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Home My WebLink AboutSP-14-30 - Decision - 0408 Shelburne Road#SP-14-30 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING J.P. LARKIN — 408 SHELBURNE ROAD SITE PLAN APPLICATION #SP-14-30 FINDINGS OF FACT AND DECISION J.P. Larkin, hereinafter referred to as the applicant, is seeking approval to amend a previously approved plan for: 1) a 10,064 sq. ft. mixed use commercial building, 2) a 3100 sq. ft. short-order restaurant, and 3) a 35 room extended hotel. The amendment consists of converting the short-order restaurant to a standard restaurant with 24 outside seats, 408 Shelburne 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. The project consists of amending a previously approved plan for: 1) a 10,064 sq. ft. mixed use commercial building, 2) a 3100 sq. ft. short-order restaurant, and 3) a 35 room extended hotel. The amendment consists of converting the short- order restaurant to a standard restaurant with 24 outside seats, 408 Shelburne Road. 2. The owner of record of the subject property is John Larkin. 3. The subject property is located in the C1— R15 Zoning District. 4. The application was received on June 16, 2014. 5. The plans submitted consist of a three (3) page set of plans, page one (1) entitled, "388 Shelburne Road Junior's Restaurant U.S. Route 7 (Shelburne Road) South Burlington, Vermont", prepared by Krebs & Lansing Consulting Engineers, Inc., and dated 06/10/14. DIMENSIONAL REQUIREMENTS 6. Building coverage is 22.48% (maximum allowed is 40%). Overall coverage is 69.45% (maximum allowed is 70%). Front yard coverages are not changing. 7. Setback requirements are being met. SITE PLAN REVIEW STANDARDS Vehicular access - 1 - #SP-14-30 8. Access is provided via a curb cut off Shelburne Road and Proctor Avenue. No changes are proposed. Circulation 9. Circulation on the site is adequate. Parking 10. A total of 117 spaces are required for the existing uses and 135 parking spaces are required for the proposed uses. The applicant submitted a revised shared parking analysis (revised on 5/29/14) and parking space count conducted in 2005. This analysis indicated that there were 18 vacant spaces at that time and the proposed change in use adds 18 spaces to the demand, so no additional spaces are needed. Parking is located on the side, front and rear of the buildings. No changes are proposed. 11. Pursuant to Section 13.01(G) (5) of the Land Development Regulations, bicycle parking shall be provided on the subject property. A bicycle rack is shown on the plan. 12. Pursuant to Section 13.01(B) of the Land Development Regulations, internal landscaping of the parking area does not apply to this application. Landscaping 13. There are no landscaping changes associated with this application. 14. Pursuant to Section 13.06(B) (7) of the Land Development Regulations, snow storage areas must be shown on the plan. The plan does indicate the snow storage area(s). Outdoor Lighting 15. There are no changes to outdoor lighting proposed. Pursuant to Sections 14.06 and 14.07 of the Land Development Regulations, the following review standards shall apply to site plan applications: Traffic 16. The ITE Trip Generation Manual estimates that the existing short-order restaurant use generates 63.5 vtes and the proposed use to generate 11.15 vtes for a 52.35 vte reduction. (a) The relationship of the proposed development to goals and objects set forth in the City of South Burlington Comprehensive Plan, -2- #SP-14-30 17. 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 18. The buildings are existing and no changes are proposed. (c)Parking shall be located to the rear or sides of buildings 19. As noted above, parking is located on the front, side and rear of the buildings and are pre-existing. No changes are proposed to this existing site. 20. As noted above, a bicycle rack location is not noted on the plan. (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 21. The buildings are existing and no changes are proposed. (e) Newly installed utility service modiFcations necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground, 22. The plan does not indicate a change in utility service. (f) The combination of common materials and architectural characteristics, landscaping, buffers, screens, and visual interruptions to create attractive transitions between buildings or different architectural styles shall be encouraged. 23. The buildings are existing and no changes are proposed. (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 24. The buildings are existing and no changes are proposed. 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: -3- #S P-14-30 (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, 25. The reservation of land is not necessary. (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. 26. As noted above, there are no changes to utility service with this application. (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). 27. A screened dumpster enclosure is shown on the plan. DECISION Based on the above Findings of Fact, the Administrative Officer herby approves site plan application #SP-14-30 of J.P. Larkin, 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 shall be completed as shown on the plan and shall be on file in the South Burlington Department of Planning and Zoning. 3) For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Administrative Officer estimates that this change in use will generate zero (0) 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 from the Administrative Officer prior to using the building for the new use. 6) Any change to the site plan shall require approval by the South Burlington Development Review Board or the Administrative Officer. BEIM #SP-14-30 Signed on this day of �u L 2014 by i Ra nd 1. Belair, 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 $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 802.879.5676 to speak with the regional Permit Specialist. -5-