Site Plan Application - narrative, application, deed > y Town of Queensbury
Q
S *Ite Plan
o
Review
N
O
N
v
f
X< zar.,
3.
Lake George Campsites, LLC
1
Table of Contents
Pages
Project Description and Narrative Responses 3-9
Completed Application Including Checklist,
10-18
Pre-submission Meeting Notes and Signature Page
Environmental Assessment Form 19-24
Copy of Deed 25-33
Planning and Zoning Fee Schedule 34
Site Plan Drawings
Site Plan 1 35
Site Plan 2 36
Figures
Figure A Project Location and Adjacent Properties 37
Figure Al Detailed List of Adjacent Properties 38-40
Figure E Building Locations 41
Figure K Existing Topography 42
Figure M Land Use Districts 43
Figure N Traffic Flow 44
Figure P Spinosaurus Diagram 45
Figure X Corridor Character 46
Figure Y Corridor Theme 47
Attachments
Appendix S SHPO Letter 48
1053 St Rt 9 ROW and Easement 49-55
18 DIVISION STREET
STUDIO 304
SAR
SPR
NGS
ELAN NEW Y RK 128 6
NEW YORK 12866
PHONE 518-306-3702
Planning/Design/Landscape Architecture PLLC
FAX 518-226-0469
Date: May 15, 2017
RE: Lake George Campsites Tent and RV Park
SITE PLAN REVIEW APPLICATION—Project Narrative and Supporting Information
PREPARED BY: Elan Planning, Design, & Landscape Architecture PLLC
SUMMARY:
a. The Applicant—Lake George Campsites, LLC—is seeking site plan approval for the installation of
a 24' tall by 40' long dinosaur along with associated parking, access, and landscaped areas. No
additional permits or approvals are required for this action.
b. Site development and setback requirements meet existing zoning requirements.
c. The proposed improvements will not require a variance, is consistent with the policies of the
Town Comprehensive Plan, and the project complies with all other zoning requirements.
d. The Applicant is seeking waivers for items: Detailed lighting plan for entire parcel (295.12-1-6).
The applicant will submit a supplemental photometric plan for project area prior to planning
board meeting.
1. DOCUMENT REQUIREMENTS
• Completed Site Plan Review Application—Pages 2-9:signed and dated
• Pre-Submission Meeting Notes: signed by staff
• Copy of Deed
• Checklist and Plot Plan
• Short Environmental Assessment Form
• Fee: $100.00
2. GENERAL INFORMATION and NARRATIVE RESPONSES TO APPLICATION QUESTIONS
Detailed Project Description
Current Use:The 36.85 acre parcel currently operates as a seasonal campground. The site contains
approximately 234 recreational vehicle sites and associated parking. There are 8 existing structures on
the site that serve the campground operations. 12' gravel roads provide access to campsites.
Proposed Use:The project is the proposed installation of a dinosaur and associated landscaping with
minor site improvements. The placement of the dinosaur exhibit will be located on approximately 38
acres of land at the northwest intersection of NYS Rt. 9 and Hidden Farm Road in the Town of
Queensbury just south of the Great Escape. The property is currently zoned as Commercial Intensive (CI)
3
allowing for a variety of commercial uses.The project will also include development of 4 parking spaces,
walking path, temporary sign and associated amenities for visitor comfort.
Per the Town's Zoning Ordinance, the educational/informational exhibit will require Site Plan Review.
A. PLANNING AND ZONING INFORMATION:The site is located in the Commercial Intensive zone,
across the NYS Rt. 9 from the proposed display, land is zoned as Commercial Moderate.
B. EXISTING SITE FEATURES:The current site is a 38 acre seasonal campground with associated
outbuildings and visitor amenities.A series of small (12' wide) gravel roads serve approximately
234 campsites. Some sites feature water and electric hookups.There are 8 existing structures on
the parcel, a 1,002 sqft managers home, a 1,665 sqft office and store, a 900 sqft metal storage
building, a 339 sqft garbage and recycling hut, a 308 sqft garage, a 1,109 recreation and laundry
room, a pool and two restrooms (888 sqft and 669 sqft). (See Figure B).
C. COORIDOR SETTING:The NYS Rt. 9 corridor is a heavily trafficked north-south roadway. Within
the vicinity of the proposed project there are two lanes of travel and one center turning lane,
the speed limit is 40 miles per hour. A variety of seasonal tourism attractions catering to families
line the corridor. Average annual daily traffic was almost 14,000 in 2015 as measured by the NYS
DOT. See Figures X and Y for corridor character images and map.
D. PROPOSED PLAN
• Layout: The proposed dinosaur display will be placed between the existing Lake George
Camping, LLC office and shop and NYS Route 9. A walking path will be installed that connects
the NYS Rt. 9 sidewalk with the parking area for Lake George Camping LLC.
• Access:The site will be accessed via the existing parking area for Lake Georg Camping LLC or the
sidewalk along NYS Rt. 9.
• Parking: Parking will be provided by the same lot currently serving the Lake George Camping LLC
Office and store.An additional ADA accessible parking space will be installed adjacent to the
proposed walkway.
• Sidewalks: A new 5' wide sidewalk will be installed to connect Lake George Camping LLC to an
existing sidewalk along Route 9. New sidewalk will be constructed with permeable pavement.
• Water and Sewer:The proposed project will have no impact on water and sewer infrastructure
because it is not needed.
• Lighting: Lighting will comply with existing zoning requirements. Due to the nature of the
dinosaur display and the requirements for downward facing lighting, the applicant is developing
a lighting plan that will comply with Town regulations. Placement of lighting posts are noted in
the Site Plan drawings and a photometric map of proposed lighting solution will be provided as
supplemental materials before the planning board meets to review this application.
• Landscaping: Landscaping will consist of trees, shrubs and native ornamental grasses (from the
approved landscaping elements list). Landscaping will not interfere with vehicular lines of sight.
4
• Signage: A temporary sign permit for a freestanding sign no larger than 16' square feet will be
applied for. Proposed sign placement is noted in sketch plan.
• Display Specification: See Attached Spinosaurus Diagram (Figure P)
• Threated and Endangered Species:According to NYS EAF mapper there are no threatened or
endangered species in the project area.
• Archeological Resources: NYS EAF mapping indicated that there were potential archeological
considerations on the 36.86 parcel. Subsequent investigation by State Historic Preservation
Office (SHPO) indicated that the proposed area of the site to be used for the dinosaur display
was free from archeological/historic considerations. (See Attachment S).
• Site Grading:There will be minimal site grading associated with the new improvements.
• Erosion and Sediment Control: Any limited grading will conform to the latest edition of NYS
Standards for Sediment and Erosion Control.
• Waste Management: Waste management operations will continue to be maintained by Lake
George Campsites, LLC.
3. SITE DEVELOPMENT DATA/SETBACK REQUIREMENTS
• See Site Development Data and Setback Requirements in Completed Application (p. 3)for
additional information.
4. ADDITIONAL PROJECT INFORMATION/FLOOR AREA RATIO WORKSHEET
• See Project Information and Floor Area Ratio Worksheet in Completed Application (p.4)for
additional information.
Item#2: Previous Approval, Application Numbers
1. Site Plan: 13-2008
2. 189 SF Commercial Alteration: 2004-6-94
3. 72 SF Wall Sign: 1996
4. Garage and Septic: 1995
5. Narrative Responses to Items A through O
A. The proposed project furthers and is consistent with the policies of the Town's Comprehensive
Plan (2007)which indicates that the residents of Queensbury value their scenic and
environmental assets and would like to maintain their quality of life while enhancing the local
economy and protecting the environment.The proposed display will be located in a section of
the Town that has historically been a destination for generations of visiting families.Tourism is a
large economic driver in the town and the region.
The proposed display will be located in a developed area that already contains multiple
commercial uses, it is not proposed for an environmentally sensitive or residential area of town.
5
The placement of this display along the Route 9 corridor will encourage the concentration of
destination themed businesses in the area.
Consistency with Vision Statement:The vision in the Comprehensive plan sees the town as a
beautiful community with... "a thriving business base [and] welcomes visitors who come to
recreate." The proposed project will reinforce existing commercial centers that contribute to
the local and regional economy and serve to welcome visitors to the area.
Goal, Page 6: Develop an economic program that reflects the community's land use goals while
keeping up its tax base and job opportunities.
The land use goals illustrated in the "Plan Recommendations Map" show the project
area as "Commercial Mixed Use (Heavy)."This "Heavy Commercial Mixed Use" area generally
consists of the Route 9 corridor with a variety of heavy commercial uses such as the Great
Escape, Pirates Cove Adventure Golf, Adventure Family Fun Zone and the Fun Spot. The parcel's
zoning designation of"Commercial Intensive" also reflects the community vision as articulated
in the Comprehensive Plan.
Goal Page 7: Promote pedestrian and bicycle friendly residential and commercial design for new
and redevelopment projects. Rebalance design, in general, to concentrate on people and walking
rather than cars and parking lots.
By locating the proposed display in an active commercial area it will contribute to the
walkability of the area as a whole, since it will be co-located next to complementary uses. A
walkway connecting the Lake George Camping parcel to the Route 9 sidewalk will be installed.
Visitors to the campground who may want to walk to other destinations in the corridor will no
longer need to walk in Hidden Farm Road to access the sidewalk along Route 9.The proposed
display will add to the visual interest along the route 9 corridor, making walking between places
like Davidson Brothers Brewery and Pirates Cove Miniature Golf more attractive.
The proposed display is also located along the Trolley Line.This public transportation
service is popular with visiting tourists who wish to avoid driving and parking.The placement of
the display along the Trolley line could serve to encourage ridership.
B. It is the intent of the proposed action to comply with the requirements of this Chapter, site plan
review standards, regulations of the Commercial Intensive zoning district(§179-3-040, B-3), and
applicable requirements of all other Articles that apply.This includes all dimensional,
landscaping and lighting standards.
C. The proposed project will enhance pedestrian connectivity to the existing commercial use on
the site. Route 9 is served by a sidewalk, but the sidewalk does not connect to Hidden Farm
6
Road. A new connection will be installed to improve pedestrian access to and from Lake George
Campsites LLC.
D. The proposed site plan conforms to Chapter 136 Sewage and Sewage Disposal, Chapter 147
Stormwater Management Local Law, and other applicable laws.The proposed project will not
utilize any water or sewer connections.
E. The proposed action is in harmony with the intent of this Chapter and takes into account the
character, size and nature of similar display/exhibits found along the Route 9 corridor. Along the
Route 9 corridor there are a variety of similar displays including a large rooster in front of
Martha's ice-cream, a pirate ship at Pirate's Cove Miniature Golf, multiple large rollercoasters at
the Great Escape Theme Park and displays at the Fun-Zone miniature golf/go kart center. (See
Figures X&Y). From the zoning ordinance:
The CI Districts comprise that area of Queensbury that already has intense
commercial development. The purpose of this district is to provide for continuing
infill development of this type, while encouraging the overall improvement and
appearance of these areas.
F. The proposed action will not impact traffic access and circulation or be detrimental to the
health, safety or general welfare of neighborhood or community.The proposed project will be
located on a parcel that has been designed to serve the circulation needs of large recreational
vehicles and travel trailers.The available parking area allows for pull through traffic and is
clearly delineated from Route 9.The proposed project is not requesting curb cuts on Route 9.
Sight lines from the entryway to Hidden Farm Road are greater than 1000' feet in either
direction, more than adequate for the 40 mph speed limit along route 9.
G. The proposed off-street parking and loading facilities will be accessed from the existing curb cut
along U.S. Route 9 via Hidden Farm Road a town road. See Site Plan SP1 for layout and
configuration.The current off street parking facilities on the project parcel are adequate for the
proposed project. Behind the area of the proposed display is an existing parking lot serving the
campsite office and store.The store is 1,665 square feet. Parking regulations for campgrounds in
the Commercial Intensive zone require that in addition to one parking space per site, each
additional 200 square feet of building area requires another parking space. This would require
that there be 9 parking spaces (9' x 18')for the campsite office and store. Currently the parking
area provides at least as many as the 9 required spaces.The approximately 234 recreational
vehicle sites each have approximately 2 parking spaces.This more than exceeds the minimum
parking requirements of one space per site. Additionally, one ADA accessible site will be
installed where the new walkway connects to the existing parking area.
7
H. The proposed project is located outside of the Adirondack Park boundary and will not impact
the natural, scenic, aesthetic, ecological, wildlife, historic, recreational or open space resources
of the Town. The dinosaur display will be located in the middle of the Commercial Intensive
zoning district, an area that has been targeted for infill development.The proposed display will
serve to complement the existing character of a portion of the community that has long been a
tourist destination.
I. The proposed action will link existing pedestrian facilities along U.S. Route 9 to the site with a
5'-0" wide permeable concrete walkway. Currently there is no connection to the sidewalk from
Lake George Campsites LLC to Route 9.This new pedestrian connection will improve the
accessibility to existing pedestrian infrastructure and improve the safety of campers.
J. The proposed stormwater drainage facilities will are designed to encourage groundwater
recharge by installing green infrastructure practices in accordance the State Regulations and
Town Codes.The landscaped base of the display will include recessed bioswales to capture and
retain any runoff from the site. The bio-swales will complement the landscaping and fencing
plans.
K. There are no provisions to install any sewer or water services for the proposed action. However,
there is water and sanitary sewer services available along U.S. Route 9 and Hidden Farm Road.
See attached Right-of-Way and Easement No. 9W12 for parcel No. 295.12-1-6 for additional
information.
L. The proposed landscape plan is in accordance with the landscape recommendations in Article 8
"Landscaping and Buffering Standards."The proposed display will not result in the removal of
any existing vegetation and new landscaping will be installed around the display. Site plans for
the display include vegetation that would give the appearance of a naturalistic setting.
M. The existing emergency response infrastructure is adequate and meets the needs of the
emergency service responders.There is an existing fire hydrant located at the main entrance to
Queensbury Cigar and Pipe, approximately 400 feet away from the proposed site. Currently the
parcel is served by Hidden Farm Road which has 24' wide travel lanes.The existing parking area
directly west of the proposed display allows for large,wide recreational vehicles to maneuver
and should be more than adequate for similarly sized emergency response vehicles.
N. There are no known issues with ponding,flooding or erosion within the area of the proposed
site. Review of topographic data and site visits confirm this.
8
O. The proposed site plan conforms to the design standards, landscaping standards and
performance standards of this chapter.
6. CHECKLIST-APPLICATION FOR SITE PLAN REVIEW
• See Checklist-Application Requirements A-M in Completed Application (p. 6)for additional
information.
Narrative Responses:
H. Signs: Before any signs are placed the applicant will be requesting a temporary sign permit for a
freestanding sign no greater than 16 square feet, and no closer than 15'from the front property line. It
is understood that a temporary sign permit allows for a sign for up to 60 days. Once the applicant has
determined the appropriate design and content appropriate for a permeant sign an additional
permanent sign permit will be sought. (Site Plan 1, shows the proposed location).
R.There will be a minimal amount of construction waste associated with the installation of the proposed
display. It will be the responsibility of the installer to dispose of any waste in a manner that complies
with all state and local laws.
S. Snow removal procedures currently in place will not be impacted by the proposed display, adequate
onsite snow storage areas currently exist.
V. See narrative response to item-A.
7. SITE PLAN PRE-SUBMISSION CONFERENCE FORM/SECTION 179-9-040
• See Pre-submission notes from May 8th, 2017 for additional information.
8. SIGNATURE PAGE
• See Signature Page for required signatures that 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
6. Agreement to provide documentation required
9. Short Environmental Assessment Form
• See Short Environmental Assessment Form pages 1—3 for completed form.
• See attached location map Figure A for project location.
9
TOWN OF QUEENSBURY
Site Plan Review Application
Review Process:
1. Required Pre-submission meeting with staff to determine general completeness to be held no later than 1
week prior to deadline day. Call (518) 761-8265 or(518) 761-8220 for an appointment.
2. Submittal of complete application: 1 original and 14 copies of the application package by monthly deadline.
3. Determination of application completeness. All necessary information must be provided and appropriate
fee(s)paid for consideration for placement on an agenda for that month.
4. Incomplete applications will not be considered for placement on any agenda until all missing
information has been submitted.
5. Submittal to Warren County Planning, if applicable.
6. Planning Board meeting, generally the third & fourth Tuesday of each month. You will be advised in
writing as to which meeting to attend.
7. Following the meeting you will be provided with a copy of the resolution stating the Board's decision on
your application. If your application was approved, the next likely step is a Building Permit. Final
drawings must be provided for the next phase of review. If your application was denied, your project cannot
proceed as submitted.
DOCUMENTATION REQUIREMENTS (hard copy & electronic):
Please submit 1 original & 14 copies of the completed application package to include:
• Completed Application pages 2-9, signed& dated
• Pre-Submission Meeting Notes: signed by staff
• Copy of Deed
• Checklist&Plot Plan
• Environmental Assessment Form for any non-residential project
• Fee: $100 (0 — 10,000 sq. ft.); $250 (10,001 — 30,000 sq. ft.); $500 (30,001 -100,000 sq. ft.); $1,000
(100,000+ sq. ft.)
Staff& Contact Information:
Craig Brown,Zoning Administrator crai2b(agueensbury.net
Laura Moore, Land Use Planner lmoore(&,aueensbury.net
Sunny Sweet, Office Specialist—Planning sunnys(agueensbury.net (518) 761-8220
Visit our website at www.gueensbury.net for further information and forms
10
General Information
Tax Parcel ID Number: 295.12-1-6
Zoning District: (CI)Commercial Intensive
Lot size: 36.85 AC
Detailed Description of Project [includes current&proposed use]:
See Detailed Description of Project under the Project Narrative and Supporting Documentation Section.
Location of project:
1053 State Route 9,Queensbury,NY 12804:Intersection of Route 9 and Hidden Farm Road
Applicant Name: Lake George Campsites,LLC Address: PO Box 480,Saratoga Spr.NY 12866
Home Phone 518.798.6218 Cell:
Work Phone 518.798.6218 Fax
E-Mail:
Agent's Name: Address: 783 Hampton Woods Lane SW
John C. Lemery, Esq Vero beach, FL 32962
Home Phone Cell: 518-744-7789
Work Phone Fax
E-mail
john@johnlemeryesq.com
Owner's Name Lake George Campsites, LLC Address PO Box 480, Saratoga Spr.NY 12866
Home Phone Cell
518.798.6218
Work Phone Fax
518.798.6218
E-mail
11
Site Development Data
Area/Type Existing sq.ft. Proposed Total sq. ft.
Additions . ft.
A. Building footprint 1,665 0 1,665
B. Detached Garage Included in C Included in C Included in C
C. Accessory Structure(s) 5,208 0 5,208
D. Paved,gravel or other hard surfaced area 165,100 +/-2,160 167,260
E. Porches/Decks 800 0 800
F. Other park Models 25,000 0 25,000
G. Total Non-Permeable [Add A-F] 197,773 2,160 199,933
H. Parcel Area [43,560 sq. ft./acre] 1,605,186/36.85 2,160/.05 1,677,495.6/36.9
1. Percentage of Impermeable Area of Site [I=G/H] 12.32% .13% 12.45%
Setback Requirements
Area Required Existing Proposed
Front[1] 75' 125 No Change
Route 9
Front [2] 75' 67.5' No Change
Hidden Farm Road
Shoreline 75' NA NA
Side Yard [1] 20'Min.; sum 50' 120' No Change
Side Yard [2] NA NA NA
Rear Yard [1] 25' 135' No Change
Rear Yard [2] NA NA NA
Travel Corridor 75' 120' No Change
Height [max] 40' <25 No Change
Permeability 30%Min. 87.68% 87.55%
No. of parking spaces 9 Principal/234 Camp—243 9 Principal/468 Camp—477 481
12
Additional Project Information
1. Will the proposal require a Septic Variance from the Town Board of Health? NO
2. If the parcel has previous approvals, list application number(s): See Project Narrative#4
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 2017/8/1 End Date 2017/10/1
5. Estimated total cost of project: $35,000.00
6. Total area of land disturbance for project: 5,000 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 2%
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 1,605,369 sq. ft.
B. Existing Floor Area 7,875 SF+25,000 SF—32,875 SF sq. ft. [see above definition]
C. Proposed Additional Floor Area 0 sq. ft.
D. Proposed Total Floor Area 32,875 SF sq. ft.
E. Total Allowable Floor Area 503,248.68 SF (Area x_3� [see above table]
*If D is larger than E. a variance or revisions to your plan may be needed. Consult with Staff.
13
§ 179-9-080 Requirements for Site Plan Approval.
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:
* See Project Narrative and Supporting Documents#5 for additional information.
STANDARDS
A * The proposed project furthers or is consistent with the policies of the Town's Comprehensive Plan.
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.
D * The site plan must conform to Chapter 136 Sewage and Sewage Disposal,Chapter 147 Stormwater Management Local Law,and other
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.
G * Off-street parking and 19oading facilities will be appropriately located and arranged and sufficient to meet traffic anticipated to be generated
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.
1 * The provision for and arrangement of pedestrian traffic access and circulation,walkway structures,control of intersections with vehicular
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.
J * Stormwater drainage facilities will prevent an increase of post development drainage flows as compared to pre-development drainage flows.
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.
I * 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.
14
§ 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 9
A A vicinity map drawn at the scale that shows the relationship of the proposal to existing community facilities which affect
or serve it,such as roads,shopping areas,schools,etc. The map shall also show all properties,identify owners, Fig.A
subdivisions,streets and easements within 500 feet of the property. Such a sketch may be superimposed on a United States
Geological Survey 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 8 F2`�x 11"sheets as necessary for written Plan SP-1
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. Plan SP-1
D Name and address of the owner of record,developer,and seal of the engineer,architect or landscape architect. If the SP-1/Ap.p2
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 Plan SP-1
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 Fig.A&N
containers shall also be shown.
G The location,height,intensity and bulb type(sodium,incandescent,etc.)of all external lighting fixtures. The direction of plan SP-1
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. SP-1/Narr.
1 The location of all present and proposed utility systems including:
R.O.W
1. Sewage or septic system;
2. Water supply system; Easement
3. Telephone,cable and electrical systems;and Doc.
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 plan SP-1
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
allow. All elevations shall refer to the nearest United States Coastal and Geodetic Bench Mark. If any portion of the parcel Fig.K
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.
L A landscape plan showing all existing natural land features than may influence the design of the proposed use such as rock plan SP-1
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
as any Overlay Districts that apply to the property. Fig.M
Fig.-Figure
SP-Site Plan
Proj.Narr.- Project Narrative
App.-Appendix
15
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
within 100 feet of the site. The Planning Board may,at its discretion,require a detailed traffic study for large developments or Fig.N
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.
0. For new construction or alterations to any structure,a table containing the following information shall be included: Table#1
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.
p 1. Floor Plans.
Fig.P
2. Elevations at a scale of one-quarter inch equals one foot(1/4"=I foot)for all exterior facades of the proposed structure(s) &
and/or alterations to or expansions of existing facades,showing design features and indicating the type and color of materials Sample
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. NA
R Plans for disposal of construction and demolition waste,either on-site or at an approved disposal facility. Proj.Narr.
S Plans for snow removal,including location(s)of on-site snow storage. SP-1/Narr.
T. An Environmental Assessment Form("EAF")as required by the SEQRA regulations,with Part 1 completed by the Applicant
shall be submitted as part of the application. If the proposed project requires a special use permit and an EAF has been App.A
submitted in conjunction with a special use permit application,a duplicate EAF is not required for the site plan application.
U If an application is for a parcel or parcels on which more than one use is proposed,the applicant may submit a single SP-1
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.
V A brief narrative statement on how the project proposed for review furthers or is consistent with the vision,goals and policies
in the Town's Comprehensive Plan. Proj.Narr.
Abbreviations
Fig.-Figure
SP-Site Plan
Proj.Narr.-Project Narrative
App.-Appendix
&-and
16
Town of Queensbury Site Plan Pre-Submission Conference Form/ Section 179-9-040
1. Applicant Name: Lake George Campsites,LLC
2. Tax Map ID 295.12-1-6 Location: 1053 State Route 9
3. Zoning Classification Cl Commercial Intensive
4. Reason for Review: Site Plan Review/Approval
5. Zoning Section#: i 7q-S-o Yo
6. Pre-Submission Meeting Notes: Provided Outstanding; Please provide by
Deed V/
General Information complete
Site Development Data Complete
Setback Requirements Complete L
Additional Project Information Complete
FAR addressed �/
Requirements for Site Plan-Standards
Checklist items addressed ✓
Environmental Form completed
Signature Page completed
s�21 c,isr�f~�« G+ fy: en 4 rc, ac�c +o _Ice G-�r�c�t 2_ Cc --OS s c(��
ll
{ -.�� S w 1 S�� r Gr,L�
CU f S G n Et SC C_ ML,• i Gi riL:J S(
G _ A(c C rc�_Lj
6 uderi �f'c
f(�G�S4cir �r PCT GCr�
St nc� e, c r\-Q c�C
Staff Representative: V
Applicant/Agent: Date: 2017/05/08
L) 8
Site Plan Review application—Revised October 2016
Town of Queensbury Planning Office-742 Bay Road,Queensbury,NY 12804
17
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: Lake George Campsite, LLC
Designates: John C Lemery, Esq
As agent regarding: Variance X Site Plan Subdivision
For Tax Map No.: 295 Section 1 Block Lot
Deed Reference: V47.9 Book 316 Page 201 Date
OWNER SIGNATURE: DATE:
14
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$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.
5.1 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 RE UIRED: 1,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.
Signature [A plicant] Print&e [Applicant] ate signed
Signature [Agent] Print Name [Agent] Date signed
9
Site Plan Review application—Revised October 2016
Town of Queensbury Planning Office-742 Bay Road,Queensbury,NY 12804
18
Short Environmental Assessment Form
Part I -Project Information
Instructions for Com aletin
Part 1 -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
Name of Action or Project:
Lake George Campsites Tent and RV Park Display
Project Location(describe,and attach a location map):
Intersection of N.Y.S. Route 9 and Hidden Farms Road: 1053 State Route 9,Queensbury,NY 12804
Brief Description of Proposed Action:
This application is seeking approval for the placement of a life-like dinosaur display on the property of Lake George Campsites LLC,a 38.5 acre
parcel located at 1053 State Route 9.The display will be placed between Route 9 and an existing structure(which is setback 135 feet from
edge of pavement).The corridor is zoned Commercial Intensive and hosts a variety of theme park type attractions,restaurants and large retail
outlets.The height of the proposed display will be no greater than 24 feet(district maximum is 40 feet)and will be placed on previously
disturbed area that is currently used for trailer storage.The proposed display will not require any public infrastructure connections to sewer or
water.Electrical connections to power the unit will be underground.The proposed display is not intended for habitation,nor will admission be
charged to view the display.There are no anticipated environmental impacts from the display.There will be no emissions,no trees will be
removed.The amount of impervious surface will not be increased on the site.
Name of Applicant or Sponsor: Telephone: 518.798.6218
Lake George Campsites,LLC E-Mail:
Address:
1053 State Route 9
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
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: El
Town of Queensbury-Site Plan Approval 7
Warren County-239-m
3.a.Total acreage of the site of the proposed action? 38.51 acres
b.Total acreage to be physically disturbed? acres
c.Total acreage(project site and any contiguous properties)owned
or controlled by the applicant or project sponsor? acres
4. Check all land uses that occur on,adjoining and near the proposed action.
❑Urban ❑Rural(non-agriculture) ❑Industrial [Z]Commercial mResidential(suburban)
OForest ❑Agriculture ❑Aquatic ❑Other(specify):
mParkland
Pagel of 3
19
5. Is the proposed action, NO YES N/A
a.A permitted use under the zoning regulations? ❑ ❑✓ ❑
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? ❑ ❑✓
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: ❑✓ ❑
8. a.Will the proposed action result in a substantial increase in traffic above present levels? NO YES
b.Are public transportation service(s)available at or near the site of the proposed action? ❑ ❑
Adirondack Glens Falls Transportation Council
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:
NA ❑
10. Will the proposed action connect to an existing public/private water supply? NO YES
If No,describe method for providing potable water: ❑✓ ❑
11.Will the proposed action connect to existing wastewater utilities? NO YES
If No,describe method for providing wastewater treatment: ❑
12. a.Does the site contain a structure that is listed on either the State or National Register of Historic NO YES
Places? ❑ ❑
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? ❑ ❑✓
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 m Early mid-successional
❑ Wetland ❑Urban m 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? ❑✓ F-1-
16.
16.Is the project site located in the 100 year flood plain? NO YES
17.Will the proposed action create storm water discharge,either from point or non-point sources? NO YES
If Yes, � Ela.Will storm water discharges flow to adjacent properties? ❑NO [:]YES
b.Will storm water discharges be directed to established conveyance systemsrunoff and storm drains)?
If Yes,briefly describe: In NO ❑YES
Page 2 of 3
20
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: Z
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: ❑
I AFFIRM THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF MY
KNOWLEDGE
Applicant/sponsor name: Lake George Campsites,LLC Date: May 8th,2017
Signature:
PRINT FORM Page 3 of 3 21
EAF Mapper Summary Report Thursday, May 04, 2017 12:17 PM
Disclaimer: The EAF Mapper is a screening tool intended to assist
�piasttw,7tsf project sponsors and reviewing agencies in preparing an environmental
�dpm assessment form(EAF).Not all questions asked in the EAF are
cod Ftd answered by the EAF Mapper.Additional information on any EAF
question can be obtained by consulting the EAF Workbooks. Although
the EAF Mapper provides the most up-to-date digital data available to
C, DEC,you may also need to contact local or other data sources in order
to obtain data not provided by the Mapper.Digital data is not a
substitute for agency determinations.
9�
V Ctr s Montreal
Qtl sb �
7erons in L__. � ..r� 1
U atc. o Rucliaster
�a t7 Alb^
C �8osbn
.IfYSIi_i1 d P r0!l04CFOrl
z aes:>Fsr i.HERE,B�rxtrn�'Usk, k
trri' IN^R:�AtT ;"MFRrt.Esra �,,',e't t ,;i 1far1�
J � htli=l'I,Esri Clhina.� 9 s!{t�►9}. sri ren+er F'i#i>iwr� s�rr�s,�s�ii,l-E�iE,
.,rte tSor ri(Miaitand),M' "l idie,Pt£ C. c7laPsi E+. a .interrrrap.
0 , teetMsp t mnkitkt6s,and the GIs R?NAEi EiNT t?KIRCEr.E rA
Use4�+rrtnity icJrllnii ¢ fa`rl.EsriC•.hir ;'Han
Part 1 /Question 7 [Critical Environmental No
Area]
Part 1 /Question 12a [National Register of No
Historic Places]
Part 1 /Question 12b [Archeological Sites] Yes
Part 1 /Question 13a [Wetlands or Other Yes- Digital mapping information on local and federal wetlands and
Regulated Waterbodies] waterbodies is known to be incomplete. Refer to EAF Workbook.
Part 1 /Question 15 [Threatened or No
Endangered Animal]
Part 1 /Question 16 [100 Year Flood Plain] Digital mapping data are not available or are incomplete. Refer to EAF
Workbook.
Part 1 /Question 20 [Remediation Site] No
Short Environmental Assessment Form - EAF Mapper Summary Report 22
1
Agency Use Only [If applicable]
Project:
Date:
Short Environmental Assessment Form
Part 2 -Impact Assessment
Part 2 is to be completed by the Lead Agency.
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 ❑ Elregulations?
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 El 1:1establishment of a Critical Environmental Area(CEA)?
5. Will the proposed action result in an adverse change in the existing level of traffic or El 1:1affect 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 El reasonably available energy conservation or renewable energy opportunities?
7. Will the proposed action impact existing: El 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, El architectural or aesthetic resources?
9. Will the proposed action result in an adverse change to natural resources(e.g.,wetlands, El waterbodies,groundwater, air quality,flora and fauna)?
10. Will the proposed action result in an increase in the potential for erosion,flooding or drainage El problems?
11. Will the proposed action create a hazard to environmental resources or human health? ❑ ❑
PRINT FORM Pagel oft
23
Agency Use Only[If applicable]
Project:
Date:
Short Environmental Assessment Form
Part 3 Determination of Significance
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)
PRINT FORM Page of
24
QWTCLAIM DEED
THIS INDENTURE made the ?04`1day of � a ,2005 between LINDA
GARDNER, 1053 Route 9, Queensbury,New York 12804 ,party of the first part, and LAKE
GEORGE CAMPSITES LLC a limited liability company organized under the laws of Delaware,
with an address of 6390 Platermill Road, Victor,New York 14564,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 remise,release and quitclaim unto the party of the second part, its
successors and assigns forever,
ALL THAT CERTAIN PIECE OR PARCEL OF LAND situate, lying and being
in the Town of Queensbury,Warren County and State of New York and more
particularly described in the attached Schedule A.
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 centerline 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, its
successors and assigns forever.
Subject to the trust fund provisions of Section Thirteen of the Lien Law.
IN WITNESS WHEREOF,the party of the first part has duly executed this deed the day
and year first above written
c
Linda Gardner
1
25
STATE OF NEW YORK )
) ss:
COUNTY OF WARREN )
On the j&!j�1hday ofti in the year 2005 before me,the undersigned,
personally appeared LUVDA G NEW,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.
4��
203160
BRUCE 0.LIPINSKI
NCYPARY PUBLIC.STATE UY NEW Y"M
QUALIFIED INiARREN COUNTY
N0.02I,jy=MISSION EXPIRES rel 0
2
26
SCHEDULE A
LEGAL DESCRIPTION
1053 Route 9, Queensbury,New York
ALL THAT CERTAIN PARCEL OF LAND situate in the Town of Queensbury,
Warren County,New York,being part of Lots 51 and 58 in the First Division of the
Queensbury Patent and located on the westerly side of New York U.S.Route 9, in said
town, and which parcel is bounded and described as follows:
BEGINNING at a point in the westerly bounds of New York U.S.Route 9 at the
northeast comer of a 3.735 acre parcel conveyed by Northway Sports,Inc. to John Garner
by deed dated March 27, 1969,and recorded in the Warren County Clerk's Office in
Book 516 of Deeds at page 89,running thence from the place of beginning, the following
three courses and distances along the northerly line of said 3.735 acre parcel,viz:
1) South 68 degrees 02 minutes West, 87.24 feet;
2) South 67 degrees 35 minutes West, 92.32 feet;
3). South 70 degrees 17 minutes 30 seconds West,445.47 feet to the northwest corner of
said parcel; thence South 29 degrees 04 minutes East for a distance of 315.43 feet to the
southwest corner of said parcel;thence continuing South 29 degrees 04 minutes East,and
along the westerly line of a 3.224 acre parcel conveyed by Richard S.Haviland,et al. to
Ernest P. Giroux by deed dated June 21, 1976,and recorded in the aforesaid clerk's office
in Book 597 of Deeds at page 547,for a distance of 156.97 feet to the southwest comer of
said 3.224 acre parcel;thence South 70 degrees 03 minutes West,and along the northerly
line of lands formerly of Douglas Burton,for a distance of 89.65 feet to the northwest
comer of said lands formerly of Burton; thence South 13 degrees 09 minutes East for a
distance of 881.24 feet to the southwest comer of said former Burton parcel; thence
South 77 degrees 40 minutes West,and along the northerly line of lands formerly of H.
Louise Miller, for a distance of 403.0 feet;thence the following four courses and
distances along the easterly bounds of Interstate Route 87,also known as the Adirondack
Northway,viz:
1) North 20 degrees 54 minutes 50 seconds West,632.5 feet,more or less;
2) North 28 degrees 32 minutes 10 seconds West,697.9 feet,more or less;
3) North 33 degrees 46 minutes West,963.8 feet,more or less;
4) North 33 degrees 37 minutes West,358 feet,more or less,to the southerly line of
lands now or formerly of Paul Lukaris; thence north 81 degrees 12 minutes East, along
said southerly line for a distance of 477.15 feet;thence South 37 degrees 25 minutes East.
and along the westerly line of lands formerly of Raymond C.White,for a distance of
549.06 feet to the northwesterly corner of a parcel of land conveyed by Northway Sports,
Inc. to Thomas Murphy by deed dated August 16, 1967 and recorded in Book 486 of
Deeds at page 212;thence in a southeasterly direction for a distance of 102.17 feet to the
southwesterly comer of said parcel conveyed to Murphy;thence in an easterly direction,
and along the southerly line of said lands conveyed to Murphy,for a distance of 405.90
feet to the northwest corner of a 0.836 acre parcel conveyed by Richard Haviland, et al.
to Starline Manufacturing,Inc. by deed dated August 15, 1978,and recorded in the
Warren County Clerk's Office in Book 616 of Deeds at page 706; thence South 29
27
degrees 09 minutes 40 seconds East for a distance of 272.47 feet to the southwest corner
of said 0.836 acre parcel; thence South 34 degrees 40 minutes East;for a distance of 200
feet; thence north 70 degrees 03 minutes East,#for a distance of 400 feet to the westerly
bounds of New York U.S. Route 9; thence South 34 degrees 40 minutes east, along the
westerly bounds for a distance of 62.50 feet to the place of beginning, and containing
36.656 acres of land,more or less.
ALSO ALL THAT CERTAIN PARCEL OF LAND, situtate in the Town of Queensbury,
Warren County,New York,bounded and described as follows:
BEGINNING at the southeast corner of a 0.555 acre parcel of land conveyed by Robert
W.Rudy and Benjamin L.Feinberg to Bohdan and Sofia Komamycky,by deed recorded
in the Warren County Clerk's Office in Book 589 of Deeds at page 310;running from
said point of beginning S. 70 minutes, 03 seconds W. 400 feet; thence S. 34 degrees 40
minutes E 200 feet; thence N.E. 70 degrees 00 minutes E 400 feet;thence N.W. along the
westerly side of New York/U.S.Route 9, 200 feet to the place of beginning.
SUBJECT to covenants, restrictions and easements of record.
PARCEL I.BEING the same premises described in a deed from Richard S. Haviland, as agent for
Northway Properties Company to Edward T. Gardner,dated May 20, 1981 and recorded in the
Warren County Clerk's Office on May 20, 1981 in Liber 639 of Deeds at page 265.
PARCEL II BEING the same premises described in a deed from Richard S. Haviland to Edward
T. Gardner, recorded in the Warren County Clerk's Office on July 18, 1983 in Liber 654 of
Deeds at page 817.
28
TP-584 (11104)
Recording office time stamp
New York State Department of Taxation and Finance
Combined Real Estate
Transfer Tax Return,
Credit Line Mortgage Certificate, and
Certification of Exemption from the
Payment of Estimated Personal Income Tax
See Form TP-584-1, Instructions for Form TP-584, before completing this form.Please print or type.
Schedule A—Information relating to conveyance
Grantor/Transferor Name(dindmdual,last first,middle inmal) =ritynumber
®-Individual Linda Gardner
❑ Corporation Mailing address Partnership 1053 Route 9 )
❑ Estate/Trust City. State ZIP code Federal employer ident.number
❑ Other Queensbury NY 12804
GranteefTransferee Name(iffndiv-dual fast fJrst middle initial) Social security number
❑ Individual Lake George Campsites, LLC
❑ Corporation Mailing address Social security number
❑ Partnership 6390 Plastermill Road
❑ Estate/Trust City State ZIP code F eral e�mp�lo�er i t.number
®other Victor T NY 14564 - a- �J e
Location and description of property conveyed
Tax map designationAddress City/village Town County
Section Block Lot ---
295.12 1 6 —
1053 State Route 9 Queensbury Warren
Type of property conveyed (check applicable box)
1 ❑ One-to three-family house 5 ❑X Commercial/Industrial Date of conveyance Percentage of real property
2 ❑ Residential cooperative 6 ❑Apartment building conveyed which is res'dential
3 ❑ Residential condominium 7 ❑Office buildingj3D as o
real property_—_- /o
4 1:1Vacant land 8 EJ Other dayOther _. _ year (see instructions)
Condition of conveyance(check at/that apply)
a. ®Conveyance of fee interest f.❑Conveyance which consists of a 1. ❑ Option assignment or surrender
mere change of identify or form of
b. ❑Acquisition of a controlling interest(state ownership or organization(attach
m.❑ Leasehold assignment or surrender
percentage acquired �,) Form TP-584.1,Schedule F)
g.❑ Conveyance for which credit for tax n.❑ Leasehold grant
c. ❑Transfer of a controlling interest(state previously paid will be claimed(attach
percentage transferred— % Form TP-584.1,Schedule G)
) o.❑Conveyance of an easement
d. El Conveyance to cooperative housing h.❑ Conveyance of cooperative apartment(s)
corporation p.❑ Conveyance for which exemption
i.❑ Syndication from transfer tax claimed (complete
Schedule 8,Part III)
e. ❑ Conveyance pursuant to or in lieu of j.[] Conveyance of air rights or q.❑ Conveyance of property partly within
foreclosure or enforcement of security development rights and partly outside the state
interest(attach Form TP-584.1,Schedule E) k.❑ Contract assignment r.❑ Other(describe)
—orrecording olficePs use Amount received - - - - --
Date received •Transaction number
Schedule B.,Part I $
Schedule B.,Part II $
29
Page 2 of 4 •TP-584(11104)
Schedule B—Real estate transfer tax return ax Law,Article 31
Part I-Computation of tax due
1 Enter amount of consideration for the conveyance(if you are claiming a total exemption from tax,clieck the
exemption claimed box,enter consideration and proceed to Part III) ............................ C] Exemption claimed 1. 0.00
2 Continuing lien deduction(see instructions if property Is taken subject to mortgage or lien) ...................................... 2. 0.00
3 Taxable consideration (subtract line 2 from fine 1) ..........................................................................4..................... 3. 0.00
4 Tax:$2 for each$500,or fractional part thereof,of consideration on line 3...................................................... 4. 0.00
5 Amount of credit claimed (see instructions and attach Form TP-584.1,Schedule G) ................................................ 5. 0.00
6 Total tax due* (subtract line 5 from line 4) ............................................................................................................. 6. 0.00
Part II-Computation of additional tax due on the conveyance of residential real property for$1 million or more
1 Enter amount of consideration for conveyance(from Part I,line 1) ...................................................................... 1.
2 Taxable consideration(multiply line 1 by the percentage of the premises which is residential real property,as shown in Schedule A) ..... 2.
3 Total additional transfer tax due*(multiply line 2 by 1%(.01)) .............................................................................. 3. - —
Part III-Explanation of exemption claimed on Part I,line 1 (check any boxes that apply)
The conveyance of real property is exempt from the real estate transfer tax for the following reason:
a. Conveyance is to the United Nations,the United States of America,the state of New York,or any of their instrumentalities,
agencies,or political subdivisions(or any public corporation, including a public corporation created pursuant to agreement or ❑
compactwith another state or Canada)......................................................................................................................................:...... a
b. Conveyance is to secure a debt or other obligation........................................................................................................................... b ❑
c. Conveyance is without additional consideration to confirm,correct, modify,or supplement a prior conveyance ............................. c
d. Conveyance of real property is without consideration and not in connection with a sale,including conveyances conveying
realtyas bona fide gifts.................................................:.................................................................................................................... d ❑
e. Conveyance is given in connection with a tax sale..................................:......................................................................................... e ❑
L Conveyance is a mere change of identity or form of ownership or organization where there Is no-change in beneficial
ownership.(This exemption cannot be claimed for a conveyance to a cooperative housing corporation of real property
comprising the cooperative dwelling or dwellings.)Attach Form TP-584.1, Schedule F...................................................................
................................................................... f ❑
g. Conveyance consists of deed of partition .......................................................................................................................................... g ❑
h. Conveyance is given pursuant to the federal Bankruptcy Act............................................................................................................ h ❑
I. Conveyance consists of the execution of a contract to sell real property,without the use or occupancy of such property,or
the granting of an option to purchase real property,without the use or occupancy of such property............................................... 1 ❑
j. Conveyance of an option or contract to purchase real property with the use or occupancy of such property where the
consideration Is less than$200,000 and such property was used solely by the grantor as the grantor's personal residence
and consists of a one-,two-,or three-family house,an individual residential condominium unit,or the sale of stock in a cooperative
housing corporation in connection with the grant or transfer of a proprietary leasehold covering an individual residential
cooperativeapartment....................................................................................................................................................................... j ❑
k. Conveyance is not a conveyance within the meaning of Tax Law,Article 31,section 1401(e) (attach documents
supportingsuch claim) .......................................................................................................................................................................... k ❑
I. Other(attach explanation) .................................................................................................................................................................... I ❑
*Please make check(s)payable to the county clerk where the recording is to take place.If the recording is to take place in New York
City, make check(s)payable to the NYC Department of Finance.If a recording is not required,send this return and your check(s)made
payable to the NYS Department of Taxation and Finance,directly to the NYS Tax Department, REIT Return Processing,PO Box 5045,
Albany NY 12205-5045.
30
Page 3 of 4 TP-584(11/04)
Schedule C—Credit Line Mortgage Certificate(Tax Law,Article 11)
Complete the following only,if the interest being transferred is a fee simple interest.
I(we)certify that: (check the appropriate box)
1. The real property being sold or transferred is not subject to an outstanding credit line mortgage.
2. ❑ The real property being sold or transferred is subject to an outstanding credit line mortgage.However, an exemption from the tax
is claimed for the following reason:
❑The transfer of real property is a transfer of a fee simple interest to a person or persons who held a fee simple interest in the
real property(whether as a joint tenant, a tenant in common or otherwise)immediately before the transfer.
❑The transfer of real property is(A)to a person or persons related by blood,marriage or adoption to the original obligor or to
one or more of the original obligors or(B)to a person or entity where 50%or more of the beneficial interest in such.real
property after the transfer is held by the transferor or such related person or persons(as in the case of a transfer to a trustee for
the benefit of a minor or the transfer to a trust for the benefit of the transferor).
❑The transfer of real property is a transfer to a trustee in bankruptcy,a receiver,assignee,or other officer of a court.
❑The maximum principal amount secured by the credit line mortgage is$3,000,000 or more,and the real property being sold
or transferred is not principally improved nor will it be improved by a one-to six-family owner-occupied residence or dwelling.
Please note:for purposes of determining whether the maximum principal amount secured is$3,000,000 or more as
described above,the amounts secured by two or more credit line mortgages may be aggregated under certain circumstances.
See TSB-M-96(6)-F3 for more information regarding these aggregation requirements.
❑Other(attach detailed explanation).
3. ❑ The real property being transferred is presently subject to an outstanding credit line mortgage. However,no tax is due for the
following reason:
❑A certificate of discharge of the credit line mortgage is being offered at the time of recording the deed.
❑A check has been drawn payable for transmission to the credit line mortgagee or his agent for the balance due,and a
satisfaction of such mortgage will be recorded as soon as it is available.
4. ❑ The real property being transferred is subject to an outstanding credit line mortgage recorded in
(insert liber and page or reel or other identification of the mortgage).The maximum principal amount of debt or obligation secured
by the mortgage is _ .No exemption from tax is claimed and the tax of is
being paid herewith. (Make check payable to county clerk where deed will be recorded or, if the recording is to take place in
New York City,make check payable to the NYC Department of Finance.)
Signature(both the grantor(s)and grantee(s)must sign)
The undersigned certify that the above information contained In schedules A,B,and C,including any return,certification,schedule,or
77Z
est of his/her knowledge,true and complete.
A J , zal-e-10 . 4-tc,
signature Title rPh h� ,ytu . , ./ �Title
trr�,Z/1�
Grantor signature Title rar►ieEsi ure Title
Reminder: Did you complete all of the required information in Schedul A,B,and C?Are you uired to complete Schedule D? If you
checked e, f,or g in Schedule A, did you complete Form TP-584.1?Have you attached your check(s)made payable to the county clerk
where recording will take place or, if the recording is in New York City,to the NYC Department of Finance? If no recording is required,send
your check(s),made payable to the Department of Taxation and Finance,directly to the NYS Tax Department,RETT Return Processing,
PO Box 5045,Albany NY 12205-5045.
31
Page 4 of 4 TP-584(11/04)
&:hedule Q-Certification of exemption from the payment of estimated personal income tax(Tax Law,Article 22, section 663)
Complete the following only if a fee simple interest or a cooperative unit is being transferred by an individual or estate or trust.
Part I-New York State residents
If you are a New York State resident transferor(s)/seller(s)listed in Schedule A of Form TP-584(or an attachment to Form TP-584),you must
sign the certification below.If one or more transferors/sellers of the real property or cooperative unit is a resident of New York State,each
resident transferodseller must sign in the space provided.If more space Is needed,please photocopy this Schedule D and submit as many
schedules as necessary to accommodate all resident transferors/sellers.
Certification of resident transferor(s)/seller(s)
This is to certify that at the time of the sale or transfer of the real property or cooperative unit,the transferor(s)/seller(s)as signed below was a
resident of New York State,and therefore is not required to pay estimated personal income tax under Tax Law,section 663(a)upon the sale or
transfer of this r I property or cooperative unit.
Signature Print full name Date
ke. 7 Linda Gardner a g
Signature Print full name Date
Signature Print full name Date
Signature Print full name Date
Note:A resident of New York State may still be required to pay estimated tax under Tax Law,section 685(c),but not as a condition of recording
a deed.
Part II-Nonresidents of New York State
If you are a nonresident of New York State listed as a transferor/seller in Schedule A of Form TP-584(or an attachment to Form TP-584)but
are not required to pay estimated personal income tax because one of the exemptions below applies under Tax Law,section 663(c),check
the box of the appropriate exemption below.If any one of the exemptions below applies to the transferors)/seller(s),that
transferor(s)/seller(s)is not required to pay estimated personal income tax to New York State under Tax Law,section 663.Each nonresident
transferor/seller who qualifies under one of the exemptions below must sign in the space provided.If more space is needed,please
photocopy this Schedule D and submit as many schedules as necessary to accommodate all nonresident transferors/sellers.
If none of these exemption statements apply, you must complete Form IT-2663, Nonresident Real Property Estimated Income Tax Payment
Form,or Form IT-2664, Nonresident Cooperative Unit Estimated Income Tax Payment Form.For more information,see Payment of estimated
personal income tax,on page 1 of Form TP-584-I.
Exemption for nonresident transferors)/seller(s)
This is to certify that at the time of the sale or transfer of the real property or cooperative unit,the trarisferor(s)/seller(s)(grantor)of this real
property or cooperative unit was a nonresident of New York State,but is not required to pay estimated personal income tax under Tax Law,
section 663 due to one of the following exemptions:
The real property or cooperative unit being sold or transferred qualifies in total as the transferoes/sellet's principal residence
(within the meaning of Internal Revenue Code,section 121)from to (see instructions).
Date Date
❑The transferor/seller is a mortgagor conveying the mortgaged property to a mortgagee in.foreclosure,or in lieu of foreclosure with
no additional consideration.
❑The transferor or transferee is an agency or authority of the United States of America, an agency or authority of the state of
New York,the Federal National Mortgage Association,the Federal Home Loan Mortgage•Corporation,the Government National
Mortgage Association, or a private mortgage insurance company.
Signature Print full name Date
Signature Print full name Date
Signature Print full name Date r
Signature Print full name Date
32
U1 rn
FOR COUNTY USE ONLY r'�.�•o.e•iry.ua vlvc(Oltij 4/3-/222
.r
: - Ct.SWIs Code REAL PROPERTY TRANSFER REPORT
STATE OF NEW YORK
C2.Date Deed Recorded L J J STATE BOARD OF REAL PROPERTY SERVICES
_ __ _ conn �"'•iear` '
Cs.Book C4.Page I RP - 5217
PROPERTY INFORMATION RP-5217 R.,J/rT
Location 1c1.C._
STREET E
•_x• - --_- �--'_3�,. -r 2.Buyer caaT
i
FlVIit NEA
M - e�oIE
Nam. iC IE/COMP y
tAs
ME/COM ANv
N
e.Tax
Indicate where future Tax Bats are to be int
Billing If other than buyer address(at bottom of forml
Address NAME/COMPANY
i N
NUMBER AND NAME TOY/rl i
4.Indicate the number of Ass•sem•nt I srA (x)E
Roll parade,tranefarred on the dead ��i� g of Parcels OR Part of a Parcel (Only R Part of a Pereef)Cheek as they apply
4A,Planning Board with Subdivision Authority
E.Deed ty Exists
❑_~ •-. -��'-- - } e.i Srope N ET X N i OR 3 s 48.Subdivision Approval was Required for Transfer
_ - acREs u•Parcel APDroved for Subdivision with Map Provided E]
S.Seller r .
Nam•
NAME/ MPANY
-�•-i .._:-- cis - FIRST NAM
).Cheek the box below k;h moat aeeuratel
s,' Y desedbae Me use d the ProPeriy et the ttma d sale: Check the boxes blow
�,r-�" = .�--• - a6 they aPPN:
A One Family Residential a.Ownership T
>y-�_'-'-s� •"`.- P Type is Condominium
.EjE Agricultural I CommunityO
''�'�_���'"-'`�-_�_•„ �, - - _' B I or 8 Family Residential San'tee a'New Construction on Vacant Land
'' F Commercial j industrial
180.Property Located within an Agricultural Dia let
C Residential Vacant Land G Apartment Public Service
m-- •-:.� >- D Non•Residemtei Vacant Lend 108.Buyer received a disclosure notice in El
H Entertainment I Amusement L Forest that the Property is In an
Agricultural District � t'•
""'"€"=' - •• 1B.Cherie ane sonorr ar mow d thea om,as appt I*to transfer.
11.Sale Corrtraet Dab OT U� � ASale Between Relatives or Farmer Relatives
S Sale Between Related Companies Or Partners in Business
12.Daft of Sal•/Transfer } C One of Ute Buyers is also a Seiler
0 D BUYer'or Seller k Government Mort Day Year Agency or Lending Institution
E Deed Typo rpt YyarterRy or Bargain end Sale(S
Pecify Below)
F Sols of Frecdonal or Leas than Fee Interest(Specify Below)
• ;:- - 19.Full SBI@ Price G Significant Cha a in
'r-- Q n6 Property Between Taxable Status and Sate Dates
` - - (Full Sale Price is the total amount paid for the rO • H Sale of Busineas Is Included in Sale Price
P Party ineludin
g personal Property. I Other Unusual Factors Affecting Sale Price(Specify Below)
-; - - This Payment may be in the form of cash,other property or goods,or the assumption of j Nona
mortgagee or other abligationL) please round to the nearest whole dollar amount.
, = 14.Indicate the value of personal . sk. �.
Property Included In the sale
ASSESSMENT INFORMATfON Data should reflect the iatast Final Assessment Rall and Tax Bill
16.Year of Assessment Ron from I
- which Information taken L ON 1 17.Total Assessed Value(of all pareela in trans%rj r I Q a
18.Property pass 5 SV—U 18.School District Name
20.Tex Map kkmtfRer(s)/Hag Identi ler("(if more than four,attach sheet with additional idmti6er(al)
.r —
%�.-"• `- CERTIFICATION 1
I
' f = any
Uwe all of urnu o!nfofvration entered mt this form are Ove Sled correct(to the best of my kaowiedge and be8ef)and I understand that the making
`�'�:-- of an tem®t tttatmiat fact herein Will
yy � Y t subject me to,the ptovlslons of the penal law relative to the
BU makLnE and Ming of false hestrumwtts.
' BUYER'S ATTORNEY
d 11.w
ry��yy������n 0, DATE
.-'/a LAST NAME
lJJ '11 MRST NYME
MEET NUMBER
A-1
UMBER T� LAFTE "1d•!
TELEPHONE NUMBER
srATE aP trace
SELLER
`r = NEW YORK STATE
05- COPY 33
3r= � aEUE 61aNATLIRE