HomeMy WebLinkAboutFull EAF Part 1 Narrative RECEIVED
MAY 10 2022
DuLKd- Town
Planning Board
Full Environmental Assessment Form
Part 1 Narrative
Site Plan for Mattituck Gas Station & Convenience Store
Old Main Road/Main Road
Southold, NY
SCTM # 1000-122-07-3.2
April 29,2022
Lead Agency:
Town of Southold Planning Board
PO Box 1179
Town Hall Annex
54375 State Route 25
Southold,NY 11971
631-765-1938
www.southoldtownny.gov
JEFFREY SEEMAN, CEP
CERTIFIED ENVIRONMENTAL PROFESSIONAL
PO Box 130 East Quogue,NY 11942
FFAFPart]Narrative Site Plan for Mattituck Comas Station&Convenience Store
SC7M#1000122-07-3.2.Ap17121,2022
Table of Contents
1.0 EXECUTIVE SUMMARY................................................................................................................4
1.1 Project Description...........................................................................................................................6
1.2 SEQRA Determination..................................................................................................................9
1.3 Purpose and Need.........................................................................................................................9
1.4 Mitigating Measures...................................................................................................................10
2.0 ZONING&r LAND USE.................................................................................................................12
2.1 Number of Local Gas Stations in Southold and Locations:........................................................12
2.2 Town of Southold Code..............................................................................................................12
3.0 OPERATIONS&r SAFETY.............................................................................................................15
3.1 New York State UST Regulations..............................................................................................15
3.2 Suffolk County Department of Health Services Regulations: ....................................................16
Article 12 Registration of Toxic and Hazardous Materials Storage Facilities........................................16
4.0 PERMITS AND APPROVALS........................................................................................................17
5.0 EXISTING CONDITIONS&r ENVIRONMENTAL SETTING.....................................................17
5.1 Existing Site Description............................................................................................................17
5.2 Existing Community Characteristics.........................................................................................18
5.3 Groundwater Description...........................................................................................................18
5.4 Water Supply and Sanitary Waste Disposal..............................................................................19
5.5 Soils............:................................................................................................................................20
6.0 COMMUNITY CHARACTER.......................................................................................................21
6.1 Suffolk County............................................................................................................................21
6.2 Southold Town...........................................................................................................................22
6.3 New York State North Shore Heritage Area Management Plan.................................................26
7.0 ENVIRONMENTAL IMPACT POTENTIAL&z MITIGATING MEASURES..............................27
7.1 Town of Southold Local Law..........................................................................................................27
7.2 Construction and Excavation Activities.....................................................................................29
General Procedures for Gasoline Spill Investigations and Remedial Actions:................. ....................30
LocalGroundwater.................................................................................................................................31
7.3 Noise...........................................................................................................................................32
7.4 Air Quality..................................................................................................................................33
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FE4-FPart1 Narratif a Site Plan for Mattituck Gas Station&Convenience Store
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7.5 Lighting and Aesthetics.......................................................................
BuildingArchitecture.............................................................................................................................34
Signage....................................................................................................................................................34
7.6 Site Lighring and Canopy Lighting...................................................................................................36
7.7 Traffic..........................................................................................................................................37
7.8 Aesthetic and Scenic Resources&Community Characteristics......................................................38
8.0 ALTERNATIVES............................................................................................................................39
8.1 No Build Scenario.......................................................................................................................39
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FEAFPart1 Narrative Site Plan forMattituck Comas Station&Convenience Store
SCIM�1000127-07-3.2.April 21,2022
Lead Agency:
Town of Southold Planning Board
PO Box 1179
Town Hall Annex
54375 State Route 25
Southold,NY 11971
631-765-1938
rA,vw�Nr.s ou thold r owiln y.g-aU
Contact Person:
Heather Lanza,AICP
Town of Southold Planning Director
Applicant's Agent:
Charles Cuddy
Attorney at Law
445 Griffing Avenue
PO Box 1547
Riverhead,NY
631-369-8200
charlescuddy@optonline.net
Prepared By:
Jeffrey L.Seeman,CEP
PO Box 130
East Quogue,NY 11942
631.872.9116
jlscoast@optonline.net
jeffrey.seeman@idoud.com
Date Filed:
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FFAFPart 1 Narrative Site Plan forMattituck Comas Station&Convenience Store
SCYM#1000122-07-3.2 Aprd 21,2022
This Full Environmental Assessment Form Part 1 Narrative for a Site Plan prepared for the
Mattituck Gas Station and Convenience Store is submitted on behalf of the applicant,North Fork
Petroleum Inc.The existing gas station and convenience store is located at the intersection of Old
Main Road and the eastbound lane of Main Road(aka NYS Rt.25)and known as Suffolk County
Tax Map Number 1000-122-07-3.2,with street address of 740+0 Main Road,Mattituck,Town of
Southold,NY.
The proposed improvements are depicted on the Site Plan (Sheet SP-1) prepared by High Point
Engineering,last dated October 13,2021,titled,"Proposed Convenience Store with Filling Station"
(aka the Project).
The existing parcel is triangular shaped,with the apex located at the westerly boundary,the base
at the east end of the site and the"legs"parallel to Old Main Road to the south and Main Road to
the north. The existing store is located at the east end of the parcel. The proposed plan will
relocate the store to the south,with the store front facing Main Road, and the back of the store
placed along Old Main Read. Existing vegetation and additional landscaping will buffer the rear
of the store from the existing residential homes located along the southside of Old Main Road.
Nineteen(19)parking stalls will be provided along the store front.
This new configuration will improve the internal traffic flow, provide adequate parking, add a
canopy above the pump islands,and additional landscaping along Main Road using native plants
will improve the site's aesthetics. The existing sign facing to the west, will remain as will the
underground storage tanks that contain various grades of gasoline and diesel.
The seven (7) pump islands (a total of fourteen filling stations-one on each side of the pump
island) and overhead canopy will be placed in front of the convenience store, perpendicular to
Main Road.This configuration permits pump station access from Main Road and Old Main Road.
A trash enclosure will be located at the end of the site,in the vicinity of where the existing store
is located.
The site is located in Suffolk County Groundwater Management Zone IV.According to Article 6
of the Suffolk County Health Department Code,commercial and industrial properties in Zone IV
are limited to 600 gallons per day(gpd)of sanitary wastewater discharge per acre.The site is 1.454
acres in size and is provided public water via the Suffolk County Water Authority(SCWA).The
wastewater discharge permitted by the Suffolk County Department of Health Services(SCDOH)
is 872.7 gpd.
According to SCDOH the hydraulic load (wastewater flow) from the convenience store is 0.05
gpd/sf and the flow from the office is 0.06 gpd.
Proposed Convenience Store Area: 3,000 sf x 0.05 gpd/sf=150 gpd
Proposed Office Space Area:2,000 sf x 0.06 gpd/sf=120 gpd
Gross Hydraulic Load:270 gpd
The projected sanitary wastewater discharge of 270 gpd is below the SCDOH limit of 872.7 gpd.
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SCTM; 1tIO01-122-07-3.2.•April2l,2022
Water use is estimated by using the wastewater flow,with additional water demand generated
by general maintenance and landscaping needs.Water demand is estimated at 370 gpd.
Suffolk County Department of Health Services Article 12 regulations and New York State codes
and regulations for underground storage tanks (USTs),gasoline storage and dispensary systems,
and operator certifications are adequate measures to mitigate, minimize and/or avoid potential
adverse environmental impacts to the public's welfare,health of the environment.
The existing station includes two(2)underground storage tanks (USTs):
Tank#1: 15,000 gallons regular grade gasoline
Tank#2: 7,000 gallons super grade gasoline and 8,000 gallons diesel
(Tank#2 is divided into two parts)
Suffolk County Department of Health Services(SCDOHS)Database Search
SCDOH has issued registrations for all the site's above ground tanks and USTs and identifies the
registration as follows:
Site Record ID 13677-OPC
File Reference Number: 13677
Date of Issue:09/01/2020
Expiration Date:08/01/2023
SCDOHS Tank#11:Above Ground 1000-gallons Kerosene
SCDOHS Tank#12:Above Ground 275-gallons#2 Fuel Oil(not for sale-building heating oil only)
SCDOHS Tank#13:Underground Tank 15,000-gallons Gasoline(Regular)
SCDOHS Tank#14 Underground Tank 8,000-gallons diesel
SCDOHS Tank#15 Underground Tank 7,000-gallons Gasoline(Super)
The existing facility is following SCDOHS requirements.
NYSDEC Database Search
NYSDEC Spill Record database was reviewed and determined there were no spill incidents
reported at the subject site or at locations within the site's general vicinity.
The database was also conducted for Southold gas stations,and revealed a spill was reported on
June 2,2010(Spill#1002423).The NYSDEC provided limited information regarding the incident
that occurred at Empire Service Station, 160 Rt 25/Main Road, Southold, NY. The incident
involved an unknown petroleum product of unknown amount was released on soil. The Spill
Report was closed on September 13, 2020, which indicates the remediation conducted satisfied
the NYSDEC Spill Response Unit.This was the only spill incident on file with the DEC.
During construction, it is recommended on site qualified environmental professional(s)
experienced in identifying petroleum product release and investigation protocols be present
during excavation. In the event a spill has occurred the onsite professional will contact the
NYSDEC and initiate the spill response protocols. This approach is only a precautionary
recommendation.
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Town of Southold
Local legislation and enforcement of nuisance impacts generated by noise,odor,and light scatter
require the action provide approvable site plans that are compliant with the Town of Southold
Code and for operations of the facility to remain in compliance.
New York State reports that Long Island regional air quality is periodically stressed by ozone,and
provides alerts at its website. Modern fuel dispensing operations include vapor recovery systems
and methods to minimize vapor release. Nevertheless, daily changes in weather conditions,
customer behavior and gas pressure within a closed tank and pipe system requires a venting
system.
The vent releases minor quantities of volatile organic compounds to the atmosphere. There is a
low potential for adverse environmental impact generated by the release of vapors consisting of
small quantities of volatile organic compounds to the atmosphere. The condition occurs at all
gasoline stations and is unavoidable. The proposed action is expected to have potential for only
very minor impacts on the region's air quality.
As stated in the Town of Southold's Comprehensive Plan Update draft chapter on Community
Character in 1992,the New York State Legislature recognized and
identified New York State Route 25 and Suffolk County Route 48 (the two primary roadways in
the Town) as Scenic Byways through the New York State Scenic Byways Program. The
transportation corridors are representative of the region's scenic, recreational, cultural,natural,
historic and archaeological significance.
In addition to these designated transportation routes, the community has also identified scenic
resources as important in past studies and plans;including scenic view-sheds from public lands
and waters. To preserve these important areas,a comprehensive listing and mapping of the areas
will be developed and considered for adoption by the Town to qualify decision making and
support the development of planning tools to foster actions that better fit into the Town's
landscapes and waterscape.
The proposed action is located within an area dominated by commercial uses and may be
considered less significant as a scenic resource based on higher values associated with open space
vistas There were no site specific scenic or cultural resources specifically identified at or near the
site.
The site plan improves site ingress and egress, staging areas for fuel dispensary, number of
standard parking stalls and handicap stalls, area vehicular traffic that has increased since the
original gas station was constructed.
The canopy will require a variance from the Zoning Board of Appeals. The relocation of the
convenience store will require a special exception from the Southold Zoning Board of Appeals.
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FEAFPart 1 Narrative Site Plan for Mattituck Gas Station&Convenience Store
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The project is located on southwest corner of NYS Rt. 25 known as Main Road, a primary
east/west thoroughfare and Old Main Road a Town of Southold roadway.
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Existing Site Conditions
View Looking Southeast at NYS Rt 25
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FFAFPartI Narrative Site Plan forMattituck Comas Station&Convenience Store
SC7M#1000122-07-3.2.Aprd 21,2022
1.2 SEQRA Determination
The SEQRA determination of significance has not been finalized by the Town Planning Board.
Purpose and Need
The purpose of the General Business(B)District is to provide for retail and wholesale commercial
development and limited office and industrial development outside of the hamlet central business
areas,generally along major highways.It is designed to accommodate uses that benefit from large
numbers of motorists, that need fairly large parcels of land and that may involve characteristics
such as heavy trucking and noise.
The owners of the existing fuel station desire to improve the aesthetics and function of the facility.
These improvements include additional pump stations to reduce queuing time,increased parking
with defined stalls,enlarging the convenience store and office facility,repositioning the building
to provide visibility and improved access, and increasing landscaped areas with native plant
species.
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FPAFPart 1 Narrative Site Plan for Mattituck Gas Station&Convenience Store
SCTM#1000122-07-3.2.AprV 21,2022
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Existing Onsite Facilities
1.4 X/liticatinc, Measures
The proposed gas station shall comply with NYSDEC, Suffolk County Health Department
Services (SCDOH) and Town of Southold regulations and land use laws. The regulations are
adequate for the protection of human health, welfare and the environment. The double wall,
fiberglass tanks and double wall piping systems combined with tank overflow protection, leak
detection systems,fire suppression and fuel dispensary equipment that restricts vapor release and
locking devices assure safe operations. The NYSDEC requirements for operator training and
mandatory testing to achieve operator certification are sufficient for qualified management of the
facility.
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FEAFPart 1 Narrative Site Plan for Mattituck Gras Station&Convenience Store
SC7M�'1000.122-07-3.2.•Apri121,2022
Environmental Conditions
During construction it is recommended that excavation activity be monitored, and soil samples
be analyzed onsite using a photo-ionization detection (PID) meter. The instrument is used to
determine the presence of volatile: organic compounds. Based upon the PID results it may be
necessary for samples to be further analyzed for volatile organic compounds (VOCs) and semi-
volatile organic compounds(Semi-VOCs)in accordance with USEPA methods 8260 and 8270 BN
respectively.
If the existing sanitary disposal system is abandoned and replaced with a new system, the old
system shall be closed in accordance with SCDOHS requirements. Composite end point soil
samples collected at the leaching pools will require lab analyses for quality assessment against
Suffolk County Department of Health Action Levels.
Sound Level
The existing noise levels measured at the subject site and at nearby locations are expected to
remain at the same level under the proposed project scenario.Ambient noise levels are primarily
generated by vehicles traveling NYS Rt. 25. A temporary increase in noise may be experienced
during certain periods of construction activity which can be minimized by staging the hours of
the work.
Air Quality
Gas station facilities that comply with NYSDEC regulations for bulk storage in USTs are
exempt from the 201 Air Resource regulations for registration or permits.
Community Character
Impacts to community character,aesthetics and scenic resources will be mitigated by the
architectural design of the canopies and relocation of the convenience store/office space.
Landscaping will improve the aesthetics of the site,which currently has minimal appeal.
Defined parking stalls will minimize conflicts between fuel pump islands and the retail
operations.
The canopy and lighting designs will comply with the Town Code and Town of Southold's
Comprehensive Plan Update 2020 and its goals to protect the rural character of the Town.
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FEAFPart 1 Narrative Site Plan for MatUtuck Cas Station&Con vemence Store
SCTM#1000-122-07-3.2.Apri121,2022
ZONING & LAND USE
Number of Local Gas Stations in Southold and Locations:
Within the Town of Southold,gas stations are primarily located on Main Road(New York State
25)the east-west thoroughfare.These gas stations include:
• Empire at Bayview Road/Main Road,Southold
$ Speedway at Bay Avenue/NYS 25,Mattituck
• BP at Marratooka Lane/NYS 25,Mattituck
® Valero at Depot Lane/NYS 25,Cutchogue
• Empire at Bray/NYS 25 Southold
• BP at County Road 48
• Citgo Gas Station/NYS Rt,25 Cutchogue
New York State designated NYS 25 as a Scenic Byway in 1992.
Gas stations are a permitted use in the Town of Southold General Business(B)zoning use district.
The New York State North Shore Heritage Area Management Plan was prepared for the New York
Department of State in November 2005. The document describes is purpose as, "The Plan
articulates a vision of the Heritage Area and gives it organization.
It shows how to tie together the stories of the people and create the themes across the entire
stretch of the Long Island North Shore Heritage Area, across water and land, as well as through
time." The general area covered under the Plan includes the entirety of northern Long Island
(Nassau and Suffolk Counties)along the LI Expressway/Route 25,north to Westchester County
and the Connecticut State border and south to the Peconic Bay,including Southold Town.
2.2 Town of Southold Code
The subject site is located in the General Business (B)zoning use district. The Code permits the
convenience store. The gas station use requires a Special Exception from the Board of Appeals.
Details of the Code that are specific to the proposed action are stated below.
Pursuant to the Town of Southold Town Code Article XI: General Business (B)District,in the B
District,no building or premises shall be used and no building or part thereof shall be erected or
altered which is arranged,intended or designed to be used,in whole or in part,for any uses except
the following:
A. Permitted Uses.
The following uses are permitted uses and,except for those uses permitted under Subsection A
(1 , 12 and f 13 hereof,are subject to site plan approval by the Planning Board:
14 Convenience stores.
➢ The Convenience store is a permitted use.
B. Uses Permitted by Special Exception by the oardofAnDeals.
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The following uses are permitted as a special exception by the Board of Appeals as hereinafter
provided, except Subsection B 17 , which may be permitted as a special exception by the
Planning Board, and all such special exception uses shall be subject to site plan approval by the
Planning Board.
�L21 Public garages,gasoline service stations,new and used motor vehicle lots,vehicle sales and
rental,including the sale of recreation vehicles and trailers and boat sales,with accessory repair
facilities,all subject to the following requirements:
La,Z Entrance and exit driveways shall have an unrestricted width of not less than 12 feet and not
more than 30 feet and shall be located not less than 10 feet from any property line and shall be so
laid out as to avoid the necessity of any vehicle backing out across any public right-of-way.
➢ Theproposed 30 foot width of the ingress/egress driveway entrances located at NY 25 and Old Main Road
will comply with the required dimensions of the maximum allowable width of 30 foot ingress/egress
driveways.
A Sale of used vehicles or boats shall be conducted only as accessory to the sale of new vehicles
or boats.
➢ No boat sales and no vehicles sales are proposed with this application.
LcJ Vehicle lifts or pits,dismantled automobiles,boats and vehicles and all parts or supplies shall
be located within a building.
➢ No vehicle lifts or dismantling of boats or automobiles arc proposed with this application.
kL All ser-vice or repair of motor vehicles, other than such minor servicing as change of tires or
sale of gasoline or oil,shall be conducted in a building.
➢ The application does not include repair of motor vehicles other than minor service including sale of gasoline,
oil,and inflating and changing tires.There will be no interior areas within the building to conduct major
repairs. The proposed action is in compliance with the Code
Lee, The storage of gasoline or flammable Mils in bulk shall.be located fully underground and not
less than 35 feet from any property line other than the street line.
➢ The existing underground fiberglass gasoline and diesel storage tanks are shown on the proposed siteplan,
prepared by High Point Engineering dated Oct.13,2021. The designs comply with the Code.The tacks are
registered with SCHOH.
f No gasoline or fuel pumps or tanks shall be located less than 15 feet from any street or property
line.
➢ The location of the fuel pumps conform to the Code as shown on the site plan prepared by High Point
Engineering dated Oct.13,2021. The designs comply with the Code.
fgJ No gasoline service or repair shops or similar businesses are to be located within 300 feet of a
church,public school,library,hospital,orphanage or rest home.
➢ There are no churches,libraries hospitals,orphanages or rest homes within 300 feet of theparcel.
LL31 Partial self-service gasoline service stations,subject to all of the provisions of 4 280-4812
herein and the following additional requirements:
LalEach partial self-service gasoline facility shall have a qualified attendant on duty whenever the
station is open for business. It shall be the duty of the qualified attendant to control and operate
both the console regulating the flow of gasoline to the dispensing equipment thereafter to be
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FEAFPartl Narrative Site Plan forMattituek Cas Station&Convenience Store
SUMS 1000"-122-07-3.2.Apr1121,2022
operated by the customer at the self-service pump island and the dispensing equipment on the
other pump islands.
➢ The applicant shall comply with the New York State Department of Environmental Conservation
regulations pursuant to 6 NYCRR 613-2 and LISTs at CBS facilities regulated under 6 NYCRR 596-599.
The regulations require and the applicant agrees to the following staff duties.
➢ Trained Class A Operators to have the primary responsibility for operation and maintenance of LIST
systems. These operators typically manage resources and personnel to maintain compliance. Class B
Operators have daily responsibility for onsite operation and maintenance of LIST systems. Training for
Class B Operators should provide an in-depth understanding of operations and maintenance aspects of
LIST systems.
➢ Class C Operators are onsite individuals who aregenerally the first line of response to actual orpotential
emergencies.The Class C Operator must be trained to take appropriate action in response to UST-related
emergencies or alarms caused by spills or leaks f rom an LIST system.
➢ A person may be designated to more than one operator class as long as they are properly trained and
authorized in each operator class for which they are designated.
baGasoline shall at no time be dispensed vAthout the direct supervision of the qualified
attendant.A control shall be provided which will shut off the flow of gasoline to the dispensing
equipment at the self-service pump island whenever the qualified attendant is absent from the
control console for any reason whatever, including when he is operating the dispensing
equipment on the other pump islands.
➢ As the minimum,during all hours of operation,a Class C Operator shall be onsite and will generally be the
first line of response to actual or potential emergencies.
cel The console regulating the flow of gasoline to the remote dispensing equipment thereafter
operated by the customer at the self-service pump island shall be situated in such a manner as to
give the qualified attendant controlling said console an unobstructed view of the operation of said
remote dispensing equipment.
➢ The building location and onsite remote cameras will provide the Class C Operator with views of rhe pump
islands.
t4The self-service pump island shall have controls on all pumps that will permit said pumps to
operate only when a dispensing nozzle is removed from its bracket on the pump and the switch
for this pump is manually operated.
➢ Thepumping equipment selected will comply with the Code.
LeelThe self-service pump island shall be protected by an automatic fire-protection system in the
form of an approved system of dry powder release which will act as an automatic fire extinguisher.
➢ Thegas station will be protected by an automatic fire protection system in the form of an approved system
of dry powder release which will act as an automaticfire ire extinguisher.
fallo customer shall be permitted to dispense gasoline unless he shall possess a valid motor
vehicle operator's license.
➢ The applicant will post signage at the pump and in the operator's building stating. "WARNING:All
Customers:To dispense gasoline a valid motor vehicle operator's license is required"
(aThere shall be no latch-open device on any self-service dispensing nozzle.
➢ The applicant shall agree that there shall be no latch-open device on any self-service dispensing nozzle.
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3.0 OPERATIONS & SAFETY
The New York State Department of Environmental Conservation,Suffolk County Department of
Health Services and Town of Southold codes, regulations, design standards and monitoring
programs provide for the safe operation of a gas stations located within Suffolk County,NY.The
combination of State, County and Town regulations provide for protection of the sole source
aquifer,UST leak detection,capture accidental spills during tank filling,require operator training
and testing, and provide the public health protection against nuisance and intrusion regarding
quality-of-life concerns (aesthetics,lighting,noise,and odors).
The existing regulatory requirements that shall be met by the applicant are adequate to mitigate
both long term and short term quality of life impacts, provide protection to groundwater
resources and minimize environmental impact potential generated by the facility's operations.
In 2009-2010 Suffolk County regulations concerning gas stations were amended to require more
stringent underground fuel storage design and dispensing regulations. One of the primary
purposes of the County's revised regulations was for the protection of groundwater.
The County requires underground gasoline storage tanks to be double-wall.To avoid corrosion
that occurs with steel tanks,more double wall tanks are typically comprised of fiberglass.These
new gasoline tanks consist of an inner tank surrounded by an outer wall(or simply a"tank within
a tank"). The space separating the inner tank from the outer wall is designed to contain a leak
generated from the inner tank.
The space between the two tanks walls is required to be fitted with a leak detection system. In
the event of a leak from the inner tank,an alarm system generates a signal indicating a breach has
occurred. The outer tank is designed to contain fuel from a leak from the primary (inner tank)
gasoline storage tank.
The regulations regarding installation of USTs in Suffolk County are the most stringent in the
State of New York. Gasoline storage tanks installed in Suffolk County meet a higher threshold of
safety and operation regulations than gasoline tanks installed in other New York State counties
in order to protect Long Island's aquifer.
3.1 New York State UST Regulations
In New York State all operators of underground storage tanks (USTs) and facilities must be
trained and certified and these regulations include gasoline station operators. (Appendix 3).
The requirement to have authorized operators applies to USTs at PBS facilities regulated under 6
NYCRR 613-2 and USTs at CBS facilities regulated under 6 NYCRR 596-599. These include
facilities that have petroleum USTs with individual capacities of more than 110 gallons.
The level of training,certification type and a brief description applicable to the subject application
are listed below. For a more comprehensive explanation of NYSDEC required training, please
refer to Appendix 3.
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Class A Operators have primary responsibility for operation and maintenance of UST systems.
These operators typically manage resources and personnel ro maintain compliance.Training for
Class A Operators should help the operator snake informed decisions regarding compliance with
regulatory requirements.
Class B Operators have daily responsibility for onsite operation and maintenance of UST systems.
Training for Class B operators should provide an in-depth understanding of operation and
maintenance aspects of UST systems.
Class C Operators are onsite individuals who are generally the first line of response to actual or
potential emergencies. The Class C Operator must be trained to take appropriate action in
response to UST-related emergencies or alarms caused by spills or leaks from an UST system.
A person may be designated to more than one operator class as long as they are properly trained
and authorized in each operator class for which they are designated.
New facilities,including the subject application,must designate operators when they commence
operation. Class A and B Operators at the facility have 30 days to become authorized Class C
Operators must be trained before they are designated.
Individuals who wish to become authorized Class A and/or B Operators must:
1. Pass an online exam administered by DEC (also may be taken in person,by request);OR
2. Obtain credentials issued by any state program recognized by the EPA as meeting operator
training grant guidelines.
3.2 Suffolk County Department of Health Services Regulations:
Article 12 Registration of Toxic and Hazardous Materials Storage Facilities
Article 12 of the Suffolk County Sanitary Code requires that gasoline and diesel material storage
facilities be registered with the Department of Health Services. Registration is a process of
informing the County of the existence of storage tanks, both above and underground storage
vessels that contain substances that can contaminate groundwater.The purpose of registration is
to have an inventory of the material storage sites throughout Suffolk County and to allow for the
effective enforcement of the codes which regulate this storage.
The applicant holds the required registrations for the existing storage tanks from the SCDOH.
Suffolk Counq Permits for Storage Tanks
The Suffolk County Bureau of Environmental Engineering issues both a permit to construct and
a permit to operate.Plans must be prepared by a professional engineer or architect licensed in the
Stat of New York.
The Bureau of Environmental Engineering reviews the plans for compliance with Article 7 and
Article 12 of the Suffolk County Sanitary Code and all pertinent construction standards and
guidelines. Once approved,periodic construction inspections are performed by the Department
of Health Services inspectors as the work proceeds. After a satisfactory final inspection,a permit
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to operate is issued. A permit to operate, the second type of permit issued by the Bureau of
Environmental Engineering, is necessary to maintain a gasoline and diesel fuel storage facility.
The permit must be renewed annually and a permit renewal fee must be paid in order to renew
the permit. The annual fee is calculated on the total volume of storage at a site.
Suffolk County Instructions for Toxic/Hazardous Materials Storage RegistrationThe
proposed gasoline and diesel USTs must be registered with Suffolk County. The applicant agrees
to follow all required procedures to register all proposed tanks with Suffolk County. The
applicant must keep a copy of the registration form and mail the remaining copies,plot plan,and
fee to:
If during site development an UST is unearthed,the County generally required that a registration
application be completed(for inventory purposes). If during tank removal product is discovered
in soils and to have contacted groundwater (typically evidenced by a sheen on the surface of the
groundwater),the County will become involved in the remedial action program.
The following approvals and permits will or may be required for the proposed action:
➢ NYSDEC 6NYCRR Parts 612&z 613 Bulk Storage-Underground Tanks and Fuel
Dispensing and Operator Training Certifications
➢ Suffolk County Department of Health Service Article 12 Tank Registration and Design
Compliance Standards and Article 7 Sanitary Health Code.
➢ Suffolk County Department of Health Services Article 6 Standards forApprovals of Plans er
Construction for Sewage Disposal Systems for Other Than Single Family Residences
➢ Town of Southold Special Use Exception:Zoning Board of Appeals with coordinated
review by the Planning Board for Gas Stations located in the General Business Zoning
Use District
➢ Town of Southold Zoning Board of Appeals for Area Variance-Canopies
➢ Town of Southold Planning Board Site Plan Approval
➢ Town of Southold SWPP
➢ Town of Southold Building Permit
➢ NYSDOT for NYS Rt.25 ingress/egress
➢ Suffolk County Water Authority for connection to the water supply system.
5.0 EXISTING CONDITIONS & ENVIROMMENTAL SETTING
5.1 Existing Site Description
The subject site is zoned General Business (B). According to the Southold Town Code, "the
purpose of the General Business (B) District is to provide for retail and wholesale commercial
development and limited office and industrial development outside of the hamlet central business
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areas,generally along major highways.It is designed to accommodate uses that benefit from large
numbers of motorists, that need fairly large parcels of land and that may involve characteristics
such as heavy trucking and noise."
As guideline for establishing the radius distance between the subject site and description of the
community characteristics,the applicant has relied upon Town Code 240-10 regarding Existing
Resources est Site Analysis Plans (ERSAP)which calls out a radius distance of 500 feet from the
proposed development site. Conditions beyond the parcel boundaries may be described on the
basis of existing published data available from governmental agencies, and from aerial
photographs.
A description of the land uses within approximately 500 feet of the proposed action are as
follows:
• Laurel Stone-a masonry supply company west of the site/northside NYS Rt. 25
• Starlite Autobody-a automobile repair and body shop-west of the site/northside NYS
Rt.25
• Medical Office Complex-offering dental and medical care-east of the site/northside
NYS Rt. 25
• Undeveloped land-located immediately east of the site
• McDonalds-fast food-located east of the site/southside of NYS Rt.25
• Highwind Farm-horse boarding and equestrian center east of the site/southside of Old
Main Road
• Residential Dwellings-south and north of the site at Old Main Road and NYS Rt. 25
■ Elmer's Custom Amish Furniture-northside of NYS Rt. 25
• Bray Street-Town roadway-west of the site
• Old Main Road-south of the site
• Main Road(NYS 25)-major east/west thoroughfare-north of the site
The site is not adjacent to significant cultural or known significant natural resources.
5.3 Groundwater Description
There are three primary aquifers that make up the Island's hydrogeology, the Upper Glacial
aquifer at the top of the wedge;the Magothy aquifer in the middle;and the Lloyd aquifer located
below the Magothy and above the underlying bedrock. The Magothy is the primary source of
drinking water for Long Island, with the Upper Glacial aquifer having been compromised by
industrial and agricultural pollutants and the Lloyd aquifer generally unused for water supply due
to its vertical depth and regulations to protect withdrawal.
There are two confining units:the Pleistocene Gardiners Clay which restricts flow between the
Upper Glacial and the Magothy;and the Raritan confining unit which restricts flow between
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the Lloyd and Magothy aquifers.Precipitation enters the groundwater system via the highly
porous sandy soils and gravels at Long Island's surface.
The current New York State, Suffolk County and Town of Southold regulations are specific to
underground storage tank storage for the protection of the environment and particularly to
protect groundwater.The double wall-cathodic protected tanks and piping,with emergency spill
and leak detection devices,assure a high degree of protection against release.
Depth to groundwater in this vicinity is estimated to be less than 20 feet below ground
elevation.The existing regulations are considered sufficient mitigating measures to avoid or
minimize a potential adverse impact to groundwater.
Water Suppiy and Sanitary Waste Disposal
The facilities at the site are currently supplied water from the Suffolk County Water Authority.
The proposed development is not expected to significantly alter the volume or peak demand for
public water.The connections to the SCWA system will need to be depicted on the final site plan.
Sanitary wastewater will be disposed of in accordance with standards of the Suffolk County
Department of Health Services Article 6.The regulations will require the project to either improve
or replace the existing septic system and leaching pools.The Health Department will make that
determination during the sanitary disposal plan review. As with approved Suffolk County
sanitary systems, solid sanitary waste is retained in a subsurface vault where biological activity
convert the waste, and liquids overflow from the mass to a leaching pool. The liquids are
percolated through the soils to groundwater.The commercial use and expected wastewater flows
generated by the facility indicate a standard septic system,properly maintained is an approvable
wastewater disposal system.
The sanitary flows were projected from the SCDOH,Standards forApprovals of Plans&Construction
for Sewage Disposal Systems for Other Than Single Family Residences,December 1,2009-Table 1:Project Density
Loading Rates er Design Sewage Flow Rates. The estimated hydraulic load for sanitary flow of the
convenience store is 0.05 gallons per square foot or 250 gallons per day (GPD) for the proposed
action.The SCDOH code permits the applicant to submit approvable plans for a standard septic
system,generally consisting of a septic tank for collection of solids associated with sanitary waste
disposal and leaching pools for liquid waste flow,and eventual recharge.
The action is located within Groundwater Management Zone IV.The maximum sanitary flow
for the zone is 600 GPD per 40,000 SF of parcel area.
The proposed action will not result in variance requests to the SCDOH under the standards for
wastewater disposal.
Stormwater and site generated runoff will be contained on site and controlled through the use of
on-site leaching pools. The proposed project will conform to Chapter 236 Stormwater of the
Town Code. The parcel size, 1.45(63,357SF) is greater than one acre (43,560 SF) and a Storm
Water Management Pollution Prevention plan (SWMPP)is required.The applicant will provide
the SWMPP as part of the site plan process.
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5.5 Soils
According to the Soil Sugey of Suffolk Coun (USDA-1975)the site is comprised of buildings
and paved areas with adjacent and underlying areas of Riverhead and Haven Soils 0.8% (RhB).
The Riverhead Series are well drained,moderately coarse,textured soils,in a loamy or silty
mantle over course sands and gravels.
The Haven Series are well drained medium texture in loamy or silty mantle over course sands
and gravels.
Site soils represent soils with moderate to rapid permeability.
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COMMUNITY CHARACTER
The Suffolk County Planning Commission Updated Comprehensive Plan (2014) the "Framework for the
Future - Suffolk County Comprehensive Master Plan 2035" describes the Forth Fork Area and
Southold. The Plan states, "Eastern Suffolk County as a popular tourist destination. In addition,
the County is home to one of the largest concentrations of second homes of any county in the
nation. There are 37,000 second homes in eastern Suffolk, which draw approximately 160,000
part-time residents to the area during the summer months and on weekends.Only eight counties
nationwide have more seasonal homes than the County.
There are more than 5,600 lodging rooms located in eastern Suffolk, ranging from luxurious
boutique hotels and bed &r breakfast inns to traditional motels. These lodging properties draw
thousands of tourists to the County's east end throughout the year,but primarily in the summer
months. The Suffolk County Division of Planning&Environment estimates that the population
in eastern Suffolk increases by more than 230,000 people during peak summer times due to
tourism,which more than doubles the year-round population. Due to its proximity to New York
City,the County is well situated to serve the vacation needs of this market"
Relevant to the proposed action, the Plan identified the following approaches to increasing
tourism in Suffolk County and in Eastern Suffolk:
➢ Continue to collaborate with the tourism sector to better address Suffolk County's
tourism needs,including use of technology to improve connectivity between transit users
and tourism destinations.
➢ Develop incentives to grow the tourism industry.
➢ Develop regional marketing strategy.
➢ Work with Long Island MacArthur Airport to assist in the growth of the tourism industry.
The Plan also recognizes that the agricultural character of Suffolk County is unique and holds
strategic advantages for local tourism and weekend travel because of its proximity to lucrative
markets (Manhattan,Brooklyn,the South Fork) and the strong"locavore"movement (the trend
toward eating food that is locally produced).
The transportation,economic development,housing and environmental initiatives outlined in the
Framework for the Future-Suffolk County Comprehensive Master Plan 2035,whether they are
regional or local in scale, high or modest cost; long- or short-term duration, will change the
landscape in ways that will improve how people live,work and play in Suffolk County.
The initiatives help to address how and where:
➢ Transit and transportation infrastructure and facilities are provided and improved.
➢ Economic development occurs and jobs are created.
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➢ Natural resources are protected and managed to meet the essential needs for safe drinking
water,clean air,protected open space and productive marine ecosystems.
➢ Transportation, economic development, housing and environmental protection
improvements are designed to achieve sustainable and resilient benefits that will accrue
to the region in the event of severe storm occurrence and climate change in the future.
The transportation corridors are representative of the region's scenic,recreational,cultural,
Historic,natural and archaeological significance.
Throughout the centuries the Town of Southold has celebrated its scenic quality.
The Town's Comprehensive Plan 2020 Update has reinforced the Town's commitment to protect
the rural viewsheds,preserve open space,farmland,fresh and tidal wetlands,and water ways and
shorefronts.
The community has identified scenic resources as important in past studies and plans;including
scenic viewsheds from public lands and waters.
The culture of the Town shaped these qualities and evolved around them,prompting local,state
and regional recognition. Southold's scenic quality is one of the most important economic and
social assets of the Town.
According to Section 4.5 Community Character of the Southold 2020 Comprehensive Plan the
following goals are relevant to the proposed project:
1. Avoid structures or activities which introduce visual interruptions to important scenic
resources.
➢ Improve the application review processes through the development of mandatory
design standards by 2013 to guide the introduction of structures in scenic landscapes
and waterscapes.
2. Minimize impairment of dynamic landscape and waterscape elements that contribute to
visual qualities.The Town's character has been celebrated and recorded throughout
history in all media and formats.
➢ Work with the New York Department of Environmental Conservation to designate
incompatible uses within a Scenic Byway and important scenic view sheds as Type I
actions under SEQRA to achieve better assessment of action on scenic impacts.
o Strengthen the management of important scenic view sheds from New York State Route
25.
o Form a Scenic Resource Management working group by 2014 to update,expand and
implement the Scenic Southold Corridor Management Plan.
o Correlate the Town Scenic Resources Map to management and preservation strategies
for scenic resources experienced from Town roadways and public areas.
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o Review uses in zoning districts located on the Towns Scenic Byways,Town roadways to
evaluate appropriateness to Town Scenic Byway Goals and scenic management
strategies to insure that the area views include vistas of farm fields&z open space.
o Improve the coordinated framework for law enforcement and application processing for
multiagency participation or review to assure compliance with the Town's Scenic Byway
goals.
o Work with New York State Department of Transportation to eliminate roadside parking
along State Route 25 at Ferry Terminal.
o Forge relationships with the New York Department of Transportation and Suffolk
CountyDepartment of Public Works to develop and implement a roadway beautification
or"adopt-a-road"program.
o Adopt a no-nedoss street tree policy and encourage the New York State Department of
Transportation and Suffolk County Department of Public Works to replace trees.
o Preserve existing,indigenous vegetation which contributes to the scenic quality of the
landscape through the incorporation of these areas in site design or perpetual
conservation measures.
o Develop a tree mitigation bank managed by the Southold Tree Committee by 2013 to
allow for donations of trees and/or monies where the Planning Board determines that
street trees should be waived and not practical in site design.
o Ensure that appropriate visual screening (in accordance with Article XXI of the
Southold Zoning Ordinance)exists between business,industrial and residential zones
such that landmarks and focal points are enhanced,and visually corrosive elements are
screened.
o Acknowledge the context of the area in which screening must occur,and be sensitive to
the character of the hamlet.
o Establish planting guidelines and preferred vegetative species lists which can be
integrated into planters,roadside public gardens and highway meridians.
o Prevent erosion of scenic qualities of important places,sites,and gateways by enforcing
the existing sign code and strengthening the Town code language to prohibitor remove
obtrusive structures,objects(unauthorized vehicle sales, excess and non-
conforming signage and non-conforming lighting) and actions.
o Amend Chapter 240 Subdivision of Land and Chapter 280 Zoning to require multi
phased construction projects that are visible in current and future public,scenic,view s
heds to provide long term screening.
o Control prolific signage through the development of a new enforcement protocols.
o Consider amending sign code as recommended by the RBA Group North Fork Trail
Scenic Byway Inventory and Assessment(2008)
o Educate business owners about common types of illegal displays,signs,lighting,and use
of public rights of ways especially on Main Streets,NYS Route 25 and County Route 48.
Scenic Resources
An important goal for Southold is to preserve important scenic resources.
To achieve preservation of scenic resources the Town identified the following objectives,items
in italics are relevant to the applicant's participation to meet the Town's goals(sections in italics
are relevant to this project):
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1. Continue to preserve important scenic vistas by the use of Community Preservation
Project Plan funds to purchase fee title,dev- rights and/or scenic easements.
2. Correlate theScenic Resources Map with the Community Preservation Map to identify
relevant parcels offering scenic views,including parcels offering scenicwaterscape views.
3. Enhance scenic qualities through design standards and recognition of innovative site
planning and architecture in public and private development projects.
c Project design is the most costly and consuming aspect of applications. The Town
improving processes to reduce the cost to applicants. In the future,the Town will
provide more guidance in project design and improved efficiency,user friendliness and
communication between the public and Town departments in the earlier stages of the.
application processes.
o To better assist the public in meeting scenic preservation goals,the Town will develop
and implement architectural design guidelines for residential and commercial uses by
2014.
o Design guidelines will provide basic information and make recommendations about
what elements could be included as part of a land use application.
o Guidelines will not address all the design issues relevant to a proposed plan.
o The intent of the guidelines will be to achieve a clear understanding of critical site and
design issues that need to be addressed. This approach should result in a more efficient
process which in turn will reduce costs.
➢ The applicant will work with the Town of Southold's Planning Board to develop designs that are
compatible with thegoals of the Comprehensive Plan.
Town of Southold 2020 Comprehensive Plan Community Character Objectives included the
following statements:
1. Develop voluntary structural design standards for residential architecture by 2012 to
conserve and support the design characteristics and qualities of individual
neighborhoods and hamlets that make them attractive and unique.
o Use appropriate siting, scales, forms, and materials to ensure that structures and
site design are compatible with and add interest to e�dsting scenic components.
o Promote the establishment of sustainable structures through LEED/Energy Star stand
ards in new development and redevelopment.
➢ The application does not involve residential structures.
2. Develop mandatory architectural design standards for commercial uses by 2014 to
conserve and support the design characteristics and qualities of individual
neighborhoods and hamlets that make them attractive and unique.
➢ The applicant will comply with design standards developed with the Town to maintain the community
and neighborhood character. The re purposing of the existing building,appropriate exterior details and
lighting and enhanced landscaping will improve the existing site's visual conditions.
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3. Officially recognize businesses that strive to meet Town Goals with letters of recognition
from Southold Town Board/Supervisor.
➢ The applicant welcomes an opportunity to be recognized as setting a new standard for the development of
gas stations that are reflective of Southold's traditional architecture and scenic resources.
➢ The applicant shall continue to advance the architectural designs of the building and canopy,provide
landscaping and lighting to identify the site as a connection to the Town of Southold
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6.3 New York State North Shore Heritage Area Management P1
Visitors to the Long Island North Shore Heritage Area are: The New York State North Shore
Heritage Area Management Plan (HAMP) was developed by the Department of State as a
planning tool for north shore communities located within the study area. Section C.O addressed
recreation, visitation and tourism and states the Area is well suited for recreation, and leisure
activities because of its natural,historic and cultural resources.According to RAMP data:
• Mature-average age is 42,and 61%are over the age of 35
• Affluent-annual household income average of$77,000,with 56%involved in professional
and technical fields
• Well educated-47%college graduates
• Arrive by car-74%arrive by automobile from an average travel distance of 486 miles
Residents of the Long Island North Shore Herita e Area are:
• Aging with a fast growing 65 and over population
• Out-migration of 18-34 year olds
• Affluent-42%have annual household income of$75,000 and 42%are professionals or in a
technical occupation
• Have strong identification with their homes,culture and history
• Likely to remain close to home for social interests
• Members of an automobile culture-85%of daily travel is by car
The Long Island NSHAMP does ignore the significance of vehicular use as the primary mode of
transportation by the area's residents and for access to the area by tourists.The data also states
the significance to the area's economy generated by the visitor industry.This important economic
sector includes employment income in tourism-related industries including gasoline service
stations.
The Long Island NSHAMP states for Southold, there were 33 cultural resources inventoried,
generally along Route 25 and Sound Avenue. There were 36 intrinsic resources inventoried
primarily in clusters along Route 25,although also located throughout the town,with 53 maritime
resources identified. The Plan identified 115 tourisms resources in Southold.
Architectural style was defined as "Harvest Coast." The Harvest Coast style includes white
clapboard churches; Cape Cod style homes such as the Thomas Moore House (circa 1658); and
the"Old House"or Budd-Hornton House(circa 1649).
Scenic resources are defined as existing and potential scenic destinations and routes that offer an
attractive driving experience.
A review of the Plan did not identify any specific conflicts with the proposed gas station as a
land use or a specific resources that would be adversely and significantly impacted by the
proposed action.
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ENVIRONMENTAL IMPACT POTENTIAL & MITIGATING
MEASURES
7.1 Town of Southold Local Law
Impact on human health will be mitigated by compliance with Town,County and State legislation
for the construction and operation of partial self-service gasoline service stations. Suffolk County
and New York State regulations have been discussed under Section 3.0 Operations and Safety.
Local legislation also protects human health from potential impacts associated with gasoline
dispensing stations. In accordance with the Town of Southold Code provisions of section 280-48
B (12)the requirements are stated with a description in italics of the applicant's compliance.
UEach partial self-service gasoline facility shall have a qualified attendant on duty whenever the
station is open for business.It shall be the duty of the qualified attendant to control and operate
both the console regulating the flow of gasoline to the dispensing equipment thereafter to be
operated by the customer at the self-service pump island and the dispensing equipment on the
other pump islands.
Compliance.
The NYSDEC requires standards for qualified gasoline station operators and the passing of a State exam. The
applicant will provide attendants that are.
Class A Operator
The individual who has primary responsibility to operate and maintain the LIST system(s) at a facility in
accordance with applicable requirements of the PBS and/or CBS regulations. The Class A Operator typically
manages resources and personnel to achieve and maintain compliance with the requirements of those regulations.
Class B Operator
The individual who has day-to-day responsibility for implementing applicable requirements of the PBS andlor CBS
regulations. The Class B Operator typically implements field aspects of operation,maintenance,and associated
recordkeeping for the UST system.
Class AIB Operator
An individual who has both A and B Operator responsibilities
Class C Operator
The individual who has primary responsibility for initially addressing emergencies presented by a spill or release
from an LIST system.A PBS Class C Operator typically controls or monitors the dispensing or sale of petroleum.
blGasoline shall at no time be dispensed without the direct supervision of the qualified
attendant.A control shall be provided which will shut off the flow of gasoline to the dispensing
equipment at the self-service pump island whenever the qualified attendant is absent from the
control console for any reason whatever, including when he is operating the dispensing
equipment on the other pump islands.
Compliance.
Thegas station shall not be operated without an attendantpresent.The attendant shall meet the minimum NYSDEC
requirements as a Class C operator.Pumps shall be turn off if there is no onsite operator present. A Class A and
Class B shall be available within a 30-minute travel time to the site.
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Lc)-The console regulating the flow of gasoline to the remote dispensing equipment thereafter
operated by the customer at the self-service pump island shall be situated in such a manner as to
give the qualified attendant controlling said console an unobstructed view of the operation of said
remote dispensing equipment.
Compliance.
The siteplan provides positioning of the building for operatorview.The applicant will install closed circuit remote
cameras that provide the operator withfull view of thepumps at all times of operation
kLThe self-service pump island shall have controls on all pumps that will permit said pumps to
operate only when a dispensing nozzle is removed from its bracket on the pump and the switch
for this pump is manually operated.
Compliance.
Thepumps will comply with the standard and details will be available for review.
elThe self-service pump island shall be protected by an automatic fare-protection system in the
form of an approved system of dry powder release which will act as an automatic fire extinguisher.
Compliance.
The facility will install the fire suppression system in accordance the local code. The applicant will comply with
Southold Town local law, recommendations by design professional, codes of the National Fire Protection
Association(NFPA),recommendations by the Suffolk County Fire Service and local fire marshal.
fallo customer shall be permitted to dispense gasoline unless he shall possess a valid motor
vehicle operator's license.
Compliance.
The applicant will post signage at thepump and in the operator's building stating. "WARNING.All Customers:
To dispense gasoline a valid motor vehicle operator's license is required"
There shall be no latch-open device on any self-service dispensing nozzle.
Compliance:
The applicant will provide self-service dispensing nozzles with no latch open device and post signage that no
customer attachments arepermit to by-pass this requirement.
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•n!
MOM=
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rre Noxrrp
m
NO SMOKING.
St�LJT QFF ra111G1NE_
my
UL7RA'LOW SULFl1�}pCt}1�4y►Y p�SEL FUEL
M1y APM �.L{LFYIR WI AUMLIftI]
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Typical Signage on Fuel Pumps
The applicant will also include a statement
"Valid Motor Vehicle Operator License Required for Use"
7.2 Construction and Excavation Activities
On site qualified environmental professional(s) experienced in identifying petroleum product
release and investigation protocols will be present during excavation. In the event a spill has
occurred the onsite professional will contact the NYSDEC and initiate the spill response
protocols.
NYSDEC Spill Response Unit has protocols designed to address unearthing of a spill associated
with past use of the site as a gas stabon. In general terms the NYSDEC must be contacted and
spill investigation and response plan devcloped for their review.
The procedures can be found in the NYSDEC's Bureau of Spill Prevention and Response (BSPR)
Manual for: TECHNICAL FIELD GUIDANCE SITE INVESTIGATION PROCEDURES INCLUDING:
OVERVIEW OF SPILL RESPONSE PROGRAM; ENFORCEMENT OF SPILLER RESPONSIBILITY;
ACCESS AND RIGHT-OF-ENTRY,CORRECTIVE ACTION,ETC. A copy of this manual shall be on-
site for station operators to initiate contact with the DEC,if necessary.
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The BSPR also provides a manual titled, TECHNICAL PROCEDURAL GUIDANCE: PERSONAL
HEALTH AND SAFETY PROTECTION. The site specific Health and Safety Plan (HASP) must be
submitted to the NYSDEC before onsite sample collection, investigations or contractor related
work can commence. The HASP includes contact information for local emergency responders
(Southold Fire Department, EMS, hospital and heal care facilities, utility companies, etc.) and
maps the routes for response times.
NYSDEC provides policy on contaminated soil clean up objectives under CP-51 / Soil Cleanup
Guidance,October 21,2010.The policy provides the framework and procedures for the selection
of soil cleanup levels appropriate for each of the remedial programs in the New York State
Department of Environmental Conservation (DEC) Division of Environmental Remediation
(DER)and Resource Conservation and Recovery Act(RCRA).
The current policy is used in conjunction with the applicable statutes,regulations and guidance.
Site specific soil cleanup levels, determined in accordance with this guidance, are only applied
after:
® The site, or area of concern, is fully investigated to determine the nature and extent of
contamination;
® All sources of contamination are addressed consistent with the hierarchy provided in 6
NYCRR 375-1.8(c) or consistent with the RCRA Corrective Action Program (as
appropriate);
Groundwater, if contaminated, has been evaluated for appropriate remedial actions
consistent with 6 NYCRR 375-1.8(d) or consistent with the RCRA Corrective Action
Program(as appropriate);and
Impacts on adjacent residential properties,surface water and aquatic ecological resources
are evaluated, as well as indoor air, soil vapor, vapor intrusion and other appropriate
media.
General Procedures for Gasoline Spill Investigations and Remedial Actions:
The NYSDEC regulations described above are applicable to the site if a release of product was
discovered during site development.The NYSDEC has protocols that the applicant is required to
follow. Only NYSDEC can approve a spill response plan. A generic approach to a gasoline
spill/tank removal site investigation and cleanup is outlined below:
Once a release is suspected the NYSDEC Spill Response Hotline is contacted and a Spill Number
is assigned to the site. As records and general information is collected (dates, ownership,
magnitude of the spill,product type,etc.) as NYSDEC Spill Response contact person is assigned
to the project.
A proposed site investigation work plan is submitted to the NYSDEC for review and eventual
approval.The plan includes defining the limits and the source of the contamination,the depth to
groundwater and the soil characteristics.
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A handheld photo-ionization detector (PID) is used to do an initial scan of the soil sample for
volatile and semi-volatile organic compounds (VOCs and SVOCs). Soil samples are placed in
clean glass jars,labeled with sample number,soil depth,site identification,date,collector name,
and packaged for chemical compound analyses by a New York State certified laboratory.Lab tests
are completed within 48 hours. Protocols follow the USEPA 8260 (VOCs) and 827OBN (Semi-
VOCs)criteria.
Groundwater remedial actions are varied. The State may require pump and treat (such as
activated carbon filtration), in-situ treatment (air sparging), or groundwater monitoring
programs and sample analyses to observe the plume migration,potential receptor sites and water
quality. Spill closure requires the NYSDEC to evaluate the potential need for long term
groundwater monitoring of the site.The cleanup activity is not complete until the NYSDEC issues
a closure notice.
The sanitary flows were projected from the SCDOH,Standards forApprovals of Plans&Construction
for Sewage Disposal Systems for Other Than Single Family Residences,December 1,2009-Table 1:Project
Density Loading Rates&Design Sewage Flow Rates.The estimated hydraulic load for sanitary flow of
the convenience store is 0.05 gallons per square foot or 250 gallons per day(GPD)for the
proposed action.The SCDOH code permits the applicant to submit approvable plans for a
standard septic system,generally consisting of a septic tank for collection of solids associated
with sanitary waste disposal and leaching pools for liquid waste flow,and eventual recharge.
The action is located within Groundwater Management Zone IV.The maximum sanitary flow
for the zone is 600 GPD per 40,000 SF of parcel area.
Upgrades to the existing on-site wastewater disposal system are determined by the SCDOH.As
the SCDOH is an involved agency pursuant to SEQRA no sanitary system design approvals will
be granted or denied until the SEQP A process has concluded Therefore final sanitary designs and
approvals are best described as pending,albeit there are no significant impacts anticipated by the
use of standard SCDOH designs for compliance with wastewater disposal.
The site will be provided potable water supply form the Suffolk County Water Authority
(SCWA), and the existing on-site well will be closed in accordance with NYSDEC well closer
requirements and required by the water service connection.A back flow prevention device(RPZ
valve)will be required by the SCWA,to prevent backflow.
The impact from the proposed action on the quantity and quality of the groundwater contained
within and drawn from Long Island's sole source aquifer as a supply of potable drinking water
will not be adversely impacted.The SCDOH and NYSDEC UST regulations for gas stations were
developed specifically for groundwater protection within Suffolk County. The proposed action
will comply with the design, construction and operational procedures set forth by these
standards,which shall provide adequate mitigation to avoid adverse impact to local and regional
water resources.
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FEAFPart]Narrative Site Plan forMattituck Gas Station&Convenience Store
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Leaching pools are incorporated into the site design for control of site generated stormwater
runoff. Collected run off will be recharged to groundwater via leaching pools. Groundwater will
not be adversely impacted.
The primary source of noise at the existing site is roadway vehicle traffic.
The project does not include amplified music or other amplified sounds. There will be no noise
above that which currently occurs from existing traffic.
Section 180-6Standards
No person shall create or cause to be emitted any noise pollution which when measured on a
sound-level meter from the property line of a complaining property owner exceeds the following
standards:
A. Sunday through Thursday:
(1)From 7:00 a.m.to 7:00 p.m.,airborne or amplified sound in excess of 65 dBA;and
(2)From 7:00 p.m.to 7:00 a.m.,airborne or amplified sound in excess of 50 dBA.
B.Friday and Saturday:
(1)From 7:00 a.m.to 11:00 p.m.,airborne or amplified sound in excess of 65 dBA;and
(2)From 11:00 p.m.to 7:00 a.m.,airborne or amplified sound in excess of 50 dBA.
Section 180-7Exceptions
For the proposed action the relevant exceptions to the Code are:
(2)Construction activities between 7:00 am.through 7.00p.m and the associated use of construction devices or the
noise produced thereby,provided that such activities and such equipment and their use comply with the other
provisions hereof.
(5)Noise from snowblowers,snow throwers and snowplows when operated with a muffler for the purpose of snow
removal.
(11)Emergency construction or repair worn.
(14)Emergency stationary and mobile signal devices.
(15)Audible exterior burglar alarms in operation for 15 minutes or less.
The proposed location of the air compressor (for tire inflation) is at the site's "apex" and is not
adjacent to any buildings or residents.The location is adjacent to NYS 25 and Old Main Road.
Noise levels generated at the self-service vacuums are expected to be masked by the ambient
vehicular generated noise. Building related HVAC equipment,generators, etc. will remain with
local noise limits.
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FFAFPartl Narrative Site Plan forMattitvck Comas Station&Convenience Store
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COMPARISON OF SOUND PRESSURE AND SOUND '
Sound Pressure,Pa Sound Pressure Level,dB
20 v 120 Pneumatic Chipper(at 5 ft.)
_`
Rock•n•Roll Band 10- 1 110_
5 ---- — Textile Loom
Power Lawn Mower 2-- 100
(at operator's ear) — Newspaper Press
1 . — 90
Milling Machine(at 41t.) 0.5 Diesel Truck 40 mph
(at 50 ft.)
Garbage Disposal(at 3 ft.) 0.2-- 80
Vacuum Cleaner 0.1 70
0.05—j— Passenger Car 50 mph
Alt Conditioning (at 50 rt.)
Window Unit(at 25 ft.) 0 -- 60 Conversation(at 3 ft.)
0,01 --- - 50
0.005
0.002 40 Quiet Room
0.001 -130
0.0005-
0.0002-- 20
.0005-0.0002-- 20
0.0001 10
0.00005—
0.00002
Section 180-6 noise level standards state,"No person shall create or cause to be emitted any noise
pollution which when measured on a sound-level meter from the property line of a complaining
property owner."
Motor vehicles using the proposed site are required to shut off motors during fueling operations
and signage,stating"VEHICLE IDLING ZONE-TURN OFF YOUR VEHICLE" is recommended
to avoid unnecessary noise sources from vehicles idling(for convenience store customers).
The residential properties in the vicinity of the site also periodically generate noise from leaf
blowers,lawn mowers,music,and vehicular traffic.These are common residential neighborhood
sounds.
The NY Rt.25 traffic corridor is not within the management of the applicant.
Air Quality
The NYSDEC provides air quality monitoring throughout New York State.The air quality within
the Long Island Region can be accessed daily via the States website,
http:llww-�,v.dec.ny-goti/airint)n/ . The Riverhead air quality monitoring station is the State's
location nearest the subject site. NYSDEC rates air quality in the region daily. There have been
reports of poor air quality due to high ozone levels.
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FEAFPart 1 Narrative Site Plan for Mattituck Gas Station&Convenience Stone
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A NYSDEC 201 air quality registration or permit is not required for gasoline stations that are in
compliance with NYSDEC regulations of 6NYCRR 612. Gasoline stations registered under Part
612 are exempt from the 201 regulations.
The station is not expected to significantly contribute to ozone depletion.
The station will comply with utilize industry standards for pump nozzles that restrict volatile
organic compounds (VOCs) from escaping during fuel dispensing. The UST are required to be
vented whereby the gas above the fuel in the tank can be displaced during the tank filling
operations.
All motor vehicles must be turn-off during fueling as required by law, and stationary idling of
vehicles is therefore not expected to have potential for significant impact to air quality. if during
queuing there is a long line of vehicles (as may be the scenario during an emergency) the facility
operators will place a sign to advise motorists vehicles must be turned-off and restarted to
advance along the queuing line.
Signage placed at the parking stalls will advise customers to turn-off their vehicles.
The potential for impacts to air quality will be mitigated by operational procedures,compliance
with NYSDEC bulk storage regulations(Part 612)and signage.
7.5 Lighting and Aesthetics
Building Architecture
The selection of materials for the buildings and the canopies will be compatible with surrounding
area's building materials to the extent practicable based on building codes, fire protection
standards and structural engineering requirements. The canopies for each pump island will
include recessed lighting to direct the light beam down toward the pumps and not outward
toward the roadways or parcels and buildings.
The existing free standing sign for the gas station is depicted on the site plan.The sign is set at a
maximum of height of 15 feet above finished grade,is double faced with the brand name or logo.
The double faced sign area is 24 square feet(max.). The sign will include illuminated fuel placards
for regular gas,plus.Super,and diesel.The wall mounted convenience store sign will be internally
lit, and be located at a maximum height above finished grade of 15 feet. All sign dimensions are
consistent with those outlined in the Code.
Similar signs exists along NYS 25,each designated scenic byways.No significant visual impacts
are expected from the proposed signage.
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FEAFPart I Narrative Site Plan for Mattitvck Gas Station&Con venience Store
SC7M;;,!91000122-07-3.2.April2l,2022
I
399
_ a
E
ti
J 9
445 4 M
_. 519
a
{
f
Y�
Existing Signage
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FEAFPart 1 Narrative Site Plan for Mattituck Gas Station&Convenience Store
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11 ✓.
Typical Building-Canopy at Gas Station in Southold Town
7.6 Site Lighting and Canopy Lighting
Light fixtures for the site/parking areas will be"dark skies"compliant to minimize"sky glow"and
meet the standards of Town Code Section 172-5 Standards for Exterior Lighting.
The proposed project will comply with the Code whereby all exterior lighting shall be designed,
located, and lamped to prevent excessive lighting, energy waste, glare, light trespass, and
unnecessary sky-glow.
To mitigate nuisance lighting impacts,all nonessential exterior lighting shall be turned off within
1/2 hour after the close of business and/or when not in use. Lights that are controlled by timers or
that are motion-sensor-activated are encouraged to replace existing lighting necessary for safety
purposes.
Canopy lights,at the gas pump island lighting,shall be fully recessed and full cutoff luminaires so
as to ensure that no light source is visible from or causes glare on public rights-of-way or adjacent
properties.All area lights shall be full cutoff luminaires.
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To further reduce impact from lighting,all proposed exterior lighting will use the least number of
poles/fixtures at the lowest height and at the lowest illuminance levels necessary to safely light
the area for the proposed use.
No luminaires shall be taller than or mounted higher than 35 feet from the ground to their tallest
point.The pole heights and luminaires will conform with the specifications required in the Town
Code.
7.7 Traffic
A Traffic Impact Study(TIS)dated April 20,2022 was prepared by Dunn Engineering Associates
and determined the redevelopment of the existing filling station with convenience market will
generate a small number of new traffic trips.The increase is small and will have little impact.The
report found the proposed site plan depicting 29 parking spaces and 10 land-banked parking
spaces is less than the required number (53 spaces)under Southold's Town Code. However,the
ITE data anticipates that actual parking demand is 24 spaces,and the 29 spaces provided will be
sufficient.The 10 spaces that are land-banked will offer more parking should future needs arise.
Pedestrian&Bike Traf fisc
Gas station convenience stores accommodate many users,however generally,these are customers
accessing the site by vehicles to purchase fuel,who may also purchase items at the store,allowing
them a single stop,rather than multiple stops.
Bicyclists will not be restricted from use of the public roadways located along the site's frontage.
The shoulders of NY Rt. 25 provide cyclists an east-west travel lane.
There is no significant change in vehicular traffic expected between the build and no-build
alternatives. The conclusion as applied to pedestrian and bicycle public safety indicates that
pedestrians and bicyclists will be at no higher safety risk than under the build and no-build
scenarios.Mitigating measures would not be required under the no-build alternative.
Internal Parki yj Internal Traffic is&Fuel Tank Falling Qgrations
The Town Code requires 53 parking stalls for the convenience store, office, and fuel pump
stations.The applicant is proposing to provide 29 parking spaces including 2 handicap accessible
parking stalls with 10 land banked stalls.The office is used on a temporary basis and parking stalls
dedicated for office use will generally be available to other users.
When a tanker truck is on-site to fill the USTs, the facility closes the pump islands. The
operations of the facility can be controlled by the NYSDEC certified site operations personnel to
minimize potential impacts from on-site traffic patterns,parking needs and vehicle fueling during
UST fill operations.Typical UST fill operations are completed during hours when the station will
not experience peak periods of use.
The operations for fueling vehicles is suspend during the times tankers are on site and actively
filling the USTs. The mitigation measures to avoid or minimized the internal traffic impacts
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FEAFPartl Narrative Site Plan forMattituck Gas Station&c'Convenience Store
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during UST filling operations are controlled by the onsite operators,and schedule of tanker truck
deliveries.As per project plans,the existing USTs will not be relocated or replaced and the tanker
truck fuel deliveries will remain as the procedures currently exist.
7.8 Aesthetic and Scenic Resources &Community Characteristics
The impact potential and mitigation for aesthetics,community character and scenic resources are
combined for assessment purposes.The site is within the designated NYS 25 scenic byway. The
site itself is not recognized for any specific known recreational, natural, historic, scenic or
archeological significance.
The existing site does not have an abundance of vegetation that screens the view based on seasonal
foliage. The project site is visible year round by observers traveling along NY Rt 25 and from
observers utilizing the existing commercial developments in the area.
Land uses in the vicinity of the project include primarily commercial and roadway,with secondary
uses including vacant land,and residential use.
The project will be visible from the roadway and residential areas, however this is generally
consistent with the existing viewsheds. The existing mix of land uses does not create a sharp
contrast with regard to the area land uses.
The scenic resources along NY Rt 25 scenic byway are not obstructed by the proposed gas
station/convenience store renovation. The public travelling along this corridor will not have an
impaired view of any significant cultural,scenic,historic or recreational resource.
The project site will require landscaping that will comply with the requirements of Southold's
site plan requirements.A native planting plan will be prepared as part of the Site Plan process.
There are no specific vantage points such as"scenic look outs"located along this node of the scenic
byway.
The area is primarily accessible and utilized by the public as a vehicular transportation route for
east and west travel.The applicant proposes the architecture,building materials,color selections,
and dimensions will not significantly contrast with the surrounding building characteristics,
scale,or designs.
The site will be viewed as often at the public travels past the location.
How will theproject site change the use or perception about that scenic resource?
The use of NYS Rt. 25 as a scenic resource will not be significantly altered. The applicant has
proposed a site plan with additional pumps and an enlarged more accessible convenience store to
benefit both travelers and the community.
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8.0 ALTERNATIVES
8.1 No Build Scenario
The no-build will result in the site the facility to remain in its current state and if no improvements
are made.
There will be no improvements to the gas station,convenience store,parking or landscaping and
motor vehicle operators will continue to use the existing facilities.
The existing conditions are a fair representation of how the no build scenario is expected to
impact the environmental conditions.
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