HomeMy WebLinkAboutSP-05-0001 - Decision - 0002 0004 Market StreetFINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN J
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of Century Partners for a
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 application also involves
a boundary line adjustment between the subject property and 108
Dorset Street (Anchorage Motor Inn).
On the 26th day of September, 1995, the South Burlington Planning
Commission approved the request of Century Partners for final plat
approval under Section 204 of the South Burlington Subdivision
Regulations based on the following findings:
1. This project consists of expanding an existing shopping center
in two (2) phases. Phase I will consist of: 1) constructing a two
(2) story 36,960 square foot building (building "A"), 2)
constructing a 156 space two (2) level parking garage, 3)
constructing a 300 square foot addition to the main building, 4)
converting 600 square feet of unused space to retail use, 5)
razing an 8,736 square foot 603 seat theater building, and 6) a
boundary line adjustment with the adjacent AMI - Burlington, Inc.,
property. Phase II will consist of: 1) constructing a one (1)
story 8,350 square foot building (building "B"), and 2)
constructing a 3,600 square foot one (1) story building (building
"C"). These improvements will result in a total gross floor area
of 90,743 square feet with a total gross leasable area of 86,857
square feet. The preliminary plat was approved on 7/11/95.
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: Access is via a 30 foot curb cut on Dorset
Street opposite the Chittenden Bank access drive at a signalized
intersection. There are also two (2) secondary access drives to
the Greer property to the north. The applicant has previously
recorded a legal agreement which requires the applicant to provide
an access easement to the Greer property when the Greer's provide
the applicant with a similar access easement. A 24 foot wide curb
cut is proposed on Corporate Way. An access to the Ramada Inn
property is also shown. The sidewalk along the north side of
building "A" is being extended to the sidewalk along Dorset Street
to facilitate pedestrian access.
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Circulation is adequate.
4. The plan shows Corporate Way narrowing from 40 feet in width to
38 feet. 40 feet should be maintained. This will result in a
slightly more narrow sidewalk which should be adequate.
5. Coverage/setbacks (Phase II buildout): Cl District: Building
coverage is 24% (maximum allowed is 30%). Overall coverage will be
reduced from 87% to 84.2% (maximum allowed is 70%). Front yard
coverage along Dorset Street will increase from 74.7% to 79.6%
(maximum allowed is 30%). The Planning Commission may modify the
zoning regulations to allow this increase in coverage pursuant to
Section 12.406(b) of the zoning regulations.
6. CD1 District: Building coverage is 46% (maximum allowed is 90%
if a parking garage is proposed). Overall coverage is 68.8%
(maximum allowed is 90%).
7. Building "A" will not meet the 50 foot front yard setback
requirement. This building is proposed to be 20 feet from the
Dorset Street r.o.w. The Planning Commission, under Section
12.406(b) of the zoning regulations, modified this setback as part
of preliminary plat approval (condition #4).
B. Building "B" and "C" and the 300 square foot addition will meet
the setback requirements. The main building at 100 Dorset Street
does not meet the rear setback requirement and is therefore a
noncomplying structure subject to Section 26.002 of the zoning
regulations.
9. Landscaping: The minimum landscaping requirement, based on
building costs, is $36,525 which is being met. Proposed plantings
include Linden, Ash, Hydrangea, Lilac, Juniper, Crabapple, Spruce,
Balsam Fir and Spirea.
10. Parking: Phase I of the project requires 368 parking spaces
and 373 spaces will be available including eight (8) handicapped
spaces. Phase II (total buildout) requires 427 spaces and 425
spaces including 12 handicapped spaces will be available. This
represents a two (2) space or 0.5% shortfall.
11. Parking requirements are based on office standards for the
office use and the shopping center standards for the remaining
development. The Planning Commission agreed to this at sketch plan
review. The parking facilities include a two (2) story parking
garage containing 156 spaces to be built as part of Phase I.
12. Bike racks are being provided as required under Section
26.253(b) of the zoning regulations.
13. F.A.R. The floor area ratio within the CD1 District is 0.15
(maximum allowed is 0.8).
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13. F.A.R. The floor area ratio within the CD1 District is 0.15
(maximum allowed is 0.8).
14. Traffic: The applicant submitted a traffic impact analysis
which was reviewed at preliminary plat. The analysis concludes
that the additional traffic generated will not change the level of
service (LOS) for the study intersections (Dorset Street
intersections with Williston Road, the driveway at 100 Dorset
Street, and Corporate Way/University Mall). The study
intersections will maintain an LOS of "C" through the year 2000
with or without the proposed expansion.
15. ITE estimates that the proposed expansion will increase P.M.
peak hour trip ends from 436 vte's to 600 vte's, a 164 vte
increase. The applicant was made aware that the road impact fee
will be approximately $32,000. This fee could be phased according
to development phasing.
16. Sewer: No additional allocation needed due to the credit from
removal of the theater building.
17. Lot merger: The 2 Corporate Way parcel is being used to
satisfy zoning and parking requirements on the 100 Dorset Street
parcel. This results in the two (2) lots being merged. The plans
and survey plat reflect the merger of these two (2) lots.
18. Boundary line adjustment: This application includes a
boundary line adjustment between the applicant and AMI -
Burlington, Inc. Two (2) parcels of land of 1,246 square feet each
will be exchanged between the property owners. This will not
affect coverage or setbacks on the AMI - Burlington, Inc. parcel
(Anchorage Inn).
19. Lighting: Existing and proposed exterior lighting will
consist of the following at Phase II buildout:
--- 8 70 watt metal halide lamps with downcasting and shielded
fixtures on 12 foot poles.
--- 11 175 watt metal halide lamps with downcasting and shielded
fixtures on 16 foot poles.
--- 11 150 watt high pressure sodium lamps with downcasting and
shielded fixtures on 16 foot poles (street lights along
Corporate Way and in parking areas).
Details of any building mounted lights and lower deck of parking
garage should be approved by the City Planner prior to permit
issuance.
20. Ramada access: The applicant is proposing to maintain an
access to the Ramada Inn property. This access was approved when
the 2 Corporate Way parcel was subdivided from the Ramada Inn
parcel. This is a floating r.o.w. which is shown on the survey
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21. Dumpsters: Screened dumpsters are proposed.
22. Bus shelter: The applicant is proposing a bus shelter along
Dorset Street in the same general location as previously approved.
23. Official Map: Condition #10 of preliminary plat approval
required that the applicant meet with the City Council to obtain
comments regarding the proposal to construct a portion of a
building within a planned public street r.o.w. which appears on the
City's Official Map. The applicant met with the City Council on
July 17, 1995. It was staff's understanding that the City Council
was willing to forego the public street r.o.w. as long as a private
access connection is maintained between Dorset Street and Mary
Street Extension.
24. Legal documents: This development will result in the creation
of a lot which approximately follows the footprint of building "A".
Prior to recording the final plat plans, the applicant should
record in the land records a "Notice of Condition" approved by the
City Attorney which clearly identifies this entire development as
a PUD (not including Anchorage property) and which legally ties all
lots in this development into one PUD for all zoning, subdivision
and sign ordinance purposes.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning
Commission approves the final plat application of Century Partners
for a 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 application also involves
a boundary line adjustment between the subject property and 108
Dorset Street (Anchorage Motor Inn), as depicted on a five (5) page
set of plans, page one (1) entitled "100 Dorset Street Complex, 100
Dorset Street, South Burlington, VT, Shopping Center Site Plan
Phase I", prepared by Trudell Consulting Engineers, dated 8/28/95,
with the following stipulations:
1. All previous approvals and stipulations which are not
superseded by this approval shall remain in effect.
2. The plans shall be revised prior to recording as follows:
a. Sheet SP1, Phase II, plan shall be revised to show
Corporate Way maintaining a uniform 40 foot width from Dorset
Street to the project access. The existing catch basin
located in front of the subject property shall be relocated to
the new curb if determined necessary by the City Engineer.
b. The survey plat shall be revised to show a separate fee
simple lot following the footprint of Building "A".
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b. The survey plat shall be revised to show a separate fee
simple lot following the footprint of Building "A".
3. The applicant shall post a $30,460 landscape bond prior to
issuance of a zoning permit for Phase I and a $5975 landscape bond
prior to issuance of a zoning permit for Phase II. The bonds shall
remain in effect for three (3) years to assure that the
landscaping takes root and has a good chance of surviving.
4. Pursuant to Section 12.406(b) of the zoning regulations, the
Planning Commission approves a modification to the front yard
setback requirement to allow building "A" to be 20 feet from the
Dorset Street r.o.w.
5. Pursuant to Section 26.256(b) of the zoning regulations, the
Planning Commission grants the applicant a two (2) space or 0.5%
waiver for Phase II of the project.
6. For the purposes 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
164 additional vehicle trip ends during the P.M. peak hour.
7. All exterior lighting shall be downcasting and shielded and
shall not cast light beyond the property line. Any change in
lighting shall be approved by the City Planner prior to
installation. Applicant shall submit, prior to issuance of a
zoning permit, details and cut -sheets of all exterior building
mounted lights and for the lights for the lower deck of the parking
garage for approval by the City Planner. The street lighting
proposed along Corporate Way shall conform with Chapter 5 of the
City Center Streetscape Design Guidelines Handbook.
8. The bus shelter shall be constructed prior to occupancy of
building "A".
9. All streetscape and road widening improvements along Corporate
Way shall be done in accordance with the City Center Streetscape
Design Guidelines Handbook.
10. Prior to issuance of a zoning permit, the applicant shall post
bonds to cover the costs of proposed sidewalk improvements along
Corporate Way and the Corporate Way widening. The amount of the
bonds shall be approved by the City Engineer.
11. Pursuant to Section 12.406(b) of the zoning regulations, the
Planning Commission approves the modification of the zoning
regulations to allow the front yard coverage along Dorset Street to
increase from 74.7% to 76.6%.
12. Prior to recording the final plat plans, the applicant shall
record in the land records a "Notice of Condition" which clearly
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identifies this entire development as a PUD (not including
Anchorage property) and which legally ties all lots in this
development into one PUD for all zoning and subdivision purposes.
The Notice of Condition should be approved by City Attorney.
13. The applicant shall obtain a zoning permit for each phase of
expansion within three (3) years or this approval is null and void.
14. The applicant shall obtain a Certificate of
Occupancy/Compliance from the Administrative Officer prior to
occupancy of each phase of expansion.
15. Any change to the site plan shall require approval by the
South Burlington Planning Commission.
16. The final 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.
Chairman ok Clerk
South Burlington Planning Commission
Z Z2 V/� S
Date
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