Planning Board Meeting
The meeting of the Village of Lansing Planning Board was called to order at 7:35 P.M. by Ned Hickey. Present at the meeting were Planning Board Members Doris Brown,
Phil Dankert, Carol Klepack and Maria Stycos; Alternate Planning Board Member John Piscopo; Trustee Liaison Lynn Leopold; Attorney David Dubow; Code Enforcement Officer Ben Curtis; and members of the public.
Hickey opened the Public Comment period.
As there was no one present who wished to speak, Dankert moved to close the Public Comment period. Seconded by Stycos. Ayes by Dankert, Hickey and Stycos. Motion carried.
Klepack and Brown arrived at the meeting.
Amendment to
Tops Plaza Planned Sign Area:
Hickey stated the first item on the agenda was a proposed
amendment to the Tops Planned Sign Area to permit additional signage for
Applebee’s. The Board would review the
material and determine if additional signage is justified and would then make a
recommendation to the Board of Trustees.
Curtis stated this would be a minor amendment.
The Board reviewed the application for the Applebee’s
signs as well as a letter and supplemental information from Neal Wilcox of
Wilcox Brothers Sign Company dated 11/4/04. Additional information was provided
by Curtis regarding the total signage currently permitted for the Tops
Plaza. Curtis stated the stores in the
out parcel were approved at 25 sf per tenant which is what currently exists. They are also entitled to a 6 sf panel on the
pylon sign out front. Hickey also noted
that directional signage up to 2 sf is also permitted. Hickey asked the applicant what percentage of
their current business is carry-out and what the projections are after Carside-To-Go is up and running. Bob Patterson, on behalf
of Applebee’s, responded that it is averaging about 5.7% currently and based on
projections from the Rochester stores which now have Carside-To-Go it will go
to 15 – 22%. Patterson stated this is
what the customers want. He provided
samples of the food and packaging and noted that the containers are
substantial. Packaging has gone from the
old styrofoam containers to newer styles which can be reheated and are often
saved by the customers as dishes and storage containers. Hickey stated the trash from carry-outs can
be a problem. Patterson stated orders
are in the $25 – 30 range and most are taken home rather than being eaten in vehicles. Dankert asked if this impacted the
restaurant’s sit down business and Patterson stated it had little effect. Patterson stated this is a separate business
from that of the regular restaurant and there are separate computers to handle
it.
Hickey visited the site today and questioned why both an
awning sign as well as a wall sign are needed.
Brown and Dankert also questioned this.
Patterson stated the awnings are for people who walk in and out of the
door. The signage proposed can not
easily be seen from the street. Hickey
recommended that rather than an awning with signage there be a striped awning
over the door to be consistent with the other awnings. Patterson stated the signage is to make it
easier for customers to recognize the area designated for carry-out.
Hickey pointed out confusion on the sketches. The site plan seems to indicate the proposed
sign and awning will be over the southern end of the eastern side of the
building. Patterson clarified that the
signage would be in the center over the doorway and to the north of the door.
The sketch also seems to be a reverse plan and the windows would also be on the
northern end of the east side of the building rather than south of the door as
shown.
Regarding parking, Patterson stated there would be parking
spaces on each side of the door specifically for those picking up carry-out. Klepack felt the purpose of the signs was
directional and does not feel additional signage exceeding the limits for
directional signage was justified. She was concerned that the precedent would
lead others to request the same. Klepack
would be agreeable to a reduction in the existing signage to accommodate this
signage request and still remain within the allowable 25sf of signage for the
business. Patterson stated he did not
feel there would be any way to reduce the existing signage. Hickey asked if the car-side logo signage
could be placed on a directional sign with an arrow. Patterson responded there is such a sign
shown next to the door. Curtis stated a
directional sign is limited to two square feet.
Hickey noted that the side door awning is acceptable but it can not have
the logo on it.
Hickey summarized the discussion by stating that the
objective of having traffic go to the side door for car-side service could be
achieved by utilizing directional signs which are permitted rather than amending
the overall Planned Sign Area. Curtis
will meet with Patterson or Wilcox to provide assistance.
Approval of
Minutes – Oct 11th & 26th :
Klepack
moved to approve the minutes of October 11th as revised. Seconded by Dankert. Ayes by Brown, Dankert, Hickey, and
Klepack. Abstain by Stycos. Minutes approved.
Klepack moved to approve the minutes of October 26th
as revised. Seconded by Stycos. Ayes by Brown, Dankert, Hickey, Klepack and
Stycos. Minutes approved.
Proposed meeting
with Tompkins County Planning Dept.:
Hickey stated the County wants the Village Planning Board
to pass a resolution supporting the County Comprehensive Plan. Since the Board had questions regarding the
Village as an urban and suburban center for the Village, the Village could
speak with the County on November 30th and the city forester in
December. Klepack is in favor of
municipal cooperation and does not feel the need to meet with the County. Dankert was in agreement with this. Board members did not feel it necessary to
meet with the County at this time and will pass the resolution at the next
meeting.
Edelman Proposed
Subdivision:
Hickey stated the next item on the agenda is a proposal by
Audrey Edelman. Hickey received a call
about 2 weeks ago from Edelman asking if the Village would be interested in
accepting a donation of land. Hickey
felt sure the Village would be interested, but checked with the Mayor who
agreed. Hickey then requested Edelman
present their proposal to the Planning Board along with a sketch of the
property they are proposing to donate. Audrey and Bill Edelman who were at the
meeting reviewed some of the details and the discussion continued. Hickey stated Board members have the sketch
of the proposal. The land in question is
currently part of a larger lot which includes the apartments at Yardley Green
and the Strand. The total parcel consists of approximately 14 acres; the parcel
to be donated is an L-shaped portion approximately 7 acres which is
undeveloped, but includes a filled in swimming pool. There are setbacks of approximately 50 feet
from the existing buildings. The land is
also presently zoned high density residential.
Klepack felt the neighbors would probably view this
donation very positively. Hickey stated
the Mayor made the comment that the Village is always interested in picking up
additional open space. Edelman stated their first intention is to donate the
land to the Village if the Village was agreeable to accepting it. Hickey stated the Planning Board supports the
donation and the next step would be for the Edelmans to come in for Subdivision
approval to separate the land to be donated from the remaining land which
includes the apartments. The Board can do nothing before the application is
submitted. When they application is
submitted the Planning Board could approve the subdivision and then the
Trustees could accept the land. Edelman
stated that they are currently negotiating with a buyer who wants to buy just
the land with the apartments, but if someone came in and desired to purchase
the entire 14 acres, then they would have to reconsider the donation. Curtis stated this would be a minor
subdivision and could probably be processed in two meetings. A Public Hearing would be required. The Subdivision application could be
classified on Nov. 30th and the Public Hearing and Subdivision
approval could then be done on December 13th. For the record, Dubow stated his office
represents the Edelmans on a regular basis, although they are not representing
them with respect to any subdivision application they may submit. Hickey thanked the Edelmans for their
consideration of this donation to the Village.
Other Business
as Time Permits:
Board of Trustees: Leopold stated that the Board of Trustees has
approved Wood Thrush Hollow Road as the name of the road from Coventry Walk to
Northwood Apartments. Also water rates
have increased from $2.04 to $2.21 per thousand gallons to pay for the new
building and to build the capital reserve for the future. The Board of Trustees voted to proceed with
the acceptance of Ayla Way and now a Public Hearing will be held. Leopold stated the Kline Road Bypass will
proceed in the spring. Dubow stated the
contractor has agreed to extend the contract to the spring without additional
costs.
Village Walkway and Sidewalk
Maintenance:
Hickey
stated he is concerned about the significant amount of walkways and sidewalks
which will be added in the Village in the next year and the additional
maintenance that will be required.
Sidewalks will be added to both sides of N. Triphammer Road, as well as
new trails for Northwoods, the Janivar expansion, and the Miller Subdivision,
along with additional detention ponds and drainage facilities. Hickey is concerned about the maintenance of
the existing infrastructure and how these additions will impact the Public
Works Department. Hickey would like to
develop an inventory which will include the length of trails, sidewalks,
drainage areas, etc. which the Highway Department is responsible for. This can be given to the Mayor to assist with
the budgeting process.
Hickey
would also like to propose the idea of Greenway Caretakers who are individuals
who use the trails and would be interested in helping to maintain them. Signage could also be placed to encourage
participation. Leopold recommended a
notice be placed in either the Newletter or on the website or both.
Dubow
stated the trails are insured and new properties acquired would be included
under the insurance policy, but the increased exposure could possibly affect
the premiums. Hickey stated those using
the trails should advise the Village Clerk of deficiencies as noticed.
Adjournment:
Klepack moved to adjourn at 8:30 P.M. Seconded by Stycos. Ayes by Brown, Dankert, Hickey, Klepack and Stycos. Motion carried.