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HomeMy WebLinkAboutCU-00-17 SP-00-30 - Decision - 0020 Kimball Avenue#CU-00-17 & #SP-00-30 FINDINGS OF FACT AND DECISION STATE OF VERMONT COUNTY OF CHITTENDEN CITY OF SOUTH BURLINGTON Re: Findings of Fact, conditional use application #CU-00-17 and site plan application #SP- 00-30 of Alan Palmer to amend a previously approved site plan for a 32,400 square foot general office building. The amendment consists of converting 8,500 square feet of general office use to 16 hotel rooms, 20 Kimball Avenue. On the 1 st of August, 2000, the South Burlington Development Review Board approved the conditional use application under Section 26.05 and site plan application under Section 26.10 of the South Burlington Zoning Regulations of Alan Palmer based on the following findings: 1. This project consists of amending a previously approved site plan for a 32,400 square foot general office building. The amendment consists of converting 8,500 square feet of general office use to 16 hotel rooms, 20 Kimball Avenue, 2. The owner of record is Alan Palmer. 3. The property located at 20 Kimball Avenue lies within the C2 District. It is bounded on the north by Merchants Bank, on the west by Kimball Avenue, on the east by the property of Munson Earth Moving, and on the south by the property of John Osgood and Winston Hart. 4. Access/Circulation: Access for the property is provided via a shared 40 foot wide curb cut and a 40 foot wide access drive emanating from 30 Kimball Avenue. Section 26.103(b) of the South Burlington Zoning Ordinance prohibits commercial driveways from being more than 36 feet in width. Since the drive is already existing and no changes are proposed, staff did not recommend reducing the width of the drive. Circulation on the site is adequate. 5. Coverage/Setbacks: The current building coverage is 11% (maximum 30%) and the total coverage is 69% (maximum 70%). No changes are proposed. The front yard coverage of the property is 43% (maximum allowed is 30%). While the front yard coverage is exceeded, no changes to the coverages are proposed. Staff recommended that any future alterations to the coverages should address reducing the front yard coverage. Coverages should also be noted on the plans. Setbacks appear to be met. 6. Landscaping; The minimum landscaping requirement, based on building costs, is $2,400. This is not being met as no new landscaping has been proposed. The applicant should revise the plans to illustrate new landscaping and submit a planting schedule. 7. Lighting_ The applicant should submit cut sheets for the existing lights as well as any new lights. The location of all building mounted lights must be noted on the plans. All lights must be downcasting and shielded and approved by the Director of Planning and Zoning. 8. Parking: The proposed uses require a total of 114 parking spaces, five of which must be delineated as handicapped. A total of 116 parking spaces are provided. Only three parking spaces are marked as handicapped. Plans should be revised to show an additional two parking spaces delineated as handicapped. A bike rack must be provided and should be illustrated on the plans. 9. Sewer: The property currently has a sewer allocation of 300 gpd. The applicant has requested an additional sewer allocation of 2600 gpd for a total allocation of 2900gpd. The applicant should expect to pay a per gallon fee for the additional allocation. 10. Traffic: The current use is calculated to produce 48 P.M. peak hour vehicle trip ends. The proposed uses will generate a total of 42 P.M. peak hour vehicle trip ends for a 6 vte reduction. 11. Dumpsters: The existing dumpster should be screened and the plans revised to reflect this change. 12. Conditional Use Criteria: The proposed use complies with the stated purpose of Commercial Two District to encourage "general commercial activity". The proposed use will not adversely affect: a) the capacity of existing or planned community facilities. No affect expected. b) the character of the area affected. No affect expected. c) traffic on roads or highways in the vicinity. The proposed use is not expected to impact traffic adversely. d) bylaws in effect. The proposal is in conformance with the zoning regulations. e) utilization of renewable energy resources. There is no utilization of renewable energy resources to be affected. f) general public health and welfare. No adverse affect expected. DECISION AND CONDITIONS Based on the above Findings of Fact, the South Burlington Development Review Board approves conditional use application #CU-00-17 and site plan application #SP-00-30 of Alan Palmer to amend a previously approved site plan for a 32,400 square foot general office building. The amendment consists of converting 8,500 square feet of general office use to 16 hotel rooms, 20 Kimball Avenue, as depicted on a two (2) page set of plans, page one (1) entitled, "Land Title Insurance Survey for Alan D. Palmer of Office Building Located at 20 Kimball Avenue, South Burlington, Vermont", prepared by Vermont Land Surveyors, dated 11/90, with the following stipulations: 1. All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2. The site plans shall be revised to show the changes listed below and shall require approval of the Director of Planning & Zoning (hereinafter Director). Three (3) copies of the approved revised site plans shall be submitted to the Director prior to permit issuance. a) The applicant shall submit details (cut sheets) for the existing lights as well as any new lights. The location of all building mounted lights shall be noted on the plans. All lights must be downcasting and shielded and approved by the Director of Planning and Zoning. b) Plans shall be revised to show an additional two parking spaces delineated as handicapped. c) A bike rack must be provided and shall be illustrated on the plans. d) The applicant shall revise the plans to illustrate $2400 of new landscaping and include a planting schedule. e) The plans shall be revised to show the dumpster storage area screened and the type of screening noted on the plans. 3. The Development Review Board approves an additional sewer allocation of an additional 2600 gpd for a total allocation of 2900 gpd. The applicant shall pay the per gallon fee prior to permit issuance. 4. The applicant shall post a $2,400 landscape bond prior to issuance of a zoning permit. The bond shall remain in effect for three (3) years to assure that the landscaping takes root and has a good chance of surviving. 5. For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Development Review Board estimates that the building will generate zero (0) additional vehicle trip ends during the P.M. peak hour. 6. That portion of the building which will include the hotel rooms shall be sprinklered with a residential type sprinkler. 7. The applicant shall obtain a zoning permit within six (6) months pursuant to Section 27.302 of the zoning regulations or this approval is null and void. 8. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to occupancy of the building. 9. Any change to the site plan shall require approval by the South Burlington Development Review Board. � a u air or Clerk Date South Burlington Development Review Board