HomeMy WebLinkAboutSP-97-0000 - Decision - 0007 0005 Aspen Drive (2)FINDINGS OF FACT & DECISION
STATE OF VERMONT 77, 0000
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of Green Mountain Development
Group, Inc. to amend a previously approved planned unit development
consisting of a 39,300 square foot general office building
(Building A), a 124 unit congregate housing facility, and a 79 unit
extended stay hotel. The amendment consists of: 1) resubdividing
lots #3 and 4, 2) reducing the size of the general office building
from 39,300 square feet to 21,750 square feet, 3) constructing a 60
unit congregate housing facility, and 4) subdividing lot #4 into
two lots of 5.42 acres and 0.7 acres, 421 Dorset Street.
On the 25th day of March, 1997, the South Burlington Planning
Commission approved the request of Green Mountain Development
Group, Inc. for revised final plat approval under Section 204 of
the South Burlington Subdivision Regulations based on the following
findings:
1. This project consists of amending a previously approved planned
unit development consisting of a 39,300 square foot general office
building (building "A") , a 124 unit congregate housing facility,
and a 79 unit extended stay hotel. The amendment consists of: 1)
resubdividing lots #3 and 4, 2) reducing the size of the general
office building from 39,300 square feet to 21,750 square feet, 3)
constructing a 60 unit congregate housing facility, and 4)
subdividing lot #4 into two (2) lots of 5.42 acres and 0.7 acres.
The ZBA on 1/27/97 granted the applicant a conditional use permit
for the proposed building and to extend the regulations for the R7
District 50 feet beyond the district line into the CD3 District,
and a variance to allow a portion of the building to exceed the 45
foot height limit by seven (7) feet. The sketch plan was reviewed
on 2/11/97.
2. This property located at 421 Dorset Street lies within the CD3
and R7 Districts. It is bounded on the south by a multi -family
residential development and GMP sub -station, on the east by Dorset
Street, on the north by Sherry Road and some residences and on the
west by Oakwood Drive and some residences.
3. Access/circulation: Access to the proposed building would be
via an existing driveway on Aspen Drive which currently serves the
124 unit congregate housing facility.
Circulation on the site is adequate.
4. Coverage/ setbacks: CD3 District (adjusted) : Building coverage
is 26.1% (maximum allowed is 40%). Overall coverage is 60.1%
(maximum allowed is 90%). R7 District (adjusted): Building
coverage is 12.9% (maximum allowed is 25%). overall coverage is
37.5% (maximum allowed is 60%).
5. Proposed building "4d" does not meet the setback requirements
for the R7 District. The Planning Commission can waive the setback
requirements pursuant to Section 10.404 of the zoning regulations.
6. Parking: Proposed building "4d" requires 32 spaces and 47
under ground spaces will be provided. The entire PUD requires a
total of 322 spaces and 320 spaces are available. This is a 2
space or 0.6% shortfall. The planning data on sheet SP1 should be
corrected to note the correct number of parking spaces proposed.
7. In total, there is a sufficient number of spaces to serve the
PUD. However, because of the design of the development and because
of lease/ownership agreements, not all spaces in the PUD will be
available to all uses in the PUD. 174 spaces are being allocated to
the Pines (140 required), 89 spaces to the hotel (95 required) and
57 spaces to the office building (87 required). The applicant is
proposing a shared parking arrangement for the hotel and office
building. The analysis indicates that there are a sufficient
number of parking spaces allocated to the hotel and office building
since they have different peak parking periods. It should be noted
that during peak periods for the office building, roughly 40% of
the parkers would be required to park in the hotel lot which is 350
feet away. Staff was less concerned with this distance than if the
use were retail. Since most office parkers are employees, they
could be instructed to park in the hotel lot during the day.
8. An updated parking management plan should be submitted.
9. The two parking spaces located along the Aspen Drive sidewalk
behind the office building should be relocated to the south end of
the parking lot in order to provide a small buffer between parking
lot and public sidewalk.
10. Sewer: The additional sewer allocation need is 5,317 gpd.
The applicant will be required to pay the per gallon fee prior to
permit issuance.
11. Traf f ic: A trip generation assessment for the project was
submitted. The assessment indicates that replacing a 39,300 square
foot general/medical office building with a 26,750 square foot
general office and a 60 unit congregate care facility would reduce
trips generated at the site by approximately 31% to 35%.
12. Floor Area Ratio (F.A.R.): The F.A.R. for the area of the
project zoned CD3 (including the zoning boundary adjustments made
F
I
by the ZBA), is 0.66 (maximum allowed by standard is 0.7)
13. Landscaping: The minimum landscaping requirement, based on
building costs for the entire development, is $124,211 which is not
being met. Proposed landscaping is $28,091 short of the
requirement. A $19,890 landscape credit was approved on 1/28/97.
14. Building height: A portion of proposed building 114d" will
exceed the 45 foot height limit by seven (7) feet. The ZBA on
1/27/97 granted the applicant a variance to exceed the height
limitation.
15. Bus shelter: At the sketch plan review, the Commission
indica ed that they wanted the developer to incorporate a bus
shelter in the development. Since that meeting, staff met with
CCTA and it was recommended that the best location for a bus
shelter would be on Aspen Drive near the entrance to the Pines.
This would require a bus traveling south on Dorset Street to turn
right onto Sherry Road, left onto Aspen Drive, left toward Dorset
Street, and then turn right to continue south on Dorset Street.
This additional loop would cost $1,300 a year to provide.
16. The Council discussed this issue at their meeting of March 17.
They expressed support for a bus shelter but appeared to be
concerned with the additional cost at a time when the City is
negotiating with CCTA to reduce costs. It appears that the City
will not be willing to pay this additional cost. Therefore, it
appears that the only two options are: 1) the developer pay the
additional annual cost to directly serve Aspen Drive with a bus, or
2) locate the bus shelter on Dorset Street in front of the office
building.
17. Lighting: Exterior lights will be the same as previously
approved for the earlier phases of the development.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning
Commission approves the final plat application of Green Mountain
Development Group, Inc. to amend a previously approved planned unit
development consisting of a 39,300 square foot general office
building (Building A), a 124 unit congregate housing facility, and
a 79 unit extended stay hotel. The amendment consists of: 1)
resubdividing lots #3 and 4, 2) reducing the size of the general
office building from 39,300 square feet to 21,750 square feet, 3)
constructing a 60 unit congregate housing facility, and 4)
subdividing lot #4 into two lots of 5.42 acres and 0.7 acres, 421
Dorset Street, as depicted on a five (5) page set of plans, page
one (1) entitled, "Dorset Land Co., Inc. Dorset Street So.
Burlington, VT. Subdivision Plat," prepared by Trudell Consulting
Engineers, Inc, dated 6/20/94, last revised 12/18/96, with the
following stipulations:
R
1. All previous approvals and stipulations which are not
superseded by this approval shall remain in effect.
2. Pursuant to Section 10.404 of the zoning regulations, the
Planning Commission modifies the setback requirements for building
'14d" as shown on the approved plan.
3. The Planning Commission approves an additional sewer allocation
of 5,317 gpd. The applicant shall pay the per gallon fee prior to
issuance of a zoning permit.
4. Any new exterior lighting shall consists 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. Prior to issuance of a zoning permit, the
applicant shall submit for review and approval by the City Planner
details of all building mounted lighting fixtures.
5. Prior to issuance of any more zoning permits for this PUD, the
applicant shall record in the land records a "Notice of Condition" '
or other appropriate document, which references the "421 Dorset
Street Parking Management Plan" which is hereby approved by the
Commission. The final wording of the parking managment plan shall
be approved by the City Attorney prior to recording said document.
6. The Planning Commission approves a landscaping credit of
$28,091 pursuant to Section 26.105(a) of the zoning regulations.
7. The applicant shall be responsible for constructing a bus
shelter within the PUD in a location approved by the City and CCTA.
Prior to issuance of a zoning permit for building 114d,11 building
"A" or the extended stay hotel, the applicant shall submit a
revised plan showing the proposed location and design of the bus
shelter. If the City, CCTA and applicant cannot find and/or agree
on an appropriate location for a bus shelter, the applicant shall
return to the Commission for a final decision regarding the
provision of a bus shelter. If a bus shelter is constructed, it
shall be constructed prior to occupancy of the extended stay hotel,
building "A" or building "4d".
8. The final plat plans shall be revised to show the changes below
and shall require approval of the City Planner. Three (3) copies
of the approved revised plans shall be submitted to the City
Planner prior to recording.
a) The planning data on sheet SP1 shall be revised to note
the correct number of parking spaces provided.
b) The plans shall be revised to relocate or eliminate the
two (2) parking spaces located along the Aspen Drive sidewalk
behind the office building in order to provide a small
landscaped buffer between parking lot and public street.
4
9. Entrance drives shall have a depressed concrete curb with a 11,
inch reveal to control street drainage.
10. In an effort to mitigate potential adverse traffic impacts,
the following shall be required:
a) Applicant shall contribute an amount equal to 1.4% of the
City's share of constructing a new northbound on -ramp at Exit
13, not to exceed $2,819. Contribution shall be made prior to
issuance of a zoning permit and may be phased in on a schedule
accepted by the City Planner. Until such time as the City's
share is finalized, applicant's contribution shall be based on
the maximum $2,819 contribution. When the City's share is
finalized and it is determined that the applicant has
contributed more than 1.4% of the City's share, the City shall
reimburse the applicant for the overpayment.
b) Applicant shall contribute $6,951 to the Williston Road
Area 1 Improvement Fund based on the P.M. peak hour trip ends
estimated to be generated by the project. The contribution
shall be made prior to issuance of a zoning permit and may be
phased in on a schedule accepted by the City Planner.
c) Applicant shall contribute $10,275 towards the cost of
installing and optimizing the timing of a new traffic signal
at the project access/Dorset Street intersection. This
contribution shall be made prior to issuance of a zoning
permit and may be phased in on a schedule accepted by the City
Planner. If the siginal is installed prior to issuance of
permits, then the applicant shall pay the remainder owed at
time of application for the next phase of development.
11. Any changes to the plat plans shall require approval by the
South Burlington Planning Commission.
12. The applicant shall obtain a Certificate of
Occupancy/Compliance from the Administrative Officer prior to use
of building "4d", building "A", or the extended stay hotel.
13. The final plat plans (i.e., subdivision plat, Sheets SP1 and
SP3) shall be recorded in the land records within 90 days or this
approval is null and void. The plans shall be signed by the
Planning Commission Chair or Clerk prior to recording. The plans
shall be recorded prior to issuance of a zoning permit.
ChairmAn or tlerk
South Burlington Planning Commission
Date
5