HomeMy WebLinkAboutRevised for 5-7-24 meeting - Soil Factory draft resolution (no SEQR) PROPOSED RESOLUTION: Preliminary& Final Site Plan Approval
The Soil Factory—A Project of Weave Community
142 Ithaca Beer Drive
Tax Parcel No.'s 33.-3-2.3 & 33.-3-2.5
Town of Ithaca Planning Board,May 7, 2024
WHEREAS:
1. This action is the consideration of Preliminary and Final Site Plan Approval for the Soil
Factory, a Project of Weave Community, located at 142 Ithaca Beer Drive within the Light
Industrial Zone and Inlet Valley Center Overlay District. The project involves establishing
soil research test gardens on the site, along with multi-disciplinary meeting, workshop, and
event spaces classified as Community Workshop and Place of Assembly uses in the existing
buildings. Site improvements include delineating bicycle, vehicle, pedestrian circulation, and
parking areas. There are no proposed exterior changes to the existing buildings. Greentree
Ithaca, LLC, Owner; Neil Schill, Applicant/Agent,
2. This is a Type 11 Action, pursuant to 6 NYCRR Section 617.5(c)(182) 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 a"reuse of a residential or
commercial structure, or of a structure containing mixed residential and commercial uses,
where the residential or commercial use is a permitted use under the applicable zoning law or
ordinance, including permitted by special use permit, and the action does not meet or exceeds
any of the thresholds in section 617.4 of this Part;"feplaeement ,-ehabilit .i �r
kind, on the same site,
buildings to meet building of fire ^^'fie"," and thus, approval of the site plan is not subject to
review under SEQR,
3. The Planning Board, at a public hearing held on May 7, 2024, has reviewed, and accepted as
adequate an undated narrative, a Basis of Design report prepared by Hallam ICS, dated
08/09/2022 (revised 06/12/2023), site plans titled"The Soil Factory, 142 Ithaca Beer Drive,
Ithaca,NY14850,"including Sheets C1 and C2, prepared by Claudia Brenner, dated 04-02-
2024, 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 April 24, 2024, 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:
1. The 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,
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2. The Planning Board hereby grants Preliminary and Final Site Plan Approval for the proposed
modifications to the Soil Factory, a Project of Weave Community, as described in the items
noted in Whereas # 3 above, [If there are conditions]...subject to the following conditions:
a.[placeholder in case there are conditions...]
3. Pursuant to Section 270-227 (A) (2) and(3) of the Town Code, the Planning Board hereby
authorizes a 9%reduction in the number of required parking spaces for the project, finding
that the reduction in the required number of parking spaces will not adversely affect traffic
flow on the project site, will leave adequate parking for all of the reasonably anticipated uses
or occupancies in the project, and will not otherwise adversely affect the general welfare of
the community,
4. Pursuant to Section 270-227 (A) (4) of the Town Code, the Planning Board hereby authorizes
a reduction in 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, and
5. Pursuant to Section 270-227.13 (2) and(3) of the Town Code, the Planning Board hereby
authorizes the placement of parking in the required front yard of the project site, finding that:
a. The particular use, nature, or location of the proposed project or building, requires that
parking be in one of such yards,
b. It is not practicable to limit parking to areas outside the required yard,
c. Parking in such yard does not significantly adversely affect adjacent properties or the
character of the neighborhood, and
d. No such parking will occur in any buffer areas.
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