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HomeMy WebLinkAboutSD-04-72 - Decision - 1035 1045 1037 Hinesburg RoadCITY of SOUTH BURLINGTON DEPARTMENT of PLANNING AND ZONING MANSFIELD VIEW PROPERTIES, LLC - PLANNED UNIT DEVELOPMENT FINAL PLAT APPLICATION #SD-04-72 FINDINGS of FACT AND DECISION Mansfield View Properties, LLC, hereinafter referred to as the applicant, is requesting final plat approval to amend a previously approved planned unit development consisting of: 1) 3,380 sq ft of general office use in two (2) buildings at 1035 & 1037 Hinesburg Road, and 2) construction of a 10, 500 sq ft general office building a 1045 Hinesburg Road. The amendment consists of: 1) constructing concrete sidewalk to rear of 1037 Hinesburg Road, 2) revising the parking layout and add six (6) spaces, 3) relocating dumpster and 4) expanding the general office use at 1035 Hinesburg Road by 1,810 sq ft, 1035,1037, and 1045 Hinesburg Road. The South Burlington Development Review Board held a public hearing on October 19, 2004. Skip McClellan 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 The applicant is requesting final plat approval to amend a previously approved planned unit development consisting of: 1) 3,380 sq ft of general office use in two (2) buildings at 1035 & 1037 Hinesburg Road, and 2) construction of a 10, 500 sq ft general office building a 1045 Hinesburg Road. The amendment consists of: 1) constructing concrete sidewalk to rear of 1037 Hinesburg Road, 2) revising the parking layout and add six (6) spaces, 3) relocating dumpster and 4) expanding the general office use at 1035 Hinesburg Road by 1,810 sq ft, 1035,1037, and 1045 Hinesburg Road. 2. The owner of record of the subject property is Mansfield View Properties, LLC. 3. The subject property is located in the Industrial & Open Space (10) Zoning District. 4. The subject property contains 1.46 acres. 5. The plans consist of a two (2) page set of plans, page one (1) entitled "Mansfield View Properties, LLC 1035/1045 Hinesburg Road PUD South Burlington Vermont", prepared by Llewellyn -Howley, Inc., dated 9/13/04. ZONING DISTRICT & DIMENSIONAL REQUIREMENTS Table 1. Dimensional Requirements 10 Zoning District Required I Proposed ♦ Min. Lot Size 3 acres 1.46 acres Max. Building Coverage 30% 13.6% Max. Overall Coverage 50% 47.8% Min. Front Setback 50 ft. 50 ft. Min. Side Setback 35 ft. 35 ft. Min. Rear Setback 50 ft. 50 ft. Front Yard Coverage 30% 18.6% zoning compliance ♦ preexisting noncompliance PLANNED UNIT DEVELOPMENT STANDARDS Pursuant to Section 15.18 of the proposed Land Development Regulations, PUDs shall comply with the followina standards and conditions: (a) Sufficient water supply and wastewater disposal capacity is available to meet the needs of the project. The proposed expansion will not impact the property's water supply or wastewater disposal capacity. (b) Sufficient grading and erosion controls will be utilized during and after construction to prevent soil erosion and runoff from creating unhealthy or dangerous conditions on the subject property and adjacent properties. The proposed project shall adhere to standards for erosion control as set forth in Section 16.03 of the South Burlington Land Development Regulations. In addition, the grading plan shall meet the standards set forth in Section 16.04 of the South Burlington Land Development Regulations. (c) The project incorporates access, circulation and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. The property's access, circulation, and traffic management will not be altered through the proposed project (d) The project's design respects and will provide suitable protection to wetlands, streams, wildlife habitat as identified in the Open Space Strategy, and any unique natural features on the site. There are no wetlands, streams, or identified wildlife habitat on the subject property. (e) The project is designed to be visually compatible with the planned development patterns in the area, as specified in the Comprehensive Plan and the purpose of the zoning district(s) in which it is located. The proposed project is visually compatible with the planned development pattern in the area and is in conformance with the stated purpose of the 10 Zoning District, as outlined in Section 6.04 of the Land Development Regulations. (f) Open space areas on the site have been located in such a way as to maximize opportunities for creating contiguous open spaces between adjoining parcels and/or stream buffer areas. Open space areas on the subject property are sufficient. (g) The layout of a subdivision or PUD has been reviewed by the Fire Chief or (designee) to ensure that adequate fire protection can be provided. The proposed project does not warrant review by the Fire Chief. (h) Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines and lighting have been designed in a manner that is compatible with the extension of such services and infrastructure to adjacent landowners. This requirement is being met. (i) Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner that is consistent with City utility and roadway plans and maintenance standards. This requirement is being met. (j) The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). The proposed project is consistent with the goals and objective of the Comprehensive Plan for the 10 Zoning District. SITE PLAN REVIEW STANDARDS Pursuant to Section 14.03(A)(6) of the Land Development Regulations any PUD shall require site plan approval. Section 14.06 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 project accomplishes a desirable transition from structure to site and from structure to structure. According to Table 13-1 in Section 13.01(B) of the Land Development Regulations, a total of fifty-five (55) parking spaces are required for the 15,690 square feet of general office space. A total of fifty-nine (59) parking spaces are proposed. Section 13.01(G)(5) requires that bicycle parking or storage facilities are provided for employees, residents, and visitors to the site. A bicycle rack is depicted on the plans. (b) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. Parking spaces are located to the sides and rear of the buildings. (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 and scale of the buildings are compatible with the site and existing buildings in the area. (d) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. It has already been noted that the utility lines must be underground. (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. This requirement is being met. (fJ 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. This requirement is being met. In addition to the above general review standards, site plan applications shall meet the following specific standards as 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 of collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. It is not necessary to require any additional access easements at this time. (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. It has already been indicated that utility lines must 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 proposed dumpster is screened on the plans. Landscaping Pursuant to Section 13.06(A) of the proposed Land Development Regulations, landscaping and screening shall be required for all uses subject to site plan and PUD review. Pursuant to Section 13.06(B)(4) of the Land Development Regulations, snow storage areas must be shown on the plans. The plans do not show snow storage areas. Pursuant to Table 13-9 of the Land Development Regulations, the proposed project will require a minimum of $1,650 of landscaping. The applicant is not proposing any additional landscaping, so the Board assumes that a landscape waiver is being requested. Traffic According to the ITE, 7th Edition (Land Use Code 710), the proposed expansion of 1,810 square feet will increase the P.M. peak -hour traffic on the subject property by 2.7 vtes. �'j DECISION yyMotion by L�, VC ��� seconded by�(/\ to approve Final Plat application #SD 04-72 of Mansfield View Properties, LLC, subject to the following conditions: 1) All previous approvals and stipulations shall remain in full effect, except as amended herein. 2) This project shall be completed as shown on the plat submitted by the applicant, and on file in the South Burlington Department of Planning & 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 clearly depict adequate snow storage areas. b) The plans shall be revised to correct the information regarding parking and coverage. c) The landscape plan shall be revised to show $1650 of additional landscaping. 4) Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 5) The proposed project shall adhere to standards for erosion control as set forth in Section 16.03 of the South Burlington Land Development Regulations. In addition, the grading plan shall meet the standards set forth in Section 16.04 of the South Burlington Land Development Regulations. 6) The applicant shall post a landscape bond for $1,650, prior to the issuance of the first zoning permit. This bond shall remain in effect for three (3) years to assure that the landscaping has taken root and has a good chance of surviving. 7) For purposes of calculating traffic impact fees under the South Burlington Impact Fee Ordinance, the Development Review Board estimates that the expansion will generate 2.7 additional vehicle trip ends during the P.M. peak hour. 8) Any changes to the final plat plan shall require approval of the South Burlington Development Review Board. 9) The final plat plan (site plan) shall be recorded within 90 days or this approval is null and void. The plan shall be signed by the Board Chair or Clerk prior to recording. Chuck Boltonle nay/abstain/not present Mark Boucher a nay/abstain/not present John Dinklage — e /nay/abstain/not present Roger Farley ea nay/abstain/not present Michele Kupersmith — ea/nay/abstain not presen Larry Kupferman — e nay/abstain/not present Gayle Quimby — e nay/ abstain/not present Motion carried by a vote of ( -y - b Signed this day of October, 2004 %, ohn Dinklage, Chair 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).