Loading...
HomeMy WebLinkAboutSP-95-0000 - Decision - 0020 Farrell Street (2)FINDINGS OF FACT & DECISION STATE OF VERMONT 7 o a a COUNTY OF CHITTENDEN CITY OF SOUTH BURLINGTON Re: Findings of Fact, application of Blueprints, Etc. to amend a previously approved site plan for construction of a 10,000 square foot building for office use, 20 Farrell Street. The amendment consists of phasing the project into two (2) phases, each consisting of 5,000 square feet. On the 27th day of June, 1995, the South Burlington Planning Commission approved the request of Blueprints, Etc. for site plan review under Section 26.10 of the South Burlington Zoning Regulations based on the following findings: 1. This project consists of amending a previously approved site plan for the construction of a two (2) story 10,000 square foot office building on a 1.3 acre lot. The amendment consists of phasing the project into two (2) phases, each consisting of 5,000 square feet. Site plan approval for this building was granted on August 25, 1987, January 14, 1992, May 25, 1993 and on January 10, 1995 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 for Phase I is 29.9% and for Phase II it 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 owner obtained a variance from the ZBA for this encroachment. 6. Parking: Each phase requires 20 parking spaces for a total of 40 spaces. Phase I will provide 26 spaces including two (2) handicapped spaces and Phase II will provide 24 additional spaces for a total of 50 spaces. A bike rack is being provided as 1 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 Planning Commission, as part of the latest approval, granted a landscaping credit for the shortfall. The credit was given for the existing trees to be preserved within the C.O. District and within the front yard area of the property. Staff recommended that all the landscaping be planted as part of Phase I. 8. Sewer: The sewer allocation required for Phase I is 120 gpd and for Phase II is 240 gpd for a total of 360 gpd. The applicant will be required to pay the per gallon fee prior to the issuance of the permit for each phase. 9. Traffic: ITE estimates that each phase will generate 17 vehicle trip ends during the P.M. peak hour. The road impact fee for phase I will be approximately $3500. Phase II impact fee will be determined at the time of permit issuance. 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. Approval expiration: Section 27.302 of the zoning regulations allows the Planning Commission to grant a longer period of approval than the usual six (6) months period for multi -phase development. Staff recommended that a two (2) year approval period be granted for Phase II. 14. 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 Blueprints, Etc. hmend a previously approved site plan for construction of a 10,000 square foot building for office use. The amendment consists of phasing the project into two (2) phases, each consisting of 5,000 square feet as depicted on a plan entitled "Proposed Office 2 Building, 20 Farrell Street, South Burlington, Vermont", prepared by Northern Architects, Inc. and dated 7/8/87, last revised 12/21/94 and containing a stamped "received" date of 6/22/95, 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 a $10,190 landscaping bond prior to issuance of a zoning permit for Phase I and a $1,310 bond prior to issuance of a zoning permit for Phase II. Each 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 120 gpd for Phase I and 240 gpd for Phase II, for a total of 360 gpd. 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 (17 vte's for each phase). 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. 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. 9. The zoning permit for Phase I shall be obtained within 6 months or this approval is null and void. The zoning permit for Phase II shall be obtained within 2 years or approval of Phase II shall be null and void. 10. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to occupancy of each phase. 3 11. Any change to the approved site plan shall require Planning Commission approval. Chairman 'or. Clerk South Burlington Planning Commission K y,� �/ Date