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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. d rb\sit\pid geon\S P#03-01.fcd. doc 2 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, d rb\s Mpidgeon \S P#03-01.fcd. doc 3 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 drb\sMpidgeon\SP#03-01.fcd. doc 4