HomeMy WebLinkAbout20210062 Stewarts Marion Avenue-Maple Dell PUD Zoning Ordinance Amendment AMENDMENT TO THE ZONING ORDINANCE OF THE
CITY OF SARATOGA SPRINGS TO ESTABLISH
THE PLANNED UNIT DEVELOPMENT DISTRICT
KNOWN AS "MARION AVENUE—MAPLE DELL PLANNED UNIT DEVELOPMENT"
BE IT ORDAINED by the City of Saratoga Springs, following a public hearing as follows:
Section I: Name
The ordinance shall be known as the "Marion Avenue—Maple Dell Planned Unit Development"
which amends Section 240 of the Zoning Ordinance of the City of Saratoga Springs. The
Marion Avenue—Maple Dell Planned Unit Development shall herein be referred to as the PUD.
Section II: Amendments
Upon adoption of this PUD legislation, the Zoning Ordinance and the Zoning Map of the City of
Saratoga Springs shall be amended to reflect the Marion Avenue—Maple Dell PUD.
Section III: Boundarv
The PUD shall include tax maps numbers listed via Section, Block and Lot: 166.5-2-40, 166.5-3-
25, 166.5-4-1.2, 166.5-4-1.3, 166.5-4-1.1, and153.17-2-6.1 ("collectively referred to as the "PUD
properties"). The PUD properties are located along Maple Dell and Marion Avenue.
Section IV: Obiective
The objective of the PUD is to relocate certain existing commercial uses from the interior of the
Maple Dell neighborhood to the more commercial-intense corridor of Marion Avenue for the
purpose of harmonizing surrounding land uses and reducing the impact to residential property
owners. The existing zoning is Tourist Related Business (TRB) with a Gateway Overlay. These
zoning classifications prevent certain land uses and building modifications to the existing
buildings which would otherwise be in greater compliance with the desired features of the
surroundings uses, design guidelines, and the 2015 Comprehensive Plan.
Section V: Concept Plan
A "Concept Plan" for the PUD properties showing the development is attached hereto as E�ibit
"A" which includes four distinct zoning districts: (1) Professional/Medical/Institutional (PMI),
(2) Commercial Intensive (CI), (3) Residential (R) and (4) Conservation Area (CA). The
Concept Plan demonstrates proposed locations of improvements including the proposed
buildings, sidewalks, landscaping and buffering for purposes of supporting the intent of the PUD.
The attached Concept Plan may be changed, or amended pursuant to Section 240-10.2.10 of the
Zoning Ordinance.
Section VI: Uses, Area and Bulk Requirements
A. Permitted Uses:
Professional/Medical/Institutional (PMI): Office, Medical Office/Clinic and Educational
Institutions as defined in the Zoning Code.
Commercial Intense (CI): Animal Clinic,Nurseries, Day Care Center, Service
Establishments, Bathhouse/Health Spa, Hotel or Motel, Car Wash, Fueling Station,
Convenience Store as defined in the Zoning Code.
Residential (R): The residential use shall allow single family houses.
Conservation Area(CA): Lands to be protected by a conservation easement to be
enforced by the City of Saratoga Springs.
B. Area and Bulk Requirements:
Professional/Medical/Institutional (PMI): Same as OMB-2 as established in zoning code
upon adoption (or as modified).
Commercial Intense: T6 (as established in zoning code upon adoption) guidelines with no
minimum build out of frontage and a maximum building height of 25 feet. Gas canopy
with high intensity lights shall be oriented to the closest intersection with Route 50 due to
the pre-existing lighting and traffic nearest an intersection with lowest disturbance to
residential neighbors.
ResidentiaL• There shall be no more than four units constructed on a parcel of
approximately 10,000 square feet.
C. Additional Review
The construction of any new building or facility shall require site plan review pursuant to
Section 7.2, et seq. of the Ciiy Zoning Ordinance and design review compliant with Section 3.3
of the City Zoning Ordinance. Changes in tenancy shall not require site plan review or design
review.
Section VII: Si�na�e
A. PMI: Each use shall be permitted (1) one affixed sign of no more than twenty-five
(25) square feet and (2) one free standing sign of no more than twenty-five (25)
square feet. If multiple uses shaxe a sign, their combined square footage shall be the
multiplier of the number of users by twenty-five square feet.
B. CI: Each use shall be allowed (1) two building signs which combined shall not
exceed fifty-square feet and (2) a freestanding sign which shall not exceed thirty-five
(35) square feet. If multiple uses share a sign, their combined square footage shall be
the multiplier of the number of users by thirty-five square feet. In the instance of a
convenience store and gasoline filling, the placement of gasoline pricing on the
canopy shall be not account for the building signs. However, there shall be no more
than two canopy signs and the square footage of canopy mounted signage shall not
exceed a combined forty (40) square feet.
Section VIII: Parkin�Requirements
A. PMI: One space for every 200 square feet of gross floor area.
B. CI: One space for every 200 square feet plus 1 for every employee.
C. R: Two spaces per unit.
D. CA: Exempt from parking requirements.
All parking shall be located within the parcel for which it is intended and all parking shall be off-
street parking.
Section IX: Public Benefit: The Zoning Code provides that all planned unit developments in
the City identify a tangible public benefit for the PUD subject to City Council approval. The
City Council has approved the partial donation of lands from the PUD owners to the City
pursuant to a host community benefit agreement which sets forth the terms of the public benefit,
as well as the City's intent for the use of said public benefit which agreement shall be executed
simultaneously with the enactment of the PUD legislation.
Section X: Amendments
Upon final adoption of the Sketch Plan any subsequent alteration shall be made applicable to the
Zoning Ordinance. The addition or subtraction of buildings on the Site Plan shall not be
consideration Amendments and shall be permitted through the Site Plan process.
Section XI: Effective Date
This Ordinance shall take effect the day after publication as provided by the provisions of the
City Charter of the City of Saratoga Springs, New York.
Adopted: , 2021
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N.Y.S. ROUT� 50 �-
ART�RIAL _�/
� Cr�ighton
A ri114 2021 � ��������
p ,
Updated October 20, 2021
Mr. Chuck Marshall
Stewart's Shops
P.O. Box 435
Saratoga Springs, NY 12866
RE: Trip Generation Assessment,Stewart's Shop,City of Saratoga Springs,Saratoga County,New York;CM
Project No. 121-044
Dear Mr. Marshall:
Creighton Manning Engineering, LLP has completed a trip generation assessment for the proposed relocation
of an existing Stewort's Shop located at 15 Maple Dell to 33 Marion Avenue in the City of Saratoga Springs.
This evaluation is based on information provided in the "Conceptual Plan," prepared by Stewart's Shops last
revised August 11, 2021 included underAttachmentA.
Proposed5tewart's Figure 1—Project Location
1.0 Pro ect Descri tIOI�I Shop/Llquor5tare/
1 P Car Wash/Resfdential
The ro osed ro'ect consists of the construction of a 3,975 ��
p p p 1 � F�isUng Mobil Gas/
square foot (SF) Stewart's Shop convenience market with 12 [Iean02Carwash
fueling positions, an approximate 5,000 SF commercial space �-'
antici ated li uor store and four sin le-famil attached ` � 3
� p q ), bJ Y I-�i.-; % �''—t. � i
homes at 33 Marion Avenue.This will replace the existing 1,972 " � ' ' -
o ' q , ,�
SF Mobile Gas Station and service center that currently has 12 � ',�,� N ' tii �
fueling positions and the existing Z,872 SF Clean02 car wash that + < � < --��
Euisting Stewart's/
has two self-service bays and one automated bay. It is noted EastSideWineandSpints `O F .
that the proposed Stewart's Shop will reconfigure the car wash z�
building with two fully automated bays. It is anticipated that the " '= ,�' �`�•� '� . `•�-y -
existing Stewart's Shop and East Side Wine and Spirits liquor t , ` '�,�`� ��,�'_
��:;��. - -
store will relocate to the proposed site on Marion Avenue. The _ � - _ ' NYRo��eso u
' - � Existing Goodemote Physiw�
current parcel currently provides four driveways Ofl MBrIOII ' � 7herapyMedicalOffice
Avenue. The proposed project will maintain the existing --- - �
southern driveway and provide a new driveway located approximately 50-feet south of Avenue A.The three
remaining existing driveways will be eliminated which is consistent with access management principles.The
study area is shown on Figure 1 while the proposed development plan is summarized on Table 1.
Table 1—Development Plan Summary
Land Use Existing Conditions Proposed Condition
11-15 Maple Dell
Stewart's Shop 2,700 SF --
East Side Wine and Spirits Liquor Store 2,000 5� --
33 Marion Avenue
Mobil Gas Station(12 fueling positions) 1,972 Sr --
Clean02 Car Wash(2 self-service and 1 automated bay) 2,872 SF --
Stewart's Shop(12 fueling positions and 2 automated car wash bays) — 3,975 SF
East Side Wine and Spirits Liquor Store -- 5,000 SF
Single-Family Attached Homes -- 4 Units
Creighton M�,nning Engineering, LLP � 2 Winners Cirde� Albc�ny, NY 12205 � 518.446.0396 � v�,�ww.cmellF_�.cor�i
Mr.Chuck Morshall
Updated October20,2021
Page 2 of 4
2.0 Trip Generation Assessment
Existing Trip Generation Summary
Trip generation determines the quantity of traffic expected to travel to/from a given site. Trip generation
data was collected at the existing Stewart's Shop convenience market and the East Side Wine and Spirits
liquor store located on Maple Dell during the AM and PM peak hours on February 10 and 11, 2021. In
addition,trip generation data was also collected for the existing Mobil Gas Station and the Clean02 car wash
at the same time. A summary of the existing trip generation for the land uses on Maple Dell and Marion
Avenue is included on Table 2.
Table 2—Existing Trip Generation Summary
Land Use � AM Peak Hour PM Peak Hour
Size
Enter Exit Total Enter Exit Total
StewarYs Shop 2,700 SF 49 51 100 44 44 88
v
� � Existing5tewarts Pass-ByTrips(SO%AM/PM) -25 -25 -50 -22 -22 -44
v
� � East Side Wine and Spirits 2,000 SF 0 0 0 20 22 42
� Total PrimaryTrips 11-15 Maple Dell 24 26 50 42 44 86
c
Existing Mobile Gas Station 1,972 SF 22 26 48 29 48 77
� � Existing Mobile Gas Pass-ByTrips(60%AM/65°/o PM) -14 -14 -28 -25 -25 -50
c`o c
� � Clean02 Car Wash 3 Bays 12 12 24 28 28 56
m a'
"' Total Primary Trips 33 Marion Avenue 20 24 44 32 51 83
Total Trips 83 89 172 121 142 263
Total Pass-ByTrips -39 -39 -78 -47 -47 -94
Total PrimaryTrips 44 50 94 74 95 169
Table 2 indicates that the land uses on Maple Dell and Marion Avenue currently generate 172 total AM peak
hour trips and 263 total PM peak hour trips.
33 Marion Avenue Trip Generation Summary
The Institute of Transportation Engineers(ITE)Trip Generation, 11`h edition,is the industry standard used for
estimating trip generation for proposed land uses based on data collected at similar uses.The trip generation
of the new Stewart's Shop was estimated using land use code(LUC)945 for a Convenience Store/Gas Station
while the trips for the four residential units was estimated using LUC 215 for Single-Family Attached Housing.
The existing 2,000 SF liquor store does not generate traffic during the AM peak hour; however, it generates
approximately 21 trips per 1,000 SF during the PM peak hour.The trip generation estimate for the new 5,000
SF commercial space located at 33 Marion Avenue is based on this observed trip rate since it is assumed that
the liquor store will relocate into this larger space. It is assumed that the trips associated with the existing
car wash on Marion Avenue will stay the same after redevelopment of the site since the land use will not
change. It is noted that the construction of the proposed Stewart's Shop will replace/repurpose the existing
Mobile Gas Station and car wash into a new and improved store;therefore,these existing trips were removed
from the total trip generation of the site since they currently exist on Marion Avenue.
It can be expected that some trips to the gas station/convenience store originate from traffic that is already
passing the site on Marion Avenue. Pass-by trips are vehicles that will stop at the site before continuing on
to their primary destination. For example,a drivertraveling northbound on Marion Avenue leaving work may
stop at the convenience store and then continue northbound towards home.This type of trip is considered
` ��Cr¢ighcon
�I► ,� .� r �c.
Mr.Chuck Marshall
Updated October20,1021
Page 3 of 4
a pass-by trip. Based on a review of data published by ITE, a pass-by trip percentage of 60% to 65% was
applied to trips generated by the gas station/convenience store. It is anticipated that trips generated by the
liquor store could also be reduced by a pass-by credit; however, ITE does not provide pass-by credits for this
type of land use. In order to provide a conservative assessment,a pass-by credit was not applied to the liquor
store commercial space.A summary of the trip generation at 33 Marion Avenue is shown in Table 3.
Table 3—Trip Generation Summary on Marion Avenue
Land Use � AM Peak Hour PM Peak Hour
Size
Enter Exit Total Enter Exit Total
Existing 33 Marion Avenue
n Mobil Gas Station 1,972 SF 22 26 48 29 48 77
� -14 -14 -28 -25 -25 -SO
°�° Clean02 Car Wash 3 Bays 12 12 24 28 28 56
= Total 33 Marion Avenue 34 38 72 57 76 133
.X
"' Total Pass-By Trips 33 Marion Avenue -14 -14 -28 -25 -25 -50
Total Primary Trips 33 Marion Avenue 20 24 44 32 51 83
Proposed 33 Marion Avenue
Proposed Stewart's Shop(LUC 945) 3,975 SF 112 113 225 108 109 217
N � Pass-ByTrips(60%AM/65%PM) -67 -67 -134 -71 -71 -142
a�� New Primary Stewart's Shop Trips 45 46 91 37 38 75
F=
� v Existing Trips-Car Wash 2 Bays 12 12 z4 28 28 56
o � —Proposed Liquor Store 5,000 SF 0 0 0 50 55 105
o v Single-Family Attached Homes 4 Units 1 1 2 1 1 2
� � Total Trips 33 Marion Avenue 125 126 251 187 193 380
Total Pass-By Trips 33 Marion Avenue -67 -67 -134 -71 -71 -142
Total Primary Trips 33 Marion Avenue 58 59 117 116 122 238
m
Total New Trips on Marion Avenue +91 +88 +179 +130 +117 +247
oTotal Pass-By Trips on Marion Avenue -53 -53 -106 -46 -46 -92
Total New Primary Trips on Marion Avenue +38 +35 +73 +84 +71 +155
Table 3 indicates that the proposed development will generate 73 new primary trips to 33 Marion Avenue
during the AM peak hour and 155 new primary trips to 33 Marion Avenue during the PM peak hour;however,
it is noted that the existing Stewart's Shop and EastSide Wine and Spirits liquor store on Maple Dell currently
generate traffic during the AM and PM peak hours that will essentially relocate to the new location which
will reduce the overall "new" trips to the area. Table 4 provides an executive summary that shows the
number of new trips to the whole project area.
`�Creighton
I l`r,-�n�nc,
Mr.Chuck Marshall
Updated October20,2021
Page 4 of 4
Table 4—Trip Generation Summary to Project Area
Land Use AM Peak Hour PM Peak Hour
Enter Exit Total Enter Exit Total
� � a� Total Trips 83 89 172 121 142 263
a � �
c
on o Q
� � � Total Pass-By Trips -39 -39 -78 -47 -47 -94
— fl, o
"' �� Total PrimaryTrips 44 50 94 74 95 169
N n c Total Trips to 33 Marion Avenue 125 126 251 187 193 380
0
°�' F a � � -67 -67 -134 -71 -71 -142
a � °,.,' � v Total Pass-By Trips to 33 Marion Avenue
o a� umQ
� � ° 0 58 59 117 116 122 238
� z Total Primary Trips to 33 Marion Avenue
�o
Total New Trips to Project Area 42 37 79 66 Si 117
a Total New Pass-By Trips to Project Area -28 -28 -56 -24 -24 -48
0
Total New Primary Trips to Project Area 14 9 23 42 27 69
Table 4 indicates that the proposed project will generate 23 new primary trips to the project area during the
AM peak hour and 69 new primary trips to the project area during the PM peak hour.
3.0 Trip Generation Conclusions
The trip generation analysis indicates that relocation of the uses from 15 Maple Dell and re-development of
the Mobile Gas Station and Clean02 car wash businesses located at 33 Marion Avenue with a new Stewart's
Shop with car wash bays, a new Eost Side Wine and Spirit store, and four attached single-family homes will
generate 23 new primary trips during the AM peak hour and 69 new primary trips during the PM peak hour
to the project area.
If you have any questions regarding the above trip generation assessment, please feel free to contact our
office.
Respectfully submitted,
Creighton Manning Engineering, LLP
� � > �
i, /. ,,,ti�' ��
Mark D. Nadolny
Associate
Attachments
\\CME-FILE01\Company\Projec[s\2021\121-0�4 Stewarts-Marion Ave Saratoga\Working\Traffic\Reports\1210�trip gen Itr_20211020.docx
`�Creighton
I ,.�.. ��1�1�'.I�'�
Attachment A
Proposed Site Plan
Stewart's Shop
City of Saratoga Springs, New York
NEW YORK parks Recreation
STATE OF > >
OPPORTUNITY and Historic Preservation
ANDREW M.CUOMO ERIK KULLESEID
Governor Commissioner
May 06, 2021
Charles Marshall
Stewart's Shops Corp.
PO Box 435
Saratoga Springs, NY 12866
Re: SEQRA
Stewart's PUD Marion Ave and Maple Dell
33 Marion Ave, Saratoga Springs, NY 12866
21 PR02830
Dear Charles Marshall:
Thank you for requesting the comments of the Office of Parks, Recreation and Historic
Preservation (OPRHP). We have reviewed the project in accordance with the New York State
Historic Preservation Act of 1980 (Section 14.09 of the New York Parks, Recreation and
Historic Preservation Law).These comments are those of the OPRHP and relate only to
Historic/Cultural resources. They do not include potential environmental impacts to New York
State Parkland that may be involved in or near your project. Such impacts must be considered
as part of the environmental review of the project pursuant to the State Environmental Quality
Review Act (New York Environmental Conservation Law Article 8) and its implementing
regulations (6 NYCRR Part 617).
Based upon this review, it is the opinion of OPRHP that no properties, including archaeological
and/or historic resources, listed in or eligible for the New York State and National Registers of
Historic Places will be impacted by this project.
If further correspondence is required regarding this project, please be sure to refer to the
OPRHP Project Review (PR) number noted above.
Sincerely,
� ��"""""
� �
R. Daniel Mackay
Deputy Commissioner for Historic Preservation
Division for Historic Preservation
Division for Historic Preservation
P.O.Box 189,Waterford,New York 12188-0189•(518)237-8643•parks.ny.gov
�t�,«�t'�
��a�
November 9, 2021
Honorable Meg Kelly, Mayor
City of Saratoga Springs
474 Broadway
Saratoga Springs, New York 12866
Dear Mayor Kelly and Members of the Saratoga Springs City Council:
I write to you as the Engineer of Record (Professional Engineer Lic.#091096)for Stewart's Shops Corp. in
its proposal to redevelop the properties located at Marion Avenue and Maple Dell. As an in-house
engineer at Stewart's for the past 5 years, I have significant experience in the realm of site development,
stormwater management and the associated regulations at both the state and local levels.
Saratoga Springs is a registered Municipal Separate Storm Sewer System (MS4) participating community.
Chapter 242 of the Saratoga City Code requires the development and implementation of a Full
Stormwater Pollution Prevention Plan (SWPPP)for land disturbance exceeding 0.1 acres, which acreage
we will definitely exceed with our project. As such, we intend on preparing and submitting a SWPPP for
the City's review during the subsequent site-specific review for site plan and special use permit, as
necessary. Included in the SWPPP shall be those activities that take place during construction and the
monitoring of facilities post construction.
It is important to determine that while the Stewart's location is within the Loughberry Lake Critical
Environmental Area (CEA), Section 248(A)1 of the City's ordinance contains a reference to New York
State Stormwater Design Manual which is the technical guide for all of the City's stormwater
management plans. Therefore, Stewart's proposed SWPPP will be prepared and submitted to meet the
City's established regulations. In addition, since the proposed activity is adjacent to the Loughberry Lake
Overlay,the improved stormwater management system that we are proposing to implement will be
considerably better for the overall environment.
Respectfu y submitted,
� � ��
Scott E. Kitchner, P.E.
Stewart's Shops Corp.
P.O. Box 435 Saratoga Springs, NY 12866
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November 9, 2021
Honorable Meg Kelly, Mayor
City of Saratoga Springs
474 Broadway
Saratoga Springs,New York 12866
Mayor Kelly and Members of the Saratoga Springs City Council,
While I have not attended any of the previous meetings between Stewart's and the City of Saratoga
Springs regarding the redevelopment of our store, I have been made aware of some of the questions and
concerns. This letter seeks to provide the regulatory references for some of these elements and is offered
as a supplement to the Petroleum Storage Equipment—Design, Installation & Maintenance(attached).
As a point of reference, I am the Class A Operator for the entire Stewart's Shops Petroleum Bulk Storage
program and a Licensed Geologist in the State of New York.
It is our understanding that the City of Saratoga Springs does not have special zoning or building code
requirements for petroleum bulk storage outside the New York State Department of Environmental
Conservation regulation of Petroleum Bulk Storage(PBS)through 6 NYCRR Part 613, many of the
references are below are subparts to this section. Further, it is our understanding that the Loughberry
Lake Critical Environmental Area was established after historic petroleum use at this location and neither
section NYCRR 617.14 nor 617.7 preclude this activity.
Operator Trainin�:
613-2.5(a)General requirements for all UST systems.Not later than October 11, 2016, every facility
must ensure that it has designated Class A, Class B, and Class C Operators who meet the requirements of
this section.
(b)Designation of operators.Every facility must designate:
(1)one Class A and one Class B Operator for each UST system or group of UST systems(the same
individual may be designated as both); and
(2)one or more Class C Operators for each UST system or group of UST systems.
Stewart's Position: all shop level partners are trained to the Class C Operator level while only one
required per store.Employees are trained to stop, contain, clean, and report all surface spills to a
Corporate Spill Responder and involve emergency responders as needed.
Tanks Located in Areas Prone to Floodin�:
613-2.2(e): Tank systems in locations subject to flooding. For Category 1 and 2 UST systems located in
an area where the UST may become buoyant because of a rise in the water table, flooding, or
accumulation of water,
Where, 613-1.3 Definitions:
(e)Category 1 tank system means any tank system whose tank was installed before December 27, 1986.
(�Category 2 tank system means any tank system whose tank was installed from December 27, 1986
through October 11, 2015.
(g)Category 3 tank system means any tank system whose tank was installed after October 11, 2015.
Stewart's Position: Because of their installation date, Stewart's tanks would be"Category 3"and exempt
from this regulation.
P.O. Box 435 Saratoga Springs, NY 12866
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Petroleum Bulk Stora�e Near Sensitive Recentor(Lou�hberry Lake)
613-4.1(b)(1)(v)(b): applies only to above ground storage, Stewart's tanks are proposed to be
underground.
The concluding sentence in the Petroleum Storage Equipment—Design, Installation &Maintenance
states"We simply cannot overstate our commitment to operate safe, compliant,well-maintained
underground storage tank systems for the protection of our neighborhoods and local environment"and
this can be exemplified by our record of handling 640,000,000 gallons of gasoline with only reportable
spill incidents of 68 gallons or 0.00001%.
Should you have any questions,please don't hesitate to reach me at(518) 581-1201 ext. 4259.
Respectfully submitted,
����,o��v��
�I�� � ��Y C� }-
� ��. '�;,.�-.�%y �'�
�- f� � �'�' ?, x
�
Timothy Johncox, P.G., Manager �, ��,-,;�?%,,���'`�
A �.t��?_xl
Environmental Compliance and Remediation o �oy�s �,,�
Stewart's Shops Corp. `�5sror�n+-�``
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Petroleum Storaqe Equiament—Desiqn, Installation &Maintenance
As a family- and employee-owned business that owns its real estate, Stewart's puts a tremendous investment
into our high standards for petroleum storage equipment and its maintenance. We live in the communities we
serve, and keep a steady focus on compliance excellence to protect the environment and our drinking water
sources.
All of our newly installed gasoline facilities meet and/or well exceed all relevant codes and regulations including
NYS DEC codes 6NYCRR part 613, NFPA (National Fire Protection Association) codes, and the New York State
Uniform Fire Prevention and Building Code. We are proud to lead the industry in New York State for petroleum
storage compliance.
Tanks:
To protect our shared natural resources, our new systems utilize the latest in double-walled Fiberglass-
Reinforced Plastic (FRP) tank design, system-wide secondary containment, 24/7 electronic monitoring, leak
detection, ove�ll protection, spill prevention, and remote alarm reporting. We have not experienced a release
to the environment from similar FRP systems in the 16 years we've been installing them.
Our FRP tanks by their very nature are corrosion-proof, and thereby do not experience degradation from contact
with soil or groundwater. This ensures a long-lasting tank with walls that retain their structure and tightness
for decades. Our tanks are also double-walled,or in other words are constructed as a��tank within a tank",with
an interstitial space that is brine-filled and monitored electronically for any change 24 hours a day, 7 days a
week. In the rare event of a leak in either the inner (primary) or outer (secondary) wall, the change in brine
level will instantly alert us of an issue. Any alarms triggered by our system are visible and audible at the shop,
and are also visible at our headquarters via web console and email/mobile phone for the fastest possible
response. And the double-walled construction ensures that the product stored never reaches the environment,
allowing time to empty the vessel and make a lasting, quality repair.
The FRP tanks deliver stored fuel via submersible turbine pumps (STPs) to our dispensers under pressure. The
STPs and ancillary tank-top equipment are enclosed within secondary containment sumps sealed to the top of
the tanks. If a leak were to occur in this equipment, it would be fully contained by the sump and would not
reach the environment. All STP sumps are monitored 24/7 by liquid sensors, which instantly trigger an alarm at
the shop and our headquarters as above in the presence of liquid (even water).
Our FRP tanks are also specially equipped to prevent ove�lling during a fuel delivery via an automatic shut-off
mechanism which stops the flow of fuel into the tank when it reaches 95% capacity(but does allow the deliverer
to safely empty the delivery hose into the tank before disconnecting). A 15-gallon spill bucket surrounds the fill
port so that, in the event of a mishap during hose handling, any spilled fuel is immediately contained and will
not reach the environment. Venting of the tanks includes Stage I Vapor Recovery, which returns any gasoline
vapors from our tanks to the truck during delivery to prevent the unwanted release of petroleum vapors to the
air.
Pipinc�
Flexible double-walled piping is used on all of our underground systems. The flexible design not only avoids the
stress failures that befall rigid piping, but also gives the piping layout a seamless design from the tanks all the
way to the dispensers. Fewer fittings means fewer opportunities for a leak. The interstitial space between the
two piping walls is monitored electronically 24/7 and would allow a leak to drain safely back to the tank sump
without ever reaching the environment. The piping is also installed in a 4"diameter conduit, giving a de-facto
P.O. Box 435 Saratoga Springs, NY 12866
- 2 -
triple containment construction and providing greater physical protection to the outer wall. The pressurized
inner wall which carries the petroleum to the dispensers is also monitored 24/7 by an electronic line leak detector,
which in the event of a pressure loss not only triggers alarms at the shop and our headquarters, but also shuts
down the flow of fuel from the associated tanks to stop product loss.
Dispensers:
Our dispensers also contain spill prevention designs. Beneath every dispenser is a secondary containment sump
which catches and contains any leaks or drips that might occur inside the dispenser cabinet,thus preventing the
release of petroleum to the environment. Liquid within this sump is allowed to communicate through the
interstitial space of the piping back to the tank's STP sump, there triggering the liquid sensor alarm at the shop
and our headquarters for a rapid response and repair.
Breakaway fittings are installed on the dispenser hoses which allow all hoses to safely release from the dispenser
and stop the flow of fuel in the event of a drive-off where the nozzle is still in a customer's tank. Nozzles are all
equipped with an automatic shutoff feature to alert the customer that their tank is almost full,thereby reducing
the likelihood of an ove�ll. Shear (or"impact'� valves are installed in piping beneath the dispensers and are
designed to break or shear at a controlled point in the event of a car-dispenser accident, automatically shut off
the flow of fuel from the tanks, and prevent backflow from within the affected dispenser.
Electronic Safeguards:
Besides the line leak detectors, sump liquid sensors, and interstitial liquid sensors mentioned above, our system
operation is monitored continuously by an automatic tank gauge (ATG) which acts as the"brain". It receives
and relays input 24/7 from the various sensors and probes, monitors inventory levels, measures deliveries,
senses for water, and alerts Stewart's of any unusual operating conditions or alarms. Our systems are also
equipped with one-touch"E-Stop"buttons that allow a user to instantly stop the flow of fuel and disconnect all
power and communication circuits to the dispensers in the event of an emergency.
Maintenance, Traininq &Inspection:
Once a facility is in operation, multiple measures are taken to maintain a safe facility. Our procedures include
constant automatic gauging of fuel storage tanks to reconcile inventory daily. We know every day if our physical
inventory of fuel matches what our records show we should have,and any deviations are vigorously investigated.
Fuel dispensers are calibrated regularly, and the Department of Weights and Measures checks the calibration of
the pumps on a routine basis. This ensures that an accurate inventory reconciliation is possible.
Although we are years ahead of the EPA deadline for performing this, Stewart's is currently inspecting and
hydrostatically testing its secondary containment and overfill protection equipment to prove functionality in the
unlikely event of a primary containment failure. Tank top sumps, under-dispenser sumps and fill port spill
buckets are carefully inspected and then filled with water for a set time period to prove tightness. Overfill
protection devices such as automatic shut-off are pulled, inspected, and their shutoff functionality is confirmed.
This is all repeated every 3 years.
We provide initial and continuous Class C Operator training to our shop personnel and maintenance employees
in order to equip them to properly operate a petroleum bulk storage facility with emphasis on protection of
human health and the environment. Employees are trained to stop, contain, clean, and report all surface spills
to a Corporate Spill Responder and involve emergency responders as needed. All shops stock spill clean-up
materials. This training program wiil become mandatory in late 2016, however Stewart's Shops Corp. has been
training this way since 2003. We also fully inspect our systems and inventory records on a monthly basis and
then audit those inspections annually. Our inspections go far beyond the NYSDEC inspection scope, which
occurs every 3 years. Abbreviated monthly inspections will be required by NYS after this year, but Stewart's has
been conducting thorough monthly inspections for the past 13 years.
We simply cannot overstate our commitment to operate safe, compliant, well-maintained underground storage
tank systems for the protection of our neighborhoods and local environment.
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