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
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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
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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.
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11. Any change to the approved site plan shall require Planning
Commission approval.
Chairman 'or. Clerk
South Burlington Planning Commission
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Date