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HomeMy WebLinkAboutSD-05-19 - Decision - 0040 IDX DriveCITY of SCE' ►TH BURLINGTON DEPARTMENT of PLANNING AND ZONING IDX SYSTEMS CORPORATION - 40 IDX DRIVE & 35 GREEN MOUNTAIN DRIVE PRELIMINARY PLAT APPLICATION #SD-05-19 FINDINGS of FACT AND DECISION IDX Systems Corporation, hereinafter referred to as the applicant, is requesting preliminary plat approval of a project to amend a previously approved planned unit development consisting of a 233,133 square -foot general office building. The amendment consists of: 1) adding three (3) floors to the east wing containing 87,234 square feet, 2) constructing a 4-story west wing containing 64,025 square feet, and 3) constructing a 565-space parking structure, 40 IDX Drive. Also, the amendment consists of constructing a 126 space parking area at 35 Green Mountain Drive for use by the offices at 40 IDX Drive. The Development Review Board held a public hearing on April 5, 2005. Peter Smicheriko represented the applicant. Based on testimony provided at the above mentioned public hearing and the plans and supporting materials contained in the document file for this application, the Development Review Board finds, concludes, and decides the following: FINDINGS of FACT The applicant is requesting preliminary plat approval of a project to amend a previously approved planned unit development consisting of a 233,133 square - foot general office building. The amendment consists of: 1) adding three (3) floors to the east wing containing 87,234 square feet, 2) constructing a 4-story west wing containing 64,025 square feet, and 3) constructing a 565-space parking structure, 40 IDX Drive. Also, the amendment consists of constructing a 126 space parking area at 35 Green Mountain Drive for use by the offices at 40 IDX Drive. 2. The sketch plan was reviewed by the Development Review Board on October 19, 2004. 3. The applicant received final plat approval for the proposed project from the Planning Commission on February 9, 1999. However, the entire project was not constructed and therefore the approval lapsed for the unfinished portion of the project. This application is essentially for re -approval of the same project. 4. The owner of record of the subject properties is IDX Systems Corporation. 5. The subject properties are located in the Commercial 2 (C2) Zoning District, Traffic Overlay District — Zone 3, and in the Bartlett Brook Watershed Overlay District. 6. The plans submitted consist of two sets of plans, set one consists of an 11 page set of plans, page one (1) entitled, "IDX Systems Corp. Shelburne Road, So. Burlington, VT. Boundary Plat", dated 12/15/98, last revised on 11/22/04 and a six (6) page set of plans, page one (1) entitled, "Boundary Plat IDX Systems Corp. 35 Green Mountain Drive South Burlington, VT.", dated 11 /23/04. Both sets of plans were prepared by Trudell Consulting Engineers. ZONING DISTRICT & DIMENSIONAL REQUIREMENTS Table 1. 40 IDX Drive C2 Zoning District Min. Lot Size Max. Building Coverage Max. Overall Coverage Required 40,000 SF 40% 70% proposed� 713,985 SF 23% 65% ♦ Min. Front Setback 30 ft. >30 ft. ♦ Min. Side Setback loft. >10 ft. ♦ Min. Rear Setback Max. Building Height 30 ft. 40 ft. > 30 ft. 77.5 ft. tit zoning compliance ♦ additional information needed 4 waiver required pursuant to Section 3.07 of the Land Development Regulations Table 2. 35 Green Mountain Drive C2 Zoning District Requim—d 11 Propose Min. Lot Size 40,000 SF 71,098 SF Max. Building Coverage 40% 1 0% Max. Overall Coverage 70% _ _ 61 % Min. Front Setback 30 ft. n/a Min. Side Setback 10 ft. n/a Min. Rear Setback 30 ft. n/a -NI zoning compliance n/a not applicable because parking lots are not subject to setback requirements PLANNED UNIT DEVELOPMENT STANDARDS Section 15.13(F) of the Land Development Regulations requires that the PUD meet the standards of the Vermont Stormwater Management Manual. Both of the subject properties fall within the Bartlett Brook Watershed Overlay District. Thus, the proposed project shall be in compliance with Section 12.03 of the Land Development Regulations. -2- Pursuant to Section 15.18 of the proposed Land Development Regulations PUDs shall comply with the following standards and conditions: (a) Sufficient water supply and wastewater disposal capacity is available to meet the needs of the project. Pursuant to Section 15.13(B)(1), municipal water service must be extended to serve the proposed development. Prior to final plat approval, the applicant must obtain final water allocation approval from the South Burlington Water Department. (b) Sufficient grading and erosion controls will be utilized during and after construction to prevent soil erosion and runoff from creating uniaealthy or dangerous conditions on the subject property and adjacent properties. The proposed project shall 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 shall meet the standards set forth in Section 16.04 of the South Burlington Land Development Regulations. (c) The project incorporates access, circulation and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. Access to the property at 40 IDX Drive is currently provided via a 24' wide curb -cut and a 34' wide curb -cut off of IDX Drive, and a 28' wide curb -cut off of Green Mountain Drive. Access to the property at 35 Green Mountain Drive is currently provided via an 18' wide curb -cut off of Green Mountain Drive. No changes to access are proposed for either property. These are sufficient means of access for the project. Circulation on the properties appears to be adequate (d) The project's design respects and will provide suitable protection to wetlands, streams, wildlife habitat as identified in the Open Space Strategy, and any unique natural features on the site. There do not appear to be any wetlands on either of the subject properties, but they do fall within the Bartlett Brook Watershed Overlay District. Staff has already stated that the applicant should submit the information required in Section 12.03 of the plans with the final plat application, so that impacts to Bartlett Brook can be analyzed. (e) The project is designed to be visually compatible with the planned development patterns in the area, as specified in the Comprehensive Plan and the purpose of the zoning district(s) in which it is located. The proposed project is in keeping with the stated purpose of the C2 Zoning District. (f) Open space areas on the site have been located in such a way as to maximize opportunities for creating contiguous open spaces between adjoining parcels and/or stream buffer areas. -3- Open space on the property is sufficient. (g) The layout of a subdivision or PUD has been reviewed by the Fire Chief or (designee) to ensure that adequate fire protection can be provided. The South Burlington Fire Department shall review the plans, prior to final plat approval. (h) Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines and lighting have been designed in a manner that is compatible with the extension of such services and infrastructure to adjacent landowners. The City Engineer reviewed the plans and did not raise any concerns regarding the above - mentioned criteria. Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner that is consistent with City utility and roadway plans and maintenance standards. The City Engineer reviewed the plans and did not raise any concerns regarding the above - mentioned criteria. (i) The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). The proposed project is in compliance with the South Burlington Comprehensive Plan. Pursuant to Section 14.03(A)(6) of the Land Development Regulations any P_UD shall require site plan approval. Section 14.06 establishes the following general review standards for all site Dlan aodications: (a) The site shall be planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate planting, safe pedestrian movement, and adequate parking areas. The project accomplishes a desirable transition from structure to site and from structure to structure. The site does provide for adequate planting and safe pedestrian movement. According to Section 13.01(B) of the Land Development Regulations, the proposed expansion requires a minimum 530 parking spaces. All of the buildings on the subject property, including the proposed and existing buildings, require a minimum of 1,346 parking spaces. According to Section 13.01(B) of the Land Development Regulations, Phase 1 of the proposed expansion (identified as "new second phase" in the application) will require 305 parking spaces, for a total of 1,050 parking spaces. A total of 305 parking spaces are proposed for Phase 1, for a total of 1,037 parking spaces. Phase 2 of the proposed expansion (identified as "new third phase" in the application) requires a minimum of 225 parking spaces. A parking structure containing 565 parking spaces is proposed for this -4- phase. However, phase 2 construction will eliminate 164 existing parking spaces, so the net increase will be 376 parking spaces. In total, the applicant is proposing 1,273 parking spaces, which will require a 73 space, 5.4%, parking waiver. The Development Review Board has the authority to grant this waiver pursuant to Section 3.07 of the Land Development Regulations. The parking calculations for the proposed project include the 126-space parking area that will be constructed on the property at 35 Green Mountain Drive. The off -site parking area is within 800 linear feet of the property at 40 IDX Drive, so the Development Review Board has the authority to approve this parking layout, pursuant to Section 13.01(D) of the Land Development Regulations. (b) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. Most of the parking on the property at 40 IDX Drive is in existence. The proposed parking on this property is located to rear of the existing and proposed building, in relation to Shelburne Road. (c) 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 adjoining buildings. The scale of the proposed buildings is compatible with the site and existing buildings in the area. The maximum height of proposed structure is 77.5' above average pre -construction grade. Thus the applicant is seeking a height waiver of 42.5', which the Development Review Board may grant pursuant to Section 3.07 of the Land Development Regulations. (d) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. (e) The DRB shall encourage the use of a combination of common materials and architectural characteristics, landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. Proposed building elevation plans should be submitted prior to final plat approval. (f) 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. Proposed building elevation plans should be submitted prior to final plat approval. - 5 - In addition to the above general review standards, site plan applications shall meet the following specific standards as set forth in Section 14.07 of the Land Development Regulations. - (a) The reservation of land may be required on any lot for provision of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto an arterial of collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. It is not necessary to require the reservation of land to provide access to abutting properties. (b) Electric, telephone and other wire -served utility lines and service connections shall be underground. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. (c) All dumpsters and other facilities to handle solid waste, including compliance with any recycling 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). The plans shall be revised to clearly depict and label existing and proposed dumpsters, adequately screened. Lighting The applicant submitted lighting point -by -point plans for the properties at 40 IDX Drive and 35 Green Mountain Drive. The proposed lighting -levels are in compliance with Appendix A of the Land Development Regulations. Landscaping Pursuant to Section 13.06 of the Land Development Regulations, landscaping and screening shall be required for all uses subject to site plan and PUD review. The applicant submitted an adequate landscape plan and landscape budget, in compliance with Section 13.06 of the Land Development Regulations. The landscape budget separates the proposed plantings into three (3) phases. The City Arborists reviewed the plans and provided comments in a memorandum dated March 24, 2005. Pursuant to Section 13.06(B)(4) of the Land Development Regulations, the plans depict adequate snow storage areas for both properties. -6- Traffic According to the ITE, 71h Edition (Land Use Code 710), the proposed expansion is estimated to generate and additional 225.38 P.M. peak -hour vtes. The existing buildings are estimated to generate 347.37 P.M. peak -hour vtes. Thus the property in its entirety is estimated to generate 572.75 P.M. peak -hour vtes. The property is located within the Traffic Overlay District — Zone 3, so it may generate a total of 803.23 peak -hour vtes. The applicant submitted a traffic study with the original application for the IDX expansion project. During the sketch plan review of the current application, the Development Review Board requested that the applicant's traffic engineer review the traffic study to ensure that its recommendations are still applicable to the project. The applicant's traffic engineer reviewed this study and provided comments in a memorandum dated October 18, 2004. DECISION Motion by AMIK �uC seconded by C qa_ 04141 to approve Preliminary Plat Application #SD-05-19 of IDX Systems Corporation, subject to the following conditions: 1) All previous approvals and stipulations shall remain in full effect, except as amended herein. 2) The plans shall be revised prior to final plat submittal as follows: a) The plans shall be revised to comply with the requests of the City Engineer. b) The plans shall be revised to clearly depict and label existing and proposed dumpsters, adequately screened. c) The landscaping plans shall be revised to comply with the requests of the City Arborist. 3) The applicant shall submit building elevation plans showing the height of all proposed structures in relation to the average pre -construction grade, with the final plat submittal. 4) Stormwater drainage plans must demonstrate compliance with the Vermont Stormwater Management Manual, pursuant to Section 15.13(F) of the Land Development Regulations. 5) All applicable data required by Section 12.03 of the Land Development Regulations shall be submitted to Heindel and Noyes and their report submitted with the final plat application. 6) The City of South Burlington Water Department shall review the plans prior to final plat approval. 7) The applicant shall obtain preliminary wastewater allocation approval for the additional required capacity from the Director of Planning and Zoning, Juli Beth Hinds, prior to -7- final plat plan approval. 8) The proposed project shall 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 shall meet the standards set forth in Section 16.04 of the South Burlington Land Development Regulations. 9) The South Burlington Fire Department shall review the plans, prior to final plat approval. 10) Pursuant to Section 13.01(D) of the Land Development Regulations, the applicant shall record appropriate legal documents to ensure that the off -site parking spaces shall be available for the intended user, prior to recording of the final plat plans. 11) Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 12) Lighting details (cut -sheets) in compliance with Appendix D of the Land Development Regulations shall be submitted with the final plat application. 13) The Board approves a total of 1273 parking spaces which represents a 73 space, or 5.4%, waiver. 14) The final plat application shall be submitted within 12 months. Chuck Bolton — yea/nay/abstain/ of prese Mark Boucher — &nay/abstain/not present John Dinklage —/nay/abstain/not present Roger Farley — yea/nay/abstain/ r Larry Kupferman — e /nay/abstain/not present Gayle Quimby — e //nay/abstain/not present Motion carried by a vote of ��-() Signed this day of April 2005, by John Dinklage, Chair Please note: You have the right to appeal this decision to the Vermont Environmental Court, pursuant to 24 VSA 4471 and VRCP 76 in writing, within 30 days of the date this decision is issued. The fee is $225.00. If you fail to appeal this decision, your right to challenge this decision at some future time may be lost because you waited too long. You will be bound by the decision, pursuant to 24 VSA 4472 (d) (exclusivity of remedy; finality).