HomeMy WebLinkAboutSP-03-41 - Decision - 0030 Airport RoadCITY of SOUTH BURLINGTON
DEPARTMENT of PLANNING & ZONING
THOMAS CHASE — 30 AIRPORT ROAD
SITE PLAN #SP-0341
FINDINGS of FACT AND DECISION
Thomas Chase, hereafter referred to as the applicant, is requesting site plan approval to
amend a previously approved plan for an 8,800 square foot general office building. The
amendment is for an umbrella approval for the following uses: personal instruction
facility; manufacturing and assembly from previously prepared materials; artist
production studio; general office; medical office; personal or business service, up to
3,000 square feet per any one principal structure; photocopy and print shop; and radio
and television studio, at 30 Airport Road. The subject property contains 0.82 acres and is
located in the Commercial (C1) District. The South Burlington Development Review
Board (DRB) held a public meeting on October 21, 2003. Walter Adams represented the
applicant.
Based on testimony provided at the above mentioned public meeting and the plans and
supporting materials contained in the document file for this application, the DRB finds,
concludes, and decides the following:
FINDINGS OF FACT
1. The applicant is requesting site plan approval to amend a previously approved plan for
an 8,800 square foot general office building. The amendment is for an umbrella approval
for the following uses: personal instruction facility; manufacturing and assembly from
previously prepared materials; artist production studio; general office; medical office;
personal or business service, up to 3,000 square feet per any one principal structure;
photocopy and print shop; and radio and television studio, at 30 Airport Road.
2. The owner of record is Chase Properties and Development, Ltd.
3. The subject property contains approximately 0.82 acres and is located in the
Commercial 1 (C 1) District.
4. The plans consist of one (1) sheet entitled "Chase Properties and Development, Ltd —
Airport Drive — So. Burlington, VT 05403 — Site Plan", prepared by Neagley and Chase
Construction Company, dated July 8, 2003.
Required Findings for Umbrella Approval
To make positive findings for an umbrella permit pursuant to Section 3.09 of the South
Burlington Land Development Regulations, the Development Review Board must
determine that:
1. Such uses are compatible in normal manner of operation, including types of traffic
generated; hours of use; lack of excessive noise, dust, odor, or other objectionable element;
and any other relevant aspect of operation.
2. Such uses can suitably share common facilities, such as parking and outside storage areas,
within the requirements of these regulations for any lot.
The DRB must then establish the following limits for the site:
1. P.M. peak hour trip ends
2. Number of required parking spaces
3. Gross floor area dedicated to any one use
4. Number of restaurant or retail food establishment seats
Request for Umbrella Approval
The applicant is seeking umbrella approval pursuant to Section 3.09 of the South Burlington
Land Development Regulations for multiple uses. Currently, the applicant has approval for
the following permitted use:
1. general office
The applicant is requesting that the following additional permitted uses be added to their
umbrella approval:
1. personal instruction facility
2. manufacturing and assembly from previously prepared materials
3. artist production studio
4. general office
5. medical office
6. personal or business service, up to 3,000 square feet per any one principal
structure
7. photocopy and print shop
8. radio and television studio
General: The first finding the South Burlington Development Review Board (DRB) must
make is on the compatibility of the proposed uses. The site is located in the C1 District and
J
is surrounded by other mixed -use buildings, including professional and office buildings.
The site is located on Airport Road.
Parking and Trip Generation: The tables below show the estimated P.M. peak hour trips
generated per 1,000 square feet of floor area and the City's required parking for each
proposed use if the entire GFA of the building is dedicated to a single use:
Table 1.
Permitted Uses
(proposed and current)
P.M. Peak Trips/1,000
GFA
Maximum for Site
Personal or business service, up to 3,000
ware feet
4.35
38.28
Photocopy and printing shops, with
accessory structure
2.59
22.8
Manufacturing and assembly from
previously prepared materials
0.75
6.6
*Artist production studio
0.75
6.6
*Personal instruction facility
4.30
37.84
Medical office
4.36
38.37
General Office
1.49
13.11
*Radio and television studio
1.49
13.11
46 used ITE land Use 140: Manufacturing
♦ used ITE Land Use 493: Health Club
* used ITE Land Use 710: General Office Building
Table 2.
Permitted Uses
(proposed and current(per
Parking Requirement
1,000 s . ft.
Maximum for Site
Personal or business service, up to 3,000
square feet
4
35.2
Photocopy and printing shops, with
accessory structure
5
44
Manufacturing and assembly from
previously prepared materials
0.511,000 sq. ft GFA, plus
1/employee
4.4, plus 1/employee
Artist production studio
2
17.6
Personal instruction facility
2/employee
2/employee
Medical office
5
44
General Office
3.5
30.8
Radio and television studio
2/employee
2/employee
I
Trip Generation
There are three (3) maximum trip generating uses included in this umbrella approval:
medical office; personal or business service, up to 3,000 square feet; and personal
instruction facility. If any of these uses occupied the entire building, the maximum P.M.
peak hour trip generation would be approximately 38 trip ends.
The Development Review Board approves 38 VTE's as the maximum for the site. The site
is, currently approved for 13 VTE's, which is the maximum trip ends for an 8,800 sq. $.
general office building. Therefore, the difference in VTE's is 25. However, the calculated
maximum VTE's is only theoretical at this point, so the applicant will pay for the road
impact fees based on the actual use of the property, prior to issuance of a zoning permit.
Parkins
The site currently has 47 parking spaces (including 3 handicapped). The maximum number
of parking spaces required for the most intensive use proposed for the building would be 44,
so parking should not be an issue for any of the proposed uses under this umbrella approval.
Pursuant to Table 13-7 of the Land Development Regulations, the parking lot containing
47 spaces will require 2 handicapped -accessible parking spaces. The plans, dated July 8,
2003, depict 3 handicapped -accessible parking spaces.
Site Plan Criteria
Access/Circulation: Pedestrian and vehicular access will vary depending on the actual
usage of the building. The maximum trip generating uses proposed under this application
would produce 38 P.M. peak hour trip ends. The access to this property is via a 28' curb
cut off of Airport Road. Circulation will remain unchanged.
Coverage/Setbacks: The existing building coverage for this property is 24.6%
(maximum allowed is 40%). The overall coverage for the property is currently 65.1%
(maximum allowed is 70%). There will be no additional increase in overall coverage
resulting from this proposed approval. The existing front yard coverage is 36.3%
(maximum allowed is 30%). The front yard coverage will not be changed through the
proposed approval and is a preexisting noncompliance.
Parking: This property currently provides 47 parking spaces, including 3 handicapped
spaces. According to the Land Development Regulations, 2 handicapped spaces need to
be provided. While the demand for parking spaces will depend on the actual use, the
maximum number of parking spaces required for the most intensive use proposed for the
building would be 44. Thus, the parking currently available should be sufficient for any
of the uses proposed through this application.
The Development Review Board notes that the existing parking lot does not meet the
parking aisle width requirements outlined in Table 13-8 of the Land Development
Regulations. The existing parking aisle width is 20', which is 4' short of the 24'
requirement.
Also, the Development Review Board notes that the parking aisle serving the single -row
of parking along the east side of the building is only 20' wide. Table 13-8 of the Land
Development Regulations requires parking aisles serving single -row parking space to be
at least 22' wide. Thus, there is a 2' shortfall.
The plans, dated July 8, 2003, show a bicycle rack.
Landscaping: Landscaping on the property will not change through this proposed
application.
Wetlands: Wetlands are not an issue with this proposed application.
Lighting: The applicant is proposing to replace the two (2) existing exterior pole lights,
which are not in conformance with the Land Development Regulations, with two (2)
175W metal halide cutoff luminaire, on a 16' steel pole light. The proposed exterior pole
lights meet the standards for exterior lighting in Appendix D of the Land Development
Regulations.
Dumpster: The dumpster on the property is sufficiently screened on the plans. However,
on the ground, the front of the dumpster is not screened.
Traffic: The maximum trip generating uses proposed under this application would
produce 38 P.M. peak hour trips, which should be sufficiently served through the current
access of the site. The applicant will have to pay the road impact fee for the additional
VTE's actually requested at the issuance of a zoning permit.
Other: Project data on Sheet 1 of the plans dated July 8, 2003 indicates the property is on
Airport Drive. The plans shall be revised to indicate the property is located on Airport
Road, prior to issuance of a zoning permit. In addition, three (3) copies of the revised
plans shall be submitted to the South Burlington Department of Planning and Zoning.
The applicant is proposing to add a handicapped ramp. The additional ramp will not
cause the property to exceed the allowed coverage requirements and setback
requirements are not applicable to handicapped ramps.
DECISION
Motion by Mark Boucher, seconded by Gayle Quimby, to approve Site Plan Application
#SP-03-41, subject to the following conditions:
1. The allowable uses in the building shall be:
1. personal instruction facility
2. manufacturing and assembly from previously prepared materials
3. artist production studio
4. general office
5. medical office
6. personal or business service, up to 3,000 square feet per any one principal
structure
7. photocopy and print shop
8. radio and television studio
2. All previous approvals and stipulations shall remain in full effect, except as amended
herein.
3. This project shall be completed as shown on the plans submitted by the applicant, as
amended by this decision, and on file in the South Burlington Department of Planning &
Zoning.
4. The approved uses are subject to change, as the South Burlington Land Development
Regulations and/or the South Burlington Zoning Districts are amended.
5. The applicant shall pay the additional road impact fees based on the actual tenants of the
building, prior to issuance of a zoning permit.
6. The dumpster shall be completely screened prior to issuance of a Certificate of
Occupancy.
7. The plans shall be revised to indicate the property is located on Airport Road, prior to
issuance of a zoning permit, and three (3) copies of the revised plans shall be submitted
to staff.
8. Any new tenants and/or changes in use shall require a zoning permit and analysis
pursuant to these umbrella criteria by the Administrative Officer.
9. Any changes to the site plan shall require approval of the South Burlington
Development Review Board.
10. Pursuant to Section 17.04(B) of the South Burlington Land Development
Regulations, the applicant shall obtain a zoning permit within six (6) months of this
decision or this approval shall be null and void.
11. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer
prior to occupancy by any new tenant or any change in use.
Chuck Bolton - e nay/abstain/not present
Mark Boucher - e nay/abstain/not present
John Dinklage - e nay/abstain/not present
Roger Farley - e nay/abstain/not present
Michele Kupersmith - e nay/abstain/not present
Larry Kupferman - nay/abstain/not present
Gayle Quimby-onay/abstain/not present
Motion Carried by a vote of '7 - v- z�>.
Signed this 2 -1, day of October, 2003, by
ohn Dinklage, Chair