The URL can be used to link to this page

Home My WebLink AboutSP-13-08 - Decision - 0072 Ethan Allen Drive#SP-13-08 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING CRYSTAL THOMPSON-72 ETHAN ALLEN DRIVE SITE PLAN APPLICATION #SP-13-08 FINDINGS OF FACT AND DECISION Crystal Thompson, hereinafter referred to as the applicant, is seeking approval to amend a previously approved plan for a 9,800 sq. ft. building consisting of 4,410 of social services use and 5,390 sq. ft. of general office use. The amendment consists of converting 5,390 sq. ft. of general office use to child care facility, licensed non-residential use for 41 students, 72 Ethan Allen Drive. 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 9,800 sq. ft. building consisting of 4,410 sq. ft. of social services use and 5,390 sq. ft. of general office use. The amendment consists of converting 5,390 sq. ft. of general office use to child care facility, licensed non-residential use for 41 students, 72 Ethan Allen Drive. 2. The owner of record of the subject property is Robert V. Willis d/b/a Rising Star Properties. 3. The subject property is located in the Mixed Industrial & Commercial (Mixed IC) Zoning District. 4. The application was received on March 5, 2013. 5_ The plan submitted is titled, "Robert Willis DBA Rising Star Properties 72-74 Ethan Allen Drive South Burlington, Vt. Site Plan", prepared by Trudell Consulting Engineers, Inc., dated 1/13/98, last revised on 2/25/13. DIMENSIONAL REQUIREMENTS 6. The overall coverage will increase to 31.5 % (maximum allowed is 70%). 7. Setback requirements are being met. SITE PLAN REVIEW STANDARDS Vehicular access 8_ Access is provided via a curb cut off Ethan Allen Drive. No changes are proposed. FAUSERS\Planning & Zoning\Development Review Board\Findings_Decisions\2013\SP_13_08_72EthanAllen Drive_CrystalThompson_ffd.doc #SP-13-08 Circulation 9. Circulation on the site is adequate. Parking 10. Parking is located on the side and front of the building. The parking layout was revised to reflect existing conditions. The existing and proposed uses require a total of 31 spaces and 47 spaces are being provided. 11. Pursuant to Section 13.01(G) (5) of the Land Development Regulations, bicycle parking shall be provided on the subject property. A bicycle rack is shown on the plan. 12. Pursuant to Section 13.01(B) of the Land Development Regulations, internal landscaping of the parking area does not apply to this application. 13. A total of two (2) handicapped spaces are required and two (2) handicapped spaces are being provided. Landscaping 14. No changes to the existing landscaping is proposed. 15. Pursuant to Section 13.06(B) (7) of the Land Development Regulations, snow storage areas must be shown on the plan. The plan does indicate the snow storage area(s). Outdoor Lighting 16. There are no changes to outdoor lighting proposed. Pursuant to Sections 14.06 and 14.07 of the Land Development Regulations, the following review standards shall apply to site plan applications: Traffic 17. The ITE Trip Generation Manual estimates that the current uses generate 14.6 pm peak hour vehicle trip ends and with the change in use to generate 40.97 pm peak hour trip ends for a 26.37 pm peak hour trip end increase. (a) The relationship of the proposed development to goals and objects set forth in the City of South Burlington Comprehensive Plan. 18. The Comprehensive Plan states that the City should encourage development while protecting natural resources and promoting a healthy and safe environment. The proposed project is in keeping with the recommended actions of the Comprehensive Plan. -2— FAUSERS\Planning & Zoning\Development Review Board\Findings_Decisions\2013\SP_13_08_72EthanAllenDrive_CrystalThompson_ffd.doc #SP-13-08 (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. 19. The building is existing and no changes are proposed. (c)Parking shall be located to the rear or sides of buildings. 20. As noted above, parking is located on the side and front of the building. In accordance with 14.06(B) (2) of the Land Development Review Regulations, an existing building to be re -used may retain parking to the front. No changes are proposed. 21. As noted above, a bicycle rack location is noted on the plan. (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. 22. The building is existing and no changes are proposed. (e) Newly installed utility service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. 23. The plan does not indicate a change in utility service. (t) 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. 24. The building is existing and no changes are proposed. (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. 25. The building is existing and no changes are proposed In addition to the above general review standards, site plan applications shall meet the following specific standards 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. 26. The reservation of land is not necessary. -3— FAUSERS\Planning & Zoning\Development Review Board\Findings_Decisions\2013\SP_13_08_72EthanAllenDrive_CrystalThompson_ffd.doc #SP-13-08 (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. 27. As noted above, there are no changes to utility service with this application. (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). 28. Pursuant to Section 13.06(C) (1) of the Land Development Regulations, screened dumpster locations must be shown on the plans. A screened dumpster area is noted on the plan. DECISION Based on the above Findings of Fact, the Administrative Officer herby approves site plan application #SP-13-08 of Crystal Thompson 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 and shall be on file in the South Burlington Department of Planning and Zoning. 3. For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Administrative Officer estimates that this change in use will generate 26.37 additional vehicle trip ends during the p.m. peak hour. 4. 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. 5. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to the use of the newly converted space. 6. Any change to the site plan shall require approval by the South Burlington Development Review Board or the Administrative Officer. Signe Raymond J. Belair, Administrative Officer -4— FAUSERS\Planning & Zoning\Development Review Board\Findings_Decisions\2013\SP_13_08_72EthanAllenDrive_CrystalThompson_ffd.doc 13 by #SP-13-08 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. -5- FAUSERS\Planning & Zoning\Development Review Boa rd\Findings_Decisions\2013\SP_13_08_72EthanAllenDrive_CrystalThompson_ffd.doc