Planning Board Meeting
The meeting of the
Public Comment:
Hickey
stated meetings are taped and then transcribed into minutes and published on the
Village web page after they are approved.
There will be two Public Hearings tonight, one for NYS Gas &
Electric and the second for Cornell Real Estate. Comments on those projects are welcome during
that time. Then there will be discussion
of the Millcroft Subdivision with sketch plan review with a Public Hearing to
be held at the July 14th meeting.
Hickey
opened the Public Comment period. John
O”Neill, 53 Janivar Drive, representing many residents from Lansing Trails,
wanted to bring their concerns and opinions to the Planning Board and Board of
Trustees. O’Neill provided a DOT handout
on traffic calming for Planning Board review.
O’Neill also provided a petition from 36 residents of Lansing Trails
gathered over the weekend indicating 100% of them were in agreement that more
should be done to manage storm water runoff.
Secondly, the residents would like to see a street plan designed for
Lansing Trails II with no direct connection to Warren Road. As his third point he reported Lansing Trails
residents would like to see traffic calming measures included as part of any
future road development in their neighborhood whether stop signs or street
bumps or any of the other measures discussed in the handout or other traffic
design guides. Hickey thanked O’Neill
for the survey and noted his three points.
Hickey stated documents would be available for the Millcroft Subdivision
prior to the July 14th meeting and a Public Hearing would be held at
that meeting.
A
parent from the Horizon development asked that her young daughter be allowed to
speak about her concerns regarding the Millcroft Subdivision. The girl will submit her speech to become a
part of the record.
Dankert
moved to close the Public Comment period.
Seconded by Klepack. All
aye.
Public Hearing – Special
Permit No. 1841 – NYS G & E Driveway:
The first item on the agenda was a Public Hearing for
Special Permit No. 1841, New York State Electric & Gas to construct an
additional driveway for their substation on Substation Alley behind Triphammer
Mall in the Commercial High Traffic District, Tax Parcel No. 46.1-6-3.
Bob Pass, NYSEG Regional Community Outreach &
Development Manager, made the presentation after providing proof of
mailing. He was accompanied by Barb
Rock, Supervisor of Technical Operations in the Ithaca area. Pass stated that Zoning Law Section
104.17(b)(1) regarding curb cuts states that curb cuts must be approved by the
Planning Board during a Special Permit review.
NYSEG must now upgrade the equipment in their substation and a second
driveway is needed. The proposed
driveway would be constructed from Substation Alley near the southwest corner
of the property along the southern boundary of the property to a gate that
would be installed in the southeast corner of the substation enclosure and be
partially screened by landscaping currently in place. The existing driveway which is about 30 ft.
long is not sufficient to provide adequate access to the substation
transformers and equipment. Large cranes
and heavy equipment will be needed for installation when 7 transformers are
replaced with 5 larger ones. Two
driveways will be needed in the future to insure unencumbered access to all of
the equipment located in this facility.
The facility is important and serves 4,700+ customers which includes the
Village of Lansing. Pass noted that many
of the neighboring business have more than one driveway and also have many
dumpsters on their property which are often unsightly and require cleanup. Pass also noted that during the day vehicles
are sometimes parked so as to block their only driveway for the
substation. Zoning Law section 104.7C1
states all curb cuts must provide safe access.
This is a highly congested commercial area. NYSEG is experiencing 9% load growth at this
facility. The upgrade to the facility is
planned for the Fall and the road would be built in the summer season.
Hickey opened the Public Hearing. Bob Barnes, representing Triphammer Mall,
read a letter from Richard Thaler, owner of Triphammer Development. It stated Thaler has no objection to the new
driveway but felt the driveway should not be permanent. Mr. Thaler’s letter noted that years ago, he
asked NYSEG to move the substation to east of Warren Road and away from this
congested commercial area.
Since
no one else wished to speak, Klepack moved to close the Public Hearing for
Special Permit No. 1841. Seconded by
Brown. All aye.
Hickey
asked for clarification as to whether the driveway would be temporary or
permanent. Pass responded that two
permanent driveways would be needed for routine maintenance, system problems
during emergencies or storms, planned outages, etc. Rock stated when the new larger equipment is
installed. NYSEG will not be able to access all the equipment in the substation
from the current driveway.
Hickey
stated that NYSEG has existed for some time with just a gravel driveway and
asked if the other driveway could be the same.
Rock stated the proposed driveway will also be gravel. Pass stated the driveway will be well
constructed and there will be wildlife fencing around the substation to prevent
animals from getting into the substation.
Cross asked why the fencing is not enlarged to the limits of the
property. Pass stated it would be costly
to do this and the area within the fencing is minimized so that it has less of
a visual impact.
Leopold
asked about NYSEG relocating. Pass said
that would require moving of transmission lines and would be costly. It is also difficult to receive approval from
neighbors to place a substation in their neighborhood.
Brown
asked how often access is needed. Rock
stated there were three times last spring when access was needed. Hopefully, this pattern will not continue.
Hickey
recommended NYSEG work with Thaler or his representatives to resolve problems
such as illegal parking and rubbish. Hickey stated that the Village has a Code
Enforcement Officer and if there is a problem with blocked access, then he
should be notified. Also, no parking
signs could be erected to alleviate the problem.
Hickey
noted this is an exempt action under SEQRA 617.5( c )( 7).
The
Planning Board then reviewed the General Conditions for all Special Permits in
Section 304.05 of the Zoning Law. It was
noted that the site is located at the back of a Commercial High Traffic area
and is a permitted use there. Klepack
noted that a tree would be removed and Pass agreed to plant shrubs in its
place. Hickey noted that the Planning
Board has not yet obtained a favorable 239 Review from the County.
Klepack
moved that the applicant has met all the General Conditions for a Special
Permit under Section 304.05 of the Zoning Law.
Seconded by Dankert. All aye.
Klepack
moved to approve Special Permit No. 1841 for NYSEG to construct an additional
driveway for their substation on Substation Alley behind Triphammer Mall in the
Commercial High Traffic District, Tax Parcel No. 46.1-6-3 with the following
three conditions:1) shrubs to be planted to replace the removed tree, 2) the
Planning Board obtain a favorable 239 Review from the County, and 3) the
driveway be of a pervious material such as stone or gravel. Seconded by Brown. All aye.
Public Hearing – Special
Permit No. 1842 – CU Food Service at 35 Thornwood Dr.:
Melissa
Baldassarre, project manager for Cornell Real Estate, made the
presentation. Baldassarre stated a
survey was conducted and park employees requested food service for the park
area. An additional survey was then
completed which indicated that a deli service was preferred. Cornell is requesting approval to amend the
use of the previously approved building to include a deli , and the site plan
to provide additional parking spaces.
Proof of mailing was provided.
The deli is proposed to serve only employees of the park and would be
open from 8Am to 2PM Monday through Friday to serve pizza, salads, sandwiches,
wraps, etc. There would be previously
prepared meals, as well as made to order items, and there would be provision
for fax and internet ordering for takeout, delivery and catering services in
the park. Baldassarre stated that site
plan amendment approval is needed for an additional 10 parking spaces in the
northeast corner of the site, as well as a small shaded patio for outdoor
dining.
Hickey
opened the Public Hearing. Cliff Buck,
39 Janivar Drive, stated that restaurants and hotels already exist in the
Village. He wondered if there would soon
be a gas station or beauty shop in that area.
He wondered if it would continue to go on and on and take away from the
current supporters of the Village in the Business District.
John
Sherbon, 2 Leifs Way, took the opposite approach and felt this might alleviate
some of the traffic problems at noon within the Village.
Since no one else wished to speak, Dankert moved to close
the Public Hearing for Special Permit No. 1842.
Seconded by Klepack. All aye.
Hickey addressed Buck’s concerns. The Business and Technology District was
essentially established for research and small manufacturing. Since then, its function has changed to
include more office/studio/service type uses.
The Board was concerned about the B & T Park drawing away from other
businesses in other commercial districts of the Village. There are strict limits on how a deli can
operate in the B&T District. Klepack
stated that office/studio/service does not allow for take-out and she did not
know if the proposed deli meets the criteria of the restaurant use permitted in
the B&T District. Hickey stated the
Board must carefully review the additional conditions for a restaurant in the
B&T District. Curtis stated a restaurant is a permitted use in the B &
T Park with specific conditions (Zoning Law Section 304.06(g)(2)[ii]). Hickey noted that the special conditions
allow for delivery or on-site dining but do no allow for carry-out. Hickey stated that it appeared that carry-out
would require a variance granted by the BZA.
Dubow stated the conditions listed in Section 304.06(g)(2)[ii] of the
Zoning Law are those which were added in 1990 upon the recommendations of
Cornell Real Estate. Stycos asked about
the catering operation and Baldassarre responded that it would be for
sandwiches, salads, etc. and would not compete with Cornell Catering.
The Board discussed the project in general terms. Hickey noted there are about 1600 employees
in the park. Dubow stated it would be difficult
to get a use variance for carry-out as in order to do so the applicant would
have to demonstrate economic hardship.
Hickey stated that the project could be approved with a delivery type
rather than carry-out operation.
Baldassarre stated Cornell would still like to continue with the project
and would even consider trying to make it work with no take-out. The current proposal is seating for 14 people
inside and some outside and parking is needed to accommodate them. The proposal is for a 1350 sf operation and a
floor plan was shown for the small kitchen.
Klepack suggested Cornell might want to re-think their project and floor
plan if carry-out is no longer allowed.
Hickey also has comments from the engineer regarding
driveways and parking which need to be reviewed. Hickey would like to see more information on
the outside eating area. Hickey
suggested the Board table Special Permit 1842 so that Baldassarre and John
Majeroni of Cornell Real Estate can explore their options. Klepack moved to table Special Permit No.
1842 until the first meeting in July.
Seconded by Stycos. All aye.
Millcroft Subdivision –
Sketch Plan:
The
next item on the agenda was a modified sketch plan for the Millcroft
Subdivision. Hickey stated the total sketch plan would be reviewed for Phases I
and II.
Dan Bower, Hunt Engineers & manager of this project,
gave the presentation. Bower is also
working with Jim Finnigan, project engineer.
Bower stated that Bob Miller and Viola Miller were also available to
answer questions if need be. Bower
stated the sketch plan has been modified to address concerns raised at the
earlier meetings and to comply with EPA Phase II requirements. Among the things changed was the road
layout. The major change is the
elimination of the cross route directly through the development and a
substantial amount of roadway was eliminated.
Other features remained largely the same. The intersection with Bush Lane was moved
further to the west. A future connection
with Lansing Trails is also proposed.
The developers explored eliminating the connection to Bush Lane but
discarded this option in response to concerns expressed by the Planning
Board. The roadway will include curves
and stop signs to calm traffic and maintain a neighborhood feeling while also
meeting the planning goals of the Village.
Bower stated much has been done since the last
meeting. There has been a survey and the
site and boundary lines have been established.
There has also been a survey map drawn with contours to show elevation
levels. Bower has met with Curtis,
Hickey and Cross to review the project changes.
Bower has also met with Superintendent of Public Works Dennis Reinhart
and gathered data and they did a field site review looking at drainage controls
(ponds) which are already in place.
Bower has reviewed data with Curtis and met with BorgWarner to gather
data on their pond.
Phase I and Phase II are stand-alone projects. The first two phases will be for 25
residences with an ultimate build-out of 49 lots with a remaining lot which
will not be subdivided at this time.
Bower provided an engineer’s report which included a
traffic analysis for traffic on Bush Lane. At the request of the Board traffic
analysis for Craft Road and N. Triphammer Road as well as Brook Way will be
added. Curve radii are tighter than the
300 ft required by the Subdivision Regulations. Those proposed are at 150 ft.
based on a review of the curves at Horizons, Janivar and Shannon Park. Bower feels this will slow traffic in the
area. Pedestrian connections though the
trail system will connect with Leifs Way.
There will also be another path for north/south travel which will be
constructed of crushed stone or some other permeable surface as specified by
Reinhart.
Bower referenced a letter dated June 24th which contained specifics about the
subdivision and noted that the proposal
provides for a recreation area of 2.3 acres and a trail system, as well as
public spaces which are parts of the trail and drainage system, which in total
will exceed the amount of recreation space required. Bower stated there would be 25 ft. easements
along the shallow detention swales on the south side of the parcel. Hickey asked who would own the detention
ponds. Bower stated they would be owned
by the Village and could be accessed by widening the path to them to 30 ft.
This is still being reviewed. Hickey
stated that drainage plan must meet the approval of Engineer Cross. Cross is concerned that the detention swales
are not owned by the Village. Hickey
asked if there could be deed restrictions to require the homeowners maintain
the drainage areas. Hickey stated the
Board would also want to see landscaping for those areas. Bower stated the developers would be
installing the plantings.
Hickey asked about Bush Lane and the concern about traffic
at the rise in the road. Bower stated
the distance from the entrance of the subdivision and the intersection with
Brook Way is approximately 1000 ft.
Dankert asked about the cul-de-sacs and Bower responded that Reinhart
favored the hammerhead turn-arounds at the ends. Dankert recommended that Bower talk to the
fire chief for his opinion. Cross though
Reinhart favored the off-tee turn-around.
Hickey stated fire department approval would be required
regardless.
Cross would like to discuss drainage further with the
developers.
Brown asked why the two proposed roads could not be
connected at this time. Bower said it is
due to financial restraints. Leopold
suggested that once some lots are sold it might be possible to connect the
roads at that time rather than waiting for Phase III. Klepack would like to see the roads connected
now rather than to have two dead-ends.
Hickey stated that there will need to be further meetings
with Cross regarding drainage as well as with the fire chief regarding the
dead-ends. Bob Miller stated it is not a
simple matter to just put a road through because to do so requires full
engineering which is expensive. Although
Klepack has not yet had time to review the numbers, she questioned why acreage
for drainage is included into the 6% required to be given to the Village for
recreation. Bower stated the trails and
recreation space equates almost to the amount required and that the detention
ponds are in addition to that required amount.
Bower stated the developers have designed the lots and required setbacks
more stringent than those of the Village so as to maintain the stream
corridors. The stream corridors will be
owned by the homeowners and there will be deed restrictions placed on those
lots.
Curtis stated the Millcroft Subdivision will be placed on
the July 14th agenda. Bob Miller stated Phase I and Phase II will be
done sequentially.
CLT Zoning Amendments (2003
Proposed Local Law C):
Hickey stated the Board needs to review proposed Local Law
C. This law deals with food and beverage
establishments for the CLT, CHT, B &T Districts. The law also deals with office/studio/service
and sales/repair/maintenance categories.
There is also a new category entitled Low Impact Technology.
Hickey began with the proposed Zoning Law Section 603.39
for Low Impact Technology. Brown
questioned why there needed to be any tractor trailer traffic and Hickey
responded that it states little or no tractor trailer traffic because some
businesses need occasional deliveries from that might be carried on tractor
trailer trucks. The prohibition on loading docks will eliminate businesses that
rely heavily on bulk shipping and receiving.
Hickey then reviewed the low traffic versus high traffic
food and beverage categories.
Dankert
then moved that the Planning Board recommend to the Board of Trustees approval
of Proposed Local Law C to clarify and supplement certain permitted uses in
certain zoning districts and requirements thereof. Seconded by Klepack. Leopold ascertained that Proposed Zoning Law
Section 603.25 for sales/repair/maintenance be only in CHT District. All aye.
Lansing Trails:
Hickey stated the Board had not received material prior to
the meeting for their review. Larry
Fabbroni reviewed with the Board a set of 3 different draft plans. There will be 115 units and the open space
would be owned by the persons residing on the properties. There would be no commonly held property as
preferred by the Village. Fabbroni wants
to hear the recommendations of Cross for roads and drainage. Fabbroni also wants to hear the
recommendations of the Board. Hickey
recommended that copies of the 3 options remain with the Board for their review
and this be placed on the July 14th agenda. Cross recommended the two basic concepts –
that of keeping through traffic out of the neighborhood or that of deterring
through traffic with a zig-zag traffic pattern be determined first. Hickey stated that he liked Cross’ basic
analogy for either a concentrated traffic system or a dispersed traffic system
or something in between. Klepack also
stated the Mayor has spoken about a committee to discuss the road from the
former Edelman property to Warren Road, but did not feel the committee will be
formed any time soon and did not think
anything should hinge on a decision regarding the former Edelman property.
Codification:
Hickey stated that the segment of the Codification dealing
with road specifications has been completed and it has been given to Clerk
part-time, Carol Willard for incorporation.
Hickey stated there will be another appendix to the Codification called
traffic calming and he requested Brown gather her information on this and give
it to him for incorporation.
Approval of Minutes – May
12:
Brown moved to approve the minutes of May 12th
as revised. Seconded by Stycos. All aye.
Road Name:
Hickey
stated the resident’s of Coventry Walk have suggested the road at the end of
Northwood Apartments down to where Coventry Walk turns off be named Wood Thrush
Hollow or Wood Thrush Hollow Trail.
After some discussion, Dankert moved to recommend that the road at the
end of Northwood Apartments down to Coventry Walk be named Wood Thrush Hollow
Lane. Seconded by Stycos. All aye.
Adjournment:
Klepack moved to adjourn at 10:00 P.M. Seconded by
Brown. Brown stated she has
photos of the Lansing Trails Tour and will save them for later use. All aye.