Planning Board Meeting
The meeting of the
Public Comment:
Manesh Mewar of (Address) spoke about his
complaints about items which were not properly enforced when his residence was
built. His complaint is that water from
neighboring properties goes onto his lot.
On the north and east sides of his lot, water runs into his lot and the
resulting flooding has caused him to replace 9 or 10 trees. He quoted Section 125-27 Subsection 3 of the
draft Village Codes (Section 407.08( c ) of the current Subdivision Regulations)
which states all areas shall be graded so water from higher elevations does not
cause a nuisance to lower lots. He feels
this was never enforced and at his own expense he put in a swale. He wants to know why the laws were not
enforced and what can be done about the damages he has had. Hickey responded that the Planning Board can not take action at this time and would recommend that
any damages be brought to the attention of the Mayor.
As
no one else present wished to speak, Dankert moved to
close the Public Comment period. Seconded by Klepack. All aye.
Public Hearing – Preliminary
Plat Approval – Millcroft Subdivision:
The first item on the agenda was a Public Hearing to consider the Preliminary Plat Approval of the Millcroft Subdivision, a major subdivision dividing a 50.329 acre lot into twenty-five building lots and two residual parcels which may be subdivided into additional building lots at some time in the future. The lot to be subdivided fronts on Bush Lane on the North and is proposed to have access to Janivar Drive/Leifs Way on the South and is located in the Medium Density Residential District, Tax Parcel No. 45.1-1-47.2.
Hickey opened the Public Hearing.
Cliff
Buck, 39 Janivar Drive, asked to see the plan. Dan Bowers, Hunt Engineers, put up a copy of
the plat plan and gave a brief overview of the project and Phases I & II of
the 4-Phase Project. Phase I would have
an entrance at the intersection of Craft Road, Janivar
Drive and Leifs Way and would connect to utilities
there. Future road plans and additional
lots were also depicted on the plan. The
through connection was depicted as well as the trail system to be connected
with the Village trails. Woods will
remain as much as possible. The stream
corridor from BorgWarner will remain as a buffer between the homes along with
additional landscaping. Water will be
detained through streams and ponds so that rate of storm water discharge off
the property will remain unchanged. Recreational
space will be added near the Lansing Trails park and trails will also traverse
the drainage areas. The amount of land
for recreational space is larger than the amount required by the Village
regulations.
Buck
now asked to continue with his comments. He is representing residents of his
neighborhood and sees two problems with the plan. First, is the park. His impression was that the Lansing Trail
Subdivision Park would connect to a park in the adjoining subdivision if and
when that area was developed so there would be one large park. The new plan shows a hedgerow remaining
between the two parks so there would not be one nice big park which might
accommodate football or soccer. As the
second issue, Buck sees the road which appears to hook up with Lansing Trails
being long, going too near the park, and will have lots of traffic from Millcroft to Warren Road once that connection is made. Buck is adamantly opposed to having two exits
from the Millcroft Subdivision into Lansing
Trails. There will be two access roads
for the Millcroft Subdivision, one to Bush Lane and
the other to Craft Road, which would satisfy the safety issues and Buck feels
there is no need to have a third access into Lansing Trails. Buck would recommend the entrance into
Lansing Trails which is located east of the park be removed.
Siu
Chu, principal owner of a lot north and west of the Millcroft
Subdivision, questioned the effect of traffic and drainage on his lot from the Millcroft Subdivision.
Hickey stated a traffic study was completed by Hunt Engineers and
determined that the level of service on Bush Lane would not be affected. Hickey stated the drainage would be handled
so there is no increase in the rate of storm water runoff after
development. Hickey stated there will be
5 ponds dug to retain water. Chu asked
if he developed his property, could he have his water go into those ponds. Hickey stated that it appears that he is
downstream of the Millcroft Subdivision so he would
need to pump uphill. Hickey stated the
drainage plan will be inspected prior to construction, during construction and
upon completion of the project.
John
Piscopo, 62 Janivar Drive,
asked why the cul-de-sacs could not be connected at this time as it would be
more feasible and economical. Bowers
responded that the developers do not feel this is the case and will make the
connection at a later time.
Since
no one else wished to speak, Klepack moved to close the Public Hearing. Seconded by Stycos. All aye.
Hickey
stated the Preliminary Plat approval would not be completed tonight.
Klepack
asked if sewer permits are available.
Bowers indicated that he is not involved in that. Bob Miller, Millcroft
Subdivision developer, responded that they are not currently available but he
is hopeful more will be forthcoming.
They are not planning to put in any septic systems.
Klepack
had a question on the traffic study and noted that the N. Triphammer/Craft Road
intersection was not included. Hickey
stated that the Village requested there be a traffic study done for Bush Lane. Klepack noted that Phase I would have 12
dwelling units accessing that intersection for approx. 96 trips per day. Hickey noted a traffic light would not be
installed at that intersection until warranted.
Bowers stated that when N. Triphammer Road is rebuilt some of the
traffic concerns might be alleviated.
Klepack noted that after the four Phases are completed, 22 of the 49
dwellings will contribute traffic to Bush Lane.
Bowers stated this was based on phasing and build-out projections after
analysis.
Leopold
asked about the park. Hickey responded
that the Lansing Trails I park area was designated with the plan of it being
joined with a similar piece of land when the Millcroft
Subdivision was developed, forming one large park. Hickey wants to see land set aside and later
it will be determined what type of park it is to become. Dankert asked if
the hedgerow could be removed and Hickey said that would be possible. Stycos asked who would pay for this and
Hickey responded that if it is a Village park, the Village would be responsible
for the costs.
Referencing
the Hunt document, Klepack asked about ponds having 4 bays and
micro-pools. Finnegan responded that
they are part of the new storm water regulations. There are five types of ponds and they felt
the 4-bay was best for the site.
Klepack
noted the plans call for a graded emergency outflow to be installed. Klepack pointed out that there is one near her house and it
is dangerous to animals as well as humans when walking. Finnegan stated Klepack’s
point is well taken but the design must include a backup for excess water in
case of failure.
Klepack
asked about the underground conduit location and Bowers explained its
location. The purpose is to mitigate the
amount of land required for the two pool areas and allow the stream to run
underground for a short distance and thus allow the bays to be closer. Bowers stated the new EPA Phase II Storm
Water Regulations require 2.5 times of storage of the previous regulation.
Stycos
would like to see a plan showing the whole area with roads and trails for both
Lansing Trails I and II and Millcroft to see how they
worked together. Hickey stated this
would be part of the review of Lansing Trails Phase 2.
Next,
Cross gave his presentation about drainage.
Cross noted there was no hydrological data provided but has since
located it in the SEQRA document. Cross
is requesting actual flow runs. Cross
stated there are various storm water features in the different phases. Pond numbers 4 and 5 are adjacent to the
stream flowing through the middle of the subdivision which lands will be
dedicated to the Village as part of the recreation land. Cross also noted that ponds numbered 6 and 8
are in lots to be sold and he is concerned with this concept as it makes it
more difficult for the Village to insure that these drainage ways will be
properly maintained. Cross stated the
EPA Regulations require the Village to adopt regulations and procedures for
project reviews. Cross stated TG Millers
is assisting in this project to develop regulations consistent with EPA. Cross stated the Village will be obligated to
regulate the quality of out-fall from the ponds and he feels this will be
compromised if the Village does not have full control of the ponds. Cross will
be work on other concerns directly with Hunt Engineers. Cross stated the fifth pond to be developed
later is to be within the heartland of the project and this would be in the
recreation area and he felt the Board should be aware of its location.
Cross
stated the plans do not have cross-sections but he believes the roads are set
at 55 feet and this does not meet Village regulations. There are plans for two 10-foot lanes with
gutters and without shoulders but Cross suspects this will also not meet
Village regulations. Cross has not seen
the specifics but will be given them for review.
Cross
noted that the projected curve radii of the proposed streets are tighter than
Village regulations allow and Cross feels some locations within the Village
with tight curve radii are not successful.
Cross feels the two curves near the stop signs would work in this
project but he does have concerns about the curve in Phase II near lots 19, 21
and 22 as the future connection would make for a long run through the
development and this could be a safety factor.
One possibility might be to have a 3-way stop sign at the t-intersection
and another possibility might be to change the intersection layout when the
roads are connected at a later phase.
Cross will work with the engineers on this topic.
Cross
noted that the cross-section details do not show traditional sidewalks. Hickey felt the trails throughout the project
were in place of sidewalks and the Board previously agreed to this concept.
Cross
noted that the Traffic Report shows little impact on level of service and time
delays.
Hickey
stated there are two issues for Cross.
One is the intersection of Croft Place and Millcroft
Roads as to when it will be developed and in what configuration and with what
traffic measures. The second issue is
about the drainage with the ponds along Leifs
Way. This needs to be worked out with
the developers and Cross. Dubow stated the Village needs the ability to access the
drainage areas as needed so land dedicated to the Village is preferable. With easements it can be more difficult to
gain access and particularly when such access is needed on an immediate
basis. Bob Miller stated he has spent
time and monies to address the access issues in the easements he is proposing
to grant the Village. Miller has
provided a list of restrictive covenants which should be a comfort to the
Village. Miller feels the easements and
covenants should address the Engineer’s concerns. They are to be filed and remain with the
property and can be enforced as the Village would be an interested party. Hickey stated the lawyer would review the
covenants and easements and that the discussion on drainage needs to continue
between the engineers. Dubow stated the decision regarding dedicated lands versus easements
wiil be driven by the engineering decisions as to the
final design of the drainage plan. Dubow stated that restrictive covenants limit what can be
done but often are not as effective in requiring what is to be done, and that
leaves the Village responsible for
policing.
Cross
noted that the sewer line layouts in Phase II require additional non-regular
conveyances of right of ways or easements to the Village, but Cross feels it
can and should be handled in the regular manner. Cross also stated that on Lot 13 there is an
easement and Cross would prefer a deeded right-of-way.
The
Board then began the environmental review starting with SEQRA Part I. On page 3, item 2, Hickey asked why “after
completion acreage” is not filled in. Hickey
would like it filled in. On page 4,
Klepack asked why it said “unconfirmed at this time” when asked if the site
contains any threatened or endangered plant or animal life. Bower stated there has been no response from
DEC at this time and no biologist has been employed. On page 5, project
description, Hickey asked how the applicant had calculated there would be a
maximum of 60 trips generated per hour when the development was complete. Bower stated that the information came from a
Trip Generation Table. Curtis asked for
clarification of the road frontage numbers.
The 1700 linear footage was figured along Bush Lane as well as Craft
Road. Dubow
pointed out that there is in fact no frontage along Craft Road. On page 6, item
5, it states mature trees over 100 years will be removed and Hickey would like
to know how many acres are involved. Viola Miller stated there are no 100 year
old trees on the property. Cross referenced Item 15 regarding location of the
project in a flood plain and noted that while the answer is probably no at this
time construction of the detention ponds might result in some part of the
development falling within the 100 year flood plain. Hickey noted this item seemed to refer to the
situation as it is today and that drainage review would cover it later. Cross stated that with the new EPA Phase II
Storm Water Regulations, there are important implications for such things as
basements which are in or near flood plains.
On page 7, item 20, regarding noise, hours of operation need to be
established for construction activities before construction begins. Hickey also asked for the basis of
computation for item 23 for water usage in gallons. Leopold stated it is in the engineering
report based on average number of gallons per household per day. On page 8, Klepack asked what Town approval
is needed. Curtis stated they are
notified because of their location relative to the project, but their approval
is not required. Hickey stated the
Village has received a 239 Review from the County which discusses the noise
issues from aircraft as well as the connection between Millcroft
Drive and Croft Road, and that a super majority will be required for approval
based upon the County’s determination that the proposed project may have
negative inter-community or county-wide impacts. Again, Curtis noted that the County’s action
did not actually constitute an approval process, but was rather a
recommendation which could be superceded. This is
significant because it means the County is an interested rather than an
involved party for purposes of SEQRA review. Curtis asked about “(Chautauqua
Institute)” which appeared next to C1; this is an error which needs to be
removed. On page 9, question 7 regarding
proximate land uses, Hickey felt the CLT District on Craft Road should be
added. Item 11a regarding demands on
community services was never answered and needs to be completed. 12a regarding traffic impact needs to be more
fully answered. Hickey asked Bower to
provide the Board with completed corrected copies of the document for the July
29th Board meeting so they
could continue with Part II. Hickey
stated the drainage issue should also be resolved by that time.
Lansing Trails Phase 2:
Hiceky stated Board members have received three sketch proposals for road designs from Larry Fabbroni. Hickey had Board members number the proposed plans and list the advantages and disadvantages of each. Plan No. 2: Disadvantages: 4 cul-de-sacs which are excessive in length; no connection to Warren Road. Plan No. 3: Advantages: major roadway through it to separate the through traffic from the neighborhood traffic; traffic would move quickly from east to west; all multiple attached units are in the northeast corner. Disadvantages: some lots exiting onto that roadway may experience problems if traffic is moving fast; isolates Janivar Drive from any connection to the east; Janivar Drive as a lengthy cul-de-sac; there is a high-speed connector road through a neighborhood.; splits the parkland; no road near parks for safety. Cross stated there is a need to have a connector between Warren and N. Triphammer Roads and feels it might be better to have it done at the initial phase of a project rather then 10 years later. Hickey feels it is an efficient way to handle traffic but he would rather not consider a high-speed connector road at this point. Plan No. 1: Advantages: isolates multi-unit traffic and gives them a direct connection to Warren Road; has an eastern connection to Millcroft Subdivision; preserves park and does not divide it. Disadvantages: Janivar Drive is a long roadway; Ayla Way is a long cul-de-sac. Cross stated there could be two roads coming in from either side to make the cul-de-sac portion of Ayla Way shorter.
Hickey
stated his preference would be for a road system in which the multi-unit
buildings were moved where they would all be in one location. Hickey would also like to see a roundabout
(traffic circle) where Bomax Drive meeeets the road system in the development to slow people
down. Hickey would also turn the north
connector from Janivar Drive into a hammerhead
dead-end. Hickey would go west off the
traffic circle and go south to a road connecting with Janivar
Drive. Hickey would then make Ayla Way a dead-end road as was originally planned and
would again have Lance Way as a north-south road. Hickey will provide his overlay of this
proposal to Fabbroni.
Hickey feels the advantages are:
traffic circle slows traffic down and it breaks up the long Janivar Drive by taking one connection and making it
dead-end and placing two turns in the connection before the traffic
circle. Hickey stated all construction
traffic should be required to enter from Warren Road and the multi-units be
built first so there is no Traffic on N. Triphammer Road and construction
traffic does not go through Lansing Trails I.
Klepack
stated she is concerned about the road going north into the Millcroft
Subdivision because it may be some time before Phase III is built. Klepack would rather see it head south to Ayla Way. Hickey
responded that there would be a road south and it would be Lance Way. Hickey stated Board members need to review
the Subdivision Regulations about connecting roads between contiguous
subdivisions.
It
was agreed that Fabronni will generate another
drawing depicting Hickey’s suggestions and the entire Lansing Trails
Subdivision. Fabbroni
will meet with Cross regarding detention ponds on Village property rather than
in backyards.
B & T Park Restaurant
Use – Proposed Amendment:
Dubow stated there is a proposed Local Law C with proposed changes to the
Village Zoning Law and a Public Hearing is scheduled for the Board of Trustees’first meeting in August. Based upon the Speciasl
Permit application (No. 1842) pending before the Board, Dubow
would also recommend that a change regarding restaurant use in the B&T
District be considered at that time as it would likely not be considered a
substantial change. The new proposal is
for the B & T District only and refers to food and beverage take-out or
pick-up. Hickey stated such a business can not be advertised either on the building or at the road
or outside the District and there is limited seating. The area of the deli
including seating can not exceed 5% of the building
area. Hickey feels the outside eating area is just part of the 5%. The deli would be open Monday through Friday
from 8 AM to 2 PM. Hickey stated the
Village has received the 239 Review from the County and gave a copy to John Majeroni, Cornell Real Estate. Both the County and Cross have recommended
one driveway only and Majeroni is agreeable to
this. Dubow
recommended that Cornell have a representative present at the Board of
Trustees’1st meeting in August for the Public Hearing. In summary, the Board is supportive of the
project and the additional modification to Proposed Local Law C unless
compelling reasons are presented in opposition at the public hearing.
N. Triphammer Road Traffic
Counts:
Hickey stated Board members have received copies of Fisher Associates Traffic Volume Comparison Report dated 8/18/03. This is provided for information only. Hickey noted the total volume of traffic has not changed significantly since Target has opened but the amount of traffic using Graham Road West has changed.
Approval of Minutes – May
27:
Dankert moved to approve the minutes of May 27th as revised. Seconded by Stycos. All aye.
Other Business as Time
Permits:
Hickey
provided Board members with a flyer regarding a Stormwater
Resource Fair and Conference scheduled for July 26th at the Dept. of
Social Services. Cross may attend.
Hickey
also provided a flyer on Traffic Calming by NYS DOT scheduled for Syracuse in
August. Dankert
will attend. Brown and Leopold will
check their calendars.
Hickey has met with Ken Horowitz thanks to arrangements made by Dubow. Hickey indicated that he believes Horowitz is dedicated to the Sun Downs Farm property and will eventually settle here. Hickey stated Horowitz is amenable to working with the Planning Board in the future. Dubow advised the Board (as he has been doing previously) he has represented Horowitz in the past, he and his firm will not be able to represent either Horowitz or the Village with respect to any matters before the Village. Hickey stated Horowitz and his wife are interested in preserving the area. Hickey stated Horowitz is not interested in a land trust at this time.
Hickey will be gone for a week so Klepack will assist Curtis with the next agenda. Dubow would also like to meet with Curtis, Klepack and Cross on the Millcroft Subdivision prior to the next meeting. Dubow recommended Board members review the Subdivision Regulation and Preliminary Plat Regulations prior to the meeting with particular attention to conditions which might need to be attached. Hickey also recommended Board members complete Part II of the SEQRA LEAF in pencil prior to the next meeting.
Dankert will not be able to attend the meeting on July 29th. Since there was a determination of adverse impacts from the County on the 239 Review, there will need to be a super majority vote to approve the Preliminary Plat for the Millcroft Subdivision. There was discussion of having alternate John Piscopo fill-in for Dankert. Curtis and Dubow will review the procedures for activating an alternate to be an active member. Brown moved to have alternate John Piscopo take the place of Phil Dankert for the meeting scheduled for July 29th. Seconded by Stycos. All aye.
Curtis gave out copies of SEQR Section 617.7( c)(1), Criteria for Determining Significance, to be used for future meetings.
Adjournment:
Klepack moved to adjourn at 10:00 P.M. Seconded by Dankert. All aye