HomeMy WebLinkAboutSP-93-0000 - Decision - 1011 Airport ParkwayFINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of Chittenden Solid Waste
District for construction of a biosolids processing facility which
includes a 5,250 square foot process building, 30 foot diameter by
32 foot height storage silo, 12' x 24' greenhouse and scale, 1015
Airport Parkway.
On the 27th of April, 1993 the South Burlington Planning Commission
approved the request of Chittenden Solid Waste District for site
plan review under Section 19.10 of the South Burlington Zoning
Regulations based on the following findings:
1. This project consists of the construction of a biosolids
processing facility which includes a 5,250 square foot process
building, 30 foot diameter by 32 foot height storage silo, 12' x
24' greenhouse and scale. 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 CO Zone.
2. 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 1015 Airport Parkway. The leased
land will be partially in the Municipal District and partially in
the CO 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.
3. Access/circulation: Access will be via a new 28 foot curb cut
on Airport Parkway. This access will replace an existing curb cut
located a few feet to the north used to unload septage. The
driveway to the site is 1000 feet in length.
Circulation is adequate.
4. Coverage/setbacks: Municipal District: Building coverage is
2% (maximum allowed is 30%). Overall coverage is 11% (maximum
allowed is 70%). C.O. District: Building coverage is 11.6% and
overall coverage is 22%. There are no coverage limitations in this
district because buildings and pavement are not normally allowed.
5. The only structures in the Municipal District are the
greenhouse and scale and they will meet the setback requirements.
The process building and storage silo are in the CO District which
does not have any setback requirements since buildings are not
allowed in this district. The building will be approximately 67
feet away from the nearest property line that being the I-89 r.o.w.
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6. Parking: There are no minimum parking requirements for this
type of facility listed in the zoning regulations. The applicant
is proposing seven (7) spaces including one (1) handicapped space.
Staff indicated that this amount of parking would be adequate.
7. Landscaping: The minimum landscaping requirement for this
project is $12,000 which is not being met. The proposed plantings
consisting of White Spruce and White Pine will be $6,000 short of
the requirement. Staff recommended that the applicant substitute
either Austrian Pine or Colorado Blue Spruce for the 10 White Pine
adjacent to Airport Parkway. The reason for this is that White
Pine are sensitive to salt while the other species are salt
tolerant. Applicant should consider additional trees along Airport
Parkway to improve appearance of the treatment facility. The
applicant is requesting that a credit for the shortfall be given
for the greenhouse which will be constructed.
8. The greenhouse would be used for educational and basic research
purposes. Plants grown in the greenhouse would use a variety of
fertilizers as well as Biosolid fertilizer pellets from the
facility itself. Basic comparative studies would be conducted. As
there has been great interest by local school groups to tour the
finished facility, the greenhouse and the growing plants within can
provide a strong visual link between the facilities end product and
it's benefits.
9. Sewer: The estimated sewer allocation required for this
facility is 22,000 gpd. The applicant will be required to pay the
per gallon fee prior to issuance of a zoning/building permit.
10. Lighting: Exterior lighting will consist of two (2) 175 watt
metal halide lamps with cut-offs and one (1) 100 watt metal halide
lamp with cut -of f mounted on the building and one (1) pole light 20
feet high with a 250 watt metal halide lamp with a cut-off
luminarie.
11. Traffic: For the design year 2013 the applicant estimates the
average daily traffic generated by this facility to be 26 trips.
This is broken down into 7 sludge deliveries per day, 1 shipment of
final product and 18 employee/visitor trips per day. Sight
distance at the new entrance is acceptable. Staff did not see a
problem with traffic.
12. Other: Plan should be revised to show the correct plant
symbol and quantity for the trees along the access road.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning
Commission approves the site plan application of Chittenden Solid
Waste District for construction of a 5,250 square foot sludge
pelletizing facility, including a 32 foot high storage silo and 288
square foot greenhouse, as depicted on a four (4) page set of
plans, page one entitled "Chittenden Solid Waste District,
Biosolids Processing Facility, Existing Conditions", prepared by
Webster -Martin, Inc. and dated 2/93, with the following
stipulations:
1. The applicant shall post a $12,000 landscaping bond prior to
issuance of a zoning/building permit. The bond shall remain in
effect for a 3 years to assure that the landscaping takes root and
has a good chance of surviving.
2. The landscape plan shall be revised prior to issuance of a
zoning/building permit to show the following:
a) Austrian Pine, Colorado Blue spruce or some other salt
tolerant evergreen tree substituted for the proposed White
Pine.
b) correct plant symbol and quantity for trees along access
road.
c) additional landscaping along Airport Parkway and elsewhere
on the site as approved by the City Planner to make up the
shortfall in required landscaping.
d) a note indicating that the proposed greenhouse is
optional.
3. A sewer allocation of 20,000 g.p.d. is granted. The applicant
shall pay the required sewer allocation fee prior to issuance of a
zoning/building permit.
4. All exterior lighting shall be downcasting and shielded and
shall not cast light beyond the property line. Any change in
lighting shall be approved by the City Planner prior to
installation.
5. The applicant shall obtain a zoning/building permit within six
(6) months or this approval is null and void.
6. The applicant shall obtain a Certificate of Occupancy from the
Administrative Officer prior to occupancy of the building.
7. This site plan approval shall not be construed as approval to
use building materials as shown on the building elevation sheet
included in the set of drawings.
South Burlington Planning Commission
?16�463
Date
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