NNY Living Homes Winter 2013-14

H OMES & NNY L I v Ing

PREMIER PROPERTIES

WINTER 2013-14 Volume 1 No. 1

The unique style of the Adirondacks {p. 14}

BUYING

Consider local amenities in hunt for second home

RECREATION Adirondacks an outdoor paradise for vacation life

BUILDING

Constructing your dream home inside the ‘Blue Line’

TOP HOMES

A look at top Adirondack homes on the market

WINTER 2013-14 | N N Y L I V I N G H O M E S & P R E M I E R P R O P E R T I E S

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CLASSIC BEAUTY

If walls could talk! Imagine the history in this 1876 Greek Revival home.

Notice the classic simple lines accentuated with bold moldings, decorative pilasters and dental molding near the roof line. Great care was taken to maintain the historic charm inside and out while renovating to accommodate today’s active lifestyle. This 3 to 4 bedroom, 3 bath home features a large living room with gleaming hardwood floors, two window seats, fire place and built in shelves, from there you will enter the formal dining room that is open to the kitchen, perfect for entertaining. On this level there is also a laundry room, bedroom, office and full bath. On the second floor you will find two more bedrooms, one with an attached bath the other bedroom utilizes the hall bath. Situated on 1.50 acres you have plenty of privacy yet an easy commute to downtown Watertown and Fort Drum. Rounding out the picture are a paved drive, attached garage, storage building and a private back yard garden area complete with concrete patio, perfect for summer barbecues. If you are a lover of classic charm and beauty call today. S300776 $276,000

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Tara Marzano, Broker (315)788-7777

Tara@MarzanoRealEstate.com

www.MarzanoRealEstate.com WATERTOWN

Get Moving!

• Historic Starbuck House • Over 6000 square feet • 8-10 bedrooms & 5 baths • In-ground pool with complete privacy • May also be purchased completely furnished House Only: $498,000 MLS#S293464

Tug Hill Real Estate, 144 Edwards Rd., Lacona, NY 13083 Office: 315-387-5801 • www.TugHillRealEstate.com

Call Tara Marzano, Broker at 315-778-9164 for an appointment.

83 Ramona Beach Rd N, Pulaski NY

WINTER 2013-14 | N N Y L I V I N G H O M E S & P R E M I E R P R O P E R T I E S

Truly beautiful Energy Star Certified Lake Ontario home! No expense has been spared with this well planned 3 bedroom, 2.5 bath open concept floor plan. Rich in quality materials such as Brazilian cherry floors, radiant heat, and central air throughout.

Unmatched sunsets & views from every room & each bedroom has its own balcony to enjoy the views! Every room is special, windows everywhere let you enjoy the natural light. Exterior walls built w/ARXX concrete & foam form building system 7 are 1’ thick & home is sided w/imported Nova mortar-less brick & composite decking for a NO maintenance exterior. Paved driveway & 3 car attached heated garage. Automatic back up generator system for worry free living! Central vac, gorgeous kitchen with cherry cabinets, tile backsplash, stainless appliances, breakfast nook, bar & formal dining. Call for details & schedule your private showing! Finished basement is not included in the 2240 square footage.

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Suzanne Brown, Lic RE Broker Cell: 315-382-5149 sold@tughillrealestate.com

Looking to Buy or Sell?

1, 2 & 3 Bedrooms Available!

Beaver Meadow Apartments Located in Towne Center at Watertown

(315)788-7810 (315)788-7811(fax)

D La ux

PROPERTIES 107 Water Street, Dexter, NY 13634 Specializing in Residential and Waterfront Properties Tammy S. Queior, Lic. RE Broker/Owner Sarah House Lic. RE Salesperson

April Marvin Lic. RE Salesperson

Tenaha Sparacino Lic. RE Salesperson

Jessica Percy Lic. RE Salesperson

Committed to Sell Lewis County Member of the Jefferson-Lewis MLS Service Donna M. Loucks, G.R.I., C.B.R. Broker/Owner www.dlauxproperties.com Phone: 315-377-3113 or 877-777-3113 Steve Kubinski (Associate Broker) 486-0059 Arnold Loucks (Sales Associate) 377-3113 Timothy Nortz (Sales Associate) 681-0768 Pam Hoskins (Associate Broker) 783-2740

>> Inside WINTER 2013-14 |

COVER STORY | 14 DEFINING STYLE Open floor plans, hardwood floors and fine stone work are quintessential Adirondacks.

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BUYER’S MARKET | 7 TIPS FOR ANY BUYER Just what do you need to know before you invest time in buying a home?

ADIRONDACK LIVING | 18 A WELL-BUILT SPREAD Building a new home in the Adirondacks is not without its challenges. Here’s how.

VACATION HOMES | 8 MAKING A CHECKLIST Focus your search for a second or vacation home in areas with amenities.

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VACATION LIVING | 10 RECREATION PARADISE New York’s Adirondacks are an outdoor lover’s dream.

We look at a few fun options. |

TOP LISTINGS | 22 LEADING THE MARKET A snapshot of 15 of the top Adirondack homes on the market by county and price.

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Seasonal homes are our specialty.

LOCAL DECISIONS AND FAST CLOSINGS. FLEXIBLE FINANCING AND NO CLOSING COST OPTIONS.

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315.493.3480 CARTHAGE

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315.779.9775 WATERTOWN

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315.686.4850 CLAYTON

WINTER 2 01 3- 14 | N NY LIVING HOME S & PREMI ER PROPER TI ES

We understand North Country Real Estate

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TO OUR READERS

e are pleased to inNewspaper Corp. company. troduce NNY Living In this issue we focus on New Homes & Premier York’s Adirondack Park region, a Properties magazine veritable paradise of natural resources with this, with some 3,000 lakes and our premier issue. In 30,000 miles of rivers and this and in future issues, streams, along with bounNNY Living Homes & Pretiful forests and wetlands. mier Properties will focus It is also a prime location on areas of New York for vacation and waterthat are ideal for vacafront living. tion and second home About 130,000 people buyers and renters. live in the 9,375-square From the splendor of mile Adirondack Park year Adirondack living to round, which at roughly Ken Eysaman life along the banks of 13 people per square mile, the mighty St. Lawrence means plenty of elbow River and the shores of Lake Ontario, room for those who are looking for a you will find stories that offer advice, home away from home. tips and information for second and Future issues of NNY Living Homes vacation home consumers. If you have & Premier Properties will arrive in received a copy of the magazine in the March, June and September 2014. mail, it is with our compliments.

In our spring issue, we will focus on NNY Living Homes & Premier Propthe unique lifestyle of lake living. Meanerties is the third in a growing portwhile, enjoy all that you will learn about folio of magazines that includes NNY Adirondack living in this edition.

Business and NNY Living, published

by Watertown-based Northern New York Newspaper Corp., a Johnson

WINTER 2013-14 | N N Y L I V I N G H O M E S & P R E M I E R P R O P E R T I E S

MARKETPLACE

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Adirondack Design ......................................... 9 ADK Compliance ............................................18 Aubertine and Currier Architects, Engineers and Land Surveyors ....................... 7 Bayview Shores Realty .................................... 4 Beardsley Design ........................................... 17 Beaver Meadows ............................................ 4 Carthage Federal Savings and Loan ............. 5 D Laux Properties ............................................. 4 Exit More Real Estate ................................ 12,13 Grater Architects ........................................... 15 Herron Realty ................................................. 21 Johnson Lumber ............................................ 19 JW Construction ............................................. 16 LP Builders ....................................................... 16

Macars .............................................................. 9 Martha Day Realty ......................................... 23 Marzano Realty ................................................ 4 Morgia Masonry ............................................ 16 North Country Storage Barns .......................... 8 Painfull Acres Amish Furniture ...................... 25 Peterson Painting ........................................... 16 Powis Excavating ........................................... 19 Redfox Construction ...................................... 19 Reinman’s Department Store ....................... 16 Ren Rumble Roof Repair ............................... 16 Rusty Johnson Masonry ................................ 19 TF Wright & Sons ............................................. 19 Thousand Island Realty ................................... 2 Tug Hill Real Estate ........................................... 4

Looking for waterfront property?

We might have just the place.

NNY Living’s Homes & Premier Properties connects home buyers with more upscale waterfront properties than any other real estate magazine in Northern New York.

HOMES NNY L I v Ing

&PREMIER PROPERTIES

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H OMES & NNY L I v Ing

PREMIER PROPERTIES Chairman of the Board John B. Johnson Jr.

Publishers

John B. Johnson Harold B. Johnson II

VP News Operations Timothy J. Farkas

Magazine Editor

Kenneth J. Eysaman

Editorial Assistant / Staff Writer Grace E. Johnston

Contributing Writers

Leah Buletti, Norah Machia

Photography

Norm Johnston, Justin Sorensen, Jason Hunter, Melanie Kimbler-Lago, Amanda Morrison

Director of Advertising Michael Hanson

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Brian Mitchell, Heather O’Driscoll, Scott Smith, Todd Soules, Rick Gaskin

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NNY Living Homes & Premier Properties is published three times a year by Northern New York Newspaper Corp., 260 Washington St., Watertown, NY 13601, a Johnson Newspaper Corp. company. © 2013.

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Please recycle this magazine.

BUYER’S MARKET

Some sage advice for home buyers

J

ust what does a buyer need to do to buy property?

First, assess needs and wants. The most important is to know what resources a buyer has available. Most

mortgage and real estate professionals say buyers should seek pre-approval from a lender before they begin a property search.

Cathy Heilman, AmeriCU Credit Union, suggests buyers review their credit reports and correct any mistakes before the lender sees it. When meeting with the lender, bring the past month’s pay stubs, previous two years’ tax returns and W-2s, three months of bank statements, and any legal documents that show alimony or child support that is paid or received.

North Country Savings Bank’s Dottie Parker notes that credit scores and credit reports are very important to lenders. Buyers should be prepared to discuss recurring monthly bills and liquid assets that are needed to complete a purchase.

Once the buyer has a pre-approval letter, Pat Wolf of Homestead Funding Corporation cautions not to make major purchases (like a vehicle) that would impact a credit score. He adds to not overuse revolving credit, to get in the habit of trying to save money each month

for items for the house, and for buyers to analyze their budget and determine how much house payment they can afford. Knowing how much you can afford will prevent overspending.

Lori Nettles, TLC Real Estate, Lance Evans cautions that especially when buying a house in the winter and spring not to choose a home based on “curb appeal” but also to look at the interior of home. In our area, it is not uncommon to find some water or moisture in the basement. If there is a sump pump, make sure water is being removed from the home satisfactorily. In many cases, a home may not require a sump pump, however water should drain adequately. If buying a home with a FHA or VA loan, repairs might be required. Often, repair money may be set in escrow until weather permits.

Once both parties have accepted a purchase offer, Attorney Roger Linden, Cappello,

Linden, & Ladouceur, says that it’s important the buyer set money aside for closing costs and the transition to a new home. It is better to overestimate the amount needed. He adds that if the buyers are renting, they should notify their landlord with their anticipated moving date.

Patrick Evans, Evans Law Firm, reminds buyers and sellers that the day of closing is only estimated on a purchase contract.

Contracts are designed to create a binding enforceable agreement. Once it is signed by both parties, they are legally bound to it and can be sued if they fail to perform. Both parties should make sure all contract terms are understood before signing and to contact an experienced real estate attorney for advice if there are questions before signing. If the party is retaining the attorney to represent them in the sale, advice may be included or come with a nominal fee.

With interest rates low and inventory in good supply, it is a great time to make the transition from renter to a homeowner. n LANCE M. EVANS is the executive officer of the Jefferson-Lewis Board of Realtors and the St. Lawrence County Board of Realtors. He has lived in the north country since 1985. Contact him at levans@nnymls.com.

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VACATION HOMES

Consider amenities in house hunt

By LEAH BULETTI

O Staff Writer

WINTER 2013-14 | N N Y L I V I N G H O M E S & P R E M I E R P R O P E R T I E S

wning a second home certainly has its perks: a place to detox from the stress of everyday life, new opportunities for recreation, an alluring venue to host gatherings for friends and family, a way to change up the pace from the daily grind and see new sights.

Of course, with a generally high turnover rate among second home-owners, several factors need to be considered before taking the plunge, whether that’s in terms of location, price or amenities.

“The parameters are endless,” said Peter Day of Martha Day Realty, Lake Placid. “Every person that comes in here wants something different.”

Mr. Day added that he focuses on managing prospective buyers’ expectations with the reality of available land in the park, which he described as a “sought after commodity.”

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Proximity to services key parameters

Various other realtors in the region identified factors such as proximity to airports, bodies of water, hunting and fishing camps and state land as important factors in the hunt for prime second home real estate. Below we weigh some of those factors to help guide your decision.

PROXIMITY TO AIRPORTS The Adirondack Park is a vast region no matter how you cut it. It typically takes between three and four hours to cross it; the location of airports as well as major highways may well factor into your decision especially if you’ll be journeying from some distance to your weekend retreat. n Burlington International Airport is served by most major carriers including jetBlue, Delta, U.S. Airways and United.

The airport is about 13 miles to Long Lake, a relatively central location inside

the park. You can cross Lake Champlain via the vehicle ferry at Grand Isle, Vt. n Albany international Airport is located right off the Northway (I-87), and is about 70 miles from Lake George and 119 miles to Long Lake. n Montreal Trudeau International Airport might be in a different country, but crossing the border isn’t too difficult with a passport and flying out of here will also give you the opportunity to explore the cosmopolitan city of Montreal. The airport is about 155 miles from Long Lake. n There’s also the smaller Adirondack Regional Airport in Saranac Lake, about 41 miles to Long Lake, from which a handful of flights leave every day, Plattsburgh International Airport, which is served by allegiant, PenAir and Spirit and is about 96 miles to Long Lake and Watertown International Airport, which is

n LANCE M. EVANS is the executive officer of the Jefferson-Lewis Board of Realtors and the St. Lawrence County Board of Realtors. He has lived in the north country since 1985. Contact him at levans@nnymls.com. His column appears monthly.

served by an American Airlines subsidiary and is about 115 miles to Long Lake.

PROXIMITY TO STATE LAND About 48 percent of the park is state land. The highest percentage of state land is in Hamilton County—nearly 65 percent of its 1,194,700 total acreage—followed by Herkimer County where nearly 62 percent of its 558,879 acres is state land. Hamilton County includes popular destinations such as Long Lake, Raquette Lake, Lake Pleasant, Indian Lake and Blue Mountain Lake. Herkimer County includes the towns of Salisbury, Mohawk, Little Falls and Frankfort. Both Washington and Clinton counties have the least percentage of state land—around 22 percent.

The city of Plattsburgh lies inside Clinton County, while Lake George lies inside Washington County.

PROXIMITY TO MAJOR HIGHWAYS The Adirondack Park is served by I-87, the Northway, which runs from New York City up to the Canadian Border north of Plattsburgh. I-90, which traverses the state from east to west starting in Boston, serves the southern boundaries of the park. Going north from the park’s western boundary, Route 12 north from Utica will take you to Routes 3 and 11 for delving into the park from its western bounds.

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PROXIMITY TO HUNTING/FISHING CAMPS Hunting in the Adirondacks is permitted on all state lands. The archery season for deer and black bear begins on Sept. 27 regardless of the year and runs through the penultimate Saturday in October, on which date regular deer and bear season begins, running through the first Sunday in December. The muzzleloading season for deer and bear is the seven-day period that ends on the day before the regular season begins.

Jeff’s Lake George Fishing Charter Service, Bolton Landing, offers fishing excursions for lake trout, salmon and bass, as well as ice fishing for perch, pike and trout. E&R Sport Fishing Charters, Diamond Point, offers similar services on Lake George.

Located in Lake Luzerne, Adirondack Hook-N-Horns offers guided fishing, hunting, ice fishing, backpacking and day hike trips in the region for newcomers.

For more charter services and guides, visit www.visitadirondacks.com/recreation.

MACAR’S

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VACATION LIVING

Adirondacks a mecca for recreation From skiing, hiking and outdoors to museums, fun calls

By LEAH BULETTI

J

Staff Writer

WINTER 2013-14 | N N Y L I V I N G H O M E S & P R E M I E R P R O P E R T I E S

ust a short jaunt from the Capital Region and only about four hours from the larger metropolitan areas of New York City and Long Island, the six million acres of the Adiron-

dack Park offer a plethora of opportunities for outdoor recreation that ensure you will always have something to do if you own a second home inside its bounds.

With winter under way, here’s some of what owning a getaway home in the Adirondacks can offer during the snowfilled season:

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DOWNHILL SKIING The Adirondack peaks offer some of the best skiing in the Northeast. Gore Mountain offers a good blend of challenging terrain on the upper portion of the mountain, and lower slopes that are a perfect place for beginners, making the 428-skiable acre resort an ideal place for families. Gore has 103 trails, with 15 lifts, including its eight-person, high-speed Northwoods Gondola, which offers both a respite from the cold and wind and spectacular views of nearby peaks on clear days. Gore has snowmaking equipment across 98 percent of the resort, ensuring that you’ll be able to ski regardless of Mother Nature’s whims. Gore also has five dining options across the mountain, meaning that the less die-hard skier members of your party will have their pick of options for relaxing places to recline inside with a steaming hot chocolate and a great book.

On the smaller, but no less snowy side, Snow Ridge, located just outside the Adirondack Park in Turin, boasts of getting the largest snow fall of East Coast resorts.

The majority of its 22 trails are challenging black diamonds, so don’t be fooled by its small size. Snow Ridge also has a program with nearby Labrador, Song and Toggenburg mountains through which Snow Ridge season pass holders can buy discounted lift tickets at the other three mountains. Season pass holders at Snow Ridge are also entitled to a free day lift ticket on any non-holiday Wednesday at Watertown’s Dry Hill and Old Forge’s

COURTESY WHITEFACE LAKE PLACID

The Adirondack peaks offer some of the best skiing in the Northeast with options for all abilities.

McCauley Mountain.

And of course there’s Whiteface Lake Placid, site of Olympic history and the greatest vertical drop in the east. About one-third of its 87 trails are expert, so opportunities still abound for the beginners in your party. A trip to Whiteface also means you can bask in the company of great athletes at other Olympic facilities like the Olympic Ski Jumping Complex and the Olympic Sports Complex in nearby Lake Placid or enjoy the offerings of six Whiteface restaurants.

Other ski resorts in the Adirondacks include West Mountain in Queensbury, which provides a variety of beginning to intermediate skiing in the Lake George region. The mountain has 1,010 feet of vertical and also offers snow tubing and night skiing.

On the inexpensive side, Big Tupper Ski Area in Tupper Lake offers 25 trails of varying difficulty level and $25 life tickets. Oak Mountain in Speculator also offers relatively inexpensive lift tickets, as well as tubing, as does Mount Pisgah in Saranac Lake, with 15 acres of skiable terrain. Up north in Malone and a short drive from Plattsburgh, Titus Mountain offers 33 trails, 11 glades

and 10 lifts, with adult lift tickets $45.

NORDIC SKIING/SNOWSHOEING A great place for cross skiing is Dewey Mountain Recreation Center, located one mile west of downtown Saranac Lake on state Route 3. The center has several miles of trails groomed for cross-country skiing and snowshoeing in the winter and is open for mountain biking and hiking in the warmer months. It also has a warming lodge where you can fuel up for a big ski and rents skis and snowshoes on site.

Check out its trail map at www.dewey mountain.com.

Another option is Cascade Cross Country Ski Center just outside Lake Placid, where in addition to 20 kilometers of groomed trails through regal forests, you can enjoy the center’s unique full moon parties. Dates for those evenings of exhilarating moonlit skiing, bonfires, beer, hot dogs, hot chocolate and live music, are Jan. 18, Feb. 15 and March 15 (all Saturdays).

The Tug Hill region of the Adirondacks is a popular place for snowmobiling, but the 600 miles of groomed trails can be enjoyed by cross-country skiers, snowshoers and winter hikers alike. With lake effect snow in the mix, there’s never a shortage of

snow, with the plateau getting about 200 to 300 inches of snow annually. Detailed trail maps are online at www.visittughill.com.

MUSEUMS & SHOPPING If you’re more inclined to the quieter pace of life, the Adirondacks also has tons to offer from quaint towns and cute coffee shops with their own personalities. Gore Mountain’s North Creek hamlet is one such town, whose commerce, including a wine and tapas restaurant and gourmet chocolate truffle company, has been aided by the advent of the Saratoga and North Creek Railway and expansion of Gore.

Lake Placid and Lake George both offer more in the way of malls and shopping and can make for a good day trip to change the pace from the slopes.

A best bet is Lake Placid’s Holiday Village Stroll, a three-day extravaganza of holiday shopping and festive entertainment, slated for Friday, Dec. 6 through Sunday, Dec. 8 this year. The event includes a charity run/ walk on Saturday, artists’ celebrations, the Nutcracker Ballet at the Lake Placid Center for the Arts, crafts and pictures with Santa, food and wine tastings and much more.

A full map and schedule of the fun can be viewed at www.lakeplacid.com/holidays.

Lake George has similar opportunities during its month-long Winter Carnival, which kicks off with the New Year’s Day Polar Plunge, which drew 850 brave participants last year, and First Day and picks up every weekend through February thereafter. A polar plunge also happens every weekend of the carnival, which includes free helicopter, hot air balloon and tether rides, tubing, ATV wagon rides, wood carving demonstrations and opportunities to enjoy the best in winter comfort food, like bonfires for toasting marshmallows and chili cook offs. A full schedule of events can be viewed at www.lakegeorge.com/winter.

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COVER STORY

The interior of the modern Adirondackstyle homes usually feature an “open floor plan” with a stone fireplace as the focal point of the living room, or “great room,” which serves as the central gathering place.

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SPECIAL TO NNY LIVING HOMES & PREMIER PROPERTIES

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The unique styles of Adirondack living Open floor plans, stone accents, hardwoods top features

By NORAH MACHIA

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Contributing Writer

hat’s not to like about the Adirondack region?

There are more than 3,000 lakes and 30,000 miles of rivers and streams, along with bountiful forests and wetlands that comprise the natural beauty of the area, as described by the Adirondack Park Agency.

It’s been a haven for decades for outdoor enthusiasts, nature lovers, tourists, campers and those who love activities such as swimming, boating, hiking, snowmobiling, skiing and snowboarding.

The area’s natural resources have been protected since 1892 by the Adirondack Park Agency, which oversees the unique combination of approximately 6 million acres of publicly and privately owned lands.

It’s a rather unique arrangement. Approximately half the land in the park is owned by the state, and the other half is privately owned land, comprised of businesses, farms, timber lands, camps and homes.

“About 130,000 people live here year round in its 103 towns and villages,” states the agency’s website. “The harmonious blend of private and public lands

give the Adirondacks a diversity found nowhere else — a diversity of open space and recreational lands, or wildlife and flora, of mountains and meadows, and people of all walks of life.”

The Adirondack region has continued to attract homeowners, a combination of those seeking seasonal places, secondhomes, or permanent residences.

“Property on the lakefront is a big draw,” said David P. Dunn, associate broker, Herron Realty, Old Forge. “If that is out of their price range, the next best thing is lakefront rights” Lakefront rights allow the property owners to have access to a particular lake,

COVER STORY

SPECIAL TO NNY LIVING HOMES & PREMIER PROPERTIES

High-end Adirondack Style homes share many similar features — starting with the exterior. It’s typically a log home, wood siding or shingles, with decorative field stone along the bottom edges.

located over additional stalls and a workshop/storage area. This separate structure was a small home in itself, with a living room, dining area, kitchen, bedroom, full bath and deck.

The asking price for that modern classic

Adirondack-style home is $989,000.

Another property listed by Herron Realty in Old Forge has a smaller lot – just over an acre – but is located at the end of a road that includes 510 feet of lakefront.

That house was built in 1987 and has

WINTER 2 01 3- 14 | N NY LIVING HOME S & PREMI ER PROPER TI ES

even if their home is not located on that property. Those rights are often incorporated into the deed.

“More and more people are spending time in the Adirondacks,” he said. “Some have summer homes, and then they head south for the winter months.”

Others want to take advantage of the region’s winter activities, so they have a second home which they visit throughout the year, he said.

“Holidays are starting to be more popular here,” Mr. Dunn said. “Many people want to spend Christmas in the Adirondacks.”

There are several different options for modern classic Adirondack Homes in the region, he said.

The high-end Adirondack Style homes share many similar features — starting with the exterior. It’s typically a log home, wood siding or shingles, with decorative field stone along the bottom edges. Metal roofs (often green in color) are a popular feature as well, Mr. Dunn said.

“The snow slides off these roofs, so people don’t have to worry about shoveling them,” he said.

Porches typically feature cedar log railings, or ones with ornate wooden branch designs. Some homes even have hot tubs or gazebos, along with screenedin porches.

The interior of the modern Adirondack-style homes usually feature an “open floor plan” with a stone fireplace as the focal point of the living room, or “great room,” which serves as the central gathering place. Some people opt for hardwood floors, while others choose different flooring such as ceramic tile.

During a recent visit to the region, Mr. Dunn showed a classic Adirondack high-end home for sale in Thendara in the Town of Webb. The property was located in a secluded area and was one of just a handful of family-owned homes on 47 acres of land that included about 1,000 feet of waterfront on a private lake.

The home for sale was built in 2000 and included a living room, dining and kitchen area, a great room, master suite, bathroom, laundry, and a second floor bedroom with a full bath. That bedroom was part of an airy second story loft that overlooked the great room.

Also included on the property was a two-stall garage with a “guest apartment”

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COVER STORY ness of the Year by the Central Adirondack Association, and carries a variety of custom-made Adirondack tables, chairs, beds and living room sets.

As Mr. Judge walked through his store during a recent visit, he pointed out some of his latest custom-made Adirondack furniture, including bed frames and posts crafted from Northern Cedar and White Birch Bark. The custom-built beds range from $600 to $1,500, depending on the size, design and type of wood desired.

The couple also sells classic Adirondack chairs and tables, along with bark-

shade lamps, canoe-shaped wall shelves and mirror with decorative bark framing.

One of the most “in demand” items at the store are the decorative carved wood screen doors. The standard motifs are loons, bears, fish (both jumping and swimming), deer, wolf, and the ever popular moose.

Some people have their family name carved on the doors, or even their 911 address as well. The screen doors, complete with antler horn handles, cost approximately $400.

“Everyone’s idea of Adirondack style is a little different,” he said.

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a living, dining and kitchen area, three bedrooms, a bath, along with a master bedroom and bath, and a second floor loft with room for four beds.

It includes a laundry room, a fireplace in the great room. The property is listed at $1.1 million.

These type of “premier homes” in the Adirondacks have been built more recently, in the past 20 or 30 years, said Kate Lewis, director of the Goodsell Museum, Old Forge, which is operated by the Town of Webb Historical Association.

Most traditional homes in the area are the older Victorian-type homes, or modest stick-built homes, she said.

There was, however, a period when the region saw the construction of the “Great Camps of the Adirondacks” owned by wealthy businessmen or politicians who sought refuge in their elaborate summer retreats built back in the secluded mountains.

One of those is Great Camp Sagamore in Raquette Lake, which was a wilderness retreat for the family of Alfred G. Vanderbilt from 1901 to 1954, although the structures that make up the camp date back to 1897.

The 27-building complex is now operated by the Sagamore Institute of the Adirondacks, a nonprofit educational organization that has preserved the Great Camp and opened it to visitors.

The architectural style of the Great Camps of the Adirondacks has been called “rustic” and “romanticized,” with buildings that were simple yet elaborate in their design.

Some features of these historic camps have been replicated in the region’s modern Adirondack-style classic homes, including the use of rustic materials from the “wilderness” to create log beam or cedar shingle exteriors and massive cutstone fireplaces and chimneys.

“Right until the 1980s, there were few log cabins in this area,” Ms. Lewis said.

“Most camps were just seasonal ones around the lakes.”

That “seasonal concept” started to extend to the winter months when the popularity of snowmobiling grew in the area, and then “people started insulating their camps,” she said.

They also st arted furnishing them with custom-built “Adirondack” pieces such as wooden chairs and beds. Some of the most requested pieces of furniture can still be found at Otter Lake Rustics, owned by Brian and Marguerite Judge in Otter Lake, between Old Forge and Utica.

The store was awarded the 2006 Busi-

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ADIRONDACK LIVING

Follow rules for Adirondack building Construction inside the ‘Blue Line’ requires APA permit

By LEAH BULETTI

W Staff Writer

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ith more than six million stream-filled, wooded acres, the Adirondack Park is an attractive site for those looking to build second homes or add on or subdivide the secluded and historic great camps.

The Adirondack Park Agency regulates private land in the Adirondacks, which accounts for 52 percent of the park’s total acreage and encompasses settlements, farms, timber lands, homes and camps.

The agency was established by the New York State Legislature in 1971 to develop long-term land use plans for both private and public lands in the so-called “Blue Line” boundary of the park.

The APA classifies the park’s private land into six density categories for determining development type: hamlets, mod-

18

erate intensity use, low intensity use, rural use, resource management and industrial use. There are certain other restrictions for shoreline areas, wetlands and wild, scenic and recreational river systems.

“We’ve found that there’s been a lot of people that have been intimidated a little of the process, a little overwhelmed by the system,” said Christopher L. Westbrook, a surveyor and founding partner of Adirondack Compliance, a consulting firm that advises builders on APA permitting in the park.

“We’ve become a service that helps the people coming into the park or people already in the park make decisions about how to move forward with a particular project and to help with the maze of regulations.”

Shorelines typically present the most challenging scenarios as building is prohibited within 100 feet of the water, said

Procuring permits, variances and jurisdictional inquiries for property owners APA - DEC - DOH - DOT USACE - TOWN Also offering pre-purchase analyses and project planning services

Timothy J. Westbrook, the firm’s other partner and an architect.

“If it’s an older home that exists, that home is a bit landlocked and can’t expand,” he said, noting that variances can be obtained to circumvent that requirement.

Christopher Westbrook said regulations haven’t shifted significantly since the two formed the company, but said at the time it formed, regulations were becoming more stringent for shoreline development, boathouses and hunting camps. The APA launched new regulations for boathouses in 2010, in regards to their usage and square footage (no more than 1,200 square feet and a height of 15 feet or less) and in 2008 adjusted requirements on expansion of non-conforming structures.

Mr. Westbrook said there has been some frustration in the past with the APA, with some believing the agency is too controlling, but believes “as long as you work within the framework, it’s not such an enormous task as people think.”

The APA says that about 98 percent of project applications are approved.

In hamlets, the APA has limited permit requirements; activities that require permitting are buildings or structures over 40 feet in height, projects involving more than 100 lots, sites or units, projects involving wetlands, airports, watershed management projects and some expansions of buildings. In these areas, there is no limit on the average number of principal buildings per square mile of the average lot size. In moderate intensity use areas, most uses require permits and “relatively concentrated residential development is most appropriate,” according to the APA’s Citizens Guide. The average number of principal buildings per square mile is set at 400 and the average lot size at 1.3 acres.

Most uses are permitted in low intensity use areas as well, with residential development appropriate at a lower intensity than in a hamlet or moderate intensity area. In these areas, the average

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BUILDING, from page 18

103 Adirondack towns and villages have APA-approved local land use programs. number of principal buildings per square “Local zoning is for the most part a mile is set at 200, with the average lot size good resource,” Mr. Timm said. “The 3.2 acres. In rural use areas, most uses lack of available property intensifies the are permitted and “residential uses and need for good regulation in the park, but reduced intensity development that prewe’re not infants up here in the developserves rural character is most suitable.” ment of property.”

Here the average principal buildings per Mr. Timm said that few regulations square mile is set at 75 and the average governed building when he first started lot size 8.5 acres. working in the region in 1973; regula In resource management areas, most detion has significantly tightened since the velopment activities require an APA permit formation of the APA, with most formed and compatible uses include residential with environmental protection in mind. use, agriculture and forestry. The average “The APA was probably necessary to number of buildings per square mile is have some sort of uniform zoning within 15 and the average lot size is 42.7 acres. the park, but at times many of their deciIndustrial use areas sions were arbitrary have no limit on the over the years,” average number of he said, stressing buildings or lot size. that APA officials In critical enviare dedicated and ronmental areas, experienced.

APA permits are

“Everyone required for most who lives and development acworks here does tivities and subdiwant the propervisions of land in ties within the park wetlands, elevations to be developed over 2,500 feet, properly without within 1/4 mile of a exploiting the land, study river, within Thomas E. Williams, president, without endanger1/8 of State Forest ing the overall Preserve lands clas- Adirondack Landowners Association picturesque beauty sified as wilderness, of the park, but primitive or canoe areas, within 150 feet there’s a certain level that has to be taken of state or federal highway right-of-way into consideration of being able to live in rural use areas and within 300 feet of and work in the park that is sometimes state or federal highway right-of-way in put on the back burner by the APA and resource management areas. APA permits some environmental groups,” he said, are needed for structures over 40 feet adding that he doesn’t know of a single high, any new commercial or industrial zoning ordinance that doesn’t have a use in all but hamlet areas, an expansion “very reasonable and usable local land of 25 percent or more, and any multiple use” provenance. family dwelling.

“Each case is kind of unique,” said The APA operates inside the occasionThomas E. Williams, president of the Adally fraught tension between preserving irondack Landowners Association, which the Adirondack’s natural splendor and collectively owns more than 200,000 allowing the appropriate level of private acres of land in the park. “I think people land use. should be able to within reason enjoy Gregory Timm, owner of the Adirontheir property provided it’s not harming dack real estate firm Timm Associates, someone else.” said there is a need for flexibility given the breadth and diversity of the park. Lo- While the association isn’t directly cal zoning boards and officials are a good involved with local zoning issues, it advocates “common sense” among homeresource and should perhaps have more owners and aims to foster appreciation power in the regulatory process given of private stewardship and its unique high demands on the APA’s services and role in the park, Mr. Williams said, such the fact that the application process can as research partnerships between the be drawn out if the agency repeatedly association and Cornell University and requests more information, he said.

The APA allows any local government the state Department of Environment within the park to develop its own land Conservation. use programs if approved. Eighteen of the Reform efforts to the APA, such as

“

Each case is kind of unique.

I think people should be able to, within reason, enjoy their property provided it’s not harming someone else.

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—

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On the Web n The Adirondack Park Agency Citizen’s Guide, which offers an overview of permitting requirements, can be found online at www.apa.ny.gov

incorporating conservation design, are under way and there is a lot of engagement on the need to the need for a park agency and ways to improve the APA as awareness of the need to protect the Adirondack’s assets increases, said William C. Janeway, executive director of the Adirondack Council, which is the largest citizen environmental group in the state.

“There’s a great recognition that we have to protect the natural resources that are the base for jobs in the area,” he said.

He added that he believes there should be more local control of the permitting process, but that funding has moved in the opposite direction of awareness on that issue, and that small Adirondack towns often lack the resources necessary to prepare a comprehensive plan for review by the APA. The Council has provided funds to some communities and advocated for more funding from the state to help others, he said.

Michael L. Bird, architect and owner of Adirondack Design, said the boathouse regulation is an example of an area where authority might be better vested on the local level, as many communities have looked at their shorelines and determined appropriate building for their area.

“They claim they changed the regulation for environmental reasons, but the only environmental issue what it comes down to it is aesthetics,” he said, noting that the regulation does not prevent someone from constructing two or more smaller boathouses if they chose to, instead of one larger one, and that the regulation encourages the less aesthetically appealing flat-roof style boathouse.

The APA has said that the regulation was driven primarily to stop the shoreline from becoming overbuilt.

Mr. Bird said his company, which has been working in the park since 1988 and done significant work in the traditional Adirondack and camp style, is not greatly affected by the regulations from an aesthetic point of view.

“It doesn’t become a big factor mainly because we incorporate it into every project,” he said, noting that most towns and suburbs have density guidelines and other restrictions. “It just becomes another part of the rules and regulations you would follow to design any home or building.”

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#5190 Beautiful Sandy Frontage Southern exposure & fantastic views. Convenient Eagle Bay Park location for every family member to enjoy.

Cottage offers living room, new bath, 3 bedrooms & updated kitchen. Very close to being a 4 season retreat. $515,000.

#5082 Big Moose Lake 100’ Waterfront- Private Rd - Post & Beam – Year round 4 bedrooms – 4 baths – finished basement – walkout – finished 3rd floor bonus room. Great location for summer or winter sports. Direct snowmobile & hiking trail access. $699,000.

#4854 Two Waterfront Homes Perfect for extended family or overflow company. Both year round w/full basement, one a 2 bdrm/2 bath, family room & attached/heated garage, the other 3 bdrm/1.5 bath & garage. 113’ frontage & 1.7 acres along the Fulton Chain. $695,000.

#5083 Inspiring Best describes this log home & 4 acres along water way to Fulton Chain. Lodge style interior has great room, sitting room, 3 bedroom plus 2 lofts, 3 baths & laundry rm. 40’ x 60’ garage with 2nd floor bonus room. Unique Adirondack Cabin at $595,000.

#5158 Beachfront Home On Big Moose Lake This beautiful year round 4 bedroom home sits on a flat private wooded lot with 150’ of sandy beach. Spectacular views of the lake and mountains can be enjoyed throughout the interior or lakeside deck. Interior includes hardwood floors, fireplace & upscale kitchen. $595,000.

#4899 Stunning Adirondack Elegance Exceptional & spacious 2700 +/- sq. ft. log cabin w/knotty pine interior, 3 bedrooms, 4 1/2 baths, billiard room, hot tub bungalow, fully furnished, 3 stall garage. Gorgeous home for $529,000.

#5199 Log Sided Chalet on Private Airport 4 bedroom, 3.5 bath, main floor master suite & laundry room. LR with gas FP. Open kitchen & dining, FR & heated 2 car garage. 6.9 acres, direct snowmobile trail access. Great views. $489,000.

#5200 Stunning Rustic Adirondack Log Cabin With wrap around decks, located at the end of a dead end road, walking distance to town. Property has part ownership in waterfront lot on Hollywood Hills Road.

Walkout basement, 3 bedrooms, 2 bath. $395,000.

#5167 9.5 Peaceful Acres Cedar River Road, Indian Lake, 4 bedroom, 4+ bath home comfortably accommodates a large family or group. Beautiful 3 season room, new Anderson windows, & pellet stove. 3 stall heated garage w/ walk up attic. Near Moose River Plains, NY State Land, boating & just 25 minutes to Gore Ski Mtn area. $389,000.

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WINTER 2 01 3- 14 | N NY LIVING HOME S & PREMI ER PROPER TI ES

#5192 510 Feet Lakefront And perhaps the most prime location along the Fulton Chain make this 2nd Lake home a great investment.

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TOP ADIRONDACK LISTINGS ESSEX COUNTY ADDRESS: 114-140 Peninsula Way LISTING AGENT: Kat Chace, Select Sotheby’s International Realty YEAR BUILT: 2003 SIZE: 17,000 square feet OUTSTANDING FEATURES: Adirondack camp style, private and secure compound, fully renovated and restored 1925 log cabin, two-story boathouse with steel structure for boat hoist, three slips and infloor radiant heat, water and high-peak views ASKING PRICE: $12M ADDRESS: 136 Peninsula Way LISTING AGENT: Kat Chace, Select Sotheby’s International Realty YEAR BUILT: 2003 SIZE: 13,500 square feet OUTSTANDING FEATURES: Adirondack camp contemporary style, six bedroom suites, eco-friendly design, indoor pool, fitness room with lounge area, large kitchen with walk-in pantry, surrounding deck with full east, south and west view exposure, waterfront ASKING PRICE: $8M ADDRESS: 14 Yacht Club Way LISTING AGENT: Linday O’Leary, Adirondack Premier Properties YEAR BUILT: 2000

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SIZE: 7,500 square feet OUTSTANDING FEATURES: Views of the lake and Whiteface Mountain, custom seven-bedroom lodge fully renovated in 2009, boathouse with game room and two-bedroom guest home in a private village, gourmet kitchen, screen porch with stone fireplace overlooking the lake, decks, patios, wine cellar, screened outdoor additional grill kitchen with wolf gas range ASKING PRICE: $5.8M

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FRANKLIN COUNTY ADDRESS: 19 Deerwood Lane LISTING AGENT: Adirondack Premier Properties YEAR BUILT: 1898 SIZE: 6,000 square feet OUTSTANDING FEATURES: Sunnybrook Lodge with newly built log camp on shores of Upper Saranac Lake with two bedroom guest cabin, large gourmet kitchen, separate apartment over three-car garage, screen porch with granite fireplace, lower level room ready for theater ASKING PRICE:$5,750,000 ADDRESS: 3942 state Route 30 LISTING AGENT: Carolyn Donatello, Adirondack Premier Properties YEAR BUILT: 2004 SIZE: 5,000 square feet OUTSTANDING FEATURES: On the shores of Upper Saranac Lake, natural Adirondack design, vaulted ceilings and hardwood floors, five bedrooms, 6.5 baths, gourmet kitchen, five stone fireplaces, tennis court, 420 feet of shoreline, two-slip boathouse, fully furnished, including 1948

Chris Craft in mint condition ASKING PRICE: $3,995,000 ADDRESS: 22 Heron Lane LISTING AGENT: Mark Adler, Merrill L. Thomas, Inc. YEAR BUILT: 1909 SIZE: 2,300 square feet OUTSTANDING FEATURES: On the shores of Spitfire Lake, 4.8 private acres with over 700 feet of shoreline, six primary buildings and several accessory structures that can accommodate 20 guests, three lakefront buildings connected by covered walkways and a covered bridge to a three-slip boathouse, four fireplaces ASKING PRICE: $3,900,000

HAMILTON COUNTY ADDRESS: Hamilton Lake LISTING AGENT: Vincent Mcclelland, Landvest, Inc. YEAR BUILT: 1894 SIZE: 9,072 square feet OUTSTANDING FEATURES: Lake Placid and High Peaks just north, Saratoga Springs and Albany to southeast. Property has served as a corporate retreat and conference center for several years.

ASKING PRICE: $6,950,000 ADDRESS: 324 Langley Park Way LISTING AGENT: Mike Raymaley, Merrill L. Thomas, Inc. YEAR BUILT: 1898 SIZE: 6,000 square feet OUTSTANDING FEATURES: Main lodge, guide house and guest cabin, outbuildings include an icehouse, workshop and two lean-tos at the water’s edge. Sandy beach rises to granite cliffs with breathtaking mountain views. Tennis court and boat dock.

ASKING PRICE: $2,750,000 ADDRESS: 264 Lakeshore Drive LISTING AGENT: James Blanchard, Timm Associates YEAR BUILT: 1930 SIZE: 3,300 square feet OUTSTANDING FEATURES: Six bedroom, four and a half bath home on 4.9 acres with 390 feet of waterfront. Living room fireplace, large eat-in kitchen, Adirondack lean-to at water’s edge, fulllength screened porch, large barn/garage ASKING PRICE: $999,950

HERKIMER COUNTY ADDRESS: 160 Indian Point Road, Old Forge LISTING AGENT: Harold Reiser, III, Select Sotheby’s International Realty YEAR BUILT: 1977 SIZE: 6,000 square feet OUTSTANDING FEATURES: Two luxury lodges, cathedral ceilings, new boat house, stone fire places, wood floors, eight bedrooms, five full and two half-baths, four-car garage, lake access ASKING PRICE: $3,500,000

ADDRESS: 22 Little Moose Lake Road, Old Forge LISTING AGENT: Dawn Timm, Timm Associates of Old Forge Year built: 1890 SIZE: 8,048 square feet OUTSTANDING FEATURES: On an 18-acre peninsula with over 5,000 feet of shoreline on 700 acres, nine bedroom, five bath home with six fireplaces, boathouse with game room, laundry, two-stall garage, bunkhouse and pole barn.

ASKING PRICE: $2,450,000 ADDRESS: 134 Little Moose Lake Road, Old Forge LISTING AGENT: John Burke, Select Sotheby’s International Realty YEAR BUILT: 1914 SIZE: 6,830 square feet OUTSTANDING FEATURES: 53,000 acre fishing and hunting preserve just south of Old Forge, three residential buildings, winterized boathouse, 550 feet of lakefront.

ASKING PRICE: $2,250,000

WARREN COUNTY ADDRESS: 16 Colony Circle, Lake George LISTING AGENT: Lonnie Lawrence, Sherwood Group YEAR BUILT: Unlisted SIZE: 2.43 acres OUTSTANDING FEATURES: Lake-side compound, five year-round homes with year-round entertainment center built in Adirondack style, pathways and stonework, two large dock complexes, extensive landscaping, 18 bedrooms, 14 full baths, one half-bath ASKING PRICE: $10,500,000 ADDRESS: 41 Cramer Point Road, Lake George LISTING AGENT: Daniel Davies, Davies-Davies & Associates Real Estate YEAR BUILT: Unlisted SIZE: 1.26 acres OUTSTANDING FEATURES: Lake-side compound, five year-round homes with year-round entertainment center built in Adirondack style, pathways and stonework, two large dock complexes, extensive landscaping, 18 bedrooms, 14 full baths, one half-bath ASKING PRICE: $7,995,000 ADDRESS: 35 North Island Drive, Bolton LISTING AGENT: Daniel Davies, Davies-Davies & Associates Real Estate YEAR BUILT: Unlisted SIZE: 6,500 square feet OUTSTANDING FEATURES: Private setting on the end of Green Island, two-slip boathouse and additional dock, two master bedroom suites, new hardwood floors, bathroom in every room, walk to Sagamore Resort and Bolton’s shops and restaurants ASKING PRICE: $7,900,000 — Compiled by Leah Buletti from Adirondack Multi-Listing Service data

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H OMES & NNY L I v Ing

PREMIER PROPERTIES

260 Washington St. Watertown, NY 13601 ADDRESS SERVICE REQUESTED

PRSRT STD U.S. POSTAGE PAID

Watertown, N.Y. 13601

Permit No. 184