HomeMy WebLinkAboutSP-03-16 - Decision - 1475 Shelburne RoadCITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING & ZONING
O'BRIEN'S TRAINING CENTER— 1475 SHELBURNE ROAD
SITE PLAN #SP-03-16
FINDINGS OF FACT, CONCLUSIONS & DECISION
Timothy O'Brien, hereafter referred to as the applicant, is requesting site plan approval
for parking lot changes at 1475 Shelburne Road. The South Burlington Development
Review Board (DRB) held a public hearing on July 1, 2003.
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 parking lot modifications at
1475 Shelburne Road.
2. The applicant submitted plans titled "O'Brien's Training Center, South Burlington,
VT" prepared by Truex Cullens & Partners Architects dated April 25, 2003.
3. The subject property contains approximately 38,920 sq. ft. and falls within the
Commercial 2 (C2), Bartlett Brook Watershed Overlay (BBW), and Traffic
Overlay (TO) Districts.
CONCLUSIONS
ZONING DISTRICT & DIMENSONAL REQUIREMENTS
The subject property is an existing noncomplying lot. Section 3.06(B) of the Land
Development Regulations requires a minimum 50 ft. front yard setback along
Shelburne Road. The existing primary structure does not meet the front setback
requirements. However, no changes to existing structures are proposed. Side
and rear setback requirements are met.
2. Section 3.06(H) of the 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 does provide a 15 ft. strip traversed
only by the access driveway. The site plan indicates that the front yard coverage
38.26%. No changes are proposed that would affect this existing nonconformity.
3. Section 3.06(A) of the proposed Land Development Regulations allows up to 40%
building coverage. The site plan indicates that building coverage is 17.92%. No
changes to building coverage are proposed. Section 3.06(A) of the proposed Land
Development Regulations allows up to 70% lot coverage. The Existing lot coverage
FINDINGS OF FACT, CONCLUSIONS & DECISION
O'BRIEN'S TRAINING CENTER - #SP-03-16
is 63.68%. The proposed modifications provide a small decrease in lot coverage to
61.05%.
Bartlett Brook Watershed Overlay District
This proposal is not subject to the provisions of the Bartlett Brook Watershed Protection
Overlay District since overall coverage will be reduced.
Traffic Overlay District Zone 2
This proposal will not involve any increase in traffic.
SITE PLAN REVIEW STANDARDS
Pursuant to Section 26.102 of the Zoning Regulations, the Development Review Board
shall consider the following in its review of a site plan application:
(a) Pedestrian and vehicular access.
4. No changes to the previously approved access plan are proposed.
(b) Circulation.
5. Circulation patterns on the site will be slightly improved by eliminating potential
conflicts between pedestrians and vehicles resulting from vehicles backing out of
parking spaces in the vicinity of the southerly building entrance.
(c) Parking.
6. The site plan shows 42 parking spaces including 2 accessible spaces as required
under Section 13.01(1) of the Land Development Regulations. Pursuant to
previous approvals the current use of the property requires 41 parking spaces.
No changes in the use of the site are proposed. However, Section 13.01(B) of
the Land Development Regulations requires 1 parking space per classroom (or
other room used by students or school personnel) plus 0.5 spaces per student.
There are a maximum of 50 students at the site, which requires 25 parking
spaces. Provided there are no more than 17 rooms used by student or
personnel, the proposal offers adequate parking.
(d) Landscaping, screening and outdoor lighting.
7. Pursuant to Section 13.06(G)(2) of the 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
presumably area where pavement is removed will be seeded with grass.
8. Pursuant to Section 13.06(B)(4), snow storage areas must be shown on the plans.
The plans do not show snow storage areas.
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FINDINGS OF FACT, CONCLUSIONS & DECISION
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9. 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. No exterior lighting is shown
Pursuant to Sections 14.06 and 14.07 of the 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.
10. 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 traffic circulation on the site. The Board concludes that the proposal 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.
11. No new structures are proposed. The Board 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.
12. The parking area is located at the rear and side of the existing buildings. Section
13.01(G)(1) of the 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).
13. 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.
14. 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.
15. No new utility lines will be installed.
(fl The combination of common materials and architectural characteristics,
landscaping, buffers, screens and visual interruptions to create attractive
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FINDINGS OF FACT, CONCLUSIONS & DECISION
O'BRIEN'S TRAINING CENTER - #SP-03-16
transitions between buildings of different architectural styles shall be
encouraged.
16. No changes to the existing structures are proposed.
(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.
17. Again, no new structures or changes to structures are proposed.
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 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.
18. 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.
19. The site plan does not show utility lines. 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).
20. Two dumpsters are shown on the site plan. These dumpsters are located behind
existing structures so as to be screened from view from Shelburne Road or
adjacent properties.
DECISION
MOTION byseconded by to approve
site plan application #SP-03-16, 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
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FINDINGS OF FACT, CONCLUSIONS & DECISION
O'BR/EN'S TRAINING CENTER - #SP-03-16
pursuant to Section 17.04 of the Land Development Regulations or this approval
shall be null and void.
3. Pursuant to Section 13.07(A) of the Land Development Regulations 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:
The plans shall be revised to show bicycle parking with at least one bicycle
rack for employees and visitors of the subject property.
b. The plans shall be revised to show snow storage areas.
C. The plans shall be revised to indicate the location of the dumpster and
indicate the height and material of the screening fence.
d. 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.
e. The applicant shall 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.
MOTION CARRIED by a vote of 6- D -0 .
Signed this day of 2003, by
J'ohn Dinklage, Chair —\
South Burlington Development Review Board
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