HomeMy WebLinkAboutSP-92-0000 - Decision - 0155 Market StreetFINDINGS OF FACT & DECISION
STATE OF VERMONT
COUNTY OF CHITTENDEN S _ ` Z v
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of South Burlington Realty for
construction of a 49,000 square foot building for general office
use (38,000 square feet), retail use (9,400 square feet) and
mechanical space (1,600 square feet), 15 Corporate way.
On the 3rd of March, 1992 the South Burlington Planning
Commission approved the request of South Burlington Realty for
site plan review under Section 19.10 of the South Burlington
Zoning Regulations and Revised Final Plat approval under Section
204 of the South Burlington Subdivision Regulations based on the
following findings:
1. South Burlington Realty proposes to build a three (3) story
49,000 square foot mixed retail/office building on Corporate Way.
A total of 38,000 square feet of gross floor area will be devoted
to general business offices including all of the top two (2)
floors and a portion of the first. The remaining 11,000 square
feet of the first floor will be devoted to retail and non -
leasable space (9,400 square feet retail and 1600 square feet
non--leaseable).
3. Access/circulation: This building will have two (2) access
points on the China Lite driveway. One access will be 30 feet
wide and the other one will be 24 feet wide.
Circulation of traffic through the site is adequate.
4. Setbacks/coverage: The proposed building will be on the
corner of two (2) future public streets and will meet the 0-80
foot building envelope setback along both streets.
Building coverage is 1.2% (maximum allowed is 40%). Overall
coverage is 8% (maximum allowed is 90%).
S. Parking: 202 parking spaces are required and the plans show
a total of 196 on -site spaces and 15 on -street spaces for a total
of 211 parking spaces being provided. Seven (7) of these are
handicapped spaces. Note #7 on sheet 1 of 6 says that only four
(4) handicapped spaces are being provided.
It is the Commission's opinion that the on -street handicapped
space within the future 60 foot r.o.w. is very close to the
intersection and will not allow for proper sight distance at the
intersection.
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6. Proposed Cjty Street: The roadway within the proposed future
city street along the northerly boundary is not centered within
the r.o.w. Centering of the roadway would allow for a 13 foot
sidewalk (10 feet to the r.o.w. line plus 3 feet to the building)
on both sides of the street. Trees would then be setback three
(3) feet from the curb face as recommenced by the Streetscape
Committee.
The parking area west of the end of the future city street would
interfere with the continuation of this street sometime in the
future. Approximately 15 parking spaces would be lost when this
street is continued. Provisions to replace any lost parking
spaces would have to be made at the time the street is continued.
7. Sewer: A sewer allocation of 1125 gpd is required assuming
75 employees. The applicant must pay the required per gallon
sewer allocation fee prior to permit.
8. Lighting: The following exterior lighting is proposed:
a. Nine (9) parking lot lights on 20 foot poles. Lights will be
250 watt high pressure sodium with luminaires.
b. Two (2) walkway lights on 12 foot poles. Lights will be 100
watt high pressure sodium with cut off lumanaires.
C. Nine (9) courtyard lights, bollard type with 50 watt high
pressure sodium lamps.
d. Three (3) street lights on 20 foot poles to be approved by
the City. The Streetscape Committee has recommended that street
lights be on 16 foot poles.
9. Building ligig_hts: Building elevations provided indicate that
the building will exceed the height limitation by 1.5 feet and
the tower will exceed the height limitation by 7.5 feet. The
Planning Commission can allow the increased height as a bonus for
the provision of additional public space (parks, courtyard, etc.)
or amenities. The applicant is providing a courtyard and ameni-
ties such as benches, planters and brick work which amounts to
$19,200.
10. Landscaping: The landscaping requirement for this project
is $36,500 and the value of the landscaping proposed is estimated
to be $22,888, a shortfall of $13,612. The planting of 3" - 3
1/211 trees along the streets instead of the 2 1/2" - 3" trees
proposed would reduce the landscaping shortfall to $12,300.
11. Traffic: The original approval for the Corporate Way subdi-
vision (11/17/81) required that certain improvements be made
relating to traffic if certain conditions are met. Condition #6
requires the complete construction or establishment of bonding
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and a timetable for completion of Corporate Way if any on -site
development will create or add to a LOS below C on any of four
(4) intersections, including Williston Road/Dorset Street and
Williston Road/Hinesburg Road.
The applicant submitted a traffic study prepared by RSG dated
October, 1990 which estimated LOS in the year 1995. The build
scenario assumed 45,000 square feet of retail and 145,000 square
feet of office space. This application is for only 38,000 square
feet of office space and 9,400 square feet of retail space. The
1995 scenario also assumed that six (6) intersections would be
improved in addition to the construction of Dorset Street, a
traffic signal at the Corporate Way/Hinesburg Road intersection,
and a north bound on -ramp added to Exit 13.
The traffic study estimates that the Dorset/Williston Road inter-
section will operate at LOS E in 1995. Therefore, condition #6
discussed above is triggered.. Additionally, the Williston
Road/Hinesburg Road intersection is estimated to operate at LOS
C, however, this assumes substantial improvements to the existing
intersection. The applicant has stated in past meetings that he
proposes to complete Corporate Way in connection with this
project.
A Williston Road Traffic Impact Policy was adopted in October,
1990. The purpose of this policy is to assess a monetary value
to the traffic impact attributable to any given development
proposal. This fund is then used to implement improvements which
are needed to accommodate future growth and development. For
the purposes of this policy, the Williston Road corridor is
divided in to two (2) segments. The subject property is located
in impact area 1. The contribution form -Lila for impact area I is
based on the proposed number of peak hour trips divided by an
estimate of the peak hour trip ends from the projected growth
times the required traffic improvements cost. Based on 129 peak
hour trip ends estimated to be generated by this project, the
applicant would contribute $15,413 to the Williston Road Area 1
Improvement Fund.
12. Other: A loading/trash removal area is shown on the site.
Trash storage will be within the building.
DECISION & CONDITIONS
Based on the Findings of Fact, the South Burlington Planning
Commission approves the Revised Final Plat application of South
Burlington Realty for construction of a 49,000 square foot build-
ing for general office use (38,000 square feet), retail use
(9,400 square feet) and mechanical space (1,600 square feet) as
depicted on a seven (7) page set of plans, page one entitled
"Corporate Circle, South Burlington, Vermont, South Burlington
Realty Corporation, Property Plat" prepared by Webster -Martin,
Inc., and dated September, 1981, last revised, 2/1/92, with the
following stipulations:
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1. The applicant shall post a $36,500 , 3-year landscaping bond
prior to permit. The landscaping plan shall be revised prior to
recording to show 3 - 3 1/2 inch caliper street trees. The
Planning Commission grants a $12,300 waiver of required landscap-
ing because of limited space on a public street.
2. A sewer allocation of 1,125 gpd is granted. The applicant
shall pay the required sewer allocation fee prior to issuance of
a zoning/building permit.
3. The Planning Commission approves 14 "on -street" parking
spaces for the project. The plan shall be revised prior to
recording to show the on street handicapped space within the
future 60 foot r.o.w. shifted one space to the south. The area
currently shown as a handicapped space shall not be striped for
parking in order to maintain adequate site distance.
4. Note #7 on sheet 1 of 16 shall be corrected prior to record-
ing to indicate seven (7) handicapped spaces to be provided.
5. The plan shall be revised prior to recording to show the new
street centered within the 60 foot future street r-.o.w. The
face of curb on the east side shall be located ten (10) feet from
the r.o.w. line and proposed trees shall be planted three (3)
feet off the curb face.
6. The lighting note on page 3 of 6 shall be revised prior to
permit to indicate a 16 foot high street light to be approved by
City Planner.
7. Prior to permit, the Planning Commission shall review and
approve final streetscape plans based on input provided by the
City Center Streetscape Design Committee. The plans shall ad-
dress streetscape issues including roadway width; street tree
species; location and size; sidewalk width; sidewalk material and
design; and street lighting.
8. Prior to recording the property plat, the applicant shall
submit a revised plat showing the 60 foot future street r.o.w.
The plat shall be certified and signed by a licensed surveyor.
9. Prior to permit, the applicant shall submit an Offer of
Irrevocable Dedication and Warranty Deed for the 60 foot future
street r.o.w. These documents shall be approved by the City
Attorney and recorded prior to permit.
10. In an effort to find that the proposed development will not
adversely affect traffic flow and safety, the applicant shall be
responsible for the following:
a) As expressly represented by the applicant, prior to occu-
pancy of the proposed building, the applicant shall complete
Corporate Way including construction of the Corporate Way/Hines-
burg Road intersection. Prior to issuance of a zoning permit for
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the building, the applicant shall submit a plan of the proposed
Corporate Way/Hinesburg Road intersection to the City for approv-
al. The applicant shall also submit -to the City a letter from
AOT approving construction and signalization of the intersection.
(This condition does not negate any agreements between the City
and applicant regarding this intersection).
b) The applicant shall contribute a payment to the Williston
Road Area 1 Improvement Fund, or other Traffic Improvement Fund
in existence at time of permit application. The current fund
would require a payment of $15,413 based on an estimated 129 peak
hour trip ends to be generated by this project. In light of the
substantial expenditure by the applicant in constructing the
remainder of that roadway in connection with this application,
the contribution shall be paid to the city at the time of appli-
cation for a zoning/building permit for the next phase of devel-
opment after the 49,000 square foot building.
11. Previous approvals and stipulations not superseded by this
approval shall remain in effect.
12. As expressly represented by the applicant, the applicant
shall maintain the new street/access drive until such time as the
r.o.w. and street are accepted by the City.
13. The final plat plans shall be recorded in the South Burling-
ton land records prior to issuance of a zoning permit, and within
90 days, whichever is sooner, or this approval is null and void.
The plans shall be signed by the Planning Commission Chairman or
Clerk prior to recording.
Chairffian or Clerk
South Burlington Planning Commission
Date