HomeMy WebLinkAboutSP-03-01 CU-03-01 - Decision - 0002 Green Tree DriveCITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING & ZONING
DEVELOPMENT REVIEW BOARD
MULTIPLE USES - 2 GREEN TREE DRIVE
SITE PLAN #SP-03-01 & CONDITIONAL USE #CU-03-01
FINDINGS OF FACT, CONCLUSIONS & DECISION
Alan and Maureen Pidgeon, hereafter referred to as the applicants, are requesting
approval for amending a previously approved site plan to add a welding school use
within the 7,080 sq. ft. building at 2 Green Tree Drive. In addition, the applicant is
requesting conditional use approval for the educational use of the property. The South
Burlington Development Review Board (DRB) held a public hearing on February 18,
2003. Engineer Bill Nedde represented the applicants.
Based on testimony given at the above mentioned public hearing and on the plans and
supporting materials contained in the document file for this application, the DRB finds,
concludes and decides as follows:
FINDINGS OF FACT
The applicants received site plan approval from the South Burlington Planning
Commission on May 13, 1997 for the addition of 4 permitted uses to the list of
possible uses for the for multiple tenant building on the subject property.
2. The applicants are now requesting conditional use approval to add educational
facilities as a possible use within the 7,080 sq. ft. building and, specifically, site
plan approval for a welding school for up to 20 students within the multi -tenant
building at 2 Green Tree Drive.
3. The applicants request an umbrella permit to allow the following permitted and
conditional uses:
Permitted Uses.
15.101
General office
15.102
Light manufacturing
15.105
Printing, bookbinding, publishing and engraving
15.106
Wholesale establishments
15.107
Warehousing, storage and distribution facilities
15.111
Equipment service and repair shops not including retail
15.115
Accessory uses to the uses listed above.
Conditional Uses.
15.209
Educational facilities
15.230
Accessory uses to the use listed above.
4. Alan and Maureen Pidgeon are the record owners of the property (warranty deed
in Volume 401, Page 245 of the city land records). The property is identified as
Tax Parcel 0740 00020 C.
5. The subject property contains 48,268 sq. ft. and is located in the Mixed Industrial
and Commercial (IC) District.
FINDINGS OF FACT, CONCLUSIONS & DECISION
2 GREEN TREE DRIVE - #SP-03-01 & #CU-03-01
CONCLUSIONS
SITE PLAN REVIEW STANDARDS
Pursuant to Section 26.102 of the Zoning Regulations, the DRB may consider the
following in its review of a site plan application:
(a) Pedestrian and vehicular access.
Pedestrian and vehicular access to the site will remain unchanged.
(b) Circulation.
2. No changes to the existing traffic circulation patterns are proposed.
(c) Parking.
3. The Site Plan shows 44 existing parking spaces, including 2 reserved
handicapped parking spaces and a bike rack. The building currently contains a
jeweler's office and an Orkin distribution office. For storage and distribution
facilities such as Orkin, the zoning regulations require 1 parking space per 200
ft.2 plus 2 spaces per 3 non -office employees, plus 1 space per vehicle. General
office uses, such as the jeweler's office, require 1 space per 250 ft.2, and
educational facilities require 1 parking space per 4 classroom seats. Based on
these standards, the proposed mix of uses on the site will require 36 parking
spaces. Thus the DRB concludes that the existing parking is adequate for the
proposed use.
(d) Landscaping, screening and outdoor lighting.
4. No changes to the landscaping plan are proposed.
(e) Other
5. The July 30, 1996 site plan approval by the Planning Commission allowed 16.4
vehicle trip ends (vte) during the PM peak hour. Subsequent approvals have not
modified this maximum approved traffic generation rate for the site. Institute of
Transportation Engineers (ITE) data suggest that universities and colleges
generate 0.21 vte, junior colleges generates 0.14 vte, and high schools 0.15 vte
per student per PM peak hour of an adjacent street. It is reasonable to take an
average of these rates and apply it to the proposed welding school use.
Accordingly, the welding school would generate an estimated 3.4 vte during the
PM peak hour of an adjacent street. According to ITE data on general office
buildings, the existing jeweler's office generates approximately 1.64 vte per PM
peak hour of an adjacent street. ITE data for warehousing suggests that the
existing Orkin storage and distribution facility generates 1.42 vte per PM peak
hour of an adjacent street. Based on ITE data, the three uses together will
generate a total of approximately 6.46 vte per PM peak hour of an adjacent
street. This is within the 16.4 vte already approved for the site.
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FINDINGS OF FACT, CONCLUSIONS & DECISION
2 GREEN TREE DRIVE - #SP-03-01 & #CU-03-01
CONDITIONAL USE CRITERIA
The DRB must find that the proposed uses will not adversely affect the following:
(a) The capacity of existing or planned municipal or educational facilities.
6. No changes to lot coverage or gross floor area of the existing building are
proposed. In addition, no residential uses are proposed. Consequently, the
proposal 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.
7. No changes landscaping, lot coverage, or gross floor area are proposed.
Consequently, the proposal 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.
8. Traffic generation as a result of the proposed educational use will not adversely
affect traffic on roads in the vicinity.
(d) Bylaws in effect.
9. The proposed conditional use is in keeping with current regulations.
(e) Utilization of renewable energy resources.
10. No changes are proposed that would affect renewable energy resources.
(f) General public health and welfare
11. The DRB concludes that the proposed educational use will not have an adverse
affect on general public welfare.
DECISION
MOTION by Larry Kupferman, seconded by Gayle Quimby, to approve site plan
application #SP-02-64 and conditional use application #CU-03-01, subject to the
following conditions:
1. All previous approvals shall remain in full force and effect except as amended
herein.
2. This approval will allow the following uses, which are currently allowed within the IC
District:
a. Permitted uses: general office; light manufacturing; printing, bookbinding,
publishing and engraving; wholesale establishments; warehousing,
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FINDINGS OF FACT, CONCLUSIONS & DECISION
2 GREEN TREE DRIVE - #SP-03-01 & #CU-03-01
storage and distribution facilities; equipment service and repair shops not
including retail; and accessory uses to these permitted uses.
b. Conditional uses: educational facilities, and uses accessory to this
conditional uses.
C. If the city's regulations change so that any of the above uses are no
longer allowed within the subject zoning district, such uses will no longer
be approved on the subject property.
3. No future change of use under this approval shall require more than 44 parking
spaces on the subject property, or cause there to be more than 16.4 vehicle trip
ends generated from the subject property during the PM peak hour as estimated
from ITE data.
4. This approval will allow the new tenant, Vermont Industrial Testing, a welding
school, to offer classes for up to 20 students on the subject property.
5. The applicant shall obtain approval from the Director of Planning and Zoning
prior to any future change of any tenant on the subject property. The Director
shall approve the proposed new tenant only if the proposed use fits within the
limitations established by this decision. In making such a determination, the
Director shall apply the parking standards as set forth in the South Burlington
Zoning Regulations and trip generation rates provided by the Institute of
Transportation Engineers. If the proposed use does not clearly fit within the
parameters of this decision, or if a shared parking concept is proposed to meet
the parking limit imposed by this decision, the applicant must obtain the approval
of the DRB for the proposed use.
6. The applicant shall obtain a zoning permit within six months of this decision
pursuant to Section 27.302 of the South Burlington Zoning Regulations.
7. Prior to occupation of any area for which use has been changed, the applicant shall
obtain a certificate of occupancy/compliance from the Administrative Officer.
Chuck Bolton —yea/nay/abstain
Mark Boucher —yea/nay/abstain
John Dinklage —yea/nay/abstain
Roger Farley —yea/nay/abstain
Larry Kupferman —yea/nay/abstain
Gayle Quimby —yea/nay/abstain
MOTION CARRIED by a vote of 6-0-0.
i snc
Signed this day o 2003, by
ohn Dinklage, Chair
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