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Home My WebLink AboutSP-04-43 - Decision - 0403 Queen City Park RoadCITY of SOUTH BURLINGTON DEPARTMENT of PLANNING & ZONING CHAMPLAIN WATER DISTRICT - 403 QUEEN CITY PARK ROAD SITE PLAN APPLICATION #SP-04-43 FINDINGS of FACT AND DECISION Champlain Water District, hereafter referred to as the applicant, is seeking approval to amend a previously approved site plan for a water treatment plant, chemical storage facility, maintenance garage, and other accessory facilities. The amendment consists of constructing a 343 sq ft office addition, 403 Queen City Park Road. The Development Review Board held a public meeting on November 9, 2004. Wayne Elliott represented the applicant. Based on testimony provided at the above mentioned public meeting 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 AND DECISION 1. The applicant is seeking approval to amend a previously approved site plan for a water treatment plant, chemical storage facility, maintenance garage, and other accessory facilities. The amendment consists of constructing a 343 sq ft office addition, 403 Queen City Park Road. 2. The owner of record of the subject property is Champlain Water District. 3. The subject property is located in the Commercial 1 (Cl) Zoning District. 4. The plans consist of a plan entitled, "Champlain Water District South Burlington, Vermont Water Treatment Plant Office Expansion Contract No 8/B" prepared by Forcier Aldrich & Associates, dated October, 2004. Zoning District & Dimensional Requirements: Table 1. Dimensional Requirements C1 Zoning District Required Proposed �l Min. Lot Size 40,000 SF 498,679 SF �l Max. Building Coverage 40% 10.6% �l Max. Overall Coverage 70% 23.3% �l Max. Front Yard Coverage 30% 3.8% Min. Front Setback 30' >30' Min. Side Setback 10, >10' Min. Rear Setback 30' >30' 4 zoning compliance - 1 - 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: (a) 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 layout of the subject property is not changing, as the proposed expansion is completely within the existing building footprint. Pursuant to Section 13.01 of the Land Development Regulations, the proposed 343 square foot office space will require a minimum of 1.2 parking spaces. The subject property currently contains 45 parking spaces. Staff does not feel that an additional parking space is necessary as a result of the proposed project- (b) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. The parking spaces on the property are already in existence. Pursuant to Section 13.01(G)(5) of the Land Development Regulations, the plans shall be revised to depict a bicycle rack. (c) 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 building will not change through the proposed project- (d) 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. (e) 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 no additional buffers or visual interruptions are necessary. (f) 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. -2- 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: (a) 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. (b) 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. (c) 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 do not depict a dumpster on the subject property. (d) Landscaping and Screening Requirements Pursuant to Table 13-9 of the Land Development Regulations, the proposed project will require a minimum of $1,200 of landscaping. The application has requested a landscape waiver for the full minimum landscaping requirement. The site is well landscaped so the Board is willing to grant the waiver. 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 do not depict proposed snow storage areas. Lighting Pursuant to Section 13.07(A) of the Land Development Regulations, all exterior lighting shall be shielded and downcasting to prevent light from spilling onto adjacent properties and rights -of -way. The applicant is not proposing any changes. Access/Circulation Access to the subject property is currently provided by a 35' wide curb -cut and a 25' wide curb -cut on Queen City Park Road No changes are proposed. -3- Circulation on the site is adequate. Traffic No changes in traffic generation are estimated to result from the proposed project. Other The City Engineer reviewed and approved the plans on October 21, 2004. // DECISION Motion by seconded by to approve Site Plan Application SP-04-43 of Champlain Water District, subject to the following conditions: 1) All previous approvals and stipulations, which are not superseded by this approval, shall remain in effect. 2) This project shall be completed as shown on the plans submitted by the applicant, as amended by this decision, and on file in the South Burlington Department of Planning & Zoning. 3) The plan shall be revised to show the changes below and shall require approval of the Administrative Officer. Three (3) copies of the approved revised plan shall be submitted to the Administrative Officer prior to permit issuance. a) The plan shall be revised to depict a bicycle rack. b) If a dumpster is existing or proposed on the subject property, the plan shall be revised to depict the dumpster, adequately screened. c) Pursuant to Section 13.06(B) of the Land Development Regulations, the plan shall be revised to clearly depict the proposed snow storage areas. 4) Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 5) The Development Review Board grants the applicant a landscape credit of $1,200. 6) If necessary, the applicant shall obtain wastewater allocation approval from the Director of Planning and Zoning, Juli Beth Hoover, prior to issuance of a zoning permit. 7) The applicant shall 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. 8) The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to the use of the newly constructed space. 9) Any change to the site plan shall require approval by the South Burlington Development Review Board. Chuck Boltonj ay/abstain/not present Mark Bouchernay/abstain/John Dinklagenay/abstain/no esent Roger Farley — yea/na abstai of resent Michele Kupersmith — ea ay/abstain not resent Larry Kupferman — ea nay/abstain of present Gayle Quimby —nay/abstain/not presen Motion carried by a vote of 5 - v- Signed this / day of November, 2004 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). -5-