HomeMy WebLinkAboutSP-06-17 - Decision - 0045 Green Mountain Drive#SP-06-17
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
MEADOWOOD ENTERPRISES, LPA - 45 GREEN MOUNTIAN DRIVE
SITE PLAN APPLICATION #SP-06-17
FINDINGS OF FACT AND DECISION
Ann Roche Casual Furniture, hereafter referred to as the applicant, is seeking site plan
approval to amend a previously approved plan for an 8400 sq. ft. building used for auto
service. The amendment consists of converting 4484 sq. ft. from auto service to retail
use, 45 Green Mountain Drive. The Development Review Board held a public meeting
on April 18, 2006. Paul Roche represented the applicant.
Based on testimony provided at the above mentioned public meeting and the plans and
supporting materials contained in the document file for this application, the Development
Review Board finds, concludes, and decides the following:
FINDINGS OF FACT
1. The applicant is seeking site plan approval to amend a previously approved plan
for an 8400 sq. ft. building used for auto service. The amendment consists of
converting 4484 sq. ft. from auto service to retail use, 45 Green Mountain Drive.
2. The owner of record of the subject property is Meadowood Enterprises, LPA.
3. The subject property is located in the Commercial 2 (C2) Zoning District.
4. The plan submitted with this application is entitled, "Paul Roche City of S.
Burlington, VT.", dated 11/4/97, with a stamped received date of 4/3/06.
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Table 1. Dimensional Requirements
C2 Zonin District
Required
Proposed
Min. Lot Size
40,000 SF
41,370 SF
Max. Building Coverage
40%
14.%
Max. Total Coverage
70%
25%
�l Max. Front Yard Coverage
30%
12%
Min. Front Setback
30 ft.
80 ft.
�l Min. Side Setback
10 ft.
40 ft.
�l Min. Rear Setback
30 ft.
>150 ft.
4 zoning compliance
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SITE PLAN REVIEW STANDARDS
Section 14.06 of the South Burlington Land Development Regulations (SBLDR) establishes
the following general review standards for all site plan applications:
(a) 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.
The proposed building will accomplish a desirable transition from structure to structure or
from structure to site.
According to Table 13-2 of the South Burlington Land Development Regulations, Retail
Business use requires five (5) parking spaces for every 1,000 square feet of gross floor
area (GFA) and Auto Sales requires two (2) spaces for every 1,000 square foot of GFA.
Thus, the proposed 4,484 square feet of retail sales and 3,916 square feet of auto sales will
require 31 parking spaces. Twenty-six (26) spaces including one (1) designated as
handicapped appear to be shown on the plan. The applicant is therefore requesting a
parking waiver of five spaces, or 16%. Some of the spaces shown on the northern edge of
the property do not appear to meet the minimum size requirements included in the South
Burlington Land Development Regulations. This should be changed on the site plan so as
to be in compliance.
(b) Parking shall be located to the rear or sides of buildings to the greatest extent
practicable.
The parking spaces are primarily located in the front of the building. However, this building
is already in existence and has been for some time. Relocating the parking to the rear of
the building would require significant clearing of existing trees. The Board would prefer the
parking be to the front of the building than for the trees to be cleared on this lot.
(c) 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.
The building is in existence and is currently one (1) story including a storage loft. It is
currently! 6' high, which is consistent with the South Burlington Land Development
Regulations and the development on surrounding properties.
(d) Newly installed utility services and service modifications necessitated by
exterior alterations or building expansions shall, to the extent feasible, be
underground.
Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines,
services, and service modifications shall be underground.
(e) The DRB shall encourage the use of a combination of common materials and
architectural characteristics, landscaping, buffers, screens and visual
interruptions to create attractive transitions between buildings of different
architectural styles.
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This requirement is being met.
(f) 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.
The proposed building relates harmoniously to the existing buildings in the vicinity.
Site plan applications shall meet the following specific standards as set forth in Section
14.07 of the South Burlington 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 of collector street, to provide additional access for
emergency or other purposes, or to improve general access and circulation
in the area.
It is not necessary to create access to the properties that abut the subject property.
(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.
As noted above, pursuant to Section 15.13(E) of the Land Development Regulations, any
new utility lines, services, and service modifications shall be underground.
(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).
The plans depict two (2) screened dumpsters, one (1) on the northeasterly corner of the
building and one (1) on the southwesterly corner.
(d) Landscaping and Screening Requirements
This application does not require a landscaping plan or minimum landscaping budget.
Pursuant to Section 13.06(B) of the Land Development Regulations, snow storage areas
must be specified and located in an area that will minimize the potential for run-off. The
plans depict adequate snow storage area(s).
Lighting
Pursuant to Section 13.07(A) of the Land Development Regulations, all exterior lighting
shall be shielded and downcasting to prevent light from spilling onto adjacent properties
and rights -of -way.
The applicant has not submitted exterior lighting details for the proposed lighting. If the
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applicant wishes to install lighting not already approved on or around the building or
subject lot, they will need approval from Staff for this.
Access/Circulation
The proposed access to the subject property is a 36' wide curb -cut on Green Mountain
Drive. Staff finds this acceptable. Circulation on the site is adequate.
Section 13.01(G)(5) requires that bicycle parking or storage facilities are provided for
employees, residents, and visitors to the site. A bicycle rack is depicted on the plans.
Traffic
According to the 7th Edition of the ITE Trip Generation Manual the existing use
generates 28.4 vtes and the 4484 sq. ft. of retail use will generate 12.15 PM Peak
vehicle trip ends. The 3916 sq. ft. of auto service will generate 13.24 PM Peak vehicle
trip ends, for a total of 25.39 vtes. This property is not located in a traffic overlay district
and there is actually a decrease in vehicle trip ends over the existing use from 28.4 vtes
to 25.39 vtes.
DECISION y�
Motion by C A seconded by )1166it
to approve Site Ian Application #SP-06-17 of Anne Roche Casual Furniture, 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 & Zoning.
3) The 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 the Administrative Officer prior to permit issuance.
a) The site plan shall be revised to show all parking spaces in compliance with the
dimensional requirements included in Table 13-8 of the South Burlington Land
Development Regulations.
4) Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility
lines, services, and service modifications shall be underground.
5) If necessary, the applicant shall obtain wastewater allocation approval from the
Director of Planning and Zoning, Juli Beth Hinds, prior to issuance of a zoning
permit.
6) Any new exterior lighting shall consist of downcasting features. Prior to permit
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issuance, the applicant shall submit exterior lighting details (cut -sheets) to the
Administrative Officer for approval.
7) For the purpose of calculating road impact fees under the South Burlington Impact
Fee Ordinance, the Development Review Board estimates that the change in use will
generate zero (0) additional vehicle trip ends during the P.M. peak hour.
8) 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.
9) The applicant shall obtain a Certificate of Occupancy/Compliance from the
Administrative Officer prior to using the space for the newly converted use.
10) Any change to the site plan shall require approval by the South Burlington
Development Review Board.
Mark Behr — ye /nay/abstain/not present
Matthew Birmingham —�/nay/abstain/not present
Chuck Bolton — e nay/abstain/not present
John Dinklage — e nay/abstain/not present
Roger Farley — e /nay/abstain/not pres_Q t___._.
Larry Kupferman — yea/nay/abstain of present
Gayle Quimby — &/nay/abstain/not presen
Motion carried by a vote of - -
Signed this ZI(day of �� 2006, by
John Dinklage, Chair
Please note: You have the right to appeal this decision to the Vermont Environmental
Court, pursuant to 24 VSA 4471 and VRCP 76 in writing, within 30 days of the date this
decision is issued. The fee is $225.00. If you fail to appeal this decision, your right to
challenge this decision at some future time may be lost because you waited too long.
You will be bound by the decision, pursuant to 24 VSA 4472 (d) (exclusivity of remedy;
finality).
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