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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%). 1 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 2 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. 3 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. 4 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 5 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 /D , 'Dte 0