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HomeMy WebLinkAboutSP-06-31 - Decision - 0055 Community DriveM #SP-06-31 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING JOHN ILLICK - 55 COMMUNITY DRIVE SITE PLAN APPLICATION #SP-06-31 FINDINGS OF FACT AND DECISION Technology Park Partners, Inc, hereafter referred to as the applicant, is seeking site plan approval to construct a 72,000 sq. ft. general office building, 55 Community Drive. The Development Review Board held a public hearing on June 20, 2006. Karen Pettersen 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 1. The applicant is seeking site plan approval to construct a 72,000 sq. ft. general office building, 55 Community Drive. 2. The owner of record of the subject property is Technology Park Associates. 3. The subject property is located in the Mixed Industrial & Commercial (Mixed IC) Zoning District. 4. The plans consist of a 21 page set of plans, page two (2) entitled, "Subdivision Plat Technology Park 115 Kimball Avenue South Burlington, Vermont", prepared by Trudell Consulting Engineers, Inc, dated 2/1/96, last revised on 5/17/06. Zoning District & Dimensional Requirements: Table 1. Dimensional Re uirements IC Zoning District Required Proposed Min. Lot Size 40,000 SF 89.5 Acres �l Max. Building Coverage 40% 0.5% Max. Overall Coverage 70% 3.2% �l Max. Front Yard Coverage 30% 6.2% * Min. Front Setback 56' >60' * Min. Side Setback 23' >25' * Min. Rear Setback 56' >60' �l zoning compliance the front and rear setback is 30 feet plus 26 feet for the additional height for a total of 56 feet; the side setback is 10 feet plus 13 feet for the additional height for a total of 23 feet. - 1 - C #SP-06-31 SITE PLAN REVIEW STANDARDS Section 14.06 of the South Burlington Land Development Regulations establishes the following general review standards for all site plan applications: 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 site plan proposed achieves the goals of this criterion. There is adequate transition across the site. Per the SBLDR, 252 parking spaces are required for the 72,000 SF of proposed office space. The plans depict 260 spaces. Seven (7) handicap -accessible spaces are required and seven (7) are provided as shown on the plans. Parking shall be located to the rear or sides of buildings to the greatest extent practicable. Parking is proposed to be located to the side of the proposed building. Given the layout of the site, the Board finds this to be most appropriate. The plans depict adequate consideration for pedestrian movement within the site. Sidewalks and recreation paths to be used for the whole site shall be considered as part of the subdivision for the entire PUD and not as part of this application. Section 13.06(B) of the SBLDR require that in all areas containing twenty-eight or more contiguous parking spaces or in parking lots with more than a single circulation lane, at least ten percent of the interior of the parking lot shall be landscaped islands plated with trees, shrubs and other plants. The interior planted islands shall have a minimum dimension of six feet on any side and shall have a minimum square footage of sixty square feet. Large islands are encouraged. The planting plans state that the proposed project is in compliance with this criterion. 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. 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. The height of the proposed building is to be 60'6". Therefore, the applicant is requesting a height wavier of 266" above the allowable 35 feet for flat roofs. The height of this building initially appears bold. However, it is important to note that the building itself is only 50 feet in height, with a 10' cooling tower requiring the additional waiver. The size of this building is appropriate for the location and the City's goal of reducing impervious coverage in favor of taller buildings in appropriate areas. Additionally, the proposed building is set back hundreds of feet from the more heavily traveled Kimball Avenue, substantially reducing its visual impact. The lot in question is not in a view protection zone nor is it in the airport approach cone. The Board supports the applicant's request for a height waiver. -2- l l #SP-06-31 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 has submitted architectural details with the site plan. The drawings submitted are very visually pleasing and in strong compliance with the criterion listed above. 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. Again, the plans submitted exceedingly meet this criterion. 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: 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. Reservation of land is not necessary at this time. 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. 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 depict an adequately enclosed dumpster on the site. 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 -3- t I #SP-06-31 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. The City Arborist has issued comments in a memo dated June 13, 2006. The applicant has reviewed these comments and made the requested changes. Pursuant to Section 13.06(B)(4) of the Land Development Regulations, snow storage areas must be shown on the plans. The plans depict adequate show snow storage areas for the subject property. Landscaping budget requirements are to be determined pursuant to Section 13.06(G)(2) of the South Burlington Land Development Regulations. Based on the submitted building cost, the minimum landscaping budget shall be $45,620. The landscape budget presented by the applicant exceeds the minimum required. Lighting 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. 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. All lighting shall be shielded and downcast. The lighting plan submitted by the applicant meets the criterion included above. Traffic This subdivision has an existing traffic budget of 647 vehicle trip ends. The existing building at 30 Community Drive is estimated to generate 195 vte's and this proposed office building is estimated to generate 159.5 vte's for a total of 354.5 vtes which is well within the existing budget. Access Access to this property is proposed via three 24 foot wide curb cuts. The southerly most curb cut accesses the loading dock area and the other two curb cuts serve the parking lot. Due to the unique lot configuration, the Board supports the approval of these curb cuts. Fire Safety The South Burlington Fire Chief reviewed the plans and provided comments in a letter dated June 14, 2006. Other The Director of South Burlington Public Works has provided comments in a memo dated June 16, 2006. The applicant shall adhere to these stipulations. -4- #SP-06-31 The South Burlington Fire Chief reviewed the plans and provided comments in a letter dated June 14, 2006. He approves of the plan overall and but has offered several stipulations. DECISION Motion by seconded by , to approve Site Pla Application #S 06-31 of John Illick, subject to the following conditions: 1. All previous approvals and stipulations, which are not superseded by this approval, shall remain in effect. 2. This project shall be completed as shown on the plans submitted by the applicant and on file in the South Burlington Department of Planning and Zoning. 3. The plans shall be revised to show the changes below and shall require approval of the Administrative Officer. Three (3) copies of the approved revised plans must be submitted to the Administrative Officer prior to permit issuance. a. The plans shall be revised to reflect the stipulations of the South Burlington Fire Chief as outlined in his letter dated June 14, 2006. 4. The applicant shall adhere to the stipulations of the South Burlington Fire Chief as outlined in his letter dated June 14, 2006. 5. The applicant shall adhere to the stipulations of the South Burlington Director of Public Works as per his memo dated June 16, 2006. 6. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 7. The applicant shall post a $45,620 landscape bond, prior to issuance of a zoning permit. This bond shall remain in full effect for three (3) years to assure that the landscaping has taken root and has a good chance of surviving. 8. The Board grants the applicant a height waiver of twenty five feet and six inches (266") for a maximum height of 56 feet. 9. Any new exterior lighting shall consist of downcasting fixtures. Any change to approved lights shall require approval of the Administrative Officer prior to installation. 10. The subject Parcel B containing 89. 5 acres consists of lots 5, 7, 8B, 9, 10, 11, 12, 13 as shown on a plat entitled, "Subdivision Plat, Technology Park 115 Kimball Avenue" prepared by Trudell Consulting Engineers, Inc. and last approved by the DRB by decision dated March 19, 2001. By decision dated April 11, 2006, the DRB determined that the above subdivision plat has expired and said decision has been appealed by the applicant to the Environmental Court, which appeal is pending under Docket No. 90-4- 06 Vtec. -5- I #S P-06-31 It is a condition of this approval that Lots 5, 7, 8B, 9, 10, 11, 12, 13 listed above shall be and constitute from the date of this approval a single lot for purposes of compliance with the South Burlington Land Development Regulations, regardless of the outcome of the above referenced appeal. The granting of this approval does not constitute an approval of any lots or development shown on the above - referenced subdivision plan. 11. The applicant shall obtain a zoning permit within six (6) months pursuant to Section 17.04 of the Land Development Regulations or this approval is null and void. 12. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to the use of the building. 13. Any change to the site plan shall require approval by the South Burlington Development Review Board. Mark Behr — yea/nay/abstain/ re Matthew Birmingham — yea/nay/abstain of resen Chuck Bolton — e nay/abstain/not present John Dinklage —e /nay/abstain/not present Roger Farley — rge /nay/abstain/not present Larry Kupferman — yea/nay/abstain/ of rese Gayle Quimby nay/abstain/not present Motion carried by a vote of : -a--0 Signed this A ° day of � ..` 2006, by John Di 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).