HomeMy WebLinkAbout2010-04-26 APPROVED
Town of Lansing
Monday, April 26, 2010 7:15PM PLANNING BOARD
PLANNING BOARD MEMBERS
)*Denotes present)
Nancy Loncto * Tom Ellis
* Larry Sharpsteen * Lin Davidson,Chairman
Viola Miller * David Hatfield
* Richard Prybyl
* Jeffrey Overstrom,EIT
* Lorraine Moynihan Schmitt,Esq.
Robert Cree,TB Liaison
Public Present
Kathy Miller Larry Updike Sue Updike
Richard Krizek Maureen Cowen Dale Baker
Paul Costantini Stephen Cardamone Allison Graffin
Carl Snyder Tony Sanito James Larounis
Dorothy Krizek Larry Zuidema Mary Adie
Mary Krizek Ed Collins Mary Lou Garrity
Doug Firth Carl Synder Richard Adie
S. Ryan Sun Ben Gustafson
General Business
Lin Davidson called the Planning Board Meeting to order at 7:17 PM. Mr.
Davidson inquired if there was anyone from the Public that would like to speak
to the Board with issues other than the Agenda items. There were none.
Preliminary Proposal/Feasibility Conference-Planned Development
Area, Cardamone Home Builders, Inc. Hillcrest/Warren Road, Tax
Parcel # 41.-2-5
Ben Gustafson, P.E. for the Cardamone Home Builders appeared before the
Board with a proposed PDA. The following is a description of the proposal;
1
APPROVED
Town of Lansing
Planning Board
29 Auburn Road
Lansing. NY 14882
Re: Planned Development Area Concept Submission
Warren Road Subdivision
Cardamons Home Builders, Inc.
HUNT job #2108-023
Ladies and Gentlemen of the Planning Board.
On behalf of Cardamone Home Builders. Inc., Hunt Engineers,Architects& Land Surveyors. PC,
is pleased to submit this application for a residential development in the Town of Lansing
Enclosed please find the following in support of this application.
• Completed application
• Four(4)full-size and eight(8)half-size sets of the plan titled, "Conceptual Plan-Warren
Road Subdivision(Sheets 1 and 2 of 2),"dated March 12, 2010
• Completed Full SEAR form.
The enclosed conceptual plan shows the development of a 60.4 acre parcel into thirty-two(32)
single family lots and torty-four(44)townhouse units. Though the parcel is currently within the R-
1 Low Density Residential zone, the applicant requests consideration of the development under
the Planned Development Area section of the Town of Lansing Zoning Code. The higher density
of the proposed development is in keeping with the character of the surrounding area that
includes single-family lots(lot sizes between 20.000 square feet and 60,000 square feet)and the
multi-family dwelling developments of Village Circle and Springbrook Circle on the east side of
Warren Road opposite of the project site Furthermore, the development will meet the need for
luxury townhouse units in the Lansing area as evidenced by the overwhelming response to the
recent"Hamlet'townhouse subdivision in the Village of Lansing. This demand is primarily driven
by established career professionals seeking to own high•quality low-maintenance dwelling units
The project site is located approximately 2,000 feet north of the intersection of Hilllcrest Road and
Warren Road with frontage on both roads. The site is generally wooded with an existing barn and
associated driveway in the southwest corner of the property. The conceptual plan proposes a
mixed-density upscale residential subdivision with three-quarter(314)acre single-family lots and a
16.5 acre private townhome community. The roads providing access to the single-family section
of the development (Road A, B. & C)will be public roads with access to both Hillcrest Road and
Warren Road; the loop road(Road D)in the townhome community is proposed as a private road
with gated access. A 7.4 acre parcel at the northwestern corner of the site is to be preserved as
deed-restricted wooded open space maintained by the townhouse community.
Currently, three(3)stormwater management ponds are proposed for the site. The pond
proposed within the townhouse community will be privately maintained: the remaining two(2)
ponds are proposed to be dedicated to the Town for maintenance Stormwater Manayement
structures and storm sewer will be designed to meet New York State and Town of Lansing
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APPROVED
standards. Public water and sanitary utilities are proposed for the entire development. Presently,
approximately twelve(12)acres of the parcel is within the existing Town Water District, and a
request for extension of the district to the entire parcel has been submitted The project site lies
within the newly created Sanitary Sewer District, and T.G. Miller has indicated a manhole will be
provided at the southeast corner of the site for connection of this project. Due to the site
topography, a pump station and forcemain will be required for the development as indicated on
the conceptual plans. The developer will install street lighting throughout the development.
The applicant expects to construct the development in three phases with construction starting
September of 2010 pending the necessary approvals and permits. Full build-out of the project is
anticipated to be completed by September of 2015. A phasing plan and phased construction
sequence will be provided as part of the final development plan submission
In conclusion. the proposed development is consistent with the objectives of the Planned
Development Area. which are to be consistent with the character of the surrounding area,
preserve a substantial section of wooded open space, and increase the variety of housing types
within the Town. Furthermore. the higher density of the development is supported by the
availability of public water and sewer services.
If the Town has any questions or requires additional information for a complete review of the
proposed project, please do not hesitate to contact me at 607-358-1041.
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Member/Public Comments/Concerns:
3
APPROVED
Ben Gustafson stated his firm has done a preliminary traffic analysis and
determined that approximately 4,700 trips are made per day before the
construction. The amount of traffic as the results of this proposal would generate
approximately 340 more trips. A detailed Traffic Study will be performed at a
later date.
Larry Sharpsteen advised Mr. Gustafson that if a Traffic Study is performed prior
to the end of July 2010, the data will be flawed due to Warren Road being closed
north of Farrell Road.
Krizek: Concerned with additional water flow on to their property, who will be
responsible for paying for the street lights in the development, how will
construction noise be controlled, and will clear cutting of the trees be performed.
They presented the following concerns;
I nn n of I among
Richard.llan.Bondi)) kriiele.IIekn Uormad,
1111 Ilillerest road
Ithaca.\1
(oneerns on Development on Narrcn Road subdnision h) ( aidamunc II •Builders.Inc.
I) This high density deselnpnunt sill has e a dralllatic environmental impact on the area.
Ilas there been an i.nstronntcntal stud) done on this desclupntent:' I his de•selopntent is
currently isithin an R-I loss density residential area and the proposed desclopment is not
keeping sill the surrounding area. The adjacent proper') is farm land.
2) Nill this development clear rut all the trees:'
,i) Storm*sister I Is is it normal practice for the torn to be responsible for the
maintenance of this t pc of ponds? Thus the tins n.and the Lansing ins payers.**ill hose
to tale legal respunsiblits of an) problems relating to the ponds.i.e.Maintenance,
Children.ale's,iis erflon.mosquito problem,? Is there l;..ing to be standing...ales-in the
ponds.(the depth of soil is limited)? I he locations of the ponds are not located**jib the
natural floss of isater. If(ard. II Builders is going to maintain the 7.1 acres of
open space the) could also ntainlain the storm ss ater management ponds.thus eliminating
the toss n from an legal or other problems in the future.
1) Cardamom.Ilonie Builders stated that then ss ill install street lighting in the desclopment.
Who is ill be pa■ittg for the electricity? 11 ho o ill he posing for the maintenance of them?
51 Ibis* is noise going to be controlled during desclupmette! Construction s1 Id be
restricted to control mi■s•during evenings and nights.
to It*Dull be Inure logical to eliminate the too dead end streets. 'I he loll dead end streets
man s en easily be connected.
Mr. Gustafson explained that Hunt Engineers will design a plan to control the
water on the property. They will follow strict guidelines set by the Town and the
State with respect to Stormwater Laws. Mr. Overstrom explained that a Lighting
District will be formed and all residents within that district will be responsible
for paying their portion for the lights. As for the construction noise, hours of
operation will be most likely be the same as normal hours of business for the
Town Code Office.
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APPROVED
Larry Zuidema: States he is very familiar with the property and there is standing
water all over the property which is almost perfectly level.
Ben Gustafson states they will begin by reviewing a topography survey that will
tell the Engineers working on the project where the standing water is and then
determine where the existing water goes. A Wetlands Consultant will also visit
the site next week.
Ed Collins: Concerned with the pooling of water and trees dying.
Ben Gustafson indicated a part of their detailed design will be a grading plan.
Larry Updike: Has had water problems for 26 years and believes that the excess
water on the proposed site will need to be pumped up and out.
Paul Costantini: Agrees with Mr. Updike, from the low spot on the property
most of the water goes under the road to the field across the road, except when it
is a bad rainy season and then it goes over the road.
Jeff Overstrom states the Town of Lansing Stormwater Law and the State DEC
Laws require any design to take into account the 1, 10 & 100 year storm. Any
structure or ponds must have out fall structures that control the runoff to
discharge to control those storm levels at or below current water runoff from the
site.
Ben Gustafson states when they do the granting design they will make sure that
they are not negatively impacting the property.
Mary Adie: Concerned with additional Stormwater drainage. Her backyard is
under water 6 months out of the year. In addition, trees have been lost due to the
excessive water.
Larry Sharpsteen advised all Public present to ride through the Bolton Point
Estate Subdivision or the new Medical Offices at Brentwood and Arrowood and
view the three Stormwater practices.
Thomas Ellis inquired if there are plans to bring in fill. Also will any individual
lots have rain gardens?
Ben Gustafson states they are anticipating trying to balance the site. There are no
plans to bring in our take out fill. Only community Stormwater management
areas are proposed.
5
APPROVED
Doug Firth questioned if drainage ditches could be installed in the open space
areas.
Ben Gustafson indicated the areas of dark green are intended to remain green
and undisturbed.
A gentleman was concerned that the Developer could put piping some place
other than what is proposed which then would go into the town ditches. Also he
suggested that the residents in the Whispering Pines Development that are
having problems now that something be done and to work with the Town.
Jeff Overstrom advised the public that the Town would own the Stormwater
practices and the owners within the Development would be responsible for
paying maintenance. The Town would be well aware of how the facility is
working.
Paul Costantini: Inquired who would own the green space after the
development is complete, also, is there a plan to prevent further development of
the green area. Paul Costantini inquired if the Town would be willing to take on
the ownership of the green space.
Larry Sharpsteen and David Hatfield would recommend to the Town not to take
possession of the property.
Ben Gustafson states the Stormwater Ponds will be dedicated to the Town. The
green area would be deed restricted with a Conservation Easement to include no
further development and to remain as wooded open space.
Maureen Cowan inquired if the proposed PDA includes trails, and wondered if
they would consider some.
Ben Gustafson stated they have none proposed at this time.
Doug Firth states he thinks the purpose of the PDA is to provide more useable
space for recreation,but it is not usable.
Lin Davidson stated the Town is interested in the trails. This will be on Mr.
Davidson's list to discuss at a later date.
Jeff Overstrom states the Warren Road Sewer is going out to bid as it has not
been constructed yet. This particular property was included in the initial service
area. The trunk line will be brought up Warren Road to the southeast corner of
this property. A lift station will be provided at the lowest end of the property so
they can service the whole area by gravity and size the duplex lift station with
6
APPROVED
emergency back up power that would pump up to the gravity section of the
Warren Road district.
Ben Gustafson indicated a lighting plan has not been completed as of yet,
however, they will be lighting the roads and immediate areas of the
Townhouses. They will be using night sky lighting which would not shine out of
the area.
Thomas Ellis stated he did not feel this Subdivision would need lighting as it is a
waste of energy.
Maureen Cowan disagrees with Mr. Ellis. Ms. Cowan states lighting is
important for safety reasons.
Tony Sanito agrees that lighting is necessary. Not only for safety reasons, but it
will cut down on crime happening.
Paul Costantini agrees that lights are necessary.
Jeff Overstrom explained that a lighting district will be formed and those living
within the proposal would be responsible as well as the Developer for those
charges.
Larry Updike questioned what the price range would be for the units.
Ben Gustafson indicated around $400,000.
Larry Sharpsteen advised the Public that the PB has received a reply from The
Tompkins County Planning Department with respect to the 239 submittal and
they have formally requested that 10% of the development be priced at
affordable to low to moderate. With this formal request, the Planning Board
must have a supermajority vote to disregard their request.
Ben Gustafson states this high quality unit is not currently available in the Town.
Kathy Miller states there is a difference between low income and moderate
housing. People confuse this all the time.
Paul Costantini inquired as to how having Townhouses would be an advantage
to him. The zoning should only be changed to a PDA when there is an
advantage to the residents and citizens of the Town,not the Town. Mr.
Costantini read the following statement;
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APPROVED
•There are basically•two issues that concern me.
I)Whcn a potential homeowner is about to buy a house and this house is
probably the major investment he makes in his life,one thing he
considers is the neighborhood. When I bought my house the
surrounding area including this parcel was zoned low density.And low
density is where I wanted to line.Zoning is like a compact between the
town and the homeowner. If toning is change arbitrarily to benefit some
it is not fair to the homeowner who insestcd based on existing toning.
I was one of many who worked with the Planning and Town Boards on
the present ordinance. Many of us opposed the concept of PDAs.We
feared it was a method to facilitate spot re-toning.We were assured that
it would he rarely used and only for the most extreme reasons. Does this
project qualify?
2)I know the Cardamon!organization have built%cry fine homes and
this is a credit to them. However I assume since there will be many more
unitsiiimoup6 into this parcel then allowed by the present toning,that
the per family assessment will be lower than if low density housing be
built. This of course will only raise my school tax more.
NR15 Pg 6- P /1v �
Larry Updike states this proposal is designed for a Village, not a Town.
James Larounis stated this type of proposal could bring in a million dollars of
revenue to the school district.
Allison Graffin has concerns with down the road with lots on A & C roads being
turned in to Townhouses if the market is requesting them. Also if current zoning
permits 64 units, then why not lower the number from 76 to 64.
Lin Davison explained that no changes can be made without Planning Board and
Town Board approval.
Chairman Davidson offered the following concerns from the Lansing Fire Chief
received via email;
8
APPROVED
Fiore a few'rings that the Fire Deparirnen!will require it pan or nis new proposal dill ce secured.
M the gate he will need 10 provide an override swilclt Mal a keyed wih a Knox Box key Dial we Can use
10 open the gale if we need to gel fl.This ewrlort and box mull he purchased from the Knox Company to
accommodate our key syelem.
He would also need a source of back up electric ppdWer or art emergency Orier540r at tit*gale.in the
eaten!o1 a power oulage.I believgd we.alert'diocusood haying a way to manually unlock the gate and
manually opening it!I the regular power erwd b rek up did real work,
I would be more than happy to die0A2S this.with the planning board it they would like me to alfend one of
their meetings.All!hey have to do is tel me know and I will make arrangernenta to be there.
If yc.,have arty gr.esfaoas please let rite know.
Lin Davidson said there are concerns with the 30' width of the road in the
proposal where the Town houses will be located. Also, the Town and County
have concerns with the cul de sac. The Town requires Hammer Heads.
Lorraine Moynihan Schmitt, Legal Counsel reviewed the PDA Process with Mr.
Gustafson. Ms. Moynihan Schmitt states there are still a few items needed before
the Preliminary Plat.
Section 706.3, page 2
1. Proposed financing
2. Phase timing re looked at
3. Statement for 706.2
4. PDA tie in to Comprehensive Plan
Lin Davidson suggested thinking about including an easement to the south
(paper road) be considered.
Thomas Ellis had further concerns with access to the gate entrance. Larry
Sharpsteen would like to see easements for the maintenance on the utilities.
Concerns with the 30' wide road in the Townhouse area was a large concern.
The Board requested a 60'.
Based on the surrounding Community, sidewalks would not be in keeping with
the neighborhood.
Ms. Moynihan Schmitt further stated this is a working process as to how to
potentially change the preliminary Application to include any conditions so the
Planning Board can make the necessary recommendation to the Town Board for
approval.
Approval/Denial of the following Minutes
January 25, 2010
9
APPROVED
Thomas Ellis made a motion to approve the Minutes of January 25, 2010 as
submitted. Richard Prybyl seconded.
VOTE AS FOLLOWS
Thomas Ellis -Aye
David Hatfield - Aye
Richard Prybyl- Aye
Larry Sharpsteen- Aye
Lin Davidson- Aye
MOTION CARRIED
February 8, 2010
Lorraine Moynihan Schmitt requested on page 1 under Upcoming Agenda, that
the name of the Trails Committee be corrected to read: Lansing Recreation
Pathway Group.
Thomas Ellis made a motion to accept the Minutes of February 8, 2010 as
amended. Rick Prybyl seconded.
VOTE AS FOLLOWS
Thomas Ellis -Aye
David Hatfield - Aye
Richard Prybyl- Aye
Larry Sharpsteen- Aye
Lin Davidson- Aye
MOTION CARRIED
February 22, 2010
Lorraine Moynihan Schmitt requested on page 2 under # 3 Trails Committee be
correct to Lansing Recreational Pathways Group, also in last paragraph on page
2.
Thomas Ellis made a motion to approve the Minutes of February 22, 2010 as
amended. Richard Prybyl seconded.
VOTE AS FOLLOWS
Thomas Ellis -Aye
David Hatfield - Aye
Richard Prybyl- Aye
Larry Sharpsteen- Aye
Lin Davidson- Aye
MOTION CARRIED
March 15, 2010
10
APPROVED
Thomas Ellis requested on page 2 under Sketch Plan-Major Subdivision the word
proposed be corrected to proposal.
Thomas Ellis made a motion to approve as amended. Richard Prybyl seconded.
VOTE AS FOLLOWS
Thomas Ellis -Aye
David Hatfield - Aye
Richard Prybyl- Aye
Larry Sharpsteen- Aye
Lin Davidson- Aye
MOTION CARRIED
April 12, 2010
Thomas Ellis made a motion to approve as presented. Richard Prybyl seconded.
VOTE AS FOLLOWS
Thomas Ellis -Aye
David Hatfield - Aye
Richard Prybyl- Aye
Larry Sharpsteen- Aye
Lin Davidson- Aye
MOTION CARRIED
Richard Prybyl made a motion to adjourn the Meeting. Larry Sharpsteen
seconded.
VOTE AS FOLLOWS
Thomas Ellis -Aye
David Hatfield - Aye
Richard Prybyl- Aye
Larry Sharpsteen- Aye
Lin Davidson- Aye
MOTION CARRIED
11