HomeMy WebLinkAboutSP-97-0000 - Decision - 0550 Hinesburg RoadFINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of HFB Realty Partnership to
amend a previously approved plan for an 18,000 square foot general
office building. The amendment consists of converting 950 square
feet of general office use to medical office use, 550 Hinesburg
Road.
On the 26th day of August, 1997, the South Burlington Planning
Commission approved the request of HFB Realty Partnership 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 plan previously approved on
4/13/93 for a 18,000 square foot general office building. The
amendment consists of converting 950 square feet of general office
use to medical office use. The ZBA on 8/25/97 approved a request
from the applicant for a conditional use permit for the proposed
use.
2. This property located at 550 Hinesburg Road lies within the R7
District. It is bounded on north, east and south by the common
land which is part of the Winding Brook residential development and
on the west by Hinesburg Road.
3. Access/circulation: Access is provided by a 30 foot curb cut
on Hinesburg Road. No changes proposed.
Circulation on the site is adequate.
4. Coverage/setbacks: Building coverage is 7.4% (maximum allowed
is 25%). Overall coverage is 60% (maximum allowed is 60%). Front
yard coverage is 26.7% (maximum allowed is 30%).
5. Landscaping: There is no minimum landscaping requirement,
based on building costs, for this project. The site is well
landscaped and no additional landscaping recommended.
6. Sewer: The additional sewer allocation requested is 240 gpd.
The applicant will be required to pay the per gallon fee prior to
permit issuance.
7. Parking: A total of 73 spaces are required and 69 spaces
including three (3) handicapped spaces are being provided. This
represents a four (4) space shortfall. The Commission as part of
the 4/13/93 approval granted a four (4) space waiver. The plan
should be revised to include a bike rack as required under Section
26.253(b) of the zoning regulations.
8. Traffic: This property is located in Traffic Overlay Zone 5
which allows this property to generate a maximum of 50 vehicle trip
ends (vte's) during the P.M. peak hour. ITE estimated that the
18,000 square foot office building would generate 52.5 vte's and
the Planning Commission as part of the 4/13/93 approval determined
that the building would generate no more than 50 vte's during the
peak hour due to the unique configuration of the building in that
a large portion of the building would be devoted to stairway and
elevator use. ITE estimates that the proposed change in use would
generate 1.1 additional vte's during the P.M. peak hour. The
Planning Commission may approve peak hour traffic volumes above the
normal standards if the Commission determines that other site
improvements will produce a net benefit for traffic flow in the
vicinity. Traffic counts submitted by the applicant of other
similar developments indicate that the proposed change in use will
generate zero (0) additional vehicle trip ends during the P.M. peak
hour.
9. Lighting: No changes proposed.
10. Dumpster: A screened dumpster area is provided.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning
Commission approves the site plan application of HFB Realty
Partnership to amend a previously approved plan for an 18,000
square foot general office building. The amendment consists of
converting 950 square feet of general office use to medical office
use, 550 Hinesburg Road, as depicted on a plan entitled, "Wright &
Morrissey Hinesburg Road Office Building Site Plan So. Burlington
Vermont," prepared by Civil Engineering Associates, Inc., dated
September, 1993, last revised 8/15/97, with the following
stipulations:
1. All previous approvals and stipulations which are not
superseded by this approval shall remain in effect.
2. Any new exterior lighting shall consist of downcasting shielded
fixtures so as not to cast light beyond the property line. Any
change in lighting shall be approved by the City Planner prior to
installation.
3. The Planning Commission approves an additional 240 gpd of sewer
allocation. The applicant shall pay the per gallon fee prior to
permit issuance.
4. The Planning Commission approves 69 parking spaces for this
development. This represents a waiver of 4 spaces or 5.5% of the
total required. It is the Commission's opinion that 69 spaces will
adequately serve the project since a significant portion of the
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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.
5. This property is located in Traffic Overlay Zone 5 which
permits this property to generate a maximum of 50 trip ends during
the peak hour. Based on I.T.E., it is estimated that a building
with 17,050 square feet of general office use and 950 square feet
of medical office use will generate 53.6 trip ends during the peak
hour. This estimate is based on gross square footage. Based on
traffic counts submitted by the applicant of other similar
developments, it is the Commission's opinion that the building will
generate no more than 50 vte's during the P.M. peak hour.
6. For the purpose of calculating road impact fees under the South
Burlington Impact Fee Ordinance, the Planning Commission estimates
that the change in use will generate zero (0) additonal vehicle
trip ends during the P.M. peak hour.
7. The applicant shall obtain a zoning permit within six (6)
months pursuant to Section 27.302 of the zoning regulations or this
approval is null and void.
8. The applicant shall obtain a Certificate of
Occupancy/Compliance from the Administrative Officer prior to
occupancy by the medical office.
9. Any changes to the site plan shall require approval by the
South Burlington Planning Commission.
cu 4 , u----
Chairman or Clerk
South Burlington Planning Commission
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Date'
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