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Home My WebLink AboutSP-10-33 - Decision - 0041 Commerce Avenue#SP-10-33 5 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING JOE EDDY HOLDINGS, LLC - 41 COMMERCE AVENUE SITE PLAN APPLICATION #SP-10-33 FINDINGS OF FACT AND DECISION Joe Eddy Holdings, LLC, hereinafter referred to as the applicant, is seeking approval to amend a previously approved plan for a 14,000 sq. ft. building for multi commercial and industrial uses. The amendment consists of: 1) adding two (2) parking spaces, and 2) adding 21 uses to the list of uses previously approved under the umbrella approval, 41 Commerce Avenue. 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 14,000 sq. ft. building for multi commercial and industrial uses. The amendment consists of: 1) adding two (2) parking spaces, and 2) adding 21 uses to the list of uses previously approved under the umbrella approval, 41 Commerce Avenue. 2. The owner of record of the subject property is Joe Eddy Holdings, LLC. 3. The subject property is located in the Mixed Industrial and Commercial Zoning District. 4. The application was received on May 6, 2010. 5. The plan submitted is titled, "Ethan Allen Farms Industrial Subdivision South Burlington, Vermont", prepared by Lamoureux and Dickinson Consulting Engineers, Inc., dated 11/3/1997, with a last revised date of 5/21/2010. DIMENSIONAL REQUIREMENTS 6. Building coverage is remaining the same at 30.3% (40% is maximum). Overall coverage is remaining the same at 70% (70% is maximum). Front yard coverage is 27.6% (30% is maximum) and will remain unchanged. 7. Setback requirements are being met. SITE PLAN REVIEW STANDARDS Vehicular access 8. Access is provided via a curb cut off Commerce Avenue. No changes are proposed. Circulation - 1 - l #SP-10-33 9. Circulation on the site is adequate. Parking 10. No changes to parking are proposed. 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(B) of the Land Development Regulations, internal landscaping of the parking area does not apply to this application. Landscaping 13. There are no landscaping changes as part of this application. 14. Pursuant to Section 13.06(B)(7) of the Land Development Regulations, snow storage areas must be shown on the plan. The plan indicates the snow storage area. Outdoor Lighting 15. There are no changes to outdoor lighting proposed. 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. The applicant shall be responsible for obtaining approval and paying traffic impact fees for additional traffic which may result from a change of use. All uses on the property cannot exceed 55 vehicle trip ends during the P.M. peak hour, unless additional vte's are approved by the Development Review Board. (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 and no changes are proposed. (c)Parking shall be located to the rear or sides of buildings to the greatest extent practicable. -2- #SP-10-33 19. As noted above, parking is located on the rear and side of the building. No changes are proposed. 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 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 plan does not indicate a change in utility service. (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 building is existing and no changes 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. 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. As noted above, there are no changes to utility service with this application. (c) All dumpsters and other facilities to handle solid waste, including compliance with any recycling or other requirements, shall be accessible, secure, and -3- #SP-10-33 properly screened with opaque fencing to ensure that trash and debris do not escape the enclosure(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. OTHER 28. The applicant is proposing to add the following uses to the existing umbrella permit. 1. Personal instruction facility 2. Auto & motorcycle service & repair 3. Commercial kennel, veterinary hospital and pet day care 4. Contractor or building trade facility 5. Distribution and related storage, with >15% of GFA in office or 6. other principal permitted use by same tenant 7. Manufacturing & assembly from previously prepared materials & components 8. Office, general 9. Office, medical 10. Personal or business service, principal use 11. Personal or business service, up to 3000 sf GFA per any one principal structure 12. Pet grooming 13. Photocopy & printing shops, with accessory retail 14. Printing & binding production facilities 15. Private providers of public services, including vehicle storage and maintenance 16. Processing and storage 17. Radio & television studio 18. Recreation facility, indoor 19. Retail and retail services up to 3000 sf GFA within any one principal structure 20. Retail warehouse outlet 21. Transportation services 22. Wholesale establishments There are no issues with these additions. The following uses were previously approved under the umbrella permit: 1. Light Manufacturing 2. Research & testing laboratories 3. Wholesale establishments 4. Warehousing, storage & distribution facilities 5. Contractors yards, not including retail 6. Equipment service and repair shops, not including retail 7. Accessory uses to the uses listed above DECISION Based on the above Findings of Fact, the Administrative Officer herby approves Site Plan Application #SP-10-33 of Joe Eddy Holdings, LLC, to amend a previously approved plan for a 14,000 sq. ft. building for multi commercial and industrial uses. The -4- I #SP-10-33 amendment consists of: 1) adding two (2) parking spaces, and 2) adding 21 uses to the list of uses previously approved under the umbrella approval, 41 Commerce Avenue. 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 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 use of the approved space for auto service and repair. 5. Any change to the site plan shall require approval by the South Burlington Development Review Board or the Administrative Officer. Signed on this J A day of �7q4f— , 2010 by Raymgryd J!Belair, AdnJiXistrative 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-