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HomeMy WebLinkAbout2002-02-23 1 Town of Lansing Planning Board. February23,2002 1 • Town of Lansing 2 3 Saturday, February 23 , 2002 7 : 00 AM PLANNING BOARD PLANNING BOARD MEMBERS (*Denotes present) 6 * Gregg Travis, Chair Brad Griffin 7 * Larry Sharpsteen * Lin Davidson 8 Viola Miller David Hatfield 9 * Nancy Loncto 10 11 * Bud Shattuck, Town Councilman 12 * Richard Platt, Zoning and Code Enforcement Officer 13 14 Public Present 15 Craig Trowbridge 16 Doug Firth 17 Tom LiVigne 18 19 • GENERAL BUSINESS-- 21 Gregg Travis opened the meeting at 7 : 15 AM 22 Working Meeting- Continue to work on Ordinance. 23 Nancy-707 .4 Developers conference-third paragraph. Insert second sentence-"further, within 5 business days the 24 applicant shall notify land owners within 600 feet that a PDA has been submitted for consideration/to the planning 25 board, and the documents are available for review in the Planning and Code Enforcement Office . "! 26 Bud suggested that the wording say within 600 feet of the boundaries of the project. ( 27 Craig asked if we had included a place for public comment. Nancy said no, not at this time. Larry felt that during 28 the process, there should be room for public input. Craig said there is no invitation for public to comment until 29 after conditional approval by the Planning Board. 30 Nancy said we may want to add a step between 707 .4 and 707 . 5 and change "The 'Planning Board shall within 60 31 days" , and in that interim meeting, provide the opportunity for public comment. 32 Everyone agreed that steps were missing. Nancy-The next section 707 . 6, first sentence, change intent to proceed 33 to "intent to comply". Also, within the first 30 days a site plan review will be held and opened for public 34 comment. 35 Doug Firth: This PDA thing, what is the process if someone comes in and follows your residential guidelines. 36 What stops the project? 37 Larry Sharpsteen: Failure to comply with any of the items that constitutes Site Plan review. All PDA 38 requirements, all criteria with regard to community need, compliance with the Comprehensive Plan. Doug Firth: What if they comply with everything, but the community doesn 't want it, nor does it compliment the 4 community. 1 A ti Town of Lansing Planning Board, Februarv23,2002 1 Bud Shattuck: The Planning Board would make recommendation to the Town Board that they not accept. The 0 final decision would be the Town Board. Larry Sharpsteen: On the other hand, if the Planning Board says this complies with every regulation that you 4 passed, theirs considerable opposition to it in the community. We would have to a present it to the Town Board 5 that it complies with all the requirements, but there is opposition in the community. 6 Tom Lavigne : On the opinion of the Town Board if they don ' t want to find the developer than they can say, let ' s 7 do a PDA. 8 Larry Sharpsteen: The root use of a PDA is not changing zoning on a whim, but is to make a living document 9 workable for the health of the community. 10 Tom Lavigne : I'm getting a general feeling like if anybody wants to put an apartment complex on any piece of 11 land in any zoned area they can do it. 12 Bud Shattuck: They have the right to apply. 13 Nancy Loncto : How is something where a developer comes and wants to put apartments in a R1 setting. It ' s not 14 like we 're in a position of infill, and there ' s not place to put that kind of thing in the Town of Lansing. What 15 justifies the community greater good to put it in a R1 position? 16 Larry Sharpsteen: Our Rl areas are concentrated around the areas where our service is concentrated. Classical 17 planning says you increase your density where you have a concentration of service. Where you have sewer and 18 public water available, that' s also where you should have your highest density of population to protect the rest of 19 the land. We have a situation here where we ' ve already got a developed area, developed as a low-density area 20 and all of a sudden this is going to be where the services are concentrated. Logically speaking according to all 21 standard definitions to planning the appropriate place to increase housing density. The problem is to have the 22 increase density in a way that' s not going to detract from the existing community. • Nancy Loncto: Why as a Planning Board are we not driving that density to a town center verses the residential . 24 Larry Sharpsteen: Because of available land. However, with a PDA a developer can be forced to put in cluster 25 housing as opposed to 2 story. We can limit height, orient the buildings so there not going to damage someone 26 else view. We can insist on some sort of variety of styles . 27 Lin Davidson: You have a whole lot of access to roads, driveways etc. we have much more control . 28 Doug Firth: Back to Tom' s question, if the public sends in comments overwhelmingly negative, wouldn 't that 29 cause the Town to stop the project? 30 Larry Sharpsteen: That goes in the Planning Board report to the Town Board. 31 Doug Firth: How would the Town Board handle that? 32 Bud Shattuck: Traditionally what we have done is 75 to 80%populas have to be in favor of it. Right now this 33 Planning Board has set it so Duplex ' s are very similar to single family homes and you have no review over them. 34 My preference would be for everything to be reviewed. 35 Doug Firth: Ronsvalle can go in there and put 7 duplexes and no review, doesn 't seem right. i 36 Bud Shattuck: They couldn 't get 14 in there because of the configuration of the lots . In his health department 37 report he got approval for 24 units . The long EIS form is all done. If the Town Board said, go ahead and put 38 those in regardless of what the Planning Board said. He ' s a long way into this yellow page process right now. 39 The comprehensive plan is all in his favor. 40 Tom Lavigne : You brought up site plan review for duplexes, is that something we can recommend here? iiBud Shattuck, There is no reason why we can 't go back to schedule I and make changes. I think site plan review is on everything except single and 2 family homes. We can go back and say we want to add site plan review for 43 duplexes . 2 t Town of Lansing Planning Board, February23,2002 1 Larry Sharpsteen: Let me say my gut reaction is I'm dead set against it, however, when you take one step back and look at the North end of Warren Road, where suddenly no site plan review on a duplex suddenly becomes a cluster of apartment buildings. I think that is probably a good thought. I didn't agree with that before. 4 Bud Shattuck: Brad has always been against it. 5 Larry Sharpsteen: I think we should discuss adding an astric to two family dwellings in Schedule I in our next 6 meeting. 7 Lin Davidson: What has always amused me is how many apartments or duplexes you can have in one place . The 8 City/Town of Ithaca requirements that you can 't have more than 3 . , but you can 't do anything if 3 different people 9 buy them. 10 Bud Shattuck: Harry Willis said he ' s not so sure you can force people to give performance monies up front. 11 Larry Sharpsteen: I think it should be in there. 12 Bud Shattuck: No CO until everything is done . 13 Larry Sharpsteen: They don 't get a building permit until the PDA is approved. 14 Bud Shattuck: In the new rules and regulations almost every building will require a buffer. 15 Larry Sharpsteen: We require performance bonds for roads and subdivisions, so precedence is there for us . PDA 16 doesn' t get approved until the performance bond is posted. This is the teeth for the ordinance . 17 Lin Davidson: I don' t see we can go forward without it. 18 Bud Shattuck: What happens if someone doesn't comply? It puts our Code Enforcement Officer into a different 19 position than he is now. 20 Nancy Loncto: I left the title out of 707 . 5 . • Bud Shattuck: We ' ve gone from 90 to 120 days . Also we need to add or disapprove. 22 Nancy Loncto: Giving the citizens a chance to come and voice their thoughts and gather any information they 23 need, 120 days is not unreasonable . 24 Larry Sharpsteen: Public input is cruticle, however this whole process can not be dragged out forever, simply to 25 get public input. The reason the Town Board exist is so there ' s a group of people that can make theses decisions. 26 Gregg Travis : 120 days, doesn 't mean were going to take that amount of time . 27 Doug Firth: It' s not clear to me, 5 business days . 28 Bud Shattuck: within 5 business days of the submission of the written statement of the intent to comply, or of 29 such written statement. Also, applicant shall: notify landowners within 600 feet of the boundaries of the property 30 that PDA has submitted for consideration to the Planning Board and the documents are available for review in the 31 Code Office. What is the title we want for 707. 5 , Approval of Statement of Intent to Comply? It ' s more of a 32 process to me than approval . 33 Larry Sharpsteen: This is Approval. 34 Bud Shattuck: The next 5 statement all tie in: 35 Larry Sharpsteen: Final Development Plan is all part of site plan review. 36 Bud Shattuck, Final Development is upon conditional approval of the Town Board. You can take pieces from 37 706. 8 and duplicate them ahead of that. You can make it as strong and detailed prior to that. 38 Gregg Travis, Statements are going to stay as they are in the yellow copy of the existing one. Doug Firth: Are we going to do a full site plan review. Bud Shattuck: A full siteP lan review. 41 Doug Firth: A hearing is associated with it, 701 .7 .2 3 Town of Lansing Planning Board, Februarv23.2002 1 I don ' t think the language is direct enough. • Bud Shattuck: There is plenty of time for public comment. 3 Gregg Travis : Are we going to continue and say, for set site plan review quality is required. 4 Bud Shattuck: Yes. Also, I would like to make a change at the end of the first paragraph it says within 45 days, 5 than it only gives you 10 days . I would like to see it say 15 days or even longer 6 Larry Sharpsteen: I think 30 days is appropriate. 7 Gregg Travis : 707 . 8 . 1 remove dimensions and add dimension orientation. Also r' emove the coma after bearings . 8 Nancy Loncto : 707 .9 Town Board Action on a Final Development Plan, do we want to change the time to 30 9 days also . 707 . 10 .2 and the performance bond may be used to restore the land to acceptable condition 10 including but not limited to demolish and removal of incomplete or damaged jstructures . 11 Doug Firth: I don 't like the previous paragraph 707 . 11 , what if there are major changes, what is going to be II 12 allowed here? 13 Bud Shattuck: I' ll give you an example, the UPS building last year they came to the Planning Board for a change . 14 Both the Planning Board and Town Board have to review and approve . 15 Larry Sharpsteen: We can add another sentence that says Changes that affect significant elements of the FDA 16 such as size, orientation, occupancy, or density of buildings shall require a new PDA submission and 17 approval. 18 Nancy Loncto : Subdivision of a Planned Development Area 707.11 (see 707. 13),; also ,Site Plan Review in 19 Subdivision Control 707 (see 707.14). 20 Bud Shattuck: We will have a preliminary joint working meeting with the Town Board the first Wednesday in 0 April. Look at your maps before hand. (Fiddler' s Green and Lake Front) Larry Sharpsteen: We also need to think about a place where there are services in this town which allows high 23 density. We 're going to have to make some unpopular decisions. 24 Bud Shattuck: I brought in a new sewer map that shows where that density shouldhbe. This board should look at 25 them and dictate where they think they should be . 26 Nancy Loncto: Motioned to adjourn the meeting. Larry Seconded. VOTE: ALL IN FAVOR. MOTION 27 CARRIED UNANIMOUSLY. 11 28 29 30 31 32 33 34 35 36 • 4