Last Updated On:

Tuesday, June 19, 2012

Project Summary

The applicant proposes the replacement of a single family dwelling at 145 Cotton Point Road (200.14-1-(part of)10). The project is located in the RM1.3 Zoning District and is desginated as Moderate Intensity Use on the Adirondack Park Land Use and Development Plan.  The applicant seeks to demolish and rebuild the existing single family dweling and seeks variances for :  1) Setbacks - Front 50' required & 20.42' proposed, Shoreline 75' required and 9.91' proposed and Side 20' required and 9.72' proposed; and 2) To alter pre-existing non-conforming structure.  The proposed two story dwelling will be approximately 3200 sf, which is an expansion of 150 sf.  The proposed shoreline setback wll be reduced by 1 foot due to an increase in the eave overhang.  The number of bedrooms is proposed to be reduced from 6 to 5.  The existing septic system will be replaced with a holding tank, which will require a variance from the Town of Bolton Board of Health.  No stormwater management was proposed.  The proposed dwelling has been reviewed by the Cotton Point Association and the overall size has been reduced.    

Waterkeeper Perspective

The Waterkeeper felt the proposed variance requests were excessive and did not support the application.  The Waterkeeper had the following comments: the Zoning Board should request alternative designs to reduce the requested variances; the shoreline setback should not be reduced; the onsite wastewater treatment system should be sized for all potential bedrooms (the floor plan proposes a study and shop); stormwater management should be provided; and Site Plan review should be required.   

Waterkeeper Comments

See comment letter to the Town of Bolton Planning Board April 2012

Next Meeting

The application was heard by the Town of Bolton Zoning Board of Appeals at the June 19, 2012 meeting.  The ZBA questioned the applicant about the size and height of the building and stated the shoreline setback cannot be increased.  The Board recommended moving the house closer to the road or reducing the eave overhang.  The applicant stated the project would require a variance from the Town Board of Health.  The ZBA approved the variances, 6-0, with the following conditions: 1) The structure is to be moved 1' to the east to conform with the existing structure; and, 2) A minor stormwater management plan is to be implemented. 

Related Town

Waterkeeper Comments Document

Project Address

145 Cotton Point Rd
Bolton Landing, NY 12814