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Home My WebLink AboutSP-05-48 - Decision - 0041 IDX DriveCITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING MERV BROWN — 41 IDX DRIVE SITE PLAN NSP-05-48 FINDINGS OF FACT AND DECISION Mery Brown, hereinafter referred to as the applicant, is seeking to amend a previously approved site plan for a 29,425 sq. ft. building which includes: 1) 14,712 sq. ft. GFA of general office use and 2) 14,712 sq. ft. GFA of retail use. The amendment consists of: 1) converting 1, 613 sq. ft. GFA from retail to short-order restaurant, 2) reducing the amount of retail use to 7,198 sq. ft. GFA, 3) converting 1,341 sq. ft. GFA from retail to personal service use, and 4) increasing the amount of general office use to 19, 273 sq. ft. GFA , 41 IDX Drive. Based on the plans and supporting material contained in the document file for this application, the Administrative Officer finds, concludes, and decides as follows: FINDINGS OF FACT This project consists of amending a previously approved site plan for a 29,425 sq. ft. building which includes: 1) 14,712 sq. ft. GFA of general office use and 2) 14,712 sq. ft. GFA of retail use. The amendment consists of. 1) converting 1, 613 sq. ft. GFA from retail to short-order restaurant, 2) reducing the amount of retail use to 7,198 sq. ft. GFA, 3) converting 1,341 sq. ft. GFA from retail to personal service use, and 4) increasing the amount of general office use to 19, 273 sq. ft. GFA, 41 IDX Drive. 2. The owner of record of the subject property is Mery Brown. 3. The subject property is located in the Commercial 2 (C2) Zoning District. 4. The application was received on October 6, 2005. The plan submitted is entitled, "Shelburne Square Change of Use Plan South Burlington Vermont", prepared by O'Leary — Burke Civil Associates, PLC, dated 9/21/05. DIMENSION REQUIREMENTS 6. There are no changes to the overall coverage. 7. The setback requirements are being met. -1- SITE PLAN REVIEW STANDARDS Vehicular access 8. Access is provided via a curb cut on IDX Drive. Circulation 9. Circulation on the site is adequate. Parking 10. The changes in use require the site to have 129 parking spaces. There are currently 147 parking spaces on the property including six (6) handicap designated spaces. 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 shown on the plan. 12. Pursuant to Section 13.01(B) of the Land Development Regulations, internal landscaping of the parking area does not apply. Landscaping 13. The applicant is not proposing any changes to landscaping. 14. Pursuant to Section 13.06(B)(4) of the Land Development Regulations, snow storage areas must be shown on the plan. Snow storage areas are shown on the plan. Outdoor Lighting 15. No changes to exterior lighting are proposed. Pursuant to Sections 14.06 and 14.07 of the Land Development Regulations, the following review standards shall apply to the site plan applications: -2- Traffic 16. According to the Institute of Transportation Engineers (ITE), the current uses create 61.7 vehicle trip ends (vte's) during the p.m. peak hour. The proposed uses create 73.1 vte's, for an 11.4 vte increase. (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. (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. 19. 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. 20. Parking is located on the front and west side of the building. All parking is existing with no additional parking proposed. 21. Section 13.01 of the Land Development Regulations requires that bicycle parking or storage facilities be provided for employees, residents, and visitors to the site. A bicycle rack is shown on the plan. (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. 22. 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. 23. The plans do not indicate changes in utility service. (f) The combination of common materials and architectural characteristics, landscaping, buffers, screens and visual interruptions to cerate attractive transitions between buildings or different architectural styles shall be encouraged. -3- 24. 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. 25. 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. 26. 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 located so as to have a harmonious relation to neighboring properties and to the site. 27. No changes to existing underground utilities. (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). 28. The property does have dumpsters to handle solid waste. The screened dumpster storage area is shown on the plan. DECISION Based on the above Findings of Fact, the South Burlington Administrative Officer approves site plan application #SP-05-47 to amend a previously approved site plan for a 29,425 sq. ft. building which includes: 1) 14,712 sq. ft. GFA of general office use and 2) 14,712 sq. ft. GFA of retail use. The amendment consists of: 1) converting 1, 613 sq. ft. GFA from retail to short-order restaurant, 2) reducing the amount of retail use to 7,198 sq. ft. GFA, 3) converting 1,341 sq. ft. GFA from retail to personal service use, and 4) increasing the amount of general office use to 19, 273 sq. ft. GFA , 41 IDX Drive. I 1) All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2) 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 11.4 additional vehicle trip ends during the P.M. peak hour. 3) The Applicant shall obtain a zoning permit within six (6) months of this decision pursuant to Section 17.04 of the Land Development Regulations, or this approval is null and void. 4) The Applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to the use of the newly converted spaces. 5) Any change to the site plan shall require approval by the South Burlington Development Review Board. i`. Signed on this; day of , 2005 by ve 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. -5-