Planning Board Meeting
The meeting of the
There being no one who wished to speak, Dankert moved to
close the Public Comment period.
Seconded by Klepack. All aye.
Amendment to the Parkview
Health Care Campus Planned Sign Area:
Hickey will write the recommendation to the Board of
Trustees.
Hickey also stated that he has mentioned to Integrated
Acquisitions the Board’s discussion for additional signage on Warren Road for
those traveling north indicating that there is a health care complex ahead at
the next right turn.
New Alternate
Planning Board Member:
Hickey stated that John Piscopo has agreed to serve as the
alternate member to the Planning Board.
Klepack moved to recommend to the Board of Trustees the
appointment of John Piscopo as the alternate Planning Board. Seconded by Brown. All aye.
Lansing Trails
Reserve Strip:
Hickey stated the Board has a copy of a letter dated Nov.
2, 2001 from Attorney Marcus regarding the granting of an easement from Ivar
and Janet Johnson to the Village of Lansing for the .80 feet wide strip of
property adjacent to the northerly side of Janivar Drive. The easement would
enable the Village to build a recreational trail. As of this date, there has not been a
response.
Murray Estates
(Sun Downs Farm):
Hickey stated the Board members have received a copy of
the letter dated Nov. 6, 2001 from himself to Mr. Horowitz of Murray Estates
indicating the Planning Board’s willingness to hold an informal pre-development
conference if he would be so inclined.
CLT Zoning
Proposal:
Hickey stated the next agenda item is a proposal for an
Amendment to the Zoning Law from Pyramid Mall to change the classification of
the 10.36 acre parcel adjoining the mall and also fronting on Oakcrest Road
from Commercial Low Traffic (CLT) to Commercial High Traffic (CHT). Members have copies of the proposal as well
as maps indicating the parcel.
Hickey felt the Board needs to look at the request to see
if it is in accordance with the Comprehensive Plan and whether the Planing
Board feels this request would be beneficial to the Village. At that time, a recommendation would be made
to the Board of Trustees and they would hold a Public Hearing, perform a SEQR,
and decide whether to amend the Zoning Map to reflect this change. Klepack asked if it would go to the Board of
Trustees even if this Board made a negative recommendation and Hickey responded
that the Board of Trustees could override the Planning Board. The Board of Trustees could also choose to
override a positive recommendation from the Planning Board.
Hickey stated if the parcel were rezoned, existing Special
Permit No. 1466 for the Home Depot would need to be amended to reflect a change
in the location of Home Depot and another Special Permit would be submitted to
the Planning Board for the development on the rezoned parcel. Hickey feels this entire process will take a
few meetings and will not be resolved tonight.
Klepack asked for clarification as to when a Village would
find it beneficial to rezone. Klepack
felt it should be for the benefit of the Village rather than at a request of an
individual property owner.
Brown stated she would not like to see the property on
Oakcrest Road zoned CHT due to traffic concerns. Brown stated she felt the CLT was to act as a
buffer between CHT and residential districts and she would like to see it
remain to protect the residential area.
Hickey asked if a 150 ft. buffer would suffice for Brown. Brown felt a transition is still needed.
Klepack asked if the parcel were rezoned, would Pyramid
join the two parcels as one or leave them as separate parcels and then possibly
in the future attempt to have a larger amount of retail space. Hickey stated that 750,000 sf is the maximum
allowable amount for the Pyramid Mall property due to traffic constraints on
the N. Triphammer Road bridge and Pyramid must remain within that amount. Pyramid Mall would need to abandon the
currently proposed Home Depot and reassign the sf to this parcel. Troy stated Pyramid would formally withdraw
their application for the original Home Depot and would proceed with a new
application and the parcels would probably remain separate.
Stycos asked for clarification regarding curb cuts onto
Oakcrest Road. Hickey stated that a
developer could request curb cuts along Oakcrest Road in the CLT. Another option might be to extend Hickory
Hollow Road and require the curb cuts be from that road rather than Oakcrest
Road. It would need to be determined by
the Planning Board.
Hickey stated Pyramid is recommending that all the traffic
for the parcel be from Pyramid Mall property and there be no curb cuts on
Oakcrest Road.
Dankert asked for the reason this proposal came about. Eric Goetzmann, Pyramid Management Group,
responded that Home Depot prefers a free-standing building. Klepack stated that the Village may have to
take a stand and the developers may have to be accommodating if they would like
to develop on this site.
Hickey stated the Board must determine if there is a
benefit to the Village. Hickey stated
this proposal would limit the 10+ acre site to one business due to the
requirements for buffers. Klepack stated
the impact is very different from one large business with large trucks behind a
150 ft. buffer screen to smaller businesses with curb cuts and smaller
trucks.
Leopold again questioned why Home Depot desires to be a
separate building when their last proposal showed them attached to the mall by
only a breezeway. Goetzmann stated they
prefer not to have competition for parking near their store.
Stycos would like to see a map of the entire area
depicting Home Depot attached and also with it standing alone. Hickey responded that a site plan would be
forthcoming at the next meeting depicting the building, parking, truck routes,
buffer, etc.
Hickey would like to see the Board explore the request for
the Zoning change and then continue the discussion at the next meeting. Curtis stated there is an example of a 150
ft. buffer zone between Ithaca Peripherals, now Transact, and Northwood
Apts..
Hickey provided Board members the time to review the
proposal in relation to the Comprehensive Plan. Klepack noted that the wording
in the proposal makes it appear that the Village has shown an interest in
expanding the CHT and she felt this has never been the case.
Klepack requested clarification on the tenth justification
for the proposal regarding enhancing and sustaining the Village’s vital
commercial core and furthering the municipal “Village Center” goals. Pyramid Attorney Sweeny responded that the
intent was referencing the Trowbridge June 2001 Design Guidelines and
incorporating their theme of Village Center, trees, sidewalks, etc. within the
new property. Sweeny stated the purpose
is also to sustain the vital commercial center as well as to incorporate the
Trowbridge Guidelines. He felt the
buffer down Oakcrest Road could be compatible with the Village Center
concept. Leopold stated she felt the
commercial district is presently large and it would be difficult to justify an
expansion of the district. Hickey stated
there are over 900 acres in commercial.
Curtis stated that 1/3 of the Village is non-residential and in 1994,
there were 196 acres which were undeveloped, primarily in the B & T
Park. Hickey stated this is one of the
few CLT sites in the Village that is undeveloped and only 1 CHT remains next to
the new CFCU building on Cinema Drive.
Attorney Sweeny stated they were not making a presentation
tonight but would like to address concerns at another meeting. Hickey responded he would like Pyramid to
address the differences in density if it were developed as Home Depot or as
several smaller businesses. Hickey would
also like to request a design for the CLT property if Hickory Hollow Road were
completed. Klepack felt it might be
necessary to have additional traffic studies completed for any CLT
proposals.
Troy was asked by Hickey to review the proposal in the
scope of the Comprehensive Plan. Troy
felt a future challenge might argue that it does not comply with the
Comprehensive Plan. Troy felt the goals
and recommendations in Chapter 7 of the Comprehensive Plan would apply,
particularly goal VI regarding buffers and he feels the proposal could be
justified although it is up to the Board to determine if they will or will not
recommend the proposal. Hickey also
stated he felt the proposal would be consistent with Vision Statement III and
IV of the Comprehensive Plan.
Goetzmann stated that a visual presentation from Pyramid
to the Board might be very beneficial, as well as comparing the impact of one
large business versus many smaller businesses.
Hickey also requested Pyramid provide a buffer strip diagram and a truck
route design. Goetzmann stated that the
original proposal for the Home Depot is a dead issue.
Next Meeting
Date:
Klepack moved to change the next meeting date from
November 27th to November 29th. Seconded by Brown. All aye.
Reports:
Klepack reported that she attended the Kionix Open House
today. Hickey also attended the 10 Brown
Road Open House.
Stycos reported on the Board of Trustees’ meeting which
she attended. Stycos stated that during
the Public Comment, Bob DiPola, 1000 Cayuga Heights Road, expressed interest in
the Murray Estates and his interest in seeing the pond area preserved. Stycos
expressed an interest in assisting with raising funds to purchase land
to remain in a natural state. Stycos
further discussed this with him after the meeting and she explained to him
about the recommendation from the Planning Board for the Community Party to
form such a committee. DiPola would like
to participate on such a committee. Hickey stated this committee should be
independent of the Planning Board and Board of Trustees. After getting organized, the committee could
then find out the price of the land and then make a presentation to the
Planning Board or Board of Trustees of their intent. Hickey stated that Curtis
has provided Planning Board members with assessment figures ($42,000 each) and
maps for the two parcels behind the Smidt residence.
Other Business:
Stycos asked Hickey for clarification on the Village
Center concept. Hickey responded that
the Center would be co-located with the Fire Station and provide a meeting
space for various Village groups and events.
The Village Office would remain where it is currently located.
Adjournment:
Dankert moved to adjourn the meeting at 9:05P.M. Seconded by Klepack. All aye.