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Home My WebLink AboutSP-15-78 - Decision - 0010 Gregory Drive#SP-15-78 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING GD ENTERPRISES — 10 GREGORY DRIVE SITE PLAN APPLICATION #SP-15-78 FINDINGS OF FACT AND DECISION GD Enterprises, hereinafter referred to as the applicant, is seeking approval to amend a previously approved plan for a 4,608 sq. ft. mixed use building. The amendment consists of changing the use of the building to: 1) 3,608 sq. ft. of "transportation services" use, and 2) 1,000 sq. ft. of "contractor or building trades facility" use, 10 Gregory Drive. Based on the plans and materials contained in the document file for this application, the Administrative Officer finds, concludes, and decides the following: FINDINGS OF FACT 1. The applicant is seeking approval to amend a previously approved plan for a 4,608 sq. ft. mixed use building. The amendment consists of changing the use of the building to: 1) 3,608 sq. ft. of "transportation services" use, and 2) 1,000 sq. ft. of "contractor or building trades facility" use, 10 Gregory Drive. 2. The owner of record of the subject property is 10 Gregory Drive Partners. 3. The subject property is located in the Mixed Industrial - Commercial Zoning District. 4. The application was received on 12/01/2015. 5. The plan submitted is titled, "Autohaus Dave's Automotive Gregory Drive Lot #4 South Burlington, Vermont", dated 5/14/93, and last revised on 12/01/15 by Jeff Nick. DIMENSIONAL REQUIREMENTS 6. Building coverage is 4.8% (maximum allowed is 40%), overall coverage is 23.5% (maximum allowed is 70%), and front yard coverage is 42%, which was allowed to exceed the 30% limit through a previously issued variance. No changes proposed. 7. Setback requirements are being met. SITE PLAN REVIEW STANDARDS Vehicular access 8. Access is provided via two (2) curb cuts off Gregory Drive. The westerly access is for ingress only and the easterly access is for egress only. The plan should be revised to note the ingress and egress. No changes are proposed. - 1 - #SP-15-78 Circulation 9. Circulation on the site is adequate. Parking 10. There is no minimum parking requirement for the proposed transportation services use, the proposed contractor or building trades facility use requires a total of one (1) space, and there are 23 parking spaces available, including one (1) handicapped space. The plan should be revised to show this handicapped space with the required ADA stripping. The Administrative Officer finds that there will be adequate parking to meet the needs of the proposed uses. 11. Pursuant to Section 13.01(G) (5) of the Land Development Regulations, bicycle parking shall be provided on the subject property. A bicycle rack is shown on the plan. 12. Pursuant to Section 13.01(B) of the Land Development Regulations, internal landscaping of the parking area does not apply to this application. Landscaping 13. There are no landscaping changes as part of this application. 14. Pursuant to Section 13.06(B) (7) of the Land Development Regulations, snow storage areas must be shown on the plan. The plan indicates the snow storage areas. Outdoor Lighting 15. There are no changes to outdoor lighting proposed. Pursuant to Sections 14.06 and 14.07 of the Land Development Regulations, the following review standards shall apply to site plan applications: Traffic 16. The ITE Trip Generation Manual does not include any land use categories for the proposed use. The property is currently permitted to generate a maximum of 12.1 PM peak hour vehicle trip ends. Applicant has complied with Appendix 13.2 which requires a local traffic study as the particular land use is not covered by the ITE Trip Generation Manual. The applicant submitted letter dated 2/4/16 from Lamoureux & Dickinson which developed an estimate of the PM peak hour trip generation by examining Green Cab's existing operations. The counts taken results in an average weekday PM peak hour trip generation of nine (9) vte/hr. The Administrative Officer therefore concludes that no additional traffic will be generated by this change in use. (a) The relationship of the proposed development to goals and objects set forth in the City of South Burlington Comprehensive Plan, -2- #SP-15-78 17. The Comprehensive Plan states that the City should encourage development while protecting natural resources and promoting a healthy and safe environment. The proposed project 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 18. The building is existing and no changes are proposed. (c)Parking shall be located to the rear or sides of buildings 19. Parking is located on the front and side of the building. No changes are proposed. 20. As noted above, a bicycle rack location is noted on the plan. (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 21. The building is existing and no changes are proposed. (e) Newly installed utility service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. 22. The plan does not indicate a change in utility service. (f) The combination of common materials and architectural characteristics, landscaping, buffers, screens, and visual interruptions to create attractive transitions between buildings or different architectural styles shall be encouraged. 23. The building is existing and no changes 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. 24. The building is existing and no changes are proposed. 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. 25. The reservation of land is not necessary. -3- #SP-15-78 (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, 26. As noted above, there are no changes to utility service with this application. (c) AM 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), 27. Pursuant to Section 13.06(C) (1) of the Land Development Regulations, screened dumpster locations must be shown on the plans. A screened dumpster location is shown on the plan. DECISION Based on the above Findings of Fact, the Administrative Officer herby approves site plan application #SP-15-78 of GD Enterprises, 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 and shall be on file in the South Burlington Department of Planning and Zoning. 3. The site 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 to the Administrative Officer prior to permit issuance. a. The site plan shall be revised to indicate that the westerly access is for ingress only and the easterly access is for egress only. b. The site plan shall be revised to show the handicapped space with the required ADA stripping. 4. For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Administrative Officer estimates that this change in use will generate zero (0) additional vehicle trip ends during the p.m. peak hour. 5. All exterior lighting shall be installed or shielded in such a manner as to conceal light sources and reflector surfaces from view beyond the perimeter of the area to be illuminated. -4- #SP-15-78 6. Prior to issuance of a zoning permit, the applicant shall provide the Administrative Officer a digital copy of the approved plan, with revisions, in pdf format. 7. Prior to issuance of a zoning permit, the applicant shall provide the Administrative Officer a written statement from Krebs & Lansing Consulting Engineers granting the applicant permission to revise its site plan. 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 from the Administrative Officer prior to use of the building for the new use. 10. Any change to the site plan shall require approval by the South Burlington Development Review Board or the Administrative Officer. oe Signed on this day of i�m, 2016 by W./ A�K t �f Raymond I Belair, Administrative Officer PLEASE NOTE: Pursuant to 24 VSA §4465, an interested person may appeal this decision by filing a Notice of Appeal with the secretary of the Development Review Board. This Notice of Appeal must be accompanied with a $233 filing fee and be filed within 15 days of the date of this decision. The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state permits for this project. Call 802.879.5676 to speak with the regional Permit Specialist. -5-