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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