Final SPR ApplicationTax Parcel ID Number: 289.11-1-23
Zoning District:
WR
General Information
Lot size: 12,690 SF (0.29 acres)
Detailed Description of Project [includes current & proposed use]:
Current lot is vacant previous y had a seasonal camp on the prQpey that has been removed by the cunt owner in anticipation of
developing the lot for a single family residence to be occupied by the owner. Proposed home will be moved back from the lake from
w ere the previous building footprint was located. A portion of an adjoining lot will be used to access the existing lot from Hall Road
Location of project:
96 Hall Road - Glen Lake
Applicant Name:
Patten Property Development
Address:
Cell:
20 Ridgewood Court, QBY 12804
Home Phone
518-796-4654
Work Phone
Fax
E-Mail:
patten84@gmail.com
Agent's Name:
Ethan Hall - Rucinski Hall Arch
Address:
134 Dix Ave, GF 12801
Home Phone
Cell:
518-260-2888
518741-0274
Work Phone
518-741-0268
Fax
E-mail
ephall@rha-pc.com
Patten Property Development
Owner's Name
Address
20 Ridgewood Court, QBY 12804
Home Phone
Cell
518-796-4654
Work Phone
Fax
E-mail
patten84@gmail.com
71
Site Plan Review application — Revised October 2016
Town of Queensbury Planning Office-742 Bay Road, Queensbury, NY 12804
Site Development Data
Area / Type
Existing sq. ft.
Proposed
Addition sq. ft.
Total sq. ft.
A. Building footprint
1,083
1,454
2,537
B. Detached Garage
590
[-590]
0
C. Accessory Structure(s)
610
[-610]
0
D. Paved, gravel or other hard surfaced area
1,075
2,202
3,277
E. Porches / Decks
125
[-78]
47
F. Other
26
[-26]
0
G. Total Non -Permeable [Add A-F]
3,509
2,352
5,861
H. Parcel Area [43,560 sq. ft. / acre]
12,690
5,510
18,200
I. Percentage of Impermeable Area of Site [I=G/H]
27 65%
32.20%
Setback Requirements
Area
Required
Existing
Proposed
Front [1]
30'-0"
NA (no frontage)
135'-0"
Front [2]
NA
NA
NA
Shoreline
50'-0"
27'-1"
37'-1"
Side Yard [1]
20'-0"
5'-5"
20'-0"
Side Yard [2]
201-01t
41'-9"
20'-0"
Rear Yard [ 1 ]
30'-0"
19'-5"
NA
Rear Yard [2]
NA
NA
NA
Travel Corridor
NA
NA
NA
Height [max]
281-011
14' +/-
32'-6"
Permeability
75%
72.35%
67.80%
No. of parking spaces
2
2
2
Site Plan Review application — Revised October 2016
Town of Queensbury Planning Office-742 Bay Road, Queensbury, NY 12804
1.
2.
Additional Proiect Information
Will the proposal require a Septic Variance from the Town Board of Health? No
If the parcel has previous approvals, list application number(s): AV 9-2010 SP 14-2010
3. Does this project require coverage under the New York State Pollutant Discharge Elimination System
(SPDES) Permit Program ? No
4. Estimated project duration: Start Date May 2024 End Date Dec. 2024
5.
0
Estimated total cost of project: $750.000
Total area of land disturbance for project: 17,483 SF
Floor Area Ratio Worksheet
FLOOR AREA RATIO (FAR) -- The relationship of building size to lot size, derived by dividing the total
building floor area by the lot size in square feet, yielding a percentage.
Zoning District
Symbol
Floor Area Ratio [FAR]
Waterfront Residential
WR
0.22
Commercial Moderate/ Intensive
CM/ Cl
0.3
A. The combined area of all square footage, as measure from exterior walls of all structures on the property,
including all floors of the structures, garages, basements and attics with more than five (5) feet of ceiling
height and covered porches. Building square footage does not include: Open deck, docks and that portion of
covered docks extending over water and one storage shed of one hundred twenty (120) square feet or less.
Any additional sheds will be included. (See "FLOOR AREA RATIO").
B. Commercial or industrial: the total area in square feet as measured from the exterior of the outside walls of a
building or structure, and when applicable, the sum total of all floor areas of the principal and accessory
buildings or structures on the project site.
A.
Parcel Area
18,200
s . ft.
B.
Existing Floor Area
1,798
s . ft. [see above definition
C.
Proposed Additional Floor Area
3,367
s . ft.
D.
Proposed Total Floor Area
5,165
s . ft.
E.
Total Allowable Floor Area
4,004
(Area x 0.22 [see above table
*If D is larger than E. a variance or revisions to your plan may be needed. Consult with Staff.
4
Site Plan Review application — Revised October 2016
Town of Queensbury Planning Office-742 Bay Road, Queensbury, NY 12804
§ 179-9-080 Requirements for Site Plan A v sroval-
The Planning Board shall not approve a Site Plan unless it first determines that such site plan meets the
following Standards. Please prepare responses to each of the following topics:
STANDARDS
The proposed project furthers or is consistent with the policies of the Town's Comprehensive Plan.
A.
B.
The proposed project complies with all other requirements of this Chapter, including the site plan review standards as set forth in Paragraph
F of this section, the dimensional, bulk and density regulations of the zoning district in which it is proposed to be located (Article 3 and
Table 1), the applicable requirements of all other Articles that apply.
C.
The site plan encourages pedestrian activity internally and, if practicable, to and from the site with pedestrian paths or sidewalks connected
to adjacent areas.
The site plan must conform to Chapter 136 Sewage and Sewage Disposal, Chapter 147 Stormwater Management Local Law, and other
D.
applicable local laws.
E.
The proposed use shall be in harmony with the general purpose or intent of this Chapter, specifically taking into account the location,
character and size of the proposed use and the description and purpose of the district in which such use is proposed, the nature and intensity
of the activities to be involved in or conducted in connection with the proposed use and the nature and rate of any increase in the burden on
supporting public services and facilities which will follow the approval of the proposed use.
F.
The establishment, maintenance and operation of the proposed use will not create public hazards from traffic, traffic congestion or the
parking of vehicles and/or equipment or be otherwise detrimental to the health, safety or general welfare of persons residing or working in
the neighborhood or to the general welfare of the town. Traffic access and circulation, road intersections, road and driveway widths and
traffic controls will be adequate.
Off-street parking and 19oading facilities will be appropriately located and arranged and sufficient to meet traffic anticipated to be generated
G.
by the new use. The establishment of vehicle links between parking areas of adjacent properties are provided where feasible. This furthers
the Town's goal of reducing curb cuts and reducing congestion. A twenty -foot wide connection is required. If adjacent properties are either
undeveloped or previously developed without having made provision for future linkage, then a future connection must be identified and
provided for in the site plan under review for such future linkage when the time arises. The Planning Board may require proof that the
applicant has made contact with adjacent property owners for purposes of coordinating linkages with adjacent properties.
H.
The project shall not have an undue adverse impact upon the natural, scenic, aesthetic, ecological, wildlife, historic, recreational or open
space resources of the town or the Adirondack Park or upon the adequate provision of supporting facilities and services made necessary by
the project, taking into account the commercial, industrial, residential, recreational or other benefits that might be derived from the project.
In making the determination hereunder, the Planning Board shall consider those factors pertinent to the project contained in the
development considerations set forth herein under § 179-9-080 of this Chapter, and in so doing, the Planning Board shall make a net overall
evaluation of the project in relation to the development objectives and general guidelines set forth in § 179-9-080 of this Article.
The provision for and arrangement of pedestrian traffic access and circulation, walkway structures, control of intersections with vehicular
1
traffic and overall pedestrian convenience shall be safe and adequate for pedestrian movement. Pedestrian connections between adjacent
sites shall be provided to encourage pedestrian use.
Stormwater drainage facilities will prevent an increase of post development drainage flows as compared to pre -development drainage flows.
J.
Drainage of the site shall recharge ground water to the extent practical. Surface waters flowing off -site shall not degrade any streams or
adversely affect drainage on adjacent properties or public roads. Facilities shall be in conformance with the drainage standards of Chapter
147 of the Town Code and the Town of Queensbury Subdivision Regulations where applicable.
K.
The water supply and sewage disposal facilities will be adequate and will meet all applicable and current requirements set forth by
Department of Health regulations and Chapter 136 of the Town Code.
L.
The adequacy, type and arrangement of trees, shrubs and other suitable plantings, landscaping and screening shall effectively provide a
visual and/or noise buffer between the applicants and adjoining lands, including the maximum retention of existing vegetation and
maintenance, including replacement of dead or deceased plants.
M.
Fire lanes, emergency zones and fire hydrants will be adequate and meet the needs and requirements of emergency service providers.
N.
The design of structures, roadways and landscaping in areas susceptible to ponding, flooding and/or erosion will minimize or avoid such
impacts to the maximum extent practicable.
0.
The site plan conforms to the design standards, landscaping standards and performance standards of this chapter.
S
Site Plan Review application — Revised October 2016
Town of Queensbury Planning Office-742 Bay Road, Queensbury, NY 12804
RUCINSKI HALL ARCHITECTURE
Ronald Richard Rucinski
Ethan Peter Hall
134 Dix Avenue
Glens Falls NY 12801
Voice 518 7410268
Fax 518 741 0274
Email ephall@nycap.rr.com
Response to A-O Standards — Patten Residence — 96 Hall Road
The following are responses to questions A thru O of the site plan review standards
A. The project is an existing single-family residence which will be replaced with a new single family residence and
therefore the project is consistent with the Town's Comprehensive Plan
B. The project requires variances from the requirements of 179-3-040 including permeability, shoreline yard setback,
maximum building height, floor area ratio & minimum lot width. These variances have been applied for though the
Town Zoning Board of Appeals.
C. The site is a single-family residence and therefore pedestrian activities are limited.
D. The previous sewage disposal system has been recently removed and a new compliant system is proposed for
the property. The location of the existing wells on the subject parcel as well as the adjoining parcels have been
indicated.
E. The proposed use is a single-family residence in the WR zone and is in keeping with the surrounding area and
will have similar aesthetic features to the surrounding homes in the area.
F. The property driveway access is currently across and adjoining property and the proposed modification will
remedy this situation and provide direct access for this lot. Little additional traffic is anticipated in or around the
subject parcel.
G. Off street parking is provided as depicted and the existing driveway is in conformance with the Town
requirements.
H. Steps have been taken to minimize any adverse effects on the environment. The new residence is being done on
the same basic footprint as the existing home is and there will be new storm water management practices utilized
where none currently exist. The overall impervious surface area is being reduced for the entire property.
I. The site is accessed from Hall Road, a Town Road.
J. Steps have been taken to manage the roof and pavement drainage through stone infiltration trenches on the drive
areas and eave trenches placed at the drip lines of the proposed structures. The percolation rate of the soil is
very good, and the soil make-up is mainly medium sands and gravel.
K. Existing water supply is drawn from the well location indicated near the lake shore and is adjacent to the
neighboring well location. The proposed sewage disposal system is compliant with all current requirements of the
Town.
L. Landscaping proposed will be an enhancement to the property.
M. The existing site is on a Town Road, Hall Road, and is adequate for emergency vehicle access.
N. All proposed work will prevent ponding, flooding and/or erosion.
O. The site plan takes as many steps as possible to conform to all design standards and reduce the environmental
impact as much as possible for the project. Proposed lighting will be recessed downcast fixtures with cut-off
lenses mounted at the personnel entrances to the proposed single-family residence.
YAPatten Development\% Hall Road\Paperwork\Response to A-O standards.doc
§ 179-9-050 Checklist -Application for Site Plan Review.
Application materials and site plan shall include sufficient information for the Board to review and provide a
decision. The applicant is to provide a site plan drawing and all attachments that address items A-V. The
applicant may request a waiver from A-V and is to provide reasons for waiver(s) requested. Please label
information to be submitted.
REQUIREMENTS
Sheet #
A.
A vicinity map drawn at the scale that shows the relationship of the proposal to existing community facilities which affect
C-1 & C-2
or serve it, such as roads, shopping areas, schools, etc. The map shall also show all properties, identify owners,
subdivisions, streets and easements within 500 feet of the property. Such a sketch may be superimposed on a United States
GeoloLical Survv, map of the area
_
B.
The site plan shall be drawn at a scale of forty feet to the inch (1" = 40 feet) or such other scale as the Planning Board may
deem appropriate, on standard 24" x 36" sheets, with continuation on 81/2 "x I I" sheets as necessary for written
I
C-1 & C-2
information. The information listed below shall be shown on the site plan and continuation sheets.
C.
Name of the project, boundaries, date, north arrow, and scale of the plan.
j All
D.
Name and address of the owner of record, developer, and seal of the engineer, architect or landscape architect. If the
All
applicant is not the record owner, a letter of authorization shall be required from the owner.
E.
The location and use of all existing and proposed structures within the property, including all dimensions of height and
C-1 & C-2
floor area, all exterior entrances, and all anticipated future additions and alterations.
F.
The location of all present and proposed public and private ways, off-street parking areas, driveways, outdoor storage areas,
sidewalks, ramps, curbs, paths, landscaping, walls and fences. Location, type and screening details for all waste disposal
C-1 & C-2
containers shall also be shown.
G.
The location, height, intensity and bulb type (sodium, incandescent, etc.) of all external lighting fixtures. The direction of
C-1 & C-2
illumination and methods to eliminate glare onto adjoining properties must also be shown in compliance with § 179-6-020.
H.
The location, height, size, materials and design of all proposed signs.
Waiver
1.
The location of all present and proposed utility systems including:
C-1 & C-2
1. Sewage or septic system;
Details on
2. Water supply system;
C-3
3. Telephone, cable and electrical systems; and
4. Storm drainage system including existing and proposed drain lines, culverts, catch basins, headwalls, endwalls,
hydrants, manholes and drainage swales.
J.
Plans to prevent the pollution of surface or groundwater, erosion of soil both during and after construction, excessive runoff
C-2 & C-3
and flooding of other properties, as applicable. A Stormwater Pollution Prevention Plan (SWPPP) for all land development
activities (excluding agricultural activities) on the site that results in land disturbance of one acre or more. A SWPPP shall
comply with the requirements of the DEC SPDES MS-4 General Permit and Chapter 147 of the Town of Queensbury
Code. It shall be at the discretion of the Planning Board as to whether a SWPPP or an erosion and control plan shall be
required for a site plan review project land disturbance of less than one acre.
K.
Existing and proposed topography at two -foot contour intervals, or such other contour interval as the Planning Board shall
C-1 & C-2
allow. All elevations shall refer to the nearest United States Coastal and Geodetic Bench Mark. If any portion of the parcel
is within the 100-year floodplain, the area will be shown and base flood elevations given. Areas shall be indicated within
the proposed site and within 50 feet of the proposed site where soil removal or filling is required, showing the approximate
volume in cubic yards.
A landscape plan showing all existing natural land features than may influence the design of the proposed use such as rock
L.
C-1 & C-2
outcrops, stands of trees, single trees eight or more inches in diameter, forest cover and water sources and all proposed
changes to these features, including sizes and types of plants. Water sources include ponds, lakes, wetlands and
watercourses, aquifers, floodplains and drainage retention areas.
M.
_
Land Use District boundaries within 500 feet of the site's perimeter shall be drawn and identified on the site plan, as well
Waiver
as any Overlay Districts that apply to the property.
Site Plan Review application — Revised October 2016
Town of Queensbury Planning Office-742 Bay Road, Queensbury, NY 12804
REQUIREMENTS (CONTINUED)
Sheet #
N.
Traffic flow patterns within the site, entrances and exits, loading and unloading areas, as well as curb cuts on the site and
C-1 &
within 100 feet of the site. The Planning Board may, at its discretion, require a detailed traffic study for large developments or
C-2
for those in heavy traffic areas, which shall include:
1. The projected number of motor vehicle trips to enter or leave the site, estimated for weekly and
annual peak hour traffic levels;
2. The projected traffic flow pattern including vehicular movements at all major intersections likely
to be affected by the proposed use of the site;
3. The impact of this traffic on levels of service on abutting public streets and at affected
intersections. Existing and proposed weekly and annual peak hour traffic levels and road capacity
levels shall also be given.
O.
For new construction or alterations to any structure, a table containing the following information shall be included:
Waiver
1. Estimated area of structure to be used for particular purposes such as retain operation, office,
Storage, etc.;
2. Estimated maximum number of employees;
3. Maximum seating capacity, where applicable; and
4. Number of parking spaces existing and required for the intended use.
1. Floor Plans.
p.
A-1 thru
2. Elevations at a scale of one -quarter inch equals one foot (1/4" = 1 foot) for all exterior facades of the proposed structure(s)
A-6
and/or alterations to or expansions of existing facades, showing design features and indicating the type and color of materials
to be used.
Q.
Soil logs, water supply well and percolation test results, and storm water runoff calculations as needed to determine and
mitigate project impacts.
C-i & C-2
R.
Plans for disposal of construction and demolition waste, either on -site or at an approved disposal facility.
C-1 & C-2
S.
Plans for snow removal, including location(s) of on -site snow storage.
C-1 & C-2
T.
An Environmental Assessment Form ("EAF') as required by the SEQRA regulations, with Part 1 completed by the Applicant
Yes
shall be submitted as part of the application. If the proposed project requires a special use permit and an EAF has been
submitted in conjunction with a special use permit application, a duplicate EAF is not required for the site plan application.
If an application is for a parcel or parcels on which more than one use is proposed, the applicant may submit a single
L .
Waiver
application for all such uses, provided the proposed uses are accurately delineated on a site plan drawn pursuant to the
requirements set forth above. The Planning Board may grant the application with respect to some proposed uses and not
others. For purposes of reviewing an application (and for SEQRA compliance) all proposed uses on a single parcel or on
contiguous parcels shall be considered together.
A brief narrative statement on how the project proposed for review furthers or is consistent with the vision, goals and policies
V.
in the Town's Comprehensive Plan.
Yes
Site Plan Review application — Revised October 2016
Town of Queensbury Planning Office-742 Bay Road, Queensbury, NY 12804
Town of Queensbury Site Plan Pre -Submission Conference Form / Section 179-9-040
1. Applicant Name: Patten Property Development- house on lake
2. Tag Map ID 289.11-1-23 Location: 96 Hall Road - Glen Lake
3. Zoning Classification WR0.29ac
Construction of a new home 2,537 sf with 47 sf of porchideck area with floor area of 5,165 sf existing home has been demolished. Project includes a lot line
4. Reason for Review: adjustment to increase the lot size from 12690 of to 18200 sf. Site work includes new septic, well, landscaping stormwater and other associated lot disturbance.
5. Zoning Section 9: 179-3-040 WR new floor area, 179-6-050 hard surfacing within 50
6. Pre -Submission Meeting Notes: Provided Outstanding; Please provide by
Deed X
General Information complete X
Site Development Data Complete X
Setback Requirements Complete x
Additional Project Information Complete AV9-2010, sP14-2010
FAR addressed x
Requirements for Site Plan -Standards x
Checklist items addressed change NA to waivers on checklist
Environmental Form completed NA residential project Type 11, no eaf required
Signature Page completed x
The applicant proposes to construct a new home of 2,537 sf footprint with 47 sf porch/deck area with a floor area of
5,165 sf. The existing home has been demolished and there are other items to be demolished as well. The project
includes a lot line adjustment to increase the lots size from 12,690 sf to 18,200 s£ The lot line adjustment allows for
direct access to Hall Road from the lot previous access was through adjoining lot. The site work includes new septic,
well, landscaping, stormwater and other associated lot disturbance. The project includes a new dock system along Glen
Lake. Site Plan review for hard surfacing within 50 ft of the shoreline and new floor area. Area Variance for
permeability where 67.80% is proposed and 75% is required, shoreline setback where 37 ft 1 inch is proposed and 50 ft
is required, height relief where 29 ft 6 inches is proposed and the max allowed is 28 ft, floor area relief where 5,165 sf i;
proposed and the max allowed is 4,004 sf, minimum road frontage where 45 ft is proposed and 150 ft is required, dock
setback 20 ft is required - update needed for proposed. Relief is also needed for the garages - three separate areas are
proposed for vehicle storage - one being a plan. Possible relief for building setback - need to show location of Kruger
building footprint/deck average setback to shoreline for buildings on either side and for building height scale indicates
greater than 29 ft 6 inches.
tems Reviewed - hard copy of site drawings, site plan application, area variance application, previous application for
lrea variance and site plan AV9-2010, SP14-2010, survey not stamped.
Items to be updated
1) correct street address - RPS has 96 Hall Road, Demo permit is on 96 Hall Rd (94 is under Jameson Ownership)
2) page 4 update previous applications add AV 9-2010 and SP 14-2010 -never constructed
3) page 5 need to address standards A-O
4) page 6 and 7 Checklist - any item marked NA needs to be changed to waiver - the word waiver should fit in the box.
Information on lighting was not included - residential lighting needs to be code compliant. Detail of grass paver block
needs to be provided to confirm permeability credit or not. Dock setback needs to be provided. Stamped survey will
need to be provided, lot size will need to be updated with existing and proposed
5) Short EAF is not necessary - project as proposed is residential
6) signatures needed
7) updated plans needed for second review
8) Craig to review variance for Denial Letter
Staff Representative: Laura Moore via meeting 1211912023
Applicant / Agent: Ethan Hall via meeting 12/19/2023 provided hard copies Date: 01/30/2024
8
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:
Designates: _
As agent regarding:
Variance Site Plan
For Tax Map No.:
Section Block
Deed Reference:
Book Page
OWNER SIGNATURE:
DATE:
APPLICANT'S AGENT FORM:
Subdivision
Lot
Date
Complete the following if the APPLICANT is unable to attend the meeting or wishes to be represented by another party:
Owner: Patten Property Development
Designates: Ethan Hall - Rucinski Hall Architecture
As agent regarding:
For Tax Map No.:
Deed Referenc
OWNER SIGNATURE:
X Variance
Section
Book
X Site Plan Subdivision
Block 73-- Lot
Page _"Da
DATE:
2.1 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 S 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.
4.1 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.
6.1 AGREEMENT TO PROVIDE DOCUMENTATION RE WRED: 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 statementJdescription 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
Uwe 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 and at -Taft to the above.
Si [ 1' 1
S ature [Agent]
Chris Patten - Patten Prop. Deve
Print Name [Applicant]
Ethan P. Hall
Print Name [Agent]
4-21/14
ate s' ed
Date signed
Site Plan Review application — Revised October 2016
Town of Queensbury Planning Office-742 Bay Road, Queensbury, NY 12804
RUCINSKI HALL ARCHITECTURE
Ronald Richard Rucinski
Ethan Peter Hall
134 Dix Avenue
Glens Falls NY 12801
Voice 518 741-0268
Fax 518 741-0274
Email ephall(Wrha-pc.com
Pro'ect Narrative — Replacement of Seasonal Camp with Year Round Residence —
Patten Property Development — 96 Hall Road — Glen Lake
At the above referenced project location, the Owner, Chris Patten — Patten Property Development
would has removed the existing seasonal camp that was in a state of disrepair and is proposing to
replace it with a new building that can be utilized as a year round residence.
To that end we have designed a new single family residence with a finished basement that has been
cut into the existing grade, due to the low elevation of the lot the basement slab elevation has been
raised so that the finished area is above the flood level of Glen Lake which pushes the overall height
over the 28'-0" allowed when taken from existing lowest grade elevation. Grading around the building
will be done so that the final ridge line of the proposed structure remains below the 28'-0" maximum
allowed height. The garage would be attached to the residence on the main level with a finished
space above the garage. The overall height of the garage above existing grade at the rear of the
building as shown is below the 28'-0" allowed height. The 3'd garage bay on the lower level of the
residence will be utilized for the storage of the Owner's seaplane an ICON A5 — Light sport aircraft
which can be stored inside a normal garage bay. EZ Roll grass paver block (brochure included) will
be utilized to allow the aircraft to be moved from the water to the storage area. This ultimately
appears as though the entire area is grass not paved area and the make-up of the system is highly
permeable when compared to standard grass blocks.
The residence has been designed to be as low profile as possible to keep the overall height upon
completion to be below the 28' maximum height. The current lot is not accessible from Hall Road and
mut be accessed via an easement across the adjoining property owner. The proposed boundary line
adjustment and agreement with the adjoining property owner would allow the lot to be accessed from
Hall Road Directly which would allow for the abandonment of the easement with the adjoining
property owner. This boundary line adjustment also allows for a compliant sewage disposal system to
be installed on the property. Landscaping along the shoreline would be enhanced and upgraded as
indicated on the site plans. Storm water management would be provided where none currently exists
and the building will be moved back from the shoreline and will actually be further back from the lake
than either of the adjoining properties are currently. All lighting would be either recessed under
canopy or down cast cut-off fixtures.
Overall the proposed project will increase the aesthetic of the shoreline and will provide protections for
the lake quality that were not present with the previous residence on the property
YAPatten Development196 Hall Road\PaperworkTmject Narrative.doe
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WARREN COUNTY - STATE OF NEW YORK
�. PAMELA J. VOGEL, COUNTY CLERK
1340 STATE ROUTE 8,
LAKE GEORGE, NEW YORK 12845
COUNTY CLERK'S RECORDING PAGE
***THIS PAGE IS PART OF THE DOCUMENT— DO NOT DETACH***
Recording:
Cover Page 5.00
Recording Fee 50.00
Cultural Ed 14.25
Records Management - Coun 1.00
Records -Management - Stat 4.75
TP584 5.00
BOOK/PAGE: 6807 / 69 Notice of Transfer of Sal 10.00
INSTRUMENT #' 2023-3401 RP5217 Residential/Agricu 116.00
RP5217 - County 9.00
Receipt#:
Clerk:
Rec Date:
Doc Grp:
Descrip:
Num Pgs:
Rec.
d Frm:
LLP
2023578511
AD
06/29/2023
RP
DEED
7
MCPHILLIPS
12:01:58 PM
Sub Total:
Transfer Tax
Transfer Tax - State
FITZGERALD & CULLUM Sub Total:
Partyl: JOHNSON VICKI R
Party2: PATTEN PROPERTY MANAGEMENT LLC
Town: QUEENSBURY
289.11-1-23
289.11-1-59.312
Record and Return TO:
MCPHILLIPS FITZGERALD & CULLUM LLP
288 GLEN STREET
Po Box 299
GLENS FALLS NY 12801
115.UU
2700.00
Lluu.UU
Total: L915•Uu
**** NOTICE: THIS IS NOT A BILL ****
***** Transfer Tax *****
Transfer Tax #: 2590
Transfer Tax
Consideration: 675000.00
Transfer Tax - State 2700.00
Total: 2700.00
WARNING***
*** Irjormxuon may be amended dining the verification
process, and may not be reflected on this cover page.
I hereby certify that the within and foregoing was
recorded in the Warren County Clerk's Office, State of
New York
This sheet constitutes the Clerks endorsement required
by Section 316 of the Real Property Law of the State
of New York
Pamela J. Vogel
Warren County Clerk
L't -?I
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Vj,�r000
\Warranty Deed with Lien Covenant
96 Hall Road
Queensbury, NY, 12804 '
THIS INDENTURE, made the 23 day of '}�� , 2023
BETWEEN, Vicki R. Johnson residing at 8110 El Paseo Grande #403, La Jolla, CA 92037
parties of the first part,
- and -
Patten Property Management, LLC, a New York Limited Liability Company
with a business address of 20 Ridgewood Court, Queensbury, NY 12804, parties of the second part,.
WITNESSETH, that the parties 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 parties of the
second part, does hereby grant and release unto the parties of the second part, their heirs, successors
and assigns forever,
SEE SCHED ULE "A ` ATTACHED HERETO AND MADE FART HEREOF
The above -described premises are conveyed subject to all easements, restrictions, and covenants of
record affecting the same.
BEING the same premises conveyed to Vicki R. Johnson by deed from Steven L. Johnson and
Christine M. Johnson dated March 13, 2015 and recorded in the Warren County Clerk's Office on
March 16, 2015 in Book 5126 of Deeds at Page 122.
Parcel I and Parcel 2 are depicted on a map entitled, "Map of a Survey made for Vicki R. Johnson"
dated December 30, 2014, by Van Dusen & Steves, Land Surveyors, filed in the Warren County
Clerk's Office on January 28, 2015 as Instrument #2015-3000007.
It is the request and intention of the parties that Parcel 1 and Parcel 2 remain separate tax map parcels.
Together with the appurtenances and all the estate and rights of the parties of the first part in and to
said premises,
TO HAVE AND TO BOLD the premises herein granted unto the parties of the second part, their
heirs, successors and assigns forever.
AND said parties of the first part covenant as follows:
FIRST, that the parties of the second part shall quietly enjoy the said premises;
SECOND, that said parties of the first part will forever warrant the title to said premises;
THIRD, That in compliance with Section 13 of the Lien Law, the grantors 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 cost 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.
IN WITNESS WHEREOF, the parties of ti a first part have hereunto set their hands and seals the day and
year first above written. E
IN PRESENCE OF:
STATE OF NEW YORK )
COUNTY OF ) ss:
Xf"I'k2_�'z
�Vicldkiohftei�
On this day of r/y,20,E before me, the undersigned, a Notary Public in and for
said State, personally appeared Vicki R. Johnson, 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 she executed the same in her capacity, and that by her signature on the instrument, the individual,
or the person upon behalf of which the individual acted, executed the instrument.
TAYLOR ALYSSA BASFORO
Notary Public, State of New York
Reg. No. 02BA6395565
Qualified to Albany County
Commission Expires July 29, 2023
of Public
SCHEDULE A
(4 Pages)
PARCEL 1
"ALL THAT TRACT OR PARCEL OF LAND situate in the Town of Queensbury,
County of Warren and State of New York, briefly described as follows: Commencing at a
stake and stones on the easterly shore of Glen Lake at a point about fifty feet northerly
from the northwesterly corner of the property of Samuel Johnson and upon which his
cottage now stands; running thence in an easterly direction about one hundred fifty feet to a
stake and stones, which point is about fifty feet northerly from the northeasterly corner of
the Johnson lot; thence in a northerly direction and in same line as the easterly line of the
said Johnson lot about one hundred feet to a point marked by a stake and stone; thence
westerly about one hundred fifty feet to a stake and stone on the shore of Glen Lake; thence
in a straight line about one hundred feet to the place of beginning. It being intended hereby
to convey two lots, each approximately fifty feet along the shore of Glen Lake and one
hundred fifty feet deep, which lots are intended to be laid out upon a plot and map of said
property hereafter to be made.
ALSO: ALL THAT TRACT OR PARCEL' OF LAND, situate in the Town of
Queensbury, County of Warren and State of New York, bounded and described as follows:
COMMENCING on the easterly shore of Glen Lake at a stake and stones, being the
northwesterly corner of the property conveyed by Edith S. Herald to Samuel E. Johnson
and Margaret Johnson by deed dated September 29th,1920 and recorded in Warren County
Clerk's Office October 20th, 1920 in Book 146 of Deeds at Page 98;, running thence
easterly along the northerly line of said Johnson's lot about one hundred fifty feet (150) to a
stake and stones; thence northerly and in the same line as the easterly line of said Johnson's
lot about fifty feet (50) to the southeasterly corner of a lot of land conveyed to Mary
Jenkins; thence westerly along the southerly line of the lands of Mary Jenkins about one
hundred fifty feet (150) "to the shore of Glen Lake and to the southwesterly corner of said
Jenkins lot; thence in a straight line about fifty feet (50) to the place of beginning.
TOGETHER with use of roadway for ingress and egress from a public highway set
forth in a deed from Mary L. Jenkins to Henry Ogden & Mary Ogden dated March 2, 1927
and recorded March 25, 1927 in Book 171 of Deeds at Page 587 and also in a deed from
Garner A. Gwinup and Elizabeth G. Gwinup to John H. Ogden and Mary Ogden, dated
August 14, 1931 and recorded September 21,1931 in Book 194 of Deeds at Page 347,
Warren County Clerk's Office.
Subject to reservation of rights with respect to "substitute in place of said roadway"
as fully described in Book 171 of Deeds, page 587 and Book 194 of Deeds, page 347,
Warren County Clerk's Office.
EXCEPTING & RESERVING, premises conveyed by Henry Odgen (sic) & Mary
Odgen (sic) to Hazel M. Van Denburgh, by deed dated September 15, 1933 and recorded
September 20, 1933 in Book 194 of Deeds, page 344, Warren County Clerk's Office".
A more modern description of Parcel 1 is as follows:
All that certain. piece or parcel of land situate, lying and being in the Town of
Queensbury, County of Warren and the State of New York, more particularly bounded and
described as follows: BEGINNING at a capped iron rod found in the ground for a corner
marking the southeasterly corner of the lands of Chris Dellacamera by deed book 1266 at page
273, said point also being in the westerly bounds of the above described Parcel 1; thence
running in a southerly direction along the westerly bounds of said Parcel 1, South 37 degrees,
02 minutes and 34 seconds West, a distance of 42.19 feet to a capped iron rod set in the ground
for a corner, marking the southwesterly corner of the above described Parcel 1; thence
continuing South 37 degrees, 02 minutes and 34 seconds West, a distance of 35.36 feet to an
iron rod'set in the ground for a corner on the northerly bounds of the lands of Donald P. Kruger,
by deed book 4699 at page 143; thence running in a westerly direction along the northerly
bounds of said Kruger, North 69 degrees, 31 minutes and 26 seconds West, a distance of 145.89
feet to an iron pipe found in the ground for a comer; thence continuing North 69 degrees, 31
minutes and 26 seconds West, a distance of 10.00 feet more or less to the easterly shores of
Glen Lake; thence running in a northerly direction along the shore of Glen Lake as it winds and
turns, for a distance of 93.00 feet more or less to a point marking the southwesterly corner of the
lands conveyed to Dellacamera by deed book 1266 at page 273; thence running South 69
degrees, 31 minutes and 26 seconds East, a distance of 2.00 feet more or less to a capped iron
rod found in the ground for a corner; thence continuing South 69 degrees, 31 minutes and 26
seconds East, along the southerly bounds of the lands of Dellacamera, 178.32 feet to a capped
iron rod found in the ground for a corner, to the place and point of beginning.
Bearings given in the above description refer to magnetic North.
PARCEL 2
"All that certain parcel of land situate in the Town of Queensbury, County of Warren,
State of New York, lying westerly of Hall Road, being a portion of Lot 18 in the Second
Division of the Queensbury Patent, and being more particularly bounded and described as
follows:
BEGINNING at an iron rod found marking the northeasterly corner of lands now or
formerly of Steven L. Johnson and Vicki R. Johnson (Deed Book 1080, Page 293), said iron rod
also marking the southeasterly corner of lands now or formerly of the George and Violo Cook
Trust (Deed Book 998, page 262) and being on the westerly bounds of the herein -described
premises; running thence from the point of beginning North 37 degrees 26 minutes 40 seconds
East along the easterly bounds of said lands of the Cook Trust for a distance of 75.48 feet to an
iron rod found; thence continuing North 37 degrees 26 minutes 40 seconds East along the
easterly bounds of lands now or formerly of Norman E. and Joyce A Teator (Deed Book 615,
page 704) for a distance of 10 1. 11 feet to a bent iron rod found marking the southeasterly corner
of lands now or formerly of Barbara C. Burdick (Deed Book 655, page 120); thence South 69
degrees 03 minutes 20 seconds East along the southerly bounds of lands now or formerly of
Charles R. Barber (Deed Book 567, page 110) for a distance of 50.00 feet to an iron pipe set;
thence South 52 degrees 30 minutes 40 seconds East along said lands of Barber for a distance of
89.04 feet to an iron pipe set in the westerly bounds of Hall Road; thence southerly along the
westerly bounds of Hall Road the following three courses:
(1) South 77 degrees 48 minutes 00 seconds West 50 feet to an iron pipe set;
(2) South 54 degrees 13 minutes 00 seconds West 60 feet to an iron pipe set; and
(3) South 31 degrees 47 minutes 00 seconds West 105.53 feet to a point;
Thence North 69 degrees 03 minutes 20 seconds West through the lands of the party of
the first part of a distance of 97.77 feet to a point on the easterly bounds of the above -
referenced lands of Johnson; thence North 37 degrees 21 minutes 00 seconds East along
the said easterly bounds for a distance of 42.10 feet to the point of beginning."
A more modern description of Parcel 2 is as follows:
All that certain piece or parcel of land situate, lying and being in the Town of
Queensbury, County of Warren and the State of New York, more particularly bounded and
described as follows: BEGINNING at a point in the westerly bounds of Hall Road at an iron
pipe found in the ground for a corner, said point being the northeasterly corner of lands
conveyed to Donald P. Kruger, by deed 4699 at page 143; thence running in a westerly
direction along the northerly bounds of Kruger, North 69 degrees, 21 minutes and 58 seconds
West, a distance of 97.77 feet to an iron rod set in the ground for a corner in the easterly bounds
of other lands of Johnson; thence running North 37 degrees, 02 minutes and 34 seconds East, a
distance of 42.19 feet to a capped iron rod found in the ground for a corner marking the
southeasterly corner of the lands of Chris Dellacamera by deed book 1266 at page 273; thence
running along the easterly bounds of said Dellacamera, North 37 degrees, 08 minutes and 14
seconds East, a distance of 75.48 feet to an iron rod set in the ground for a corner marking the
northeasterly corner of the lands of Dellacamera and the southeasterly corner of the lands of
Jerry and Kathleen Quintal by deed book 5073 at page 252; thence continuing in a northerly
direction along the easterly bounds of the lands of Quintal, North 37 degrees, 07 minutes and 39
seconds East, a distance of 100.90 feet to a concrete monument found in the ground for a
corner, said point marking the southeasterly corner of the lands conveyed to Richard Burke by
deed book 1457 at page 125, said point also being the southwesterly corner of the lands as
conveyed to Ronald B. Mackowiak by deed book 4964 at page 220; thence running along the
southerly bounds of the lands of Mackowiak, the following two courses and distances:
(1) South 69 degrees, 35 minutes and 27 seconds East, a distance of 50.17 feet to a
capped iron rod set in the ground for a corner;
(2) South 52 degrees, 47 minutes and 30 seconds East, a distance of 67.25 feet to a nail
found in the ground for a corner; thence South 52 degrees, 49 minutes and 06 seconds East, a
distance of 21.70 feet to an iron rod set in the ground for a comer on the northerly bounds of
Hall Road; thence running southerly along the westerly bounds of Hall Road, the following
three courses and distances:
(1) South 77 degrees, 29 minutes and 34 seconds West, a distance of 56.00 feet to a
capped iron rod set;
(2) South 53 degrees, 54 minutes and 34 seconds West, a distance of 60.00 feet to an
iron pipe found;
(3) South 31 degrees, 28 minutes and 34 seconds West, a distance of 105.53 feet to the
place and point of beginning. Bearings given in the above description refer to magnetic North.
Bearings given in the above description refer to magnetic North.
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