Town of Hague Planning Board
October 5, 2006
Members present: Chairman David Swanson, Rolly Allen, Peter Foster, Pam Peterson
Absent: John Brown, Tim Costello, Katy Wells
Also attending: ZEO Cathy Clark, Recording Secretary Nancy Young
Public Hearing
David Swanson called the Public Hearing to order at 7:00 pm.
IHH Properties, LLC (26.18-1-1.1) Lakeshore Mine Rd. OCII
The Notice of Public Hearing as it appeared in the Post Star on September 20, 2006 was read by Cathy Clark.
The applicants’ representative, John Breitenbach, Jr. addressed the Board and:
- provided a brief history of the Island Harbor properties
- made note of the variance approval granted by the ZBA at their 9/28 meeting
- informed the group the APA has determined the application to be incomplete and is requesting additional, mostly technical details. A representative will visit the site.
- explained the line for the proposed subdivision lies on an existing road, providing a natural break/ownership boundary. Subdividing will not affect the density in the area.
- noted the remaining acreage would be protected from development by the conservation easement.
Neighbor, Joan Icke Clark had a question about the septic provision contained in the conservation easement. The easement has a provision regarding the failure of the existing system.
The Public Hearing was closed at 7:11 pm.
Regular Meeting
The regular monthly meeting of the Planning Board was immediately called to order at 7:11 pm.
by David Swanson.
After introductions, the minutes from the 9/7/2006 meeting were reviewed. One correction was noted:
Page 3, Kruger, second paragraph - remove “in” and change the word “implemented” to implement. The sentence should read “The Warren County Planning Board ..........erosion control measures are implemented and a compliant septic...”.
A motion to approve the corrected minutes was heard from Rolly Allen and seconded by Peter Foster.
Vote: Carried, 4-0
SUBDIVISIONS
IHH Properties, LLC (26.18-1-1.1) Lakeshore Mine Rd. OCII
The applicants would like to subdivide a 24.24 acre parcel into two lots, one consisting of 2 acres, the other 22.24 acres. The proposed 2 acre lot currently has a single family dwelling in place. The remaining 22.24 acres is encumbered, in part, by a conservation easement.
Cathy Clark reported the ZBA voted 6-0 to approve the variance request to create an undersized lot.
Mr. Breitenbach provided clarification of the conservation easement. The Land Conservancy has been provided the materials concerning the proposal.
Peter Foster moved to approve the application for a subdivision by IHH Properties, conditional upon APA approval. Rolly Allen seconded the motion.
Vote: Carried, 4-0
Shaw (12-1-7 & 12-1-1.2) Trout Brook Rd. OCI
The applicants are asking for preliminary approval of a subdivision/lot line change. They own two lots; lot #1 is 2.33 acres and lot #2 is 8.71 acres. The father and son would like to transfer approximately 3 cares from lot #2 to lot #1, making both lots size conforming. Lot #1 would measure 5.33 acres and lot #2 would measure 5.71 acres. At present, lot #1 is land locked. If approved, the subdivision would provide it with access to Trout Brook Rd.
Subdivision issues:
150-27 lot line change
150-23 Sketch Plan
150-6 review of minor subdivision
A Site Visit will be made on either 10/18 or 10/19 (TBD).
REFERRALS TO THE ZBA
Babinsky (76.20-1-11) Lakeshore Dr. TR1R
The applicant would like to construct a 4 ft. high fence on her southern property line. The proposed fence would be 6 inches from the line and run east to the edge of the lake. This is an after-the-fact application for the greater portion of the fence. On 7/6/2006 Cathy Clark ordered the removal of 50 feet of the fence which was located on the shoreline, but allowed a portion of it to remain, pending the outcome of the ZBA decision.
Ms. Clark reported that ZBA members visited the site and were unable to determine the ownership of the property where the fence is located. They have requested a survey of the area.
Rolly Allen moved to table the matter until more data is available. Pam Peterson seconded.
Vote: Carried, 4-0
Strycker, (43.17-1-3) Springdale Manor Dr. TR1
The request for more than a 25% increase of square footage on a legal non-conforming residence was reviewed. The owner would like to replace the existing one story home with a two story house. No increase to the footprint of the structure is planned. The septic tank is in compliance for the proposed three bedroom home, with a shared, Springdale Manor Association leach field.
Zoning issues: 160-62 A, Non-conforming structure
160-50 B, (b) construction within 50 ft of the MHW
Mr. and Mrs. Strycker discussed their construction plans with the Board. If possible, they would like to tear down the existing structure. They hope to incorporate the existing stone fireplace into the new home. There is no winter water supply, therefore the new home will be used only seasonally.
The Board reviewed the application. A Site Visit will be made on 10/18 or 10/19, TBD. Cathy Clark will contact the Stryckers once the date is confirmed.
OLD BUSINESS
Macionis (26.6-1-1) Lakeshore Dr. TR1
The applicants have requested permission to construct a 10 ft. by 32 ft addition, a 6 ft by 24 ft. walkway and an exterior staircase. The deck addition and the staircase would maintain the current shoreline setback of 51 ft. The walkway would be located 45 ft. from the lake, requiring a variance.
At their 9/28 meeting, the ZBA voted 6-0 to deny the variance, stating the applicant had other viable options.
The Warren County Planning Board has determined “No County Impact”.
After the Board reviewed the drawings, Rolly Allen moved to approve the deck on the north and the staircase on the south, assuming the data submitted is correct. Peter Foster seconded the motion.
Vote: Carried, 4-0
Swanson, (42-1-28.1) Dodd Hill Rd. TR2
Cathy Clark reviewed the Swanson’s request to build a 6 ft by 30 ft 5 in. addition to an existing deck. A Type II Site Review is necessary because construction will be 65 ft. from wetlands, Section 160-25C (1)(b). The applicants are also requesting an after-the-fact approval for a 10 ft. by 16 ft. storage shed, which is located 61 ft. from the APA flagged wetlands. According to Ms. Clark, an APA permit will not be required, per Brian Grisi.
The 8.89 acre lot is large enough to accommodate construction and all setbacks will/have been met.
Mr. and Mrs. Swanson were present and provided additional details about their proposal. Placing the storage shed in a different location would require removal of several trees.
Peter Foster moved to approve the application for a deck increase and the location of the 10 ft. by 16 ft. storage shed for the Swansons on Dodd Hill Rd. Rolly Allen seconded.
Vote: Carried, 4-0
Code modification:
Section 160-10 definition of square footage: Cathy Clark reported the APA attorney has submitted revised wording. Planning Board members would like the Town Attorney to review.
Planning and Zoning Workshop:
An APA/Dept of State sponsored workshop is scheduled for 10/18/2006 in Keene Valley. According to Ms. Clark, new guidelines will require 4 hours of training for Planning and Zoning officials. Planning Board members discussed the possibility of scheduling a seminar in Hague next year.
Update: Nielsen, (76.12-1-15): On 4/11/2006 the Planning Board gave Site Plan approval conditional on a septic inspection. According to Ms. Clark, the inspection was done and no problems were identified. A CO can be issued.
Adjournment
At 8:23 pm Peter Foster moved to adjourn the meeting. Rolly Allen seconded.
Vote: Carried, 4-0