HomeMy WebLinkAbout03-24-25 PLANNING BOARD MINUTESTOWN OF LANSING PLANNING BOARD
MEETING March 24, 2025
Lansing Town Hall, 29 Auburn Road
Board Members Present:
Dean Shea, Chair
Thomas Butler, Vice -Chair
Al Fiorille
Christine Hass
John Licitra
Danielle Hautaniemi
John Duthie
Fredric Villano
Also Present:
Kelly Geiger, Planning Clerk
Mason Molesso, Planner,
Joe Wetmore, TB Liaison
Public Present:
Gerry Pendell
Melissa Melko
Mollie Messenger
James Armstrong
Martin Moriwether
Matt Liponis
Debbie Loring
Roger Loring
Jesse Young
Andy Sciarabba
Claudia Brenner
Chair Dean Shea opened the meeting at 6:31 pm.
Action Items:
Excused:
Sandy Dennis -Conlon
Proiect: Site Plan Review — 0 & 2675 N. Triphammer Rd — Delaware River Solar
Applicant: Mollie Messinger, De1So1
Location: 0 & 2675 N. Triphammer Road
Project Description: Site Plan Review of two solar energy facilities
SEQR: N/A; completed during Use Variance proceedings
Anticipated Action: Review updated planting plan, any additional comments or concerns the Board
may have, conditions & approval
Summary of Discussion:
• Mollie Messenger was present to discuss this project
• Landscaping, tree height, solar panel height, berms, trails, wetland, fire dept. turnaround, snow
plowing, community host agreement, landscaping bond, decommissioning bond
• Board approved Final Site Plans with conditions
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53 RESOLUTION PB 25-05
54
55 TOWN OF LANSING PLANNING BOARD RESOLUTION
56 DELAWARE RIVER SOLAR — NY LANSING I, LLC —
57 FINAL SITE PLAN APPROVAL WITH CONDITIONS
58
59 WHEREAS, on 20 December 2024 an application was made by Mollie Messinger, on behalf of NY
60 Lansing I, LLC (Delaware River Solar), for Site Plan Approval for a 5 MW photovoltaic array facility
61 located on land at TPN 44.-1-1.2. "NY Lansing 1, LLC" will consist of approximately 10,000
62 photovoltaic panels, an access road, utility connections, inverters, and all other facilities and site
63 modifications shown in the drawing set "NY Lansing I, LLC" dated 2/21/2025. The property parcel
64 consists of approximately 24.9 ± acres in the R2 — Residential Moderate Density zoning district which
65 does not permit Solar Energy Facilities. As such, NY Lansing I, LLC has received a Use Variance
66 (Resolution ZBA 24-16); and
67
68 WHEREAS; during the Use Variance proceedings legal notice was published on 28 June 2024, and
69 adjacent property owners within 600 linear feet were notified by mail on the same date, pursuant to Town
70 Code § 270-27(F); and
71
72 WHEREAS; during the Use Variance proceedings the Town of Lansing Zoning Board of Appeals did
73 on 10 July 2024 classify the project as a Type I Action and declared itself the Lead Agency for the
74 coordinated environmental review with the Town of Lansing Planning Board (Resolution ZBA 24-14);
75 and
76
77 WHEREAS; during the Use Variance proceedings a public hearing was held before the Town of
78 Lansing Zoning Board of Appeals on 10 July 2024, and the public was duly allowed to speak upon and
79 address the proposed project, including the SEQR environmental review portion in addition to
80 comments regarding the site plan's; and
81
82 WHEREAS, during the Use Variance proceedings this project was reviewed by the Tompkins County
83 Planning Department, pursuant to Section 239-m of the New York General Municipal Law, during which
84 all inter -municipal concerns stated in the 18 September 2024 letter were adequately addressed by the
85 applicant; and
86
87 WHEREAS, during the Use Variance proceedings the Town of Lansing Zoning Board of Appeals issued
88 a Declaration of Negative Environmental Impact on 11 December 2024 (Resolution ZBA 24-14); and
89
90 WHEREAS, the Town of Lansing Planning Board has evaluated this project under the applicable
91 standards outlined in Town Code § 270-27 as well as Local Law # 3 of 2020 § 802.18-18.14; and
92
93 WHEREAS, TG Miller has reviewed all necessary application materials including, but not limited to,
94 the drawings titled "NY Lansing I, LLC" dated 2/21/2025, the "Operations & Maintenance Plan" dated
95 4/8/2025, and the projects SWPPP in which they subsequently offered their comments on 22 January
96 2025 & 19 March 2025 in letters to the applicant; and
97
98 WHEREAS, NY Lansing 1, LLC has agreed to work with Cayuga Landscape, or a similarly approved
99 landscaping company, who will handle planting and post planting maintenance of all approved site
100 plantings for the duration specified within the required Landscaping Bond; and
101
102 WHEREAS, this project was reviewed by the Town of Lansing Code Enforcement Officer for concerns
103 regarding fire apparatus access and NYS Fire Code compliance, in which comments were provided to
104 the applicant in a 24 March 2025 email; and
105
106 NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS:
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That the Planning Board of the Town of Lansing does hereby grant Site Plan approval for NY Lansing
I, LLC on land located at TPN 44.-1-1.2, as well as all applications, forms and materials, subject to the
following conditions which must be met as specified below:
1) Town of Lansing shall receive a raised — seal Final Plat, to certify and complete the Lot Line
Adjustment related to this project, prior to issuance of Building Permits.
a. The final Plat shall show Trail Easement lands being dedicated to the Town of Lansing.
2) NY Lansing I & II, LLC shall successfully address any withstanding comments from the 19
March 2025 letter from TG Miller prior to the issuance of Building Permits.
3) Project Site Plans shall be amended to meet fire code compliance and deemed complaint by the
Town of Lansing Code Enforcement Officer prior to the issuance of Building Permits.
4) Project Planting Plans shall be revised to include a 2' (foot) raised planting berm along the
northern project boundary (NY Lansing I, LLC), prior to the issuance of Building Permits.
a. Berm is to be located along the norther property line between Bean Hill Road and Stormy
View Drive.
b. The applicant shall update the project Details Sheet to include any technical detail(s) of
berm construction & associated plantings.
5) An Owner/Operator Agreement form shall be approved by the Town of Lansing Town Board
prior to the issuance of Building Permits.
a. This agreement shall include terms regarding snow clearance during the applicable
months as agreed upon between Lansing FD and NY Lansing I & II, LLC.
6) NY Lansing I & II, LLC shall execute a Host Community Benefit Agreement with the Town of
Lansing prior to the issuance of Building Permits.
7) Decommissioning Plan shall be reviewed and approved by the Towns engineering consultant,
and Decommissioning Bond shall be set, secured and approved by the Town of Lansing Town
Board prior to the issuance of Building Permits.
a. Decommissioning Bond terms shall include a 5-year re-evaluation clause.
8) NY Lansing I & II, LLC shall offer, for Town Board consideration and approval, dedication of
trail easement between all parties for affected lands on TPN 44.-1-1.2 & 44.-1-1.3 prior to the
issuance of Certificate of Compliance.
a. Trail easement lands, and the use thereof, shall not interfere or impede with any solar
array facility functions or easement agreement may be terminated by NY Lansing I & II,
LLC.
b. Trail easement shall be 60' wide and shall span the northern portion of 44.-1-1.2 & 44.-
1-1.3 and tie into the existing easement on TPN 44.-1-5.4.
9) The Town of Lansing shall receive a Landscaping Bond in the minimum amount of $90,910 USD
to ensure the proper installation and maintenance of project (screening) plantings prior to the
issuance of Building Permits.
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161 a. Bond amount shall increase to include the construction of 2' raised berm pending
162 submittal of quote from installing contractor.
163
164 10) Both northern and southern screening plantings shall be installed prior to the issuance of
165 Certificate of Compliance.
166
167 Dated: 24 March 2025
168
169 Motion by: Tom Butler
170 Seconded by: John Licitra
171
172 VOTE AS FOLLOWS:
173
174 Tom Butler - Aye
175 Sandy Conlon - Absent
176 John Duthie - Aye
177 Al Fiorille - Aye
178 Christine Hass -Aye
179 Danielle Hautaniemi - Aye
180 John Licitra - Aye
181 Fredric Villano — Not Voting
182 Dean Shea - Aye
183
184 RESOLUTION PB 25-06
185
186 TOWN OF LANSING PLANNING BOARD RESOLUTION
187 DELAWARE RIVER SOLAR — NY LANSING II, LLC —
188 FINAL SITE PLAN APPROVAL WITH CONDITIONS
189
190 WHEREAS, on 24 April 2024 an application was made by Mollie Messinger, on behalf of NY Lansing
191 II, LLC (Delaware River Solar), for Site Plan Approval for a 3 MW photovoltaic array facility located
192 on land at TPN 44.4-1.3. "NY Lansing II, LLC" will consist of approximately 6,000 photovoltaic
193 panels, an access road, utility connections, inverters, and all other facilities and site modifications shown
194 in the drawing set "NY Lansing II, LLC" dated 2/21/2025. The property parcel consists of approximately
195 42.78 ± acres in the R2 — Residential Moderate Density zoning district which does not permit Solar
196 Energy Facilities. As such, NY Lansing I, LLC has received a Use Variance (Resolution ZBA 24-17);
197 and
198
199 WHEREAS; during the Use Variance proceedings legal notice was published on 28 June 2024, and
200 adjacent property owners within 600 linear feet were notified by mail on the same date, pursuant to Town
201 Code § 270-27(F); and
202
203 WHEREAS; during the Use Variance proceedings the Town of Lansing Zoning Board of Appeals did
204 on 10 July 2024 classify the project as a Type I Action and declared itself the Lead Agency for the
205 coordinated environmental review with the Town of Lansing Planning Board (Resolution ZBA 24-15);
206 and
207
208 WHEREAS; during the Use Variance proceedings a public hearing was held before the Town of
209 Lansing Zoning Board of Appeals on 10 July 2024, and the public was duly allowed to speak upon and
210 address the proposed project, including the SEQR environmental review portion in addition to comments
211 regarding the site plan's; and
212
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213 WHEREAS, during the Use Variance proceedings this project was reviewed by the Tompkins County
214 Planning Department, pursuant to Section 239-m of the New York General Municipal Law, during which
215 all inter -municipal concerns stated in the 18 September 2024 letter were adequately addressed by the
216 applicant; and
217
218 WHEREAS, during the Use Variance proceedings the Town of Lansing Zoning Board of Appeals issued
219 a Declaration of Negative Environmental Impact on 11 December 2024 (Resolution ZBA 24-15); and
220
221 WHEREAS, the Town of Lansing Planning Board has evaluated this project under the applicable
222 standards outlined in Town Code § 270-27 as well as Local Law # 3 of 2020 § 802.18-18.14; and
223
224 WHEREAS, TG Miller has reviewed all necessary application materials including, but not limited to,
225 the drawings titled "NY Lansing II, LLC" dated 2/21/2025, the "Operations & Maintenance Plan" dated
226 4/8/2025, and the projects SWPPP in which they subsequently offered their comments on 22 January
227 2025 & 19 March 2025 in letters to the applicant; and
228
229 WHEREAS, NY Lansing II, LLC has agreed to work with Cayuga Landscape, or a similarly approved
230 landscaping company, who will handle planting and post planting maintenance of all approved site
231 plantings for the duration specified within the required Landscaping Bond; and
232
233 WHEREAS, this project was reviewed by the Town of Lansing Code Enforcement Officer for concerns
234 regarding fire apparatus access and NYS Fire Code compliance, in which comments were provided to
235 the applicant in a 24 March 2025 email; and
236
237 NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS:
238
239 That the Planning Board of the Town of Lansing does hereby grant Site Plan approval for NY Lansing
240 II, LLC on land located at TPN 44.-1-1.3 , as well as all applications, forms and materials, subject to the
241 following conditions which must be met as specified below:
242
243 1) Town of Lansing shall receive a raised — seal Final Plat, to certify and complete the Lot Line
244 Adjustment related to this project, prior to issuance of Building Permits.
245
246 a. The final Plat shall show Trail Easement lands being dedicated to the Town of Lansing.
247
248 2) NY Lansing I & II, LLC shall successfully address any withstanding comments from the 19
249 March 2025 letter from TG Miller prior to the issuance of Building Permits.
250
251 3) Project Site Plans shall be amended to meet fire code compliance and deemed complaint by the
252 Town of Lansing Code Enforcement Officer prior to the issuance of Building Permits.
253
254 4) Project Planting Plans shall be revised to include a 2' (foot) raised planting berm along the
255 northern project boundary (NY Lansing 1, LLC), prior to the issuance of Building Permits.
256
257 a. Berm is to be located along the norther property line between Bean Hill Road and Stormy
258 View Drive.
259
260 b. The applicant shall update the project Details Sheet to include any technical detail(s) of
261 berm construction & associated plantings.
262 5) An Owner/Operator Agreement form shall be approved by the Town of Lansing Town Board
263 prior to the issuance of Building Permits.
264
265 a. This agreement shall include terms regarding snow clearance during the applicable
Page 5 of 9
months as agreed upon between Lansing FD and NY Lansing I & II, LLC.
6) NY Lansing I & II, LLC shall execute a Host Community Benefit Agreement with the Town of
Lansing prior to the issuance of Building Permits.
7) Decommissioning Plan shall be reviewed and approved by the Towns engineering consultant,
and Decommissioning Bond shall be set, secured and approved by the Town of Lansing Town
Board prior to the issuance of Building Permits.
a. Decommissioning Bond terms shall include a 5-year re-evaluation clause.
8) NY Lansing I & II, LLC shall offer, for Town Board consideration and approval, dedication of
trail easement between all parties for affected lands on TPN 44.-1-1.2 & 44.-1-1.3 prior to the
issuance of Certificate of Compliance.
a. Trail easement lands, and the use thereof, shall not interfere or impede with any solar
array facility functions or easement agreement may be terminated by NY Lansing I & II,
LLC.
b. Trail easement shall be 60' wide and shall span the northern portion of 44.-1-1.2 & 44.-
1-1.3 and tie into the existing easement on TPN 44.-1-5.4.
9) The Town of Lansing shall receive a Landscaping Bond in the minimum amount of $90,910 USD
to ensure the proper installation and maintenance of project (screening) plantings prior to the
issuance of Building Permits.
a. Bond amount shall increase to include the construction of 2' raised berm pending
submittal of quote from installing contractor.
10) Both northern and southern screening plantings shall be installed prior to the issuance of
Certificate of Compliance.
Dated: 24 March 2025
Motion by: John Licitra
Seconded by: Christine Hass
VOTE AS FOLLOWS:
Tom Butler - Aye
Sandy Conlon - Absent
John Duthie - Aye
Al Fiorille - Aye
Christine Hass - Aye
Danielle Hautaniemi - Aye
John Licitra - Aye
Fredric Villano — Not Voting
Dean Shea - Aye
315 Project: Sketch Plan Site Plan Review for new Zamboni storage facilitv at "The Rink"
316 Applicant: Gerry Pendell
317 Location: 1767 E Shore Drive "The Rink"
318 Project Description: Construction of a 30' x 40' pole barn to be used as storage for new electric
319 Zamboni machine. This project is located in the R2 zoning district
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320 SEAR: Type II — no action needed
321 Anticipated Action: Review Site Plan and provide comments/ concerns, schedule PH for April (if
322 needed?)
323
324 Summary of Discussion:
325 • Gerry Pendell was present to discuss this project
326 • 30x40 pole barn, heated environment, doesn't require SEQR, under 4,000 sq ft., underground
327 electric, asphalt driveway, fire truck access
328 • Board approved project
329
330 RESOLUTION PB 25-07
331
332 TOWN OF LANSING PLANNING BOARD RESOLUTION
333 ZAMBONI STORAGE FACILITY LOCATED AT "THE RINK"
334 SEQRA NEG DEC & FINAL SITE PLAN APPROVAL
335
336 WHEREAS; an application was made by Gerry Pendell, general contractor, for Site Plan Review of
337 a 30' x 40' pole barn type storage structure (as shown in the drawing set "Community Recreation Center
338 Machine Storage Building Site Plan" dated 1/28/2025) on land owned by the Community Rec Center
339 INC located at TPN 37.1-6-9. The purpose of this storage facility is to house The Rink's new electric
340 Zamboni machine. The project consists of the erecting of a 30' x 40' pole barn structure as well as
341 installation of related underground electrical utility line. This project is located in the R2 — Residential
342 Moderate Density zoning district which does permit the construction of a commercial assessor structure
343 pending site plan approval; and
344
345 WHEREAS, 6 NYCRR § 617 of the State Environmental Quality Review Act ("SEQRA") requires that
346 a Lead Agency be established for conducting environmental review of projects in accordance with state
347 environmental law, and the Lead Agency shall be that local agency which has primary responsibility for
348 approving and funding or carrying out the action; and
349
350 WHEREAS, the Planning Board, being the local agency, which has primary responsibility for
351 approving the action declares itself the Lead Agency for the review of this action under
352 SEQRA; and
353
354 WHEREAS, 6 NYCRR § 617.5 (C)(9) determines "construction or expansion of a primary or
355 accessory/appurtenant, non-residential structure or facility involving less than 4,000 square feet of
356 gross floor area and not involving a change in zoning or a use variance and consistent with local land
357 use controls, but not radio communication or microwave transmission facilities" to be a Type II action,
358 which is not subject to further review under SEQRA; and
359
360 WHEREAS, the action noted above is exempt from NYS General Municipal Law § 239 -1, -m, and -n,
361 and will not require further review from the Tompkins County Planning and Sustainability Department;
362 and
363
364 WHEREAS; the Town of Lansing Planning Board, the agency with authority to approve this action,
365 determined that, due to insignificant size and location, no public hearing was necessary for this project;
366 and
367
368 WHEREAS, the Town of Lansing Planning Board has evaluated this project under the applicable
369 standards outlined in Town Code § 270-27; and
370
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371 WHEREAS, the Planning Board has considered and carefully reviewed the requirements of the Town
372 code relative to site plan review, the unique needs of the Town due to the topography, the soil types and
373 distribution, and other natural and man-made features upon and surrounding the area of the proposed
374 site plan, and the Planning Board has also considered the zoning in the area and the project in light of
375 the Town's Comprehensive Plan and compliance therewith, and as the underlying use is a permitted use
376 in the zone in which located; and
377
378 NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS:
379
380 That the Planning Board of the Town of Lansing does hereby grant Site Plan Review approval to
381 construct a 3" x 40' pole barn type storage structure (as shown in the drawing set "Community
382 Recreation Center Machine Storage Building Site Plan" dated 1/28/2025) on land located at TPN 37.1-
383 6-9, as well as all applications, forms and materials.
384
385 Dated: 24 March 2025
386
387 Motion by: Al Fiorille
388 Seconded by: Christine Hass
389
390 VOTE AS FOLLOWS:
391
392 Tom Butler - Aye
393 Sandy Conlon - Absent
394 John Duthie — Aye
395 Al Fiorille - Aye
396 Christine Hass - Aye
397 Danielle Hautaniemi - Aye
398 John Licitra - Aye
399 Fredric Villano — Not Voting
400 Dean Shea - Aye
401
402
403 Proiect: Preliminary Plat Review of Minor Subdivision (2 Lots) of land at 25 Snerry Lane
404 Applicant: Joseph Lovejoy
405 Location: 25 Sperry Lane
406 Project Description: Minor subdivision of lands located at 25 Sperry Lane into two new parcels:
407 Parcel A (.748 ac) and Parcel B (.726 ac). This project is located in the R2 zoning district
408 SEQR: Unlisted Action — part 2 required
409 Anticipated Action: Preliminary Plat review, schedule Public Hearing for April, complete SEQR pt. 2
410
411 Summary of Discussion:
412 • Joseph Lovejoy was present to discuss this project
413 • Divide to build another house
414 • Board scheduled public hearing for April
415
416 Proiect: Preliminary Plat Review of Conlon Corners Minor Subdivision (4 Lots)
417 Applicant: Andy Sciarabba on behalf of Jesse Young (owner)
418 Location: 113 Bower Road
419 Project Description: Minor subdivision of lands located at 113 Bower Road into four new parcels:
420 Lots 1-3 (1.5 ac each) and the remaining 182-acre parent lot. This project will also have a 20' easement
421 with the Town for the installation of a walking trail. This project is located in the RA zoning district
Page 8 of 9
SEAR: Unlisted Action — part 2 required
Anticipated Action: Preliminary Plat review, schedule Public Hearing for April, complete SEQR pt. 2
Summary of Discussion:
• Andy Sciarabba and Jesse Young were present to discuss this project
• Downsized to 3 lots, now minor instead of major subdivision, basic SWPPP, lot line
adjustment, trails
• Board set public hearing for April
Proiect: Sketch Plan / Site Plan Review of "Sperling Studio'
Applicant: Andy Sciarabba on behalf of Josh Sperling (owner)
Location: 2073 E Shore Drive (located in the old IGA building)
Project Description: Art / woodworking studio including new site improvements. This project is
located in the B 1 zoning district
SEQR: Unlisted Action — part 2 required
Anticipated Action: Review Site Plan and provide comments/ concerns, schedule PH for April,
complete SEQR pt. 2
Summary of Discussion:
• Andy Sciarabba and Claudia Brenner were present to discuss this project
• Septic, new pump system, ornamental landscaping, repave & reline, parking spaces, private
charging station, art and woodworking, fenced in patio, inside totes, no dumpsters, outside
fagade/design, interior design, confer with trails committee
• Board set public hearing for April
Proiect: Sketch Plan / Site Plan Review 89 Goodman Rd
Applicant: Kevin Kirby, owner
Location: 89 Goodman Road
Project Description: Site Plan Review of small, home -based business named the `Barksville Inn".
This project is located in the AG zoning district
SEQR: Type II — no action needed
Anticipated Action: Review Site Plan and provide comments/ concerns, conditions of ZBA approval
& approval
Summary of Discussion:
• Applicant did not show
• Board discussed fencing, signs, dogs, and zoning. Project will be tabled until April meeting
461 Other Business:
462 • Joe Wetmore discussed zoning items that passed and Delaware River Solar
463 • Board discussed Capital Improvement Committee meeting, budget for salt, status of Dandy and
464 Planning Board training
465
466 Adiourn Meeting
467 Meeting adjourned at the call of the Planning Board Chair at 8:1 Opm.
468 Minutes Taken and Executed by Kelly Geiger
469
470 Access to public documents available online at:
471 Planning Board Email tolcodes(a)lansingtown.com
472 Town Website httvs://www.lansin2town.com
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