HomeMy WebLinkAboutSP-10-04 - Decision - 0370 Shelburne Road#SP-10-04
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
HICKOK AND BOARDMAN PLACE, LLC — 370 SHELBURNE ROAD
SITE PLAN APPLICATION #SP-10-04
FINDINGS OF FACT AND DECISION
Hickok and Boardman Place, 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)
rebuilding the curb cut on Shelburne Road and the vehicular connection to an abutting
parcel, 2) adding 10 parking spaces, and 3) minor landscaping modifications, 370 Dorset
Street.
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 applicant is seeking 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) rebuilding the curb cut on Shelburne Road and the vehicular connection to
an abutting parcel, 2) adding 10 parking spaces, and 3) minor landscaping modifications,
370 Dorset Street.
2. The owner of record of the subject property is Evergreen Investments, LLC.
3. The subject property is located in the Commercial 1/Residential 12 Zoning District.
4. The application was received on January 20, 2010.
5. The plans submitted consist of a four (4) page set, page one (1) entitled, "Boundary
Adjustment Between Hickok and Boardman Place, LLC and Evergreen Investments, Ltd.
Shelburne Road & Proctor Avenue South Burlington & Burlington, Vermont", prepared
by Civil Engineering Associates, dated 6/1/2009, with a last revised date of 1/19/2010
DIMENSIONAL REQUIREMENTS
6. Building coverage is remaining the same. Overall coverage is decreasing from
87.92% to 86.70% (70% is maximum), reducing the level of non-compliance on the
property. Front yard coverage will remain unchanged.
7. Setback requirements are being met.
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SITE PLAN REVIEW STANDARDS
Vehicular access
8. Access is provided via one (1) curb cut off Shelburne Road and one (1) off Proctor
Avenue. The applicant is proposing to widen the existing curb cut on Shelburne Road
and lowering the profile. This is to eliminate the "bottoming out" that presently occurs
when cars enter or exit the site and slows circulation. The applicant is also proposing to
connect this property with the property to the north with an access drive, thus allowing
the adjacent property access to a signalized intersection.
9. One additional catch basin will be added along the access way to the abutting
property to the north.
Circulation
10. Circulation on the site is adequate and will be improved by alterations to the curb cut.
Parking
11. The applicant is proposing a net addition of 10 parking spaces in South Burlington
along the north side of the building. The total number of parking spaces on site, including
those in Burlington and South Burlington, remains unchanged at 64.
12. 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.
13. Pursuant to Section 13.01(B) of the Land Development Regulations, $500 of new
plantings will be added to the interior landscaping of the parking lots.
Landscaping
14. There are minimal new plantings in the landscaped island at the northwest corner of
the building (estimated cost: $500.00).
15. 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.
Outdoor Lighting
16. 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
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17. Traffic will not be affected as a result of this application
18. The applicant submitted an Access Impact Report prepared by RSG, Inc., dated
1/22/2010. This report concludes that "... the new geometry proposed for this approach
will accommodate the expected queuing and provide more definition to the queuing
area..."
(a) The relationship of the proposed development to goals and objects set forth in
the City of South Burlington Comprehensive Plan.
19. 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.
20. 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.
21. As noted above, parking is located on the front and side of the building. New parking
spaces are located to the side of the building.
22. 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.
23. 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.
24. The plan does not indicate a change in utility service.
(0 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.
25. The building is 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.
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26. 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.
27. 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.
28. 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).
29. Pursuant to Section 13.06(C)(1) of the Land Development Regulations, screened
dumpster locations must be shown on the plans. Screened dumpster locations are not
shown on the plan.
DECISION
Based on the above Findings of Fact, the Administrative Officer herby approves Site
Plan Application #SP-10-04 of Hickok and Boardman Place, LLC, 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) rebuilding the curb cut on Shelburne
Road and the vehicular connection to an abutting parcel, 2) adding 10 parking spaces,
and 3) minor landscaping modifications, 370 Dorset Street.
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.
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3. 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 plans shall be revised to depict a bicycle rack.
b. The plans shall be revised to indicate snow storage area(s).
c. The plans shall be revised to show screen dumpster location(s).
d. The plans shall be revised to show the handicapped parking spaces.
4. Prior to issuance of the zoning permit, the applicant shall submit a copy of the
approval for the Shelburne Road curb cut modifications from the City of Burlington.
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/Compliance from the
Administrative Officer prior to use of the altered access drives.
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��� 2010 by
r
onty,J Belair, Acffrfirfistrative 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 $113 filing fee and be filed
within 15 days of the date of this decision.
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