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Home My WebLink AboutSP-08-27 - Decision - 1245 Airport Parkwayl #S P-08-27 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING LEISURE WORLD, INC. -1245 AIRPORT PARKWAY SITE PLAN APPLICATION #SP-08-27 FINDINGS OF FACT AND DECISION Leisure World Inc, hereafter referred to as the applicant, is seeking site plan approval to amend a previously approved plan for a 1768 sq. ft. retail building. The amendment consists of: 1) constructing a 30' x 40' second story addition for retail use including a 10' x 14' deck, and 2) constructing a 30' x 40' detached accessory structure, 1245 Airport Parkway. The Development Review Board held a public hearing on Tuesday, June 3, 2008. Tod Bessery 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 1768 sq. ft. retail building. The amendment consists of: 1) constructing a 30' x 40' second story addition for retail use including a 10' x 14' deck, and 2) constructing a 30' x 40' detached accessory structure, 1245 Airport Parkway. 2. The owner of record of the subject property is Leisure World, Inc. 3. The subject property is located in the Mixed Industrial & Commercial (Mixed IC) Zoning District. 4. The plans submitted consist of a two (2) page set of plans, page one (1) entitled, "Leisure World, Inc. 1245 Airport Parkway South Burlington, VT.", prepared by Trudell Consulting Engineers, dated 5/19/08, last revised on 4/03/08. 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 proposed second story addition will not have any effect on the transition on site. Safe pedestrian movement exists. - 1 - #SP-08-27 Based on 5,728 square feet of retail sales use, the site requires 29 parking spaces. The site plan includes parking for 30 vehicles. Two handicapped parking spaces are required and are provided. (b) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. Parking currently exists to the side and rear of the building as viewed from Kimball Avenue. This is in conformance with this criterion. (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 be approximately 26 feet, well below the maximum height of 40 feet for a peaked roof. No height waivers are requested or needed. (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. If necessary, the applicant shall obtain final wastewater allocation approval prior to permit issuance. (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 applicant has submitted photos of the existing building and will testify that the proposed addition will match. There are no concerns regarding this criterion as the addition is to the rear of the property, the addition is proposed to be harmonious, and there is no height waiver requested. (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 applicant has submitted photos of the existing building and will testify that the proposed addition will match. There are no concerns regarding this criterion as the addition is to the rear of the property, the addition is proposed to be harmonious, and there is no height waiver requested. Site plan applications shall meet the following specific standards as set forth in Section 14.07 of the South Burlington Land Development Regulations: -2- I #SP-08-27 (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. No additional reservation of land is required. (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 plan shows an enclosed trash area to the rear of the building. (d) Landscaping and Screening Requirements Based on submitted building costs of $50,000, the minimum landscaping budget should be $1,500. The applicant is not proposing any new landscaping. The applicant has revised the landscaping plan to mirror what is on site. The additional trees and shrubs which have been installed after the date of last approval may qualify to meet the goal and minimum budget of $1500. The applicant should provide an itemized cost of these plantings. The City Arborist shall review the plans and provide comments. 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. Adequate snow storage areas are shown on the plans. A bicycle rack is depicted 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. Staff has visited the site and noticed that much of the siting on site does not comply with the existing standards of the South Burlington Land Development Regulations. All -3- #SP-08-27 lighting shall be downcast and shielded. Any and all existing lights on site not in compliance with this standard shall be replaced. Traffic The estimated traffic based on 1200 square feet of additional retail sales use is estimated to generate 3.3 additional pm peak hour trips. Other There are currently two storage trailers on the site. If they are not shown on the plan and approved, they will have to be removed. DECISION Motion by G I�r!� QU 06 , seconded by ko�� Wu� to approve Site Ian Application SP-08-27 of Leisure World, Inc., 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 to the Administrative Officer prior to permit issuance. a. The plans shall be revised to reflect the comments of the City Arborist, if necessary. b. The plans shall be revised to show the existing storage trailers, if they are to remain. 4. The City Arborist shall review the plans and provide comments prior to permit issuance. 5. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 6. All lighting shall be downcast and shielded. Any and all existing lights on site not in compliance with this standard shall be replaced. Prior to installation of any replacement lights, details of these lights shall be approved by the Administrative Officer. 7. For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Development Review Board estimates that this project will generate 3.3 additional vehicle trip ends during the p.m. peak hour. -4- #SP-08-27 8. Prior to permit issuance, the applicant shall provide an itemized cost of the plantings installed after the last site plan approval. If this cost does not exceed $1500, the applicant shall revise the plan to show additional plantings to exceed $1500. 9. 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. 10. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to use the new space. 11. Any change to the site plan shall require approval of the South Burlington Development Review Board or the Administrative Officer. Mark Behr — Rnay/abstain/not present Matthew Birmingham — yea/nay/abstain not resent John Dinklage — ay/abstain/not present Roger Farley — nay/abstain/not present Eric Knudsen —irenay/abstain/not present Peter Plumeau — e /nay/abstain/not present Gayle Quimby — Ye/nay/abstain/not present Motion carried by a vote of (� - U - O Signed this —3 day of 2008, by John Dinklage, Chair 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-