Cover Letter900 Route 146 Clifton Park, NY 12065
(P) 518.371.7621 edpllp.com
May 19, 2022
Attn: Stephen Traver, Planning Board Chairman
Attn: Mike McCabe, Zoning Board of Appeals Chairman
Laura Moore
Planner
Town of Queensbury
742 Bay Road
Queensbury, NY 12804
Regarding: 3&5 Antigua Rd - Proposed Site Improvements
Tax I.D. 239.17-1-2
Site Plan and Area Variance Review
Dear Ms. Moore, Mr. Traver, and Mr. McCabe
Submitted for your distribution are the revised Site Plan Review and Area Variance Review documents for the
referenced project at 3&5 Antigua Road. Please see below for a description of the plan revisions and list of
documents.
The revised plans include modifications to the guest house with the footprint of the structure being reduced
from 1,832 sf to 1,225 sf. The guest cottage has also been moved forward on the property, further from the
lake and completely into the Town of Queensbury, while maintaining the same finished floor elevations. This
has resulted in a reduction in the building height from 31’ to 29.4’ and therefore a reduction in the variance
request. The guest house will still tie into an existing wastewater system also in the Town of Queensbury.
The proposed driveway on the northern side of the guest house has been revised to include a permeable
stone section for stormwater management and to reduce the overall footprint. The guest house was revised
to flip the garage access from north side to south side and therefore a new paved driveway access is proposed
on the southern side of the garage to allow access. Overall, with the addition of the permeable gravel and the
other modifications to the site the total permeability increased from 65.35% to 68.55% which will reduce the
variance request.
The covered patio/outdoor kitchen area has been revised to connect to the guest house on the lake side and
expanded to cover more patio area. The outdoor kitchen, which is now split between the Towns of Queensbury
and Lake George, will have a stone fireplace/chimney, barbecue grill, refrigerator, sink, counter space, and
other related amenities and appliances associated with outdoor meal preparation and dining. The sink will tie
into the nearby existing septic tank associated with the main house. This open-air structure will be covered
with a hip roof and will use materials that compliment other elements in the building and site design including
wooden timbers and granite. The proposed covered patio/outdoor kitchen will be located approximately 63 ft,
from the shoreline, which is consistent with the originally proposed setback from the covered outdoor kitchen
structure, and therefore we are applying for a shoreline setback variance. However, it should be noted that
the portion of the proposed structure located within 75 ft of the shoreline is entirely within the Town of Lake
George and the APA Moderate intensity land use, both of require a 50 ft shoreline setback. It should also be
noted that the entire Town of Queensbury portion of the project site is located outside of the 75-shoreline
setback.
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900 Route 146 Clifton Park, NY 12065
(P) 518.371.7621 (F) 518.371.9540 edpllp.com
Laura Moore
May 19, 2022
Page 2
Stormwater management revisions include the expansion of permeable pavers on the lake side of the guest
cottage which will be within 100 ft of Lake George and therefore require a variance. The stormwater devices
for the driveways and guest house were relocated further from the lake and outside the 100 ft setback.
Additional site modifications within the Town of Lake George include a new patio layout with a grass lawn strip
bisecting the patio to allow for further separation of the main house and guest cottage from the pool and
retaining walls as well as to add more green area on the lake side of the house. The pool area has been
slightly modified to include a separate hot tub area. The permeable patio area within Lake George has also
been revised to increase the setback to the lake from 29 ft to 41 ft.
Small ornamental trees and large shrubs will be planted at the base of the retaining wall on the Town of Lake
George to reduce the visual impact from the lake and existing landscape beds will be renovated and restored.
The retaining wall will be concrete construction with natural granite veneer to match other architectural and
site elements. Natural stone steps will provide access to the lower lawn and landscaped areas closer to the
lake. The total length of the retaining wall has been reduced from 168 ft to 163 ft.
Enclosed herewith are the following items related to Planning Board and Zoning Board of Appeals submittal
and review for the proposed modifications to the existing residential property at 3 Antigua Road.
1.) Site Plan Review Application (Site Data and FAR Sheets only)– Fifteen (15) Copies to PB only
2.) Area Variance Application (Site Data and FAR Sheets only) – Fifteen (15) Copies to ZBA only
3.) Site Plan Drawings (x2):
A. Three (3) copies – 22” x 34” Full Size
B. Twelve (12) copies – 11” x 17” Half Size
4.) Architectural Drawings – Fifteen (15) copies – 11” x 17” Reduced Size
On behalf of the Applicant, 3 Antigua Road LLC, we respectfully request that you place this application on the
agenda for the next available Planning Board and Zoning Board of Appeals Meetings. If additional information
is required, please contact our office at your earliest convenience.
Regards,
Brandon Ferguson, P.E.
Environmental Design Partnership
Cc: Joseph Gross (Applicant) via email
Jon Lapper (Applicant Attorney) via email
Ethan Hall (Project Architect) via email