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Home My WebLink AboutAgenda 07_SD-21-24_1459 1475 Shelburne Road_HomesteadCITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD DEPARTMENT OF PLANNING & ZONING Report preparation date: October 27, 2021 Application received: October 19, 2021 1459 & 1475 Shelburne Road – Repario Properties Sketch Plan Application #SD-21-24 Meeting Date: November 2, 2021 Owner/Applicant (1475 Shelburne Road) Repario Properties, LLC PO Box 1133 Williston, VT 05495 Owner (1459 Shelburne Road) Renate D. Socinski Trustee of the Anthony A. Socinski Trust 553 Tanner Road Jeffersonville, VT 05464 Property Information Tax Parcels 1540-01459 & 1540-01475 Commercial 2 Zoning District Parcel sizes: 0.71 acres (1459 Shelburne), 1.04 acres (1475 Shelburne Road) Contact Person Jeff O’Hara & Leigh Lamphere Repario Properties, LLC PO Box 1133 Williston, VT 05495 Location Map SD-21-24 PROJECT DESCRIPTION Sketch plan application #SD-21-24 of Reperio Properties, LLC to construct a 4,320 sf licensed non- residential child care facility on an existing 0.7 acre lot and make minor site modifications to the adjacent licensed non-residential child care facility on the adjacent 0.9 acre lot, 1459 and 1475 Shelburne Road. PERMIT HISTORY The property at 1475 Shelburne Road is an approved licensed non-residential child care facility. The most recent approval, in 2020, was to demolish an accessory building and create a play area. The property at 1459 Shelburne Road has not undergone any major modifications since 1997 when an accessory structure was added. It is currently occupied by three structures and is a commercial business. The project proposes to demolish the existing structures on the property at 1459 Shelburne Road and construct a new principal structure, which will be used as a licensed non-residential child care facility in close cooperation with the existing use to the south. No subdivision is planned at this time; the project will be subject to site plan review for each property individually. The applicant is seeking sketch plan review to obtain Board feedback before investing heavily in planning and design. COMMENTS Development Review Planner Marla Keene and Director of Planning and Zoning Paul Conner, hereafter referred to as Staff, have reviewed the plans submitted by the applicant and offer the following comments. NOTE: As this is a Sketch Plan review, only criteria relevant for review at this stage are addressed. Numbered items for the Board’s attention are in red. ZONING DISTRICT AND DIMENSIONAL REQUIREMENTS: The two properties are located in the Commercial 2 (C2) Zoning District and in the Urban Design Overlay (UDO) district. The applicant has provided a dimensional summary for the northern property. C2 dimensional standards are proposed to be met. The UDO district has a 20-ft minimum setback, requires 40% of the width of the façade facing Shelburne Road to be glazing, and to have a principal entry facing the street with a direct walkway to Shelburne Road. It appears glazing and entry standards are met, but there is no walkway to Shelburne Road. Staff notes this is a requirement which must be addressed at the next stage of review, and recommends the Board take these requirements of the UDO into consideration when reviewing the remainder of the project. SITE PLAN REVIEW Relationship of Proposed Structures to the Site. These criteria pertain to transitions between structures and site, planting, pedestrian movement, and adequacy of parking. The applicant is proposing to use the properties effectively as one property, with shared circulation, parking and playground areas. They are proposing to relocate the existing curb cut for 1459 Shelburne Road to the northern edge of the property line, a change which will require approval from the Vermont Agency of Transportation. Staff has no overarching concerns about integrating the two properties. Modifications to the southern property at this time only include minor modifications to the northern end of the parking lot and relocation of the existing bike rack. The properties will share a dumpster enclosure. SD-21-24 Relationship of Structures and Site to Adjoining Area The uses on the two properties are proposed to be integrated and therefore Staff considers they should be architecturally complementary as well. The existing child care facility exists in a repurposed building. Staff assumes the form of the proposed building follows the intended function. 1. Staff recommends the Board provide feedback on whether they consider the proposed architecture to have created an attractive transition to the existing building. Stormwater Management At this time, due to a miscommunication, the southern property at 1475 Shelburne Road has more than ½ acre of impervious and thus requires treatment of stormwater in accordance with LDR 12.03. No treatment is provided. Staff has worked with the applicant to correct this issue and has reached an agreement by which they will provide treatment for stormwater on the northern property to compensate for the impervious requiring treatment on the southern property. The plans submitted at this stage include areas reserved for stormwater treatment and snow storage. Staff notes these uses cannot be coincident. Staff recommends the applicant work closely with the City of South Burlington Stormwater Department prior to submitting the site plan application to develop an application which addresses the stormwater issue. Landscaping No proposals for planting have been made. Staff notes the project will be required to provide plantings on the basis of the cost of the proposed building. The following additional considerations pertaining to landscaping apply. 2. Parking areas containing more than 28 spaces must include 10% interior parking lot islands. Though the parking lot is divided over two lots, no consideration for this situation exists in the LDR and Staff considers this standard to apply. Staff recommends the Board discuss with the applicant how they intend to comply. Staff estimates around 864 sf will be required to be made islands, or the equivalent of six (6) parking spaces. Further, curbing is required for all new parking areas except where needed for stormwater collection purposes. One deciduous shade tree is required around the perimeter of the lot for every five spaces. Staff considers these trees could be located in the interior planting islands. Circulation The applicant is proposing to relocate the existing curb cut on Shelburne Road to the north, to make the circulation one-way in at the north property, and retain two way circulation at the south property. The applicant should fully remove the existing curb cut, rather than retain it as a stub as shown on the provided plans. Staff is aware that there is a pinch point at the existing south property entrance when there are cars entering and exiting at the same time, which causes conflicts on Shelburne Road. 3. Staff recommends the Board discuss with the applicant restricting the southern curb cut to one way out, thus improving conflicts at that location. Since Shelburne Road is one-way already in this location, Staff considers such a configuration would not result in any loss of access to the property. In addition to, or perhaps instead of, the proposed access, Staff understands the applicant was interested in accessing the property via Holmes Road. On October 14, Staff provided the applicant with evidence of a shared 25-ft right-of-way connecting across the rear of 1333, 1335 and 1341 Shelburne Road, which would connect the rear of the applicant’s property to Holmes Road as desired. 4. Staff recommends the Board ask the applicant to describe why they are not pursuing this access and provide feedback on whether they should do so. SD-21-24 The applicant is proposing to make the new access drive 15-ft wide. This is nearly wide enough for one lane of parking and one drive lane (16 ft would be considered the normal width of one drive lane and one parking lane). 5. Staff recommends the Board ask the applicant to describe why they have chosen a 15-ft drive width and consider whether to direct the applicant to reduce the width to 9 to 10 ft wide. Finally, Staff notes the applicant must obtain VTrans approval for the proposed curb cut modifications. Waste Disposal 6. It is unclear whether the applicant is proposing to relocate the existing dumpster or if it is configured as currently shown, but Staff recommends the Board discuss with the applicant the challenges associated with blocking the dumpster by parking spaces. RECOMMENDATION Staff recommends the Board discuss the project with the applicant and conclude the meeting. Respectfully submitted, Marla Keene, Development Review Planner 525 Hercules Drive I Suite Two I Colchester, VT 05446 I Phone: 802.655.5020 I Fax: 802.655.6567 I wiemannlamphere.com ϭϬͬϭϱͬϮϭ dŚĞ,ŽŵĞƐƚĞĂĚ/ŶĨĂŶƚΘdŽĚĚůĞƌ^ĐŚŽŽůʹ^ŽƵƚŚƵƌůŝŶŐƚŽŶ͕sd ^ŬĞƚĐŚWůĂŶZĞǀŝĞǁʹEĂƌƌĂƚŝǀĞ tĞ͛ƌĞƉůĞĂƐĞĚƚŽƉƌĞƐĞŶƚƐĐŚĞŵĂƚŝĐƉůĂŶƐĨŽƌĂƉƌŽƉŽƐĞĚƉƌŽũĞĐƚ͕dŚĞ,ŽŵĞƐƚĞĂĚ/ŶĨĂŶƚΘdŽĚĚůĞƌ ^ĐŚŽŽů͕ůŽĐĂƚĞĚĂƚϭϰϱϵ^ŚĞůďƵƌŶĞZĚ͘dŚĞĂƉƉůŝĐĂŶƚĐƵƌƌĞŶƚůǇŽǁŶƐƚŚĞĂĚũĂĐĞŶƚƉƌŽƉĞƌƚǇĂƚϭϰϳϱ ^ŚĞůďƵƌŶĞZĚ͕dŚĞ,ŽŵĞƐƚĞĂĚWƌĞƐĐŚŽŽů͕ĂŶĚĂƌĞƵŶĚĞƌĂƉƵƌĐŚĂƐĞΘƐĂůĞĂŐƌĞĞŵĞŶƚǁŝƚŚƚŚĞ ĂĚũĂĐĞŶƚƉƌŽƉĞƌƚǇŽǁŶĞƌ͘dŚĞƉƌŽƉŽƐĞĚďƵŝůĚŝŶŐǁŝůůƉƌŽǀŝĚĞŵƵĐŚŶĞĞĚĞĚĐŚŝůĚĐĂƌĞĨŽƌƚŚĞŝŶĨĂŶƚ ĂŐĞŐƌŽƵƉĂƐǁĞůůĂƐĐŽŵƉůŝŵĞŶƚƚŚĞĂĚũĂĐĞŶƚďƵŝůĚŝŶŐΘĨĂŵŝůŝĞƐǁŚŝĐŚĐƵƌƌĞŶƚůǇŽŶůǇƉƌŽǀŝĚĞƐ ĐŚŝůĚĐĂƌĞĨŽƌĂŐĞƐϯĂŶĚƵƉ͘dŚĞƉƌŽƉĞƌƚǇǁŝůůĂůƐŽĂůůŽǁƚŚĞĨĂĐŝůŝƚǇĞǆƉĂŶĚĞĚƉůĂǇŐƌŽƵŶĚƐƉĂĐĞĂƐ ǁĞůůĂƐĂŶŽƉƉŽƌƚƵŶŝƚǇƚŽĐƌĞĂƚĞďĞƚƚĞƌǀĞŚŝĐƵůĂƌΘƉĞĚĞƐƚƌŝĂŶĐŝƌĐƵůĂƚŝŽŶŽŶƚŚĞƐŝƚĞ͘ dŚĞƉƌŽƉĞƌƚǇŝƐĐƵƌƌĞŶƚůǇŽǁŶĞĚĂŶĚŽƉĞƌĂƚĞĚďǇĞŶƐŵŽƌĞDŽŶƵŵĞŶƚƐǁŚŝĐŚƐƵƉƉůŝĞƐΘ ŵĂŶƵĨĂĐƚƵƌĞƌ͛ƐŵŽŶƵŵĞŶƚƐĂŶĚďƵƌŝĂůƐƚŽŶĞƐ͘dŚĞĞǆŝƐƚŝŶŐďƵŝůĚŝŶŐƐǁŽƵůĚďĞĚĞŵŽůŝƐŚĞĚƚŽ 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SETBACK20'-0"K'ETTESIDEWALKSIDEWALK CONNECTION TO EXG BLDGLOOP DRIVEENTRY PORCHSIDEWALKPROPOSED 4,320 SF CHILDCARE BUILDINGINFANT 1INFANT 3INFANT 2INFANT 4STOR.NAPROOMSTAFFMUDROOMHALLFENCEREMOVE EXG FENCEEXTEND EXG FENCE TO BUILDINGGATEREPLACE EXG HIGH FENCE W/ LOWER TO MATCH EAST FENCE HEIGHTEXTEND EXG FENCERRRRBIKE RACKSMECH.10'-0"10'-0" 37'-8 1/4" 2ZQHUVKLSRI,QVWUXPHQWVRI6HUYLFH$OOUHSRUWVGUDZLQJVVSHFLILFDWLRQVFRPSXWHUILOHVILHOGGDWDQRWHVDQGRWKHUGRFXPHQWVDQGLQVWUXPHQWVSUHSDUHGE\WKH&RQVXOWDQWDVLQVWUXPHQWVRIVHUYLFHVKDOOUHPDLQWKHSURSHUW\RIWKH&RQVXOWDQW7KH&RQVXOWDQWVKDOOUHWDLQDOOFRPPRQODZ VWDWXWRU\DQGRWKHUUHVHUYHGULJKWVLQFOXGLQJWKHFRS\ULJKWWKHUHWR$0 &?8VHUV?NGHVURFKHV?'RFXPHQWV?B7+(+20(67($'B6'B5B$5&+B.'HV5RFKHVUYW $07+(+20(67($',1)$17 72''/(56&+22/_3ULQWHG&21&(378$/6,7( )/2253/$16+(/%851(5'6287+%85/,1*72197SD-11/16" = 1'-0"1CONCEPTUAL SITE & FLOOR PLAN(3,075 SF)N 2ZQHUVKLSRI,QVWUXPHQWVRI6HUYLFH$OOUHSRUWVGUDZLQJVVSHFLILFDWLRQVFRPSXWHUILOHVILHOGGDWDQRWHVDQGRWKHUGRFXPHQWVDQGLQVWUXPHQWVSUHSDUHGE\WKH&RQVXOWDQWDVLQVWUXPHQWVRIVHUYLFHVKDOOUHPDLQWKHSURSHUW\RIWKH&RQVXOWDQW7KH&RQVXOWDQWVKDOOUHWDLQDOOFRPPRQODZ VWDWXWRU\DQGRWKHUUHVHUYHGULJKWVLQFOXGLQJWKHFRS\ULJKWWKHUHWR$0 &?8VHUV?NGHVURFKHV?'RFXPHQWV?B7+(+20(67($'B6'B5B$5&+B.'HV5RFKHVUYW $07+(+20(67($',1)$17 72''/(56&+22/_3ULQWHG7+(+20(67($'35(6&+22/,0$*(66+(/%851(5'6287+%85/,1*72197 FIRST FLOOR100' -0"FIRST FLOOR100' -0"21'-3"FIRST FLOOR100' -0"FIRST FLOOR100' -0"2ZQHUVKLSRI,QVWUXPHQWVRI6HUYLFH$OOUHSRUWVGUDZLQJVVSHFLILFDWLRQVFRPSXWHUILOHVILHOGGDWDQRWHVDQGRWKHUGRFXPHQWVDQGLQVWUXPHQWVSUHSDUHGE\WKH&RQVXOWDQWDVLQVWUXPHQWVRIVHUYLFHVKDOOUHPDLQWKHSURSHUW\RIWKH&RQVXOWDQW7KH&RQVXOWDQWVKDOOUHWDLQDOOFRPPRQODZ VWDWXWRU\DQGRWKHUUHVHUYHGULJKWVLQFOXGLQJWKHFRS\ULJKWWKHUHWR$0 &?8VHUV?NGHVURFKHV?'RFXPHQWV?B7+(+20(67($'B6'B5B$5&+B.'HV5RFKHVUYW $07+(+20(67($',1)$17 72''/(56&+22/_3ULQWHG6&+(0$7,&(/(9$7,2166+(/%851(5'6287+%85/,1*72197SD-21/8" = 1'-0"2SOUTH ELEVATIONSD-21/8" = 1'-0"1WEST ELEVATIONSD-21/8" = 1'-0"3EAST ELEVATIONSD-21/8" = 1'-0"4NORTH ELEVATION 3SD-22SD-21SD-24SD-288'-0"44'-0"1,105 SFMULTI-PURPOSERM10664 SFVEST.100187 SFK'ETTE107ENTRY PORCHPROPOSED 4,320 SF CHILDCARE BUILDING26'-0"303 SFINFANT 1102305 SFINFANT 3114302 SFINFANT 2104305 SFINFANT 4115123 SFSTOR.105160 SFNAPROOM103229 SFSTAFF116476 SFMUDROOM101HALL109JAN.108FENCEEXTEND EXG FENCE TO BUILDINGGATERR111RR11042'-6"PASS-THRUCUBBIESMECH.113STOR.11210'-0"10'-0" 37'-8 1/4"FENCE2ZQHUVKLSRI,QVWUXPHQWVRI6HUYLFH$OOUHSRUWVGUDZLQJVVSHFLILFDWLRQVFRPSXWHUILOHVILHOGGDWDQRWHVDQGRWKHUGRFXPHQWVDQGLQVWUXPHQWVSUHSDUHGE\WKH&RQVXOWDQWDVLQVWUXPHQWVRIVHUYLFHVKDOOUHPDLQWKHSURSHUW\RIWKH&RQVXOWDQW7KH&RQVXOWDQWVKDOOUHWDLQDOOFRPPRQODZ VWDWXWRU\DQGRWKHUUHVHUYHGULJKWVLQFOXGLQJWKHFRS\ULJKWWKHUHWR$0 &?8VHUV?NGHVURFKHV?'RFXPHQWV?B7+(+20(67($'B6'B5B$5&+B.'HV5RFKHVUYW $07+(+20(67($',1)$17 72''/(56&+22/_3ULQWHG6&+(0$7,&)/2253/$16+(/%851(5'6287+%85/,1*72197SD-41/8" = 1'-0"1SCHEMATIC FLOOR PLANN