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HomeMy WebLinkAboutSD-88-0000 - Decision - 1342 Shelburne Road (2)PLANNING COMMISSION 10 MAY 1988 The South Burlington Planning Commission held a meeting on Tuesday, 10 May 1988, at 8:30 pm, in the Conference Room, City Hall, 575 Dorset Street. Members Present Peter Jacob, Chairman; Mary -Barbara Maher, Catherine Peacock, Ann Pugh, William Burgess, Judith Hurd, John Belter Also Present Jane Lafleur, City Planner; Dennis Blodgett, Lance Llewellyn, Albert Audette, Charles Deslauriers, Jack Wallace, Michael Dugan, Charles Brush 1. Minutes of 26 April 1988 Mr. Burgess moved the Minutes of 26 April be approved as written. Mrs. Maher seconded. Motion passed 6-0 with Ms. Hurd abstaining. 2. Public Hearing: Preliminary Plat application of Dennis Blodgett for an 18 unit planned residential development on 4.5 acres east of 1342 Shelburne Rd. Mr. Llewellyn said the 18 units will be in 5 buildings served by Holmes Rd. Extension (which will lead to a cul de sac). Utilities and water will be extended from Shelburne Rd. All parking spaces will be in front of units and in garages. There could also be parking on the public street. Ms. Peacock questioned whether parking could be prohibited on the cul de sac. Mr. Audette said cul de sac parking is a problem in many places; he felt that in this case most of the parking would occur on the straight street. Mr. Llewellyn said they had no problem prohibiting parking on the cul de sac. Ms. Pugh said she would like a stipulation that garages not be converted to living space. Mr. Llewellyn said they had no problem with that either. Mrs. Maher noted they are asking for a large landscaping credit. Mr. Llewellyn said the site is very wooded. There will be a 45 foot setback on the south and 55 ft. on the east. No trees in those areas will be disturbed. Mrs. Lafleur asked how much has already been taken out. She also asked that the developer tag those trees to be saved, and if they are still standing when the development is complete, the bond can be released. Mr. Blodgett said he is willing to do that. Mrs. Lafleur said this should be part of the final plat. Mr. Burgess said he didn't want to give credit for trees that will die in a few years and that there would have to be $7,000 worth of trees. Mr. Jacob suggested pictures be taken of the trees to be saved. Mrs. Lafleur suggested $10,000 in foundation plantings, not including street trees. Regarding traffic, the development will generate 13 trip ends in the peak hour. The developer will be required to contribute to the intersection improvement fund. In addition, the 4th face of PLANNING COMMISSION 10 May 1988 page 2 the Holmes Rd. signal should be working prior to construction. This will have to be worked out with the State. A neighbor said they appreciated the attempt to save as many trees as possible and asked how wide the strip of protected trees would be. Mr. Llewellyn said they would be willing to stipulate a strip of 25 feet to be left undisturbed. Mr. Mansfield asked the maximum height of buildings. Mr. Llewellyn said they didn't know yet, but the maximum allowed is 35 feet. Buildings will be 2 stories high. Mrs. Hurd moved the Planning Commission approve the Preliminary Plat application of Dennis Blodgett for 18 residential units in 5 buildings on 4.5 acres as depicted on a 5 page set of plans entitled "Blodgett Property Development, Residential Portion" prepared by Fitzpatrick -Llewellyn dated April 25, 1988 with the following stipulations: 1. A $17,500 landscaping bond shall be posted prior to permit for foundation plantings and street trees. The plans shall be revised to show this value not including street trees Up to $7,500 may be granted for existing trees once identified to the Planner and shown on the Final Plat. Those trees will be tagged prior to final plat review. 2. A bond for the new street, sewer, water and sidewalk shall be posted prior to permit 3. The $200 per unit recreation fee shall be paid prior to permit. 4. A $462 Shelburne Road intersection improvement fee shall be paid based on the 13 trip ends generated by this development. The 4th face of the Shelburne Road signal must be installed and oper- ating prior to 12ermit. 5. The Planning Commission waves the 50 foot PUD perimeter along the northern property line and allows a minimum of 45 feet in this area only. A 25 foot strip of trees along the northern property line shall be left undisturbed. 6. An 8100 gpd sewer allocation is made and the $2 50 per gallon fee shall be paid prior to permit. 7. There shall be provisions to loop the water main when Holmes Road is extended. 8. The developer shall furnish and install the street signs and stop sign. 9. Power, telephone and calbe shall be in an easement outside of the street ri ht of way. 10. Street lighting plan shall be submitted for final plat and street lights installed prior to the sale of units PLANNING COMMISSION 10 MAY 1988 page 3 11. There shall be no parking around the cul de sac and signs shall be posted by the developer. 12. Legal documents for the new street (Offer of Dedication and Deed) shall be submitted to the City Attorney for approval prior to permit. 13. A second fire hydrant shall be installed in a location de- termined by the South Burlington Fire Chief. 14. Plans shall be submitted to Heindel and Novse for review of storm water and runoff prior to final plat. 15 Covenants should be submitted to the City Attorney prior to permit and shall include a stipulation that no garages shall be converted to living space, in order to preserve the number of parking spaces. 16. The final plat shall be submitted within 12 months or this a proval is null and void. Mr. Belter seconded. Motion passed unanimously Mrs. Lafleur noted for the record a letter from Samuel Wiggins opposing the density of this development. 3. Review site plan application of Dennis Blodgett for a 29,424 sq. ft. retail/office buildinq, 1342 Shelburne Rd. Mr. Llewellyn noted there was a new architect for this development Since IDX got approval for their construction, alignment of the road was changed. Originally each gave up 40 ft. of property for the road. IDX moved to 56 ft. on Blodgett's property and only 24 ft. on their own property, so the road now lines up correctly with the intersection. The Blodgett access has also been moved to line up with the IDX access drive. Mrs. Lafleur questioned whether this was actually 2 buildings joined by a second story walkway. Mr. Blodgett said it is not. It is one connected building with a first floor archway. Mrs. Lafleur noted they do meet the 65 ft. setback. A 15 ft. buffer of hedge should be provided between this and the residential land. There should also be a sidewalk on Shelburne Rd. Mr. Llewellyn agreed to these stipulations. As in the previous plan, the 4th face of the signal should be operating prior to permit. Ms. Pugh said she was concerned with the number of compact car spaces and also wanted to see a large portion of landscaping money spend on a buffer with the residential land. Mr. Jacob suggested the Planner decide how much credit, if any, be given for existing PLANNING COMMISSION 10 May 1988 page 4 trees and that trees to be saved be tagged. Mrs. Lafleur noted they are asking for 31 compact car spaces. Mr. Blodgett said the parking plan was changed to accommodate the change in the road. Mrs. Maher suggested signing the area for compact cars only. Mrs. Hurd said she would like the plan to state where the right of way is. Mrs. Hurd moved the Planning Commission approve the revised site plan of Dennis Blodgett for 29, 424 sq. ft. of retail and general offices as depicted on a plan entitled "Blodgett Property Develop- ment, Commercial Portion" prepared by Fitzpatrick -Llewellyn Assoc- iates last revised May 4, 1988 with the following stipulations: 1. A $16,500 landscaping bond shall be posted prior to permit. The eastern edge of the parking lot shall be planted with a thick evergreen hedge to buffer the new commercial from the R4 District. Landscaping valued at $10,000 must be planted. Up to $6,500 in credit may be granted for existing trees once identified by the Planner and shown on the plans. The total bond shall be posted until it is definite that all existing trees for which credit is granted survive. Revised plans shall be submitted to the Planner prior to permit. 2. A $2439 intersection improvement fee shall be paid prior to permit based on the 95 trip ends generated by this development. 3. The existing Shelburne Rd. curb cuts shall be closed. 4. A sewer allocation of 1650 gpd is granted and the $2.50 per gallon fee shall be paid prior to permit. 5. A concrete sidewalk shall be constructed along Shelburne Rd. and a bond posted prior to permit. Sidewalk must include a handicapped ramp. 6. The portion of the 80 foot r.o.w. located on thius property shall be dedicated to the City prior to permit. Legal documents (Offer of Dedication and Deed) shall be submitted to the City Attorney for approval prior to permit. 7. The fourth face of this signal must be installed and be openting prior to permit. 8. The sidewalk along Holmes Rd. Extension shall extend across the driveway and stop where the road stops. It shall be a uniform grade acreoss the driveway with no dips or breaks. Sidewalk must include a handicapped ramp. 9. The sewer manhole shall have a stub extendinq easterly. PLANNING COMMISSION 10 MAY 1988 PAGE 5 10. Compact car spaces shall be signed to allow compact car parking only. 11. The building permit shall be obtained within 6 months or this approval is null and void Ms. Peacock seconded. Motion passed unanimously. 4. Revised Final Plat of Lakewood Associates for conversion of previously approved office building to 7500 sq. ft. of retail use, a 350 sq. ft. patio addition for 25 additional seats and a 400 sq. ft. addition for storage to Jake's Bar and Grill, and conversion of 1384 sq. ft. of office space a beauty salon at Lakewood Commons, 1233 Shelburne Rd. to Mr. Burgess expressed serious concern about a sewer line serving 3 buildings being located under a building. Mr. Wallace said a solution might be to install a sleeve or change from plastic to ductile iron. Members said absolutely not. Mr. Deslauriers said they haven't found a solution yet and may have to come back with a new building location. Mrs. Maher said there could not be approval tonight with that building shown in its present location. Mrs. Lafleur said another issues is parking. They propose 211 spaces when 253 are required. Mrs. Lafleur said she went through the formulas on shared parking which would require 215 spaces for this combination of uses. It would mean a waiver of 17%. Members felt this was not a problem. The question of left turning traffic was raised, especially if this is to be a retail area. There is a conflict with people turning onto Imperial Drive as the turning traffic is going right at each other. Mr. Deslauriers said that retail use is 35% less traffic than the previously proposed bank use. Mrs. Lafleur said the only other solution is a median strip. Mr. Deslauriers said they have tried to get people to use Holmes Rd. for exiting and they were willing to encourage tenants to use Holmes Rd. as an entrance. Mr. Jacob then raised the issue of the sidewalk. A memo from Sonny Audette of the Street Dept. indicates the sidewalk is not built as it should be. Mr. Deslauriers conceded there were on -site decisions made for various reasons. He said he had reviewed the site with Mr. Audette today. Mr. Wallace said they have not yet come to any conclusion as to how to solve the problems. He hoped there could be a compromise. Mr. Jacob said he would like to know exactly what Mr. Audette wants. As Mr. Audette had left the building to respond to a fire alarm, discussion was suspended.