Town of Glenville
Planning and Zoning Commission
Monday, November 8, 2010
Glenville Municipal Center
18 Glenridge Road
Glenville, NY 12302
Present: Jim Gibney, Joe Tassone, Mark Storti, Michael Carr, Tom Bodden, Steve Marsh, and Cindy Gotobed
Also Attending: Paul Borisenko, Building Inspector, Kevin Corcoran, Planning Department, Dana Gilgore, Engineering Department, Margaret Huff, Town Attorney, and Chris Flanders, Recording Secretary
1. Approval of the agenda
Motion: J. Gibney Seconded: T. Bodden
Vote: Ayes: 7 Noes: 0 Absent: 0
MOTION CARRIED
2. Approval of the minutes of the October 11, 2010 meeting
Motion: T. Bodden Seconded: C. Gotobed
Vote: Ayes: 7 Noes: 0 Absent: 0
MOTION CARRIED
2. Stewart’s Shops Corp. Site Plan Review
5246 Amsterdam Road Final (Public Hearing)
The applicant is proposing to construct a 14’ x 50’ addition to the existing 2,400 sq. ft. convenience store. Additionally, the underground fuel tanks will be replaced, the number of gasoline dispensers will be increased from two to three, and a new and larger (20’ x 73’) canopy will be erected. Stewart’s acquired the 1.2-acre parcel immediately to the west in order to accommodate their expansion. The property is located on the north side of Amsterdam Road (Route 5), directly across from the NYS Route 103 bridge to Rotterdam Junction. The property is zoned General Business.
Chad Fowler, Stewart’s Shops, was present to address the Commission. He said many of the stores in this area are approaching 20 years old, and Stewart’s has begun replacing all underground steel tanks with fiberglass tanks. Stewart’s also approached the neighbor and has gained some additional property for the site. Highlights of the plan include the addition of a third gas dispenser. The dispensers will now be parallel rather than in a series, which will help separate the gas customer from the store customer. The store will be increased from 2,400 sq. ft. to 3,000 sq. ft., allowing for more refrigerated cooler space and backroom space. There will be a small overhang in the rear of the building for storage of milk crates.
Planning & Zoning Commission Meeting Minutes
November 8, 2010
Page 2
Mr. Fowler said there will be a bike rack and picnic tables per the request of the GECC. New, efficient, LED lighting for the exterior will be installed. Landscaping will include new trees all the way around the project and new plantings at the sign. There are some large existing trees on the site. The sign will require a variance because the right-of-way is so large, that a sign would be hidden from view without the variance. The sign lighting meets the code requirements. It will be externally lit, although the changeable numbers (ex: gas prices) will be LED.
C. Fowler stated that septic size calculations are included and the septic system is currently over designed. Currently 450 gallons of water per day is used, and the system is designed for 520 gallons per day, so the additional square footage of the building is still within the requirements.
He said there was a question regarding wells on the site. C. Fowler said the former owner of the site, Sky Stewart, was a well driller and often used leftover job materials for projects. There was a well in front which has silted up; same with a second well located between the picnic tables. The third well, close to the corner of the property, is the one now used. It turns out a fourth well casing was not a well at all. It was a well casing used to establish a chain gate for the entrance of the property. Mr. Fowler provided a photo for the records of this cement filled casing. When asked, he said he could provide details regarding the current well in use.
There will be a metal mansard roof. At the rear of the building, the roof is beige metal, which will also be used for the overhang. C. Fowler said essentially, the building will be a larger version of itself.
There is now a 24’ x 30’ canopy with a smooth fascia. Thirty-six inch molding will be added to give the canopy more architectural detail.
Fire suppression will be upgraded, and will hang down 6” to 12”. The canopy height is 14’6”, and the nozzle is 14”.
C. Fowler said the curbed entrance at the front door is a ‘trip edge’ and will be removed and replaced with stamped blacktop. The store will be open during the construction, which will require a temporary entrance change to a window area on the side of the building. During the construction of the gas tanks, flaggers will be on site as needed. The project is expected to take about six weeks in total.
Details of the double wall piping and tanks were discussed. The piping will also be in a sleeve. Dispenser pans will be used and probes sensing liquids are included in the plans, as well as electronic leak detection. C. Fowler said the whole site is treated for gas spills by catch basins with oil/water separators. They work like grease traps.
J. Gibney asked if there is a chance of the current tanks leaking or contaminating soil during the excavation. C. Fowler said borings and soil samples will be taken and then analyzed. If anything is found, DEC is immediately contacted. He said the new tanks will probably be installed before pulling the old ones. The store is not open 24 hours a day, but monitoring is done 24 hours, with 10-day reconciliations.
Planning & Zoning Commission Meeting Minutes
November 8, 2010
Page 3
M. Carr said because this project is located over our aquifer, the Commission is very sensitive to these monitoring procedures. The equipment can be state-of-the-art, but the operator can make the difference.
M. Carr asked where the canopy drains, and C. Fowler said into the catch basins. M. Carr asked if the applicant has considered the use of positive limiting barriers around the perimeter of the concrete pad beneath the canopy, and stated he would recommend their use, even though winter maintenance is sometimes difficult. C. Fowler said this could be done.
C. Fowler said asphalt wing curb, angled to plow over, will surround the area. Snow will be pushed over the top of that curb. Ten thousand square feet of blacktop is being added to the site.
When asked, C. Fowler said the ATM is inside building and only accessible when the store is open.
Per Building Inspector Paul Borisenko, the number of parking spaces is adequate at 21.
Dana Gilgore, Engineering, said he had some concerns over the accuracy of the septic system information as compared to the soil conditions found in 1992 on this site. The applicant will work with the Engineering Department regarding this point.
C. Fowler said Stewart’s has applied to the Department of Transportation for a work permit to uncover a culvert and repave the entrance. The traffic signal currently there was previously installed by the applicant.
When asked, C. Fowler said this project is proposed to commence in the Spring.
T. Bodden asked if any additional review is necessary because of the aquifer. P. Borisenko said this is Zone 3, so it is an allowed use.
M. Carr asked the depth to groundwater on site, and C. Fowler will get that information to the Commission.
M. Carr read the following comments from Dave Mosher, Schenectady County Soil and Water Conservation, received by Mike Burns, Planning Department, November 8th:
2.)~~~~ Silt fencing should be installed around disturbed areas.
3.)~~~~ A single stabilized construction entrance should be located on the plan.
~
Mr. Mosher is also checking the design manual to see if added protection(s) should be required for stormwater hotspots.
~
Planning & Zoning Commission Meeting Minutes
November 8, 2010
Page 4
In a second e-mail, ~
He (Mr. Mosher) wanted to pass along the idea of suggesting that Stewart’s look at the new sections of DEC’s stormwater design manual (Chapters 3, 4, 5).~ Those chapters contain discussions about Green Infrastructure and methods of filtering contaminated runoff using various mulch, soil and plant combinations.~ The idea would be to have the microbes in the mulch and soil break down contaminates before runoff is discharged at the end of a pipe. ~
C. Fowler said Stewart’s does annual maintenance of the catch basins; vacuuming them, etc.
M. Carr reminded Mr. Fowler he needs to provide information regarding the construction of existing potable water well.
MOTION
In the matter of the preliminary site plan review and conditional use permit by Stewart’s Shops Corporation, for the construction of a 14’ x 50’ addition to the existing 2,400 sq. ft. convenience store, additionally, the replacement of underground fuel tanks, located at 5246 Amsterdam Road, the Planning and Zoning Commission finds that this application will not result in a significant potential adverse environmental impact. Consequently, the Planning and Zoning Commission hereby issues a negative declaration.
Motion: M. Storti Seconded: J. Gibney
Vote: Ayes: 7 Noes: 0 Absent: 0
MOTION CARRIED
MOTION
In the matter of the preliminary site plan review application and conditional use permit application by Stewart’s Shops Corporation, for the construction of a 14’ x 50’ addition to the existing 2,400 sq. ft. convenience store, additionally, the replacement of underground fuel tanks, located at 5246 Amsterdam Road, the Planning and Zoning Commission hereby conditionally approves the application.
Conditions of preliminary approval are as follows:
- Positive Limiting Barriers are to be constructed around the gasoline island areas.
- Septic system calculations will be resubmitted and reviewed by the Engineering Department.
- A work permit from DOT for repaving and work at the entrance to the site is required.
- Approval by the Zoning Board of Appeals for a zoning variance for front yard setback, sign variance, and conditional use permit for expansion of this current use.
5. Drop inlet protection should be used at catch basins to prevent sedimentation during construction.
6. Silt fencing should be installed around disturbed areas.
Planning & Zoning Commission Meeting Minutes
November 8, 2010
Page 5
7.~~~A single stabilized construction entrance should be located on the plan. (C. Fowler noted that the construction entrance will be the existing paved entrance. M. Carr asked that a note to that effect be added to the map.)
8. Private well construction statistics are to be provided to the Commission.
The Commission hereby schedules a public hearing for December 13th, 2010 to consider the final site plan review application for this particular project. However, in order for the Commission to schedule a public hearing for December 13th, nine (9) copies of the revised site plan must be submitted to the Town of Glenville Planning Department no later than 14 calendar days prior to the public hearing date.
S. Marsh stated the Commission recognizes that the site is close to the aquifer and is a permitted
use, but measures beyond what is minimally required have been established by the applicant.
Motion: M. Storti Seconded: J. Tassone
Vote: Ayes: 7 Noes: 0 Absent: 0
MOTION CARRIED
With no further items on the agenda, the meeting was adjourned at 7:45 p.m. The next meeting of the Town of Glenville Planning and Zoning Commission is to be held on Monday, January , 2010. The agenda meeting will be held on Monday, January , 2010.
Submitted by Chris Flanders, Stenographer: Filed with Linda Neals, Town Clerk:
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