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Home My WebLink AboutSP-13-15 - Decision - 0010 Dorset Street#SP13-15 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING GREER FAMILY, LLC —10 DORSET STREET SITE PLAN APPLICATION #SP-13-15 FINDINGS OF FACT AND DECISION Greer Family, LLC, hereinafter referred to as the applicant, is seeking site plan approval to amend a previously approved plan for a 15,608 sq. ft. multi -use commercial building under an umbrella permit. The amendment consists of seeking a 25% parking waiver of seventeen (17) parking spaces, 10 Dorset Street. The Development Review Board held a public hearing on June 4, 2013. Jory Curran represented the applicant. Based on the plans and 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 15,608 sq. ft. multi -use commercial building under an umbrella permit. The amendment consists of seeking a 25% parking waiver of seventeen (17) parking spaces, 10 Dorset Street. 2. The owner of record of the subject property is Greer Family, LLC. 3. The subject property is located in the Commercial 1-1112 Zoning District 4. The application was received on April 2, 2013. 5. The plan submitted consist of a one (1) page plan entitled "Greer Family, LLC 10 Dorset Street South Burlington Vermont". prepared by Michael Dugan, A.I.A. dated December 6, 2006 and last revised on January 2, 2013. DIMENSIONAL REQUIREMENTS There are no dimensional changes associated with this application. Setback requirements are being met. 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. -1— FAUSERS\Planning & Zoning\Development Review Boa rd\Findings_Decisions\2013\SP_13_15_10DorsetStreet_GreerFamilyLLC_ffd doc #SP13-15 The Board has previously addressed parking issues at this property in its Findings of Fact & Decision for Site Plan Application, #SP-10-32. In that decision, the Board: • Granted a two (2) space or 2.7% parking waiver for a total of 71 spaces provided. The two spaces were to be converted to permanent greenspace. • Established a site limit of 42.3 PM peak hour vehicle trip ends during the p.m. peak hour. The applicant is requesting a 25% parking waiver in order to be able to accommodate the parking needs of current tenants as well as potential tenants who would move into currently unoccupied space. The applicant submitted parking lot car count data for the property. Counts were collected at 9 a.m.,12 Noon, 3 p.m. and 6 p.m. on Mondays, Wednesdays, Fridays and Saturdays from two weeks from March 1fh through March 301h. The highest count seen during that time frame was 21 cars on Saturday March 16th at 12 Noon. The Board supports this waiver as the site is located nearby or adjacent to three CCTA bus routes: Route 1 (Williston), Route 1V (Williston Village) and Route 12 (the South Burlington Circulator). The site is also available to pedestrian traffic via sidewalks along Dorset Street and Williston Road and to bicyclists via the City's shared use path along Dorset Street. The Board is in favor of a 25% waiver beyond the currently authorized 71 spaces, this would result in an increase of the parking allowance of 17.75 spaces (rounded to 17) for a total of 88 spaces. Future uses of the building shall be limited by this number. (b) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. Given the minor changes proposed in this application, no changes to the parking are warranted. This criterion will be met. (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 height of the building will remain unchanged and below 35 feet. This criterion will be met. (d) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. No changes to the existing buildings are being proposed as part of this application which should require new utility services. However, if any are proposed, they shall be in compliance with this criterion. This criterion will be met. (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 proposed project does not fall within a design review district. However, there is no change proposed to the architecture or materials of the building. This criterion will be met. -2— FAUSERS\Planning & Zoning\Development Review Boa rd\Findings_Decisions\2013\SP_13_15_10DorsetStreet_GreerFamilyLLC_ffd doc #SP13-15 (f) 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. See comments above. 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. There are already sufficient shared accesses to this site via surrounding properties. No additional changes are necessary. This criterion will be met. (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). There are no changes proposed to the existing trash facilities. The existing facility is screened. This criterion will be met. (d) Landscaping and Screening Requirements As there is no building construction proposed for this site, there are no new minimum landscaping requirements. This criterion will be met Pursuant to Section 13.06(B) of the Land Development Regulations, the plans shall depict snow storage areas that will minimize the potential for run-off. Adequate snow storage areas are shown on the plans. This criterion will be met. Traffic The site is located in Traffic Overlay District 1 and shall be subject to a traffic budget. The property shall be grandfathered for the existing traffic generation. Based on ITE 7th Edition trip generation figures, the existing site is estimated to generate 2.71 trip ends per 1,000 SF for a total of 42.3 p.m. peak vehicle trip ends. This is in excess of the amount which would be allowed for a vacant lot in the same overlay district. Therefore, the site shall not be permitted to generate more than 42.3 PM peak vehicle trip ends. -3— F \USERS\Planning & Zornng\Development Review Boa rd\Findings_Decisions\2013\SP_13_15_10DOrsetStreet GreerFamilyLLC_ffd doc #SP13-15 The site shall be limited to 42.3 PM peak hour vehicle trip ends. Umbrella Approval The site has an existing umbrella approval for the following uses: ■ Personal service ■ Print shop ■ Radio/TV studio ■ Restaurant- short order and standard ■ Retail ■ Tavern/Night club ■ Indoor recreation facility ■ Artist production studio ■ Convenience Store- 3000 SF or less ■ Indoor Theater ■ General Office ■ Hospice ■ Municipal Facility ■ Personal Instruction Facility ■ Place of Worship The Board has no concerns with the requested uses, recognizing that they will each be subject to the limitations on traffic and parking resulting from the site. This criterion will be met. DECISION Motion by Tim Barritt, seconded by Michael Sirotkin, to approve site plan application #SP-13-15 of Greer Family LLC subject to the following conditions: 1. All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2. 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. 3. The site plan 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) Consistent with the Board's actions for #SP-10-32, the plan was to be updated to show the conversion of spaces 11 and 24 and the parking aisle in between to greenspace. The plans therefore shall be revised accordingly and the parking spaces should be renumbered accordingly to total 71. b) The site plan shall be revised to reflect the current tenants and current vacant space. -4— F \USERS\Planning & Zoning\Development Review Board\Findings_Decisions\2013\SP_13_15_10DorsetStreet_GreerFamilyLLC_ffd.doc #SP13-15 4. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to occupancy of the newly converted space. 5. The Board approves a 25% parking waiver beyond the currently authorized 71 spaces, to result in an increase of the parking allowance of 17 for a total of 88 spaces. Future uses of the building shall be limited by this number. 6. The site shall be limited to 42.3 PM peak hour vehicle trip ends. 7. Any changes to the site plan shall require approval of the South Burlington Development Review Board or Administrative Officer. Tim Barritt— yea nay abstain not present Mark Behr — yea nay abstain not present Michael Sirotkin — yea nay abstain not present Art Klugo — yea nay abstain not present Bill Miller— yea nay abstain not present The application was approved by a vote of 3 — 0 —1 Signed this 18rh day of June 2013, by )"r .000", Art Klugo, Vice Chair Please note: An appeal of this decision may be taken by filing, within 30 days of the date of this decision, a notice of appeal and the required fee by certified mail to the Superior Court, Environmental Division. See V.R.E.C.P. 5(b). A copy of the notice of appeal must also be mailed to the City of South Burlington Planning and Zoning Department at 575 Dorset Street, South Burlington, VT 05403. See V.R.E.C.P. 5(b)(4)(A). Please contact the Environmental Division at 802-828-1660 or http://vermontwudiciary.org/GTC/environmental/default.aspx for more information on filing requirements, deadlines, fees and mailing address. 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. -5— CAUsers\Mark\Documents\South Burlington DRB\6 18.13 Meeting Decisions\SP_13_15_10DorsetStreet_GreerFamilyLLC_ffd doc