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Home My WebLink AboutSP-15-37 CU-15-03 - Decision - 0104 Bowdoin Street#SP-15-37 and #CU-15-03 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING SUPER -TEMP REALTY COMPANY, INC. —104 BOWDOIN STREET SITE PLAN APPLICATION #SP-15-37 and CONDITIONAL USE APPLICATION #CU-15-03 FINDINGS OF FACT AND DECISION The applicant, Super -Temp Realty Company, Inc., is seeking after -the -fact approval to amend a previously approved plan for a 27,500 sq. ft. light manufacturing facility. The amendment consists of installing vent stack requiring a height waiver of 4.1 additional ft., 104 Bowdoin Street. The Development Review Board held a public hearing on July 7, 2015. Dave Marshall represented the applicant. Based on the plans and materials contained in the document file for this application, the Board finds, concludes, and decides the following: FINDINGS OF FACT 1. Super -Temp Realty Company, Inc., is seeking after -the -fact approval to amend a previously approved plan for a 27,500 sq. ft. light manufacturing facility. The amendment consists of installing a vent stack requiring a height waiver of 4.1 additional ft., 104 Bowdoin Street. 2. The owner of record of the subject property is Super -Temp Realty Company, Inc. 3. The subject property is located in the Industrial & Open Space Zoning District. 4. The application was received on June 2, 2015. The plan submitted consists of one (1) page entitled, "New Manufacturing Facility Bowdoin Street South Burlington Vermont Site Location Plan", prepared by Civil Engineering Associates, dated November 2013, and last revised on 5/28/15. Zoning District & Dimensional Requirements Table 1. Dimensional Requirements 10 Zoning District Required Existing Proposed Min. Lot Size 3 Acres 3.29 acres No change Max. Building Coverage 30% 19.2% No change Max. Overall Coverage 50% 42 % No change d Front Yard Coverage (Bowdoin Street) 1 30% 11.1 % No change Min. Front Setback (Bowdoin Street) 50 ft. —225 ft. No change Min. Side Setback 35 ft. —37 ft. No change Min. Rear Setback 50 ft. —115 ft. No change SP-15-37 and CU 1503104 Bowdoin Street -Super -Temp Realty Company, Inc —vent stack_ ffd. doc I #SP-15-37 and #CU-15-03 l Hinesburg East View Protection Zone (max. height) 413.5 ft. elevation 400ft. elevation 403.8 ft. ** Building Height 35 ft. 42.5 ft. 46.3 ft. V Zoning Compliance ** Waiver of 7.5 ft. approved on 2/20/14. Current application requesting increase in waiver to 11.3 feet. See discussion under Conditional Use Section for Board action on the requested waiver. 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 existing parking is located to the rear or side of the building. No changes proposed. 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. The vent stack represents only a negligible change to the building. No significant 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 such service modifications 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. SP 15 37 and CU 1503104 Bowdoin Street Super -Temp Realty Company, Inc —vent stack ffd. doc #SP-15-37 and #CU-15-03 The vent stack represents only a negligible change to the building. No significant 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 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 Regulations: (a) The reservation of land maybe 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 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) 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 dumpster is enclosed. This criterion will continue to be met. (d) Landscaping and screening requirements No new landscaping required or proposed. 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. No new lighting proposed. This criterion will be met. Access/Circulation SP-15-37 and CU 15-03_104 Bowdoin Street Super -Temp Realty Company, Inc vent stack_ffd.doc I #SP-15-37 and #CU-15-03 No changes to access or circulation proposed. Traffic No changes are proposed that will result in any increase in traffic volumes. Parking No changes to parking proposed. CONDITIONAL USE CRITERIA Pursuant to Section 14.10(E) of the Land Development Regulations, The Development Review Board shall review the proposed conditional use for compliance with all applicable standards as contained in these regulations. The proposed conditional use shall not result in an undue adverse effect on any of the following: (1) The capacity of existing or planned community facilities. The vent stack will cause no undue adverse effect on the capacity of existing or planned community facilities. (2) The character of the area affected, as defined by the purpose or purposes of the zoning district within which the project is located, and specifically stated policies and standards of the municipal plan. The vent stack is quite small and in keeping with the architecture of the existing building, so therefore the improvements will not have any undue adverse effect on this criterion. (3) Traffic on roads and highways in the vicinity. No additional traffic is expected as a result of the project, therefore the vent stack will not have any undue adverse effect on this criterion. (4) Bylaws and ordinances then in effect. The requested height waiver of 11.3 feet for the rooftop apparatus is subject to Section 3.07 Height of Structures which reads in part as follows: D. Waiver of Height Requirements (1) Rooftop Apparatus. Rooftop apparatus, as defined under Heights in these Regulations, and steeples for places of worship that are taller than normal height limitations established in Table C-2 above may be approved by the Development Review Board as a conditional use subject to the provisions of Article 14, Conditional Uses. The Board grants the requested height waiver of 11.3 feet to accommodate a final height of 46.3 feet for the vent stack which is considered rooftop apparatus. The project is therefore in compliance with the Bylaws and Ordinances in effect. SP_15 37 and CU 15_03_104 Bowdoin Street —super -Temp Realty Company, Inc_vent stack ffd.doc #SP-15-37 and #CU-15-03 (5) Utilization of renewable energy resources. There is no utilization of renewable energy resources in the vicinity, so therefore the improvements will not have any undue adverse effect on this criterion. DECISION Motion by Bill Miller, seconded by Jennifer Smith, to approve site plan application #SP-15-37 and #CU- 15-03 of Super -Temp Realty Company, Inc., 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. 3. The Board grants the requested height waiver of 11.3 feet to accommodate a final height of 46.3 feet for the vent stack. 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 from the Board prior to use of the building and vent stack. 6. Any change to the site plan shall require approval by the South Burlington Development Review Board or the Board. Tim Barritt Yea Nay Abstain Not Present Mark Behr Yea Nay Abstain Not Present Brian Breslend Yea Nay Abstain Not Present Bill Miller Yea Nay Abstain Not Present David Parsons Yea Nay Abstain Not Present Jennifer Smith Yea Nay Abstain Not Present John Wilking Yea Nay Abstain Not Present Motion carried by a vote of 6— 0 — 0. Signed this 2 l day of _ ' 1 `-i % 2015 by zi Tim Barrit , air 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 SP_15_37 and CU 1503104 Bowdoin Street Super -Temp Realty Company, Inc —vent stack ffd. doc #SP-15-37 and #CU-15-03 http://vermontiudiciary.org/GTC/environmental/default.aspx for more information on filing requirements, deadlines, fees and mailing address. The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state permits for this project. Call 802.879.5676 to speak with the regional Permit Specialist. SP 15_37 and CU 15_03_104 Bowdoin Street —super -Temp Realty Company, Inc_vent stack ffd.doc