HomeMy WebLinkAboutSP-03-09 - Decision - 0014 Berard DriveCITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING & ZONING
MOVEABLE PEAKS, INC. — 14 BERARD DRIVE
SITE PLAN #SP-03-09
FINDINGS OF FACT, CONCLUSIONS & DECISION
Moveable Peaks, Inc., hereafter referred to as the applicant, is requesting site plan
approval for a paved parking lot expansion at 14 Berard Drive and the elimination of
existing parking on the northwest side of the existing structure. Based on the plans and
supporting materials contained in the document file for this application, the Development
Review Board finds, concludes and decides as follows:
FINDINGS OF FACT
The applicant is requesting site plan approval for a paved parking lot expansion
at 14 Berard Drive and the elimination of existing parking on the northwest side
of the existing structure.
2. This proposal is related to a boundary line adjustment application submitted by
the applicant, which involves the proposed transfer of land containing an existing
parking lot to the northwesterly adjacent property.
3. On January 10, 1995, the South Burlington Planning Commission approved a
site plan consisting of the existing 23,600 sq. ft. structure to be used for
equipment rental and light manufacturing uses.
4. On January 13, 1998, the Planning Commission approved an amendment to the
previously approved site plan, which involved an increase in interior office space,
a decreased curb cut, added landscaped area, and the construction of a 20
space parking lot.
5. The subject property contains approximately 3.27 acres and is located in the
Mixed Industrial and Commercial (IC) District. Portions of the subject property fall
Airport Approach Overlay (AO) District.
CONCLUSIONS
This application must be reviewed under and comply with the current Zoning
Regulations and the proposed Land Development Regulations.
ZONING DISTRICT & DIMENSIONAL REQUIREMENTS
2. The proposal complies with the maximum building coverage, maximum overall lot
coverage, maximum front yard coverage, maximum building height, and yawl
setback requirements of the IC District.
3. Portions of the subject property fall within the Airport Approach Overlay District.
However, the proposed site changes only involve surface parking and paving and
will have no effect on the AO District.
FINDINGS OF FACT, CONCLUSIONS & DECISION
MOVEABLE PEAKS, INC. - #SP-03-09
SITE PLAN REVIEW STANDARDS
Pursuant to Section 26.102 of the Zoning Regulations, the DRB shall consider the
following in its review of a site plan application:
(a) PedestFdan and vehicular access.
4. No changes to previously approved vehicular or pedestrian access are proposed.
(b) Circulation.
5. Circulation is proposed to be two-way throughout the site. The easterly access
drive is only about 13.5 ft. wide, which does not comply with the 20 ft. minimum
width requirement set forth in Section 13.01(K) of the proposed Land
Development Regulations. Pursuant to Sections 13.01(N) and 14.07(E), the DRB
may waive the site plan standards as set forth in the regulations. The DRB
concludes that the existing width is probably adequate, as it has functioned for
the applicant for many years without problems. The South Burlington Fire Chief
must review and approve the easterly access drive.
(c) Parking.
6. The 26 space parking lot to the west of the existing building will be eliminated
and 23 new spaces to the east and rear of the structure are proposed. The
existing 9 customer parking spaces at the front of the building will be retained.
The new parking will be paved. The site plan shows 2 reserved handicapped
parking spaces at the front of the building as required by Section 26.253(a) of the
Zoning Regulations and Section 13.01(1) of the proposed Land Development
Regulations. Pursuant to Section 26.253(b) of the Zoning Regulations and
Section 13.01(G)(5) of the proposed Land Development Regulations, bicycle
parking shalt be provided for employees on the subject property. No bicycle
parking is provided. Adequate loading space is provided.
7. The proposed new property line will pass through the existing 26 space parking
lot westerly of the existing structure. A note on the plans indicates that the
southeastern -most two parking spaces will be replaced with topsoil seed and
mulch. The same measures should be taken for the northeastern -most parking
space and the two closest parking spaces on the transferred land adjacent to the
new property line.
(d) Landscaping, screening and outdoor lighting.
8. No changes to the existing landscaping or outdoor lighting are proposed. The
plans show two dumpsters at the rear of the structure. These dumpsters will
need to be screened and secured pursuant to Section 14.07(C) of the proposed
Land Development Regulations.
Pursuant to Sections 14.06 and 14.07 of the proposed Land Development Regulations,
the following review standards shall apply to site plan applications:
\drblsiNmoveablepks\SP-03-09.fcd.doc
2
FINDINGS OF FACT, CONCLUSIONS & DECISION
MOVEABLE PEAKS, INC. - #SP-03-09
(a) The relationship of the proposed development to goals and objects set forth
in the City of South Burlington Comprehensive Plan.
9. The proposal involves replacing existing parking on the westerly side of the building
with paved parking easterly and to the rear of the building. The object of the site
work is to stabilize soils behind the building that have experienced significant
instability. Accordingly, a stormwater collection system will be installed to direct flow
to the base of the slope at the rear of the new pavement. In addition adequate
erosion control measures will be taken during and after site development work. The
DRB concludes proposal is in keeping with the Comprehensive Plan.
(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.
10. Adequate parking is provided. No changes to the landscaping or existing structure
are proposed.
(c) Parking shall be located to the rear or sides of buildings to the greatest extent
practicable.
11. Proposed parking is located to the rear and the side of the existing building. Section
13.01(G)(5) requires that bicycle parking or storage facilities are provided for
employees and visitors to the site. No bicycle parking facilities are shown for the
site.
(do 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.
12. No changes to the existing structure are proposed.
(e) Newly installed utility services and service modifications necessitated by
exterior alterations or building expansions shall, to the extent feasible, be
underground.
13. Utility lines are existing.
(t) The combination of common materials and architectural characteristics,
landscaping, buffers, screens and visual interruptions to create attractive
transitions between buildings of different architectural styles shall be
encouraged.
14. No changes to the existing structure are proposed.
(g) Proposed structures shall be related harmoniously to themselves, the terrain
and to existing buildings and roads in the vicinity Mat have a visual
relationship to the proposed structures.
15. Again, no new structures are proposed.
\drblsit\m oveablepks\SP-03-09.fcd.d oc
3
FINDINGS OF FACT, CONCLUSIONS & DECISION
MOVEABLE PEAKS, INC. - #SP-03-09
In addition to the above general review standards, site plan applications shall meet the
following specific standards as set forth in Section 14.07 of the 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 sbee4 to provide additional access for
emergency or other purposes, or to improve general access and circulation
in the area.
16. The reservation of land is unnecessary on the subject property.
(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.
17. Utility lines are existing.
(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).
18. The plans show two dumpsters at the rear of the structure. These dumpsters will
need to be screened and secured pursuant to Section 14.07(C) of the proposed
Land Development Regulations.
DECISION
Motion by Larry Kupferman, seconded by Gayle Quimby, to approve site plan application
#SP-03-09, subject to the following conditions:
This project shall be completed as shown on the plans entitled "Site Plan,
Vermont Tent, Lot 10-11 Berard Drive, South Burlington, Vermont" prepared by
Krebs and Lansing Consulting Engineers, Inc. dated March 20, 2003, as
amended by this decision, and on file in the Department of Planning and Zoning.
2. Any new exterior lighting shall consist of downcasting fixtures, and any change to
the approved lighting plan shall require the approval of the Director of Planning
and Zoning prior to installation.
3. The applicant shall obtain a zoning permit within six months of this decision
pursuant to Section 27.302 of the South Burlington Zoning Regulations and Section
17.04 of the proposed Land Development Regulations or this approval shall be null
and void.
4. Prior to the issuance of a zoning permit, the following must be accomplished:
khblsit\moveablepks\SP-03-09.fcd.doc
4
FINDINGS OF FACT, CONCLUSIONS & DECISION
MOVEABLE PEAKS, INC. - #SP-03-09
a. The plans must be revised to show bicycle parking with at least one bicycle
rack for employees and visitors of the subject property.
b. The plans must be revised to show that the 5 easternmost parking spaces
of the existing parking lot westerly of the building will be replaced with
topsoil, and seeded and mulched.
C. The plans must be revised to show that all outdoor trash and/or recycling
facilities are screened from view pursuant to Section 14.07(C) of the
proposed Land Development Regulations.
d. The applicant must submit 3 sets of revised plans to the Department of
Planning and Zoning.
e. The South Burlington Fire Chief must review and approve the plans.
5. Pursuant to Section 27.20 of the Zoning Regulations and Section 17.03 of the
proposed Land Development Regulations, the applicant shall obtain a certificate of
occupancy/compliance from the Administrative Officer.
Mark Boucher—yea/nay/abstain
Roger Farley —yea/nay/abstain
Michele Kupersmith—yea/nay/abstain
Lary Kupferman—yea/nay/abstain
Gayle Quimby—yea/nay/abstain
MOTION CARRIED by a vote of 5-0-0.
Signed this Zt✓fti day of A p r l I , 2003, by
Mark Boucher, Vice Chair
\drb\sit\m oveablepks\SP-03-09.fcd.doc
5