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HomeMy WebLinkAboutSP-15-10 - Decision - 0005 Holmes Road#SP-15-10 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING FARRELL DISTRIBUTING CORPORATION — 5 HOLMES ROAD SITE PLAN APPLICATION #SP-15-10 FINDINGS OF FACT AND DECISION Site plan application #SP-15-10 of Farrell Distributing Corporation to amend a previously approved plan for 138,660 sq. ft. warehouse & distribution facility for a wholesale business. The amendment consists of: 1) constructing a 25,316 sq. ft. addition, 2) constructing a new 576 sq. ft. gas fueling canopy, 3) constructing a second story 1339 sq. ft. deck with outside stairs, and 4) site modifications, 5 Holmes Road. The Development Review Board held a public hearing on April 7, 2015 and April 21, 2015. Steve Vock & Todd Bouton 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. Farrell Distributing Corporation, hereafter applicant, is requesting site plan review to amend a previously approved plan for 138,660 sq. ft. warehouse & distribution facility for a wholesale business. The amendment consists of: 1) constructing a 25,316 sq. ft. addition, 2) constructing a new 576 sq. ft. gas fueling canopy, 3) constructing a second story 1339 sq. ft. deck with outside stairs, and 4) site modifications, 5 Holmes Road. 2. The owners of record of the subject property are D. M. Farrell & S. McConaughy. 3. The application was submitted on March 24, 2015 4. The subject property is located in the Commercial 2 Zoning District. 5. The plans submitted consist of a thirty-five (35) page set of plans, page one (1) entitled, "Farrell Distributing Illustrative Plan South Burlington, VT", prepared by T.J. Boyle Associates, with a stamped received date of April 9, 2015. Zoning District & Dimensional Requirements: Commercial 2 Zoning District Min. Lot Size Required 40,000 S.F. Existing 584,148 s.f. Proposed 584,148 s.f. Max. Building Coverage 40% 25.9% 29.9 % Max. Overall Coverage 70% 55.9% 61.9 % Max. Front Yard Coverage 30% 12.7% 24.6 % Min. Front Setback 30 ft > 30 ft 338 ft Min. Side Setback 10 ft. > loft. 68 ft. - 1 — #SP-15-10 L�1 Min. Rear Setback 30 ft. > 30 ft. 35 ft. Max. Buildine Height 40 ft. < 40 ft. 28 ft. Zoning Compliance Site Plan Review Standards A. Relationship of Proposed Development to the City of South Burlington Comprehensive Plan. Due attention by the applicant should be given to the goals and objectives and the stated land use policies for the City of South Burlington as set forth in the Comprehensive Plan. The Board finds the proposed building and uses to be consistent with the Comprehensive Plan. B. Relationship of Proposed Structures to the Site. (1) 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. Existing parking at the site is divided as follows: existing spaces are 58 truck spaces and 109 car spaces while proposed parking is 37 truck spaces and 133 car spaces. Based upon a proposed final square footage of 175,000 SF of predominantly warehouse space, 88 car parking spaces are required. This requirement is met. The Board finds that this criterion has been met. 2) Parking: (a) Parking shall be located to the rear or sides of buildings. Any side of a building facing a public street shall be considered a front side of a building for the purposes of this subsection. (b) The Development Review Board may approve parking between a public street and one or more buildings if the Board finds that one or more of the following criteria are met. The Board shall approve only the minimum necessary to overcome the conditions below. (i) ............... (ii) .............. ON ............... (iv) The lot contains one or more existing buildings that are to be re -used and parking needs cannot be accommodated to the rear and sides of the existing building(s); The Board recognizes the goal of the applicant to improve safety on the property by creating a new truck only curb cut and segregating the flow of truck traffic and employee traffic and parking. Vehicle parking areas have been maximized in areas away from truck traffic. Given the existing conditions on the site and improvements to be made, the Board finds that the proposal meets condition (iv) noted above. (v) ........................... NO........................ (c) ................................ -2— #SP-15-10 (d)................................. (3) 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 anticipated adjoining buildings. The proposed addition is 28 ft. high and similar in size to other buildings on the lot. The Board finds that this criterion to be met. (4) Newly installed utility services and service modifications necessitated by exterior alterations or building expansion shall, to the extent feasible, be underground. The plans indicate that such services are located underground. The Board finds that this criterion has been met. C. Relationship of Structures and Site to Adjoining Area. (1) The Development Review Board shall encourage the use of a combination of common materials and architectural characteristics (e.g., rhythm, color, texture, form or detailing), landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. A rear addition to the property's main building is proposed as well as other improvements. As noted above, the applicant has submitted a landscaping plan which the City Arborist found acceptable with the exception of a minor detail. The Board finds that this criterion has been met. (2) 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 addition, gas canopy and deck are consistent with the surrounding landscape and with others in the vicinity. The Board finds that this criterion has been met. 14.07 Specific Review Standards A. Access to Abutting Properties. 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 or collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. No reservation of land is required. B. Utility Services. Electric, telephone and other wire -served utility lines and service connections shall be underground insofar as feasible and subject to state public utilities regulations. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. The plans indicate that such services are located underground. The Board finds that this criterion has been met. -3— #SP-15-10 C. Disposal of Wastes. 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). Small receptacles intended for use by households or the public (ie, non-dumpster, non -large drum) shall not be required to be fenced or screened. The plans show a proposed location for a concrete pad to site a trash compactor which will be enclosed. The Board finds that this criterion has been met. D. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping, Screening, and Street Trees. Building construction cost is estimated at $1,658,719. Required minimum landscaping is calculated as follows: First $250,000 x 3% _ $7,500 Next 250,000 x 2% _ $5,000 Balance over $500,000 x 1% _ $11,587 Minimum required landscaping budget = $23,587. The applicant is proposing to remove many existing trees on the property, however. The applicant met with the City Arborist to discuss how to replace the proposed trees to be removed and sent the following email to staff on April 9, 2015 outlining the details of their agreement along with a revised landscaping plan and schedule. Ray, Per our phone conversation, I met with Craig Lambert at the Farrell Distributing site this and we came to an agreement on proposed tree replacements. I've attached the revised demo plan, landscape plan and planting estimate. I'll follow up in a separate email with the rendering, and will stop by to drop off the hard copies today. In summary of our meeting, there will be a 2 to 1 replacement ratio (two new trees to replace each single tree removed). Conversely, there is a 1 to 2 ratio for the diameter inch replacement (69.5" to replace the existing 140"). In particular, we're proposing additional trees immediately east of the building as well as further up the hill, and we will remove the remaining white pines in the parking area so as to fit in additional hardwoods. I've included some of Craig's suggestions on species, and replacement tree plantings are highlighted in green on the attached landscape plan. Thanks to you and Craig for working with us on this, and please stay tuned for the updated rendering. Jeremy JEREMY B. OWENS, PLA Associate Landscape Architect #SP-15-10 T. I. Boyle Associates, ttC In total, the applicant is proposing a final planting cost of $45,157.05 with the "trees and shrubs" portion of the landscaping costs amounting to $43,350.00. The Board finds that this criterion is met. E. Modification of Standards. Where the limitations of a site may cause unusual hardship in complying with any of the standards above and waiver therefrom will not endanger the public health, safety or welfare, the Development Review Board may modify such standards as long as the general objectives of Article 14 and the City's Comprehensive Plan are met. However, with the exception of side yard setbacks in the Central District 1, in no case shall the DRB permit the location of a new structure less than five (5) feet from any property boundary and in no case shall be the DRB allow land development creating a total site coverage exceeding the allowable limit for the applicable zoning district in the case of new development, or increasing the coverage on sites where the pre-existing condition exceeds the applicable limit. No waivers are required. STORMWATER The Public Works Department provided the following comments to staff on April 7, 2015 Ray, I reviewed the "Farrell Distributing Corp. " site plan for the property located at 5 Holmes Road, prepared by Civil Engineering Associates, dated 2125115 and last updated on 2125115. l would like to offer the following comments: 1. The proposed project is located outside of the City's stormwater impaired watersheds in on area that discharges directly into Shelburne Bay via an unnamed stream. 2. The applicant should confirm that the dimensional summary tables provided on sheet C2.0 accurately list the proposed dimensions. 3. The project will require a construction stormwater permit from the Vermont DECStormwater Division if greater than 1 acre of land is disturbed. If necessary, the applicant should acquire this permit before starting construction. 4. The property is covered by an existing State stormwater permit issued by Vermont DEC. The proposed increase in impervious area will require an update to this existing State permit. The applicant should provide information regarding the status of this State permit application. 5. The applicant should provide drainage area maps and hydrologic modeling (the same modeling that was submitted to DEC is sufficient) for all new or improved stormwoter treatment practices. -5— r #SP-15-10 6. Water drains from this site to the west and reaches the lake after passing through a culvert under the railroad and a culvert under the driveway for an adjacent property. The applicant should confirm that these culverts can safely pass the 25 year storm event under proposed conditions. This is a requirements of section 15.13.F(3) of the City's Land Development Regulations. 7. The applicant should show snow storage locations on the site plan. 8. The DRB should include a condition requiring the applicant to regularly maintain all stormwater treatment and conveyance infrastructure. Thank you for the opportunity to comment. -Tom Thomas J. Di Pietro Jr. Deputy Director Department of Public Works The applicant responded to the above comments on April 17, 2015 and Mr. DiPietro responded on April 20, 2015 that he had no further comment. The Board finds that the applicant shall comply with the recommendations of the Department of Public Works. FIRE DEPARTMENT COMMENTS In an email to staff dated March 25, 2015 the Fire Chief provided the following comments: Dear Ray: Myself and Deputy Chief Francis have reviewed the site plans for Farrell Distributing at 5 Holmes Road. This is for their proposed expansion project. We have the following comments: 1. The fire hydrant relocation plans are good. 2. Fire Department access is good. 3. Landscaping plan does not seem to interfere with fire department access and Emergency equipment deployment. 4. Building plans should be approved by the South Burlington Fire Marshal prior to any construction. Should you need any further assistance on this project please feel free to contact me. l� #SP-15-10 Sincerely, Douglas S. Brent Fire Chief The Board finds that the applicant shall comply with the recommendations of the Fire Chief. Traffic Generation Based upon a final construction total of a 175,000 SF of predominantly warehouse building (ITE LUC #110), the weekday PM Peak Hour average vehicle trip ends is calculated as follows: 0.32 (trip generation per 1,000 SF g.f.a.) x 175 = estimated number of vehicle trip ends generated by current uses is 87.5 trip ends. The property's current allocation of trip ends is 153 VTEs as established in a prior Findings of Fact & Decision signed on February 25, 1997. The Board therefore finds that no additional traffic is expected from the expansion. DECISION Motion by John Wilking, seconded by David Parsons, to approve Site Plan Application #SP-15-10 of Farrell Distributing Corporation, subject to the following conditions: 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. The plans shall be revised to comply with the comments of the City of South Burlington Department of Public Works per the email dated April 7, 2015. 4. 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 should meet the standards set forth in Section 16.04 of the South Burlington Land Development Regulations. The South Burlington Stormwater Superintendent shall visit the site as construction progresses to ensure compliance with this criterion. 5. The applicant shall regularly maintain all stormwater treatment and conveyance infrastructure. -7— #SP-15-10 6. For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Development Review Board estimates that the proposed expansion will generate a total of zero (0) additional vtes. 7. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications should be underground. 8. Prior to zoning permit issuance for construction of the project, the applicant shall post a $43,350 landscaping bond. This bond shall remain in full effect for three (3) years to assure that the landscaping has taken root and has a good chance of survival. 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. All exterior lighting shall be downcast and shielded, and otherwise comply with Section 13.07 of the SBLDR. 11. Prior to issuance of a zoning permit for the addition, the applicant shall submit to the Administrative Officer a final set of project plans as approved in digital (PDF) format. 12. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to the use of the addition. 13. Any change to the site plan shall require approval of the South Burlington Development Review Board or the Administrative Officer. Tim Barritt Yea Nay Abstain Not Present Mark Behr Yea Nay Abstain Not Present Brian Breslend Yea Nay Abstain Not Present Bill Miller Yea Nay Abstain Not Present David Parsons Yea Nay Abstain Not Present Jennifer Smith Yea Nay Abstain Not Present John Wilking Yea Nay Abstain Not Present Motion carried by a vote of 6— 0 — 0. 1 'I Signed this day of I 2015, by im Barritt, 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).