,2023 for 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 poles, an eight-foot-tall
perimeter fence,stormwater management facilities, access drive, and other site elements.The modification involves
moving the medium voltage line so that it runs parallel along the Mecklenburg Road frontage instead of crossing through
a farm field on the property.The Planning Board will also consider modifying condition "a"from Resolution No.2023-03
related to the receipt of an Army Corps of Engineers Jurisdictional Letter.This is a Type I Action under the State
Environmental Quality Review Act for which the Planning Board issued a negative declaration of environmental
significance on September 5, 2023. Rancich Family Limited Partnership, Owner; Nexamp Solar,Applicant, Ryan
McCune,Agent.
Consideration of Preliminary Site Plan Approval for the proposed self-storage facility located at 602 Elmira Road (NYS
Route 13)within the Light Industrial Zone and Inlet Valley Center Overlay District.The project involves construction of
approximately 24,700 square feet of self-storage in six buildings.The project will be constructed in two phases and
consist of indoor climate-controlled storage and mini-storage units along with a small parking area,fence and entrance
gate, stormwater management facilities, landscaping, and site lighting.This is an Unlisted Action under the State
Environmental Quality Review Act and is subject to environmental review. Rudra Management, Owner/Applicant;
Michael B. Lasell, P.E., LEED AP, MBL Engineering, PLLC,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
2/14/2024
TOWN OF ITHACA PLANNING BOARD
February 20, 2024
Minutes
Present: Fred Wilcox, Chair;Ariel Casper, Cindy Kaufman, Bill Arms, Caitlin Cameron
(Virtual), and Kelda McGurk(Virtual) Absent: Liz Bageant
CJ Randall, Director, and Christine Balestra, Senior Planner, Planning; Guy Krogh, Attorney for
the Town; Dan Thaete, Town Engineer;Marty Moseley, Director, and Dana Magnuson, Code
Enforcement; and Paulette Rosa, Town Clerk
Mr. Wilcox opened the meeting at 7:00p.m.
Item 1 Consideration of approval of a modification to the Site Plan for the proposed
Carrowmoor large-scale community solar photovoltaic system project located at 1358
Mecklenburg Road. The Planning Board granted final site plan approval on November 7, 2023,
for 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 poles, an eight-foot-tall perimeter fence, stormwater management facilities, access drive,
and other site elements. The modification involves moving the medium voltage line so that it
runs parallel along the Mecklenburg Road frontage instead of crossing through a farm Field on
the property. The Planning Board will also consider modifying condition "a" from Resolution
No. 2023-03 related to the receipt of an Army Corps of Engineers Jurisdictional Letter. This is a
Type I Action under the State Environmental Quality Review Act for which the Planning Board
issued a negative declaration of environmental significance on September 5, 2023. Rancich
Family Limited Partnership, Owner;Nexamp Solar, Applicant; Ryan McCune, Agent.
Overview
Mr. McCune gave an overview of the stated request.
The first is the removal from the listed conditions of the required letter, as the Army Corps of
Engineers is saying they will no longer be issuing determination for projects that do not have
wetland impacts.
Second, the property owner wants to keep the land that is being farmed farmable. Therefore,the
request is to relocate the medium-voltage line which connects from our inverters which basically
runs the power out to the NYSEG lines. The line is buried 4' feet underground and is completely
compliant with the construction guidance in the Town Code and NYS guidelines.
The total proposed disturbance of this project was 28.2 acres, and moving the line along the
access road will increase that by than 1% at 1.4 acres.
The 485' foot addition to the line meets the setbacks and is not noticeable to the layman. There
is some loss of voltage, but that is controllable to an extent by adjusting at the inverter. The cost
PB Minutes 2024-02-20(Filed 2/26) Pg. 1
to us for both the trenching and the line is expensive, but the owner wants to preserve the
farmland.
Discussion
Ms. Randall reported to the Board that she had distributed a just-released NYSERDA
"Recommendations Report on a Inter Agency Fire Safety Working Group request for Public
Comments on the draft Fire Code Recommendations Report,"which are not regulations yet and
are in the beginning stages of the process, but, nevertheless, important for the applicant and the
Board to be aware of.
Discussion followed with Mr. McCune stating that he felt the project meets the intent of these
draft guidelines as this project follows international fire code regulations and this is the State
trying to catch up with those.
There are things in the draft report that still need clarification, such as: what is a firebreak? We
have more space between our cabinets than say, a row of Tesla chargers, but there is no
definition. There is no clarification for emergency responders regarding whether to use water.
Some points are geared towards education and hiring a third parry to review plans and possibly
mandating that review (24-hour monitoring)which we have; and an emergency plan, which we
have, and so on.
Mr. McCune stated that he felt that if they made this draft code official tomorrow, we would not
have to change anything in the project.
The consensus of the Board was that they were comfortable moving forward.
PB RESOLUTION 2024-005: Lead Agency—Declaration of Intent
Site Plan Approval/Condition Modification
Carrowmoor Large-Scale Solar Energy System
Tax Parcel No. 27.-1-15.2
1358 Mecklenburg Road
WHEREAS:
I. The Town of Ithaca Planning Board, at its meeting on November 7, 2023, granted Final
Site Plan Approval for the proposed Carrowmoor large-scale community solar
photovoltaic system project located at 1358 Mecklenburg Road. The project involves 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 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 site plan modification involves moving the medium-voltage line so that it
runs parallel along the Mecklenburg Road frontage instead of crossing through a farm
PB Minutes 2024-02-20(Filed 2/26) Pg. 2
field on the property. The Planning Board will also consider modifying condition"a"
from Resolution No. 2023-032 related to the receipt of an Army Corps of Engineers
Jurisdictional Letter.
3. The proposed project, which requires site plan approval by the Town of Ithaca Planning
Board, is a Type I Action pursuant to State Environmental Quality Review Act, 6
NYCRR Part 617 (617.4 (b) (6)(i)& (8)), 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);
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:
That the Town of Ithaca Planning Board hereby requests the concurrence of all involved
agencies on this proposed lead agency designation.
Moved: Ariel Casper Seconded: Cindy Kaufman
Vote: ayes—Casper, Kaufman, Wilcox, Arms, Cameron and McGurk
PB RESOLUTION 2024-006: SEQR
Site Plan Approval/Condition Modification
Carrowmoor Large-Scale Solar Energy System
Tax Parcel No. 27.-1-15.2
1358 Mecklenburg Road
WHEREAS:
1. This action involves consideration of approval of a modification to the Site Plan for the
proposed Carrowmoor large-scale community solar photovoltaic system project located
at 1358 Mecklenburg Road. The Planning Board granted final site plan approval on
November 7, 2023, for 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 poles, an eight-foot-tall perimeter
fence, stormwater management facilities, access drive, and other site elements. The
modification involves moving the medium-voltage line so that it runs parallel along the
Mecklenburg Road frontage instead of crossing through a farm field on the property. The
Planning Board will also consider modifying condition"a"from Resolution No. 2023-
032 related to the receipt of an Army Corps of Engineers Jurisdictional Letter. This is a
Type I Action under the State Environmental Quality Review Act for which the Planning
Board issued a negative declaration of environmental significance on September 5, 2023.
Rancich Family Limited Partnership, Owner;Nexamp Solar, Applicant; Ryan McCune,
Agent;
PB Minutes 2024-02-20(Filed 2/26) Pg. 3
2. This is a Type I Action pursuant to State Environmental Quality Review Act, 6 NYCRR
Part 617 (617.4 (b) (6) (i) & (8)), 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);
3. The Town of Ithaca Planning Board granted final site plan approval for this project on
November 7, 2023, after establishing itself as lead agency in the environmental review on
June 20, 2023, and issuing a negative declaration of environmental significance and
granting preliminary site plan approval on September 5, 2023;
4. The proposed modifications to the project explained in Whereas #1 above require
reconsideration by the Town of Ithaca Planning Board;
5. At its meeting on February 20, 2024, the Town of Ithaca Planning Board proposed to
establish itself as Lead Agency to coordinate the environmental review of the above-
referenced proposal. Potential Involved and Interested agencies were notified of its intent
to serve as Lead Agency on February 12, 2024;
6. The Planning Board, on February 20, 2024,has 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,plans prepared by LaBella, titled "Carrowmoor Solar,
1358 Mecklenburg Road, Ithaca,NY 14850," including revised sheets C002- Revised
Site Plan, C202- Site And Utility Plan, C203- Turning Movements, C302- Grading And
Erosion Control Plan And Road Profile, dated O1/04/2023, revised January 2024, and
other application materials; and
7. The Town Planning staff has recommended a negative determination of environmental
significance with respect to the proposal;
NOW THEREFORE BE IT RESOLVED:
That the Town of Ithaca Planning Board, 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: Ariel Casper Seconded: Fred Wilcox
PB Minutes 2024-02-20(Filed 2/26) Pg. 4
Vote: ayes—Casper, Kaufman, Wilcox, Arms, Cameron and McGurk
Public Hearing
Mr. Zaharis spoke again regarding his concerns over the project and the possibility of a fire and
related hazards. There are numerous documents and articles he has submitted that are available
in the project file.
Mr. Wilcox closed the public hearing.
Determination
Ms. Cameron asked about Mr. Zaharis' concerns expressed as to lightning strikes/fire and acid
batteries.
Mr. McCune responded that of course lightning could strike, but we are operating at the highest
and best safety standards, as dictated by the Public Service Commission, this Board and the
Town's Code. You can never say there will not be a strike, but there are fail safes in place to
make sure the power would not get back to our inverters and certainly wouldn't get back to the
energy storage facilities. The question is, would that eventuality cause a catastrophic failure of
the system that could endanger the public? I can say, definitively, no.
As to lead acid batteries instead of lithium ion, the batteries need to charge and discharge very
quickly; lithium-ion batteries can do that very quickly.
Lithium-ion batteries have evolved quite a bit as far as their overall chemistry and are vastly
different and much more stable than the batteries in old cell phones that were burning up. The
technology is constantly changing and something may become more capable and financially
feasible, but at this point, we are using the best batteries that have a life span of approximately 8-
10 years, but that depends on the frequency of the discharges, and it could be longer.
He added that to the best of his knowledge, there are no utility scale lead acid batteries capable
of this type of grid modulation purpose.
PB RESOLUTION 2024-007: Site Plan Approval/Condition Modification
Carrowmoor Large-Scale Solar Energy System
Tax Parcel No. 27.-1-15.2
1358 Mecklenburg Road
WHEREAS:
1. This action involves consideration of approval of a modification to the Site Plan for the
proposed Carrowmoor large-scale community solar photovoltaic system project located
at 1358 Mecklenburg Road. The Planning Board granted final site plan approval on
November 7, 2023, for a 5MWac single-axis sun tracking solar array system on
PB Minutes 2024-02-20(Filed 2/26) Pg. 5
approximately 30-acres of land along with two inverter/transformer equipment pads,
solar energy battery storage, new overhead utility poles, an eight-foot-tall perimeter
fence, stormwater management facilities, access drive, and other site elements. The
modification involves moving the medium-voltage line so that it runs parallel along the
Mecklenburg Road frontage instead of crossing through a farm field on the property. The
Planning Board will also consider modifying condition"a" from Resolution No. 2023-
032 related to the receipt of an Army Corps of Engineers Jurisdictional Letter. This is a
Type I Action under the State Environmental Quality Review Act for which the Planning
Board issued a negative declaration of environmental significance on September 5, 2023.
Rancich Family Limited Partnership, Owner;Nexamp Solar, Applicant; Ryan McCune,
Agent;
2. The Town of Ithaca Planning Board granted final site plan approval for this project on
November 7, 2023, after establishing itself as lead agency in the environmental review on
June 20, 2023, and issuing a negative declaration of environmental significance and
granting preliminary site plan approval on September 5, 2023;
3. The proposed modifications to the project explained in Whereas #1 above require
reconsideration by the Town of Ithaca Planning Board;
4. This action is a Type I Action for which the Town of Ithaca Planning Board, acting as
lead agency with respect to this project,has made a negative determination of
environmental significance, 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; and
5. The Planning Board, at a public hearing held on February 20, 2024,has reviewed and
accepted as adequate plans prepared by LaBella, titled "Carrowmoor Solar, 1358
Mecklenburg Road, Ithaca, NY 14850,"including revised sheets C002- Revised Site
Plan, C202- Site And Utility Plan, C203- Turning Movements, C302- Grading And
Erosion Control Plan And Road Profile, dated 01/04/2023, revised January 2024, and
other application materials;
NOW THEREFORE BE IT RESOLVED:
1. That the Town of Ithaca Planning Board hereby modifies condition"a"in Resolution No.
2023-032, by deleting the condition and the requirement for a Jurisdictional
Determination letter issued by the Army Corps of Engineers; and
2. That the Town of Ithaca Planning Board hereby reaffirms Site Plan Approval for the
proposed revisions to the Carrowmoor Solar project, located at 1358 Mecklenburg Road,
as described in Whereas #1 and in the materials listed in Whereas #3 above, subject to the
following conditions:
a. Before issuance of a building permit, submission to the Planning Department of a
copy of NYSDOT Highway work permit(s),
PB Minutes 2024-02-20(Filed 2/26) Pg. 6
b. Before issuance of a building permit, scheduling of a coordination meeting with the
Applicant's Environmental Monitor, and the Town Engineering, Planning, and Codes
Departments,
c. Before issuance of a building permit, approval of the Decommissioning Plan and
Bond by the Attorney for the Town and the Engineering Department, and
d. Before issuance of any Certificates of Compliance, submission of a copy of the final
Medium Voltage approval and signoff from NYSEG, following its final design
review of the project.
Moved: Ariel Casper Seconded: Bill Arms
Vote: ayes—Casper, Kaufman, Wilcox, Arms, Cameron and McGurk
Moved Up Item 3 State Environmental Quality Review(SEQR) discussion for the
proposed Cornell University Meinig Fieldhouse Indoor Sports and Recreational Facility
Mr. Wilcox noted that the applicant has requested the item be postponed to a later meeting as
design changes are being contemplated. He added that this was requested late this afternoon, and
it was obvious to him that there were people present here and online who wished to speak and he
asked Planning Board members if they agreed with moving the item up and permitting people to
speak. (agreed)
Public Comments (Attachmentl)
Five members of the Zero Waste Ithaca Group addressed the Board with concerns regarding the
proposed artificial turf in the project. Concerns focused on the environmental impact of plastics
and the poisons and toxins they release, the manufacturing, implementation, lifecycle, and
disposal of the turf as well as the physical safety of athletes.
The speakers felt that the town professes to care about sustainability; and condoning the use of
artificial turf flies in the face of the stated goals and mission of the Green New Deal and the
climate crisis.
Mr. Wilcox noted for the public and reminded board members that the fields are in the City of
Ithaca, not the town.This board would have no purview over the materials used and people
interested in the materials used should direct those to the City of Ithaca.
Item 2 Consideration of Preliminary Site Plan Approval for the proposed self-storage
facility located at 602 Elmira Road (NYS Route 13)within the Light Industrial Zone and Inlet
Valley Center Overlay District. The project involves construction of approximately 24,700
square feet of self-storage in six buildings. The project will be constructed in two phases and
consist of indoor climate-controlled storage and mini-storage units along with a small parking
area, fence and entrance gate, stormwater management facilities, landscaping, and site lighting.
This is an Unlisted Action under the State Environmental Quality Review Act and is subject to
PB Minutes 2024-02-20(Filed 2/26) Pg. 7
environmental review. Rudra Management, Owner/Applicant; Michael B. Lasell, P.E., LEED
AP,MBL Engineering, PLLC, Agent.
Joshua Best gave an overview of the project changes and depictions of the final plans.
He said they intentionally designed the buildings in front to shield the view from the more
traditional self-storage that you can see in the rear that are not climate controlled. We went to
great lengths and spent a lot of time with materiality and the massing, and really tried to make this
a prominent corner and fit in with all the design standards of the Inlet Valley Overlay District
(IVOD). We chose to separate the climate control buildings into 2 separate buildings to lessen the
massing effect and created essentially a little pocket park in between which will help with the
wind and added to the beautification of the site.
The entryway access is gated for security, and we have very lush landscaping to help blend the
building into the landscape, with windows and a nice timber frame entrance for the main lobby
entrance.
Mr. Best noted that it is difficult to add windows to storage units, but we do have false windows
to make the facade look nicer and we will be asking for a variance next week from the Zoning
Board on the number of windows required.
The project will be in two phases with the front building on the left and the 4 buildings in the
rear being part of phase 1. The 2-story climate-controlled building on the right will be part of
phase 2 which would begin about 2 years after phase 1 and after seeing the market response to
the climate-controlled options.
Discussion
The Board was concerned about the prospect of phasing out the project, because that hadn't been
mentioned in any previous appearance.
Mr. Best stated that they have the financing and they have done the market study, and the
demand is there. In saying a 2-year timeframe,he was just mentioning a worst-case scenario. It
is more of a financial aspect; not paying interest on project costs while the main structures are
built, but they are positive the project will fill and fill quickly with phase 2 happening within 6
months of the initial build and sitework being done.
He added that he will have a rendering of the construction phases at the next appearance. The
pad for the 2-story, climate-controlled building will be there in phase 1, ready for build out in
phase 2.
The Board briefly discussed the variances needed as listed on the SEQR form and noted that the
project approval from this Board would be contingent on the granting of those variances by the
Zoning Board of Appeals.
PB Minutes 2024-02-20(Filed 2/26) Pg. 8
It was again highlighted that a major portion of the frontage is owned by NYS and the site has a
lot of difficulties in topography and that State land.
The Board noted that this use was not envisioned in the IVOD, but the applicant has gone to
great lengths to meet the idea of the IVOD and listened to and acted upon this Board's
suggestions and concerns.
The Board asked counsel to begin drafting additional conditions related to phasing and the
project not being completed as presented in a timely fashion.
Meeting the Ithaca Energy Code Supplement was added to the SEQR form.
PB RESOLUTION 2024-008: SEQR
Preliminary Site Plan Approval
Ithaca Self-Storage Project
Tax Parcel No. 31.-3-4
602 Elmira Road
WHEREAS:
1. This action involves consideration of Preliminary Site Plan Approval for the proposed
self-storage facility located at 602 Elmira Road(NYS Route 13) within the Light
Industrial Zone and Inlet Valley Center Overlay District. The project involves
construction of approximately 24,700 square feet of self-storage in six buildings. The
project will be constructed in two phases and consist of indoor climate-controlled storage
and mini-storage units along with a small parking area, fence and entrance gate,
stormwater management facilities, landscaping, and site lighting. This is an Unlisted
Action under the State Environmental Quality Review Act and is subject to
environmental review. Rudra Management, Owner/Applicant; Michael B. Lasell, P.E.,
LEED AP,MBL Engineering, PLLC,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 February 20,
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 Town Planning staff; and
3. The Planning Board, on February 20, 2024,has reviewed and accepted as adequate a
Short Environmental Assessment Form Part 1, submitted by the applicant, Parts 2 and 3,
prepared by Town Planning staff, an application narrative titled"Project Narrative —
Proposed Storage Facility," a set of drawings titled"Ithaca Self Storage, Rudra
Management, 602 Elmira Road, Town of Ithaca, Tompkins County,"prepared by MBL
Engineering, PLLC, including sheets C-001, C-102, C-104, C-106, C-201, and C-502- C-
505, dated 12/8/23; sheets C-101 and C-103, dated 1/9/24; and sheets C-105 and C-501,
dated 11/14/23; architectural plans, schematic designs, and landscaping plans prepared by
Line 42 Architecture, including sheets titled "Landscape &Material Plan,""Building 1 &
6 Exterior Elevations &Floor Plan," "Building 2, 3, 4 & 5 Exterior Elevations,""Aerial
PB Minutes 2024-02-20(Filed 2/26) Pg. 9
View," "Elmira Road Entrance," "Building 1 Elmira Road View," "Elmira Road& 5
Mile Drive," and"Building 6 Loading," all dated December 2023; and other application
materials; and
4. Town Planning staff has recommended a negative determination of environmental
significance with respect to the proposal;
NOW THEREFORE BE IT RESOLVED:
That the Town of Ithaca Planning Board hereby makes a negative determination of
environmental significance in accordance with Article 8 of the Environmental Conservation Law
and 6 NYCRR Part 617 New York State Environmental Quality Review for the above referenced
proposal, based on the information in the EAF Part 1 and for the reasons set forth in the EAF
Parts 2 and 3, and, therefore, a Draft Environmental Impact Statement will not be required.
Moved: Ariel Casper Seconded: Bill Arms
Vote: ayes—Casper, Arms, Wilcox, Kaufman, Cameron, and McGurk
Conditions were added to reflect the need for updated site plans and drawings prior to final site
plan approval.
PB RESOLUTION 2024-009: Preliminary Site Plan Approval
Ithaca Self-Storage Project
Tax Parcel No. 31.-3-4
602 Elmira Road
Town of Ithaca Planning Board,February 20, 2024
WHEREAS:
1. This action involves consideration of Preliminary Site Plan Approval for the proposed self-
storage facility located at 602 Elmira Road (NYS Route 13)within the Light Industrial Zone
and Inlet Valley Center Overlay District. The project involves construction of approximately
24,700 square feet of self-storage in six buildings. The project will be constructed in two
phases and consist of indoor climate-controlled storage and mini-storage units along with a
small parking area, fence and entrance gate, stormwater management facilities, landscaping,
and site lighting. This is an Unlisted Action under the State Environmental Quality Review
Act and is subject to environmental review. Rudra Management, Owner/Applicant; Michael
B. Lasell, P.E., LEED AP, MBL Engineering, PLLC, 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, on February 20, 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 Town Planning staff,
PB Minutes 2024-02-20(Filed 2/26) Pg. 10
3. The Planning Board, at a public hearing held on February 20, 2024,has reviewed and
accepted as adequate an application narrative titled"Project Narrative—Proposed Storage
Facility," a set of drawings titled "Ithaca Self Storage, Rudra Management, 602 Elmira
Road, Town of Ithaca, Tompkins County,"prepared by MBL Engineering, PLLC,
including sheets C-001, C-102, C-104, C-106, C-201, and C-502- C-505, dated 12/8/23;
sheets C-101 and C-103, dated 1/9/24; and sheets C-105 and C-501, dated 11/14/23;
architectural plans, schematic designs, and landscaping plans prepared by Line 42
Architecture, including sheets titled "Landscape & Material Plan," "Building 1 & 6
Exterior Elevations & Floor Plan," "Building 2, 3, 4& 5 Exterior Elevations," "Aerial
View," "Elmira Road Entrance," "Building 1 Elmira Road View," "Elmira Road& 5
Mile Drive," and"Building 6 Loading," all dated December 2023; and other application
materials; and
4. Project plans, and related information, were duly delivered to the Tompkins County
Planning and Sustainability Department per New York State General Municipal Law
§§239-1 et seq., and such Department responded in a December 13, 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 countywide or inter-community impact;
NOW THEREFORE BE IT RESOLVED:
1. That,pursuant to Town Code §270-219.5.L, the Town of Ithaca Planning Board hereby
finds that the proposed stream setback mitigation plan provided by the applicant
sufficiently offsets the effects of the proposed encroachment into steam setback zone 2;
and recommends that the Zoning Board of Appeals approve the stream setback variance
associated with the project; and
2. That the Town of Ithaca Planning Board hereby grants Preliminary Site Plan Approval
for the proposed Ithaca Self Storage project, located at 602 Elmira Road, as described in
the materials listed in Whereas 43 above, subject to the following conditions to be met:
Before final site plan approval:
a. Granting of any necessary variances by the Zoning Board of Appeals,
b. Revision of sheets C101, C102, and C103, to include the following wording in the Plan
Notes: "This property is subject to the Town oflthaca Code provisions regarding stream
setbacks, and restrictions and setbacks on development, soil disturbance, vegetation
removal, and other activities apply., "
c. Submission of the items listed under the "SWPPP/General" section of the Engineering
Memorandum written by Daniel Thaete, Director of Engineering, dated February 13,
2024,
PB Minutes 2024-02-20(Filed 2/26) Pg. 11
d. Approval by the Town Board of the concept and location of the proposed dedicated
utilities; and issuance of a sewer exemption for the proposed onsite wastewater treatment
system,
e. Submission of a site plan phasing rendering, showing the Phase 1 development without
Phase 2, subject to approval of the Planning Board,
f. Submission of a revised Sheet C102, or submission of a new sheet to delineate all
proposed project phasing more clearly, and to show the sequence of construction,
Before issuance of a building permit:
a. Submission of revised plans showing the location and size of the proposed septic system,
b. Submission to the Director of Code Enforcement of required calculations and fire flow
test data from fire hydrant R0460,
c. Acceptance by the Town Board, and completion and dedication to the Town, of any
water infrastructure,
d. Submission, review, execution, and filing of an Operation, Maintenance and Reporting
agreement for the proposed stormwater management facilities, with the Town of Ithaca,
specifying the ownership and maintenance responsibilities for the stormwater system,
including:
(i) Submission of an access easement, or other mechanism, to assure Town of Ithaca
access to the stormwater facilities,
(ii) Review and approval of the access easement and the "Operation, Maintenance, and
Reporting Agreement"by the Attorney for the Town and the Town Engineer, and
(iii) Town Board authorization to allow the Town Supervisor to sign any necessary
easements and the stormwater"Operation, Maintenance, and Reporting Agreement"
associated with the project,
e. Submission to the Planning Department of a copy of NYSDOT Highway work-permit(s),
and
f. Scheduling of a pre-construction meeting with the Town Engineering, Planning, and
Codes Departments.
Moved: Ariel Casper Seconded: Caitlin Cameron
Vote: ayes—Casper,Arms, Wilcox, Kaufman, Cameron, and McGurk
Item 4 Persons to be heard—None
Item 5 Approval of Minutes
Motion made by Mr. Wilcox, seconded by Mr. Arms to approve the minutes of September 19,
2023, November 7, 2023, and January 16, 2024, as final;unanimous.
PB Minutes 2024-02-20(Filed 2/26) Pg. 12
Item 6 Other Business—No items for March 5"' Meeting cancelled.
Meeting was adjourned upon motion by Mr. Casper, seconded by Mr. Wilcox; unanimous.
Submitted by
Paulette Rosa, Town Clerk
PB Minutes 2024-02-20(Filed 2.'26) Pg. 1.3
Attachment 1
My name is Amina,and I am a Ph.D.student in the Department of ecology and evolutionary biology at
Cornell I am also a member of the Zero Waste Ithaca group. I work on Tower Road,the same street as
the proposed artificial turf and I am very concerned about the proposed plan.The plastic turf pollutes
and poisons with toxins throughout its lifecycle,from extraction,transportation,manufacturing,usage,
and its disposal at the and of its life. Plastic turfs are not getting recycled and are extremely difficult to
recycle. Even though Cornell says it's PFAS-free, experts say there is no such thing as"PFAS-free"
artificial turf.As a concerned student who cares about the environment, I would like you all to consider
our concerns before approving the artificial turf. I hope you will make the right decision that ensures the
safety of all residents of Ithaca.Thankyou so much for allthe workyou do.
Sincerely,
Amina
Hi, my name is Emily,
I'm a resident of Ithaca,a member of Zero Waste Ithaca,an employee of Cornell, and a mom to be.
I can't believe this is a discussion we still need to have.
In a world where plastic pollution is under such scrutiny in places we cannot control, it blows my mind that we
would willingly replace grass with a plastic carpet. I do not want my child to grow up in a town where the only
option for sports is increasingly becoming playing on plastic turf. Not only is plastic turf poisoning our planet, it
also has been shown time and time again to increase injury to athletes.
Ithaca and Cornell are seen as leaders in the sustainability movement and many other communities look to us
for sustainable solutions.What a disservice we do by allowing such a shameful solution as plastic grass.
Thankyou.
I just wanted to send my public hearing statement for records from tonight's Town of Ithaca Planning Board meeting.
Thank you.
"Hi my name is Adriana Sulca,a volunteer for zero waste Ithaca and a student at Ithaca college studying environmental
science in the toxicology lab researching the negative consequences of tire wear plastics and microplastics_I also helped
protest and petition for the new 3 billion dollar turf Bertini field at Buttermilk Stadium last year so you can understand
how frustrating it is to have to do this again_I only hope we succeed this time.There is no such thing as recycled or"PFA
free"turf.How can we be"green"and"sustainable"when we are still funding more of these harmful chemicals to be put
into infrastructures for these large student body communities?our young voices are supposed to be the key to
addressing climate change so we should not stand idly by while colleges like IC and Cornell make the same mistakes over
and over again looking the other way putting athletics over the environment.Thank you for your time"
Best,
Adriana
PB Minutes 2024-02-20 (Filed 2/26) Pg. 14