HomeMy WebLinkAboutSP-00-40 - Decision - 0633 Queen City Park Road4SP-00-40
FINDINGS OF FACT AND DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, of the Humane Society of Chittenden County to amend a previously approved
site plan for three buildings totaling 8,500 square feet for kennel use. The amendment consists of:
1) demolition of the three existing buildings totaling 8,500 square feet used for kennel use, and 2)
construction of a 10,704 square foot building for kennel use, 633 Queen City Park Road.
On the 5th of September, 2000, the South Burlington Development Review Board approved the site
plan application of the Humane Society of Chittenden County under Section 26.10 of the South
Burlington Zoning Regulations based on the following findings:
1. This project consists of amending a previously approved site plan for three buildings totaling
8,500 square feet for kennel use. The amendment consists of. 1) demolition of the three existing
buildings totaling 8,500 square feet used for kennel use, and 2) construction of a 10,704 square
foot building for kennel use, 633 Queen City Park Road.
2. Access/circulation: Access is proposed via a 55 foot curb cut leading to a 20 foot wide access
drive. A portion of the proposed access drive will encroach into the Conservation Open Space
District. The applicant has proposed this encroachment for safety reasons (see discussion on C.O.
District). Circulation on the site is adequate.
3. Coverage/setbacks: The building coverage of the site will increase from 1.9% to 2.76% (30%
max). The total coverage will remain 16.38% (70% max). The front yard coverage will increase
from 20.67% to 29.73% (30% max).
All setbacks appear to be met.
4. C.O. District: The applicant has proposed constructing a portion of the access drive in the C.O.
District to provide safe access for buses and vans entering the property. The applicant has stated
that buses and vans are part of the usual business of the Humane Society and the terrain limits the
possibilities to otherwise provide a safe access drive. The applicant has requested paving and
limited cutting in the C.O. District to provide safer access for the proposed drive. The Natural
Resources Committee reviewed the proposal at their August 23, 2000 meeting and recommends
approval of the project. Paving is only permitted in the C.O. District if it is done in conjunction with
a crossing of the C.O. District to access land on the other side that is otherwise inaccessible. Neither
the proposed paving nor cutting is therefore a permitted nor conditional use as per Sections 3.20 and
3.30 of the Zoning Regulations. The Development Review Board does not have the authority to
grant the applicant's requests. The plans should be revised to remove all additional encroachments
in the C.O. District as well as remove reference to clearing in the C. O. District.
5. Parking: A total of 41 spaces are proposed and only 27 are required. No handicapped spaces are
proposed and two are required. A bike rack must also be depicted on the plans. The plans should
be revised to include two handicapped spaces and a bike rack.
6. Traffic: Based on a previous traffic study, conducting in 1993 for Brown Animal Hospital at 8
Calkins Court, the Humane Society is estimated to generate 3.88 P.M. peak vehicle trip ends per
1,000 sq. ft. of building space. The property as it currently exists is estimated to produce 32.98 P.M.
peak vte's. The proposed 10, 704 square foot building is estimated to produce an additional 8.5
P.M. peak hour vte's for a total of 41.5 P.M. peak hour vte's. The applicant should expect to pay
the traffic impact fee for the additional 8.5 P.M. peak hour vte's.
7. Lighting_ All lights must be downcasting and shielded. The Director of Planning & Zoning has
reviewed the proposed lights and found them to be satisfactory. Proposed lighting includes eleven
175 watt pole mounted lights.
8. Landscaping: The minimum landscaping requirement, based on building costs, of $20,500 is
being met. Proposed landscaping includes White Pine, Sargent Juniper, Rugosa Rose, and Red Oak.
9. Sewer: The applicant has requested no additional sewer allocation at this time.
10. Dumpsters: The applicant has proposed two (2) dumpsters. These dumpsters must be screened.
Plans should be revised to include dumpster screening.
DECISION AND CONDITIONS
Based on the above Findings of Fact, the South Burlington Development Review Board approves
the site plan application #SP-0040 of the Humane Society of Chittenden County to amend a
previously approved site plan for three buildings totaling 8,500 square feet for kennel use. The
amendment consists of: 1) demolition of the three existing buildings totaling 8,500 square feet used
for kennel use, and 2) construction of a 10,704 square foot building for kennel use, 633 Queen City
Park Road, as depicted on a six (6) page set of plans, entitled, "Humane Society of Chittenden County
633 Queen City Park Road South Burlington, VT 05403", prepared by Brad Rabinowitz, dated 7/12/00,
with the following stipulations:
1. All previous approvals and stipulations which are not superseded by this approval shall remain in
effect.
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2. The site plans shall be revised to show the changes listed below and shall require approval of the
Director of Planning & Zoning (hereinafter Director). Three (3) copies of the approved revised site
plans shall be submitted to the Director prior to permit issuance.
a) The plans shall be revised to remove all proposed additional encroachments within
the Conservation and Open Space District.
b) The plans shall be revised to remove all proposed cutting within the Conservation
and Open Space District.
c) The plans shall be revised to illustrate a bike rack.
d) The plans shall be revised to include two (2) handicapped parking spaces.
e) The plans shall be revised to screen the proposed dumpsters and note the type of
screening proposed.
3. All lights must be downcasting and shielded. Any change to approved lights shall require
approval of the Director of Planning & Zoning prior to installation.
4. The applicant shall post a $20,500 landscape bond prior to issuance of a zoning permit. 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. For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance,
the Development Review Board estimates that the new structure will generate 8.5 additional vehicle
trip ends (vte's) during the P.M. peak hour.
6. The new structure shall be sprinklered and include a fire alarm.
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 occupancy of the new structure.
9. Any change to the site plans shall require approval by the South Burlington Development Review
Board.
G/Chair or Clerk Date
South Burlington Development Review Board
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