HomeMy WebLinkAboutSP-09-53 - Decision - 0018 Lime Rock Road#SP-09-53
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
SISTERS & BROTHERS INVESTMENT — 18 LIME ROCK ROAD
SITE PLAN APPLICATION #SP-09-53
FINDINGS OF FACT AND DECISION
Sisters & Brothers Investment, hereinafter referred to as the applicant, is seeking to
amend a previously approved plan for 9,000 square feet of warehousing, storage and
distribution use in conjunction with a contractor's yard not including retail. The
amendment consists of a change of use of 1,200 square feet from warehouse use to
general office use.
Based on the plans and materials contained in the document file for this application, the
Administrative Officer finds, concludes, and decides the following:
FINDINGS OF FACT
1. The applicant is seeking to amend a previously approved plan for 9,000 square
feet of warehousing, storage and distribution use in conjunction with a
contractor's yard not including retail. The amendment consists of a change of use
of 1,200 square feet from warehouse use to general office use.
2. The owner of record of the subject property is Sisters & Brothers Investment.
3. The subject property is located in the Mixed Industrial and Commercial Zoning
District.
4. The application was received on June 18, 2009.
5. The plan submitted is entitled "J.T. Ventures C.P.I. Storage Addition," prepared
by Wright & Morrisey Inc, dated 7/13/89.
DIMENSIONAL REQUIREMENTS
6. Dimensional requirements are not changing as a result of this application.
7. Setback requirements are being met.
SITE PLAN REVIEW STANDARDS
Vehicular access
8. Access is provided via a curb cut off Lime Rock Road. No changes are proposed.
Circulation
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9. Circulation on the site is adequate and remains unchanged.
Parking
10. There are no changes to parking provided on site. The change in use of 1200
square feet from warehousing to general office will result in a total requirement of
nine (9) parking spaces. Fifteen parking spaces are shown on the plans.
However, none of these are shown as handicapped accessible. One space shall
be shown as handicapped accessible. The parking spaces are not striped. It is
unclear on the ground where one should park. The parking should be striped and
clearly demarcated for visitors and employees.
11. Pursuant to Section 13.01(G)(5) of the Land Development Regulations, bicycle
parking shall be provided on the subject property. A bicycle rack is not shown on
the plan or available on site. One should be shown on the plans and made
available on site.
12. Pursuant to Section 13.01(B) of the Land Development Regulations, internal
landscaping of the parking area does not apply to this application.
Landscaping
13. As no new construction is proposed, no additional landscaping is required.
14. Pursuant to Section 13.06(B)(7) of the Land Development Regulations, snow
storage areas must be shown on the plan. The plan indicates snow storage
areas.
Outdoor Lighting
15. There are no changes to outdoor lighting proposed.
Pursuant to Sections 14.06 and 14.07 of the Land Development Regulations, the
following review standards shall apply to site plan applications:
Traffic
16. The change of 1200 square feet of warehousing use to general office will result in
an additional 1.4 vehicle trip ends for the pm peak hour.
(a) The relationship of the proposed development to goals and objects set forth in
the City of South Burlington Comprehensive Plan.
17. The Comprehensive Plan states that the City should encourage development
while protecting natural resources and promoting a healthy and safe
environment. The proposed project is in keeping with the recommended actions
of the Comprehensive Plan.
WMI
#S P-09-53
(b) 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.
18. The building is existing and no changes are proposed.
(c)Parking shall be located to the rear or sides of buildings to the greatest extent
practicable.
19. All parking is existing and no changes are proposed.
(d) 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.
20. The building is existing and no changes are proposed.
(e) Newly installed utility service modifications necessitated by exterior alterations
or building expansions shall, to the extent feasible, be underground.
21. The plan does not indicate a change in utility service.
(0 The combination of common materials and architectural characteristics,
landscaping, buffers, screens, and visual interruptions to create attractive
transitions between buildings or different architectural styles shall be
encouraged.
22. The building is existing and no changes are proposed.
(g) 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.
23. The building is existing and no changes are proposed.
In addition to the above general review standards, site plan applications shall meet the
following specific standards 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 or collector street, to provide additional access for
emergency or other purposes, or to improve general access and circulation in the
area.
24. The reservation of land is not necessary.
(b) Electric, telephone, and other wire -served utility lines and service connections
shall be underground. Any utility installations remaining above ground shall be
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located so as to have a harmonious relation to neighboring properties and to the
site.
25. As noted above, there are no changes to utility service with this application.
(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).
26. Pursuant to Section 13.06(C)(1) of the Land Development Regulations, screened
dumpster locations must be shown on the plans. Screened dumpster locations
are not shown on the plans. The plan should be revised to depict any dumpsters
on site as adequately screened.
OTHER
There is a large structure on the site which can best be described as a large semi-
permanent shed/garage. This is a large structure which has never been approved or
otherwise permitted. It shall be removed from the site or the applicant shall apply to the
Administrative Officer for site plan approval.
The entire property is within the 100 year floodplain overlay. However, the site has
previously received a letter of map amendment which removes it from the floodplain.
There is also additional outside storage on the site which has never been approved or
otherwise permitted.
DECISION
Based on the above Findings of Fact, the Administrative Officer herby approves Site
Plan Application #SP-09-53 of Sisters & Brothers Investment to amend a previously
approved plan for 9,000 square feet of warehousing, storage and distribution use in
conjunction with a contractor's yard not including retail. The amendment consists of a
change of use of 1,200 square feet from warehouse use to general office use.
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 plan and shall be on file in the
South Burlington Department of Planning and Zoning.
3. The applicant shall obtain a zoning permit for Phase II within six (6) months
pursuant to Section 17.04 of the Land Development Regulations or this approval
is null and void.
4. For the purpose of calculating road impact fees under the South Burlington
Impact Fee Ordinance, the Administrative Officer estimates that the change in
use will generate 1.4 additional vehicle trip ends during the P.M. peak hour.
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5. The parking spaces on the ground shall be striped in accordance with the plan.
6. All trash facilities shall be screened and located in an area other than the parking
spaces.
7. The plan shall be revised to show the charges below and shall require approval
of the Administrative Officer. Three (3) copies of the approved revised plan shall
be submitted to the Administrative Officer prior to permit issuance:
a. Depict one space as handicapped accessible with appropriate
dimensions and signage.
b. Depict any dumpsters on site as adequately screened.
8. The detached accessory structure on the site shall either be removed or
otherwise approval must be obtained.
9. No outside storage is approved on site. It shall be removed prior to issuance of
the Certificate of Occupancy.
10. The applicant shall obtain a Certificate of Occupancy/Compliance from the
Administrative Officer prior to occupancy of the newly converted space.
11. Any change to the site plan shall require approval by the South Burlington
Development Review Board or the Administrative Officer.
Signed on this 1� day of , 2009 by
I
Belair, Administrative Officer
PLEASE NOTE: Pursuant to 24 VSA §4465, an interested person may appeal this
decision by filing a Notice of Appeal with the secretary of the Development Review
Board. This Notice of Appeal must be accompanied with a $110 filing fee and be filed
within 15 days of the date of this decision.
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