HomeMy WebLinkAboutSP-00-47 - Decision - 0030 0042 Airport Road#SP-00-47
FINDINGS OF FACT AND DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, site plan application of Chase Properties to amend a previously
approved site plan for a two story, 8,800 square foot general office building and an 8,000
square foot general office use addition, 30 and 42 Airport Road. The amendment consists of
a two phase development which will: 1) convert a 1,378 square foot house from residential
to general office use and convert a 400 square foot residential garage to accessory storage
use in phase one, and 2) raze the 1,778 square foot structure at 42 Airport Road, merge 30
and 42 Airport Road, and construct a 8,000 square foot addition to the 8,800 square foot
general office building at 30 Airport Road.
On the 3rd of October, 2000, the South Burlington Development Review Board approved
the site plan application of Chase Properties under Section 26.10 of the South Burlington
Zoning Regulations based on the following findings:
This project consists of amending a previously approved site plan for a two story, 8,800
square foot general office building and an 8,000 square foot general office use addition,
30 and 42 Airport Road. The amendment consists of a two phase development which
will: 1) convert a 1,378 square foot house from residential to general office use and
convert a 400 square foot residential garage to storage use in phase one, and 2) raze the
1,778 square foot structure at 42 Airport Road, merge 30 and 42 Airport Road, and
construct a 8,000 square foot addition to the 8,800 square foot general office building at
30 Airport Road.
2. The owner of record is Chase Properties.
3. Access/Circulation: Access is currently provided to 42 Airport Road via a 106 foot curb
cut leading to a paved parking area. This exceeds the 36 foot maximum allowable for a
commercial driveway under Section 26.103(b) in the Zoning Regulations. No changes were
proposed to this curb cut in phase one of the development. Access is currently provided to
30 Airport Road via a 28 foot curb cut. The applicant requested two years in which to
construct phase two.
Circulation at both 30 and 42 Airport Road is not currently adequate, but the phase two
development will improve circulation.
4. Coverage/Setbacks: The property at 30 Airport Road has an existing building coverage of
7.7% (30% max), the total coverage is 45.8% (70% max), and the front yard coverage is
81.6% (30% max). The proposed conversion of the single family residence to general office
use and storage use will not affect the coverages for the property at 42 Airport Road. The
proposed second phase will result in 30 and 42 Airport Drive being merged into one lot.
This lot will have a proposed building coverage of 21.4% (30% max), a total coverage of
65.6% (70% max), and a front yard coverage of 301/o (301/o max).
All setbacks are met for phase one and phase two.
5. Parkinu: The property at 42 Airport Road will require 8 parking spaces for phase one,
including one handicapped parking space. While it was recognized that the parking lot is
graveled, the applicant was requested to illustrate the parking lot's capacity by delineating
parking spaces on the plans. The applicant submitted a letter stating that this parking lot has
a capacity of 24 cars. A bike rack must also be provided for this property. The second
phase of the project will require 67 parking spaces and 81 spaces are being provided
including four handicapped spaces (four are required). A bike rack will also be provided.
6. Landscaping; The applicant has not proposed any additional landscaping for the first
phase of the development. The second phase of the development has a minimum
landscaping requirement of $10,500 which is not being met. Staff recommended that an
additional $1,332 worth of landscaping be added.
7. Lighting: Phase one of the development will not alter the existing lights on 30 and 42
Airport Road. The applicant submitted cut sheets for all lighting fixtures as part of phase
two. The Director of Planning and Zoning has reviewed the proposed lights and
recommended that the lights not exceed 175 watts a piece as the property borders a
residential area.
8. Traffic: ITE estimates that the project will increase the P.M. peak vehicle trip ends (vtes)
for 30 and 42 Airport Road from 14.92 to 22.86 for an increase of 7.94 P.M. peak vtes. The
estimated road impact fee will be $1,239.
9. Sewer: The property at 30 Airport Road has an existing sewer allocation of 450 gallons
per day. The property at 42 Airport Road has a sewer allocation of 450 gpd. The applicant
has requested a 300 additional gpd sewer allocation for phase two of the development
resulting in a 1200 gpd sewer allocation. The applicant should expect to pay the per gallon
fee for the additional 300 gpd.
10. Dgnster: For the first phase of the development, the applicant proposed sharing the
existing dumpster at 30 Airport Road. This dumpster is currently unscreened and must be
screened. The second phase depicts a screened dumpster area on the southeast corner of the
lot.
11. Lot Merger: The lot merger will result in a 1.37 acre parcel. Prior to permit issuance, the
applicant should record a lot merger agreement approved by the City Attorney, which
merges the lots at 30 and 42 Airport Road.
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12. Other: The applicant requested two years in which to complete phase one and two of the
development. Staff recommended that the Board require the applicant to decrease the curb
cut of 42 Airport Road from 106 feet to 36 feet in width at the end of this two year period
regardless of whether the second phase is completed. A 15 foot green strip should also be
added to the front yard area of 42 Airport Road at the end of this two year period regardless
of whether the second phase is completed. An implementation plan should be submitted
illustrating the proposed reduction in the curb cut, green strip, and delineated parking spaces
in the event that phase two never occurs.
DECISION AND CONDITIONS
Based on the above Findings of Fact, the South Burlington Development Review Board
approves site plan application #SP-00-47 of Chase Properties to amend a previously
approved site plan for a two story, 8,800 square foot general office building and an 8,000
square foot general office use addition, 30 and 42 Airport Road. The amendment consists of
a two phase development which will: 1) convert a 1,378 square foot house from residential
to general office use and convert a 400 square foot residential garage to accessory storage
use in phase one, and 2) raze the 1,778 square foot structure at 42 Airport Road, merge 30
and 42 Airport Road, and construct a 8,000 square foot addition to the 8,800 square foot
general office building at 30 Airport Road, as depicted on a two (2) page set of plans,
entitled, "Site Plan 42 Airport Drive South Burlington, Vermont", prepared by Lamoureux
& Dickinson, dated 8/29/00, with the following stipulations:
1. All previous approvals and stipulations which are not superseded by this approval shall
remain in effect.
2. The site plans shall be revised to show the changes listed below and shall require
approval of the Director of Planning & Zoning (hereinafter Director). Three (3) copies of
the approved revised site plans shall be submitted to the Director prior to permit issuance.
a) The plans shall be revised to provide a bike rack for phase one at 42 Airport
Road.
b) The plans shall be revised to illustrate a screened dumpster for 30 Airport
Road as part of phase one of this project.
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c) The plans shall be revised to illustrate a minimum of 8 parking spaces for
phase one, including one handicapped parking space, at 42 Airport Road.
d) The plans shall be revised to illustrate $1,332 worth of additional
landscaping.
e) The plans shall be revised to include an implementation plan which shall
show the proposed reduction in the curb cut of 42 Airport Road from 106
feet to 36 feet and a 15 foot green strip at 42 Airport Road in the event that
phase two never occurs. The sidewalk shall be extended across the property
to the driveway of 42 Airport Road.
f) Title one of the plans shall be revised to state "Airport Road" not "Airport
Drive".
g) The plans shall be revised to illustrate water and sewer services as well as
proposed storm water facilities.
3. All new exterior lighting shall consists of downcasting shielded fixtures. Any change to
approved lights shall require approval of the Director prior to installation. The proposed
lights for phase two shall not exceed 175 watts a piece as the property borders a residential
area.
4. The phase two addition shall be sprinklered.
5. The storm water facilities shall be approved by the City Engineer prior to permit issuance.
6_ The applicant shall post a $10,500landscape bond prior to issuance of a zoning permit for
phase two. The bond shall remain in effect for three (3) years to assure that the landscaping
takes root and has a good chance of surviving.
7. For the purpose of calculating road impact fees under the South Burlington Impact Fee
Ordinance, the Development Review Board estimates that phase two will generate 14.92
additional vehicle trip ends (vte's) during the P.M. peak hour for a total of 22.86 P.M. peak
hour vte's.
8. Pursuant to Section 27.302 of the zoning regulations, the Board grants a two (2) year
approval period for the project. The zoning permit for phase two of the project shall be
obtained within two (2) years from the date of approval.
9. The applicant shall within two (2) years from the date of approval reduce the curb cut
width for 42 Airport Road from 106 feet to 36 feet or less. The applicant shall also install a
15 foot wide green strip across the front yard of 42 Airport Road within two (2) years from
the date of approval if a permit for phase two has not been issued. The sidewalk shall be
constructed in front of42 Airport Road if permit for phase two has not been issued.
10. The applicant shall obtain a zoning permit for phase one within six (6) months pursuant
to Section 27.302 of the zoning regulations or this approval is null and void.
11. The applicant shall obtain a Certificate of Occupancy/Compliance from the
Administrative Officer prior to the use of each construction phase.
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12. Any change to the site plan shall require approval by the South Burlington Development
Review Board.
13. A lot merger agreement shall be recorded in the land records and shall be approved by
the City Attorney prior to permit issuance for phase two.
air or Clerk ate
South Burlington Development Review Board