HomeMy WebLinkAboutSP-96-0000 - Decision - 0043 Comcast Way (2)FINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of Adelphia Communications
Corporation to: 1) construct a 13,400 square foot office addition
to a 4,888 square foot office building, 2) construct a 5,000 square
foot accessory building, and 3) extend the deadline for the removal
of a temporary office trailer to April 1,1997, 106 Kimball Avenue.
On the 27th day of August, 1996, the South Burlington Planning
Commission approved the request of Adelphia Communications
Corporation for site plan approval under Section 26.10 of the
zoning regulations based on the following findings:
1. This project consists of: 1) constructing a 13,400 square foot
office addition to a 4,888 square foot office building, 2)
constructing a 5,000 square foot storage building and 3) extending
the deadline for the removal of a temporary office trailer to April
1, 1997. A 5,000 square foot office addition was approved on
7/11/95 but was never constructed.
2. This property located at 106 Kimball Avenue lies within the IC
and CO Districts. It is bounded on the west by Potash Brook and
the Woodlands commercial/industrial complex, on the east and north
by undeveloped property and on the south by Kimball Avenue.
3. Access/circulation: Access is provided by a 27 foot curb cut
on a proposed public street known as Adelphia Drive. No change
proposed.
Circulation is adequate.
4. Coverage/setbacks: Building coverage is 8.1% (maximum allowed
is 30%). Total lot coverage is 28.4% (maximum allowed is 70%).
Front yard coverage along Kimball Avenue is 4% and along Adelphia
Drive is 17% (maximum allowed is 30%).
Setback requirements will be met.
5. Parking: A total of 94 parking spaces are required and 116
spaces including four (4) handicapped spaces will be provided. A
bike rack will be provided as required under Section 26.253(b) of
the zoning regulations. The plan should show the location of the
bike rack.
6. Landscaping: The minimum landscaping requirement, based on
building costs, is $18,700 which is being met. Plantings will
include Norway Maple, Red Maple, Paper Birch, Honeylocust, Scotch
Pine, Yew and Arborvitae. Sheet SP5 should be revised to indicate
the number dense Japanese Yew to be planted.
7. Traffic: ITE estimates that the existing use generates 20.1
vte's and the proposed addition an additional 33 vte's for a total
of 53.1 vte's. The applicant should be aware that the road impact
fee will be approximately $6200.
8. Sewer: Additional sewer allocation needed is 1225 gpd. The
applicant will be required to pay the per gallon fee prior to
permit.
9. Sidewalk: The applicant contributed to the former sidewalk
fund for construction of a sidewalk along the property's frontage
along Kimball Avenue. The sidewalk shown on the plan along the
property's frontage should be removed since there currently does
not exist a sidewalk at this location.
10. Lighting: Existing and proposed exterior lighting consists of
the following:
--- seven (7) 250 watt metal halide lamps with downcasting and
shielded fixtures on 16 foot poles.
--- one (1) 250 watt metal halide building mounted lamp with a
downcasting and shielded fixture (mounted on accessory
building).
--- one (1) 9 watt florescent lamp mounted on the office addition
in a "jelly jar" type of fixture.
11. Dumpster: The dumpster storage area will be screened by a
stockade fence.
12. C.O. District: The easterly portion of the site is located in
a C.O. District as a result of Potash Brook. The wetlands on this
property should be delineated and should be shown on the plans
including the 50 foot buffer area. It was staff's understanding
that a portion of the development lies within the 50 foot wetland
buffer. Plans were presented at the meeting showing this
encroachment. Applicant adequately addressed the criteria under
Section 3.503(a)-(e) of the zoning regulations.
13. Temporary office trailer: The 7/11/95 approval included a
temporary office trailer which is required to be removed by
November 1, 1996. Since the temporary office trailer is needed
until the new addition can be occupied, the applicant is requesting
to extend the deadline for removal of the office trailer until
April 1, 1997.
1.4 . other:
--- the plan should be revised to indicate the correct size of the
office addition (13,400 square feet).
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DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning
Commission approves the site plan application of Adelphia
Communications Corporation to: 1) construct a 13,400 square foot
office addition to a 4,888 square foot office building, 2)
construct a 5,000 square foot accessory building, and 3 ) extend the
deadline for the removal of a temporary office trailer to April
1,1997, 106 Kimball Avenue, as depicted on a five (5) page set of
plans, page one (1) entitled "Adelphia Cable Communications,
Kimball Avenue, South Burlington, VT.", prepared by Trudell
Consulting Engineers, Inc., dated 6/26/96, last revised 8/20/96,
with the following stipulations:
1. All previous approvals and stipulations which are not
superseded by this approval shall remain in effect.
2. The plans shall be revised to show the changes below and shall
require approval of the City Planner. Three (3) copies of the
approved revised plans shall be submitted to the City Planner prior
to permit issuance.
a) Sheet SP1 shall be revised to show the location of the
bike rack.
b) Sheet SP5 shall be revised to indicate the number of Dense
Japanese Yew to be planted.
c) Sheets SP1 and SP5 shall be revised to not depict the
sidewalk along the property's frontage on Kimball Avenue.
d) Sheet SP1 shall be revised to show the locations of the
building mounted lights.
e) Sheets SP1 and SP5 shall be revised to correctly indicate
the size of the proposed office addition (i.e., 13,400 square
feet).
f) Sheet SP1 shall be revised to show the delineated wetland
boundaries including the 50 foot buffer area.
3. The Commission grants an additional sewer allocation of 1225
gpd. The applicant shall pay the per gallon fee prior to issuance
of a zoning permit.
4. Prior to issuance of a zoning permit, the applicant shall post
an $18,700 landscape bond. The bond shall remain in effect for
three years to assure that the landscaping takes root and has a
good chance of surviving.
5. The Planning Commission approves the encroachment of portions
of the parking area, and accessory building within the C.O.
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District as provided under Section 3.50 of the zoning regulations.
It is the Commission's determination that the proposed encroachment
into the C.O. District will not significantly affect adversely the
attributes contained in Section 3.503(a)-(e) of the South
Burlington Zoning regulations.
6. All new exterior lighting shall be 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.
7. For purposes of calculating road impact fees under the South
Burlington Impact Fee Ordinance, the Planning Commission estimates
that the proposed expansion will generate 33 additional vehicle
trip ends during the P.M. peak hour.
8. The Planning Commission approves of extending the deadline for
the removal of the temporary office trailer to April 1, 1997.
9. 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.
10. The applicant shall obtain a Certificate of
Occupancy/Compliance from the Administrative Officer prior to
occupancy of the new building.
11. Any change to the site plan shall require approval by the
South Burlington Planning Commission.
Chairman or Clerk
South Burlington Planning Commission
Date
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