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HomeMy WebLinkAboutSP-93-0000 - Decision - 0020 Farrell StreetFINDINGS OF FACT & DECISION STATE OF VERMONT a o p COUNTY OF CHITTENDEN �1p �' 2 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 25th of May, 1993, the South Burlington Planning Commission approved the request of 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 and on January 14, 1992 and a six (6) month extension was granted on 6/23/92 but this building has never been built. The applicant received a variance from the Zoning Board of Adjustment on April 12, 1993 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 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/Circulati curb cut on Farrell first 100 feet. I t will be via one (1) 30 foot wide 30 foot wide drive will serve the narrow to 24 feet to serve the Circulation pattern is acceptable. 4. Parking: The project requires a total of 40 parking spaces and 39 spaces are shown on the plan including one (1) handicapped space. Parking stall dimensions and aisle widths meet minimum requirements. The Planning Commission granted a waiver of one (1) parking space on 1/14/92. The plan should be revised to indicate that only 39 spaces are being provided. 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 building within the Conservation zone. The applicant appeared before the Zoning Board of Adjustment on April 12, 1993 and was granted a 1 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 $5600 short of this requirement. The applicant is seeking a credit for this shortfall. Under Section 19.104(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. The 1/14/92 approval required that two (2) additional trees be provided along the front parking area and additional foundation plantings along the west side of the building be shown. These additional plantings are shown on the plan but the additional trees are not reflected in the planting schedule. The planting schedule should be revised to include these additional trees. 7. Sewer: The sewer allocation for this project is 500 gpd. The applicant will have to pay the $2.50 per gallon fee prior to permit. 8. Traffic: The lot is not in a Traffic Overlay Zone. However, the applicant must contribute $750 to the Shelburne Road Intersection Improvement Fund based on 29.1 new peak hour trip ends generated by this use. 9. 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. 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. 12. Other: Dumpster is propsoed to be screened with a Forsythia hedge. 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, 2 last revised 4/l/92, with the following stipulations: 1. All previous approvals and conditions which are not superseded by this approval shall remain in affect. 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 $5,600 landscaping credit for existing trees to be preserved within the Conservation Zone and within the front yard area of the property. 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. 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 extension. 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 plan shall be revised to show an evergreen screen around the dumpster instead of forsythia. The revised plan shall be approved by the City Planner prior to issuance of a building/zoning permit. 11. The plan shall be revised prior to issuance of a zoning/building permit to show the changes listed below. Three (3) copies of the revised plan shall be submitted to the City Planner. a) Notes in parking area shall indicate that 39 spaces are to be provided, not 40. b) The planting schedule shall list the two (2), 2 1/2 - 3" sugar maples which will be planted in the front yard. 12. All lighting shall be downcasting and shielded so as not to 3 cast light beyond the property line. Any change in lighting must be approved by the City Planner prior to installation. 13. The zoning/building permit shall be obtained within 6 months or this approval is null and void. 14. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to occupancy of the building. 15. Any change to the approved site plan shall require Planning Commission approval. Chairman or Clerk South Burlington Planning Commission yl., Wi 3 Date 4