Town of Hague Planning Board
July 9, 2007
Present: Chairman David Swanson, Rolly Allen, John Brown, Tim Costello*, Peter Foster,
Pam Peterson, E.J. Siwek
No members were absent
Also in attendance: ZEO Catherine Clark, Town Attorney Dominic Viscardi,
Recording Secretary Nancy Young
Call to order
David Swanson called the rescheduled monthly meeting of the Planning Board to order at 7:00 pm.
After introductions, the minutes from the June 7, 2007 meeting were approved as submitted. Motion made by Rolly Allen and seconded by John Brown.
Vote: Carried, 6-0
*Tim Costello arrived at 7:03 pm.
The applicants are requesting preliminary approval for a two-lot subdivision of a 26.42 acre parcel. If approved lot #1 would consist of 18.42 acres and lot #2 would have 8 acres.
Issue: 150-4 Submission, Classification and review of a sketch plan
150-6 Review of a minor subdivision
After the proposal was reviewed by Ms. Clark, Mr. Best explained his desire to subdivide and sell acreage to his son in order to build a home. All setbacks can be met and the area appears suitable for septic.
A Site Visit will be made to the property on 7/31/2007. Mr. Best will be present.
Supervisor Belden and Warren County Engineer William Lamy were present.
Mr. Lamy outlined the plans for proposed Sewer District # 2, extending through the Friends Point/Forest Bay area in the north and to Arcady Bay in the south. Major public utilities are not an allowed use in the OCII and RC areas, (portions of Friends Point/Forrest Bay), thus requiring a “change of use” variance.
Mr. Lamy and Supervisor Belden entertained questions from the Board.
· All permits and approvals have been sought from appropriate regulatory agencies and easements through affected properties have been obtained.
· A portion of Rt. 9N will need to be closed for a few weeks but Mr. Lamy assured those attending that consideration will be given to the timing of that closure to minimize the impact.
· Responding to a concern raised about the heated sewer pipes (to prevent freezing), Mr. Lamy will investigate procedures for emergency power during outages.
The ZBA has scheduled a Public Hearing for July 19th. A motion to recommend approval of the variance was heard from Rolly Allen and seconded by Peter Foster.
Vote: Carried, 7-0
Ayes: Swanson, Allen, Brown, Costello, Foster, Peterson, Siwek
Nays: none
The applicant is requesting a variance for a 12x15 ft. storage shed located 32.5 ft. from the shoreline. An existing 4x4 ft. shed, located 22 ft. from the shoreline will be removed if the variance is granted.
Variance issue: 160-50 B. (b) Shorelines
During discussion the Board:
Noted, from a previous visit to the area, the steep slope of the property towards the lake
Made note that the proximity of the house to the road limits the area for a garage, thus the need for storage building
Expressed concern about the size of the proposed structure - replacing a 4x4 ft building with a 12x15 ft. structure
Noted the application did not indicate the intended use nor did it establish a hardship
Peter Foster moved that the ZBA not approve the variance request. Pam Peterson seconded.
Vote: Carried, 6-1
Ayes: Swanson, Allen, Brown, Costello, Foster, Peterson
Nays: Siwek
Major public utilities are an allowed use in the following areas by Type 1, Site Plan Review: TR1 and TR2.
Issue: 160-23C(1) (d) TR1, Major Public Utility Use
160-25 C (1)(a) TR2 major Public Utility Use
Ms. Clark, Board members and Town Attorney Viscardi reviewed the sections of the ordinance pertinent to Site Plan Review. After discussion, Rolly Allen moved to deem the application complete, accept it and, assuming the data provided is correct, he moved to approve it. Peter Foster seconded the motion.
Vote: Carried, 7-0
Ayes: Swanson, Allen, Brown, Costello, Foster, Peterson, Siwek
Nays: None
Ms. Clark and Board members reviewed the conditions set forth when the Planning Board approved the change of use on 2/1/2007.
Tim Costello moved to approve the application for a change of use to retail store, with two conditions:
The owner should attempt to have deliveries made from the parking area to the structure.
The owner should close off the entrance to the street - replace the gate with fencing.
John Brown seconded the motion.
Vote: Carried, 5-0
Ayes: Swanson, Brown, Costello, Peterson, Siwek
Nays: none
Ms. Rypkema has opened a retail store, offering furniture, home accessories, and gifts. It was noted at the last Planning Board meeting that the fence along the property has been removed.
Ms. Rypkema appeared before the Board and expressed her concern for pedestrian safety the in area. In response to the Planning Board’s concern about the fence, she stated that a temporary railing has been built, replacing the fence and gate. She has been working with a landscape designer, and provided copies of a plan intended to limit direct access onto Rt. 8. Noting the many businesses located along Rt. 8 and the increased amount of pedestrian traffic, Ms. Rypkema suggested the Town address the issue of pedestrian safety.
Several ideas were suggested during discussion between Board members and those in attendance:
Town parking areas are undefined – lines should be painted, signs indicating entry and exit areas
Crosswalk needed
Lower speed limit on Rt. 8
Enforce existing speed limit
Signage on Rt 8 alerting drivers to the high pedestrian traffic area
Board members were in agreement of the need to address this issue. Ms. Clark will include in her report at the Town Board meeting the Planning Board recommendation that the Town take action as soon as possible. Ms. Rypkema will attend as well to voice her concerns.
Peter Foster, Rolly Allen and EJ Siwek expressed interest in serving on a Traffic Committee, if formed.
Telecommunication Ordinance – copies of the report will be distributed
Attendance – Planning Board members were reminded of the importance of attending all meetings. If unable, Cathy Clark should be notified ASAP.
Town Attorney Viscardi distributed a recent zoning law decision.
The meeting was adjourned at 8:20 pm on a motion made by John Brown and seconded by Rolly Allen.
Vote: Carried, 7-0