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HomeMy WebLinkAboutSD-14-05 - Decision - 0035 Thompson StreetCITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONINGG GREENFIELD CAPITAL LLC — 35 THOMPSON STREET PRELIMINARY AND FINAL PLAT APPLICATION #SD-14-05 FINDINGS OF FACT AND DECISION Preliminary and final plan application of Greenfield Capital, LLC to amend a previously approved 14,878 sq ft light manufacturing facility. The amendment consists of constructing a 26,866 sq ft addition, 35 Thompson Street. 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 1. Greenfield Capital, LLC filed site plan application #SD-14-05 to amend a previously approved 14,878 sq ft light manufacturing facility, for the purpose of constructing a 26,866 sq ft addition, located at 35 Thompson Street. 2. The subject property is located in the Industrial - Open Space Zoning District. 3. The applicant submitted a seventeen -page set of plans, the cover sheet for which is entitled, "Logic Supply Inc. Phase II Expansion 35 Thompson Street South Burlington, Vermont 05403 Existing Conditions Site Plan", prepared by Civil Engineering Associates, Inc., dated Nov. 2013. 4. The DRB held a public hearing on April 15, 2014 and the applicant was represented by David Marshall. Zoning District & Dimensional Requirements Table 1. Dimensional Requirements 10 Zoning District Required Existing Proposed Min. Lot Size 3 acres 3.22 acres 3.22 acres Max. Density N/A N/A N/A Max. Building Coverage 30% 5.4% 14.9 Max. Overall Coverage 50% 23.3% 49.9 Min. Front Setback 50 ft. 120' Thompson St., 100' Meadowland Dr. 50'+ Min. Side Setback 35 ft. 165' 140' Min. Rear Setback 50 ft. Corner lot — N/A 50' Max. Building Height 35 ft. 34 ft. 35 ft. Front Yard Coverage 30% 11.5% 8.2%, 8.5%* f CITY OF SOUTH BURLIN(5 TON 2 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD 14 05 ThompsonSt LogicSupply prelimfinal zoning compliance N/A no residential units proposed *8.2% on Thompson Street, 8.5% on Meadowland Drive 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. Water will be provided by the existing 8" main from Meadowland Drive which presently serves the building and fire hydrant. 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 project will be served by the existing 6" PVC service line connected to the gravity sewer main on Thompson Street. The applicant must obtain a final wastewater allocation prior to issuance of a zoning permit. With that condition, the Board finds this criterion satisfied. 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 proposed project must adhere to standards for erosion control in Section 16.03 of the LDRs. In addition, the grading plan shall meet the standards set forth in Section 16.04 of the LDRs. With that condition, the Board finds this criterion satisfied. The project incorporates access, circulation, and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. The applicant seeks a second curb cut serving the property, to be located on Meadowland Drive. Along with proposed architectural improvements to the building, the purpose is to create an enhanced approach to the building for clients and visitors. This additional curb cut had been prohibited in a prior permit proceeding, when Meadowland Drive was contemplated to become a through road to South Brownell Road in Williston. For various reasons, including those cited in the applicant's engineer's narrative (provided at sketch), the likelihood of this existing dead end street becoming a through road is rather slim. While one must be cautious when considering 'undoing' a former permit condition or prohibition such as this that was important in a prior approval, it makes sense to consider it when the underlying need, reason, or premise 1 CITY OF SOUTH BURLIN6 TON 3 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD 14 05 ThompsonSt LogicSupply prelimfinal no longer exists. Given the circumstances here, in this case, the Board finds this a reasonable request, and finds this criterion satisfied. Comments from the Department of Public Works: From: Justin Rabidoux Sent: Monday, March 03, 2014 1:10 PM To: ray Subject: Logic Supply Ray, A couple of quick comments on the recent Logic Supply plans. All excavation and restoration work within the Meadowland Drive ROW is subject to a DPW -issued ROW Excavation permit. 2. The sidewalk through the new Meadowland Drive driveway shall be 8" thick on a 12" gravel subbase. Commercial drives are subject to heavier live loads and need to be constructed to a higher standard. In response to a sidewalk issue raised by the Director of Public Works in #2 above, the applicant responded that "our plans were to reconstruct the section of the path with a deeper pavement section typical of a roadway and then transition the material thickness on either side to blend back into the existing conditions". The Director responded in an email dated 3/25/14 that this proposal was acceptable. The applicant shall adhere to the DPW Director's recommendations and requirements. The Board finds this criterion satisfied. 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 site plan does not identify any wetlands, streams, nor wildlife habitat. The Board finds this criterion satisfied. 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 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. CITY OF SOUTH BURLING rON 4 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD 14 05 ThompsonSt LogicSupply prelimfinal The proposed project is consistent with the stated purpose of the 10 District. The Board finds this criterion satisfied. 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. The plan proposes greenspace along the westerly and northerly boundaries adjacent to similar greenspace on the adjacent properties. The Board finds this criterion satisfied. 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 has indicated that he has no comments. The Board finds this criterion satisfied. 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 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. The Board finds this criterion satisfied. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. The Board finds this criterion satisfied. 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. The Board finds this criterion satisfied. The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). The Board finds the proposed development of this property conforms to the South Burlington Comprehensive Plan, and therefore, finds this criterion satisfied. 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. CITY OF SOUTH BURLING TON 5 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD 14 05 ThompsonSt LogicSupply prelimfinal The applicant acknowledges that this proposal effectively takes the property to the SO% maximum overall site coverage permitted in this 10 zoning district, and proposes a stormwater management plan that is sized accordingly. It is noted for the record that maximum site coverage has been reached under the present LDRs. The application indicates that possible future, yet additional building expansion has been considered in this proposed site design. In that future circumstance, under present LDRs, any further building expansion must be accommodated within that 50% coverage limit, which could only occur by building upward, or outward onto present or proposed parking areas). Further, and according to the applicant, the State stormwater permit also limits lot coverage to 50%. 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, now on the west side of the building. The Board finds these criteria satisfied. Parking: (a) Parking shall be located to the rear or sides of buildings. Any side of a building facing a public street shall be considered a front side of a building for the purposes of this subsection. All of the new parking is located to the side of the building. No additional parking proposed in the front yard. A total of 99 parking spaces are to be provided including four (4) handicapped spaces; 99 spaces are required. 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 submitted building elevations of the existing building and the addition. The Board finds this criterion satisfied. 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. Already covered above. The Board finds this criterion satisfied. 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. Already covered above. The Board finds this criterion satisfied. 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. Already covered above. The Board finds this criterion satisfied. ( 1 CITY OF SOUTH BURLING rON 6 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD 14 05 ThompsonSt LogicSupply prelimfinal 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. An access easement linking the property to the west is shown on the plan, in case the Board finds it necessary in the future to connect the two properties. The Board finds this criterion satisfied. 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. Already covered above. The Board finds this criterion satisfied. 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 plan. The Board finds this criterion satisfied. Landscaping and Screening Requirements Several trees located within or the new, proposed driveway would either have to be removed, moved, or have significant protection provided during construction. It is likely that most of the spruces can stay; and at least one of the oaks will have to be moved or replaced in order to survive construction and subsequent snowplowing and site maintenance. A landscape plan and schedule, with costs, has been submitted and is analyzed below. The total building cost is estimated at $2,000,000. Required landscaping expenditures are: First $250,000 of construction cost @ 3% _ $7,500 Next $250,000 of construction cost @ 2% _ $5,000 Balance of $1.5M construction cost @ 1% = 15,000 TOTAL MINIMUM REQUIRED LANDSCAPING COST = $27,500 PROPOSED LANDSCAPING COST = $27,510 An email from the City Arborist dated February 27, 2014, states that "the revisions on these plans addresses my concerns". The Board finds this criterion satisfied. CITY OF SOUTH BURLINVTON 7 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD 14 05 ThompsonSt LogicSupply prelimfinal 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. Snow storage areas are shown on the plan. The applicant provided calculations to indicate that 10.2% of the interior of the parking lot will be green space. The Board finds this criterion satisfied. View Protection Zone/Height This property is located within the Airport Approach Cone and the Hinesburg Road -North Scenic View Protection Overlay District, and is thus subject to Section 10.03(H) of the LDRs. 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 Protection Overlay District Map. Applicant states that the proposed building height for Logic Supply will comply with the 35-foot maximum. No height waiver is needed. In regards to the Hinesburg Road -North Scenic View Protection Overlay District requirements, applicant states in a memo dated March 25, 2014 that, "the maximum building height is governed by the base elevation of 393.5 plus 5.8 feet per 1000 feet of distance from the base line. By inspection, the maximum height of the proposed Logic Supply building addition (374.9) is less than the base line elevation for this view protection zone. Therefore, there are no compliance issues. The Board finds this criterion satisfied. Traffic The applicant submitted a Traffic Impact Analysis dated 1/9/14 prepared by Lamoureux & Dickinson addressing the impacts of the expansion. The report concludes that "based on results of the above analyses, that this Project will not create adverse traffic congestion or unsafe conditions on adjacent roads and intersections". The ITE trip generation manual estimates that this expansion will generate 19.61 additional PM peak hour trip ends. The Board finds this criterion satisfied. LIGHTING Exterior lighting details were submitted including a point by point lighting plan indicating compliance with the exterior lighting standards. The Board finds this criterion satisfied. DECISION Motion by Bill Miller, seconded by Jennifer Smith, to approve preliminary and final plat application #SD- ( 1 CITY OF SOUTH BURLINV I -ON 8 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD 14 05 ThompsonSt LogicSupply prelimfinal 14-05 of Greenfield Capital, LLC subject to the following stipulations: 1. All previous approvals and stipulations shall remain in full effect except as amended herein. 2. This project shall be completed as shown on the plans submitted by the applicant and on file in the South Burlington Department of Planning and Zoning. 3. Prior to permit issuance, the applicant shall post a $27,500 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. 4. For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Development Review Board estimates that the building addition will generate 19.61 additional vehicle trip ends during the P.M. peak hour. 5. 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. 6. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to use of the building addition. 7. The applicant shall obtain a final wastewater allocation before any zoning permit may be issued for the project. 8. The proposed project must adhere to standards for erosion control in Section 16.03 of the LDRs. In addition, the grading plan shall meet the standards set forth in Section 16.04 of the LDRs. 9. If and when the Development Review Board or the Administrative Officer approves development of the adjacent property to the west and requires that property to connect, via an access drive, to the 35 Thompson Street property, then the owner of the 35 Thompson Street property shall grant a reciprocal access easement to the owner of the property to the west. 10. The applicant shall adhere to the recommendations and requirements of the City's DPW Director, Fire Chief, Engineer, and Stormwater Utility Superintendent. 11. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 12. All exterior lighting shall be provided via shielded, downcast fixtures. 13. A digital PDF version of the full set of approved final plans shall be delivered to the Administrative Officer before any zoning permit may be issued for the subject property. 14. 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. 15. Any change to the final plat plan shall be approved by the Development Review Board. CITY OF SOUTH BURLINGTON 9 DEPARTMENT OF DEVELOPMENT REVIEW BOARD PLANNING & ZONING SD 14 05 ThompsonSt LogicSupply prelimfinal Tim Barritt— r1 ea nay abstain not present Mark Behr— rlep nay abstain not present Art Klugo — yea nay abstain not present Bill Miller— rhea nay abstain not present David Parsons vea nay abstain not present Jennifer Smith — rhea nay abstain not present Motion carried by a vote of 5 — 0 — 0 �S /� Signed this I � day of / ' Pv�' I 2014, by Tim Barrit , Chair 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://vermontwudiciarV.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.