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Home My WebLink AboutSP-06-37 - Decision - 1080 Shelburne RoadCITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING REEL HOSPITALITY — 1080 SHELBURNE ROAD SITE PLAN #SP-06-37 FINDINGS OF FACT AND DECISION Reel Hospitality, hereinafter referred to as the applicant, is seeking to amend a previously approved site plan for a 9600 sq. ft. standard restaurant. The amendment consists of revising the parking layout, 1080 Williston Road. Based on the document file for this application, the Administrative Officer finds, concludes, and decides as follows: YNDINGS OF FACT 1. This project consists of site plan approval to amend a previously approved site plan for a 9600 sq. ft. standard restaurant. The amendment consists of revising the parking layout, 1080 Williston Road. 2. The owner of record of the subject property is Tony Perry. 3. The subject property is located in the Commercial 1 Zoning District (Cl). 4. The application was received on June 23, 2006. 5. The plan submitted is entitled, "Perry's Fish House South Burlington, Vermont Proposed Site", prepared by Lawrence Atkin Architect, Inc., with a stamped received date of June 23, 2006. DIMENSION REQUIREMENTS 6. Coverages are not changing as a result of this project. 7. Setbacks are being met. SITE PLAN REVIEW STANDARDS Vehicular access 8. Access is provided via one (1) curb cut off of Williston Road and one (1) curb cut off of Baldwin Avenue . No changes are proposed. Circulation 9. Circulation on the site is adequate. Parking 10. There are 118 parking spaces shown on the plan including three (3) designated as handicapped. Table 13-7 of the Land Development Regulations requires a total of five (5) handicapped spaces and only three (3) handicapped spaces are shown on the plan submitted. The last approved parking layout, approved on 1/9/95, included 119 spaces and five (5) handicapped spaces. The plan should be revised to show a minimum of 119 spaces, five (5) of which must be handicapped spaces. 11. Pursuant to Section 13.01(G)(5) of the Land Development Regulations, bicycle parking shall be provided on the subject property. A bicycle rack is not shown on the plan. The plans should be revised to note the location of the bicycle rack. 12. Pursuant to Section 13.01(13) of the Land Development Regulations, internal landscaping of the parking area does not apply. Landscaping 13. There are no changes to landscaping. 14. Pursuant to Section 13.06(B)(4) of the Land Development Regulations, snow storage areas must be shown on the plan. Snow storage areas are not shown on the plan. The plans shall be revised to note the location of the snow storage area. Outdoor Lighting 15. No changes to exterior lighting are proposed. Pursuant to Sections 14.06 and 14.07 of the Land Development Regulations, the following review standards shall apply to the site plan applications: Traffic 16. There are no traffic impacts associated with this project. (a) The relationship of the proposed development to goals and objects set forth in the City of South Burlington Comprehensive Plan. 17. The Comprehensive Plan states that the City should encourage development while protecting natural resources and promoting a healthy and safe -2- environment. The proposed project is in keeping with the recommended actions of the Comprehensive Plan. (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. 18. The project is in keeping with this requirement. (c) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. 19. Parking is located on the south side and rear of the property. 20. Section 13.01 of the Land Development Regulations requires that bicycle parking or storage facilities be provided for employees, residents, and visitors to the site. It has already been noted that a bicycle rack is not shown on the plan. (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. 21. The project is in keeping with this requirement. (e) Newly installed utility service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. 22. Pursuant to Section 15.13(E) of the Land Development Regulations, all new utility lines must be placed underground. (0 The combination of common materials and architectural characteristics, landscaping, buffers, screens and visual interruptions to cerate attractive transitions between buildings or different architectural styles shall be encouraged. 23. The project is in keeping with this requirement. (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. 24. The project is in keeping with this requirement. In addition, to the above general review standards, site plan applications shall meet the following specific standards set forth in Section 14.07 of the 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 or collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. 25. 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. 26. As noted above, pursuant to Section 15.13(E) of the Land Development Regulations, all utility lines must be underground. (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). 27. Screened dumpster locations are not noted on the plan. The plans shall be revised to show the location of the screened dumpster area(s). DECISION Based on the above Findings of Fact, the Administrative Officer hereby approves Site Plan #SP-06-37 of Reel Hospitality to amend a previously approved site plan for a 9600 sq. ft. standard restaurant. The amendment consists of revising the parking layout, 1080 Williston Road, based on the following conditions: 1) All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2) The plans shall be revised to show the changes below and shall require approval of the Administrative Officer. Three (3) copies of the approved revised plans shall be submitted to the Administrative Officer prior to permit issuance. a. The plan shall be revised to note the location of a bicycle rack. b. The plan shall be revised to note the location of the snow storage area(s). c. The plan shall be revised to note the location of the screened dumpster area(s). -4- d. The plan shall be revised to provide a minimum of 119 parking spaces, five (5) of which must be handicapped accessible spaces. 3) The applicant shall obtain a zoning permit within six (6) months pursuant to Section 17.04 of the Land Development Regulations or this approval is null and void. 4) The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to using the revised parking layout. 5) Any change to the site plan shall require approval by the South Burlington Administrative Officer of the South Burlington Development Review Board. Signed on this 2�!___ day of -��/ 2006 by Raym d air, Administrative Officer Please note: Pursuant to 24 VSA § 4465, an interested person may appeal this decision by filing a Notice of Appeal with the secretary of the Development Review Board. This Notice of Appeal must be accompanied with a $110 filing fee and be filed within 15 days of the date of this decision. -5-