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HomeMy WebLinkAboutSD-17-25 - Decision - 1696 Williston RoadCITY OF SOUTH BURLINGTON DEVELOPMENT REVIEW BOARD COREY.I. GOTTFRIED SKETCH PLAN APPLICATION #SD-17-25 Location Map SD-17-25 Staff Comments DEPARTMENT OF PLANNING & ZONING Report preparation date: October 31, 2017 Plans received: September 29, 2017 Agenda Item #5 Meeting Date: November 7, 2017 southburlington PLANNING & ZONING 1 of SD-17-25 Staff Comments PROJECT DESCRIPTION Sketch plan application #SD-17-24 of Corey Gottfried to amend a previously approved plan by constructing a 25-foot by 25-foot addition to an existing 1,500 sq. ft. restaurant, 1696 Williston Road. Administrative Officer Ray Belair and Development Review Planner Marla Keene ("Staff") have reviewed the plan submitted on September 29, 2017 and offer the following comments. Numbered items for the Board's attention are in red. PERMIT HISTORY The Project is located in the Commercial 1—Airport district. In 2007, the Property obtained site plan approval to construct a 200-square foot addition to the then 1,300 square foot restaurant, for a total of 1,500 square feet (SP-07-45). The addition was subsequently constructed as permitted. CONTEXT The current application is to construct a 25-foot by 25-foot addition to fill in the "L" shape of the existing restaurant building. The proposed addition will be located to the rear of the existing building, but will be located within the required planned 50-foot right of way ("ROW") setback from Williston Road. Because the proposed addition is within the require ROW setback, the Project will deviate from the dimensional requirements as established in the Land Development Regulations ("LDRs"). Therefore, the applicant must seek Development Review Board ("DRB") approval for a setback waiver. The Project also will not be able to provide the required minimum number of parking spaces within the subject parcel, requiring either a parking waiver or a off -site parking agreement with a nearby property. The available DRB waiver mechanism is to classify the Project as a Planned Unit Development ("PUD") therefore this application has been made an application for subdivision sketch plan review. The proposed addition will consist of additional kitchen space, and will not result in increased restaurant seats or employees. The purpose of the addition, as stated by the applicant, is to create a safer and more efficient environment for guests and employees by improving exhaust systems and climate control systems, updating kitchen layout, and refurbishing with respect to its age and historical presence. The proposed addition represents infill development. The stated purpose of PUDs in the LDRs is as follows To encourage innovation in design and layout, efficient use of land, and the viability of infill development and redevelopment in the City's Core Area. ... The Development Review Board shall administer these regulations for the purpose of assuring orderly growth and coordinated development in the City of South Burlington and to assure the comfort, convenience, safety, health and welfare of its citizens. The definition of a PUD is as follows. One or more parcels of land to be developed as a single entity, the plan for which may propose any authorized combination of density or intensity transfers or increases, as well as the mixing of land uses. This plan, as authorized, may deviate from bylaw requirements that are otherwise applicable to the area in which it is located with respect to the area, density or dimensional requirements or allowable number of structures and uses per lot as established in any one or more districts created under the provisions of these regulations. The specific requirements of a PUD and the area, density and dimensional provisions that may be modified are defined in each district in which PUDs are allowed. southburlinoon PLANNING & ZONING 2of4 SD-17-25 Staff Comments 1. The Board must determine if this Project qualifies as a PUD. If qualified, the Board must determine whether to grant a setback waiver allowing the proposed addition. COMMENTS ZONING DISTRICT & DIMENSIONAL REQUIREMENTS The project will require a waiver for front yard setbacks. The minimum front setback for Williston Road is SO -feet from the edge of the planned ROW, which is equivalent to 62-feet from the edge of the existing ROW. The existing building is located 19-feet from the existing ROW and the proposed addition will be located to the rear of the existing building. PUD STANDARDS Open Space The open space standard for PUD's pertains to maximizing opportunities for contiguous open spaces between adjoining parcels and/or stream buffer areas. The parcel has an existing overall lot coverage of 99% and a building coverage of 10%. The proposed Project will increase building coverage to 14% but will not affect overall lot coverage. The existing and proposed building coverage is within the allowable range for the district. SITE PLAN REVIEW STANDARDS Parking & Circulation There are 24 existing parking spaces on the previously approved plan for the subject property. The proposed addition will remove at least two of the existing parking spaces. The addition will result in a gross floor area of 2,124 square feet. Parking requirements are based on 18 spaces per 1,000 square feet of leasable area. The 2007 decision did not include the walk-in cooler as part of the leasable area, therefore the net leasable area would be 1,924 square feet, requiring 35 parking spaces at a rate of 18 spaces per 1,000 square feet of area. The Board has the ability to waive up to 25% of the required parking spaces, yielding a minimum of 26 spaces which can be approved by waiver. The applicant may be able to reconfigure parking to provide adequate parking on the subject parcel. The applicant also has an informal agreement with the property owner to the west to allow overflow parking on the adjoining parcel. In order to be used for off -site parking, the adjoining property would need to apply for site plan review and the applicant and adjoining property owner would need to record legal documents, reviewed by the City Attorney, to ensure that the off -site parking spaces would be available to serve the applicant's property. 2. Staff recommends the Board discuss with the applicant the calculated number of parking spaces versus the number of parking spaces the applicant actually needs to determine whether a parking waiver request or formalized off -site parking agreement better addresses the situation. Off -site parking requires a PUD but does not require the off -site parcel to be part of the PUD, though the off -site parking would be subject to site plan review prior to being allowed. southburlinoon PLANNING & ZONING 3of4 SD-17-25 Staff Comments Landscaping The Project will be required to comply with Section 13.06G which provides a required landscape value proportional to the cost of building improvements. The landscaping must be in addition to the landscaping required as part of the prior approval. ADDITIONAL STANDARDS Bicycle Parking The Project will be required to comply with Section 13.14 as it pertains to the number and type of bicycle parking spaces. RECOMMENDATION Staff recommends that the Board discuss the Project with the applicant and close the hearing. Respectfully submitted, J Marla Keene, Development Review Planner southburlinoon PLANNING & ZONING 4of4