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Home My WebLink AboutSP-13-49 - Decision - 0040 Farrell Street#SP-13-49 CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING 40 FARRELL STREET PROPERTY, LLC — 40 FARRELL STREET SITE PLAN APPLICATION #SP-13-49 FINDINGS OF FACT AND DECISION 40 Farrell Street Property, LLC, hereinafter referred to as the applicant, is seeking to amend a previously approved plan for a 3,660 square foot general office building. The amendment consists of changing the use of 900 square feet from general office use to personal instruction use, 40 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 1. The applicant is seeking to amend a previously approved plan for a 3,660 square foot general office building. The amendment consists of changing the use of 900 square feet from general office use to personal instruction use, 40 Farrell Street. 2. The owner of record of the subject property is 40 Farrell Street Property, LLC. 3. The subject property is located in the Swift Street Zoning District & the Interstate Highway Overlay District (IHO). 4. The application was received on August 29, 2013. 5. The plan submitted is entitled "Site Plan Property at 40 Farrell Street So. Burlington, VT," prepared by Mark Brooks, and the plan is not dated. 6. The IHO District, Section 10.04 (C) (3) of the LDRs, allows nonconforming structures, such as the building which is the subject of this application, to be used for any land use allowed within the underlying zoning district. Personal instruction is a permitted use in the Swift Street District. DIMENSIONAL REQUIREMENTS - 1 - #SP-13-49 7. Building coverage is 10.26% (maximum allowed is 40%). Overall coverage is 37.5% (maximum allowed is 70%). Front yard coverage is 5.4% (maximum allowed is 30%). 8. Setback requirements are being met. SITE PLAN REVIEW STANDARDS Vehicular access 9. Access is provided via a curb cut off Commerce Ave. No changes are proposed. Circulation 10. Circulation on the site is adequate. Parking 11.There are no changes to parking provided on site. The change in use from general office to personal instruction use will not result in any need for additional parking spaces. A total of 12 spaces are required for the existing and proposed uses and 20 parking spaces are shown on the plans including two (2) handicapped spaces. 12. 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 the plan. 13. Pursuant to Section 13.01(B) of the Land Development Regulations, internal landscaping of the parking area does not apply to this application. Landscaping 14.As no new construction is proposed, no additional landscaping is required. 15. Pursuant to Section 13.06(B) (7) of the Land Development Regulations, snow storage areas must be shown on the plan. The plan does indicate snow storage areas. Outdoor Lighting #SP-13-49 16.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 17.The change of 900 square feet of general office use to personal instruction use will result in 1.1 additional vehicle trip ends during the pm peak hour. (a) The relationship of the proposed development to goals and objects set forth in the City of South Burlington Comprehensive Plan, 18.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 19.The building is existing and no changes are proposed. (c)Parking shall be located to the rear or sides of buildings 20.All parking is to the side and front of the building and no changes are proposed. 21. As noted above, a bicycle rack location is noted on the plan. (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 22.The building is 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. 23.The plan does not indicate a change in utility service. -3- #SP-13-49 (f) 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, 24.The building is 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 25.The building is 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: (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, 26.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, 27.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), 28. Pursuant to Section 13.06(C) (1) of the Land Development Regulations, screened dumpster locations must be shown on the plans. No dumpsters will be used. #SP-13-49 DECISION Based on the above Findings of Fact, the Administrative Officer herby approves site plan application #SP-13-49 of 40 Farrell Street Property, LLC 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 for within six (6) months pursuant to Section 17.04 of the Land Development Regulations or this approval is null and void. 4. For the purpose of calculating road impact fees under the South Burlington Impact Fee Ordinance, the Administrative Officer estimates that the change in use will generate 1.1 additional vehicle trip ends during the P.M. peak hour. 5. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to occupancy and/or use of the newly converted space. 6. 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 � P ��vYl //�1 , 2013 by nd J. Belair, Administrative 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 $233 filing fee and be filed within 15 days of the date of this decision. -5- #SP-13-49 The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state permits for this project. Call 802.879.5676 to speak with the regional Permit Specialist. IM