Board approves variance for 1,504 sq ft accessory building after design, septic and setback discussion

The Philipstown Zoning Board approved variances letting an applicant locate a roughly 1,504-square-foot accessory building (two-bay garage, music room and gym) closer to the house than the 50-foot setback would allow.

Justin Kaker of Highlands Architecture presented plans for a two-story accessory structure on a 2.4-acre flag lot. He said the accessory building is about 1,504 sq ft in total (garage ~550 sq ft, music room ~450 sq ft, exercise room ~495 sq ft) and includes a 280-square-foot deck. Two denial letters in the file flagged a north-side deck encroachment and that the proposed detached garage exceeds the town’s 1,000-square-foot maximum for accessory structures. Mr. Kaker explained siting constraints related to septic laterals, wetlands buffers and the existing driveway that limited alternative placements.

Board members asked whether the accessory spaces would include bedrooms (the applicant said no), whether the storage over the garage would be conditioned (light dehumidification only) and whether interior plumbing would create a unit; Mr. Kaker said the accessory building would include a powder room but not a kitchen or sleeping quarters. One member cautioned that large accessory structures can carry risk if later converted into dwelling units. After reviewing the five-area-variance factors and confirming limits on conditioned space and use, the board closed the public hearing and voted to approve the variances; the chair signed the approval for permitting.