HomeMy WebLinkAboutSD-96-0001 - Decision - 0002 0004 Market StreetFINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN
CITY OF SOUTH BURL I NGTON S��- - o o v
Re: Findings of Fact, application of Century Partners to amend an
approved planned unit development consisting of 93,800 square feet
of general office and shopping center use in three (3) buildings.
The amendment consists of: 1) adding a 3,000 square foot 2-story
office building (building "C") for a total of 96,800 square feet of
general office and shopping center use, and 2) subdividing a 5.5
acre parcel into two (2) lots of 4.72 acres (lot #1) and 0.83 acres
(lot #3), 100 Dorset Street and 2 Corporate Way.
On the loth day of December, 1996, the South Burlington Planning
Commission approved the request of Century Partners for revised
final plat approval under Section 204 of the South Burlington
Subdivision Regulations based on the following findings:
1. This project consists of amending an approved planned unit
development consisting of 93,800 square feet of general office and
shopping center use in three (3) buildings. The amendment consists
of: 1) adding a 3000 square foot 2-story office building (building
"C") for a total of 96,760 square feet of general office and
shopping center use, and 2) subdivide a 5.5 acre parcel into two
(2) lots of 4.72 acres (lot #1) and 0.83 acres (lot #3). The
purpose of the subdivision is to create a separate lot for building
"B" for financing purposes, similar to the Barnes and Nobel lot
(lot #2). The sketch plan was reviewed on 10/22/96.
2. This property located at 100 Dorset Street and 2 Corporate Way
lies within the Cl and CD1 Districts. It is bounded on the north
by a commercial building used for personal service and retail, on
the east by the Ramada Inn and undeveloped property, on the south
by the Anchorage Motor Inn and Corporate Way, and on the west by
Dorset Street.
3. Access/circulation: No access changes proposed. Access
driveway location to the Ramada Inn does not line up with the
location of the access approved on the Ramada Inn site on 11/26/96.
Approving this plan will, in effect, disapprove the recent Ramada
Inn site plan approved a couple of weeks ago. It was staff's
opinion that either access location is adequate. Staff recommended
that the Commission not get into the middle of this apparent
disagreement between the landowners.
Circulation on the site is adequate.
4. Coverage/setbacks at Phase II buildout: Cl District: Building
coverage is 24% (maximum allowed is 30%). Overall coverage is 84%
(maximum allowed is 70%). Front yard coverage along Dorset Street
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is 79.6% (maximum allowed is 30%). CD1 District: Building
coverage is 49.8% (maximum allowed is 90%). Overall coverage is
83.4% (maximum allowed is 90%).
5. The parking structure and proposed building "C" meet the
setback requirements for the CD1 District. "Building "C" will be
less than five (5) feet from the side lot line but will provide a
fire wall as required under Section 14.402(a) of the zoning
regulations. Proposed building "B" and some of the surface parking
do not meet the setback requirements. The Commission as part of
its 2/20/96 approval modified the setback requirements for building
"B" and some of the surface parking.
6. Parking: A total of 455 spaces are required and 445 spaces are
being provided. This represents an 10 space or 2.2% shortfall.
The Planning Commission previously approved an 11 space or 2.5%
parking waiver.
7. Landscaping: The revised final plat should include a revised
landscaping plan showing the proposed office building. This plan
was requested from the applicant but not submitted.
8. The applicant proposed to use some of their landscaping
requirement for landscaping and streetscape improvements along
Corporate Way. Staff supported this proposal.
9. F.A.R. The floor area ratio (F.A.R.) within the CD1 District
is 0.23 (maximum allowed is 0.8).
10. Traffic: A total of 613 vte's were approved as part of the
previous approval. ITE estimates that this additional building
will increase P.M. peak hour trip ends by 13 vte's for a total of
626 vte's. Applicant was made aware that a road impact fee will be
assessed for the additional traffic.
11. Lighting: Details of the exterior building lights should be
approved by the City Planner prior to permit issuance.
12. Notice of Condition: The "Notice of Condition" should be
revised to include the newly created lots into the requirement that
all the lots are to be considered one (1) lot for all zoning,
subdivision and sign regulation purposes. This legal document
should be approved by the City Attorney and recorded in the land
records prior to recording the final plat plans.
13. Other: The applicant has been closing off the "entrance only"
access to the parking area located on the north side of the Barnes
and Nobel building during peak times. Apparently, vehicles were
using this access as an exit and causing problems. Typically the
Planning Commission reviews these temporary curb cut closures.
Staff did not have a problem with this issue.
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DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning
Commission approves the revised final plat application of Century
Partners to amend an approved planned unit development consisting
of 93,800 square feet of general office and shopping center use in
3 buildings. The amendment consists of 1) adding a 3000 square
foot 2-story office building (building "C") for a total of 96,800
square feet of general office and shopping center use, and 2)
subdividing a 5.5 acre parcel into 2 lots of 4.72 acres (lot #1)
and 0.83 acres (lot #3), 100 Dorset Street and 2 Corporate Way, as
depicted on a two (2) page set of plans, page one (1) entitled "100
Dorset Street Complex 100 Dorset Street South Burlington, VT.
Expand Shopping Center Site Plan Phase II", prepared by Trudell
Consulting Engineers, Inc, dated 10/31/95, last revised 12/2/96,
with the following stipulations:
1. All previous approvals and stipulations which are not
superseded by this approval shall remain in effect.
2. The plat plans shall be revised to show the changes below and
shall require approval of the City Planner. Three (3) copies of
the approved revised plans shall be submitted to the City Planner
prior to recording.
a) A landscaping plan shall be submitted showing all existing
and proposed landscaping including building "C".
b) Plan shall be revised to show the proposed 136 square foot
enclosed stairwell on the rear of Building "C".
c) The plan shall be revised to show the connection to Ramada
Inn in the location shown on the approved 2/20/96 final plat.
3. Pursuant to Section 26.256(b) of the zoning regulations, the
Planning Commission approves 445 parking spaces which represents a
10 space, or 2.2% waiver.
4. For the purpose of calculating required road impact fees under
the South Burlington Impact Fee Ordinance, the Planning Commission
estimates that the proposed building "C" will generate 13
additional vehicle trip ends during the P.M. peak hour.
5. 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. Details of the exterior building lights for building
"C" shall be approved by the City Planner prior to permit issuance.
6. The applicant shall submit for review and approval by the City
Attorney a revised "Notice of Condition" to include the newly
created lots into the requirement that all the lots are to be
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considered one (1) lot for all zoning, subdivision and sign
regulation purposes. This legal document shall be recorded in the
land records prior to recording the final plat plans.
7. The Planning Commission approves the temporary closing off of
the "entrance only" access to the parking area located on the north
side of the Barnes and Nobel building (building "A") during the
peak times.
8. The applicant shall obtain a zoning permit for Building "B" by
2/20/99, and a zoning permit for Building "C" within three (3)
years of this approval, or this approval is null and void.
9. The applicant shall obtain a Certificate of
Occupancy/Compliance from the Administrative Officer prior to
occupancy of each building.
10. Any change to the site plan shall require approval by the
South Burlington Planning Commission.
12. The final plat plans shall be recorded in the land records
within 90 days or this approval is null and void. The plans shall
be signed by the Planning Commission or Clerk prior to recording.
The plans shall be recorded prior to issuance of a zoning permit.
Chairman or Clerk
South Burlington Planning Commission
Date
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