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Home My WebLink AboutSP-13-53 - Decision - 0080 Ethan Allen Drive#SP-13-53 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING GLENN CUMMINGS — 80 ETHAN ALLEN DRIVE SITE PLAN APPLICATION #SP-13-53 FINDINGS OF FACT AND DECISION Glenn Cummings, hereinafter referred to as the applicant, is seeking to amend a previously approved plan for: 1) a 4,000 square foot building used for contractor or building trade facility use, 2) a 965 sq. ft. detached accessory structure, and 3) a 2,304 sq. ft. detached accessory structure. The amendment consists of: 1) designating 1,250 sq. ft. mezzanine as vacant space, 2) converting 1,250 sq. ft. of contractor or building trade facility use to light manufacturing use within the principal building, 80 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 The applicant is seeking to amend a previously approved plan for: 1) a 4,000 square foot building used for contractor or building trade facility use, 2) a 965 sq. ft. detached accessory structure, and 3) a 2,304 sq. ft. detached accessory structure. The amendment consists of: 1) designating 1,250 sq. ft. mezzanine as vacant space, 2) converting 1,250 sq. ft. of contractor or building trade facility use to light manufacturing use within the principal building, 80 Ethan Allen Drive. 2. The owners of record of the subject property are Glenn & Ronalyn Cummings. 3. The subject property is located in the Mixed Industrial and Commercial Zoning District. 4. The application was received on September 20, 2013. 5. The plan submitted is entitled 'Proposed PUD — Final Plan 80 Ethan Allen Drive Trench Boxes, Etc Inc. South Burlington Vermont," prepared by Grover Engineering PC, dated 1/4/08. DIMENSIONAL REQUIREMENTS 6. Building coverage is 35% (maximum allowed is 40%). Overall coverage is 55% (maximum allowed is 70%). Front yard coverage is 27% (maximum allowed is 30%). 7. Setback requirements are being met. - 1 - #SP-13-53 SITE PLAN REVIEW STANDARDS Vehicular access 8. Access is provided via two (2) curb cuts off Ethan Allen Drive. No changes are proposed. Circulation 9. Circulation on the site is adequate. Parking 10. There are no changes to parking provided on site. The change in use from contractor or building trade facility to light manufacturing use will not result in any need for additional parking spaces. 17 parking spaces are shown on the plans. 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 does indicate 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 in use will result in no additional vehicle trip ends for 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, -2 #SP-13-53 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 18. The buildings are existing and no changes are proposed. (c)Parking shall be located to the rear or sides of buildings 19. All parking is to the front and side of the principal building and no changes are proposed. 20. 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 21. The buildings are 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 22. 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. 23. The buildings are 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 24. The buildings are 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: -3- #SP-13-53 (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, 25. 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, 26. 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). 27. 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-13-53 of Glenn Cummings 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. The applicant shall obtain a zoning permit for within six (6) months pursuant to Section 17.04 of the Land Development Regulations or this approval is null and void. 4. 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. 5. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to occupancy and/or use of the newly converted space. #SP-13-53 6. Any change to the site plan shall require approval by the South Burlington Development Review Board or the Administrative Officer. n a f (/6TdA 2013 b Signed this s�d day y Ra?f�iond J. 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. -5-