DRAFT COPY

Present: David Swanson, Chairman

Rolly Allen, Cathy Clark, Tim Costello, Pam Peterson

Absent: John Brown, Peter Foster

Also in Attendance: Graham Bailey, Zoning Enforcement Officer

Nancy Trombley, Recording Secretary

The meeting was called to order at 7:03 pm by D. Swanson.

A correction to the minutes for the 11.04.04 meeting was noted: Cathy (with a “C”) Clark. A motion to approve the amended minutes was heard from R. Allen and seconded by C. Clark.

Vote: Approved 5-0

A correction to the spelling of Cathy Clark’s name was made in the minutes from the 11.10.04 meeting. Motion to approve as amended heard from T. Costello, seconded by R. Allen.

Vote: Approved, 4-0-1

Ayes: Allen, Clark, Costello, Peterson

Nays: none

Abstain: Swanson

Variance Recommendations

Wilen, (43.13-1-4)

Mr. Wilen wishes to divide his property, located on Lakeshore Dr. in zone TR-1 into two lots, each measuring 1.08 acres, less than the required 1.1 acre minimum. There are two homes on the property, and as proposed, both will be located on one lot.

Discussion:

According to G. Bailey, the ZBA has reviewed this project and would like to see a scale drawing showing the placement of all buildings on each lot. Mr. Wilen has agreed to mark all existing and proposed property lines prior to any Site Visits. If all information is provided by Mr. Wilen, the ZBA will go forward with a joint Public Hearing, tentatively scheduled for 12.23.04. The ZBA will hear comments about the variance request, the Planning Board about the proposed subdivision.

Prior to the Public hearing, a Site Visit will be made to the property by both boards. In order to expedite the review process, it was decided to keep this meeting open in order to allow the Planning Board to make a recommendation at the time of their Site Visit.

It was noted that a new survey is not required at this point in the review process, but would be needed prior to final approval of any subdivision.

Letter from Viscardi referenced. About rounding off and role of Pl Brd in process

Wilson, (93.12-1-10)

G. Bailey explained the request to extend a roof over an existing deck on a residence located on Lakeshore Dr. in zone TR-1. A portion of the deck encroaches on the sideline setback.

Discussion:

The ZBA has scheduled a Public Hearing for 12.23.04.

After reviewing the plans for the project, the group had several questions:

If the roof over the entire structure is being raised, what are the new height dimensions?

Is additional living space planned under said roof?

What is the amount of roof overhang that will further encroach on any setback?

A Site Visit will be made to the property. A recommendation to the ZBA can be made at that time. It was suggested Mr. Wilson be available to answer questions.

Other business

Members entered into discussion about procedures and the related time line used to review a variance request. Some members admitted to feeling rushed to make recommendations to the ZBA. D. Swanson will request an opinion from the Town Attorney regarding the advisability of adjourning a meeting in order to take action at a later date.

No one was able to report progress concerning their work on the Hague Comprehensive Plan. Members expect to devote more time to this after the first of the year.

The Town Board has charged the Planning Board with developing recommendations for open space contributions for major subdivisions. G. Bailey has done research and his suggested options include protecting/reserving property or designating funds for recreational use. Members agreed location and size would influence any decision concerning those options. After discussion, the group determined the Planning Board would be in the best position to make any recommendation using a “case by case” strategy. G. Bailey will draft a policy recommendation for review at a future meeting which will also examine the long range needs for the Town.

The group reviewed several proposed changes to the Zoning Code, see attached. They agreed on the need to eliminate the word “attics” in Section 160-10. Much discussion ensued concerning the definition and interpretations of “non-conforming lots” and “non-conforming structures”. G. Bailey currently considers a structure which meets all dimensional requirements that is located on a non-conforming lot to be a non-conforming structure thus requiring a variance any time planned expansion exceeds 25%. The group was generally in agreement that the 25% expansion limit to lawful, non-conforming structures pertains only to structural and setback dimensions. The ZEO will not include lot size when determining if a structure is non-conforming.

Modifications to minimum setback language will be discussed at another time.

The group discussed the impact of deforestation and ridge line development and the need to monitor.

G. Bailey presented several training opportunities available to board members.

Motion: At 9:00 pm, C. Clark moved to suspend the meeting until 10:00 am on Dec 9, 2004. R. Allen seconded.

Vote: Approved, 5-0