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HomeMy WebLinkAboutBATCH - Supplemental - 0633 Queen City Park RoadBRAD RABINOWITz ARCHITECT Architecture Space Planning Interior Design JOB MEMO: Humane Society of Chittenden County RE: Proposed Renovations and Property Issues DATE: June 14, 1999 TO: Ray Belaire, Zoning Administrator City of South Burlington FROM: Brad Rabinowitz Ray: This memo is to follow up on our recent conversations regarding this project. We realize that there are potential zoning issues that may arise with our use of the current site, as we look to provide a facility that will better meet the mission of the Humane Society. We understand that animal kennels is not a permitted or conditional use in district C.1. It is not the need to provide animal space that is driving the process, but rather the quality of the space and the need to address the educational aspects of the mission of the humane society. (The animal population has been steady and even reduced in recent years which is a trend that is expected to continue into the foreseeable future.) Given that the society has been on this site for over 40 years; and the existence of the cemetery on the site, relocating to a different site is almost impossible. We are therefore looking closely at the issues on this site. The current site is a non -permitted use with non conforming buildings. We are looking to improve one of these conditions and keep one as it is: NONCONFORMING BUILDINGS: There are currently 3 buildings on site with about 9,700+ SF of space. These buildings do not all meet the setback requirements and also as multiple buildings are not in conformance. Our proposal is to rebuild these 3 buildings as one, meeting all the dimensional requirements of the zoning regulations. In the rebuilding, we would not exceed the current square footage that is on site today. NON PERMITTED USE: The Zoning regulations allow these uses to remain as long as they are not expanded. As noted above, we would maintain the current size and we therefore believe that we would be in conformance with the zoning regulations. 200 Main Street Burlington, Vermont 05401 (802)658-0430 Fax (802) 863-6876 ADJOINING LAND: There is no doubt that the current facilities are tight on the existing land, given the parking requirements and the cemetery. We are therefore looking to acquire the adjacent land to the west. Our first goal would be to delete property line, maintaining the building size limits as noted above. The second goal would be to ease the restrictions of the existing site topography by using this additional land for parking. We see two issues from the above discussions: 1. Reconstruction without increasing size is in conformance with the zoning. 2. Adding the adjacent land to the current property, without increasing the building size is not a violation of the zoning regulations. Your view and feedback on these issues would be appreciated. The potential land purchase will require us to submit to the Zoning Board as soon as possible. However, depending on your interpretation of the above issues, it is not clear that we will need to go before the zoning Board. Cc Susan Lafayette, Executive Director, HSCC Dick Spokes 06/14/99 MON 09:36 FAX 802 863 6876 Brad Rabinowitz Z001 BRAD RABI.NO J_TZ ARCHITECT i .UIL v A rrhitecCtcre Spa;.s Planning Irtterivr ptsigfs JOB MEMO: Humane Society of Chittenden County RE: proposed Renovations and Property Issues DATE: June f 4, 1999 TO: Ray Belaire, Zoning Administrator City of South Burlington FROM: Brad Rabinovv= 0 This memo is to follow up on our recent conversatiorm regarding this pe �. � � orzc i�te` � re are potential zoning issues thal,ti�ay ta�se with our use oftherl;rrent S p facility that will better meet the mission of the Humane Society, Wtz understand that animal kennels 15 not a permitted or conditional use in district C. I . It is not the need to provide animal space that is driving the process, but rather the query or,,! space and the need to address the educational aspects of the mission of the humane society, (7 he anima population has been steady and even reduced in recent years which is a trend that is expected to continue into the foreseeable future.) Giver that the society has been on this site for over 44 years; and the existence of the cemerery on the site, relocating to a diife+eat site is almost impossible. We are therefore looking dose!y at the issues on this site. The current site is a nori-permitted use with non conforming buildings. We are lookingtc improve one of these conditiors and keep one as it is: rjphl�C_CNFORMINQ 51JILDINGS: There are currently 3 buildings or site with about 9700+ SF of space. These buildings do not all meet the setback requirements al rcl a13o e3 muitiplre buiirjinv5 are not in conformance. Our proposal is to rebuild these 3 buildings as one, meeting al the dimensional requirements of the zoning regulations. In the rebuilding, we would not exceed the current square footage that is on site today. ,VON PERMITTED USE: The Zoning regulations allow these uses to remain as king as they are .riot expanded. As noted above, we would maintain the current size and we therefore believe that we would be in conformance v,#h the zoning regulations. ZUU Ylukn 55aw-L Burlington, Vermont 05401 (802)638-0430 Fax (802) 863-W76 06/1.3i99 MOW 09:23 FAX 302 803 6376 Brad Rabinowitz Z002 ADJOINING LAND: 'mere is no doubt that the current facilities are Tight or, the existing land, given the parking requirements and the cemetery. We are therefore looking to acquire the adjacent Land to the '`+vest. Our first goal would be to delete property !ine, maintaining the building size limls as noted above, The second goal would be to ease the restrictions of the existing site topography by using this additional land for parking. We see two issues from the above discussions: , Recons'suc ion without increasing size is in confcxmance with the zoning. 2, Adding the adjacent land to the current property, without increasing the building size is not a violation of the zoning regulations. Your view and feedback on these issues would be appreciated. The potential land purchase wili require us to submit to The Zoning Board as soon as possible. However, depending on your interpretation of the above issues, it is not clear that we will need to go before the zoning Board. Cc Susan Lafayette, Executive Director, HSCC Dick Spokes State of Vermont Case #: PIN Applicant: Address: WATER SUPPLY AND WASTEWATER DISPOSAL PERMIT WW-4-0939 LAWS/REGULATIONS INVOLVED EJ96-0188 Environmental Protection Rules Burlington Humane Effective September 10, 1982 Society 633 Queen City Park Road South Burlington, Vermont 05403 This project, consisting of constructing a new sanitary sewer collection system, pump station and force main to be utilized by a single family residence, a two bedroom apartment, an office with three employees and an animal boarding facility within three detached structures on one parcel of land located off Queen City Park Road in the city of South Burlington, Vermont is hereby approved under the requirements of the regulations named above, subject to the following conditions. GENERAL 1. The project shall be completed as shown on the plans Project Number 93082, Sheet 1 of 6 "Replacement Sewage System" dated Nov. 1993; Sheet 2 of 6 "Replacement Sewage System" dated Nov. 1993; Sheet 3 of 6 "Utilities Profile" dated Nov. 1993; Sheet 4 of 6 "Pump Station and Details" dated Nov. 1993; Sheet 5 of 6 "Typical Details" dated Nov. 1993; and Sheet 6 of 6 "Specifications" dated Nov. 1993 prepared by FitzPatrick-Llewellyn, Inc. and which have been stamped "approved" by the Wastewater Management Division. The project shall not deviate from the approved plans without prior written approval from the Wastewater Management Division. 2. A copy of the approved plans and this Permit shah remain on the project during all phases of construction and, upon request, shall be made available for inspection by State or local personnel. 3. In the event of a transfer of ownership (partial or whole) of this project, the transferee shall become permittee and be subject to compliance with the terms and conditions of this permit. 4. The Wastewater Management Division now reviews the sewage and water systems for public buildings under 10 V.S.A., Chapter 61 - Water Supply and Wastewater Disposal Permit. 5. No alterations to any building that would change or affect the exterior water supply or sewage disposal, or the approved use of each building shall be allowed without prior review and approval from the Agency of Natural Resources. Water Supply and Wastewater Disposal Permit WW-4-0939 Page 2 WASTEWATER DISPOSAL 6. The project is approved for connection to the South Burlington wastewater treatment facility for a maximum of 2,295 gallons of sewage per day. 7. A professional engineer, registered in the State of Vermont, is to generally supervise the construction of the sanitary sewer line extensions and, upon completion of construction, the supervising engineer is to submit to the Wastewater Management Division a written certification stating all construction has been completed in accordance with the stamped approved plans. The engineer's certification is to be submitted to the Division prior to the occupancy of any unit and the certification shall include, but not be limited to, the numerical results of all leakage testing performed on each segment of the sanitary sewer extension and all manholes, pump stations and force main as described in Appendix A, of the Environmental Protection Rules. Dated at Essex Junction, Vermont this 15th day of April, 1996. William C. Brierley, Commissioner Department of Environmental Conservation By Ernest P. Christianson Regional Engineer c For the Record South Burlington Planning Commission South Burlington Selectboard FitzPatrick-Llewellyn, Inc. City of South Burlington 575 DORSET STREET SOUTH BURLINGTON, VERMONT 05403 FAX 658-4748 PLANNER 658-7955 February 16, 1994 Mr. Skip McClellan FitzPatrick-Llewellyn, Inc. One Wentworth Drive Williston, Vermont 05495 ZONING ADMINISTRATOR 658-7958 Re: Humane Society of Greater Burlington, Queen City Park Road Dear Mr. McClellan: I am pleased to inform you that your request for a sewer allocation of 2,295 gallons per day for the above referenced property is approved. Uncommitted reserve capacity at the Bartlett Bay treatment facility has recently become available due to a reduction in the 12 month average flow experienced at the facility and also due to the expiration of a permit which had been reserving several thousand gallons of allocation. Please note that this approval is only for sewer allocation. The sewer system design and connection to the City's system must be approved by the City Engineer, Bill Szymanski, and Public Works Director, Sonny Audette. Please submit design plans to Mr. Szymanski and Mr. Audette for their review. Also, the Humane Society must pay a sewer allocation fee prior to construction. Please submit the sewer allocation fee payment to Zoning Administrator, Richard Ward. Please contact me if you have any questions or need additional information. nc rely J e Weith, City Planner JW/mcp State of Vermont Department of Fish and Wildlife Department of Forests, Parks and Recreation Department of Environmental Conservation State Geologist March 20, 1996 Burlington Humane Society 633 Queen City Park Road South Burlington VT 05403 AGENCY OF NATURAL RESOURCES Essex Junction Regional Office 111 West Street Essex Junction, VT 05452 (802) 879-6563 Re: WW-4-0939, Humane Society -- Abandon failed ons. septic connect to mun. exist. 3 structures; s&/kennel w/office/apt./w office. mun. w 2295 gpd located on Queen City Park Road in South Burlington, Vermont Dear Applicant We received your completed application for the above referenced project on March 12, 1996, including a fee of $826.20 paid by check number 2380. Under the performance standards for this program, we have a maximum of 45 days of "in-house" time to review your application. If we need further information from you in order to reach a decision on your application, the time we wait for your submittal of that information does not count against the allowable in-house time specified in the performance standards. If you have any questions about the review process, or if you have not received a decision on your application within the permitted time of 45 days in-house, please contact this office at (802) 879-6563. We have forwarded the information contained in your application to the Information Specialist for this region. A Project Review Sheet will be sent to you indicating other state agencies and departments you should contact regarding additional permits or approvals you may need under their programs. If you have not already done so, you also should check with town officials regarding any local requirements you may need to meet. PLEASE SUBMIT A FLOW BREAKDOWN FOR THE FLOWS. For the Division of Wastewater Management ene L�Robe Administrative Secretary cc: South Burlington Planning Commission South Burlington Selectboard Fitzpatrick -Llewellyn Inc. FITZPATRICK-LLEWELLYN INCORPORATED Engineering and Planning Services One Wentworth Drive • Williston • Vermont • 05495 • (802) 878-3000 1 February 1994 Mr. Joe Weith City Planner 575 Dorset Street South Burlington, Vt. 05403 Re: Humane Society of Greater Burlington -failed septic system File: 93082 Dear Mr. Weith: On behalf of the Humane Society of Greater Burlington we are requesting a sewer allocation of 2,295 gallons per day. The specifics of the project are contained in a letter to you from Charlie Van Winkle dated October 25, 1993. Your response (letter dated November 15, 1993) stated the City of South Burlington was unable to provide the Humane Society this allocation. Since that time we have pursued other alternative methods of disposal. It has become apparent that discharging a forced main sewer into an existing manhole on Shelburne Road is the best solution. The Humane Society has invested much to find an alternative solution and still must have their tanks pumped frequently. Please reconsider the possibilities of this connection. Feel free to call should you have any questions or comments. Sincerely, F ITZPATRICK-LLEWELLY N, INCORPORATED _'Jkk,;,, gemda-__ Skip McClellan cc: Michael Drake David Borsykowski, Esq. Design • Inspection • Studies • Permitting • Surveying /t - 6 �////'� 7 blt% � u/l .S%/T'�cL 'oololl� oor 40V Ile e- _:�, PLAQ City of South Burlington 575 DORSET STREET SOUTH BURLINGTON, VERMONT 05403 FAX 658-4748 PLANNER 658-7955 November 15, 1993 Charles Van Winkle FitzPatrick-Llewellyn, Inc. One Wentworth Drive Williston, Vermont 05495 ZONING ADMINISTRATOR 658-7958 Re: Sewer Allocation for Humane Society, 633 Queen City Park Road Dear Mr. Van Winkle: This letter is in response to your request for 2,295 gpd of sewer allocation for the above referenced property. I regret to inform you that the City is unable at this time to provide you with this allocation. The Bartlett Bay Treatment facility is currently over allocated and a review of the City Sewer Regulations and Sewer Allocation policy does not allow sewer connections unless the allocation is available. The best we could offer you would be to place you on the waiting list. Should you have any questions, please feel free to contact me. Si erely, J e Weith, City Planner JW/mcp FITZPATRICK-LLEWELLYN INCORPORATED Engineering and Planning Services One Wentworth Drive • Williston • Vermont • 05495 * (802) 878-3000 25 October 1993 Mr. Joe Weith City Planner 575 Dorset Street South Burlington, VT 05403 Re: Humane Society of Greater Burlington, failed septic system 633 Queen City Park Road, South Burlington File: 93082 Dear Mr. Weith: On behalf of the Greater Burlington Humane Society we are currently seeking a solution to alleviate a failed septic system at the above referenced address. The facility is made up of three buildings. One is used entirely by the society for animal boarding, the second is rented out as a single family home, and the third is a mixed use combining both the administrative offices with a two bedroom apartment located on the lower floor. An access drive, parking lot and a pet cemetery occupy the remainder of the parcel. All three of the buildings are served by municipal water and on -site septic disposal. The building which has the mixed use of the apartment and the administrative offices is currently having problems with their septic system. We have been to the site and conducted a preliminary evaluation regarding the on -site system. Given the limited space available, required isolations distances and other on -site systems, it is our opinion that a replacement area, conforming to the Environmental Protection Rules, cannot be constructed on the Humane Society's grounds. Since the municipal sewer is located nearby on Shelburne Road, a municipal connection in lieu of an off -site system, is the next probable step. All three of the structures are approximately the same age, and it is likely that in the near future, the other on -site systems will fail. In order to plan ahead for this event, we would design a conveyance system capable of serving the entire facility when the time came. We are therefore seeking your permission to connect to the municipal sewer system. Design • Inspections Studies • Permitting • Surveying Mr. Joe Weith File: 93082 25 October 1993 Page -2- According to the flow parameters established by the Vermont Environmental Protection Rules, a sewage allocation of 2,295 gallons per day would be required to fully permit the project. The basis for this determination is as follows: Two bedroom apartment * 300 gallons per day Three daily employees * 45 gallons per day Single family home 450 gallons per day Animal boarding facility 1,500 gallons per day Total = 2,295 gallons per day * Currently served by a failed system As indicated above, only the mixed use building containing the two bedroom apartment and the administrative offices are compromised by the failed septic system. In order to continue with our proposed municipal connection, we would at least need a sewage allocation 345 gallons per day. We understand there is limited capacity available at the Bartlett Bay Treatment facility. If there is a problem in providing the requested allocation, please contact us as soon as possible so we may pursue an alternative method of sewage disposal. Should you have any questions please contact us. Sincerely, FITZPATRICK-LLEWELLYN INCORPORATED A" �� (.-/ Charles Van Winkle Project Manager cc: Michael Drake, GBHS FITZPATRICK-LLEWELLYN INCORPORATED Engineering and Planning Services ZONING BOARD OF An.rTTIRTM-ENT AiRPTTN . nCTnARR C� - 1960 The South Burlington Zoning Board of Adjustment held a public meeting at the Town Office Building, 555 Dorset `Street, South Burlington, Vermont on Wednesday, October 5, 1966 at 7:30 P.M. MEZTBERS PRESENT Albert I. Reynolds, Chairman; George A. DePbrge, Robert M. Martineau, Richard A. Myette and H. Sheldon Jacobs. MEMBERS ABSENT None OTHERS PRESENT Henry LeClair, Town Manager; Herbert Davis, Joseph Rowland, Walter Burns and Ray Peco r, Jr. 1 ,APPEAL #1 Appeal of the Burlington Humane Society seeking permission to construct and maintain burial grounds for animals on land east of their building at 2001 Queen City Park Road. Mr. Davis spoke on behalf of the Humane Society. He stated that the Society has had many requests in the past for burial grounds. In addition, some revenue would be derived by the Society to pursue their work. Health officials have assured them that no health hazard would result. No one spoke in opposition. Chairman Reynolds stated that nothing is mentioned in the ordinance about such a burial ground. The request involves a variance in use of land, with which the Zoning Board does not involve itself. It was moved by R. Myette, seconded by G. DeForge, and so passed to table the issue until a later date. APPEAL TABLED 2 ZONTNG BOARD OF ADJUSTMENT FETING OCTOBER 5, 1966 I APPEAL #2 Appeal of Ray Pecor, Jr. seeking permission to construct an addition to present building to be located 21.5' from street line. Appeal is for a variance from provisions of section 8.40 (yard requirements). Motion was made, seconded and passed to table action until such time as all pertinent information could be assembled and presented to the Board. Too many unknowns were evident such as dimension of addition, as well as proper lot lines, etc. On a motion made by R. Myette, seconded by G. DeForge, it was voted -to request the Town Manager to obtain a plot plan showing, ings and lot to scale. APPEAL TABLED There being no farther business the meeting adjourned at 9:00 P.M. Robert M. MartIneau, Secretary September 27, 1966 Mr. Herbert Davis, President Burlington Humane Society 2001 ('.."ueen City i-lark Road ,jouth Burlington, Varmant Clear Mr. Davis: I wish to inform you that there will be a public hearing on October 5, 1966 at the Town Ofrice, 555 Dorset `Areet, :south durlintiton, at 7:30 to hear your request for a burial for small animals. Enclosed, please find your check for this amount and send us a check for 430.9 HNL/dld \W0uld you please correct Thank In U, Yours VYIV, N. LeClair } BU)LINGTON HUMANE SOCIETY 2001 QUEEN CITY PARK ROAD SO. BURLINGTON, VERMONT September 20, 1966 The Board of Selectmen South Burlington Vermont Dear Sirs, Our Society would like to institute a burial for small animals on its premises at 2001 queen City Park Road, as there is conskderable public demand for such a service. We would like to ask your Board to issue to us a permit to allow us use of our land for that purpose. Enclosed »lease find our check for $ 40.-, which we believe you will need to comely with certain legal requirements, such as a public notice to the citizenry of South Burlington, or other expenses you might incur on our behalf. Very truly yours, Herbert Davis, Pre/s i "t. Trustce of Pcrnianeut Fund —Howard National Bank and Trust Company, Burlington, Vermont