Town of Hague Zoning Board of Appeals
April 26, 2007
Members present: Chairman Robert Goetsch, Martin Fitzgerald, George Ianson, Lindsay Mydlarz,
Bill Pittman, Glenn McKee
Members absent: Donna Charboneau
Also attending: ZEO Catherine Clark, Recording Secretary Nancy Young
The meeting was called to order at 7:03 pm by Robert Goetsch.
The Public Notice, published on April 18, 2007 outlining the request to add a second story to a legal, non-conforming home was read by Cathy Clark.
Nancy Young read the following letters/e-mails into the record:
Eric and Joanne Sills, dated 4/18/2007, in support of the request
John and Gayle Miller, e-mail dated 3/8/2007, in support of the request
Tom and Ellen Whelan, no date, in support of the request
Mary and Donald Strycker, dated 3/19/2007, in support of the request
Janice and James Cooper, dated 3/13/2007, in support of the request
Al and Kathy Ackerman, e-mail dated 3/20/2007, in support of the request
Sandy and Bill Vincelette, e-mail dated 3/20/2007, no objection to the request
Margaret Harrison, dated 4/11/2007, in opposition to the request
Susan Harrison, dated 4/16/2007, in opposition to the request
When given the opportunity by Robert Goetsch, no one in attendance chose to speak in opposition to the proposal.
The following people spoke in favor of the proposal:
Tom Marschner explained the need for additional room to house visiting family members. He noted that if approved, the plumbing and electric would be brought up to Code. Addressing some of the concerns listed by Ms. Harrison, he informed the Board that he has filled in the ground under the cottage and plans to lay a new foundation. He does not believe privacy will be an issue.
Donald Strycker does not see any detrimental effects with the project. He noted the existing septic is adequate, and Sewer District #2 is planned for the area.
With no other comments being heard, George Ianson moved, and Bill Pittman seconded a motion to close the Public Hearing at 7:18 pm.
Vote: Carried, 6-0
Town of Hague Zoning Board of Appeals
The regular monthly meeting of the Zoning Board of Appeals began immediately, 7:18 pm.
The minutes from 3/22/2007 were approved as written on a motion heard from Glen McKee and seconded by George Ianson.
Vote: Carried, 6-0
The applicants wish to add a second story to a legal, non-conforming house. Although the footprint would remain the same, if approved, living space would increase by 110.5%.
Zoning issue: Section160-62 (A)
The APA has determined “ No further Agency review is required”.
Cathy Clark shared the 4/5/2007 Planning Board action with ZBA members:
Rolly Allen seconded the motion.
Vote: Carried, 4-1
Ayes: Allen, Costello, Peterson, Swanson
Nays: Siwek
Ms. Clark explained she has documents indicating the existing septic is adequate. She examined the leach field last year and found no indication of failure. ZBA members received documents describing the north and west sides of the proposed structure.
George Ianson moved to accept the variance.
There will be no undesirable effect on the character of the neighborhood and there will be no detriment to nearby properties. The ZBA has already allowed it two other times. There is no increase to the footprint of the building.
The benefit sought could be achieved by other means but expanding the living quarters by other means would cause greater negative impact.
The request is substantial.
The variance will not have an adverse effect on the physical or environmental conditions in the neighborhood. It is consistent with existing construction over the past three or four years; there is precedence. The environmental impact from the septic is still within acceptable limits.
The difficulty was self-created.
Glenn McKee seconded the motion.
Vote: Carried 6-0
Ayes: Ianson, McKee, Mydlarz, Pittman, Goetsch
New business
The Gladings would like a variance for more than 25% increase of square footage to a legal, pre-existing, non-conforming house, located 48.5 ft. from the lake. They would like to enlarge the second story by 600 ft. without changing the footprint of the structure. Zoning issues: Section 160-50 B, (b) and
Section 160-62 A
The Warren County Planning Board has returned their determination, “No County Impact”.
Cathy Clark reviewed the proposal with the group. There are two houses located on the property, attached by a patio, sharing a leach field. She explained the property was once two separate lots, but the lots were combined in 2005. Mr. Glading proposes to raise the walls and roof of the structure to enlarge the upstairs bedrooms. No increase to the number of bedrooms is planned. Ms. Clark noted the building meets all setbacks and the septic is in compliance for the proposed addition.
Bill Pittman moved to place the request on the agenda for the next meeting. Lindsay Mydlarz seconded.
Vote: Carried, 6-0
A Site Visit was scheduled for 5/2/2007 at 6:00 pm.
The Planning Board will be reviewing Town Attorney Viscardi’s proposed language for changing the 25% expansion clause at their next meeting. Interested ZBA members were invited to attend.
The meeting was adjourned at 7:44 pm on a motion made by George Ianson and seconded by Lindsay Mydlarz.
Vote: Carried, 6-0