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Home My WebLink AboutCU-05-13 SP-05-32 - Decision - 0075 Allen RoadCITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING READY FUNERAL HOME - 75 ALLEN ROAD CONDITIONAL USE APPLICATION #CU-05-13 SITE PLAN APPLICATION #SP-05-32 FINDINGS OF FACT AND DECISION Ready Funeral Home, hereinafter referred to as the applicant, is seeking site plan approval and conditional use approval under Section 14.10, Conditional Use Review, of the South Burlington Land Development Regulations. Request is for permission to: 1) raze the existing buildings, and 2) construct a 3168 sq. ft. building for funeral home and mortuary use (crematorium and office), 75 Allen Road. The Development Review Board held a public hearing on August 16, 2005. Sarah Thyng represented the applicant. Based on testimony provided at the above mentioned public hearing and the plans and supporting materials contained in the document file for this application, the Development Review Board finds, concludes, and decides the following. FINDINGS OF FACT Ready Funeral Home, hereinafter referred to as the applicant, is seeking site plan approval and conditional use approval under Section 14.10, Conditional Use Review, of the South Burlington Land Development Regulations. Request is for permission to: 1) raze the existing buildings, and 2) construct a 3168 sq. ft. building for funeral home and mortuary use (crematorium and office), 75 Allen Road. 2. The subject property is located in the Allen Road Zoning District. 3. The owner of record of the subject property is Jane Ready. 4. The plans submitted consist of a five (5) page set of plans, page one (1) entitled, "Cover Sheet Ready Funeral Home South Burlington, Vermont", prepared by Engineering Ventures, Inc., dated August, 2005. -1- Table 1. Dimensional Reauirements Allen Road Commercial Zoning District Required Proposed Min. Lot Size 20,000 SF _ 73,260 SF Max. Building Coverage 40% 4.32% Max. Overall Coverage 70% 21.63% �l Min. Front Setback �l Min. Side Setback 30 ft loft 70 ft_ 100 ft �l Min. Rear Setback 30 ft 80 ft Max Front Yard Covera a 30% # zoning compliance # more information needed CONDITIONAL USE CRITERIA Pursuant to Section 14.10(E) of the Land Development Regulations, the proposed conditional use shall meet the following standards: The proposed use, in its location and operation, shall be consistent with the planned character of the area as defined by the City of South Burlington Comprehensive Plan. The proposed project is consistent with the planned character of the area, as defined by the Comprehensive Plan. The proposed use shall conform to the stated purpose of the district in which the proposed use is located. The proposed project is consistent with the stated purpose of the Allen Road Zoning District, which is "to provide for the goods and services needs of local residents." The Development Review Board must find that the proposed uses will not adversely affect the following: a) The capacity of existing or planned municipal or educational facilities. The proposed project will not adversely affect municipal services. This commercial project will have no impact on educational facilities. b) The essential character of the neighborhood or district in which the property is located, nor ability to develop adjacent property for appropriate uses. The proposed project will not have an adverse affect on the character of the neighborhood or zoning district that this property falls within. It is set back a good distance from the road and behind well -grown trees. c) Traffic on roads and highways in the vicinity. -2- Access to the property is proposed through a gravel drive from Allen Road. This access is proposed to be shifted to the east from its current location. This is perhaps an even better location, now located directly across from the Allenwood driveway. When the new access is operational, the existing drive will be bermed and filled in with trees. The proposed use will generate very little traffic, with only 3 employees and deliveries and maintenance as needed. There is no increase over the existing traffic. d) Bylaws in effect. The proposed project is in keeping with applicable regulations. e) Utilization of renewable energy resources. The proposed project will not affect renewable energy resources. t) General public health and welfare. The proposed project will not have an adverse affect on general public welfare. SITE PLAN REVIEW STANDARDS Pursuant to Sections 14.06 and 14.07 of the Land Development Regulations, the proposed conditional use shall meet the following standards: (a) 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. The proposed project is in compliance with this criterion. The site plans shows adequate parking spaces and sidewalks for pedestrian movement. (b) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. Parking is to the sides of the building. (c) 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. The applicant has stated that the proposed structure will be 25' in height, with a smoke stack extending 3' above the roof, which is in compliance with Section 3.07 of the Land Development Regulations. -3- (d) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. (e) The DRB shall encourage the use of a combination of common materials and architectural characteristics, landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. This requirement is being met. (� 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. This requirement is being met. (g) 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 of collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. It is not necessary to require any additional access easements as part of the proposed project. (h) 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. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. (i) 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). The applicant has stated that outdoor waste storage will not be present on the site. Q) Landscaping and Screening Requirements The building costs are estimated to be $350,000 which would require $9,500 worth of landscaping. The applicant has not yet submitted a landscaping plan or budget. M The landscaping plan should be prepared by a landscaping professional and should comply with Section 13.06(F) of the South Burlington Land Development Regulations. The proposed lighting is acceptable, provided that the lighting is installed in the manner that restricts it to being downcast. DECISION QG��Q Motion by seconded by �/T/�1d to approve Con itional Use Applic tion #CU-05-13 and Site Plan Application #SP-05-32 of Ready Funeral Home, 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 plans submitted by the applicant, as amended by this decision, and on file in the South Burlington Department of Planning and Zoning. 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 plans shall be submitted to the Administrative Officer prior to permit issuance. a) The site plan shall be revised to show the building and overall coverage as listed on the application. The applicant shall also indicate the front yard coverage. b) The plans shall be revised to comply with the requests of the South Burlington Water Department, as outlined in a letter dated August 4, 2005. c) The plans shall be revised to comply with the requests of the South Burlington City Engineer, as outlined in his memorandum dated August 11, 2005. 4) The applicant shall comply with the requests of the South Burlington Water Department, as outlined in a letter dated August 4, 2005 5) The applicant shall comply with the requests of the South Burlington Engineer, as outlined in his memorandum dated August 11, 2005. 6) Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 7) The applicant should submit a landscaping budget in compliance with Section 13.06(G) of the South Burlington Land Development Regulations. The landscaping costs should meet or exceed $9,500. 8) All new exterior lighting shall consist of downcasting fixtures. Any change to approved lights shall require approval of the Administrative Officer prior to installation. -5- C 9) The landscaping plans shall prepared by a landscaping professional and shall be reviewed and approved by the City Arborist prior to permit issuance. 10) 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. 11) The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to the use of the newly constructed space. 12) Any change to the site plan shall require approval by the South Burlington Development Review Board. Mark Behr — yea, Chuck Bolton — John Dinklage — Roger Farley — Larry Kupferman Gayle Quimby —i 'abstai no�nopresent ay/abstain nay/abstain/not present /abstain/not present %nay/abstain/not present nay/abstain/not present Motion carried by a vote of S - o - 0 Signed this _L_V day of August 2005, by avl- �? jl�z� John Dinkla_ e, hair X. 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. The fee is $225.00. If you fail to appeal this decision, your right to challenge this decision at some future time 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). M