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Narrative Proposed X7,500 SF Auto Parts Store O'Reilly Auto Parts 682 Glen Street Town of Queensbury Warren County, New York Enuineer's Narrative January 11, 2018 Introduction The applicant (O'Reilly Auto Enterprises, LLC) is proposing to redevelop the site at 682 Glen Street by constructing a new±7,500 sf, 1 story, auto parts retail store in the Town of Queensbury. The site is located to the easterly corner of the intersection of Glen Street (NYS Route 9) and Glendale Drive. The tax parcel upon which the store is proposed is referred to as 302.7-1-28. Zoning and Land Use Regulations The subject parcel is located in the Commercial Intensive(CI) zoning district, Underground Utility Overlay Zone, Travel Corridor District and the Lower Route 9 Design Area. The proposed retail use is allowed by right in the Cl district subject to Site Plan Review by the Town Planning Board. The project has previously been presented to Planning Board as application 44- 2017 and received Conditional Site Plan Approval on June 27, 2017. The project was also previously granted area variances related to the front setback and parking requirements by the Zoning Board of Appeals as Area Variance Application Z-AV-41-2017 on June 21, 2017. The applicant is resubmitting the project for an updated Site Plan Approval due to site limitations which have prevented the applicant from being able to satisfactorily resolve all conditions of the June 27, 2017 approval. More specifically, the applicant has not been able to resolve a single comment by the Town Designated Engineer regarding the volume of stormwater discharge from the site and as such the Applicant is seeking a waiver from this requirement from the Planning Board. The scope of the requested waiver is detailed within this narrative. Existing Conditions The parcel is approximately±0.76 acres and is an existing non-conforming lot in the Cl district as the zoning regulations require a lot to have a minimum area of 1 acre with a minimum width of 150' (148.25' existing). The site is currently occupied by a±2,500 sf, 1 story restaurant(formerly Fx3, Fast Fit Food) and is served by municipal water and sewer, and gas and electric by National Grid. The existing use provides 39 parking stalls in a parking lot which is accessible through an existing curb cut on Glen Street and an additional driveway along Glendale Avenue. A portion of the easterly corner of the lot lies within a 100' Wetland Buffer to a federal wetland which has been delineated by the project ecologist. Prosect Description The applicant(O'Reilly Auto Enterprises, LLC)is proposing to redevelop the±0.76 acre parcel at 682 Glen Street by demolishing the existing building and constructing a new ±7,500 sf, 1 story, auto parts retail store. The site is located to the easterly corner of the intersection of Glen Street (US Route 9) and Glendale Drive. The applicant anticipates renovation of the existing site in the interest of providing appropriate site amenities for the new use,including parking,loading area(s), landscaping and site lighting. In addition, the applicant proposes to improve the access to the site by reducing the widths of the existing curb cut on Glen Street and along Glendale Avenue. Building The proposed masonry structure will be±7,500 sf at grade with±3,400 of retail space. A delivery door is proposed at the building rear while the main public access will be located on the building face which faces Glen Street. Water It is our understanding that the municipal water service is available to the site by connection to the existing Town of Queensbury Water Department 8" CIP main in the Glen Street Right of Way. The new facility will use current / modern plumbing fixtures which typically have low / water saving flow rates. It is our understanding that the Queensbury Water Department, the local service provider, has the required residual capacity to serve this project. Sewage It is our understanding that the Queensbury Consolidated Sanitary Sewer District currently serves this site. A new service lateral will connect to the existing municipal 8" sewer main to the north of the site in the Glendale Drive right of way, which flows in a generally southerly direction to an existing municipal sewer main along Glen Street. Proposed flows to the system are anticipated to be less than the current use; it is thereby expected that the Queensbury Consolidated Sanitary Sewer District, has the required residual capacity to serve this project. Site Li2htin2 New onsite light poles and building mounted lighting are proposed to be installed to light areas for safety and security. Storm Water It is anticipated that the proposed onsite disturbance will not exceed 1 acre and a full Storm Water Pollution Prevention Plan (SWPPP) is not required. In accordance with Town Design Standards the project conforms to the NYSDEC Stormwater Design Manual, which requires that the project does not result in an incrase in stormwater run-off rates, and further meets NYSDOT requirements that run-off rates to the State Right of Way do not increase. In addition to these standard requirements the proposed project is also subject to the Design Standards contained in the Town of Queensbury Zoning Code Section 170-6-080(C). That section of code states that "All stormwater management plans shall he designed so that post-development run-off rates and volumes are equal to or less than pre-development run-off. Post-development direction of flow and type of discharge shall he the same as pre-development conditions." In accordance with NYSDEC and Town requirements, the proposed redevelopment has been designed such that post-development runoff rates do not exceed pre-development run-off rates for various storm events. The 1, 10, 50, and 100 year storm events were evaluated at two design points as demonstrated in the table below. For reference, and as shown in the Stormwater Management Report, Design Point IA is located at the southeasterly corner of the parcel, at a catch basin wthin the NYSDOT right of way, while Design Point 1B is located along the easterly boundary of the subject parcel. Discharge Run-Off Rate (cfs) Summary Table Rainfall Design Point 1A Design Point 113 Total Discharge Rate o/ 0 Event Existing :1. Existing Proposed Existing Proposed 1 Year 0.13 1.38 0.84 1.51 0.92 -39% 10 Year 0.40 2.73 1.57 3.13 1.78 -43% 50 Year 0.74 4.17 2.37 4.91 2.78 -43% 100 year 0.94 4.97 1 3.16 1 5.91 1 3.69 1 -38% There are no existing stormwater controls on the project site so reductions in run-off rates noted above are achieved primarily through the installation of a detention basin. As we understand it, the Town of Queensbury Design Guideline also requires that the post-development run-off volumes do not exceed pre-development runoff volumes at each analysis point. Run-off volumes, both pre and post, at each analayis point are shown on the following table: Discharge Run-Off Volume (acre ft) Summary Table Rainfall Design Point 1A Design Point 113 Total Discharge Volume o/ Event Existing Proposed Existing Proposed Existing Proposed 1 Year 0.007 0.031 0.066 0.046 0.073 0.077 5.5% 10 Year 0.019 0.068 0.135 0.088 0.154 0.156 1.3% 50 Year 0.035 0.097 0.212 0.150 0.247 0.247 0.0% 100 year 0.045 0.111 0.256 0.189 0.301 0.300 -0.3% As shown on the above table, although the project does conform with the requirement that post- development run-off volume be equal to or less than pre-development run-off volume for several of the above noted scenarios it does not conform under all of the noted scenarios. This is due to site limitations, which include high ground water and other grading related site constriants of the parcel in contrast to the adjacent site. Design Point I summarizes discharge to the existing NYSDOT storm sewer in Glen Road,which currently discharges to Halfway Creek approximately 225' to the east. As shown on the above tables, the applicant is proposing to decrease the rate of discharge and marginally increase the volume of discharge from pre-development to post-development conditons at Design Point IA. In accordance with NYSDOT requirements the proposed project has been submitted to NYSDOT for review and the proposed connection and associated discharge rates have been reviewed and approved by NYSDOT. Design Point 1B summarizes the existing and proposed run-off as it flows along established drainage paths toward the adjacent parcel to the east and from there approximately 200' overland to Halfway Creek. As shown on the tables above, the applicant is proposing to decrease the rate and volume of discharge through Design Point 1 B,from the pre-development to post-development condition, during all design rainfall events. The project proposes to generate less than 1 acre of soil disturbance and therefore, per the NYSDEC Stormwater Design Manual, the design is not subject to NYSDEC requirements to mitigate stormwater discharge rate and water quality. However, the project would meet the NYSDEC requirements for discharge rate if the project fell under the auspices of that regulation. Due to nessecity of increase in volume of site discharge due to existent site conditions, which are not possible to mitigate through reasonable practices, the applicant is requesting a waiver from the Planning Board to allow this moderate increase of run-off volume from the site. Generally the proposed stormwater management system, as designed, will serve to mitigate the effects of the development of the parcel, such that the proposed use is not expected to adversely impact any downstream or adjacent properties.