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Home My WebLink AboutSP-12-33 - Decision - 0085 Meadowland Drive#SP-12-33 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING BURLINGTON PROPERTIES LIMITED PARTNERSHIP — 85 MEADOWLAND DRIVE SITE PLAN APPLICATION #SP-12-33 FINDINGS OF FACT AND DECISION The applicant, Burlington Properties Limited Partnership is seeking to amend a previously approved plan for a 123,200 sq. ft. light manufacturing facility. The amendment consists of :1) after -the -fact approval for a 24 space gravel parking area, 2) after -the -fact gravel storage area, 3) a temporary construction access to Meadowland Drive, and 4) constructing a 60 space paved parking area, 85 Meadowland Drive. The Development Review Board held a public hearing on August 7, 2012 and September 4, 2012. The applicant was represented by Matt Wamsganz. Based on the plans and 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, Burlington Properties Limited Partnership is seeking to amend a previously approved plan for a 123,200 sq. ft. light manufacturing facility. The amendment consists of :1) after -the -fact approval for a 24 space gravel parking area, 2) after -the -fact gravel storage area, 3) a temporary construction access to Meadowland Drive, and 4) constructing a 60 space paved parking area, 85 Meadowland Drive. 2. The owner of record of the subject property is Burlington Properties Limited Partnership. 3. The subject property is located in the Industrial & Open Space Zoning District. 4. The application was received on June 15, 2012. 5. The plan submitted consists of a five (5) page set of plans, page one (1) entitled, "Burlington Properties Limited Partnership 85 Meadowland Drive So. Burlington, VT 05403 Proposed Parking Area", prepared by Civil Engineering Associates, and dated June 2012. Zoning District & Dimensional Requirements Table 1. Dimensional Requirements Industrial & Open Space Zoning District Required Proposed \i Min. Lot Size 3 acres 27.78 acres Max. Building Coverage 11 30 `:U- i0.i o Max. Overall Coverage 50 % 25.3 % Max. Front Yard Coverage 30 % 0.1 0/0 Min. Front Setback 50 ft. 135 ft. CAUsers\Mark\Documents\South Burlington DRB\9.4.12 Meeting Decisions\SP_12_33_85MeadowlandDrive_BurlingtonPropertiesLtdPartnership_ffd.doc #SP-12-33 v' Min. Side Setback 35 ft. 357 ft. Min. Rear Setback 50 ft. 82 ft. ,,' Zoning compliance Pursuant to Sections 14.06 and 14.07 of the Land Development Regulations, the following review standards shall apply to site plan applications: (a) The relationship of the proposed development to goals and objectives set forth in the City of South Burlington Comprehensive Plan. This criterion will continue to be met following the proposed site plan amendments. (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 This criterion will continue to be met following the proposed site plan amendments. (c) Parking shall be located to the rear or sides of buildings. All proposed parking will be located to the rear or side of the building. Section 13.01 of the Land Development Regulations requires that bicycle parking or storage facilities be provided for employees, residents, and visitors to the site. A bike rack is shown on the plans. (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 No changes to buildings or structures are proposed. This criterion will continue to be met. (e) Newly installed utility service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. No changes are proposed. This criterion will continue to be met. (f) The combination of common materials and architectural characteristics, landscaping, buffers, screens, and visual interruptions to create attractive transitions between buildings or different architectural styles shall be encouraged. No changes to buildings are proposed. This criterion will continue to be 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 No new structures are proposed. This criterion will continue to be met. 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 RpquOtionc; (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 2 C:\Users\Mark\Documents\South Burlington DRB\9.4.12 Meeting Decision s\SP_12_33_85Meadowland Drive_BurlingtonPropertiesLtdPartnership_ffd.doc #SP-12-33 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. The reservation of land is not necessary; no adjacent lots require connections at this time. This criterion will continue to be met. (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. No new utility lines are proposed. This criterion will continue to be met. (c) AM 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). This criterion will be met. (d) Landscaping and screening requirements In a memo dated 6/20/12, the City Arborist provided comments on the proposed landscape plan with recommendations for changes to the plan. The plans were revised to comply with these recommendations. The proposed, 60-space paved parking lot and 24 space gravel parking lot will bring the total number of spaces on site to 241. Section 13.06(B) of the Land Development Regulations sets forth various requirements for landscaping of parking areas. The proposed project is consistent with the regulations. The perimeter of the lot is landscaped, the interior of the parking lot is adequately landscaped, the planting is protected by curbing and other requirements concerning landscaping variety, the use of deciduous shade trees, minimum tree width and adequate species mix are met. Pursuant to Section 13.06(B) of the Land Development Regulations, snow storage areas must be specified and located in an area that will minimize the potential for run-off. The plans depict adequate snow storage areas. 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. Cut sheets for new proposed lighting are provided. This criterion will be met. Access/Circulation A temporary construction access is proposed from Meadowland Drive to the building's parkinq arca. The applicants propose to topsoil, seed, and mulch the temporary access road following completion of the project. C:\Users\Mark\Documents\South Burlington DRB\9.4.12 Meeting Decisions\SP_12_33_85MeadowlandDrive_BurlingtonPrope rtiesLtdPartnership_ffd.doc #SP-12-33 6. Prior to issuance of a Certificate of Occupancy, the access road shall be covered with topsoil, seeded and mulched. Traffic No changes are proposed that will result in an increase in traffic volumes. Parking The applicant is proposing the addition of 84 parking spaces to the site, 24 as after -the -fact approval and 60 as new additions. The minimum requirement for light manufacturing is 278 spaces based on 123,200 square feet of space and 216 employees at the maximum shift. Parking spaces for this land use are determined via a combination of 0.5 spaces per 1,000 square feet of building space plus one (1) space per employee. The applicant has submitted this application to accommodate the needs of additional employees on site. The applicant has proposed 241 parking spaces on site, a shortfall of 37 spaces, and has requested a waiver of these spaces. Section 13.01 N. (2) of the LDRs state that "(w)here the Development Review Board determines that a proposed land use or structure is adequately served by existing or proposed parking facilities, the Development Review Board may waive the off-street parking space requirements stipulated in Tables 13-1 through 13-6, by no more than twenty-five percent (25%)." The Board finds that the 37-space shortfall will not have a material affect on the availability of parking for the facility and hereby grants a 13.3% waiver of the base requirement of 278 spaces. OTHER — STORMWATER The City's Deputy Director of Public Works has reviewed the Plan and made the stormwater recommendations below. The Board finds that the applicant shall adhere to these comments. The DRB should include a condition requiring the applicant to regularly maintain all stormwater treatment and conveyance structures on -site. 9. The State of Vermont plans to issue permit 6853-INDS for this project. The DRB should require that a copy of this approved permit be submitted prior to the issuance of a zoning permit. DECISION Motion by Roger Farley, seconded by Bill Stuono, to approve site plan application #SP-12-33 of Burlington Properties Limited Partnership subject to the following stipulations: 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 CAUsers\Mark\Documents\South Burlington DRB\9.4.12 Meeting Decisions\SP_12_33_85MeadowlandDrive_BurlingtonPropertiesLtdPartnership_ffd.doc #SP-12-33 3. The Board grants a 37 space or 13.3% parking waiver for a total of 241 spaces provided. 4. Prior to permit issuance, the applicant shall post a $5250 landscaping bond. 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 5. 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. 6. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to use of the parking areas, construction access and other site improvements noted on the plan. 7. The applicant shall regularly maintain all stormwater treatment and conveyance structures on -site. 8. The applicant shall return the temporary access road to its original condition within 18 months of the date of this decision. 9. The applicant shall submit a copy of the State of Vermont's 6853-INDS permit to the city prior to the issuance of a zoning permit. 10. Prior to issuance of a Certificate of Occupancy, the access road shall be covered with topsoil, seeded and mulched. 11. Any change to the site plan shall require approval by the South Burlington Development Review Board or the Administrative Officer. Tim Barritt— yea/nay/abstain/not present Mark Behr — yea/nay/abstain/not present Roger Farley — yga/nay/abstain/not present Art Klugo — yqa/nay/abstain/not present Bill Miller — yga/nay/abstain/not present Michael Sirotkin — )L/nay/abstain/not present Bill Stuono — y2a/nay/abstain/not present Motion approved by a vote of 6 — 0 — 0 Signed this 10th day of September 2012, by Digitally signed by Mark C. Behr Mark C B e h r DN: cn=Mark C. Behr, o, email=mark@rhbpc.com, c=US Date: 2012.09.10 08:09:27-04'00' Mark Behr, Chairman Please note: An appeal of this decision may be taken by filing, within 30 days of the date of this decision, a notice of appeal and the required fee by certified mail to the Superior Court, Environmental Division. See V.R.E.C.P. 5(b). A copy of the notice of appeal must also be mailed to the City of South Burlington Planning and Zoning Department at 575 Dorset Street, South Burlington, VT 05403. See V.R.E.C.P. 5(b) (4)(A). Please contact the Environmental Division at 802-828-1660 or C:\Users\Mark\Documents\South Burlington DRB\9.4.12 Meeting Decisions\SP_12_33_85MeadowlandDrive_BurlingtonPropertiesLtdPartnership_ffd.doc #SP-12-33 http://vermonteudiciary.org/GTC/environmental/default.aspx for more information on filing requirements, deadlines, fees and mailing address. C:\Users\Mark\Documents\South Burlington DRB\9.4.12 Meeting Decisions\S P_12_33_85Mead owland D rive_Bu rli ngton Prope rtiesLtd Pa rtnersh ip_ffd .d oc