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Home My WebLink AboutSP-07-69 - Decision - 0035 Thompson Street#S P-07-69 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING LOGIC SUPPLY - 35 THOMPSON STREET SITE PLAN APPLICATION #SP-07-69 FINDINGS OF FACT AND DECISION Logic Supply, hereinafter referred to as the applicant, is seeking to amend a previously approved plan for a 30,000 sq. ft. light manufacturing facility. The amendment consists of: 1) raising the building elevation by two (2) feet, 2) adding a sidewalk and curb, 3) revising landscaping to screen proposed transformer, and 4) revising light pole locations, 35 Thompson Street. The Development Review Board held a public hearing on Tuesday, October 2, 2007. Chip Dillon 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 The applicant is seeking to amend a previously approved plan for a 30,000 sq. ft. light manufacturing facility. The amendment consists of: 1) raising the building elevation by two (2) feet, 2) adding a sidewalk and curb, 3) revising landscaping to screen proposed transformer, and 4) revising light pole locations, 35 Thompson Street. 2. The owner of record of the subject property is Greenfield Capital, LLC. 3. The subject property is located in the Industrial & Open Space (10) Zoning District. 4. The plans submitted consist of a three (3) page set of plans, page one (1) entitled, "Logic Supply Corporation Lot 10 Meadowland Business Park South Burlington Vermont Landscape Plan", prepared by Michael Lawrence & Assoc., dated Sept. 11, 2007. - 1 - #SP-07-69 Zoning District & Dimensional Requirements Table 1. Dimensional Requirements 10 Zoning District Re uired Pro osed ** �l Min. Lot Size 3 acres 3.22 acres �l Max. Density n/a n/a �l Max. Building Coverage 30% 7% Max. Overall Coverage 50% 25% Min. Front Setback 50 ft. >50 ft. �l Min. Side Setback 35 ft. >35 ft. Min. Rear Setback 50 ft. Corner lot- no rear setback * Max. Building Height 35 ft. 36 ft 2" �l Front Yard Coverage 30% 11.5% �l zoning compliance n/a no residential units proposed ** Phase 1 * Waiver requested The applicant is proposing an additional transformer pad which is small enough to not affect the overall coverage. 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. The applicant is proposing a sidewalk and a curb. This is acceptable. The applicant has provided for adequate pedestrian movement to and within the subject lot. The parking requirements are being met. 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 plans. Parking shall be located to the rear or sides of buildings to the greatest extent practicable. Some of the proposed parking is located in front of the building with respect to Thompson Street. While this is not in conformance with the regulations, staff finds the parking layout -2- #SP-07-69 to be acceptable in that the parking will largely be shielded from the more heavily traveled Meadowland Drive. 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 height of the proposed building with rooftop apparatus is stated be 36 feet, 2 inches which is compatible with the neighboring properties. 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. This requirement is being met 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. This requirement is 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 of collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. The Board does not foresee the need to provide additional access to abutting properties. The layout of the area is such that all adjacent properties already have sufficient access. 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). -3- #SP-07-69 The plans depict a dumpster which is noted to be enclosed. The applicant has stated, in a memo to staff dated September 6, 2006, that the dumpster will be screened via a chain link fence with interwoven screening material. Staff finds this sufficient. Landscaping and Screening Requirements The applicant is proposing changes to the originally approved landscaping plan. The applicant has submitted a landscaping budget meeting the minimum requirement. Based on submitted costs of $800,000 (per the final plat approval), the landscaping budget shall be a minimum of $10,500. Pursuant to Section 13.06(C)(1) of the South Burlington Land Development Regulations, any utility cabinets on the site shall be effectively screened to the approval of the Development Review Board. The proposed electrical transformer on site has been screened by landscaping on all sides. The plans indicate the snow storage areas. 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 SBLDR. 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. The applicant has provided information on sufficiently demonstrated that the elevation 10.03(H) of the SBLDR. Height the building elevation of the building, and is below the threshold described in Section During pre -construction review, the applicant has determined the need to raise the bottom floor of the building by two (2) feet, bringing the total building height (including the HVAC units on the roof) to 36' 2", thereby needing a 1' 2" height waiver. Other The subject property is located within the Industrial Open Space District and as such shall be subject to Section 6.04(F) and 6.05 of the South Burlington Land Development Regulations. The subject property is located within the Airport Approach Cone and as such shall be subject to Section 13.03 of the South Burlington Land Development Regulations. #SP-07-69 DECISION Motion by seconded by �� 1 LF Y to approve Site Plarl Application #SP- 7-69 of Logic Supply, subject to the folio ing 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 plans submitted by the applicant, and 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. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to the occupancy of the building. 5. Any change to the site plan shall require approval of the South Burlington Development Review Board or the Administrative Officer. Mark Behr —Ce)/nay/abst in/not present Matthew Birmingham — yea nay/abstain/not present John Dinklage — y a/nay abstain not present Roger Farley — ye nay/abstain/not present Eric Knudsen — e nay/abstain/not rent sainPeter Plumeau — y /nay/abtof en aGayle Quimby —Lea present Motion carried by a vote of !;—_ C) - 0 Signed this � day of CT°a E K— _ 2007, by Mark Behr, Vice Chairman 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). -5-