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August 9, 2010
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Craig Brown, Zoning Administrator
Town of Queensbury Planning &Zoning
742 Bay Road
Queensbury, NY 12804FiCE
Re: Dunham's Bay Resort—Banquet Patio
JE 06-100.01
Dear Craig,
Enclosed are four copies of drawings "Issued for Construction" following Planning
Board approval of the above referenced project. As part of the conditions of approval,
the following items are herewith addressed:
a. The applicant must submit a copy of the following to the Town:
1. The project NOI (Notice of Intent) for coverage under the current
NYSDEC SPDES General Permit or for coverage under an individual SPDES
permit prior to the state of anv site work.
A NYSDEC SPDES Stormwater construction permit is not required for this
project, as the disturbance is less than 1 acre.
2. The project NOT(Notice of Termination) upon completion of the project;
Not applicable.
b. The applicant must maintain on their project site, for review by staff:
1. The approved final that have been stamped by the Town Zoning
Administrator. These plans must include the project SWPPP (Storm Water
Pollution Prevention Plan) when such a plan was prepared and approved;
Acknowledged.
2. The project NOI and proof of coverage under the current NYSDEC
SPDES General Permit, or an individual SPDESpermit for the project.
12 Fast Washington Street 518-792-2907
Glens Falls, NY 12801 Fax 798-1864
Craig Brown, Zoning Administrator August 9, 2010
RE: Dunham's Bay Resort—Banquet Patio
Not applicable.
C. This is approved with the following conditions:
1. That the applicant will update their SPDES permit.
The NYSDEC SPDES Wastewater permit will be updated as soon as the new
"North Lodge" wastewater system is approved by the NYSDOH/NYSDEC,
and a copy of the updated SPDES permit will be provided to the Town.
2. That the applicant will satisfy_engineering comments and obtain a signoff
Engineering Comments taken from the Paragon Civil Engineering, P.C.
letter of July 16, 2010:
Paragon Comment:
"Sheet C2:
1. (Previous Comment) Although a Stabilized Construction Entrance is
shown on this plan, it is not clear how construction traffic will get from
the access / parking area to the actual construction site between the
cabins. This pathway needs to be included on the plan, and as disturbed
area. (Additional Comment) The stabilized Construction Entrance (SCE)
is shown in a location that appears to be used by all traffic using the
facility. The SCE should be relocated so that only the construction traffic
going to the disturbed area of the site will utilize it. "
8/6/10 Response:
The construction entrance is shown along an existing ingress/egress route
to the facility, and as such, truck traffic could easily navigate to the
construction site from that entrance. Two factors mitigate this situation: 1)
the major construction that would require heavy equipment has already
taken place, and thus the need for a construction entrance is largely gone,
and, 2) if additional heavy equipment is needed for this project, it will be
done off-season when normal use of this facility entrance will be minimal.
Paragon 7/16/10 Comment:
"Sheet D-1:
1. (Previous Comments) The Stormtech unit shown in Detail 3 Patio
Section, does not conform to the minimum requirements of the
manufacturer. Specifically, a minimum of 6" of stone below the units, and
a geotextile fabric must be included. We strongly suggest a separate
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Craig Brown, Zoning Administrator August 4, 2010
RE: Dunham's Bay Resort— Banquet Patio
detail of the Stormtech unit be shown for clarity. According to the
manufacturers "Requirements" for design and installation, as well as
good engineering practice, an AASHTO M288 Class 2 non-woven
geotextile fabric is needed to separate the stone and unit from the existing
earth on all sides. This fabric is highly porous, and will not `plug" and
cause pre-mature failure, unless there is some silt or clay like material
getting into the system that will cause the plugging. If the design engineer
feels that this will be the case, then the system will need additional pre-
treatment before being dispersed in the Stormtech infiltration system.
(Additional Comment) The applicant/owner needs to be informed that if
the Stormtech units are not installed per the manufacturers requirements,
then the warranty on the product becomes invalid. "
8/6/10 Response:
Crushed stone was added below the Stormtech units and geotextile fabric
was added atop the stone bed (prior submission), however, we disagree
strongly with the addition of geotextile that entirely envelopes the system,
for several reasons: 1) stormwater is exfiltrating from the stone to the
native soil which tends not to drive native soil into the stone, and 2) fines
in the stormwater, which are nearly impossible to totally remove with
reasonably sized pre-treatment systems, migrate to the fabric and blind it
off(Note: we have witnessed the excavation of a number of systems that
have failed due to plugging at the stone/fabric interface, and as a result
there is a growing movement back to stone filters (not warranted here) in
lieu of fabric)
We feel that the infiltration chamber detail shown embedded within the
patio cross section is sufficient for construction, and the chambers shown
in context with the patio provides additional clarity.
Although the Town Engineer warns that the product warranty will be
voided if fabric is not provided, we do not see the integrity of this product
negatively affected by this deletion; secondly, we feel strongly enough
about this issue that we will stand behind the system as we have designed
it.
3. That the applicant will provide a new wastewater plan incorporating the
new water savingfixture upgrades.
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Craig Brown, Zoning Administrator August 9, 2010
RE: Dunham's Bay Resort—Banquet Patio
Updated flows to each existing wastewater system on the site have been
provided on drawing C1 which was included with the "North Lodge"
design package that was copied to the Town (also attached to this letter)
4. That the applicant will provide a compliant parking plan, specifically the
number of spaces and locations for parking.
Existing parking on the site is depicted on drawing C2, "Traffic &
Lighting Plan".
5. That the applicant will provide final plans incorporating all revisions to
the State Plan, including proper seating indicated, proper tent size,
removal of the covered bar, quantity of the proposed plantings, patio
section details that are correctly referenced. This also includes fencing
details and the planting scheme.
Plans have been updated to reflect all revisions/conditions/required
documentation.
If you have any questions, do not hesitate to contact us at 792-2907.
Sincerely,
JARRET'T Engineers, PLLC
H. Thomas Jarrett, P.E.
Principal
Copies w/enclosures via email: Alan Goldstein
Bill Sherman
Michael O'Connor, Esq.
F.DataFile12006 Projects12006 CommercWI06-100 Dunham Bay106-100.01 Banguet PalioMechnicaA Work DocsW6100.01 100729
La,to Brown at Qby.doc
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