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Home My WebLink AboutSP-04-33 - Decision - 0005 Gregory DriveC4 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING CARPENTERES LOCAL 1996 — 5 GREGORY DRIVE SITE PLAN #SP-04- 33 FINDINGS OF FACT AND DECISION Carpenters Local 1996, hereinafter referred to as the "Applicant", is requesting site plan approval to amend a previously approved site plan located at 5 Gregory Drive by changing the use of the building. The amendment consists of changing the current approved uses of 3,600 sf of wholesale use and 2,732 sf of warehouse, storage and distribution use to 1,200 sf of general office use and 5,132 sf of personal instruction school use. Based on the plan and supporting materials contained in the document file for this application, the Administrative Officer finds, concludes, and decides the following: FINDINGS OF FACT This project consists of amending a previously approved site plan located at 5 Gregory Drive by changing the use of the building. The amendment consists of changing the current approved uses of 3,600 sf of wholesale use and 2,732 sf of warehouse, storage and distribution use to 1,200 sf of general office use and 5,132 sf of personal instruction school. 2. The owner of record of this property is Carpenters Local 1996. 3. This property is located within the Mixed Industrial and Commercial Zone. DIMENSIONAL REQUIREMENTS 4. Building coverage is 15.7% (maximum allowed is 40%). Overall coverage is 58.8% (maximum allowed is 70%). Front yard coverage is 27.7% (maximum allowed is 30%). 5. The building meets the setback requirements. SITE PLAN REVIEW STANDARDS Vehicular access 6. There currently is one ingress and egress curb cut on the property from Gregory Drive which is shared with the property to the north. No changes are proposed regarding access. -1- Circulation 7. Circulation on the site is adequate. Parking 8. Currently the site provides 12 parking spaces. The required number of parking spaces is 7 spaces. The site requires one handicapped space and one handicap parking space has been provided. 9. Pursuant to Section 13.01(G)(5) of the Land Development Regulations, bicycle parking shall be provided for employees on the subject property. The application indicates a bike rack exists. Landscaping 10. There is no minimum landscaping requirement, based on building costs. The site is adequately landscaped so no additional landscaping will be required. 11. The existing site plan complies with all requirements pursuant to Section 13.06(B) of the Land Development Regulations. 12. According to the plans provided, snow storage complies with requirements pursuant to Section 13.07(A) of the Land Development Regulations. The plans submitted must be amended to provide adequate snow storage areas. Outdoor Lighting 13. Pursuant to Section 13.07(A) of the Land Development Regulations, all exterior lighting must be shielded and downcasting to prevent light from spilling onto adjacent properties and rights -of -way. There are no changes to exterior lighting. The proposal meets all lighting requirements. Traffic 14. Traffic generation will increase due to this amendment. The current uses being wholesale, warehouse storage and distribution are estimated to generate 2.149 P.M. peak hour vte's whereas the proposed uses of general office and personal instruction school will generate 5 P.M. peak hour vte's for a net increase of 2.851 P.M. peak hours vte's. -2- GENERAL REVIEW STANDARDS (a) The relationship of the proposed development to goals and objectives set forth in the City of South Burlington Comprehensive Plan. 15. The Comprehensive plan states that the city should encourage development while protecting natural resources and promoting a healthy and safe environment. The change in use 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. 16. The building on this site exists with no changes proposed. The site has adequate planting and parking. (c) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. 17. Parking spaces are currently located at the front and side of the building. (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. 18. The existing building is a single story building, which is compatible with its site, and the adjoining buildings. (e) Newly installed utility service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. 19. The plans do not indicate changes in utility services. (/) The combination of common materials and architectural characteristics, landscaping, buffers, screens and visual interruptions to cerate attractive transitions between buildings or different architectural styles shall be encouraged. 20. No changes to the site or building 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. -3- C 21. There are no new proposed structures. All buildings exist according to a previous application. 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 emergency or other purposes, or to improve general access and circulation in the area. 22. 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. 23. No changes to existing underground utilities are proposed. (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). 24. The plans indicate a dumpster storage area. Based on the above Findings of Fact, the South Burlington Administrative Officer hereby approves site plan application #SP-04-33 by Carpenters Local 1996 to amend a previously approved site plan located at 5 Gregory Drive by changing the use of the building. The amendment consists of changing the current approved uses of 3,600 sf of wholesale use and 2,732 sf of warehouse, storage and distribution use to 1,200 sf general office use and 5,132 sf of personal instruction school. The proposed changes are depicted on a plan prepared by Krebs & Lansing Consulting Engineers Inc. dated April 3, 1997 and received by the City of South Burlington September 03, 2004,with the following stipulations: 1) All previous approvals and stipulations, which are not superseded by this approval, shall remain in effect. 2) The applicant must revise the plan to comply with Section 13.06(B)(4) to provide a snow dump area. -4- C 1 3) 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. 4) The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to the use of the newly converted space. 5) For the purposes of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Administrative Officer estimates that the change in use will generate 2.851 additional trip ends during the P.M. peak hour. 6) Any change to the site plan shall require approval by the South Burlington Development Review Board. Signed on thijq day of41rW,,< 2004 by Belair, Administrative Officer 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. If you fail to appeal this decision your right to challenge this decision at some point in the future 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). -5-