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Application and Maps TOWN OF QUEENSBURY (EI 742 Bal'/ Read, Qrwcorsburij, NY, 1,2804-5902 June 21,2017 David &Morgan Stanhope 127 Grant Avenue Extension Queensbury,NY 12804 Re: 'Single-Family Dwelling Our bldg. Permit File No. RC' h -201 eetXountry Club Roads Tax Map Parcel: 295,15-1-1 Dcar Mr. & Mrs. Stanhope: 1 am writing you with regards to my revieiw of the above-referenced projera and to ducurnent the conversations I have had with your agents; at Carter 1 nn'Ioey and Laura Moore of my office. Upon my review I find that your proposal will require an Area Variance and a Freshwater Wetlands Permit prig to the issuance of a building permit. A Variance is required as your plan f'fets the cerastr-uctiun of home that will not meet the minimum shoreline setback as required by the Town Zoning Ordinance. A Freshwater Wetlands Permit is needed as the project includes disturbance of land within 100 feet of a regulated wetland. I understand Haat your agents may have submitted applications on your,behalf.. As such,this letter serves as the required denial letter for the processing of your application package. Should you have any questions or comments regarding;your application., please do not hesitate to contact this office. Sincerely, CraigBrown n ing Administrator Blsh. LACraig BrownM17 f Lot fs0enial Stanhope 6_21_7,7.doc ' N (irna of N atno^rte Be atarty 7Y Gc, od P? ace to t: auae General Informiatin Tax Parcel 11D Nurn r; 295.15-111 Zoning District, MDR- Moderate Density Residential Detailed Description of Project [uncUes current& proposed ease]; Improve current Location ofproject: Corner of Sweet Road and Country Club Road .ic David and Morgan Stanhope. r ween Grant Tven e Extension ITmmm pp wont � ns>,on (.... ...n...._.. (� Home Phone 518) 321-5750 ell; Work Ph�.�. one Fax L.-Marl. stanhope2003@hotmail .com ........._ . ......... eon rnAddress: mm_ . ._..- ._. .__. . John R. Canney IV, Esq. ddre : 480 Broadwa:y, Suite 250 DIY..... w ..... .._...�._...��..��..._.� 866 Home Phone e11: 802-345-5127 Work Phone 518-465-3484 Fax 518-465-1843..�....................�..._. -mail jcanney@carterconboy.com ,Owner's Hare Address Home Phone Cell _.._..... rk Phone Fax P-aril 1 Area Vada!nrce Revused March 2014 Town of Queensbury-Zon'ng Offlice-742 Bays Road - Queensbury, NY 12804 a 51,8-701-8238 Stanhope Area Variance App Page 1 Site Develop pent Data Area / [-tiiifir- q. ft.' _- Tot Addition-s ft. , Building,footprint 2339 0 2339 C. sS-ry Structure(s) 0 0 0 w... ..... ............ �...�_... D. Pav dl, gravel or other hard surfaced area 0 4890 4890 E. Porches/ Decks 0 66 66 0 0 0 G, Total Non-I ' rrn bl [Add -F] 0 7295 7295 ��._� 1...........� H. Par l l Area 43...X00 sg'I ft. l acre] 92970.80 192970.80 192970.80 1. Percentage of Impermeable Area of Site [I=G/H] 0 3.78% 3.78% Setback Beguir me� nts, AreaRequired � Existing � Proposed Front [1] 30 ft 0 ft 63 ft, 2 in Front [2] N/A Shoreline 75 ft - 0 ft 53 ft..._.._. Vii . .. " 1. �._. ._..... ....._.25_ft...........��......._................................................................................... ..�.O... ............._._-�___.. �.. ft 491ft, 1in Side Yard [ ] 25 ft 0 ft 55 ft ,5 in - -....-- -- Rear .._m.. 30 ft.. ......... ... ... _..... �aic`d [1] Oft 177ft, 3in Rear Yard ['2;] N/A .......-...... ..._.._ _._..... Travel Corridor N/A -.-_.. Height [max] 40 ft 0.�.. _...._ 34 ft 6 1/8 in ..�.�_.... Permeability 50% 0% o 95.56/o 2 Area Variance Revused March,20,14 Town of Queensbury-Zoning Office- 742 Bi ay Load - uieenabory, NIY 12804 518-761-8238 Stanhope Area Variance App Page 2 Additional Proiect Information 1. Will the proposal requiire a Septic Variance frorn the Town Board of Health? No 2. If the parcel has previous approvals, list application number(s), 3. Does this, project require coverage under the NYS DEC Stormwater Pollution Prevention Program? Yes X No 4. Estimated project duration: Start Date Unknown End Date 5. Estimated total cost of project: $663,000 6�. Total area of land dis,tuirb�aince for project: 25,419 square feet Floor Area Ratio Workshe,et 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 IResidentiall WR 0,22 ..................... Commercial Mioderate/Commercial Intensive 9 CM / Cl 03 Main Street d 0.3 A. The combined area of all sqivare footage, as measure frorn 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 ceHinq 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 shelds, will be included, (See"FLOOR AREA RATIO"). R. Cornimercial 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 surn total of all floor areas of the principal and accessory bufldings or structures, on the project site. ........... A. Parcel area N/A sq, ft. B. Ex,listin9floor Area s see above definifiqn]. ..... .. .......... G. 13119�posed Additional Floor Area sq. ft. D. Propo.'s."e. 'd Total Floor Area ft, J. Jotall Allowable Filloor PTpA ...... Area x_) [see above table]...., *if' E is lairger than , a variance or revisions to your plan may be ineeded. Please consult W/Staff. 3 Area Variance Revised March 2014 Town of Queensbury-Zoning Office-742 Bay Road-Queenisbuiry, NY 12804.510-701-8'20'0 Stanhope Area Variance App Page 3 Compliance with Zoning Ordinance Requesting relief from SECTIOM 179-3-040(A)(3)(b)(5) - Shoreline Setback Need relief from the requirement(s) listed below which can not be met by the project as proposed, [check all that apply] 5-d Setback r-.J Buffer Zone 0 Lot"width 0 Other The following questions reflect the, criteria for granting this type of variance. Please complete thern; 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? See attached Narrative 2, Whether the benefit sought by the applicant can be achieved by some method, feasible for the applicant to pursue, other than an area variance? See attached Narrative I Whether the,requested area variance is substantial? See attached Narrative 4. Whether the proposed variance will have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district? See attached Narrative 5, Whether the alleged difficulty was self-creat�ed? See attached Narrative 4 Area Variance Revised March 2014 Town of Quieensbury -Zoning,Office® 742 Bay Road- Queensbury, NY 12804 -518-761-8238 Stanhope Area Variance App Page 4 Submittal of a stamped and si nod SURVEY MAP dep'ilcting existing and proposed conditions Shall lnollldo the Itorrls as noted below. .. X GENERAL SHEET# I Title, Name,Address of applicant�&person responsible four preparation of drawing �.._..__.._..._. ...�. . ... �14� .... �.. 2 feed _21— North arrow,Tax Map IlD, date prepared and scale[minimum 1In. �40 f] 14 4 Boundariesot�_ ._... �.� ..w..� ..._.._�_...._. ......_.. .�_. ........ the property plotted to scale,zoning boundary 14 Principal structures accessory structures with exterior dimensions 14 5 Site improvements incl. outdoor storage area's, driveways, parking areas, etc.: existing proposed 14 T Setbacks for all structures and Improvements: existing proposed 14 ff Elevations and floor plans of all proposed and affected structures 15-19 S, WATER&SEWER SHEET# 1 Project sewage disposal facilities, design detalls„ construction details„ flow crates, and number of bedrooinis proposed 14 2 Water supply tLe. wellll] & septic on adjoining lots with separation distances to existing or proposed on-site 14 water supply and septic, Separation 6stances 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, N/A design and construction of water supply including daily water usage ...... . .... .. ............. ....�............._.................................._......... Percolation test location and results N/A ....._ _... ._... ._�. ....... . . ..,_......w.__...-...... PANG l PERMEABLEAIREAS .._... .__.__.._.�_�..........._-.__. .w. .__ ..... 5' ;IpT P ....... 1 Number of spaces requiredu..u.r.e.d.for project.includi ng calculations atpors amm.n_d justification: exust�ulin_gpropose . ...........m.m..�. �A � ..... 2 leo, of existing parking spaces„ number to be removed, number to maintain and type of surfacing rnateriall [e.g.,gravel, paved] N/A Provision for pedestrian and:handicap access and parking: existing proposed N/A 4 l esigin details of Ingress, egress„„loading areas and cutting: existing w proposed N IA- 5 location and character of green areas [existing and proposed], modification to green area, buffer zone to rernaiin undisturbed l 14 S Lighting, location and design of all existing,and proposed outdoor lightingD. ADDITIONAL SITE DEVELOPMENT P' 'ENT AND MISCELLANEOUS ELLANEOU SHEET 1 n-sine&adjacent w aitercouirses, st�reau s,rivers, la - j ers, Lake and wetlands 14 . . .. 2 Utility/energy distribution system[gas„ electric, solar, telephone]: existing ,proposed culverts, retaining malls, fences,fire . Location, design and construction details of all existing and proposed site ir�nprovennein�ts including: drains, 14-19 emergency zoines and(hydrants,etc. 4 Square footage of bldg, area proposed for office, manufacturing, retail sales or other commercial activities: existing proposed N/A e Signage: Location,,size type,design and setback. existing proposed _. �f Waiver Request: provide Metter with application requesting any waivers: please reference specific items g. ornrnercial/industrial Development requires submission of Landscaping, Storrnwwater Management, Grading N/A�...__.. Lighting Plans for all cationneceso permits or County perirnits reg,uired!for the project together with a record of application- .. - h� Identification of Federal, State' � � pp ouw Page 10 of _ . 5 Area Variance Devised March 2014 Town of Queensbury-Zoning Office- 742 Bay Road- 0tueenslbury, NY 12504'-518-761-8238 Stanhope Area Variance App Page 5 Pre-Submission Conference Farm 179-4-040 1 ff 1. Tax Map ID 2. Zoning Classification M60 _ 3. Reason for Review: I COCA( 621 TCc� Jo J — 7 57�`f� 4 4. Zoning Section 5. Pre-Submission Meeting Notes; Outstanding Items To Be Addressed Include: Deed Yes No General Information complete v' Yes No Site Development Data CompleteYes No Setback Requirements Complete Yes No Additional Project Information Complete Yes No FAR addressed YA es No Compliance with Zoning Ordinance Yes No Checklist items addressed Yes No Environmental Form completed Yes No Signature Page completed r�Yes No 1� (oc 2, 4L.2 c i +lnc qwt✓ of C UL Q' ��k\t �n[�C- { re riz.OV L(-r-c c tt 11-0t:1 4V 0 d c" f c - f/VAk,0 c4t �> k) e cC-c -CtcatJ( eb4e { S -e C ( cn t-P s c- fr W c.k-e C re-(,,C Staff Representative: ��9 _ Applicant 1 Agent: Date: 6 Area Variance Revised March 2094 'town of Queensbury•Zoning Office•742 Bay Road•Queensbury,NY 92804.618-761-8238 Stanhope Area Variance STe Area Variance App Page 6 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; S.) 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: David Stanhope, Morgan Stanhope and Pamela Casey Designates: John.K. Canney IV and Libby Coreno,of Carter Conboy As agent regarding: x Variance Site Plan Subdivision For Tax Map No.: 22(z 15 Section I Block 1 Lot Deed Reference: 5215 Book 306 Page 8/14115 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 hislherltheir 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 Ifwe 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 Lbave read and a-Ciree to the above. v I Q Signature [Applicant] Print Name [Applicant] Dat6 signed si n I. l avinP Y.sem1151t 5' nature [Agent] Print Name [Agent] D to Igned 7 Area Variance Revised March 2014 Town of Queensbury•Zoning Office•742 Bay Road•Queensbury, NY 12804•518-761-8238 Stanhope Area Variance App Page 7 STANHOPE & CASEY AREA VARIANCE APPLICATION CORNER OF SWEET ROAD AND COUNTRY CLUB ROAD TOWN OF QUEENSBURY PROJECT NARRATIVE The applicants are seeking an area variance to permit the building of a single family residence on a parcel of property at the corner of Sweet Road and Country Club Road (the "Property") which is located in the MDR of the Town of Queensbury Zoning Code ("Code") (commonly known as Parcel ID 296.15-1-1). The relief the applicants seeks is as follows: A twenty-two (22) foot variance from the seventy-five (75) foot Wetland Setback,representing a 29%variance. A total of 507 sq. ft. of the proposed house will be built within the Wetland Setback area. Parcel History The Property is a 4.43 acre parcel of vacant land located at the corner of Sweet and Country Club Roads in the Town. In 2007, the New York State Department of Environmental Conservation ("DEC") performed a wetland delineation of the Property for former owners, Ronald A. Linsilato and Christine Linsilato, in order to determine the location of the freshwater wetlands (the "2007 Delineation"). In 2015, the applicants purchased the Property from the Linsilatos with the intention of building a single-family home. Following the transfer of the Property, the applicants contacted DEC to request a new analysis of the parcel with respect to the wetland delineation. In response, representatives from DEC returned to the Property and produce a revised delineation (hereinafter the "2015 Delineation"), showing a reduction in the amount of freshwater wetlands from the 2007 Delineation. In reliance on the 2015 Delineation, the applicants engaged Witt Construction to 1 Stanhope Area Variance App Page 8 STANHOPE & CASEY AREA VARIANCE APPLICATION CORNER OF SWEET ROAD AND COUNTRY CLUB ROAD TOWN OF QUEENSBURY design a custom home and produce a plot plan for the Property which they intended to use to secure a building permit. Following a request for a building permit,the Town of Queensbury(the"Town")Building Department advised the applicants that the building envelope shown on the plot plan encompassed lands which were considered part of the wetlands buffer based upon the 2007 Delineation. Thereafter, the applicants were advised by the Town's Code Enforcement Officer that their plans included the erection of a house in the wetlands buffer that would require a variance and a Freshwater Permit. Based upon the applicants' discussion with the Town, they again reached out to DEC to request that a letter be sent to the Town to advise of the revised 2015 Delineation which reduced the amount of freshwater wetlands from 2007. In April 2017, DEC provided a letter to the Town confirming that the revised 2015 Delineation was correct which would render the proposed plot plan conforming. However, it is the applicants' understanding that additional discussions were conducted between the Town and DEC (without their knowledge or involvement) which resulted in DEC once again altering its position and advising the applicants that it was withdrawing the revised 2015 Delineation in favor of the original. By this point, the applicants had expended a great deal of time and money in the design of the home and the costs to produce a plot plan for the Property; all in good faith reliance that the revised 2015 Delineation would be honored. Moreover, the applicants specifically undertook a design and layout of the home that would not require any variances from the Town. Now, much to their dismay, if the applicants are unable to obtain the 2 Stanhope Area Variance App Page 9 STANHOPE & CASEY AREA VARIANCE APPLICATION CORNER OF SWEET ROAD AND COUNTRY CLUB ROAD TOWN OF QUEENSBURY present variance and the appropriate Freshwater Wetlands Permit, the Property will be rendered non-buildable due to the implications of the buffer areas around the 2007 Delineation. As a result of the state of the situation, the applicants are now in the position of having to come before the Zoning Board of Appeals to request a single variance from the front right corner of the home. Area Variance Standards and Applicants' Support for Relief As mentioned, the Property is situated in the Moderate Density Residential ("MDR',) zoning district and is subject to a minimum setback of seventy-five feet from all shorelines,which includes freshwater wetlands. The proposed single-family home on the Property would encroach into the shoreline setback area for a total of 507 square feet,with the shortest distance between the proposed building and the wetlands being 53 feet. The distance represents a 22 foot variance from the Town's Zoning Ordinance Section 179-4-040(A)(3)(b)(5) minimum shoreline setback of 75 feet or a 29%variance. The applicants request relief from Section 179-4-040(A)(3)(b)(5) pursuant to Section 179-14-0808(1) and under the area variance standard as follows: 1. Whether an undesirable change will be produced in the character of the neighborhood or a detriment to nearby properties will be created by the granting of the area variance; There is no undesirable change to the character of the neighborhood or detriment to nearby properties caused by the requested variance. The variance is requested in order to build a single family home which is a permitted use in the MDR and the most common use among neighboring properties. Additionally, the addition of a home on the lot will help create uniformity in the 3 Stanhope Area Variance App Page 10 STANHOPE & CASEY AREA VARIANCE APPLICATION CORNER OF SWEET ROAD AND COUNTRY CLUB ROAD TOWN OF QUEENSBURY neighborhood layout by adding a home to a long standing vacant lot at the corner of Sweet Road and Country Club Road. Due to the de minimus nature of the relief requested, there will be no adverse physical or environmental effects on the neighborhood. The closest neighbors are far from the Property lines on this 4.43 acre lot and will be unaffected by the variance. Moreover, the applicants do not propose to build within the wetland areas themselves,but rather seek only a variance to the wetland setback area. 2. Whether the benefit sought by the applicant can be achieved by other feasible means As can be seen on the 2007 Delineation, the current wetland configuration renders the Property overwhelmingly comprised of non-buildable space. The area of the proposed building location represents a minimal incursion into the Wetland setback area. Moreover, a review of the 2007 Delineation makes clear that the placement of the house in almost any other location on the Property would result in a need for a Wetland setback variance. Additionally, the proposed home does not include any additional structures or additions, such as a large back porch. The applicants understand the limitations on the Property that result from the wetlands and have worked extensively with Witt Construction to limit any impact on the wetlands or encroachment into the setback area. However, it remains clear that the applicants designed and laid out the home in good faith reliance of the revised 2015 Delineation and significant changes to that design at this point would be a great financial and temporal hardship to the applicants. 4 Stanhope Area Variance App Page 11 STANHOPE & CASEY AREA VARIANCE APPLICATION CORNER OF SWEET ROAD AND COUNTRY CLUB ROAD TOWN OF QUEENSBURY As such, there is no other feasible alternative that will deliver the same benefits to the applicant. 3. Whether the request area variance is substantial; The applicants seek a 22 foot variance from the 75 feet required from a Wetland setback. While there is no litmus test for a zoning board of appeals as to de facto substantiality, the applicants submit that, given that only 507 square feet of the proposed 2405 square foot building footprint(including the porch)will be within the setback(21% of the total build), the relief sought in this application is not substantial in nature. Furthermore, the variance itself is 29% which is mitigated by the substantial size of the Property and the amount of which will remain non-buildable greenspace. 4. Whether the proposed variance will have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district; and The activity proposed under this application is compatible with the physical and environmental conditions in the neighborhood. First,the wetlands at issue are located within a few feet of Sweet Road for which a culvert currently passes under them. Additionally, the bike path to the rear of the Property runs through the wetlands. Finally, the applicants know of no persons who claim water rights in these wetlands. Therefore, allowing the variance will not adversely effect or impact the physical or environmental conditions of the neighborhood or district as the wetlands are already in close proximity of a road, vehicular traffic, bike path traffic and the neighboring properties with single family homes. Furthermore, this proposed use is permitted in the zone. 5. Whether the alleged difficulty was self-created. 5 Stanhope Area Variance App Page 12 STANHOPE & CASEY AREA VARIANCE APPLICATION CORNER OF SWEET ROAD AND COUNTRY CLUB ROAD TOWN OF QUEENSBURY The alleged difficulty was not self-created. When the applicants purchased the Property, they requested that DEC return to the Property re-evaluated the 2007 Delineation so they applicants determine their building envelope. DEC produced the 2015 Delineation which designated a far larger building envelope than had existed in 2007. The applicants hired a builder, developed a plot plan and applied for a building permit in good faith reliance on the 2015 Delineation. During the building permit application process, the 2015 Delineation was re-visited by DEC which eventually rejected the revised plan in favor of a return to the 2007 Delineation. As a result of this re-delineation, the applicants are adversely affected by the change in the government's position and now must seek an area variance for their home. 6 Stanhope Area Variance App Page 13 t]1 " s 7 J, a 1 + " A,ru r. 1 7F r 1 711111,1 W u yr; Proposed Plot Plan ISSUE REVISIONS Tax Map ID CLIENT wn CoNstmetIUN Inc. ■ 06/15/2017 A-b/9/1]-MP B-b/9/1]-MP 296.15-1-1 David&Morgan Stanhope 563 North Broaftay ., Otanho a A�Variance A b/1l/1]-MP B-b/14/1]-MP 127 Grand Ave Ext. Saratoga Springs,NV 12866 2&di�hope Residence Meg DRAWN E-fi/15/1]-MP F-fi/15/1]-MP Queensbury,NV 12804 �p x, 'x �Y1Y 9 n F v Ada, a w, e; 1 0rF - — J x n - r Ml LOWER LEVEL FLAN i v E -- ---- IGHT AND VERT SCHEDULE 3 J� I a I� DOVVSCHEDULE _ DOOR SCHEDULE k',Y fy ¢6Nm a'. Stanhope Area Variance App Page 15 r ,T-1., as ;( r �o a I I 5 9 a I I a r. .ACED WALL DEAL EOR CONNECTION TO CONC,WALL 4 a I � ? a Dx „ F s N�7r rx,P ILi yRACED VJAL DETAIL=Gk CONNECTION 1 O WOOD FI R a ' _ 11 - •--- --.j a'-1 m,v a I rmu: o-X.PoO �1 rl f F[O?R PLAN " {Gj •,�..,,// vrnu•,a „. if 7 v WINDOiM1'SCHEDULE __ �-4 ';. - -^.a..sir n LIGHT AND VENT SCHEDULE ~ _ _ w o e - �.y �TYFICAL FRAMING DETAILS-PLAN r o 11 DooF �x cPr-, o. 1 r a A _OP J Stanhope Area Variance App Page 16 3 qy N EUf NFr1 ^ 4?R J A yO\ '511 ---------------- -- Ur hS�l S.?14!S^S Zy .:b.�SESF `.?i:4�'iX{%rfiy✓fit^^ ':b'/ Y`?z.+X;."iio' DOWtr DOWN rK3� f 12 n. ...n M r/ n �XrF n S riot r^: r A Fra r 'S" wa' L LL r( V NO ----------- w.1 O u O ✓"v ''S>Z� O \ 6 $5 �./ vC T' .1 ,euxi ..,tJ r 2 a, s ry F R'f�cy OOW4 u N BONN l2 ---- [� M1i C� H I I SKOND FI OOR PLAN DOOR SGHCDIJ n+ ', xu r size rvve- ass..ave ,n n =.++r,gee er Hyi v h , v vrvnc rs HF ul ; c r Allr I LIGHT MD VENN SCHEDULE iJ vr,4Fnniv,- _ J rv< e pial"131 a01J Stanhope Area Variance App Page 17 h I I z I � :j zu RIGH t F�_evar on' _-- - I J ,� i /moiy� G T,❑'❑�II� - d amu. r �n� r T,� �- I •-~ a� ❑ED �1 I� n ' r rr1V ❑ �� -1 W ;- �y�:/v✓ �� {6&5�$a ',. o. •.1 , -r•..�zw.>..{'(� - pay h Pag«�' ! ll inn fl�coer jr IT -------- ---------. FRORT Fl FVATION l -.-- ----. ---_ it Stanhope Area Variance App Page 18 fl, \ z r — --- LEE ELEVATION ` --- a� it En H LLD �a G nn - Y D ,rnr, ____ ____ ____ ---- —_____- HF?R Ei VAIICN f�yF b—' y1 {1!{ Ot s, be.l OF-9 ! DA'LR!i.3 L'261i Stanhope Area Variance App Page 19 WARREN COUNTY - STATE OF NEW YORK PAMELA J.VOGEL COUNTY CLERK f a } 1340 STATE ROUTE 9, LAKE GEORGE NEW YORK 12845 COUNTY CLERK'S RECORDING PAGE 'THIS PAGE IS PART OF THE DOCUMENT-DO NOT DETACH"" Recording: Cover Page 5 .00 Recording Fee 35.00 Cultural Ed 14.25 Records Management - Coun 1.00 Records Management - Stat 4. 75 Additional Names 1. 50 BOOK/PAGE: 5215 / 306 TP584 5 .00 INSTRUMENT #: 2015-5512 RP5217 - County 9.00 RP5217 All others - State 241.00 Receipt#: 2015375598 Clerk: CL Sub Total : 316. 50 Rec Date: 08/21/2015 11: 32 : 50 AM Doc Grp: RP Transfer Tax Descrip: DEED Transfer Tax - State 128.00 NumPgs: 4 c Red Frm: LITTLE & O'CONNOR PC Sub Total : 128.00 Partyl: LINSALATO RONALD A — Party2 : STANHOPE DAVID R Total : 444. 50 Town: QUEENSBURY NOTICE: THIS IS NOT A BILL ***� * ** Transfer Tax Transfer Tax #: 196 Transfer Tax Consideration: 32000.00 Transfer Tax - State 128.00 Total : 128.00 WARNING*** I hereby certify that the within and foregoing was recorded in the Warren County Clerk's Office. Record and Return TO: State of New York. This sheet constitutes the Clerks endorsement required by Section 316 of the Real Property Law of the State of New York. LITTLE & O'CONNOR PC 19 WEST NOTRE DAME STREET Pamela J. Vogel PO BOX 898 Warren County Clerk GLENS FALLS NY 12801 Stanhope Area Variance App Page 20 • P , C Warranty Deed with Lien Covenant THIS INDENTURE, made the �I day of 015 BETWEEN RONALD A. LINSALATO and CHRISTINE L. LINSALATO, residing at �1 211 Buffalo Avenue, Medford, New York 11763, parties of the first part, and Ty DAVID R. STANHOPE and MORGAN E. STANHOPE, husband and wife, as tenants by the entirety (66.67%) and PAMELA A. CASEY, as an individual (33.33%), all residing at 127 Grant Avenue Extension, Queensbury, New York 12804, ( Pamela A. Casey, \ as joint tenant with the right of surviviorship to both or the survivor of David R. Stanhope and Morgan E. Stanhope), parties of the second part, WITNESSETH, that the parties of the first part, in consideration of One Dollar ($1.00), lawful money of the United States, and other good and valuable consideration paid by the parties of the second part, does hereby grant and release unto the parties of the second part, their heirs, successors and assigns forever, SEE SCHEDULE "A"ATTA CHED HERETO AND MADE PART OF The above described premises are conveyed subject to all easements, restrictions, and covenants of record affecting the same. BEING the same premises conveyed to Ronald A. Linsalato and Christine L. Linsalto by Deed from Stephen Bassin and Jay Baitz, dated July 15, 2005 and recorded in the Warren County Clerk Clerk's Office on July 27, 2005 in Liber 1458 at Page 305. Together with the appurtenances and all the estate and rights of the parties of the first part in and to said premises, TO HAVE AND TO HOLD the premises herein granted unto the parties of the second part, their heirs, successors and assigns forever. AND said parties of the first part covenant as follows: FIRST, that the parties of the second part shall quietly enjoy the said premises; SECOND, that said parties of the first part will forever warrant the title to said premises THIRD, That in compliance with Section 13 of the Lien Law, the grantors will receive the consideration for this conveyance and will hold the right to receive such consideration as a trust fund to be applied first for the purpose of paying the cost of the improvement and will Stanhope Area Variance App Page 21 apply the same first to the payment of the cost of the improvement before using any part of the total of the same for any other purpose. IN WITNESS WHEREOF, the parties of the first part have hereunto set her hands and seals the day and year first above written. rI IN PRESENCE OF: r L' 6 RONALD A. LINSALATO CHRISTINE L. LINSALATO STATE OF NEW YORK ) COUNTY OF ) ss: On this 1[f day ofVaped 015 before me, the undersigned, a Notary Public in and for said State, personallonald A. Linsalato and Chris ' L. Linsalato,personally known to me or proved to me on the basis of satisfactory evide ce t be the individuals whose names are subscribed to the within instrument and they execut d the ame in their cap ities, and that by their signatures on the instrument, the individuals, or the erson upon be al of which the individuals acted, executed the instrument. Not u lic Record and Return to: Akll i'C k,,LA6(iESE Rotary Public;st)t�V of New York leo•07t��,�,05#395 Qualified In nensietaer County Corn:nlssIon Y,adre�I+ab,17,20y6 Stanhope Area Variance App Page 22 SCHEDULE A ALL THAT PIECE OR PARCEL OF LAND situate, lying and being in the Town of Queensbury, County of Warren and State of New York, more particularly described as follows: BEGINNING at a capped rod set at the intersection of the south boundary of Sweet Road and the westerly boundary of Country Club Road; running thence S07°37'00"E along the westerly boundary of Country Club Road, a distance of 193.13 feet to a point; running thence on a course S00°46'50"E still along the westerly boundary of Country Club Road, a distance of 115.24 feet to a capped rod; running thence on a course N81°42'20"W along the northerly boundary of lands now or formerly of Wrigley(737/325), a distance of 310.70 feet; running thence still along the northerly boundary of Wrigley(737/325) on a course N81°42'20"W, a distance of 300.00 feet to an iron rod capped set in the easterly boundary of lands now or formerly owned by Warren County(603/742); running thence along the easterly boundary of lands of Warren County(603/742)on a course N15°02'20"W, a distance of 138.64 feet to a point; running thence on a course N09°30'10"W, a distance of 94.27 feet to a point; running thence N07°46'30"W, a distance of 91.41 feet to a capped rod set in the southerly boundary of Sweet Road; running thence on a course S81°13'50"E, a distance of 648.62 feet to a capped rod set in the westerly boundary of Country Club Road being the point of beginning. 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