HomeMy WebLinkAboutSP-00-62 - Decision - 0055 Community Drive#SP-00-62
FINDINGS'JF FACT AND DECISION
STATE OF VERMONT
COUNTY CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Site plan application #SP-00-62 of Technology Park Associates to construct a
65,000 square foot general office building, 55 Community Drive.
On the 16th of January 2001, the South Burlington Development Review Board
approved the site plan application of Technology Park Associates under Section
26.10 of the South Burlington Zoning Regulations based on the following
findings:
1. This project consists of constructing a 65,000 square foot general office building, 55
Community Drive.
2. The owners of record are Technology Park Associates, Inc., Axim Vermont, Inc., and
PMF Energy Associates, Inc.
3. This property is located within the Mixed Industrial and Commercial District and the C.O.
District. It is bounded on the south by an undeveloped lot, on the east by Muddy Brook,
on the north by an undeveloped lot, and on the west by Community Drive.
4. Access/circulation: Access will be provided via two (2) 24 foot curb cuts on Community
Drive leading to 24 foot access drives. A third curb cut is proposed to serve the building
on the adjacent lot to the south on lot# 8B. This access would be to serve the loading
dock and dumpster storage area. Section 26.103(a) of the Zoning Regulations states
that "unless specifically approved, there shall be a maximum of one (1) driveway per lot
accessing a public street." Due to the length of this lot, the Board felt that the proposed
three (3) driveways were necessary.
5. Coverage/setbacks: The proposed building coverage will be 4% (30% maximum) and
total coverage will be 24% (70% maximum). Front yard coverage will be 30% (30%
maximum). All setbacks are met.
6. Building height: The applicant requested a 24.4 foot height waiver for the proposed
building which is proposed to rise to an overall height of 59.4 feet. This is a flat roof
structure which under Section 25.113(a) of the Zoning Regulations has a maximum height
limit of 35 feet. Under Section 25.113(c) of the Zoning Regulations, the Development
Review Board may approve an increase in height if the Board determines that a taller
structure:
(i) will not detract from scenic views of adjacent properties or public streets and
walkways; and
(ii) will not detract from important scenic views from adjacent public
roadways and other public rights -of -way.
Section 25.113(d) of the Zoning Regulations requires additional setbacks for taller structures.
The building must have a side yard setback no less than 27.2 feet, a front yard setback no
less than 64.4 feet, and a rear yard setback no less than 54.4 feet. These setbacks are being
met.
The proposed building will be constructed of pre -cast concrete panels, pre -cast
concrete coping, and pre -finished aluminum windows.
The Board may grant a height waiver as long as the general objectives of the site
plan and applicable zoning district are met.
7. Parking: The proposed use will require 260 parking spaces and 260 parking spaces are
proposed. Seven (7) handicapped parking spaces are provided as required. A bike rack is
provided.
8. Landscaping_ The minimum landscaping requirement, based on building costs of $46,500
is being met. Proposed landscaping includes Bar Harbor Juniper, Servcieberry, Sargent
Crabapple, and Red or Silver Maples.
No significant landscaping is proposed diong the eastern boundary of the property
(between the parking lot and Muddy Brook). The property occupies a rather height vantage
point along Muddy Brook which bounds the property to the east.
9. Lighting: All lights must be downcasting and shielded. Proposed lights include fifteen (15)
250 watt metal halide pole mounted lights, five (5)100 watt metal halide pole mounted lights,
two (2) 35 watt halogen pole mounted lights, four (4) 50 watt metal halide building mounted
lights, and five (5) 35 watt metal halide courtyard lights. Staff reviewed these lights and
found them to be satisfactory.
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10. Sewer: The July 9, 1996 Planning Commission approval of the Technology Park
subdivision allocated 41,672 g.p.d. for the entire subdivision. The applicant has now
submitted a break down of the allocation which is as follows:
Lot #1
600 g.p.d.
Lot #2
Lot #3
2,400 g.p.d.
1,500 g.p.d.
Lot #4
Lot #7
1,500 g.p.d.
3,120 g.p.d.���`"I'^
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Lot #8A
14,000 g.p.d.
Lots 6-14
24,552 g.p.d.
No additional sewer allocation is requested.
11. Recreation Path: The Planning Commission, in its July 9, 1996 approval of the subdivision,
required that a ten (10) foot wide recreation path along the entire frontage on Kimball Avenue
and Shunpike Road be constructed prior to occupancy of the first building constructed on
either lots #1-7 or #9-14. The proposed construction will occur on lot 7 and therefore
the recreation path should be built. Bonds must be submitted to cover the costs of utility and
recreation path construction. The site plans for lot #2 showed the recreation path location.
12. Traffic: The July 9, 1996 Planning Commission approval of the Technology Park
subdivision allocated 647 P.M. peak hour vehicle trip ends (vte's) for the entire 14 lot
subdivision. The Planning Commission requested that a traffic study be conducted if the P.M.
peak vte's exceed 647 for the entire subdivision. This has yet to be done. ITE estimates that
the proposed use on lot #7 will generate 96.85 additional P.M. peak hour vte's. Lot #2 will
generate 71.52 P.M. peak hour vte's. Lot 8A was estimated to generate 243.4 P.M. peak vte's
as part of the July 9, 1996 approval. There are 235.23 trip ends available for the other
undeveloped lots. Traffic impact fees should be paid only on additional P.M. peak vte's above
the 647 approved P.M. peak hour vte's.
13. Dumpsters: A screened dumpster area is not being provided. The plans should be revised
to screen the dumpster from Community Drive.
14. C.O. District: The applicant has submitted finished grade contours which indicates that
disturbance will take place in the C.O. District. Disturbance in this area is not permitted. The
plan should be revised to show no disturbance within the C.O. District. In addition, a silt fence
should be erected along the 100 foot buffer from the westerly property boundary easterly for
approximately 500 feet prior to the start of construction to ensure that the C.O. District is not
impacted.
15. Other: The July 9, 1996 approval required that the applicant undertake several
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improvements to the loop road prior to occupancy of two (2) for the currently undeveloped
internal lots (i.e. lots #6, 7, 9, 11, 12, 13, 14), or by spring of the year 2001, whichever first
occurs. The improvements are as follows:
a) widen road to thirty (30) feet with appropriate base
b) install curb along the entire length
c) install appropriate drainage
d) resurface with new layer of-avement
Detailed plans for the proposed improvements to the loop road must be submitted for review
by the City Engineer prior to construction.
DECISION AND CONDITONS
Based on the above Findings of Fact, the South Burlington Development Review Board
approves site plan application #SP-00-62 of Technology Park Associates to construct a 65,000
square foot general office building, 55 Community Drive, as depicted on a nine (9) page set
of plans, page one (1) entitled "Technology Park South Burlington, VT Lot 7," dated
12/8/2000, with the following stipulations:
1. All previous approvals and stipulations which are not superseded by this approval shall
remain in effect.
2. The plans shall be revised to show the changes below and shall require approval of the
Director of Planning and Zoning (hereinafter Director). Three (3) copies of the approved
revised plans shall be submitted to the Director prior to permit issuance.
a) The plans shall be revised to substitute a species for the White Pine along
Community Drive in consultation with the City Arborist.
b) The parking lot islands shall be illustrated as mulched.
c) The plans shall be revised to show the existing buried electrical lines that served
removed street lights.
d) Plan sheet D5 shall be revised to illustrate curb and pavement details.
e) The plans shall be revised to illustrate a sidewalk along Community Drive.
f) The dumpster shall be screened from view from Community Drive.
g) The plans shall be revised to remove all encroachments from the Conservation and
Open Space District not authorized by the Zoning Regulations.
3. All exterior lighting shall consist of downcasting shielded fixtures. Any change to approved
lights shall require approval of the Director prior to installation.
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4. Prior to issuance of a zoning permit, the applicant shall post a $46,500 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.
5. The building shall be sprinklered and have a fire alarm. The applicant shall consult with
the Fire Department on the location of fire hydrants.
6. Pursuant to Section 25.113(c) of the Zoning Regulations, the South Burlington
Development Review Board approves the taller structure as follows: maximum height of 59.4
feet. It is the Board's opinion that the criteria under Section 25.113(c) are being met.
7. Prior to issuance of a zoning permit for this building or start of utility construction, bonds
to cover the costs of utility and recreation path (i.e., bike path) construction shall be posted.
The amount of the bond shall be approved by the City Engineer.
8. The applicant shall construct a ten (10) foot wide recreation path along the entire frontage
on Kimball Avenue and Shunpike Road (approximately 2500 feet) prior to the occupancy of
this building.
9. The electrical and telephone lines shall be outside of the sixty (60) foot street r.o.w.
10. Prior to permit issuance, the applicant shall post a bond to cover the cost of the
sidewalk. The sidewalk shall be constructed in a location approved by the Director of Public
Works.
11. The Development Review Board approves a sewer allocation of 3,120 gpd. The applicant
will be required to pay the per gallon ice prior to permit issuance.
12. The parking lot shall be swept bi-annually (once in the spring and once in the fall).
13. Prior to start of construction, the applicant shall install a silt fence along the C.O. District
boundary from the westerly property boundary easterly for approximately 500 feet to prevent
any unauthorized encroachment into the C.O. District.
14. The applicant shall obtain a zoning permit within six (6) months pursuant to Section
27.302 of the zoning regulations or this approval is null and void.
15. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative
Officer prior to use of the building.
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16. Any change to the site plan shall require approval by the South Burlington Development
Review Board.
Chairman or Clerk
South Burlington Development Review Board
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Date