HomeMy WebLinkAboutSP-00-52 - Decision - 0030 Community Drive#SP-00-52
FINDINGS OF FACT AND DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, site plan application of Technology Park Partners to construct a
48,000 square foot general office building, 117 Kimball Avenue.
On the 17th of October, 2000, the South Burlington Development Review Board
approved the site plan application of Technology Park Partners under Section 26.10 of
the South Burlington Zoning Regulations based on the following; findings:
This project consists of a site plan to construct a 48,000 square foot general office
building, 117 :Kimball .Avenue. This application was amended at the meeting to
increase the size of the building; to 50,000 square feet.
2. The owners of record are Technology Park Associates, Inc.; PMF Energy, Inc.; and
Axi.nn-Vermont, Inc.
3. The property at 117 Kimball Avenue is located within the Mixed Industrial and
Commercial District. It is bounded on the north by and undeveloped lot, on the west
by an undeveloped lot, on the south by an undeveloped lot, and on the east by
Kimball Avenue.
4. Access/Circulation. Access will be provided via a 25 foot access drive shared with
Lot #3 leading to a 25 foot wide curb cut on Lot #3 along Kimball Avenue.
Circulation on the site is adequate.
5. Coverag;e/Setbacks: The proposed building coverage will be 8% (30% max) and total
coverage will be 43% (70% max). Front yard coverage will be 0% (30% max). All
setbacks are met.
6. Building Height. The applicant requested a 19 foot height waiver for the proposed
building which is proposed to rise to an overall height of 54 feet. This is a flat roof
structure which under Section 25.113 (a) of the zoning regulations have a maximum
height limit of 35 ft Under Section 25.113 (c) of the Zoning regulations, the DRB
may approve an increase in height if the Board determines that a taller structure:
(i). will not detract fromscenicc views of adjacent properties or public streets
and walkways; and
(ii) will not detract from important scenic views from adjacent public
roadways and other public rights -of -way.
Section 25.113 (d) of the zoning regulations requires additional setbacks for taller
structures. The building must have a side yard setback no less than 24.5 feet, a front yard
setback no less than 59 feet, and a rear yard setback no less than 49 feet. These setbacks
are being met.
The proposed building will be constructed of pre -cast concrete panels, pre -cast concrete
coping, and pre -finished aluminum windows.
7. Parking: The proposed use will require 200 parking spaces including six (6)
handicapped parking spaces. The applicant proposed 189 parking spaces and six (6)
handicapped parking spaces. Staff recommended that the eleven parking space
shortfall be waived. A bike rack is provided.
8. Landscaping: The minimum landscaping requirement, based on building costs of
$37,100 is being met. The proposed landscaping included Serviceberry, Red or
Silver Maples, Dogwoods, and Viburnum.
9. Lighting: All lights must be downcasting and shielded. The Director of Planning and
Zoning reviewed the proposed lights and found them to be satisfactory. Proposed
lights include thirteen 250 watt metal halide pole mounted lights, six 100 watt metal
halide pole mounted lights, two 35 watt halogen pole mounted lights, and twenty 70
watt metal halide building mounted lights.
10. Sewer: The July 9, 1996 Planning Commission approval of the Technology Park
subdivision allocated 41,672 gpd for the entire subdivision. The applicant has now
submitted a break down of the allocation which is as follows:
Lot # 1 600 gpd
Lot#2 2,400 gpd
Lot #3 1,500 gpd
Lot #4 1,500 gpd
Lot 8A 14,000 gpd
Lots 6-14 27,672 gpd
No additional sewer allocation is requested.
11. Recreation Path: The Planning Commission, in its July 9, 1996 approval of the
subdivision, required that a 10 foot wide recreation path along the entire frontage on
Kimball Avenue and Shunpike Road be constructed prior to occupancy of the first
building constructed on either Jots, #1-7 or #9-14. The proposed construction will
occur on Lot Two and therefore the recreation path should be built and the plans
revised to illustrate it.
12. Traffic: The July 9, 1996 Planning Commission approval of the Technology Park
subdivision allocated 647 P.M. peak hour vehicle trip ends (vtes)-for the entire 14 lot
subdivision. The Planning Commission requested that a traffic study be conducted if
the P.M. peak vte's exceed 647 for the entire subdivision. This has yet to be done.
ITE estimates that the proposed use on Lot #2 will generate 71.52 additional P.M.
peak hour vte's. Lot 8A was estimated to generate 243.4 P.M. peak vte's as part of
the July 9, 1996 approval. There are 332.08 trip ends available for the other
undeveloped lots. Traffic impact fees should be paid only on additional P.M. peak
vtes above the 647 approved P.M. peak hour vtes.
13. Dumpsters: A screened dumpster area is being provided.
14. Other: The July 9, 1996 approval required that the applicant undertake several
improvements to the loop road prior to occupancy of two (2) of the currently
undeveloped internal lots (i.e. lots #6, 7, 9, 11, 12, 13, 14), or by spring of the year
2001, whichever first occurs. The improvements are as follows:
a) widen road to 30 feet with appropriate base
b) install curbs along the entire length
c) install appropriate drainage
d) resurface with new layer of pavement
DECISION AND CONDITIONS
Based on the above Findings of Fact, the South Burlington Development Review Board
approves site plan application. #SP-00-52 of Technology Park Partners to construct a
50,000 square foot general office building, 117 Kimball Avenue, as depicted on a six (6)
page set of plans, page one (1) entitled "Technology Park South Burlington, VT Lot 2,"
dated 10/4/2000, 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
Director of Planning and Zoning (hereinafter Director). Three (3) copies of the approved
revised plans shall be submitted to the Director prior to permit issuance.
a) The plans shall be revised to illustrate a ten (10) foot wide recreation path
along the entire frontage on Kimball Avenue and Shunpike Road for
Technology Park.
b) Plans shall be revised to relocate proposed trees off of the 24 inch CWD
main.
c) Plans shall be revised to illustrate the sewer main in the center of the street
and the water main between the sidewalk/rec path and the curb.
b) The landscaping plans shall be revised to substitute another tree species for
the proposed Green Ash and substitute a more salt resistant tree for the
proposed White Pine along Kimball Avenue or other changes approved by
staff
c) The plans shall be revised to show the hydrant locations as approved by the
Fire Chief.
3. All exterior lighting shall consists of downcasting shielded fixtures. Any change to
approved lights shall require approval of the Director prior to installation.
4. Prior to issuance of a zoning permit, the applicant shall post a $37,100 landscape bond.
The bond shall remain in effect for three (3) years to assure that the landscaping takes root
and has a good chance of surviving.
5. The building shall be sprinklered and have a fire alarm. The applicant shall consult with
the Fire Department on the location of fire hydrants.
6. Pursuant to Section 26.256(b) of the zoning regulations, the Development Review Board
approves a total of 189 parking spaces, which is an eleven (11) space or 3.7% waiver.
7. Pursuant to Section 25.113(c) of the zoning regulations, the South Burlington
Development Review Board approves the taller structure as follows: maximum height of 54
feet. It is the Board's opinion that the criteria under Section 25.113(c) are being met.
8. Prior to issuance of a zoning permit for this building or start of utility construction, bonds
to cover the costs of utility and recreation path (i.e., bike path) construction shall be posted.
The amount of the bond shall be approved by the City Engineer.
9. The applicant shall construct a 10 foot wide recreation path along the entire frontage on
Kimball Avenue and Shunpike Road (approximately 2500 feet) prior to the occupancy of
this building.
10. 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.
11. The applicant shall obtain a Certificate of Occupancy/Compliance from the
Administrative Officer prior to use of the building.
12. Any change to the site plan shall require approval by the South Burlington
Development Review Board.
Chair or Clerk ate
South Burlington Development Review Board