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HomeMy WebLinkAboutSP-08-12 - Decision - 0060 Kimball Avenue#SP-08-12 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING VERMONT ASSOCIATION FOR THE BLIND - 60 KIMBALL AVENUE SITE PLAN APPLICATION #SP-08-12 FINDINGS OF FACT DECISION Neagley and Chase Construction, hereafter referred to as the applicant, is seeking site plan approval to: 1) construct a 12,000 sq. ft. general office building at 60 Kimball Avenue, and 2) allow an access drive easement for the benefit of 60 Kimball Avenue at 50 Kimball Avenue. The Development Review Board held a public hearing on Tuesday, April 1, 2007. Walter Adams 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 site plan approval to: 1) construct a 12,000 sq. ft. general office building at 60 Kimball Avenue, and 2) allow an access drive easement for the benefit of 60 Kimball Avenue at 50 Kimball Avenue. 2) The proposal was originally heard on March 4, 2008 and continued to March 18, 2008 so that the applicant could incorporate some of the staff's comments regarding access across the property to the north. The application was continued from that date to April 1, 2008 at the request of the applicant. 3) The owner of record of the subject property is O'Brien Brothers Partnership. 4) The subject property is located in the Commercial 1 — Limited Retail Zoning District. 5) The plans submitted consist of a 15 page set of plans, page one (1) entitled, "Overall Site Plan Vermont Association for the Blind and Visually Impaired Business Park North Lot 3 Kimball Avenue South Burlington, Vermont", prepared by Krebs & Lansing Consulting Engineers, Inc., dated Feb 20, 2008, last revised on 3/13/08. - 1 - #SP-08-12 Zoning District & Dimensional Requirements: C1-LR Zoning District Required) Proposed �l Min. Lot Size 20,000 S.F. 101,930 S.F Max. Building Coverage 40% 11.8% Max. Overall Coverage 70% 32.1 % �l Max. Front Yard Coverage 30% 8.4% �1 Min. Front Setback 50 ft 50 ft Min. Side Setback 10 ft. >10 ft. Min. Rear Setback 30 ft. >30 ft. Max. Building Height 40 ft. 28 ft. Zoning Compliance SITE PLAN REVIEW STANDARDS Section 14.06 of the South Burlington Land Development Regulations establishes the following general review standards 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. Access to the new building is proposed via an 80 foot opening to Kimball Avenue which narrows to a 24 foot driveway. Pedestrian movement within the site is adequate. The applicant is proposing a five-foot concrete sidewalk along the front of the building and connecting to the existing sidewalk along Kimball Avenue. Based on 12,000 square feet of general office use, the site requires 42 parking spaces. The site plan includes parking for 43 vehicles. Two handicapped parking spaces are required; three are provided. The applicant is also proposing a future addition of 2000 SF. This is shown for conceptual purposes only. No approval for this addition is requested and shall not be formally requested. (b) Parking shall be located to the rear or sides of buildings to the greatest extent practicable. Parking is proposed to be located to the side and rear of the building as viewed from Kimball Avenue. Staff finds this in conformance with this criterion. (c) Without restricting the permissible limits of the applicable zoning district, the height and scale of each building shall be compatible with its site and existing or adjoining buildings. -2- #SP-08-12 The height of the building will be below the maximum height of 40 feet for a peaked roof. No height waivers are requested or needed. (d) Newly installed utility services and service modifications necessitated by exterior alterations or building expansions shall, to the extent feasible, be underground. The South Burlington Water Department has reviewed the plans and provided comments in a letter dated February 26, 2008. (e) The DRB shall encourage the use of a combination of common materials and architectural characteristics, landscaping, buffers, screens and visual interruptions to create attractive transitions between buildings of different architectural styles. The applicant has submitted elevations of the proposed buildings. The proposed building is primarily brick, with some metal fascia trim and brick veneer exterior wall finishes. The surrounding buildings are also primarily brick. (f) 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. The proposed project does not fall within a design review district. The Board finds that the proposed building elevations relate harmoniously to the terrain and existing buildings in the vicinity. Site plan applications shall meet the following specific standards as set forth in Section 14.07 of the South Burlington 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. The applicant is proposing a curb cut from Kimball Avenue which would be shared by the abutting property to the north, currently a vacant lot, at 50 Kimball Avenue. This curb cut is located almost entirely on the vacant lot. At such time as development occurs on the vacant lot, the curb cut will be used to serve both properties. Because the connection is proposed across this lot, the applicant shall submit easement language for review by the City Attorney and to be recorded in the land records. The plans have been revised to show the entirety of the lot at 50 Kimball Avenue, showing the access easement with metes and bounds. (b) Electric, telephone and other wire -served utility lines and service connections shall be underground. Any utility installations remaining above ground shall -3- #SP-08-12 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 plan shows a recycle and trash area in the eastern parking area. (d) Landscaping and Screening Requirements Based on submitted building costs of $1,800,000, the minimum landscaping budget should be $25,500. The applicant is proposing $25,560 in new landscaping. The City Arborist has reviewed the plans and issued comments in a memo dated February 26, 2008. The applicant should adhere to these stipulations. Pursuant to Section 13.06(B) of the Land Development Regulations, the plans shall depict snow storage areas that will minimize the potential for run-off. Adequate snow storage areas are shown on the plans. A bicycle rack is depicted on the plans. Lighting Pursuant to Section 13.07(A) of the Land Development Regulations, all exterior lighting shall be shielded and downcasting to prevent light from spilling onto adjacent properties and rights -of -way. The proposed lighting meets the standards set forth in the South Burlington Land Development Regulations. Traffic The estimated traffic based on 12,000 square feet of general office use is estimated to generate 17.88 pm peak hour trips. Stormwater The City of South Burlington Stormwater Superintendent has reviewed the plans and provided comments. He is working with the applicant as the details progress. Other The City of South Burlington Engineer has reviewed the plans and provided comments in a memo dated March 13, 2008. #SP-08-12 The City of South Burlington Fire Chief has reviewed the plans and provided comments in a letter dated March 14, 2008. The applicant shall comply with all requests of the letter. Portions of the subject property lie within the flood plain overlay. This is so noted on the plans. No development or disturbance is proposed within this area. DECISION Q Motion by seconded by i�d��� 1��.� C to approve Site Plan Application #SP-08-12 of Neagley & Chase, subject to the following conditions: 1. All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 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 plans shall be revised to show the changes below and shall require approval of the Administrative Officer. Three (3) copies of the approved revised plans shall be submitted prior to permit issuance. a. The plans shall be revised to comply with the requests of the City Stormwater Superintendent, if necessary. b. The plans shall be revised to adhere to the comments of the City of South Burlington Engineer per the memo dated March 13, 2008. c. The plans shall be revised to comply with the requests of the South Burlington Fire Department as outlined in a letter from Chief Doug Brent dated March 14, 2008. d. The plans shall be revised to remove all references to future additions and future parking. 4. The applicant shall adhere to the stipulations of the City of South Burlington Fire Department, per the letter dated March 14, 2008 5. The applicant shall comply with the requests of the South Burlington Water Department per their letter dated February 26, 2008. 6. The applicant shall comply with the requests of the City Arborist as outlined in a memo dated 2/26/08. 7. The applicant shall comply with the requests of the City Stormwater Superintendent. -5- #SP-08-12 8. The applicant shall adhere to the requests of the City Engineer as outlined in a memo dated March 13, 2008. 9. Pursuant to Section 15.13(E) of the Land Development Regulations, any new utility lines, services, and service modifications shall be underground. 10. Upon completion of the construction project, "Record Drawings" shall be supplied to the stormwater superintendent in the form of one (1) hard copy and one (1) electronic copy in Auto -CAD Version 2003 Format (.DWG) or newer. All record copies are to include: details for all stormwater infrastructure, invert & rim elevations, pipe material, and final grading of the site. 11. If necessary, the applicant shall obtain final wastewater allocation from the Director of Planning and Zoning, prior to the issuance of a zoning permit. 12. Prior to the issuance of a zoning permit, the applicant shall post a $25,560 landscaping bond. Said landscaping bond shall remain in full effect for three (3) years to assure that the landscaping has taken root and has a good chance of survival. 13. For the purpose of calculating road impact feeds under the South Burlington Impact Fee Ordinance, the Development Review Board estimates that this project will generate 17.88 vehicle trip ends during the p.m. peak hour. 14. Any new exterior lighting shall consist of downcasting fixtures. Any changes to approved lights shall require approval of the Administrative Officer prior to installation. 15. The applicant shall obtain a zoning permit within six (6) months pursuant to Section 17.04 of the Land Development Regulations or this approval is null and void. 16. The applicant shall obtain a Certificate of Occupancy/Compliance from the Administrative Officer prior to the use of building. 17. Any change to the site plan shall require approval by the South Burlington Development Review Board or the South Burlington Administrative Officer. #SP-08-12 Mark Behr — yea/nay/abstain not resent Matthew Birmingham — yea/nay/abstain not presen John Dinklage 'nay/abstain/not presen Roger Farley — /nay/abstain/not present Eric Knudsen — e nay/abstain/not present Peter Plumeau — /nay/abstain/not present Gayle Quimby — e nay/abstain/not present Motion carried by a vote of - - Signed this / day of 2008, by i John Dmklag , 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). -7-