HomeMy WebLinkAbout07-15-2026-Planning Board-Minutes-Final
Mary Ann Barr 2021
Planning Board Minutes
Wednesday July 15 2026 at 7:00PM
The Town of Danby
1830 Danby Road
Ithaca, NY 14850
danby.ny.gov
FINAL MINUTES
PRESENT:
Ed Bergman (arrived 7:06PM)
Jacob Colbert
Colleen Cowan
Jamie Vanucchi
Kelly Maher
ABSENT:
Pacific Austin (present via Zoom, but only observing)
Jody Scriber
OTHER ATTENDEES:
Interim Town Planner: George Frantz
Recording Secretary: Cindy Katz
Public (in-person): Jacob von Mechow (Whitham Design Firm);
Mugdha Mallareddy (Whitham Design Firm);
Mitchell Westfield (TG Miller); Patricia Longaker;
Liebe Meier; Daniel Longaker
Public (virtual): Aaron Goldstein, Christa Nunez, Pacific Austin
(Observing Planning Board member); Joel Gagnon
(Town Supervisor)
(1) CALL TO ORDER/AGENDA REVIEW
The meeting was called to order at 7:01PM. There were no additions or deletions to the
agenda.
(2) PRIVILEGE OF THE FLOOR
No one spoke.
(3) APPROVAL OF MINUTES
MOTION: Approve the May 2026 minutes.
Moved by Maher, seconded by Colbert
The motion passed.
In favor: Colbert, Cowan, Vanucchi, Maher
June 2026 minutes were not voted on because not enough board members were present
to vote.
(4) TOWN BOARD LIAISON REPORT (VERBAL)
Supervisor Gagnon gave a short summary:
There was a long public hearing on the proposed Special Events Law. The draft
will now go back to committee for more work and discussion. Another public
hearing is possible in September.
The Board is continuing to work on Town Hall renovations to improve
accessibility
Bergman arrived at 7:06PM
(5) DEVELOPMENT REVIEW
SUB 2026-06 Coddington Road Parcel 5.-1-7.22 Applicant: Patricia Longaker Proposal:
Subdivide existing ~64.7 acre parcel located approximately .6 miles southeast of Banks
Road into 2 lots, ~22 acres & ~42.7 acres, located on north side of Coddington Road.
Zone: Rural 1 SEQR: Unlisted Anticipated Board Action: Review Sketch Plan, SEQR
Determination, Public Hearing, Consider Approval
Interim Planner Frantz provided a brief overview of the case. Planning Board members
reviewed the SEAF Part 1. Chair Maher pointed out that while there are a number of
water features present, none are impacted by the proposal. There were no questions or
concerns about the document. They moved onto SEAF Part 2. All the responses were
“little or no.”
MOTION: To Approve Planning Board Resolution No 17 of 2026 Declaring Lead
Agency, Minor Subdivision, Coddington Road, Tax Parcel #5.-1-7.22,
Whereas an application has been submitted for review and approval by the
Town of Danby Planning Board for a Minor Subdivision of Town of Danby Tax
Parcel No. 5.-1-7.22, by Patricia Longaker, Owner; and
Whereas the applicant proposes to subdivide the existing ~64.7-acre parcel,
located on the north side of the 1200 block of Coddington Road approximately .6
mile southeast of Banks Road, into two lots, ~22 acres (Parcel A), and 42.7 acres
(Parcels B&C) in area respectively; and
Whereas the property is in the Rural 1 Zoning District, requiring a lot area
minimum of 10 acres and lot depth of 800 feet; and
Whereas this is considered a Minor Subdivision in accordance with the Town of
Danby Subdivision and Land Division Regulations, Article II, § 201 B.1. Minor
Subdivision, Option #1 – A large-lot land division is permitted, provided the
following criteria are met:
a. All lots resulting from the land division are (8) acres or more, each with
frontage on a public road maintained year-round;
b. All lots resulting from the land division meet all other pertinent zoning
requirements; and
c. No extension or improvement of an existing, or creation of a new public road,
public utility, or other public facility or area is involved.
d. Compliance with the Stormwater Local Law, if applicable, has been
demonstrated, including, but not limited to, the preparation and approval of
SWPPPs, the obtaining of Stormwater Permits, and the design, planning,
installation, construction, maintenance, and improvement of temporary and
permanent Stormwater Management Practices, as each and all of such capitalized
terms are defined within such Stormwater Local Law; and
Whereas this is an Unlisted Action under the State Environmental Quality
Review Act and is subject to environmental review; and
Whereas the Town of Danby Planning Board has sole responsibility for
approving Minor Subdivisions;
Now Therefore, be it
Resolved that the Town of Danby Planning Board on July 15, 2026 does hereby
declare itself Lead Agency for the environmental review for the action of Minor
Subdivision approval for Town of Danby Tax Parcel No. 5.-1-7.22 by Patricia
Longaker, Owner.
Moved by Colbert, seconded by Cowan
The motion passed.
In favor: Bergman, Colbert, Cowan, Vanucchi, Maher
SEQR Determination
MOTION: To Approve Planning Board Resolution No. 18 of 2026 – Determination of
Environmental Significance, Minor Subdivision, Tax Parcel #5.-1-7.22,
Whereas an application has been submitted for review and approval by the
Town of Danby Planning Board for a Minor Subdivision of Town of Danby Tax
Parcel No. 5.-1-7.22, by Patricia Longaker, Owner; and
Whereas the applicant proposes to subdivide the existing ~64.7-acre parcel,
located on the north side of the 1200 block of Coddington Road approximately .6
mile southeast of Banks Road, into two lots, ~22 acres (Parcel A), and 42.7 acres
(Parcels B&C) in area respectively; and
Whereas the property is in the Rural 1 Zoning District, requiring a lot area
minimum of 10 acres and lot depth of 800 feet; and
Whereas this is considered a Minor Subdivision in accordance with the Town of
Danby Subdivision and Land Division Regulations, Article II, § 201 B.1. Minor
Subdivision, Option #1 – A large-lot land division is permitted, provided the
following criteria are met:
a. All lots resulting from the land division are (8) acres or more, each with
frontage on a public road maintained year-round;
b. All lots resulting from the land division meet all other pertinent zoning
requirements; and
c. No extension or improvement of an existing, or creation of a new public road,
public utility, or other public facility or area is involved.
d. Compliance with the Stormwater Local Law, if applicable, has been
demonstrated, including, but not limited to, the preparation and approval of
SWPPPs, the obtaining of Stormwater Permits, and the design, planning,
installation, construction, maintenance, and improvement of temporary and
permanent Stormwater Management Practices, as each and all of such capitalized
terms are defined within such Stormwater Local Law; and
Whereas this is an Unlisted Action under the State Environmental Quality
Review Act and is subject to environmental review; and
Whereas the Town of Danby Planning Board has sole responsibility for
approving Minor Subdivisions;
Now Therefore, be it Resolved that the Town of Danby Planning Board on July
15, 2026, based on careful consideration of the application materials, determines
the proposed Minor Subdivision will result in no significant impact on the
environment and that a Negative Declaration for purposes of Article 8 of the
Environmental Conservation Law be filed in accordance with the provisions of
Part 617 of the State Environmental Quality Review Act.
Moved by Cowan, seconded by Colbert
The motion passed.
In favor: Bergman, Colbert, Cowan, Vanucchi, Maher
Public Hearing:
Public Hearing Opened at 7:13PM
No one spoke
Public Hearing Closed at 7:14PM
MOTION: To Approve Planning Board Resolution No. 19 of 2026 - Preliminary and
Final Approval, Minor Subdivision, Tax Parcel #5.-1-7.22
Whereas an application has been submitted for review and approval by the
Town of Danby Planning Board for a Minor Subdivision of Town of Danby Tax
Parcel No. 5.-1-7.22, by Patricia Longaker, Owner; and
Whereas the applicant proposes to subdivide the existing ~64.7-acre parcel,
located on the north side of the 1200 block of Coddington Road approximately .6
mile southeast of Banks Road, into two lots, ~22 acres (Parcel A), and 42.7 acres
(Parcels B&C) in area respectively; and
Whereas the property is in the Rural 1 Zoning District, requiring a lot area
minimum of 10 acres and lot depth of 800 feet; and
Whereas this is considered a Minor Subdivision in accordance with the Town of
Danby Subdivision and Land Division Regulations, Article II, § 201 B.1. Minor
Subdivision, Option #1 – A large-lot land division is permitted, provided the
following criteria are met:
a. All lots resulting from the land division are (8) acres or more, each with
frontage on a public road maintained year-round;
b. All lots resulting from the land division meet all other pertinent zoning
requirements; and
c. No extension or improvement of an existing, or creation of a new public road,
public utility, or other public facility or area is involved.
d. Compliance with the Stormwater Local Law, if applicable, has been
demonstrated, including, but not limited to, the preparation and approval of
SWPPPs, the obtaining of Stormwater Permits, and the design, planning,
installation, construction, maintenance, and improvement of temporary and
permanent Stormwater Management Practices, as each and all of such capitalized
terms are defined within such Stormwater Local Law; and
Whereas this is an Unlisted Action under the State Environmental Quality
Review Act and is subject to environmental review; and
Whereas the Town of Danby Planning Board has sole responsibility for
approving Minor Subdivisions;
Whereas the Planning Board, acting as Lead Agency, did on July 15, 2026 make a
Negative Declaration of Environmental Significance for the project; and
Whereas legal notice was published and adjacent property owners within 500
feet notified in accordance with the Town of Danby Subdivision and Land
Division Regulations, Article VI, § 601 II.H. Hearing and Notices; and
Whereas the Planning Board held the required Public Hearing on July 15, 2026;
and
Now Therefore, be it
Resolved that the Town of Danby Planning Board on July 15 2026 does hereby
grant Preliminary and Final Subdivision Approval to the proposed Minor
Subdivision of Town of Danby Tax Parcel No. 5.-1-7.22, by Patricia Longaker,
Owner; and
entitled “Final Subdivision Plat Showing Lands of Patricia L. Longaker Located
on Coddington Road, Town of Danby, Tompkins County, New York” prepared
by T.G. Miller, P.C., and dated 4/08/2026, subject to filing with the Tompkins
County Clerk within 62 days.
Moved by Colbert, seconded by Maher
The motion passed.
In favor: Bergman, Colbert, Cowan, Vanucchi, Maher
SPR 2026-03 (revamped SPR 2025-03) 00 Hornbrook Road Parcel: 6.-1-18.25 Applicant:
Whitham Planning & Design Anticipated Board Action(s) this Month: Sketch Plan
Review. Zone: Rural 2; Aquifer High Vulnerability Overlay; Habitat Corridor Overlay;
Riparian Buffer Overlay SEQR: To be Determined Proposal: Construct a single-family
residence and a residential storage building not to exceed 1,200 square feet, plus 20-
foot-wide gravel driveway and a fire lane to provide access from Hornbrook Rd.
Von Mechow provided a summary of some of the recent history of the application and
explained what changes were being brought to the board at this meeting. In addition to
some architectural changes, the building site as well as the access road to the house has
been moved to skirt the western boundary of the property. This was done to avoid
building on the wetlands following dialogue with the DEC and the Army Corps. The
DEC told the applicants that this plan, in concept, looks good, but it can only be signed
off on with more advanced engineering details. Before the applicants move forward
with the costs & work associated with obtaining those details, they would like to first
run these initial plans past the Planning Board. Nunez expressed their satisfaction with
the feedback they heard from the DEC regarding the project’s impact on water, flora
and fauna.
Westfield, a civil engineer on the project from TJ Miller, reviewed the map. He
explained that their original plan was not feasible as it was three times the amount of
disturbance permitted by the DEC. This new lay-out accounts for both the DEC & Army
Corps delineated wetlands.
The Planning Board asked about the culverts. The representative first explained the
plans are preliminary as they still need to take measurements. The Army Corps, as the
body who oversees the passing over of streams, requires culverts to be 1.25 times the
ordinary high water level. This results in substantial culverts, especially at “culvert
crossing one” which will likely be a concrete box 20 feet large in order to allow wildlife
to come through. There will also be four other, smaller crossings (6 to 8 inches), as well
as another more sizable one that they have not yet done an engineering estimate for.
They discussed the size of the drive-way, which will actually just be twelve feet wide in
most areas, only expanding to twenty feet in a certain area in order to meet fire needs.
When asked about the trees, the applicants shared that the DEC had not given much
feedback. He added that plan to remove any trees during winter in order to protect
wildlife, and that they will try to avoid taking down mature trees. A surveyor will also
go out to record the notable trees along where the access road will be.
Chair Maher asked the applicants to speak to the scale of impact during construction.
They detailed that they will need to bring in a substantial amount of fill, especially at
the start of the drive-way, and that they will use the road itself as an access point. They
estimate disturbance of about two to four feet beyond the twelve foot road. When asked
about the impact of putting the large culvert in, von Mechow explained that there is an
exemption for disturbance in wetland buffer zones (but not in wetlands) for single
family residence construction. His team feels confident that they can stay within the
buffer.
Interim Planner Frantz asked about what anticipated height of the road above the
stream. Applicant answered that the stream is about four or five feet deep and they plan
to be hugging it as close as possible.
They anticipate submitting much more detailed construction packet, including grading,
site disturbance, etc. At this juncture, they are looking for a “preliminary thumbs up.”
They discussed the septic, which the team feels confident can be put in, the location of
the well, and that power lines will be brought in overhead. Interim Planner Frantz
suggested that the powerlines be as low as possible.
Aaron Goldstein reviewed the architecture plans, explaining this iteration is similar to
the previous design except now they are hoping to build on helical piles. This will allow
for minimal ground contact between the building and the earth as well as minimal
concrete use. They have not yet verified though that this foundation system can work
on the site. The building is two sections, each with bedrooms, as well as a breezeway in
the middle that you enter through, and some additional storage. They plan to build
with long lasting materials. Any gardening that happens will be residential in keeping
with a single family residence.
Cowan commented on the length of the access road and the amount of disturbance
from it. The applicants responded that this was the shortest possible route that could
go to a buildable site. Vanucchi commented that with the current location it seems less
likely that the drive-way will act as a dam like the last one might have. Chair Maher
added that while it is a longer road, the fact that it is out of the wetland is a drastic
improvement. The applicant added that this road is also smaller and will require much
less fill than the previously proposed one.
They discussed the slope off of Hornbrook and the need to build the road away from
the steeper slopes. Interim Planner Frantz wondered about a gravel road with a 10-12%
slope, and the applicant replied that they may need to put in some asphalt or another
medium where it is steepest/if it is washing out over time. They discussed snow
plowing and salt, and the desire of the Khuba International to find the least
environmentally impactful way to handle it. There was a general consensus that
planning board members were comfortable with the applicants moving forward with
this approach. Vanucchi requested that they include a tree survey.
[6] ADJOURNMENT
7:58pm