HomeMy WebLinkAboutSP-07-86 - Decision - 0091 Ethan Allen Drive#SP-07-86
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
BROWN & JENKINS TRADING CO. - 91 ETHAN ALLEN DRIVE
SITE PLAN APPLICATION #SP-07-86
FINDINGS OF FACT AND DECISION
Brown & Jenkins Trading Co., hereinafter referred to as the applicant, is seeking to
amend a previously approved plan for a 14,040 sq. ft. (11,250 sq. ft. first floor and 2790
sq. ft. mezzanine) mixed use building. The amendment consists of converting 3600 sq.
ft. of storage/distribution use to 3492 sq. ft. of light manufacturing use and 108 sq. ft. of
wholesale use, 91 Ethan Allen Drive.
Based on the plans and supporting 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 14,040 sq. ft.
(11,250 sq. ft. first floor and 2790 sq. ft. mezzanine) mixed use building. The
amendment consists of converting 3600 sq. ft. of storage/distribution use to 3492
sq. ft. of light manufacturing use and 108 sq. ft. of warehouse use, 91 Ethan
Allen Drive.
2. The owner of record of the subject property is MWB Properties, Inc.
3. The subject property is located in the Mixed Industrial & Commercial (Mixed IC)
Zoning District.
4. The application was received on November 8, 2007.
5. The plan submitted is entitled, "Storage/Distribution Facility Ethan Allen Dr. Lot
18 So. Burlington Vermont", prepared by Graphic/Construction Management
Services, Inc., dated 5/2/89, last revised on 6/23/00.
DIMENSION REQUIREMENTS
6. Coverages are not changing as a result of this application.
7. Setback requirements are being met.
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SITE PLAN REVIEW STANDARDS
Vehicular access
8. Access is provided via a curb cut off Ethan Allen Drive and one (1) on Commerce
Avenue. No changes are proposed.
Circulation
9. Circulation on the site is adequate.
Parking
10. The proposed and existing uses require a total of 17 parking spaces. A total of 23
parking spaces are depicted on the plan, including (1) designated as
handicapped.
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. Landscaping is not affected as a result of this application.
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 the snow
storage area(s).
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 current uses generate 18.38 vehicle trip ends during the p.m. peak hour. The
proposed and existing uses generate 20.16 vehicle trip ends during the p.m.
peak hour for a 1.78 vehicle trip end increase.
(a) The relationship of the proposed development to goals and objects set forth in
the City of South Burlington Comprehensive Plan.
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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 and no changes are proposed.
(c)Parking shall be located to the rear or sides of buildings to the greatest extent
practicable.
19. Parking is located on the front of the building. All parking is existing 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 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 plan does not indicate a change in utility service.
(0 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 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
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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 enc/osure(s).
27. Pursuant to Section 13.06(C)(1) of the Land Development Regulations, screened
dumpster locations must be shown on the plans. Screened dumpster locations
are shown on the plan and shall are labeled as such.
DECISION
Based on the above Findings of Fact, the Administrative Officer herby approves Site
Plan Application #SP-07-86 of Brown & Jenkins Trading Co., to amend a previously
approved plan for a 14,040 sq. ft. (11,250 sq. ft. first floor and 2790 sq. ft. mezzanine)
mixed use building. The amendment consists of converting 3600 sq. ft. of
storage/distribution use to 3492 sq. ft. of light manufacturing use and 108 sq. ft. of
wholesale use, 91 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 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 the change in use will
generate 1.78 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/Compliance 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.
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Signed on this � day of 2007 by
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UynjonA71 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 $110 filing fee and be filed
within 15 days of the date of this decision.
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