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HomeMy WebLinkAboutCU-07-05 SP-07-64 - Decision - 0035 Thompson Street#CU-07-05 #S P-07-64 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING TELJET LONGHAUL, LLC — 35 THOMPSON STREET CONDITIONAL USE APPLICATION #CU-07-05 SITE PLAN APPLICATION #SP-07-64 FINDINGS OF FACT AND DECISION Teljet Longhaul, hereafter referred to as the applicant, is seeking conditional use approval to amend a previously approved plan for a 30,000 sq. ft. light manufacturing facility. The amendment consists of installing a 30 inch high telecommunications antenna on the roof, 35 Thompson Street. Teljet Longhaul is also seeking site plan approval to amend a previously approved plan for a 30,000 sq. ft. light manufacturing facility. The amendment consists of installing a 30 inch high telecommunications antenna on the roof, 35 Thompson Street. The Development Review Board held a public hearing on Tuesday, October 2, 2007. Greg Kelly 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 conditional use approval to amend a previously approved plan for a 30,000 sq. ft. light manufacturing facility. The amendment consists of installing a 30 inch high telecommunications antenna on the roof, 35 Thompson Street. 2. The applicant is also seeking site plan approval to amend a previously approved plan for a 30,000 sq. ft. light manufacturing facility. The amendment consists of installing a 30 inch high telecommunications antenna on the roof, 35 Thompson Street. 3. The owner of record of the subject property is Greenfield Captial, LLC. 4. The subject property is located in the Industrial & Open Space (10) Zoning District. 5. The plans submitted is entitled, "Logic Supply Inc. Lot 10 Meadowland Business Park South Burlington Vermont Utility Plan", prepared by Civil Engineering Associates, Inc., dated Aug. 2006, last revised on 8/27/07. - 1 — #CU-07-05 #SP-07-64 CONDITIONAL USE CRITERIA Pursuant to Section 14.10(E) of the Land Development Regulations, the proposed conditional use shall meet the following standards: 1. The proposed use, in its location and operation, shall be consistent with the planned character of the area as defined by the City of South Burlington Comprehensive Plan. The proposal is to locate telecommunications equipment on the roof of a general office building. The proposed antenna is 30 inches high. The applicant has included renderings of the proposal and the antenna is very discreet. Therefore, it will not have a significant impact on the character of the area. 2. The proposed use shall conform to the stated purpose of the district in which the proposed use is located. Pursuant to Section 5.05(A) of the Land Development Regulations, the Industrial/Open Space District is formed to encourage general commercial activity. A range of industrial uses as well as clustered residential development may be permitted in locations that are mutually compatible with general commercial activity. The proposed placement of equipment on the existing roof is in compliance with the stated purpose of the 10 District, as it is in an area that is densely developed with commercial and industrial uses. 3. The Development Review Board must find that the proposed uses will not adversely affect the following: (a) The capacity of existing or planned municipal or educational facilities. The proposal will not adversely affect municipal services. (b) The essential character of the neighborhood or district in which the property is located, nor ability to develop adjacent property for appropriate uses. The proposal is in keeping with the character of uses on surrounding properties and will not adversely affect the character of the area or the ability to develop adjacent properties. The proposed additions will protrude less than three feet above the peak of the rooftop. Therefore, the proposed equipment location will not have a significant impact on the character of the area. (c) Traffic on roads and highways in the vicinity. The proposal will not affect traffic in the vicinity. (d) Bylaws in effect. The proposal is in keeping with applicable regulations -2— #CU-07-05 #SP-07-64 (e) Utilization of renewable energy resources. The proposal will not affect renewable energy resources. (0 General public health and welfare. The proposal will not have an adverse affect on general public welfare or the health of the surrounding public. SITE PLAN REVIEW STANDARDS Section 14.06 of the South Burlington Land Development Regulations establishes the following general review standards for all site plan applications: (a) 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 proposed project will not have an impact on the transition from structure to site and from structure to structure. (b) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. Parking is not applicable to the proposed project as part of this application. (c) 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 stated that the equipment will protrude 30 inches above the peak of the rooftop. This will remain below an existing height waiver. (d) 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. (e) 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 elevations submitted demonstrate substantial adherence to this criterion. The proposed equipment will be visually compatible with existing structures on site. -3— #CU-07-05 #SP-07-64 (fl 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 proposed project relates harmoniously to the area. The proposed additional equipment protrudes a minimal height of 30 inches above the peak of the rooftop. Site plan applications shall meet the following specific standards as set forth in Section 14.07 of the South Burlington 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 street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. It is not necessary to require any additional access to abutting properties. (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. It has already been stated that pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. (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). There are no needs to revise the site plan with respect to this criterion. (d) Landscaping and Screening Requirements Because no buildings are proposed, there are no requirements for additional landscaping. Access/Circulation Access and circulation on the property will remain unchanged through the proposed project. Other The subject property is within the Hinesburg Road North Scenic View Protection Overlay District. The applicant previously submitted documents which detailed the height of the -4— #CU-07-05 #SP-07-64 building in relation to the maximum elevation per the overlay regulations. The additional height of the antenna does not challenge this; the height remains well below the maximum allowed. Motion by bA 0C (-,101 N , seconded by lS6r-- J u--to approve Conditi nal Use Applica ion #CU-07-05 and Site Plan Application #S -07-64 of TelJet Longhaul, subject to the following conditions: 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 plat 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 use of the communication antenna. 5. Any change to the site plan shall require approval by the South Burlington Development Review Board. Mark Behr—(ye�nay/abstain/not present Matthew Birm`h�gham — ye present John Dinklage —yea/na tain of present Roger Farley I�aanay/abstain/not nay/abstain/not present Eric Knudsen resent Peter Plumeau —y a/nay/abstain/ of presen Gayle Quimby ay/abstain/not present Motion carried by a vote of �7 Signed this Zvday of DG tO VVt 2007, by Mark Behr, Vice Chairman -5— #CU-07-05 #SP-07-64 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). a.