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Home My WebLink AboutSP 05-62 - Decision - 0089 Ethan Allen DriveCITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING GLENN & RONALYN CUMMINGS — 89 ETHAN ALLEN DRIVE SITE PLAN #SP-05-62 FINDINGS OF FACT AND DECISION Glenn & Ronalyn Cummings, hereinafter referred to as the applicants, are seeking to amend a previously approved plan for an 11,250 sq. ft. building for storage/distribution uses. The amendment consists of converting 3,500 sq. ft. to auto sales, service, and repair, leaving 7,750 sq. ft. for storage/distribution use, 89 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. This project consists of site plan approval to amend a previously approved plan for an 11,250 sq. ft. building for storage/distribution uses. The amendment consists of converting 3,500 sq. ft. to auto sales, service, and repair, leaving 7,750 sq. ft. for storage/distribution use, 89 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 & Commercial (Mixed IC) Zoning District. 4. The application was received on December 28, 2005. 5. The plan submitted is entitled, "Storage/Distribution Facility Ethan Allen Dr Lot No. 17 S Burlington Vermont", prepared by Graphic/Construction Management Services, Inc., dated September 1, 1989, last revised on 2/28/89, with a stamped received date of 12/28/05. DIMENSION REQUIREMENTS 6. There are no changes to coverages associated with this project. All coverage requirements are being met. SITE PLAN REVIEW STANDARDS Vehicular access 7. Access is provided via two (2) ingress & egress cub cuts via Ethan Allen Drive and Commerce Avenue. No changes are proposed. Circulation 8. Circulation on the site is adequate. Parking 9 . There are currently 27 parking spaces on site, including two (2) handicap designated spaces. The current uses require a total of 7 parking spaces. The proposed uses require a total of 16 parking spaces. The parking requirement is being met. 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. Landscaping 13. The applicant is not required to add any additional landscaping with this application. 14. Pursuant to Section 13.06(B)(4) of the Land Development Regulations, snow storage areas must be shown on the plan. Snow storage areas are shown on the plan. Outdoor Lighting 15. No changes to exterior lighting are proposed. 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 16. According to the Institute of Transportation Engineers (ITE), the current use is estimated to generate a total of 5.28 vehicle trip ends (vte's) during the p.m. peak hour. The proposed uses are estimated to generate 15.47 vte's during the p.m. peak hour, for a 10.19 vte increase. The applicant shall pay traffic impact fees based on the10.19 vte increase. (a) The relationship of the proposed development to goals and objects set forth in the City of South Burlington Comprehensive Plan. -2- 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 building is existing. The proposal is in keeping with this requirement. (c) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. 19. Parking is located on the front, rear and sides of the existing building. All parking is existing with no additional parking proposed. 20. Section 13.01 of the Land Development Regulations requires that bicycle parking or storage facilities be provided for employees, residents, and visitors to the site. It has already been noted that a bicycle rack is sited 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 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. 22. The plans do not indicate changes in utility service. (0 The combination of common materials and architectural characteristics, landscaping, buffers, screens and visual interruptions to cerate attractive transitions between buildings or different architectural styles shall be encouraged. 23. 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. 24. 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. 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. 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). 27. No exterior dumpster storage is proposed. DECISION Based on the above Findings of Fact, the Administrative Officer hereby approves Site Plan Application #SP-05-62 of Glenn & Ronalyn Cummings to amend a previously approved plan for an 11,250 sq. ft. building for storage/distribution uses. The amendment consists of converting 3,500 sq. ft. to auto sales, service, and repair, leaving 7,750 sq. ft. for storage/distribution use, 89 Ethan Allen Drive, 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 submitted by the applicant and 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 the change in use will generate 10.19 additional vehicle trip ends during the p.m. peak hour. -4- 4) 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 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 Administrative Officer. Signed on this day of L7"A 2006 by c Ray n elair, 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 $110 filing fee and be filed within 15 days of the date of this decision. -5-