HomeMy WebLinkAbout2005-10-31 Please read and initial :
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Town of Lansing
Monday, October 31 , 2005 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. Town of Lansing Engineer
Public Present
H. Floyd Davis
Gary Wood, P.E.
Brian Kasonic
• Mark Holochuck
Geoff Coates
Jim Eyster
Dan Boles
Paul Pitkin
Deborah Trumbull
Geri Gay
May Helen Cathles
Anthony Hay
General Business
Lin Davidson, Co- Chairman called the Planning Board Meeting to order at 7 : 15 PM.
MPL Inc. , Site Plan Review — Expansion 6000-7000 SQ Ft. — 41 Dutch Mill
Road, Parcel # 39.-1 -50.12
Gary Wood, P.E. appeared before the Planning Board with a Site Plan of a proposed 7,000 Sq. Feet
addition to MPL Incorporated. . The EAF submitted will need to be convected as there will be
approximately 30-40 employees. Due to the additional number of employees, the water records will
need monitoring as will the Septic System to assure it remains adequate. There will be 10 additional
• parking spaces added with no change to the driveway. Lighting will remain the same. There is no
formal Stomiwater drainage plan on this project. The area is flat and drainage will continue to run to
4
10/31 /05 Planning Board Meeting
both sides.
• Larry Sharpsteen and Lin Davidson recall swales being cut on either side of the property.
David Henick indicated if there was an established swale system in place and connects to the road-
side ditches that should be fine.
Mr. Wood recalls that there has not been a swale cut. He has been on site during a storm and there
has not been any standing water.
The Planning Board requested that Mr. Wood follow through with the site drainage, in addition the
water and power locations for future reference.
Lin Davidson completed the SEQR. Lin Davidson made a motion to declare a negative
declaration. Larry Sharpsteen seconded. VOTE AS FOLLOWS :
Lin Davidson - Aye
Thomas Ellis — Aye
Hatfield, David — Aye
Brian Ivery — Aye
Larry Sharpsteen — Aye
Greg Travis — Aye
MOTION CARRIED .
Davis, H. Floyd, Public Hearing — 5 Lot Maior Subdivision, 244 Myers Road,
• Parcel # 32.4 -37.428
Lin Davidson read the Legal Notice published in The Ithaca Journal concerning the Public Hearing.
Larry Sharpsteen made a motion to open the Public Hearing at 7:32 PM. David Hatfield seconded.
VOTE AS FOLLOWS :
Lin Davidson - Aye
Thomas Ellis — Aye
Hatfield, David — Aye
Brian Ivery — Aye
Larry Sharpsteen — Aye
Greg Travis — Aye
MOTION CARRIED .
David Herrick offered the following comments :
October 31 , 2005
Ms. Nancy Loncto, Chair
Town of Lansing Planning Board
Box 186 •
Lansing, NY 14882
Re: H. Floyd Davis Subdivision
Preliminary Rat Application
• Dear Ms. Loncto,
I 've reviewed the Preliminary Plat submission drawings numbered ST-1 through ST-11 and offer the following comments:
10/31 /05 Planning Board Meeting
• 1 . Stormwater Pollution Prevention Plan - The plan includes much more detail than the original submission in
September, and has demonstrated that conveyance through the site and stormwater pond is viable. We do,
however, have comments on the site clearing and grading, a few more detailed concerns regarding erosion and
sediment control , and some specific recommendations for the pond design .
A. Plan Content/Format:
1 ) The SWPPP portion of the plan could use more description of post-construction stormwater controls. This
should include a description of which practice is used, and volume calculations for WQv, CPv, and Qp.
2) There are a few outdated references, which don't affect the plan content, that should be updated in future
submissions: The Stormwater Management Design Manual was updated in 2003, and is on the internat. as is
as draft update of the New York State Standards for Erosion and Sediment Control. The "Reducing the
Impacts. . ." document is out of date. Also, it is not necessary to include appendices F and G .
B . Notice of Intent (NO1 ):
1 ) The Notice of Intent reports 2.8 acres of disturbance , but based on the clearing descriptions on sheet ST- 10 , at
least 7 acres will be cleared . In most cases, this would be significant, as it would move you from a Basic
SWPPP (ESC only, no inspections), to a Full SWPPP (ESC and Post-Construction , weekly inspections).
Here , this change will not result in a change to the plan , but the acreage should be corrected .
C. Hydrologic/Hydraulic Calculations:
1 ) It is not necessary to run the 2-year.
2) Modeling should include off-site runoff. The elevations within the pond may be higher than originally modeled
once off-site flow is included into the pond .
3) The length of the pre-developed flow path for overland flow should actually be no greater than 100'. This is an
update from the state's stormwater manual, per the NRCS. This change would actually reduce the required
storage volumes.
4) The analysis time for the 1 -year storm needs to be longer. Extremely low peak flow results for these storms are
generated because the analysis cuts off at 20 hours. Significant volume for these storms is lost because the
hydrograph gets truncated.
D. Erosion and Sediment Control :
• 1 ) Ideally, the pond should act as a temporary sediment trap during construction . The " New York State Standards
and Specifications for Erosion and Sediment Control" has some details for temporary outlets. In this case, the
pond would be rough graded , and then brought to final grade after site stabilization.
2) It is not clear how off-site runoff flows through the site. Consider a diversion on the northwest end of the site .
3) Some of the steep slopes on this site could use erosion control blanket, and a pipe slope drain may be
appropriate to convey flows over the pond embankment until it is stabilized .
4) Standards in the DEC permit require 80% stabilization to close out the permit.
5) All exposed soils need to be stabilized within 14 days.
6) Check dams do not appear on the ESC plan. They may have been substituted with the grassed waterway
symbol . If this is the case, they may need to be placed closer together so that the elevation difference between
each check dam is no greater than 2'.
E. Post-Construction Stormwater Management
1 ) The pond volumes may change slightly based on the hydrologic computation descriptions described above.
Overall , the pond is good but some changes to the pond geometry could make it much more effective.
2) The pond is by some measures oversized for water quality volume, but is relatively shallow. The WQv in the
stormwater manual includes both the forebays and the pond itself. (Not all of the volume needs to be in the
permanent pool of the pond cell ). Calculations appear to place all of the volume within the primary pond cell .
3) The primary pond is very shallow, and will likely become a mosquito breeding area . Instead of utlilizing
temporary detention over the permanent pool, please use at least a 4' depth in the pond .
4) The forebays are very oversized . (Each needs to only capture about 10% of the WQv for the area draining to
it). Perhaps scaling these down , and using a simple rock berm structure to separate the forebay from the main
pool would allow you more flexibility in the pond geometry.
5) Incorporate an "aquatic bench" and "safety bench" per stormwater manual specifications.
6) Future municipal ownership and maintenance of the stormwater pond will have to be resolved by the Town
Board , most likely through the creation of a drainage benefit district. The establishment of this district will be
discussed concurrently with the preliminary acceptance of the road system .
2. Consolidated Water District Extension
With the exception of the existing house on Myers Road the proposed parcels, and the adjoining lands of Coates, are
outside the present boundary of the Town Consolidated Water District. It will be necessary for the developer to request
that the Town Board include this land in the District through an extension . The water district extension may also benefit
• the landowners on Myers Heights Rear Road who in the past have requested public water. A brief Engineer's Report and
SEAR Short EAF should be submitted to the Town Clerk as soon as practicable. The Town Board could schedule a public
10/31 /05 Planning Board Meeting
hearing soon thereafter. If the Planning Board chooses to grant approval it must include a condition that the District
• extension process be completed prior to issuing any building permits.
Once completed , the Engineer's Report together with the watermain design and details must also be reviewed by Bolton
Point Staff and approved by the Tompkins County Health Department.
3. Road System
The horizontal alignment of Lake Forest Drive needs to comply with the Town's Design Specifications, specifically the
centerline radius at the proposed intersection with Myers Heights Rear Road.
The dimensions of the tee turnaround need to be corrected to indicate 80 foot 'legs' of pavement.
The typical road cross-section needs to conform to the Town's detail.
The use of a common drive (to access Lots 2 and 3) has been questioned by the Town Attorney on another proposed
subdivision. This issue must be resolved before finalizing the road and parcel layout.
I request that revisions to the engineering designs and drawings be completed per the above comments prior to
submitting a preliminary request to the Town Board for approval of the road and stormwater management facilities. Please
call if you have any questions or require additional information.
Sincerely,
David A. Herrick, P. E .
cc: S . Farkas , Supervisor
G . Krogh, Town Attorney
R. Plat, CEO
T. Buhl , P. E.
•
• Public Comments :
Anthony Hay: Mr. Hay is concerned with drainage. Mr. Hay' s property shares a steam
with Mr. Davis ' s and he. is concerns with additional runoff into the Stream which would
cause significant erosion. The Hay' s home is located approximately 40 feet from the
stream.
Debra Trumbull : Ms . Trumbull inquired as to how residents would have access to their
homes when paving is happening. Also, will there be overhead wires or buried. Will a
water district be there, and will she be permitted to join?
Mr. Davis advised the audience that the electrical wires will be under ground. He has also
sent letters to neighbors that might be able to benefit from the water district. To date he
has not heard from them.
Larry Sharpsteen shared Mr. Herrick ' s letter with the audience in regards to the water
district extension.
Daniel Boles : Requested to know if there are "rights" he has with regards to not allowing
the water to his property as he does not want to pay for it.
David Herrick explained that there are two scenarios and they are:
• 1 . The district extension could just accommodate the Davis & Coates property.
' 10/31 /05 Planning Board Meeting
• 2 . This would be an opportunity for the neighborhood to get together and come up with
a plan that they all agree upon financially, and move forward with a water extension
request.
Floyd Davis explained the building process for the new road, which will be aside the
existing Myers Heights Rear Road. During construction of the road itself, Myers Heights
Rear Road will remain open and will be passable.
Daniel Boles : Brought to the board ' s attention that they have had serious problems with
runoff flooding in the past.
Thomas Ellis : He felt the Stormwater mitigation on the lower end should be in place
before the upper road construction begins .
Jim Eyster: Reiterated that they have had major stormwater drainage problems in the past
due to inadequate culverts along the lower part of Fiddlers Green Road.
Larry Sharpsteen made a motion to close the Public Hearing at 7 : 50 PM. Greg Travis
seconded. VOTE AS FOLLOWS :
Lin Davidson - Aye
Thomas Ellis — Aye
• Hatfield, David — Aye
Brian Ivery — Aye
Larry Sharpsteen — Aye
Greg Travis — Aye
MOTION CARRIED .
Larry Sharpsteen advised Mr. Davis that Legal Counsel has advised the Board against
allowing shared driveways per The Subdivision Rules and Regulations .
Mr. Davis further stated his alternative would be to have two Flag lots side by side with
each having their own 30 ' wide access strip.
Larry Sharpsteen excused himself at 7 : 53 PM.
Holochuck/Private Drive/ Roads
Richard Platt advised the Planning Board Members and the Agents for the Holochuck ' s
that Legal Counsel has advised against the proposed plan with regards to private roads/
shared private drives per The Town of Lansing Subdivision Rules and Regulations. A
variance must be granted in order for multi-users to access a private drive. The other
option is a Town Road. Mr. Platt referred the Agent back to Timothy Buhl for further
discussion.
Approval of September 26, 2005 Minutes
• Greg Travis made a motion to accept the minutes as presented. Thomas Ellis seconded.
VOTE AS FOLLOWS :
1
10/31 /05 Planning Board Meeting
• Lin Davidson - Aye
Thomas Ellis — Aye
Hatfield, David — Aye
Brian Ivery — Aye
Greg Travis — Aye
MOTION CARRIED.
Other Business/Shared Driveways/Flag Lots :
Thomas Ellis suggested to the board that they not approve a plan that has a shared
driveway, unless a variance has been granted.
Bud Shattuck encouraged the Planning Board to take responsibility for the Codes that
they wrote with regards to Section 602- Roads of The Town of Lansing Subdivision
Rules and Regulations .
Waterfront Plan
Further discussion/action postponed until the November 14th meeting.
David Hatfield made a motion to adjourn at 8 : 12 PM. Thomas Ellis seconded.
VOTE AS FOLLOWS :
Lin Davidson - Aye
Thomas Ellis — Aye
Hatfield, David — Aye
Brian Ivery — Aye
Greg Travis — Aye
MOTION CARRIED . MEETING ADJOURNED .
•
a
Allen T . Fulkerson , L. S .
,__ G ._ MI ILE._R_..P,_ ._ David A . Herrick, P. E .
Lee Dresser, L. S .
• Engineers and Surveyors Frank L. Santelli , P. E .
Andrew J . Sciarabba, P. E .
October 31 , 2005 ...
Ms . Nancy Loncto, Chair m 3 .
Town of Lansing Planning Board
Box 186
Lansing , NY 14882
Re : H . Floyd Davis Subdivision
Preliminary Plat Application
Dear Ms . Loncto,
I 've reviewed the Preliminary Plat submission drawings numbered ST- 1 through ST- 11 and offer the
following comments :
1 . Stormwater Pollution Prevention Plan - The plan includes much more detail than the original
submission in September, and has demonstrated that conveyance through the site and stormwater
pond is viable . We do, however, have comments on the site clearing and grading , a few more
detailed concerns regarding erosion and sediment control , and some specific recommendations for
the pond design .
• A. Plan Content/Format:
1 ) The SWPPP portion of the plan could use more description of post-construction stormwater
controls . This should include a description of which practice is used , and volume calculations for
WQv, CPv, and Qp.
2 ) There are a few outdated references , which don't affect the plan content, that should be updated
in future submissions : The Stormwater Management Design Manual was updated in 2003 , and is
on the internet , as is as draft update of the New York State Standards for Erosion and Sediment
Control . The " Reducing the Impacts . . . " document is out of date . Also , it is not necessary to
include appendices F and G .
B . Notice of Intent ( NOI ) :
1 ) The Notice of Intent reports 2 . 8 acres of disturbance, but based on the clearing descriptions on
sheet ST- 10 , at least 7 acres will be cleared . In most cases , this would be significant, as it would
move you from a Basic SWPPP ( ESC only, no inspections ) , to a Full SWPPP ( ESC and Post-
Construction , weekly inspections ) . Here , this change will not result in a change to the plan , but
the acreage should be corrected .
C . Hydrologic/Hydraulic Calculations :
1 ) It is not necessary to run the 2-year.
2 ) Modeling should include off-site runoff. The elevations within the pond may be higher than
originally modeled once off-site flow is included into the pond .
3) The length of the pre-developed flow path for overland flow should actually be no greater than
100' . This is an update from the state' s stormwater manual , per the NRCS . This change would
actually reduce the required storage volumes .
4) The analysis time for the 1 -year storm needs to be longer. Extremely low peak flow results for
these storms are generated because the analysis cuts off at 20 hours . Significant volume for
• these storms is lost because the hydrograph gets truncated .
D . Erosion and Sediment Control :
1 ) Ideally, the pond should act as a temporary sediment trap during construction . The " New York
State Standards and Specifications for Erosion and Sediment Control" has some details for
203 North Aurora Street • P.O. Box 777 • Ithaca, New York 14851 • (607) 272-6477
•
temporary outlets . In this case , the pond would be rough graded , and then brought to final grade
after site stabilization .
2) It is not clear how off-site runoff flows through the site . Consider a diversion on the northwest end
of the site.
3) Some of the steep slopes on this site could use erosion control blanket, and a pipe slope drain
may be appropriate to convey flows over the pond embankment until it is stabilized .
4) Standards in the DEC permit require 80 % stabilization to close out the permit.
5) All exposed soils need to be stabilized within 14 days .
6) Check dams do not appear on the ESC plan . They may have been substituted with the grassed
waterway symbol . If this is the case , they may need to be placed closer together so that the
elevation difference between each check dam is no greater than 2' .
E . Post-Construction Stormwater Management
1 ) The pond volumes may change slightly based on the hydrologic computation descriptions
described above . Overall , the pond is good but some changes to the pond geometry could make
it much more effective .
2 ) The pond is by some measures oversized for water quality volume , but is relatively shallow. The
WQv in the stormwater manual includes both the forebays and the pond itself. ( Not all of the
volume needs to be in the permanent pool of the pond cell) . Calculations appear to place all of
the volume within the primary pond cell .
3 ) The primary pond is very shallow, and will likely become a mosquito breeding area . Instead of
utlilizing temporary detention over the permanent pool , please use at least a 4' depth in the pond .
4) The forebays are very oversized . ( Each needs to only capture about 10% of the WQv for the area
draining to it) . Perhaps scaling these down , and using a simple rock berm structure to separate
• the forebay from the main pool would allow you more flexibility in the pond geometry.
5) Incorporate an "aquatic bench" and "safety bench" per stormwater manual specifications .
6) Future municipal ownership and maintenance of the stormwater pond will have to be resolved by
the Town Board , most likely through the creation of a drainage benefit district. The establishment
of this district will be discussed concurrently with the preliminary acceptance of the road system .
2. Consolidated Water District Extension
With the exception of the existing house on Myers Road the proposed parcels , and the adjoining lands of
Coates , are outside the present boundary of the Town Consolidated Water District. It will be necessary for
the developer to request that the Town Board include this land in the District through an extension . The
water district extension may also benefit the landowners on Myers Heights Rear Road who in the past
have requested public water. A brief Engineer's Report and SEQR Short EAF should be submitted to the
Town Clerk as soon as practicable . The Town Board could schedule a public hearing soon thereafter. If
the Planning Board chooses to grant approval it must include a condition that the District extension
process be completed prior to issuing any building permits .
Once completed , the Engineer's Report together with the watermain design and details must also be
reviewed by Bolton Point Staff and approved by the Tompkins County Health Department.
3. Road System
The horizontal alignment of Lake Forest Drive needs to comply with the Town 's Design Specifications ,
specifically the centerline radius at the proposed intersection with Myers Heights Rear Road .
The dimensions of the tee turnaround need to be corrected to indicate 80 foot 'legs' of pavement .
• The typical road cross-section needs to conform to the Town's detail .
The use of a common drive (to access Lots 2 and 3) has been questioned by the Town Attorney on
another proposed subdivision . This issue must be resolved before finalizing the road and parcel layout.
o
•
•
I request that revisions to the engineering designs and drawings be completed per the above comments
prior to submitting a preliminary request to the Town Board for approval of the road and stormwater
management facilities . Please call if you have any questions or require additional information .
Sincerely,
0.
David A. Herrick , P . E .
cc : S . Farkas , Supervisor
G . Krogh , Town Attorney
R . Rat , CEO
T . Buhl , P . E .
•
•
•
• Town of Lansing Planning Board Meeting
October 31 , 2005
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"Home of Industry, Agriculture and Scenic Beauty "
• 9.
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`�'9t i ZONING,
`, PLANNING AND CODE ENFORCEMENT
1 Box 186
1� Lansing, NY 14882
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II E-mail: tolcodes@twcny. rr. com
Town of Lansing
Planning Board Meeting
October 31 , 2005 7 : 15 PM
Lansing Town Hall — Large Court Room
http://www. lansingtown.com/
Agenda
Time: Agenda Topics
7: 15 PM MPL Inc. , Site Plan Review - Expansion 6000-7000
• SQ Ft. - 41 Dutch Mill Road, Parcel # 39.-1 -50. 12
7:30 PM Davis, H. Floyd, Public Hearing
7:45 PM Holochuck, 4 Lot Subdivision, North Triphammer
Road, Parcel # 41 -1 -29.2
Approval of September 26, 2005 Minutes
Waterfront Plan
0