HomeMy WebLinkAboutSP-04-06 - Decision - 0006 San Remo DriveCITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING & ZONING
DOUGLAS CAMPBELL,MD — 6 SAN REMO DRIVE
SITE PLAN #SP-04-06
FINDINGS OF FACT AND DECISION
Douglas Campbell and David Rivoire, hereafter referred to as the "Applicants", are
seeking approval to amend a previously -approved site plan for: 1) a 6,822 square foot
building consisting of 5,478 square feet of medical office use and two (2) dwelling units,
and 2) use of the parking lot at 330 Dorset Street to satisfy on site parking requirements.
The amendment consists of converting one (1) 724 square foot dwelling unit to medical
office use for a total of 6,202 square feet of medical office use, 6 San Remo Drive. The
Development Review Board held a public meeting on 03/16/04. Dave Jillson represented
the Applicants.
FINDINGS OF FACT
1. The Applicants are seeking approval to amend a previously approved site plan
for: 1) a 6,822 square foot building consisting of 5,478 square feet of medical
office use and two (2) dwelling units, and 2) use of the parking lot at 330 Dorset
Street to satisfy on site parking requirements. The amendment consists of
converting one (1) 724 square foot dwelling unit to medical office use for a total
of 6,202 square feet of medical office use, 6 San Remo Drive
2. The property is located in the Central District 2 (CD2) Zoning District.
3. The owner of record of the property at 6 San Remo Drive is AOS Realty and the
owner of record of the property at 330 Dorset Street is The Church of Christ.
4. The plans consist of one (1) sheet entitled, "Assoc in Orthopedic Surgery 6 San
Remo Drive, South Burlington, Vermont", prepared by Guillot Vivian Viehmann
Architects, Inc, dated 02/17/04.
The subject property is located in the CD-2 District. The proposed project is strictly for
interior alterations, so the exterior of the building will not be altered. As such, the
Applicants were not required to submit an application for review by the Design Review
Committee.
SITE PLAN REVIEW STANDARDS
Section 14.06 of the South Burlington Land Development Regulations establishes the
following_ general review standards for all site plan applications:
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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.
The Applicants are not proposing any changes to the exterior of the existing building.
Pursuant to Section 13.01(B) of the Land Development Regulations, the current parking
requirement for the subject property is thirty-two (32) spaces (28 for 5,478 sq. ft. medical
office and 4 for two dwelling units). Pursuant to Section 13.01(B) of the Land Development
Regulations, the parking requirement for the proposed change will be thirty-three (33)
parking spaces (31 for 6,202 sq. ft. medical office and 2 for one dwelling unit). The plan
should be revised to show a bike rack on the 6 San Remo Drive property.
The plans depict thirty (30) parking spaces on the 6 San Remo Drive Property, including
two (2) handicapped -accessible parking spaces. The Applicants submitted a joint application
to propose allowing the applicant from 6 San Remo Drive to share parking with the
applicant from 330 Dorset Street. The hours and days of operation of the place of worship
at 330 Dorset Street do not coincide with those of the medical office at 6 San Remo Drive,
so the Development Review Board feels this shared parking plan is sufficient.
Parking shall be located to the rear or sides of buildings to the greatest extent practicable.
The parking spaces that are currently striped on both sites are generally located to the sides
of the existing buildings.
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.
This requirement is not applicable to the subject application.
Newly installed utility services and service modifications necessitated by exterior
alterations or building expansions shall, to the extentfeasible, be underground.
The Development Review Board shall encourage the use of a combination of common
materials and architectural characteristics, landscaping, buffers, screens and visual
interruptions to create attractive transitions between buildings of different architectural
styles.
This requirement is not applicable to the subject application.
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.
This requirement is not applicable to the subject application.
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Site plan applications shall meet the following specific standards as set forth in Section
14.07 of the South Burlington Land Development Regulations:
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
of collector street, to provide additional access for emergency or other purposes, or to
improve general access and circulation in the area.
It is not necessary to require any additional access to abutting properties.
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.
Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines,
services, and service modifications shall be underground.
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).
The plans depict a dumpster on the 6 San Remo Drive property, adequately screened.
Landscaping and Screening Requirements
The proposed project is solely for interior renovations, so additional landscaping is not
required on the site.
Pursuant to Section 13.01(D)(2) of the Land Development Regulations, off -site parking
may be provided for non-residential uses provided that the Development Review Board
approves a plan for off -site parking meeting the following requirements:
The applicant(s) provides an acceptable overall design and an accurate site plan for all
properties affected by the parking proposal in conjunction with site plan or PUD
review. All owners of the property(ies) where the off -site parking will be provided shall
sign the application.
The applicant has provided an acceptable overall design and an accurate site plan for both
of the subject properties.
The lots involved generally shall be adjacent However, at its discretion, the
Development Review Board may approve a plan for off -site parking where the off -site
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parking is located within eight hundred (800) linear feet at its farthest point of the
property on which the associated use or uses exist.
The subject lots are adjacent, although separated by San Remo Drive and are within 800
feet of each other.
The applicant shall record appropriate legal documents to ensure that the off -site
parking spaces shall be available for use by the user or users for which the off -site
parking spaces are being sought. Such legal documents shall be acceptable to the City
Attorney inform and content. Such legal documents shall ensure the continued
existence of the parking lot or facility to serve said uses so long as they may exist. Such
agreement shall guarantee also that upon termination of such joint use, each
subsequent use of the premises will provide off-street parking for its own use in
accordance with the requirements of this section and Tables 13-1 through 13-6.
The required parking spaces to be provided, their locations and striping shall be shown
on the plan.
The required parking spaces are shown on the plan.
In no event shall off -site parking and loading space for any non-residential use be
located in any RI, R1, R4, LN, QCP or SEQ district.
The subject properties are both located in the CD-2 Zoning District.
Access/Circulation
Access and circulation on the property will remain unchanged through the proposed
proj ect.
Traffic
According to the ITE Manual, 6th edition (Land Use Codes 720 and 221), the existing use
on the subject property is estimated to generate 22 vte's (rounded up from 21.21).
According to the ITE Manual, 6th edition (Land Use Codes 720 and 221), the proposed
use on the subject property is estimated to generate 24 vte's (rounded up from 23.28).
Therefore, the proposed project will create an increase of 2 vte's over existing conditions.
DECLIVION
Motion by � ,seconded by �/9 L�
to approve Site plan Application #SP-04-06 of Douglas Campbell and David Rivoire,
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 plans submitted by the
applicant, as amended by this decision, and on file in the South Burlington
Department of Planning and Zoning.
3) The plan shall be revised to show the changes below and shall require
approval of the Administrative Officer. Three (3) copies of the approved
revised plan shall be submitted to the Administrative Officer prior to permit
issuance.
a) The site plan shall be revised to update the parking requirement table to
indicate the parking requirements for the proposed use.
b) The site plan shall be revised to substitute "50' buffer" for
"Conservation Zone".
c) The site plan shall be revised to indicate a bike rack on the 6 San
Remo Drive property.
4) Pursuant to Section 15.13(E) of the Land Development Regulations, any new
utility lines, services, and service modifications shall be underground
5) The applicant shall record appropriate legal documents to ensure that the off -
site parking spaces shall be available for use by the user or users for which the
off -site parking spaces are being sought, prior to issuance of a zoning permit.
6) No exterior alterations may take place as part of this project. If the applicant
does alter the exterior of the subject building, the Design Review Committee
must review the project prior to approval by the Development Review Board.
7) For the purpose of calculating road impact fees under the South Burlington
Impact Fee Ordinance, the Development Review Board estimates that the
change in use will generate 2.0 additional vehicle trip ends during the p.m.
peak hour.
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8) 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.
9) The applicant shall obtain a Certificate of Occupancy/Compliance from the
Administrative Officer prior to the use of the newly converted space.
10) Any change to the site plan shall require approval by the South Burlington
Development Review Board.
Signed on this / lO day of )) Auc,4 , 2004 by
Chairman or k
uth Burlington Development keview Board
Please note: You have the right to appeal this decision to the Vermont Environmental
Court, pursuant to 24 VSA 4471 and VRCP 76 in writing, within 30 days of the date this
decision is issued. If you fail to appeal this decision your right to challenge this decision
at some point in the future may be lost because you waited too long. You will be bound
by the decision, pursuant to 24 VSA 4472 (d) (exclusivity of remedy; finality).
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