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Home My WebLink AboutSP-14-35 - Decision - 0065 Bowdoin Street#SP-14-35 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING GPT PROPERTIES TRUST — 65 BOWDOIN STREET SITE PLAN APPLICATION #SP-14-35 FINDINGS OF FACT AND DECISION GPT Properties Trust, hereinafter referred to as the applicant, is seeking to amend a previously approved plan for a 27,700 sq. ft. general office building. The amendment consists of: 1) after -the -fact approval to install and place in operation an emergency generator, and 2) approval for the installation and minor landscaping around the emergency generator, 65 Bowdoin Street. Based on the plans and materials contained in the document file for this application, the Administrative Officer finds, concludes, and decides the following: FINDINGS OF FACT 1. The applicant is seeking to amend a previously approved plan for a 27,700 sq. ft. general office building. The amendment consists of: 1) after -the -fact approval to install and place in operation an emergency generator, and 2) approval for the installation and minor landscaping around the emergency generator, 65 Bowdoin Street. 2. The owner of record of the subject property is GPT Properties Trust. 3. The subject property is located in the Industrial & Open Space Zoning District. 4. The application was received on June 16, 2014. 5. The plan submitted, consisting of a two page set of plans, page one entitled "Landscaping & Planting Plan" prepared by Ginkgo Design, dated April 16, 2014 and last revised on April 25, 2014. DIMENSIONAL REQUIREMENTS 6. Dimensional requirements are not changing as a result of this application. 7. Setback requirements are being met. SITE PLAN REVIEW STANDARDS Vehicular access - 1 - C #SP-14-35 8. Access is provided via two (2) curb cuts from Bowdoin Street. No changes are proposed. Circulation 9. Circulation on the site is adequate and remains unchanged. Parking 10. No parking modifications required or proposed. 11. Pursuant to Section 13.01(G) (5) of the Land Development Regulations, bicycle parking shall be provided on the subject property. A bicycle rack is shown on the plan. Landscaping 12. There are minor landscaping changes associated with the installation of a new generator. Applicant is seeking after -the -fact approval for the minor changes in landscaping to provide screening around the emergency generator. The applicant has proposed installing a variety of trees and shrubs. The value of the proposed plantings is $5,435. 13. Pursuant to Section 13.06(B) (7) of the Land Development Regulations, snow storage areas must be shown on the plan. The plan indicates snow storage areas. 14. Pursuant to Section 13.18(B) (4) of the Land Development Regulations, there shall be sufficient landscaping with evergreens of sufficient height and density to screen effectively the facility from surrounding property. This criterion will be met. Outdoor Lighting 15. No changes are proposed. Pursuant to Sections 14.06 and 14.07 of the Land Development Regulations, the following review standards shall apply to site plan applications: Traffic 16. There are no changes to traffic as a result of the changes proposed herein. (a) The relationship of the proposed development to goals and objects set forth in the City of South Burlington Comprehensive Plan, 17. The Comprehensive Plan states that the City should encourage development while protecting natural resources and promoting a healthy and safe -2- #SP-14-35 environment. The proposed changes to the project are in keeping with the recommended actions of 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 18. This criterion will continue to be met. (c) Parking shall be located to the rear or sides of buildings 19. All parking is existing and no changes are proposed. 20. As noted above, a bicycle rack location is noted on the plan. (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 21. The building is existing and no changes are proposed. (e) Newly installed utility service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground, 22. This criterion will be met. (t) 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, 23. This criterion will 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 24. The building is existing and no changes are proposed. 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 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 or collector street, to provide additional access for -3- #SP-14-35 emergency or other purposes, or to improve general access and circulation in the area, 25. The reservation of land is not necessary. (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, 26. This criterion will be met. (c) Alf 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 encfosure(s), 27. Pursuant to Section 13.06(C) (1) of the Land Development Regulations, screened dumpster locations must be shown on the plans. Screened dumpster locations are noted on the plans. Utility Cabinets 28. Installment of a new emergency generator has been installed, and applicant is seeking after -the -fact approval for the installation. 29. Pursuant to Section 13.18(B) (5) of the Land Development Regulations, there shall be adequate off-street parking for maintenance, service, or other vehicles. This criterion is being met. 30. Pursuant to Section 13.18(B) (6) of the Land Development Regulations, the location of the facility shall be shown on all relevant site plans. This criterion is being met. DECISION Based on the above Findings of Fact, the Administrative Officer herby approves Site Plan Application #SP-14-35 of GPT Properties Trust 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 plan and shall be on file in the South Burlington Department of Planning and Zoning. -4- #SP-14-35 3. Prior to permit issuance, the applicant shall post a $5,435 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. 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. Any change to the site plan shall require approval by the South Burlington Development Review Board or the Administrative Officer. 4�( Signed on this day of a J. Belair, Administrative Officer 2014 by 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 $113 filing fee and be filed within 15 days of the date of this decision. -5-