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HomeMy WebLinkAboutSP-23-026 - Decision - 1184 Williston Road#SP-23-026 - 1 - CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING DOUGLAS R. VIEHMANN – 1184 WILLISTON ROAD SITE PLAN APPLICATION #SP-23-026 FINDINGS OF FACT AND DECISION Douglas R. Viehmann, hereinafter referred to as the applicant, is seeking to amend a previously approved plan for a 12,352 sf retail sales building. The amendment consists of minor site modifications including the addition of an emergency egress and concrete walkway, 1184 Williston Road. 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 12,352 sf retail sales building. The amendment consists of minor site modifications including the addition of an emergency egress and concrete walkway, 1184 Williston Road. 2. The owners of record of the subject property are Janet & Charles Perkins. 3. The subject property is located in Transect Zone 4 of the Form-Based Code Zoning District, Zone 2 of the Traffic Overlay District, and the Transit Overlay District. 4. The application was received on June 23, 2023. 5. The plans submitted consist of: Sheet No. & Title Prepared by Plan Last Revised on: SP-1, Site Plan GVV Architects, Inc. 6/22/2023 A1.0; Floor Plans GVV Architects, Inc. 5/17/2023 6. Within the Form-Based Code Zoning District, there is no Site Plan approval necessary to change the use at this property from retail sales use to general office use and cultural facility use. This Site Plan application hereby approves the site modifications proposed by the applicant and describes in detail the proposed changes in wastewater and traffic generation levels. The applicant is required to obtain a Zoning Permit to approve the site work identified and approved in this Site Plan application, in addition to any interior fit-up that may be necessary. The applicant must obtain a Certificate of Occupancy prior to use of the approved modifications. ZONING DISTRCIT & DIMENSIONAL REQUIREMENTS Setbacks, Coverages & Lot Dimensions This property is located in the FBC-T4 Zoning District. As such, only the T-4 Building Envelope Standards apply to this project, and there are no minimum building setbacks or lot coverage #SP-23-026 - 2 - maximums applicable to this property. The existing building on the property is non-conforming since it does not meet the minimum standards for the primary build-to-zone or the primary frontage buildout. However, because this project does not include any plans to modify the location of the existing building, the building is not required to come into compliance with these standards as part of this project. SITE PLAN REVIEW STANDARDS Only the standards below are affected by this application. All other standards will continue to be met. 13.03 Bicycle Parking and Storage As per Table 13-3, the proposed new use has a short-term bicycle parking requirement of one space per 5,000 sf GFA and a minimum requirement of four (4) spaces. The applicant is proposing to meet this minimum requirement by installing one ‘inverted U’ bike rack, which provides two (2) short-term bike parking spaces, on a concrete walkway near the primary entrance to the western suite, and by protecting one existing ‘wave’ bike rack near the primary entrance to the eastern suite, which will also count as two (2) short-term bike parking spaces, for a total of four (4). The applicant’s proposal to protect the existing ‘wave’ bike rack includes striping a “No Parking” area around the existing rack and installing a bollard at the edge of this striped area. These measures comply with the design guidelines found in Section 13.03.B(1)(b) and Appendix G of the LDRs. The Administrative Officer finds this criterion met. 13.04 Snow Storage Per Section 13.04(B)(7), “snow storage areas must be specified and located in an area that minimizes the potential for erosion and contaminated runoff into any adjacent or nearby surface water.” The snow storage areas are indicated on the site plan. The Administrative Officer finds this criterion met. 13.07 Exterior Lighting Per Section 13.07.A, exterior lighting “shall have such shielding as will direct the light downward and will prevent the source of light from being visible from any adjacent residential property or street.” The applicant is not proposing to add or replace exterior lighting fixtures; no exterior lighting impacts are proposed as part of this application. 14.07 Disposal of Wastes Per Section 14.07.I, dumpsters “shall be accessible, secure and properly screened with opaque fencing to ensure that trash and debris do not escape the enclosure(s)”. The existing dumpster enclosure is not completely opaque and only screens the dumpster on three sides. The applicant is proposing to repair existing privacy slats to make the three existing sides opaque and to add an opaque, lockable gate on the fourth side of the dumpster to meet these standards. The Administrative Officer finds this criterion met. Vehicle Trip Generation The proposed uses are classified as 3,860 sf of ‘museum’ (ITE land use code #580), and 8,492 sf of ‘small office’ (ITE land use code #712). Combined, these two proposed uses are estimated to generate approximately 19 PM peak hour VTEs. Site Plan application #SP-99- 54 approved a total trip generation of 79.3 PM peak hour VTEs. Because the proposed trip #SP-23-026 - 3 - generation is not projected to exceed the previously approved trip generation, the proposed change of use does not generate any new traffic impacts. Water & Wastewater The applicant does not have documentation of any previous Wastewater Allocation approvals, either from the City of South Burlington or the State of Vermont. Based on the previously approved use of the property, the applicant estimated that the subject property must have been approved for at least 744 gallons per day and testified that the proposed use required an allocation of only 300 gallons per day. Because the proposed wastewater generation does not exceed the previously approved wastewater generation, the proposed change of use does not generate any new wastewater impacts. DECISION Based on the above Findings of Fact, the Administrative Officer herby approves site plan application #SP-23-026 of Douglas R. Viehmann, 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 plan(s) and shall be on file in the South Burlington Department of Planning and Zoning. 3. The Administrative Officer concurrently issues Zoning Permit #ZP-23-206. 4. Bicycle racks must meet the minimum requirements of 13.14 and Appendix G. 5. All exterior lighting must be installed or shielded in such a manner as to conceal light sources and reflector surfaces from view beyond the perimeter of the area to be illuminated. 6. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications must be underground. 7. The proposed project must adhere to standards for erosion control as set forth in Section 16.03 of the South Burlington Land Development Regulations. In addition, the grading plan must meet the standards set forth in Section 16.04 of the South Burlington Land Development Regulations. 8. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to occupancy and/or use of the approved modifications. 9. Any change to the site plan shall require approval by the South Burlington Development Review Board or the Administrative Officer. #SP-23-026 - 4 - Signed on this 11th day of July, 2023 by ______________________________________ Marty Gillies, Acting 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 $233 filing fee and be filed within 15 days of the date of this decision. The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state permits for this project. Call 802.879.5676 to speak with the regional Permit Specialist.