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HomeMy WebLinkAboutSD-05-41 - Decision - 0040 IDX DriveCITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNNG AND ZONING IDX SYSTEMS, CORP. - 40 IDX DRIVE FINAL PLAT APPLICATION #SD®05-41 FINDINGS OF FACT AND DECISION IDX Systems Corp., hereinafter referred to as the applicant, is seeking to amend a previously approved planned unit development consisting of a 233,133 sq. ft. general office building. The amendment consists of Phase it to include: 1) adding three (3) floors to the west wing building containing 87,234 sq. ft. of general office use, and constructing 179 net new surface parking spaces at 40 IDX Drive, and 2) demolishing an existing 14,389 sq. ft. building, off -site parking approval and constructing a new 126 space parking lot at 35 Green Mountain Drive. Phase III to include: 1) constructing four (4) story west wing addition containing 64,025 sq. ft. of general office use at 40 iDX Drive, and 2) constructing a 565 space parking structure at 40 IDX Drive to replace off -site parking at 35 Green Mountain Drive. The applicant received final plat approval for the proposed project from the Planning Commission on February 9, 1999. However, the entire project was not constructed and therefore the approval lapsed for the unfinished portion of the project. This application is essentially for re -approval of the same project. The Development Review Board granted the applicant preliminary plat approval for the proposed project on April 5, 2005. The Development Review Board held public hearings on June 7, 2005 and July 19, 2005, Peter Smichenko represented the applicant. Based on testimony provided at the above mentioned public hearing and the plans and supporting materials contained in the document file for this application, the Development Review Board finds, concludes, and decides the following; FINDINGS OF_FACT 1) The applicant is seeking to amend a previously approved planned unit development consisting of a 233,133 sq. ft. general office building. The amendment consists of Phase 11 to include: 1) adding three (3) floors to the west wing building containing 87,234 sq. ft. of general office use, and constructing 179 net new surface parking spaces at 40 IDX Drive, and 2) demolishing an existing 14,389 sq. ft. building, off -site parking approval and constructing a new 126 space parking lot at 35 Green Mountain Drive. Phase III to include: 1) constructing four (4) story west wing addition containing 64,025 sq. ft. of general office use at 40 IDX Drive, and 2) constructing a 565 space parking structure at 40 IDX Drive to replace off -site parking at 35 Green Mountain Drive. The applicant received final plat approval for the proposed project from the Planning Commission on February 9, 1999. However, the entire project was not constructed and therefore the approval lapsed for the unfinished portion of the project. This application is essentially for re -approval of the same project. 2) The Development Review Board granted the applicant preliminary plat approval for the proposed project on April 5, 2005. - 1 - 3) The owner of record of the subject property is IDX Systems Corporation. 4) The subject property is located in the Commercial 2 (C2) Zoning District. 5) The plans submitted consist of an 18 page set of plans, page one (1) entitled, "IDX Systems Corp. Shelburne Road, So. Burlington, VT Boundary Plat", prepared by Trudell Consulting Engineers, dated 12/15/98, last revised on 11 /22/04. ZONING DISTRICT & DIMENSIONAL REQUIREMENTS Table 1. 40 IDX Drive C2 Zoning District Required—]� Proposed_] Min. Lot Size SF 713,985 SF_ _ Max. Building Coverage Max. Overall Coverage _40,000 40% 70% _ 23% 1 65% Min. Front Setback ft. >30 ft. Min. Side Setback _30 10 ft. __ _ >10 ft. Min_Rear Setback 30 ft. > 30 Max. Building Height _ 40 ft. L 71.5 ft._ �! NI zoning compliance 4 waiver required pursuant to Section 3.07 of the Land Development Regulations Table 2. 35 Green Mountain Drive C2 Zoning District Re aired �[ Min. Lot Size �l Max. Building Coverage 40,000 SFF_ 40% _Proposed__ 71,098 SF 0% ti Max. Overall Coverage �l Min. Front Setback Min. Side Setback _ 70%%_ 30 ft. 10 ft. n/a n/a Min. Rear Setback 30 ft. n/a 4 zoning compliance n/a not applicable because parking lots are not subject to setback requirements PLANNED UNIT DEVELOPMENT STANDARDS Section 15.13(F) of the Land Development Regulations requires that the PUD meet the standards of the Vermont Stormwater Management Manual. Both of the subject properties fall within the Bartlett Brook Watershed Overlay District. Thus, the proposed project shall be in compliance with Section 12.03 of the Land Development Regulations. -2- Pursuant to Section 12.03 of the Land Development Regulations, the applicant submitted the applicable information regarding the development and stormwater system to Heindel and Noyes for inclusion into the City's stormwater hydrology computer model. Pursuant to Section 15.18 of the proposed Land Development Regulations, PUDs shall comply with the following standards and conditions: (a) Sufficient water supply and wastewater disposal capacity is available to meet the needs of the project. Pursuant to Section 15.13(B)(1), municipal water service must be extended to serve the proposed development. Prior to final plat approval, the applicant must obtain final water allocation approval from the South Burlington Water Department. The City of South Burlington Water Department Superintendent, Jay Nadeau, reviewed the plans and provided comments in a letter dated April 4, 2005. The City Engineer reviewed the plans and provided comments in a memorandum dated March 24, 2005. (b) Sufficient grading and erosion controls will be utilized during and after construction to prevent soil erosion and runoff from creating unhealthy or dangerous conditions on the subject property and adjacent properties. The proposed project shall adhere to standards for erosion control as set forth in Section 16.03 of the South Burlington Land Development Regulations. in addition, the grading plan shall meet the standards set forth in Section 16.04 of the South Burlington Land Development Regulations. (c) The project incorporates access, circulation and traffic management strategies sufficient to prevent unreasonable congestion of adjacent roads. Access to the property at 40 IDX Drive is currently provided via a 24' wide curb -cut and a 34' wide curb -cut off of IDX Drive, and a 28' wide curb -cut off of Green Mountain Drive. Access to the property at 35 Green Mountain Drive is currently provided via an 18' wide curb -cut off of Green Mountain Drive. No changes to access are proposed for either property. These are sufficient means of access for the project. Circulation on the properties appears to be adequate. (d) The project's design respects and will provide suitable protection to wetlands, streams, wildlife habitat as identified in the Open Space Strategy, and any unique natural features on the site. There do not appear to be any wetlands on either of the subject properties, but they do fall within the Bartlett Brook Overlay District. The applicant submitted the applicable information regarding the development and stormwater system to Heindel and Noyes for inclusion into the City's stormwater hydrology computer model. WE (e) The project is designed to be visually compatible with the planned development patterns in the area, as specified in the Comprehensive Plan and the purpose of the zoning district(s) in which it is located. The proposed project is in keeping with the stated purpose of the C2 Zoning District. (t) Open space areas on the site have been located in such a way as to maximize opportunities for creating contiguous open spaces between adjoining parcels andlor stream buffer areas. Open space on the property is sufficient. (g) The layout of a subdivision or PUD has been reviewed by the Fire Chief or (designee) to ensure that adequate fire protection can be provided. The South Burlington Fire Department has reviewed the plans and Chief Douglas Brent submitted his comments and recommendations in letters to the Director of Planning and Zoning dated 6/2/05 and 7/19/05. (h) Roads, recreation paths, stormwater facilities, sidewalks, landscaping, utility lines and lighting have been designed in a manner that is compatible with the extension of such services and infrastructure to adjacent landowners. The City Engineer reviewed the plans and did not raise any concerns regarding the above - mentioned criteria. Roads, utilities, sidewalks, recreation paths, and lighting are designed in a manner that is consistent with City utility and roadway plans and maintenance standards. The City Engineer reviewed the plans and did not raise any concerns regarding the above - mentioned criteria. (i) The project is consistent with the goals and objectives of the Comprehensive Plan for the affected district(s). The proposed project is in compliance with the South Burlington Comprehensive Plan. SITE PLAN REVIEW STANDARDS Pursuant to Section 14.03(A)(6) of the Land Development Requlations, anv PUD shall require site plan approval. Section 14.06 establishes the following general reviewstandards for all site plan applications: (a) The site shall be planned to accomplish a desirable transition from structure to site, from structure to structure, and to provide for adequate planting, safe pedestrian movement, and adequate parking areas. The project accomplishes a desirable transition from structure to site and from structure to structure. The site does provide for adequate planting and safe pedestrian movement. AcnordingtoGeotion13.O1(E)oftheL8ndDeva|opnoentReou|odiona.thepropoSed expansion requires a minimum 530 parking spaces. All of the buildings on the subject pn}pertv, including the proposed and existing bui|dingS, require minimum Of1.34Oparking spaces. AcCondingto8eCtion13U1(B)oftheLandOave|opm8OtRe0u|adonS.Ph2se1ofthe proposed expansion (identified as "new second phase" in the application) will require 305 parking spaces, for @ total of1.O5Oparking spaces. Atotal of3O5parking spaces are proposed for Phase 1.for atotal nf1.O37parking spaces. Phase 2nfthe proposed expansion (identified as "new third phase" in the application) requires a minimum of 225 parking spaces. Aparking structure containing 5O5parking spaces iaproposed for this phase. However, phase construction will eliminate 164 existing parking spaces, so the net increase will be 375 parking spaces. In tOt3|, the applicant is proposing 1.273 parking opomas, which will require o 73epaoe. 5.4%, parking waiver. The Development Review Boardh8Sthe8uth0ritytOgr8nt\hiSvvaiverpureu@nttoOootiOn13O1/NX2>oftheL@nd Development Regulations. The parking calculations for the proposed project include the 126-space parking area that will beconstructed onthe property at35Green Mountain Drive, The off -site parking area is within 800 linear feet of the property at 40 IDX Drive, so the Development Review Board has the authority to approve this parking |ayout, pursuant to Section 13 O1(D) of the Land Development Regulations. Nd Parking shall be located tmthe rear mrsides of buildings rothe greatest extent practicable. Most ofthe parking onthe property at40|DKDrive isinexistence. The proposed parking on this property is located to rear of the existing and proposed building, in relation to Shelburne Road. (c) Without restricting the permissible limits mf the applicable zoning district, the height and scale mfeach building shall be compatible with its site and existing or adjoining buildings. The scale of the proposed buildings is compatible with the site and existing buildings inthe area. The nn8xinnunn height ofproposed structure is 71 5' above average pre -construction grade. Thus the applicant is seeking a height waiver of 36.5', which the Development Review Board may grant pursuant to Section 3.07 (F)(1) of the Land Development Regulations. (d) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground Pursuant to Section 15 13/E\ of the Land Development Regu|atiOns, any new utility lines, services, and service modifications shall beunderground. (e) TMeDRB shall encourage the use of a combination ofcommon materials and architectural characteristics, landscaping, buffers, screens and Visual interruptions tmcreate attractive transitions between buildings ofdifferent architectural styles. -�- Proposed building elevation plans have been submitted. Proposed structures shall be related harmoniously to themselves, the terrain and to existing buildings and roads in the vicinity that have a visual relationship to the proposed structures. Proposed building elevation plans have been submitted. In addition to the above general review standards, site plan _gppLlications shall meet the following specific standards as set forth in Section 14.07 of the Land Development Regulations: (a) The reservation of land may be required on any lot for provision of access to abutting properties whenever such access is deemed necessary to reduce curb cuts onto an arterial of collector street, to provide additional access for emergency or other purposes, or to improve general access and circulation in the area. It is not necessary to require the reservation of land to provide access to abutting properties. (b) Electric, telephone and other wire -served utility lines and service connections shall be underground. Any utility installations remaining above ground shall be located so as to have a harmonious relation to neighboring properties and to the site. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. (c) All dumpsters and other facilities to handle solid waste, including compliance with any recycling or other requirements, shall be accessible, secure and properly screened with opaque fencing to ensure that trash and debris do not escape the enclosure(s). The dumpsters on the subject property are existing and are adequately enclosed. (d) Lighting The applicant submitted lighting point -by -point plans for the properties at 40 lDX Drive and 35 Green Mountain Drive. The proposed lighting -levels are in compliance with Appendix A of the Land Development Regulations. The proposed lighting fixtures are in compliance with Appendix D of the Land Development Regulations. (e) Landscaping Pursuant to Section 13.06 of the Land Development Regulations, landscaping and screening shall be required for all uses subject to site plan and PUD review. Wev The applicant submitted an adequate landscape plan and landscape budget, in compliance with Section 13.06 of the Land Development Regulations. The landscape budget separates the proposed plantings into three (3) phases. The minimum landscaping requirement, based on building costs for the remaining buildings to be built, is $213,605. The applicant has indicated that they have spent $326,536 on landscaping as part of Phase I and will be spending $49,155 in additional plantings for Phase II and Phase III for a total of $375,691. The City Arborists reviewed the plans and provided comments in a memorandum dated March 24, 2005. Pursuant to Section 13.06(B)(4) of the Land Development Regulations, the plans depict adequate snow storage areas for both properties. (0 Traffic According to the ITE, 7th Edition (Land Use Code 710), the proposed expansion is estimated to generate and additional 225.38 P.M. peak -hour vtes. The existing buildings are estimated to generate 347.37 P.M. peak -hour vtes. Thus the property in its entirety is estimated to generate 572.75 P.M. peak -hour vtes. The property is located within the Traffic Overlay District -- Zone 3, so it may generate a total of 803.23 peak -hour vtes. The applicant submitted a traffic study with the original application for the IDX expansion project. During the sketch plan review of the current application, the Development Review Board requested that the applicant's traffic engineer review the traffic study to ensure that its recommendations are still applicable to the project. The applicant's traffic engineer reviewed this study and provided comments in a memorandum dated October 18, 2004. DECISION Motion by seconded by to approve Final Plat Application # D-05-41 of IDX System Corp. subject to the following conditions: 1) All previous approvals and stipulations shall remain in full effect, except as amended herein. 2) This project shall be completed as shown on the plans submitted by the applicant, and on file in the South Burlington Department of Planning and Zoning. 3) 'The applicant shall comply with the requests of the City Engineer, as outlined in his memorandum dated March 24, 2005. 4) The applicant shall comply with the requests of the Water Department Superintendent. as outlined in his letter dated April 4, 2005. 5) The applicant shall comply with the requests of the City Arborist, as outlined in his memorandum dated March 24, 2005. 6) The applicant shall comply with the requests of the South Burlington Fire Department, -7- as outlined in Chief Doug Brent's letter dated June 2, 2005 with the exception of item #'s6&7. 7) Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 8) Stormwater drainage plans shall comply with the Vermont Stormwater Management Manual, pursuant to Section 15.13(F) of the Land Development Regulations. 9) The proposed project shall adhere to standards for erosion control as set forth in Section 16.03 of the South Burlington Land Development Regulations. In addition, the grading plan shall meet the standards set forth in Section 16.04 of the South Burlington Land Development Regulations. 10) Pursuant to Section 13.01(D) of the Land Development Regulations, the applicant small record appropriate legal documents to ensure that the off -site parking spaces shall be available for the intended user, prior to recording of the final plat plans. 11) Pursuant to Section 3.07(F)(1) of the Land Development Regulations, the Board approves a 36.5 foot height waiver and allows the office addition to not exceed 71.5 feet above average pre -construction grade. 12) Pursuant to Section 13.01(N)(2) of the Land Development Regulations, the Board approves a 73 space or 5.4% parking waiver for a total of 1,273 parking spaces. 13) The plans shall be revised to shoe✓ the changes below and shall require approval of the Administrative Officer. Three (3) copies of the approved revised plans shall be submitted to the Administrative Officer prior to permit issuance: a) The plans shall be revised to show a revised curb location per the Fire Chief's request outlined in his letter dated 7/19/05 and shown on the Trudell Consulting Engineers sketch dated 6/23/05 presented at the meeting. 14) For the put pose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Development Review Board estimates that the proposed project will generate 318.5 additional vehicle trip ends during the P.M. peak -hour that have not been paid for. 15) All new exterior lighting shall consist of downcasting fixtures. Any change to approved lights shall require approval of the Director prior to installation. 16) Any changes to the final plat plan shall require approval of the South Burlington Development Review Board. 17) The final plat plan (SP1 for both 40 IDX Drive and 35 Green Mountain Drive) shall be recorded within 90 days or this approval is null and void. The plan shall be signed by the Board Chair or Clerk prior to recording. Mark Behr -6e Chuck Bolton y' John Dinklage - Roger Farley - YE Larry Kupferma Gayle Quimby - i ibstain/not present iy/abstain/not present ay/abstain/not present y/abstain/not present 0/nay/abstain/not present ay/abstain/not present Motion carried by a vote of (� - C) - o Signed this ;� D day of July 2005, by John Dinklage, Chair Please note: You have the right to appeal this decision to the Vermont Environmental Court, pursuant to 24 VSA 4471 and VRCP 76 in writing, within 30 days of the date this decision is issued. The fee is $225.00. If you fail to appeal this decision, your right to challenge this decision at some future time may be lost because you waited too long. You will be bound by the decision, pursuant to 24 VSA 4472 (d) (exclusivity of remedy, - finality).