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Home My WebLink AboutSP-03-48 - Decision - 0063 Ethan Allen DriveCITY)OF SOUTH BURLINGTON l DEPARTMENT OF PLANNING & ZONING MIKE HOPWOOD — 63 ETHAN ALLEN DRIVE SITE PLAN #SP-03-48 FINDINGS OF FACT & DECISION Mike Hopwood, hereafter referred to as the "Applicant", is requesting to amend a previously approved plan for a 6,000 sq ft warehouse building. The amendment consists of changing the use of the building to auto sales, service and repair, 63 Ethan Allen Drive. Based on the plans and supporting material contained in the document file for this application, the Administrative Officer finds, concludes, and decides as follows: FINDINGS OF FACT 1. The Applicant is requesting site plan approval to amend a previously approved plan for a 6,000 sq ft warehouse building. The amendment consists of changing the use of the building to auto sales, service and repair. 2. The owner of record of this property is Rene J. Berard. 3. This property located at 63 Ethan Allen Drive lies within the Mixed Industrial - Commercial District. DIMENSION REQUIREMENTS Building coverage is 12.4 % (maximum allowed is 40 %). Overall coverage is 45.7 % (maximum allowed is 70 %). Front yard coverage along Ethan Allen Drive is 30 % and along Commerce Avenge is 25.5 % (maximum allowed is 30%). SITE PLAN REVIEW STANDARDS Vehicular access 2. Access to the property is provided by a 36 ft wide curb cut on Ethan Allen Drive and a 20 ft wide curb cut on Commerce Avenue. No changes proposed. Circulation 3. Circulation on the site is adequate Parking 4. The proposed use requires 12 parking spaces and 16 spaces are provided for customers and employees, including one (1) handicapped space. -1- I � CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING 5. Pursuant to Section 13.01 (G)(5) of the Land Development Regulations, bicycle parking shall be provided for employees on the subject property. The plan indicates a bike rack exists. 6. Pursuant to Section 13.01(B) of the Land Development Regulations, internal landscaping of the parking area does not apply. Landscaping 7. There is no minimum landscaping requirement. The Applicant is proposing to install an arborvitae hedge along the westerly boundary for screening. This additional landscaping has a value of $1850. Pursuant to Section 13.06(B)(4) of the Land Development Regulations, snow storage areas must be shown on the plans. Applicant needs to revise plans to show snow storage areas. Outdoor Lighting 9. Pursuant to Section 13.07(A) of the Land Development Regulations, all exterior lighting must be shielded and downcasting to prevent light from spilling onto adjacent properties and rights -of -way. There are no changes to lighting. Pursuant to Sections 14.06 and 14.07 of the Land Development Regulations, the following review standards shall apply to the site plan applications: Traffic 10. Traffic impact fees for this property were paid at the time the lot was developed. No additional traffic impact fees required. (a) The relationship of the proposed development to goals and objects set forth in the City of South Burlington Comprehensive Plan. 11. The Comprehensive Plan states that the City should encourage development while protecting natural resources and promoting a healthy and safe environment. The proposed change in use is in keeping with the recommended actions 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 pedestrian movement, and adequate parking areas. -2- f � CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING 12. The 6,000 sq ft building is existing. Parking for customers and employees exceeds the minimum requirement and is therefore adequate. (c) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. 13. Parking for customers and employees is existing and is located along the two (2) front sides of the building. No changes are proposed to these spaces. Parking for vehicles to be repaired is proposed for the area on the west side of the building. Vehicles to be stored on the property for a long period of time for repairs will be stored behind a six (6) foot high chain -link fence with screening strips. Vehicles which will be stored on the property on a short-term basis for repairs will be placed between the screened long-term parking area and the west side of the building. 14. Section 13.01(G)(5) of the Land Development Regulations requires that bicycle parking or storage facilities be provided for employees, residents, and visitors to the site. The plan does show a bike rack. (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. 15. The Administrative Officer concludes that the proposed height and scale of the building is consistent with the development of adjoining properties. (e) Newly installed utility service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. 16. The plans do not indicate changes in utility services. (f) 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. 17. Adequate landscaping exists for the proposal. (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. 18. The north side of the building is parallel to Ethan Allen Drive and the east side of the building is parallel to Commerce Avenue. The Administrative Officer concludes that the existing structure relates appropriately to the site. -3- I CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING In addition to the above general review standards, site plan applications shall meet the following specific standards as 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 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. 19. The reservation of land is not necessary. (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. 20. No changes to existing underground utilities. (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). 21. There currently exists a dumpster enclosed with a fence. DECISION Based on the above Findings of Fact, the South Burlington Administrative Officer approves site plan application #SP-03-48 of Mike Hopwood to amend a previously approved plan for a 6,000 sq ft warehouse building. The amendment consists of changing the use of the building to auto sales, service and repair, 63 Ethan Allen Drive, as depicted on a plan entitled "Hopwood Property So. Burlington Vermont", prepared by Llewellyn -Howley, Inc, dated10/25/03, last revised on 1/5/04, with the following stipulations: 1) All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2) The 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) The site plan shall be revised to indicate snow storage areas. 3) For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Administrative Officer estimates that the change in use will generate zero (0) additional vehicle trip ends during the P.M. peak hour. CIT Y OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING 4) Any new exterior lighting shall consist of downcasting shielded fixtures. Any change to approved lights shall require approval of the Administrative Officer prior to installation. Prior to permit issuance, the Applicant shall submit exterior lighting details (cut -sheets) for the proposed pole light. 5) Prior to issuance of a zoning permit, the Applicant shall post a $1850 landscape bond. The bond shall remain in effect for three (3) years to assure that the landscaping takes root and has a good chance of surviving. 6) 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 shall be null and void. 7) The Applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to the use of the newly converted space. 8) Any change to the site plan shall require approval by the South Burlington Development Review Board. Signed this 8di day of c 2004 by J. Belair, Administrative Please note: You have the right to appeal this decision to the Vermont Environmental Court, pursuant to 24 VSA 4471 and VRCP 76 in writing, within 30 days of the date this decision is issued. If you fail to appeal this decision your right to challenge this decision at some point in time in the future may be lost because you waited too long. You will be bound by the decision, pursuant to 24 VSA 4472 (d) (exclusivity of remedy; finality). -5-