Town of Hague Planning Board
January 6, 2005
Present: David Swanson, Chairman
Rolly Allen, John Brown, Cathy Clark, Tim Costello, Peter Foster, Pam Peterson
Also in Attendance: Graham Bailey, Zoning Enforcement Officer
Nancy Trombley, Recording Secretary
The meeting was called to order at 7:02 pm by D. Swanson.
After introductions, the Board voted to approve the minutes from the 12.02.04 and 12.09.04 meetings. Motion from T. Costello, second by P. Peterson.
Vote: Approved, 5-0
Wilen, (43.13-1-4), Lakeshore Dr. TR-1
G. Bailey brought those in attendance up to date concerning the joint ZBA/ Planning Board Public Hearing held on 12.23.04. Per public request, the meeting has been left open until the regularly scheduled ZBA meeting on 01.27.05. Comments will be accepted until that time. He informed the group that as requested, Mr. Wilen hopes to have a new survey completed by then.
Motion: D. Swanson noted the many concerns expressed about the proposal during the Public Hearing. Because the Planning Board had made it’s recommendation to approve the variance request without benefit of public comment, he made a motion to rescind it. There was no second to the motion.
Although usually opposed to subdivisions which result in non-conforming lots, the APA has verbally indicated to G. Bailey that although formal determination has yet to be made, the degree of non-conformity with this proposal appears to de minimus.
If the Wilen variance is approved, the subdivision proposal will return to the Planning Board for review. Interested parties were encouraged to submit comments on the variance request prior to the ZBA/Planning Board Public Hearing on the 27th of January.
Wilson, (25.1-1-17 and 25.1-1-18), SUB 02-04, Graphite Mt. Rd. and Summit Dr., OC-1
According to G. Bailey the applicant submitted a sketch plan at the 03.04.04 Planning Board meeting requesting approval for a major subdivision. He wanted to create a 15 lot subdivision from 2 lots. Recommendations were discussed during the subsequent Site Visit and Mr. Wilson has resubmitted sketch plans showing two alternate proposals.
Bob Holmes, from Jarrett-Martin Engineers, described each drawing.
The first drawing outlined a 10 lot subdivision. The second sketch called for the creation of 17 lots in a cul-de- sac formation. All lots, in both drawings, would exceed the 2.9 acre required minimum.
There is a creek located on the property, but plans call for a buffer zone.
No survey has been done yet.
Septic and water conditions are yet to be determined.
Because of the steep grade, runoff will be a major concern.
All were in agreement that the cul-de-sac proposal is the better plan.
It would limit traffic onto Rt. 8
It has less visual impact from the highway.
It could provide an opportunity to maintain open space in the area.
The property is quite steep. Some excavation would be needed to create a road.
A suggestion was heard to explore the possibility of a shared septic system.
The group discussed several options for preserving open space with the 17 lot subdivision.
Limit tree cutting.
Designate buffer zones to lessen the visual impact.
Donate a portion of land/create an easement to the Nature Conservancy.
Create walking paths or a park - Question arose about the responsibility for maintaining any public land.
According to Mr. Holmes, the applicant is agreeable, but needs time to explore different methods to adequately conserve open space.
Mr. Holmes will move forward with the cul-de-sac option. The next plan will include more detail, including a topographical survey of the building lot areas in the vicinity of the proposed road.
Icke, (26.14-1-16) Waltonian Rd. TR-1
G. Bailey reviewed the request to move an existing garage to a different location on the property. The new location will be closer to the house, 102 ft. from the shoreline. Plans also call for raising the roof on the residence by 4 feet and expanding the upstairs bedrooms. The construction on the roof will be within 50 ft. of the lake. Mr. Bailey explained the roof construction will help address some existing water problems.
There is no information about the septic system in the plans. Although not required by Town Code, Waterkeeper, Chris Navitsky suggested an evaluation of the system because of the expanded living space.
Although plans do not call for plumbing, members agreed there is potential for additional sleeping space in garage.
Plans do not indicate the location of a proposed breezeway.
There is no indication of any storm water management plan on the drawings. Concern was raised about the additional roof area and its proximity to the lake.
A Site Visit was scheduled for 01.22.05 at 9:00 am. Members would like to see plans for the breezeway at that time. The breezeway and the proposed garage location should be staked by the time of the visit.
Waters, (25.4-1-18.11) Decker Hill Rd., OC-1
Mr. Waters appeared before the board to request guidance in subdividing his 55 acre property. He would like to create four lots, 25, 22, 6 and 6 acres in size.
Mr. Waters expressed the desire to donate a 0 .4 acre parcel of land on the north side of Rt..8 to the Fire Dept.
The area has been designated a special commercial zone in order to accommodate the Sewer Treatment Plant. Any commercial use in the area would require Site Plan Review.
All agreed Mr. Waters has presented a workable plan. A Site Visit will be scheduled when he returns in the spring, at which time the property will be staked.
Craig, (60.13-1-13) Red Fox Lane, TR-1
Mr. Craig wishes to construct a roof over and enlarge an existing deck. Construction would be within 100 ft. of the lake.
The deck will be expanded by 4 ft. according to contractor, R. Goetsch.
A Site Visit will be made on 01.22.05.
Other Business
Hague Comprehensive Plan
Improvement of Pedestrian Facilities/Streetscape Design/Streetsacpe Funding Opportunities
R. Allen reported on his work to date with P. Foster. He made reference to a report prepared for the town in December 2003 by Elan Planning and Design, Inc. After discussion and review of said report they found the following:
More lighting is needed in new town parking areas. The design should be consistent with existing lights.
The location of town gateways identified in the report are not appropriate. They should be located near the Mine Rd., Dodd Hill Rd. and at the bridge near the brook on Rt. 8. Lights on pillars, as suggested in the report, would be costly and felt to be unnecessary.
There are many unsightly overhead wires in the area.
Existing plants should be protected from highway salt. Future planting should include flowering trees, all season plants and more perennials, especially along the brook.
More attention should be given to the sides of highways. Weeds and brush should be eliminated and the pair suggested the town take on this responsibility.
Several downtown properties do not contribute to the beauty of the downtown area. Owners should be requested to maintain a minimum amount care. These three properties, the aging gas station at the corner of Rt. 8 and 9N, the D. Darrin property and the Lakeshore Garage should be considered for acquisition by the town.
Councilman Gladu requested all members document their work and submit to G. Bailey ASAP.
Open Space Contribution
Although in agreement about the need for open space contributions for subdividers, the group recognized the need for further discussions on this matter.
Concern was raised about requesting/requiring monetary contributions. How would this money be used?
What percentage of land should be considered for donation? How should it be used?
What role could/should the Nature Conservancy play?
Who would maintain the open space, if needed? Would a homeowners association need to be created?
Who would be involved in making decisions about these open space contributions for the town? Should a town committee be created? A suggestion was made that any such committee should include input from the town assessor.
Mr. Gladu will bring these issues to the Town Board for consideration.
Zoning Code Modifications
25% increase - Lot size alone will not be used when determining the need for a variance. All setback, height, and lot coverage requirements must still be met.
Definition of square feet - the word “attic” must be eliminated.
The definition of “yard” described in the Zoning Ordinance addresses the issue of measuring setbacks related to roof overhang - "an unoccupied space open to the sky...."
Training opportunities
Saratoga , January 27
Hague, February or April
Lake Placid, March
Motion: to adjourn until the January 22nd Site Visit was heard form D. Swanson. Second from P. Foster
Vote: Approved, 7-0