Cover Letter
480 Broadway, Suite 324 | P.O. Box 272 | Saratoga Springs, NY 12866 | 518.832.4005
December 15, 2021
Town of Queensbury
Planning and Zoning Department
742 Bay Road
Queensbury, NY 12804
Attn: Laura Moore
Re: Civitella Residence – 104 Knox Road, Tax Parcel No. 239.7-1-20
Dear Ms. Moore:
On September 21st, at the Queensbury Planning Board, the proposed development at 104 Knox
Road was presented. Requested variances included Floor Area Ratio, two side yard setbacks, and
site permeability. In response to the Planning Board’s initial comments, the applicant requested
to table the application to develop a more conforming proposal.
Studio A along with Adirondack Designers, Inc. has worked to produce a more conforming,
alternative scenario. The following scenario is described below and is illustrated in the attached
architectural and site plans.
WR Required Existing Proposed - Initial
Proposed - Revised
Minimum Side Yard
Setback (ft.)
20’-0” 0’-0” 10’-8” 14’-0”
Minimum Side Yard
Setback (ft.)
20’-0” 35’-11” 17’-0” 15’-9”
Maximum Floor Area
Ratio (%)
22.0 7.4 31.3 24.3
Minimum Lot
Permeability (%)
75.0 84.0 68.5 69.5
Due to the small, irregular, triangle-shaped lot, a fully conforming structure and site plan is
challenging. The lot is non-conforming in that it does not meet the minimum lot size requirement
nor the minimum lot width requirement for Waterfront Residential lots in Queensbury. The site’s
non-conforming characteristics are explained below:
WR Required Existing
Minimum Lot Size (sq. ft.)
87,120 16,813
Minimum Lot Width (ft.)
150’-0” 25’, 65’ average
Although the proposal still requires variances, the alternative design greater reflects the character
of the existing neighborhood. The project will remove an unsightly vacant residence and replace it
with a new architecturally designed single-family residence. The lot will be serviced by an enhanced
wastewater treatment system, landscaped with native shoreline and buffer plantings, and a fully
compliant stormwater management program will be implemented.
Thank you for consideration of this request.
Yours truly,
Kirsten Catellier, RLA, ASLA
For
Studio A | Landscape Architecture + Engineering, D.P.C.