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Home My WebLink AboutJ - 06 Triple City Holdings Review & RecommendationsCortland County Planning Department TRISHA HIEMSTRA P.E. 60 Central Ave • Cortland, New York 13045-2838 Director of Planning Telephone: (607) 753-5043 email: thiemstra@cortland-co.org General Municipal Law (GML) 239 Return May 12, 2023 GML# 97.02-01-25.000 Town of Cortlandville Conditional Permit Aquifer Protection District Special Permit Triple Cities Holdings, LLC TO: Cortland County Planning Board FROM: Cortland County Planning Department ______________________________________________________________________________ These applications for conditional permit and aquifer protection district special permit are being referred to the Cortland County Planning Board pursuant to General Municipal Law 239-M as the property is located within 500 ft. of Interstate 81 and NYS Route 11 ______________________________________________________________________________ GENERAL INFORMATION Date Received: April 26th, 2023 Applicant: Triple Cities Holdings 7 Walter Ave. Binghamton, NY 13901 Status of Applicant: sale pending Requested Action: Conditional Permit, Aquifer Protection District Special Permit Purpose: construct an 11,670 sf warehouse addition to existing 1,620 sf building with approximately 8,189 sf of new pavement installed for parking and truck deliveries Location: north of Interstate 81 - S exit 10 ramp Size: 1.54 +/- acres total Existing Zoning: B-3 (Planned Commercial Business) Existing Land Use: vacant showroom Surrounding Zoning: B-3 (Planned Commercial Business) and I-2 (General Industrial) Surrounding Land Uses: N – Lou Petrella’s Auto Body S – Interstate 81 exit 10 off ramp and on ramp E – Interstate 81 W – Motel 6, Cortlandville Fire Station No. 2 ______________________________________________________________________________ ANALYSIS: The applicant is requesting a conditional permit and aquifer protection district special permit review to construct an 11,670 sf warehouse addition to existing 1,620 sf building with approximately 8,189 sf of new pavement installed for parking and truck deliveries. The property is located just north of the Interstate 81 exit 10 off ramp and is zoned B-3 (Planned Commercial Business). Article VIIIA §178-36.9 N. of the Code of the Town of Cortlandville, hereafter the Code, outlines that any combination of sales establishment, commercial, warehouse and office uses are permitted in the B-3 District subject to a conditional permit. §178-46 (B) requires any development, other than residential, within the Aquifer Protection District exceeding $150,000 in development cost to obtain an aquifer protection special permit. As this development exceeds $150,000 in development cost, the applicant has also applied for an Aquifer Protection Special Permit. The Coordinated Review Committee (CRC) reviewed this proposal and addressed the following issues. §178-36.10 of the Code outlines the allowable hours of operation to be 6am-12 midnight without prior Planning Board approval. The applicant confirmed that the business hours will be 8am-5pm Monday-Friday and 8am- 12pm on Saturdays. The employees will be working 7am-6pm on the weekdays, therefore well within the allowed hours in the B-3 District. The applicant indicated that there will be no outdoor storage as outlined in Code §178-36.12. §178-75 of the Code outlines structure/use requirements for condition permit approval. These requirements include that the structure/use is appropriate for the particular lot and area, is physically and visually compatible with the general neighborhood, and that the structure/site has adequate off street parking. All requirements in this section are met. The existing impervious surface is approximately 10,600 sf, 9,000 of which being the parking lot. The proposed site plan shows approximately 28,000 sf of impervious surface 14,371 sf of which being the parking lot. The lot coverage would increase from 16% to 40% +/-. §178-75 H.2 of the Code requires that for business uses if there is over 15,000 sf of gross floor area there must be at least two means of access to parking facilities. Since the total area of the existing showroom and additional warehouse area is 13,380 sf the single point in ingress/egress to the parking lot is acceptable. The applicant has indicated that there would be very little customer traffic generated by the additional warehouse. Two delivery trucks are anticipated twice a day along with employee vehicles and very few in- person customers as part warehousing and delivery is the main function of the facility. The ten (10) parking spaces on the northern property boundary and 7 spaces (1 being handicapped) adjacent to the existing showroom. All vehicles would enter the site via the existing driveway on the east side of NYS Route 11 and exit the site via the same existing driveway. There may be some improvement needed in this area, therefore it is recommended that the applicant obtain a Highway Work Permit from the NYSDOT for any work done within the NYS right-of-way. The Cortlandville Fire Commission was represented at the CRC meeting and added a suggestion that the applicant consider adding a fire alarm system to their facility. Parking are and access for fire trucks and turning radii were sufficient. Article XVI of the Code outline the Towns’ requirements for Stormwater Management and Erosion and Sediment Control. §178-90 require that the applicant submit a stormwater pollution prevention plan (SWPPP) to the Town for review by the Cortland County Soil and Water District as the increase in impervious area is greater than 10,000 sf. The applicant has not supplied a SWPPP as part of the original package, it is therefore recommended that the applicant provide the Town with a complete SWPPP in accordance with Article XVI of the Code. The proposed site plan does indicated the construction of an infiltration basin to hand the roof drain storm water runoff with the reduction of impermeable area on the site. NYSDEC recommended that consideration be made of including a forebay or other water quality treatment practice above the proposed infiltration basin to protect the infiltrating capacity of the basin. The proposed addition will have two restrooms and a breakroom whose facilities will be connected onto the public water and sewer system. It is recommended that the applicant consult with the County Health Department and Town regarding any approvals required for these connections and to ensure any existing connections if used will be sufficient. The applicant has not provided a lighting plan for this proposal. It is recommended that any new lighting be designed in accordance with the Design and Development guidelines outlined in Article XXIII of the Code section 178-140 (D.) (4). Any lighting for the proposed facility shall also be directed in such manner so as not to infringe on the neighboring properties. There is no indication that any new or additional signage will be included the project application. It is recommended that if that applicant includes any signage either on the building or near NYS Route 11 that the signage be in accordance with the Town of Cortlandville Zoning Code Article XVIII: Signs. Finally, this proposal is considered an Unlisted Action under SEQR. The applicant has completed Part I of the Short Environmental Assessment Form. Part II and III should be completed by the Town to determine if there may be any significant adverse environmental impacts as a result of the proposed development. Greenspace ______________________________________________________________________________ RECOMMENDATIONS The staff recommends approval of this application for conditional permit and aquifer protection district special permit to construct an 11,670 sf warehouse addition to an existing 1,620 sf building with approximately 8,189 sf of new pavement only if the following contingencies are satisfied: 1. the applicant obtain a Highway Work Permit from the NYSDOT for any work done within the NYS right-of-way 2. the applicant consider adding a fire alarm system to their facility 3. the applicant provide the Town with a complete SWPPP in accordance with Article XVI of the Code 4. that consideration be made of including a forebay or other water quality treatment practice above the proposed infiltration basin to protect the infiltrating capacity of the basin 5. the applicant consult with the County Health Department and Town regarding any approvals required for these connections and to ensure any existing connections if used will be sufficient 6. that any new lighting be designed in accordance with the Design and Development guidelines outlined in Article XXIII of the Code section 178-140 (D.) (4). Any lighting for the proposed facility shall also be directed in such manner so as not to infringe on the neighboring properties 7. that if that applicant includes any signage either on the building or near NYS Route 11 that the signage be in accordance with the Town of Cortlandville Zoning Code Article XVIII: Signs 8. compliance with SEQR requirements ___________________________________ Prepared by: Cortland County Planning Department 97.02-01-25.000 Cortland County Planning Dept.60 Central AveCortland, NY 13045Prepared On: 5/8/23 ¯0 10050 Feet GML# 97.02-01-25.000 Town of Cortlandville Site Plan Review Louis & Mildred Petrella U S 1 1 I- 8 1