Stonefield Engineering and Design has submitted plans to the Town of Newburgh Planning Board for a new 6,730 square foot QuickChek storefront with a gas station on Lakeside Road. The project made an initial appearance on Thursday, January 18 before the board to collect feedback.

The proposed project site sits adjacent to Route 17K and the Interstate 84 intersection in the town with entrances proposed along Lakeside Road.

“What we’re proposing is a new QuickChek, with truck fueling. Very similar to the QuickChek that exists in town,” said Stonefield Engineer Zachary Chaplin, referring to the convenience store on 9W in Middle Hope.

The site plan will feature eight multi-purpose dispenser systems that would equal 16 fueling positions for vehicles. The fueling stations for the larger tractor trailer trucks would occur on the eastern side of the project with parking provided for the trucks as well.

The site includes 66 parking spots for customers and is not intended to be a travel centers according to Chaplin. In the immediate vicinity of the site is Pilot Travel Center with an Arby’s restaurant, the Stewart Airport Diner, a Mobil gas station and the Crossroads Hotel.

The land today is currently undeveloped but contains New York State Department of Environmental Conservation (NYSDEC) wetlands delineated by Stonefield. The property also features a 30 to 40 foot grade change which would need further review by the engineer.

Patrick Hines of MHE Engineering noted in his comment memo that the project would require a traffic study to be prepared and to be submitted to the planning board due to its proximity to the major roadways.

Stonefield Traffic Engineer Amanda LaRosa stated that the firm would be preparing a traffic impact study and have already started coordinating with the NYS Department of Transportation.

“We have confirmed that access will not be permitted on the state highway due to the proximity to the interstate ramp. It’s a federally regulated area, so there is no access proposed on 17K,” she said. “We’re proposing to study four intersections all along 17K starting with Lakeside Road right at the properties corner, then both of the on-ramps to the interstate and then Governors Drive just to the east of the on and off ramps. And our study will of course account for all the traffic associated with this development.”

Truck volumes and passenger vehicle volumes will be reviewed and the study will help make any recommendations for off-site amenities according to LaRosa.

With the traffic study, the board requested Racquet Road, Rock Cut Road, Route 300 and all along 17K along with other planning board projects along that corridor to be included. Other members were concerned about the impact to Lakeside Road, the stacking of vehicles in the site, requested electric vehicle charging stations and were looking for improvements to the current traffic conditions of the area.

The MHE memo says a submitted environmental assessment form notes that the project is located in Orange County Agricultural District #1. “There was a note about the AG district. Per the mapping we’re not within AG District 1. We will get formal determination from the county as well,” said Chaplin.

With 2.5 acres of land proposed to be disturbed, this would then classify the project as a Type I action under the New York State State Environmental Quality Review Act. A Type I action is classified as an action that may have adverse impacts on the environment and may require a Draft Environmental Impact Statement (DEIS) to be prepared. The site is also identified as a habitat for the Indiana Bat, an endangered species and tree clearing restrictions would also be in effect.

Jim Campbell from the Code Compliance office said his office does not take issue with the proposed seating for the site and does not deem the project as a travel center. A request for Stonefield was to move the air compressor and vacuum station to the off-ramp side of the building and to include an on-site hydrant if there is a need for a sprinkler system line. MHE has noted that the site would be required to be sprinkled.

Due to the proposed QuickChek’s proximity to another fueling station, defined by the town zoning code as within a 1000 feet, a variance would be required and other signage details for the site would need to be reviewed. MHE notes that the code enforcement office will need to contribute input for the proposed truck fueling canopy and tractor trailer parking spots.

The project will need to review its landscaping plans along 17K and Stonefield has the opportunity to review design guidelines via the town website. Other comments include turning movement diagrams for all vehicles, utilities added to future plan submissions and a Stormwater Pollution Prevention Plan will be required for the project.

The planning board decided to not make any determinations, recommended by Planning Board Attorney Dominic Cordisco, as the plans may be changing. Once revised plans have been submitted and reviewed, then a further determination could be made by the board and a referral letter could be prepared by Cordisco and sent to the zoning board of appeals for the project’s variance request.