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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 \ad m n\nefcu\SP-03-11.fcd.doc 2 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. \ad m n\nefcu\SP-03-11.fcd.doc 3 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. \adm n\nefcu\SP-03-11.fcd.doc 4 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 \admn\nefcu\SP-03-11.fcd.doc 5 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 \adm n\nefcu\SP-03-11.fcd.doc 6