HomeMy WebLinkAboutZB-98-0000 - Decision - 0403 Queen City Park RoadFINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of Champlain Water District to amend a previously approved plan
for an 11, 950 sq. foot drinking water treatment facility. The amendment consists of: 1) constructing
a 2500 sq. ft. addition to the plant, 2) razing a 2,000 sq. ft. maintenance building, 3) constructing a
3500 sq. ft. maintenance garage, and 4) site modifications, 403 Queen City Park Road.
On the 1 "' day of July, 1998, the South Burlington Planning Commission approved the request of
Champlain Water District for site plan review under Section 26.10 of the South Burlington Zoning
Regulations based on the following findings:
1. This project consists of amending a plan previously approved on 3/3/98 for an 11, 950 sq. foot
drinking water treatment facility. The amendment consists of 1) constructing a 2500 sq. ft. addition
to the plant, 2) razing a 2,000 sq. ft. maintenance building, 3) constructing a 3500 sq. ft. maintenance
garage, and 4) site modifications. The ZBA on 7/13/98 approved a request from the applicant for
a conditional use permit.
2. This property located at 403 Queen City Park Road lies within the C 1 District. It is bounded on
the north by Queen City Park Road, on the east and west by undeveloped land, and on the south by
Hannaford Plaza.
3. Access/circulation: Access is currently provided by two (2) foot curb cuts on Queen City Park
Road. This proposal includes adding a third curb cut 24 feet in width westerly of the two(2) existing
curb cuts. Section 26.103(a) of the zoning regulations requires that there be a maximum of one (1)
driveway per lot accessing a public street unless specifically approved by the Planning Commission.
Applicant indicated the need for this additional curb cut for the following reasons: a) access to, and
egress from the new maintenance garage facility and pipe yard by maintenance vehicles and
equipment, without passing through a normally congested public parking lot, b) minimal other space
available /on site for construction of internal drives, c) safe and adequate access to the site and
loading dock for tractor trailer -sized deliveries of equipment and chemicals, and d) open fire land
access to the new maintenance garage facility.
Circulation on the site is adequate.
4. Coverage/setbacks: Building coverage is 4.3% (maximum allowed is 30%). Overall coverage is
19.7% (maximum allowed is 70%). Front yard coverage is 4.5% (maximum allowed is 30%)
Setback requirements are met.
5. Parking: A total of 29 spaces are required and 46 spaces including one (1) handicapped space and
a bike rack are being provided.
6. Landscaping: The minimum landscaping requirement, based on building costs, is $36,500 which
is not being met. Applicant did not feel that there is space on the property to place any additional
landscaping. To satisfy a portion of the landscaping requirement, the applicant proposed to
landscape their Raw Water Pump Station site which is located in Red Rocks Park. Staff supported
this proposal.
7. Traffic: ITE estimates that the current facility generates 11.71 vehicle trip ends (vte's) during the
P.M. peak hour and with the addition to generate 17.59 vte's which is a 5.88 vte increase. The
applicant was made aware that the road impact fee is $1328.88.
8. Dumpster: The dumpster is located behind the new maintenance building.
9. Lighting_ Existing exterior lighting consists of the following:
- two (2) 250 watt mercury vapor street lights, one at each driveway entrance.
- three (3) 150 watt high pressure sodium pole lights with downcasting shielded fixtures.
- one (1) 50 watt building mounted high pressure sodium light with a downcasting
shielded fixture.
- four (4) 95 watt in -ground uplights to illuminate the sign.
10. Proposed exterior lighting consists of the following:
10 building mounted 50 watt high pressure sodium lamps with downcasting shielded
fixtures.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning Commission approves the
site plan application of Champlain Water District to amend a previously approved plan for an
11,950 square foot drinking water treatment facility. The amendment consists of 1) constructing
a 2500 square foot addition to the plant, 2) razing a 2,000 square foot maintenance building, 3)
constructing a 3500 square foot maintenance garage, and 4) site modifications, 403 Queen City
Park Road, as depicted on a four (4) page set of plans, page one (1) entitled, "Site Plan Contract
67 Water Treatment Plant Expansion," prepared by Champlain Water District, dated June, 1998,
with the following stipulations:
1. All previous approvals and stipulations which are not superseded by this approval shall remain
in effect.
2. Pursuant to Section 26.103(a) of the zoning regulations, the Planning Commission approves a
third driveway accessing a public street.
3. The Planning Commission approves the proposal to plant landscaping at the applicant's Raw
Water Pump Station site in lieu of planting additional landscaping on the water treatment facility
site. The planting of landscaping at the Raw Water Pump Station shall be completed in
accordance with the plan entitled "Champlain Water District Site Plan for Proposed Landscape
Improvements at the RWPS," dated 7/9/98.
4. Prior to issuance of a zoning permit, the applicant shall post a $36,500 landscape bond. The
bond shall remain in effect for three (3) years to assure that the landscaping takes root and has a
good chance of surviving.
5. All exterior lighting shall consist of downcasting shielded fixtures so as not to cast light
beyond the property line. Any change in lighting shall be approved by the City Planner prior to
installation.
6. For the purpose of calculating road impact fees under the South Burlington Impact Fee
Ordinance, the Planning Commission estimates that the proposed expansion will generate 5.88
additional vehicle trip ends during the P.M. peak hour.
7. 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.
8. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative
Officer prior to the use of the addition or new maintenance garage.
9) Any change to the site plan shall require approval by the South Burlington Planning
Commission.
Chairman or Clerle
South Burlington Planning Commission
Date