HomeMy WebLinkAboutSP-03-11 - Decision - 1000 Shelburne RoadCITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING & ZONING
NEW ENGLAND FEDERAL CREDIT UNION — 1000 SHELBURNE ROAD
SITE PLAN #SP-03-11
FINDINGS OF FACT, CONCLUSIONS & DECISION
New England Federal Credit Union, hereafter referred to as the applicant, is requesting
administrative site plan approval for the addition of a 7' x 8' awning, the reconstruction of
a parking lot and elimination of a parking space, construction of curbing, and removal of
a sidewalk at 1000 Shelburne Road. Based on the plans and supporting materials
contained in the document file for this application, the Director of Planning & Zoning
finds, concludes and decides as follows:
FINDINGS OF FACT
The applicant is requesting administrative site plan approval for the addition of a
7' x 8' awning, the reconstruction of a parking lot and elimination of a parking
space, construction of curbing, and removal of a sidewalk at 1000 Shelburne
Road.
2. The proposed changes were previously approved by the Development Review
Board on August 27, 2001 (#SP-01-40). However, the approval expired before
the applicant obtained a zoning permit for the reconstruction of the parking lot.
3. The applicant resubmitted plans titled "New England Federal Credit Union, Route
7 and Laurel Hill Drive, Site Plan" prepared by Civil Engineering Associates
consisting of Sheet 1 (dated July 1999, last revised August 16, 2001), Sheet C1,
Sheet C2, and Sheet C3 (dated August 2001, last revised August 20, 2001).
4. The subject property contains approximately 0.69 acres and falls within the
Commercial 1 (C1) District.
CONCLUSIONS
This application must be reviewed under and comply with the current Zoning
Regulations and the proposed Land Development Regulations.
2. The plans will need to be revised to include a signature block for the Director of
Planning and Zoning.
DIMENSONAL REQUIREMENTS
3. The subject property is an existing noncomplying lot. Section 25.00 of the Zoning
Regulations requires a minimum 50 ft. front yard setback along Shelburne Road
and 40 ft. front setback on Laurel Hill Drive. Section 3.06(A) of the proposed
Land Development Regulations requires a minimum 50 ft. front yard setback
along Shelburne Road and 30 ft. front setback on Laurel Hill Drive. The existing
building does not meet these setback requirements. However, no changes to the
existing structure are proposed.
FINDINGS OF FACT, CONCLUSIONS & DECISION
NEW ENGLAND FEDERAL CREDIT UNION - #SP-03-11
4. Section 25.107 of the Zoning Regulations and Section 3.06(H) of the proposed
Land Development Regulations prohibit more than 30% of the front setback from
being used for driveways and parking, and the balance shall be landscaped.
Furthermore, a continuous landscaped strip of 15 ft. in width traversed only by
driveways and sidewalks shall be maintained between the street right-of-way and
the balance of the lot. The site plan includes a table indicating that the existing front
yard lot coverage along Shelburne Road is 26.7% and the proposed front yard
coverage along Shelburne Road is 24.1 %. The front yard coverage along Laurel Hill
Drive is 53.5% and the proposed front yard coverage along Laurel Hill Drive is
52.9%. Pursuant to Section 3.06(A) of the proposed Land Development
Regulations, the minimum front yard setback for Laurel Hill Drive is 30 ft. The site
plan includes front yard coverage measurements for the current Zoning
Regulations, but not the proposed Land Development Regulations. The Laurel Hill
Drive front yard coverage is improved under the proposed Land Development
Regulations. Furthermore, the proposal offers improvements over existing
conditions within both front yards.
SITE PLAN REVIEW STANDARDS
Pursuant to Section 26.102 of the Zoning Regulations, the Director shall consider the
following in its review of a site plan application:
(a) Pedestrian and vehicular access.
5. The proposal includes two one-way vehicular access points on Laurel Hill Drive.
This is an improvement from the two existing access points, one offering two-way
and the other offering one-way traffic. One existing access point will be reduced
in width and the other widened to provide adequate one-way access. The site
can be accessed from public sidewalk on both Shelburne Road and Laurel Hill
Drive. Sidewalk at the front of the building is proposed to be removed, as there is
no longer a front entrance to the building. Existing sidewalk at the side of the
building (where the main entrance is located) will be retained, and new sidewalk
with an access ramp is proposed. The Director concludes that adequate
vehicular and pedestrian access is provided.
(b) Circulation.
6. Vehicular circulation will be one-way. Adequate directional signage is shown on
the plans, including arrows painted on the surface of the parking lot and "Do Not
Enter" signs at each access point.
(c) Parking.
7. Pursuant to Section 26.252 of the Zoning Regulations, banking uses require 1
space per 100 sq. ft. of floor area devoted to public banking service plus 1 space
per 250 sq. ft. of floor area devoted to office use. The applicant indicates that
1,680 sq. ft. are devoted to public banking use, and 3,575 sq. ft. are devoted to
office use. This requires 31 parking spaces. Pursuant to Section 13.01(B) of the
proposed Land Development Regulations, banking uses require 5.8 parking
spaces per 1,000 sq. ft. of gross floor area. The building contains approximately
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FINDINGS OF FACT, CONCLUSIONS & DECISION
NEW ENGLAND FEDERAL CREDIT UNION - #SP-03-11
5,256 sq. ft. of gross floor area. This requires 31 parking spaces. The site plan
shows 35 parking spaces, including 2 accessible spaces as required by Section
26.253(a) of the Zoning Regulations and Section 13.01(1) of the proposed Land
Development Regulations.
8. The existing paved parking lot will be reconstructed to provide a functioning
stormwater management system, which will include a new catch basin and 4 in.
perforated drainage piping within storm trenching underneath the new paved
parking lot. Concrete curbing is proposed throughout most of the parking area.
(d) Landscaping, screening and outdoor lighting.
9. Pursuant to Section 26.105 of the Zoning Regulations and Section 13.06(G)(2) of
the proposed Land Development Regulations, 3% of the first $250,000 in building
construction costs must be spent toward landscaping. No new buildings or
expansions to the existing building are proposed; therefore, no new landscaping
is required. No new landscaping is proposed, although disturbed areas on the
site will be seeded with grass.
10. The applicant has indicated that a landscaped planting island at the front of the
building may be removed and replaced with new landscaping. If pursued, these
modifications need to be reflected on the plans, and any landscaping removed
must be replaced with equivalent landscaping.
11. Pursuant to Section 13.06(B)(4), snow storage areas must be shown on the plans.
The plans do not show snow storage areas. The site contains 4 more parking
spaces than required by the regulations; these parking spaces could be utilized for
snow storage.
12. Pursuant to Section 13.07(A) of the all exterior lighting must be shielded and
downcasting to prevent light from spilling onto adjacent properties and rights -of -
way. An existing pole light at the center of the parking lot will be removed and three
16 ft. pole lights containing downcasting 175 W metal halide fixtures will be installed
around the perimeter of the parking lot.
Pursuant to Sections 14.06 and 14.07 of the proposed Land Development Regulations,
the following review standards shall apply to site plan applications:
(a) The relationship of the proposed development to goals and objects set forth
in the City of South Burlington Comprehensive Plan.
13. The Comprehensive plan states that the city should encourage development within
its commercial corridors "which promotes improved aesthetics, public transportation
and traffic improvements, and pedestrian amenities." The proposal will offer
improved access for persons with disabilities, improved traffic circulation with clearly
defined one-way access points, and an improved parking lot with a functional
stormwater drainage system. The Director concludes that the proposal is in keeping
with the recommended actions of the Comprehensive Plan.
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FINDINGS OF FACT, CONCLUSIONS & DECISION
NEW ENGLAND FEDERAL CREDIT UNION - #SP-03-11
(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.
14. No new structures are proposed, and the parking area is to be reconstructed in its
existing location. New curbed islands are proposed. The Director concludes that the
site offers desirable transitions between site features.
(c) Parking shall be located to the rear or sides of buildings to the greatest extent
practicable.
15. The parking area is located at the rear of the building. Section 13.01(G)(1) of the
proposed Land Development Regulations establishes design requirements for
parking spaces. Stalls have 9 ft. curb lengths and 18 ft. depths. These spaces meet
the requirements of Section 13.01(G)(1).
16. Section 13.01(G)(5) requires that bicycle parking or storage facilities are provided
for employees, residents, and visitors to the site. No bicycle parking facilities are
shown for the site.
(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.
17. No changes to the existing structure are proposed.
(e) Newly installed utility services and service modifications necessitated by
exterior alterations or building expansions shall, to the extent feasible, be
underground.
18. Underground utility lines are existing. An overhead electrical line serving the
existing pole light in the center of the parking lot will be removed.
(f) The combination of common materials and architectural characteristics,
landscaping, buffers, screens and visual interruptions to create attractive
transitions between buildings of different architectural styles shall be
encouraged.
19. An awning is proposed over the rear/main entrance to the building. No additional
changes to the structure are proposed. Adequate mature landscaping surrounds
the existing building.
(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.
20. Again, no new structures are proposed.
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FINDINGS OF FACT, CONCLUSIONS & DECISION
NEW ENGLAND FEDERAL CREDIT UNION - #SP-03-11
In addition to the above general review standards, site plan applications shall meet the
following specific standards as set forth in Section 14.07 of the proposed 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 of collector street to provide additional access for
emergency or other purposes, or to improve general access and circulation
in the area.
21. 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.
22. Underground utility lines are existing and will be retained.
(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).
23. No dumpster is shown on the site plan. However, the applicant has indicated that
there is a dumpster behind the building within a fenced area. The 6 ft. metal fencing
is opaque and provides adequate screening and security.
DECISION
The Director of the South Burlington Department of Planning and Zoning hereby
approves site plan application #SP-03-11, subject to the following conditions:
This project shall be completed as shown on the plans submitted by the
applicant, as amended by this decision, and on file in the Department of Planning
and Zoning.
2. The applicant shall obtain a zoning permit within six months of this decision
pursuant to Section 27.302 of the South Burlington Zoning Regulations and Section
17.04 of the proposed Land Development Regulations or this approval shall be null
and void.
3. Pursuant to Section 13.07(A) of the all exterior lighting must be shielded and
downcasting to prevent light from spilling onto adjacent properties and rights -of -
way. Any changes to the approved exterior lighting shall require approval of the
Director of Planning and Zoning.
4. Prior to the issuance of a zoning permit, the applicant must provide the following:
a. The applicant shall submit cut sheet details including photometric data for
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FINDINGS OF FACT, CONCLUSIONS & DECISION
NEW ENGLAND FEDERAL CREDIT UNION - #SP-03-11
the proposed outdoor lighting fixtures.
b. The plans must be revised to provide Laurel Hill Drive front yard coverage
measurements pursuant to the proposed Land Development Regulations.
C. The plans must be revised to show bicycle parking with at least one bicycle
rack for employees and visitors of the subject property.
d. The plans must be revised to show snow storage areas.
e. The plans need to be revised to indicate the location of the dumpster and
indicate the height and material of the screening fence.
If the planting island at the front of the building is to be removed, the plans
must be revised to reflect this and equivalent replacement landscaping must
be installed if existing landscaping is removed.
g. The plans shall be revised to include a signature block for the Director of
Planning and Zoning.
h. The applicant must submit 3 full sized sets of revised plans and one
reduced copy (11 " x 17") to the Department of Planning and Zoning.
5. Prior to use of the reconstructed parking lot, the applicant shall obtain a certificate of
occupancy/compliance from the Administrative Officer.
OTC_
Signed this day of 2003, by
Juli Beth Hoover, Director
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