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Home My WebLink AboutSD-96-0001 - Decision - 1301 1325 Shelburne RoadFINDINGS OF FACT & DECISION STATE OF VERMONT COUNTY OF CHITTENDEN CITY OF SOUTH BURLINGTON Re: Findings of Fact, application of Alexander Lewis to construct a 9,720 square foot auto service facility on a lot containing a commercial complex of 19,440 square feet for auto sales and service, 1301-1325 Shelburne Road. On the 12th day of November, 1996, the South Burlington Planning Commission approved the request of Alexander Lewis for preliminary plat approval under Section 203 of the South Burlington Subdivision Regulations based on the following findings: 1. This project consists of constructing a 9,270 square foot auto service facility on a lot containing a commercial complex of 19,440 square feet for auto sales and service. The ZBA on August 26, 1996 granted the applicant a use variance for the proposed service facility. The sketch plan was reviewed on 9/24/96. 2. The applicant has submitted two (2) plans for the Commission's consideration. The 111996" plan depicts the scenario which the applicant would like to eventually implement if the Shelburne Road reconstruction does not go forward. The "1998" plan depicts the scenario which will be implemented if the Shelburne Road reconstruction goes forward. Until such time as the road construction is complete, or it is decided not to reconstruct the road in the near future, the applicant would like to leave the Shelburne Road portion of the site as it exists today. Staff did not have a problem with this request. A condition should be placed on the approval which requires the applicant to implement the 111996" plan if the Shelburne Road project has not commenced construction by spring, 1999. 3. This property located at 1301-1325 Shelburne Road lies within the C1 and Bartlett Brook Watershed Protection Overlay Districts. It is bounded on the north by the Lakewood Commons commercial complex, and the west by a distribution/warehouse and fire station, on the east by Shelburne Road, and on the south by Holmes Road. 4. Access/circulation: Access is provided by the following: 1) a 40 foot curb cut on Shelburne Road at the northerly end of the property, 2) a 24 foot curb cut on Shelburne Road at the south end of the property, 3) a 40 foot curb cut on Holmes Road located 110 feet from Shelburne Road, and 4) a 26 foot curb cut and driveway on Holmes Road shared with Lakewood Commons and the fire station. The applicant is proposing to close two (2) curb cuts on Shelburne Road on the "1996" plan and the 111998" plan proposes to close three (3) curb cuts. Circulation on the site is adequate. 5. Coverage/setbacks: 111996" plan: Building coverage is 12.4% (maximum allowed is 30%) . Overall coverage is 68.3% (maximum allowed is 70%) . Front yard coverage along Shelburne Road will be reduced to 57.1% (maximum allowed is 30%) . Front yard coverage along Holmes Road is 61% (maximum allowed is 30%) which is existing and will not be made worse by this application. 1 6. "1998" plan: Building coverage is 12.4% (maximum allowed is 30%) . Overall coverage is 70% (maximum allowed is 70%) . Front yard coverage along Shelburne Road would be reduced to 66. 7% (maximum allowed is 30%) . Front yard coverage along Holmes Road is 61% (maximum allowed is 30%) which is existing and will not be made worse by this application. 7. Both the 111996" and 111998' plans include additional green space along Shelburne Road. The 111996" plan shows a 25 foot green strip and the 111998" plan shows a 15 foot green strip due to the taking. Staff supports both plans. Setback requirements are being met. 8. Parking: A total of 58 parking spaces for customers and employees are required and 83 spaces are provided including four (4) handicapped spaces. A bike rack will be provided as required. 9. Landscaping: The minimum landscaping requirement, based on building costs, is $7500 which is not being met. Applicant is proposing $5345 worth of new landscaping and is seeking a credit for the $2155 shortfall. Proposed plantings include Maple and Juniper. The Maple trees should be increased in size to a minimum of 21" - 3" caliper. The applicant estimates that the value of the existing landscaping is $17, 350. 10. Traffic: This property is located in Traffic Overlay Zone 2 which allows this property to generate a maximum of 107.7 vehicle trip ends (vte's) during the P.M. peak hour. ITE estimates that the current facility generates 54.9 vte's and with the expansion to generate 74.7 vte's. This represents a 19.8 vte increase. The applicant was made aware that the road impact fee is approximately $3500. 11. Bartlett Brook Watershed Protection Overlay District: The portion of this property to be developed is located in the Bartlett Brook Watershed Protection Overlay District. A total of 30,332 square feet of undeveloped land will be developed. The applicant has submitted the information necessary to Nelson Heindel & Noyes for inclusion into the City's stormwater hydrology computer model. The results of the study have been received. They recommended that a retention basin not be constructed. 12. Sewer: The additional sewer allocation needed is 60 gpd. The applicant will be required to pay the per gallon fee prior to permit issuance. 13. Lighting: This site contains a combination of pole mounted flood lights and pole mounted downcasting shielded fixtures. The flood lights are mounted on poles along Shelburne Road which will be relocated as part of the Shelburne Road reconstruction. The applicant would prefer to wait until the poles are relocated to replace the lights with downcasting shielded fixtures. Proposed lights include four (4) building mounted 400 watt super metal halide lamps with downcasting shielded fixtures. 14. Staff recommended the applicant submit a point by point lighting plan for the 1998 plan. This plan should conform with the requirement that the maximum illumination at ground level not be in excess of an average of three (3) foot candles. 15. Dumpsters: A screened trash storage area is provided. 2 16. Other: --- for final plat, the survey plat should be revised to eliminate the interior lot lines of the three (3) parcels since these lots have merged. --- also included with this request is a minor boundary adjustment with the adjacent fire station lot as shown on the survey plat. DECISION & CONDITIONS Based on the above Findings of Fact, the South Burlington Planning Commission approves the preliminary plat application of Alexander Lewis to construct a 9,720 square foot auto service facility on a lot containing a commercial complex of 19,440 square feet for auto sales and service, 1301-1325 Shelburne Road, as depicted on a three (3) page set of plans, page one (1) entitled, "Alexander Lewis Shelburne Road South Burlington, VT, 1996 Preliminary Site Plan," prepared by Trudell Consulting Engineers, Inc., dated 10/10/96, last revised 10/22/96, with the following stipulations: 1. All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2. The plans shall be revised prior to final plat submittal as follows: a) The 111996 Preliminary Site Plan" and the 111998 Conceptual Site Plan" shall be revised to increase the size of the proposed Maple trees to 22" - 3" caliper. 3. A point by point lighting plan shall be submitted for the 111998" plan prior to issuance of a zoning permit. This plan shall conform with the requirement that the maximum illumination at ground level not be in excess of an average of three (3) foot candles. 4. The Planning Commission approves an additional sewer allocation of 60 gpd . The applicant shall pay the per gallon fee prior to permit issuance. 5. Prior to issuance of a zoning permit, the applicant shall post a $7500 landscaping bond. The bond shall remain in effect for three (3) years to assure that the landscaping takes root and has a good chance of surviving. 6. The Planning Commission grants the applicant a $1734 landscaping credit for existing trees on the site pursuant to Section 26.105 (a) of the South Burlington Zoning Regulations. 7. Any new exterior lighting shall be downcasting shielded fixtures so as not to cast light beyond the property line. Any change in lighting shall be approved by the City Planner prior to installation. As expressly represented by the applicant, the pole mounted flood lights along Shelburne Road shall be replaced with downcasting shielded fixtures when they are relocated to accommodate the Shelburne Road widening. These flood lights shall be replaced with the downcasting shielded fixtures if the Shelburne Road project has not commenced construction by spring, 1999. C 8. The applicant shall implement the "1996" plan by spring, 1999 if the Shelburne Road project has not commenced construction by that date. 9. For the purposes of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Planning Commission estimates that the proposed expansion will generate 19.8 additional vehicle trip ends during the P.M. peak hour. 10. Prior to recording the final plat plans, the applicant shall record in the land records a "Notice of Condition" which clearly identifies this entire development as a commercial complex and which legally ties all lands involved in this development into one lot for all zoning, subdivision, and sign regulation purposes. The Notice of Condition should be approved by the City Attorney prior to recording. 11. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to use of the new building. 12. The final plat application shall be submitted within 12 months or this preliminary plat approval is null and void. - /.t�,/.� 0��2— �� Charmer or Clerk South Burlington Planning Commission ^T Date 4