HomeMy WebLinkAboutSP-10-88 - Decision - 0060 Ethan Allen Drive#SP-10-88
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
J & E ENTERPRISES, LLC — 60 ETHAN ALLEN DRIVE
SITE PLAN APPLICATION #SP-10-88
FINDINGS OF FACT AND DECISION
J & E Enterprises, LLC, dba Twisted Wrench, hereafter referred to as the applicant, is seeking
site plan approval to amend a previously approved plan for 5920 sq. ft. of auto sales, service
and repair use in two (2) buildings. The amendment consists expanding the outside vehicle
storage area, 60 Ethan Allen Drive. The Development Review Board held a public hearing on
Tuesday, January 18, 2011. James Cross represented the applicant.
Based on testimony provided at the above mentioned public hearing and the plans and
supporting 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
5920 sq. ft. of auto sales, service and repair use in two (2) buildings. The amendment
consists expanding the outside vehicle storage area, 60 Ethan Allen Dr.
2) The owner of record of the subject property is Bartlett Realty, LLC
3) The subject property is located in the Mixed Industrial -Commercial Zoning District.
4) The application for this project was received on December 17th, 2010.
5) The plan submitted is entitled, "Proposed Site Alterations to: Twisted Wrench Ethan
Allan Driven S. Burlington, VT", prepared by Gardner Kilcoyne architects, dated
10/14/10, last revised on 12/15/10.
Zoning District & Dimensional Requirements:
Table 1. Dimensional Requirements
Mixed Commercial-
Industrial
Zoning District
Requirement/Limitation
Proposed
Min. Lot Size
40,000 s.f.
51,416 s.f.
Max. Building Coverage
40%
11.51 %
Max. Total Coverage
70%
41.80%
Max. Front Yard Coverage
30%
22.70%
Min. Front Setback
30 ft.
>30 ft.
Min. Side Setback
10 ft.
>10 ft.
Min. Rear Setback
30 ft.
>30 ft.
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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:
The following general criteria and standards shall be used by the Development Review Board in
reviewing applications for site plan approval. They are intended to provide a framework within
which the designer of the site development is free to exercise creativity, invention, and
innovation while improving the visual appearance of the City of South Burlington. The
Development Review Board shall not specify or favor any particular architectural style or design
or assist in the design of any of the buildings submitted for approval. The Development Review
Board shall restrict itself to a reasonable, professional review, and, except as otherwise
provided in the following subsections, the applicant shall retain full responsibility for design.
A. Relationship of Proposed Development to the City of South Burlington
Comprehensive Plan. Due attention by the applicant should be given to the goals and
objectives and the stated land use policies for the City of South Burlington as set forth in the
Comprehensive Plan.
The Board finds that this standard is being met. The property is located in the area described as
"Industrial Center" in the Comprehensive Plan: "This area of the city is most appropriate for
industrial and office uses as it provides direct, easy access to the airport and is compatible with
airport activities such as airport noise and approach cones" (Comprehensive Plan p. 28).
B. Relationship of Proposed Structures to the Site.
(1) 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.
There are no changes with respect to the transitions from structure to site and from structure to
structure as a result of this proposal. The proposal includes the addition of additional storage to the
side and rear of the site.
(2) Parking:
(a) Parking shall be located to the rear or sides of buildings.
(b) The Development Review Board may approve parking between a public street
and one or more buildings if the Board finds that one or more of the following criteria
are met. The Board shall approve only the minimum necessary to overcome the
conditions below.
(i) The parking area is necessary to meet minimum requirements of the
Americans with Disabilities Act;
(ii) The parking area will serve a single or two-family home;
(iii) The lot has unique site conditions such as a utility easement or unstable
soils that allow for parking, but not a building, to be located adjacent to the
public street;
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(iv) The lot contains one or more existing buildings that are to be re -used and
parking needs cannot be accommodated to the rear and sides of the
existing building(s); or,
(v) The principal use of the lot is for public recreation.
(c) Where more than one building exists or is proposed on a lot, the total width of all
proposed parking areas that are both to the side of a building and between the front
lot line and the building line of the building on the lot that is closest to the public
street shall not exceed one-half of the total building width of all buildings on the lot
that are located adjacent to the public street. Buildings separated from the front lot
line by parking approved pursuant to 14.06(C)(2)(b) shall be considered adjacent to
the public street. Buildings separated from the front lot line by any other parking
areas shall not be considered adjacent to the public street.
(d) The DRB shall require that the majority of the parking on through lots and corner
lots be located between the buildings) and the side yards or between the building
and the front yard adjacent to the public street with the highest average daily volume
of traffic. Where the rear yard of a lot abuts an Interstate or its interchanges, the
majority of parking shall be located between the building and the side yards or
between the building and the yard that is adjacent to the Interstate.
The applicant is proposing two new vehicle storage areas: a 24' x 15' area to the side of Building 1
(and front of building 2), and a 40' x 97' area to the rear / side of Building 1.
The Board finds that these two areas meet the above standard. The 24' x 15' area is consistent
with sections (c) and (d) above, as the vehicle storage area represents less than half of the total
building width of Building 1 and is located to the side of Building 1. The 40' x 97' area is consistent
with section (d) above, as the vehicle storage area is located to the rear & side of Building 1.
(3) 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 anticipated
adjoining buildings.
There are no proposed changes with respect to the height of the building, which remains within the
limits of the district.
(4) Newly installed utility services and service modifications necessitated by exterior
alterations or building expansion shall, to the extent feasible, be underground.
There are no proposed changes with respect to the height of the building, which remains within the
limits of the district.
C. Relationship of Structures and Site to Adjoining Area.
(1) The Development Review Board shall encourage the use of a combination of
common materials and architectural characteristics (e.g., rhythm, color, texture, form
or detailing), landscaping, buffers, screens and visual interruptions to create
attractive transitions between buildings of different architectural styles.
(2) 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
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proposed structures.
No changes to existing buildings are proposed.
14.07 Specific Review Standards
A. Access to Abutting Properties. 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.
No additional curb cuts are proposed, and the Board finds that it is not necessary to require
vehicular access between properties at this site as this lot and the lot to the north are well served
by Ethan Allen Drive and Lime Rock Road.
B. Utility Services. Electric, telephone and other wire -served utility lines and service
connections shall be underground insofar as feasible and subject to state public utilities
regulations. Any utility installations remaining above ground shall be located so as to have a
harmonious relation to neighboring properties and to the site.
No changes to utility services are proposed.
C. Disposal of Wastes. 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).
The plans show do not show any waste disposal/ dumpster facilities. Plans shall be revised to
show any such facilities, screened per the Land Development Regulations.
D. Landscaping and Screening Requirements. See Article 13, Section 13.06
Landscaping, Screening, and Street Trees.
As no additional construction of structures is proposed, there are no additional landscaping
requirements.
The applicant is proposing to replace two existing area of grass to install this new vehicle storage
area. No trees will be affected.
An existing bicycle rack is shown on the plans.
13.07 Exterior Lighting
No additional lighting is proposed on the site.
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ADDITIONAL APPLICABLE STANDARDS
The followinq additional review standards, as set forth in the Land Development Regulations, are
applicable at this site:
12.01 General Stream and Surface Water Protection Standards
(C) Surface Water Buffer Standards
(1) Applicability. The requirements of this Section shall apply to all lands described as follows;
(c) All land within fifty (50) feet horizontal distance of the centerline of any minor stream.
Though part of Building 2 is located within 50' of a minor stream, no changes are proposed within
this buffer area. Snow storage areas and the proposed vehicle storage are located outside this 50'
buffer.
10.01 General Stream and Surface Water Protection Standards
10.01 Flood Plain Overlay District (FP)
A portion of the property lies within the Flood Plain Overlay District, including a portion of Building 2
and a portion of the snow storage area on the west side of the property.
No changes to the building are proposed. The snow storage area is grassed and includes no
structures or other development. The Board finds that the requirements of the Flood Plain Overlay
District have been met.
DECISION
#V Motion b J0d 0`0
seconded b v�aill to approve Site Plan Application #SP-10-
y y � rr rr
88 of J & E Enterprises, LLC 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 plans submitted by the applicant and on
file in the South Burlington Department of Planning and Zoning.
3) 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 to
the Administrative Officer prior to permit issuance.
a. The Site Plan shall be revised to show all dumpster facilities on site, screened in
accordance with these Regulations.
4) The applicant shall obtain a zoning permit within six (6) months pursuant to Section
17.04 of the Land Development Regulations or 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 vehicle storage areas.
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6) Any change to the site plan shall require approval by the South Burlington Development
Review Board or the Administrative Officer.
Mark Behr — ;e)nay/abs
Matthew Birmingha
pin/not present
— e nay/abstain/not
present
John Dinklage
a nay/abstain/not present
Roger Farley —
ay/abstain/not present
Gayle Quimby —
e nay/abstain/not present
Michael Sirotki e ay/abstain/not present
Bill Stuono nay/abstain/not present
Motion carried by a vote of I- o- v
Signed this d y of 2011, by
ark N hr, 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://vermontuudicia[y.org/GTC/environmental/defauIt.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.
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