Town of Hague Planning Board
February 7, 2008
Members present: Chairman E.J. Siwek, Rolly Allen, John Brown, Bruce Clark, Pam Peterson
Members absent: Richard Frasier (one vacancy)
E.J. Siwek called the meeting to order at 7:00 pm.
After introductions, the minutes from 1/3/2008 were approved as submitted. Motion made by Pam Peterson and seconded by Bruce Clark.
Vote: Carried, 5-0
Ayes: Siwek, Allen, Brown, Clark, Peterson
Nays: none
Cathy Clark explained the applicant is requesting an addition to a legal non-conforming structure. A 48 sq. ft. raised walkway is proposed for the purpose of relocating the entrance to the structure. Although the entire structure will be renovated, all other components of the structure will remain within the original footprint. The applicant is also requesting a variance to build a 165 sq. ft. lean-to within 50 ft. of the shoreline. He has submitted a storm-water plan.
Zoning issues: Section 160-50 Shoreline setbacks B (b) New construction over 100 sq. ft. within 50 ft. of the lake in Zone TR-1 and Section 160-62 A (2) Non-conforming structures
The group discussed the project with the applicant’s representative, William Reynolds.
Mr. Reynolds explained the applicant has submitted paperwork for all projects intended for the property. The Board has the option to review each phase independently.
Members noted plans for a den, but according to Cathy Clark it does not meet the requirements to be considered a sleeping area. The home will remain a two-bedroom structure. The size of the existing holding tank will stay the same.
Although the roof will be raised to 37’ 6” (to the top of the chimney), it remains within an allowable height. The eaves will not change.
Gutters on the home will be redirected to flow away from the lake. Infiltrators are planned.
The owner will use existing attic space as part of the 22% increase in living area.
The existing entryway needs relocating because of its proximity to the highway, a safety concern. It must be a raised deck/walkway because the lot slopes towards the lake.
Although it cannot be considered living space, the new deck/walkway on the side will increase the overall size of the footprint.
The house has an existing covered deck facing the water. When complete, it will have a two-level deck.
Construction on the house will be located 7 ft. from the lake on the north side and 12 ft. on the south.
Rather than purchase an allowable, pre-made storage structure the owner would like to construct a rustic looking lean-to, more in keeping with the Adirondack surroundings. He plans to scale back the size of the logs to 6”in order to reduce the size of the structure.
The lean-to will be located 15 ft. from the shoreline. That location is the only level area on the lot. Building the lean-to on piers will allow natural storm-water run-off.
Mr. Reynolds feels the lean-to will not be visible from the road because of the slope of the property.
He will supply additional scaled drawings of the lean-to, showing location on the lot and all setbacks.
There will be a 20% total increase in lot coverage.
Mr. Reynolds assured the group no trees would be removed.
The Board deemed the application complete. A Site Visit was scheduled for 2/14/2008 at 3:00 pm.
Cathy Clark reported on a situation that has come to her attention.
The Planning Board gave Site Plan approval for a single-family residence on 12/6/2002.
Construction is on going despite the expiration of Warren County’s Building Permit on March 5, 2006. A new Hague Land Use Compliance Certificate must be issued before the owner can obtain a new Warren County permit.
Although the structure is not finished, the exterior/footprint is complete. All setback and compliance issues remain.
Septic is in place.
The Board moved to reauthorize the Zoning Enforcement Officer to re-issue the Hague Zoning Compliance Certificate. Motion made by Rolly Allen and seconded by John Brown.
Vote: Carried, 5-0
Ayes: Siwek, Allen, Brown, Clark, Peterson
Nays: none
As written, property owners can install a structure of 100 square feet or less if they place it within the shoreline setback; placing it outside that area would require all zoning setbacks be met. E.J. Siwek offered to draft new language to address this inconsistency in the Ordinance. He will e-mail it to members for their review prior to the next meeting.
John Brown moved and E.J. Siwek seconded a motion to adjourn the meeting at 7:57 pm.
Vote: Carried, 5-0
Ayes: Siwek, Allen, Brown, Clark, Peterson
Nays: none