Town of Hague Planning Board
May 4, 2006
Members present: David Swanson, Chairman
Rolly Allen, John Brown, Tim Costello, Pam Peterson, Katy Wells
Members absent: Peter Foster
Also in attendance: Catherine Clark, Zoning Enforcement Officer
Nancy Young, Recording Secretary
Public Hearing
David Swanson called the Public Hearing to order at 7:02 pm.
The Notice of Public Hearing, as it appeared in the Post Star on April 17, 2006 was read by Cathy Clark.
Frasier, (25.3-1-11.1) Graphite Mt. Rd. OC1
The Frasiers would like to subdivide their property into two parcels. They will retain the larger lot, 77.8 acres and transfer the smaller one to their daughter and son-in law. The completed survey was presented to the Board by attorney John Breitenbach, Jr. It confirms the smaller lot will measure 3.72 acres and indicates placement of the house, garage, driveway and septic. Mr. Breitenbach noted the APA Jurisdictional Inquiry has determined the wetlands located on the property will not pose any problems. Also noted were the DOT and the LGPC approvals.
No one else from the audience spoke for or against the proposal.
The hearing was closed at 7:05 pm.
Regular Meeting
The regular monthly meeting of the Planning Board began at 7:05 pm.
After the correct spelling of Whisher (not Wisher) was noted, the amended minutes from 4/06/2006 and 4/11/2006 were approved on a motion heard from John Brown and seconded by Rolly Allen.
Vote: Carried, 6-0
Frasier, (25.3-1-11.1) Graphite Mt. Rd. OC1
Tim Costello moved to approve the subdivision based on the Jurisdictional Determination of the APA. He stated it meets the subdivision regulations of the Town of Hague Zoning Ordinance. Rolly Allen seconded the motion.
Vote: Carried, 6-0
* Meeting suspended at 7:10 pm to sign Mylar. Resumed at 7: 12 pm.
Ragot, (42.20-1-6) Lakeshore Dr. TR2
Mr. Ragot is requesting a four lot subdivision of his 7.73 acre property. Three lots will measure 1.1 acres, the fourth 4.43 acres. Cathy Clark has reported on the issues related to storm water runoff and poor culvert construction. According to Ms. Clark, the NYSDOT has recognized the flooding problem in the area and placed the project on the schedule for repair in the spring of 2007.
A new plat was submitted and reviewed by the Board.
Ms. Clark presented photos which depict the flooding problem on the neighbor’s property.
Town Attorney Viscardi feels it would be okay for the Planning Board to place conditions on lot #1 in order to address flooding issues (fax to Cathy Clark, dated 4/11/2006).
Driveway construction will need DOT approval.
LGPC will monitor construction and require storm water plans for any building over 1000 sq. ft.
Rolly Allen moved to approve the 4 lot subdivision with the exception that no development can occur on lot #1 until the flooding situation is solved. Tim Costello seconded the motion.
Vote: Carried, 6-0
Ginn and Smith, (43.5-1-3 and 43.5-1-2) Graphite Mt. Rd. Hamlet
The applicants are requesting a lot line change of .007 acres. A propane tank belonging to the Ginns was inadvertently buried on the adjoining (Smith) property. A lot line change would correct this error and make the western property line conforming.
John Breitenbach, Jr is representing Mr. Smith who is planning to sell the property. Mr. Breitenbach updated the Board concerning modifications to the proposal. Originally the line had been drawn diagonally. Mr. Breitenbach explained the current proposal calls for the line to run parallel to the Ginns’ building, 4 ft. from the existing line. According to Mr. Breitenbach, Mr. Smith has no objection to the change. He will supply written confirmation from the buyers as well.
The property has been staked.
A survey is expected.
Neither lot will become non-compliant after the change.
Mr. Breitenbach submitted an updated drawing which depicts the placement of the western, (parallel) line. This was attached to the application.
Tim Costello moved and Katy Wells seconded a motion to approve the amended application for a lot line change:
Based on the subdivision regulations, and conditional upon written confirmation of agreement from all concerned property owners, and satisfactory to the ZEO, and subject to the applicant submitting completed and revised application materials.
Vote: Carried, 6-0
More, (93.12-1-13) Sabbath Day Point Rd. TR1
* Rolly Allen recused himself.
Mr. More would like to build an addition and a two car garage to an existing residence. Site Plan Review is needed for the more than 25% increase and new construction within 100 ft of the lake.
Members reviewed the minutes from the 4/11/2006 Site Visit. No issues were noted at that time.
The wetlands located on the property should not pose any problems per APA Jurisdictional Determination #J2006-194.
Tim Costello moved to approve the application:
the project has met the standards set forth in the Zoning Ordinance for Site Plan Review,
and, the septic has been checked, and
based on the APA Jurisdictional Determination.
John Brown seconded the motion.
Vote: Carried, 5-0
R. Allen recused.
Puckette, (42.12-1-18) Lakeshore Dr. TR1
The applicant wishes to build a 6x12 ft addition to the rear of an pre-existing, non-conforming building. The addition will maintain the current 4 ft. southern sideline setback. Construction is within 100 ft. of the lake.
The Planning Board recommended the ZBA disapprove the project on 4/11/2006. No action was taken at the 4/27/2006 ZBA meeting, (3-3 vote). The application will return for review at the next ZBA meeting.
Tim Costello made a motion to delay action until after the ZBA meeting. Rolly Allen seconded the motion.
Vote: Carried, 6-0
Rebenack, (93.16-1-33) Sabbath Day Point Rd. TR1r
The applicant wishes to replace the existing house with a new log home within 100 ft. of the lake. A variance will be needed for the increased deck area.
Mr. Rebenack explained that based on the request by the ZBA at their 4/27/2006 meeting, he will submit new plans reflecting the new dimensions of the proposed deck, which will maintain the 30 ft. shoreline setback.
In a letter dated 4/21/2006, Mr. Rebenack explained several additional revisions he has made to his plans.
Other concerns noted at the Planning Board’s Site Visit on 4/11/2006 were reviewed:
1) Completeness of the application - Drawings now match the application.
2) Size of deck - Modifications have been made; the size has been reduced.
3) Height of the building - Due to the slope of the property, part of the foundation is exposed. Measurement has been taken from the basement walkout. Actual height of the structure is in keeping with the neighborhood.
4) Sauna - The wooden structure will be removed and the concrete slab reinforced to accommodate a gazebo.
5) Septic - It has passed inspection.
6) Potting shed and garage - Both will be sided to match the house.
Mr. Rebenack requested the Board take action (Site Review) on the house plans.
Planning Board members noted that the ZBA will hold a Public Hearing for the variance request at which time comments from the neighbors will be heard.
Rolly Allen moved approve, on a conceptual basis, the changes to the plans dated 4/26/2006; the deck will be 30 ft from the lake, and 6 ft shorter than existing. John Brown seconded.
Vote: Carried, 6-0
Berger, (12.18-1-17) Lakeshore Dr. TR1
The application to remove and rebuild an existing deck and stairs which encroach on a neighboring property has been tabled. The applicant is modifying the plan.
Cathy Clark encouraged members to visit her office to review the file and the history of the property.
Stanford, (43.13-1-29) Bayberry Lane TR1
The Stanfords would like to build a 10x20 ft. sun porch, maintaining the current 6 ft. sideline setback. A variance for the sideline will be required. The porch will not be heated.
A Site Visit was scheduled for 9:00 am on 5/10/2006.
Other Business
Cathy Clark reported the APA has not yet concluded its review of the proposed changes to the “square footage” language.
Adjournment
The meeting was adjourned at 8:30 pm on a motion heard from Katy Wells and seconded by Tim Costello.
Vote: Carried, 6-0