HomeMy WebLinkAboutSD-95-0001 - Decision - 0060 Farrell StreetFINDINGS OF FACT & DECISION
STATE OF VERMONT r
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, 1) the final plat application of National
Gardening Association for construction of a planned unit
development consisting of a 36,000 square foot general
office/medical office building and a 12,432 square foot general
office building on a 4.91 acre parcel of land, 60 Farrell Street,
and 2) the site plan application of Olympiad Court Associates to
amend a previously approved site plan to increase coverage by
reducing the lot size and adding an access to Joy Drive, 70 Farrell
Street. The application also includes a boundary line adjustment
involving approximately 8712 square feet of land.
On the 9th of May, 1995, the South Burlington Planning Commission
approved the request of: 1) National Gardening Association for
final plat approval under Section 204 of the South Burlington
Subdivision Regulations, and 2) Olympiad Court Associates for site
plan review under Section 26.10 of the South Burlington Zoning
Regulations based on the following findings:
1. This project consists of the following: 1) construction of a
2 -story 12,432 square foot general office building and a 4 -story
36,000 square foot office building which includes 21,000 square
feet of general office use and 15,000 square feet of medical office
use, 2) a boundary line adjustment with 70 Farrell Street
(Olympiad), and 3) amend the site plan for the Olympiad property to
increase coverage by reducing the lot size and adding an access to
Joy Drive. Preliminary Plat was approved on 1/24/95.
2. The applicant's development plans were modified midway through
the final plat review process. These modifications included: 1)
increasing the size of the 60 Farrell Street lot by 0.2 acres and
reducing the size of the 70 Farrell Street property by 0.2 acres,
2) creating a second access to the 60 Farrell Street property over
the 70 Farrell Street property to Joy Drive, and 3) amending the
site plans for the 70 Farrell Street property resulting from the
0.2 acre reduction in lot area.
3. This 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-
189 and on the east by WCAX-TV studios.
4. Access/circulation: Access will be provided by a 30 foot curb
cut on Farrell Street and a 24 foot access road to Joy Drive across
the Olympiad property. A 60 foot r.o.w. will be provided for this
purpose. The legal documents for this r.o.w. should be approved by
the City Attorney and recorded prior to issuance of a zoning
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permit.
5. The new access to Joy Drive will result in the Olympiad parcel
having two (2) driveways. Section 26.103(a) of the zoning
regulations states that "unless specifically approved by the
Planning Commission there shall be a maximum of one driveway per
lot accessing a public street". Staff did not see a problem with
this additional access since it is on a different street.
Circulation is adequate.
6. Coverage/setbacks: National Gardening site: Building coverage
is 7.3 % (maximum allowed is 30%). Overall coverage is 36.6%
(maximum allowed is 70%). Front yard coverage is 27.8% (maximum
allowed is 30%).
Olympiad site: Building coverage is 28.2% (maximum allowed is
30%). Overall coverage is 55% (maximum allowed is 70%). Front
yard coverage along Joy Drive is increasing from 21.8% to 28.2%
(maximum allowed is 30%). Front yard coverage along Farrell Street
is decreasing from 30.6% to 29% (maximum allowed is 30%).
7. Setback requirements are met. Additional setback requirements
are needed for the larger office building because it is 10 feet
higher than allowed (see discussion on building height). This
building meets the added setback requirements.
8. Landscaping: The minimum landscaping requirement, based on
building costs, is $29,188 which is being met. Additional
landscaping was added since preliminary plat approval which now
includes Norway Maple, Juniper, White Pine, Rhododendron, Lilac,
Crabapple and Arborvitae. The landscaping plan should be revised
so that all landscaping information is all on one (1) sheet.
9. Parking: This project requires a total of 209 parking spaces
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and 195 spaces including six (6) handicapped spaces were proposed
and approved at preliminary plat. This was a 14 space or 6.7%
gW
shortfall. The final plat has 188 spaces which represents a 21
ZO'7
space or 10% shortfall. Eight (8) spaces are shown as future
spaces. Bike racks are being provided as required.
10. Traffic: The preliminary plat approval required the applicant
to widen the north leg of the Farrell Street/Swift Street
intersection in order to accommodate a separate right turn lane on
Farrell Street. The proposed plan shows widening 11 feet on the
east side in order to accommodate the right turn lane and also two
(2) 5 foot bike lanes. The plan is acceptable. Staff recommended
that the applicant construct all improvements as shown on the plan
in order to avoid two (2) separate construction projects (i.e.,
improvements required for National Gardening and improvements
required for bike lanes).
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11. The applicant has met with the East Woods neighborhood since
the Preliminary Plat hearing to discuss traffic in the
neighborhood. The applicant has agreed to work with the
neighborhood in exploring various traffic calming techniques to
slow traffic down (i.e., narrowing of street at mid -block
locations). The applicant and neighborhood will be going to the
Council for permission to implement such traffic calming measures.
12. Due to the anticipated impact of traffic generated by this
development,the applicant should be responsible for constructing
"neck -down" improvements (i.e., street narrowing) or other "traffic
calming" improvements in the Eastwoods neighborhood. A plan for
such improvements should require approval by the City Council prior
to issuance of a zoning permit. If the City Council does not
approve any traffic mitigation for the neighborhood, the applicant
should return to the Planning Commission for a final decision
(i.e., approval or denial) on this application.
13. The applicant was made aware that the road impact fee for this
project is approximately $28,000.
14. Sewer: The sewer allocation being requested for this project
is 4,600 gpd. The applicant will be required to pay the per gallon
fee prior to permit issuance. The applicant will also be required
to pay $11.62 per linear foot of sewer line along the property's
frontage.
15. Boundary line adjustment: It was discovered that the Olympiad
building was partially constructed on this property. This
violation will be corrected by a land swap between the applicant
and the Olympiad. This land swap will result in the Olympiad
building meeting the side setback requirement and the National
Gardening parcel increasing in size by 0.2 acres and the Olympiad
parcel being reduced by 0.2 acres.
16. Bicycle path: The bikeway which begins at UVM on Spear Street
and ends at Farrell Street crosses this property along the
southerly boundary. The plan shows this bikeway relocated to the
south. The revised location has been tentatively approved by the
City but still needs approval by AOT.
17. Fire access
preliminary
provide more
plat
spat
lane: The fire access
approval with approval
e for garden areas.
lane was modified since
of the Fire Chief to
18. Building height: The smaller office building will have a 40
foot height which is the maximum allowed for a pitched roof
structure. The larger office building is proposed to be 45 feet in
height which is 10 feet more than is permitted for a flat roofed
structure. The applicant is requesting an increase in height to 45
feet under section 25.113(b) of the zoning regulations. The
Planning Commission approved this increase in height at preliminary
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plat.
19. Lighting: Exterior lighting will consist of 13 - 250 watt
metal halide forward throw with cutoff shielded lamps mounted on
eleven (11) 16 foot poles. Prior to issuance of a zoning permit,
the applicant must submit details and cut -sheets of all exterior
building mounted lights for approval of the City Planner
(preliminary plat condition #11).
20. PUD criteria: The applicant previously submitted a report
addressing the PUD criteria in Section 26.151 of the zoning
regulations.
21. Rubbish storage: Two (2) roofed rubbish enclosures are
proposed, one (1) for each building.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning
Commission approves: 1) the final plat application of National
Gardening Association for construction of a planned unit
development consisting of a 36,000 square foot general
office/medical office building and a 12,432 square foot general
office building on a 4.91 acre parcel of land, 60 Farrell Street,
and 2) the site plan application of Olympiad Court Associates to
amend a previously approved site plan to increase coverage by
reducing the lot size and adding an access to Joy Drive, 70 Farrell
Street. The application also includes a boundary line adjustment
involving approximately 8712 square feet of land, as depicted on a
twelve (12) page set of plans, page one entitled "National
Gardening Proposed New Office, Site Plan, South Burlington,
Vermont" prepared by Civil Engineering Associates, Inc., dated
December 1994, last revised 3/20/95, and as depicted on a survey
plat entitled "Plat of Boundary Survey and Adjustment Property of
Gardens For All, Inc." prepared by Civil Engineering Associates,
Inc. and dated 12/94, 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 $29,188 landscape bond prior to
issuance of a zoning permit. The bond shall remain in effect for
three (3) years to assure that the landscaping takes root and has
a good chance of surviving.
3. The plans shall be revised prior to recording of the final plat
as follows:
a) The landscaping plan shall be revised so that all
landscaping information is on one (1) sheet.
b) The survey plat shall be signed and stamped by the land
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surveyor.
c) Revise Erosion Control Plan to correctly show proposed
site improvements.
4. The Planning Commission approves 196 parking spaces, eight (8)
of which are shown as future spaces and therefore will not be
constructed at this time. These 196 spaces represent a waiver of
13 spaces or 6.2% of the total required. It is the Commission's
opinion that 196 spaces will adequately serve the project since a
significant portion of the gross square footage of the building
will be devoted to stairway and elevator space and therefore will
not be devoted to uses which typically generate parking demand.
The eight (8) future spaces shall be constructed if determined to
be necessary by the applicant.
5. For the purposes of calculating required road impact fees under
the South Burlington Impact Fee Ordinance, the Planning Commission
estimates that the proposed office complex will generate 140
vehicle trip ends during the P.M. peak hour.
6. A sewer allocation of 4,600 gpd is approved. The applicant
shall pay the per gallon fee prior to issuance of a zoning permit.
7. The applicant shall be responsible for widening the northern
leg of the Farrell Street/Swift Street intersection in accordance
with the plan entitled "National Gardening Farrell St. Right Turn
Lane, Site Plan", dated 2/95. This work shall be completed prior
to occupancy of the first office building.
8. The Planning Commission approves a building height of 45 feet
above average pre -construction grade for the large office building.
It is the Planning Commission's opinion that the requirements of
Sections 25.113(b) and (c) are adequately met.
9. All exterior lighting shall be downcasting and shielded and
shall not cast light beyond the property line. Any change in
lighting shall be approved by the City Planner prior to
installation. Applicant shall submit, prior to issuance of a
zoning permit, details and cut -sheets of all exterior building
mounted lights for approval by the City Planner.
10. Prior to issuance of a zoning permit, the applicant shall
reimburse the City $11.62 per linear foot of frontage for the 1976
sewer line extension.
11. This approval is conditioned on a maximum of 15,000 square
feet of medical office use. Any increase of medical office use
above the 15,000 square foot limit shall require planning
commission approval.
12. The final plat plans shall be recorded in the land records
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within 90 days or this approval is null and void. The plans shall
be signed by the Planning Commission Chairman or Clerk prior to
recording.
13. Due to the anticipated impact of traffic generated by this
development, the applicant shall be responsible for constructing
"neck -down" improvements (i.e., street narrowing) or other "traffic
calming" improvements in the Eastwoods neighborhood. A plan for
such improvements shall require approval by the City Council prior
to issuance of a zoning permit. If the City Council does not
approve any traffic mitigation for the, neighborhood, the applicant
shall return to the Planning Commission for a final decision (i.e.,
approval or denial) on this pp". ion.
/- eha±rman--or Clerk
South Burlington Planning Commission
Date
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