The URL can be used to link to this page

Home My WebLink AboutSP-04-12 - Decision - 0006 Gregory DriveCITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING DAVID LAROSE — 6 GREGORY DRIVE SITE PLAN #SP-04-12 FINDINGS OF FACT AND DECISION David LaRose, hereinafter referred to as the "Applicant", is requesting site plan approval to amend a previously approved plan for a 6,000 sq ft building consisting of 3,000 sq ft of auto repair and service use and 3,000 sq ft of equipment service and repair shop use that includes retail. The amendment consists of converting 3,000 sq ft of equipment service and repair shop use that includes retail to auto and motorcycle sales, service, and repair, 6 Gregory Drive. Based on the plan and supporting material contained in the document file for this application, the Administrative Officer finds, concludes, and decides the following: FINDINGS OF FACT This project consists of amending a previously approved site plan for a 6,000 sq ft building consisting of 3,000 sq ft of auto repair and service use and 3,000 sq ft of equipment service and repair shop use that includes retail. The amendment consists of converting 3,000 sq ft of equipment service and repair shop use that includes retail to auto and motorcycle sales, service, and repair, 6 Gregory Drive. 2. The owners of record of this property are Bruce P. Barry and David W. LaRose. 3. This property is located within the Mixed Industrial and Commercial District. DIMENSIONAL REQUIREMENTS 1. Building coverage is 6.8% (maximum allowed is 40%). Overall coverage is 30.7% (maximum allowed is 70%). Front yard coverage is 29.8% (maximum allowed is 30%). 2. The building meets the setback requirement. SITE PLAN REVIEW STANDARDS Vehicular access 3. There are currently two ingress and egress curb cuts on the property from Gregory Drive. The southern most point of access is 23 feet in width and leads to a 19 foot -1- access drive. The northern most access drive is 36 feet in width. No changes are proposed. Circulation 4. Circulation on the site is adequate. Parking 5. A total of 12 parking spaces are required for the existing and proposed use. A total of 20 spaces are provided including two (2) handicapped spaces and a bike rack. Landscaping 6. There is no minimum landscaping requirement, based on building costs. The site is well landscaped so no additional landscaping will be required. 7. Pursuant to Section 13.06(B) of the Land Development Regulations, internal landscaping of the parking area does not apply. 8. Snow storage areas, pursuant to Section 13.07(A) of the Land Development Regulations, are not shown on the plan. The plan should be revised to show the snow storage areas. Outdoor Lighting 9. Pursuant to Section 13.07(A) of the Land Development Regulations, all exterior lighting must be shielded and downcasting to prevent light from spilling onto adjacent properties and rights -of -way. No lighting changes are proposed. Traffic 10. ITE estimates that the property currently generates 22.26 vehicle trip ends (vte's) during the p.m. peak hour. ITE estimates that the proposed change in use will reduce vte's to 20.28 for a 1.98 vte decrease. GENERAL REVIEW STANDARDS (a) The relationship of the proposed development to goals and objects set forth in the City of South Burlington Comprehensive Plan. -2- 11. The Comprehensive plan states that the city should encourage development while protecting natural resources and promoting a healthy and safe environment. The 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. 12. The building on this site is existing with no changes proposed. The site has adequate planting and adequate parking. (c) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. 13.Some parking spaces are currently located in the front of the building. It would not be reasonable to require the relocation of these spaces as a condition of approval. (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 existing building is a 1-story building which is compatible with it's site and the adjoining buildings. (e) Newly installed utility 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. (f) The combination of common materials and architectural characteristics, landscaping, buffers, screens and visual interruptions to aerate attractive transitions between buildings or different architectural styles shall be encouraged. 16. No changes to the site or building 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. 17. There are no proposed structures. All buildings are existing. -3- I 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. 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 are proposed. (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). 20. The dumpster storage area is located behind the building with additional screening provided by a six (6) foot high stockade fence. Other 21. The plan should be revised to remove labeling such as, "lawn tractors", "trailers", and "green house display", which are no longer applicable. DECISION Based on the above Findings of Fact, the South Burlington Administrative Officer hereby approves site plan application #SP-04-12 of David LaRose to amend a previously approved site plan for a 6,000 sq ft building consisting of 3,000 sq ft of auto repair and service use and 3,000 sq ft of equipment service and repair shop use that includes retail. The amendment consists of converting 3,000 sq ft of equipment service and repair shop use that includes retail to auto and motorcycle sales, service, and repair, 6 Gregory Drive, as depicted on a plan entitled "6 Gregory Drive South Burlington, VT", prepared by Paul Nestork, dated 6/2/94, with the following stipulations: 1) All previous approvals and stipulations, which are not superseded by this approval, shall remain in effect. -4- 2) 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 site plan shall be revised to show the snow storage areas. b) The site plan shall be revised to remove labeling such as, "lawn tractors", "trailers", and "greenhouse display", which are no longer applicable. 3) 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 zero additional vehicle trip ends during the p.m. peak hour. 4) Any new exterior lighting shall consist of downcasting shielded fixtures. Any change to approved lights shall require approval by the Administrative Officer prior to installation. 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 from the Administrative Officer prior to use of the newly converted space. 7) Any change to the site plan shall require approval by the South Burlington Development Review Board. A b/ Signed on this L2,- day of 2004 by P-,.- &�L 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 point 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). -5-