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Home My WebLink AboutSP-14-24 - Decision - 1525 Shelburne Road#SP-24-24 - 1 - CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING WOLVES REDEMPTION CENTER – 1525 SHELBURNE ROAD SITE PLAN APPLICATION #SP-24-24 FINDINGS OF FACT AND DECISION Wolves Redemption Center, hereinafter referred to as the applicant, is seeking to amend a previously approved plan for a 6,470 sf mixed-use building consisting of auto repair and retail use. The amendment consists of changing the use of 855 sf to processing and storage use, adding 320 sf of processing and storage use to the site via the addition of one 8’ x 40’ accessory structure, and other required site improvements, 1525 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. The applicant is seeking to amend a previously approved plan for a 6,470 sf mixed-use building consisting of auto repair and retail use. The amendment consists of changing the use of 855 sf to processing and storage use, adding 320 sf of processing and storage use to the site via the addition of one 8’ x 40’ accessory structure, and other required site improvements, 1525 Shelburne Road. 2. The owner of record of the subject property is Blue Dragonfly, LLC. 3. The subject property is located in the Commercial 2 Zoning District, a Secondary Node of the Urban Design Overlay District, Zone 3 of the Traffic Overlay District, and the Transit Overlay District. 4. The application was received on June 27, 2024. 5. The plans submitted consist of one sheet, numbered C1.0 and entitled “Existing Conditions Plan”, prepared by Civil Engineering Associates, Inc., last revised by Brian Jagodzinski on July 10, 2024. 6. The proposed new configuration of uses on the property will include 5,615 sf of auto repair and retail, 855 sf of processing and storage, and 320 sf of storage use in an enclosed accessory structure appurtenant to a permitted principal use on the site. The area approved for processing and storage use will be occupied by a bottle redemption center. ZONING DISTRICT AND DIMENSIONAL REQUIREMENTS Setbacks, Coverages & Lot Dimensions The proposed accessory structure will increase the subject property’s building coverage by 320 square feet, from 27,970 sf to 28,610 sf. Because the accessory structure is proposed to be located on an existing parking lot, the impervious coverage will not increase. The side yard setback for principal structures is 35 feet, but the side yard setback for accessory structures is only 5 feet – as such, the proposed location of the accessory structures meets dimensional standards. #SP-24-24 - 2 - IC Zoning District Required Existing Proposed  Min. Lot Size 40,000 sf 40,000 sf No Change  Max. Building Height Flat Roof 35 ft Unknown No Change  Max. Building Coverage 40% 16.3% 17.1%  Max. Overall Coverage 70% Unknown No Change  Max. Front Setback Coverage 30% Unknown No Change @ Min. Front Setback 30 ft Approx. 15 feet No Change  Min. Side Setback 10 ft Approx. 20 feet No Change  Min. Rear Setback 30 ft N/A (corner lot) No Change  = Zoning Compliance @ = Existing Nonconformity SITE PLAN REVIEW STANDARDS Only the standards below are affected by this application. All other standards will continue to be met. 13.14 Subsurface Sewage Disposal Systems The proposed change of use will not increase the estimated wastewater generation. The total generation for this property is therefore unchanged. The Administrative Officer finds this criterion met. 13.03 Bicycle Parking and Storage Table 13-3 specifies the minimum number of short-term bicycle parking spaces for the uses on this property to be 1 per 5,000 square feet GFA, or a minimum of 4 total spaces. Two ‘inverted U’-style bike racks, providing 4 spaces, are shown on the plan. The Administrative Officer finds this criterion met. 13.04 Snow Storage The snow storage area is indicated on the site plan. The Administrative Officer finds this criterion met. 13.07 Exterior Lighting Per Section 13.07.A, exterior lighting “shall have such shielding as will direct the light downward and will prevent the source of light from being visible from any adjacent residential property or street”. There are no lighting impacts proposed as part of this application. OTHER STANDARDS 3.10 Accessory Structures and Uses Per Section 3.10.A, “On lots of less than one (1) acre in size, no more than two (2) accessory structures, including a detached private garage, shall be permitted per principal structure”, and “the total square footage of all accessory structures shall not exceed two hundred percent (200%) of the first or ground floor of the principal structures”. The subject property is approximately 40,000 sf, and the first floor of the principal structure is 6,470 sf. As such, this property is permitted to have no more than two accessory structures, that together do not exceed 12,940 sf in size. The accessory structures also must meet all setbacks and height requirements. The side #SP-24-24 - 3 - yard setback for accessory structures is 5 feet, and the maximum height for accessory structures is 15 feet. The applicant is proposing to install one 8’6”-high 8’ x 40’ shipping container in the side yard of the property. The containers will be fabricated off-site and will be set on existing pavement without any foundation. The structure will be approximately 25 feet from the side property line, will not cause the property to exceed overall lot coverage or building coverage. There are no other accessory structures on this site. The Administrative Officer finds these criteria met. 14.07 Disposal of Wastes Per Section 14.07.I, dumpsters “shall be accessible, secure and properly screened with opaque fencing to ensure that trash and debris do not escape the enclosure(s)”. The existing dumpster does not meet these standards. The Administrative Officer finds that the applicant shall install an opaque fence around the existing dumpsters that is at least as tall as the dumpsters enclosed within prior to issuance of a Certificate of Occupancy. Vehicle Trip Generation The proposed change of use will not increase this estimated trip generation. The total trip generation is therefore unchanged and will remain within the limits of the approved trip budget. The Administrative Officer finds this criterion met. DECISION Based on the above Findings of Fact, the Administrative Officer hereby approves Site Plan Application #SP-24-24 of Wolves Redemption Center, subject to the following conditions: 1. All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 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. 3. The Administrative Officer concurrently issues ZP-24-211. 4. The applicant shall install an opaque fence around the existing dumpsters that is at least as tall as the dumpsters enclosed within prior to issuance of a Certificate of Occupancy. 5. Any exterior lighting shall be downcast and shielded per Section 13.07 of the Land Development Regulations. 6. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to use of the 855 sf bottle redemption center and the 8’x 40’ accessory structure. #SP-24-24 - 4 - 7. Any change to the site plan shall require approval by the South Burlington Administrative Officer or the Development Review Board, as allowed under the Land Development Regulations. Signed on this 18th day of July, 2024 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 802.879.5676 to speak with the regional Permit Specialist.