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HomeMy WebLinkAboutSP-23-038 - Decision - 0034 Patchen Road #SP-23-038 - 1 – CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING ALEXIA OSTROUT – 34 PATCHEN ROAD SITE PLAN APPLICATION #SP-23-038 FINDINGS OF FACT AND DECISION Alexia Ostrout, hereinafter referred to as the applicant, is seeking approval to amend a previously approved plan for a 2,993 sf medical office building. The amendment consists of constructing a carport in the rear yard, 34 Patchen Road. 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. Alexia Ostrout is seeking approval to amend a previously approved plan for a 2,993 sf medical office building. The amendment consists of constructing a carport in the rear yard, 34 Patchen Road. 2. The owner of record of the subject property is Brilliant Properties South Burlington, LLC. 3. The subject property is located in Transect Zone 4 of the From-Based Code Zoning District, Zone 3 of the Traffic Overlay District, and the Transit Overlay District. 4. The application was received on September 12, 2023. 5. The applicant submitted two plan sheets. The first sheet, numbered PV-01, is titled “Site Plan”, is undated, and was prepared by Suncommon. The second sheet, numbered T-1.1, is titled “Bents 1, 2, & 3”, and was prepared by NEW Energy Works on 3/18/2022. The applicant also submitted an untitled and undated image identifying the approximate location of the proposed bike racks and the concrete slab to which the racks will be affixed. ZONING DISTRICT & DIMENSIONAL REQUIREMENTS Setbacks, Coverages & Lot Dimensions This property is zoned FBC-T4 and is subject to the applicable Building Envelope Standards. The proposed amendment to this site involves the installation of an accessory structure to the rear of the principal structure. This amendment will not impact this property’s compliance with the Building Envelope Standards and, because it does not constitute an alteration of 35% or more of the existing primary façade and does not include the relocation, replacement, or removal of more than 50% of load bearing walls or pillars, this project will not necessitate any part of the principal structure to be brought into greater compliance with the Building Envelope Standards. Article 8.03.B(3)(c) exempts accessory structures from the Form-Based Code building placement regulations. #SP-23-038 - 2 – SITE PLAN REVIEW STANDARDS Only the standards below are affected by this application. All other standards will continue to be met. 13.03 Bicycle Parking As per Table 13-3, this use has a short-term bicycle parking requirement of one space per 5,000 sf GFA and a minimum requirement of four (4) spaces. The property currently has one ‘schoolyard’ bike rack located in the grass to the north of the principal structure. Because this rack is not of an approved type and is not anchored in a hard, stabilized surface, it cannot count towards the applicant’s short-term bike parking requirement. The applicant is proposing to pour a concrete slab of no smaller than 78” by 80” to the south of the principal structure and the east of the parking area, in proximity to the principal structure’s primary entrance which faces the parking area. The slab will contain two ‘inverted U’ bike racks, providing four short-term bike parking spaces on a hard, stabilized surface of the appropriate size in a location that is accessible to a primary entrance and protected from motor vehicles. The Administrative Officer finds this criterion met. 13.04 Snow Storage Per Section 13.04(B)(7), “snow storage areas must be specified and located in an area that minimizes the potential for erosion and contaminated runoff into any adjacent or nearby surface water.” The snow storage areas are indicated on the site plan; the Administrative Officer finds this criterion met. 13.07 Exterior Lighting Per Section 13.07.A, exterior lighting “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.” There are no lighting impacts proposed as part of this application. OTHER STANDARDS 3.10 Accessory Structures and Uses The proposed accessory structure will not exceed 15 feet in height and will not be located closer than 5 feet from either the side or rear property lines. The Administrative Officer finds these criteria met. 14.07 Disposal of Wastes Per Section 14.07.I, dumpsters “shall be accessible, secure and properly screened with opaque fencing to ensure that trash and debris do not escape the enclosure(s)”. The applicant is proposing to enclose the existing dumpster with an opaque fence on three sides and an opaque gate on the fourth side. The Administrative Officer finds this criterion met. Vehicle Trip Generation This property was approved in #SP-06-34 as 2,993 sf of medical office use, which was found to generate 11.13 PM peak hour VTEs. The applicant has not proposed to change #SP-23-038 - 3 – the use of the property in a way that impacts trip generation. The proposed trip generation will not exceed the previously approved trip generation and therefore the proposed change of use does not generate any new traffic impacts. Water & Wastewater The property previously received approval for a wastewater generation of 210 gallons per day. The proposed configuration of uses within the building was estimated by the Director of the Department of Public Works to generate 301 gallons of wastewater per day. As such, the applicant applied and paid for an increase in their wastewater allocation of 91 gallons per day. The Director of the Department of Public Works issued final approval for this application, #WW-23-154, on 9/13/2023. As a result, the wastewater allocation on file for this property is adequate to handle the estimated wastewater generation of the proposed configuration of uses. DECISION Based on the above Findings of Fact, the Administrative Officer herby approves site plan application #SP-23-038 of Alexia Ostrout, 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 must be completed as shown on the plan and shall be on file in the South Burlington Department of Planning and Zoning. 3. The Administrative Officer concurrently issues Zoning Permit #ZP-23-347. 4. Any new exterior lighting must be installed or shielded in such a manner as to conceal light sources and reflector surfaces from view beyond the perimeter of the area to be illuminated. 5. The applicant must obtain a Certificate of Occupancy from the Administrative Officer prior to occupancy of the items described in this application. 6. Any change to the site plan will require approval by the South Burlington Development Review Board or the Administrative Officer. Signed on this 15th day of September, 2023 by _____________________________________ Marty Gillies, Administrative Officer #SP-23-038 - 4 – 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 802.477.2241 to speak with the regional Permit Specialist.