Loading...
HomeMy WebLinkAboutSP-24-03 - Decision - 0110 Kimball Avenue#SP-24-03 - 1 – CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING JOHN WILKING – 110 KIMBALL AVENUE SITE PLAN APPLICATION #SP-24-03 FINDINGS OF FACT AND DECISION John Wilking, hereinafter referred to as the applicant, is seeking to amend a previously approved plan for a 27,616 sq. ft. building consisting of 23,316 sq. ft. of general office use and 4,300 sq. ft. of medical office use. The amendment consists of converting 567 sf of general office use to medical office use, 110 Kimball 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 approval to amend a previously approved plan for a 27,616 sq. ft. building consisting of 23,316 sq. ft. of general office use and 4,300 sq. ft. of medical office use. The amendment consists of converting 567 sf of general office use to medical office use, 110 Kimball Avenue. 2. The owner of record of the subject property is Willis Farm Partners, LLC. 3. The subject property is located in the Mixed Industrial & Commercial (IC) Zoning District and the Transit Overlay District. A portion of the property is located in the Wetland Advisory Layer, but the proposed change of use involves only interior renovations and will not impact the wetland or its buffer. 4. The application was received on February 22, 2024. 5. The plans submitted consist of two sheets – Sheet C4-01, entitled “Stormwater Site Plan”, prepared by TCE, with a last revised date of February 19, 2020; and Sheet SA.0, entitled “Proposed Floor Plan”, prepared by Henry Schein Integrated Design Studio, with a last revised date of September 26, 2023. Only the standards below are affected by this application. All other standards will continue to be met. ZONING DISTRICT & DIMENSIONAL REQUIREMENTS There are no exterior alterations or changes to the dimensional requirements proposed. SITE PLAN REVIEW STANDARDS 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 applicant has testified that the existing dumpster enclosure meets the standards of this section and has identified it in the submitted plan set. The Administrative Officer finds this criterion met. #SP-24-03 - 2 – OTHER STANDARDS 13.03 Bicycle Parking and Storage The proposed configuration of uses requires six short-term bike parking spaces. The applicant has three existing “inverted-U” style bike racks on the property at the various entry points for the building, which together provide the minimum required amount of short-term bike parking. This project does not necessitate the creation of a long-term bike storage area. The Administrative Officer finds this criterion met. 13.04.B(7) 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 area is 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”. There are no lighting impacts proposed as part of this application. Traffic Impacts As part of previous Site Plan approval #SP-02-61, this property was approved for a configuration of uses that included 19,516 square feet of general office use and 8,100 square feet of medical office use. That configuration of uses was found to generate an estimated 59.08 Vehicle Trip Ends per PM Peak Hour, and the applicant was required to pay traffic impact fees to increase the maximum allowable traffic generation at this property to 59.08 PM Peak Hour VTEs. The proposed configuration of uses in the present application includes 22,749 square feet of general office use and 4,867 square feet of medical office use. The applicant has testified, and the Administrative Officer has confirmed that 2,649 square feet of the proposed medical office use will be used by a dentist, Champlain Smile Solutions, that does not have operating hours beyond 4:00 pm. Specifically, the 567 square feet of office space that is being converted to medical office space and is the subject of this application will be entirely used by Champlain Smile Solutions. As such, the Administrative Officer finds that the proposed change of use will have no impact on traffic generation at this site. Water & Wastewater Allocation As part of previous State Subdivision Permit approval #EC-4-2349, this property was approved for a maximum wastewater generation of 2,228 gallons per day. The applicant has demonstrated, and the Administrative Officer has confirmed, that the proposed configuration of uses at this site will generate an estimated 1,390 gallons of wastewater per day, which is less than the maximum permitted by the existing wastewater allocation. As such, the Administrative Officer finds that the proposed change of use will have no impact on wastewater generation at this site. #SP-24-03 - 3 – DECISION Based on the above Findings of Fact, the Administrative Officer hereby approves Site Plan Application #SP-24-03 of John Wilking, 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 approved shall be on file in the South Burlington Department of Planning and Zoning. 3. The Administrative Officer concurrently issues Zoning Permit #ZP-24-003. 4. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications must be underground. 5. Bicycle racks must meet the minimum requirements of 13.14 and Appendix G. 6. Any exterior lighting shall be downcast and shielded per Section 13.07 of the Land Development Regulations. 7. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to occupancy of the pet grooming use. 8. Any change to the site plan shall require approval by the South Burlington Administrative Officer or the Development Review Board, as allowed under the Land Development Regulations. Signed on this 12th day of March, 2024 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.