HomeMy WebLinkAboutSP-09-66 - Decision - 0004 Harbor View Road#SP-09-66
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
WESCO REAL ESTATE II, LLC —4 HARBOR VIEW ROAD
SITE PLAN APPLICATION #SP-09-66
FINDINGS OF FACT AND DECISION
Wesco Real Estate 11 LLC, hereafter referred to as the applicant, is seeking site plan
approval to amend a previously approved plan for a 12,000 sq. ft. warehouse. The
amendment consists of designating portions of the parking area for outside storage, 4
Harbor View Road.
The Development Review Board held a public hearing on September 1, 2009.
Christopher Stone 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
12,000 sq. ft. warehouse. The amendment consists of designating portions of the
parking area for outside storage, 4 Harbor View Road.
2. The application was received on August 13, 2009.
3. The owner of record of the subject property is Wesco Real Estate II, LLC
4. The subject property is located in the Commercial 2 Zoning District.
5. The plan submitted is entitled, "Site Plan Fencing & Yard Storage", prepared by
Design 3 Architecture and dated 8/6/2009.
COMMENTS
Associate Planner Cathyann LaRose and Administrative Officer Ray Belair, referred to
herein as Staff, have reviewed the plans submitted on August 12, 2009 and have the
following comments.
Zoning District & Dimensional Requirements:
There are no changes to the dimensional requirements as part of this application. All
requirements are met.
SITE PLAN REVIEW STANDARDS
Section 14.06 of the South Burlinaton Land Development Reaulations establishes the
followina aeneral review standards for all site Dlan applications:
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(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.
It is unclear from the site plan submitted how the proposed storage areas would impact
safe pedestrian movement on site as the plans do not show where the entrances to the
building are.
The existing use, 12,000 sq ft of warehousing and distribution, requires 6 parking
spaces. The applicant is proposing parking for 9 cars. The Board has concerns about
some of the proposed parking. Firstly, there is no designated handicapped access
space. Secondly, the two parking spaces located along the southerly line are too close
to the rear of the other aisle of parking and lack sufficient aisle space. The spaces
should be removed or otherwise modified to demonstrate sufficient aisle space.
(b) Parking shall be located to the rear or sides of buildings to the greatest extent
practicable.
The parking spaces to the front of the building as it is situated but not in the front yard as
the building relates to Harbor View Road.
(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.
(t) 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:
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(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 accesses will be 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).
No dumpsters are shown on the plans. It is unclear if the site plan is in compliance with this
criterion.
(d) Landscaping and Screening Requirements
As there is no building construction proposed for this site, there are no new minimum
landscaping requirements.
However, the applicant is proposing to add a substantial amount of outdoor storage to the
site, much of which is highly visible from the street and unscreened.
Section 13.05(A) of the SBLDR states that "outside storage of goods, materials, vehicles for
other than daily use, and equipment shall be subject to the following provisions:
• Any outside storage and/or display shall be appurtenant to the primary use of the
property and shall be allowed only in nonresidential districts and upon approval of
the DRB in conjunction with a site plan, conditional use and/or PUD application;
■ The Development Review Board may require that outside storage areas in
connection with commercial or industrial uses be enclosed and/or screened;
The Board discussed whether or not the outside storage should be screened with fencing.
It is a substantial amount of product and is largely visible. The Board decided to require
screening along the north and west sides.
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.
There is no bicycle rack shown on the plans.
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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. No new lighting is proposed as part of this application.
DECISION
Motion by Gail Quimby, seconded by Roger Farley, to approve Site Plan Application
#SP-09-66 of Wesco Real Estate ll, 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 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 plan shall be revised to relocate the two parking spaces proposed along
the southerly property line. The new locations shall meet all dimensional
requirements pursuant to Table 13-8 of the SBLDR.
b. The plan shall show the location of all dumpsters and recycling facilities. The
plans shall also include proper screening around these facilities.
c. The plan shall be revised to show snow storage areas.
d. The plan shall be revised to show a bicycle rack.
e. The plan shall be revised to show one (1) handicapped space.
4. The outside storage area shall be screened along the north boundary and along the
west boundary up to and including the gate.
5. 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.
6. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer
prior to use of the outdoor storage areas.
7. Any change to the site plan shall require approval by the South Burlington
Development Review Board or the Administrative Officer.
Mark Behr — yea/nay/abstain/not present
Matthew Birmingham — yea/nay/abstain/not present
John Dinklage — yea/nay/abstain/not present
Roger Farley — yea/nay/abstain/not present
Eric Knudsen — yea/nay/abstain/not present
Gayle Quimby — yea/nay/abstain/not present
Bill Stuono — yea/nay/abstain/not present
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Motion carried by a vote of �' - d -0
Signed this day of 2009, by
John Dinklaq h irman
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).
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