Town of Hague Planning Board
March 6, 2008
Members Present: Chairman E.J. Siwek, Bruce Clark, Martin Fitzgerald, Sr., Richard Frasier, Pam Peterson
Members absent: Rolly Allen, John Brown
Also attending: Zoning Enforcement Officer Catherine Clark, Recording Secretary Nancy Young
E.J. Siwek called the meeting to order at 7:00 p.m.
After introductions, including a welcome to new member Martin Fitzgerald, the minutes from 2/7/2008 were reviewed. One change was noted:
Page 2, Code modification, add the word square to “…. structure of 100 (square) feet or less…”
Bruce Clark moved and Pam Peterson seconded a motion to adopt the amended minutes.
Vote: Carried, 5-0
Ayes: Clark, Fitzgerald, Frasier, Peterson, Siwek
Nays: none
The applicant is requesting an addition to a legal non-conforming structure. A 60 sq. ft. raised walkway is proposed for the purpose of relocating the entrance to the structure. The existing 20 sq. ft. walkway will be removed. Although the entire structure will be renovated, all other components of the structure will remain within the original footprint. A 22% increase in living space is proposed. A storm-water plan has been submitted.
Zoning issues: Section 160-62 A (2) Non-conforming structures
The applicant’s representative, William Reynolds was in attendance.
Cathy Clark gave a brief update concerning the revised proposal.
She confirmed the width of the walkway will be 4 feet.
For the purpose of shoreline setbacks, the APA measures the nearest component of a structure to the shoreline - it would be the lean-to’s roof overhang in this case. To determine the square footage of a structure, the APA measures the outside footprint. The footprint of the lean-to measures 96 sq. ft. Because it measures less than 100 sq. ft, the lean-to will not require a variance to be placed 28 feet from the lake. Only the walkway requires ZBA review.
Although the storm-water plan has been submitted, Dave Wick, Warren County Soil & Water, District Manager has not yet reviewed it.
The Zoning Board has scheduled its Public Hearing for March 27th.
Measuring inconsistencies were noted. Planning Board members agreed on the need to address them at a later date.
Bruce Clark moved, and Richard Frasier seconded the following:
The plan for a walkway, as submitted, is reasonable. It should move forward to the ZBA for approval.
The project will need a storm-water plan approved by the ZEO.
Vote: Carried, 5-0
Ayes: Clark, Fitzgerald, Frasier, Peterson, Siwek
Nays: none
The applicant would like to construct a 26 ft. by 32 ft. two-car garage with a storage area above. Because of the contour of the land, the only accessible placement would locate the garage within 7 feet of the front property line and 12 feet from the rear line.
Zoning issues: 160-23 front and rear setbacks
Cathy Clark reviewed the proposal.
The property has a very steep slope away from the road.
The location of the well has influenced building placement.
The garage will measure the same distance from the road as Mr. Sperling’s home.
A foundation is planned for the garage.
Ms. Clark is waiting to hear from Warren County regarding the highway ROW.
The ZBA will hold its Public Hearing on March 27th.
Mr. Sperling was in attendance and explained his need for more room to park his truck and plow.
E.J. Siwek moved to recommend the ZBA approve the request, on the stipulation the town right-of-way is clear and no part of the structure will encroach the town right-of-way. Bruce Clark seconded the motion.
Vote: Carried, 5-0
Ayes: Clark, Fitzgerald, Frasier, Peterson, Siwek
Nays: none
The applicants have submitted plans for a two-car garage, with storage above. A breezeway-type roof will connect the proposed garage to an existing shed. Only the breezeway roof will be located within 100 feet of the lake. The garage will be no closer to the lake than 107 ft.
Zoning issue: 160-23 C (1) (g) new construction within 100 ft. of the lake.
Cathy Clark noted the following:
A similar garage was part of a Planning Board approved plan (in 2004) and is not a variance issue.
A part of the connecting breezeway-type roof will be located 95 ft. from the shoreline, a Planning Board issue.
An existing garage located on the lot will be removed once the new garage is complete.
The applicants were in attendance. Mr. Rypkema noted the new garage will be smaller than the original and located further away from the lake.
Bruce Clark made a motion to approve stating the request is reasonable and less than previously approved.
Vote: Carried, 5-0
Ayes: Clark, Fitzgerald, Frasier, Peterson, Siwek
Nays: none
E.J. Siwek will continue to draft language. He will e-mail it to members once ready.
Richard Frasier moved to adjourn at 7:45 pm. Bruce Clark seconded.
Vote: Carried, 5-0
Ayes: Clark, Fitzgerald, Frasier, Peterson, Siwek
Nays: none