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Home My WebLink AboutSP-13-01 - Decision - 0393 0401 Patchen Road#SP-13-01 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING MICHAEL DUGAN — 393-401 PATCHEN ROAD SITE PLAN APPLICATION #SP-13-01 FINDINGS OF FACT AND DECISION Michael Dugan, hereinafter referred to as the applicant, is seeking approval to amend a previously approved plan for four (4) dwelling units in one (1) building and three (3) mixed use commercial buildings and an accessory structure. The amendment consists of adding a vehicular access area to building #1, 393 - 401 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 four (4) dwelling units in one (1) building and three (3) mixed use commercial buildings and an accessory structure. The amendment consists of adding a vehicular access area to building #1, 393 — 401 Patchen Road. 2. The owner of record of the subject property is Patchen Road Investments, LLC. 3. The subject property is located in the Commercial 2 Zoning District. 4. The application was received on January 8, 2013. 5. The plan submitted is titled, "393-401 Patchen Road South Burlington Vermont Williston Road Property Management - Owner", prepared by Michael Dugan AIA, dated 6/26/2006, with a last revised date of 1/04/2013. DIMENSIONAL REQUIREMENTS 6. Building coverage is remaining the same at 22.4% (40% is maximum). Overall coverage remains unchanged at 78.6% (70% is maximum). Existing pavement area will be converted to lawn area to equal the amount of green space lost due to the new vehicular access area, so no change in overall coverage. Front yard coverage is 50.0 % (30.0% is maximum) and will remain unchanged. 7. Setback requirements are being met. SITE PLAN REVIEW STANDARDS Vehicular access 8. Access is provided via two curb cuts off Patchen Road. No changes are proposed. - 1 - #SP-13-01 Circulation 9. Circulation on the site is adequate. Parking 10. The property currently has 51 parking spaces. No parking changes proposed. 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 to this application. Landscaping 13. There are no landscaping changes as part of this application. 14. Pursuant to Section 13.06(B) (7) of the Land Development Regulations, snow storage areas must be shown on the plan. The plan indicates the snow storage area. 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. Traffic will not be affected as a result of this application. The applicant shall be responsible for obtaining approval and paying traffic impact fees for additional traffic which may result from a change of use. All uses on the property cannot exceed 20.2 vehicle trip ends during the P.M. peak hour, unless additional vte's are approved by the Development Review Board. (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, -2- #SP-13-01 18. The buildings are existing and no changes are proposed. (c)Parking shall be located to the rear or sides of buildings 19. As noted above, parking is located on the rear, sides and front of the buildings. No changes proposed. 20. As noted above, a bicycle rack location is 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 buildings are 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. (f) The combination of common materials and architectural characteristics, landscaping, buffers, screens, and visual interruptions to create attractive transitions between buildings or different architectural styles shaft be encouraged, 23. The buildings are existing and no changes are proposed. (g) Proposed structures shaft 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 buildings are 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-13-01 (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) Afl dumpsters and other facilities to handle solid waste, including compliance with any recycling or other requirements, shaft 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. Screened dumpster locations are shown on the plan. DECISION Based on the above Findings of Fact, the Administrative Officer herby approves Site Plan Application #SP-13-01 of Michael Dugan 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 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. 4. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to use of the new vehicular access area. 5. Any change to the site plan shall require approval by the South Burlington Development Review Board or tl�e Administrative Officer. Signed on this J44day of /'� , 2013 by Raymond J. Belair, Administrative 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 :Z! #SP-13-01 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-