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Home My WebLink AboutSP-06-03 - Decision - 0057 Commerce AvenueC CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING KENNETH SMITH - 57 COMMERCE AVENUE SITE PLAN APPLICATION #SP-06-03 FINDINGS OF FACT AND DECISION Kenneth Smith, hereinafter referred to as the applicant, is seeking to amend a previously approved plan for a 9,450 sq. ft. multi -unit structure to be used for a mix of uses, including 9 permitted uses and 3 conditional uses. The amendment consists of adding 2,200 sq. ft. of mezzanine space, for a total GFA of 11,650 sq. ft., 57 Commerce Avenue. Based on the plans and supporting materials contained in the document file for this application, the Administrative Officer finds, concludes, and decides as follows: FINDINGS OF FACT 1. This project consists of amending a previously approved plan for a 9,459 sq. ft. multi -unit structure to be used for a mix of uses, including 9 permitted uses and 3 conditional uses. The amendment consists of adding 2,200 sq. ft. of mezzanine space, for a total GFA of 11, 650 sq. ft., 57 Commerce Avenue. 2. The owner of record of the subject property is Kenneth Smith. 3. The subject property is located in the Mixed Industrial & Commercial (Mixed IC) Zoning District. 4. The application was received on January 9, 2006. 5. The plan submitted is entitled, "Lands of K.P. Smith Commerce Avenue South Burlington, VT. Site Plan", prepared by Lamoureux & Dickinson Consulting Engineers, Inc., dated 12/17/02, last revised on 05/07/03. DIMENSIONAL REQUIREMENTS 6. There are no changes to dimensions or setbacks with this application. SITE PLAN REVIEW STANDARDS Vehicular access 7. Access is provided via a curb cut off Commerce Avenue. No changes are proposed. - 1 - I Circulation 8. Circulation on the site is adequate. Parking 9. Parking on site is adequate. No changes are proposed. Total number of spaces required for the various uses will be governed by the previously approved umbrella approval. 10. 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 depicted on the plan. 11. Pursuant to Section 13.06(6) of the Land Development Regulations, internal landscaping of the parking area does not apply. Landscaping 12. The applicant is not required to add any additional landscaping with this application. 13. 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 depicted on the plan. The applicant shall revise the plan to show the snow storage area(s). Outdoor Lighting 14. There are no changes to exterior lighting as a result of this application. Pursuant to Section 14.06 and 14.07 of the Land Development Regulations, the following review standards shall apply to site plan applications: Traffic 15. The applicant is limited to 10 vehicle trip ends (vte's) during the P.M. peak hour, per the umbrella approval. The addition of the 2200 sq. ft. of mezzanine space will not change the number of vte's permitted. (a) The relationship of the proposed development to goals and objects set forth in the City of South Burlington Comprehensive Plan. 16. 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 recommendations 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 -2- pedestrian movement, and adequate parking areas. 17. The building is existing. The proposal is in keeping with this requirement. (c)Parking shall be located to the rear and sides of buildings to the greatest extent practicable. 18. There are no changes to parking proposed. Parking is located on the westerly side of the building. 19. 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 a bicycle rack is depicted on the plans. (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. 20. The building is existing. No changes are proposed. (e) Newly installed utility service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. 21. The plans do not indicate any changes 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. 22. The building is existing. 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. 23. The building is existing. No changes are proposed. In addition, to the above general review standards, site plan application 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 property 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. 24. The reservation of land is not necessary. -3- (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. 25. No changes are proposed. (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 other debris do not escape the enclosure(s). 26.. A 10' x 10' screened dumpster location is depicted on the plan. DECISION Based on the above Findings of Fact, the Administrative Officer hereby approves Site Plan Application #SP-06-03 of Kenneth Smith to amend a previously approved plan for a 9,450 sq. ft. multi -unit structure to be used for a mix of uses, including 9 permitted uses and 3 conditional uses. The amendment consists of adding 2,200 sq. ft. of mezzanine space, 57 Commerce Avenue, subject to the following conditions: 1) All previous approvals and stipulations which are not superseded by this approval, shall remain in effect. 2) 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 plans shall be submitted prior to permit issuance: a)The plans shall be revised to show the location of the snow storage area(s). 3) This project shall be completed as shown on the plan submitted by the applicant and on file in the South Burlington Department of Planning and Zoning. 4) The applicant shall obtain a zoning permit within six (6) months of this decision pursuant to Section 17.04 of the Land Development Regulations, or this approval is null and void. 5) The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to the use of the new mezzanine space. 6) Any change to the site plan shall require approval by the South Burlington Administrative Officer. -4- C nn J^ Signed on this �y day of 2006 by air, 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. -5-