HomeMy WebLinkAboutSP-94-0000 - Decision - 0408 0410 Shelburne Road (2)FINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of John Larkin to expand an
office building by 1,064 square feet for a total of 10,064 square
feet and convert 1,615 square feet of office space to a radio
station use, 408-410 Shelburne Road.
On the 27th of September, 1994, the South Burlington Planning
Commission approved the request of John Larkin for site plan review
under Section 19.10 of the South Burlington Zoning Regulations
based on the following findings:
1. This project consists of expanding an office building by 1,064
square feet for a total of 10,064 square feet and converting 1615
square feet of office space to a radio station. The increase in
office space was illegally added to the building in 1987 when the
building was constructed. Site modifications were also made
without approval. This application is to correct this violation.
2. The office building was originally approved by the Planning
Commission on 3/25/86 and a six (6) month extension granted on
9/16/86. Staff administratively approved an increase in the size
of the building and some site modifications on 6/10/87. This
property is also developed with a 3283 square foot fast food
restaurant (Wendy's). The ZBA on September 12, 1994 granted
conditional use permits for the radio station and for a radio
antenna to exceed the height limitation.
This property located at 408-410 Shelburne Road lies within the Cl
District. It is bounded on the east by single family residences,
on the north by a retail building, on the south by an office
building and on the west by Shelburne Road.
4. Access/circulation: Access is provided by a 28 foot wide curb
cut on Shelburne Road. No change proposed.
Circulation is adequate.
5. Coverage/setbacks: Building coverage is 15.2% (maximum allowed
is 30%). Overall coverage is 67.7% (maximum allowed is 70%).
Front yard coverage is 43% (maximum allowed is 30%). Front yard
coverage is greater than that shown on the plan which was
administratively approved in 1987. The proposed plan should be
revised to not exceed the front yard coverage shown on the 1987
plan.
Setback requirements are met.
6. Parking: The existing and proposed uses require a total of 82
parking spaces and 72 spaces are being provided including two (2)
handicapped spaces. Reducing front yard coverage to 30% will
result in the loss of four (4) spaces. The applicant provided a
parking count survey justifying the parking shortfall. Table 26-1
of the zoning regulations requires a total of three (3) handicapped
spaces. Plan should be revised to show one (1) additional
handicapped space.
7. A retaining wall projection interferes with a parking space at
the northeast corner of the site. This projection should be
removed or this space can not be used. Some of the parking spaces
are not striped. These spaces should be striped prior to occupancy
of the radio station.
8. Traffic: This property is located in Traffic Overlay Zone 5
which allows this property to generate 64.2 vehicle trip ends
(vte's). ITE estimates the site without the office addition to
generate 170.5 vte's and with the addition to generate 173.2 vte's
or a 2.7 vte increase. The applicant presented a trip count survey
at the meeting showing that actual counts are much less than the
estimated trip ends.
9. Landscaping: The minimum landscaping requirement, based on
building costs, is $3840 which is not being met. No additional
landscaping is proposed. The applicant is seeking a credit for
existing landscaping. The site is currently well landscaped and no
additional landscaping recommended. The plan does not accurately
depict green areas and landscaping around the restaurant building.
Plan should be revised to accurately depict this information.
10. Sewer: No additional allocation needed.
11. Lighting: Exterior lighting consists of the following:
--- eight (8) 250 watt low pressure sodium lamps mounted on three
(3) 18 foot poles with cut off luminaries.
Details of the building mounted lights were not submitted. This
information should be submitted prior to occupancy of the radio
station.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning
Commission approves the site plan application of John Larkin to
expand an office building by 1,064 square feet for a total of
10,064 square feet and convert 1615 square feet of office space to
a radio station use, 408-410 Shelburne Road as depicted on a plan
entitled "Larkin Office Building, 410 Shelburne Road, South
Burlington, Vermont, For: Larkin Realty, 864-7444" and prepared by
Gregory Rabideau, Architect, dated 9/13/94 with a last revision
date of 9/21/94, with the following stipulations:
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1. All previous approvals and stipulations which are not
superseded by this approval shall remain in effect.
2. The plan shall be revised prior to issuance of a
zoning/building permit to show the changes listed below and shall
require approval of the City Planner. Three (3) copies of the
approved revised plan shall be submitted to the City Planner
prior to permit issuance.
a) If necessary, the plan shall be revised so that the
percentage of front yard coverage does not exceed the
percentage of front yard coverage shown on the plan entitled
"Office Building at 408 Shelburne Road" prepared by J. Graham
Goldsmith Architects dated 6/4/87.
b) The plan shall be revised to show a total of three ( 3 )
handicapped spaces.
c) The plan shall be revised to accurately depict the
landscaping and green areas around the restaurant building.
3. All parking spaces on the site shall be striped as shown on the
approved site plan prior to occupancy of the radio station.
4. The applicant shall submit to the City Planner details of the
building mounted lights on both the restaurant and office buildings
prior to issuance of a zoning/building permit. Any new exterior
lighting shall consist of downcasting shielded fixtures so as not
to cast light beyond the property line. Any change in existing
lighting shall be approved by the City Planner prior to
installation.
5. The Planning Commission grants a landscaping credit of $3840
for existing landscaping. It is the Commission's opinion that the
existing site is adequately landscaped. Therefore, no additional
landscaping is required.
6. The Planning Commission grants a waiver of 15 parking spaces or
18.3% based on the parking count study conducted and submitted as
part of this application. The applicant shall provide at least 67
parking spaces on the site.
7. This property is located in Traffic Overlay Zone 5 which allows
this property to generate 64.2 vte's during the P.M. peak hour.
ITE estimates the site without the office expansion to generate
170.5 vte's and with the expansion to generate 173.2 vte's for a
2.7 vte increase. These estimates are based on gross square
footage. Due to the fact that a significant portion of the
building is devoted to stairway and elevator use and not devoted to
uses which typically generate traffic, it is the Commission's
opinion that no traffic will be generated above the amount
estimated for the existing use.
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8. The applicant shall obtain a zoning/building permit within (6)
six months or this approval is null and void.
9. The applicant shall obtain a Certificate of Occupancy from the
Administrative Officer prior to occupancy of the building.
10. Any physical changes to the plan shall require the approval of
the Planning Commission.
i
Cha rman or Clerk
South Burlington Planning Commission
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Date
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