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Home My WebLink AboutSP-09-88 - Decision - 0019 Gregory Drive#SP-09-88 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING R.E.M. DEVELOPMENT COMPANY, LLC - 19 GREGORY DRIVE SITE PLAN APPLICATION #SP-09-88 FINDINGS OF FACT AND DECISION R.E.M. Development, LLC, hereinafter referred to as the applicant, is seeking approval to amend a previously approved plan for a 27,500 sq. ft. general office/manufacturing building. The amendment consists of: 1) construction of a 1250 sq. ft. addition for municipal facility use, 2) conversion of 26,850 sq. ft. of general office use to municipal facility use (police station), 3) related site improvements including parking and drive changes, new sidewalks, building entries, security fence, and exterior lighting, 19 Gregory Drive. Based on the plans and materials contained in the document file for this application, the Administrative Officer finds, concludes, and decides the following: FINDINGS OF FACT 1. The applicant is seeking to amend a previously approved plan for a 27,500 sq. ft. general office/manufacturing building. The amendment consists of: 1) construction of a 1250 sq. ft. addition for municipal facility use, 2) conversion of 26,850 sq. ft. of general office use to municipal facility use (police station), 3) related site improvements including parking and drive changes, new sidewalks, building entries, security fence, and exterior lighting, 19 Gregory Drive. 2. The owner of record of the subject property is REM Development, LLC. 3. The subject property is located in the Mixed Industrial & Commercial (Mixed IC) Zoning District. 4. The application was received on November 5, 2009. 5. The plans submitted consist of a two (2) page set of plans. Page one (1) is entitled, "19 Gregory Drive R.E.M. Development Company, LLC Lot 2 — Green Tree Park South Burlington, VT", prepared by Lamoureux & Dickinson Consulting Engineers, Inc., dated 10/19/09, with a last revised date of 11/16/2009. DIMENSIONAL REQUIREMENTS 6. Building coverage will increase from 15% to 15.7% (40% is maximum). Overall coverage will increase from 52.9% to 54.4% (70% is maximum). Front yard coverage will remain unchanged at 29.4% (30% is maximum) and will remain unchanged. 7. Setback requirements are being met. - 1 - #SP-09-88 SITE PLAN REVIEW STANDARDS Vehicular access 8. Access is provided via a curb cut off Gregory Drive. No changes are proposed. Circulation 9. Circulation on the site is adequate Parking 10. This lot has frontage on two public roads and is thus considered a through lot with two front yards, and two side yards. There are no rear yards. Parking is located to the side of the building, with some existing parking in the front yard along Gregory Drive. The applicant is proposing no changes to the existing number of parking spaces. 153 parking spaces are now shown on the plan, and 153 parking spaces are required. 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(13) of the Land Development Regulations, internal landscaping of the parking area does not apply to this application. Landscaping 13. Landscaping changes will total $2,675, which is above the $2,250 required by the addition to the building. 14. Pursuant to Section 13.06(B)(7) of the Land Development Regulations, snow storage areas must be shown on the plan. The plan does not indicate the snow storage area. Outdoor Lighting 15. Changes to outdoor lighting conform to requirements for safety and downward shielding. Pursuant to Sections 14.06 and 14.07 of the Land Development Regulations, the following review standards shall apply to site plan applications: Traffic 16. Traffic will not be affected as a result of this application. (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 -2- #S P-09-88 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. 18. The proposed addition is in keeping with this requirement, as are proposed crosswalks and alterations to existing drives. (c)Parking shall be located to the rear or sides of buildings to the greatest extent practicable. 19. As noted above, parking is located to the side of the building, with some existing parking in the front yard along Gregory Drive. 20. As noted above, a bicycle rack location is noted 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. 21. The proposed addition is in keeping with this requirement. (e) Newly installed utility service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. 22. The proposed utilities service modifications will be underground. (0 The combination of common materials and architectural characteristics, landscaping, buffers, screens, and visual interruptions to create attractive transitions between buildings or different architectural styles shall be encouraged. 23. The proposed addition is in keeping with this requirement (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. 24. The proposed addition is in keeping with this requirement 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. -3- #SP-09-88 25. 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. 26. As noted above, the proposed utilities service modifications will 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 enc/osure(s). 27. Pursuant to Section 13.06(C)(1) of the Land Development Regulations, screened dumpster locations must be shown on the plans. Screened dumpster locations are shown on the plan. I91 344 Wre i, I Based on the above Findings of Fact, the Administrative Officer herby approves Site Plan Application #SP-09-88 of R.E.M. Development Company, LLC, to amend a previously approved plan for a 27,500 sq. ft. general office/manufacturing building. The amendment consists of: 1) construction of a 1250 sq. ft. addition for municipal facility use, 2) conversion of 26,850 sq. ft. of general office use to municipal facility use (police station), 3) related site improvements including parking and drive changes, new sidewalks, building entries, security fence, and exterior lighting, 19 Gregory Drive. 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 plan and shall be 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 plan shall be revised to depict snow storage area(s). 3. 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. 4. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to occupancy of the addition and the newly converted space. 5. Any change to the site plan shall require approval by the South Burlington Development Review Board or the Administrative Officer. #SP-09-88 Signed on this of by/� Cl--0 , 2009 by nd J. Belair, Administrative 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 $113 filing fee and be filed within 15 days of the date of this decision. -5-