Planning Board Meeting
The meeting of the
Hickey opened the Public Comment.
John O’Neil,
O’Neil also spoke for the Lemperts,
There being no one else who wished to speak, Klepack moved to close the Public Comment period. Seconded by Dankert. All aye.
911 Center – Continued Discussion:
Steve
Whicher,
Next,
landscaping needed to be addressed.
Egner stated he had plans in his car tonight and would provide them for
Board review. The landscape plan
indicates 8 maples (2 in. caliper), 4 hornbeams (7 ft. high), 17 dwarf burning
bushes (3 ft. high), 3 white pines (6
ft. high), 4 japanese lilacs (8 ft. high) and 3 vibernum (3.5 ft. high). Hickey asked about berming and Egner
responded that he has run out of money.
Curtis
stated the parking setback for the existing CFR parking lot from
Hickey
stated the Board has not received a response from the DEC. Whicher stated no response has been received
from them or the Corp of Engineers although the letters have been sent to
them.
Cross
gave his presentation. First, he has
received the drainage report by TG Millers and it looks good and is in
compliance with Village requirements.
Next, Cross reviewed the southernmost entrance driveway and felt it is
long for the number of spaces served.
Cross noted it was only 18 ft. wide and that the Village usually
requires 24 ft. widths for public access driveways though it will occasionally
allow 20 ft. Whicher stated it is
limited with controlled access for security and would only be utilized by 6
cars. Cross felt making it narrower than
the Village standard would need to be justified. Thirdly, Cross did not see a dumpster
indicated and a screening or fence would normally be required if one were to
located on the site. Whicher stated the
proposed site for a dumpster is located on the rear of the building and would
not be seen by the public. Hickey stated
that if a dumpster is placed on the pad, it must be screened. Cross stated he just noted that the site
lighting has been penciled in. Hickey stated that complete plans and
photometrics will be required for the Lighting Commission. The last point Cross made on his review sheet
dealt with utilities and he has since realized that the water line was included
elsewhere.
Hickey
summarized that there are two concerns from Cross which must be addressed: A Lighting Plan with photometrics must be
provided and the width of the driveway must be resolved. Curtis stated that Zoning Law Section
104.17(b)(2)(ii) states that driveways intended for two-way traffic shall not
be less than twenty (20) feet wide.
Hickey stated the Planning Board can not grant a reduction in the width
of the driveway and a variance would be required. Although the radius would be tighter, Egner
agreed to add 2 feet to the north side of the driveway making it 20 ft.
wide. Egner will also provide the
photometrics as requested.
The
Board then reviewed the SEQRA. Hickey
had concerns about No. 8 on the first page.
It remains unclear as to who owns the CFR parking lot and whether it
belongs to the County or the Airport.
This affects the setback issue.
It would also involve parking and whether it is on site or is on the adjacent
property in which case an agreement needs to be in place. Hickey stated this needs to be resolved.
The
Planning Board will complete the SEQR and will reference the one completed by
Mikel Shakarjian, Tompkins County Capital Program Coordinator.
The
Planning Board then completed SEQRA Part II.
The Planning Board read through the comments provided by the County and
added additional comments.A – No; B – No, it will receive uncoordinated review;
C1 – No, as per attached. Hickey stated
the Board will await an answer regarding USACOE and NYSDEC jurisdiction. Egner noted that the 30 people who would be
receiving the training are currently receiving the training at the CFR
building. C2 – No, as per attached. C3 No, as per attached. C4 – No, as per attached. C5 – No, as per attached. The Board discussed the antennae. Whicher stated a tower will be required but
will be treated as a separate permit with a separate review. C6 – No, as per attached. C7 – No, as per attached. D –No.
E – No.
Dankert
moved that this proposed action will have no significant adverse environmental
impact. Seconded by Klepack. All aye.
Hickey
noted that the Planning Board has previously reviewed the General Conditions
for all Special Permits in Section 304.05 of the Zoning Law and now conditions
should be reviewed. One condition would
be a resolution to the issue of the required 25 ft. parking setback through a
BZA variance or a letter indicating agreement to correct the deficiency when
the site was further developed.
Another condition is the applicant must provide photometrics to the
Lighting Commission for their review. A third condition is approval or waiver
from NYSDEC and USACOE.
Klepack
moved to approve Special Permit No.1789 for the 911 Center at the
Tvaroha
Subdivision:
Next on the agenda was the Tvaroha Subdivision which has a
long history. The property in question
has previously been illegally subdivided.
Tvaroha divided the land into two parcels and retained the front portion
and assigned the rear part to Kimarie Humphries. Tvaroha approached the BZA in
1996 for a variance for deficient frontage so that he could legally subdivide
the parcel. He was granted a variance conditioned on an easement in perpetuity
to access his property through a curb cut on the adjoining Dumas property or an
agreement allowing access to his property using the one permitted curb cut
located on what would become Humphries’ property. Tvaroha currently accesses his property
through a curb cut on the adjoining Dumas property and will continue to do so
for his lifetime. The Board has been
provided with an easement from Humphries dated
Hickey stated this will be classified as a minor subdivision as it meets the Subdivision Regulations for a minor subdivision. Klepack moved to classify the Tvaroha Subdivision as a minor subdivision. Seconded by Dankert. All aye. Final Plat approval will be placed on the Dec. 9th agenda.
CLT Uses &
Definitions:
Hickey provided members with the draft proposed changes,
dated 11/19/02, to the CLT and CHT District regulations. Hickey stated he would like a statement under
intent for the CHT stating that all uses
permitted in the CLT will also be allowed in the CHT. Hickey would like to ascertain the number of
employees at the CFCU to help to determine the maximum number of employees to
be allowable for Light Manufacturing/Technology. Hickey will then go to the Board of
Hickey passed out Design Guideline Recommendations which would require changes to the current zoning regulations based on Kathryn Wolf’s suggestions. Hickey stated the only one implemented thus far dealt with building facades being 25 ft. from the front property line.
Curtis responded to the recommendations. Regarding sign height for free-standing
signs, there is currently no distinction between CLT and CHT and the Board
might want to make a distinction.
Klepack felt it might be preferable to have the signs at 8 or 15 ft.
rather than higher above the tree lines.
The Board felt 15 ft. would be preferable to recommend to the Board of
Curtis stated maintaining side yard setbacks is crucial in getting people to the back of the buildings now that buildings are 25 ft. from the roadway and parking lots will generally be behind the building. Wolf is recommending changing the required separation between curb cuts be raised from 20 ft. to 30 ft. Curtis noted that to maintain a 30 ft. separation for access drives would require all driveways be placed on the opposite side of the parcel from the adjoining property. Curtis would like to see incentive zoning used to encourage shared driveways and fewer curb cuts, rather than increasing the separation distance. Hickey stated that as part of the r.o.w. acquisition for N. Triphammer Road, Food Net was granted the right to have its own driveway separate from the insurance company. Curtis felt the Board has discussed incentive zoning in the past and this might be an opportunity to create incentives to share a driveway in exchange for a decreased side yard setback, larger lot coverage, etc. The Board would like to encourage shared driveways as well as shared parking.
Cross asked about the front yard parking setback and if it should be changed to prevent parking in the front of a building. Hickey responded that the new CLT Guidelines encourage parking in the rear as the front of the building is placed 25 ft. from the road. Cross is concerned about a large lot where the desire is to have parking alongside the building rather than behind it. The Board will place front yard parking setbacks for all uses at 25 ft.
On reducing yard setbacks, Curtis stated that reducing a side yard setback if sharing a driveway with an adjoining property might be an option. Curtis stated the side yard setback is important for providing access to the rear of a building, particularly if that is where the parking is located If the builder chooses to share a driveway with the adjoining property and each uses 10 ft. for a total of 20 ft. for the driveway, then the Board might want to consider reducing the setback on the other side of the building and allowing them to build on it. Similarly, if property owners are willing to share abutting parking lots, a reduction in yard setbacks might be appropriate. Curtis would like to see the reduction in requirements for side yard setbacks to 10 ft. and rear yard setbacks to 20 ft. not be carte blanche but rather an incentive for sharing of parking or driveways. Hickey stated the law should be flexible to allow for this. Hickey and Curtis will draft the necessary language.
Hickey stated the Village Center is a dead issue but it will remain as a part of the Comprehensive Plan, separate from the Design Guidelines.
Zoning Map
Replacement – Recommendation to
Hickey stated Curtis is recommending replacing the
obsolete 1974 Zoning Map with the more updated map produced by the Tompkins
County Planning Dept. Hickey stated the
Board must now make a recommendation to the Board of
Open Space – Update:
Hickey went to the Board of
Klepack asked if Hickey discussed mandated clustering with
the Board of
Hickey attended a GIS open house at the County Library and spoke with County Planner, Tom Mank. He has information and data on transportation which Hickey feels is outstanding. The Village of Lansing statistical comparison from 1990-2000 based on Census data indicate public transportation participation has increased 129% in 10 years, walking is down 89%, carpooling is down 4%, and driving alone is down 18%.
Hickey also mentioned the recent article in the Ithaca Journal discussing the park & ride to be located at Pyramid Mall. This may also reduce the number of cars on Village roads.
Stycos and other Village residents are concerned if the proposed changes will decrease the traffic on the bridge and Stycos was told they would probably not.
Approval of Minutes - November 11:
The Board reviewed the November 11th minutes. Regarding open spaces, there was discussion on the number of lots or dwelling units which could be developed at a location depending on whether single family residences or clustering is used. Klepack moved to accept the minutes as revised. Seconded by Brown. Ayes by Brown, Hickey, Klepack and Stycos. Abstain by Dankert who was not present at that meeting.
Reports:
Other Business
as Time Permits:
Hickey asked Dankert about his report for parking requirements for CHT. Dankert responded that he would work on it over his December break and would have it ready for the first meeting in January.
Hickey stated the meeting for Dec. 31st is being cancelled and the last meeting of the year will be on December 9th.
Brown stated the new guide rails on Cayuga Heights Road are very nice and she recommended others look at them. Stycos questioned whether Cayuga Heights Road would be striped and there would be room for walking. Hickey responded that it will be done in the near future. Klepack stated she received much information from the Planning Conference regarding walking, as well as a pedometer. Klepack also noted there is money available from the Physical Activity and Health Initiative in Calif. for walkways.
Cross has a sketch and presentation that would address driveway widths. The Board will review it at the first meeting in January.
Adjournment:
Klepack moved to adjourn at 9:55 P.M. Seconded by Dankert. All aye.