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Home My WebLink AboutSP-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. - 1 - #SP-08-16 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. -2- #SP-08-16 (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. -3- #SP-08-16 (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 #SP-08-16 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. -5-