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Home My WebLink AboutSP-08-31 - Decision - 0034 Commerce AvenueC t #S P-08-31 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING PLUMBING INVESTMENT, LLC - 34 COMMERCE AVENUE SITE PLAN APPLICATION #SP-08-31 FINDINGS OF FACT AND DECISION Plumbing Investment, LLC, hereinafter referred to as the applicant, is seeking site plan approval to amend a previously approved plan for a 13,600 sq. ft. warehouse/storage building. The amendment consists of: 1) converting 6800 sq. ft. to contractor or building trade facility use, and 2) constructing an 800 sq. ft. second story addition for contractor or building trade facility use. The Development Review Board held a public hearing on Tuesday, May 20, 2008. Brad Benoure represented the applicant. Based on testimony provided at the above mentioned public hearing and the plans and supporting materials contained in the document file for this application, the Development Review Board finds, concludes, and decides the following: FINDINGS OF FACT 1. The applicant is seeking site plan approval to amend a previously approved plan for a 13,600 sq. ft. warehouse/storage building. The amendment consists of: 1) converting 6800 sq. ft. to contractor or building trade facility use, and 2) constructing an 800 sq. ft. second story addition for contractor or building trade facility use. 2. The owners of record of the subject property are Plumbing Investment, LLC and Bouchard -Lacroix, Inc. 3. The subject property is located in the Mixed Industrial & Commercial (Mixed IC) Zoning District. 4. The plan submitted is entitled, "Benoure Plumbing & Heating, Inc 34 Commerce Ave & 83 Ethan Allen Dr., South Burlington", prepared by Lamoureux & Dickinson Consulting Engineers, Inc., dated 2/3/05, last revised on 4/14/08. -1- #SP-08-31 Zoning District & Dimensional Requirements: Mixed IC Zoning District Re uired Pro sed 4 Min. Lot Size 40,000 S.F. 41,370S.F q Max. Building Coverage 40% 19% �l Max. Overall Coverage 70% 56% Max. Front Yard Coverage E.A. Drive 30% 30% �l Max. Front Yard Coverage Commerce Ave 30% 26% �l Min. Front Setback 30 ft 110 ft �l Min. Side Setback 10 ft. >10 ft. �l Min. Rear Setback 30 ft. n/a Builling Height 40 ft. 27ft. q Zoning Compliance SITE PLAN REVIEW STANDARDS Section 14.06 of the South Burlington Land Development Regulations establishes the following general review standards for all site plan applications: (a) 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. Access to 34 Commerce Avenue is provided via a curb -cut off Commerce Avenue. The 2nd story addition will not impede on this access. No changes to the access are proposed. Based on 7600 square feet of contractor or building trade facility use and 6800 sq. ft. of warehouse/storage use, the site requires 8 parking spaces. The site plan includes parking for 24 vehicles. One handicapped parking space is required; one is provided on the 34 Commerce Avenue side of the property. Pursuant to Section 13.01(G)(5), a bicycle rack must be provided on the property. The plan indicates the existence of a bicycle rack. (b) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. All parking is existing and is located in the front of each side of the building. (c) 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. The applicant is proposing an 800 square foot second story addition. The applicant has provided an elevation and states that the total height of the building including the addition will be 27 feet. This falls well within the height restriction requirement. -2- #S P-08-31 (d) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. The applicant shall obtain additional wastewater allocation approval from the Director of Planning and Zoning or designee prior to permit issuance if necessary. (e) The DRB shall encourage the use of a combination of common materials and architectural characteristics, landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. The applicant has submitted elevations of the proposed building addition. The proposed addition is harmoniously related to the existing structure. (fl 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. The proposed project does not fall within a design review district. The proposed building elevations relate harmoniously to the terrain and existing buildings in the vicinity. Site plan applications shall meet the following specific standards as set forth in Section 14.07 of the South Burlington 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 of collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. Access to the lot will not be changing as a result of this application. (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. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. (c) All 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). -3- I #S P-08-31 The plan shows an enclosed & screened dumpster storage area in the eastern parking area. (d) Landscaping and Screening Requirements Based on submitted building costs of $90,000, the minimum landscaping budget should be $2700. The applicant is proposing $2,840 in new landscaping. The applicant shall post a landscaping bond in the amount of $2700 to assure that the landscaping has taken root and will survive. The City Arborist has reviewed the plans and has no issues. Pursuant to Section 13.06(B) of the Land Development Regulations, the plans shall depict snow storage areas that will minimize the potential for run-off. Adequate snow storage areas are shown on the plans. As noted above, a bicycle rack is depicted on the plans. Lighting Pursuant to Section 13.07(A) of the Land Development Regulations, all exterior lighting shall be shielded and downcasting to prevent light from spilling onto adjacent properties and rights -of -way. No new lighting is proposed. Traffic The current 13,600 sq. ft. of warehouse/storage use is estimated to generate 6.39 vehicle trip ends (vte's) during the p.m. peak hour. Using the ITE Trip Generation Manual, 7th Edition, the proposed uses are estimated to generate 10.64 vte's during the p.m. peak hour. Thus, this project is estimated to generate 4.25 additional vte's. Airport Approach Cones Overlay District The subject property is located within the Airport Approach Cone and shall be subject to the standards set forth in Section 13.03 of the South Burlington Land Development Regulations. DECISION Motion by G� L� ��l�l� , seconded by q It4A(—C to approve Site Plan Applicatio #SP-08-31 of Plumbing Investment, LLC, ubject to the following conditions: 1. All previous approvals and stipulations which are not superseded by this approval shall remain in effect. #S P-08-31 2. This project shall be completed as shown on the plan submitted by the applicant and on file in the South Burlington Department of Planning and Zoning. 3. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 4. The applicant shall obtain additional wastewater allocation approval from the Director of Planning and Zoning or designee prior to permit issuance if necessary. 5. The applicant shall post a landscaping bond in the amount of $2700 prior to permit issuance. This bond shall remain in full effect for three (3) years to assure that the landscaping has taken root and has a good chance of survival. 6. For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Development Review Board estimates that this project will generate 4.25 additional vehicle trip ends during the p.m. peak hour. 7. Any new exterior lighting shall consist of downcasting fixtures. Any change to approved lights shall require approval of the Administrative Officer prior to installation. 8. 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. 9. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to using the 800 sq. ft. addition. 10. Any change to the site plan shall require approval by the South Burlington Development Review Board or the South Burlington Administrative Officer. Mark Behr — yea/nay/abstai not e pa Matthew Birmingham— yea/na John Dinklage —teay/abstain/not ay/abstain/not present Roger Farley —y/abstain/not present Eric Knudsen —y/abstain/not present Peter Plumeau nay/abstain/not present Gayle Quimby — present Motion carried by a vote of �-- 6 - d Signed this ;� D day of h 2008, by John Dinklage, Chair -5- #SP-08-31 Please note: You have the right to appeal this decision to the Vermont Environmental Court, pursuant to 24 VSA 4471 and VRCP 76 in writing, within 30 days of the date this decision is issued. The fee is $225.00. 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 VSA 4472 (d) (exclusivity of remedy; finality). M