HomeMy WebLinkAboutSP-08-02 - Decision - 0595 Dorset Street#S P-08-02
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
THE WILLOWS ASSOCIATION - 595 DORSET STREET
SITE PLAN APPLICATION #SP-08-02
FINDINGS OF FACT AND DECISION
The Willows Association, hereafter referred to as the applicant, is requesting site plan
and umbrella re -approval for medical office use, general office use, and personal service
use, 595 Dorset Street.
Based on testimony provided at the above mentioned public hearing 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 is requesting site plan and umbrella re -approval for medical office
use, general office use, and personal service use, 595 Dorset Street.
2. The application was received on January 15, 2008.
3. The owner of record of the subject property is The Willows Association.
4. The subject property is located in the Commercial 2 (C2) Zoning District.
5. The plan submitted is entitled, "The Willows Existing Features Site
Improvements", prepared by Fitzpatrick Llewellyn, Inc., dated Nov. 1992.
ZONING DISTRICT & DIMENSIONAL REQUIREMENTS
There are no changes to the building as a result of this application. No new construction is
proposed.
SITE PLAN REVIEW STANDARDS
Section 14.06 of the South Burlington Land Development Regulations establishes the
following general review standards for all site plan applications:
(a) 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.
(b) Parking shall be located to the rear or sides of buildings to the greatest extent
practicable.
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(c) 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.
(d) Newly installed utility services and service modifications necessitated by
exterior alterations or building expansions shall, to the extent feasible, be
underground.
(e) The DRB shall encourage the use of a combination of common materials and
architectural characteristics, landscaping, buffers, screens and visual
interruptions to create attractive transitions between buildings of different
architectural styles.
(f) 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.
There are no changes to the building as a result of this application. No new construction is
proposed. Therefore the above criteria are not applicable to this application.
Site plan applications shall meet the following specific standards as set forth in Section
14.07 of the South Burlington 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 of collector street, to provide additional access for
emergency or other purposes, or to improve general access and circulation
in the area.
It is not necessary to create any additional access points to the properties that abut the
subject property.
(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.
Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines,
services, and service modifications shall be underground.
(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).
No additional dumpsters will result.
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(d) Landscaping and Screening Requirements
As no new construction is proposed, his criterion is not applicable to this application.
Lighting
There are no changes to lighting proposed as part of this application.
Other- Umbrella Permit
The biggest issues involved in issuing an umbrella approval are whether the proposed
uses are allowed in the district, whether the site provides enough parking, and whether
the estimated traffic generation can be supported by the traffic impact fees already paid.
The applicant has proposed that personal service, medical office and general office use
be approved under the umbrella permit.
There are no issues with the approval of these uses as of right.
The building contains 7782 square feet of space.
Parking
Five (5) spaces per 1000 square feet are required for medical office use; thus 39 spaces
are required if the building is 100% medical office use, including 2 parking spaces which
shall be marked as handicapped spaces. Forty five spaces are provided on site,
including two reserved for handicapped.
The applicant shall adhere to the following conditions to ensure that any future changes
in use are in compliance with the South Burlington Land Development Regulations.
Traffic
Medical office use is estimated to generate 3.72 pm peak VTEs per 1000 SF. Thus the
estimated vehicle trip ends should the entire site be used as medical office would be
28.95. The building was originally approved as 100% medical office so no increase in
traffic is expected and no additional impact fees are needed.
DECISION
Based on the above findings of fact and approval, site plan application #SP-08-02 of The
Willows Association, is hereby approved subject to the following conditions:
All previous approvals and stipulations, which are not superseded by this
approval, shall remain in full effect.
2. This project shall be completed as shown on the plan submitted by the applicant
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and on file in the South Burlington Department of Planning and Zoning.
3. This approval is an umbrella approval for any combination of personal service,
general and medical office use, which are currently permitted uses in the
Commercial 2 Zoning District. If the Land Development Regulations change such
that any of the above uses are no longer allowed, then those uses which are no
longer allowed shall be no longer approved.
4. This approval is conditioned on a maximum of 45 parking spaces and 28.95 p.m.
peak hour vehicle trip ends.
5. The applicant shall obtain approval from the Director of Planning and Zoning
prior to the change of any tenant in the building. The Director shall approve the
proposed new tenant only if the proposed use fits within the limitations
established in stipulation #4 above. In making her determination, the Director of
Planning and Zoning shall utilize the parking standards contained in Table 13-2
of the Land Development Regulations, and trip generation rates contained in the
I.T.E. Trip Generation Manual. If a use is proposed which does not fit clearly
within any of these standards, or if a shared parking concept is proposed in order
to meet the parking limit, the applicant shall obtain approval from the
Development Review Board for the proposed use.
6. Pursuant to Section 17.04 of the Land Development Regulations, the applicant
shall obtain a zoning permit within six (6) months or this approval is null and void.
7. The application shall obtain a Certificate of Occupancy/Compliance from the
Administrative Officer prior to occupancy of any change in use.
8. Any change to the site plan shall require approval by the South Burlington
Development Review Board.
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Signed this / / day of7A04# 2008, by
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12 Ra mond J. Belai
Administrative Officer
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 $111 filing fee and be filed within 15 days
of the date of this decision.
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