The URL can be used to link to this page

Home My WebLink AboutSP-08-100 - Decision - 0005 Bartlett Bay RoadI #SP-08-100 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING PURPOSE ENERGY, INC. - 5 BARTLETT BAY ROAD SITE PLAN APPLICATION #SP-08-100 FINDINGS OF FACT AND DECISION Purpose Energy Inc, hereafter referred to as the applicant, is requesting to amend a previously approved plan for a 57,137 sq. ft. light manufacturing facility (brewery). The amendment consists of: 1) relocating a previously approved driveway on the west end of the property, 2) changing the originally approved phases of the digester facility by constructing westerly tank in phase 1 and the easterly tank in phase II, and 3) reconfiguring the footprint of the digester building by adding 750 sq. ft., , 5 Bartlett Bay Road. Based on the plans and supporting materials contained in the document file for this application, the Administrative Officer finds, concludes, and decides the following: FINDINGS OF FACT The applicant is requesting to amend a previously approved plan for a 57,137 sq. ft. light manufacturing facility (brewery). The amendment consists of: 1) relocating a previously approved driveway on the west end of the property, 2) changing the originally approved phases of the digester facility by constructing westerly tank in phase 1 and the easterly tank in phase II, and 3) reconfiguring the footprint of the digester building by adding 750 sq. ft., 5 Bartlett Bay Road. 2. The owner of record of the subject property is the Pomerleau Foundation. 3. The subject property is located in the Commercial 2 (C2) Zoning District. 4. The plan submitted is entitled, "Proposed Anaerobic Digester Facility 5 Bartlett Bay Road South Burlington Vermont", prepared by Civil Engineering Associates, Inc., dated Sept 2007, last revised on 10/15/08. - 1 - #SP-08-100 Zoning District & Dimensional Requirements: Table 1. Dimensional Re uirements C2 Zoning District Required Proposed Min. Lot Size 40,000 SF 5.22 acres Max. Building Coverage 40% 27.7% (PUD) �l Max. Overall Coverage 70% 58.7% (PUD) �• Max. Front Yard Coverage (Bartlett Bay Road 46.4% 46.4% Min. Front Setback 1 30 ft. Approx 70 ft �l Min. Side Setback 10 ft. Approx 60 ft �1 Min. Rear Setback 30 ft. Approx 80 ft �l Max. Building Height n/a n/a q zoning compliance + preexisting noncompliance, not made worse by this proposal The only change proposed is an increase in building coverage from 27.4% to 27.7%. Overall coverage and front yard coverages are remaining the same. Setback requirements are being met. SITE PLAN REVIEW STANDARDS Pursuant to Section 14.03(A)(6) of the South Burlington Land Development Regulations, any PUD shall require site plan approval. 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. Fifty-three (53) parking spaces are required and 63 spaces are provided. Three parking spaces shall be handicapped accessible. Three are shown as such. The applicant is proposing to relocate a previously approved driveway (one-way truck exit) on the southwesterly portion of the property accessing Bartlett Bay Road. The proposed location is acceptable. A bicycle rack is noted on the plan. (b) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. All existing and proposed parking is located to the side and rear of the building with the exception of 13 previously approved spaces to the front of the building. -2- #SP-08-100 (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. This issue has already been addressed above. (a) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. (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. (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. Elevations are not warranted for this building. The building is located in a densely developed commercial area and the existing building is harmonious to the surrounding structures. 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. Again, no additional access shall be required at this time. (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. It has already been stated that all new utility lines 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). The existing dumpster is not proposed to be relocated. It is shown as appropriately -3- I #SP-08-100 screened and fenced. (d) Landscaping and Screening Requirements. There are no landscaping changes as required by this application. The snow storage area is noted on the plan. Lighting There are no lighting changes as part of this application. Traffic There are no traffic changes as a result of this application. DECISION Based on the above Findings of Fact, the Administrative Officer herby approves Site Plan Application #SP-08-100 of Purpose Energy, 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 plans and submitted by the applicant and on fine in the South Burlington Department of Planning and Zoning. 3. The Development Review Board grants a period of five (5) years for approval of phase 2 of the proposed development (second tank). At such time as the five years is reached and the applicant has not sought a zoning permit for phase 2, they shall be eligible, per Section 17.04 of the South Burlington Land Development Regulations, for one (1) extension to an approval if reapplication takes place before the approval has expired and if the Development Review Board determines that conditions are essentially unchanged from the time of the original approval. In granting such an extension, the Development Review Board may specify a period of time of up to one (1) year for the extension. 4. 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. 5. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to the use or occupancy of the digester building. 6. Any change to the site plan shall require approval of by the South Burlington Development Review Board or the South Burlington Administrative Officer. -4- #SP-08-100 Signed on this day of �C��l✓� 2008 by r, 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 $110 filing fee and be filed within 15 days of the date of this decision. -5-