Jarrett Engineers.06.29.2010 JARRETT Engineers, PLLC Civil&Environmental Engineering
June 29, 2010
Craig Brown, Zoning Administrator
Town of Queensbury Planning Board
742 Bay Road
Queensbury,NY 12804
Re: Capital Region Properties d/b/a Dunham Bay Resort
Site Plan 34-2010
Dear Craig,
This letter is in response to Staff Comments dated June 15, 2010. Your comments are in
italics and our responses are in normal type.
Site Plan Review
Application:
1. No immediate issues.
Site Plan Cover Page:
1. No immediate issues.
Page C-1
1. "16 x 16" Covered Bar (by others)" may need additional information
provided for this review. Details such as potential for bar seating, lighting,
stormwater management, etc. may need to be forthcoming.
Response: At the June 15 Planning Board meeting, the owner, Alan
Goldstein, withdrew the covered bar from the current site plan application.
2. Will covered bar be opened other than for banquet events? Please clarify.
Response: At the June 15 Planning Board meeting, the owner, Alan Goldstein,
withdrew the covered bar from the current site plan application.
3. Planting scheme not clear with the addition of the word "may". Please
clarify what is to be planted and where.
12 Fast Washington Street 518-792-2907
Glens Falls, NP 12801 Fax 7.98-1864
Craig Brown, Zoning Administrator June 29,2010
Town of Queensbury Planning
Re: Capital Region Properties d/b/a Dunham Bay Resort
Response: At the June 15, 2010 Planning Board meeting, we stipulated that
the word "may" would be changed to "to consist of'. (Note: the word may
was never meant to convey choice of whether to plant or not, but instead it
was meant to convey choice on which plantings could be used)
4. Fence details to include type, style and size may need to be forthcoming.
Response: The owner has decided to construct a wood rail fence, consistent
with the resort's Adirondack setting, and not provide a visual barrier fence.
5. Port-a-Johns appear to violate town law as per attached letter from the
Director of Building and Codes.
Response: The Town Board has approved the use of Port-a-Johns.
Page C-2
1. Parking for events should be qualified and quantified. Clarification of on-site
parking may need to be forthcoming. With the addition of 192 seats, the
introduction of at least 48 parking spaces will be required by code. This
calculation does not include potential bar seating and additional staff parking
as these details have not been submitted. The Planning Board may wish to
direct the applicant to provide said details to ensure the site can
accommodated the addition of this banquet seating.
Response: Overflow parking was provided on a plan revised 6/8/10.
2. Per§179-6-020(D), lighting fixtures to be down cast and cutoff.
Response: As noted on the plan and during the June 15, 2010 Planning Board
meeting, lighting around the perimeter of the patio would be post mounted
coach lights consistent with what is currently present. Lighting within the
banquet tents erected on the patio would be temporary low wattage light
strings across the tent, as reported to the Planning Board on June 15, 2010.
Page 2 of 5
Craig Brown, Zoning Administrator June 29,2010
Town of Queensbury Planning
Re: Capital Region Properties d/b/a Dunham Bay Resort
3. Site conditions not accurate with regards to parking area near flagpole.
There is a patio enclosure, not parking in front. Clarification of this change
may need to be forthcoming.
Response: We understand from your office that this matter can be clarified
separately. The area is shown on sheet C2.
Page D-I
1. Silt fence detail, as presented, would fail if installed as denoted. Please
update this detail to indicate correct direction of overland flow.
Response: The flow arrow has been corrected.
2. Bollard and chair barrier along curb, I foot high concrete barrier curb, and
patio surface all designed by owner. Details lacking for these designs.
Response: The plans note that a curb will be constructed along the west side
of the patio, with fence posts and chain between; the owner has decided to use
landscape timber posts, consistent with other fencing around the patio, with
chain strung through the tops of the posts. Details have been added to clarify.
3. Planking or equivalent walkway over Swale lacks details. What is the load,
width, length of said walkway? Will it be handicap compliant? The Planning
Board may wish to direct the applicant to provide these and other details if
necessary.
Response: Treated timber planking will be provided, with treated 4" x 4"
timbers used to anchor the planking into the edges of the swale, to support the
center span, and as curbing along the planking. The width of the planking
across the swale will be minimum 6'.
Additional Comments:
1. With the additional seating proposed, wastewater adequacy may need to be
explored. What is the capacity of the existing system and what, if any, plans
for upgrading are proposed?
Response: Report dated June 28, 2010 provided under separate cover.
Page 3 of 5
Craig Brown, Zoning Administrator June 29,2010
Town of Queensbury Planning
Re: Capital Region Properties d/b/a Dunham Bay Resort
2. Total proposed area of disturbance to be 11,012 f square feet.
Response: As noted on plan.
3. The applicant is requesting waivers from the following: Parking, Traffic,
Sewage Disposal, Stormwater Management. Landscaping and Lighting.
Response: Acknowledged.
4. Fire Marshall comments attached.
Response: Fire Marshal comments were addressed with the inclusion of notes
in the revisions dated 5/27/2010.
5. Paragon Engineering comments attached.
Response: Responses to Paragon Engineering comments were addressed in a
letter dated June 14, 2010.
6. Director of Building and Codes comments attached.
Response: Addressed through the Town Board.
If you have any questions, do not hesitate contact us at 792-2907.
Sincerely,
J IT
,ngineers,PLLC
i
H. Thomas J ett, P.E.
Principal f
Page 4 of 5
Craig Brown, Zoning Administrator June 29, 2010
Town of Queensbury Planning
Re: Capital Region Properties d/b/a Dunham Bay Resort
Enclosures: Drawings entitled"Proposed Banquet Patio Dunham's Bay Resort"
Coversheet
Banquet Patio Plan—C 1
Traffic i& Lighting Plan—C2
Banquet Patio Details—D1
Banquet Patio Details—D2
Revision E, dated 6/29/10
CC: Alan Goldstein with enclosures
Michael O'Connor, Esq. with enclosures
Bill Sherman with enclosures
F.IDataFile12006 Projecis12006 Commerciall06-100 Dunham BayW6-100.01 Banquet Pat,07echnicat Work DocsW100.01 100629
Rev E ComlSource FilesT6100.01 100629 Town Comments.doc
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