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82 property owners in the Lakewatch and Cayuga Highlands developments signed a petition that was presented to the Lansing Town Board Wednesday.  The petition asks the board to approve a complete plan of the proposed nearby Novalane development that addresses all of their safety concerns.  The main issue is a connector road between the two developments.  The current phased plan only insures the road will go part way, which neighbors worry will cause more traffic on what are now quiet neighborhood streets.

"I'm here to present a petition from 82 of our neighbors regarding the Novalane project, which is being developed on approximately 30 acres between the Eastlake development to the south and Lakewatch on the north perimeter," spokesman Dave Schutz told the Board.  "We have strong opposition to the current existing plan and we're hoping we can present this to the board on the record so you can be aware of our situation, our circumstances, and our intent to keep an eye on this and, hopefully, get some resolution that can serve everybody in the community as well as us."

The complete plan could bring around 19 new houses to the area, but phase one plans to build up to seven houses on the western portion of the parcel.  A connecting road connecting the two surrounding developments has been planned for years, but would only be built when the land was developed.  Phase 1 of the project calls for only part of the property to be developed, and therefore for only part of the road, which would connect to Smuggler's Path.  That road, in turn, leads into Reach Run.  The neighbors say they are in favor of the Novalane property, but only if the road is built completely and along what they say is a safe route.  They say that there is no guarantee that there will ever be a phase two, which means there is no assurance the road will ever connect,  That would bring more traffic, including construction traffic into their neighborhood.

It is not unusual for developments to be built in phases.  For example the Lansing Commons development near Woodsedge Apartments was planned to be built in three phases.  The first would largely involve single family homes, the second would add townhouses, and the third would add apartments and possibly commercial buildings to the mix.  But when the developer couldn't get approval to construct a package (sewage) plant it was back to the drawing board, and now single family homes on larger parcels that can handle septic systems are being built.  That is a good example of what happens with developments over time.  As circumstances change, plans change.  And future phases are dependent on the commercial success of phase one.

For the developer, a strong consideration is that roads aren't cheap.  Typically new roads are built by the developer, and then they are conveyed to the Town.  That insures that needed roads service the new buildings at the developer's expense, and taxpayers take over maintenance and plowing once there are new taxpayers living there to contribute.


There is no assurance to the developer, either, that phase two will come to pass.  If there is a lull in the housing market, or any of a number of circumstances delay or end further development.  Neighbors fear the Planning Board will approve phase one of the development with only a partial road that leads from Reach Run via Smuggler's path into the development without extending all the way to the Eastlake neighborhood.  They say that both current intersections between East Shore Circle and Route 34 are on curves, and are already dangerous, despite a recent speed limit reduction from 55 miles per hour to 45.  They say that if the new road connected to Eastlake Road, forming a four-way intersection with Eaterwagon Road, more people would access 34 there, where the state road is straight.

Schutz has said in the past that the neighbors are willing to litigate if it comes to that.  But he says he has a strong preference to engage the Town and Planning Boards and Developer John Young to try to come to a mutually agreeable solution.

"We have serious safety concerns about the plans for Nova Lane as they have been presented to us," the petition reads.  "Specifically, we are concerned about the connections to Nova Lane via Smugglers Path and/or Reach Run that terminate in one or more dead ends, creating a single entry and exit point to this new development. This single point of entry/exit presents a significant danger in terms of emergency access to our developments, with the further potential for costly litigation against the Town of Lansing in case of emergency action blocked by lack of planning for entrance and egress routes.  These safety concerns also pertain to traffic to the new development being routed via a single path through our developments and the convoluted traffic plan that would result from the planned configuration of streets. This convoluted plan presents a significant danger to our children, who play on our streets, and to the walkers and runners who frequent these residential neighborhoods. Because there are no sidewalks, moreover, walking, running, and playing in the street are inevitable."

Schutz gave a copy of the petition to Town Board members.  He said that almost everyone in the two neighborhoods have signed it, and added that the remaining half dozen were unavailable, but intend to sign.

"That represents virtually all of our community members that are committed to resolving this," Schutz said.  "They feel that this document accurately reflects their position as well."

Schutz said he will also present the petition to the Planning Board next Monday.

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