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HomeMy WebLinkAboutSD-07-39 SD-07-40 - Decision - 0104 Bowdoin Streeti( CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING #SD-07-39 #SD-07-40 SUPER -TEMP WIRE & CABLE -104 BOWDOIN STREET PRELIMINARY PLAT APPLICATION #SD-07-39 FINAL PLAT APPLICATION #SD-07-40 FINDINGS OF FACT AND DECISION Super -Temp Wire & Cable, hereafter referred to as the applicant, is seeking preliminary and final plat plan review for a planned unit development consisting of a 35,000 sq. ft. manufacturing facility to be constructed in two phases, phase 1 consisting of 30,000 sq. ft. and phase II consisting of 5,000 sq. ft., 104 Bowdoin Street. The Development Review Board held a public hearing on Tuesday, July 24, 2007. David Marshall represented the applicant. Based on testimony provided at the above mentioned public hearing and the plans and supporting 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 is seeking preliminary and final plat plan review for a planned unit development consisting of a 35,000 sq. ft. manufacturing facility to be constructed in two phases, phase 1 consisting of 30,000 sq. ft. and phase II consisting of 5,000 sq. ft., 104 Bowdoin Street. 2. is seeking preliminary and final plat plan review for a planned unit development consisting of a 35,000 sq. ft. manufacturing facility to be constructed in two phases, phase 1 consisting of 30,000 sq. ft. and phase II consisting of 5,000 sq. ft., 104 Bowdoin Street. 3. The subject property is located in the Industrial & Open Space (10) Zoning District. 4. The owner of record of the subject property is Summer Ice Joint Venture, LLC. 5. The plans submitted consists of a 24 page set of plans, page one (1) entitled, "Meadowland Industrial Park Hinesburg Road So. Burlington Vermont Subdivision Plat", prepared by Civil Engineering Associates, Inc., dated May 2001. - 1 - C #SD-07-39 #SD-07-40 Zoning District & Dimensional Requirements Table 1. Dimensional Requirements IQ Zoning District Required Proposed Min. Lot Size 3 acres 3.29 acres �I Max. Density n/a n/a Max. Building Coverage 30% 24.7% �l Max. Overall Coverage 50% 49.93% �1 Min. Front Setback 50 ft. 180 ft. �l Min. Side Setback 35 ft. 35 ft. �l Min. Rear Setback 50 ft. 50 ft. ** Max. Building Height 35 ft. 30 ft/ 40 ft** Front Yard Coverage 30% 11.1 % zoning compliance n/a no residential units proposed ** The proposed height of the flat roof building reaches 40 feet at its highest point. Therefore the applicant is requesting a waiver of 5 feet. The Board supports this waiver so long as it does not interfere with the goals of the Airport Approach Cone. The applicant has submitted a request to the FAA/Burlington International Airport to address this issue. 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 preliminarily approved for water allocation. However, the applicant shall still submit plans and requests to the South Burlington Water Department for review to ensure compliance with the initial approval. 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 gpd sewer allocation which is still in effect. To date there is 48,380 gpd available. -2- I #SD-07-39 #SD-07-40 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 applicant has submitted a grading and erosion control plans which will sufficiently prevent soil erosion and runoff from creating adverse 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' drive from Bowdoin Street. This exceeds the minimum requirement for an entry drive and is therefore in compliance. The Board does not foresee any issues with this proposal that will create unreasonable congestion of adjacent roads. The applicant is proposing a teardrop cul-de-sac on Bowdoin Street to extend to the north of the proposed access drive. The applicant has submitted a revised survey plat to show the revised property lines for the temporary cul-de-sac and should submit new legal documents for the street acceptance. According to the ITE Trip Generation Manual, 7th Edition, the 35,000 square feet of manufacturing is estimated to generate 25.90 P.M. peak hour tip ends. 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 project's design respects and will provide suitable protection to wetlands, streams, wildlife habitat as identified in the Open Space Strategy, and any unique natural features on the site. The subject property does not appear to contain any wetlands. 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. According to Section 6.04(A) of the Land Development Regulations, the Industrial -Open Space lO 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 lO 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. -3- 1 1 #SD-07-39 #SD-07-40 The proposed project is in compliance with the stated purpose of the 10 District, as outlined in the Land Development Regulations. 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 are significant portions of open space running along the southern portions of the property, so the Board feels this 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 South Burlington Fire Chief has reviewed the plans and provided in a memo dated May 31, 2006. 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. The subject property contains a 20' wide recreation path easement which straddles the northern property boundary. The Recreation Path Committee reviewed this easement at a meeting on May 1, 2006. They have not requested any additional stipulations. 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 entire Meadowland Business Park show details on street utilities, lighting, and stormwater management. These have been approved by the City Engineer, so they are acceptable for the proposed project. A lighting point by point plan for the proposed project has been submitted for this proposal, and meets the requirements in Appendices A.9 and A.10 of the Land Development Regulations. In addition, the applicant has submitted exterior lighting details (cut -sheets) for the proposed lighting on the subject parcel. The proposed lighting fixtures are in compliance with Appendix D of the Land Development Regulations. The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). The proposed development of this property is in conformance with the South Burlington Comprehensive Plan. -4- #SD-07-39 #SD-07-40 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: 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 is met through the proposed development. Again, the applicant should meet with the Recreation Path Committee. According to Table 13-1 in Section 13.01(B) of the Land Development Regulations, the 35,000 square feet of manufacturing will require 18 spaces plus one space for each employee. The applicant has stated that there will be as many as 18 employees on the largest shift, for a total of 36 required parking spaces. The plans depict 27 parking spaces. As depicted, this would require a parking waiver of 25 percent, the amount allowed in accordance with the South Burlington Land Development Regulations. The Board supports this waiver as there will still be nine (9) spaces on the largest shift not being used by employees. According to Table 13-7 of the Land Development Regulations, a property with 26-50 parking spaces requires two (2) handicapped -accessible parking spaces. The plans depict two handicapped -accessible spaces. The dimensions of the proposed parking areas meet the requirements in Table 13-8 of the Land Development Regulations. 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 grading and drainage plan. Parking shall be located to the rear or sides of buildings to the greatest extent practicable. The majority of the proposed parking is located to the side of the building. Eight spaces are located in the front of the building. However, as the building fronts on a dead-end street, the Board finds the location of parking on this property to be acceptable. 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 applicant has submitted a preliminary sketch of the building. However, because the applicant is requesting a height waiver, the applicant has submitted an elevation showing height from pre -construction grade to the various heights of the roof. -5- t #SD-07-39 #SD-07-40 The proposed project is located in a business park in an area where industrial uses exists, so the Board feels the scale of the proposed building is compatible with existing buildings in the area. 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 elevations of the proposed building. 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. The applicant has submitted elevations of the proposed building. 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 of collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. Because the project is in a large lot, industrial area, access to adjacent properties 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. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 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 is shown on the grading and drainage plan #SD-07-39 #SD-07-40 Landscaping and Screening Requirements Based on the cost projections the applicant has submitted for this property, the minimum landscaping budget shall be $27,500. The budget presented by the applicant exceeds this amount. The applicant has also submitted landscaping plans for the property which have been reviewed by the South Burlington City Arborist. His comments are in a letter dated May 19, 2006. Pursuant to Section 13.06(B) of the Land Development Regulations, snow storage area must be specified and located in an area that will minimize the potential for run-off. Snow storage areas are shown on the grading and drainage plan. 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 South Burlington Land Development Regulations. Specifically, no part of any structure within the zone shall 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 submitted building elevations as part of the preliminary plat application that clearly shows that the building will not exceed 400.1 feet above sea level. Therefore the proposed building is in compliance with the South Burlington Land Development Regulations. Other The South Burlington Director of Public works reviewed the previously submitted plans and provided comments in a memorandum dated June 2, 2006. DECISION Motion by 64 UIR& seconded by b"C' to approve Preliminary Plat Appli ation #SD-07-39 and Final Plat Application # D-07-40 of Super -Temp Wire & Cable subject to the following conditions: 1) All previous approvals and stipulations shall remain in full effect, except as amended herein. 7- I #SD-07-39 #SD-07-40 2) This project shall be completed as shown on the plat submitted by the applicant and on file in the South Burlington Department of Planning and Zoning. 3) The plans shall be revised to show the changes below and shall require approval of the Administrative Officer. Three (3) copies of the approved revised plans shall be submitted to the Administrative Officer prior to recording. a) The plans shall be revised to reflect the changes suggested by the City Arborist as outlined in a letter dated May 19, 2006.. 4) The applicant shall adhere to the comments of the South Burlington Water Department as included in a letter from Jay Nadeau dated July 6, 2007. 5) The applicant shall adhere to the stipulations of the Fire Chief as per his memo dated May 31, 2006. 6) The applicant shall adhere to the comments of the South Burlington Director of Public Works as per his memo of June 2, 2006. 7) The applicant shall obtain sewer allocation prior to issuance of a zoning permit 8) 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. 9) The applicant shall submit legal documents for approval by the City Attorney for the temporary cul-de-sac on Bowdoin Street. These documents shall be recorded prior to permit issuance. 10) Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 11) The applicant shall post a $27,500 landscaping bond prior to permit issuance. The landscaping 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. 12) For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Development Review Board estimates that this project will generate a total of 25.90 vehicle trip ends during the p.m. peak hour. 13) Prior to issuance of the zoning permit, the applicant shall submit an updated signal warrant analysis for the Route 116/Meadowland Dr. intersection. If a signal is warranted, the applicant shall install the signal prior to the issuance of the Certificate of Occupancy. 14) Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 15) The Board grants a parking waiver of twenty-five (25) percent for a total of 27 spaces. . +� 1 #SD-07-39 #SD-07-40 16) Any changes to the final plat plan shall require approval of the South Burlington Development Review Board. 17) The mylar shall be recorded prior to permit issuance. 18) 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. Mark Behr — yea/nay/abstain' ea/nay/abstain of resen Matthew BirminSeInay/abstain/not m — yea/nay/abstain of presen John Dinklage /nay/abstain/not Dr Roger Farley — present Eric Knudsen — yea/nay/abstain of presen Peter Plumeau — e nay/abstain/no present Gayle Quimby — e ay/abstain/not present Motion carried by a vote of L - D - D i Signed this day of 2007, by John Dinklbge, Chair Please note: You have the right to appeal this decision to the Vermont Environmental Court, pursuant to 24 VSA 4471 and VRCP 76 in writing, within 30 days of the date this decision is issued. The fee is $225.00. If you fail to appeal this decision, your right to challenge this decision at some future time may be lost because you waited too long. You will be bound by the decision, pursuant to 24 VSA 4472 (d) (exclusivity of remedy; finality).