HomeMy WebLinkAboutSP-95-0000 - Decision - 0010 Patchen RoadFINDINGS OF FACT & DECISION
STATE OF VERMONT �`J 6 o��
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of Christine Jones to convert a
personal service use (hair and tanning salon) to a 17 children day
care use in an existing 2200 square foot building. This building
has an existing dwelling unit which will remain, 10 Patchen Road.
On the 23rd of May, 1995, the South Burlington Planning Commission
approved the request of Christine Jones for site plan review under
Section 26.10 of the South Burlington Zoning Regulations based on
the following findings:
1. This project consists of converting a personal service use
(hair and tanning salon) to a 17 children day care use in an
existing 2200 square foot building. The building has an existing
dwelling unit on the second floor which will remain. The personal
service was approved by the Planning Commission on 2/23/93. The
ZBA on 5/8/95 approved the applicant's request for a conditional
use permit for this use.
2. This property at 10 Patchen Road lies within the Commercial 1
District. It is bounded on the east by a duplex on Cottage Grove
Avenue, on the south by a video store, on the west by Williston
Road and on the north by a professional office building.
3. Access/circulation: Access is via an existing 20 foot curb cut
on Patchen Road. This access is proposed to be relocated
approximately 65 feet to the north. This relocation will place the
property in Traffic Overlay Zone 5 instead of Zone 1.
4. Circulation proposed is one-way in a clock -wise manner. Staff
recommended that circulation be changed so that the northerly
parking aisle be for 2-way traffic and the southerly parking aisle
be for one way traffic. This would improve traffic flow on the
site. Appropriate signage should be placed on the site to direct
traffic. The plan should be revised to show the change in
circulation and the locations of the signs.
5. Coverage/setbacks: Building coverage is 10% (maximum allowed
is 30%). Overall coverage s 50% (maximum allowed is 70%). Front
yard coverage is 48.5% (maximum allowed is 30%). Front yard
coverage is existing and will not be affected by this application.
6. The structure is noncomplying as it does not meet the front and
side setback requirements. This structure is subject to the 25%
rule is Section 26.002 of the zoning regulations.
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7. Parking: This project requires a total of six (6) parking
spaces and eleven (11) spaces are being provided including one (1)
handicapped space. A bike rack is being provided as required.
8. Traffic: This property is located within Traffic Overlay Zone
5 which would allow this property to generate a maximum of twenty
four (24) vehicle trip ends (vte's) during the P.M. peak hour. It
is estimated that the previous use (personal service) generated 4.8
vte's and the proposed use will generate 14.1 vte's. This is a 9.3
vte increase. The applicant was made aware that the road impact
fee will be approximately $2000.
9. Landscaping: There is no minimum landscaping requirement,
based on building costs, for this project. The site is well
landscaped and no additional landscaping recommended. The
abandoned access drive should be seeded and converted to green
space.
10. Sewer: No additional allocation required.
11. Lighting: Existing exterior lighting consists of the
following:
--- one - 75 watt lamp on west side of building
-- two - 150 watt flood lights on the free-standing sign
--- two - 150 watt lamps on the north side
--- one - 100 watt lamp on the east side
--- two - 150 watt lamps on second floor on east side
--- one - 60 watt lamp above cellar door
12. Dumpster: The dumpster storage area is shown on the plan. It
should be screened and the type of screening to be used noted on
the plan.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning
Commission approves the site plan application of Christine Jones to
convert a personal service use (hair and tanning salon) to a 17
children day care use in an existing 2200 square foot building, 10
Patchen Road, as depicted on a plan entitled "Tri-Care, Inc.
Proposed Site Plan", dated 5/5/95, with the following stipulations:
1. All previous approvals and stipulations which are not
superseded by this approval shall remain in effect.
2. The plan shall be revised prior to issuance of a zoning permit
to show the changes listed below and shall require approval by the
City Planner. Three (3) copies of the approved revised site plan
shall be submitted to the City Planner prior to permit issuance.
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a) The site plan shall be revised to show circulation as
follows: 1) the northerly parking aisle shall be for 2-way
traffic, and 2) the southerly parking aisle shall be for 1-way
traffic.
b) The site plan shall be revised to show the location of the
signs directing 1-way and 2-way traffic.
c) The site plan shall be revised to correctly show the
limits of the green space in the front yard.
d) The site plan shall be revised to indicate the type of
screening to be used around the dumpster.
e) The plan shall show the bike rack relocated to the east of
the parking lot.
f) The plan shall show the sidewalk continuous through the
driveway, if approved by the City Engineer.
3. For the purpose of calculating required road impact fees under
the South Burlington Impact Fee Ordinance, the Planning Commission
estimates that the proposed day care use will generate 9.3
additional vehicle trip ends during the P.M peak hour.
4. All new exterior lighting shall consist of downcasting shielded
fixtures so as not to cast light beyond the property line. Any
change in lighting shall be approved by the City Planner prior to
installation.
5. The applicant shall obtain a zoning permit for the day care
within six (6) months or this approval is null and void.
6. The applicant shall obtain Certificate of Occupancy/Compliance
from the Administrative Officer prior to occupancy of the building.
7. Any change to the site plan shall require approval by the South
Burlington Planning Commission.
Chairman`or Clerk
South Burlington Planning Commission
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