HomeMy WebLinkAboutSD-97-0001 - Decision - 0057 0069 0085 Swift StreetFINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of Wright & Morrissey, Inc. for
a planned unit development consisting of the existing Vermont Gas
building for general office use and a bank with drive -through
service, 69 & 85 Swift Street.
On the 13th day of May, 1997, the South Burlington Planning
Commission approved the request of Wright & Morrisey, Inc. for
preliminary plat approval under Section 203 of the South Burlington
Subdivision Regulations based on the following findings:
1. This project consists of: 1) constructing a 41,000 square foot
4-story general office building (including a bank with drive -
through service) , 2 ) combine two ( 2 ) contiguous lots into a planned
unit development (69 and 85 Swift Street), and 3) construct a
parking area at 57 Swift Street. The lot at 57 Swift Street will
be combined into the PUD after a boundary line adjustment is
approved. The sketch plan was reviewed on 3/11/97.
2. These properties located at 57, 69 and 85 Swift Street lie
within the Cl District. They are bounded on the east by the access
to Farrell Park, on the north by Swift Street and an auto body
repair shop, on the south by Farrell Park and several residences,
and on the west by a mini -warehouse complex.
3. Access/circulation: Access to the PUD will be provided by a 36
foot curb cut at 85 Swift Street, and a 24 foot curb cut at 69
Swift Street. An internal future access drive is proposed which
would connect 69 Swift Street and 85 Swift Street. Staff
recommended that this access road connect with the parking lot at
85 Swift Street at the southwesterly corner instead of the
northwesterly corner. This would disturb less green area. This
access road should be shown on the site plan for 69 Swift Street.
This access drive would be constructed at a later phase of
development. Staff recommended that the access drive be
constructed within three (3) years.
Circulation on the site is adequate.
4. Coverage/setbacks: Combined 57 and 69 Swift Street: Building
coverage is 29.9% (maximum allowed is 30%). Overall coverage is
69.9% (maximum allowed is 70%). Front yard coverage is 30%
(maximum allowed is 30%).
5. Entire PUD: Building coverage is 16.1% (maximum allowed is
30%). Overall coverage is 57.0% (maximum allowed is 70%). Front
yard coverage is 24.5% (maximum allowed is 30%).
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6. 85 Swift Street: Building coverage is 8.8% (maximum allowed is
30%). Overall coverage is 50.2% (maximum allowed is 70%). Front
yard coverage is 21.6% (maximum allowed is 30%).
7. Entire PUD: Building coverage is 16.1% (maximum allowed is
30%). Overall coverage is 57.0% (maximum allowed is 70%). Front
yard coverage is 24.5% (maximum allwowed is 30%).
8. Entire PUD after r.o.w. widening: Building coverage is 9.8%
(maximum allowed is 30%). Overall coverage is 56.9% (maximum
allowed is 70%). Front yard coverage is 29.8% (maximum allowed is
30%).
Setback requirements are met.
9. Parking: The proposed office building requires a total of 172
spaces and 157 spaces are being provided including six (6)
handicapped spaces. This is a 13 space or 7.6% shortfall. A bike
rack is being provided as required under Section 26.253(b) of the
zoning regulations. The plans should show all the parking spaces
at 85 Swift Street. The plans should be revised to remove the
three (3) spaces eliminated by the access road on the 69 Swift
Street parcel.
10. The parking standards require that each drive -up window have
sufficient stacking room for six (6) cars and that a by-pass lane
be provided. This requirement is met.
11. Landscaping: The minimum landscaping requirement, based on
building costs, is $28,500 which is being met. Plantings will
include Sugar Maple, Littleaf Linden, Austrian Pine, Juniper and
Cedar. The plans should include all existing landscaping at 85
Swift Street.
12. Traffic: A traffic impact evaluation report has been
submitted. This report concludes that "with respect to traffic
congestion, the results of the intersection capacity analyses
indicate that this project will not create any significant traffic
impacts, and that acceptable levels of service will be experienced
during future design hour conditions at all
intersections included in this study." The study recommended that
site grading be designed to enhance available intersection sight
lines from the proposed project access. The study indicates that
a signal will not be warranted at the Swift Street/Farrell Street
intersection. ITE estimates that the proposed office building with
a drive -through bank will generate 113.4 additional vte's during
the P.M. peak hour. The applicant was made aware that the road
impact fee is approximately $22,000.
13. Building height: The applicant is proposing a 51.0 foot
height for the office building and seeking a waiver for the
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additional 16 feet of height under Section 25.113(c) of the zoning
regulations. This section allows the Commission to approve a
height in excess of the 35 foot limitation provided the Commission
determines that a taller structure:
(i) will not affect adversely the essential character of the
neighborhood or district in which the property is located;
(ii) will not detract from the important scenic views from
adjacent public roadways and other public rights -of -way.
14. Section 25.113(d) of the zoning regulations requires
additional setbacks for each foot above the normal 35 foot height.
These additional setback requirements will be met.
15. Sewer: The additional sewer allocation needed for this
project is 840 gpd (this includes credits given for the removal of
two (2) houses on the property). There is currently no sewer
allocation available at the Bartlett Bay Wastewater Treatment
Facility. The applicant currently has excess capacity at his 60
Farrell Street project (see enclosed letters) and is requesting
that the Commission modify its policy to allow the transfer of the
unused capacity of 1143 gpd to this project. The Commission did
allow a similar transfer for the 250 seat ballroom at the Quality
Suite hotel on 2/4/92.
16. P.U.D. report: A report addressing the PUD criteria under
Section 26.151 of the zoning regulations was submitted.
17. Sidewalk/street widening: The plans show a proposed sidewalk
which would extend westerly from the terminus of the existing
sidewalk along the project's frontage. The plans should show a
reserved strip to be dedicated to the City for the sidewalk and
future street widening.
18. Recreation path: The Recreation Path Committee reviewed these
plans for sketch plan review and submitted comments.
19. The Public Works Director has recommended that a concrete
sidewalk be provided. He has agreed to allow a five (5) foot paved
path adjacent to the sidewalk similar to along Kennedy Drive.
20. Lighting: Proposed exterior lights will consist of the
following:
--- 13 - 400 watt metal halide lamps with downcasting shielded
fixtures on 20 foot poles.
Details of proposed building mounted lights should be approved by
the City Planner prior to permit issuance.
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Information on existing lighting at 85 Swift Street was requested
but not submitted.
21. Wetlands: It appears that there might be wetlands along the
stream crossing 85 Swift Street. This should be checked and if
wetlands exists, they should be delineated.
22. Dumpster: The type of screening proposed for the dumpster
should be noted on the plan.
23. Notice of Condition: A "Notice of Condition" should be
approved by the City Attorney and recorded in the land records
prior to recording the final plat plans. This "Notice of
Condition" should clearly indicate that for zoning and planning
purposes the entire property will be regarded as a single parcel of
land.
DECISION & CONDITIONS
The South Burlington Planning Commission approves the preliminary
plat application of Wright & Morrissey, Inc. for a planned unit
development consisting of the existing Vermont Gas building and a
new 41,000 square foot building for general office use and a bank
with drive through service, 69 and 85 Swift Street, as depicted on
a 10 page set of plans, page two (2) entitled "Swift Street P.U.D.
57, 69 & 85 Swift Street Overall Site Plan," prepared by Civil
Engineering Associates, Inc, dated April, 1997, last revised
5/8/97, with the following stipulations:
1. All previous approvals and stipulations which are not
superseded by this approval shall remain in effect.
2. Prior to issuance of a zoning permit for the office building,
all appropriate legal documents (e.g. irrevocable offer of
dedication and warranty deed for the street widening) shall be
submitted to the City Attorney for approval and recorded in the
South Burlington Land Records.
3. The applicant shall construct a 10 foot wide
sidewalk/recreation path along that portion of the project's
frontage which does not currently have a sidewalk/recreation path.
This sidewalk/recreation path shall be continuous across the
Couillard property with the appropriate legal documents or
constructed within the existing Swift Street r.o.w. This
sidewalk/recreation path shall be constructed prior to occupancy of
the office building and to the specifications approved by the
Public Works Director. Prior to start of construction of the
sidewalk/recreation path, the applicant shall post a bond which
covers the cost of the sidewalk/recreation path.
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4. The plans shall be revised prior to final plat submittal as
follows:
a) The plan shall be revised to show the future internal
access drive connecting with the southwesterly corner of the
parking lot at 85 Swift Street instead of the northwesterly
corner.
b) The plans shall be revised to show detailed design of the
future internal access drive (e.g., grading, slope, drainage,
etc.). Also, the plans shall be revised to show the parking
spaces removed in those locations where the internal access
drive connects to parking lots.
c) The plan shall be revised to note the type of screening
proposed for the new dumpster.
d) The overall site plan shall be revised to show the
sidewalk along the front of the proposed office building as
shown on sheet 1A.
e) The plans shall be revised to show the proposed 10 foot
wide combination sidewalk/recreation path along the entire
frontage of the project, including the area in front of the
Couillard property.
f) The plan shall be revised to reduce the square footage of
the new office building so that no more than a 4% parking
waiver is required.
5. The proposed internal future access drive shall be constructed
within three (3) years from the date of final approval. Prior to
issuance of a zoning permit, a bond to cover the cost of the future
access drive shall be posted and shall remain in effect until said
future access drive is constructed.
6. Pursuant to Section 26.256(b) of the zoning regulations, the
Planning Commission approves a 4% parking waiver for the proposed
office building. It is the Commission's opinion that fewer spaces
will adequately serve the project since a significant portion of
the gross square footage of the building will be devoted to uses
which typically do not generate parking demand.
7. Prior to issuance of a zoning permit, the applicant shall post
a $28,500 landscape bond. The bond shall remain in effect for
three (3) years to assure that the landscaping takes root and has
a good chance of surviving.
B. All new exterior lighting shall consist of downcasting
shielded fixtures so as not to cast light beyond the property line.
Any change in lighting shall be approved by the City Planner prior
to installation. Details of any building mounted lights shall be
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approved by the City Planner prior to permit issuance. Details
of lighting on #85 Swift Street shall be submitted prior to final
plat.
9. For the purpose of calculating road impact fees under the South
Burlington Impact Fee Ordinance, the Planning Commission estimates
that the proposed office builidng will generate additional vehicle
trip ends during the P.M. peak hour. The estimated number of vte's
will be determined at final plat.
10. Pursuant to Section 25.113(c) of the zoning regulations, the
Planning Commission approves a 16 foot height waiver for the
proposed office building. The Commission has determined that this
taller structure:
(i) will not affect adversely the essential character of the
neighborhood or district in which the property is located;
(ii) will not detract from the important scenic views from
adjacent public roadways and other public rights -of -way.
11. The Planning Commission grants a sewer allocation of 850 gpd
for the new office/bank building. At this time, the project will
be placed on the waiting list for sewer capacity. The
determination on whether unused sewer capacity at 60 Farrell Street
may be transferred to this project, and therefore allow this
project to bypass the waiting list, will be made at final plat.
12. Prior to final plat submittal, the applicant shall investigate
whether there are any wetlands along the stream crossing 85 Swift
Street. If wetlands are found, they shall be shown on the final
plat plans.
13. The applicant shall record in the land records, a "Notice of
Condition" which clearly indicates that this project constitutes a
PUD and that for zoning and planning purposes the entire property
will be regarded as a single parcel of land. This document shall
require approval of the City Attorney and shall be recorded prior
to recording the final plat plans.
14. The final plat application shall be submitted within 12
months.
ha rman or Clerk
South Burlington Planning Commission
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