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HomeMy WebLinkAboutSD-95-0000 - Decision - 0002 0004 Market StreetFINDINGS OF FACT & DECISION STATE OF VERMONT COUNTY OF CHITTENDEN CITY OF SOUTH BURLINGTON Re: Findings of Fact, application of Century Partners for a planned unit development consisting of 87,457 square feet of general office and shopping center use in four (4) buildings, 100 Dorset Street and 2 Corporate Way. On the 8th day of August, 1995, the South Burlington Planning Commission approved the request of Century Partners for preliminary plat approval under Section 203 of the South Burlington Subdivision Regulations based on the following findings: 1. This project consists of expanding a shopping center by: 1) constructing a two (2) story 35,000 square foot building (building "A"), 2) constructing a one (1) story 8,350 square foot building (building "B"), 3) constructing a one (1) story 4,200 square foot building (building "C"), 4) constructing a two (2) story 168 space parking garage, 5) constructing a 300 square foot addition to the main building, 6) converting 600 square feet of unused space to retail use, and 7) razing an 8736 square foot 603 seat theater building. These improvements will result in a total of 87,457 square feet of gross leasable area in four (4) buildings. The sketch plan was reviewed on 4/25/95. 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. Circulation is adequate. 4. Coverage/setbacks: Cl District: Building coverage was not submitted. This information should be submitted for final plat. Overall coverage will be reduced from 87% to 84.3% (maximum allowed is 70%). Front yard coverage along Dorset Street has not been submitted. This information should be submitted for final plat. 5. CD1 District: is 43.8% (maximum Overall coverage Building coverage including the parking garage allowed is 90% if a parking garage is proposed). is 67.5% (maximum allowed is 90%). 6. Building "A" will not meet the 50 foot front yard setback requirement. 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, may modify setback requirements. 7. 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. B. 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. 9. The street trees along Corporate Way should be at least 3 - 3.5" caliper as recommended in the City Center Streetscape Guidelines Handbook. The planting schedule should be revised to reflect this minimum size. 10. Parking: This project requires a total of 430 spaces and a total of 420 spaces are being provided including 10 handicapped spaces. 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 160 spaces to be built in two (2) phases. Phase 1 will include 85 spaces and phase 2 will include 75 spaces. 11. The easterly most row of parking on 2 Corporate Way is located within the 80 foot building envelope for the proposed Mary Street extension. This is not permitted. 12. Bike racks are being provided as required under Section 26.253(b) of the zoning regulations. 13. Based on the loss of the 18 spaces mentioned above, this development will have a parking shortfall of 28 spaces or 6.5%. 14. F.A.R. The floor area ratio within the CD1 District is 0.07 (maximum allowed is 0.8). 15. Traffic: The applicant submitted a traffic impact analysis. 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). Pa The study intersections will maintain an LOS of "C" through the year 2000 with or without the proposed expansion. 16. ITE estimates that the proposed expansion will increase P.M. peak hour trip ends from 436 vte's to 602.5 vte's, a 166.5 vte increase. The applicant was made aware that the road impact fee will be approximately $32,500. This fee could be phased according to development phasing. 17. Sewer: No additional allocation needed due to the credit from removal of the theater building. 18. Lot merger: The 2 Corporate Way parcel is being used to satisfy zoning and parking requirements on the 100 Dorst Street parcel. This results in the two (2) lots being merged. The plans and survey plat should be revised to reflect the merger of these two (2) lots. 19. Proposed streets: The City's Official Map shows a proposed street running easterly between the main retail/office building and the proposed retail building. This proposed street then intersects with an extension of Mary Street which crosses the easterly portion of the 2 Corporate Way parcel. These planned streets are shown on the preliminary plat. The applicant should 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. These comments should be submitted with the final plat application. 20. Lighting: Existing and proposed exterior lighting will consist of the following: --- 12 70 watt metal halide lamps with downcasting and shielded fixtures on 12 foot poles. --- 19 175 watt metal halide lamps with downcasting and shielded fixtures on 16 foot poles. --- 4 150 watt high pressure sodium lamps with downcasting and shielded fixtures on 16 foot poles (street lights along Corporate Way). 21. Details of any building mounted lights should be approved by the City Planner prior to permit issuance. The site plan should be revised to depict each of the three (3) types of lights proposed with different symbols and the symbols labeled. 22. Ramada access: The applicant is proposing 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 should be shown on the survey plat. If the Ramada Inn wants to connect to this access then they will need to revise their site plan. 3 23. Dumpsters: Screened dumpsters are proposed. Plan should indicate the type of screening to be used. 24. Bus shelter: The applicant is proposing a bus shelter along Dorset Street in the same general location as previously approved. 25. Other: The survey plat should be revised to no longer show the land swap with the Anchorage Motor Inn since this land swap is no longer part of this application. DECISION & CONDITIONS Based on the above Findings of Fact, the South Burlington Planning Commission approves the preliminary plat application of Century Partners for a planned unit development consisting of 87,457 square feet of general office and shopping center use in four (4) buildings, 100 Dorset Street and 2 Corporate Way, as depicted on a three (3) page set of plans, page one (1) entitled "100 Dorset Street, South Burlington, Vt" prepared by Trudell Consulting Engineers, dated 7/1/95, with the following stipulations: 1. All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2. The applicant shall post a $36,525 landscape bond prior to issuance of a zoning permit. The bond shall remain in effect for three (3) years to assure that the landscaping takes root and has a good chance of surviving. 3. The plans shall be revised prior to submittal of the final plat application as follows: a) The planning data on the site plan shall include the building coverage information for the Cl and CD1 Districts and existing and proposed front yard coverage along Dorset Street. b) The site plan shall be revised to remove all parking spaces located within the 80 foot building envelope along the proposed Mary Street extension. c) The site plan and survey plat shall be revised to reflect the merger of the 100 Dorset Street parcel and the 2 Corporate Way parcel. d) The site plan shall be revised to depict each of the three (3) types of lights proposed with different symbols and the symbols labeled. e) The site plan shall be revised to indicate the type of screening to be used around the dumpster storage areas. 4 f ) The site plan shall be revised to show one (1) additional hydrant at the Corporate Way entrance at a location approved by the Fire Chief. g) The site plan shall include a method for storm water retention approved by the City Engineer. 4. Pursuant to Section 12.406(b) of the zoning regulations, the Planning Commission modify's the front yard setback requirement to allow building "A" to be 20 feet from the Dorset Street r.o.w. 5. The street trees along Corporate Way shall be at least 3-3j" caliper as recommended in the City Center Streetscape Guidelines Handbook. The planting schedule shall be revised to reflect this minimum size. 6. Pursuant to Section 26.256(b) of the zoning regulations, the Planning Commission is willing to grant a parking waiver. The exact number of spaces to be waived shall be determined at final plat. 7. 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 166.5 additional vehicle trip ends during the P.M. peak hour. 8. 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 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. 9. The bus shelter shall be constructed prior to occupancy of building "A". 10. Prior to final plat submittal, the applicant shall 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. These comments shall be submitted with the final plat application. 11. All streetscape and road widening improvements along Corporate Way shall be done in accordance with the City Center Streetscape Design Guidelines Handbook. 12. 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. W" 13. Prior to final plat submittal, the applicant shall submit a development phasing plan which also clearly shows or describes the parking areas to be constructed with each phase. 14. The applicant must submit the revised final plat application within 12 months or this approval is null and void. Chairman or Clerk South Burlington Planning Commission Wz66 S / Date 6