By David Avitabile
MIDDLEBURGH - The Middleburgh Town and Village Planning Board last week approved the expansion of a Buddhist retreat on East Hill Road, with stipulations.
The owners, Diamond Way Buddhism USA submitted a Site Plan Review for the proposed development of a religious retreat center at 1026 East Hill Road and two contiguous parcels, 43.2 acres in total, over a period of five to 15 years. The project includes construction of a meditation retreat building, bath house, Gompa (meditation and lecture hall), Stupa (monument), and infrastructure upgrades.
The owners of the property, who have run the retreat for almost 10 years, said that the upgrades and expansion will likely not increase the use of the property. The retreat is only open to members, between 60 to 80, and their guests. Usually there are between 20 and 30 members at the retreat on weekends, more on holidays.
Residents, via letter, and at the public hearing Wednesday at the Community Center, expressed some concerns, as did some planning board members.
The site plan review was approved with stipulations for driveway and entrance improvements and moving of garbage cans from the entrance to the property.
The property is tax exempt, as are all properties that are used for religious purposes.
Planning board Chairman Fred Risse said that the driveway needs to be widened and improved for trucks and other large vehicles. He also said that garbage cans needed to be moved from near the entrance to a dumpster higher up the property.
The owners said they do not expect more garbage to be produced because of the expansion. They have a dumpster available for summer events that draw more members.
The board received three letters about the expansion.
One neighbor, whose property is bordered on three sides by the retreat, said he liked the location of Gompa (meditation and lecture hall).
A second resident wrote that the area is zoned for low density and agricultural uses and he was concerned that the expansion was not consistent with the current zoning. He was also concerned with additional water and sewer needs.
The writer also said he was also concerned that there may be a hotel and not a house of worship.
The third letter, from John C. David. for Donald Diamond, did not approve of the expansion, though they were in favor of religious freedom.. He was concerned with land use capability, traffic, visitor behavior, parking, and other issues..
He said that visitors have wandered onto other properties. There would also be an environmental impact such as deforestation and an effect on wildlife. He was also worried about increased traffic on local roads, noise and light pollution. He said there has been noise from bells, fireworks, and megaphones.
The property, planning board members noted, is zoned R-3, and the retreat is a permitted use.
The owners noted that the monument would be 18 feet tall and the retreat center would be one level.
The owners explained that most of the members come from Boston, Albany, and New York City. A larger retreat center is needed as well as an additional bathroom.
The expansion, they said, is not for increased attendance, but to improve the current conditions. Most people have been staying in tents during the summer.
The owners said they have a cleaning protocol and have not seen an increase in litter on the property.
They have only held two public events since opening and that most visitors are "city people" and do not wander far from the retreat. They are "not nature people," the owner said.
Mr. Risse noted that the retreat property is well defined by a fence and stone wall.
Neighbor and farmer Duane Mercer said the owners have been very good neighbors and have had no problems since they moved in.
Planning board member Angelica Diller said change is difficult and the board has to be cognizant of the concerns from the public and be responsive to how people feel.
"I'm from downstate, I get it. We need to play nice in the sandbox," she added.
The owners said that if there are noise problems, to let them know and that they want to have a good relationship with neighbors. In addition, cars are not parked along the road.
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