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Home My WebLink AboutSP-11-13 - Decision - 0041 IDX Drive#SP-11-13 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING PLAZA INVESTMENTS-41 IDX DRIVE SITE PLAN APPLICATION #SP-11-13 FINDINGS OF FACT AND DECISION Plaza Investments, hereinafter referred to as the applicant, is seeking approval to amend a previously approved plan for a 25,720 sq. ft. mixed use building. The amendment consists of converting 1,788 sq. ft. of general office use to medical office use, 41 Idx Drive. Based on the plans and materials contained in the document file for this application, the Administrative Officer finds, concludes, and decides the following: FINDINGS OF FACT 1. Plaza Investments, hereinafter referred to as the applicant, is seeking approval to amend a previously approved plan for a 25,720 sq. ft. mixed use building. The amendment consists of converting 1,788 sq. ft. of general office use to medical office use, 41 Idx Drive. 2. The owner of record of the subject property is Plaza Investments. 3. The subject property is located in the Commercial 1-R15 Zoning District. 4. The application was received on March 29, 2011. 5. The plan submitted is titled, "Shelburne Square South Burlington Vermont Change of Use Plan", prepared by O'Leary -Burke Civil Associates, PLC, dated 9/21/05. DIMENSIONAL REQUIREMENTS 6. Building coverage, overall coverage, and front yard coverage will remain unchanged as the request is only for a change of use. 7. Setback requirements are being met. SITE PLAN REVIEW STANDARDS Vehicular access 8. Access is provided via a curb cut off Idx Drive. No changes are proposed. Circulation 9. Circulation on the site is adequate. Parking - 1 - #SP-11-13 10. Parking will remain unchanged with this application. There are 147 parking spaces available, including 6 handicapped spaces, and 117 spaces are required. This is adequate. 11. Pursuant to Section 13.01(G) (5) of the Land Development Regulations, bicycle parking shall be provided on the subject property. A bicycle rack is shown on the plan. 12. Pursuant to Section 13.01(13) of the Land Development Regulations, internal landscaping of the parking area does not apply to this application. Landscaping 13. There are no landscaping changes as part of this application. 14. Pursuant to Section 13.06(B) (7) of the Land Development Regulations, snow storage areas must be shown on the plan. The plan does indicate the snow storage areas. Outdoor Lighting 15. There are no changes to outdoor lighting proposed Pursuant to Sections 14.06 and 14.07 of the Land Development Regulations, the following review standards shall apply to site plan applications: Traffic 16. Traffic will be slightly increased as a result of this application. The applicant shall be responsible for obtaining approval and paying traffic impact fees for additional traffic which may result from a change of use. The change in use will result in 3.53 additional vehicle trip ends being generated during the p.m. peak hour. (a) The relationship of the proposed development to goals and objects set forth in the City of South Burlington Comprehensive Plan. 17. The Comprehensive Plan states that the City should encourage development while protecting natural resources and promoting a healthy and safe environment. The proposed project is in keeping with the recommended actions of the Comprehensive Plan. (b) 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. 18. The building is existing and no changes are proposed. (c)Parking shall be located to the rear or sides of buildings to the greatest extent practicable. WMI #SP-11-13 19. Parking is located on the front and side of the building. No changes are proposed to the structure. As a pre-existing structure, it is in conformance with the standards of Section 14.06 (B) (2) (b). 20. As noted above, a bicycle rack location is noted on the plan. (d) 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. 21. The building is existing and no changes are proposed. (e) Newly installed utility service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. 22. The plan does not indicate a change in utility service. (0 The combination of common materials and architectural characteristics, landscaping, buffers, screens, and visual interruptions to create attractive transitions between buildings or different architectural styles shall be encouraged. 23. The building is existing and no changes are proposed (g) 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. 24. The building is existing and no changes are proposed. In addition to the above general review standards, site plan applications shall meet the following specific standards set forth in Section 14.07 of the 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 or collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. 25. The reservation of land is not necessary. (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. 26. As noted above, there are no changes to utility service with this application. (c) All dumpsters and other facilities to handle solid waste, including compliance with any recycling or other requirements, shall be accessible, secure, and -3- #SP-11-13 properly screened with opaque fencing to ensure that trash and debris do not escape the enclosure(s). 27. Pursuant to Section 13.06(C) (1) of the Land Development Regulations, screened dumpster locations must be shown on the plans. Screened dumpster locations are shown on the plan. DECISION Based on the above Findings of Fact, the Administrative Officer herby approves Site Plan Application #SP-11-13 of Plaza Investments seeking approval to amend a previously approved plan for a 25,720 sq. ft. mixed use building. The amendment consists of converting 1,788 sq. ft. of general office use to medical office use, 41 Idx Drive. 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 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 correct the table under the heading "Gross Leaseable Area by Use" to reflect the change to add medical office use. b. The site plan shall be revised to indicate the snow storage area(s). c. The site plan shall be revised to change the setback requirement along Idx Drive from 40 ft. to 30 ft. under "Project Information". 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 3.53 additional vehicle trip ends during the P.M. peak hour. 5. 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. 6. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to use of the newly converted space as medical office use. 7. Any change to the site plan shall require approval by the South Burlington Development Review Board or the Administrative Officer., Signed on this J//1T 4AKof % , 2011 by Beldir, ,Administrative Officer #SP-11-13 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 $233 filing fee and be filed within 15 days of the date of this decision. 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-