Village of Lansing
Planning Board
Meeting
The meeting of the Village of Lansing Planning Board was called to order at 7:30 P.M. by Ned Hickey. Present at the meeting were Planning Board Members Doris Brown, Phil Dankert, Carol Klepack and Maria Stycos; Trustee Liaison Lynn Leopold, Attorney Bill Troy; and Code Enforcement Officer Ben Curtis.
Hickey opened the Public Comment. As no one was present who desired to address the Board, Klepack moved to close the Public Comment period. Seconded by Dankert. All aye.
Landscaping and Parking Lot
Guidelines:
The
first item on the agenda was guest speaker Joanne Cornish, Deputy Director for
Ithaca City Planning Dept. Hickey stated
Cornish will focus on how she dealt with developers in the Southwest Park
Project and landscaping for large parking lots such as in the Southwest
Development Plan.
Cornish
stated she is the public relations person who talks to developers to get them
into the process of development within the City of Ithaca. She is usually first person called and gives
developers a heads up. The City of
Ithaca utilizes Design Guidelines as their first step. The Widewater’s project across from
Buttermilk Park was the first large project.
Unfortunately, the manager and attorney were the same person and the
process did not work as intended although she spoke with them daily for about
three years.
Cornish
spoke about her work with the budget developers for Widewaters. The Design Guidelines require a minimum of 12
% green space which does not include drainage areas. In the Southwest section of the City, the
goal is to detain and filter storm water into a naturally filtered area. Widewaters proposed large mechanical units
which would spin out heavy metals. The
City did not agree with this solution.
Widewaters was asked to investigate a berm along the rear edge which
would be heavily planted. Widewaters
agreed. Although a licensed landscape
architect is not required for every project, the City can require one be hired
and that is what the City did. Working
with the Planning Board, staff was able to insure that the spur of the Black
Diamond Trail was maintained as well as enhanced.
Cornish
spoke about big box stores. Although
developers state the corporate color and logo cannot be changed, Cornish has
found it can often be softened. The City
requires earth tones as well as non-reflective roof materials. Home Depot would normally have an orange roof
but the one approved for the City has been changed to an earth tone. Big box developers prefer not to landscape
around the building because it gets in way of carts, people cannot get to front
door, etc., but the City insists there be landscaping. Also, the City encourages ring roads which
allow for better traffic control. There
will be a Taughannock connector road installed to mitigate traffic on Elmira
Road by taking 18% of the traffic in another direction. Some of the items required by the City
are: 12% vegetation; 1 tree per every 12
parking spaces; minimum of 2.5 inch caliper trees; large islands a minimum of
10 ft. wide; and use of structural soil around landscaping within parking lots;
and granite curbs. Hickey noted City
Forester Andy Hillman has been successful with planting bare root trees utilizing
structural soils.
Regarding
plantings, Cornish stated Tops plaza has 12% as required but it still appears a
little bleak yet they met the requirement.
On the other hand, Wegmans spent a considerable amount of money and
planted 4 inch caliper maples at a cost of $2500 per tree. Hickey asked if there are any incentives
given by the City to put in better trees and give something else in
return. Cornish responded that the City
will negotiate. Cornish stated the City maintains a list of large shade trees
which are salt tolerant in Design Guidelines.
Leopold
asked about the removal of the large willows behind K-Mart. Cornish stated the developers will improve
the drainage channel which is filled in with silt and will be dredged. Many older willows required removal as they
were not in good condition and may have been a detriment to the project. Grasses and woody vegetation will be planted
in that area.
Curtis
asked about islands in parking lots and snow removal problems. Cornish stated large areas help and snow
storage areas must be identified. All islands must be curbed and granite
curbs are required because concrete curbs disintegrate. Perimeter and major street and curb cuts
needs be granite. Interior curbs can be concrete. Cornish
and the developers have worked closely with T-CAT to get a bus loop
within the site. T-CAT does not want to
enter the site so there will be a bus shelter on the perimeter instead which
Widewaters will pay for. Hickey noted
that T-CAT does enter the Pyramid Mall site.
Klepack
asked for more information on the snow storage plan. Cornish stated that the City discourages the
use of salts and snow storage areas are placed near retention areas. The Design guidelines also have a maintenance
enforcement policy. For the first two
years, the developers can observe the site and then a maintenance policy is
required for filtering. Cornish stated a
list of plants for retention areas can be found in Design Guidelines.
There
are requirements for facades. Color renderings and elevations must be submitted
and every side is treated as a front façade. Not all mechanicals are located in
the rear since it is unclear where roads may be placed. Planning Board will review materials,
negotiate
Hickey
asked whether the Design Guidelines address the rebuilding of parking
lots. Cornish stated that the
requirement for a site plan review would trigger this. A developer’s desire to repave a lot or
upgrade the façade of a building would not require a review although a change
in use would.
Klepack
asked about viewsheds. Cornish responded
that this is difficult and the City attempts to mitigate as much as
possible. For the Buttermilk Falls
viewshed Widewaters agreed to plant vines along the walls, utilize
mono-chromatic non-reflectorized earth tone colors and plant a tree line to
block some of the views when the trees mature.
Cornish
spoke about the types and locations of trees.
She stated the goal of the parking islands is to provide shade as well
as to direct traffic. The City strongly
encourages the use infiltration basins.
Trees planted in the islands are all deciduous for security purposes.
Buffers along edges are evergreens to provide a better screening. Two-sided stockade fencing with latticework
is also required at the back of some commercial properties.
Curtis
asked Cornish to speak about lighting as the Village has heard concerns about
overflow lighting as well as low lighting. The city requires a lighting study
be completed and there be a sharp cutoff of light at the property line. Shoebox fixtures are required and there are
maximum height requirements. The City
also has a glare ordinance. When residents in the City complained about the
lights at CVS, they were required to turn off the lights. Although security lighting on banks are
different, the City allows down lighting on walls with the use of shields and
no glare trespass. These can be
purchased and are required by the City.
Stycos
asked about the trees in the islands.
Cornish responded that there is a list of salt tolerant trees which
developers can plant and the City discourages the use of salt. There are other chemicals which can be used
which will not damage the trees and concrete curbing. The developers are amenable because they want
to protect their investments.
Klepack
asked about maintenance requirements for tree replacement on the islands. Cornish said their site plan review ordinance
requires the developers to maintain the plantings in perpetuity. The site plan which has been approved must be
maintained. When complaints are received
about dying trees, a letter is written and there is follow-up to see the trees
are replaced.
Cornish
stated that bike racks are also a requirement for every site, including Jiffy
Lube and Monroe Muffler.
Hickey
thanked Cornish for her presentation.
Landscaping Proposal:
Klepack is working with parking lot landscaping and will have this for the March meeting.
Open Space Article (Honeoye
Falls):
Hickey thanked Troy for providing copies of the document for the Board’s use. Hickey has been to the County and has gathered information. Hickey stated the Honeoye Falls document has two applicable sections, 190.35and 161.12.
The Board discussed the Honeoye Falls document Section 190. Hickey noted that 190.35 B exempts lots under 5 acres from the open space requirements. 190.35 C also gives a definition of open space. Hickey stated it is important for the Board to determine where open spaces should be in the village. Hickey is uncomfortable with the percentages listed in section D. Hickey agreed with the ordinance stating that ownership should be by a homeowner’s association, nature preserve or a trust rather than owned by the municipality.
Next, the Board considered Section 161 (density and clustering) and it appears that once the 20% is identified, the remaining 80% can be developed at the builder’s discretion. Hickey stated Section 12B is standard. Hickey stated that if Ivar Jonson were to develop his property of approx. 70 acres into all two-family dwellings he would be allowed a maximum of 100 units after the 6% and roads are removed. Current village regulations do not require him to have a minimum amount of open space and this may be a weakness of the village ordinance. Jonson’s development would have clustering, but there is not an “open space” in the conventional sense; the open space would be owned by the individual homeowners in their backyards. The Board then reviewed Section12C which defines the type of units which are permitted and clarification may be needed as to what they mean. Section 12T is confusing to Hickey as there are no predetermined setbacks for clustering. Non-bordering houses would not be required to have setbacks as in the current village regulations. Section 12H requires a minimum of 20% open space. The village does not mandate clustering and must determine in the future if they want to be able to require it. Criteria are listed in this section regarding when clustering could be required and the village would need to determine their own criteria. Section 12K states open space must be denoted on the plat. The Board will review the Honeoye Falls document and make notes.
Open Space Proposal from
County Planning:
The next item on the agenda was the Open Space proposal from County Planning. Hickey stated that he requested this proposal from the County. Hickey stated this is a full-fledged plan and the Board can pare it down. Part 1 Inventory has a section entitled Community Setting which can be deleted as it is already done. Growth and Development Factors are in the Comprehensive Plan and do not need to be done. The third category under inventory is Environmental Inventory and Analysis which would be done by the County. It would identify all the areas which can be included in open spaces to include shoreline, landscapes and agricultural areas. The county would also include an Inventory of Lands of Conservation Interest.
The
second part of the proposal includes Public Presentation. Planning Board members would conduct a
community survey and save the village money.
Brown suggested placing a survey in the Newsletter. A workshop with maps would also be organized
as well as holding public meetings.
The third part of the plan was entitled Open Space Plan. Community Goals and Objectives are already included in the Comprehensive Plan and would not need to be repeated. Protection Priorities would be done by the County.
The
final part of the proposal is Implementation and includes Open Space Protection
Tools, Long-Range Plan, and Short-Term Strategy which would all be done by the
County.
Hickey
stated the minimum plan as outlined tonight would cost approx. $3000. The problem is that the County does not have
the personnel to work on this at the present time and it may take 6 months to a
year to have it done. Klepack
recommended a price be obtained from Trowbridge and Wolf rather than delay the
process. Hickey will contact Kathryn
Wolf this week.
Stycos
wants to see a community survey to show for the public records what the public
wants. Klepack feels the board is
representative of the community and can decide what is in the best interests of
the community. Hickey would like to see
the Board draft a plan and show the areas to be preserved and then open it to
the public for input.
Preliminary Budget:
Hickey will turn in a preliminary budget Wednesday. The Board is not proposing any new
equipment. Dankert has been unable to
obtain the video on “Rural Designs” because it is out of production. Hickey has spoken with consultant Lee
Oplinger who did the tree inventory for the village. The Edelman property was not done and Hickey
would like to see the inventory updated to include this area. The Planning Federation meeting in Lake
Placid this year may be attended by Dankert, Klepack, Curtis and Hickey so
Hickey will budget for 5 members.
Approval of Minutes – Jan. 28:
Klepack moved to approve the Jan. 28 minutes as revised. Seconded by Brown. All aye.
Other Business
as Time Permits:
Hickey stated that the presentation by Cornish was excellent and he would like to follow up on it. Leopold likes the exterior colors, roof treatments, plantings, stricter lighting of shoeboxes, earthtones, nonreflective roofs, and structural soils. Klepack liked the “in perpetuity” requirement for landscaping. Curtis would like parapets on the roofs to hide HVACs. Curtis also likes the idea of looking at buildings from every side. Hickey stated there could be general conditions which would apply to all commercial areas in the village. Dankert would like more information on security lighting. Board members will write notes on what they would like to see/not see included in general guidelines for commercial properties.
Hickey referenced an article in Saturday’s paper about Advion which is proposed for the B & T Park. The article stated the company would be coming before the Planning Board in March. Hickey stated there are many projects in the Village in the near future which include the Jonson development, Miller development, and Cardamone project.
Leopold was impressed with the City’s ability to have a sidewalk with lawns and trees go into commercial sites.
Reports:
Trustees: Stycos reported that the Board of Trustees stated there is money remaining in the 2002-2003 budget for a camcorder and video equipment to equip this room. Sewers were also discussed. The Village of Lansing, as well as the Town of Lansing and Village of Cayuga Heights, will proceed with the Kline Road bypass solution in order to obtain additional sewer units.
Adjournment:
Dankert moved to adjourn the meeting at 9:50 P.M. Seconded by Klepack. All aye.