The URL can be used to link to this page

Home My WebLink AboutSP-03-49 CU-03-19 - Decision - 0075 Green Mountain DriveCITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING DEVELOPMENT REVIEW BOARD STARBUCK PROPERTIES — 75 GREEN MOUNTAIN DRIVE SITE PLAN APPLICATION #SP-0349 CONDITIONAL USE APPLICATION #CU-03-19 FINDINGS OF FACT & DECISION Wiemann-Lamphere Architects, Inc., hereafter referred to as the applicant, is requesting site plan approval and conditional use approval to amend a previously approved plan for a 25,000 sq ft building consisting of 1) 13,700 sq ft of educational facility use, 2) 6,700 sq ft of research & testing laboratory use, and 3) 4,800 sq ft of general office use. The amendment consists of converting 4,800 sq ft of general office and 6,700 sq ft of research & testing laboratory use to educational facility use, 75 Green Mountain Drive. The subject property contains approximately 1.32 acres and is located in the Commercial 2 (C2) District. The Development Review Board held a public hearing on January 6, 2004. Gary Lavigne represented the applicant. Based on testimony given at the above mentioned public meeting and on the plans and supporting materials contained in the document file for this application, the Development Review Board finds, concludes and decides as follows: FINDINGS OF FACT The applicant is requesting site plan approval and conditional use approval to amend a previously approved plan for a 25,000 sq ft building consisting of 1) 13,700 sq ft of educational facility use, 2) 6,700 sq ft of research & testing laboratory use, and 3) 4,800 sq ft of general office use. The amendment consists of converting 4,800 sq ft of general office and 6,700 sq ft of research & testing laboratory use to educational facility use, 75 Green Mountain Drive. 2. The owner of record is Pammella Starbuck. 3. The subject property contains approximately 1.32 acres and is located in the Commercial 2 (C2) District. 4. The plans consist of one (1) sheet entitled "Pammella Starbuck Properties — 75 Green Mountain Drive — South Burlington, VT", prepared by Wiemann-Lamphere Architects, Inc. on November 18, 2003. SITE PLAN REVIEW STANDARDS Section 14.06 of the South Burlington Land Development Regulations 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 applicant is not proposing any changes to the exterior of the existing building. Thus, the building's relationship to the site will not be altered, nor will the available space for landscaping or pedestrian movement patterns. However, the parking requirement for the building will change, as the applicant is proposing a change in use. According to Section 13.01 of the South Burlington Land Development Regulations, the proposed project will require 23 parking spaces. The plans dated November 18, 2003 depict 51 parking spaces, three (3) of which are handicapped accessible, in accordance with Table 13-7 of the South Burlington Land Development Regulations. The parking spaces depicted on the plans are 9' x 18', which are in conformance with Table 13-8 of the South Burlington Land Development Regulations. (b) Parking shall be located to the rear or sides of buildings to the greatest extent practicable, The parking spaces that are currently striped on the site are located to the northern side of the existing building and in the front of the existing building. These parking spaces exist on the site, so it is not necessary to change their location. (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 height of the existing building is 25' and the scale is compatible with the existing buildings in the area. (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 South Burlington 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. The architectural details of the existing building will not he altered through the proposed project. 09 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 structure is already in existence and relates harmoniously to the area. Site plan applications shall meet the following Wecific 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 2 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 require any additional access to abutting properties. (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: Pursuant to Section 15.13(E) of the South Burlington 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 dated November 18, 2003 depict a dumpster for the subject property. However, the dumpster is not labeled. (d) Landscaping and Screening Requirements The proposed project is solely for interior renovations, so additional landscaping is not required on the site. Access/Circulation Access and circulation on the property will remain unchanged through the proposed project. Setbacks The existing structure meets the required front, side, and rear yard setbacks, as outlined in Table C-2 of the South Burlington Land Development Regulations. Traffic The April 16, 1999 Administrative approval for this property indicated that the existing and proposed uses would generate an estimated 64.4 vehicle trip ends (vte's) and that the property was approved for 81.1 vte's. According to the 1TE Manual, 6"' edition (Land Use Code 530 — High School), the proposed project will generate an estimated 25.7 vte's. Therefore, no additional traffic is expected to be generated by this project. 3 CONDITIONAL USE CRITERL4 Pursuant to Section 14.10(E) of the Land Development Regulations, the proposed conditional use shall meet the following standards: 1. The proposed use, in its location and operation, shall be consistent with the planned character of the area as defined by the City of South Burlington Comprehensive Plan. The proposed project will not alter the exterior of the building, so there is no change from an aesthetic point of view. The use of the subject property as an educational facility is consistent with the planned character of the area. 2. The proposed use shall conform to the stated purpose of the district in which the proposed use is located Pursuant to Section 5.05(A) of the Land Development Regulations, the Commercial 2 District is formed in order to encourage general commercial activity. In addition to uses permitted in the Cl District, large lot -retail uses, such as sale of motor vehicles and building materials, may be permitted. A range of industrial uses as well as clustered residential development may be permitted in locations that are mutually compatible with general commercial activity. Development shall be subject to site plan review to coordinate traffic movements, encourage mixed -use developments, provide shared parking opportunities and to provide a potential location, for high -traffic generation commercial uses. Any uses not expressly permitted are prohibited except those that are allowed as conditional uses. The proposed use of the subject property is in compliance with the stated purpose of the C2 District. 3. The Development Review Board must find that the proposed uses will not adversely affect the following: (a) The capacity of existing or planned municipal or educational facilities. The proposed project will not adversely affect municipal services. (b) The essential character of the neighborhood or district in which the property is located, nor ability to develop adjacent property for appropriate uses. The proposed project is in keeping with the character and uses on surrounding properties, and will not adversely affect the character of the area or the ability to develop adjacent properties. (c) Traffic on roads and highways in the vicinity. The subject property is currently approved for 81.1 vte's. According to the ITE Manual, 6`h edition (Land Use Code 530 — High School), the proposed project will generate an estimated 25.7 vte's. Therefore, no additional traffic is expected to be generated by this project. (d) Bylaws in effect. The proposed project is in keeping with applicable regulations. 2 (e) Utilization of renewable energy resources. The proposed project will not affect renewable energy resources. 09 General public health and welfare. The proposed project will not have an adverse affect on general public welfare. Other The City Engineer reviewed and approved the plan. DECISION Motion by Mark Boucher, seconded by Roger Farley, to approve Site Plan application #SP-03-49 and Conditional Use application #CU-03-19, subject to the following conditions: 1. All previous approvals and stipulations shall remain in full effect, except as amended herein. 2. This project shall be completed as shown on the plans submitted by the applicant, as amended by this decision, and on file in the South Burlington Department of Planning & Zoning. 3. The plans shall be revised to show the following changes and shall require approval from the Administrative Officer prior to issuance of a zoning permit. Three (3) copies of the approved revised plans shall be submitted to the Administrative Officer prior to issuance of a permit: a. The plans shall be revised to clearly depict the dumpster, adequately screened. b. The plans shall be revised to accurately depict the 30' front yard setback area. 4. For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Development Review Board estimates that the proposed project will generate zero (0) additional vehicle trip ends during the P.M. peak -hour. 5. Pursuant to section 17.04(B) of the South Burlington Land Development Regulations, the applicant shall obtain a zoning permit within six (6) months of this decision. 6. The applicant shall obtain a Certificate of Occupancy prior to use of the newly converted space. 7. Any changes to the site plan shall require approval of the South Burlington Development Review Board. Chuck Bolton —yg nay/abstain/not present Mark Boucher -ye nay/abstain/not present John Dinklage—yeWnay/abstain/ not present Roger Farley —y nay/abstain/not present Michele Kupersmith —yea/nay/abstain/not present Larry Kupferman —y nay/abstain/not present Gayle Quimby -ye nay/abstain/not present Motion passed by a vote of 6-0-0. Signed this 7 day of January, 2004, by "Dinklage,r 0