HomeMy WebLinkAboutSP-18-48 - Decision - 0403 Queen City Park Road#S P-18-48
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
CHAMPLAIN WATER DISTRICT-403 QUEEN CITY PARK ROAD
SITE PLAN APPLICATION #SP-18-48
FINDINGS OF FACT AND DECISION
Site Plan review application #SP-18-48 of Champlain Water District to amend a previously approved plan
for a municipal water treatment plant. The amendment consists of: 1) reducing the size of the wet well,
2) modifying the landscaping plan, and 3) site modifications, 403 Queen City Park Road.
Based on the plans and materials contained in the document file for this application, the Administrative
Officer finds, concludes, and decides the following:
FINDINGS OF FACT
1. The applicant, Champlain Water District, seeks to amend a previously approved plan for a municipal
water treatment plant. The amendment consists of: 1) reducing the size of the wet well, 2)
modifying the landscaping plan, and 3) site modifications, 403 Queen City Park Road.
2. Proposed site modifications include addition of a waste block retaining wall, rerouting of drainage to
reduce redundant piping, the addition of a crushed stone pad around the water storage tank, and
reduction of the entrance driveway width.
3. The owner of record of the subject property is the Champlain Water District.
4. The application was received September 7, 2018.
5. The property lies within the Commercial 1-Residential 15 Zoning District.
6. The plan submitted consists of nine (9) pages with the first page titled "Overall Site Plan," prepared
by Dufrense Group Consulting Engineers, dated 9/4/2018.
DIMENSIONAL REQUIREMENTS
The reduced wet well reduces the building coverage from 60,984 to 60,281 square feet, resulting in a
10% building coverage. The maximum allowable building coverage in the C1-R15 district is 40%. The lot
coverage is also reduced from 169,884 to 169,181 square feet, representing a resulting lot coverage of
28%. The maximum allowable lot coverage in the Cl-R15 district is 70%. No changes to other
dimensional requirements are proposed.
SITE PLAN REVIEW STANDARDS
Only the standards below are affected by this application. All other standards will continue to be met.
B. Relationship of Proposed Structures to the Site.
1) The site shall be planned to accomplish a desirable transition from structure to site,
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from structure to structure, and to provide for adequate planting, safe pedestrian
movement, and adequate parking areas.
The applicant is proposing to reduce the size of the approved structures. The modified structure will be
integrated into the existing water treatment facility. The administrative officer finds this criterion met.
3) Without restricting the permissible limits of the applicable zoning district, the height and
scale of each building shall be compatible with its site and existing or anticipated
adjoining buildings.
The administrative officer finds the modified building meets this criterion.
B. Relationship of Structure and Site to Adjoining Area
1) The Development Review Board shall encourage the use of a combination of common
materials and architectural characteristics (e.g. rhythm, color, texture, form or
detailing), landscaping, buffers, screens, and visual interruptions to create attractive
transitions between buildings of different architectural styles.
The previous approval specifically considered the proposed landscaping as a buffer between the site and
the public. The proposed plan relocates some of the previously approved landscaping to the front of the
site. The administrative officer finds this criterion met.
2) Proposed structures shall be related harmoniously to themselves, the terrain and to
existing buildings and roads in the vicinity that have a visual relationship to the proposed
structures.
The administrative officer finds the selection of waste blocks as the retaining wall material consistent
with the other structures on the site. The maximum height of the waste block is 10-feet, and the
average height is approximately 7-feet. The administrative officer finds this criterion met.
Specific Review Standards
A. Access to abutting properties. The reservation of land may be required on any lot for provision
of access to abutting properties whenever such access is deemed necessary to reduce curb cuts
onto an arterial or collector street, to provide additional access for emergency or other purposes,
or to improve general access and circulation in the area.
The applicant is proposing to reduce the width of the curb cut. The administrative officer finds this
criterion met.
B. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping,
Screening, and Street Trees.
Pursuant to Section 13.06(A) of the proposed Land Development Regulations, landscaping and screening are
required for all uses subject to site plan review. The total cost of the buildings approved in #SP-17-12 is
$1,100,000, for which a $18,500 landscape bond was required. This application represents a modification to
the landscaping approved as part of that application. The revised estimated building cost is $1,269,100
therefore the minimum landscaping budget, as shown below, is $20,191. The applicant is proposing $21,050
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in landscape value with this revised plan.
Total Building Construction or
Building Improvement Cost
% of Total Construction/
Improvement Cost
Cost of proposed project
$0 - $250,000
3%
$7,500
Next $250,000
2%
$5,000
Additional over $500,000
1%
$7,691
Minimum Landscaping
$20,191
Proposed Landscaping
$21 050
In addition to the proposed vegetation, the applicant is proposing to add a number of landscape
boulders. The previous approval included 13 landscape boulders. The applicant has increased the
number of landscape boulders to 35. The total proposed value of landscape boulders is $17,500.
Approval #SP-17-12 approved two (2) new parking spaces (five (5) being removed and seven (7) being
created for a net of two (2) spaces) and therefore the requirements of Section 13.06(B)(4)(b) & (c) must
be met, which requires one (1) deciduous shade tree for every five (5) parking spaces. The proposed
plan does not provide any shade trees for the new parking area. This decision will be conditioned on the
plans being updated to provide one deciduous shade tree near the perimeter of the new parking area.
As part of the construction, the applicant removed some existing vegetation from the front of the
property which in the prior approval was considered existing trees to remain. The applicant estimates
this vegetation included two 8-inch pines, two dead 6-inch pines, and several 2-inch and less deciduous
trees and brush. The administrative officer finds that the additional $859 in landscape value beyond
the required minimum and the proposed landscape boulders may be applied as credit towards the
removed vegetation as the screening and buffering objectives of the landscaping standards are met
without additional landscape value.
OTHER
13.14 Bicycle Parking and Storage
The minimum required short-term bicycle parking for the occupied buildings is 2 spaces based on
approximately 21,600 of warehousing/light industry. At the time of the first site plan application, the
applicant must provide at least 50% of the required number of short-term bicycle parking spaces.
DECISION
Based on the above findings of fact, the Administrative Officer hereby approves site plan application
#SP-18-48 of the Champlain Water District, subject to the following conditions:
All previous approvals and stipulations which are not changed by this decision, will remain in full
effect.
The plan must be revised to show the changes below and will require approval of the
Administrative Officer. Three (3) copies of the approved revised plans must be submitted to the
Administrative Officer prior to zoning permit issuance.
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Show the addition of one (1) major deciduous shade tree of at least two and one half (2
%2) inches caliper near the perimeter of the new proposed parking area.
Provide one inverted-U type bicycle rack visible from the main entrance to the principal
building. The rack must meet the minimum spacing and siting standards of LDR Section
13.14B(2).
3. Prior to issuance of a zoning permit, the applicant must submit to the Administrative Officer a
final set of project plans as approved in digital (PDF) format.
4. Prior to permit issuance, the applicant must post an $2,550 landscaping bond, representing the
incremental amount of additional landscaping required over the prior approval. This bond must
remain in full effect for three (3) years to assure that the landscaping has taken root and has a
good chance of survival.
S. The applicant will be responsible to regularly maintain all stormwater treatment and
conveyance structures on -site.
6. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines,
services, and service modifications must be underground.
7. The applicant must obtain a Certificate of Occupancy from the Administrative Officer prior to use
or occupancy of the structures.
8. This project must be completed as shown on the plans submitted by the applicant, and on file in
the South Burlington Department of Planning and Zoning.
9. The applicant must obtain a zoning permit within six (6) months pursuant to Section 17.04 of the
Land Development Regulations or this approval is null and void.
10. Any change to the approved plan will require approval by the South Burlington Development
Review Board or the Administrative Officer.
Signed this 25 day of September 2018, by
Marla Keene, Administrative Officer
PLEASE NOTE: Pursuant to 24 VSA §4465, an interested person may appeal this decision by filing a
Notice of Appeal with the secretary of the Development Review Board. This Notice of Appeal must
be accompanied with a $233 filing fee and be filed within 15 days of the date of this decision.
The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state
permits for this project. Call 802.477.2241 to speak with the regional Permit Specialist.
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