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HomeMy WebLinkAboutSP-02-65 - Decision - 1220 Shelburne RoadCITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING & ZONING DEVELOPMENT REVIEW BOARD ADVANCE AUTO — WESTMINSTER DEVELOPMENT, LLC SITE PLAN #SP-02-65 FINDINGS OF FACT, CONCLUSIONS & DECISION Michael Redlawsk of Westminster Development, LLC, hereafter referred to as the applicant, is requesting approval for 5,400 sq. ft. of new construction to contain an auto parts store. The South Burlington Development Review Board (DRB) held a public hearing on February 4, 2003. Engineer Steve Vock represented the applicant. Based on testimony given at the above mentioned public hearing and on the plans and supporting materials contained in the document file for this application, the DRB finds, concludes and decides as follows: FINDINGS OF FACT The applicant is requesting site plan approval for 5,400 sq. ft. of new construction to contain an auto parts store at 1220 Shelburne Road. 2. 1220 Shelburne Road Corporation is the record owner of the property (warranty deed in Volume 372, Page 357 of the city land records). The property is identified as Tax Parcel 1490 00023 C. 3. The subject property contains 1.55 acres and falls within the Commercial 1, Residential 4, Bartlett Brook Watershed protection, and Traffic Overlay Zone 2 Districts. CONCLUSIONS DIMENSONAL REQUIREMENTS The proposal complies with the minimum lot size, frontage, setback, maximum building and total coverage, and maximum building height requirements of the C1 District. 2. Section 25.107 of the zoning regulations prohibits 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 existing front yard lot coverage is 5.3%, and the proposed front yard coverage is 25.5%. In addition, the plans indicate that much of the setback area will be landscaped. 3. Pursuant to Section 25.108, where nonresidential uses are adjacent to the boundary of a residential zoning district, there must be a 65 ft. setback with a minimum 15 ft. strip landscaped with dense evergreen or other suitable screening plantings. The proposed plans comply with this requirement with at FINDINGS OF FACT, CONCLUSIONS & DECISION ADVANCE AUTO - #SP-02-65 least 24 evergreen trees planted along the zoning district boundary and the proposed building at least 65 ft. from the boundary. Bartlett Brook Watershed Protection Overlay District 4. In an effort to improve water quality within the Bartlett Brook Watershed, the zoning regulations require stormwater runoff modeling and inventory of stormwater facilities. Pursuant to Section 23.20 of the zoning regulations, the applicant must submit stormwater plans to Heindel & Noyes for incorporation into the city's stormwater and hydrology computer model. Traffic Overlay District 5. The calculation of impact fees will be based on increased trip generation for the site. According to data provided by the Institute of Traffic Engineers (ITE), auto parts stores generate an average of 5.98 trips per 1,000 sq. ft. or gross floor area per weekday PM peak hour of an adjacent street. The applicant proposes 5,400 sq. ft. of gross floor area. Based on ITE data, approximately 32.29 trips per weekday PM peak hour of an adjacent street would be generated by the use on the site. 6. Pursuant to Section 21.301 of the zoning regulations, the permitted size of a use on a lot in the Traffic Overlay District shall be based on the size of the lot and the projected traffic volume generated by the use. The subject property is located in Traffic Overlay Zone 2 in which the maximum permitted peak hour volume per 40,000 sq. ft. of land area is 20 trips. Therefore, for the subject property of 68,389 sq. ft., the maximum traffic generation allowed for the lot is 34.19 trips per weekday PM peak hour of an adjacent street. The proposed use complies with this maximum. SITE PLAN REVIEW STANDARDS Pursuant to Section 26.102 of the zoning regulations, the DRB may consider the following in its review of a site plan application: (a) Pedestrian & Vehicular Access. 7. Vehicular access is provided via a 26 ft. ingress and egress curb cut on Shelburne Road, a 20 ft. wide ingress -only curb cut on the proposed private road, and a 26 ft. ingress and egress curb cut on the proposed private road. Pedestrian access will be enhanced with new sidewalks. A 5 ft. wide concrete sidewalk is proposed to be extended from the existing Shelburne Road sidewalk approximately 253 ft. along the proposed private road. The DRB concludes that the proposed access is adequate. (b) Circulation. 8. Circulation is proposed to be two-way throughout the site, with the exception of the westerly parking lot entrance. Internal aisle widths within the parking lot are 24 ft., which is adequate for two-way traffic. \s it\advance\S P#02-65.fcd. doc 2 FINDINGS OF FACT, CONCLUSIONS & DECISION ADVANCE AUTO - #SP-02-65 (c) Parking. 9. The site plan shows 35 parking spaces, including 2 reserved handicapped parking spaces as required by Section 26.253(a) of the zoning regulations. Pursuant to Section 26.252 of the zoning regulations, the number of off-street parking spaces shall be 1 per 150 sq. ft. of retail floor area for retail sales uses. For the proposed 2,700 sq. ft., 18 parking spaces must be provided. 10. Pursuant to Section 26.251 of the zoning regulations, curb length for these spaces must be 9 ft. with a depth of 18 ft. The plans do not indicate the dimensions of these spaces, but they appear to exceed the depth and aisle width requirements. Pursuant to section 26.253(b), bicycle parking shall be provided on the subject property for employees and the visiting public. Bicycle parking is provided on the west side of the proposed building. A loading space is also indicated at the rear of the proposed structure. (d) Landscaping, screening, and outdoor lighting. 11. The applicant has provided an estimated construction cost of $300,000. Based on this estimate and pursuant to Section 26.105 of the zoning regulations, minimum planting costs must meet or exceed $8,500. The proposed plantings will cost about $6,570.50. With installation, proposed landscaping costs will exceed the minimum required $8,500. 12. Norway Maple has become a pest species in Vermont. The DRB concludes that a similar salt tolerant species, such as Honey Locust, should be substituted for the Norway Maple. 13. The plans show that all outdoor recycling and trash containers are screened from view by stockade fencing. However, the height of the fencing is not indicated. 14. The lighting plans show 5 pole mounted Hubbell fixtures will be installed throughout the parking lot. The applicant's engineer has indicated the pole height is 25 ft. In addition to the pole lighting, a Kim fixture mounted on the rear of the building is also proposed. The applicant's engineer has indicated this fixture is mounted at a height of 10 ft. Both fixtures are cut off fixtures providing downcast lighting. The lighting analysis shows the perimeter of the subject property to be illuminated generally at a footcandle of less than 1.00 with the exception of the Shelburne Road intersection where illuminance of 5.55 footcandles is shown. The average illuminance on the paved portions of the site is not provided, but a range of 0.03 to 9.36 footcandles is indicated. A uniformity ratio (ratio of the average to minimum illuminance) is also not provided. The OutdoorLighting Manual for Vermont Municipalities suggests that the uniformity ratio should not exceed 4:1 for open parking lots. An average level of illumination no higher than 2.4 footcandles is also recommended. Other The applicant must meet the requirements outlined by Water Superintendent Jay Nadeau in his letter dated January 6, 2003. \sit\advance\S P#02-65.fcd.d oc 3 FINDINGS OF FACT, CONCLUSIONS & DECISION ADVANCE AUTO - #SP-02-65 2. City Engineer Bill Szymanski has reviewed the proposed plans and provided a number of comments. Specifically, Mr. Szymanski notes that the plans do not show the correct location of the existing gas main relative to the water main and the sewer main is 12 inches, not 8 inches as shown. In addition, the plans must show that sewer pipes shall be bedded in 1/4 inch crushed stone. Mr. Szymanski also notes that the plans should indicate the lot dimensions. 3. Mr. Szymanski indicates that there may be a sewer service line across Shelburne Road from the subject property and that the applicant should investigate whether this line could serve the proposed development. In addition, Mr. Szymanski notes that if residential development of the adjacent parcel to the east (also owned by 1220 Shelburne Road Corporation) is proposed to occur, the sewer line must be monitored to determine that it can accommodate increased flows. DECISION MOTION by Gayle Quimby, seconded by Chuck Bolton, to approve site plan application #SP-02-65, subject to the following conditions: This project shall be completed as shown on the plans dated December 2002, as amended by this decision and on file in the Department of Planning and Zoning. 2. The applicant agreed to the following three changes at the rear of the lot to address concerns of residential neighbors: a. The landscaped berm at the rear of the property will be 1 ft. higher than as shown on the plans. b. A cedar hedge will be installed at the rear of the property in place of the blue spruce plantings shown on the plans. C. The two rear pole mounted lights will contain 250W bulbs instead of 400W, and the rear wall mounted light will contain 175W instead of 250W. 3. Any new exterior lighting shall consist of downcasting fixtures, and any change to the approved lighting plan shall require the approval of the Director of Planning and Zoning prior to installation. 4. For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the DRB estimates that the proposal will generate 32.29 trips per weekday PM peak hour of an adjacent street. 5. Pursuant to Section 27.302 of the zoning regulations, the applicant must obtain a zoning permit from the Administrative Officer within six (6) months of the date of this decision. 6. Prior to the issuance of a zoning permit, and pursuant to Section 23.20 of the zoning regulations, the applicant must submit stormwater plans to Heindel & Noyes for incorporation into the city's stormwater and hydrology computer model. \sit\advance\S P#02-65.fcd.d oc 4 FINDINGS OF FACT, CONCLUSIONS & DECISION ADVANCE AUTO - #SP-02-65 7. Prior to the issuance of a zoning permit, the applicant shall submit three (3) full sets of plans, which must be revised as follows: a. The plans shall indicate all lot dimensions. b. The plans shall indicate the height of the stockade fencing proposed to screen the dumpster. C. The plans shall indicate the height of all outdoor lighting fixtures. d. The plans shall provide measures of the average illuminance and uniformity ratio for the paved portions of the site. e. The plans shall show the correct location of the existing gas main. The plans shall indicate the correct dimensions of the existing sewer main. g. The plans shall show that sewer pipes shall be embedded in 3/4 inch crushed stone. h. The plans shall not include Norway Maple plantings. Honey Locust, or another similar salt tolerant species, shall be substituted. The plans shall show an evergreen hedge between the Shelburne Road sidewalk and the stormwater detention basin. The plans shall show that the 7 rear parking spaces will be eliminated. k. The plans shall show the changes described in #2 above. 8. Minimum planting costs shall meet or exceed $8,500. Prior to the issuance of a zoning permit, the applicant shall post a landscape bond. The bond shall remain in effect for three (3) years to guarantee survival of all plantings. 9. Prior to the issuance of a zoning permit, the applicant shall investigate whether the existing sewer line on the west side of Shelburne Road can serve the development of the subject property. In addition, if residential development of the adjacent parcel to the east (also owned by 1220 Shelburne Road Corporation) is proposed, the sewer line must be monitored to determine that it can accommodate increased flows. 10. The applicant must meet the requirements outlined by Water Superintendent Jay Nadeau in his letter dated January 6, 2003. 11. The applicant shall obtain a certificate of occupancy/compliance from the Administrative Officer prior to the use of the new building. 12. Any change to this approved site plan shall require review and approval by the DRB. \sit\advance\S P#02-65.fcd.doc 5 ( 1 FINDINGS OF FACT, CONCLUSIONS & DECISION ADVANCE AUTO - #SP-02-65 Chuck Bolton —Mga/nay/abstain John Dinklage —y2a/nay/abstain Roger Farley—ya/nay/abstain Larry Kupferman —yga/nay/abstain Gayle Quimby —ya/nay/abstain MOTION CARRIED by a vote of 5-0-0. Signed this day of 2003, by John Dinklage, Chair \sit\advance\S P#02-65.fcd.doc 6