HomeMy WebLinkAboutSD-00-57 - Decision - 0060 Farrell Street#SD-00-57
FINDINGS OF FACT AND DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, final plat application #SD-00-57 of Wright and Morrissey Realty Corporation to
amend a P.U.D. consisting of. 1) a 41,000 square foot building which includes 40,500 square feet of
general office use and 500 square feet of bakery and delicatessen use, and 2) a 34 unit multi -family
dwelling. The amendment consists of. 1) reducing the number of units in the,multi-family dwelling
from 34 units to 30 units, 2) converting 5,000 square feet of the residential building to general office
use, 3) converting 3,200 square feet of the residential building to light manufacturing use, and 4)
increasing the allowable height of the residential building from 42 feet above pre -construction grade
to 45 feet above pre -construction grade, 60 Farrell Street.
On the 2Is' of November, 2000, the South Burlington Development Review Board approved the final
plat application of Wright and Morrissey Realty Corporation under Section 204 of the South
Burlington Subdivision Regulations based on the following findings:
1. This project is an amendment to a P.U.D. consisting of. 1) a 41,000 square foot building which
includes 40,500 square feet of general office use and 500 square feet of bakery and delicatessen use,
and 2) a 34 unit multi -family dwelling. The amendment consists of: 1) reducing the number of units
in the multi -family dwelling from 34 units to 30 units, 2) converting 5,000 square feet of the
residential building to general office use, 3) converting 3,200 square feet of the residential building
to light manufacturing use, and 4) increasing the allowable height of the residential building from
42 feet above pre -construction grade to 45 feet above pre -construction grade, 60 Farrell Street.
2. The owner of record is the 60 Farrell Street Corporation.
3. The property located at 60 Farrell Street lies within the C2 and C.O. Districts. It is bounded on
the north by the Olympiad Fitness Center, on the west by Farrell Street, on the south by I-89, and on
the east by WCAX studios.
4. Access/circulation: Access is provided by a 30 foot curb cut on Farrell Street and a 24 foot curb
cut on Joy Drive. Access to Joy Drive is via a deeded right of way over the Olympiad property.
Circulation on the site is adequate.
5. Coverage/setbacks: The existing building coverage will remain 10% (30% max). The total
coverage for the property is 44.01 % (70% max). The Development Review Board previously
approved this development using the commercial and industrial coverages in order to encourage
mixed use development.
The required PUD perimeter setback according to Section 26.154(d) of the Zoning Regulations
is 30 feet for a planned unit development. This setback is not being met on the north boundary
of the property. The Development Review Board previously modified these setback
requirements utilizing Section 12.406 (b) of the zoning regulations. Additional setback
requirements required for the additional height waiver is also not met (see discussion on building
height).
6. Densi : The maximum density for this property, based on acreage, is 34.3 units of residential
housing. The applicant is proposing 30 units of housing.
7. Building Height: The applicant is requesting an additional height waiver of three feet as the
proposed building will rise to an overall height of 45 feet above the pre -construction grade. The
Board previously granted a seven foot height waiver for the proposed building for an overall height
of 42 feet. This is a flat roof structure which under Section 25.113 (a) of the zoning regulations have
a maximum height limit of 35 ft. Under Section 25.113 (b) of the Zoning regulations, the DRB may
approve an increase in height for a residential structure up to 45 ft. if the Board determines that a
taller structure:
(i) Will utilize topography and will relate to other existing and proposed structures so as to
be aesthetically compatible with the neighborhood;
(ii) will not detract from scenic views of adjacent properties or public streets and walkways;
and
(iii) will allow retention of additional green space that will enhance the appearance of the
developed property.
Section 25.113 (d) of the zoning regulations requires additional setbacks for taller structures.
The building must have a front yard and rear yard setback no less than 40 feet and a side yard
setback of no less than 35 feet. A side yard setback of 19 feet is proposed along the northern
boundary and therefore does not meet this requirement. The Board may waive the requirements
of this section as long as the general objectives of the PUD and applicable zoning district are
met.
8. Landscaping: The applicant has indicated that there may be some changes to the landscaping plan.
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9. Lighting: All lighting must be downcasting and shielded. The Director of Planning and Zoning has
reviewed the proposed lights and recommends that the building mounted lights have wattage of 100
watts or less.
10. Parkina: A total of 92 additional parking spaces are required for the residential units and
commercial/industrial uses for a total of 243 required spaces. A total of 217 spaces will be
available. The Board previously granted a parking waiver of 13 spaces or 5% of the required
parking. Sixty-six additional parking spaces are proposed and the applicant requested an additional
parking waiver of 13 spaces for the 26 space or 11 % total difference. A total of seven handicapped
spaces are required and eight are provided. A bike rack is also being provided.
11. Traffic: ITE estimates that the approved uses for this property would generate 119.12 trip ends
(vte's) during the P.M. peak hour. The proposed changes to the property will generate an additional
8.22 PM peak vte's for a total of 127.34 vte's.
12. Sewer: The applicant requested a reduction in the previously approved sewer allocation for this
building from 5,970 g.p.d to 5,922 g.p.d. This is a 48 g.p.d. reduction. The total allocation for this
property, existing and proposed, is 9,772 g.p.d. The applicant will be required to pay the per gallon
fee for the additional allocation prior to permit issuance.
13. Impact fees: The applicant should be aware that school, recreation, and road impact fees will
apply to the new residential building.
14. C.O. District: The applicant has submitted finished grade contours which indicates that disturbance
will take place in the C.O. District. The plan should be revised to show no disturbance within the C.O.
District. The applicant should submit a revised landscaping plan to ensure that no disturbance will occur
in the C.O. District.
Other: The proposed dwelling units will not be less than 500 square feet per unit.
DECISION AND CONDITIONS
Based on the above Findings of Fact, the South Burlington Development Review Board approves final
plat application 4SD-00-57 of Wright and Morrissey Realty Corporation to amend a P.U.D. consisting
of. 1) a 41,000 square foot building which includes 40,500 square feet of general office use and 500
square feet of bakery and delicatessen use, and 2) a 34 unit multi -family dwelling. The amendment
consists of: 1) reducing the number of units in the multi -family dwelling from 34 units to 30 units, 2)
converting 5,000 square feet of the residential building to general office use, 3) converting 3,200 square
feet of the residential building to light manufacturing use, and 4) increasing the allowable height of the
residential building from 42 feet above pre -construction grade to 45 feet above pre -construction grade,
60 Farrell Street, as depicted on a seven page set of plans, page one entitled "Wright and Morrissey
Realty Corp. Proposed Multi -Family Housing Overall Site Plan South Burlington Vermont," prepared by
Civil Engineering Associates, dated May 2000, last revised on 10/6/00, with the following stipulations:
1. All previous approvals and stipulations which are not superseded by this approval shaII
remain in effect.
2. The plat plans shall be revised to show the changes below and shall require approval of
the Director of Planning & Zoning. Four copies of the approved revised plans shall be
submitted to the Director of Planning & Zoning prior to recording:
a. The landscaping and site plans shall be revised to remove all encroachments from
the Conservation and Open Space District including filling and grading with the
exception of restoring grading to original condition.
b. The site plan shall be revised to illustrate the footprint of the building as shown on
the landscaping plan.
3. Pursuant to Section 12.406(b) of the Zoning Regulations, the South Burlington Development
Review Board modifies the setback requirements as shown on the approved plans.
4. Pursuant to Sections 25.113(b) and (c) of the zoning regulations, the South Burlington
Development Review Board approves the taller structure within the development as follows:
maximum height of45 feet. It is the Board's opinion that the criteria under Sections 25.113(b)
and (c) are being met for the taller structure.
5. Pursuant to Section 25.256(b) of the zoning regulations, the Development Review Board
approves a 26 space or 11 % waiver for a total of 217 spaces approved.
6. All exterior lighting shall consist of downcasting shielded fixtures. Any change to
approved lights shall require approval of the Director of Planning & Zoning prior to
installation.
7. The Development Review Board approves an additional sewer allocation of 5,922 g.p.d
for a total allocation of 9,772 g.p.d. The applicant will be required to pay the per gallon
fee prior to permit issuance.
8. For the purpose of calculating road impact fees under the South Burlington Impact Fee
Ordinance, the Development Review Board estimates that the proposed multi -family
dwelling, general office use, and light industrial use will generate 8.22 additional vehicle trip
ends during the P.M. peak hour for a total of 127.34 P.M. peak vte's.
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9. The proposed building shall be sprinklered and include a fire alarm.
10. The dwelling units shall not be less than 500 square feet in size.
11. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative
Officer prior to occupancy of the building.
12. The final plat plan (sheet one) shall be recorded in the South Burlington land records within
90 days or this approval is null and void. The plan shall be signed by the Development
Review Board Chair or Clerk prior to recording.
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Chair or Clerk
South Burlington Development Review Board
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