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.