HomeMy WebLinkAboutMS-93-0000 - Decision - 0010 Farrell StreetFINDINGS OF FACT & DECISION
STATE OF VERMONT / C c�
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of 10 Farrell Street Corporation
for multiple use of an existing 26,125 square foot building, 10
Farrell Street.
On the 27th of April 1993 the South Burlington Planning Commission
approved the request of 10 Farrell Street Corporation for site plan
review under Section 19.10 of the South Burlington Zoning
Regulations based on the following findings:
1. The applicant is requesting to use an existing 26,125 square
foot building for a maximum six (6) tenants for any permitted and
conditional uses listed below. This request is being made with the
provision that all the uses would not require more than 82 parking
spaces, would not generate more than 1000 gpd in sewer demand and
would not generate more than 600 average daily trips. The reason
for this unique request is so that the applicant can have the
flexibility of changing tenants whose uses fall within the approved
sewer, traffic and parking limits without having to return to the
Planning Commission each time. When a use is to be changed, the
applicant would contact the City Planner and he would review the
existing and proposed use to make certain that it does not exceed
the upper limits approved by the Planning Commission.
2. The following is an
example
of how this
would work:
Square
Parking
Sewer
Daily
P.M.
Use
ft.
Req'd
Req'd
Trips
Peak Trips
Blodgett
Oven
15,625
8
180
48
12
Keene
Medical
2,000
7
60
84
11
Domino's
Pizza
1,650
8
75
120
30
Bakery
3,500
9
450
183
18
Retail
3,350
18
90
136
17
26,125
50
855
571
88
3. Uses being requested are as follows:
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12.10 Permitted Uses
12.101 Business, professional and non-profit offices
12.102 Retail businesses
12.104 Standard restaurants, coffee shops
12.20 Conditional Uses
12.207 State and municipal facilities
12.210 University facilities, including offices,
classroom buildings and support services but
excluding buildings for residential use
12.216 Rental of equipment and miscellaneous items
12.217 Equipment service and repair shops
12.220 Sale of building materials
12.222 Catering and food delivery
12.224 Sale of automotive parts
12.225 Automobile repair and service
4. This property located at 10 Farrell Street lies within the C2
District. It is bounded on the north by undeveloped land approved for
an office building separated from this property by Potash Brook, on the
east by East Woods, on the south by Swift Street and on the west by
Farrell Street.
5. Access
on Farrell
wide curb
proposed.
circulation: Access is being provided via two (2) curb cuts
Street, a 45 foot wide curb cut to the north and a 52 foot
cut to the south. The curb cuts are existing and no changes
6. Circulation is adequate. There will be one-way traffic along the
south and east sides of the building and two-way traffic along the north
side. Staff recommended that a "DO NOT ENTER" sign be placed at the
north-east corner of the building to keep vehicles from going in the
wrong direction.
7. Coverage/setbacks: Building coverage is 26% (maximum allowed is
30%). Overall coverage is 61.6% (maximum allowed is 70%). Front yard
coverage is 57.9% (maximum allowed is 30%). This is an existing
situation which will not be made worse. Overall coverage and front yard
coverage percentages noted on the plan are incorrect. The correct
percentages should be listed.
Setback requirements are met.
8. Landscaping: The landscaping requirement for this project is $3,000
which is not being met. Staff recommended that the $1,126 shortfall be
made up by adding one (1) additional tree along Swift Street and
increasing the size of the other trees. These trees should be planted
on the applicant's property and not in the r.o.w. The green strip along
the south side of the building which is proposed to be reduced in size
should be left as is. A parking aisle of 14 feet is adequate for angled
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parking and one-way traffic. Proposed plantings consist of Spreading
Yews and Linden. Planting schedule should identify which plants are
proposed and which are existing.
9. Parking: A total of 90 parking spaces including three (3)
handicapped spaces are shown on the plan.
10. Traffic: The applicant has submitted a traffic report estimating
daily and peak hour trip generation estimates. The impact of full
development on the Swift Street/Shelburne Road intersection was also
studied. The report concludes that through the year 1998 this
intersection should continue to operate at a level of service C, with or
without the additional traffic from this project.
The Planning Commission should also approve a limit to the number of
P.M. peak hour trip ends.
11. Lighting: Exterior lighting consists of the following:
--- signs for tenants will be lit from the interior with 100 watt
florescent lamps.
--- common street sign is lit with 100 watt lights in the ground.
--- entrance lighting will be 100 watt wall mounted fluorescent lamps
with cut-offs.
12. Sewer: This property currently has a sewer allocation of 750 gpd.
The applicant is requesting an additional allocation of 250 gpd for a
total of 1,000 gpd. The per gallon fee on 250 gpd would have to be
paid prior to issuance of a zoning/building permit.
DECISION & CONDITIONS
Based on the above Findings of Fact, the South Burlington Planning
Commission approves the site plan application of 10 Farrell Street
Corporation for multiple use of an existing 26,125 square foot building
as depicted on a plan entitled "Proposed Revised Parking Plan", prepared
by DHO with a stamped received date of 4/22/93 with the following
stipulations:
1. All previous approvals and stipulations which are not superseded by
this approval shall remain in effect.
2. This approval is for the following uses listed in the Zoning
Regulations: Sections 12.101 - 12.104, and 12.207, 12.210, 12.216,
21.217, 12.220, 12.222, and 12.224.
3. This approval is conditioned on a maximum of 82 parking spaces,
1,000 gpd sewer allocations, 600 daily trip ends and 90 P.M. peak hour
trip ends.
4. Prior to the change of any tenant in the building, the City Planner
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shall approve the proposed new tenant only if the proposed combination
of uses fits within the limitations established in stipulation #3 above.
5. This approval is conditioned on a maximum of 6 tenants.
6. The plan shall be revised prior to permit to show: a) correct
square footage for each tenant space, b) additional landscaping to meet
the required $3,000 value, c) the plan shall indicate that dumpster
near Swift Street will be screened by stockade fence, d) show location
of "DO NOT ENTER" sign to properly direct on -site traffic flow, e)
revise plan to show 8 spaces in northeast corner removed as recommended
by the City Engineer.
7. All exterior lighting shall be downcasting and shielded and shall
not cast light beyond the property line. Any change in existing
lighting or new lighting shall be approved by the City Planner prior to
installation.
8. The applicant shall obtain a zoning/building permit within six (6)
months or this approval is null and void.
9. The applicant shall obtain a Certificate of Occupancy from the
Administrative Officer prior to occupancy of the building.
10. Any physical changes to the plan shall require the approval of the
Planning Commission.
Chairman'or Cl6rk
South Burlington Planning Commission
Date
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