HomeMy WebLinkAboutCU-02-03 SP-02-15 - Decision - 0403 Queen City Park Road#CU-02-03 & #SP-02- 15
FINDINGS OF FACT AND DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Site plan application #SP-02-15 and conditional use application #CU-02-03 of
Champlain Water District to amend a site plan for a 15,150 square foot water treatment
plant, 2200 square foot chemical storage building, 3,500 square foot maintenance garage
and other accessory facilities. The amendment consists of constructing: 1) 24,000 square
feet of freeze dry beds, 2) a 235 square foot control building, and 3) a 1,500 gallon
capacity underground pump station, 403 Queen City Park Road.
On the 2nd of April 2002, the South Burlington Development Review Board approved the
request of Champlain Water District seeking site plan use approval under Section 26.10,
and conditional use approval under Section 26.05, of the South Burlington Zoning
Regulations based on the following findings:
1) This project consists of amending a previously approved plan for a 14,450 square
foot water treatment facility. The amendment consists of 1) 24,000 square feet of
freeze dry beds, 2) a 235 square foot control building, and 3) a 1,500 gallon
capacity underground pump station.
2) The owner of record is the Champlain Water District.
3) This property located at 403 Queen City Park Road lies within the C1 and C.O.
Districts. It is bounded on the north by a Queen City Park Road, on the east and
west by Green Mountain Power, and on the south by Potash Brook.
CONDITIONAL USE CRITERIA:
4) The proposed project complies with the stated purpose of the Commercial 1
District "to encourage the location of general retail office uses in a manner that
serves as or enhances a compact central business area" and does not adversely
affect:
a) the capacity of existing or planned community facilities - no effect expected
b) the character of the area affected - no adverse effect is expected
c) traffic on roads or highways in the vicinity —the proposed use is not expected
to affect traffic.
d) bylaws in effect- the proposal is in conformance with the zoning regulations
e) utilization of renewable energy resources- there is no utilization of
renewable energy resources to be affected.
f) general public health and welfare - no adverse effect expected.
SITE PLAN CRITERIA:
5) Access/Circulation: Access and circulation are adequate and are not changed by
this application.
6) Coverage/Setbacks: Building coverage is changing from 5.7% to 10.6%
(maximum allowed is 30%). Overall coverage is changing from 13.3% to 23.3%
(maximum allowed is 70%). Front yard coverage remains unchanged at 4.5%.
All required setbacks are met.
7) Wetlands: The plans show encroachment into the C.O. District. The Board may
approve encroachment into the C.O. District if the encroachment is necessary for
the purposes of providing for or improving public facilities (Section 3.502 of the
zoning regulations).
8) Parking: The proposed additions will not require additional parking. The plan
shows 47 parking spaces and 2 accessible spaces. The parking is adequate. A
bike rack is provided.
9) Lighting_ Any proposed lighting must be downcasting and shielded. Cut sheets
should be submitted to the Director of Planning and Zoning for approval.
10) Traffic: No additional vehicle trips ends are expected with the addition of the
drying beds.
11) Dumpsters: No new dumpsters are proposed.
12) Landscaping: No landscaping plan was submitted with this application. The
applicant was made aware there is a landscape requirement based on construction
costs. The landscape requirement is $15,000. The applicant expressed an interest
in using native wetland plantings in the areas requiring such plants. The applicant
did not have a planting schedule for the Board review, but is working with a
wetland consultant to determine plant materials and locations and understands this
must be supplied prior to issuance of any permits.
DECISION AND CONDITIONS
Based on the above Findings of Fact, South Burlington Development Review Board
approves conditional use and site plan application #CU-02-03 and #SP-02-15 of
Champlain Water District requesting permission to amend a previously approved plan for
a 14,450 square foot water treatment facility. The amendment consists of constructing:
1) 24,000 square feet of freeze dry beds, 2) a 235 square foot control building, and 3) a
1,500 gallon capacity underground pump station, 403 Queen City Park Road, as depicted
►A
on a four page set of plans, page one entitled "Site Plan Contract 57 Residuals Treatment
Facility "dated March 2002, with the following stipulations:
1) All previous approvals and stipulations which are not superseded by this approval
shall remain in effect.
2) The plans shall be revised to show the changes below and shall require approval of
the Director of Planning and Zoning (hereinafter Director). Three (3) copies of the
approved revised plans shall be submitted to the Director prior to permit issuance.
a) The site plan shall be revised to show $15,000 worth of landscaping.
3) Any new exterior lighting shall consist of downcasting and shielded fixtures. Any
change to approved lights shall require approval of the Director prior to installation.
4) The applicant shall post a landscape bond in the amount of $15,000 for the additional
landscaping, prior to issuance of a zoning permit. The bond shall remain in effect for
three (3) years to assure the landscaping takes root and has a good chance of survival.
5) The applicant shall obtain a zoning permit within six (6) months pursuant to Section
27.302 of the zoning regulations or this approval is null and void.
6) The applicant shall obtain a Certificate of Occupancy/Compliance from the
Administrative Officer prior to use of the residual drying beds.
7) Any change to the site plan shall require approval by the South Burlington
Development Review Board.
Chair or'Glerk Date
South Burlington Development Review Board
Please Note: You have the right to appeal this decision to the Vermont Environmental Court, pursuant to
24 V.S.A. § 4471 and V.KC.P. 76, in writing, within 30 days of the date this decision is issued The fee is
$150.00. 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 V.S.A. § 4472(d)
(exclusivity of remedy; finality).
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