1.2 1.2
WASTEWATER-SEWER\APPROVE\Arnold Lodge—Replacement Holding Tank-Bigger—In APA-9-25-2023
RESOLUTION APPROVING THE ARNOLD LODGE LLC'S APPLICATION
FOR SANITARY SEWAGE DISPOSAL VARIANCES
RESOLUTION NO.: 12023
INTRODUCED BY:
WHO MOVED ITS ADOPTION
SECONDED BY:
WHEREAS, The Arnold Lodge LLC (Applicant) filed an application for variances from
provisions of the Town of Queensbury On-Site Sewage Disposal Ordinance, Chapter 136, §136-11
which requires applicants to obtain a variance for a holding tank and a variance from §136-11A as the
Applicant wishes to install two (2)2,000 gallon capacity concrete septic holding tanks as a replacement
septic system, for a total capacity of 4,000 gallons, in lieu of the required 3,500 gallon capacity on
property located at 301 Cleverdale Road in the Town of Queensbury, and
WHEREAS, the Town Clerk's Office published the Notice of Public Hearing in the Town's
official newspaper and the Local Board of Health duly conducted a public hearing concerning the
variance requests on Monday, September 25t', 2023, and
WHEREAS, the Town Clerk's Office has advised that it duly notified all property owners
within 500 feet of the subject property,
NOW, THEREFORE, BE IT
RESOLVED,that
1. due to the nature of the variances, the Local Board of Health determines that the
variances would not be materially detrimental to the purposes and objectives of this
Ordinance or other adjoining properties nor otherwise conflict with the purpose and
objectives of any Town plan or policy; and
2. the Local Board of Health finds that the granting of the variances is necessary for the
reasonable use of the land and are the minimum variances which would alleviate the
specific unnecessary hardship found by the Local Board of Health to affect the
Applicant; and
BE IT FURTHER,
RESOLVED, that the Local Board of Health hereby approves the application of The Arnold
Lodge LLC for variances from the Sewage Disposal Ordinance to allow installation of two (2) 2,000
gallon capacity concrete septic holding tanks as a replacement septic system, for a total capacity of
4,000 gallons, in lieu of the required 3,500 gallon capacity on property located at 301 Cleverdale Road
in the Town of Queensbury and bearing Tax Map No: 226.12-1-5, and
BE IT FURTHER,
RESOLVED, that the Town Board authorizes and directs the Town Clerk to forward by
certified mail a certified copy of this Resolution to the Adirondack Park Agency for its review, and
BE IT FURTHER,
RESOLVED, that this approval Resolution shall not be effective until 30 days after such notice
to the Adirondack Park Agency and shall be subject to review by the Adirondack Park Agency during
such period.
Duly adopted this 25t'day of September, 2023,by the following vote:
AYES
NOES
ABSENT:
Road
Queensbury, NY 12804 04
Hutchins Engineering PLLC Phone: (518)745-0307
9 9 Fax. (518)745-0308
fret 234sg
September 6, 2023 v`�
Town of Queensbury Local Board of Health ECEjVED
SEP-6 ins
742 Bay Road NUEENSgURY ti
Queensbury NY 12804 m 'DER' OFFICE y>°
Re: The Arnold Lodge LLC—
Joseph V. Arnold, Joseph V. Arnold, Jr., Judith Burkhard, John Arnold - Members b E Z y V:d
301 Cleverdale Road, Tax Map ID: 226.12-1-5
Septic Variances for new Holding Tanks Installation
Dear Supervisor Strough & Board Members:
This office represents The Arnold Lodge LLC with respect to holding tanks installation at their 301
Cleverdale Road parcel. The existing on-site wastewater treatment system consists of a septic tank
with a failed absorption, as noted by the Lake George Park Commission during their May 25, 2023
inspection. The outlet to the septic tank has been capped and the tank is being used as a temporary
holding tank.
Given the parcel's size, geometry and native soils, it would be very difficult to install a compliant
absorption field upon the parcel, therefore our clients propose to install (2) 2000-gallon holding tanks for
the new system.
Septic variances are requested for the Holding Tanks installation and for the sizing of the tanks
exceeding the Town's requirements (3500 gallons required, 4000 gallons proposed). All required
setbacks will be met for the tanks.
Enclosed please find 9 sets of submission packages. We respectfully request that this item be placed
upon the agenda of the next town board meeting. Please contact me with any questions that you may
have. Thank you for your assistance with the project.
Best Regar
Lucas W. Dobie, P.E.
Associate/Partner—Design Engineer
Enclosures
C.c—Judi Burkhard —Member of The Arnold Lodge LLC
SEPTIC VARIANCE
OKceUseOnly
Permit#:
APPLICATION Permit Fee:$
Town of awn ry
Invoice#:
742 Bay Road,Queensbury,NY 12804
Approvals:
P:518-761-8256 www.pueensbury.net tJ, s 2 3 4 S
B)
?4'
Submittal: 1 (one) original &8 copies of the completed application agOECEIV
ED
PLEASE PRINT LEGIBLY OR TYPE, PLEASE INCLUDE AN EMA 6 SEP-g 2023
QUEENSEpRy sZ
Section 1: e`CLEfg OFFICE L
The Arnold Lodge LLC y
Contact Information: Joseph V.Arnold, Joseph V. Arnold, Jr., E L V W
Property Owner(s): Judith Burkhard, &John Arnold-Members owner s Agent; Hutchins Engineering PLLC
Address: 15 The Concourse Address: 169 Haviland Rd
Albany, NY 12203 Queensbury, NY 12804
Phone#: Phone#: (518)745-3070
Email: Judith.burkhard@bbrown.com Email: Iwdobie@hutchinsengineering.com
Section 2:
Site Information:
Site Address: 301 Cloverdale Rd, Queensbury, NY 12804 Tax lD#: 226.12-1-5
Directions to Site:
Section 3:
Distance from well on property to septic system (if applicable) feet
Section 4:
Is it possible to install a conforming septic system on this property? ❑Yes ❑� No
If YES, please explain and attach a diagram:
Section 5:
Does the proposed system meet setback requirements for distance from wells&septic systems on neighboring
properties? Wes No If NO, please explain:
Section 6:
Is the proposed system to be installed under a parking area? El Yes ❑ No
Section 7:
Section of the Sanitary Sewage Ordinance from which you are seeking the variance(i.e.leaching system will be 89 ft.
from well in lieu of required 100 ft.): S 136-11 - Holding Tank Installation &4000 gal volume instead of 3500 gal
septic Variance Application Revised December 2021
4 Section 8:
List the names, parcel addresses, and tax map numbers of all adjoining property owners. You may obtain this
information from the Town of Queensbury's Assessor's Office:
North Name Douglas & Susan Livingston
Address 303 Cleverdale Rd, Queensbury, NY 12804
Tax Map ID 226.12-1-7
South Name Tia & Harley Griffiths
Address 299 Cleverdale Rd, Queensbury, NY 12804
Tax Map ID 226.12-1-3
East Name Albert Freihofer
Address 300 Cleverdale Rd, Queensbury, NY 12804
Tax Map ID 226.12-1-85
West Name Mitchell Matthews
Address 64 Mason Rd, Queensbury, NY 12804
Tax Map ID 226.12-1-6
Section 9:
OWNER STATEMENT
I/We do hereby relieve the Town of Queensbury from any liabilities on the plumbing and septic system located at:
301 Cleverdale . I/We realize that putting the well, septic tank or leaching system less than the required feet
from the may increase the risk of pollution.
Owner—Print Name: Judith Burkhard - Member, The Arnold Lodge LLC
Owner—Signature: Juditiv8u.ri h.aa"c' Date: 9/5/2023
Section 10:
NEIGHBOR ORTENANT RELEASE STATEMENT(if applicable)
I/We do hereby relieve the Town of Queensbury from any liabilities on the plumbing and septic system located at: I/We
realize that putting the well, septic tank or leaching system less than the required feet from the
may increase the risk of pollution.
Neighbor/Tenant—Print Name:
Neighbor/Tenant-Signature: Septic variance Application Date:
Revised December 2021
Section 11:
AUTHORIZATION AND SIGNATURE PAGE
This page includes the Authorization to Act as Agent form, engineering fee disclosure, authorization for site
visits,other permit responsibilities and agreement to provide documentation required.
Complete the following if the OWNER is using an Agent:
The Arnold Lodge LLC-Joseph Arnold, Joseph Arnold Jr,John Arnold &Judith Burkhard, Members
Owner's Name:
Designates: Hutchins Engineering PLLC as agent regarding the Septic Variance for
Site Address: 301 Cleverdale Rd, Queensbury, NY 12804
Tax Map#: 226.12-1-5
Engineering Fee Disclosure: Applications may be referred to the Town consulting engineer for review of septic
design, storm drainage,etc. as determined by the Town Board of Health. Fees for engineering review services
will be charged directly to the applicant.
Authorization for Site Visits: By signing this page and submitting the application materials attached herein,the
Owner,Applicant and his/her/their agent hereby authorize the Town Board of Health, building and code
Enforcement Officers and Town Engineer to enter the subject properties for the purpose of reviewing the
application submitted.
Please Note: Other permits may be required for construction or alteration activity subsequent to approval by
the Town Board of Health. It is the applicant's responsibility to obtain any additional permits.
Official Meeting Minutes Disclosure: It is the practice of the Town Board of Health to have a designated
stenographer tape record the proceedings of the meetings resulting from the application, and that the
minutes transcribed from those tapes constitute the official record of all proceedings. If there is a discrepancy
between such record and the handwritten minutes taken by the designated stenographer,the handwritten
minutes shall be deemed the official record.
I,the undersigned, have thoroughly read and understand the instructions for submission; agree to the
submission requirements and completed checklist:
OWNER—PRINT NAME: The Arnold Lodge LLC - Judith Burkhard, Member
OWNER—SIGNATURE: jadith/Bu.vkhavd/ DATE:_9/5/2023
AGENT—PRINT NAME: Lucas W. Dobie, P.E.
AGENT—SIGNATURE DATE: 7/05
Revised December 2021
Septic Variance Application
HOLDING TANK SIZING
3-BEDROOM RESIDENCE
WATER SAVING FIXTURES - INSTALL NEW FIXTURES AS NEEDED
(1.6 GPF MAX. FLUSH, 3.0 GPM MAX. FAUCETS)
NEIGHBORING DESIGN FLOW - 110 GPD/BEDROOM
226.12-1-7 RESIDENCE SYSTEM DESIGN FLOW - 330 GPD
LANDS NSF OF NYSDOH MINIMUM SIZING - 5-DAYS DESIGN FLOW - 1650 GALS
ED
DOUGLAS LIVINGSTON REPUT
LAKE WATER
SUPPLY
NOTE: NO WELLS
ARE VISIBLE ---- ---___ WITHIN SW OF -- --- -- — --- - -- --.
PROP. HOLDING TANKS
laaaaasse■■Manual ■■M=■■=■.■■01110MMU■■■gym■■ I N==L,=R, M�=R.N:OUTG.S■gym■■
TRAP TED
226.12-1-6
RECAST CONCRETE HOLDING
LANDS N/F OF ANK CONNECTED IN SERIES LAKE WATER ■
J
SUPPLY ■
MITCHELL MATTHEWS r — — —io' P �. sereacK(w�wl — — — — — _ _ _ _ _ _ _ — — _ _
— —
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3 3� to
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m O ��= DECK '�
---_
3 BEDRO y a
O
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RE5jrDENCj �
L------ --- —�-_
g/I ■
GRASSED
DRIVE
— � � H-ao HOUSE SEWER GASSED � ■
— — — 14" PER FT. MIN. SLOPE D ■
■ ■ ..,.�...._... _........... _......._ .. RIVE
EXISTING P.L. FROM WARREN COUNTYGIS ' ■ '■'� t'---a" ■
EXIST. SEPTIC TANK
& ABSORPTION AREA
TO BE REMOVED
1/4" PER FT. 4" PVC SCH-40
MIN. SLOPE _ HOUSE SEWER ,
TOP TO BASE SEAM TO BE
BUM SEALED AND 12" WIDE
EXTERIOR BUTYL WRAP TO BE
PLACED AROUND THE PERIMETER
OF SEAM PRIOR TO BACKFILL
EXTERIOR OF TANKS TO BE
COATED WITH ASPHALT
EMERSION COATING
4" PVC INLET
TEE -BAFFLE &
TAILPIECE (TYR)
226.12-1-3
LANDS N/F OF vacaNr Lor
HARLEY & TIA GRIFFITHS
Wastewater Replacement Plan
Scale: 1 " = 10'
Graphic Scale
10 0 5 10 20 40
(In Feet)
APPROXIMATE CAST IRON MANHOLE COVER
FINISHED GRADE W/WATERTIGHT INSERT, QTY. 2
PRECAST CONCRETE
RISER
APPROXIMATE CAST IRON MANHOLE COVER
FINISHED GRADE W/WATERTIGHT INSERT, QTY. 2
PRECAST CONCRETE
RISER
12" MIN. COVER
OUTLET OUTLET a
4" PVC
CONNECTOR PIPE
16" INSTALLED LEVEL
2000 GAL HEAVY DUTY - 1-PIECE TANK W/COVER
TRAFFIC RATED PRECAST CONCRETE HOLDING TANK
12" COURSE OF
3/4-1-1/2" STONE
Imo— 12" MIN. COVER I
°.
,a
MAXIMUM LIQUID LEVEL
WASTEWATER SYSTEM SETBACK REQUIREMENTS
STREAM, LAKE,
PROPERTY LINE
HOUSE
WATERCOURSE,
WELL.
WETLAND
SEPTIC TANK
10'
10'
50'
50'
ABSORPTION FIELD
10'
20'
100'
100'
(TOE OF FILL)
12" COURSE OF
3/4-1-1/2" STONE
HOLDING TANKS DETAIL
NTS
P
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v
TOWN OF QUEENSBURY REQUIRED HOLDING TANKS CAPACITY - 3500 GALS
- INSTALL (2) 2000 GAL TRAFFIC RATED
PRECAST CONCRETE HOLDING TANKS IN -SERIES
TO PROVIDE ADDITIONAL TIME BETWEEN PUMP OUTS
400 GALLONS OF STORAGE TO BE PROVIDED
-POTABLE WATER SUPPLY IS EXISTING LAKE WATER SUPPLY
-SOLENOID VALVE OR EQUIVALENT ELECTRICAL INTERLOCK TO BE
INSTALLED ON WATER PUMP CIRCUIT TO SHUT DOWN WATER SUPPLY TO
HOUSE WHEN ACTIVATED BY WARNING/SHUT DOWN ALARM ON PANEL
SYSTEM MATERIAL SPECIFICATIONS
BACKFILL MATERIAL
BACKFILL MATERIAL TO BE GRANULAR BACKFILL MATERIAL WITH NO
PARTICLES GREATER THAN 2"
HOLDING TANK CONNECTOR PIPE
PIPING TO BE 4" SCH-40 PVC. INSTALL LEVEL BETWEEN OUTLET
PORTS OF TANKS.
BUILDING SEWER PIPE
PIPING TO BE 4" SCH-40 PVC. INSTALL WITH 1/4" PER FOOT MINIMUM
SLOPE.
TOPSOIL
PLACE 4" MINIMUM TOPSOIL OVER ENTIRE BACKFILL AREA. SEED,
MULCH, AND ESTABLISH TURF.
HOLDING TANK ALARM NOTES
ALARM PANEL CONTROLS SHALL BE SJE RHOMBUS TANK ALERT DUO,
MODEL TAEZ-01HDUO, ALARM SYSTEM OR EQUIVALENT, AND PROVIDE THE
FOLLOWING MONITORING AND CONTROL FUNCTIONS. -
WHEN LEVEL OF TANK REACHES 85% CAPACITY, YELLOW WARNING
LIGHT INDICATING "TANK HIGH LEVEL" WILL BE ACTIVATED AND
AUDIBLE ALARM WILL SOUND.
WHEN LEVEL OF TANK REACHES 95Z CAPACITY, AUDIBLE ALARM WILL
SOUND AND RED LIGHT WILL FLASH, INDICATING "TANK SHUTOFF
LEVEL".
SOLENOID VALVE OR EQUIVALENT ELECTRICAL INTERLOCK SHALL BE
INSTALLED TO DISABLE WATER SUPPLY TO BUILDING UPON REACHING
"TANK SHUTOFF LEVEL".
SYSTEM WILL RESET AFTER HOLDING TANK IS PUMPED DOWN TO
BELOW THE ACTUATION LEVEL OF "TANK HIGH LEVEL" ALARM.
AN ELECTRICAL INSPECTION BY A CERTIFIED ELECTRICAL INSPECTION
AGENCY IS REQUIRED AFTER INSTALLATION. ELECTRICAL INSPECTION
SEAL IS TO BE AFFIXED TO ALARM CONTROL PANEL.
EXTERIOR WEATHERPROOF JUNCTION BOX
(IF NECESSARY). SEAL CONDUIT GAS TIGHT.
INSTALL CONTROL PANEL IN HOUSE NEXT TO
ELECTRICAL PANEL. ALL ELECTRICAL WORK
TO BE INSPECTED BY A CERTIFIED ELECTRICAL
INSPECTION AGENCY.
MAXIMUM LIQUID LEVEL
INSTALL FLOAT SWITCHES TO
OPERATE ALARM PANEL 95% CAPACITY
AT INDICATED LEVELS. (3800 GAL)
INSTALL FLOAT SWITCHES WHERE WARNING/SHUT DOWN
ACCESSIBLE THRU RISER 8( 3 CAPACITY ALARM ON
400 GAL)
2000 GAL HEAVY DUTY - 1-PIECE TANK W/COVER HIGH LEVEL
TRAFFIC RATED PRECAST CONCRETE HOLDING TANK 4. .11 ALARM ON
s
HOLDING TANK NOTES
ALL UNITS SHALL COMPLY WITH THE REQUIREMENTS OF
THE NEW YORK STATE DEPARTMENT OF HEALTH AND
SHALL BE OF PRECAST CONCRETE AS MANUFACTURED BY
PALETTE STONE CORP.
ALL STRUCTURES SHALL BE PLACED ON FIRM, CRUSHED
STONE BASE.
HOLDING TANKS TO BE OF EXTRA HEAVY CONSTRUCTION
DESIGNED FOR H-20 WHEEL LOADING.
ALL JOINTS MUST BE SEALED WITH BUM SEALANT.
TANKS SHALL BE OF ONE PIECE CONSTRUCTION SUCH
THAT JOINTS ARE NOT LOCATED BELOW THE LIQUID LEVEL.
EXTERIOR OF TANKS TO BE COATED WITH ASPHALT
EMERSION COATING, BAY OIL COMPANY AQUA SAFE OR
EQUIVALENT.
TOP TO BASE SEAM TO BE BUTYL SEALED AND 12" WIDE
EXTERIOR BUTYL WRAP TO BE PLACED AROUND THE
PERIMETER OF SEAM PRIOR TO BACKFILL.
MAP REFERENCE:
BASE MAP INFORMATION FROM WARREN COUNTY GIS,
AERIAL PHOTOGRAPHY, AND FIELD MEASUREMENTS. ALL
LOCATIONS ARE APPROXIMATE. CONTRACTOR TO FIELD
VERIFY AL SETBACKS PRIOR TO BEGINNING INSTALLATION.
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• Dig With Care
800-962-7962
www.dlgsafelynowyork.com
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VARIANCE REQUEST SUMMARY
THE FOLLOWING RELIEF IS REQUESTED FROM THE TOWN OF QUEENSBURY
SEWERS AND SEWAGE DISPOSAL ORDINANCE, CHAPTER 136:
SECTION 136-11 - HOLDING TANKS
PART A. - "HOLDING TANKS ARE PROHIBITED UNLESS A VARIANCE IS GRANTED
FOR A HOLDING TANK BY THE LOCAL BOARD OF HEALTH... "
- INSTALL (2) 2000-GAL HOLDING TANKS IN -SERIES
SECTION 136-11 B. (2) - HOLDING TANK SIZING
3-BEDROOMS - HOLDING TANK CAPACITY REQUIRED = 3500 GAL
- INSTALL (2) 2000-GAL HOLDING TANKS IN -SERIES,
4000 GALS TOTAL TO BE PROVIDED
PRELIMINARY,
FOR REVIEW ONLY,
NOT FOR CONSTRUCTION
TAX MAP # 226.12-1-5