Staff notes for 6/21/2022
Town of Queensbury Planning Board
Community Development Department Staff Notes
June 21, 2022
Site Plan 25-2022 3 ANTIGUA ROAD, LLC.
3 & 5 Antigua Road/ Waterfront Residential/ Ward 1
SEQR Type II
Material Review: application, site drawings, elevations, floor plans, stormwater details
Parcel History: AV 59-2014, AV 22-2022
Warren Co Referral Sent: May 2022/Comments: NCI
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Requested Action
Recommendation to the Zoning Board of Appeals
Resolutions
1. Recommendation
Project Description
Applicant proposes to construct a new 1,225 sq ft home with an 845 sq ft covered patio footprints; new total
floor area is 3,979 sq ft. The new home will be greater than 28 ft. The driveway area includes 7,483 sq ft of hard
surfacing and 1,170 sq ft of permeable pavers. The parcel that is located in the Town of Queensbury adjoins a
parcel that is in the Town of Lake George that has frontage on the lake. The project includes new area for the
outdoor kitchen that is located in both the Town of Lake George and Queensbury. Pursuant to Chapter 179-9-
020, 179-6-065, 179-3-040 and Chapter 147, site plan for a new floor area in a CEA shall be subject to Planning
Board review and approval. Variance: Relief is sought for setback, height. Planning Board shall provide a
recommendation to the Zoning Board of Appeals.
Staff Comments
• Location-The project is located at 5 Antigua Road of 0.74 acre parcel.
• Arrangement- The project on the Queensbury parcels includes a property with a home that was a total loss
due to fire. The current site contains the hard surface area of the driveway area.
• Site Design- The project includes construction of a new home on the Queensbury parcels, new hard
surfacing area, and improvements to the existing Lake George home with a new entry way and new updates
for the outdoor kitchen area.
• Building – The building is to be 1,225 sq ft footprint and 3,979 sq ft of floor area on the Queensbury
parcels. The home is to be 29 ft 5 inches in height. The covered outdoor cooking area portion in
Queensbury is 875 sq ft and includes portion of the support/retaining wall areas on the north and west side
of the covered cooking area.
• Site conditions- The project includes improvements to the hard surface parking area that access the main
house and the new guest house.
• Grading and drainage plan, Sediment and erosion control-The project includes stormwater management –
depression areas and permeable paver areas. The plans have been forwarded to the Town designated
engineer for review and comment.
• Landscape plan-The plans show the existing shoreline planting and the photos also show the existing
plantings for the shoreline of Lake George in the Town of Lake George
• Site lighting plan-The plans indicated typical residential lighting to be installed.
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• Utility details-The applicant has indicates they will use the existing septic system on site and will draw
water from lake. The septic system was installed in 1990 the home 2 Bedroom home. The existing septic
system would support 4- bedrooms per the septic certification provided by EDP.
• Elevations-The home is to be 29 ft 5 inches in height. There are three levels of the home lower level, main
floor, and upper floor level. The plans show there is a two car garage.
• Floor plans-The plans show the lower level with a game room, the main floor has dining room area, and the
upper level has the bedrooms. Note one of the kitchens will need to be removed – applicant has confirmed
the lower kitchen to be removed.
• Waivers-Planning staff has reviewed the applicants request for waivers that include items, h. signage r.
construction/demolition disposal s. snow removal.
• The waivers requested–Staff finds it reasonable to request a waiver as these items are typically
associated with commercial projects. The applicant has provided information about the project g. site
lighting, j. stormwater, k. topography, l. landscaping, n traffic, o. commercial alterations/ construction
details, p floor plans, q. soil logs,
• Pursuant to Section 179-9-050 the Planning Board may grant waivers on its own initiative or at the
written request of an applicant. The Board is to review the waivers and to determine if they are to be
granted.
Nature of Variance
The construction of the new home requires relief from height where 29 ft 5 inches is proposed and 28 ft is the
maximum height allowed; relief of 1 ft 5 inches. Relief for rear setback is proposed to be 0 ft setback where 30
ft is required.Relief is requested for the stormwater devices located less than 100 ft from the shoreline where 24
ft is proposed. The covered outdoor kitchen is located 63 ft from the shoreline where a 75 ft setback is required.
Permeability is being improved from 58.12 % to 68.55% where 75% is required no variance is necessary as it is
an improvement.
Summary
The Planning Board is to provide a recommendation to the ZBA in regards to the relief requested for setbacks,
setback of stormwater device, and height.
Meeting History: PB: 5/17/2022, 5/26/2022; ZBA: 5/18/2022