HomeMy WebLinkAbout2010-08-09 APPROVED
•
Town of Lansing
Monday, August 9, 2010 7: 15PM PLANNING BOARD
PLANNING BOARD MEMBERS
(*Denotes present)
* Nancy Loncto Tom Ellis
* Larry Sharpsteen Lin Davidson, Chairman
Viola Miller David Hatfield 7:42PM
Richard Prybyl 7:31 PM
* Jeffrey Overstrom, EIT
* Lorraine Moynihan Schmitt, Esq.
* Robert Cree, TB Liaison
Public Present
Mary Krizek Dorothy Krizek
Eileen Stout Sarah Pike
R. Krizek Stephen Cardamone
Tim Steed Robert Brown
• Scott Coonrod
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.
Other Business: Proposed Local Law-Appointment of Alternate
Planning Board Member
Ms . Moynihan Schmitt distributed a Draft of a proposal Local Law with respect to
appointment of the Planning Board Alternate Member position on a yearly basis .
After reviewing the proposal the Members were in favor of the Chairman sending
it on to the Town Supervisor for enactment.
Nancy Loncto made a motion recommending Lin Davidson, Planning Board
Chairman forward the Draft of the proposed Local Law for the Alternate Member
to the Town Supervisor for enactment as submitted . Larry Sharpsteen seconded .
VOTE AS FOLLOWS:
Thomas Ellis - Aye
David Hatfield — Aye
Nancy Loncto — Aye
Larry Sharpsteen - Aye
•
APPROVE
• - Lin Davidson - Aye
MOTION CARRIED .
Site Plan Review & SEQR Review, Eileen Stout — Rogues Harbor
Brewing Company, 2075 East Shore Drive, Tax Parcel # 37. 1 -2- 1
Ms. Stout appeared before the Planning Board Members for Site Plan review to
establish a Beer Brewing Company in an ;existing building located next to the
Rogues Harbor . Lighting will remain the same, parking will be located in the lot
behind the building. Ms. Stout has already placed landscaping planters in the
front of the building to detour people from parking in the front. Signage plans
have not been finalized yet, but will conform to The Town of Lansing Signage
Ordinance. In the beginning, the Brewery will not be open to the Public, beer will
be made strictly for the Rogues Harbor Inn.
The Planning Board received the following document via email from the Tompkins
County Health Department in regards to the Sewage System;
7/ 15/ 10
Hi Eileen - 1
We have reviewed our files, and do not have information on the sewage system for the former
41) coffee shop next to Rogue's Harbor that would allow us to assess its suitability for the micro-
brewery that you are considering . As Steve Maybee noted in an earlier e-mail, this is a change of
use which requires a sewage system conversion permit.
Before a permit can be issued, you will need to submit a report prepared by a licensed engineer
that evaluates the existing sewage system for use for the micro-brewery. The report should contain
a description of the existing sewage system ; septic tank size, location, and pumping
records; information on the micro-brewery ( volume of product produced, customer seating, hours
of operation - brewery and customer use, bathrooms, potential expansion, etc. ) ; maximum water
use; the volume and characteristics of waste generated ; and an evaluation of the ability of the
existing sewage system to handle the wastes generated . The engineer should document if the
existing sewage system is adequately sized . There is a engineering review fee of $ 150 that will
need to be submitted with the report. This fee will be applied toward your sewage system
application fee when the application is submitted .
Attached is a list of engineers that have worked in Tompkins County.
Please contact Steve Maybee or me if you have additional questions.
Respectfully,
Liz Cameron
(Town of Lansing - please forward this e-mail to Jeff Overstrom . Thanks. )
111
A?PR® V-3_,D
• C. Elizabeth Cameron, P. E.
Director of Environmental Health
Tompkins County Health Department
Icameron(a tompkins-co. org
607-274-6688
In addition, a reply from the Tompkins County Planning Department with respect
to the 239 was as follows :
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Re% iew Pursuant to §23t) -i aaii ens or the Fenn York Stole GUM end Mnnicipat i..aw
Action : Site Flan Revlon fur limit's Uarbor Itltetn-lirnvery, Tar Parcel No. 37, 1 -2-1_, titirincs :
7Auiing District; Eileen Stoat, Owner/Applicant
Dear M . Jac .4,sot
Ties leiter r acknowledges your i e brat of the proposal id/sniped above for.review and color unt +y the
I'nntpkbi CeanitY Planning I*part neeni pursuant to 4219 =1 pod -a1 of the New York Stale General iniunsctpa'i
l,ttw, The Dcortsnent has reviewed The proposal. as arbmitc)?d, and has ctcrcrrnt rtrd brat itmay hive tr:gali'sr
tater oorosrrun ty, ( r tuntt vt& impact: as dcscnbcd below. We recommend ntodifiratirrn s rthr, ptnla,sl. If
the I3u,m1 docs not inucorpc iate these reeonitnendations ono .tts approval, succor approval will repaint a Vose cia
suprrntajorhv I,rrttanIai a ntajneily pias um) of all mernhera Of the decision-maktnit body,
The Dew moil offos the following rseruran ;ot'«attun under General Morninpal Law r239 4 and -:Bi:
+ Plemng should not he pertnined in front of the propisiad project along Route 34, .As- the building is
Waled Moog the himvitt tniwled Cauus,.t Lake Scrims. By n ay (Route 341, .close to tee Rsnitc 14133
rnterSci uit, can nulling ez backing Onto the «lido Highway could cause an mac can tivirr v. There is
nwra• than adkiprue space for pwking behind the building 1a ahr proposed use, Ins.mti of paling in
flout. Ibnii capint; should be INainS4 'itch physic:01y precludes parking in this location white al,o
addn.g a vt.tt.aliy appcabag elvrto rt to both the 13rik tynnd town center.
Please nsforrn us of your decision, so that est can make it a Bart of ibe n ctwd.
Sinrencly,
l
Edward C, Marx, PctCP
CDmani.ssionet of Planning and Pulriie Works
Cc: New York. State Ocrertment tot' Tmnspurtatton
Trkfiisicm tfn,vgh nis,crt:i het t ori
•
APPROVED
• - David Hatfield made a motion to waive the SEQR Public Hearing. Larry
Sharpsteen seconded .
VOTE AS FOLLOWS:
Thomas Ellis - Aye
David Hatfield — Aye
Nancy Loncto — Aye
Larry Sharpsteen - Aye
Lin Davidson - Aye
MOTION CARRIED .
The Planning Board reviewed Part I of the Short Environmental Assessment Form
completed by the Applicant, and completed Part II by the Planning Board
Members . No significant adverse environmental impacts or effects were identified
in Part II by the Planning Board Members .
Larry Sharpsteen offered the following Resolution;
RESOLUTION No. 2010-43
RESOLUTION OF THE TOWN OF LANSING PLANNING BOARD
ISSUING A NEGATIVE DECLARATION OF
• ENVIRONMENTAL SIGNIFICANCE
RESPECTING SEQR ENVIRONMENTAL REVIEW OF
ROGUE 'S HARBOR BREWING COMPANY SITE PLAN
WHEREAS , Eileen Stout, Rogue ' s Harbor Brewing Company, ("Applicant") has
submitted, for consideration and approval , from the Lansing Planning Board, a Site Plan
application for operation of a small scale micro-brewery business in a 1 , 100 sq. ft. existing
one story building located at 2017 East Shore Drive, Lansing New York, adjacent to the
Rogue ' s Harbor Inn, and located on a 0. 54+/- acre parcel otherwise known as Tax Map #
37 . 1 -2- 1 within the B - 1 Zoning District in the Town of Lansing ; and
WHEREAS , this is an Unlisted Action under the State Environmental Quality Review Act
which requires environmental review ; and
WHEREAS, the Town of Lansing Planning Board has responsibility for approving or
carrying out the action pursuant to State Law governing local environmental review ; and
WHEREAS , the requisite General Municipal Law 239 Referrals of Article 12- 8 and any
interested and/or involved agency referrals have been duly effected by the by the Town of
Lansing Planning Department, and those agencies have been given the opportunity to
comment and any responses have been duly reviewed and considered by the Planning
Board; and
•
APPROVED
• WHEREAS, on August 9, 2010, the Planning Board determined to waive a public hearing
on the SEQR review ; and
WHEREAS , on August 9 , 2010, the Town of Lansing Planning Board conducted the
environmental review, pursuant to the State Environmental Quality Review Act ("SEQR"),
of the proposed Rogue ' s Harbor Brewing Company site plan application at Lansing Town
Hall at 29 Auburn Road, Lansing, New York 14882 in accordance with Article 8 of the
New York State Environmental Conservation Law — the State Environmental Quality
Review Act ("SEQR") , and in the course of said review : ( i) pursued its thorough review of
the applicant' s completed Short Environmental Assessment Form ("EAF") Part I, and any
and all other documents prepared and submitted with respect to this proposed action and its '
environmental review, and ( ii ) thoroughly analyzed the potential relevant areas of
environmental concern of the project to determine if the proposed action may have a
significant adverse impact on the environment, including the criteria identified in 6
NYCRR Section 617 . 7 (c) , and ( iii) reviewed and completed the EAF, Part II on the record
and, if necessary , Part III;
NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS :
The Town of Lansing Planning Board, based upon (i) its thorough review of the EAF, Part
I, and any and all other documents prepared and submitted with respect to this proposed
action and its environmental review, ( ii ) its thorough review of the potential relevant areas
of environmental concern of the proposed project to determine if the proposed action may
have a significant adverse impact on the environment, including the criteria identified in 6
• NYCRR Section 617 . 7 (c) , and (iii ) its completion of the EAF, Part II (and, if applicable,
Part III) , including the findings noted thereon (which findings are incorporated herein as if
set forth at length), hereby makes a negative determination of environmental significance
("NEGATIVE DECLARATION") in accordance with SEQR for the above referenced
proposed action, with the condition that sewer capacity for the proposed use and systems
shall be approved by the Tompkins County Health Department and a sewer system
conversion permit issued by said agency and the Town of Lansing Planning Department
determines that an Environmental Impact Statement will not be required, and it is
FURTHER RESOLVED that the Planning Board Clerk deliver and/or file a copy of this
Resolution with the following persons and agencies :
1 . The Town Clerk of the Town of Lansing;
2 . The Town Supervisor of the Town of Lansing;
3 . All Involved and Interested Agencies ;
4 . Any person requesting a copy ;
and further, that this Resolution be posted and published in accord with law, including
delivery of a copy of this Resolution to the Environmental Notice Bulletin, 625 Broadway,
Room 538 , Albany , New York 12233 - 1750 in accord with 6 NYCRR 617 . 12 .
•
APPROVED
• • Dated : August 9, 2010
David Hatfield seconded .
VOTE AS FOLLOWS:
Thomas Ellis - Aye
David Hatfield — Aye
Nancy Loncto — Aye
Larry Sharpsteen - Aye
Lin Davidson - Aye
MOTION CARRIED.
Thomas Ellis made a motion requesting that due to the existing lack of Public
input, the Public Hearing on the Application be waived . The impact on traffic,
lighting and drainage is going to be nonexistent. David Hatfield seconded .
VOTE AS FOLLOWS:
Thomas Ellis - Aye
David Hatfield — Aye
Nancy Loncto — Aye
Larry Sharpsteen - Aye
Lin Davidson - Aye
• MOTION CARRIED.
Thomas Ellis offered the following Resolution;
RESOLUTION No. 2010-45
RESOLUTION OF THE LANSING PLANNING BOARD
APPROVING WITH CONDITIONS ROGUE 'S HARBOR MICRO-BREWERY
SITE PLAN
WHEREAS , Eileen Stout, Rogue ' s Harbor Brewing Company, ("Applicant") has
submitted, for consideration and approval from the Lansing Planning Board, a Site Plan for
operation of a small scale micro-brewery business in a 1 , 100 sq. ft. existing one story
building located at 2017 East Shore Drive, Lansing New York, adjacent to the Rogue ' s
Harbor Inn, and located on a 0 . 54+/- acre parcel otherwise known as Tax Map Parcel
# 37 . 1 -2- 1 within the B - 1 Zoning District in the Town of Lansing ; and
WHEREAS, this action is classified as anUnlisted Action, pursuant to 6 NYCRR Part 617
et seq. of the State Environmental Quality Review Act, which requires environmental
review of the impacts of the project; and
•
APPROVED
• • WHEREAS , the Interested and Involved Agencies were duly notified of the project, and
invited to comment thereon ; and the requisite '' General Municipal Law 239 Referral (s) of
GML Article 12-B were duly effected by Town of Lansing Planning Department and any
comments received from the Tompkins County Planning Department and any
Involved/Interested Agencies were duly reviewed and considered by the Planning Board ;
and
WHEREAS , the Tompkins County Planning Department General Municipal Law 239
Referral Response, by correspondence dated July 14, 2010, formally recommended the
following modification to the site plan pursuant to GML § 239 —I am —m :
"Parking should not be permitted in front of the proposed project along Route 34.
• As the building is located along the heavily traveled Cayuga Lake Scenic Byway
(Route 34), close to the Route 34B intersection, cars pulling or backing onto the
State Highway could cause an unsafe condition. There is more than adequate space
for parking behind the building for the proposed use. Instead of parking in front,
landscaping should be required which physically precludes parking in this location
while also assign a visually appealing element to both the Byway and town center. "
and such formal recommendation requiring a super majority vote of the Planning Board if
not incorporated into the approval , and
WHEREAS , the Planning Board, on August 9, 2010, determined that the aforementioned
parking and landscaping recommendations were appropriate ; and
WHEREAS, on August 9, 2010, the Planning Board, acting on a uncoordinated
environmental review, reviewed and accepted, as adequate, a short form Environmental
APPROVED
• • Assessment Form ( BAF") Part I, submitted by the Applicant; and the Lansing Planning
Board completed Part II on the record (and, if applicable, Part III of the LEAF) ; and
WHEREAS , by motion adopted August 9, 2010, the Town of Lansing Planning Board
determined, pursuant to the provisions of the State Environmental Quality Review Act, that
the proposed site plan will result in no significant impact on the environment and issued a
Negative Declaration of environmental significance for purposes of Article 8 of the
Environmental Conservation Law with the condition that sewer capacity for the proposed
use and systems shall be approved by the Tompkins County Health Department and a
sewer system conversion permit issued by said agency; and
WHEREAS , on August 9, 2010 Planning Board duly considered and carefully reviewed
the Site Plan in compliance with the requirements of the Town ' s Laws relative to site plan
• review and respecting the proposed project in conjunction with the unique needs of the
Town , due to topography , drainage, soil types and distributions and other natural and man
made features upon and surrounding the area of the proposed Site Plan ; and the Planning
Board duly considered the design objectives of the Applicant and the quality and
distinctiveness of the project proposal , in conjunction with the standards of review set forth
at Section 701 .4 et seq. of the Town of Lansing Land Use Ordinance, including, but not
limited to, storm-water drainage plan, erosion controls, parking, water and sewer facilities,
driveways , site lighting, on site and off-site impacts , landscaping and/or fencing, buffering
and/or screening, roads and walkways , height limitations and compliance with other agency
regulations and/or state, county and local laws and ordinances ; and the Planning Board has
also considered the requirements of the Town ' s Land Use Ordinance and Comprehensive
Plan, and has determined compliance therewith in conjunction with said Site Plan
Application and Review ; and
WHEREAS , upon due consideration and deliberation by the Town of Lansing Planning
Board, now therefore be it
RESOLVED : that the Town of Lansing Planning Board. grant Final Site Plan Approval to
the Applicant for operation of the a small scale micro-brewery business in a 1 , 100 sq. ft.
existing one story building located at 2017 East Shore Drive , Lansing New York, adjacent
to the Rogue ' s Harbor Inn, and located on a 0. 54+/- acre parcel otherwise known as Tax
Map # 37 . 1 -2- 1 within the B - 1 Zoning District in the Town of Lansing, subject to the
following conditions :
APPROVED
• 1 . Sewer capacity for the proposed use and systems shall be approved by the
Tompkins County Health Department and a sewer system conversion permit
issued by said agency ; and
2 . Parking shall be designated behind the building, and no parking shall be
permitted in front of the building adjacent to State Route 34.
3 . Landscaping shall be planted in front of the building in a fashion that serves
to physically preclude parking along State Route 34 in front of the building
site .
August 9, 2010
David Hatfield seconded.
VOTE AS FOLLOWS:
Thomas Ellis - Aye
Davide Hatfield — Aye
Nancy Loncto — Aye
Larry Sharpsteen - Aye
Lin Davidson - Aye
MOTION CARRIED .
Review & Discussion of Modified Sketch Plan for Warren Road
Planned Development Area, Applicant: Cardamone Home Builders,
Warren/Hillcrest Road, Tax Parcel # 41.-2-5
Mr. Tim Steed, P.E . for Mr. Cardamon& appeared before the Planning Board with a
Modified Sketch Plan showing the topography and Wetland delineations as well as
their Narrative of a Planned Development Area as follows;
June 17, 2010
Town of Lansing Planning
Board ATTN : Jeff
Overstrom, EIT
29 Auburn Road
Lansing, NY 14882
Re : Planned Development Area Narrative
Warren Road Subdivision
Cardamone Home Builders , Inc.
HUNT job #2108-023
Ladies and Gentlemen of the Planning Board :
As requested by the Planning Board, the following narrative has been prepared in order to comply
• with the Town Zoning Code section 706 . 3 . 5 . This narrative incorporates comments from the
APPROVED
• Planning Board and the public, which were made at the meeting on April 26, 2010 . Since the
presentation of the concept plan at that meeting, updated site survey information regarding the
general location of wet areas and site topography has become available ; therefore, the concept
plan has been adjusted accordingly . Furthermore/ the project has been divided into two phases,
with the first phase consisting primarily of the proposed townhouses and the second future phase
containing single family dwellings . A revised concept plan , dated June 17 , 2010 , is enclosed for
the use of the Planning Board in reviewing this application for a planned development area .
Character and Purpose of Proposed Planned Development Area (PDA)
The enclosed revised conceptual plan shows the development of a 60 . 4 acre parcel ( gross
acreage) into forty-eight (48 ) townhouse units and twenty-six ( 26) single family lots in two (2 )
phases for an average density of approximately 35 , 500 square feet per dwelling unit.
The proposed townhomes will be approximately 2 , 400 square feet, with three ( 3 ) bedrooms per
unit, and high -end quality construction , similar to those constructed in the Village of Lansing by
this developer. These townhomes will be in a gated community with private roads, a private
stormwater pond , and private open space to be maintained by a Home Owners Association
Public water and sewer utilities will be dedicated to the Town are proposed to be contained within
the fifty ( 50 ) foot easement that is provided for the private road . Though general access to the
gated community will be restricted to residents , twenty- four ( 24 ) hour access will be provided for
Town and emergency personnel for maintenance' of utilities, inspection of stormwater structures ,
and emergency conditions as required by the fire and police departments .
As shown by the "Typical Private Road Section " on the enclosed concept plan , a pavement width
of twenty-three feet with concrete curb and gutter is proposed for the private road . The maximum
proposed block length is 1 , 800 feet. The "Typical Townhouse Layout" detail and "Zoning Bulk
Density Requirements " table show the proposed : bulk zoning requirements for each lot, which are
as follows :
•
Minimum Lot Width per Unit : 55 feet
Minimum Front Yard : 20 feet
Minimum Side Yard : 10 feet ( excluding eaves, overhangs and covered porches )
Minimum Rear Yard : 30 feet ( excluding patios and decks )
Minimum Building Separation : 45 feet (excluding' eaves, overhangs and covered porches)
Minimum Lot Area : 6, 600 square feet
The proposed single-family homes will be approximately 3 ,400 square feet in living space, with an
average of four ( 4 ) bedrooms per unit, and luxury in nature . The single-family homes will be
serviced by public roads and utilities that will be dedicated to the Town . Up to three ( 3 )
stormwater facilities are proposed in order to meet Town and New York State water quality and
water quantity requirements .
As shown by the "Typical Public Road Section" on the enclosed concept plan , travel lane widths
of either ten ( 10 ) or twelve ( 12 ) feet are proposed with varying widths of paved shoulders . Along
Roads A and B, a six (6 ) foot shoulder will be provided on a side of the road in order to provide
pedestrians and cyclists a safer passageway through the site . The "Typical Single- Family Lot"
detail and " Zoning Bulk Density Requirements " table show the proposed bulk zoning
requirements for each lot, which are as follows :
• Minimum Lot Width per Unit : 75 feet
APPROVED
• Minimum Front Yard : 30 feet
Minimum Side Yard : 10 feet
Minimum Rear Yard : 30 feet
Minimum Lot Area : 32 , 670 square feet
Variety of Housing Types
An objective of the PDA process is to provide maximum choice in types of housing at all
economic levels . This proposed PDA will create forty- eight (48 ) high - end townhouse units in a
gated community ; currently , no similar housing types exist within the Town of Lansing . The
demand for this type of housing is increasing as ,,established career professionals are looking for
smaller dwelling units that require less maintenance but do not sacrifice quality in design and
construction . Other townhome units are available within the Town , but these are primarily for rent
and do not meet the needs of those in higher economic levels . Furthermore, since it will be a
gated community with a homeowner's association , this townhouse development will provide a
close- knit community that many are seeking .
Increased Usable Open Space and Recreation Areas
The proposed PDA will establish more usable open space within the proposed development .
Due to the cluster design of the townhouse phase of the project and the purposeful layout of the
single-family home phase, nearly twenty-three ( 23 ) acres of deed - restricted open space will be
provided on the site . This is more than 37 % of the total project site area The majority of this
open space is highly accessible to the community as it is located along the proposed public and
private roads . Approximately 2 . 3 acres of open space is proposed within the inner loop of the
townhouse section of the project; this area will be developed as a water feature with highly
attractive views from the adjacent dwellings . Inaddition , a seven ( 7 ) acre parcel located in the
northeast corner of the site will be preserved as wooded open space, and a soft surface walking
path will be provided within the wooded parcel °for use by the gated community .
• Environmental Preservation
The conceptual layout of the proposed development, especially the location of the proposed
stormwater facilities, was designed in order to protect environmentally sensitive areas, minimize
grading and tree disturbance, and to maintain established drainage areas . Of particular note is
the aforementioned wooden open space parcel that will be created in order to preserve over
seven (7) acres of existing woods . Recently , the layout of the townhomes and single-family lots
has been revised in order to minimize disturbance to approximate wet areas . Any wetland
•
APPR • VED
• • disturbance for the construction of road crossings proposed in Phase 2 of the development will be
coordinated with the Army Corps of Engineers . If necessary, wetland mitigation will be provided
as required by the Corps as a part of Phase 2, though some of the wetlands mitigation may be
provided within the Phase 1 area
During construction, the developer will pay special attention to the preservation of existing woods
wherever possible . The single-family dwelling lots will not be clear cut, but instead , each home
will be "fit" into the woods on that lot to the greatest extent possible . Natural drainageways and
drainage patterns will also be maintained in the site development. The stormwater facilities have
been located as close to the natural discharge points as possible, which will maintain existing
drainage patterns and is the optimum location for sedimentation basins to control soil erosion
during the construction of the development.
Efficient Use of Land
The proposed land use efficiency is demonstrated in four areas :
1 . Location within the Town of Lansing
The project site is approximately one- mile from the southern boundary of the Town of
Lansing and less than a ten ( 10 ) minute drive from the City of Ithaca . As stated within the
Town 's comprehensive plan , " land use in the southern part of the Town will continue to
change from rural/agriculture to suburban residential development. " Given its location
near the southern boundary of the Town; this project is within this transition zone and is
consistent with a suburban neighborhood .
2 . Availability of Public Sewer and Water
The project site lies within the newly formed Warren Road Sewer District, and as part of
• the extension of sewer to this area , a manhole is being provided at the southeast corner
of the parcel explicitly for the connection of this property . In addition , a section of the
property is currently with the Water District, and a request has been made to expand the
District to include the entire parcel . Minimal improvements are needed to extend these
public utilities to the project site . If desired by the Town , it is possible that a connection
between the watermain in Hillcrest Road and the watermain in Warren Road could be
provided in the construction of the site, increasing the connectivity of the utilities in the
area .
3 . Accessibility of Transportation
The project site fronts on Warren Road, an Urban Collector, which provides a high level
of near immediate access to the major highways of the area Based on a cursory
assessment of available traffic information , minimal or no improvements will need to be
made to the surrounding road network in order to accommodate the proposed
development. The proposed PDA also proposes a connection to Hillcrest Road and a
future stub road to the parcel to the south . This will promote interconnectivity of the road
networks and is consistent with the future road connections shown on Map 5 of the
Comprehensive Plan . Furthermore, a public bus route runs along Warren Road with a
bus stop one ( 1 ) block north of the proposed entrance onto Warren Road .
Increase of Tax Base
As discussed in the Planning Board meeting on April 261", the proposed development will
significantly increase the tax base of the Town without significantly increasing the school
district enrollment Based on anecdotal evidence, the households of those who
•
APPROVED
• • purchased similar townhouse units in the Village of Lansing contain no or few school age
children .
Complimentary to the Character of the Existing Community
The neighborhood in the vicinity of the proposed development consists of single-family lots ( lot
sizes between 20 , 000 square feet and 60 , 000 square feet) to the north and west and multi-family
dwelling developments of Village Circle and Springbrook Circle on the east side of Warren Road
opposite of the project site . The proposed land use of townhomes and single-family homes is
consistent with these surrounding residential developments . In addition , landscaping and
proposed site improvements will be in keeping with the high end nature of the proposed dwelling
units, so the proposed residential development will be attractive to residents and neighbors alike .
Consistency with the Comprehensive Plan
The proposed PDA is significantly consistent with the goals and objectives stated within the
Comprehensive Plan prepared by the Town of Lansing in 2006 . In promoting growth and
development the Comprehensive Plan seeks :
1 . To strike a balance between expanding the tax base through new growth and the
need to conserve the environmental qualities of the Lansing community.
The proposed PDA has been designed to provide for an expansion of the tax base of
the community while going to great lengths to protect important environmental `
portions of the site . Given the luxury nature of the units and the minimal impact on
school district enrollment, it is anticipated that the construction of this residential
development will result in a significant increase in the tax revenue to the Town .
Environmental protection and preservation techniques such as cluster development,
providing conservation areas, and maintaining natural hydrology and drainageways
•
have been employed in the design of the concept layout of the site . This has
resulted in the creation of over 23 acres of deed restricted open space for the use of
the residents and the preservation of the important environmental areas
2. That new development be consistent with existing and future uses .
As discussed in sections above, the proposed land uses of townhomes and single-
family homes is consistent with the surrounding residential neighborhoods . The
proposed development is also in t!he southern portion of the Town , where future
higher density development is anticipated as stated within the Comprehensive Plan .
3. To support more intensive development and mixed land uses in those areas where
water and sewer services may be provided.
The proposed PDA is within both the public water and public sewer districts with
access to the public utilities at the property boundaries . The density of this project is
a directly related to the newly available sanitary sewer service provided a the
southeast corner of the site.
To modify current regulations concerning land use. when this is necessary to
achieve the goals of the Comprehensive Plan.
Based on the ability of the development to meet the objectives of the Comprehensive
Plan , the applicant is requesting the establishment of a Planned Development Area
in order to modify the current zoning regulations . The current R- 1 zoning does not
provide for efficient use of a residential property with public utilities and a high level of
access to major roadways .
•
APPROVED
• In addition to meeting the growth and development objectives of the Comprehensive Plan , the
proposed PDA fulfills the housing goals of the Plan by increasing within the Town the
availability of housing types and environments that satisfies the needs of those in higher
economic levels . This development will minimize disruption of natural features, retain
significant open space, and utilize the traffic- carrying capacity of major roads . The site also
provides for a connection through the property between Hillcrest Road and Warren Road and a
future road to the adjacent property to the south in accordance with the future road layout
on Map 5 of the Comprehensive Plan thereby increasing the interconnection of local roads .
Financing and Schedule
The proposed project will be privately financed by Cardamone Home Builders . It is
anticipated that Phase 1 of the project will be started by the fall of this year and Phase 2 will begin
when the appropriate Army Corps wetland permits are granted , likely within the next two ( 2 )
years . Full build -out of the site should be completed within 7 to 10 years .
Based on the information provided above, this proposal for a Planned Development Area
meets the objectives stated in Section 706 . 2 of the Town Zoning Code and is consistent with
the Town of Lansing Comprehensive Plana
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 .
• Sincerely ,
HUNT ENGINEERS , ARCHITECTS & LAND SURVEYORS , PC
/
Ben Gustafson , P )
enclosures
cc : Lorraine Moynihan Schmitt, Esq . , Thaler & Thaler, 309 North Tioga Street, Ithaca , NY 14851
Steve Cardamone, Cardamone Home Builders, Inc.
Tim Steed , PE , HUNT
Dan Bower, PLS , HUNT
•
14
APPROVED
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The following changes were made :
1 . Topography obtained
2. Wetland delineations completed
3 . Configuration of the site plan layout due to Wetlands
4 . Paper Road added in the S . E . corner (not the Developer' s intent to develop that
road)
5 . Walking Trail added in the N . E. area
6 . Private Road easement increased to 50 '
7 . Configuration of cul -de- sac changes (now a hammer head)
8 . Project phased (Town Houses two (2) phases , larger homes two (2) phases)
Lin Davidson indicated that the Planning Board previously requested that the private road
have a 60 ' right of way in addition to the proposed Town Road.
Nancy Loncto brought to the Boards attention that Home Owner Associations can and do
dissolve , therefore , it would be in the Town ' s best interest to have that 60 ' right of way .
Nancy Loncto requested to hear from Jack French has to say about the density and safety
issues with this proposal .
IILarry Sharpsteen stated the Planning Board must deal with the regulation now, which is
60 ' .
15
APPROVED
0 Nancy Loncto indicated that the Board had previously discussed putting sidewalks in the
proposal and she did not see them added to the new proposal .
Thomas Ellis previously suggested putting in a bus pull off on the west side of Warren
Road and he does not see where they have considered that. With more than a hundred
plus people, they should not have to cross a major highway .
Lorraine Moynihan Schmitt, Legal Counsel for the Planning Board advised Mr. Steed
that The Town Board must be Lead Agency for SEQR . Ms . Moynihan Schmitt further
expressed to Mr. Steed that now that the Planning Board has received the PDA ' S
Narrative , the Planning Board can now set conditions at this Meeting . The Intent to
Comply Letter must come next. There is a Public comment period and the Applicant
must notify all residents within 600 ' of the property of the pending Application, along
with the conditions and their statement of Intent to Comply . Site Plan will then be under
taken by the Planning Board , who will recommend to approve/disapprove to the Town
Board.
The Stormwater Plan is in the process of being worked on. Delays are due to the
topography layout of the proposal .
Lin Davidson inquired if there would be walking trails in the single family homes phase
• or would they be allowed to use the town house trail .
Tim Steed indicated there will be no walking trails in the single family home proposal . A
determination has not been made to whether or not they can use the townhouse trail .
Ms . Moynihan Schmitt requested that Mr. Steed prepare a SWPPP pri r to the Public
Hearing in order for the Planning Board and David Herrick, P . E. to their Site Plan
Review. p�
Ms . Moynihan Schmitt also requested in writing a statement from Jack French with
regards to the road infrastructure.
Larry Sharpsteen is concerned with the grading on the single family homes , he wants to
make sure it does not interfere with the drainage of the 100 year level plan.
Mr. Steed indicated their intent is to capture the run off from those areas and bring to the
Stormwater feature.
Nancy Loncto feels there could be legal problems down the road with the single family
homes not being able to utilize the green space.
• David Hatfield stated there is no difference than buying a single family home in this area,
if you want recreation then you must visit a public park.
16
APPROVED
• Larry Sharpsteen indicated people buying into this gated community, buy for privacy .
Lorraine Moynihan Schmitt indicated part of the rational in the PDA narrative talks about
open space. If the common middle could be utilized by all , that would satisfy the
rational .
Thomas Ellis made a motion to approve Ms . Moynihan Schmitts ' written conditions as
suggested by the Planning Board Members and attach them to the Intent to Comply Letter
from Hunt ' s Engineering.
Written conditions as follows ;
Planning Board Conditions and Specifications :
1 . Phase III and IV single family home construction approval shall be
contingent upon the ACOE approval and issuance of wetland permits
and any wetland mitigation required by the ACOE;
2 . Approval of all phases of the PDA project are contingent upon review
and approval of the Applicant's storm water and erosion control plan
/ SWPPP application;
3 . Approval of all phases of the PDA are contingent upon review and
• approval of the Road Infrastructure layout by the Town of Lansing
Highway Superintendent;
4 . The Applicant shall identify which parcels in Phase III and Phase IV
(single family home construction) shall require soil fill elevation;
5 . The Town's Right of Way / Easement Road Width for the proposed
Private Road in the Townhouse phased construction shall be 60 feet
unless a waiver for 50 foot easement is granted by the Town Board;
6 . The Applicant shall make provision of a TCAT bus stop on Warren
Road, east of the Townhouse construction;
7. The Applicant shall make provision for a 6 foot shoulder / pathway
either north or south of Public Road B, located on the southern portion
of the PDA sketch plan;
8 . The Applicant shall provide an estimated time frame proposal for each
phase of the construction;
9 . Phase III and Phase IV must remain single family home construction
and cannot be amended to permit additional multifamily dwellings in
the FDA;
10 . All phases of the PDA approval are contingent upon Town Board
approval of the applicant's application for extension of the Water
District to encompass the entire PDA project .
• Nancy Loncto seconded .
VOTE AS FOLLOWS :
17
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Town of Lansing Planning Board Meeting
August 9 , 2010
Visitors Please Sign In Below : ( Please Print)
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r�� \ _ TOWN o LANSING
`ktkkol "Home of Industry, Agriculture and Scenic Beauty "
• 9.
� � ZONING , PLANNING AND CODE ENFORCEMENT
t • 1 , Box 186
` Lansing, NY 14882
11
', I . E-mail: tolcodes@twcny . rr. com
Town of Lansing
Planning Board Meeting
August 9, 2010 7: 15 PM
Lansing Town Hall - Large Court Rm.
http ://www.lansingtown. com /
Agenda
• Time: Agenda Topics
7 : 15 P.M. Public Comments/Concerns
7 : 20 PM Site Plan Review & SEQR Review , Eileen Stout — Rogues Harbor
Brewing Company, 2075 East Shore Drive, Tax Parcel # 37 . 1 - 2- 1 .
7:40 PM Review & Discussion of Modified Sketch Plan for Planned
Development Area, Cardamone Home Builders,
Warren / Hillcrest Road, Tax Parcel # 41 . -2-5
Approval /Denial of July 12 , 2010 Minutes
Any Other Business Deemed Necessary
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