HomeMy WebLinkAboutSP-07-79 - Decision - 0466 Farrell Street#SP-07-79
CITY OF SOUTH BURLINGTON
DEPARTMENT OF PLANNING AND ZONING
F & M DEVELOPMENT COMPANY
SITE PLAN APPLICATION #SP-07-79
FINDINGS OF FACT AND DECISION
F & M Development Company, hereinafter referred to as the applicant, is seeking to
amend a previously approved plan for a planned unit development consisting of: 1) 309
residential units in six (6) buildings, 2) subdividing two (2) parcels of 24.458 acres into
eight lots, 3) a 74 unit multi -family dwelling, 4) a 4,430 sq. ft. expansion of an indoor
recreation facility, 5) a 63 unit congregate care housing facility, and 6) an existing 16,000
sq. ft. television studio & office building. The amendment consists of eliminating three (3)
parking spaces, Farrell Street.
Based on the plans and materials contained in the document file for this application, the
Administrative Officer finds, concludes, and decides the following:
FINDINGS OF FACT
The applicant is seeking to amend a previously approved plan for a planned unit
development consisting of: 1) 309 residential units in six (6) buildings, 2)
subdividing two (2) parcels of 24.458 acres into eight lots, 3) a 74 unit multi-
family dwelling, 4) a 4,430 sq. ft. expansion of an indoor recreation facility, 5) a
63 unit congregate care housing facility, and 6) an existing 16,000 sq. ft.
television studio & office building. The amendment consists of eliminating three
(3) parking spaces, Farrell Street.
2. The owner of record of the subject property is EF Farrell, LLC & DB Morrissey,
LLC.
3. The subject property is located in the Commercial 1-Residential 15 (Cl-R15)
4. The application was received on October 15, 2007.
5. The plan submitted is entitled, "O'Dell Parkway P.U.D. (Eastwood II & Senior
Housing) Farrell Street South Burlington, Vermont", prepared by Civil
Engineering Associates, Inc., dated 11/18/99, last revised on 10/8/07.
DIMENSION REQUIREMENTS
6. Dimensional requirements are not changing as a result of this application.)
7. Setback requirements are being met.
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SITE PLAN REVIEW STANDARDS
Vehicular access
8. Access is provided via curb cuts off Farrell Street. No changes are proposed.
Circulation
9. Circulation on the site is adequate.
Parking
10. The applicant proposes to reduce the number of parking spaces by three (3). The
subject property has a total of 867 parking spaces. The Development Review
Board granted a 7.61 % parking waiver (or 70 spaces) on August 2, 2006. The
overall parking requirement will be reduced by 11 spaces due to the reduction in
size of the retail use at 514 Farrell Street. The proposal is to reduce the number
of available spaces from 867 spaces to 864 spaces which will reduce the parking
waiver from 70 spaces to 62 spaces.
11. Pursuant to Section 13.01(G)(5) of the Land Development Regulations, bicycle
parking shall be provided on the subject property. A bicycle rack is shown on
previously approved plans.
12. Pursuant to Section 13.01(B) of the Land Development Regulations, internal
landscaping of the parking area does not apply to this application.
Landscaping
13. There are no landscaping changes proposed.
14. Pursuant to Section 13.06(B)(7) of the Land Development Regulations, snow
storage areas must be shown on the plan. The previously approved plans show
the snow storage area(s).
Outdoor Lighting
15. There are no changes to outdoor lighting proposed.
Pursuant to Sections 14.06 and 14.07 of the Land Development Regulations, the
following review standards shall apply to site plan applications:
Traffic
16. Traffic will not be affected as a result of this application.
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(a) The relationship of the proposed development to goals and objects set forth in
the City of South Burlington Comprehensive Plan.
17. The Comprehensive Plan states that the City should encourage development
while protecting natural resources and promoting a healthy and safe
environment. The proposed project is in keeping with the recommended actions
of the Comprehensive Plan.
(b) The site shall be planned to accomplish a desirable transition from structure to
site, from structure to structure, and to provide for adequate planting, safe
pedestrian movement, and adequate parking areas.
18. The building is existing and no changes are proposed.
(c)Parking shall be located to the rear or sides of buildings to the greatest extent
practicable.
19. All parking is existing and no changes are proposed.
20. As noted above, a bicycle rack location is noted on previously approved plans.
(d) Without restricting the permissible limits of the applicable zoning district, the
height and scale of each building shall be compatible with its site and existing or
adjoining buildings.
21. The buildings are existing and no changes are proposed.
(e) Newly installed utility service modifications necessitated by exterior alterations
or building expansions shall, to the extent feasible, be underground.
22. The plan does not indicate a change in utility service.
(0 The combination of common materials and architectural characteristics,
landscaping, buffers, screens, and visual interruptions to create attractive
transitions between buildings or different architectural styles shall be
encouraged.
23. The buildings are existing and no changes are proposed.
(g) Proposed structures shall be related harmoniously to themselves, the terrain
and to existing buildings and roads in the vicinity that have a visual relationship
to the proposed structures.
24. The buildings are existing and no changes are proposed.
In addition to the above general review standards, site plan applications shall meet the
following specific standards set forth in Section 14.07 of the Land Development
Regulations:
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(a) The reservation of land may be required on any lot for provision of access to
abutting properties whenever such access is deemed necessary to reduce curb
cuts onto an arterial or collector street, to provide additional access for
emergency or other purposes, or to improve general access and circulation in the
area.
25. The reservation of land is not necessary.
(b) Electric, telephone, and other wire -served utility lines and service connections
shall be underground. Any utility installations remaining above ground shall be
located so as to have a harmonious relation to neighboring properties and to the
site.
26. As noted above, there are no changes to utility service with this application.
(c) All dumpsters and other facilities to handle solid waste, including compliance
with any recycling or other requirements, shall be accessible, secure, and
properly screened with opaque fencing to ensure that trash and debris do not
escape the enclosure(s).
27. Pursuant to Section 13.06(C)(1) of the Land Development Regulations, screened
dumpster locations must be shown on the plans. Screened dumpster locations
are shown on the previously approved plans and labeled as such.
DECISION
Based on the above Findings of Fact, the Administrative Officer herby approves Site
Plan Application #SP-07-79 of F & M Development Company, to amend a previously
approved plan for a planned unit development consisting of: 1) 309 residential units in
six (6) buildings, 2) subdividing two (2) parcels of 24.458 acres into eight lots, 3) a 74
unit multi -family dwelling, 4) a 4,430 sq. ft. expansion of an indoor recreation facility, 5) a
63 unit congregate care housing facility, and 6) an existing 16,000 sq. ft. television studio
& office building. The amendment consists of eliminating three (3) parking spaces,
Farrell Street, subject to the following conditions:
1. All previous approvals and stipulations which are not superseded by this
approval shall remain in effect.
2. This project shall be completed as shown on the plan and shall be on file in the
South Burlington Department of Planning and Zoning.
3. The applicant shall obtain a zoning permit within six (6) months pursuant to
Section 17.04 of the Land Development Regulations or this approval is null and
void.
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4. The applicant shall obtain a Certificate of Occupancy/Compliance from the
Administrative Officer prior to the use of the drive through facility which requires
the elimination of the three (3) parking spaces.
5. Any change to the site plan shall require approval by the South Burlington
Development Review Board or the Administrative Officer.
Signed on this day of d C li 2007 by
R m nd J. Belair,lAdministrative Officer
PLEASE NOTE: Pursuant to 24 VSA §4465, an interested person may appeal this
decision by filing a Notice of Appeal with the secretary of the Development Review
Board. This Notice of Appeal must be accompanied with a $110 filing fee and be filed
within 15 days of the date of this decision.
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