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Home My WebLink AboutSP-16-26 - Decision - 0016 Gregory Drive#SP-16-26 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING WILLIAM & GAIL SAVAGE — 16 GREGORY DRIVE SITE PLAN APPLICATION #SP-16-26 FINDINGS OF FACT AND DECISION William & Gail Savage, hereinafter referred to as the applicants, are requesting after -the -fact site plan approval to amend a previously approved site plan for a 24,200 sq. ft. multi -use building consisting of warehouse use, warehouse & wholesale use, and light manufacturing use. The amendment consists of converting the uses in the building to: 1) 4,256 sq. ft. of general office use, 2) 19,944 sq. ft. of contractor or building trade facility use, and 3) adding a storage trailer, 16 Gregory Drive. Based on the document file for this application, the Administrative Officer finds, concludes, and decides as follows: FINDINGS OF FACT The project consists of after -the -fact site plan approval to amend a previously approved site plan for a 24,200 sq. ft. multi -use building consisting of warehouse use, warehouse & wholesale use, and light manufacturing use. The amendment consists of converting the uses in the building to: 1) 4,256 sq. ft. of general office use, 2) 19,944 sq. ft. of contractor or building trade facility use, and 3) adding a storage trailer, 16 Gregory Drive. 2. The owners of record of the subject property are William & Gail Savage. 3. The subject property is located in the Mixed Industrial & Commercial (Mixed IC) Zoning District. 4. The application was received on April 12, 2016. 5. The plan submitted is entitled, "Lot #12 Green Tree Park Gregory Drive, South Burlington", prepared by Lamoureux & Dickinson Consulting Engineers, Inc., dated 04/30/96, and last revised on 3/4/16. DIMENSIONAL REQUIREMENTS 6. Dimensional requirements are not being affected by this application. 7. Setback requirements are being met. SITE PLAN REVIEW STANDARDS Vehicular access -1- #SP-16-26 8. Access is provided via two (2) curb cuts on Gregory Drive. No changes are proposed. Circulation 9. Circulation on the site is adequate. Parking 10. The minimum parking requirement for the proposed uses is 25 spaces and 26 spaces are available plus 17 additional spaces will be used for vehicle and trailer parking and storage. Only one (1) handicapped space is provided and two (2) such spaces are required. The plan should be revised to show one (1) additional handicapped space. 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. Landscaping 13. No additional landscaping is required. 14. Pursuant to Section 13.06(B) (4) of the Land Development Regulations, snow storage areas must be shown on the plan. The snow storage areas are shown on the plan. Outdoor Lighting 15. No changes to exterior lighting proposed. Pursuant to Sections 14.06 and 14.07 of the Land Development Regulations, the following review standards shall apply to the site plan applications: Traffic 16. The property was previously approved (3/20/98) to generate 19.5 PM peak hour vehicle trip ends (vtes). The proposed new use and the existing use are estimated to result in a trip generation of 25.69 vtes for a 6.19 vte increase. (a) The relationship of the proposed development to goals and objects set forth in the City of South Burlington Comprehensive Plan, 17. The proposed project is not in conflict with the goals and objectives of the Comprehensive Plan. -2- #SP-16-26 (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. The proposal is in keeping with this requirement. (c) Parking shaft be located to the rear or sides of buildings 19. Parking is located on the front and sides of the building. All parking is existing with no additional parking proposed. 20. Section 13.01 of the Land Development Regulations requires that bicycle parking or storage facilities be provided for employees, residents, and visitors to the site. It has already been noted that a bicycle rack is shown 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 plans do not indicate changes in utility service. (f) 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, 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-16-26 (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. No changes to existing underground utilities. (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). 27. The plan shows a roll -off dumpster which is not enclosed. The plan should be revised to enclose this dumpster. DECISION Based on the above Findings of Fact, the Administrative Officer hereby approves site plan application #SP-16-26 of William & Gail Savage, subject to the following conditions: All previous approvals and stipulations which are not superseded by this approval will remain in effect. 2. The applicant must 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. 3. The 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 plan must be revised to show the existing roll -off dumpster screened on all four (4) sides and so noted on the plan. 4. All exterior lighting must 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. 5. For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Administrative Officer estimates that the change in use will generate 6.19 additional vehicle trip ends during the p.m. peak hour. 6. Prior to issuance of a zoning permit, the applicant must submit to the Administrative Officer a final set of project plans as approved in digital (PDF) format. 7. The applicant must obtain a Certificate of Occupancy from the Administrative Officer prior to the use or occupancy of the newly approved use. #SP-16-26 8. Any change to the site plan will require approval by the South Burlington Administrative Officer or the Development Review Board. Signed on this & day of MY , 2016 by I Belair, Ad iinistrative 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 -