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HomeMy WebLinkAboutSD-96-0000 - Decision - 0002 0004 Market StreetFINDINGS OF FACT & DECISION STATE OF VERMONT COUNTY OF CHITTENDEN Sh _ �6 - oa c> CITY OF SOUTH BURLINGTON Re: Findings of Fact, application of Century Partners, L.P. to amend an approved planned unit development consisting of 90,750 square feet of general office and shopping center use in four (4) buildings, 100 Dorset Street and 2 Corporate Way. The amendment consists of constructing a total of 93,800 square feet of general office and shopping center use in three (3) buildings and relocating the proposed parking deck. On the 20th day of February, 1996, the South Burlington Planning Commission approved the request of Century Partners, L.P. 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 a previously approved planned unit development consisting of 90,750 square feet of general office and shopping center use in four (4) buildings. The amendment consists of: 1) relocating the two (2) level parking garage, and 2) eliminating the proposed 3,600 and 8,350 square foot buildings from Phase II and substituting the construction of a 15,000 square foot building. The sketch plan was reviewed on 1/23/96. 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: The amendment consists of adding a second 24 foot wide curb cut on Corporate Way. The egress only easterly access is proposed over an existing pedestrian easement. A "Do Not Enter" sign should be placed at the exit of the easterly curb cut with Corporate Way. Circulation is adequate. 4. Coverage/setbacks at Phase II buildout: C1 District: Building coverage is 24% (maximum allowed is 30%). Overall coverage will increase from 84.2% to 85.8% (maximum allowed is 70%). The overall coverage prior to this expansion was 87%. Overall coverage was reduced to 84.2% and is now being increased to 85.8%. It was staff 's position that this increase is acceptable since it will not exceed the original 87%. Front yard coverage along Dorset Street is 79.6% (maximum allowed is 30%). This front yard coverage was previously approved. 1 5. CD1 District: Building coverage is 49% (maximum allowed is 90%). Overall coverage is 83.2% (maximum allowed is 90%). 6. The parking garage meets the setback requirements for the CD1 District. The proposed building and some of the surface parking will not meet the setback requirements. A portion of the building will be located outside of the 80 foot building envelope along Corporate Way and approximately 20 spaces will be located within the building envelope. The five (5) spaces located within the proposed Mary Street extension r.o.w. are acceptable because they are not within the building envelope. The Planning Commission can only modify this setback under a PUD where the limitations of the site may cause unusual hardship. The applicant justified the request for a modification of the setback standards by indicating that this site has unique soil limitations and an unusual hardship created by the proposed Mary Street extension r.o.w. These limitations create an unusual hardship requiring the building to project outside of the building envelope and the surface parking to be located within the building envelope. 7. Parking: A total of 442 spaces are required and 431 spaces (this includes 14 spaces along Corporate Way) including 12 handicapped spaces will be provided. This is an eleven (11) space or 2.5% shortfall. The Planning Commission previously approved a two (2) space or 0.5% parking waiver. A bike rack is proposed adjacent to building "B". 8. Landscaping: The minimum landscaping requirement, based on building costs, is $36,525 which is being met. Proposed plantings include Littleleaf Linden, Birch, Honeylocust, Red Oak, Austrian Pine, Crabapple and more than 20 varieties of shrubs and ground covers. 9. F.A.R.: The floor area ratio within the CD1 District is 0.19 (maximum allowed is 0.8). 10. Traffic: A total of 600 vte's were approved as part of the previous approval. ITE estimates that this amendment will increase P.M. peak hour trip ends by 13 vte's for a total of 613 vte's. 11. Other: --- the side of the building facing the proposed Mary Street extension should be designed with the idea that Mary Street extension will be constructed. Therefore, it will be fronting a public street in the future. --- lot dimensions for lot "A" should be shown. 6 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 90,750 square feet of general office and shopping center use in four (4) buildings, 100 Dorset St. and 2 Corporate Way. The amendment consists of constructing a total of 93,800 square feet of general office and shopping center use in three (3) buildings and relocating the proposed parking deck, as depicted on a two (2) page set of plans, page one (1) entitled "100 Dorset Street Complex, 100 Dorset Street, South Burlington, VT, Expanded Shopping Center Site Plan Phase II," prepared by Trudell Consulting Engineers, Inc., dated 10-31-95, last revised 1-6-96, with the following stipulations. 1. All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2. The plat shall be revised to show the changes listed below and shall require approval of the City Planner. Three (3) copies of the approved revised plat shall be submitted to the City Planner prior to recording: a) The plans shall be revised to indicate that a "DO NOT ENTER" sign will be placed at the exit to the easterly curb cut on Corporate Way. b) The plans shall be revised to show correctly all lot dimensions. 3. Pursuant to Section 26.256(b) of the Zoning regulations, the Planning Commission approves 431 parking spaces which represents an 11 space, or 2.5% 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 shopping center expansion will generate 177 additional vehicle trip ends during the P.M. peak hour. 5. Pursuant to Section 14.606 of the Zoning regulations the Planning Commission modifies the setback requirements to allow a portion of building "B" to be located outside of the 80 foot building envelope along Corporate Way due to the unique soil limitations with the site and the proposed Mary Street extension right-of-way. 6. Pursuant to Section 14.606 of the Zoning regulations the Planning Commission modifies the setback requirements to allow 22 parking spaces to be located inside the 80 foot building envelope along Corporate Way and Mary Street extension due to the unique 3 soil limitations with the site and the proposed Mary Street extension right-of-way. 7. The applicant shall obtain a zoning permit for each phase of expansion within three (3) years or this approval is null and void. 8. The applicant shall obtain a Certificate of Occupancy/ Compliance from the Administrative Officer prior to occupancy of each phase of expansion. 9. Any change to the site plan shall require approval by the South Burlington Planning Commission. 10. The f inal plat plans shall be recorded in the land records within 90 days or this approval is null and void. The plan shall be signed by the Planning Commission Chair or Clerk prior to recording. The plans shall be recorded prior to issuance of a zoning permit. 11. Based on the expressed representation of the applicant, the east and south sides of Building "B" shall be designed in an attractive manner considering that Corporate Way is a public road and Mary Street extension is planned to be a public road. Chairman or Clerk South Burlington Planning Commission wl-oF� Date 4