HomeMy WebLinkAboutSP-14-11 - Decision - 0370 Shelburne Road#SP-14-11
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
EVERGREEN INVESTMENTS II, LLC — 370 SHELBURNE ROAD
SITE PLAN APPLICATION #SP-14-11
FINDINGS OF FACT AND DECISION
Evergreen Investments II, LLC, hereinafter referred to as the applicant, is seeking
approval to amend a previously approved plan for a 21,420 sq. ft. mixed use building
with the following uses: 1) 14.499 sq. ft. of retail use, 2) 2,952 sq. ft. of post office use
(federal facility, 3) a 1,850 sq. ft. standard restaurant with 36 seats, 4) 1,410 sq. ft. of
bakery/deli use, and 5) 759 sq. ft. of entry hall space. The amendment consists of: 1)
converting 3,900 sq. ft. of retail use to medical office use, 2) converting 1,850 sq. ft. of
standard restaurant use to short-order restaurant use, and 3) converting 876 sq. ft. of
retail use to short-order restaurant use, 370 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
The project consists of amending a previously approved plan for a 21,420 sq. ft.
mixed use building with the following uses: 1) 14.499 sq. ft. of retail use, 2)
2,952 sq. ft. of post office use (federal facility, 3) a 1,850 sq. ft. standard
restaurant with 36 seats, 4) 1,410 sq. ft. of bakery/deli use, and 5) 759 sq. ft. of
entry hall space. The amendment consists of: 1) converting 3,900 sq. ft. of retail
use to medical office use, 2) converting 1,850 sq. ft. of standard restaurant use
to short-order restaurant use, and 3) converting 876 sq. ft. of retail use to short-
order restaurant use, 370 Shelburne Road.
2. The owner of record of the subject property is Evergreen Investments II, LLC.
3. The subject property is located in the Commercial 1 — R15 Zoning District.
4. The application was received on April 4, 2014
5. The plan submitted is titled, "370 Shelburne Road", prepared by T.J. Boyle
Associates, LLC; and dated 3/26/14.
DIMENSIONAL REQUIREMENTS
6. There are no dimensional changes associated with this application.
7. Setback requirements are being met.
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SITE PLAN REVIEW STANDARDS
Vehicular access
8. Access is provided via a curb cut off Shelburne Road, a curb cut off Proctor
Avenue, and a access drive to the property to the north. No changes are
proposed.
Circulation
9. Circulation on the site is adequate.
Parking
10. A total of 64 parking spaces are provided including two (2) handicapped spaces.
The proposed changes of use will reduce the parking requirement from 107
spaces to 103 spaces. Parking is located on the front and side of the building, 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 not shown on
the plan. The plan will have to be revised to indicate a bike rack.
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 not 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:
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Traffic
16. No changes to traffic generation is expected as the entire building is categorized
as a "specialty retail center" under the ITE Traffic Generation Manual and since
the size of the building is not changing.
(a) The relationship of the proposed development to goals and objects set
forth in the City of South Burlington Comprehensive Plan,
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 building is 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 and side of the building and is
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 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,
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 building is existing and no changes are proposed.
(g) Proposed structures chaff 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
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24. The building is 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:
(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) Alf dumpsters and other facilities to handle solid waste, including
compliance with any recycling or other requirements, shaft be accessible,
secure, and properly screened with opaque fencing to ensure that trash and
debris do not escape the encfosure(s),
27. A screened dumpster enclosure is existing.
DECISION
Based on the above Findings of Fact, the Administrative Officer herby approves site plan
application #SP-14-11 of Evergreen Investments II, LLC 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) The site 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.
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a. The site plan shall be revised to show snow storage area(s).
b. The site plan shall be revised to indicate a bike rack.
4) 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.
5) 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.
6) The applicant shall obtain a Certificate of Occupancy from the Administrative
Officer prior to using the building for the new use.
7) Any change to the site plan shall require approval by the South Burlington
Development Review Board or the Administrative Officer.
Signed on this day of ��414 2014 b
9 Y � Y
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.
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