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Home My WebLink AboutSP-05-08 - Decision - 0034 Commerce AvenueCITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING BENOURE PLUMBING AND HEATING INC. — 34 COMMERCE AVENUE SITE PLAN #SP-05- 08 FINDINGS OF FACT AND DECISION Benoure Plumbing and Heating Inc. hereinafter referred to as the "Applicant", is requesting site plan approval to amend a previously approved site plan located at 34 Commerce Avenue. The site includes a 13,600 sq. ft. building where 6,800 sq. ft is used for warehouse and 6,800 sq. ft. is being used for auto service. The amendment consists of relocating parking and replacing the auto service portion with warehouse/storage. Based on the plan and supporting material contained in the document file for this application, the Administrative Officer finds, concludes, and decides the following: FINDINGS OF FACT This project consists of amending a previously approved site plan located at 34 Commerce Avenue. The site includes a 13,600 sq. ft. building where 6,800 sq. ft is used for warehouse and 6,800 sq. ft. is being used for auto service. The amendment consists of relocating parking and replacing the auto service portion with warehouse/storage. 2. The owners of record of this property are Kitchen World Inc. and Arel Properties LLC. 3. This property is located within the Mixed Industrial and Commercial (1C) District. DIMENSIONAL REQUIREMENTS 4. Building coverage is 19.0% (maximum allowed is 40%). Overall coverage is 54.0% (maximum allowed is 70%). Front yard coverage along Commerce Avenue is 25.0% whereas the front yard coverage along Ethan Allen Drive is 30% (maximum allowed is 30%). 5. The building meets all setback requirements. There are no proposed changes. SITE PLAN REVIEW STANDARDS Vehicular access 5. There currently are two ingress and egress curb cuts for the subject property. One from Ethan Allen Drive and a second from Commerce Avenue. -1- Circulation 6. Circulation on the site is adequate. Parking 7. A total of 21 parking spaces are provided including two handicapped spaces. The required number of parking spaces is 7 including one handicapped space. 8. Pursuant to Section 13.01(G)(5) of the Land Development Regulations, bicycle parking shall be provided for employees on the subject property. The plan submitted as part of the application indicates a bicycle rack on the site. Landscaping 9. There is no minimum landscaping requirement, based on building costs. The site is well landscaped so no additional landscaping will be required. 10. The existing site plan complies with all requirements pursuant to Section 13.06(B) of the Land Development Regulations. 11. Pursuant to Section l 3.07(A) of the Land Development Regulations a snow storage area required. The plan submitted as part of the application does indicate a snow storage area on the site. Outdoor Lighting 12. Pursuant to Section 13.07(A) of the Land Development Regulations, all exterior lighting must be shielded and downcasting to prevent light from spilling onto adjacent properties and rights -of -way. No lighting changes are proposed. Traffic 13. The proposed changes do not increase traffic generation. GENERAL REVIEW STANDARDS (a) The relationship of the proposed development to goals and objectives setforth in the City of South Burlington Comprehensive Plan. 14. The Comprehensive plan states that the city should encourage development while protecting natural resources and promoting a healthy and safe environment. The relocation of parking and the change in use are in keeping with the recommended actions of the Comprehensive Plan. -2- (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. 15. The building on this site exists with no changes proposed. The site has adequate planting and adequate parking. (c) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. 16. Parking spaces are currently located at the front of the building. There are no proposed changes. (d) 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. 17. The existing building is a 2-story building, which is compatible with its site, and the adjoining buildings. (e) Newly installed utility service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. 18. The plans do not indicate changes in utility services. (f) The combination of common materials and architectural characteristics, landscaping, buffers, screens and visual interruptions to cerate attractive transitions between buildings or different architectural styles shall be encouraged 20. This criterion is 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. 21 There are no new proposed structures. The buildings exist according to a previously approved plan. 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: (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. -3- 22 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 have a harmonious relation to neighboring properties and to the site. 23 No changes to existing underground utilities are proposed. (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). 24 The applicant is providing screened trash storage areas. DECISION Based on the above Findings of Fact, the South Burlington Administrative Officer hereby approves site plan application #SP-05-08 located at 34 Commerce Avenue. The site includes a 13,600 sq. ft. building where 6,800 sq. ft is used for warehouse and 6,800 sq. ft. is being used for auto service. The amendment consists of relocating parking and replacing the auto service portion with warehouse/storage. The proposed changes are depicted on a plan, prepared by Lamoureux & Dickinson, dated 02/03/05, received by the City of South Burlington February 10, 2005, with the following stipulations: 1) All previous approvals and stipulations, which are not superseded by this approval, shall remain in effect. 2) 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. 3) The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to use of the newly converted space. 4) Any change to the site plan shall require approval by the South Burlington Development Review Board. M r Signed on this day of , 2005 by i� ) G4, R m nd J Blair, 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 $110 filing fee and be filed within 15 days of the date of this decision. -5-