The regular meeting of the Zoning Board of Appeals for the Town of Moreau, Saratoga County, State of New York was held at the Moreau Town Hall, 61 Hudson Street, South Glens Falls, NY 12803 on January 25, 2006 at 7:00 p.m. with the following members present or absent:
Present: Gerhard Endal, Chair
Kevin Elms
Darrell Finlayson
Chester Joslin
James Hooper
Others present: F. Joseph Patricke, Building Inspector
Atty. Martin J. Auffredou, Attorney for the Town
The meeting was called to order at 7:07 p.m. The minutes of the December 28, 2005 meeting were reviewed. Mr. Elms motioned to approve the minutes with some amendments and Mr. Finlayson seconded. The motion passed unanimously.
The Board reviewed Appeal No. 651, an request of Mike Breda, 14 Veranda, Queensbury, NY 12804 for a Special Use Permit pursuant to Chapter 149, Article V- Special Use Permits and the Schedule of Regulations for a C-1, General Commercial District. Applicant is proposing to operate a Day Care Facility at 1450 Route 9, Fort Edward, New York 12828. This property is located on the east side of Route 9 North of the intersection of Routes 9 and 197 and is designated as 63.3-1-3.111 on the Town Assessment Map.
The applicant appeared with Trent Martin of Jarrett-Martin engineers. Mr. Breda explained that he owns a Day Care in Queensbury which is full. The property he is purchasing is currently an antique store, to which he plans to add 3000 sq. ft. It will be nearly identical to another Day Care Mr. Breda owns on Aviation Road in Queensbury. It is known as World Class Kids facility. Mr. Breda has agency papers to request this permit while he does not yet own the property. He presented a map showing the changes he plans to make to the property, which 2.59 acres.
Mr. Patricke informed the Board that the applicant had been to Site Plan Review on the 23rd of Jan., and will have a public hearing with the Planning Board on Feb. 27. No significant issues were identified at that meeting. Traffic flow was discussed and driveway plans will reflect that. The apron at the front will be adjusted and paved to meet DOT requirements. When asked Mr. Breda explained that the additions are being added to the rear of the building where there is plenty of space to meet the setback requirements. There are no Zoning or setback requirements in question, just the Special Permit.
Mr. Finlayson asked if there were plans for the rest of the lot and the applicant stated that he might add a nature walk. There is a play area that will be fenced. There are 350ft. to the back property line.
With regard to traffic flow, there will be busses from the South Glens Falls School District transporting students, and the driveway plans have been adjusted and the bus routes discussed so that children will not be crossing Route 9 on foot and there is room for the busses to get in and out of the parking area. The facility hours are 7:30a.m. to 5:30p.m. Monday through Friday, and the property will use well water until the planned water main comes in.
This facility will be licensed for a maximum of 83 children and 15 staff based on the square footage of the facility. It will offer both day care and preschool activities.
Mr. Joslin asked whether the addition will have a basement in it and was told that part of it will, but there will be crawl space and slab for part of it as well.
The Board reviewed the criteria for granting a Special Permit and found that there would be no affect on the health, safety and moral environment of the neighborhood. The Board felt that there were no substantial traffic concerns that had not been addressed by the applicant and site plan review.
The County had submitted a decision to approve, and there was no other public comment.
Short form SEQR was reviewed. Mr. Elms motioned to make a negative declaration and Mr. Joslin seconded. Roll call vote resulted as follows:
Mr. Joslin Yes
Mr. Finlayson Yes
Mr. Elms Yes
Mr. Hooper Yes
Chairman Endal Yes
Motion carried and a negative declaration was made in regard to SEQR..
Mr. Elms motioned to approve Appeal No. 651 per the findings above and Mr. Hooper seconded. Roll call vote resulted as follows:
Mr. Joslin Yes
Mr. Finlayson Yes
Mr. Elms Yes
Mr. Hooper Yes
Chairman Endal Yes
Motion carried and Appeal No. 651 was granted.
The meeting was adjourned at 7:36 p.m. The next meeting was scheduled for Feb. 22, 2006.
Respectfully submitted,
Tricia S. Andrews