HomeMy WebLinkAboutSP-94-0000 - Decision - 1691 Shelburne RoadFINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of JWJ Realty to construct a 15,460 square foot
auto sales and service facility with 13,060 square feet on the first floor and 2,400
square feet on the second floor, 1691 Shelburne Road.
On the 26th of July 1994, the South Burlington Planning Commission approved the
request of JWJ Realty 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 15,460 square foot auto sales and
service facility. This facility will have 13,060 square feet on the first floor and
2,400 square feet on the second floor. The Zoning Board of Adjustment on July 25,
1994 approved a request from the applicant for a conditional use permit.
2. This property located at 1691 Shelburne Road lies within the C2 District. It is
bounded on the north by Shearer Chevrolet, on the west by Vermont Railway, on the
south by two (2) residential buildings and on the east by Shelburne Road.
3. Access/circulation: Access will be provided by a 30 foot curb cut on Shelburne
Road. This access is shown at a different location than shown on the Shelburne
Road improvement plans. Applicant has provided evidence of approval from VAOT
for the access location proposed. Staff recommended that the applicant record a
mutual access agreement in which the applicant would agree to grant access to his
property from the Shearer property to the north if and when the applicant is granted
access to the Shearer property. This is similar to the condition imposed on Peter
Judge at 100 Dorset Street for mutual access between his property and the Greer's
property. This future access is shown on the site plan. Section 19.751 of the
zoning regulations allows the Planning Commission to require access to abutting
properties to improve general access and circulation in the area.
Circulation is adequate.
4. Coverage/setbacks: Building coverage is 8% (maximum allowed is 30%) . Overall
coverage is 40% (maximum allowed is 70%) . Front yard coverage is 28. 7% (maximum
allowed is 30%) . The front yard should be designed to meet the front yard coverage
requirement after the land taking for the Shelburne Road improvements.
Setback requirements will be met.
5. Parking: The minimum parking requirement for this project is 31 spaces and 34
spaces are being provided including two (2) handicapped spaces.
6. Traffic: This property lies within Traffic Overlay Zone 5 which limits this
property to 184.6 vehicle trip ends (vte's) during the P.M. peak hour. ITE
estimates the proposed use will generate 45.9 vte's during the P.M. peak hour. The
applicant will be required to contribute $1178 to the Shelburne Road Intersection
Improvement Fund based on the 45.9 vte's expected to be generated by this development.
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7. Landscaping: The minimum landscaping requirement for this project, based on
building costs, is $15,500 which according to staff calculations is $1500 short of the
requirement. Applicant should either revise the landscaping schedule to meet the
requirement or provide an estimate from a landscaper that the plantings proposed
will meet the requirement. Plantings will include Little Leaf Linden, Austrian Pine,
Honey Locust, Sugar Maple, Juniper, Bearberry, Cinquefoil, Burning Bush and
Sandcherry.
8. Bartlett Brook Watershed: This development lies within the Bartlett Brook
watershed and it has been the Planning Commission's policy to request review of
substantial development in the watershed by Wagner, Heindel and Noyes. The
purpose of the review is to evaluate the effects of development on downstream stream
banks and hydraulic structures. This report dated 7 / 26 / 94 was submitted and
reviewed. This report suggests the elimination of the 150 feet of 24 inch drainage
pipe and instead install a drop inlet tied to the 72 inch pipe. Staff recommended that
the applicant explore the possibility of implementing this suggestion with the City
Engineer.
9. C . 0. Zone: A portion of site is within a C . 0. zone. No portion of this zone will
be disturbed by development.
10. Sewer: The sewer allocation needed for this project is 300 gpd. The applicant
will be required to pay the per gallon fee prior to issuance of a zoning/building
permit.
11. Lighting: Exterior lighting will consist of the following:
--- 23 - 250 watt metal halide lamps with cutoff luminaries on 18 poles, 20 feet in
height.
--- 4 - 175 watt metal halide lamps with cutoff luminaries mounted on the building.
The point by point lighting plan submitted indicates that the maximum illumination
at ground level will have an average of 2.7 foot candles (maximum allowed is 3.0 foot
candles) .
12. Other: The dumpster is located at the rear of the building and will be enclosed
with a fence.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning Commission
approves the site plan application of JWJ Realty to construct a 15,460 square foot
auto sales and service facility with 13,060 square feet on the first floor and 2,400
square feet on the second floor, 1691 Shelburne Road, as depicted on a two (2) page
set of plans, page one entitled "Site Plan, J.W.J. Reality (sic) Automotive
Dealership, 1691 Shelburne Road, South Burlington, Vermont" prepared by
Wiemann-Lamphere, Architects, Inc. , dated 7 / 19 / 94, with the following stipulations:
1. A $15,500 landscape bond shall be posted prior to issuance of a zoning/building
permit to cover the cost of the new landscaping. The bond shall remain in effect for
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three (3) years to assure that the landscaping takes root and has a good chance of
surviving.
2. The plan shall be revised prior to issuance of a zoning/building permit to show
the changes listed below and shall require approval of the City Planner prior to
permit issuance.
a. The plan shall be revised to provide a minimum five (5) foot grass strip for
snow storage between the used car parking area and the adjacent residential
property.
b . The plan shall be revised to meet the front yard coverage requirement
after the proposed land taking for the Shelburne Road improvements (i.e. 5'
taking) .
c. The plan shall be revised to show the trees proposed along the north
property line planted at least 10 feet away from the 72 inch pipe.
3. The applicant shall contribute $1,178 to the Shelburne Road Intersection
Improvement Fund prior to issuance of a zoning/building permit based on the 45.9
vte's estimated to be generated by this project.
4. A sewer allocation of 300 gpd is approved. The applicant shall pay the per gallon
fee prior to issuance of a zoning/building permit.
5. All site lighting shall consist of downcasting shielded fixtures so as not to cast
light beyond the property line. Any change in lighting shall be approved by the
City Planner prior to installation.
6. The applicant shall provide an estimate from a qualified landscaper of the value
of proposed landscaping. If the estimate is less than the required $15,500, the plan
shall be revised to show additional landscaping which meets the shortfall. The
revised plan shall require approval by the City Planner.
7. Prior to issuance of a zoning/building permit, the applicant shall work with the
City Engineer to explore the possibility of eliminating the 150 feet of 24 inch drainage
pipe along the north side of the property and instead installing a drop inlet tied to
the existing 72 inch pipe. If an acceptable solution is found and is approved by the
City Engineer, the plan shall be revised accordingly. If it is found by the City
Engineer that the 24 inch pipe is necessary, the plan shall be revised to show the
stone fill at the pipe outfall extended approximately 60 feet to the bottom of the
bank.
8. In an effort to improve traffic access and circulation pursuant to Section 19.751
of the zoning regulations, the applicant shall record an access agreement allowing
vehicle access between the applicant's property (1691 Shelburne Road) and the
adjoining property to the north (1675 Shelburne Road) which is currently owned by
John F. Shearer. This agreement shall allow 1675 Shelburne Road to access 1691
Shelburne Road via the access shown on the site plan. This agreement shall be
contingent upon mutual agreement being recorded by 1675 Shelburne Road which
would allow 1691 Shelburne Road access to 1675 Shelburne Road via the proposed
connection. The access agreement shall be approved by the City Attorney and shall
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be recorded in the South Burlington land records prior to issuance of a
zoning/building permit.
9. The applicant shall obtain a zoning/building permit within six (6) months or this
approval is null and void.
10. The applicant shall obtain a Certificate of Occupancy from the Administrative
Officer prior to use of the building.
11. Any change to the site plan shall require approval by the South Burlington
Planning Commission.
12. There shall be no parking or displaying of vehicles or merchandise in the
entrance or access aisles or on any green area.
13. As expressly represented by the applicant, the finished floor elevation of the
building shall not exceed 150 feet based upon the benchmark established on the plans
plus or minus normal engineering tolerances.
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Chairman r
South Burlington Planning Commission
Date
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