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HomeMy WebLinkAboutSP-01-65 - Decision - 1011 Airport Parkway#SP-oi-65 FINDINGS OF FACT & DECISION STATE OF VERMONT COUNTY OF CHITTENDEN CITY OF SOUTH BURLINGTON Re: Findings of Fact, site plan application #SP-oi-65 of Chittenden Solid Waste District to amend a previously approved plan for a 5355 sq. ft. biosolids processing facility. The amendment consists of converting the building to a hazardous waste collection facility. In addition to utilizing the existing building, this facility will utilize various types and sizes of portable containers and sheds. Also included will be adding three (3) i5oo gallon tanks for waste oil and flammable liquids storage, ioii Airport Parkway. On the z°a day of October zoos, the South Burlington Development Review Board approved the request of Chittenden Solid Waste District for site plan approval under Section 26.io of the South Burlington Zoning Regulations based on the following findings: i. The owner of record of this property is the City of South Burlington. The applicant is a lessee. z. This project consists of amending a previously approved plan for converting a 5355 sq. ft. biosolids processing facility. The amendment consists of converting the building to a hazardous waste collection facility. In addition to utilizing the existing building, this facility will utilize various types and sizes of portable containers and sheds. Also included will be adding three (3) 1500 gallon tanks for waste oil and flammable liquid storage. This property was last reviewed by the Planning Commission on 4/27/93. The applicant has submitted a detailed description of their request. The biosolids processing facility has been idle for a number of years. 3. The applicant was granted a use variance on 3/22/93 by the Zoning Board of Adjustment for this facility because it is in the C.O. District. 4. The applicant is leasing 3.2 acres from the City of South Burlington on the 64 acre parcel occupied by the Street Department on Patchen Road, the former landfill site and the Airport Parkway Waste Water Treatment Facility at ioi5 Airport Parkway. The leased land is partially in the Municipal District and partially in the C.O. District. The leased land is bounded on the west by I-89, on the north by undeveloped land, on the east by the treatment facility and on the south by the closed landfill site. 5. Access/Circulation: Access is via a 28 foot curb cut on Airport Parkway and a i000 foot long driveway leading to the facility. I Page #z 6. Circulation: Circulation on the site is adequate. The applicant is proposing to construct a paved access drive around the rear of the building. The plan should be revised to indicate the flow of traffic around the building which is only wide enough for one-way traffic. 7. Coverage/Setbacks: Municipal District: Building coverage is zoo/0 (maximum allowed is 30%). Overall coverage is 11% (maximum allowed is 700/0). C.O. District: Building coverage is 11.6% and overall coverage is 24%. There are no coverage limitations in this district because buildings and pavement are not normally allowed. 8. The only structures in the Municipal District are the portable storage containers and shed and they will meet the setback requirements. The collection building and tanks are in the C.O. District which does not have any setback requirements since buildings are not allowed in this district. The building is approximately 67 feet away from the nearest property line, that being the I-89 r.o.w. 9. Parking: There are no minimum parking requirements for this type of facility listed in the zoning regulations. The applicant is proposing twelve (12) spaces including one (i) handicapped space and a bike rack. Staff felt that this amount of parking was adequate. io. Landscaping The minimum landscaping requirement, based on building costs is $5850, which is not being met. There is plenty of space available on the site for additional landscaping. Staff recommended that additional landscaping be planted to meet the minimum requirement. This additional landscaping could be used to mitigate the additional encroachment into the C.O. District proposed. The dead trees along the access road planted in 1993 should be replaced. 11. Sewer: No additional allocation needed. 12. Traffic: This property is approved for one (1) vehicle trip end during the P.M. peak hour (per original application). This new facility is proposed to generate 26 P.M. peak hour vtes. This is a 25 vte increase. The applicant should expect to pay a traffic impact fee for the additional traffic. 13. C.O. District: Additional encroachment is proposed within the C.O. District in the form of an access drive around the back of the building. Section 3.502 of the Zoning Regulations allows encroachment if it "is necessary for purposes of providing for or improving public facilities" and it is approved by the Board. The National Resources Committee reviewed the proposal at their 9/26/01 meeting. The committee voted to recommend approval. 14. Lighting: No changes proposed. 15. Other: -Plan should be revised to relocate trees existing in the proposed access drive. -Plan should be revised to show the entire access drive including the existing landscaping required as part of the original approval. Page #3 DECISION & CONDITIONS Based on the above Findings of Fact, the South Burlington Development Review Board approves site plan application SP-oi-65 of Chittenden Solid Waste District to amend a previously approved plan for a 5355 sq. ft. biosolids processing facility. The amendment consists of converting the building to a hazardous waste collection facility. In addition to utilizing the existing building, this facility will utilize various types and sizes of portable containers and sheds. Also included will be adding three (3) i5oo gallon tanks for waste oil and flammable liquids storage, ion Airport Parkway, as depicted on a plan entitled "Environmental Depot Chittenden Solid Waste District South Burlington, Vermont," prepared by Griffin International, dated 8/21/01, with the following stipulations: i. All previous approvals and stipulations which are not superseded by this approval shall remain in effect. z. The plans shall be revised to show the changes below and shall require approval of the Director of Planning & Zoning (hereinafter Director). Three (3) copies of the approved revised plans shall be submitted prior to permit issuance. a. The site plan shall be revised to indicate the flow or traffic around the building which shall be for one-way traffic. b. The site plan shall be revised to relocate the existing trees located in the proposed access drive. c. The site plan shall be revised to show additional landscaping to meet the minimum s585o landscaping requirement. d. The site plan shall be revised to show the entire access drive including the existing landscaping required as part of the original approval. 3. The Board, pursuant to Section 3.502 of the Zoning Regulations, approves additional encroachment into the C.O. District because this encroachment is necessary to improve a public facility. 4. For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, The Development Review Board estimates that the change in use will generate 76 additional vehicle trip ends during the P.M. peak hour. 5. Any new exterior lighting shall consist of downcasting shielded fixtures. Any change to approved lights shall require approval of the Director prior to installation. 6. Prior to issuance of a zoning permit, the applicant shall post a $585o 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. 7. Prior to issuance of a Certificate of Occupancy/Compliance, the applicant shall replace the dead trees along the access drive. 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 newly constructed space. io. Any change to the site plan shall require approval by the South Burlington Development Resew Bow& n Chairman/Clerk South Burlinetot Date / 0 ,/ / (,., /o /J1. ment 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.R.C.P. 76, in writing, within 3o days of the date this decision is issued. The fee is si5o.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).