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HomeMy WebLinkAboutSP-17-12 - Decision - 0403 Queen City Park Road#SP-17-12 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING CHAMPLAIN WATER DISTRICT-403 QUEEN CITY PARK ROAD SITE PLAN APPLICATION #SP-17-12 FINDINGS OF FACT AND DECISION Site Plan review application #SP-17-12 of Champlain Water District to amend a previously approved plan for a municipal water treatment plant. The amendment consists of: 1) constructing a below grade concrete wet well expansion with a pump room and a pipe gallery, 2) constructing a 1.0 million gallon precast concrete filtered water storage tank, and 3) site modifications, 403 Queen City Park Road. The Development Review Board held a public hearing on March 21, 2017. The applicant was represented by Joe Duncan. Based on the plans and materials contained in the document file for this application, the Development Review Board 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) constructing a below grade concrete wet well expansion with a pump room and a pipe gallery, 2) constructing a 1.0 million gallon precast concrete filtered water storage tank, and 3) site modifications, 403 Queen City Park Road. 2. The owner of record of the subject property is the Champlain Water District. 3. The application was received February 22, 2017. 4. The property lies within the Commercial 1-Residential 15 Zoning District. 5. The plan submitted consists of nine (9) pages with the first page titled "Overall Site Plan," prepared by Dufrense Group Consulting Engineers, and dated 2/17/2017. SITE PLAN REVIEW STANDARDS Section 14 of the Land Development Regulations establish the following general review standards for site plan applications: A. Relationship of Proposed Development to the City of South Burlington Comprehensive Plan. Due attention by the applicant should be given to the goals and objectives and the stated land use policies for the City of South Burlington as set forth in the Comprehensive Plan. The proposed development —wet well, water storage tank, and changes to parking and driveways — support the City's desire to have clean water for residents, which is a necessary component for new housing and commercial development. The Board finds this criterion is met. B. Relationship of Proposed Structures to the Site. #SP-17-12 1) The site shall be planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate planting, safe pedestrian movement, and adequate parking areas. The site has multiple structures all related to a single use: water treatment. The proposed structures are similar to those already on site. The number of parking spaces will increase by two (2). Unlike many sites where aesthetics can play a more important role, this site serves a very utilitarian and essential purpose in the community and the buildings needed to accomplish that purpose are difficult to alter; however, the applicant has proposed new plantings that will help to soften the impact of the buildings and provide a buffer between the buildings and the public. Additionally parking which was located in front of one of the existing buildings will be eliminated. The Board considers this criterion met. 2) Parking The applicant is proposing to remove five (5) parking spaces in front of the water treatment plant and replace them with seven (7) parking spaces that will be located behind the expanded wing of the same building. The number of handicap parking spots on site is adequate. The Board considers 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 proposed water storage tank is of similar height to the existing water storage tank and the expansion of the water treatment plant building is in in alignment with the height of the majority of that building. The proposed water storage tank will be 54 feet tall, which is 14 feet taller than is allowed for a pitched roof building in the C1-1315 Zoning District. Section 3.07(D)(2) allows the Board to approve a structure with a height in excess of the limitations set forth in table of dimensional regulations if for each additional foot of height the front and rear setbacks are increased by one (1) foot and the side setbacks are increased by one half (1/2) foot. The Board finds the requirements of Section 3.07(D)(2) are met by this application, because the front and rear setbacks are greater than 54 feet (30 foot setback required plus 14 feet, because the building will be 14 feet taller than the allowed 40 feet in height) and the side setbacks are greater than 17 feet (10 foot setback required plus seven (7) feet, because the building will be 14 feet taller than is allowed and increasing the side setback by one half (1/2) for each foot in height equals seven (7) feet). C. 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. As discussed above, the proposal includes the planting of new trees and shrubs, which will help provide a buffer between the site and the public. The Board 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. 4 #SP-17-12 The Board finds this criterion met for reasons already discussed. 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 Board finds that no reservation of land is necessary. The Board notes that one of the existing access points to the site, a driveway, will be moved to the east. The driveway currently is slightly to the west of Pine Street (Burlington). The new driveway will be slightly to the east of Pine Street, but provide a better line of sight for cars. Generally it is the preference of the City to have streets and driveways line up across from one another; however, an existing telephone pole prevents the driveway from being located across from Pine Street. Additionally the applicant has shown that the driveway will have gate that will remain locked except for emergency vehicles, large maintenance equipment, and snow plowing. The Board considers this change in driveway location to be neutral and finds it acceptable. B. Utility Services. Electric, telephone and other wire -served utility lines and service connections shall be underground insofar as feasible and subject to state public utilities regulations. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. The Board finds this criterion met. C. Disposal of Wastes. All dumpsters and other facilities to handle solid waste, including compliance with any recycling or other requirements, shall be accessible, secure and properly screened with opaque fencing to ensure that trash and debris do not escape the enclosure(s). Small receptacles intended for use by households or the public (i.e., non-dumpster, non -large drum) shall not be required to be fenced or screened. The Board finds that the existing dumpsters must meet this criterion. D. 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 are estimated at $1,100,000 by the applicant. The minimum landscaping budget, as shown below, is $18,500 and the applicant is proposing $18,937.50. 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 1% $6,000 Minimum Landscaping $ $18,500 3 #SP-17-12 Proposed Landscaping 1 $18,937.50 There are two (2) new parking spaces proposed (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. This decision will be conditioned on the plans being updated to meet those requirements. DECISION Motion by John Wilking, seconded by Jennifer Smith, to approve site plan application #SP-17-12 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. 2. 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 permit issuance. a. The plans must be updated to show the addition of one (1) major deciduous shade tree of at least two and one half (2 %) inches caliper near the perimeter of the new proposed parking area. 3. Prior to issuance of a zoning permit for the accessory structure, 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 $18,500 landscaping bond. 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. 5. The applicant must receive final water and wastewater allocation prior to issuance of a zoning permit. 6. The applicant will be responsible to regularly maintain all stormwater treatment and conveyance structures on -site. 7. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications must be underground. 8. The applicant must obtain a Certificate of Occupancy from the Administrative Officer prior to use or occupancy of the structures. 9. 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. 10. 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. n #SP-17-12 11. Any change to the approved plan will require approval by the South Burlington Development Review Board or the Administrative Officer. Mark Behr Yea Nay Abstain Not Present Matt Cota Yea Nay Abstain Not Present Frank Kochman Yea Nay Abstain Not Present Bill Miller Yea Nay Abstain Not Present David Parsons Yea Nay Abstain Not Present Jennifer Smith Yea Nay Abstain Not Present John Wilking Yea Nay Abstain Not Present Motion carried by a vote of 5— 0 — 0. Signed this —22 day of March 2017, by Bill Miller, Chair Please note: An appeal of this decision may be taken by filing, within 30 days of the date of this decision, a notice of appeal and the required fee by certified mail to the Superior Court, Environmental Division. See V.R.E.C.P. 5(b). A copy of the notice of appeal must also be mailed to the City of South Burlington Planning and Zoning Department at 575 Dorset Street, South Burlington, VT 05403. See V.R.E.C.P. 5(b) (4)(A). Please contact the Environmental Division at 802-828-1660 or http://vermontjudiciary.org/GTC/environmental/default.aspx for more information on filing requirements, deadlines, fees and mailing address. 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. 5