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Application
i . ealtyUSA .coin April 30, 2014 1 1`ew York State's Largest Independent Real Estate Company RE: 0 Lower Warren Vacant Lot Tax Map #: 303.19-1-41 To whom it may concern; I am a Licensed Asscciate Broker with RealtyUSA, have been servicing the local area for over 18 years, and am a Buyer Representative for Wayne Mattison, the prospective purchaser for this property. The above mentioned property has been on and off the market for sale since May 2002-that's 12 years of trying to find a qualified buyer with a suitable business under its current zoning, without success, thus creating a hardship of responsibility for the current owners. The lot is a very small parcel in size (less than '/2 acre) which I mits it potential of use as well. The property is surrounded by other industrial businesses, so Mr. Mattison's request for Automotive Sales/Service would fit in nicely with it's current surroundings, and in fact, be a positive to the neighborhood because of the need for a well maintained property with great curb appeal. In my opinion, approving the zoning variance would benefit the town of Queensbury. It woul allow property improvements to be made and higher taxes to be collected to help with the town tax liability. Please feel free to c ntact me with any questions or concerns you may have. Sincerely, 47/ / / Marla Willette / 5181361-3413 Queensbury/Glens Falls Office:63 Quaker Rd Queensbury NY 12804 I Office:518.798.3636 I Fax:518.798.3287 I_'. '1i i ' f .. - .. tf LEADING REAL -Nta 7 r�,COMPANLtSJTLLt WORLD- F' _ I - - ww%Srea11 usa.com'. Apr,26 14 09:19a gary arehart 518-623-9929 p 1 411 " RONDACK REALTY 3631 State Rt. 9 Lake George NY 12845 4/24/14 Gentleman Re: Tax ID #303-19-1-41 We represent Larson & Wells in the sale of their real estate at 0 Lower Warren St & 0 Green Ave, Queensbury. Our clients have had the property on the market for sale for a number of years now with no success. I am writing this letter asking that you please approve the application for a zoning variance. The Property is starting to become a hardship on our client. We can see no negative impact to the area by allowing zoning variance from repairs to sales. The surrounding area is pretty much industrial and auto Sales should fit right in. The intended use buy the purchaser would not be harmful or disruptive to the neighborhood. In addition it would bring more tax revenue than its current use to the Town of Queensbury. Thank you for taking the time to read my letter. Suncerely yours, -Broker ( -1( LITTLE & O'CONNOR ATTORNEYS, P.C. NINETEEN WEST NOTRE DAME STREET-P.O.BOX 898 GLENS FALLS, NEW YORK 12801-0898 J.DAVID LITTLE AREA CODE 518 MICHAEL J.O'CONNOR TELEPHONE 792-2113 FAX 792-6972 NATHAN P.HALL ELIZABETH E.LITTLE OF COUNSEL March 20, 2014 RECE loPior ' Fljtv-fl Steve Jackoski, Chairman 2 1 2014 M Zoning Board of Appeals QENSBURY Town of Queensbury TOWN CIF �FF E 742 Bay Road ZONIr G Queensbury,NY 12804 01i Re: Survey Waiver Request Use Variance Application 0 Lower Warren Street— Tax Map #:303.19-1-41 0 Green Avenue— Tax Map #:303.19-1-40 Dear Chairman: We have filed a Use Variance Application for the above properties. We request that the Zoning Board of Appeals waive the survey requirement, which will be met at the time of the Site Plan Application. Yours Very Truly, LITTLE & O'CONNOR ATTORNEYS, P.C. By: Michael J. O'Connor MJOC/kml CC: VIA EMAIL Wayne Mattison Marla Willette—Realty USA Suzanne Spector-Tougas, Esq. Gary Arehart—Rondack Realty WEB SITE: www.littleoconnor.com EMAIL: mjoconnor @littleoconnor.com LITTLE & O'CONNOR ATTORNEYS, P.C. NINETEEN WEST NOTRE DAME STREET-P.O. BOX 898 GLENS FALLS, NEW YORK 12801-0898 J.DAVID LITTLE AREA CODE 518 MICHAEL J.O'CONNOR TELEPHONE 792-2113 FAX 792-6972 NATHAN P.HALL ELIZABETH E. LITTLE OF COUNSEL March 17,2014 Craig Brown, Zoning Administrator Town of Queensbury I +1- 742 Bay Road Queensbury,NY 12804 �� ' M�4R1 Re: Use Variance Application r014 J/ • 0 Lower Warren Street— Tax Map #:303.19-1-41 ION NGQU U 0 Green Avenue— Tax Map #: 303.19-I-40 OFFICE Dear Craig: Enclosed please find the following: 1. Use Variance Application; 2. Site Plan Map; 3. Deed for Lower Warren Street—Book 1232/Page 323; 4. Deed for Green Avenue —Book 1351/Page 73; 5. Denial Letters of January 10, 2014 and January 16, 2014; 6. Listing Documentation; 7. Building Elevations; and 8. Office check, in the amount of$100.00 to cover the application fee;. You will recall our question of whether we could delay filing the Site Plan Application due to cost. I believe that you said it would be up to the ZBA Chairman; we hope he will consent to same and the ZBA will agree. This application is a little different from other use variances that we have filed for clients. Here, the dollars and cents proof is limited to the fact that, although the property has been consistently marketed, no purchase offers have been received. The premises are vacant. The present owners bought Tax Map#: 303.19-1-41 on speculation in 2001 for $1,750.00 (this was the product of a 1998 tax sale) and they tried, without success, to market it. To improve their chances of selling same, they then bought Tax Map #: 303.19-1-40 (also a vacant parcel) in 2003 for$3,000.00. Again, they marketed same, also without success. WEB SITE: www.littleoconnor.com EMAIL: mjoconnor @littleoconnor.com Craig Brown, Zoning Administrator Re: Use Variance Application 0 Lower Warren Street—Tax Map#: 303.19-1-41 0 Green Avenue—Tax Map#: 303.19-1-40 March 17, 2014 Page 2 of 3 The Sellers have $4,750.00 invested in this property, plus closing costs. They pay annual taxes - Town/County Tax of approximately $261.09 and School Tax of approximately $ 605.14. They have no reasonable return. If fact, they have a negative return. We have evidence of listings from April 7, 2004, September 6, 2005, March 20, 2008 and May 28, 2013; said listings are enclosed. There has been signage at the property and interest listings, all without offers. There are a number of permitted uses. However, by common sense or due to lot size and character of the neighborhood, many of them are not practical or likely to produce a reasonable rate of return. I would omit the following: • Agricultural Service Use • Office, Small • Building Supply/Lumberyard • Parking Structure • Bus Storage Facility • Public or Semipublic Building • Construction Company • Research and Development Facility • Retail • School • Distribution Center • Electric Power Plant • Food Service • Self-Storage Facility • Telecommunications Tower • Funeral Home • Health-Related Facility • Truck Depot • TV or Radio Station • Veterinary Clinic • Warehouse • Wholesale business • Heavy Equipment Storage/Sales/Services • Light Manufacturing • Logging Company • Mobile Home • Office, Large Given the size of the lot, its configuration and the character of the neighborhood, the only permitted uses that are practical are the following: • Automobile Service • Business Service • Limousine Service • Repossession Business Unfortunately, Automobile Service allows only the repair of automobiles, not the sale of same. Also, unfortunately, there is no demand for additional Limousine Service, Repossession Business or Business Service, particularly for vacant parcels that would require substantial capital investment. WEB SITE: www.littleoconnor.com EMAIL: mjoconnor @Iittleoconnor.com Craig Brown, Zoning Administrator Re: Use Variance Application 0 Lower Warren Street—Tax Map #: 303.19-1-41 0 Green Avenue—Tax Map#: 303.19-1-40 March 17, 2014 Page 3 of 3 It is hard to distinguish with the permitted use of Heavy Equipment Storage/Sales/Services, except for the size of the items being sold, when looking at auto sales and service. This is an area that received the broad brush treatment due to Lehigh Northeast Cement Company,Jerry Brown's Auto Parts Center, Pregis and IBS Septic &Drain. The ZBA can, with common sense, approve the requested use variance or let the property continue to set vacant like it has for years and years. The Applicant believes he will need no area variances and is willing to assume the risk of satisfying the Planning Board at site plan review—actually having 6 to 10 cars dressed for sale would be better than having 6 to 10 cars setting there waiting for repairs. In a Light Industrial Zone, sale of automobiles should be allowed as part of an auto service facility. Yours Very Truly, LITTLE & O'CONNOR ATTORNEYS, P.C. By: Michael J. O'Connor MJOC/kml CC: VIA EMAIL Wayne Mattison Marla Willette—Realty USA Suzanne Spector-Tougas, Esq. Gary Arehart—Rondack Realty WEB SITE: www.littleoconnor.com EMAIL: mjoconnor @littleoconnor.com Use Variance Revised June 2009 COMPLIANCE WITH ZONING ORDINANCE 1) The Statutes describe a Use Variance to mean the authorization by the Zoning Board of Appeals for the use of land for a purpose which is otherwise not allowed or is prohibited by the applicable zoning regulations. 2) In deciding a request for a Use Variance the Zoning Board of Appeals [ZBA] may not grant a Use Variance without a showing by the applicant that the applicable zoning regulations and restrictions have caused an unnecessary hardship. In order to prove such hardship, the applicant must prove for each and every use permitted under the regulations for the applicable zoning district that: a. The applicant cannot realize a reasonable return, provided that return is substantial as demonstrated by competent financial evidence. b. The alleged hardship relating to the property in question is unique, and does not apply to a substantial portion of the district or neighborhood. c. That the requested Use Variance, if granted will not alter the essential character of the neighborhood d. That the alleged hardship has not been self created. Town of Queensbury•Zoning Office•742 Bay Road • Queensbury, NY 12804•518-761-8238 r � "- TOWN OF QUEENSBURY 742 Bay Road,, Queensbury NY 12804-5902 518-761-820 t January 16, 2014 Michael J. O'Connor Little &O'Connor Attorneys, PC 19 West Notre Dame St., PO Box 898 Glens Falls,NY 12801 Re: Auto Uses Mattison Tax Map Parcels: 303.19-1-40 &41 Dear Mr. O'Connor: I am writing you with regards to your follow-up letter of January 15, 2014 relative to the above- referenced parcels and our review process. I understand your letter to seek two requests associated with our review process of your clients project plans. First, if I understand your letter, you wish to separate the Use Variance and Site Plan Review submittals and have one reviewed prior to the other. Per Section 179-9-070, J, (2), the applications must be submitted and reviewed at the same time so that both Boards may meet the requirements of this Section. Second, I understand that you wish to proceed with the Use Variance application without the required stamped, signed survey map. The survey waiver request may only be issued by the Chairman of the Zoning Board of Appeals. I will forward your request to the Chairman for his consideration. Please note our pre-submission meeting requirements and filing deadline when organizing your papers. Should you have any questions or comments regarding your application, please do not hesitate to contact this office. Sinc ly,. Craig Brown Zoning Administrator CB/sh Cc: Wayne Mattison Steve Jackoski,Chairman,ZBA L:\Craig Brown\2014 Letters\Denial Mattison 1 16 14.doc "HOME OF NATURAL BEAUTY . . . A GOOD PLACE TO LIVE" SETTLED 1763 ..41.111111%. TOWN OF QUEENSBURY 742 Bay Road, Queensbury, NY 12804-5902 518-761-8201 January 10,2014 Michael J.O'Connor Little&O'Connor Attorneys, PC 19 West Notre Dame St., PO Box 898 Glens Falls,NY 12801 Re: Auto uses Mattison Tax Map Parcels: 303.19-1-40&41 Dear Mr. O'Connor: I am writing you with regards to your January 8, 2014 letter relative to the above-referenced parcels. I have reviewed your letter along with a map that was provided to me today by Mr. Mattison. Upon my review I find that the properties in question are located within a Commercial Light Industrial (CLI) zoning district within the Town of Queensbury. It is my understanding that the proposed project seeks to establish an Auto Use facility for the repair and sales of automobiles. Within the CLI district, Automobile Service is listed as an allowable use however, Automobile Sales is not. As such,the Auto Service component of the project will require Site Plan Review by our Planning Board and the Auto Sales portion will require a Use Variance from our Zoning Board of Appeals and, if approved, Site Plan Review by our Planning Board. Should your client wish to pursue the project as proposed, we will require that the Use Variance and Site Plan Review applications be submitted at the same time in order to facilitate the necessary reviews. Please note our pre-submission meeting requirements and filing deadline when organizing your papers. Should you have any questions or comments regarding your application, please do not hesitate to contact this office. Sincerely, Craig Brown Zoning Administrator CB/sh Cc: Wayne Mattison L:\Craig Brown12014 Letters\Denial Mattison 110 14.doc "HOME OF NATURAL BEAUTY . . . A GOOD PLACE TO LIVE" SETTLED 1763 LITTLE & O'CONNOR ATTORNEYS, P.C. NINETEEN WEST NOTRE DAME STREET-P.O.BOX 898 • • GLENS FALLS, NEW YORK 12801-0898 J.DAVID LITTLE MICHAEL J.O'CONNOR TELEPHONE 792-2113 FAX 792-6972 NATHAN P.HALL ELIZABETH E.LITTLE OF COUNSEL aary *VL4 EMAIL ONLY* Craig Brown, Zoning Administrator Town of Queensbury 742 Bay Road Queensbury,NY 12804 Re: 0 Lower Warren Street— Tax Map #:303.19 J-1 nu-41 0 Green Avenue— Tax Map #: 303.19-1-40 15, 2014 AREA CODE 518 Dear Craig: Thank you for your letter of January 10, 2014. Due to the expense of doing a Site Plan Application (engineering alone now seems to run $3,500 to $5,000), we would like to separate the Use Variance Application and the Site Plan Application. Also, we recognize the risk factor involved with a Use Variance Application. We can show very little impact difference between an auto service business and auto sales/service business. If anything, an auto sales/service business will be less of an impact. We have a good "to scale" site plan. Can we proceed to the variance, subject to an actual survey showing no substantial deviation? It would seem to make sense. Please advise. Yours Very Truly, LITTLE & O'CONNOR ATTORNEYS, P.C. ‘1/4‘&)\N‘Ci3c,00-1..--.4. By: Michael J. O'Connor MJOC/kml CC: VIA EMAIL Wayne Mattison Marla Willette—Realty USA • WEB SITE: www.littleoconnor.com EMAIL: mjoconnor @littleoconnor.com LITTLE & O'CONNOR ATTORNEYS, P.C. NINETEEN WEST NOTRE DAME STREET-P.O.BOX 898 GLENS FALLS, NEW YORK 12801-0898 J.DAVID LITTLE , TEL 518 792-2113 MICHAEL J.O'CONNOR FAX 518 792-6972 NATHAN P. HALL FAX SERVICE NOT ACCEPTED ELIZABETH E. LITTLE OF COUNSEL Craig Brown January 8, 2014 Queensbury Zoning Administrator 742 Bay Road Queensbury, New York 12804 JAN 0 9 24 Re: 0 Lower Warren St. (303.19-1-41)340 0 Green Avenue (303.19-1-40) 311 Dear Craig: We represent Wayne Mattison who wishes to purchase the above vacant properties to be used as a used car sales lot and auto service/repair business. Both parcels appear to be Commercial Light Industrial (CLI), please confirm. The combined parcels have 109 feet +/- frontage on Lower Warrant Street and according to the tax records contain .47 Ac. CLI allows a mix of commercial and light industrial uses. Retail and service areas are allowed (site plan is required). These lots pre-existed zoning so even though they are less than one acre, I don't believe an area variance is required. Table 4 allows Automobile Service Business primary service, maintenance, or repair of automobile Table 4 also allows Retail but the definition of Retail Business excludes motor vehicle sales and service. Applicant wishes to service automobiles and sell same. Please advise of any variance and this type of variance that would be necessary for the retail sales of automobiles and service of same. Yours very truly, LITTLE & O'CONNOR ATTORNEYS, P.C. MJOC/dma by: Michae J. .• onnor cc: Wayne Mattison 4 Old West Mountain Rd. Queensbury,NY 12804 WEB SITE: www.littleoconnor.com EMAIL: mjoconnor©Iittleoconnor.com Use Variance Revised June 2009 General Information Tax Parcel ID Number: 303.19-141 & 40 Zoning District: CLI Detailed Description of Project [includes current& proposed use]: PARCELS CURRENTLY VACANT. APPLICANT WISHES TO OPERATE AN AUTO USE FACILITY FOR THE REPAIR AND SALES OF AUTOMOBILES. Location of project: 0 LOWER WARREN STREET (303.19-1-41) -340 -VACANT INDUSTRIAL-0.36 ACRES 0 GREEN AVENUE (303.19-1-40) -311 -VACANT RESIDENTIAL-0.11 ACRES Applicant Name: WAYNE MATTISON Address: 4 OLD WEST MOUNTAIN ROAD QUEENSBURY, NY 12804 Home Phone Cell: (518) 260-9145 Work Phone Fax E-Mail: crxinvader @yahoo.com Agent's Name: MICHAEL J. O'CONNOR Address: 19 W. NOTRE DAME ST-PO BOX 898 GLENS FALLS, NY 12801 Home Phone Cell: Work Phone (518) 792-8728 Fax (518) 792-6972 E-mail mjoconnor@littleoconnor.com Name MICHAEL D. LARSON ! Address ,38 TRIPP LAKE ROAD SHARON C. WELLS 'CHESTERTOWN, NY 12817 Home Phone Cell Work Phone Fax E-mail 2 Town of Queensbury•Zoning Office• 742 Bay Road • Queensbury, NY 12804• 518-761-8238 Use Variance Revised June 2009 Site Development Data Area /Type Existing sq. ft. Proposed Total sq. ft. Addition sq.ft. A. Building footprint PROPOSED -0- 2048 2048 B. Detached Garage -0- -0- -0- C. Accessory Structure(s) -0- -0- -0- ' D. Paved, gravel or other hard surfaced area ' 0_ 12280 12280 E. Porches / Decks -0- -0- -0- F. Other -0- -0- -0- G. Total Non-Permeable [Add A-F] -0- 14328 14328 H. Parcel Area [43,560 sq. ft. /acre] 20473 20473 20473 I. Percentage of Impermeable Area of Site [I=G/H] -0- 1 70% Setback Requirements 176-3-040-C(b) Area Required Existing Proposed VACANT Front [1] 50 50 Front [2] 50 50 Shoreline N/A Side Yard [1] I 30 30 Side Yard [2] l Rear Yard [1] 30 30 Rear Yard [2] Travel Corridor N/A Height [max] I 60 20 Permeability 30% 30% 1 No. of parking spaces I 3 Town of Queensbury•Zoning Office•742 Bay Road•Queensbury, NY 12804•518-761-8238 Use Variance Revised June 2009 Additional Project Information 1. Will the proposal require a Septic Variance from the Town Board of Health? N/A - PUBLIC SEWER 2. If the parcel has previous approvals, list application number(s): UNKNOWN 3. Does this project require coverage under the NYS DEC Stormwater Pollution Prevention Program? NO 4. Estimated project duration: Start Date SPRING 2014 End Date FALL 2014 5. Estimated total cost of project: $50,000.00 6. Total area of land disturbance for project: 6500 SQ. FT. The following information is needed by the Zoning Board of Appeals and reflects the criteria for granting a Use Variance. Please respond to each item; use additional sheets if needed: 1. The applicant cannot realize a reasonable return, provided that return is substantial as demonstrated by competent financial evidence. THIS LOT IS TWO SMALL FOR A TRUE INDUSTRIAL OFFICE; OWNER ACQUIRED PROPERTY IN 2001 WITH AN ADDITIONAL PIECE IN 2003 AND HAS HAD NO OFFERS FOR PERMITTED USES. 2. The alleged hardship relating to the property in question is unique, and does not apply to a substantial portion of the district or neighborhood. THE EXISTING DEVELOPMENT OF NEIGHBORING PROPERTIES MAKE THIS LOT UNIQUE, AS THEY LIMIT ITS MARKETABILITY. 3. That the requested Use Variance, if granted will not alter the essential character of the neighborhood THE EXISTING CHARACTER OF THE NEIGHBORHOOD IS INDUSTRIAL - SERVICE OF AUTOMOBILES IS PERMITTED; SALE AND SERVICE OF EQUIPMENT IS ALLOWED, EVEN THOUGH SALE OF AUTOMOBILES IS NOT. 4. That the alleged hardship has not been self created. THE CEMENT COMPANY BEGAN IN THE LATE 1800'S AND DOMINATES THIS NEIGHBORHOOD. THE LOT WAS CREATED BEFORE PRESENT ZONING. Please take note: • Responses to items 1-4, above, must be provided for review by the Zoning Board of Appeals. • New York State Town Law 267-b requires that the Zoning Board of Appeals deny the variance - if any one, or more of the factors listed above is NOT PROVEN. 4 Town of Queensbury•Zoning Office•742 Bay Road•Queensbury, NY 12804•518-761-8238 Use Variance Revised June 2009 Submittal of a stamped and signed SURVEY MAP depicting existing and proposed conditions shall include the items as noted below. THIS INFORMATION WILL BE SUBMITTED TO PLANNING BOARD. A. GENERAL SHOWN ON SHEET# 1 Title, Name,Address of applicant&person responsible for preparation of drawing 2 Deed 3 North arrow,Tax Map ID,date prepared and scale[minimum I In.=40 ft.] 4 ' Boundaries of the property plotted to scale,zoning boundary . 5 Principal structures,accessory structures with exterior dimensions 6 Site improvements incl.outdoor storage areas,driveways,parking areas,etc.: existing&proposed 7 Setbacks for all structures and improvements: existing&proposed 8 Elevations and floor plans of all proposed and affected structures B. • WATER&SEWER SHOWN ON SHEET# 1 Project sewage disposal facilities,design details,construction details,flow rates,and number of bedrooms proposed 2 Water supply[i.e.well] & septic on adjoining lots with separation distances to existing or proposed on-site water supply and septic 3 Separation distances for proposed sewage disposal system to well and water bodies 4 Existing public or private water supply [well, lake, etc.]. Method of securing public or private water, location, design and construction of water supply including daily water usage 5 Percolation test location and results C. PARKING I PERMEABLE AREAS SHOWN ON SHEET# 1 Number of spaces required for project including calculations and justification: existing&proposed 2 No.of existing parking spaces,number to be removed,number to maintain and type of surfacing material[e.g.,gravel,paved] 3 Provision for pedestrian and handicap access and parking: existing&proposed 4 Design details of ingress,egress, loading areas and cutting: existing&proposed 5 Location and character of green areas[existing and proposed],modification to green area,buffer zone to remain undisturbed 6 Lighting,location and design of all existing and proposed outdoor lighting D. ADDITIONAL SITE DEVELOPMENT AND MISCELLANEOUS SHOWN ON SHEET# 1 On-site&adjacent watercourses,streams,rivers,lake and wetlands 2 Utility/energy distribution system[gas,electric,solar,telephone]: existing& proposed 3 Location,design and construction details of all existing and proposed site improvements including: drains,culverts, retaining walls,fences,fire&emergency zones and hydrants,etc. 4 Square footage of bldg. area proposed for office, manufacturing, retail sales or other commercial activities: existing & proposed e Signage: Location,size,type,design and setback: existing&proposed f Waiver Request: provide letter with application requesting any waivers: please reference specific items g Commercial/Industrial Development requires submission of Landscaping,Stormwater Management,Grading&Lighting Plans h Identification,of Federal,State or County permits required for the project together with a record of application for all necessary I permits PROPOSED SITE LAYOUT AND ELEVATIONS ARE PROVIDED. 5 Town of Queensbury•Zoning Office•742 Bay Road •Queensbury, NY 12804•518-761-8238 Use Variance Revised June 2009 Pre-Submission Conference Form 079-4-0401 1. Tax Map 1D 303.19-1-41 &40 2. Zoning Classification CLI 3. Reason for Review: USE VARIANCE & SITE PLAN 4. Zoning Section#: 5, Pre-Submission Meeting Notes; Outstanding items To Be Addressed Include: Deed X Yes No Compliance with Zoning Ordinance Yes ?( No General Information complete X Yes No Site Development Data Complete Yes No Setback Requirements Complete •C Yes No Additional Project Information Complete Yes No Checklist items addressed Yes X No Environmental Form completed Yes X No Signature Page completed X Yes No Staff Representative: Applicant/Agent: Date: 6 Town of Queensbury •Zoning Office•742 Bay Road • Queensbury, NY 12804 •518-761-8238 617.20 Appendix B Short Environmental Assessment Form Instructions for Completing Part I -Project Information. The applicant or project sponsor is responsible for the completion of Part 1. Responses become part of the application for approval or funding,are subject to public review,and may be subject to further verification. Complete Part 1 based on information currently available. If additional research or investigation would be needed to fully respond to any item,please answer as thoroughly as possible based on current information. Complete all items in Part 1. You may also provide any additional information which you believe will be needed by or useful to the lead agency;attach additional pages as necessary to supplement any item. Part 1 -Project and Sponsor Information WAYNE MATTISON Name of Action or Project: USE VARIANCE Project Location(describe,and attach a location map): LOWER WARREN STREET/GREEN AVENUE Brief Description of Proposed Action: IN CLI ZONE WHERE SERVICE OF AUTOS IS PERMITTED, REQUEST IS FOR VARIANCE TO ALLOW SALE OF AUTOS, AS WELL AS SERVICE. Name of Applicant or Sponsor: Telephone: (518) 260-9145 WAYNE MATTISON E-Mail: crxinvader @yahoo.com Address: 4 OLD WEST MOUNTAIN ROAD City/PO: State: Zip Code: QUEENSBURY NY 12804 1.Does the proposed action only involve the legislative adoption of a plan,local law,ordinance, NO YES administrative rule,or regulation? If Yes,attach a narrative description of the intent of the proposed action and the environmental resources that X may be affected in the municipality and proceed to Part 2. If no,continue to question 2. 2. Does the proposed action require a permit,approval or funding from any other governmental Agency? NO YES If Yes,list agency(s)name and permit or approval: QUEENSBURY PLANNING BOARD X 3.a.Total acreage of the site of the proposed action? 0.47 acres b.Total acreage to be physically disturbed? 0.32 acres c.Total acreage(project site and any contiguous properties)owned or controlled by the applicant or project sponsor? 0.47 acres 4. Check all land uses that occur on,adjoining and near the proposed action. o Urban 0 Rural(non-agriculture) o Industrial ® Commercial tia Residential (suburban) o Forest o Agriculture o Aquatic ❑ Other(specify): o Parkland Page 1 of 4 5. Is the proposed action, NO YES N/A a.A permitted use under the zoning regulations? X b.Consistent with the adopted comprehensive plan? 6. Is the proposed action consistent with the predominant character of the existing built or natural NO YES landscape? X 7. Is the site of the proposed action located in,or does it adjoin,a state listed Critical Environmental Area? NO YES If Yes,identify: X 8. a.Will the proposed action result in a substantial increase in traffic above present levels? NO YES X b.Are public transportation service(s)available at or near the site of the proposed action? c.Are any pedestrian accommodations or bicycle routes available on or near site of the proposed action? 9.Does the proposed action meet or exceed the state energy code requirements? NO YES If the proposed action will exceed requirements,describe design features and technologies: X 10. Will the proposed action connect to an existing public/private water supply? NO YES If Yes,does the existing system have capacity to provide service? 0 NO❑YES If No,describe method for providing potable water: X 11.Will the proposed action connect to existing wastewater utilities? NO YES If Yes,does the existing system have capacity to provide service? ❑NO❑YES If No,describe method for providing wastewater treatment: X 12. a.Does the site contain a structure that is listed on either the State or National Register of Historic NO YES Places? X b.Is the proposed action located in an archeological sensitive area? 13.a.Does any portion of the site of the proposed action,or lands adjoining the proposed action,contain NO YES wetlands or other waterbodies regulated by a federal,state or local agency? X b.Would the proposed action physically alter,or encroach into,any existing wetland or waterbody? If Yes,identify the wetland or waterbody and extent of alterations in square feet or acres: 14. Identify the typical habitat types that occur on,or are likely to be found on the project site. Check all that apply: ❑Shoreline ❑Forest ❑Agricultural/grasslands ❑Early mid-successional ❑ Wetland ❑Urban ❑ Suburban 15.Does the site of the proposed action contain any species of animal,or associated habitats,listed NO YES by the State or Federal government as threatened or endangered? X 16.Is the project site located in the 100 year flood plain? NO YES X 17.Will the proposed action create storm water discharge,either from point or non-point sources? I NO YES If Yes, a.Will storm water discharges flow to adjacent properties? ]a NO❑YES X b.Will storm water discharges be directed to established conveyance systems(runoff and storm drains)? If Yes,briefly describe: NO D YES Page 2 of 4 18.Does the proposed action include construction or other activities that result in the impoundment of NO YES water or other liquids(e.g.retention pond,waste lagoon,dam)? If Yes,explain purpose and size: 19.Has the site of the proposed action or an adjoining property been the location of an active or closed NO YES solid waste management facility? If Yes,describe: X 20.Has the site of the proposed action or an adjoining property been the subject of remediation(ongoing or NO YES completed)for hazardous waste? If Yes,describe: X I AFFIRM THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF MY KNOWLEDGE Applicant/sponsor name:WAYNE MATTISON Date: ,31141 /2oi' f Signature: ( _ Part 2-Impact Assessment. The Lead Agency is responsible for the completion of Part 2. Answer all of the following questions in Part 2 using the information contained in Part 1 and other materials submitted by the project sponsor or otherwise available to the reviewer. When answering the questions the reviewer should be guided by the concept"Have my responses been reasonable considering the scale and context of the proposed action?" No,or Moderate small to large impact impact may may occur occur 1. Will the proposed action create a material conflict with an adopted land use plan or zoning regulations? 2. Will the proposed action result in a change in the use or intensity of use of land? 3. Will the proposed action impair the character or quality of the existing community? 4. Will the proposed action have an impact on the environmental characteristics that caused the establishment of a Critical Environmental Area(CEA)? 5. Will the proposed action result in an adverse change in the existing level of traffic or affect existing infrastructure for mass transit,biking or walkway? 6. Will the proposed action cause an increase in the use of energy and it fails to incorporate reasonably available energy conservation or renewable energy opportunities? 7. Will the proposed action impact existing: a.public/private water supplies? b.public/private wastewater treatment utilities? 8. Will the proposed action impair the character or quality of important historic,archaeological, architectural or aesthetic resources? 9. Will the proposed action result in an adverse change to natural resources(e.g.,wetlands, waterbodies,groundwater,air quality,flora and fauna)? Page 3 of 4 No,or Moderate small to large impact impact may may occur occur 10. Will the proposed action result in an increase in the potential for erosion,flooding or drainage problems? I1. Will the proposed action create a hazard to environmental resources or human health? Part 3-Determination of significance. The Lead Agency is responsible for the completion of Part 3. For every question in Part 2 that was answered"moderate to large impact may occur",or if there is a need to explain why a particular element of the proposed action may or will not result in a significant adverse environmental impact,please complete Part 3. Part 3 should,in sufficient detail,identify the impact,including any measures or design elements that have been included by the project sponsor to avoid or reduce impacts. Part 3 should also explain how the lead agency determined that the impact may or will not be significant.Each potential impact should be assessed considering its setting,probability of occurring, duration,irreversibility,geographic scope and magnitude. Also consider the potential for short-term, long-term and cumulative impacts. ❑ Check this box if you have determined, based on the information and analysis above,and any supporting documentation, that the proposed action may result in one or more potentially large or significant adverse impacts and an environmental impact statement is required. ❑ Check this box if you have determined,based on the information and analysis above,and any supporting documentation, that the proposed action will not result in any significant adverse environmental impacts. Name of Lead Agency Date Print or Type Name of Responsible Officer in Lead Agency Title of Responsible Officer Signature of Responsible Officer in Lead Agency Signature of Preparer(if different from Responsible Officer) Page 4 of 4 Use Variance Revised June 2009 Signature Page This page includes the 1.) Authorization to Act as Agent Form: 2.) Engineering Fee Disclosure; 3.) Authorization for Site Visits; 4.) Other Permit Responsibilities; 5.) Official Meeting Disclosure and 6.) Agreement to provide documentation required. OWNER'S AGENT FORM: Complete the following if the OWNER of the property is not the same as the applicant Owner: MICHAEL D. LARSON & SHARON C. WELLS Designates: MICHAEL J. O'CONNOR As agent regarding: X Variance Site Plan Subdivision For Tax Map No.: 303.19 Section 1 Block 41 & 40 Lot Deed Referen 1232 Book 323 Page 9/25/2001 Date B 1 1/Pg 73 - 11/13/2003 OWNER SIGNATURE: . , , ��i _ DATE: 3]v7 J APPLICANT'S AGENT FORM: Complete the following if the APPLICANT is unable to attend the meeting or wishes to be represented by another party: Applicant: WAYNE MATTISON Designates: MICHAEL J. O'CONNOR As agent regarding: X Variance Site Plan Subdivision For Tax Map No.: 303.19 Section 1 Block 41 & 40 Lot Deed Reference: 1232 Book 323 Page 9/25/2001 Date B 1351/Pg 73 - 11/13/2003 APPLICANT SIGNATURE: DATE: 3)r`}j 1,--) 2.) ENGINEERING FEE DISCLOSURE: Applications may be referred to the Town consulting engineer for review of septic design, storm drainage, etc. as determined by the Zoning or Planning Department. Fees for engineering review services will be charged directly to the applicant. Fees for engineering review will not exceed $ 1,000 without notification to the applicant. 3.) AUTHORIZATION FOR SITE VISITS: By signing this page and submitting the application materials attached herein, the Owner, Applicant, and his/her/their agent(s) hereby authorize the Zoning Board or Planning Board and Town Staff to enter the subject properties for the purpose of reviewing the application submitted. 4.) OTHER PERMIT RESPONSIBILITIES: Other permits may be required for construction or alteration activity subsequent to approval by the Zoning Board or Planning Board. It is the applicant's responsibility to obtain any additional permits. 5.) OFFICIAL MEETING MINUTES DISCLOSURE: It is the practice of the Community Development Department to have a designated stenographer tape record the proceedings of meetings resulting from application, and minutes transcribed from those tapes constitutes the official record of all proceedings. 6.) AGREEMENT TO PROVIDE DOCUMENTATION REQUIRED: I, the undersigned, have thoroughly read and understand the instructions for submission and agree to the submission requirements, I acknowledge no construction activities shall be commenced prior to issuance of a valid permit. I certify that the application, plans and supporting materials are a true and complete statement/description of the existing conditions and the work proposed, and that all work will be performed in accordance with the approved plans and in conformance with local zoning regulations. I acknowledge that prior to occupying the facilities proposed, I or my agents,will obtain a certificate of occupancy as necessary. I also understand that I/we may be required to provide an as-built survey by a licensed land surveyor of all newly constructed facilities prior to issuance of a certificate of occupancy I have read and agree to the above. (Ai WAYNE MATTISON -J/ 14 Sjg�lature [A ] Print Name [Applicant] Date signed V ! J `— MICHAEL J. O'CONNOR Stgr ati '[Agent] Print Name [Agent] Date signed 9 Town of Queensbury•Zoning Office•742 Bay Road • Queensbury, NY 12804•518-761-8238 { - LOWER WARREN STREET - TAX MAP #: 303.19-1-41 is . _,.. ... .. WARREN COUNTY CLERK . 1 RECORDING COVER SHEET j EMP. INITIALS -2-X. INSTRUMENT D (,.3 V.f `• No. of PAGES TYPE OF DOC. Deed ADDTL. FEE TOWN Queenabury Igy0 o I ADDTL. NAMES / ' 1 * MORTGAGE AMT. $ j TRANSFER TAX AMT. $ I9S-o. * 1' j * MORTGAGE TAX 0 TRANSFER TAX STAMP * MORTGAGE TAX STAMP Elti g i * G.t * 0 RECEIVED * REAlP.'ESTATE * • N SEP 25 2001 `" C4 I TRANSFER TAX WARREN COUNTY * ii * : *A**hh*k***h*k kkkk k*kkk k*k*kk*******i**********kkik*k kk kkk*ikik*i*kikkiki*ikkik*kkik*k Please fill in blanks below before submitting for recording. I'. PARTY OF THE FIRST PART County of Warren ( i PARTY OF THE SECOND PART Michael D. Larson and Sharon C. Wells r RECORDED BY: I1/l//11 l/1111/11111111//ll/lll/lll/ll/ i- RETURN TO: Michael D. Larson 1. ShArnn Wells / / RECORDING STAMP PO Box 23 / / Warrensburg NY 12885 / J!!!;;;Ailtr 5 Upon recording. this page becomes apart of the / AM 10:DO document ($3.00) / / RECORDED • / I • i . s • • i • l • i I QUITCLAIM DEED I THIS INDENTURE,made the 19t5 day of September,2001 between the COUNTY OF • WARREN,a municipal corporation and political subdivision established under the Laws of the State of New York,and having its principal office and place of business located at the 15rarren County Municipal Center, 1340 State Route 9,Lake George,New York 12845-9803, party of the first part, and i Michael D.Larson and Sharon C.Wells,as Joint Tenants with Right of Survivorship,having �_ . an address of P.O.Box 23,Warrensburg,New York 12885, parties of the second part, WITNESSETH, that the party of the first part,in consideration of One Thousand Seven Hundred Fifty Dollars($1,750),lawful monies of the United States,and other good and valuable consideration paid by the parties of the second part,does hereby remise,release and quitclaim unto + the parties of the second part,their heirs and assigns, Ca ALL that certain piece or parcel of land,formerly assessed to R.Kent Levack on the 1994 m assessment roll of the Town of Qucensbury located in the Town of Queensbury,County of Warren and State of New York,and designated on the tax map of said Town as Section 110,Block 3,Lot Ca 36,being more particularly described as follows: tV d Warren Street Vac. ' .36 AC • BEING the same premises described in a conveyance from John E. Wertime,as Warren County Treasurer of the County of Warren by a tax sale certificate recorded in the Office of the Warren County Clerk on December I3, 1994 in Book 21 of tax sale certificates at page 123. The County of Warren acquired this parcel by reason of a foreclosure of tax liens and have a Judgment and Order to Establish Title from Delinquent Taxes as to Certain Parcels and Parties dated August 24,1998 and filed in the Office of the Warren County Clerk on August 28, 1998 by Ithe County of Warren,Index No,36824. I t SUBJECT to:(a)city and village tax liens accruing during the year of the auction and not relevied in the last town and county tax immediately preceding the auction;(b)street or other special assessments unpaid or payable to the municipality in which the premises are situated;and(c)any water charges unpaid or payable to the municipality in which the premises are situated which have not been relevied in the last town and county tax levy,and SUBJECT to all existing tenancies,easements,rights,licenses,privileges,and agreements, q as well as any covenants,conditions,restrictions,reservations,rights of re-entry,possibilities of reverter,rights-of-way,utility or other easement agreements,or sell-offs in former deeds or other instruments of record,and ' I i SUBJECT to existing laws and ordinances any state of facts an accurate survey and prudent 1 inspection of the property would disclose,and • SUBJECT to any federal and/or state taxes,liens,judgements and encumbrances of record not otherwise extinguished when the County of Warren took title to the subject parcel. THIS CONVEYANCE is made pursuant to Resolution No.539 of 2001,adopted by the Warren County Board of Supervisors on September 14,2001. TOGETHER with the appurtenances and all the estate and rights of the party of the first part in and to said premises. 1 i 007-01/deeds/dmc/100-4 x v . TO HAVE AND TO HOLD the premises herein granted unto the party of the second part, their heirs and assigns forever. IN WITNESS WHEREOF,the party of the first part has caused its corporate seal to be hereunto affixed,and these presents to be signed by its authorized officer the day and year first above written. IN PRESENCE-4:WDO . _`��t:• " . ■ ; GREEN AVENUE - TAX MAP #303.19-1-40 DOCUMENT -t12865 ....TYPE: DEE - - WARREN COUNTY CLERK RETT: 1226 $12.00 11/13/2003 09:55:00 A.M. RECORDING COVER SHEET RECEIPT: 18195 CARYL M. CLARK EMP. INITIALS C' WARREN COUNTY CLERK No. of PAGES VOL: DE LIBER: 1351 PAGE: 73 `/ ADDTL. FEE 0- TOWN Oueensbury .? Y t - * • ****************************************************************** Please fill in blanks below before submitting for recording. PARTY OF THE FIRST PART John Palermo, Florence Palermo and The Leggett Family, LLC PARTY OF THE SECOND PART Michael Larson RECORDED BY: Daniel T. Smith //////////////////// RETURN TO: Daniel T. Smith / 38 Art Tennyson Road / Chestertown( New York 12817 / PAGE_____ANU EXAMINED / WARREN COUNTY. N.Y. / CARYL N. CLARtt.CLERK / 03 NOV 13 AM 9: 55 Upon recording, this / T q, page becomes part of / the document ($3 .00) / RECORDED w t,.31:1351 PAGE 74 THIS INDENTURE,made the J/ day of kl65,6,9A_, Two Thousand Three, BETWEEN JOHN PALERMO and FLORENCE PALERMO, residing at 114 Green Mansions Road,Chestertown,New York 12817,and the LEGGETT FAMILY LLC,Chestertown, New York 12817,party of the first part,and MICHAEL LARSON,residing at 38 Tripp Lake Road,P.O. Box 23,Warrensburg,New York 12885,party of the second part, WITNESSETH,that the party of the first part,in consideration of ONE DOLLAR($1.00) lawful money of the United States,and other good and valuable consideration paid by the party of the second part, does hereby grant and release unto the party of the second part, their heirs or successors and assigns of the party of the second part forever, ALL THAT PARCEL OF LAND in the Town of Queensbury,Warren County,New York bounded and described as follows: "McCauley,Frank,Green Street,vacant Lot 14 located as shown on map of Fairlawn;H. Philo,filed in the County Clerk's Office." SOURCE OF TITLE Being a portion of the premises conveyed by North Country Vacation Lands Incorporated to Charles R.Leggett and Priscilla Leggett,recorded in the Warren County Clerk's Office in Book 542 at page 427. The interest of Priscilla Leggett was subsequently conveyed to Charles R. Leggett; the interest of Charles R.Leggett was subsequently conveyed to the Leggett Family,LLC. TOGETHER with all right,title and interest,if any,of the party of the first part in and to any streets and roads abutting the above described premises to the center lines thereof, TOGETHER with the appurtenances and all the estate and rights of the party of the first part in and to said premises, TO HAVE AND TO HOLD,the premises herein granted unto the party of the second part, the heirs or successors and assigns of the party of the second part forever. AND the party of the first part,in compliance with Section 13 of the Lien Law,covenants that the party of the first part will receive the consideration for this conveyance and will hold the right to receive such consideration as a trust fund to be applied first for the purpose of paying the costs of the improvement and will apply the same first to the payment of the cost of the improvement before using any part of the total of the same for any other purpose. AND the party of the first part covenants as follows: FIRST. That said party of the first part is seized of the said premises in fee simple, and has good right to convey same; SECOND. That the party of the second part shall quietly enjoy the said premises; THIRD. That the said premises are free from incumbrances,except as aforesaid; FOURTH. That the party of the first part will execute or procure any further necessary assurance of the title to said premises;' FIFTH. That said party of the first part will forever warrant the title to said premises. • Il EF:i 351 PAGE 75 The word "party" shall be construed as if it read "parties" whenever the sense of this indenture so requires. IN WITNESS WHEREOF,the party of the first part has duly executed this deed the day and year first above written. N PALERMO FLORENCE PALERMO STATE OF NEW YORK ) )ss.: COUNTY OF WARREN ) On the 4 day of in the year 2003 before me,the undersigned, a Notary Public in and for said State,personally appeared JOHN PALERMO and FLORENCE PALERMO,personally known to me or proved to me on the basis of satisfactory evidence to be the individuals whose names are subscribed to the within instrument and acknowledged tome that they executed the same in their capacity, and that by their signature on the instrument, the individuals,or the person upon behalf of which the individuals acted,executed the instrument. . C...iej f Notary Pu/c My commission cxp¢a ///a o Q.S MAW ACM 01134 Notary Public,State of New York Registration#01fY4608525 Qualified In Warren County Cammission Expires Nov.30, de0-5— teal 1 351 PAGE 76 r. CRAIG EGG , EMBER LEGGE FAMILY,LLC STATE OF NEW MEXICO )ss.: On the /c5 day of 2003 in the year 2003 before me,the undersigned, • personally appeared CRAIG LEGG TT,personally known to me or proved to me on the basis of • satisfactory evidence to be the individual whose name is subscribed to the within instrument and acknowledged to me that he executed the same in his capacity, and that by his signature on the instrument,the individual,or the person upon behalf of which the individual acted,executed the instrument,and that such individual made such appearance before the undersigned n (w.ity/town) of ,State of -17/n ,County of 4 a L •+„R.�.,, OFFICIAL SEAL ( 4111111 a Y7, ` Jennifer Reed �� NOTARY PUBLIC •41.1-• ' STATE O°NL:WMEXICO Notary Public My Commi±•_++'.�'=1+ices.�.g1.�--�� 5 My=minion eximcs -D" Warren County Land Address 0 Lower Warren r t Queensbury,NY 12804 � � District 20 Queensbury ; ,' ,.`,:;: County Warren MLS Number 82894 Listing Status Withdrawn Activation Date 05/26/2005 Expiration Date 04/30/2005 Price $23,500. General Property Information Approx Acres 0.4700 Lot Size 106 x 100 x 150 x 177 IneguIarLot Yes Zoning Commercial Subdivision: Listing Information Element School Queensbury Listing Office Realty USA QSBY High School Queensbury Union Free School Dist Office Phone 518-798-3636 Owner Name M.Larson&S.Wells Listing Agent Linda Salerno Agent Phone Specific Property Information CoListingAgent Wooded Acres 0.0000 Appointments Cleared Acres 0.4700 Agency Right to Sell Tillable Acres 0.4700 OtherAcres Avail 0.0000 Sub Agency Yes Main Road Frontage 106 Sub Agency Comm 3 Water Frontage 0.0 Buyer Broker Yes Water Type None Buyer Broker Comm 3 Lake/River Name Broker Agent No Best Use Commercial/Business,Industrial BrokerAgent Comm. Topography Nearly Level Seller Concession No Other Imprvmts Seller Cone Amount Does on File Building Restrictions,Legal Original List Price $25,500. Description,Zoning Restrictions Timber Days on Market Water Public Water Last Modified 05/26/2005 Sewer Public Sewer Previously Listed No Dues(Association) List Date 04/07/2004 Public Records Sign Yes Deed Restrictions No #of Photos 1 Deed Book 1232 Possession At Closing Deed Page 323 Showing Instructions Call LO For Appointment Vi Tax ID Virtual Tour URL Tax Map Section 303.19 Tax Map Block 1 Sold Data Tax Map Lot 41 Selling Office Tax Assessment $18,900. Selling Agent Estimated Taxes $519.67 Sold Date Sold Loan Type Directions Warren Street east 800'past under pass Sold Price Information deemed accurate but not guaranteed. Remarks: High traffic area!Level cleared lot zoned light industrial Great place to build your own business property borders two streets just right for easy in and out trafic pattern fwarren county Land Address 0 Lower Warren St Queensbury,NY NY District 20 Queensbury County Warren MLS Number 88359 ' , - Listing Status Expired 4 Activation Date 09106/2005 . Expiration Date 06/06/2006 Price $32,000. • General Property Information Approx Acres 0.4700 01:01,2004 Lot Size 106 x 100 x 150 x 177 • Irregular Lot No Zoning Industry Subdivision: Listing Information Element School Queensbury Listing Office All-American Properties.Com High School Queensbury Union Free School Dist Office Phone 518-798-8555 Owner Name M.Larson/S.Wells Listing Agent Kathryn Gleason Agent Phone 366-8637 Specific Property Information CoListingAgent Wooded Acres 0.0000 Appointments Cleared Acres 0.0000 Agency Right to Sell Tillable Acres 0.0000 Other Acres Avail 0.0000 Sub Agency No Main Road Frontage 106 Sub Agency Comm 0 Water Frontage 0.0 Buyer Broker No Water Type None Buyer Broker Comm 4 Lake/River Name BrokerAgent No Best Use Commercial/Business,Industrial, BrokerAgent Comm_ Office Seller Concession No Topography Cleared,Nearly Level Seller Cone Amount Other Imprvmts Docs on File Building Restrictions,Zoning Original List Price $37,500. Restrictions,Appraisal Days on Market Timber Last Modified 06/06/2006 Water Public Water Previously Listed Yes Sewer Public Sewer,Septic List Date 09/06/2005 Dues(Association) Sign No Public Records #of Photos 1 Deed Restrictions No Possession At Closing Deed Book Showing Instructions Call LA For Appointment,Sign On Property Deed Page Virtual Tour URL Tax ID Tax Map Section 303.19 Sold Data Tax Map Block 1 Selling Office Tax Map Lot 41 Selling Agent Tax Assessment $57,200. Sold Date Sold Loan Type Estimated Taxes $134. Sold Price Directions Warren St to Lower Warren(towards Information deemed accurate but not guaranteed. Hudson Falls)property is located across from Lehigh Cement Co. Look for sign. Remarks: Great opportunity for office or self storage facility.Billboard excluded from property!!! Some building rest.call LA for info warren County Land Address 0 Lower Warren Street — Queensbury,NY 12804 District 20 Queensbury County Wan-en MLS Number 99216 Listing Status Expired Activation Date 03/20/2008 = ,5 Expiration Date 03/20/2009 Price $39,000. General Property Information - i Approx Acres 0.4700 Lot Size 150 x 180 x 161 x 100 InegularLot Yes Zoning Industry Subdivision: Listing Information Element School Queensbury Listing Office Coldwell Banker Prime Properties Inc. High School Office Phone 518-793-4488 g Queensbury Union Free School Dist Listing Agent Bob Gover Owner Name Michael Larson g Agent Phone 793-3356 Specific Property Information CoListingAgent Cathy Combs Wooded Acres 0.0000 Appointments Cleared Acres 0.0000 Tillable Acres 0.0000 Agency Right to Sell Other Acres Avail 0.0000 Sub Agency Yes Main Road Frontage 150 Sub Agency Comm 2.5 Water Frontage 0.0 Buyer Broker Yes Water Type None Buyer Broker Comm 2.5 Lake/River Name BrokerAgent Yes Best Use Commercial/Business,Industrial BrokerAgent Comm. 2.5 Topography Nearly Level Seller Concession No Other Imprvmts No Improvements Seller Cone Amount Does on File Legal Description Original List Price $45,000. Timber No Timber Water Public Water Days on Market Sewer No Sewer Last Modified 03/20/2009 Dues(Association) Previously Listed No List Date 03/20/2008 Public Records Deed Restrictions No Sign No Deed Book 1232 #of Photos 1 Deed Page 323 Possession At Closing Tax 1D Showing Instmctions No Sign,Pet/See Remarks Tax Map Section 303.19 Mutual Tour URL Tax Map Block 1 Tax Map Lot 41 Sold Data Tax Assessment $28,600. Selling Office Estimated Taxes $585. Selling Agent Sold Date Directions From center of Glens Falls head East on Sold Loan Type Wan-en St,cross under railroad underpass.Property on left just Sold Price past bar"Fork&Beers",before Taylor Welding.. Information deemed accurate but not guaranteed. Remarks: PC0036 Flat,level lot with great exposure to high traffic count.Many uses allowed in commercial/light industrial zone. Frontage on both streets. • warren County Land Address 0 Lower Warren Queensbury,NY District County Wan-en ; MLS Number 121612 • Listing Status Contingent e. Activation Date 05/29/2013 Expiration Date 05/28/2014 Price $40,000. General Property Information Approx Acres 1.0000 Lot Size 100 x x x InegularLot No Zoning Commercial Subdivision: Listing Information Element School Other Listing Office Rondack Realty High School Other Office Phone 518-623-9929 Owner Name Michael Larson Listing Agent Gary Arehart Agent Phone 623-9929 Specific Property Information CoListingAgent Sharon Sutphin Wooded Acres 0.0000 Appointments Cleared Acres 0.0000 Tillable Acres 0.0000 Agency Right to Sell OtherAcres Avail 0.0000 Sub Agency No Main Road Frontage 100 Sub Agency Comm 3% Water Frontage 0.0 Buyer Broker No Water Type None Buyer Broker Comm 3% Lake/River Name BrokerAgent No Best Use Commercial/Business,Multi-Family, BrokerAgent Comm. 3% Residential Seller Concession No Topography Cleared Seller Cone Amount Other is Original List Price $45,000. Docs on n File File Timber Days on Market Water Public Water Last Modified 11/13/2013 Sewer Public Sewer Previously Listed No Dues(Association) List Date 05/28/2013 Public Records Sign No Deed Restrictions No #of Photos 2 Deed Book Possession At Closing Deed paw Showing Instructions Virtual ID rtual TourURL Tax Map Section 303 Sold Data Tax Map Block 19-1 Selling Office Tax Map Lot 41 g Tax Assessment $15,100. Selling Agent Estimated Taxes $150. Sold Date Sold Loan Type Directions Property has frontage on both Warren and Sold Price Green Information deemed accurate but not guaranteed. Remarks: Bring us any offer.Creative financing available. Use your imagination on this one:single family home,commercial building,multi family.