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Home My WebLink AboutSP-03-45 - Decision - 0016 0018 Lime Rock RoadCITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING DEVELOPMENT REVIEW BOARD JCK INVESTMENTS — LIME ROCK ROAD SITE PLAN APPLICATION #SP-03-45 FINDINGS OF FACT & DECISION JCK Investments, LLC, hereafter referred to as the applicant, is requesting site plan approval for construction of two (2) outside storage bins and the use of the property for outside storage related to use on the adjacent lot, 14 Lime Rock Road. The Development Review Board held a public meeting on December 2, 2003. Skip McClellan represented the applicant. Based on testimony given at the above mentioned public meeting and on the plans and supporting materials contained in the document file for this application, the Development Review Board finds, concludes and decides as follows: FINDINGS OF FACT The applicant is requesting site plan approval for construction of two (2) outside storage bins and the use of the property for outside storage related to use on the adjacent lot, 14 Lime Rock Road. 2. The owner of record is JCK Investments, LLC. 3. The subject property contains 0.98 acres and is located in the Mixed Industrial & Commercial District and the Floodplain Overlay District. Zoning District & Dimensional Requirements: Table 1. Dimensional Requirements IC Zoning District Required Proposed Min. Lot Size 0.92 acres 0.98 acres Max. Building Coverage 25% 0% Max. Overall Coverage 70% 40.1% Max. Front Yard Coverage 30% 28% Min. Front Setback 30 ft. >30 ft. Min. Side Setback 10 ft. 10 ft. Min. Rear Setback 30 ft. >30 ft. Max. Building Height Not Not applicable I applicable zoning compliance Floodplain Overlay District The northern portion of the subject property falls within the Floodplain Overlay District. However, the proposed structure does not fall within the delineated 100 year flood elevation mark and therefore is not subject to any additional criteria. Setbacks The proposed project meets the front, rear, and side setbacks for the IC District, as outlined in Table C-2 of the Land Development Regulations. Coverage The applicant is not proposing any buildings on the subject property, so building coverage is not applicable to this application. The applicant is proposing an overall coverage of 40.1 %, which meets the 70% limitation set forth in Table C-2 of the Land Development Regulations. Front Yard Coverage Pursuant to Section 3.06(H) of the Land Development Regulations, no more than 30% of the required front setback shall be used for driveways and parking and the balance shall be suitably landscaped and maintained in good appearance. The existing front yard coverage on the property is 16.5% and the proposed front yard coverage is 28%, which meets the current limits as set forth in the Land Development Regulations. SITE PLAN RE MEW 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 project accomplishes a desirable transition from structure to site and from structure to structure. The site has adequate room for planting and safe pedestrian movement. Parking is not applicable to the proposed project. (b) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. Parking is not applicable to the proposed project. (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 proposed structure is compatible with the site and the 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. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall 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 Architectural details are not necessary for approval of the proposed project. (� 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 is located in the IC District. The proposed building relates harmoniously to the site and the existing buildings in the area. Site plan applications shall meet the following_ specific standards as set forth in Section 14.07 of the South Burlington 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 to abutting properties. 3 (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. The Development Review Board has already stated that 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 otherfacilities 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 plans do not depict a dumpster. (d) Landscaping and Screening Requirements According to Table 13-9 of the Land Development Regulations, the proposed project will require $525 of landscaping. The applicant submitted the proposed landscaping layout on the site plan. While this site plan was not prepared by a landscape architect, the plan was reviewed and approved by a professional landscape designer. This is sufficient for approval. Pursuant to Section 13.06(B) of the Land Development Regulations, snow storage area must be specified and located in an area that will minimize the potential for run-off. The plans depict adequate snow storage areas. Access/Circulation Access to the subject property is via an existing 20' wide gravel drive that utilizes and existing curb -cut off of Lime Rock Road. This is a sufficient means of access for the proposed project. In addition, staff feels circulation on the site is adequate. Lighting The plans do not depict any exterior lighting. Other The City Engineer has reviewed the plans. m W DECISION Motion by Mark Boucher, seconded by Gayle Quimby, to approve Site Plan application #SP-03- 45, 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 plans submitted by the applicant, as amended by this decision, and on file in the South Burlington Department of Planning & Zoning. 3. Any proposed exterior lighting shall comply with Appendix D of the Land Development Regulations and shall require the approval of the Administrative Officer, prior to issuance of a zoning permit. 4. For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Development Review Board estimates that the proposed project will generate zero (0) additional vehicle trip ends during the P.M. peak -hour. 5. The plans shall be revised to incorporate the requests of the City Engineer, as outlined in his letter dated November 26, 2003, prior to issuance of a zoning permit. 6. The applicant shall obtain a zoning permit within six (6) months. 7. The applicant shall obtain a certificate of occupancy prior to use or occupancy of the structure. 8. Any changes to the site plan shall require approval of the South Burlington Development Review Board. Chuck Bolton —yea/nay/abstain/not present Mark Boucher —yea/nay/abstain/not present John Dinklage —yea/nay/abstain/ not present Roger Farley —yea/nay/abstain/not present Michele Kupersmith —yea/nay/abstain/not present Larry Kupferman —yea/nay/abstain/not present Gayle Quimby —yea/nay/abstain/not present Motion passed by a vote of 7-0-0. Signed this day of December, 2003, by f f John Dinklage, Chair 5