HomeMy WebLinkAboutSD-05-13 SD-05-14 - Decision - 0403 Queen City Park RoadCITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
CHAMPLAIN WATER DISTRICT- 403 QUEEN CITY PARK ROAD
PRELIMINARY PLAT APPLICATION #SD-05-13
FINAL PLAT APPLICATION #SD-05-14
FINDINGS OF FACT AND DECISION
Champlain Water District, hereafter referred to as the applicant, is seeking preliminary
and final plat approval to amend a previously approved plan for: 1) a water treatment
plant, 2) a chemical storage facility, 3) a maintenance garage, and 4) other accessory
facilities. The amendment consists of a planned unit development to: 10 construct a 30'
x 50' detached accessory structure, and 2) adding 256 sq ft of electrical transformers,
403 Queen City Park Road. The South Burlington Development Review Board 'held a
public hearing on March 15, 2005. Wayne Elliott represented the applicant.
Based on testimony provided at the above mentioned public hearing and the plans and
supporting materials contained in the document file for this application, the Development
Review Board finds, concludes, and decides the following
FINDINGS OF FACT
The applicant is seeking preliminary and final plat approval to amend a
previously approved plan for: 1) a water treatment plant, 2) a chemical storage
facility, 3) a maintenance garage, and 4) other accessory facilities. the
amendment consists of a planned unit development to: 1) construct a 30' x 50'
detached accessory structure, and 2) adding 256 sq ft of electrical transformers,
403 Queen City Park Road.
2. The owner of record of the subject property is the Champlain Water District.
3. The subject property is located in the Commercial 1 (Cl) Zoning District.
4. The plan submitted is entitled "Champlain Water District South Burlington,
Vermont", prepared by Forcier Aldrich & Associates, dated Nov. 2004.
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Zoning District & Dimensional Requirements:
Table 1. Dimensional Requirements
C1 Zoning District
I Require
FProposed
Min. Lot Size
40,000 SF 1498,679
SF
�l Max. Building Coverage
40%
10.9%
Max. Overall Coverage
70%
23.3%
Max. Front Yard Coverage
30%
3.8%
Min. Front Setback
30'
>30'
�l Min. Side Setback
10,
>10'
�l Min. Rear Setback
30'
>30'
J zoning compliance
PLANNED UNIT DEVELOPMENT STANDARDS
Pursuant to Section 15.18 of the South Burlington Land Development Regulations, PUDs
shall comply with the following standards and conditions:
Sufficient water supply and wastewater disposal capacity is available to meet the
needs of the project.
Neither of the proposed structures will require water or sewer service, so this requirement is
not applicable.
Sufficient grading and erosion controls will be utilized during and after construction
to prevent soil erosion and runoff from creating unhealthy or dangerous conditions
on the subject property and adjacent properties.
The proposed project shall adhere to standards for erosion control as set forth in Section
16.03 of the South Burlington Land Development Regulations. In addition, the grading plan
shall meet the standards set forth in Section 16.04 of the South Burlington Land
Development Regulations.
The project incorporates access,, circulation, and traffic management strategies
sufficient to prevent unreasonable congestion of adjacent roads.
Access, circulation, and traffic will remain unchanged through the proposed project.
The project's design respects and will provide suitable protection to wetlands,
streams, wildlife habitat as identified in the Open Space Strategy, and any unique
natural features on the site.
According to the South Burlington Wetlands Delineation Map, there are no wetlands on the
subject property.
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The project is designed to be visually compatible with the planned development
patterns in the area, as specified in the Comprehensive Plan and the purpose of the
zoning district(s) in which it is located.
The proposed structures will be visually integrated with the existing buildings on the subject
property.
Open space areas on the site have been located in such a way as to maximize
opportunities for creating contiguous open spaces between adjoining parcels and/or
stream buffer areas.
This criterion is met through the proposed PUD.
The layout of a subdivision or PUD has been reviewed by the Fire Chief or (designee)
to ensure that adequate fire protection can be provided.
The plans do not require the attention of the Fire Chief.
Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines
and lighting have been designed in a manner that is compatible with the extension of
such services and infrastructure to adjacent landowners.
Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines,
services, and service modifications shall be underground.
Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner
that is consistent with City utility and roadway plans and maintenance standards.
The above -mentioned infrastructure and utilizes are consistent with City standards.
The project is consistent with the goals and objectives of the Comprehensive Plan
for the affected district(s).
The proposed project is consistent with the Comprehensive Plan.
SITE PLAN REVIEW STANDARDS
Section 14.06 of the South Burlington Land Development Regulations establishes the
following general review standards for all site plan applications:
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 proposed structures will relate harmoniously to the existing structures on the site.
Parking on the site is adequate.
Parking shall be located to the rear or sides of buildings to the greatest extent
practicable.
119M
The parking spaces on the property are already in existence
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 adjoining
buildings.
The height of the proposed storage building will be 16'.
Newly installed utility services and service modifications necessitated by exterior
alterations or building expansions shall, to the extent feasible, be underground.
Pursuant to Section 15.13(E) of the Land Development Regulations any new utility lines,
services, and service modifications shall be underground.
The DRB shall encourage the use of a combination of common materials and
architectural characteristics, landscaping, buffers, screens and visual interruptions
to create attractive transitions between buildings of different architectural styles.
The exterior of the building is not changing, so additional buffers or visual interruptions are
not necessary.
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 existing building is consistent with the terrain and the surrounding buildings in the area
Site plan applications shall meet the following specific standards as set forth in Section
14.07 of the South Burlington Land Development Regulations:
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 of collector street, to provide additional access for emergency or
other purposes, or to improve general access and circulation in the area.
It is not necessary to require the reservation of land for the provision of an access to
adjacent properties.
Electric, telephone and other wire -served utility lines and service connections shall
be underground. Any utility installations remaining above ground shall be located so
as to have a harmonious relation to neighboring properties and to the site.
Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines,
services, and service modifications shall be underground.
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).
The plans depict two (2) dumpsters on the subject property. However, it is unclear if these
dumpsters are adequately screened.
Landscaping and Screening Requirements
The applicant submitted a landscaping plan in compliance with Sections 13.06(F) and
13.06(G) of the Land Development Regulations. In addition, the applicant submitted a
landscape budget prepared by North Country Landscaping. The budget indicates that
the total landscaping cost is $8,400, which exceeded the minimum requirement of
$4,950. However, only $1,773 of this proposed value is allocated to plants which results
in a $3,177 shortfall. The balance is allocated to the brick wall that is proposed to
screen the structures the applicant is seeking approval for. The Development Review
Board may grant the applicant a landscape credit for brick wall since it is designed to
screen the electrical transformers. The wall serves the same purpose as landscaping
used to screen the transformers. This credit is authorized under Section 13.06(G)(3) of
the Land Development Regulations.
Pursuant to Section 13.06(B) of the Land Development Regulations, snow storage areas
must be specified and located in an area that will minimize the potential for run-off. The
plans depict proposed snow storage areas.
Lighting
The applicant is not proposing any additional exterior lighting at this time.
In any district, the Development Review Board may grant site plan approval for the
construction of a utility cabinet according to the following regulations:
The facility shall serve the City of South Burlington and/or immediately adjacent
communities.
The proposed utility cabinet will serve the City of South Burlington.
The minimum required lot for a public utility cabinet, substation, or
communication relay station may be reduced from the zoning district
requirements, at the discretion of the Development Review Board. In the event
that the facility shall be erected on property not owned by the utility, the
Development Review Board shall require that the facility be located unobtrusively.
The proposed utility cabinet is on an existing lot.
If the parcel containing the facility is landlocked, there shall be a recorded
easement or permission granting access to the utility or owner of the facility.
The lot containing the facility has frontage on Queen City Park Road
There shall be suitable fencing to protect the public and sufficient landscaping
with evergreens of sufficient height and density to screen effectively the facility
from surrounding property.
The plans indicate that the proposed facility will be screened by an 8' high brick wall.
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There shall be adequate off-street parking for maintenance, service, or other
vehicles.
There is adequate parking on the subject property.
The location of the facility shall be shown on all relevant site plans.
The location of the facility is depicted on the site plans for the subject property.
The Development Review Board may require setbacks or attach other conditions
in order to prevent any hazard to the public or noise nuisance to surrounding
property.
No additional conditions are necessary for the proposed project.
A facility that would be a nuisance to surrounding properties due to smoke, gas,
heat, odor, noise, or vibration shall not be permitted in any district.
The proposed facility will not be a nuisance to surrounding properties for any of the
above -mentioned reasons.
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DECISION
Motion by Iv��1l�l� C�fE� , seconded by 6,1 LC illy?
to approve Preliminary Plat application #SD-05-13 and F�Plat application SD-05-14
of Champlain Water District, subject to the following conditions:
1) All previous approvals and stipulations shall remain in full effect, except as arnended
herein.
2) This project shall be completed as shown on the plans submitted by the applicant,
and on file in the South Burlington Department of Planning and Zoning.
3) The final plat plans shall be revised to show the changes below and shall require
approval of the Administrative Officer. Three (3) copies of the approved revised
plans shall be submitted to the Administrative Officer prior to permit issuance.
a) The plans shall be revised to indicate that the two (2) dumpsters are adequately
screened, prior to recording of the final plat plans.
4) The proposed project shall adhere to standards for erosion control as set forth in
Section 16.03 of the South Burlington Land Development Regulations. In addition, the
grading plan shall meet the standards set forth in Section 16.04 of the South Burlington
Land Development Regulations.
5) Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility
lines, services, and service modifications shall be underground.
WON
6) Pursuant to Section 13.06(G)(3) of the Land Development Regulations, the Board
grants a $3,177 landscaping credit for the brick wall.
7) Any changes to the final plat plan shall require approval of the South Burlington
Development Review Board.
8) The final plat plan shall be recorded in the land records within 90 days or this
approval is null and void. The plan shall be signed by the Board Chair or Clerk prior
to recording.
Chuck Bolton — ye nay/abstaini not present
Mark Boucher — e nay/abstain/not present
John Dinklage — e nay/abstain/resent
Roger Farley — yea/na /abstain/ of prese
Larry Kupferman — /nay/abstain/not present
Gayle Quimby — e /nay/abstain/not present
Motion carried by a vote of 1- d - C
Signed this /_9' day of March, 2005 by
,John Dinklage, Chair
Please note: You have the right to appeal this decision to the Vermont Environmental
Court, pursuant to 24 VSA 4471 and VRCP 76 in writing, within 30 days of the date this
decision is issued. The fee is $225.00. If you fail to appeal this decision, your right to
challenge this decision at some future time may be lost because you waited too long.
You will be bound by the decision, pursuant to 24 VSA 4472 (d) (exclusivity of remedy;
finality).
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