Planning Board Meeting
The meeting of the
Hickey opened the Public Comment period.
As there was no one present who wished to speak, Klepack moved to close the Public Comment period. Seconded by Dankert. All aye.
Amendment to
Shannon Park PDA – continued discussion:
The
next item on the agenda was a continued discussion of a proposed amendment of
the Shannon Park Planned Development Area by Steve Cardamone pertaining to the
parcel referred to in the Shannon Park Planned Development Area as “The Hamlet”
(Tax Parcel No. 47.1-6-58.1). The
proposal involves the subdivision of the parcel into smaller parcels for sale
to individual owners as 16 town houses with a small amount of land attached to
each unit and residual land and infrastructure owned in common. The Final Plat is being reviewed by the
Planning Board. If approved, it will
then be forwarded to the Board of Trustees for their approval.
First the Board considered the pine trees along the north
edge of the property. Hickey stated that
resident Lou Gentsch was unsure if the columnar pines would provide a good
screen for the neighbors. Mr. Finnegan
has provided printed information from the University of Florida regarding the Eastern white
pine. Hickey had two concerns after
reviewing the material. The spacing
appears to be about 20 feet between the center of each tree. Hickey stated the material states the
distance should be no more than 15 feet to provide the screening. Hickey is hopeful that developer Steve
Cardamone will re-space the trees so they are a maximum of 15 feet on
center. A Shannon Park resident in the
audience stated this has been discussed and Cardamone is willing to place the
pines closer together. Hickey also expressed
concerns about the soil type. The
information indicates that clay soils are not good for these pines and this is
the type of soil located in that area of the Village. The Planning Board will check the trees when
they are planted to confirm the correct number is planted where they are shown
on the plans, and then will follow-up with another inspection after the first
year to confirm they are still healthy.
Should the trees fail, the developer will need to replant the
trees. Hickey stated although the
Village will not monitor the trees after that time, but should a resident call
and inform the Village of the need for replacing any of the trees because they
have died, the Village will see they are replaced because it is the
responsibility of the developer or the developer’s successors to maintain the
landscaping in perpetuity. Once the
property has been turned over by the developer, the Homeowner’s Association
will be the responsible party. Dubow
clarified the issue by stating that the Homeowner’s Association will have the
control and responsibility to maintain the common areas which include this
area, as well as the sewer and roads, and if they fail, the Village will have
the right to go in and remedy the fault and then charge it back to the Homeowner’s
Association.
Mrs.
Widmann, 55 Beckett Way, expressed concerns about what might occur 5 years down
the road after a major flood with water entering their basements because of
what may have been done with the stream at this time. Dubow stated this is a different issue and is
not a Homeowner’s Association issue deriving from their obligation to maintain
common areas. It would be a civil matter
between a property owner adversely impacted by the actions of a neighboring
property owner and that neighboring property owner.
Klepack
expressed no objection to the Eastern pine.
Susan Lobello, 45 Beckett Way, recommended a Norwegian pine as it grows
well in this soil and is also very deer resistant. Hickey stated the Board is not in the
position to tell a developer what tree to plant. Cardamone stated he would be agreeable to
researching the Norwegian pine to see if it would be a better solution. Hickey stated the Board would like to accept
the Landscape Plan tonight and if changes are made as to the species of trees
to be planted, this will be noted on the Landscape Plan.
The
next issue to be discussed was the extension of Wedgewood Drive. Board members have received a new plan from
engineer Jim Finnegan. Since receiving
the plan, Cross has discussed this plan with Finnegan and another plan has been
drawn to meet his concerns. Cross felt
some of the trees on the original plan might have been in the way when pushing
snow off the paved area and that the ability of a truck to turn around might be
limited by the proximity of the t-turn to the gate. Both concerns have been addressed by changing
the location of a couple of the trees and relocation of the gate. Dubow noted that not all metes and bounds are
indicated and are required to be in place on the final plat prior to the
dedication of the land to the Village.
Peter
Widmann expressed concerns because the snow will be plowed onto the west side
of the Wedgewood Extension rather than the east side as originally proposed.
Hickey stated when the snow plow comes down the road, all the snow will go off
the right side of the plow. Cross feels
the retention pond will be capable of handling the melt off from the stored
snow. Klepack stated that current
problems may not be solved but feels the engineered pond should mitigate any
additional problems that might result from the proposed development. Finnegan stated the snow is currently plowed
to the end of the Wedgewood Road where it melts and drains into the problem area,
but in the future it will be plowed to the proposed location and the melt off
will drain into a pond. This should
alleviate some of the current runoff problems.
Finnegan stated that some of the snow currently pushed to the end of
Wedgewood Drive will now be pushed into the pond. Wedgewood Drive will also have gutters and
catch basins which will divert the water into the detention ponds as well.
Another
issue to be discussed was sedimentation and erosion control plan. Cross stated the developer’s plan is a
substantial document which appears to have all the required documentation. He
will need additional time to review the details, but what has been submitted
will be sufficient for conditional approval.
Hickey
stated the plat lists the property to the south of Cardamone’s property as
Commercial High Traffic and it should be shown as Low Density Residential
instead. Finnegan will make this
correction.
Hickey
asked about the street light proposed for the west side of road after the end
unit of the existing Hamlet. Finnegan
stated this would be a 18-20 ft. shoe-box type fixture. Hickey recommending checking with
Superintendent of Public Works Reinhart about the type and style since the
Village would be assuming ownership of this light which is on a public
roadway. Leopold asked about the lights
on the private property and Finnegan responded that these would be the shoe-box
type as well which would minimize light trespass. Hickey felt the lowest possible height for
the light fixture would be best.
Finnegan stated the lights are designed to provide light for paths. Again, Hickey noted Reinhart and the Lighting
Commission must review and approve the proposed lights. The lights should be as
low wattage as possible while still providing enough light for safety.
Dankert
expressed his concern about the gate on these plans which were not on the
original plans and he questioned if it met the approval of the Fire Chief, Dale
Oplinger. Finnegan stated he has spoken
with Oplinger regarding a Knox box which could be installed to permit Fire
Department operation of the gate in an emergency. Curtis asked if he had also spoken with
Oplinger about the lane width and he stated they have spoken.
Widmann
asked about the gate location. Finnegan
stated it would be placed on the private road near the connection to the public
road. Only the road will be gated and
there will not be a fence around the entire development.
Next,
the Board reviewed 19 proposed conditions for Final Plat Approval below.
Changes added in the course of discussion were: Streets used for construction
vehicles to be kept in a well-maintained and clean condition, and all trees in
the buffer strip are to be planted no further apart than15 feet on center.
Dankert
moved the following resolution:
VILLAGE OF LANSING PLANNING BOARD RESOLUTION
FOR FINAL SUBDIVISION PLAT
APPROVAL ADOPTED ON JUNE 14, 2004
WHEREAS:
A.
This
matter involves consideration of the following proposed action: A proposed
amendment of the Shannon Park Planned Development Area by Steve Cardamone pertaining
to the parcel referred to in the Shannon Park Planned Development Area as “The
Hamlet” (Tax Parcel # 47.1-6-58.1) (the “Hamlet Stage 2 Subdivision/Shannon
Park PDA Amendment”) The proposal involves the subdivision of the parcel into
smaller parcels for the sale to individual owners of 16 town house units with a
small amount of land attached to each unit and residual land and infrastructure
owned in common; and
B.
This
proposed action is an Unlisted Action for which the Village of Lansing Planning
Board is an involved agency, and in performing the lead agency function for its
independent and uncoordinated environmental review in accordance with Article 8
of the New York State Environmental Conservation Law - the State Environmental
Quality Review Act (“SEQR”), on November 10, 2003, the Board made
a negative determination of environmental significance (“Negative Declaration”)
in accordance with SEQR for the above referenced proposed action and determined
that an Environmental Impact Statement would not be required; and
C.
On
November 10, 2003, the Village of Lansing Planning Board held a public hearing
on the preliminary plat for the Hamlet Stage 2 Subdivision/Shannon Park PDA
Amendment, and thereafter (i) reviewed and analyzed the preliminary plat and
all accompanying documents and materials, (ii) reviewed and analyzed the issues
raised during the public hearing and otherwise raised in the course of its
deliberations, (iii) addressed such issues and appropriate remedial measures
related thereto, including possible conditions that might be imposed in
conjunction with any preliminary approval to be granted for such plat, and (iv)
unanimously granted preliminary plat approval subject to the conditions and
requirements enumerated in such preliminary approval;
D.
On May
25, 2004, the matter of the Hamlet Stage 2 Subdivision/Shannon Park PDA
Amendment again came before the Village of Lansing Planning Board, at which
time the Board held a public hearing on the Hamlet Stage 2 Subdivision/Shannon
Park PDA Amendment final plat, and thereafter (i) reviewed and analyzed all new
issues raised during the foregoing public hearing on the final plat, (ii)
addressed such issues and appropriate remedial measures, if any, related
thereto, (iii) reviewed the aforesaid final plat (revised May 13, 2004) and
supporting materials submitted with such plat, (iv) determined that certain
conditions are to be imposed in conjunction with any final approval to be
granted for such plat, and (v) directed that certain additional information be
provided and that the final plat be resubmitted reflecting changes and
additions as required; and
E.
On
June 14, 2004, the matter of the Hamlet Stage 2 Subdivision/Shannon Park PDA
Amendment again came before the Village of Lansing Planning Board, at which
time the Board (i) further reviewed the final plat (revised June 2, 2004) and
supporting plans and documents, (ii) confirmed that all required additional
information and materials had been provided, and (iii) confirmed all conditions
to be attached to the approval of the final plat;
NOW, THEREFORE, BE IT
RESOLVED AS FOLLOW:
1. The Village of Lansing Planning Board, based upon all of its foregoing review and action, hereby grants approval of the final plat (revised June 2, 2004) for the Hamlet Stage 2 Subdivision/Shannon Park PDA Amendment, subject to the conditions and requirements set forth on the attached Schedule A.
2. The Chairperson of the Village of Lansing Planning Board is hereby authorized and directed to refer the final plat and appropriate supporting materials to the Village Board of Trustees for its approval of the final plat as a minor amendment to the previously approved Planned Development Plan for the Shannon Park Planned Development Area.
3. The Chairperson of the Village of Lansing Planning Board is hereby authorized and directed to sign such final plat (i) upon compliance with all of the conditions and requirements for which compliance is required prior to such signing of the final plat, and (ii) in accordance with Sections 305.07 and 312.01 of the Village of Lansing Land Subdivision Regulations.
CONDITIONS OF FINAL PLAT
APPROVAL
FOR THE
HAMLET
STAGE 2 SUBDIVISION/SHANNON PARK PDA AMENDMENT
1. Final approval by the
Village Engineer of the Final Subdivision Plat and supporting design/specification
documents, including, but not limited to, plans and specifications for drainage
ways, storm water management/retention areas, erosion control, public utilities
(water lines to be located within the paved area of the private and public
streets), streets (public and/or private), and intersection layouts, emergency
access and snow removal.
2. Final approval by the
Village Attorney of conveyance and/or dedication documents in favor of the
Village, including, but not limited to, documents providing for the conveyance
and/or dedication, to the extent required in accordance with the approval of
the Final Subdivision Plat, of streets, storm water management/retention areas
(and easements or rights-of-way thereto), utilities, recreational areas,
parklands, trail areas, open space and easements, together with any restrictive
covenants or other conditions related thereto.
3. Final approval by the
Village Attorney of (i) any Offering Plan submitted to the State of New York
for approval, (ii) any restrictive covenants applicable to the subdivided
parcels, (ii) any documents and/or agreements applicable to any homeowners
association or similar entity to be formed, (iv) any provisions applicable to
such association or entity as to its obligations to properly maintain all
commonly owned areas (including, but not limited to streets and storm water
management facilities), and in the case of its default with respect to such
obligations, the rights of the Village to perform such duties (and gain access
for such purpose) and impose the costs thereof upon such association or entity,
and (v) any limited access restrictions associated with entry into the
subdivision (including, but not limited to, a gated entry system)..
4. Compliance, to the extent
applicable, with the general requirements and design standards and other
conditions of Article 300 and Article 400 of the Village Land Subdivision
Regulations.
5. Compliance with Section 306
of the Village Land Subdivision Regulations as to letter of credit and related
financial security requirements.
6. Availability for the
proposed residential development of (i) sufficient sewer units/permits and (ii)
sufficient capacity by all other utility providers (e.g., Southern Cayuga Lake
Intermunicipal Water Commission, NYSEG), and the inclusion of the following
note to be set forth on the Final Subdivision Plat:
A building permit for an approved lot on this Final
Subdivision Plat shall be issued only if the necessary sewer unit/permit is
available for the residential improvements proposed for such lot. The approval by the Planning Board of this
Final Subdivision Plat shall not be deemed to constitute or be evidence of the
current or future availability of any such required sewer units/permits.
7. Approval by the Village
Engineer of infrastructure (e.g., streets, public utilities, etc.) construction
plans and schedules, including, but not limited to, ingress and egress of
construction vehicles and equipment, signage, scheduling, and the coordination
of all work related thereto with the construction of storm water
management/retention and erosion controls. Streets used for construction
vehicles to be kept in a well-maintained and clean condition.
8. Approval from the Village
Board of Trustees as required in conjunction with the proposed subdivision
constituting a minor amendment of the Planned Development Plan for the Shannon
Park Planned Development Area.
9. Approvals from all other
required governmental agencies, including, but not limited to, the Tompkins
County Health Department
10. Inclusion on the Final Subdivision
Plat of the following note:
The approval by the Village of Lansing Planning Board of this Final
Subdivision Plat shall not be deemed to constitute or be evidence of any
acceptance by the Village of Lansing of any street, easement or other open space
shown on this plat (see Section 313.01 of the Village of Lansing Land
Subdivision Regulations).
11. Inclusion on the Final
Subdivision Plat of the following note:
The Shannon Park Planned Development Area shall be
subject to annual review by the Planning Board, and action by the Board of
Trustees, until it is completed in accordance with the Final Development Plan
or an approved modification of said Final Development Plan.
12. Submission of the Final
Subdivision Plat for review by the Lansing Fire Chief as to emergency access
availability and any limited access restrictions associated with entry into the
subdivision (including, but not limited to, a gated entry system), and
implementation on the Final Subdivision Plat of all modifications required as a
result of such review.
13. Approval by Village Planning
Board of a Landscape Plan (i) indicating all trees greater than 24” in diameter
at breast height to be removed and (ii) new trees and plants to be installed.
Screening trees shall be spaced apart not farther than 15’ o.c.
14. Filing of a notice with the NYSDEC of a sedimentation, erosion and
pollution prevention and control plan, including the name of a specific person
designated to perform inspections related thereto and provide weekly reports to
the Village.
15. Construction of all infrastructure in compliance with standards and
specifications
provided for in the Village of Lansing Subdivision
Regulations.
16. Compliance with Section 202.045 of the Village of Lansing Zoning Law
(as adopted in Local Law 1 of 1999) as to use and dimension regulations for the
Shannon Park Planned Development Area.
17. The final plat shall reflect
a southerly extension of Wedgewood Drive as a public road (which extension
shall be dedicated to the Village and shall be set forth on the Final
Subdivision Plat with a full metes and bounds description) for a distance
determined by the Village Engineer so as to create a snowplow deposit and
turnaround area sufficient for public plowing of that area.
18. The Final Subdivision Plat
shall be deemed to have received final approval only upon compliance with
Section 312.01 of the Village Land Subdivision Regulations.
19. Recording
in the Tompkins County Clerk’s Office of a copy of these conditions of final subdivision
plat approval, which copy shall be (i) recorded concurrently with the filing of
the Final Subdivision Plat, and (ii) indexed to the deed from William H.
Edelman and Audrey M. Edelman et al to Stephen J. Cardamone, dated May 2, 1988,
and recorded in the Tompkins County Clerks Office in Liber 635 of Deeds at Page
581. In addition thereto, the following note shall be set forth on the Final
Subdivision Plat:
See Conditions of Final Plat Approval recorded
concurrently with the filing of this Final Subdivision Plat in the Tompkins
County Clerk’s Office.
Proof
of the filing of the Final Subdivision Plat and the recording of a copy of
these conditions of final subdivision plat approval shall be delivered to the
Village Zoning Officer immediately following such filing and recording.
The
vote on the foregoing motion was as follows:
AYES: John
Piscopo, Doris Brown, Phil Dankert, Ned Hickey and Carol Klepack
NAYS: none
The
motion carried.
Next,
Hickey will forward the entire package to the Board of Trustees for their
review.
The next item on the agenda was continued discussion of
the Final Plat Approval for the Spitsberg Subdivision, a major subdivision
dividing a 7.11 acre lot into seven building lots and two residual parcels with
a short cul-de-sac road. The lot to be
subdivided fronts on Bush Lane and is located in the Medium Density Residential
District, Tax Parcel No. 45.1-1-45.1.
Gary
Wood, the Project Engineer, made the presentation and distributed 8 sets of
landscaping recommendations, a complete original set of drawings with
signatures, as well as three additional copies of the drawings.
First,
the Board reviewed Schedule A (set of conditions for Preliminary Plat Approval)
which were discussed at the May 25th meeting. 1. Final approval by Village Engineer. No additional information provided. Stormwater documentation remains incomplete. Cross stated the technical information is
available but the report has not been written.
Wood stated the application to relocate the stream is a joint
application with the DEC and the Army Corps of Engineers. Cross stated there is a report for the stream
relocation and the stormwater management plan is technically done, but the
forms and document have not been produced as yet. 2. No
comments. 3. There will be no restrictive covenants. 4.
Monies of $750 x 14 units will be provided to Village in lieu of
dedication of parkland prior to signing of plat. 5. No
comments. 6. Letter of Credit to be provided at later
date. 7.
Notation will be placed on plat.
8. To be submitted at a later date. 9.
Copy to be forthcoming and filed with Village. 10.
Will happen at a later time.
11. Info is indicated on the
plat. 12. Notation is on plat. 13.
Standard. 14. Hydrant issue has been resolved with hydrant
on the right side of the road. 15. Need
to review Landscape Plan. 16. Notation on plat regarding soil. 17.
OK 18. Stormwater management plan forthcoming. 19. OK
Hickey
stated the only outstanding issues are in regards to the landscaping plan and
lot 4. On lot 4, there will be a strip
on the southeast corner which is 20 feet wide and will become a part of the
trail system and will be deeded to the Village.
Regarding the Landscaping Plan, Wood distributed copies of a
landscaper’s proposal which includes what should be done in the drainage areas
as well as a general proposal for screening on the tops of banks as well as 3
varieties of street trees. Exact
locations and types of street trees are not shown as that will depend in part
on the residences to be constructed.
Hickey stated that once construction is begun, trees must be removed to
install a road. Wood stated the road
area would be clear cut and street tree replacements would be planted
later. Additional trees will be cut as
the houses are built. Erosion controls
will be installed. Hickey is concerned
that street trees be planted early in the project so that the area looks nice
and there is some protection provided for the soils. Shrubbery is also needed for the drainage
area. Hickey feels more information is
needed for the Landscape Plan. Wood
stated the developers would like to replant the street trees as the lots are
individually developed. Hickey
questioned when the Village would be receiving the final landscaping plan
then. Klepack felt the developers could
present a landscape plan at the on-set for the street trees which would provide
shade rather than be ornamental. Cross
stated there is no indication of the density or size of trees on the backside
of the channel. Hickey stated the Board
feels confident with the replacement of trees on the street but additional
information is needed for the drainage areas to address the protection of those
areas and concerns of the public. Wood
stated that once the DEC information is received, he would have a better feel
on what is required. The Board would
like to see the number of trees, their sizes, and their types and would like to
see a more definitive landscape plan.
Next,
the Board reviewed the various maps for accuracy of revision dates. Piscopo
then made the following motion:
VILLAGE OF LANSING PLANNING BOARD
RESOLUTION FOR FINAL
SUBDIVISION PLAT APPROVAL ADOPTED ON JUNE 14, 2004
WHEREAS:
A.
This
matter involves consideration of the following proposed action: Preliminary
plat approval of the Spitsberg Subdivision dividing a 7.11 acre lot into seven
building lots and two residual parcels with a short cul-de-sac road; the lot to
be divided fronts on Bush Lane and is located in the Medium Density Residential
District, Tax Parcel No. 45.1-1-45.1 (the “Spitsberg Subdivision”); and
B.
This
proposed action is an Unlisted Action for which the Village of Lansing Planning
Board is an involved agency, and in performing the lead agency function for its
independent and uncoordinated environmental review in accordance with Article 8
of the New York State Environmental Conservation Law - the State Environmental
Quality Review Act (“SEQR”), on March 30, 2004, the Board made
a negative determination of environmental significance (“Negative Declaration”)
in accordance with SEQR for the above referenced proposed action and determined
that an Environmental Impact Statement would not be required; and
C.
On
March 30, 2004, the Village of Lansing Planning Board held a public hearing on
the preliminary plat for the Spitsberg Subdivision, and thereafter (i) reviewed and analyzed
the preliminary plat and all accompanying documents and materials, (ii)
reviewed and analyzed the issues raised during the public hearing and otherwise
raised in the course of its deliberations, (iii) addressed such issues and
appropriate remedial measures related thereto, including possible conditions
that might be imposed in conjunction with any preliminary approval to be
granted for such plat, and (iv) unanimously granted preliminary plat approval
subject to the conditions and requirements enumerated in such preliminary
approval;
D.
On
May 25, 2004, the matter of the Spitsberg Subdivision again came before the Village of Lansing
Planning Board, at which time the Board held a public hearing on the Spitsberg
Subdivision final plat,
and thereafter (i) reviewed and analyzed all new issues raised during the
foregoing public hearing on the final plat, (ii) addressed such issues and
appropriate remedial measures, if any, related thereto, (iii) reviewed the
aforesaid final plat (revised May 12, 2004) and supporting materials submitted
with such plat, (iv) determined that certain conditions are to be imposed in
conjunction with any final approval to be granted for such plat, and (v)
directed that certain additional information be provided and that the final
plat be resubmitted reflecting changes and additions as required; and
E.
On
June 14, 2004, the matter of the Spitsberg Subdivision again came before the Village of Lansing
Planning Board, at which time the Board (i) further reviewed the final plat
(revised June 10, 2004) and supporting plans and documents, (ii) confirmed that
all required additional information and materials had been provided, and (iii)
confirmed all conditions to be attached to the approval of the final plat;
NOW, THEREFORE, BE IT RESOLVED AS FOLLOW:
1. The Village of Lansing Planning Board, based upon all of its foregoing review and action, hereby grants approval of the final plat (revised June 10, 2004) for the Spitsberg Subdivision, subject to the conditions and requirements set forth on the attached Schedule A.
2. The Chairperson of the
Village of Lansing Planning Board is hereby authorized and directed to sign
such final plat (i) upon compliance with all of the foregoing conditions and
requirements for which compliance is required prior to such signing of the
final plat, and (ii) in accordance with Sections 305.07 and 312.01 of the
Village of Lansing Land Subdivision Regulations.
CONDITIONS OF FINAL PLAT APPROVAL
FOR
SPITSBERG SUBDIVISION
1. Final approval by the
Village Engineer of the Final Subdivision Plat and supporting
design/specification documents, including, but not limited to, plans and
specifications for drainage ways, storm water management/retention areas,
erosion control, public utilities, and street and intersection layouts
(including the cul-de-sac design), emergency access and snow removal.
2. Final approval by the
Village Attorney of conveyance and/or dedication documents in favor of the
Village, including, but not limited to, documents providing for the conveyance
and/or dedication, to the extent required in accordance with the approval of
the Final Subdivision Plat, of streets, storm water management/retention areas
(and easements or rights-of-way thereto), utilities, recreational areas,
parklands, trail areas, open space and easements, together with any restrictive
covenants or other conditions related thereto.
3. Final approval by the
Village Attorney of any restrictive covenants applicable to the subdivided
parcels.
4. Compliance with the Village
Land Subdivision Regulations and New York Statutes as to requirements for
monies [i.e., $750 multiplied by the number
(14) of dwelling units permitted to be developed within the subdivision]
in lieu of dedication of parkland.
5. Compliance, to the extent
applicable, with the general requirements and design standards and other
conditions of Article 300 and Article 400 of the Village Land Subdivision
Regulations.
6. Compliance with Section 306
of the Village Land Subdivision Regulations as to letter of credit and related
financial security requirements.
7. Availability for the
proposed residential development of (i) sufficient sewer units/permits and (ii)
sufficient capacity by all other utility providers (e.g., Southern Cayuga Lake
Intermunicipal Water Commission, NYSEG), and the inclusion of the following
note to be set forth on the Final Subdivision Plat:
A building permit for an approved lot on this Final
Subdivision Plat shall be issued only if the necessary sewer unit/permit is
available for the residential improvements proposed for such lot. The approval by the Planning Board of this
Final Subdivision Plat shall not be deemed to constitute or be evidence of the
current or future availability of any such required sewer units/permits.
8. Approval by the Village
Engineer of infrastructure (e.g., streets, public utilities, etc.) construction
plans and schedules, including, but not limited to, ingress and egress of
construction vehicles and equipment, signage, scheduling, and the coordination
of all work related thereto with the construction of storm water
management/retention and erosion controls.
9. Special Permit from the US
Army Corps of Engineers and any other required approvals for the proposed
relocation of the Unprotected Class C stream on the premises.
10. Approvals from all other
required governmental agencies, including, but not limited to, the Tompkins
County Health Department.
11. Prominent identification on
the Final Subdivision Plat of the demarcation line marking the westerly
boundary of the Airport Combining District (as such District is set forth on
the Village Zoning Map) and the inclusion on the Final Subdivision Plat of the
following note as to (i) those lots and property which are situated within the
Airport Combining District and (ii) the restrictions and conditions applicable
to such lots and property, including, but not limited to, those set forth in
Sections 202.13, 305.03 and 604 of the Village Zoning Law as currently provided
and as such restrictions and conditions may be amended from time to time:
Lots 1, 2, 3 and 4, all of which lots are identified
on this Final Subdivision Plat as being situated, in part or in whole, within
the Village of Lansing Airport Combining District (as such District is set
forth on the Village of Lansing Zoning Map), shall be subject to the Village of
Lansing Zoning Law restrictions and conditions applicable thereto, including,
but not limited to, those restrictions and conditions expressly set forth in
Sections 202.13, 305.03 and 604 of such Village Zoning Law as currently
provided and as such restrictions and conditions may be amended from time to
time. Building permits for all such lots
shall be issued only in accordance with such Village Zoning Law restrictions
and conditions, including the current requirement for a special permit approved
by the Village Planning Board. A
condition of such special permit is the Village Zoning Officer’s obligation to
inform in writing any applicant therefor of the noise and hazard conditions
which are possible in the flight path of the Ithaca Tompkins Regional
Airport.
12. Inclusion on the Final
Subdivision Plat of the following note:
The approval by the Village of Lansing Planning Board of this Final Subdivision Plat shall not be deemed to constitute or be evidence of any acceptance by the Village of Lansing of any street, easement or other open space shown on this plat (see Section 313.01 of the Village of Lansing Land Subdivision Regulations).
13. The Final Subdivision Plat
shall be deemed to have received final approval only upon compliance with Section 312.01 of the
Village Land Subdivision Regulations.
14. Submission of the Final
Subdivision Plat for review by the Lansing Fire Chief and implementation on the Final Subdivision
Plat of all modifications required as a result of such review.
15. Approval by Village Planning
Board of Landscape Plan (i) indicating the replacement of all trees greater
than 6" in diameter at breast height to be removed and (ii) new trees and
plants to be installed.
16. Inclusion on the Final
Subdivision Plat of the following note regarding soil, surface and groundwater
conditions:
The Tompkins County Soil Survey shows three
soil types on this site. They overlay a
hardpan, however, which limits vertical drainage. Consequently, it is important that proper
grading, landscaping and foundation drainage be provided in respect of each
lot.
17. Construction of all infrastructure in compliance with standards and specifications provided for in the Village of Lansing Subdivision Regulations.
18. Filing of a notice with the
NYSDEC of a sedimentation, erosion and pollution prevention and control plan,
including the name of a specific person designated to perform inspections
related thereto and provide weekly reports to the Village.
19. Recording in the Tompkins
County Clerk’s Office of a copy of all conditions of final subdivision plat
approval, which copy shall be (i) recorded concurrently with the filing of the
Final Subdivision Plat, and (ii) indexed to the deed to the subdivided property
recorded in the Tompkins County Clerks Office in Liber 634 of Deeds at Page
226. In addition thereto, the following note shall be set forth on the Final
Subdivision Plat:
See Conditions of Final Plat
Approval recorded concurrently with the filing of this Final Subdivision Plat
in the Tompkins County Clerk’s Office.
Proof of the filing of the Final Subdivision Plat and the recording of a copy of the conditions of final subdivision plat approval shall be delivered to the Village Zoning Officer immediately following such filing and recording.
The vote on the foregoing motion was as
follows:
AYES: John
Piscopo, Doris Brown, Phil Dankert, Ned Hickey and Carol Klepack
NAYS: none
The
motion carried.
Wood
stated he has left drawings and an application to the Health Department on the
desk of Cross.
Hickey
stated he has met with Jonathan Panzer, 67 Bush Lane, who is agreeable to the
new developers lengthening the swale onto the Panzer property to alleviate some
drainage issues on Jeannette Gibbs property at 147 Brook Way. Hickey wants to be sure this does not fall
through the cracks.
Preliminary Plat Approval of
Lansing Trails 2 Subdivision – Initial Review:
The next item on the agenda was an initial review for the
Preliminary Plat Approval of the Lansing Trails 2 Subdivision, a major cluster
subdivision dividing three lots totaling 32.78 acres into 100 building lots for
townhouses and single family homes. The
lots to be subdivided are east of the Lansing Trails 1 Subdivision and west of
Borg Warner and the Bomax Business Park and are located in the Medium Density
Residential District, Tax Parcels Nos. 45.1-1-50, 51.2 and 113.
Hickey
made comments first. Tonight the Board
would be receiving copies of the Preliminary Plat. The Board will not be taking action tonight
but will determine if there is enough information to set a Public Hearing and
have a SEQRA review.
Tom
LoTurco of Clough, Harbour & Associates, Engineers, made the presentation for Ivar Johnson. The plan layout includes survey, sanitary
sewer, roadways and depicts grades. New features include intersections which are
raised for traffic calming at Bomax Drive and Road A and in 2 locations near
the Craft Road extension. LoTurco stated the raised intersections are proposed
to be black asphalt top coat and a color is not proposed although it could be
added or they could be striped. There is
no raised intersection at Ayla Way because there is a single stop sign in that
location. The raised intersections will
be offset from the sidewalks. Board
members stated they would like to see the sidewalk s connected to the raised
intersections on the same level. The
Board discussed the number and placement of stop signs. Hickey asked if there is a traffic analysis
for stop signs. The Board would like to
see a traffic control plan and the analysis could be a part of it. Hickey mentioned the need for a raised
intersection or a stop sign at the end of Ayla Way where children would be
crossing to access the park. Hickey
would also like to see the location of driveways for the clustered buildings as
the map does not indicate the number of driveways or their placement. LoTurco
responded that the driveways were taken off the sketch plat for ease of reading
but there would be one driveway for 2 townhouses which would Y out to each unit
for a total of 3 driveways for a 6 unit building . Curtis asked about maintenance of the
driveways. LoTurco responded that the Homeowner’s Association would handle the
shared driveways and Jonson would be dealing with this issue.
Klepack
asked about shared backyards. Klepack
stated that if each homeowner owned the depth of their lot, there might be
great discrepancies on how the area looked as not everyone would mow it the
same, for example. Klepack felt common
yard area might be something for Jonson to consider. Dubow stated that Village Zoning Law requires
that each townhouse or pair of townhouses be on its own lot as this District only
permits one and two family dwellings, not multi-unit residential buildings like
apartments. There is parkland and open
space in the development.
Cross
asked about the location of the two stormwater ponds and details indicating the
drainage swales and how they would interface. LoTurco stated that prior to the
June 29th meeting, there will be a drainage report submitted.
Klepack
asked about the continuation of the sidewalk system throughout the
development. It appears some of the sidewalks
are not continuous and individuals would need to cross from one side of the
road to the other in places.
Curtis
asked about the Long SEQRA Form. LoTurco responded that it is not yet
signed. Hickey stated this needs to be
submitted well before the next meeting.
Cross
stated the scale of the drawings makes it difficult to thoroughly review the
project since this is a large development and it is all depicted on a single
sheet of paper. Cross recommended
breaking the maps down for ease of review. Hickey stated that the developer has the
Subdivision Law and knows what materials are required for submission. This should also include the Long SEQRA Form,
a traffic analysis, and larger drawings or detail sheets. Curtis stated that in addition to a macro-level
drainage plan, there must be a micro-level plan to show that the lower lots
will not be adversely impacted by runoff from the upper lots. Klepack also noted that the stormwater basin
can not also be counted as park land; LoTurco will check into this.
Brown
asked about lot dimensions. LoTurco responded that some of them would be as
small as 28x120 for a single townhouse unit on a zero lot line parcel.
Klepack
stated on the southern part of the plan there is indication of a trail with an
easement which may no longer exist.
Cross
stated there appears to be a gap in the sewer line from the Bomax Circle to
Aylas Way. Cross stated it would be
easier to run sewer downhill and across the back of the properties. Cross also does not see an indication of
sewer on some other lots.
Curtis
stated that the sewer main for the Bomax development east of Lansing Trails may
connect to the sanitary line crossing above Bomax Circle. Curtis recommended Reinhart be contacted to
be sure the lines have adequate capacity.
Hickey
stated a Lighting Plan will also be required for the next meeting. Hickey stated that a preliminary plat should
also show the existing vegetation to include hedgerows and trees so the Board
can see what is being removed.
Cross
recommended the maps be split in half and blown up to 1 in 50’ for ease of
readability.
Curtis
stated the sidewalk would be separated from the road and the map only shows 2.5
feet which is too narrow for the planting of trees. Curtis asked about placing the sidewalk on
the other side of the swale or ditch.
Hickey stated the Board of Trustees is very clear and wants to see the
road, swale, planting strip and then the sidewalk. Cross would also request cut area and fill
area maps. Cross informed the Board that
the sidewalk configuration being requested will result in the roadway being
offset and not in the middle of the ROW.
Cross stated this may cause problems in the future. Hickey stated the center of the road not
being in the center of the ROW must be noted on the plat. Hickey also stated Curtis and Board members
are available for a pre-meeting conference if LoTurco is interested in
utilizing this service.
Other Business as Time
Permits:
Hickey
referenced material provided from Fernando D’Aregon regarding urban
municipalities and their similarity of goals.
Board members then discussed the real estate market.
Hickey
stated the Open Space Plan is available in final form. Leopold will review
it. The Board will then discuss it and make
a recommendation to the Trustees as to adopting it as part of the Comprehensive
Plan the review of which is nearing completion.
Reports:
Trustees: Stycos provided a written report to the
Board. Hickey stated that Brown will
cover next month’s Trustee meeting.
Adjournment:
Piscopo moved to adjourn at 9:35 P.M. Seconded by Dankert. All aye.