Review Zone Application for D&R Canal Commission Decision

Transcription

1 Review Zone Application for D&R Canal Commission Decision MEETING DATE: June 15, 2016 DRCC #: Phase I and II Latest Submission Received: May 4, 2016 Applicant: Kevin Hayes Country Club Meadows, LLC 90 Wooodbridge Center Drive Woodbridge, NJ Engineer: Joseph J. Fleming Paulus, Sokolowski & Sartor, LLC 67B Mountain Blvd. Ext. Warren, NJ Project Location: Road Municipality County Block(s) Lot(s) U.S. Route 206 Montgomery Township Somerset Jurisdictional Determination: Zone B Major Nongovernmental 33, , 3 1 Subject to Review for: Drainage Visual Subdivision Stream Corridors X X THIS STAFF REPORT IS ISSUED AS A GUIDE TO APPLICANTS IN COMPLYING WITH DRCC REGULATIONS. IT IS NOT AN APPROVAL. NO CONSTRUCTION SHALL BEGIN UNTIL A CERTIFICATE OF APPROVAL HAS BEEN ISSUED. Documents Received: Letters (5 pages) dated May 3, 2016, (2 pages and 5 pages) dated February 8, 2016, and (2 pages) dated June 25, 2015, from Patricia A. Ruskan, PE; USGS Map dated January 27, 2016; Watershed Model Schematic dated January 27, 2016; Comparison of Pre and Post- Developed Stormwater Runoff Conditions dated January 27, 2016; Hydrograph Summary Report dated January 27, 2016; Photo Location Map with Photos (12 pages) dated June 26, 2015; Boundary and Topographic Survey dated July 1, 2014; Stream Corridor Map dated June 16, 2015, last revised March 24, 2016; Stormwater Management Plan dated May 2015, last revised January 2016; Addendum #2 to Stormwater Management Plan dated April 2016; Stormwater Management Facilities Maintenance Manual dated May 2015, last revised March 2016; Belle Mead Planned Unit Development Site Plans 1 (91 sheets) dated May 13, 2015, last revised April 25, 2016; Belle Mead Planned Unit Development Pike Run Plaza Site Plans (32 Sheets) dated December 17, 2015, last revised March 31, 2016; Structural Stormwater Management Measures (2 pages) dated April 1, 2016; prepared by Paulus, Sokolowski & Sartor. Traffic Impact Study dated April 8, 2015, prepared by Dynamic Traffic; Test Pit Data Report dated January 15, 2009, prepared by Melick- Tully and Associates, PC. PO BOX 539 STOCKTON, NJ FAX

2 2 The application is complete and shall be presented to the Commission for their action with a staff recommendation of approval at the June 15, 2016 meeting, based upon the following analysis: Existing Conditions: This existing acre property has frontage along U.S. Highway Route 206 and Belle Mead Griggstown Road, and it is located within the Township of Montgomery, Somerset County, within the Commission Review Zone B. The property is bounded to the west by CSX Railroad and various residential developments to the south and east. The existing property is primarily open fields used for agricultural purposes, with wooded areas east of Route 206 and in sections along the southern property boundary. There are 0.44 acres of existing impervious surface coverage on the site. Proposed Project: The applicant is proposing to develop the site by constructing three separate projects, one for residential buildings and the two for commercial buildings, each with their own individual stormwater management facilities, in two phases as follows: Phase 1 Residential Development The residential component of the development project, known as Country Club Meadows, will occupy the central and western portions of the site and will consist of the construction of two access roads from U.S. Highway Route 206, four stormwater facilities and 148 single-family dwellings. Phase 1 Commercial Development The southern most commercial component of the development, known as Belle Mead Plaza, will be located south of Belle Mead Griggstown Road and east of U.S. Highway Route 206 and will consist of the construction of one commercial building, a total of two access roads, one access roadway from Route 206 and another from Belle Mead Griggstown Road, associated parking and one primary stormwater basin. Phase 2 Commercial Development The northern most commercial component of the development, known as Pike Run Plaza, will be located north of Belle Mead Griggstown Road and east of U.S. Highway Route 206 and will consist of the construction of six commercial buildings, a total of two access roads, one access roadway from Route 206 and another from Belle Mead Griggstown Road, associated parking and one primary stormwater basin. Based upon the submitted application, the total proposed impervious surface area coverage is estimated to be a total of 49.7 acres and the proposed project shall result in a total area of disturbance of about 144 acres. For reference purposes only, the applicant has outlined the master plan for the project to include a total of four phases. It should be noted that since neither Phase 3 or Phase 4 have been designed in detail, each of these phases are not considered part of this application and must receive a separate approval from the Commission prior to construction. Phase 1 will include the residential development known as Country Club Meadows and the commercial development known as Belle Mead Plaza. Phase 2 will consist of the commercial development known as Pike Run Plaza.

3 3 Phase 3 will consist of a retirement community development known as Continuing Care Retirement Community. This development will be located on the northern portion of Block 4001, Lots 33 and 33.01, directly north of the proposed residential development known as Country Club Meadows. Phase 4 will consist of a commercial development known as Transit Commercial. This development will be located along Township Line Road and CSX Railroad Right-of-Way, to the north and west of the proposed Phase 3 development. Stream Corridor: The project site is located within the Millstone River watershed area. A tributary to Cruser Brook runs between U.S. Highway Route 206 and the proposed residential development. At the downstream limit of the site, the tributary has an upstream drainage area in excess of 50 acres. The applicant has established a stream corridor on the site. The 100-year floodplain used to establish the limits of the stream corridor has been verified by the Department s Division of Land Use Regulation. Therefore, the stream corridor has been established in accordance with the submission requirements at N.J.A.C. 7: The project includes portions of the stream corridor; therefore, the project is subject to stream corridor impact review, N.J.A.C. 7:45-9.1(a). Specifically, the applicant is proposing to construct a 70-foot-long by 6-foot-wide pedestrian bridge and a 6-foot-wide mulch pedestrian path on either side of the proposed pedestrian bridge within the delineated stream corridor. These activities are conditional uses pursuant to N.J.A.C. 7:45-9.4(a) 1 and 4. Lastly, staff notes that seven single-family dwellings are proposed as part of the residential development known as Country Club Meadows near the stream corridor. N.J.A.C. 7:45-9.3(b) requires that applicants for residential projects shall design them to ensure a minimum of 25 feet of usable yard between the stream corridor and dwellings, as existing topography of a stream corridor cannot be regraded nor can native vegetation be removed. These single-family dwellings have been designed to ensure a minimum of 25 feet of usable yard. The applicant will enter a Commission stream corridor easement to preserve the stream corridor. The applicant will place monuments and no mow signs along the stream corridor edge behind the homes to ensure the stream corridor is not mowed. Stormwater Runoff Quantity: The proposed project will result in an increase in impervious surface area and an associated increase in peak runoff flow and volume. As a result, stormwater best management practice (BMP) measures are being proposed and these are being analyzed individually for the residential and commercial portions of the project as follows: Residential Development The design of the residential component of the development and the proposed access road off of U.S. Highway Route 206 proposes to control stormwater runoff flow and volume through the construction of four retention ponds (Basins 1, 2, 3, and 4). Three of the basins will be located along the southern property boundary and one will be located north of the proposed single-family dwellings, east of the proposed access road. The stormwater management measures have been evaluated at three separate points of analysis, all of which eventually drain to Cruser Brook.

4 4 Commercial Development The design of the commercial component of the development project proposes to control stormwater runoff flow and volume through the construction of two retention ponds (Basins 5A & 5B) that will be hydraulically connected to act as one basin with one outlet control structure. The stormwater management measures have been evaluated at one point of analysis, at the tributary to Cruser Brook, located at the downstream property limit. For each project area, the stormwater management measures have been designed so that the postconstruction peak runoff rates for the 2, 10 and 100-year storm events will be no greater than 50%, 75% and 80%, respectively, of the preconstruction peak runoff rates. The submitted calculations utilized the Natural Resource Conservation Service (NRCS) Technical Release No. 55 (TR-55) hydrologic methodology, Standard unit hydrograph rainfall distribution and current New Jersey 24-hour rainfall frequency data for Somerset County to compute peak runoff flow rates and volumes. Therefore, the proposed stormwater management measures will provide enough attenuation to meet the specific runoff quantity standards of N.J.A.C. 7:45-8.6(a). Water Quality: The Commission requires that all proposed full-depth pavement, including newly and reconstructed parking and access drives that are being renewed, must meet water quality standards in accordance with Commission regulations (N.J.A.C. 7:45-8.7). This includes reduction of the post-construction load of total suspended solids (TSS) in stormwater runoff generated from the water quality design storm by a rate of 80% of the anticipated load from the developed site, expressed as an annual average. Based upon the submitted application, new parking and access drive pavement is being proposed onsite. The applicant has provided individual best management practice measures (BMP) to treat for water quality for the residential and commercial portions of the project as follows: Residential Development The residential component of the development project proposes to treat for water quality using the four proposed retention basins. The adopted TSS removal rate for a retention basin that provides both a permanent pool volume greater than three times the volume generated during the water quality storm event and a minimum of 24 hours of detention for 10% of the peak storage volume is 90% TSS removal. Commercial Development The commercial component of the development project proposes to treat for water quality using two hydraulically connected retention basins. The proposed Basins 5A and 5B are designed such that 90% TSS removal will be achieved. As such, stormwater quality measures for both the residential and the commercial portions of the project have been designed in accordance with the requirements of N.J.A.C. 7: Groundwater Recharge: The Commission regulations require that stormwater management measures maintain 100% of the average annual preconstruction groundwater recharge volume for the site; or that any increase of stormwater runoff volume from preconstruction to postconstruction for the 2-year storm is infiltrated. The applicant has provided individual best management practice measures (BMP) to meet groundwater recharge requirements for the residential and commercial portions of the projects as follows: Phase 1 Residential Development A groundwater recharge analysis calculation (NJDEP GSR-32 spreadsheet) has been submitted, which demonstrates that the annual groundwater recharge deficit

5 5 for the residential component of the project site is 162,165 cubic feet. In order to infiltrate the post-development recharge deficit, the applicant is proposing to utilize two proposed subsurface groundwater recharge systems, located within the Pike Run Plaza site. Phase 1 Commercial Development A groundwater recharge analysis calculation (NJDEP GSR- 32 spreadsheet) has been submitted, which demonstrates that the annual groundwater recharge deficit for the Belle Mead Plaza project site is 146,893 cubic feet. In order to infiltrate the postdevelopment recharge deficit, the applicant is relying on the recharge BMPs proposed within the Pike Run Plaza development to achieve the regulatory requirement. Phase 2 Commercial Development A groundwater recharge analysis calculation (NJDEP GSR- 32 spreadsheet) has been submitted, which demonstrates that the annual groundwater recharge deficit for the Pike Run Development project site is 276,511 cubic feet. In order to infiltrate the post-development recharge deficit, the applicant is proposing to install a subsurface infiltration system consisting of a series of 24-inch perforated HDPE embedded in crushed stone. The subsurface system has been designed to provide a total BMP area of 15,623 square feet, which will yield 765,954 cubic feet of annual groundwater recharge. In addition, the applicant has provided the subsurface exploration data necessary to confirm the proposed site and subsurface system have been designed in accordance with the design guidelines outlined within the New Jersey Best Management Practices Manual and to identify the existing areas throughout the site that do not provide groundwater recharge in the existing condition. Therefore, the project has been designed in accordance with the specific recharge standards of N.J.A.C. 7: Nonstructural Methods: To assist in determining that sufficient nonstructural stormwater management strategies have been incorporated into the project site design to the maximum extent practical, a Nonstructural Strategies Point System (NSPS) spreadsheet has been completed for this project. The results indicate that the ratio of proposed to existing site points (99%) does exceed the required site points ratio (95%). Therefore, the project has been designed in compliance with the specific nonstructural stormwater management strategies listed at N.J.A.C. 7: Stormwater Management Maintenance Plan: The applicant has submitted a stormwater management maintenance plan for both the residential and commercial portions of the proposed development project. Therefore, the submitted plan has been prepared in accordance with the specific requirements of N.J.A.C. 7: Staff Recommendation: Staff recommends approval. Sincerely, Marlene Dooley Executive Director c. Montgomery Township Planning Board Somerset County Planning Board