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HomeMy WebLinkAboutSP-08-83 - Decision - 0041 Commerce AvenueI #S P-08-83 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING JOE EDDY HOLDINGS - 41 COMMERCE AVENUE SITE PLAN APPLICATION #SP-08-83 FINDINGS OF FACT AND DECISION Joe Eddy Holdings, LLC, hereinafter referred to as the applicant, is seeking site plan approval to amend a previously approved plan for a 14,000 sq. ft. building for multi commercial and industrial uses. The amendment consists of converting 4250 sq. ft. of warehouse, distribution use to light manufacturing use, 41 Commerce Avenue. The Development Review Board held a public hearing on Tuesday, September 16, 2008. Joe Eddy 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 14,000 sq. ft. building for multi commercial and industrial uses. The amendment consists of converting 4250 sq. ft. of warehouse, distribution use to light manufacturing use, 41 Commerce Avenue. 2. The owner of record of the subject property is Joe Eddy Holdings, LLC. 3. The subject property is located in the Mixed Industrial & Commercial (Mixed IC) Zoning District. 4. The plan submitted is entitled, "E&M Mechanical Inc. Site Plan — Lot #28 41 Commerce Avenue", prepared by Lamoureux & Dickinson Consulting Engineers, Inc., dated 11/3/97, last revised on 6/25/08. - 1 - #SP-08-83 ZONING DISTRICT & DIMENSIONAL REQUIREMENTS Table 1. Dimensional Requirements IC Zoning District Re uired Proposed �I Min. Lot Size 40,000 SF 41,370 SF Max. Building Coverage 40% 30.3% Max. Total Coverage 70% 70% Max. Front Yard Coverage 30% 27.6% �l Min. Front Setback 30 ft. >30ft. A Min. Side Setback 10 ft. 10 ft. 4 Min. Rear Setback 30 ft. >30ft. 4 zoning compliance 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 existing building accomplishes a desirable transition from structure to structure or from structure to site. According to Table 13-2 of the South Burlington Land Development Regulations, the new proposed combination of uses twenty three (23) parking spaces. Nineteen (19) spaces including one (1) designated as handicapped are shown on the plan. The applicant is therefore requesting a parking waiver of four (4) spaces, or 17.4%. The Board has no concerns regarding this request and recommends approval. The Development Review Board approves a parking waiver of four parking spaces, or 17.4%. (b) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. The parking spaces are located at the rear or sides of the building. (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. There are no changes proposed to the height of the building, which is currently within the permissible heights of the district. -2- C #SP-08-83 (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. There are no changes to this criterion. This requirement is being met. (f) 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 existing building relates harmoniously to the existing buildings in the vicinity. 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 create additional access to the properties that abut the subject property. An access drive currently exists between this property and 37 Ethan Allen Drive. (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. As noted above, 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 plans depict one (1) dumpster on the southeast corner of the building. However, it is not clear from this plan whether it is properly screened. The dumpster shall be properly screened in accordance with the South Burlington Land Development Regulations. (d) Landscaping and Screening Requirements -3- #SP-08-83 As no additional building is proposed, no additional landscaping is required. A bicycle rack is shown on the plans. Appropriate snow storage areas are shown on the plans. Lighting No new lighting is proposed as part of this application. Access/Circulation No changes to circulation are proposed as part of this application. TraMc Due to a previous agreement, this property is not subject to traffic impact fees. Other If necessary, the applicant shall obtain wastewater allocation approval from the Director of Planning and Zoning prior to issuance of a zoning permit. DECISION / Motion by T-- ��� , seconded by to approve Site Plan Application #SP-08-83 of Joe Eddy Holdings, LLC, subject to thef following conditions: 1. All previous approvals and stipulations which are not superseded by this approval shall remain in full 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 & Zoning. 3. The plans shall be revised to show the changes below and shall require 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 show that the dumpster shall be screened on all four (4) sides with opaque fencing. 4. The Development Review Board approves a parking waiver of four parking spaces, or 17.4% for a total of 19 spaces provided. -4- #SP-08-83 5. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 6. If necessary, the applicant shall obtain wastewater allocation approval from the Director of Planning and Zoning prior to issuance of a zoning permit. 7. 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. 8. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to occupancy of the newly converted space. 9. Any change to the site plan shall require approval by the South Burlington Development Review Board. Mark Behr ye /nay/abstain/not present Matthew Birmingham — yea/nay/abstain of resent John Dinklage /nay/abstain/not present Roger Farley — nay/abstain/not present Eric Knudsen a ay/abstain/not present Peter Plumeau — /nay/abstain/not present Gayle Quimby, — e /nay/abstain/not present Motion carried by a vote of 6 - D - U Signed this day of 2008, by Z5�;2 John Dinklage, Cha' 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-