Site Plan Review Responses
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
SITE PLAN REVIEW APPLICATION – Responses to Standards
A. The proposed project and residential property usage is in a residential district and is
consistent with the policies of the Town’s Comprehensive Plan.
B. The proposed project and related site usage comply with the Site Plan Review standards
set forth in this Chapter. The proposed project is seeking Zoning Board Approvals for
criteria not being met within the dimensional bulk and area table. The variances which
are being sought are two side yard setbacks, Floor Area Ratio, and site permeability. A
permit for minor activity within 100’ of an APA wetland is also being requested.
C. The property is a residential single-family dwelling and is not subject to public pedestrian
access or use. The plan, however, encourages internal pedestrian activity. The proposed
development includes a stepping stone path from the motor court to the lakefront along
the southern property line.
D. The site plan conforms to the Town’s ordinances noted above. Wastewater disposal is
achieved by use of a proposed on-site enhanced wastewater treatment system to replace
the existing system. Water is proposed to be supplied by a proposed well. The project
proposes to accommodate stormwater management through the use of permeable
pavers, a rain garden, and gravel trench. The project proposes to preserve the existing
shoreline and incorporate generous landscaping, thus improving the stormwater
management and protecting the lake water quality.
E. Considering the existing developed site is within a designated residential district
surrounded by similarly developed parcels (homes and lakeshore development – docks
and boathouses), and considering the size and configuration of the lot, the existing use is
in harmony with the general purpose or intent of this Chapter.
F. No modification to traffic or parking of vehicles is proposed by this project. Therefore, this
requirement does not apply to the proposed action.
G. Other than providing adequate parking for the owners and guests, no off-street parking or
loading facilities are proposed by this project. Therefore, this requirement does not apply
to the proposed action.
H. The proposed project does not have an undue adverse environmental impact on the
natural, scenic, aesthetic, ecological, wildlife, historic, recreational or open space
resources of the Town of the Adirondack Park. The attached narrative and proposed site
plan illustrates that the proposed action does not have an undue adverse impact on the
environment through proposed vegetation, buffering from adjacent properties and uses,
proposed stormwater management practices which currently do not exist, and
replacement of existing outdated utility systems.
I. The property is a residential single-family dwelling and is not subject to public pedestrian
access or use. Additionally, see response to ‘C’ above.
J. Currently there are no stormwater management practices on site. Proposed stormwater
management practices include permeable pavers, a rain garden, and a gravel trench. No
runoff is proposed to flow off-site. The shoreline is also proposed to be vegetated,
therefore, helping to protect the lake water quality.
K. The proposed on-site wastewater treatment system and well will replace the currently
existing outdated and underperforming systems. It meets all application and current
regulations set forth by the Department of Health regulations and Chapter 136 of the
Town Code.
L. The proposed landscaping plan effectively provides a visual and/or noise buffer from
adjacent lands and the lakefront. A berm with evergreen trees and native evergreen
shrubs is proposed along the north property line to buffer from the adjacent neighbor.
The south side shall be buffered with birch trees and native evergreen shrubs. Existing
mature trees are proposed to remain where proposed development is not located. Along
the shoreline, vegetation is proposed to buffer views from the lake into the site.
M. Fire lanes and emergency access on site remains unchanged and access is allowed.
N. The proposed development is within a relatively level area of the parcel and is not
susceptible to ponding, flooding, and/or erosion. As such, on the western property line
along the lake’s shoreline, where steeper slopes do exist, development is not proposed
within these areas and generous landscaping will be provided to stabilize the slopes.
O. The proposed site plan complies with the requirements listed in this chapter.