HomeMy WebLinkAboutSP-93-0000 - Decision - 0550 Hinesburg RoadFINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN l3 vj--)pb
CITY OF SOUTH BURLINGTON l
Re: Findings of Fact, application of Eugene and Dan Morrissey for
construction of an 18,000 square foot building for general office
use, 550 Hinesburg Road.
On the 13th of April, 1993 the South Burlington Planning Commission
approved the request of Eugene and Dan Morrissey 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 three (3) story
18,000 square foot general office building on a 1.02 acre lot.
This lot was previously used by Goodrich Construction to store
construction equipment and supplies. The Zoning Board of
Adjustment on 3/22/93 granted the applicants a conditional use
permit for this project.
2. This property located at 550 Hinesburg Road lies within the R7
District. It is bounded on the 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 proposed to be via a 30 foot
curb cut on Hinesburg Road.
Circulation is adequate.
4. Parking: This project requires a total of 72 parking spaces
based on gross floor area and only 70 spaces including four ( 4 )
handicapped spaces are being shown. Two (2) spaces at the entrance
will be removed to comply with the front yard landscaping
requirement (see discussion under landscaping). This reduces the
number of spaces available to 68.
5. Landscaping: The minimum landscaping requirement for this
project is $15,500 which is being met. Planting will include
Honeylocust, Hemlock, Arborvitae, Burning Bush, Juniper and
Wintercreeper.
Section 19.104b. of the zoning regulations requires a 15 foot
landscaped strip between the street line and the balance of the
lot. Staff interprets the street line to begin at the edge of the
planned r.o.w. Since only driveways can traverse this strip, two
(2) parking spaces at the entrance must be removed.
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6. Traffic: This property is located in Traffic Overlay Zone 5
which limits this property to 50 vehicle trip ends (vte's) during
the P.M. peak hour. According to I.T.E. a general office building
of this size is estimated to generate 52.5 vte's during the P.M.
peak hour. If the space used for stairs and elevators is removed
from the calculation, only 50 vte's will be generated.
The applicants will be required to contribute $8,272 to the
Hinesburg Road Traffic Impact Fund based on the 50 vte's estimated
to be generated by this project.
7. 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%).
8. Sewer: The sewer allocation needed for this project is 975 gpd
based on 65 employees. The applicant's will be required to pay the
per gallon fee prior to obtaining a zoning/building permit.
9. Lighting: Exterior lighting will consist of eight (8) 175 watt
metal halide lamps with cutoff luminaries on 18 foot poles and two
(2) bollard lights 42" high with 100 watt metal halide lamps.
10. Building height: The proposed building will exceed the 40
foot height limit provided for in Section 18.112a of the zoning
regulations for a pitched roof by 1/2 foot. Section 18.112b allows
the Planning Commission to increase the height of the structure if
the three (3) criteria contained in this section are met and
greater setback requirements are met. The building will be setback
an additional 1/4 foot on the side and 1/2 foot on the front to
meet the additional setback requirement.
11. Sidewalk: Applicants are proposing to construct a sidewalk
along the front of their property within the Hinesburg Road r.o.w.
The plans shows that only the north-westerly portion will be
constructed. The applicants propose to contribute money to the
sidewalk fund for the remaining 128 feet to the Winding Brook
access road. The reason given for not constructing this portion is
that slope rights would have to be obtained from the Winding Brook
Landowner's Association.
12. Other:
--- dumpster will be screened with six
--- the nearest building in the Winding
property is 170 feet.
--- this project will not encroach into
along Potash Brook or to the east
flows into the brook and is located
the nearest Winding Brook building.
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(6) foot wooden fence.
Brook development to this
the CO zone to the north
along a watercourse which
between this property and
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning
Commission approves the site plan application of Eugene and Dan
Morrissey for construction of an 18,000 square foot building for
general office use as depicted on a plan entitled "Site Plan, 550
Hinesburg Road Building, South Burlington, Vermont", prepared by
Weimann-Lamphere Architects, Inc., and dated 2/18/93, last revised
4/8/93, with the following stipulations:
1. The applicant shall post a $15,500 landscaping bond prior to
issuance of a zoning/building 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.
2. A sewer allocation of 975 g.p.d. is granted. The applicant
shall pay the required sewer allocation fee prior to issuance of a
zoning/building permit.
3. 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.
4. The plan shall be revised prior to issuance of a
zoning/building permit to show a 15 foot wide landscape strip
between the planned r.o.w. line and the balance of the lot as
required in section 19.104(b) of the zoning regulations. This will
require removal of the two (2) parking spaces closest to Hinesburg
Road.
5. The Planning Commission approves a building height of 40.5 feet
above average pre -construction grade. It is the Commission's
opinion that the requirements of section 18.112(b) are adequately
met.
6. The Planning Commission approves 68 parking spaces for this
development. This represents a waiver of 4 spaces or 5.6% of the
total required. It is the Commission's opinion that 68 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.
7. 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 an 18,000
square foot office building will generate 52.5 trip ends during the
peak hour. This estimate is based on gross square footage.
However, as stated in condition # 6 above, due to the unique
configuration of the building in that a large portion of the
building will be devoted to stairway and elevator use, it is the
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Commission's opinion that the building will generate no more than
50 trip ends during the peak hour.
8. Prior to issuance of a zoning/building permit, the applicant
shall contribute $8,272 to the Hinesburg Road Improvement Fund
based on the estimated 50 peak hour trip ends to be generated by
this development.
9. The plan shall be revised prior to issuance of a
zoning/building permit to show a sidewalk along the entire frontage
of the property and extending southward to connect to the Winding
Brook access road. The applicant shall attempt to obtain slope
rights from Winding Brook so as to construct the sidewalk along the
Hinesburg Road r.o.w. line. If such slope rights can not be
obtained, the revised plan shall show the sidewalk moved closer to
Hinesburg Road to a location that does not require slope rights.
10. The applicant shall obtain a zoning/building permit within six
(6) months or this approval is null and void.
11. The applicant shall obtain a Certificate of Occupancy from the
Administrative Officer prior to occupancy of the building.
12. Any changes to the site plan shall require approval by the
Planning Commission.
South Burlington Planning Commission
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Date
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