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HomeMy WebLinkAbout2004-06-14 • 0 Town of Lansing Monday, June 14, 2004 7 : 15 PM PLANNING BOARD PLANNING BOARD MEMBERS (*Denotes present) * Nancy Loncto, Chairperson * Tom Ellis * Larry Sharpsteen * Lin Davidson * Viola Miller * David Hatfield Gregg Travis * Brian Ivery (Alt.) * Bud Shattuck, Deputy Town Supervisor * Richard Platt, Zoning and Code Enforcement Officer * David Herrick, P.E. Public Present Carol Farkas Vince Mehringer Noni Krom Andy Sciarabba • Frank Turek H . Floyd Davis Matt Besemer Geoff Coates Chuck Reed Robert Bland Thomas Besemer Richard Thaler Lawrence Fabbroni General Business : Nancy Loncto called the meeting to order at 7 : 14 PM. Beatrice Fulmer, Final Plat- 1 Lot Subdivision, Drake Road, Parcel # 37. 1 -7-3 . 11 Nancy Loncto presented final survey maps to board members for their viewing. There were no questions or concerns from the board or public . Lin Davidson completed the SEQR. Lin Davidson made a motion to declare a negative declaration. Larry Sharpsteen seconded. VOTE : ALL IN FAVOR. MOTION CARRIED UNANIMOUSLY. Lin Davidson made a motion to accept the Subdivision. Thomas Ellis seconded. VOTE : ALL IN FAVOR. MOTION CARRIED UNANIMOUSLY . Lin Davidson made a motion to waive the Public Hearing. Larry Sharpsteen seconded. VOTE : ALL IN FAVOR. MOTION CARRIED . • Frank & David Turek, Preliminary Plat, 1 Lot Subdivision, 450 Lansingville Road, Parcel # 16.-1 - 19.2 Mr. Frank Turek appeared before the board requesting a 1 Lot Subdivision. Approximately 6 years ago the Turek' s purchased 130 acres of land to include a home for farming. At this time, the Turek ' s would like to remove the house from the parcel for resale and continue to farm the rest of the land. Lin Davidson completed the SEQR. Lin Davidson made a motion to declare a negative declaration. Thomas Ellis seconded. VOTE : ALL IN FAVOR. MOTION CARRIED UNANIMOUSLY. Thomas Ellis made a motion to accept as this as the Preliminary Plat awaiting the Final Survey. Larry Sharpsteen seconded. VOTE : ALL IN FAVOR. MOTION CARRIED UNANIMOUSLY. Larry Sharpsteen made a motion to waive the Public Hearing. David Hatfield seconded. VOTE : ALL IN FAVOR. MOTION CARRIED UNAIMOUSLY. Thomas Collins Jr, Final Plat 1 -Lot Subdivision, 57 VanOstrand Road, Parcel # 30.-1 -26.261 Mr. Collins appeared before the board on January 13 , 2003 for an informal discussion regarding subdividing his parcel . The board advised Mr. Collins it was doable. Mr. Collins has now come forward with a Final Survey requesting approval . Lin Davidson completed the SEQR. Lin Davidson made a motion to declare a negative declaration. David Hatfield seconded. VOTE : ALL IN FAVOR. MOTION CARRIED UNANIMOUSLY. Larry Sharpsteen made a motion to accept the Final Plat for the 1 Lot Subdivision. David Hatfield seconded. VOTE : ALL IN FAVOR. MOTION CARRIED • UNANIMOUSLY. Larry Sharpsteen made a motion to waive the Public Hearing. David Hatfield Seconded. VOTE : ALL IN FAVOR. MOTION CARRIED UNANIMOUSLY. Thomas & Matthew Besemer, Informal Discussion, 4 Lot Subdivision- Drake Road, Parcle # 36.- 1 - 11 .41 The Besemers again appeared before the board looking for guidance as they would like to purchase parcel 36 . - 1 - 11 . 41 and develop a 4 Flag Lot Subdivision with shared driveways . On January 29, 2004 the Zoning Board of Appeals granted the Besemers a Variance to extend the B2 district to allow for residential housing. A 60 ' right of way would be reserved for a Town Road to be put in at a future date. Easements would be deeded in for lots 2 & 3 for driveways to 1 & 4. Larry Sharpsteen states he likes how the plan takes into account provisions for the road to access further lands that are planned for future Subdivisions . Larry feels that shared driveways are always a little bit cumbersome, however he is looking at it as a temporary situation. Thomas Ellis feels the proposal for the percentage of sharing the driveway is not workable. As a board member he would not approve it. Mr. Ellis states if the road is going to be viable in the future and water installed, he suggested that the road be built with individual driveways. In Mr. Ellis ' s opinion there is no way you can enforce a landowner to pay a percentage of ownership on a shared driveway for maintenance • purposes . David Hatfield inquired from the Besemers if they have checked the land to see if there is 11/ well water. Thomas Besemer states they have not done any research on that yet. Neighboring resident Carol Farkas who ' s property at 110 Drake Road borders the proposed Subdivision states she has a couple of concerns . Ms. Farkas has a dug well that she has used for over 30 years . With this proposed road being so close to her property, she is concerned that contaminates such as fuel, and or sediments may get into her well . In addition, Ms . Farkas is concerned about the buffer of trees remaining where they are. Resident Noni Krom is concerned with another road being installed so close to the corner. Ms . Krom states the public tends to use Drake Road as a cut off and there are numerous accidents per year on the corner. Resident Chuck Reed also indicated that the corner that Ms . Krom is speaking of is dangerous . Mr. Reed would like to propose that the road go in and comes out down at the other end with shared driveways . Thomas Besemer stated they will build the depth of the driveway to Town Specs, but not necessarily width. Later when they come in and build the road to Town Specs they will only have to widen what is existing. Mr. Besemer has contacted John Anderson at the Tompkins County Health Department concerning septic and soil conditions . Test holes have not been done. The lot sizes and shapes may change to meet septic codes . Bud Shattuck explained to the public that the Town recently performed a preliminary • water study without notifying the neighbors . Now that the Town has that piece of information, Mr. Shattuck inquired from David Herrick as to what it would take for the neighborhood to bring it to the Town Board. David Herrick stated that the Town Board may undertake the action on there own if they choose to or they may react to a petition signed by the landowners . The petition would need to be signed by 51 % of the owners, although the Town would like to see 75 % . Bud Shattuck advised Mr. Besemer to poll his neighbors from end to end for signatures. Signatures do not mean they agree, they just agreed to listen to the cost. Nancy Loncto stated after listening to other members she would be inclined to favor a road verses easements on driveways . Thomas Besemer asked if there was a prohibition in the Zoning for shared driveways . Nancy Loncto responded by saying no . Thomas Besemer stated if water did come down the road, he probably would have smaller lots . Mr. Besemer inquired if any board member had a problem with that. Larry Sharpsteen stated that is a more effective use of the land. Larry inquired from David Herrick if he would be willing to approve a road if it were wider based on starting out with a narrower road as a shared driveway with proper fill compaction, or would they have to start from scratch. • David Herrick indicated it would be possible to approve under those circumstances, - however a guarantee cannot be made that the Town Specs will not change down the road. Larry Sharpsteen encouraged Mr. Besemer to stay at least 50 ' from Ms . Farkas ' s property and allow for buffers . Thomas Besemer indicated that he would do so . Mr. Besemer has previously had a conversation with Ms . Farkas in regards to an agreement to deal with contamination. Nancy Loncto polled the present board members to see if they would be willing to work with the Besemers and the presented Subdivision proposal. RESULTS : David Hatfield- Yes Viola Miller- Not happy with it. Would like to see where they plan to keep an opening for the rest of the land in the back. Thomas Ellis- I' m not in favor of multiple Flag Lots or shared driveways . Nancy-Yes Larry Sharpsteen- It ' s workable. Lin Davidson- It ' s the start of something. Agrees with Larry Sharpsteen Brian Ivery-Yes Nancy Loncto advised Thomas Besemer that the Planning Board would like to have something in writing stating there is a commitment from him to expand the road onto his property in the future. • Richard Platt asked if Mr. Besemer will provide easements for the utilities . Thomas Besemer states yes . Andrew Sciarabba, Preliminary Sketch Plan, 1 Lot Subdivision, Ridge Road & Myers Heights, Parcel # 32 .- 1 -37.424 Andrew Sciarabba appeared before the board requesting that his 102 acre parcel be approved for a 1 Lot Subdivision. Appearing with Mr. Sciarabba were his two perspective buyers, H. Floyd Davis and Geoff Coates . Mr. Davis plans on purchasing parcel A- 70 acres, and Parcel B-32 acres will be purchased by Mr. Coates . Both parties plan to erect a single-family residence on each parcel. Both parties plan to access their lots from Myers Road, via existing dirt road located on 32- 1 -37 .422 . On parcel A the owner will have 70 acres in addition to a house. 20 ' will be taken from parcel A and given to parcel B on the north side of the lot. Larry Sharpsteen had concerns with the 32-acre Flag lot. Any successor could not even subdivide due to the width not being 60 ' for a Town road. Mr. Davis explained further to the board that this is their first step, which is to build a home. Mr. Davis has a much longer-term plan in the works . A Major Subdivision application will need to be submitted which will allow Mr. Davis to bring a Town road in over the dirt road. Parcel A will retain approximately 50 acres of wooded land and sell off 3 -4 lots . 110 Mr. Scriabba and Mr. Davis have previously spoken with Daniel Boles regarding the IP installation of a Town road. Lin Davidson completed the SEQR. Lin Davidson made a motion to declare a negative declaration. David Hatfield seconded. VOTE : ALL IN FAVOR. MOTION CARRIED UNANIMOUSLY. Nancy Loncto stated there are several adjacent landowners and possibly a Public Hearing should be held. Mr. Davis states he has spoken with several of the landowners and they do not have a problem with him building his home. When the time comes for his Major Subdivision, he feels that should be when the Public Hearing is to be held. David Hatfield and Viola Miller had no problem waiving the Public Hearing. Lin Davidson made a motion to waive the Public Hearing. David Hatfield seconded. VOTE : ALL IN FAVOR. MOTION CARRIED UNANIMOUSLY. Mr. Sciarabba will return with a Final Survey Map for Final Approval . Richard Thaler, Preliminary Plat- Phase V, Whispering Pines Mr. Thaler appeared before the board with preliminary plans for his final phase of the Whispering Pines development. The original plans showed 56 lots, however changes were made to go to 38 lots in order to preserve the wooded area. At this time Mr. Thaler is requesting approval for Final Phase V, also 1 lot (#22) for his daughter. The additional lot is for Mr. Thaler' s daughter and was not included in the original plan. Mr. Thaler • states he has taken care of the water as far as his properties are concerned. Previously Mr. Thaler spoke with Mr. Bland with what he thought Mr. Bland should do, however, Mr. Bland choose not to agree. The lot sizes will be approximately 1 %2 to 2 acres each. In this Final Phase, Water District 9 will join with District 14 in order to help the water pressure. Mr. Fabbroni reiterated that the Final Phase will have a total of 11 lots. The lot sizes will range from 1 V2 - 2 acre. Each will have sand filters and absorption fields . The rock is fairly shallow 2 V2 feet on this land. Drainage is modeled to handle what is anticipated to come out of the Bland pond into this project, also to handle the water that naturally flows off of areas from the West property line all the way down to a ditch that was developed as part of Phase IV . Phase IV has all lot line ditches and has a major conveyance ditch that comes to the northeast corner of lot 39 . The ditch will come parallel to Warren Road along 2 new lot lines and into the area north of the Subdivision on the land of Mr. Thaler. The quality pond and retention pond will cut off any drainage that now comes down from the hillside and runs into the backyards of the existing homes along Warren Road. The water system will be looped from the end of the existing Whispering Pines and down to the main that comes up the West side of Warren Road. The pressure at the end of Whispering Pines will be improved. The top three lots in the Subdivision will need a boost in pressure if possible from the Hydromantic zone on the Bland property. The woods would remain, as would the hedgerow on the North side stay intact. Mr. Thaler will maintain and keep ownership of the retention pond. . Mr. Herrick provided the following document to the Planning Board for consideration prior to finalization of Phase V. • June 14, 2004 Ms. Nancy Loncto, Chair Town of Lansing Planning Board Town of Lansing Box 186 Lansing, NY 14882 Re: June Meeting Agenda - Whispering Pines Subdivision, Phase 5 Dear Ms. Loncto, The documents submitted to the Town on 6/7/04 include conceptual design information for the stormwater management practices, road and water system extensions. It is my understanding from Mr. Fabbroni that the applicant is seeking Planning Board consensus that the lot configuration is reasonable in order to pursue the septic system investigations with the Health Department. Based on my initial review of these documents I suggest the Planning Board request additional information to clarify the following: Water System Extension 1 . Proposed Lot 22 is not located within the boundary of the Town ' s Consolidated District. It is possible to serve this lot from the Town ' s booster system being completed on Pheasant Way, however, the district will have to be extended. The extension is a Town Board function initiated by the landowner. If the district extension process will not run concurrently with the subdivision approval then the applicant should note on the plat that a well is necessary for this lot. The boundary can be extended at any time in the future. • 2. The water main extension to Warren Road will be either 10 or 12-inch pipe. There are other valve and piping details for connecting to a future higher pressure zone that will be coordinated between the engineers and incorporated in the construction drawings. 3 . The engineer should submit plan and profile views of the proposed water main. 4. A schedule of water system materials was the last page attached to the Engineer's Report and may not be relevant to this project. Road Extension 1 . The proposed 60-foot wide strip of land serving Lot 22 should be identified as a future Town highway right- of-way if any road extensions are contemplated to the north. 2. The street line radii at the intersection of Warren Road should be consistent with the Town ' s standard. 3 . Driveways for Lots 24 and 29 should connect to the new road and not Warren Road. 4. Stopping sight distances should be determined at the Warren Road intersection based on topographic mapping and AASHTO design procedures. 5 . Since Warren Road is a County Highway, the Town should receive an approval letter from the County engineer for the intersection design. 6. The engineer should submit plan and profile views of the proposed road extension. Stormwater Management • 1 . The applicant should clarify ownership and maintenance intentions for the proposed permanent practices (i .e. pond). A decision to transfer ownership to the Town should be disclosed to the Town Board concurrently with the preliminary road extension offering. 2. Any permanent drainage easements to be conveyed to the Town are to be shown on the subdivision plat. • 3 . The grading of all proposed roadside ditches and side/rear yard swales is to be shown on the subdivision plat or other suitable design drawing together with applicable cross-sections and horizontal layout information. 4. The full extent of land draining to the proposed pond should be checked and include any other development potential between Gulf Creek and the new road. It appears possible to drain Lots 26 and 31 to the pond. 5 . Define from what group of stormwater management practices the pond will be selected (i. e. wet pond, wet extended detention) and provide applicable design calculations, grading, planting and maintenance requirements. 6. Additional meetings with the stormwater designer are needed to confirm calculation assumptions and analysis methods. 7. Complete a draft Notice of Intent and submit to the Town CEO together with the Stormwater Pollution Prevention Plan document. I will be attending the meeting to answer any questions. Thank you. Sincerely, David A. Herrick, P.E. Enclosures Cc: S. Farkas • A driveway to lot 22 will exist, however a 60 ' right of way will be given to the Town for any possible extensions to the north. Nancy Loncto inquired from the board members if they had any further questions/ concerns . Viola Miller is concerned that the water situation. This should be taken care of Bud Shattuck states a couple of things to think about are : 1 . During the Public Hearings on each of the phases, people from the original Whispering Pines have come forward with their concerns regarding the roads as links and cut through. Think about how the design works out. 2 . We have two large projects next to each other and both will have to handle Stormwater runoff. At a meeting held last week, it was discussed how to mitigate some of the water from the upper parts (Bland) as they come down. The Whispering Pines is a separate issue. Recently I took a walk through where Phase V will be and its pretty dry right now, as wet as it ' s been. They have done a great job taking care of their problem. There still is somewhat of a problem to think about from above and how that impacts neighbors who are pre-existing and those who may be in that first level (22-36) who may get runoff from above. I am still • hopeful that there is a plan we can have simultaneously takes care of both of them • until we can work them out. Mr. Thaler states he tried to work something out with owners of lot 40 & 42 to no avail. Mr. Frabboni states the owner of lot 40 may still be receptive. Mr. Thaler has agreed to help David Herrick with resolving this issue with the owners of lot 40 . Nancy Loncto set a Public Hearing date for Monday, August 9, 2004 at 7 : 15 PM. Approval of May 10, 2004 Minutes Larry Sharpsteen made a motion to approve the minutes as submitted. Lin Davidson seconded. VOTE : ALL IN FAVOR. MOTION CARRIED UNANIMOUSLY. Pheasant Meadows Subdivision Burt Bland appeared before the Planning Board stating his intent is to have the Town ' s design of the booster system presented to John Anderson of the Tompkins County Health Department as soon as possible. Mr. Bland has requested that he be placed on the July Planning Board agenda for final approval contingent upon John Anderson' s approval . David Herrick advised Mr. Bland that the last review comments he presented to the Planning Board Chairperson via the Code Enforcement Officer and a copy to Mr. Buhl, those items need to be completed. A decision regarding the retention ponds will come from the Town Board. David Herrick is awaiting a reply from State as to how to handle • the retention ponds . Burt Bland clearly stated these ponds will not be on his property, or does he want to own it. Mr. Bland feels the homeowners should not have to own these either. The Public Hearing will take place on July 12, 2004 @ 7 : 15 PM . The Town Board will hold a Special Meeting on July 7 , 2004 @ 7 : 00 PM at which time they will approve or deny the covenants . Larry Sharpsteen made a motion to adjourn the meeting at 9 : 22 PM. Lin Davidson seconded. VOTE : ALL IN FAVOR. MOTION CARRIED UNANIMOUSLY. • 410 Town of Lansing Planning Board Meeting June 14, 2004 Visitors Please Sign In Below : (Please Print) Name Address 42,,e JaAA, 0/2„,4 fra„--e_ `idre, / U 6 Rea Th/q141 Pto, kmd & r*itiestiOy 6esenetel 67 g, k4 , hi (3/77.,cize- 0 // 7 aaAr SCC , (l.„Vince Ageblvei I PA &and • y 147, rie/50/1/10aa i--2 / to GCJ Z. FCOYO 14749 //S ` 7 `{ 11/11 /Tevit/c._ i e trevf cA ED I) at SLA-ktb -3 6 ro Ref( (12- c-5- http ://www. lansingtown. com/ • 1 ‘e,�, • T O WN of LANSING Q� lir' "Home of Industry, Agriculture and Scenic Beauty " • ``kbit d ZONING , PLANNING AND CODE ENFORCEMENT 11 Box 186 `, \i1 Lansing, NY 14882 � ', II E-mail : tolcodesQtwcny . rr . com Town of Lansing Planning Board Meeting June 14 , 2004 7 : 15 PM Lansing Town Hall — Large Court Room http://www. lansingtown .com/ Agenda • Time: Agenda Topics 7:15 PM Beatrice Fulmer, Final Plat -Acceptance & Approval of Final Plat, 1 Lot Subdivision-Drake Road, Parcel # 37.1-7-3.11 7:30 PM Frank & David Turek, Preliminary PIat,1 Lot Subdivision, 450 Lansingville Road, Tax Parcel # 16.-1 -19.2 7:45 PM Thomas Collins Jr., Acceptance & Approval of Final Plat,1 Lot Subdivision, 57 VanOstrand Road, Parcel # 30.-1 -26.261 8:00 PM Thomas & Matthew Besemer, Informal Discussion, 4 Lot Subdivision, Drake Road 8:15 PM Andrew Sciarabba, Preliminary Sketch Plan, 2 Lot Subdivision, Ridge Road & Myers Heights, Parcel # 32.-1 -37.424 8:45 PM Richard Thaler, Preliminary Plat Phase V, Whispering Pines. 9:15 PM Approval of May 10, 2004 Minutes •