HomeMy WebLinkAboutSP-06-51 - Decision - 0068 Nesti DriveCITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING & ZONING
CATAMOUNT/MIDDLEBURY, LLC — 68 NESTI DRIVE
SITE PLAN APPLICATION #SP-06-51
FINDINGS OF FACT AND DECISION
Catamount/Middlebury, LLC, hereinafter referred to as the applicant, is requesting site
plan approval to amend a previously approved plan for a 53,000 sq. ft. light
manufacturing building. The amendment consists of converting 7,000 sq. ft. to pet day
care use, and converting some of the outdoor area for dog playgrounds, 68 Nesti Drive.
Based on the document file for this application, the Administrative Officer finds,
concludes, and decides as follows:
FINDINGS OF FACT
1. This project consists of site plan approval to amend previously approved plan for
a 53,000 sq. ft. light manufacturing building. The amendment consists of
converting 7,000 sq. ft. to pet day care use and converting some of the outdoor
area for dog playgrounds, 68 Nesti Drive.
2. The owner of record of the subject property is Catamount/Middlebury, LLC.
3. The subject property is located in the Commercial 2 (C2) Zoning District.
4. The application was received on August 29, 2006.
5. The plan submitted is entitled, "Proposed Building Improvements 68 Nesti Dr. &
So. Burlington Vermont", prepared by Civil Engineering Associates, Inc., dated
Jan, 2006, with a last revised date of August 28, 2006.
DIMENSION REQUIREMENTS
6. Building coverage is 9.6% (40 % max). Building coverage will not change as a
result of this application. Overall Coverage will increase from 29.5% to 30.4%
(70% max). Front yard coverage will not change as a result of this application.
7. Setback requirements are being met.
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SITE PLAN REVIEW STANDARDS
Vehicular access
8. Access is provided via a curb cut off Nesti Drive. No changes are proposed.
Circulation
9. Circulation on the site is adequate.
Parking
10. The current use requires 30 parking spaces. The proposed and existing uses
require a total of 35 spaces. 95 spaces are shown on the plan. No spaces are
designated handicapped. The plans shall be revised to depict three (3)
handicapped spaces.
11. Pursuant to Section 13.01(G)(5) of the Land Development Regulations, bicycle
parking shall be provided on the subject property. Bicycle racks are not shown on
the plan. The plans shall be revised to show the location of the bicycle rack.
12. Pursuant to Section 13.01(B) of the Land Development Regulations, internal
landscaping of the parking area does not apply.
Landscaping
13. There are no proposed landscaping changes.
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 not 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:
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Traffic
16. The property is currently estimated to generate 39.22 vehicle trip ends (vtes)
during the P.M. peak hour. The proposed and existing uses will generate a total of
154.04 vtes (120 vtes estimated by applicant) for a total additional vtes of 114.82.
(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.
18. The building is existing. The proposal is in keeping with this requirement.
(c) Parking shall be located to the rear or sides of buildings to the greatest
extent practicable.
19. Parking is located on the side of the building. All parking is existing with no
additional parking proposed.
20. 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.
It has already been noted that bicycle racks are not 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.
21. 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.
22. The plans do not indicate changes in utility service.
(0 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.
23. The building is existing and no changes are proposed.
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(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 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.
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. 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).
27. Screened dumpster locations are not shown on the plan. The plan should be
revised to reflect the location of any existing or proposed screened dumpster
area(s).
DECISION
Based on the above Findings of Fact, the Administrative Officer hereby approves
Site Plan #SP-06-51 to amend a previously approved site plan for a 53,000 sq. ft.
light manufacturing building. The amendment consists of converting 7,000 sq. ft. to
pet day care use and converting some of the outdoor area for dog playground use,
based on the following conditions:
1) All previous approvals and stipulations which are not superseded by this
approval shall remain in effect.
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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 plans shall
be submitted to the Administrative Officer prior to permit issuance.
a) The plan shall be revised to show snow storage areas.
b) The plan shall be revised to show any existing or proposed screened
dumpster locations.
c) The plan shall be revised to show the location of the bicycle rack.
d) The plan shall be revised to depict three (3) handicapped parking spaces.
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) For the purpose of calculating road impact fees under the South Burlington
Impact Fee Ordinance, the Administrative Officer estimates an additional 114.82
vehicle trip ends during the P.M. peak hour.
5) The Applicant shall obtain a Certificate of Occupancy/Compliance from the
Administrative Officer prior to the use of the pet day care.
6) Any change to the site plan shall require approval by the South Burlington
Administrative Officer or the Development Review Board.
F
Signed on thi day ofSEfI4b�2006 by
lair, 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 $110 filing fee and be filed within 15 days
of the date of this decision.
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