HomeMy WebLinkAboutSP-14-02 - Decision - 1341 Shelburne Road#SP-14-02
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
JUDE CHICOINE — 1341 SHELBURNE ROAD
SITE PLAN APPLICATION #SP-14-02
FINDINGS OF FACT AND DECISION
Jude Chicoine, hereinafter referred to as the applicant, is requesting site plan review to amend
a previously approved plan for a 6,641 sq. ft. building used for car wash and auto service. The
amendment consists of constructing a 576 sq. ft. addition to convert two (2) self-service bays to
two (2) self-service automated touchless wash bays, 1341 Shelburne Road.
Based on the plans and materials contained in the document file for this application, the
Administrative Officer finds, concludes, and decides the following:
FINDINGS OF FACT
1. The applicant is seeking approval to amend a previously approved plan for a 6,641 sq. ft.
building used for car wash and auto service. The amendment consists of constructing a 576
sq. ft. addition to convert two (2) self-service bays to two (2) self-service automated
touchless wash bays, 1341 Shelburne Road.
2. The owner of record of the subject property is Ed Crane, Trustee.
3. The subject property is located in the Commercial 2 Zoning District.
4. The application was received on January 17, 2014
5. The plans submitted consists of a six (6) page set of plans; page one (1) entitled "Seaway
Car Wash Wash Bay Addition Existing Conditions South Burlington Vermont", prepared by
Champlain consulting Engineers, dated 11/01/13.
DIMENSIONAL REQUIREMENTS
6. Building coverage is 14.6% (maximum allowed is 40%). Overall coverage is 61.9%
(maximum allowed is 70%). Front yard coverage is 24.2% (maximum allowed is 30%).
7. Setback requirements will continue to be met.
SITE PLAN REVIEW STANDARDS
Pursuant to Sections 14.06 and 14.07 of the Land Development Regulations, the following
review standards shall apply to site plan applications:
The relationship of the proposed development to goals and objects set forth in the
City of South Burlington Comprehensive Plan,
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The Comprehensive Plan states that the City should encourage development while protecting
natural resources and promoting a healthy and safe environment.
8. The Administrative Officer finds that the proposed project is in keeping with the
recommended actions of the Comprehensive Plan.
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
The applicant is proposing an addition of 576 sq. ft. to be located to the rear of the building.
Access around the site is adequate.
Based on 7,217 square feet of car wash use, the property will require 15 parking spaces. The plans
provide for 18 parking spaces, including one handicap accessible.
Chapter 14.06 of the South Burlington Land Development Regulations states the
following:
Parking:
(a) Parking shall be located to the rear or sides of buildings. Any side of a
building facing a public street shall be considered a front side of a
building for the purposes of this subsection.
(b) The Development Review Board may approve parking between a public
street and one or more buildings if the Board finds that one or more of
the following criteria are met. The Board shall approve only the minimum
necessary to overcome the conditions below.
(i) The parking area is necessary to meet minimum requirements of
the Americans with Disabilities Act;
(ii) The parking area will serve a single or two-family home;
(iii) The lot has unique site conditions such as a utility easement or
unstable soils that allow for parking, but not a building, to be
located adjacent to the public street;
(iv) The lot contains one or more existing buildings that are to be re-
used and parking needs cannot be accommodated to the rear and
sides of the existing building(s); or,
(v) The principal use of the lot is for public recreation.
(c) Where more than one building exists or is proposed on a lot, the total
width of all parking areas located to the side of building(s) at the building
line shall not exceed one half of the width of all building(s) located at the
building line. Parking approved pursuant to 14.06(B)(2)(b) shall be
exempt from this subsection.
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(d) For through lots, parking shall be located to the side of the building(s) or
to the front of the building adjacent to the public street with the lowest
average daily volume of traffic. Where a lot abuts an Interstate or its
interchanges, parking shall be located to the side of the building(s) or to
the front adjacent to the Interstate. Parking areas adjacent to the
Interstate shall be screened with sufficient landscaping to screen the
parking from view of the Interstate.
No additional parking spaces are proposed and all spaces are located in the rear of the building.
Section 13.01(G) (5) requires that bicycle parking or storage facilities are provided for employees,
residents, and visitors to the site. A bicycle rack is shown on the plans.
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
9. There are no changes proposed to the height of the existing building. The addition is within the
35' height maximum for the zoning district.
Newly installed utility services and service modifications necessitated by exterior
alterations or building expansions shall, to the extent feasible, be underground.
10. The Administrative Officer finds that pursuant to Section 15.13(E) of the Land Development
Regulations, any new utility lines, services, and service modifications shall be underground.
The DRB shall encourage the use of a combination of common materials and
architectural characteristics, landscaping, buffers, screens and visual interruptions to
create attractive transitions between buildings of different architectural styles
The applicant has submitted elevations.
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
See findings above on this criterion.
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:
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 or collector street, to provide additional access for emergency or other
purposes, or to improve general access and circulation in the area.
11. The Administrative Officer finds that the reservation of any additional land is not warranted as
part of this application. There is an existing connection to the property to the north.
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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,
12. The Administrative Officer finds that pursuant to Section 15.13(E) of the Land Development
Regulations, any new utility lines, services, and service modifications shall be underground.
Afl 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).
The plans do not show a dumpster as none exists or is proposed.
Landscaping
Pursuant to Section 13.06(A) of the Land Development Regulations, landscaping and screening
shall be required for all uses subject to site plan and PUD review. Section 13.06(B) of the Land
Development Regulations requires parking facilities to be curbed and landscaped with appropriate
trees, shrubs, and other plants including ground covers. Landscaping budget requirements are to
be determined pursuant to Section 13.06(G) (2) of the SBLDR. The landscape plan and landscape
budget shall be prepared by a landscape architect or professional landscape designer.
13. The Board finds that the applicant has submitted landscaping plans which meets the minimum
required landscaping requirement of $900. These were reviewed and approved by the City
Arborist and found acceptable.
Pursuant to Section 13.06(B) (4) of the Land Development Regulations, snow storage areas must
be shown on the plans.
The plans depict adequate snow storage areas.
Lighting
Pursuant to Appendix A.9 of the Land Development Regulations, luminaries shall not be placed
more than 30' above ground level and the maximum illumination at ground level shall not
exceed an average of three (3) foot candles. Pursuant to Appendix A.10(b) of the Land
Development Regulations, indirect glare produced by illumination at ground level shall not
exceed 0.3 foot candles maximum, and an average of 0.1 foot candles average.
14. The Administrative Officer finds that all lighting shall be downcast and shielded. Flood
lighting is expressly prohibited.
Other- Traffic
No additional traffic is expected since the addition will not result in any additional car wash
bays.
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DECISION
Based on the above Findings of Fact, the Administrative Officer herby approves site plan
application #SP-14-02 of Jude Chicoine subject to the following conditions:
1. All previous approvals and stipulations which are not superseded by this approval shall
remain in effect.
2. This project shall be completed as shown on the plan and shall be on file in the South
Burlington Department of Planning and Zoning.
3. For the purpose of calculating road impact fees under the South Burlington Impact Fee
Ordinance, the Administrative Officer estimates that this project will generate zero (0)
additional vehicle trip ends during the p.m. peak hour.
4. Prior to permit issuance, the applicant shall post a $900 landscaping bond. This bond shall
remain in full effect for three (3) years to assure that the landscaping has taken root and
has a good chance of survival.
5. The applicant shall obtain a zoning permit within six (6) months pursuant to Section 17.04
of the Land Development Regulations or this approval is null and void.
6. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to
use or occupancy of the building addition.
7. Any change to the site plan shall require approval by the South Burlington Development
Review Board or the Administrative Officer.
Mp
�1 Signed this day of 2014, by
R mond J. Belair, Administrative Officer
PLEASE NOTE: Pursuant to 24 VSA §4465, an interested person may appeal this decision by
filing a Notice of Appeal with the secretary of the Development Review Board. This Notice of
Appeal must be accompanied with a $233 filing fee and be filed within 15 days of the date of
this decision.
The applicant or permittee retains the obligation to identify, apply for, and obtain relevant
state permits for this project. Call 802.879.5676 to speak with the regional Permit Specialist.
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