Planning Board Meeting
The meeting of the
Public Comment:
As
there was no one present who wished to speak, Dankert moved to close the Public
Comment period. Seconded by Brown. All aye.
Special Permit No. 1640 –
Robert R. Colbert Jr. – 2353 N. Trip.
The first item on the agenda was Special Permit No. 1640,
Robert R. Colbert Jr., to construct an 18,000 SF office building at 2353 N.
Triphammer Rd. in the Commercial Low Traffic District, Tax Parcel No.
47.1-3-4.1
Philip
Albrecht of Egner Architectural Associates spoke
first on behalf of the developers. He
reviewed the plans previously distributed to the Planning Board members. The first depicted an aerial photograph of
the site on which he superimposed the property lines, set backs, buffer zone
and driveway which exists on the property. Albrecht stated the aerial also
shows the heavily treed sides on the south and east, as well as the location of
the
Hickey
opened the Public Hearing.
Art
Ostrander, Chairman of Board of Christ Chapel Church, spoke first. He stated he was notified about the hearing
and the church owns the ROW. The ROW is
zoned residential and they have concerns because they never envisioned that the
ROW would be adapted to a commercial use.
Hickey responded that the Board would be addressing that issue later
tonight.
Carol
McManus, 168 Graham Road resident, spoke next.
She stated she lives next to the ROW and was not informed about the
proposal until Ostrander called her the previous day. She has concerns about increased traffic load
on that side of her residence where her elderly mother’s bedroom is
located. She is concerned about the
ramifications on her quality of life. McManus rents an apartment in the house
and uses the ROW for the apartment dweller when there are guests. This is done through an informal arrangement
with the church.
Klepack
moved to close the Public Hearing, seconded by Brown. All aye.
Hickey will allow for limited additional participation by the public if
needed.
Hickey
discussed the ROW use first. Hickey has
spoken with Attorney Marcus and Marcus stated to him that the ROW use can not
be approved in a residential district for a commercial use. The alternative for the applicant would be to
go before the BZA for a use variance.
Hickey stated the driveway would need a favorable decision by the BZA to
be utilized for the proposed commercial use, although other aspects of the plan
could be approved at the meeting tonight.
Hickey stated Christ Church would be notified if it goes before the BZA
and Christ Church could present their case at that time and the Planning Board
must abide by the BZA decision.
Cross
gave his engineer’s report. Drainage
diagram appears to show a little less impervious area in the new drawing
although there remains a potential significant increase in impervious surface
areas. He could not come up with a
percentage because the entire parcel was not shown on the drawing. Cross feels it may be up to 50% and he will
need the calculations to determine the adequacy of storm water measures, as
well as collection system for roof drains.
The second item is traffic and his observation is that the divided
driveway is not dimensioned. Cross will
review the 11 ft. drive but he is accustomed to a 12 ft. drive. Cross stated the islands and aisles were not
identified but he sees the new plan shows 18 and 24 feet. Dankert expressed concern that there be
enough clearance for fire trucks and emergency vehicles. Cross felt the divider island projects into
the Village ROW and sidewalk and he will discuss this with Dennis Reinhart,
Superintendent of Public Works if and how that should be designed. Cross questioned the second drive in the rear
of the property and it was noted that they would like it to be open and
utilized all the time. Cross noted a
stop sign would be needed when exiting the property onto a village road. The third issue is siting and screening of a
dumpster if one will be used; he did not see one on this plan and needs to have
this addressed in the Landscaping Plan.
A fourth item needed is an iso-photometric
plan for lighting with contours, pole heights, and cut sheets for all exterior
lighting fixtures. The last item is
utilities and Cross could not read all the utility information on the plans and
he would like to review this information, as well as an estimation of water
usage to determine sewer units. The
property for the proposed office building currently has one sewer unit from
when it was used for offices previously and they think this will be sufficient
for the new building. Cross will still
require documentation.
Hickey
reviewed the parking requirements.
Albrecht stated the total number of spaces would be 45 rather than 72
because of the 20% reduction in the Zoning Law.
Curtis stated that potential for developing up to 90 spaces if needed in
the future must be shown. There was
confusion on this as it might have been affected by the recent amendment to the
parking requirements and the Planning Board will review it.
Klepack
requested that Carol McManus be notified as a courtesy for any future
discussions of this property including any variance application. Albrecht stated he would do so.
Hickey
requested a rendering of the façade which will be facing N. Triphammer Rd. Albrecht showed the Board a diagram of the
brick façade, color unknown. It is
broken up with columns which project 2 – 4 inches from the face. This will also be on the entry side. No awnings are proposed and entrances have
been recessed. There will be machinery
on the roof but it will not protrude above the 35 ft. limit. No roof dishes are proposed either.
A
SEQRA was completed. A. No B. No C-1.
None. Hickey noted there are no emissions or high noise levels for this
software company. Drainage and traffic
will also be reviewed by the Village Engineer and will be corrected if
needed. C-2. Hickey stated this is a commercial low
traffic business and it fits in that area.
C-3. None C-4. Hickey complimented Colbert for coming in and looking at
the plans and taking the initiative to design a building which fits within
those guidelines. C-5. None C-6. None. C-7 None.
D. Hickey noted that the
controversy of the ROW would be decided by the BZA unless the developer withdrew
the proposed driveway that sparked the controversey. Dankert moved that the Board finds that this
proposed action will not result in any significant adverse environmental
impacts. Seconded by Klepack. All aye.
The
Board reviewed the General Conditions required for all Special Permits. Klepack moved that the Board finds that the
applicant has met the general conditions specified in Section 304.05 of the
Zoning Law. Seconded by Dankert. All aye.
Curtis
reviewed his notes concerning the Conditions for the Special Permit. (1) Contingent on the implementation of a
Landscaping and Buffer Plan approved by the Planning Board. (2)
Review and approval by the Village Engineer of site and drainage plans,
including the sidewalk issue and the dumpster location. (3)
Approval by the Planning Board of a Lighting Plan reviewed by the
Lighting Commission. (4) Use or
construction of the driveway ROW would be contingent on the granting of a
variance by the BZA. (5) Confirmation by
Cayuga Heights that the sewer unit is adequate for the proposed use. (6) Contingent upon the approval by the Board
of Trustees of the adoption of the necessary amendments to the Zoning Law
implementing applicable sections of the CLT Guidelines. (7) Hours of construction will be 7 AM – 7 PM
Monday through Saturday.
Klepack
moved to approve Special Permit No. 1640 subject to the conditions noted
above. Seconded by Brown. All aye.
Pyramid Mall Expansion –
Landscape Plan:
The
agenda was revised to make this item next because representatives from Pyramid
were present. Landscape architect, Carl
Schneider of O’Brien & Gere Engineers distributed
material to the Board members regarding the berm which will go along the Route
13 side of the Mall to help screen the parking lot. Hickey stated that approval of the
landscaping plan is one of the conditions of the Pyramid Mall Special Permit
for their expansion. One requirement was
for a visual buffer to screen the south end of the building, and partially the
west end, from Route 13. Types and
quantities of trees are listed on the site plan. Klepack stated caliper and gallon sizes are
listed. Schneider stated the trees would
come in a container of the size listed. Hickey noted that over 100 existing
trees will be removed in that area because of the expansion of parking.
Schneider noted there is also the creation of a 3 – 4 ft. berm with plantings
on top which will be above the parking lot level. Hickey stated that the map
depicts 100 ft per inch so if five trees are shown, they will be 20 ft.
apart. Hickey also noted that 150 shrubs
would be planted along the berms with the trees. Curtis noted the berm is approx.475 – 500
feet long. Leopold was concerned about
the species of the low shrubs (junipers) which are deer susceptible. Hickey would recommend David Fernandez,
Cayuga Landscaping, be contacted as a consultant and Schneider agreed to
contact him. Hickey also pointed out
that behind the Home Depot, there will be an additional 15 spruce trees planted
to provide a buffer with the residential area to the west. Hickey noted that it is difficult to envision
a screen on paper and it may appear different when implemented and the Board
may require additional plantings as a condition for approval. One recommendation was to remove the trees
and stake where the new ones would be planted.
Discussion ensued as to whether a bank of 50 trees for future planting
to fill in the holes would fulfill the need of the Planning Board or whether there
should be monies placed in an escrow should additional trees be needed for the
buffer. Schneider would recommend a bank
would be a logical way to go. Planting
will be in the fall or spring and there should be a definitive solution. Hickey would like to see a condition of
approval to be a bank of trees to be planted where needed.
Brown
asked what happens to the trees that die.
Hickey stated trees in a buffer must be maintained by the developer but
it is difficult to enforce.
Dankert
moved to approve the Landscaping Plan submitted by Pyramid Mall dated 6/20/01
with the condition that a bank of 60 trees, similar in size and quality, be
established at Pyramid’s expense to be used in the Pyramid Mall area as
determined by the Planning Board to offset the commercial impact. Seconded by Klepack. All aye.
10 Brown Rd. – Landscape
Plan:
Hickey visited the site prior to tonight’s meeting and
noted the small grove of river birches and 9 maples which have been
installed. Hickey also noted that the
tree line to screen from Warren Road goes to the end of the building and then
there is nothing up to Brown Rd. and he feels there should be some screening in
that area. Klepack felt the plantings
and berms as proposed were sufficient for the front
of an office building.
Klepack
moved to approve the Landscaping Plan, dated 5/14/01, as submitted for 10 Brown
Rd. Seconded by Dankert. All aye.
36 Thornwood Dr. – Landscape
Plans:
Klepack moved to approve the Landscaping Plan, dated
5/18/01, as submitted for 36 Thornwood Rd. subject to the condition that tree
wrap, wires and stakes be removed after one year. Seconded by Dankert. All aye.
Proposed Local Law D(2001) –
CLT Front Yard Requirements:
Hickey noted that this revision of proposed Local Law D
states that at least 25’ of the façade of the building be located parallel to
and within l foot from the front lot line.
The CLT Guidelines have also been changed on page 15, paragraph
2.1. Hickey told Katherine Wolf of the
change and the master copy needs to be changed to reflect the correct wording
“Facades at a minimum of 25 ft. in length should be built parallel to the
frontage line and located along a line 25 ft. from the front lot line.”
Klepack moved the Planning Board’s recommendation of Local
Law D(2001) [Amendment of Zoning Law Section 202.07, “Commercial Low Traffic
District”, Subsection (e)(4), to Exempt from the “Front Yard Setback Minimum”
Properties having Front Yards on N. Triphammer Rd., and Establish a “Front Yard
Built-To Line” for Same] to the Board of Trustees. Seconded by Brown. All aye.
CLT Guidelines:
Brown moved to strongly recommend the Board of Trustees
adopt the Village of Lansing Commercial Low Traffic District Guidelines and
include it as an Appendix in the Comprehensive Plan for the Village. Seconded by Klepack. All aye.
10 Brown Rd. & 36
Thornwood Dr. – Lighting Plans:
Dankert moved to approve the Lighting Plans as submitted
for 10 Brown Rd. and 36 Thornwood Dr., drawing to the attention of the
applicants the comments on wall grazer lights as noted on the recommendation
from Dennis Reinhart and the Lighting Commission. Seconded by Brown. All aye.
Proposed Local Law E(2001) –
Municipal Subdivisions:
Curtis noted that this revised proposed Local Law E has
taken the municipal subdivision out of the Planning Board Subdivision approval
process and his review as well.
Klepack
moved the Planning Board’s recommendation of proposed Local Law E(2001) [Second
Amendment of Village of Lansing Land Subdivision Regulations Concerning
Definition of “Municipal Subdivision”] to the Board of Trustees. Seconded by
Brown. All aye.
July Meeting Date:
Hickey
noted that the Planning Board is meeting on July 10th rather than
the 9th.
Hickey stated John McLain, Suzan Schatz, Lisa Schleelein, Maria Stycos and
Martha Eller are possibilities for Planning Board members and Hickey would like
a member and alternate who can begin in the fall. Hickey would recommend individual interviews
and asked Board members to contemplate what and how they would proceed with
this process. Thoughts were given to
advertise in the Village Newsletter. Hickey and Klepack will contact the names
mentioned to see if they are interested in becoming a Planning Board member.
Approval of Minutes – March
27, May 14 & 29:
The
Board reviewed the minutes for March 27th. Klepack moved to approve the March 27th
minutes as revised. Seconded by
Dankert. Ayes by Brown, Dankert and
Klepack. Abstain by Hickey.
The
Board reviewed the minutes for May 14th. Dankert moved to approve the May 14th
minutes as revised. Seconded by
Klepack. All aye.
The
Board reviewed the minutes for May 29th. Klepack moved to approve the May 29th
minutes as revised. Seconded by
Brown. Ayes by Brown, Dankert and
Hickey. Abstain by Klepack.
Reports:
Hickey has asked Brown to become a member of the
Kensington Road group as she would be the most objective member from the
Planning Board and she has agreed.
Dankert moved the recommendation of Doris Brown to the Kensington Road
Traffic/Park Committee. Seconded by
Klepack. Ayes by Dankert, Klepack and
Hickey. Abstain by Brown. Hickey will notify Mayor Hartill of the
recommendation.
Hickey stated that included in the packets were the
2001-2001 Planning Board Goals and he has the third goal almost completed and
he will get it together for the Board’s review.
He has gathered information from the census with block by block
residents, traffic counts, and the NE Neighborhood Study information to assist
the committee.
Hickey stated another goal needs to be added. Curtis stated that where Dr. Greene is developing his lot in the McLain Subdivision, he has contracted a forester to remove many of the hardwoods in that area. Curtis has asked him not to remove two large trees as they may damage property owned by the Village. Currently, as the law reads, a homeowner may remove trees or clear cut their property. Hickey will review his files for information gathered when this issue arose in connection with the Park property. A policy, law or guidelines may be needed. Currently, Curtis cannot stop anyone unless there is some threshold as to the number of trees which may be removed on an individual lot in a year before a permit is required.
Hickey
noted that Klepack has devised a landscaping policy which he is currently
reviewing. Klepack stated she used it
when reviewing the landscaping plans tonight and it proved useful to her. Hickey will attempt to have it available for
the July 10th meeting.
Adjournment:
Klepack moved to adjourn the meeting at 10:00. Seconded by Dankert. All aye.