HomeMy WebLinkAboutSP-95-0000 - Decision - 0080 Farrell StreetFINDINGS OF FACT & DECISION
STATE OF VERMONT (~
COUNTY OF CHITTENDEN
CITY OF SOUTH BURLINGTON
Re: Findings of Fact, application of Burlington Indoor Tennis
Center, Inc., d.b.a. Twin Oaks Kids & Fitness to: 1) convert 2,000
square feet of office use to day care/indoor recreation use in a
building with an existing 9,000 square feet of day care/indoor
recreation use, and 2) increase the maximum number of children at
anyone time form 30 children to 59 children, 80 Farrell Street.
On the 12th day of September, 1995, the South Burlington Planning
Commission approved the request of Burlington Indoor Tennis Center,
Inc., d.b.a. Twin Oaks Kids & Fitness for site plan review under
Section 26.10 of the South Burlington Zoning Regulations based on
the following findings:
1. This project consists of: 1) converting 2,000 square feet of
office space to day care/indoor recreation use in a building with
an existing 9,000 square feet of day care/indoor recreation use,
and 2) increasing the maximum number of children at anyone time
from 30 to 59 children. This use was approved on 6/28/94 and
amended on 11/29/94.
2. This property located at 80 Farrell Street lies within the C2
District. It is bounded on the north by a single family residence
and Rice High School, on the east by a vacant lot, on the south by
Joy Drive and on the west by Farrell Street.
3. Access/circulation: Access
Joy Drive. The westerly curb
westerly curb cut is 28 feet.
Circulation is adequate.
is provided by two (2) curb cuts on
cut is 26 feet in width and the
No change proposed.
4. Coverage/setbacks: Building coverage is 12.3% (maximum allowed
is 30%). Overall coverage is 41% (maximum allowed is 70%). Front
yard coverage along Farrell Street is 19.4% and along Joy Drive is
59.8% (maximum allowed is 30%). No change proposed.
5. Setback requirements are not met. The building does not meet
the front setback from Joy Drive and the 65 foot setback from a
residential district. This is a noncomplying structure subject to
Section 26.002 of the zoning regulations.
6. Landscaping: No additional landscaping required.
7. Parking: There are no minimum parking standards in the zoning
regulations for the existing and proposed uses. Based on parking
standards for day care and health club, and averaging these
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standards together, it is estimated that 55 spaces would be
required. Plan shows 29 spaces including two (2) handicapped
spaces for a 26 space shortfall (47%). The Commission approved a
13 space or 31% waiver on 11/29/94. Applicant conducted a parking
count survey for the existing 9,000 square foot facility which
indicates that no more than 12 spaces were used at any one time.
Based on the parking count study, it was staff's position that 29
spaces would adequately serve the expanded facility.
8. Traffic: The ITE Trip Generation Manual indicates that the
expanded day care use will generate 14.84 additional vehicle trip
ends (vte's) during the P.M. Peak hour than was generated by the
previous office use. The applicant conducted a trip count survey
of the existing 9,000 square foot facility which indicated that the
traffic which would be generated by the proposed use for the 2,000
square feet would equal the traffic ITE estimates the former office
use to have generated.
The applicant was made aware that the road impact fee for the
additional trip ends estimated by ITE is approximately $2900.
9. Sewer: No additional sewer allocation needed.
10. Sidewalk: The Public Works Superintendent recommended that
the applicant construct a sidewalk along Joy Drive from Farrell
Street to the easterly most curb cut, construct a sidewalk ramp on
the west side of Farrell Street, and stripe the crosswalk. The
site plan should be revised to show the ramp, crosswalk and
sidewalk. The sidewalk should be constructed prior to occupancy of
the converted space and a bond in an amount approved by the City
Engineer posted prior to permit issuance.
DECISION & CONDITIONS
Based on the above Findings of Fa
Commission approves the site plan
Tennis Center, Inc., d.b.a. Twi
convert 2,000 square feet of
recreation use in a building with
day care/indoor recreation use, a:
of children at anyone time from
Farrell Street, as depicted on
Fitness, Twin Oaks, 80 Farrell
prepared by Smith, Alverez, Sienk
last revised 8/3/95, with the fo:
:t, the South Burlington Planning
application of Burlington Indoor
n Oaks Kids & Fitness to: 1)
office use to day care/indoor
an existing 9,000 square feet of
id 2 ) increase the maximum number
30 children to 59 children, 80
a site plan entitled "Kids and
street, S. Burlington, Vermont",
Lewycz, Architects, dated 7/7/94,
lowing stipulations:
1. All previous approvals and stipulations which are not
superseded by this approval shall remain in effect.
2. The Planning Commission approves a total of 29 parking spaces
which represents a 26 space or 47% shortfall. It is the Planning
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Commission's opinion based on a parking count survey prepared by
the applicant that 29 spaces will adequately serve the use of the
property.
3. For the purpose of calculating required road impact fees under
the South Burlington Impact Fee Ordinance, the Planning Commission
estimates that the proposed use will generate zero (0) additional
vehicle trip ends during the P.M. peak hour.
4. The plan shall be revised prior to issuance of a zoning permit
to show the changes listed below and shall require approval by the
City Planner. Three (3) copies of the approved revised site plan
shall be submitted to the City Planner prior to permit issuance.
a) The site plan shall be revised to show: 1) a sidewalk
along Joy Drive from Farrell Street to the westerly most curb
cut, 2 ) a sidewalk ramp on the west side of Farrell Street
opposite the new sidewalk along Joy Drive, and 3) a crosswalk
between the ramp and the new sidewalk.
5. The applicant shall construct the ramp, crosswalk and sidewalk
described in #4a above in a location approved by the Public Works
Superintendent. The ramp, crosswalk and sidewalk shall be
constructed prior to occupancy of the newly converted space. A
bond in an amount approved by the City Engineer shall be posted
prior to issuance of a zoning permit.
6. The applicant shall obtain a zoning permit for the change in
use within six (6) months or this approval is null and void.
7. The applicant shall obtain a Certificate of Occupancy from the
Administrative Officer prior to use of newly converted space.
8. Any change to the site plan shall require approval by the South
Burlington Planning Commission.
Chairman or lerk
South Burlington Planning Commission
S�
Date
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