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TOWN OF DANBY
PLANNING BOARD MINUTES
PUBLIC HEARING
P ublic Hearing
Robison - 01 7 : 00 P . M . May 18 , 1994
PRESENT :
Chairperson : Nancy Weitzel
P lanning Board Members : Arch Dotson , William Farrell , Joel
G agnon , Eloise Greene , Ken Horst , Don
S chaaf
Others Present ;
Carol Sczepanski - Secretary
S usan Beeners - Code Enforcement Officer
N eal Robison - Applicant
Town Board Member - Howard Steiner
Members of the Public : P . and Jim Backner , Mary Boardman , Bruce
B oda , Phyllis Corey , Mike and Deborah Disidoro , Ronda Engman ,
Susan Hautala , Scott Hoffay , R . T . Kramer , Robert Roe , Walter M .
Sczepanski , Marjory Thayer , Delores M . Walent , Candice and Bruce
W illiams , John Young
Motion to Open Public Hearing :
A motion was made by Joel Gagnon and seconded by Arch Dotson to
open the public hearing at 7 : 00 P . M .
Chairperson Weitzel read the following Notice of Publication :
" NOTICE IS HEREBY GIVEN , that a Public Hearing will be held by the
P lanning Board of the Town of Danby on Wednesday , May 18 , 1994 at
7 : 00 P . M . , 1830 Danby Road , Ithaca New York . Purpose of hearing is
t o consider approval of the proposed subdivision of four ( 4 ) 2 - 3
acre lots from a portion of Town of Danby Tax Parcel # 1 . -- 1 - 3 ,
located near the northeast corner of West King road and Yaple Road .
N eal E . Robison , Applicant .
At such time and place all persons interested in the subject matter
t hereof will be heard concerning the same .
By Order of the Planning Board
Carol W . Sczepanski , Town Clerk
P ublished May 13 , 1994 "
Affidavit of Neighbor Notification submitted .
Map of the proposed subdivision was submitted by Neal Robison
showing the surrounding area , the proposed location of the Finger
L akes Trail and a thirty ( 30 ) acre strip of land proposed to be
conveyed to the Finger Lakes State Park . A summary of 20 Year Deed
Restrictions is included in the proposal .
Mr . Robison described his proposal and the division of the
remaining lands . A lot on the corner of Yaple and West King Road
that contains the majority of the out buildings and farm house has
been sold . There are four ( 4 ) lots to be subdivided and between
them there is a partially wooded five ( 5 ) acre space .
Members of the Hanson family have retained approximately sixty ( 60 )
acres of the family farm .
Marjory Thayer - 10 Townline Road - addressed the Board and asked
what the road frontage is for the lot along Yaple Road .
Susan Beeners asked Mr . Robison if it was true that the remaining
lands he has purchased would be restricted to 13 additional lots
and the land that the Hanson family has retained restricted to 12
lots .
Mr . Robison said that the forty - five ( 45 ) acres on the far west
side near Sand Bank Road could be subdivided into nine ( 9 ) lots , a
parcel near the existing Finger Lakes Trail could be subdivided
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2 Planning Board Minutes
Public Hearing - 01
May 18 , 1994
into a maximum of two ( 2 ) or three ( 3 ) lots . The remaining 102
acres could be subdivided into a total of 20 at maximum and would
that would include a portion of the proposed State Parks .
Motion to Close Public Hearing :
II
A motion was made by Joel Gagnon and seconded by Eloise Greene to
close the public hearing at 7 : 15 P . M .
Respectfully submitted ,
cL'l ? / a
Carol W . Sczepanski , Secretary
phn - 5 - 18 . 01
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TOWN OF DANBY
PLANNING BOARD MINUTES
PUBLIC HEARING
Public Hearing May 1g � 1994
Boardman - 02 7 : 15 P . M .
PRESENT :
Chairperson : Nancy Weitzel
Planning Board Members : Arch Dotson , William Farrell , Joel
G agnon , Eloise Greene , Ken Horst , Don
S chaaf
Others Present :
Carol Sczepanski - Secretary
S usan Beeners - Code Enforcement Officer
N eal Robison - Applicant
Town Board Member - Howard Steiner
Members of the Public : Peggy and Jim Backner , Mary Boardman , Bruce
B oda , Phyllis Corey , Mike and Deborah Disidoro , Ronda Engman ,
S usan Hautala , Scott Hoffay , R . T . Kramer , Robert Roe , Walter M .
S czepanski , Marjory Thayer , Delores M . Walent , Candice and Bruce
W illiams , John Young
Motion to Open Public Hearing :
A motion was made by Joel Gagnon and seconded by Eloise Greene to
open the public hearing at 7 : 15 P . M .
Chairperson Weitzel read the following Notice of Publication :
" NOTICE IS HEREBY GIVEN , that a Public Hearing will be held by the
Planning Board of the Town of Danby on Wednesday , May 18 , 1994 at
7 : 00 P . M . , 1830 Danby Road , Ithaca New York . Purpose of hearing is
to consider granting a Special. Permit for a proposed Conference
Building and Sleeping Accommodations at " Nature ' s Song Retreat
Center " , 217 Peter Road , Town of Danby Tax Parcel # 28 . - 1 -- 6 . 3 , Mary
B . Boardman , Owner / Applicant .
At such time and place all persons interested in the subject matter
t hereof will be heard concerning the same .
By Order of the Planning Board
Carol W . Sczepanski , Town Clerk
P ublished May 13 , 1994 "
Affidavit of Neighbor Notification submitted .
Mary Boardman addressed the Board and Public and stated that the
purpose of the proposed retreat center is to have a quiet place for
professionals to gather . She would like to build in different
phases with the first phase being the actual conference center . At
a later time she would like to build a dining space and possibly
sleeping quarters to house approximately 28 people .
Phillis Corey - 214 Peter Road - stated she is concerned that this
proposal would create problems for surrounding neighborhood with
increased traffic on Peter Road , problems with parking space , land
erosion , scarce water supply , garbage pick - up , septic problems and
life safety issues . She feels would be unfair to the people living
in the area because their privacy and peace and quiet would be
taken away from them due to increased traffic .
Ronda Engman - 571 South Danby Road - stated that this area is a
low density residential area and she is concerned with increased
traffic , waste water , bathing facilities , and fire protection .
Mary Boardman explained that the people using the center were
professional people , parking would be on site and that she does not
expect an increase in traffic . There is no cooking on site
proposed at this time .
Jim Backner - 114 Peter Road - stated he doesn ' t want to see a
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2 Planning Board Minutes
Public Hearing - 02
May 18 , 1994
commercial operation or commercial property on Peter Road as the
area is strictly residential . He said he thinks that this type of
operation is close to commercial .
B yron Williams - 345 Roe Road - shares the same concern as Mr .
B ackner as this operation seems like it is commercial . Is
concerned that the wildlife in the area would be disturbed .
S usan Hautala - 134 Hornbrook Road - owns land in the area and use
it for family retreat . She said that this proposal borders on a .
commercial business and does not want to see that happen in this
area .
P eggy Backner - 114 Peter Road - asked that if a special permit is
issued and the operation starts out small , what prevents it from
g rowing or expanding into a full time year round operation .
Mary Boardman explained that the proposed conference facility was
t o be used on week - ends from May to early November by professionals
o nly . There will be no over - night accommodations . A year - round
o peration would defeat the purpose of a retreat center .
Candice Williams - 345 Roe Road - lives one half mile from the
proposed retreat center and is against the proposal .
Correspondence Received
1 ) Jennifer Tiffany of 525 S . Danby Road submitted a letter to
the Planning Board , dated May 17 , 1994 in support of the
proposed retreat center .
2 ) Letter from James Hanson , Tompkins County Planning Department III
regarding the review stating that this proposal will have no
deleterious impact on the community , County or State
interests - - no recommendation is indicated by the Tompkins
County Planning Department .
E loise Greene asked the public if most of the opposition to this
proposal was concept of the overnight or whether it is in total for
t he conference center .
Several members of the public responded that they felt the
conference center was a commercial operation and they do not want
commercial operations in their neighborhood .
Motion to Close Public Hearing :
A motion was made by Arch Dotson and seconded by Ken Horst to
adjourn the public hearing at 8 : 45 P . M .
Respectfullubmitted ,
eC
III
arol W . Sczki , Secre tary
ph. m - 5 -- 18 . 02
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TOWN OF DANBY
PLANNING BOARD MINUTES
Regular Meeting 7 : 45 P . M . May 18 , 1994
P RESENT :
Chairperson Weitzel
P lanning Board Members : Arch Dotson , William Farrell , Joel
G agnon , Eloise Greene , Ken Horst , Don
S chaaf
O thers Present :
Secretary - Carol Sczepanski
Code Enforcement Officer - Susan Beeners
Town Councilperson - Howard Steiner
Members of the Public : Peggy and. Jim Backner , Mary Boardman , Bruce
B oda , Phyllis Corey , Mike and Deborah Disidoro , Ronda Engman ,
S usan Hautala , Scott Hoffay , R . T . Kramer , Robert Roe , Walter M .
S czepanski , Marjory Thayer , Delores M . Walent , Candice and Bruce
W illiams , John Young
Following two ( 2 ) Public Hearings the Regular Meeting of the
P lanning Board was called to order at 8 : 45 P . M .
P lanning Board Meeting Minutes - April 20 , 1994 - Approved
The Planning Board Meeting Minutes of April 20 , 1994 were approved .
P lanning Board Public Hearin : Minutes - April 20 1994 - A • • roved
P ublic Hearing - 01 -- Ferris Subdivision and Special Permit
P ublic Hearing - 02 - Sackett Subdivision
P ublic Hearing - 03 - Camelot Subdivision
Tompkins County Health Department - Workshop
J oel Gagnon reported that he attended a Tompkins County Planning
W orkshop and it was a good review of what the planning tools are in
N ew York State . Among the items reviewed were procedures for
special permits , floating zones , planned unit development , over - lay
zone , clustering , incentive zoning , and transfer rights . A
✓ isiting professor from Vermont spoke about the conversion of
agricultural land to non - agricultural uses and current use
t axation .
COMMUN_ICATI. ONS :
Town Board. Resolution No . 35 of 1994
Chairperson Weitzel read Town Board Resolution No . 35 of 1994
✓ equesting the Planning Board to draft appropriate modifications to
t he zoning ordinance to streamline procedures related to senior
citizen housing such as such as elder cottages or " ECHO " units .
D iscussion followed and Susan Beeners reported that these units
are considered a detached bedroom to a house and do not require a
separate septic " ard_` `watcr system .
Arch Dotson suggested that a representative from " HOST " be invited
t o a Planning Board Meeting to explain the provisions and
descriptions for this type of housing .
N EW BUSINESS :
Following Public Hearings , May 18 , 1994 the Planning Board approved
t he following resolutions .
RESOLUTION NO . 17 OF 1994
S EQR DETERMINATION - PROPOSED SUBDIVISION OF ROBISON /YOUNG -
Approved
B y Joel Gagnon : Seconded by Eloise Greene
WHEREAS , this action is the consideration of approval of the
P roposed Subdivision of four ( 4 ) 2 - 3 acre lots from a portion of
Town of Danby Tax Parcel # 1 . - 1 - 3 , located near the northeast corner
o f West King Road and Yaple Road . Neal E . Robison , Applicant , and
WHEREAS , this is an Unlisted action for which the Planning Board is
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2 Planning Board Minutes
May 18 , 1994
acting as Lead Agency in environmental review and for which no
coordinated review is required , and
WHEREAS , the Planning Board , at and following Public Hearing on May
18 , 1994 , has reviewed the Environmental Assessment Form and draft
environmental review prepared by the Code Enforcement Officer , now
be it
RESOLVED , that the Town of Danby Planning Board , acting as Lead
Agency in environmental review of this Unlisted action , makes a
negative determination of environmental significance for this
action , conditional upon the requirement that said four ( 4 ) lots
may not be further subdivided .
A roll call vote on the resolution resulted as follows :
D otson Aye
Farrell Aye
G agnon. Aye
G reene Aye
H orst Aye
S chaaf Aye
W eitzel Aye
Carried Unanimously
RESOLUTION NO . 18 OF 1994
P ROPOSED SUBDIVISION OF ROBISON / YOUNG - Approved
B y Eloise Greene : Seconded by William Farrell
WHEREAS , this action is the consideration of approval of the
P roposed Subdivision of four ( 4 ) 2 - 3 acre lots from a portion of
Town of Danby Tax Parcel # 1 . - 1 - 3 , located near the northeast corner
of West King Road and Yaple Road , Neal E . Robison , Applicant , and
WHEREAS , this is an Unlisted action for which the Planning Board on
May 18 , 1994 , acting as Lead Agency in environmental review , has
made a negative determination of environmental significance , and
WHEREAS , the Planning Board , at and following Public Hearing on May
18 , 1994 , has reviewed several application maps including " Town of
Danby , Preferred Plat , showing five ( 5 ) proposed lots ( four ( 4 )
being less than five ( 5 ) acres ) " by Neal E . Robison , dated 3 / 17 / 94 ,
now be it
RESOLVED , that the Town of Danby Planning Board grants Preliminary
and Final Subdivision approval to the Proposed Subdivision as
presented , subject to the submission of a final survey map for such
lot ( s ) , suitable for filing , for approval by the Planning Board
Chairperson , and subject to the requirement that said four lots may
not be further subdivided .
A roll call vote on the resolution resulted as follows :
D otson Aye
Farrell Aye
G agnon Aye
Greene Aye
H orst Aye
S chaaf Aye
W eitzel Aye
Carried Unanimously
N ature ' s Song Retreat Center
Following public hearing the Planning Board addressed the Proposed
N ature ' s Song Retreat Center application for a Special Permit .
S usan referred to Section for Low Density Special Permits section
of the ordinance on page 10 ( M - 3M Other Uses ) . She asked the
B oard if they found the proposed activity use for the retreat
center similar to the activities listed .
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3 Planning Board Minutes
May 18 , 1994
D iscussion followed :
Motion to Table Discussion for Nature ' s Song Retreat Center
A motion was made by Arch Dotson and seconded by Don Schaaf to
t able further discussion on the " Nature ' s Song Retreat Center until
t he June 15 , 1994 Planning Board Meeting during the intervening
t imes we seek additional opinion , attitude and information , and
formulate questions .
A vote on the motion resulted as follows :
Carried Unanimously
D iscussion followed :
S usan asked the Planning Board if they were adjourning their
d ecision on this proposal and if there was additional information
t hat the applicant should provide .
It was suggested that the applicant talk with the neighbors to see
if they could work something out regarding the proposal .
Mary Boardman reported that the delay would mean that a conference
scheduled to take place in July must be canceled . She explained
t hat the conference center was the first phase .
P roposed Hoffay Farm Building Lots
The Planning Board reviewed the revised plan for " Hoffay Farm ' s "
proposal . Scott Hoffay explained that he has tried to mitigate
some of the differences raised at the public hearing on the
original plan . A strip of land will be transferred to Burgess and
a seventy - five foot no building buffer has been added around their
property .
Motion to Raise Resolution No . 10 of 1994 From the Table :
A motion was made by Joel Gagnon and seconded by Ken Horst to raise
Resolution No . 10 of 1994 from the Table .
Carried Unanimously
Resolution No . 10 of 1994 was raised from the table and amended as
follows :
A motion was made by Joel Gagnon and seconded by Arch Dotson to
amend Resolution No . 10 of 1994 as follows :
Add the following :
WHEREAS , on May 18 , 1994 the Planning Board reviewed a revised
plan for Hoffay Farm ' s dated April 10 , 1994 and found it to be
not significantly different in terms of its impact from the
previously considered plan ,
RESOLVED , that the Town of Danby Planning Board grants
P reliminary and Final Subdivision approval to the revised
proposed subdivision called " Revised Plan for Hoffay Farm ' s "
d ated April 10 , 1994 as presented , subject to the following
conditions :
A roll call vote on the motion resulted as follows :
D otson Aye
Farrell Aye
G agnon Aye
G reene Aye
H orst Aye
S chaaf Aye
W eitzel Abstained
Carried
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4 Planning Board Minutes
May 18 , 1994
RESOLUTION_ NO . 10 OF 1994 As Amended
P ROPOSED HOFFAY FARM BUILDING LOTS - Approved
B y Ken Horst : Seconded by Arch Dotson
WHEREAS , this action is the consideration of approval of the
P roposed Subdivision of Town of Danby Tax Parcel # 2 . - 1 - 48 . 2 , 47 . 9
acres total , located on the southeast side of Muzzy Road , into one
( 1 ) 42 + / - and three ( 3 ) 2 + / - acre building lots . Scott and Rita
H offay , owners , Scott Hoffay , applicant , and
WHEREAS , this is an Unlisted action for which the Planning Board on
March 16 , 1994 , acting as Lead Agency in environmental review , has
made a negative determination of environmental significance , and
WHEREAS , the Planning Board , at and following Public Hearing on
March 16 , 1994 , has reviewed a map entitled " MAP B , MUZZY ROAD ,
D ANBY , PROPOSED CLUSTER SUBDIVISION PRELIMINARY PLAN , dated
N OVEMBER 1993 , BY S . H . " , showing the proposed subdivision , and
WHEREAS , on May 18 , 1994 the Planning Board reviewed a revised plan
for Hoffay Farm ' s dated April 10 , 1994 and found it to be not
significantly different in terms of its impact from the previously
considered plan , now be it
RESOLVED , that the Town of Danby Planning Board grants Preliminary
and Final Subdivision approval to the revised proposed subdivision
called " Revised Plan for Hoffay Farm ' s " dated April 10 , 1994 as
presented , subject to the following conditions :
1 . Approval of site drainage design by the Town of Danby
H ighway Superintendent and Town of Danby Code Enforcement
O fficer prior to the issuance of any building permits ;
2 . No further subdivision of the parent parcel Town of Danby
Tax. Parcel # 2 . - 1 - 48 . 2 beyond the presently - proposed four
( 4 ) lots ;
3 . Deed restrictions of Lot # 4 , which shall be noted on the
final plat ;
4 . Submission of a final subdivision plat , suitable for
filing , for approval by the Planning Board Chairperson .
A roll call vote on the amended resolution resulted as follows :
D otson Aye
Farrell Aye
G agnon Aye
G reene Aye
H orst Aye
S chaaf Aye
W eitzel Abstained Carried
P roposed Camelot Subdivision Update
S usan Beeners submitted a Status Report for the Proposed Camelot
Subdivision and reported that a traffic study was done by the
County for the proposed new road . The proposed location for the
new road appears to meet County and State engineering criteria .
D iscussion followed regarding location of the proposed new road ,
possible alternatives , adverse impact on the neighborhood
character , flora and fauna on a unique natural area , wetlands , poor
d rainage .
N ature ' s Song Retreat Center Discussion.
D iscussion continued by the Planning Board regarding the Nature ' s
S ong Retreat Center proposal and the following concerns were
d iscussed :
1 ) intended use of the center
2 ) type of professionals who would use the center
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5 Planning Board Minutes
May 18 , 1994
3 ) possible expansion to include clients
4 ) extended usage to include more than weekends
5 ) number of people in attendance at one time
ADJOURNMENT :
A motion was made by Arch Dotson and seconded by Ken Horst to
adjourn the meeting at 10 : 00 P . M .
Carried Unanimously
Respectfully submitted
&data r
Carol W . Sczep • n . ' ki , Secretary