The URL can be used to link to this page

Home My WebLink AboutSP-16-12 - Decision - 0031 Commerce Avenue#SP-16-12 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING LNP, INC. — 27 & 31 COMMERCE AVENUE SITE PLAN APPLICATION #SP-16-12 FINDINGS OF FACT AND DECISION LNP, Inc., hereinafter referred to as the applicant, is seeking after -the -fact approval to amend a previously approved plan for two (2) mixed use commercial/industrial buildings consisting of 26,280 sq. ft. and a 14,000 sq. ft. The amendment consists of site modifications to the 14,000 sq. ft. building to include: 1) adding building mounted light fixtures, 2) eliminating an electrical transformer, 3) parking lot modifications, and 4) landscaping modifications, 27 & 31 Commerce Avenue. 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 after -the -fact approval to amend a previously approved plan for two (2) mixed use commercial/industrial buildings consisting of 26,280 sq. ft. and a 14,000 sq. ft. The amendment consists of site modifications to the 14,000 sq. ft. building to include: 1) adding building mounted light fixtures, 2) eliminating an electrical transformer, 3) parking lot modifications, and 4) landscaping modifications, 27 & 31 Commerce Avenue. 2. The owner of record of the subject property is LNP, Inc. 3. The subject property is located in the Mixed Industrial - Commercial Zoning District. 4. The application was received on February 9, 2016. 5. The plans submitted consists of an eight (8) page set, page one (1) is entitled, "Proposed Office/Wa rehouse on Lot 40 — Ethan Allen Farms Industrial Park #27 Commerce Ave. - South Burlington", prepared OLeary-Burke Civil Associates, PLC, dated 08/05/13, and last revised on 2/02/16. DIMENSIONAL REQUIREMENTS 6. Building coverage is 20.3% (maximum allowed is 40%). Overall coverage is 63.5% (maximum allowed is 70%). Front yard coverage is 30% (maximum allowed is 30%). SITE PLAN REVIEW STANDARDS Vehicular access - 1 — #SP-16-12 7. Access is provided via a curb cut on Commerce Avenue. No changes proposed. circulation 8. Circulation on the site is adequate. ParkilIg 10. A total of 71 spaces are required and 79 spaces are available including four (4) handicapped spaces. Only a portion of the rear parking area has been paved as opposed to the entire lot which was previously approved. The unpaved portion will be a gravel surface. 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. 12. Pursuant to Section 13.01(B) of the Land Development Regulations, internal landscaping of the parking area does not apply to this application. Landscaping 13. The landscaping plan has been changed to reflect the elimination of the utility cabinet which was screened with evergreen shrubs. These shrubs were also eliminated which reduced the planting costs to $12,678. The minimum landscaping requirement of $12,406 is still being met. 14. Pursuant to Section 13.06(B) (7) of the Land Development Regulations, snow storage areas must be shown on the plan. The plan does indicate the snow storage areas. Outdoor Lighting 15. The only change to lighting is the addition of four (4) building mounted light fixtures. The details submitted indicate that these fixtures will comply with the lighting standards. 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. Traffic will not be affected as a result of this application. (a) The relationship of the proposed development to goals and objects set forth in the City of South Burlington Comprehensive Plan. -2— #SP-1 6-12 17. The Comprehensive Plan states that the City should encourage development while protecting natural resources and promoting a healthy and safe environment. The proposed project 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 18. This criterion will continue to be met. (c) Parking shall be located to the rear or sides of buildings. 19. Parking is currently located to the rear and sides of the buildings. No additional spaces proposed in the front yard. 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 shalf be compatible withits site and existing or adjoining buildings. 21. No changes are proposed. (e) Newly installed utility service modirications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground 22. No changes are proposed. (t) The combination of common materials and architectural characteristics, landscaping, buffers, screens, and v0sualinterruptions to create attractive transitions between buildings or different architectural styles shall be encouraged. 23. This requirement is being 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. 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: -3- #SP-16-12 (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 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 ha ve a harmonious relation to neighboring properties and to the site. 26. No changes proposed except for the relocation of an electrical transformer. (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 enclosure(s). 27. A screened clumpster storage area is shown on the plan. DECISION Based on the above Findings of Fact, the Administrative Officer hereby approves site plan application #SP-16-12 of LNP, Inc., 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. 3. 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. 4. Prior to issuance of a zoning permit, the applicant shall submit to the Administrative Officer a final set of project plans as approved in digital (PDF) format. 5. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to occupancy or use of the site modifications. -4— #SP-16-12 6. Any change to the site plan shall require approval by the South Burlington Development Review Board or the Administrative Officer. Signed on this d a y o f ri 2016 by CI-- - )4,1 # I Raymond 1. Belair, Administrative Officer 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 $233 filing fee and be filed within 15 days of the date of this decision. 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. -5—