HomeMy WebLinkAboutZB-98-0002 - 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 11,000 square foot drinking water treatment facility. The amendment consists of constructing
a 950 square foot addition and related site modifications, 403 Queen City Park Road.
On the 3`d day of March, 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 previously approved plan for an 11,000 square foot drinking
water treatment facility. The amendment consists of constructing a 950 square foot addition and
related site modifications. This property was last reviewed on 2/6/90. The ZBA on 2/23/98
approved an application from the applicant for a conditional use permit for this expansion.
2. This property located at 403 Queen City Park Road lies within the Cl 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 provided by two (2) 20 foot curb cuts on Queen City Park Road.
No changes proposed.
Circulation on the site is adequate.
4. Coveragre/setbacks: Building coverage is 3.6% (maximum allowed is 30%). Overall coverage is
18.7% (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 34 spaces including one (1) handicapped space and
a bike rack are being provided. The seven (7) angled spaces in the front parking lot should be
restriped to be perpendicular.
6. Landscaping The minimum landscaping requirement, based on building costs is $6540 which is
not being met. The proposed landscaping, which includes Lilac, Crabapple and Yew, has an
estimated value of $5190 which is $1350 short of the requirement. Applicant sought a credit for this
shortfall.
7. Traffic: ITE estimates that the current facility generates 10.8 vehicle trip ends (vte's) during the
P.M . peak hour and with the addition to generate 11.7 vte's which is a 0.9 vte increase. The
1
applicant was made aware that the road impact fee is $210.18.
8. Dumpster: The dumpster is located behind the 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) 250 watt high pressure sodium pole mounted flood light. This flood light should be
removed or replaced with a downcasting shielded fixture approved by the City Planner.
10. Proposed exterior lighting consists of the following:
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.
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 11,000
square foot drinking water treatment facility. The amendment consists of constructing a 950 square
foot addition and related site modifications, 403 Queen City Park Road, as depicted on a 17 page set
of plans, page one (1) entitled "Champlain Water District 403 Queen City Park Road South
Burlington, Vermont 05403 Site Plan," prepared by CWD, dated January, 1998, with the following
stipulations:
1. All previous approvals and stipulations which are not superseded by this approval shall remain in
effect.
2. The plat plan shall be revised to show the changes listed below and shall require approval of the
City Planner. Three (3) copies of the approved revised plat plan shall be submitted to the City
Planner prior to permit issuance.
a) The site plan and landscaping plan shall be revised to show the seven (7) spaces in the front
parking lot as 90' perpendicular.
3. The front parking lot shall be restriped to provide perpendicular parking spaces prior to the
issuance of a Certificate of Occupancy/Compliance.
4. Prior to issuance of a zoning permit, the applicant shall post a $6540 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. Pursuant to Section 26.105(a) of the zoning regulations, the South Burlington Planning
Commission grants the applicant a $1350 credit for existing trees on the site.
6. All new 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. The existing pole mounted flood light at the front of the property shall be removed or
replaced with a downcasting shielded fixture approved by the City Planner.
7. 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 0.9 additional vehicle
trip ends during the P.M. peak hour.
8. 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.
9. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer
prior to the use of the addition.
10) Any change to the site plan shall require approval by the South Burlington Planning Commission.
Chairman or Clerk
South Burlington Planning Commission
6/
Date