HomeMy WebLinkAboutSP-12-30 - Decision - 0078 Ethan Allen Drive#SP-12-30
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
BAISEL REAL ESTATE, LLC — 78 ETHAN ALLEN DRIVE
SITE PLAN APPLICATION #SP-12-30
FINDINGS OF FACT AND DECISION
Baisel Real Estate, LLC, hereinafter referred to as the applicant, is seeking to amend a
previously approved plan for a 13,900 sq. ft. light manufacturing building. The amendment
consists of: 1) converting 6,400 sq. ft. of light manufacturing use to general office use, resulting
in 6,400 sq. ft. of general office use and 7,500 sq. ft. of light manufacturing use, 78 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 13,900 sq. ft. light
manufacturing building. The amendment consists of: 1) converting 6,400 sq. ft. of light
manufacturing use to general office use, resulting in 6,400 sq. ft. of general office use
and 7,500 sq. ft. of light manufacturing use, 78 Ethan Allen Drive.
2. The owner of record of the subject property is Baisel Real Estate, LLC.
3. The subject property is located in the Industrial — Open Space Zoning District.
4. The application was received on June 14, 2011.
5. The plan submitted is entitled "Proposed Site Renovations to Delta Marketing Group 78
Ethan Allen Dr. South Burlington Vermont 05403", prepared by Gardner Kilcoyne
Architects, and dated 9/25/08.
DIMENSIONAL REQUIREMENTS
6. Dimensional requirements are all being met.
59.8% to 60.4 %( maximum allowed is 70%
unchanged.
7. Setback requirements are being met.
SITE PLAN REVIEW STANDARDS
Vehicular access
The overall coverage will increase from
). All other coverages will remain
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8. Access is provided via a curb cut off Ethan Allen Drive. No changes are proposed.
Circulation
9. Circulation on the site is adequate and remains unchanged.
Parking
10. A total of 30 parking spaces are required and 35 spaces are shown on the plan including
two (2) handicapped spaces.
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.
Landscaping
13. As no new construction is proposed, no additional landscaping is required.
14. Pursuant to Section 13.06(B) (7) of the Land Development Regulations, snow storage
areas must be shown on the plan. The plan indicates snow storage areas.
Outdoor Lighting
15. 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
16. The change of use will result in 3.34 additional vehicle trip ends during the pm peak
hour.
(a) The relationship of the proposed development to goals and objects set forth in
the City of South Burlington Comprehensive Plan,
17. 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.
(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
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18. The building is existing and no changes are proposed.
(c)Parking shall be located to the rear or sides of buildings
19. Parking is located to the front of the building. The application includes a request to
remove a landscaped island in the parking area to add two (2) additional spaces. The
addition of these spaces in the front of the building is prohibited by Section 14.06 (B)
(2) (a) of the Land Development Regulations. The plan will have to be revised to replace
the landscaped area.
(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
20. 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.
21. The plan does not indicate a change in utility service.
(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,
22. 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
23. 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.
24. 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.
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25. As noted above, there are no changes to utility service with this application.
A// 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).
26. Pursuant to Section 13.06(C) (1) of the Land Development Regulations, screened
dumpster locations must be shown on the plans. A screened dumpster location is shown
on the plan.
DECISION
Based on the above Findings of Fact, the Administrative Officer herby approves Site Plan
Application #SP-12-30 Baisel Real Estate, LLC to amend a previously approved plan for a
13,900 sq. ft. light manufacturing building. The amendment consists of: 1) converting 6,400 sq.
ft. of light manufacturing use to general office use, resulting in 6,400 sq. ft. of general office
use and 7,500 sq. ft. of light manufacturing use, 78 Ethan Allen Drive.
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. 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. The site plan shall be revised to replace the two (2) new parking spaces with the
existing landscaped island.
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. 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
3.34 additional vehicle trip ends during the P.M. peak hour.
6. The applicant shall obtain a Certificate of Occupancy/Compliance from the
Administrative Officer prior to occupancy of the newly converted space.
7. Any change to the site plan shall require approval by the South Burlington Development
Review Board or the Administrative Officer.
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Signed on thisO'A
day of i%- , 2012 by
Raymond I Belair, 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.
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