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HomeMy WebLinkAboutSP-24-27 - Decision - 1650 Shelburne Road#SP-24-27 1 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING SRTB HOLDINGS, LLC 1650 SHELBURNE ROAD SITE PLAN APPLICATION #SP-24-27 FINDINGS OF FACT AND DECISION SRTB Holdings, LLC, hereinafter referred to as the applicant, is seeking to modify a previously approved plan for a 14,190 sf automotive sales, service and repair building on an existing 2.07-acre lot. The amendment consists of modifications to the exterior lighting plan, the installation of a 1,000-gallon underground holding tank to collect snowmelt from the indoor vehicle drop-off area, and a minor reconfiguration of the concrete walkways and landscaping plan, 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. The applicant is seeking to modify a previously approved plan for a 14,190 sf automotive sales, service and repair building on an existing 2.07-acre lot. The amendment consists of modifications to the exterior lighting plan, the installation of a 1,000-gallon underground holding tank to collect snowmelt from the indoor vehicle drop-off area, and a minor reconfiguration of the concrete walkways and landscaping plan, 1650 Shelburne Road. 2. The subject property is located in the Commercial 2 Zoning District, Traffic Overlay Zoning District Zone 3, Transit Overlay District, and a Secondary Node of the Urban Design Overlay District. 3. The owner of record of the subject property is SRTB Holdings, LLC 4. Article 14.04.B allows the Administrative Officer to approve minor amendments to site plans involving a principal permitted use. This application seeks to make minor amendments to #SP- 24-06, a site plan application approved by the Development Review Board on March 20, 2024, to construct a 3,980 square foot expansion to the existing building, including an addition to the existing sales/showroom and the construction of a drop-off area for the vehicle service department. Construction of that expansion is underway. The subject application seeks to modify the approved plans for that expansion as identified above. 5. The application was received on July 9, 2024. 6. The plans submitted consist of the following: Sheet No. Description Prepared By Last Revised Date C001 Cover Sheet Engineering Ventures 2/15/2024 C002 Site Legend and Notes Engineering Ventures 2/15/2024 C100 Existing Conditions Plan Engineering Ventures 2/15/2024 C101 Demolition Plan Engineering Ventures 7/9/2024 C102 Site Layout Plan Engineering Ventures 7/9/2024 C103 Grading & Utility Plan Engineering Ventures 7/9/2024 C104 Erosion Prevention & Sediment Control (EPSC) Plan Engineering Ventures 7/9/2024 #SP-24-27 2 C500 Site Details Engineering Ventures 2/15/2024 C501 Stormwater Details and Earthwork Notes Engineering Ventures 2/15/2024 C502 Erosion Protection and Sediment Control Details Engineering Ventures 2/15/2024 LP100 Lighting Plan Engineering Ventures 7/9/2024 ZONING DISTRICT & DIMENSIONAL REQUIREMENTS Commercial 2 Zoning District Required Existing Proposed P Min. Lot Size 40,000 sf 90, 170 sf No Change P Max. Building Coverage 40% 15.37% No Change P Max. Overall Coverage 70% 66.75% 67.30% P Min. Front Setback (UDO District) 20 ft. 47.6 ft. No Change P Max Front Setback Coverage 30% 21.9% No Change P Min. Side Setback 10 ft. 63.9 ft. No Change P Min. Rear Setback 30 ft. N/A (corner lot) No Change P Building Height (flat roof) 35 ft. 24.5 ft. No Change P = Meets requirement SITE PLAN REVIEW STANDARDS Only the standards below are affected by this application. All other standards will continue to be met. 14.07 Specific Review Standards In all Zoning Districts and the City Center Form Based Codes District, the following standards shall apply: C. Access and Circulation. All proposed development shall comply with site access and circulation standards of Section 15.A.14. The proposed changes to site access and circulation include the addition of a total of 500 sf of concrete walkway by the north and south entrances to the approved showroom addition that are intended to facilitate the occasional movement of show vehicles between the outdoor display area, the showroom, and the vehicle parking area. These changes do not affect vehicle circulation, are in compliance with the existing standards, and have no impact on pedestrian access or safety. The Administrative Officer finds this criterion met. I. Disposal of Wastes. All dumpsters and other facilities to handle solid waste, including compliance with any recycling, composting, 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). Small receptacles intended for use by households or the public (ie, non-dumpster, non-large drum) shall not be required to be fenced or screened. There are no proposed changes to the location or screening of the existing dumpster, which presently meets this criterion. The applicant is proposing a 1,000-gallon underground holding tank to collect snowmelt from vehicles entering the indoor vehicle service area. The tank will be emptied by a vacuum truck. The Director of Public Works reviewed these plans on 7/12/2024 and offered the following comments: #SP-24-27 3 I agree that snowmelt isn't wastewater and that installation of an oil/water separator wouldn't technically be required in this area. I don't believe it is the applicant's intent to use the area collected by the trench drain for vehicle service. Vehicle service must be prohibited in this area to reduce the risk that oil or other contaminants would be discharged to the stormwater system. The Administrative Officer therefore finds that vehicle service is prohibited in the vehicle service drop-off area that will discharge to the proposed holding tank. SUPPLEMENTAL REGULATIONS 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 proposed snow storage area is unchanged from the previous approval. The Administrative Officer finds this criterion met. The proposed holding tank will capture snowmelt from cars that have been brought into the dealership and are being stored indoors prior to receiving service and will have no impact on the property’s proposed snow storage areas. D. Front Yards of Non-Residential and Multi-Family Uses. In the case of non-residential and multi-family uses, the required front yard and/or the frontage along designated arterial and collector streets (see Article 3, Section 3.06 for this list) shall be suitably landscaped and maintained in good appearance. Landscape elements that reduce stormwater runoff and promote stormwater infiltration are encouraged. The Development Review Board shall require the applicant to meet the provisions of sections 13.04(F) and (G). The Administrative Officer finds compliance with this criterion continues to be met by the applicant’s reconfigured proposed landscaping plan. G(3) Landscaping Budget Requirements. The Development Review Board shall require minimum planting costs for all site plans, as shown in Table 13-4 below. In evaluating landscaping requirements, some credit may be granted for existing trees or for site improvements other than tree planting as long as the objectives of this section are not reduced. The costs below are cumulative; for example, a landscaping budget shall be required to show a planned expenditure of three percent of the first $250,000 in construction or improvement cost plus two percent of the next $250,000 in construction or improvement cost, plus one percent of the remaining cost over $500,000. The landscaping budget shall be prepared by a landscape architect or professional landscape designer. The applicant had previously been approved to install $37,188.25 in plantings, including 5 shade trees, 77 deciduous and evergreen shrubs, and five distinct areas to be planted with perennials and ornamental grasses, including an area in and around the stormwater treatment area. The applicant had also proposed to relocate seven existing shrubs. The applicant is proposing to relocate a number of the plantings in order to accommodate the minor changes proposed to the adjacent walkway network. The applicant is not proposing to alter the number or species of any of the previously approved plantings. 13.05 Stormwater Management The City Stormwater Superintendent reviewed this application on 7/18/2024 and offered the following comments. Please clarify whether the underground holding tank will be pumped out via vacuum truck or manually pumped to the OGS using a sump pump. I have some concern about the #SP-24-27 4 viability of this maintenance plan long-term. Applicant must ensure that no water collected in the holding tank is allowed to discharge to the stormwater system. The applicant has testified that the proposed holding tank will be pumped out by a vacuum truck to prevent any accidental discharge into the storm system, which is included as a Condition of Approval for this application. The Stormwater Superintendent confirmed that inclusion of this Condition of Approval is satisfactory to address the above comments. 13.07 Exterior Lighting Lighting requirements are summarized as follows. (1) Fixtures must be downcast and shielded (2) Illumination must be evenly distributed (3) Fixtures must be placed to minimize lighting from becoming a nuisance (4) Poles shall be rustproof metal, cast iron, fiberglass, finished wood or similar structural material, with a decorative surface or finish (5) Poles & building mounted fixtures may be no higher than 30-ft (6) Poles must be located in safe locations Specific requirements for maximum illumination levels are included in Appendix A and are limited to 3-foot candles average at ground level. The applicant is proposing to install six recessed downlights on the property, to be divided among the three primary entrances to the building. The maximum lighting levels at ground level in proximity to the proposed recessed downlights is between 3.7 and 7.5 footcandles. The applicant is also proposing to replace five pole-mounted lighting fixtures on the north side of the lot – the new lighting fixtures will reduce indirect glare on the adjacent portion of Green Mountain Drive to a maximum level of between 0.0 and 0.1 footcandles. The Administrative Officer finds that the proposed modification to the exterior lighting on this site meet the above criteria. DECISION Based on the above Findings of Fact, the Administrative Officer hereby approves site plan application #SP-24-27 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. 3. 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. 4. 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. 5. Temporary structures used in conjunction with construction work shall be permitted only during the period that the construction is in progress. 6. The applicant must regularly maintain all stormwater treatment and conveyance infrastructure. 7. The proposed holding tank must be pumped out by a vacuum truck to prevent any accidental discharge into the storm system. 8. Vehicle service is prohibited in the vehicle service drop-off area that will discharge to the proposed holding tank. #SP-24-27 5 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 continue to maintain the approved landscaping in a vigorous growing condition throughout the duration of the use. 11. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications must be underground. 12. 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. 13. Bicycle racks must meet the minimum requirements of 13.14 and Appendix G. 14. 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. 15. The applicant must obtain a Certificate of Occupancy from the Administrative Officer prior to use of the proposed expansion. Signed this 30th day of July, 2024, by _____________________________________ Marty Gillies, 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.