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HomeMy WebLinkAboutSP-23-010 - Decision - 1650 Shelburne Road#SP-23-010 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING SRTB HOLDINGS, LLC 1650 SHELBURNE ROAD SITE PLAN APPLICATION #SP-23-010 FINDINGS OF FACT AND DECISION Site plan application #SP-23-010 of SRTB Holdings, LLC, to modify a previously approved plan for a 13,860 sf automotive sales, service, and repair building on an existing 2.07 acre lot. The amendment consists of altering the design of the upper story of the primary and secondary facades for the previously approved 3,650 square foot expansion which included an addition on the existing sales/showroom and the construction of a drop-off area for the vehicle service department, 1650 Shelburne Road. Based on the plans and materials contained in the document file for this application, the Administrative Officer finds, concludes, and decides the following: FINDINGS OF FACT 1. SRTB Holdings, LLC, referred to herein as the applicant, is seeking approval to modify a previously approved plan for a 13,860 sf automotive sales, service, and repair building on an existing 2.07 acre lot. The amendment consists of altering the design of the upper story of the primary and secondary facades for the previously approved 3,650 square foot expansion which included an addition on the existing sales/showroom and the construction of a drop-off area for the vehicle service department, 1650 Shelburne Road. 2. The previously approved Site Plan application for this property, #SP-22-045, included approval for a 3,650 sf expansion with a façade that featured floor-to-ceiling windows. The windows were bisected by a metal strip that ran across the width of the building, which served to give the façade the appearance of being two stories. The purpose of this Site Plan application is to approve an altered design for the previously approved façade. The alteration will leave the lower half of the façade as was previously approved but will change the design of the upper story of the primary and secondary facades while continuing to meet all applicable standards, including the requirement for the building to have the appearance of two stories. 3. Since this application is to modify a previously approved expansion, it may be reviewed administratively pursuant to Article 14.04B(1)(c) of the LDRs. This review includes a brief overview of some elements of the project approved in SP-22-045 which are not proposed to change but have not yet been enacted via Zoning Permit approval. As such, this review serves to both identify and approve the proposed modifications to the previously approved façade and reiterate previously approved conditions that have not yet been met and are still applicable to this project. 4. The owner of record of the subject property is SRTB Holdings, LLC. 5. The subject property is located in the Commercial 2 Zoning District, Traffic Overlay Zoning District Zone 3, Transit Overlay District, and Urban Design Overlay District – secondary node. 6. The application was received on March 10, 2023. 7. The plans submitted consist of the following: #SP-23-010 Sheet No. Description Prepared By Last Revised Date SD-1 First Floor Plan Syvertsen Rigosu Architects 03/08/2023 SD-2 Second Floor Plan Syvertsen Rigosu Architects 03/08/2023 SD-3 Proposed North & West Elevations Syvertsen Rigosu Architects 03/08/2023 SD-4 Proposed South & East Elevations Syvertsen Rigosu Architects 03/08/2023 SD-5 Secondary Façade Rendering Syvertsen Rigosu Architects 03/08/2023 SD-6 Primary Facade Rendering Syvertsen Rigosu Architects 03/08/2023 ZONING DISTRICT & DIMENSIONAL REQUIREMENTS Commercial 2 Zoning District Required Proposed Min. Lot Size 40,000 sf 90, 170 Max. Building Coverage 40% 15.37% Max. Overall Coverage 70% 66.75% Min. Front Setback (Urban Design Overlay District) 20 ft. 47.6 ft. Max Front Setback Coverage 30% 21.9% Min. Side Setback 10 ft. 63.9 ft. (no change) Min. Rear Setback 30 ft. N/A (corner lot)  Building Height (flat roof) 35 ft. 24.5 ft.  Meets requirement 10.01 Traffic Overlay District This property is in Zone 3 of the Traffic Overlay District which allows 45 trips per 40,000 sf of land area without provision of additional mitigation measures. The trip budget is increased by 15% for properties where a raised median prevents left turns in or out. The trip budget for this 90,170-sf lot is therefore 117 trips per PM peak hour. The applicant estimated that the previously approved expansion would generate an additional 9 trips per PM peak hour, bringing the total trips for the property from the existing 25 per PM peak hour to a 34 trips per PM peak hour. This figure was below the allowed trips for the property and no additional study or mitigation measures were required. The proposed alteration to the building façade does not alter these findings and will not impact the trip generation. 10.05D Urban Design Overlay District Standards This project lies within the Secondary Node designation of the Urban Design Overlay District. If less than 50% of the façade is proposed to be altered, the applicant must comply with the Urban Design Overlay Standards for only the altered portion of the façade. This applies to the northern façade. The entirety of the Urban Design Overlay District Standards applies to building facades which are proposed to be altered by more than 50%. Based on the provided elevations, more than 50% of the western façade is proposed to be altered. #SP-23-010 (1) Entries. Buildings on subject properties must have at least one entry facing the primary road in the corridor. Shelburne Road is the primary road for this lot. Any entry shall: (a) Be an operable entrance, as defined in these regulations. The proposed entrance facing the primary road is proposed to be usable and open for entry and exit. The Administrative Officer finds this criterion met. (b) Serve, architecturally, as principal entry. Front entries shall be a focal point of the front façade and shall be an easily recognizable feature of the building. Possibilities include accenting front entries with features such as awnings, porticos, overhangs, recesses/projections, decorative front doors and side lights, or emphasis through varied color or special materials. This requirement does not preclude additional principal entry doors. The proposed entrance facing the primary road is directly accessible by a stair-stepped sidewalk connection to the sidewalk along the primary road. The sidewalk connection leads only to the proposed entrance, and the proposed entrance is accented by a polished aluminum awning and emphasized by a distinctive orange stripe on the façade. As such, the Administrative Officer finds this criterion met. (c) Shall have a direct, separate walkway to the primary road. This walkway shall be at least eight (8) feet in width and may meander for design purposes, but must serve as a pedestrian-oriented access. The proposed entrance has an 8.5-foot wide direct, separate walkway connection to the sidewalk along the primary road that includes two sets of stairs with railings. As such, the Administrative Officer finds this criterion met. (2) Glazing. Windows are key to the overall design of a building and the relationship between its exterior and interior. (a) For all properties in the Urban Overlay District, a minimum of 75% glazing shall be transparent. 100% of the proposed glazing is transparent. As such, the Administrative Officer finds this criterion met. (b) In non-residential units, first story glazing shall have a minimum height of 7 vertical feet The first story glazing is proposed to be 10 feet high. As such, the Administrative Officer finds this criterion met. (c) For residential uses, first story glazing shall have a minimum height of 5 vertical feet. This criterion is not applicable. (3) Dimensional Standards. Within a Designated Secondary Node, first stories must have a minimum of 60% glazing across the width of the primary building façade, and a minimum of 40% glazing across the width of the secondary building façade. The building must have the appearance of two stories, the corner of the #SP-23-010 corner building must have a significant architectural feature, and the building must be set back a minimum of 20 feet from the R.O.W. The proposed primary façade is approximately 65.0% glazed and the modified portion of the proposed secondary façade is approximately 51.9% glazed. The building is 24 feet high. Both the northern and western facades feature glazing from ground level to ten feet in elevation, a two-foot break in the stories that includes awnings for the entrances, and then twelve vertical feet of façade above these awnings. This twelve-foot tall section above the first floor glazing is intended to appear as if it is a second floor. This appearance is achieved by the installation of six windows, each one four feet tall by six feet wide, above the glazed portions of the first story façade. The tops of the second story windows are four feet below the upper parapet, and the bottoms of the second story windows are four feet above the two-foot story break described above. As such, the windows appear to serve a second story in a functional and attractive way, and give the building an appearance of two stories. The Administrative Officer finds this criterion met. The corner of the building closest to the intersection of the primary and secondary streets includes both the primary and secondary entrances to the structure, the terminus of the primary access walkway, and a distinctive orange stripe along the façade. The building is set back 47.6 feet from the R.O.W. at its closest point, along the principal street, and is set back a minimum of 63.9 feet from the R.O.W. along the secondary street. The Administrative Officer finds urban design dimensional criteria met. SITE PLAN REVIEW STANDARDS Only the standards below are affected by this application. All other standards will continue to be met. 14.06 General Review Standards A. Relationship of Proposed Structures to the Site. (3) 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 anticipated adjoining buildings. The footprint of the building is proposed to increase by approximately 36% and is proposed to be 24.5 feet tall and one story. The other buildings within this Designated Secondary Node along with the proposed structure are of a similar height, a slightly larger footprint, and a similar use. The Board finds the scale and height of the proposed structure to be compatible with the neighboring structures. B. Relationship of Structures and Site to Adjoining Area. (1) The Development Review Board shall encourage the use of a combination of common materials and architectural characteristics (e.g., rhythm, color, texture, form or detailing), landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. The proposed materials and design of the building are relatively similar to the existing materials and design used by the adjacent credit union to the south. The existing parking area for the Jeep dealership is between these buildings and serves as a visual interruption between them. As such, the Board finds this criterion met. #SP-23-010 (2) 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 proposed structures will be constructed in a very similar style and with many of the same materials. The vicinity is otherwise rather non-descript and has no elements that appear to clash with the proposed structure. The Board finds this criterion met. (3) To accomplish (1) and (2), the DRB shall consider: (a) Pattern and Rhythm. Update or maintain or extend the overall pattern of development defined by the planned or existing street grid, block configurations, position and orientation of principal buildings, prevalence of attached or detached building types. The Administrative Officer finds the proposed addition to improve compliance with the reduced setbacks of the Urban Design Overlay District. (b) Architectural Features. Respond to recurring or representative architectural features that define neighborhood character, without adhering to a particular architectural style. The Administrative Officer finds the proposed addition to meet the general features the neighborhood character without adhering to a particular style of construction. (c) Privacy. Limit impacts and intrusions to privacy on adjoining properties, including side and back yard areas through context sensitive design. No changes to privacy of adjoining properties are proposed. 13.03 Bicycle Parking and Storage. The applicant is not proposing to and is not required to modify the previously approved short-term bicycle parking space configuration. 13.04 Landscaping, Screening & Street Trees (7) Snow storage areas must be specified and located in an area that minimizes the potential for erosion and contaminated runoff into any adjacent or nearby surface waters. The applicant is not proposing to modify the previously approved snow storage areas. 13.07 Exterior Lighting The applicant is not proposing to modify the previously approved exterior lighting plan. 14.07.I Disposal of Wastes The applicant is not proposing to modify the previously approved location or screening of dumpsters on the property. DECISION Based on the above Findings of Fact, the Administrative Officer hereby approves site plan application #SP-23-010 of SRTB Holdings, LLC, 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 plan submitted by the applicant and on file in the South Burlington Department of Planning and Zoning as conditioned herein. #SP-23-010 3. A digital PDF version of the approved final plan set must be delivered to the Administrative Officer before issuance of a zoning permit. 4. Prior to issuance of a zoning permit, the applicant must provide a letter from the Agency of Transportation confirming that the Agency has reviewed the proposed site plan and determined whether a permit is required under 19 V.S.A. § 1111. 5. Prior to issuance of a zoning permit, the applicant must demonstrate that all proposed rooftop equipment and machinery is located and/or screened in such a way that it is not visible at or below roof level. 6. The applicant must obtain a zoning permit within six (6) months from the date of this decision or this approval expires and is null and void. The applicant may submit a request for an extension to obtain a zoning permit under the terms outlined in Section 17.04 of the LDRs, but the request must be submitted prior to the expiration of this approval. 7. The proposed project must 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 must meet the standards set forth in Section 16.04 of the South Burlington Land Development Regulations. 8. Temporary structures used in conjunction with construction work shall be permitted only during the period that the construction is in progress. 9. All exterior lighting must be installed or shielded in such a manner as to conceal light sources and reflector surfaces from view beyond the perimeter of the area to be illuminated. 10. The applicant must obtain a Certificate of Occupancy from the Administrative Officer prior to use of the proposed expansion. 11. Any change to the site plan shall require approval by the South Burlington Development Review Board or the Administrative Officer as allowed by the Land Development Regulations. Signed on this _23_ day of March, 2022 by __________________________________ Marty Gillies, Acting Administrative Officer PLEASE NOTE: Pursuant to 24 VSA §4465, an interested person may appeal this decision by filing a Notice of Appeal with the secretary of the Development Review Board. This Notice of Appeal must be accompanied with a $233 filing fee and be filed within 15 days of the date of this decision. The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state permits for this project. Call 802.477.2241 to speak with the regional Permit Specialist.