HomeMy WebLinkAboutSP-03-35 - Decision - 0403 Queen City Park RoadCITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING & ZONING
Champlain Water District — Queen City Park Road
SITE PLAN #SP-03-35
FINDINGS OF FACT& DECISION
Champlain Water District, hereafter referred to as the applicant, is requesting site plan approval
to permit the construction of a pressure treated wood deck at 403 Queen City Park Road, South
Burlington. This application is an amendment to a previously approved site plan. Based on the
plans and supporting material contained in the document file for this application, the
Administrative Officer finds, concludes and decides as follows:
FINDINGS OF FACT
The applicant is requesting site plan approval to construct a pressure treated
observation deck at 403 Queen City Park Road.
2. The subject lands currently facilitates a water treatment plant, chemical storage plant,
maintenance garage and other accessory facilities. The applicant is requesting approval
to construct an observatory deck to an existing approved site.
The subject property is located within the C1 District.
4. The applicant provided a plan prepared by Tighe & Bond, not -dated, entitled "Champlain
Water District, Chittenden County, Vermont".
5. This application must be reviewed under and comply with the South Burlington Land
Development Regulations.
6. Champlain Water District owns the property.
DIMENSONAL REQUIREMENTS
The site plan complies with all setback and coverage requirements.
SITE PLAN REVIEW STANDARDS
Vehicular access.
2. Access on the site is adequate and remains unchanged by this application.
Circulation.
3. Circulation on the site is adequate and remains unchanged by this application.
FINDINGS OF FACT & DECISION
Champlain Water District - #SP-03-35
Parking.
4. The proposed deck will not require additional parking. Information provided from the
previous plan indicates that 47 parking spaces and 2 accessible spaces are available.
This complies with the parking requirements.
Pursuant to Section 13.01(G)(5) of the Land Development Regulations, bicycle parking
shall be provided for employees on the subject property. The previous application
indicates a bike rack exists.
6. Pursuant to Section 13.06(B) of the Land Development Regulations, Internal Landscaping
of the Parking Area does not apply.
Landscaping.
7. There is no minimum landscaping requirements because the previous application fulfilled
all landscaping requirements.
Outdoor lighting
8. Pursuant to Section 13.07(A) of the Land Development Regulations, of the all exterior
lighting must be shielded and downcasting to prevent light from spilling onto adjacent
properties and rights -of -way. There are no changes to lighting.
9. Pursuant to Section 13.06(B)(4) of the Land Development Regulations, snow storage areas
must be shown on the plans. Applicant needs to revise plans to show snow storage areas.
Pursuant to Sections 14.06 and 14.07 of the Land Development Regulations, the following
review standards shall apply to site plan applications:
Traffic: The are no anticipated changes in traffic generation from the proposal.
(a) The relationship of the proposed development to goals and objectives set forth in
the City of South Burlington Comprehensive Plan.
10. The Comprehensive Plan states that the city should encourage development while
protecting natural resources and promoting a healthy and safe environment. The proposed
change in use is in keeping with the recommended actions of the Comprehensive Plan.
(b) 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.
11. The subject lands currently facilitates a water treatment plant, chemical storage plant,
maintenance garage and other accessory facilities. There is no landscaping required for
the proposed change.
(c) Parking shall be located to the rear or sides of buildings to the greatest extent
practicable.
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FINDINGS OF FACT & DECISION
Champlain Water District - #SP-03-35
12. Section 13.01(G)(1) of the Land Development Regulations establishes design requirements
for parking spaces. The previous application satisfied all parking requirements. Parking is
not affected by this application.
13. Section 13.01(G)(5) of the Land Development Regulations requires that bicycle parking or
storage facilities be provided for employees, residents, and visitors to the site. The previous
application indicated the provision of a bike rack.
(d) 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.
14. The Administrative Officer concludes that the proposed height and scale of the building is
consistent with the development of adjoining properties.
(e) Newly installed utility services and service modifications necessitated by exterior
alterations or building expansions shall, to the extent feasible, be underground.
15. The plans do not indicate changes in utility services.
(fl The combination of common materials and architectural characteristics,
landscaping, buffers, screens and visual interruptions to create attractive transitions
between buildings of different architectural styles shall be encouraged.
16. Adequate landscaping exists for the proposal.
(g) 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.
17. The existing structure is positioned according to the plans provided. The Administrative
Officer concludes that the existing structure relates appropriately to the site.
In addition to the above general review standards, site plan applications shall meet the following
specific standards as set forth in Section 14.07 of the proposed 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.
18. The reservation of land is not necessary.
(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.
19. No changes to existing underground utilities.
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FINDINGS OF FACT & DECISION
Champlain Water District - #SP-03-35
(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).
20. The plans provided do not indicate any additional dumpsters.
DECISION
The South Burlington Administrative Officer approves the site plan application #SP-03-17,
subject to the following conditions:
All previous approvals shall remain in full force and effect except as amended herein.
2. This project shall be completed as shown on the plans by Tighe & Bond, not -dated,
entitled "Champlain Water District, Chittenden County, Vermont' submitted by the
applicant, as amended by this decision, and on file in the Department of Planning and
Zoning.
3. The applicant shall obtain a zoning permit within six months of this decision pursuant to
Section 17.04 of the Land Development Regulations or this approval shall be null and void.
4. The applicant must revise the plan to comply with Section 13.06 of the Land Development
Regulations to provide a snow dump area and provide 3 copies of the revised plan.
5. Prior to use of the structure, the applicant shall obtain a certificate of occupancy from the
Administrative Officer.
6. Any changes to the site plan shall require approval by the South Burlington Development
Review Board.
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Signed this 1
2003, by
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. If you fail to appeal this decision your right to challenge this decision at some time in the
future 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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