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Home My WebLink AboutSP-04-27 - Decision - 1341 Shelburne RoadCITY of SOUTH BURLINGTON DEPARTMENT of PLANNING & ZONING E. DAVID CRANE -1341 SHELBURNE ROAD SITE PLAN APPLICATION #SP-04-27 FINDINGS of FACT AND DECISION E. David Crane, hereafter referred to as the applicant, is requesting approval to amend a previously approved site plan for a 6,641 square foot building used for car wash and automobile service. The amendment consists of expanding a parking lot island, 1341 Shelburne Road. The South Burlington Development Review Board held a public hearing on August 3, 2004. E. David Crane was present at the meeting. Based on testimony provided at the above mentioned public hearing and the plans and supporting materials contained in the document file for this application, the Development Review Board finds, concludes, and decides the following: FINDINGS OF FACT 1. The applicant is requesting approval to amend a previously approved site plan for a 6,641 square foot building used for car wash and automobile service. The amendment consists of expanding a parking lot island, 1341 Shelburne Road. 2. The owner of record is Crane Living Trust. 3. The subject is located in the Commercial 2 (C2) Zoning District. 4. The plans consist of a plan entitled "1335 & 1341 Shelburne Rd. - Site Plan Revisions - S. Burlington, VT", prepared by Freeman French Freeman, Inc., dated June 21, 2004. -1 - Zoning District & Dimensional Requirements: Table 1. Dimensional Requirements C2 Zoning District Required Proposed Min. Lot Size 40,000 SF 49,357 �l Max. Building Coverage 40% 13.5% Max. Overall Coverage 70% 65.7% Max. Front Yard Coverage 30% 26.1 % Min. Front Setback 30' >30' Min. Side Setback 10, > 10' Min. Rear Setback 30' >30' zoning compliance SITE PLAN REVIEW STANDARDS Section 14.06 of the South Burlington Land Development Regulations establishes the following general review standards for all site plan applications: (a) 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. There will be no exterior modifications to the subject building. (b) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. The parking spaces on the property are currently in existence and will not be altered through this application. The plans depict a bicycle rack. (c) 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. The height of the building will not change through this application. (d) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. (e) 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. WM The exterior of the building is not changing, so no additional buffers or visual interruptions are necessary. (fl 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. The existing building is consistent with the terrain and the surrounding buildings in the area. Site plan applications shall meet the following specific standards as set forth in Section 14.07 of the South Burlington 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. The subject property already has a shared access with the property to the north, in addition to having access through the property to the north, to the roadway to the north. Staff received a letter from Robert Perry, Esq., dated July 9, 2004, regarding the access between the subject property and the property to the south. He had concerns about the site plan the most recent site plan that was approved for 1341 Shelburne Road, and its impact on this access between the two (2) properties. (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. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. (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). The subject property does not contain a dumpster. (d) Landscaping and Screening Requirements The proposed site improvement will not require any additional landscaping. The island that will be constructed on this property will be planted with two (2) new Norway Maples. However, the two (2) Norway Maples will be counted towards the minimum landscape requirement for the property at 1335 Shelburne Road. Pursuant to Section 13.06(B) of the Land Development Regulations, snow storage areas must be specified and located in an area that will minimize the potential for run-off. The plans depict -3- adequate snow storage areas. Lighting Pursuant to Section 13.07(A) of the Land Development Regulations, all exterior lighting shall be shielded and downcasting to prevent light from spilling onto adjacent properties and rights - of -way. The applicant is not proposing any changes. Access/Circulation Access to the subject property is currently provided by a shared 36" wide curb -cut on Shelburne Road and a 25' right-of-way, extending across the property to the north to 24' wide curb -cut on Holmes Road No changes are proposed. Circulation on the site is adequate. Traffic Traffic will not be altered through the proposed project. DECISION Motion by Gayle Quimby, seconded by Larry Kupferman, to approve Site Plan Application #SP-04-27 of E. David Crane, subject to the following conditions: 1. All previous approvals and stipulations shall remain in full effect, except as amended herein. 2. This project shall be completed as shown on the plans submitted by the applicant, as amended by this decision, and on file in the South Burlington Department of Planning & Zoning. 3. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 4. The applicant shall obtain a zoning permit within six (6) months pursuant to Section 27.302 of the Land Development Regulations or this approval is null and void. 5. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to the use of the site modifications. 6. Any changes to the final plat plans shall require approval of the South Burlington Development Review Board. Chuck Bolton - yea/nay/abstain/not present Mark Boucher - yea/nay/abstain/not present John Dinklage - yea/nay/abstain/not present Roger Farley - yea/nay/abstain/not present Michele Kupersmith - yea/nay/abstain/not present Larry Kupferman - yea/nay/abstain/not present Gayle Quimby - yea/nay/abstain/not present Motion Carried by a vote of 5-0-0. Signed this �� i day of August, 2004 by Gayleluimby, Clerk Please note: You have the right to appeal this decision to the Vermont Environmental Court, pursuant to 24 VSA 4471 and VRCP 76 in writing, within 30 days of the date this decision is issued. The fee is $225.00. If you fail to appeal this decision, your right to challenge this decision at some future time may be lost because you waited too long. You will be bound by the decision, pursuant to 24 VSA 4472 (d) (exclusivity of remedy; finality). -5-