HomeMy WebLinkAboutSP-08-16 - Decision - 0393 0401 Patchen Road#SP-08-16
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
MICHAEL DUGAN, AIA — 393-401 PATCHEN ROAD
SITE PLAN APPLICATION #SD-08-16
FINDINGS OF FACT AND DECISION
Michael Dugan, AIA, hereinafter referred to as the applicant, is seeking to amend a
previously approved plan for a multi -tenant four (4) building mixed use complex. The
amendment consists of adding auto service & repair use to the umbrella approval, 393-
401 Patchen Road.
Based on the plans and supporting 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 multi -tenant
four (4) building mixed use complex. The amendment consists of adding auto
service and repair use to the umbrella approval, 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 (C2) Zoning District.
4. The application was received on March 7, 2008
5. No revised plans were submitted with this application. The following comments
refer to the previously approved plans.
DIMENSION REQUIREMENTS
6. Coverages are not affected as a result of this application.
7. Setback requirements are being met.
SITE PLAN REVIEW STANDARDS
Vehicular access
8. Access is provided via two (2) curb cuts off Patchen Road. No changes are
proposed.
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Circulation
9. Circulation on the site is adequate.
Parking
10. No parking changes are proposed. There are 52 parking spaces on site. This is
sufficient.
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.
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(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. 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.
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(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 and rear of the building. All parking is existing and
no changes are 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 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:
(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.
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(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. Screened dumpster locations
are shown on the plan and shall be labeled as such.
OTHER
The applicant is proposing to add auto service & repair use to the existing umbrella
permit. There is no issue with this addition.
The following uses are approved under the umbrella permit:
a. Place of worship
b. Personal instruction facility
c. Group home
d. Nursing facility
e. Social services
f. Multi -family dwellings
g. Light Manufacturing
h. Personal Services
i. Printing and binding
j. Radio and TV studio
k. Research Facility and Laboratory
I. Restaurant
m. Retail and Retail Services
n. Retail Warehouse
o. Tavern, Night Club
p. Warehousing and Distribution Facility
q. Recreation Facility
r. Artist production studio
s. Clinic: Medical, Dental, Optical
t. Financial Institution
u. Commercial kennel, vet hospital, and dog day-care
v. General Office
w. Equipment service, repair, and rental.
x. Auto service & repair
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DECISION
Based on the above Findings of Fact, the Administrative Officer herby approves Site
Plan Application #SP-08-16 of Michael Dugan, AIA, to amend a previously approved
plan for a multi -tenant four (4) building mixed use complex. The amendment consists of
adding auto service & repair use to the umbrella approval, 393-401 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 umbrella approval list of approved uses is hereby amended to include auto
service & repair use.
4) The applicant shall obtain approval from the Director of Planning in Zoning prior
to any change of tenant.
5) 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.
6) The applicant shall obtain a Certificate of Occupancy/Compliance from the
Administrative Officer prior to any change of use.
7) Any change to the site plan shall require approval by the South Burlington
Development Review Board or the Administrative Officer.
Signed on this ��/ day of 2008 by
Raym nd J. air, 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 Notice of Appeal must be accompanied with a $110 filing fee and be filed
within 15 days of the date of this decision.
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