Civitella Narrative
38 High Rock Ave, Suite 3 | P.O. Box 272 | Saratoga Springs, NY 12866 | 518.450.4030
PROPOSED SINGLE FAMILY RESIDENCE
Antonio and Maria Civitella
140 Knox Road
Queensbury, NY
PROJECT NARRATIVE:
The project site is located at 140 Knox Road on Assembly Point. It is +/-0.4 acres in size with +/-
110 feet of shoreline. Current development includes a seasonal residence with a +/- 1,067
square-foot footprint and a storage shed with a +/- 84 square-foot footprint. Both of the existing
structures are non-conforming in that the existing residence encroaches 9.34’ past the side yard
setback and the storage shed is currently encroaching +/- 1.4 feet on the northern property line.
The existing residence and shed are proposed to be razed. A formal paved driveway does not
currently exist for access to this parcel. Access to the parcel is from the east property line by a 25’
wide right of way to Knox Road over the adjacent abutting property. The project site is relatively
level until approximately +/-10 feet from the lake shore on the western property line, where it
descends about +/-7 feet. Mature trees are characteristic of the site.
The proposed project consists of a +/- 5,263 square-foot single family residence with site
amenities including a driveway, an attached two-car garage, new on-site wastewater treatment
system and well, stormwater management practices, lakeside permeable paver patio, access walk
along the southern side of the residence, a firepit, a new U-shaped dock, and landscaping. Due to
the lot’s non-conforming size and shape for Waterfront Residential lots, area variances for side
yard setbacks, floor area ratio, and site permeability are requested. The following variance
requests include:
Required Existing Proposed
Side Yard Setback 20’ Residence = 10.66’,
Accessory structure = 0’
10.66’
Floor Area Ratio (F.A.R.) 0.22 0.06 .325
Site Permeability 75% 93% 68.5%
Lakeshore Stormwater
Infiltration Practice
Setback
100’ per Town Code,
35’ per Lake George Park
Commission
N/A 35’
An asphalt driveway with a decorative permeable paver motor court is proposed, including
parking for two cars. The parking spaces will be included in the permeable paver surface. A
permeable paver walkway from the motor court to the front entry and around to the lakeside of
the residence will be installed as illustrated on the site plan, L-1.10. Among the site
improvements will include vegetated swales, tree plantings, and shoreline plantings. Exterior site
lighting will be “dark sky” compliant.
All utilizes will be new. Potable water service will be provided via a proposed well. A new septic
system will be installed. Both utility systems will be installed upgradient as illustrated on the site
plan. Existing overhead electric service lines will be buried.
A fully compliant stormwater management system is also proposed which will meet all
requirements of the Town of Queensbury Stormwater Management Regulations. Permeable
decorative concrete pavers will be used on a portion of the access drive and motor court drive.
Vegetated swales will be used to control stormwater runoff on the north side of the residence.