HomeMy WebLinkAboutSP-08-73 - Decision - 0068 Nesti Drive#SP-08-73
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
CRATE ESCAPE TOO - 68 NESTI DRIVE
SITE PLAN APPLICATION #SP-08-73
FINDINGS OF FACT AND DECISION
The Crate Escape, Too, hereinafter referred to as the applicant, is seeking to amend a
previously approved plan for a 53,000 sq. ft. building consisting of 46,000 sq. ft. of light
manufacturing use and 7,000 sq. ft. of pet day care facility use. The amendment consists
of adding kennel use to the pet day care facility to allow overnight boarding of dogs, 68
Nesti Drive.
The Development Review Board held a public hearing on Tuesday, September 2, 2008
and September 16, 2008. Tammy Schey 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 to amend a previously approved plan for a 53,000 sq. ft.
building consisting of 46,000 sq. ft. of light manufacturing use and 7,000 sq. ft. of
pet day care facility use. The amendment consists of adding kennel use to the
pet day care facility to allow overnight boarding of dogs, 68 Nesti Drive.
2. The Development Review Board heard the application at a meeting on
September 2, 2008 and continued the hearing until September 16, 2008 so that
the applicant could consider the feasibility of relocating the outdoor dog play
area.
3. The owner of record of the subject property is Catamount/Middlebury, LLC.
4. The subject property is located in the Commercial 2 (C2) Zoning District.
5. The plan submitted is entitled, "Overall Existing Conditions Site Plan" prepared
by Civil Engineering Associates, Inc., dated Jan. 2006.
DIMENSIONAL STANDARDS
There are no changes to dimensional standards as part of this application.
SITE PLAN REVIEW STANDARDS
Section 14.06 of the South Burlington Land Development Regulations establishes the
following general review standards for all site plan applications:
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#S P-08-73
(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.
No changes to the existing buildings are being proposed as part of this application. This
criterion is being met.
Given the current use of 46,000 square feet of light manufacturing, and 7,000 square feet of
pet daycare, 35 parking spaces are required. The existing site contains 117 spaces,
including 3 spaces marked as handicapped accessible. 30 of the 117 spaces are
designated for commercial parking use, leaving 87 parking spaces for the subject property.
This is more than enough to satisfy the existing use and also allows for a substantial
change in use for the building should that happen.
The plan submitted as part of this site plan review does not match that which was last
approved. The plans shall be revised to reflect the changes which were instituted as part of
Site Plan #07-06 and Conditional Use Plan #07-01, specifically the designation of
commercial parking spaces.
(b) Parking shall be located to the rear or sides of buildings to the greatest extent
practicable.
No changes to the existing buildings are being proposed as part of this application. Without
tearing down the new building it would not be possible to relocate the parking. The parking
layout presented is acceptable.
(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 building 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.
(f) 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.
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#S P-08-73
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:
(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.
At this time, providing additional accesses are 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 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).
The plans depict an enclosed dumpster.
(d) Landscaping and Screening Requirements
As there is no building construction proposed for this site, there are no minimum
landscaping requirements.
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. Adequate snow
storage areas are shown on the plans.
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. The applicant has stated that there is no new lighting proposed as
part of this application.
Bicycle Rack
A bicycle rack is depicted on the plans.
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#SP-08-73
USE
Kennel use is a permitted use in the Commercial 2 zoning district.
DECISION
Motion by VAT �Cul'J , seconded by 1��\ �� to
approve Site Plan Application #SP-08-73 of The Crate Escape Too, 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 plan shall be revised to show the changes 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. The plans shall be revised to align with the changes which were instituted
as part of Site Plan #07-06 and Conditional Use #07-01.
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 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/Compliance from the
Administrative Officer prior to using the property for kennel use.
7. Any change to the site plan shall require approval by the South Burlington
Development Review Board.
#SP-08-73
Mark Behr —o/nay/abstain/not present
Matthew Birmingham
—yea/nay/abstai not presen
John Dinklage
ay/abstain/not prese
Roger Farley —
present
f�nay/abstain/not
Eric Knudsen —y/abstain/not
present
Peter Plumeau
nay/abstain/not present
Gayle Quimby
ay/abstain/not present
Motion carried by a vote of - d - J
Signed this -1—L day of 2008, by
John Dinklage, Chair
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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