HomeMy WebLinkAbout1994 COMPREHENSIVE PLAN Town of Lansing
COMPREHENSIVE PLAN
December 1994
CONTENTS
SECTION I. IIRT0DQCr1gN
SECTION II. BACKGROUND DATA 4
Population 4.
Demographics and Labor Force 9.
SECTION III. POLICY - GOALS AND OBJECTIVES 12.
Growth and Development 12.
Agriculture 13.
Traffic and Transportation 14.
Sewer and Water Systems 15.
Industrial Development 16.
Commercial Development 17.
Town Center 18.
Housing 18..
Natural, Historic and Cultural Resources 19.
Parks and Recreation 20.
Implementation 21.
Community Life 22.
SECTION IV. FUTURE LAND USE 24.
Assumption of the Plan 24.
Development Intensity 25.
Land Use Designations 27.
Agriculture/Rural Residential 29.
Law Density Residential - One 29.
Low Density Residential - Two 30.
Medium Density Residential 30.
High Density Residential 30.
Town Center 31.
Service Commercial 31.
Light Industry/Research 32.
Utility/Mining 32.
Recreation and History 32.
Conservation/Natural Resources 32.
Institutional 33.
Hamlet Center 33.
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(Table of Contents Continued)
SECTION V. TRAFFIC AND; CIItWIATION 34.
Classification of Highways, Roads and Streets 35.
Major Connectors 35.
Secondary Connectors 35.
Neighborhood Connectors 36.
Local Service 36.
Future Road and Intersection Improvements 37.
Upgrading of Existing Roads 37.
Future Road Connections 38.
Intersection Improvements 40.
Off-Street Parking 40.
Tree Planting Program 41.
Public Transit, Bicycle and Foot Paths 42.
SECTION VI. IMPLEMENTATION 44.
Rules, Regulations and Ordinances 44.
Strategic Plans 46.
Community Participation 46.
Success Indicators 46.
Performance Audit 47.
MAP 1. Development Intensity
MAP 2. Land Use Precincts
MAP 3. Traffic and Circulation
THE COMPREHENSIVE PLAN
SECTION I. INTRODUCTION
General growth and development activity in Tompkins County and the Ithaca
Urban Area will determine, for the most part, the magnitude and growth
pressures that can be expected in the Town of Lansing. There is little
doubt that this Town with its 13 miles of Cayuga Lake shoreline, its
exceptional views and varied land forms .will continue to be a popular
place for people to live, work and establish businesses. It is inevitable
that changes in use patterns and visual character are going to occur
in the years to come.
This Comprehensive Plan for Lansing represents a desire to anticipate and
assess the potential impact of future change; to influence such change in
ways that will preserve and enhance the qualities that distinguish this
part of Tompkins County.
Recognition of the implications and dangers of unchanneled growth caused
the Town Board and Planning Board to undertake a comprehensive planning
program in 1971. This early effort was designed to provide the Town with
a plan to guide future development and the tools for implementing that
plan.
The process employed in preparing the previous plan involved several
specific steps: making a thorough review of existing conditions;s
identifying. problem related to the physical environment`; evaluating
possible future changes and development alternatives; formulating
meaningful development policy and planning goals and making
recommendations aimed at implementing policy and moving the Town toward
its planning goals. This same basic process has7been used in the
preparation of this Comprehensive Plan update.,
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Many changes have occurred in Lansing and Tompkins County in the 23 years
since the initial plan was completed. Most dramatic and far reaching was
the creation of the Village..of Lansing in 1973. This placed the entire
southern portion of the Town--almost 3,000 acres--into an independent
municipal jurisdiction with its own governing body, planning agency and
land use regulations.
A public water supply has also become available. The Bolton Point Water
System began operationi- in 1976:�,, Through an Agreement of Municipal
Cooperation the Bolton Point system supplies high quality water to five
municipalities in Tompkins County, including most ojthe southern part of
ni*the Town of Lansing. The availability of reliable public water has beenaa- `=
major stimulus to residential growth as far north as, South Lansing and �-
has produced a dramatic change in the rural character of this area.
Development of Cornell's Business and Technology Park, coupled with the
rebuilding and expansion of the County Airport, has produced jobs and
created traffic. While the Business and Technology Park is located in the
Village of Lansing, its impact on the Town is significant.
Population growth over the past twenty years and continued pressure for
residential and economic development have led to a change of attitude as
well as land use patterns in many parts of the Town of Lansing. More
people are concerned about the potentially negative impact of growth on
the environment and, consequently, on the quality of their community and
their lives. In 1993 a large citizen advisory committee, known as the
Lansing 2010 Planning Committee, was formed to advise the Planning Board
on the master plan. Ten subcommittees were established to address
specific planning concerns and report to the Planning Board. The work of
these committees has been marked by high interest, commitment and
excellence. Most of these committees have completed their assignments and
recommendations have been made. Many of these recommendations have been
incorporated in this Comprehensive Plan.
2.
The Comprehensive Plan, as set forth on the following pages, is the
fundamental component of the planning program for the Town of Lansing.
The plan consists of a group of broad policy statements that can be used
to guide .the continued social, economic and physical development of the
area. Maps and drawings " re an important part of the planning document;
they are base on expressed planning policy and depict a comprehensive but
generalized representation of proposals for land use and traffic movement.
The plan and its graphics provide justification and support for land use
and development regulations, for infrastructure improvements and for other
public and private investment decisions.
An observation in the foreword of the 1971 plan remains pertinent--today
and is included in this introduction to this 1995 Comprehensive Plan:
"If full benefit is to be realized from this document and the
countless hours that have been required to complete it, the plan
must be actively used by the Planning Board and the Town Board
and treated as an important element in the decision making process
which will determine Lansing's future."
3.
SECTION II. BACKGROUND DATA
A summary of pertinent background data is included as an introduction to
the policy statements and
future land use proposals of the Comprehensive
ly
Plan. Additional information, and reports from the Lansing 2010 Planning
Committee are located in the appendix.
POPULATION
In the 50 year period from 1940 to 1990, the Town of Lansing increased in
population by 6,510 people, a substantial 234 percent increase. During
this same 50-year period Tompkins- County grew by 122 percent.
For comparative purposes, Table I indicates the numerical and percentage
population changes for Tompkins County, the towns of Lansing, Dryden and
Ithaca, and the Village of Lansing. Figures show that, over the past
three decades these three towns accounted for over 40 percent of total
county growth. Lansing itself grew by well over one thousand people per
decade during three of the past five decades, with the largest numerical "
increase--a whopping 2,345 persons--occurring during the 1970's.
Large population increases recorded in the 1940 decade came about, to a
great extent, by virtue of a change in census procedures. In 1950, and
previously, students were counted as part of their community of origin.
In the 40 years since 1950, students have been counted as residents of
the community where they attended school.
During the decade of the 180's, the rate of growth in the Town of Lansing
declined significantly, dropping from 39.3 percent increase between 1970
and 1980 to 11.9 percent increase between 1980 and 1990. Even so, the
Town's population increased by an average of almost 100 persons per year
during the 19801s.
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The Village was incorporated in 1973. Prior to that, Village land
constituted the southernmost part of the Town of Lansing where rapid and
extensive land use changes had been occurring in response to construction
of the County's only arterial highway, Route 13. In the 1960's a major ,
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concentration of apartment dwellings was built adjacent to Route 13. That
residential construction accounted for much of the Town's population
growth in the 160's.
Table 1: Numerical and Percentage Population Changes by Decade from 1950 to 1990
for Tompkins County, Towns of Dryden, Ithaca and Lansing and the
Village of Lansing.*
CHANGE ECHAMNGE CHANGE
1940 1950 # % 1960 % 1970 # %
TOMPKINS COUNTY 42340 59122 16782 39.0 66164 7042 11.9 76879 10715 16.2
TOWN OF DRYDE.IT 3947 5006 1059 26.8 7353 2347 46.9 9770- 2417 32.9
TOWN OF ITHACA 3821 7282 3461 90.6 9072 1790 24.6 15620 6548 72.2
TOWN OF LANSING 2786 3195 409 14.7 4221 1026 :3]2.l 5972 1751 41.5
VILL. OF LANSING -- --
TOWN W/O VILLAGE -- -- -- -- -- --
Table 1: (Continued)
CHANGE CHANGE
1980 # % 1990 # %
TOMPKINS COUNTY 87085 10206 13.3 94095 7010 8.0
TOWN OF DRYDEN 12156 2386 24.4 13251 1095 9.0
TOWN OF ITHACA 16022 402 2.6 17797 1775 11.1
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TOWN OF LANSING 8317 2345 39.3 9296 979 11.8
VILL. OF LANSING 3039 -- -- 3281 242 8,.0
TOWN W/O VILLAGE 5278 -- -- 6015 737 14.0
*Note: Population figures for towns include villages in those towns.
Source: U.S.Census of Population
Significant growth occurred in the Town of Lansing during the 1960 decade
(41.5 percent) and again in the 170's (39.3 percent). In the absence of
contrary information it can be surmised that much of this two-decade
growth spurt occurred in the area that became the Village in 1973.
5.
In general, population growth slowed somewhat during the 1980 decade,
with the exception of the Town of Ithaca which gathered steam after an
unusually slow Period during the '701s (2.6 ~percent increase) . 0� the
comparison communities shown in Table 1, the Town of Lansing had the
largest rate of population increase during the 1980 decade (11.8 percent) ,
followed closely by the T&n of Ithaca (11.1 percent). From 1980 to 1990,
however, both Ithaca (1,775) and Dryden (1,095) experienced a larger
numerical population change than the Town of Lansing (979) .
Interestingly, when the Village of Lansing counts are deducted from total
Town of Lansing counts in both 1980 and 1990, the results indicate that
the Town alone, minus the Village, grew by 14 percent while the Village
increased by only 8 percent. It appears, therefore, that recent gth in
Lansing is strongest in that part of Town that lies outside the Village.
This seems to be borne out by both land use and building permit information.
Population changes are expressed another way in Table 2. This table shows
the ratio or "share" of population in each of the comparison commumities.
As a share of Tompkins County population, the Town of Lansing incised
from 6.6 percent in 1940 to 9.9 percent in 1990. Both Dryden and Ithaca
have also experienced an increase in their respective shares of Tompkins
County's total population. It should be noted that ratios for all three
towns have remained almost constant in the last two decades and that the
Town of Ithaca's share dropped significantly in the 1970 decade.
Table 2: POPULATION OF TOWNS .OF DRYDEN, ITHACA AND LA4SING AS A PERCENTAGE
OF TOMPKINS COUNTY TOTAL POPULATION, 1940 - 1990. POPULATION OF
VILLAGE OF LANSING AS A PERCENTAGE OF TOWN OF LANSING, 1980 - 1990.
YEAR TOMPKINS TOWN % TOWN % TOWN % VILL. % %
COUNTY DRYDEN TC* ITHACA TC LANSING TC LANSG. TC TL**
1940 42,340 3,947 9..3. 3,821 9.0 2,786 6.6 -- --. --
1950 59,122 5,006 8.5 7,282 12.3 3,195 5.4 =- -- --
1960 66,164 7,353 11.1 9,072 13.7 - 4,2,21 6.4 -- -- --
1970 76,879 9,770 12.7 15,620 20.3 5,972 7.8 -- ,-- --
1980 87,085 12,156 14.0 16,022 18.4 8,317 9.6 3,039 3.5 36.5
1990 94,097 13,251 14.1 17,797 18.9 9,296 9.9 3,281 3.5 35.2
*TC = Tompkins County ** TL = Town of Lansing
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PROJECTIONS
Population projections for communities with a relatively small number of
residents. are necessarily speculative. For example, in the 1971 General
Plan projections were made by both the average rate of increase method
and the semi.-log regressson method. Both methods produced estimates that
were extremely optimistic, predicting a 1990 population of more than
11,000 people.
To provide some perspective and 'context for the Comprehensive Plan,
however, it -fs useful to consider the magnitude of growth that might take
place within the community, at least within a near-term time frame.
Factors such as births, deaths and migration are of limited value in
projecting population for communities such as Lansing..Rather, a simple
graphic projection of long and short range trends has been used to
indicate the magnitude of population growth that might occur in the Town.
Figure 1 illustrates a graphic straight-line projection of population
for .the Town for the years 2000 and 2010. $y projecting both 50 year
and 10-year changes, a range of approximate population growth has been
been obtained. The low end of the range, based on a graphic projection of
the change from 1980 to 1990, resulted in a population estimate of 10,275
for the year 2000 and 11,250 for the year 2010. The high end of the range
was obtained by projecting the 1940 to 1990 change. This resulted in an
estimate of 10,600 people in the year 2000 and 11,900 in 2010. Based on
the low-side estimate, therefore, it can be seen that the Lansing
population might be expected to increase by about 2,000 people over the
next fifteen years.
Table 2 also shows that the percentage of total Town population living in
the Village is just over 1/3, and is declining slightly. Given the
Village's limited-growth policy, it is reasonable to assume that about
2/3 of the total Town population will actually reside somewhere in the
Town, outside the Village. That -means an net increase of approximately
1,200 to 1,400 more people living in the Town by the year 2010.
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Figure 1: POPULATION COUNTS FOR TOMPKINS COUNTY AND THE TOWN AND VILLAGE or
LANSING, 1940 - 1990, WITH PROJECTIONS FOR 2000 AND 2010.
C
120,000
�r 116,000
110,000 i
�{108,500
- � Tompkins 105,000 � i� I
County
100,000 ' 1,72 -000
i�
94,095
90,000 _ I
O- 87,085
11 900
E. 12,000
80,000 /
t0 77,064
70,000 _ 10,60o r (11,250~ 11,000
� 66,164 � /� �
9� 10,275 10,000
60,000-
59,022
- 9,296
50;000 9,000
—A 8,317 jo
8,Q00
40,000 42,430 \_
w
7,000 0
Total Town a,
/5,972 6,000
c
— 5,000
4,22 0
4,000 1,
3,500 _ 3,700 ,0
- r�
_3 95 3 281 m
. 3,000
2,786 3,039 -- 0
I
Vi lage in
21000
.1,000
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I
1940 1950 1960 1970 1980 1990 2000 2010
Source: U.S-Census of Population. Projections by PERC
8.
DaKMAMCS AMID LABOR FORCE
The following tables describe age distribution patterns, housing data,
labor force and employment characteristics and information on place of
work and means of- transportation. The Town of Lansing is compared to the
Town of Dryden and Tomp�ins County as a whole. While some of this
information is not germane to land use in the Town, it does help to
'to describe the community and identify potential problems and needs.
Table 3: DISTRIBUTION OF POPULATION BY AGE GROUP
AS A PERCENTAGE OF TOTAL POPULATION - 1990
Town Vill. Town Town
Age Group NY State Tompkins Co. Lansing* Lansing Dryden Ithaca
Less than 5 7.1 5.6 7.3 7.4 7.9. 4.8
5 - 14 13.2 10.8 13.2 10.6 15.2 8.5
15 - 24 14.8'- 29.6 13.7 14.9 14.2 34.6
25 - 34 17.4 16.0 21.7 29.0 19.0 15.4
35 - 44 15.1 13.9 17.5 15.9 18.0 12.6
45 - 54 10.5 8.1 10.5 8.6 10.6 7.4
55 - 64 8.8 6.1 7.7 5.7 7.1 6.2
65 - 74 7.4 5.0 5.2 4.5 4.9 5.5
75 and over 5.7 4.0 3.3 3.4 3.0 4.9
TOTAL POP. 17,990,455 94,097 9,296 3,281 13,251 17,797
Source: 1990 Census of Population and Housing - Sdnmary Tape File 1
* Town figures include the Village.
Table 4: FAMILIES AND HOUSEHOLDS - 1990
Town Vill. Town Town
Tompkins Co. Lansing Lansing Dryden Ithaca
Number of Famlies 19,146 2,437 813 3,444 3,444
Number of Households 33,341 3,825 1,510 5,021 5,857
One-person Households 9,090 27% 1,062 28% 540 36% 1,154 23% 1,526 26%
Source: 1990 Census of Population and Housing - Summary Tape File 3
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Table 5: HOUSING STATISTICS - 1990
Tompkins Co. Town Lansing Vill.Lansg Town Dryden+�
Total Housing Units 35,338 4,135 1,639 5,318
Year Residence Built
1980 to 1990 5,944 884 345 1,167
1940 to 1979 15,221 2,566 1,245 2,842
before 1940 14,173 40% 685 17% 49 3% 1,309 25%
Owner-occupied Res. 18,427 52% 2,106 51% 428 26% ' 3,507 66%
Renter-occupied- Res. 14,911 42% 1,706 41% 1,080 66% 1,495 28%
Vacant 2,000 6% 323 8% 131 8% 316 6%
Source: 1990 Census of Population and Housing - Sunmiary Tape File 3
Table 6: LABOR FORCE AND INCOME - 1990
Tompkins Co. Town Lansing Vill.Lansg Town Dryden
Labor Force - Male 25,221 2,789 959 3,939
Employed 23,891 95% 2,675 96% 933 97% 3,717 94%
Labor Force - Female 22,981 2,525 879 3,500
Employed 22,165 96% 2,472 98% 8,74 99% 3,336 95%
Total Labor Force 48,202 5,314 1,838 7,439
Total Employed 46,056 96% 5,147 97% 1,807 98% 7,053 95%
Household Income
Median $27,742 $32,470 $29,655 $32,850
Mean $35,906 $40,325 $40,005 $38,357
Source: 1990 Census of Population and Housing - Summary Tape File 3
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Table 7: EMPLOYMENT, NUMBER AND PERCENT OF TOTAL EMPLOYED - 1990
j Type of Industry Tompkins Co. Town Lansing Vill.Lansg Town Dryden
Manufacturing 4,290 9% 544 10% 109 6% 788 11%
Retail Trade �6,560 14% 732 14% 291 16% 987 14%
Prof. & Related Svcs. 23,438 51% 2,434 46% 1,106 60% 3,190 45%
Other Services 2,676 6% 274 5% 61 3% 523 7%
Construction 1,992 4% 172 3% 33 2% 393 6%
All Other 6,587 14% 991 19% 207 11% 1,172 17%
Source: 1990 Census of. Population and Housing - Summary Tape File 3
Table 8: WORKPLACE AND MEANS OF TRANSPORTATION TO WORK - 1990
Tompkins Co. Town Lansing Vill.Lansg Town Dryden
Employed in .Tomp. Co. 41,434 4,670 1,629 6,153
Emp. out of Tomp. Co. 3,741 347 130 819
Worked at Home 1,990 182 65 359
Transportation to Work
Private, Drove Alone 27,067 3,751 1,230 5,131
Private, Car Pool 5,985 875 289 1,053
Public, 1,374 85 85 147
Other 8,759 156 103 282
Source: 1990 Census of Population and Housing - Summary Tape File 3
11.
SECTION III. POLICY - GOALS AND OBJECTIVES
As part of this 1995 Comprehensive Plan Update, a number of important
issues of interest and concern related to future land use and development
have been identified and discussed by the PLanning .Board. From this
discussion, and incorporating comments from other public .officials and
community residents, the ;Planning _Board has formulated a series of policy
statements as the basis for a comprehensive plan. These statements are
intended to set forth the Town's current position on critical issues of
land use, circulation and community character.
Planning policies are also intended to reflect basic community values.
They express the community's attitude about its future: its concern about
such things as the natural environment, housing, employment, traffic,
health and emergency services, commerce, recreation and, in general, the
nature and. extent-of anticipated growth and the use of land. As change
occurs over time, policies provide a consistent rationale for the
day-to-day deliberations and actions of the Town Board, Planning Board,
Zoning Board of Appeals and other governmental agencies seeking to
achieve long-range planning goals:
There are,, of course, alternative ways that growth and change can occur
in the Town of Lansing. The physical shape and developmental character
that actually materializes in this community will depend on the degree to
which economic, political and social forces are focused on long-range
goals established as part of the planning process.
1. Growth and Development
The Town of Lansing acknowledges its position as one of the fastest
growing communities in the Tompkins County area. Lansing is amenable
to the idea of an expanded tax base. It is the Town's policy to
accept the challenge associated with growth and change, and to
provide an environment that will be attractive to residential,
commercial and industrial development. New development should be
encouraged to occur in areas where a larger population concentration
will make the provision of public utilities practical and feasible.
Within this overall growth orientation, the Town also intends to
support viable agricultural activity., to safeguard natural features,
to achieve a high level of land use efficiency, to develop and
maintain a quality environment and to retain those important physical
characteristics that are prized by Lansing residents. The Town
recognizes the importance of monitoring development while encouraging
new and innovative approaches to old problems. The Town intends to
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take actions that will help channel growth in desired directions and
support development in those areas where sustained and concentrated
growth seems most likely and desirable.
GOAL: A reasoned approach to growth that responds positively to
opportunities for development but also recognizes the distinctive
character of different parts of the Town and acknowledges their value.
OBJECTIVES:
a. To strike a balance between expanding the tax base through new
growth and the need to preserve environmental qualities that distinguish
the Lansing community.
b. To support more intensive development and mixed land uses in those
areas where water and sewer services can be provided.
C. To establish reasonable limits to nonfarm use of the steeper upland
slopes of Cayuga Lake.
d. To modify current regulations concerning land use (zoning, subdivision
approval, erosion control, etc.) when this is necessary to achieve the
goals of the Comprehensive Plan.
e. To review this Comprehensive Plan at least every five years so that
it will be an effective guide for public and private decisions on the
future use and development of land in the Town of Lansing.
2. Agriculture
The Town intends to foster a climate of cooperation between farm and
nonfarm residents in conserving the natural resources of the Town,
while supporting responsible growth. Right-to-Farm ordinances and
similar measures can be useful tools to encourage normal farming
practices and to protect operating farms from undue harassment and
lawsuits from nonfarm neighbors.
GOAL: Practices designed by individual farm owners to benefit farm
operations, preserve farmland and conserve natural resources.
GOAL: Economically diverse rural areas that include a variety of
agribusiness activities and a range of nonfarm occupations.
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OBJECTIVES:
a. To enact and enforce Right-to-Farm regulations and similar measures
that can be useful in protecting operating farms from undue harassment
and lawsuits.
b. To establish and maintain a dialogue between the farm community and
local government to address concerns over which they have some control.
C. To develop land use regulations for rural areas that will support. a
variety of compatible agricultural and nonagricultural businesses.
3. Traffic and Transwrtation
Effective traffic routes connecting Lansing to surrounding
communities in the region are essential to the economic vitality of
the Town and the Ithaca Urban Area. Local land use regulations
should recognize the traffic-carrying function of major roads and
should help to preserve this function in ever practical way. If an
efficient, safe and workable road system is to be achieved as
development occurs, the Town will have to influence the location and
design of new local roads. It intends to do this by all means
available, including the subdivision review process where Planning
Board decisions will be based largely on the overall objectives of
the Comprehensive Plan.
Effective operation of the airport is one of the most critical
transportation concerns of Tompkins County and the surrounding
region. The Town shares this concerns and will carefully evaluate
local actions that could preserve or jeopardize the future of this
important transportation resource.
GOAL: A highway system in and through the Town that will facilitate
traffic movement and minimize points of conflict and delay.
GOAL: A local road network that provides efficient access to backland and
promotes convenient vehicular movement from one part of the Town to
another.
GOAL: A transportation system that will facilitate movement by a variety
of modes in addition to motorized vehicles.
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GOAL: Future development activity in the airport approach zone that will
not reduce the efficient *operation, safety or future expansion potential;
of the Tompkins County Airport.
OBJEC IVES: .
a. To establish a functional classification of roads in the Town based
on the needs of both local and through traffic.
b. To achieve and preserve the most appropriate function for North
Triphammer Road, Warren Road, Routes 34 and 34B.
C. To develop incentives and equitable control mechanisms to minimize
the number of driveway cuts and other potential obstructions on major
roads in the Town.
d. To identify appropriate land uses such as light manufacturing,
research and development, warehousing and outdoor recreation that will
help preserve the future effectiveness and safety of airport operation.
e. To prepare and review a long-range plan for the establishment of a
logical system of pedestrian and bike ways in some parts of the Town.
f. To provide for the future extension of local roads through the
subdivision approval process.
g. To support, and participate in, discussion of the desirability,
function and location of a possible new north-south traffic route through
or around the Ithaca Urban Area.
4. Sewer and Water terns
Water and sewer-facilities are essential for sustained, concentrated
development in the Town of Lansing. These vital, services will have
to be planned for, and eventually provided, in all areas where major
growth activity is expected and desired or where improved sewage
disposal facilities are already needed. Overall plans will be
designed for the largest practical utility districts. The creation
of smaller subdistricts, or service areas, -and the actual timing of
construction. of, water and sewerage lines will be related to current
need, financial capability, and the Town's long-range plans for
use of land. `
GOAL: Public water and sewer services available in those areas of the Town
where the Comprehensive Plan indicates future development and growth, or
where there currently exists a serious need to safeguard the environment.
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GOAL: Public utility systems that achieve maximum efficiency and cost
savings through the collaborative effort of adjacent communities with
common problems and needs.
OBJECTIVES:
a. To encourage and support public sewage disposal facilities in-all
areas in the southern part of Town that currently have a public water
supply.
b. To relate land use and development density regulations to the
critical need -for adequate sewage disposal facilities as well as to the
availability of a public water supply.
C. To participate to the fullest extent in the establishment of
intermunicipal sewer systems.
d. - To provide for alternative sewage disposal systems in areas where
the extension of existing systems is not practical or cannot be
equitably arranged.
5. Industrial Develo _.nt.
Additional light .industrial and research opportunities in the proper f _
location will be beneficial to the Town in terms of an expanded tax
base and new job opportunities. Suitable sites will be those that
have good access to regional transportation systems, can be
supplied with public, or comparable private, utilities and would be
largely complimentary to adjacent land uses. Potential sites will be
examined and identified in the Comprehensive Plan,, including land
contiguous to the County Airport hazard zone.
GOAL: Increased employment opportunities that will broaden and strengthen
the Town's tax base.
GOAL: Local conditions (physical, social, governmental) that are
conducive to retaining existing businesses and attracting new ones.
GOAL: Land use policies that will promote appropriate low density
development of land in the approach zone of the ITompkins County Airport.
OBJECTIVES:
a. To establish land use and performance standards that will define the
type of economic development suitable in the Town, minimize negative
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environmental impacts of such development and protect the character and
integrity of future industrial areas.
b. To inform public and private land owners about the critical
relationship between long-range operation of the airport and the use of
land in the approach zoT.
C. To examine alternative land use regulations and other measures that
will help achieve a compatible relationship between future airport
operation and the use of adjacent land.
d. To adopt land use regulations that recognize and support the
increasing importance of in home business opportunities.
e. To build on existing assets and opportunities as part of the
strategy to expand the local economy.
6. Commercial Development
In order to broaden the tax base and provide for greater public
convenience, future commercial development in the South Lansing
area will -be encouraged. New commercial uses should locate. close
to similar existing development so that the property values and
residential 'character of surrounding neighborhoods can be preserved.
CAL: Clearly defined commercial focal points located in the Town Center
and other specific areas in an effort to minimize strip commercial
development.
GOAL: Expansion of commercial land uses that are related to convenience
and personal service needs of Lansing residents rather than to general
shopping activities of a broader regional market.
OBJECTIVES:
a. To identify suitable commercial nodes as part of the Comprehensive
Plan.
b. To provide adequate opportunity for the development of small
convenience and personal service businesses throughout the Town.
C. To reduce; to the maximum practical extent, the number of commercial
entrances and exits on major traffic routes in the Town.
d. To establish regulations that will help to achieve a high standard
for siting, lighting, signs, landscaping, and general appearance of
commercial land uses.
17.
f
h
The existence of a physical and visual community center will be
important to the future identity and character of the Lansing
community.' Future devplopment that will result in the integrated
uses of public and private land in ways that are appropriate for a
Town Center will be supported.
GOAL: The creation of a small Town Center to be built around a public
green in the South Lansing area.
GOAL: An integrated land use plan that will incorporate the Town Center
into a broader setting of mixed land uses and increased density.
GOAL: Development of the Town Center in a way that will maximize access
for pedestrian traffic, enabling users to park once and access a variety
of goods and services.
OBJECTIVE'S:
a. To develop the details of a Town Center plan focused on the
construction of a Town Hall, museum, community activity center and public
recreation facilities.
b. To adopt innovative regulations for the Town Center area that
include incentives for prospective developers as well as specific
provisions to insure consistency; quality and a broad mix of land use
activities.
C. To provide public sewage disposal facilities that are necessary to
sustain a Town Center and the development of a mixed-use urban core.
d. To incorporate the sewage disposal needs of existing businesses and
institutions in the South Lansing area into the design capacity of
treatment system for this area.
8. Housing
Lansing has many features that make it a desirable place to live and_'
raise a family. The Town recognizes the importance of `a balanced
community that offers attractive, well located residential areas and
adequate living facilities. As development proceeds, the Town will
work to encourage a variety of housing accommodations for residents
18.
of all age groups and income levels. Continuous strips of housing
along major roads, and land subdivision that creates inefficient or
inaccessible back parcels, will be" discouraged through effective
land management regulations.
GOAL:
A variety of dwelling types and living arrangements to satisfy the
housing requirements of existing and future Lansing residents.
GOAL:_ Maximum efficiency in the use of land as the transition from rural
openness to residential development occurs.
GOAL: Housing development patterns that minimize the disruption of viable
agricultural activity and natural features.
GOAL: Housing development patterns that help retain open space and
preserve the traffic-carrying function of major roads.
OBJECTIVES:
a. To support a full range of housing opportunities for different age
groups, family sizes and income levels.
b. To support higher density residential development in those areas
where adequate water and sewer services, and effective stormwater drainage
systems, are available or can be provided.
C. To'encourage alternatives to traditional residential development
through measures such as clustering and planned development that will
conserve land resources and give incentives for creative housing design.
d. To protect environmentally sensitive areas such as steep slopes,
N.Y. State designated wetlands, stream banks, etc. , from the negative
impacts of extensive residential development.
e. To develop and enact regulations aimed at reducing `the number of
residential driveways constructed on major roads.
9. Natural, Historic and Cultural Resources
Lansing contains a lakeshore, a major creek valley, gorges, water
falls, wet lands, historic buildings, cempteries and farmsteads, and
other important natural, scenic and historic resources. The Town
recognizes the value of these features and their contribution to the
cultural fabric and quality of life that residents prize. The Town
19.
intends to encourage conservation measures, promote a strong sense
of stewardship responsibility among public and private land owners
and preserve significant historic and cultural resources.
GOAL: Surveys and programs that will identify, evaluate and document
historical resources and integrate preservation values into the overall
process of change. and development.
GOAL: Public policies and actions .that demonstrate awareness of the local
and regional value of important natural resources and contribute to the
preservation of environmentally sensitive areas.
GOAL: Broad community awareness of historic, environmental, social and
economic interdependency and the-potential negative consequences of
unplanned growth and change.
OBJECTIVES:
a. To evaluate the Town's historic resources, both with regard to their
potential for historic site designation and the feasibility of property
restoration and adaptive reuse.
b. To more carefully identify and define exceptional natural features
and identify Critical Environmental Areas under State Environmental Quality
Review regulations.
C. To reduce negative impacts on Cayuga Lake and its major tributaries
from erosion, sedimentation and drainage.
d. To support agricultural and other private sector efforts to minimize
negative impacts on sensitive environmental areas.
e. To maintain the maximum amount of natural vegetation in development
projects and encourage and coordinate the planting of appropriate tree
species along roads and in parking areas.
10. Parks and Recreation
A variety of recreation opportunities is important to the quality of
life of all age groups in the Town of Lansing. As new development
occurs, the Town will use appropriate regulatory techniques to
enlarge, improve or increase recreation facilities. To assure use of
all recreation resources to their fullest, the Town intends to
pursue cooperative agreements with other public and private agencies
that play a role in providing recreational opportunities.
20.
GQAL: An integrated open space and recreation system that builds on
excellent existing facilities and programs and incorporates unique
natural assets with recreation and open space potential.
GOAL: A wide variety of active and passive recreational opportunities for
all age groups.
OBJECTIVES
a. To meet the needs of the existing and expected resident population
for community and neighborhood parks and recreation facilities.
b. To consider setting aside suitable land, or funds in-lieu of land,
for recreation purposes as residential subdivision activity occurs.
C. To work toward an interconnecting system of trails that incorporates
existing features such as schools, the Town Center, Lansing Park and
large residential neighborhoods.
d. To increase public access to Cayuga Lake for picnicking, fishing,
hunting, swimming and boating when opportunities arise.
e. To consider a "capital improvements budget for park and recreation
facilities and to consider State, federal and private funding sources.
11. C ommmity Life
Although the Town of Lansing has experienced substantial population
growth and changed land use patterns over the past two decades, it
remains, in essence, a rural conanunity with many values based on
voluntary participation and service to the community. The Town
recognizes the social and economic importance of active public
involvement in issues such as health, safety, planning, recreation
and activities for youth and the elderly. Programs related to such
.community .interests will be encouraged and supported.
COAL: A broad range of programs and activities that encourage and make
full use of individual and collective voluntary efforts.
GOAL: Effective integration of plans and programs of voluntary groups
into the goals and objectives of the Comprehensive Plan.
�, 21.
OBJECTIVES;
a. To promote the active involvement of town residents in- a variety of �
programs that depend largely on voluntary efforts.
b. To provide a reasonable level of financial or in-kind governmental
support to volunteer grouts that have demonstrated community value.
C. To support, and, when possible, assist in the preparation of grant
applications for funds that can be used by voluntary groups to further
their efforts.
12. Implementation
The Comprehensive Plan is intended to be a guide for ongoing public
and private action in the Town of Lansing; its broad concepts will
be used as a resource in public decision-making. The Town is
committed to.,achieving the plan's .major goals and objectives in the
most reasonable and equitable way possible. It will support public
information and participation measures and will use available land
development regulations, environmental review requirements, capital
improvement programming and potential funding programs as ways to
implement the plan.
The success of the Southern Cayuga Lake Intermunicipal Water System
illustrates the value- of intermunicipal cooperation. The Town
believes that there are additional opportunities for mutually
beneficial cooperation between the Town and nearby municipalities.
It will work closely with officials of these municipalities,_ and the
County, in the establishment of coordinated.policies and the
provision of essential services.
GOAL: A Comprehensive Plan that is imaginative but reasonable and can be
implemented through normal and on going activities of local government.
GOAL: Preparation of the regulations, local laws, and funding grants
needed to implement major proposals of the Comprehensive Plan.
GOAL: Cooperative efforts with adjacent communities when this is the most
effective and economical way to solve utility, transportation and land
use problems.
i
22.
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OBJECTIVES:
a. To revise current zoning and subdivision regulations to more nearly
reflect current conditions and the concepts of the Comprehensive Plan.
b. To.continue efforts to work with other comimanities in the county on
acceptable cooperative solutions to multijurisdictional problems.
C. To create a specific action agenda based on plan proposals.
d. To develop the critical success indicators needed as benchmarks for
periodically measuring success in the achievement of plan objectives.
.r 23.
SECTION IV: FU= LAND USE
Although significant change in future land use patterns in Lansing seems
inevitable, the Town sti3*1 retains the ability to impart some amount of
shape and direction to t1lis change. -In community development there is
always an element of choice that can .be exercised by the. Town; always an
opportunity to establish the, guidelines and provide the impetus that will
be required if growth over the next ten to twenty years is not to be
largely haphazard and subject only to the commercial forces of the market.
There are a number of ways that change in Lansing can occur. There are a
variety of deliberate choices that can be made in any attempt to plan
for, and give direction to, new growth. Consideration of these
alternatives, and decisions about which-of them seems most appropriate at
any given time, constitute the Town's "development policy." The previous
section of this report contains current policy positions recommended as
part of the Comprehensive Plan. They are based on hopes for the future of
the Town tempered by current conditions.
Even though the Comprehensive Plan is extremely broad and general in
nature, it must have an underlying structure. Proposals for future land
use must be based on a solid awareness of what is already present. The
existing fabric of the community has to be incorporated into any designs
for the future. In assessing possible development patterns for the Town
of Lansing constraints must be considered as seriously as- opportunities.
When there are unknowns, assumptions must be made to give validity to
some land use proposals.
ANIONS OF THE PLAN
Since there is no reliable way to predict the future, the best we can do
in planning is consider a range of plausible alternatives and decide
which alternative best satisfies current needs and protects current
values. The assumptions listed below have. been established in an attempt
to reduce the number of variables that have an impact on the way land in
Lansing will be used in the future.
24.
For purposes of this Comprehensive Plan, it is .assumed that:
1. In the foreseeable future, the northeastern part of the Ithaca Urban
Area will continue to have strong growth potential. Proposed
subdivisions that 4iave already been submitted to the Planning Board,
but remain undeveloped, will eventually be built.
2. General growth trends for the next twenty
years the Town of
Lansing (1990 to 2010) will resemble tho eof n the1980 to 1990
Period; i.e. about 12 percent per decade. Most of this population
increase will occur in the Town outside of the Village.
3. Land use in the southern part of the Town will continue to change
from rural/agricultural to suburban residential development....
4. Water and sewer facilities will eventually be available throughout
the area south of an imaginary line between Lansing Heights,
Ludlowville and the State schools.
5. The County Airport will continue operation at its present location
indefinitely and may need to extend the runway again at some time
in the future.
6. Cornell's Business/Technology Park will be completed but the demand
for additional land for research/manufacturing development in this
general area will remain.
7. Existing mining operations along the lake will continue in the
foreseeable future and rail-delivered coal will remain the primary
fuel for NYSEG. .
8. A north-south road connecting Routes 34B, 34, 13, and 366 will,.. if
constructed, offer a viable alternative for some of the traffic that
would otherwise use North Triphammer and Warren Roads.
9. Implementation of the N.Y.S. Canal Master Plan will create additional
opportunities and pressures for lake front access and recreational
development in the Lansing area.
10. Pressures on_agricultural businesses and demand for development land
will continue but will be more effectively controlled by a combination
of State and local efforts.
DEVEI,ORmTp INI WSM
In. light of existing conditions and current attitudes, and incorporating
growth potential and expected change over the next 20 or more years, a
land use pattern emerges for Lansing that includes three basic levels of
development intensity. Areas of the Town assigned to these three levels
.01 25.
have been determined by five criteria related to the existing or expected
use of land:
1: The density of development in term of families per gross acre.
2. The complexity of laid use types and traffic movement.
3. Existing topographic and soil conditions.
4. The relative value of land and development in terms of public and
private investment.
5. The availability -or desirability of public water and sewage disposal
facilities.
When applied to a twenty year plan for Lansing (1995 to 2015), these
criteria suggest three development intensity areas shown on Map 1 and
described as follows:
a. Rural Intensity Development Areas
* Basically agricultural in character with limited amounts of
nonfarm development, primarily residential.
* Soils, topography and environmentally sensitive areas may be
deterrents to development in some locations.
* Gross density of famlies-per-acre will be the lowest in Town.
* Public water and sewer services not needed or expected in the
foreseeable future.
* Existing road system has major influence on development patterns.
* Limited need for comnnuiity services.
* Very limited need for land development controls.
b. Low Intensity Development Areas
* Scattered concentrations of homogeneous development, primarily
residential in character.
* Limited amounts of mixed land use and nonresidential development.
* Soils, topography and environmentally sensitive areas are
deterrents to development in some.areaq.
* Gross density of one to two acres per family would be suitable.
* Public water service is likely; public sewer service needed in
selected areas only.
26.
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* Existing road pattern has significant influence on development
patterns.
* Basic community services available or needed.
* Basic land development controls needed.
4
C. Moderate Intensit • �Develo}ment Areas
* Broad concentrations of homogeneous development, primarily
residential in character.
* Scattered nonresidential land use with concentrations of mixed
character and higher density residential development.
* Soils,- topography and environmentally sensitive areas influence
development in some areas.
* Gross density greater than one family per acre because of
concentrated housing in utility service areas.
* Primary area for providing public-water and sewer service.
* Construction of new roads can be expected,
* Broad range of community services available or needed.
* Broad range of land development controls needed.
LAND USE DESIGNATIONS
Recommendations of the Planning Board for future land use are illustrated
on Map 1, Future Land Use, and in the Land Use Precinct Analysis shown
below. Proposals are based in part on existing conditions and perceived
opportunity for change. They are also strongly influenced by current
attitudes and concerns expressed at public meetings And in community
questionnaires.
The Planning Board believes that, with few exceptions, there are a number
of ways that change can occur and land in the Town of Lansing can be
used. In formulating a Comprehensive Plan, the overriding objective has
been to keep land use proposals flexible and general so that a variety of
growth scenarios and development opportunities" can be accommodated. This
objective is clearly evident in the Land Use Precinct Analysis matrix.
u For purposes of discussing future land use proposals, the Town has been
divided into 20 precincts or character areas. Each represents a
27.
Town of Lansing Co rehe�
,,s,PG� rAA, sive Plan
LAND USE PREC�NCT ANALYSIS
Appropriate Land Use Category*
Precinct A B CID; E F G H I J K L M Comment
1 X X a.
2 X X
3 X X X X X b.
4 X X X C.
5 X X X
6 X X X d.
7 X X, X X X X b.
8 X I X X
9 X X X X
10 X X X X X i e. i.
11 X X X X X
12 X X X X X f.
13 X X X X a.g.
14 X X X X X
15 X X X X X X , g.
16 X X X h.
17 X X X a.
18 X X X
19 X X X
X i.b.
20 I I rl
X X a.
*band use categories are described on the following pages. .
a. Erosion or flooding potential f. Town's most viable farmland
b. Concentrated mixed uses and densities g. Unique natural resource
C. Airport approach zone h. Public water increases
d. Schools, religious, Cornell, etc. development potential
e. Reclamation plans will be important i. Historical settlements
28.
distinctive geographic area that has physical characteristics and
i settlement patterns that can be identified and described. Each precinct
has important qualities that either exist at present, to be preserved, or
are considered to be desirable and achievable as change occurs in the
future.
Thirteen land use designations are described on the following
pages of
this section. Each represents a distinctive land use character expressed
in terms of Ldesired or appropriate land uses, the density of development
(if applicable), and specific planning concerns that should be considered
as change occurs. As the matrix illustrates, there is no single land use
category that is believed to be exclusively suitable in only one precinct.
In other words, at least two categories, and in some cases several, more,
would be appropriate future land uses in each precinct. When it -is
thought to be necessary or desirable to translate the -mixed, generalized
precinct designation into more detailed land use types, and to assign
specific densities and other standards, this would occur through land
development controls.
A. AGRICULTURE/RURAL RESIDENTIAL (AR): These are the Town's most active
and productive agricultural areas. Farming and farm-related
businesses are the predominant and desired land use activities;
measures to preserve the viability of farming activities are
appropriate. Planning concerns relate to assuring the continuation
of farming on prime agricultural land. Some nonfarm development in
these areas has occurred and more can be expected. Residential
development would be appropriate. To preserve farm land and reduce
the cost of development, clustering concepts could be supported when
land is subdivided and if performance standards for sewage treatment
can be met.
B. LOW DENSIW AID (LUR-1): Substantial amounts of nonfarm
development, .primarily residential, establish the character of
these areas. In some locations farming cofztinues to be active but
.most of the larger farm parcels are slowly being subdivided and are
in transition to housing of various types. Planning concerns are the
�,. 29.
lack of adequate sewage disposal and extensive strip development
that reduces the effectiveness of important roads. One and two
family houses are the most likely land uses but multi-family
dwellings would be suitable in some areas and clustering might
result in attractive townhouse development. A gross density of 1 to
2 acres per dwelling unit is likely unless utilities are provided.
Lot area reduction to one acre would be appropriate when public water
is available and performance standards for septic systems can be met;
further reduction of lot size would be .suitable in areas where
public sewers are available. Clustering could be supported when
sewage disposal problems can be resolved. Neighborhood recreation
facilities would not be needed for most development in low density
residential areas.
C. LOCI DENSITY RESIDENTIAL-TW�O (LDR-2): Basically the same as LDR-1
except that, in these environmentally sensitive areas, there would be
no lot size reduction when public utilities are available. Planning
concerns relate to the degradation of natural resources and erosion
from high surface water runoff. When feasible, clustering will help
to preserve a sense of openness and minimize negative impacts as
development takes place.
D. MIDIUM DENSITY RESIDENTIAL(MDR): One family, two family and some
townhouse or multiple family housing would be -appropriate uses in
these areas. Planning concerns are adequate sewage disposal, strip
development along major roads and establishment of an interconnected
local road network as large parcels are subdivided. A density of one
acre per dwelling is appropriate with a lot size reduction to 30,000
or 35,000 sq.ft. when public water is available and performance
standards for septic systems can be met. Lot 'size could be further
reduced when public sewers are also available. Clustering could be'
appropriate to maintain a sense of openness and reduce development
costs.. A small recreation area could be considered in MDR areas if
attractive, centrally located sites are available.
E. HIGH DENSITY RESIDEtMAL (HDR): These are the most dense housing
areas in Lansing. A mixture of all housing types would be
30.
use would also be acceptable in HDR neighborhoods. Adequate sewage
disposal, good site planning and strip development along major roads
are the principal planning concerns. Sewage disposal will be the key
limiting factor for future small-lot development. A minimum lot size
of at least one ache will be necessary unless public utilities or
approved private facilities are available. As with other residential
areas, clustering structures to reduce development costs and maximize
open space could be supported. Neighborhood recreation facilities
would add to the quality of these high density developments ,and a
foot/bicycle path should be considered, especially in areas where
such features could tie into adjacent systems.
F• TOWN CERM (TC): This land use category describes areas where the
proposed visual character and scale of development are that of a
compact and concentrated urban nucleus. This should be a
unique area in that it could contain a mix of activities and
structures including government, commerce, personal service,
religious, cultural, historic, residential and recreational land
uses. Formal, landscaped open spaces such as a small public green
are also appropriate Emphasis is on the pedestrian rather than the
automobile. Smaller stores, specialty shops, offices, restaurants,
entertainment, professional services and possible small research,
production or manufacturing establishments might be located in and
around the Town Center. planning concerns relate to achieving a
compatible and economically viable mix of land uses, providing the
infrastructure needed to support this type of development, promoting
easy pedestrian circulation and establishing suitable development
standards and site' plan review procedures to coordinate individual
parcels and a variety of proposals.
G. SERVICE COMDMCIAL (SC): These areas contain commercial businesses_
that do not want a Town Center location or, are not normally
considered appropriate land uses in a Town Center. Service
commercial businesses typically rely on automobile traffic and are
located on well-travelled roads or at intersections. These activities
can be combined with housing, offices, or light industrial-type land
31.
.rr
uses. Planning concerns relate to excessive strip development,
traffic safety, adequate off-street parking, curb-cut locations,
signs, landscaping and overall appearance.
H. LIGHT 'ARM (IR): This land use designation relates to
areas where some type of light manufacturing, fabrication, assembly,
production, research or product development is the desired land use.
Smaller industrial or research operations might be successful in, or
adjacent to, developing residential areas. Such IR land uses can
also be clustered on larger sites where some form of cooperative
on-site sewage disposal systems could be provided. Planning concerns
are accessibility, traffic and parking, incompatibility with nearby
neighborhoods, adequate municipal services, landscaping and general
site layout.
I' U.VJL TY/MINIM (UM): Both of these land uses are found in Lansing.
Both-require large areas of land and have major transportation
needs. Both are localized and can be expected to continue operation
for the foreseeable future. Planning concerns relate to the need for
expansion, disposal of waste products, adequacy of infrastructure
and the impact of this activity on the use of adjacent land, on
existing neighborhoods and on the major road network.
J. RECREATION AND HISTORY (RH): This designation includes a variety of
areas and facilities currently used, or having good potential for
public or private recreational purposes. The category also includes
sites, buildings and artifacts having significant historical
importance in the settlement .of the Town. Private developments that
have commercial as well as recreational value might also be included
in the recreation category. Planning concerns 'include the need to
enhance existing recreation facilities and expand the system when
opportunities arise, avoiding development that is incompatible with
its surroundings, and sustaining efforts to" identify, document and
preserve important historical resources.
K. RESOURCES (CNR): Environmentally distinctive
or fragile natural features are included in this land use
32.
��
designation. Steep slopes, streams, gorges, waterfalls, dense woods,
+� N.Y. State designated wetlands, exceptional views and the lakeshore
would be covered by this category. These resources can be destroyed
or negatively affected by many types of development. Agriculture is
-suitable in parts off' these areas; low density housing could also be
appropriate land uses in locations that are not subject to serious
erosion and flooding. Planning concerns relate to establishing
effective stewardship relationships with owners of such land and
finding suitable uses that will not cause slow degradation and
eventual loss.
L. INSTITUPIONAL (I): These areas represent the larger institutional
land use activities in the Town. Existing and possible uses include
the Lansing School District campus, N.Y. State schools, the proposed
religious/administration complex to be developed on Kingdom Farm and
Cornell University land that is unlikely to be placed on the private
market. These activities, and their sites, are expected to remain
stable in the foreseeable future. Planning concerns relate to the
overall impact these uses could have on their surroundings, including
vehicular and pedestrian traffic, parking and overall visual
character. Governmental activities and buildings, churches and
cemeteries are also considered institutional uses but their normal
small lot requirements means that they are generally included in
categories.
M. HAMLET CENM (HC): This land use category describes small clusters
of concentrated, typically mixed-use development in South Lansing,
Myers, Ludlowville, North Lansing and Lansingville. °.These hamlets
are located around one or more road intersections and have historic
place-names by which they are identified. They have land use, density
and appearance characteristics of urban-type development but, for
various reasons have experienced limited growth over the years.
While hamlets are viewed as primarily residential clusters, the
traditional mixture of nonresidential land uses, or multiple uses in
one building, has added to physical diversity and is appropriate for
future development in these areas. Adequate sewage disposal and
water supply are planning concerns and key limiting factors for
future small-lot growth in HC areas.
33.
SECTION V. TRAFFIC AMID CIRCQIATION
As pointed out in the preceding Section of this report, the existing road
system, and traffic pattterns produced by this system, can have- a major
impact on the development of land in many parts of the Town of Lansing.
In fact, this impact is circular: the -road system strongly influences
the way land is developed; as development intensity increases, however,
there is a direct and cumulative impact on the operation and
effectiveness of the road system.
At least three issues related to the road network must be considered in
the Comprehensive Plan: regional-type traffic that must pass through
Lansing to get to its destination; "home-to-work" traffic generated by
Lansing residents, and others, moving .to or coming from locations outside
the Town; and, internal movement from :one part of Town to another. As
traffic volume from these three sources increases, it is important to
assess the direct and indirect impacts that might occur and to consider
improvements, modifications and extensions of the road network that might
become necessary. The planning process. considers these issues, and
others, as they relate to the long-range development and use of land.
In developing the plan and its implementing tools for the Town of
Lansing, . six elements of a traffic and circulation system are considered
to be paramount at this time:
1. A road classification system based on function. That is, the
recommended purpose to which each road in the system should be
put and the roads assigned to each classification.
2. General design principles related to the location and design of
future roads and intersection. improvement.
3. Adequate, safe parking in areas of concentrated development.
4. A formalized private/public partnership to provide street trees
throughout the Town.
34.
5. Alternative techniques for mitigating the impacts of traffic
build-up such as expanded public transit and a system of
bicycle/pedestrian ways.
6. Adequate si
equ gnage with sufficient set-backs for visibility.
CLASSIFICATION OF B IGM0m, ROADS AND STREETS
Four classifications of roads are proposed and illustrated on Map 3. If
this classification system, or some variation of it, becomes operational
in the Town, it can be used by highway officials and budget makers to
establish priorities and standards for construction, maintenance and
repair. A road's designated function can also become justification -for
such considerations as set-back requirements and the location and number
of access driveways.
A. Major Connectors: These are the primary traffic carriers within,
and through, the Town and are popular routes for trucks. Their main
purpose is to carry traffic relatively quickly from one major
destination in the region to another. Access to adjacent land is
also provided by major connectors but this is a secondary function
of this road type. Routes 34 and 34B, East Shore Drive, North
Triphammer Road and Peruville Road are existing Major Connectors in
Lansing. Warren Road would also function as a major connector if a
good link to.Peruville Road could be established.
Traffic movement on Major Connectors has already been compromised
in parts of the Town. In areas such as South Lansing narrow lots,
commercial land uses and multiple driveway cuts are the cause of
traffic congestion and delay. Continuing development along North
Triphammer Road will eventually begin to impact traffic movement on
this major connector as well. As future growth occurs, the Town
should consider measures that will help to maintain the effectiveness
of these routes.
B. Secondary Connectors: These carry relatively heavy traffic but are
not as important for intermunicipal movement as Major Connectors.
While traffic volumes and truck traffic are generally less than on
35.
Major Connectors, rapid movement with relatively uninterrupted flow is
still desirable. Efficient traffic movement and access to adjacent
property are about equally important functions of Secondary
Connectors. To preserve this balance, the Town should attempt to
minimize development activities, such as multiple curb cuts, when it
is feasible to do so. Asbury Road, Farrell Road, Buck Road east of
Route 34, Van Ostrand Road, Locke Road, Lansingville Road, North
Lansing School Road and Lake Ridge Road north of Lake Ridge are
classified as Secondary Connectors.
Traffic build-up on perceived short cuts or direct connections can
also create Secondary Connectors out of roads that are often not
physically suited for that purpose. Hillcrest is an example of a
road that is becoming a very important traffic carrier between two
Major Connectors. The Town should either recognize and facilitate
this movement on Hillcrest or consider introducing traffic
interruptions such as stop signs and enforced speed reductions in an
attempt to change driver habits.
C. Nei hborhood Connectors: These roads carry mixed traffic through
neighborhoods and tie several neighborhoods together. Emphasis is
more on providing access to adjacent land than on efficient traffic
movement. Neighborhood Connectors are not intended to be fast, heavy
or through traffic carriers but, none-the-less., vehicular movement
should be relatively fluid, without excessive interruption and delay.
Neighborhood Connectors are the superstructure of the local road
system. There are a number of Neighborhood Connectors indicated on
Map 3 including, among others, Cherry Road, .Waterwagon, Triphammer
Terrace, Armstrong, Conlon Road, Salmon Creek, Jerry Smith, Fenner
Davis and Storm Roads.
D. Local Service: The primary function of these roads is to provide
access to adjacent property most of which will be residential.
Driveway cuts for most lots are to be expected. "Short cut and fast
traffic should be discouraged: If traffic interruptions such as stop
signs are needed to discourage through traffic and reduce speed,
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such management techniques are appropriate and should be considered.
Building set-back distances adjacent to local Service Roads can be
less than for other road categories. All streets in subdivisions,
access roads to and along the lake, and many other existing roads in
the Town are classified as Local Service roads.
FUrURE ROAD AMID IIVERSECfION DMROVEKR IM
It seems certain that continued development of some type and magnitude
will occur in the Town of Lansing over the next 15 to 20 years. There is
no sure way to predict where this development will take place but past
experience indicates.that it will be scattered and uncoordinated-,-unless
some underlying .organizationa1 structure can be provided through -the
Planning process. New roads can become a major .part of that underlying
structure. New roads will eventually be needed to gain access to areas
that are now agricultural or vacant. It is this emerging road pattern
that connects new development to the existing road network and contributes
significantly to the evolving physical character of,the community.
Upgrading of nq§jj r
Map 3 shows recommended modifications of the existing road system, based
on the functional classifications described above. Perhaps the:most
significant recommendation involves the upgrading of Warren Road with an
improved connection to Peruville Road via Benson Road. It is recommended
that this north-south link be upgraded to a Major Connector. A further
westward alignment of Warren Road at the end of the airport runway is
also shown on .the map. .The rationale for this recommendation is that
future expansion of the airport is a good possibility. If the northwest
runway is to be extended, Warren Road will again have to be realigned,
or, alternatively, depressed to go under the runway at this point. If
future runway extension is a reasonable eventuality, the traffic and
land use patterns needed to make this possible should be reflected in the
long-range plan for development of this area
As traffic from Auburn and the Locke/Moravia area increases, additional
pressure is expected on Van Ostrand Road. Van Ostrand also intercepts
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traffic from Groton via Munson, East Lansing and Buck Roads. The plan
shows Van Ostrand upgraded to a Secondary Connector. Asbury, Ferrell and
Hillcrest Roads are also recommended for upgrading to Secondary
Connectors. Of these threLo, Hillcrest is expected to experience the
greatest traffic volume increase in the future, whether or not it is
improved.
Future Road Connections
Recommendations for future road connections in some areas are indicated on
Map 3. It should be noted that-these are only diagrammatic illustrations
of a design objective. Because there are many variables in the development
process, these proposed roads must not be considered to be rigid dictates
of the Comprehensive Plan. 'They are guidelines only. There are many ways
that an internal road net can be designed and constructed. The Town could
decide to build some of the more critical new roads itself, of course,
but unless that happens the precise location of these local roads cannot
be determined in advance of land subdivision activity.
The principle followed is that the subdivision of larger parcels should,
over time, result in an interconnected road network appropriately tied
into, and extending, the existing system. The resulting circulation
pattern is recommended as preferable to one that would come from the
independent subdivision of these larger parcels with no internal
interconnecting road system to unify them and tie them together.
The skeleton of a possible internal road system is illustrated for two
specific areas: the superblock bounded by Asbury, Warren, Cherry,
Burdick Hill .and Route 34; and, the South Lansing area, including. the
proposed Town Center site.
A large loop of Neighborhood Connectors is shown, centered roughly on
Bean Hill. This loop would be appropriately tied to the Major and Secondary
Connector system but it would be possible to drive from one part of the
superblock to another without using one of the major or secondary roads.
The loop would provide access to a network of local streets that could be
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designed in a variety of ways, depending on the preference and development
objectives of each subdivider.
The South Lansing road .system shows three Neighborhood Connectors
Providing internal access to the area centered on Woodsedge Apartments,
the parcel of Town-mmedl land north of Route 34, and the internal block
formed by Drake Road and Route 34. The intent of this simple layout is to
Provide interconnected access to interior land defined by the existing
road network. The use of adjacent land would vary and could include a mix
of housing, public buildings, business, recreation and light manufacturing
or research activities—all- the components of a dynamic Town Center.
Two additional road .connections are indicated on Map 3. While these are
more s -cific in nature, t]jey should also be considered as guidelines,
intended to illustrate objectives of the traffic and circulation plan.
1. Warren Road Realignment. Recent improvements at the County Airport
are seen as meeting the needs of this County for many year to come.
It is reasonable to imagine, however, that additional runway length
might .be necessary at some time in the future. Because of
topographic limitations to the southeast, any future extension would
probably occur to the northwest, in the Town of Lansing.
The plan shows another realignment of Warren Road, using County-owned
land for most of the right-of-way. Cherry Road would be terminated
at Warren. Preservation of this future right-or-way will be
important as development in this part of Town continues.
2. Hillcrest Road Extension. Hillcrest Road has become an important
connection for traffic movement between northern commuters and
employment centers near the airport and on the Cornell campus. The
traffic and circulation plan acknowledges this fact and proposes the
extension of Hillcrest from North Triphammer Road to Route 34.
Improvement of the Hillcrest/North Triphammer Road intersection is
also recommended (below) whether or not the link between North
Triphammer and Route 34 is ever completed.
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Intersection Improvements
1. Warren/Benson Realigiurent. It is recommended that the Town study
alternative realignme`ht possibilities in this location and make
these improvements at; an early date. Benson Road shoulddg be upgraded
in this process-,K Lv�( t
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2. Waterwayion/North Triphammer Triphammer Terrace Roads.. Steep grades
on the Waterwagon approach make this a difficult and potentially
dangerous intersection but improvement opportunities are limited. To
reduce the number of vehicles using this intersection, It is
recommended that Triphammer Terrace be stopped at Hillcrest, making
Waterwagon/North Triphammer a SIT" intersection. As part of this
improvement, the Hillcrest Road intersection with North Triphammer
should be realigned to eliminate the acute angle that presently
exists.
3. Route 34 Route 34B Conlon Road. Delays at these intersection during
peak traffic periods have been greatly increased as a result of the
all-way stop light in South Lansing. Limited traffic on Conlon Road
suggests that resolution of this problem will be long term and could
come about as a result of other road proposals in this area. In the
meantime, it is likely that drivers will find alternative routes to
avoid this intersection.
4. Lake Road/Route 34B. An acute intersection that also has sight
distance problems makes this a potentially dangerous intersection.
Traffic volumes are low on Lake Road, however, and a realignment of
this intersection is not expected in- the near future.
OFF-STREET PARKIM
At present, the lack of off-street parking is ahseri us consideration
in the Town of Lansing. Brief mention is made in this Traffic and
Transportation section of the Comprehensive Plan, however, so that
adequate, well designed and attractive parking spaces can be provided
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as development occurs. This is particularly pertinent in the proposed
�) Town Center area and in plans for a new Town Office Building. Parking
areas should provide convenient access to the facilities they serve. They
should also be located and landscaped in ways that will enhance the
surrounding area as well as the buildings they serve. When possible,
parking areas that-can be combined to serve several land uses and reduce
the number of access/egress drives should be encouraged. These
considerations should be part of the review process for nonresidential
development.
TREE PLANTIM PROGRAM
The objective of the tree planting program is to enhance the visual
quality of Lansing for those travelling major highways or using the Town
Center, the school campus or other public or private focal. points. A
subcommittee of the Lansing 2010 project prepared initial recommendations
for a tree planting program that are incorporated in the Comprehensive
Plan. This involves the establishment of a public/private partnership,
the purpose of which would be to coordinate and cooperate on a long-range
tree planting program.
Incentives to accomplish this long-range goal will be necessary. As a
starting point, the Town would formally announce its intention to
establish the program. Pre-selected species would be planted on both
public and private land. Financial and technical assistance would be
provided to those property owners willing to participate in the program.
The Town would establish a street tree reserve account for purchase,
planting and early maintenance._ Landscaping requirementd of the
subdivision review and development process would be .coordinated with the
objectives and plans of the street tree program.
The initial enhancement area recommended by the'2010 subcommittee is South
Lansing, the location of the proposed Town Center. Roads converging at
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this point would be landscaped to help define and beautify this area.
Further landscaping enhancement would occur as various components of the
3 Town Center were developed in the future. To establish an effective major
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entry way to the Town Center, street tree landscaping should occur along
the highways between Salmon Creek bridge on the west, Gulf Creek bridge
on the south and the State School/Kingdom Farm area. on the east/north.
A project of this size will require some time to complete and phasing
priorities should be established. Since all of these roads are State
highways, a dialogue between the Town and 'NYSDOT will be necessary to
identify restrictions and establish design guidelines before the program
can move forward.
PUBLIC TRANSIT, BICYCLE AND FOOT PATHS
Dependence on. automobiles as the sole mode of transportation can be
somewhat reduced if effective alternatives are available. This component
of the traffic and transportation plan becomes increasingly important as
growth occurs and traffic volumes increase.
Public transit in Lansing is provided by TomTran. Service between
Lansing, Pyramid Mall, the Ithaca Commons and Cornell University is
currently provided during.'morning a_d ven'n rush hour riQsls from
Monday through Friday. routes are shown on Map 3 � are
the locations of Park-and-Ride facilities in Lansing. Bus service extends
along Route 34B to Lansing Heights and along Route 34 to North Lansing.
Service is available on North Triphammer, Warren and Asbury Roads. There
are Park-and-Ride stations at the three fire stations .and in South
Lansing.
Public transit coverage appears to be adequate in the Town at present.
If extensive population will be concentrated in the area of the State
School and Kingdom Farm, as projected, another Park-and-Ride location or
an enclosed bus stop should be considered for this area. An enclosed bus
stop will also be needed as part of the Town Center development. The
circulation system in the Town Center area and other major_ developments
should be designed with public transit access in mind..
Opportunities for interconnecting bicycle routes and pedestrian ways
should be considered by the Town. In particular, the opportunity to
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- � extend bicycle/pedestrian paths east and west from the Town Center area,
from Terpening Corners to Myers, should be examined. At�pt,
TowW s Trailways Committee is actively pursuing t money to establish
a paved trail connecting the schodl` campus *- -Town Center area. If
this effort is successful, a major park of -effective trail system can
be put in place and extended in the f3it"Ee as funds permit. The
Opportunity to establish trail extefisions should be a consideration of
land subdivision and development reviews in this area.
At the Town's southern boundary, the Village of Lansing has recently
adopted a Greenways Plan which-includes a Village-wide system of trails.
As development north of the Village occurs in the future, subdivision
and development reviews in the Town should consider the feasibility of
establishing trails that could interconnect with the Village system.
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construction. It is recommended that some of these regulations and
ordinances be reviewed and updated as a subsequent step in the planning
process. Modifications will be needed to reflect current conditions and
attitude the/Town and ;. T .incor�por a to r4pvont State land use statutes.
In addition; objectives of; the Comprehensive P�'dn''that specifically
relate to the use of land should be expressed in terms of .those local
regulations and. laws that affect development. This is particularly true
in area5where extensive change is anticipated and community impacts of
such change can be significant. l
Two critical areas are suggested as needing special consideration in the
rules, regulations and ordinances affecting land use:
1. Town Center. The desire and need for a Town Center has been strongly
expressed,$ these feelings are incorporated in the
Comprehensive Plan. Capital expenditures. planned or contemplated for
the near future give credence to the thought that at least the
beginnings of a Town Center can be accomplished. There are many
independent actions that must be taken to create a Town Center and
many physical forms that such a center might have. It will be
important, therefore, to coordinate future development activities in
the South Lansing area and establish a br ad set of aevelo
guidelines that focus all efforts on I
Land use
regulations, sewage disposal studies and promotion of development
opportunities in this part of Tompkins County will all be necessary
to achieve the Town Center goal.
2. Town/village Interface. The area where the Town and Village of
Lansing adjoin is of special interest for land use planning.
Specifics related to the way land is used, the density of
development and the location of pedestrian and vehicular routes, in
this interface area will be important aspects of the Towns rules,
regulations and ordinances. Restrictive measures in the Village can
be expected to .produce additional development pressures in the Town.
Continued economic development around the airport will create
expansion pressures along Warren Road. These conditions are
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� a
f �
considered in the Comprehensive Plan and must also. be incorporated
in the rules, regulations and ordinances that control land use and
development.
STRATEGIC PLANS
This Comprehensive Plan establishes a general direction for change in the
Town of Lansing for the next 15 to 20 years. '— anning precincts have been
identified and broad guidelines for desired and appropriate uses of land
in these precincts have been set forth;`details of the plan have not been
included, however. In some cases, to implement the Comprehensive-Plan
will require the development of strategic plans for specific components
that have been addressed only generally in this report. This work will be
the next responsibility of the Planning Board r -
furthe 10 anni �A strategic plan for
housing, or Town :Center design and development, or recreation, including
the location of pedestrian and bicycle paths, are examples of how the
Comprehensive Plan would be elaborated on in the next stage of the program.
COMWITY PARTICIPATION
The Lansing 2010 Planning Committee which was established in 1993 focused
the efforts of a large number of residents on considerations of the
future. Excellent work was accomplished by the subcommittees assigned
specific tasks in the 2010 program and recommendations coming from- this
work are included in this Comprehensive Plan. The usefulness of a strong
Public involvement in planning does not end with completion of the'plan
but can carry into the implementation phase as well. Continued su�
and involvement of the 2010 Planning hould be encouraged;
additional "review and reaction" res nsibilities should be given to
those citizens who are willing to participate in this important work.
SUCCESS IMICATORS ,
A useful activity in the planning process involves the establishment of
benchmarks to provide an indication of the extent to which planning
objectives are being met. These indicators might take the form of such
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things as the number of subdivision designs that 'incorporate objective of
the Comprehensive Plan, the number of existing or potential hazardous
intersections that have been corrected, the number and location of new
businesses. Each of the gals set forth in Section III of this plan
should be reviewed and, where possible, success indicators related to
goal achievement should be established.
PERFORMANCE AUDIT
Whether or not success indicators are developed, an important part-of
plan implementation is a periodic assessment of the plan itself and the
progress being made. What recommendations .have been followed? What
changes have taken place--in the physical structure of various parts of
Town, in regional economic development, in quality of life issues, in
community attitudes and priorities?
A major weakness of the planning process comes from the failure to
periodically review, evaluate and update the plan and its underlying
policy. The consequence is a plan that is ineffectual, or soon out of
date and of little value. Performance audits should be carried out by the
Planning Board or an Ad Hoc committee created for this purpose. Audit
frequency will depend on the amount of development activity and change
that takes place, both in the Town and in the surrounding region. Strong
public reaction,,.to. any aspect of the plan, a major unanticipated
development or a change in policy from the County or a regional agency
are examples of conditions that could trigger an audit and lead to a plan
update. At a minimum, review and assessment of the plans,effectiveness
should be undertaken every four or five years.
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