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Home My WebLink AboutSP-14-07 - Decision - 0002 0004 San Remo Drive#SP-14-07 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING ABJ, INC. — 2 & 4 SAN REMO DRIVE SITE PLAN APPLICATION #SP-14-07 FINDINGS OF FACT AND DECISION ABJ, Inc., hereinafter referred to as the applicant, is seeking to amend a previously approved plan for a 1,450 square foot medical office building. The amendment consists of converting the building to general office use, 2 & 4 San Remo Drive. A hearing on this application was held on May 6, 2014 and the applicant was represented by William Wilson. Based on the plans and materials contained in the document file for this application, the Development Review Board finds, concludes, and decides the following: FINDINGS OF FACT 1. The applicant is seeking to amend a previously approved plan for a 1,450 square foot medical office building. The amendment consists of converting the building to general office use, 2 & 4 San Remo Drive. 2. The owner of record of the subject property is ABJ, Inc. 3. The subject property is located in the Central District 2 Zoning District and the City Center Design Review District 2. 4. The application was received on March 4, 2014. The plans submitted consist of a four (4) page set of plans, page one (1) entitled "Wilson Office Complex 2 San Remo Drive South Burlington, VT" prepared by Trudell Consulting Engineers, and dated 02/07/14. DIMENSIONAL REQUIREMENTS Table 1. Dimensional Requirements CD-2 Zoning District Required Proposed Min. Lot Size None 11,912 SF Max. Building Coverage 40% 12.5% Max. Overall Coverage 90% 60.4% A -Min. Front Setback 20 ft.* & 32 ft.* 6.5 ft./>20 ft. Min. Side Setback 10 ft. >1oft. Max. Building Height 35 ft. 16 ft. - 1 - #SP-14-07 d Zoning Compliance Pre-existing non -conforming * 20 ft. from Dorset Street and 32 ft. from the center of San Remo Drive. No changes to the building or site are proposed, other than new downcast LED lights on the building and a new bike rack. SITE PLAN REVIEW STANDARDS Pursuant to Section 14.03(A)(6) of the Land Development Regulations, any PUD shall require site plan approval. Section 14.06 establishes the following general review standards for all site plan applications: 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. No changes to the building or site are proposed, other than new downcast LED lights on the building and a new bike rack. Snow storage areas and utility infrastructure are shown on the site plan. Chapter 14.06 of the South Burlington Land Development Regulations states the following: Parking: (a) Parking shall be located to the rear or sides of buildings. Any side of a building facing a public street shall be considered a front side of a building for the purposes of this subsection. The existing parking lot is located on the side of the building, and no changes are proposed. 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. No changes to the building or site are proposed. Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. The DRB 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. No changes to the building or site are proposed. -2- #SP-14-07 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. No changes to the building or site are proposed. in addition to the above general review standards, site plan applications shall meet the following specific standards as set forth in Section 14.07 of the 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 or collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. Public streets and sidewalks already exist along both front yards of this property, and in front of both adjoining properties. No additional interconnections will serve any useful purpose. 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). Residential scale 'totes' are proposed to be stored along the north side of the building. Landscaping No additional landscaping is proposed or required. Lighting Pursuant to Appendix A.9 of the Land Development Regulations, luminaries shall not be placed more than 30' above ground level and the maximum illumination at ground level shall not exceed an average of three (3) foot candles. Pursuant to Appendix A.10(b) of the Land Development Regulations, indirect glare produced by illumination at ground level shall not exceed 0.3 foot candles maximum, and an average of 0.1 foot candles average. Any new lighting will be required to be shielded and downcast. Parking No changes are proposed to the building or site, other than as noted above. Parking requirements for the new general office use are lower than for the prior medical office. There are six (6) existing -3- #SP-14-07 parking spaces on site. A medical office requires five (5) parking spaces per 1000 sq. ft. of office space; a general office requires 3.5 parking spaces per 1000 sq. ft. of gross floor area. The medical office was 1450 sq. ft. in size; this required 7.25 parking spaces; the general office has 1490 gross sq. ft. of space; this requires 5.22 spaces. The existing six parking spaces satisfy the LDRs. The subject property falls within Design District 2 of the City Center Design Review Overlay District. The applicant is not proposing any changes to the building or site other than new LED exterior lights and a new bike rack. The Board makes note that the building is in good repair so therefore the Board determines not to invoke the option of requiring changes or upgrades to the building design per Section 11.01(D)(1)(g): For applications involving a change of use with no construction, relocation, enlargement or alteration subject to review, other than a change of use pursuant to Section (2) below, the Development Review Board may require design improvement in accordance with these regulations to the exterior of the building, the costs of which do not exceed $7,000 or 10% of the assessed value of the building, whichever is greater. TRAFFIC The change in use will reduce the estimated traffic generation, based on the ITE Manual, from 5.18 PM peak hour vehicle trip ends (vtes) to 2.16 vtes. DECISION Motion by Bill Miller, seconded by David Parsons, to approve site plan application #SP-14-07 of ABJ, Inc., 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 for within six (6) months pursuant to Section 17.04 of the Land Development Regulations or this approval is null and void. 4. For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Administrative Officer estimates that the change in use will generate zero (0) additional vehicle trip ends during the P.M. peak hour. 5. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to occupancy and/or use of the newly converted space. -4- #SP-14-07 6. Any change to the site plan shall require approval by the South Burlington Development Review Board or the Administrative Officer. Tim Barritt— yea nay abstain not present Mark Behr— yea nay abstain not present Art Klugo — yea nay abstain not present Bill Miller— yea nay abstain not present David Parsons yea nay abstain not present Jennifer Smith — yea nay abstain not present John Wilking yea nay abstain not present Motion carried by a vote of 7 — 0 — 0 V Signed on this 12 +� day of i/ lvl% 2014 by s L Tim Barritt, Chair Please note: An appeal of this decision may be taken by filing, within 30 days of the date of this decision, a notice of appeal and the required fee by certified mail to the Superior Court, Environmental Division. See V.R.E.C.P. 5(b). A copy of the notice of appeal must also be mailed to the City of South Burlington Planning and Zoning Department at 575 Dorset Street, South Burlington, VT 05403. See V.R.E.C.P. 5(b) (4)(A). Please contact the Environmental Division at 802-828-1660 or http://vermontiudiciary.org/GTC/environmental/default.aspx for more information on filing requirements, deadlines, fees and mailing address. 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-