HomeMy WebLinkAbout19-07 Dutch Harvest Farm - Ridge RoadRESOLUTION PB 19-07'"qX4_
RESOLUTION APPROVING SITE PLAN AND ISSUING FINAL SITE PLAN APPROVAL
FOR DUTCH HARVEST FARM -1487 RIDGE ROAD
WHEREAS, an application was made by Laura Huizinga as the owner, with Tim Buhl, P.E.
Engineer, for site plan approval for the proposed construction of a new commercial wood frame
building at 1487 Ridge Road, Lansing, New York, also known as TPN 12.4-18.5, located in the
RA - Rural Agriculture Zone, and consisting of approximately 50.44± acres, together with parking
and landscaping improvements, site drainage, and stormwater improvements; and
WHEREAS, the applicant's completed site plan considered the additional impacts of
development on the site and stormwater impacts and mitigation systems, and a SWPPP was duly
developed and updated after the sketch plan, and the same was reviewed and generally approved
by the Town Engineer, subject to some minor conditions and approvals as set forth below; and
WHEREAS, this proposed action is a Type I Action for which the Town of Lansing Planning
Board, as lead agency, duly issued a Negative Declaration of environmental impacts under
SEQRA; and
WHEREAS, a General Municipal Law § 239 referral was delivered to, and a review dated
September 10, 2018 was received from, the Tompkins County Department of Planning and
Sustainability, which review officially found and noted that no negative inter-community or
county-wide impacts would be likely to result from this project; and
WHEREAS, the Planning Board has again considered and carefully reviewed the requirements
of the LUO relative to site plan review, the unique needs of the Town due to the topography, the
soil types and distribution, and other natural and man-made features upon and surrounding the
area of the proposed site plan, and the Planning Board has also considered the zoning in the area
and the project in light of the Town's Comprehensive Plan and compliance therewith, and the
Planning Board duly held a public hearing on September 10, 2018 for this project and its proposed
site plan and proposed SWPPP and stormwater permanent practices, and as the underlying use
is a permitted use in the zone in which located; and
WHEREAS, on March 11, 2019, the Planning Board duly considered the proposed site plan in
accordance with the provisions of LUO § 701.4 et seq., including concerns addressing site
drainage, lighting, nearby residences, landscaping, parking, buffering, screening, driveways, and
any potential on and off- site environmental impacts, and upon due consideration thereupon and
deliberation by the Town of Lansing Planning Board, now therefore be it
RESOLVED, that The Dutch Harvest Farm site plan application for the proposed construction of
a new 72' x 108' building, including 1,728 sf of open side porches and an open pavilion building
of 20' x 45', a stormwater pond water feature and improvements, together with driveway and 83
parking spaces, and general site area improvements located at NYS Rt. 34B - #1487 Ridge Road,
Lansing, New York, be and hereby is granted and approved, subject to the following conditions:
1. In accord with LUO § 701.10, this site plan approval is valid for only 36 months from the
date hereof, and the applicant/ owner is required commence and substantially complete the
construction or other activities for which the site plan is applicablewithin said 36 months or this
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approval shall, unless extended upon application timely made, expire, lapse, and be of no further
validity, force or effect.
2. Site plan approvals shall include the application materials as prepared by Tim Buhl, PE
and various site plan and SWPPP drawings as dated Feb 22, 2019, and last revised dated March
4, 2019.
3. Building Permits will be required to construct the approved building and site facilities and
such plans must meet all code requirements, including the sealing of plans by a licensed engineer
or architect, and be constructed in compliance with all state and local building code requirements.
4. The applicant will be required to obtain Bolton Point water permit for a new 4" water
service and meter to connect to the existing Consolidated Water District Mains, as well as and a
Tompkins County Health Department On-site Wastewater System permit, both as pre-conditions
to obtaining any building permit and a Certificate of Occupancy ("CO").
5. In accord with final compliance conditions stated in the SWPPP review letter of the Town
Engineer dated February 28, 2019, the applicant/owner shall comply with any such final
conditions and provide final stormwater plans, final as-build stormwater drawings, and
verification that existing and new stormwater systems and features are properly working, prior
to issuance of any CO or the close-out of any building permit.
6. Compliance with curb cut and NYSDOT permit conditions and requirements, including in
relation to Highway Work Permit #20180373685, including receipt of final NYSDOT approval or
permit close-out for any curbing or driveway, culvert, or related land use designs or
improvements as may be emplaced upon or adjacent to any existing highway right-of-way or
public highway.
7. With the exception of rain gardens (stormwater) and decorative trees near the building
and gazebo (e.g., pages ST-7 and ST-8 of Site Plan and details), and specifically including all
boundary and driveway trees, all trees so shown on the site plans to be planted as part of site
development shall be a minimum of 1.5" to 2" caliper trees and evergreen trees to be 6' high at
the time of planting, including to help ensure prompt development of visual and sight features,
as well as sound and visual buffering.
8. All parking layouts, screening, dark sky lighting, and other site conditions listed in the Site
Plan Review Application Report and Plans dated February 25, 2019, and last revised March 4,
2019, shall be adhered to and complied with, and any questions or interpretations as to the
applications of such requirements shall be approved by the Code Enforcement Officer, upon
verification of compliance by developer-owner.
9. No fireworks shall be allowed unless 5-days' advance notice of such event is provided to
the Town. In addition, the applicant has agreed to send notification to neighbors who have asked
to be notified at least 15 days in advance of a fireworks event. All displays and events shall comply
with the most current New York State rules for fireworks displays, and each event shall require
a permit from the Town as provided for by law, including but not limited to the requirements of
Penal Law § 405.00, et seq., the regulations of the State of New York, including but not limited to
12 NYCRR Part 61, and NFPA 1123 and 1126, each as now written or hereafter amended or
recodified.
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10. All existing or required vegetative buffers along driveway and to the north (including as
shown on the site plan labeled ST -1 described above) shall be maintained as healthy and natural
non-invasive vegetation designed to provide both visual and sound buffering. Emphasis shall be
placed upon solid cover barriers, such as hedges and offset rows of evergreen trees, or densely
placed deciduous trees with variable heights and interspersed with evergreens or other plants as
provide for such cover. Existing and any new Buffers shall be properly maintained and any dead,
diseased, or dying trees or plants shall be promptly replaced, and any tree or plants that, whether
singularly or in combination, due to lack of growth, death, recession, disease or other cause, cease
to function as buffers shall be replaced in a manner as promotes the goal of such buffer as stated
in this site plan approval.
11. The applicant agrees to restrict amplified music to inside the barn and between the hours
of gam to 11pm.
12. The applicant must be issued a Sign Permit in compliance with the Town's Sign Local Law
(#1 of 2014) in order to erect, install, build, place, emplace, site, or substantially rebuild or repair
any Sign.
March 11, 2019
Motion by: Dean Shea (as amended)
Seconded by: Deborah Trumbull
VOTE AS FOLLOWS:
Sandra Dennis Conlon - Aye
Norman L. Davidson - Aye
Larry Sharpsteen - Aye
Dean Shea - Aye
Deborah Trumbull - Aye
Thomas Butler, Alternate - Aye
Al Fiorille, Vice -Chair - Aye
Received and filed in the Lansing Town Clerk's Office on March 15, 2019
(seal)
Debbie Munson
Town Clerk
Town of Lansing
Tompkins County, New York
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