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HomeMy WebLinkAboutVR-92-0000 - Decision - 0020 Farrell StreetFINDINGS OF FACT & DECISION STATE OF VERMONT �' _ 9 2- COUNTY OF CHITTENDEN CITY OF SOUTH BURLINGTON Re: Findings of Fact, application of the Trillium Limited Part- nership for construction of a 10,000 square foot building for professional office use, 20 Farrell Street. i On the 14th of January, 1992 the South Burlington Planning Com- mission approved the request of the Trillium Limited Partnership for site plan review under Section 19.10 of 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 but the building was never built. The applicant is seeking a variance from the Zoning Board from dimensional requirements in order to build the building with 54 square feet located within 93 feet of the centerline of Potash Brook. 2. This property is located in the C2 and CO zones and is bound- ed 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 via one (1) 30 foot wide curb cut on Farrell Street. A 30 foot wide drive will serve the first 100 feet. It will then narrow to 24 feet to serve the parking area. Circulation pattern is acceptable. 4. Parking: The project requires a total of 40 parking spaces and 40 are shown on the plan including one (1) handicapped space. Parking stall dimensions and aisle widths meet minimum require- ments. 5. Coverage/setbacks: Building coverage is 9% (maximum allowed is 30%). Overall coverage is 42% (maximum allowed is 70%). Front yard coverage is 18.9% (maximum allowed is 30%). The building does not meet the 100 foot setback requirement from the center of Potash Brook. It will project seven (7) feet into this setback area and will result in 54 square feet of the build- ing within the Conservation zone. The applicant appeared before the Zoning Board of Adjustment on November 18, 1991 and was granted a variance for the encroachment into the CO zone. All other setback requirements are met. 6. Landscaping: The landscaping requirement for this project is $11,500. The landscaping proposal falls $7,618 short of this requirement. The applicant is seeking a credit for this short- fall. Linder Section 19.104(a) of the zoning regulations the Planning Commission may grant some credit for existing trees or for site improvments other than tree planting as long as the objectives of this section are not reduced. No trees may be cut within the CO zone. 7. Sewer: The sewer allocation for this protect is 500 gpd. The applicant will have to pay the $2.50 per gallon fee prior to permit. The applicant will be placed on a waiting list, there is no sewer capacity available at the Bartlett Bay Treatment facili- ty. 8. Traffic: The lot is not in a Traffic Overlay Zone. However, the applicant must contribute $750 to the a Shelburne Road Inter- section Improvement Fund of $750 based on 29.1 new peak hour trip ends generated by this use. 9. Drainage easement: The plans shows a 15 foot drainage ease- ment along the front of the property. This easement was a re- quirement of the 8/25/87 approval. The legal documents granting this easement must be recorded prior to permit. 10. 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.. 11. 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. Other: Screened dumpster area is shown and it is located in front of a parking stall. When this stall is being used, the dumpster can not be accessed. DECISION & CONDITIONS Based on the above Findings of Fact, the South Burlington Plan- ning Commission approves the site plan application of the Tril- luim Limited Partnership for construction of a 10,000 square foot building for professional office use as depicted on a plan enti- tled "Proposed Office Building, 20 Farrell Street, South Burling- ton, Vermont", prepared by Northern Architects, Inc. and dated 7/8/87, last revised 11/11/91, with the following stipulations: 1. The applicant shall post. an $11,500, 3-year landscaping bond prior to permit. Prior to permit, the plan shall be revised to show two (2) additional trees along the front parking area and additional foundation plantings along the west side of the build- ing. The revised plan shall be approved by the Planner. 2. The Planning Commission grants a credit for existing trees to be preserved within the Conservation zone and within the front yard area of the property. 3. The plan shall be revised to show the paved area in front of the dumpster as a striped, "No Parking" area in order to maintain access to the dumpster. 4. The Planning Commission grants a waiver of 1 parking space, thereby approving 39 spaces. 5. The Planning Commission grants a sewer allocation of 500 gpd for this project. Due to the unavailability of sewer capacity at the Bartlett Bay Treatment facility at this time,the project will be placed on a waiting list until such time as treatment capacity is available. A zoning/building permit will not be issued until such time as sufficient capacity is available as determined by the City Planncr. A sewer allocation fee shall be paid prior to permit. 6. The applicant shall contribute $750 to the Shelburne Road Intersection Improvement fund based on 29 peak hour trip ends estimated to be generated by this development. 7. 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 permit. 8. Prior to permit, the developer shall reimburse the City $11.62 per linear foot of frontage for the 1976 sewer line exten- sion. 9. 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. 10. The zoning/building permit shall be obtained within 6 months of the date at which sewer capacity is available, or this approv- al is null and void. r Chairman o Clerk South Burlington Planning Commission Date