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HomeMy WebLinkAboutSP-92-0000 - Decision - 1475 Shelburne RoadFINDINGS OF FACT & DECISION STATE OF VERMONT COUNTY OF CHITTENDEN CITY OF SOUTH BURLINGTON Re: Findings of Fact, application of William & Timothy O'Brien for a 6,000 square foot addition for vocational training use to the O'Brien's Training Center, 1475 Shelburne Road. On the 12th of May, 1992 the South Burlington Planning Commission approved the request of William & Timothy O'Brien for site plan review under Section 19.10 of the South Burlington Zoning Regulations based on the following findings: 1. This project consists of the construction of a 6,000 square foot 2 1/2 story addition to an existing 2 1/2 story 4550 square foot building for vocational training use. The existing building is a noncomplying structure and the proposed addition will exceed the 25% limit under Section 19.002 of the zoning regulations. The applicant was granted a variance by the Zoning Board of Adjustment on April 27, 1992. 2. This property is located at 1475 Shelburne Road and is within the C2 District. It is bounded on the north by Densmore Monuments, on the east by Shelburne Road, on the south by Goss Dodge and on the west by undeveloped property. 3. Access/circulation: Access will be via an existing 22 foot curb cut. No changes are proposed to this access. Circulation is acceptable. 4. Parking: The parking requirement for this project is 41 spaces and 45 spaces are being provided including two (2) handicapped spaces. All parking stall dimensions and aisle width requirements are being met. 5. Landscaping: The landscaping requirement for this project is $7700. Plantings proposed have a value of $6,450 which is $1250 short. The applicant is requesting a credit for existing plantings to make-up the shortfall. Plantings will include Sugar Maple, Ash, Willow, Barberry, Juniper, Lilac and Arborvitae. Planting plan shows new plantings within the Shelburne Road r.o.w. 6. Building Height: The addition, which is a pitched roof structure, will have a height of 37 feet to the ridge. Section 18.112 of the zoning regulations would allow this type of structure to rise 40 feet. 7. Traffic: The I.T.E. Generation manual does not have a land use category for this type of land use. Staff requested and received traffic generation counts taken by the applicant on three (3) days taken between the hours of 4 and 6 P.M. On average, the property generates 32 trip ends during the peak hour between 4 - 6 P.M. From this information staff determined existing trip generation based on square footage, operator stations and number of students. This property is in Traffic Overlay Zone 5 which would limit this property to 45 vehicle trip ends (vte's) during the P.M. peak hour. Utilizing square footage to determine trip generation staff estimates that this project would generate 74.2 vte's and if the number of students (50 students proposed) is used staff estimates 45.7 vte's. The applicant will be required to contribute $352 to the Shelburne Road Intersection Impact Fund based on the estimated 13.7 additional P.M. peak hour trips to be generated by this expansion. 8. Sewer: Staff has calculated that additional sewer allocation needed for this project is 342 gpd. This is based on past water usage for the current 42 occupants applied to the additional 18 occupants proposed. The applicant would have to pay the $2.50 per gallon fee prior to permit. According to City records, there is sufficient reserve capacity to handle this additional demand. 9. Coverage/setbacks: Building coverage will be 14% (maximum allowed is 30%). Overall coverage will be 60% (maximum allowed is 70%). The existing front yard coverage is 45% (maximum allowed is 30%). The removal of three (3) parking spaces closest to Shelburne Road and the area converted to grass/landscaped area would bring this property closer to front yard coverage requirement (38%). Parking standards will still be met and the appearance of the property would be improved. The new addition and the relocated garage will be meeting the setback requirements. 10. Other: --- a dumpster is proposed arborvitae hedge. --- no exterior parking lot which will be screened by an lighting is proposed. DECISION & CONDITIONS Based on the above Findings of Fact, the Planning Commission approves the site plan application of William and Timothy O'Brien for a 6,000 square foot addition for vocational training use to the O'Brien's Training Center as depicted on a two (2) page set of plans, page one entitled, "O'Brien's Training Center", prepared by Truex, Degroot, Cullins Architects and dated 4/6/92 with the following stipulations: 1. The applicant shall post a $7700, 3-year landscaping bond prior to issuance of a zoning/building permit. The planting plan shall be revised to show: 1) an additional $1250 worth of new plantings or larger plantings as approved by the City Planner, and 2 ) all proposed plantings currently shown within the Shelburne Road r.o.w. moved onto the O'Brien property. The plan shall be revised and approved by the City Planner prior to issuance of a zoning/building permit. 2. The property currently exceeds front yard coverage requirements by 15%. In an effort to bring the property closer to meeting front yard coverage standards and improve the appearance of the property, the 3 parking spaces closest to Shelburne Road shall be removed and the area replaced with lawn and landscaping. The plans shall be revised prior to permit to show this improvement. 3. This property is located in Traffic Overlay Zone 5 which allows a maximum of 45 vehicle trip ends (vte's) to be generated during the peak hour. Based on trip generation count data submitted by the applicant, it is estimated that 50 students would generate 45.7 vte's during the peak hour. In an effort to assure compliance with the provisions of the Traffic Overlay Zone, the maximum number of students shall be limited to 50. Because this restriction in the number of students is essential to the approval of this project, violation of this condition shall constitute sufficient grounds for revocation of the approval of this project, and shall entitle the City of South Burlington to a permanent injunction enjoining any use of the proposed facility. 4. The applicant shall contribute prior to permit $352 to the Shelburne Road Improvement Fund based on the 14 additional peak hour trip ends estimated to be generated by the expansion. 5. A sewer allocation of 342 gpd is granted for this project. The applicant shall pay the required sewer allocation fee prior to permit. 6. Any additional on -site lighting shall be downcasting, shielded luminare and shall be approved by the City Planner prior to instillation. 7. The applicant shall construct a sidewalk along the frontage of the property. A bond in an amount sufficient to cover the cost of the sidewalk shall be posted prior to issuance of a zoning/building permit. The plan shall be revised prior to permit to show the proposed sidewalk. 8. The site shall be graded so that storm water runoff is to the rear(west) of the site where a drainage Swale exists. 9. A zoning/building permit shall be obtained within 6 months or this approval is null and void. Chairman(or Clerk South Burlington Planning Commission V431,7 Z- Date