Application 1011101.
f TOWN OF Q UEENSB URY
742 Bay Road, Queensbury, NY. 12804-5902
April 12, 2017
Sereena Coombes
108 Birdsall Road
Queensbury,NY 12804
Re: Dock
108 Birdsall Road
Tax Map Parcel: 289.17-1-39
Dear Ms. Coombes:
I am writing you with regards to my review 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 approval prior to the
commencement of the project. Specifically, an Area Variance is required as your plan offers
construction of a dock that does not meet the side setback requirements of the Waterfront
Residential;(WR)district.
I 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 note our established
submittal deadlines when completing your application papers.
Should you have any questions or comments regarding your application, please do not hesitate to
contact this office.
Sincere ,
Craig Brown
Zoning Administrator
CB/sh
L:\Craig Brown\2017 Letters\Denial Coombes 4_12_17.doc
" Home of Natural Beauty ... A Good PIace to Live "
//e)/ ' 7
General Information ��'�``��` ` !1035
Tax Parcel ID Number: c;28 qp1 7 ' - 3/ 6t) � � u14��° ��`' �*At�4 E IVED
Zoning District: R (Ybvt f ESI 6) APR 1 2017
Detailed Description of Project [includes current& proposed use]: TOWN OF QUEENSBURY
oVIdUe,f;pAi -$- r S 3 3 3' eurid .G( �r ac.fr ZONING QPr-1r,s
WOfiA6e. l @' LtA IA GE x V' Gam- (ek_pc4,rcvt as LetAzis
1
Location of project:
&is n- Li, ped - "
Applicant Name: Address: 108 Sirelsa [2cL
Q InQILY15 1,-131-1
Home Phone 6-1 32,1 Cell:
51s- 32-1 3icci
Work Phone -C -1& ( Fax
E-Mail: 5 -ruLcvz r esv).
Agent's Name: Address:
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Home Phone Cell:
Work Phone Fax
E-mail
Owner's Name Sere ck C-oc Address lvg Si r-ds
Cu ucu-v-5 bl it)`P
Home Phone 31.1 ci Cell 324 3t
Work Phone615S 1Ca 1 [ Fax
E-mail
1
Area Variance Revised March 2014
Town of Queensbury•Zoning Office•742 Bay Road•Queensbury,NY 12804.518-761-8238
egmtlutcm----„, CIA-4
Site Development Data
Area I Type Existing sq. ft. Proposed Total sq. ft.
Addition sq.ft.
A. Building footprint 1"114 ILK-11-
B.
-
B. Detached Garage
C. Accessory Structure(s) '161
D. Paved, gravel or other hard surfaced area `fVl( 4011 welt Ix_ 3811-
E. Porches/ Decks
F. Other F2-s3.-1- 6155)3- '31(14 - l . sito
G. Total Non-Permeable [Add A-F] 6 24,E 1tio
H. Parcel Area [43,560 sq. ft. /acre]
za yl d= Lt
I. Percentage of Impermeable Area of Site [1=G/H1 -, —i 1G 2 2`)o
Setback Requirements
Area Required Existing Proposed
Front [1] p !
Front [2]
Shoreline t5--
Side Yard [1] Z' r Ecsf ( 5r
` L SVIe r�tt�u- LShY
Side Yard [2] 20
Rear Yard [1] p
Rear Yard [2]
1✓l l�-
Travel Corridor
Height[max]
Permeability
7S1b - 1. 737.
No. of parking spaces
2
Area Variance Revised March 2014
Town of Queensbury•Zoning Office•742 Bay Road•Queensbury, NY 12804.518-781-8238
Additional Project Information
1. Will the proposal require a Septic Variance from the Town Board of Health? Nn
2. If the parcel has previous approvals, list application number(s): AV- it _2vt lam' Zr-z)) 53 14`1C.:
3. Does this project require coverage under the NYS DEC Stormwater Pollution Prevention Program?
Yes X No
4. Estimated project duration: Start Date 611 f CI— End Date ( / 12'2 I
5. Estimated total cost of project: (,t✓t;v
6. Total area of land disturbance for project: j sett
Z
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/Commercial Intensive CM /CI 0.3
Main Street MS 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 sq. ft.
B. Existing Floor Area / `13`f sq.ft. [see above definition]
C. Proposed Additional Floor Area ,/ sq. ft.
D. Proposed Total Floor Area
E. Total Allowable Floor Area nO`t'9 Area x see above table
*if E is larger than D, a variance or revisions to your plan may be needed. Please consult
w/Staff.
3
Area Variance Revised March 2014
Town of Queensbury•Zoning Office•742 Bay Road•Queensbury,NY 12804.518-761-8238
Compliance with Zoning Ordinance o /
Requesting relief from SECTION: (,r 9 G i 5 j i- -c 4-( 1') / 4 +!e►)
Need relief from the requirement(s) listed below which can not be met by the project as proposed.
(Check all that apply] 4 Setback 0 Buffer Zone ® Lot Width 0 Other
The following questions reflect the criteria for granting this type of variance. Please complete them; use additional
sheets if needed.
1. Whether an undesirable change will be produced in the character of the neighborhood or a detriment to
nearby property will be created by the granting
of this area variance?
No. Pvio et:(;PiV►tei,(,t- 6 l:t
ti Avm&- 401--)(.{,t1 ' L t
Vi,o `f GA:4e.,, (-toriA- (WA, U/L 4MJ1W' ss J ) (/Ls -E� 1. .4 (I
111 h t..�,►.i w ! //ail It_.< .�I P J'
2. Whether the benefit sought by the applicant-Can be achieved by some method, f�for the applicant to
pursue, other than an area variance?
WO, a 04/ruth , t S h't,t t.a treltALL 44w t t
3. Whether the requested area variance is substantial? U
lAit` Ulfnit t c, tXin
,t(1.4 f.P. (n1 t? (:iU'tAnt- ha( G tom= 64n` 'O � -The
IR I'i+'‘a,t us (5reAmwsbiI 9"" 9)w4--1D( 11 1 u.i(.e�.t� L %+.✓
apywet �'1/1ex� V1�i�`Z& c fi-0/ pn e4 I cLa-v
4. Whether the proposed variance will have an adverse effect or impact on the physical or environmental
conditions in the neighborhood or district?
No) -16 a-wviA, - ILIA4d rAsivi.ioci.(nr c_-_3 VVv. �L amik mac.rutif cE
AC;(11-SS S 11,4V . , AleEkbilLS^jt 5 -(--( {.Qit,dIS
5. Whether the alleged difficulty was self-created?
t- i5IcAft:e012-el ( 4-& --`- - �rfLL _ LtD aft4
CAAl 4 -/---� �e.��e.�.�--� �� 1� �.�.e-may�. �,� t6
4
Area Variance Revised March 2014
Town of Queensbury-Zoning Office•742 Bay Road•Queensbury,NY 12804.518-761-8238
•
Submittal of a stamped and signed SURVEY MAP depicting existing and proposed conditions shall
include the items as noted below.
A. GENERAL SHEET#
1 Title,Name,Address of applicant&person responsible for preparation of drawing SIA/KU t�
2 Deed j Q
3 North arrow,Tax Map ID,date prepared and scale[minimum 11n.=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 1
7 Setbacks for all structures and improvements: existing&proposed
8 Elevations and floor plans of all proposed and affected structures 4/
B. WATER&SEWER 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/PERMEABLE AREAS 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 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 8s 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 permits
Area Variance Revised March 2014 5
Town of Queensbury•Zoning Office•742 Bay Road•Queensbury,NY 12804•518-761-8238
Pre-Submission Conference Formf179-4-0401 1
1. Tax Map ID 2F9,( !- ( ^ C1 +5C/G Ll.co ,� �2n
c, 6ePcc,r (�c
.�, ,uCil)
2. Zoning Classification l ) 1C ((
3. Reason for Review: rect.()e 4,i—CM
^ \L W i !�' -, 17: rf
1-
4. Zoning Section#: 1 7 7 - 5--UtD0 c c c.se-4-1 C \L
5. Pre-Submission Meeting Notes; Outstanding Items To Be Addressed Include:
Deed ✓ Yes No I
General Information complete .,z_Yes No , -k- . t--e cec�S
Site Development Data Complete ✓Yes No I YR"(�`Z C '_l �,Pr\ c o n b�1. i)
Setback Requirements Complete -7^Yes No
Additional Project Information Complete V Yes No
FAR addressed ✓Yes No
Compliance with Zoning Ordinance Yes No
Checklist items addressed T7Yes No
Environmental Form completed Yes No
Signature Page completed V Yes No
Ar1/43Q\\Ccni-P1'0 .'S n. nQ LiX3(�rP(PC � - w'kC'e \/(J
c, 3.A 32, c -,-_t 1t c :c.k, )Jets c>oc-\C c l l re loe_c-.SCJ c +
G ( q- — �c� ilie rfoCL - - - - : , wk9T--diet<<s' C 1-17-
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-Ir Luce<,
11 do C' ce u4 t,.5 U . , c o c n . e no Se ' e, L_
Staff Representative: i-C,
vt c-
Applicant/Agent: rJC. at- -7
Date: a' 41/.4'9--
6
Area Variance Revised March 2014
Town of Queensbury•Zoning Office•742 Bay Road•Queensbury,NY 12804.518-761-8238
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 Subdivision
For Tax Map No.: Section Block Lot
Deed Reference: Book Page Date
OWNER SIGNATURE: DATE:
APPLICANT'S AGENT FORM:
Complete the following if the APPLICANT is unable to attend the meeting or wishes to be represented by another party:
Owner:
Designates:
As agent regarding: Variance Site Plan Subdivision
For Tax Map No.: Section Block Lot
Deed Reference: Book Page Date
APPLICANT SIGNATURE: DATE:
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 ha e read and are toabove.
(/ cseam_ CLQ Li/8/1"3-
Signature [Applicant] Print Name [Applicant] Date signed
Signature [Agent] Print Name [Agent] Date signed
7
Area Variance Revised March 2014
Town of Queensbury•Zoning Office•742 Bay Road•Queensbury, NY 12804•518-761-8238
Re Dock variance request for Sereena Coombes
108 Birdsall Road, Queensbury NY
April 9,2017
Dear Zoning Board members,
This letter is written to provide neighbor support for the variance application for Sereena Coombes with
regard to replacement of the dock on the beach lot on Glen Lake, situated between the properties of
the Merritt's and The Valenti's on Birdsall Road.
Last year there was a variance application that generated a lot of controversy in the neighborhood and
around the lake. Since that time we, as neighbors, have met several times to work out what would be a
reasonable and acceptable replacement dock,to meet the needs of the neighbors with deeded access to
the lake via this property, while also meeting safety and local traffic expectations of the immediate
neighbors in the cove. We all recognize that there was a legal judgment index number 42836 through
the county of Warren,signed by Honorable Richard Aulisi Feb 9,2005,that remains in effect.
Through our meetings lake side we have agreed that:
A 36'x4' dock situated along the eastern property line of the beach lot does not protrude out into the
water significantly further than the adjacent docks due to the relatively acute angle that it must follow.
This 36'x4' dock, which we marked out on the ice this winter,will also allow adequate safe passage of
the Merritt's boats in and out of their dock site.
The 6' right of way around the lake would not be disrupted by the planned placement of this dock.
The prior legal judgment would remain in effect: Specifically:
1:The right/eastern side of the dock has exclusive docking rights for the Valenti's, or whomever owns
that property in the future.
2:There are only 2 docking sites on the western side of the dock.The far dock slip belonsg to the owner
of the beach lot, while the other is on a rotating schedule amongst the properties with deeded access.
3:The maximum boat size to be docked in either slot is 16'x7'. (Other motorized water vehicles such as
wave runners can be docked WITHIN the 16'x7' slot on the same rotational schedule).
We hope that you will find this request reasonable also.
Thank you for your consideration of this proposal once again.
Sincerely,
64,7
Sereena Coombes
15d) trei7j)
Bill Merritt
Tom Valenti
QUITCLAIM DEED
THIS INDENTURE,made the 15"'day of March,two thousand and seventeen, between John
M. Coombes,residing at 15 Fairway Court,Queensbury,NY 12804 and Sereena C.Coombes,residing
at 108 Birdsall Road, Queensbury,NY 12804,parties of the first part,and Sereena C.Coombes,residing
at 108 Birdsall Road,Queensbury,NY 12804,party of the second part,
WITNESSETH, that the party of the first part, in consideration of One($1.00.00)dollar, lawful
money of the United States,paid by the party of the second part,does hereby remise,release and
quitclaim his one-half interest unto the party of the second part,her heirs or successors and assigns of the
party of the second part forever,
ALL THAT CERTAIN PLOT,PIECE OR PARCEL OF LAND,situate,lying and being in the
Town of Queensbury,County of Warren and State of New York, formerly designated as tax map Section
40,Block 1,Lot 19.2,and
ALL THAT CERTAIN PLOT,PIECE OR PARCEL OF LAND,situate, lying and being in the
Town of Queensbury,County of Warren and State of New York, located on the Southerly shore of Glen
Lake and approximately 350 feet Easterly of Birdsall Road,in said Town,and which parcels are more
particularly described in Schedule"A" attached hereto.
SUBJECT to all easements,restrictions and right-of-ways of record.
The above described parcels are to be merged into one combined parcel. There is no
consideration for this conveyance.
BEING the same premises conveyed to John M.Coombes and Sereena C. Coombes by deed
from Stephen C.Miller dated December 22, 2014 and recorded in the Warren County Clerk's office on
December 30, 2014 in Book 5094 of Deeds at page 75.
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,her
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.
•
The word "party"shall be construed as if it read"parties"whenever the sense of this indenture so
requires.
•
NYSBA PRACTICE FORMS 3/03 NkET067.08
IN WITNESS WHE , the parties of the first part has duly executed this deed the day and
year first above we
/ (17 /'.
47 /....",.!
John M.Coombes 1
SillAtk. C(Agel9/7'
Sereena C.Coombes
State of New York )
) ss.:
County of Warren )
On the 15`h day of March in the year 2017 before me,the undersigned, personally appeared John
M.Coombes 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.
\,4L,_
PA , ---�
Notary Public — USA M.BUSHMAN
NOTARY PUBLIC,STATE OF NEW YORK
REG.NO.01 8U6034267
QUALIFIED IN SARATOGA COUNTY 7
State of New York ) COMMISSION EXPIRES 12/O6/62.4.
) ss.:
County of Warren )
A
On the day of March in the year 2017 before me,the undersigned,personally appeared
Sereena C.Coombes 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 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.
�, oil 8r___________
Notary Public
LISA M. BUSHMAN
Record&Return to: NOTARY PUBLIC,STATE OF NEW YORK
REG. NO.01BU6034267
QUALIFIED IN SARATOGA COUNTY
COMMISSION EXPIRES 12/06/7
Sereena C.Coombes
108 Birdsall Road
Queensbury,NY 12804
RET067.08 NYSBA PRACTICE FORMS 3/03
2
,
SCHEDULE A
LOT 1
ALL THAT CERTAIN PIECE OR PARCEL OF LAND,situate,lying and being in
the Town of Queensbury,Warren County,New York,more particularly bounded and described
as follows:
BEGINNING at an iron pipe set in the ground in the southerly bounds of a proposed
right-of-way distant the following four courses from an iron pipe found in the ground at the
northwesterly corner of a parcel of land conveyed to Vincent R.and Regina L.Reis by Edward M
and Patricia J.John by deed dated July 17, 1961,recorded in Book number 411 of deeds at page
31 in the Warren County Clerk's Office; (1)South 45 degrees and 23 minutes west along the
southerly bounds of lands of Helen I. Stewart,20.00 feet to an iron pipe set in the ground;(2)
South 36 degrees and 03 minutes East along the southerly bounds of the said proposed right-of-
way,75.85 feet to an iron pipe set in the ground; (3)South 44 degrees and 05 minutes East,still
along the southerly bounds thereof,75.00 feet to an iron pipe set in the ground;thence(4)South
67 degrees and 31 minutes East, still along the southerly bounds thereof,75.00 feet to an iron
pipe set in the ground;thence running from said point of beginning South 67 degrees and 31
minutes east,still along the southerly bounds of the said right-of-way,25.00 feet to an iron pipe
set in the ground;thence running South 75 degrees and 32 minutes east,still along the southerly
bounds of the said right-of-way, 47.34 feet to an iron pipe set in the ground;thence running
South 14 degrees and 28 minutes West, 100.00 feet to an iron pipe set in the ground in the
northerly bounds of a proposed town road;thence running North 72 degrees and 34 minutes West
along the northerly bounds of the said proposed town road,86.16 feet to an iron pipe set in the
ground;thence running North 22 degrees and 29 minutes East, 100.00 feet to the point or place
of beginning. Containing 0.179 of an acre of land,be the same more or less. Bearings given the
above description refer to the magnetic meridian as of July 12, 1966.
The party of the second part covenants and agrees with the party of the first part, their
heirs and assigns,that no automobile,trailer will be parked on the premises hereby conveyed,
including house trailers. The grantor also grants and conveys to the grantees,their heirs and
assigns,an easement or right-of-way to be used in common with nine other lot owners of
subdivision now in the process of completion,to a certain lot of land bordering on Glen Lake as
shown on a map made for the grantors Dewey by John B. VanDusen,Licensed Land Surveyor,
which lot is known as the Beach Lot and is adjacent to the lands or lot of one William Merritt.
Said Beach Lot shall be used in common with all other lot owners of the subdivision and their
heirs and assigns for recreation,bathing and boating purposes.
The grantees agree with the grantor for the benefit of other lot owners that the lot herein
being conveyed shall be subject to the following restrictions:
1. No lot shall be used except for residential purposes.
2. No dwelling shall be permitted on any lot which shall cost less than$10,000.00.
3. In the event a cottage or house is built on said lot, it is to be up and under roof within a
period of six months,and the entire structure is to be wholly completed within a period of two
years.
These covenants shall run with the land and are binding on the grantees,their heirs and
r
assigns.
The grantees shall have a right-of-way for themselves and their heirs and assigns over the
front of said premises running generally westerly to a proposed road and then easterly over said
proposed road until it connects with what is known as the Birdsall Road.
Being and hereby intending to convey the same premises as conveyed by Harley F.
Dewey and Rita R.Dewey to the party of the first part herein by deed dated September 27, 1996,
and recorded in the Office of the Warren County Clerk on September 27, 1996 in Book 995 of
Deeds at Page 124.
LOT 2
ALL THAT CERTAIN PLOT,PIECE OR PARCEL OF LAND,situate,lying and
being in the Town of Queensbury,County of Warren,located on the Southerly shore of Glen
Lake and approximately 350 Feet Easterly of Birdsall Road,in said Town,and which parcel is
bounded and described as follows:
Beginning at an iron pipe marking the Northwest corner of those premises conveyed by
Harley F.and Rita R.Dewey to Stephen C. Miller,by deed dated September 27, 1996 and
recorded in Book 995 of Deeds at Page 125 and which iron pipe also marks the Northeast corner
of lands of Richard L.and Jane S.Barris;running thence North 22 degrees 29 minutes East,for a
distance of 24.47 Feet,to the Southerly line of land of William Merritt,Jr.and others;thence
South 54 degrees 55 minutes East,a distance of 18.57 Feet to an iron pipe marking the Southeast
corner of said lands of Merritt;thence North 33 degrees 04 minutes East,along the Easterly line
of said lands of Merritt;and crossing a roadway running Westerly to Birdsall Road,for a distance
of 138.64 Feet,to an iron pipe;thence continuing North 33 degrees 04 minutes East, for a
distance of 15 Feet,more or less,to the shore of Glen Lake;thence Southeasterly along said
shore line,a distance of 40 feet,more or less;thence South 01 degrees 17 minutes East,along the
Westerly line of those premises conveyed by Michael A.and Paula F.Battiste to Paula P.Fitz,by
deed dated June 25, 1994 and recorded in Book 918 of Deeds at Page 313, for a distance of 20
Feet,more or less,to an iron pipe,and which iron pipe is located at a distance of 50.00 Feet,
Easterly,from the last mentioned iron pipe;thence continuing South 01 degrees 17 minutes East
and crossing said gravel roadway,for a distance of 148.37 Feet to an iron pipe marking the
Northerly line of lands of William C.and Adele T.Andrews;thence North 75 degrees 32
minutes West,along said Northerly line, for a distance of 82.21 Feet to an iron pipe marking the
Northeast corner of said lands of Stephen C.Miller;thence continuing North 75 degrees 32
minutes West,for a distance of 47.34 Feet to an iron pipe,marking an angle point;thence North
67 degrees 31 minutes West,for a distance of 25.00 Feet to the point of beginning. Containing
0.34 acres.
Being and hereby intending to convey the same premises as conveyed by Robert R.Cross
to the party of the first part herein by deed dated January 23, 1998,and recorded in the Office of
the Warren County Clerk on January 16, 1998 in Book 1052 of Deeds at Page 1.
THIS INDENTURE,made the 22nd:'day of December, Two Thousand Fourteen,
BETWEEN
STEPHEN C. MILLER, residing at 108 Birdsall Road, Queensbury, New York
12804
party of the first part, and
JOHN M COOMBES and SEREENA C. COOMBES, husband and wife, residing
at 15 Fairway Court, Queensbury,New York 12804
party of the second part,
WITNESSETH, that the party of the first part, for and in consideration of the sum of
Ten Dollars, 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, and the heirs and
assigns of the party of the second part, forever,
• ALL THAT CERTAIN PLOT,PIECE OR PARCEL OF LAND, situate, lying
- and being in the Town of Queensbury, County of Warren, designated as tax map Section
40, Block 1, Lot 19.2, and
ALL THAT CERTAIN PLOT, PIECE OR PARCEL OF LAND, situate, lying
and being in the Town of Queensbury, County of Warren, located on the Southerly shore
of Glen Lake and approximately 350 Feet Easterly of Birdsall Road, in said Town, and
which parcels are more particularly described in Schedule A attached hereto.
SUBJECT to all easements, restrictions and right-of-ways of record.
TOGETHER with all the 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, or the entirety thereof, as may be shown on the said survey; 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 and assigns of the party of the second part, forever.
AND the party of the first part covenants as follows:
FIRST,that the party of the second part shall quietly enjoy the said premises;
SECOND, That said party of the first part will forever WARRANT the title to
said premises; and
THIRD, That in compliance with Section 13 of the Lien Law, the Grantor 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.
The parcel is entirely owned by the transferor and the premises are not located in
an agricultural district.
The word "party" shall be construed as if it read "parties" whenever the sense of
WITNESSETH, that the party of the first part, for and in consideration of the sum of
Ten Dollars, 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, and the heirs and
assigns of the party of the second part, forever,
ALL THAT CERTAIN PLOT,PIECE OR PARCEL OF LAND, situate, lying
and being in the Town of Queensbury, County of Warren, designated as tax map Section
40, Block 1, Lot 19.2, and
ALL THAT CERTAIN PLOT, PIECE OR PARCEL OF LAND, situate, lying
and being in the Town of Queensbury, County of Warren, located on the Southerly shore
of Glen Lake and approximately 350 Feet Easterly of Birdsall Road, in said Town, and
which parcels are more particularly described in Schedule A attached hereto.
SUBJECT to all easements,restrictions and right-of-ways of record.
TOGETHER with all the 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, or the entirety thereof, as may be shown on the said survey; 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 and assigns of the party of the second part, forever.
AND the party of the first part covenants as follows:
FIRST,that the party of the second part shall quietly enjoy the said premises;
• SECOND, That said party of the first part will forever WARRANT the title to
said premises; and
THIRD, That in compliance with Section 13 of the Lien Law, the Grantor 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.
The parcel is entirely owned by the transferor and the premises are not located in
an agricultural district.
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 say and year first above written.
In Presence of:
STEP N C MILLER
4'
' rE1
.
STATE OF NEW YORK:
ss.:
COUNTY OF WARREN :
On the 22nd day of December in the year 2014 before me, the undersigned, a
Notary Public in and for said State , personally appeared Stephen C. Miller, 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 to 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.
iik_gand
Notary Public
DEBORAH H.SHEEHAN
Notary Public, State of New York
Record and Return to: No.02SH4890168
Qualified in Albany county
Commission Expires March 30,20�
Borgos and Del Signore,P.C.
82 Glenwood Avenue
Queensbury,New York 12804
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