HomeMy WebLinkAboutSD-96-0000 - Decision - 0981 Shelburne Road (2)FINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of Christopher Bishop,
Chittenden Bank and Hannaford Brothers Company to amend an approved
ten (10) building planned unit development on a 38.5 acre lot
consisting of 202,546 square feet of shopping center use, a 55,000
square foot supermarket, a 95 room hotel, and a 2,500 square foot
bank with drive -through service, 981 Shelburne Road. The amendment
consists of increasing the size of the drive -through bank to 3,585
square feet, decreasing the size of the shopping center use to
201,461 square feet, and other minor modifications including
landscaping, building footprints, and circulation.
On the 30th day of July, 1996, the South Burlington Planning
Commission approved the request of Christopher Bishop, Chittenden
Bank for revised final plat approval under Section 204 of the South
Burlington Subdivision based on the following findings:
1. Hannaford Brothers Company became a co -applicant to this
application at the meeting held on 7/30/96.
2. This project consists of amending an approved ten (10) building
planned unit development on a 38.5 acre lot consisting of 202,546
square feet of shopping center use, a 55,000 square foot
supermarket, a 95 room hotel, and a 2,500 square foot bank with
drive -through service. The amendment consists of increasing the
size of the drive --through bank to 3,585 square feet, decreasing the
size of the shopping center use to 201,461 square feet, and other
minor modifications including landscaping, building footprints, and
circulation. The last amendment to this project was approved on
10/24/95.
3. This property at 981 Shelburne Road is located in the Cl
District. It is bounded on the north by a gas station/mini-mart,
K-Mart Plaza, undeveloped property along Queen City Park Road and
Champlain Water District offices, on the east by Shelburne Road and
on the south by a gas station/mini-mart, a cemetery, an auto
dealership and the residential portion of L&M Park and on the west
by a railroad r.o.w.
4. Access/circulation: No changes to access proposed. Access to
the development is provided by a new street ( to remain private)
opposite Laurel Hill Drive known as Hannaford Drive. This new
street intersects with a new north -south street connecting with
Fayette Road to the south and the K-Mart property to the north. In
addition to the north -south street connection with the K-Mart
property, the applicant has reserved a 60 foot r.o.w. to the west
of Burger King to connect with the adjacent Jolley Associates
1
property as recommended by City staff. The City currently has an
Irrevocable Offer of Dedication for a 60 foot r.o.w. across the
Jolley Associates property at this location.
The Burger King curb -cut on Shelburne Road was eliminated and a new
curb cut on Hannaford Drive opposite the curb -cut for the proposed
bank was constructed.
5. Coverage:
Area Description Building % Overall %
Project area (not including
Red Lobster/Burger King) 16.7
61.3
Burger King 8.8
64.8
Red Lobster 7.6
66.9
Total parcel (includes
Red Lobster/Burger King) 16.0
61.7
6. Front Yard Area Description
Coverage %
Red Lobster
14.8
Burger King along Shelburne Road
14.8
Bank and hotel "parcel" along Shelburne Road
0
South of Hannaford Drive
42.0*
North of Hannaford Drive to 60' r.o.w.
34.9*
North of Hannaford Drive, 60' r.o.w.
to Fayette Road
59.3*
North of Hannaford Drive, Shelburne Road
to Fayette Road
58.8
East of Fayette Road "hotel parcel"
51.8
East of Fayette Road between Hannaford
Drive and K-Mart
62.8
West of Fayette Road
75.9
Along east side of 60' r.o.w. to Jolley
Associates
70.1
Along west side of 60' r.o.w. to Jolley
Associates
92.1
* These three (3) coverages were reduced as part of this current
application.
7. The table above shows that building and overall coverages are
met for the entirE! development. Front yard coverages are met along
Shelburne Road. Front yard coverage will not be met along the new
streets (i.e., Hannaford Drive and Fayette Road). The Planning
Commission previously modified the front yard coverage requirements
under Section 12.406(b) of the zoning regulations.
2
8. Parking: This project requires a total of 1328 parking spaces
and 1408 spaces are available including 56 handicapped spaces.
This total includes 46 reserve spaces. A bike rack should be
provided adjacent to the proposed drive -through bank facility.
9. Landscaping: The minimum landscaping requirement for the bank
building, based on building costs, is $10,500 which is being met.
Proposed plantings include Honeylocust, Littleleaf Linden, Lilac,
Crabapple, Burning Bush, Yew and Juniper. The applicant is
proposing to add landscaping in the area of the storm water pond at
the northeast corner of the site. Some of this landscaping is
proposed to be in the area designated for future reserve parking.
In the event this parking is needed, they would move the
landscaping down the slope of the pond.
10. Sewer: The sewer allocation needed for the bank is 300 gpd.
The applicant will be required to pay the per gallon fee prior to
permit.
11. Traffic: No additional traffic is anticipated since the
building square footage in the PUD is not increasing.
12. Lighting: Exterior lighting for the bank will consist of the
following:
--- nine (9) - 150 watt high pressure sodium lamps with
downcasting shielded fixtures mounted on 16 foot poles.
--- four (4) - 70 watt high pressure sodium lamps mounted on the
building.
--- 15 - 70 watt high pressure sodium lamps recessed under the
canopy and the building entrance area.
--- nine (9) - 70 watt high pressure sodium wall wash ground
flood lights. These lights should be placed in a manner, or
surrounded by shrubbery, to ensure that glare is not visible
from adjacent roadways.
--- one (1) - 70 watt high pressure sodium flood light lighting
flags on top of flag poles. This light should be placed in
a manner, or surrounded by shrubbery, to ensure that glare is
not visible from adjacent roadways.
13. Building height: The proposed bank building (including the
architectural detail on top) will have a height of 45 feet which is
five (5) feet higher than the 40 foot limitation for a pitched roof
structure. The Planning Commission may allow an increase in height
up to 45 feet if the Commission determines that a taller structure
meets the criteria contained in Section 25.113(i) - (iii) of the
zoning regulations. Section 25.113(c) of the zoning regulations
requires additional setbacks for each foot of additional height.
This requirement is being met.
3
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning
Commission approves the revised final application of Christopher
Bishop, Chittenden Bank, and Hannaford Bros. Company to amend an
approved ten (10) building planned unit development on a 38.5 acre
lot consisting of: 202,546 square feet of shopping center use, a
55,000 square foot supermarket, a 95 room hotel, and a 2,500 square
foot bank with drive -through service, 981 Shelburne Road. The
amendment consists of increasing the size of the drive -through bank
to 3,585 square feet, decreasing the size of the shopping center
use to 201,461 square feet, and other minor modifications including
landscaping, building footprints, and circulation, as depicted on
10 page set of plans, page one (1) entitled "Chittenden Bank at
Hannaford Plaza, South Burlington, Vermont," prepared by
Fitzpatrick -Llewellyn, Inc. dated April, 1996, last revised June
26, 1996, with the following stipulations:
1. All previous approvals and stipulations which are not
superseded by this approval shall remain in effect.
2. In accordance with Section 12.406(b) of the zoning regulations,
the Planning Commission modifies the front yard coverage to exceed
the 30% limitation as follows:
South of Hannaford
Drive
42.0%
North of Hannaford
Drive to 60' r.o.w.
34.9%
North of Hannaford
Drive, 60' r.o.w. to
Fayette Road
59.3%
North of Hannaford
Drive, Shelburne Road
to Fayette Road
58.8%
East of Fayette Road "hotel parcel"
51.8%
East of Fayette Road between Hannaford
Drive and K-Mart
62.8%
West of Fayette Road
75.9%
Along east side of
60' r.o.w. to Jolley
Associates
70.1%
Along west side of
60' r.o.w. to Jolley
Associates
92.1%
3. All new exterior lighting shall consist of downcasting shielded
fixtures so as not to cast light behind the property line. Any
changes in lighting shall be approved by the City Planner prior to
installation. The wall wash ground flood lights and flagpole
lights shall be placed in a manner, or surrounded by shrubbery, to
ensure that glare is not visible from adjacent roadways as
determined by the City Planner. The flagpole lights shall be no
greater than 70 watts.
4. Pursuant to Section 25.113(b) of the zoning regulations, the
Commission approves an increase in height for the bank building
(including the architectural detail on top) up to 45 feet. It is
4
the Commission's opinion that the criteria under Section
25.113(h)(i) - (iii) of the zoning regulations are being met. As
expressly represented by the applicant, the architectural style of
the bank building shall be substantially similar to the renderings
included in the set of approved drawings.
5. If the applicant decides to relocate the sewer service line for
the bank from a connection in Shelburne Road to a connection in
Hannaford Drive, the applicant shall obtain approval from the City
Engineer and shall show the change on the plans prior to recording.
6. The applicant shall obtain a Certificate of
Occupancy/Compliance from the Administrative Officer prior to
occupancy of the new building.
7. Any change to the plat shall require approval by the South
Burlington Planning Commission.
8. The final plat plans (i.e., Sheets 2,3,4,5 and the two (2) plat
sheets) shall be recorded in the land records within 90 days or
this approval is null and void. The final plat plans shall be
signed by the Planning Commission Chair or Clerk prior to
recording.
Chairthari or Clerk
South Burlington Planning Commission
Date
5