HomeMy WebLinkAboutSP-99-61 - Decision - 0023 San Remo Drive#SP-99-61
FINDINGS OF FACT AND DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, site plan and design review applications of Bette Welch to amend a plan for
a 4800 square foot building used for auto repair and storage and two (2) dwelling units, 23 San
Remo Drive.
On the 2l' day of December, 1999, the South Burlington Development Review Board approved
the site plan and design review applications of Bette Welch under Section 26.10 and 24.20 of the
South Burlington Zoning Regulations based on the following findings:
1. This application was continued from the 12/7/99 meeting to provide staff additional time to
review the application. This project consists of amending a plan for a 9800 square foot building
and used for auto repair and storage (3600 square feet) and two (2) dwelling units (1200 square
feet). The amendment consists of. 1) converting 2400 square feet to medical office use, 2)
converting 1200 square feet to retail or general office use, and 3) constructing a 1288 square foot
addition for medical office use. The two (2) existing dwelling units will remain.
2. This property located at 23 San Remo Drive lies within Central District 2. It is bounded
on the north and east by San Remo Drive, on the south by a church, and on the west by a retail
building.
3. Access/circulation: Access is provided via a 26 foot ingress and egress curb cut on San Remo
Drive and by a 13 foot egress only curb cut on San Remo Drive. The site also provides access to
the adjacent development via a driveway on the southwest corner of the property.
Circulation on the site is adequate.
4. Coverage/setbacks: Building coverage is 24% (maximum allowed is 40%). Overall coverage
is 61 % (maximum allowed is 90%).
Setback requirements are met.
5. Landscapiniz: The minimum landscaping requirement, based on building costs, for Phase I is
$3720 and for Phase II is $2580, for a total of $6300. The minimum landscaping required is not
being met. The proposed landscaping is $775 short of the requirement. Staff recommended one
(1) additional street tree (east of building) and one (1) additional tree along the north side of the
building. Applicant should replace the Sugar Maple street trees with a more salt tolerant species.
6. Sewer: The additional sewer allocation needed for Phase I is 576 gpd and for Phase II is 364
gpd (includes 20% reduction allowed by State). The applicant will be required to pay the per
gallon fee prior to permit issuance.
7. Traffic: The existing use consisting of 2400 square feet of auto repair and storage and 2
apartments (1200 square feet) generates 10.72 vte's during the P.M. peak hour. The proposed
uses and two (2) apartments generate 19.82 vte's during the P.M. peak hour. This represents an
increase of 9.1 vte's. The applicant was made aware that the road impact fee is approximately
$1850.
8. Floor Area Ratio (F.A.R.): The F.A.R. for this property is 0.23 (maximum allowed is 0.5).
9. Ling: Proposed exterior lighting consists of:
— three (3) 250 watt metal halide lamps mounted on twenty (20) foot poles with
downcasting shielded fixtures.
— two (2) 250 watt building mounted metal halide lamp with downcasting shielded fixtures.
The applicant needs to provide additional information regarding this fixture to be certain
that the lamp is concealed.
— three (3) 50 watt soffit lights.
10. Parking: A total of twenty eight (28) spaces are required. Twenty (20) on -site and twelve
(12) on -street spaces are proposed, including three (3) handicapped spaces and a bike rack.
Approximately twelve (12) spaces are located within the allowable building envelope which are
not hidden from view from the public street by a building. Section 14.402 of the zoning
regulations states that the Development Review Board may "approve surface parking which is
within the allowable building envelope and which is not hidden from view from the public street
by a building, provided: (i) the subject parking represents a significantly minor portion of the total
parking required for the property, (ii) the area encompassed by the subject surface parking
represents a significantly minor portion of the total allowable building envelope area existing on
the property, and (iii) the overall site design of the property is found to be in conformance with
the intent and purpose of the Central District."
It is the applicant's position that some of these spaces are existing and that the new spaces
proposed which are in the allowable building envelope meet the above criteria.
Desiizn Review:
This application was reviewed by the Design Review Committee on October 25, 1999. The
Design Review Committee approved the application subject to a number of conditions. The
applicant has met most of the conditions imposed by the Design Review Committee:
The conditions yet to be met are as follows:
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1. Prior to review by the Development Review Board, the applicant shall submit a report
which addresses in detail how the proposed plan complies with all design review criteria
(Sections 24.401(a)-(i) and 24.402(a)-(i)). The report shall include details and
specifications of all proposed materials, lighting, windows/doors, etc.
2. Prior to review by the Development Review Board, the Design Review Committee
required the applicant to revise the plans as follows:
e. A design detail for the HVAC equipment screening shall be submitted.
E The site plan shall be revised to show surface parking located in a manner that
complies with Section 14.402 of the zoning regulations. Proposed on -
street parking spaces (8'x22') shall be shown on the plan.
h. The elevations shall be revised to show building mounted lights.
3. The slope of both the existing and proposed roofs shall be indicated on either the
drawings or in the specifications report.
11. Streetscape: The Planning Commission will be revising the streetscape standards along San
Remo Drive in the next couple of months. Therefore, the exact location for street trees and
sidewalk may be slightly different than the locations shown on the applicant's plan. In fact, it is
likely that a portion of the sidewalk may need to be placed on the applicant's property since the
San Remo Drive r.o.w. is only 50 feet. Approval of this application should include a condition
that requires the applicant to construct the streetscape improvements (e.g., sidewalk and street
trees) as required by the Director of Planning & Zoning.
12. Approval expiration: The applicant is requesting that the approval be effective for two (2)
years. Section 27.302 of the zoning regulations allows the Board to approve this request. It has
been the policy of the Planning Commission to grant applicants a period of two (2) years to obtain
a permit for the second phase of projects which are constructed in phases.
DECISION AND CONDITIONS
Based on the above Findings of Fact, the South Burlington Development Review Board approves
the site plan and design review applications of Bette Welch to amend a plan for a 4800 square foot
building used for auto repair and storage (3600 square feet) and two (2) dwelling units (1200
square feet). The amendment consists of: 1) converting 2400 square feet to medical office use, 2)
converting 1200 square feet to retail or general office use, and 3) constructing a 1288 square foot
addition for medical office use. The two (2) existing dwelling units will remain, 23 San Remo
Drive, as depicted on a two (2) page set of plans, page one (1) entitled, "23 San Remo Drive South
Burlington, Vermont Medical Office Facility, dated 10/25/99, last revised on 12/6/99, with the
following stipulations:
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1. All previous approvals and stipulations which are not superseded by this approval shall remain
in effect.
2. The plans shall be revised to show the changes below and shall require approval of the
Director of Planning & Zoning (hereinafter Director). Three (3) copies of the approved revised
plans shall be submitted to the Director prior to permit issuance.
a) The site plan shall be revised to add one (1) street tree on the east side of the
building and add one (1) tree along the north side of the building.
b) The site plan shall be revised to replace the Sugar Maple street trees with a more
salt tolerant species.
c) The building elevation plans shall be revised to show the building mounted lights.
d) The building elevation plans shall be revised to indicate the slope of both the
existing and proposed roofs or this information shall be provided in the
specifications.
3. For the purpose of calculating road impact fees under the South Burlington Impact Fee
Ordinance, the Development Review Board estimates that the addition and change in use will
generate 9.1 additional vehicle trip ends during the P.M. peak hour.
4. All exterior lighting shall consist of downcasting shielded fixtures. Any change to approved
lights shall require approval by the Director of Planning and Zoning prior to installation. Prior to
permit issuance, the applicant shall submit additional information to the Director regarding the
building mounted lights to be certain that the lamp is concealed.
5. Prior to issuance of a zoning permit, the applicant shall post a $3720 landscape bond for Phase
I and $2500 for Phase II. The bonds shall remain in effect for three (3) years to assure that the
landscaping takes root and has a good chance of surviving.
6. The Development Review Board approves a sewer allocation of 576 gpd for Phase I and 364
gpd of additional allocation for Phase II (includes 20% reduction allowed by State). The
applicant will be required to pay the per gallon fee prior to permit issuance.
7. Pursuant to Section 14.402 of the zoning regulations, the Development Review Board
approves twelve (12) spaces within the allowable building envelope which are not hidden from
view from tgeh public street by a building. It is the Board's opinion that some of these spaces are
currently existing and the new spaces deed the requirements of Section 14.402(i) - (iii) of the
zoning regulations.
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8. Prior to permit issuance, the applicant shall submit additional information for the specifications
of all proposed materials, lighting, windows/doors, etc.
9. Prior to permit issuance, the applicant shall submit a design detail for the HVAC equipment
screening.
10. The applicant shall construct the streetscape improvements (e.g., sidewalk and street trees) as
required by the Director.
11. The applicant shall obtain a zoning permit for Phase I within six (6) months and Phase II
within two (2) years pursuant to Section 27.302 of the zoning regulations or this approval is null
and void.
12. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative
Officer prior to the use of the newly converted space and addition.
13. Any change to the site plan shall require approval by the South Burlington Development
Review Board.
Chair or Clerk
0 Burlington Development Review Board
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Date
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