HomeMy WebLinkAboutSD-11-18 - Decision - 1580 1620 Shelburne Road#SD-11-18
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
HERITAGE AUTOMOTIVE GROUP INC
1580-1620 SHELBURNE ROAD
PRELIMINARY PLAT APPLICATION #SD-11-18
FINDINGS OF FACT AND DECISION
Heritage Automotive Group, Inc is requesting preliminary plat approval to amend a
planned unit development consisting of a multi -building complex used for auto sales,
service and repair. The amendment consists of a three (3) phase project to include: 1)
the construction of a private on -site above ground fueling station, 2) replacing an existing
8,715 sq. ft. automotive building with a 35,032 sq. ft. automotive service building, and 3)
the construction of a 600 sq. ft. fagade feature to an existing sales building, 1580-1620
Shelburne Road.
The Development Review Board held a public hearing on May 17, 2011. Dough Hewitt
represented the applicant.
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
Heritage Automotive Group, Inc. is requesting preliminary plat approval to amend
a planned unit development consisting of a multi -building complex used for auto
sales, service and repair. The amendment consists of a three (3) phase project to
include: 1) the construction of a private on -site above ground fueling station, 2)
replacing an existing 8,715 sq. ft. automotive building with a 35,032 sq. ft.
automotive service building, and 3) the construction of a 600 sq. ft. fagade
feature to an existing sales building, 1580-1620 Shelburne Road.
2. The owner of record of the subject property is Heritage Automotive Group Inc.
3. The application was reviewed at the sketch plan level on March 1, 2011.
4. The application was received on April 11, 2011.
5. The subject property is located in the Commercial 2 Zoning District.
6. The plan submitted consist of a 22 page set of plans, page two (2) entitled
"Existing Conditions Plan, Heritage Automotive Group Green Mountain Drive
South Burlington, VT", prepared by Summit Engineering, dated 4/8/11.
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Zoning District & Dimensional Requirements
Table 1. Dimensional Requirements
C2 Zoning District
Required
Proposed
Min. Lot Size
40,000 SF
15.74 acres
Max. Building Coverage
40%
16.47%
�l Max. Overall Coverage
70%
69.3%
Min. Front Setback
50 ft.
>50 ft.
�l Min. Side Setback
10 ft.
>10 ft.
Min. Rear Setback
30 ft.
>30 ft.
Front yard coverage Shelburne Rd
30%
30%
Front yard coverage Green Mountain Drive
30%
22.8%
�l zoning compliance
SUBDIVISION CRITERIA
Pursuant to Section 15.18 of the South Burlington Land Development Regulations,
subdivisions shall comply with the following standards and conditions:
Sufficient water supply and wastewater disposal capacity is available to meet the
needs of the project.
According to Section 15.13 of the South Burlington Land Development Regulations, the
existing public water system shall be extended so as to provide the necessary quantity of
water, at acceptable pressure.
The City of South Burlington Water Department shall review the plans for the subject
project, prior to final plat approval.
According to Section 15.13 of the South Burlington Land Development Regulations, the
subdivider or developer shall connect to the public sewer system or provide a community
wastewater system approved by the City and the State in any subdivision where off -lot
wastewater is proposed.
The City Engineer shall review the plans prior to final plat approval.
Sufficient grading and erosion controls will be utilized during and after construction
to prevent soil erosion and runoff from creating unhealthy or dangerous conditions
on the subject property and adjacent properties.
The proposed project shall adhere to standards for erosion control as set forth in Section
16.03 of the South Burlington Land Development Regulations. In addition, the grading plan
shall meet the standards set forth in Section 16.04 of the South Burlington Land
Development Regulations.
The project incorporates access, circulation, and traffic management strategies
sufficient to prevent unreasonable congestion of adjacent roads.
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Access to the five (5) buildings in the larger PUD is proposed via seven (7) existing curb
cuts on both Shelburne Road and Green Mountain Drive. There is good circulation around
the existing and proposed buildings. The Board discussed consolidation of curb cuts at the
sketch plan hearing and did not ask that any be removed. The site is very large with access
on three roads. The curb cuts help to ensure that vehicles trying to access one part of the
site do not create pedestrian safety issues on others. While the City generally supports
consolidation of curb cuts, this site would not benefit from such.
Parkinq
Based on 111,934 SF of automotive sales use, 224 parking spaces are required. It
appears based on staff counts that 274 spaces for customers and employees are
provided. However, the plans claim 317 spaces are provided; furthermore not all the
spaces that are noted as such are shaded on the plan as the key indicates. The sheet
should be revised with the correct number and shading.
Traffic
This property is located in Traffic Overlay Zone 3 which allows the property to generate
no more than 771 vehicle trip ends during the PM Peak Hour. The existing use is
estimated to generate 230.05 vehicle trip ends. The expansion of 26,317 square feet of
automotive sales use (LUC 841) will result in an additional 68.16 pm peak vehicle trip
ends, for a total of 298.21 pm peak vehicle trip ends. .
The project's design respects and will provide suitable protection to wetlands,
streams, wildlife habitat as identified in the Open Space Strategy, and any unique
natural features on the site.
There are no wetlands on the subject property.
The project is designed to be visually compatible with the planned development
patterns in the area, as specified in the Comprehensive Plan and the purpose of the
zoning district(s) in which it is located.
The proposed project is in keeping with the planned development patterns of the C2 Zoning
District.
Open space areas on the site have been located in such a way as to maximize
opportunities for creating contiguous open spaces between adjoining parcels and/or
stream buffer areas.
This is among the densest and most urban areas in the City. Large areas of open space
would be uncommon and unfitting. Still, the project is in compliance with overall coverage
limitations.
The layout of a subdivision or PUD has been reviewed by the Fire Chief or (designee)
to ensure that adequate fire protection can be provided.
The South Burlington Fire Chief should review the plans and provide comments for the
proposed development, prior to final plat approval.
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Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines
and lighting have been designed in a manner that is compatible with the extension of
such services and infrastructure to adjacent landowners.
The subject PUD has direct road access on three sides. It has only one neighbor to the
north. There would be only limited value in a connection to this property.
Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner
that is consistent with City utility and roadway plans and maintenance standards.
The plans show improved pedestrian connections from the buildings and/or lots to the
sidewalk along Shelburne Road. They now show a pedestrian connection from the newest
building to the sidewalk on Shelburne Road.
Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines,
services, and service modifications shall be underground.
The project is consistent with the goals and objectives of the Comprehensive Plan
for the affected district(s).
The proposed subdivision of this property is in conformance with the South Burlington
Comprehensive Plan.
SITE PLAN REVIEW STANDARDS
Pursuant to Section 14.03(A)(6) of the Land Development Regulations, any PUD shall
require site plan approval. Section 14.06 establishes the following general review standards
for all site plan applications:
Relationship of Proposed Structures to the Site
(1) 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.
(2) Parking:
(a) Parking shall be located to the rear or sides of buildings.
(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;
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(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,
(u) 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 proposed parking areas that are both to the side of a building
and between the front lot line and the building line of the building on the
lot that is closest to the public street shall not exceed one-half of the total
building width of all buildings on the lot that are located adjacent to the
public street. Buildings separated from the front lot line by parking
approved pursuant to 14.06(C)(2)(b) shall be considered adjacent to the
public street. Buildings separated from the front lot line by any other
parking areas shall not be considered adjacent to the public street.
(d) The DRB shall require that the majority of the parking on through lots
and corner lots be located between the building(s) and the side yards or
between the building and the front yard adjacent to the public street with
the highest average daily volume of traffic. Where the rear yard of a lot
abuts an Interstate or its interchanges, the majority of parking shall be
located between the building and the side yards or between the building
and the yard that is adjacent to the Interstate.
The Board finds that the parking is mostly in compliance with the land development
regulations. The Board previously discussed allowing vehicle display areas to the front of
the building.
The Board stated at the sketch review that vehicle storage to the front of the buildings
would be permitted. However, some customer parking areas are still shown the front of the
buildings. This is not permitted in accordance to the regulations, nor does the Board have
the authority to issue any waivers of this regulation.
The plans shall be revised to remove all employee or customer parking from the front of the
new building. Only vehicle display may be permitted.
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.
There is very little parking between buildings.
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.
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The scale of the proposed building is compatible with the site and existing buildings in the
area. The height of the proposed building is under the 35' height maximum for the City.
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.
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.
Service doors should be discouraged from fronting to the road.
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.
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 of collector street, to provide additional access for emergency or
other purposes, or to improve general access and circulation in the area.
This issue is addressed elsewhere in this decision.
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.
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 plans show proposed dumpsters or other waste facilities, adequately screened
Landscaping
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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.
Pursuant to Section 13.06(B)(4) of the Land Development Regulations, snow storage areas
must be shown on the plans. The plans show adequate snow storage areas for the subject
property.
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.
Based on a construction cost of $5,500,000, the minimum landscaping budget shall be
$62,500. The applicant is proposing less than $50,000 in landscaping. There appear to be
some problems with the landscaping itemizations. Staff should work this through with the
applicant.
The landscape plan and landscape budget shall be prepared by a landscape architect or
professional landscape designer.
The minimum landscaping budget shall be $62,500 for trees and shrubs.
The proposed parking areas contain more than twenty (20) parking spaces, and therefore
should be landscaped in accordance with Section 13.06(B) of the Land Development
Regulations. The site plan shows proposed landscaping on the interior of the proposed
parking area. However, the applicant should submit additional information to ensure that
the requirements in Section 13.06(B) of the Land Development Regulations are being met.
The applicant should submit additional information with the final plat application regarding
the landscaping in the interior of the proposed parking area, to ensure that the
requirements in Section 13.06(B) of the Land Development Regulations are being met.
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.
All lighting shall be shielded and downcast.
The applicant has submitted a lighting point plan as well as lighting cut sheets. The cut
sheets raise some concerns: some of the wall mounted lights are listed as forward throw
and do not appear to be downcast or shielded.
The applicant should submit lighting cut -sheets which are downcast and shielded. All
lights shall be downcast and shielded.
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Other
The final plat plans shall show and label all ground mounted HVAC units, utility cabinets,
and generators.
The plans depict a new bicycle rack.
For planning and zoning purposes all lots in the subdivision shall be treated as one (1)
lot.
The applicant shall record a Notice of Conditions that states that for planning and zoning
purposes all lots in the subdivision shall be treated as one (1) lot.
Stormwater Management Overlay District (SMO)
The subject property lies within the Stormwater Management Overlay District and is
therefore subject to Section 12.03 of the South Burlington Land Development
Regulations. City Stormwater Superintendent has reviewed the plans and provided the
most recent set of comments in an email dated May 9, 2011 (attached).
The applicant is working with the Stormwater Superintendent and shall continue to do
so. The Stormwater Superintendent shall review and approve all stormwater plans and
Low Impact Development (LID) applications prior to final plat approval.
The Stormwater Superintendent shall review and approve all stormwater plans and Low
Impact Development (LID) applications prior to final plat approval.
DECISION
Motion by Gayle Quimby, seconded by Roger Farley, to approve Preliminary Plat
Application #SD-11-18 of Heritage Automotive, 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 plat submitted by the applicant and on
file in the South Burlington Department of Planning and Zoning.
3. The plat shall be revised to show the changes below prior to final plat submission:
a. Sheet S-1 should be updated to reflect the accurate number of parking
spaces available for customers and employees. All spaces which are for
customers and employees and not vehicle display or inventory shall be
shaded.
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b. The landscaping plan shall be adjusted to include $62,500 in new trees
and shrubs.
c: Where necessary, the plans shall reflect the changes recommended by
the City Stormwater Superintendent.
d. The name and title of the landscape professional shall be included in the
landscaping plan.
e. The west elevation plan for the new building shall be revised to include
windows on either side of the overhead door.
4.Only vehicle display parking shall be permitted to the front of the new building with the
exception of two (2) handicapped spaces.
5. The final plat application shall be submitted within 12 months.
6. The City of South Burlington Water Department shall review the plans for the subject
project, prior to final plat approval.
7. The City Engineer shall review the plans prior to final plat approval.
8. The South Burlington Fire Chief shall review the plans and provide comments for the
proposed development, prior to final plat approval.
9. The proposed project shall adhere to standards for erosion control as set forth in Section
16.03 of the South Burlington Land Development Regulations. In addition, the grading
plan shall meet the standards set forth in Section 16.04 of the South Burlington Land
Development Regulations.
10. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility
lines, services, and service modifications shall be underground.
11. The landscape plan and landscape budget shall be prepared by a landscape architect or
professional landscape designer.
12. The minimum landscaping budget shall be $62,500 for trees and shrubs.
13. The applicant shall submit additional information with the final plat application regarding
the landscaping in the interior of the proposed parking area, to ensure that the
requirements in Section 13.06(B) of the Land Development Regulations are being met.
14. The Stormwater Superintendent shall review and approve all stormwater plans and
Low Impact Development (LID) applications prior to final plat approval.
15. The applicant should submit lighting cut -sheets which are downcast and shielded. All
lights shall be downcast and shielded.
16. The final plat plans shall show and label all ground mounted HVAC units, utility
cabinets, and generators.
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17. The applicant shall record a Notice of Conditions that states that for planning and
zoning purposes all lots in the subdivision shall be treated as one (1) lot.
Mark Behr — y2a/nay/abstain/not present
Matthew Birmingham — Yea/nay/abstain/not present
John Dinklage — yea/nay/abstain/not present
Roger Farley — yta/nay/abstain/not present
Michael Sirotkin — yea/nay/abstain/not present
Gayle Quimby — Yea/nay/abstain/not present
Bill Stuono — Yea/nay/abstain/not present
Motion carried by a vote of 5 — 0 — 0
Signed this 18th day of May 2011, by
Digitally signed by Mark C. Behr
Mark C . Behr Arc ite Mark C Behr, o=Richard hbpc. Behr
Architect P.C., ou, email=mark@rhb c com, c=US
Date: 2011.05.18 15:22:19-04'00'
Mark Behr, Chairman
Please note: An appeal of this decision may be taken by filing, within 30 days of
the date of this decision, a notice of appeal and the required fee by certified mail
to the Superior Court, Environmental Division. See V.R.E.C.P. 5(b). A copy of
the notice of appeal must also be mailed to the City of South Burlington Planning
and Zoning Department at 575 Dorset Street, South Burlington, VT 05403. See
V.R.E.C.P. 5(b)(4)(A). Please contact the Environmental Division at 802-828-
1660 or http://vermontoudiciary.org/GTC/environmental/default.aspx for more
information on filing requirements, deadlines, fees and mailing address.
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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