Loading...
HomeMy WebLinkAboutSP-24-28 - Decision - 1879 Williston Road#SP-24-28 - 1 - CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING PICVT, LLC – 1879 WILLISTON ROAD SITE PLAN APPLICATION #SP-24-28 FINDINGS OF FACT AND DECISION PICVT, LLC, hereinafter referred to as the applicant, is seeking site plan approval to amend a previously approved site plan for an 8,026 sf commercial and industrial building consisting of 6,136 sf of light industrial use and 1,890 sf of personal service use and an outdoor pump track. The amendment consists of removing a pump track from the rear of the property, altering the proposed dumpster enclosure, and amending the landscaping plan, 1879 Williston Road. Based on the document file for this application, the Administrative Officer finds, concludes, and decides as follows: FINDINGS OF FACT 1. The applicant is seeking site plan approval to amend a previously approved site plan for an 8,026 sf commercial and industrial building consisting of 6,136 sf of light industrial use and 1,890 sf of personal service use and an outdoor pump track. The amendment consists of removing a pump track from the rear of the property, altering the proposed dumpster enclosure, and amending the landscaping plan, 1879 Williston Road. 2. The owner of record of the subject property is PICVT, LLC. 3. The subject property is located in the Mixed Industrial & Commercial (Mixed IC) Zoning District, Zone 3 of the Traffic Overlay District, and the Transit Overlay District. Additionally, various portions of this property are located within a River Corridor, the 100-year Floodplain, and an Airport Approach Cone. 4. The application was received on July 19, 2024. 5. The plans submitted consist of: Sheet No. Title Prepared By Last Revised Date N/A Cover Sheet Hamlin Consulting Engineers 7/31/2024 1 Proposed Site Plan Hamlin Consulting Engineers 7/31/2024 2 Details Hamlin Consulting Engineers 7/31/2024 3 Proposed Landscaping Plan Hamlin Consulting Engineers 7/31/2024 N/A Natural Resources Atlas Vermont ANR 11/10/2023 6. The subject property received approval for joint Site Plan & Conditional Use application #SP- 21-21 #CU-21-02 in July of 2021. This approval authorized the construction of a 6,000 sf pump track in the rear of the subject property. The applicant received a Zoning Permit in January of 2021 to enact this approval and construct the pump track – however, as of the time that the subject application was received (July of 2024), the property had been sold and the pump track was largely in disrepair. The subject application proposes the removal of the pump track as an allowed use on the property and the physical removal of the remaining cinder blocks and various dirt piles from the area that was previously approved to be used as a pump track, and to restore that area to its previous lawn state. #SP-24-28 - 2 - ZONING DISTRICT & DIMENSIONAL REQUIREMENTS The applicant is proposing to relocate the dumpster and dumpster pad from one part of the existing impervious parking area to another part of that same area, resulting in no net effect on the total lot coverage. There are no other exterior alterations or changes to the dimensional requirements proposed. SITE PLAN REVIEW STANDARDS Only the standards below are affected by this application. All other standards will continue to be met. 14.07 Disposal of Wastes Per Section 14.07.I, dumpsters “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 relocate the dumpster enclosure from its originally proposed location on an existing impervious parking area behind the subject building to a different spot on that same existing impervious parking area behind the subject building. The proposed enclosure will be opaque, at least as tall as the dumpsters, and will otherwise meet the standards of this section. As such, the Administrative Officer finds this criterion met. OTHER STANDARDS 13.03 Bicycle Parking and Storage The proposed configuration of uses requires four short-term bike parking spaces. The applicant is proposing to install two ‘post-and-ring’ bike racks, thus providing four short-term bike parking spaces. This project does not necessitate the creation of a long-term bike storage area. The Administrative Officer finds this criterion met. 13.04.B(7) Snow Storage Per Section 13.04(B)(7), “snow storage areas must be specified and located in an area that minimizes the potential for erosion and contaminated runoff into any adjacent or nearby surface water.” The snow storage areas are indicated on the site plan. The Administrative Officer finds this criterion met. 13.04.I Landscape Maintenance The applicant is proposing to revise the previously approved landscaping plan. Previous property owner(s) did not maintain all landscaping features in a ‘vigorous growing condition’ – as such, the present property owner is required to install landscaping features in order to bring this site into compliance. Instead of replacing the identified missing landscaping features in the locations identified on the previously approved landscaping plan, the applicant is proposing to revise the plan to retain the same value of the landscaping on the site but alter the species and locations of some of the previously approved trees. The approved landscaping plan calls for several landscaping features that are not present on the site, including two trees in the rear of the site (one horse chestnut and one honey locust) and five trees in the front of the building (one 8” caliper pine and four 8” caliper spruces), for a total of 7 missing trees. However, the site also has many existing, healthy landscaping features that are not shown on the approved landscaping plan, including three trees in front of the building (two 15’ cedars and one 14’ paper birch) and twenty trees in the rear of the site (twenty 18’ cedars, forming a hedgerow along the back property line). As a result, there are actually more trees presently on the site than are required to be there as per the previously approved landscaping plan. Similarly, the previously approved landscaping plan required eleven shrubs in front of the #SP-24-28 - 3 - building (eleven hostas), whereas the existing site has 24 shrubs of a variety of species in front of the building. In order to provide some balance to the landscaping in front of the building, the applicant is proposing to plant a 12’ paper birch in the location previously approved to have an 8” caliper pine – this planting will fill a gap in the landscaping plan and mirror the existing paper birch on the other side of the landscaping bed. Between the addition of the proposed landscaping feature, and the applicant’s commitment to incorporating the existing landscaping features into the approved landscaping plan, the applicant is adding a total of 17 trees and 13 shrubs to the plan. The Administrative Officer finds that the new proposed landscaping plan is aesthetically pleasing, better matches the existing site conditions, and retains approximately same value as the previously approved landscaping plan. The Administrative Officer finds this criterion met. 13.07 Exterior Lighting No exterior lighting impacts are proposed as part of this application. Traffic Impacts The Administrative Officer finds that the proposed change of use will have no additional traffic impact beyond that previously approved for the property. Water & Wastewater Allocation The Administrative Officer finds that the proposed change of use will have no additional wastewater impact beyond that previously approved for the property. DECISION Based on the above Findings of Fact, the Administrative Officer hereby approves site plan application #SP-24-28 of PICVT, LLC, 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 plan and shall be on file in the South Burlington Department of Planning and Zoning. 3. The applicant must obtain a zoning permit within six (6) months from the date of this decision or this approval expires and is null and void. The applicant may submit a request for an extension to obtain a zoning permit under the terms outlined in Section 17.04 of the LDRs, but such a request must be submitted prior to the expiration of this approval. 4. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications must be underground. 5. Bicycle racks must meet the minimum requirements of 13.14 and Appendix G. 6. Any new exterior lighting must be installed or shielded in such a manner as to conceal light sources and reflector surfaces from view beyond the perimeter of the area to be illuminated. 7. The applicant must continue to maintain the approved landscaping in a vigorous growing condition throughout the duration of the use. 8. The applicant shall obtain a Certificate of Occupancy for this project from the Administrative Officer within one year of the issuance of this Site Plan approval. #SP-24-28 - 4 - 9. Any change to the site plan shall require approval by the South Burlington Administrative Officer or the Development Review Board, as allowed under the Land Development Regulations. Signed on this 13th day of August, 2024 by ___________________________________ Marty Gillies, Acting Administrative Officer Please note: An appeal of this decision may be taken by filing, within 30 days of the date of this decision, a notice of appeal and the required fee by certified mail to the Superior Court, Environmental Division. See V.R.E.C.P. 5(b). A copy of the notice of appeal must also be mailed to the City of South Burlington Planning and Zoning Department at 575 Dorset Street, South Burlington, VT 05403. See V.R.E.C.P. 5(b) (4)(A). Please contact the Environmental Division at 802- 828-1660 or http://vermontjudiciary.org/GTC/environmental/default.aspx for more information on filing requirements, deadlines, fees and mailing address. The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state permits for this project. Call 802.477.2241 to speak with the regional Permit Specialist.