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HomeMy WebLinkAbout1992-12-14 i To Seneca Fells To Auburn „ . TOWN of LANS ING " Home of Industry, Agriculture and Scenic Beauty-rt " +t I;i V l i � s r Town of Lansing ORDINANCE ' DEPT. Box 1-86 � A Lansing, New York 14882 To Ithaca LANSING PLANNING BOARD MEETING Date : December 14 , 1992 Time : 7 : 30 P . M . Place : Lansing Town Hall Boardroom � . AGENDA 7 : 30 P . M . Open Meeting - General Business - Approve Minutes 8 : 00 P . M . PUBLIC HEARING - Richard & Flo Pinney Tax Map # 25 . - 1 - 7 . 5 8 : 15 P . M . Subdivision - Elizabeth Biss Prelim Plat Approval Tax Map # 44 . - 1 - 1 . 2 8 : 30 P . M . Revised Plan - Peter Duenkelsbuehler Tax Map # 12 . - 1 - 23 . 2 8 : 45 P . M . One Lot Subdivision - James Bingham Tax Map # 19 . - 1 - 2 9 : 00 P . M . Any other business to come before the Board . TOWN OF LANSING Planning Board Meeting Monday, December 14, 1992; 7:30 p.m. PLANNING BOARD MEMBERS *Denotes Present * Grace Haney * Larry Sharpsteen * Linda Hirvonen * Robert Todd * Viola Miller Al White * Cheryl Nickel * George Totman, Zoning and Code Enforcement * Larry Tvaroha, Town Councilman PUBLIC PRESENT James Bingham Florence Pinney Peter Duenkelsbuehler Richard Pinney Arno Finkeldey George Schlecht Jim Henry Roger Sovocool Terrence Kenny Chairperson Linda Hirvonen called the meeting to order at 7:34 p.m. GENERAL BUSINESS • Open Board Member Position Chairperson Linda Hirvonen appointed the following members to the Nominating Committee: Robert Todd as Chairperson, Grace Haney, and Viola Miller. Robert Todd stated that Lynn Davidson is interested in the position. He lives on Ridge Road near the county line. He works at Cornell and is a part-time farmer. Linda Hirvonen stated that Steve White is also interested in the position. He lives in the center of Lansing and is very interested. Viola Miller commented that from the surveys there were a couple of names of people that were interested. She listed Harry Keller from Fidlers Green. There were two names suggested at the last meeting. All of these names will be forwarded to the Town Board for recommendation. Grant Applications Cheryl Nickel has been working on two grant applications, and has spoken at two neighborhood meetings (Senior Citizen Council, and the group in Ludlowville). She presented the boards used at Lansing Days and seemed to get a favorable response. She also discussed implications for the way to know what type of growth is going to happen and where. She has found some experts in town. Steve Lowsen was one of the heads of parks and recreation in Orlando, Florida. He is willing to donate his time. Two architectural renderers are excited at working at the community meetings and helping people draw schemes of what their ideas are. The committees that she feels needs to be organized are town center, master plan, economic development, historic resources, publicity, and agricultural resources. She would like to see all members of the Planning Board involved in these committees. For the Town Center Town of Lansing Planning Board Page 2 Monday, December 14, 1992 • Committee, she recommends herself. For the Master Planning Committee, she recommends Linda Hirvonen. For the Economic Development Committee, she recommends Larry Sharpsteen. For the Street Trees and possibly Historic Resources Committees combined, she recommends Viola Miller. For the Parks and Recreation Committee, she is undecided. For the Agricultural Resources Committee, she recommends Robert Todd. For the Publicity Committee, she recommends Grace Haney. Cheryl is gathering people from the community meetings to work on a community design workshop, where they will actually have a large plan of the center of town and design it as a group. She is trying to get as many people involved as possible. The timetable for this is the end of January. She would like to do the first community design workshop and see how it goes, and a month later have a second one. Cheryl stated that she has another meeting scheduled with the Lyons Club on January 4, 1993. Another suggested group to get in touch with is Jeff Walters and the fire department. Larry Sharpsteen questioned Larry Tvaroha about the Town Board's plans to make any commitments for resources, re: building streets, sidewalks, curbs, etc. Larry Tvaroha felt that the Town Board is ready for that and would approach it with enthusiasm. Cheryl Nickel also stated that she applied for another grant from Cornell University in the Landscape Architecture Department — Faculty's In-service. She felt that there would be two possibilities to work with students; one with supervision to assist with the design of the 130 acre park. • Larry Tvaroha discussed the public hearing about two weeks ago by a landscape architecture class that did a study of the current town park. They broke it up into quadrants and each study group of three or four students went through and analyzed the usage of the park, the trees that are growing there, the kind of vegetation, what could be done, and each gave a 15 minute presentation. They came out with a five-year plan of how the Town could develop it over five years without making any major adjustments to the park Most of it was identifying trees that needed to be removed that were rotted, identifying various other bushes and shrubs that could be planted to give it a more pleasing look and longer season of colors. One of the major things they found out was that probably five years ago there was a number of red maples were planted, but that the soil was all wrong for planting that kind of tree. The Town will probably dig those trees up and relocate them to the new property if that soil is appropriate. Larry Sharpsteen added that he would like another study to be done on the property to the north of the park to see what could be done with that property. PUBLIC HEARING, Richard and Flo Pinney, Ridge Road, Tax Map #25 41 7.5 Linda Hirvonen read the public notice published in the Ithaca lournal, opened the public hearing at 5:00 p.m., and asked for any questions that the public present might have. Larry Tvaroha questioned the paper road extension to the north, which was shown on the most recent version of the map. He questioned whether it could go 60 feet towards the lake or whether there was a natural boundary such as a gorge that was there. Mrs. Pinney stated that as part of the agreement with the adjoining landowner, Mr. Finkeldey, he requested a ten-foot easement of land along the boundary. Larry Tvaroha also questioned the #16 • covenant as to its legality, whether an individual land owner could restrict hunting on the land where a municipality could not. No hunting could be a restriction stated in the deed when the new owners purchase the property. Mrs. Pinney defended her reasoning for the restriction on hunting as a safety concern for the adjoining and future land owners. Town of Lansing Planning Board Page 3 Monday, December 14, 1992 Viola Miller moved to close the public hearing at 8:05 p.m. subject to reopening if necessary; Larry Sharpsteen seconded. Larry Sharpsteen moved to grant conditional approval of the final plat subject to completion of Sections 504 and 703 of the Subdivision Regulations; Grace Haney seconded. VOTE: ALL IN FAVOR; MOTION CARRIED UNANIMOUSLY SUBDIVISION, Elizabeth Biss, Bean Hill and Stormy View Roads, Tax Map #44. 4.2 George Schlecht appeared before the Planning Board on behalf of Elizabeth Biss to request approval of the preliminary plat and/ or to schedule a public hearing in consideration of the preliminary plat. The topography has been done and engineering details were given to Dave Herrick approximately one week ago along with a copy of the engineer's report. The engineer's report has the various sections on the project description, site description, roads, the water supply and sewage treatment, storm drainage, and environmental impact. Mr. Schlecht indicated that he had included the long form of the Environmental Assessment Form. He stated that he included the drainage study (Executive Summary) for the review of the Planning Board and that a more complete summary was submitted to George Totman and Dave Herrick In discussions with the State DEC, Mr. Schlecht discovered that in 1888 there were reports • that a putty root was noticed in this area and suggested that he hire a botanist to look for the putty root. They contacted a biology professor, Brian Alexander, to come to the property and look for the putty root, which he found none. At the time that Mr. Alexander did this investigation, there was a small wetland on the property that he felt qualified as a Federal Wetland. It amounts to less than one acre, which is significant because under the Clean Water Act an owner of a wetland like the one on Ms. Biss' property has the right to fill at least one acre. In this case the wetland is in such an area where it won't be disturbed by any of the expected construction of houses or the infrastructure. Mr. Schlecht felt that it is probably caused by the drainage of the development to the north. Pete Larson has been on the property and is aware that the drainage off the subdivision to the north and the roads has been draining onto this property probably without permission. Mr. Larson is aware of the problem and has indicated a willingness on his part to work with the developer to redirect the runoff and in turn possibly solve some problems that exist farther up on Bean Hill Road and Stormy View Road. Mr. Larson felt that there were obvious solutions to the drainage such as putting a ditch down each side of the property, and Ms. Biss has indicated a willingness to work with the Town on that. Mr. Schlecht explained that all the water that runs off this site ends up in two culverts, one on Cherry Road and the other is on Hillcrest Road. The analysis indicates that both of those culverts as just marginally undersized for the present conditions. Mr. Schlecht is recommending that rather than doing storm detention, efforts would be better spent improving the existing culverts. Another concern to the Town Board is the fact that this property is not in a water district, • and Ms. Biss would be asking the Town Board for an extension of Water District 11 and would like some input by the Planning Board. Town of Lansing Planning Board Page 4 Monday, December 14, 1992 • The original plan was for 16 lots. Due to the condition of the soil, Mr. Schlecht felt uncomfortable with the original plans for the septic systems. The new plan is to go with sand filters, which requires two acres and a 250-foot circle. The lots would be sold individually or in pairs, but only every other lot would be buildable until such time that public sewer became available. Lots 3B, 5B, 7B, and 9B are unbuildable because they have no road frontage unless the owners also own the adjoining A lot. If both A and B are owned, a building permit can be given for lot B because there is 150 feet of road frontage on the adjoining A lot. The purchaser has the option of only purchasing one of the pair, leaving the developer holding the other lot until such time as sewer becomes available. Mr. Schlecht stated that the Health Department does not have a problem with the every other lot plan. They do not agree to the one-lot parcels having sand filters. Robert Todd questioned Mr. Schlecht's reasoning about the building on every other lot. He questioned that to put in a sand filter system, the lot is required to be two acres and have a 250-foot area and that this is accomplished by the owner purchasing both the A and B lot, so why have the lots sold separately. Mr. Schlecht explained that if someone were to purchase just one lot, they would still be able to put in a sand filter and build since the filter system is very small, unobtrusive, and does work It is only a regulation of the Health Department that prevents putting a sand filter system on each of the proposed lots. Linda Hirvonen clarified that if the Health Department is aware that the adjacent lot is not being built upon, they will approve a sand filter system on one lot that is less than two acres. Cheryl Nickel discussed that this is in the airport hazard zone and that the Planning Board should be discouraging dense population anyway. Her feeling is that both lots A and B should be sold as one, not two separate lots. Grace Haney questioned why the roads end where they do. Mr. Schlecht responded that Ms. Biss wants to sell off the larger lots. Larry Sharpsteen suggested that the original developer should have assurity on file with the Town Board saying that if lots 3B, 5B, 7B, and 9B are developed then the original developer will extend the road. Mr. Schlecht felt that this would not be the intention of Ms. Biss. Larry Tvaroha questioned who would be responsible for the improvement of Stormy View Road and Bean Hill Road up to the new development. Mr. Schlecht indicated that the deeds he reviewed showed the road ending 50 feet from the current property line and that that footage was never conveyed to the Town. Mr. Schlecht explained that the map shows for a future road extension which would be retained by Ms. Biss, and that whoever would like to extend the road to the south could make the appropriate arrangements. A possibility for the roads to the southern boundary lots is to make a circular turnaround. Another possibility could be that the T-turnaround straddle the last two lot lines which would open up frontage for both of those lots. At that point the Planning Board could use its discretionary powers to allow a reduction of the frontage and a special consideration, just as they would if it were a cul-de-sac. The paper road would still have to be extended to the lot line, but the entire road would not have to be developed by the current developer. Larry Tvaroha questioned whether Mr. Schlecht had spoken with Dave Herrick about the extension of the water lines. Mr. Tvaroha believes that the water mains have to be extended to the end of the property lines. Town of Lansing Planning Board Page 5 Monday, December 14, 1992 Larry Sharpsteen commented that if Ms. Biss does not prefer to extend the T-turnaround to straddle the properties, then the Planning Board would recommend a 12-lot subdivision stating that the southern four lots cannot be built upon until the roads are extended. Mr. Schlecht explained that he will be meeting with the Town Board, and would like to schedule a public hearing on a preliminary plat early in February. Linda commented that the Planning Board would prefer to see some changes made on the plat. George Totman explained to Mr. Schlecht that if he presents the revised plat to the Planning Board in January, it might be possible to schedule a public hearing in February. REVISED SKETCH PLAN, Peter Duenkelsbuehler, Algerine Road, Tax Map #12.4-23.2 George Schlecht appeared before the Planning Board to discuss the sketch plan presented several meetings ago on behalf of Peter Duenkelsbuehler. He stated that it was concurrent with the proposal of Jeff Uotila, and at that meeting there were questions and concerns regarding the possibility of a north/south connecting road. The position is shared by Mr. Uotila and Mr. Duenkelsbuehler that they are opposed to a north /south connecting road in the vicinity of the lake lots. The concept is to have exclusive private lots, and the prospect of having a future town road cutting through those lots is most counter to what they are trying to achieve. Mr. Duenkelsbuehler and Mr. Schlecht looked at the plans and determined that to make the most sense this north/south connector road should be further up the hill to the east and that it not be done sometime in the near future. They don't want to see heavy development in this area. Mr. Schlecht presented the second sketch for the consideration of the Planning Board to show an alternative. Mr. Schlecht felt it might alleviate some of the concerns the town had that in fact a greater density development was going to take place. He felt that the lots as configured would preclude that. There would be restrictions placed so that no further division could take place. The other thing it does indicate is that at some point in time if it became desirable, there are potential allowances to be made for a north/south connector but it would be further up the hill. Larry Sharpsteen wanted to clarify why the Planning Board is concerned about a north /south connector road. He stated that it is not to facilitate development. These paper roads are for access to private property, for service and emergency vehicles, and for alternate routes for those emergency vehicles, and to alleviate problems that are caused by the Planning Board and the Town Board being forced to accept dead-end roads longer than is the intention of the subdivision regulations. Larry Sharpsteen did agree that the logical place for a north/south connector road would be farther from the lake and that the proposed location would be a more practical location than down on the lakeline. George Schlecht stated that what they are looking for from the Planning Board is some sense of approval for the scheme presented. He recognized that at the last meeting there was a request for additional topographical information, but recommended to his client that they don't do that until they have a sense of where they are going. He stated that they have done • measurements on the road, but have not done a field topographic map in the area of concern. While they recognize that this still needs to be done, they want a sense that this scheme would be acceptable. Town of Lansing Planning Board Page 6 Monday, December 14, 1992 Robert Todd questioned who would own the private road. Mr. Schlecht responded that the intention would be that the first four lots, pending the approval of the town attorney and the developer's attorney, would have an undivided common interest in that 60 feet. Mr. Schlecht explained that as he understands state law, the accesses that are indicated would provide the necessary frontage on either a public road or a map road, thus allowing the issuance of a building permit. The alternative is to actually deed a 15400t snake to each one of the parcels, he would rather not do that but will if required. Viola Miller moved to accept the sketch plan as presented and to proceed further with the necessary drawings for this major subdivision; Cheryl Nickel seconded. VOTE: ALL IN FAVOR; MOTION CARRIED UNANIMOUSLY ON&LOT SUBDIVISION, Tames Bingham, Auburn Road, Tax Map #19:1-2 James Bingham appeared before the Planning Board to request approval of a one-lot subdivision of his property on Auburn Road. He stated that this is an existing piece of property. He stated that he falls within a "gray area" as far as the Health Department goes as to public water supply. This gray area is because the parcels are essentially separate in the fact that they have separate wells and septic systems, and yet because there are five or more units on one lot, it falls within the guise of a public water system. Linda Hirvonen questioned whether Mr. Bingham foresees the possibility of putting in a separate driveway for the house. Mr. Bingham responded no, but stated that originally there were two driveways. The County told him that since it was one parcel with two addresses he could • only have one access. Viola Miller stated that the smaller lot becomes a flaglot. The entire parcel is 4.66 acres. Mr. Bingham has applied for a mortgage on a portion of this parcel and needs to have it surveyed in order to close the mortgage. Mr. Bingham stated that there are no requirements by the Health Department as to the size of the proposed lot with the apartment complex since the sand filter system was already in place. Cheryl Nickel questioned the possibility of someone in the future wanting to develop behind this proposed subdivision. Mr. Bingham responded that currently that portion is all evergreens and he intends on retaining that portion. The Planning Board reviewed the Short Environmental Assessment Form and received a negative declaration. Larry Sharpsteen moved to accept this one-lot subdivision recognizing that this is a flaglot and stated that the Planning Board has taken into account special problems associated with flaglots. This approval is subject to any Health Department restrictions or requirements and receipt of a survey map. Viola Miller seconded. VOTE: ALL IN FAVOR, MOTION CARRIED UNANIMOUSLY Larry Sharpsteen moved to adjourn the meeting at 10:18 p.m. and go into executive session; Linda Hirvonen seconded. VOTE: ALL IN FAVOR; MOTION CARRIED UNANIMOUSLY The regular meeting was reconvened at 10:25 p.m. and Linda Hirvonen asked Larry Tvaroha about setting a date for a joint meeting between the Town Board and the Planning Board. Larry Tvaroha stated that he will bring it up at the Wednesday night meeting (12/ 16 /92). Town of Lansing Planning Board Page 7 Monday, December 14, 1992 There being no further business, the meeting was adjourned at 10:40 p.m. The next scheduled meeting is Monday, January 14, 1993, at 7:30 p.m. Submitted by, Michelle Eastman • 7 w .yam. /s� y F, � • ,( = e of��� �� ' �' ��� �o 6, , x 3 ( so ip I ��,. ; :.� L �. f d , , -� tt �. .� d 6 n/L l ® . A � 3 14 ISO 2 ® 21 Zz Z3 25 21 27