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Lansing, New York 14882 .. . . . , i, ^ 3
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TOWN OF LANSING PLANNING BOARD
Date : June 13 , 1994
Time : 7 : 30 PM
Place : Lansing Town Hall Board Room
® AGENDA
7 : 30 PM Open Meeting - General Business
Approve May Minutes
8 : 00 PM Public Hearing - Subdivision ( Jeff 'Uotiia 1l - 1 - 2 3 . 21
8 : 15 PM 1 Lot Subdivision , Norma Sill 31 --- 1 - 11 . .
8 : 30 PM Cayuga Highlands request for a change inPreapproved Subdivision 36 - 1 - 15 . 1
8 : 45 PM 1 Lot Subdivision , Charles Lovelace 3 - 1 - 5
9 : 00 PM Any other Business to come before the Board
TOWN OF LANSING
Planning Board
Monday, June 13 , 1994; 7 : 30 p . m.
PLANNING BOARD . MEMBERS
(• Denotes present)
•
e. .
Jackie Baker Cheryl Nickel
• Lin Davidson • Larry Sharpsteen, Chairperson
• Brad Griffin Robert Todd
• Viola Miller • Al White
• Larry Tvaroha, Town Councilman
• George Totman, Zoning and Code Enforcement Officer
PUBLIC PRESENT
Al Fulkerson T.G . Miller PC, Ithaca, New York
Ed Hallberg 31 Judd Falls Plaza, Ithaca, New York
Charles A. Lovelace 2337 Atwater Road, King Ferry, New York
Duane Lovelace 34 Country Acres, Freeville, New York
Norma Sill 113 Bower Road, Lansing, New York
Jeffrey C. Uotila 35 West Shore Drive, Ithaca, New York
Larry Sharpsteen called the meeting to order at 7 : 35 p. m.
Review of Minutes from May 9, 1994, Meeting
Page Two, First Paragraph - Al White corrected his motion to read, "Al White made a
motion that if the funds are/were available, . . . " . Page Two, Al White Subdivision - Al White
corrected that the subdivision is on Van Ostrand Road not Goodman Road. Robert Todd
made a motion to accept the minutes as corrected; Lin Davidson seconded: VOTE: ALL IN
FAVOR ; MOTION CARRIED UNANIMOUSLY
Review of Summary from May 23, 1994, Meeting
Lin Davidson made a motion to accept the minutes as presented; Robert Todd seconded.
VOTE: ALL IN FAVOR ; MOTION CARRIED UNANIMOUSLY
GENERAL BUSINESS
• Larry Sharpsteen, through Larry Tvaroha, would like to thank the Town Board for giving
the Planning Board some clear and concise direction in their efforts to update the e `a
IIcomprehensive plan for the town. Larry Tvaroha responded that the Town Board wanted to
show its support and commitment for the project. The Town Board is looking forward to
following this project. Larry Sharpsteen stated that Tom Niederkorn is working on the first
draft of the comprehensive plan document using the existing master plan to format an outline,
Town of Lansing Planning Board
Monday, June 13 , 1994 Page 2
folding in the information gathered from the committees. He mentioned to Tom that the
11.
Planning Board would like to see this draft by the end of the June. Tom felt that he would
be able to provide a partial submittal for the Planning Board to go over by the end of June.
Lin Davidson stated that Tom now has the entire current master plan on a text file which
makes it much easier for him to modify rather than retyping the entire plan.
• Lansing Days - Larry Sharpsteen stated that Cheryl, Jackie, Brad, and Viola ran the display
at Lansing Day on June 11 . Because of the cold weather, there weren 't very many people
that actually stopped to look at the maps or to ask questions.
•
ONE-LOT SUBDIVISION, Norma Sill , Bower Road and Conlon Road ,
Tax Map #31- 1- 11.2
George Totman explained that Norma Sill would like to give her grandson the corner lot on
Bower Road and Conlon Road. The total acreage is 1 .259, and meets all road frontage
requirements. Viola Miller was surprised that Conlon Road is a county road and wanted to
know if the county needed to be involved in this subdivision. George Totman stated that he
has spoken with Jim Hanson of the County Planning Board and have agreed that anything
under a five-lot subdivision does not need to be brought before the County Planning Board.
The Planning Board reviewed the SEQR and received a negative declaration.
Lin Davidson questioned where the driveway was going to be located. Al White
that there is a 50 foot setback required from the corner of the intersection, so the driveways
could be located on either road. Larry Sharpsteen asked George Totman if he helps people
site their driveways on their proposed subdivisions. George responded that he does, in
addition to Pete Larson who sites the culvert. Anyone putting in a driveway has to have a
permit from Pete for the culvert before George can issue a building permit. Viola commented
thatthe Planning Board should be more concerned about the three foot growth setbacks for
corners, to help prevent accidents in the future.
Brad Griffin questioned whether the county or town would install the culvert on their
respective road. Al White responded that to his knowledge the county would install the
culvert at no charge to the homeowner except for the purchase of the culvert on Conlon Road,
but the town is no longer assuming that responsibility. It would be up to the homeowner to
purchase the culvert and install it on any of the town roads.
Al White made a motion to accept this one-lot subdivision as presented and to waive the
public hearing; Jackie Baker seconded. VOTE: ALL IN FAVOR ; MOTION CARRIED
UNANIMOUSLY
Viola continued her discussion aboutthe zoning laws regarding "plantings " at intersections.
She feels very strongly that these laws should be followed more closely by the Planning
Board and the town. She pointed out a recent vehicular accident at the intersection of
Triphammer Road, Horizons Drive, and Burdick Hill which resulted in one person ' s death
and was caused by limited views. Larry Sharpsteen stated that there are also laws in the
Town of Lansing Planning Board Page 3
Monday, June 13, 1994
Uniform Building Code regarding blocking the view of the road. He stated that unless the
subdivision directly affects the corner, the most the Planning Board can do is to make people
aware of the laws. Viola suggested that this issue be discussed with the Highway
Department. Larry Tvaroha suggested that it might be appropriate to put an item in the next
town newsletter that goes out making people aware of the vegetation on their lots, the
potential for blocking views, and the need to keep shrubs cut back.
PUBLIC HEARING, Subdivision , Jeff Uotila, Tax Map #12- 1-23.21
Larry Sharpsteen read the public notice, opened the public hearing at 8 :00 p .m. , and invited
any questions from the public present. Robert Todd questioned the proposed agreement on
the road and whether the purchase of the land is contingent upon the buyer accepting the
agreement. Al Fulkerson stated that the purchase of the land is contingent upon acceptance of
the road agreement. Larry Tvaroha questioned whether they had any estimate as to the cost
of road maintenance of that road for one year. Mr. Fulkerson responded that he really didn ' t
have a good idea of a cost estimate, since it will really depend on the amount of snowfall in a
year. No studies have really be done of the cost of maintenance per year. Mr. Fulkerson
stated that these parcels are being marketed as year-round homes, but they may not end up
being used for that purpose .
Al Fulkerson stated that the only change to this sketch plan from the one presented May 9 is
that the 18 . 3 feet of road frontage per lot on Algerine Road is now 15 feet per lot. This
change was made to allow for the 150 foot circle in Lot # 1 for the septic system; the lot line
of Lot # 1 had to be slightly increased. The 45 foot access driveway is existing and is only
for the depth of Lot # 1 , then it goes back to a 60 foot access for the remainder of the road.
Al White made a motion to close the public hearing; Lin Davidson seconded. VOTE: ALL
IN FAVOR ; MOTION CARRIED UNANIMOUSLY
Al White made a motion to accept this subdivision contingent on the problems with the road
ownership being resolved between the Town Attorney and the Town Board; Lin Davidson
seconded. VOTE: ALL IN FAVOR; MOTION CARRIED UNANIMOUSLY
ONE-LOT SUBDIVISION, Charles Lovelace, Lansing-Genoa Townline Road,
Tax Map #3- 1-5
George Totman explained that Charles Lovelace would like to give his son a two-acre parcel
for a residence.
The Planning Board reviewed the SEQR and received a negative declaration .
Al White made a motion to accept this one-lot subdivision as presented and to waive the
® public hearing. He also noted that it meets all subdivision regulations, there is power
available, and no new utilities are being installed. Robert Todd seconded. VOTE: ALL IN
FAVOR ; MOTION CARRIED UNANIMOUSLY
Town of Lansing Planning Board Page 4
Monday, June 13, 1994
SUBDIVISION CHANGE, Cayuga Highlands, Tax Map #36- 1- 15. 1
•
George Totman introduced Ed Hallberg who is a partner with Cayuga Highlands. Mr.
Hallberg appeared before the Planning Board to propose a change to the previously approved
subdivision. The changes will be to actually reduce the number of lots and to change the
road configuration.
Ed Hallberg explained that the partners of Cayuga Highlands purchased this large piece of
property from Mrs . Kim who had previously submitted and received subdivision approval.
After obtaining this parcel, they realized that there were some problems with the practicality
of some of the sites. Instead of having the large looping road designed .by Mrs. Kim, they
are proposing a much shorter road with a cul-de-sac. He explained that Lot #29 on the
original proposal is not included in the new proposal due to the impracticality of the proposed
septic placement. They are also eliminating Lot #29 in order to preserve the large trees
which will be used as a buffer to the stone quarry. Pete Larson had echoed their concern
about building on the sand at the back of Lot #29, which becomes very steep. Lot #29 was
absorbed between Lots #28 and #30 . The new proposal also eliminates Lots #34 and #35.
The road was shortened from 1800 feet to less than 600 feet. Pete Larson requested that they
show two alternatives for the road, for which Mr. Hallberg displayed a cul-de-sac and a T-
turnaround. Pete prefers the T-turnaround for the sake of snowplowing practicality, but left it
up to the Planning Board as to what they would like to see. Mr. Hallberg stated that from an
aesthetic standpoint, Cayuga Highlands would like to build a cul-de-sac. Mr. Hallberg
•
consulted with Dave Herrick regarding the design of the cul-de-sac, which was presented to
Pete Larson who actually measured the distance in the parking lot and drove one of the
snowplows around. He found the circle too tight, and suggested that they add another 20 feet
on each side of the circle, which the partners had no problem with.
George Totman questioned who owns the land in the center of the circle. Mr. Hallberg stated
that technically the town would own the land in the center. If each of the neighbors each
owned a piece of it, they would have to form a homeowners association. Larry Tvaroha
stated that the town would not be interested in owning the center of the circle. Mr. Hallberg
suggested that the circle could be made its own parcel and be attached to one of the lots.
Viola pointed out that there is no possibility of this road continuing, therefore, there is no real
need to require a T-turnaround. She felt the cul-de-sac is a good option. Lin questioned the
easy access of schoolbuses and the such in the proposed cul-de-sac. Mr. Hallberg stated that
he has built many cul-de-sacs and many have had a tighter circle than the one proposed here.
This proposed cul-de-sac is 75 feet to the outside of the easement and 65 feet to the inside.
Larry Sharpsteen stated that when this proposal was originally brought before the board, many
members were concerned about the number of lots proposed and the steepness of several of
the building lots. This new proposal decreases the number of lots, increases some of the lot
sizes, eliminates the steep building lots, and decreases the amount of road.
Brad Griffin commented that it was his understanding that the standard T-turnaround was
developed by the Town Highway Superintendent and adopted by the Town Board as the
preferred type. He felt strongly that the town ' s subdivision regulations be followed. Mr.
Hallberg commented that his partners are willing to proceed in whichever direction
Town of Lansing Planning Board Page 5
Monday, June 13 , 1994
recommended by the Planning Board. Larry Tvaroha stated that he has spoken with Pete
Larson who is interested in looking at some innovative options to this proposal as far as the
road. He has even been looking at plowing backwards and putting the snow in the center of
the circle instead of in people ' s driveways. The developers may put some drains in there so
that when the snow melts it has a place to go. Brad commented that that might work unless
the homeowners put in some expensive landscaping in that circle. Larry responded that that
might be something the homeowners would need to be made aware of He also pointed out
that there is not potential of the road being expanded and with the type of housing being
proposed for that area it would be more contemporary and appropriate to use the cul-de-sac.
Larry Sharpsteen added that Pete ' s acceptance of a cul-de-sac here doesn ' t mean that he still
doesn ' t prefer the T-turnarounds. Pete ' s comment was that with the configuration of this T-
turnaround, it doesn ' t promote the optimum turnaround. Brad asked that Pete ' s approval of
the cul-de- sac be received in writing and submitted with the final proposal.
Larry Tvaroha added that the circle piece of property should be included in one tax parcel so
there aren' t separate taxes. George added that a deed restriction could be included for that
parcel that requires that the circle piece be maintained. Larry Sharpsteen stated that the
Planning Board wants to have the circle piece resolved before it approves the final plat.
Al White made a motion to accept this as a sketch plan and to schedule a public hearing. He
added that in view of the fact of the changes being made are environmentally more friendly
and the fact that the long-form SEQR was completed in 1988 , another review of the SEQR is
waived. Lin Davidson seconded. VOTE: ALL IN FAVOR ; MOTION CARRIED
UNANIMOUSLY
A public hearing was scheduled for Monday, July 11, 1994, at 8 : 00 . p.m.
FURTHER BUSINESS
• Town Drive-Around - Viola suggested that all the Planning Board members get together and
drive around the town to look at slopes, subdivisions, etc. It would refresh everyone ' s
knowledge of the community and the town as a whole. She felt it would probably take three
to four hours. Larry Tvaroha suggested that perhaps Pete Larson could actually drive the s`
board members around and point things out to them. He stated that the Town Board usually
makes this type of trip during the spring and the fall to look at the roads and such. The
Planning Board members agreed to meet at 6 a. m. on Saturday, June 25 , 1994, at the Town
Hall to participate in a town drive-around.
• Rogues Harbor Stop - Larry Tvaroha stated that the traffic traveling on Route 34B knowing
that they will have to stop at that intersection will in fact turn onto Drake Road to bypass the
intersection if they are going to Ithaca. The town is looking to install a red light/green light
at that intersection. With a red light/green light at least half the time the trucks coming up
the hill won ' t have to stop. There would also be the option of putting the light on red one
® way and yellow the other way, for example at 11 p.m. This is what the town originally
requested from the state, who responded that they couldn ' t afford a red light/green light. The
town is looking at the cost and is willing to supplement town dollars , because it has such a q `:
P" e
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Town of Lansing Planning Board Page 6
Monday, June 13 , 1994
big impact on the residents. The town would like to make the quality of life better for its
residents through this effort. They are looking at getting some participation from Cargill who •
has 48 ,000 trucks a year coming from their facility; this is not including the trucks coming
from Cayuga Crushed Stone. If at least half of the trucks wouldn ' t have to stop, the air
pollution would be reduced. Al White commented that the Triphammer Road intersection has
also been more congested with the four-way stop. Larry Tvaroha stated that if the town were
to change one intersection , they would change bothof them to red light/green light
intersections.
• Meeting with Tom - Larry Sharpsteen suggested having an additional meeting on Monday,
June 20, to discuss an additional budget, and to seta schedule for the Planning Board within
the boundaries of the schedule that the Town Board has set. It was agreed to cancel the
daytime meeting with Tom that same day and include the discussion that evening.
• AutoMart - Larry Sharpsteen informed the board that there will be two curbcuts on
Triphammer Road and one curbcut on Route 34 for this new business. George Totman stated
that there aren ' t any rules and regulations as to where the curbcuts have to be, but he stated
that he would have to look at the site plan they submitted to see where they are going to be
placed. Larry Sharpsteen stated that if this had been a subdivision, the Planning Board would
have had some input as to the curbcuts. Viola felt it would be important for George Totman
to ask them to conform to the subdivision rules and regulations and make them aware of the
rules.
•
• Tire Dealership - Larry Sharpsteen questioned that since the Planning Board has already
approved a subdivision for this parcel, where does it stand in being able to contribute to the
planning of that lot design. George stated that the Planning Board has approved the
subdivision of the lot, and doesn ' t have any say in what the lot can be used for. Larry gave
the example of the car dealership directly adjacent to this lot, in which the Planning Board
asked the owners to make some changes to the design such as trees along the road, which
their advice was not followed. When a commercial lot is being subdivided, the Planning
Board does have the first right of review of the layout. George asked the Planning Board
what they would change about the car dealership. He hasn ' t heard any negative comments.
from the public as to how it looks. Larry Sharpsteen stated that the Planning Board was
concerned that East Shore Drive is the gateway to the town center of Lansing and wanted to
make it look its best. Larry Sharpsteen stated that without Site Plan Review, the Planning
Board is not "allowed" to care what it being developed on the lot; they must only be
concerned with the division of the land.
Viola Miller made a motion to adjourn the meeting; Jackie Baker seconded. VOTE: ALL IN
FAVOR ; MOTION CARRIED UNANIMOUSLY
This meeting was adjourned at 9 : 25 p. m.
Submitted by Michelle Eastman