2007-087 TOWN OF QUEENSBURY
742 Bay Road,Queensbury,NY 12804-5902 (518) 761-8201
Community Development- Building &Codes (518) 761-8256
CE RT I F I CAT E OF OCCUPANCY
Permit Number. P20070087 Date Issued: Friday, May 25, 2007
This is to certify that work requested to be done as shown by Permit Number P20070087
has been completed.
Tax Map Number. 523400-252-000-0001-075-004-0000
Location: 2999 STATE ROUTE 9L
Owner. CAPITAL REGION PROPERTIES, LLC
Applicant: CAPITAL REGION PROPERTIES, LLC
This structure maybe occupied as a:
Commercial Alteration By order of Town Board
TOWN OF QUEENSBURY
Issuance of this Certificate of Occupancy DOES NOT relieve the
property owner of the responsibility for compliance with Site Plan, )avp
Variance, or other issues and conditions as a result of approvals by the Director of Building&CodW Enfo ment
Planning Board or Zoning Board of Appeals.
TOWN OF QUEENSBURY
742 Ba lio ~~
y ad, Queensbury, NY 12804-5902 (518) 761-8201
-~
Community Development -Building & Codes (518) 761-825
BUILDING PERMIT
Permit Number: P20070087 Application Number. A20070087 ~V
~~ ~
Tax Map No: 523400-252-000-0001-075 00 000 (V
Permission is hereby granted to: CAPITAL REGION PROPERTIES, LLC
Forpropertylocatedat: 2999 STATE ROUTE 9L ~
J
in the Town of Queensbury, to construct or place ~
at the above locatron in accordance with application together with plot plans and other infom~ation hereto filed
and approved and in compliance with the NYS Uniform Building Codes and the Queensbury Zoning
Ortlrnance' Type of Construction Value ..
Owner Address: CAPITAL REGION PROPERTIES, L Commercial Alteration $3,000.00
1754 CENTERAL Ave
ALBANY, NY 12205-0000 Total value $3,000.00
Contractor orBuilder shame /Address
PAUL GENTNER
14 NOAH Dr
QUEENSBURY, NY 12804-0000
Plans & Specifications
Electrical Inspection Agency
2007-087
CABIN #1 Dunham's Bay Resort: 1296 sq ft commercial alteration conversion of two hotel units into one
$155.52 PERMIT FEE PAID -THIS PERMIT EXPIRES: Thursday, May 15, 2008
(If a longer period is required, an application for an extension must be made to the code Enforcement Officer
of the Town of Queensbury before the expiration date.)
,!
Dated at the Tow~f b ~ TAI y 15, 2007
A
SIGNED BY ,~ for the Town of Queensbury.
Director of Building & Code Enforcement
TOWN OF QUEENSBURY
742 Bay Road, Queensbury, NY 12804-5902 (518) 761-8201
Permit Number:
Tax Map No:
Community Development -Building & Codes (518) 761-8256
BUILDING PERMIT
P20070087 Application Number. A20070087
523400-252-000-0001-075-004-0000
Permission is hereby granted to: CAPITAL REGION PROPERTIES, LLC
For property located at:
2999 STATE ROUTE 9L
in the Town of Queensbury, to construct or place
at the above location in accordance with application together with plot plans and other information hereto filed
and approved and in compliance with the NYS Uniform Building Codes and the Queensbury Zoning
Ordinance. Type of Construction Value
Owner Address: CAPITAL REGION PROPERTIES, L
1754 CENTERAL Ave Commercial Alteration $3,000.00
ALBANY, NY 12205-0000 Total value $3,000.00
Contractor or Builders Name /Address
PAUL GENTNER
14 NOAH Dr
QUEENSBURY, NY 12804-0000
Electrical Inspection Agency
Plans & Specifications
-087
1N #1 Durham's Bay Resort: 1296 sq ft commercial alteration conversion of two hotel units into one
$155.52 PERMIT FEE PAID -THIS PERMIT EXPIRES: Thursday, May 15, 2008
(If a longer period is required, an application for an extension must be made to the code Enforcement Officer
of the Town of Queensbury before the expiration date.)
Dated at the To of nsb ~ T d~, May 15, 2007
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SIGNED BY G for the Town of Queensbury.
Director of Building & Code E orcement
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TAX MAP NO. PERMIT NO._~~ ~ ~i`l / - ; _ ~ , ~~"
FEES: PERMIT~~ ECREATION ENGINEERING ; ~ `~
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' (If applicable) ; ~ OINA-~-r °c,ru4~,v.~~WRY
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PRINCIPAL STR iiCT URE:
APPLICATION FOR ZONING APPROVAL F~ BUILDING PERMIT
A PERMIT MUST BE OBTAINED BEFORE BEGINNING CONSTRUCTION. APPLICATION IS SUBJECT TO
REVIEW BEFORE ISSUANCE OF A VALID PERMIT FOR CONSTRUCTION.
APPLICANT/BUILDER: ~~.v~ Gen'~'~n2~
OWNER: !~"~ IGn ~otds3e„n
ADDRESS: L 4 I~oa1~ l~C'W Q I~~Qr~u r~rk N ~.
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PHONE NOS.__ 577- $$3g
ADDRESS: ~~• ~e X g~f ~ Gce.~nb~s(n N~
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PHONE NOS.__ S?Z-$$3C~
CONTACT PERSON FOR BUILDING & CODES COMPLIANCE:~avt Gen~net PHONE: 57 7- 8838
LOCATION OF PROPERTY: Z9 `~ 9 (?~ g L~ ~Q l(Q G~,~e N 4~ t 2 g y s
SUBDIVISION NAME:
PLEASE INDICATE MEASUREMENTS AS REQUIRED BELOW:
CHECK ALL THAT z
APPLY TO YOUR z ~ ~ 0 ~i c1 w ~
PROJECT
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SINGLE FAMILY
TWO-FAMILY
MULTI-FAMILY
(NO. of UNITS_~
TOWNHOUSE
BUSINESS OFFICE
RETAIL-
MERCANTILE
FACTORY OR
INDUSTRIAL
ATTACHED
GARAGE(1,2,3)
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IF COMMERCIAL OR INDUSTRIAL -NAME OF BUSINESS: L7v,~~O~~n'S ~~.r I?ocnc~
ARE THERE STRUCTURES t~OT SHOWN ON PLOT PLAN? ~ O
ARE THERE EASEMENTS ON PROPERTY? ~2S .
I acknowledge no construction activities shall be commenced prior to issuance of a valid
permit. I certify that the application, plans, and supporting.materials are a true and
complete statement/de~cription of the work proposed, that all work will be performed in
accordance with the NY State. Building Codes, local building laws and ordinances, and in
conformance with local zoning regulations. I acknowledge that prior to occupying the
facilities proposed, I or my agents will obtain a certificate of occupancy. I also understand
that I/we are required to provide an as-built survey by a licensed land. surveyor ~of all newly
constructed facilities prior to issuance of a certificate of occupancy.
I have read agree to the hove..
Signed
Director of Building & Codes: 761-8256 (for questions regarding Building Permits, construction
codes or septic systems)
Zoning Administrator: 761-8218 (for questions regarding required permits, the permit process,
application requirements or to schedule an appointment)
; ;
; Permission is hereby granted to the above ;
Applicant to erect or alter the building ;
described herein in accordance with said
Application: ;
BUILDI G CODES A P VAL ;
ty
DAT '
;
; This application /proposed action described
herein is found to be in accordance with the ;
zoning Laws of the Town of Queensbury.
ZONING APPROVAL
' ,
DATE ;
Durham's Bay Resort
2999 State Rt. 9L
Lake George, NY 12845
(518) 656-9242
March 12, 2007
Dave Hatin
Director of Building and Codes
Town of Queensbury
742 Bay Road
Queensbury, NY 12804
D~ ~~
REGE!VE~
E_ t ~
TOVvN v~ •~.,~~,.,~~,CRY
BUILDING AND CODE
Dave,
Please find enclosed building permit application for Durham's Bay Resort. This
application is for the following work.
Conversion of two hotel units into one 1 BR suite. The scope of the project is to remove
approx. 8.5' of existing wall separating the two units and constructing of approx. 25' of
new 2" x 4" wall to create the two bedrooms. We will also be installing a mini kitchen
which will consist of a two burner cooktop and a 24" SS sink installed into two base
cabinets.
I have spoken to Mike Palmer about the fire code issues and he informs me that we are
within code on these items. His only concern was that we add one additions smoke
detector. This will give us a total of three per unit.
Please feel free to contact me with any questions or concerns you may have @
(518) 577-8838.
Sincerely,
~~ ~~~
Paul J. Gentner
Facilities Manager
Durham's Bay Resort
Multiple Dwelling, Hotel, Mot ,Apartment
Final Inspection Report
Office No.. (518) 761-8256 Date Inspection req eive
Queensbury Building & Code Enforcement Arrive: am m Depart: ~ a
742 Bay Road, 9ueensbury, NY 12804 Inspector's Ini ' ~
NAME: ~ PERMIT # : ~~~
LOCATION: yl LjZj~(e ~1 DATE: V~"'Zr~-b~
Y N NA
Chimne Hei ht / "B" Vent /Direct Vent Location
Plumb Vent Thru Roof Minimum b"
Roof Com lete
Exterior Finish Com lete /Finish Grade 6" In 10' Dro
Interior/Exterior Railings 34 Into 38 in. / 36" Landing,
Decks, Porches
Exterior Handrails, Balconies, Landin 30" Or More
Interior Handrails Balconies /Landin 30" Or More
Interior Handrails Stairs 1 or More Risers
Guardrails 42", Ballisters 4" Minimum S acin
Vestibules For Exit Doors > 3000 s . ff.
Doors 36" /Lever Handles
Headroom b' 8" on Stairs
Bathroom /Kitchen Waterti ht
Smoke Detectors: Every level, Every bedroom
Outside every bedroom, Interconnected Battery
Backu
Carbon Monoxide Alarm -lowest slee in level
Bathroom Fans / Plumbin Fixtures Com lete
Foundation Insulation
Fire Se aration, 3/a, 1, 2 hr.
Fire Walls 1, 2, 3 Hour /Fire Door g/a, 1 'h, 2 Hour
Handicapped Accessibility /Handicapped
Parkin /Si na e
Gas Lo In Sealed or Glass Enclosure
Gas Valve Shut-Off Exposed /Regulator 18" Above
Grade
Gas Furnace Shut-Off Within 30 ff. or Within Line Site
Oil Furnace S Furnace Area
Furnac ti Fresh Air Intake
Lo but-Off for Boiler
Relief Valve, at Tra /Water tem 110 De rees Max.
roofin Com lete, Penetration Sealed
Furnace In Se arate Room /Protected In Gara e
Li ht Ventilation er Room /Safe Glaain
Attic Access 30" x 20" x 30" H / Crawl S ace 18" x 24"
Final Electrical
Site Plan/Variance Re uired
Final Surve Plot Plan /Flood Plain Certification, if Re .
As-built Se tic S stem La out Re uired
Buildin / A artment Number on Buildin or Drivewa
Build Access All Sides b 20', Driveable S e 20" Wide
Oka To Issue Tem C manent CO (circ one)
Oka To Issue C/C
COMMENTS:
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L:\B&C APPLICATIONS-OFFICE USE\MULTIPLE DWELL1FtG-cTc
Multiple Dwelling, Hotel, Motel, Apartment
Final Inspection Report
Office No.. (518) 761-8256 Date Inspection reque eiv d:
Queensbury Building & Code Enforcement Arrive:~~~0 am ~ am,~
742 Bay Road, 9ueensbury, NY 12804 Inspector's Initials: ~ ~g g- q
NAME: ~v-~-~~,~~\- PERMIT # ;
LOCATION: ~y 1 L 11.E ~ ~~. DATE: v7 ° Z 3 ~ a~
Y N NA
Chimne Hei ht / "B" Vent /Direct Vent Location
Plumb Vent Thru Roof Minimum b"
Roof Com late
Exterior Finish Com late /Finish Grade 6" In 10' Dro
Interior/Exterior Railings 34 Into 38 in. / 36" Landing,
Decks, Porches
Exterior Handrails, Balconies, Landin 30" Or More
Interior Handrails Balconies /Landin 30" Or More
Interior Handrails Stairs 1 ar More Risers
Guardrails 42", Balusters 4" Minimum S acin
Vestibules For Exit Doors > 3000 s , ff.
Doors 36" /Lever Handles
Headroom 6' 8" on Stairs
Bathroom /Kitchen Waterti ht
Smoke Detectors: Every level, Every bedroom
Outside every bedroom, Interconnected Battery
Backu
Carbon Monoxide Alarm -lowest slee in level
Bathroom Fans / Plumbin Fixtures Com late
Foundation Insulation
Fire Se aration, 3/4, 1, 2 hr.
Fire Watls 1, 2, 3 Hour /Fire Door 3/a, 1 '/z, 2 Hour
Handicapped Accessibility /Handicapped
Parkin /Si na e
Gas Lo In Sealed or Glass Enclosure
Gas Valve Shut-Off Exposed /Regulator 18" Above
Grade
Gas Furnace Shut-Off Within 30 ff. or Within Line Site
Oil Furnace Sh - t Furnace Area
Furnace / t eratin rash Air Intake
Lo r Shut-Off for Boiler
R f Valve, H t Tra /Water tam 110 De rees Max.
Gara e Fire room Com fete, Penetration Sealed
Furnace In Se arate Room /Protected In Gara e
Li ht Ventilation er Room /Safe Glazin
Attic Access 30" x 20" x 30" H / Crawl S ace 18" x 24"
Final Electrical
Site Plan/Variance Re wired
Final Surve Plot Plan /Flood Plain Certification, if Re .
As-built Se tic S stem La out Re wired
Buildin / A artment Number on Buildin or Drivewa
Build Access All Sides b 20', Driveable Surface 20" Wide
Oka To Issue Tem C/O or Permanent CO (circle one)
Oka To Issue C/C
C
COMMENTS:
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L:\B&C APPLIGAIiVNJ-UfhlCa UJt\mUUlrlt uvvtuuv~.uuc
Framing /Firestopping Inspection Report
Office No. (518) 761-8256 Date Inspection request received:
Queensbury Building & Code Enforcement Arrive: am/pm Depart:
742 Bay Road, Queensbury, NY 12804 Inspector's Initials: ~~
NAME: ~ GPI ~ ~~
LOCATION: t-
TYPE OF STRUCTURE:
Y N /A
Framing
Attic Access 22" x 30" minimum
Jack Studs /Headers
Bracing /Bridging
Joist hangers
Jack Posts /Main Beams
Exterior sheeting nailed properly
12" O.C.
Headroom 6 ft. 8 in.
Stairwells 36 in. or more
Headroom 6 ft. 8 in.
Notches /Holes /Bearing Walls
Metal Strapping for Notches Top Plate
1 '/~ w 16 au e 8 16D nails each side
Draft stopping 1,000 sq. ft. floor trusses
Anchor Bolts 6 ft. or less on center
Ice and water shield 24 inches from wall
Fire separation 1, 2, 3 hour
Fire wa112, 3, 4 hour
i
Firestopping
Penetration sealed
16 inch insulation in cavi min.
Garage Fire Separation
House side'/z inch or 518 inch Type X
Garage side 5/8 inch Type X
Ceilin wall
Windows Habitable Space J Bedrooms I
24 in. (H)
20 in. (W)
5.7 sf above J below grade
5.0 sf ade
am/pm
PERMIT #: G ~ - G 7
INSPECT ON: /
COMMENTS
New York State Department of Environmental Conservation
Office of Environmental Quality, Region 5
232 Golf Course Road - P. O. Box 220, Warrensburg, New York 12885-0220
Phone: (518) 623-1238 FAX: (518) 623-1311
Website: www.dec.state.ny.us
May 2, 2007
Mr. John Salvador, Jr.
37 Alexy Lane
Lake George, NY 12845
Re: Dunham's Bay Lodge
SPDES Permit No. NY-0131601
Queensbury (T), Warrens (Co.)
Dear Mr. Salvador:
Alexander B. Grannis
Commissioner
This is in response to your letter and our recent telephone conversations regarding the above
referenced facility. Your concern focuses on the proposal before the Town of Queensbury
(Queensbury) to convert the existing motel units which do not have kitchenettes into motel units
with kitchenette facilities. Further, you noted concern with respect to how that proposal would
affect wastewater generation and State Pollutant Discharge Elimination System (SPDES) Permit
No. NY-013161, issued by the New York State Department of Environmental Conservation
(DEC or Department) for the subject facility.
I have reviewed Department files and have also discussed the Dunham's Bay Lodge proposal
with the Queensbury Building and Code Enforcement Office, who provided a copy of the subject
proposed modifications. You are correct that SPDES Permit No. NY-0131601 authorizes a
sanitary discharge to groundwater of 1,920 gallons per day (gpd). You are also correct that the
discharge was based upon six 4-unit motel buildings and a 20 percent flow reduction for the use
of water saving fixtures. DEC Design Standards for Wastewater Treatment Works in the Lake
George Drainage Basin, dated July 1989 (LG Standards), provided guidance on wastewater
generation for system design. As we have discussed, the LG Standards Table 3-B, Expected
Hydraulic Loading Rates, provides for 100 gpd per motel unit without kitchenette and 150 gpd
per motel unit with kitchenette. Both of these loadings may be reduced by twenty percent when
water saving fixtures are used.
Your letter and the information provided by Queensbury agree that the proposal is to convert
two adjacent single bedroom units into a single 2 bedroom unit with kitchenette. Each motel
building may undergo this proposed transformation. I have provided the following table to show
wastewater design flows based upon the relevant information:
Facility Type LG Standards Water Saving Units per Total Number Total Design
Design Flow Fixture
~ Building of Units Flow
(gpd/unit) Design Flow (6 building) (gpd/unit x #
(gpd/unit) units)
Motel unit 100 80 4 24 1,920
(w/o kitchenette)
Motel unit 150 120 2 12 1,440
with kitchenette
Mr. John Salvador, Jr. May 2, 2007
Re: Dunham's Bay Lodge
SPDES Permit No. NY-0131601
Queensbury (T), Warrens (Co.)
Page 2
You will note that the above table contradicts your claim that the proposed motel changes would
yield a 50 percent increase in wastewater design flow. In fact, based upon the conditions
presented and the LG Standards, the proposed changes would result in an 80 gpd per building
design flow reduction, or, in other terms, a 25 percent reduction in total calculated design flow.
Actual flows will vary, however, a reduction in-flow would remain as the expected result from the
presented proposal.
Your argument that motel units with kitchenettes could potentially be used in a manner of
occupancy less transient in nature, such as a substitute for an apartment or other more
long-term housing, is a matter that you should discuss with Queensbury. Further, questions on
Queensbury's definition of a motel and/or motel unit, as you have quoted to me, and how it
applies to the Dunham's Bay Lodge proposal will also have to be addressed to Queensbury.
Other concerns with the regulation of transient lodging may be addressed with the New York
State Department of Health.
Sincerely, ...-
_~_-
Michael A. Dauphinais, Jr.
Environmental Program Specialist 2
Division of Water
MAD:Ic
cc: A. Gabalski - NYSDOH
M. White - LGPC
D. Hatin - (T) Queensbury
Dunham's Bay Lodge
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TOY1~N OF QUEENSBURY
742 Bm/ Izoad, Qiieensbiiri~, N1'. "12804-5902
May 8, 2007
Paul Gentner
Facilities Manager
Durham's Bay Resort
2999 State Rte. 9L
Lake George, NY 12845
Re: Proposed improvements
Tax Map No: 252-1-75.4
Dear Mr. Gentner:
I am writing to you in response to your March 6, 2007 letter addressed to Dave Hatin of this
office. I have reviewed your letter along with Building Permit applications 2007-87, 88, 89, 90,
91, 93 and 94.
The property in question is located within a Rural Residential, (RR-3A) zoning district within the
Town of Queensbury. Your current use of the property is classified as a MOTEL per the Town
of Queensbury Zoning Ordinance. A motel use within the RR-3A zoning district is not an
allowable use by right. As such, your current use of the property is considered to be a pre-
existing, non-conforming use.
As I understand your proposal, as outlined in your letter, you wish to convert the 24 cottage units
into i 2 cottage units all within the existing 6 buildings located southerly of the main lodge.
Also, I understand your intentions to include the completion of the locker room facilities
adjacent to the indoor pool, the addition of a 1 bedroom suite on the third level and the addition
of a 260 sf walk-in-cooler adjacent to the existing kitchen all of which aze located in the main
lodge.
Additionally, based on our previous conversations and my subsequent conversations with Tom
Jarrett, PE of Jarrett/Martin Engineering regazding your project, it is my understanding that your
project may include construction of additional outdoor seating areas and an additional pool
facility. None of these items have been formally presented to this office for a determination;
however, I will offer my position on the same, which may be subject to change pending the
submission of additional detailed information.
As referenced above, the Durham's Bay Resort complex is apre-existing, non-conforming use
within the RR-3A zone. No expansion, enlargement of services or facilities, increase in intensity
of use or facilities may occur without the granting of a Use Variance by the Town of Queensbury
Zoning Board of Appeals. To date, no such approvals have been applied for or granted for your
project.
"Howe of Naturnl Beauty... A Good Place to Line"
While the conversion of the 24 seasonal use cottage units to 12 seasonal use cottage units does
not, on the surface, appear to represent an expansion, should the conversion of the units include
conversion from seasonal use to year round use, such a change will constitute an increase in the
intensity of the use and be subject to a Use Variance prior to commencement. It is uncleaz to me,
from the plans that you have submitted, if such a seasonal to year round conversion is planned
for the cottage units. Please provide clarification on this matter so that a final determination can
be made relative to your pending Building Permit applications.
The addition of a 1 bedroom suite (Bridal Suite), a 260 sf walk-in-cooler, a pool facility and
outdoor seating azeas constitute an expansion of the use and an enlargement of the facilities and
shall be subject to a Use Variance prior to commencement.
This letter will serve as a written notification of my determination and written notice to STOP
WORK on any areas identified as being subject to a Use Variance if any such work has begun.
I also note, as referenced in your letter, that your proposal includes cosmetic improvements to
the restaurant and kitchen areas for, what I can only assume to be an attempt to make the
restaurant more appealing to the general public in addition to your lodge guests. Please confirm
that your project site can support the parking requirements for the lodging use along with the
restaurant use in the event that both uses are operating at full capacity independently of each
other.
Should you have any additional questions or comments please do not hesitate to contact this
office. We await your submittal of the requested information.
Sincerely,
Town o`.~ Queensbury
Haig Brown
Zoning Administrator
CB/sh
Cc: Michael Borgos, Esq. (via fax as requested )
L:\Craig Brown120071etters\Gentner DB Resort 5_4_07.doc
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May n, 2oa7
Gaig ~,
Zoning Administtn6or
Town of 4ueensbury
742 Bay Road
Queensbuty, NY t28o4
Dear Mr. Brown,
! have tevieuued Sour letter datt~ed May ~ 2007 and this te#ber is i5o inform You that we
are not changing the use of the fadlity,
We are also reserving our right to provide verifiootion that the cottages are not
seasonal.. and have been used beyond six months pet. yew..
~Y.
~~~~.
Paul Gerstner
Facilities Manager