HomeMy WebLinkAboutSP-03-20 - Decision - 0086 Ethan Allen DriveCITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING & ZONING
Chris & Mike Senesac, ACM Reality - Ethan Allen Drive
SITE PLAN #SP-03-20
FINDINGS OF FACT& DECISION
Chris & Mike Senesac, ACM Reality, hereafter referred to as the applicant, are requesting site
plan approval to permit additional parking at 86 Ethan Allen Drive, South Burlington. The
application is to amend a previously approved site plan with a 5550 sq. ft. warehouse building to
provide 3 additional parallel parking spaces. 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
The applicants are requesting site plan approval to add three (3) parallel parking spaces
at 86 Ethan Allen Drive.
2. There currently is a 5,550 sf warehouse on the subject land. There are 13 approved
spaces identified on the plan including one handicapped parking space. The parking
requirements are defined in the Regulations as .5 x 5.55, which is three (3) spaces. The
applicant is proposing three new parallel parking spaces.
3. The subject property is located within a Mixed Industrial and Commercial (IC) District.
4. The applicant provided a plan prepared by O'leary — Burke dated 5/20/99 entitled "Belter
Park Lot 11 Ethan Allen Drive South Burlington, Vermont", last revised on 3/21/03.
5. This application must be reviewed under and comply with the South Burlington Land
Development Regulations.
6. Chris & Mike Senesac, AMC Realty owns the property.
DIMENSONAL REQUIREMENTS
The site plan complies with all setback, side — yard and coverage requirements.
SITE PLAN REVIEW STANDARDS
Vehicular access.
2. Access is provided via a 20ft. wide curb cut at 86 Ethan Allen Drive.
Circulation.
3. Circulation on the site is adequate.
Parking.
FINDINGS OF FACT & DECISION
Chris & Mike Senesac, ACM Realty Shawn - #SP-03-20
4. 3 parking spaces are required; 13 currently exists including 1 handicap space. The
applicant is proposing to add 3 parking spaces.
Pursuant to Section 13.01(G)(5) of the Land Development Regulations, bicycle parking
shall be provided for employees on the subject property. The plan indicates a bike rack
exists.
6. Pursuant to Section 13.06(B), Internal Landscaping of the Parking Area, does not apply.
Landscaping.
7. There is no minimum landscaping requirements. The existing landscaping is adequate.
Outdoor lighting
8. Pursuant to Section 13.07(A) of the all exterior lighting must be shielded and downcasting
to prevent light from spilling onto adjacent properties and rights -of -way. There are no
changes to lighting.
9. Pursuant to Section 13.06(B)(4), snow storage areas must be shown on the plans
Applicant needs to revise plans to show snow storage areas.
Pursuant to Sections 14.06 and 14.07 of the proposed Land Development Regulations, the
following review standards shall apply to site plan applications:
Traffic: The are no anticipated changes in traffic generation from the proposal. Traffic Impact
Fees were assessed when the lot was created.
(a) The relationship of the proposed development to goals and objects set forth in the
City of South Burlington Comprehensive Plan.
10. The Comprehensive Plan states that the city should encourage development while
protecting natural resources and promoting a healthy and safe environment. The proposed
change in use 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.
11. One 5,550 sf building exists on the site. Parking will be located to the north and east of the
building. There is no landscaping required for the proposed change.
(c) Parking shall be located to the rear or sides of buildings to the greatest extent
practicable.
12. The parking area is located to the north and east of the existing building. Section
13.01(G)(1) of the Land Development Regulations establishes design requirements for
parking spaces. Stalls with parking angle at 90 degrees have requirements of 9 ft. wide and
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FINDINGS OF FACT & DECISION
Chris & Mike Senesac, ACM Realty Shawn - #SP-03-20
are 18 ft. deep whereas stalls with parking angle of 0 degrees have requirements of 8 ft.
wide and 22 ft. deep. The 90 angle parking spaces meet the requirements of Section
13.01(G)(1). The proposed parallel parking spaces do not meet the requirements of Section
13.01 (G)(1) because they are 18' in length, which is 4' short of the required 22'. The plan
indicates 16 spaces located to the north and east of the building.
13. Section 13.01(G)(5) requires that bicycle parking or storage facilities be provided for
employees, residents, and visitors to the site. The plan does show a bike rack.
(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.
14. The Administrative Officer concludes that the proposed height and scale of the building is
consistent with the development of adjoining properties.
(e) Newly installed utility services and service modifications necessitated by exterior
alterations or building expansions shall, to the extent feasible, be underground.
15. The plans do not indicate changes in utility services.
(fl The combination of common materials and architectural characteristics,
landscaping, buffers, screens and visual interruptions to create attractive transitions
between buildings of different architectural styles shall be encouraged.
16. Adequate landscaping exists for the proposal.
(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.
17. The existing structure is parallel to Ethan Allen Drive. The Administrative Officer concludes
that the existing structure relates appropriately to the site.
In addition to the above general review standards, site plan applications shall meet the following
specific standards as set forth in Section 14.07 of the proposed 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.
18. 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.
19. No changes to existing underground utilities.
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FINDINGS OF FACT & DECISION
Chris & Mike Senesac, ACM Realty Shawn - #SP-03-20
(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
enc/osure(s).
20. The plans provided indicate a dumpster on the subject lands.
DECISION
The South Burlington Administrative Officer approves the site plan application #SP-03-17,
subject to the following conditions:
All previous approvals shall remain in full force and effect except as amended herein.
2. This project shall be completed as shown on the plans entitled "Better Park Lot 11 Ethan
Allen Drive South Burlington Vermont" dated 5/20/99, last revised on 3/21/03, submitted
by the applicant, as amended by this decision, and on file in the Department of Planning
and Zoning.
3. The applicant shall obtain a zoning permit within six months of this decision pursuant to
Section 17.04 of the Land Development Regulations or this approval shall be null and void.
4. The applicant must revise the plan to comply with Section 13.06 of the Land Development
Regulations to provide a snow dump area and provide 3 copies of the revised plan.
5. The applicant must revise the plan to comply with Section 13.01 (G) of the Land
Development Regulations to provide parallel parking spaces measuring 8' x 22' and
provide 3 copies of the revised plan. The applicant is required to comply the requirements
established for parallel parking or remove the designated parallel parking.
6. Prior to use of the structure, vehicle storage area, or parking area, the applicant shall obtain
a certificate of occupancy from the Administrative Officer.
7. Any changes to the site plan shall require approval by the South Burlington Development
Review Board.
Signed this #Adlavo f ✓ �1 L 2003, by
Rayrr'od J!Behair, Administrative Officer
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. If you fail to appeal this decision your right to challenge this decision at some time in the
future 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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