HomeMy WebLinkAbout2001-01-08 I /
1
Town ofLansing
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3 Monday, January 8 , 2001 7 : 30 PM PLANNING BOARD
4 PLANNING BOARD MEMBERS
5 (•I)ciMes present)
6 * Brad Griffin, Chair * Jacoba Baker
7 * Larry Sharpsteen * Lin Davidson
8 * Viola Miller * David Hatfield
9 * Gregg Travis
10
11 * Bud Shattuck, Town Councilman
12 George Totman, Zoning and Code Enforcement Officer
13 Public Present
14 Al Lacko 59 Peruville Rd
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15 Julietta Eastman 1245 Warren Rd
16 Paul Thomas 1250 Warren Rd
17 Nancy Sterling 1251 Warren Rd
18 David Eastman 1245 Warrens Rd
19 Paul Costantini 1 Whispering Pines Drive
204 Bob Keefe 4 Dandyview Hts
2 Ron Ronsvalle 680 Ridge Rd
23
24 GENERAL BUSINESS
25 Brad Griffin opened the meeting at 7:30 PM.
26 Brad Griffin read a memo dated 12/28/00 from the residents of Warren and Asbury Roads addressed to
27 himself and Steve Farkas. Brad invited the board members to give their comments. Viola Miller stated that
28 she thinks any multi-family housing should come to the Planning Board for any possible site plan approval, but
29 . on the othershand, they have to be careful not to make things too difficult to approve where it creates a problem
30 for all the boards. Viola added that the only way things can be done properly is by having it stated very clearly
31 in the ordinance how it is to be done.
32 Gregg Travis asked whether the issue with the duplex was the size of the structure? David Eastman replied
33 that it was a question of the number of structures and the density. Mr. Eastman stated that there are many
34 duplexes in a small area and this does not lend itself to the character of the neighborhood , Mr. Eastman stated
35 that although there are a few duplexes, they are just individual ones , not a large development of them.
36 Larry Sharpsteen stated that he does not see that the density is any more than with single-family residences.
37 Larry stated that the same setback requirements apply to both single-family and duplexes . Larry added that
38 both the ordinance that is in effect currently and the proposed ordinance allow duplex housing in the RI zone.
39 Larry stated that he does agree that density in the RI zone should not exceed duplex level . Larry stated that he
40 does not see any reason why duplexes should have to be owner occupied . Larry stated that as long as the
41 setbacks and life safety requirements are met, it should not matter who owns it.
dlGregg Travis stated that in the New York State Building Code, single- family residences and duplexes are in
43 the same category. Gregg stated that 3 or more dwelling units are recognized as multi -family.
44
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2 Town of Lansing Planning Board, ,January 8, 2001
Brad Griffin stated that as he has read the proposal, he would be reluctant to recommend it to the Town Board
2 for adoption. Brad explained that he feels that the matter of the duplexes be owner occupied would be a matter .
3 of intrusion that goes beyond the stated bounds of the zoning ordinance.
4 Robert Keefe stated that the problem with ownership, is that if someone owns and lives in the apartment, they
5 will take better care of it than someone who does not. Mr. Keefe stated that he had seen this over the years and
6 is now seeing it with the Hovanec property. Mr. Keefe stated that in an area where there are 35 -40 single-
7 family houses and there is one available lot, he did not see why someone would put a duplex in there. Mr.
8 Keefe stated that it would ruin the integrity of the neighborhood . Larry Sharpsteen replied that this is not the
9 first duplex on that road there is another duplex within 100 yards of this property. Larry stated that as far as
10 the character of the neighborhood, that bridge has already been crossed. Larry stated that he would propose
1i that the zoning ordinance addresses neighborhood character by limiting density. Larry stated that as far as the
12 property values , he can understand the concerns but it is not the place of a municipality to protect property
13 values as far as guaranteeing that they are going to sell it for more than what they paid for it. Mr. Keefe stated
14 that he takes exception to that, as it stated right in front of the ordinance that it is to preserve property values .
15 Mr Keefe stated that he had his property appraised before the Hovanec apartments went up and one afterward
16 and the value has dropped considerably, and that is in direct relation .
17 Nancy Sterling stated that perhaps the wording should have been different. Mrs . Sterling stated that they were
IS objecting to developments . Mrs. Sterling stated that a single duplex fits in, but a whole development of
19 duplexes does not. Brad Griffin stated that this seems to be expressed by the basis of ownership .
20 David Hatfield stated that he thinks it is stated pretty clearly in the ordinance right now. Lin Davidson stated
21 that even in the City of Ithaca ordinance, where they have it addressed to prevent large developments, it
22 . regulates that. they have to be on individual lots , which is what this is. Lin stated that there is not even any
23 provision in that ordinance that would prevent duplexes on contiguous individual lots .
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24 Paul Costantini asked if this would meet the requirements of the ordinance as it was proposed. Viola Miller
25 stated that they would .
26 Brad Griffin stated that he did not know how a committee to review building permits for duplexes would be set
27 up and he did not know if there was precedent or justification beyond law and order to throw it to a committee.
etc Viola Miller stated that she thought that would be impossible. Viola stated that the Boards already have to
29 carry things out according to the laws that are written and a special committee could do no more than that .
30 The Board discussed the memo and Brad Griffin stated that the Planning Board would not be recommending
31 the proposal to the Town Board . Brad stated that the people should be free to modify it, or to come to the
32 Planning Board again if they feel their thinking is in error on that.
33 Minutes of December 13, 2000 — Page 6, Line 2 . . . . Brad Griffin corrected . . . . show the Iots . . . Lin Davidson
34 moved to accept the minutes as corrected . Larry Sharpsteen seconded. VOTE: ALL IN FAVOR. MOTION
35 CARZRiED UNANIMOUSLY.
36 Other Correspondence — Brad Griffin stated that Tom Niederkorn came up with some definitions for
37 condominium and dwelling, apartment . Brad read that the definitions . Bud Shattuck stated that neither of
38 those were included. Bud stated that there is a State definition of what an apartment is and that was included
39 rather than this definition.
40 Public Hearing — Ronald Ronsvalle, Subdivision Request Tax Map # WO 39.- 1 -6 — Brad Griffin re-
41 opened the public bearing. The Board discussed the new maps . Brad Griffin read the letter from the Town
42 Engineer.
43 Brad Griffin stated that as far as the drainage went, it seems obvious to him that the need for the drainage along 11.
44 the southern boundary line would be common to both Mr. Ronsvalle and the neighboring owners . Brad stated
45 that he would hope there would be some cooperation to make that happen.
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3 Town o Lonsin . limnin . ' ocird Janua 8 2001
Gregg Travis stated that if this was the final plat, it would need to state that on the map. Mr. Signore wrote it
on the map.
3 Larry Sharpsteen stated that based on the information given at the last meeting, and Mr. Herrick' s letter. Larry
4 said the request is basically that the drainage ditch along lot D, be developed to and maintained to its full
5 capacity. Viola Miller agreed. The board discussed the drainage. Dan Signore stated that on the north , the
6 drainage ditch would have to be modified. Mr. Signore stated that they were going to be working with a
7 landscape architect to negotiate & modify the contours. Larry Sharpsteen stated that as long as the ditch is
• 8 open & left open, it is all that you can do without encroaching on the house and is all that was reasonably
9 requested by the engineer.
10 The board discussed the drainage along the north side of the property and the culvert on Warren Road. Brad
l 1 Griffin stated that he would write a letter to the County regarding the culvert as it is a County road.
12 Viola Miller asked if there was going to be 3 or 4 duplexes on this property. Ron Ronsvalle responded that
13 there would be 4. Viola Miller asked which ordinance it would be under, the existing or the one proposed.
14 Brad Griffin responded that they are required by law to act under the existing subdivision ordinance and
15 existing zoning ordinance.
16 Nancy Sterling stated that she just wanted it clarified as to whether the recommendation was that the ditch
17 needs to be open. Brad Griffin explained that the applicant has indicated that they would make an effective
is ditch along the south side of the property and both the applicant and the Planning Board will follow up with the
19 County to get a more effective drainage for the corner of Warren and Asbury.
20 Robert Keefe asked if the drainage will be taken care of first or if the building goes first and the drainage taken
21 care of afterwards. Larry Sharpsteen replied that the drainage for Lot A would have to be taken care of first
because the building could not be build because it is to be sited in the middle of the existing drainage. Brad
Griffin stated that they know the County has the culvert scheduled for routine replacement, but they do not
24 know exactly what that schedule might be. Larry Sharpsteen stated that they have the letter from the Town
25 Engineer and it seems to indicate that the drainage will continue to go to the upper portion of Gulf Creek and
26 he doesn ' t see any problem with that under current conditions .
27 Mr. Keefe asked what type of septic systems would be used . Larry Sharpsteen replied that they do not know,
28 and it is not under their jurisdiction. Larry added that is regulated by the Health Department and they would be
29 the ones to design and approve the septic systems .
30 Larry Sharpsteen moved to close the public hearing. David Hatfield seconded . VOTE : ALL IN FAVOR
31 MOTION CARRIED LNANiMOUSLY.
32 Larry Sharpsteen stated that as it appears with the submittal of the new plan, the letter from the Town
33 Engineer, the stated commitment to develop the drainage ditch on the south boundary of Lot D to its fullest
34 potential to protect the joining lots, and to move the drainage swale on the north east corner of Lot A and
35 develop it to its fullest capacity before siting the unit on Lot A, it would appear that most of the questions
36 brought forth during the public hearing have been answered in good faith.
37 Larry Sharpsteen moved to accept the subdivision. Gregg Travis seconded. VOTE : ALL IN FAVOR.
38 MOTION CARRIED UNANIMOUSLY.
39 OTHER BUSINESS
40 Nominating Committee — Brad Griffin stated that they had some letters of recommendations and resumes for
aAl Lacko, Paul Costantini , and Nancy Loncto for the Planning Board position. Brad stated that they would turn
those over to the Chairperson of the Nominating Committee. Larry Sharpsteen stated that Dave had also put
43 forward the name of Norman Maywright. Other names suggested were John Stevens and Jeannette Miller.
44 The Board discussed what qualities and characteristics would be desirable in a new member.
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4 Town of Lansing Planning Board, ,lanuary 8, 2001
Larry Sharpsteen told Jackie that she belittled herself too much about her contributions to this board. Larry
2 stated that every step she took, every move that she made had been very reasoned . Larry stated that she had •
3 researched things very carefully before acting on them and even to the detriment of her own interests, very
4 carefully considered any statement that she made or acted upon while she had been on the board. Larry added
5 that if she was an example of people who come on this board without knowing anything about it, then they
6 need more people like that. Everyone agreed. Jackie Baker thanked them.
7 The Nominating Committee will present a list of names to the Town Board for consideration.
8 Subdivision Application Checklist — Brad Griffin stated that at the last meeting, Gregg Travis brought it to
9 their attention that applications were being brought before the Board that were not complete and it may help to
Is develop a model for developers to follow. Brad stated that they have discussed it further and Gregg has
I 1 considered an even simpler version, which would be a checklist. Brad stated that until the checklist is
12 complete, it is not a complete application and does not come before the Board. Brad Griffin stated that for the
13 next meeting they would have on the agenda to look at the proposed checklist for complete applications for
14 both preliminary and final plat.
15 Larry Sharpsteen stated that in the past, the Town Board and Planning Board have had interaction with the
16 Town of Groton. Larry added that the Highway Department has preformed projects with the Town of Groton.
17 Larry stated that the former Tome of Groton Highway Superintendent, Lee Cornelius, passed away. Larry
18 stated that he was a real close friend of his father' s and a real close friend of the Town of Lansing . Larry added
19 that he was a real example of a municipal good neighbor.
20 Committee Reports
2i Federation- Viola Miller gave a brief history of the Planning Federation . Viola explained that they could not
22 get anyone to agree to be officers for the new year, and therefore decided that the best thing they could do
23 would be to disband the Federation.
24 Town Center Committee- Jackie Baker stated that the Town Center Committee was requesting a Committee
25 member from the Planning Board.
23 Robert Keefe stated that there is a used car dealership that has gone up in the Lansing Plaza and he was
27 wondering if there had been a site plan review done on it. Brad Griffin stated that he is not aware of one, that it
28 has not been done by the Planning Board. Mr. Keefe stated that under Section 802 . 14 site plan approval is
29 needed. Bud Shattuck stated that he had asked George about it, and George said it was allowed in that area
30 and that is as far as Bud went with it. Mr. Keefe stated that it is allowed, with a site plan review. The
31 Planning Board stated that a site plan review would be done by the Town Board.
32 Bud Shattuck stated that it would behoove the Board to meet again this month , and re-review the changes in
33 the proposed ordinance so that they can move it forward to the Town Board so they can have a joint meeting, a
34 public hearing, and adopt the rest of the ordinance. Bud stated that there is a consensus of the Town Board to
35 get that done as soon as possible. The Board discussed a second meeting in January , it was set for January 22
36 at 7 : 00 PM. Bud Shattuck stated that the Town Board has determined that they will be doing this in stages.
37 The first is the moratorium, which will be lifted next week. The second stage would be the rest of the
30 ordinance. The third stage is the map.
39 Bud Shattuck stated that the Town Board appointed a Farmland Protection Board.
40 David Hatfield motioned to adjourn at 9 :40 PM . Lin Davidson seconded . VOTE : ALL 1N FAVOR.
41 MOTION CARRIED UNANIMOUSLY .
42 Submitted by Robin Cornell 111
1•
Town of Lansing
03 Monday , January 8 , 2001 7 : 30 PM PLANNING BOARD
4 PLANNING BOARD MEMBERS
5 el.k xtes praniq
6 * Brad Griffin, Chair * Jacoba Baker
7 * Larry Sharpsteen * Lin Davidson
8 * Viola Miller * David Hatfield
9 * Gregg Travis
0 1'
! l * Bud Shattuck, Town Councilman 7 et)
12 George Tolman, Zoning and Code Enforcement Officer e, °
rr
13 Public Present
tfic.
14 Al Lacko 59 Peruville Rd (. t
15 Julietta Eastman 1245 Warren Rd 1 � �
16 Paul Thomas 1250 Warren Rd v
17 Nancy Sterling 1251 Warren Rd ,tidy
18 David Eastman 1245 Warren Rd V
19 Paul Costantini 1 Whispering Pines Drive
20 Bob Keefe 4 Dandyview Hts
21 Ron Ronsvalle 680 Ridge Rd
c ®
24 GENERAL BUSINESS
25 Brad Griffin opened the meeting at 7:30 PM.
26 Brad Griffin read a memo dated 12/28/00 from the residents of Warren and Asbury Roads addressed to
27 himself and Steve Farkas. Brad invited the board members to give their comments . Viola Miller stated that
28 she thinks any multi-family housing should come to the Planning Board for any possible site plan approval, but
29 on the other hand, they have to be careful not to make things too difficult to approve where it creates a problem
30 for all the boards. Viola added that the only way things can be done properly is by having it stated very clearly
31 in the ordinance how it is to be done.
32 Gregg Travis asked whether the issue with the duplex was the size of the structure? David Eastman replied
33 that it was a question of the number of structures and the density. Mr. Eastman stated that there are many
34 duplexes in a small area and this does not lend itself to the character of the neighborhood . Mr. Eastman stated
35 that although there are a few duplexes, they are just individual ones, not a large development of them .
36 Larry Sharpsteen stated that he does not see that the density is any more than with single-family residences_
37 Larry stated that the same setback requirements apply to both single-family and duplexes. Larry added that
38 both the ordinance that is in effect currently and the proposed ordinance allow duplex housing in the RI zone.
39 Larry stated that he does agree that density in the Rl zone should not exceed duplex level. Larry stated that he
40 does not see any reason why duplexes should have to be owner occupied . Larry stated that as long as the
4 ► setbacks and life safety requirements are met, it should not matter who owns it.
Ali{
Gregg Travis stated that in the New York State Building Code, single-family residences and duplexes are in
43 the same category. Gregg stated that 3 or more dwelling units are recognized as multi -family.
44
3
b
I V
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4 Town o mrsPlanning Board ,lama 8 2001
1 Larry Sharpsteen told Jackie that she belittled herself too much about her contributions to this board. Larry
2 stated that 'every step she took, every move that she made had been very reasoned . Larry stated that she had
3 • researched things very carefully before acting on them and even to the detriment of her own interests , very• -"
4 - `carefully considered any statement. that she made or acted upon while she had been on the board . Larry added
. 5 that if she was an example of people who come on this board withoutknowing anything about it, then they
6 need more people like that. Everyone agreed. Jackie Baker thanked them.
7 The Nominating Committee will present a list of names to the Town Board for consideration .
8 Subdivision Application Checklist — Brad Griffin stated that at the last meeting, Gregg Travis brought it to
9 their attention that applications were being brought before the Board that were not complete and it may help, to
10 develop a model for developers to follow. Bradstated that they have discussed it further and Gregg has
t t considered an even simpler version, which would be a checklist. Brad stated that until the checklist is
12 complete, it is not a complete application and does not come before the Board . Brad Griffin stated that for the
13 . . , . next meeting they would have on the agenda to look at the proposed checklist for complete applications for
14 both preliminary and final plat.
15 Larry Sharpsteen stated that in the past, the Town Board and Planning Board have had interaction with the
16 Town of Groton.' Larry addedPthat the. Highway Department has preformed projects with the Town of Groton.
17 Larry stated that _ the former Town of Groton Highway Superintendent, Lee Cornelius , passed away. Larry
s stated that he was a real close friend of his father ' s and :a real close . friend of the Town of Lansing . Larry added
• 19 that he was a real example of a municipal good neighbor.
20 Committee Reports •
2i Federation- Viola Miller gave .a brief history of the Planning Federation . Viola explained that they could not
22 get anyone to agree to be officers for the new year, and therefore decided that the best thing they could do
• 23 would be to disband the Federation. *
24 Town Center CommitteeC Jackie Baker stated that the Town Center Committee was requesting a Committee
25 member from the Planning Board.
26 Robert Keefe stated that there is a used car dealership that has gone up in the Lansing Plaza and he was
27 wondering if there had been a site plan review done on it. Brad Griffin stated that he is not aware of one, that it
28 has not been done by the Planning Board. Mr. Keefe stated that under Section 802 - 14 site plan approval is
29 needed. Bud Shattuck stated that he had asked George about it, and George said it was allowed in that area
30 and that is as far as Bud went with it. Mr. Keefe stated that it is allowed, with a site plan review. The
31 Planning Board -stated- that.. site plan review would be .done. ky the Town Board. . . . -
• 32 BudStiatttick S staternhatItifttitkigheho.ove the BOard;to meetagain -this.inorith1 • and re-review the changes in • 1 -
33 the proposed ordinatienettliatAlleyearmovebitifOrw.ard to tie Town Board; sotthey can have a joint meeting, a
34 public hearing, and'add the�rest of>the. ordinance. . ,Budstated-that'there' is a consensus of the To«nn. Board to ,..
• 35 get that done as soon as 'pi ibrO=' }i${Board-di.b"tissed a second meeting .ut January, it was set for January 22
• 36 at 7 : 00 PM . Bud Shattuck stated dict the Towii:Beatd has determined that they will be doing . this in stages .
• 37 The first is the moratoriur'ri; 6vhich ;will be lifted ne'n-t•.week. T'he. second stage would be the rest of the
38 - ordinance. The third stage is the. map . •
1 '' :39 ``- Bud Shattuck stated that the. Tok#+nBoard appointed a Fartniand, Protection -Board.
40 David Hatfield motioned to-adjourn at 9 :40 PIM Lits Davidson seconded. VOTE ALL IN FAVOR.
41 Nf()TiO$tARRJED Ul4-Aj OUSLY. •
42 Submitted by Robin Cornell
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