HomeMy WebLinkAbout1988-11-01d"
PRESENT:
ABSENT:
ALSO PRESENT:
Francis
Baker,
TOWN OF DRYDEN
Board of Zoning Appeal
Tuesday, November 1, 1988
DiTommaso,
presiding
Dominic Bordonaro
Cheryl L'Amoreaux
Ann Everett, Alan LaMotte, John
J. Baker called the meeting to order at 7:45 pm.
1. PUBLIC HEARING _ Wilcox Press (Off- street parking and parking
lot) —'
A public hearing to consider the application submitted by
Trowbridge and Trowbridge as representatives for Wilcox Press to
construct a Phase One parking lot comprising of 158 spaces and a
Phase Two parking lot of an additional 180 spaces for a total of
332 parking spaces at the proposed Wilcox site on Hall Road. This
is in violation of Section 1400.18 of the Dryden Town Zoning
Ordinance,
Practical Difficulties and /or Unnecessary Hardships: Wilcox Press
currently employs 120 persons spread out over three work shifts.
The proposed facility would add 40 -60 employees in Phase One and
150 -200 employees in Phase Two. The total number of employees
would be in Phase One: 180 employees (100 persons on heaviest
shift >; Phase One and Two Combined: 380 employees (200 on heaviest
shift). Wilcox Press is an industrial facility. Because there is
no retail operation, customers do not come to the plant,
consequently, the only parking is employee parking. Therefore it
is our opinion that the requirement for 696 parking spaces for 380
employees, is not prudent. Under no circumstances would 696 cars
be in the parking lot. Rather, we anticipate a maximum of 300 cars
in the lot at one time. This would occur when the heaviest shift
is in operation, and the following shift checks in, prior to the
heaviest shift leaving. The large area of asphalt paving that
would be required for 696 cars would be unused, unattractive, and
would result in significantly greater amounts of storm water run-
off. Unpaved surfaces allow natural infiltration of storm water.
We are requesting 158 parking spaces for Phase One and 332 parking
spaces for Phase One and Phase Two. Although construction -of Phase
Two is not anticipated until 1995 or later, we are requesting the
variance for both Phase One and Phase Two at this time.
Construction of the required 696 spaces as part of Phase two would
result in exceeding the 60% coverage allowance of the MA zone. In
light of this, Wilcox Press wishes to be clear about their long
term plans at this time, and wishes to ascertain that the second
phase of the building program is feasible on this site.
Construction of the 332 parking spaces requested would result in
50% coverage at the completion of Phase Two.
h
n
' 2. PUBLIC HEARING - David Heath and Wolfgang Sack (Off Street
Parking at 980 Dryden Road)
A public hearing to consider the application submitted by David
Heath and Wolfgang Sack to establish an off - street parking lot with
only (7) spaces of which one will be less than the required 20 foot
length and to place a commercial sign closer than the required set
back distance from NYS Route 366 at 980 Dryden Road. The required
number of parking spaces as determined by the Dryden Town Zoning
Ordinance is nine full sized parking spaces. This is in violation
of Section 1401.9 for parking and 1501 „for sign placement of the
Dryden Town Zoning Ordinances,
An area map reflecting the designed proposed parking lots was
presented to the Board,
Mr. Wolfgang reported that the property was purchased so the two
wives could operate a retail quilt shop in the house. We thought
we only need a special permit to change the use of the house from
residential to commercial. It turns out that because of the slope
in the back of the shop is not suitable for additional parking only
seven parking spaces can be provided, In a retail quilt shop there
is usually one employee, very seldom two, but that would leave five
to six spaces available for customer parking (one handicapped and
the rest regular spaces),
In terms of the sign, we had originally wanted to put a sign out
near the corner. The view that the sign was blocking was already
blocked by a large spruce tree and a bush which has been removed,
Now that the tree and bush has been removed, its alot better to see
and the women have agreed to move the sign on the face of the
building. We would like,to change our request a bit, but we would
like to put things within 15 feet of the right of way of the road
so things would be more visible,
3_ PUBLIC HEARING _ W;�rne & Laura Shipman (Mobile Home Skirting)
A public hearing to consider the application submitted by Wayne &
Laura Shipman to omit'the Double -wide Mobile Home required skirting
wall. They have placed their mobile home at 140 Johnson Road,
Freeville, New York. This is in violation of Article 10, Section
309 of the Dryden Town Zoning Ordinances,
Practical Difficulties and /or Unnecessary Hardships: The cost of
having sufficient concrete ($3,000) removed, being the slab is the
dimensions of the home. Cutting away the concrete could also
damage the whole slab. Also the cost of putting up the wall,
Neither of which can be afforded nor did we know is was required,
We also were unaware that there was a need for a frost wall with a
concrete slab,
4. PUBLIC HEARING =- Maw Hirshfeld (road frontage of less than
125')
A public hearing to consider the application submitted by Mary
Hirshfeld to construct a single family structure at or about 307
Hunt Hill Road with only 60 feet of road frontage. This is in
violation of section 803.1 of the Dryden Town Zoning Ordinances,
h
s
Iry
Practical Difficulties
and /or Unnecessary
Hardships:
Adherence to
the 125' road
frontage
requirement would
necessitate
the
construction
of a 450'
to 500' road that
meets Town
specifications.
The estimated
cost of
such a road at $30
per foot would
be between
$13,500
and $15,000.
An area map was presented to the Board for review. Chairman Baker
pointed out that this is an area variance.
5. Re-- eened Public Hearing _ Wilcox Press
Findings:
1) There is limited land space available for additional
parking if the findings prove inaccurate.
2) To provide the town required 696 parking spaces would
impose an economic hardship of approximately $300,000 to
the developmental cost of this property which the owner
feels would be an economic hardship.
A. LaMotte moved the variance be granted to Wilcox Press that
Trowbridge and Trowbridge as representatives for Wilcox Press to
construct a Phase One parking lot comprising of 158 spaces and a
Phase Two parking lot of an additional 180 spaces for a total of
332 parking spaces at the proposed Wilcox site on Hall Road. A.
Everett seconded. Carried.
DECISION. Variance Granted
6. Re-Opened Public Hearing -David Heath and.Wolfgang Sack
Findings:
1) The proposed traffic in this establishment will be
approximately eight customers per day. Town requires ten
spaces, the plans submitted to the Town Board and the plans
submitted to the Board show seven spaces.
2) Also on the plans submitted (spaces 1, 2, 3, 4 and 7) are in
the existing road right of ways and would need approval from
the road right of way people.
3) There was one neighbor in attendance who expressed concern
about public safety at that sight.
4) That the current topography in the back of this property falls
away sharply and would pose an economic hardship to put
additional parking spaces in the rear of this property.
F. DiTommaso moved based on the findings that the amended
application to operate the commercial establishment with only seven
parking spaces and changes in the signing as testified be granted
to Mr. Heath and Mr. Sack, J. Baker seconded. Carried.
DECISION: Variance Granted
7_
Re-Opened Public Hearing _ Wayne &;Laura Shipman
v p?
Findings:
1. The cross protection will be taken care of by the reported 30
inches of stone and bank gravel that already exists underneath
the existing slab so all cross protection is provided by the
current foundation although there is not a cross -wall per se.
2. Block skirting is to be installed from the top of the existing
slab to siding line. This will have to be verified by the
building inspector prior to the issuance of the Certificate of
Occupancy.
A. Everett moved that Wayne and'Laura Shipman be granted a variance
as requested. A. LaMotte seconded. Carried.
DECISION: Variance Granted,
8. Re-Opened Public Hearing _ Mary Hirshfeld
Findings:
1. The applicant intends to put one house only on this 14 acre
parcel and that is compliance with the spirit of the law in
regards to low density.
2. The length of the driveway, if installed as a public road,
would provide an economic hardship to the applicant in the fact
that the road would cost approximately $13,500 to $15,500
versus.the cost of a private driveway. It would pose an
economic hardship.
F. DiTommaso moved that Mary Hirshfeld be granted a variance to
build a single family home on the 14 acres as described in her
application. A. LaMotte seconded. Carried.
DECISION: Variance Granted
9. ADJOURNMENT
F. DiTommaso moved the meeting be adjourned. A. LaMotte seconded.
Carried.
Respectfully submitted,
Cheryl L'Amoreaux
Recording Secretary
e
v p?
Findings:
1. The cross protection will be taken care of by the reported 30
inches of stone and bank gravel that already exists underneath
the existing slab so all cross protection is provided by the
current foundation although there is not a cross -wall per se.
2. Block skirting is to be installed from the top of the existing
slab to siding line. This will have to be verified by the
building inspector prior to the issuance of the Certificate of
Occupancy.
A. Everett moved that Wayne and'Laura Shipman be granted a variance
as requested. A. LaMotte seconded. Carried.
DECISION: Variance Granted,
8. Re-Opened Public Hearing _ Mary Hirshfeld
Findings:
1. The applicant intends to put one house only on this 14 acre
parcel and that is compliance with the spirit of the law in
regards to low density.
2. The length of the driveway, if installed as a public road,
would provide an economic hardship to the applicant in the fact
that the road would cost approximately $13,500 to $15,500
versus.the cost of a private driveway. It would pose an
economic hardship.
F. DiTommaso moved that Mary Hirshfeld be granted a variance to
build a single family home on the 14 acres as described in her
application. A. LaMotte seconded. Carried.
DECISION: Variance Granted
9. ADJOURNMENT
F. DiTommaso moved the meeting be adjourned. A. LaMotte seconded.
Carried.
Respectfully submitted,
Cheryl L'Amoreaux
Recording Secretary