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HomeMy WebLinkAbout1995-08-14 TOWN OF LANSING ..., Planning Board Post Office Box 186 Lansing , New York 14882 0 Please reply to: TOWN OF LANSING PLANNING BOARD DATE : 08 / 14 / 95 TIME : " 7 • 30pm" PLACE : Lansing Town Hall - Board Room AO AGENDA 7 : 30pm - Open Meeting - App . 7 / 24 Minutes General Business 8 : 00pm - Public Hearing - William Bishop ( 13 . - 1 - 5 . 32 ) 8 : 15pm - Richard Zifchock - 1 Lot Subdivision ( 32 . - 1 - 7 ) 9 : 00pm - Autumn Ridge - Subdivision - Pogo Review - Boundary Change & Extension of Lots . • 40 • t . TOWN OF LANSING Planning Board Monday, August 14, 1995; 7:30 p . m. 0 PLANNING BOARD MEMBERS (* Denotes present) • * Jackie Baker Cheryl Nickel * Lin Davidson * Larry Sharpsteen, Chair * Brad Griffin * Robert Todd * Viola Miller * Al White * Larry Tvaroha, Town Councilman * George Totman, Zoning and Code Enforcement Officer PUBLIC PRESENT W.F. Albern Sunnyslope Terrace, Ithaca, NY William Bishop 715 Lansing Station Road, Lansing, NY Tom Ellis 249 Drake Road, Lansing, NY Larry Fabbroni 127 Warren Road, Ithaca, NY Jim Hammond 4618 Corrington Way, Hilliard, OH Terry Hammond 120 Blackstone Way, Syracuse, NY Ed Hartz Lake Road, Aurora, NY Review of Summary from July 24, 1995, Meeting ® Al White made a motion to accept the summary as submitted; Lin Davidson seconded. VOTE: ALL IN FAVOR; MOTION CARRIED UNANIMOUSLY New York State Planning Federation This year's meeting of the New York State Planning Federation is being conducted October 15 - 18, 1995, in Neville, New York. Larry Tvaroha encouraged anyone interested in attending to notify the Town Board. The board members were asked to check their calendars and respond to George Totman as to their interest in attending. Paper Roads The focus of this discussion was to try to put together a proposal to submit to the Town Board on closing the road between Triphammer Terrace and Triphammer Road. The board felt that there needs to be turning lanes on Triphammer Road for traffic to get onto Hillcrest Road. The board recognized the importance of paper roads in the future development of large parcels, and how they will fit into the future plan's of the town. The board will continue working on this issue. Results of Resolution to Town Board The Planning Board previously passed a resolution on to the Town Board recommending that one-lot subdivisions and boundary adjustments that conform to the town's ordinances be IIhandled by the Code Enforcement Officer. The Town Board held a public hearing and subsequently passed this resolution. For clarification, George questioned whether or not a boundary adjustment within a major subdivision should be brought before the board. The Town of Lansing Planning Board Page 2 Monday, August 14, 1995 Planning Board agreed that any changes dealing with a major subdivisions should be handled by the Planning Board. PUBLIC HEARING, William Bishop, Lansing Station Road, Tax Map #13-1-5.32 Larry Sharpsteen read the public notice, opened the public hearing at 8:00 p .m., and invited any questions from the public present. No members . of the public present had any questions specific to this public hearing. Al White made a motion to close the public hearing with the option to reopen until 8: 15 p .m. if anyone arrives with questions; Lin Davidson seconded. VOTE: ALL IN FAVOR; MOTION CARRIED UNANIMOUSLY. The public hearing was temporarily closed at 8:02 p.m. As there were no questions brought forth by 8: 18 p.m., the public hearing was closed. Al White made a motion to approve the final plat of this subdivision; Lin Davidson: seconded. VOTE: ALL IN FAVOR; MOTION CARRIED UNANIMOUSLY SUBDIVISION, Thomas Ellis, Ridge Road, Tax Map #32-1-1.2 Tom Ellis appeared before the Planning Board requesting approval of a four-acre flaglot from his property on Ridge Road. The driveway is proposed as it is because of the terrain of the land. The prospective buyer of this lot is interested in having a private driveway and a view of the lake. The driveway will be 25 feet wide and approximately 525 feet in length, with underground utilities following the driveway. Larry Sharpsteen questioned whether the driveway could be located to the north of the existing parcel. Mr. Ellis indicated that • locating the driveway there would eliminate any possibility for him to develop the remainder of the land in the future. The Planning Board reviewed the SEQR and received a negative declaration. Al White recommended restricting any further subdivision of that lot. Mr. Ellis indicated that it is his intention to include that recommendation in the deed restrictions. Al White stated that he sees nothing wrong with the proposed flaglot subdivision, in fact it is a good way to make use of the land. The Planning Board is concerned about the length of the driveway. Based on the length of the driveway, the Planning Board does not make guarantees of accessibility to the lot by emergency vehicles . The Planning Board's preference for future development is for a larger number of lots to be served by an access road. Al White made a motion to approve the flaglot subdivision as presented and to schedule a public hearing; Lin Davidson seconded. VOTE: ALL IN FAVOR; MOTION CARRIED UNANIMOUSLY A public hearing is scheduled for Monday, September 11, 1995, at 8:00 p.m. BOUNDARY CHANGE, Frank Paolangeli, Autumn Ridge, Tax Map #42-1-46.2 Frank Paolangeli appeared before the Planning Board requesting approval of a boundary change which will combine one lot from the previously approved section and an adjacent lot in the new section. Larry Fabbroni, representing Mr. Paolangeli, stated that the Planning Town of Lansing Planning Board Page 3 Monday, August 14, 1995 Board has previously approved lots 1 -22, and 24; the Health Department has approved lots 7- 37, 39, and 46. In order to get approval from the Health Department for lot 5 (which was previously approved by the Planning Board), lot 5 needs to be combined with lot 47 (which has Health Department approval) . Mr. Fabbroni introduced Frank Paolangeli who is currently the new owner of the entire subdivision. This new lot would be over two acres and should meet Health Department regulations, as well as Planning Board regulations. Lot 5 currently fronts on the existing town highway. In • Phase II, the developers. may. need to reconfigure more of the lots in order to meet Health - Department approval. This may also be the case if and when public sewer becomes available in this area. Mr. Paolangeli may, at that point, return to the Planning Board requesting subdivision approval of these two lots. The driveway would come in the proposed right-of- way and when the road is completed, the driveway will be a lot shorter. Viola Miller was very concerned that the developers not be asking for approval of more lots than was approved in the original phase. George Totman explained that the road was only built to where the lots were approved; George only issues building permits for lots that have been approved by both the Planning Board and Health Department. Robert Todd indicated that it seems as though combining the lots will allow the lot to meet the Health Department regulations. Mr. Fabbroni responded that combining the two lots satisfies the Health Department's soil conditions without public sewer. The Planning Board agreed that since a SEQR was previously reviewed for the major subdivision, another review is not needed for this boundary change. ® Robert Todd made a motion to approve the boundary change for lots 5 and 47 as presented; Viola Miller seconded. VOTE: ALL IN FAVOR; MOTION CARRIED UNANIMOUSLY Al White suggested that since this is a change in a previously approved major subdivision, that a public hearing be required. Mr.. Fabbroni questioned the need for a public hearing when all the developer is requesting is a boundary change . Mr. Paolangeli stated that the prospective buyer of these parcels has already sold his home, and is eager to begin construction on this property. Al White amended the previous motion, recommending that a public hearing be waived based on a hardship that the prospective buyer has already sold his home; Brad Griffin seconded. VOTE: ALL IN FAVOR; MOTION CARRIED UNANIMOUSLY Mr. Paolangeli approached the Village of Lansing about allowing an entrance / exit from this development onto Burdick Hill Road. The Village of Lansing refused this request.. Larry Sharpsteen stated that the subdivision has an easement on both the north and south ends built into the plan. The reasons for the limitation on the number of lots remains from the original developer. Larry Sharpsteen questioned whether there has been any discussion of development of the land to the east. Mr. Paolangeli stated that property to the east between his property and Triphammer Road is too far to consider developing at this point. He pointed out that there are several other large developments in that general vicinity that only have one access . The access from the Autumn Ridge development is onto a state highway. Larry Sharpsteen responded that all of those other developments now do have more than 4111 one access. Town of Lansing Planning Board Page 4 Monday, August 14, 1995 Mr. Paolangeli suggested the possibility of completing the road another 600-750 feet up to the proposed lots, and generally preparing the remainder of the loop so that it could be used as an emergency route. He would build the additional portion of the road to meet town I J standards and put in the water and utilities. He would want to be able to sell those building lots that fall along this small portion of the loop. Larry Sharpsteen indicated that the Town Board would need to be involved in that discussion. Larry Tvaroha questioned whether Mr. Paolangeli would be willing to prep the "paper road" access to Burdick Hill Road as an emergency road access as well. Mr. Paolangeli indicated that he would be willing, but that the Village of Lansing is not willing to allow that access . Larry Sharpsteen indicated that the Town Board and the Town Attorney will need to be involved in these discussions. SKETCH PLAN, Terry Hammond, Novalane, East Shore Drive Bill Albern, representing the Novalane Subdivision, appeared before the Planning Board requesting approval of the preliminary sketch plan. Mr. Albern introduced: Terry and Jim Hammond, two of the owners of this development. Mr. Albern indicated that this sketch plan has been reviewed by this Planning Board previously, but the change now is that the NYS Department of Transportation has approved an access onto Route 34 from this development. Viola Miller questioned what the status is of previous discussions of the main entrance to this development coming through either the East Lake Road development or the Lakewatch development. Mr. Albeit indicated that the East Lake parcel that was a possibility for the connection was sold in the interim and the new property owners wanted an enormous amount of money for that parcel; and Mr. Mahool in the Lakewatch development was not interested at all in changing his development to try to accommodate Novalane's needs. Larry Sharpsteen indicated that the other two adjacent developments will need to complete their connecting roads up to their boundary lines, so that this Novalane development could tie in to those roads. Mr. Albern stated that the Lakewatch branch has already been completed, but that the East Lake branch has not yet been completed. Mr. Albern indicated that there is public access to the lots near the lakefront, and an easement has been granted to the town for future roads. He stated that Novalane will be connecting to that public access for its three lakefront lots . Viola questioned that size of the lots. Mr. Albern stated that the lots range from . 65 to 2.48 acres. Viola questioned whether a viable septic system could be placed on that .65 acre lot. Mr. Albern stated that that will be determined by the Health Department. He acknowledged the fact that if the Health Department does not approve some of the smaller lots, the developers may need to combine or reconfigure some lots in order to get approval. Al White questioned the road frontages on all the lots, specifically the smaller lots ( 15, 16, 17, 18, and 22) . Mr. Albern did not have those figures with him. The Planning Board has two immediate concerns: snow removal in the turnaround, and the size of the lot access. George Totman questioned whether this turnaround meets the Town Highway specifications. Mr. Albern stated that he does not have approval from the Highway Superintendent for this turnaround, but did have approval on a previous version of this proposal. He indicated that he will present this proposal for Mr. Larson's review and make f Town of Lansing Planning Board _ Page 5 Monday, August 14, 1995 any revisions as needed . Larry Sharpsteen stated that the Planning Board will need to consider the nonconforming road frontage on several of those lots. Mr. Albern asked that the • Planning Board clarify its requirements for road frontage. On the sketch plan, the Planning Board has requested that the lot dimensions be indicated for each. of;the lots. . • Robert Todd expressed concern about snow removal in the turnaround as well as drainage from the development. , Mr. Albern stated that this development: has, drainage easements on both the riort1t and the: south boundary lines so as to not drain on the other developments. Larry Sharpsteen commented that those drainage easements inevitably become the responsibility of the town to maintain, which the town does not want to continue to do. Drainage to the lakefront lots was discussed. Mr. Albern indicated that there will have to be drainage easements along the natural drainage lines of lots 16, 17, 18, and 22. Larry Sharpsteen indicated that the Planning Board will require a reasonably sophisticated drainage plan for this development. Mr. Albern indicated that this will be included with the preliminary plat, but the developers are just requesting sketch plan approval at this meeting. Larry Sharpsteen stated that with no public water or sewer, the minimum road frontage requirement is 150 feet. There is water currently available, but not sewer. George Totman stated that the current subdivision regulations specify that if sewer is available, the road frontage can be reduced. The smaller lots in the turnaround can be dealt with as flaglots. Mr. Albern stated that the adjacent developments both have parcels that have less than the 150 feet of road frontage. The Planning Board felt that the interpretation of the regulations has changed since the time those subdivisions were approved. Mr. Albern wasn't clear that there actually is a current road frontage requirement for lots in an unzoned district. He read from the subdivision regulations which state that in an unzoned area, the proposed minimum lot dimensions will be approved by the Health Department. George stated that the Health Department regulations are based on whether or not sewer is available. The Health Department requires a 150-foot circle within a lot if there is water available; if there is no water, George wasn't clear that there was a requirement for road frontage . The precedent has been set by the two adjoining subdivisions which have less than 150 feet of road frontage on many of their parcels . Mr. Albern was concerned that the Planning Board is trying to hold the Novalane Subdivision to more stringent road frontage requirements than other similar developments. The total acreage of this development is approximately 38 acres, with 37 proposed lots. Mr. Albern clarified for Larry Tvaroha that the development entrance from Route 34 will be to the south of the existing buildings on lot 37. Larry Sharpsteen restated that the Planning Board would like to see the dimensions for all the lots in this development so they can be taken into consideration. Basically, he felt that this is a workable plan, but that the Planning Board needs more time to review the road frontage requirements. Mr. Albern clarified that he should contact George Totman to find out the results of the research. Larry Sharpsteen stated that the Planning Board would look more favorably upon this proposal if it was reduced by one lot, thereby increasing the road frontage of each of the 40 other lots. Town of Lansing Planning Board Page 6 Monday, August 14, 1995 Viola Miller made a motion to accept conditional conceptual approval of this sketch plan. The items the Planning Board is not satisfied with are: ( 1) lot frontages as currently proposed, but that they may be within the regulations; (2) details on the turnaround; and (3) '�► a more detailed drainage plan. The conditional approval will be based on the findings by the Town Board and the Town Attorney of the road frontage requirements. Al White seconded. z . VOTE:. (6 YES; 1 NO - Brad Griffin) MOTION CARRIED Al White made a motion to adjourn this meeting; Jackie Baker seconded . VOTE: ALL IN FAVOR; MOTION CARRIED UNANIMOUSLY. This meeting was adjourned at 10: 10 p .m. Submitted by Michelle Eastman The next meeting is scheduled for Monday, August 28, 1995, at 7:30 p. m.