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Home My WebLink AboutSP-06-71 - Decision - 1225 Airport Parkwayl #SP-06-71 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING MAUREEN HENRY - 1225 AIRPORT PARKWAY SITE PLAN APPLICATION #SP-06-71 FINDINGS of FACT AND DECISION Maureen Henry, hereafter referred to as the applicant, is seeking site plan approval to amend a previously approved plan for an 8420 sq. ft. retail store. The amendment consists of making parking and landscaping modifications, 1225 Airport Parkway. The Development Review Board held a public meeting on December 19, 2006. The applicant was present. 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 an 8420 sq. ft. retail store. The amendment consists of making parking and landscaping modifications, 1225 Airport Parkway. 2) The owner of record of the subject property is The Maureen Collins Henry Revocable Trust. 3) The subject property is located in the Mixed Industrial & Commercial (Mixed IC) Zoning District. 4) The plan submitted is entitled, "The Medical Store 1225 Airport Parkway South Burlington, VT Base Map of Existing Plantings", prepared by 4 Seasons Garden Center, dated Oct. 27, 2006. Zoning District & Dimensional Requirements: There are no changes to the dimensional requirements as part of this application. . 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 -1- #SP-06-71 pedestrian movement, and adequate parking areas. No changes to the existing building are being proposed as part of this application.. The site is grandfathered in the number of parking spaces at 14 per the decision of the South Burlington Planning Commission on November 22, 1988. As no new construction is planned and the square footage shall remain the same, there is no need to revise the number required. The size of the parking spaces and related aisle raise concerns. The parking spaces shall be 18 feet in length with a 22 foot access aisle to the rear. Some of the spaces do not meet this standard and the access aisle falls short. The original plan approved in 1988 shows the appropriate lengths. (b) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. No changes to the existing buildings are being proposed as part of this application. Still, the parking is wholly to the side 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. 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. (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. (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 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 -2- 1 l #SP-06-71 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, providing additional access is not suggested. (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. However, the fence is proposed only at the south side. It should extend around all four sides of the dumpster to as to comply with the criterion above. (d) Landscaping and Screening Requirements As there is no building construction proposed for this site, there are no new minimum landscaping requirements. The applicant has never planted the landscaping required per the 1988 approval. The applicant is now requesting to change the landscaping plan with one that provides better visibility of the building. They have submitted documentation that the new budget meets the minimum required per the 1988 approval. The applicant has submitted a landscaping plan and budget. However, they do not appear to match. For example, 14 Korean Lilacs are shown in the budget but not on the plans. 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. No 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. -3- #S P-06-71 DECISION 0 / Motion by C �G seconded by "13 IC r`� to �� S �� to approve Si a Plan Application SP-06-71 of Maureen Henry, 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 approval of the Administrative Officer. Three (3) copies of the approved revised plans shall be submitted prior to permit issuance. a. The plan shall be revised to depict parking spaces and access aisles in compliance with Section 13.01 1 of the South Burlington Land Development Regulations. budget. b. The plan shall be revised to provide screening on all sides of the dumpster. c. The plan shall be revised to itemize each item included in the landscaping d. The plan shall be revised to depict adequate snow storage areas 6. 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. 7. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to the use of the addition. 8. Any change to the site plan shall require approval by the South Burlington Development Review Board or the Administrative Officer. -4- #S P-06-71 Mark Behr — &enay/abstain/not present Matthew Birmingham — yea/nay/abstain of present John Dinklage teay/abstain/not nay/abstain/ of presen Roger Farley — presen Eric Knudsen —ay/abstain/not present Peter Plumeau nay/abstain/not resent Gayle Quimby — yea/nay/abstain of pr en Motion carried by a vote of Signed this d y of 2006, by Mark Behr, Vice Chairman Please note: You have the right to appeal this decision to the Vermont Environmental Court, pursuant to 24 VSA 4471 and VRCP 76 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-