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.
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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.
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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
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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.
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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.
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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.
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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).
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