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Home My WebLink AboutSP-14-53 - Decision - 1855 Shelburne Road#SP-14-53 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING CHAMPLAIN OIL CO. INC — 1855 SHELBURNE ROAD SITE PLAN APPLICATION #SP-14-53 FINDINGS OF FACT AND DECISION Champlain Oil Co. Inc, hereinafter referred to as the applicant, is seeking approval to amend a previously approved plan for a 3,000 sq. ft. building used for gasoline service & convenience store use. The amendment consists of: 1) installing a 6' x 12' cargo trailer on wheels to house a soil vapor extraction and air sparging equipment to the property and 2) installing a 10' x 16' wooden stockade fence (6' in height) to secure and enclose the trailer in, 1855 Shelburne Road. Based on the plans and materials contained in the document file for this application, the Administrative Officer finds, concludes, and decides the following: FINDINGS OF FACT 1. The applicant is seeking approval to amend a previously approved plan for a 3,000 sq. ft. building used for gasoline service & convenience store use. The amendment consists of: 1) installing a 6' x 12' cargo trailer on wheels to house a soil vapor extraction and air sparging equipment to the property and 2) installing a 10' x 16' wooden stockade fence (6' in height) to secure and enclose the trailer in, 1855 Shelburne Road. 2. The owner of record of the subject property is Champlain Oil Co. Inc. 3. The subject property is located in the Commercial 2 Zoning District. 4. The application was received on October 3, 2014. 5. The plan submitted is entitled, "Remediation System Design Shelburne Road Variety SMS Site# 2010-4047 1855 Shelburne Road South Burlington, Vermont" prepared by KAS Environmental Science and Engineering, and dated October 1, 2014. DIMENSIONAL REQUIREMENTS 6. The proposed additional use will be in compliance with the dimensional requirements. 7. Setback requirements are being met. SITE PLAN REVIEW STANDARDS - 1 — #S P-14-53 Vehicular access 8. Access is provided via two (2) ingress and egress curb cuts on Shelburne Road. No changes proposed. Circulation 9. Circulation on the site is adequate. Parking 10. No parking changes proposed. 11. Pursuant to Section 13.01(G) (5) of the Land Development Regulations, bicycle parking shall be provided on the subject property. A bicycle rack is shown on the plans. 12. Pursuant to Section 13.01(B) of the Land Development Regulations, internal landscaping of the parking area does not apply to this application. Landscaping 13. No landscaping changes proposed. 14. Pursuant to Section 13.06(B) (7) of the Land Development Regulations, snow storage areas must be shown on the plan. The plans indicate the snow storage areas. Outdoor Lighting 15. There are no changes to outdoor lighting proposed. Pursuant to Sections 14.06 and 14.07 of the Land Development Regulations, the following review standards shall apply to site plan applications: Traffic 16. Traffic will not be affected as a result of this application. (a) The relationship of the proposed development to goals and objects set forth in the City of South Burlington Comprehensive Plan, 17. The Comprehensive Plan states that the City should encourage development while protecting natural resources and promoting a healthy and safe environment. The proposed project is in keeping with the recommended actions of the Comprehensive Plan. -2— #SP-14-53 (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 18. This criterion will continue to be met. (c) Parking shall be located to the rear or sides of buildings. 19. No changes are proposed. This requirement is being met. 20. As noted above, a bicycle rack location is noted on the plan. (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. 21. No changes are proposed. (e) Newly installed utility service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. 22. No changes are proposed. (f) The combination of common materials and architectural characteristics, landscaping, buffers, screens, and visual interruptions to create attractive transitions between buildings or different architectural sty/es shall be encouraged. 23. This requirement is being met. (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 24. No changes are proposed. In addition to the above general review standards, site plan applications shall meet the following specific standards set forth in Section 14.07 of the 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 or collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. -3- #SP-14-53 25. 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, 26. No changes proposed except for the relocation of an electrical transformer. (c) Aff 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), 27. A screened dumpster enclosure is shown on the plan. Other Outdoor Storage 28. Pursuant to Section 13.05(A) (1) of the Land Development Regulations, any outdoor storage shall be appurtenant to the primary use of the property and shall be allowed only in nonresidential districts. This requirement is being met as the location of this business is in the Commercial 2 Zoning District. 29. Pursuant to Section 13.05(A) (2) of the Land Development Regulations, outdoor storage areas in connection with commercial or industrial uses may be required to be enclosed and/or screened where the storage area may comprise an attractive nuisance, where the proposed use of the storage areas present opportunities for theft, or where the said storage areas are in view of residentially -zoned parcels. The applicant has noted that the proposed cargo trailer will be enclosed within a secured 10' x 16' wooden stockade fence 6' in height. This criterion will be met. DECISION Based on the above Findings of Fact, the Administrative Officer hereby approves Site Plan Application #SP-14-53 of Champlain Oil Co. Inc subject to the following conditions: 1. All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2. This project shall be completed as shown on the plan and shall be on file in the South Burlington Department of Planning and Zoning. -4— #SP-14-53 3. The applicant shall obtain a zoning permit within six (6) months pursuant to Section 17.04 of the Land Development Regulations or this approval is null and void. 4. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to the commencement of the new use. 5. Any change to the site plan shall require approval by the South Burlington Development Review Board or the Administrative Officer. Signed on this �clay of 9 C , 2014 by Raymond 1. Belair, Administrative Officer PLEASE NOTE: Pursuant to 24 VSA §4465, an interested person may appeal this decision by filing a Notice of Appeal with the secretary of the Development Review Board. This Notice of Appeal must be accompanied with a $233 filing fee and be filed within 15 days of the date of this decision. The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state permits for this project. Call 802.879.5676 to speak with the regional Permit Specialist. -5—