PRESENT: Board Members:Scottie Adams, Mike Ritchie, John LaHart, Bill Young and Code Enforcement Officer, Ed Lagree. Also present for the site Plan Application only, Contractor for the Sexton's, Jeff Beamish
ABSENT: Beth Hall (medical)
The meeting was called to order by Chair, Scottie Adams at 2:00 PM.
Mike Ritchie moved that the minutes of the previous meeting which all have reviewed by email, be approved. John LaHart seconded the motion. All were in favor. Motion passed.
Site Plan Application:
The first item of business was to review and rule on a Site Plan Application indicated below
APPLICANT: Martin and Georganne Sexton
PARCEL ID: 463.-3-70
LOCATION: 783A Bartlett Carry Rd, Upper Saranac Lake
The applicants seek to construct a new single story boathouse with attached dock. The plans show a 23 ft. wide boathouse along the shoreline which projects 27 ft. into Upper Saranac Lake for a total stated area of 625 sq. ft. The dock areas are shown as having a total square footage of 248 sq. ft. The combined area of the boathouse and dock is 873 sq. ft. The boathouse is < 15 ft. high. The proposed boathouse and dock conform to requirements in Section 7.35 of the Town of Santa Clara Land Use Code that specify a boathouse no larger than 635 sq. ft. and a height of less than 15 ft., a combined boathouse and dock size of less than 875 sq. ft., and a dock that projects into the lake less than 30 ft. long. The boathouse and dock are located on a lot with 200 ft. of waterfront.
Bill Young moved that the application be approved. Mike Ritchie seconded the motion. All board members present voted in favor of the motion. The chair will send a formal approval letter to the Sextons and the Code Enforcement Officer will issue a building permit.
Scottie distributed map enlargements from the working pdf of TSC Land Use Map overlaid on the Franklin County Tax map, which Michael Martin supplied to the planning Board members after the last meeting. The area shown in the enlargement was the area around the Saranac Inn golf course and the Hoel Pond/Church Pond area where the land use classification boundaries might need adjustment. Properties in which the land use classification was unclear were marked. Scottie submitted a list of the marked lot numbers to Michael Martin for him to check with the APA as to the APA designation of such lots.
The next item of business was to review and make a recommendation on a Variance Application indicated below:
APPLICANT: Steven Linz
PARCEL ID: 453.3-8-9.100
LOCATION: 202 Fish Creek Park Road
The applicant seeks to construct an attached 50 ft. x 32 ft. garage to the current residence on their property. This addition would require a variance from the public road/right of way from 50 ft. to 32 ft. The current one family residence is listed on the Franklin County Tax Map as a 0.3-acre property with 80 ft. of waterfront on Fish Creek and 70 ft. deep. The seasonal camp is a 1.7 story structure with 1 bath, 3 bedrooms, a kitchen and other living space. The main floor is 896 sq. ft. and the ¾ story is 672 sq. ft. The structure has a crawl space, but no basement or attic. The plans show the garage as a one-story addition attached to the main camp. The applicants would like to build a garage to increase storage space for vehicles, boats, etc. They feel that this garage would reduce outdoor clutter and create a neater, clean look similar to other camps with garages in the area.
It is noted that the applicant mailed a copy of the variance request to all neighbors as required but additionally sent them the notice of the public hearing as a courtesy.
After discussion, the conclusion was that the garage addition would improve the appearance of the area and would not substantially change the character of the neighborhood. John LaHart made a motion that the Planning Board report to the Variance Board that the Planning Board sees no reason not to grant the variance. Mike Ritchie seconded the motion. All members present voted in favor of the motion.
Scottie will send a copy of the meeting minutes to the Chair and the Secretary of the Variance Board before the public hearing on March 20, 2018.
APPLICANT: Gregory and Geraldine Bebernitz
PARCEL ID: 463.-3-47
LOCATION: 799 Bartlett Carry Rd, Upper Saranac Lake
The public hearing notice received by the Planning Board members states “ Application of Gregory and Geraldine Bebernitz would require a variance because the property has approximately 99 feet of shoreline. A minimum of 200 feet of shoreline frontage is required, in the R-1 District. A variance of 99 feet (~50%) from the shoreline frontage requirement is necessary requirement in order to build a boathouse at your property. They wish to construct a Boathouse 448 sf and a dock 406 sf for a total of 854 sf. The proposed boathouse and dock do not need a variance. The variance would be on the applicant's property…."
The proposed variance is: a variance from the minimum of 200 ft. of shoreline to 99 ft. of shoreline frontage.
The location of the property and the size of the lot were verified using the included maps and the Franklin County Real Property Information website. The lot is located in an area classified as R-1-3.2. Section 5.1 of the Town of Santa Clara land use Code specifies that the minimum shoreline lot width is 200 feet in the R-1-3.2 designation. Since the property has only 99 ft. of shoreline, in order to build a boathouse, a variance of ~50% must be obtained. A search of the Franklin County Real Property Information website revealed that there are some boathouses in that area, but none on a lot where the property owner has only 100 ft. of shorefront. After discussion, it was agreed that a variance of 50% was unreasonable and would set an undesirable precedent, which could change the character of the surrounding area. John LaHart moved that the Planning Board recommend to the Variance Board that this variance be denied. Bill Young seconded the motion. All Board members voted in favor of the motion. Motion to recommend the variance be denied passed.
Lot mergers were discussed. Lots can be merged by filling out a single form, which the tax assessor signs and then the form is submitted to Franklin County. The Planning Board and the Code Enforcement Officer are not involved in any part of the process. It would be desirable to have lot mergers reviewed by the Planning Board and the Code Enforcement Officer to make sure that setbacks are properly observed, etc. Ed Lagree will check with the tax assessor to determine if the Planning Board can be notified of any proposed mergers before they are official so that the property owner can be advised to submit the merger for review by the Planning Board.
Mike Ritchie moved that the minutes of the previous meeting be approved. John LaHart seconded the motion. All were in favor. The minutes of the February 13, 2018 meeting were approved.
The next meeting will be scheduled based on Michael Martins availability and progress on the map project.
Scottie Adams will prepare the minutes of the meeting and distribute to the Board member and the Chief Enforcement Officer by email for additions and /or corrections. An approved draft will be sent to the Chair and Secretary of the Variance Board to inform them of the Planning Board recommendations. An approved draft will be submitted t o the Town Clerk for posting on the Town web site.
Bill Young moved that the meeting be adjourned. John LaHart seconded the motion. All were in favor. Meeting was adjourned at 2:42 PM