ZA-Application for Proposed Subdivision Final Application for Proposed Subdividing of
Hars Pars Inc .
(d/b/a Sunnyside Par 3)
168 Sunnyside Road
Tax Id: 290.5-1 -50
Submitted: April 14, 2017
TOIAW OF QUEENS-BURY
742 Boy Road, Queensbury, ANY, 12804-5902
April 12,2017
James$raty
16 Ne=lson Road
Lake Ocarge,NY 1.2845
Re; 2-Lot Subdivision
16$ Sunnyside Road
Tac Map Pa l:. 290.5-1-50
Deer Mr.Beaty;
1 am writing you with regards to my r-Am of the above-referenced project and to document the
recent conversations between you and Laura Moore of my office.
Upon my review I find that your proposal will require an .Area Variance and Subdivision
approval prior ic the wmmencement of the project. Specifically,an Area Variant is required as
your plan offers crmtion of a pard that sloes not meet the minimum lot sizeldenelty, side and
rear setback requirements of the Moderate Density Residential; (MDR) district. Subdivision
approval is needed for the creation of the neve loft.
1 understand that you may be compiling the necessary application. This letter serves as the
required denial letter for the processing of your application package, Please now our established
submittal deadlines when completing your application papers.
Should you have any questions or comments regarding your application,please do not,hesitate to
rntmi this office.
Sincere
Craig Brawn
Zoning Administrator
GBlsh
i.:'nig Brown=t 7 I. wrA3ettial Way 4_1217.dac
' Home of Natrirai Beauty ... A, Good Place to Live '
Index
1 . Project Summary
2. Area Variance Application
3. Subdivision Review Application — Preliminary Stage
4. Subdivision Review Application — Final Stage
5. Deed
G. Survey
Project Summary
Project_Summa!y Overview:
The applicant proposes to Subdivide Nars Pars, Inc, (d/b/a Sunnyside Par 3), Tax ID 290.5-1-50
which is currently exists as single xx.xx acre parcel which includes the Sunnyside Par 3 Golf Course,
Clubhouse with bar/grill, Equipment Garage with single apartment, a four-unit apartment building with
a detached single car garage and 3 small sheds all located on Sunnyside Road in Queensbury New
York.
The Applicant is proposing creating two parcels as follows:
1. Parcel 1 would include the four-unit apartment building and detached single car garage and
would be approximately .3 acres.
2. Parcel 2 would include the Sunnyside Par 3 Golf Course, Clubhouse, Equipment Garage with
single apartment and 3 small sheds and would be approximately 10.56 acres.
The Applicant is:
1. not proposing any change in use for the facilities
2. not proposing any physical modifications to the properties
History and Background for Application:
The Owners purchased the property and related improvements in 2004 and have operated the
apartments and golf course continuously (except for occasional closing of the clubhouse bar/grill
during the winter). While the facility was purchased as a single business, the business is effectively
run as two separate businesses, 1) the apartments and 2) the Golf course and related bar and grill.
After 10 years of Ownership, the partners elected to market the property for sale in 2014. Since that
time, the property has been "For Sale" on the market for approximately 26 months and has not
received any serious offers for purchase. In reviewing the current market conditions, the Owners
believe that by selling the business in line with the way the business operates, there is a greater
probability in being able to arrive at a successful sale. By dividing the business as previously
identified, we believe we will be able to attract:
1. A Real estate/apartment landlord type investor to purchase the four-unit apartment building
2. A bar/grill/golf enthusiast to purchase the Golf Course and bar/grill
In addition, due to the lower capital requirements to purchase just part of the property, we believe that
all buyers will have a greater chance of being We to meet the tighter financing requirements that are
now in place as a result of the great recession of 2008.
Variances:
The applicants recognize that this application will require the granting of variances for lot size in MDR,
density for four-unit, (permeability for four-unit?) and for setbacks on both lots. We believe that these
are justifiable for the following reasons:
1. There will be no change in the character of the neighborhood or detriment to the nearby
property as this change does not include any physical modifications to any structures, land or
parking areas. This change is only to split existing four-unit apartment complex and related
property from existing golf course and restaurant into two separate parcels.
2. No feasible alternative methods have been identified to allow splitting the existing property
other than as defined in this application.
3. While the area variance would be considered substantial if this was a new Project, we do not
believe that this is a substantial variance as there are no physical changes or any change in
use of either property.
4. As there are no physical changes planned other than establishing new property lines for the
purpose of splitting the properties, we do not believe that there will be any adverse effect or
impact on the physical or environmental conditions in the neighborhood or district.
5. The property was purchased in 2004 and there have been no physical changes nor have there
been any changes in the intended use so therefore we do not believe we created the need for
the subject variances_
Attachments:
1. Project Location Map
2. Pictures of Key Buildings
3. Proposed Subdivided Parcel