Zoning Board of Appeals
Town of Canaan
Columbia County, New York


June 26, 2007

Present: David Cooper, Ann Pearce, Pat Liddle, Jean Dickason, John Stelling

Chairman Cooper opened the meeting at 7:00 p.m. with an audience of 4. Motion by Pat Liddle with 2nd by Ann Pearce to accept the May 2007 minutes as submitted. All in favor.

David read Ann Graziano’s letter dated June 10, 2007 with attachments, including evidence of Ann’s certified mailing to abutters. She was not able to get on the planning board’s agenda but their clerk Tammy Flaherty advised her to have the parking spaces to her by July 5th. We will continue with the public hearing, but the ZBA cannot take any action until the planning board reviews.

Ann gave the board a computer presentation about her home and the proposed B&B. She mentioned trees will be cut down to make ample parking spaces. David confirmed that there will be no physical construction in the house. Jean Dickason suggested Ann needs more than one bathroom. The board discussed the basic requirements packet prepared by NYS for the requirements to operate a B&B. Ann plans three bedrooms with a potential 4th. David read Suzanne Pemrick’s letter dated June 25th. David commented, in fairness to the ZBA, we approved the setback for the garage mentioned in her letter to be in line with the front of the house, but it was not done that way.

John Stelling asked to review the survey and suggested to Ann that the surveyor lay out for the planning board where the parking spaces will be. They will want to know the distance between the parking spaces and the road. David suggested that Ann show how cars are going to turn around and not back out into the road and advised her to call Ron Davis to try to get organized for the planning board. Jean discussed with Ann the size and type of septic tank she has and suggested she get her water tested. The ZBA purpose is to help her be as productive as possible but cannot make a decision until there is a site plan in place. Motion by David to recess the hearing until there is a site plan approval, with 2nd by Pat. All in favor. Hearing recessed at 7:25 p.m.

David took up appeal 2007-5 by Anita Crosby at 7:30 p.m. and advised Anita that she needs site plan approval by the planning board. David referenced a prior file for the same purpose and location by Lisa Hatch in 1995. Lisa had done all the site plan preparation along with everything else, and the ZBA had approved it. Anita might be able to save a lot of work. She needs to get in touch with the planning board clerk. The ZBA will review the file tonight and schedule the public hearing. David read the file. Ann Pearce asked for a simple written statement from someone in the church to indicate their interest in having this activity in their hall. David asked for a copy of the NYS requirements for a preschool with a prepared cover letter that highlights the requirements and how she would comply. The ZBA will make a referral to the planning board but Anita must also contact them to get their requirements. Upon inquiry from Pat, Anita indicated the maximum number of children the state allows per class is 20, with two assistants. Pat asked if there would be a better delineation of the parking and Jean suggested she take pictures of the driveway. Fifteen cars can be fit in the circle, but it is shared with a neighbor. Jean suggested Anita describe the inside space including number of bathrooms, kitchen, furniture, etc. to help both boards visualize what she is planning to do. This additional information needs to be submitted 15 days prior to the public hearing (July 16th), and abutters need to be notified by that date. Motion by David with 2nd by Ann to accept the file conditionally based on the above requests. All in favor.

At 7:50 David read file 2007-6 by Jonathan Weisbuch. This should be a listed Type II action. Jean assumes he wants to hide this shed in the trees. Motion by Ann with 2nd by Pat to accept the file for a hearing on July 31st with the condition that he provide a more descriptive narrative as to why he needs the shed and why he needs to have it placed so close to the road by July 16th, when his abutters also have to be notified.

Motion by Ann to adjourn with 2nd by Pat at 8:05 p.m. All in favor.

For the Zoning Board of Appeals,



Julie Alexander, Clerk

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