HomeMy WebLinkAbout1988-12-06 v
ROBERT S . LEATHERS . . . ARCHITECT PC
•
6 December 1988
Ms . Bonnie Boles
Town of Lansing Town Clerk
29 Auburn Road
Lansing , NY 14882
Reference : Gulf Creek Subdivision
• Dear Ms . Boles :
In accordance with Town of Lansing Subdivision Rules and Regulations Section
403 . A , we submit five copies of the Preliminary Plat for Planning Board Approval .
A check for $ 100 . 00 is included as these regulations require . We would like to
present this Plat at the December 12 Planning Board Meeting .
Cordially ,
( •
Ernie A . Bayles
EAB / br / kim - 50
909 Wyckoff Road Ithaca , New York 14850 ( 607 ) 277 - 1650
• The following memorandum was prepared by Judy Rossiter , Attorney for. Jay
Orear , for the Lansing Town Planning Board . The information and conclusions
contained herein are based on a review of documents and maps filed i.n the Office of
the Clerk of Tompkins County , subdivision approval law , and prior correspondence
between the Planning Board and interested parties , as well as on interviews with Jay
Orear and Dave Banfield , who in turn have consulted with engineering professionals .
• This memorandum and any subsequent oral presentation to the Board are offered for the
purposes of trying to resolve any existing disputes between owners of property
bordering on Sun Path and of obtaining subdivision approval for the remaining Orear
lands :
THE CREATION OF MULTIPLE TRAFFIC LOOPS AND
SECONDARY ROADS WOULD ENHANCE SAFETY AND TRAFFIC FLOW
The apparent goal in obtaining a right -of-way through the Banfield property .
to connect Eastlake Road with Sun Path is to reduce traffic on East Shore Drive . On
the annexed map , I have outlined a proposal to create two separate traffice loops in
current or proposed future developments as an alternative to the plan to create one
connecting road from north to south cutting through all developments . This proposal
• ; has the floowiny advantages : ( 1 ) it would avoid a speedway in the middle of several
developments ; ( 2 ) it would create multiple exists rather than feed all the traffic to
• one entrance/exit ; ( 3 ) it: would allow for good access for emergency and school
vehicles .
In addition to the two loops indicated , we suggest that the Town Board adopt
• o a plan to create a road that would tie i .n the developments north of Sun Path with the
Bolton Point Road , as indicated on that map . This would accomplish the goal of
creating an alternative route to Route 34 without creating a potential traffic and
safety hazard at Sun Path .
With regard to traffic ingress and egress at Sun Path , we have studied
L, visibility and traffic flow at the intersection of Route 34 and Sun Path , and have
o found the following : ( 1 ) maximum visibility to the north from Sun Path is
approximately 1000 feet ; ( 2 ) average length of time for south bound traffic ( based on
a sample of 12 cars ) to travel. 1000 feet from the ini.ti.al point of visibility to the
intersection is 12 seconds ( range is 9 - 13 seconds ) ; ( 3 ) The time needed for a car
turning into the south bound land of Route 34 from Sun Path to achieve the legal
speed limit of 55 mph is 20 seconds ; ( 4 ) Presence of buildings and vegetative growth
near the entrance at: Sun Path furt her limit visibility .
Based on the foregoing , we submit that any plan that would result in
channeling additional traffic onto Sun Path would increase the likelihood of an
• •
accident on Route 34 and decrease safety . Accordingly , we urge the Board to adopt
our alternative proposal at present with the understanding that if it should later
prove inadequate , the municipality could resort to condemnation or outright purchase
to acquire the additional right-of-way .
•
Iplow
• THE RIGHT-OF-WAY TO THE NORTH WAS LEGALLY ABANDONED BY
THE SUBDIVIDER PRIOR TO ACCEPTANCE BY THE TOWN OF LANSING
The original subdivision map for a minor subdivision of Orear land was
accepted by the Town Planning Board on October 27 , 1975 . The approval designation on
the map contains the following note : "Final approval of road will be made after full
compliance with Lansing Town specifications . " On April 10 , 1981 , the Orears , the
' Grays ( Banfield ' s predecessors in title ) , and the Town of Lansing were parties to the
conveyance of a portion of the roads indicated on that survey map . We submit that
this deed signifies acceptance on the part of the Town of Lansing of a portion of the
roads offered by Orear to the Town . Furthermore , the deeding over of only a portion
of the roads offered for dedication constitutes a rescinding of the offer to deed
over the right-ow-way to the north previously offered .
As the survey map referred to and incorporated into the April 10 , 1981 deed
did not show any right-of -way to the north , that portion of the subdivision approved
in 1975 was abandoned in accordance with Real Property Tax Law section 560 . If the
Town of Lansing Planning Board wishes to recreate a right-of-way in the location
indicated in the partially abandoned plan of 1975 , the Town must negotiate with the
current fee title owners , the Banfi..elds , to do so .
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