Project 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 ± 0.39 acres in size with ± 110
feet of shoreline. Current development includes a seasonal residence with a ± 1,067 square-foot
footprint, a storage shed with a ± 84 square-foot footprint, a compacted soil driveway, steps to
the lake, and the remains of a dock. 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. 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. An existing compacted soil drive exists on
the site for access to the existing seasonal residence. 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 +/- 4,091 square-foot single family residence (2,447 square-
foot footprint) with site amenities including a driveway (combination of permeable pavers and
asphalt), an attached two-car garage, a new on-site enhanced wastewater treatment system and
well, stormwater management practices, a lakeside permeable paver patio, a firepit, a new U-
shaped dock, a new set of steps to the 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 (1) 20’-0” Accessory structure = 0’,
Residence = 10’-8”
14’-0”
Side Yard Setback (2) 20’-0” 35’-11” 15’-9”
Floor Area Ratio (F.A.R.) 22% 7.4% 24.3%
Site Permeability 75% 93% 69.5%
An asphalt driveway with a decorative permeable paver motor court is proposed. Installing a
driveway that consists of entirely permeable pavers was explored, however, a 20’ setback
requirement for infiltrating stormwater practices from a wastewater absorption field presents
complications. Furthermore, stepping stone and mowed grass paths have been proposed to
increase site permeability. Additional site improvements will include vegetated swales, native
tree plantings, and native shoreline plantings. All proposed exterior site lighting will be “dark sky”
compliant. These proposed site elements are illustrated on the site plan, L-1.10.
All utilizes will be new – potable water service will be provided via a proposed well. A new
enhanced wastewater treatment system will be installed. Existing overhead electric service lines
will be buried if possible.
A fully compliant stormwater management system is also proposed which will meet all
requirements of the Town of Queensbury Stormwater Management Regulations in addition to
the Lake George Park Commission’s Stormwater Management Program. Permeable decorative
concrete pavers will be used for the motor court and lakefront patio and will attenuate and treat
runoff from the roof and areas with pavers. A rain garden will capture, treat, and infiltrate
stormwater from another portion of the roof. A gravel trench will capture and treat runoff from
the asphalt driveway.