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Home My WebLink AboutSP-05-16 - Decision - 0023 San Remo DriveCITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING FOUR BOYS, LLC. — 23 SAN REMO DRIVE SITE PLAN #SP-05-16 FINDINGS OF FACT AND DECISION Bill Michaud, hereafter referred to as the applicant, is requesting site plan re - approval to amend a previously approved site plan for a 7200 sq ft building consisting of 3600 sq ft of medical office and four (4) dwelling units. The amendment consists of constructing a 4089 sq ft addition which will consist of 2089 sq ft of medical office use and two (2) dwelling units, 23 San Remo Drive. Based on testimony provided at the above mentioned public meeting and 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 requesting site plan re -approval to amend a previously approved site plan for a 7200 sq ft building consisting of 3600 sq fit of medical office and four (4) dwelling units. The amendment consists of constructing a 4089 sq ft addition which will consist of 2089 sq ft of medical office use and two (2) dwelling units, 23 San Remo Drive, 2. The property is located in the Central District 2 (CD2) Zoning District. 3. The owner of record is Four Boys, LLC. 4. The plans consist of a two (2) page set of plans, page one (1) entitled, "23 San Remo Drive Four Boys LLC 23 San Remo Drive South Burlington VT 864-1812", prepared by Groundswell Architects, dated 9/8/04. 5. The applicant received approval for this project on September 21, 2004 by the Development Review Board, but the approval lapsed. This application is for re -approval of the same project pursuant to section 14.09(B)(2) of the Land Development Regulations. Zoning District & Dimensional Requirements: The proposed density for the property is an F.A.R. of 0.5. This is the maximum allowed F.A.R. for the CD2 District. Therefore, the proposed density complies with the zoning regulations. - 1 - 2. The proposed building coverage for the lot is 25%. The maximum allowed building coverage for the CD2 District is 40%. The proposed overall coverage for the lot is 72%. The maximum allowed overall coverage for the CD2 District is 90%. The proposal complies with the lot coverage requirements of the zoning regulations. The Administrative Officer notes that the proposed garden roof will mitigate the proposed lot coverage. 3. Pursuant to Section 14.402(b) of the zoning regulations, allowable building envelopes along San Remo Drive shall be between 32 ft. from the centerline of the right-of-way and 80 ft. from the nearest edge of the right- of-way. The building envelope is greater than 80 ft. from the San Remo Drive right-of-way, but this is a condition of the existing structure and not the proposed new structure. The plans indicate that the new structure is at least 32 ft. from the centerline of the right-of-way on the north and the east sides. SITE PLAN REVIEW STANDARDS Section 14.06 of the South Burlington Land Development Regulations establishes the followina general review standards for all site plan applications: (a) The site shall be planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate plantings, safe pedestrian movement, and adequate parking areas. The proposed project has been planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate planting, safe pedestrian movement. Pursuant to Table 13-2 of the Land Development Regulations, the proposed project will require 42 parking spaces. The applicant is proposing 23 parking spaces. Since the medical office and residential units will have different peak -hour parking demands, the applicant has submitted a shared parking analysis that indicates the proposed project will require a total of 23 parking spaces. Pursuant to Section 13.01(G)(5) of the Land Development Regulations, the plans depict a bicycle rack. (b) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. The parking spaces are located to the side and rear of the building. -2- (c) 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. The maximum height for a pitched roof in the CD2 District is 45 ft. The maximum height for a flat roof is 35 ft. The proposed structure will be 34 ft. 3'/2" to the top of the pitched stairwell roof. The flat roof will be 24 ft. high. Therefore, the proposed addition complies with the height requirements of the CD2 District. (d) 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. (e) 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. The proposed project complies with the Design Review approval (#DR-02-19) from January 28, 2003. (fJ 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. The proposed project complies with the Design Review approval (#DR-02-19) from January 28, 2003. Site plan applications shall meet the following specific standards as set forth in Section 14.07 of the South Burlington 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 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 easements as part of the proposed project. M1111111 (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. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. (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). The plans show an adequately screened dumpster on the northwesterly corner of the subject property. (d) Landscaping and Screening Requirements Pursuant to Table 13-9 of the Land Development Regulations, the proposed project will require a minimum of $10,500 of landscaping. The application states that $10,500 of landscaping will be planted on the site, plus $12,000 will be dedicated to the roof garden. The Board feels that this is sufficient. However, pursuant to Section 13.06(G) of the Land Development Regulations, the applicant must submit a landscape budget indicating the value of the proposed landscaping. This budget shall be prepared by a landscape architect or landscape professional. The budget indicates a landscaping budget of $24,250. Pursuant to Section 13.06(B) of the Land Development Regulations, snow storage areas must be specified and located in an area that will minimize the potential for run-off. The plans depict proposed snow storage areas. Lighting The applicant proposes using 100W recessed can lights, two wall mounted exterior light fixtures, and one 12 ft. Lumec "New Westminster" light within the project parking lot. The DRC requested that the soffit lights be reduced in wattage such that the illumination at the sidewalk not exceed 5 foot candles. The DRB agrees that illumination at the sidewalk should not exceed 5 foot candles. Access/Circulation Vehicular access to the site will remain unchanged. Pedestrian access will be enhanced with new sidewalks and inviting site design elements as discussed above. No changes to the existing traffic circulation patterns are proposed. Traffic According to the ITE, 7" Edition, the proposed 2,089 square foot medical office (LU: 720) addition is estimated to increase traffic on the subject property by 7.77 P.M. peak -hour vtes. The additional two (2) residential dwelling units (LU: 220) is estimated to increase traffic on the subject property by 1.24 P.M. peak -hour vtes. So, the proposed project is estimated to generate an additional 9.01 P.M. peak hour vtes. DECISION The Administrative Officer approves Site Plan #SP-05-16 of Bill Michaud 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) Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 4) The applicant shall post a landscape bond for $10,500, prior to issuance of a zoning permit. This bond shall remain in effect for three (3) years to assure that the landscaping has taken root and has a good chance of surviving. 5) The Administrative Officer approves a total of 23 parking spaces on the subject property. 6) For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Administrative Officer estimates that the expansion will generate 9.01 additional vehicle trip ends during the P.M. peak hour. 7) If necessary, the applicant shall obtain wastewater allocation approval from the Director of Planning and Zoning, Juli Beth Hinds, prior to issuance of a zoning permit. 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. -5- 9) The applicant shall obtain a Certificate of Compliance/Occupancy 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 this �_ day of April, 2005 by Rayr,Y,&*rl Belair, 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. It:v