HomeMy WebLinkAboutSD-04-23 SD-04-24 - Decision - 0118 Tilley DriveCITY of SOUTH BURLINGTON
DEPARTMENT of PLANNING & ZONING
PIZZAGALLI PROPERTIES, LLC- 118 TILLEY DRIVE
PRELIMINARY PLAT APPLICATION #SD-04-23
FINAL PLAT APPLICATION #SD-04-24
FINDINGS of FACT AND DECISION
Pizzagalli Properties, LLC, hereafter referred to as the applicant, is requesting preliminary plat
and final plat approval to construct a 28,000 square foot building consisting of: 21,000 square
feet for medical office use, and 2) 7,000 square feet for general office use, 118 Tilley Drive. The
subject property is located in the 10 and IHO Zoning Districts. The South Burlington
Development Review Board held a public hearing on May 4, 2004. Bob Bouchard 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:
1. The applicant is requesting preliminary plat and final plat approval to construct a 28,000
square foot building consisting of: 21,000 square feet for medical office use, and 2) 7,000
square feet for general office use, 118 Tilley Drive
2. The owner of record is Pizzagalli Investment Company.
3. The subject property contains 3.36 acres and is located in the 10 and IHO Zoning Districts.'
4. The plans consist of nine (9) sheets entitled, "Mountain View Business Park Lot B Site
Development South Burlington, Vermont", prepared by Donald L. Hamlin Consulting Engineers,
Inc., dated February 2004; and two (2) sheets entitled, "Planting Plan", prepared by SE Group
Planning & Design, dated 02/06/04, last revised on 04/01/04.
5. The Development Review Board reviewed the sketch plan for this project on March 16, 2004
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Zoning District & Dimensional Requirements
Table 1. Dimensional Re uirements
10 Zoning District
Re uired
Proposed
Min. Lot Size
3 acres
3.36 acres
Max. Building Coverage
30%
9.6%
Max. Overall Coverage
50%
38.3%
Min. Front Setback
50 ft.
135 ft.
Min. Side Setback
1 35 ft.
24 ft.
Min. Rear Setback
1 50 ft.
150 ft.
zoning compliance
♦ waiver granted pursuant to Section 15.02(A) of the South Burlington
Land Development Regulations
SUBDIVISION CRITERIA
Pursuant to Section 15.18 of the South Burlington Land Development Regulations,
subdivisions shall comply with the following standards and conditions:
Sufficient water supply and wastewater disposal capacity is available to meet the needs of
the project.
According to Section 15.13 of the South Burlington Land Development Regulations, the existing
public water system shall be extended so as to provide the necessary quantity of water, at
acceptable pressure. Jay Nadeau, Superintendent of the South Burlington Water Department,
reviewed the plans and provided comments in a letter dated April 30, 2004.
According to Section 15.13 of the South Burlington Land Development Regulations, the subdivider
or developer shall connect to the public sewer system or provide a community wastewater system
approved by the City and the State in any subdivision where off -lot wastewater is proposed.
The plans show the proposed connection to the public sewer system.
The City Engineer reviewed the plans and provided comments dated April 22, 2004.
Sufficient grading and erosion controls will be utilized during and after construction to
prevent soil erosion and runoff from creating unhealthy or dangerous conditions on the
subject property and adjacent properties.
The grading plan is outlined on sheet 2 of the plans and the erosion control plan is outlined on
sheet 3 of the plans. The City Engineer does not have any issues with the proposed grading or
erosion control plans.
The project incorporates access, circulation, and traffic management strategies sufficient
to prevent unreasonable congestion of adjacent roads.
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Access to the subject lot is proposed via an existing 35' wide curb -cut off of Tilley Drive. This
curb -cut currently serves the parking to the easterly side of the existing building at 62 Tilley Drive,
and it will remain a shared access to the two buildings.
According to the ITE, 7th Edition, the proposed project is estimated to generate approximately
84.23 P.M. peak -hour trip ends. Staff used the average rate under Land Use Code 710 (General
Office) and the fitted curve equation under Land Use Code 720 (Medical -Dental Office) to
calculate the estimated traffic impacts of the proposed project.
On April 16, 2002, in the final approval of the two (2) lot subdivision that includes this parcel, the
Development Review Board set a 220 vte limit on the total traffic of both properties. However, the
subject parcel (Lot B) will be served off of Tilley Drive, which is proposed as a public roadway. As
such, Lot B is no longer in the Traffic Overlay District — Zone 5. Therefore, the property does not
have to comply with the original traffic limitation set forth in the April 16, 2002 Findings of Fact and
Decision. 84.23 vtes is an acceptable traffic level for the subject property.
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.
The plans that the applicant submitted depict the wetlands on the subject property. The only
wetland depicted on the plans is a Class III wetland along the southerly property boundary. There
are no building encroachments proposed for this project. However, the applicant is proposing a
stormwater detention pond on the property, so some grading is taking place in the wetland buffer.
Pursuant to Section 12.02(E)(3) of the Land Development Regulations, the Development Review
Board may approve this encroachment into the wetland buffer as long as the three(3) criteria
outlined in this Section are satisfied. The applicant submitted responses to the criteria, prepared
by a wetland consultant, for the Development Review Board to use when determining the impacts
of the proposed encroachment.
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 planned development patterns of the 10 Zoning
District.
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.
The only open space area proposed on the subject property is the 150' wide buffer designated for
the IHO District. This is similar to the open space area designated on the adjacent property, so
the 150' wide buffer will exists on both properties, in addition to extending eastward to the
adjacent property.
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.
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The South Burlington Fire Chief reviewed the plans and provided comments in a letter dated April
28, 2004 (attached).
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 South Burlington Recreation Path Committee reviewed the sketch plans for the proposed
project at its meeting on Monday March 1, 2004. They requested that a recreation path easement
be provided along Tilley Drive, connecting Hinesburg Road to the property to the east (currently
under review for a 5-lot subdivision). This issue was discussed during the sketch plan review of
this project. The ideal location for this recreation easement is along the northerly side of Tilley
Drive, which the applicant does not own. Therefore, the Development Review Board will address
this issue when the property owner to the north comes in for approval.
Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner that is
consistent with City utility and roadway plans and maintenance standards.
Again, the South Burlington Recreation Path Committee reviewed the sketch plans for the
proposed project at its meeting on Monday March 1, 2004.
The City Engineer reviewed the plans and provided comments dated April 22, 2004.
The project is consistent with the goals and objectives of the Comprehensive Plan for the
affected district(s).
The proposed subdivision of this property is in conformance with the South Burlington
Comprehensive Plan.
SITE PLAN REVIEW STANDARDS
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.
Section 13.01(G)(5) requires that bicycle parking or storage facilities are provided for employees,
residents, and visitors to the site. A bicycle rack is shown on the plans.
Pursuant to Section 13.01(B) of the Land Development Regulations, the proposed project will
require 130 parking spaces, including 5 handicapped -accessible parking spaces. The plans depict
130 parking spaces, including 5 handicapped -accessible parking spaces.
Parking shall be located to the rear or sides of buildings to the greatest extent practicable
The proposed parking areas are located to the front and side of the proposed building.
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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 height of the proposed building is 28', which is under the 35' height maximum for the City.
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.
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.
The applicant will be presenting architectural details to the Development Review Board at the
meeting.
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.
The applicant will be presenting architectural details to the Development Review Board at the
meeting.
HIM 111111IMMOR01ralep
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.
The property to the east of the subject property is most likely going to be developed as office use.
During the sketch plan review of this project, the Development Review Board had discussions with
the applicant regarding the possibility of providing an access easement connecting the two
properties. The applicant questioned the easement because of the Class II wetlands any access
would have to cross to get from one building to the other. The site conditions may make the
utilization of this access easement unrealistic, and therefore does not suggest the Development
Review Board require it.
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.
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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 show a proposed dumpster, adequately screened, in the southwesterly corner of the
proposed parking lot.
Landscaping
Pursuant to Section 13.06(A) of the Land Development Regulations, landscaping and screening
shall be required for all uses subject to site plan and PUD review. Section 13.06(B) of the Land
Development Regulations requires parking facilities to be curbed and landscaped with appropriate
trees, shrubs, and other plants including ground covers.
Pursuant to Section 13.06(B)(4) of the Land Development Regulations, snow storage areas must
be shown on the plans. The plans show adequate snow storage areas for the subject property
along the easterly and southerly boundaries of the proposed parking lot.
Landscaping budget requirements are to be determined pursuant to Section 13.06(G)(2) of the
Land Development Regulations. The applicant has stated that the building costs of the proposed
project will be $1,610,000, which would require a minimum of $23,600 worth of landscaping. The
landscape plan and landscape budget were prepared by a landscape architect. The applicant has
submitted a landscape plan and budget that indicates $29,595 worth of landscaping will be
planted.
The proposed parking area contains more than twenty (20) parking spaces, and therefore should
be landscaped in accordance with Section 13.06(B) of the Land Development Regulations. The
landscaping plans of sheet 1-1.0 of the plans show proposed landscaping on the interior of the
proposed parking area.
The City Arborist reviewed the plans and provided comments in a letter dated April 28, 2004.
Lighting
The applicant submitted a lighting point by point plan on sheet 7 of the plans.
Pursuant to Appendix A.9 of the Land Development Regulations, luminaries shall not be placed
more than 30' above ground level and the maximum illumination at ground level shall not
exceed an average of three (3) foot candles.
The lighting plan indicates that the average illumination at ground level is 1.63 foot candles.
Pursuant to Appendix A.10(b) of the Land Development Regulations, indirect glare produced by
illumination at ground level shall not exceed 0.3 foot candles maximum, and an average of 0.1
foot candles average.
The lighting point plan submitted by the applicant shows the spillage points which are in
compliance with the criteria.
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The location of the lights depicted in the lighting plan meet the requirements of Section
13.07(B)(8) of the Land Development Regulations.
Motion by Mark Boucher, seconded by Gayle Quimby, to approve Preliminary Plat Application
#SD-04-23 and Final Plat Application #SD-04-24 of Pizzagalli Properties, LLC subject to the
following conditions:
1. All previous approvals and stipulations shall remain in full effect, except as amended herein.
2. This project shall be completed as shown on the plans submitted by the applicant, as
amended by this decision, and on file in the South Burlington Department of Planning & Zoning.
3. The plat plans shall be revised to show the following changes and shall require approval from
the Administrative Officer. Four (4) copies of the approved revised plat plans shall be submitted
to the Administrative Officer prior to recording:
a) The plans shall be revised to comply with the requests of the City of South Burlington
Water Department, as outlined in a letter from Jay Nadeau dated April 30, 2004.
b) The plans shall be revised to comply with the requests of the South Burlington Fire
Chief, as outlined in his letter dated April 28, 2004.
4. The applicant shall comply with the requests of the City of South Burlington Water Department,
as outlined in the letter from Jay Nadeau dated April 30, 2004.
5. The applicant shall comply with the requests of the South Burlington Fire Chief, as outlined in
his letter dated April 28, 2004.
6. The applicant shall comply with the requests of the City Arborist, as outlined in his comments
dated April 18, 2004.
7. 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.
8. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines,
services, and service modifications shall be underground.
9. The applicant shall post a landscape bond for $23,600, prior to issuance of the zoning permit.
This bond shall remain in effect for three (3) years to assure that the landscaping has taken root
and has a good chance of surviving.
10. Any changes to the final plat plans shall require approval of the South Burlington
Development Review Board.
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11. The final plat plans (sheet 1) shall be recorded in the land records within 90 days or this
approval is null and void. The plans shall be signed by the Board Chair or Clerk prior to
recording.
Chuck Bolton - yea/nay/abstaink p et-�
Mark Boucher a nay/abstain/not present
John Dinklage - e nay/abstain/not present
Roger Farley - ay/abstain/not present
Michele Kupersmith - y May/abstain/,!rtlot
ay/abstain/ t present
!_arty aKupferman - yepres
Gayle Quimby ay/abstain/not present
Motion Carried by a vote of 5 _ U - c)
Signed this — day of May, 2004 by
'a�
it" nklage, Chair