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HomeMy WebLinkAboutSP-03-50 - Decision - 0062 Tilley DriveCITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING PIZZAGALLI PROPERTIES, LLC — 62 TILLEY DRIVE SITE PLAN #SP-03-50 FINDINGS OF FACT AND DECISION Pizzagalli Properties, LLC, hereafter referred to as the "Applicant", is requesting site plan approval to amend a previously approved site plan for a 30,000 sq. ft. general office building. The amendment consists of. 1) converting 8,000 sq. ft. of general office use to medical office, and 2) reducing the size of the building by 100 sq. ft., 62 Tilley Drive. Based on the plans and supporting material contained in the document file for this application, the Administrative Officer finds, concludes, and decides as follows: FINDINGS OF FACT 1. This project consists of amending a previously approved site plan for a 30,000 sq. ft. general office building. The amendment consists of. 1) reducing the size of the building by 100 sq. ft. resulting in a GFA of 29,900 sq. ft., and 2) converting 8,000 sq. ft. of general office use to medical office use with the remaining 21,900 sq. ft. for general office use. 2. This property located at 62 Tilley Drive lies within the I-O District and Traffic Overlay Zone 5. 3. The owner of record of this property is Pizzagalli Properties, LLC. DIMENSIONAL REQUIREMENTS 1. Pursuant to the previous application, the site plan complies with all setback and coverage requirements. This application presents no changes from the previous application. SITE PLAN REVIEW STANDARDS Vehicular Access 2. Access on the site is adequate and remains unchanged by this application. Circulation 3. Circulation on the site is adequate and remains unchanged by this application. C � � Parking 4. Table 13-2 of the Land Development Regulations sets forth the parking requirements for commercial uses. Pursuant to this table, the 8,000 sq. ft. of medical office use and 21, 900 sq. ft. of general office use will require a total of 117 parking spaces. The Applicant is proposing 120 spaces including five (5) handicapped spaces. 5. Pursuant to Section 13.01(G)(5) of the Land Development Regulations, bicycle parking shall be provided for employees on the subject property. The plans show that two (2) bike racks are proposed. 6. Pursuant to Section 13.06(B) of the Land Development Regulations internal landscaping of the parking area does not apply. Landscaping 7. There is no minimum landscaping requirement associated with the proposed change in use. A copy of the previously approved landscaping plan should be submitted to be attached to the site plan to make a complete set of plans. Pursuant to Section 13.06(B)(4) of the Land Development Regulations, snow storage areas must be shown on the plans. The plans must be revised to show the snow storage area. Outdoor Lighting 9. Pursuant to Section 13.07(A) of the Land Development Regulations, all exterior lighting must be shielded and downcasting to prevent light from spilling onto adjacent properties and rights -of -way. There are no changes to previously approved lighting. Pursuant to Sections 14.06 and 14.07 of the Land Development Regulations, the following review standards shall apply to site plan applications: TRAFFIC This property is located in Traffic Overlay District, Zone 5 which would allow this property to generate a maximum of 220 vehicle trip ends (vte's) during the p.m. peak hour. ITE estimates the approved general office building to generate 113 p.m. peak hour vte's. ITE estimates the proposed mix of medical and general office uses to generate 133.55 vte's during the p.m. peak hour for a 20.55 vte increase. (a) The relationship of the proposed development to goals and objectives set forth in the City of South Burlington Comprehensive Plan. 10. The Comprehensive Plan states that the City should encourage development while protecting natural resources and promoting a healthy and safe environment. The proposed change in use 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. 11. The proposed change in use will be in keeping with this goal. (c) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. 12. This standard is being met. (d) Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with it's site and existing or adjoining buildings. 13. The proposed change in use will not alter the height or scale of the building. The building will remain in compliance the above standard. (e) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to an extent feasible, be underground. 14. The plans do not indicate changes in utility services. 09 The combination of common materials and architectural characteristics, landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles shall be encouraged. 15. Adequate landscaping exists for the proposal. (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. 16. This standard is being met. I 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: (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. 17. The reservation of land is not necessary. (b) Electric, telephone, and other wire -serviced 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. 18. No changes to existing underground utilities. (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). 19. The plans provided do not indicate any additional dumpsters resulting from the change in use. DECISION The South Burlington Administrative Officer, pursuant to Section 14.09 of the Land Development Regulations, approves the request of Pizzagalli Properties, LLC to amend a previously approved site plan for a 30,000 sq. ft. general office building. The amendment consists of. 1) reducing the size of the building by 100 sq. ft. resulting in a GFA of 29,900 sq. ft., and 2) converting 8,000 sq. ft. of general office use to medical office use with the remaining 21,900 sq. ft. for general office use, 62 Tilley Drive, as depicted on a plan entitled "Mountain View Business Park Hinesburg Road South Burlington, Vermont", prepared by Donald L. Hamlin Consulting Engineers, Inc, dated 3/6/02, last revised on 4/30/03, with the following stipulations: 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 Administrative Officer. Three (3) copies of the approved revised plans shall be submitted to the Administrative Officer prior to permit issuance. a) The site plan shall be revised to indicate the snow storage areas. b) The site plan shall be revised to include the landscaping plan approved as part of the 8/6/02 DRB approval. 3) 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 20.55 additional vehicle trip ends during the P.M. peak hour. 4) 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) The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to the use of the newly converted space. 6) Any change to the site plan shall require approval by the South Burlington Development Review Board. Signed this ff rA 2003, by AW Raymo A B , Administrative Officer 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 time 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).