HomeMy WebLinkAboutSP-95-0000 - Decision - 0020 Farrell StreetFINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN I
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of Trillium Limited Partnership
for construction of a 10,000 square foot building for professional
office use, 20 Farrell Street.
On the loth of January, 1995, the South Burlington Planning
Commission approved the request of Trillium Limited Partnership for
site plan review under Section 26.10 of the the South Burlington
Zoning Regulations based on the following findings:
1. This project consists of the construction of a two (2) story
10,000 square foot office building on a 1.3 acre lot. Site plan
approval for this building was granted on August 25, 1987, January
14, 1992 and on May 25, 1993 but this building has never been
built. The applicant obtained a variance from the Zoning Board of
Adjustment on January 9, 1995 in order to build the building with
54 square feet located within 93 feet of the centerline of Potash
Brook.
2. This property located at 20 Farrell Street lies within the C2
and CO zones and is bounded on the north by the Vermont Lung
Association, on the east by East Woods, on the south by a
warehouse/distribution building and on the west by Farrell Street.
3. Access/circulation: Access will be provided by one (1) 22 foot
wide curb cut on Farrell Street.
Circulation is adequate.
4. Coverage/setbacks: Building coverage is 9% (maximum allowed is
30%). Overall coverage is 39% (maximum allowed is 70%). Front
yard coverage is 19% (maximum allowed is 30%).
5. The building meets the setback requirements except that it will
project seven (7) feet into C.O. zone and will result in 54 square
feet of the building being within the C.O. zone. The applicant
obtained a variance from the ZBA for this encroachment.
6. Parking: This project requires 40 parking spaces and 50 spaces
are being provided including two (2) handicapped spaces. A bike
rack is being provided as required under Section 26.253(b) of the
zoning regulations.
7. Landscaping: The landscaping requirement for this project is
$11,500. The landscaping proposal falls $5258 short of this
requirement. The applicant is seeking a credit for this shortfall.
Under Section 26.105(a) of the zoning regulations the Planning
Commission may grant some credit for existing trees or for site
improvements other than tree planting as long as the objectives of
this section are not reduced. No trees may be cut within the CO
zone.
8. Sewer: The sewer allocation for this project is 500 gpd. The
applicant will have to pay the per gallon fee prior to permit.
9. Traffic: ITE estimates that the proposed use will generate 34
vehicle trip ends during the P.M. peak hour.
10. Drainage easement: The plan shows a 15 foot drainage easement
along the front of the property. This easement was a requirement
of the 8/25/87 approval. The legal documents granting this
easement must be recorded prior to permit.
11. Sewer Line Extension: One of the requirements of the 8/25/87
approval was that the developer reimburse the City $11.62/linear
foot of frontage for the 1976 sewer line extension prior to permit.
12. Lighting: Exterior lighting consists of two (2) 250 watt
metal halide cutoff luminaries on 14 foot poles and two (2) 100
watt incandescent recessed lights attached to the building.
13. Other: Dumpster is proposed to be screened with an evergreen
hedge as required on 5/25/93.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning
Commission approves the site plan application of the Trillium
Limited Partnership for construction of a 10,000 square foot
building for professional office use as depicted on a plan entitled
"Proposed Office Building, 20 Farrell Street, South Burlington,
Vermont", prepared by Northern Architects, Inc. and dated 7/8/87,
last revised 12/21/94 with the following stipulations:
1. All previous approvals and stipulations which are not
superseded by this approval shall remain in effect.
2. The applicant shall post an $11,500 landscaping bond prior to
permit. The bond shall remain in effect for a period of three (3)
years to assure that the landscaping takes root and has a good
change of surviving.
3. The Planning Commission grants a $5,258 landscaping credit for
existing trees to be preserved within the Conservation and Open
Space zone and within the front yard area of the property.
4. The Planning Commission grants a sewer allocation of 500 gpd
for this project. A sewer allocation fee shall be paid prior to
permit.
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4. The Planning Commission grants a sewer allocation of 500 gpd
for this project. A sewer allocation fee shall be paid prior to
permit.
5. For purposes of calculating required road impact fees under the
South Burlington Impact Fee Ordinance, the Planning Commission
estimates that the proposed use will generate 34 vehicle trip ends
during the P.M. Peak Hour.
6. Appropriate legal documents for the 15 foot drainage easement
shall be submitted to the City Attorney for approval and shall be
recorded in the South Burlington land records prior to issuance of
a zoning permit.
7. Prior to issuance of a zoning permit, the developer shall
reimburse the City $11.62 per linear foot of frontage for the 1976
sewer line extension.
8. The applicant shall be responsible for installing a new fire
hydrant adjacent to the new 24 inch CWD line along the north side
of I-89. This is necessary in order to provide proper fire
protection.
9. All lighting shall be downcasting and shielded so as not to
cast light beyond the property line. Any change in lighting must
be approved by the City Planner prior to installation. Prior to
issuance of a zoning permit, the applicant shall submit details of
proposed building mounted lights to the City Planner for approval.
10. The zoning permit shall be obtained within 6 months or this
approval is null and void.
11. The applicant shall obtain a Certificate of
Occupancy/Compliance from the Administrative Officer prior to
occupancy of the building.
12. Any change to the approved site plan shall require Planning
Commission approval.
Chairman or Clerk
South Burlington Planning Commission
Date
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