HomeMy WebLinkAboutSP-13-21 - Decision - 0045 Commerce Avenue#SP-13-21
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
TRIVERUS, LLC — 45 COMMERCE AVE
SITE PLAN APPLICATION #SP-13-21
FINDINGS OF FACT AND DECISION
Triverus, LLC, hereinafter referred to as the applicant, is seeking to amend a
previously approved plan for a 12,500 square foot warehouse building. The
amendment consists of: 1) changing the use of 5000 square feet from
warehouse use to light manufacturing use, and 2) adding a 12' X 35' concrete
slab for a portable sandblaster, 45 Commerce Avenue.
Based on the plans and materials contained in the document file for this
application, the Administrative Officer finds, concludes, and decides the
following:
FINDINGS OF FACT
The applicant is seeking to amend a previously approved plan for a 12,500
square foot warehouse. The amendment consists of: 1) changing the use
of 5000 square feet from warehouse use to light manufacturing use, and
2) adding a 12' X 35' concrete slab for a portable sandblaster, 45
Commerce Avenue.
2. The owner of record of the subject property is North Country Mechanical
Insulators.
3. The subject property is located in the Mixed Industrial and Commercial
Zoning District.
4. The application was received on April 18, 2013.
5. The plan submitted is entitled "Site Plan Amendment on Lot 27 — Ethan
Allen Farms Industrial Park #45 Commerce Ave. — South Burlington,"
prepared by O'Leary — Burke Civil Assocates, PLC, dated 4/18/13.
DIMENSIONAL REQUIREMENTS
6. Building coverage is 28% (maximum allowed is 40%). Overall coverage is
58% (maximum allowed is 70%). Front yard coverage is 4% (maximum
allowed is 30%).
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7. Setback requirements are being met.
SITE PLAN REVIEW STANDARDS
Vehicular access
8. Access is provided via a curb cut off Commerce Ave. No changes are
proposed.
Circulation
9. Circulation on the site is adequate.
Parking
10.There are no changes to parking provided on site. The change in use from
warehousing to automotive service will result in a total requirement of
thirteen (12) parking spaces. Thirteen parking spaces are shown on the
plans.
11. Pursuant to Section 13.01(G) (5) of the Land Development Regulations,
bicycle parking shall be provided on the subject property. A bicycle rack is
not shown on the plan.
12. Pursuant to Section 13.01(B) of the Land Development Regulations,
internal landscaping of the parking area does not apply to this application.
Landscaping
13.As no new construction is proposed, no additional landscaping is required.
14. Pursuant to Section 13.06(B) (7) of the Land Development Regulations,
snow storage areas must be shown on the plan. The plan does not
indicate snow storage areas. It should be revised to do so.
Outdoor Lighting
15.There are no changes to outdoor lighting proposed.
Pursuant to Sections 14.06 and 14.07 of the Land Development Regulations, the
following review standards shall apply to site plan applications:
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Traffic
16.The change of 5000 square feet of warehousing use to light
manufacturing will result in an additional 2.05 vehicle trip ends for the pm
peak hour, for a total of 6.05 pm peak vehicle trip ends.
(a) The relationship of the proposed development to goals and objects
set forth in the City of South Burlington Comprehensive Plan.
17.The Comprehensive Plan states that the City should encourage
development while protecting natural resources and promoting a healthy
and safe environment. The proposed project is in keeping with the
recommended actions of the Comprehensive Plan.
(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
18.The building is existing and no changes are proposed.
(c)Parking shall be located to the rear or sides of buildings.
19.All parking is to the side of the building and no changes are proposed.
20.As noted above, a bicycle rack location is not noted on the plan.
(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.
21.The building is existing and no changes are proposed.
(e) Newly installed utility service modifications necessitated by
exterior alterations or building expansions shall, to the extent feasible,
be underground,
22.The plan does not indicate a change in utility service.
(t) The combination of common materials and architectural
characteristics, landscaping, buffers, screens, and visual interruptions
to create attractive transitions between buildings or different
architectural sty/es shall be encouraged,
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23.The building is existing and no changes are proposed.
(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
24.The building is existing and no changes are proposed.
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,
25.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,
26.As noted above, there are no changes to utility service with this
application.
(c) A// dumpsters and other facilities to handle so/id 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),
27. Pursuant to Section 13.06(C) (1) of the Land Development Regulations,
screened dumpster locations must be shown on the plans. Screened
dumpster locations are not shown on the plans. The plan should be
revised to depict any dumpsters on site as adequately screened.
Based on the above Findings of Fact, the Administrative Officer herby approves
site plan application #SP-13-21 of Triverus, LLC subject to the following
conditions:
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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 plan and shall be on file
in the South Burlington Department of Planning and Zoning.
3. The applicant shall obtain a zoning permit for within six (6) months
pursuant to Section 17.04 of the Land Development Regulations or this
approval is null and void.
4. For the purpose of calculating road impact fees under the South
Burlington Impact Fee Ordinance, the Administrative Officer estimates
that the change in use will generate 2.05 additional vehicle trip ends
during the P.M. peak hour.
5. The plan shall be revised to reflect the following changes:
a. The site plan shall be revised to show a bike rack.
b. The site plan shall be revised to show snow storage area(s).
6. The applicant shall obtain a Certificate of Occupancy from the
Administrative Officer prior to occupancy and/or use of the newly
converted space and the new concrete pad.
7. Any change to the site plan shall require approval by the South Burlington
Development Review Board or the Administrative Officer.
Signed on this day of , 2013 by
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 $233 filing fee
and be filed within 15 days of the date of this decision.
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The applicant or permittee retains the obligation to identify, apply for, and
obtain relevant state permits for this project. Call 802.879.5676 to speak with
the regional Permit Specialist.