The URL can be used to link to this page

Home My WebLink AboutSP-05-13 - Decision - 0011 Commerce AvenueCITY of SOUTH BURLINGTON DEPARTMENT of PLANNING AND ZONING AL-AN'S AUTO - 11 COMMERCE AVENUE SITE PLAN APPLICATION #SP-05-13 FINDINGS of FACT AND DECISION J. G. Architects Inc., hereafter referred to as the applicant is seeking site plan approval to amend a previously approved plan for a 2,584 square -foot auto service and repair facility. The amendment consists of constructing a 2,344 square -foot addition, 11 Commerce Avenue. The Development Review Board held a public meeting on May 3, 2005. Julian Goodrich represented the applicant. Based on testimony provided at the above mentioned public hearing and the plans and supporting materials contained in the document file for this application, the Development Review Board finds, concludes, and decides the following: FINDINGS of FACT 1. The applicant is seeking site plan approval to amend a previously approved plan for a 2,584 square -foot auto service and repair facility. The amendment consists of constructing a 2,344 square -foot addition, 11 Commerce Avenue. 2. The subject property is located in the Mixed Industrial & Commercial (IC) Zoning District. 3. The owners of record of the subject property are Alan Brusoe and Ann Marie Soutiere. 4. The plans submitted consist of a four (4) page set of plans, page one (1) entitled, "Property Plan AI-An's Auto Service City of South Burlington Vermont Commerce Ave", prepared by William A. Robenstein, dated 7/28/04. - 1 - J ZONING DISTRICT & DIMENSIONAL REQUIREMENTS Table 1. Dimensional Requirements IC Zoning District [ Required 11 Proposed Min. Lot Size 40,000 SF 54,865 SF Max. Building Coverage 40% 9.7% Max. Total Coverage 70% 37% Max. Front Yard Coverage 30% 28% �( Min. Front Setback 30 ft. >30 ft.� Min. Side Setback 10 ft. >10 ft. ti Min. Rear Setback 30 ft. > 30 ft. zoning compliance SITE PLAN REVIEW STANDARDS Section 14.06 of the South Burlington Land Development Regulations establishes the following general review standards for all site plan applications: (a) 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. According to Table 13-2 of the Land Development Regulations, an automobile and motorcycle sales, service, and repair facility requires two (2) parking spaces for every 1,000 square feet of gross floor area (GFA). The existing 2,584 square -foot building will require six (6) parking spaces. The proposed 2,344 square -foot addition will require five (5) parking spaces. Thus, a total of eleven (11) parking spaces are required for the subject property; fifteen (15) parking spaces are provided. (b) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. The parking spaces are located to the sides and rear of the existing and proposed buildings. (c) 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. The maximum height of the existing building is 17', which is consistent with the development on surrounding properties. (d) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. -2- N Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. (e) The DRB shall encourage the use of a combination of common materials and architectural characteristics, landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. The applicant submitted building elevation plans for the proposed addition. The above - mentioned requirement is being satisfied. (t) 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. The existing building is consistent with the terrain and the surrounding buildings in the area. Site plan applications shall meet the following specific standards as set forth in Section 14.07 of the South Burlington 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. It is not necessary to create access to the properties that abut the subject property. (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. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall 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 enclosure(s). The plans depict an adequately -screened dumpster on the subject property. (d) Landscaping and Screening Requirements Pursuant to Table 13-9 of the Land Development Regulations, the proposed project will require a minimum of $4,980 of landscaping. The application states that $5,558 of landscaping will be provided. However, the landscaping plan was prepared by the applicant's architect; it needs to be prepared by a landscape professional. Thus, the -3- applicant shall submit a letter from a landscape professional indicating that the plan was prepared by them. Pursuant to Section 13.06(B) of the Land Development Regulations, snow storage areas must be specified and located in an area that will minimize the potential for run-off. The plans do not depict proposed snow storage areas. Lighting Pursuant to Section 13.07(A) of the Land Development Regulations, all exterior lighting shall be shielded and downcasting to prevent light from spilling onto adjacent properties and rights -of -way. The applicant is not proposing any changes. Access/Circulation Access to the subject property is currently provided by a 24' wide curb -cut on Commerce Avenue. No changes are proposed. Circulation on the site is adequate. Traffic Traffic impact fees were paid for the property at the time the lot was developed. Thus, no additional traffic impacts fees are required. Other The proposed parking lot expansion will eliminate a Class III wetland on the subject property. The Natural Resources Committee reviewed the plans for the proposed project on April 7, 2005 and recommended approval as submitted. DECISION I,,,. /� Motion by M u % seconded by 94ARk CI�� to approve Site la�ication SP-05-13 of J. G. Architects, subject to the following conditions: 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 plans submitted by the applicant, as amended by this decision, and on file in the South Burlington Department of Planning and Zoning. 3) The plans 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) Pursuant to Section 13.06(B) of the Land Development Regulations, the plans shall be revised to clearly depict the proposed snow storage areas. -4- 4) Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 5) The applicant shall submit a letter from a landscape professional indicating that the landscape plan was prepared by them, prior to issuance of a zoning permit. 6) If necessary, the applicant shall obtain wastewater allocation approval from the Director of Planning and Zoning, Juli Beth Hinds, prior to issuance of a zoning permit. 7) 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. 8) The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to the use of the newly constructed space. 9) Any change to the site plan shall require approval by the South Burlington Development Review Board. Mark Behr — r e /nay/abstain/not present Chuck Bolton — e /nay/abstain/not present Mark Boucher — e /nay/abstain/not present John Dinklage a nay/abstain/not present Roger Farley — ea ay/abstain/not present Larry KupfermanMenay/abstain/not nay/abstain/not present Gayle Quimby — present Motion carried by a vote of �- (% - 0 Signed this —3 day of May 2005, by John Dinklage, hair 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. The fee is $225.00. If you fail to appeal this decision, your right to challenge this decision at some future time 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-