HomeMy WebLinkAboutSD-13-39 - Decision - 0104 Bowdoin Street#SD-13-39
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
SUPER -TEMP WIRE & CABLE —104 BOWDOIN STREET
PRELIMINARY & FINAL PLAT APPLICATION #SD-13-39
FINDINGS OF FACT AND DECISION
Preliminary & final plat application #SD-13-39 of Super -Temp Realty Company, Inc. for a planned unit
development to construct a 27,500 sq. ft. light manufacturing facility, 104 Bowdoin Street.
The Development Review Board held a public hearing on, January 7, 2014 and February 4, 2014. The
applicant was represented by Dave Marshall.
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
I. The applicant, Super -Temp Wire & Cable, is seeking Preliminary & Final Plat approval for a planned
unit development to construct a 27,500 sq. ft. manufacturing facility, 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 November 15, 2013.
5. The plan submitted consists of a 20 page set of plans, page one (1) entitled, "Super -Temp Realty, LLC
New Manufacturing Facility Bowdoin Street South Burlington Vermont", prepared by Civil
Engineering Associates, dated November, 2013.
Zoning District & Dimensional Requirements
Table 1. Dimensional Requirements
10 Zoning District
Required
Proposed
Min. Lot Size
3 Acres
3.29 acres
Max. Building Coverage
30%
19.2%
Max. Overall Coverage
50%
42 %
V Front Yard Coverage (Bowdoin Street)
30%
11.1 %
Min. Front Setback (Bowdoin Street)
50 ft.
"225 ft.
Min. Side Setback
35 ft.
—37 ft.
Min. Rear Setback
50 ft.
—115 ft.
Hinesburg East View Protection Zone
413.5 ft. elevation
400 ft. elevation
Building Height
35 ft.
42.5 ft.
V Zoning Compliance
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SUBDIVISION CRITERIA
Pursuant to Section 15.18 of the South Burlington Land Development Regulations, subdivisions shall
comply with the following standards and conditions:
Sufficient water supply and wastewater disposal capacity is available to meet the needs of the project.
According to Section 15.13 of the South Burlington Land Development Regulations, the existing public water
system shall be extended so as to provide the necessary quantity of water, at acceptable pressure.
The entire Meadowland Business Park has been preliminary approved for water allocation.
According to Section 15.13 of the South Burlington Land Development Regulations, the subdivider or
developer shall connect to the public sewer system or provide a community wastewater system approved
by the City and the State in any subdivision where off -lot wastewater is proposed.
The original subdivision received a 51,272 gallon per day preliminary sewer allocation which is still in effect.
Sufficient grading and erosion controls will be utilized during and after construction to prevent soil
erosion and runoff from creating unhealthy or dangerous conditions on the subject property and adjacent
properties.
The project incorporates access, circulation, and traffic management strategies sufficient to prevent
unreasonable congestion of adjacent roads.
Access to this property is proposed via a 25' wide drive from Bowdoin Street. This exceeds the minimum
requirement for an entry drive and therefore conforms.
Condition #3c of the September 10, 1996 subdivision approval for the business park required that "prior to
site plan approval for each lot, the signal warrant analysis shall be updated. When the signal is shown to be
warranted at Rte 116/Swift Street Extension, applicant shall install signal at specifications approved by the
City." (Swift Street Extension is now known as Meadowland Drive).
The applicant has submitted a traffic study dated July 9, 2013 prepared by Lamoureux & Dickinson assuming
a 35,000 SF manufacturing facility. The report concludes that the project would generate 26 PM Peak Hour
Trip Ends. The analysis also states that an acceptable level of services at the intersection of Hinesburg Road-
Meadowland Drive- Rye Street D would be maintained and that the peak hour volume warrant for
signalizing the intersection would not be met.
According to the ITE Trip Generation Manual, 91h Edition, the current proposed 27,500 square foot
manufacturing facility, which is smaller than the 35,000 sq ft facility analyzed in the traffic study, is
estimated to generate 20.08 P.M. peak hour trip ends.
The Board does not foresee any issues that will create unreasonable congestion of adjacent roads.
The project is designed to be visually compatible with the planned development patterns in the area, as
specified in the Comprehensive Plan and the purpose of the zoning district(s) in which it is located.
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According to Section 6.04(A) of the Land Development Regulations, the Industrial -Open Space 10 District
is established to provide suitable locations for high -quality, large -lot office, light industrial and research
uses in areas of the City with access to major arterial routes and Burlington International Airport. The 10
District regulations and standards are intended to allow high -quality planned developments that
preserve the generally open character of the district, minimize impacts on natural resources and water
quality, and enhance the visual quality of approaches to the City while providing suitable locations for
employment and business growth. The location and architectural design of buildings in a manner that
preserves these qualities is strongly encouraged.
The proposed project is in compliance with the stated purpose of the 10 District.
Open space areas on the site have been located in such a way as to maximize opportunities for creating
contiguous open spaces between adjoining parcels and/or stream buffer areas.
There is significant open space in the southern portion of the property, so requirement is met.
The layout of a subdivision or PUD has been reviewed by the Fire Chief or (designee) to ensure that
adequate fire protection can be provided.
The Fire Chief reviewed the plans and provided the following comments in a letter dated September 9,
2013:
We have reviewed the plans for this proposed project. We have the following concerns and/or
recommendations.
1. Commercial structures will need fire protection plan review from the South Burlington Fire
Marshal's office to review for compliance with the Vermont Fire and Building Safety Codes.
2. Sprinklers, fire alarms, and standpipes per the VFBSC.
3. Trees, fences and floral outcroppings should be placed so as not to interfere with the
deployment of the aerial ladder, hoselines, portable ladders and other firefighting equipment.
4. Provide 24 hour per day off -site (central station) monitoring of all fire alarm and protection
systems.
5. Provide emergency key boxe(s), location to be specified by SBFD.
6. Based on the proposed size of the building and the set back distance from the road, one new
fire hydrant will need to be added.
The approved plans do include an additional fire hydrant as requested by the Fire Chief.
Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines and lighting have been
designed in a manner that is compatible with the extension of such services and infrastructure to adjacent
landowners.
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The Director of Public Works has no concerns with this application as proposed. The subject property
contains a 20' wide recreation path easement which straddles the northern property boundary.
Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner that is consistent with
City utility and roadway plans and maintenance standards.
The subdivision plans for the Meadowland Business Park show details on street utilities, lighting, and
stormwater management. These have been approved by the City Engineer.
This criterion is being met.
The project is consistent with the goals and objectives of the Comprehensive Plan for the affected
district(s).
The Board finds that the proposed project is in conformance with the South Burlington Comprehensive
Plan.
Open space and development areas shall be located so as to maximize the aesthetic values of the
property in keeping with the Comprehensive Plan goal of preserving and enhancing the open character,
natural areas, and scenic views of the Quadrant, while allowing carefully planned development.
As noted above, the property contains significant open space in the southern part of the property. The
property is also part of a previously -approved subdivision. The building height is below the maximums set
forth in the Scenic View Overlay District.
Open space and any buffering shall be located in a manner that minimizes impacts on adjacent residential
uses, if any.
This property does not abut residential areas.
SITE PLAN REVIEW STANDARDS
Pursuant to Section 14.03(A)(6) of the Land Development Regulations, any PUD shall require site plan
approval. Section 14.06 establishes the following general review standards for all site plan applications:
Relationship of Proposed Development to the City of South Burlington Comprehensive Plan.
As noted above, the project is consistent with the Comprehensive Plan goals for this area.
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.
In a September 12th email from the applicant's representative to the Board, the applicant stated:
"Based on the historical practices at its existing manufacturing facility in Winooski, the applicant
indicated that with its proposed 20% increase in GSF that this application proposes, that this site
would require 23 spaces to meet its needs during a shift change. The operational plan is to enable
up to 16 employees for each shift."
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According to Table 13-1 in Section 13.01(B) of the Land Development Regulations, the 27,500 square feet of
manufacturing and 16 employees per shift would require a total of 30 spaces.
The plans depict a total of 23 parking spaces, two (2) of which are handicapped -accessible parking spaces.
The applicant is requesting a waiver of seven (7) spaces or 24%. Plan sheet C3.0 shows that if needed, up to
33 parking spaces can actually be constructed on the property.
The Board does not foresee the parking waiver being problematic. As noted, and if and when needed,
additional parking can be created on site.
Section 13.01(G) (5) requires that bicycle parking or storage facilities are provided for employees, residents,
and visitors to the site. A bicycle rack is depicted on the plan.
See below for a discussion of structures and heights.
Parking shall be located to the rear or sides of buildings.
The parking areas are located to the side and rear of the building.
This criterion is being met.
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.
Section 3.07 (D) of the Land Development Regulations, Height of Structures, reads as follows:
D. Waiver of Height Requirements
(2) R12, IA, PR, MU, C1-R12, C1-R15 Cl-Auto, Cl-Air, C1-LR, AR, SW, 10, C2, Mixed IC, AIR, and AIR-
IND Districts.
(a) The Development Review Board may approve a structure with a height in excess of the
limitations set forth in Table C-2. For each foot of additional height, all front and rear setbacks
shall be increased by one (1) foot and all side yard setbacks shall be increased by one half (112)
foot.
(b) For structures proposed to exceed the maximum height for structures specified in Table C-2
as part of a planned unit development or master plan, the Development Review Board may
waive the requirements of this section as long as the general objectives of the applicable zoning
district are met. A request for approval of a taller structure shall include the submittal of a
plan(s) showing the elevations and architectural design of the structure, pre -construction grade,
post -construction grade, and height of the structure. Such plan shall demonstrate that the
proposed building will not detract from scenic views from adjacent public roadways and other
public rights -of -way.
The applicant has submitted revised photo -illustration depicting the proposed building on the landscape, as
it would be seen from Hinesburg Road. The applicant has requested a waiver of 7.5 feet (beyond the 35 ft.
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limit to accommodate the 42.5 height of a single 20' x 125' bay section necessary for special equipment. The
height waiver request authority is under (b) above. Note that the application also includes an elevation
drawing to depict compliance with height standards. This elevation includes a different window
configuration than the illustrations. The applicant confirmed in an email dated 1-31-2014 that this elevation
was for intended to only show height compliance, and that the plans would be revised to note this.
The proposed project is located in a business park in an area where industrial uses already exist, so the scale
of the proposed building is compatible with existing buildings in the area, and the waiver request
reasonable. As noted above, the applicant has made changes to the architectural design to address
concerns raised by the Board at the first hearing.
Newly installed utility services and service modifications necessitated by exterior alterations or building
expansions shall, to the extent feasible, be underground.
Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and
service modifications shall be underground.
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.
The applicant has submitted one revised schematic elevation of the proposed building. A photo illustration
was also submitted and helps top clarify the visible appearance of the building. The Board should confirm
that the window elements depicted on the elevation but not the photo illustration are proposed.
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.
Renderings of the proposed buildings have been submitted.
These two criteria are being met.
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:
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 emergency or other purposes, or to improve general access and circulation in
the area.
The Board finds that the reservation of land is not necessary.
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.
As noted above, pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines,
services, and service modifications shall be underground.
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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).
A screened dumpster enclosure is shown on the plans. The Board finds that this requirement is met.
Landscaping and Screening Requirements
Pursuant to Section 13.06(B) (4) of the Land Development Regulations, snow storage areas must be shown
on the plans.
The minimum landscaping requirement, based on building costs, is $27,372 which is being met.
The plans depict snow storage areas. The Board finds that these requirements are met.
Other
View Protection Zone
The subject property is located within the Hinesburg Road -North Scenic View Protection Overlay District
and thus subject to Section 10.03(H) of the LDRs. Specifically, no part of any structure within the zone
may exceed an elevation of 393.5 feet above mean sea level, plus 5.8 feet for each 1000 feet that said
part of said structure is horizontally distant from the Hinesburg Road -North View Protection Zone Base
Line shown on the Scenic View Protections Overlay District Map.
Based on the location of this building and its distance from the Base Line, the maximum allowable
elevation based on the information above is 413.5 feet above sea level.
The applicant has indicated the following in a September 11, 2013 email to Staff:
"FF [First Floor] = 357.5 + 42.5' = 400.0 above MSL (NGVD)' for the high bay section. The high
bay component is virtually identical to that included in the prior applications submitted to the
City."
The proposed building complies with this provision of the SBLDR.
Department of Public Works Comments, stormwater: provided to staff on September 11, 2013:
1 reviewed the plans for the New Manufacturing Facility located at 104 Bowdoin Street and developed by
Civil Engineering Associates, dated April 2006 and last updated on 6129107. The plans are labeled sketch
plan. 1 would like to offer the following review comments:
1. If the project will disturb greater than 1 acre of land it will require a construction stormwater
permit (3-9020 or individual permit) from the State of Vermont DEC Stormwater Division.
2. If the project will create greater than 1 acre of impervious area it will require a stormwater
permit (3-9015 or individual permit) from the State of Vermont DEC Stormwater Division. Also,
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this lot may be covered under an existing State issued stormwater permit (1-1269). If so, this
permit will contain requirements related to management of stormwater runoff.
3. There is a snow storage area indicated to the west of the proposed building. How will snow be
plowed to this location without driving on the grass? NOTE: the snow storage area is now at the
end of the parking lot at the rear of the building, which addresses this prior concern.
4. In a future submission the application should provide more information on the pond outlet
structure.
5. Where does water flow once it exits the pond outlet structure and DMH#1 ? Will it flow to CB#36,
located on Bowdoin Street? Assuming it does, will the drainage infrastructure under Bowdoin
Street and downstream to Potash Brook be able to convey runoff from the site during the 25-
year, 24-hour storm event without surcharging?
6. The DRB should include a condition requiring the applicant to regularly maintain all stormwater
treatment and conveyance structures on -site.
7. The final decision should require that final hydrologic modeling be submitted to the Department
of Public Works so that this information can be included in the City's watershed model for Potash
Brook.
The Public Works Department has indicated that they have no concerns with this application as
proposed.
DECISION
Motion by , seconded by , to approve preliminary and final plat
application #SD-13-39 of Super -Temp Wire & Cable subject to the following stipulations:
1. All previous approvals and stipulations which are not superseded by this approval shall remain in
effect.
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 final plat plans shall be revised to show the change below and shall require approval of the
Administrative Officer. Three (3) copies of the approved revised plan shall be submitted to the
Administrative Officer prior to recording the final plat plan:
a. The plan shall be revised to indicate that the window elements depicted on the elevation but
not on the photo illustration are the ones proposed.
b. The plans shall be revised to remove the free-standing sign.
4. Prior to permit issuance, the applicant shall post a $27,372 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 recommendations of the Fire Chief in his letter of 9/9/13 must be met to his satisfaction prior to
issuance of a Certificate of Occupancy.
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6. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services,
and service modifications shall be underground.
7. Prior to permit issuance, the applicant shall submit the final hydrologic modeling to the Department
of Public Works so this information can be included in the City's watershed model for Potash Brook.
8. Prior to permit issuance, the final set of approved plans shall be submitted to the Administrative
Officer in digital PDF format.
9. For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance,
the Development Review Board estimates that the new building will generate 20.08 additional
vehicle trip ends during the P.M. peak hour.
10. All new exterior lighting shall consist of downcasting, shielded fixtures. Any change to approved
lights shall require approval of the Administrative Officer prior to installation.
11. The Board grants the applicant's request for a waiver of seven (7) parking spaces, or 24% for a total of
23 spaces approved.
12. The Board approves a 7.5 ft. height waiver for a total approved building height of 42.5 ft.
13. The applicant shall obtain final wastewater allocation prior to issuance of a zoning permit.
14. The proposed project shall adhere to standards for erosion control as set forth in Section 16.03 of the
South Burlington Land Development Regulations. In addition, the grading plan shall meet the standards
set forth in Section 16.04 of the South Burlington Land Development Regulations.
15. 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.
16. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to use of
the facility.
17. The stormwater runoff from the Super -Temp Wire & Cable facility shall be directed to the existing
"clean water" ditch (which runs south to north between the proposed stormwater treatment area
and the proposed buildings) as a means of eliminating impacts on the existing 18" stormwater
conveyance piping on Bowdoin Street.
18. The applicant shall regularly maintain all stormwater treatment and conveyance structures on -site.
19. The final plat plan (sheet C2.0) shall be recorded in the land records within 180 days or this approval
is null and void. The plan shall be signed by the Board Chair or Clerk prior to recording.
20. Any change to the final plat plans shall be approved by the Development Review Board.
Tim Barritt— >L nay abstain not present
E
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Mark Behr—
vea
nay
abstain
not present
Art Klugo —
vea
nay
abstain
not present
Bill Miller—
yea
nay
abstain
not present
David Parsons
vea
nay
abstain
not present
Jennifer Smith —
,yea
nay
abstain
not present
Motion carried by a vote of 6 — 0 — 0
Signed this t ` day of ' �' j �' 2014, by
Tim Barritt, 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
http://vermontiudiciarV.org/GTC/environmental/default.aspx for more information on filing
requirements, deadlines, fees and mailing address.
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