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Thread: Lancasters Informal "Smart Growth Planning" over 300 more homes for Lancaster

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    Question Lancasters Informal "Smart Growth Planning" over 300 more homes for Lancaster

    INFORMAL PRESENTATION - WILLIAM TUYN OF GREENMAN-PEDERSEN, INC., 633-4844,
    REQUESTED TO BE SCHEDULED AS AN INFORMAL PRESENTATION TO DISCUSS THE OVERALL
    PROJECT OF PLEASANT MEADOWS, SOUTH SIDE OF PLEASANTVIEW DRIVE AND WEST OF STONY
    BROOK DRIVE
    William Tuyn, Greenman Pedersen, Inc. and Victor Martucci, Marrano Pleasant Meadows, LLC, informally presented
    to the Planning Board the proposed plans for the overall project of Pleasant Meadows. This project is located on the
    south side of PLEASANTVIEW Drive, west of Stony Brook Drive. Mr. Tuyn presented the following phases of the project
    to the Planning Board for comments:


    Pleasant Meadows, Phase IV - Will consist of 7 single-family homes along the south side of PLEASANTVIEW Dr. Lot sizes
    will be 75' X 367". Currently there are no sewers along this section of PLEASANTVIEW Drive. Once the sewers are
    extended, development can begin. Tax payer funded sewer extension for private capital gain.

    Pleasant Meadows, Phase V - Will consist of 61single-family homes on the south side of PLEASANTVIEW Dr., west of
    Juniper Blvd.

    Pleasant Meadows, Phase VI - Will consist of 41 single-family homes west of Juniper Blvd., north of Seneca Place.

    Pleasant Meadows, Phase VII - Will consist of 47 single-family homes east of Traceway, west of Juniper Blvd.

    Pleasant Meadows, Phase VIII - Will consist of 148 townhouses. These units will be fourplexes with private streets and
    a common area. The roads will be 24-ft. wide with 2-ft. gutter curbs on each side.

    Mr. Martucci told the Planning
    Board that the plans for this phase do not show any sidewalks. He said that the cost of the sidewalks will impact the price of the homes, and that the maintenance and shoveling becomes a cost to the homeowners association. He said that homeowners in townhouse developments in other towns, prefer not to have sidewalks. He will bring in sidewalk cost information for the Planning Board to the next Planning Board meeting.

    Chair Keysa stated that the preference of the Planning Board is 5-foot sidewalks on one side of the street . Chair Keysa also reminded the applicant that the space requirement between the face of the garage and the sidewalk must accommodate at least one car.

    Mr. Tuyn told the Planning Board that this is a mixed-use project and that each section will have its own identity. The Planning Board liked the concept and flow of the overall plan. Member Anderson stated that as the phases are developed, the developer should not fill in any floodplains, even if it is allowable. The Planning Board noted that there is a need for a numerical file of the phases for this project. It will be necessary for the developer to discuss this with the Town Attorney and the Town Clerk to coordinate a numerical system for the phases.

    When addressing the issue of fencing for the Cemetery on PLEASANTVIEW Drive - Mr. Martucci told the Planning Board that during construction of the patio home section of this project that is adjacent to the cemetery, a temporary fence will be put up that is stronger than the snow fence that is presently there . A period-appropriate fence will be constructed around the cemetery when the patio-home section is completed. Council member Stempniak stated that the permanent fence should be no-maintenance or very low maintenance type of fencing . Developer will need to work with the Town Board to determine the type of permanent fencing that will be used.
    (The almost non-existent plastic "Snow Fence" was dumped there by the Developer - He agreed earlier to install a wrought Iron Fence- Now Mrs Stempniak is back peddling by restating the requirements- and leaving the material to be used open to the builders discretion. Slick!)


    Over 300 more new homes for North Lancaster - South of PLEASANTVIEW Dr.
    Questions:

    Was there or is there going to be a traffic study done to show how the added 400 to 500 new cars will affect area traffic ?

    Not a study for each phase - a total accumulative affect of the total daily auto and school buss trips in and out of this area on the neighboring roads?

    Will there be more "retention" ditches/ponds associated with the building of these new home sites ?

    If so , are they like others in our Town going to end up costing the taxpayers money to maintain - will they be "Given" to the Town by the Developer to relieve themselves of the financial burden of maintaining what they have created ?

    Will the purchasers of these homes be notified in written form that they are buying homes in on or near flood plains or and wetlands ? ..

    Will the purchasers be notified that "Flood Insurance" which is usually double the cost of home owners insurance may also be required by lenders ? . .

    Why didn't the planning board ask these questions?
    #Dems play musical chairs + patronage and nepotism = entitlement !

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    Member Foot Fungus's Avatar
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    Over 300 more new homes for North Lancaster - South of PLEASANTVIEW Dr.
    Questions:

    Was there or is there going to be a traffic study done to show how the added 400 to 500 new cars will affect area traffic ?

    Not a study for each phase - a total accumulative affect of the total daily auto and school buss trips in and out of this area on the neighboring roads?
    400-500 new cars? Take a look at the plans submitted a while ago for the total project. You'll need a good magnifying glass, but go to the south section of the proposed project that will be the business park. Check out the teeny tiny numbers that detail the number of parking spaces for the proposed office buildings. It's been a while since I looked at the plans, but the number of cars that were being planned for was pretty mind blowing as I recall.

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    Lightbulb Thanks for the input.

    Quote Originally Posted by Foot Fungus
    400-500 new cars? Take a look at the plans submitted a while ago for the total project. You'll need a good magnifying glass, but go to the south section of the proposed project that will be the business park. Check out the teeny tiny numbers that detail the number of parking spaces for the proposed office buildings. It's been a while since I looked at the plans, but the number of cars that were being planned for was pretty mind blowing as I recall.
    I was just referring to "Homes/families" but please if you can - post those numbers on Commercial use - if you would . Either way - we get stuck with the traffic , sewer upgrades , road repairs and water pressure issues , while the new folks get cracking basements and flooded yards. What a deal!
    Welcome to Pleasant Meadows of Lancaster New York !

    Thanks
    Bob (The builder) Giza
    #Dems play musical chairs + patronage and nepotism = entitlement !

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    Tony Fracasso - Admin
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    Quote Originally Posted by bullitt4248
    I was just referring to "Homes/families" but please if you can - post those numbers on Commercial use - if you would . Either way - we get stuck with the traffic , sewer upgrades , road repairs and water pressure issues , while the new folks get cracking basements and flooded yards. What a deal!
    Welcome to Pleasant Meadows of Lancaster New York !

    Thanks
    Bob (The builder) Giza
    The current residents get stuck with the cost of support of this. More town employees, more police required more taxes. Correct?

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    Bring it on. We'll have the biggest block party in Western New York, right here in Lancaster baby.

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    Tony Fracasso - Admin
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    How many children on average will 300 new homes add to the school system?

    Does the developer use some of thier profits to build the extra school rooms the children these 300 or so homes need?

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    Lightbulb Other states and communities require Developers contribute

    Quote Originally Posted by WNYresident
    How many children on average will 300 new homes add to the school system?

    Does the developer use some of their profits to build the extra school rooms the children these 300 or so homes need?
    Other States and communities require Developers contribute!

    Response to first part of your question : The average number of children used for this calculation is 2.5 children per new home . I never heard of anyone having .5 or one half of a child!


    Many States and other Communities do require Developers to include Landscaping , public side walks , trails , paths , within Residential and Commercial Developments. Also many do require the Developers contribute to the Construction of Schools and other Community Related structures.

    Many times Lancaster's Town Board has been requested by residents to require such things . As witnessed in recent discussions at the planning Board Level about the Pleasant View Dr. subdivisions - the developers are usually let off the hook on such things - including basic public walk ways called sidewalks .

    Our Town Board and Planning Board have routinely swallowed the Developers argument that "It would add too much to the "Cost" of the new home and the new Buyers wouldn't want it." Or , " The New Trend is not having side walks."

    Time and time again , When a project is first proposed the Developer will say, "We will have Ponds , Nature Areas and Green space!" Like in the case of the Larkspur Sub division off Wherle Drive . The Developer showed/advertised to prospective buyers a "Green Nature Area" complete with Deer and Nature Scape." They later found out that this area was slated for further Development .

    Even before the project was completed they (the new residents) raised this issue with the Lancaster Town Board . The Developers said , "We will remove that portion of the Advertisement and Representative Items in the projects final Conceptual Drawings." That was good enough for the Lancaster Town Board . The new owners felt defrauded or at the vary least mislead .

    "Lancaster Ponds" turn out to be unusable ground water "Retention Basins." That the developers "Give Back" to the town so Lancaster's tax payers can pay to maintain them .

    "LANCASTER Nature Area's" turn out to be unusable , Unusable "wetlands." That the developers "Give Back" to the town so Lancaster's tax payers can pay to maintain them .

    "LANCASTER Green Space" ends up being the front and back "Lawns" of each new parcel . That the new resident maintains .

    __________________________________________________backwards
    As others have stated , "Lancaster Town Government Bends over ^ to Facilitate the BUILD OUT OF LANCASTER." (Bob Giza)

    There are multiple ways our Lancaster Planning Board and Town Board could work with Developers to reduce the tax burden of all the new development - So far , they chose to except Campaign Funds and Insider Real estate deals instead .
    #Dems play musical chairs + patronage and nepotism = entitlement !

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    Thumbs up I agree-

    Quote Originally Posted by ghosthunter
    Bring it on. We'll have the biggest block party in Western New York, right here in Lancaster baby.
    As long as the "Block Party" is on your block , everyday and night for as long as you live there and you pay the bill - thats what you want us to do!
    #Dems play musical chairs + patronage and nepotism = entitlement !

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    Member Ms.Depew.to.you's Avatar
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    Quote Originally Posted by WNYresident
    How many children on average will 300 new homes add to the school system?

    Does the developer use some of thier profits to build the extra school rooms the children these 300 or so homes need?
    This is exactly what I was going to ask. What elementary school are they going to cram them into?

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    Bullitt wrote:

    "Lancaster Ponds" turn out to be unusable ground water "Retention Basins." That the developers "Give Back" to the town so Lancaster's tax payers can pay to maintain them .

    "LANCASTER Nature Area's" turn out to be unusable , Unusable "wetlands." That the developers "Give Back" to the town so Lancaster's tax payers can pay to maintain them .

    "LANCASTER Green Space" ends up being the front and back "Lawns" of each new parcel . That the new resident maintains .

    __________________________________________________ backwards
    As others have stated , "Lancaster Town Government Bends over ^ to Facilitate the BUILD OUT OF LANCASTER." (Bob Giza)
    Agree with the above. Would like to add:

    “Lancaster Storm Water Control” translates to homeowner sump pumps running 24/7 and developer drainage systems that either lead to nowhere or to someone else’s back yard.

    “Lancaster Rodent Control”: Garbage bags okay until rodent count exceeds neighboring communities.

    “Lancaster Reassessment Program”: vehicle used by town and school district to lower tax rates while sucking more tax dollars from our pockets.

    “Lancaster Traffic Control Program”: open more stub roads to bleed traffic through subdivision streets under the pretense that its good for neighbors to get to know one another through bicycling or walking. At least it helps keep kids off the streets and safe in organized programs that help create more jobs for friends and family.

    “Lancaster Smart Growth”: Unavailable at this time!

  11. #11
    "Lancaster Smart Growth" is an oxymoron and it will continue to be an oxymoron until we remove some of the morons from the town board.

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    Member LaNdReW's Avatar
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    Add another one to the list

    22 acres on Broadway and Pavement.....

    Development in the works.
    "When fascism comes to America it will be wrapped in the flag and carrying a cross." - Sinclair Lewis (1935)

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    Quote Originally Posted by LaNdReW
    22 acres on Broadway and Pavement.....

    Development in the works.
    I think that's just going to be Senior apartments.

    Seniors are the best citizens - no kids, relatively quiet, and they eat dinner early so they don't make the restaurants crowded.

    Sure, they'll fall now and then, but that's still cheaper than sending 2.5 kids to school.

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    Member LaNdReW's Avatar
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    Not

    Quote Originally Posted by therising
    I think that's just going to be Senior apartments.

    Seniors are the best citizens - no kids, relatively quiet, and they eat dinner early so they don't make the restaurants crowded.

    Sure, they'll fall now and then, but that's still cheaper than sending 2.5 kids to school.
    Not from what I hear. We shall see.
    "When fascism comes to America it will be wrapped in the flag and carrying a cross." - Sinclair Lewis (1935)

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