HomeMy WebLinkAboutSP-94-0000 - Decision - 0428 0434 Shelburne RoadFINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of Jeff Noyes, Jeff Nelson and
Craig Heindel for conversion of an 8,700 square foot motel (i.e.,
two (2) buildings) to professional office use, 428-434 Shelburne
Road.
On the 23rd of November, 1993 the South Burlington Planning
Commission approved the request of Jeff Noyes, Jeff Nelson and
Craig Heindel for site plan review under Section 19.10 of the South
Burlington Zoning Regulations based on the following findings:
1. This project consists of converting a motel to professional
office use. The site consists of a multi -story building which will
be used for offices and a one (1) story motel building which will
be used for storage. No changes proposed to either building.
2. This property located at 428-424 Shelburne Road lies within the
C1 District. It is bounded on the north by an office building, on
the east by a single family residence, on the south by White Place
and on the west by Shelburne Road.
3. Access/circulation: Access is provided via
two (2) on
Place, the
narrowed t
only and i
White Place and two (2) on Shelburne
westerly curb cut will be ingress
0 21 feet in width and the easterly
s 37 feet wide.
four (4) curb cuts,
Road. Along White
only and, will be
curb cut is egress
4. Along Shelburne Road, the southerly curb cut is proposed to be
eliminated and the northerly curb cut which is for egress only and
is 25 feet wide is proposed to remain.
Circulation is adequate.
5. Coverage/setbacks: Building coverage is 28% (maximum allowed
is 30%). Overall coverage is 71% (maximum allowed is 70%). Front
yard coverage is 60.5% (maximum allowed is 30%). All coverages are
existing and will not be made worse by this application.
Neither structure meets the setback requirements. Therefore any
alteration must comply with Section 19.002 of the zoning
regulations.
6. Parking: The proposed use requires a total of 35 spaces and
only 22 spaces are being provided including one (1) handicapped
space. The applicant maintains that 22 spaces are sufficient since
there are only 22 employees and the motel building, which will be
used for cold storage, does not generate a parking demand. Staff
concurred that 22 spaces will be adequate due to the unusually high
amount of storage space needed for this particular office use.
7. Landscaping: There is no minimum landscaping requirement,
based on building costs, for this project. The site is currently
well landscaped and staff does not recommend additional
landscaping.
8. Traffic: This property is located in Traffic Overlay Zone 5
which would allow this property to generate a maximum of 34.7
vehicle trip ends (vte's) during the P.M. peak hour. I.T.E.
estimates the previous motel use to have generated 13.8 vte's and
the proposed office use to generate 29.6 vte's for a 15.8 vte
increase. The applicant will be required to contribute $405 to the
Shelburne Road Intersection Improvement fund based on the 15.8
additional trip ends to be generated.
9. Sewer: No additional allocation needed.
10. Sidewalk: Staff recommended that a sidewalk be constructed
along Shelburne Road. The plan shows a sidewalk but it's location
has not been approved by the City of Burlington. If the approved
location is different than that shown, a revised plan should be
submitted.
11. Lighting: Exterior lighting will consist of the following:
Area Type Wattage Number
Rear Porch
yellow
40
1
Side Entrance
yellow
40
2
Inn
spotlight
100
10
Inn Porch
hanging
75
1
Motel Entrance
yellow
40
13
Motel (front)
yellow
60
1
Exterior posts
"flame"
30
6
12. Other:
--- the dumpster is being placed behind the building so it will be
screened from both White Place and Shelburne Road.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning
Commission approves the site plan application of Jeff Noyes, Jeff
Nelson and Craig Heindel for conversion of an 8,700 square foot
motel (i.e., two buildings) to professional office use as depicted
on a plan entitled "Queen City Inn Property, Proposed WH&N
Offices", prepared by Wagner, Heindel, and Noyes, Inc. and dated
11/16/93, with the following stipulations:
1. All previous approvals and stipulations which are not
superseded by this approval shall remain in effect.
2. The applicant shall be responsible for constructing a sidewalk
along the property's frontage on Shelburne Street. The sidewalk
shall be constructed in accordance with the City of Burlington
specifications. The applicant shall present a letter from the City
of Burlington approving the sidewalk construction prior to
commencing construction.
3. This site plan approval shall not be construed as approval to
alter a noncomplying structure. The decision of whether or not to
approve alteration of a noncomplying structure shall be made by the
Zoning Administrator in accordance with section 19.002 of the
zoning regulations.
4. Any new exterior lighting shall be downcasting and shielded and
shall not cast light beyond the property line. Any change in
existing lighting or the addition of any new lighting shall be
approved by the City Planner prior to installation.
5. Prior to issuance of a zoning/building permit, the applicant
shall contribute $405 to the Shelburne Road Intersection
Improvement Fund based on 15.8 additional p.m. peak hour trip ends
estimated to be generated by the new use.
6. The Planning Commission approves 22 parking spaces which
represents a waiver of 13 spaces, or 37%. It is the Commission's
opinion that 22 spaces will adequately serve the proposed use due
to the uniquely high amount of storage space needed for this
particular office use.
7. The applicant shall obtain a zoning/building permit within six
(6) months or this approval is null and void.
8. This approval is contingent on use of the "motel" building only
for cold storage. Any other use of the "motel" building shall
require Planning Commission approval.
9. Any changes to the site plan shall require approval by the
South Burlington Planning Commission.
Chairman or C1 rk
South Burlinton Planning Commission
X tf/�, Z
ate