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Home My WebLink AboutSP-07-68 - Decision - 0031 0033 Patchen Road#SP-07-68 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING PAT CLARK - 31-33 PATCHEN ROAD SITE PLAN APPLICATION #SP-07-68 FINDINGS OF FACT AND DECISION Pat Clark, hereinafter referred to as the applicant, is seeking to amend a previously approved plan for a 2209 sq. ft, general office building. The amendment consists of converting 1288 sq. ft. to medical office use, with the remaining 921 sq. ft. to remain general office use, 31-33 Patchen Road. 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 to amend a previously approved plan for a 2209 sq. ft. general office building. The amendment consists of converting 1288 sq. ft. to medical office use, with the remaining 921 sq. ft. to remain general office use, 31- 33 Patchen Road. 2. The owners of record of the subject property are Kat Zilboorg, Pat Clark, and Marlee-Bone, LLC. 3. The subject property is located in the Commercial 1 -Residential 12 (Cl-R12) Zoning District. 4. The application was received on September 14, 2007. 5. The plan submitted is entitled, "Site Plan Marlee-Bone, LLC 31-33 Patchen & 55 White Street South Burlington, Vermont", prepared by Vermont Land Surveyors, Inc., dated August 20, 2007. DIMENSION REQUIREMENTS 6. The foot print of the building is remaining the same. All coverage requirements are being met. 7. Setback requirements are being met. -1- #SP-07-68 SITE PLAN REVIEW STANDARDS Vehicular access 8. Access is provided via a curb cut off Patchen Road, as well as shared access off White Street with the property to the west. No changes are proposed. Circulation 9. Circulation on the site is adequate. Parking 10. The current use requires 8 parking spaces. The proposed uses require a total of 10 parking spaces. Thirteen (13) parking spaces are shown on the plan. The plan should be revised to note the location of a handicap designated parking 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 not shown on the plan. The plan should be revised to show the location of a bicycle rack. 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 proposed. 14. Pursuant to Section 13.06(B)(7) of the Land Development Regulations, snow storage areas must be shown on the plan. The plan does not indicate the snow storage area(s). The plan should be revised to show the snow storage area(s). 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. According to ITE, the current use is estimated to generate 3.29 vehicle trip ends (vte's) during the p.m. peak hour. The proposed uses are estimated to generate a total of 6.16 vehicle trip ends during the p.m. peak hour for an increase of 2.87 vte's. This property lies in Traffic Overlay Zone 5 which would allow this property to generate a maximum of 14.3 vte's during the p.m. peak hour. -2- #SP-07-68 (a) The relationship of the proposed development to goals and objects set forth in the City of South Burlington Comprehensive Plan. 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 to the greatest extent practicable. 19. Parking is located on the sides of the building. All parking is existing and no changes are proposed. 20. As noted above, a bicycle rack location is not 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. (0 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: -3- #SP-07-68 (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. (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) 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. Pursuant to Section 13.06(C)(1) of the Land Development Regulations, screened dumpster locations must be shown on the plans. Dumpster locations are not shown on the plan as they are located on the adjacent property. DECISION Based on the above Findings of Fact, the Administrative Officer herby approves Site Plan Application #SP-07-68 of Pat Clark, seeking to amend a previously approved plan for a 2209 sq. ft. general office building. The amendment consists of converting 1288 sq. ft. to medical office use, with the remaining 921 sq. ft. to remain general office use, 31- 33 Patchen Road, 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 plans shall be revised to show the changes below and 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 plan shall be revised to note the location of a bicycle rack. b. The plan shall be revised to note the location of the snow storage area(s). c. The plan shall be revise to show one parking spaces designated as handicap accessible. -4- #SP-07-68 4) For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Administrative Officer estimates that this proposal will generate an additional 2.87 vehicle trip ends during the p.m. peak hour. 5) 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. 6) The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to the use of the building for medical office. 7) Any change to the site plan shall require approval by the South Burlington Development Review Board or the Administrative Officer. S fi C 6C-4_, Signed on this day of G� 2007 by 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 $110 filing fee and be filed within 15 days of the date of this decision. -5-