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HomeMy WebLinkAboutSD-19-19 - Supplemental - 0047 Tilley Drive (4)CITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD SD-19-19_47 Tilley Dr_Pizzagalli_2019-07-02.docx DEPARTMENT OF PLANNING & ZONING Report preparation date: June 28, 2019 Plans received: June 7, 2019  47 Tilley Drive Sketch Plan Application #SD-19-19 Meeting date: July 2, 2019  Owner/Applicant Pizzagalli Properties, LLC 462 Shelburne Road, Suite 101 Burlington, VT 05401 Engineer Donald L. Hamlin Consulting Engineers Inc. 136 Pearl Street Essex Junction VT 05452  Property Information Tax Parcel 1718-00047 Industrial Open Space Zoning District 1.01 acres   Location Map /   PROJECT DESCRIPTION Sketch plan application #SD-19-19 of Pizzagalli Properties, LLC, to construct a single story 2,400 sq. ft. short order restaurant and retail sales building on one acre, 47 Tilley Dr. PERMIT HISTORY The property was subdivided in 2008 as part of a three-lot Planned Unit Development (#SD-18-48). The reason the subdivision was subject to PUD standards is the applicant wished for the subject parcel to be smaller than the minimum size of 3 acres within the industrial open space zoning district. No other dimensional waivers were sought. A small number of conditions of that approval affect this application, described under Master Plan below. COMMENTS Development Review Planner Marla Keene and Director of Planning and Zoning Paul Conner (“Staff”) have reviewed the plans submitted on 12/21/18 and offer the following comments. Numbered items for the Board’s attention are in red. CONTEXT The project as presented will be subject to PUD review and site plan review. The property is located in the Transit Overlay District and the Traffic Overlay District Zone 3. This is the first site plan application for the property. ZONING DISTRICT & DIMENSIONAL REQUIREMENTS Setbacks, Coverages & Lot Dimensions Industrial Open Space District Required Proposed  ( Min. Lot Size 1 acres1 1.01 acres  ( Max. Building Coverage 30% 6%  ( Max. Overall Coverage 50% 45%  ( Min. Front Setback 50 ft. 25 ft.  ( Min. Side Setback 35 ft. >35 ft.  ( Min. Rear Setback 50 ft. N/A  ( Max. Front Setback Coverage 30% Not calculated  ( Height (pitched roof) 40 ft. 29 ft.  Reduced from standard dimension as part of PUD SD-08-48 Staff notes the Applicant has used a 25-foot front yard setback along Hinesburg Road and Tilley Drive in their proposed layout. While the applicant has not explicitly requested a waiver, as part of a PUD the Board has the authority to grant a front setback waiver. Staff recommends the Board discuss with the applicant whether they would like to request a front setback waiver to 25-feet, and that the Board consider whether they would grant such a waiver. Staff supports the applicant’s request for waiver for several reasons, including to better frame the corner and to give motorists on Hinesburg Road a visual cue they are entering a more densely populated area. Staff considers the Board should take into consideration the layout of buildings along adjoining segments of Hinesburg Road and Tilley Drive when considering whether to grant such a waiver. Industrial Open Space District (IO) The purpose of the IO district is, in part, to provide suitable locations for high-quality large-lot office, light industrial and research uses in areas of the City with access to major arterial routes and Burlington International Airport. Short order restaurants are permitted as an accessory use, while retail is permitted as long as the use is limited to 5,000 sq. ft. per tenant. The applicant has not yet indicated the proposed square footage of each use. An accessory use is defined as follows. Accessory Use. A use of land or property or a building, or a portion thereof, whose area, extent, or purpose is incidental and subordinate to the principal use of the building or land. The accessory use shall be located on the same lot. An accessory use shall not be accessory to another accessory use. Accessory uses within the IO district are limited by the following additional standards. F. Accessory Uses in the IC and IO districts. In the IC-Mixed Industrial Commercial and IO-Industrial Open Space districts, those uses designated ‘P-ACC’ in Table C-2, Table of Uses shall be subject to the following standards and limitations: (1) Such accessory uses shall be located wholly within a permitted principal structure. (2) Access to the accessory use shall only be from within the principal structure. (3) Such uses shall be included in the calculations of required parking, vehicle trip ends, and wastewater allocations through an umbrella permit approval or other DRB approval. (4) The total gross floor area of all such accessory uses shall be limited to ten percent (10%) of the gross floor area of the principal structure. The owner of the building or responsible condominium association shall be responsible for allocation of any such floor area among accessory and principal uses. (5) No individual accessory use may exceed 3,000 SF in gross floor area except for retail food establishments, which shall not exceed 5,000 SF GFA. (6) Other accessory uses that are wholly internal to a principal permitted use (e.g. employee cafeterias, employee fitness rooms, hospital pharmacies) pursuant to this Section shall not require specific approval and shall not be counted towards the ten percent square footage limitation. Staff recommends the Board discuss with the applicant the need to confirm that these standards are met, including demonstration that the limitation on percentage of gross floor area of the accessory use is met, as part of the next application for the project. Supplemental standards within this district appear to be met. Traffic Overlay District The property is located within Traffic Overlay Zone 3. Zone 3 regulations only apply to parcels with private driveways or culs-de-sac. The applicant is proposing to access this property via Tilley Drive. The street which is subject to the Traffic Overlay Zone regulations is Hinesburg Road. Staff therefore considers the Traffic Overlay District regulations do not apply to this project assuming the property continues to be accessed off Tilley Drive. Staff recommends the Board discuss whether they concur with Staff’s assessment. Should the Board disagree, the property may generate no greater than 45 vehicle trips per hour. The applicant would need to demonstrate compliance with this maximum as part of the next application for the Project. Transit Overlay District The purpose of the transit overlay district is, in part, to provide for a safe, compact and efficient land use pattern that supports regular fixed-route transit service, pedestrian and bicycle infrastructure. The applicant is proposing to include a 8-foot wide recreation path along the front of the property, which will be able to connect to the recreation path when improvements at the Old Farm Road intersection are made. The applicant has also provided a street-facing patio area to activate the Tilley Drive side of the building. Staff considers the purpose of the Transit Overlay District to be met. PUD STANDARDS PUD standards pertain to water and wastewater capacity, natural resource protection, traffic and circulation, compatibility with the surrounding area, open space, fire protection, public infrastructure. Access and Circulation The applicant has proposed a 30-foot wide driveway for the Project. The maximum allowable commercial driveway is 36-feet, intended to allow for significant truck traffic. Pavement width for private roadways is required to be 20-feet. Staff recommends the Board request the applicant narrow the driveway to a maximum of 24 feet. This comment also applies to the Site Plan Review Standard pertaining to roadway standards. Visual Compatibility The specific standard relating to visual compatibility reads as follows. The project is designed to be visually compatible with the planned development patterns in the area, as specified in the Comprehensive Plan and the purpose of the zoning district(s) in which it is located. The applicant has tried to move away from generic convenience store architecture to something that reflects the history of the area. Staff considers the proposed architecture serves as an appropriate transition between the residential nature of the surrounding area of Hinesburg Road and the industrial nature of Tilley Drive. SITE PLAN REVIEW STANDARDS General site plan review standards relate to relationship to the Comprehensive Plan, relationship of structures to the site (including parking), compatibility with adjoining buildings and the adjoining area. Specific standards speak to access, utilities, roadways, and site features. This commercial establishment, as part of the PUD, will address a need for services nearby to all of the places of employment on Tilley Drive. The applicant has proposed 30 parking spaces. Staff considers this may be a high number of parking spaces for a 2,400 sq. ft. store of which no more than 240 sq. ft. may be used as a short order restaurant, but if the Board does not have any issues with the parking or open space layouts, Staff considers there is no need to request the applicant reduce the number of spaces. The applicant has shown a limited amount of landscaping on their sketch plan. Staff considers it unlikely that the minimum required landscaping value has been provided and recommends the Board ask the applicant to explain how they intend to use the required minimum landscaping to meet the standards of 13.06, including interior parking lot landscaping, shade trees, and buffering and screening. RECOMMENDATION Staff recommends that the Board discuss the Project with the applicant and close the meeting. Respectfully submitted, / Marla Keene, Development Review Planner