HomeMy WebLinkAboutSP-96-0001 - Decision - 0030 Community DriveFINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of Truex Cullins & Partners
Architects to convert 60,000 square feet of a 270,780 square foot
light manufacturing facility (former Digital plant) to office
(40,000 square feet) and storage (20,000 square feet) on a 155 acre
parcel of land, 115 Kimball Avenue.
On the 19th day of March, 1996, the South Burlington Planning
Commission approved the request of Truex Cullins & Partners
Architects for site plan review under Section 26.10 of the South
Burlington Zoning Regulations based on the following findings:
1. This project consists of converting 60,000 square feet of a
270,780 square foot light manufacturing facility (former Digital
plant) to office and storage use (40,000 square feet office and
20,000 square foot storage) on a 155 acre parcel of land. The
remaining 210,780 square feet is currently vacant.
2. This property located at 115 Kimball Avenue lies within the IC
District. It is bounded on the east by Muddy Brook, on the south
by I-89, on the north by Kimball Avenue and on the west by
undeveloped land.
3. Access/circulation: Access is via a "looped" access road with
two (2) curb cuts on Kimball Avenue. No changes proposed.
Circulation is adequate.
4. Coverage/setbacks: Building coverage is 4.2% (maximum allowed
is 30%). Overall coverage is 13.7% (maximum allowed is 70%).
Front yard coverage is 0.5% (maximum allowed is 30%).
Setback requirements are met.
5. Parking: There are 1,000 parking spaces available on the lot.
The 60,000 square feet of office and storage space will require 240
spaces thereby leaving 760 spaces for the rest of the building. A
bike rack will be provided as required under Section 26.253(b) of
the zoning regulations.
6. Landscaping: The minimum landscaping requirement, based on
building costs, is $17,000 which is not being met. Applicant
requested a waiver due to the presence of extensive landscaping
currently on the site. The site is currently well landscaped.
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7. Sewer: This building currently has a sewer allocation of
14,000 gpd. The proposed use would need 3150 gpd of the overall
allocation. This leaves 10,850 gpd for the future tenants in the
remainder of the building.
B. Traffic: The issue of exactly how many vehicle trip ends the
existing building is approved for has not yet been resolved by the
Commission. This is to be resolved at the final plat for the
proposed subdivision. While office use generates more traffic per
square foot then manufacturing, the additional traffic generated
by the proposed use will fit into the total number to be approved
for the existing building. Therefore, at this point, traffic
should not be a major concern.
9. Dumpster: The dumpster will be located inside the loading
dock.
10. Lighting: Existing exterior lighting in the parking areas and
along the "loop" road consists of 180 watt low pressure sodium
lamps on 30 foot poles. No changes proposed. The applicant may
add new building mounted lights in the future. Any new lights must
be downcasting and shielded and should be approved by the City
Planner prior to installation.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning
Commission approves the site plan application of Truex Cullins &
Partners Architects to convert 60,000 square feet of a 270,780
square foot light manufacturing facility (former Digital plant) to
office (40,000 square feet) and storage (20,000 square feet) on a
155 acre parcel of land, 115 Kimball Avenue, as depicted on a site
plan entitled "Ben & Jerry's Homemade, Inc., Central Support
Offices, South Burlington, Vermont," prepared by Truex Cullins &
Partners Architects, dated March 8, 1996, with the following
stipulations:
1) All previous approvals and stipulations which are not
superseded by this approval shall remain in effect.
2) For the purpose of calculating required road impact fees under
the South Burlington Impact Fee Ordinance, the Planning Commission
estimates that the proposed change in use will fit within the
approved number of trip ends for the property and therefore will
generate zero (0) additional trip ends during the P.M. peak hour.
3) 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. Applicant shall obtain approval from the City
Planner for the new building mounted lights prior to installation.
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4) Pursuant to Section 26.105(a) of the zoning regulations, the
Planning Commission grants a $17,000 credit for existing trees on
the site. It is the Commission's opinion that the site is
currently well landscaped and no additional landscaping is needed.
5) The applicant shall obtain a zoning permit for the change in
use within six (6) months pursuant to Section 27.302 of the zoning
regulations or this approval is null and void.
6) The applicant shall obtain a Certificate of
Occupancy/Compliance from the Administrative Officer prior to use
of the newly constructed space.
7) Any change to the site plan shall require approval by the South
Burlington Planning Commission.
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Chairman or C1 rk
South Burlington Planning Commission
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