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HomeMy WebLinkAboutSP-04-04 - Decision - 0595 Dorset StreetCITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING RICHARD M. DOHERTY — 595 DORSET STREET SITE PLAN #SP-04-04 FINDINGS OF FACT AND DECISION Richard M. Doherty, hereafter referred to as the "Applicant", is requesting to amend a previously approved site plan for a 7728 sq ft medical office building. The amendment consists of converting 4474 sq ft of medical office use to general office use (units # 3,4,5,6,8,9 and 10), 595 Dorset Street. 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 7728 sq ft medical office building. The amendment consists of converting 4474 sq ft of medical office use to general office use (unit #s 3,4,5,6,8,9 and 10). 2. The owners of record of this property are: Dr. David Gage; Dr. Ralph Guidali; Cooper Holding, LLC; Vermont Inspection Services, Inc; Richard M. Doherty and JJM Investments, Inc. 3. This property located at 595 Dorset Street lies within the C2 District. 4. The application was deemed complete on 1/20/04. DIMENSION REQUIREMENTS 5. There will be no change to building or overall coverage. 6. Setback requirements are met. SITE PLAN REVIEW STANDARDS Vehicular access 7. Access is provided via the shared curb cut with City Hall and a 24 ft right-of-way across City property. No changes proposed. -1- 3 Circulation 8. Circulation on the site is adequate. Parking 9. The existing and proposed uses require a total of 32 parking spaces and 45 spaces are existing. 10. Pursuant to Section 13.01(G)(5) of the Land Development Regulations, bicycle parking shall be provided on the subject property. The plan does not depict a bike rack. The plan should be revised to show a bike rack. 11. Pursuant to Section 13.01(B) of the Land Development Regulations, internal landscaping of the parking area does not apply. Landscaping 12. There is no minimum landscaping requirement, based on building costs, for the change in use. The site is well landscaped and no additional landscaping is needed. 13. Pursuant to Section 13.06(B)(4) of the Land Development Regulations, snow storage areas must be shown on the plan. Applicant needs to revise the plan to show snow storage areas. Outdoor Lighting 14. No changes to exterior lighting are proposed. Pursuant to Sections 14.06 and 14.07 of the Land Development Regulations, the following review standards shall apply to the site plan applications: Traffic 15. This property is located in Traffic Overlay District Zone 2 which would allow this property to generate a maximum of 20.8 vehicle trip ends (vte's) during the P.M. peak hour. ITE estimates that the current use generates 28.77 vte's and the proposed use to generate 19.64 vte's, a 9.13 vte decrease. -2- (a) The relationship of the proposed development to goals and objects set forth in the City of South Burlington Comprehensive Plan. 16. 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. 17. 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. 18. Most of the parking is located to the rear and sides. Some parking is located in the front. All parking is existing with no additional parking proposed. 19. Section 13.01 of the Land Development Regulations requires that bicycle parking or storage facilities be provided for employees, residents, and visitors to the site. The plan does not show a bike rack. The plan should be revised to provide a bike rack. (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. 20. 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. 21. The plans do not indicate changes in utility service. (f) The combination of common materials and architectural characteristics, landscaping, buffers, screens and visual interruptions to cerate attractive transitions between buildings or different architectural styles shall be encouraged. 22. The building is existing and no changes are proposed. -3- (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. 23. There are no proposed structures. 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. 24. The reservation of land is not necessary. This property has a shared access with City property to the north. (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. 25. 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). 26. The property does have dumpsters to handle solid waste. The dumpster storage area is shown on the plan with an enclosure. This enclosure does not currently exist. This enclosure will have to be installed prior to the issuance of a Certificate of Occupancy. DECISION Based on the above Findings of Fact, The South Burlington Administrative Officer approves site plan application #SP-04-04 of Richard M. Doherty to amend a previously approved site plan for a 7728 sq ft medical office building. The amendment consists of converting 4474 sq ft of medical office use to general office use (units 3,4,5,6,8,9 and 10), 595 Dorset Street, as depicted on a plan entitled "The Willows South Burlington Vermont", prepared by Fitzpatrick -Llewellyn, Inc. dated Nov, 1992 with the following stipulations: Q 1) All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2) 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 show snow storage areas. b) The site plan shall be revised to show a bike rack. 3) For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Administrative Officer estimates that the change is use will generate zero (0) additional vehicle trip ends during the P.M. peak hour. 4) Any new exterior lighting shall consist of downcasting shielded fixtures. Any change to approved lights shall require approval of the Administrative Officer prior to installation. 5) Prior to issuance of a Certificate of Occupancy, the dumpster storage area shall be screened as shown on the approved plan. 6) The Applicant shall obtain a zoning permit within six (6) months of this decision pursuant to Section 17.04 of the Land Development Regulations, or this approval is null and void. 7) The Applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to the use of the newly converted space. 8) Any change to the site plan shall require approval by the South Burlington Development Review Board. Signed on this 'e day offe640V, 2004 by Ray nd J. air, 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 -5-