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Home My WebLink AboutSP-08-55 - Decision - 0033 Commerce Avenue#S P-08-55 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING LIFTECH EQUIPMENT COMPANIES - 33 COMMERCE AVENUE SITE PLAN APPLICATION #SP-08-55 FINDINGS OF FACT AND DECISION Liftech Equipment Companies, hereafter referred to as the applicant, is seeking site plan approval to amend a previously approved plan for a 9900 sq. ft. building used for equipment service, sales, and rental use. The amendment consists of site modifications, 33 Commerce Avenue. The Development Review Board held a public hearing on Tuesday, July 15, 2008. Craig Decatur 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 site plan approval to amend a previously approved plan for a 9900 sq. ft. building used for equipment service, sales, and rental use. The amendment consists of site modifications, 33 Commerce Avenue. 2. The subject property is located in the Mixed Industrial & Commercial (Mixed IC) Zoning District. 3. The owner of record of the subject property is Roth Family Partnership. 4. The plan submitted is entitled, "Site Plan Lot 30 Roth Family Partnership Ethan Allen Industrial Park So. Burlington, VT.", prepared by John Roth, dated May 2005, last revised Aug, 2007. Zoning District & Dimensional Requirements: There are no changes to the dimensional requirements as part of this application. All requirements are met. The proposed changes are: ■ Replace two 6" apple trees in front of the building with four 3" flowering trees; ■ Move bike rack to north end of front parking lot near entrance door; ■ Move equipment display area in front of building to rear of building behind asphalt -1- #SP-08-55 ■ Request 25% reduction of parking spaces from 20 to 15. Move 3 parking spaces to front of building perpendicular to existing 7 spaces. Move two spaces from back lot north end to back lot west end. Eliminate 5 spaces in back lot from north end. ■ Add additional storage space 30'x20' south side of building by loading dock; ■ Move dumpsters and add fence to west side green area 34' from north fence; ■ Widen front entrance walk by 5' and add awning. 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 applicant is proposing to widen the front entrance walk by five feet. The existing use requires 20 parking spaces. The applicant is requesting a 25% reduction of parking spaces from 20 to 15. They are also requesting the following site plan changes: move 3 parking spaces to front of building perpendicular to existing 7 spaces; move two spaces from back lot north end to back lot west end.; eliminate 5 spaces in back lot from north end. The Board does not oppose the reduction in parking requirement. However, the three proposed spaces to the front of the building are not acceptable. These parking spaces do not allow for the required 24 foot aisle width. The applicant should revise the plans to relocate these parking spaces. (b) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. There are 7 existing parking spaces to the front of the building. The applicant had proposed to add additional parking spaces to this area but the Board has already noted that this is not acceptable. (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 height of the building will remain unchanged and below 35 feet. (d) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. No changes to the existing buildings are being proposed as part of this application. -2- 1 #SP-08-55 (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 proposed project does not involve any new exterior construction, so this criterion is not applicable. (t) 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 does not involve any new exterior construction, so this criterion is not applicable. 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. At this time, the Board does not suggest providing additional accesses. (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. 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). The applicant is proposing to install a fence to screen the existing dumpster. (d) Landscaping and Screening Requirements As there is no building construction proposed for this site, there are no new minimum landscaping requirements. However, the applicant is proposing to replace two approved apple trees in front of the building with four flowering trees. -3- d t � #SP-08-55 The applicant does not state what these flowering trees are. This should be discussed and the plans appropriately revised. The City Arborist has not yet approved the species because one has not been identified. The City Arborist should have final determination of approval of species. Pursuant to Section 13.06(B) of the Land Development Regulations, the plans shall depict snow storage areas that will minimize the potential for run-off. Adequate snow storage areas are shown on the plans. Lighting Pursuant to Section 13.07(A) of the Land Development Regulations, all exterior lighting shall be shielded and downcasting to prevent light from spilling onto adjacent properties and rights -of -way. The applicant has stated that there is no new lighting proposed as part of this application. DECISION Motion by GA « �� ! seconded by i� to approve Site Plan Application #S -08-55 of Lifech Equipment Companies, 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 plans submitted by the applicant and on file in the South Burlington Department of Planning and Zoning. 3. The plans shall be revised to show the changes below and shall require the approval of the Administrative Officer. Three (3) copies of the approved revised plans shall be submitted to the Administrative Officer prior to permit issuance. a. The plans shall be revised to relocate the three parking spaces proposed to the front of the building, labeled as spaces 8-10. The new locations shall meet all dimensional requirements pursuant to Table 13-8 of the South Burlington Land Development Regulations b. The plan shall be revised to identify the species of the "flowering tree" to replace the apple trees. This shall be revised to identify these trees. 4. The City Arborist shall review the proposed species; approval must be granted prior to permit issuance. 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/Compliance from the Administrative Officer prior to occupancy of the building. J #SP-08-55 7. Any change to the site plan shall require approval by the South Burlington Development Review Board or the Administrative Officer. Mark Behr — oenay/abstain/not present Matthew Birmmgh m —yea/nay/abstain not present John Dinklage ea nay/abstain/not present Roger Farley — nay/abstain/not present Eric Knudsen — e nay/abstain/no re t Peter Plumeau — a/nay/abstain not presen Gayle Quimby — ye nay/abstain/no p en Motion carried by a vote of ! - O - o Signed this /-� day of 2008, by John Dinkl,�ge, Chair Please note: You have the right to appeal this decision to the Vermont Environmental Court, pursuant to 24 VSA 4471 and VRECP 5 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-