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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: -1- C 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. -2- 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 -3- 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. -5- 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). M