Loading...
HomeMy WebLinkAboutSP-17-21 - Decision - 0185 Tilley Drive#SP-17-21 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING MAITRI HEALTH CARE FOR WOMEN-185 TILLEY DRIVE SITE PLAN APPLICATION #SP-17-21 FINDINGS OF FACT AND DECISION Site plan application #SP-17-21 of Maitri Health Care for Women to amend a previously approved plan for a 10,725 sq. ft. medical office building. The amendment is to expand the parking area to add 35 spaces, 185 Tilley Drive. The Development Review Board held a public hearing on May 16, 2017. The applicant was represented by Jacques Larose. Based on testimony provided at the above mentioned public hearings and the plans and supporting 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, Maitri Health Care for Women, is seeking approval for site plan application #SP- 17-21 to amend a previously approved plan for a 10,725 sq. ft. medical office building. The amendment is to expand the parking area to add 35 spaces, 185 Tilley Drive. 2. The owner of record is Eastern View, LLC. 3. The subject property is located within the Industrial and Open Space Zoning District. 4. The application was received April 12, 2017. 5. The plans submitted consists of a 10 page set of plans, page one (1) is titled "Existing Conditions Site Plan," prepared by Civil Engineering Associates, Inc., dated March 2017 and received 4/10/2017. Site Plan Review Standards A. Relationship of Proposed Development to the City of South Burlington Comprehensive Plan. Due attention by the applicant should be given to the goals and objectives and the stated land use policies for the City of South Burlington as set forth in the Comprehensive Plan. The expansion of parking at 185 Tilley Drive is the result of the medical office within the existing building being used at greater intensity than originally anticipated. This efficient use of already existing office space within the Industrial and Open Space Zoning District supports the goals of the Comprehensive Plan by prioritizing development into the higher -intensity areas identified within the Plan. Furthermore, Comprehensive Plan Map 11: Future Land Use identifies areas of the city where differing intensity levels of development should occur and 185 Tilley Drive is within an area marked as medium -to -higher intensity. The Board finds this criterion to be met. #SP-17-21 B. Relationship of Proposed Structures to the Site. 1) 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. Five (5) parking spaces per 1,000 sq. ft. of gross floor area are required for medical office use, which results in this site requiring 54 parking spaces ((10,725 sq. ft. /1,000 sq. ft.) x 3.5=53.625 rounded up to the nearest whole number). Currently there are 50 parking spaces, which met the parking requirements for the City of South Burlington in 2007, when the project was approved (#SD-07-56 and #SD-07-57). The additional proposed parking will result in a total of 85 parking spaces including four (4) handicapped spaces. On the east side of the parking lot, a concrete sidewalk will run parallel to the building and an expanded part of the parking lot, matching the existing sidewalk. The new sidewalk will have depressed curbs to allow for access to an additional handicap ramp. The applicant states that the parking minimum of 54 parking spaces is too low to meet the needs of the medical office in the building. The applicant states that because the medical office specializes in prenatal care, many appointments involve two partners driving separately from different workplaces and meeting at the office. 2) 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. This parcel has road frontage on Tilley Drive along its southern edge. The parking spaces will be added in two areas. 25 parking spaces will be added in the southwest corner of the lot, an extension of the current parking lot. 10 additional parking spaces will be added in the northwest corner of the lot, directly north of the intersection of the driveway and the parking lot. Both areas of additional parking are located on the side and rear of the building. The Board finds this parking area meets the criterion listed above to be permitted by the Development Review Board. According to Section 13.01(G) there are certain design requirements for parking lots: 1) Design requirements for off-street parking and loading are provided in Table 13-8 and Figure 13-1 within Section 13.01, Off -Street Parking and Loading, Section 13.06, Landscaping, Screening, and Street Trees, and Section 13.07, Exterior lighting. All paved parking spaces shall be striped or otherwise physically delimited. The plans show that all parking spaces will be delimited by four inch white lines and that parking spaces will be 18 feet deep by nine feet wide (curb length), with the exception of the handicap parking space, which will be 18 feet deep by 11 feet wide with a 5 feet striped buffer. There are two circulation aisles running north/south each of which is 24 feet wide. 2) The location of parking areas and loading docks shall prevent conflicts with entering and exiting traffic onto a public street and prevent conflicts between vehicles and pedestrians. The distance between access points and parking areas shall be adequate to minimize blockage and prevent back-ups onto the public street. 3) Provision shall be made for access by police, fire and emergency vehicles. 2 #SP-17-21 Expanded parking is proposed in part due to the fact that a current lack of adequate parking spaces had led to unauthorized parking in the travel way, obstructing the primary ingress and egress and inhibiting circulation for emergency vehicles. In an email dated 4/18/17, Terry Francis (Deputy Fire Chief) indicated that the applicant has met several times with the fire department regarding this issue and that the proposed parking changes reflect changes to the Fire Department's areas of concern. 4) Pedestrian safety. Insofar as practicable, pedestrian and bicycle circulation shall be separated from motor vehicle circulation. Safe and convenient pedestrian circulation, including appropriate sidewalks, shall be provided on the site and its approaches. The pedestrian circulation on site shall be designed to minimize adverse effects of vehicular traffic on sidewalks and recreation paths. 5) Bicycle parking or storage facility. At least one (1) bicycle parking or storage facility shall be provided for all uses subject to site plan or Planned Unit Development review to serve persons employed or residing on the premises as well as the visiting public. Additional such facilities may be required as deemed necessary by the Development Review Board or as required within the City Center FBC District. 6) Storm water management strategies that facilitate infiltration including but not limited to recessed planting islands, bioretention facilities, and pervious parking spaces are encouraged in the design of any off-street parking or loading area. See the discussion below under Landscaping and Screening Requirements and Stormwater Management Standards. The Board finds these criteria to be met. C. Relationship of Structure and Site to Adjoining Area 1) The Development Review Board shall encourage the use of a combination of common materials and architectural characteristics (e.g. rhythm, color, texture, form or detailing), landscaping, buffers, screens, and visual interruptions to create attractive transitions between buildings of different architectural styles. No new buildings are proposed on the site. The building will continue to be screened from the road by trees planted along Tilley Drive. Specific Review Standards A. Access to abutting properties. 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. No reservation of land is necessary. B. Utility Services. Electric, telephone and other wire -served utility lines and service connections shall be underground insofar as feasible and subject to state public utilities regulations. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. No new utilities are proposed. Q #SP-17-21 C. Disposal of Wastes. 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). Small receptacles intended for use by households or the public (i.e., non-dumpster, non -large drum) shall not be required to be fenced or screened. No new dumpsters, recycling, or composting areas are proposed. D. Landscaping and Screening Requirements. See Article 13, Section 13.06 Landscaping, Screening, and Street Trees. The Landscaping and Screening Requirements reads in part: At least one (1) major deciduous shade tree shall be provided within or near the perimeter of each parking area, for every five (5) parking spaces. The trees shall be placed evenly throughout the parking lot to provide shade and reduce glare. Trees shall be placed a minimum of thirty (30) feet apart. The applicant has proposed seven (7) new trees to be planted. Five (5) new trees are shown planted around the edge of the new parking areas, and two (2) within the island, both of which are delineated by curbing. Section 13.06(B)(1) requires 10% of the interior of a parking lot with 28 or more contiguous parking spaces to have landscaped islands planted with trees, shrubs, and other plants. There are over 28 contiguous parking spaces and landscaped islands are shown which account for 10% of the parking area. Section 13.01(G)(6) mentioned earlier in these findings states that "stormwater management strategies that facilitate infiltration including but not limited to recessed planting islands, bioretention facilities, and pervious parking spaces are encouraged in the design of any off-street parking or loading area." See Stormwater Management Standards discussion below. In an email dated 5/11/17, the City Arborist made the following recommendations regarding the landscaping plan: • Recommend substitute for Pin Oak. Soils in this area of the city tend to be neutral to slightly alkaline and Pin Oak requires acidic soils to prevent iron deficiency. Possible substitutes Swamp White Oak, Burr Oak, Northern Red Oak • Specify that new planting islands be filled with planting soil to a depth of 2.5 ft. to provide soil volume to support tree growth E. Modification of Standards No modifications have been requested. Exterior Lighting Section 13.07 of the Land Development Regulations discusses exterior lighting and states that: 4 #SP-17-21 A. General Requirements. All exterior lighting for all uses in all districts except for one family and two-family uses shall be of such a type and location and shall have such shielding as will direct the light downward and will prevent the source of light from being visible from any adjacent residential property or street. Light fixtures that are generally acceptable are illustrated in Appendix D. 'Source of light" shall be deemed to include any transparent or translucent lighting that is an integral part of the lighting fixture(s). Site illumination for uncovered areas shall be evenly distributed. Where feasible, energy efficient lighting is encouraged. B. Specific Requirements for Parking Areas. Light sources shall comply with the following: 7) Pole location in parking lots: Pole locations shall be coordinated with stall and aisle layouts. Where practical, poles should be near the end of parking rows or around the perimeter of the lot. When located at parking stall boundaries, light poles should be mounted on concrete pedestals. Where raised medians or islands are used to separate adjacent stalls, light poles should be placed in these areas unless pedestrian traffic will be inconvenienced. Where light poles are placed between parking rows in the interior of the lot, the poles should be located on the center line of double rows of parking stalls and on the center line of two opposing stalls and should not be placed on the stall line between cars where fender damage might occur. The applicant proposes to relocate two previously -approved light poles from their current location in the proposed parking lot to the perimeter of the proposed parking lot. The Board finds these criteria to be met. Stormwater Management Standards The plans were reviewed using the Stormwater Management Standards found in Section 12.03 of the LDRs. In an email dated 5/11/17 from the Stormwater Section of the Department of Public Works, they stated the following: The Stormwater Section has reviewed the "Maitri Health Care for Women — Parking Lot Expansion" site plan prepared by Civil Engineering Associates, Inc., dated March, 2017 and last updated on 4/10/17. We would like to offer the following comments: 1. This project is located in both the Potash Brook and watershed. This watershed is listed as stormwater impaired by the State of Vermont Department of Environmental Conservation (DEC). As the property is already covered under an existing stormwater permit, the applicant will require an amended stormwater permit from the Vermont DEC Stormwater Division. 2. The DRB should include a condition requiring the applicant to regularly maintain all stormwater treatment and conveyance infrastructure. Thank you for the opportunity to comment, Dave Wheeler Traffic Generation Expanding the parking lot does not generate additional traffic. 0A Alteration of Existing Grade No alteration of existing grade. DECISION #SP-17-21 Motion by Matt Cota, seconded by Jennifer Smith, to approve site plan application #SP-17-21 of Maitri Health Care for Women, subject to the following conditions: 1. All previous approvals and stipulations which are not changed by this decision, will remain in full effect. 2. This project must be completed as shown on the plans submitted by the applicant, and on file in the South Burlington Department of Planning and Zoning. 3. Prior to permit issuance, the applicant must post a $7,544 landscaping bond. This bond must remain in full effect for three (3) years to assure that the landscaping has taken root and has a good chance of survival. 4. The plans must be revised to show the changes below and will require approval of the Administrative Officer. Three (3) copies of the approved revised plans must be submitted to the Administrative Officer prior to permit issuance. a. The landscaping plan must be revised to incorporate the recommendations of the City Arborist. 5. A digital PDF version of the full set of approved final plans must be delivered to the Administrative Officer before any zoning permit will be issued for the subject property. 6. The applicant must regularly maintain all stormwater treatment and conveyance infrastructure. 7. The applicant must 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. 8. The applicant must obtain a Certificate of Occupancy from the Administrative Officer prior to use of the new parking lot. 9. All changes to the plan will require approval of the South Burlington Development Review Board or Administrative Officer. Mark Behr Yea Nay Abstain Not Present Matt Cota Yea Nay Abstain Not Present Frank Kochman 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 m #SP-17-21 John Wilking Yea Nay Abstain Not Present Motion carried by a vote of 5-0 —0. Signed this 17 day of May 2017, by A / �', !err Bill Miller, Vice -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. S(b) (4)(A). Please contact the Environmental Division at 802-828-1660 or http://vermontjudiciary.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 802.477.2241 to speak with the regional Permit Specialist. 7