HomeMy WebLinkAboutSP-03-10 - Decision - 0007 Commerce AvenueCITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING & ZONING
SPILLANE — 7 COMMERCE AVENUE
SITE PLAN #SP-03-10
FINDINGS OF FACT, CONCLUSIONS & DECISION
Chip and Kevin Spillane, hereafter referred to as the applicants, are requesting site plan
approval for a vehicle tow, repair, and storage business at 7 Commerce Avenue. The
Development Review Board (DRB) held a public hearing on May 6, 2003, which was
continued to May 20 and June 3, 2003. Engineer Andy Rowe represented the
applicants.
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 DRB finds,
concludes and decides as follows:
FINDINGS OF FACT
The applicants are requesting site plan approval for a vehicle tow, repair, and
storage business at 7 Commerce Avenue.
2. The site was previously approved for outdoor vehicle storage for Thrifty Car
Rental (#SP-01-69, #CU-01-42). There are no existing structures on the site.
However, the previously approved plans depicted a future 8,750 sq. ft. building
and 15-space rear parking lot. The current proposal is for the construction of this
building and parking lot and associated landscaping.
3. The subject property contains approximately 4 acres and falls within the Mixed
Industrial and Commercial (IC) District. Portions of the subject property fall within
the Floodplain Overlay (FO) District.
4. The plans consist of 2 sheets entitled "Ethan Allen Farms Industrial Subdivision,
7 Commerce Avenue, South Burlington, VT, Lot 35, Site Plan" prepared by
Lamoureux & Dickinson Consulting Engineers, Inc., dated July 9, 1999, last
revised on May 23, 2003.
CONCLUSIONS
This application must be reviewed under and comply with the South Burlington
Land Development Regulations.
2. As indicated above, portions of the subject property fall within the FO District.
However, the proposed site development does not lie within the FO District, which
corresponds to the 100 year flood zone.
DIMENSONAL REQUIREMENTS
3. The site plan proposal complies with the coverage and setback requirements of the
IC District
FINDINGS OF FACT, CONCLUSIONS & DECISION
SPILLANE - #SP-03-10
SITE PLAN REVIEW STANDARDS
Pedestrian and vehicular access.
4. Access is provided via a 24 ft. wide paved access drive and curb cut on
Commerce Avenue. The area contains primarily industrial development and
sidewalks are not necessary. The DRB concludes that access plans are
adequate.
Circulation.
5. Circulation is proposed to be two-way throughout the site. Internal drive width
complies with the 20 ft. minimum width requirement set forth in Section 13.01(K)
of the Land Development Regulations.
Parking.
6. A 15 space parking lot is proposed. Pursuant to the Land Development
Regulations, auto and motorcycle sales, service and repair uses require 2
parking spaces per 1,000 sq. ft. of gross floor area. Warehousing, processing,
storage, and distribution uses require 0.5 spaces per 1,000 sq. ft. of gross floor
area. The proposed use is intermediate between these two categories, which
would require between 18 and 5 parking spaces. Therefore, the DRB concludes
that 15 parking spaces are sufficient. The site plan shows 1 reserved
handicapped parking space as required by Section 13.01(1) of the Land
Development Regulations.
7. Section 13.01(G)(1) of the Land Development Regulations requires 90 degree
parking spaces to have a minimum 9 ft. curb length and 18 ft. depth. The
proposed spaces comply with this requirement.
8. Pursuant to Section 13.01(G)(5) of the Land Development Regulations, bicycle
parking shall be provided for employees on the subject property. Bicycle parking
is provided. Adequate loading space is also provided.
9. Pursuant to Section 13.06(B)(2)(a) of the Land Development Regulations, raised
planting islands wining trees, shrubs, grasses, and/or ground covers, shall be
designed to define major circulation aisles, entrances, and exits. Section
13.06(B)(2)(b) requires the landscape islands to be curbed unless curbless islands
are proposed to provide for stormwater runoff into vegetated areas for treatment.
The parking lot does not contain planting islands and is not curbed. The DRB
concludes that this is acceptable for the site and the proposed development.
10. Section 13.06(B)(1) requires that at least 10% of the interior of the parking area to
be landscaped with trees, shrubs or other plants. Furthermore, at least one
deciduous shade tree of 2.5" caliper at 6" above ground shall be planted for every
3,000 sq. ft. of paved area, or every 10 parking spaces, whichever is greater. The
plans show trees adjacent to the parking area including at least one deciduoug
shade tree of 2.5" caliper at 6° above ground for every 3,000 sq. ft. of paved area,
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FINDINGS OF FACT, CONCLUSIONS & DECISION
SPILLANE - #SP-03-10
or every 10 parking spaces, whichever is greater as required by Section 13.06(B)(1)
of the Land Development Regulations.
Landscaping.
11. The applicant has provided a landscaping plan and budget prepared by a
landscape architect at Lamoureux & Dickinson Consulting Engineers, Inc. The
proposed landscape budget meets the minimum landscaping costs based on the
estimated $100,000 building construction costs and pursuant to Section
13.06(G)(3). Pursuant to Section 13.06(B)(3), the property owner must maintain
all approved landscaping in a vigorous growing condition throughout the duration
of the use.
Outdoor lighting.
12. Pursuant to Section 13.07(A) of the all exterior lighting must be shielded and
downcasting to prevent light from spilling onto adjacent properties and rights -of -
way. Exterior lighting consists of eleven 100W high pressure sodium fixtures
mounted on 12 ft. poles and two wall mounted fixtures. Cut sheet details are
provided, which indicate that the fixtures can be adjusted to throw light forward.
The DRB notes that the fixtures must be downcasting. In addition, the applicant
submitted a point -by -point photometric analysis that demonstrates compliance
with the exterior lighting standards set forth in the regulations.
13. Pursuant to Section 13.06(B)(4), snow storage areas must be shown on the plans.
The plans show snow storage areas southerly of the gravel parking lot and in the
northwest and southwest comers of the vehicle storage area.
Pursuant to Sections 14.06 and 14.07 of the proposed Land Development Regulations,
the following review standards shall apply to site plan applications:
(a) The relationship of the proposed development to goals and objects set forth
in the City of South Burlington Comprehensive Plan.
14. The Comprehensive Plan states that the city should encourage development while
protecting natural resources and promoting a healthy and safe environment. The
DRB concludes that the development proposal is 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.
15. One 8,750 structure is proposed. Parking will be located at the rear of the structure.
Landscaping is proposed at the front and the sides of the structure. In addition, a
fence is proposed to screen a large vehicle storage area. The DRB concludes that
the site offers desirable transitions between site features.
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FINDINGS OF FACT, CONCLUSIONS & DECISION
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(c) Parking shall be located to the rear or sides of buildings to the greatest extent
practicable.
16. The parking area is located at the rear of the building. Section 13.01(G)(1) of the
Land Development Regulations establishes design requirements for parking
spaces. Stalls have 9 ft. curb lengths and 18 ft. depths. These spaces meet the
requirements of Section 13.01(G)(1).
17. Section 13.01(G)(5) requires that bicycle parking or storage facilities are provided
for employees, residents, and visitors to the site. A bicycle parking facility is shown
at the southerly end of the building.
(cp Without restricting the permissible limits of the applicable zoning distric4 the
height and scale of each building shall be compatible with its site and
existing or adjoining buildings.
18. The DRB concludes that the proposed height and scale of the building is consistent
with the development of adjoining properties.
(e) Newly installed utility services and service modifications necessitated by
exterior alterations or buildPng expansions shall, to the extent feasible, be
underground.
19. As shown on the plans, new utility lines will be underground.
(� The combination of common materials and architectural characteristics,
landscaping, buffers, screens and visual interruptions to create attractive
transitions between buildngs of dFfierent architectural styles shall be
encouraged.
20. Adequate landscaping and screening are proposed. In addition, the proposed
building is in keeping with the industrial character of the neighborhood.
(q) 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.
21. The structure is proposed to front and be parallel to the street. The DRB concludes
that the structure relates appropriately to the site.
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 proposed 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 stree4 to provide additional access for
emergency or other purposes, or to improve general access and circulation
in the area.
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FINDINGS OF FACT, CONCLUSIONS & DECISION
SPILLANE - #SP-03-10
22. 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.
23. Underground utility lines are proposed.
(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).
24. The plans indicate that there is a dumpster within the fenced vehicle storage area.
The 8 ft. chain link fencing with privacy slats provides adequate screening and
security.
DECISION F
Motion by D '� , seconded by oG Q 1 A
to approve site plan application #8P-03-10, subject to the following conditions:
1. All previous approvals shall remain in full force and effect except as amended
herein.
2. This project shall be completed as shown on the plans submitted by the
applicant, as amended by this decision, and on file in the Department of Planning
and Zoning.
3. The applicant shall obtain a zoning permit within six months of this decision
pursuant to Section 17.04 of the Land Development Regulations or this approval
shall be null and void.
4. Pursuant to Section 13.06(B)(3) of the Land Development Regulations, the
property owner must maintain all approved landscaping in a vigorous growing
condition throughout the duration of the use.
5. Pursuant to Section 13.07(A) of the Land Development Regulations, all exterior
lighting must be shielded and downcasting to prevent light from spilling onto
adjacent properties and rights -of -way. Any changes to the approved exterior lighting
shall require approval of the Director of Planning and Zoning.
6. Prior to the issuance of a zoning permit, the applicants must provide a suitable
performance bond, escrow account, or letter of credit in the amount of $3,940 to
guarantee the completion of all required landscaping and site work pursuant to
Section 14.05(K) of the regulations.
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FINDINGS OF FACT, CONCLUSIONS & DECISION
SPILLANE - #SP-03-10
7. Prior to use of the structure, vehicle storage area, or parking area, the applicant
shall obtain a certificate of occupancy from the Administrative Officer.
Chuck Bolton
Mark Boucher
John Dinklage —
Roger Farley — e
Michele Kupersn
Larry Kupferrnan
Gayle Quimby —)
abstain/not present
Fabstain/not present
/abstain/not present
abstain/not present
a/nay/abstain/not present
MOTION CARRIED by a vote of 5--
Signed this day of , 2003, by
r
John Dinklage, Chair
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