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HomeMy WebLinkAbout1970-10-26 • t Minutes • LANSING PLANNING BOARD October 26 , 1970 : Lansing High School Public Meeting PRESENT : Mr . Peter H . Craig , Chairman ; Miss Louise Barr , Mrs . Viola Miller , Messrs . Paul Barron , Samuel Baughman , Frederick Edmondson , and Stephen Farkas Also : Mr . Francis M . Bennett , Principal Planner , Central New York District , Syracuse ; Mr . Thomas Niederkorn , Planning Consultant ; and approximately seventy residents of Lansing The meeting was opened at 8 : 00 p . m . by Mr . Craig , who welcomed those present and explained the purpose of the meeting , and then introduced the members of the Planning Board as well as Mr . Bennett and Mr . Niederkorn to the audience . Mr . Craig set forth the three sources of the $ 31 , 000 which the Master Plan will cost , and Mr . Bennett explained the role of the Office of State Planning . He noted that of the $ 31 , 000 cost , two - thirds will come from a grant from the Federal government , and that the State will match the local community for the remaining one - third . The rile of his office is to make sure that the community gets a good quality , professional job , and that each of the constituents is getting its money ' s worth . The Lansing program is a pilot , which his office would like to see followed in other places , since Lansing is the only community in which an interested group of citizens ( the Planning Council ) has done the basic work , thereby enabling the II/ professional planner to come in and help with the analysis and proceed from there . The Lansing program is receiving special attention from his office because of the citizen involvement ; the greater the involvement of the interested public , the better the plan will be . Mr . Craig then introduced Mr . James Showacre , whose efforts as chairman of the Planning Board from its inception through the year 1969 have brought the planning to where it presently is . Mr . Niederkorn then addressed the meeting , explaining the intent of his work and the work of the Planning Board in developing a Master Plan for the Town of Lansing . He pointed out that his work depends to a large extent on the previous work of the Planning Council , which has saved him months of work . He indicated that through the work done on the plan , the future growth of Lansing can be assessed , thus making it possible to determine where problems would lie and how these problems could be solved in the most satisfactory way . Communities can do certain things for themselves which will determine their future , especially as places of residence . Planning weighs all of the alternatives and then charts the means of solution . Mr . Niederkorn then displayed slides which emphasized the tremendous difference between the north end and the south end of Lansing , and a chart which set forth population projections in connection with sewer line planning . Mr . Niederkorn ' s population projection of 24 , 500 by 1990 is very conservative by com- parison with that of 33 , 000 by the engineering firm of O ' Brien & Gere . Lansing is second in the County in terms of rate of growth ; a growth of 10 , 000 is projected for 1990 . Slides also showed several versions of a tentative road system in Lansing Minutes , LANSING PLANNING BOARD , October 26 , 1970 ; Lansing High School , Public Meeting , page 2 1111 for the future , and soils charts which displayed such severe soil limitation in the south end of Lansing that sewage is the big problem there . Slides showing development intensity revealed the following : In the northern two - thirds of Lansing there is rural intensity - - the overall picture is one dwelling for every ten to fifteen acres of land . An area of moderate in - tensity wraps around this , i . e . , areas such as Ludlowville , in which there is one or fewer dwellings per acre . The high intensity area runs from Bush Lane on the north to the area near the intersection of North Triphammer Road and Route 13 ; here the picture is two to four dwellings per acre . The urban intensity area (over four dwellings per net acre , apartment buildings , mixed land use ) exists near the intersection and to the east of it . Inasmuch as land development depends on water and sewer facilities , slides showing suggested sewer districts were presented . The airport and its surrounding areas were shown by means of actual photographs as well as maps , and Mr . Niederkorn emphasized that because of the crash zone and the hazard zones , the building of residences or places of public assembly nearby should be strongly discouraged . The next slides showed the natural features of Lansing : the escarpments along the lake shore ; Salmon , Locke , and Gulf creeks ; and the lake itself , which is actually Lansing ' s main natural feature . Mr . Niederkorn suggested that the land • now owned by the railroad should be reserved for public use . Because of the topography along the lake shore , there are not many places where recreational areas can be developed . Mr . Niederkorn ended his presentation with the remark that planning will ultimately lead to decisions as to whether the Town wishes to control its growth plans , and to what extent . Mr . Craig thanked Mr . Niederkorn for his presentation , and opened the meeting for questions , objections , and comments . Q . When Mr . Niederkorn was talking about the area of high density ( two to four houses per acre) had the Planning Board given consideration to encouraging very flexible arrangements of residential areas , so that all houses on a lot are not the same size and type ? This could utilize the kind of topography which exists in the Town and put a variety of people and families in the same areas . A . (Craig ) This has been considered , but this would have to be by law pro - vided by the Town Board . Cluster development is also a solution . Q . What is the status of the subdivision control of the Town ? A . (Craig ) The Subdivision Regulations developed by the Planning Board are before the Town Board . Mr . Howell can answer this . • (Howell ) This has been in negotiation for some time between the Town Board and the Planning Board . Mr . Williamson is drawing up another ordinance to Minutes , LANSING PLANNING BOARD , October 26 , 1970 ; Lansing High School , Public Meeting , page 3 • see if we can ' t get together on a satisfactory one . We should be ready by fall sometime . Q . It seems to me that planning yields to the pressures of current develop - ment . What is to be gained by planning ? What will be done that is not already occurring ? A . (Niederkorn ) Planning has been described by a lot of people as coopera - tion with the inevitable . I don ' t think that planning is trying to change things from the way they would happen ordinarily , but through an effective planning program you can begin to shape the inevitable to your own needs and to your liking . Every year the Town spends a lot of money on public improvements . . This can be toward a series of objectives , or it can be in disregard of a system . Improvements can be aimed toward objectives now , and the Town can be molded into whatever type of com - munity the residents wish . (Craig ) It seems that whatever type of endeavor you are engaged in , it . is your responsibility to try to anticipate the future and shape it to your needs . Regardless of the imperfections , it is the responsibility of the Board to try to do just this . Much of what will happen in the south end of Town depends upon the sewer system . At what stage is it ? • A . (Liguori) The County Sewer Agency is actively meeting at monthly inter - vals . The basic plan is pretty well completed and the Agency is now trying to see how the cost will be apportioned ; by the end of the year there will be negotiations toward definite districts , and then to the final phase , and construction before the end of next year . Q . Will the people to be affected have some opportunity to express their comments ? A . (Liguori) There would be public hearings and then a referendum . Q . The district would include Cayuga Heights and the Town of Ithaca . If there were a division could it be put through on a simple majority , or would it have to take into consideration some of the other opinions ? A . (Liguori ) A simple majority . Q . Lansing growth is essentially in Water District One , south of Asbury Road , where development is now occurring and where more will occur . How can an ample supply of good water be assured ? A . (Howell ) We are going to go to Bolton Point . The present water intake is at Esty Point and we would like to move it to Bolton Point . It could be de - • signed for any intake of water . We are negotiating with the Town of Ithaca and the Town of Dryden . One problem is the financial one of whether it is feasible to go into it alone . We would like to have the Town of Ithaca or the Village of Minutes , LANSING PLANNING BOARD , October 26 , 1970 ; Lansing High School , Public Meeting , page 4 • Cayuga Heights go into it with us , and make the cost more economical . If they do not choose to do so within the next two years , Bolton Point will be developed and there will be sufficient amounts of good quality water for the South Lansing area and possibly farther . Mr . Howell commended the Planning Board for its presentation . Q . Not much was said about the economic impact . Has the Planning Commission considered this , or is this going to be presented at a future time ? Various kinds of development might come into the area , but this would entail a great deal of ex - pense . Is there any provision for this ? It seems that we have been feeding that section of the Town and not considering the other sections of Lansing . A . (Craig ) You are implying that the south end of Lansing is costing the Town of Lansing a great deal of money . (Turned the question over to Mr . Howell . ) (Howell ) As everyone understands , when a district is formed , the only people who pay for this service are within the boundaries of that district . Not everyone helps support this ; they merely are the bonding power , so that only the district in the Town pays for the facility . (Craig ) In NeQ York State the law covering utilities makes it imperative that this practice be followed . • (Howell ) When the water or sewer district is formed it is not only up to the Town Board to make a decision , but it is taken to the State Water Resoueces Commission , so that no one will be unduly penalized . Q . This brings up the question of having an inordinate cost to the individual . How much engineering study has been done , so that Lansing can avoid the experience on South Hill ? A . (Howell ) We learned from the South Hill experience and have taken a closer look at the engineering plans . So far we have been well within our figure . Q . What has been done on engineering estimates ? A . (Howell ) Each district is a separate district and does its own develop - ing . Engineering has been done . One district is about ready for bid ; but we are waiting for further developments within that district . Q . Would like to have these figures . A . (Craig ) This is a large subject , and I happen to have copies of the study and the water engineering as well . You are welcome to see them if you wish to have facts and figures . • (Niederkorn) The planning input should make available the information as . to where the areas of bedrock are , so that the engineers could identify those areas . We also have population projections for- the whole Town which are considerably lower Minutes , LANSING PLANNING BOARD , October 26 , 1970 ; Lansing High School , Public Meeting , page 5 • than those of the engineering analysis for 1990 . On the question of cost and benefit , this is one of the really major questions in that it does not matter whether you are getting your full value out of development as it occurs , because you can ' t stop development . We will be getting into a very limited study of this nature in the capital budget and will have to see what improven ents we wish in the next six years , and what the cost will be . This will be followed by a cost analysis , revenues , tax rate , rateables , etc . Q . In looking at taxes for twenty years it seems they may be three times what you have projected . A . (Craig ) I made a low projection , the engineers made a high projection , and Mr .. Niederkorn a middle one . I used the laboratory procedure and came up with the low projection . If you put in a lot of utilities a great number of people will come in . If there are not many utilities , you won ' t have many people . Q . Why do you think there should be more people ? A . (Craig ) I didn ' t say I did . I didn ' t say I wanted them ; The people are there and more will come whether we want them or not . (Miller ) The point is that the population coming into the Town will scatter • if there are no utilities . You can control the location of population by the placing of utilities . (Niederkorn) If you control the human resources you get a broader tax base , depending on what services are provided . A . Commended the presentation . You suggested that in the overall planning process you wish to make sure that the residents are of one mind on what they would like to see happen ; isn ' t it very clear that some people have already expressed themselves very strongly about the nature of change which has occurred in their part of the Town and do not like it ? They would like to see a little more specific control . What are some of the ways that that kind of control might come about ? A . (Niederkorn ) You can have public ownership of the land and then you parcel out the land at the speed and to the type of development you wish to have occur . Then you can develop it according to the installation of water and sewer lines . I alluded to a State zoning provision when I discussed the intensity areas . Without any of these means there is no control at all . If the Town purchases those areas which it wishes to keep for its own , you can have that much control . Subdivision control can do some of this . Q . Do you have a mechanism for this ? A . (Niederkorn) You just call these restricted and non - restricted zones . • Q . Has this ever been tried ? Minutes , LANSING PLANNING BOARD , October 26 , 1970 ; Lansing High _ School , Public Meeting , page 6 • A . (Niederkorn) This has not been tried in Lansing . (Craig ) There have never been such regulations in Lansing . ( Showacre ) The commercial development in the southern part of the Town is a direct benefit to the Ithaca School District . It also drives the single - family residential district into the north , which may be a problem to the Lansing School District . With the influx of development in the southern part of the Town , the price of land is forcing single - family residential property up to where single - family ownership is almost excluded , and people are driven north . Without some control it could put the burden on the Lansing School and taxes will go up . Q . On the question of school districts very little was said in the presenta - tion . Has any thought been given to the question and is it possible to redraw the school districts ? A . (Craig ) The idea of schools has been considered , but changing the boundaries has not been considered . The presentation did not get into that , but will at a future date . Q . Assuming that the function of the Planning Board is to make a plan , what is the time table ? A . (Craig ) Mr . Niederkorn will finish his plan next summer . The Planning • Board will have a hearing or two , and present it to the Town Board for action . Up to that time it has no effect . The Town Board may accept it as THE plan for the Town . After that , they can implement it . The schedule would be for the Planning Board to present it to the Town Board probably next summer . There will be many meetings , and everyone is welcome . The meeting ended at 10 : 10 p . m . •